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08/15/2005 - Packet AGENDA j "' ICI City of Tigard na Dezeloprrnt SbapingA Better Ca'maury TIGARD PLANNING COMMISSION AUGUST 15, 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) 2005-00001/PLANNED DEVELOPMENT REVIEW (PDR) 2005- 00001/ZONE CHANGE (ZON) 2005-00001/SENSITIVE LANDS REVIEW (SLR) 2005- 00001 & 15NARIANCE (VAR) 2005-00001 MAPLECREST SUBDIVISION REQUEST: The applicant is requesting approval for a 13 lot Planned Development (PD) Subdivision on a 3.63 acre site. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,854 and 16,415 square feet. Sensitive Lands Review is required because the proposed site contains slopes greater than 25% and a drainageway. The applicant is also seeking an adjustment for the proposed pedestrian pathway width from the required 5 feet to 3 feet. LOCATION: 13255 SW Greenfield Drive; WCTM 2S104DB, Tax Lots 5000 and 5100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. 6. OTHER BUSINESS 7. ADJOURNMENT N CITY OF TIGARD PLANNING COMMISSION Meeting Minutes August 15, 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 (arrived late), Duling, Haack, Inman, Meads, and Munro. Commissioners Absent: Staff Present: Dick Bewersdorff, Planning Manager; Gary Pagenstecher, Associate Planner; Kim McMillan, Development Review Engineer; Mike Mills, Senior Engineering Technician; Jerree Lewis, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS The next Planning Commission meeting is scheduled for September 12th. There will be 2 public hearings for planned developments that night. Commissioner Meads advised that the Park and Recreation Board has approved criteria for evaluating properties to purchase (or consideration of purchase) for parkland. The Board also approved a resolution for City Council saying they would like Council to move forward quickly to acquire these properties. She noted that the School Board is considering selling some property with the idea of having it become parkland. She also reported that David Bragdon from Metro discussed an upcoming bond measure with the Council last week. Bragdon will meet with the Park & Recreation Board next month to receive input. President Padgett reported that the Chamber of Commerce will have a luncheon this week. Tom Brian will speak on water acquisition for Washington County. Commissioner Buehner advised that the Planned Development Review Committee will meet with Council the 3`d week of September. She reported that the City Center Advisory Commission is continuing to meet. The Financial Strategy Task Force starts meeting next week. Commissioner Munro reported that the Downtown Task Force has started to review the draft public involvement plan and is looking at defining the urban renewal boundaries. PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 1 I 0 President Padgett said that he contacted Congressman Wu's office regarding moving the post office. He was informed that if Tigard wants to move its post office, the City would have to pay for it. Commissioner Duling advised that the Committee for Citizen Involvement meets this week. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the August 1, 2005 meeting minutes as submitted. The motion passed unanimously by those Commissioners present (Commissioner Caffall arrived after the vote was taken). The July 11, 2005 minutes were amended to reflect that the applicant for agenda item #5.2 (Oak Street Townhomes) had requested the application be postponed, subject to submittal of a new application. It was moved and second to approve the minutes as amended. The motion passed by a vote of 7-0. Commissioners Caffall and Haack abstained. 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 2005-00001/PLANNED DEVELOPMENT REVIEW (PDR) 2005- 00001/ZONE CHANGE (ZON) 2005-00001/SENSITIVE LANDS REVIEW (SLR) 2005- 00001 & 15NARIANCE (VAR) 2005-00001 MAPLECREST SUBDIVISION REQUEST: The applicant is requesting approval for a 13 lot Planned Development (PD) Subdivision on a 3.63 acre site. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,854 and 16,415 square feet. Sensitive Lands Review is required because the proposed site contains slopes greater than 25% and a drainageway. The applicant is also seeking an adjustment for the proposed pedestrian pathway width from the required 5 feet to 3 feet. LOCATION: 13255 SW Greenfield Drive; WCTM 2S104DB, Tax Lots 5000 and 5100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Commissioner Buehner advised that she had attended the neighborhood meeting and that she was familiar with the site. Commissioners Meads and Munro reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He noted that the application was for 13 single family detached homes on 3.63 acres of a heavily constrained site. There is a stream going across the property with a buffer PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 2 411P 111111 and there are also very steep slopes. It is heavily forested. The applicant wants to minimize land devoted to streets, maximize the buildable land, and be able to save trees in the process. There will be a private street serving 12 lots which includes a turnaround that does not meet fire standards. The applicant is proposing an amendment to address the fire standards. The private street continues through the lots and connects with the adjoining property to serve future development. The applicant is proposing reduced setbacks internally. A variance is required for a connection path between the proposed street and Rockingham Drive. The minimum required by code is 5' and the applicant is proposing 3', per CWS standards, to minimize the impact to the creek buffer. The applicant has addressed issues raised by neighbors, including storm water events in the creek and large trees in the south end of the site. Staff finds that the proposal meets the standards and recommends approval. Pagenstecher advised that lot 8 is a flag lot and the applicant has proposed a 5' setback. If the developer wants to exceed 25' in height, there must be a minimum of 50' between the property line and the structure on the adjoining property outside of the development. The zone standard is 30' for building height; the applicant is requesting 35' because of the slopes. Dick Bewersdorff noted that the applicant will address drainage issues. There has been significant flooding downstream on Wellington Place because the storm drain inlet was too small. There is a current CIP project which is out to bid to remedy this problem. Staff advised that lot 12 has access from SW Greenfield. APPLICANT'S PRESENTATION Dale Richards, Winwood Development, 12655 SW North Dakota, Tigard 97223 and . Greg Kurahashi, Kurahashi & Associates, detailed the project (Exhibits A-C) for the Commission. Kurahashi advised that they have reviewed staff comments and have diagrams regarding the fire access issue. He stated that they can provide a 25' width access for lot 8. Kurahashi said they will increase the overall radius of the cul-de-sac bulb to meet fire access requirements. As a result, lot 6 will be smaller. He showed the end of the private street where it could serve as a possible access to the property to the west (tax lot 4900). He noted that if the neighboring property were to develop and access the private street, the property owners in that development would be required to join the overall Homeowner's Association so they would share responsibility for maintenance of the private street and storm drainage system. Regarding the setbacks for lot 8, Kurahashi advised that in order to protect the tree roots, the building would be moved back from the trees. PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 3 Kurahashi explained the storm drainage system and provided details of the catch basin. The current undersized catch basin will be replaced by a larger one. Other than the items mentioned, Kurahashi said they accept the staff report and feel they can meet all the requirements. Staff advised that when the applicant comes in with their final plan, the lot sizes will be checked to ensure they meet the required lot sizes. PUBLIC TESTIMONY— IN FAVOR Paul & Victoria Etchemendy, 13255 SW Greenfield Dr., Tigard 97223, testified that they have owned the property since 1973. They described their vision for the development and noted that they were pleased with the developer's plan to save trees as much as possible. They believe the subdivision will enhance the property and maintain integrity of the land. Robert Ludlum, 14065 SW Fern Street, Tigard, OR 97223 advised that he owns the property directly to the west of the proposed development. He said he is pleased with the way the Etchemendys plan to have their land developed. He reported that he has had problems with runoff on his property caused by other developments. He referred to a letter he had sent to the Commission on August 2, 2005 expressing some concerns (Exhibit D). He would like to have the access to SW Rockingham Drive dedicated for future use to his property. Staff responded that it is required to be dedicated as well as funded — it's a condition of approval. Mr. Kurahashi advised that staff would like to see the stub at the end of the cul-de-sac improved all the way to Ludlum's property. Mr. Ludlum agreed, saying it would keep abutting properties from extending their landscaping into the right-of-way. Commissioner Inman asked about the last point in his letter about development that creates instability. Ludlum said he just wanted to make sure there was no large cut into the hillside that could cause instability. After talking to Mr. Kurahashi, he doesn't think it will be a problem. PUBLIC TESTIMONY— IN OPPOSITION Larry Hutchinson, 13287 SW Clearview Way, Tigard, OR 97223 testified that he lives in Benchview Estates, behind lot 8. He testified that his main concern is about the 5' setback for lot 8. He believes having the house that close could undermine the slope of his lot, especially if they remove the large tree. Staff checked the code and advised that sideyard setbacks for flag lots are required to be 10'; a 5' setback is not allowed. The staff report was erroneous when it stated that all standards were met. Mike Clark, 13217 SW Wellington Place, Tigard 97223 expressed concern about drainage. He handed out a letter from Doug and Julie Riggs and Stephan Rehr- Zimmerman (Exhibit E) complaining about insufficient drainage in the area. He showed a video (Exhibit F) which showed flooding in 2004. He testified that the flooding is not a result of the drain being plugged. There is so much water, that it PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 4 • floods before even reaching the drain. He wants the City to address the flooding before allowing more construction. Paul and Jeanine Murphy, 13350 SW Hillshire, Tigard 97223 testified that their property is above the proposed development. The creek is behind them and they have water issues. They are also concerned about the trees being taken out on Bull Mountain. They have had water under their house and their lawn is a swamp year round. If trees are removed, their lot would be at risk for erosion. John Skidmore, 13265 SW Clearview Way, Tigard 97223 stated that he considers the current proposal an improvement over the previous plan. He noted that if the setbacks for lot #8 are increased to 10', 2 Douglas Firs over 30" in caliper would be within the setback area. He believes that the majority of all trees on that lot will be removed. He would like to maintain a contiguous greenspace area for a habitat corridor. His testimony is included in a letter (Exhibit G). Dick Bewersdorff explained the tree removal program. He advised that the City used to have a process where the applicant was encouraged to save trees. The Land Use Board of Appeals (LUBA) recently set down some new rules regarding tree removal. Applicants are required to say what trees will be removed ahead of time. They cannot go back and change their tree plan. This forces the developer to propose to cut all the trees. If a tree that was scheduled for removal can be saved, fine, but they are penalized if they have to remove a tree that was shown to be saved. APPLICANT'S REBUTTAL Greg Kurahashi advised that the soft path is a balance between environmental issues with the need for pedestrian walkways. A 3' pathway is required by CWS to cross the creek without having to ask for special variances from CWS procedures. President • Padgett asked if the Planning Commission could add a condition that the path be 5' if the applicant can get approval from CWS; otherwise the path could stay at 3'. Staff answered yes. Regarding a tree corridor, there is a CWS requirement for an overall 50' buffer corridor along the creek. This matches a corridor coming down to the site and tying into the wetland. The developer tried to keep the corridor open. They try to save individual trees on the site and still be able to provide for housing. They may be able to save more trees, but if they show a tree being saved but can't, they will be penalized. According to staff, the penalty for not following a tree plan is a $500 fine, value of the tree, plus $125 per caliper inch for mitigation. Kurahashi ran part of the video again (Exhibit F) to show the storm drain. He advised that the drain must be maintained and kept free of debris or it will flood. He noted that they are not responsible for creating the amount of water that is there now. The water is coming from existing facilities that don't have detention systems. He handed out pictures of the existing drain (Exhibits H & I) and discussed what they plan to do about drainage for this development. With the new system, the 25 year release rate will be the same as when it was just forest. PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 5 The applicant advised that he can meet the condition to increase the setback for lot 8 to 10 feet. Mike Mills, Senior Engineering Technician, reported on the City's storm drainage project for Rockingham Street that is currently out to bid (Exhibit J). The City anticipates the work beginning at the end of September and completed by the end of October. He explained the,City's procedures for storm drain maintenance. Commissioner Inman asked if there is a water main on Rockingham that Mr. Ludlum could access when he's ready to develop his property. Kim McMillan said she didn't know for sure, but believes there is a water line in Rockingham. She does not know about the pressure. Every new project has to deal with that issue. If there isn't a large enough line, they extend or upsize lines. PUBLIC HEARING CLOSED Commissioner Caffall thinks the Engineering Department will take care of some of the . drainage issues. The developer has a good proposal. He noted that the land owner could have gone in and logged the property. He is happy the owner will not do that. Commissioner Haack acknowledged that these are tough sites to develop. He believes the engineer and developer have thought through much of the issues. Commissioner Anderson agrees with the drainage issues. He doesn't think this development will make much impact. The Capital Improvement Program will hopefully address some of the issues. He is for a 10' setback on lot 8. Commissioner Duling said it was admirable that the developer will keep as many trees as they can. Speaking from personal experience, she noted that sometimes development can make things better for drainage. Commissioner Inman feels that, for the most part, the applicant has addressed most concerns. She asked about extending the private road to the property line. She also asked if there is a condition of approval for offsite drainage improvements. Kim McMillan advised that the applicant is required to take care of the drainage for their development and can have no negative impact downstream. The applicant has offered some extra features that are on their plans —what they show on the plans is what the City gets. The City asked for the street being extended to the property line so that people wouldn't assume it was their private property. This development will incur the cost for the street extension. Commissioner Munro concurs with the other Commissioners. She also concurs with the 10' setback for lot 8 and the street extending to the property line. Commissioner Buehner agrees with everything that has been said, however, she would like to add a condition that the pathway be 5' instead of 3'. She would like it conditioned PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 6 1 that the applicant apply to CWS for a variance and if they are denied, the 3' pathway would be acceptable. Commissioner Meads said she is fairly satisfied with the runoff problem. She thinks the developer has a good solution for containing the water. With the size of the lot and the height of the house, she has reservations about lot 8, even with the 10' setback. She would rather they not build on lot 8 and perhaps expand lot 7. President Padgett said he favors the mandated setback of 10' for lot 8. He doesn't think it's necessary to require non-development of lot 8. He would like to add a condition so developer must apply to CWS to widen the path to 5', but that if they are denied, 3' would be allowed. He also thinks they have done a decent job on the tree plan. Commissioner Buehner moved for approval of Subdivision (SUB) 2005-00001/Planned Development Review (PDR) 2005-00001/Zone Change (ZON) 2005-00001/Sensitive Lands Review (SLR) 2005-00001 & 15Nariance (VAR) 2005-00001, based on the staff report, the testimony at the hearing today, and the additional conditions of a 10' setback on lot 8 and for a 5' path subject to the application process with CWS and their approval of the 5' pathway. If they will not approve it, then it would be 3' wide. Commissioner Caffall seconded the motion. The motion passed by a vote of 8-1. Commissioner Meads voted against the motion. 6. OTHER BUSINESS None 7. ADJOURNMENT The meeting adjourned at 9:26 p.m. Jerree`L wis, Planning Commi sion Secretary ATTEST: Presi/ nt Mark Padgett PLANNING COMMISSION MEETING MINUTES—August 15,2005—Page 7 1•14:"..';_li ff.,-, 6t-,, ,,, w 1 .,. -.. - - -....-- \o'---- KOS 01/06/04 Designed Daft e'c' ii , i KOS 01/06/04 , • i , . , , . , • ,.., ' .14.i. , , Drawn Date , . . ' I ,._,, i , , ., 6,:74,,,i ,-,,, J . 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''' '' .1,;\1/^' ,'4.%V''::, / 1 I 1 a 1 KURAHASHI .„, :__„:, _,,:, , ,,,,,, , , ,::7,,n,...s„ _ ,,, _--, 3 ..' ::,;::\k"4 '-.'-'' ---,, \•,- i i I ,,.,.= i i i iikisi- ' ..,V,,,,,,.... .-,, --.....,*„..... •.,..„ .,,- ,. ,/' 1 i , 8c ASSOCIATES, INC. ,., •:- ":::',:ti''-i- -..t.1 A ' . ,,,,N., 1. ,k Zilt,:::::. ,;,\\1/, --,-;', :s--- -jilc,' ,it i,,-/, '-' il. . 11 , '‘,/„..- 1 i , 1 , , , Civil Engineering • Water Resources t'.43,0iii 7\' , , '-, -41: . f -:.,-/._,,‘,,,:-.- •,.. ::::::: :: .7; rr::: :/ r ■■• , M■ i .Iti I Landscape Architecture • Planning //,' 'ttaaf. i,,.\`` e- I i 'i 1 Environmental • Surveying -----;._4„7.---:: I 15580 SW Jay Street, Suite 200 --: i Lk, k i 4 267.59' — 41—,-:— i .,... 1 . Beaverton, Oregon 97006 ,, el • . „.. ,,,„:. — / i _ , - _____ _ _ __ .„ . . .. } ., . / . 1 / _ N 89'54.34” E ----- ./ 63) (503)644-6842 fax: (503)644-9731 , . X X I 1 -.23 A l'-' -1 I, V6,.,,,, / I / 1 i - \ /-A,t„....., 1 ,i,...1. _.,„ I 1 , 0(1.) 2 9(.)0 ,,7',,4)1 ) ,2,1 f?,0 0 7 1 PRELIMINARY , i :51 00 1 [1 1 • 1 / 3,7'.;00 1 1 1 I-_-., i") ,-,,n ./ ( T- ; 7 I GRADING ..„ ,. 1 . , , ,., ..... ., ,.....‘ I , / - i ( )4 1 ) , ./ / i i i PLAN / 1 ... i / 1, / / 11 I MEET NO. I . I r 11 KAI# 2375 4 of 11 i ,f 1 s .. , , M A;b►f p RECD AUG 0 4 2005 /Tigard Planning Commission Tigard City Hall 13125 SW Hall Blvd. Tigard,OR 97223 08/02/05 • RE: File Title: Maplecrest Subdivision FROM: Robert and Jo Ann Ludlum File Nos: SUB2005-00001,PDR2005-00001 Applicant: Winwood Homes Jurisdiction: City of Tigard(City) Dear Planning Commission: BACKGROUND: We are the owners of a 5 acre undeveloped parcel uphill and contiguous to the west side of the proposed subdivision. The applicant's representative,Greg Kurahashi,has been most helpful in explaining the plans for the subject property while they were working through the preliminary approval process with governmental agencies. So far we are generally supportive of what we have heard about the development plans for the subject subdivision. ISSUES: We are concerned that the City's final(assumed) approval of the proposed subdivision could negatively impact the value of our undeveloped adjacent acreage. We would like the City to insure that its final approval does not contain components which when carried out would result in the subject subdivision limiting future development or market value of our adjacent property. Some of the areas of concern include: • egress/ingress to our property via SW Rockingham Dr.; • ability to develop SE corner of our property due to lack of access and utilities; • altering drainage; and • • development that creates instability in our property REQUEST: Please insure that the City's final approval addresses our issues,including the specific ones noted above. Thank you for your consideration. • ' iat.S77./rUttlize/772.1 Robert Ludlum Jo Ann Ludlum CC: Gary Pagenstecher,Tigard Planning Staff • Greg Kurahashi,Kurahashi and Associates,Inc. /L/o (5 S(,v I ilard, gj7�a- 3 S • ,to;l" August 11, 2005 Tigard Planning Commission 13125 SW Hall Tigard, Oregon 97224 Dear Commissioners: We are unable to attend the August 15 hearing on the MAPLECREST SUBDIVISION proposal,but very much wanted my voice to be heard. Our concern relates to the Community Development Code's provisions C t.o.e Ver 18, S ec.j a r, As you will hear this evening, our neighborhood on Wellington Place(directly north and below the proposed development) has suffered from repeated flooding due to the insufficient drainage in the_area. On numerous occasions, the four houses at then ' end of our neighborhood have come within an inch of having the retaining walls overflow. The other houses have seen severe trash, rock and dirt accumulation, as well as light damage to vehicles. And the fast rushing water has posed a safety threat to children, pets, and even adults. We have no objection to the Maplecrest property being developed in a responsible manner. We do strongly object to the seeming unwillingness of the owners' engineer to even acknowledge the seriousness of the problem. At the first public meeting on this issue(which, like this one,was inconveniently scheduled in the middle of summer vacations),the engineer reacted with disdain or hostility to our comments. He denied that there was any flooding problem. This is contradicted by the evidence we are presenting this evening, as well as the records of the city which will indicate the massive cleanup that city crews have had to perform on numerous instances after the floods occur. As residents and small business owners in Tigard,We strongly object to this approach by the City and the Developer. And we ask that you insist that the City and the developer resolve these severe drainage issues to our satisfaction before you allow any further progress on this development. Sinc ly, 0e,Q, Doug and Julie liggs tephan Rehr-Zimmerman 13123 SW Wellington Place 13119 SW Wellington Place Tigard, Oregon 97223 Tigard, Oregon, 97223 CC: Tigard City Council State Representative Larry Galizio I* EX )4 John and Lara Skidmore C4- 13265 SW Clearview Way Tigard, Oregon 97223 City of Tigard Planning Commission 13125 SW Hall Blvd. Tigard, Oregon 97223 August 13, 2005 RE: Maplecrest Subdivision—2005-00001 Dear Commissioners: We are adjacent landowners immediately to the south of the proposed Maplecrest subdivision and have been aware of and active in review of this proposed subdivision in its earlier form (Blue Heron Hollow). We have attempted to review the materials mailed to us from the City of Tigard(City) as well as some documentation from Mr. Kurahashi of Kurahashi &Associates. In order to get more information about the proposal,we have also gone to City Hall to review the documents on file there. Unfortunately, all pertinent materials relevant to review and comment require significant time and resources to assimilate and analyze. The file for this subdivision is at least 6 inches thick, and with a 25 cent per page copying charge, anyone not directly involved with the project is at a distinct disadvantage with respect to the ability to understand the proposal and to provide comments. Based upon what we have been able to review, the new subdivision represents an improvement over the previous version largely due to the reduction in the proposed number of lots from 17 to 13,and the commitment to retain certain trees adjacent to the Benchview Estates properties. However,we remain concerned that the proposed subdivision still contains issues and variances that may not balance the interests of the city or the neighbors surrounding the land under review. These are described below. We also remain concerned that the City has not fully considered alternative uses of this land and the adjacent lot to the west for purposes other than maximum- . density residential development. Lot Number 8 Benchview Estates, a subdivision directly to the south of the proposed Maplecrest Subdivision, has a permanent set-aside of some acreage along the slope just to the west and south of the proposed subdivision. This is a heavily forested area with a portion of Krueger Creek running through it. This set-aside provides significant buffering for a number of lots within Benchview Estates. Additionally, it provides important greenspace habitat for wildlife that inhabit Bull Mountain. This greenspace currently extends eastward across the back portions of lots 28-30 of Benchview Estates and terminates in a clump of very large Douglas fir trees on Mr. LeBrun's large lot to the east. We think that it is important ecologically,aesthetically and functionally to maintain at least some of this corridor. Based on the materials we reviewed,the builder proposes to cut nearly all trees on lot number 8. This includes at least three 30"or greater diameter Douglas fir trees(1422,1423,1424). These trees contribute significantly to the buffering affect of the existing tree corridor both within 01- 110 Benchview Estates' lots and the Benchview Estates permanent set-aside. These trees also provide the northern anchor for the strip of greenspace that runs from the western end of Benchview Estates' permanent set aside to the stand of Douglas firs on Mr. LeBrun's lot. We do not support the lot frontage variance proposed in the subdivision. Section 18.810.060 requires that lots have at least 25 feet of frontage on public or private streets. We do not support the 5 foot setback on the south side of lot 8. This directly affects lots 28-29 within Benchview Estates and appears inconsistent with the City's ordinance requiring at least a 15-foot rear set back. If it is determined that the area in question is designated a side-yard, it then appears that it is inconsistent with requirements under Section 18.410.040.4(a),which require"that no side yard is less than 10 feet." In short,Lot number eight is an attempt to squeeze too much housing into too little space. It will require the cutting of nearly all the trees on the lot as well as other variances identified in the Staff Report to the Commission. The excessive tree removal on this lot appears to be counter to one of the purposes of planned developments and that is to"preserve to the greatest extent possible the existing landscape features and amenities..."(18.350.010(4) Trees to be removed The materials we reviewed did not clearly identify trees to be removed and trees to be retained. The whole process for tree preservation is confusing, and it appears that some of the City's policies regarding tree preservation make it so difficult for the builder to retain the trees, that builder's opt instead to remove the mature trees and then purchase and plant many small trees. Many small trees cannot replace a stand of mature trees. Given the existing drainage and slope issues on this property, as well as the aesthetic impacts of the development on this neighborhood, we think it is important that as many mature trees be preserved as possible. We strongly urge the City to require the retention of mature trees wherever possible, consistent with Section 18.350.010.. Alternate Uses Lastly,we are disappointed that the City did not consider or pursue alternate uses for this property, such as a park,while the earlier proposal was withdrawn and prior to it being resubmitted under the current configuration. We contacted the City about this, but could not convince City planning staff nor the parks director to make even a site visit. In addition,this undeveloped land was not included on the City's inventory for future parks even though it is one of the last significant tracts of land that is undeveloped on the entire north side of incorporated Bull Mountain. I question this proposal's consistency with the Comprehensive Plan, as well as Metro's Goal 5 objectives. Thank you for this opportunity to comment on this proposal. Respectfully submitted, J.,,r t�cAI ' . , John and Lara Skidmor Vim/41i' ... .... •:•••:,# e:!:::,'•• yi•!.: •:!ti;F3: ; ..... .• ?fie,• .:; •'�a°�' ,�:;.,:;• • .:et. r. h . h � •" ' L.. 5 '...1-r y��y t • . .. :.. .:• .::; ��::.� �. ..i.*;..;.; •.. ;••�3 r .ti .r e ••is :•.:.• 1.-+i ,>,. i4•. .:, v,:.f..f ..',i — •..riA •• .�'• .f : .7.71',. tip.:::::. '.• .... •' 'ft'1- ':::?' •.:::-.A.......::::!•'‘ • „..........; . :.,,,..0:.:....f..:::•.::,4,1 .1,„ 4.:::::::,4 . ..... 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MI P Install inlet • �`X over exist pipe (see Detail sheet SD2) T^ �� °s Wingwoll N I I + Riprap-d s 50 �9 - 1 CY I • 0 • • :,� /1,-;* Connect exist 36" C 1?"PyC Install 3 - 2" weepholes I ro pipe to new inlet I atuelev=332.71' 0.5'�, imil-■.!,,-„„,,,,,t. 339 ® 12" O.C. IE OUT(E)=332.11 338 Edge of \exist creek`A(.0:"1 _ L J SECTION A—A \\ CSP Remove exist 3 �-1 � ��,i�ii�1 1�— 339 „ ' WEEP HOLE SLOCATIONS \ .a 33 < 4' 12' \\ A. of creek - #4';.•12>\I IN (W)=332.21 3 339 Inlet grate Top of p Top of Inlet=339.32' i divider wall R�nove exist inlet I30' N 3q0 'AO 1 ��s \ 340 Bottom of grate=337.27' N —337.10' os I 11 4 71LP 12"PVC FG inlet apron=335.77 2.78X _ 1 336.10'335.60' a� 10.5' t Connect new pipe 36" 2' A EXIST A. to exls.� 12'PVC CSP 12'PVC IN 334.10' CONCRETE =3324 :: ' 332.11' 1E 33221 Cut off wall 3' sump 0.5' (typ) 342 °.r Bottom of sump=329.11' —328.61' \ 0.51 \ t3 SECTION B—B PI Win wall 0) N o° 1 0 12' O.C. BR800DheetfSD2 (tyP) 340_ o + q 1. See 0007 Std drawing No. BR800 for wing— — o 0° wall and cutoff wall construction details. ∎ 0.5' thick I\ u t,s 2 yi' X % iiiii. . ° ° inlet apron \ u h 2. Install #.3 rebar at 12" D.C. both horizontally\ 866' EG at ¢ creek - and vertically for ditch inlet and divider wall. 6Q O.0 e( J ba ®�® F Provide 2.5' clearance between rebar and ■ �\ — outside concrete face all directions. 10' '_ I ■ 3. Frame and grate shall be 'Vs"x 2V square d p? t , 338 _ edge flat bars, 6" O.C. and shall be constructed (P) a .I Divider wall 278% In 3 equal segments to facilitate maintenance. 0.5' (typ) ° Additional requirements regarding welding, bolt �� °' °° ° FG inlet apron size, etc. shall be per detail shown on sheet a SD2. Elev=335.77 4' 1 6' 6' 332 I PLAN I I I J DITCH INLET NTS 0+00 0+05 0+10 0+15 0+20 0+25 0+30 DATE REVISION NO. BY SCALE: SHEET _ ,- = 5 : , A NGINEERING DEPARTMENT nil CITY OF TIGARD FY 2005-06 STORM DRAINAGE sD� •ls„ 5 /0 0 5 .em�s0 DESIGNED BY: RCW 13125 s W. HALL BLVD. MAJOR MAINTENANCE PROGRAM DRAM CK BY: VTN VOICED, OREGON 97223 1 (NECKED BY: VTN =b , tp,i.+� VOICE: 503-639-4171 ROCKINGHAM STREET • DATE: 07/12/05 {W ' FAX:FAX: 503-624-0752 OF J,L � WWW.a.I1GARD.OR.US 2 FILE LOCATION:L•\ENG\2005-06.„\ROCKINGNAIND4G2005-2005...ROCIDNGINGNAL STORY.daq I PROJECT NO. SO05-04 I�� .../2.0346 PLAN d PROFILE • • CITY OF TIGARD TIGARD PLANNING COMMISSION ROLL CALL HEARING DATE: D -15 - 0, STARTING TIME: ' Cl) r, • COMMISSIONERS: ✓ MARK PADGETT (PRESIDENT) MARTY ANDERSON GRETCHEN BUEHNER REX CAFFALL TEDDI DULING BILL HAACK JODIE INMAN KATHY MEADS JUDY MUNRO (VICE-PRESIDENT) DAVID WALSH, ALTERNATE STAFF PRESENT: V DICK BEWERSDORFF JIM HENDRYX MORGAN TRACY BARBARA SHIELDS MATT SCHEIDEGGER JULIA HAJDUK GARY PAGENSTECHER DUANE ROBERTS KIM MCMILLAN BETH ST. AMAND GUS DUENAS 7•r CITY OF TI AROUBLIC HEARING ITEM • -'a The following will be considered by the Tigard Planning COMMUNITY r Commission on Monday August 1S 2005 Hall at lvd. PM at the Tigard 1 Y Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. NEWSPAPERS Both public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted 1325 SW Custer Drive, Portland,OR 97219• PO by the Planning Commission and City Council and available at City ' Box 370• Beaverton, OR 97075 Hall or the rules of procedure set forth in Chapter 18.390. Testimony l Phone:503-684-0360 Fax: 503-620-3433 may be submitted in writing prior to or at the public hearing or rf Email: verbally at the public hearing only. Failure to raise an issue in person legaladvertising @commnewspapers.com or by letter at some point prior to the close of the hearing '' accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue. precludes AFFIDAVIT OF PUBLICATION appeal to the Land Use Board of Appeal based on that issue. Failure State of Oregon, County of Washington, SS to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. I, Charlotte Allsop, being the first duly sworn, A copy of the application and all documents and evidence submitted depose and say that I am the Accounting by or on behalf of the applicant and the applicable criteria are , Manager of The Times (serving Tigard, available for inspection at no cost. If you want to inspect the file, '":, Tualatin & Sherwood), a newspaper of please call and make an appointment with either the project planner : x general circulation, published at Beaverton, in 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 the aforesaid county and state, as defined by hearing,and copies for all items can also be provided at a reasonable '. ORS 193.010 and 193.020, that cost. Further information may be obtained from the Planning Division City of Tigard- Notice of Public Hearing (staff contact: Gary Pagensteche} 13125 SW Hall Blvd., :-;a. Maple Crest Subdivision (SUB)2005-00001 Tigard, Oregon 97223, or by calling f 4171. ,.w CNI TT10639 SUBDIVISION(SUB)2005-00001/1 11,D DEVELOPMENT , REVIEW(PDR)2005-006 ONE CHANGE I. a copy of which is hereto annexed,was (ZON)2005-00001/SENSITIVE LANDS REVIEW published in the entire issue of said (SLR)2005-00001 & 15/VARIANCE(VAR)2005-00001 > MAPLECREST SUBDIVISION< newspaper for REQUEST: The_applicant is requesting approval for a 13 lot, ._ .. 1 • successive and consecutive weeks in the a . following issues • • July 28, 2005 ,tit �� � � �� ;� ,, ,tea Cy'I, Owu2f Ch arlotte Allsop (Accounting Manr) ell .. ` ` . Subscribed and sworn to before me this July 28, 2005 099Z'S£9'£09 I 'Pa smoPeaw 008b - ';:,, 'Nor 'UBLIC FOR OREGON ^ m �� `-". My commission expires'∎-roj1 4 c9-1111.1 ..1 // r OFFICIAL SEAL 1t ' Acct# 10093001 , .;-.1%,,. SUZETTE I CURRAN City of Tigard I - NOTARY PUBLIC-OREGON ) ((t �u� COMMISSION NO.373063 F j Attn:Accounts Payable MY COMMISSION E)(PIRES NOV.28,2007 1 '.r, 13125 SW Hall Blvd ..- ---�-•,_- .. -`•^.-.----�---^.-�-.^-----.. .fir Tigard, OR 9743 •t Size a s Amount Due $ (7C-3 S1 .,d •remit to address above 4 -ti: 71 4, ., •- • CITY OF TIGARWJBLIC HEARING ITEM :•1 The following will be considered by the Tigard Planning CO��tMUNITY Commission on Monday August 15.2005 at 7:00 PM at the Tigard aa ter - Town Hall, 13125 SW �T� Both Civic publiCenc oral and written testimony is Hall invited. , Tigard, Oregon. Blvd. 1' ET k$ The public hearing on this matter will be conducted in accordance 1325 SW Custer Drive, Portland, OR 97219• PO with the Tigard Municipal Code and the rules of procedure adopted by the Planning Commission and City Council and available at City Box 370 • Beaverton, OR 97075 Hall or the rules of procedure set forth in Chapter 18.390. Testimony Phone: 503-684-0360 Fax: 503-620-3433 may be submitted in writing prior to or at the public hearing or . Email: verbally at the public hearing only. Failure to raise an issue in person legaladvertising @commnewspapers.com or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue, precludes AFFIDAVIT OF PUBLICATION appeal to the Land Use Board of Appeal based on that issue. Failure '' 'State of Oregon, County of Washington, SS to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. I, Charlotte Allsop, being the first duly sworn, A copy of the application and all documents and evidence submitted • depose and say that I am the Accounting by or on behalf of the applicant and the applicable criteria are • Manager of The Times (serving Tigard, available for inspection at no cost. If you want to inspect the file, ,•a Tualatin & Sherwood), a newspaper of please call and make an appointment with either the project planner -; general circulation, published at Beaverton, in or the planning technicians. A copy of the staff report will be made the aforesaid county and state, as defined by 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. Further information may be obtained from the Planning Division 1 r City of Tigard — Notice of Public Hearing . fstaff contact: Gary Pagenstecher 13125 SW Hall Blvd., Maple Crest Subdivision (SUB) 2005-00001 Tigard, Oregon 97223, or by calling f ' 4171. . CNI TT10639 SUBDIVISION(SUB)2005-00001/1 eiD DEVELOPMENT' ;;i -.. REVIEW(PDR)2005-006 .JNE CHANGE • • ,t a copy of which is hereto annexed, was (ZON)2005-00001/SENSITIVE LANDS REVIEW published in the entire issue of said (SLR)2005-00001 & 15NARIANCE(VAR)2005-000(11 > MAPLECREST SUBDIVISION< — newspaper for REQUEST: The applicant is requesting approval for a 13 lot • - 1 Planned Development(PD)Subdivision on a 3.63 acre site. The lots are proposed to be developed with detached single-family homes. `successive and consecutive weeks in the Lot sizes within the development are proposed to be between 5,854 following issues • and 16,415 square feet. Sensitive Lands Review is required because the proposed site contains slopes greater than 25% and a drainageway. The applicant is•also seeking an adjustment for the • July 28, 2005 proposed pedestrian pathway width from the required 5 feet to 3 feet. - ..i:: Chaj ,� k OLLeA-4 LOCATION: 13255 S W Greenfield Drive; WCTM 2S 104DB, Tax w'((l Lots 5000 and 5100. ZONE: R-4.5: Low-Density Residential Charlotte Allsop (Accounting Man ger) District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential '%, units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic Subscribed and sworn to before me this and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development ;_j July 28, 2005 Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, ''.'