The URL can be used to link to this page

08/01/2005 - Packet • AGENDA City of Tigard Com rsoaryDetelorr r rt TIGARD PLANNING COMMISSION SlavingA Better Commit), AUGUST 1, 2005 7:00 p.m. TIGARD CIVIC CENTER —TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 2005-00012/PLANNED DEVELOPMENT REVIEW (PDR) 2005- 00005/ZONE CHANGE (ZON) 2005-00007/SENSITIVE LANDS REVIEW (SLR) 2005- 00014NARIANCE (VAR) 2005-00059 BARROWS ROAD ESTATES SUBDIVISION REQUEST: The applicant is requesting approval for a Planned Development (PD) Subdivision of a 1.35 acre site to develop 22 single-family attached units on individual lots. Associate permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodplain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. LOCATION: 13818 SW Barrows Road; WCTM 1 S133CA, Tax Lot 1100. ZONE: R-25: The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. 6. DOWNTOWN IMPROVEMENT PLAN/LAND USE ADVISORY GROUP 7. OTHER BUSINESS 8. ADJOURNMENT • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes August 1, 2005 • 1. CALL TO ORDER President Padgett called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Padgett; Commissioners Anderson, Buehner, . Caffall, Duling, Haack, Inman, Meads, and Munro. Also present was David Walsh, Commission alternate. Commissioners Absent: S taff Present: Dick Bewersdorff, Planning Manager; Matt Scheidegger, Associate Planner; Kim McMillan, Development Review Engineer; Barbara Shields, Planning Manager; Jerree Lewis, Planning Commission Secretary " 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS The Oregon Planning Institute is offering training for Planning Commissioners on September 17th. The Commissioners will advise the Planning Commission secretary if they would like to attend. The City will pay for registration. Commissioner Meads informed the Commission that she had a copy of the original Downtown Revitalization Plan (1981 and 1989). She will provide a copy to anyone who would like one. Commissioner Buehner advised that the Transportation Financing Task Force reported to Council on July 26th. Council accepted the report and told the Task Force, that if they go ahead with any financing strategies, they should look at a City gas tax. The Task Force has now gone into hiatus. Commissioner Buehner reported that the Planned Development Review Committee has seen the first draft of proposed ordinances. They will go to Council on August 16th. Commissioner Buehner also reported that the City Center Advisory Commission (CCAC) had their first meeting. They will be working on the Urban Renewal Plan. Commissioner Munro advised that the Downtown Task Force will continue to meet and will serve as the umbrella group for Brand Tigard and the Catalyst Projects. She said the task force discussed an idea about looking at the boundary for Urban Renewal. The Task Force decided that since they have already been through PLANNING COMMISSION MEETING MINUTES—August 1,2005—Page 1 • • significant public process, they shouldn't change the boundary at this time for Urban Renewal. Commissioner Duling reported on the Committee for Citizen Involvement. Liz Newton updated the CCI on her Neighborhood Program. She has chosen 12 areas and they will pick 3 of them for a pilot program. Newton used elementary schools and transportation areas for the boundaries. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the July 11, 2005 meeting minutes as submitted. The motion passed by a vote of 8-0. Commissioner Haack abstained. 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 2005-00012/PLANNED DEVELOPMENT REVIEW (PDR) 2005-00005/ZONE CHANGE (ZON) 2005-00007/SENSITIVE LANDS REVIEW (SLR) 2005-00014NARIANCE (VAR) 2005-00059 BARROWS ROAD ESTATES SUBDIVISION REQUEST: The applicant is requesting approval for a Planned Development (PD) Subdivision of a 1.35 acre site to develop 22 single-family attached units on individual lots. Associate permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodplain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. LOCATION: 13818 SW Barrows Road; WCTM 1S133CA, Tax Lot 1100. ZONE: R-25: The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Commissioner Buehner reported that she attended the neighborhood meeting on this development and is familiar with the site; Commissioners Meads and Inman reported site visits. STAFF REPORT Associate Planner Matt Scheidegger presented the staff report on behalf of the City. He briefed the Commission on the proposal and stated that he has not received any comments from the neighbors. He advised that the applicant agrees with the conditions of approval as shown in the staff report. Staff is PLANNING COMMISSION MEETING MINUTES—August 1,2005—Page 2 • • recommending approval of the proposal subject to the conditions of approval in the staff report. APPLICANT'S PRESENTATION Dale Richards, Winwood Homes, 12655 SW North Dakota, Tigard, OR 97223, • and Greg Kurahashi, 15580 SW Jay Street, Beaverton, OR 97006, provided details on the proposed subdivision. They agreed to meet all requirements of the staff report. Matt Scheidegger reported that the placement of the development will not interfere with the proposed Walnut Street extension (Exhibit A). In response to questions from the Planning Commission, Mr. Kurahashi advised the following: > They did a substantial analysis to ensure that the wetland area won't be adversely affected by the road being constructed in the 100-year floodplain. > There will not be any less capacity in the area than what was there before. > They used the Planned Development overlay because they needed flexible setbacks to build the minimum density of 22 units. Also, they had to create an island in the road to save several trees (not a standard for roads). > The island creates a loop for a turnaround. > The 16 1/2" setback from the street does not include the 5' sidewalk. > From Barrows Road, the units will have a deck on the first floor and a window. > There will be a retaining wall along the backs of the units next to Barrows Road. > The held a neighborhood meeting and did not receive any comments from neighbors. > The garage on unit #16 is a tandem garage that goes underneath the unit. > The retaining wall will be from 0' to 7' high. > The requested variance is to allow the road to encroach into the floodplain — no residential units will be built in the floodplain. > No street parking will be allowed in the subdivision. > In case of fire, the Fire Department will use the street from Barrows Road into the subdivision and then back out onto Barrows when they are done. They will not use the other streets. There is not enough access for fire vehicle turn around. Commissioner Meads expressed concern for people entering and exiting the subdivision. The staff report states that the posted speed along Barrows Road is 35 mph. In actuality, the speed limit is 45 in one direction and 40 in the other. Staff responded that Barrows Road is a Washington County facility and the PLANNING COMMISSION MEETING MINUTES—August 1,2005—Page 3 • • applicant will be required to get a Facilities Permit. One of the requirements is site distance certification. Also, Barrows Road is scheduled to be terminated and will be posted at a lower speed as it goes from a collector to a neighborhood route. Staff will talk to Washington County. Staff advised that they do not know when Beaverton will be extending Murray Blvd. PUBLIC TESTIMONY No one in the audience signed up to speak in favor or opposition to the application. APPLICANT'S REBUTTAL None • PUBLIC HEARING CLOSED Commissioner Buehner moved to approve Subdivision (SUB) 2005- 00012/Planned Development Review (PDR) 2005-00005/Zone Change (ZON) 2005-00007/Sensitive Lands Review (SLR) 2005-00014Nariance (VAR) 2005- 00059, based on the findings in the staff report and testimony heard tonight. Commissioner Caffall seconded the motion. The motion passed unanimously. 6. DOWNTOWN IMPROVEMENT PLAN/LAND USE ADVISORY GROUP • Commissioners Munro and Buehner discussed the memo from Barbara Shields about the Downtown Task Force/Land Use Advisory Group. They advised that there is a very short timeline to get the Downtown Improvement Plan completed. The Land Use Advisory Group will help to develop a framework for how the land use should be designated. Commissioners Haack, Anderson, Duling, Inman, and Caffall agreed to serve on the Land Use Advisory Group. 7. OTHER BUSINESS None 8. ADJOURNMENT The meeting adjourned at 7:58 p.m. Jerre�Lektv is, Planning Commission Secretary ATTEST. Presi• 'nt Mark Padgett • PLANNING COMMISSION MEETING MINUTES—August 1,2005—Page 4 .,- ��- sr, \ / U C�GA' 0 Yl s Wit, Q L______________HAv O _ m u, CP .- N ) / SW c&c0% 8 ° 0 iX 2 010 C9 oullu cl L5 Q,In SGNo� O' OD I i; F-��i ' \ — W L cp- q- IF I 1 r c9 : q- �� :'4111 — LL I al e _ 011111= BRITTANY ' 4. �. _- Imo. _ ,� . ,� \ _ 9S BURY LN � Q _=93_\ . r1G8R30K LN w �a o ' ��O— Z,; ,,,„ __ _■'E=,= - Q-=J J INGBROOK LN- O \_._ , O. I �-p FEIRING Z LN ,,, ,, :� , ,LAJRMO/Vr _GM 3�r�111� t. e\ t s Mini �s ■ ,� MIN �� la�l�ll .. l MIMI it ''_ ` r O M .1111,11 •� °MORNING 6744 FAl oez �suurEinw lir , RMORNIN ez 00 { V ilti, IIPICRI 71 ` w w 4 U � z k � �C� d 0 a >= al [ T Fri w ) C�I ,T , I I ! , ' / I ,,f I�O ^i OS CO�S J / � l •/ ■ � , 1 � y &RIDGESI Cy / / �O •L \ IIIMIEN4 1/*, ‘ i [ /-` / \ \ ;. *s \\! II ! / ,7 \ \ (—Li \ ` 1 \ 1 .\44 00 \, , S SW RE ISHi - _9SW1 • • CITY OF TIGARD TIGARD PLANNING COMMISSION ROLL CALL HEARING DATE: AS-- STARTING TIME: 7- UU �rn COMMISSIONERS: v MARK PADGETT (PRESIDENT) MARTY ANDERSON GRETCHEN BUEHNER V REX CAFFALL TEDDI DULING J BILL HAACK JODIE INMAN KATHY MEADS J, JUDY MUNRO (VICE-PRESIDENT) J DAVID WALSH, ALTERNATE STAFF PRESENT: �✓ DICK BEWERSDORFF JIM HENDRYX MORGAN TRACY BARBARA SHIELDS MATT SCHEIDEGGER JULIA HAJDUK GARY PAGENSTECHER DUANE ROBERTS KIM MCMILLAN BETH ST. AMAND GUS DUENAS CITY OF TIGARD PUBLIC HEARING TIMM The following will be c idered by the Tigard Planning Commission on Monday A t 1.2005 at 7:00 PM at the Tigard Civic Center - Town Hall, 1331125 SW Hall Blvd., Tigard, Oregon. �� COI�AMUNITY Both public oral and written testimony is invited. I The public hearing on this matter will be conducted in accordance NEWSPAPEISwith the Tigard Municipal Code and the rules of procedure adopted by the Planning Commission and City Council and available at City 1325 SW Castel,Drlee,Portland,OR 91219•PO Box 370•Beauertaa,OR 07075 Hall or the rules of procedure set forth in Chapter 18.390. Testimony Phone:503-084-0360 Far 503120-3433 may be submitted in writing prior to or at the public hearing or Email:IegalatIverl!Sing @commewspapers.BaI6 verbally at the public hearing only Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the AFFIDAVIT OF PUBLICATION decision-maker an opportunity to respond to the issue precludes State of Oregon, County of Washington, SS appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes all . I, Charlotte Allsop, being the first duly sworn, appeal based on that criterion. _' depose and say that I am the Accounting A copy of the application and all documents and evidence submitted. Manager of The Times(serving Tigard, by or on behalf of the applicant and the applicable criteria are Tualatin & Sherwood), a newspaper of available for inspection at no cost. If you want to inspect the file, general circulation, published at Beaverton, in please call and make an appointment with either the project planner the aforesaid county and state, as defined by or the planning technicians. A copy of the staff report will be made available for inspection at no cost at least seven(7)days prior to the ORS 193.010 and 193.020, that - •- fn- -11 - • ' ' ' -•- -")nable City of Tigard - Public Hearing �H �� 4 1 '46,.....,' ,,, Barrows Road Estates Subdivision, ,. SUB2005-00012 CNI TT10629 �-- a copy of which is hereto annexed, was ~: �p�g published in the entire issue of said Nommt.„it VAINliiiikt, 9311a newspaper for ogaiviso 3?I> j 1 T successive and consecutive weeks in the following issues L sloops UOJOAe98 1a11o130 b� '�un3as 'wapuel �e3 £ Ji[tft L L MS Z8 L L L OVA 9 ON J01 pagwnid'punos July 14, 2005 R o 'i Olen sll'Lua o;uoguage punauns' paads Ow col poem'waLsAs Itlpn3es moil 1 sLalunoo ale'gnl 6upieos'sliuls aignop'tasop ul-)ilem/m n ,/( �(f� ) slug IBM VI dS 9LZ8 ue 'mew pane •ioou snopeds pus slaulge3 woisn3 (1 LM L o I7 L I A 10 N.401 a snld swoapaq q seq 'smog poompJeg'pals!aw uo fiunloo3 se6/m uay31.1 10 lie sloop goualynn uap Pm inpapuoM•sJlelsdn snuoq pus uap Joog well id •bS 4 Charlotte Allsop (Accounting Ma ager) .a Allwel 'Nloou LAIN u01131p1 8SLZ'xoiddeu lsgtegZ/LZ2 swooapagEsnidun alua 4 on wio i Ole 11 se atm situ 01 coeds o ua d sin o ue d wow ea.i sno n sm. ' U 41 1 � I 11 I 1 9 I Qel 41 f �, l0g}3114SU03 MON 00S`ZPV$ UOROMSUO3 MN I Subscribed and sworn to before me this la Wit: I . _ -- z July 14, 2005 NIITAR Ufa BLIC FOR OREGON My commission expires■../\oU cag' 1 x00`7 Acct# 10093001 (ti- -- - -`-�-�- -�-`-.- - -�-�-�-�-�.-., ) �,7, OFFICIAL SEAL (1 City of Tigard / SUZETTE I CURRAN � Attn: Accounts Payable ) NOTARY PUBUC-OREGON y 1 COMMISSION NO.373063 () 13125 SW Hall Blvd. COMMISSION EXPIRES NOV.28,2007(1 Tigard, OR 97223 1��-`- -ti--�`��.-1�—�—�1�� SizeOX-(0571 Amount Due $0'5,35 *remit to address above CITY OF TIGARD PUBLIC HEARING ITEM The following will be c idered by the Tigard Pla . Commission on Monday A�t 1.2005 at 7:00 PM at the Ti Civic Center - Town Hall, 1 25 SW Hall Blvd., Tigard, Oregon. �� C011ilMUNITY Both public oral and written testimony is invited. ► The public hearing on this matter will be conducted in accordance, NEWSPAPEkS with the Tigard Municipal Code and the rules of procedure adopted by the Planning Commission and City Council and available at City 1325 SW Custer Drive,Portland,OR 87218•PO Box 370•Beaverton,OR 87075 Hall or the rules of procedure set forth in Chapter 18.390. Testimony Phone:503.084.0380 Fax:503.820.3433 may be submitted in writing prior to or at the public hearing or Email:legaladverlising @eommaewspapers.eam verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the AFFIDAVIT OF PUBLICATION decision-maker an opportunity to respond to the issue precludes State of Oregon, County of Washington, SS appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an I, Charlotte Allsop, being the first duly sworn, appeal based on that criterion. depose and say that I am the Accounting A copy of the application and all documents and evidence submitted. Manager of The Times(serving Tigard, by or on behalf of the applicant and the applicable criteria are Tualatin & Sherwood), a newspaper of available for inspection at no cost. If you want to inspect the file, general circulation, published at Beaverton, in please call and make an appointment with either the project planner the aforesaid county and state, as defined by or the planning technicians. A copy of the staff report will be made available for inspection at no cost at least seven(7)days prior to the ORS 193.010 and 193.020, that hearing,and copies for all items can also be provided at a reasonable cost. City of Tigard — Public Hearing Further information may be obtained from the Planning Division Barrows Road Estates Subdivision, ' (staff contact: Mathew Scheidengerl at 13125 SW Hall Blvd.,, SUB2005-00012 Tigard,Oregon 97223,or by calling 503-639-4171. CNI TT10629 SUBDIVISION(SUB)2005-00012/PLANNED DEVELOPMENT •• REVIEW(PDR)2005-00005/ZONE CHANGE(ZON)2005- •• 00007/SENSITIVE LANDS REVIEW(SLR)2005-00014/ •' a copy of which is hereto annexed, was VARIANCE(VAR)2005-00059 published in the entire issue of said >BARROWS ROAD ESTATES SUBDIVISION< newspaper for REQUEST: The applicant is requesting approval for a Planned Development (PD) Subdivision of a 1.35 acre site to develop 22 1 single-family attached units on individual lots. Associate permits include a zone change in order to add the PD zoning designation to, city maps, a Sensitive Lands Review for the associated 100-year successive and consecutive weeks in the floodplain and the Variance application in order to construct road following issues improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the July 14, 2005 efficient use of the land,minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. C/k-ar[04k- (•' 1 lA ; LOCATION: 13818 SE Barrows Road;WCTM 1 S 133CA,Tax Lot 1100. ZONE: R-25: The R-25 zoning district is designed to Charlotte Allsop (Accounting Ma ager) accommodate existing housing of all types and new attached single family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is Subscribed and sworn to before me this permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: July 14, 2005 Community Development Code Chapters 18.350, 18.370, 18.390 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, ' f C nawn w N ARY UBLIC FOR OREGON _.====an My commission expires■ .mv ca$' a007 L 51181115-11111 \•''a; 10111115.1•111 AA2115.1•111 ,,,i-,-50,, .✓ ,� �1 140111es-11151 /' ucw �" Acct# 10093001 ( 1~�- �' --- - r�u>ts slow '�. cam/ City of Tigard (/^ \ L ra B:I • Attn: Accounts Payable ) . !!!� 1 j- �� / \u ism tl a -,i„,,..,`5"'.� 13125 SW Hall Blvd. ( MY COMI �M � �� :� .�1 = Tigard, OR 97223 �� . — w Size 0 /D _.. a Amount Due $/75'35 •MO -' •remit to address above r,4 11t ,, , - lto a,5" ` , ■ in i, TT 10629 Publish July 14,2005 TIGARD •PLANI!TG COMMISSION !1!i CITY OF TIGARD OREGON NOTICE: PEOPLE WISHING TO SPEAK ON ANY ITEM MUST PRINT THEIR NAME AND ADDRESS ON THIS SHEET. , AGENDA ITEM#: 5, Page / of DATE OF HEARING: / / / OJ CASE NUMBER(S): S(.(6. a crv5 - 0,012. /p U{Q do.s -UUpv s OWNER/APPLICANT: &pry)S % LOCATION: /3 SJ s- grads ie . PLEASE PRINT YOUR NAME, ADDRESS, AND ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name/Address/Zip&Affiliation) (Print Name/Address/Zip&Affiliation) Name: ;) 21/u/9/LOS Name: Address: e-, Ji 4 /'CA& Pc./ Address: City: S-er"—ci�9 State:CY Zip: g'2/476 City: State: Zip: Name: 6 k rte)1.1"-S A L Name: Address: Q'7liC \AD 5 A-e_/ Address: City:?kr ✓\ State:ar Zip: q 7 065. City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: • NOTICE OF FINAL ORDER NO. 2005-02 PC A� AI BY THE PLANNING COMMISSION CRY OF TIGARD Community Development FOR THE CITY OF TIGARD, OREGON Sfiaping A Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A PLANNED DEVELOPMENT SUBDIVISION, ZONE CHANGE, SENSITIVE LANDS REVIEW AND A VARIANCE. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON AUGUST 1, 2005. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. 120 DAYS = 10/18/2005 SECTION I. APPLICATION SUMMARY FILE NAME: BARROWS ROAD ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00012 Planned Development Review (PDR) PDR2005-00005 Zone Change (ZON) ZON2005-00007 Sensitive Lands (SLR) SLR2005-00014 Variance (VAR) VAR2005-00059 OWNER: David and Amy Garrison APPLICANT:Winwood Homes 13818 SW Barrows Road Attn: Dale Richards Tigard, OR 97223 12655 SW North Dakota St. Tigard, OR 97223 REQUEST: The applicant is requesting approval of a 22 unit attached single-family residential planned development of a 1.35 acre site. Associated permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodpfain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. LOCATION: 13818 SW Barrows Road; WCTM 1S133CA, Tax Lot 01100. ZONE: R-25: The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Applications subject to the following conditions of approval. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 1 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. 2. A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. 3. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). Prior to commencing site work, the applicant shall submit a cash assurance for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. 5. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree rotection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 7. Provide a tree mitigation plan that includes trees removed from the proposed right-of-ways of the project to be reviewed and approved by the City's Forester and a member of the City's Current Planning staff. 8. The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. 9. Provide copies of required.permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 10. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right- of-way. Six (6) sets of detailed_public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.or.us). BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 2 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 11. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is . a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department wilt delay processing of project documents. 12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 13. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 14. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Barrows Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit Permit. 15. The applicant shall submit construction plans to WACO LUT and the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the full frontage of Barrows Road in accordance with WACO's C-13 standard. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip, F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Barrows Road in a safe manner, as approved by the Engineering Department. 16. A profile of Barrows Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 17. The applicant's plans shall be revised to provide half-street improvements for the entire length of the project frontage or provide information to the City's Engineering Department from WACO or CWS that prohibits improvements at the north east end of the property. 18. No lots shall be permitted to access directly onto Barrows Road. 19. The applicant's construction drawings shall show that the avement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 20. The applicant shall extend the public sanitary sewer to the south west end of their project frontage. A permit for sewer work will be required from City of Beaverton. The WACO facility permit shall include the sewer extension work within the ROW. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 3 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 21. The applicant's plans shall be revised to show the extension of the 12" City of Tigard public water line in Barrows Road. The line shall be extended the full length of the development frontage. 22. Any extension of public water lines shall be shown on the proposed Public Facility Improvement DPFI) permit construction drawings and shall be reviewed and approved by the City's Water epartment, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 23. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 24. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 25. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 26. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 50339-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 27. Provide information verifying that unit 16 has its own driveway and garage. 28. A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. 29. Place a deed restriction on proposed parcel #1 that prohibits future partitioning. 30. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitte d or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 4 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 31. Provide visual clearance triangles on the final plat at either corner of SW Barrows Road and SW Merritt Court. 32. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of proposed streets. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 34. The applicant shall cause a statement to be placed on the final plat prohibiting direct access to Barrows Road, except at the approved private street location. 35. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 36. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 37. Prior to final plat approval, the applicant's engineer, upon completion of half-street improvements, shall provide final sight distance certification for the access using WACO speed data. 38. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 39. The applicant shall either place the existing overhead utility lines .along SW Barrows Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $21,280.00 and it shall be paid prior to final plat approval. 40. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 41. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 42. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 5 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 43. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Barrows Road shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 44. Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the code. 45. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 46. Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this report should either die or be removed as a hazardous tree. 47. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with awsuupporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. The City Engineer may determine the necessity for and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 50. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 6 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 51. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 52. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60-days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 7 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans, therefore, have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 8 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S DECISION. SECTION III. BACKGROUND INFORMATION Site History The subject property was developed as a single-family residence. No land-use cases are associated with the property. Vicinity Information: The site is located within the City limits, between SW Walnut Street and Scholls Ferry Road. The property is on the southwest side of Barrows Road. The property is bordered by existing multi-family development to the south and 100-year floodplain to the north. . Proposal Information: The applicant is requesting approval of a 22 unit attached single-family residential planned development of a 1.35 acre site. Associated permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodplain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No letters were received. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 22 lot single-family attached units on individual lots. Lot sizes within the development are between 1,312 and 3,004 square feet. The site is located within the R-25 zoning district. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application as described below. The applicant has applied for a Planned Development in order to provide smaller lot sizes, private streets, open space and altered setbacks in order to offer a specific product (attached units). DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply. to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. Type III-HO actions are decided by the Hearings Officer with appeals to City Council. In cases where both the Hearings Officer and Planning Commission are involved, the Planning Commission has preferential jurisdiction, per Tigard Development Code (TDC) Section 18.390.080(D)(2)(a). BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 9 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. The applicant's conceptual plan is to maximize development while preserving the sensitive lands on the subject parcel. The detailed proposal is for a 22-lot subdivision and planned development overlay zone change request, to be reviewed concurrently. Per the provisions of this chapter, planned development designation is applicable in all zones. Subsection 18.350.020.E of the Development Code provides for a concurrent hearing for both the proposed planned development overlay zone and the subdivision proposal. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; The lot sizes range between 1,312 and 3,004 square feet. The required lot size for the R-25 zoning district is 1,480 square feet for attached units, unless an applicant specifically requests different lot sizes through the Planned Development (PD) process, as is the case for this proposal. All of the proposed parcels are a minimum of 18 feet in width. Average lot depths range from 80-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report under 18.715 (Density Computations). Site coverage: The site coverage provisions of the base zone shall apply; The maximum lot coverage within the R-25 zoning district is 80 percent. The applicant has indicated that the proposed project has approximately 65 percent site coverage, which is within the limitations of the R-25 zone. Therefore, this standard is satisfied. Building height: The building height provisions shall not apply; and The R-25 zoning district has a 45-foot maximum building height limitation. The applicant has not indicated the height of the proposed units. Therefore, the applicant will be limited to the maximum height of the zone, 45 feet. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has indicated that all perimeter lots have been designed to accommodate homes with the applicable front and rear yard setbacks of the R-25 zoning district. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 10 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant has Proposed single-family attached homes. Therefore, side yard setbacks only apply to the outer units. The proposed side yard setbacks of the units are a minimum of 10 feet. The Tigard Development Code requires five feet. Therefore, this standard is satisfied. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant's plans show units (1) through (16) with a 16.5 foot front yard garage setback opening onto a private street, (SW Hallmark Lane). Units (17) through (22) are shown to have an 18.5 foot front yard setback to the proposed garages. According to the standard, eight feet is the minimum setback for attached units fronting on a private street. Therefore, this standard has been satisfied. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. Exceptions to parking requirements: The Commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone based on findings that: 1. The minor exception is not greater than 10 percent of the required parking; and 2. The application is for a use designed for a specific purpose i urpose which is intended to be permanent in nature, e.g., a nursing home, and which has a low demand for off-street parking; or 3. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or 4. Public transportation is available to the site, reducing the standards and will not adversely affect adjoining uses; or 5. There is a community interest in the preservation of particular natural adjoining of the site which make it in the public interest to grant an exception to parking standards. The proposal is for a 22-lot subdivision intended for single-family dwellings. Per Section 18.765.2 of the City of Tigard Development Code, single-family dwellings are required to have at least one parking space per dwelling unit. Each residence except for proposed unit #16 will include at least a single-car garage as well as a residential driveway. Unit #16 s parking stall is located next to the pocket park. Parking for unit #16 is addressed later in this section. No exception to the parking standards has been requested. Exceptions to sign requirements: The Commission may grant an exception to the sign dimensional requirements in the applicable zone based on findings that: 1. The minor exception is not greater than 10 percent of the required applicable dimensional standard for signs; 2. The exception is necessary for adequate identification of the use on the property; and 3. The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. No signs are proposed with this application. Therefore, this standard does not apply. Exceptions to landscaping requirements: The Commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan provides for 20% of the gross site area to be landscaped. The applicant has not requested an exception to the landscaping requirements. The project has an approximate 65 percent site coverage, leaving 35 percent as yards, a pocket park and natural open space. Therefore, the applicant is proposing to meet the minimum 20 percent requirement. This criterion has been satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 11 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 S • General submission requirements: 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. According to the applicant's narrative, "this parcel contains topographical features that require special attention i.e. a small wetland area in the 100-year floodplain. -The planning objective is to use the developable land efficiently while creating an attractive neighborhood of single-family attached homes on individually owned lots. To accomplish this, the applicant has elected to limit the impact of the streets and reduce setbacks internal to the.planned development in a way to maximize the saving of trees and to minimize the impact on the environment. The Developer plans to use the Planned Development process to allow flexible standards including zero lot lines, narrow private streets, flexible setbacks, coordinated landscaping, special lighting, a landscaped traffic island, special building facades, a pocket park, and shared parking areas to create a superior living arrangement and community atmosphere. The Planned Development process will also allow the project to efficiently use an odd shaped parcel with limited usable space. This plan was developed in a way that maximizes the quality of the relationship between outdoor spaces available and architectural features of the building, oriented towards those spaces. It also seeks to minimize the amount of public utilities in an environment in which maintenance of these utilities would burden the City and make saving of the trees more difficult. The proposal does not propose to enter the wetlands. Special attention has been given to the wetland area, which has already been impacted by previous development in the area namely the original construction of SW Barrows Road." A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. Construction is proposed to commence and be completed during the building season of 2005. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The developer intends to build and sell all of the homes in this project. A narrative statement presenting information, a detailed description of which is available from the Director. The applicant has submitted a narrative addressing all applicable criteria of the development code. Therefore, this standard is satisfied. Additional information: In addition to the general information described in Subsection A above, the. conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept; and 6. A copy of all existing or proposed restrictions or covenants. A preliminary set of plans including an existing site conditions, site concept, grading plan, tree plan and sign concept has been included with the application. A copy of restrictions and covenants will be conditioned later in this report under 18.810 (Street and Utility Improvements). BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 12 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430 (Subdivisions) later in this report. The application has met or can be conditioned such that the subdivision provisions are satisfied. This criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. in each case, the applicant must provide findings to ustify 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. The paragraph above refers to the chapter headings below, where findings are made in order to justify the applicant's modifications to the applicable standards. Therefore, this criterion has been satisfied. 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: The applicant has not requested a density bonus. Density is discussed in greater detail under 18.715 (Density) below. Chapter 18.730, Exceptions to Development Standards; The applicant has not requested any exceptions to development standards. Therefore, this section does not apply. Chapter 18.795, Visual Clearance Areas; Visual clearance is discussed in greater detail later in this report under 18.795 (Visual Clearance). Chapter 18.745, Landscaping and Screening; The proposed attached single-family homes abut garages associated with the multi-family adjacent multi-family project to the southeast of the subject parcel. All other surrounding properties are not developed. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with a garage and a portion of the site is set aside for shared visitor parking. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 13 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Chapter 18.705, Access, Egress and Circulation; and Each lot will be served by a driveway to the proposed streets. The minimum required width for a driveway is 10-feet, which will be assured at time of building permit review. The proposed street improvements are discussed under Chapter 18.810 (Street and Utility Improvement Standards) later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. The City of Tigard has had a problem enforcing sign regulations relating to signs advertising lots and homes for safe. The applicant's acknowledgement of sign regulations is one measure the City employs to help facilitate enforcement by negating an argument by an offender that he or she was unaware of the regulations and by serving as notice that the City intends to hold the developer responsible for signs associated with sale of lots and homes in the developer's subdivisions. Such notice motivates a developer to address sign regulation compliance with the sales people/company he or she contracts with or employs to market the lots. Therefore, In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; According to the applicant, streets and building areas have been located to preserve existing trees and to miss significant features to the greatest extent possible, including the adjacent wetland. The meandering of the road and special design of the island in the cul-de-sac as well as careful filing of the road alignment has accomplished this. Therefore, this standard is satisfied. Structures located on the site shall not be in areas subject to ground slumping and sliding; The subject site consists of "Cornelius and Kinton silt loams". According to the "Soil Survey of Washington County", compiled by the United States Department of Agriculture, Cornelius is classified as a moderately well drained soil. Kinton, is also classified as a moderately well drained soil. Each of the soils is used for orchards, irrigated berries, small grain and grass seed crops. Slopes range from two to sixty percent. The subject site's slope is less than 25 percent. There is no indication of slumping or sliding. Therefore, this standard is satisfied. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The orientation of the building pads have been established by trees to be saved and by maintenance of normal setbacks at the edges of the property. The proposed private street separates all buildings on-site from each other. Adequate space for fire truck access has been provided as indicated in the comments submitted by Tualatin Valley Fire and Rescue. A copy of TVFR comments can be found in this report under Section IV (Agency Comments). This standard has been satisfied. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The orientation of pads for future structures was limited by the configuration of the parent parcel. An effort has been made to align the building along an east to west axis, which will provide the greatest sunlight coverage. Therefore, this standard has been satisfied. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 14 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • The purpose of the proposed planned development is to save as many trees on the site as possible. A landscape plan has been included with the application which indicates the trees to be saved. Trees are discussed in greater detail below, under 18.790 (Tree Removal). Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The proposed attached single-family homes abut garages associated with the multi-family project to the southeast of the subject parcel. All other surrounding properties are not developed. According to the Buffering and Screening standards of Table 18.745.1 attached single-family abutting multi-family are not required to buffer or screen. Therefore, this standard does not apply. In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. The proposed development will eventually be surrounded by other residential development to the east, which will be along the rear yards of units 17 through 22. Fencing along this line will be added. A 50-foot buffer will protect the wetland in the northeastern corner of the site. Rear yards of those units abutting Barrows Road will have fencing in their yards. Therefore, this standard is satisfied. On-site screening from view from adjoining roperties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. The applicant has shown the visitor parking area to the southeast to be screened with retaining walls and vegetation, both planted and existing. Visitor parking at the east side of the property is separated. from unit#22 by the pocket park. Unit one through sixteen are screened from SW Barrows Road with a seven foot block wall and decorative fence. Therefore, this standard is satisfied. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; Each lot will have direct frontage to a private street that will access SW Barrows Road. Access is discussed in greater detail later in this report under Chapter 18.705 (Access Egress and Circulation). All circulation patterns within a development must be designed to accommodate emergency vehicles; and Comments from Tualatin Valley Fire and Rescue (TVF&R) indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section IV (Agency Comments) of this report for more details. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 15 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. According to the "adopted pedestrian bicycle pathway", or "Transportation Systems Plan" and "Tigard Area Ped/Bike Path Map", a bike trail is proposed for this area. However, it appears the path follows the creek to the north on adjoining properties. Therefore, the applicant is not required to dedicate area for a pedestrian/bicycle path. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be-landscaped; The proposed development will preserve approximately 35 percent of the total site as open space. The applicant has also proposed 20 percent of the site to landscaping (rear yards, pocket park and landscaped island). Therefore, this standard is satisfied. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area The subject site abuts SW Barrows Road, which is not a public transit route. The subject site is within a quarter mile of SW Scholls Ferry Road, which is a public transit route. However, there is currently a bus stop on either side of SW Scholls Ferry at the intersection of Barrows Road. Tri-Met was sent notice. No comments were received. Signs: No signs are proposed. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Each unit has been proposed to have its own driveway and garage. However, the proposed site plan shows unit 16 to have a parking stall next to the pocket park. Therefore, the applicant is required to provide information verifying that unit 16 has its own driveway and garage. Drainage: All drainage rovisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 (Street and Utility Improvement Standards) later in this report. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-000I2) PAGE 16 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The northern 1,022 square feet of the subject property is within the 100-year floodplain. The applicant is dedicating approximately 1,400 square feet of additional area as greenway within the associated floodplain. Therefore, this standard has been satisfied. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space lproposed for dedication to the City must be acceptable to it with regard to the size, shape, ocation, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has proposed two open space tracts (Tract A and B). Tract "A" is the open space at the north end of the parcel that contains a portion of the 100-year floodplain, and the CWS buffer. Tract "B" contains the proposed pocket park with visitor parking and mail boxes. The open space "tracts "have been proposed to be commonly owned and maintained by the home owners through the proposed home ownership association. A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. FINDING: Based on the analysis above, the Planned Development standards have not been met. CONDITIONS: • Provide information verifying that unit 16 has its own driveway and garage. • A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 17 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. Variance and Adjustments: 18.370 The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: A variance is being requested to fill within the 100 year floodplain to construct a roadway retaining wall and cut to balance the fill. The cut is required to mitigate for the fill such that the total floodplain storage is the same. The variance is required to vary from the standards under section 18.775.070 Sensitive Lands Permit which normally does not allow landform alterations or developments within the 100 year floodplain except on commercial or industrial land. This variance is requested only for the disturbance to construct the roadway along SW Barrows Road. Barrows Road is an existing road that requires widening to Washington County standards as required by the City of Tigard of the SW Barrows Road Planned Development. 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; The proposed variance is needed to obtain street improvements required by the City for the length of the property along SW Barrows Road. The proposed variance will not affect the purpose of the Title; instead, it will allow street improvements as required by Title 18. Therefore, this criterion is satisfied. 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; The variance is needed in order to construct public improvements along SW Barrows Road. The width of the improvements is approximately 5 feet for a length of 100 feet and will require a small amount of fill and a retaining wall within the 100-year floodplain. The applicant is required to provide the street improvements to SW Barrows Road by chapter 18.810 (Street and Utility Improvement Standards). Therefore, this standard has been satisfied. 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; The proposed variance is specifically to meet City road standards which conflict with the sensitive lands policies of the City. No economic value will be lost with the approval of the.proposed variance due to the applicant's requirement to put the area of impact (100-year floodplain) into an open space tract. Therefore, the applicant would not be able to develop the impact area with or without the proposed variance. This standard has been satisfied. 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 The applicant is required to complete street improvements along SW Barrows Road, which are required in any land-use application. The variance is requested due to conflicting standards within the Tigard Development Code. Chapter 18.810 (Street and Utility Improvement Standards) requires that properties adjacent to City streets and roads be improved to City standards. Chapter 18.775 (Sensitive Lands) does not allow work within the 100 year floodplain in residential zones. The subject site has 100 year floodplain running through the north end of the property, which is adjacent to SW Barrows Road. The proposed work will improve physical and natural systems by increasing the width of SW Barrows Road, thus improving traffic conditions. Drainage will not be impacted due to the location of the disturbance area outside of the channel that influences the 100-year floodplain. No parks are within the immediate area and there will be no dramatic land form alterations because SW Barrows Road already exists. Therefore, this criterion is satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 18 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The proposed variance was not created by a self imposed hardship and is simply to meet the requirements of Section 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. FINDING: Based on the analysis above and the street requirements of Chapter 18.810 (Street and Utility Improvement Standards) the variance criteria have been satisfied. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi judicial zoning map amendment shall be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the' Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned developments (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the PD overlay designation on the property. The applicant has addressed the Zone Change standards and applied for a Planned Development. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the zone change criteria have been met. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 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; and2. The final plat shall reflect all conditions of approval of the preliminary plat. A preliminary plat map is included with the subdivision application. It shows the proposed division of land into lots and roadways and includes all of the information required by the applicable standards of the Code. Therefore, this criterion has been satisfied. 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 Barrows Road Estates subdivision, through the processing of this application and the recording of a subdivision plat, will comply with the applicable standards of ORS chapter 92. This standard is satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 19 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 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 largest of the proposed parcels is 3,004 square feet (parcel #1). The minimum lot size within the R-25 zoning district is 1,480 square feet. Therefore, proposed parcel one is large enough to be divided into an additional lot. However, the odd shape of the parent parcel and existing site constraints (100-year floodplain, adjoining wetlands) prohibit parcel one from taking access from within the proposed project. Existing garages on the adjacent parcel to the south prohibit access to the site and access to SW Barrows Road would be prohibited. Therefore, as a condition of approval, the applicant is required to place a deed restriction on proposed parcel #1 that prohibits future partitioning. 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 than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed subdivision is a Planned Development. Lot dimensions do not apply to Planned Developments, including lot size. Therefore, this standard does not apply. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a temporary sales trailer. However, if a trailer is needed in the future, the criteria of Chapter 18.785 (Temporary Uses) will be used. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. When storm water enters the site, flow is directed to the on-site water detention system at the north end of the project, which will minimize flood damage. Water detention is discussed in greater detail later in this report under 18.810 (Street and Utility Improvement Standards). 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 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. Floodplain has been addressed above, under 18.350 (Planned Developments) and later in this report under 18.775 (Sensitive Lands). Therefore, this standard has been satisfied. 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. Utilities are discussed later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this standard has been satisfied. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Stormwater runoff from the proposed lots and streets will be directed into a water quality and detention facility within proposed Tract "A". Water detention is discussed in greater detail later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 20 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 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). The proposed subdivision consists of 22 units on 1.35 acres. However, the applicant has provided the base flood elevation on the submitted plans (176.8). Therefore, this standard has been met. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation from the Washington County Surveyor's Office. Therefore, this criterion has been satisfied. 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 There are no streets stubbing to the subject property. Primary access to the site will be from SW Barrows Road. The private street has been designed according to the City of Tigard Private Street Standards, Section 18.810.030.T.3 of the City of Tigard Community Development Code. The aproposed internal street is discussed in greater detail later in this report under 18.705 (Access Egress nd Circulation) and 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by way of a narrative and site plan. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the criteria of the Subdivision Chapter have not been met. However, if the applicant complies with the condition below, the Subdivision Chapter will be met. CONDITION:Place a deed restriction on proposed parcel #1 that prohibits future partitioning. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted outright. Some civic and institutional uses are permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 21 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2. The subject site is designated R-25, Medium-High Density Residential. The R-25 zoning district has the following dimensional requirements: STANDARD R-25 Minimum Lot Size Detached unit 3,050 sq. ft. Attached unit 1,480 sq.ft. Average Lot Width None 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 Distance between property line and front of garage 20 ft. Maximum Height 45 ft. Maximum Lot Coverage [21 80% Minimum Landscape Requirement 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, the R-25 zoning standards can be altered to fit a specific design. However, the applicant must comply with the requirements of the base zone on the perimeter of the project. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The applicant has shown an internal private street that provides access to the proposed units. The proposed private street is discussed in greater detail below, under 18.810 (Street and Utility Improvement Standards). Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Access into the proposed subdivision is satisfied through a new private street (SW Merritt Lane ) extending into the site from SW Barrows Road. The proposed private street has been reviewed by the City's Engineering Department and Tualatin Valley Fire and Rescue; their comments have been incorporated within this report. Access to individual lots will be reviewed for compliance during the building permit phase. Therefore, this standard has been satisfied. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 22 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Joint access has not been proposed as part of this application. Therefore, this standard does not apply. 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. Based on the plans submitted, the proposed lots will take access from proposed SW Merritt Lane and SW Hallmark Lane, which connects to SW Barrows Road. Streets will be reviewed and maintenance will be conditioned later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this criterion is satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030.N: 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 and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written_permission of the city. The end slopes may encroach within the five foot restricted area. No ortion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width includin end slopes, and if more than one driveway is to be constructed to serve the same lot, the -frontage spacing such driveways shall be not less than thirty, feet measured along the curbline. Join access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. The plans submitted by the applicant do not indicate any hazardous conditions associated with the proposed access into the subdivision. Standards for access as well as for fire and life safety are discussed elsewhere in this report (Section VIII. Agency Comments). Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Southwest Barrows Road, a proposed collector, is adjacent to the westerly property line. No lot will have direct access to SW Barrows Road. Therefore, this standard has been satisfied. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Access Management (Section 18.705.030.H) Section 18.7 5.030. 1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 23 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • The applicant's engineer has provided a preliminary sight distance certification for the proposed driveway at Barrows Road. The engineer states that the posted speed along Barrows Road is 35 mph and that available sight distance exceeds 350 feet in both directions. The engineer shall, upon completion of frontage improvements, provide final sight distance certification for this access location The engineer shall confirm that sight distance meets, not only 10 times the posted speed, but the 85 ' percentile speed. Speed data can be obtained from Washington County Land Use and Transportation Department. The final sight distance certification must be provided prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 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. Washington County classifies Barrows Road, northeast of the Davies Road extension, as a Neighborhood Route; therefore, this criterion does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has proposed a private street to provide access to this property. There are no streets within '125 feet of the proposed access, therefore this criterion is met. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. 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; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. According to the plans, proposed Hallmark Lane is approximately 150 feet to the south from the intersection of SW Hallmark and Merritt Lane and 135 feet to the north. According to Eric McMullen of Tualatin Valley Fire and Rescue, "Due to the depth of the dead end roadways within the project, fire apparatus turnarounds are not required". Therefore, this criterion has been satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 24 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 S FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. The calculations are as follows: R-4.5 portion of site) Gross lot area 59,030 square feet 100-year floodplain 1,022 square feet Slopes > 25% 0 square feet Drainageways 0 square feet Wetlands 0 square feet Private street right-of-way 14,239 square feet Public right-of-way 2,476 square feet NET DEVELOPABLE AREA: 41,293 square feet Minimum Lot Size 1,480 square feet Maximum number of units: 27 units Minimum number of units: 22 units FINDING: Based on the analysis above, the maximum density allowed for the subject parcel is 27 units and the minimum density is 22 units. The applicant is requesting approval for 22 attached units. Therefore, the applicant is within the allowable density. This section has been satisfied. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 Tigard Municipal Code shall apply. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 25 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 r • Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an attached single-family project, which is permitted within the R-25 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have not been met. If the Applicant complies with the condition below, the standards will be met. CONDITION: Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of code. Landscaping and Screening (18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). The applicant has not addressed this particular criterion. Staff cannot make a finding that this criterion has been satisfied. Therefore, the applicant is required to provide methods for the protection of existing vegetation to remain during the construction process. A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 26 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • The applicant has proposed to plant Redspire Callery Ana Pear as street trees along SW Barrows Road, and the internal private streets. Redspire Callery are medium sized trees planted 30 feet apart. Therefore, this standard has been satisfied. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family attached residential use is adjacent to an existing multi-family use. However, the applicant has proposed to construct a six-foot good neighbor fence along the boarder of the subject property with a minimum of 10 feet of lawn area, equal to the "A" buffering standard of 18.745.1 Buffer Matrix. Therefore, this standard is satisfied. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has included a Tree Inventory and Protection Plan that specifies the.location of trees to be retained. Areas during construction of the site improvements have been proposed to be re-planted and covered per standards established by Clean Water Services (CWS). Therefore, the applicant is required to submit and implement the re-vegetation plan that addresses the criteria of 18.745.B and C (Re- vegetation). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the Applicant complies with the conditions below, the standards will be met. CONDITIONS: • A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The applicant proposes to build attached single-family homes which will have garages and driveways. This will assure two parking stalls per unit. The required amount of parking for a two bedroom attached single-family home is 1.5 per dwelling unit. The applicant is proposing all-of the units as two bedroom units. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the Off-Street Parking and Loading Requirements have been satisfied. Sensitive Lands (18.775): The Director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: The subject site of the proposed subdivision has been identified with 100-year floodplain. The associated wetlands are not located on Tigard's Wetlands and Stream Corridor Map. Therefore, only the criteria of 18.775.070.D (drainageways) have been addressed below. Within the 100-year floodplain. The Hearings Officer shall approve, approve with conditions or deny an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied: BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 27 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements and other development unless certified by a registered, professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge; The proposed development is required to construct the maximum amount of roadway possible along SW Barrows Road. The plan continues the roadway to the edge of the associated wetlands, which are not located on the City of Tigard significant wetlands map. The construction of the road creates fill within the 100-year flood plain, within an eddy/backwater of Summer Creek. The location of the disturbance area is outside of the channel that influences the 100-year floodplain elevation even if the area is cut or filled. The applicant's representative is therefore, required to verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.120 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards; The proposed site work within the 100-year floodplain is within a residential zone, which is not allowed by the above standard. A variance to allow landform alteration is required because the road improvement requires fill to be constructed. The fill includes the wall that is required to minimize the cut and fill without encroaching into the wetland. The applicant has applied for a variance which has been addressed above, under 18.370.010 (Variances and Adjustments). Therefore, this standard is satisfied. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood; The project design carries the engineer's stamp certifying a zero-foot rise in flood elevations. Therefore, this standard has been satisfied. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearings Officer as untimely; The adopted Transportation Systems Plan shows a future pedestrian/bicycle pathway to be constructed along the adjoining greenway to the north. The natural bend of the creek and greenway are to the north. Therefore, no construction of, or dedication of right-of-way for a pedestrian/bicycle path is required. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood; No bike path is associated with this report. Therefore, this standard does not apply. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS permits and approvals shall be obtained; and Notice was sent to the above agencies. The Department of State Lands Wetlands Program had the following response "based upon available information, wetlands may exist on-site." The applicant did Eprovide a copy of the CWS provider letter, which includes permit instructions. U. S. Army Corps of ngineers was notified with no response. The applicant is required to provide copies of required permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. 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. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 28 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • This criterion has been addressed and conditioned above under, 18.350 (Planned Developments). Therefore, this criterion has been satisfied. FINDING: Based on the analysis above, the 100-Year Floodplain standards have not been met. If the applicant complies with the condition below, the Floodplain standards will be met. CONDITIONS: • Verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. • Provide copies of required permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. Signs (18.780 Chapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To ensure compliance and enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are 29 trees on-site that are greater than 12-inches in diameter that are not hazardous or in the right-of-way. However, right-of-way trees have been deemed appropriate for mitigation purposes. Therefore, the applicant will be required to submit a revised tree mitigation plan that includes trees removed from the proposed right-of-ways of the project. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property_owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. FINDING Based on the analysis above, the Tree Removal standards have not been met. If the applicant complies with the conditions below, the standard will be met. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 29 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 r i CONDITIONS: • Provide a tree mitigation plan that includes trees removed from the proposed right- of-ways of the project to be reviewed and approved by the City's Forester and a member of the City s Current Planning staff. • The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. • Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the bond may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. • Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this report should either die or be removed as a hazardous tree. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow he plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitte d or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. • Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection'fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 30 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial-streets the visual clearance shall not be less than 35 feet on each side of the intersection. The applicant has not addressed visual clearance within the narrative and has not shown the visual clearance triangles on the associated plans. Therefore, the applicant is required to provide visual clearance triangles at either corner of SW Barrows road and SW Merritt Court. FINDING: Based on the analysis above, the visual clearance criteria have not been met. If the applicant complies with the conditions below, the visual clearance criteria will be met. CONDITIONS: • Provide visual clearance triangles on the final plat at either corner of SW Barrows Road and SW Merritt Court. • A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of proposed streets. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 60 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Barrows Road, which is classified as a Neighborhood Route by Washington County. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 30 feet from centerline. SW Barrows Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements to the Washington County C- 13 Standard for the entire frontage. A Facility Permit from Washington County will be required. The applicant has not extended the frontage improvements to the north end. CWS will allow the half street improvements, with mitigation and a revised service provider letter. The applicant shall revise the street improvements plans to include the full length of the frontage or provide information that shows these improvements are prohibited by WACO or CWS. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 31 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 . S they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant states that due to existing development and the location of Summer Creek, the only reasonable route for a future street would be to the north of Summer Creek. Staff agrees that there are more environmental constraints to constructing a road south of Summer Creek. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. i 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. The existing development and environmental constraints preclude making a street connection south of Summer Creek, from Barrows Road to 135`h Avenue. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades along the Barrows Road frontage do not exceed 6%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed constructing a private street to serve this development. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. he City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs or convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 32 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The adjoining 100-year floodplain to the north and existing development to the east and south preclude connectivity. Therefore, no blocks are created by this project. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Residents of the proposed subdivision will have access to SW Barrows Road through sidewalks associated with the proposed internal street system. Therefore, this standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Proposed parcel #1 is the only lot that is greater than 1.5 times the minimum lot size of the R-12 zoning district @,004 sq. ft.). However, the proposed parcel's depth is not greater than 2.5 time the average width. The proposed project is a planned development; therefore, the base zone standards do not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All proposed parcels have a minimum frontage of 18 feet onto either SW Barrows Road or the internal private street system, SW Hallmark or Merritt Lane. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalk along the frontage of Barrows Road and on at least one side of the private street. This meets this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant indicates they will be connecting to the public sewer in Barrows Road. This sewer connection requires approval and permits from the City of Beaverton. The applicant is also required to extend the public sewer to the south end of their frontage. The Gabriel Woods project has submitted plans indicating connection to the same sanitary sewer manhole. If the Gabriel Woods project is under construction they will be extending the sewer line from the manhole to their development. If they have not been issued the PFI permit prior to this project receiving PFI approval, then this project will have to extend the sewer to the south end of their frontage. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 33 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant indicates that the storm sewer design has taken into account the upstream drainage areas. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans and calculations provide for on-site detention of stormwater runoff. This detention system shall be a private system owned and maintained by the homeowner's association. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The WACO C-13 standard for a Neighborhood Route provides for a 6 foot bike lane. Barrows Road is classified as a bicycle facility. The applicant indicates they will provide striping for the bicycle lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 34 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Barrows Road. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 608 lineal feet; therefore the fee would be $21,280.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public WaterSystem: The I y o rSigaT o ides water service to this area. The applicant's plans show a connection to the City of Beaverton water line in Barrows Road. The City of Tigard 12" water line in Barrows Road currently terminates about 25 feet south of this development. The applicant must extend the 12" water line along the full frontage of this development. The applicant has proposed the use of a master water meter for this project. The public water line extension and meter must be reviewed and approved by the City of Tigard Water Department. Storm Water Quality he lv City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The water quality facility shall be a private facility, owned and maintained by the homeowner's association. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS 1esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 35 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • A final grading plan shall be submitted showing the existing and proposed contours. The, plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200 C permit is required. The applicant shall submit the 1200C permit application package to the City of Tigard for review. The City will then deliver the application package to CWS for review and approval. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. 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 of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an Impact Study that addresses the impact of the proposed subdivision on the public facilities systems. The applicant has also addressed the improvements to be made that will minimize the !proposed impacts. A copy of the Impact Study can be found within the land-use file (SUB2005-00004). This section has been satisfied. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 36 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • ROUGH PROPORTIONALITY ANALYSIS The applicant has provided an impact study addressing the project's impacts on public systems which can be found in the land-use file under the tab, "Impact Statement". Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Bo Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a single-family dwelling is $2,690. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF s totaling approximately $59,180 ($2,690 x 22 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $179,333($59,180 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $59,180, the unmitigated impact can be valued at $120,153. Given that the estimated cost of the dedication and half-street improvements along SW Barrows Road is $105,710 ((Dedication) 2,450 sq. ft. x $3.00 + (street improvements) $200.00 x 490 ft). The value of these improvements is less than the value of the unmitigated impacts. Therefore, the required improvements are proportional the value of these improvements is less than the value of the unmitigated impacts, the exactions are proportionate. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Public Works Department has reviewed this proposal and offered the following comments: • Comments can be found in the land-use file. The City of Tigard Building Department has reviewed this proposal and has offered the following comments: • Lots with slopes exceeding 10% require a City of Tigard grading inspection during construction. Slopes exceeding 20% require a geotechnical engineering report for the dig-out, soil compaction, and footing-slope setbacks. The City of Tigard Crime Prevention Officer has reviewed the proposal and no objection to it. The City of Tigard's City Forester has reviewed the proposal and offered the following comments: As you requested I have provided some comments on the "Barrows Road Estates Subdivision" project below: LANDSCAPING AND SCREENING 18.745.030.Ci Installation Requirements The installation of all landscaping shall be as follows: All landscaping shall be installed according to accepted planting procedures. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as tike standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10 edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on t he soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 37 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of any one family be planted onsite. No more than 20% of any one genus be planted onsite. No more than 10% of any one species be planted onsite. 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under"Tree Removal". 18.745.030.G, Conditions of Approval of Existino Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 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. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as tke standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10m edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of any one family be planted onsite. No more than 20% of any.one genus be planted onsite. No more than 10% of any one species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 38 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted by a certified arborist, Terry Flanagan. The tree plan contained all four of the required pieces of information, and, is therefore, acceptable. I suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357- 2745. Before a tree mitigation plan can be approved the applicant must provide information showing which trees are to be planted as mitigation trees, and their location within the development site. The applicant should choose tree species that are substantially similar to the species of trees that are going to be removed. Below are my suggestions for the applicant to follow for tree protection guidelines: • Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected_ • Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 39 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. Public Works Department has reviewed the proposal and offered the following comments: • Need access to Water Quality Facility, curb pull out or other means for safe equipment access. • The proposed development is connected to City of Beaverton water supply line. Must establish City of Tigard water supply line. SECTION IV. AGENCY COMMENTS Beaverton School District has reviewed the proposal and offered the following comments: • The proposed 22-lot subdivision will have a negative impact on the Beaverton School District. The Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. This requirement has been satisfied on the submitted plans. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 40 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 • • Due to the depth of the dead end roadways within the project, fire apparatus turnarounds are not required. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler, system, the requirements for fire apparatus access may be modified as approved by the fire code official. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. The entire lengths of Merritt Lane and Hallmark Lane shall be posted as fire lanes along both sides. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. The proposed radius (45') for fire apparatus access is not adequate. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. • Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width. • Gates shall be set back at minimum of 30 feet from the intersecting roadway. • Gates shall be of the swinging or sliding type • Manual operation shall be capable by one person • Electric gates shall be equipped with a means for operation by fire department personnel • Locking devices shall be approved. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. The proposed number and distribution of hydrants is acceptable as submitted. BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 41 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 . • FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. SECTION V. CONCLUSION The City of Tigard Planning Commission has APPROVED SUB2005-00012/PDR2005- 00005/ZON2005-00007/SLR2005-00014/VAR2005-00059 Subject to the conditions of approval within this final order. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 1st day of August, 2005 by the City of Tigard Planning Commission. dam` % Mark Padgett, •lanning Commission Chair BARROWS ROAD ESTATES SUBDIVISION FINAL ORDER(SUB2005-00012) PAGE 42 OF 42 PLANNING COMMISSION HEARING AUGUST 1,2005 0 c t O ,z ^, ,, CITY of TIGARD 00 O ,, GEOGRAPHIC INFORMATION SYSTEM Ilse pO� pOO LVD 0 0 ,I' 0° 40 W wallow nap 00 00000 0 t SUB2005-00012 PDR2005-00005 SW 10N2005-00001 Ro P I SLR2005-00014 • ok''''' ci).% oz.."%%, VAR2005-00059 K__ ________________, am oso' -..c4.,„ �s BARROWS ROAD �N - ESTATES SUBDIVISION s ,�A.,e OM ,, _ ,:. ,tN. IIII.IIIII, I OI . .lL Mfr �t' 4` Ls ROA •a `� 1111 64[r OEM�a rxuL3'fl eft f--t" I Tigard Arse Map e 4, te& ' • N �v 0 100, I � 200 300 400 Feet DR w (ill, 1" 312 feet : i S cn * BRITTANY ' a r �• � _t,J. .1 II B °o; o o l o o t , •' _ A� City of Tigard a . . Information on this mep is for Banerel location only and 1 NGBR a O LN .BURY iwajF4 should t>a ver 0ed w th the Development Services Division. LN 13125 SW Hall Blvd ■; Tigard,OR 87223 !� _ tL• a - _ (503)838.4171 �� : �- J J _ httpAAwvw.ci.ti8ard.or.us Community Development Plot date:Jun 21,2005;C:\magic\MAGIC03.APR s . . . . . 411■■■■ S. . .. ...... ..„. • . .. . .- . . . . „, ,... . . . • . . . .. . / , • • . • . , „ ,• . . , • - .8 1§ ' . 3g 1tI . / 1 • �� t ,/ i eia �,1 4 it ' 40; i ;/ . ,/ QT \ ' . / A I • • / L� , \ •, 0 �4' 0 ' I 1 y/..tz-. —� // . '\ << 1 ,, Z,o, .. . . ,.. N ,. .4. ,, , il • :Jo ./- - A) N. 4 „ , , , : z . „ ,.._ . , . . .*„ . . / . i.. lr , • . a . �' N ; ' Cl. /'... .. A • • . -) . , , .Y I ESQ : '• a 1 a4QfJ �' • CD . �, , . H `�/// q * -y�2�a L O • •' ~'' * ^ 9♦ ® elite 8,•�� ♦ ' i , n Tv I;� i J • / " Fi - - :-.. 4� ,, O d / O ` i 4 Z."rjy • p / r / (s / 5 / / /. \ . 4 / ' •Y , 4 J / ~_ ' ' �.. �� uE.I J'1S? __�-_ 9 '' . ..:' ''t . / • CITY OF TIcARD SUB2005-00012/PDR2005-00005/VON2005-00007/ SLR2004-00014/VAR2005-00059 SITE PLAN (Map is not to scale) N BARROWS ROAD ESTATES SUBDIVISION • • Agenda Item: S• I Hearing Date: August 1, 2005 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION CITY OF TIGARD Community(Development FOR THE CITY OF TIGARD, OREGON Shaping Better Community 120 DAYS = 10/18/2005 SECTION I. APPLICATION SUMMARY FILE NAME: BARROWS ROAD ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00012 Planned Development Review (PDR) PDR2005-00005 Zone Change (ZON) ZON2005-00007 Sensitive Lands (SLR) SLR2005-00014 Variance (VAR) VAR2005-00059 • OWNER: David and Amy Garrison APPLICANT:Winwood Homes 13818 SW Barrows Road Attn: Dale Richards Tigard, OR 97223 12655 SW North Dakota St. Tigard, OR 97223 REQUEST: The applicant is requesting approval of a 22 unit attached single-family residential planned development of a 1.35 acre site. Associated permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodplain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. LOCATION: 13818 SW Barrows Road; WCTM 1S133CA, Tax Lot 01100. ZONE: R-25: The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters, 18.350, 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development Subdivision will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval and Findings within this staff report: BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 1 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION; ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. 2. A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. 3. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). Prior to commencing site work, the applicant shall submit a cash assurance for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the cash assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. 5. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree rotection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 7. Provide a tree mitigation plan that includes trees removed from the proposed right-of-ways of the project to be reviewed and approved by the City's Forester and a member of the City's Current Planning staff. 8. The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. 9. Provide copies of required,permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 10. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right- of-way. Six (6) sets of detailed ublic improvement plans shall be submitted for review to the Engineering. Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 2 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 11. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will ee designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 13. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 14. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Barrows Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit Permit. 15. The applicant shall submit construction plans to WACO LUT and the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half- street improvement along the full frontage of Barrows Road in accordance with WACO's C-13 standard. The improvements adjacent to this site shall include: A. City standard pavement section for a Neighborhood street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced perTDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if ap f licable); K. driveway apron (iapplicable); and L. adustments in vertical and/or horizontal alignment to construct SW Barrows Road in a safe manner, as approved by the Engineering Department. 16. A profile of Barrows Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 17. The applicant's plans shall be revised to provide half-street improvements for the entire length of the project frontage or provide information to the City's Engineering Department from WACO or CWS that prohibits improvements at the north east end of the property. 18. No lots shall be permitted to access directly onto Barrows Road. 19. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 20. The applicant shall extend the public sanitary sewer to the.south west end of their project frontage. A permit for sewer work will be required from City of Beaverton. The WACO facility permit shall include the sewer extension work within the ROW. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 3 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • 21. The applicant's plans shall be revised to show the extension of the 12" City of Tigard public water line in Barrows Road. The line shall be extended the full length of the development frontage. 22. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. 23. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 24. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 25. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 26. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 27. Provide information verifying that unit 16 has its own driveway and garage. 28. A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. 29. Place a deed restriction on proposed parcel #1 that prohibits future partitioning. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 4 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • 30. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitte d or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 31. Provide visual clearance triangles on the final plat at either corner of SW Barrows Road and SW Merritt Court. 32. A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of proposed streets. The applicant shall prepare a cover letter and submit it, along with any supporting ocuments and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 34. The applicant shall cause a statement to be placed on the final plat prohibiting direct access to Barrows Road, except at the approved private street location. 35. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 36. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 37. Prior to final plat approval, the applicant's engineer, upon completion of half-street improvements, shall provide final sight distance certification for the access using WACO speed data. 38. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 39. The applicant shall either place the existing overhead utility lines along SW Barrows Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $21,280.00 and it shall be paid prior to final plat approval. 40. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 5 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • 41. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private water quality/detention facility. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 42. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 43. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Barrows Road shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,' ATTN: MATHEW SCHEIDEGGER 50339-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 44. Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of the code. 45. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 46. Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12' diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this report should either die or be removed as a hazardous tree. 47. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 6 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 48. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 49. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 50. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 51. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 52. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed ; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: qu s required y ection 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 7 OF 42 PLANNING COMMISSION HEARING AUGUST 18T 2005 • • 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street& Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 8 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans, therefore, have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City.that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S DECISION. SECTION III. BACKGROUND INFORMATION Site History The subject property was developed as a single-family residence. No land-use cases are associated with the property. Vicinity Information: The site is located within the City limits, between SW Walnut Street and Scholls Ferry Road. The property is on the southwest side of Barrows Road. The property is bordered by existing multi-family development to the south and 100-year floodplain to the north. Proposal Information: The applicant is requesting approval of a 22 unit attached single-family residential planned development of a 1.35 acre site. Associated permits include a zone change in order to add the PD zoning designation to city maps, a Sensitive Lands Review for the associated 100-year floodplain and a Variance application in order to construct road improvements within the 100-year floodplain. The applicant's intent for using the Planned Development process is to facilitate the efficient use of the land, minimize the impact on sensitive land areas within the property and to preserve and utilize shared open space. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The City sent notice to property owners within 500 feet of the subject proposal. No letters were received SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE • USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 22 lot single-family attached units on individual lots. Lot sizes within the development are between 1,312 and 3,004 square feet. The site is located within the R-25 zoning district. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 9 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • 0 • SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application as described below. The applicant has applied for a Planned Development in order to provide smaller lot sizes, private streets, open space and altered setbacks in order to offer a specific product (attached units). DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type Ill-PC actions are decided by the Planning Commission with appeals to the City Council. Type III-HO actions are decided by the Hearings Officer with appeals to City Council. In cases where both the Hearings Officer and Planning Commission are involved, the Planning Commission has preferential jurisdiction, per Tigard Development Code (TDC) Section 18.390.080(D)(2)(a). SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. The applicant's conceptual plan is to maximize development while preserving the sensitive lands on the subject parcel. The detailed proposal is for a 22-lot subdivision and planned development overlay zone change request, to be reviewed concurrently. Per the provisions of this chapter, planned development designation is applicable in all zones. Subsection 18.350.020.E of the Development Code provides for a concurrent hearing for both the proposed planned development overlay zone and the subdivision proposal. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; The lot sizes range between 1,312 and 3,004 square feet. The required lot size for the R-25 zoning district is 1,480 square feet for attached units, unless an applicant specifically requests different lot sizes through the Planned Development (PD) process, as is the case for this proposal. All of the proposed parcels are a minimum of 18 feet in width. Average lot depths range from 80-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report under 18.715 (Density Computations). BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 10 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 i • Site coverage: The site coverage provisions of the base zone shall apply; The maximum lot coverage within the R-25 zoning district is 80 percent. The applicant has indicated that the proposed project has approximately 65 percent site coverage, which is within the limitations of the R-25 zone. Therefore, this standard is satisfied. Building height: The building height provisions shall not apply; and The R-25 zoning district has a 45-foot maximum building height limitation. The applicant has not indicated the height of the proposed units. Therefore, the applicant will be limited to the maximum height of the zone, 45 feet. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has indicated that all perimeter lots have been designed to accommodate homes with the applicable front and rear yard setbacks of the R-25 zoning district. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant has proposed single-family attached homes. Therefore, side yard setbacks only apply to the outer units. The proposed side yard setbacks of the units are a minimum of 10 feet. The Tigard Development Code requires five feet. Therefore, this standard is satisfied. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant's plans show units (1) through (16) with a 16.5 foot front yard garage setback opening onto a private street, (SW Hallmark Lane). Units (17) through (22) are shown to have an 18.5 foot front yard setback to the proposed garages. According to the standard, eight feet is the minimum setback for attached units fronting on a private street. Therefore, this standard has been satisfied. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. Exceptions to parking requirements: The Commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone based on findings that: 1. The minor exception is not greater than 10 percent of the required parking; and 2. The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a nursing home, and which has a low demand for off-street parking; or 3. There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or 4. Public transportation is available to the site, reducing. the standards and will not adversely affect adjoining uses; or 5. There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. The proposal is for a 22-lot subdivision intended for single-family dwellings. Per Section 18.765.2 of the City of Tigard Development Code, single-family dwellings are required to have at least one parking space per dwelling unit. Each residence except for proposed unit #16 will include at least a single-car garage as well as a residential driveway. Unit #16's parking stall is located next to the pocket park. Parking for unit #16 is addressed later in this section. No exception to the parking BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 11 OF 42 PLANNING COMMISSION HEARING AUGUST 1sT 2005 • • standards has been requested. Exceptions to sign requirements: The Commission may grant an exception to the sign dimensional requirements in the applicable zone based on findings that: 1. The minor exception is not greater than 10 percent of the required applicable dimensional standard for signs; 2. The exception is necessary for adequate identification of the use on the property; and 3. The sign will .be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. No signs are proposed with this application. Therefore, this standard does not apply. Exceptions to landscaping requirements: The Commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan provides for 20% of the gross site area to be landscaped. The applicant has not requested an exception to the landscaping requirements. The project has an approximate 65 percent site coverage, leaving 35 percent as yards, a pocket park and natural open space. Therefore, the applicant is proposing to meet the minimum 20 percent requirement. This criterion has been satisfied. General submission requirements: 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. According to the applicant's narrative, "this parcel contains topographical features that require special attention i.e. a small wetland area in the 100-year floodplain. The planning objective is to use the developable land efficiently while creating an attractive neighborhood of single-family attached homes on individually owned lots. To accomplish this, the applicant has elected to limit the impact of the streets and reduce setbacks internal to the_planned development in a way to maximize the saving of trees and to minimize the impact on the environment. The Developer plans to use the Planned Development process to allow flexible standards including zero lot lines, narrow private streets, flexible setbacks, coordinated landscaping, special lighting, a landscaped traffic island, special building facades, a pocket park, and shared parking areas to create a superior living arrangement and community atmosphere. The Planned Development process will also allow the project to efficiently use an odd shaped parcel with limited usable space. This plan was developed in a way that maximizes the quality of the relationship between outdoor spaces available and architectural features of the building, oriented towards those spaces. It also seeks to minimize the amount of public utilities in an environment in which maintenance of these utilities would burden the City and make saving of the trees more difficult. The proposal does not propose to enter the wetlands. Special attention has been given to the wetland area, which has already been impacted by previous development in the area namely the original construction of SW Barrows Road." A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. Construction is proposed to commence and be completed during the building season of 2005. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The developer intends to build and sell all of the homes in this project. A narrative statement presenting information, a detailed description of which is available from the Director. The applicant has submitted a narrative addressing all applicable criteria of the development code. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 12 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Therefore, this standard is satisfied. Additional information: In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept; and 6. A copy of all existing or proposed restrictions or covenants. A preliminary set of plans including an existing site conditions, site concept, grading plan, tree plan and sign concept has been included with the application. A copy of restrictions and covenants will be conditioned later in this report under 18.810 (Street and Utility Improvements). Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430 (Subdivisions) later in this report. The application has met or can be conditioned such that the subdivision provisions are satisfied. This criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section, -In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. The paragraph above refers to the chapter headings below, where findings are made in order to justify the applicant's modifications to the applicable standards. Therefore, this criterion has been satisfied. 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: The applicant has not requested a density bonus. Density is discussed in greater detail under 18.715 (Density) below. Chapter 18.730, Exceptions to Development Standards; The applicant has not requested any exceptions to development standards. Therefore, this section does not apply. Chapter 18.795, Visual Clearance Areas; BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 13 OF 42 PLANNING COMMISSION HEARING AUGUST 1 ST 2005 • • Visual clearance is discussed in greater detail later in this report under 18.795 (Visual Clearance). Chapter 18.745, Landscaping and Screening; The proposed attached single-family homes abut garages associated with the multi-family adjacent multi-family project to the southeast of the subject parcel. All other surrounding properties are not developed. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with a garage and a portion of the site is set aside for shared visitor parking. Chapter 18.705, Access, Egress and Circulation; and Each lot will be served by a driveway to the proposed streets. The minimum required width for a driveway is 10-feet, which will be assured at time of building permit review. The proposed street improvements are discussed under Chapter 18.810 (Street and Utility Improvement Standards) later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. The City of Tigard has had a problem enforcing sign regulations relating to signs advertising lots and homes for safe. The applicant's acknowledgement of sign regulations is one measure the City employs to help facilitate enforcement by negating an argument by an offender that he or she was unaware of the regulations and by serving as notice that the City intends to hold the developer responsible for signs associated with sale of lots and homes in the developer's subdivisions. Such notice motivates a developer to address sign regulation compliance with the sales people/company he or she contracts with or employs to market the lots. Therefore, In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; According to the applicant, streets and building areas have been located to preserve existing trees and to miss significant features to the greatest extent possible, including the adjacent wetland. The meandering of the road and special design of the island in the cul-de-sac as well as careful filing of the road alignment has accomplished this. Therefore, this standard is satisfied. Structures located on the site shall not be in areas subject to ground slumping and sliding; The subject site consists of "Cornelius and Kinton silt loams". According to the "Soil Survey of Washington County", compiled by the United States De artment of Agriculture, Cornelius is classified as a moderately well drained soil. Kinton, is also classified as a moderately well drained soil. Each of the soils is used for orchards, irrigated berries, small grain and grass seed crops. Slopes range from two to sixty percent. The subject site's slope is less than 25 percent. There is no indication of slumping or sliding. Therefore, this standard is satisfied. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The orientation of the building pads have been established by trees to be saved and by maintenance of normal setbacks at the edges of the property. The proposed private street separates all buildings on-site from each other. Adequate space for fire truck access has been provided as indicated in the BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 14 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • comments submitted by Tualatin Valley Fire and Rescue. A copy of TVFR comments can be found in this report under Section IV (Agency Comments). This standard has been satisfied. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The orientation of pads for future structures was limited by the configuration of the parent parcel. An effort has been made to align the building along an east to west axis, which will provide the greatest sunlight coverage. Therefore, this standard has been satisfied. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The purpose of the proposed planned development is to save as many trees on the site as possible. A landscape plan has been included with the application which indicates the trees to be saved. Trees are discussed in greater detail below, under 18.790 (Tree Removal). Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The proposed attached single-family homes abut garages associated with the multi-family project to the southeast of the subject parcel. All other surrounding properties are not developed. According to the Buffering and Screening standards of Table 18.745.1 attached single-family abutting multi-family are not required to buffer or screen. Therefore, this standard does not apply. In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. The proposed development will eventually be surrounded by other residential development to the east, which will be along the rear yards of units 17 through 22. Fencing along this line will be added. A 50-foot buffer will protect the wetland in the northeastern corner of the site. Rear yards of those units abutting Barrows Road will have fencing in their yards. Therefore, this standard is satisfied. On-site screening from view from adjoining roperties of such activities as service areas, storage areas, parking lots and mechanical-devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. The applicant has shown the visitor parking area to the southeast to be screened with retaining walls and vegetation, both planted and existing. Visitor parking at the east side of the property is separated from unit#22 by the pocket park. Unit one through sixteen are screened from SW Barrows Road with a seven foot block wall and decorative fence. Therefore, this standard is satisfied. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: _ These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 15 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; Each lot will have direct frontage to a private street that will access SW Barrows Road. Access is discussed in greater detail later in this report under Chapter 18.705 (Access Egress and Circulation). All circulation patterns within a development must be designed to accommodate emergency vehicles; and Comments from Tualatin Valley Fire and Rescue (TVF&R) indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section IV (Agency Comments) of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. According to the "adopted pedestrian bicycle pathway", or "Transportation Systems Plan" and "Tigard Area Ped/Bike Path Map", a bike trail is proposed for this area. However, it appears the path follows the creek to the north on adjoining properties. Therefore, the applicant is not required to dedicate area for a pedestrian/bicycle path. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs. (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be-landscaped; The proposed development will preserve approximately 35 percent of the total site as open space. The applicant has also proposed 20 percent of the site to landscaping (rear yards, pocket park and landscaped island). Therefore, this standard is satisfied. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area The subject site abuts SW Barrows Road, which is not a public transit route. The subject site is within a quarter mile of SW Scholls Ferry Road, which is a public transit route. However, there is currently a bus stop on either side of SW Scholls Ferry at the intersection of Barrows Road. Tri-Met was sent notice. No comments were received. Signs: No signs are proposed. Parking All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Each unit has been proposed to have its own driveway and garage. However, the proposed site plan shows unit 16 to have a parking stall. next to the pocket park. Therefore, the applicant is required to provide information verifying that unit 16 has its own driveway and garage. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 16 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 (Street and Utility Improvement Standards) later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The northern 1,022 square feet of the subject property is within the 100-year floodplain. The applicant is dedicating approximately 1,400 square feet of additional area as greenway within the associated floodplain. Therefore, this standard has been satisfied. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has proposed two open space tracts (Tract A and B). Tract "A" is the open space at the north end of the parcel that contains a portion of the 100-year floodplain, and the CWS buffer. Tract "B" contains the proposed pocket park with visitor parking and mail boxes. The open space "tracts "have been proposed to be commonly owned and maintained by the home owners through the proposed home ownership association. A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 17 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • FINDING: Based on the analysis above, the Planned Development standards have not been met. CONDITIONS: • Provide information verifying that unit 16 has its own driveway and garage. • A copy of the homeowners' association rules and regulations must be submitted to the City to be reviewed and approved by the City's attorney in regard to the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. Variance and Adiustments: 18.370 The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: A variance is being requested to fill within the 100 year floodplain to construct a roadway retaining wall and cut to balance the fill. The cut is required to mitigate for the fill such that the total floodplain storage is the same. The variance is required to vary from the standards under section 18.775.070 Sensitive Lands Permit which normally does not allow landform alterations or developments within the 100 year floodplain except on commercial or industrial land. This variance is requested only for the disturbance to construct the roadway along SW Barrows Road. Barrows Road is an existing road that requires widening to Washington County standards as required by the City of Tigard of the SW Barrows Road Planned Development. 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; The proposed variance is needed to obtain street improvements required by the City for the length of the property along SW Barrows Road. The proposed variance will not affect the purpose of the Title; instead, it will allow street improvements as required by Title 18. Therefore, this criterion is satisfied. 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; The variance is needed in order to construct public improvements along SW Barrows Road. The width of the improvements is approximately 5 feet for a length of 100 feet and will require a small amount of fill and a retaining wall within the 100-year floodplain. The applicant is required to provide the street improvements to SW Barrows Road by chapter 18.810 (Street and Utility Improvement Standards). Therefore, this standard has been satisfied. 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; The proposed variance is specifically to meet City road standards which conflict with the sensitive lands policies of the City. No economic value will be lost with the approval of the proposed variance due to the applicant's requirement to put the area of impact (100-year floodplain) into an open space tract. Therefore, the applicant would not be able to develop the impact area with or without the proposed variance. This standard has been satisfied. 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 BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 18 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The applicant is required to complete street improvements along SW Barrows Road, which are required in any land-use application. The variance is requested due to conflicting standards within the Tigard Development Code. Chapter 18.810 (Street and Utility Improvement Standards) requires that properties adjacent to City streets and roads be improved to City standards. Chapter 18.775 (Sensitive Lands) does not allow work within the 100 year floodplain in residential zones. The subject site has 100 year floodplain running through the north end of the property, which is adjacent to SW Barrows Road. The proposed work will improve physical and natural systems by increasing the width of SW Barrows Road, thus improving traffic conditions. Drainage will not be impacted due to the location of the disturbance area outside of the channel that influences the 100-year floodplain. No parks are within the immediate area and there will be no dramatic land form alterations because SW Barrows Road already exists. Therefore, this criterion is satisfied. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The proposed variance was not created by a self imposed hardship and is simply to meet the requirements of Section 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. FINDING: Based on the analysis above and the street requirements of Chapter 18.810 (Street and Utility Improvement Standards) the variance criteria have been satisfied. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi judicial zoning map amendment shall be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned developments (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the PD overlay designation on the property. The applicant has addressed the Zone Change standards and applied for a Planned Development. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the zone change criteria have been met. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 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; and2. The final plat shall reflect all conditions of approval of the preliminary plat. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 19 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • A preliminary plat map is included with the subdivision application. It shows the proposed division of land into lots and roadways and includes all of the information required by the applicable standards of the Code. Therefore, this criterion has been satisfied. 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 Barrows Road Estates subdivision, through the processing of this application and the recording of a subdivision plat, will comply with the applicable standards of ORS chapter 92. This standard is satisfied. 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 largest of the proposed parcels is 3,004 square feet (parcel #1). The minimum lot size within the R-25 zoning district is 1,480 square feet. Therefore, proposed parcel one is large enough to be divided into an additional lot. However, the odd shape of the parent parcel and existing site constraints (100-year floodplain, adjoining wetlands) prohibit parcel one from taking access from within the proposed project. Existing garages on the adjacent parcel to the south prohibit access to •the site and access to SW Barrows Road would be prohibited. Therefore, as a condition of approval, the applicant is required to place a deed restriction on proposed parcel #1 that prohibits future partitioning. 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 than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed subdivision is a Planned Development. Lot dimensions do not apply to Planned Developments, including lot size. Therefore, this standard does not apply. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. The applicant has not proposed a temporary sales trailer. However, if a trailer is needed in the future, the criteria of Chapter 18.785 (Temporary Uses) will be used. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. When storm water enters the site, flow is directed to the on-site water detention system at the north end of the project, which will minimize flood damage. Water detention is discussed in greater detail later in this report under 18.810 (Street and Utility Improvement Standards). 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 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. Floodplain has been addressed above, under 18.350 (Planned Developments) and later in this report under 18.775 (Sensitive Lands). Therefore, this standard has been satisfied. 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. Utilities are discussed later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this standard has been satisfied. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 20 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Stormwater runoff from the proposed lots and streets will be directed into a water quality and detention facility within proposed Tract "A". Water detention is discussed in greater detail later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. 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). The proposed subdivision consists of 22 units on 1.35 acres. However, the applicant has provided the base flood elevation on the submitted plans (176.8). Therefore, this standard has been met. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation from the Washington County Surveyor's Office. Therefore, this criterion has been satisfied. 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 There are no streets stubbing to the subject property. Primary access to the site will be from SW Barrows Road. The private street has been designed according to the City of Tigard Private Street Standards, Section 18.810.030.T.3 of the City of Tigard Community Development Code. The proposed internal street is discussed in greater detail later in this report under 18.705 (Access Egress and Circulation) and 18.810 (Street and Utility Improvement Standards). Therefore, this standard is satisfied. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements by way of a narrative and site plan. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the criteria of the Subdivision Chapter have not been met. However, if the applicant complies with the condition below, the Subdivision Chapter will be met. CONDITION:Place a deed restriction on proposed parcel #1 that prohibits future partitioning. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted outright. Some civic and institutional uses are permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 21 OF 42 PLANNING COMMISSION HEARING AUGUST 1sT 2005 • Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2. The subject site is designated R-25, Medium-High Density Residential. The R-25 zoning district has the following dimensional requirements: STANDARD R-25 Minimum Lot Size Detached unit 3,050 sq. ft. Attached unit 1,480 sq.ft. Average Lot Width None 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 Distance between property line and front of garage 20 ft. Maximum Height 45 ft. Maximum Lot Coverage [2]. 80% Minimum Landscape Requirement - 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, the R-25 zoning standards can be altered to fit a specific design. However, the applicant must comply with the requirements of the base zone on the perimeter of the project. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The applicant has shown an internal private street that provides access to the proposed units. The proposed private street is discussed in greater detail below, under 18.810 (Street and Utility Improvement Standards). Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Access into the proposed subdivision is satisfied through a new private street (SW Merritt Lane ) extending into the site from SW Barrows Road. The proposed private street has been reviewed by the City's Engineering Department and Tualatin Valley Fire and Rescue; their comments have been incorporated within this report. Access to individual lots will be reviewed for compliance during the building permit phase. Therefore, this standard has been satisfied. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, lprovided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access has not been proposed as part of this application. Therefore, this standard does not BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 22 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • apply. 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. Based on the plans submitted, the proposed lots will take access from proposed SW Merritt Lane and SW Hallmark Lane, which connects to SW Barrows Road. Streets will be reviewed and maintenance will be conditioned later in this report under 18.810 (Street and Utility Improvement Standards). Therefore, this criterion is satisfied. • Curb cuts: Curb cuts shall be in accordance with Section 18.810.030.N: 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 and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the,same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. The plans submitted by the applicant do not indicate any hazardous conditions associated with the proposed access into the subdivision. Standards for access as well as for fire and life safety are discussed elsewhere in this report (Section VIII. Agency Comments). Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Southwest Barrows Road, a proposed collector, is adjacent to the westerly property line. No lot will have direct access to SW Barrows Road. Therefore, this standard has been satisfied. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Access Management(Section 18.705.030.H) Section 18.7 5.030. 1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 23 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The applicant's engineer has provided a preliminary sight distance certification for the proposed driveway at Barrows Road. The engineer states that the posted speed along Barrows Road is 35 mph and that available sight distance exceeds 350 feet in both directions. The engineer shall, upon completion of frontage improvements, provide final sight distance certification for this access location The engineer shall confirm that sight distance meets, not only 10 times the posted speed, but the 85`' percentile speed. Speed data can be obtained from Washington County Land Use and Transportation Department. The final sight distance certification must be provided prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 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. Washington County classifies Barrows Road, northeast of the Davies Road extension, as a Neighborhood Route; therefore, this criterion does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has proposed a private street to provide access to this property. There are no streets within 125 feet of the proposed access, therefore this criterion is met. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. 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; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. 'Section 18.705.030.1.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. According to the plans, proposed Hallmark Lane is approximately 150 feet to the south from the intersection of SW Hallmark and Merritt Lane and 135 feet to the north. According to Eric McMullen of Tualatin Valley Fire and Rescue, "Due to the depth of the dead end roadways within the project, BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 24 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • fire apparatus turnarounds are not required". Therefore, this criterion has been satisfied. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. The calculations are as follows: (R-4.5 portion of site) Gross lot area 59,030 square feet 100-year floodplain 1,022 square feet Slopes > 25% 0 square feet Drainageways 0 square feet Wetlands 0 square feet Private street right-of-way 14,239 square feet Public right-of-way 2,476 square feet NET DEVELOPABLE AREA: 41,293 square feet Minimum Lot Size 1,480 square feet Maximum number of units: 27 units Minimum number of units: 22 units FINDING: Based on the analysis above, the maximum density allowed for the subject parcel is 27 units and the minimum density is 22 units. The applicant is requesting approval for 22 attached units. Therefore, the applicant is within the allowable density. This section has been satisfied. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 owe Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 25 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is lipermitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is an attached single-family project, which is permitted within the R-25 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and.any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: Based on the analysis above, the Environmental Performance Standards have not been met. If the Applicant complies with the condition below, the standards will be met. CONDITION: Acknowledge in writing that the applicant understands the Environmental Performance Standards of Section 18.725 of the Tigard Development Code shall be maintained and any violation of these standards will constitute a violation of code. Landscaping and Screening (18.745): Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and the plants to be saved shall be noted on the landscape plans (e.g. areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). The applicant has not addressed this particular criterion. Staff cannot make a finding that this criterion has been satisfied. Therefore, the applicant is required to provide methods for the,protection of existing vegetation to remain during the construction process. A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. Section 18.745.040.0 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. This section also contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has proposed to plant Redspire Callery Ana Pear as street trees along SW Barrows BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 26 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Road, and the internal private streets. Redspire Callery are medium sized trees planted 30 feet apart. Therefore, this standard has been satisfied. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family attached residential use is adjacent to an existing multi-family use. However, the applicant has proposed to construct a six-foot good neighbor fence along the boarder of the subject property with a minimum of 10 feet of lawn area, equal to the "A" buffering standard of 18.745.1 Buffer Matrix. Therefore, this standard is satisfied. Section 18.745.060 contains the provisions for re-vegetation where natural vegetation has been removed through grading. Such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. The applicant has included a Tree Inventory and Protection Plan that specifies the location of trees to be retained. Areas during construction of the site improvements have been proposed to be re-planted and covered per standards established by Clean Water Services (CWS). Therefore, the applicant is required to submit and implement the re-vegetation plan that addresses the criteria of 18.745.B and C (Re- vegetation). FINDING: Based on the analysis above, the landscaping and screening standards have not been met. If the Applicant complies with the conditions below, the standards will be met. CONDITIONS: • A revised landscape plan is required to include plants that are to be saved as required by section 18.745.030.E of the Tigard Development Code. Submit and implement a re-vegetation plan that addresses the criteria of 18.745.060.B and C (Re-vegetation). • OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The applicant proposes to build attached single-family homes which will have garages and driveways. This will assure two parking stalls per unit. The required amount of parking for a two bedroom attached single-family home is 1.5 per dwelling unit. The applicant is proposing all of the units as two bedroom units. Therefore, this standard is satisfied. FINDING: Based on the analysis above, the Off-Street Parking and Loading Requirements have been satisfied. Sensitive Lands 18.775 : The Director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: The subject site of the proposed subdivision has been identified with 100-year floodplain. The associated wetlands are not located on Tigard's Wetlands and Stream Corridor Map. Therefore, only the criteria of 18.775.070.D (drainageways) have been addressed below. Within the 100-year floodplain. The Hearings Officer shall approve, approve with conditions or deny an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied: Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements and other development unless certified by a BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 27 OF 42 PLANNING COMMISSION HEARING AUGUST 1'12005 • • • registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge; The proposed development is required to construct the maximum amount of roadway possible along SW Barrows Road. The plan continues the roadway to the edge of the associated wetlands, which are not located on the City of Tigard significant wetlands map. The construction of the road creates fill within the 100-year flood plain, within an eddy/backwater of Summer Creek. The location of the disturbance area is outside of the channel that influences the 100-year floodplain elevation even if the area is cut or filled. The applicant's representative is therefore, required to verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.120 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards; The proposed site work within the 100-year floodplain is within a residential zone, which is not allowed by the above standard. A variance to allow landform alteration is required because the road improvement requires fill to be constructed. The fill includes the wall that is required to minimize the cut and fill without encroaching into the wetland. The applicant has applied for a variance which has been addressed above, under 18.370.010 (Variances and Adjustments). Therefore, this standard is satisfied. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood; The project design carries the engineer's stamp certifying a zero-foot rise in flood elevations. Therefore, this standard has been satisfied. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearings Officer as untimely; The adopted Transportation Systems Plan shows a future pedestrian/bicycle pathway to be constructed along the adjoining greenway to the north. The natural bend of the creek and greenway are to the north. Therefore, no construction of, or dedication of right-of-way for a pedestrian /bicycle path is required. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood; No bike path is associated with this report. Therefore, this standard does not apply. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS permits and approvals shall be obtained; and Notice was sent to the above agencies. The Department of State Lands Wetlands Program had the following response, "based upon available information, wetlands may exist on-site." The applicant did provide a copy of the CWS provider letter, which includes permit instructions. U. S. Army Corps of Engineers was notified with no response. The applicant is required to provide copies of required permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. 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. This criterion has been addressed and conditioned above under, 18.350 (Planned Developments). BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 28 OF 42 PLANNING COMMISSION HEARING AUGUST 18r 2005 • • Therefore, this criterion has been satisfied. FINDING: Based on the analysis above, the 100-Year Floodplain standards have not been met. If the applicant complies with the condition below, the Floodplain standards will be met. CONDITIONS: • Verify in writing that the proposed cut and fill and associated street improvements will not increase flood levels. • Provide copies of required permits to work within the associated wetlands, from the U.S. Army Corp of Engineers and Division of State Lands. Signs (18.780): Cfiapter 18.780 regulates the placement, number and design criteria for signage. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To ensure compliance and enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are 29 trees on-site that are greater than 12-inches in diameter that are not hazardous or in the right-of-way. - However, right-of-way.trees have been deemed appropriate for mitigation purposes. Therefore, the applicant will be required to submit a revised tree mitigation plan that includes trees removed from the proposed right-of-ways of the project. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. FINDING Based on the analysis above, the Tree Removal standards have not been met. If the applicant complies with the conditions below, the standard will be met. CONDITIONS: • Provide a tree mitigation plan that includes trees removed from the proposed right- of-ways of the project to be reviewed and approved by the City's Forester and a member of the City s Current Planning staff. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 29 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • • The applicant will need to record a deed restriction for all trees to remain on-site, either independently or for all lots in the subdivision. • Prior to commencing site work, the applicant shall submit a bond for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the bond may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the bond, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the bond as a fee in-lieu of planting. • Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be • removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this report should either die or be removed as a hazardous tree. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow he plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitte d or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. • Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the house. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 30 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. The applicant has not addressed visual clearance within the narrative and has not shown the visual clearance triangles on the associated plans. Therefore, the applicant is required to provide visual clearance triangles at either corner of SW Barrows road and SWpMerritt Court. FINDING: Based on the analysis above, the visual clearance criteria have not been met. If the applicant complies with the conditions below, the visual clearance criteria will be met. CONDITIONS: • Provide visual clearance triangles on the final plat at either corner of SW Barrows Road and SW Merritt Court. • A note will be placed on the final plat that restricts fences to be placed in the visual clearance intersections of proposed streets. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 60 right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Barrows Road, which is classified as a Neighborhood Route by Washington County. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW required to provide 30 feet from centerline. SW Barrows Road is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements to the Washington County C- 13 Standard for the entire frontage. A Facility Permit from Washington County will be required. The applicant has not extended the frontage improvements to the north end.. CWS will allow the half street improvements, with mitigation and a revised service provider letter. The applicant shall revise the street improvements plans to include the full length of the frontage or provide information that shows these improvements are prohibited by WACO or CWS. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 31 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The applicant states that due to existing development and the location of Summer Creek, the only reasonable route for a future street would-be to the north of Summer Creek. Staff agrees that there are more environmental constraints to constructing a road south of Summer Creek. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide. required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence ffi 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. The existing development and environmental constraints preclude making a street connection south of Summer Creek, from Barrows Road to 135 h Avenue. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grades along the Barrows Road frontage do not exceed 6%, thereby meeting this criterion. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has proposed constructing a private street to serve this development. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) alon with the final plat that will clarify how the private property owners are to maintain the private streets). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 32 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The adjoining 100-year floodplain to the north and existing development to the east and south preclude connectivity. Therefore, no blocks are created by this project. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Residents of the proposed subdivision will have access to SW Barrows Road through sidewalks associated with the proposed internal street system. Therefore, this standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Proposed parcel #1 is the only lot that is greater than 1.5 times the minimum lot size of the R-12 zoning district (3,004 sq. ft.). However, the proposed parcel's depth is not greater than 2.5 time the average width. The proposed project is a planned development; therefore, the base zone standards do not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All proposed parcels have a minimum frontage of 18 feet onto either SW Barrows Road or the internal private street system, SW Hallmark or Merritt Lane. Therefore, this standard has been satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will be constructing sidewalk along the frontage of Barrows Road and on at least one side of the private street. This meets this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant indicates they will be connecting to the public sewer in Barrows Road. This sewer connection requires approval and permits from the City of Beaverton. The applicant is also required to extend the public sewer to the south end of their frontage. The Gabriel Woods project has submitted plans indicating connection to the same sanitary sewer manhole. If the Gabriel Woods project is under construction they will be extending the sewer line from the manhole to their development. If they have not been issued the PFI permit prior to this project receiving PFI approval, then this project will have to extend the sewer to the south end of their frontage. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 33 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant indicates that the storm sewer design has taken into account the upstream drainage areas. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans and calculations provide for on-site detention of stormwater runoff. This detention system shall be a private system owned and maintained by the homeowner's association. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The WACO C-13 standard for a Neighborhood Route provides for a 6 foot bike lane. Barrows Road is classified as a bicycle facility. The applicant indicates they will provide striping for the bicycle lane. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 34 OF 42 PLANNING COMMISSION HEARING AUGUST 157 2005 • • result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Barrows Road. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 608 lineal feet; therefore the fee would be $21,280.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service to this area. The applicant's plans show a connection to the City of Beaverton water line in Barrows Road. The City of Tigard 12" water line in Barrows Road currently terminates about 25 feet south of this development. The applicant must extend the 12" water line along the full frontage of this development. The applicant has proposed the use of a master water meter for this project. The public water line extension and meter must be reviewed and approved by the City of Tigard project. Department. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The water quality facility shall be a private facility, owned and maintained by the homeowner's association. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS 6esign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an issuance control plan for City review and approval prior to ssuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading, plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 35 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering.Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. An NPDES 1200 C permit is required. The applicant shall submit the 1200C permit application package to the City of Tigard for review. The City will then deliver the application package to CWS for review and approval. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: I he applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. 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 of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development The applicant has submitted an Impact Study that addresses the impact of the proposed subdivision on the public facilities systems. The applicant has also addressed the improvements to be made that will minimize the proposed impacts. A copy of the Impact Study can be found within the land-use file (SUB2005-00004). This section has been satisfied. ROUGH PROPORTIONALITY ANALYSIS The applicant has provided an impact study addressing the project's impacts on public systems which can be found in the land-use file under the tab, "Impact Statement". Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 36 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • • II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a single-family dwelling is $2,690. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF s totaling approximately $59,180 ($2,690 x 22 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $179,333($59,180 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $59,180, the unmitigated impact can be valued at $120,153. Given that the estimated cost of the dedication and half-street improvements along SW Barrows Road is $105,710 ((Dedication) 2,450 sq. ft. x $3.00 + (street improvements) $200.00 x 490 ft). The value of these improvements is less than the value of the unmitigated impacts. . Therefore, the required improvements are proportional the value of these improvements is less than the value of the unmitigated impacts, the exactions are proportionate. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Public Works Department has reviewed this proposal and offered the following comments: Comments can be found in the land-use file. The'City of Tigard Building Department has reviewed this proposal and has offered the following comments: • Lots with slopes exceeding 10% require a City of Tigard grading inspection during construction. Slopes exceeding 20% require a geotechnical engineering report for the dig-out, soil compaction, and footing-slope setbacks. The City of Tigard Crime Prevention Officer has reviewed the proposal and no objection to it. The City of Tigard's City Forester has reviewed the proposal and offered the following comments: As you. requested I have provided some comments on the "Barrows Road Estates Subdivision" project below: LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: All landscaping shall be installed according to accepted planting procedures. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10m edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on t he soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of any one family be planted onsite. BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 37 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • No more than 20% of any one genus be planted onsite. No more than 10% of any one species be planted onsite. 18.745.030.E, Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). See comments under "Tree Removal". 18.745.030.G, Conditions of Approval of Existin5j Vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. See recommended conditions of approval at the end of this memorandum. 18.745.040, Street Trees A. Protection of existinc,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. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as a standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: No more than 30% of any one family be planted onsite. No more than 20% of any one genus be planted onsite. No more than 10% of any one species be planted onsite. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 38 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. As required, the applicant submitted a tree plan that was conducted by a certified arborist, Terry Flanagan. The tree plan contained all four of the required pieces of information, and, is therefore, acceptable. I suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357- 2745. Before a tree mitigation plan can be approved the applicant must provide information showing which trees are to be planted as mitigation trees, and their location within the development site. The applicant should choose tree species that are substantially similar to the species of trees that are going to be removed. Below are my suggestions for the applicant to follow for tree protection guidelines: • Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected_ • Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. • A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection. is BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 39 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. Public Works Department has reviewed the proposal and offered the following comments: • Need access to Water Quality Facility, curb pull out or other means for safe equipment access. • The proposed development is connected to City of Beaverton water supply line. Must establish City of Tigard water supply line. SECTION IV. AGENCY COMMENTS Beaverton School District has reviewed the proposal and offered the following comments: • The proposed 22-lot subdivision will have a negative impact on the Beaverton School District. The Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. This requirement has been satisfied on the submitted plans. DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Due to the depth of the dead end roadways within the project, fire apparatus turnarounds are not required. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: TV en •ui .ings are comp e e y pro ec e• wi an approves au oma is ire sprin er sys em, e BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 40 OF 42 PLANNING COMMISSION HEARING AUGUST 181-2005 • • • requirements for fire apparatus access may be modified as approved by the fire code official. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. The entire lengths of Merritt Lane and Hallmark Lane shall be posted as fire lanes along both sides. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. The proposed radius (45') for fire apparatus access is not adequate. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. • Gates serving one- or two-familydwellings shall be a minimum of 12 feet in width. • Gates shall be set back at minimum of 30 feet from the intersecting roadway. • Gates shall be of the swinging or sliding type • Manual operation shall be capable by one person • Electric gates shall be equipped with a means for operation by fire department personnel • Locking devices shall be approved. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. The proposed number and distribution of hydrants is acceptable as submitted. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved tire apparatus access roadway. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. I he markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 41 OF 42 PLANNING COMMISSION HEARING AUGUST 1ST 2005 • • line, then assume a centerline, and place the reflectors accordingly ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. July 18 2005 - . • - d� ;�.�. eW I.egger DATE Associate Planner July 18 2005 APPROVED BY: Richard H. Bewer-. DATE Planning Manag- BARROWS ROAD ESTATES SUBDIVISION STAFF REPORT(SUB2005-00012) PAGE 42 OF 42 PLANNING COMMISSION HEARING AUGUST 1'2005 voi . :?3 0 O O/� -' CITY of TIGARD : VD �O �O ,,,,, GEOGRAPHIC INFORMATION SYSTEM 000000OOOO 41 w YICINI*Y MAP • 0� v0 SUB2005-00012 PDR2005-00005 SW 10N2005-00001 R° LR2005-00014 �� S VAR2005-00059 s'ikck'' A az(.7., • • cf ill MID BARROWS ROAD °A°�-0's °)ESTATES SUBDIVISION • s -----A I'1• SF • 0:11)p a �' .. .i �� 4 ; . III,,1111 1 • ,. , t� .. (..A1Wi qt":Q VAIIP.PlirW 1147 . MEW S `° phi Tigard Area Map 41.71' N icomillk Mr • I L. w I �� 0 100 200 300 Feet I lig , 1"=312 feet BRITTANY ' ,, O F>l I'li o 0 o n o; o l g o - t_ •' I I I F"'.0 City of Tigard as j -4 -, air. I . . _I Information on this map Is for general location only and 1111111.1b NGBR?' LN 1 "'• :URY LN w should be verified with the Development Services Division. ► ■ m I 13125 SW Hall Blvd . . w. Tigard,OR 07223 _ . a ' Q 1 (503)838.4171 4 rj . ?- _J J hapJ/www.cl.tigard.or.us Community Development Plot date:Jun 21,2005;C:lmagic\MAGIC03.APR • .. • • . e i ,t4k • . • „._ ..... . . , ...- . „ ,d• • - - • . •• - . • , • , . • • . . . . . • . . , , . . • -. ... ...„,. _ • • V a ,„ ' - 9-0---, . i . „ , III g is g 11 • ii [3�it li gI . I 1 • art 4 / / I PEI is _ l - % I - . • • / j - / .i . ' 8A I j / b cO ' /. I 4. V ,' / �\h•e � ; Z � - . ' Z `� isp) .. r I•�J .//. ti 's ', .P° _I . ,�. N a ♦ .) . , ' . / / I • Ce • 4l' - Q • / ,/ ,- r� �' . I . / / / 'r" I • r 8 I LL • / /4 7.., 9♦ 3 d 1 / I . / . LL r (D • i- /'' eo , „'. . ,' ,:11.:. Is: --..., • 0 r : ./ i/' A . - A..:. .q,, : / — (-.) .'. / ". . (IF( OF TIG SUB2005-00012/PDR2005-00005NON2005-00007/ SLR2004-000I4/VAR2005-00059 SITE PLAN (Map is not to scale) N BARROWS ROAD ESTATES SUBDIVISION 1 num KURAHAS HI ' &ASSOCIATES. INC. Civil Engineering Water Resources Landscape Architecture Planning Surveying 15580 SW Jay, Suite 200 Beaverton, Oregon 97006 503.644.6842 office 503.644.9731 fax ' APPLICATION FOR Planned Development Review: Barrows Road I ' 22 Units Attached Single Family Residential Planned Development Community ' Location: 13818 SW Barrows Road Tigard, Oregon 97224 ' Project#2429 Prepared by Kurahashi&Associates, Inc.for: 1 Dale Richards Windwood Homes ' 12655 SW North Dakota Street Tigard, Oregon 97223 ' June 2005 1 II . • • . PRE-APP.HELD BY CITY OF TIGARD PLANNING DIVISION 2 A _ 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 . 503.639.4171/501684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File#I I Other Case#1 1 I l Date I . By Receipt# I 1 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) d Tanned 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) t- Home Occupation (II) u Subdivision (II or III) OCA I ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address if available) 1 13 e i 8 5 to c6 cyfroLAv Rd AX MAP& I AX LU I NUS. -- IS �33CA -0110° I i U IAL 511E SIZE LUNING CLASSII-ICAI ION 111 R -25 PLICAN I' Pak, (211C dL�yy Wm wood ofines IMAILING AUURESS/CI I Y/S I Al E/L11) i i25(05 � W /Jo h D ak 04-a 5-4- —C", 0\ar 4 0 R ct -� 223 ,- ONE NU. FAX NU. I C o3) G2S- 2to (c03) (a 2S - 1 -1560 [ IIMARY CON IAt.I PERSON PHONE NU. UPER I Y U NER/UEEO HOLDER(Attach list if more than one) lW-; 6 ovrr5oY-1 IMAILING ADDRESS/CI I Y/S[AI E/LIP . I � 3 8.1 8 .C27430000%-)-35 R o� `C t (� , O (3 -72E3 ONE NU AX NU . . . Ir__pen the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in - ssession with written authorization from the owner or an agent of the owner. ThellaWners must sign this application in the space provided on the back of this form or.submit a written authorization with this application. - OPOSAL SUMMARY(Please be spectic) RAC.' e C-}- '-....,s5e - CA Z2- - - ' a , . -.. i-Je bog, - f,- i, �a s _ -)' ia. .. •n• a va Ai a n on 4-Il e /r4- P .ec-� , • 5e •• b • !y=7 VC -�� _s-(-, ee r' . `TAY N, '- �6, _9/ Cr - C • _ A 1u.. • s. / -� �._ s,.�_ , ° :—Z ten, ti APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS SCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. `1 - .. --- - - - - ------ - - 1� • • r 1THE APPLICANT SHALL CERTIFY THAT: rl ♦ 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. 1 ♦ ,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). C= SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. LI .. 1' wner's Signature Date [ Owner's Signature Date r1 Owner's Signature Date r t , Owner's Signature Date 1 L • Owner's Signature Date WO 5- LI . plicant/Agent/Representative!s Signature Date • r1 Applicant/Agent/Representative's Signature Date �I L _ _ __ _ P -0S-2005 04 :21 PM CHU . HANSON. REAL. ESTATE 503 590 3168 p. 02 04:41P Syman "ac _ _ . 703a 8702 P.O2 64/116i20•e TVE 11:$• FAX ao3 614 0Tat MAIM 4 A•loctATIS WM/003 11 , , ThE�A emat r 1AI L C* TIFY TAT: l ' _ • If the BPpllcstien Is orented,the applicant shall exercise the rights granted In accordance with the i-I terms and subject to id the conditions and Ibnitastior»of die approval. 4 All the above steteNenb and die slatsmants kt die plat play attachments,end exhibits {111 transmitted herewith, ere true;and If any t issued,bsAd on application,map be revoked If It Is and tat any such Memento • The again has reed the entire contents of the appticadon, InO vdlttg the policies end criteria, Iand undststanda the requirements for approving or dsnylnp the spptiosgtsn(s). II SIGNATURES OF faCH.,OWNEN or THE*U*JtCT PROPERLY ARE MOWED. [1 .d, r .gipzcze...=-- - ,r.. ii , LI ;w.,,., .,�..••,••.. . LI 1 ii _ . owner%spenstnre Pete LI Aer•slgnatan, tabs LI . ark 5--- Aeentittaarewmtedve's signature L1 �p it+a georse tneor. itteil .'s gn.tsornr - LI [I LI [11- - - _ ___ __ _ ._.__ __ __ .___ __ _._ .... _ . _ IIFROM :WASHINGTON_COUNTY SURVEY • FAX NO. :5038462909 ar. 14 2005 10:48AM P1 ti FROM ;WREHTNSTORXCLINTY SURVEY Fax N . :50384S2969 P1arn 14 2eS5 69:02A v1 P1 ' .y f • WASHINGTON COUNTY IND USE AND 1YSAORTAT!ON �' r SURVEYOR'S OFFICE ii somaaniEdAINAMM ' I request that the Washington County Surveyor's Offiee raeersa the folk:wing subdivision none: L suønivsiofl: Ar, j rr- s A-PRD(.)0 s R3P4-p --r`A- . IMAP Attu SAX • 33 C 4 -- Wt ,/ COUNTY t L) & 7 ( Limo- .� i . . G fl' I' 5UftWYQR'$NAB C. "G Y:(al91MS/ COMPANY NAME: 11 •MICR'S NAME„t . II • w .4, I understand that If the name is not used within five yew, it will he I rn auloatically canceled_ Name of person reeervl . rime. A., 0 A - , f Company name: RAO + ' " f, r .z Address: 1.2.$1--" $N Aida h•• 0 A*0 • TultopliOrle number. AV'S ee►.a * 4cz Fax number: r 5 �.. g4 Jeamai".._______..........,__LI Signature: - Dots:: ,3/7//45` • ,.. • �� a „a..�.� z /l) b •.3 111 Name approved Washington county Suit ya'a off/ca • LI • 1U Nati,latAvellUey Suite 99010 Hillsboro, OR 07123 two (503)841.2900 utavrRrcrrmaaw.vewunrnrmwr Adigva,nrinmasooloa,.ae LI' _ _ _ ______ . • PR-05-2005 04 :21 PM CHU HANSON. REAL. ESTATE 503 590 3168 P. 03 11/12/2004 17:21 PAC N 1 TLE 95035903168 • 1,00.603 (P05 L' w swq' p{ratlelLO 1t r itaa'MMtlfas111ae1•nlrlpwao 3 111tsr Rte *4i*Q. Aetucn to; z fl1 (!.I 1:I ' . .,,J!1.!;�II�I' '�� I, payid 4t.ir CmrsievD . r �+.