-'S 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, sr •i'? , 11° 18.790, 18.795,and 18.810. :;;t NOTARY'UBLIC FOR OREGON ,a� a °'1. My commission expires ._ •, ._. 1---11 - �1 1.- ' mouser non • I . ,L I !--t I - SO20os-0000 �,. • ..a-_...�I .1 1 f - F.1 ,Il11Ir,,r; 005.000 C i _ z > , r IONIODS•o0oot y r_—..—.- -` ., l �[ .1 ,.....L,, ,r ),';J1 .t SLRIO0S-000o1 '~ Acct# 10093001 I) „!.; `_ �"/ _ VARloos o0 J a.� ��.Z i ,.� • `�" oot of Tigard ? ��';;;��- • .11_11,j_ _: --Yt :, r �., � ,�� stRloos•000 City o 1 .1.�.... _, `•5 �X, t- � SUBDIVISION . `Iy ����. •. MAPLECREST Attn:Accounts Payable ) ^? s`� � ✓� s ioH 13125 SW Hall Blvd �.-ti-��N 1_..!:..�._M `: \ 1` ,,,, I , Tigard, OR 97 '�S _ �; _ :� ^i f =( -" Amount Due $ �7S 351 \ .-� �_1 <\t ti ! �1 ;<t.;... ••• •remit to address above •��'l,% < `ti.��-�`( 1 1 \� -i t 0 '� P, � , :C/t ..$N 9CN„, YU3-'..•� \4 l J' `.l . . .. -. TT 10639 Publish 7/28 TIGARD • PLANNING COMMISSION A!, CITY OF TIGARD OREGON NOTICE: PEOPLE WISHING TO SPEAK ON ANY ITEM MUST PRINT THEIR NAME AND ADDRESS ON THIS SHEET. AGENDA ITEM#: 5, I Page ] of DATE OF HEARING: //5—/OS CASE NUMBER(S): Su R c -c - 0 0001 PD - OD DO 1 OWNER/APPLICANT: l/r-1.-l;11-W-TTO ,� LOCATION: /7'?Cc `e-Cresf St,/' V,`�;ovi / 3a.55- Sw G-re e h �� �� Dr_ 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) n / Name: t--(Q r��/ /,2 •/I L h I C , w/So/n/Name: Address: 0 ;2. F) C e w (At c/Addres City: 77 a G(I State: g— Zip: 7 7 2.1 -5 City: State: Zip: Name: /714 ° «*R/& Name. Address: /32/7 a cs PC Address: City: 776 State: OA— Zip: 9 a 17 City: State: Zip: Name: IG■■, k� V-12 Yliku( 1[ivy Name. Address: i' '� - 7 Address: City:`C 5 ✓� State: Zip: q 12-23 City: State: Zip: Address:/32>:5� e.,f4c.4►d • .tress: /`-7`_a S A ii-,--.4.--V*` CitNrrrrg sx State: 4, • Zip- -7-7 z Z City: ' '�°{ State: (2 X Zip: qi 2- 2 3 Name: S4 1411166-. N11 V Name: Address: )37/0C UJ A4tkattJ I/1) City:iy..4A' State: eV-- Zip: 9�/� City: / State: - Zip: • • • NOTICE OF FINAL ORDER NO. 2005-03 PC BY THE PLANNING COMMISSION 1' C OF TIGARD FOR THE CITY OF TIGARD, OREGON CommunityDevebpment Shaping Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND TWO SENSITIVE LANDS REVIEWS AND CONDITIONALLY DENYING THE REQUEST FOR AN ADJUSTMENT. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON AUGUST 15, 2005. T20 DAYS = 10/19/2005 SECTION I. APPLICATION SUMMARY FILE NAME: MAPLECREST SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00001 Planned Development Review (PDR) PDR2005-00001 Zone Change (ZON) ZON2005-00001 Sensitive Lands (SLR) SLR2005-00001 Sensitive Lands (SLR) SLR2005-00015 Adjustment (VAR) VAR2005-00001 APPLICANT: Winwood Homes OWNER: Paul Etchemendy Attn: Dale Richards 13255 SW Greenfield Drive 12655 SW North Dakota Street Tigard, OR 97223 Tigard, OR 97223 APPLICANT'S REP: Kurahashi &Associates, Inc. Attn: Greg Kurahashi 15580 SW Jay, Suite 200 Beaverton, OR 97006 REQUEST: Approval of a 13-lot Subdivision and Planned Development on 3.63 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,854 and 16,415 square feet. Sensitive Lands Review is required because the proposed site contains slopes greater than 25% and a drainageway. The applicant is also seeking an Adjustment for the proposed pedestrian pathway width from the required 5 feet to 3 feet. ZONING DESIGNATION: R-4.5, Low Density Residential. LOCATION: The project is located at 13255 SW Greenfield Drive and is described as WCTM 2S104DB, Tax Lots 5000 and 5100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, 18.810. SECTION II. PLANNING COMMISSION DECISION The Planning Commission finds that the proposed Planned Development will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this Final Order. Therefore, the Commission APPROVES the Subdivision, Planned Development, Zone Change, and two Sensitive Lands Reviews, and conditionally DENIES the request for an Adjustment, subject to the following Conditions of Approval and Findings within this Final Order: MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 1 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit a revised preliminary plat showing that all proposed lots (including Lot 8) have at least 25 feet of frontage on Maple Leaf Court. In addition, the revised plat shall show a 10-foot side and setback along the southern boundary of proposed Lot 8. (Planning Commission's amendment) 2. Prior to commencing site work, the applicant shall revise the preliminary plat to meet the TVF&R turning radius standards. 3. Prior to commencing site work, the applicant shall revise the Tree Removal plan to demonstrate that the trees will be preserved to the greatest extent possible. 4. Prior to commencing site work, the applicant shall submit a landscape plan that shows the required CWS vegetated corridor planting plan and any other proposed landscaping. In addition, the pedestrian path between SW Rockingham and Maple Leaf Court shall be shown as a 5-foot wide path, or as allowed by Clean Water Services upon a request by the applicant for a variance from the 3-foot path previously required by CWS. (Planning Commission's amendment) 5. Prior to commencing site work, the applicant shall submit a cash assurance for the value of the required tree mitigation of$58,625.00 (469 diameter inches x $125.00/caliper inch), subject to a revised plan and mitigation value. Any trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) and the Forester's comments provided for this decision will be credited against the cash assurance, for two years following final plat approval (a revised mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 6. 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, gradin , and paving. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. 7. 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 rotection 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements, public utilities 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 pu lic 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.tiaard.or.us). MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 2 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 9. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will bee esignated 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. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 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. 11. 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. 12. The applicant shall provide a signage plan which includes, at a minimum, "No Parking" signs on one side of the private street where the width is 28 feet. No parking will be allowed on any section less than 28 feet wide. 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Greenfield Drive. The improvements adjacent to this site shall include: A. City standard avement section for a Neighborhood street from curb to centerline equal to a minimum 17 feet (providing 38 feet total); 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, curb-tight, along the project frontage and in front of 13275 SW Greenfield Drive; 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 Greenfield Drive in a safe manner, as approved by the Engineering Department; M. left-turn lanes for both north and south bound traffic; N. and raised medians. 14. The applicant's plans shall be revised to show the private street improvements extended to the west property line. 15. A profile of the private street extension to the west shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. 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. 17. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 3 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • . • 18. The developer shall be responsible to maintain or improve the paved access drive to the public sanitary and storm sewer manholes if used during construction. 19. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. 20. 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. 21. 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. 22. 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." 23. 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. 24. The applicant shall incorporate the recommendations from the submitted geotechnical report by Redmond & Associates, dated April 8, 2005, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 25. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 26. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 27. 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. 28. The applicant shall provide an Engineer's Estimate for the future Rockingham Drive improvements and pay a fee-in-lieu for these improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shalt prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to Final Plat approval, the applicant shall revise the CC&R's to accurately identify the common tract(s) as shown on the approved Preliminary Plan. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 4 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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 submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 31. Prior to final plat approval, the applicant shall submit a letter from Clean Water Services indicating that the conditions of their service provider letter have been satisfied. 32. Prior to final plat approval, the applicant shall submit a letter from Tualatin Valley Fire and Rescue indicating that the conditions of their comment letter have been satisfied. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 34. Prior to final plat approval, the applicant's engineer shall provide final sight distance certification. 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. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveways will be jointly owned and maintained by the private property owners who abut and take access from it. 37. Additional right-of-way shall be dedicated to the Public along the frontage of 13275 SW Greenfield Drive, to increase the right-of-way to 27 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 38. 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. • 39. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 5 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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 Greenfield Drive (30 feet from centerline) and Rockingham Drive (22 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 44. Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 3-foot side yard setbacks meet the UBC requirements for fire walls. 45. Prior to issuance of building permits, the applicant shall show on the construction drawings visual clearance areas for driveways intersecting Maple Leaf Drive. 46. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 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 adjacent lots, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home buI ding. 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 any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 6 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 7 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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: I hree 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 8 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City.that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The site consists of two parcels one of which is currently developed with a single-family residence. This 13 lot development sits on 3.63 gross acres in the R 4.5 zone. Vicinity Information: The site is located on the west side of Greenfield Drive and is surrounded by land with the same land use designation, R-4.5: Quail Hollow (Townhomes) is east of Greenfield Drive; Amesbury Heights single-family detached dwellings) is to the north; vacant land in forest deferral is to the west; and Benchview Estates (single-family detached dwellings) and a single-family dwelling on a 1.22-acre parcel are to the south. Summary of Planned Development Issues: This project requires a planned development overlay, most notably for the proposed private street that will serve more than six units. The applicant proposes that the reduced right-of-way width and cul-de-sac design of the proposed private street would require less grading on steep slopes, avoid crossing a drainage way, and preserve a greater number of trees. In turn, the private street allows more area for the proposed lots and a more efficient layout on the topographically constrained site. The applicant has also requested flexibility in the base zone setbacks development standards. In reviewing this application, the Commission must decide whether the proposal offers sufficient natural resource protection and design excellence to permit the proposed private street and setback adjustments. 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 13-lot subdivision on 3.63 acres. The lots are to be developed with detached single-family homes. The existing single-family home on site is to be retained on one of the created lots (Lot 12). The site is located within the R-4.5, Low Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY OF 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. Adjustments are typically Type II Administrative decisions; however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 9 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. However, several comments have been received by phone from neighbors concerned with protection of trees and stormwater management. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.370 Variances and Adjustments) 18.430 Subdivisions) 18.510 Residential Zoning Districts) 18.705* Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780* Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) *According to Section 18.350.100 of the Planned Development Chapter, these chapters are utilized as guidelines, and strict compliance is not necessary where a development provides alternative designs and methods that promote the purpose of the PD Chapter. The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (Accessory Residential Units) 18.720 (Design Compatibility Standards) 18.740 (Historic Overlay) 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations) 18.785 (Temporary Uses) 18.798 (Wireless Communication Facilities) 18.350 — (PLANNED DEVELOPMENTS) 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 10 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 i S The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept,plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-4.5 zoning district the minimum lot size is 7,500 square feet, with an average lot width of 50 feet. The zone has no minimum lot depth. The lots are proposed to be developed with detached single- family homes, with lot sizes between 5,854 and 16,415 square feet (averaging 8,282 square-foot/lot) and one common tract, Tract A, for sensitive lands comprising Kruegger Creek and its buffer. All the proposed lots exceed 50 feet in width. The proposed number of lots meets the lot minimum and maximum density requirements, which are addressed later in this report. Site coverage: The site coverage provisions of the base zone shall apply; There is no maximum lot coverage standard in the R-4.5 zone. However, the applicant has proposed 90% maximum lot coverage due to the anticipated large dwellings on five of the thirteen lots which are less than minimum 7,500 square foot size of the base zone. Building height: The building height provisions shall not apply; and The base development standard height limit in this zone is 30 feet. The applicant has proposed a 35- foot maximum height to provide for "a unique character variation of the final house design." Under planned development review the proposed height could be allowed. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided a detailed site plan that illustrates building envelopes within the development. The front or rear yard setbacks in this zone are met on all structures on the perimeter of the project site, consistent with this standard. 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's narrative states that 3-foot side yard setbacks will be used on all internal side yards. Provided dwellings associated with these reduced side yard setbacks meet the UBC requirements for fire walls, the proposed setbacks are consistent with this standard. The applicant shall be required to demonstrate that this requirement is met during the building permit process. 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 MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 11 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • The applicant's site plan shows a 20-foot minimum front yard setback for all lots, consistent with these standards. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone. FINDING: The base zone standards related to the previously discussed criteria have not been met, but can be met with the following condition. CONDITION:Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 3-foot side yard setbacks meet the UBC requirements for fire walls. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant The applicant has submitted a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions and choices made. According to the applicant's narrative, the subject parcel contains topographic features that require special design consideration. The site includes a drainage way, wetlands, steep slopes, large trees, and restricted access. The planning objective is to develop the land efficiently while creating a neighborhood of attractive single-family detached homes. To accomplish this, the applicant wishes to limit the impact of streets and to reduce setbacks internal to the project. With these efficiencies, the applicant proposes that more of the existing trees can be saved while still accommodating large footprints for houses. The applicant's Exhibit for Wetland Impact (Sheet 1 of 1), shows the impact of a standard subdivision layout on site features and trees. The applicant asserts that the unique design constraints have been addressed by providing large lots and construction of a private access road that avoids the critical environmental areas, some steep slopes and tree groves. In addition, the applicant has addressed the critical storm water issues that affect existing homeowners to the north by providing storm water improvement through detention and flow management structures. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, construction is expected to commence in 2005 and be completed during the building season of 2006. 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 the project. A narrative statement presenting information, a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement, traffic study to address street and sidewalk issues, special studies and details warranted by the concerns brought by neighbors and special requirements required by regulatory state and federal agencies. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed restrictions or covenants. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 12 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • The applicant has submitted an existing conditions plan, preliminary site plan, a preliminary grading plan, a tree preservation plan, and a copy of proposed CC&R's. No signs are proposed. A condition of approval shall require the applicant to submit a landscape plan that shows CWS required vegetated corridor planting plan and any other proposed landscaping. FINDING: The planned development conceptual plan criteria have not been met, but can be met with the following condition. CONDITION:Prior to final plat approval, the applicant shall submit a landscape plan that shows the required CWS vegetated corridor planting plan and any other proposed landscaping. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore, this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. in each case, the applicant must provide findings to 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. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning.district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography, view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed density meets the density established for the underlying zoning district. The applicant has not requested a density bonus as allowed above. However, the applicant has requested a density bonus for sensitive lands as addressed in the Density chapter (Chapter 18.715) later in this report. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 13 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Chapter 18.730, Exceptions to Development Standards; Does not meet the setback standard for flag lots on perimeter of the subdivision Chapter 18.795, Visual Clearance Areas; Meets standards. Chapter 18.745, Landscaping and Screening; Meets standards Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705, Access, Egress and Circulation; and Does not met TVF&R standards for minimum radii of turnarounds. Chapter 18.780, Signs. No signs are proposed; does not apply. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; The subject site is heavily forested, contains a stream, jurisdictional wetland, and steep slopes. According to the applicant's narrative,.the proposed private street profile and island cul-de-sac design have been sited to preserve the existing trees, topography, and natural drainage to the greatest degree possible. The applicant has submitted an Exhibit for Wetland Impact (Sheet 1 of 1) that shows an alternative design with greater impact. Staff agrees that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, the Preliminary Site Plan does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings. Therefore, it is unclear whether the buildings will be designed and located to preserve the site's existing trees and topography. However, the tree preservation plan (Sheet 11 of 11) shows which trees will be saved. In some cases trees marked for preservation are within the building envelope representing a potential conflict. In general, the applicant has sited the proposed street and future building locations to preserve the natural features of the site, consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; According to the Geo-Tech report (April 8, 2005, Redmond Associates) submitted by the applicant, the property is presently stable and the possibility of shallow slope failure is low. Therefore, based on this conclusion, this standard is met. 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 proposed subdivision in the R-4.5 zone is subject to the setback provision of the zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The site is located on the northern face of Bull Mountain on steep slopes and is heavily forested. According to the applicant, each of the dwellings will be architecturally designed to maximize the characteristics of each lot. Although no structures are proposed for this subdivision, it is likely that the structures will be oriented with consideration for the sun and wind directions, consistent with this standard. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 14 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The applicant has submitted a Tree Plan for Maplecrest Development prepared by Terrence Flanagan, a certified arborist. The report includes an inventory and identification of all trees on site over 6' in diameter. The proposal is to remove 51 of 124 trees 12 inches in diameter, retaining 73 or 59%. The arborist report notes that the total amount of mitigation required is 469 inches. The report also includes tree protection measures. However, since the TVF&R standards for turnarounds has not been met, changes to the proposed turnaround to meet those standards may adversely impact the number of trees that can be retained. The applicant shall submit a revised Tree Removal plan demonstrating that the trees will be preserved to the greatest extent possible. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject site is surrounded by single-family residential uses. Therefore, the proposed single-family use on the subject site does not require any buffering pursuant to this standard. 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. Adjacent uses to the subject site include single-family detached dwelling units to the north and south, which do not require buffering or screening. The property to the west is zoned R-4.5 and is vacant and currently in forest deferral, therefore, not requiring any buffer. Property to the east, across Greenfield Drive, is developed in attached single-family town homes. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 a 10-foot buffer is not required for uses separated by a street. 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. There are no specific service areas, storage areas, parking lots or mechanical devices proposed with this development. Therefore, this standard does not apply. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore, this standard does not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private street, Maple Leaf Court is 28 feet wide with a 5 foot wide walkway, consistent with the City Engineer's standards for private streets serving more than six units. Therefore, this standard is met. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 15 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • All circulation patterns within a development must be designed to accommodate emergency vehicles; and In an email dated July 29, 2005, Tualatin Valley Fire and Rescue stated that the radii shown on the proposed circular turnaround (inside=25 feet, outside=39 feet) do not meet the turning radius standard (inside=28 feet, outside=48 feet). Therefore, this standard is not met. The applicant is conditioned later in this report to revise the preliminary plat to meet the TVF&R turning radius standard. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan does not show any bike or pedestrian ways over the subject site. Therefore, this standard does not apply. 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 belandscaped; According to the applicant's narrative, the proposed development will preserve 15.8% of the total site as shared open space in proposed Tract A. In addition, each lot will be required to maintain a minimum of 10% of the lot in landscaping. The applicant's proposal accounts for 22% of the total site area to be landscaped or in shared open space, consistent with this standard. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area This site does not abut a public transit route. However, the Transportation System Plan provides for a potential future transit service line on SW Gaarde Street, which comes within 500 feet of the subject site. The proposed development includes a sidewalk along Maple Crest Court which connects to the public sidewalk on Greenfield Drive which in turn connectes to Gaarde, consistent with this standard. Signs: No specific signage is proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore, standards for signs do not apply. 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. According to the applicant's narrative, parking will be in individual driveways in front of garages. Parking will be allowed on the northerly side of the private street. Each home will provide a 2 or 3-car attached garage. Parking is provided for in the CC&R's for the Planned Development, consistent with this standard. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 16 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 345-feet and 418-feet elevation. The nearest floodplain is at the 170-foot elevation approximately 4,540 feet northeast in the Summer Creek tributary to Fanno Creek. Therefore, the subject site is not within nor adjacent to the 100-year floodplain. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified an open space tract, Tract A, on the preliminary plat, and has stated that is will be conveyed to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in the proposed CC&R's. The applicant shall revise the CC&R's to specifically address the common tract(s) consistent with this standard. FINDING: Pursuant to Chapter 18.730, the proposal does not meet standards for setbacks for flag lots on the perimeter of the subdivision. Pursuant to Chapter 18.705, the proposal does not meet TVF&R standards for turnaround radii. In addition, changes to the turnaround to meet those standards may adversely impact the number of trees that can be retained. Finally, the use and maintenance of the proposed open space areas is generally addressed in the proposed CC&R's, but will need to be revised for the proposed subdivision. CONDITIONS: • A revised Tree Removal plan will be required to demonstrate that the trees will be preserved to the greatest extent possible. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 17 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • Prior to Final Plat approval, the applicant shall revise the CC&R's to specifically address the common tract(s) consistent with the shared open space standards for use, maintenance, and insurance. 18.370 — (VARIANCES AND ADJUSTMENTS): Adjustments to Street and Utility Improvement requirements(Chapter 18:810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. Section 18.810.110.C.3, Bikeways and Pedestrian Pathways, requires five feet minimum width for pedestrian only off-street paths. The applicant has proposed a 3-foot soft surface path approximately 200 feet in length connecting SW Rockingham with the proposed Maple Crest Court. The connection is required when full street connection is precluded by natural features. A stream crossing the subject site precludes a street connection. CWS has conditioned the path to be 3 feet in width with a bark chip surface to minimize impact to the sensitive area. Therefore, the Director finds that strict application of the standard 5-foot minimum path dimension would unacceptably adversely impact the drainage way natural feature and approves the requested adjustment. The Planning Commission passed a motion unanimously to require a five-foot path consistent with this standard, pending review and approval of the five-foot path by Clean Water Services. The applicant shall apply to CWS for the five-foot path and submit a letter determination from CWS for staff review. 18.380 — (ZONE CHANGES): Standards for Making Quasi-Judicial-Decisions: 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 in this report, all applicable standards in the code are met or can be conditioned to be met. 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. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay,. as set forth in this staff report. A zone change application is necessary to place the PD overlay designation on the property. This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 18 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 18.430 — (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation with Washington County. Therefore, this standard is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed private street is a new street, not an extension of existing streets. The applicant's street design for Maple Crest Court is responsive to the topographical and sensitive natural area constraints of the site, which preclude connection with SW Rockingham Drive. As the applicant's Shadow Plan and Profile (Sheet 9 of 11) shows, the extension of SW Rockingham Drive in a loop with SW Broadmoor Place is continued west of the stream to avoid a stream crossing. The potential adverse impacts shown in the applicant's Exhibit for Wetland Impacts (Sheet 1 of 1) demonstrates that it is in the public interest to modify the street pattern as proposed. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. Therefore, this standard has been met. FINDING: The proposal satisfies the criteria for subdivisions. 18.510 — (RESIDENTIAL ZONING DISTRICTS) R4.5: Low-Density Residential The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5, Low-Density Residential. (SEE TABLE ON THE FOLLOWING PAGE) MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 19 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 TABLE 18.510.2 DEV)PMENT STANDARDS IN RESII]OTIAL ZONES STANDARD R-1 It-2 R-15 1t-1.5 R-7 it6cttutit Lot Sa;u3 EX.Indied m it 30j3fi0 ki}fl_ *Mk s�.fL p'dD,�JCN9 .frl. "7,500 q.E @. 5,0:t1)sq. 111. Dut Imes MOW&IA 10.4x)U:401_ Atticlted timid H 91 S,f 0 A.ft. Avoinke tvlintitrntntt 1-ra Width Deinel eti mist tots 11113 ft_ IGf)ft. 65 fL 5o fu. 50 ft. Dupla tea 91)fL !O @t. 111 ft. =Attt Ik'd unit hits 411 fE. Maximum ILat C ovir a 1:.o 12ll Miu mutt SOhoks =Fond 3tirsf, 3011. :iCD ft_ 2011 2011. 1511. =Side C.cintg Mita on eont:r&11¢t t[, t Ili,7k 21C1 IA. 21)ft_ 21)ft_ 15 ft. 113 ft. =Side yard 511. 5ft. 511 Sit- Si.f =Rear yang 25 it 25 ft_ II 5 IL I S lb. IS f)!. =Side dr reit yard ninigtitt ,snort resIa tine stoniet.t diilrict 30 f6. =Distance between property lirmo and front i+I' 20 PI. 211D11. 21)it 20 fu. 21)f11. Mavitit.tnttt H,j!lt1 30 It "S D ft_ 30 fL 30 ft. 3511. Mnttintunttt t tittttl up Regilittrttetit q 2 fa]Sit h.lurntily ufine4tetl regidemiil (mils permitted al ma ttwegliq,lte>;list mitt)no tram that five funks tnte orttopiau_ Q2.1 Lot cstv:rniut intepudesnig ta61414s and attttporveous gur<fi* a FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. The roposal generally maintains the front and back yard setbacks of the underlying standards except in lots 5, 6 12, and 13. Most of the internal side and setbacks are reduced as well as the side yard facing a street on corner for lots 1, 10, and 13. The Commission will need to determine whether the reduced yard setbacks should be approved given other factors in the applicant's design. 18.705— (ACCESS AND EGRESS): *PD Guideline Chapter 18-.1-05.-0-3-01C) Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title No joint access is proposed. Individual access from private streets will be utilized. This criterion is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots within the development have direct access to a private street which then accesses a public street. Required walkway location. Within all attached housing (except two-family dwellings) and mul i-tamny developments each residential dwelling shall be connected by walkway to the vehicular parking area and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically, separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 20 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches bicycle racks and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposal includes a sidewalk along the fronting public street and along the interior private street. However, the proposal is for single-family detached units. Therefore, this standard does not apply. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. In an email dated July 29, 2005, Tualatin Valley Fire and Rescue stated that the radii shown on the proposed circular turnaround (inside=25 feet, outside=39 feet) do not meet the turning radius standard (inside=28 feet, outside=48 feet). Therefore, this standard is not met. The applicant shall be conditioned to revise the preliminary plat to meet the TVF&R turning radius standard. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed Maple Leaf Court, a private street, or from Greenfield Drive for the existing dwelling on proposed lot 12. Neither of these streets are an arterial or collector. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. CTS Engineers has provided an access report with regards to the sight distance for t�iis project. Their analysis indicates that the posted speed for Greenfield Drive is 25 mph, while the 85 percentile is 38 mph. The available sight distance is approximately 260 feet, while the required sight distance is 380 feet due to the travel speed. The analysis includes 3 options for traffic calming in order to provide safe access: 1) move the access street, 2) reconstruct the roadway, and 3) slow down vehicles on Greenfield Drive. The project frontage along Greenfield Drive is limited and any access location along this frontage will not significantly improve sight distance. Further, the access is aligned with the existing Cambria Lane on the east side, which helps reduce conflicting turning movements from the two access points. The reconstruction of the street would require lowering the road approximately 6.25 feet. This would be a major undertaking that would impact existing access points along this portion of Greenfield Drive. In order to slow down vehicles along Greenfield, the applicant's engineer has proposed installing speed humps, or as preferred by the applicant, construct raised median in the center of Greenfield drive. The engineer has proposed the construction of a series of three raised medians and two left turn lanes. The left turn lanes would serve the Maplecrest subdivision and the Cambria Lane access. The road section will be 38 feet from curb to curb, which is wide enough to provide two 12-foot travel lanes and a 14-foot center raised curb median/left turn lane. This section is 2 feet wider than a Neighborhood Route with bike lanes. This portion of Greenfield Drive is not designated a bicycle facility, therefore the street section can accommodate a center lane. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 21 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • The engineer has provided data collected in Oregon and California that shows the speed reduction resulting from traffic calming measures. The engineer expects the proposed traffic calming measures to provide a 6-7 mph speed reduction. The engineer also expects that with the connection of Greenfield Drive t9 the south the increased two-way traffic will result in an additional 2-3 mph speed • reduction. The 85 ' percentile speed would be reduced to 30-27 mph, which more closely meets the sight distance available. Staff agrees that the proposed center median and left turn lanes proposed best meet the safety concerns of available sight distance. The applicant's PFI plan submittal shall include the proposed layout of these improvements. The applicant's engineer shall provide a final sight distance certification upon completion of these improvements. 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. Greenfield Drive is classified 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. Greenfield Drive is classified as a Neighborhood Route, which is a local street. The proposed private street, Maple Leaf Court, has been aligned with Cambria Lane. These streets are both located more than 125 feet from the next street, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed private street, Maple Leaf Court is 28 feet wide with a 5 foot wide walkway, consistent with the City Engineer's standards for private streets serving more than six units. Therefore, this standard is met. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue District has not et provided comments for this proposal and the Uniform Fire Code has been recently amended. Final review of the proposed access will need to obtain TVFR approval. This criterion may not be satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The proposed access drive is over 500 feet in length. The turnaround geometry can be accommodated within the private street as shown on the applicant's plans, subject to review by Tualatin Valley Fire and Rescue. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 22 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. Maple Leaf Court is in excess of 200 feet in length. The private street is 28 feet wide, which will accommodate vehicle passing without hindrance. Therefore, the proposed street configuration meets this standard. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. With one access provided by the private street, and only one available street for the site to take access from, the proposed access location of Maple Leaf Court opposite Cambria Court is in the appropriate location. FINDING: The radii shown on the proposed circular turnaround do not meet the TVF&R turning radius standard. As this standard is within a guideline chapter for planned development, the Commission must consider whether the proposed turnaround is adequate or the TVF&R standard should be met as conditioned in this report. CONDITION: Prior to site development, the applicant shall revise the preliminary plat to meet the TVF&R turning radius standard. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 23 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 7,500 square feet is used to calculate density: GROSS LOT AREA 158,123 square feet (3.63 acres) Public Street dedication 3,120 square feet Private Street dedication 16,433square feet Slopes exceeding 25% 38,775 square feet Wetlands 3,650 square feet NET DEVELOPABLE AREA: 96,144 square feet (2.20 acres) NUMBER OF LOTS: 96,144 sf/ 7,500 sf/lot = 12.81 lots Density Transfer Area 42,425 x .25 = 10,606 sf/ 7,500 sf/lot = 1.41. lots Maximum density 14 lots Minimum density (.80) 11 lots FINDING: In the R-4.5 zone, as shown above, utilizing the density bonus for sensitive lands, the maximum number of residential lots is 14. The minimum, at 80%, is 11 lots. The applicant has proposed a 13-lot subdivision, consistent with this standard. 18.725— (ENVIRONMENTAL PERFORMANCE STANDARDS) `These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a rope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-01p5 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 a detached single-family project, which is permitted within planned developments in the R-4.5 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: The Environmental Performance standards are met. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 24 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 18.730— (EXCEPTIONS TO DEVELOPMENT STANDARDS): *PD Guideline Chapter Section 18.730.020.0 states the limitations for building heights and flag lots. Limitations on the placement of residential structures on flag lots apply when any of the following exist: • A flag lot was created prior to April 15, 1985; • A flag lot is created after April 15, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The applicant's proposed lot 8 is a flag lot, located behind lot 7 at the periphery of the subdivision. Therefore, the following limitations on the placement of dwellings apply. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: • The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; • A 10-foot side yard will be preserved; • A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and • Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. No dwelling is proposed in this subdivision application. However, on the preliminary site plan the applicant has shown with the proposed building envelope that a dwelling on Lot 8 may not comp) with the 10-foot side yard set back for flag lots. The proposed side yard setback for Lot 8 is five feet Existing dwellings are located on adjacent upland parcels approximately 60 and 80 feet from the subject proposed lot 8. The adjacent dwellings are two stories. Therefore, since this Chapter is a guideline chapter pursuant to the standards of the Planned Development Chapter, the Commission must consider whether a maximum height of 1-1/2 stories or 25 feet, whichever is less, should be required or to allow the 35-foot height requested by the applicant. The Planning Commission, by a motion 7 to 1 in favor, voted to require a 10-foot side yard setback for the south parcel boundary of proposed lot 8. The applicant shall submit a revised plat that shows this setback. 18.745— (LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district has no minimum requirement of the site to be landscaped. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a street tree plan for the development to include the planting of 32 street trees on the private street and 6 trees on Greenfield Drive. The City Forester commented that street trees proposed for the development shall come from the City of Tigard's street tree list, not the City of Portland's as referenced in the narrative. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 25 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • Adjacent uses to the subject site include single-family detached dwelling units to the north and south, which do not require buffering or screening. The property to the west is zoned R-4.5 and is vacant and currently in forest deferral, therefore, not requiring any buffer. Property to the west, across Greenfield Drive, is developed in attached single-family town homes. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 a 10-foot buffer is not required because of the intervening road. Therefore, this standard is met. 18.765— (OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 13 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal anticipates development of upscale housing, which would include garages and garage aprons within the 20-foot setback for off- street parking, consistent with this standard. 18.775—(SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources), and protect public health, safety, and welfare. Sensitive lands are lands potentially unsuitable for development because of their location Within the 100-year floodplain or 1996 flood inundation line, whichever is greater; natural drainageways; wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain and does not include any,wetlands identified on the City of Tigard's Wetland and Stream Corridors Map (however, an .11-acre jurisdictional wetland is present on Tax Lot 5000). Krueger Creek crosses through the northwest corner of the site for a length of approximately 120 lineal feet. This natural drainage way is subject to the provision of this chapter. In addition, approximately 43,066 square feet of steep slopes greater than 25% are present on the subject site. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. A jurisdictional wetland is located on Tax Lot 5000. The wetland is not identified on the City of Tigard's "Wetland and Stream Corridors Map". The applicant has submitted a CORPS/DSL permit to the relevant state and federal agencies. The Oregon State Division of State Lands Wetlands Program issued a notice that the applicant's wetland delineation notice (WD05-0285) has been received and will be reviewed. Therefore, this standard has been met. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 26 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • S Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070 when the proposal involves ground disturbances) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. With Steep Slopes The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; According to the applicant's Slope Analysis (Sheet 1 of 1), approximately 27.7% (43,066 square feet) of steep slopes greater than 25% are present on the subject site; 8.4% (13,121 square feet) is between 25% and 30%; 15.7% (24,395 square feet) is between 30% and 50%; and 3.6%5,549) is greater than 50%. Approximately 4,291 squared feet of the proposed right-of-way for Maple Leaf Court is located within the slopes greater than 25%. Except for proposed Lots 5, 6, and 10, there are steep slopes located on each of the other lots. The grading on these lots is not shown in the applicant's plans as the proposed subdivision does not include plans for individual dwellings. The land form alterations involving removal and fill for the proposed Maple Leaf Court, a 28-foot paved private street, are a consequence of the alignment created by the topography of the site and the need to line up with SW Cambria Court, consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; According to the Geo-Tech report submitted by the applicant, the subject site is suitable for residential development. The applicant has been conditioned later in this report to provide construction drawings ensuring compliance with CWS standards for erosion control, consistent with this standard. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant has not provided findings for this standard or an erosion control plan or erosion control notes or details detailing methods for re-vegetation of disturbed areas. However, the applicant is required to provide this information as a condition of approval later in this report. As conditioned therefore, this standard has been met. Within Drainageways The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 27 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Utility easements for sanitary sewer and storm sewer cross the Krueger Creek drainage way and its buffer as shown as "Tact A" on the applicant's Preliminary Plat (Sheet 6 of 11). The utility easements are temporary encroachments of approximately 5,500 square feet. The utility construction is required to adequately accommodate the project's stormwater, as well as provide mitigation for the flow and function of the existing storm facility as detailed in the applicant's Storm Water Report. Additionally, Approximately 527 square feet of Tract A will be permanently impacted from fill required for Maple Leaf Court. The proposed alterations have been approved in a CWS Provider Letter (File Number 05- 001437), consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed alterations have been approved with conditions in CWS Provider Letter (File Number 05- 001437) addressing any adverse on-site and off-site effects is consistent with this standard. 3. The water flow capacity of the drainageway is not decreased; With the provision of the applicant's stormwater detention pipe, the water flow capacity of the drainageway will not be affected by the proposed development as detailed in the applicants Storm Water Report, consistent with this standard. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; The applicant has not provided findings for this standard or an erosion control plan or erosion control notes or details detailing methods for re-vegetation of disturbed areas. However, the applicant is required to provide this information as a condition of approval later in this report. As conditioned therefore, this standard has been met. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; The drainageway will not be replaced by a public facility. Therefore, this standard does not apply. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; These approvals have been applied for in a CORPS/DSL permit signed on April, 29, 2005, consistent with this standard. 7. Where land form alterations and/or development are allowed within and adjacent to the 100- year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not located within or adjacent to the 100-year floodplain, therefore, this standard does not apply. FINDING: The standards for steep slopes and within drainageways have been met. 18.780—(SIGNS): *PD Guideline Chapter ■ 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 28 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 18.790— (TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a Tree Plan for Maplecrest Development prepared by Terrence Flanagan, a certified arborist. The City Forester has reviewed the applicant's tree plan and finds that the plan contains all four of the required information, and, is therefore, acceptable. The report includes an inventory and identification of all trees on site over 6" in diameter. The proposal is to remove 51 of 124 trees 12 inches in diameter, retaining 73 or 59%. The arborist report notes that the total amount of mitigation required is 469 inches. The report also includes tree protection measures that, together with the City Foresters comments, will be included in the conditions of approval to ensure protection of trees to be retained. In addition, the applicant shall submit a revised mitigation plan detailing any on-site planting and submit a cash assurance for the value of any required mitigation. The City Foresters Comments include the following: TREE PROTECTION PLAN REQUIREMENTS The full text of these following requirements shall be placed on the tree protection plan: 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, 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 ofany 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 29 OF 39, PLANNING COMMISSION FINAL ORDER 8/15/2005 • • • 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 % 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.) roject arborist and City Forester must be notified 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. The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, 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 and long- term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City will 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. If a violation has occurred, one or more of the following penalties will be pursued through the infraction process. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 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. 18.795— (VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial-streets the visual clearance shall not be less than 35 feet on each side of the intersection. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 30 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • The applicant's plans show the visual clearance only at the intersection of the proposed private street and SW Greenfield Drive (Sheet 10 of 11)). Intersections of driveways and Maple Leaf Court within the development are not show because the driveways have not been proposed for this subdivision. The proposed visual clearance for SW Greenfield Drive and Maple Leaf Drive is consistent with this standard. Visual clearance for driveways intersecting Maple Leaf Drive shall be shown on construction drawings for approval during building permitting. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Standards (Section 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-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 Greenfield Drive, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate the additional 10 feet of ROW to rovide 30 feet from centerline. The applicant has also indicated they have agreement from the adjacent property owner at 13275 SW Greenfield Drive to dedicate 7 feet of ROW. SW Greenfield Drive is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, including the median and left-turn lanes. The applicant's construction plans shall provide for the ultimate section of 38 feet from curb to curb the entire length of the proposed center median and turn-lane improvements, with the appropriate transitions and tapers to the existing paved section. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of-way width and 32-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 Rockingham Drive, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of ROW, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate the additional ROW at their northwest property corner to provide for the future extension of Rockingham Drive. SW Rockingham Drive is currently improved north of this property. In order to mitigate the impact from this development, the applicant should construct half-street improvements or pay a fee-in-lieu of construction. The City Engineer has agreed that a fee-in-lieu of constructing half-street improvements is acceptable for this development. 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 MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 31 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • 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 has provided a future street plan that shows how Rockingham Drive can be extended and connected to Broadmoor Place. A profile of this extension has been provided. The applicant has also proposed that their private street, Maple Leaf Court, be extended to the property to the west in the future. The applicant's plans show the improvements stopping approximately 37 feet short of the west property line. The private street tract will be extended to the property line and the plans revised to show improvements will be constructed to the property line. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant has provided a future streets plan that connects Rockingham Drive and Broadmoor Place. This future streets plan is acceptable based on topography and environmental concerns of the drainage way. 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 existing and proposed grades do not exceed 12% along Greenfield Drive and Maple Leaf Court. This criterion is met. 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 to provide a private street, Maple Leaf Court, to serve this development and the parcel to the west. The applicant's plans shall be revised to show the construction of Maple Leaf Court extended to the west property line. A profile extending beyond the property to the west shall be provided to ensure the street extension can be built on the adjacent parcel. 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 rivate street(s). 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 32 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed Maple Leaf Court is precluded from continuing through to SW Rockingham Street because of topographical constraints associated with Krueger Creek, which crosses the subject property's northwest corner and, therefore, is exempt from this standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed a pedestrian path through Tract A to connect SW Rockingham Street with the proposed Maple Leaf Court, consistent with this standard. 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. Lots depths are less than 2.5 times the average lot widths for all 13 proposed lots, consistent with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All proposed lots, except Lot 8 have at least 25 feet of frontage on the propose Maple Leaf Court. Lot 8 is provided a 15-foot access and utility easement from Maple Leaf Court. Tnerefore, this standard is not met. The applicant will be conditioned to revise their preliminary plat to show that all proposed lots have at least 25 feet of frontage on Maple Leaf Court. 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 the construction of sidewalk along Greenfield Drive. The applicant has requested they be allowed to construct the sidewalk curb tight. The applicant has also negotiated with the adjacent property owner at 13275 SW Greenfield Drive to construct a 5 foot, curb-tight sidewalk along his frontage. The curb tight location is in keeping with the existing sidewalks along Greenfield Drive. The curb tight location of the sidewalk is acceptable. The applicant's plans also indicate they will construct sidewalk along one side of the private street, Maple Leaf Court, thereby meeting this criterion. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 33 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section .18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans show the extension of the public sewer line located at the north property line. The sewer will be extended in public easements to serve this development and adjacent unserved parcels. If the applicant is proposing to access the existing sanitary and storm sewer manholes on the adjacent property, they will have to maintain or improve the paved access drive. 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). A significant drainage way, Krueger Creek, is located in the northwest corner of the subject site. The proposed development's lots are located outside of the creek and an associated 50-foot buffer (Tract A) pursuant to Clean Water Services's standards. The proposal provides for storm water runoff to be collected and discharged to a public storm sewer pipe located on the adjacent Tax Lot 4000 just north of the subject site's northern property line. The proposed stormwater detention facility is located at the north end of the site and will mitigate for peak flows of on-site stormwater and storm flows of Krueger Creek as well (see Applicant's Narrative pages 8/9). The city's engineering department is currently undertaking the Rockingham Storm Drainage Capital Improvement project. This project includes removal of an existing undersized inlet and construction of a cast-in-place inlet that has a larger capacity on the adjacent tax lot 4000 located north of the subject site and east of SW Rockingham Drive. The scope of work includes construction of concrete wingwalls and apron to allow for settlement of silt and easy maintenance. The new inlet will be installed at a new location where storm drain runoff can be collected by the system efficiently. As of the date of this report, the project is being advertised for bids. The bid opening will be conducted on August 16, 2005. Council is scheduled to approve the contract award on Sept 13, 2005. Construction is anticipated to begin by late September. 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 34 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • The applicant's plans and stormwater report indicate they will be constructing an underground detention system. 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. Greenfield Drive is not designated as a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW Greenfield Drive. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard Water Department provides service in this area. The applicant's plans indicate they will provide domestic service to this site via a master water meter located at the Greenfield Drive ROW line. A private fire line will serve the development. The appropriate property line protection must be approved by the Water 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 35 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • 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. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS besign 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. 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 provide the completed application package to the City for review and attachment of the LUCS Statement. The applicant has submitted a Geotechnical report prepared by Redmond & Associates, dated April 8, 2005. 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 36 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • Survey Requirements I he applicant's final plat shall contain State Plane Coordinates JNAD 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). 18.390— (DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18-390 040.8..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 addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1' 2005, the TIF for a detached, single-family dwelling is $2,851. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $34,212 ($2,851 x 12 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on ma or street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $106, 912 ($34,212 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. The internal street, Maple Leaf Court, within the subdivision is needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off site mitigation measures, the applicant is proposing to dedicate 10 feet of right-of- way along 250 feet of Greenfield Drive (2,500 s.f.) The dedicated right-of-way at $3.00/s.f. is valued at $7,500.; the 1/2 street improvement of $200.00/l.f. x 250 I.f. is approximately $50,000.00. Fee-in- lieu for the dedication and 'h street improvement of SW Rockingham Drive is also required at an approximate value of $19,045 (1,015 s.f. r-o-w x $3.00/s.f. = $3,045.00 + 80 I.f. r-o-w x $200.00/I.f. = $16,000.00). Full Impact $34,212 _ 0.32) $106,912 Less TIF Assessment (12 lots x $2,851) -$34,212 Less mitigated values for ROW Dedications and Improvements -$76,545 Estimate of Unmitigated Impacts -$3,845 MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 37 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • FINDING: The applicant's proposed off-site right of way dedications and street improvements are required to address the standards of Chapter 18.810 and to allow the subdivision to function properly. The dedication of real property interests exterior to the subdivision is mitigation for the resulting transportation impacts. The value of these dedications and improvements is slightly more than the value of the full impact, thus roughly proportionate and justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Public Works Department has reviewed this proposal and recommends that water service for the subject development come from the 16-inch water main in Greenfield drive. In addition, the proposed water detention facility located in an easement presents access issues for maintenance (however, the facility will be private and will be maintained by the homeowners association). The City Forester also commented that street trees proposed for the development shall come from the City of Tigard's street tree list, not the City of Portland's as referenced in the narrative. The City Forester's recommendations can be found in the Tree Removal section of this report (comments in their entirety are located in the land use file). The Tigard Police Department reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Oregon Department of State Lands submitted a wetland notification form on July 18, 2005 stating that a wetland delineation (WD05-0285) has been submitted and will be reviewed. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) 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. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. The circular turnaround at the end of Maple Leaf Court does not meet Fire District minimum standards. 3) 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. 4) 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 lire 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. 5) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. 6) 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. MAPLECREST SUBDIVISION(SUB2005-00001) PAGE 38 OF 39 PLANNING COMMISSION FINAL ORDER 8/15/2005 • • The radii shown on the proposed circular turnaround do not meet this standard. 7) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. When fire spir— n- klers are installed, a maximum grade of up to 20% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). 8) 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. 9) 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. 10) 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), additional fire hydrants and mains shall be provided. The proposed number and location of fire hydrants is acceptable as submitted. 11) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. 12) 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 13) 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 IX. CONCLUSION The City of Tigard Planning Commission has APPROVED, Subdivision (SUB2005-00001), Zone Change (ZON2005-00001), Planned Development Review (PDR2005-00001),and Sensitive Lands Reviews (SLR2005-00001 & SLR2005-00015); and conditionally DENIED Adjustment (VAR2005- 00001) - MAPLECREST SUBDIVISION. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 15TH DAY OF AUGUST, 2005 BY THE CITY OF TIGARD PLANNING COMMISSION. /4/b/i r Mark Padget, Planning Commission President c.4 Dated this '- ( --day of August, 2005. 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I I .mm. 00.00' 207.59_ _ _ - 1 1 • -- I 5895431 W [UU.UU `�10 _ J N 8954'34-E I I /• 2800 2900 3000 , 3100 3200 3300 I 1 • // I I I ': CITY OF TIGARD I' SUB2005-0000 I/PDR2005-0000 I/Z0N2005-0000 I/ CRY OP TIGARD SITE PLAN N SLR2005-0000 I/SLR2005-000 15NAR2005-0000 I (Map is not to scale) MAPLECREST SUBDIVISION • • Agenda Item: 5. if Hearing Date: August 15, 2005 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION 111. CITY OF TIOARD FOR THE CITY OF TIGARD, OREGON CommunityDevekpment Shaping Better Community 120 DAYS = 10/19/200 SECTION I. APPLICATION SUMMARY FILE NAME: MAPLECREST SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2005-00001 Planned Development Review (PDR) PDR2005-00001 Zone Change (ZON) ZON2005-00001 Sensitive Lands (SLR) SLR2005-00001 Sensitive Lands (SLR) SLR2005-00015 Adjustment (VAR) VAR2005-00001 APPLICANT: Winwood Homes OWNER: Paul Etchemendy Attn: Dale Richards 13255 SW Greenfield Drive 12655 SW North Dakota Street Tigard, OR 97223 Tigard, OR 97223 APPLICANT'S REP: Kurahashi &Associates, Inc. Attn: Greg Kurahashi 15580 SW Jay, Suite 200 Beaverton, OR 97006 REQUEST: Approval of a 13-lot Subdivision and Planned Development on 3.63 acres. The lots are proposed to.be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,854 and 16,415 square feet. Sensitive Lands Review is required because the proposed site contains slopes greater than 25% and a drainageway. The applicant is also seeking an Adjustment for the proposed pedestrian pathway width from the required 5 feet to 3 feet. ZONING DESIGNATION: R-4.5, Low Density Residential LOCATION: The project is located at 13255 SW Greenfield Drive and is described as WCTM 2S104DB, Tax Lots 5000 and 5100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development and street adjustments 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: MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 1 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall submit a revised preliminary plat showing that all proposed lots (including Lot 8) have at least 25 feet of frontage on Maple Leaf Court. 2. Prior to commencing site work, the applicant shall revise the preliminary plat to meet the TVF&R turning radius standards. 3. Prior to commencing site work, the applicant shall revise the Tree Removal plan to demonstrate that the trees will be preserved to the greatest extent possible. 4. Prior to commencing site work, the applicant shall submit a landscape plan that shows the required CWS vegetated corridor planting plan and any other proposed landscaping. 5. Prior to commencing site work, the applicant shall submit a cash assurance for the value of the required tree mitigation of$58,625.00 (469 diameter inches x $125.00/caliper inch), subject to a revised plan and mitigation value. Any trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) and the Forester's comments provided for this decision will be credited against the cash assurance, for two years following final plat approval (a revised mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 6. 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 decision. 7. 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements, public utilities 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.tigard.or.us). 9. 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 2 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 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. 11. 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. 12. The applicant shall provide a signage plan which includes, at a minimum, "No Parking" signs on one side of the private street where the width is 28 feet. No parking will be allowed on any section less than 28 feet wide. 13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Greenfield Drive. The improvements adjacent to this site shall include: A. City standard avement section for a Neighborhood street from curb to centerline equal to a minimum 17 feet (providing 38 feet total); 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, curb-tight, along the project frontage and in front of 13275 SW Greenfield Drive; 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 Greenfield Drive in a safe manner, as approved by the Engineering Department; M. left-turn lanes for both north and south bound traffic; N. and raised medians. 14. The applicant's plans shall be revised to show the private street improvements extended to the west property line. 15. A profile of the private street extension to the west shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 16. 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. 17. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 18. The developer shall be responsible to maintain or improve the paved access drive to the public sanitary and storm sewer manholes if used during construction. 19. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped properties. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 3 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 20. 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. 21. 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. 22. 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." 23. 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. 24. The applicant shall incorporate the recommendations from the submitted geotechnical report by Redmond & Associates, dated April 8, 2005, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 25. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 26. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 27. 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. 28. The applicant shall provide an Engineer's Estimate for the future Rockingham Drive improvements and pay a fee-in-lieu for these improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to Final Plat approval, the applicant shall revise the CC&R's to accurately identify the common tract(s) as shown on the approved Preliminary Plan. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 4 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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 submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 31. Prior to final plat approval, the applicant shall submit a letter from Clean Water Services indicating that the conditions of their service provider letter have been satisfied. 