��1�►+ww •�s�nrrn,+ , 13x11 aM llarisAtO Rd �.•• Tlgasd, OR 17x73 ' aE 1.MN-oMooSt ,'' : �• Until change is is usatad, tax stataobAtS s ar*, moral • ill sbt11 to lent to the following Radom's r •� __ —• "•,•, •- �.• Rang ow ahoy, r 1 11fA91Rlf>YiGN OGUh11'Y. ". a7sir I I STATUTORY WARRANTY MO r -' ,.'?';' � (Individual) I �- � -Mara aaeazv • for Rsosdar'e'0as ) I tel atoatt J. ltaLoaahlif and Dianna sardl,Y v K, atueiya ens warrants to . e, DAVID A. AARAIRON AND ANT E. 041RIEOO, as truants by Ma autirsty the follavinq 4af,silt,d real property is t t* (tats Of WWII nod County of na■hingtorl free of oaar>rbraaroa, soap, as spsuifisOZly eat forth Retsina h"waft of Las fd, =LI.M aaa VIM itimVlProol TRAM, le fha Cower PC Iroohlept,o sera ( stets of Ofoa, ammo pa*ttcslu a ly ..ariaad Nonsla t 1 L_, winging at aas Dsotbs,at ,otntlr of Let 3d, stltANO AND van Ocsmt'VIR Moro. as stare es I aloe Ntaasdd plat tharsafa aai siaaiaq thane* berth 3211.3 o.3 toot on the salt Una of maid [ - bak 7d to &patadl %h000a uaatianla(1Nrth sa.04 fast t. . plat, amid reaab iw/af osw trite petit of sqi uian a aoataaaLuO �v>atlt 113000 at rota. a! N1A hat 1a to .m ilnia pion as the taathorly lira of County Rose Vs, slag scow. Worth ea foot be tea mantas! us* of road Calory ago it• aid; ammo 17asg the aantmr of said rose Routh Wm* wait (Cone1ANsd) fill Tax *comae tunber(e)r R2634 1 H – Obi. prapaity Li frog of Coc%hr:Lafa. NOONOT, Covenaana, eouditiona. rsRtzioc*Olio. rights of fen sasatisael mad ressivltioma now or _' leaard. aoo2•o3 taw vhlob era a lima but not yet p*ya61s. ' Oa ttu* 0o*l14esatioa for this cotiwysne, ie f131.100.00 { Vila »oamar UXLL MOT =alto Art ORR ONOINR3'f eldeSIDNO LI IIND laff1OM0f'D IA NMI. gang ay ammo Lean vu 7.r111a alfD ugmatiONO. MOM UMW no AMMAN Tszs INOIRV. OM Tani maw AOVOUI>aa Pox TITL[ TO in raOaMTY MRoOR,D Oa= Wiz! FI O affriCi*TA*1 4ta'gr ( OR ocala'g satit!laalt so misty hRRR4Y= wooa AND TO MT LOOT! ow taw- NAND tlolilao rtrN�ttr ptae'tYOla he ilslfoaa 721 oaf 3R.ras. NAND 2„4 dry of July, 2002. r L' ,thin J. McLough it► - - aiaate Macalay -" ' -�/ °? _ oil•N2,.- 1 Franc or onzoc . =err OF Ciac>gaaa) L Th. ferogoirg inetrnirsnt oat aaknowladga4 befas% fie this kday ci July. 3007, by Stuart J. N04o1031n and Di isr+dlsp. L1xesa lie or.i.t ad 1(y silos. aapiraal. ® t,,�trri��' " Order W'i.t 13$7.1.4it* LI . _ . _ . . . . .._. . _ _ ._ .....__._ . ... _ L' . . . . . . . . : . ___ . . ....., r...e ,..t- .,n .nn l Minn, r1 P PR-05-2005 04:22 PM CHU HANSON. REAL_ ESTATE SO3 0 3168 _ 04 I 11/122004 17:21 PAC N W TL.E 3 95035903168 W • NO.603 DOG Ill 422TUTONTIMATOMPT DUD illi agt:Pn a ICaClt1lsv414) omd r IFa- +2211tlr a. 11,04410 vl►1o1■ is Myth .11•13' Whet 14.14 rook Cr oft tli b•IA.KI 4•rn�•+f •t that ..rasiS parka/, .. 4Uadlb in )look ell. too 7114 theca. iamb ie•at•a11 mat » toot to t►I 11111 loath 1{s. .! Omsk"'amid w. till tbes.f o.osiOns.p lout11 e4•14•24■ sant 111 [..t to oM point et Digiaaiaq. II. [II . [I [I !i I_' LI I (_I . 'I 1-, LI LI LI LI . h __ _._. _ 41 GENERAL • _ _ -� • • • . " k • I • • 1 I I. General ' Dale Richards, Windwood Homes President, is seeking approval of a 22 Unit Attached Single-family Residential Planned Development. The site is situated to the South of SW I Barrows Road and is identified on the Washington County Assessor's Map 1S133CA as Tax Lot 1100 that comprises approximately 1.36 acres. This application therefore seeks a Development Review approval for a Planned Development Overlay utilizing county I standards for the width of Barrows Road, which is a county road. The developer has elected to use the planned development process to facilitate the efficient use of the land, minimize the impact on the sensitive land areas within the property and to preserve and 1 utilize a maximum of shared open space. As part of the site analysis the developer prepared a plan to demonstrate that a standard public street could not be used to effectively provide access to the parcel. The public I street essentially removed most of the usable land with its geometry, right-of-way width and cul-de-sac space requirements. A copy of this document is included in Exhibit 6 Traffic Analysis. IThis project envisions single-family attached units on individual lots. It is hoped that this concept will reduce to some degree the cost of housing within the Tigard community. INeighborhood Meeting Minutes. Exhibit 1. Neighborhood minutes have been added to the submittal as required by the City of Tigard process. IPm-application conference. A Pre-Application Meeting was held on January 11, 2005. A copy of the Notes"is included with this application as Exhibit 2. ILocation: 13818 SW Barrows Road Zoning: R-25 Medium High-Density Tax Map: 1S133CA Tax Lot: 1100 1 I I 1 I • I 3 Tigard Development • • 1 • TABLE OF CONTENTS 1 Application, Subdivision Name Reservation and Ownership I. General 1 II. Tigard Development Chapter 18 Compliance A. 350 Planned Developments t B. 370 Variances and Adjustments C. 390 Decision Making Procedures/Impact Study D. 430 Subdivisions ' E. 510 Residential Zoning Districts F. 705 Access/Egress/Circulation G. 715 Density Computations H. 725 Environmental Performance Standards I. 745 Landscaping and Screening J. 755 Mixed Solid Waste/Recycling Storage K. 765 Off-Street Parking/Loading Requirements ' L. 775 Sensitive Lands Review M. 790 Tree Removal N. 795 Visual Clearance Areas ' M. 810 Street and Utility Improvement Standards III. Exhibits 1. Neighborhood Meeting letters, Minutes & Certification 2. Pre-Application Conference Notes 3: CWS Tier 2 Analysis and CWS Service Availability letter ' 4: Preliminary Storm Water Report 5: Proposed Covenants 6: Traffic Analysis 7: Impact Study 8: Arborist Study 9. Cut and Fill Analysis 10. Building Elevations 11. Zero Rise Statement 12. Washington County Road Section Requirements IV. Plans ' Sheet Cl: Cover Sheet(with Vicinity Map) Sheet C2: Existing Conditions Plan Sheet C3: Site Layout Plan ' Sheet C4: Preliminary Plat Sheet C5: Preliminary Utility Plan Sheet C6. Grading Plan Sheet C7. Tree Protection and Removal Plan ' Sheet C8. Landscape Plan Sheet C9. Barrows Road Profile 2 1 • 1 1 1 II. Tigard Development Chapter 18.350 Planned Developments The Applicant finds the following sections of the Development Code to be applicable to 1 the proposed development: 1 Chapter 18.350 PLANNED DEVELOPMENTS ISections: 18.350.020 The Process I 18.350.060 Allowed Uses 18.350.070 Applicability of the Base Zone Development Standards 18.350.080 Exceptions to Underlying Development Standards 18.350.090 Conceptual Development Plan Submission Requirements I . 18.350.100 Approval Criteria 18.350.110 Shared Open Space I 18.350.020 The Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. IB. Elements of approval process. There are three elements to the planned development approval process, as follows: 1 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. IResponse: The applicant seeks approval of all three elements of Planned Development by this application. The application is for attached single-family residential I development on individual lots and as such it does require submittal of building elevations. Building elevations are attached as Exhibit 10 1 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: I1. All uses allowed outright in the underlying zoning district; 1 4 . I • . • I I2. Single-family detached and attached residential units; I Response: The proposed development is for attached single-family residential units as permitted in the underlying R-25 Zone with modifications as permitted under this section and described in this application. There is a small wetland area of 640 square feet in the eastern section of the parcel, which is also within a 1022 square foot 100-year I floodplain. Clean Water Services (CWS) protective buffer has been provided through a Tier 2 Analysis and a letter of sewer availability as exhibit '3'. I18.350.070 Applicability of the Base Zone Development Standards I A. Compliance to specific development standards. The provisions of the base zone are applicable as follows: I 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: Response: The minimum lot size specified in the R—25 Base Zone is 1,480 square Ifeet. (Min Width: Not Applicable) The proposed development seeks to modify the minimum lot size and setbacks as specified in the Base Zone Development Standards through a Planned Development process. This will allow the development of a building I type that allows quality housing through the use of smaller rights of way, narrower streets and the use of minimum setbacks-along property lines allowed under the building code. Also the use of 18.5-foot setbacks for garages from property lines or sidewalks as I applicable as well as variable setbacks greater than 8 feet for garages from property lines or sidewalks will be used. 15-foot backyard setbacks from Barrows Road and the neighboring property to the east are proposed. This meets the underlying zone I standards. The side yard setback along the south property line of 5 feet also meets the underlying code. The 10-foot buffer standard also applies between multifamily units and single family attached units. Multi-family units may be developed to the east and there I do exist apartment garages to the south. The buffer standard to the south takes precedence over the 5-foot side yard setback as shown in the Site Layout plan Sheet C.3 I The lot sizes by the underlying code require 1480 square feet. The proposed lots still average larger than the base zone. The variations in lot sizes are proposed to utilize the available space on an irregular lot to meet density requirements and to try to utilize the existing open space wisely. This also allows the orientation of houses to best use the space available as private and shared open space on site. The proposed development will have an average lot size of 1572.31 feet and have a minimum width of 18 feet. The largest lot will be 3004.13 square feet; the smallest will be 1312.70 square feet. 2. Site coverage: The site coverage provisions of the base zone shall apply; Response: There is a maximum lot coverage specified in the Development Standards as shown in Table 18.510.2 of 80%. The proposed coverage of less than 80% Iis met by a combination of yards, side yards, pocket park, and the Natural Open Space I - 5 1 • • I I at the north end, 35% is achieved. This means that 65% of the lot is the maximum lot coverage. • I3. Building height: The building height provisions shall not apply; and Response: The underlying zone has a height restriction of 45 foot maximum. The 1 project proposes height of 45 feet maximum including high footing walls to meet the need to elevate the buildings for tree preservation, water quality and detention. This height will also allow the smaller foot prints where required. While still allowing larger I units meeting the market size required for the area. Height will allow a unique character of the final design and allow grading to not enter sensitive areas. 1 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall Ibe the same as that required by the base zone unless otherwise provided by Chapter 18.360; 1 Response: The proposed development does not propose reduced front and rear yard setbacks on the perimeter lots as demonstrated on the site layout plan C3. I . 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 IResponse: Side yard setbacks only apply on edge property to meet the Code. 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 that Iopens facing a street. Response: The proposed development will provide a setback of 18.5 feet from units • I 17-22 garages fronting on the private street in the development. There is no driveway opening onto a public street; therefore, c (1) does not apply. I (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. . ' Response: The proposed development will provide a setback of 18.5 feet from units i 17-22 garages fronting on the private street in the development. The driveways for the ': remainder of the units vary. No garage will be closer than 8 feet from the private street. i B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. Hi 6 I • • I I Response: The proposed development complies with all other provisions of the base zone except as described above. IC. Exceptions to landscaping requirements. The Commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan provides for 20%of the gross site area to be landscaped. Response: A minimum of 25% of the trees will be saved on the site. A Landscaping Plan has been provided on Sheet C.8. The site will be landscaped. No exceptions are 1 ` required. 111 18.350.090 Conceptual Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing I all of the general information required for a Type IIIB procedure, as governed by Section 18.390.050. In addition, the applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through Il. 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. IResponse: This parcel contains topographic features that require special attention i.e. a small wetland area in the 100-year floodplain. The planning objective is to use the I developable land efficiently while creating an attractive neighborhood of single-family attached homes on individually owned lots. To accomplish this the applicant has elected to limit the impact of the streets and to reduce setbacks internal to the Planned I Development in a way to maximize the saving of trees and to minimize the impact to the environment. I The Developer plans to use the Planned Development process to allow flexible standards including zero lot lines, narrow private streets, flexible set backs, coordinated landscaping, special lighting, a landscaped traffic island, special building facades, a pocket park, and shared parking areas to create a superior living arrangement and I community atmosphere. The Planned Development process will also allow the project to efficiently use an odd shaped parcel with limited usable space. This plan was developed in a way that maximizes the quality of the relationship between outdoor spaces I available and architectural features of the building, oriented towards those spaces. It also seeks to minimize the amount of public utilities in an environment in which maintenance of these utilities would burden the City and make saving of the trees more difficult. d The proposal does not propose to enter the wetlands. Special attention has been given I to the wetland area, which has already been impacted by previous development in the area namely the original construction of Barrows Road. 1 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 1 7 I 410 1110 . 1 IResponse: Construction is expected to commence and be completed during the building season of 2005. 1 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. IResponse: The developer intends to build and sell all of the homes in this project. 4. A narrative statement presenting information, a detailed description of which is available Ifrom the Director. Response: A narrative statement for this development accompanies the application. ' It includes an Impact Statement (Exhibit 7), traffic analysis (Preliminary Site Layout Plan, "For Public Street Option", Exhibit 6), (Vision Clearance, Exhibit 6), special studies to allow widening of the street (Cut and Fill Analysis Exhibit 9 &Zero Rise Analysis 11) I required by the presence of a 100-year flood plain. These are all included in the appendix. B. Additional information. In addition to the general information described in Subsection A Iabove, 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; Response: The site is triangular in shape with a small wetland in the eastern corner I in the 100-year flood plain. An existing house, garage and two outbuildings will be demolished and the site will be cleared except for the trees, which will remain as shown on Sheet C.7. Direct access off a County road, Barrows Road, will connect the internal I private street to the transportation system. A 5-foot wide sidewalk will be constructed along Barrows Road for the full length of the project. The installation of the sidewalk will necessitate the dedication of frontage, which the developer has agreed to do. Storm and I sanitary sewer lines are installed in Barrows Road, as are gas lines, water, power and telephone. All internal utilities will be underground. I1. A site concept; Response: The applicant seeks to develop a residential community of 22 single- family attached units on individual lots. All of the homes will face a private, quiet street in ' a setting similar to those conditions enjoyed by the surrounding neighborhoods. Portions of the natural area and numerous existing trees will be preserved. Facing the structures toward the internal street that provides a small pocket park and open areas will protect the character of the proposed neighborhood created by this conceptual design. Each house has a large covered front entry for weather protection year around. Grading I changes between multiple houses provide interest to the building elevations and the rooflines. All houses have garages with access to the main floor that helps conceal automobiles from the curbside view. Additionally, the backyards all have the possibility of having 6' fences for increased privacy, safety and weather protection. The street plan j 1 provides additional maneuverability, car turnaround and access to the mailbox. The mailbox area was placed to be centrally located off of the main route of traffic for minimal I 8 - • 41110 / I • I . visibility and safety. The turnaround also allowed an additional five existing trees to be save for a more natural appearance. This plan has been designed to save the most amounts of existing trees on site while still providing a beautiful, aesthetic, user-friendly neighborhood. Decorative street lights have been placed for evening safety and the ambience of years past. Street trees and plantings have been installed to provide visual screens and to soften lines of the buildings and surrounding driveways. Many of these trees have been placed to shade structures and open space for the comfortable use in 1 the summer. Additional front yard plantings will offer low maintenance beauty with flowering shrubs throughout the year. I3. A grading concept; Response: The project's grading plan and design minimizes the impact on trees Iwhile creating efficient access to building sites. The proposed grading behind the walls also protects the sensitive area at the eastern corner. Walls are utilized to provide transitions from tree areas to other site features. II4. A landscape concept, II Response: The completed development will consist of individual attached residences that will be individually landscaped by their owners. No overall community landscaping is planned except for street trees, front area landscapes, buffer plantings, and community areas. The native vegetation landscaping in the buffer is provided to protect the wetland. I A community 'pocket park'will be placed near the mail pick-up area for additional outdoor recreation: I5. A sign concept; Response: The applicant does not propose constructing a sign identifying the project. 6. A copy of all existing or proposed restrictions or covenants. Response: A preliminary draft of Conditions, Covenants and Restrictions for this development is attached to this application in Exhibit 5. These conditions will help to maintain the quality of the living environment for future owners. I18.350.100 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 i Review. tB. 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, Chapter 18.430,shall be met: I: • 9 • • , Response: All of the provisions of Chapter 18.430 with adjustments as provided under Chapters 18.370 and 18.775 are met in the plans submitted with this application. ' 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 the purpose of this section. In each case, the applicant must provide findings to juste 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, the density established in the underlying zoning district shall govern density. 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 that 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. Response: The applicant is not seeking an increase in density under the above sections. The density conforms to the requirements of the underlying R-25 zone. 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; 10 I I I I I Response: Streets and building areas have been located to preserve existing trees and to miss significant features to the greatest extent possible including the wetland. The meandering of the road and special design of the island in the cul-de-sac as well as Icareful filing of the road alignment has accomplished this. a. In order to save the trees concrete section of street and careful excavation of organic soil above the roots will be accomplished. 1 b. Structures located on the site shall not be in areas subject to ground slumping Iand sliding; Response: Ground slumping and sweeping trees indicative of surface sliding have Inot been identified on the site. (3) There shall be adequate distance between on-site buildings and other on- I site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; I Response: The proposed locations of building pads have been identified and established by trees to be saved and by maintenance of normal set backs at the edges of the property similar to a normal subdivision. The private road separates all buildings on-site from each other. Adequate space for Fire Truck access and Hose Lay has been - Iprovided. (2) The structures shall be oriented with consideration for the sun and Iwind directions, where possible;and Response: The orientation of pads for future structures was limited by the I configuration of the lot. An effort has been made to align the building along an east to west axis which will provide the greatest sunlight coverage, reduce the effects of wind as it comes primarily from the south and the axis should therefore further protect the buildings from the storm damage. I (5) Trees preserved to the extent possible. Replacement of trees is subject () P P P .f subject the requirements of Chapter 18.790, Tree Removal. Response: The proposed development has used the Planned Development process Ito save as many trees as possible. Sheet C.7 demonstrates the extent of trees to be saved. A Landscape Plan has been included as Sheet C.8. Individual homeowners will add materials to their yards, which will further enhance the livability of the project. ' b. Buffering screening and compatibility between adjoining uses: . (1) Buffering shall be provided between different types of land uses, e.g., between single-family and multi family residential, and residential and - commercial uses; I 11 i 0 I I I Response: The proposed development is bordered to the west by a long garage, the north by Barrows Road and the south by future developable land and to the east by a wetland. Buffering shall be added only to the south. South of the development is a I parking garage for a multi-family apartment complex. The areas south of the multi-family parking area is being approved by the city at this time. (3) On-site screening from view from adjoining properties of such activities I 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: 1 (a) What needs to be screened; I (b) The direction from which it is needed;and (c) Whether the screening needs to be year-round. IResponse: The proposed development will eventually be surrounded by other residential development to the south, which will be along the rear yards of several units. I Fencing along this line will be added. A 50' buffer will protect the wetland in the eastern corner. Rear yards of those units abutting Barrows Road will have fencing in their rear yards. Ig. Landscaping and open space: (1) Residential Development:In addition to the requirements of subparagraphs I (4)and(5)of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; I Response: The proposed development will preserve approximately 35% of the total site as open space. Ih. Public transit: - (1) Provisions for public transit may be required where the site abuts a public Itransit route. Response: The subject site does not abut a public transit route. No bus line except on Scholl's Ferry Road. ISigns: _ ' (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; i . 12 I • • I IResponse: No signs are proposed. Ij. Parking: (1) All parking and loading areas shall be generally laid out in Iaccordance with the requirements set forth in Chapter 18.765; Response: Parking will be in garages. Visitor parking will also be provided off street I as shown on Sheet C.3.A total of 1.5 cars per unit have been provided. Each unit has 2 bedrooms. Ik 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; Response: The storm water system of the proposed development will be designed in accordance with the latest standards adopted by Clean Water Services. All storm water I will be detained, treated and discharged to the existing discharge location on the north end of the project adjacent to Barrows Road. Storm water will be detained on-site since downstream flooding constrictions have been identified by the City of Tigard. This results Iin the City requiring detention. 1. Floodplain dedication: Where landfill and/or development is allowed within or I 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 foodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance Iwith the adopted pedestrian bicycle pathway plan. Response: This area does include a small area of a regulated floodplain with a I wetland inside of it. There is a small amount of construction activity in the floodplain to accommodate the construction of Barrows Road. There is no bike path on the City's Master plan for bicycle paths; therefore, only a dedication for flood plain is proposed. IFlood plain cuts and fills have been balanced as shown on Exhibit 9. i i ' 18.350.110 Shared Open Space i j A. Requirements for shared open space. Where the open space is designated on the plan as common open space the following applies: ! ' I. The open space area shall be shown on the final plan and recorded with the Director; and 2. The open space shall be conveyed in accordance with one of the following methods: ! - a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with R 1 13 • • 1 regard to the size, shape, location, improvement and budgetary and maintenance limitations; Response: The applicant proposes to have the open space owned by the Homeowners Association. The open spaces are shown on Sheet C.3. ' Chapter 18.370 VARIANCES AND ADJUSTMENTS Sections: 18.370.010 Variances 18.370.020 Adjustments 1 18.370.010 Variances tA. 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. ' Response: A variance is being requested to fill within the 100 year flood plain to construct a roadway retaining wall and cut to balance the fill. The cut is required to mitigate for the fill such that the total flood plain storage is the same. The variance is ' required to vary from the standards under section18.775.070 Sensitive Lands Permit which normally does not allow land form alterations or developments within the 100-year flood plain except on commercial or industrial land. This variance is requested only for ' the disturbance to construct the roadway along SW Barrows Road. Barrows Road is an existing road that requires widening to Washington County standards as required by the City of Tigard of the Barrows Road Planned Development. B.Applicability PP h'o fP rovisions. 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 Hprocedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 ' below. ' 14 • 1 • • I I2. The Director shall approve, approve with conditions, or deny an application f or a variance based on finding that the following criteria are satisfied: Ia. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other Iproperties in the same zoning district or vicinity; Response: The proposed variance is not detrimental to the purposes of this title and I is not detrimental to any other policy or standard and is specifically requested to meet the road standards in section 18.810. Ib. 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 Idistrict; Response: The variance is required because of the need to construct public Iimprovements adjacent to the flood plain and wetlands. I c. The use proposed would 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; Response: The variance is specifically to meet City road standards which conflict with the sensitive land policies of the City. i1 d Existing physical and natural systems, such as but not limited to traffic, drainage, I 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 ' I Response: The variance does not materially affect the natural systems. e. The hardship is not self-imposed and the variance requested is the minimum 1 variance, which would alleviate the hardship. �'I Response: The proposed variance was not created by a self imposed hardship and is simply to meet the requirements of Section 18.810 Street and Utility Improvement Standards. LI _I 3. The Director shall approve, approve with modifications, or deny an application for a Isubdivision variance subject to the criteria set forth in Section 18.370.010.0 I 15 • • 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. B. Development adjustments. ' 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: • ' a. Front yard setbacks. Up to a 25%reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced ' by this provision. b. Interior setbacks. Up to a 20%reduction of the dimensional standards for the side ' and rear yard setbacks required in the base zone. c. Lot coverage. Up to 5%increase of the maximum lot coverage required in the base zone. ' 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; 1 b. The adjustment will result in the preservation of trees, if trees are present in the development area; ' c. The adjustment will not impede adequate emergency access to the site; d. There is not a reasonable alternative to the adjustment, which achieves the desired ' effect. Response: No adjustments under this portion of the code are proposed. This section does not apply. ' 16 • • 1 t ' 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 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 of property;and d The adjustment is necessary for the preservation and enjoyment of a substantial ' property right because of an extraordinary hardship that would result from strict compliance with the regulations of this title. Response: No adjustments under this portion of the code are proposed.This section does not apply 6. Adjustments to landscaping requirements (Chapter 18.745). ' a. Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no ' cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: ' (1) The ground within the drip-line is altered merely for drainage purposes; and It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. Response: No existing trees are proposed as street trees. This section does not apply. ' b. Adjustment for street tree requirements. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with ' conditions, or deny a request for the adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: ' - 17 • I • • I I - (1) If the location of a proposed tree would cause potential problems with existing utility lines; II (2) If the tree would cause visual clearance problems;or (3) If there is not adequate space in which to plant street trees. IResponse: Several adjustments to spacing are required to meet the location of planters available. There is not adequate space in which to plant trees at exactly 30' I spacing using medium trees. Street trees are shown based on building design locations. The required tree locations also conflict with driveways. An average of 25-feet is proposed. Therefore this meets the intent of the requirement. 11. Adjustments for street improvement requirements (Chapter 18.810). By means of a I 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: 'I 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 Ipublic benefits of strict application of the standards. I Response: The standards for street right-of-way along Barrows Road are proposed, . to Washington County Standards and result in the following information: 30 feet dedication from centerline of right-of-way, 18 foot wide street with 18 foot travel lane and I sidewalk. This is not the same as City Standards of 35 feet from centerline right-of-way dedication, street 23 feet wide, with bike lanes and sidewalk. Also, improvements cannot be constructed to the property corner at the far north end because this would require fill in a Sensitive Area that cannot be disturbed without a City Plan Amendment. These I adjustments to the Standard Street Improvements are requested. I18.810.040 Blocks Response: The proposed planned development proposes to not provide the block I spacing of a maximum of 2000 feet measured along the centerline of the streets as allowed by this section of the code. There is no potential to meet this requirement due to past development in the area. 1 18.810.070 Chapter 18390 Decision-Making Procedure I 18.390.050 Type III Procedure I - 18 • • 1 1 2. Content. Type III applications shall: e. Include an impact study. The impact study shall quantify the effect of the ' development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the ' development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected 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 impacts of the development. Response: The Impact Study is included as an Exhibit 7. (Note:The applicant will,on the final plat,dedicate all necessary rights-of-way and easements to provide for the proper location of needed public facilities as required by this section.The Preliminary Plat details the anticipated easements for the project. ' Chapter 18.430 SUBDIVISIONS ' Sections: 18.430.040 Approval Criteria:Preliminary Plat 18.430.050 Submission Requirements:Preliminary Plat ' 18.430.060 Adjustments Authorized 18 430.070 Approval Criteria:Final Plat 18.430.080 Improvement Agreement ' 18.430.090 Bond 18.430.100 Filing and Recording 18.430.110 Vacation of Plats • 18.430.020 General Provisions 1 . - 111 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. 19 ' • • 1 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. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall g g 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. ' Response: The project does not create lots large enough to be re-divided. 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 than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. Response: Under the P. D. approvals, lot sizes do not have to meet those established under the underlying zone. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. ' Response: One of the units will probably be used as a sales office during and after construction. ' F. Minimize flood damage.All subdivision proposals shall be consistent with the need to minimize flood damage. surface water in on-site system when Response: The proposed project captures su y storm water enters the site and directs flow to areas that will not subject other ' developable properties to flooding. ' 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 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. ' . Response: The proposed project has 1022 square feet of property within the 100- ' year flood plain. An additional amount has been added by grading to provide cut in the general area to match fill for a road retaining wall. This wall was added to keep from filling within the flood plain and from impacting a CWS buffer. This area can be dedicated to the city as a greenway without affecting the proposed development. There ' 20 • • I . is no adopted pedestrian bicycle pathway on their property along Summer Creek in this area. H. Need for adequate utilities.All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The proposed Barrows Road P.D. has public utilities that will be located and constructed to minimize flood damage. The 100-year flood plain is below utilities serving the area. I. Need for adequate draina g e.All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and 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). 1S Response: The site is less than 50 lots or 5 acres, so this section does not apply. The base flood elevation is 176.8' and does impact the property at the north end. ' 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; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; ' 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 modem the street or road pattern; and an explanation has been provided for all common improvements. ' Response: The applicant has checked and reserved the name of "Barrows Road Estates" and submitted the reservation documents to The City of Tigard at the same time as this submittal. 21 I • I I I18.430.050 Submission Requirements:Preliminary Plat I A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. 1 B. Additional information.In addition to the general information described in Subsection A, above the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. The Preliminary Plat shows lot dimensions, tracts, and I easements required for Barrows Road Estates.Additional easements shall be provided as required by the City Planned Development. I18.430.060 Adjustments Authorized 1 A. Granting of adjustments. The Director may authorize adjustments to the subdivision regulations prescribed by this title, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 Cl. IResponse: No Adjustments are proposed by the development. I Chapter 18.510 RESIDENTL4L ZONING DISTRICTS ' Sections: 18.510.020 List of Zoning Districts 18.510.030 Uses i 18.510.040 Minimum and Maximum Densities I 18.510.050 Development Standards • I18.510.020 List of Zoning Districts B. R-25:Medium High-Density Residential District. The R-25 zoning district is designed to I accommodate existing housing of all types and new attached single-family and multi family housing units with a minimum lot size of 1,480 square feet.A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are 1 permitted conditionally. 1 • 22 I • • I IResponse: The proposed development is situated in the R-25 Zoning District. The proposed plan has an average lot size of 1551 square feet, which is larger than the 1430 square feet average required in the Planned Development approvals. 1 18.510.030 Uses B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is Ipresented in Table 18.510.1. TABLE 18.510.1 IUSE TABLE USE CATEGORY R-1 R-2 R-3..5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL I Household Living P P P P P P P P Group Living RIXC R'OC Rl/C R'XC Ri/C R'IC RIfC R'IC Transitional Housing N N N N N C C C Home Occupation R2 R2 •R2 R2 R` R2 R2 R2 IHOUSING TYPES . Single Units,Attached N N N Ra Re/C P P P I Single Units,Detached P P P P P P. P P Accessory Units R3 R3 R3 R3 R3 R3 R R3 Duplexes N N C C P P P P Multi-Family Units N N N N N P P P. I Manufactured Units P P P P P P P P Mobile Home Parks+Subdivisions N N C C P P P P IP=Permitted R=Restricted Conditional Use N=Nat Permitted 'Group living with five or fewer residents permitted by right; group living with six or more residents permitted as conditional use. I2Permitted subject to requirements Chapter 18.742. I3Permitted subject to compliance with requirements in 18.710. I Response: The proposed development is for attached single-family residential units in the R-25 zone, which is permitted in this section. I18.510.040 Minimum and Maximum Densities • A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, I the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum 1 I density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums a I densities is governed by the formulas in Chapter 18.715, Density Computations. The removal of the private access has flood plain and wetland results in 41,292.30 square feet or.948 • I • 23 I • • • I acres x 25 =23.7 units. The minimum densi ty is 80%of this number; which are 18.96 units. o 22 units are proposed which is between these two numbers. 1 • 18.510.050 Development Standards IA. Compliance required. All development must comply with: Ui. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; I2. All other applicable standards and requirements contained in this title. . IB. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. I TABLE 18.5(0.2 DEVELOPMENT STANDARDS IN RESI1)ENl`IAt.ZONES I STANDARD R-1 1t-2 R-3.3 R-4.5 i2-7 Minimum Lot Size -Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 1,500 sq_fl. 5,000 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq.ft. U Attached unit(I] 5.000 sq.ft. . Average Minimum Lot Width Detached unit lots 100 ft t00ft. GS ft 50 ft 50 ft. -Duplex lots 90 ft. 90 ft 50 ft. -Attached unit lots 40 ft. I Maximum Lot Coverage - - - - 80%121 Minimum Setbacks Front yard 30 fl. 30 ft. 2011 20 ft. 15 ft. -Side facing street on comer&through lots 20 ft. 20 ft 20 ft. 15 ft. 10 ft. U Side yard 5ft 5fr 5ft. 5ft. 5ft Rear yard 25 fl. 25 ft. 15 ft 15 fl. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line I and front of enrage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 fl. 30 ft. 30 ft. 30 ft_ 35 R Minimum Landscape Requirement -[I]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. I (2]Lot coverage includes all b ildings and impervious surfaces I Response: The proposed development is a PD within an R-25 zone therefore these requirements are only applicable on the exterior boundaries of the site. The applicant complies with these requirements along the exterior boundaries. I . Chapter 18.705 IIACCESS,EGRESS,AND CIRCULATION • I 18.705.030 General Provisions I24 ' 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. ' Response: Each of the lots in the proposed development provides vehicular access to a public street as shown on the attached plans and required by this section. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N Response: We were unable to understand this sections relationship to curb cuts. We ' believe this to be a reference to 18.810.0300. If so, the applicant will conform to section 15.04.080 and to the requirements of this section. 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 offacility) 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 125 feet. Response: An Access Management Report is included in Exhibit#6. This report indicates that existing accesses meet the 200' spacing rule. 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; TABLE 18.705.1 ' VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling. Minimum Number of Minimum Access Width Minimum Pavement Unit/Lots Driveways Required R°idtb ' I or 2 1 1 15' 10' 3 G 20' 20' • I. TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTI-FAMILY RESIDENTIAL USE Dwelling Minimum Number of Minimum Access Minimum Pavement Sidewalks, Units Driveways Required Required Etc. ' 25 • • 1 1-2 1 15' 10' 1 3-19 1 30' 24' if two-way, 15' if one-way: Curbs and 5' walkway required 20-49 1 30' 24' if two-way or 30' 15' if one-way: Curbs and 5' 2 walkway required 50-100 2 30' 24' Curbs and 5' walkway required 1 Response: Driveways proposed are all separate driveways and shall meet the ' requirements of this table. Lots 1 & 2, 13 &14, and 15 & 16 share a 10'driveway and split to two separate 10' driveways. ' 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; ' Response: All of the private residential drives included in the proposed development will be designed and will be maintained in accordance with the Uniform Fire Code. Chapter 18.715 ' DENSITY COMPUTATIONS ' 18.715.020 Density Calculation ' A. Definition of net development area.Net development area, in acres, shall be determined by subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed: 1 1. All sensitive land areas: a. Land within the 100 year floodplain; b. and or slopes exceeding 25%; c. Drainage ways; and d Wetlands. 1 2. All land dedicated to the public for park purposes; • 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage; b. Multi family development: allocate 15%of gross acreage. 4. All land proposed for private streets;and 26 I • • I I 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. IResponse: The following shows the Density Calculation for the subject property. Gross site area 59,030 Sq. Ft. I Less 1. Sensitive land areas I a. 100-year floodplain area 1022 Sq. Ft. b. Slopes exceeding 25% 0 Sq. Ft. c. Drainage ways NA d. Wetlands 0 Sq Ft ISub-total Sensitive land areas 1022 Sq. Ft. 2. Land dedicated to Public Park None I3. Public street right-of-way 2,476 Sq. Ft. I4. Private street right-of-way 14,239.70 Sq. Ft. 5. Density Transfer None Requested 1 6. Net Development Area 41,292.30 Sq. Ft. I 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. I Response: The following shows the calculation for the maximum number of Iresidential units for the subject property. Net Development Area 41,292.30 ITotal allowable lots .41,292.30/43560 x 25 =23.70 lots i 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). Response: The following shows the calculation for the minimum number of residential units for the subject property. ' Maximum number of lots: 23.7 lots X 0.8 = 18.96 lots minimum. ' 18.715.030 Residential Density Transfer 27 • • A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. la-c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: ' 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations; and Response: Density transfer has not been added to the above maximum density calculation because it was not needed for the density proposed. 2. The total number of units per site does not exceed 125 percent of the maximum number of ' units per gross acre permitted for the applicable comprehensive plan designation. ' Response: Density transfer was not used so this requirement is not applicable. C. Underlying development standards.All density transfer development proposals shall comply with the development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.940, Planned Development. ' Response: The proposed development is to be developed under the provisions of Chapter 18.350, Planned Development. This therefore allows for smaller lots and variable setbacks as proposed. ' Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Sections: ' 18.725.020 General Provisions 18.725.030 Performance Standards 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply 1 with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and ' contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. ' 18.725.030 Performance Standards 28 • I • • I IA. 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. 1 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- I source emission, other than an emission from space heating, or the emission of pure uncombined water(steam)which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070)apply. l 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. I . D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ Irules for odors(340-028-090)apply. E. Glare and heat.No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be Ipermitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at Ithe lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction I equipment at the time of construction or excavation work otherwise permitted by this title. IF. Insects and rodents.All materials including wastes shall be stored and all grounds shall be maintained in a manner, which will not attract or aid the propagation of insects or rodents or Icreate a health hazard. Response: The proposed development is a residential subdivision with discharges that are in compliance with all standards. Clean Water Services standards are being Ifollowed as administered by the City of Tigard to meet federal guidelines for discharges to the Tualatin River. 1 Chapter 18.745 ° I LANDSCAPING AND SCREENING Sections: 18.745.010 Purpose 18 745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegetation I29 • • I I I18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, I and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: I 1. By protecting existing street trees and requiring the planting of street trees in new- developments; I2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas; and 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. IResponse: Landscape materials and trees have been placed to buffer between the concrete driveways of theses houses and to soften the exterior entrances. The trees will I provide shade during the summer, but allow sunlight in during the winter months. Landscape beds in the front yards, pocket park and open spaces have similar plant materials and styles that unify the spaces, but define them at the same time. The trees I surrounding the open spaces provide a feeling of enclosure by screening off neighboring properties and providing additional privacy and shade. The pocket park has open grass areas for recreational activities as well as a picnic table. 18.745.020 Applicability I 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. 1 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 I this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.0. I B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. IC. Size and spacing of street trees. I30 1 • • 1 • I 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; 1 2. The specific spacing of street trees by size of tree shall be as follows: III a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; I b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; I d Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back I edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to I . any existing street tree; • f Tree pits shall be located so as not to include utilities(e.g., water and Igas meters) in the tree well; g. On premises utilities (e.g., water and gas meters)shall not be installed I . within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; Ii. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type, which at full maturity, will not interfere with the lines; Ik. Trees shall not be planted within two feet from the face of the curb;and I 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: ' (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paved blocks and cobblestones;and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. 31 • • ' Response: Street trees are provided on the private streets and are placed in the available landscape beds. These trees will help soften the exteriors of the buildings and provide shade during the hot summer months. Street trees conform to the standards and have been chosen from the Portland Street Tree List for compatible street trees. Since all power will be underground the height of trees is not a concern. The project has proposed spacing of medium size trees at greater than standard distances and has ' explained why in the Adjustments Section 18.370.020. ' E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. ' Response: There are no existing trees used as street trees. All of the trees remaining on site prior to construction will be inspected and protected during construction. The arborists report discusses fill around existing trees to be saved in which cutting and filling will be allowed within the drip line of the trees. All trees to be saved have construction near or within the drip line of the tree. All new trees will be planted according to the best methods available. . G. Granting of adjustments.Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval ' criteria in Section 18.370.020.C.4.b. H. Location of trees near signalized intersections. The Director may allow trees closer to ' the specified intersections, which are signalized,provided that the provisions of Chapter 18.795, Visual Clearance, are satisfied. ' Response: Adjustments allowed in this section have been requested for spacing variation and location behind the sidewalk as allowed by the PD process. The reason for moving them behind the sidewalk is to create an easier grade transition to the houses and to allow better visibility on the narrow street. ' 18.745.050 Buffering and Screening ' A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection ' and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; ' 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter 32 I III I (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; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan I may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. IB. Buffering and screening requirements. , ' 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the Iabutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, access ways or parking areas shall be Iallowed in a buffer area except where an accessway has been approved by the City; I 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 1 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and.screening as specified in Table 18.745.1. In addition, Iimprovements shall meet the following specifications: a. At least one row of trees shall be planted They shall have a minimum caliper of two inches at four feet in height above grade for deciduous Itrees and a minimum height offive feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: I (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; I (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no Igreater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet 1 - apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be I. planted for each 1,000 square feet of required buffer area; I33 I • • I Ic. The remaining area shall be planted in lawn or other living ground cover. Response: Buffering and screening will be provided along the entire south and east I face of the project with an A style buffer(10 feet of law minimum). Planting trees and a 6' good neighbor fence on the property edge has augmented this buffer. A Landscape Plan has been provided which will further"buffer" the units from each other and various owners will provide the individual landscaping. 1 18.745.060 Re-vegetation IA. When re-vegetation is required Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by I structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed IResponse: The proposed re-vegetation shall be as per the requirements of CWS as administered by the City of Tigard and occurs in the open space tract at the north corner of the property. All other portions of the site are either planted with lawns or ground Icover. Please see Exhibit 3. I Chapter 18.755 IMIXED SOLID WASTE AND RECYCLABLE STORAGE I Sections: 18.755.010 Purpose and Applicability ,18.755.020 Definitions 18.755.030 Materials Accepted I18.755.040 Methods of Demonstrating Compliance 18.755.050 Location,Design and Access Standards for Storage Areas I18.755 010 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 Isolid 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. a I34 • • Response: The development is an attached residential project with individual lot waste handling facilities. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS Sections: 18.765.010 Purpose 18.765.020 Applicability of Provisions 18 765.030 General Provisions 18 765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.060 Parking Structure Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements 18 765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 1 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. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, I egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single- - family attached dwellings shall be located on the same lot with the dwelling(s); 35 1 • Response: Each house in the subdivision will meet its own off-street parking • requirement of 1.5 cars per 2 bedroom unit(all units are 2 bedroom units). The total cars provided will be based on a total of 33 for 22 units. Since cars are located internal to each units the spaces for these are not shown on the plans. ' Chapter 18.775 SENSITIVE LANDS Sections: 18.775.010 Purpose 18.775.020 Applicability of Uses: Permitted,Prohibited, and Nonconforming 18.775.030 Administrative Provisions 18.775.040 General Provisions for Floodplain Areas 18.775.050 General Provisions for Wetlands 18.775.060 Expiration of Approval:Standards for Extension of Time 18.775.070 Sensitive Land Permits 18.775.080 Application Submission Requirements 18.775.100 Adjustments to Underlying Zone Setback Standards ' 18.775.110 Density Transfer 18.775.120 Variances to Section 18.775.090 Standards 18.775.130 Plan Amendment Option 18.775.010 Purpose A. Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion,promoting bank stability, maintaining and enhancing water quality, and fish ' and wildlife habitats, and preserving scenic quality and recreation potential. B. Implement comprehensive plan and floodplain management program. The regulations of ' this chapter are intended to implement the comprehensive plan and the city's flood plain management program as required by the National Flood Insurance Program, and help to • preserve natural sensitive land areas from encroaching use and to maintain the September 1981 1 and, where revised, the March 20, 2000, zero foot rise floodway elevation. C. Implement Clean Water Service (CWS)Design and Construction Standards. The ' regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS Design and Construction Standards, as adopted February 7, 2000. D. Implement the Metro Urban Growth Management Functional Plan. The regulations of this chapter are intended to protect the beneficial water uses and functions and values of resources within water quality and flood management areas and to implement the performance 1 standards of the Metro Urban Growth Management Functional Plan. E. Implement Statewide Planning Goal 5(Natural Resources). The regulations in this chapter are intended to address the requirements of Statewide Planning Goal 5 (Natural ' 36 1 • • 1 I Resources)and the safe harbor provisions of the Goal 5 administrative rule pertaining to wetland and riparian corridors. IResponse: In order to comply with the intent of this Chapter the applicant has evaluated flood potential and determined that the area is not subject to the flood plain management program. The Flood Plain is at elevation 176.8 and the lowest building is at I 189.0. The Clean Water Standards will be met in the project's design, erosion control plans and inspection. The applicant has proposed environmental protection of the wetland and riparian corridor that is on site. IF. Protect public health, safety, and welfare. Sensitive land areas are designated as such to protect the public health, safety, and welfare of the community through the Iregulation of these sensitive land areas. I G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: The 100 year floodplain or 1996 flood inundation line, whichever is greater; II. q Response: 1,022 square feet of this parcel is within the 100-year floodplain. An p additional amount has been added by grading and has been shown as a dedication to I the City of Tigard, as required by the City. This elevation and the flood plain line shown on the plans are based on the preliminary flood plain map for the City of Tigard, dated 11/12/03. 1 2. Natural drainage ways: I Response: No natural drainageways exist on this site except for the small floodplain in the eastern corner. This area exists in the flood plain from Summer Creek. 1 3. Wetland areas which are regulated by the other agencies including the U.S.Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard, Wetland and Stream Corridors Map.; and have not been impacted by Iimprovements of Barrows Road The improvements do not extend across the full frontage of the property. I Response: The site is designated as a significant wetland on the City of Tigard, Wetland and Stream Corridors Map does include jurisdictional wetlands that may be regulated by the state and federal agencies. The applicant will not prepare a 404 joint fill I permit to be submitted to the agencies. Wall to be constructed in the wetland area will be reviewed as a portion of this application. Washington County has been notified that construction cannot extend to the property line because of Tigard's ruled regarding this corridor. All of the agencies affected by this construction will be or have been notified. 1 1 37 1 • • I I4. Steep slopes of 25%or greater and unstable ground Response: Slopes 25 % or greater do not exist on this site. N. Subdivisions and partitions in 100 year floodplain. Subdivisions and partitions in the 100 year floodplain shall meet the following criteria: 1. The design shall minimize the potential for flood damage; ' 2. Public utilities and facilities such as sewer, gas, electrical, and water systems shall be located and constructed so as to minimize flood damage; 3. Adequate drainage shall be provided to reduce exposure to flood damage; and 4. For subdivisions or partitions which contain more than 50 lots or 5 acres and I where base flood elevation data is not available from the Federal Emergency Management Agency (FEMA) or another authoritative source, the applicant shall generate base flood elevation data to be reviewed as part of the application. Response: The project does have a 100-year floodplain area associated with it. The 100-year flood plain has been shown on the drawings. The flood plain location and Ielevation does not affect development of the parcel. I18.775.070 Sensitive Land Permits B. Within the 100 year floodplain. The Hearings Officer shall approve, approve with I conditions or deny an application request within the 100 year floodplain based upon findings that all of the following criteria have been satisfied: 1. Land form alterations shall preserve or enhance the floodplain storage function ' and maintenance of the zero foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements and other development unless certified by a registered professional engineer that the ' encroachment will not result in any increase in flood levels during the base flood discharge; I Response: The proposed Planned Development is required to construct the maximum amount of roadway possible along Barrows Road. The plan continues the roadway to the edge of the wetlands that cannot be filled under the present City code. 1 The construction of the road creates fill within the 100-year flood plain, within an eddy/backwater of Summer Creek. It location is outside of the channel that influences the100 year flood plain elevation even if the area is cut or filled this has been explained Iin the flood information provided in our submittal. 2. Land form alterations or developments within the 100 year floodplain shall be I allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that 1 38 • I I alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.120 of the Community Development Code shall be allowed in areas designated Iresidential subject to applicable zoning standards; 111 Response: The proposed land cut and fills on the grading plan proposed to maintain the storage capacity of the flood plain is within a residential zoned property. A variance to allow landform alteration is required because the road improvement requires fill to be constructed. The fill includes the wall that is required to minimize the cut and fill without I encroaching into the wetland. A variance under 18.370.010 is required and in being requested as part of the approval process only to construct the road and retaining wall. If this is not allowed the alternative will be to not build the roadway in this area as I required by the City. Although this does not affect the ability to provide a safe access to SW Barrows road it does maximize the amount of street that can be required of the development. I 2. Where a land form alteration or development is permitted to occur within the floodplain Iit will not result in any increase in the water surface elevation of the 100 year flood; Response: The proposed grading plan does not increase the water surface elevation of the 100-year flood. ' 3. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of Isaid pathway is deemed by the Hearings Officer as untimely; Response: There is no pedestrian/bicycle pathway plan location on the site. 5. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the Ielevation of an average annual flood; 6. The necessary U.S.Army Corps of Engineers and State of Oregon Land Board, Division Ilof State Lands, and CWS permits and approvals shall be obtained;and 7. Where landform alterations and/or development are allowed within and adjacent to the 100 year floodplain, the City shall require the consideration of dedication of sufficient I open land area within and adjacent to the floodplain in accordance with the 1 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 Iadopted pedestrian/bicycle pathway plan. 18.775.100 Adjustments to Underlying Zone Setback Standards _I When necessary, the Planning Director may approve adjustments to dimensional standards of the underlying zone district to further the purpose of this section. I I39 • • 1 A. Adjustment option. The Planning Director may approve up to 50%adjustment to any dimensional standard (e.g., setback height or lot area) of the underlying zone district to allow development consistent with the purposes of this section. The purpose of the adjustment process is to reduce adverse impacts on wetlands, stream corridors,fish and wildlife habitat, water quality and the potential for slope offlood hazards. B. Adjustment criteria. A special adjustment to the standards in the underlying zoning district may be requested under Type II procedure when development is proposed within or • adjacent to the vegetated corridor area. In order for the Director to approve a dimensional adjustment to standards in the underlying zoning district, the applicant shall demonstrate that all the following criteria are fully satisfied: 1. The adjustment is the minimum necessary to allow a permitted use, while at the same time minimizing disturbance to a water resource, riparian setback area or water quality buffer. 2. Explicit consideration has been given to maximizing vegetative cover, minimizing excavation and minimizing impervious surface area on unbuildable land I3. Design options have been considered to reduce the impacts of development, including but not limited to multi-story construction, siting of the residence close to the street to reduce driveway distance, maximizing the use of native landscaping materials, minimizing parking areas and garage space. 4. . In no case shall the impervious surface area as a single-family residence (including the building footprint, driveway and parking areas, accessory structures, swimming pools and patios) exceed 3,000 square feet of a vegetated corridor area. 5. Assurances are in place to guarantee that future development will not encroach further on land under the same ownership within the vegetated corridor area. • The Planning Director may impose any reasonable condition necessary to mitigate identified impacts resulting from development on otherwise unbuildable land. Response: No adjustments to underlying zone set back standards are proposed other than those allowed under the PD process. The project has proposed more than a 50' buffer set back from the wetland to minimize impacts to sensitive areas. 18 775.110 Density Transfer Density may be transferred from vegetated corridor areas as provided in Sections 18.71 5.020 .18.715.030 • - I Response: No density transfers from steep slopes, flood plain or wetlands. The CWS buffer is included in the density calculations as allowed by the City of Tigard are required as part of the project submittal. 40 I • • I I18.775.120 Variances to Section 18.775.090 Standards Variances to the use provisions of Section 18.775.090 are not permitted Variances from measurable (dimensional)provisions of this section shall be discouraged and may be considered Ionly as a last resort. A. Type II variance option. The Hearings Officer shall hear and decide variances from 1 dimensional provisions of this chapter under Type III procedure, in accordance with the criteria in Chapter 18.370 of the zoning ordinance. B. Additional criteria. In addition to the general variance criteria described in Chapter 18.370, all the following additional criteria must be met to grant a variance to any dimensional provision of this chapter: 1 1. The variance is necessary to allow reasonable economic use of the subject parcel of land, which is owned by the applicant, and which was not created after Ithe effective date of this chapter; 2. Strict application of the provisions of this chapter would otherwise result in the 1 loss of a buildable site for a use that is permitted outright in'the underlying zoning district, and for which the applicant has submitted a formal application; 3. The applicant has exhausted all options available under this chapter to relieve 1 the hardship; 4. Based on review of all required studies identical to those described in I Section 3.02.5.c Tier 2 Alternatives Analysis of the CWS .Design and Construction Standards., the variance is the minimum necessary to afford relief considering the potential for increased flood and erosion hazard, I I . and potential adverse impacts on native vegetation, fish and wildlife habitat, and water quality; Based on review of all required studies identical to those described in Section Is. 3.02.5 of the CWS "Design and Construction Standards", no significant adverse impacts on water quality, erosion or slope stability will result from approval of this hardship variance, or these impacts have been mitigated to the greatest Iextent possible; 6. Loss of vegetative cover shall be minimized Any lost vegetative cover shall be Ireplaced on-site, on a square foot for square foot basis, by native vegetation. ♦ I Response: The project has proposed a Tier 2 Alternatives analysis and the analysis 1 is included within the Submittal for city review and approval. 3 II . 1 41 I • • I Chapter 18.790 I TREE REMOVAL • I Sections: 18.790.030 Tree Plan Requirement 18.790.040 Incentives for Tree Retention 18.790.050 Permit Applicability I18.790.060 Illegal Tree Removal I18.790.030 Tree Plan Requirement I 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, I planned development or conditional use is filed Protection is preferred over removal wherever possible. IB. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees Idesignated as significant by the city; 2. Identification of a program to save existing trees or mitigates tree removal over I 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for Ilandscaping, streets and parking lots: a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D Iof no net loss of trees; b. Retention offrom 25%to 50%of existing trees over 12 inches in caliper I requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; I c. Retention of from 50%to 75%of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; Id . Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. I3. Identification of all trees, which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the Iapplicant to protect trees during and after construction. I 42 • I i • I . IC. 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. Response: Exhibit 8 is an Arborist Study. Sheet C.7 is the Tree Protection and I Removal Plan. The tree removal has resulted in a 31% of the trees will being removed for a total of 510 inches. 9 trees (times 2" trees) excluding street trees have been shown as planted. This will result in 18 inches to be planted. Additional trees may be planted I within C.W.S. buffer area or graded area between the buffer area and the wetland. Trees not planted, as part of the final plans will be bonded for and will be planted off site or on- site as appropriate. The Tree Plan shows 2 trees saved more than the required 25% I minimum savings to meet the allowance for 2/3's mitigation. Saving trees on this type of site during construction can be very difficult. The developer requests flexibility to remove additional trees if required during construction by the arborist. The proposed tree Imitigation costs would then be adjusted to pay additional fees. I18. 790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may . apply one or more of the following incentives as part of development review approval and the Iprovisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 I inches in caliper that are preserved and incorporated into a development plan, a 1%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage I density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would Iotherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be Iaveraged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. NO lot area shall be less than 80%of IS the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the :' development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; • 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided - I by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section j ' 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a I43 I . 0 20%reduction in the required amount of parking may be granted for any one development; S. Commercial/industrial/civic use landscaping. For each 2%of canopy cover I provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%reduction in the required amount of landscaping may be granted. No more than 20%of the required amount of tlandscaping may be reduced for any one development. I C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of 1 development approval. I D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. I Response: The development is not able to use the incentive proposed under this P P section 18.790.050 Permit Applicability IA. Removal permit required Tree removal permits shall be required only for the removal of any tree, which is located on or in a sensitive land area as defined by Chapter 18.775. The I permit for removal of a free shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: Removal of the tree must not have a measurable negative impact on erosion, soil Il. stability, and flow of surface waters or water quality as evidenced by an erosion control plan, which precludes: I a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, Idischarge or as a result of the action of erosion; ` b. Evidence of concentrated flows of water over bare soils; turbid or I sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified I Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of • the stream or wetland, tree removal must maintain no less than a 75%canopy cover or no less than the existing canopy cover. if the existing canopy cover is less than 75%. I44 1 • • D. Removal permit not required. A tree removal permit shall not be required for the P q P removal of a tree which: ' 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal ' Code; Response: The proposed tree preservation plan does not include the removal of any trees within the sensitive area, so no permit will be required. Chapter 18.810 Street Utility Improvement Standards 18.810-1 Code Update:10/02 Sections: I 18.810.010 Purpose 18.810.020 General Provisions 18.810.030 Streets ' 18.810.040 Blocks 18.810.050 Easements 18.810.060 Lots 18.810.070 Sidewalks 18.810.080 Public Use Areas 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities 18.810.130 Cash or Bond Required ' 18.810.140 Monuments 18.810.1 50 Installation Prerequisite 18.810.160 Installation Conformation ' 18.810.170 Plan Check 18.810.180 Notice to City 18.810.190 City Inspection ' 18.810.200 Engineer's Certification 18.810.210 Completion Requirements . 1 ' 45 11, ill 18.810.010 Purpose A. Purpose. The purpose of this chapter is to provide`construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. Response: The applicant will, on the final plat, dedicate all necessary rights-of-way and easements to provide for the proper location of needed public facilities as required by this section. The expected rights-of-way and easements are shown on the Preliminary Plat Plan Sheet C4. IA. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the I standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available.Applicants may be I required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. IB. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. IC. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. • I D. Adjustments.Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type Hprocedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. (Ord 99-22) IE. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean 'public streets"unless an adjustment under Section 18.810.020.D is allowed (Ord I99-22) Response: The Development requests a Type II approval, if required, to allow Washington County Standards to apply to Barrows Road and to allow an in Lieu of fee to be paid for frontage improvements not constructed at the north end. The responses i within the appropriate section explain the reason for these requests. 18.810.030 Streets ; A.Improvements. � ' 1. No development shall occur unless the development has frontage or approved access to a public street. -. ' 2. No development shall occur unless streets within the development meet the standards of this chapter. r.1 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 .1 46 I I 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. I4. Any new street or additional street width planned, as a portion of an existing street shall meet the standards of this chapter; I5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: I . a. A partial improvement is not feasible due to the inability to achieve pesign dards; A partial roper d improvement stan may I b. create a potential safety hazard to motorists or pedestrians; Ic. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable I . future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; Id The improvement would be in conflict with an adopted capital improvement plan; I e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or If Additional planning work is required to define the appropriate design standards for the street and the application is for a project, which would I contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted Iby the City Engineer pursuant to Section 18.810.020.B. • 7. The approval authority may approve adjustments to the standards of this I 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 I the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the I 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 47 1 • I 1 the standards may not be granted if the adjustment would risk public safety. 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 the Council for the purpose of general traffic circulation deems such street essential: 1 1. The Council may approve the creation of a street by deed of dedication without 1 full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council. be present: Ito a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning I or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated Iownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control Iof subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full I . compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: Ia. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be I made; b. The recommendation, if any, shall be based upon a finding that the Iproposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to I the Council may attach conditions which are necessary to preserve the standards of this title;and 1 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as grantee. ICCreation 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: I1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 48 1 ;410 111 I I2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301 ' 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 ades shall be approved by the City Engineer in accordance with �' PP rove Y I 2. Subsection M below;and Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: Ia. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or Ib. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical I or other existing conditions of the kind. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. IE. 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 I width shall be determined by the decision-making authority based upon anticipated average daily traffic(ADD 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 I provide guidance for determining improvement requirements within the specified ranges) These are presented in Table 18.810.1. I1. 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 Idevelopment after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; 1 b. Anticipated traffic generation; I . On-street parking needs; d. Sidewalk and bikeway requirements; ' e. Requirements for placement of utilities; i ; ' f. Street lighting; g. Drainage and slope impacts; 1 49 I I 1 h. Street tree location; I . i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; 1 k Access needs for emergency vehicles. Response: Under adjustments to the provision of this chapter, 18.810.020 the ' Developer requests that an adjustment(if required) to allow the use of Washington County as the applicable design standard for Barrows Road. It should be noted that the Beaverton side of the street is built to County standards. Also that the Northerly end of I the street be removed from the developers requirements to the location shown and that the City consider an in lieu for the remainder of the street. We also would like the City to consider ending the street improvement further to the south if allowed. IF. Future street plan and extension of streets. A future street plan shall: Il. 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 I 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 I City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved.A street proposal may be modified when subsequent subdivision proposals are Isubmitted b. Identibl existing or proposed bus routes,pullouts or other transit I facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Response: Future street plans are not applicable since there are no streets within I 530 feet of the site that can be constructed to increase connectivity through the parcel. A connection between 135th and Barrows north of the site would be more than 530 feet to the north of the site entrance to miss the Wetlands and Summer Creek is the only Iconnection feasible. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and '•. a. These extended streets or street stubs to adjoining properties are not ' considered to be cul-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 I . 50 . . I • • I Engineer, the cost of which shall be included in the street construction cost. I c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. 1G. Street spacing and access management.Refer to 18.705.030.H. H. Street alignment and connections. 1 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, I covenants or other restrictions existing prior to May 1, 1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Response: Pre-existing Development has removed the potential for local, I neighborhood and collector streets being connected through the property. A northern connection through the site would not serve to provide connectivity in a reasonable pattern. I2. All local, neighborhood routes and collector streets, which abut a development site, shall be extended within the site to provide through circulation when not I 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 I 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 I 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. . I3. 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. I4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the Idevelopment. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a I right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75°unless there is special intersection design, and:: I 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; I51 2. Intersections which are not at right angles shall have a minimum corner radius Iof 20 feet along the right-of-way lines of the acute angle;and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. IJ. 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 Ior development. K Partial street improvements. Partial street improvements resulting in a pavement width of I 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 Ideveloped. L. Cul-de-sacs.A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical Iconstraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sacs shall terminate with a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer; and I 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb.. I 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. IM Street names.No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as Iapproved by the City Engineer. IN Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or I 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 I2. Centerline radii of curves shall be as determined by the City Engineer. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, I wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080;and: 1. Concrete curbs and driveway approaches are required; except I52 I • • I I 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval;and I 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. I P. Streets adjacent to railroad right-of-way_ Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of I the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. IQ. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate I protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: I1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate ibuffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non-access Ireservation along the arterial or collector;or 4. Other treatment suitable to meet the objectives of this subsection; I5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. IR Alleys,public or private. Alleys shall be no less than 20 feet in width. In commercial and industrial Il. districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. I 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. IS. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to I , provide certification to the City that all boundary and interior monuments shall be reestablished and protected it -53 ' • • ' 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. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. ' W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. ' 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the ' preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and ' 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. X Traffic signals. The location of traffic signals shall be noted on approved street plans. ' Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed The cost shall be included as a condition of development. ' Y. Street light standards. Streetlights shall be installed in accordance with regulations adopted by the City's direction. ' Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City ' Engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1 54 1 11111 • 1 ' 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; I3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway;however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of Iconstruction in the development; 4. The final l ift shall be Class C asphaltic concrete as defined by A.P.W.A. standard Ispecifications;and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord 99-22) ' 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 I speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate.As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming I measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to I the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The City will hold the funds for a period of five (5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any Ifunds not used by the City within the five-year time period will be refunded to the developer. AC. Traffic study. I1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: Ia. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County b. Trip generations from development onto the City street at the point of access and them existing ADT fall within the following ranges: I Existing ADT 0-3,000 vpd 3,001-6,000 vpd >6,000 vpd ADT to be added by development 2,000 vpd 1 1,000vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: I I55 • 1 ' (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the ' proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points ' (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard ' (5) The proposal requires a conditional use permit or involves a drive-through operation ' (6) The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOTfacility and/or c. Trip generation from a development adds 50 or more peak hour trips to ' an ODOTfacility. (Ord 02-33) Response: All design provisions of this section will be met as required by the City. A ' traffic study should not be required because of the size of the project it does not meet the standards the would require a traffic study. ' 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ' B. Sizes. • 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured ' along the centerline of the streets except: Where street location is precluded by natural topography, wetlands or ' other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. 1 56 1 • • 1 1 c. For non-residential blocks in which internal public circulation provides equivalent access. 1 2. Bicycle and pedes&ian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or 1 strict adherence to other standards in the code. (Ord. 02-33) Response: Block design standards cannot be met because of wetlands, Summer 1 Creek, and pre-existing development. 18.810.050 Easements 1 A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a 1 development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements.A property owner proposing a development shall make arrangements 1 with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility ' company, applicable district, or City Engineer. Response: Easements are proposed based on City standards. Other utility 1 easements shall be available as required by the utility company providing service. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and:: 1 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 1 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities ' required by the type of use proposed. B. Lot frontage.Each lot shall abut upon a public or private street, other than an alley,for a ' width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050(C)applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. i • 1 57 I • IC. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: . 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of- way;and ' 2. All through lots shall provide the required front yard setback on each street. D. Lot sidelines. The sidelines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are ' likely to be re-divided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller.size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: Lot frontage for all attached single family lots are normally required to be 15'. This requirement is met by either frontages along Hallmark or Barrows Road through lots were required to overcome topographic issues. ' 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 meeting City standards along both sides of the street.A development may be approved if an adjoining street ' has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street ' B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additional vehicle trips or more per day, an applicant shall be required to ident?I1,000 direct, safe (1.25 x the straight line distance)pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers(schools, parks, libraries, etc.). In addition, the developer may be required to participate ' in the removal of any gaps in the pedestrian system off-site if justfed by the development. ' 2. If there is an existing sidewalk on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk subject to rough ' proportionality(even if the sidewalk does not serve a neighborhood activity center). ' Response: Sidewalks are provided within the Development on one side of the street as required. B1 and B2 do not apply. ' 58 • • 1 C. Planter strip requirements.A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist:there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street(15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case ' by case basis if a property abuts more than one street frontage. Response: Private streets are not required to have planters. The use of a landscape strip behind the sidewalk on the narrow private street allows the houses to have more privacy on a narrow street pattern. ' D. Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width, and: 1 1. All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. ' E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering department to so build or construct: ' 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his opinion, the construction of the sidewalk is impractical for one or more of the following reasons: ' a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; ' c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible;and '. 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. 59 • • I G. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, necessary to eliminate the hazard; 1 3. 50%or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks;and 4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a sidewalk could be constructed in conformance with City standards. (Ord 02-33, Ord. 99-22) Response: Sidewalks as per City standards are shown on the drawings fronting lots on one side of the street. Although lots 1,15 and 16 do not have 15' street frontages at the private street, they do have larger than 15' street frontages on Barrows Road and have shared driveways that are 10' side or greater for each 2 driveways; lots 1 & 2, 13 & 14, and 15 & 16 share driveways. 18.810.080 Public Use Areas A. Dedication requirements. ' 1. Where a proposed park,playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. ' 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the ' subdivision on the park system. B. Aquisition by public agency.If the developer is required to reserve land area for a park playground, or other public use, such land shall be acquired by the appropriate public agency ' within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord 99-22) 1 60 • • ' 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to ' connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the comprehensive plan. ' B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be ' rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Response: Public use areas are not proposed and sanitary extensions are not proposed. Sanitary sewers will be designed to CWS (Clean Water Services) standards. ' 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit ' only where adequate provisions for storm water and flood water runoff have been made, and:: 1. The storm water drainage system shall be separate and independent of any ' sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across ' any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. ' B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming ' substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. ' C. Accommodation of upstream drainage.A culvert or other drainage facility shall be large enough to accommodate potential runofffrom its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). 61 I S • I I . D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been ' made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). IResponse: Upstream areas are considered in the preliminary design and will meet CWS and the City of Tigard standards on completion of the final design. I18.810.110 Bikeways and Pedestrian Pathways IA. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector I routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). I 2. Developments adjoining proposed bikeways identified on the City's adopted bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. I3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. IResponse: Barrows Road is shown on the drawings and will be a 2 lane collector with bicycle lanes as required by Washington County. IB. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments, which will principally benefit from I such bikeways, shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. - C. Minimum width. - I 1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. I2. Minimum width for multi-use paths separated from the road is ten (10)feet. The width may be reduced to eight(8)feet if there are environmental or other Iconstraints. 3. The minimum width for pedestrian only off-street paths is five (5)feet. 4. The City Engineer will determine the design standards for bike and pedestrian pathways. (Ord. 02-33, Ord. 99-22) i ' Response: The bicycle lane defined on Washington County's road section for the C13 standard is 6 feet. See Exhibit 12 for section. 1 62 1 • • I 1 18.810.120 Utilities . I A_ Underground utilities.All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers,surface mounted connection boxes I and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to Iprovide the underground services; 2 . The City reserves the right to approve location of all surface mounted facilities; I3. All underground utilities, including sanitary sewers and storm drains installed in streets by then developer, shall be constructed prior to the surfacing of the Istreets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street Iimprovements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility Ifacilities, and: 1.. Plans showing the location of all underground facilities as described herein Ishall be submitted to the City Engineer for review and approval;and 2. Care shall be taken in all cases to ensure that above ground equipment does not Iobstruct vision clearance areas for vehicular traffic. Exception to under-grounding requirement. IC. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which I are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not I the only, such situation is a short frontage development for which under- grounding would result in the placement of additional poles, rather than the 1 removal of above ground utilities facilities. i12. An applicant for a development, which is served by utilities, which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of under-grounding. 3. Properties within the CBD zoning district shall be exempt from the requirements Ifor under-grounding of utility lines and from the fee in-lieu of under-grounding. I63 1 S • I 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines.All new utility lines shall be placed underground. ID. Fee in-lieu of under-grounding. 1. The City Engineer shall establish utility service areas in the City.All development, which occurs within a utility service area, shall pay a fee in-lieu of ' under-grounding for utilities if the development does not provide underground utilities, unless exempted by this code. l 2. The City Engineer shall establish the fee by utility service area that shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for under-grounding in a service area should be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. I 3. A developer shall receive a credit against the fee for costs incurred in the under- grounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant Iwith the request for credit. 4. The funds collected in each service area shall be used for under-grounding utilities within the City at large. The City Engineer shall prepare and maintain a I list of proposed under-grounding projects, which may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and Iapproval annually. Response: County right-of-way requirements allow for above ground power. All I power inside the subdivision will be under-grounded power in Washington County right- of-way will be placed underground if the coordinated decision between PGE, Washington County, and the City of Tigard requires under-grounding. A in lieu of fee will be paid if under-grounding is not provided by the development. I 18.810.130 Cash or Bond Required IA. Guarantee.All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. I B. Cash deposit or bond Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. ' C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. ' Response: The development shall comply with this requirement. 18.810.140 Monuments I : A. Replacement required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. • 64 1 • • 1 1 Response: The development will comply with this requirement. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers,_storm sewers, streets sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans 1 have been approved by the City,permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. ' Response: The development will comply with this requirement. 18.810.160 Installation Conformation ' A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the ' requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works ' Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)shall be a part of the City's adopted installation ' standard(s); other standards may also be required upon recommendation of the City Engineer. Response: The development will comply with this requirement. ' 18.810.170 Plan Check ' A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the ' City Engineer. B. Compliance.All such plans shall be prepared in accordance with requirements of the City. ' Response: The development will comply with this requirement. ' 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. ' B Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified Response: The development will comply with this requirement. • 65 1 • 1 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Response: The development will comply with this requirement. 18.810.200 Engineer's Certification A. Written certification required The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to City acceptance of the subdivision's improvements or any portion thereoffor operation and maintenance. 1 18.810.210 Completion Requirements Response: The development will comply with this requirement. 1 1 1 1 1 . : 1 • f 66 EXHIBITS ,. - .. i • • . , . . r • Neighborhood Information • • . 1 • . AFFIDAVIT OF MAILING/POSTING NEIGHBORHOO5 MEETING NOTICE =I PORTkt1T O1'•r THEE 'E CANT: A E l! RED sMA1L f Ey Ei, `,_ , 0e =i- u, ,'a .. ,.,�, �t _ �;. ��..:�..- :�.�:.�,.,..,,�-��;;...�Q,..)-�.,.. �h,,,�,�_,�n�.,.��..,�>-.��TuA,�F�TI�GiaRD'� � ��TH E�.,,;;�.� : .__°�-; C :NEIGHBO.( HRQD M fl•NOWICE- 114 QERTbINS TO -HISAFF DAYI ATE' E E- ME PRO LERt _ ;A ..�,_ �, �t+s-,�.f .. r. :r ..-a e..".�rf �,;:w,s-,yy.•,rt�. •h � „tr'+��,y.- a�,, ��F 2..- rr 3.�4 �, �OW�tERS ARE' ht'/tl=ED^I OTICE� OI E�ADDRESS+� Ro "g ' �` "' - Nom" "Ti `v` ` ' ..� .-v-�... "' t..t. s,,.,,.fy �,� R- ...w.:,. ..,R... .Y.•'�T;'.'_ ,'�'-4ia�.r=' ,.Y�"i ek7kE'.�'y5,w',.;'x..:i. �'' i_�..e_,3,8r Sri-<.:.. P� ;7F }: .r•r 4.T,�-;'.:i.- - _ ..,,d :r�: tK1r .... _ _ ,r. ;,. vP*. 4 >r..,,4r:�L:" . { y a!4r : sx. Teks<° ' . tom :y.:. a i:'S.". '„_. a'4r� ,M ; _ 3.•: 1 ;. •.y;; -vf.si"Y ;¢-. ryi. ?r,ra' pa o .-;;:::t_-5 °"x,37'.: ^.r: E ..- F^�� -�.. � F:�t r;� _of� f ar. - •�annr � •rs n� �:,=- .�: �,�,� �- =. - :,d. -=�: 5"Q,� '-+,x:5•. :1.t..a. -°� y - �'eF" �b5'[t�'i4M1r.�.,e q -rr ,4755 �,r:,. - -`.r. e. .EJ' ,..�r r£�'�?=�k':�f�f_`,-r t..F.'. .d -is, TJ �'.�.5"4n_ r r '�.:.-.',"� .457rw •Sy..th':'^•1f..w. - !��` �f'h '9'FV.u� '!_.. :)tip. !.4�°°..' .,l d'�Y.. '..^e{ -t$',y� ' :h"K:?--a _.r -�"h -.Y •pit'^' "`s. 'to •t'i•-:? 4:z:kJC,.pp- � - * u---- }-.,. f }Py; r-'�:.-.. +d.. ::4'. Z-= rt.' '�ir.r r.. a mE-.�'�w'7r°"' �:,s,�G�" '�,,`"� �'.�3' .,rte ��',�� 't'. :'SE':; =:^i' '�r':a.i^ 1`; ..-.' �??.�✓ .:1� 'l:�l�-_.. %c:�� d:�,. :4f'1yt�,,..�_. S, r'I t^- .:n:��F�...a: ';� �:. T.J, .j:sr .�" ..�i. d '°�".l� %'T.S�..F.A %7'L T'^y� .:_Y,,xn �. M:�i'�'.:.! :� .I. ;t- -r.: - 5�rn� :k: •;,T• .' :.1.^la. .-d;. G:`..'S:: ,`, - aE:v w t=J r'f'.d _ _:Y., , ii" - .' '� 'sx- .5`_. .9... - a.,ty: ...k. .}. - .} 2: 7.f:-6.::;� ,_. - �y. ..�� sd�,� _ mot..y ^a.I..`•` _ _ - �':-tt!'-•.P� l-q�X'• .iT1' l>- h�J. .1 `il � , - `� '"e. - �``'• _iie. :+.�*�+..:-*2.. •'-a. ...:A _ �4,..�..� - �+ev ?rl�. i,;r,0'r.w. k - .'Y' - '�`- a:o�x�,.d .tN3_..s -i•:In3 tr.if�a:^"i'. :,,,,� 'n. .,s.'- �r<:z`.Clti i'�.'�.`fir-:n ` '.3s1t+y+• �U>w- .3;r;.t';i�..ti't�+.'Y�•{�'+� 1__t D. lli:itel 1rre - ''Y L''f=.. UBMI;T MFID' I T 0 IESIRIF` L' ILPE NP,_ �l Ir F ARA144� 9 .._aqa �.�wm� hr �,. 4r:•r�s n.r.: t��}t ,�x.^-.aurn ..•w•.v�,•.b. u-�� ,+*ak . ..T-<� 7Gt«.. +aL.•oe.�%'ta�G rr MAILING: l I, PALL; grew/pens , being duly sworn,depose and say that on the / day of f' r4 , 20 0c5, I caused to have mailed to each of the persons on the attached�'st,a notice of a meeting to discuss a proposed j' development at(or near) /3 S/t) Sc.....,. /3urrurS /�f %a copy of which notice so mailed is attached hereto and made a part of hereof. ( I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at I , I with postage prepaid thereon. ignature (In the presence of a Notary Public) • POSTING: I, poz.d.--22 l as , do affirm that I am (represent) the party Y initiatin g interest in a prop6sed 5.4d...tk.k - affecting the land located at (state the approximate location(s) IF no F' address(s)and/or tax lot(s)currently registered) /3 9/f/ Sw , -r .-i1. Ael , I , and did on the-.45-70.4 day of 'r‘1zta✓l ,20 U'ei personally post notice indicating that the site may be proposed for a ut sc ot application, and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at / 38/€r S • # .v v'> {-_---. (state location you posted notice on property) - • ` , ` Signature (In the presence of a Notary Public) (THIS SECTION FORA STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) LI STATE OFcsn ) ri County of ut.)( 1,-. ) ss. LI Si- Subscribed and sworn/affirmed before me on the 1 day of fe-br , 20 0 El f:'!. OFFICIAL SEAL HEATHER WALTERS Li ;7,-..._--:- ...•;'; " NOTARY PUBLIC-OREGON ∎:-. / COMMISSION NO,377571 - kl-e_ed-4/2 - Wart±C MY COMMISSION EXPIRES FEB.18:2008 NOTARY PUBLIC OF OREGON My Commission Expires: c-4I$/cDOOR L✓' Applicant, please complete.the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: Lod S --A- a- . • 1-re TYPE OF PROPOSED DEVELOPMENT: 6•4 . • 11444, /l1 -Address or General-Location-of-Subject Property: /3 F/b 5 U - la�ru..r — — --- - -- -- -- - -- x , Subject Property Tax Map(s)and Lot#(s): /S T- 3 //d O h:Uogin catty masterslaffidavit of malina-oostind neiahborhood meetino.dnc I • • I . r; 1 2/1/05 r Resident - r. 111 Re: Barrows Estates l 1 S 133CAO Tax Lot 1100 l 13818 SW Barrows Road 1 Tigard Oregon 97223 t-. 1 Dear Interested Party. - • _1 I Dale Richards and Greg Kurahashi are the representatives of Windwood Construction Inc. for the property locatedat 13818 SW Barrows Road Tigard Oregon 97223. We are proposing a twenty-two lot single family-attached residential subdivisionat this location. Prior to application to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail Iwith any surrounding property owners and residents.You are invited to attend a meeting on: il Li I • February 18th 2005 • 13125 SW Hall Blvd 6 :30-8:30 P.M. I �: Please note that this is an informational meeting on preliminary plans. I am looking forward to I discussing any details of the proposal with you. Any questions prior to the meeting, please don't hesitate to call Dale Richards at 503-625-6526, or Greg Kurahashi at 644-6842. L I Sincerely, l {J' I Windwood Construction Inc. 1 M. Dale Richards, President C I p I I I • - - — L- — OM MI i O O , �• • rM_, 17._ D OOO�,,,,`, CITY of TIGARD ` O • ,, GEOGRAPHIC IHPORMATtON 6Y8TEM �� %�� W AREA NOTIFIED (500') i Un• mom, T,4 »» i:j4V maae Property owner information Is valid for 3 months from the date printed on this map. tmeo>toeloe +51 AOaoe .>"'-'---'. . \ . tip ��\ meeoeoeao , meeouoem ``�`\ . .�. \ mow= I meueeeae �� m»euaoe • 1113 ,(o nau no. • meuunoo tmu000 N m MO w mum ao ' alms as IMO= 11I 11111111 ^0".. 0 1eo •eo 'mks 0 100 200 300 400 Feet �It 0 •1fe001000 1•=311 lest ,----) =1 1 d• , ,. Ieae0001Ne MIL BRI ____L' A ...4w_h . ® _ I �:a� a ,, iII,� City of Tigard � NGB ? LN■�4 '4ii .e' ■BURY 1 AIL Information on this map Is for general location only and .t �'- . �.W.- - LN should be verllted with the Development Services Division. 13125 SW Hall Blvd ` = .¢--J a Q Tigard,OR 97223 ^^±.F �. I 603 939-117 F—A FA .. w_,BROOK LN _ =—r—_ 1 1 ^__'1 hi�a.EgaR�'J ("-'tmun(""-'jelop��j _J 1 l J Plot nate:Jan 31 2nnA.r manir\MA!_Ir`r a noc 1 CITY OF TIGARD RECEIVED COMMUNITY DEVELOPMENT DEPARTMENT JAN 3 �--'!";n 1 PLANNING DIVISION 2005 ,�,t ,li 1 3125 SW HALL BOULEVARD rD CITY OF TIGARD TIGARD, OREGON 97223 Agin g)1 Metter Community 1 PHONE: 503-639-4111 FAX: 503.684-7297 (Attn: Patty/Planning) 1 R1E4UEST FøR@@1i? PRoIRTY@ NEAR 1AILIi[ Property owner information is valid for.3 months from the date of your request • I INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (Le. 1 S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: .1 /3 S/ i ,54J ,e3rr /eel /5/3 5r 4 — c,//fib I PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME. FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and Ithe project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final,sets of labels need to be placed on envelopes with first class letter-rate postage on the envelopes in the f rm of postage stamps (no metered envelopes and no return address) and • resubmitted to the city,for the purpose of providing notice to property owners of the proposed land use application and the decision. The sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. SAS ,Aga_ 1j37�` NAME.OF CONTACT PERSON: yf �„� ��G.14 PHONE: 5 '3 6.25--651.26 FAX: sc 62 s--- /7: 1 This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be 1 called to pick up their request that will be placed in "Will Care by their last name, at the Community Development Reception Desk. . 1 The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED 1 BY THE CITY VS. RE-TYPED MAILING.LABELS WILL BE ACCEPTED. Cost Description: I $11 to generate the mailing Ilst, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. i I *EXAMPLE* . 'A''wCOST FOR THIS REQUEST.** (l 4 sheets of labels x$2/sheet=Hal x 2 sets= $16.00 sheets)of labels x 52/sheet=R 11x I sets= __ ?sheets of labels x 52/sheet for interested parties x a sets= $ 4.00 sheet(s)of labels x 52/sheet fo nterested parties= _x,_�,sets= 1 GENERATE LIST = $11 00 GENERATE LIST = y ..�: TOTAL = $31.00 TOTAI - . • I • I . •� 4a, -, 151330D-00100 1S133CA-91242 I1440 ALTA VISTA INC BLACK MICHAEL . 2555 HUNTINGTON DR#A 13700 SW SCHOLLS FY RD#104 SAN MARINO,CA 91108 BEAVERTON,OR 07007 I1 •-3CA-01200 1S133CA-90023 1441 •• T 'ISTA INC BOVERO GREGORY A I 255 ■ 'INGTON DR#A 8A15 SW TURQUOISE LP - MARI :,CA 91108 BEAVERTON, OR 97007 I1S133CA-92142 18133CA-92052 AILLON SHARMAN B BROOKS MARCEL L&COURTNEY A 13895 SW BARROWS RD#104 13885 SW BARROWS RD#105 _ ' BEAVERTON,OR 97007 BEAVERTON,OR 97007 I1S13SCA-92012 18133CA-91212 AUKHANI FLORA AMIR BROOKS VERNON C&ANGELA 20 AQUINAS ST 13700 SW SCHOLLS FY RD#101 LAKE OSWEGO,OR 97035 BEAVERTON,OR 97007 I . 1S133CA-90832 • 15133CA-91232 IBARNES GRETCHEN S CADWALLADER ADONA T 13850 SW SCHOLLS FERRY RD#103 13700 SW SCHOLLS FFRRV RD#103 BEAVERTON,OR 97007 BEAVERTON,OR 97007 1 S133C0-15500 15133CD•1 51 00 BASCONCILLO ROD ALAN& CARPENTER PEGGY A&HAROLD P • JENNIFER ANNE 11577 SW TALLWOOD DR 11527 SW TALLWOOD DR TIGARD,OR 97223 TIGARD,OR 97223 • I15133CA-91222 1S133CA-91632 litAXD KELLY J CEA MARY E • 13700 SW SCHOLLS TY RD#102 13800 SW SCHOLLS FY RD#103 ' BEAVERTON,OR 97007 BFAVFRTON,OR 97007 I15133CA-$u544 18133CA-91712 BELANGER ALFREDO E/SARA J CHO AERAN 13850 SW SCHOLLS FERRY RD#104 13890 SW SCHOLLS FY RD#101 BEAVERTON,OR 97007 BEAVERTON,OR 97007 I 15133CA-90832 13133CA-91422 ' IBENEDETTI APRIL M CHOICE ANTHONY D 13830 SW SCHOLLS FERRY RD#103 13780 SW SCHOLLS FY RD#102 BEAVERTON,OR 97007 BEAVERTON,OR 97007 IIS133CA-90812 18133CA-00300 BENNETT TIMOTHY J& COE GARY R IVINEYARD-OENNETT SUSAN 6255 SW SHERIDAN ST 13850 SW SCHOLLS FERRY RD#101 - PORTLAND, OR 07225 BEAVERTON,OR 97007 I - �� •• 18133CA-91742 13133CA-91812 - ' DANFORTH AMY GALITZ SCOTT A&PHYLLIS G • 13890 SW SCROLLS FERRY RD#104 13900 SW SCROLLS FY RD#101 RF.AVFRTON,OR 97007 BEAVERTON,OR 97007 I15133CA-90822 19133CA-01100 DUONG TRANG T GARRISON DAVID A&AMY E I13920 SW SCROLLS FERRY RD#102 13818 SW BARROWS RD BEAVERTON,OR 97007 TIGARD,OR 97223 I 1 S133CA-92022 1 S133CA-91442 . EILITZ MARK A& GLOECKNER ROBERT CARY CHRISTINE N 13780 SW SCROLLS FERRY RD#104 I13885 SW BARROWS RD#102 BEAVERTON,OR 97007 BEAVERTON,OR 97007 1S133CA-90822 00 1S133CD-154 I ESTRADA PETRA KIRSTY GOODRICH DAN L 13850 SW SCROLLS FERRY RD#102 11539 SW TALLWOOD DR BEAVERTON,OR 97007 , TIGARD,OR 97223 I 1513301-00801 15133CA-92042 IF&F/VVC REFLECTIONS ASSOC LLC GRADEN DEKKER R BY FOWLERFLANAGAN PTNRS LLC 13885 SW BARROWS RD#104 80 E SIR FRANCES DRAKE#3B • BEAVERTON,OR 97007 LARKSPUR,CA 94939 133CE-00500 19133CA-01000 F MC REEL ONS ASSOC LLC GROSS FAMILY TRUST IBY . GAN PTNRS LLC BY GREGORY S NUNN TR 80 E RANGES DRAKE#3B PO BOX 110 KSPU ,CA 94939 - REDMOND,WA 98073 __ I1. 33CB-00700 1 133CA.00200 F& REF •' IONS ASSOC LLC GR• FAMIL -UST BY FO .-. ■ LANAGAN PTNRS LLC BY GR ••• S NUNN TR 180 : - F-• CES DRAKE#3B PO : 1 , • •I-KSPUR,CA =4939 - DMOND, . 98073 • I151z7CA-y10-LL 13133CA-91832 FICK-SALVO •KAREN L GRYTNESS KARLA R 13800 SW SCROLLS FERRY RD#102 13900 SW SCROLLS FERRY RD#103 BEAVERTON,OR 97007 BEAVERTON,OR 97007 1 S133CA-90194 1 S 133CA-91252 IFITZSIMONS DAVID M GUTIERREZ ERNEST M& UNIT#104 SHARON J 13980 SW SCHOLLS FERRY RD 1608 HAMILTON LN BEAVERTON, OR 97007 ESCONDInO,CA 92029 . 15133CA-91322 16133CA-90195 P- IEDMAN NICHOLAS J HANCOCK JOSH&MELISSA 13740 SW SCROLLS FY RD#102 13980 SW SCHOLLS FERRY RD#105 BEAVERTON,OR 97007 BEAVERTON,OR 87007 . 1 I .?- 181 33CA-92032 15133CA-90942 - IHANEY DEWEY LEOW SHANNON 13885 SW BARROWS RD#103 13830 SW SCHOLLS FERRY RD#104 BEAVERTON.OR 97007 BEAVERTON,OR 97007 • I 1S133CA-91022 15133CA-90912 HOAG BONNIE A LI KATHY& I13760 SW SCROLLS FY RD#102 CHAO CHUNG-LI BEAVERTON,OR 97007 13830 SW SCROLLS FERRY RD#101 BEAVERTON,OR 97007 I1S133CA-80742 18133CA-90013 IRVINE CARRIE LIE HELEN . 13870 SW SCHOLLS FERRY RD#104 13990 SW SCROLLS FERRY RD#103 ' BEAVERTON,OR 97007 BEAVERTON,OR 97007 I1S133CA-92122 18133CA-90732 JACQUEMIN THOMAS F LLOYD LEE A 13895 SW BARROWS RD#102 13870 SW SCHOLLS FERRY RD#103 BEAVERTON,OR 97007 BEAVERTON.OR 97007 I 1S133CA-91722 • 16133CA-01900 IJIN JAMES H/YOUMI A LOUIE HENRY 13890 SW SCROLLS FERRY RD#102 13665 SW 130TH PL BEAVERTON,OR 97007 TIGARD,OR 97223 IS133CA-02100 13133CA-91542 KARLS EVELYN M TR LYLE MATTHEW W/ERIN R I12954 SE 128Th AVE 13800 SW SCHOLLS FY RD#104 CLACKAMAS,OR 97015 BEAVERTON,OR 97007. I1S133CA-91012. 15133CD-13200 KLEPPS DENNIS A/PAM J MACDONALD FAMILY LIVING TRUST 35409 J PL 11563 SW TALLWOOD DR ' OCEAN PARK,WA 98640 TIGARD,OR 97223 ' 15133CA-euur� 1 S133CA'80812 KOPP WAYNE VINCENT MAI DENNIS T& 13970 SW SCHOLLS FERRY RD#102 PHAN YIK CHEK BEAVERTON,OR 97007 13920 SW SCROLLS FERRY RD#101 IBEAVERTON,OR 97007 1S133CA-90192 1S133CA-90014 ILATORRE JANICE A MALDARELLI FAMILY TRUST 13960 SW SCROLLS FERRY RD#102 BY SUSAN T MALDARELLI TR BEAVERTON,OR 97007 137 NORTHWOOD COMMON LIVFRMQRE,CA 94551 I18133CA-91412 15133CA-91942 LEE ROBERT N&NICOLE LOUISE MATTSON CARL T 1 13780 SW SCROLLS FY RD#101 13740 SW SCROLLS FY RD#104 BEAVERTON,OR 97007 BEAVERTON,OR 97007 I I . L s • P- • 1 8 133CA-91332 1 S133CA-90011 IMAYNARD PAUL T PAREKHJI MANISH K 13740 SW SCHOLLS FY RD#103 13990 SW SCHOLLS FERRY RD#101 BEAVERTON,OR 97007 BEAVERTON,OR 07007 18133CA-92132 1E133CA•90191 MCFARLAND BRADLEY PATTON JAMES B&JOYCE E I13895 SW BARROWS RD#103 13980 SW SCROLLS FERRY#101 BEAVERTON,OR 97007 BEAVERTON,OR 97007 I1 S133CA-91822 1 S 133CA-91142 MESIROW NICHOLAS- PEIRANO PAOLA& 13900 SW SCROLLS FERRY RD#1 02 ROXAS MARIO E I BEAVERTON,OR 97007 13720 SW SCHOLLS FERRY RD#104 BEAVERTON,OR 97007 I151330A-91752 18133CA-90752 MORISHITA CHARLENE C PHROMSIVARAK SERENA 13890 SW SCHOLLS FERRY RD#105 13870 SW SCHOLLS FERRY RD#105 BEAVERTON,OR 97007 RFAVERTON,OR 97007 • • I 18133CA-90012 1S133CA-91432 IMORTON MARK T POND JASON T&JODI A 13990 SW SCROLLS FY RD#102 13780 SW SCROLLS FY RD it103 • BEAVERTON,OR 97007 BEAVERTON,OR 97007 • I 1513304•00700 133CD.17 NELSON FAMILY LIMITED PARTNERSHI RA LOPMENT COMPANY IBY GARY R!PATSY A NELSON TRS 0 11295 SW 135TH AVE TIGARD,OR 97223 I1 S133CA-00500 1 S133CD.15600 NELSON(AARY Fi PATSY A RIGONI ARNIE A 11295 SW 135TH AVE 9910 SW 141ST AVE I TIGARD,OR 97223 • BEAVERTON,OR 97008 I13133CA-0•I OO1 1 S133CA-91732 NELSON GARY ROBERT&PATSY ARLE ROEHNE BERIT 11295 SW 135TH AVE 13890 SW SCHOLLS FERRY#103 TIGARD,OR 97223 BEAVERTON,OR 97007 I 1 S133CD-15000 1 S133CA-90722 INGUYEN HANH/THUY LINH ROSENBLOOM TRENT R 115&5 5W TALLW000 DR 13870 SW SCHOLLS FERRY RD#102 TIGARD,OR 97223 BEAVERTON,OR 97007 _ ' 1S133CA-91632 1S1330491112 OUVER MALTA&TERESA JUNE RUFOLO LAURA B 1 13610 SW SCHOLLS FY RD#103 13720 SW SCHOLLS FY RD#101 . BEAVERTON,OR 97007 BEAVERTON,OR 97007 • I I • !�- 151330A-91652 1S133cA-91452 - ISATHER MICHAEL J&LEE ANN SHOFFSTALL SEAN G 13810 SW SCHOLLS FY RD#105 13780 SW SCHOUS FERRY RD#105 BEAVERTON,OR 97007 BEAVERTON,OR 47007 33CA-900 19133CA-91132 SC OINTE CONDOS SHORTEN LEE T&JESSICA M I OW OF ALL UNITS 13720 SW SCHOLLS FY RD#103 BEAVERTON,OR 97007 I ; 33CA-900•• 1S133CA-91612 SC l , -OINTE CONDOS SMITH EDWARD L&MELISSA A OW ' -. OF ALL UNITS 13810 SW SCHOLLS FY RD#101 I , ' BEAVERTON,OR 97007 I1 S133CA-01402 15133CA-90922 . S(;HULLS POINTE LLC SORIA JIMMIE 2700 NE ANDRESEN STE D22 13830 SW SCHOLLS FY RD#102 VANCOUVER,WA 98861 BEAVERTON,OR 97007 I . • 1 C;A-01403 1S133CA-01700 ISCHO PIP . E LLC STOVER CHESTER A&GALE C 2700 . ' • ►-ESEN STE D22 13905 SW BARROWS RD 1 COUVER, `A 98661 BEAVERTON,OR 97007 • 133CA-01404 1S133CA-91122 SC LLS P TE LLC TATOM COLLEEN M& I 2700 DRESEN STE 022 RENSKLEV JOHN P COW ,WA 98661 13720 SW SCHOU.S FY RD#102 BEAVERTON.OR 97007 I18133CA-01501 1 33CA-00400 SCHOLLS POINTE LLC TIG OF BY POLYGON NORTHWEST COMPANY 131 LL I2700 NE ANDRESEN STE#D-22 ARD,0 7223 VANCOUVER,WA 98661 Si 33CA 01800 15133CA-91622 I C LS P01 LC . TYSK ALTHEA M BY POL ORTHWEST COMPANY 13810 SW SCHOLLS FERRY RD#102 2/OU RESEN STE#0-22 BEAVERTON,OR 97007 ICOUVER, A 98661 1 33CA-01600 18133CA-92112 ISCH P LLC VERDADERO DAVID&PAMELA 2700 EN STE CTC[ 13895 SW BARROWS RD#101 - V COUVER,WA 8681 BEAVERTON,OR 97007 15133CA-80852 1S133CA-02000 SCHREUTELKAMP JACOBUS& VERIZON NORTHWEST INC ISCHREUTELKAMP HEATHER K& PO BOX 152208 BORENFISHER ALETHIA D • IRVING.TX 75015 13850 SW SCHOLLS FERRY RD#105 ' •' BEAVERTON,OR 97007 0r • 1S133CA-90193 IWALKER ALPHONSO A , 13980 SW SCHOLLS FERRY RD#103 BEAVERTON,OR 97007 I13133CA-913.12 WALLNER JULIA LEIGH I13800 SW SCROLLS FERRY RD#101 BEAVERTON,OR 97007 I18133CD-00200 WASHINGTON COUNTY • I-AGILI I IES MI MT I111 SE WASHINGTON ST HILLSBORO,OR 97123 18133CA-91032 • IWMIPP CHAD Q. SANDERS TAMMY PO BOX 230533 1 PORTLAND,OR 97281 13133CA-90021 WIZNEROWICZ MICHAEL J I 13970 SW SCHOLLS FERRY#101 BEAVERTON,OR 97007 • I 1S133CA-91642 YODER AMY I13010 SW SCROLLS FERRY RO#1 u4 BEAVERTON,OR 97007 I1S133CA-91312 :ACCARO MARIA 13740 SW SCHOLLS FY RD#101 1 BEAVERTON,OR 97007 13133C0 16300 IZENNER LANCE R 11541 SW TALLWOOD DR TIGARD,OR 97223 I IICharlie and Larie Stalzer 14781 SW Juliet Terrace T▪ igard, OR 97224 Craig Smelter I PO Box 1467 Tualatin, OR 97062 Harold and Ruth Howland ' 13145 SW Banish Tigard, OR 97223 IKevin Hogan 14357 SW 13r Avenue -I-Tigard,-OR-97224 IGretchen Buehner 13249 SW 136th Place T▪ igard, OR 97224 • CPO 4B ' • Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road • Tigard, OR 97224 IBarry Albertson 15445 SW 150th Avenue • I Tigard, OR 97224 IJohn Frewing 7110 SW Lola Lane T▪ igard, OR 97223 CPO 4B • 16200 SW Pacific Highway, Suite H242 • Tigard, OR 97224 ICITY OF TIGARD- WEST INTERESTED PARTIES (pg. I of I) (i:1curpin\setup1labels\CIT West.doc) UPDATED: 21-Sep-04 1 • • r I . r I 17 I 02/18/05 r Neighborhood Meeting re: 13818 SW Barrows Road, Tigard, Oregon 97223 IAttendees: Dale Richards, Windwood Construction; Greg Kurashashi, Project r,(- Engineer; Gretchen Buhner,Tigard City Planning Commission 1 1 Meeting commenced at 6:40 PM I n Gretchen Buhner's main concern is connectivity through the proposed -J project. Dale and Greg's response is that the area is somewhat landlocked. Washington ICounty should originally have provided access. There were no other areas of concern brought up at this time. I Meeting adjourned at 7:20 PM rj I ri I C I ,____, I 71 I G I • C I - - - - - - - - - -- - ----.---- - ---[;-. Pre-Application Conference Notes • • • • • a • • . . Mill 1111. 11111 ME all 11111111 MM. IN IIIII/ Ns imie - am Elm NEI NIN EN. • • ' January 2005 Pre-Apps (CD Meetings) ry S M T W T F S - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 f' Tuesday, January 11, 2005 23 24 25 26 27 28 29 30 31 [' 8:00 8:30 i' 9:00 Pre-app Dale Richards 503-625-6526 13818 SW Barrows Rd Subdivision 1-.11 9:30 Pre-app appt 10:00 111 10:30 11:00 Pre-app `-� 11:30 12:00 12:30 �., 1:00 1:30 2:00 r�12:30 —' 3:00 3:30 =!' 4:00 4:30 • 5:00 ' 5:30 6:00 I 2:02PM Monday,January 03,2005 J ITT OF TI-GARD ,, . . . -a�� PRE-APPLICATION -CON_ FERENCE NOTES. � n . Community Oevefopment ' '(Pre-Application:-Meeting. Notes are Valid for Six 6 Months s�p"`g getter Community IPRE-APP.MTG.DATE: II I(/05 STAFF AT PR E-APP.: ft4 /ICM RESIDENTIAL IAPPLICANT: (Vu.a L c t ta,ric AGENT: Phone: ( )6Z5 - 6526 Phone: ( ) IPROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 13 0/0 Sw 13A.rro,.✓S RJ TAX MAP(S)/LOT #(S): 1513"5 G/3 -01100 INECESSARY APPLICATIONS: aiicttfie4 5 F PROPOSAL DESCRIPTION: 2/-2 6 41h f prvccI ICOMPREHENSIVE PLAN MAP DESIGNATION: J- tf 172,.,sI?y src1�.. IZONING MAP DESIGNATION: 12- is ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. nio ) ^ ''I Co"do's use. R tot `s -If a�'►tto�►6.( SFZ vst sFp It '-� MINIMUM LOT SIZE: 148° sq. ft. Average Min. lot width: .O ft. Max. building height: 45 ft. te Setbacks Front 15 ft. Side 5 ft. Rear is ft. Corner /b ft.from street. MAXIMUM SITE COVERAGE: ID % Minimum landscaped or natural vegetation area: Zo %. ' GARAGES: Zo ft. E 1"HEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED ' PARTIES, 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. I CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Appicafon/Planning Division Section ' ' • •• [✓NARRATIVE [Refer to Code Chapter 18.390) I 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 Ithe code for applicable criteria. IMPACT 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 I 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, I 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 I 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 18.705 and?18/4) Minimum number of accesses: far. al S+ rev re4 Minimum access width: . IMinimum pavement width: — (I co'do's w44Li wrc4 p l u g f'k n J X 30'M irk. ac 3 4.V.sio•isea. [WALKWAY REQUIREMENTS [Refer to Code Chapter 18.1051 I 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. I 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 I 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: 5-9 0/S (60-0:5) I ➢ Land within the 100-year floodplain; — gL93 (kssu,+.p( 20%) ➢ Slopes exceeding 25%; 4�2r2 �O`'� ➢ Drainageways; and . C n'LI Ay,any 5(M .(CAd ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. �s•••� Public right-of-way dedication: r 1,kgD ➢ Single-family allocate 20% of gross acres for public facilities; or 31.9 3, M I ➢ Multi-family allocate 15% of gross acres for public facilities; or Ax ➢ If available, the actual public facility square footage can be used for deduction. °; I 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 I 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 I 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 I *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. ICITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential AppQcaUon/Planning Division Section ® SPECIAL SETBACKS [Refer to A Section 18.7301 I ➢ 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. I ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. I 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. I [See applicable zoning district for the primary structures'setback requirements] I Id 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'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE IOR 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 Ideciduous 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 Ivegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. I The ESTIMATED REQUIRED BUFFERS applicable to yourproposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary: IIN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: 1 rrow0 1F4. . IX LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) ISTREET 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 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 Iaffecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED I 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) I Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such I 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. ICITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 • Residential Appi on/Planning Division Section NI/PARKING [Refer to Code Chant.18.765 a 18.705) • ' ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) off-street parking space per dwelling unit; and One 1) space per unit 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. ie 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. t 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. I 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. Id SENSITIVE 1ANDS (Refer to Code Chapter 18.7751 c(C I�mealwn 0 Pool plain w aKd 144,si's a f id., The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITALE 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 ❑ STEEP SLOPES (Refer to Code Section 18.T15.070.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. I /✓ CLEANWATER SERVICES(CWS) BUFFER STANDARDS- (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive I area. Design Criteria: ' The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: I CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Appfica6on/Planning Division Section 111BLE 3.1 VEGETATED CORRIDOR WIDTH. SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 : :SENSITIVE AREA.IJEFINITION . SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA. . CORRIDOR PER SIDE2 I • Streams with intermittent flow draining: . <25% 15 feet II 10 to <50 acres • >50 to <100 acres 25 feet • I • 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 I • Streams with intermittent flow draining >100 acres . • Natural lakes and ponds • Streams with intermittent flow draining: >25% $ 10 to <50 acres 30 feet I • >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 I • . 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 ravine3 I '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. I2Vegetated 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. I Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, I 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. I 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 Iseparate 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 IProvider 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. I ❑ SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of I 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. I [v/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 I • development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. I CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Apptcaton/Pianning Division Secton ITHE TREE PLAN SHALL•LUDE the following: 0 ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- Iinch 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 I 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 I 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.; I • 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 Imitigation; ➢ Identification of all trees which are proposed to be removed; and I ➢ 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 I 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 [Refer to Code Section 18.790.060.E) IREPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. I ➢ 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. I ➢ 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: I . 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 I 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 I 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 I consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [f1l( CLEAR VISION AREA [Refer to Code Chapter 18.795) IThe 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 I 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. I CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential App6cation/Planning Division Section FUTURE STREET PLAN AND MEAL OF STREETS (Refer to Code Section 11110.030.F.] FUTURE STREET PLAN shall: IA ➢ 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 I 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 I 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. I IY(ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) 1 k su 4 0,1,,,,I.. MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. ILots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. Aft,,,,,,(,,44 0.1,./.5 '- 15',141,1, N✓a^Ateie, IThe DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/times the minimum lot size of the applicable zoning district. I [r BLOCKS [Refer to Code Section 18.810.090) L P 5c/401,001444 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, I 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. 1 I CODE CHAPTERS / _ 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) !' 18.765(Off-Street Parking/Loading Requirements) I 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓ 18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) q 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) cm c44% t't rl� 18.715(Density Computations) ✓/18.790(Tree Removal) I _ 18.380(zoning Map/Text Amendments) 18.720(Design Compatibility Standards) _JL 18.795(Visual Clearance Areas) �. 18.385(Miscellaneous Permits) Jr 18.725(Environmental Performance Standards) -a 8.798(wireless Communication Facilities) I 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) - 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) -__i/18.742(Home Occupation Permits) 1 18.430(Subdivisions) ✓ 18.745(Landscaping&Screening Standards) ✓I _ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) I I ICITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residenti al AppllcationiFlanning Division Section ADDITIONAL CONCERNS OR COMMENT • 1 i 1 1 1 1 r 1 1 1 PROCEDURE ROC LIRE Administrative Staff Review.6 SpR of 508 .,/no PP) 1 Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. ' Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. I 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 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2' x 11". One 81/" x 11" ' map of a proposed protect shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the 1 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. ICITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Apptication/Planning Division Section 1 • The administrative decisior public hearing will typically occur 'Proximately 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 appe I period folioyy�all land use decisions. An appeal on this matter would be heard by the Tigard rs,r�41 s DKK4cc — . A basic flow chart 1 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. iThis 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 I 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 Citv'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). PLEASE NOTE: . The conference and notes cannot cover all Code requirements and aspects related to II 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 IAPPLICATION 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: / �1or G ► I /w('4 CITY OF TIGkD PLANNING DIVINON - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-1291 EMAIL (staffs first name)@ci.tigard.or.us ' TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.dgard.or.us IH:1patty\masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) ICITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section / CWS Tier 2 Analysis&Letter • rte. • . . . , • . • • • . • •• • • ■ r • O -'' M I• • - - : - . :ice - � . '' . n -' �:-;'. - r. - iO' • 4: • ip lb 2 110 KURAHASHI & ASSOCIATES , INC . FACSIMILE TRANSMITTAL SHEET To: From: Damon Reische Company: Date: CWS 3/23/2005 ( Fax Number: Total # of Pages Including Cover: (503)681-3603 5 C' Project Name: Project Number: Barrows Road 2429 El ❑Urgent v For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle ❑ As Requested {1 Attached are revisions to a previous Tier 2 submittal on a project named Barrows Road (CWS #unknown, it is located in Tigard, OR between Barrows road and SW 135th, tax map 1S133CA-01100, for Windwood L' Homes). The revisions are necessary because of proposed regrading that is required in order to put in a retaining wall adjacent to Barrows Road that will fill the flood plain. This is required by the City of Tigard to • fulfill street construction requirements. It will result in cuts and fills that change the original buffer and mitigation amounts. The revised plan proposes to impact 1,390.33 square feet (.0319 acres) of buffer and to add 1,505.08 square feet (.0345 acres) of buffer for mitigation purposes. This is shown on the revised Tier 2 buffer analysis figure included in this fax.Also included are the Temporary buffer impact figure with amounts of temporary and permanent impact, and a revised Planting plan that reflects changes in buffer area. Please call if you need more information or clarification on any of this information. LI Thank you, IJennifer Pickar Kurahashi and Associates LI 9,' ^,1 i 1 15580 SW JAY STREET, SUITE 200; BEAVERTON, OREGON 97006 (503) 644-6842; FAX: (503) 644-9731 J 1 l ` ' PERMANENTLY IMPl D '7'...../ i / -'. +illl: l = _ ,, x,77.6 .�,,;. ,' �ti \ AREA 90.17 SF .0020 ACRES ' /ri /'VA673.52 .) b i \ 1 1 . / { . ., I 1k / i 'ray'/ 1 ... 178.20 �/:'n• / iti 1:„4` i , 7 / r 4 �--� TEMPORARY IMPACTED ,/ /� ///' ,.,,j� i;,, ,,S��IIl) /, 1,241.24 SF = .0285 ACRES '� / 90 ,XISTING TOE I ,7^.7`.�� iD4YP OF SI�OItt Wi It;w ; j/ /��. ; , /*/ ,C:-/ / // d' /% / ( - 5„ Willtws •,7a49 ��'�/ /O PRI O RT -- -I WO /,/ / '''''' /I: / //,/ L) /// "',/ I/ / /' '*2 / 'I WEtL ND Zvi ,p1? /7 I/ r.. . . 'Xii '/‘6 _ [ii ,/,:;:'''' ,// - ,:' •/ ” g / EXISTING ETLAND- ?(179. : :.-�, ,`- 3 ,I/_'j5.2^ j i1lnlro ; / 7 -" i' Fltq OD�PLAT'' ' 1`;° Fit ' F ; ___-,e.d----- /, / Q / Arti-A-74.73. ,....;-- PRIVATA� a � 17� � -� PE'v1ANENT IMPACT- L' WALL /" ` c \REA = 90.17 SF . ;1 i ,4 ws B-�E� \ 'i %' / . J -180•• �--- - {Ili c 180.87w r� 1 •/ :`l• ill TEMPORARY IMPACT-,',, - - r. / //()Q+'�" r. - 7' � _ I _4 ', AREA = 1,241.24 SF, _._ 7ffi- A. ‘ r■Ite c-: -4,/: / 1:' , ---___.--- --,b,,,,_. _ ,._.- -- 'APHIC SCALE �� ` ------ 0.L., i „/ 4 -) •.-.., ,.,`- -,- ' M MIT] =I= - 1111111111111101= 'r -" . F''V ,as ( IN FEET ) L . TEMPORARY BUFFER IMPACT 1 inch = 20 ft. r. SCALE 1"=20' LI qcc' Alias BARROWS ROAD lig KURAHASHI ASSOCIATES. INC. CITY OF TIGARD, WASHINGTON COUNTY, OREGON I 'c Civil Engineering • rater Resources✓J , —landscape Architecture • Planning DALE RICHARDS WINDWOOD HOMES o: Environmental• Surveying 12655 SW DAKOTA STREET, TIGARD, OR 97223 IF15580 SW Jay Street. Suite 200 Beaverton.Oregon 97006 March 22, 2005 (503)644-6842 fare(503)644-9731 . _ 1 \ BUFFER IMPACT • „' . i / /.. 1,390.33 SF =--- .0319 ACRES ' ..i.,, , ,77,.) 0" li ,,„ / 1 \ _ ..'' '178.20 .k . '' 1 f .:. k,, -- /-, ' / 1 , / i: •,;:--;• ,,A 4?, / ..e j:' 7' ' / 1:: 1 BUFFER MITIGATION .' . ., I 0 1,505.08 'SF ,--• .0345 ACRES / . , ,i 90, if".•:,0 k • I.% VVillk)WF1 g // / //c i.71.S,, ,...,I ..., / ,-, / v4.94 .1XIST114G ,TOE / /,, / xi F`li)____\YP•r. .0,F.:;„,,Isc.i/o. 0,,tviii.v.liw •, , . ,, ,./.-----,, , , I ,/ ' , z c ' / - , 1 1 • . • . ' ,. . /(I/_ t 17849 4 l//k„/• • /„- • ,,,, 4 i il I,/ . ,,/i / 5" va p I e / .' WEND a 7 riciple / _.: • j / A •' -'.=- -i' ------ 1 • / ,,, „'/ ----'-- .:..:'.-.,V" , , . / ■•*-..-=, /1 _--- c.../A EXISTING WE_MARD-- ---- /, „ /./. I --- -4 44.9T.," 7 ,/ ' J5.679.3 /2/ &Vg!:144" — A Vb. -.."'', /1 11/ 41007,ttl-e- ' '4C■N, t,..,.4.,. , - BUFFER II';A• .. CiT.: ' f.-•• i,..;:7 4 VI rre, •k illirilbiT.-- ..s.11, -• r--. ,i1..•• ...I II . ."/ Alt-07:;=',;7 AN ' •"•." PIP. V.- ---- it . ii'll ■ 1 ' f4 ,--■ ,o, . ....ob.,.,., 44:At,'"A■ ____, , .„,,,i-,&,..4,■/,`" g....2:t' ------ ------. a) , ,,r,-,-,.,.. 1111 VI Ng,—■•• -- [I - '101■441t'. . .. WALL f' • „V ivi Ar Ale 1 :‘\0 YEAR Ar Illr 07 i — — ----- — - cc ___ • ,544'41" ,..\\'..-' '!!‘.- ------. ----- --- — .; .: . •., ,. , BUFFER MITIGATION , . ,:.i.:...- AREA = • 1,505.08 SF _6‘. „, ,..te . -.„, ir • ,rr-:-..._ ---......_ ---- '1' •Z' ■ „ ----• -- F1 cct _, z ,., ___,...._ — ..:.......___ .D, , , --stv-,.;:, e•APHIC SCALE-- LE ,:• ,..' 0, .-- . -------- A ' 20 N ''-'4''ZA 0 10 21:r. 40 Er/ • s-.1,- 1:4...,,, ‘.. --) --.., „.",:-..-- ea . lid- - =ICI ..411 1 f.:.: .11" / ,,8;„' ,,:.. r ,,,„ .. -ii. .. . ,,Ill- - ( IN FEET ) - - TIER 2. BUFFER ANALYSIS 1 inch = 20 ft. - LI ,.. c,.. E.-r- SCALE 1"=20' ( 1 11 la all BARROWS ROAD & A.S.A...,..A.siNci. ..._civi. Engineering • Water Resources CITY OF TIGARD, WASHINGTON COUNTY, OREGON fa,.' tandscepe Architecture • Planning DALE. RICHARDS - WINDWOOD HOMES .., c.r: Environmental • Surveying 12655 SW DAKOTA STREET, TIGARD, OR 97223 L 1 1 :---- 15580 SW Jay Street. Suite 200 rg;).6r,t,rix"78.7751)-3,644_973, March 22, 2005 • . , . , 11 e , ,,, ' '''. , , 5,, Willow ,, • w„ .w 9" Willo , , • 00 I . , ,• ,, EXISTING TOE OF ,,, 5 wi ow . 12" Willo // SLOPE /' . , • Ap.,,.' Oho- (2) 6 Willows . . •/. /' /I/ .. ,, , / 6" Willow , (3) 5" Willows ,,' 11 ' LOCK BLO,CK l , WALL ,/ i / ! PROPERTY ' , , 1 LINE / 7'' Maple 5 Willov•$ / ,''' • . / QwwELI-T"LAWNillow cizi:,: 0 1111 :7' 100 YEAR ,' „,. ,''' /2,,'" FLOOD PO'(N1 ,, 1 11" Maple , , ELEV.=1/,6.8 ,," , , 6 Maple , ill ,,,,„ ,,' / // ,jr " ip.9" Willo 7'' Maple - ..........-- rte . / .,, ,,/,,//■• 1 7 ,,,, :il , cp, 0 ._ 5" Willo0 /,'I \2\ / /,'2' ,://4(0):://./a. A, . ...AI, Oak ----\- / / ../ ii.'/Arilir 15 Fir (4) wi r 9 rwI 11 //' 0 /1/ / / _ . 0 A. v • 13" Fir .• • , ,, / la , - . 6 ill , /..,,,•,:.7 • //, • . <___,. -- ,/ / .0..■* (1,/,';,.///c ...g:,..f.i:, 11. . ... — I ____ /,' /-)__ ?... d'."--"' '4",;2, ,' ......." il 7. (/.. NQ ./ '2 ''' c: / L PROPERTY --. --' ---.-- •4" SDP w '' ,'I " _ . al , • (4-.1 + - ,„ ,,,„ ,..,‘ , K \--/ . LA\ + + +., ....:121 x LINE ' liwal [IV '''' 4' F' + ' IC'' + . [I-: , / , • l • --I . • . --s„ -i- „, ,, ,, ,,, i , _ • it„ ;,. /-- '--,,, ! 42;F:•) . /....■ '',L.) • , `. ..,,.. GRAPHIC SCALE - • . • • . _. . • „ 21 0 10 20 „, .; , ... . „, •.' „' •-, ,' /Th. „ \.; I 2: .• _/ _ _ . El '' ( IN FEET ) L -*I PLANTING PLAN 1 inch = 20 ft. _ - • SCALE 1"=20' - .. _ L - Milli. ROM BARR '.- . KURAHASHI OW OW & ASSOCIATES. INC. '0. civil Engineering • Rater Resources [. I ,t,Landscape Architecture • Planing CITY OF TIGARD, WASHINGTON COUNTY, OREGON n • DALE RICHARDS — WINDWOOD HOMES c-:. Environment.' • Surveying --a 12655 SW DAKOTA STREET, TIGARD, OR 97223 15580 SW Jay Street. Suite 200 L- • z;t7.2...?ir...:97(°5063)644-9731 i ..,ch 3, 2005 PLANT SCHECLE • ZONE NAME QTY. FORM NOTES IZONE I Salix scouleriana 12 I Gal 4-5' cluster 459 sf Scouler Willow :••••••••••••'4 Gornus stolonifera 12 I Gal 4-cluster ;;;;;;; Red-osier Dogwood ;:;:;:;:;:1:; Geum macrophyllum 24 Bare Root 24" o.c. spacing, Largeleaf Avens Plant in naturalized drifts Blechnum spicant 24 Bare Root 24" o.c. spacing, IDeer Fern Place in naturalized drifts I ZONE 2 Salix scouleriana 22 I Gal 4-5' cluster 883 sf Scouler Willow 22 macrophyllum 44 Bare Root 24" o.c. spacing, 010401.1 �� Largeleaf Avens Plant in naturalized drifts bit:04 Pseudotsuga macrocarpa 10 2 Gal 10' single I Douglas Fir Gaultheria shallon 44 Bare Root 24" o.c. spacing, Salal Plant in naturalized drifts IGornus stolonifera 22 I Gal 4-cluster Red-osier Dogwood II ZONE 3 Geum macrophyllum 5 Bare Root 24" o.c. spacing ill c,( RIPRAP) Largeleaf Avens 90 sf '��: Gaultheria shallon 5 Bare Root 24" o.c. spacing '40 ...4. Salal (1 c •R ,%�1 i ._a1 R L I Z.Z. ZONE 4 Pseudotsuga marcrocarpa 14 2 Gal 10'-0" single (( 1404 sf Douglas Fir l' ` + + Polystchum munitum 70 2 Gal 4-5' cluster + + + Sword Fern + + CI3 + .. + . + Gaultheria shallon 70 Bare Root 24" o.c. spacing Salal ( a Tellima grandiflora 70 Bare Root 24" o.c. spacing l' h Fringecup - � QQ��o p o o ROAD KURAHASHI �� QD 8c ASSOCIATES. INC. e Civil Engineering • Water Resources CITY OF TIGARD, WASHINGTON COUNTY, OREGON ,t.Landscape Architecture . planning • DALE RICHARDS - WINDWOOD HOMES •=' Environmental • Surveying 12655 SW DAKOTA STREET, TIGARD, OR 97223 l 15580 SW Jay Street. Suite 200 L1 Beaverton,Oregon : (508 �c1P61!. 99 �i ool� (50.9)644-6842 faz: (503)644-9T31 t31 U800 3 6 5 •'bias • I KURAHA S HI ASSOC 1 A-r-ES, 1 NC_ MARCH 4T11,2005 CWS 2550 SW Hillsboro Hwy Hillsboro, OR 97213 To whom it may concern; This letter is a formal request for a Tier 2 Analysis approval for buffer encroachment on a project titled Barrows Road. The site is adjacent to SW Barrows Road and an undeveloped site that is bordered by SW 135th Ave in Tigard. The property is triangular shaped and its most northern point is adjacent to already established wetlands associated with Summer Creek. A sensitive area survey was done on this property that confirmed the extension of these wetlands into the property at hand. The Tier 2 analysis is necessary for the proposed project because roadway improvements(including road widening,utilities and sidewalk additions)along the western edge of the property and the placement of a rip rap blanket would encroach more than 40% into the required buffer(see CWS buffer impact figure). The installation of the riprap blanket as shown is an allowed encroachment(represented as rectangle within vegetative corridor on CWS buffer impact figure). 510 square feet of buffer will be Iost on the western edge of the property that is adjacent to Barrows Road,and 150 square feet will be lost for the riprap blanket. To mitigate for the resulting loss of buffer,the 50-foot buffer will be extended further southhinto the property as shown in the CWS buffer impact figure. A roadway general authority 404 permit will be submitted to DSL and a standard 404 will be submitted to the Corps. Care was taken to ensure that the chosen plan followed CWS requirements and those of the City of Tigard. The buffer mitigation uses the appropriate 1:1 ratio and is located entirely on-site,resulting in a total of 660 square feet of mitigated buffer. The mitigation process will protect the functions and values of the sensitive area because it will include replanting of the entire vegetative corridor with shrubs,trees and herbs. Based on CWS standards,the sensitive area's condition is marginal and the buffer is degraded. The replanting will enhance the condition and values of the'area in question because it will add vegetative diversity and required canopy. A planting plan and plant schedule for the degraded buffer is included in this submittal. The replanting is planned in 3 zones to reflect the transition from a wetter area(non-wetland)to a drier upland area. It is expected that the Storm Water Connection Permit will be issued based on the proposed site plans. The site planning was done in a way that minimizes the encroachment into the vegetative corridor. It was necessary to provide certain improvements for a standard public road in order to meet City requirements. As a result,the present the site development plan was chosen because all others would result in wetland fill,added impacts, or other disadvantages. For instance, a bridge over the wetland was briefly considered, but in order to cross the wetlands it would have been too long and therefore uneconomical. The chosen plan gives the least amount of impact to the sensitive area while complying with City of Tigard requirements for roadways and right of ways. Also, the encroachment 15580 SW Jay Street,Suite 200;Beaverton,Oregon 97006 Phone:(503)644-6842;Fax:(503)644-9731 • • • shown in the final plan gives public benefits in the form of added sidewalks and wider more accessible roads. The following is included in this submittal as required: Natural Resource Assessment report that includes a Wetland Delineation report, site plan showing encroachments and vegetated corridor mitigation area, and an HGM functional_analysis report. The site plan following this letter shows only the area with the wetland and the vegetative corridor impacts. Included in the NRA report are more detailed site plans showing the whole property and proposed activities. Sincerely, Jennifer Pickar, Project Assistant Kurahashi and Associates, Inc. • • • • • I I I I I I I I I I 15580 SW Jay Street, Suite 200; Beaverton,Oregon 97006 ( Phone:(503)644-6842;Fax:(503)644-9731 I • (111110r0 • BUFFER MITIGATION 177.fi3 1,.; It 660 SF = .0152 ACRES 17152 / . X172.98 I ilk i PERMANENT BUFFER 178.20 IMPACT 660 SF = .0152 ACRES EXISTING TOE OF X1 ;'°6 SLOPE / %" 'm34 x172.82 I ; „'' /WETLAND / . 17 49 Om I x 2 EDGE i" /"�1 "3-39.„r )(178.49 •• ..4-,83 r" r i LOCK BLOCK PE ,/ANENT / ! " ' 1917 B-;FFER /' / ;' WALL I PACT -510 SF �" / 52,3 //- / „LL • • %/ , ;,A 4 1 `TLAND P MANENT ` O 6&46 / ��/' 4 wE'j"�r,'z i" % / + / 1PsAoF' ,� i i • t,,`,/ 8, I wiz?„w4r, �; O /X78.7, , ��,/I r, �► 100 YEAR %" IS / l.� '" FLOOD PLAIN Qjfl 't6 v $ ELEV.=176.8 X177.05 i r ' /" $*/772 �` IE`-X176.0,?,.....PRIVATE/ / , ' ��.�� 50• E cs� X178.93 WALL ,// v r/"/, ,, '/A'/_(/SVi�s NO O-- 'JIFF E PROPERTY d ;' i/ �x,7•.9y % �: :�:n:•`'�►� x180.13 LINE x,7:0 w EC 180.8 rs / "J• / ' / �11�`�1/ri� ''tt' ` - 181.69 T `Sin is II Y x,8V.64 / \ \ S,y r� 1 BUFFER MITIGATION //�/ ; / ��;.� AREA 11 r • Si-4f 4;:1 =660 SF = " / • i/ 182. `. �/" 1 , X182.43 . •Ia /�,i i " �^ I O e /, \�1J87.5 X17.l RAPH 3 GALE 11 = �/{4 c \ �\ / \ Thl• Ei ��// _. . . ...._ ._ '`/. A 1 - 1 ( IN FEET ) • 1 � CWS BUFFER IMPACT 1 inch = 20 ft. SCALE 1"=20' fl BARROWS ROAD KURAHASHI & ASSOCIATES. INC. • c Civil Engineering •Water Resources CITY OF�TIIGARD, WASHINGTON COUNTY, OREGON 1� Landscape Architecture . punning . . DALE RICHARDS — WINDWOOD HOMES 1 enrironmenw • Surveying - 12655 SW DAKOTA STREET, TIGARD,OR 97223• 15580 SW Jay Street, Suite 200 Bceer.to_,e oO•re gon..97fW1Ra -9791 F6v ru arn 22, 2005 II • • 5" Willow IIWil .wit 9" Willo\ ' EXISTING TOE OF ;••'5•• Wi ow 12 ' Willo SLOPE • f r • 1 (2) 6" Willows #Ak 6' Willow I .1/ (3) 5" Willows LOCK BLACK /' WALL PROPERTY ; 1 LINE %' 7 S" Willo" Maple � 100 YEAR / r '` I 4" Willow 2,.;1;• ' !�/' FLOOD Pl/A�N r i • i 11" Maple fr 7jj r ' ELEV.=1 /6.8 // ' 9" Willow 6" Maple •7/ ; �' yyET 7" Maple • I , r / ♦..... / r / 1//,'A /t,.II-W 5" wino" it / C� / // / r /.1►�►.,...1 `,'/,,' i i /1 i/ >s(7 . / �..��4*��9" Oak �' �� / �' Awapw ",`� •� 15" Fir / O ;, ,•r / ry '0.�/. i)-� * 13" Fir r r * i i /1ftllkie,7,-,.ABAO 11_„ 1 �� / / i + ice • ' !/" %"' , , /•_* ��{-EXish cws e _ PROPERTY �` � %�� LINE I r r 1- - / �v /// •• ( � + 4 +• ll birc i / /;T I / / / , /' + + II • ' ' / /• ,fit. / / / t r " ' // /5 •/ / GRAPHIC SCALE 40 3 /�/ /'i' ' 2' 0 10 20 h . . PLANTING PLAN 1 inch FEET 20 ) ft. ii SCALE 1"=20' ' I OAD- KURAHASHI 8c 'ASSOCIATES. INC. Civil Engineering •Water Resources CITY OF TIGARD, WASHINGTON/C�/O�UNTTY�./�OREC•�ON I' landscape Cal- Surveying PMnning_ DALE RICH ARDS � ♦ INDWVW HOMES 15580 mental. Surveying 12655 SW DAKOTA STREET, TIGARD, OR 97223 15580 SW Jay Street, Suite 200 �rj Beaverton,Oregon 97006 March 3p 600 lSntlRee-aRA9 fn.• (5031641-9731 PLANT SCHEDULE . IZONE NAME QTY. • FORM NOTES i ZONE I Salix scouleriana 23 I Gal 4-5 cluster 459 sf Scouter Willow . ►•••••••••••••4 Ribes divaricatum 23 i_ Gal 4-cluster I ►••••••■ Wax Current •❖:•••:•.❖.:.•..4 Geum macrophyllum 46 Bare Root 24" o.c. spacing, Largeleaf Avens Plant in naturalized drifts IBlechnum spicant 46 Bare Root 24" o.c. spacing, Deer Fern . Place in naturalized drifts ZONE 2 Salix scouleriana 27 I Gal 4-5' cluster 1 529 sf Scouter Willow ►titll11j Geum macrophyllum 53 Bare Root 24" o.c. spacing,•0100.4 Largeleaf Avens ►�� 9 Plant in naturalized drifts i ►•••••*1 :OM* Pseudotsuga macrocarpa 5 2 Gal 10' single Douglas Fir I Gaultheria shallon 53 Bare Root 24" o.c. spacing, Salal Plant in naturalized drifts i . Root Bare B ZONE 3 Geum macrophyllum 16 24" o.c. spacing • • (RIPRAP) Largeleaf Avens 150=f Gaultheria shallon 16 Bare Root 24" o.c. spacing } fie 99.401 Salal Imo. I R 17°411 v 1. �� 1 i S:!SI rr s II L ,- . ZONE 4 Pseudotsuga marcrocarpa 10 2 Gal IO'-O" single 962 sf Douglas Fir c. + + Polystchum munitum 48 2 Gal 4-5' cluster + + + + + Sword Fern I M + + + 4. + Gaultheria shallon 96 Bare Root 24" o.c. spacing Salal • 0 3 rI . Tellima grandiflora 96 Bare Root 24" o.c. spacing Fringecup 311 Z a, 1 KURAHASHI 8t ASSOCIATES. INC. Civil Engineering Water Resources I—I ICITY OF TIGARD, WASHINGTON COUNTY, OREGON ' Landscape Planning DALE RICHARDS - WINDWOOD HOMES Environmental • surveying 12655 SW DAKOTA STREET TIGARD, OR 97223 15580 SW Jay Street. Suite 200 Beaverton.Oregon 97006 Mara' 3, 2005 (503)644-6842 Inc (503)644-9731 • I I NATURAL RESOURCES ASSESSMENT REPORT BARROWS ROAD ESTATES I1 Prepared For: Dale Richards • Windwood Homes 12655 SW North Dakota Street Tigard, Oregon 97223 [I [i Prepared By: Kurahashi & Associates,Inc. I 15580 SW Jay Street, Suite 200 l Beaverton, Oregon 97006 Phone: (503) 644-6842 C' Fax: (503) 644-9731 LI Cj • • TABLE OF CONTENTS NATURAL RESOURCES ASSSESSMENT SUMMARY 1 INTRODUCTION ••2 SITE LOCATION 2 METHODS 2 NATURAL RESOURCES ASSESSMENT RESULTS AND CONCLUSIONS 3 LIMITATIONS 4 REFERENCES 5 Table 1: Vegetated Corridor Plant Communities Figures: Vicinity Map Tax Lot Map Plant Community Locations Site Plans: Existing Conditions Plan (contours,trees, existing buildings, location of 100- rr year flood plain, and wetland boundary) Site Layout Plan (proposed building footprints, CWS vegetative corridor buffer, wetland boundary, and proposed roads and sidewalks) Utility Plan (Utility placements and building footprints) IfGrading Plan (Existing and proposed grading, and building footprints) Appendix A Sensitive Areas Certification Form [' Appendix B Wetland Delineation Report l Appendix C HGM Assessment [I [I fl • • fl NATURAL RESOURCE ASSESSMENT SUMMARY II Study Area Name: Barrows Road f, Location: Tax lot 1100 located in T1 S, R1 W, Section 33 between an undeveloped tax lot and SW Barrows Road in Tigard, OR. it Study Area: The area in question is located at the far northern point of the triangular shaped property. The farthest northern point lies within 200 feet of previously established fl Summer Creek wetlands adjacent to Summer Creek. The wetland area delineated on this tax lot was determined to be an extension of this larger wetland area. Owner: David Garrison Hydrology: The only visible hydrology source nearby is Summer Creek, which has been found to flood at least once a year. Although Summer Creek is off site, it is thought to add a small amount of hydrology to the wetland. A swampy inundated area was noted within 30 feet of the property at hand. Also, the 100-year flood plain encompasses part of the property and all of the delineated wetland (see site f i plans). It was determined the main hydrology that supports the wetland area is . subsurface flow. Vegetation: The vegetation within this area includes woody vines, herbs, and trees. The site and land surrounding the site consists of 6 plant communities. They were (� identified as the following: shrub/scrub wetland, bentgrass meadow,fir overstory, bentgrass/shrub wetland, mixed herbaceous meadow and dense herbaceous meadow. All but the shrub/scrub wetland communities go beyond the vegetative 1 corridor,but were documented to get a better overall picture of the vegetation of the area. Zoning: The area is zoned R-25 Project Staff: Jennifer Pickar Field Dates: February 5th and February 20`h, 2005 I Determination: The property evaluated contains approximately .014 acres of wetlands and a resulting 50-foot vegetative corridor buffer. I 3 [I _ _ _ Ii • • IIIntroduction [I Kurahashi & Associates, Inc., under contract to Windwood Construction, completed Natural Resources II Assessment at the northwestern portion of Tax Lot 1100 located in T1S, RIW, Section 33. This included a Wetland Delineation/Determination Study for the sensitive lands found on-site. IThe objectives of this investigation were to identify the sensitive areas and the affiliated vegetative corridor on site in order to plan proposed developments with the least amount of impact as possible. I Previously documented national and local wetland inventories had identified wetlands near the site adjacent to Summer Creek(see Figure 3 in Wetland report), so the protection of any wetlands that extended onto the property was a goal as well. Lastly,the plant communities and their CWS conditions iwere assessed to determine if enhancement is necessary based on CWS requirements. fSite Location The study area is on Tax lot 1001 to the east of SW Barrows Road, and to the west of an undeveloped lot that is bordered by SW 135th Ave (see vicintiy map and tax lot map). A steep bank of greater than I25% exists right next to the property boundary on the western edge that leads up to Barrows Road's asphalt edge. This 1.36-acre property is situated in the Summers Creek watershed sub-basin of the Fanno Creek watershed. Summer Creek is a perennial stream that is approximately 5 feet wide and a few 1 feet deep. The land slopes up from the creek very slightly to the south. Current contour maps show this trend (site plans), with the flatter area extending into the point of the property slightly further than the surrounding area. It was noted that although the triangle of land being evaluated is small in size, the Inorthern portion includes a very dense, brushy area of vegetation such as Himalayan blackberry that makes it difficult to navigate. From a brief overview of the site, it was clear that the wetland ended somewhere in the brushy area of the property. Methods AThe methodology for completing Natural Resource Assessments described in Chapter 3, appendix C of the Clean Water Services Design and Construction Standards was used to complete this work. The II conditions of the plant communities were assessed using the standards in Chapter 3, page 20, Table 3.2. The wetland delineation was accomplished using the Army Corps of Engineers 1987 Wetlands Delineation Manual. The delineation fieldwork was completed on February 5th, 2005, and the natural resource assessment fieldwork was conducted on February 20th, 2005. Sensitive areas were searched for on site, and their boundaries were plotted on a site map. After the site's sensitive lands had been identified and mapped, the site was surveyed to determine the different plant I communities that existed on site. The site and surrounding area was surveyed beyond the prescribed 200 feet to give a better overall picture of the vegetation present in the general area. Coverage data was collected from data collection points within each community. For larger communites, more than one point was used and the results averaged together. For herbaceous/shrub vegetative communities, 10-foot radius plots were used and for forested communities, 30-foot radius plots were used. After the sensitive I areas and plant communities had been identified,the vegetative corridor width was established. The vegetative buffer width was established by measuring a 50-foot buffer from the outer boundary of the delineated wetland. A 50-foot buffer was used because although the wetland is less than .5 acres, the wetland was determined to be an extension of the larger Summer Creek wetlands that are adjacent to the property. Lastly, the conditions of the plant communities were determined. The sensitive area data was IA I • • summarized in a wetland report (see Appendix B). The plant communities' compositions and conditions are summarized in Table 1 and their approximate locations are shown in the plant community figure. Natural Resource Assessment Results and Conclusions It was established that the Summer Creek wetlands extend onto the property up to the delineated line shown in the site plans (more detail documented in Wetland Report in Appendix B). The total on-site wetland area is .014 acres. The wetlands encompass the whole width of the property up to this line, and extend to the toe of the bank on the far western edge of the property that borders Barrows road (the toe of the bank is approximately at the edge of the property and about 6 feet from the beginning of the asphalt of Barrows Road). The vegetative buffer was plotted to extend 50 feet from the delineated wetland edge into the southern part of the property(see site plans). As stated, a slope of greater than 25% exits just outside the western property boundary, but this was not considered part of the buffer because it is within the existing roadway prisms (see site plans). No other slopes of 25% or more occur anywhere else on site or within the buffer. Although the delineated wetland was the only sensitive area found on the site, Summer Creek is within 200 feet of the property boundary (stream described previously). Six vegetative communities were identified in the vegetative corridor during this investigation as shown in Table 1. The vegetative communities identified were named accordingly: • Shrub/scrub wetland • Bentgrass meadow • Fir overstory • Dense herbaceous understory ' • Bentgrass/shrub wetland L • Mixed herbaceous meadow The on-site area of wetland (shrub/scrub wetland) was determined to be a different community than the adjacent Summer Creek wetland(bentgrass/shrub wetland) due to the contrasting array of plant species. Specifically of note was the dense area of obligate slough sedge not noted anywhere else on or around the site. Other species like redstem dogwood were shared by both communities. As stated, the Iblackberry bushes became very thick in this area, making navigation very difficult(mostly on the southern end of the wetland where the vegetation started to transition to upland plants). After the delineated wetland edge, the blackberries formed a dense pocket(dense herbaceous understory) with very few other plant species noted. Included in this community was a small cluster of herbs (including douglas spirea and salal) that grew next to Barrows road right up to the asphalt edge. The fir overstory L' community borders the other two on-site communities and continues past the buffer edge onto the rest of Lthe property. The far area was not evaluated fully as it is well beyond the required 200 feet from the sensitive area edge, but overall observations indicated it had the same plant composition as the fir community to the north (edge of fully surveyed area indicated on Figure 4 by a dotted line). Similarly, the off-site mixed herbaceous meadow was surveyed to approximately 200 feet beyond the sensitive area, and the area beyond that point is indicated with a dotted line in Figure 4. The conditions of all plant communities were assessed using CWS standards and are noted in Table 1. Overall, the lack of consistent canopy was the major reason that all the communities were either •1 degraded or marginal. Invasive species also negatively affected the conditions, especially the dense LI • • concentrations of Himalayan blackberry. However,there were many native species present that add value to this sensitive area. Lastly, an HGM assessment was conducted for a Tier 2 Alternatives analysis. The attached report found that the wetland condition is somewhat degraded. The functions with the highest values were primary production, Sediment Stabilization&Phosphorus Retention, Invertebrate habitat support, and wintering and migratory waterbird support. It was determined that much of the value of this wetland was caused by its connection to the rest of the Summer creek wetlands and the diversity of species and plant layers that were noted. The close proximity to the high traffic Barrows road and the lack of consistent inundation were the main reasons for lost value,but overall the wetland is well established and thriving. Limitations Identifying and mapping vegetative communities is not an exact science nor is obtaining vegetation coverage estimates. These efforts are subject to sampling errors inherent to natural resource data collection efforts. The vegetation community boundaries mapped and the vegetation coverage estimates presented in this report were determined based on the knowledge, experience and best professional judgment of the authors in the application of both the 1987 US Army Corps of Engineers Wetland Delineation Manual and the 1 March 2004 Clean Water Services Design and Construction Standards. It is not uncommon for natural resource experts to differ in opinion regarding the precise location of vegetation communities, wetland boundaries, or vegetative coverage estimates. IReferences LCity of Portland. March 2004. Portland Plant List. Bureau of Planning. MetroMap. Metro Data Resource Center. http://mazama.metro-region.org/metromap/metromap.cfin Oregon Department of Agriculture. 2004. Noxious Plant List. http://oda.state.or.us/plant/weed_control/Weedlistsci.html. Oregon Department of State Lands. 2001. Oregon Administrative Rules OAR-141-090- 0005 through L 00550. Administrative rules for wetland delineation report requirements and for jurisdictional determinations for the purpose of regulating fill and removal within waters of the State. Reed, Porter B, Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest(Region 9). U.S. Fish and Wildlife Services Biological Report No. 88 (26.9) Reed, Porter B., Jr., et al. 1993. 1993 Supplement to List of Plant Species that Occur in Wetlands: Northwest(Region 9). U.S. Fish and Wildlife Services. Washington DC. 10 pp. U.S. Army Corp of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Department of Commerce,National Technical Information Services, Springfield, LI VA. Washington County 2004. Clean Water Services Design and Construction Standards LIWashington County GIS Maps. Washington County, Oregon. LI Appendix A: SENSITIVE AREAS CERTIFICATION FORM Q LI LI - - 0 1 Appendix B: WETLAND DELINEATION REPORT 1 �1 0 �1 �1 LI LI _ _ I [MIS[ T9 ON %2I/LL] 80:LT MI. 5002/6Z/C0 1i 03/24/2005 THUD 14:04 FAX 503 19731 KIIRAHASHI & ASSOCIATES • tj002/002 iiWETLAND DELINEATION/DETERMINATION REPORT COVER FORM This form constitutes a request for a jurisdictional determination by the Division of State Lands and must be attached to the front of reports auhr„itted to the n[vrsrnn for review and epprov8L IIOregon Division of State Lands Attn::Wetlands Program Leader 775 Summer Street,NE,Suite 100 r Salem,Oregon 97301.1279 Plicent p OwnneNme,Firm and Address: Business phone# (803)625-4526 + Dale Richards,Windwood Homes Home phone#(optional) 1205 SW North Dakota Street 1. Tigard,Oregon 97223 Fax# (503)625.1756 E-!nail: I 181 Authorized Legal-gent Bystness phone: (5W)�44-6842 L Name and Address: Fax# (503)644-9731 Kuratngahi&Associates Email: jonuiferpQkuahasbi.eom 15580 SW Jay St,Suite ZUU (1 Beaverton,OR 97006 • ( ' The information contained in the attached report is true and accurate to the best of my knowledge. I either own the property 1 described below or I have legal authority to allow access to the property. I authorize the Division to Boom the property for the f purpose of confirming the inform °'�in th rope ,after prior notification to the primaa nta�i TSlped/Printed Name:________ .' Signature Date: Special instructions regarding site access: . .e92,.b I Project and Site Information(for latitude longitude,use centriod of site or start and end points of linear project) Protect Name:Barrow Road Estates Latitude:45°26']8.6" Longitude-i°49'6.V" Proposed Use: Tax Map* ..... Multi-family complex 15133CA J1 ro ect Street Address(Ls other descriptive location): Tuvvnship IS Range 1W Section 33 QQ CA 138113 SV 13arrowe Rd Tax Lot(s)1100 JWaterway: River Mile:ity_Tigard,OR County:Washington Wetland Delineation In •rrnation Wetland Consultant Name,rirm and Address: Phone# (503)644-6843 i Jennifer Picker Fax# (503)644-9731 Kurahashi St Associates,inc. E-mail address:jenniferp®kwahasbi.com Prima Contact for report review and site access is Consultant st Applicant/Owner ❑Authorized • •ent I Date o Delineation Report Wetlaan• - - 'resent? Total Site Acreage: 1.36 March I5'11,2005 ® Yes 0 No Total Wetland Acreage:.014 Other Information Yes No rt nown LI Is any of the property crop land? ❑ ® a if yes, is Applicant/Owner a USDA Program Participant? ❑ El If yes,has a NRCS Form 026 been completed for the site/ ❑ [J 0 I Does Local Wetland Inventory,if any show wetland on parcel? ❑ ❑ If yes,LW1 wetland code: Has a previous delineation/application been made oh parcel? ❑ ® 0 I/ If applicable,previous Division State Lands# NW Quad Name(s): , Site Zoning: R-25 or Office Use On•y (I Corps Project#: DSL Wetland Mgr: DSL WD# (( Date Delineation Received: I J • DSL Project# LDate Review Completed; / —/ Related Case Number(s): i . . __ _ • • • 1-16M. 8sstssNtOry ii 6 • r■;ufr; M; tal 11,41 1111 1, ' • 491 12■ jcf■y,rinf R drill: ■rites ■ur *` �: i (-4.'1 mu ■r■■ tom, � � W � a.fiu■Melia 0.' �'at* r� \ *_ 11. 1111■- �.■•j !'t� �',.0 A ��'r, airy►'*3 f�sev■.■a1.■IL �l1�?fa1!■I■11! . - .-. . 1 ti _ _ i . . _ ........ mi. Tsar+ 1 WW1 411004 13:Zihril &*Tall ri+ a-r■nun 1.44 11,-s f '. ��A�Mr.1(11111e. tis „,,�.. i, ,r.i r,'� ►± :. crier /.r,1■ ; + �q" r Yi �iNllil 5 a■uA.rI��uuu1I■11■u r' /' T�'*a = ': .$e.p''°�d\ 1 I •0. 2111 1■nl� rlir/sir of r' Mir ti. , /4 - `'' �- Rl0 •iiiimiss . •n■ : /.. z.41W aim ;,r ... „di ,�. !■� ■� 1♦plaint on PIMA 111 _■ ■ 1 ivi a ./12 an ry�r rr _ 1 .alanak_ NIA■If•a _ rs4 {fit{tf f* 1�•�1t ■ _111 .. 1Mr�T�# is—to i t. ` ►12+i : +viii na.. ■A a` F..161 �. 1 - ■rl�* ;�i� 51 �` 1 1. r� . .. IC moo. M■ simB441'110 kf ■1116111 a�a;•� 4```y ti *+rl}a .. rb ,! 1 �} '7 4� �J�HIMJn■ti,• 1 yiI`i� .uw�•Iz••r it t gUlIO rC ,' *r ...I� - , s w .�_ of r :rt. � �'1, JI � f �� ,41. ,:. _ ,I w• I11A`f 1::O P,1.,1 ■nay" 1 r■irPi a t yl �•r 1 �1�t �• It ■NIJ"11211"/1�iti+1■�j■''1 +/ �fJf � LLS r ..�I: ilt }*� �i • XY!:■' /� lr. 1�:iill!■ }f 1 I 1•�^ .. --- - � __ _ . �•_?iS -)'I�i� Ys��/Jla �(? ,.k1•� �•'•'3'J!■N■V �r U/11_4,6,.1% / II�w �' •1 �s.,,: -:h --� �� l.' ■`i� i tfii7ha. 7 elk;L �� , rl 1� } II s J. rid"�L•JIIII ��J}.■ qL VYI C�Pl'i$i+.M.,.•t,1 0+� ar . nnl� ,+ rIt ♦�~~- Irnunrauul�+ulo . ■. 1 _�...,/■ 111111... -ru■•II-I , 1 `a I RR �� rya .- 14� 1- i111IrJ1111111V11 ■ 12 t�111�r; -��1 _ . „�, d: .!: 1�1■.i<F'� ��7'4:4•iiT�tirr•� : 1�� I��It�l r,lr) � /•- � � 1 �• +.� '` Iv A � � - L -1 -. .,4!. 1111e4_,104..`y■ I r �..1 rJUUI r.w,`r 111 kI i1r1 ■ �� 1■ -,, i■fw■■. Am me, :r•i.i 11:1,1'`I 3��■111111NIt r Lr .I.r.■� w■ ■ _ '. 2=�r JFIr. JII■!rl! .,■NU ' it "l i ■ `I 1.., �. �IIIII�lm... r"r 1m 1■"f�;1 III■l! in 111 • ..1■ �� ■ ,., ring nl■ IIIIINIII�ri■. ■ a i,l Plrl r •11. � - � r- � � 1��ii it 11I'� ,n■ r ,M rlilir 1 9 1 � � F 1111. r r7 X111 . � ��_� ._ 'Frill!'1 ,.. ■ I._ � � ■ �.MiG u`'; til.{t. �I R 1 ��♦ �1rfi i� ys; # *� a �� ■ r :. ilk Ni• allli- as. �ti ■1/II qtret ,-' .a� �■ Iu�-11 {lr 1 1 �:.� ■�11 /NN ,, a 1lli �;+/t■ Zit i +�1■11 t 7IIL' ism ■r. 1 1 el �•� ; . .. +'�i ll1�■- arI�.IP:IIIIr��t'.� 1�1'll�, �� } 1'1 r��_ r 'a 'r wow +�A�Jnl11 '��11,� : >v11I .�i �+�i ■1■IRJIIt = ■St�1tJ►��r■917:+rZ.�== r r ": tti *AIM ■rfrrrnnatiri 4 II =1": E 11210 i.' '�+uIL / ■ra:,I RJIUt 1„•II reJ+�ti •• �—�rte! a�a ti x-411 `�11111IT%. 11re _ IIIII !t• __ : �0y11nri II ifi-mm: a �� jir ... n .IN 1�11�.i .■. ■ 71I�.rl.r ��—I F i� 11� ■ ,�Y` n■1�r'f 1�k7lir: i1��!jIL7�s11►rIR a• �: :....• ��n w��1�- � 11■1 - rte 1e.vi ormo�� _. 4 'n:.=i • EVE1121 Vicinity Map.{ASSOCIATES.INCI a�t1L+: lr'•F47 w.a ;,« Barrows Road °`A`"°"An"'°'tr° Natural Resource Assessment 1'rws"n,c lVmCYIHk r• • • i WM iMe [Mr WO [Ulf le ENE Tin (-Me Irrt Iiii Nile We -IN Lima vim- L orTim Y. irm--' ----'-ame ; �� -� ":14,-*� ' ■ � r '� ■� ■�Ra�i� 1111 ��* � �� ,�_ ► +l * ,I�' ! �` 't ter'` '��1�.,,,,. . .... .,A I WI II :glilik Ile OP"'Vag 1 -- - ..1. _511... 13...iiffig7;:-.,,„Ii7.46h. '',,I fit• 4,_ 'r� ir4 alt 11:).= ■am �. ■mII_ . �,i I .. ..,rt . %• ilk lc iiii.,11, 71_,�i94 1,, • ... - -,• , ... 4. e +-' I/4 176.,&01 Mit lik. Z.P.1.• .. I I,' i i- .• •-J 1,-'',.:; IA • ill wi lf wilift44411d040...._ ' _ _. nap 150*._ i 61 g . III,L+ 1111ir i11 a:I i,,.1 ,-.. ._,--" pir-- i �Il� � -' � , !rte f ti Zia C ; �: • I _..4 - a twk7_._,. .,, is..., .........I� ..�...�... Ei ., # �t:u�: ...�. Att,.... ce` 1 �i = tti2 Mt. ��:11111111. 4 Ma . , r ,t �� : ,< N�_ i\ ,ALik4 bo. --.....2-• ah----.. .. .... di ; iv B As -----1 1:a iii —Ra:iiiiiria itP,Att�' 96dr _ NI !V4 a■n i _ ._dl i iiiiiriiiiiir ll a 'u ; Eii ?i) -•� =� .a 1 Or lima 144 North c NOME Tax Lot Map wssac K s HI -- --------- _ — KAJth 2429 va:4,wcatzrgi Barrows Road v,v, It. Nn►Ila,no Natural Resource Assessment ;�;,;�� Figure: • „ ,... . _...,. .. . . , ... -,,..--- ..,.....,....;-lir..-p•mt .7'...-;%..:::.,;its . .2, —.Tr --,-7-7.-N.t.'.5,-,:.7-7;■I'igf•?;':7_17!`::i..7::4-•,..•..,,:,':,,t,:•..4,'.:',.. .,;:i•,,.-,s,,..:,,,,,,,-.:::•,;.„.± ..:,•;0,•,,-;,......,..•1,.,,.:,•:...j.se:;,,'-.51'.3.i':,.•."1:'.."•'•,. `•-,t:;•..Ai-1•..',,,•:'':,'."!..it','".'1;1';',.',Kizi .T.,1.1(.41-41,, r0fj !''''!7.7.,!,!-.1-1.1-r.::', IF.1;fr''''''i*:7,1!/11.!!!!!4i1.:17';::::.;:? -:: ::.4;.L.f:iq*I':;,:ii*,/::7,., t'l•77.:'/:.'': :-.1'...i:%:'",„:::::1:',--:.:,?!:!.c..i-! .'!....'1.,-::::"• ::::.;':.:1.,.;!-',.!,;.',',;,-0,1':-,,-.:.. -, , ,.:', ,. .).-.,P, ;, . .t, -',.-}:1,54,,%',i 10/. ,. -•?=';::`..1,-)„.' .4.•cf'•,,P „.'•,-•".;:', •'..,:q‘j•',:', ;. :.:..Z.:..,-.‘-':'..? •••::'....-?:•,...',.-;';•...";i4,••„...15'.:!i...'....'.f.•.4:fr,.4....'..s....,'.1'i.,..'''':'!'f';p.i.::.•!1•2,•' '',..::-;;,.."-,i';...":•!7,./,`',.,:::•••:',;•": 1;'„"..: ;::- r...!•:'::.;'•'..`:ii,ie.-i. '1'''.'',.'.:-:•.''.t!!': •1;•1•;',';,,,t11,;1,1''.V.I. ..t.,.1[,Irt),;(1;',. 1 * 4?1.11'...1:,'•, ''..".,'•..:,:',..tt -;.....P•cc.••,'.:1•,-....).4sql., 11- ..„ ,.,,..ey ..;-i.,..-,--,--....,..,..,,':...•,•'.,' .',...;:;.•';'..■"• ..•ri•t'''•';',..?...,.°:',•"'■;Ill•••....•::,.'",:'.•i•_:l',,...fr'...4.:•'."‘''''.!,.%-'4':". '.■'■'''''//':".;1:•'''1>.1.t.".-..'../•',P.'...'.i);.:' :,;%'..•,,.--r..-:.,. .,l';'A,f.:.X.1,1.Sf'i.4.',IStEc.Y1.,21."-.,,,,,,l'o. ''...''',11,t-.?.!'.1 .'c.,;:c.ftc;it__ 1...4110;.;J.,.7,-;•:..,f,:i.-z,''.^4.1.1!",,Ifitf's":.,!-A,:'''..."'...,'1,,.....-...-....;•:. '1.:.,....i..1;'.,-.:.•..,..',,..,,-1.1...:,.'..-'t,,..2-;.;.,,•,'.'.",..,' 1.....'3.1t,-."S,..,--''...:,. .',''.'.'•' ;.;-,i:,.`',':•':f..e,-14.'S;',"''-....:.*." ‘.':'..;'. :,.!.' :. ,.'"ii`h'11,■,4;;.;j7fc,4f.,3 'fj,M1,1',;;";r:';',:4'4,2.,-`iv'"4,z,V.-;;Qrls;.:;, 0.,,,IYP:.....,-..f'.'I,r:.e ,V.,' !..*::-..... :.''7...:-,.. %.... ,.:.. -', ...' '".'...::,:i -;;;1'.•!.,,,,i.!fir';.,:,..,.. ......',..4,....f.-.■ '..''''f ;;'..!?,:,..'.1":,. ...,,,,'%r;5, ;',".4`;,.4.‘;,,,,),,-....!,•-.,•t,•••',.:14 ,4S4:)V, er::(4:15‘1 ...1 z„lt: t'bk•,:t.,..?.?i,';t,,,,,':,!.,,(i,:j7.1.t'l-11;• (01`:•:;!.ki7V/Y(i''::•:::$;i7,"•.•;-':Y.:!.,:! '''.' .. , ....!••'.' .,;-:,:' ,...;,:..1.'",:i;:',":,:1!„-:'-.=.!■.,::;-;,!;,.,;,:'::i,:,fz:),,,r,`6',3r,f.),`,....:.i::;,',-,".;:.,i'::(..:,..;',..',.',•,..'.,',,.'". .• .1.1•'!'•:"-',' '''..-;.°...•••r"'•-•'''''''•"..• -.'''...".'-1.7-`1',''', '''' '''4: o'''''• 'fi'..-0O14,Sfl't.1"-dc:•.7. ;34...ji -,..),`,:.,41,:,irl:,•,...V,,,T.:4.-•,;P:,,.'-•••-..,',)•!,:.',!:,.•'.','•'•....:-,:.':••.-:•-•'•.,!:".•,":;.;.7,'". :,.'•.';',•''''',1;-.1'.,',,,,.....;,'..i::.4.,•-•lifi",..7..;:I..",•'.:,.:(!;::(:.i'f. .4.1.•,..'"..,...'•,'.•0.7•,•,',,'',•;t-',.'15:.,?..%ii,.-r:::)•,','-le.--!.'4,?. ...!, .,f. !,+4,:liti.!-::.4.,,Ii'.%••:,'''.41....;:b1,Y.,... :.'!:;'.i...?!';',-'4'`. .. •-.4.,..... ,...... •.'...-q.:•, .. .....-.:.o-s ',•.,.,..'$,.,.',•,,.,..'..i 4.J...,?2,7...!...'..,.....i4:1.,1,1q;,''t:4.-',';f;Id ..,1t,;-'4...i;i .,t,,,, 1/!:,61,401t,_,,..1..,,,r..".*:-''.i. ..."'",Z,AP..1.4.'.;1‘:...,' ...,..,',1.. ',',..-Z,"..,,i sf;...;.,:.:,,'....1'...,.•...,-,....:i ....;,‘,.,,;.,...E;, -•:,..L1,.t.,.',.,:1‘1',;.:::....?,......"-,',..'.::.?"-.:4 i,i4;',i.:-.•T.......'.. ...', :4,... .,,q...,.:„.,..;.,.;.,1,.. -,,..:7,;.;.:i..!...c,,,..,,:.(.:..'",..,;:;,ts..;,.. i ''' l'''.!'":144: . t ,c11,......1.„'f??t.:,i‘tY,,,Lz,,...,',:',;,.. ,.....:,.:;.,:i,,,,:.,,,,i,,,,,,•4.:;,:,,,,../...,,,,,,,,,.,,,,..:::;.:5,..„9.4, J....,,,,,.,;s;...,,,,,,,,.:•,:,•;,;•:1,:f.;‘...-,-...):,.;,...,..,2.:,.';.,,..,..%•::.....;•,!...1..,ft:;:!:!:),-.•,-,...(1.,,,::,1',,::.! .":..;.;!;.',.,-.4.•.:,-,i,.,,'••.:,'.;••:.,.....,....,12,•n.ci,..,_*,..,1;.,,f;I:',.,i..•7..0::,,..1.4 ;,•:::;',1,1•-!•_•,,,,r4• 4;'..1,..1.)1::;1-6'-',,I.';',,„'-1:';.;..?-,i•.,-r,.'!"-','.:•.•,f '4.•''...,.: :,.'4.;-.:.:,•:,..,:,1,",,.,:1',.:‘,.:.',,'.1;,".',,'•;:. ,-.:',.,:'-`,::'0'.•::.4•• ,"..:::;.•).•.•-•..:...-,",..,"...,,::,,..,,,;;..1.:`'.."-':;!;":',.".-.:.'.....::,..:,`:‘c.:'.,,'....,;;•,,..1`.:::::' .,•...'•::,J.-,,i.•!,;,.,..,•,.,i:...,`,Iiiv,-...,:f.t.:.;,.::•;;•.!44.14!"! !;•,,,,,,I;ilt. ,,,!..0.4A.,;;;1•,•, J i..;,,s..%•,‘,;+,.....,,,,J.;,-,1 4 ,,,,,,",•..trIlk,';.::,,•,.0:!1%,■'1-.,'-'' ::'.-,1..):.;.,1.„:•„;1:::.••i., •-•';-,'.:•.::,,':,,•;.t-...„,•,,•,:',,,..-i;‘;,,•;,I..•,..•;•- . :.';';'....•••.,.."2,::!:d:.:.-.'",-24::,.:,•-,-:`-',.;.'..,.•r-:2•.,;••".,:,''.•,-.:;'‘,....:',.,.;:i..;',•,:i,::...,;'.-i..•:,v..)•;.:.••Ki,:'...-,'.-' ,;:.1?P:,;,,kii4t,'4."4:.ir,:ris,:,11:1'sg i,i'sVA• tilpit,-;;,,!,..". ,,,,g...t.,;:;;;,:,.,:.:,?;:;)::-..;;,;,„10;,.,,,'.;•;':;',.;),'; :".%:. ,.;':'.-..,-.:,;;,';',i.,;'{..;::.;•,,,,::.:,..:;.,i';,,: i.,..:,';,;,:;.,,:::,:'•,,'„'..,„.. ,:.;. :.1;,•.',,-',7.,,•7,ii:.'1. ,:'.,;ii:/,',,,;:rit.1,,'::-'.":•••''';'..:;.:":/...:•;'-'•:::;;1"::!:ri.::*;::'•;?.:;i';.1:,.i'.:.:!:?:1,::.-,..'it,..•:::;:,'I'jf... ":';';.i.:,:,•,''•:';•••:.11:::1:::',/'•••••,:.':.°j:,•.';'!':''''e:•"1:::".;:$',',:.k,:".1f:‘.410;C:' 1 14 1/411 it':tr=1, ill,IgAr':::51-,-V4P- it.i..:;.)•3'.7i.-4-::,'-`.''•fi.,V.':••:;:,q:-:,:,.'15.;/:•,,;'-:,..,'' '.;;',.1.'.:"-.::'...'I, '::...;:,..',:,:f,":;•-...`:•.': ,';..''.',;.,!;•"',';‘)i';';':•:,;'..4.".•:::,.5:"::;,..;".,, .i,...:,•"...'r'.'..,..*:'.!'.,, ,,.::*.,•!'”:.•,,,',i.'.:-;::).'.:..4,-,:;.,,,, e2..0:•,''...;-:',.';:J:.-r 4..,.:,,..,),S,.....;.'.;.',-.,'•:,;,:.''r,-1/;: ;'4.1.1.1!.:4...;;;','?",;i.. .,,kc'e;,;;;:,!:1:."I•i:i-t; 1;:',.4.-'4?;1,,,;,..,,,,,,•):,;',3,i. ..,.,..~',.--;;?1.1...t,••'::,,,,x•:-.,•-'5,1f,i,;'.;-,.. ..-...r.'1',..•:t,...:,'•••:',•"::••'..:'-':':.,.,,,k,--;".....!, '..:,'',..• -.A....,, ...-,.•,,;•.:','.;-.': :•-•-...-‘....:7:',..,!::,,.,.:,..i., .,... ,;.,, ,„, ,,,,.',,', ,.(•;,,,y,...::,:..;•:‘;,-,..,,, ,..;-'4',,,.,,•„',;',,rtriti.1.••,:•,,,;...), .5!•,•izi'i?•4:::?"•,;•2•.,.■.11,•:,,i0,,,,11 :1:41#.,,,;...(:4,.;•...;‘,.,4-4.•?/!:,0,1•,...:01:','•• .„.....•••‘-`4,,.,...e•;'•",1•'',:,:'•4!4•",,.%.,:•::;,.',.`;',.`i,,,'..';:•:,:t.'•-..;',:-.1..,.•''':%•'; .)...•.:•,• • .•'',:•'.,..-1,i). vi.:•.:,,l',Vi...,,, ./'4.,,4,,,c,,t,,,F,".'.,,e;:„.';,.,.„..-„••:,-•f",:•'.3 r.,.•', • •'•,,,;,..,• •-. ,,;',""-.(1'....1:';.,:,..`,:,::.,'-,c',';`,•',., •••,•.( ;,..1,;..,...,..:,.....;.......-•, :4r,i).,.;:,,ii:i,v,z', 1.,,:k.•,,..i.;,,,....i.-...;,!:s•.'„:;,:.:,,l;;:ti.,:. ;?;.:;;.1,:.•f:'',:,7q;'::r.:,;..;',":..:''',!..::•!-::',!if...?,',':-...'''';',]..,:'`.,';''.;-.......:. ..,:..4:;.,g...74'T.'''...',7:.t.'1,':::',,,`*;:'..4,;,;;;;..,•:::::•;;";..,:..',,,,-::::;!:.4 II:,;•;.. ..•11:•,.:•,;';(1:"•i,....':...••.r:.4:,•,:?:.:,:,;,.•••;(.;..„;'...i.,:::',..'.,•...t...:::';':;:''.....".:.';.;•,,.:,...''''',.....".7,',';'..7';-.•.,,,r,.:,.;.•,.:,!•--Ii:". ..'.11,,;;;'1,,,,„.•77!Ta.1.,;•:,t5A,1:(., •' • ii,,,.„1,f.,,,,I.,,,t',I.q..1.,..,.,,;.:4•,,.,...-.:..••;;;;,,;•;!.,,I,,-,,•;•:,....,;.,,i..,4,i.i..„...i,.,..;-,...„,,•,..,;.,....;..:,,,,,,..,..,2••„!,....,..,:,.....,1,,,.. . ;,.r.-;!..:,-,.;...:•.;.%.,......,,..;..,••;,1:•.;.,..;.;-...,..,...,..',.., .,:,,,-,...r.:t._..1.,• .:' ,..!•,,..,...;1.*.i';',..,;;" •,,,.....;,.,,,..!;••' :',.•...:S!........i1•,.',•..,..i ,•,, 1...,,....,;'..••:•....:;;';',•`;',.:,.,k,?.,.;!?.,.;:•'.:..,,•,/".,..••.•,.::',••••,...,...;r:•,:. „1..i.-40. r'iltrAy:.,;;1•1,,v4'::f.•:.:t.,„,,,fp..‘,.,.!...1.'•:-'4..5,'/,;•:'?;.!.',".' ',....:.:?.',,,..,.!.i.‘:,:,,f.„:,'•,...;;,.,...,•.,.,;. :...,,,'" , ....,:i.. ,,,...,..•••,..y,.'.',.,•;;',;.:•,-:4'.2t,::'..ti:./..!:.",/,'.';',•.V.f..!;,::!;.."-q:.',C.: *:' :, '..';'..f..:.',:•-•,...'!•,.,,,i',..,:!t.,- ---,d;•?,,,.,..... !..,.,e..,',...,,•,,„:: ,,,,,f....-.,;,..%•,•-; ..:.;,.,..1.-"... ,r-,- ,..i,-..;•;L:•,,,i.vg.,,,„.,.,.,.K.;„,, .. :.,,,,fh,;.;L, .:14:::tvf,',.r•`=):•0;....1',:.:::-...':',',";„.'1':•...:',..•••••.:•:,;?. ..;',=:•:',i,'-'r;=14.!rr-f•• ••'::•.4:•C;;'...'-':".--.'',' a,,....;;;,•,-,,i-.. '!...,,•... e.,.,•:.,`,.;;,..,'s,;:::•...,,,,.,,...:,..:,-,:.;;,.is,.,....„P....,:.;.;...•,,,,..•;;:j.,..1.., .:::,,,,;,......,.......,..,;;::... .;,,,.;:,...•4,:,,-,v,..,...?,•'-.•.:, ,,,! .•;••',.',.:...,•.,' i7'.:N•7.-9;,.i.r,.,r.•:...,-,•,-• ,i;;;.,..!..,.„7,-,':•;,.:,',d'',:'•j,i.-01 •;;•.'(• 11146.::,::%.,'"',' . ','",''.,•‘,..'•‘.:::..i o'-"•9:'i■•1''''.•;').-'.'''' .',•;■•'••;‘.' .'r".:• :"••■'5'.•1:.4:;.."'••':ir•••T'...i•A‘I'.•. '1,.'..;:'•I''.:•• • .,'' ''''•:('..;•-W 1.;'•1 '•......''': ''-•'A'(4"•■-•• •''.'•-•' ',"1,1';-',..:'''."1.C.: 2'1'':..,. 'I'''' (•'''",'P c'''':"'"'',.',;.i':',','■••.1.1.• '''''',,Ir...1"'',A'A 0.t.,;;,....,; gil';','., ii-:, ,1!".I,i':: di,,,:'...i!,•-.1.,T.'''''';',',,'.;,';'.';,.■:,; .-'!; ,''',..' ..',...i;:'..i ..,.'. .,..,';'-; :r ."..:'11;.' .1 ' :.e.--,Fit;I.: ;...,...;%'/:..°: '....1'..‘. . :-.".,...-ii.(...'..P.:', '....i,i'."..;1''',!..11",. : i',.'.. '‘:,'.1:- '..'''.,'' :.'''."';.:::;''.';•:;:'.',:i''..,1.1.1 1... . !';''-;,'!;:.;',.i.li.!!;.:,r.:!.'..!`1 '..%'....... .11.',...,-;;1..';■;:i.',:.:.,ii.".;,:;.11ii, ,!i.^:1'.r.';f: , ` .......; K,.., ,,...1r,',A.:''.:,',..':,..*i••41i.'4i ...k;"'...r.;:,:' ..4.,":'-',,'.:,."'.„. ;„V.,,;,'','.!,,,,r,.:.'):4,.:,.5.;.,..,.1,1;',.;,,.., ,..°,:,--=7,..1 I .r.i'...?..,i'.:.',':re,.... .,';'!ri: t.i;'.... :,..': ';`,.''.;..- '-':,...''',...i:,,...'P.*!'.'ii7t,.i.,....,: . ,,1'?,!4:1;.,.1‘:.,...!...t,'..1.!....;,..i-..1.,,i?,.,,,,,r..;:l.,1',f,/,,,,.V.:',"4'4'`,.i.,',‘,1PA ■I'igrf',,:,;;.4.,1,,:'1,*'A.'/,;.•...V.i:*.i::;..'zi%I''f:.'i.,...■ .",-...:4■,,.::1,' '?" '',....,-...;''.•' ' . •.`.":';'' 9r,':!..,,;:;'i'.:;•.`,'.41Yi:r.....,•,',',F.,:,'•'',1 . -;,--;,',!,:I,• •.'..,,• 1•1t, ,'),:''1,:•••:.'il ';'Y'l'i''',9' ;'1"" '' '' • ':•!''''t '' 'I'' '''''-' '''''':';'; rt'Ae4t.,04.4!;:gt!''':4•V•i.,,,;4,'Ti,,I,,,',,i,,Olf,'.,,■, ,,,,,,,,,, ,,,.'4,,IY31,:!,!t:T.■■29,A11;`,i,r•-'-.....,?'.., : •, '-...' ••'..*:,1"; . ,,',..^' , ,..;,2„!;=.-,‘..f ,:•,',43'‘,...,:•,',1.1.4%„.1 i'',,,,.'•,;,0 '•1 ,,'•'.','''',''''''il,I,.:.,.."'•'47',..S;'.,.`•' ' •::.•f..."'l`f•'..,,,,,I q ri.„4,.,•..-",„•'. •,P,'•,,,,•,.„:',i ,••.'...; ,..•..'„,..;',i.,, ,;,....,:•,,,•,,,,,,,.. irl;•;.,w,....,,,..,;,' •00,1',A•••,4t,7p?„,,V;1:4;;;IA;;;..,.,.....,,,,;.,..,•;;;;..:;,...:,..„?,,,p,.,:...ci,i',.7,1,;;'..,[$i3"K"•:',',',...::4'''...••,'"•:','' ,•.'•.s.••' '••,•• •.4-fi•IA''''';•:••1:•%!-:`,.,.`...' ":1':1••'''''...••'i''■:i",•.'•...••'1'•:.!-'1.1".•'..-•'•!!.'-•'.. ,••..i.:*.;'j-•,';','''•',..4.,,•,!',•;), .•':',....:....-..!:,-,P•,I.:1'''"f'.e:.''l'•.,..f,„,....1.:,•:.•••?•••.,:•iski.l.r,:': i,.,:;,.••,',.•*'.,..,'1',V-."-11.,:PP.:1',!"i'f.i.';`,.•.;,',2p,i,,q0,.. ii:4? V.',.,,;.,',i'll,41;)..1t,r,;;;1,,,::,,,,,,„;;',■,.1,;,1?;;?.`cu,;„0,').;,4,.....;'.',,,,,,V.I..? . . ,,,,,. ','-..,•• , . , .,.,.,...4'..f,..1 ,....f.„..,,,,,,,,,. .,....„,.A.,/,....,),,,,,,,,...r..,.:,,•:....,,,,,..,,-.1 I,,,. ,i..,1..,., ',.,,.:■,,•,,,r,..1.., ...„,,,..:...,;..,..„...,.,.......;,.,.., '...,......, I I T.'. ,.■;;:,..,;,.';,,!`,.:,1c,,,.:,;:,..,;1,1:.Y.:1r.:, 0,'..',..'',i..'..,,:,.;;:;r1;,,,.. "4,'.i.b.,:::;' ..:,..i:-.?!.,''.i.-..4,.,..,".'.:'...P,vir•f,::,","':I?"',...'2:''''''''.•;,',+;',,';',f's iii.,'...!':..•'i I".!,,..,:',;•,..!%•.‘"..`,.•r4.'''''::'',',,,:'.41 .•:.,1,, 1.■:.;? .."',7-,1!',:r...".'''''':!-'1 •■•:1-;01:•;;;"'A.,..,:,'..,!•;,..i. •• ,1V.,t7,;P.';•,f'31;11:P.'er.1..4j,.:'.0 :',Tilii4'Aii,',#‘:;;■';4!;;4'?•:'''''?!°,i'i'l.'' ''?;14,,•"):''.'•?I'.;...1':;...,''''f;:.:1-g.',":4':iii.11..!,'",•":..4,; ,...''''.•:.' : .';'/"''..''':,`•''''•Ar`'"''.'' '...:1'1:1";•`;t'..1!'I'l;•';`;:rii.'4'1'0 •'( ,". -;ir'',.,.,;..'F '..''''''',/fl!:7' '.' ''. .:;/..',-..'-'•'.':!".,....:. .:.:';','...' .ff.■`.'.. '1....:••"?..',Itli.',V,:',e..,:019.)1;:l.e .tii :P:fi.+•"':ig:t.P,..',',..,',?-",,v-'..,s:;..:.e:'1, ;,ii.,.. F,,,..:‘ ,,'',.' • ..,....,- ,:;',..' P:r:,:-,.,.,„.1•,.r ,,,1,1 I.,."4 `,t,;;".,■•0 1:t.,,,''.•,,-,',,,,,r.r,.0:,".-',,,,'.,,■,',.,•":•;,„,:..i 1.i,....•..:.,• •t,,.:•.).41,,,,,k,e,I i.,,,, ,.....,,,...,,,,, ;,, ,,..i,,, „.„ . ' !.P.r gV;4,,,,,,..',,q ::1,..,,,:ir4,4,.,.gi,..0,..4.,,,.,0,,,,,,...,,. f„,{,,,,,,, ■, r,,,,,;;),..,„,;„.„-,..,•,,',.,'. , ,p..,,./:,..,-,,,,..,;,..•.,‘,........-i...,;•,',•i,.-,., '••,•''-':'- '••:,,,,'i'.'I'.:"f•s::'i!...",1 .'••!- '.•:,.."..11",..,..... ,;•;: ,•,:„.:•,, -....,..,...,.;,..,....:),.,• ..,..•,',..,..::,•••4,:,.,,.,:.!,';',;'-', .,',„•,,•',4.,,,,'"'1,:,„„!!:■•,.7,,,,V,:•ii,...•;',,P.,;(;5..,,,?.411,1..cl..i•,,,,,,,,...r.,.,,,J1.1' 1 lig";11,1■13•?,1.1' ;•1:'1'2;2;(f);:'5..1■17'''''.3.17'i,,,i,'!::A'4.?!.?■,•";';'?•',:i.:"I',..‘if.,•t,i,'•;, :'!.1.".'•'''::; '‘.:,.'..f,.."...,,...,.....".1".:■;!):,i.,,■ ■Y,''',1■'",.,'''','7...ri.',7:; ,i.","1:•:,; '‘.. ':.'•';' '..',?•;:ii„,41;■,::;:"4 r, „..1 ...'',., l''.7.17:....':"."''.-1.,:..''",!,, ':.A.„' ' ,,...-;:,...,,';',■,•:',...i..,....,,.,„,',;',';,,:''...,.' ‘.,,,r,•'!...:, . ;.!,••■•,,,,,,f,..j. z,,r7,,,1:4,,,11;;;••,• „:,■IllglActf.,:k.1.1,ta :Kil}11.11,"•'..)`,;.'014(.V.:07,q.,"J,,.1:?''il'•"!;...V4'e';'1V,....t'',■ri''.:',:::',.',Nt',`.'1%•Y":.i'';':;•‘' ''::".;•••••■'''-...'".;:i'r.;',.'.. ''•:::'!:•-•,....•::'•••2.:'r.,."'7-.',..,.%•...v.,;,..131,)2::-„;.41,•.-..A r•,--P•.•••:.•.1,.."•,V"•.',":1-,.'.',';:,:,•;:..v.'',,,...;1,•,,l•-,-,,,..1•••••••••.'4',A...t.::•,,,,,..i-,!,••.;,.., •,:',4';',-; ',.,'':•• ,..:,,0 •,..'...'',•:`.3„.. '-'"Nr?..,,.1•••„,.'• ••;,,,,,".'t?Ii•,,,,,.•.:II,40i.,,,•:;•"' ,:•,44qt;•'7,•;14',q.ei. ,;•4!,"',•1 „•,,,I,!'i..,!;•.;:t.;•:'& •:?...;,:,1,;•::1•'..,,"-",,',,,.;1,1),I2j.,•L'i;i1,.•,',,,:t,,:••,';:.':•';•,•.%,.,,A,'•.„,.:`;',•:.:,•'‘".'''••''.;.•.',',',,'•;i:7,;:".„`;';',,•••i,,...•`.T.,.f.'„:„;:,....;,:::..;,..;...,:..j.i,.....;,•:....-,',... ,,.'•;,?'..•,,':,::',•,:•,.!•:'!.:4,r., ,:..,,'•.:',,..:`. ,'":•:•Li::!/••..t' ,,.•',,. ,.;. .•.: , ..'..f.•; 1';,..-.- ;''•',.."::::(•!...:•,y ..'•••!4''(4:•.,•!•;,:• ',.'..,!,..4'4."'•...;::; ''1!,';.1 ,..f•iittiiiii,,.'1'fi.•:,, A:1?•;;/,'11 ' - Plait Coinr(tunities L'::::.•Y''...,i ;:'.:,.,:,;•,'.:::!.;‘.,':•..:',:-..:,':,.!......'i.':,''',..:,',. ''.:;,/..!.:".::',.i...:1','..;::,-.;'::ir";:::.]," :::';':;'•:::','-:`:".•,..,':::::::...":':',:::::::;..:.....`?.....'..-i'2,,f.',,....,..,:',.'•;...,;..... .', , , , ,,-:;',..:',.,...-;::,,,`,',:•...;','.;',;,:•iii„ ...;••.,!•;:i.;;‘.•;,:,:.:;.....;::., ;;;i7......::,,t,...,!,',.:1,..../.,::::,9;•,:."..:,„?.;;"..::•;ii.,;g:::44 J,:,}•F'x':',":•,,:':0.'''.•';',"•:''.:C'1:•,',:''''P'.'il., 1-srluubiscrub wetland ,;•,,..4)..i;,:',`•,.-.:;,„:,•:y„,,,'..,' .,.k t,•.:,.;,,••,• ..,„,•:,; i:,,,,::,::;•:.,..,,....,. ..;:•,::: •••••.,:..:•:-.,:.‘..,-.., ,•,:,..0,•.., ,: '•'.;''pstIken ,1•.•'.7• .,..''','''•.'''••4.•': -3(......k."...;',.•"4„.,;(".;.:.‘, ':;,.,.,.,,,,L:,:,:,,,..e..,,,..;:•;.., ki-,'.i.•!,:,,..;.'1;•;,.',•:.:',','..';',5:':',;!,,',1:,,,f. ';:;..':: 2-bentgrass meadow 1,,:,,,,,,,:. ,,,...,,-,, ::,,,,-....."",,,,,,... ,....,•. 1•...„'.k.:',.•.. .. .;:,'''''.. ...4,••, ,• ...'', • '':.. ,•',„..,,,''''', ,! '. :,...''•''•',. .,'.•"•,.:'!',.:.,`'''...''":'L.r.:'t,',•!•;■1 •YI,N0';''1.e"'•''". '';'''''••••1 3-fir/maple overstory -:-.,••,••.:.. ,•;.-.... .••:.,,,:• - •,.••••••i•,..,, :::•,.••,-,-......, ,••, ..)::: ,•:-..i.,--.--4''',..'.,. '..:,;,..1::,:.;/''' " ' ''.'' • ' 'l.•'''''. ! i...=1;',‘,...,.:::',:"..‘...7, l'''':)""F;,',':i.■ "'?:;,"'P'.-",",:,,....,`.'%';i1 ,.. .,.,..'4'.'''.• "''.‘..''.: . .''..,;•::,;*;;;:.,'.i' ,:'''',,11 ,.".'q..''..• .-.. ' •.' ''..1 . . '..' . .'•• ' ' .. • .'' ''•..' Ili ii, ,,,,,,,.,,,..,i,.,..,,,,,,, • fi:';',.:.•::',..:',;.''.:',. .'..;,-....!-,,i...?,..!'. 4-bentgxass/sitrub wetland i..;..:":i:''''i•1••.„.',...•..',.:..,':....,. ,1 — • , :,,...,..„.•.,. ....„,,,...,:,,,, •'.':•:,;',,A.,„1.,.:..-. ".. J:: ,.•::,•.:,..:,,,i.. ,::. ,:., Y'.= .,.• .: ,•,.,-,,...:,.,:,.....,,,•,y,,,I P,,,ti.:,.-:'.'..',,;:;.ii.,\•,;•:, t..,..., ..,„.,.„,..,:,...,:,.,,,,. .-,..: :•::-. ,:::..: ,-,.....;•,•..„,„:,-:.....,e•-.: • : q.. ,..., ... :,:.:, ,.:,...:.,: • ,:....,,:. „,.,,,,,,,,. ;,,,, .:_‘,,r,i Iiii, ..11 .,,,,,,..,;,,,,,,,, . ,,:i. .....:.,:•„. ,...:.r...."....,•;,.....,/, ,,•,.„ ....., •... ,. • • •• • • " .•••• •.•,,,,.. . • .,r,••,,,,, .• . • • r, r.,...:,....,..., -• RI •• ••• r‘ , -.,.,...,,., •, •: ...,... . ,.., ...,..,,, , . ., . 4. . .;.:„... .,.. ., • ... ...• •;•4„,.., ..,... . .‘,•,:.: ......'....•.,.,,, North 11114.‘,..,':ii! .P,i. ,.,,...:•ii,::;,,,,,,,...,.:::;.':',:f:-•'.,./..'..'!•;';,:i.,''''::;E•.:1 5-rtux. ed herbaceous meadow 'i:1L „:„,.., ,•,',„.,;:.•• :‘,.,:.::--, 6-dense herbaceous meadow • , la •:. ••,::',./p", •••-i'. ..11,?';:ii:';';;1•••;',••;,..(..!••,•••''''..t c„,!,•:,,,r;!„-,•s''..;.;,),,,:■••••„,:,,..:4,•,,,......:,:il „,:.,t.,,,-,:••,...•-,..r..;•4••,.,-•:(.,•:-.1'6:•!:',;.":•,'".•,',-',",-.T.:::•`,,;,'4'..1',....:•:A'il.,,''..12:'•':',';•••',•-•.,..- ,.:*:',;i•••..',....-,-...'.•••,".',.•'; „.,.,,..,••••,,,,,•,...,;.. •., :, 1..-,;:,,,,,,",,,..,.•.:..,.•,,,,,,'...,?•,. :,,,...,,,..,,..!.;•,..„,,,.•..4!I -,.,.,,,,,..-•;•,: ..,,,,,,,:1,...;,.‘,..,..,,4., ..........,,,,,..4,•,,,..,,,f ,;,..,„,,, .,,':,.',....:iii;'';', '';':',!"••',.,'" ,.'••.•''''''''''•'•.•'''!:•'''•"'!'!''''''.• ,•IT'.'!• ••'''''.'••••i',•'•'" ,•'''''''•'. -',..i ...''',: :',' .•":.''''!)'.7 .'' ••'• '.••.,..'i • ', ,, •„ '.- .... ••:-•:'.'.4111i1•111111111ILLIT=If.'-,--'":"'-'''''''''''4;''•''''''''''••'''''' ''"'''"'""'"• , ....,-,,,....,,-„,' ,',:•;.• /`•.,,.;• ....4.,:,,,4 ,• ••;.:..)•,•,...,,pr .,•,i ,,,,,,.,;.;,:,.•,,, '"•.'•Z:,',.,.."••••••4,:•.•...- ' •.'.• . _— . , • • • t,,,,,,,,,,..,_,,:',...,..;,::;,.,,,,,,...,..,...„..,.,,,:,.....,...,..• ,.-. - . _-___ rillikal. KAy#: KLTRA.EIASHI , Plant Community Locations 2429 p ASSOCIATES,IN:C. Barrows Road .,..isHui;egelog ..„-trytesmokrit.zar Lalittujoilati,limns, • Natural Resource Assessement Du-4,mo MN lin MI 1 MI EMI Milt 111.1 PII/1 illei I , Mt 111111: IIIIIIL Milt UM: MIK 1 NM-, 1 MIL . IM I • • Table 1 Vegetated Corridor Plant Community Summary Coverage Native Invasive/ Plant Community Plant Species (%) Plant Tree _ Noxious Condition I1)Shrub/scrub wetland Willow(Salix sp) 30 X 1 Redstem dogwood(Cornus stolonifera)- 20 X I Himalayan blackberry(Rubus discolor) 20 X Salmonberry(Rubus spectabilis) 15 X ' Slough Sedge(Carex obnupta) 15 X Reed canary grass(Phalaris arundinacea) 10 X I I 50 I 30 I 30 I Degraded • 2)Bentgrass meadow Bentgrass(Argrostis sp) TWO X Bluegrass(Poa sp) 20 X Aster(uk flowering herb in Aster family) 10 X I I I 100 I I I Degraded 3)Fir overstory Douglas fir(Pseudotsuga menziesii) 40 X Sword fern(Polystichum munitum) • - ••' 10 X II Bluegrass(Poa sp) • 15 X 1 Dull Oregon grape(Mahonia nervosa) 5 • X I -I I 30 I 40 I I Marginal I 4)Bentgrass/shrub wetland Bentgrass(Agrostis sp) 80 X Redstem dogwood(Comus stolonifera) 10 X Rush(juncus sp) 10 X I I Reed canary grass(Phalaris arundinacea) 5 x 1 100 I 15 I I 5)Mixed herbaceous meadow UK grass* 20 X Bluegrass(Poa sp) 15 X Thistle(Cirisium sp) 10 X Bracken fern(Pteridium aquilinum) 5 X Vetch(Vicia sp) 5 X *possibly tufted harigrass,(deschampsia • cespitosa),seeds too eroded I 45 I I 10 I Degraded • 6)Dense herbaceous understory Big-leaf Maple(Acer macrophyllum) , _ . 15 X ' Himalayan blackberry(Rubus discolor) . 70 X Douglas Spirea(Spiraea douglasii) 10 X Bracken fern(Pteridium aquilinum) 5 X Salal(Gaultheria shallon) <5 X Holly(Illex sp) <5 X I I I 20 I 15 I 70 I Degraded I ii . . [I • 3 1 I . LI . _ • oral DWG\ o as.dwp. 4/05 uPuu.44 AM basil. urahashi E Assnrdates.Inc. • , 1 ;I) . • • • jc+, • / r) , _-___--- � , V '••• • ONIO1118 30Vay0 ONLLSIX3 i t Y _ / Cl SS f ...IPA/? r1.1 -. � _....._.._._.._._...... ..._._..._.........._ ..... ......... ........ ......... ....... IrJN1151%3 � .................. _.._� ..._...._ . ' APO 9 �° y( .ow0 t ...._.,...._..................nl:a,...f.}. )-,_ __ \ I'*' '' y6'loq(r,z� A ) ) O / N / m^ % Dpan.,,,t„1u' \ !,!/,, i/'wont)ONLLSIX3 , ,/nu L)' !�. O •,Tc' \ 1,a97! 01 // / ! A!.ICS N / \/ e \� G `1 O ///f.• !/ Z. It Al.11 I?,, N i• jJ %�/• \\t\ DD I .r i °v li /r F% _ /,N' a.n`.9t .I''''‘..„.. ��..5 ${:' �YN • P '61`'' / '`'1f rin t'}',: 6.1,lt/ 1 ' /�..-!♦ / \ I II,i �• 1N3111aVd•C ,'l,%I 1 \_LC l N / w4 N / �' �" I / /30Y�1Y0 ONLLSOr3 I� \ N / • • \ "'! 14 / N I ,YA, i \ C 6 1 , j v 1VHdSY NLLSIX3 Al 9t /��/' c \,,,,� I \ '161(1' \ �, 1 / I Al,LC A !r . ! /,{. ,/,'' ••••TTTTTT 7...-.—.!'..1...... I -.51....,... N +I ! ♦S' \ I. • V3 fv pNUSI)3, \ k. 1D v • !' ••1'^,a / , Ile V ,1 I "OIW1.tC/y•5,,,,•• ' f L..•., 111oH•�I '�•::�71:{3 ' ',J%, "w ' I ■r.... ,:,.,.• 3S10H 00161%3 -'' ;• • /,•)♦ ....id 5 _ b •6•6IS 61'N 4.,`�)' • 1 ,,, i H6AB rt N /ti'1:, /•' 'l' • .:ly... U b''�3allOH U ,f);•47/fj ;7 060,09 N J'"•.1N,, •,Ali,' % • ' i', • • ('Y 03HS 1 1N t N 5 !hl \\ wnld.SN , , r%N •ei b / I I \....,r,,...,e' O \• i+\ Gale!AI \/._..• -"♦....NH • ,��j N Li O3.Itt DAC016N,LL U N �,.,.((�J/+� (••// .••�: •'-.4'e e: \ I G\qU •••;I! 01 u CO &WOO,61 /`^4 / y/i ^/,' \ 81 "'63'13 H.1.1•06 !f):COL•i /'�V \, 4 / / % .t9'?101 w 'pg•13 rnei \ \•/to • 'r°n a,,, (•) , / /t ',� 'yy N6r0E171Y0 L Ni131i j • • I yN, a.0I6N.6t •.,!1!.SI '•. 1N U\ // -• ,i/ / /5 `./\`�_ •dtltll IIaG1$'JNIli1v7 likss, U '' '' •a `\ % .Iop>/9 �• %,/ .4;v. j.,..,\7.a ,L .GA Al.il" / . I J 14, .. \ . lA 'E' ' 1 I«i \ —. ___ ,I!.L IN•' j^ . u to v ... y... Y.'... w _...._.wo 1 +v y, Fz 714 . / • r ___,A....,/sr M l ACCFS S I w ,/ �/' �\ x ) 100 ar �,' \ 1 I __ a1dDN"t•y .,.' O/.a,-'_""' ♦ y \ .ae 66•exdt . 71213HMU S ____ „J �' `- 3'10utn'n'.NV11 Ii;':t1US1n3 f . / aldo;.I't ` � fr• N N,/ J' y • I -_ —_ / • %X11 N 1 . Y , 7 19 ni \ NNN Z • I {,\ I 5q, J _ ./ lF --- ' -..... •MDN' 1 • ,♦w�} dl•1 t'I „I: .I.oII1M.t1 ND/t '!!.,';/; ' 'r''1 ( 1 'r)t'�• ' i/� •. t O P i�1 Ji ®z r = t o I n a • ''' ' 1 . ' '''' / ./. • „,.'..,.. . • g 8s - m • r?,N A,~! / , • 1 a,'D c co, C.Z• °2 n Z °og g l 2 Z Z g Z n Z m m m2 m°i , ,', ♦ i , r J' y ; s s m m= mC/ p • > A s � o !p' i,• %.: in • ♦ g m r' i: < <A •t 1 ..A.313 dll vR JO d^1 6' d / //• / ' t5'l.t.i " 'n3'3 61121 A Z a A r C 4 l' Z l Z Z♦ Z f^f l '�;/ "� i, ,! ` %s/d 00010 0Nt1.$43 • m m.' E d '��. J / i I � r / l \ r;• %,f /J. `6, i. 0 ,'/%•,i )'\ ` .)1,1'0:. �P 'A 3•1:1 NI 31 .• • • ;;:CrIrrr/Il 'dV LINVS 0rItISI'43 �.' ' N m 13 a �S /^1 n o Dv al 6 r,„ q-to cs-o, •r o T4 R y� i BARROWS ROAD ESTATES PD E°/sr A;;1;.,. ......_ C7 „ „ „. CITY OF TIGARD, WASHINGTON COUNTY, OREGON 'i ; m $ u�^o • "s •C/2 DALE RICHARDS — WINDWOOD HOMES q/ lvNO\` Q . i Z'i 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 ' I SS 9 a O a • • I , • .,*;,r;!i,∎P':',.,• :r • it ' i,, I GARAGE FOR MULTIFAMILY TYPE APARTMENTSS / M N‘ x Y op , /_ _ _ _ _. . _,\?„........ __ _. u /„F �..: ,.� ..3•__ g �.. .Ol L. N.. _,�- +rte 7r J *i {,� .. n I ` ,`,, a dl' 3.00. / LZ,A°c /� .. .. _ � /• • 1 • ''''A% . b 0�1,,,,,,, / ^c i ss 1`,1 1 p Ill 4/' It �„( p` ,`► / ,°•:41,14 ',e ,,, 0 • 9 n •0 +OTC a r1► ( . �1 rf //,.,d '.' I , , d' /� �/ /� 1, �'V , 0 �.`` ■,,►�,\`� / /� lssa;,`� F� 11/1`0.,f-. \‘‘‘11%1 '.• .: .,..y: ,:,,”. • '' :'.. -:•,. k ,,, N v 4,2/ k rt 4,,,- r.,.. 00. ,,,o ., i ' •I g I 3� `,,,/�``,► / n D rto� S ►4,/, `. / 00. i• fit..041., 44.4,, I 0)I ,, 41v/-f• / • � . c• • -,.. . ..8. '• - its. 'ilt..----,------ —I • 3� N%. o,,, ., r. § r�� b °O //'4\!t1; ii • ,9 ,,(��ti. �y:' o'. :,0051 a$ '` / /• , r .441�" d, /:. f ti�• d4 A..:f /• . ....,„,,.. ,,,,,,„:,,,,,,,,. . §1 •Egi1:‘ • 0 ' • f„,,,,,,k,.... 42s ,rzm • .ellf �'�/�, a.e1� 111 ./ q.?"-i . ../ i,1.• . � M, ` `1 ` / AO ss O Ri •. ..:.: 1,1!;1':,,,.. . . '1. t Vrtt . 4...., CV 4.. /. ___,,,,,, • . . , ,,:.,:,.!,•.. J / � � ,,,„4,, • . .. , ,,i„:!; . .,.:, , aiii 4.0., . , . V 4 . ,. ; I:;■;;',, . R; EV'..;,'!•,,,i, till. .44: s*"..1 41 .;,... ,// C.) 8-( . . , . . ,-„„..,•. CIY • . V / / • • W;' .• ,.r,• ' 4>/As X3 • '00 / A• . . ' ..i:; g,; • b a g r'').. ' — _ _ _ N. rlr .. ,,.... . ' '14.1.11:,ts gi•?.."- . , ,, . / 1• . • " .-tinw IS svp;A. i+ ,•.I `? '':'h. �. I D/ / po3 O • I, ) 1t / "I I' 3 le f 17;'...:•,;1,:,`i; - f,:.4T,4c,,+: ;."424) 7 :::: ,4 9 . vi A§ I'... D ,,,. „ ce I o'f .;i T. 8 i jr I '. � "w •Jd !;'1', ' N I I� 88 (n m.•JO p / ) m\ •. i,t;��1, — —--rA • • . / . • • • i:, • • 1 I'l,,,,,,Ili, a ; .� �4,.•, o�, BARROWS ROAD ESTATES PD E�,s>� gay ii• n�. 1tl.rlri,�.' a ,� CITY OF TIGARD, WASHINGTON COUNTY, OREGON C • .•:, 1 1.1 r�{ ' • .. to�'' ° DALE RICHARDS — WINDWOOD HOMES 8 '�}. 3'g 11 o • 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 `" ��N° a a '92. 9 • • • • W „ a . . _.._ •... I , . • 1 1 I• VP • • i - . — ' .. , , • - Ar,s ?i;:l / SA�� ti's;:,: / //� H;i f 'i;. • I /n 2/ 0 / ,/ / /,..i • / • m to N, // '/r MN- , I '� h a I w • © _ ., A 4N � „rte r-- • / AtP. 9 / • ,A__ __..,._...___./._ _ . tit*I 1tk\W 4 4/ / I. I P I ��. , 111 r �1�11 �' /,/9/�b O,q�� 1'1 • • • 410 �� o� �'�/4 • /•/i/ A44fr11 1 r ;/ ) c' / .. . , , ,.. . 11%. 4 44/8/ / / .� / ",',': ...' . : .. :' I Atfl ■ V ktZtV �,� 1111 ♦i/ / �1,�/ �474' ° r,: 11= ` r1$ /0 P Il a �1� �° / *. • / ' v• 8 /o// . +�(. •. I 1►1�1��\�� ! 111, ►.01�� `� w ,•!'vl; ' r 'l `,1 X �► • ; raw / ` • �. I� 1 % 0 0 Cb V 4 8 y;:/ / �r '.., • : ..0 • 0 • W reyaw„I • • / `'�h ,,1' • •/ e'•J.'Let-7013,a31tlM 101 d011 / 1,, ,O .r ,1.9'991.■'A313 NIS N V8NOjVO Noure3llld / Z° \a° /` /auto Na01s ONN34( • // #70$t'4‘ / . • A �' , � ` / 11 O� 10 i ' // / �• • •. ; pg • �i / WS , p // •••. 1p`r1g -1W�i• S:r• °°. (/t' /,• `•4 r ,3 / 'y �i� V r 2 s 3;�siy';1 A ■ / 111 1, y/ / ° m •�l'?ry�'' I' �, ' / 5a x N ri 1 I'.'lid1l?i'.. lief A&�11 f / / / / A.091.L1-3N 100 31 ''' 1H ` ``, ,091.1.1-MN 8 M Ni 31 11 ®,, // cja° /` �a`' / y�+' 320NNVNSAtnlOirs ONLLSI%3 � •�,q ',`,,.1 V .1111,, i / 4) / /// "+N .• . .,, i • • i .,� �� ly ; // uw0 iij:' � '• \ ', \. / 4'y1.° / // .„.., /, • • . '.:gi;:ii • • • . • ,, ,, ..,,,,:„i4. • •ptz' I \. 'I de.4‘14e A /'..:/ /, 4'4, .ri . / ' . .: l.2:,– _ I —A- //•... .. . . :311:,;:::. t9 I is j° .��i */ ' .\., , /. , ., . • t• ' • 1- --s..7 ice, .,., ,,..; i.,','Y..;;Cii:,.:',•:. i''1*g..,;.,-- I 1 cr •'''.: "1:4,.. ...:fy;:;. / ♦ •01 • mm 1 i ; I c /t• •:,1`P ) , i r,.. ., 0 , .gt Od 0 ' y / V° I / "ii: �m2 / / W • : j77c / C• P/ •_.'i"F'4u,' iS`y (it- i rj,M,•a.;.;l O// a • , / y • y;' yis >�d�;i ,•,::. C , ' \V� �y14 i'” ..3 / L WI.■'A313 a31YM 101 1011 ;••,.��pll.�,y,,..' Lf'CLl�'A313 Wla _. i,S.�■I tq NISYeNO1V0 NOLLVa31lC1 I•';j11... ';/ ; .0 / /dvtu.Na01s ONILSO(3 •' „i I,1,1.4? ' ; / / • •.I�i ;\•••• / \' 1 yi; • ,LO'OLI-100/NI 31 '7 .' J.1;;•;.•. ••% 31oNNrn ALY19iVS 01NLL500 • •. . ;.111..,k•-.. .. • • I, ;4, Y� ' : . ,i BARROWS �, . { OWS ROAD ESTATES • PD �yT�� g ro• I ; ,N, CITY OF TIGARD, WASHINGTON COUNTY, OREGON . 4 a z ;•1L'I i + 12655 DALE — WINDWOOD HOMES 1 / `OA 4 4 ,(; § P NORTHI DAKOTA ST. TIGARD, OR 97223 0 8 L. 8 • • ' -------\,,ii ..............'"n,i a '. WIPP .........."''...;.....0111‘ " OPP ........" \,111 ." . . ... /.....„...7. ,..... ,,...., 5..._. ..z...._ .,___1....... ...0*--------:..,.....\,....._4:1,s7.\:.,,,,,,..,‘...\1.--r.,,,,..........:.."..,„.4.... ..,17....-\'''' g../55!.5,./*":.1,111/4:11.' ,-------\ - '111111P i C--r1111. - .1111 ; -Igo■-___ .-------2.00A ' -... . ,.....__.- , . ...„ \- 011 - "IP. • i ,' , t*"- - \-10.1. . ■ i .. c_ . L 0 .0 ‘ * ' '' .. . ,, / r\--\ „„„ .. 1 , ---1 • • . -.5/.1, il C , elit 1 /: '17 ,,1% k.. Iti,A,, - 9 f , \ • Vik4" Ott% I) -9, ,,, _70 ... ............-- 'i/ 0c ,, . 1,7 cogs 9**,,, ,:•.,0 ,04110 ' ,„01:,* ''''`°... ..,, .-- --- •---. Y 17' • 0...r•or •0 7*t.) ........ 1 S , .0%t, 1.4.k.:, S i 4- ''`.- .0, •••3. , 0 Ta. Y'..a V.4 14 to . ; Vk Z t 0 Z ■ 0 Zi■ t. . i ... ilt/I i i to ..■ .....0,°.' ,s, t ar"---., '-- 7,‘ fi ,-'.../....,' NI .... ...„.4 ...,,,,,v\i\-", •\,...,--._ 1,,'/1 ' 1 , / ■ ......- ''""".''''....•-- 1,,,ii, . I ."- `' •/ ' / 1■,,N1Y+( \\‘ V --,4 /I ■ ! / 0 -) , 0/' •..../ , --41 '' ' h / / r\-,,...,4, , ,,, / ..7, :q --, A \ ,..,,,,:\\, . ., ,I / / I / • gf . 1 ' "..... .':'''''',\ " '''' 713I7C'■'. '.... '''.-.. '''''.'''''i: h 4 4 \ ' .19.4 ‘ '\ ''' ,1 I 11 ' of t •.; ,f ‘1„. i ,1N. V,..::' ‘,..;.''''■ , \\\\ • • `'' 1 / / '1, C f )% W-'-.4-'1/1t/ 1 / •--' c I\ i •\c-,- / ,/ ...„5.• V"? „5, ..‘,■:+ ,.„, 5/, 'i / 1 4`,■„\L\ -','\\I'\..:, ••,, ,:\;;\Y. ,,, s,r ( 7!-:,-\... --.,/ ' 41 - ,I /1''';-:\ \I f....\'\\\.::. ',.,. .y,' i ;. s ';II,i . ! ' --V T. , 1-4 'A o I. ,,, '41 ''" ll ' 1 ''',' s\ ("If' .,,\)\? '-'1.i '1.I 1 t i‘ •\'', \" .o, , , i tt I 1 ^'---\;5;;\ 1,1 1 --, q.2,t,,x -4,'‘"\o',\k.\\\1 •). IliAl # ..1 i \\ — '--..N.Ss. \\, \'*■,/. '''' .. r .......!.....- "'-'. • ,, '.----..., \ ks„...,,,, .., ... . .,.\,,,,,,..\,,,,,,,,_._ ,,,, , , ...- , ..-- . - , \ 1 ---4.\• t. . .-,\ -\,‘f_:,. - ../ .. v.. . .\.-:-,..... , ..,.. 0 •“. , kr,-.), /, ,`"•!--',.1 1 ' (...\:\ ) ..,,,,'\ , ,Irsissis... -''''.±-\-Y\ \\'i ''A -• 8• 'I '' ' \‘' '''\.:\:` l'''.•- ■ . , ' S' \i t.:\.:'\-'*),-\ ' ,,, ' \ , Y'\' 'II 8 I''''t, :\sl. ' '\..■ :i`\ . • V 4v- is.;.s, ,, .0., I .. _ .1,... ......il ..,,..\\-,. . ,,,,, ,..;.\ \?,,,...?.; ---.....;... ; ,.,, i ,o. ,, A' A la. •-\.\\\\4,•• •\\'''', \\;:,;.•N '-'---: ',:, i,'; — ` ,r''',;\.-:-,‘ '''0) '',. ..\:',"•; ----- 1,/ h-------,.r/ „...i •.''.•„<\\\• *us \\''',\.;' - ,s .. , \,'% i' ir s\\\ 1/ \.\ I "7 . 0 e.,,. ', i•-- I\\.\--4,\• --s•c‘.:\, ,... F IA . ; ,,,,4c., / ,,, . il Is.-I., ,,,,\ , . A / ,:. ,, 1 --f\$ ,...,\.,,,, V.E)9, ,.. "). • ,,, ,,,/ \/• it . 1 "--.I., 'A'' k)1\\'\\\ ''\4\ \-\)''' ;1 i A . \ , t•.+ 77 1.-, ':',.,:\.\.,\,,•2„ u• 4,,:,,y,-- . , / i ,,,, I i c 9, • ; .., / *-T\:,,_,,..,•,,,,,,„\N.) i tu,„ -,..01. 7 --,!! \l';,A.-v..k.''' \\• .\' '.. . • .:54:/ ' i 9+ t . .• ' :•,•:,..,,‘•, ,\A./ -.../ ,i,, F. 0 s-•\.•,:i? '0(10..1 ' ' I •• i 966 • • `r! -''',1„:,;_10,\..,,,--.„ 1.4 ' '\\ _-..,A.K./ i.4 ,.:)$,"\‘‘'y '-'2-14...%••■.,..........,■;;j, li : *,,, , 14 \ .., i i 1 t C,D \' .4... , ..''\... '---- --7-:' '.. , -, -,\.\ ‘• 1 ., i -....,--k ..p. n ---- u3 / S ' . "A ' -..% ---, *-----c,/ 61( /' ''• ---I --- Ifi )c / . I. \ ...V ,-.:-.-::--;I--.‘, ..,.■ 7.z.z.1...5 , \ 1 '. -7----., /\ 1 „3:',..- )1 ". ..- i --il ,•;-5 // -..____ - , ' . '555_, /7 \-/\555,, .,,,, 7 7 ./ / 5 1 ‘ ;11, IN -..,/ , \y If . 1 1/,,,':-..----- I --C\,, -, s .' '' il 0 1 \ 0 ii '' ,---- --___ " -- - 1 1 si 4..Vi * ,/,' t..) lt ..„.., '''''. /• .'., .4 • • 1 k * (7‘ - A ZtA It \('''') ll''' '"I. , tb. \ ,. , , ....„ , , , , ...Q„.. 11' e 8 -it -. • - . % ' /I/ '1' 1(-:-•`),7 tr*,' // , \ \\\-\. ,.... -- -'-',- I .., , " '1 \ il s \\`. -1-. i'.--' / ,'• - ..... ...„-- •/,,,',„. s ,/ e„ 1.,,,x.,\‘ %cr., ,,,. -- .,,,,,.. ,;1 ,.., .....- -7- - ; - / ' , , : \ / \ /1 //1 •. .,..„.1 it /„.„... i.„,,,p,.40,.\\„„,cr„ .../ i • , q /, ity*----Z.' '■•\\-„-&\.• I'API \ ,.• - 1 ,, \—\' \\T-1 \ *r' •. ''' \ P \s,,\,...,..r-/ t4,,,,W\'''\\ s'.4 r■\s:\'•.\\4k\''S*).\'' ''' - 1171/4111-- .. 1 /„. i • . ,....._ \,....., . ....,..) \ *.s 1,, • ,. D \ ‘ %' .- - -- „ _....._ _.....,, / , ,,. , ,\_:,.\\\,0.,..,,,,,..,, ii,,, , „, ,' ,,... __ .. ,...., ......, ....,,y ,.:,_ ,1 :, , ,..,. ..4 • \ , -,--, ,.. ' . ,, . , i, ,4-•ri &■(\\' .N„\.,\.'4,,•••4 • 'os,Y, 1.- --:: i 1 I,/; .,,,:;-,1 ., .S.' :',1' . 'A •, „ •, "-, ,,' , ‘-- , \L, \ v.,..\.,\,. „,„7,v ,. , ,/ .7•1„. ,,- ,,5 .• A I I / k'C''',. ■••1'\‘‘f‘X\\ \\Z\i\''•\\ ,Al ' ' .°.rs ,, ' i--. A. '', ..-,r.. --„...„ ,\•,,,r,, ”AS/i, 0 * 4 , ,,, ,, \\\ \ , 0 ' .7- \ - - '- •••••••-I-4- :\\\&-\--,\'z,,: \j q,\I ....... '•1 A'11 pSS :t .' ."\\ S ' ''.-■''..S.j..- '' . / , \ (1/ ,... . t . ' ** ';-. /-\-;IN.\'''.'\''.. ..,, \ : fi 0 1 .7 -------- "\; • ‘.•1 ' ' k\. ' .\r`.,',-\\• , \° I--1/" ..h. ,. -1 . i - ,, , ‘; ," \,\‘'' °,1) -V,'' \,‘■...:.;-..-...,_. ‘ / / ' ' ' 1, ''',. t \ .'' Nekil'IV 4S" / 1/ / ,I \ le , .,' I I 1\ - \\*,."4\l -- .1-14 if .4 ■ . .- ..' ' 71 *---.4 -,..„, — / / v• ''''5 - t I / ' ''\ \' / ' 4 i'' 1 . . ..it''' Vi , - ,j,\I , • ' , . • - •'' , " to' ---.4 ' :\ \-\ -- if', g . . .• --,.'" ' ' \ ,0 \ ,,..,.‹.. t , to . .. , • , ,... .• .".-- . v.cP..)-- -- /' ...1 , /I e., , 1,, 7,17; .,. • ...- -4\\_\ \ .0 of ...4., ........ ...... ,.... ....." ' , \\*I''. ' . i ti . ' '■ .., •....". .•-•... • 1 L.- ' A. ..-- — 1)'.,, * / 1 ii. ....' ■.'..*"* - ' „,..... , 'I.')••••■.z:z.,-- k.t r 1.,/Km . , ..., , 4 0 ' 0, - -- ..... „ 1/ - 11 .. . ,.. .- .' . --.. ..- '"j‘- . ."'. \.,--- ---75 .--"/ ' t ....... .._.. . 1 \/ 0-•'''. ii *ci ._.. --- '. ..,„„ ,.." /1- / t, .....,.. L....., A-56,3,g./. '''l ----';" • I / .1, „„.0 ...•• - ....... . - ..„_, •,`Vi.,•••'',.. • % / ,...... if, ........ ..... ....•••• -"0+ / \1 ft s 0 • .'"' '''''. s ---' -4. ..$•-•--4 \,' t'' .S• 7' '4' ) ..m --* ......• m ---, - — •••••- Kt\:: - "1-":''•' i i '91 ' `*/ ....-- '.....„ ....0 ''...- - - '''; ' 0 1,'Int '7- 10; - .--- t.-- ...../`, , .. ,... ,.., 1 ••-- •vii,i, ' • 1 • 4:.411_1/4.41ir i 1:,., , . .. ,.,.,.....,. ...,. Tii,.....„.,.....,-,..... ,,..i...,.... ,. 5, y.Wt.' .• i-:1 : , ,,, ! rvo , \ • L.01 " ., .„, .,... . 5....---"" .,,., 1°) \ / ,/ i 1 / /i ....- ,.1 4,/'/ $ I r .. -,.. - tr. a , • ; ry, / ■„ I 1 / /I I I ii! ■ , 1 • , r- . lt. . \ .k -' I '.t. ' , .: • ,,,■ , / . • ! , , ,/ , CS)••• I . 11 i: , l' ,I . . '-s•1 c' it ,i i , 1 ' , •, \ t° i I •;I I , • 1... „ ,,„ • , . • 4 Es c^ ...44.., 0 L 't‘. \ ,•• 6, i/ 1' 1 1 ,11! ,I . 1 ' . ?D 1 #.f 1. 9,E.:,,,z7 8 IVO% i ••/'1 i gZS !4! t 0 !....,1, 1 * \ I ‘6, .4 \ . '. , , „,,',, .1,,# I I 1Z C°‘) rt 1.' 3 ■ 11 . I r, , , 005 9/22 /. ” . .N S lillkl?5111C)1. 1 GI°'. 1.1`11)Niql-G P.11)' if 1 i 1,: i-GNII'D' vi ,I, 'V ills:i°SiCo—TN .. \ 11‘‘Vi, TA t* CVV./ DINA-$1401ia \‘ :k • 1 ,a, A tn7: il 1265 5s14 ,'It) 11111 A, Cli:Silit \ 1C"11 VI trp .'"%tr .• . v' . • 0 II 9 r4 • IP 1 .6 , . , • • Appendix A: SENSITIVE AREAS CERTIFICATION FORM LI 1 LI LI •1 LI LI 1 LI IZOO 0 [LL05 ON lU/%Z] oz:60 3tLL 5002/80/C0 03/07/2005 1.. 07/2005 NO 2:17 FAX 5011144 9731 HURABASHI & ASSOCIATES • jvu /oua I acanW ter V Services - Pile Nwrbw- I hi rrrrr+ntIu vi, s• rtetr ■ Sensitive Areas Certification Form I Property Owner _ Name David Garrison I Address 13818 SW Barrows Road • • City/State/rip l L, Tigard.,OR 97223 ii Telephone Pax • • E-mail 11 Authorized Agent • Name 1 Murabashi&Associated.Inc, Address • J5580 SW Jay St.,spire 200 1 City/Star alp tvolrton,OR 97006 TeJepdione Fax (503)644-6842 I (503)644-9731 — - [' 1=.-mail •greglc(knrahahsi.com Project Location E' meet,road,or ter descriptive location Property is located between SW Barrows Road and an undeveloped lot that is next to SW 135's Ave inTi. .rd,OR C' Legal Description: Quarter SW Seaton Township Itarae 33 IS 1 W El In or mar(city or town) Co a ty Tax 13S Map!F Tax Tigard Washington 1SGA-01100 1100 Waterway River Mile Latitude Luegitude 45°43'89 N" 12Z°81'61 W" A i'acent Pro. Information_ Street,road,or other descriptive location rI Property is next to above .ro" and 135' Ave in.r. :- • OR Legal Dcst:rfiptlon: Quarter •Section •Township' Rangc SW 33 is 1W LIis or war(city or town) County Tax ii Tax Lot 4'`igacd Weahit too 15133CA-01001 1001 LI LI . I MAR-08-2005 09 :24 AM C 1K. HANSON. REAL. ESTATE 503 90 3168 P_ 02 dare (87e) 428-0414 03/06!05 P.009 ' SE MAR-07-2688 lefts AM cHUCK.HAMS0N.REAL.6STATS 50i 590 ali6 1`. 03 I a.IMMO Or NOM PAZ Ras $44 91 ISERANsin s Osacralaa ®*®NNs I wwlw Mee 454 0 stM" 13i•tt•p w^"r __1 I . a two ?I A,■ .S infaisoCia0~the A ao G7 ai�KwY s i tc . I2 d C7as1101 ad*within 20.•Or spot g am,as,or0 mobil Amires etijevani hhitic h•a. • II • „....-qw IV rh•.*Il(, Auden•t el.w, ,. itweeelleishw Ws de mi Ild•r dip 1110Awi No at*Mit Iwo mil wham)Ar , Dbuiol Mr16e66+_ p. f! ri11 wow 'ENO list Mr m p' «�t�11 200 a at r41en meths we peak ill r` p Cl haingensol shlra0 lib.11Ila61.v111p CI Pak IiAkin did Rena tad tooth*the Diode nth pin frptaast Why aid aa(q ow stag N1411tl Iamar oo 1 1 • o par&/Ceps waft matrurial Ofintheds mod& 'as 1 •.aa•�es w OWN.M Amu old , ill .. Iniediad sionifor Oseamerslas.Waft i INN gm Ind doming do mocolood looloko of 1I Itea*iIwtrNOWaq��M ien w �+R�AOa tot Kwkom w/ L Whit di bas a la M taw sample4 MI MINNOW I 4/ . . .../.iii — , °I."'" , LiSignature Date CI . LI • L1 - . ,..,.... i1MAR-08-2005 09 :25 AM CH . HANSON_ REAL. ESTATE 503 90 3168 P_ 03 Mar 08 05 08: 51a Day Garrison 503 4-0686 p. 1 MAR -60-2000 09:52 AT CMUCK.HRNSON.REAL.ESTATE 305 5/0 3160 P.01 OVOWISis VON asata FAX Pas M4 GM Mb= A usacram MNam. I Vat'1, • • . , U RIM N,anb.r ihdaWINII.rx•»Na01114114411810►4140 ' o_ _oatWiwtdrFMgl�..e�@iw awA p U o . UMW: _ El do 0*a la mkt wit*20r an WPM POPO*14 LI MS* Mtkelv*ow'wpm,Olisvir errinteion Said. • 1ru.t rywlitross.law.er...Woo IMoho Naha 0 Wow. OWN Wok*"wad aetl•NW snout Nur Sow Of pi Anooil Ma*os The broid • I.lyre or weloquilbisirkby mom EwnnyYMqstisthMa Vi tamaiSaarWin201IrdNhwrtppAatt..earwaton ® ) CI rosimisi D tootmlovot soomow IN email atalhoo Qty Igo gag kin sod Mode AiaOEode olio pstead peaky wwl Waspy stain NNewtbra.. • 114 Ward IlmsresaMWhat PApxt Lol_Oic Ironed ttoilaMeal Icon Pr DIL/Coot Maggio mashoweva Ohodailik Immo, a Ropld him Alinsesont h qa.hem rd. .or Mr tNRt! W ossootOtaoa.m.,rdoa or 434.3.b Mopped ion,6110.ar'moava an arlastaat or j • �•a 1w mood ioRidt�to.Walla Mufti•�wsi�for.oa ton, dM+ts•�•a+t Wow,or tan alto Ai tobriottion Botoolopi b oak dooms*,fold vo big Owt .w bNaoC rabr ine a vdon ar aae,110Mpleik rod 11111000. • Garrison A.e. l. . .. ., A . . . ._.- ' ail. 'ignatura • I is • I 1 Appendix B: WETLAND DELINEATION REPORT Q p • • I I I I WETLAND DELINEATION / DETERMINATION REPORT p BARROWS ROAD jPrepared For: Dale Richards Windwood Homes 12655 SW North Dakota Street Tigard, Oregon 97223 I LPrepared By: . Kurahashi & Associates, Inc. 15580 SW Jay Street, Suite 200 Beaverton,Oregon 97006 Phone: (503)644-6842 Fax: (503)644-9731 February 25th,2005 1 I Li [I 1 • • TABLE OF CONTENTS WETLAND DELINEATION SUMMARY 1 INTRODUCTION - 2 JSITE LOCATION 2 METHODS 2 EXISTING DATA REVIEW d 3 XISTING ATA EVIE WETLAND INVESTIGATION RESULTS AND CONCLUSIONS 4 LIMITATIONS 5 R 5 REFERENCES r Figure 1: Vicinity Map Figure 2: Tax Lot Map Figure 3: Local Wetlands Inventory 1 Figure 4: Site Soils LFigure 5: Existing Wetlands Appendix A: Wetland Delineation Data Sheets t' [1 LI LI I Lr LI LI - • • WETLAND DELINEATION SUMMARY Study Area Name: Barrows Road (� Location: Tax lot 1100 located between undeveloped tax lot and SW Barrows Road in (� Tigard, OR. Study Area: The area in question is located at the far northern point of the triangular shaped property. The farthest northern point Tits within 200 feet of previously established Summer Creek wetlands adjacent to Summer Creek. The wetland area delineated on this tax lot was determined to be an extension of this larger wetland area. Applicant: Dale Richards 11 Hydrology: The only visible hydrology source nearby is Summer Creek, which has been found to flood at least once a year. Although Summer Creek is off site, it is thought to add a small amount of hydrology to the wetland. A swampy inundated (( area was noted within 30 feet of the property at hand. Also, the 100-year flood plain encompasses part of the property and all of the delineated wetland (see site plans). It was determined the main hydrology that supports the wetland area is subsurface flow. I Soils: Cascade Silt Loam (7C) and Cornelius-Kinton Silt Loam (11B) were mapped for this site and the surrounding area.Neither soil series is hydric. L, Vegetation: The vegetation within this area includes woody vines, herbs, and trees. The species found at wetland and upland data points are summarized on the wetlands data sheets located in Appendix A. Flood lain: Part of this roe and all of delineated wetland are located within the 100-year P property rtY Y floodplain. Zoning: The area is zoned R-25 Project Staff: Jennifer Pickar Field Date: February 5th, 2005 Determination: The area evaluated contains approximately - 0.014 acres (627.86 sq ft.) of wetlands. I_I 11 LI • • Introduction_ Kurahashi & Associates, Inc., under contract with Dale Richards, completed a Wetland Delineation/ ton/ Determination Study at the northern of Tax Lot 1100. The wetlands delineation fieldwork was completed on February 5th, 2005 according to the methodology required by the U.S Corps of Engineers (COE) and Oregon Division of State Lands. Since it was known that Summer Creek wetlands existed nearby, this determination study was done to determine how far onto the property this wetland extends. Also, the determination allowed a Natural Resource Assessment to be completed. Site Location The study area is at the far northern point of Tax lot 1100 to the east of SW Barrows Road, and to the west of an undeveloped lot that is bordered by SW 135`h Ave. A steep bank exists on the western edge of the property that leads up to Barrows Road's asphalt edge. 111 The .10-acre site (site in this document refers to entire property being assessed) is situated in the Summers Creek watershed sub-basin of the Fanno Creek watershed. The land slopes up from the creek very slightly to the south. Current contours show this trend (Figure 5), with the flatter area extending I) into the point of the property slightly further than the surrounding area. The areas of this property further upslope were surveyed for sensitive areas, but due to obvious upland vegetation trends the only (' sensitive area on the property was located at the far northern point. It was noted that although the Ity triangle of land being evaluated is small in size, it includes a very dense area of vegetation that includes thick Himalayan blackberry that makes it difficult to navigate. From a brief overview of the site, it was clear that the wetland ended somewhere in the brushy area of the property. 1 Methods As per the 1987 Corps manual, 3 criteria were used to delineate the wetlands and to determine its C' boundary. The three criteria are the presence of hydrophytic vegetation, wetland hydrology, and hydric soils. These criteria were used at each chosen data plot. The data plots were chosen based on professional judgment of likely wetland and upland plots. near the wetland boundary. The wetland boundary was determined once these plots were confirmed as wetland or upland, and the flagged I' boundary line was surveyed and plotted on a site map. L' Hydrophytic Vegetation The presence of hydrophytic vegetation, defined as "the sum total of macrophytic plant life that occurs in areas where the frequency and duration of inundation or saturated soils produce permanently or periodically saturated soils of sufficient duration to exert a controlling influence on the plant species present" (COE, 1987), was determined at each of the chosen data plots. All species identities and aerial coverage were documented, and the dominant species were determined based on the 50/20 rule. For each vegetative layer (herb, woody vine, shrub and tree), percent coverage for the species' highest percents were added to reach 50%. These species, as well as any additional species that had at least 20% LI coverage were considered dominant for each layer. An area is considered as having hydrophytic vegetation if greater than 50% of the dominant species has an indicator status of facultative or wetter. Other hydrophytic vegetation indicators that were looked for were: visual observations of plant species L' growing in areas of prolonged inundation and/or soils saturation, morphological adaptations, technical literature, physiological adaptations, and reproductive adaptations. All observations and vegetative data LI • • were recorded on the data sheets in Appendix A to determine if a particular plot had hydrophytic vegetation. The wetland status of the vegetation is determined using The National List of Plant Species that Occur in Wetlands: Northwest (Region 9) (Reed, 1988) and the 1993 supplement to this list (Reed, 1993). Wetland Hydrology Y gY Wetland hydrology was determined at each plot. Primary and secondary indicators were noted when found, and the information recorded on the data sheets. If a plot had at least one primary indicator or two secondary indicators, the site was considered to have wetland hydrology. The primary indicators included: visual observation of inundation, saturation within 12-inches of the surface, watermarks, drift lines, sediment deposit, and drainage patterns. Secondary indicators included: oxidized root channels in the upper 12-inches, water-stained leaves, local soil survey data, and the FAC-Neutral test. Hydric Soils 1' Hydric soils, or "soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part"(USDA-NRCS 1995)were determined at each plot. The soil characteristics at the horizon immediately below the A-horizon, or 10 inches (whichever is less) was used to determine if the soils are hydric. A soil was considered hydric if the matrix chroma was 2 or less with mottling, or 1 or less without mottling. Other hydric soil indicators that were noted are: organic soils (histosols), soils with organic surfaces (histic epidedons), sulfuric odor, aquic moisture regime, reducing conditions, gleyed or low-chroma colors, concretions, high organic content in surface layer in sandy soils, organic streaking in sandy soils, and listing on the local or national hydric soils list. Existing Data Review Existing data sources were evaluated prior to the wetlands fieldwork. These data sources included previously conducted wetlands inventories and soils information. These sources of information were evaluated to assess.what wetland areas have already been identified by other jurisdictions, and to assess the occurrence of hydric soils. [I Wetland Inventories C' Two sources of wetland inventory information were identified and reviewed to assess if any other agencies had previously identified any wetlands at the site being investigated. These two inventory sources were the US Fish and Wildlife's National Wetlands Inventory (NWI) (USFWS, 1981) and the City of Tigard's Local Wetland Inventory (LWI) (Tigard, 2002). Neither inventory indicated the occurrence of wetlands within the area evaluated. The NWI mapping of the SITE does not identify the r' presence of wetland on the site, but does indicate the Summer Creek wetlands to the north as Cowardin class PSS/EM 1 Y (Palustrine, shrub/scrub, emergent, persistent saturated/semi-permanent/seasonal). The Cowardin class of the on-site wetland was determined to be the same as was identified by the NWI. The r' City of Tigard's local wetlands inventory also indicated the nearby Summer Creek as a sensitive area, as LL indicated in Figure 3. The City identified the sensitive area as significant wetlands and mapped a USA water quality buffer around the boundary (see Figure 3). The edge of the water quality buffer is outside [I the property boundary, but on close examination of the site, the wetlands definitely extend beyond the City of Tigard mapped boundary. LI (1 • • [, Site Soils I The site's soils had been previously mapped by the Soil Conservation Service (now the NRCS)and described in the Soil Survey of Washington County (SCS, 1975). Two soil mapping units were identified within the vicinity of the study area: Cascade Silt Loam (7C) and Com-Kinton Silt Loam I (11B) (Figure 4). Both of these are non-hydric soils. • Cascade Silt Loam, (7C) 8-15% slop es consists of somewhat poorly drained silt loam soils. • Cornelius-Kinton Silt Loam(11B) 3-8%slopes consists of moderately well drained silt loam soils. Wetland Investigation Results and Conclusions The wetlands fieldwork was conducted on February 5th, 2005. The wetland boundary points and data points were flagged during the field investigation and subsequently surveyed on February 10, 2005 by Kurahashi & Associates (figure 5). The accuracy of the surveyed points is approximately 0.3 feet. Since the area evaluated is rather small and was difficult to navigate, 4 data collection points were utilized to delineate the site wetlands (2 pairs of points, 1 wetland and 1 upland point each). The first two points were taken off site to get a general trend the wetland boundary was going to take, and to assess the extent of the offsite wetlands that lay beyond the City of Tigard boundary. The distance between the second two points was larger than would have been preferred. However, the blackberry bushes in the area surrounding the upland point were too dense to navigate and plot a closer wetland point. A small ash tree (wetland status) was noted in the dense area, and from careful examination all [, other plants after that point were FACU or UPL. Also, not too much further from the upland point larger upland trees were identified. Using these indications, the wetland boundary line was plotted using professional judgment based on the obvious vegetative trends. The wetland boundary and data points are (( shown on Figure 5. The identified wetland is .014 acres (627.86 square feet). Hydrology The main sources were determined to be the Summer creek overflow and subsurface drainage from i l surrounding lands into this area that is slightly lower than surrounding land (contours on site map indicate this trend). Since the creek is at least 100 feet from the edge of the delineated wetlands, the LI main source of hydrology was determined to be subsurface drainage. The flattened out slopes of this wetland that lead up to Summer Creek allow water to accumulate and the wetland to occur. Also, the entire wetland is within the 100-year flood plain and therefore influenced occasionally by the water I fluctuations of this drainage area. Direct precipitation and run-off from Barrows road also add to the hydrology of this site. • LI All the data plots had wetland hydrology present, often with water in the pits as low as 4 inches. Based on the contours of the area, this degree of saturation is not surprising. To confirm the transition from wetland to upland, a plot was dug about 20 feet south of the upland point. Although the soils here were moist,there was not saturation or inundation in the upper 16 inches. Soils LI __ _ _ 11 • . • Soil profile descriptions were completed to confirm hydric versus non-hydric soils status at each data 11 collection location. Soil horizon depths, hue, value, chroma, mottling, soil texture, and soil structure were described at each location. These data are summarized on the wetlands data sheets located in Appendix A. All the data plots, wetland and upland, had.very clear hydric soils. The soils found do not match the characteristics of the soils found in the local soil survey, which were all nonhydric. Since both wetland hydrology and hydric soils were found at each data plot, vegetation was used as the deciding factor in determining the wetland boundary. I - Vegetation 11 The vegetation on the site includes trees, shrubs, woody vines, and herbs. The plant species identified at I the wetland data points are summarized on the data sheets found in Appendix A. There was no one species that dominated the area, but he vegetation here was different from the wetland to the north i1 towards Summer Creek. The on-site wetland had a very distinctive, dense patch of shrub scrub wetland that included small to mid size ash and OBL slough sedge. The two data points taken off-site were on the edge of the shrub scrub area, and had short herbaceous vegetation like the adjoining northern i1wetland. Tree species observed at the site but not included in any wetland data point evaluations included Oregon Ash, Big leaf maple, and Douglas fir on the far edges. As stated above, the vegetation was used to finalize the wetland boundary. Basically, the shrub/scrub wetland gave way to a Himalayan blackberry dominance and the occurrence of upland trees like big leaf maple and Oregon oak. To determine where the exact boundary lay, as stated before, an existing ash tree 11 and the lack of wetland plants after that point were used. The wetland boundary line is about five feet away from the ash to compensate for the transition to the upland land. [I . Limitations E1The delineation of wetland boundaries is an inexact science. Wetlands are transitional areas (ecotones) between upland and aquatic environments that often change seasonally as well as over time. The wetland boundaries mapped in this report were determined based on the knowledge, experience and best professional judgement of the authors in the application of the 1987 US Army Corps of Engineers Wetland Delineation Manual. It is not uncommon for wetland delineation experts to differ in opinion 1_1 regarding the precise location of wetland boundaries. ElReferences City of Tigard, Oregon. 2002. Wetlands and Stream Corridors. r1 http://www.ci.tigard.or.us/online services/gis/docs/word.pdf. IIMetroMap. Metro Data Resource Center. http://mazama.metro-region.org/metromap/metromap.cfm. C1Reed, Porter B, Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). U.S. Fish and Wildlife Services Biological Report No. 88 (26.9) [I LI - • • Reed, Porter B., Jr., et al. 1993. 1993 Supplement to List of Plant Species that Occur in Wetlands: Northwest(Region 9). U.S. Fish and Wildlife Services. Washington DC. 10 pp. U.S. Army Corp of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Department of Commerce, National Technical Information Services, Springfield, VA. IU.S. Department of Agriculture Natural Resource Conservation Service. 2000. Hydric Soils List, Washington, County Oregon: Detailed Soil Map Legend. U.S. Fish and Wildlife Service. 1981. National Wetlands Inventory. Beaverton, Oregon and Lake Oswego, Oregon 7.5-minute quadrangle maps. U.S. Department of Agriculture Soil Conservation Service. 1975. Soil Survey of Washington County, Oregon. United States Department of Agriculture Soil Conservation Service in cooperation with Oregon Agricultural Experiment Station. Washington County GIS Maps. Washington County, Oregon. http://www.co.washington.or.us/gisaps/cfdocs/gisweb/par_2.htm. • • fl [I (1 EI EI LI • LI -imam • .. .a t �A ..att: fr.0 i►�I'■11111�� 'l r( ' r �: ',.■ {/1{1{0 Mt 1 III: NMI no ii ;;�'�trir o r lu ::•C -es, ern• 4= =- {/�il{� �t:C ;Itllrf +' "''t tiII I E ■■r�i it z■at* x t 7.. 11 :111:pirda ■.. a >♦ a'4'IU■ ■Ilrt�� ■r+�r■-.trl+r.� �•�111 , r., }� I�40. .1:lIl i!1i�4'R{R!l! {}7, . ■r!y{Il�lf!■ . . vb �rr?. I r , �A■� �� F � tix�ta■�t.iralL 7{�4��i1{I{II{Ir // .. ..aL-:�----Jo ■•�►K ( �� t■1 -• 4t*i.mm1il[� i g r6"■^■� CM:r g/ri : Tr. e ■li■L a Ili MVO is r� 1 r � -�•,.»..., t■u■� ■1'1/L■l plVh IIUNIe . , *I1■1W * v 1 R r a 1 �Q�11111 ,r � r �r'y� qy„ OF .or•Wi' rli k�0 Pat`i _- %tat 4 r vs ri ti rim ay�iunl{4 viii � �: e11+ * *�4 y - �iiiimmimbor• ■4!111141! ■f 1 P i.+wSIP■IIl`P.,rt■■ _/• ■. =■ 11riM1+t�I. t. sa!}t IF 111Pwrimitil Die■ri■r ■ eaMarea.■• .■ ■0 tC141 ■/ > a. ,. r III. �.rg. •+�■ r..,... ■/.111 ■W r■/■ -■ �` ■ ...p in Agra■■ im 1 i{N11lI Ste I�■ ++� • r N`► 're .I .- Rte ■ r } i i 1 4# y *; it A M •■tNy��S# � ►111 �. r � I'`M DUI/fi■1{NIL I 1 �r,, js _ �i*�,. 1�11� T�� i�oll ;�.ii" cm l�r.�ti,;iJ!�Lti * Ir•iYj:'S y�}e4+��a � "A".1140:r--i i0-k T+!{r 1�:; ,•,un_. I F ��. Wi1,I:! irc ■PINY■■M r� ■uL 1 . ■&II% 1 �ti �.ir (T,, ,t'•'117�.? r*l41. Ii I, , k{1�� ,� .TI{.rl.Vr ltll1l�7 � ! II 1 ��, i.yam:..:..:-L':�:. ki r r�.. O..r ar 1 11 f.I 1 �w�'�.I j _s il�.•rl•Jldl.4r�t�'Zy'�gl �idl C1.'L■13f1't+.t',..• °_it'!•rul■ I '�G, ■q�l.� ■1� �•„''' _ _ �._1Ng11itritlttrll61 r .r �•14naill rr r Epltal. r +11 � I•■ �f 't�� ■ IfIN111{I■•gT . r "�"•;el r, �'r' .� #�allk+]/4*.; .21114IIIIIgllrll: plug I■ ■ l �l,a■ +) �■' '■ y``�-_ :�' ! leytl�l+w.}**.a r� 1 r A OT.A r•_- 1MrAli. 1 1111 Kw' a a.� 7MI MN M ti� _ J� T 11 -. �:” �.�� 1 /L{*irk /fit 1�1 �� • Y 1■ �.� L ,�.lr■�■F• �'+� .4 riuulydul... all•��l1rd t • . I ■r.■Pa+■ PAIN,, °■u+I:I.•h,I pal oIt1II1N1! ..>tu■{Hr ■ 1. 11 ■ ■ r—.�-�prase" , ilia ffiilirinf::�: �>.rIIIIINII ■ 'lullgl}IMU//■'_ '�/11 111 - e�� ■�.;t 1112�! i .`VIIlllrl r . r IIILk ■1l■ '" li. r ,rlil.1� rt7NN1 ■ �M mama Niir11 -■ - 1.,.`..�'�up_ OZ.•.F 411 27 +.='s. ! , IN ■Ar_• ■ r a I ,s 11 ,, •I R o /#ijINa�Il 7.4.44010.-.4141;Al l E. J 1.1 I.Pint?!.; iii ri it �1,r► 1� '++ N�m■`rN ■II lit ie 1 mli ��=��IF ��qul r 1lll��■ � `■Ill1 +I'�'�''�'r � R�']L■■ Ul■I'l �1- 1 1# L 1 rrr ■�'1 ` rf ■ to • 11111 .�. t �► R R�lr.� t�4+ tL� 1414 JAI . LL =VMS= '.'- _ tea:y MIN L Mk.n 111111ta '�w•+tt l �P �f a ■_ _.,�t �Il ....�iiri lr AS's ;I= I(Ly'nXJ Jail!-111 1111 ' ♦11 it y ,i.,'. r L I-!llll'p■ 11� �r40114.: :144 s Ira �r J►ti�I■■.,A �■ �r+ !■.c I L rJdr ti�F.IIIIt•gw .� ■I■IIVIIII ■ rr ~ FEL' ,.'Z'----". �� mi. ?'`' JL,�ti `+141. ..... 4 iL•a t{ ::.' tin IA it u *T 1� ,. ■, r It"414rilill lP']Ir A-n,V r ■- r ■7P F'. .� 1.11 North {I�Inlli ylF: 1 , VIII ,. - ry�r+��V��+ II■� a�Rflr SI VIMPSI Vicinity Map Kam: 2429 KLIRAEIArSHI V ASSOCIAYBS.IvC• �l•fIV y1 Barrows Road - NlIAW r=lgC.'nllln tie Wetland Delineation Figure: 1 • • • • ------- • . . t:-....--..t=niliiiimm-.. -szeminivvvcri 1 letTaliirsalla NI .5giiir ' -' .1 • Ibilnll hi 6-i---7126.... 40,t,'Illnlini so iso-iLlikei,k smimilis mirinadilitils rip '""""111 q . !Iv 'rip% 41/: MII 1111111r-iedit prii: 7.1.1111W11 '7L-r. g '. -.. .'.1::.7'.11i. 41140-41/4sii, ilk MI A 1110,41114%/i04111 Pr lit.,,,. totAIC.14001unimaligriury: ) eCiiakl4.11111 I 111 '•''..- .-:"-: liti 4 pt,rAls,...0 ,,wartir- • , " . . ._.,,,.:. • 0101011" * ..:z ill ovrifithrlits74:41/4:411‘111 .A,. • L 1 , 141p -_•• .* ,;:.. v.,,,:ticopc IL •'01 ...v.). ,s.' ," 04 i Ifilifjr.AIM. i . ,......... . 111%7.40. .fj1PP • MC . - l' rz 7 w,..., ,•• . .,-..- if li re 4.1111/74,-.11* ettir. 1-■ A ; . i , s • 0%iiir Ahlaulla‘111 1111111M 711114114 411 14,,„ 1-.! -.., • ::',.J . • e 7400 ilf*al " X ..." 1".4111:401relh . c ,IritIE Pi!;0 . drilkik 300 dftimiumillitror ihtittatigal 4,Ri , 4 Or .., di _44 awl OIL% "VW 18,010111111, 4111 i. 61 ii • 11 Li W„. ....„„„. . 1.4;,.:„., 101 00.„,,. ,F., 100 .01 -- ........,,,,i,........... .... iii, 700 - • 11110 hf1 IIPIZINIIII1 E I .-., • 5. 2100 . e r WO Wirjra I, I i FPAIIIIIhl .'i 000 1200 ...0 1 ww i.IVIIVI7644,11 I INUIT • i 414,4111412/74 :J.1. 4-6 Zia, ilitiltp(1. as% i „9..A tvioter „.• ,..*..-4410 'EL. freirtir Iiiiiii„. 444P --f-iwis 11..71.,.v bulafidir..4.1,0 mirs■■■11111111111%. ileirgin. II ihvAdll allir pir. IPAL Alkali, sv, bfritiv6Ii...41412 III ezmillt.a limi••••67:47"44VIP i,:-.-a iiim zr-.731.111# ..Airarzil--:: ,". PA INI =OMR aiairil — o i 2 1 IAN lis aniwis 1 quint -, 12:11101,61.11. ri—gella ow II Al lik .1. .. .\ -11,ix \ -, ) ). 1 Is , ilMi MI 01.11.11211A.411 Mluir . .4 M.• El: 4. !... •., Mak 0 jr. LI Prs,.. IP- 46 ibil ihip V I, 4' ... ... -. . . . .. N. ,,r 92,. t.* 21., z.-fiamthilisher4 ..111 : 1111. ; '- *r. fir7, orilA1- III ' Is- al i V* i7.-6.1°4 rut' ' °.*'''oiii1J'1:011 illiAllar tailllitnifilli MU im . iwar _..., IF • ..-,--ip'7i ikr. 1 - . usen6_,..A., div r il loam North a; 'Or 'C' — - 1 ii• z•lama ones '. '-_:-. ... IIII . italfrse bithi - 'nut* i loam a ,• ... ireemisi....1 Tax Lot Map KA.Tii: 2429 1C-T-TRAHA.SIII E A SS OCIATE.S.IvC. vz.vrviT-4.4.. Barr 'ws Road LervW allimnrc Maim 4[111111511112111EglifiLUML.11111.......11 ,____,19.11iii.L1111 an . -miles am aulr—ar .--111111-11•11P-0,--INE: . ,, „_____, ______. L____, _ .___ _, � 7,N. :1M' l�. Y,�{r. ';...711'4k.' � '''+:"44f,1 h r �G . ._s'9>d..,H �-� `'�'1Y S. i��-r.. , �y 1 : tt4 .."fi,:., It .,. „T � .�� , •J. "1�"' ..1�^ �Kyaa•• •�tj: .0 : J�,: r'1:, .,1 L: C�' . '':' , I'.�•• ✓-"�'`G•,1!'., iTrk^..'!i. .•'F•'•Z..:.c.. .r.•-��- r .,y y:" `r Z :.:,:;,,,f,,. y.,," ,P: ', 't,_•.`. .w. Sf j :#f xi X • - -:7-,.,'> { .{��~"J .t J t'� f ��•f.,r' t2• :Y .:r,, tt`; �4f:• •L'f1. I w' :.'x{o-f{„w" '.. -•'vC•�`' ':i:b ::f 'i>�.<tw_ ,.rte,. ,r�.,,.1+. ,yryf•,i.r, 5;:, a� � <' .:�' • a'r•'-�; J, 1.•• :�4.,,z;,,,,;:,1".,•,,,,,--;,<,l r C . .at i i t i 1,-,..';•d=. :Y J ' '+' •'' r>:,.;.. .','' f.7:�,�},'n- t „...,..,4,,,,, '1 �r„ .X'•,•`;. ,K, �, ;q �s' i ''1 ::t��:�'.' ..•-w.- `�` 7 yr"i;t' 'Yt' �vr"w` ^I:. �:� v... '�'. t`�, �'�' '� r= ,Fw• :�; ��: �wi- ':,;. ,..*W"'.1.:•;:. r '.r ".: :_ f- xs06 f: ..v .j, ri 't ' -�`X ,sa. ,,.. 1 µn' ., y,. ,�. +r, 'y�xA• v,V:u' ,,,. r 'Y ( S. 'J'•' - ,';2;v),)4?;.,�' cS}?> .o 1' i,.•a .+1�..' ,Ls+t7 '-� `,:y';: 7 tr i` .i;rTS:''k •: .1 att 't yr1rin'. 1r•'' l ' .r 'ri-: :-', ,' k S sr' .Y. 71: .ufl r - •r x i},, I• �'r,'_ %_.`"�.. t h,rl•;, r:, :..ear r f ..:'• JfA.F ,xJ7 ,‹,.4. 1,--:et-'44.,,l'J _.1J'. S -� It :rrr.'*1:,4. .5.3. 6cM,' ,1' •Y•` rr•' =,Z Y �I .'d ..,�„ r.>•'-,�`r-Y �+i"?.:�1 :C= =C, :Y; ,:uw ,�i- �.:� f ';t;` ti. ;iw, t .n " `tlya:'F' ri,� Ir•}' , ,;f. •.t i ��a.:;:.,,'a.�� )?.. 'Jit?4.., - .74 IZ},' !: r C�};-c;dyL .s` 't'::"'--'i:t�).,. I `1.•,-,,,..);;14.;,,,C, ,tn°,1.�.L`= . t; -4.,. .e ns„1 ��':,E' :4 Si. !l'!',. "' '`"'1,, `:t' t�.f. 'fi .tt•., '-1 c• .✓•..>, t ?ryas iy i�, ,>P "r. „ra'-�r� ••:'t`�,r'r.-„r' '�: 1,.:, .p::,;:, .i' .•f+ �, .�' .+•r f'4.,41,.•;! �a�!S 4 r `'S'�'„ _ -4•*,,.-"' _ ,f,.,. 'i V x IF,' • "Iti<. t' r.x `�-kn: ,. :c n+f. �.a 5 .,,,. . ��r:7, '.Y:' .3t. ei+'d� .Jt :i '.�'. �cN"%'i}, 8. •.' .r, �vX.''.:,, ,,, `" �, rw .t � J t a � m!: � X45,%. .,. ,: �.a•,� 1 b °` ,:..... . . .''fir'?�l,n,. .1 '1� '[r�. :'r�F.',', ,t:. '�`�'•N.'.fi'a., 4-, ?'.: ,.,,' �fit'.,;'•r r. .i, i ..ss ,i, .. 'rs. arc-r`• I I .:•-i∎;1 ,• }, .;:tqi c�:,t , ,1,4n',; -ir.r)k°.,(t;',lz. '°.c•,;3 t (o, :, 4f; f`,r.'' _ .'T'C'G/1'r` '�,✓ "•�l,•; ..q 'G;• ti;3 :1. ..i. .y .1+1}a, ,.IJri.'.'.y+ft:+},.t=x, u�•s5 sy P,},,, ,q ^'tf?11,• •;'^�,,' y .m p:,`..,. , '„ ..t. .,�i�'rlr r't t...-•,f ,.•L.'$k .:, ,� .t. t "`t f=r t 't' yy ,` fi. ? ,• q:„,:, rn..,.s ,�,.1��✓,. '� ':�4 ✓">' ''!('' I',`J' 'S� is,. '.., .7;.1 �.t� M,,„ly}' ✓:l r{"f:.Vj��I 't'� ,},"" IyA 4GFE «I.`ri-• +r't. 3R� v- '1 ,3'''� .i). E,.. ,,[ t1,f �r .':L,t' }'ukA• '41'1'4 • .P, g'•r:y,�'. :,:;tj. �i�ic;' ,,',.,'..-;.`,.',,,;:,;•.?.,),. i. 'ti'.' y ;'�" ';4 >•n! .:v. ,1= ;wt�.�aWr- G+. ;t'yt ',uF•Y .rl:eL '�B� �<0xf.�,, rf-. :'X.� - .N.. ' f:. �.pd t'"e r'iv v� ?,t•.if ,; ..t.^,w'�„ ,4 '',L =!� w R• i#1. ,Y.,. '1':f,.� `Y:•:1 .. ,:> .„.,,i r14 f f1^, C'„: ,r,4•: pY,{,;a'., �w rrtf ,:w�� .Vs;•, r' �t;, 'S. C""iar"+•.:.5t.i �T,;.aN'a JCi'v4;�.af; 7 x ;X� •>' .1 ..1.b.'•,''.4.,,,''. ..,, 'i.- ^ •:;`' •,r'%' r'' t ,. ?:° I. r.'.I:,. .nr ,- tP, ,rt .M� .tb ti, 'y'" .�' e:i'•;,, .ti. xr,'+•ur,t ::{n,4t; :' ••Lc 1. •S< +,ti•' tI•A�r •� � ;�:r1; '�;T.S.,, k,'u'i t -'`!!i+ Yr�r., •:r''` ''t� •': r;,, _, X✓;r •'.;a:;f;+�`; s��, 'tt�,'• J ',r•, •k:• �°'i t,•:„.,,ii, (.... 'a,y � i,.,.ti'Y ,•3 t,F„ ' ,i'"1„ .3' : ' •;r:•, :a. ,l ,X k,'. 't''.'• fat'" ;eyv '.0 er •.ry. 7's'E r r`,ev«xl.--' y ,i'� •,, n,�"r:y:',' 4f 14e� �yU A ° !µ''i++t }, 'y„n„:i.;MYlt ,r �� P 'f t l ^„ `7 s' Y , 1 t -r.:. .!,b, . g t5 ''f-� .r �`,'^ �i' 'l . s. <f'i' •5 :,S' '6k ,t�:n� 4.-t3c sx. _ t "il-' q,• ,'i: ,'4l :'fl � t. + - •'+'•: x v is .'�, t.. �J t4,:nrf .JJ Yy ,''. y',' 'F. r'' ,.r y ✓w 1'' >tir''t f.x k O i. Y 1 :,%�t ,y. r,�.'"f.J. �P Y! : .d+. 'i„ i > r'Y .i.r ✓7, i ti!1. �? ur' �r A t�1!` :'i: s. f' 'tr,-.;h,',.:"'"41. ;,...,,' ,`'c;h .t '� n,�• y,rt .�..7 •.F ,f, rr ,.Ir� $ tJ a. ',;;, , vs.t, - ti'�' .i. �i�' '.d.r••„ -Xc rr. '�! rr.y. . :r i r :�i, ,y"",t ��'�"^ ,rt ''.1 N .i'1 1" 1, h' 9:1• ! nt 'r J •1 ,' �4• '.'7� .f f" ;;�, c 'Gds Y.'J' `i r u .:P 4 y t -.J "`fir.. ;.4,,, o. 1 YL •(n r I I' b. l .: .f. .'r.ad., j, ,•�' .+j� .,.�: ':.�,,. . `•'�,: a},t'�f('t '�' l �.. .,a'e l.df.ao r. � +., �:t �.,,r t n�v�' .,`„'<,!; •,;','.'„',;11, 'i'�r:`` .e t 1 v)!' •�, a. >;ir.4,,, 11.,I,,+X,•F' y . ,, `il(• �fa, si ,F i. ., �7:i 7(�r„ a., ,fFrlli -!.C',Jn'r.i ,,r,, _ J, •ti,, .'y:':,, y�7< ..+ i•:,Aii t of' y,r! '�Y' .G ,Ji.. .;�i. :'J n �q y.. 1. S• _ t •'m�. ({fi ,e� .'i. .:fin••, 'i'" g „rt.le. i.' `5 f` '�i al ��{ a i'I I 1,, r'f,Je,.d ri r:, ..� �"%r,.f . i. ,.f!;' 'lv •li�w7'i A .,(.. •.}4:" itil';,+ i'1F3' ,.,{t'' r'l'•G. I .t I 'M1' :J IL �I.,, ,S .t 1# }'. )" .,u •,f. t:' Y, ,..yam � `,'itt i •'i ,:G ,, . l- t 1J-^ C NI. r •r .il'J�J„ :'.}'!" .;1 1: .i .t•;'Y.,, •.f:. 4,. :: • � f. ,to �•� 'i• J' d ,J::. fir. 'Y •Jfism 'Gf' ��•µ ,Jl •a`t t ..j. •4.,•r 4,;..,F'i 1. ..,1 fY:,;r#.,1 fx.;r., ` :,i r .y� r,. 4 : �ti,'7.' f7 t + ,{a .:,(.,�, .Ix.,.. rra,u.4{^!.,."?.. .1., L'!, :6 X ,ri A .'j Y,' 7"i I '.fir, ' ' li� o 7 I lr,��•• 11 '•}Y`i 1-d.,,,^,i�ry"'^-�' .r .l. .r1•"...L,J Itc:+>T+=: rl p:xn+l.,.,, ;� f,.�}' .:iJ7� s ,'C . e,.r '%', ,;:;;;:.:a.« rRa1, :f 11, ; t.,5 :.I!',1: iJ„�i(� g,qx`S '1 5. -�r ,q�.. `,,.AL''' .,✓v,'1 P''�r;,rt.�'�d,,;' q,J. t ?', ,^J! • .,4'x. 1 :�. ..r,•t6: .�. A7,, "'t, try'' J ft ,?y ,c ..S _ f�i.,. :,f!.•„G,N S, r .MT'„;f+ '.s ,,';:.a,l.F.k-:{3 1 h', ,a':::i: 1" ,'1L ) d. ,',�f' f .t,. - °,.fv. ;^;. s '!' ,;i„4i 'n I r -.B a' 'ii, .�I � •'Q''' ,', ,i� „ +r•",` ;°�s' ,, • 4• i.J r~,fi:• r +f,1• I'�r�LI ,r�,J aA. :4:,; ••r J., +s f,+~ ::1' •an.. 1L + .,c. S L.nn.. 'it ..r, �. r ,•er«"�t L.,',tI7 •,l�rii. r::1 -;'r'�I'•b ;�• -•a, .i .,f r!; "':! :af`l:'Y;, n:.l t'M1 1..�t( c ,! vi v.F;,r. :C,ry;�� • ,:} I J,'>,r'F:�Ik •{r i�,.i,� :(('V^',P'3'•. :',Ori!°',. 'i ;.'.:e ",f`"' t i .J !✓•i ;++x:' k,; ,r ,t,•:t, ,,4%c 15%XM.t1 I'' ','!••, ,�1'�`g,), '! 1 t, '',/ „ 61, -YJy.Ji nu to i4 h:k a, `,., '.S :••lar•F •,ny,, F: 5,{. 'i: '1,. ,:vs a. '1 11',,:.. itty,;hi'` ...� >x a r ,hi,` P7 ''rf1'x„ 1 n 1'' n:;,l. .$'.i',, �..,w,a4rW "�' `"7'. 'xY � •:';,•w< '4 ,-,...a 'k-,,F� v,..rky `+:.:.�'1;' :I.t.l'f•+r-. `"t � w.. ,-x ¢ + "��. ,a r•>•rS.w•t ,�!S•.+ ,•d' � •t„c :ft', ° t2ar'•c. '' KJ, ,,r. ','1t"�,i' v,raT', rn tr\Prro •j Y�rTt'.i 4. :1'"5 iA, .:I!'y: .,d ;"!'sr"#,f,4»S'i:rax..le. Lac.,,, h- t ,Z } 'il+,f t,•,'rat'' ,N 1. -ukn .•,i'. ,A 4Y ,,F"' ..1,2 4 "1. ( ,•, 'S'IF.I ., '�W{' :l, . `•Y.,'. •/} 'i,4 r I li }. ,G�r ppM�r.t r R+,' G:, PE\k Y f`,![ f i�rrj+'"xr� -,(I�� L...r, IY` rY ,.b� � J„1'..'4:.• .f�I .."b (wti nl'r.i''' 'f•.�t.. .':d,:5'�.r.. '.f, :r �I �' 1 I��h�ea�,I:fw r 1,.,�.M'.,'",tiA. ,'L ✓;':''�nr. j '{:%,r.A (.1+. ..}, ff�.. "u,.,E t f'i,:•A,;pv.,r, j.1 il.m :i �'q1 I J 'u' Jt.•'' ; ✓ I;+;,r, ;:;, \., :(.' •i'r`"t,r 'Ri. ,i`',. f4: ,,,,;,"r,'',L i,• ,.1,:I 1'„kw, f.f # x( ;Sr' yy..,cr,'.t' ,.,,,Y° .r , I"• ..,i. :,..'•;1';;i<."� a. .a; +.' f r � t�'' +S, i riif , ,^ �' ,, wad'.F'' :,q {t. J Y rr-I ` , r`''t,.ir�:ilimiiZt.s•: •,� ry-. 't' Si t +.Fr:l.rlfd a o'� ' n!. +•rc ,at.i �,; 3.t4}'+ ,1 \", d ;t^_.111._.A;L.- ,fu..e:w 3�:1 tJit�' ,••. A. r. 'i9'; ,L' •.G '1> •'r4%+.,,, .:.)'rihabJ;.;ni..,:h:l,.. ii<f,,,r+;,k. ,t,',plJ:r,,,t.. I J., vx„ F:f" ,,,°;gtj ! kr, of t,fG• .t 4; rrt tcv-+ .'�vft°s L'1, ,.hl,,.,r, .'R.P, .w ?f. ea`J' :m• j.!„? 't�,' ,,Ir.:,.� 1. '3 Ft �'� ..,1:,,'4;-<Ci: .1. r':.11:' .1�„' S', Oi s+ .,tit' „E.' G+ ,^�clr' ..7.5, ;�r ,t w f.r.! 1 ,F,,, ,,, a +2� 1. i:,5.• p.; Arf, c. tiff' :'.vr. '•t. ;f,�.' •+t ,.r. .3,',+�'., .J 44`'�I:r?-st,r't i!i .yt ,I. .,: -0 ,ii 'ro a X L,.i� ;i+',•1,',;�)i..-'f;''i(i�,:3.'t;:,.,a....,,,‘,,,,( �%.,,':^>i'. d; _ rl;�^ai: bMay,,.Lx{.,t 1'. y�;;„ �- t(� 1A:)„ IJ, f'r1 '�f'' ;Jt:e�/ f.,,t ,),c,:, ff- .,_pJ, ,1i %ice .,,}>,r �� s,il;' a f xl+�,� L �' +� I>,. 1'„J!''"sr ,Jn' :'Fh �, .�4"'.r' rir•f.-ft•.•a,, e, f, ''o (( r, { r,r a. ! ,,.t�, r%. a; .i. ''g„'1� ,d r�:"' 7.. •{�1'„"�1 yf .:'4:•+ 'Y�, ,dn,• • n,,,,:,,,,,,,,,,..,,,,,2,, ,, "p:"rw,o M1 r'.:. pl,,r„•!Y, v l "J'8,. ,'44 „ ..1'• f i" ,,�:, ;i ,YE-.,U.a'itJ,,:ti ;!`p```i J ;i' :.,r,... , � f. rr:'(;, .r..5}n.IPt,.ri a,., ,1 .,.r ''� :tG,'� SI:' •:t, in} It �� !; ,is i 4t,, t'f„ 4.,.,X,Y t,} d,J:I' :I I+y,. ,7 v'S,I ' 1......,..:t�L4: L'�.L�t:vu.Y y.,„,,, ': +r .:. t ..! ;1• -,, ,,.' ,';+„N," „t4�f'•• '�' .,P. ,,f., ,S +,. ',i.,I. :‘r.,,,,,;,„ ,,,-:.:.XiJ:'F '+�:R�.:' ,t ,t4 q � .t f'.r�..,•'!.l •Y. qq u'' J 1 R ._..(�+;-,'-r eT,^'.,P, •f.., W�{ �{'.