32. Prior to final plat approval, the applicant shall submit a letter from Tualatin Valley Fire and Rescue indicating that the conditions of their comment letter have been satisfied. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 33. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 34. Prior to final plat approval, the applicant's engineer shall provide final sight distance certification. 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. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveways will be jointly owned and maintained by the private property owners who abut and take access from it. 37. Additional right-of-way shall be dedicated to the Public along the frontage of 13275 SW Greenfield Drive, to increase the right-of-way to 27 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 38. 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. 39. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 5 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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 Greenfield Drive (30 feet from centerline) and. Rockingham Drive (22 feet from centerline) shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 44. Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 3-foot side yard setbacks meet the UBC requirements for fire walls. 45. Prior to issuance of building permits, the applicant shall show on the construction drawings visual clearance areas for driveways intersecting Maple Leaf Drive. 46. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 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 adjacent lots, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 6 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 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: Ts 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 7 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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: I hree 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 8 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City_that all improvements, workmanship and materials are in accord with current and standard engineering,and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The site consists of two parcels one of which is currently developed with a single-family residence. This 13 lot development sits on 3.63 gross acres in the R 4.5 zone. Vicinity Information: The site is located on the west side of Greenfield Drive and is surrounded by land with the same land use designation, R-4.5: Quail Hollow (Townhomes) is east of Greenfield Drive; Amesbury Heights (single-family detached dwellings) is to the north; vacant land in forest deferral is to the west; and Benchview Estates (single-family detached dwellings) and a single-family dwelling on a 1.22-acre parcel are to the south. Summary of Planned Development Issues: This project requires a planned development overlay, most notably for the proposed private street that will serve more than six units. The applicant proposes that the reduced right-of-way width and cul-de-sac design of the proposed private street would require less grading on steep slopes, avoid crossing a drainage way, and preserve a greater number of trees. In turn, the private street allows more area for the proposed lots and a more efficient layout on the topographically constrained site. The applicant has also requested flexibility in the base zone setbacks development standards. In reviewing this application, the Commission must decide whether the proposal offers sufficient natural resource protection and design excellence to permit the proposed private street and setback adjustments. 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 13-lot subdivision on 3.63 acres. The lots are to be developed with detached single-family homes. The existing single-family home on site is to be retained on one of the created lots (Lot 12). The site is located within the R-4.5, Low Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY OF 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. Adjustments are typically Type II Administrative decisions; however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 9 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type Ill 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. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. However, several comments have been received by phone from neighbors concerned with protection of trees and stormwater management. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.370 Variances and Adjustments) 18.430 Subdivisions) 18.510 Residential Zoning Districts) 18.705* Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780* Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) *According to Section 18.350.100 of the Planned Development Chapter, these chapters are utilized as guidelines, and strict compliance is not necessary where a development provides alternative designs and methods that promote the purpose of the PD Chapter. The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (Accessory Residential Units) 18.720 (Design Compatibility Standards) 18.740 (Historic Overlay) 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations) 18.785 (Temporary Uses) 18.798 (Wireless Communication Facilities) 18.350 — (PLANNED DEVELOPMENTS) 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 10 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-4.5 zoning district the minimum lot size is 7,500 square feet, with an average lot width of 50 feet. The zone has no minimum lot depth. The lots are proposed to be developed with detached single- family homes, with lot sizes between 5,854 and 16,415 square feet (averaging 8,282 square-foot/lot) and one common tract, Tract A, for sensitive lands comprising Kruegger Creek and its buffer. All the proposed lots exceed 50 feet in width. The proposed number of lots meets the lot minimum and maximum density requirements, which are addressed later in this report. Site coverage: The site coverage provisions of the base zone shall apply; There is no maximum lot coverage standard in the R-4.5 zone. However, the applicant has proposed 90% maximum lot coverage due to the anticipated large dwellings on five of the thirteen lots which are less than minimum 7,500 square foot size of the base zone. Building height: The building height provisions shall not apply; and The base development standard height limit in this zone is 30 feet. The applicant has proposed a 35- foot maximum height to provide for "a unique character variation of the final house design." Under planned development review the proposed height could be allowed. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided a detailed site plan that illustrates building envelopes within the development. The front or rear yard setbacks in this zone are met on all structures on the perimeter of the project site, consistent with this standard. 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's narrative states that 3-foot side yard setbacks will be used on all internal side yards. Provided dwellings associated with these reduced side yard setbacks meet the UBC requirements for fire walls, the proposed setbacks are consistent with this standard. The applicant shall be required to demonstrate that this requirement is met during the building permit process. 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 MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 11 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The applicant's site plan shows a 20-foot minimum front yard setback for all lots, consistent with these standards. Other_provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone. FINDING: The base zone standards related to the previously discussed criteria have not been met, but can be met with the following condition. CONDITION:Prior to issuance of building permits, the applicant shall demonstrate that the dwellings with reduced 3-foot side yard setbacks meet the UBC requirements for fire walls. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant The applicant has submitted a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions and choices made. According to the applicant's narrative, the subject parcel contains topographic features that require special design consideration. The site includes a drainage way, wetlands, steep slopes, large trees, and restricted access. The planning objective is to develop the land efficiently while creating a neighborhood of attractive single-family detached homes. To accomplish this, the applicant wishes to limit the impact of streets and to reduce setbacks internal to the project. With these efficiencies, the applicant proposes that more of the existing trees can be saved while still accommodating large footprints for houses. The applicant's Exhibit for Wetland Impact (Sheet 1 of 1), shows the impact of a standard subdivision layout on site features and trees. The applicant asserts that the unique design constraints have been addressed by providing large lots and construction of a private access road that avoids the critical environmental areas, some steep slopes and tree groves. In addition, the applicant has addressed the critical storm water issues that affect existing homeowners to the north by providing storm water improvement through detention and flow management structures. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, construction is expected to commence in 2005 and be completed during the building season of 2006. 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 the project. A narrative statement presenting information, a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement, traffic study to address street and sidewalk issues, special studies and details warranted by the concerns brought by neighbors and special requirements required by regulatory state and federal agencies. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed restrictions or covenants. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 12 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The applicant has submitted an existing conditions plan, preliminary site plan, a preliminary grading plan, a tree preservation plan, and a copy of proposed CC&R's. No signs are proposed. A condition of approval shall require the applicant to submit a landscape plan that shows CWS required vegetated corridor planting plan and any other proposed landscaping. FINDING: The planned development conceptual plan criteria have not been met, but can be met with the following condition. CONDITION:Prior to final plat approval, the applicant shall submit a landscape plan that shows the required CWS vegetated corridor planting plan and any other proposed landscaping. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore, this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography, view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed density meets the density established for the underlying zoning district. The applicant has not requested a density bonus as allowed above. However, the applicant has requested a density bonus for sensitive lands as addressed in the Density chapter (Chapter 18.715) later in this report. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 13 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • Chapter 18.730, Exceptions to Development Standards; Does not meet the setback standard for flag lots on perimeter of the subdivision Chapter 18.795, Visual Clearance Areas; Meets standards. Chapter 18.745, Landscaping and Screening; Meets standards Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705, Access, Egress and Circulation; and Does not met TVF&R standards for minimum radii of turnarounds. Chapter 18.780, Signs. No signs are proposed; does not apply. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; The subject site is heavily forested, contains a stream, jurisdictional wetland, and steep slopes. According to the applicant's narrative, the proposed private street profile and island cul-de-sac design have been sited to preserve the existing trees, topography, and natural drainage to the greatest degree possible. The applicant has submitted an Exhibit for Wetland Impact (Sheet 1 of 1) that shows an alternative design with greater impact. Staff agrees that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, the Preliminary Site Plan does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings. Therefore, it is unclear whether the buildings will be designed and located to preserve the site's existing trees and topography. However, the tree preservation plan (Sheet 11 of 11) shows which trees will be saved. In some cases trees marked for preservation are within the building envelope representing a potential conflict. In general, the applicant has sited the proposed street and future building locations to preserve the natural features of the site, consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; According to the Geo-Tech report (April 8, 2005, Redmond Associates) submitted by the applicant, the property is presently stable and the possibility of shallow slope failure is low. Therefore, based on this conclusion, this standard is met. 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 proposed subdivision in the R-4.5 zone is subject to the setback provision of the zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The site is located on the northern face of Bull Mountain on steep slopes and is heavily forested. According to the applicant, each of the dwellings will be architecturally designed to maximize the characteristics of each lot. Although no structures are proposed for this subdivision, it is likely that the structures will be oriented with consideration for the sun and wind directions, consistent with this • standard. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 14 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The applicant has submitted a Tree Plan for Maplecrest Development prepared by Terrence Flanagan, a certified arborist. The report includes an inventory and identification of all trees on site over 6" in diameter. The proposal is to remove 51 of 124 trees 12 inches in diameter, retaining 73 or 59%. The arborist report notes that the total amount of mitigation required is 469 inches. The report also includes tree protection measures. However, since the TVF&R standards for turnarounds has not been met, changes to the proposed turnaround to meet those standards may adversely impact the number of trees that can be retained. The applicant shall submit a revised Tree Removal plan demonstrating that the trees will be preserved to the greatest extent possible. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject site is surrounded by single-family residential uses. Therefore, the proposed single-family use on the subject site does not require any buffering pursuant to this standard. 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. Adjacent uses to the subject site include single-family detached dwelling units to the north and south, which do not require buffering or screening. The property to the west is zoned R-4.5 and is vacant and currently in forest deferral, therefore, not requiring any buffer. Property to the east, across Greenfield Drive, is developed in attached single-family town homes. Pursuant to TDC 18.745.050.A.2 and Table 18.745. 2 a 10-foot buffer is not required for uses separated by a street. 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. There are no specific service areas, storage areas, parking lots or mechanical devices proposed with this development. Therefore, this standard does not apply. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore, this standard does not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private street, Maple Leaf Court is 28 feet wide with a 5 foot wide walkway, consistent with the City Engineer's standards for private streets serving more than six units. Therefore, this standard is met. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 15 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • All circulation patterns within a development must be designed to accommodate emergency vehicles; and In an email dated July 29, 2005, Tualatin Valley Fire and Rescue stated that the radii shown on the proposed circular turnaround (inside=25 feet, outside=39 feet) do not meet the turning radius standard (inside=28 feet, outside=48 feet). Therefore, this standard is not met. The applicant is conditioned later in this report to revise the preliminary plat to meet the TVF&R turning radius standard. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan does not show any bike or pedestrian ways over the subject site. Therefore, this standard does not apply. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; According to the applicant's narrative, the proposed development will preserve 15.8% of the total site as shared open space in proposed Tract A. In addition, each lot will be required to maintain a minimum of 10% of the lot in landscaping. The applicant's proposal accounts for 22% of the total site area to be landscaped or in shared open space, consistent with this standard. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area This site does not abut a public transit route. However, the Transportation System Plan provides for a potential future transit service line on SW Gaarde Street, which comes within 500 feet of the subject site. The proposed development includes a sidewalk along Maple Crest Court which connects to the public sidewalk on Greenfield Drive which in turn connectes to Gaarde, consistent with this standard. Signs: No specific signage is proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore, standards for signs do not apply. 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. According to the applicant's narrative, parking will be in individual driveways in front of garages. Parking will be allowed on the northerly side ofthe private street. Each home will provide a 2 or 3-car attached garage. Parking is provided for in the CC&R's for the Planned Development, consistent with this standard. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 16 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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 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 fora greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 345-feet and 418-feet elevation. The nearest floodplain is at the 170-foot elevation approximately 4,540 feet northeast in the Summer Creek tributary to Fanno Creek. Therefore, the subject site is not within nor adjacent to the 100-year floodplain. 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 identified an open space tract, Tract A, on the preliminary plat, and has stated that is will be conveyed to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in the proposed CC&R's. The applicant shall revise the CC&R's to specifically address the common tract(s) consistent with this standard. FINDING: Pursuant to Chapter 18.730, the proposal does not meet standards for setbacks for flag lots on the perimeter of the subdivision. Pursuant to Chapter 18.705, the proposal does not meet TVF&R standards for turnaround radii. In addition, changes to the turnaround to meet those standards may adversely impact the number of trees that can be retained. Finally, the use and maintenance of the proposed open space areas is generally addressed in the proposed CC&R's, but will need to be revised for the proposed subdivision. CONDITIONS: • A revised Tree Removal plan will be required to demonstrate that the trees will be preserved to the greatest extent possible. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 17 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • • Prior to Final Plat approval, the applicant shall revise the CC&R's to specifically address the common tracts) consistent with the shared open space standards for use, maintenance, and insurance. 18.370 — (VARIANCES AND ADJUSTMENTS): Adjustments to Street and Utility Improvement requirements (Chapter 18.810)). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. Section 18.810.110.C.3, Bikeways and Pedestrian Pathways, requires five feet minimum width for pedestrian only off-street paths. The applicant has proposed a 3-foot soft surface path approximately 200 feet in length connecting SW Rockingham with the proposed Maple Crest Court. The connection is required when full street connection is precluded by natural features. A stream crossing the subject site precludes a street connection. CWS has conditioned the path to be 3 feet in width with a bark chip surface to minimize impact to the sensitive area. Therefore, the Director finds that strict application of the standard 5-foot minimum path dimension would unacceptably adversely impact the drainage way natural feature and approves the requested adjustment. 18.380— (ZONE CHANGES): —Standardss for Quasi-Judicial Decisions: 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 in this report, all applicable standards in the code are met or can be conditioned to be met. 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. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay, as set forth in this staff report. A zone change application is necessary to place the PD overlay designation on the property. This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. 18.430 — (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 18 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has provided documentation of a plat name reservation with Washington County. Therefore, this standard is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed private street is a new street, not an extension of existing streets. The applicant's street design for Maple Crest Court is responsive to the topographical and sensitive natural area constraints of the site, which preclude connection with SW Rockingham Drive. As the applicant's Shadow Plan and Profile (Sheet 9 of 11) shows, the extension of SW Rockingham Drive in a loop with SW Broadmoor Place is continued west of the stream to avoid a stream crossing. The potential adverse impacts shown in the applicant's Exhibit for Wetland Impacts (Sheet 1 of 1) demonstrates that it is in the public interest to modify the street pattern as proposed. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. Therefore, this standard has been met. FINDING: The proposal satisfies the criteria for subdivisions. 18.510— (RESIDENTIAL ZONING DISTRICTS) R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5, Low-Density Residential. (SEE TABLE ON THE FOLLOWING PAGE) MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 19 OF 38 PLANNING COMMISSION HEARING 8/15/2005 TABLE 18310.2 . DEVIOPMENT STANDARDS IN RESIDIOTAL ZONES STANDARD R-I IL-2 R-3.5 I!t-.1.5 11-7 Mivamtktrirt Lt,1 Sa:. =Iemdtcd until 30.LIIIO stl.ft_ 2.0.01X sq.ft_ 10,0t ttD 4611. 1,St3It mill. 500 sq. f11. =Duplexes 94)00 stl.ft 1O.4Y0l sgl_I'_ ▪Attached unit 1911 sof)sq.fit. AveiNzje•Mimi mom l...dt k1Fual ▪Dowelled unit Ools ItiD ft_ I00 ft. r5 ti... 50 ft. 30 fit. Duplex Cats 90 ft. 10 ft. SCI fit. Attacked mitt kits 40 it. Ma-Nntlitnt Lat LoveraPC • dt4 '•'o 1211 .firtirtitili r Sk."1b+:tks Vroal}'arit 3(.1,ft. ID ft_ 20 it 20 11. 15 ft. Side racing sired on earri>Lx it Iltraiug9t liuls • 21'6 A. 20 fl_ 243 IL 15 ft. 10 ft. =Side..yard 5 ff. 5 fit. 3 it 5 It S ft. •Rear yard S It 2:3 li_ IS 11. 15 fa. 15 fit. Sido air r nr yard alamdlittg mtrttre R3tricaire 2Diti u di:Ariel 30 ft. •Distance between property Iiiso wart irifltt of irsiet i:o ifi,It 20 11_ _D IL 20 I1. 2U it M datum Eloth.glrl 3/i,fl_ :Xli it 30 IL 30 ft. 35 ft. 1Drtim turf Larkli ape Retlttirertuitt _ . . _ ., _ 2w.I. 19l Siti C-f trail,'itihuc ret9 rtisikcritti I hits p mitt .1 al nito itt,v tIir ,per tat Milt)ras rraxn.drat five at.1011 rtl ditita ad OW VrtrrrpatV_ Q2I Lo etrerarge ineldio z it tittildirt s atscl arsrprreimis Kurfaee.s. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. The roposal generally maintains the front and back yard setbacks of the underlying standards except in lots 5, 6 12, and 13. Most of the internal side and setbacks are reduced as well as the side yard facing a street on corner for lots 1, 10, and 13. The Commission will need to determine whether the reduced yard setbacks should be approved given other factors in the applicant's design. 18.705— (ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030(C)Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title No joint access is proposed. Individual access from private streets will be utilized. This criterion is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots within the development have direct access to a private street which then accesses a public street. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments each residential dwellin shall be connected by walkway to the vehicular parking area and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 20 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches bicycle racks and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced pubiic use pathways may be provided only if such pathways are provided in addition to required pathways. The proposal includes a sidewalk along the fronting public street and along the interior private street. However, the proposal is for single-family detached units. Therefore, this standard does not apply. Inadequate or hazardous access. Applications for building permits shall be referred to the C mmission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. In an email dated July 29, 2005, Tualatin Valley Fire and Rescue stated that the radii shown on the proposed circular turnaround (inside=25 feet, outside=39 feet) do not meet the turning radius standard (inside=28 feet, outside=48 feet). Therefore, this standard is not met. The applicant shall be conditioned to revise the preliminary plat to meet the TVF&R turning radius standard. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed Maple Leaf Court, a private street, or from Greenfield Drive for the existing dwelling on proposed lot 12. Neither of these streets are an arterial or collector. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. CTS Engineers has provided an access report with regards to the sight distance for i{�iis project. Their analysis indicates that the osed speed for Greenfield Drive is 25 mph, while the 85 percentile is 38 mph. The available sight distance is approximately 260 feet, while the required sight distance is 380 feet due to the travel speed. The analysis includes 3 options for traffic calming in order to provide safe access: 1) move the access street, 2) reconstruct the roadway, and 3) slow down vehicles on Greenfield Drive. The project frontage along Greenfield Drive is limited and any access location along this frontage will not significantly improve sight distance. Further, the access is aligned with the existing Cambria Lane on the east side, which helps reduce conflicting turning movements from the two access points. The reconstruction of the street would require lowering the road approximately 6.25 feet. This would be a major undertaking that would impact existing access points along this portion of Greenfield Drive. In order to slow down vehicles along Greenfield, the applicant's engineer has proposed installing speed humps, or as preferred by the applicant, construct raised median in the center of Greenfield drive. The engineer has proposed the construction of a series of three raised medians and two left turn lanes. The left turn lanes would serve the Maplecrest subdivision and the Cambria Lane access. The road section will be 38 feet from curb to curb, which is wide enough to provide two 12-foot travel lanes and a 14-foot center raised curb median/left turn lane. This section is 2 feet wider than a Neighborhood Route with bike lanes. This portion of Greenfield Drive is not designated a bicycle facility, therefore the street section can accommodate a center lane. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 21 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The engineer has provided data collected in Oregon and California that shows the speed reduction resulting from traffic calming measures. The engineer expects the proposed traffic calming measures to provide a 6-7 mph speed reduction. The engineer also expects that with the connection of Greenfield Drive to,the south the increased two-way traffic will result in an additional 2-3 mph speed reduction. The 85 h percentile speed would be reduced to 30-27 mph, which more closely meets the sight distance available. Staff agrees that the proposed center median and left turn lanes proposed best meet the safety concerns of available sight distance. The applicant's PFI plan submittal shall include the proposed layout of these improvements. The applicant's engineer shall provide a final sight distance certification upon completion of these improvements. 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. Greenfield Drive is classified 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. Greenfield Drive is classified as a Neighborhood Route, which is a local street. The proposed private street, Maple Leaf Court, has been aligned with Cambria Lane. These streets are both located more than 125 feet from the next street, thereby meeting this criterion. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided-in Table 18.705.1 and Table 18.705.2; The proposed private street, Maple Leaf Court is 28 feet wide with a 5 foot wide walkway, consistent with the City Engineer's standards for private streets serving more than six units. Therefore, this standard is met. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue District has not et provided comments for this proposal and the Uniform Fire Code has been recently amended. Final review of the proposed access will need to obtain TVFR approval. This criterion may not be satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The proposed access drive is over 500 feet in length. The turnaround geometry can be accommodated within the private street as shown on the applicant's plans, subject to review by Tualatin Valley Fire and Rescue. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 22 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • Vehicle turnouts, (providing,a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. Maple Leaf Court is in excess of 200 feet in length. The private street is 28 feet wide, which will accommodate vehicle passing without hindrance. Therefore, the proposed street configuration meets this standard. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. With one access provided by the private street, and only one available street for the site to take access from, the proposed access location of Maple Leaf Court opposite Cambria Court is in the appropriate location. FINDING: The radii shown on the proposed circular turnaround do not meet the TVF&R turning radius standard. As this standard is within a guideline chapter for planned development, the Commission must consider whether the proposed turnaround is adequate or the TVF&R standard should be met as conditioned in this report. CONDITION: Prior to site development, the applicant shall revise the preliminary plat to meet the TVF&R turning radius standard. 18.715 (DENSITY COMPUTATIONS): Density—Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 23 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 7,500 square feet is used to calculate density: GROSS LOT AREA 158,123 square feet (3.63 acres) Public Street dedication 3,120 square feet Private Street dedication 16,433square feet Slopes exceeding 25% 38,775 square feet Wetlands 3,650 square feet NET DEVELOPABLE AREA: 96,144 square feet (2.20 acres) NUMBER OF LOTS: 96,144 sf/ 7,500 sf/lot = 12.81 lots Density Transfer Area 42,425 x .25 = 10,606 sf/ 7,500 sf/lot = 1.41. lots Maximum density 14 lots Minimum density (.80) 11 lots FINDING: In the R-4.5 zone, as shown above, utilizing the density bonus for sensitive lands, the maximum number of residential lots is 14. The minimum, at 80%, is 11 lots. The applicant has proposed a 13-lot subdivision, consistent with this standard. 18.725— (ENVIRONMENTAL PERFORMANCE STANDARDS) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 FifiWTigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a 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 a detached single-family project, which is permitted within planned developments in the R-4.5 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: The Environmental Performance standards are met. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 24 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 18.730 — (EXCEPTIONS TO DEVELOPMENT STANDARDS): *PD Guideline Chapter Section 18.730.020.0 states the limitations—for building heights and flag Tots.Limitations on the placement of residential structures on flag lots apply when any of the following exist: • A flag lot was created prior to April 15, 1985; • A flag lot is created after April 15, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The applicant's proposed lot 8 is a flag lot, located behind lot 7 at the periphery of the subdivision. Therefore, the following limitations on the placement of dwellings apply. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: • The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; • A 10-foot side yard will be preserved; • A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and • Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. No dwelling is proposed in this subdivision application. However, on the preliminary site plan the applicant has shown with the proposed building envelope that a dwelling on Lot 8 may not comply with the 10-foot side yard set back for flag lots. The proposed side yard setback for Lot 8 is five feet. Existing dwellings are located on adjacent upland parcels approximately 60 and 80 feet from the subject proposed lot 8. The adjacent dwellings are two stories. Therefore, since this Chapter is a guideline chapter pursuant to the standards of the Planned Development Chapter, the Commission must consider whether a maximum height of 1-1/2 stories or 25 feet, whichever is less, should be required or to allow the 35-foot height requested by the applicant. 18.745— (LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district has no minimum requirement of the site to be landscaped. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a street tree plan for the development to include the planting of 32 street trees on the private street and 6 trees on Greenfield Drive. The City Forester commented that street trees proposed for the development shall come from the City of Tigard's street tree list, not the City of Portland's as referenced in the narrative. Buffering and Screening -Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). Adjacent uses to the subject site include single-family detached dwelling units to the north and south, which do not require buffering or screening. The property to the west is zoned R-4.5 and is vacant and currently in forest deferral, therefore, not requiring any buffer. Property to the west, across Greenfield Drive, is developed in attached single-family town homes. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 a 10-foot buffer is not required because of the intervening road. Therefore, this standard is met. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 25 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 18.765— (OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 13 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal anticipates development of upscale housing, which would include garages and garage aprons within the 20-foot setback for off- street parking, consistent with this standard. 18.775— (SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources), and protect public health, safety, and welfare. Sensitive lands are lands potentially unsuitable for development because of their location Within the 100-year floodplain or 1996 flood inundation line, whichever is greater; natural drainageways; wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain and does not include any,wetlands identified on the City of Tigard's Wetland and Stream Corridors Map (however, an .11-acre jurisdictional wetland is present on Tax Lot 5000). Krueger Creek crosses through the northwest corner of the site for a length of approximately 120 lineal feet. This natural drainage way is subject to the provision of this chapter. In addition, approximately 43,066 square feet of steep slopes greater than 25% are present on the subject site. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. A jurisdictional wetland is located on Tax Lot 5000. The wetland is not identified on the City of Tigard's "Wetland and Stream Corridors Map". The applicant has submitted a CORPS/DSL permit to the relevant state and federal agencies. The Oregon State Division of State Lands Wetlands Program issued a notice that the applicant's wetland delineation notice (WD05-0285) has been received and will be reviewed. Therefore, this standard has been met. Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070 when the proposal involves ground disturbance(s) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 26 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • With Steep Slopes The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; According to the applicant's Slope Analysis (Sheet 1 of 1), approximately 27.7% (43,066 square feet) of steep slopes greater than 25% are present on the subject site; 8.4% (13,121 square feet) is between 25% and 30%; 15.7% (24,395 square feet) is between subject and 50%; and 3.6%5,549 is greater than 50%. Approximately 4,291 squared feet of the proposed right-of-way for Maple Leaf Court is located within the slopes greater than 25%. Except for proposed tots 5, 6, and 10, there are steep slopes located on each of the other lots. The grading on these lots is not shown in the applicant's plans as the proposed subdivision does not include plans for individual dwellings. The land form alterations involving removal and fill for the proposed Maple Leaf Court, a 28-foot paved private street, are a consequence of the alignment created by the topography of the site and the need to line up with SW Cambria Court, consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; According to the Geo-Tech report submitted by the applicant, the subject site is suitable for residential development. The applicant has been conditioned later in this report to provide construction drawings ensuring compliance with CWS standards for erosion control, consistent with this standard. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth- to-bedrock; and Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant has not provided findings for this standard or an erosion control plan or erosion control notes or details detailing methods for re-vegetation of disturbed areas. However, the applicant is required to provide this information as a condition of approval later in this report. As conditioned therefore, this standard has been met. Within Drainageways The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; Utility easements for sanitary sewer and storm sewer cross the Krueger Creek drainage way and its buffer as shown as "Tact A" on the applicant's Preliminary Plat (Sheet 6 of 11). The utility easements are temporary encroachments of approximately 5,500 square feet. The utility construction is required to adequately accommodate the project's stormwater, as well as provide mitigation for the flow and function of the existing storm facility as detailed in the applicant's Storm Water Report. Additionally, Approximately 527 square feet of Tract A will be permanently impacted from fill required for Maple Leaf Court. The proposed alterations have been approved in a CWS Provider Letter (File Number 05- 001437), consistent with this standard. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 27 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed alterations have been approved with conditions in CWS Provider Letter (File Number 05- 001437) addressing any adverse on-site and off-site effects is consistent with this standard. 3. The water flow capacity of the drainageway is not decreased; With the provision of the applicant's stormwater detention pipe, the water flow capacity of the drainageway will not be affected by the proposed development as detailed in the applicant s Storm Water Report, consistent with this standard. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; The applicant has not provided findings for this standard or an erosion control plan or erosion control notes or details detailing methods for re-vegetation of disturbed areas. However, the applicant is required to provide this information as a condition of approval later in this report. As conditioned therefore, this standard has been met. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; The drainageway will not be replaced by a public facility. Therefore, this standard does not apply. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; These approvals have been applied for in a CORPS/DSL permit signed on April, 29, 2005, consistent with this standard. 7. Where land form alterations and/or development are allowed within and adjacent to the 100- year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The proposed development is not located within or adjacent to the 100-year floodplain, therefore, this standard does not apply. FINDING: The standards for steep slopes and within drainageways have been met. 18.780 — (SIGNS): *PD Guideline Chapter 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 expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION:Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 28 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 18.790— (TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shill 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 dfining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a Tree Plan for Maplecrest Development prepared by Terrence Flanagan, a certified arborist. The City Forester has reviewed the applicant's tree plan and finds that the plan contains all four of the required information, and, is therefore, acceptable. The report includes an inventory and identification of all trees on site over 6" in diameter. The proposal is to remove 51 of 124 trees 12 inches in diameter, retaining 73 or 59%. The arborist report notes that the total amount of mitigation required is 469 inches. The report also includes tree protection measures that, together with the City Foresters comments, will be included in the conditions of approval to ensure protection of trees to be retained. In addition, the applicant shall submit a revised mitigation plan detailing any on-site planting and submit a cash assurance for the value of any required mitigation. The City Foresters Comments include the following: TREE PROTECTION PLAN REQUIREMENTS The full text of these following requirements shall be placed on the tree protection plan: 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, 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 ofany 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 conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 29 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 % 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. The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, 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 and long- term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City will 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 o the Tree Protection Plan has been violated. If a violation has occurred, one or more of the following penalties will be pursued through the infraction process. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy.any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 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. 18.795—(VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial-streets the visual clearance shall not be less than 35 feet on each side of the intersection. The applicant's lans show the visual clearance only at the intersection of the proposed private street and SW Greenfield Drive (Sheet 10 of 11). Intersections of driveways and Maple Leaf Court within the development are not show because the driveways have not been proposed for this subdivision. The proposed visual clearance for SW Greenfield Drive and Maple Leaf Drive is consistent with this standard. Visual clearance for driveways intersecting Maple Leaf Drive shall be shown on construction drawings for approval during building permitting. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 30 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Improvements Standards(Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-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 Greenfield Drive, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate the additional 10 feet of ROW to rovide 30 feet from centerline. The applicant has also indicated they have agreement from the adjacent property owner at 13275 SW Greenfield Drive to dedicate 7 feet of ROW. SW Greenfield Drive is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, including the median and left-turn lanes. The applicant's construction plans shall provide for the ultimate section of 38 feet from curb to curb the entire length of the proposed center median and turn-lane improvements, with the appropriate transitions and tapers to the existing paved section. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Local Street to have a 54 right-of-way width and 32-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 Rockingham Drive, which is classified as a Local Street on the City of Tigard Transportation Plan Map. At present, there is approximately 44 feet of ROW, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate the additional ROW at their northwest property corner to provide for the future extension of Rockingham Drive. SW Rockingham Drive is currently improved north of this property. In order to mitigate the impact from this development, the applicant should construct half-street improvements or pay a fee-in-lieu of construction. The City Engineer has agreed that a fee-in-lieu of constructing half-street improvements is acceptable for this development. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan that shows how Rockingham Drive can be extended and connected to Broadmoor Place. A profile of this extension has been provided. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 31 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • The applicant has also proposed that their private street, Maple Leaf Court, be extended to the property to the west in the future. The applicant's plans show the improvements stopping approximately 37 feet short of the west property line. The private street tract will be extended to the property line and the plans revised to show improvements will be constructed to the property line. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant has provided a future streets lan that connects Rockingham Drive and Broadmoor Place. This future streets plan is acceptable based on topography and environmental concerns of the drainage way. 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 existing and proposed grades do not exceed 12% along Greenfield Drive and Maple Leaf Court. This criterion is met. 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 to provide a private street, Maple Leaf Court, to serve this development and the parcel to the west. The applicant's plans shall be revised to show the construction of Maple Leaf Court extended to the west property line. A profile extending beyond the property to the west shall be provided to ensure the street extension can be built on the adjacent parcel. 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 rivate street(s). 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 lor 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: MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 32 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • • 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 proposed Maple Leaf Court is precluded from continuing through to SW Rockingham Street because of topographical constraints associated with Krueger Creek, which crosses the subject property's northwest corner and, therefore, is exempt from this standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed a pedestrian path through Tract A to connect SW Rockingham Street with the proposed Maple Leaf Court, consistent with this standard. 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. Lots depths are less than 2.5 times the average lot widths for all 13 proposed lots, consistent with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All proposed lots, except Lot 8 have at least 25 feet of frontage on the propose Maple Leaf Court. Lot 8 is provided a 15-foot access and utility easement from Maple Leaf Court. Tnerefore, this standard is not met. The applicant will be conditioned to revise their preliminary plat to show that all proposed lots have at least 25 feet of frontage on Maple Leaf Court. 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 the construction of sidewalk along Greenfield Drive. The applicant has requested they be allowed to construct the sidewalk curb tight. The applicant has also negotiated with the adjacent property owner at 13275 SW Greenfield Drive to construct a 5 foot, curb-tight sidewalk along his frontage. The curb tight location is in keeping with the existing sidewalks along Greenfield Drive. The curb tight location of the sidewalk is acceptable. The applicant's plans also indicate they will construct sidewalk along one side of the private street, Maple Leaf Court, thereby meeting 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 33 OF 38 PLANNING COMMISSION HEARING 8/15/2005 III • The applicant's plans show the extension of the public sewer line located at the north property line. The sewer will be extended in public easements to serve this development and adjacent, unserved parcels. If the applicant is proposing to access the existing sanitary and storm sewer manholes on the adjacent property, they will have to maintain or improve the paved access drive. 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). A significant drainage way, Krueger Creek, is located in the northwest corner of the subject site. The proposed development's lots are located outside of the creek and an associated 50-foot buffer (Tract A) pursuant to Clean Water Services's standards. The proposal provides for storm water runoff to be collected and discharged to a public storm sewer pipe located on the adjacent Tax Lot 4000 just north of the subject site's northern property line. The proposed stormwater detention facility is located at the north end of the site and will mitigate for peak flows of on-site stormwater and storm flows of Krueger Creek as well (see Applicant's Narrative pages 8/9). The city's engineering department is currently undertaking the Rockingham Storm Drainage Capital Improvement project. This project includes removal of an existing undersized inlet and construction of a cast-in-place inlet that has a larger ca acity on the adjacent tax lot 4000 located north of the subject site and east of SW Rockingham Drive. The scope of work includes construction of concrete wingwalls and apron to allow for settlement of silt and easy maintenance. The new inlet will be installed at a new location where storm drain runoff can be collected by the system efficiently. As of the date of this report, the project is being advertised for bids. The bid opening will be conducted on August 16, 2005. Council is scheduled to approve the contract award on Sept 13, 2005. Construction is anticipated to begin by late September. 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 alinew 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 stormwater report indicate they will be constructing an underground detention system. 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. Greenfield Drive is not designated as a bicycle facility. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 34 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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 in-lieu a fee n-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 no existing overhead utility lines along the frontage of SW Greenfield Drive. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard Water Department provides service in this area. The applicant's plans indicate they will provide domestic service to this site via a master water meter located at the Greenfield Drive ROW line. A private fire line will serve the development. The appropriate property line protection must be approved by the Water 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 ercent 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. 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 35 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS besign 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. 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 provide the completed application package to the City for review and attachment of the LUCS Statement. The applicant has submitted a Geotechnical report prepared by Redmond & Associates, dated April 8, 2005. 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 JNAD 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 fine 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. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 36 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • 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). 18.390—(DECISION MAKING PROCEDURES/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 rivate property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIE) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1. 2005, the TIF for a detached, single-family dwelling is $2,851. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $34,212 ($2,851 x 12 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on ma or street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $106, 912 ($34,212 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. The internal street, Maple Leaf Court, within the subdivision is needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off site mitigation measures, the applicant is proposing to dedicate 10 feet of right-of- way along 250 feet of Greenfield Drive (2,500 s.f.) The dedicated right-of-way at $3.00/s.f. is valued at $7,500.; the 1/2 street improvement of $200.00/I.f. x 250 I.f. is approximately $50,000.00. Fee-in- lieu for the dedication and 1/2 street improvement of SW Rockingham Drive is also required at an approximate value of $19,045 (1,015 s.f. r-o-w x $3.00/s.f. = $3,045.00 + 80 I.f. r-o-w x $200.00/I.f. = $16,000.00). Full Impact $34,212 - 0.32) $106,912 Less TIF Assessment (12 lots x $2,851) -$34,212 Less mitigated values for ROW Dedications and Improvements -$76,545 Estimate of Unmitigated Impacts -$3,845 FINDING: The applicant's proposed off-site right of way dedications and street improvements are required to address the standards of Chapter 18.810 and to allow the subdivision to function properly. The dedication of real property interests exterior to the subdivision is mitigation for the resulting transportation impacts. The value of these dedications and improvements is slightly more than the value of the full impact, thus roughly proportionate and justified. MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 37 OF 38 PLANNING COMMISSION HEARING 8/15/2005 • • SECTION VII. OTHER STAFF COMMENTS The Tigard Public Works Department has. reviewed this proposal and recommends that water service for the subject development come from the 16-inch water main in Greenfield drive. In addition, the proposed water detention facility located in an easement presents access issues for maintenance (however, the facility will be private and will be maintained by the homeowners association). The City Forester also commented that street trees proposed for the development shall come from the City of Tigard's street tree list, not the City of Portland's as referenced in the narrative. The City Forester's recommendations can be found in the Tree Removal section of this report (comments in their entirety are located in the land use file). The Tigard Police Department reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Oregon Department of State Lands submitted a wetland notification form on July 18, 2005 stating that a wetland delineation (WD05-0285) has been submitted and will be reviewed. PG August 3, 2005 PREPARED BY: Gal), Pagenstecher DATE Associate Planner • • i August 3, 2005 APPROVED BY: Richard H. Bewersb rff DATE Planning Manager MAPLECREST SUBDIVISION STAFF REPORT(SUB2005-00001) PAGE 38 OF 38 PLANNING COMMISSION HEARING 8/15/2005 --i CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM •Y1CINITY MAP 4111P tor Z D � = SUB2005-0000 1 . PDR2005-00001 ■ = 02005-00001 U_ I O • - •• ` w- El SLR2005 00001 4 O ♦ = SLR2005-00015 I . VAR2005-00001 1III! AM: ft:Nt LIR I/�tkeNs<� MAPLECREST It �� ft ..2, _ s .2 • SUBDIVISION IN t um 4 III IIII ...------ a liget '-.w' III � -Amor - * : " i.,,,,' _ ., ■,., 471 t *,WM ! i.-:::L!IPAillh.D slaw OE�F SEND 0.0 li n.,. . , r^ �1 TIgoN Aroa Map . . _rev lip N,.. ;0,110m- up..- —... r L 4ii‘‘r BENC 0 190 200 300 400 Feat � lig_c' S W HVIEW �\ 4t4 1'.311 teat oco ... * 10 d Oita *M,41 0 OW 1�. City of Tigard • .• Information on thIn map Is for general location only and ,C1 . ' should De vodfod with the Development Services Division. -f v 13125 SW Hall Blvd i.v ./ Tigard.OR 97223 1 G et.• -' ir60�� (593)939.4171�� .� • -_,_ ., http:/AN4w.cl.ligard.or.us Community Development Plot date:Jun 30,2005;C:\magic ,,GIC03.APR I Q I 4700 I %/ ,`\� 15.001NDE 5114 EASEMENT, 4000 3900 3800 / `, 3700 ' I p0 08.561 X70.01' iI N 8991'2Y E ( \ ———Hid. • Ir i Flo j► 1 1 I / I I r fi NI j 3 ea' / J I 15 siM /I/ 4 B I 1,I 2 I 1 _i__40__ ' Z // I I , g j j I 10'ROW DEDIGiIOry- � is i'' �, _' I Imo✓/�'�� �I`ryj Illlll —I . !L / / , -" j 10 s/w EASEMENT j t "°T TRACT A ` ` —D➢.�-_ _..88. — ROW OEITIG110N �'<-=�••'_�1.k • �/' ` -- —--- - ,— --.I CT. MAPLE LEAP CCUA7 H J0__ I %/ b 5 �/1 / • T`�--787s'�` aim' PROPOSED RAY • I 11 / /�' , / /v I \,........,,,.......,..%. ! I r / g PROPOSED R/W LINE 4 D. i /-` / I I ! 13 E10ST.Row t•a �' 8a*rte ..`./I 10 11 I • 12 lI __ .?� Ina IA T..L. #5000 / g '\ I I ^j i L /,<.., / o . I I I I T. L. #5100 'I 11 Itp°3 90' I 7&00 1 184.99' ' 4900 —_— --_=_-_,-// - r•fweu9 a I I / I 37.00' I PRIVATE UZ 80.89' r EA9MDiT i N 8979"OB'W ``_�'// I I I $ j T.L. #5200 j I 4 ' ). P I I ,SCEASEM ACCESS O UT81Tr EASEMENT FOR LOT 7 - / I AND LOT 8 ---f— I j - . _ _n.w• - - - - -1 � ! I j I I nevem . . I • 8 h! i n1 ; I II I __ OD' 287.59_ — fI •M� I S BHMS W 2W.W `�— —T—-N 8934'34'E /� 2800 : 2900 . 3000 \ , 3100 , 3200 % 3300 40 CITY OF TIGARD . SUB2005-00001/PDR2005-00001/ZON2005-00001/ cm or HOARD SITE PLAN N SLR2005-0000 I/SLR2005-000 15/VAR2005-0000 I (Map is not to scale) • MAPLEC REST SUBDIVISION • ' • • 1 119111191 KURAHASHI &ASSOCIATES, INC. Civil Engineering Water Resources Landscape Architecture Planning ' Surveying 15580 SW Jay, Suite 200 Beaverton, Oregon 97006 1 503.644.6842 office 503.644.9731 fax APPLICATION FOR Planned Development Review: Maplecrest I A Thirteen Lot Planned Development Community Location: 13255 SW Greenfield Drive Tigard, Oregon 97224 Project#2375 Prepared by Kurahashi&Associates, Inc.for: Dale Richards Windwood Homes 12655 SW North Dakota Street Tigard, Oregon 97223 ' June 2005 R EC 'APO I • • TABLE OF CONTENTS II. General U II. Tigard Development Chapter 18 Compliance Pages A. 350 Planned Developments 5-15 B. 370 Variances and Adjustments 16-19 I C. 380 Zoning Map and Text Amendments 20 D. 390 Decision Making Procedures/Impact Study 21 E. 430 Subdivisions 22 IF. 510 Residential Zoning Districts 23-24 G. 705 Access/Egress/Circulation 25-26 H. 715 Density Computations 27-28 I. 725 Environmental Performance Standards 29 I J. 745 Landscaping and Screening 30-34 K. 755 Mixed Solid Waste/Recycling Storage 35 L. 765 Off-Street Parking/Loading Requirements 36 I M. 775 Sensitive Lands Review 37-40 N. 790 Tree Removal 41-43 O. 795 Visual Clearance Areas 44 IP. 810 Street and Utility Improvement Standards 45-65 III. Exhibits I 1. Neighborhood Meeting Letters, Minutes, Certification & Ownership 2. Pre-Application Conference Notes I 3: CWS Tier 2 Analysis and CWS Service Provider letter 4: Preliminary Storm Water Report 5: Proposed Covenants I 6: Geo-technical Investigation 7: Traffic Analysis 8: Impact Study I 9: Arborist Study 10: 404 permit I IV. Plans Sheet 2: Existing Conditions Sheet 3: Preliminary Site Plan I Sheet 4: Preliminary Grading Plan Sheet 5: Preliminary Utility and Tree Plan Sheet 6 Preliminary Plat I Sheet 7 Maple Leaf Court Profile Sheet 8 Turnaround Profile Sheet 9 Shadow Plan and Profile I Sheet 10 Greenfield Drive Plan and Profile Sheet 11 Tree Preservation Plan Sheet 1 of 1 Exhibit for Wetland Impact I Sheet 1 of 1 Slope Analysis Sheet 1 of 1 Future Street I I2 • • General Dale Richards, Windwood Homes President, is seeking approval of a thirteen lot ' Planned Development. The site is situated to the west off SW Greenfield Drive and is identified on the Washington County Assessor's Map 2S14DB as Tax Lot 5100 that comprises approximately 1.61 acres and Tax Lot 5000 comprised of 2.02 acres for a total land area of 3.63 acres. This application seeks a Development Review approval for a Planned Development Overlay with adjustments for Greenfield Street Standards. 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 the existing open space. A water quality facility to treat storm drainage, an underground pipe, and additional improvements to detain the storm-water and mitigate to some degree seasonal flooding, witnessed by neighbors, will be constructed.. ' The developer plans to build and market upscale, single-family homes. Each will be individually designed with three or more bedrooms and two or three car garages. ' The existing home on Lot 12 will remain. In addition to normal Greenfield improvements, channelization using islands to define turn areas and slow traffic is proposed to mitigate for an existing sight distance problem. Also a speed bump at the top of the hill is ' proposed if the proposed channelization is unable to solve the problem. This will also require the posting of no parking signs. A new driveway location is also proposed for the adjacent Tax Lot 5200. This allows sidewalks to be constructed in front of the tax lot. ' The new driveway is required to minimize grading impacts to existing large trees on the parcel. Coordination with the existing owner has been started and requires a final agreement for dedication of 27 feet of right-of-way from centerline as per the pre- application notes. The project proposes to create large lots that will be consistent with the neighboring lots as well as allowing room to save trees next to adjacent houses. The applicant proposes a 3-foot soft path trail that is allowed by Clean Water Services in good condition buffer areas. This is being proposed to enhance pedestrian connectivity in the neighborhood. The applicant does not propose to cross the Creek with a local street for environmental reasons. ' Permits: The applicant is applying for approvals of a PD under Section 18.350 for all 3 elements of the approvals as listed below: ' 1. The approval of the planned development overlay zone (section 18.370.030) 2. The approval of the planned development concept plan (section 18.350.090) ' 3. The approval of the detailed development plan (section 18.350.020 A, B, C; section 350.030 B) ' In order to accomplish the proposed plan the applicant also proposes to obtain approvals for a Sensitive Lands Review under Section 18.775. The proposed review for sensitive lands is required to because we are placing utilities, a ' trail drainage way, street grading, and houses in areas of 25% slopes. Improvements in the drainage way include: 1. Sanitary and storm drainage crossings (without changes in ground ' grade). 2. Construction of a privately maintained public access trail across the stream for connectivity of the neighborhood. ' 3 ' • • 3. Construction of a publicly maintained storm drainage structure within the ' sensitive area regulated by the Corps of Engineers. Improvements within the 25% slope areas include: ' 1. Roadways 2. Minor impacts of house pad construction 3. Utilities to extend services 4. Grading to create buildable sites The justifications for these adjustments are detailed in section 18.370.020. The ' justifications are restated in section 18.810.030 for clarity. The Developer is also requesting that the City Engineer accept an in-lieu of payment for the Construction of Rockingham Drive. This is being requested because the alignment ' may change. The proposed dedication allows for both an eyebrow design and a curve. This allows a potential for either alignment to be constructed in the future. Pre-application conference. A Pre-Application Meeting was held on June 22, 2004. A copy of the "Notes" is included with this application as Exhibit 2. Location: 13255 SW Greenfield Drive Zoning: R-4.5 Tax Map: 2S14DB Tax Lot: 5000 and5100 4 • • ' II. Tigard Development Chapter 18.350 Planned Developments The Applicant finds the following sections of the Development Code to be applicable to the proposed development. Chapter 18.350 ' PLANNED DEVELOPMENTS Sections: ' 18.350.020 The Process 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 18.350.100 Approval Criteria 18.350.110 Shared Open Space • 18.350.020 The Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. B. Elements of approval process. There are three elements to the planned development approval process, as follows: ' 1. The approval of the planned development overlay zone; 2. The approval of the planned development concept plan;and ' 3. The approval of the detailed development plan. Response: The applicant seeks approval of all three elements of Planned Development by this application. The application is for single-family lots that do not ' require submittal of building plans. ' 18.350.060 Allowed Uses A. In residential zones. In all residential zones, an applicant with a planned development t 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: t1. All uses allowed outright in the underlying zoning district; ' 2. Single-family detached and attached residential units; Response: The proposed development is for detached single-family residential units as permitted in the underlying R-4.5 Zone with modifications of density as permitted ' under this section and described in this application. The development contains areas of 25% slopes, wetlands, and drainage ways. There is no flood plain regulated by FEMA in this area therefore no flood plains are present on the site. These areas were used to ' calculate the effects of density transfer provisions in section 715 of chapter 18. ' 5 ' • • ' 18.350.070 Applicability of the Base Zone Development Standards A. Compliance to specific development standards. The provisions of the base zone are applicable as follows: ' 1. Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; Response: The minimum lot size specified in the R—4.5 Base Zone is 7,500 square feet. (Min Width: 50')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 saving of more trees through the use of smaller rights of way narrower streets in some areas than with public streets and the use ' of 3 foot minimum setbacks along property lines allowed under the building code. Also the use of 20-foot setbacks for garages from property lines or sidewalks as applicable and 20 foot for houses from property lines or sidewalks will be used. 3-foot back yard set ' backs from open spaces is proposed when open spaces are internal to the property. Along the property boundaries applicable setbacks as required by code are used and shown on the submittal drawings. These setbacks are 20 foot front yard, 5 foot side yard, 15-foot back yard, 15 foot on corner lots. The proposed lots still average larger ' than the base zone. The variations in lot sizes are proposed to save trees while maintaining buildable lots. And to allow the orientation of houses to best use the space available on site. Lots 5 and 6 near the exterior property lines have either side or back ' yard set backs based on the orientation of the future garage. The proposed development will have an average lot size of 8288.38 feet and have an average width of 81feet. The largest lot will be 16415 square feet; the smallest will be 5854 square feet. All lots exceed 50 feet in width. Lot 8 and possibly lot 7 will be served by an easement 15 feet wide and will access off a non-standard cul-de-sac with an island in the middle. The island was designed to save trees and to allow changes in elevation between one side of ' the island and the other. A wide street extension to the west allows access for the property to the north. This access will only be granted if the owner of the adjacent lot accepts terms and conditions of the future homeowners association and if access meets ' the cities future criteria for development of lots off the end of the road. It is not the only access for the property and therefore is not required to serve the property. 2. Site coverage: The site coverage provisions of the base zone shall apply; ' Response: There is no maximum lot coverage specified in the Development Standards as shown in Table 18.510.2 therefore there are no specific limit for lot ' coverage proposed in the subdivision. 3. Building height: The building height provisions shall not apply;and Response: The underlying zone has a height restriction of 30 foot maximum. The project proposes a height restriction of 35 feet to allow smaller foot prints where required ' to save trees and to allow less grading during house construction. This height will allow a unique character variation of the final house design and allow grading to not enter sensitive areas t4. Structure setback provisions: 6 ' • • ' a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; ' Response: The proposed development does not propose reduced front and rear yard setbacks on the perimeter lots. On site setbacks have been shown to maximize the flexibility of house placement 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 ' Response: The proposed development will employ reduced side yard setbacks when appropriate to 3 feet on internal side yard setbacks. This distance meets uniform building ' code requirements. 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 opens facing a street. ' Response: The proposed development will provide a minimum setback of 20 feet from the garages fronting on the private street in the development. This setback will be ' from the property line or the sidewalk which ever is closer to the Garage. The setbacks on the drawing show this relationship. Lot 12 will continue to access of Greenfield shall continue to have a minimum set back of garage of 20 feet and also a side yard setback ' of 5 feet on the south side of this lot to meet exterior side yard criteria from the underlying zone. ' (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 proposes to use the underlying zone criteria of 20 feet to the garage to the sidewalk or street tract whichever is more restrictive. This will keep the character of the subdivision consistent with the neighborhood and also ' preserving this requirement rather than exercising the front yard setback allowed by the PD process retains the quality of the streetscape on the interior lots fronting on the private street without impacting trees significantly. ' B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. Response: The proposed development complies with all other provisions of the base zone except as described above. ' C. 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: 18.745.040 requires street trees to be planted. The development proposes existing trees to be used as street trees. These trees are in some cases close 7 • • ' enough to the curb and sidewalks to require filling or cutting within the drip line of the tree. The arborist has addressed these in his report and we propose this to be approved by the director through a type 1 process concurrent with our PD review. Trees shown on the plans are medium and therefore will be spaced 30 feet apart on an average. Due to ' the uncertainties of the location of the driveways the development has shown the number of trees to be placed on each lot schematically. Each lot will be required to plant the number of trees fronting the lot. The spacing will be as shown on the drawings ' unless it conflicts with specific driveway locations. If they do the builder or owner shall be allowed to vary the location through a Type 1 procedure through the City. 18.350.090 Conceptual Development Plan Submission Requirements ' A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type IIIB procedure, as governed by Section 18.390.050. In addition, the applicant shall submit the following: ' 1. A statement ofplanning 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. Response: This parcel contains topographic features that require special attention. The Site Map clearly indicates that substantial development has taken place in the immediate area—the areas developed in the past as well as the need to save as many existing trees as possible has created a need to be creative with the design. This parcel ' needs to be developed in concert with drainage along its western boundary, restricted vehicular access, a wetland area, significant slopes and large trees. The planning objective is to use the developable land efficiently while creating a neighborhood of ' attractive single-family detached homes. To accomplish this the applicant has elected to limit the impact of the streets and to reduce setbacks internal to the Planned Development in a way that maximizes the saving of trees and minimizes the impact to ' the environment and still provides large footprints for houses which will be in harmony with the Neighborhood. The limitation of natural steep slopes to the east and creek and CWS Creek buffer to the northwest has limited the ability to reasonably and logically extend roads to adjacent lots. Attached is a plan (Sheet 1 of 1; Exhibit for Wetland ' Impact) that shows the impact of a standard subdivision layout on site features and trees. ' These unique design constraints have been addressed by providing large lots, and construction of a private access road that avoids the critical environmental areas, slopes and tree groves. The proposal does not propose to bisect the drainage corridor. This is a ' significant environmental concern of the developer, the neighborhood and the regulatory agencies. The proposed plan maintains access to the wetlands for birds and mammals. This allows the maintenance of functional values of the stream and stream corridor. ' Special attention has been given to maintain the remaining wetland area that has already been significantly impacted by previous development to the north. Attention has also been given to the installation of storm sewer improvements to reduce ' impacts of flooding and seepage of the homeowners to the North. The neighbors have identified a significant problem with both small storms flooding as well as seepage. In discussions with the Corps of engineers any attempt to create a larger storage area at the inlet structure would require expansion of the wetlands and further expansion of the 1 8 ' • • buffer. Although this may help reduce the impact of flooding it also can increase significantly the amount of seepage. The applicant on the advice of his engineer has looked at other options. As a result, the recommendation of utilizing the detention facility as a backwater storage facility is proposed. This will save the storage capacity of the ' facility until plugging has occurred on the main grate. The applicant has proposed to utilize the capacity of the detention for larger event storage to handle smaller storms that cause plugging of the existing facility. He is also proposing the entrance location of his ' storm drainage flows in a way as to not exacerbate the throttling occurring at the existing manhole. He also proposes to add a larger manhole at the location of the existing manhole and to train the flows. This will reduce the backwater caused by the 90-degree turn in the line. This will be accomplished by shaping the channel in a way to lessen the hydraulic gradient change at this location. Although he has provided mitigation and helped the situation, he cannot solve all the problems created by the design of ' downstream systems. He has included in his permit to the DSL and Corps of Engineers an additional triple grate inlet. The developer does propose and has shown a triple inlet grate to provide overflow and inlet plugging protection. The location of this grate was ' chosen to limit the ability of large debris from reaching it during major storms. Its location will help to provide high flow protection away from the main inlet structure. The orientation of the pipe that serves it will reduce the throttling action of the overflow that it may handle by splitting the flow entering the piping system. 