< hf f �'L(:,' .f• 1»E�''S•, is •,� '.. � X i k. Ir ;1•� �.,f• rr I t'r. ] •�f �'1 E• .S' r. ' ra '! 11� 'll y,y f,. .e, t f.' 'GI t •'y; '.t rp,r •y•.. f•.... . ........:::.frrr.,.. "-� .;'.L ' •.t. ,.�r 1 ,f� �ur;;.;l:,. X+ n •:f .d�. ` 14 , rt«t �,:-,�,,.,t;., ,.,,��;,,., � ,..). , 1.r. :., ,,., .., •• '' ;*ice. ".o„ � ` #. ..r„} t..1 ,,,,,.r'. �t. rr d. ,,k,, ,z: �?1V,S` ..: ';. J:,EV' ,rift" .,9 •.. ,.i.�".4 ,:' �r9AF. ...n.t r,..... ..�',Ik..n.,as✓': ',,.CrYE,;�,:. ,1? ''��,,.... '`',',ddt -a.r.{ ..,,, tyL�,. °:d!✓. , +�j? � .t <"i:Y�S I,t h tr. i'' .7,,.X:,. ,r., �I j'...a. If' .,Y, Sy ,.Vet` N •,�\:, iiti't:'n. •y,. ;!.;;'•;Y;,e.it X' 'Csa,' +:,,.,'r.;r• •t o- .ri 'µu� f ,rc 9 S ,1. '�r�- .,xq. {,. �, t ;+•,lr: J' :'r J,,. ,W,',24\•,..1'.'''''." . v ,. r :a• ;t, 'i�V5: :iU.'":'., F 'i•' !S n'S i' ',i':1':' ... 3r,,.o .12 S. at 4.' !�I i • !•, :Lr,r. ,+,A}."y. `�- 4';'~:'("'. ta'ti' 1 .k,°.' d,{rl�+.,. r '1' �1 I, �. `'fie•. 1� •i, •.I"- +:Y' 'J r. y L Y«J,? '•w1„5 a�,,i1; \ ti , i f'^?�!' , c. t ,{".4110'•:,,;14,, CW`1. I. 3' 'p' '. `A` +. ,.4. •„Y,t•, ?t�l. ."f't•+ !:.�Y,.�.l •, ,,1 4, 7 t! , .. If iAl `1.'�' ;(p(! '��< r��, .f, ..,tt. ',l, ,,, ( °�i,", ! ,,,,:,,,,,'...';',1i,•••",,...;:'..;.:.•,:,',::I x„-,.,,<� .LF ,)ts y } •w, ev<,,,+p:' ,d+afw,., k},Y',f 'I r 9•t t'; 4' , i ` '9 i''o f P19i,,.y;�`.,,,,4 'a''. s"ti,,,+{ ;^n ;'r J(',: Yi}",'n !,.• .t, I .e 1 4� .' F,., J," `v t '+F' At :.n`f .L,},': rH,4Y. . 4,1 JI1�rfff'•1,'!!•'',�4�>.,,,.. :�i' i .In�lr! ?{�tt7S;;'7' i, '.t ',' .71,7,„ t, i t, Y f '? :;, r.,, �a t „' w ,3 i;; "Y; , '`i','„i. ..r;;,, •Y' : �. ,•'^'�i' 1• ,A, f,.. t' u� .,� tr y, ./,.'� I' .v '.L r, ��, r r: ,l ..�:,,.t s w i I a•, J Z�' fPl 9+ ., f i,2.';u,.(.;� ,.ay'�;;r' .r"xs. tp..t _� }:, ;§�,S P � 5 ,? ;Ry 'f 'k +•,;; .f 1.1,: ,y., ,;Jd „ ,I.. rµ „sot . .yf .1,. ` `;1;;' C' dnr,:5 ..ty,l'i,{r' c(,, .,;t ,f; 7. .,rJ<, ,eti, `'��sP. ,: 1.;+ 'is; :!�,.{ .:( t ,�, t Ark t• 'r,r., .i'. ?t'PI. ,e, •� :�:r .1 'i1' s S,-f{•� 'N•7'r"u .. i^ J.. 6 '"a;t'If. 'wyJ• t'1•�A?f• .dhn�i I#r• .... ,„... t;ar • . ..:.I:: . p �,.< �yf, ri•'-r.'• N,;_ .x.��.�{ II..',.' . ``':-.,,,l.. •t. •-∎- 4 4 f. • 4' ,ta }• `4 r 5:r'' rt. .{��y f.S, Fd) p C,.,t' '� .Y, •4_%M'✓f �'.' 'I1 j .I I'!�a. tt y,�,��N:�'„-w'f,r i, -P + '�':''..••••1 ',4:` tG ,+ J' ..1'I. 1 .'i141;,y,'T,a.%,a, ,,Jr •JJ ',i.' +; :''• 11C Pt It"'"*". N.' ,ti: r�i :6� f. ? i' [{,ES,,y. {�! .„ f,. 4,+a ,S r� F� 5 r � 1,�a Ft f!r� •�.�t.�' L�"Z�aJ�'•j i ,,..:."1,i'�-r w. t�G, r'N�'t.i5,f5.i f' ,1 1LT,2^ids t,t,i,t.`,4 \*,, '1 l f? + 1.^. slit, ° +■�YCR .. ' "I', �!w -, {,l r 4 k,,,�Z d � :1` r r r r.� •tu., .'° 'p i,q:,`, "'�ILY n1 ..aiE,° '';•,',a t�'3w ;ty {' «�,k,' �<t I n �,�51, ...74-'',;!.,i'''''''';•''': c y„ 1 f v rkJ41 ,FMt'F,1'.„ J.+ � r., � „{ f,t:(-k1",'A r..t, �'I +` i 'i7r. �} A, 5i `rW", •\Y -If •♦ " r:4' 1 W, M, �",8 v,)'�" '1,, p'. %� 't ,,� '�S ':3r n�:kJ�, ,l,,,f fir.,.. 'fix, i�r ''tif•, A„ i,''` .f.:..,, .��4' ,�''� r. I� •f � S'.! 'd• Xr v {{�'@'�}T,!, t., j' .1 YI �f, 5,, f D :J �? �'f :',t,•. N?'esemn! ,.rtr .,os, �� •(.,,'� `k.,,:.A► ,J,,' r. .F yi.,. tr� 1 �, k. ,� r,i r ! t. ','� i: R�,'}r.:'•„� 1� S, ,.41,,m.',),.,. S'N tx +, f '� !,`f t•S" '-•�'j';'} 4 t,.Y '»f`- L^ *a�i"F .1.•I a'} i:• :xi-.;} (, .'l,' '��,y' f -,il;+'i') ti n'. •y 1�.,;._,. ,. a ,.� :i„s X ,.,, t••1M';:�V 'AIM��1 , :•t ry'a r; ', G< ::��'.:,r,i •t� µi x n'6• 1..1 1:: uy'� 7 ,! -s ,f ,,�, � t�. y w ,r . J� ,s,, ri�itA4 rr ^v .'�.,. ?5t. r} .T. II,t,tJ1.f:t 1.,::•,.�,1.�,.;.,. r,,,r, r, ..;�;�. - .w. "1'>.�' is:�n+'� S : '?� ;,i'.:rnd'9� .!, fS' I 'f7',,4, ,,;y!.;, ,( Po I, •'J 1S1 to',','„,,,•,„,•,.,.,a:,,oiki tt i s,a s ,r',,'?f.,le'a..y i°RG�r '4'''''? �' • ,I ..-SE Cf 1�1 { J i,^'C , .;,lq'4 M, ,i: "'r:: .I +`f, ha:n f• �` •.I rsl`_ -��.M . 'i ,7, n t.;l \5 s k,•, °: � ;': A :! rl ,�: V} ;, e 'c f ' �., ..° t n.', rr ti '� r ,izlt•1:',::).."'l a.„t. 7 •,,r. 'x' `:T k F.1,,rr ! .h�#:i;'tG+■ Cf�f�,-,+I•,,.%,.r•.(.+s' r,,•: 0, 'Y .t1∎t•, .,.t,."c`�14 j r,, .,C. ' ,,,• 5,.j ,1.•,:...,'••-, ,, Y >}l ``s.r��...y,,Y ,j�'�>Mw '!�V'.' k 1 i f ..ry ,,..1' fJ Y.A ;;d+,!r7' .I I+•'1W}`',+,1 'l',.,' � :�".+. ` ;t 7 ,.xi',. ''}l.1,�! d r - S: '''d,y{;• ' '•iL:- •�+'.., I,kfu },w r„:'i, "'w 7'r , P� �+�'�y,l'!'96�v 11`,1-;".",...,,,... t ).�1 r Ir. r I. 'Xr:,. !!ee..wrril. ..J r\• 'li' 'y '•r. ..l��f .Tj'I .f l +'`�"'' ,S'S+ f,:,," .,,',`}� '3 ,.r?,. 'i '' „r 'a'rr.: ..,,: ,•1 f :'li' 'f ppSx, ,, ti:. I",, +'tit;; �}t y ;;71. 'y'; ""�. .'t i t1CV'', ••,0, ..k{r:, " 't S..U: (1 ;.;1 X m. , r: •.: W: ',,,.,..rx ,iLi f' r a ��K":; e�,,�q� ,t 1. 11j :.>vusys2+:::5,,,.i ,41:G. ??'::',"';'',',.•'''' I , \t f r VT�F 1. t ,1, �� ' r''"';t'�'r,r�°�{'JIr'iY J 'w Jt3.V! �z��e..".}tii�rx.4 ?3.sl....,., , ,, r, f { .. r 'r 1 r p..-- +4Yi J.. f f ;t i.!0."`• f 1S , uL. "",TY. •L•x.�..u.`.fi.,.u.]a^.,a.u*«:a.umc...J.o;u.,__..�c,.,.zs , LillieR;w �s Site Soils KAI#: 2429 Ullbs d C.0 HAsxI hS9GC1ATL�'S.1�'C• Barrows R. 77 d Delineation Figure; 4 {^I•i IpFUlnat•f{ e�•■ la r walto MIA llev're PIiFnlit6 L1•'>'CMIFIC , NM Wilt 11111_,. all • ' I; • ! • ,�T / 173.52 // -- / • 1 r' - �EXISTING WETLAND •'4 % / / • ., ' EDGE AND • - EXISTING TOE if ;, , ;4•,,- - OF SLOPE /' WETLAND' ' y%"i �: EDGE /.'i�„ ./ =627,�61SF )?/D6 /7 - /” PROPERTY 7y.,,-- LINE ' t ///A EXISTING // /i irr %/, /J WETLAND • / A �/ C.iI �. . EDGE %/ % �/r // 'l T - / ,T, 35� / 19 2 ��L�ND•/ '/% 2i i /' / , / / 147.a..96 51U /%/ �� / /y/ r ,t-- ! \ T //- —� 914 (� / / ./i �/ / 175' / • - --Cal 11 I L �`/ ^ /�I/f // //��_ r- PROPERTY /// �' � // I I / - - ..... J LINE --__•I / ! // j `/ - ne.98 .- _ _ f -IBO �- //7\` / IRO YEAR A _ _ f /% — N �ELEV.=176.8 F: �/ \�. � j, ;� ~ may ct s v // / - R _.__-. f /, //: — -- /�� r/ _ _ -_ __ - .y '/ - __ - - RAPHIC SCALE o % �o 0 10 ,zo- ao 5 ( ( IN FEET ) cm . EXISTING WETLAND . 1 inch = 20 ft. [1 . SCALE 1"=20' ' Figure: 5 re rims"L' Vv b, KURAHASHI BARROWS ROAD i8c ASSOCIATES, INC. •c'-Civil Engineering • rater Resources CITY OF TIGARD, WASHINGTON COUNTY, OREGON• L a landscape Architecture •• Planning DALE RICI-IARDS - WNDWOOD HOMES 15580 S Environmental surveying_ 12655 SW DAKOTA STREET, TIGARD, OR 97223 15580 Sly Jay Street. Suite 200 Beaverton,Oregon 97006 ForaQtsaQpq 5, 2005 (503)644-6842 fax: (503)644-9731 d� Appendix A• WETLAND DELINEATION DATA SHEETS C� L, LI LILI [I CI CI I • • I ROUTINE WETLAND DETERMINATION DATA FORM I Project/Site: Barrows Road Date: 02/09/05 Applicant/Owner: Dale Richards County: Washington Investigator: Jennifer Pickar _ State: Oregon IDo Normal Circumstances exist on the site? ®Yes ❑No Time: 10:15 am Is the site significantly disturbed(Atypical Situation)? ❑ Yes ®No Weather: overcast Is the area a potential Problem Area? ❑Yes ®No Plot ID: WDP11 (upland) IIVEGETATION 4 represents dominant species)( P P ) % Relative % Relative I Species Cover % Indicator Species Cover % Indicator Trees Herbs Bryophyte sp* 75 NOL I Gaultheria shallon 20 74 ' FACU Polystichum munitum 5 19 FACU Blechnum spicant <5 9 FAC+ Saplings/Shrubs . Li . Woody Vines 3 Rubus discolor 10 100 v FACU . _ I 50/20 RULE DETERMINATION OF HYDROPHYTIC VEGETATION(AFTER RELATIVE%CALCULATION) Trees Shrubs Herbs Woody Vine Total #of Dominants FACbOBL 0 L LI #of Dominants FAC-c:>UPL 1 1 2 Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 0/2=0% Remarks: * UK true moss species.Plot does not have hydrophytic vegetation. [111 HYDROLOGY I ❑Record Data(Describe in Remarks): Wetland Hydrology Indicators: ❑Stream, Lake or Tide Gauge Primary Indicators: ❑Aerial Photographs p Inundation 1 ,=,Other ®Saturate in Upper 12 Inches ❑No Recorded Data Available ❑ Water Marks ❑Drift Lines Field Observations: ['Sediment Deposits [I ❑Drainage Patterns in Wetlands Depth of Surface Water: NA (in.) Secondary Indicators: ❑Oxidized Root Channels in Upper 12 inches Depth to Free Water in Pit: I O (in.) ❑Water-Stained Leaves J ❑Local Soil Survey Data Depth to Saturated Soils: 6 (in) ❑FAC-Neutral Test ❑Other(Explain in Remarks) [I Remarks: Plot is about 4' from a slightly more sunken area with 2"surface water. Plot has hydrology. . 1 • • 0 SOILS Map Unit Name Drainage Class: (Series and Phase): Cascade Silt-Loam(7C) ill . - Confirm Mapped Type? ❑Yes ®No Taxonomy(Subgroup): Did not classify. Evaluated hydric vs.-non-hydric 0 Profile Description: 0 Depth Matrix Color Mottle Colors Mottle Abundance/ (in) Horizon (Munsell Moist) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc 0-6 A 7.5 YR 3/1 NA NA - Clay loam 6+ B 10YR 3/4 7.5 YR 3/4 Frequent large/ Clay loam I distinct Ii LI Hydric Soil Indicators: li ID Histosol ❑Concretions El Histic Epipedon ❑High Organic Content in Surface Layer in Sandy Soils 0 Sulfidic Odor ❑Organic Streaking in Sandy Soils ll ❑ Aquic Moisture Regime ❑Listed on Local Hydric Soils List ❑ Reducing Conditions El Listed on National Hydric Soils List ®Gleyed or Low-Chroma Colors ❑Other(Explain in Remarks) Remarks: Hydric soils are present. l_, 111/ WETLAND DETERMINATION Hydrophytic Vegetation Present? ❑Yes ®No Wetland Hydrology Present? ®Yes ❑No LI Hydric Soils Present? ® Yes ❑ El No Is this Sampling Point Within a Wetland? Yes ❑No LI Remarks: Plot exists within slightly depressed area that is obviously very wet and has wetland soils.However, vegetation does not exist to indicate it is within the wetland. It has been concluded that this area gradually slopes uphill and loses the wetland plant dominance,causing this plot point to be definitely upland.(presence of upland J Psuedotsuga menziesii 10'away reinforces observations) LI LI LI LI I • • ROUTINE WETLAND DETERMINATION DATA FORM li, Project/Site: Barrows Road Date: 02/09/05 Applicant/Owner: Dale Richards County: Washington Investigator: Jennifer Pjckar . State: Oregon PDo Normal Circumstances exist on the site? ®Yes ❑No Time: 10:15 am Is the site significantly disturbed(Atypical Situation)? ❑Yes ®No Weather: overcast Is the area a potential Problem Area? ❑Yes ®No Plot ID: WDP12(upland) IVEGETATION J represents dominant species)( P P ) % Relative % Relative I Species Cover % Indicator Species Cover % Indicator Trees Herbs Bryophyte sp* 75 NOL I Carex obnupta 30 50 ' OBL Poa sp 15 25 FAC Tellima grandiflora 15 25' UP I Saplings/Shrubs Cornus stolonifera 20 100 v FACW Woody Vines ` i _. . . . L 50/20 RULE DETERMINATION OF HYDROPHYT1C VEGETATION(AFTER RELATIVE%CALCULATION) Trees Shrubs Herbs Woody Vine Total #of Dominants FAC*OBL 1 - 2 3 LI #of Dominants FAC-bUPL 1 1 Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 3/4=75% Remarks: * UK true moss species.Plot has hydrophytic vegetation. LHYDROLOGY In Record Data(Describe in Remarks): Wetland Hydrology Indicators: ❑Stream,Lake or Tide Gauge Primary Indicators: ❑Aerial Photographs ® Inundation J ❑Other ® Saturate in Upper 12 Inches ❑No Recorded Data Available ❑ Water Marks ❑ Drift Lines Field Observations: ❑ Sediment Deposits [11 p Drainage Patterns in Wetlands Depth of Surface Water: NA (in.) Secondary Indicators: p Oxidized Root Channels in Upper 12 inches [_11 Depth to Free Water in Pit: 6 (in.) ❑ Water-Stained Leaves ' ❑ Local Soil Survey Data Depth to Saturated Soils: 2 (in) ❑ FAC-Neutral Test ❑Other(Explain in Remarks) LIRemarks: Plot is 2.5' from a slightly more sunken area with 2"surface water. Plot has hydrology. LI • • SOILS Map Unit Name Drainage Class: (Series and Phase):Cascade Silt-Loam(7C) Confirm Mapped Type? ❑ Yes ®No Taxonomy(Subgroup): Did not,classify. Evaluated hydric vs:non-hydric Profile Description: Depth Matrix Color Mottle Colors Mottle Abundance/ (in) Horizon (Munsell Moist) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc 0+ A 7.5 YR 3/1 NA NA Clay loam [I Hydric Soil Indicators: Histosol ID❑Histic Epipedon ❑Concretions 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 ID❑ Reducing Conditions El Listed on National Hydric Soils List ®Gleyed or Low-Chroma Colors ❑Other(Explain in Remarks) Remarks: Plot has hydric soil. WETLAND DETERMINATION LHydrophytic Vegetation Present? ®Yes ❑No Wetland Hydrology Present? ®Yes ❑No LI Hydric Soils Present? ®Yes ❑No Is this Sampling Point Within a Wetland? ®Yes ❑No rl Remarks: Plot lower than WDPI I in mossy sunken area,adjacent to dense shrub area. Plot is within a wetland. I LI L1 LI LI I • • ROUTINE WETLAND DETERMINATION 0 DATA FORM 0 Project/Site: Barrows Road Date: 02/09/05 Applicant/Owner: Dale Richards County: Washington Investigator: Jennifer Pickar State: Oregon j' Do Normal Circumstances exist on the site? Yes ❑No Time: 10:15 am Is the site significantly disturbed(Atypical Situation)? ❑ Yes ®No Weather: overcast Is the area a potential Problem Area? ❑Yes ®No Plot ID: WDPI3(wet) iVEGETATION o represents dominant species) ' % Relative % Relative 111, Species Cover % Indicator Species Cover Indicator Trees Herbs Phalarus arundinacea 20 40 v FACW L Carex obnupta 20 40 OBL Epilobium angustifolium 10 20 FACU+ ( Saplings/Shrubs l Cornus stolonifera 20 50 v FACW Salix sp 20 50 v FACW t' Woody Vines II . L' 50/20 RULE DETERMINATION OF HYDROPHYTIC VEGETATION(AFTER RELATIVE%CALCULATION) Trees Shrubs Herbs Woody Vine Total #of Dominants FAC*OBL 2 2 4 _ _ I #of Dominants FAC-bUPL I I Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 4/5=80% Remarks: Plot has hydrophytic vegetation. L IHYDROLOGY L' ❑Record Data(Describe in Remarks): Wetland Hydrology Indicators: Il� ❑Stream,Lake or Tide Gauge Primary Indicators: ❑Aerial Photographs ❑ Inundation ❑Other ® Saturate in Upper 12 Inches al ❑No Recorded Data Available ❑Water Marks El Drift Lines Field Observations: ❑Sediment Deposits L' Depth of Surface Water: NA (in.) ❑ Drainage Patterns in Wetlands Secondary Indicators: ❑Oxidized Root Channels in Upper 12 inches Depth to Free Water in Pit: 1 (in.) ❑ Water-Stained Leaves LI ❑ Local Soil Survey Data L Depth to Saturated Soils: 0 (in) ❑ FAC-Neutral Test ❑Other(Explain in Remarks) LIRemarks: Plot has hydrology. LI ii • • fSOILS • Map Unit Name Drainage Class: (' (Series and Phase):Cascade Silt-Loam(7C) l Confirm Mapped Type? ❑ Yes ®No Taxonomy(Subgroup): Did not classify. Evaluated hydric vs.:non-hydric 111 Profile Description: Depth Matrix Color Mottle Colors Mottle Abundance/ I (in) Horizon (Munsell Moist) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc 0+ A 7.5 YR 3/1 NA, NA t Sandy clay loam II� [I LI Hydric Soil Indicators: LI0 Histosol Concretions ICJ ❑ 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-Chroma Colors ❑Other(Explain in Remarks) I Remarks: Plot has hydric soil. LI WETLAND DETERMINATION Hydrophytic Vegetation Present? ®Yes ❑No Wetland Hydrology Present? ■1 Yes ❑No LI Hydric Soils Present? ®Yes ❑No Is this Sampling Point Within a Wetland? ® Yes ❑No LIRemarks: Plot is within a wetland. LI LI 1 LI LI fl • • f' ROUTINE WETLAND DETERMINATION DATA FORM • II Project/Site: Barrows Road Date: 02/11/05 Applicant/Owner: Dale Richards .. County: Washington Investigator: Jennifer Pickar State: Oregon ' Do Normal Circumstances exist. - S • . Time: 10:15 am iIs the site significantly disturbed . �� . Weather: overcast Is the area a potential Problem U Yes X No Plot ID: WDP14(up) iiVEGETATION('1 represents dominant species) . % Relative % Relative L' Species Cover % Indicator Species Cover Indicator • Trees Herbs Epilobium angustifolium 10 59 v FACU+ IGeum macrophyllum 5 29 v FACW- fCallum trifidum <5 12 FACW+ ISaplings/Shrubs - [' t_- Woody Vines Rubus discolor 30 67 v FACU Rubus ursinus 15 33 v FACU I 50/20 RULE DETERMINATION OF HYDROPHYTIC VEGETATION(AFTER RELATIVE%CALCULATION) Trees Shrubs Herbs Woody Vine Total #of Dominants FAC'OBL 1 1 #of Dominants FAC-bUPL 1 2 3 L11Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 1/4=25% Remarks: Plot does not have hydrophytic vegetation. HYDROLOGY ' E Record Data(Describe in Remarks): Wetland Hydrology Indicators: L 0 Stream,Lake or Tide Gauge Primary Indicators: • 0 Aerial Photographs ❑ Inundation LI Other ® Saturate in Upper 12 Inches i 0 No Recorded Data Available 0 Water Marks . Drift Lines Field Observations: ❑ Sediment Deposits ID Drainage Patterns in Wetlands L Depth of Surface Water: NA (in.) Secondary Indicators: ❑ Oxidized Root Channels in Upper 12 inches Depth to Free Water in Pit: 3 (in.) 0 Water-Stained Leaves L' ▪ Local Soil Survey Data El to Saturated Soils: 0 (in) FAC-Neutral Test 0 Other(Explain in Remarks) C' Remarks: Plot has hydrology. • LI — 1 • SOILS Map Unit Name Drainage Class: (Series and Phase): Cascade Silt-Loam(7C) Confirm Mapped Type? ❑ Yes ®No Taxonomy(Subgroup): Did not classify. Evaluated hydric vs.non-hydric ('1 Profile Description: Depth Matrix Color Mottle Colors Mottle Abundance/ (in) Horizon (Munsell Moist) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc 0+ A 7.5 YR 3/1 NA NA . Clay loam LI (i LHydric Soil Indicators: ❑ Histosol ❑Concretions ❑ Histic Epipedon El High Organic Content in Surface Layer in Sandy Soils ❑Sulfdic Odor ❑Organic Streaking in Sandy Soils ❑Aquic Moisture Regime ❑Listed on Local Hydric Soils List ❑Reducing Conditions ❑Listed on National Hydric Soils List �1 ®Gleyed or Low-Chroma Colors ❑Other(Explain in Remarks) Remarks: Plot has hydric soil. Is WETLAND DETERMINATION [I Hydrophytic Vegetation Present? ❑Yes ®No Wetland Hydrology Present? ®Yes ❑No Hydric Soils Present? ®Yes ❑No CI Is this Sampling Point Within a Wetland? ❑Yes ®No Remarks: Plot obviously is sunken and very saturated,but lack of hydrophytic plants causes this plot to be upland. LIPresence of small FACW willow 15' feet away indicates wetland edge nearby. LI LI LI LI • • II Appendix C: I HGM ASSESSMENT I . • 1.■ • • : • I AS•SSMENT SUMMARY F0.1 (page I of 2) _ 1 Site Name: Barrows Road County: Washington Assessed by: Jennifer Pickar Date: 28 February 2005 Area of Site: 0.014 Mapped Soil Series: Cascade silt loam and Cornelius-Kinton silt loam . HGM subclass(es)*: Slope-Valley Slope . •if site contains multiple subclasses.estimate percent of each s 1111 Complete column 2("score"— Present Time)of the table below. All other columns are optional. Do not mathematically combine scores from different functions,or functions and values. Function Capacity Score(standardized) Value Score Present Time " Time 2(optional) (standardized) ' Functions score Acres score acres Water Storage& Delay 0.45 0.02 LI Sediment Stabilization & Phosphorus Retention 0.64 0.02 Nitrogen Removal 0.46 0.02 l.� Thermoregulation NA 0.02 1 Primary Production 0.68 0.02 ill Resident Fish Habitat Support NA 0.02 Anadromous Fish Habitat Support NA 0.02 ' Invertebrate Habitat Support 0.62 0.02 Amphibian &Turtle Habitat 0.6 0.02 ( + Breeding Waterbird Support 0.57 _ 0.02 Wintering&Migratory [I Waterbird Support 0.64 0.02 Songbird Habitat Support 0.43 0.02 Support of Characteristic Vegetation 0.58 0.02 LI LI [' LI LI LI L.1 . _ . . (1 • ASSESSMENT SUMMARY FOtV1 (PAGE 2 OF 2) In the preceding table, were the column-2 scores for Function Capacity from (check one): ill the Reference-based Method,standardized to"highest functioning"? 0 the Reference-based Method,standardized to"least altered"? ® the Judgmental Method(Appendix-B)? - (( Do you consider the site to historically have been mostly wooded? fl Yes ®No IIs the site part of a larger contiguous wetland or riparian area? ®Yes 0 No If yes,describe how it is connected(permanent/seasonal channel,etc.):The delineated wetland is connected I . to adjacent Summer Creek wetlands that have been documented by the City of Tigard.The property boundary(wetlands go right up to edge)is approximately 100 feet from the creek.The Creek and its associated flooding are too far from the wetland to be the main source of hydrology, although it is the main source for areas of the wetland directly next to the creek bank. As a result,it 11 was determined that this wetland is connected to the Summer creek wetlands, but its main hydrology source is subsurface groundwater.The flattened out slopes of the wetland that are associated with the creek watershed basin allow the ground water flow to accumulate and a wetland f to occur. I Describe the basis for boundaries you used to define the"site": This"site"includes areas evaluated during the 5t"of February wetlands delineation fieldwork as shown on Figure 5 from this report. The approximately 0.014-acres are located on the far northern point of the property where it forms a 1 triangle and enters the Summer creek wetlands. FIElaborate, if you wish,on assumptions you made when estimating particular indicators,and additional factors l related to this site's importance(see page guidebook for listing of these). Use additional pages if necessary. [' The following 3 items are optional, but you are encouraged to complete these in order to provide a fuller [I context for understanding the assessment scores. l 1. Make your best estimate of relative dominance of the direct sources of water inputs to this site during each of [t the two seasonal periods during an average year: April 1—October 31 (dry) November 1- March 30(wet) Channel flow (including overbank flooding) 0% 1 % L Overland runoff(not in channels) 0% 0% Subsurface flow&groundwater 95% 94% Direct precipitation 5% 5 1_-I Artificial water imports L (stormwater pipes,etc.) 0% 0% TOTAL 100% 100% [II 2. How much of the site is upland inclusions? 0 3. Exact coordinates of the site,from GPS reading or digital map: LLatitude: 45°26' 20"N Longitude: -122° 48' 57" W Other Comments: LI LI I • • Assessment of Function Capacity: Judgmental Method i1Complete the following"qualitative assessments"of function only if you chose not to complete the reference-based assessments"that began on page 19. 1 Instructions: In each row, indicate with a checkmark if your site looks more like the"highest capacity"condition or the "minimal capacity"condition. Then circle a number on the scoring line below this table, based on your overall (I impression of the site's capacity to support this function. Alternatively, instead of checkmarks,you can assign a score to each row by placing a number in the center column of each row,e.g.,0(minimal capacity)-to- 1.0(highest capacity), and then combine the row scores in a manner of your choosing,pet-imps weighting some rows more than others if you believe those indicators to have greater influence on a function. Whether based on mathematical operations or another I way of synthesizing,be sure to circle your final score for the function on either or both of the shaded"Judgment Lines" l at the bottom. Definitions of many of the terms are provided in Appendix A. ii Function Capacity (Judgmental Assessment of): 11 Water Storage and Delay Highest Functioning Suggested Lowest Functioning illFunct Score: _The proportion of the site that is inundated only 0.3 _None of the site is inundated only seasonally. seasonally is large. The seasonally-inundated parts The site is always comprised only of permanent water are defined by flood marks on trees and shrubs, or a high water table without surface water. stunted plants,and/or distinctive assemblages of ws2 plant species. [! _Most of the surface water in the seasonally- 0.6 _Water added from rain events empties quickly inundated zone remains for a few days after each from all of the site,via outlets or percolation. This rain event,but not less or more. often is evidenced by: _lack of flood marks on trees and shrubs _scarcity of wetland plants(few FAC or wetter) _little or no mottling of soils throughout the Iseasonally-inundated zone. _site is located on slope site is flat(few or no puddles,etc.) L' _presence of outlet channels ws l Your Judgments: L Function Capacity Score= 0.45 , or circle one of the following: F y,x_z :++r k �.+.ser " f s; �I'T'"s - a ' Y,..F. .rt ''' s -,-�s - CND ' ,'?�'+� � j ^��"'� *�`�`'�S5 �'.�'�" [I CI Function Capacity (Judgmental Assessment of): Sediment Stabilization and Phosphorus Retention LI LI I • • Highest Functioning Suggested Lowest Functioning I Score: _High Score was assigned to Water Storage& _High Score was assigned to Water Storage& sp I Delay function(inundation is long,frequent,deep, Delay function(water levels barely fluctuate). Texture of the predominant substrate in the 0.9 _Upper 12 inches of the predominant substrate in upper 12 inches of the seasonal zone is mostly clay, the seasonal zone is mostly sand or gravel. silty clay,sandy clay,clay loam,or native organic. Isp2 See p. 83 for key to soil textures. Herbs,shrubs,and/or vines together always 0.6 _All or nearly all of the substrate in the seasonal occupy a large percent of the ground cover in the zone is unvegetated. spa seasonal zone. Very little soil is bare. Shallow pools and puddles are present and well- 0.1 _Shallow pools are absent at all times of the year interspersed with herbaceous vegetation s p4 Substrates have never been recontoured or 0.8 _Substrates throughout the entire site have recently I otherwise subjected to compaction,excavation, been recontoured or otherwise subjected to l� plowing,disking, leveling. No evidence of severe compaction,excavation,plowing,disking, leveling. L erosion within the site. Extensive evidence of severe scour or erosion may be present within the site. No sediment marks on trees or illsp5 other plants. Most of the site has complex microtopography 0.8 _ The substrate is uniformly flat,with no i' sp6 (hummocks,puddles,etc.) noticeable microtopography(no hummocks,etc.) _ Your Judgments: Function Capacity Score= 0.64 or circle one of the following: v,--�,.„„+.C�i.--vg�y 'r"�` . Y..Sbc. ..'�`�`...�4,. rg,i ',: y.IA).a., iVI �'.a lyj.{i'=C fit' LI «yam �1 ii `eery.f ac. t i 'L * , •'} .. �r. `'V ".: c h'�L Function Capacity (Judgmental Assessment of): LtNitrogen Removal Highest Functioning Suggested Lowest Functioning L' Score: Note: Proceed with assessing this function only if mottling and/or other features that indicate oxygen deficits in soils/ sediments are found in at least part of the site. II _High Score was assigned to Water Storage& 0.45 _Low Score was assigned to Water Storage& Delay function(inundation is long,frequent, Delay function(water levels barely fluctuate) n1 extensive) I _Some surface water or saturation remains year- 0.3 _No surface water or saturation remains year- round or nearly so,and is dispersed around the site round. If seasonal flooding occurs,the surface water such that water flow paths and residence times are , is concentrated in one part of the site,e.g.,channel or L' n2 long. pond,and does not remain for long. Soil microbial processes are fairly mature,as 0.4 Soil microbial processes are not well-developed, possibly suggested by abundance of dead wood, as possibly suggested by lack of dead wood,thick soil LI thick and extensive soil organic layer,and many organic layer,and/or large-diameter trees n3 large-diameter trees LI 1 si • • Substrates have never been recontoured or 0.8 _Substrates throughout the entire site have recently —otherwise subjected to compaction,excavation,or been recontoured or otherwise subjected to leveling. No evidence of severe erosion within the compaction,excavation,or leveling. site. None of the site was constructed from upland. n4 _ Most of the site has complex microtopography 0.8 _ Most of the site has no noticeable n5 (hummocks,puddles,etc.) microtopography(no hummocks,puddles, etc.) n6 Site is burned annually or biennially 0 Site has not been burned in recent years Your Judgments: IFunction Capacity Score= 0.46 or circle one of the following: ' } : 4-tom ' ,4 " Wga I «,_.Sr' '?:C^.14-f � .. .it4iI0074 -F' " 'sc :"t4 aZ tr,�+,.'..? ,.04 .0 1 Ill Function Capacity (Judgmental Assessment of): Primary Production IIHighest Functioning Suggested Lowest Functioning Score: All of the site has vascular plants and/or water 0.8 _Much of the site is devoid of vascular plants ill pp1 with algae. and/or algae. _A variety of plant forms is present in about 0.8 _Whatever plants are present are mainly of a single equal proportions(trees,shrubs,and herbs)and is form(trees,shrubs,or herbs) Ipp2 well-distributed throughout the site _Some shallow(<3 ft)surface water remains 0.4 _The site is entirely dry during much of the year. year-round or nearly so,and in summer is dispersed ( pp3 around the site,e.g.,many puddles 111 Substrates have never been recontoured or 0.8 _Substrates throughout the entire site have otherwise subjected to compaction,excavation,or recently been recontoured or otherwise subjected to L� leveling. No evidence of severe erosion within the compaction,excavation,or leveling. Severe erosion pp4 site. may be evident within the site. L' _The site's contributing watershed contains no _The site's contributing watershed is almost cropland,paved surface,buildings,or lawns– entirely cropland,paved surface,buildings,and lawns pp5 especially in the parts closest to the site. –especially the parts closest to the site. LI Your Judgments: Function Capacity Score= 0.68 , or circle one of the following: [I - •v=7:: :I;gc,--, ..x.1/4,..144•Are_s_c-- 1. 24-4P-• ff.,V-IIA'li•wrZ*VA-Lrdiy-142: 4•-,1,-iv----k-----i • LI Function Capacity (Judgmental Assessment o p ty ( g of): [III Thermoregulation Highest Functioning Suggested Minimal Functioning LIScore: LI _ _ _ _ . ____ . _ I • • I Note: This function should be assessed only for riverine sites at which part of the site is permanently inundated and connected by surface water during summer to other water bodies. Entire water surface in summer is shaded by a NA _None of the water is shaded by vegetation or I closed tree canopy or by topography. topography,and all of the water is shallower than 2m tl during summer. Almost the entire site consists of water deeper NA _ Very little of the site contains permanent water, t2 than 6 ft. _ and it never is deeper than a few inches. I -*Not connected to other water bodies Your Judgments: Function Capacity Score= NA or circle one of the following: I s.. i':',a�rt'3'':- . ( -' '' . eel- 4- .1a: Y � »g -la *;• .- sI .�. �= i y-;." r r *M' s ' W: , c -- .` 4tk El Function Capacity (Judgmental Assessment of): 1 Resident Fish Habitat Support Highest Functioning Suggested Minimal Functioning I Score: - 1 Note: This function may be assessed only if part of the site is permanently inundated and the subclass is Riverine Impounding. i rfl _Permanent water is extensive,and the site is NA Permanent water is very limited _Non-native fish species are absent _Non-native species dominate the resident fish rt2 component,although some natives are present (I _Shallow water area and proportion of the site that is inundated only seasonally is of sufficient NA _If present,shorelines are steep,dropping sharply ll into water deeper than 6 ft.,with little or no seasonal extent and quality to support spawning by most zone being present species,and supports high densities of aquatic I rf3 invertebrates Cover(aquatic plants, logs, boulders, NA _Where water is present seasonally,cover that overhanging trees,deep water spots,etc.)that could shelter fish from predation is scarce or lacking. [I ' provides year-round shelter from predation is rf4 abundant I _Water quality(especially dissolved oxygen)is NA _Water is heavily contaminated with pollutants, excellent and/or experiences severe and prolonged oxygen rf5 deficits *Not a Riverine Impounded Site [I Your Judgments: Function Capacity Score= NA or circle one of the following: El I_I '�� .-.1, ''"h-,.Ntt` t�_ .1,�"' ,.,'2y '"^vNi.,4 •}� [I Function Capacity (Judgmental Assessment o P ty ( g of): [I Anadromous Fish Habitat Support Highest Functioning Suggested Minimal Functioning Score: LI LI Ii r . • I Note: Proceed with assessing this function only if part of the site is accessible to anadromous fish during seasonal inundation Floodwaters spill into the site across a broad NA _Floodwaters spill into the site across a broad bank f' afl bank or through a wide(unconstricted)mouth or through a wide(unconstricted)mouth Floodwaters remain in the site for more than a NA No surface water remains in the site for more aft few days than a few days af3 Non-native fish species are generally absent NA _Non-native fish species predominate f' ____ suitable for spawning or feeding are NA _Substrates suitable for spawning or feeding are II af4 extensively present scarce or absent _Cover(aquatic plants, logs,boulders, NA _Cover that provides shelter from currents and (' overhanging trees,deep water spots,etc.)that predators is scarce or lacking from all parts of the site l provides shelter from currents and predators is af5 abundant,at least in the seasonal zone U _Water quality(especially dissolved oxygen)is NA __Water is heavily contaminated with pollutants, 11 excellent and/or experiences severe and prolonged oxygen af6 deficits ii- _Summertime temperature maxima do not NA _Summertime temperature maxima exceed limits af7 exceed preferred range of anadromous fish lethal to anadromous fish (, Your Judgments: ll Function Capacity Score= NA , or circle one of the following: �� VM I WRNPA ,,tip RZE - Z . Uril' cTs -v'1'.La- '•_Rye:S.'c'a*11-..:..y'.. .�=:, x--', }_. r.-s&`a. �i. � Function Capacity (Judgmental Assessment of): [I - Invertebrate Habitat Support Highest Functioning Suggested Minimal Functioning IScore: _Surface water is permanent or nearly 0.2 _Surface water is present only briefly(RI sites)or permanent,AND all of the water is shallower than 2 not at all(SF sites),OR nearly all of the water remains Iii feet during May-September* deeper than 6 ft during May-September l _Cover(especially aquatic plants,woody debris) 0.6 _Cover(aquatic plants,woody debris.)that could that supports algae and provides shelter from support algae and provide shelter from currents and [I currents and predators is abundant in both the predators is lacking i2 seasonal and permanent zone _Plant forms and species are highly diverse 0.6 _Only one plant form is present,and plant species [I i3 richness is very low _Vegetation is well-interspersed with pools NA _Vegetation and pools(if any)are in 2 separate i4 areas or zones I _Water quality(especially dissolved oxygen)is 0.6 _Water is heavily contaminated with pollutants, excellent and/or experiences severe and prolonged oxygen i5 deficits [I _Substrates have never been recontoured or 0.8 _Substrates throughout the entire site have recently Lotherwise subjected to compaction,excavation,or been recontoured or otherwise subjected to leveling. No evidence of severe erosion within the compaction,excavation,or leveling, or the site was L, i6 site. entirely constructed from upland. Surrounding landscape contains large acreage 0.9 Surrounding landscape contains no wetlands or of wetlands, including some with a different water ponds LI i7 regime than the assessed site. * Areas likely to retain water well into the growing season may have many of these characteristics: LI - Ii • ' • —prevalence of wetland plants(FAC or wetter,and especially OBL) intensive mottling&gleying of soils throughout most of the seasonally-inundated zone. site is located in flatland terrain(not on slopes) Isite= is large relative to its contributing watershed(>4%of total area) extensive microtopographic variation(many hummocks,puddles,etc.) _absence of outlet channels,and/or site is managed for water storage. 11 Your Judgments: Function Capacity Score= 0.62 or circle one of the following: k'rt aC .{-Y. '.T 'F' al Y — [ I-PT e 0 a4.-'t,., '' .. .`A): .1i :414 �` . �Cl.•• ' l V:i Jy r •TI. -.5A4.4,41t hid• 4 II Function Capacity (Judgmental Assessment of): LI Amphibian & Turtle Habitat Highest Functioning Suggested Minimal Functioning ii Score: Permanent water is absent,but shallow surface 0.3 _Site never contains surface water water that contains extensive partly-submerged fine- OR stemmed herbs! is extensive,and recedes very _Site is entirely surface water,which either(a) I gradually during the months of January—May 2 never fluctuates vertically(i.e.,no seasonal zone is (i.e.,during this period,there are at least 30 days present),or(b)fluctuates too much—more than 2 when water levels are stable or have a vertical inches during all 10-day periods,or(c)is devoid of II fluctuation of <2 inches). any emergent herbs that are partly-submerged during OR: the springtime,or(d)flows faster than 4 LI _aPermanent water is extensive and contains inches/second during the entire springtime, ( )abundant underwater cover(aquatic plants,logs, everywhere in the site,or(e)is mostly deeper than 40 boulders,overhanging trees,deep water spots,etc.) inches and is bordered by a shoreline with a very steep that provides shelter from predation,and(b)partly- slope at I I submerged fine-stemmed herbs Bullfrogs and other non-native predators are 1 _Bullfrogs and other non-native predators are Iat2 absent abundant _If surface water everywhere in the site is NA _If surface water everywhere in the site is flowing flowing during springtime,there are at least 30 days during springtime,there are never more than 30 days � when current velocities are slow(<4 inches/second) when current velocities are slow(<4 inches/second) L at3 _ There is extensive and varied woody debris in 0.6 _ There is no woody debris in the seasonal zone at4 the seasonal zone I — Either vegetation and pools are well- NA Vegetation and pools are in separate areas of the interspersed during high water level,or any woody site during high water level,and any woody LI vegetation bordering the larger pools is located vegetation bordering the larger pools is located mostly mostly on their north end.3 Microtopography is on their south end. Microtopography is too flat to quite varied. allow many puddles to form(no hummocks,etc.) r at5 I I _Suitable basking sites for turtles and calling 0.3 _There are no basking sites for turtles or calling L at6 sites for frogs are present sites for frogs LI LI II • • Ill _Land cover in adjoining uplands is a mix of 0.7 _Land cover in adjoining uplands largely contains natural grassland and woodland;woodlands have impervious surface, bare ground,lawns,and row at7 extensive and varied woody debris crops I' at8 —Shorelines are gently sloping NA _—Shorelines, if present,are mostly steep at9 Busy roads are distant from the site 0.1 Busy roads adjoin the site _Many other wetlands(excluding flowing water) 1 _ There are no other wetlands(excluding flowing I at 10 are present nearby water)nearby Water quality is excellent 0.6 Water is heavily contaminated with pollutants, and/or experiences severe and prolonged oxygen I atll - deficits Substrates have never been recontoured or 0.8 Substrates throughout the entire site have recently otherwise subjected to compaction,excavation,or been recontoured or otherwise subjected to ' leveling. No evidence of severe erosion within the _ was constructed from upland. compaction,excavation,or leveling,or the entire site at12 site. _Soils and submerged sediments contain a 0.6 _Soils and submerged sediments contain no moderately thick organic layer(leaf litter,peat, organic layer,and are mostly hard-packed clay;or II atl3 decomposed organics,etc.) organic layer is so thick that water is chronically anoxic. (1 2. Areas likely to retain water well into the growing season may have many of these characteristics: prevalence of wetland plants(FAC or wetter,and especially OBL) (' —intensive mottling&gleying of soils throughout most of the seasonally-inundated zone. II site is located in flatland terrain(not on slopes) _extensive microtopographic variation(many hummocks,puddles,etc.) I' absence.of outlet channels,and/or site is managed for water storage. During the January-May period,30 days of stable water levels are required for some aquatic amphibian eggs to mature, and during this time fluctuations of greater than 2 inches are lethal(Richter 1997). ( 3. Vegetation located north of pools is less likely to block sunlight important to developing aquatic amphibians(Richter 1997). l Your Judgments: II Function Capacity Score= 0.60 , or circle one of the following: 9°._ ,k�T"�;"; .".� rte.3 "' °,,- a" r '.�"." t ''".�,i- `�' ,:� L� .� c '�',�,��.. � I . �''`aA ��. Sri�y II_. bn ..� u �, r es tsu. ��y++s. ,"1,- --- £ � }A•A>� . ir.�r;-�k. ,-., f -�+z rX°:1 ?+ �, ry r` Sr s '",iiig `-yam > 'i:w ...x— �F,...,�:.._.:��.. L`iF,:�.y�:�x'-a.'�v�^.� +=-�a�� :;YZ ..t.��u..�....m�'.Sx.�.,�::�da}C.;�,aS.L;� jFunction Capacity (Judgmental Assessment of): Breeding Waterbird Support [I Highest Functioning Suggested Minimal Functioning Score: The site contains many acres of permanent or 1 _Surface water is present for only a few weeks L. nearly permanent surface water,or a large during April-June,OR L permanent wetland(excluding streams)is located _Nearly all of the water remains deeper than 6 ft nearby during May-September 1 AND AND _Water depths are predominantly shallow(2 to _No permanent wetlands are located nearby. L, bw I 24 inches)in April-August* LI ii • • Ibw2 —Most of the shoreline is not steep NA =Most of the shoreline is steep Larger pools of water are bordered by a wide, NA Larger pools, if present,are bordered by only a dense band of tall herbs and/or shrubs in April- narrow band of sparse vegetation (' bw; August. IAbout equal proportions of water and NA Vegetation and pools(if any)are in 2 separate vegetation are present,and are well-interspersed areas or zones,not interspersed I bw4 during the April—August period _Water levels do not abruptly rise a foot or more NA _Water levels are prone to quickly rise at least I bw5 during April-June foot during April-June [[11 _A large variety of herbs is present;the site is 0.6 Vegetation cover is mostly comprised of one or a actively managed to control the spread of non- few non-native or highly invasive native species bw6 native or invasive species _Land cover in surrounding buffer zones is 0.7 —Land cover in surrounding buffer zones largely I mainly a mix of natural grassland,woodland,and contains impervious surface, bare ground, lawns,and bw7 water row crops. 1' bw8 _Busy roads are distant from the site Water quality is excellent 0.1 _—Busy roads border the site _ 0.6 _Water is heavily contaminated with pollutants bw9 _Substrates have never been recontoured or 0.8 _Substrates have recently been recontoured or l., otherwise subjected to compaction,excavation,or otherwise subjected to compaction,excavation, or leveling. leveling (unless such activities were done in connection with restoring a site to its historical illbwl0 condition) Surrounding landscape contains large acreage 0.9 _ Surrounding landscape contains no wetlands or L' of wetlands, including some with a different water ponds bw,l 1 regime than the assessed site. Nest boxes,nest platforms,and other artificial 0 _No nest boxes,nest platforms,or other artificial rr structures intended to assist waterbird nesting are extensive and are regularly maintained. structures intended to assist waterbird nesting are present,or they aren't well-maintained. ll bw12 r' _Part of the site is visited infrequently in April- 0.4 _None of the site is visited frequently by humans bw13 June by humans on foot on foot during April-June ( * Areas likely to retain water well into the waterbird breeding season may have many of these characteristics: I' —prevalence of wetland plants(FAC or wetter,and especially OBL) intensive mottling&gleying of soils throughout most of the seasonally-inundated zone. _site is located in flatland terrain(not on slopes) —extensive microtopographic variation(many hummocks,puddles,etc.) LIabsence of outlet channels,and/or site is managed for water storage. _' Your Judgments: Function Capacity Score= 0.57 or circle one of the following: �: ..fti';F'�-' isl; _�,_�c- ,,K.-F 'a -4q= s `w,i., tru�^ai-:=T-.t �.� #��L gix's : i �,' " j .` X -,4,477-,V1--`;`-'. , - 1.,- t-.1%,,'hr z. L' slk-e_ ,u A—4,-,»`e' 7 1E-ta ;..-6- ar r ..1;`�:y 4x nz7i 2 Ea4 ` v x .. LIFunction Capacity (Judgmental Assessment of): . Wintering & Migratory Waterbird Support 1 1 - II • • Highest Functioning Suggested Minimal Functioning Score: The site contains extensive surface water 0.1 _The site contains very little surface water during ill ww 1 during all or most of the fall-winter-spring period _ all or most of the fall-winter-spring period Water depths in most of the site during most of NA If forested,water depths during the fall-winter- the fall-winter-spring period are shallow(<24 spring period are always shallower than 24 inches in inches) all of the site(shallower depths are permissible then in f' ww2 unforested wetlands). _ A large portion of the site is inundated only NA _ Of the water that is present,nearly all is present I ww3 seasonally year-round. The acreage of various depth categories is NA A single water depth category predominates. ww4 about equal during peak annual inundation Microtopographic variation(hummocks, 0.8 _The substrate is very flat,essentially prohibiting ww5 puddles,etc.)is extensive the formation of puddles. ill _None of the site is visited frequently by humans 0.4 _Virtually all of the site is visited frequently by ww6 on foot during September-April. humans on foot during April-June I _A large variety of herbs is present. The site is 0.8 Vegetation cover(except in farmed wetlands)is actively managed to control the spread of non- mostly comprised of one or a few non-native or highly ww7 native or invasive species invasive native species I _Water quality is excellent 0.6 _Water is heavily contaminated with pollutants ww8 _Substrates have never been recontoured or 0.8 Substrates have recently been recontoured or [I otherwise subjected to compaction,excavation,or otherwise subjected to compaction, excavation,or leveling. leveling (unless such activities were done in connection with restoring a site to its historical ww9 condition) L . _Land cover in surrounding buffer zones is 0.7 _Land cover in surrounding buffer zones largely mainly a mix of natural grassland,woodland, contains impervious surface, bare ground, lawns,and L' ww I agricultural lands,and water row crops. Surrounding landscape contains large acreage 0.9 Surrounding landscape contains no wetlands, of hydric soil,wetlands,and water, including some ponds,or hydric soil. I wwl with a different water regime than the assessed site. Your Judgments: I Function Capacity Score= 0.64 or circle one of the following: W�^aS �.yF� � _l � 0 °�""�,�� u"'� a�;`��ti I t +�, ��'l�s`�3'^4x,�� r E'y'3"j+�i:1111plr}y�%� SS ..t,+t* ,a fi. Ti``, frf z- ,_?,Y e� .� �" 7 =.; � ', gt rY .S-�-W^"�'' -x '- F`mot ^ * .+Y E^ LI ,4' ;F. •e ms c4 "0 '4`5-"iz " `' .e. -. 3 4 .j��'e u h ,.a� 4 ,x w arc y :.-• ?.i:k�' 'ice• 3v �i-1=4. t 66 i`Yi C T3 .-i}CYs.6 'ii+_'set.fy �z 4MaV- ^v'c �'"`az'M t -v r Function Capacity (Judgmental Assessment of): CI Songbird Habitat Support g PP d, Highest Functioning Suggested Minimal Functioning Score: _Some part of the site contains surface water 0.2 _Surface water is never present at any time of the L' sb I during all(or nearly all)of the year. year. The site contains a large acreage of closed- 0.4 Acreage of these is very small. canopy forest,native shrubland,wet prairie,and/or [I sb2 emergent wetland. LI I0 0 • If the site is mostly native shrubland and/or 0.6 _If the site is mostly shrubland and/or forest,then forest,then(a) large-diameter trees are numerous, (a)trees are very small,(b)snags are absent,(c)under- (( (b)snags of various sizes are abundant,(c)under- canopy shrub cover is lacking,and(d)the variety of canopy shrub cover is extensive,and(d)a large trees,shrubs,and vines is small,and comprised almost variety of trees,shrubs and vines is present. entirely of non-native species. sb3 _If the site is mostly wet prairie and/or emergent NA _If the site is mostly prairie and/or emergent IIwetland,then (a)a large variety of herbs is present, wetland,then(a)the variety of herbs is small,(b)the (b)the site is actively managed to control the spread site is not actively managed to control the spread of of non-native or invasive herb species,(c)trees and non-native or invasive herb species,(c)trees and shrubs, if present,are concentrated in one or a few shrubs, if present,are scattered widely throughout the sb4 parts of the site. cite. Land cover in surrounding buffer zones is 0.9 _Land cover in surrounding buffer zones largely I a mix of natural grassland,native contains impervious surface,bare ground, lawns,and sb5 shrubland,woodland,wetlands,and water row crops. None of the site is visited frequently by humans 0.4 _Every part of the site is visited frequently by I sb6 on foot humans on foot sb7 Busy roads are distant from the site 0.1 _Busy roads adjoin the site. I Your Judgments: Function Capacity Score= 0.43 , or circle one of the following: I . k" ?'cii4 r,.yi 3'": ac. n�y c,`,, - ..n. x,33` ;;. .t"�#k .�-�--r ,y U c Tom, 2;yr-e s�*� ,,.s. -x� R; 4 ^7Ltf .6405- 5- t;:v-t: iii.-, i ,,-. , ' '!`�*;L"�,�S�w-. '`a4fi [I Function Capacity (Judgmental Assessment of): Support of Characteristic Vegetation [I Highest Functioning Suggested Minimal Functioning Score: I _Trees,shrubs,and herbs are all present,and are 0.8 _Only one plant form(tree,shrub,herb)is present L v l well-interspersed throughout the site _if trees are present,many are very old and 0.6 _If trees are present,all are young v2 large,with abundant evidence of regeneration ' [1/ _____If shrubs are present,all of the significantly 0.6 _If shrubs are present,they are comprised of just v3 present shrub species are natives one species,and it is non-native If herbs are present,all of the significantly 0.7 _If herbs are present,they are comprised of just LI v4 present herb species are natives one species,and it is non-native _Microtopographic relief is great(hummocks, 0.8 _The substrate is very flat,essentially prohibiting v5 puddles,etc.) the formation of puddles. [I Springtime surface water levels drop very NA _Springtime water levels fluctuate or drop rapidly • v6 slowly(<2 vertical inches per 30 days,average) (>2 inches per 10 days,average) _None of the site is visited frequently by humans 0.4 _Every part of the site is visited frequently by [I v7 on foot humans on foot Il v8 Busy roads are distant from the site 0.1 Busy roads adjoin the site. _Land cover in the contributing watershed is 0.6 _Land cover in the contributing watershed largely L' predominantly"natural" contains impervious surface,bare ground, lawns, and v9 row crops. LI LI I: • • _Land cover in surrounding buffer zones is 0.6 _Land cover in surrounding buffer largely contains predominantly a mix of natural grassland,native impervious surface, bare ground, lawns,and row v10 shrubland, woodland,wetlands,and water crops. I Your Judgments: Function Capacity Score= 0.58 , or circle one of the following: , --", -,,..4:10.v,,,,F,,-,,-:..,„,..-W-1.141,,c,4:M,'"--,14 ,.'vP•2-:::4,-.-.,--,.....•'.:'...tiv.s;.'""as2,:ee,'.'ts. -,..0',...,S•' .'n--,-..t ,,,az.t-.1,,,V;,,z,; k. ,. I Now,summarize your function capacity assessments by recordingtthem on the Assessment Summary Form(p.60). Be sure to indicate that you used the Judgmental Method. 1 I I I t 3 I ii [I [I LI LI LI LI . _ • �\ .. • File Number CleanWater Services I U do O U1 — I Our commitment is clear. Clean Water Services Service Provider Letter p Jurisdiction City of Tigard Date March 25, 2005 Map &Tax Lot 1S133CA01100 • - Owner David Garrison Site Address Located between SW Barrows Contact Gregory Kurahashi ill &an undeveloped lot next to SW Address 15580 SW Jay St., Suite 200 135th Ave. Beaverton, OR 97006 I Proposed Activity Apartment Complex Phone (503)644-6842 This form and the attached conditions will serve as your Service Provider Letter in Iaccordance with Clean Water Services Design and Construction Standards (R&O 04-9). u YES NO YES NO Natural Resources Alternatives Analysis ISIAssessment(NRA) ® I I Required _, Submitted (Section 3.02.6) • District Site Visit ® Tier 1 Alternatives Analysis ❑ Date: March 17, 2005 Concur with NRA/or ® Tier 2 Alternatives Analysis El submitted information Il Sensitive Area Present ® Tier 3 Alternatives Analysis El IOn-Site Sensitive Area Present Corridor El Off-Site ® - Averaging ❑ IVegetated Corridor Vegetated Corridor Present On-Site ® Mitigation Required 0 Width of Vegetated 50 Feet On-Site Mitigation Corridor(feet) 1,505 SF Condition of Vegetated Degraded Off-Site Mitigation El Corridor Enhancement Required Planting Recommendations VI ® n I I• Attached ❑ I Concurrent with site Encroachment into development,site plan Vegetated Corridor ® Enhancement/restoration to be submitted prior (Section 3.02.4) completion date to issuance of site development permits Permanent 1,390 SF for road widening,SW 1 Type and Square Footage outfall&grading Geotechnical Report ❑ of Encroachment Temporary 1,241 required El storm sewer line and work area Allowed Use (Section 3.02.4) ® I Conditions Attached ® I I 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. ill — _ Page 1 of.4_ -. . .. . 11 • • File Number It5 -OC 7. q- I IIn order to comply with Clean Water Services (the District) water quality protection requirements the project must comply with the following conditions: it 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 II the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3. 2. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by I Section 3.02.4. 3. Prior to any site clearing, grading or construction the vegetated corridor and water quality sensitive areas shall be surveyed, staked,and temporarily fenced per approved plan. During construction the vegetated corridor shall remain fenced and undisturbed except as allowed by Section 3.02.5 and per approved plans. I4. Prior to any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Division of State Lands (DSL)and US Army Corps of Engineers(USACE). The applicant shall provide the District with copies of all DSL and USAGE project authorization 1 permits. 5. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale,trade, or barter, on any non-federal lands within the State of Oregon. I 6. Appropriate Best Mana Management Practices (BMP's)for Erosion Control, in accordance with the 9 ( ) CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and following Iearth disturbing activities. 7. Prior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant to Ordinance 27, Section 4.B. 8. The District or City/County may require an easement over the vegetated corridor conveying tY Y Y q 9 Y 9 storm, surface water management,and/or sanitary sewer rights to the District or City that would I prevent the owner of the vegetated corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. I . 9. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 04-9. 10. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 1.11 11. Removal of invasive non-native species by hand is required in all vegetated corridors rated "good". Replanting is required in any cleared areas larger than 25 square feet. I12. 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. I - -LI - - - -- _. Page 2 of 4 I • • File Number II 0C---0009-01— 1 SPECIAL CONDITIONS - (' 13. The vegetated corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. (' 14. For vegetated corridors up to 50 feet wide, the entire vegetated corridor shall be equal to or better II than a"good"corridor condition as defined in Section 3.02.7, Table 3.2. ii 15. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements (R&0 04-9:Appendix D). ii 16. Prior to installation of plant materials,all invasive vegetation within the vegetated corridor shall be removed. During removal of invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. I17. Enhancement/restoration of the vegetated corridor shall be provided in accordance with R&O 04- 9,Appendix D. (, 18. Prior to any site clearing, grading or construction,the applicant shall provide the District with the l ,, required vegetated corridor enhancement/restoration plan in compliance with R&O 04-9. (I 19. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 04-9. If at any l 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 [I maintenance period shall begin again from the date of replanting. 20. Performance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1 and Section 2.10, Table 2-2. 111 21. For any developments,which create multiple parcels or lots intended for separate ownership,the District shall require that the sensitive area and vegetated corridor be contained in a separate tract and subject to a"STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION [I EASEMENT OVER ITS ENTIRETY"to be granted to the city or Clean Water Services. 22. The water quality swale and detention pond shall be planted with District approved native [I species, and designed to blend into the natural surroundings. Eli CONDITIONS TO BE INCLUDED ON CONSTRUCTION PLANS 23. 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, C' 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. [_I I . . _ . . ._ ,. . . _ , .. Page 3 of 4 . . • • File Number 10s---00o-toT- 24. 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). 25. 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: 26. Protection of the vegetated corridors and associated sensitive areas shall be provided by the installation of permanent fencing and signage between the development and the outer limits of the vegetated corridors. Fencing details to be included on final construction plans. E This Service Provider Letter is not valid unless CWS-approved site plan is attached. fj Please call (503) 681-5106 with any questions. • (-' Damon W. Reische 1 Project Coordinator, Environmental Plan Review II Attachments (5) E 1 EI EI El . . _EI 1 EI EI -- .Page 4-of-4 • Imil tor imia2. 0.\ainintiviajimill--71 Dar—imm,' jimia.rThidi41,, Java*. lib WO 1111111 CM MN ON :NW :OW 111111., :-.1. : . . , ' • . ._ • • • . • • • • N.. . , • GARAGE FOR MULTIFAMILY TYPE APARTMENTSS , • .)‘1/ • .' g ti ',S:,.C..•L.•::. ,!'• -- . -01„ ,,,,,,...,„Ns..._..„/,4 74 4__ ..,.4t..7.7/A•-::i s.,i..I.;,,,r. . . •.. 'S' , -- - . 7 __ „ _ _ "4,. 1 or " 7 . . ,1 , . r — • _ __ _ , , , •/,‘,,,,..,‘ / l 0•Is'. 11 t.\„.\,4 \.,N.11 \\‘ '‘:i 114,pap / . '''''':6 41.411,41‘ \'\ 1 , . ••sy ■ ••••,,,•\t 1 v 'l .,, kk''k'. • , ' \, 1,. r,_- ,\11,1, ‘' A * / ,‘, \\, N, , .,‘ , i. , `-'17/ id-,;;• •1 \ ,• or \„\ 'k‘" '...g Y ■ \ . I s..„/ t -■ \ i • I ' ,'t:\ \ (0 \1. .r Alp, 1, 1‘ 'U 1 11,,,‘k ?.. , I \ 10 4 ," .. /WA IP AV \ , \\\\\ • ' 7't. , tr''''''.::',i• N./ • , \ \ ‘'. 1.11100. C n :“• Alke \' , '},: • - 7•1 Ix 1' r_ \\0•1 ',:,,,,, , / 1• •,••• 1 I 'It..: I ' '•\ c) \ / '4 t \‘‘\‘, • \ y *CIO', . I 'V \ \ •‘ :i; ',., • # . 'd...x.,..• 4,.•t},!,1,\, A i il.) : -- I 1...1,-,..I. ‘'., , ■, ' \\\\ '.•\ i''' -----:-.'"2..:,,,_,* A.:, ‘s,'„, :,,k, 4. ,,,.. 1 ''' k ' . t \ , \ ' i '"i? I k '''' 1,. 411,10 . I \ A)\\ '' ) l',■ ri :.o: , t t 'U •/..'.1.r. 1 1 ts,, \t .". \ •\ \ • :;" \\ \ \ '-k:- i 1 •', , ,.o. . : • • 1 I ., r , , it,' \ . . ...... ..".....T...111.)--•-..... . s",..,./V4N . cY ,2-1 1\1,1 k / ... e i I ^)0 ,/, 4, 440.,'"111P tO 51 S' ' \ \ k, ,P f,t's.-....... • -; I •. 1 -n 1:1371/ ‘149 / v) —1 It\IIIC:b ‘ \ 'n 1 • • • • . :., \i '""■ . I ,'/ 4., 1119/ .f..• / II I H Id • c , • 1 ,,. / • • •., ' 1 '-'7'900,„,.., ''. 44,..,, y . I . / / . \ \ItIk• \\u NI t t‘t t • .'....14 1 / • I'i/i OZ. . t .‘11/ . \t • ..e ,i‘ . .,V. ,.\t‘ t• t '...", / • ''' 1 1 /..;1\o,0 1 ■,,' kt • • CJ\ 17 : 1 1 i `"•,.. t ,, I 1 ,' )9). • ....---- 1 . 4 ,.4..:\,\‘ i\ ' • ; t‘ • / ,'"' S . /1 7 p3 ,.....—4 ' )1/ 4k t q .1\ T i / ,...,-10 ?■;;),` • II ( '\ 'k 7. 0 ,, , ..) i• l'' \ 1C.v \ ,N „ / , ' c/V-: i •Z I 1.1 1.' . , . ' \1 f. / '' i s_....- . ;) //..' \.. , "0 7...1 1,■ , ' 0 ( \ illtk ' \ '1 t \' / 9 / ,, ...4 , Ii— e.: l NO\ \1/4• h ' t i I I 't. .k ‘ 0) \, ty .c, i ,,' ., , i C.) imir \I , ‘, ,,,,. 0.,. , / ,,,, ,,cJi / • g– i.d • c.i... N.41 \ t ,..,‘ / i ,.' z V.---) i 1 ki,' `■ .0) : , ' ,,,' ..... . ..1 ..,,. ,, ,, .... ...... ,," 4) ,' .., 1/2ii .,. --- -\\,k..1 I . . . .... '..)ss \A . ''' / . . I ■ .i ^t •..crt..), 1 I -N ... i'...„..„ ,,, y ,„ ., : A.111 . / if • t.„ 1 .1 -Fs.. . /illf''' , . t:..;.) II •-.:,: ° trCIPPerf .„e ,• D.-- r.,, rn • ....d : , ,.// / , ,...., , , _, ,, : i . 0 - „„, ! ..' 1 1 ; ?,,,,:'1, :‘f•::,: ;,...-: 4 . I q.); ,' ilV F • rcy . / t"t, .•. II\ . • . : f , . .,. / !:..:1 . / ,.; 1470t--411 4,-.. ' Vi ; • / t•..-1;. 1 • Y ‘ T'i ,g.. ks / , - . . . ...., il) z C.7 1 CCl/- : • / ...0 '.:ir. I \ I t, 4 . e..._..) •/, ,. 1 • ir.' • .• ' . c---- r--;\ - . • ,•-•:, e .' 1 s) ,..1.,L, . 1 4,-- . , • ..., CD , 1 : / zs;ILI' :12 T,i).,'" 53) ....\-\ N r 0 7)tl.•2!:; 3f r" 4. g at / 1.::l.?:::;i":.I.:: ' '''' ' (1_2 • *-6"..--F–' i 1 • • c:i 4 a • •.,,-, -, , 0 r ,. ° \.. -4- . te cr)co ,' :CP\ . I ., 1 .::1's 'der 8°. ii / ;;;i•j,:;:i . • . .0 • 4 8 Fil / -,7 .4 . cp 0 CL.. ...----- LP" cn • • vsl tik ,, RIO 11111 ..':1 \ ...%P....... . • . ./ . . . . , / // .1 ' . —----------__ —__ & In 0 0 g -4 .1 •':'':',CI A,,'!.!'' BARROWS ROAD CITY OF TIGARD, WASHINGTON COUNTY, OREGON a Cl) DALE RICHARDS - WINDWOOD HOMES i '% 1,4,,,o, t g 11 ;.115., 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 ei ri ir — . --- 1 I03/23/05 13:09 FAX 503681360 CLEAN WATER SERVICE', f 1002 03/23/2005 WED 12:25 FAX 503 644 9731 KURAHASRI & ASSOCIATES 11002/005 ii . . _ ` ' V \ ' PERMANENTLY IMPACTED / -^%.4 ' �` '` V 1 AREA = 90-17 SF = _0020 ACRES ,'j' AV ` '�'`� �.' !' /%� fit` !—/ } 1 -. . '' 174.20 ;%'=,° �r{∎.:;;, / ' —'- TEMPORARY IMPACTED f / '� 1,241.24 SF = .0285 ACF2ES ` ' / % ' l'":t‘' - '/d i 04.94 XISTI G TOE I �F' .f D YP,C OF SVOF?E` 'P.:,,.3,..• Il Approved Arg/ , !,• / ., (: riy.l. Clean Water Service r/s i / '•I Y ,.- Date ..5 o // !' �:: re. AQ, , ..6„...„,---pRotkkRy>- '7-7,- i iii .3 pt, ; -a IPPPF„-;/- d s--. /.. ,w/. /fr, , /r / ! I i .' >A u /' ° _ i• iii % % / r EXISTING WEILAND•-- - ?<in. . ( r.', ,-.-.,-.,... ___1.,_ 23........_'-j 1.---;----Exip;,--75 . rii i ` d1J } �� -,IF�,QQOD_-PLAN .-,' ;. i' .F.V-=V-7-6-8 _,ter'" 44%! i:rte" --�z - tTl��_ � �-- 'r _ PEK'MANENT IMPACT_ WALL /�%' I , ,a cWS e"FP ---_ '' -' AREA 7"..-'9C)-77 SF 140.87• j�� 1 -- - --. — '` - J `• * TEMPORARY IMPACT _ ' - - 'i, AREA = 1,241.24 SF_ .,,, ...),., i .., •., . 0111111b. I ' C5" *•--:111.00/,,,. - .. �� ,/ % V\/1 - �'�� __r- / AP�iIC SCAT F,. • r° = / ��d ZU 90 '� !' f `, .. s/ "1 - r� �� TEMPORARY A o® _'- : �..FEE, ) BUFFER IMPACT 1 thch = 20 IL L SCALE 1 n=20' - ca roan & ASSOCIATES. WC, -• — — _ .CHd P.nslneennn •Slater Itenoarces CITY OF TIGARD, WASHINGTON COUNTY, OREGON LLoam, a tat Architecture,. Planning DALE RICHARDS — WINDWOOD HOMES 16e80 9q Joy S1r•41-Ja•IC auo 1.2655 SW _ DAKOTA__STREET, .TIGARD, OR. 97223. . . _ . . _. _ dmV•rt,.,�_Ore v M008 l March ?2, 2U05 lema,i-6o-t r. l5tMwi4- ,I • 03/23/05 13:10 FAX 503681360 . CLEAN WATER SERVICE. 01003 03/23/2005 WED 12:26 FAX 503 6l4 9731 KURAHASEI & ASSOCIATES 01003/005 J\\NjBUFFER IMPACT ;t", ; ,, ; ';• .,, :_� Il \\\%\ ■\. ACRES BUFFER MITIGATION Il . 1,505.08 SF = .0345 ACf�FS / ///g. -y1 , ;' V74.94 .>, XISTIIVG TOE - lI : � Approved _; I5' , ::, n _ 1. Clean Water Servic•s f 7 /// I eo , p :: ,� (^ : By�W`� Date, z s • �!y/. �s�: I r S I- .I`,��i •,( 6s //��: ^I LINE;;` i="-- � .•.. ;iI/ i I/4 . 1 • !" l','0 rii /,' 14:x' 1/ > EXISTING WEJyAND Ii 179, ( i./� � r..•�i.:,,♦ _ _ ;';' V �#, ,��• ,�j 1 +� BUFFER IOFACr, 1. I,. • •r 1 tr';:r:, �� `,* ; . A� -Ki•- , '90.33 5F _77-' CZ--- .?ii.'4, lAra#-:- "t0A.:.5,A*.NilliWrira's... ...111.- �' :; 40.4,∎�•-:,' :. =rl`. `-� `�6i ''! 1 YEAR PRIVATEV �' - tk}pd .— -- WA LL ;;..� ��,--' r�C'IVS =,a,, FL OD—PL I ..4,, • _ 1 ► I,; Fle-Z ....., / - .„.,:;.' ..../. • .. ... i, . ______. „,._ 9 % • 1 ..:,,..,:::.„,:,.. API-IIC SCALE�- ri ._-._ • , .;..Y TIER f� R /� g. ( IN FEET ) e N IER 2 BUFFER AN ALYSIS Y itch = 20 pt SCALE 1"=20' 1-111 i Le R. KURAHASHI • 11i® BARROWS ROAD ae as90eanaEs. nvQ _. CITY OF TIGARD, WASHINGTON COUNTY, OREGON c L1�1 6O,nnecnog � tlatn Rwwsvva � `- L ar 4teottw • Phurni z DALE RICHARDS — WINDWOOD HOMES • C° ceMt•.nmenld• Yvrveying ,�, 15-460 RW'J�,. street.-3d1L aoo--------- .1 26 5 5 SW DAKOTA _S.TREET,__TIGARD. OR 97<.23. . . -. .- _.. _ Beaverton.Oregon MOB March 22, 2005 (503)011-6044 ter. (569)844 OM 03/23/05 13:10 FAX 503681360 CLEAN .WATER SERVICE. l 004 03/23/2005 WED 12:26 FAX 503 6�4 9731 EIJRAAHASHI & ASSOCIATES [71004/006 •�" 04.-.)<-000 5.. Willow ! .w 9„ Willo% Approved Clean Water S Ni e ! EXISTING TOE of 5, Wi ow 12" wino so ion S SLOPE By 1.. Date z 0 , " ; (2) 6 willows 5 i L 4-40A w.sv 6" Willow I (3) 5" Willows LOCK BLACK - ' PROPERTY WALL / i LINE /" Maple 5 WilloN ' t i "' 100 YEAR / /104" Willow f. ';. 4 l' " FLOODP}� AI'N j . ,. . t� 1•I" Maple ELEV.=1 x//6.8 :44,...". , .4,. 9" Willow G" Maple 111 : ♦ . WEr�AN p 7,. Mople� • ,-; /r/ CCL-8 -/ lc .,,,,/,-...4‘,40,Q :` �.:.� fog • i" .,.•, 1 . v ... ..,,,,,,. • r „,,,.- -,,, ,, ,A,„ e I. • nr.. N, 11. q f *." r� .;9 • Oak % /' F � a 15 Fir 0 X14 ; ., f 4 '13" Fir ,t 'W I � ,5 ,1•.,�;<;. - - -�^ ''' `� �`t !' J a' " ; ''- �4- crs7r . it PROPERTY [� "4i (-+- -� �~ i_ �� R LINE .;,:. s. [I- :: ,•• ,„••• _ . / t' ; - GRAPHIC SCALE 40 - ••� 2. - . 0 10 20 r4 .. ' / ,:z. , , - PLANTING "PLAN ( inch. FEET ET ) ft. SCALE 1"=20' . . C - roam BARROWS ROAD a KURAHASHI ` - --- --- — - -- ^ - `.d .9c ASSOCIATES. EN'C. Ci•9 Eryln/arm •Vales.Reacurcea CITY OF TIGARD,WASIWWGTON COUNTY. OREGON 1nadAeapc Arch,l>clare • P)enn,OS DALE RICHARDS- WINDWOOD HOMES ne virnnmental• Sn+q,nq 1S5S SW DAKOTA STREET.TIGARD OR J7, . 158110 5, '31.-- t 9.,1-1. `QO _ _c� _ _ _.__-._ . . . _. . ._ - . (oa)rlau,-9rtGow-97008.-"'..."- " `"6'd"ail 2,,-2005- (rA0)fidd G9d2 text 1503)84-9Y11 11 03/23/05 13:11 FAX 503681360 CLEAN WATER SERVIC. 005 03/23/2005 WED 12:26 FAX 503 4 (.0 9731 HURAHASHI & ASSOCIATES 05/006 PLANT SCHEDULE :00-k— an Water Se i es� ' IZONE NAME QTY. FORM 430 w 1: - --- a � ZONE I Salix scouleriana 12 - I Gal 4-5' cluster. 5'(_ 4, '• S�5-- I 45' sl Scouler Willow -4,47.-47.w Gornus stol nifera 12 1 Gal ❖:❖:•:•�; Q 4-cluster • ■'•••••�'•...% Red-osier Dogwood I ,•:•••❖•:••+• ..!..,,.! C9eum macrophyllum 24 Bare Root 24" o_c, spacing, Largeleaf ovens Plant in naturalized drifts• Blechnum spicant 24 Bare Root 24" o.c. spacing, IDeer Fern Place in naturalized drifts• ZONE 2 5alix scouleriana 22 I Gal 4-5' cluster 883 sF 5couler l�llow ► ��e:•� n? 44 Bare Root 1�•�•�•� Geum macrophullu 24" o.c, spacing, �' ■w•w•wir Largeleaf Avens p g' ► Plant in naturalized drifts .!4.!.!4 Pseudotsuga macrocarpc, 10 2 Gal 10' single Douglas Fir [lGouftheria shallon 44 Bare Root 24" o.c. spacing, • Salad Plant in naturalized drifts ii Cornus stolonifera 22 I Gal 4-cluster Red-osier Dogwood IZONE 3 Geum macrophyllum 5 Bare Root 24" o.c. spacing C (RIPRAP) Largeleof Avenue A" 90 sf Gaultheria shgllon 5 Bare Root ,� � :;�i 24" o.c. spacing mxt e Salad 4 � ∎Wtt :O.0= . C' IZONE 4 Pseudotsuga marcrocarpo 14 2 Gal 10'-0" single . 1404 sf Douglas Fir • Fie _ + + Polyptchum munitum 70 2 Gal 4-5' cluster -4. + + + El + Sword Fern • + I. + Gaultheria shallon 70 Bare Root = � � n 24" o.c. spacing Sala! L(""'= Tellima grandiflora 70 Bare Root 24" o.c. spacing [ _. Fringecup• BARROWS RO AD L � AssocaATA, n M.Qnl uoµµnecruut. Wator Rom:room oCC T/GApD.WASHINGTON COUNTY. OREGON EVqN m.tndcye Arcdltecture - Planning DALE RICHAFDS a WISE/WOOD HOMES mrv3 v un 2 ,isAS r ve9yainig trnAO iaW0ay S[re(l, llG at4 e-m2a 12655 SW DAKOTA S TIGARD, OR 57223 A _ Preliminary Storm Water Report 1 • • • • • • • _ _ _ _ _ _ _ _ _ _ _ _ _ _ • _ _ _ _ • • I I Storm Water Report Barrows Road Estates PD [I (1 Prepared For I Dale Richards (1 12655 SW Dakota St, l Tigard, Or. 97223 Ph (503) 625-6526 CI [I [I �1 4/7/05 [1 Kurahashi and Associates 15580 SW Jay St.Suite 200 Beaverton,OR 97006 CI Ell ._______ _. _ �1 �. • • ' BARROWS ROAD ESTATES PD STORM WATER REPORT • TABLE OF CONTENTS INTRODUCTION ' CONTRIBUTING AREAS SITE HYDROLOGY EXISTING FLOWS PROPOSED FLOWS DETENTION SYSTEM f' WATER QUALITY TREATMENT TABLE 1 Appendix A - Site Maps and Drainage Map Drainage Map Site Plan Utility Plan Grading Plan Landscape Plan (' Appendix B - Flow calculations Hydrograph Return Period Recap—Existing&Proposed Hydrograph Summary—Existing&Proposed l' Hydrograph Report—Existing.&Proposed L Appendix C - Stage Storage, Discharge Tables, and Detention Calculations Reservoir Report rr Appendix D -Water Quality Calculations Appendix E—Soils Data [1 Cl f_' fl • • f, Barrows Road Stormwater Report (' 4/1/05 ( Introduction The Barrows Road project intends to construct a 22 lot residential subdivision at the intersection of Barrows Road and SW Scholls Ferry Road in Tigard. The site contains 1 tax lot(1 S 133CA TL 1100). Historically site contained a residential house. The new addition involves adding 1.36- iacres of buildings,parking,private streets, landscaping and other improvements. This report covers the required detention and Water Quality for the site., r' Contributing Areas 1. The portion of the system being analyzed contains 1.44 acres and contains residential development. The area drains into the ditch fronting on the property on the east side of the road as well as an area that is draining to the east. r Attached is a map of the contributing basin(Drainage Map). , The site drainage including areas originally draining to the east is in the Summer Creek Basin. • The overall project may contain upstream areas that include a small area undetained that drains I to the future storm line in Barrows Road. This will be assessed during the final design report. Site Hydrology C, Table 1 summarizes the hydrology and hydraulic calculations for the site. The proposed system constructs storm drainage systems in the site and in the public right-of-way and directs them to a detention manhole which then runs the water through a water quality storm water management ffilter. [.I Existing Flows Based upon a composite CN of 79. The existing site runoff flows were calculated for the 2, 5, 10, [11 25, and 100-year stormwater events. The time of concentration was estimated using the LAG method. A Type 1A-rainfall distribution was applied with City of Tigard standard rainfall amounts. Appendix B contains the data and SBUH printouts for the analysis. Table 1 [I summarizes the predevelopment site flows. (Note: Hydroflow by Intellisolve was the software package used to determine flows and make detention calculations.) L1Proposed Flows Based on a composite CN of 94 the proposed flows were calculated and routed through a ('I reservoir structure designed to maintain the existing flow rates draining to the existing wetlands L along Summer Creek.The Appendix B contains the data and SBUH printouts for the Analysis. Table 1 summarizes the post-development site flows. (Note: Hydroflow by Intellisolve was the software package used to determine flows and make detention calculations.) [I • • IIDetention System 1 The Detention System has been calculated to be a large pipe buried behind the building next to i the right-of-way with a multiple orifice structure in a downstream Detention Control Manhole. The system has been designed to detain to existing flows that are shown as drainage Area A,B&C and our Drainage Map.This manhole receives storm water from the public street also. The water then runs through the treatment stormwater filter manhole and into the wetlands. Water Quality Treatment l Water Quality Treatment uses a 3 cartridge filter for treating 41,886 SF of impervious area from public and private areas. [I [i f-1 1 LI [ I • LI LI LI LI LI _ _ L1 • OM UM MI OM I MI r all 1111. alli - MS I - I ,I it .ice r Table 1 Barrows Road Summary of Storm Drainage Criteria 4/7/2005 Pre Development Data Post Development data Soil Type Cornelius Group C Cornelius Group C Total Area (ac) 1.44 1.57 Impervious Area (ac) ' 0.00 1.047 Pervious area (ac) 1.44 0.523 CN-pervious 79 86 CN-Impervious 98 98 CN-Composite 79 94 To (min) 7.8 4.4 Predevelopment Post development Reservoir Flows (cfs) Flows (cfs) * Release Rate (cfs) Rainfall (inches) 2 year 0.22 0.76 0.19 2.5 5 year 0.37 1 0.32 5 10 Year 0.47 1.13 0.42 3.45 25 Year 0.6 1.3 0.58 3.9 50 year na na na na 100 year na na na na • I. • • I Appendix A — Site Maps and Drainage Map Drainage Map Site Plan Utility Plan Grading Plan Landscape Plan I I I l LI [I cal --(1--*i 1..0 19-11)... WI EC■ caw 7-CNN cab C-.1 17.4. 7711 r----11.. Lir'. -IMM. LIM. - iv;vcit.iproj\c419\uvvL,\14L -ui-cANIA(It.dwg, U4/U//1UU5 11:15:14 1-,M,joleen, Kurahashi &Associates, Inc. / / • '- ‘? • • -. • • ../%. -, . . / . * .•, . of/ / 1.- .... / 4... . .................. ...._.......... / 1 r .... .... . ., . ,. / i °move 30VINO ONLIS133 '''' y i • • / --._._-__-- __ ' . P ,..' 1 ,/ ,'''4 , / / 9. __........._._-.-._..- ■ . i.... - - - - \ v j .0. ,i'• u) ............. Jam,s,.. .... sop. c 18 ONIISIX3 I ,..5,.4,,,,,* '4.1)S 4 I .. opa3 .904 , 1, 3 v, . 1 • -------- / ..t . ..t. 7 ..,„ . -----""......, -. • ) .. / / / ..,.... (-I , \ °!....61. Jopoo sitk / l \ .u,,.."0 ,, . ..• „ •• • . .. ,,...° ., v i / \ g‘ • /' ..._ ..._ _ .4_ 2Itt . us0v0J0 6 / / / ( \ \-113 .„9' .. 1.'.' 1 101)03 C \A (.....) ., 13A V VD ON12:1 • / /? ''..,,z,,,/ / / • :49 .''' +: ; 11,;, ....que.3.01, ,.. .; .4,....„ ,./ .114 "°C;f4 JLI .0t..„ / •''' /7./3 ;Li II .. tr.-\ ,' i ,, ...„ -3,34 i \ v , *, ii ...,.•„A , / \ I ,, , 4,,,giv,,,,,. iv . *.l.' •- .. '14 ..(3c . / .. ,' 11 `9 . ,•'...r. i //if'. •;,'• .,, s.,, .,, \/,, V JI6 „01,,,,, 1 L 7.■tom tk.,.., ,c)..,.... \ . .4. / J,...1 „o I .1* Ju „zo., ,.... ,,' i?<5? I _, ‘. . . • $ M '34/...1„. i .. V3uY ONIved ,L.1 .9C 1,74' \ \ \ e t.0 . ( ( L'IYHUSV ONUSIX3 ^ ./ • * .',.../ I * •„,.//,,.: . I , . i ) K \ I Clil .1 . \ • I • J!! .9C. ' •'/.0 . I/ ' ., • /* \k1 I .,,_ / . I \ wad L .._ '. ..• . / 0 ,'• s'S / • \ .. ,:'1' / • ' I cl alaafra.5./.,:4.,.....e. 0 '", \. • / ' J!3 :91 1 r• \ . '.?i. / . / .4 \„ . of //I . / ..., ..., ju , 'IV ;Eva?, ./ \ • ,- ) e I v loop/A St- ' / • / ..; • , •ti '''. ). . ) I e•:-.) ( \ ..f '...... AlICH 9.1:Ati......,, .A • --, asnoH NUSIX3 \ . i .15. ' P-.. \ If. t / I e 7 A‘ .. IND .ir„.„, \ ..-.. .,... \ i'v , , , .• / /5' /03.45:.4 \ ,..../ .cf' . , * I I 7 \ 1... 1 " . ) I 1 • I f..-..g.,;:!... 1 ..::"C.......?s••14 No.116 RI.., ' 1 • .4 . / I i , 1 .0.3 ,/ - - ---- I' 1 I A. i , , ( / °3''s 1603 Alt W ,ddy .9 •?•.,, "*)\ N. ir0 aidory ::P93 ".41•1.'•4/1"-°//.19///i '; / • , , , . • 1 I ..,...,;,,,,.....l6P90 „all gil \ NN., ado ry .s 9/0/7,, . • ---, , • • / \ e Jop40.,..t . I.4T \ \ V /) 4%9: ! 40.,..''! , , . ( • ,.f„-,_, •9r • \ C J0P93 "4 add a .gi --- '71.uilri• \ /.. . \ „ \ '... \ " .., ---- , I , r.., ' ,:,1 '.' ., ;''''iq Y •••313 .\ • Ji'...,o.k., , ..„ .09331. 'AP',Ma 1 . r C . \.. \ „....) .01 A.Lary43 .9t • . ss. ,• • ,,,, . ..*vam0i.v:,..•.•41.va.a I., ' .'/ V s'-;dvd.t na.:4F,;:$1_,;,„7 • ■ '.. \ Itti ,C1 .:,.... 40,19 .6 ,•' / .P/,''.,, ' • . • i, ,• . \ , .14 .s.-'•:' ' "•('..) e-, \ .s...... . \ N, ..,, .,z,. Md .9 4--..... _-,e ., 9//,(' • ,, 2:,,,ib .• ,. z --,, 7Z// /s. -- „, \ 'N \ '.. , • \ ) \ ' \ .,. - . .‘,. ---6,::'". -:A• "47 „-- ---. . \ I N•te,..;.*: \ \-- - SU3oaiatory._„9c6-yr 3.":1 •. / vy.,....„ • \ / . ..4• 's. is/ . '..C).. ' ''.''''' /7-//,-/,..:.. ..,041.oH .zi/ 7' .0)• .''' co„„ ---0(:) . \ ...,,,: ......_ _. •••,. \ .1%) . . .,9 //' .4,16)\ - •-;;Ik.,:: 4,444 • .„, ,,, ---/- //. 'e .: , Access S's ...... ..,.... ...._ ' ,.. . / • \ " -C/3-:' '. \ --1 I .."` ,.....,_ . • • \ , - sa _ . . , //! . / / ., . older/ ,0,1 ,4-/ N• . . tC....i......:.. .7. . 1 -,,,.. ....... .......Z.>: ........ ...... .„. ,.., ... . •. • I '.. I ......\ •■* •-• •-■ \ /0." ,14 2/ 1'`• . ./".. \ ../ .....-. .---.. ..-•-.............. 41/ '''. • \ "..., ........ -- •••••••• .4..... ,....... ...... ....... / ,/ -'. ,._ ./ 1"-V 0/ '/. ,...... . .......... / „ ..., • ••. ... ...• ',.. 9"(X" /. . .. . . .... . . ..... ..... ....... .....-- ..... -..s. •..,. • ••-•■ ''''' .."'"" '163( C (') ' ..t. / . Il • ..." \ _.? ..‘;' ,,' ,_ __ ,,, -- --- --- ....'" --- .....0,. -6 ---- ..-.. _ _._ _- -- • f' • --, , ., ,.. ---"' \ ,... 7-..... 0 __. _ . ,,„ , \ Itt \ ./ 1 (:)./ / ' „, ......„-- - -- -- •-•- • .21.0__.._ 2e-N /... _sit-.. •,,,, 1 -- 44,.....- -I:f./ - -1 . ,„ ..- - .. / ,.., -,..,. 44,., .14.5■ •f •,... .. "' S' ..... -- "r ....-- -4001.6 rY44111.'Z ,(07.1 ).9:/ 1 .- - - • , • .... _ ...... ...... _ , --..,,, 074,-.7x, • eh. ) . . () , • __ __., ._... ........ ,, .• / ( , •.... ....... _IL ...,..,...-11r•-..........)., 00 4.; • .- ,.• .. el/ /i 1// .„'11..' '..:5-1-"".....,.. "4 01,33r1 ...) q1../W".:6./' ...... i/14. ,„ „' . •I . .i.:00i L I n .g:. .,' . .‘.... t tops .v.,..o,m t• . C) ;/, /' • ..4 I %.g.' rl ,').° / • /1 /. .,..„, .., \ • • , • -."• :...vii/.4 A ,• \s„ \ , J .,„ ,, /// / r , ,, ,,,,,.. ..c,..;,,i.1 , , .. , . . I - /. 1 g g t!.i ott RIZ 0 s3.-. ... , 11 . 0,,,,, ..: / 71 5 ,,. / /,, ,, , , „ ' iik (,,S; , kV:Igo. „9/. ; EYE/ . . /1/ ••/ , . • IS I 1 1 ) 11 Z .,0 - /,/ /.! - - • - I '' '.' "e( /Tap ;//, /,,4., ,/ „r• / g 8 ,./).•c-,:i5-- ,,v,,, /,/,e' ,,' / o A • 2 2 is' ' „,;•••••-fy?4, ' // •..C2 .:" ,• Zi . P . 4 g g la ° g g 4 g g g 4 41 r.53 r.CI ,. „ cop FAFIY, Z 'A ,itiGiA ,IFseAM2 I ./ 7// ','/ .' „ „ § 2 . . , j■ / ...7// ':',/ P igiiARr . i A . ' 6 I 2 • A m gi /4'./. .4.1.•./.L v /.313 rib / t.3. ,5 ''• II',0(III3i Y3 1+011.1•Nai IL, ;12V . 0aAGG 1 I ; -/avai atdor■,Jratti...? • z 2 m A A 2 2 , • , , P R . . , .7 4/ i .. •. • • . 0, 01 Vi 1/T . q q . ./ , ..)..c.t. 1 tO to . ' . '' ..t, ^ /.30 Yilu • ‘""3.1.3-uvA iuvouyi•tuve.II,3 I • ^ . .' . 5-- •.% • • .. . gri IFE 1 ig Ifi BARROWS ROAD ESTATES PD -Cc 15 1 2,*; ll 8Z e 14 •1 . 2> r 5 fe . 1,1. =AI a c, . g§ z hi CITY OF TIGARD, WASHINGTON COUNTY, OREGON ,k. 13 1 'I- fl ggP- 4. > PR G) r • P 4' -I' \ 441 ,' I -m DALE RICHARDS - WINDWOOD HOMES ..- `41, 0\c' S ry i z= 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 ' ..- • r---, C ( C� III L . t_. E E E r---� �_ i ;.- --� -� -- , --� --�_Imo so GARAGE FOR MULTIFAMILY TYPE APARTMENTSS ' \,„ ;A(114rt,,,,s-z- , ,,. ' ' . : `•M l ':�j ` '� ��/ r / // ',` 4 ,*j� ,iu�; a °,'.�"� _ �� r s, ; a tr ..4. � d r , , , :A ,�1q �'; t�% , \ ` / 4121, .• I s I ��l- ti \\'r &\ I`'� ' /` , `\ ta I J, ■ Ili '1'.,,,,,!.....4 (4 A tu„� ` :Ap : ) 1 i,••�•'ti.. :� 1 V �1�1'�� •a� ,7$tt 1 ��d` ,1,,,r� f,� /(�'`� �ID' j ?tI v/ ''''41,04 0, A' At / ..‘:'-‘ '` )v-,st,.,• '4.' ` :.,., \/ r 0 'e / •i ,O, ''s'/,-,...:-- — : , ) _...AP ,OV / /.‘I /1 .1 4/ ��, :tl `/ / ../ y 7 ��,+Apry ,y uJ°! / 5: 4044%*'''e:/. . I . !!,,,,,,,,i,,,,,,..iy ,-,...,...,41p .A,- -; .,,. / i I I s'''.-- ■ Ve , (° ' -,...--('!, ', t■W .co/ W I 410*l ", 1�,1 !: . *4r ' N, AV ^IP:' ,,/..:.;' ' -_ "_;-4/ :9/..-.' /1� \ ■iA/.0:'r ,, lik�✓I ,p ø / • ff/ ;• M ,''r ''* , 4,, \ /.c. -, -e,/ ,, .!k% 4 44, N, C 1 , ://, g ( , i ill1. - A 4:1.4i .\4 i * i ',NA\ / , e" g i a .'-' i ' 1 ' '''' / 4,c■Pl///,''' / / ,/,,* „ '.'4 .1 / .". Y z 6m ab, 4V,,t, A z C 7p p 1 li/ p `,' dPoQ s s a N P m 4 fit r r t o kg S� i i' d t&i 4 �c 11IIII my $s a o 1 a 0 ."*•T I im < m m (I. r. 3 /I i i 1 ' r I ' " Y ' In d; "� gad s li o�� BARROWS ROAD ESTATES PD se' A ;` 4111 0 � '►� CITY OF TIGARD, WASHINGTON. COUNTY, OREGON : g \.8 4 o r F • (l) DALE RICHARDS — WINDWOOD HOMES Zc .q. 5�" $ S $ IN g E z 12655 SW NORTH DAKOTA ST. TIGARD, OR 9.7223 v� .4%.40‘ 3 8 8 Ai �� S S_ 8 ,c, s 1 , •VV' _ •° .1,14.•1, ii C ' ;.'I • I a1,�tl!�I • • GARAGE FOR MULTIFAMILY TYPE APARTMENTSS / 1 P� g°°' S a „} .p,, ��I�� i _• .Ol Lam- .. ..��` 'rte X".co A.., . . 0 . z rr44 , 1 �/ -4 '" �' tis o g ',, . .. A 4 44:5" .....,4 .4*/ _ ,' /74U0' , '•4\‘*' 0.7 te1*/ / /4's . . , • ,j•-•i':) ,:tr.i, DI • 1 ,.;T — oz...t 4 44.A, , b;•9 4,r !y, ► , �� a . , /,r N A r: ' ( , S ��` `a�q *„,,�`\`► / �� lsso ,v ,,,,. . '''''cb• 4.' ip 0:4 ' tit /i / ,• ,•, • : 1:..#1 i.::-.•• ,,,..,.-. ,, • A 44' A) 414/ 4. / !At■it$v • il:l,' ' •/ y � / • ,.„11 • . ., — ASP • ■ 14,0 V \V / 41111*/ . • ., ,, . . A '• • Itt.kilitt li ,, ..?” • cbs' Cb ).AO /1 '441111.7 ., 4 74 0 jy / N acT 11, / �H O ° lI " X00. g 03 4,41 o g: 1 .99°I ' s '' / • •,o`(a 4.Q4... �, ` o oo. ' co�O 1' ..� o° ..• ..:I..1 . %. 40$4 4/ c. l AO It:. :!. .1'!;,.. .:sr::4.4V,;..:: 1,...,03„ .: 1.:4 : ,/if4r1tt 4-!.P.? . Oiv .../ Q.7. . / .:j;.,,,,....,...:.• ' g i �,/�s"14.it, /\. 4 .`► `O • / M AQ0 s • ,. i.1,,.! 4., . . , ,I. A" __iv 4,... , , , . . : -v,;...: • , ,•,i....A 1011:: 4, ''\/ if'° ' r '.I. \ . i• ,,O i. • • ; : 1:,::•' : • alg % • 1 ■ -.4 1 1. P ,, �' ,..\..,i. 4 /A ,b�,v N� • i7i O • 1.1,`iii':,•• 11.1•'@: „:w l•.• I \ \ N / z ..' ilk-,! i .:.;;;',1,i'.. . .:.;ftik 1 • Q. „G,INA ' / A . *-0 co . • • i Cn0 ,�4 � n I M D/ .. � C / Sm! ' ., I} • S , O II' �I'. '1�i'(•,YI,. • O 4 —1 / F2 • • , : , . 1 . .....‘..- 73-0/ T.g (J // ?•r 7-.) 410 ap O v'• N i O / rI jh rY7•7r▪ miT•:-a•r,,, . -r-I .gI n • 1'..;1,4® .•'Q7 • ■,f;,. rn Z• a I • !r1'! / 6)I:i:. • '' / • • • • ,I.. . X r Irg I 1 41: N •II;1 II, '' ' '• � „ mar BARROWS ROAD ESTATES PD E�/sr • CT,. 0 iQQ�1, .,LT.;. , i N '°� CITY OF TIGARD, WASHINGTON COUNTY, OREGON °° N • . ...„ 12655 SW NORTH — WINDWOOD HOMES R, $ -a DAKOTA ST. TIGA \�5 . H RD, OR 97223 �l q 8 I'.90,8 • • • 1 w. a • a : • • lb 1 ' •ss. • s II •1 III' VP "i - - • •• 1 ' .. IMO SIMI lie MN OM I= 1.11. . • '''■P,!'. l'''S1;'.. . •;•q•: / . . . . . • ,„,... • l•::::. l' :i■1'!''.... / .,„ • / /1 • / ::T,,!: / iii iTIE . 4, Fa' ill , / :1 / : • / ian 't - • . . ' oy . . / . , / / V.L UMW .;.,'; ' . I ,___ _ _.• lt'' )''..".."'"'"A"--•-■■••-■r-,■---,_,, g9.1ZZ /'• / PC‘P / *0//-P 45 I ...: .{:>_3,... ______ .__ __ __ _ __. 5----)2_PAN .....iwar -.......r .........,_,A,... ‘'" - I> • -- ' -0-- . . _e. ..), __,....6.,.._............„,.. . 44r qv 0* . S' abtoyf - - _2- - , /4/ . . / V • 0 4 • ii,, / . • / • I • f:/'() i •29/ / -k./...,„? ^L. ..._ .____.4._. _ • 1- •4 14/./, , Atippt w ..) e 4'• / ,. / 4t4/ / / ■AV ■ 44)/ . • • I •1%*'t N P. / / ,It 1 cb Vt,t* .,. . 0..4 . .. o.- I • t . t/ / 4* 0 V 87 / 4? / 1 4v ccii ,Awy, 4 • „:,,,,,,„ . , .,., .., ,,....,:: ,:'.. • '• . •• I.4v ■ - rw ■ii,A„ol*/ ./ . awe ,41rt # // e / • • • . • ..':11''... • k ' 4 OttVi/ . ' r*N4 )4 It //'9 / / +. •• . , -.. " '',',' . . ,. •,...0, \\O /lf, / • "'AN , .0 8 ///2 : .,,.,.,, .,. A 4/ '4' , ; i . ' / )2°.... ID . . -00 '. .: • I .1 li 1:.0-rj 4‘464it* //7* /Patre't CD rill'71.41 'P/ e • . . .. ...•., . •..; !:,.••. . . -11=1 #4,,,gr A.!oy P Vottt f .1 9 / / ., .. : -.1 Ii.A 0 , • . 51 •••• , 2` '. kV% to. 9/ / / , . . . . • . ' r .. 1 1 , ,A A tr / / Aq . • . . .,.. • .• • 1 . :of . a , cb -P / 4/ • „. . . I, . t • cl; * . . i.- • • .• 44.":„ . • . . ,,„,, ,4,..4, . 0..it 7 i ,, • I /A .0 0 • 0 c., s I # A ,.., , ,,,,, , .Let-7013.N31VM.30 d01 .ZO'13131.••'A313 NW' • . , V V "dnitilregali4 . . . . . . •. . • .,... . , • , . A, / *At -IS 4e-) " / ,„ t . t co• v ,; A ,,,. e / \ • . • .,..! // 0 • , , : 1 • /Ao A0104 f// 0 4)::C i ,. N• . . • 4. ci ■•A i. / ,./, c' . . . • m . r.•' *1/ -41■41` V i- /./..,.. / .40 / .4- . . . . ,... 2!. . ".7.:c• . /A›, - tt4t 4 , -V N p.A. .,t,,,9 0,• 0 4 K . • . ' ',;:ki■i:it i; • M e*:.•*'.. ' ".17/ . 40 V 1 )9 //7 / l' m ' @ • t1. 44 / / ,. ."'. ,.,:'. . • 1 /4 / 4000■0'4■ k .. /, .9 / 4, •,,, gipR ;PT . .,!.1 :-.„ •• t. c., -. • --4 ,,, : ; ,..i,i .'''! • ° . . . ,.. u )( 4' pi 1•••) •A•. ., .08113■3N ino 31 :,. • ! ::ijiiii'll .., • . . I el/ 4 pi A tif ' // / / // • .0131al.MN•Ai NI 31 ,S6'5111..'A313 MIN . ..„.. 31OHNVY1 ANV/INYS ONILSIX3 . •'• ' •110 AO? V 4V // 6,4 , 4f.' ' . ' OP ps1 • i '00 IN 11 VA e . 49 / / // Iii. ..._. 0. N, , A , /, 4) ee k, 38 • L.@ • • ' ... ' . 1■ • 0 , " / -. . . • . •li Irv' 2 '.9° •'' '• 00 # 7/ • i'n' • . . • f 4 V i / / -29 13 / / / ; e... )43, . . , 42 • . ,.„.::.p .6 . , ' ''‘ ° I /// i'/ . . IN. / /./ • . .%4 • i N ' .5‘14/ • . / • • ' .:k1:.;Ri . , 0 . • / / c' / • • . ': ' ' ..,;:' .8$ ' • •)::.,.,i.: , M'N 4'4, f■ / 1 • I . : •.::N18 • . ;;I'll' I 10P2 7 ') / •. 0 . .: :..i.:H.- :':4it.• .1 - 404 4o' / . 4 / -/ / / / / • ...1.. .1_s_,Iii.:•;;;:i ,fe , // . . ; ;ir;r:I!,,:,•;;.!,.0 ;.,, I 1 , ,•?;t4; - / . . • • . . .•1 ' /•-••:..'7 s4 - / 7 . . • ..•:,,, . . :.;..m;.„..., 0 • 4•.,; ) ; 1 / • ...• :.::: ••::.1.1:,t•-. t.1),:16.-i.- -iir'------: . <I/ ''..:''''' / '...•• :4.`... 4.. 2',.,I •.;.!: • • . i , • // t' '.'•• '.•;1 V..... '■ •. ':'"J".C:Y. °I,!1;""::11;1'. .. . . I • 03 / • '.1%11 ■ •1';,el'i:.1... •';..".., • 0 / M 190 . : : . ‘:"'!: qb,VIII^:'■..f/ / 8E@ . . , ., c., / V lj", • . • I / . . . • .• . // Fir7i .,. . . .., '.'•• i / • : 8 2 W E . . . ,11.. '4. . . . ,71f7 ••i*1,;:r.,IrlfM,,V.ill!TIITZ •rt,,••• . _. . . -: ,,,. •, .t.I•yi, . •• •-kcw.z. ,•. .•;•:-• •.!:, , • : 7 i / • .. " 0, 7 a .. . ':.1h ;' 40 !••/ • •; ;63fb / / 4 . • . .; ..leir / / . • : ,.;:.•.,. :::i:;,..,. 0 ..: i . ,...,. . 0 / . *. I, o !':' /44.• // . •,Pt"; .:..?I.$;', ;.■ . 1 "L'' / • . . • . . ' 1. '0 t!.:' .'• -') ....: . / ."."1-'A,N231:1VVZ .,.;,, ..,.q•cti:.iv''' /' ..:': "ViMorovailaj : :. f.io.,., •/ , " • :..1,'Y.,'•;/ , , s, / • • • / • .,s,4,.., • `" / • ' '.I':' • / . , • . ,Z0'013...00/N1 31 ' \I •' :.;:i:t.'.1 31OHNV '‘.■..,. 131,'LLL..'A313 NIN i N ANVI1NVS ONLI.S1X3 • . • . . .'::..• i.ili,.11j.",.. i . ■ ' flif ''. ■ ,4.!V; II; .12::R. .ig , , . . I ! • 1 BARROWS ROAD ESTATES • PD ,• . 4 _ mi pie Al ! Y 1 01 • , .III CITY OF TIGARD, WASHINGTON COUNTY, OREGON § k: z R/4 P:,, 'x' r IL :. . . .. t t t al: '' .. 1.:;!f i wro,I.,,Cn DALE RICHARDS - WINDWOOD HOMES II \■.., .00\47 4 ' • '• g I.g ' 12655 SW NORTHI DAKOTA ST. TIGARD, OR 97223 i ti .1 . , . . • • I!, ,. • • �. Oe. 1. ;/N' . 1 , N. lz, \ �aF,p PRpp�,n / 1 \` !J5�Ito•° o / ��.\ ' -\ \ 0•-.•PRIVATE MANOR BLOCK < </ I `�{ 4 - TYPE MALL AND room • for - ` `� e� { I 192. �\ - E1ES 1/30!1005 \\ , / 192.. s`..,�� \\1 �� , Q z 1../4 r I 192. 1915 III `\ \ li k I. t y t ►� 193.5 f II �/ ` !{ ,N j� Cr) - fn 19.-0 i� ii� { \ �+.. Z 0 A/ C ��=�►�j 193 0 / \ k t �i�-- _ '910 ,/ jw5 r -` `` L / { \•. R- �C th....** � Ir� � '�• \\ & \' Cl) OU' TOP OF CURB 191.84 �'��'�� 92.5 / I \\\ �j { , .. - E•. ✓ CUTTER 191.3. • �� '•YY - r.�., •} 191. i�'�:--. �ir't92 191sT"�`I� \� \ ' \ ^ 0 A rt { /��:r• \\ '9 N• H zai l l r�i 192.0 2 0 \ ` r•� TCrw 192 J0 f i ��I��"�� ,\ O�iJ�(1 ` 4 • �. Z. Ea• l \�191.5 �..•*. 1920 I �� \ \ "' h t O d M } '>. � , �� \ 1 ` \ o•-r PRIVATE MANOR BLOOK X d ., 9 i I . 4 �`� ��:'+` -�•+• \ O4 -TYPE 1rAU AND PENCE� ��Ar� ' sIII \ \ 0 dx CURB MALL { - ,` __ 0 "AV / Y \ A r.Q: TOw 192-33 �/�1 �•. / / y^. I ►' \ rn Qi0 BOW 191.33 { r = '� J9t.0 \r./ ��A � \ \ v` Q L a CONC PARKWG 191.83 ,e Jr 192.2/ y \ Z' d { ... .... 192.2 �. 1 ! i�► a1T 1 \ ENO OF WRB 0 '-4 C TOW 192.57. , •� ` AC�9.S 'i►- ` : - \- SEE OTHER PLANS '"' '�VI 192.3 �� / BOW 192.0 { \ :%��1 ~� AC 191.9 yiy 192 2 / / ` O A ' CONC PARKING 191.87 O Q I o 9.5 / ` •.0,i��- 192.2 1 7� mr \ I l �. t� { , -� �� \ 7■16 I! I. \,,� \ \ 100 YEAR ROOD PLAIN 1"4 0 m �� , \ cay.=176.8 f� �� Is I. J r ��. AC 19. 1 �`s• t�t.2 is• s l COt1fYtETE L' { A`-'_-�� 9 y `�� SW 191 -(1•'"\oe 19t.I 7 1 I �� ) `\ f i-1 >f� f/ �i�. /_ .i. 189.5 + =z � •\ ✓ { ism �► / / 7 1 \ p \.... ...... ....... ,c_ _C { - ,915 Q'Qa0 i !. ,69. w s�� / \ ._ \ • ....e... .....Lii f \j� \ _ �_ /�i PARK _ � _ - �L - �� { ` `+ , !+ S \\\\\ �� er rt 1� 19,.8 / _ / =i a/ ` 4 Y .\ \ -, .^ 'rte= t1I,=.. Ya• "tom V=.R'fr'`-..w°. �� ` •�� \\ \\\ �� _ x. = x j 191.6 / i 1903 r s BOW 186 x'1US I ! �`► / 1\ \` \\ KURAHASHI �. N. t j { t / 1 ( y ty p / \ \ \ Sc ,LSSOCTw,•ES. INC. '� -� ` - _ T SWI1899 ( 5 1 ' ! / ! L t j / f \` ��\\ Water TOW 191.0 / . COB oKbevrot n ` / BOW 1889 i \ { 1 \ I1.e.e1.. - Pluming j t _t - \\ t55 0 SW 1.T si.m+ Smite 200 L _ I \ \ 1\ / PRATE 187.2 f 1 �4. ` i / I { / 1 t I / \\\ m.roommty-Surveying \ _ OCK BLOCK RETAWTG � ' I 1 I I i / { { '� 1 I t i \ Bsoopsrae�2 tar 1:03(503)844-11711 Beaverton.Oregon I MALL(LN STREET AREA AtJp f t , LIV.. I / - - \ - i MANOR BLOCK RETAiOIf / I i 1 I I ` I I j ` \\_ = GRADING rAU(ea POOcET PARK AREA)-- / \ { / \ - - / I ) t { _ ` ., ...o .3 x, \\\ PLAN id_ I / - - - \ / // 1 I I '\ I \ 1 t ` / .roaitt wZ�r.2a-d 1 ` \ t 1 t \ stTRacY - - - _ �l / j i { { I t 1 ----- RNA 2.29. .. . ___ . . _ _. _. . .C _________ _______ .___ _ _ ._ . _ f g. 1 , __ \ . , . ono ram cm cum imp . imp -11. imp ciiii Islip rat ilie liras We acTil Ws [-Me [Me cam ,Dv Alrit inrrI\9474\rhAtg\?4,4-lancicrancl rlwg, (14/(17/7(10 19.14.54 PM inIPPnp,161rahachi Rt A&5rIcjatpc. Tnr I ' , . • ...........,....,... I . . . .-.. , -...„. , . . , . GARAGE FOR MULTIFAMILY TYPE APARTMENTSS .....,..„ . ..........„.....,. . . . / / ---....,, ' .„‘,. / , - . s'i,• .-' ‘‘,. - f9. -A•t. ,.412.(. •..,‘,44....,..,...„...., :..,1.:fg:,..,,. . ,. 4,,,-,,,,. m„ ift. 140 0 Oh 'q 4., ''0`'-, 1:.::,,z; ,...1—-••-1-11-1-11-11 - ' ::.,..1;! • ..-. , 'il . - / . ).!fit,' ,'",'•: • '. ,,,.1„ i „4;,:cii.t. .,*.,.....„:4147/Air .i.'''..!:.:.:4'q‘1., 11*.v. t •I• '4.;:i;::'.•A*4/ '.\\SP' . . — * /#"-: .e,' • ,.,, . :'.tt:• -, ..0 .4 / .!.,6.-',::t':,W' ,..:.- • 0 44 '4' N '.' ‘7' ',',/ At .t,ss.\\ :',.4:`,.'-V.:.......:::''',11,1.:1-•••• .4V \/ sk / / .0.4: -t,...—\1- .:4::•-•;7:••••• :•••,.. ,: .1.,,.. , .• .....4.-N . i ,,, , ‘%* . , . / '...4*, .0. -, , , \ \ ....:..,:,;,,r;%2 ...;,../....:. .-,...,. / 1 4t 4 ,• it n . 0 ...k.i \ , ' v.v..``'s.. ....,-:. . A ' **. c.....s. N)1 v+A ...,?... -,42 I. 4', /1.) \ 4 / 1 0, ,.....4 \ .,:.,...- i-....„....,.,, .. 4.,- ,:.„, V ' co • vAt, .- -.'..:Ft- -f!, , \ \ ,„ ,,,, .• , :L.. . . • I.,,,,,, : k co A :: 44sNi‘/ -) \ 0 ` t.i.!::: :. ■■ .. . ... ,:t...";/ ,r1/4 s 4$ , . . • ', ;.••-; ,•:".,,,!‘5!, t,,,, /,...) ...A /. • / ‘.: ,.." ,...„ . ,, „.. . d•4. ' 1116 0 W . .t ..A... . 1!.... .,......4 4 , ..\ 0 .. ,.... .,.,At : -, 0, At A -V . k / ,,,c, rtoo,......... / ) v 4. ...-.-..e.,,„.,-, 4 .. -.:,:y, /\)\-\'\ 0 ',,,--,..' ■44- ":.:/' '.'•::.,•,..,.13,::-....1: ,, 0 ., ( ..,.....t.,..n.:.:•:, '...••..t. .4 /.., ..:;•.. ,A,.ra.*:"....;•,..‘ -.,... • 0.1::.,:,;..A‘or 4.0,. . 1. $ ' ....$ " -.'4.e..'...... .....,tv 4, itii4,4 ci) v " ') A. ". A .2, /,..:... .,., ,, ., . , „,,, ,,,,,' A' r;; ,:-.`:44:;,-:.mr ,74.4,4:.r.,Y. 1,,,, 1 / „,, . ' ,,,,.. -z..,.:::,:9-----,77.--', .. . i ''‘ 0 4— \I i —:'''/.:....;' d-) / • . 1:i . ' 1 ,) , ' / ...., ......: • ...— .... . ,, ...:, ,..:, ' •,:- Q) 41 ..! ..":4s:l. ''' /i ,ff ' . , 1 i ,.4 1 p/ .," ..'',::!..i.:;. ---:„4* i •61,‘ ., „ 111- s.,. 4 (1\i , . ,‘„, . . ...;.N,; ,.),..\\*, , , . • ,",:-.:.A. ..:.., .. I I H i ,,., :: I ,e,e,..:Ytl • yr.' / , . , , I'' 0''. • ''; i '‘d ' towe .,..... 40 0,...:-".‘n ..::.....-•;,-- i • 1 c.'.4+2,t, °A),A. -T . , ,, , / ! q i '--- $. I''.:-Av it 04;0-9 ' :'-' 444.1A/1/1 ... , 1 • . '4.4 '' . , 4 ,•1::'-:.••• •.: -, . • 41. ,y, 1 1 Ak, 4t 4. , N ••N .,,9 . •,..,,, ..... , I I i I 114k .*Ii 4. {IN • f 41k ■ ,,ti. /, , ,; —4 / 1 'NJ ■- 4 1 'ti ,./ ';.• .''.-; __■ / ./ 1 .P • • i 41■"‘ 4' At '''' ' " , 4,, 4,.., •(k;7 ,4.7.,,'::4, V I_ Ilf,14.,'.fi ;410* -* N4 00 1., .„7:4 ,, t. A -A .4,, „,. ,; ,., _4 , . ,,r- , IF, ,97 , / ,...„-.. - i . i: iv. 4, N 0 i k o _ ;',-...1.. 44 e o, 1, ,,' , ,.. • e i • . „e.iP:•::::: . , ,•,:, / . I' - 0) • •;;' ,/.:e ,., , , / * $ / ' --. ,,/ - ' • 1 , / Jr 1 t"IZ • m // > F''',,1.1;... ,;--/ /. I i •-• t.-1 Fi `' I / . , 1.<,,V,,.1,.;;.;‘ / ,..7 ... . ;'- — — - - ' ei ..14`,/,.*.•f''''.j: 0 / , 0 r..-qr 'I',i' \ i..;•.,; 4, 1 1 / I „„, i. . . / . ,1 1 : ..: .< • . .,' / ./ prop 777. vsr wx, FT. — b z:•.-;, . • ® e AL ,:ys.' 11:r!, .:"...,„ g :.-. . • . • . • • ” . L 'it It N I 1r •:4,4,f, 40 r..::::, .,.., ,,7. il i / 1 .i. „,,, 1 Ti t • I' . •' 213 t q t 1>g 4 8 54 2 P §.! . . ., ' . 0. .i Cg PI g 1°_, ''''9,,, I. .J, 1..., p, i 1 I. u ill .c ! ig Pg 1°. 1 a * ? & 01 kl Li§ '..1"P i a .‘k 1 1 m F.' °4, 'el, 2 - • ; 4 .51 I ! 174 la 1 11 1114 m 1 %g It 1 g 9:I , •Lt 6 g 6" I d 4 L Li Xg4 :1 g to' ' I i Om 'n 5 - gy§ •re ' 7E ' - ', 0 x ,i t ar FO d _ x L f. 84 ‘ 1,.. 0 ., ts:,,,ra 41C.1 T 621 . PO lil IR. 1 a 41 • 5.7 *0 nib (II [ q 1m 1:h • 'I', q 2 .t. '7 ?U ci i X ii ''" ,tM it'` t i IA 0 • A 5 I', § & E • 2 6 k 1 e .o • . . :i..;tg ' • 111! [1E ; Z I i EP !II g w • ;= hi Eo 4111,1 ,-,L 0 1-42 ., rii ri; 'co , 1 Ill F., ' ii - . BARROWS ROAD ESTATES PD 19 ‘-ro,,,,,. 0 \ • e''Pr, CITY OF TIGARD, WASHINGTON COUNTY, OREGON : g t .1. 7,9,,,=g DALE RICHARDS — WINDWOOD HOMES 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 szi.. s4) a....-t ,/ o` 1 F F F 'Z' ; 1 til ti i'. ' ,-, t „t „„t • F kg U C, 0• it • . • 1 Appendix B Flow Calculations itHydrograph Return Period Recap — Existing & Proposed Hydrograph Summary— Existing & Proposed f 1 Hydrograph Report— Existing & Proposed II II LI II [i. [1 . [1 [1 LI L1 [I [I LI LI-__ • • pHydrograph Return Period Recap Page Hyd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph No. type Hyd(s) - description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 SBUH Runof' — — 0.22 — 0.37 0.47 0.60 — Pre-Barrows • • I . I � I � L L L L • LProj. file: Pre-Barrows Storm Drainage Report 4-02-05.gpw Run date: 04-07-2005_._ _ Hydraflow Hydrographs by Intelisolve P • IHydrograph Return Period Recap Pagel 0 Hyd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph No. type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr 1 1 SBUH Runoff— — 0.76 — 1.00 1.13 1.31 — — Post-Barrows 2 Reservoir 1 — 0.19 — 0.32 0.42 0.58 — — Reservoir I 1 0 II I Ill II LI Ii Lt LI . [11 LI ' Li .Proj. file: Post-Barrows Storm Drainage and Detention Report 4702-65.ig te: 04-07-2005 Hydraflow Hydrographs by Intelisolve • PHydrograph Summary Report Page 1 0 Hyd. Hydrograph Peak Time lime to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description I (origin) (cis) (min) (min) (cult) (ft) (cult) 1 SBUH Runoff 0.22 6 480 4,356 — — — Pre-Barrows I f__, i._, • l., t_, L L L C Proj. fiIe: Pre-Barrows_Storm Drain ti e ti4dl22( s.gpw ___._Run_date: 04-07-2005_ . —_ ._ ._ . . Hydraftow Hydrographs by intelisolve 0 • • • IHydrograph Summary Report Page1 0 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 4 1 SBUH Runoff 0.37 6 480 6,568 — — Pre-Barrows I Ii . II Ii , ii 1 LI li Ii , LI . LI [11 . LI LI IProj, file: Pre-Barrows Storm Drain tRe lr44:03( _gpw _...Run date: 04-07-2005 _ _. __ Hydraflow Hydrographs by Intelisolve II • • IHydrograph Summary Report Page1 0 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runof` 0.47 6 480 7,949 — — — Pre-Barrows I I 4 ii iI ii 1 i_, L, L L L _I _Proj. file: Pre-Barrows Storm Drain lhaRti 02tO pw . Run date: 04-07-2005 ___. _______ .._ _ 1 Hydraflow Hydrographs by Intelisolve • • IHydrograph Summary Report Page 1 0 Hyd. Hydrograph Peak lime lime to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 111 1 SBUH Runof` 0.60 6 480 9.800 — — — Pre-Barrows 4 . • . Ii • ( ii ii I ., 1 I f_ L L • L . L . L I .Proj. file: Pre-Barrows.Storm Draini tRe t4€022851.1gpw .. Run date: 04-0.7,200.5 L ___ Hydraflow Hydrographs by Intelisolve 0.1 • Hydrograph Summary Report Page1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph 0 No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.76 6 474 10.635 — Post-Barrows 2 Reservoir 0.19 6 594 10,635 1 103.28 2,293 Reservoir CI CI f LI • [i Proj. file: Post-Barrows Storm Drairfil tanffekkin2oyfif Report 4-02-05. te: 04-07-2005 Hydraflow Hydrographs by Intelisolve • • • IHydrograph Summary Report Page 1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph I No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) II1 SBUH Runof 1.00 6 474 13,921 — — — Post-Barrows 2 Reservoir 0.32 6 540 13,921 1 104.10 2,998 Reservoir ii Ii ii (_1 . II (I LI • • 1I •' LI Li • LProj. file: Post-Barrows Storm Drairiagtuanfhlaidtinfiqa Report 4_02=6 iggikate: 04-07-2005 _ . . Hydraflow Hydrographs by intelisolve • 1 • Hydrograph Summary Report Page1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph I No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 1.13 6 474 15,856 — Post-Barrows • 2 Reservoir 0.42 6 528 15,856 1 104.56 3,356 Reservoir 1 1 I it 1 I [_I LI LI LI LI LI ProLIj9sa1rows Storm Drairfagtvanlfteigtt#nffiOryReport 4-02-aitg ±te: 04:07-2005 Hydraftow Hydrographs by Intelisolve • • IHydrograph Summary Report Page 1 Hyd. Hydrograph Peak lime Time to Volume Inflow Maximum Maximum Hydrograph I No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) I1 SBUH Runoff 1.31 6 474 18,357 — Post-Barrows • ' 2 Reservoir 0.58 6 504 18,357 1 105.25 3,781 Reservoir I I 1, lU ii 1 I. L1 L1 L1 LI CI L'. Proj. file: Post-Barrows Storm DrairNgttaen ahttn85ryReport 44)2-04.10,te: 04-07-2005 ____._______ _ ._ Hydraflow Hydrographs by Intelisolve I • • Hydrograph Report Page 1 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Pre-Barrows Hydrograph type = SBUH Runoff Peak discharge = 0.22 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 1.44 ac Curve number = 79 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 7.8 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=4,356 tuft Hydrograph Discharge Table I Time -- Outflow (hrs cfs) III ll r 7.70 0.12 `` 7.80 0.16 7.90 0.19 8.00 0.22 « 8.10 0.21 8.20 0.18 8.30 0.16 8.40 0.14 L 8.50 0.12 8.60 0.12 8.70 0.12 II 8.80 0.12 8.90 0.11 rl ...End • L LI 1 C 1 L1 • _ LI �. • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 • Pre-Barrows Hydrograph type = SBUH Runoff Peak discharge = 0.37 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 1.44 ac Curve number = 79 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 7.8 min Total precip. = 3.10 in Distribution = Type IA �} Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=6,568 tuft Hydrograph Discharge Table Time --Outflow (hrs cfs) 7.70 0.23 7.80 0.29 7.90 0.34 8.00 0.37« 8.10 0.35 8.20 0.29 8.30 0.25 8.40 0.22 8.50 0.20 8.60 0.19 8.70 0.19 ...End I I I P . P I I • • IlHydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve PHyd. No. 1 Pre-Barrows 0 Hydrograph type = SBUH Runoff Peak discharge = 0.47 cfs Storm frequency = 10 yrs Time interval = 6 min I Drainage area = 1.44 ac Curve number = 79 Basin Slope = 4.0 % Hydraulic length = 400 ft I_J Tc method = LAG Time of conc. (Tc) = 7.8 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=7,949 cuft iLl Hydrograph Discharge Table 0 Time --Outflow (hrs cfs) I 7.70 0.30 7.80 0.38 7.90 0.43 8.00 0.47 << 8.10 0.44 8.20 0.37 8.30 0.32 8.40 0.28 �� 8.50 0.25 0 ...End t' LI 1 il . , (1 L� I ._ ____ ________._ . .. __ • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Pre-Barrows P • Hydrograph type = SBUH Runoff Peak discharge = 0.60 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.44 ac Curve number = 79 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 7.8 min Total precip. = 3.90 in Distribution = Type IA I' Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=9,800 cuft Hydrograph Discharge Table Time -- Outflow (hrs cfs) 7.70 0.39 L 7.80 0.49 7.90 0.56 I 8.00 0.60« 8.10 0.56 8.20 0.47 8.30 0.40 8.40 0.35 (' 8.50 0.31 ; ...End • LI 1 LI LI LI LI L �, • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Post-Barrows Hydrograph type = SBUH Runoff Peak discharge = 0.76 cfs Storm frequency = 2 yrs Time interval = 6 min 1 Drainage area = 1.57 ac Curve number = 94 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 4.4 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A l.J Hydrograph Volume=10,635 cuft Hydrograph Discharge Table Time -- Outflow (hrs cfs) 7.60 0.43 7.70 0.64 7.80 0.72 ' 7.90 0.76 « L 8.00 0.75 8.10 0.64 8.20 0.48 LI8.30 0.40 ...End fl LI LI • LI LI LI LI - -------- - L • • Hydrograph Report Page 1 , Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Post-Barrows I • Hydrograph type = SBUH Runoff Peak discharge = 1.00 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 1.57 ac Curve number = 94 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 4.4 min Total precip. = 3.10 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A J Hydrograph Volume=13,921 cuff Hydrograph Discharge Table Time -- Outflow (hrs cfs) 7.60 0.58 7.70 0.84 7.80 0.95 7.90 1.00 « 8.00 0.99 8.10 0.83 8.20 0.63 II 8.30 0.52 ...End • I [I J LI LI II LI LI LI _. _________ • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Post-Barrows Hydrograph type = SBUH Runoff Peak discharge = 1.13 cfs Storm frequency = 10 yrs • Time interval 6 min Drainage area = 1.57 ac Curve number = 94 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 4.4 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=15,856 cult Hydrograph Discharge Table Time --Outflow (hrs cfs) 7.60 0.66 7.70 0.97 7.80 1.09 7.90 1.13 << 8.00 1.12 8.10 0.94 8.20 0.71 8.30 0.59 (( ...End i' II r' [I L1 CI Li • - - _ I • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 1 Post-Barrows Hydrograph type = SBUH Runoff Peak discharge = 1.31 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.57 ac Curve number = 94 Basin Slope = 4.0 % Hydraulic length = 400 ft Tc method = LAG Time of conc. (Tc) = 4.4 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A • II Hydrograph Volume=18.357 tuft Hydrograph Discharge Table 1 Time --Outflow (hrs cfs) I 7.60 0.77 7.70 1.12 7.80 1.26 7.90 1.31 « 8.00 1.30 8.10 1.09 8.20 0.82 8.30 0.68 LI ...End II . I.1 . LI 11 L1 LI LI • • Appendix C — State Storage, Discharge Tables, & Detention Calculations Reservoir Report I I I a 1 r L I LI LI LI LI LI I • • Reservoir Report ill Page 1 Reservoir No. 1 - Detention Pipe Hydraflow Hydrographs by Intelisolve IPond Data 16.,0 Pipe diameter = 5.50 ft Pipe length = 3Q:0,ft Pipe slope = 0.10% , Invert elev. = 100.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cult) Total storage(cult) 0.00 .100.00 00 0 0 0.29 100.29 00 34 34 I0.58 100.58 00 107 141 0.87 100.87 00 159 300 1.17 101.17 00 190 490 1.46 101.46 00 214 705 1.75 101.75 00 232 937 2.04 102.04 00 245 1,182 II 2.33 102.33 00 255 1,437 2.62 102.62 00 261 1,698 2.91 102.92 00 263 1,961 3.21 103.21 00 264 2,225 3.50 103.50 00 260 2,485 3.79 103.79 00 255 2,740 4.08 104.08 00 245 2,985 4.37 104.37 00 232 3,217 {. 4.66 104.66 00 214 3.431 3,622 L 4.96 104.96 00 190 5.25 105.25 00 158 3,780 5.54 105.54 00 107 3,887 I 5.83 105.83 00 34 3,921 Culvert/Orifice Structures Weir Structures I' - [A] [B] [C] [D] = [A] [B] [C] [D] Rise in 2.0 2.5 2.3 1.0 Crest Len ft 3.14 0.00 0.00 0.00 Span in = 2.0 2.5 2.3 1.0 Crest El.ft = 105.90 0.00 0.00 0.00 L' No.Barrels = 1 1 1 1 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.ft = 100.00 103.50 104.35 104.75 Weir Type = Riser - - - Length ft = 0.0 0.0 0.0 0.0 Multistage = No No No No Slope% = 0.00 0.00 0.00 0.00 r N-Value = .013 .013 .013 .013 L J Orif.Coeff. = 0.60 0.60 0.60 0.60 • Multi-Stage = n/a No No No Exfiltration Rate = 0.00 in/hr/sqft Tailwater Elev.= 0.00 ft Note:M outflows have been analyzed under inlet and outlet control. 1 Stage I Storage/Discharge Table Stage Storage Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Total I ft 0.00 cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0 100.00 0.00 0.00 0.00 0.00 0.00 0.00 0.29 34 100.29 0.05 0.00 0.00 0.00 0.00 - - - - 0.05 0.58 141 100.58 0.07 0.00 0.00 0.00 0.00 - - 0.07 I -0.87 300 100.87 0.09 0.00 0.00 0.00 0.00 - 0.09 1.17 490 101.17 0.11 0.00 0.00 0.00 0.00 0.11 - - - - 1.46 705 101.46 0.12 0.00 0.00 0.00 0.00 0.12 1.75 937 101.75 0.14 0.00 0.00 0.00 0.00 - - - - 0.14 L1 2.04 1,182 102.04 0.15 0.00 0.00 0.00 0.00 - - - - 0.15 2.33 1,4437 102.33 0.16 0.00 0.00 0.00 0.00 0.16 2.62 1,698 102.62 0.17 0.00 0.00 0.00 0.00 0.17 2.91 1,961 102.92 0.18 0.00 0.00 0.00 0.00 - - - - 0.18 3.21 2,225 103.21 0.19 0.00 0.00 0.00 0.00 - - - - 0.19 I 3.50 2,485 103.50 0.19 0.00 0.00 0.00 0.00 - - - - 0.19 3.79 2,740 103.79 0.20 0.07 0.00 0.00 0.00 0.27 4.08 2,985 104.08 0.21 0.11 0.00 0.00 0.00 0.32 4.37 3,217 104.37 0.22 0.14 0.00 0.00 0.00 - - - - 0.36 LI 4.66 3,431 104.66 0.22 0.17 0.06 0.00 0.00 - - - - 0.45 0.52 4.96 3,622 104.96 0.23 0.19 0.09 0.01 0.00 5.25 3,780 105.25 0.24 0.21 0.12 0.02 0.00 0.58 5.54 3,887 105.54 0.24 0.23 0.14 0.02 0.00 - - - - 0.63 5.83 3,921 105.83 0.25 0.24 0.15 0.03 0.00 - - - - 0.68 LI _..____ .. _ • _.. . ._._,_.__ . I/ • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 2 Reservoir IHydrograph type = Reservoir Peak discharge = 0.19 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 1 Reservoir name = Detention Pipe IIMax. Elevation = 103.28 ft Max. Storage . = 2,293 cuft 1 Storage Indication method used. Outflow hydrograph volume=10,635 tuft Hydrograph Discharge Table JTime Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 6.50 0.16 100.89 0.09 ---- -- - - ---- --- -- -- 0.09 I 6.60 0.16 100.92 0.10 --- -- 0.10 6.70 0.16 100.96 0.10 0.10 6.80 0.16 100.99 0.10 - - - - -- - - 0.10 I 6.90 0.17 101.03 0.10 -- 0.10 7.00 0.18 101.07 0.10 ---- --- --- 0.10 7.10 0.19 101.11 0.11 -- -- 0.11 7.20 0.21 101.16 0.11 -- 0.11 I 7.30 0.23 101.22 0.11 - ----_ 0.11 7.40 0.25 101.28 0.11 0.11 7.50 0.27 101.35 0.12 - - - - -- - - 0.12 • II 7.70 0.43 101.46 0.12 - -- 0.12 7.70 0.64 4 101.64 4 -0.13 0.13 7.80 0.72 101.88 0.14 0.14 7.90 0.76 « 102.13 0.15 0.15 8.00 0.75 102.38 0.16 - - - - -- ----- - 0.16 ( 8.10 0.64 102.59 0.17 - - - -- - - - - 0.17 8.20 0.48 102.75 0.17 - ---- -- - -- - --- - 0.17 8.30 0.40 102.85 0.17 - - -- ----- ---- --- 0.17 L' 8.40 0.35 102.93 0.18 -- - - - - --- -- --- 0.18 8.50 0.31 102.99 0.18 0.18 8.60 0.30 103.04 0.18 -- - 0.18 Li 8.70 0.30 8.80 0.29 103.09 0.18 -- -- - - - - 0.18 103.14 0.18 - -- 0.18 8.90 0.27 103.17 0.18 0.18 9.00 0.25 103.21 0.19 -- ---- - - --- - -- 0.19 L 9.10 0.24 103.23 0.19 -- - -- --- =_ - - 0.19 9.20 0.22 103.25 0.19 0.19 9.30 0.21 103.26 0.19 - - - - -- -- - 0.19 19.40 0.21 103.27 0.19 - - - - -- - - - 0.19 9.50 0.20 103.28 0.19 0.19 9.60 0.19 103.28 0.19 0.19 9.70 0.19 103.28 0.19 0.19 L 9.80 . 0.19 103.28 0.19 - -- - - -^- 0.19 9.90 0.19 103.28 « 0.19 0.19« 10.00 0.19 103.28 0.19 ---- -- 0.19 10.10 0.18 103.28 0.19 --- - - - - -- -- - 0.19 LI10.20 0.18 103.28 0.19 - 0.19 Continues on next page... LI I • • IReservoir Page 2 Hydrograph Discharge Table 1 Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 10.30 0.17 103.28 0.19 - -- - -- - - -_ _- 0.19 10.40 0.17 103.27 0.19 0.19 10.50 0.17 103.26 0.19 - - - - -- - - - 0.19 IIII 10.60 0.17 103.25 0.19 -- --- 0.19 10.70 0.17 103.25 0.19 0.19 10.80 0.17 103.24 0.19 -- -- 0.19 ill 10.90 0.16 103.23 0.19 -- --- -- 0.19 11.00 0.16 103.22 0.19 - - - - -- - - 0.19 11.10 0.16 103.21 0.19 0.19 11.20 0.16 103.20 0.18 - -- - - - - 0.18 ill 11.30 0.15 103.19 0.18 - • - -- „- - -� - 0.18 11.40 0.15 103.17 0.18 0.18 11.50 0.15 103.16 0.18 -- - - --- - -- --- 0.18 ill 11.60 0.14 103.14 0.18 -- - --- 0.18 11.70 0.14 103.13 0.18 - --- -- -- - - - -- 0.18 11.80 0.14 103.11 0.18 0.18 11.90 0.14 103.09 0.18 -- --- 0.18 I 12.00 0.14 103.08 0.18 0.18 12.10 0.14 103.06 0.18 - - - -- - - - - 0.18 12.20 0.14 103.04 0.18 - - - - -- -- - 0.18 12.30 0.14 103.02 0.18 -- - -- 0.18 I12.40 0.14 103.00 0.18 - - - - -_ -- 0.18 12.50 0.14 102.99 0.18 0.18 12.60 0.14 102.97 0.18 --- - - 0.18 II 12.70 0.13 102.96 0.18 - - - - - -- - 0.18 L 12.80 0.13 102.94 0.18 0.18 12.90 0.13 102.92 0.18 0.18 13.00 0.13 102.90 0.18 - - - -- --- -- -- 0.18 C1 13.10 0.13 13.20 0.13 102.88 0.18 -- - --- 0.18 102.87 0.17 - -- - - - --- -- - 0.17 13.30 0.13 102.85 0.17 - - - ---- --- - --- 0.17 13.40 0.13 102.83 0.17 0.17 1 13.50 0.13 102.82 0.17 -- -- - - --- - - 0.17 13.60 0.13 102.80 0.17 0.17 13.70 0.13 102.78 0.17 0.17 L' 13.80 0.12 102.76 0.17 -- - 0.17 13.90 0.12 102.74 0.17 - - - - - - -- - 0.17 14.00 0.12 102.72 0.17 -- -- 0.17 14.10 0.12 102.71 0.17 - - - -- - - - - 0.17 [1 14.20 0.12 14.30 0.12 102.69 0.17 - --- - - - 0.17 102.67 0.17 0.17 14.40 0.12 102.65 0.17 -- - - - - -- - - 0.17 L1 14.50 0.12 102.63 0.17 - - - - - - - 0.17 14.60 0.12 102.62 0.17 0.17 14.70 0.12 102.60 0.17 0.17 14.80 0.12 102.58 0.17 - - -- -- - - - - 0.17 14.90 0.12 102.56 0.16 - - - -- - - - 0.16 15.00 0.12 102.55 0.16 0.16 15.10 0.12 102.53 0.16 - - -- -- - - - 0.16 15.20 0.12 102.51 0.16 0.16 15.30 0.12 102.49 0.16 Continues on next page... LI . . _ ___ _ ___ 1 • • IIReservoir Page 3 Hydrograph Discharge Table 1 Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B • Wr C Wr D ExfiI Outflow (hrs) cfs ft cfs• cfs cfs cfs cfs cfs cfs cfs cfs cfs 15.40 0.12 102.48 0.16 - - - -- - - - 0.16 15.50 0.12 102.46 0.16 - -- - -- --- -- --- - 0.16 15.60 0.12 102.44 0.16 - - - - -- -- --- -- 0.16 I 15.70 0.12 102.42 0.16 - _- -- _- - 0.16 15.80 0.12 102.41 0.16 0.16 15.90 0.12 102.39 0.16 - - - - ---- - - - 0.16 16.10 0.12 102.37 0.16 - 0.16 16.10 0.11 102.35 0.16 - - - - -- 0.16 16.20 0.11 102.34 0.16 - 0.16 16.30 0.11 102.32 0.16 - - - -- - - . --- - 0.16 1 16.40 0.11 102.30 0.16 -- - - _� --- --« 0.16 16.50 0.11 102.28 0.16 0.16 16.60 0.11 102.27 0.15 - --- -- - --- - - 0.15 III 16.70 0.11 102.25 0.15 - - --_ -- - -- 0.15 16.80 0.11 102.23 0.15 0.15 16.90 0.11 102.21 0.15 0.15 17.00 0.11 102.20 0.15 - -- - - ----- - -- - 0.15 { 17.10 0.11 102.18 0.15 -- --- - - -- - - -- 0.15 17.20 0.11 102.16 0.15 - - - -- ---- --- - - 0.15 17.30 0.11 102.14 0.15 - - - -- --- -- - - 0.15 17.40 0.11 102.13 0.15 -- - - -- -- -- --- - 0.15 L 17.50 0.11 102.11 0.15 0.15 17.60 0.11 102.09 0.15 0.15 17.70 0.11 102.08 0.15 -- -- - - ---- - - - 0.15 I 17.80 0.11 102.06 0.15 0.15 17.90 0.11 102.04 0.15 0.15 - - -- -- - -- - - 18.00 0.10 102.02 0.15 0.15 18.10 0.10 102.01 0.15 -- - 0.15 L. 18.20 0.10 ' 101.99 0.14 - ----L - --- --- -- 0.14 101.97 0.14 -- - - ---- --18.30 0.10 ---- -- 0.14 18.40 0.10 101.95 0.14 -- -- - - --- -- - 0.14 18.50 0.10 101.94 0.14 -_ - - - - - -- -- 0.14 [II 18.70 0.10 101.90 0.14 - - - - --- - -- - 0.14 18.70 0.10 101.90 0.14 0.14 18.80 0.10 101.88 0.14 -- - - 0.14 18.90 0.10 101.87 0.14 -- -- - 0.14 1W 19.00 0.10 101.85 0.14 - - - - -- - - 0.14 19.10 0.10 101.83 0.14 - - - - ---- - -- 0.14 I 19.20 0.10 101.82 0.14 - - -- -- - - - 0.14 L. 19.30 0.10 101.80 0.14 0.14 19.40 0.10 101.78 0.14 0.14 19.50 0.10 101.77 0.14 - -- - - - - - 0.14 1-111 19.60 0.10 101.75 0.14 - - - - - - - 0.14 19.70 0.10 101.73 0.13 0.13 19.80 0.10 101.71 0.13 -- -- 0.13 19.90 0.09 101.70 0.13 - - - - --- - - 0.13 C' 20.00 0.09 • 101.68 0.13 - -- - - -- - -- 0.13 20.10 0.09 101.66 0.13 0.13 20.20 0.09 101.64 0.13 - --- - -- -- - 0.13 111 20.30 0.09 101.63 0.13 _ -_ - - - -- - 0.13 20.40 0.09 101.61 0.13 0.13 Continues on next page... I • • IReservoir Page 4 Hydrograph Discharge Table ITime Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs I20.50 0.09 101.59 0.13 - - --- -- -- -- - - 0.13 20.60 0.09 101.58 0.13 - - --- --- - - - - 0.13 20.70 0.09 101.56 0.13 - - -- 0.13 -. 20.80 0.09 101.54 0.13 _- -- -- _ - -- 0.13 20.90 0.09 101.53 0.13 0.13 21.00 0.09 101.51 0.13 - -- - -- -- -- - - 0.13 I21.10 0.09 101.49 0.12 - -- - --- - - 0.12 21.20 0.09 101.48 0.12 0.12 21.30 0.09 101.46 0.12 0.12 21.40 0.09 101A4 0.12 - - - --- - - - - 0.12 21.50 0.09 101.43 0.12 - - - -- - - - 0.12 21.60 0.09 101.41 0.12 0.12 21.70 0.08 101.39 0.12 -- -- 0.12 21.80 0.08 101.37 0.12 0.12 21.90 0.08 101.36 0.12 0.12 22.00 0.08 101.34 0.12 0.12 22.10 0.08 101.32 0.12 -- -- 0.12 1 22.20 0.08 101.31 0.12 _ _ 0.12 22.30 0.08 101.29 0.12 0.12 22.40 0.08 101.27 0.11 -- ---- 0.11 22.50 0.08 101.26 0.11 - -- - - -- - - -- 0.11 L_ 22.60 0.08 101.24 0.11 _ - - - -- 0.11 22.70 0.08 101.22 0.11 0.11 22.80 0.08 101.21 0.11 - - -- -- - ---- - 0.11 II 22.90 0.08 101.19 0.11 - -- --- --- 0.11 23.00 0.08 101.18 0.11 0.11 23.10 0.08 101.16 0.11 -- -- - -- ----- - - 0.11 23.20 0.08 101.14 . 0.11 - --- -- - -- 0.11 (' 23.30 0.08 101.13 0.11 - -- - -- - - - -_ 0.11 l 23.40 0.08 101.11 0.11 0.11 23.50 0.07 101.09 0.11 -- - -- - - - - -- 0.11 II 23.60 0.07 101.07 0.10 - ---- - - - =- ----- - 0.10 23.70 0.07 101.06 0.10 0.10 23.80 0.07 101.04 0.10 0.10 23.90 0.07 101.03 0.10 -- -- -- - -- - - -- 0.10 I 24.00 0.07 101.01 0.10 - -- -- 0.10 24.10 0.00 100.97 0.10 0.10 24.20 0.00 100.92 0.10 - - - - -- -- - -- 0.10 ...End [I Ii . 1 II . _ - 0 • • ill Hydrograph Report Page 1 Hydraflow H dro ra hs by Intelisolve Y Y 9 P Y 0 Hyd. No. 2 Reservoir 01 Hydrograph type = Reservoir Peak discharge = 0.32 cfs Storm frequency = 5 yrs Time interval = 6 min Inflow hyd. No. = 1 Reservoir name = Detention Pipe 0 Max. Elevation = 104.10 ft Max. Storage = 2,998 cuft I Storage Indication method used. Outflow hydrograph volume=13,921 cuft Hydrograph Discharge Table I Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 7.80 0.95 102.56 0.16 - -- ---- 0.16 I 7.90 1.00 << 102.88 0.18 - -- - - - -- - 0.18 8.00 0.99 103.20 0.19 0.19 8.10 0.83 103.49 0.19 -- - - - - ----- - -- 0.19 I 8.20 0.63 103.70 0.20 0.05 --- --- --- -- - - 0.25 8.30 0.52 103.83 0.20 0.07 0.28 8.40 0.45 103.92 0.21 0.09 0.29 8.50 0.40 103.97 0.21 0.10 - 0.30 8.60 0.39 104.01 0.21 0.10 -- - 0.31 8.70 0.39 104.05 0.21 0.11 0.31 8.80 0.37 104.07 0.21 0.11 -- -- 0.32 I 8.90 0.35 104.09 0.21 0.11 --- 0.32 9.00 0.33 104.10 << 0.21 0.11 -- 0.32<< 9.10 0.30 104.09 0.21 0.11 0.32 9.20 0.29 104.08 0.21 0.11 - - - - - - - 0.32 9.30 0.28 104.07 0.21 0.11 -- 0.32 I 9.40 0.26 104.05 0.21 0.11 -- - - - - -- - 0.32 9.50 0.25 104.02 0.21 0.10 --- 0.31 9.60 0.25 104.00 0.21 0.10 -- 0.31 I 9.70 0.25 9.80 0.25 103.97 0.21 0.10 -- - -- - - - 0.30 103.95 0.21 0.09 0.30 9.90 0.24 103.93 0.21 0.09 - - -- - - - - 0.30 II 10.00 0.24 103.90 0.20 0.09 - - -- - =- - 0.29 10.10 0.24 103.88 0.20 0.08 0.29 10.20 0.23 103.86 0.20 0.08 0.28 10.30 0.22 103.84 0.20 0.08 - -- - - ---- -- 0.28 1 10.40 0.22 103.81 0.20 0.07 0.27 10.50 0.21 103.79 0.20 0.07 0.27 10.60 0.21 103.77 0.20 0.06 -- 0.26 10.70 0.21 103.75 0.20 0.06 _ - -- -- - - 0.26 ( 10.80 0.21 103.73 0.20 0.05 0.25 10.90 0.21 103.71 0.20 0.05 0.25 11.00 0.21 103.70 0.20 0.04 - - - -- - - - 0.24 II 11.10 0.20 103.68 0.20 0.04 -_ 0.24 11.20 0.20 103.67 0.20 0.03 0.23 11.30 0.20 103.65 0.20 0.03 ----- - -- - - - - 0.23 11.40 0.19 103.64 0.20 0.03 - - -- - - - - 0.22 3 11.50 0.19 103.63 0.20 0.02 - - - - -- -- 0.22 Continues on next page... LI IP • • IReservoir Page 2 Hydrograph Discharge Table 0 Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0 11.60 0.18 103.61 0.20 0.02 - ---- - - -- --- -- 0.21 11.70 0.18 103.60 0.20 0.01 -- -- 0.21 11.80 0.18 103.59 0.20 0.01 ---- - - - -- 0.21 0 11.90 0.17 103.58 0.20 0.01 -- - - -- - - - 0.20 12.00 0.17 103.57 0.20 0.00 0.20 12.10 0.17 103.55 0.20 0.00 0.20 12.20 0.17 103.54 0.19 0.00 -- -- 0.20 I 12.30 0.17 103.53 0.19 0.00 -- --- --'- -- --- - �_ 0.20 12.40 0.18 103.53 0.19 0.00 0.19 12.50 0.18 103.52 0.19 0.00 --- -- 0.19 0 12.60 0.18 103.51 0.19 0.00 - - - -- -- -_- 0.19 12.70 0.17 103.50 0.19 0.00 0.19 12.80 0.17 103.49 0.19 -- -- -- --- - - ---- 0.19 12.90 0.17 103.48 0.19 --- --- -- 0.19 0 13.00 0.17 103.47 0.19 - - - _ -- 0.19 13.10 0.17 103.46 0.19 0.19 13.20 0.17 103.45 0.19 - - - -- -- --- -- 0.19 13.30 0.17 103.44 0.19 --- -- 0.19 �_ 13.40 0.17 103.43 0.19 --- -- -- -- -- ---- --- 0.19 13.50 0.16 103.42 0.19 -- ---- 0.19 13.60 0.16 103.41 0.19 --- -- 0.19 I 13.70 0.16 103.40 0.19 13.80 0.16 103.38 0.19 - - - -- - _ 0.19 13.90 0.16 103.37 0.19 - - - - -- - -- - 0.19 14.00 0.16 14.10 0.16 103.36 0.19 -- --- --- 0.19 103.34 0.19 - - -- - -- -- - -- 0.19 14.20 0.16 103.33 0.19 - - - -- - - - - 0.19 14.30 0.16 103.32 0.19 - --- - - - - - 0.19 [I/ 14.40 0.16 103.31 0.19 -- - - - - --- -- -- 0.19 14.50 0.16 103.29 0.19 0.19 ' 14.60 0.16 103.28 0.19 - - - - -- -- - 0.19 14.70 0.15 103.27 0.19 --- -- - - -- -- - 0.19 II 14.80 0.15 103.25 0.19 -- -- - _- 0.19 14.90 0.15 103.24 0.19 0.19 15.00 0.15 103.23 0.19 -- - -- 0.19 15.10 0.15 103.21 0.19 -- -- -- 0.19 II J 15.20 0.15 103.20 0.18 0.18 15.30 0.15 103.19 0.18 -- -- - - - --- -- -- 0.18 15.40 0.15 103.17 0.18 -- --- 0.18 15.50 0.15 103.16 0.18 -- - - --_ -- - -- 0.18 15.60 0.15 103.15 0.18 0.18 15.70 0.15 103.13 0.18 - - -- 0.18 r' 15.80 0.15 103.12 0.18 _� --- 0.18 15.90 0.15 103.10 0.18 0.18 16.00 0.15 103.09 0.18 0.18 16.10 0.15 103.08 0.18 -- -- - 0.18 j16.20 0.14 103.06 0.18 - -- -- - - - - -- 0.18 16.30 0.14 103.05 0.18 0.18 16.40 0.14 103.03 0.18 - - -- - -- - - - 0.18 j 16.50 0.14 103.02 0.18 -- - - -- - - - -- 0.18 16.60 0.14 103.00 0.18 -- -- -- - - - - 0.18 Continues on next page... 1111 p .. • • Reservoir Page 3 Hydrograph Discharge Table 0 Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs I 16.70 0.14 102.99 0.18 -- ---- -- - - - - --= 0.18 16.80 0.14 102.97 7 0.18 0.18 16.90 0.14 102.96 0.18 - -- --- 0.18 17.00 0.14 102.94 0.18 - -- - -- - - - 0.18 17.10 0.14 102.93 0.18 0.18 17.20 0.14 102.91 0.18 -- --- - 0.18 17.30 0.14 102.90 0.18 0.18 II 17.40 0.14 102.88 0.18 -- - - -- -- ----- -- 0.18 17.50 0.14 102.87 0.17 -- --- --- 0.17 17.60 0.14 102.85 0.17 --- --- --- 0.17 I f ---- 17.70 0.13 102.84 0.17 -- - - 0.17 17.80 0.13 -- - - --102.82 0.17 -- --- -- 0.17 17.90 0.13 102.80 0.17 --- ----- - - - ----- -- -- 0.17 1 18.00 0.13 102.79 0.17 ---- --- -- - - - - -- 0.17 18.10 0.13 102.77 0.17 0.17 18.20 0.13 102.76 0.17 0.17 18.30 0.13 102.74 0.17 --- -- - - - - -- -- 0.17 II 18.40 0.13 102.72 0.17 - -- - -- -- - --- 0.17 18.50 0.13 102.71 0.17 --- --- - - - -- - - 0.17 18.60 0.13 102.69 0.17 -- -- - -- - ---- 0.17 1 18.70 0.13 102.68 0.17 - - - ---- - - -- 0.17 18.80 0.13 102.66 0.17 0.17 18.90 0.13 102.64 0.17 0.17 19.00 0.13 102.63 0.17 - -- 0.17 19.10 0.12 102.61 0.17 - - - - -- -- - 0.17 19.20 0.12 102.59 0.17 - -- - 0.17 L - -19.30 0.12 102.58 0.17 --- - -- 0.17 19.40 0.12 102.56 0.16 -- --- 0.16 LI 19.50 0.12 19.60 0.12 102.54 0.16 - -- - - - - --- --- 0.16 102.52 0.16 0.16 19.70 0.12 102.51 0.16 -- -- - - - -- --- 0.16 I 19.80 0.12 102.49 0.16 ____ - - - - W- _- - 0.16 L 19.90 0.12 102.47 0.16 0.16 20.00 0.12 102.46 0.16 0.16 LI ...End LI LI LI LI LI - " . ._._ 1 • • Hydrograph Report 0 Page 1 Hydraflow Hydrographs by Intelisolve Hyd. No. 2 Reservoir il Hydrograph type = Reservoir Peak discharge = 0.42 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyd. No. = 1 Reservoir name = Detention Pipe iiMax. Elevation = 104.56 ft Max. Storage = 3,356 cuft IStorage Indication method used. Outflow hydrograph volume=15.856 cuff Hydrograph Discharge Table Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exf l Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 8.00 1.12 103.72 0.20 0.05 -- - 0.25 1 8.10 0.94 104.04 0.21 0.11 - - - -- - -- -- 0.31 8.20 0.71 104.26 0.21 0.13 - - - --- --- - 0.35 8.30 0.59 104.40 0.22 0.14 0.00 - - -- -- ---- 0.36 iI 8.40 0.51 104.49 0.22 0.15 0.02 --- - --` `-- 0.41 8.50 0.45 104.53 0.22 0.16 0.03 0.41 8.60 0.44 104.54 0.22 0.16 0.04 0.42 8.70 0.44 104.56 0.22 0.16 0.04 0.42 L' 8.80 0.42 104.56 « 0.22 0.16 0.04 - -- -- -- - - 0.42« 8.90 0.39 104.55 0.22 0.16 0.04 0.42 9.00 0.37 104.54 0.22 0.16 0.04 - - ---- -- - 0.41 9.10 0.34 104.51 0.22 0.15 0.03 - - --- -- -- 0.40 f 9.20 0.32 104.48 0.22 0.15 0.02 - - - - -- - 0.39 9.30 0.31 104.45 0.22 0.15 0.01 - - -- 0.38 9.40 0.30 104.42 0.22 0.15 0.00 - -- - - -- - 0.37 9.50 0.29 104.38 0.22 0.14 0.00 0.36 ( 9.60 0.28 104.35 0.22 0.14 -_ --- -- _ - -- 0.36 9.70 0.28 104.31 0.22 0.14 0.35 9.80 0.28 104.28 0.21 0.13 - - -- --- ----- - - 0.35 ( 9.90 0.27 104.25 0.21 0.13 -- - - - - -- 0.34 111 10.00 0.27 104.22 0.21 0.13 0.34 10.10 0.27. 104.18 0.21 0.12 - - - - --- - - 0.33 10.20 0.26 104.15 0.21 0.12 - - - -- -- - - 0.33 II 10.30 0.25 104.12 0.21 0.12 0.33 10.40 0.24 104.09 0.21 0.11 0.32 10.50 0.24 104.05 0.21 .0.11 - -- - - - --- 0.32 L, 10.60 0.24 10.70 0.24 104.02 0.21 0.10 --- - -- -- - - - 0.31 103.99 0.21 0.10 0.31 10.80 0.24 103.97 0.21 0.10 0.30 10.90 0.24 103.94 0.21 0.09 0.30 1 11.00 0.23 ' 103.91 0.20 0.09 0.29 11.10 0.23 103.89 0.20 0.08 0.29 11.20 0.22 103.86 0.20 0.08 - - -- - - - - 0.28 I 11.30. 0.22 103.83 0.20 0.08 - - -- - -- - 0.28 11.40 0.22 103.81 0.20 0.07 0.27 11.50 0.21 103.79 0.20 0.07 0.27 11.60 0.21 103.76 0.20 0.06 0.26 [I 11.70 0.20 103.74 0.20 0.06 - - -- -- - - - 0.26 Continues on next page... 11-- 1 • • Reservoir Page 2 Hydrograph Discharge Table Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D ELI Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 11.80 0.20 103.72 0.20 0.05 --- - - -- s 0.25 11.90 0.20 103.70 0.20 0.04 - 0.24 12.00 0.19 103.68 0.20 0.04 -- 0.24 12.10 0.19 103.66 0.20 0.03 - - --- - - - - 0.23 12.20 0.19 103.65 0.20 0.03 - -- ---- - - - - 0.23 12.30 0.20 103.64 0.20 0.02 - -- - -- -- --- 0.22 ' 12.40 0.20 103.63 0.20 0.02 - - - - ---- - 0.22 L 12.50 0.20 103.62 0.20 0.02 - �- -- -- - 0.22 12.60 0.20 103.61 0.20 0.02 - 0.21 ...End • • L! J 1 I' LI 1.1 LI LI . LI _ . _ LI 1 • • Hydrograph Report Page 1 Hydraflow Hydrographs by Intetisolve IHyd. No. 2 Reservoir . 11 Hydrograph type = Reservoir Peak discharge = 0.58 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyd. No. = 1 Reservoir name = Detention Pipe 1 Max. Elevation = 105.25 ft Max. Storage = 3,781 cuft I Storage Indication method used. Outflow hydrograph volume=18,357 cuft Hydrograph Discharge Table I' Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs ' 8.90 1.31 « 104.00 0.21 0.10 -- -- --- - - -- -- 0.37 8.00 1.30 104.43 0.22 0.15 0.01 0.37 8.10 1.09 104.82 0.23 0.18 0.08 0.00 0.49 8.20 0.82 105.08 0.23 0.20 0.10 0.01 0.55 1 8.30 0.68 105.21 0.24 0.21 0.11 0.02 - - --- - 0.57 8.40 0.59 105.25 « 0.24 0.21 0.12 0.02 0.58 « 8.50 0.52 105.23 0.24 0.21 0.12 0.02 0.58 8.60 0.51 105.19 0.24 0.21 0.11 0.02 - - - -- -- 0.57 [ 8.70 0.51 105.15 0.24 0.20 0.11 0.02 - - - - -- 0.56 8.80 0.48 105.11 0.23 0.20 0.11 0.01 - - - -- - 0.56 8.90 0.45 105.06 0.23 0.20 0.10 0.01 - - -- -- -- 0.54 9.00 0.43 104.99 0.23 0.19 0.10 0.01 -- - - --- 0.53 L 9.10 0.40 104.92 0.23 0.19 0.09 0.01 0.52 9.20 0.37 104.85 0.23 0.18 0.08 0.01 0.50 9.30 0.36 104.79 0.23 0.18 0.07 0.00 - - - - -- 0.48 9.40 0.34 104.72 0.23 0.17 0.07 0.46 I 9.50 0.33 104.65 0.22 0.17 0.06 - --- - - - - 0.45 9.60 0.32 104.60 0.22 0.16 0.05 - - -- - - - 0.43 9.70 0.32 104.55 0.22 0.16 0.04 - - - -- -- 0.42 9.80 0.32 • 104.50 0.22 0.15 0.02 -- 0.40 II .9.90 0.31 104.46 0.22 0.15 0.01 --- - - -- -- 0.38 10.00 0.31 104.43 0.22 0.15 0.01 - - - 0.37 10.10 0.31 104.40 0.22 0.14 0.00 -- - -- - -- 0.36 10.20 0.30 104.37 0.22 0.14 -- --- - -- --- - 0.36 I... 10.30 0.29 104.34 0.22 0.14 - - - --- - -- - 0.35 10.40 0.28 104.31 0.22 0.14 - -- - - -- - - 0.35 L' 10.50 0.28 104.28 0.21 0.13 - - - - -- -- - 0.35 10.60 0.28 104.25 0.21 0.13 0.34 10.70 0.28 104.22 0.21 0.13 - -- 0.34 I 10.80 0.27 104.16 0.21 0.12 - - - -- - - 0.33 10.90 0.27 104.16 0.21 0.12 -- - - 0.33 11.00 0.26 104.13 0.21 0.12 0.33 11.10 0.26 104.10 0.21 0.11 - -- - -- - -- - 0.32 L' 11.20 0.26 104.07 0.21 0.11 - - - = -- -- - 0.32 11.30 0.25 104.05 0.21 0.11 0.32 11.40 0.25 104.02 0.21 0.10 - -- -- - -- -- - 0.31 11.50 0.24 103.99 0.21 0.10 --- - 0.31 [' 11.60 0.24 103.96 0.21 0.10 - -- -- - - - - 0.30 Continues on next page... LI • Reservoir Page 2 Hydrograph Discharge Table Time Inflow Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D ELI Outflow (hrs) cfs ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 11.70 0.23 103.94 0.21 0.09 0.30 11.80 0.23 103.91 0.20 0.09 0.29 ...End • I 1i fI LI 1 LI [i LI LI 1.1 LI [111 j LI _ _ ______ -- • • • Appendix D — Water Quality Calculations 1 JR II Li ii 111 11 LI Li _ _ _ I 1 • • 111 Barrows Road Estates ' Water Quality Calculations ( 4/1/05 41,886 SF 1 16,129 SF/Filter at USA Treatments Rates = 3 Filters 1 System Uses 3 Filters [I LI [i. [1 ii LI LI CI CI 111 L • Appendix E — Soils Data ii II LI LI ii Li LI I • • • I120 SOIL SURVEY TABLE 13.—Soil and I [Absence of an entry indicates the feature is not a concern. See Glossary for descriptions of such Soil name and Hydro- Flooding map symbol logic gx.°Ap Frequency Duration Months Aloha: __- I C None Amity:2 C None __ El Astoria: 3E, 3F B None - Briedwell: 4B, 5B, 5C, SD B None 1 Carlton: 6B, 6C B None I Cascade: 7B, 7C, 7D, 7E, 7F C None Chehalem: 8C C None J Chehalis: 9, 10 B Common Brief Nov-Mar Cornelius: iv 1 1IB, 1IIC, 'IID, 'IIE, 'IIF: 1 II Cornelius part ■ C None Kinton part _ ____ C None I Cornelius Variant: ____—__-12A, I2B, 12C _ C None Cove: . 13, 14 D Common Brief Dec-Apr [.1 Dayton: __ 15 _ D None Delena: I 16C D None Goble: 176, 17C, 17D, 17E, 18E, 18F C None Helvetia: 19B, 19C, I9D, I9E C None �_ 1-- . Hembre: 20E, 20F, 20G B None Li Hillsboro: -__ 21A, 21B, 21C, 2ID _ B None Huberly: 22 D None I Jory: 23B, 23C, 23D, 23E, 23F C None Kilchis: [' '24G: Kilchis part C None Klickitat part B None ------------------------ ------------------------ 1 LI - ,4 1 • When one considers data shown immediately below (imaged copied from the Stormwater . Management Manual for Western Washington—Table 2.3): Cover type and hydrologic condition. A B C D Curve Numbers for Pre-Development Conditions Pasture,grassland,or range-continuous forage for grazing: ` Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 . • Good(Woods are protected from grazing and.litter and brush adequately cover the soil). 30 55 70 77 • Curve Numbers for Post-Development Conditions Open space(lawns,parks,golf courses,cemeteries,landscaping,etc.) Fair condition(grass cover on 50%-75%of the area). 77 85 90 92 • Good condition(grass cover on>75%of the area) • 68 80 86 90 Impervious areas: Open water bodies:lakes.wetlands,ponds etc. 100 100 100 100 Paved parking lots,rood,driveways.etc. (exciudina right-of--way) 98 98 98 98 Porous Pavers'and Permeable Interlocking Concrete(assumed as 85%impervious and 15%lawn) • . Fair lawn condition(weighted average CNs). 95 96 .97 97 • _Good lawn condition.(weighted average CNs). 94 95 96 97 Paved 98 98 98 98 Gravel(including right-of-way) 76 85 89 91 Dirt(includin3right-of-way) 72 82 87 89 Pasture,grassland,or range-coninuous forage for grazing: Poor condition(ground cover<50%or heavily grazed with no mulch). 68 79 86 89 • Fair condition(ground cover 50%to 75%'and not heavily grazed). 49 69 79 84 • Good condition(ground cover>75%an4.lightly or only occasionally grazed) 39. 61 ?4 80 Woods: Poor(Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning). 45 66 77 83 Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 • Proposed Covenants • • • • • iME• - M MO N IME Z000 [6ZT5 ON %2I/LL] COLT NOW 5002/TZ/CO • DECLARATION OF RESTRICTIONS CONDITIONS AND COVENANTS APPLICABLE • TO BARROWS ROAD ESTATES I DECLARATION OF RESTRICTIONS,CONDITIONS,AND COVENANTS IS APPLICABLE TO BARROWS ROAD ESTATES. f_I WHEREAS,WINDWOOD CONSTRUCTION,INC.,HEREINAFTER REFFERED TO AS tl DECLARANT,IS OWNER OF CERTAIN REAL PROPERTY LOCATED IN COUNTY OF WASHINGTON,IN THE STATE OF OREGON,KNOWN AS BARROWS ROAD ESTATES,A DULY [I RECORDED PLAT. WHEREAS,THE DECLARANT WISHES TO MAKE PUBLIC ITS INTENTIONS TO CREATE LICURTAIN RESTRICTIVE CONDITIONS AND COVENANTS TO THIS OWNERSHIP OF SAID PROPERTY: [_1 NOW,THEREFORE THE DECLARANT DOES HEREAFTER CERTIFY AND DECLARE THAT THE l_1 FOLLOWING RESTRICTIONS,COMMONS AND COVENANTS SHALL BECOME AND ARE HEREBY MADE PART OF ALL CONVEYANCES OF LOTS WITHIN THE PLAT OF BARROWS ROAD ESTATES RECORDED ON( )PLAT BOOK ,PAGE OF THE PLAT RECORDS OF WASHINGTON COUNTY,OREGON AND THAT THE FOLLOWING RESTRICTIONS, CICONDITIONS AND COVENANTS SHALL BY REFEKENCL DECOME A PART OF ANY CONVEYANCES AND SHALL APPLY THERETO AS FULLY AND WITH THE SAME EFFECT AS `-' IF SET FORTH AT LARGE THEREIN. [II ARTICLE 1 [I LI C000 (6ZTS ON T/%L] COLT NON 5002/TZ/C0 • • I DEFINITIONS I ' I. "ASSOCIATION"SHALL MEAN AND REFER TO BARROWS ROAD ESTATES ( , HOMEOWNERS,AN OREGON NON-PROFIT CORPORATION,ITS SUCCESSORS AND ASSIGNS. 2. "BOARD OF DIRECTORS"IS THE DECLARANT SAO LONG AS HE IS OWNER AND ODESIRES TO BE THE BOARD OF DIRECTORS,AND THERE SHALL BE THREE(3) OWNERS SP.I.ECTED BY THE DECLARANT IN ACCORDANCE WITH THIS 111 DECLARATION. 3. "COMMON AREAS"SHALL MEAN THOSE AREAS OF LAND SHOWN OR DECLARED f' AS SUCH IN ANY RECORDED PLAT OF THE PROPERTY AS TRACTS A,AND B.AND ' ANY IMPROVEMENTS OF FACILITIES CONSTRUCTED OR PLACED THEREON WHICH ARE TNTRNDFf TO RR DEVOTED TO THE COMMON USE AND ENJOYMENT OF THE Lt OWNERS OF THE PROPERTY. • 4. "DECLARATION"SHALL MEAN THESE COVENANTS,CONDITIONS,AND RESTRICTIONS FOR BARROWS ROAD ESTATES AND ALL OTHER PROVISIONS AS SET FORTH IN THIS ENTIRE DOCIIMF.NT. L, 5. "LOT"SHALL MEAN EACH OF THE NUMBERED PARCELS OF LAND DESCRIBED IN THE PLAT. L' 6. "MEMBER"SHALL MEAN EVERY PERSON OR ENTITY WHO IS OWNER IN BARROWS ROAD ESTATES AND WHO HOLDS MEMBERSHIP IN THE ASSOCIATION. LI L' AR*11C;LE 11 [I PROPERTY SUBJECT TO THESE COVENANTS Lt INITIAL DEVELOPMENT [I LI I'00IJ [6ZTS ON X1/LL] COLT NOR SOOZ/TZ/C0 • • l' f' DECLARANT HERBY DECLARES THAT ALL OF THE REAL PROPERTY DESCRIBED ABOVE IS (( HELD AND SHALL BE HELD,CONVEYED,HYPOTHECATED,ENCUMBERED,USED, OCCUPIED AND IMPROVED SUBJECT TO THESE PROVISIONS. [' TRACTS I11 IITRACT"A"(PRIVATE STEET AND UTILITY EASEMENT)SHALL BE OWNED BY THE DECLARANTS,THEIR SUCCESSORS,OR ASSIGNS,ANI1 MAINTAINED PER COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED AS DOCUMENT NO. .WASHINGTON COUNTY DEED RECORDS,AND SHALL BE SUBJECT TO PUBLIC UTILITY EASEMENT.TRACT "B"IS FOR A WATER QUALITY,DETENTION FACILITIES,AND OPEN SPACE AND SHALL BE CISUBJECT TO A PUBLIC AND PRIVATE STORM T)RANAr1R BASEMENT. TRACT"B"SHALL BE OWNED AND MAINTAINED BY DECLARANT,THEIR SUCCESORS,OR ASSIGNS. OWNERS EASEMENT'S OF ENJOYMENT r SUBJECT TO THE PROVISIONS SET FORTH BELOW,EVERY OWNER SHALL HAVE A RIGHT ' AND EASEMENT OF ENJOYMENT IN AND TO THE COMMON AREAS AND THIS RIGHT SHALL [I PASS WITH THE TITLE OF EVERY LOT,SUBJECT"1'U A PUBLIC UTILITY ACCESS FOR.THE OPERATION,INSTALLATION,REPAIR,MAINTENANCE AND REPLACEMENT OF PUBLIC UTILITIES INCLUDING BUT NOT LIMITED TO SANITARY SEWER, WATER,STORM C' DRAINAGE,NATURAL GAS,CABLE TELEVISION,ELECTRICAL POWER,AND PRIVATE SECURITY,PRIVATE IRRIGATION SYSTEMS,AND PRIVATE LIGHTING, 1' EXTENT OF OWNER'S EASEMENTS LI THE RIGHTS OF ENJOYMENT CREATED HEREI3 Y SHALL BE SUBJECT TO THE FOLLOWING: LI 9000 [6ZTS OH PI/%,L] COLT NOR 900Z/TZ/£0 • • • I A. THE RIGHT OF THE ASSOCIATION TO LIMIT THE NUMBER OF GUESTS OF jOWNERS. B. THE RIGHT OF THE ASSOCIATION TO CHARGE REASONABLE FEES FOR THE USE AND MAINTENANCE OF THE COMMON AREAS,STREETS,AND WALKWAYS.THIS RIGHT TO CHARGE FEES SHALL INCLUDE THE RIGHT TO LEVY LIENS ON ANY PROPERTY AND CHANGE INTEREST FOR ANY FEES NOT PAID BY THE OWNER(S)IN ACCORDANCE WITH THE PROVISIONS HEREOF. (' ARTICLE IIT [' OWNERS ASSOCIATION 1 1. ORGANIZATION_THE DRCT,AR ANT SHALL ORGANIZE AN ASSOCIATION OF ALL LI OWNERS OF LOTS WHICH SHALL BE ORGANIZED UNDER THE NAME BARROWS ROAD ESTATES HOMEOWNERS ASSOCIATION.MEMBERSHIP IN THE ASSOCIATION SHALL BE TIED TO AND MAY NOT BE SEPARATED FROM OWNERSHIP OF ANY LOT. THE ASSOCIATION SHALL BE ORGANIZED AS A NON-PROFIT CORPORATION [11 UNDER THE LAWS OF THE STATE OF OREGON.THE ARTICLES OF INCORPORATION OF THE ASSOCIATION SHALL PROVIDE FOR ITS PERPETUAL EXISTENCE,BUT IN LITHE EVENT THE AssOCIA11ON IS AT ANY TIME DISSOLVED,WHETHER INADVERTANTLY OR DELIBERATLY,IT SHALL BE AUTOMATICALLY SUCCF.RT)T?T) •L' BY AN UNINCORPORATED ASSOCIATION OF THE SAME NAME.IN THAT EVENT, ALL OF THE PROPERTY,POWERS,AND OBLIGATION OF THE INCORPORATED LASSOCIATION EXISTING IMMEDIATELY PKIUIZ 10 ITS DISSOLUTION SHALL THEREUPON AUTOMATICALLY VEST IN THE SUCCESSOR.UNINCORPORATED ASSOCIATION AND SUCH VESTING SHALL THEREAFTER BE CONFIRMED AN LI EVIDENCED BY APPROPRIATE CONVEYANCES AND ASSIGNMENTS BY THE INCORPORATED ASSOCIATION. L' • LI 9000 [6ZTS ON %2I/%Z) CO:LT NOI4 SOOZ/TZ/C0 • • it 11 ARTICLE IV RESIDENTIAL COVENANTS 1I i.ANT)TIRE ANT)RI III.flING TYPE FOR ATTACHED HOMES NO LOT SHALL BE USED EXCEPT FOR RESIDENTIAL PURPOSES.NO BUILDING SHALL BE ERECTED,ALTERED,PLACED OR PERMITTED TO REMAIN ON ANY LOT OTHER THAN ONE ATTACHED SINGLE FAMILY()WELLING,NOT TO EXCEED THREE STORIES IN HEIGHT FROM STREET LEVEL AND AN ATTACHED PRIVATE GARAGE FOR NOT LESS THAN ONE(I)CAR.THE FOREGOING PROVISIONS SHALL NOT EXCLUDE THE coNsTRuc-PION OF A PRIVATE GREENHOUSE AND STORAGE SHED, PROVIDED THE LILOCATION OF SUCH STRUCTURES ARE IN CONFORMITY WITH TFTR APPLICABLE MUNICIPAL REGULATIONS,AND 1S COMPATIBLE IN DESIGN AND DECORATION WITH THE RESIDENCE CONSTRUCTED ON SUCH LOT AND IS APPROVED IN WRITING BY LII DECLARANT. NO LOT SHALL BE SUBDIVIDED INTO TWO OR MORE LOTS BY AN INDIVIDUAL LOT OWNER EVEN IF THE LOT SIZES AND ZONING WOULD ALLOW FOR SUCH PARTITION OF LAND.THE FOREGOING PROVISIONS SHALL NOT EXCLUDE THE DECLARANT FROM MAKING LOT SIZE ADJUSTMENTS,LOT LINE REVISIONS/ADJUSTMENTS THAT MAY LIRESULT IN THE ADDITION OF ONE OR MORE LOTS AS LONG AS THE ADJUSTMENT IS APPROVED BY THE CITY OF TIGARD AND CONFORMS TO THE ORIGINAL �! DEVELOPMENT APPROVALS. [II THE PROVISIONS OF THIS SECTION SHALL NOT BE DEEMED TO PROHIBIT THE RIGHT LIOF ANY HOMEBUILDER TO CONSTRUCT RESIDENCES ON ANY LOT,TO STORE CONSTRUCTION MATERIALS AND EQUIPMENT ON SAID LOTS IN THE NORMAL LI • 1:11 L00I j [6Z15 ON %2I/AZ] CO:LT NOJQ 5002/TZ/£0 fl COURSE OF CONSTRUCTION,AND TO USE A SINGLE FAMILY RESIDENCE AS A SALES OFFICE OR A MOBILE HOME FOR THE PUPOSES OF SALES IN BARROWS ROAD ESTATES. fl ALL BUILDINGS CONSTRIIC:TF.T)SHALL CONFORM TO EXISTING CITY OF TIGARD BUILDING AND ZONING CODES.ANY IMPROVEMENTS MADE TO ANY LOT(INCLUDING LANDSCAPING)WITHIN THE CITY OR COUNTY RIGHT OF WAY SHALL REQUIRE THE PRIOR WRITTEN APPROVAL OF THE CITY OF TIGARD. [I DWELLING SIZE FOR SINGLE FAMILY DWELLING SIZE:THE GROUND FLOOR AREA OF THE ANY STRUCTURE OF ANY HOUSE, LIINCLUDING GARAGES. SHALL NOT BE LESS THAN 600 SQUARE FEET,FOR A T-mrr,. STORY DWELLING. CI EASEMENTS FOR THE INSTALLATION AND MAINTENANCE OF UTILITIES AND DRAINAGE I' FACILITIES ARE RESERVED AS SHOWN ON THE RECORDED PLAT. SOME PUBLIC EASEMENTS INCLUDE ACCESS DRIVEWAYS WHICH SHALL BE ICEP'1'FREE OF DEBRIS AND OBSTRUCTIONS(FENCES,ETC.)AT ALL TIMES.NO REFUSE DUMPING IS L1ALLOWED IN THESE AREAS.LOT OWNERS SHALL BE RESPONSIBLE FOR THE MAINTENANCE AND REPAIR OF ANY PRIVATE UTILITIES LOCATED IN PRIVATE LIUTILITY EASEMENTS.LOT OWNERS WITH PRIVATE STORM DRAIN FACILITIES LILOCATED IN PRIVATE UTLITY EASEMENTS(RECIPROCAL DRAINAGE EASEMENTS, WHICH ALLOW FOR CROSS-LOT DRAINAGE FROM NEIGHBORING PROPERTIES,SHALL [I BE REQUIRED AT ALL TIMES TO KEEP SAID DRAINAGE FREE AND CLEAR OF (� OBSTRUCTIONS AND SHALL NOT ALTER THE DIRECTION AND FLOW OF SAID L' [I 9OOIn [6ZTS ON PULL] CO:LT NON BOOZ/TZ/C0 I • • I DRAINAGE LINES.THE COST OF COMMON MAINTENANCE OF PRIVATE DRAINAGE PIPES FOR THE BENEFIT OF ALL OWNERS ALONG A SHARED DRAINAGE LINE SHALL BE SHARED EQUALLY AMONG ALL OWNERS ALONG A SHARED DRAINAGE PIPE.COST TO REPAIR A DAMAGED DRAIN LINE DUE TO AN INDIVIDUAL LOT OWNER,SHALL BE THE SOT RI?SPONSMILITY OF THE INDIVDUAL LOT OWNER CAUSING THE DAMAGE TO THE DRAIN LINE. NUISANCES 1.1 NO NOXIOUS OR OFFENSIVE ACTIVITY SHALL BE CARRIED ON UPON ANY LOT,NOR 11 SHALL ANYTHING BE DONE THEREUPON WHICH MAY BECOME AN ANNOYANCE OR NUISANCE TO THE NEIGHBORHOOD. �I 1 PARKING PARKING OF BOATS,TRArLERS,MO'T'ORCYCLES,ONE TON OR LARGER TRUCKS, [11� TRUCK-CAMPERS AND THE LIKE EQUIPMENT SHALL NOT BE ALLOWED ON ANY PART OF SAID PROPERTY NOR ON PRIVATE WAYS ADJACENT THERETO EXCEPTING WHEN j PARKED IN THE CONFINES OF AN ENCLOSED GARAGE. LI VEHICLES TN DISREPAIR LI NO OWNER SHALL PERMIT ANY VEHICLE THAT IS IN AN EXTREME STATE OF L DISREPAIR TO 1313 ABANDONED OR TO REMAIN'PARKED UPON ANY LOT OR ON THE LIOPEN SPACE OR ON ANY STREET FOR A PERIOD IN EXCESS OF FORTY-EIGHT(48) HOURS.A VEHICLE SHALL BE IN SAID"EXTREME STATE OF DISREPAIR"WHEN ITS LIPRESENCE OFFENDS THE OCCUPANTS OF TWO(2)OR MORE LOT OWNERS OF THE NEIGHBORHOOD. [I [1 • 6000 [6ZTS OH 12I/%.L] CO:LT NON SOO /TZ/C0 • • I i, FENCES AND HEDGES i� AS DEFINED IN THIS SECTION,"FENCING"SHALL MEAN ANY BARRIER OR WALL OTHER THAN NATURAL LIVING ORGANIC VEGETATION,INCI.1JIlING TREES AND SHRUBS.PLANTING OR SIGHT OBSCURING FENCES SHALL NOT EXCEED FOUR(4)IN HEIGHT IN THE FRONT YARD OR ON SIDE LOT LINES FORWARD OF THE BUILDING LINE Wait.i lilr URE,NIEST SETBACK ON THE LOT OR ADJOINING RESIDENTIAL LOT. THE MAXIMUM HEIGHT OF A SIGHT OBSCURING FENCE LOCATED ON THE REMAINDER OF THE LOT SHALL BE SIX(6)FEET.FENCES SHALL BE WELL CONSTRUCTED OF QUALITY WOOD FENCING MATERIALS,DESIGNED AS A"GOOD NEIGHBOR BOARD ON BOARD FENCE"WITH A WOW)CAP OR VINYL CLAD CHAIN [I LINK.ALL FENCES SHALL BE APPROVED IN WRITING BY DECLARANT PRIOR TO r CONSTRUCTION AND SHALL NOT DETRACT FROM THE APPEARANCES OF THE DWELLING HOUSES LOCATED ON ADJACENT LOTS OR BE OFFENSIVE TO THE OWNERS OR OCCUPANTS THEREOF.SIDE AND REPAIR YARD PLANTINGS SHALL BE SI'Z'ED SO AS ' NOT TO OBSTRUCT VIEW CORRIDORS OF ADJACENT PROPERTIES. SIGNS iii NO SIGNS SHALL BE ERECTED ON ANY LOT EXCEPT THAT NOT MORE THAN ONE"FOR LiSALE"SIGN"PLACED BY THE OWNER,THE DECLARANT OR BY A LICENSED REAL ESTATE AGENT,NOT EXCEEDING TWENTY-FOUR(24)INCHES HIGH AND THRITY-SIX FI (36)INCHES LONG,MAY BE TEMPORARILY DISPLAYED ON ANY LOT.THIS RESTRICTION SHALL NOT PROHIBIT THE TEMPORARY PLACEMENT OF"POLITICAL" <� SIGNS ON ANY LOT BY THE OWNER,OR PLACEMENT OF A PROFESSIONAL PROJECT SIGN BY DECLARANT,WHICH MUST COMPLY WITH THE CITY OF TIGARD SIGN [i LI OTO(O [6ZT2 ON 12I/1Z) CO:LI NON 5002/TZ/CO • • I ORDINANCES.SAID PROJECT SIGN WILL BE ON ANY LOT CHOSEN BY THE DECLARANT FOR THE DURATION OF SALES ON THE PROJECT. 111 TEMPORARY STRUCTURES NO STRUCTURE OF A TEMPORARY CHARACTER,TRAILER,BASEMENT,SHACK, GARAGE,BARN OR OTHER OUTBUILDING SHALL BE USED ON ANY LOT AT ANY TIME AS A RESIDENCE WHETHER TEMPORARILY OR PERMANENTLY. TENTS USED FOR i RECREATIONAL PURPOSES WILL BE I.TMTTF.D TO SEVEN(1)CONSECUTIVE DAYS. I.. LIVESTOCK AND POULTRY NO ANIMALS,LIVESTOCK OR POULTRY OF ANY KIND SHALL BE RAISED,BRED.OR L' KEPT ON ANY LOT EXCEPT A REASONABLE NUMBER(2 TOTAL)OF DOGS,CATS,OR L OTHER HOUSEHOLD PETS MAY BE KEPT PROVIDED THAT THEY ARE NOT KEPT,BRED, rr OR MAINTAINED FOR ANY COMMERCIAL MOUSES. LIGARBAGE AND REFUSE DISPOSAL i NO LOT OR OPEN SPACE SHALL BE USED OR MAINTAINED AS A DUMPING GROUND t._ FOR RUBBISH,TRASH,GARBAGE OR.OTHER EQUIPMENT FOR THE STORAGE OR DISPOSAL OP SUCH MATERIALS SHALL BE KEPT IN A CLEAN AND SANITARY [11 CONDITION. [I UTILITIES ALL PLUMBING FACILITTES SHALL COMPLY WITH THE REQUIREMENTS OF THE PLUMBING CODE FOR THE CITY OF TIGARD.NO OUTDOOR OVEKHEAD WIRE OR LI L (' TTOTj [6ZTS ON %2I/%Z] CO:LT NOW SOOZ/TZ/C0 t _ • • fl SERVICE DROP FOR THE DISTRIBUTION OF ELECTRIC ENERGY OR FOR TELE- COMMUNICATION PURPOSES,NOR ANY POLE,TOWER,OR OTHER STRUCTURE I SUPPORTING SAID OUTDOOR OVERHEAD WIRES SMALL BE ERECTED,PLACED OR 1. MAINTAINED WITHIN BARROWS ROAD ESTATES.ALL OWNERS OF LOTS WITHIN THE SUBDIVISION,THEIR HEIRS,SUCCESSORS AND ASSIGNS SHALL USE UNDERGROUND SERVICE WIRES TO CONNECT THEIR PREMISES ANt)STRUCTURES BUILT THEREON TO THE UNDERGROUND ELECTRIC,TELEPHONE,OR CABLE TV UTLITY FACILITIES PROVIDED. Il MAINTENANCE Ii ALL LOTS,AT ALL TIMES SHALL BE KEPT IN A NEAT AN ORDERLY CONDITION FREE OP BRUSH,VINES,WEEDS AND SEBRIS AND THE GRASS THEREON Cr TT OR MOWED AT LIISUFFICIENT INTERVALS TO PREVENT CREATION OF A NUISANCE OR FIRE HAZARD. HUISNESS AND COMMERCIAL USES [I • NO GOODS,EQUIPMENT,VEHICLES,MATERIALS OR SUPPLIES USED IN CONNECTION WITH ANY TRADE,SERVICE,OR BUISINESS SHALL BE KEPT OR STORED OUTSIDE OF 1 THE HOUSE OR GARAGE ON ANY LOT,TO STORE CONS IRUC:TION EQUIPMENT AND MATERIALS ON SAID LOTS IN THE NORMAL COURSE OF SAID CONSTRUCTION.AND TO USE ANY SINGLE FAMILY RESIDENCES AS A SALES OFFICE OR MODEL HOME FOR PURPOSES OF SALES IN BARROWS ROAD ESTATES. CILANDSCAPE COMPLETION Cl [I ZTOO [6ZTS ON DI/%.L] COLT NOIQ SOO /TZ/C0 • • 11 ALL FRONT AND REAR LANDSCAPING MUST BE COMPLETED WITHIN SIX(6)MONTHS IIOF THE DATE POSTING NOTICE OF COMPLETION OR THE DATE OF OCCUPANCY OF THE RESIDENCE CONSTRUCTED THEREON,WHICHEVER OCCURS FIRST. 11 ANTENNAS AND SERVICR PAC:II.ITI A 11 EXTERIOR ANTENNAS SHALL NOT BE PERMITTED TO BE PLACED UPON ANY ROOF OF ANY STRUCTURE SO AS NOT TO BE VIEWED FROM THE STREET OR OTHER LOTS. IIANTENNA SATELITE DISHES ARE ALLOWED ON ANY LOT NO BASKETBALL HOOPS OR SIMILAR EQUIPMENT SHALL BE ATTACHED TO THE OUTSIDE OF ANY HOME. EXTERIOR MA'I'BR IA LS AND FACILITIES [I EACH DWELLING SHALL BE CONSTRUCTED WITH A MINIMUM SQUARE FOOTAGE PER LIARTICLE 1,PARAGRAPH 2,FULLY FINISHED,EXCLUDING NON-HABITABLE iiAPPURTENANCES SUCH AS GARAGES OR I✓NCLOSIill PORCHES_ t_1 CIEACH DWELLING SHAIL.,BE CONSTRUCTED USING CONVENTIONAL DOUBLE-WALL WOOD FRAMING,EXCEPT WHEN USING ALLOWED PLYWOOD SIDING DESCRIBED 1N ElT E NEXT PARAGRAPH. LISIDING MATERIAL SHALL BE NATURAL WOOD MATERIAL,OR HAVE THE APPEARENCE OF NATURAL WOOD,MASONARY BLOCK,STONE,STUCCO,OR A FlCOMEINATION OF TIIESE.MANUFACTURED WOOD SIDING 1S ALLOWED.PLYWOOD CISIDING SHALL BE ALLOWED ON THE NON-STREET SIDE OF HOMES ONLY. CICOMPOSITION ROOFING MATERIAL WILL BE PERMITTED.ANY ROOFING MATERIAL, OTIIER THAN WOOD,TILE,OR ASPHALT COMPOSITION IS NOT PERMITTED.WINDOW LI El CTOIj [6ZTS ON XII/XZ] CO:LT NOR SOOZ/TZ/CO • • 1 FRAMES WILL BE EITHER BRONZE TONE,WHITE VINYL,OFF-WHITE OR.WOOD.NO MILL GRADE ALUMINUM FRAMES WILL BE PERMITTED. IITHE LOCATION,COLOR,SIZE,DESIGN,LETTERING AND OTHER PARTICULARS FOR PAPER DELIVERY'BOXES SHALT.RR ST TRWCT TO A PPR OVAL OF DECLARANT_ WINDOW COVERINGS OTHER THAN COMMERCIALLY PRODUCED CURTAIN, SHUTTERS,DRAPES OR BLINDS OR THOSE NON-COMMERCIALLY PRODUCED 111 CURTAINS.SHUTTERS,DRAPES OR BLINDS OF COMPATIBLE QUALTTY TO TFTOSP'MAT ARE COMMERCIALLY PRODUCED,SHALL NOT BE PERMITTED TO BE VISIBLE FROM 1 ANY PUBLIC STREET OR OCCUPIED NEIGIMORING LOT AT ANY TIME AFTER OCCUPANCY OF DWELLING, 11 IIARTICLE V fIARCHITECTURAL CONTROL 11 ARCHTECTURAL CONTROL SHALL BE BY THE DECLARANT.THE DECLARANT SHALL APPROVE ALL PLANS AND SPECIFICATIONS OF HOUSES TO HE CONSTRUCTED IN • BARROWS ROAD ESTATES SUBDIVISION IN WRITING.IN THE EVENT THAT THE DECLARANT FAILS TO APPROVE OR DISSAPPROVE OF THE PLANS AND SPECIFICATIONS WITHIN 30 DAYS AFTER THEY HAVE BEEN SUBMITTED,OR IN ANY LIEVENT,IF NO SUIT TO ENJOIN CONSTRUCTION HAS BEEN COMMENCED PRIOR TO THE COMPLETION THEREOF,APPROVAL WILL NOT BE REQUIRED AND THE RELATED COVENANTS SHALL BE DEEMED TO HAVE BEEN FULLY COMPLIED WITH. LI LI LI • I'TOj [6ZIS OII %?I/LL] COLT NOR SOOZ/TZ/C0 UI • t! rr DECLARANT RESERVES THE RIGHT TO REASONABLY WAIVE OR MODIFY THE TERMS OF THIS DECLARATION AS PART OF THE PROCESS OF APPROVING PLANS AND `` SPECIFICATIONS ON A CASE BY CASE BASIS. fI THE DECLARANT OR ANY DESIGNEE OF THE DECLARANT SHALT.NOT RR LIABLE TO ..I ANY OWNER,BUILDER OR DEVELOPER FOR ANY DAMAGE, LOSS OR PREJUDICE LISUFFERED OR CLAIMED DUE TO ANY ACTION OR FAILURE TO ACT BY THE DECLARANT OR ITS DESIGNEE,PROVIDED THAT THE DECLARANT OR DESIGNEE,IN I- ACCORDANCE WITH ACTUAL KNOWLEDGE POSSESSED BY IT,ACTED IN GOOD FAITH. ARTICLE VI C.. L' MAINTENANCE 1 AFFIRMATIVE DUTY OF MAINTENANCE;_THE ASSOCIATION SHALL USE GOOD AND r' RCASONADLI3 JUDGEMENT IN MAINTAINING AND GENERALLY KEEPING IN GOOD ORDER AND REPAIR AND KEEPING CLEAR OF RUBBISH,THE EXTERIOR OF ANY IMPROVEMENT ON ANY LOT OR COMMON AREA. L_, l' 2. MAINTENANCE OF COMMON AREA;THE ASSOCIATION SHALL PROVIDE FOR MAINTENANCE AND REPAIR OF THE PRIVATE,COMMON ROADS FOR THE USE OF [11 ALL RESIDENTS WHICH ARE DESIGNATED ON THE PLAT AS THE COMMON AREAS FOR THE USE AND ENJOYMENT OF ALL.TRACT"A"IS A PRIVATE ROADWAY AND LIPUBLIC AND PRIVATE UTILITY EASEMENT.TRACT"D"IS A STORM AND OPEN SPACE TRACT WITH A BLANKET DRAINAGE&UTILITY EASEMENT BENEFITTING THE CITY [I 3. WATER QUALITY AND DETENTION FACILITY MAINTENANCE;THE WATER QUALITY FACILITY IS TO DL MAINTAINED BY THE HOMEOWNERS ASSOCIATION CI CI 5TOtj [6ZT5 ON 312I/%Z] CO:LI NON 5002/TZ/C0 it • • II WITH THE POLLOWING REQUIREMENTS:A)INSPECTAND MAINTAIN THE FACILITY j1AS PER.STORMWATER MANAGEMENT RECOMMENDED INTERVALS AND INSTRUCTIONS. 4. NATIVE PLANTINGS;IT IS REQUIRED THAT THE NATIVE PLANTINGS THAT DO NOT ( SURVIVE AS REQUIRED RY THE AGENCY PERMITS MUST BE REPLACED AND THAT l-� REPLACEMENT PLANTS MUST BE MAINTAINED AS REQUIRED BY THE AGENCY OR fFOR 2 YEARS,WHICHEVER IS LONGER_FOLLOWING THE REPLACEMENT,THE CC&R'S SHALL OBLIGATE THE PRIVATE PROPERTY OWNERS WITHIN THE SUBDIVISION TO CREATE A HOMEOWNERS ASSOCIATION TO FNSITR'E TRAT THE PLANTINGS ARE MAINTAINED. [I ALL TREES(ItEATER THAN 12"IN DIAMETER SHALL NOT BE REMOVED UNLESS THE TREE DIES OR IS HAZARDOUS ACCORDING TO A CERTIFIED ARBORIST.A COPY OF THE DEED 1.1 RESTRICTION DOCUMENT SHALL BE REVIEWED AND APPROVED BY THE CITY PRIOR TO FINAL PLAT APPROVAL.THE HOMEOWNERS ASSOCIATION WILL REVIEW AND APPROVE REQUESTS FOR REMOVAL OF A TREE THAT IS 12"IN DIAMETER OR LARGER.AFTER THE �.1 MAJORITY OF UNITS HAVE BEEN SOLD.UNTIL THAT TIME,THE CITY SHALL REVIEW SUCH REQUESTS. [I ARTICLE VII COVENANT FOR MAINTENANCE ASSESSMENTS [1 1. ANNUAL ASSESSMENTS THE ASSOCIATION SHALL HAVE THE AUTHORITY TO l 1 LEVY ANNUAL ASSESSMMENTS TO PAY ALL EXPENSES ASSOCIATED WITH THE C1 ASSOCAITION PERFORMANCE OF ITS POWERS,DUTIES,AND RESPONSIBILITES UNDER THIS DECLARATION,AS WELL AS TO PAY ALL PROPERTY TAXES, LILIGHTING,INSURANCE,MAINTENANCE AND OTHER EXPENSES INCURRED WITH RESPECT TO THE COMMON AREAS AND ANY AREAS THE ASSOCIATION MAY CI [1. 9T00 [6ZTS ON DI/XL] COLT NON 5002/TZ/C0 • • i AGREE(PURSUANT TO AN EASEMENT OR OTHERWISE)TO MAINTAIN,AND TIM IMPROVEMENTS THEREON.WATER IS PAID BY THE ASSOCIATION ASSESSMENTS. THE AMOUNT OF EACH ANNUAL ASSESSMENT SHALL BE DETERMINED IN ACCORDANCE WITH TI-TB ANNUAL OPERATING BUDGET APPROVED AT THE I t BOARD'S ANNTJAT.MRF.TING.TH'R ASSOCIATION SHALL BILL EACH OWNER FOR EACH OWNERS SHARE OF THE ASSESMENTS ON AN ANNUAL,QUARTERLY OR MONTHLY BASIS,AS THE BOARD MAY DETERMINE.EACH OWNER SHALL PAY ASSESSMENT ANY SUCH ASS WITHIN 30 DAYS AFTER THE DATE OF BILLING. III2. INITIAL ASSESSMENT;THE INTIAL ASSF.SSMF.NT SHALL RE FIFTY DOLLARS(50.00) PER/MONTH ASSESSED ANNUALLY ON JANUARY 10m.THE INTIAL ASSESSMENT [I SHALL REMAIN IN EFFECT AND CONTINUE UNTIL ANNUAL ASSESSMENT DUES REPLACE'!'HEM FOLLOWING THE TURNOVER MEETING AT WHICH TIME THE OWNERS SHALL VOTE ON AN ANNUAL OPERATING BUDGET FOR.THE ASSOCIATION AND THE DATE OF COMMENCEMENT OF THE ANNUAL ASSESSMENT. r, 3. ANNUAL OPERATING BUDGET.FOLLOWING THE TURNOVER OF MANAGEMENT OF L THE ASSOCIATION TO MEMBERS,EACH LOT SHALL HAVE ONE VOTE.AND THE 1' BOARD OF DIRECTORS SHALL PREPARE AN ANNUAL OPERATING BUDGET FOR APPROVAL BY A MAJORITY OF THE MEMBERSHIP VOTE.THE BUDGET SHALL FIX L' THE AMOUNT OF THE ANNUAL ASSESSMENT AGAINST EACH LOT.'ME BOARD, THROUGH ITS TREASURER,SHALL GIVE THE OWNERS SUBJECT THERETO WRITTEN NOTICE OF SUCH ASSESSMENT AT LEAST 30 DAYS IN ADVANCE OF THE DUE DATE OF SUCH ASSESSMENT. E-11 4. CREATION OF A LIEN.PERSONAL OBLIGATION OF ASSESMENT.EACH OWNER OF r ANY LOT AND HOME BY ACCEPTANCE OF THE DEED THEREFORE,WHETHER OR [II NOT IT SHALL BE EXPRESSED IN ANY SUCH DEED OR OTHER CONVEYANCE, SHALL BE SO EXPRESSED IN ANY SUCH DEED OR OTHER CONVEYANCE,SHALL BE DEEMED TO COVENANT AND AGREE TO PAY THE ASSOCIATION,ANNUAL CI LTO IJ [6ZT9 ON DI/LL] COLT NOW 5002/TZ/C0 11 • • [1 ASSESSMENTS AND SPECIAL ASSESSMENTS FOR THE MATh TENACNE BY THE ASSOCIATION PURSUANT TO THIS DECLARATION.SUCH ASSESSMENTS SHALL BE FIXED,ESTABLISHED AND COLLECTED FROM TIME TO TIME AS HEREIN BEFORE PROVIDED.THE ANNUAL AND SPECIAL ASSESSMENTS,TOGETHER WITH SUCH INTEREST THERON AND COSTS OF COLLECTION THRRRCF AS HEREINAFTER F1PROVIDED,SHALL ALSO BE A PERSONAL OBLIGATION OP THE PERSON WHO IS OWNER.OF SUCH PROPERTY AT THE TIME WHEN ASSIGNMENTS FELL DUE. SUCH 1:11 I'EKSONNAL OBLIGATION SHALL NOT PASS TO HIS SUCCESSORS IN TITLE UNLESS [1 EXPRESSLY ASSUMED BY THEM EXCEPT IN THE EVENT OF PASSAGE.OF TITER:OR DEATH OR FORECLOSURE IN WHICH CASE THE LIEN FOR UNPAID ASSESSMENTS ' SHALL SURVIVE THE PASSAGE OF TITLE. LIARTICLE VIII GENERAL PROVISIONS TERMS F1 THESE COVENANTS ARE TO RUN WITH THE LAND AND SHALL BE BINDING ON ALL CIPARTIES AND ALL PERSONS CLAIMING UNDER THEM UNTIL AMENDED OR REVOKED IN THE MANNER PROVIDED HEREIN.THESE COVENENTS CAN BE TERMINATED AND [' REVOKED OR AMENDED ONLY BY DULY RECORDING AN INSTRUMENT WHICH CONTAINS AN AGREEMENT PROVIDING FOR TERMINATION AND REVOCATION OR [' AMENDMENT,AND WHICH IS SIGNED 13Y TIM OWNERS OF A MAJORITY OP THE PLATTED LOTS,PROVIDED UNTIL SUCH TIME AS THE DECLARANT HAS SOLD ALL OF [1 THE LOTS OF BARROWS ROAD ESTATES,ONLY THE DECLARANT SHALL HAVE THE RIGHT TO AMEND THIS DECLARATION. [1 11 STO j [MS ON 12I/Yij COLT NOR SOOZ/TZ/C0 • • I COMPLETION OF CONSTRUCTION ( LOT OWNERS SHALL SUBSEQUENTLY COMPLETE THE CONSTRUCTION OP A HOUSE TO BE BUILT UPON ANY LOT SUBJECT TO THIS DECLARATION WITHIN ONE(1)YEAR OF THE DATE OF CLOSING AND COMPLETE THE EXTERIOR OF THE HOUSE WITHIN SIX(6) Il MONTHS OF THE SETTING OF THE HOUSE'FOUNDATION.EXCEPTIONS TO THIS SHALL REQUIRE WRITTEN APPROVAL FROM THE DECLARANT. ENFORCEMENT SHOULD ANY PERSON VIOLATE OR ATTEMPT TO VIOLATE ANY OF THE PROVISIONS OF THESE COVENANTS,ANY PERSON OR PERSONS OWNING ANY REAL PROPERTY l� F.MRRACRI)WITH-11N Tl-IR PLAT,INCLUDING THE DECLARANT,AT ITS OR.THEIR OPTION,SHALL HAVE FULL POWER AND AUTHORITY TO PROSECUTE ANY PROCEEDING AT LAW OR IN EQUITY AGAINST THE PERSON OR PERSONS VIOLATING [II OR ATTEMPTING TO VIOLATE ANY OF THE SAM COVENANTS,EITHER TO PREVENT THE DOING OF SUCH,OR TO RECOVER.DAMAGES SI'STA1NEh BY REASON OP SUCH LtVIOLATION.FAILURE BY ANY OWNER TO ENFORCE ANY COVENANT OR RESTRICTION ( HEREIN CONTAINED SHALL IN NO EVENT BE DEEMED A WAIVER OF THE RIGHT TO DO L, SO THEREAFTER. LIEXPENSES AND ATTORNEY'S FEES IN THE EVENT ANY PERSON OR PERSONS OWNING ANY REAL PROPERTY EMBRACED WITHIN THE PLAT OF BARROWS ROAD ESTATES INCLUDING THE DECLARANT,SHALT. BRING ANY SUIT OR ACTION TO ENFORCE THESE COVENANTS,THE PREVAILING PARTY SHALL BE ENTITLED TO RECOVER ALL COSTS AND EXPENSES INCURRED BY HIM IN CONNECTION WITH SUCH Surr OR ACTION,INCLUDING SUCH AMOUNTS AS J' 6i0 [6ZT5 ON PI/%Z) CO:LT NON 5OO /TZ/C0 (I • • (I THE COURT MAY DETERMINE TO BE REASONABLE ATTORNEY'S FEES AT TRIAL AND IIUPON ANY APPEAL THEREAFTER IISERVABILITY 11 INVALIDATION OF ANY ONE OF THESE COVENANTS BY JUDGEMENT OR COURT ORDER SHALL IN NO WAY AFFECT ANY OF THE OTHER PROVISIONS,WHICH SHALL l REMAIN IN FULL FORCE AND EFFECT. [I LIMITATION OF LIABILITY OF DECLARANT [I NEITHER 1)ECLARAN'I'NOR ANY OFFICER OR DIRECTOR THEREOF,SHALL 135 LIABLE rr TO ANY OWNER ON ACCOUNT OF ANY ACTION OR FAILURE TO ACT OF DECLARANT II IN PERFORMING ITS DUTIES OR RIGHT HEREUNDER,PROVIDED THAT THE CIDECLARANT,HAS IN ACCORDANCE WITH ACTUAL KNOWLEDGE POSSESSED BY IT, CIACTED 1N GOOD FAITH. CI [I . [I IN WITNESS WHEREOF,THE UNDERSIGNED HAS CAUSED THIS DECLARATION TO BE DULY EXECUTED THE DAY AND YEAR FIRST ABOVE WRITTEN. [I CI E ()ZOO [6ZT5 ON DI/LL) CO:LT NON 5OO /TZ/EO II • f (I I1 Windwood Construction,lac.,an Oregon Corporation �1 President Dale Richards • II State of Oregon 1.1 County of Washington [i Be it remembered,That on this day of 20 ,before me,the [I • undersigned,a notary Public in and for said County and State,personally appeared the within named Date Richards,President of Windwood Construction,Inc.,an Oregon Corporation known to me to be [I the identical individual described in and who executed the within instrument and acknowledged to me [I that he executed the sauce freely and voluntarily. [i NOTARY PUBLIC FOR THE STATE OP OREGON _r My commission expires: [I Ci Ei CI El Traffic Analysis • • 111111 NM ME 111. NM 1.0 ME MI NM Ern WM 1111. • • • r II M I� KURAHASHI , ASSOCI.ATE IiVG. r' April 6, 2005 ACCESS REPORT- (Required by Section 18.705.030 of the Tigard Community Development Code) Ii This report is to verify the locations of driveways and future driveways to the sites on Barrows Road r' within 200 feet of this collector. Our measurements indicate no accesses within 200' except the condominium or single family attached units across from the site. The drawing provided shows this access across from the new private street. [11 L' Sincerely, [I Gregory Kurahashi,P.E. [ Kurahashi &Associates,Inc. ri - 10,053 ~I de5 s-' Oxp,he C�3 • 15580 SW Jay Street,Suite 200;Beaverton,Oregon 97006 Phone: (503)644-6842;Fax: (503)644-9731 • • • ' • oe oar II . l WC . ,�.ECOSIMIS• [1.11 - 7"-. �t 1N[f 3 W 105 a el 1 J• p VI OAKS L %) )■('• 6/30/2005�a C o� a• I . v 02 id Q' z K)0 ty [I! W w rn W oWo 260.93' DRIVEWAY TO NEW ACCESS 1 _ NO ACCESSES OR POTENTIAL ACCESSES �" �-o IF FOR 200' THAT ARE NOT IN SENSITIVE AREA Q �- id - - - - - I--- z a a[ . S.W. BARROWS ROAD - o o 229.87' DRIVEWAY TO NEW ACCESS W v �,_\ . ' z o L a 4 - r A 0Za Li N / w r! zicz o � CLOSED FOR � I o� � �� EMERGENCY � 6 8 a�a , i 9 1 0, 14 16 �� ; a ACCESS ONLY p X� \` z \\ J/ ° J Li I. 6-..C7 �'' Z ii.%iiii i t./J /. A I A /. A. A A /rrzmiaw" <u) %.27 AY Apr Adar ArAr Aar All MI 0 orAmitilro no in fr )._ to tr k. L, c / Q /'• + CO - - LL \\ 0." � - i . . '� 18 19 Ilign ��.��! \ C \ Qoc,�¢� KUROCIA HI 42;;" z -4- laedscape Arrtgleetres • Malang C , r % ♦ r Me Isseo s.J+1 street.sutra zoo moos 1_, mp i` nz(swrits-orn r_e-c.. STREET ACCESS L. :-\EL 0 20 40 MAP ril 7:7 - _ _.-- - . . tD r,':,:i..‘1. \\ ,,111 % to i� ,,,. GGZI IP c:et vtA v.ik''$3, 7, S/4°11'`a�a0°N`a� 11�Sd* S o�� ,,� -;,-, 0 `� _ CSC . c yy t:�; '4 c ,\ \a 1 V 4 o f,\ZA\. . ; i . i 11 r >/ , A , , . . ii i , . , I / j' j' t1l 3M t I f '-\- \ \ r \ ,� ,1,1 jhI ,� \ ' , / ,_ I 4.,,f�t- _ • . Ii ,, ,,,..?„„/ �, 1 i-t OS\\ tt/ . M / / \ r 4 t JJ err / \ \ 1 /r 1 �] K ! I �T iii ��'1 �� r � + . / / / •:' v•• •6•41Tirrl, . r / $*1 I /IV& � �'7 � ��$�� vv / I M,..,tk if"/ .411, ■ • !\ • / / A '''4,'‘ �. ti; NW41 I I I 4 .. k \ t . • i / / N' • Ak \ •, ''\i / k Nk. , it i , \ , ' / vk \ zi?i,' A1,101, \ A --.. /-----.30,00, \11111%440,/ '%\ \ r 8:. \ . . 30,00. s — / 1„s. - ,- /,' / ' it , tor 1 , ..:. ‘.. , , AtAL. 11. 1\44,.‘,,,,„401 _ , e..._y ' 1 / Iiii:kigtlk co711118IN 1 1i1t N ;'J$ `Y ;� \ . ii/ / i I _"�,&� a ` I � e''��\t IgIJk,!tc: \\ \ \/ / / ,,.., ■ sip � .�� 1 / ,im.:,,■1 1/4 iv) a r / i r r• /6v.oso :4. ,-,.. 1., N., r r 1, ` ;, � •• - � /1111-;;,...„..): I �� ./ / / / /1 *".-..*°-' d d A SS ° • y � d �11� .....--•'3, ; SS 1-\\\3\ ,O\ ` I ✓' s (1011ki -'' w 1„„,,v n4 8 tz s N 7 tea,. ,A . 1..ti ,..51. Ilie• SItI111+1 ,G76,4011 vo IV g 'CAA - " - ,, , . avo'A sN\'°'8. . ! p,... / s.„, , 0. , 1„,, ,, , ,A, ,, ._,,,s 2. 1" sall (3%.111 . i # / :PV 4r4t, / ■ia i \g „.00A.„,, (la sr3INIs2 ‘ t stso ii / / (7/7": &1§,a-, i 1 / /„2 s,,,,„ ST° 4 , iii 43 all,/ A, j�/ tj o / i/I.r . •: / : / / '1;::..??:‘,;.?..„,.::',,,.'‘,,..:. r .,.. ,, .M@\...,;, j \ G,. \ , . .' r y ,`, l tiitQ `,`n ,r,,, ✓ e/ , � / /' /' ' `' / ,.•- ' ✓ '°,^ /\ m ..' to 1 • 1.. 14..- ' allr \ \ % ,.... ''''',■••.... 0 71/ 7:,\-4A'"-- — — \ / 1 :/c,,7 , _co _Ali * ,,, • f /!'. r.. * — m-4, _ —+ — t. I \ /Wil I I I I eir /it / /i/y, n r — _ 0 0 \ /N 4 / , . ,7 ,!,;/, "4,..._ ,//,,//./ — Atop 7 t I *, o \ \ 1 \, (. , '671 ,.' ..,,,,,* it% . / i .Q IN ,,,, , , ,,, , . , ,,..., . ..,, lir . „,,..., .„:,., . .., 0,.,, ,, ,,.. ., ., , , , , 15 ? \ .09 ,' f I �.ar� 11,E, , ; <l r� ` J c r lane �� 1/ •, ..„ , ( , 4 re • / / il / .* '! t / � �` 'f't� Illi ` ,. \ 1 , 1 N „r. / ' I IV 1 I li 11111111111 1 I ib..N I lib .- --- ---- ___ I / Nq 1 '. ' ! c.. � �� 0.020 ..a,, - �Fo3 ..! �1••FO YF F� ° .,. /y.0404,-. f / e • 1 qiyitht • • �tN7 • /, n it t• 4. • a 1902 6 ' ' i_ ,, !4,/ \rob ,19,,:ipc • . • I ' • .\ s co,p ` "••l Ig, \• , co ` ♦r L UnPact Stud), t • • los 10 wis ♦••• •• •• •• 00 00 •• ••• I. • • IMPACT STUDY BARROWS ROAD ESTATES 1 1. Barrows Road Estates will construct %2 street improvements along the frontage to the maximum extent possible, without filling sensitive areas and creating walls ' that are in the Washington County right of way. The new street, Merritt Lane, has been aligned with the condominium access across SW Barrows Road and has minimum impact on the intersection of SW Scholls Ferry Road and SW Barrows ' Road. The county's and city's future plans are to close SW Barrows Road at SW Scholls Ferry. Twenty-two residences have been proposed. Based on a ' conservative eight trips per unit per day,there will be 176 total trips per day. This is less than the amount of 200 trips per day that would trigger safety improvements off-site. Ten percent of total trips per day at peak traffic equals approximately 17.6 trips per peak hour. 2. Barrows Road improvements do not include room for a bikeway. Summer Creek drainage way and sensitive natural area prohibit any additional bikeways along the creek and none are shown on Tigard's Bikeway Master Plan. 3. Public and private storm drainage systems have been designed to City of Tigard ' standards including water quality and detention facilities discharged into Summer Creek at the north end of the property. The discharged storm water is treated by a storm water filter structure and will be discharged over a riprap blanket filter prior ' to entering Summer Creek. The total peak flow during a 25-year event is estimated to be 1.31 cfs. This is being reduced to 0.58 cfs,which will leave the site at the filter blanket. • 4. Minimal impact to local parks in the area is to be expected. The development's ' residents will require both passive and active park space within the Tigard Park System. A small pocket park and passive recreational areas have been included in the design of Barrows Road Estates to lessen the impact of the 22 attached housing units. 5. The Potable water system shall be private and include D.C.V.A., Water Meter and private Fire Hydrant(per T.V.F.R. standards). The private Fire Hydrant will be located at the intersection of Merritt and Hallmark. The 8"public water main in Barrows Road should have sufficient water flow and pressure to supply water for peak demands of Barrows Road Estates. Peak flows are calculated using 25 fixture units per residence. 25 fixture units times 22 residential units equals 550 • 1 • • • fixture units. The demand load on existing water system in Barrows Road by the new residential site is 170 GPM,per Uniform Plumbing Code. 6. The proposed sanitary sewer extends into the property from the Barrows Road ' and Merritt Lane intersection. The existing public sanitary system does not need to be extended through the property in the area since the adjacent properties have existing service or are capable of obtaining easements. Barrows Road Estates 8" ' public sanitary sewer system will utilize the 24" sanitary sewer main located 500' away at Summer Creek,this is a CWS main trunk line in the overall sewer system. The 8"line should have capacity for this project. 7. The noise impact, to the surrounding area, by Barrows Road Estates shall be normal residential noises.No loud noises are expected to be created by the development. 8. Dedications for the additional Right of Way for Barrows Road and easements for g Y the sewer system, drainage system, cable utilities and gas are shown on the plans. • r I Arborist Study • • • • • • • • • • • • • Apr 04 05 11 : 14a Terrence P. Flanagan 503-624-1915 p. 2 • I Teragan & Associates, Inc. Terrence P. Flanagan - Arboricultural Consultants Monday, April 04, 2005 Dale Richards Windwood Construction • 12655 SW North Dakota St. Tigard, OR 97223 RE: Tree Plan for 13818 SW Barrows Rd. Summary There are a total of 29 trees greater than 12 inches in diameter on the site that are not hazardous or in the right of way. There are 5 trees that are considered to be hazardous or in such poor health or of such poor condition as to not be considered to be viable for the long term. 26 trees are located in the right of way for the project. 