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. Response: At this time construction is expected to commence in 2005 and be completed during the building season of 2006. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. Response: 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 from the Director. ' Response: The narrative statement for this development accompanies the application for development. It includes an impact statement, traffic study to address sight distance issues, sidewalk extension issues, widening of the street different that ' standard, special studies and details that are warranted by the concerns brought by neighbors and special requirements that are required by regulatory state and federal agencies. These are included in the Exhibits and in the Plans submitted. ' B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following ' information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; ' Response: The site is irregular in shape and includes 2 tax lots owned by the same person. The site is approximately 3.63 acres, with an existing home that will be retained as part of the development. The site includes wooded and meadow areas, wetlands, a ' drainage way, and a stub street (Rockingham Drive) requiring possible extension for 9 I • ' connectivity. The site also abuts sites with future development potential to the west and east of portions of the parcel. A portion of the parcel fronts on SW Greenfield Drive and has an private roadway access which aligns with the projects front entrance across the street. This access, SW Cambria Lane, serves 26 recently approved and constructed ' attached housing units. The site has slopes varying from 5 to 50 percent. The wooded areas are a mix of ' deciduous and coniferous trees with large and small trees interspersed. There is evidence of high flows that have crossed the property when the main channel was plugged with debris. Also, the neighbors downstream have experienced flooding near ' the existing ditch inlet at the north property line. During small storms the inlet has plugged sending water overland over an armored overflow bank in the private drive access just north and east of the ditch inlet. This storm water has then entered ' Wellington Place where it has been directed to catch basins within the curbed streets. Sheet 2 is a map detailing the existing conditions. ' 2. A site concept; Response: The applicant seeks to develop a community of(13) up-scale single- family detached homes along a quiet street a setting similar to those conditions enjoyed 1 by the surrounding neighborhoods. Portions of the natural area will be preserved and storm drainage will be improved. The character of the existing neighborhoods will be protected by saving trees and by not proposing a through street due to its environmental ' impact. The planned development allows for flexible right of ways. In this specific project this allows lots to work with the slope of the land, and allows positioning the road way in a location to match the natural change in slope of the ground and at the same time ' allowing the lots to not crowd the northern subdivision of single family homes. The variable lot size allows lots at the southern edge of the property where existing homes back up to trees to be large. This allowed the lots to be deep and to leave significant ' open space and trees untouched along the southern property line. The variable set backs also allows land along the creek and wetlands to have minimum set backs where large CWS buffers provide privacy and the need for setbacks is minimal. The lots can ' therefore be wide rather than deep in way that again utilizes the slopes of the land and tree locations wisely. A large center island cul-de-sac creates an open space in front of lots 6,7,9 and 10 that adds to the feeling of privacy and has allowed the saving of many trees. The Site Plan is attached as Sheet 3 ' 3. A grading concept; ' Response: The projects grading plan and design minimizes the impact on the trees that are on site while creating efficient access to building sites for homes. The proposed grading also provides for drainage corridors and historic movement of storm water when the banks of the existing channel have overflowed. The east-west portion of Maple Leaf Court tries to set the south right of way line near break in the contours in front of lot 11 and 12. This location minimizes downhill fill and .uphill cut by locating the road in an area where the least cross slope exists. This minimizes grading necessary to site the houses This also minimizes the impact that grading will have on trees close to the right of way. It should be noted that this location ' was also chosen to create less impact to trees. This location was also chosen to try to assure sure that depths of lots 1,2,3 and 4 would be deep enough for the planned development houses to not crowd the subdivision to the south_ Sheet 4 details the grading proposed. ' 10 • 4.A landscape concept; Response: The completed development will consist of detached residences that will be individually landscaped by their owners. No overall community landscaping is planned except for street trees and the native vegetation landscaping in the buffer provided for the creek and wetland. The trees to be planted are medium size and have been chosen to allow the maximum space between them. This will allow the placement of wide driveways that will be required to match the size of the houses to be constructed. These trees will also allow the lights and cable utilities and structures to be placed in a ' way to not interfere with driveways. The use of native vegetation in the CWS buffer areas is indicative of the need to ' preserve the natural area without invasive and non-native species being propagated. • Finally the Tree Canopy areas will essentially be left without landscaping by the ' development. Although it is anticipated that each house will augment the existing ground cover under the trees, the imposition of the developments decision about the types of plantings under the trees would not allow the character of each homes yard to be indicative of the owner's personal preference for landscaping. The use of the same street tree for Maple Leaf Court does tie the subdivision together and will allow the canopy to create a shape that blends with the adjacent trees in a very pleasing visual character. Finally medium trees were chosen with narrow streets to try to maximize the canopy over pavement. This lessens the runoff and pollution that storm runoff can create. 1 Street lighting will utilize Acorn fixtures at 13 to 16 foot mounting height to provide safe pedestrian access and to create a pedestrian scale lighting amenity to the planned ' development. The sidewalks will be limited to the north side of the street to allow steep grading on the ' south side to minimize the impact to trees near the south right of way and around the south side of the cul-de-sac. This will also allow trees to be planted along the southern right of way between driveways, close to the street, as mitigation trees. A Preliminary Utility and Tree Plan is attached as Sheet 5. Additional Plantings are required by Clean Water Services in any buffer areas that are not in good condition. 5. A sign concept; 1 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 the exhibits. This Covenant establishes such parameters as the minimum size of houses and garages as well as the storage of boats and trailers. Other restrictions are placed in the covenants to assure the quality of housing and the quality of the living environment for all residents. Maintenance of all 1 facilities is covered in the covenants to assure the quality of the infrastructure. ' 11 ' • • 18.350.100 Approval Criteria A. Relationship to site development review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed ' development plan review is intended to address the same type of issues as the Site Development Review. B. Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an ' application. 1. All the provisions of the land division provisions, Chapter 18.430,shall be met; Response: All of the provisions of Chapter 18.430 will be met by the development. ' 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 sunlwind ' 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. ' 12 1 • • i Response: The applicant is not seeking an increase in density under the above sections. The density conforms with the requirements of the underlying R-4.5 zone with density transfers allowed from the sensitive area to the remaining land. 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; iResponse: Streets and building areas have been located to preserve existing trees and to miss significant features to the greatest extent possible. The meandering of the ' road and developing a special design of the island in the cul-de-sac as well as careful profiling of the road alignment have accomplished this. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; Response: Ground slumping and sweeping trees indicative of surface sliding have not been identified on the site. The soils engineering report responds to the sliding potential of the slopes. ' (3) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; ' 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. (4) The structures shall be oriented with consideration for the sun and wind . directions, where possible;and Response: The orientation of pads for future structures were limited by the trees to be saved but the east west direction of the existing street separating most of the lots and the north south orientation of the cul-de-sac has provided solar access to most of the building sites on the lots. The saving of existing trees has limited the southern exposures of some lots. (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Response: The proposed development has used the Planned Development t process to save as many trees as possible. The arborist's report demonstrates the extent of trees to be saved as well as special individual tree saving measures that the project will be providing. b. Buffering, screening and compatibility between adjoining uses: ' 13 • • i (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; Response: The proposed development is surrounded by R-4.5 residential development land except on the east boundary where it is adjacent to Greenfield Drive. The project therefore does not require buffering. (3) On-site screening from view from adjoining properties of such activities as service areas, storage areas,parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i (a) What needs to be screened? (b) The direction from which it is needed;and ' (c) Whether the screening needs to be year-round () g Response: The proposed development will eventually be surrounded by other residential development so that there are no differing uses in this area and therefore no buffering is necessary. g. Landscaping and open space: ' (1)Residential Development:In addition to the requirements of subparagraphs (4)and(5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; Response: The proposed development will preserve 15.8% of the total site as shared open space. Each lot in addition will be required in the to have 10% of the lot in 1 landscaping. This will result in more than 22% of landscaped area. h. Public transit: (1) Provisions for public transit may be required where the site abuts a public transit route. ' Response: The subject site does not abut a public transit route. Signs: ' (1) In addition to the provisions of Chapter 18.780, Signs: ' (a) Location of all signs proposed for the development site;and (b) The signs shall not obscure vehicle driver's sight distance; ' Response: No signs are proposed. j. Parking: 14 ' • • ' (1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; Response: Parking will be in individual driveways in front of garages. Parking will be tallowed on the northerly side of the private street. Each home will provide a 2 car attached garage. This requirement is provided for in the CC and R's of the Planned ' Development k Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Response: The storm water system of the proposed development will be designed in ' accordance with the latest standards adopted by Clean Water Services. The design includes the use of the Detention facility as a backwater storage area if the drain inlet on the main creek should become clogged. 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. ' Response: This area does not include a regulated floodplain. The plan does not propose to fill within the 25-year flood plain and does not any modifications that would ' affect the 100-year flood capacity of the existing stream. ' 18.350.110 Shared Open Space A. Requirements for shared open space. Where the open space is designated on the plan as ' common open space the following applies: 1. The open space area shall be shown on the final plan and recorded with the Director; ' and 2. The open space shall be conveyed in accordance with one of the following methods: ' a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; Response: The applicant proposes to have the open space owned by the Homeowners association. The open space is listed as Tract A on the drawings. ' 15 • • ' Chapter 18.370 VARIANCES AND ADJUSTMENTS ' Sections: 18.370.010 Variances 18.370.020 Adjustments 18.370.010 Variances A. Purpose. The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the t provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted B.Applicability of provisions. 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 H procedure, as governed by Section ' 18.390.040, using standards of approval contained in Subsection 2 below. 2. The Director shall approve, approve with conditions, or deny an application for a ' variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same ' zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, ' topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; ' c. The use proposed 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; d Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely effected any more than would ' occur if the development were developed as specified in the title;and e. The hardship is not self-imposed and the variance requested is the minimum variance that would alleviate the hardship. ' 16 ' • • ' 3. The Director shall approve, approve with modifications, or deny an application for a subdivision variance subject to the criteria set forth in Section 18.370.010.C. 18.370.020 Adjustments A.Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments"which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using "clear and objective standards,"these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments"which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.C. 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 achieving the desired effect; 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 that achieves the desired effect. Response: No development adjustments are proposed for the development. ' C. Special adjustments. ' 17 ' • • ' 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: Adjustments to the development standards within Maplecrest are not proposed. ' 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 free 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 (2)It can be shown that the cut or fill will not damage the roots and will not cause 1 the tree to die. Response: No adjustments are necessary since this section is a guideline under the ' PD process. 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: ' (1) If the location of a proposed tree would cause potential problems with existing utility lines; ' (2) If the tree would cause visual clearance problems; or (3) If there is not adequate space in which to plant street frees. ' Response: No adjustments are necessary since this section is a guideline under the PD process. ' 18 ' • • ' 11. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on ' findings that the following criterion is satisfied:Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees.In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts ' exceed the public benefits of strict application of the standards. Response: No adjustments are necessary under the PD guidelines. 1 t 1 ' 19 ' • • Chapter 18.380 Zoning Map and Text Amendments 18.380.020 Legislative Amendments to this Title and Map ' A. Legislative amendments. Legislative zoning map and text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. ' Response: This section does not apply. 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map ' A. Quasi-judicial amendments. Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection D below. The approval authority shall be as follows: 1. The Commission shall decide zone change applications that do not involve comprehensive plan map amendments; ' 2. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment;and ' 3. The Commission shall make a recommendation to the Council on a zone change application that also involves a concurrent application for a comprehensive plan map amendment. The Council shall decide the applications on the record as provided by ' Section 18.390. Response: The planned development process includes modifying zoning maps to ' provide a PD overlay on City of Tigard zoning maps. This overlay does not require a comprehensive plan amendment. This application requests that a PD overlay be placed on the City of Tigard Zoning Maps. ' B. Standards for making quasi-judicial decisions.A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based ' on all of the following standards: 1 Demonstration of compliance with all applicable comprehensive plans policies and map designations; 2. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and ' 3. 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 that is the subject of ' the development application. C. Conditions of approval.A quasi-judicial decision may be for denial, approval, or approval ' with conditions as provided by Section 18.390.050.A legislative decision may be approved or denied 18.380.040 Record of Amendments A. Record of amendments. The Director shall maintain a record of amendments to the text and map of this title in a format convenient for the use of the public and in accordance with Chapter ' 18.220. 20 ' • • ' Chapter 18.390 Decision Making Procedure ' 18.390.050 Type HI Procedure 2. Content. Type III applications shall: ' e. Include an impact study. The impact study shall quantj 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 that 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. 1 (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.) 1 1 ' 21 • • ' 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 • ' 18.430.040 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 modify 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 Maple Crest Estates ' 18.430.050 Submission Requirements:Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of ' the general information required for a Type H procedure, as governed by Chapter 18.390. 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. ' Response: Applicant has submitted the necessary information required. 18.430.060 Adjustments Authorized 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. Response: No adjustments have been identified by the applicant. ' 22 I S • Chapter 18.510 RESIDENTIAL ZONING DISTRICTS I Sections: 18.510.020 List of Zoning Districts 18.510.030 Uses I 18.510.040 Minimum and Maximum Densities 18.510.050 Development Standards I18.510.020 List of Zoning Districts B. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to I accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. IResponse: The proposed development is situated in the R-4.5 zoning district. 18.510.030 Uses IC. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. ITABLE 18.510.1 USE TABLE I USE CATEGORY R-I R-2 R-3.5 R-4.5 R-7 R-12 R-25 R•40 RESIDENTIAL Household Living P P P P P P P P ' Group Living R1/C R'JC R' R'lC R'/C Rr/C RI/C 111/C r/C Transitional Housing tC N N N N N C C C Home Occupation R2 R2 R2 R2 R2 R2 R2 R2 I HOUSING TYPES Single Units,Attached N N N RS R9/C P P P Single Units,Detached P P P P P P P P Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 I Duplexes N N C C P P P P Multi-Family Units N N N N N P P P Manufactured Units P P P P P P P P Mobile Home Parks/Subdivisions N N C C P P P P I P=Permitted R=Restricted Conditional Use N--Not Permitted I '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. ;Permitted subject to compliance with requirements in 18.710. IResponse: Residential detached housing is allowed in an R-4.5 zone, which is permitted in this section. I I23 i • • I18.510.040 Minimum and Maximum Densities I A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the Izone, the minimum density for each zoning district has been established at 80%of maximum density. I B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. IIIResponse: See section 18.715 for density computations. 18.510.050 Development Standards IA. Compliance required All development must comply with: I 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; I2.All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained I in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES I . STANDARD R-1 R.2 R-33 R-4.3 R-7 Minimum Lot Size I -Detached unit 30,000 sq.11. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.fi. 5,000 sq.ft. Duplexes 10,000 sq.ft ft 10,000 sq. Attache)unit(1) 5,000 sq.ft Average Minimum Lot Width -Detached unit lots 100 ft. 10011. 65 ft. 50 ft. 50 ft. I Duplex lots 90 ft 90 ft. 50 ft. -Attached unit lots 40 ft, Maximum Lot Coverage 'O(21 Minimum Setbacks -Front card 301t 30 ft. 20 ft 20 ft. 15 It I -Side facing street on comer&through lots 20 R. 2011. 20 ft 15 ft 10 ft. Side yid 5 ft 5 ft. 5 It S ft. 5 ft -Rear yard 25 ft. 2511. 15 ft 15 R 15 R -Side or rear yard abutting more restrictive zoning district 30 ft I . -Distance between property line and from of earaee 2611. 2011. 20 ft 20 f1. 20 ft. Maximum Height 30 R. 30 ft. 30 ft 30 ft 35 ft. Minimum Landscape Requirement - - - - 20% I (I)Single-family attached residential units permitted at one dwelling per lot with no more that live attached units in one grouping (2)Lot coverage includes all buildings and impervious surfaces. I Response: The proposed development is a PD within an R-4.5 zone therefore these requirements are only applicable on the exterior boundaries of the site. The applicant complies with these requirements along the boundaries. I I24 • • ' Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION ' 18.705.030 General Provisions D. Public street access.All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: Each of the lots in the proposed development provides vehicular access ' to a public or private street as shown on the attached plans and required by this section. Lots 1 through 10 and 13 access to the private street internal to the project. This private street accesses Greenfield Drive. Lot 12 that has an existing house and driveway will be t accessed from Greenfield Drive. The existing drive will be improved to create a better access. Also as part of the extension of sidewalks a relocation of access for tax lot 5200 may be required during the final design. If this is required the location of this access will ' be a minimum as required by code. 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 of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or ' arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. the setback ' may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any ' option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. ' 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. ' 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: The proposed access is more than 125 feet from existing access and ' possible future accesses. The property across the street is 125 feet from the proposed access in either direction is fully developed as attached housing. The frontage of Maplecrest is longer than 125 feet to the south and fully developed to the north without an existing access. ' 25 i • • IL Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling I 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; I TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement I Unit/Lots 1 or2 Driveways Required Width I 15` 10' 3-6 I 20' 20' ITABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: I LTI-FAMILY RESIDENTIAL USE Dwelling Minimum NumbeMUr of Minimum Access Minimum Pavement Sidewalks, Units Driveways Required Required Etc. I 1-2 1 15' 10' 3-19 1 30' 24' if two-way, 15' if one-way: Curbs and 5'walkway required I 20-49 1 30' 24' if two-way or 30' 15' if one-way: Curbs and 5' 2 walkway required I50-100 2 30' 24' Curbs and 5' walkway required I Response: Driveways proposed are all separate driveways and shall meet the I requirements of this table. The only easement access drive will serve 1 lot and is proposed and shown on the plan to have a 15-foot access with 10 feet minimum of pavement. I 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; I 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. I I I I I26 I • • i Chapter 18.715 DENSITY COMPUTATIONS I18.715.020 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 Iin the legal description of the property to be developed: All sensitive land areas: Il. a. Land within the 100 year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and Id Wetlands. 2. All land dedicated to the public for park purposes; I3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Ia. Single-family development:allocate 20%of gross acreage; b. Multi family development:allocate 15%of gross acreage. I4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base-zoning district, if an existing Idwelling is to remain on the site. Response: The following shows the Density Calculation for the subject property. IGross site area 158,123 Sq. Ft. I Less 1. Sensitive land areas a. 100-year floodplain area 0 Sq. Ft. I b. Slopes exceeding 25% 38,775.72 Sq. Ft. (Not in street right-of-way) c. Drainage ways NA d. Wetlands 3,650 Sq Ft ISub-total Sensitive land areas 42,425.72 Sq. Ft. 2. Land dedicated to public park None I3. Public street right-of-way - 3,120.0 Sq. Ft. I4. Private street right-of-way - 16,433.0 Sq. Ft. Existing home lot area Considered as part of PD I . Net Development Area 96,144.28 Sq. Ft. I I27 ' • • ' 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. Response: The following shows the calculation for the maximum number of residential units for the subject property. Net Development Area 96,144.28/7,500= 12.82 13 lots Density Transfer Area 42,425.72X.25=10,606.43 divided by 7500=1.41 (lot) ' Total allowable lots 14 lots ' C. Calculating minimum number of residential units.As required by Section 18.510040, 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. ' Change the figures as appropriate here. Maximum number of lots: 14.82 lots X 0.8 = 11.86 lots minimum. ' 18.71 5.030 Residential Density Transfer ' A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. la-c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: ' 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these ' regulations; and Response: Density transfer has been added to the above maximum density calculation 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: This number that is 26.35 has not been exceeded 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 18.440, Planned Development. 0 l ' 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. ' 28 ' . • ' 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 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 ' A.Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP)zoning district, there shall be no use, operation or activity which results in a stack or other point-source emission, other than an emission 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. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is ' permitted in any given zoning district that is discernible without instruments at the property line of the use concerned ' 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 rules 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 ' 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 1 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. F.Insects and rodents.All materials including wastes shall be stored and all grounds shall be t maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard;i Response: The proposed development is a residential subdivision with discharges that are in compliance with all standards. Clean water services standards are being followed to meet federal guidelines for discharges to the Tualatin River. 1 29 • ' Chapter 18.745 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 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: ' 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas; I 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. 18.745.020 Applicability A.Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. 18.745.040 Street Trees ' A. Protection of existing vegetation.All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. B. Street tree P lanting 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. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specked in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: ' 30 ' • • ' 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; 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; d. Except for signalized intersections as provided in Section 18.745.040.H, trees t shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back 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 any existing street tree; f Tree pits shall be located so as not to include utilities(e.g., water and gas meters) in the tree well; ' g. On premises utilities (e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. 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 that, at full maturity, will not interfere with the lines; ' k Trees shall not be planted within two feet from the face of the curb;and L 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. Response: Street trees are provided on both public and private streets and are large ' and therefore are spaced at the equivalent of approximately 30' on center allowing for lights, utilities, existing trees, and other features. Pears must be 30'. Maples must be 30'. 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 height of trees ' is not a concern. Medium trees have been chosen to allow adequate spacing for 2 car garages. ' 31 ' • • ' A. Proposed street tree locations. Proposed street tree locations are varied to save existing trees. Proposed tentative tree locations are shown on the plans. The spacing leaves room for existing trees that are to close to the street trees to provide adequate space for growth The number of ' new street trees will still average 30 feet(the planned development utilizes medium size trees)not counting the saved trees and areas left open for street lights. The use of slightly variable distances by a type 1 procedure, will also allow architecturally designed houses to locate trees in the appropriate locations with respect to driveways. Tree locations will be used to accent the ' relationship of houses to the trees required The variation in spacing is also a conscious effort to create a nonlinear relationship. It is the applicant's opinion the symmetry creates the discord in if a tree should die and the replacement tree is small. The trees will look out of place and will ' reduce the quality of the streetscape. The variation creates less discord caused by eventual removal of trees during replacement. ' B. Modifications to street tree spacing. Slight modifications to the street tree spacing requirements under this section are also proposed at this time for the following reasons:. The slight variation from standards are based on providing sight distance at the intersection;A storm ' water management filter which may require a pull off area next to the curb and sidewalk on tract A;and street lights along the alignment of the street. We would like the flexibility to vary slightly the locations of trees along Maple Leaf Court through a Type 1 procedure even though the PD ' would normally require final placement of trees to the plans. If this process is more flexible and a Type 1 procedure is available to us during construction an adjustment is not required at this time. ' 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: Large existing trees have been used to augment the clustering of trees at ' their locations and are filled or cut within the drip line of the trees. The Arborist has reviewed the trees for survivability and will be consulted during construction to minimized the impact of construction. See arborist report for details. ' 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 specified intersections that are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied Response: Specific street tree locations have been proposed as part of the PD ' process. The reason for moving them behind the sidewalk is to allow less cut and fill on the site where trees are to be saved. 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; ' 32 ' • • 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation ' and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan 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. ' B.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 abutting 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 allowed in a buffer area except where an accessway has been approved by the City; 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; ' 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specked in Table 18.745.1. In addition, improvements 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 trees and a minimum height of five feet high for evergreen trees at the time of plcmting. Spacing for trees shall be as follows: (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; ' (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 greater 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 apart b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; ' c. The remaining area shall be planted in lawn or other living ground cover. Response: Buffering and screening is not required since the development is in an R- I4.5 zone and so are all surrounding properties adjacent to the site. ' 33 • • 1 18.745.060 Re-vegetation A. 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 structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed ' Response: The proposed revegetation shall be as per the requirements of CWS as administered by the City of Tigard. 1 1 I ' 34 • • Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE Sections: ' 18.755.010 Purpose and Applicability 18.755.020 Definitions 18.755.030 Materials Accepted 18.755.040 Methods of Demonstrating Compliance ' 18.755.050 Location,Design and Access Standards for Storage Areas 18.755.010 Purpose and Applicability ' A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B.Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review;and are located within urban zones that allow, outright or by condition,for such uses. ' Response: The development is a residential detached project with individual lot waste handling facilities. 1 t ' 35 • I 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 I 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. 1 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 Ihazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions IA. 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 I 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. IB. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); ' Response: Each house in the subdivision will meet its own off-street parking requirement of one car. It is further required by the CC and R's that 2 car garages are provided for each home. I . I I 36 ' • 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 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 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 Resources) and the safe harbor provisions of the Goal 5 administrative rule pertaining to wetland and riparian corridors. ' Response: The proposed Planned Development must propose improvements within the sensitive areas. 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 because the project is not within a FEMA regulated area. 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. ' 37 • • F. 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 regulation of these sensitive land areas. ' G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100 year floodplain or 1996 flood inundation line, whichever is greater; Response: Although no regulated flood plain has been found a neighbor has informed us that flooding has occurred when the main channel has been blocked by debris. The project has therefore been designed to intercept this possible overflow between lots 6 and 7. ' 2. Natural drainage ways: ' Response: The natural drainage way is not being impacted other than temporarily to install the storm and sanitary sewer system. There are future plans that will unavoidably fill portions of the drainage way if allowed by the state and federal regulatory agencies. ' 3. Wetland areas that 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. Response: The site is not designated as a significant wetland on the City of Tigard, Wetland and Stream Corridors Map but does include jurisdictional wetlands that may be regulated by the state and federal agencies. The applicant has prepared a 404 joint fill permit to be submitted to the agencies. The proposed impact of future road extension has been shown but is not to be constructed as per the City. Instead an in lieu of fees for ' future construction of the roadway is proposed. 4. Steep slopes of 25%or greater and unstable ground. Response: Slopes 25 % or greater exist on the site in very local areas. A soils engineer prior to preparation of construction drawings will review these. ' N. Subdivisions and partitions in 100 year floodplain. Subdivisions and partitions 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 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 not have a 100-year floodplain in it. The design has considered potentials for overland bypass of floodwaters"should the main channel 38 ' • • ' overflow its banks. The establishment of a 100 year flood plain is not required because the subdivision is less than 50 lots and less than 5 acres. 18.775.100 Adjustments to Underlying Zone Setback Standards ' The Planning Director when necessary to further the purpose of this section may approve adjustments to dimensional standards of the underlying zone district. ' 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 of flood 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 ' 3. 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 foogirint, 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: The Maple Crest Estates PD project has proposed variable set backs allowed in the PD process to minimize impacts to sensitive area. No adjustments of lot area or height has been requested. ' 18.775.110 Density Transfer Density may be transferred from vegetated corridor areas as provided in Sections 18.715.020 ' .18.715.030 Response: The Maple Crest Estates PD project has proposed density transfer from ' the vegetated corridor and steep slopes. ' 39 • • 1 18.775.120 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 only as a last resort. ' A. Type H variance option. The Hearings Officer shall hear and decide variances from 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. 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 the effective date of this chapter; ' 2. Strict application of the provisions of this chapter would otherwise result in the 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 the hardship; ' 4. Based on review of all required studies identical to those described in 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, and potential adverse impacts on native vegetation, fish and wildlife habitat, and water quality; ' 5. Based on review of all required studies identical to those described in Section 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 extent possible; 6. Loss of vegetative cover shall be minimized Any lost vegetative cover shall be ' replaced on-site, on a square foot for square foot basis, by native vegetation. Response: The Maple Crest PD project has proposed a Tier 2 Alternatives analysis and the analysis is included within the Submittal for city review and approval. ' 40 • S Chapter 18.790 TREE REMOVAL ' Sections: 18.790.030 Tree Plan Requirement 18.790.040 Incentives for Tree Retention 18.790.050 Permit Applicability 18.790.060 Illegal 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 mitigates 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 offrom 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 offrom 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. t3. Identification of all trees that 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. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. ' 41 • • Response: The project maintains more than 50% of the trees on the site. Attached as and Exhibit is the arborists report for the project. The project proposes to provide offsite tree removal mitigation to 50% of the diameter inches cut. The final amount is to be determined when the houses are constructed but no more than 50% of the trees will be cut. All trees that may have been removed have been shown. ' 18. 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 provisions 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 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 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 offloodplain, slopes greater than 25%, drainageways, or ' wetlands that would otherwise 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 averaged 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 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 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 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 20%reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover 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 landscaping may be reduced for any one development. 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 development approval. D. Design modifications of public improvements. The City Engineer may adjust design ' specifications of public improvements to accommodate free retention where possible and where it would not interfere with safety or increase maintenance costs. 42 1 • 18.790.050 Permit Applicability A. 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 permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: ' 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability,flow of surface waters or water quality as evidenced by an erosion control plan which precludes: ' 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, discharge or as a result of the action ' of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or 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 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%. ' D. Removal permit not required A tree removal permit shall not be required for the removal of a tree which: I. 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 includes removal of several trees within the sensitive area a separate permit will be submitted for this issue. I 43 • • Chapter 18.795 VISUAL CLEARANCE AREAS Sections: 18.795.010 Purpose 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements ' 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards that will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions ' A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. ' B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 18.795.030 Visual Clearance Requirements ' A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,planting, fence, and wall structure or temporary or permanent obstruction(except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed ' C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway ' intersection, hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. I 1 44 • • 1 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS Sections: 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 18.810.010 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. ' 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the 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 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. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. ' C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D.Adjustments.Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. (Ord. 99-22) E.Except as provided in Section 18.810.0305, as used in this chapter, the term "streets"shall ' mean "public streets"unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) Response: All construction of the infrastructure associated with this development will be in accordance with the standards established by the City of Tigard, except for the improvements right of way and improvements on Greenfield as covered in the sections shown on the plans and the traffic report. The proposed modifications solve the need to locate and entrance in an area where sight distance cannot be accomplished without the ' 45 • • allowance for these adjustments. They also serve to create a sidewalk location matching that on the two ends of the required sidewalk improvements. Response: Additional dedication of right-of-way for Rockingham is proposed as detailed on the Plans. This dedication will meet the requirement for the Shadow Plan and Profile for a future street as well as room to install a future eyebrow. The applicant requests to pay a Fee in Lieu of construction due to the uncertainty of the alignment and grade of the future street. (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.) 18.810.30 Streets A. Improvements. 1) No development shall occur unless the development has frontage or approved access to a public street. 2) No development shall occur unless streets within the development meet the standards of this chapter. 3) No development shall occur unless streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half street improvements meeting the standards of this title are constructed adjacent to the development. 4) Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5) If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist. a. A partial improvement is not feasible due to inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an adopted capital improvement plan; f Additional planning work is required to define the appropriate design standards fro the street and application is for a project that would contribute only a minor portion of the anticipated future traffic on the street. 6) The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B 46 i • • I 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The I approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed In approving an adjustment to the standards, the I 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 I 18.810.030 E.1.An adjustment to the standards may not be granted if the adjustment would risk public safety. I Response: Construction of the half street Improvements of the Rockingham drive on the development would be approximately 0 to 15 feet wide and 75 feet long. This would not be access to any lots from the Planned Development, but is required for the future I development of tax lot 4900 to the West. This road may change in alignment and grade and therefore should not be constructed at this time. 5c and 5f apply therefore the project proposes payment of an in-lieu of fee for future construction. IAdditional Adjustments are proposed and are detailed in the subsections to which they apply. I Response: Adjustments to 18.810.030 Streets A7 are required as noted below. The City has requested a 32' street with 27' right of way the surveyed road section North is 39.5 'and South of this development is 38'Adjustment for street improvement I requirement is to add 6'to the width of the street to match the existing street widths North and South of the project The 6' additional width will accommodate a left turn lane and 2 through lanes of traffic. This also requires no parking on the street. The proposal I mitigates for the Maplecrest sight distance problem. Please see the Traffic Study in the exhibits B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created Ithrough 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 I purpose of general traffic circulation deems such street essential: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one Ior more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be I essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use;or Ib. The tract in which the road or street is to be dedicated is an isolated ownership 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 Ito evade the provisions of this title governing the control of subdivisions or major partitions. I I47 • • I 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the ' Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the Ipublic,"as grantee. Response: An additional dedication by the adjacent neighbor to extend a curb tight sidewalk is being obtained. The applicant proposes only to do the improvement of asphalt, curb and sidewalk. Grading, Street Trees and Lighting for the remainder of right of way is not proposed because of the impact to lot 5200 landscaping and berm and the I additional cost. This dedication by the adjacent owner is subject to approval of the Maplecrest Planned Development. C. Creation of access easements. The approval authority may approve an access easement ' established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: I1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. 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 I 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: I1. Street grades shall be approved by the City Engineer in accordance with Subsection Mbelow;and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or . b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be I served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. I48 • • 1 E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway ' widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic(AD7) on the new street segment. (The City Council may adopt by resolution, design ' standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges) These are presented in Table 18.810.1 1 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development 1 after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; b. Anticipated traffic generation; 1 c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; ' f Street lighting; g. Drainage and slope impacts; h. Street tree location; ' i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k Access needs for emergency vehicles. ' Response: The proposed street section requires a wider right-of-way than required for a standard street. This is proposed as a 10-foot dedication that is wider that the 7- foot dedication required by the standards and requested during the pre-application conference. This allows for a wider street required by the island design. This will result in a standard width behind the curb as would have been provided under ' the normal right of way width. Response: The applicant proposes an adjustment to the standard width of street and ' right of way. The proposed adjustment is to widen the street section; to dedicate more than the normal right of way; to add islands to the street; to limit the area to no parking and to possibly add a speed bump. 1 The applicant also proposes and adjustment to allow curb tight side walks consistent with the condition at the north end and 180 feet to the south of the development. The proposed access to Greenfield occurs at the existing Cambria Court intersection with Greenfield. This location is posted at 25 miles per hour, which is the speed limit for this type of street. The traffic has been measured at 38 miles per hour. This is to fast 1 for a local street and does not allow Sight Distance although the existing design allows 250 feet of sight distance, which would be consistent with the speed limit. To correct this problem and to slow down traffic in the intersection, the project proposes to provide 1 island improvements and a possible speed bump. This will correct the existing problem, which exists and will allow access in a logical and normally acceptable location for the development. Compliance with the standards would result in a 2-lane facility with parking ' on both sides and a 32 foot overall width. The proposal is to use a 38-foot street section, with no parking on either side. The existing developments do not require parking 1 49 • • ' in this general area of the street. The attached housing on Cambria Court will not benefit from the removal of parking which would have been developed but will benefit from the additional sight distance to their access. This will improve safety of turning movements ' in and out of SW Cambria Court. This allows a traffic median to slow down traffic as proposed by the traffic engineering ' study provided in this submittal. It should be noted that the profile for the street demonstrates that the required street modification of lowering the road to correct the problem would be a lowering of Greenfield as much as 7.5 feet for 600 feet. This is infeasible. There is no other reasonable solution to access and the proposal solves an existing access problem for the existing Cambria Court intersection with S.W. Greenfield. The intersection will be signed appropriately for the islands. We request that the commission adopt a plan that allows a private street that will not be extended through to SW Rockingham Drive. ' F. Future street plan and extension of streets. ' 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition.The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other 1 parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time ' involved A street proposal may be modified when subsequent subdivision proposals are submitted b. Identin,existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. ' Response: A future street plan is submitted which details the proposed street connections connectivity is impacted by steep slopes and sensitive areas. 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 Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for Stub Street in excess of 150 feet in length ' Response: No future extensions or temporary facilities are proposed. ' 50 1 i • ' G. Street spacing and access management. Refer to 18.705.030.H H Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is ' required except where prevented by barriers such as topography, railroads,freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Response: Maple Leaf Court is proposed a street with only one outlet. This is proposed to minimize the impact to the natural area to the west of the property. A road crossing of the creek at this location impacts the quality of the habitat by bisecting the wetland from the remainder of the forested draw. This makes the water source for birds ' and mammals less accessible and does not leave a large enough area around the open water source to be comfortable for the birds and mammals. ' 2. All local, neighborhood routes and collector streets, which abut a development site, shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict ' adherence to other standards in this code.A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is ' greater than 15%for a distance of 250 feet or more.In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Response: A phantom plat requested by the city demonstrates the possible connection of the ends of Rockingham and Broadmoor. This street connection to city ' standards allows internal connectivity without crossing the creek. The Rockingham Drive future extension will cross the creek. The development of a looped access is constrained by the slopes to the west of the existing lot 5200. The existing slope rises 17 feet in 50 feet where a road access could serve the parcel this would result in 9 to 10 foot cuts at the property line of lot 5200 which would destroy the developability of the lots that would be possible on this parcel and would also remove many of the trees in this area. A significant number of large trees would also be removed by this street pattern. This option has been expressed and explained to the adjacent owner. Street Utility Improvement Standards 18.810-12 Code Update:10/02 3. Proposed Street or street extensions shall be located to provide direct access to ' existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4.All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. 51 • • I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the ' angle be less than 750 unless there is special intersection design, and:: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection ' unless topography requires a lesser distance; 2. Intersections, which are not at right angles, shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle;and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not •' less than 20 feet. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. K Partial street improvements. Partial street improvements resulting in a pavement width of less ' than 20 feet;while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property ' developed L. Cul-de-sacs.A cul-de-sac shall be no more than 200 feet long shall not provide access to ' greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Response: An variation to the proposed private street length standard is proposed. The proposed street is longer than 300 feet to serve the proposed planned development and is required to serve the 11 lots shown on the preliminary plat. The shape of the parcel does not allow the use of a looped street and grades to lot 5200 do not allow a street to be looped through this parcel. The PD therefore requests the extension to be longer than standard. This is justified because of topography and natural features. 1 Specifically the extension of a road to the west to SW Rockingham Drive would require crossing of a sensitive area and impact the natural area in a critical location near a water source for birds and mammals. The adjustment is to allow a longer than 200 feet. 1 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 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.. ' 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. Response: An variation to the lighted pathway requirement when the cul-de-sac is longer than 300 feet is also requested. A 3 foot unlighted soft path through the sensitive area is proposed to allow approvals from CWS. This limitation of width was required by CWS in their service provider letter. The additional request to not light the pathway is to assure that the minimum disturbance of mammal and bird habitat is provided. This path ' 52 I • • I is located approximately 200 feet off the end of the cul-de-sac which meets the intent of the connection requirement. ' M. Street names.No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as Iapproved by the City Engineer. Street Utility Improvement Standards 18.810-13 Code Update:10/02 IN Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12%on I 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. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, I bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080;and:: I1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and I3.Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. IP. 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 I and on each side of such right-of-way at a distance suitable for the appropriate use of the land The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the Irailroad right-of-way in non-industrial areas. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing I or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: I1.A parallel access street along the arterial or collector; I 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; I 3. Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 1 53 • 1 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. 1 R Alleys,public or private. 1.Alleys shall be no less than 20 feet in width. In commercial and industrial districts, ' alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Street Utility Improvement Standards 18.810-14 Code Update:10/02 S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the ' City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected ' T. Private streets. 1. Design standards for private streets shall be established by the City Engineer;and ' 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 1 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 specked 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 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 ' 54 • • 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. Response: Plans have been submitted with sections for the private road and SW Greenfield Drive. These plans propose to meet the requirements of the City Engineer. The specific design Issues will be part of the final construction drawings. The ' requirements to meet the above standards are proposed to be finalized as part of the final plans. The specific review required under the Planned Development is the public and private road alignment and profile. This is required because the decision affects lot size and shape. Street Utility Improvement Standards 18.810-15 Code Update:10/02 1 AA. Street cross-sections:The final 4fi.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. Sub-base and leveling course shall be of select crushed rock; ' 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final 1ft 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 construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications;and 5.No 4ft 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 speeding, ' the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate.As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that ' the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, ' prior to the approval of the final plat. The funds will be held by the City for a period of five(5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any funds not used by the City within the five-year time period will be refunded to the developer. 55 • Response: The proposed access to Greenfield occurs at the existing Cambria Court intersection with Greenfield. This location is posted as 25 miles per hour, which is the speed limit for this type of street. The traffic has been measured at 38 miles per hour. This is to fast for a local street and does not allow Sight Distance although the existing design allows 250 feet of sight distance, which would be consistent with the speed limit. To correct this problem and to slow down traffic in the intersection, the project proposes to provide island improvements and a possible speed bump. This will correct the existing problem, which exists and will allow access in a logical and normally acceptable location for the development. Compliance with the standards would result in a 2-lane facility with parking on both sides, and a 32 foot overall width. The proposal is to use a 38-foot street section, with no parking on either side. I This allows a traffic median to slow down traffic as proposed by the traffic engineering study provided in this submittal. It should be noted that the profile for the street demonstrates that the required street modification of lowering the road to correct the problem would be a lowering of Greenfield as much as 7.5 feet for 600 feet. This is unfeasible. There is no other reasonable solution to access and the proposal solves an existing access problem for the existing Cambria Court intersection. ' The intersection will be signed appropriately for the island. AC. Traffic study. j1.A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT 0-3,000 vpd 3,001-6,000 vpd 1 >6,000 vpd ADT to be added by development 2,000 vpd 1 1,000vpd 500 vpd or more ' Street Utility Improvement Standards 18.810-16 Code Update:10/02 c. If any of the following issues become evident to the City engineer: ' (1)High traffic volumes on the adjacent roadway that may affect movement into or out f the site ' (2)Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) ' 56 • i • • (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- 1 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 ODOT facility. (Ord. 02-33) 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. Response: The Planned Development road systems do not complete road systems that meet the 2000-foot block length. An extension of a road through the site would improve the block length from + or- 7000 feet to +or-2000 feet. The problem would be that the road would cross the stream and wetlands and would create a major impact to the habitat. Therefore it is proposed that the block size be left as is. B. Sizes. ' 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: ' a. 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. ' c. For non-residential blocks in which internal public circulation provides equivalent access. ' Response: The proposed planned development proposes to not provide the block spacing of a maximum of 2000 feet measured along the centerline of the streets as allowed by this section of the code. The property is situated in an area at the lowest ' portion of a natural wildlife corridor. It has the most open wetland location and anchors ' 57 1 � • 111 the corridor. It provides an open area for songbirds and mammals and will be planted with shrubs and trees. A roadway in this area could have major impacts on the functional value of the wildlife corridor. The connectivity of the road system has been ' shown for SW Rockingham Drive and SW Broadmoor Place. With this connection the approximate block perimeter is approximately 9000 feet. The addition of a connecting public street through the Maple Crest Estates PD would change the block length to 8000 feet. The use of this street for connectivity benefits does not help many neighbors and would significantly lessen the quality of the corridor. 2. Bicycle and pedestrian 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 strict adherence to other standards in the code. (Ord 02-33) 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainage way, 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 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 will be as required by the city. The present plan is to provide easements as required by the city over the drainage way and as required for public maintenance of the sanitary sewer lines. Private storm drainage easements and maintenance agreements will also be provided to allow upstream affected adjacent owners to use the storm drainage systems within the development. 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. 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 thanl-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width ofproperties 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 58 I • • I 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. C. 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: I1.A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and I2.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 Iupon which the lots front. I 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 I 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 IResponse: Through the planned development process lot 8 and possibly lot 7 will be served by an shared driveway easement rather than a flag which is part of lot 8. I18.810.070 Sidewalks t 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 I has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. IB. Requirement of developers 1.As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 I 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 I • system off-site if just f ed by the development. 2. If there is an existing sidewalk on the same side of the street as the development, I 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). IResponse: The use of a curb tight sidewalk is proposed to continue the existing condition to the North and South on S.W. Greenfield. This allows the sidewalk to be constructed to match conditions at the two existing ends of the project. This further Iallows the sidewalk to be constructed to allow the existing landscaping on lot 5200 not to 59 • ' be impacted greatly and since the sidewalk is being extended without development of this property as a requirement to complete connectivity we feel that this allowance is appropriate. This allowance will minimize cost to the developer and minimize the impact to the adjacent owner. He has negotiated a 7-foot dedication based on this assumption. During the pre-application conference a sidewalk was added to the requirement base on ' B2 above The developer will provide this sidewalk, paving and curb for approximately 180 feet to the south to tie in to the existing curb tight sidewalk and curb. U 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: The curb tight sidewalk is proposed to continue existing curb tight ' sidewalks north of the project and south of tax lot 5200. D. Sidewalks in central business district.In the central business district, sidewalks shall be 10 ' feet in width, and:: 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. Street Utility Improvement Standards 18.810-19 Code Update:10/02 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; t b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; 60 1 • 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. ' 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, commercial area,place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 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) be released to the subdivider. (Ord. 99-22) 18.810.110 Bikeways Pathways s and Pedestrian A. Bikeway extension. 1.As a standard, bike lanes shall be required along all Arterial and Collector routes and ' where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). ' Response: The closest Bike path is identified on city maps to be on SW Walnut Street and the city has not identified SW Greenfield Drive as a bike path street. 2. Developments adjoining proposed bikeways identified on the City's adopted ' pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication ' is directly related to and roughly proportional to the impact of the development. 3.Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, and subdivisions and other developments that will principally benefit from such ' bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. 61 • • tC.Minimum width. ' 1.Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width 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 constraints. 3: The minimum width for pedestrian only off-street paths is five(5)feet. ' 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. (Ord 02-33, Ord. 99-22) t Response: This project requests an adjustment to the requirement of C3 above to allow the use of a soft path through the natural area to join SW Rockingham to SW Greenfield. This access will help to mitigate for the absence of a road connection ' through the site and will meet CWS standards for paths within the natural area as approved in their service provider letter. ' Street Utility Improvement Standards 18.810-22 Code Update:10/02 18.810.120 Utilities ' A. Underground utilities.All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and t meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ' 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; ' 2. The City reserves the right to approve location of all surface mounted facilities; 3.All underground utilities, including sanitary sewers and storm drains installed in ' streets by the developer, shall be constructed prior to the surfacing of the streets;and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. ' B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility ' facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be ' submitted to the City Engineer for review and approval;and 2. Care shall be taken in all cases to ensure that above ground equipment does not ' obstruct vision clearance areas for vehicular traffic. C.Exception to under-grounding requirement. ' 62 • • ' 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 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 aboveground utilities facilities. 