9 trees are planned for retention and 20 trees planned for removal for a percentage of 31%of the existing trees that will be retained on site. {! The retention of 31%of the trees on site calls for the mitigation for 2/3 of the trees removed to be replanted on property, other property in the City of Tigard or payment of$125.00 per diameter inch of trees removed paid into the City's tree fund per City cede. 2/3 of the tree inches removed is equal to 337 inches(.66 x 510 inches). [' Field Measurements Please refer to appendix#2 for the spreadsheet listing the trees over 6 inches in diameter on the site. The spreadsheet lists their diameter size as measured per industry standards,the species and the condition of the trees. Additional comments are included in the spreadsheet if warranted. Discussion The trees that are to be removed are due to the necessary grading to prepare the site for road improvements, utility installation, the preparation of lots for home building and other improvements. i All trees that are to be retained will need to be identified before any site work commences as they A ltr sth y will need to be protected during any of the construction phases, including the initial site preparation and grading. Appendix# 1 outlines all the necessary steps that will need to be taken to protect the trees. L' The tree protection fencing should be installed before any site work is started on the site. Where tree protection fencing may be in the way to remove nearby trees, it can be temporarily removed to allow for the falling of the trees as long as no damage to the remaining trees will occur or that 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975• Fax(503)697-1976 E-mail:Terry a Teragan.com Certified Arborist#PN-0120AT Member,American Society of Consulting Arborists LI - 04/04/2005 MON 11:12 [TX/RX NO 5181] Q002 Apr 04 05 11 : 14a Terrence P. Flanagan 503-624-1915 p. 3 • •Windwood Construction 13818 Barrows Rd.Project Page 2 of 5 Tigard,Oregon 4/4/2005 rl no wheeled or tracked equipment is allowed within the tree protection area to remove the tree till debris or logs. The tree protection shown on the Street Tree Planting and Tree Removal Plan site plan is closer f i than ideal to most of the trees on the site. Additional steps to protect the trees during the grading and installation of the improvements will need to be completed to insure the best possible chance that the trees will be retained. Western Cedar Grove,Trees numbered 2329 through 2333 rl Trees numbers 2329 through 2333 will require special protection during the initial grading of the IIsite and the installation of the planned improvements. The trees shall be protected with a tree protection fence set at least 25 feet to the south of tree#2329 and at least 17 feet west of tree 2329. The fence should run to the north to the point where it is 10 feet west and 10 feet north of 11 tree#2333. The fencing should run to the east property line onto the south and north of the grove. This will be the tree protection fencing location for the duration of the project up to the ll time that the final layout of the drive can be laid around the grove of cedars. All of the construction of the drive in the vicinity of this grove of cedars will have to be on top of grade. The careful removal of organics can occur under the supervision of the project arborist to insure minimal root damage. Aeration systems will have to be placed to allow for the gaseous exchange between the roots of the trees and the atmosphere under the planned drive. Installation of geotextile fabric will have to be placed on top of the existing grade with the aeration system rl placed on top of the fabric. Then the minimal base of rock for the drive can be placed. The 11 surface shall be poured concrete with reinforced with rebar to help distribute the weight of vehicles over a greater area to minimize the amount of subgrade compaction from occurring over time. {i These trees will also need to be carefully pruned and cabled before any work is completed around these trees. Trees along SW Barrows Road There are four trees 2078, 2077, 2340, and 2335 whose location will be to the northwest,behind 11 the new homes. The tree protection for these trees is to be set on the northwest of these trees at the line of the new placement of the improvements for the right of way for SW Barrows Rd. The tree protection on the southeast side of these trees is to be placed at the following distances from the trunk face for each of the trees as follows; 2078 9 feet 2077 9 feet LI 2340 11 feet 2335 12 feet These tree protection zones will place the tree protection within the planned building locations. In order to construction the footing for these building, the project arborist will be on site to CI observe the excavation for the footings to see if any major roots larger than two inches in diameter are encountered. All excavation is to occur from outside the root protection zones 3145 Westvicw Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:TerryrwTeragan.com Certified Arborist ii PN-0120AT Member,American Society of Consulting Arborists [I 04/04/2005 MON 11:12 [TT/R% NO 5181] 0003 I Apr 04 05 11 : 15a Terrece P. Flanagan 503-624-1915 p. 4 • Windwood Construction 13818 Barrows Rd.Project Page 3 of 5 Tigard,Oregon 4/4/2005 11 working carefully in toward the radial distribution of the root zones to ensure that root damage does not occur during the excavation. If only one or two structural roots are encountered, they are to be carefully pruned with sharp cutting tools-and the cut ends immediately covered with native soil at the direction of the project arborist. If enough roots of any size are encountered that IIcause the project arborist to be concerned with the structural stability and/or health of the tree, the roots are to be bridge by the footing and foundation of the building. The roots shall be allowed to grow within the crawl space of the building as required by the tree. Conclusion Due to the planned removal of the trees from the site,mitigation for 337 tree diameter inches will Illl have to be completed. The mitigation that is proposed by the owner is not stated in this tree plan but in another part of the application. 111 Please call if you have any questions or concerns regarding the information in this report. • Sincerely, ,.A.4.41,14-44---141- stzz.. a 6)Terrence P. Flanagan Member,American Society of Consulting Arborists • Certified Arborist PN-0120AT Il Enclosures:Appendix# 1 —Tree Protection Steps Appendix#2—Tree Species Inventory J11 CI 3145 Vestview Circle•Lake Oswego,OR o , 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry Teragan.com Certified Arborist#1 P;I-0120AT Member,American Society of'Consulting Arborists • CI ._ • 04/04/2005 MON 11:12 [TX/RX NO 5181] (100 1 Apr 04 05 11 : 15a Terre ce P. Flanagan 503-624-1915 p. 5 • Windwood Construction I 13818 Barrows Rd. Project Page 4 of 5 Tigard,Oregon 4/4/2005 I I Appendix # 1 Tree Protection Steps 1 It is critical that the following steps be taken to ensure that the trees that are to be retained are II protected. Before Construction Begins L, 1. Notify all contractors of the tree protection procedures. Have all sub contractors sign memoranda of understanding regarding the goals of tree protection. For successful tree U protection on a construction site all contractors must know and understand the goals of tree protection. It can only take one mistake with a misplaced trench or other action to destroy the future of a tree. 2. Hydraulically deep root fertilize trees to aerate the soil, deep root water the tree and 1 fertilize it with a balanced fertilizer before construction within the planned tree protection zones. 11 3. Fencing . a. Establish tree protection fencing around each tree or grove of trees to be retained. b. The fencing is to be put in place before the ground is cleared in order to protect • the trees and the soil around the trees from any disturbance at all. I, c. Fencing is to be placed at the edge of the root protection zone. Root protection zones are to be established by the project arborist based on the needs of the site ii and the tree to be protected. d. Fencing is to consist of 6-foot high hi-visibility; orange construction fencing fully supported by steel posts the full height of the fence. The posts are to be driven into the ground with the proper support to prevent it from being moved by �' contractors, sagging or falling down. A wire woven in and out of the top holes on the fence shall run post to post to prevent the fence from sagging or falling. e Fencing is to remain in the vertical position that is established by the project 111 arborist through the length of the project and not to be moved without written permission from the project arborist. 4. Signage �' a. All tree protection fencing should have signage explaining the purpose of the fence. An example would be as follows; Tree Protection Area I I Do Not Enter Without Written Approval From C' Project Arborist or Property Owner Teragan&Associates 503-803-0017 cell I 503-697-1975 office L b. Signage should be place as to be visible from all sides of a tree protection area and spaced every 75 feet. [I 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry@Teragan.com EI Certified Arborist#PN-0I20AT Member,American Society of Consulting Arborists LI 04/04/2005 1110N 11:12 [T%/R% NO 5181 1 el 005 II Apr 04 05 11 : 15a Terribce P. Flanagan 503-824-1915 P. 6 Il • Windwood Construction I 13818 Barrows Rd.Project Page 5 of 5 Tigard,Oregon 4/4/2005 J During Construction 1. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle,heavy J equipment,or even repeated foot traffic. b. No storage of materials including but not limiting to soil, construction material, or waste from the site. I i. Waste includes but is not limited to concrete wash out, gasoline, diesel, paint,cleaner thinners, etc. c. Construction trailers are not to be parked/placed within the root protection zone without written clearance from project arborist. d. No vehicles shall be allowed to park within the root protection areas. e. No activity shall be allowed that will cause soil compaction within the root I protection zone. 2. The trees shall be protected from any cutting, skinning or breaking of branches,trunks or roots. II 3. Any roots that are to be cut from existing trees,the project consulting arborist shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots are to be immediately covered with soil or mulch to prevent them from drying out. I, 4. No grade change should be allowed within the root protection zone. 5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist. . 3 6. Provide water to trees during the summer months. Tree(s)will have had root system(s) cut back and will need supplemental water to overcome the loss of ability to absorb necessary moisture during the summer months. (� 7. Any necessary passage of utilities through the root protection zone shall be by means of II`` tunneling under roots. After Construction 1. Carefully landscape in the area of the tree. Do not allow trenching within the root 1 protection zone. Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees. 2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip ( irrigation for a specific planting or cleared by the project arborist. . i_' 3. Provide for adequate drainage of the location around the retained trees. 4. Final pruning of the trees should be completed as one of the last steps of the landscaping I' process before the final placement of trees, shrubs, ground covers, mulch or turf. 5. Provide for inspection and treatment of insect and disease populations that capable of damaging the retained trees and plants. 1 6. Trees should be fertilized and possibly inoculated with mycorrhizae treatments if damage. Trees should also be evaluated for fertilization need by the project arborist at the end of the project. [I 3145 Westview Circle•Lake Oswego,OR 97034 697-1 7-•Fax -] 76 d > ( l 9 � (503)697 9 E-mail:TerryCTeragan.com Il(, Certified Arborist 4 PN-0120AT Member,American Society of Consulting Arborists LI 04/04/2005 MON 11:12 [TX/RX NO 5181] Z006 UN MI lin an MI 11. 1111111 111111 Winwood Construction 1 of 8 0 N Barrows Rd.Project 4/4/2005 Lc,, - - - TREE TREE TREE co GREATER GREATER INCHES 0 THAN 12 THAN 12 GREATER z INCHES ON INCHES ON THAN 12 a PLAN OF PROPERTY PROPERTY INCHES TO Ln F SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE o � POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED 535 Pine Pinus 10" Good Off property ' RETAIN 1 N a. Bow in trunk, leans .-1 0 536 Pine Pinus 9" Fair Southwest, off property r RETAIN 1 i Pseudotsuga • z I 0 2T 542 Douglas Fir menziesii ' Fair Lost top, on fence line RETAIN 1 Pseudotsuga i • o 543 Douglas Fir menziesii 26" Good RETAIN 1 N Pseudotsuga o 560 Douglas Fir menziesii 27" Good Off property RETAIN 1 0 Pseudotsuga ° ro 561 Douglas Fir menziesii 36" Good Off property RETAIN 1 A0 Pseudotsuga c 562 Douglas Fir menziesii 40" Good Off arose RETAIN 1 `, Pseudotsuga u- 605 Douglas Fir menziesii 19" Poor Off property, thin crown RETAIN 1 Pseudotsuga Near property line,thin °" 606 Douglas Fir menziesii 19" Poor crown RETAIN 1 aJ o Pseudotsuga Near property line,90% c 1596 Douglas Fir menziesii 17" Ve Poor dead RETAIN 1 to I... Pseudotsuga Near property line,thin co 1597 Douglas Fir menziesii 27" Poor crown RETAIN 1 , 1-- Pseudotsuga Near property line, thin 1598 Douglas Fir menziesii 6" Poor crown, suppressed RETAIN 1 , Pseudotsuga to 1599 Douglas Fir menziesii 8" Dead Off property RETAIN 1 in n, 'Acer :� 2004 Big Leaf Maple macrophyllum 18" Poor 2 stems 14" &11",topped REMOVE 1 18 '"' Tcragan and Associates,Inc. In 3145 Westview Circle•Lake Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 It' E-mail:Terry®Teragan.com O L Q Q r--1 —'1 r---■ a----1 r----1 i i--' tom'• y r'--rl r�-i '.-.-rte .. MN maw am Nam ! s m maw a — . r i - - - Winwood Construction 2 of 8 o co Barrows Rd. Project 4/4/2005 0 TREE TREE TREE GREATER GREATER INCHES THAN 12 THAN 12 GREATER z INCHES ON INCHES ON THAN 12 cl PLAN OF PROPERTY PROPERTY INCHES TO in - SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE E. '" POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED Acer N 2005 Big Leaf Maple macrophyllum 9" Poor Topped REMOVE ■ Acer -4 OD 1 2006 Big Leaf Maple macrophyllum 13" Poor Topped REMOVE 1 13 • o o o Acer o to 2007 Big Leaf Maple macrophyllum 13" Poor Topped • REMOVE 1 13 0 Pseudotsuga N 2026 Douglas Fir menziesii. 12" Dead Off property REMOVE 1 o 2027 Willow Salix 5" Poor Off property REMOVE 1 0 2028 Oak Quercus 10" Good REMOVE 0 a 2029 Willow ' Salix 12" Fair 5 stems 3", 7", 8", 3", 5" RETAIN • 1 to 10 Topped, slight lean North, c Pseudotsuga ivy ground level fo 20'above a 2077 Douglas Fir menziesii 16" Fair ground level RETAIN 1 a. Broken top, limbs clearance pruned West side for power o Pseudotsuga lines, ivy ground level to 20' c 2078 Douglas Fir menziesii 16" Fair above ground level RETAIN 1 L Western Red • L 2079 Cedar Thuja plicate 8" Good Leans West REMOVE 1 t- Topped under power lines, topped at 25'above ground Pseudotsuga level, decay and conks in i° 2080 Douglas Fir menziesii 34" Poor top REMOVE 1 ca ." Teragan and Associates,Inc. 111 3145 Westview Circle•Luke Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 nt E-mail:Tcrry(rcragan.com O ' L Q. CC Inwood Construction 4/4 2005 0 m Barrows Rd. Project 5 ii - -. TREE TREE TREE o GREATER GREATER INCHES tn THAN 12 THAN 12 GREATER z INCHES ON INCHES ON THAN 12 k PLAN OF PROPERTY PROPERTY INCHES TO to SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE E-4 POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED .. m Topped at 25'above ground level; conks and decay in CV existing Top under power CD Pseudotsuga lines,TREE IS IN RIGHT • o O 2081 Douglas Fir menziesii 40" Poor OF WAY - REMOVE 1 6 in Pseudotsuga o 2130 Douglas Fir menziesii 23" Poor Topped, under power lines REMOVE 1 N Acer 2 stems 9"&6",topped 2131 Big Leaf Maple macrophyllum 11" Poor under power lines REMOVE 1 Acer 5 stems,3",4", T',4", 5", o rro 2132 Big Leaf Maple macrophyllum 11" Poor topped under power lines REMOVE 1 Aa 2133 Hawthorn Crataegus 6" Fair REMOVE 1 c 2134 Hawthorn Crataegus 11" Fair 3 stems 6", 8", 5" - REMOVE 1 m ■ u_ 6 stems,3", 8", 5", 20",8", • 8";Topped,outside fence. o Trees tagged with ID u additional numbers 2137, 2137 Cedar 25" Poor 2138,2139 REMOVE 1 L 2139 Plum Prunus sp. 6" Fair 2 stems,5"&3" REMOVE 1 • L 2140 Cedar 17" Fair 3 leaders REMOVE - 1 1 Calocedrus 2283 Incense Cedar decurrens 5" Good RETAIN , Calocedrus m 2284 Incense Cedar decurrens 4" Good RETAIN 9 'Pseudotsuga 2285 Douglas Fir menziesii 35" Fair Topped REMOVE 1 35 •-' Teragan and Associates,Inc. • In 3145 Westview Circle•Lake Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 Tr E-mail:Teny®Tcragan.com 0 L • !Z O rte-^t �-� r. � (�_ ' rte.' r---": (�� ("��. r."-"^'t P'�� 1 r----� i+--�i -^ - l-� l-� - - I— - - - O Winwood Construction 4 of 8 '" Barrows Rd. Project 4/4/2005 0 IL TREE TREE TREE CO GREATER GREATER INCHES THAN 12 THAN 12 GREATER 0 INCHES ON INCHES ON THAN 12 o-a PLAN OF PROPERTY PROPERTY INCHES TO In SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE F m POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED `. �" Pseudotsuga a 2286 Douglas Fir menziesii 28" Poor Topped, thinning crown REMOVE 1 28 N up Pseudotsuga • co 2287 Douglas Fir menziesii - 34" Fair Topped REMOVE 1 34 z o Pseudotsuga to 2288 Douglas Fir menziesii 31" Fair Topped REMOVE 1 31 0. . O 0 Leans South bird box South N side at 10'above ground o = Pseudotsuga level offset new leader at v, i0 2289 Douglas Fir menziesii 31" Fair 30'above ground level. REMOVE 1 31 no Pseudotsuga . c op 2290 Douglas Fir menziesii 11" Good REMOVE Pseudotsuga u 2291 Douglas Fir . menziesii 21" Good REMOVE 1 21 • Pseudotsuga 2292 Douglas Fir menziesii 44" Fair REMOVE 1 44 o Pseudotsuga Topped, thinning crown, ac, 2293 Douglas Fir menziesii 37" Fair high crown REMOVE 1 37 L Pseudotsuga Topped, sap flow East side w 2294 Douglas Fir menziesil 36" Fair 15'above ground level REMOVE 1 36 • ~ Topped,sap flow West side Pseudotsuga 12'above ground level, 2295 Douglas Fir ,menziesii 43" _ Fair thinning crown REMOVE 1 43 (o N Calocedrus 2296 Incense Cedar decurrens 2" Good RETAIN Teragan and Associates,Inc. In 3145 Westview Circle•Lake Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 V' E-mail:Tent'jl'eragan.com O L • • M I i iii N i ii ii iri am rr sr or iiri r we rr r� rr rr Winwood Construction 4/4/2005 0 Barrows Rd. Project TREE TREE TREE Go GREATER GREATER INCHES • THAN 12 THAN 12 GREATER z INCHES ON INCHES ON THAN 12 ,,4 PLAN OF PROPERTY PROPERTY INCHES TO In SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE E .. w POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED Calocedrus 2297 Incense Cedar decurrens 3" Good RETAIN CV NI Calocedrus _ 2298 Incense Cedar decurrens 3" Good RETAIN o z m Calocedrus •• °z In 2299 Incense Cedar decurrens 4" Good RETAIN o Calocedrus N 2300 Incense Cedar decurrens 3" Good RETAIN Calocedrus 0 2302 Incense Cedar decurrens 6" Good RETAIN o al Calocedrus 0.0 2303 Incense Cedar decurrens 3" Good RETAIN c Calocedrus co 2304 Incense Cedar decurrens 4" Good RETAIN u. Calocedrus • 2305 Incense Cedar decurrens 4" Good RETAIN • o_ Decay in top measured at 3' HAZARD a, 2306 Apple Malus sp. 13" HAZARD above ground level REMOVAL c Topped, measured at 2' L 2307 Filbert Corylus 10" Poor above ground level REMOVE • L Measured at 18"above 2308 Filbert Corylus 9" Fair ground level REMOVE ro N •'- Tcragan and Associates,Inc. In 3145 Westvicw Circle•Lake Oswego,OK 97034 O (503)697-1975•Fax(503)697-1976 4- E-mail:Terry @Teragan.com 0 L • CI- CC 1= •ilia i iiii iiiii i iii ail WI TM FS 0' NM Winwood Construction 6 of 8 N C11 Barrows Rd. Project 4/4/2005 c TREE TREE TREE m GREATER GREATER INCHES THAN 12 THAN 12 GREATER 0 - INCHES ON INCHES ON THAN 12 ;-a PLAN OF PROPERTY PROPERTY INCHES TO SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE , k BE tn POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED m I Decay in trunk bowl, conk at Cll 1'above ground level -1 tD Southwest side, cont at 6' . I o East side, conk at 6'above HAZARD In 2322 Willow Salix 34" HAZARD ground level West side. REMOVAL o Measured at 2'above N 2323 Plum Prunus sp. 8" Fair ,ground level REMOVE N 3 stems 11", 19",13"; HAZARD c s. 2327 Apple Malus sp. 25" HAZARD topped, decay in all stems REMOVAL o axe 3 stems 9", 12", 11", over HAZARD c 2328 Apple Malus sp. 19" HAZARD mature, decay in all stems REMOVAL c0 Western Red Measured at 3'above U. 2329 Cedar. Thuja plicata 50" Good ground level RETAIN 1 Western Red • °- 2330 Cedar Thuja plicata 21" Fair 3 stems 7", 16", 12" RETAIN 1 w Western Red 2 stems 11"&6"; c 2331 Cedar Thuja plicata 12" Poor suppressed , RETAIN 1 L Western Red 2 stems 14"& 15", multiple L 2332 Cedar Thuja plicata 21" Fair leaders RETAIN 1 • al Western Red 2333 Cedar Thuja plicata 20" Fair Multiple leaders RETAIN 1 Pseudotsuga m 2334 Douglas Fir menziesii 10" Good REMOVE 1` 3 stems 19", 12", 5", inside 2335 Cedar Thuja plicata 23" fence REMOVE 1 23 Teragan and Associates,Inc. 3145 Wcstvicw Circle•Lake Oswego,OR.97034 O (503)697.1975•Fax(503)697-1976 ,a, E-mail:Terry©Tcragan.com 0 L Q m Winwood Construction 7 of 8 co '" Barrows Rd. Project 4/4/2005 0 TREE TREE TREE GREATER GREATER INCHES THAN 12 THAN 12 GREATER °z INCHES ON INCHES ON THAN 12 :-4 PLAN OF PROPERTY PROPERTY INCHES TO x to SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE H m POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED .. 2336 Cherry Prunus sp. 9" Good REMOVE Bark inclusion in trunk at 4' N 2337 Cherry Prunus sp. . 19" Good above ground level REMOVE 1 19 -4 2338 Birch Betula 24" Fair Mature REMOVE 1 24 z c 2339 Holly Ilex 6" Fair 3 stems 4", 3", 3" REMOVE • C to z 2340 Spruce Picea 19" Good RETAIN 1 in 2341 Juniper Juniperus sp. 15" Fair 2 stems 14"&5" REMOVE 1 15 0 2342 Plum Prunus sp. 5" Poor Suppressed RETAIN N 2343 Plum Prunus sp. 5" Poor Suppressed RETAIN o c Pseudotsuga o r 2344 Douglas Fir menziesii 15" Good REMOVE 1 15 Pseudotsuga c iv 2345 Douglas Fir menziesii 5" Fair Suppressed REMOVE Pseudotsuga u. 2346 Douglas Fir menziesii 11" Good REMOVE a•. Pseudotsuga 2347 Douglas Fir menziesii 13" Good REMOVE 1 13 o Pseudotsuga v 2348 Douglas Fir menziesii 7" Fair REMOVE L Pseudotsuga L• i 2349 Douglas Fir menziesii 17" Good REMOVE 1 17 • ~ Leans West 15 degrees, conks&decay in trunk, 9"x36"cavity 2 1/2 feet to 5 to 1/2 feet above ground level '' South side, history of limb HAZARD :4 2375 Willow Salix 29" HAZARD failure. Hazard tree REMOVAL Teragan and Associates,Inc. o t 3145 Westview Circle•Lake Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 pE-mail:Tcrry©Teragan.com L. • a- r---.1 f.-_ f� C� r..� 7---' ,..._, r—^ Ili Ii •w •. a• I•, l• • • • >, ii • �r Winwood Construction 8 of 8 Barrows Rd. Project 4/4/2005 TREE TREE TREE co GREATER GREATER INCHES THAN 12 THAN 12 GREATER °z INCHES ON INCHES ON THAN 12 PLAN OF PROPERTY PROPERTY INCHES TO ,, SCIENTIFIC INCH TREE ACTION FOR TREE OFF TO BE TO BE BE m POINT# DESCRIPTION NAME DIAMETER CONDITION COMMENTS TREE PROPERTY RETAINED REMOVED REMOVED v- Lost leaders at 25 feet tv above ground level,decay c1 and conks throughout z m remaining structure, history HAZARD ° � 2376 Willow Salix 23" HAZARD of limb failure. Hazard tree REMOVAL , 26 , 9 20 510 • o Total number of trees greater than 12 inches in diameter at DBH 29 ° Total number of trees greater than 12 inches in diameter to be retained 9 . 5 Percentage of trees,greater than 12 inches that are to be retained of total trees on site 31% ko Cost to mitigate 2/3 of trees diameter inches removed(510 x.66=337 x$125.00=) $42,125.00 Hazardous trees 5 LL Trees in the Right.of Way - - 26 a a) 0 C N L • L F- ro O ti Teragan and Associates,Inc. ' - ln 3145 Westview Circle•Lake Oswego,OR 97034 O (503)697-1975•Fax(503)697-1976 •• T. E-mail:Tcrry@Teragan.com 0 L Q- _ Q C■A T 4 Ff LL. IAN Ht.YSj$ it_ ,,._ < .` : • = . _. rte'. ^,'r, • • • • • • • • • , • .1111111111. • • 1- '-' _' ,11.1111 -. �. -'. .—- — .— me -- _' -�" -O�. - ,-- - - % '�7.6 L 9 it .,v.i 178.20 !I',,y.' /:/�A:: , ••ge:JrI / • • 1'74.94 • c.,I;E`XISTINC TOE ill . 40// ,F`D YPC OF SIiOWE \Iv ll,)w :Ay'0W84 / ''''.'∎ I ; ,' , //' . ipii.178.a9 �/ X1183 PRO RT ' �j LINE N E 5 /./. / /�' f.' ;ti, t 4x,� `1 i' 0 l ' • I 1I" Mo AI ; ,/, / *PINT i �wEl Maple ' ® Ir �/ �'I . ND i --� 1 O' > 5 30 _— W11'- ii /; �� ;we; 35 EXISTINChv�Tl AND-- _I �4Aa IA .: 0 pia i,' 179.3*' I O'�/� .vv�/;,/,,, 15 r - -flit,��. P 11 .410pitt• i '� ��© �`�� ' .41k _ � i t 5• Fir ,, , /,'' 0 PA,! ,/, . ` v r • 10\() YEAR PRIVATF� A6 , ' '� �� i,. FL Ofl-PLAIN 1J WALL - �'`� . _ I , \ELEV.=176.8 I ' • W.4 r ✓ 180 ! ci ?c " ! ff. ,A i ` "�� G RAP H IC SCALE ----185"------ '� I� n I ( IN FEET ) v CUT AND FILL ANALYSIS 1 inch = 20 ft. SCALE 1"=20' Sheet 1 of 2 h _ Milli. BARROWS ROAD ' KURAHASHI • i8c ASSOCIATES. INC. Civil Engineering ••Water Resources CITY OF TIGARD, WASHINGTON COUNTY, OREGON L Landscape Architecture • Planning DALE RICHARDS — WINDWOOD HOMES �= Environmental • Street. 12655 SW DAKOTA STREET, TIGARD, OR 97223 1 l 15580 SW Jay Street. Suite 200 Beaverton,Oregon 97006 March 2 2, 2005 (503)644-6842 lax: (503)644-9'731 0 • • • 0 $57K. 05/26/05 Designed Chetk/T 05/28/05 27 Drown Dote . 6 e SA P til . j . . . _ • . • 32.82 SF! i —...— I ' , • : i; ________i 4 . - 1781 , 30145 SF --t ,••• —i- ! F- 2.25;SF ! . 0.50 iSF 1 ; 1761---------w-470,///, i 176 i . -.,trAwm4742rAr 1 ....--L_ _ N—,' 1 :•''' C..‘4°NC4;9.% O 10.053 1. .1.1"...w-A o'7 A AIN i . -,. I 1 _ ..___ 444, 4_, -17•4 I_____________..L__ _______L'../ Air"Midr" AIWAIMMIIM 0 5 10 15 20 25 30 -------, 35 : 40 i 45 i i 50. 0 5 10 15 APA'Ai 20 25 : i : 30 35 ' 40 1 45 OREGON , ce•S!pg.lItiq si:, I . • QCSRY I SECTION 1 SCALE: 1"=4' HORZ. 1"=4. VERT. . . . SECTION 2 SCALE: r=4' HORZ. 1"=4' VERT. • EXPIRES 6/30/2005 1.,-.1 4 7 . 1 19.37 SF I : • 1 -..../! 0 rl 178 i -0.--4,,,,w,„ ......, _ . 23.87 SF , 1 1.33 SF -- : 8.42 SF : : -i-• -446 SF I --- 178 ;_- : -_• 1 ___ 1 _ I S73.02 F t .-i L-.. Ien i •••••••-- 0 A 176[ --- ;-- --eireVereforz A. • 1761 7•4',0" .e...are...,/0. /-..,,/ Are ,e021•Ar . AMMO 1 NL ''XXVILIt N;1‘.‘41.44 '.‘. N .N.SN —--—. • g N t i • — 1741-- - - ' 15 I r • L 1741 • • 10 i_ 1 i 1 i . 0 5 10 20 25 30 35 40 45 50 0 5 15 20 25 30 35 40 . 45 >.: 1.! SECTION 3 • SECTION 4 • SCALE: 1 =4 HORZ. SCALE: 1-=4. HORZ. A 1:4 1"=4 VERT. VERT. 00 • [_! _.. _ -7--- --- E. 1.37 SF! : 3C133 SF : ..-- 178 i..- , . . ....;_ .._. __15.08 SF_ 1 ' 28.91 SF I ___....,-- 1781-- i i ,--; , 4 A • . --! -•--, .-..--- EIMENINIOPPlir- . r ,. ..• , -..e., _.7 , NeCkVitWW----",,,,Mit■.‘„. ,,...,N,,V,..s.''"- \--\XNVV■ "SISX:■1.:*. \.1■•■\. 'NI&'''S'Nv h‘-- .. 7 i .: x. -.wan. cf) Li 1761------ ---------• -T-e---4- d;..46.Ar--AIA -174 i------ • 5 -----1---- ' i 1 - , _L__ 11. 17611-, 174 l•- • _ 20 1 — . .__: I ,,,ixoE-'• 0 10 15 20 25 30 35 40 45 50 0 5 10 15 25 30 35 40 45 CD cf) a)4 4 SECTION 5 SECTION 6 ii SCALE: 1 =4' HORZ. SCALE: 1-=4' HORZ. <4 Z 1 =4 VERT. . 1.=4' VERT. . . ------ 178 L: __ : z ! 1.03 SF 1 22i89 SF i r•------ . A 14.35 SF : I i : < ril z.f: 1181-----— -'--- ------ - , =ow . , • — . , , - . ........—.-- 7 i 121:) ° "3 4... • MIIKE4M- • ). <4 __— I L H OM m lcL--g raET-,I 1761'-------;-- .._ - i;••••• L'■_ I"'ih.. X 4N"aN"N.N117"•-- ;;••-. I i 176 I::• .- . _ __ 174 , _ _ ___ _ I 174 0 5 10 15 20 25 30 35 40 45 50 0 5 10 15 i 20 "way25 o,r.....---• 31,0 _.,35 40 45 0 • >-. 2 SECTION 7 SECTION 8 i E I., • SCALE: 1 =4' HORZ. . . . SCALE: 1 =4 HORZ. • L A 1 =4' VERT. • • r--- ---- 7- - , , , . -- ..„ 1781; . : - -•--- . . . I 1 . : .-1! • -i- -I' 1781 i ----------•-•--4--i -- • I : : : , -1- --1 _ LI: 176; • - : .. r• - : , I : 1 : : t 1 : i 176 t--- • • • : : • : 1 r i • : - . - ; ..1 • • ...• . • I 1 i ---...° . -174 i--- - -5-- ---- ' 1 30 : ..•-- : 1 - 5 , . ..••••• - • ir 0 10 15 20 25 35 40 45 50 0 10 15 20 25 30 35 40 45 • • MISS ---. , SECTION 9 SECTION 10 . KURAHASHI SCALE: 1-=4' HORZ. SCALE: 1-=4. HORZ. sc ASSOCIATES. INC. ' . 1 =4' VERT. 1-=4' VERT. aril Engineering•Water Resources L-1; .---' Landscape Arcintecture • Planning Environmental•Surveying 15580 SE/ay Street.Suite ROO Beaverton.Oregon 97006 CROSS SECTIONS (503)614-61342 tam 002)649-9731 CUT AND FILL IT. . . . ANALYSIS • sil'Er"3"' 2 of 2 KI.J 2+29 , ,._.1 II r • ! • i ' - CUT AND FILL TABLE (' AVERAGE AVERAGE AVERAGE AVERAGE 1 AREA FILL FILL FILL AREA CUT. CUT CUT I BETWEEN 2 BETWEEN 2 BETWEEN 2 BETWEEN 2 BETWEEN 2 BETWEEN 2 SECTIONS SECTIONS SECTIONS AREA CUT SECTIONS SECTIONS SECTIONS GRID 0 GRID 5 GRID 10 GRID 15 GRID 20 GRID 25 GRID 30 GRID 35 GRID 40 GRID 45 GRID 50 (SQ.FT.) (CU. FT.) (CU.FT.) (CU.YD.) (SQ.FT.) (CU.FT.) (CU. FT.) (CU.YD.) SECTION 1 177.3 176.2 174.4 174.3 174.4 174.3 174.5 174.7 174.9 175.0 32.82 3.75 I 174.3 174.3 174.3 174.8 175.0 316.35 158.18 5.86 32.50 16.25 0.60 SECTION 2 178.4 176.4 174.6 174.3 174.5 174.6 175.0 175.3 175.5 175.6 175.9 30.45 2.75 174.6 174.7 175.0 175.2 175.2 175.7 175.9 271.60 135.80 5.03 54.80 27.40 - 1.01 ' SECTION 3 178.3 176.5 175.4 174.6 174.8 175.0 175.3 175.6 176.1 176.5 177.0 23.87 8.21 175.0 175.0 175.2 175.2 175.2 176.7 176.8 216.20 108.10 4.00 142.90 71.45 2.65 SECTION 4 178.3 176.5 175.2 175.3 175.6 175.6 175.8 176.3 176.8 177.4 178.5 19.37 20.37 I 175.2 175.2 175.2 175.2 175.2 176.5 178.0 172.25 86.13 3.19 246.40 123.20 4.56 SECTION 5 178.4 177.1 175.7 175.3 175.8 176.2 176.5 176.8 177.3 177.8 178.5 15.08 28.91 LI 175.2 175.2 175.2 175.2 175.2 176.6 178.5 82.25 41.13 1.52 296.20 148.10 5.49 SECTION 6 178.7 177.3 177.1 176.5 176.7 176.7 177.1 177.4 177.8 178.4 1.37 30.33 I 175.2 175.2 175.2 175.2 176.0 177.8 12.00 6.00 0.22 265.70 132.85 4.92 SECTION 7 178.9 177.6 176.7 176.6 177.0 - 177.3 177.7 178.1 178.5 179.1 1.03 22.81 175.2 175.2 175.2 176.0 177.8 5.15 2.58 0.10 185.80 92.90 3.44 _I SECTION 8 179.1 178.1 177.3 177.3 177.5 177.7 178.1 178.5 179.0 0.00 14.35 175.2 175.2 176.3 178.0 179.0 SECTION 9 179.0 178.3 178.0 178.0 178.0 178.0 178.5 179.0 I 176.9 177.0 178.0 179.1 SECTION 10 179.1 178.7 178.4 178.1 178.0 ■ TOTAL 19.92 TOTAL 22.67 LI LI . LP LI j ., I LI - [11 • r II (j4kL01N4 C-LE.k./ATIDN5 • - . + • • • i • • . If . ■ • • • • • / 1111 • III t• arl �v�iv.°:, `3'3'i i s k :,y•?=_. '4`-^s • idnir' _7 Res a:tW,' �7�ii� 1-1....:,.., ��' s � 11V . '.Ld�3 :ill!I'--. . �.: fs� .:%liA�i#G . ¢� �I./ r �J► R JI�I a.�J �\ �3k�1S�1 � �W -=/�J77:16-7 v _ .ism .�iw•ssu>t.v _ �e�lasn�� ;, . Ais �is:s ..ter srsisi�• ftkv. , %' a. !• s`AII 't5�l�11li► •_ /f;2�� CLi��i�IL � F'.7if/� 4 dd7lis�iLc mssYeIst� a�{!♦" " l! U' �I `rte N a:J/I,. _ `''- �y i�il e.41-' 1•�l 4 JI//=�� iii \G:r 5'�JIi� IL—�P ass://'- t€`• �• r '' !' `� lit` s's - ► ` s � ,_ :jir °~ii ' 1 -v.._ �� !t!= Jib' �I '" �'. { Isil' >ii . .. �1prj �� ._� — SIP �■ ■ :, -- °" ___= 1 _/!_ /. .. v• `L r lr. �' � a a.� = , � � r� :�'' _ t ` r 3 f t '[Jt. •, - �5: c tea--. _ �� _ - _ �.= !I:a�. `.,.<. _ s�� m •f" ati 4 ('. �}, _ ='I rn�. -..'"-=-"° >_° ., '-R..;.-ate ...... ..., ....., /•� . /- - mss. _l'�� =-i �S -3�._�. _ �y �.%i - .m... I I { �� T.a '-.4 �. �_. ��.�•.r__ �� j .� rte-- 1 t ....r II - .�� i--- ��/ 1• - {s- _ ��..� �mss° (• , e• {j�` / .yam ` �.,, ' — —;�V _ �___ ;' t '. -rte.._ r . �1.�- .. :• `/ ?; �i� ' It. r`= ]y. :. i .L - �. . .....∎3 L _- N.. ~:I- .,.eeeet_._...,F, __ �w .� .�•!: =�--ems I u - '-21;„'•-....,_, - - 7(\ , !• - _ - ..� �.�� '� : I _ =-____sue 's _— _ t: '_j =4 �� I...r fir - _ �,fi" \tt . If i �� u��a� - 'r. I_r - '�T _. �� ;{ .�',_ — ^r`" -r 'Y \' 1 -'��+. -.1 °+�■— lS�� .o rya- _ar_ li ar ' e �� 41;'� .Si�a -~ _ -..`— .its. �� S _ — 1 { 1, i. _•:r- �. •-- '�� .,�:�t= • -� 1 .p the .t, . - 1 'I _j 7P. 1 _��,11 q ..I {> �NL�--_ ) I.` -s• t=at - E� _ - -.---T^ ij=,-- ! -- _,� 3,- .--- ,. -1 ;, .:�,..�_J_ J ,£.= I -1 ,-,---11' -'53 - . -- _ 'F ? --. £�_ _,�, ill— 1 - .. mil' ._ r. I - - -- fa.-t '- .4, .;a. ��:...- 1._ { . H - �' { - -sr oil 3, I. r� i —. --- _ .=:t �- Li! C.' _ l�— - tvii1Li1 f _t L{=,: -- __ iir�_ , -.!ii _. .a i 1 - a'I.si t-wf 1 �'i ' (. _; w � :e ,'� R .— �� _-' _�. r�l, - _ � .�� -pof 9 � �e _ht. -r..___- fo, 'z 7 1 a�t'�E.��I 2 u ,�� s , ; __ — '� —� :� s$ Mme _ mot atm c� '�� ... � :�o� tf SIC\ a°�iG+ �_ FRONT ELEVATIO N L " L • • • \ f kl IIIIIIIiIIIIIIr 111'!1 IIII VIII uI GF X1111.1 •.�lis�� - ; � c: 11 ;CSI[;j,!' t'IL,fal �� ■ .. �,: ' �ib,;l,.. J�Y.\ 1 L./I:I . �I ;l i,ldw•,,P,r;1� I \\ . t> ... 5,.y-,� I L'.. -fir- : ',,I;�.:.1.1,1.,,..,; ]1L�1 l4=ll • ,\tr�.� �'.�OiIM\�I C ry a drr„I ,�. 4:�1'�.��.,_,�, ��II��I�l • ;a'`•; ,,„„ 111111111 1ICIf,•{,,jr{l rii;If,ll j ,.115,i,l;�, fti li �,rlanl�' �4 �!'i�i�llU • \,'r"a�� I bill 7 + t, IIII{II IIPd4hl?aLllaal . I 1 r,v �,„ r I°,rn wi 15q st♦ I N 61{� f�f r l,, ,,,,,,, ,,k,,flk t .Ir 1 I� N ,, i,l I� �, a � I o f h li 1,.. 1 �h ,j I I r Ili I,t INIG,,,, I...L_ fv,� h j I �I I, I l ,{ ,{; , 7,1 �1 Il�,��I;I d�.tq."I ii.110.,,,,,,� t , I�t,l��{i�� <,� ��SN 1�, ,,\'•'� {{1�111111� � r ; ,t� t,;,..r F !!IIIII11fl11111111 °'f41�aI R�{)I II�,�jI R�h�'�i1 •• ,�^; x �'� !'IIIIfflllllilll I — Ire JJ r,r�...► I. I —�{�__ �� I '�,fig, r D<I £ ! ��f�Il/� �,rr. - , �r!', .aliu.li, X 'I1.1::,',;:::4 m I jl3 rl 'I II 14 LI '`'-►, � IIIIIINIINIiI t�i��111111111111111111 „.,„?I�I�,,u,-iii,,1liii➢�.0 ti,�� IIII Iwa j l9a oalU ;•Vu �•` p7a' I kif n E'17 C + r ,, �� r ei rw iau nnny �2c `�;i , f� 6d 1:; 11 1uul�l�cun �[In'rl II I l� ,;1-•ktl K L I r (, a �i rh I I1 MI I �� m 1 d�r�i ''y •''lip �6 �allll.11�'.,i',0.�,h� al�{ In1,� ri11. L, CyII1 �� I - • III 1111 Illlllllll�ltillllllllllll 11111 3z 1, ,l4�l�elr• — ,nti�il ��N{�!IIIIIIIIillllll l��' '�I; i��;k��x��> �1��x� . _ • ,4Y;� 1 L,IIII 11111111111 ,i 1�; �1 : 8;17. �Itl I.1 !R;i' 1'I'rpldll . . 4,4;,iis i , ;I `I . . . . :•4�� a L _ " -FI'•+-` >[.:.;:;;: l' . tFr1I hI'[I?. It IILrI a _._ iI�r'��3; '�ci f'iUf'I'T i' d 111' x„o�”ufl,:" glum! , u�� 1�..�•_�__I _ ��nl��;,�1��y��14�k1��1��1�)�' ,,1i 1 _.. _ lI��ly `• II 1'a 1 I' . m r IrW6,Ill d i ]t awl t i v • , sr. tIth�, FIe��G ['� azAII,H �ik{{j {ill4,,i 1 a Ifli :: I r�. ,1i[f Z • • ^�illill11111111111111111161111 � I i • l,l `r11111111IIlIIIlIIl111 ' �` �� ° ~.:{ . . • firrhqk s ,: I 1 4n iiii; W l is I '.! 1,.1��1 n,:1HI • nr �, `h\ ' ..r_I r I grlC''�'-.- =.r„-''-"r`a•_� I Ijl�'1�d' 1.��' 0 1: JI��I�r�f�.:f ►fCrl { _.li �- - ^@,, 2 `I �nnnnamn.,mr Y, tIQI • �u� �h}`,�„� .l l III .I._ :1I Il l l 111 4,1.-1,_iulm�Ill G � 'II 61 ' n f n PG6a??aa�tpc,+ r.�� r x G_. �'4'.4..K �1 • ,it�sl� �•��I li, Illifi I E f'�1�i''' ,j �r 1 1-. , IC�_W�1 Q( i , ,.^J 11 � L�4 4th e1 'r I�L'I�;,iwm�l,:e�;a:in�l�rinu , • N I I � NIN N1 —��—,N �.y. I E itil �In ;r�, �i��jji rIIII1iiiIIl[lll ' IIIIIIII�I�iw!Willi %r _►hIIIIIIIIIIII1III ;[,,,.1 , <: Ii4' / I1, �!':aA.w,.?' —1-__ ''''''''IriP• . Ail% [ ••tiii.1,,•) ..c.g.,1,,,„ clr_� �� r,��j� a a11rW ] lu tr ,1 ( •`�I� ,'I.gym, ta'.h 47∎ t t t iiiiINII . • \` II n '{l u' i ,u,�l� ill$, k311l X1 .11,1111 •• ,., l IIIIIIIIIIIIlIIija?�ILL.-h �a��lu `�� , :\II i1 , rya CI Iry Iil IIm.aJl;la[d€;tIUA<1e 9:ip1 Irf p' 4 f;41q�eic +.w... ,�I,an• "h"n � ��G�P�!JI�kW li� lllglldl ,tl l��l 1�I�l�l,l (��'I {I �� l` fill'i�'�,flT 1 • il„�t I ,�„ 91��.a1 ilrl I�l,�i6 \ "9ii �•>. ��rN ��wsl�g� ul�rll,u�n� • 11III11111111111111, iligiilmlIl ., 111 {�,,�_�,�;�>��a➢ • gy,I`'"h A 1111 I Pkrz�{IR�%',I1IYI �i �1 l �. ilIIIIIIIIIIIII IlifI�m I11III1 I III III I `;' : 1 � �r i ICI;;211y_�11,:P�,'�,j„k,x:;9,1 IFI�I�I �arjp:� :l`•:,' — �I„ 111 IanMn 1,,. d,,' //151 r. .:';'.:3".:',.:...'.:. 1:,'iijr.:ZT, .:I f(�- ;1:11r> �"s i` � i wrlrll ',: 1 II I'llI� I :I II ,• ` Jh11' v . 1'? � � l� 111 fjll 'I r1�f' • r ,.ln,- ; III IIIIIIIIIIII ah:�� 1111111111111111 I Il�., ��I G G it �{l r I L.. Y I 7 sC t ��II 'fit rr1i iI�ftig2111CiT lif;• 1 ,1ry,hvM„ahi wal \ ' 1 I rP:l T fi.l Ji �� Nu,r ��1�I��1�4�G <ti ,I �1 I��,II ��IN I 1 aq�9 ( {� � I I��tl"�_ „\ 9 n fi If 1 - I�I . ,{ „� i ;1111 11. Jltii,l'I!f7dJJ��`I :. , �Illl IIIIIIIIIII �II�IIIII�IIIIIIIIIII j�==,19�_'•��Ir 44,{I, 11111 'i�!lllllllll IIIIIII� 1c�ta,� �Ir 11,�,�1�� f� • 'r . IIIIIIIIi I��rTA� 1 AAA. .,I ,.s.•::.I -''1 {I - _'I Iiilikr-1'� Ilid',GI N1�_ 1� . . . , ! I�SWAf r ! , 1 111 l _ +7-"'"''. .. .. . ' k', ,.., ;I = : ,, i ,��IIa 'I„,� . • .� ,1, r I 1 `� I ; �I., [IL1LWL. r 4 7.I _ Ii , `I li�Ls',Ili Ii Ii{ If i Fida>K� k i �l�l�” ill Br,1 III IIII 1 ("P Itl al,I"I letl,Ingli D alati0:112 1 Ilk 4 41 a.i "a: .ry o'mn t .4; 18� ��'IIIi v��I�1 jl iii.�'I I{� 1]111:!�Ydtll, ' '! • m_ ��Ii II �I�I I I�IIIIIII •• " Yalu .. VJL 11Ii1!IIIII I1I11NIIIII ��I ;t. ..,,,L,„ ,� Fit'` ,,. , I L J; ii„ t'^'1 II'„I I,„. •. . •d4I,,J, ;`;, ;,.,;�I.r. ,,.1 ;T,.•,.,,:. .I: i_ j ,,kt1 ?. . , fr, It . . °r ` `\\T"t,� ,• :I I rl'p„� s„ r, 'I�la I 1�.. ,..... ,x.11...1 d",Te x Is�l X111 1 II . • . . h°I \la¢h Lu .,[d 1 , ,I .I§i. it 1:.1 n � i� . I •I. I �� II11111IIIllillll �,I�lhr��uaJ�li�a �i� . tt� 1 � •`I Ip f al P �krk 'I'��°�f' TI r��f�l'19aICuE1^'3 a ' ,i f,".:• p ,�h I x ar 9 yY`ti, 1 4 i 4��0�.'�1'�Ir`yl I� k` tllli P'�I I ,,,,�..a�I ��;�rS 6, t i I ', � I r iI IN III • �� .111111IMNN N N �I-�rl�� NN N•. I1II_� � � t � ► 1�1�lu•J�i�iw,�hJ:'I'F77041 gPul;'i iAlCml.fru 11STiN , . 'I S + �__{ 1111111L-1 �� ' , y ?'�a _ ]� `' __=_] rr rl •fir] r 1 �� clTA76-MEl,''( • lawk 0 110. 011 1101 - 1 ' • • r lb NI 1 K U RA-IA S I-II ASS(::• i r S; ING: FllMarch 30,2005 LIZero-Rise Analysis • A Zero-Rise Analysis is required whenever excavation is accomplished within the 100 year flood plain. In the attached sketch the 8:1 influence area where fills can influence the analysis clearly shows that the proposed wall construction which fills the 100 year flood plain is outside of the Model 1 Influence Area as defined by FEMA. (The flood plain elevation for the 100 year event is 176.8'). The cut area is the only area within the influence line of the HEC-RAS model. In addition to being a depression outside the normal modeling station spacing the cuts simply increase capacity 1 of the creek to carry flows; therefore, the excavation will have no effect on the flows defined in the FEMA model. ) 1 Prepared by J I Gregory Kurahashi, P.E. - I Kurahashi & Associates, Inc. 4t;) 4053 1 \ \ 1 6/30/ rx� ►-ei 01... 15580 SW Jay Street,Suite 200;Beaverton,Oregon 97006 I. Phone: (503)644-6842;Fax: (503)644-9731 I • • 41044 4 11°4 4 iiii eigi 1 1Flia I 1• '2 V9 01.""ASA' • A, ,,7- 30 - foo III y� . ./ II / \ 1910 744 • •Fps; III ' 1 X+74EXISTING SANITARY MANHOLE / /' awar X,7au RIM ELEV. ■- 177.49 .. IE IN/OUT- 170.02' ` \ 1 f / ,/ s,'• _�/'�"r. f / ..�a.. 1 _ / > L, . / \Xnao—... Ell ; XISTING STORM TRAP/ / �j`r' sqN ILTERA11ON CATCHBASIN IM ELEV. - 177.37' r/ \s)a7au ` xnar OP OF WATER ELEV. - 178.37 \. Lt / �P/// ,:a I/� / / 6// Xin,. / \ S'qy ( / r /I / / U yP , 1 5" Willow / N. `t9� /// /9,II ti'rs _. 9 low X+na �� ,�° 2 Willow TAX LOT 1"0-QC f_' / 2 6" Willows GROSS E. ALE / / 77, /., !. / .D (P. la 6 Willow xi. DOC. N0. 92— II / t---v.i4,'' '/`E /// . l (3,4 5" Willows r X,7s.o xviA1/ e vv / / s,. 7.' Male 5"�ylilillows 1 1 ""FA°ple L, MS xl, ' mw ` J / '�Yle7' non / /// ma t�}�r, �GEt 7 Maple X173]7 4" Willow L-. ,mu ,7a.e //// f731� 11" Maple 12" Maple ira S 1.23 MO 'n0' [I 6" Maplo IQ. .'�' ! 't2 •WD' 14 ��w ,,j d ( r.,^•H e j 1 n dam. ""5"'�lillov —— 75. �-d!/ / + _ ,' it? � 3 mm 1 ��•. m.. i 15" Fir �"' 7. I .ter,. I.-..,'es--' �^ - > --- L' ,76E L, ,. \ _ �— ''� ' �`•�i '=� -/N'34'08 W T79.38% {1 4 ---t,..v22 >V ca or AREA -CI - - ZE1(O R1% 5. fw.py. mA-P .• uJ 4'o V OAD ROLtk 2t gENr - _- - - - s.r .fit r -,7_,0•' _i�%-• - - - - . - • c . • • • • • -- -: -.- - 111111 -- - -• -.. ,'- -' NMI --- MI .- ,•' -' - _- ..— MIN r1 Phil Healy, 01:45 PM 2/22/2004W Barrows Road • Page 1 of 1 Delivered-To: gregk @kurahashi.com r1 From: Phil Healy <Phil_Healy @co.washington.or.us> To: "'gregk @kurahashi.comm <gregk @kurahashi.com> 1_' Subject: SW Barrows Road Date: Tue, 22 Feb 2005 13:45:08 -0800 .. X-Mailer: Internet Mail Service (5.5.2653.19) rI X-OriginalArrivalTime: 22 Feb 2005 21:45:14.0522 (UTC) FILETIME=[CAB537A0:01C51927] ff X-pstn-levels: (S:99.90000/99.90000 R:95.9108 P:95.9108 M:97.0232 C:98.7678 ) X-pstn-settings: 3 (1.0000:1.0000) s gt3 gt2 gt1 rpm c rI X-pstn-addresses: from <Phil_Healy @co.washington.or.us> [421/15] II This is in response to your request for county requirements for a project in [11 the City of Tigard that has frontage on SW Barrows Road. SW Barrows Road northeast of the Davies Road extension, is a Neighborhood rI Route. Required r.o.w. is 30 feet from centerline of the road. Minimum ll frontage improvements are a concrete sidewalk at ultimate line and grade and roadway drainage. In some cases a half-street improvement may be required if requested by the city or if determined to be justified on a case by case basis. SW Barrows road will eventually be a city street. If a half street is built it should be built to a C-12 standard. Sight distance at the access point is required in conformance with the standards in the county Community Development Code. Access spacing on a Neighborhood Route is fifty feet, measured from edge of pavement to edge of pavement along both sides of a 1' road. A minimum lot frontage of seventy feet is required for an individual single family subdivision lot to take individual direct access to a Neighborhood Route. If a lot has 70 feet of frontage, then the access may be -' anywhere on the frontage. An exception to this is when a lot is near an intersection with a higher level roadway. In this case it would need to be beyond the standing queue of cars at the intersection during the peak hour Iof traffic. If a development will generate 200 trips a day or more then it will be reviewed by the county Traffic Engineer for required safety improvements I • with the impact area of the development. This may result in additional safety improvements being required. IPlease reply if you have any questions. Phil Healy 1 r Y 1 I Printed for Greg Kurahashi <gregk@akurahashi.com> 3/29/2005 Phil Healy, 09:21 AM 3/31/200E: SW Barrows Road Page 1 of 2 ' Delivered-To: gregk @kurahashi.com From: Phil Healy <Phil Healy @co.washington.or.us> To: 'Greg Kurahashi' <gregk @kurahashi.com> Subject: RE: SW Barrows Road ' Date: Thu, 31 Mar 2005 09:21:46 -0800 X-Mailer: Internet Mail Service (5.5.2653.19) ' X-OriginalArrivalTime: 31 Mar 2005 17:22:14.0274 (UTC) FILETIME=[2E3B3620:01053616] X-pstn-levels: (S:99.90000/99.90000 R:95.9108 P:95.9108 M:97.0232 C:98.7678 ) X-pstn-settings: 3 (1.0000:1.0000) s gt3 gt2 gt1 rpm c X-pstn-addresses: from <Phil_Healy @co.washington.or.us> [421/15] Greg- Yes, a C-13 is fine. Phil Healy Original Message From: Greg Kurahashi [mailtogregk @kurahashi.com] Sent: Thursday, March 31, 2005 8:54 AM To: Phil Healy Cc: Kim Mcmillan Subject: Re: SW Barrows Road Phil, Thi city of Tigard lists this street at the north end in their bikeway plan � as a bike way in the future. Can we use the C13 standard which provides the same section (36 feet) and changes the lanes to 12 feet with 6 foot bike lanes? l.' At 01:45 PM 2/22/2005, you wrote: >This is in response to your request for county requirements for a project in >the City of Tigard that has frontage on SW Barrows Road. ft >SW Barrows Road northeast of the Davies Road extension, is a Neighborhood >Route. Required r.o.w. is 30 feet-from centerline of the road. Minimum >frontage improvements are a concrete sidewalk at ultimate line and grade { and >roadway drainage. In some cases a half-street improvement may be required if C' >requested by the city or if determined to be justified on a case by case >basis. SW Barrows road will eventually be a city street. If a half street is >built it should be built to a C-12 standard. Sight distance at the access >point is required in conformance with the standards in the county Community >Development Code. Access spacing on a Neighborhood Route is fifty feet, [11 >measured from edge of pavement to edge of pavement along both sides of a >road. A minimum lot frontage of seventy feet is required for an individual >single family subdivision lot to take individual direct access to a [I >Neighborhood Route. If a lot has 70 feet of frontage, then the access may be _ - Printed for Greg Kurahashi <gregk@kurahashi.com> 3/31/2005 Phil Healy, 09:21 AM 3/31/200 : SW Barrows Road • Page 2 of 2 >anywhere on the frontage. An exception to this is when a lot is near an >intersection with a higher level roadway. In this case it would need to be >beyond the standing queue of cars at the intersection during the peak hour >of traffic. >If a development will generate 200 trips a day or more then it will be >reviewed by the county Traffic Engineer for required safety improvements >with the impact area of the development. This may result in additional >safety improvements being required. >Please reply if you have any questions. >Phil Healy [I U CI [1 [1 [I [I E EI Printed for Greg Kurahashi <gregk@kurahashi.com> 3/31/2005 L J L .i t I • T: .1 L____ ) L • : I f ` ' I J ` ; t �1 ^--I J 1 "_� "'—� • • • — • — iii iii • r • Ni I — — • MI ai MO . MINOR COLLECTOR OR MINIMUM TRANSIT ROAD SECTION • • 1 a: RURAL OR INTERIM • • A • URBAN Cr 8 • > —6'-0=-1-1 6'-0" 0 F F D-- 5'-6' 6'-0" •\0 I P.U.E. MIN. MIN. P.U.E. ,5:1 MAX. X kix I -..._s-m...--2.5% MIN. _ _ 2.5% MIN— _ --2X • ,;•1. I NO SCALE • . • 01 5:I WAX. • DESIGN SPEED 25 MILES PER HOUR • • ROAD RIGHT Of WAY PAYEE,WIDTH NUMBER Of BIKE TRAVEL TRAVEL DIKE PARKING WASHINGTON CLASSIFICATION (FEET) (FEET) LANES LANE LANE LANE LANE • ALLOWED COURT DESIGHAtION • A 6 0 F F D 60 28'.. 2 0 14 14 0 NONE C-10 COLLECTORS 60 32'.. 2 0 18 14 0 ONE SIDE C•I1 (MINOR ONLY) • AO 60 36 2 0 18 18 0 BOTH SIDES C-12 TRANSIT •ROADS 60 36 2 6 12 12 6 . NONE C-I3 •a 50.. 28 2 0 14 14 0 NONE C-14 ?e' 32 2 0 18 14 0 ONE SIDE C-IS .1 — - - - - i .GRAVEL SHOULDERS AND DITCHES ALLOWED FOR THESE WIDTHS OIA.T; PUBLIC UTILITY EASEMENTS(P.U.E.) REQUIRED OUTSIDE OF RIGHT-OF-VAT(R/K) If SHOULDERS AHD DITCHES USED. .. FOR THESE SECIIONS. 60 FEET OF RAT FOR 200 FEE) FROM THE IHIERSECIIONS WITH ALL MAJOR COLLECTOR OR ARTERIALS SHALL BE DEDICATED AHD A 36 FOOT SECTION BUILT Ai SUBJECT INTERSECTIONS. h nwacrMWam WABI*IOTON came UNFOIIAI C WApWIDThOflNYY 2455 ROAD M'ROYEM fE DESICH 8TAtDARD3 G 1W'AYT' T 0' Tl]NISTa cam.MOM W • �� •�`�°•}�" MINOR COLLECTOR OR �� F"`"°°`F""°" MINIMUM TRANSIT ROAD SECTION PLANS • • • • • • • • • • • ,. • . 0s . Designed Date Drown Date SI1C 05/2A/05 Cheek/Revise Date IPLANNING AND CONSTRUCTION INFORMATION ReamNs UNIT ANALYSIS: r iae.61 Ns -a �i =r f �0• r ap-a—�� r w , BENCHMARK 22-2 BEDROOM UNITS 1 ,)*'''"-/,,_ t • ,:•1, Igki q� t �'ry:-- -1 F,,,9a STATION DESIGNATION: CITY OF TIGARD BM 243 .r. ELEV: 190.43 r ALL SURVEYED POINTS AREA ACCURATE WITHIN 0.3 FEET I ORIGINAL AREA = 59,030 SF a , I i'9@I 1 . y 3iy ,t,::::::::1, HORIZONTALLY AND VERTICALLY. DEDICATION = 2,476 SF 1�-.. . _ -- a ° LOCATION: >w# 2 FOUND 2" BRASS DISC IN MONUMENT BOX THE CENTER OF NET SITE AREA = 56,554 SF RIGHT OF WAY PRIVATE STREET = 14.239.70 SF f *44 $ r vv...,. d . SECTION 33T1 S, R1W WM. WETLAND (IN 100 YEAR FLOOD PLAIN) = 604 SF s. "'> - _ ��.., ?te 100 YEAR FLOOD PLAIN = 1.022 SF I- i,'> r �E9 FRp NET AREA = 41,29230 _ 43.560 X 25 'I UNITS ALLOWED = 23.70 UNITS ( n" {0,053 2•MINIMUM DENSITY = 18.96 UNITS � �. , t, _ I � � ` `` `� LEGAL DESCRIPTION �, 7 `r 'p�. q ;-.. Y It RA -_DF•- 'w1 *Ja OREGON PARKING ANALYSIS i TAX LOT 1100 MAP 1S133CA ra Sitif t I° ." all it ADDRESS: t 2s•��,�peli t TANDEM GARAGES IN 5 HOMES _ 10 1 13818 SW BARROWS 4R) KUty sa.ty 1 GARAGE IN 17 HOMES 17 c '. t .� TIGARD, OREGON 1 PARKING SPACES IN DRIVEWAY = 6 AREA=1.36 ACRES °°'6/30/2035 FOR UNITS 17-22 - ' RESERVED PARKING FOR UNIT 16 1T PX -r. b - : TOTAL VISITOR PARKING • 3 (3 REQ.) f t INDEX W OZ ,.." ci.411 REQUIRED FOR UNITS =• 33 ` � } TOTAL VISITOR REQUIRED 33 X 10% = 3 - • �`' t _ C•� COVER SHEET, W �' OPEN SPACE ANALYSIS: r i -, #ti a, C2 EXISTING CONDmONS r o cv I s - ' C,3 SITE LAYOUT PLAN °' OPEN SPACE = 19.924 SF P 3, ,fi. + 1.3„111a SW,,air)._ w m (YARD, SIDE YARD, POCKET PARK AND NATURAL OPEN SPACE) ' , ' ,•* �K °g C.4 PRELIMINARY PLAT >-' W a % OPEN SPACE = 359' 'e SW -�� C.5 PREUMINARYH UTILfTY PLAN E—I Z o 0 MPERVIOUS AND PERVIOUS ANALYSIS: '�. '` `'"• C.6 GRADING PLAN 1.4 J .. ' E—+ o a IMPERVIOUS PUBLIC = 3,780 SF .z.;_`: z �: SjIP at.roils fl ' C.7 TREE PROTECTION AND REMOVAL PLAN U o•PRIVATE = 36,106 SF :..q P 5 , . �IC C.8 LANDSCAPE °F TOTAL DISTURBED AREA = 65.000 SF - tJ .. it t 4-i_ W z ,i� t C.9 BARROWS ROAD PROFILE o a i' X10 q i �±� JI Q 41 101 [� I1H P4• & ` xi ti , i a' w I 4. laF 'Z �. ' It - Va . Q q �-, 9 .-�t ` � B�1 �u CI>::',.7s `,+� :--i75: 5 t d�i$fit$$x z s O d 2 - li, ar 1�Iiits Al E Q TN,.riT-txry in 0 co . VICINITY MAP (II U • • - !ilia KURAHASHI 8c ASSOCIATES. INC. • 0.D Eaeneceng•*atm Ra . Landscape.rchtta�. •5e.eta< 15580 Ss Jay Street Santa 200 • 803)844-Otegm 07008 (509)°44-8842 far(50E0544-0731 SHEET , i . SHEET Na Cei 2 KM?2429 1 s ��gzt d o t3 t%w t,Y oXda �aK,1 as a o 2'yIO IS r tai a�dei•a, ,�r�s Sad Q °11'11' 3 �' : ` �6 �o og ao° a I otAIkIS '�V ,'1''1 ,zz s3 o Z A� t ��4� rI lV�o ('' ,/ 1/, p //� 'r 00:a �`+� O� ,\t�ir,.'r+�_��'.,"vi,t0 t)t:t:a.F. �1 y , i.Y - sly t - y vt7..50,Jt ( ''4.5,, '.` `1? h 8 1'� � i IT'& t& S: off''tf t as i 1\1 ‘ • 4. ° 1 t•; , gt02; .U>uN „4t`i 1 i(, ;tl '• +Y,.,,,,,,,,,„,„..,,,,. ;•,•,.,-,.,`" • Mt a•' G i 1 3 U NPA EA E•4 N,it tlt'.. V` :' ,. Ji, r 7 , w W P!t Q� 7 Gw ra W m /1/i'r// ``, 4A:�''\ Y� �...rt•W 4- N j S F 1 F N `W � % w 3 ",Au i � W .Jp. ` .<1 4.1;' ' 6113M� ---»w tti it' ` ; / fi�f � .. - `/ � dl... %+XLd� ii,e /Q , ; d " , ,r..F ..._. "; PZ. y 'P � /:Jr Is \ ' , \ \ . \ \'‘\ ,,, \ \\ ' \ (I/f � %i_ ' . _r + 0 n, ,• • r Y • r 1 I ; r - p . r-�.- .._'_ - ... tie.... r �\ % ,„\ 7 „ ;kJ : a cv rQ. . \ r. r j(/(/)J)jyy�1 yyi�� r. • l 1 i • 5NbY1R, \ N. r, v p - . \,.. F.vva 9):• .•t0_.9'+h ge \ t) 1 +// N r •_ ..._. pM E`G/n H,A M 4 Cn , •J ` (f")-t ' > FI,, ,,,,, Y .,,, - , '' \ t` , `;✓,, ~ n a rvrn = ' NtrvOQN" '-'st.r 1 'r i;�;;.1 l 'z + ..,y.:.L::: '`,&' N• cti 9 rte- Ytsp+� t , OD r :• 1 / n t5" n 1� ' 17' "t/• Wl / 2' f �t�•-Fk. . 'r - �+0• ,N, '" ,' i ; N ChtttY n\�"/is f r- 9 N, . •• ,Ill,'J ,nn i `�45 ' n .. k:.... T r-�..x r,i. A- ! t9.toseet ri t8 C4114 en a `t1 \ N-- ,.�.'. .._., .- , `fi t I .t t }t. ni 54O F "" N\ r r A I Jar. max''. vim) \ t> f\4„EN,tvC, 02• t0., y.�{r % Gar1 i'-.�' u' K Kf^ �'' 1` N AOp.e n pa+Et,P,':. F£H F"'6E • ) '; / 'rt :, N Xt 940 RII. a .gym ra., n r tCK' pp (r , -, a..rr N %m ( �',+ HOtl' �,..At\` • I.qw^ , ...:r.H....a �t ,% /.."••• : '•''. fa/ r + : N n &tom ,:,; ) +: . R r,/ r '..1• 'W N2+" , `•••4'n, ` H 1 )� VM19e� i ` '; //'''''. , / cill:,i,a.wi / '''`" ... ...." ''. I ..: os•,,,,,,,,,. ,/,/ . •.., . , , 1 ..,..:c.-.zr:. .,� �ea' .b, I/ "`r r•, V._F■P9 N .._xn: SANG \ ` ygt f \o\ -�y mfg^ ,. 1. ---, ' (4.'; si/Ao" \ \ • ■)cii ) - \, .c(.4,0 X r , r ... tow ..... ... r , -1 t N � 1 " :�c�tla 1 :�y�uPP•*•Fk 1 .�� i c- 1 J pNG GARAGE) !1 ,- Mp j / / /t 4••p', m*3 : , pY,. y,-._i t.. >,,,�, r ' W i EY)S�tAEHS \ e ,� \ +j I h�. Xp .i• ,/, ;/ / , m m �' ""' ` j G Asw+AP. V.l+ ' ,,Na wt" p N P \ Nt p 'i, c• / . \1,` 1 r' N )l"FY t II tpla AaEA ,'•• _ 1 1\j , / '•' ` IX 1 PAVWG ,{, ii `•v fl, .,, t t0 ' ,(/ 4' i 1 f ;. N "•"'r , Fu j _ ,3t Fu `A "m.o ;! , 7 9 p N E f .F Dt+l mm l.1 \ xPsZP ' / 29 Fu W, 1 N. CO.' : SG 1 •XX r'., { t •3 Fv N ''`'Q\-.,yu............. / -uP N i •O.tG GAAVEP. �L.y.a"t p 1' ,j I I ,}.1: „o. '4 ! ESA ' II i 4, • "" ' •i�4 r, % N N.1" N t , i t t"N2.Gtea .tis,... X " ;! .a.is I 1 - t.') N / m N M t p r g,t N ,.ker "X �•' ' P• ( , ( / L- 0)N.,....._.,.__.f�,.__.._...,_..•._.......• ' ` . ..G+ea••d\s• ''<j / / N ' Coo 7:.C.',4_!_............,I r/ N 6. » , ?r ' `� ,i : \ " X B ESG G N ... .. ittt P � ... . 1 11/4:143R‘t , P'l m Ft / \ ss333, +'t‘• ' a - --- ' � a Pi r .. 1Vr d i .\ Y ' ., �� r/ l, �; ✓ I ' ' • • • • • •7K .4/7/05 I Designed Date Dratr� MT/OSafe • MK M7/os . r / . Cheek/Rerlse Date • I - REVISIONS •/3Xq, a • • * N, 5• DEDICA11O ��, R/W 6��PRO• ' \\ 0'-4' PRIVATE MANOR BLOCK I `g'� �GINE� iOr TYPE WALL AND DECORATIVE I " �• 10,053 - I. FENCE Cn I `'� 2• 5' 5' 18' I o�coN I I op I I I 4k 29.�'yr` I ~ �� 3i• ' CENTERLINE p� _•aq, W _ I S \ �- ROAD I "�'Y KtM�" 6 I I '� 4V EXPIRES 6/30/zoos C 2 1 TO 57.SLOPE Q I A j ci" �. I , off I Q Z - Q i I J ii ♦ , U' • 121-1 0 W 6'GOOD b iir i ∎ • \ I w O/ •W NEIGHBOR k I �r? —� ' 7BOA ` ` 5' SIDEW. . C�2 ADD AC AND I Cr)�—� ��41•� I' /SX PAVING U ? O ~ r � ` D CONCRETE DRIVEWAY APON w '› r:4 iRETAINING r;°;? �cS � I BARROWS ROAD CROSS—SECTION 0 „F-1.20e, ? I I-•+ fX •F— � � 4g%,/ 6 ; q ;\ ,• • .. OU'`\ p 1 BUFFER I MOUNTABLE ' � �� : E” Et r"IS CURB • '�i : 0 8 ;f;/ .�.,,,,,,,,tr.OCZ .T `�/�j {6, Vie• N /130 ^ Qi W ' I �',� `. L ' 4�O• I0. , - 0'-T PRIVATE MANOR BLOCK F+4 0 S ,` 'I , �� g� j .IIO TYPE CE WALL AND DECORATIVE O Cr 'a A Irg. 9 P4 W p� �� 45' RADIUS I / JO �'I�9,'■\\ \ \ T!1 A z 'J� l/1 Q'"I,I � ��/\ FlRE ACESS I I b�,0 \\ W I - .�-� .200 ♦ TRACT I�� bay, JJ \ �, ��, d '� J m �>WO. �'� B. Z° �'�� ? �� 's X•,CONCRETE E-t A cn 11'?^U �J 79 ��' ■�I�` O. 0- �'—�� t'Z'J ��— ` N. \ALL I ( O in 0 b?� �C ,• • \ ' ��_� b �� J� ! �� ` WALL �\ IFN_y. OI k I ' W ? '`�. EASEMENT :Au_BAINiNt."--. n ° / i �Je �, �/'� R40.0 , I I . 404 Jam/ �i / \\ �+ 15.00 '� .-- ? 7. �I �� baUy a �J r. �� J III U I ? _ _1 h ''�I. b?e S BARRICADE N.O. , v 4. h o0 `v m b J .�. ' .''? ,�� i•.15.06 ` R9. \ , o` j� ?. .6 / 4( ��`�,� FLOOD P 1•- F, •OO. ': b•�, 8 ` _ , ��:� 4 $ Z� ` DEDICATION I _A ?:� �j� ? •y^' C' �J ~s •�� Iyi ? , x•63 ,TRA T 'A'��.:• '. . ORIGI .� . l�s _ _ L 1 4�." _ .'.' `�� Dn: FLOOD • oo.\aa i::R • nS In '7 ` oo °a— 00. • r _ .11-19'4 • _ _ 4_ ,l. .eeee a —` �. .:.-rtti. r� ,_- \ __' • - 34JO 7 - -- - 253.79' - -;?.. 0 — —i : " PICNIC - - 30 '" — !�" *,• TABLE 10' BUFFER - • - • �- 44 LOCK BLe,RETAINING BUILDING V GS - - AOD BUFFER ' , KURAHASHI WALL(IN Stttttt AREA)AND 23, 8e ASSOCIATES, INC.BUILDING FOR 15'SETBACK OVERHANGS MANOR BLOCK RETAINING 10'ACCESS AVERAGING - a Y �y •rest Resource SIDEWALK WALL ON POCKET PARK AREA) _do A i ;40 y 0 Brero�aw•gel • 9♦1 • a • i 15580 ST ley Street.Sail Z00 15's 4 - I `I - ? .›. - CONCRETE 0 ti7�13 Y r (50844-81342 t¢(50�844-97M WALL I - SITE -,p iw { o Io m LAYOUT • °v F {� @ I NORM SCRUB r-zr-o - PLAN \ae Z -1 • `� t.7 �_ 1 T NO. t..:3 - _ tWf 245 • • • • 671C 05/76/03 _._.. - • - Designed Dole 6A 05/76/03 • Drown Dale - 6/R 09/]6/03 - Check/Revise Dole REVISIONS• • `ice - \ , i ice` [1! iee n \ ''a �yEO PRp � N. y.�E,aGtN fF 'V� \ e �`"10,053 1- ` i ''' Y OREGON i . / I \ • / —11 J J `\ \ ``ya MKS 6/70/2003 •.-t ram- \` 5' DEDICATION h��ai`' F---t .O li I J • ,a 'a4. `�' PRIVATE WATERLINE W co 1 k J $ .409. ` 25 \\ `` EASEMENT • 14 I • CD cv IU A . '9 84 q 'acb ■` \ l W }4 w x \\ b 4a? 8 x a4• ' ' �""� r-� \ F 1 !Q!/ \\\ 47 °r py // �a� `\ \ e NOTE: < x Ri !. / 1. SIDEWALK SHALL BE AN EASEMENT q I aqJ. \\ ',a, A.,„ �. ` ON THE INDIVIDUAL LOTS. THEY ARE NOT \ W ?e P 6 \ N SHOWN FOR CLARITY r/1 U o\ ! \ ,y ` NN..‘,.... vl Ll 0 rr I 'ao°. \\ ! A., .4."� A \ a 2. PRIVATE STORM DRAINAGE SHALL.BE IN r, E' I \\ b d? Q , aD?- . V!1///��)\ p a EASEMENTS ON LOTS AND ARE NOT SHOWN w 4 A ii yI' r° 'N 7�^ eyii FOR CLARITY z[� -QI• \\\ '74,I,311 �y V 01 t1 `mot?` O \ i `fit 3. ALL PUBUGEASEMENT ARE SCHEMATICALLY !° \ \/ �'b 5I' .".pct'.••. [ /..-\ ai SHOWN BUT WILL BE MODIFIED AS REQUIRED y� a+ '4J• \ !� .V` q trs L, "✓!�S �:i• BY FINAL DESIGN TO MEET CITY OF TICARDS' 4 ' t'`? \\ a9�?0 L� y4 �' \ -:;= NEEDS FOR CONSTRUCTION, MAINTENANCE AND FO....I. r° \ P 1j i:iA OPERATION W x 47• \\ �.� 'SO• b la47•` O \ pie O V) • �_, - \ �' by !a4- \\ !° �Oe Fy1 1Q �'A F \\ !Q \\® ,Oqy \ \ zii � Zx \ Q' 9 '110. . \ . Q x O o / 1 \\ TRACT B & !?� y O 'yJ- \ `'n w •._. - -'+°7 \\ ram ACCESS AND .. b!!0 7 \ 1-7 I. /, •\' PUBLICUTRITY 0,4 / 7 �° IQ \ .� n \\ EASEMENT •y � 77 $ �• ` \ O E.y A LEi° \ 'Web. 16.649.11 SF ! \ . ? !a!b [... i tm � ■ $ !9% hb/ O �O \\ m • !44 4\J \\ 404, .94' r� .N.C. F ■ \ FLOOD PAW Fri E,m 'v .o \\ g�° 1 / DEDICATION A FI I of ■ L g LIE I S;l> 8 \\ �! AP Q TRACT A 1 \ \\ �'T \ 1 [� .. !°� \ — — ROB// 3li 6 02ASF \ ..... �`�N N. �N U-] N. \\ / I \ `.`\ F. _ _ _ _ _ _ _ _ _ _ ■ _ 11 ' _ _ _ \ WSW'_'_3i'r3'E Zt..t' r!7 2tst' t6�.xY !iDti 14':?lY -.tJ't4�7S, 1_ _ �79• \ - , - 5 253.7 !iii! =a I N. KURAHASHI ilt 't}. I do ASSOCIATES. INC. I laanndscaapee A obit tore . PlanNns •Water Yeomee: Fsriranmealal•Sene>tat• ..�. �♦ 15580 S4 Jay Street.Suite 200 j . • Beaverton.Oretoa 97008 "' GO - �A 1 � (509)644-6642 fax(504)844-9731 1 • ' $°� 1 PRELIMINARY o to m PLAT - NORTH SCALE r.2o-0 e\ O °_J • a� T 1 L \ SE$T NO. = n -- - . . . .---------- ---- — _ - .� C.4 LL = • // • /� e/ I / Q .,/ • ./N.7;" / / y• / � _ Mel - / u � �. _ In-• �d — D —� — 7 .01, 1. N —� —x''�x..`!1r-a��' #� / 49 ya J i - - - -/—__ • IDS 4 `�O , _Ti:– / ./ , %,I .4%*� / / '�Vt V �, 4 r ► Air co ■••■■■■1 1 .X11/ . w„' 1,4 , 4 % o■ / /. �q ,11 1i / �,,1 V1 49 / )' ‘vit* / 4* I/ `° ,� 111 �►� / / 4 111 �\ V s ° / _• ' , .f) / / .s>, b A A = AWF .v/t .sc, 442 A 41ptiov to7 . 746% ti' i' :I' • ‘‘‘‘‘' e .k / / / / • .-0 • 441;) /. . . 5 , may. • \ 4 ( ,- / 44(, ��/`' '491-'7313 a31YM d0 d01 ,Z9'B91- 73'13 Wla• #71 NI$Y9NOIYO NOLLYM31113' _y / .* A •.,\.= /` /dYal Wa01S ONLLSU(3 I 1 . / / .210:k it 7 AV '. . \ . /I ..ir, . / 4., At. cr /74* 7 �� / CAI-C pr O 1, // y V-1 0 x II, •' N 1///4e2 x,```,1,1,`• 111` \y / /.r° / / 'm .; R ti N N • 11�•��• 1, / / / ,O9'ILl N 3N NI 31 ,..� AbA, `II , //'a°/ y / 310NNVn AMYIINYS ONLLSIX3_.,r7,,,, • .0 . .0,1 ow 0 ° // 1, a /c 2 I 14ttir 4tOt . /47/ / e // 4... rl p a i ,,., . 0) v , ///. / . . , . gi 0 I V 4L // .,a° / // , ..e . >/46_14 /,,,,y, ya° y/ / . . .I N � 2 /; 1, a :4,14W..:;,:,� ' / /2 1 .� i . 0 V . ./4' / i / I. // . I y / .O ; „ 1 m m o� �y \.Y © - / i cZ B ' g /I / / mgm �6 I / • . // 49/ is .,' • w1 o A 1 ED 04)) cr / t ya° /lay/ P O , / l''' .3 /' Arcz-'7313 M3LYM!O d01 / AVM-'A313 WIM NISY9N3W3 NOLLYa31113 S , lay / /EMU W21013 ONLLS1x3 '��1� Ly/// • �c 2 • / ,ZO'OLl-lnO/NI 18 , ercu- 7313 WIa / 310NNYW AMYIINYS ONLLSI%3 4 ' ili Er1.111 , . PI .1. 0 .1/1 , 1 $/r1 gZ'5 BARROWS ROAD ESTATES • PD • G/ST�% A ° ra " m r CITY OF TIGARD, WASHINGTON w n ' N COUNTY, OREGON w ° 2 f .( . s 'C DALE RICHARDS WINDWOOD HOMES i \// Nog $ t 1 1 o x 12655 SW NORTH, DAKOTA ST. TIGARD, OR 97223 �J r 4040 4 • rt t') ‘1. ‘ (0. . v..„6 s. 14,1, v (..) a .0.s�� 5�da yid sox aa�Xai Ap 1• �'a �� Q�d�Sy .1,S VI s 4 00,0iy r� ! ' 0,ZL6 s 1408 �poN� oy°g1.11 M O��g ; ! / 1�\�o 0� / I , /',/1/ \ '..y ON ; ‘1\ 1\ ago 't ) " ua • / ; ,;,.'„ •s, , ,, \ ,s. / ., i,I t Y �.Y o � ba /j 11 //l:/ /// �` \' • • f ; /r , '� •,r r • I ; j/; r . ■ it t i 1 . /,/,1 /• \ ..---- '`. $o , i s ; j.) •,\„ix • • .••;•:.` Z ittl,„.-„,--1■11, .AwAiiiii..2:17L.: _•_}':......:..1.:-.P.,,,•CI,...7111 —...„ __. ., --- • i* t / _ ' • i :-*./Av'c \--,•-•:.---• — "\ 'I `9',, . -..-' - ..-..-2--- ''''.. .-- ''• `� \ \L.)t ' , ''.\ '''''' ' \ q�$ if; „I •':, / 1 . -._ tt\c\ ›,/,. .\\N'A / 11,k/A ' -. ', - ' ,,/ ---- '`ft tt / i ''''':\ \-C-,,"”- T± .\\/\\) , „• ‘„•1 , . le 7-. ,...,, - —7,0,:-\\.\:\,•• ;,y...r,, / ; if ,i, l' . - \ , ii ,,,....• .17_,„_, ,/ 7// 4.x.f.r.,k'.. ‘ ',C.\\*.N.. .\\y‘■ - / ' I t-i; \ ti\ '''' hl \ �1 r, ,1., ',/f F � \!\ \�;`�� % �,✓j 111 `� \\ �\� , /r \\ ,, . . ) T---1 — -r s.,..,,,,,,,,,////' _ --` ,� i ,'.` +\\jIi N .r/j ' \'.. 1, ■ }. / '-'\�t4 _ - j ! �Xl �\ r ., �'\ 1h ....-• < f Y / j I \TI � \ r � / / \ J\ '-\'t.•i.\ \\ 1) 'L ire ° \, \, i�+ r & :moo \ \>\,r. ; „,,,\ ;\\\`\�..,,\. �`k\�� 1' `.•a< ;1/�1r At yt ,,,\. ,..;.\\\, ‘N.\:.\-\'t rn • v.} i '' +.`. , �� \�'1\\'\a\X�`�\ 1 `' .. ., I . //rt ., n (�. \ 4,\•\' \, / 'iI -'� ,,\ 4., \\k�''y v • .A C -..'":t‘'\ },4 \ /1/1/ \ ' i.il •7, i�,` i `\`` i !/r%' /;1 l+�'i \\\ �Ta Y1 '\'Y \`\ 1 t r ....... •.• il i,, m,,,, ,„. ,,,_ \ ,.. , i 1 1,, /7., ; ' ./\ ,.■ v....,Sk- -..., `'.7):\S•.--, . 4/ 1 ^,„ s,.\,,,,, <2,,,-) \ , ,,,., , „,,, ,.. , - .,.,,,, \...\\\*,- 1 " ---........,, I <///J: -- • ,'/ .1,W,\\ `11, ' \\*\ \N 1 /: 2 ill: ! '`it \I ‘ti i\ 11 : / Ifili''''''-• kW. ''..\-c\/ .. ' .- I I d L �r ; iJ. t -.,• ,-,\.■\. ,... , \ - „ 4,-,----.... t.... ..._...... .:'..%.... A. t en _ . I . 1 l 1-S r y �_ u� r1/ I L 2 ! / Ot li ‘. - -- Is. 91 vow ,.,..._r_!, .-731° '------j ''' i 8, '''''''`....„.,, L'' t T.i %,9-11° '.. , 1 � } ' 11111 I 1� f� f�_ f� .I r .. .� - T . r . ..........................................................................."..."..:— �i\Idt3oro)\ WG\2429.TREE.dwg.04/84/0512:35:53 PM.Basil.•Kurahashi EAssociates.Inc. . / GARAGE FOR MULTIFAMILY TYPE APARTMENTSS •! .V 3-7"-- '_7. • ---'— ---r— ;s 1L v„ <►. �— N D _ 1_.. __,,,I,., �.+ �......— ,..�...T, — ..,_,_...�,.— -". may; , •a',.4.. r.. 1 5• v`.`\m ,( ` fi', t l'�•-JN 7 1•-``' — /' • •,—;-',',;--,4.•••'�`- T____ =_ ./' �. �1,�\ti t, 41`1r „Y / /�: '\ V , ', r o r �A t\ yypj"ryy� ._. .�_ ._•_-- -....._. _._.. _mil ____ _-'_ 9 III• t' \\!!�, 1 1`�t !:� I.,l\`w•f� //,N /' '' `/• .4 )1 1\ i\ �1.. /�/ ' • \� ` N r _ �`' wane.ol Y'1' \ ,�\. >.".,...6i �� '\\�� 'C�t;`• l\1� / �„" y ' I ``X `,` �` )y 1 `■, i*1 ri, "r.3, 'N/ 1�1` !' 1`\ , ��` /iN V. mo I.►�. I {1.:i1\1 + .\\'. \,y j`'e3 9,4 .<,,g,„„%•(- 111'1' /\..). •\.,41 ; / /%i f " Y N ��,, y1 `}'� ( • '!` ��+ \\ '1�'.sr►,►9 N di /;�n.,o + 5\''t��i! Y1 V ' •C� �s'� r: Ioy ,, to v,.. 1 \ \V\\ L� *,i / x i ,,,/ 11 `4,..►N' 1$\�li dy.,/ ///' w• tif o,, ) t op. ,1�1` `1',t ,r\ 1, \!`i:.,,Fk;1\y u m "9' /' / - ' ��} �`;,C�� .9r F yn / / .�r t� „ c I r , \'‘,..\,,,•,., ,!\\i?`) 1J; :' /w fil 1 11i r1 !•;`.p ;// �, �, \ ,n I Ii \1!„ /\\..)1 11;1 ! X\., r "y•`'WA 11ii: ne [ty t re3 • ) - • i! ",\A4.\+ !''Ct \,,fat ' `�'1i,)Atw �°q �,/, N� Y.. ,ciWj..r:n .... ^' C? +•: }• t 'h \! ,tY�:1."`.`rrt,>:. ANY lve. C 7, `� .N 1, /./�'t`+y, .,'/"" ,'. • v.\,1''i`1!, `_.RIpH`Y,14,.:V.u'S'y!, OV '//' / a•"'• I ;1 w^tbiro • "• ;✓ !', ��Y\' , s 11v\``u9 !y i�1as.61N /I•. "7 •.�-`.dnw nu�"'~ ' i,`• ,ltljy:•!l''W... ;y�,7,1Y' OO /i' .''I', N ... \'�`��:�'l';, ^ i' .!•. ,\''',?.'...'1'*''-. .'v' • fil•-:1„,'-•..„. . ,_; ;tfe'.q=N �, `,!; . ,,1', , , / I;1 )v •per'sL �� `0 0 •.,,�`1�ol.M.c i.1;,' :. g / N/' • f•'I'' Q .. Jl, N- ` ��,; ;��'�'i 1■r 1r)�ly/ip'•►:4''//i fr "~1 / ,.v.316 / � w s 'u i- W I // // N y' 'o... u`'`i`, ..\'gyp,, 1 ��1,,0' e / J I �, o n.o N z. u ,s' • J i .oI..CG/ , -'' if' ///v u u a.oy,4 m 11i �! QI / �//�Qy�( �tryy��J,'i I,�j',�`ryr.,.o •'1 \'',Il icy / A' ,-N XJi, .61 'gyp' 71`�1 ," \∎, ``ni+� -, /,/ a ,,c' 4.• 0., ‘ ,,,."'"a' '• \ `..- cz‘....---- , / ( � / k` ��', / rr � `F pia\� ! .�, • ; •'11 1 1.`` 1�:`111�1A�y)� .4.'�mb/'° �' �, i'''4 \, X1 ;,tyA• ,i1�1\b‘'`, r„ /f'7 `CJ/ IN�. "• •�.,,`•�' :w} lq` Y ` '',I \111\X,ii' %% iii 4' ' N 4.`y\ `‘1.\•:•\"\,\,•,..„.",.. 1;, . ' %' ia �� s,z o00o RA o c u�SNC - m nc- '{ t ` C\;. // O: So bOgN 8 co;n oo Fyn N fD tD 7 ',./1::,t,11:‘,:\\\4.\j ,1'.�;i1\\,\. :k\',� %t,•:r ;'N0" �p d^N oco�o"�^a°qn$$o°oV15..91.'3,524 m o `° i+ 1\7:V''1F�1 .\, //, "r ^gnnrR-. •° ooRo o ,o o°aRo c� o rf°o 1' / ° n o ` `, 1 Y' , / 0 ii 3o .°.o , .N°a' •^o-,a2 'hoS8'0 3 o'ery }1 .i\'t�l `!�' //'y' Q,or+ 3o�^ate°aona. A,`Z°=gam .wo 1 • ICi , / i1I! !! .,` ^0 ° §1 i • // N i/ N oori°,1 2^88^00, O O D lAs1 ,� > N =e• g�Qc� as S''^cg4 co Tx' i, . •t 1, 11' /1/ 1 / / c��' °v'8^Ro' 0 R =Tnn2 O' 7 ,� / / ,t� 3 9•p-0-.7 o ° a R. •3' o z "n�• ro y n• ',(•� ae.' i I ,', '/'d 1/ i �5-5210^°,°R» i a ,°a$o�N� w ,^'.$`'O { ` I�..,,, •', ' ,' /' ,/ 0/ / o n 'oo �g n c,�, .°. N •.1a77 O y G.p 1,�"' .:U r / N" .�. O 4 tq:0:°� °A °° i.„2 O f°i O ° O. 1 fi t __, �'•�' f .i,r,/ %, r go$3� 8$cS i g r o v�y _. ......_ ." / '!,� / ,N/r i52 g•=c s.2° — n o a ro ro ^f" .� I-� � , ' //,7 ,''/ Y ^ � T$nori os 0 o(R, �_.vi'Y� "IIRI /,, �1i� /i yr /% ^• !;I!1 ^O A n r► 0 • / ° = R. S.. ON N 1•wF' •t.. �' 3a NJ •; /�% g.T. a9 o/ ' I / 1 ED b 6� � ODO o f % a a • a mm p2Z�V1A am °z .,. / / 'AM"' Ain rRN in �plia�� / Z $N srz1 vz •ry1 Mr 9 yN y r r-0, Z U u "ti N W N ,,,ZD (53 v N J, A • OM /%' /// / / • /' I / // • A O O �� i BARROWS ROAD ESTATES -99 E°/s. �a es 0 g M 31P. 1 O „ I ;1F ,x ' CITY OF TIGARD, WASHINGTON COUNTY, 'OREGON ; �§ [1,,,,,,,,. ? i. V < () U? DALE RICHARDS — WINDWOOD HOMES § �y o` 8 it z-x 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 '4N , 37 7 3 e. • t • ______ ,.. ,_, , : i___..., ,.,1,11.4-_, 1,....7::.___„ i. .. - .. ,......L..., 1.... r_i___L ,.....L__,'Li. _11.__, .----1____1... ,_j____--••-•:--2____—71_ --t_-_, r----1 VIIMOrni\VP,\24.1.cep2.11,04/.1.09P..urBhs soda . ' - Allits lir M. 'MO 110/ ..-1/..—.10. ...• -M. mu :gilt •imom—ime .. . . . . . . • . , , • • ............... ' GARAGE FOR MULTIFAMILY TYPE .APARTMENTSS '''--, .........._.......... , ",I, . • ..... / / • ",x1 ..., -,.. ., - '.- / / • ,. - .‘:, 7 iik r-0 - ,,,,... . , ,,.,..., ‘..\v x-- ' -, ',9 . ..,/i// --4•1;;;7'' . ri.-ZrA. :-',' ,-1-,'.■ „i t,,, ',- •'"',..'1 . ; //j .. a .4..,A.R.C.%,11 ..,...v., .,,',5 lit — I. – : s4. — • ' , 410-• dl111 ,-,-.1AIR ....s.'4') ,,-• . *— .• - .-1,,, .., • , .It :: ,•• ''i ' 16' 7: ft":.:::1'4<\"..C.S17' — /4,4"124441:,,t..e• ;:„:•: ::',..i,' , . /; '' . I ''''Ir. 41 ••‘;... 1.":' '.'..‘':III- • / . ,Z ;.\./'Il '''' \N, '...'!",7',:',/ /."'. ,, ', . ft ••-;:•;ti.,;•...:,;,117„7,...,„-..„. ...,, •,•f• F,N".,-.f..,i't • % :V ..:'1"::'Ils:'S.1.1'.;:g.:..Vr,r, W.' / • 1 —•• --- / _ 0- A c ".:•,:,..,::::„:„..„.•,..,....,:p„, ,\fip:., • V i'll / St''''',. ‘NI -......,0•4:-'r:.'..• 4'4.;.'..'''' 4 4:4,t7 Att4 / ' '''t7.'•=,?.. ''' •',.' alr'' ' 1 :3;\\' .4tW.4‘ Qj 0:0■4 / . ,t,„. alk, 44”. 4k... 4'4••• (8.,4 • t , ,S; • Do <9, ( 41" •-•'•'..-K/ ....., ..... ',,T t>4 tiv,=,;:•,:,:,-:-::,,,.,.) 1 r• 0. VIV 1 •ctc. 4 . A .4%4' d V • 0.,, -,44 04, , \ v it, „:'• ,...7e 4,,'": • . . ...o• s: /k..) t,„*.:s"_.e.,., , 141 .4.,.. • Att ,, ,.,.,:..,: . ... ," , v , / //I ■ 4.. . 'tiv Zik; -•,,,,,,p!,-.•.2..•-•••• . A) •.• •" •, • I, •••-6,-- ,4 A‘4 ./AA Iv, tA -40 filli,:..11..•••. . ,My f 4* ''-.If / '44 ...f.,e 0‘ 1,.,/ 2.,,,.'s „,t■r ..:.• .,.. ..,... ,-....„.„- z.. ' . ( .., e 0 \/ ■. 1.,qi / .:”. 4' / li • • ji,,,,:. , ,.-::-..,,,,r, • .;;;. i At 4 • • , ',..-.. .......:- 11 /1( .._AI- / i ..,r,..:-.•‘Aw 17.0\1 A V , 1"IA si / • I/ ,'' Ailttbj ,,sp $wy, /9/ d_r• / .4,, • ''. 0. •., ., \ / / I H 1,,.„,y ri 1 iie,....mg . .• . ,,.g.. .......i.w 4,,;;.,,,;.:,. ,..,., , / / i DA .1.: 1 ,komay .0 .1.K14::pz,,,,, et''' ' I I ogetgge 0 ., ,,,A,,.. .,_ / " i ."4..;i9 . •) / i . i 1! I • (C) 's'1' :::,:.;"Li., _, ,,, / C . ; -likSkt ..41 ■ ."'`..., i 4A .1*4 TA 41 • D'' I I ' ..1 i,■!, . • '4;''''\,' e 4:'. \ • V . .:4111 • I / .7404 44.41' 4 .,„-,/,;_,.,:., . •ii,iii i . I ASN, 44 V 4., N4 AV•;t:1 c„,c , ., ). , 11 I I '``A‘414 .,f • \ AV •' .2` ,) --, , /- . 141/ or \'sx / .. 1 Vt v "P ,C-- / ,,/. . . . e": 6b/. If , kO4t -7 AO .,,, . :. , . c„, ‘■ ,/,,, , / . 111 1p" At 4,, a Jr', wfitxt -." Ao ,,, ,/A:,, ,.../ c-.) i . ,1IN ,..,■, . ,AN. q ,.. ,..,:. -b . . ,,:•.4 ,,, 0 ,.. % 4, '.'\ W# ''.' 7..' .. ,0 . ..1: ..7 ( /' 4 ,••• g 1 f •-:... 4tv ''‘■ —I ...f. ..,,.:...,,. .,'–•"'' ,11 • i * . . i /`4.. - / i N • /0 \ \ „ i .?.‘ ,■....5-` / • / • ..1 0 . ,/.. A if E • ■ - f ''''',- ' / . F. • • .e. ..‘ • / i . • ..,:.„.!.//„:.!:. ./ i'''''.... '-'''' / • ,- - - — - - • 04.4('. -,.., *.,-/.;:' ,fr . ; •.• #it:44f > ,/ • . / ,,.',:!:;i..',.": ;,."',1*.•`-'' / i • , i.‘,ii.' - ,. ■' ':A.- / if • . .................................-- 4 ''41P' , i , . ............. ,........„ // •; . 1"....•:•.,,• „•.,/ ,. . / rr;1(,t g q fU- — r \ .va e e 9 1 *' / ..., Q4...'ft.—:... III/ ''1.,.„P.•.•".•,!..1.„,...".:''*..4 1. g IP i a...„,, 6.n 93A--g, .0..-.1 - g : P ... f.. . ..g 4 6 . 6 Zi 1 ;I / ED t see . . 0 A . A 2 e 0 -6., "i ...'i 2 al 6 N 4.,•• v. = 0'. • • •:). Ag c' tn r 5 x 'illffj ;ILO Sq mo g ii _ , r i t.,,,ta .t...k Th. Loa' wi..,u, .., 213 .6-• x i'. k ar i r .8 5. $--i %R- It',ii- g r-4;'' '''Vg' ■P R.411 . q 61 . a • g.4 F I. r= §1 v.. fl. sli g al IT ni 4 8"1 51 ° ° • li. 2 - i - ig 1 6, Li , ,,:., is A a 1, 5 a N 1 '17 • ':E. • .-I r . 'co - 11 lif . ii 4 ti . if 0 P- m 71[ 1 ; ' igl 1. • r . • A 1 i ' A i ik 1 IM 1 • • . @ ?j,1 l'. ,- g ' x 0 & 2 i i i . • I , 1 •I,14% Till . 2 NI . . z !J [RI t, is -fa -60 <s>. BARROWS ROAD ESTATES PD i f ,, 1. . ., ,.a. , g. IQ ti 3 1. . . . 74. .-1Z hi CITY OF TIGARD, WASHINGTON COUNTY, OREGON 0 gir-1...J i 4> -b --, tO " II g g P 1-4 DALE RICHARDS – WINDWOOD HOMES 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 \-1 0\'' ii. ti 4: . • I , W :=0 • ' T 186.0 p O N 8 86.7: •+ 187.5 8 N 188.2 • + 188.9 . • 8 \ ., • . ; 189.6 o 0 11L11� � IN 191.0 I •. 191.6 0 192.3 1928 . 193.2 i 193,4 111111111• 193.6 ^' 193.5■■EIR■R T 1 I II • 111ii irn 1 `.NI 193.4 OMEN �a <MINI '. iii °ifl NIMI A IIIIIiIii i A• D O 1 J 1 ■■I4oU_4+80.MEI' 0 188.3 . �10; D c_ 0 Y' 187.4 _V1 N %SAD 'c 'ii i' 1N F I 168.5 • . ' p.III } 185.6 F(-��. 184.7 II Y °1' 183.$ • I . • i i 8 11111l1fii /ii111 8 MI NEVI uI I uiu1 c 180.4 iiv11151 ii1 1 179.8■.1IE 411111•131 Ii(bIifliO ..1 1 Ill . t. INIIIIIMIVIIIIIMIll O MUIENIEMEMIll • 4. 178.2 it 8 vigil 178.1 ' 178.1 o 7 178.1 n . 8 1' :1-x T. 178.1 u!,ri N - O • 78.0: + 78.0. W O • 0 178.0 N 77.9:. O 4 $ 0 77.9: N ° 77.9; pp • pp • OVf O ,A 01 N O &5 53 r i BARROWS �0 ■ • ,3 IP o� I, ROAD ESTATES PD ; �a 8 O �� a CITY OF TIGARD, WASHINGTON COUNTY, OREGON ' A W co UI DALE RICHARDS - WINDWOOD HOMES Y Y Y .x 12655 SW NORTH DAKOTA ST. TIGARD, OR 97223 �' dN° �� II-011 • • Jd 4/7/05 • Designed Date Jam 4/7/05 Drawn Date STK 4/7/05 PLANT SCHEDULE Check/Revise Date REVISIONS z•. SYMBOL KEY Qty. Latin Name / COMMON NAME ■ ■ 73 ". (half sized Size - Spacing ;: TREES "-. t:--,- PC 3ro Pyrus calleryana 'Redspire' / f`` ` • . ‘/I REDSPIRE :BAL..LERYANA PEAR f BB as shown �Ep PROF ,' ; i 0 AR 10 Acer rubrumRED MAPLE .� �l ' I: � °~ 2" calf . B as shown NGINEF i ` z„ : ,Y e, „.,,,N . „ /�� 10,053 ter, t`> �y, r �i , �`�' ,e �," `\:• X92 f $j/}f f g Li.. 1 TP 21 Thu�a plicate hogan/HOGAN WESTERN SHRUBS,; (n ` ° {t. k /StX � BEY RED CEDAR - l FT• B4S - as shown• •* • ••x � OREGON { t{ 5 t �. /pi, Q 29, INININ i {' f x. �, �., C O R Y K PAP ° H r ,' �, ET 26 Existing Trees To Be Saved Aa Shown EXPIRES 6/30/2005 Cdr:) F+�" � � =� � ' ` � � R,G 22 Rhododendron x griffithianum 'jean mane' ��° •„�,,...�: , �'s ` �.� � ` ' JEAN MARIE RNODY 5 ga I, Cont. - r• r. ' _m � LEGEND 1 o....,,,,, F-T4 0_ ...., 7 ^ y VT 30 Viburnum t inus Spring Bouquet /,. CZ 0 .. cn , ,y I// - '- SPRING-c BOUQUET LAURUSTINUS_,..17,...-..!Q �. . m � ,ter 5 gal. Cont. - as shown !s 30 ”- � � "� < ( STREET LIGHT W Ci W ,.. VD X05 Gam 3 l cont.- as shown sake e/5.N S Camellia _�.•�.. Camellia sssnqus howa no f ga P -e4„ 1-.:. I-..,./----- -------- _ Z ND 92 Nandins domestics / NEAVANLY BAMBOO g . s Soo XO 3 a 1. coat. - a s shown <4 4 -'',!'''.,=,,-4.',,,'..i.,,„ .-',..-7.71:..„,,,,( • '#' TD _.., y.ao•s Y«, +z` -a z,,:' iii Pt N,„,,,, A I "4..-1 =t s 9 o. .4 r- `tom 7 f ? -.,;w' ". �� at"';r,.`'a' '�j:s, � t' ". ,�:.. .AUL. AU A I - / I IKI NICK . U 522 rctostaphy los uvs ursi K NN N � r¢ t i ga 1. Cont. 30"o.c. o .� 4.1 4 4 � J` �> �"»' :a.� «>^.•", 7 �Pt aR,,,,..» `�._ a:• '�'1 „rte" ' -0 l 4 ti" '�..k Q �� .�- ��'� �' ,.� --��.�. °� �->wµ°` ,.- "� � �`� �1 - °� ' FC 586 Fragaria chiloansis / WILD STRAWBERRY / .,: 4" pots- 30" o.c. Lam r _ V �tw s ar : 'F ..r rye._„ "" ! `v",y.p//, .,..„„„, LAWNA 5040 sq ft ProTime Companion Grass Seed Mix CJ1• ..... „ .... , •,....._• � �- � ,l'',.-4.5' � �ry�a�.��'`" ;:..,- "� �„�� _ ., , > , `�:.,., (Shade Mix la,�ere SpeciPied� �F ` � ..��,�- �..,,� s�°�sj , � `' ��' b ■ X 2.5 Ibs. per 100(4 sq. ft..,> --- 0 k . , 4 WL 0 UJetland Area exists g viL Cn ■ h� • CL � �.� �'” r �.>. � r ,�- 4� � ,„,� jc y,,,,..--• ,s,..-°' / 7- y `� - ,, � �3 ::- ,` XO CW 0 GWS Buffer - see submittals ��-*:;:'.:'I.::40 Lam._ f .r w 7 j: z a O�AP (� =, ", � ; �`�'�.$µ,�` � �-, S � �, '�� -=� ALL NEW PLANTING, SHALL BE IR RIGATED WITH A FULLY AUTOMATIC.: ,,.. * _ 4 t � '�F -.:� � •S IN GROUND RRIGATION SYS EM.11:: I T �1 p` ..4 ..'-',._. ,, ADJUST PLANTS A8 NEEDED TO AVOID CONFLICTS WITH FOUNDATION .may �, � > � TEM ND I-•IER UTILITIES. ocii:), C.„ /-1-1 � � , a ° , %,11,,...„.„,.. „,e0,. ,, Q -.• �. ... �� DRAINAG YS A OT a, 9_ VERIFY PLANT LAYOUT WiTN LANDSCA A CNITECT OR OWNER S E.1, .�. PE R CD .� a ,mac ,'..s' ',� >.a .•• x. 3t �6'� �` "�`� '`;;., , to 44 v. � ,:.. f .. � ,4 _.^,, '- , ;, REPRESENTATIVE, IN THE FIELD, PRIOR TO FINAL PLANTING. H P4 } _��s fir •'•�4;. - -,'.�°.. r 4a�a� •��`*r�,. �.�'? � 3 «' --- � .�g ..:,�".' ^t. �.a� v ti, - .�, .r t=„;�: `: ,,.... - r"®'r`r.� a"t.> s;.:� 'a. 3.3"t' ,,,,,...,..- �.,,.�' ,� 3 , i N �1 • , ;rye•- �; '„ �,� T �- > ._ ALL LANDSCAPE AREAS EXCLUDING SEEDED AREAS WILL RECEIVE CID• 0 0 4 ,. r �° o- A 3-INGI-I LAYER OF MEDIUM HEMLOCK MULCH. . .. 2 p n b '7 4' a3,„,."*..` �..' .; ,.:.:p• z .. ._:::_:,..c,:_ '°. rte,,,,., a. ,,.t°-'°� .�. 8, $.� C4 r`^" N 9 : h. w. „,,..,.4•" •n ^'•" f. ! Nj+ +P>:, ' ' ,•, ew,v r> .„pp,,,.,, Tr.....++r'."uII+{ "a _ '*a3'. -:** ' ---- 7 ''''' '.2,1:,„'. ::::,..- „.-9 1'----/- 99 /: 7 �lf�*"� -"^E2 ,Y �..i,a- ,+.s'.+"' _..."°•'' _,.,; '� r� r r •'"S� a -"'_ $ ,.',N°"'°,. -';�. x, a �- - f . 4. T_.. ,., --/••• , ,,- ..,.w^°"° sue,, a �,..r ,wa� - '� .,w � '..,` Ft '^ ry�.,w^-- ;�• /3 / +v^•° v`.. ,�'�..< , �µ >ar�'^' ..<;�"'� """"• ;.,X"'. �V � f 9 ..ms's-' ..- ---``v. , :-° -. ,-•r`° .,.,'." .V...^'"� '. T \oolksN\—'44' ;,.,.,, s;r, �3 -% '�b,>n, 'r ��;�;µ �•,.--w"°' •. y� ` ;r>'� � �,� ... 'J 1ST '��,r.>a'•_ r• r yt- ,..,-..•'° � ,- - Yy,r• .,.,... �% ,; ” -ate'° - ...�--"'" ,.s--`"'"t.,. :..-.'^ ,,,•-`. :r.� DS. I�,. °'. _ ,•a ,},- _� _-- ,.. .-.° ;:,; �,„ b`r,,. µ-ms W.+ �>447.,, if ': r l 7 V 1 - .-7„ ,,,,,..,,goo, <, I te„. .` m,..: w• --- .-^`°'" .fie ,.�'' , ay °* �'s . ka ."... ". 2,,,,,,, it.6,_ ,...+^:!r ;°,`"`"�.s ` ,t S .w � .. .. ,'i.... r "� �'.`: .. ,..., k.+ �:. �s u. , .".- Jj( ^`w"" "+. A i' s'6'' �:5.::. � t-�•• .».°. ,,.,.,r. -_..•^ � T w.•_ •,,.- �. .:. �:i > �,t`..�- :E !Il'"�c ,Y,,sv.�'.� '' x .�,.-.'�ij ie.. .,A•> ., �� '' 3'. ' <000, .4,' ... '''''.r.! -.../.- - - - ! • ,r E f ..,+.« .. ::- t:..:: .. ��'.�,f.� , '�,�TF�:, ''i?;, k ,•,..,..•'" f `S'c',�.;a .: w"'" C �.�_ ,- . :, .a. .ri�l;. ,)'�;..;n_'`,;_s_ v, ?�+• y � .•.»^",, ° -s •„; � �.r�Y_ � � ,.t n..�:. '; u.,. �°..,.f °°��<C.'4 3c� ,. ,.....-'F,, .�- ,�.r”„ '"•,4 ,o,w" � � .e>a' it , .• �.�I.. � .;3`..Y • „, `•.,, ..✓`F"r 3�5 �s : "tom, �� *t'•.. s9 sD CWS , ,, .„,„ .„ „ r A 7''', ' ; w;.s s n ,.* 'k .-.,,r•" r". ,. '.�. ' Sf'x £ ms`s. O ■ �. �` PLANTINGS ■ „„,..,.... . '—4 , *itl it,,,, 5, 'NN,,...„ 111 hill al 9111 • - '''''°' -14‘, \\.\\s, ir... .-.,.,..., ..,...._ ..,_...._.°. ..._.. fr'.tr:s. 4411/1*%Nt .ti r ,.,'fir .. -„�,:_...,.. �. .7» .� :.,.,,; ,.,-.,_. .1 ,......>«.. asp _.. .._ -_ .. I _ .,.- _+ti�•�._<�.. ,_ h .. ,e.., ,.. .-,. „, ... �!� u I _ f i , , J �6 KURAHASHI .3 Bc ASSOCIATES, INC. Civil Engineering • Water Resources -_ Landscape Architecture • Planning____ I o Environmental • Surveying i -.,4 15580 SW Jay Street, Suite 200 cc CM Ln o Beaverton, Ore on 97006 N .° \ (503)644-6842 g fax: (503)644-9731 I _23 °� `� LANDSCAPE hl 0 Io 20 i.co NORTH SCALE: I"=20'-O” PLAN I } tmo KAI# 2429 c a� a, N N e 5's. O° M 7. ^� _ • ayevId& Memo To: Tigard Planning Commission From: Barbara Shields, Long Range Planning Manager RE: Downtown Task Force/Land Use Advisory Group Brilliant Ideas Date: July 21,2005 As you are aware, the TGM (Transportation Growth Management)planning process related to the Tigard Downtown Improvement Plan will be winding up in September. At this point in the process,the Downtown Task Force is getting ready to translate/transform the Plan into action and tackle specific areas of plan implementation. These groups will include(Attachment 1): 1. Brand Tigard Advisory Group; 2. Catalyst Advisory Group; 3. Land Use Advisory Group. Advisory groups will be reporting to the full Task Force on recommendations specific to their areas of responsibility. The primary goal of the Land Use Advisory Group(LUAG)will be to develop a regulatory framework which would balance, in the long term,the community's vision for downtown with the individual concerns of the property owners in the downtown area. New members are being recruited to join the Task Force and serve on each of the three Advisory Groups. The Planning Commission input will be critical in developing the land use implementation program to carry out the Tigard Downtown Improvement Plan. It may take up to 3 years to develop a Downtown Land Use Implementation Program(Attachment 2). Given the scope of work and time commitment needed to develop the downtown land use regulations, our recommendation is that 4-6 Planning Commission members join the Land Use Advisory Group. Please consider joining the Land Use Advisory Group. The Downtown Task Force is looking forward to working with you on this critical and exciting program(and hear your brilliant ideas). Please contact Denver Igarta,Assistant Planner, at Denver @ci.tigard.or.us or 503/718-2429 to register. I:'LRPLN\Barbara\PC\2005'LUAGrec.doc 1 Gvmkvg iav Fan C=LImppeE Downtown Task Force • Tigard Downtown • Improvement Plan Foundation for Implementation Council reviews the TDIP,provides v direction for Plan Implementation. a D 2 .o u Brand Land Catalyst: Urban Renewal Q o Tigard: Use Reg. Function Advisory Design (Owners) Commission • J 0 C Focus: Now-5 yrs . Focus: 1-3 yrs. Focus: 1-20 yrs. o Q Available govt. Comp.Plan, Committed funding c 3 funding for projects; Zoning Code sources;i.e.,Urban o . appearance Amendments; Renewal; ti v Desion Standards Larne-scale oroiects c a) E• c July 2005 Downtown Task Force E U Meets Quarterly • • DRAFT s:' Y �- : *tit �� J' `dpi 1 Yn „ ,v - Land use regulations in the Comprehensive Plan and Community Development Code will be recommended to help carry out the Tigard Downtown Improvement Plan. Goals of the Advisory Group Develop a regulatory framework which would balance, in the long term, the community's vision for Downtown with the individual interests of property owners. Actions • Develop relationships with property owners to identify shared concerns/issues regarding interim uses and future land use regulations. Coordinate communication and outreach efforts targeting downtown property owners. • Implement the Community's vision by working with property owners, city staff and the public to develop appropriate land use regulations. • Allow for flexibility to make adjustments and transition over time. Address how existing structures or uses can continue to exist and Existing Downtown Ownership Vision retain their value throughout the transition Pattern period. • Products / \� • Amendments proposed to the Comprehensive Plan and the Community Development Code. • Downtown Design Standards/Guidelines. Timeline 1 to 3 years - propose and adopt amendments Member Contact Information Downtown Task Force 1. 2. 3. 4. 5. Planning Commission 1. 2. 3. 4. 5.