2.An applicant for a development that 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 for under grounding of utility lines and from the fee in-lieu of under grounding. 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. ' D. Fee in-lieu of under grounding. Street Utility Improvement Standards 18.810-23 Code Update:10/02 ' 1. The City Engineer shall establish utility service areas in the City.All development that 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. ' 2. The Ci ty 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 shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the 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 with 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 list of proposed under grounding projects that may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project.,The list shall be submitted to ' the City Council for their review and approval annually. 18.810.130 Cash or Bond Required ' A. 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. 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 ' 63 • • 18.810.140 Monuments 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. 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 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. ' 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. ' Street Utility Improvement Standards 18.810-24 Code Update:10/02 B.Adopted installation standards. The Standard Specifications for Public Works Construction, ' Oregon Chapter A.P.WA., 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. 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. 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. 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. 64 • 1 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 thereof for operation and maintenance. 18.810.210 Completion Requirements(To be completed) 1 Response: The above requirement related to utility services will be met by the development. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 65 1 IP lil 1m M • ' KURAHA S HI ASSOCIATES, INC_ ' JUNE 13th,2005 Gary Pagenstecher City of Tigard Planning Department 13125 SW Hall Blvd. tTigard, OR 97223 ' Dear Mr. Pagenstecher: This letter is to inform you of conversations with adjacent neighbors after the public meetings for ' the Maplecrest PD. We have been in contact with Timothy LeBrun of tax lot 5200 regarding his access and potential for future development, including a discussion of the options of roadway access through the back of his lot. We have also been in contact with Robert Ludlum in April about Rockingham Drive roadway location and issues regarding wetland buffers adjacent to his site. We have also been in contact with John Skidmore (in February)regarding the lots adjacent to his property at the south property line of the planned development. Proposed relocation of the driveway on lot 5200 has been discussed in detail and a drawing sent to Mr. LeBrun on 02/18/05. Sincerely, Gregory T. Kurahashi, PE • • 1 1 1 . 15580 SW Jay Street,Suite 200;Beaverton,Oregon 97006 Phone:(503)644-6842;.Fax:(503)644-9731 • ' Maplecrest public meeting notes for 07/09/2004 The recorder was not working well so the notes are not as complete as they should be.The notes will be distributed to the participants to obtain any additions to the record. Their additions will be recorded and ' submitted as part of the record. Several intended participants were locked out because the front door was not open. The police entrance was open for the people their at 6:30.Greg Kurahashi did not leave a note on the door to warn late arrivals of the issue. Therefore this caused a problem for the people there just after he arrived to present the project. In order to gain their input a second meeting was scheduled on Sunday the ' 18th of July using a list obtained from a resident. This list was used to contact residents and all but one was reached. The one person not reached by phone(No phone number)was delivered an envelope in his door on Thursday further attempts will be made to contact this individual A copy of these notes were distributed at the second meeting. Gregory Kurahashi opened the meeting by introducing himself as the Civil Engineer.He also noted that the developer Dale Richards would have been at the meeting,but was out of town. ' He indicated that he understood that there are many owners who would like to address drainage concerns and would therefore like to spend the end of the meeting discussing these issues after the presentation of ' the project. Greg then presented the project and all major issues on the project. ' Question:How deep are the lots. Answer:They vary but based on comments from residents to the North the lots are about 100 feet deep near the front entrance and 85 at the back if the developer is able to get approval for a narrow right of way through a PD process. Greg described access and having to provide access to other properties, .because of connectivity. ' Question:Do you plan to consider connecting the street through? Answer:No,but connectivity or the minimizing of impacts may justify the through street. Greg discussed having to serve the property on the and that this could drive the need to move the access further south than the sketch that was originally proposed to the city during the pre-application process.The ' drawing shows this impact. Also the area to the west can have 2 or 3 lots and may need service from the project. Question:Is most of the property to the west in wetlands? Answer:No the area is not in wetlands. The buffer looks to be only as shown on our plans,about 50 feet. ' Question:Why was open space in the corner.. • Answer:It was central and could be the place for a passive or active space and there are trees to be saved. ' Several residents may want it at the south end. No final decisions have been made. Explained that the adjacent owner could require public street access with wider right of way. ' Question:Lot to East of property,why not serve with road?Would possibly lose a lot as compared as getting access from Greenfield and has a steep bank. City may still require a connection. ' • • Comment from resident the city staff recommends the planning commission make the decisions. Greg answered that he was indicating that the Planning commission was being mentioned as an extension of the city process. (In retrospect we can also think of the city as a representative of the city public input also.) Question:Would the Planned Development only apply to the portion of the street that's private if the Rockingham Street was extended to the front entrance. Answer:No the whole development would be treated as a Planned Development. Discussion: Greg discussed the connection of the two streets to not leave Rockingham and SW Broadmoor Place as dead ends. If you measure the slope from center to center you get a 21 percent slope. The road ' would have to be longer which would require the crossing of the draw one or more times.This would impact buffers and cross the steep draw and would be difficult to construct.He also discussed the environmental impact of crossing at Rockingham to Greenfield. Greg also discussed the need to resolve fire issues of needing to serve 25 or fewer houses with a turnaround and didn't know how the fire department had allowed a long street without a turnaround.Comments from the audience clarified this issue in that a temporary turnaround did exist at the end of Rockingham. ' Greg noted that on a drawing set originally submitted to the city for a pre-application conference bigger lots had been shown at the end of the street.Access to the neighbor has driven the road back to provide access ' to the neighbor's lot to the west. Question:Is our plan to align the road with Seneca across the street? ' Answer: We had not noticed the issue and would need to make the access work so yes we would be proposing to line them up or to make them split in a safe manner. ' Discussion: KAI will be evaluating sight distance.The city uses a 250-foot distance for a 25-mile speed limit.Greg discussed how sight distance was measured. Question:There are major storm drainage issues. Since the property will be proposing more discharges ' how is the development handling its storm water?(The main persons identifying the issue were Gretchen Bushier?,Doug Riggs and Stephan Zimmerman) ' Answer:KAI will have to reduce its flows to standards.KAI needs to understand the issue to not create a more significant problem. We would like to know more about what you have seen. Comments: ' Water was once 3 feet wide or deep across the driveway and street. Water covered the whole driveway(10 or 15 foot wide from a visit to the site) We go out on a regular basis during heavy rains to unplug the ditch inlet. • ' The city has installed a trash rack upstream to catch debris The developers bond is being held? City knows about the problem. Talk to Mike White or Eric Hand about the problem. Storm Drainage Lines get smaller downstream. 1 ' Heard the water surge downstream as if the storm sewer is backing up. Mud and rocks come down from upstream and end up in the private drive and Rockingham. ' We think the lines are too small. Detention facility does not get water into it. ' Never seen much water in the detention facility ' The City is using the driveway to provide storm capacity on a regular basis. The City has been good about cleaning up the mess when it occurs ' Manhole backfilled previously settled and we think it was related to the storm water problem Storm water seeps into foundations ' One person said water washed out area behind curbs and the city fixed the problem. Streets continually receive foundation water pumped flow Question:Can you take your water to Greenfield? Answer: (from the audience)Uphill and probably no capacity. Question: What do you consider the most challenging issue on this project? Answer: We have covered the issues.No specific issue but storm and access main issues/ 1 1 1 • • Maplecrest public meeting notes for rescheduled meeting on 7/18/2004 ' Greg introduces himself as civil engineer for KM.Site will be a 17 lot PUD(planned unit development), • and that the plan is to make lots smaller to save trees,as there are wetlands there,making it possible to have planned development,which allows smaller streets,and variable set-backs where houses are pulled farther back or closer in on the lot.It is proposed that a road go through the lots.There are many issues involved in this,including existing roads,existing grading,and requirements by the city for conductivity.All present then looked at drawing made of the site and Greg pointed out the main features,including the creek,the top of the banks,and the preliminary wetland edge(that DSL will have to go out and confirm)Based on the DSL's decisions,the buildings may be setback,which can affect profits. Q: What is your setback? ' A: The standard wetland setback is 50 feet but you can allow to have as little as 40 feet if you can remove 10%through a process with the agencies.If road access is brought it,buffer would be cut off and have to be mitigated for. ' Q: What is the agency that determines the wetland? ' A: The Division of State Lands in Salem.The will come in to check after submittal,and their decision will be affected by the determination top of creek bank(based on 2-year event measuments).Right now,the line is 50 feet from the bank top. ' Q:Does your street line up with the street across the road? • A:It is almost right on now,coming out about at SW Cambria Lane ' Q:I thought you said it didn't match up perfectly,does it? A:I said it almost does,maybe a little downhill,plus or minus 5-10". ' Q:Please clarify. A:When we checked it,it looked like it would meet up now,but may have to be adjusted when the road is ' profiled.We have approximated it by a couple of lots.One is 4,301,and the other is 7,391. Q:Is this one on the corner the only one you're not developing,and is it because it is not buildable or is it to maintain trees so you don't have to mitigate for trees? A:It is partly to mitigate for trees,and we're using it to save trees and will use it as an open space.It is important to understand that all plans thus far are preliminary.The city still needs to be checked with about ' hydrology,wetlands,buffers,and potential detention facilities. Q:Would begin to propose it by saying that other than the open space,all the trees would be slated for ' removal? A:Yes,in general that is the case unless we're in a situation that a tree could easily be saved,by the city's definition of what"easy"is. ' Q:What is the city's definition of easy? ' A:The inch diameter away from the tree(with any cuts or changes in grades),and protecting the tree at that distance. (if you have a 24"tree,you have to be 24'away) 1 ' • • ' Q:How does the process work for deciding what trees stay?The logic seems strange,that in order to save a tree,you have to propose it to be cut,and then go through a process to identify trees or groups of trees if you're trying to provide screening or continuation of green space.(expressed concerns as to how neighbors ' will react)What is the process with the city planner and the builder in terms of deciding what trees remain and what sections remain? ' A:The city uses an incentive program.They charge$125 per diameter inch for what you cut,which means that you save a 20"tree,you save$2500.Each tree has a value,if you save more than 25%of the trees,you only have to mitigate for 2/3 of the trees that are cut, instead of all of the trees that are cut.They felt that that would be the best way to save the trees,to make it expensive to cut trees.(Went into details about arboricultural standards and arborists'practices.Pointed out that 12'trees are easier to save based on regulations,especially at property edges.Pointed out that jurisdictions have different strictness of standards.EX:City of Portland is not the strictest.Root systems of trees need to be taken into ' consideration,but is up to arborist's decision) Q:Their decision?Does this mean the city,or the planning commission? A:I don't know,that was just an example of the City of Portland's rules. Q:Is there any possibility in Tigard to gain flexibility by giving the developer smaller tree areas,and ' maybe we can then all get together and say we would like you to save more trees,and therefore give the developers more flexibility to develop close to trees? A:It is possible,but not until the building plans are finalized.The arborist needs to have that information to ' determine the impact on the trees. Q: What if the builder's development said to cut all the trees,and the city came back and said to save them, but trees ended up being in the middle of the driveway,etc.?How do we get you more flexible in order to save more trees? A:That is to be answered by the city,what they can and can't do.(land developer had already set aside ' trees to be cut,and then paid for them,and then they were saved) Q: Was he reimbursed? ' A:I don't think so.The city wanted the trees to be saved,based on arboricultural standards,and their affects of distance on tree health. ' Q: So if you cut down a 12'tree and you have to mitigate for that,it doesn't necessarily have to be on your development? A: That is correct.It has to be in the city of Tigard. ' Q:Is your intention to mitigate for trees on the property at some point there,or are you going to go plant them somewhere in Tigard that doesn't benefit us? ' A:We would plan to put the trees somewhere in.Tigard,except for a certain number on the streets and the site.This is because there are too many trees to plant,to fit them on the site based on how far apart they need to be,etc.(varies based on size of trees). ' Q:Could you put some on the north side of the development where it affects neighbors,is fairly open,and has many dead trees? ' A:That is most likely what will happen,and they will be on the plans.We will work with surrounding land owners on where would be best to put them. i Q: Could we put them along this easement/buffer by the street(referring to specific area on map)? A:The buffer requirement by Clean Water$ervices is to restore area to good condition.That may include adding trees without being compensated.Depends on the situation and existing conditions.(added details about existing condition at site) ' Q:From an excavation standpoint,if you build a house closer to the trees,is it possible(taking excavation plans into consideration,ground dropping,etc.)to save a lot of the trees on or around the property? A:Cutting around trees damages roots,which doesn't work for tree conservation.(filled in details about using fill plans rather than cuts which result in more tree saving,and detailed that a storm water facility might put in. ' Q:Where does the water end up going after the excavation is complete? A:(indicated where on map where storm water would go)It goes into the storm drain system and into the detention facility and then the same amount of water would come out as before development. ' Q:Citizen brought back into brought into storm system concerned over standing water left after rerouting of flow,asked about moving it toward wetland. tA:That's not possible;we can't work where there are wetlands. Q:Have you confirmed this with the city,how it will affect the area. A:Yes,I went to the city.They think the capacity of the pipes is ok;it's the inlet situation that could be a problem.Based on City rules,we have to route the water in certain ways,but there may be better solutions we can work out. ' Discussion about pipe size and why choices were made based on observed situations at site,flooding tunes, mud accumulation,etc. Shared concerns about future flooding after alterations made. ' A:Area was changed when originally built on,filled the area in a way that water could seep into foundations, it goes under buildings.If the area was all paved,it could help the ground water situation,but it would not solve the pipe capacity problems or the overall flow issues. Showed more lines on the map,etc. Q:How would you deal with the retention pond? A: If we made a surface pond,we would seal it with clay,put an orifice structure at the outlet,etc,in the ground.If in the ground,it would be a sealed pipe with orifice at the end.Normally the pipes are 4'to 6' in diameter, 100-200"long,and have 4 or 5 stacked orifices(first 2-year event goes into lowest orifice,then the next highest would take the 5 year,etc.) Q:Where would you put it in? A:Isn't known yet,probably up in street area.Clarification,there are issues involved liked wetland location,and city has been talked to,but it has not been decided as of yet. Could create a"sealed ' dampening pond".All debris would be filtered out. End decision determined on whether flooding of basements and other areas could occur with this design. Storm drainage and trees are most important-things brought up this meeting and one previous. ' Q:For the health of the tree,certain footage recommended between plant and structure.Are these distances taken into consideration for trees on other side of property line,in neighbors'yards? 1 • • A:Yes they are. ' Q:(concern brought up on larger trees,specific ones,and the spaces needed) A: Surveyors decided that by observed size of trees,there should be no problem because of 15-foot setback. If there are still problems closer to time of submittal,plan can be reevaluated. Q:Is it possible in the planning,to set aside certain trees within existing lot? A:Yes,that is possible.It has to be clear beforehand what trees will be cut.Can't change mind later after it has been approved by city.Also possible to reduce stress on existing trees by cutting roots and branches so plants have to put less energy out to survive. U Q:Would the price/value of the house be higher if you were more flexible with the preservation of the trees. A:Yes. ' Q: So the builder is opposed to working with the neighbors on trees? A:Yes he is,because he is not going to save trees based on whether the neighbors want to save one.If it impacts the footprint of the building,it will be marked as cut. Q:Can we go and talk to the city to try and save as many trees as possible? ' A: The tree saving depends on the building set back and city's rules defining safe distances for tree health, so there is no guarantee in saving a particular tree(not necessarily beneficial to go directly to city,one must follow rules and work from there to save trees as wanted).Owner of a house can cut trees after someone ' has purchased a house.This is allowed a limited amount. Q:Clarifications asked for about water route through pipes in existing street,concerns about how it was ' done. A: Specific hydraulics questions answered,ex:bends in pipe may back up water,can be adjusted. ' Q:Are there any additional issues when trees are on a slope,making it a sensitive area? A: Sensitive area comes with percent grade from the city:wetlands and 100-year courses are considered ' sensitive areas by the city based on this.(25%or greater taken out of calculation for density allowance (geotech can still allow construction on banks if they are stable, so building can take place on them)) A: clarifications brought up for adjacent neighbor's future buildings and the affects on road construction and space allowances. Slope makes large difference on how to build buildings and driveways.Even though he would want to save all the trees,it's more affective to cut them all at once than piece by piece.New owner may have different opinion.Final plans sent to city,will show all trees present,which to be cut, ' species,condition,size,etc. Q:Does developing lot increase runoff to lots surrounding the site? A: It shouldn't,because the roof drains won't be allowed to go there,instead into storm sewers and pipes, will direct water away from slope. Q:Is the bond put to the city good for future damages if the other houses flood? A:No,it is for the public improvements that were built,and if he builds to standard,he has fulfilled the requirements,so it keeps them from having to go back for public improvements. 1 • • clarifications of question)What if the city does not design pays the damage?(some indecipherable q ) ty gn the drainage well enough to compensate for potential flooding?(concerns on how such things are planned) 1 A:The final design,by city standards and CWS standards,will definitely meet the requirements that it is not impacting the neighbors,so liability would not be on developer or owners,because the rules were ' followed.Down stream issues will be fully addressed. Concerns brought up about fencing that was put in(for previous project)and caused flooding instead of appropriate draining.Clarified that their point is,they are not opposed to project,but want drainage issues fixed for sure for this project.One man clarified that he is not concerned about 25 year flooding,but in the peak flows(1-5 years),and how peak flooding can overflow pipes,etc. A:Reassured people that proper care would be taken in drainage planning and construction. Specific issues that were brought up would be reevaluated Q:Is the city going to require you to put fencing in appropriate inlet areas that could flood? ' A:If we make a pond more than 3 feet deep we'll have to add something at the end to compensate. If excavating was done by stream,fencing would have to be added. Concerns brought up about earth movement and resulting landscape change,and the creation of and dealing with steep slopes. Q:Would a detention facility be put in by stream? A:I think we should,to solve many of the drainage issues.It still is to be confirmed whether this will happen. Clarifications continue on how current drainage is proceeding,and why circumstances occur the way they do.Reassurance that new additions to drainage of area will be improved.Probably cul-de-sac will be created as part of new roads and drainage.Clarifications will still be needed from city.Project will require digging into stream corridor,and all proper rules will be followed to comply. ' Q:More specific questions on individual lands and what will occur there.Owners explained how fills and other construction affected their property. 1 Maps examined, lines explained,drainage routes pointed out. Meeting adjourned... • • • i 1 1 i 1 1 • • • 1!.:D 6/24/04 Resident 1 1-11 Re: Blue Heron Hollow 1 S104DB-Tax Lots 5000 and 5100 13255 SW Greenfield Drive rr Tigard Oregon 97223 I' • Dear Interested Party. r, Dale Richards and Greg Kurahashi are the representatives of Windwood Construction Inc. for the property locatedat 13255 SW Greenfield Drive Tigard Oregon 97223.We are proposing a 1' seventeen lot single family 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 with any 111 surrounding property owners and residents. You are invited to attend a meeting on: July 9th 2004 13125 SW Hall Blvd 6 :30-8:30 P.M. Please note that this is an informational meeting on preliminary plans. I am looking forward to 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. .1 Sincerely, • 1..., Windwood Construction Inc. M. Dale Richards, President • I ± 1 - I AFFIDAVIT OF MAILIPG/POSTING NEIGHBORHA/D MEETING NOTICE. ring /ffinatevr `7A P f€I `; -s i R DI ti5-Tag. 4i got D'" a •,= i"; " sr ixp .• ` i BO 011 E t o i a t eqi. i 1 ERSEIpt Ea: QC D ` ,','..'' , a : `; U� : ?i.lF. `� '<,;t w,. .•;v;,"Y' mi r�itri �. ,4i4 f�• ,t� y:r • :� .'yr .i M1,v��M' .y, '.t' C•: •i�,3a.:v' iaL,.{ S.2, 1. �+,'5 _,y ._. ��, .� RL 'WAR;yyt--,, ��:•'�� `.' r p'(�: � "'�'J. .v' .•'�4i' �a;•,. 7 �' '� r:. 1 .�:w�. a. x`'ti°1' �i:'. ���i14 YJx~ �aa,+.!'�a 1;� :P i � I .�i;jrt � .�i N ..,Z •';t•:,' � ` ;7 Y M�rtk t:r,k 4 7- Lt;li , 1!. °'`. .9 s�p0c,-.i., :.4yi� °,.}r '; ,,.'° o "• •;y: .°„c`F' i�,^, °j- _.� �' t „ ?„,k :re.,t:; ya ;., t ;$ i �'s �: A}71,n �,, '��iv, YrG.v�r,�_? ��t .� f '�-cf: a...,�ti„ gib'•: C �""'. . _ h'. I -- - - - " ?fit �k, lk a _ 1$5:.E:t f5c ,�:.•:1k '� al• i- a :,,,,ar�`•- t ' .ic ..a�i k�•e.i"�`�.A,. ""3 i" '.%c`,,",•:n_•;,,., ;a!• t r:�• t ate: 4�• i. � � �,- .y%;'+'�Y`yyyy����,,,,,,,, �,.` , �i�' +"'^'• 1 •T•��.� ••,,. AA^``- "�:re `^�-' .�'='k' ' �.Ji'+', J"•' '�• �a�+*". '"�.'.�.TS•3'_M_.;I.�'�s�y,�,4` � n° i i� r�;'.<,+:•ig{�I.�'�,,:�'.tr ((1I11""�� `' I€'wii. ; •y-"'- b�-yt:.+ ..rr a..a•+•. :ilk ati:•'•' a• ;d 1?: 'T'1,.: :''LcV . . �••:.; . .;• 1,,,, ,[y.., ,+r•r ,7 i t ?ti..u;; ;•;::Yy;'`-:.it;'-r-v�� o "°'+°C n,l Fa.}'•r ,;i'•1-r.,7'" «� '�^•''tt •.A ,•�r;;� nr I' aI( ",�„1�ryr>"� .i�,...�r " , w,, '- r> r§ 1�. '• •r'.dt 6�'ai.=l ,.e y.� 't' :„., , yF., ,,,;•yv : ` , ' r , ryd 6� ,, .�,:� ��:; v .t........,; .`*�,1C�1^ �'.�. '. .�:�:r ;�L+. •t'M ,. ;'41'h kit h ,�'��l '��p,°,.�.��•+�t-. `"� `;ad'!�;',(�y{.�•4 � ...t�3�.'� .r�= . • ,” .' :�c';ih:,t,'+�",�', awyh�;zt r �+, x•., .rte� r, •i �'p,`.Yi:,•'•^`t �:� ,�2fi6'� �' ,.;,rx:ilr:;.- .�`5d�e a. tisti l�s;., '-Aso.� �,t..C:n.t:;-:,�vi•.. a '"�6 �.C:r:..' -ix�� � .rt, Q LS:t,.'l', �itit Ntaki igOlk (S laird, iiii Lrl liti E� • +a: •`� ''. i4P„ r� • A. MAILING: 1 I, -R 77W4�s , being duly sworn, depose and say that on the If day of c1G/1 <- , 20(Al 1y , I caused to have mailed to each of the person on the attached list, a notice of a meeting to discuss a proposed development at(or near) /32•�•.� S c_ rt« e ,a copy [I of which notice so mailed is attached hereto and made a part of hereof. . I I further state that said notices were enclosed in envelopes plainly addressed to s id persons and were deposited on the date indicated above in the United States Post Office located at 5,49r0.-r.., U�-G , L' with postage prepaid thereon. l.1 nature (In the presence of a Notary Public) POSTING: IIi, 0/)zze , , /A94/)s , do affirm that I am (represent) the party initiating interest in a proposed Su,;r1 t.v(st c7i. affecting the land located at state the approximate location(s) IF no ddress(s)and/or tax lot(s)currently registered) /3 S:,-� S w. rz rn.i*�� , ii d did on the__ _,� day of f , 20 b 4 personally post notice indicating that the site may be roposed for a s�bc/wtst a.. application,and the time,date and place of a neighborhood meeting to discuss the proposal. / IIThe sign was posted at 1 3 2---5-5- 5 0-) C/ZI `.Li if /46 kV- Xa i DrzA-C R /dr a,.h� • (state location you posted notice on property) I I II Signature n e presence of totary:Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) ISTATE OF OR ) . County of LOnSl,,.' e,,,..,, ) ss. {'Subscribed and sworn/affirmed before me on the a3` day of �t�.rie. . 200 { . 1I °� OFFICIAL SEAL ;r = HEATHER WALTERS F' NOTARY PUBLIC-OREGON • .. COMMISSION NO.377571 hie4Likt-'1/4. r' MY COMMISSION EXPIRES FEB.18, - COakEt- l NOTARY PUBLIC OF OREGON 'j My Commission Expires: 7/ g1/ 00 Mll( pplicant, please complete the information below: AME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: i - ddress or General Location of Subject Property: ubject Property Tax Map(s)and Lot#(s): h:Uoginlpatty1masterslaffidavit of mailing-posting neighborhood meeting.doc I CITY' OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION crtY of TIGARD 13125 SW NALL BOULEVARD Community ODeve fop rnent TIGARD, OREGON 97223 • • Shaping ABetterCompnunity PHONE: 503-639-4111 FAX 503-684-1291 (Aim: Patty/Planning) REOUNT o 0 0 o 1i1PPO ° R? 7@A i E� . .a (1311-,.G�1C��J Cd�G 1 Property owner information is valid for 3 months from the date of your request I INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 3.2.5-5 5 Ai. 6rfe1.4e �1 . 2 5)o '/_D23- S 0 - =Alt .5-jed • INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: I (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time)to place on .. your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you can request 3 sets provided your land use application will be I submitted and deemed complete by the Planning Division within 3 months from this request.) 7g6- y375 ma / NAME OF CONTACT PERSON: )7�.0 /2,t4 �s PHONE: 1�2 S--65�� • '� • This request may be mailed, axed or and delivered to a City of Tigard. Picase allow a 2-day minimum for.processing requests. Upon completion of your request, the contact person will be Icalled to pick up their request that will be placed in 'Will Calf' by their last name, at the Community Development Reception Desk. - The cost of processing your request must be paid at the time of pick up, as exact cost can not be Ipre-determined. • PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED I BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: 1$11 to generate the mailing list,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. lcEXAMPLE* -""COST FOR THIS REQUEST A 4 sheets of labels x$2/sheet=$8-00 x 2 sets= $16.00 /0 sheet(S)of labels x$2/sheet=$Ro x,-22_sets= . y . 420 L sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 L sheet(s)of labels x.$2/sheet for IT area=$oz x / .8 = A GENERATE LIST = ,11Q GENERATE LIST =' !± TOTAL _$31.00 1UTAL - �3 • 1 � . I - • • Brooks Gaston ' 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121st Avenue • Tigard; OR 97223 IEllen Beilstein 14630 SW 139th Avenue t Tigard, OR 97224 II Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 IVanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 1140 Place ▪ Tigard, OR 97223 I CPO 46 16200 SW Pacific Highway, Suite H242 I Tigard, OR 97224 IPatricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 ▪ John Frewing 7110 SW Lola Lane Tigard, OR 97223 1 ICITY OF TIGARD - CENTRAL. CIT SUBCOMMITTEE (i:lcurpinlsetupUabels\CIT Central.doc) UPDATED: 22-Jun-04 . 2 411 61040C-04200 • 29104DC-06000 HOOGEWERFF MARIUS A J&LOUISE JONG CHINPAI AND I13556 SW CLEARVIEW PL JONG KATALINA KIATVONGCHAROEN TIGARD,OR 97223 13436 SW CLEARVIEW WAY TIGARD,OR 97223 I25'104DB-02400 2S1040A-1/500 HUMPHREY GENTRY R II KAGANOV VICTOR&NINA 13147 SW ROCKINGHAM DR 13250 SW KINGSTON PL t TIGARD,OR 97223 TIGARD,OR 97223 U2S104DC•02900 2S104DB-01500 HUTCHINSON LARRY A&MARGARET E KIMMER BILL&PAT 13287 SW CLEARVIEW WAY 13044 SW BROADMOOR PL 1 TIGARD,OR 97223 TIGARD,OR 97223 ' 2S1040A-23500 2S104DA-23400 IHYATT ROBERT W JR&AMY C KITTELSON KAREN J 13165 SW WORCHESTER PL 13155 SW WORCHESTER PL TIGARD,OR 97223 TIGARD,OR 97223 • I • 23104DA-20000 281040C-09600 IVERSON JANA L KOSCHORECK KEVIN& I 13235 SW KINGSTON PL NANCY MARIE '1IVANU,UK 97223 13123 SW CLEARVIEW WAY TIGARD,OR 97223 I2S104DB-00100 2S104DC-02600 JELUSON DAVID B&ANGEL G LABS MARY MICHELLE& •13211 Sw BROADMOOR PL JEFFERY SCOTT I TIGARD,OR 97223 13369 SW CLEARVIEW WAY TIGARD,OR 97223 I2S104D6.01600 2S104 D13-05200 JENNISON JON K/LAURA E LEBRUN TIMOTHY LIN&SUSAN MAN1 13154 SW BROADMOOR PL 13275 SW GREENFIELD DR TIGARD,OR 97223 TIGARD,OR 97223 II 2S104CA-06200 23104DC-OO 100 IJIAO YING LEE ANNIE P&JEFF J 13228 SW HILLSHIRE DR 13310 SW BENCHVIEW TERR TIGARD,OR 97224 TIGARD,OR 97223 I 2S1 04DA-222 00 251040 9.03200 JONES DEMITA S LEOPOLD CAROLYN R I 12049 SW PRINCETON LN 13000 SW ROCKINGHAM UK TIGARD,OR 97223 TIGARD,OR 97223 1 2S104DA•23700 2S104DA-03700 JONES MERESA - LEWIS TIMOTHY D&LISA R 13185 SW WORCHESTER PL 12959 SW GALLIN CT IPORTLAND,OR 97223 TIGARD,OR 97224 1 1 I Z . • 23104D5-170300 • 2S104D -03800 LIE% L JASON I &AU M MARCH!RONALD D&JULIE K I , 13159 SW BROADMOOR PL 13152 SW CLEARVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 ' 2510405-00000 25104DA-20000 LILES TODD V&SUSAN R MARTIN DEBORAH L 13039 SW BROADMOOR PL 13048 SW PRINCETON LN ITIGARD,OR 97223 TIGARD,OR 97223 , I231040A-18800 23104DC-03300 LINCKE JOY C MATHUR HEMENDRA K.AND POONAM ' 13355 SW KINGSTON LN 13188 SW CLEARVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 23104DC-04300 _ 25104DA-22900 LINGLE ELIZABETH A MATTSON JEFFREY/TEMA 13578 SW CLEARVIEW PL 13025 SW PRINCETON LN • TIGARD,OR 97223 TIGARD,OR 97223 I23104DB-04000 23.1040A-12900 LOCKREM RUSSELL S&LYNDA P MAJJRER MICHELE I 13158 SW ROCKINGHAM DR 13045 SW SECA CT • I ICiAKU,UK 97223 TIGARD,OR 97223 I25104D13-04700 25104DA-17600 LONE MOUNTAIN CONSTRUCTION& MCCRACKEN THAD C MANAGEMENT INC 13'Lt1U SW KINGS I UN PL 4915 SW GRIFFITH DR#301 TIGARD,OR 97229 BEAVERTON,OR 97005 I2510400-04900 2S104DA-18100 LUDLUM ROBERT S JOANN MCCRCA JAMCS J 14066 SW FERN 13310 SW KINGSTON PL t TIGARD,OR 97223 TIGARD,OR 97223 • 2S10413A 19100 2S104DA•17000 IMA SIDNEY K&PAULINA S MCELROY HARRY H 13325 SW KINGSTON PL 13290 SW KINGSTON PL TIGARD,OR 97223 TIGARD,OR 97223 • 231040A-23000 2S104DA-23800 MACDERMOT BRENT D MCKENZIE MATTHEW M&KATHERINE I13035 W PRINCETON LN 13190 3W WORCHE3TER PL TIGARD,OR 97223 TIGARD,OR 97223 I25104DA-21500 25104DA-18300 MACDONALD JONI G MELROY IAN 5 13265 SW YALE PL 13330 SW KINGSTON PL ITIGARD,OR 97223 TIGARD,OR 97223 I ' 2S104DA-21300 • 2S104DA-17800 •• MIADICH HEATHER M MYERS RANDALL I . 12978 SW PRINCETON LN 12670 SW 68TH PKWY#200 TIGARD,OR 97223 PORTLAND,OR 97229 • I2S10401619300 2S104DA-12700 MILLER DUSTIN M& NORDQUIST KARIN H& ICAIRE JENNIFER A SHARP THOMAS J JR 19305 SW KINGSTON PL 13025 SW SECA CT TIGARD,OR 97223 TIGARD,OR 97223 2S104DC-04000 2S104DA-21800 MILLER PAUL A&ROBIN K NORSTEDT DAVID&GAIL M 13512 SW CLEARVIEW PL 13290 SW YALE PL ITIGARD,OR 97223 TIGARD,OR 97223 25104DA-19500 2S1040A-10000 I MILLER PRISCILLA A NORTHCUTT RYAN 13089 SW KATHERINE ST 13115 SW MERLIN PL TIGARD,OR 97223 TIGARD,OR 97223 2S10413A.22400 291040A 00000 ' MOBILIA DENISE A O'BRIEN ROBBIE J I12975 SW PRINCETON LN 13117 SW MERLIN PL TIGARD,OR 07223 TIGARD,OR 97224 I2S104DA-20100 2S104D8-02600 MONTEROSSI GINA A O'CONNOR MICHAEL H 13088 SW PRINCETON LN 13129 OW ROCKING!IAM DR ' .TIGARD,OR 97223 TIGARD,OR 97223 I2S104DA-22100 2S1040A-22500 MORGAN STEVEN A ORTEGA SAMUEL H 12958 SW PRINCETON LN 12985 SW PRINCETON LN PORTLAND,OR 97223 TIGARD,OR 97223 I 2S1008-03800 2510438-02800 IMORRIS JEFFREY J&YVETTE M OSSOWSKI LAWRENCE G& 13138 SW WELLINGTON PL FORMAN LESLIE A TIGARD,OR 47723 13039 ROCKINCHAM DR ITIGARD,OR 97223 2S104CA-08800 25104DA-21900 MURPHY PAUL B 8 JEANINE PADGETT MARK C&MERRI S I13350 SW HILLSHIRE DR 12974 SW PRINCETON LN TIGARD,OR 97223 TIGARD,OR 97223 I2S104DC.04700 2S104D13-02700 MYERS HARLAN E&DIANA RAF PAN XIANGHUA a 13350 SW CLEARVIEW DR GRETCHEN STEINER I TIGARD,OR 97223 13111 SW ROCKINGHAM DR TIGARD,OK 9/223 2S104DA-19400 10413A-24 0 • PARKER THOMAS D& QU LLOW SOUTH TOWNHOMES I ' DOBLANDER MARY F 0 R LOTS 27-64 13340 SW KINGSTON PL TIGARD,OR 97223 I26104DA 19000 2e1O4DC 02700 PARKS STEPHEN R RABOSKY ERIC D 13300 SW KINGSTON PL 13325 SW CLEARVIEW WAY ITIGARD,OR 97223 IMAM.),OH 9/223 I251040A-20400 2510409-00400 PETRILLO PETE RASNAKE WILLIAM& 13008 3W PRINCETON LN ANNE PORTLAND,OR 97223 13588 SW WHITEHALL LN ITIGARD,OR 97223 2S104D9-01300 2S104DC-03200 IPITT-MAN VERNON&JEAN RAT(I MARY J TRUST 13020 SW BROADMOOR PL BY MARY J RATH TRUSTEE TIGARD,OR 97223 13221 SW CLEARVIEW WAY I(iAI1O,UK 97223 II 2S104DC•04goo 2E1041313-04100 PRIBYL KAREL&ALTHEA LEE REHR-ZIMMERMANN STEPHAN I13372 SW CLEARVIEW WAY 13139 SW WELLINGTON PL TIGARD,OR 97223 TIGARD,OR 972.23 I04DA-1; •, 2S104DB-04090 QU OW-WEST OWNERS OF RICCI JONATHAN JAMES&ROBIN AN • LOT- y • 13203 SW WELLINGTON PL TIGARD,OR 97223 I25104DA-21100 2S10413A-19600 OIJAII HOLLOW SOUTH LLC RIEHM BRIAN&CHRISTY BY BROWNSTONE HOMES 13275 SW KINGSTON PL 12670 SW 68TH PKWY TIGARD,OR 97223 PORTLAND,OR 97223 I • 040A-23=I 0 2S104nR-(149110 IQUA - s e, OW SOUTH OWNERS RIGGS DOUGLAS J&JULIANNE E ASSO' ' ON 13123 SW WELLINGTON PL - ' TICARD,OR 97223 I104DA-240 2S104DB-01900 Cu OW SOUTH OWNERS ROMANS GARY J&PATRICIA A I ASS ION 13166 SW BROADMOOR PL TIGARD,OR 97223 I104DA-241 2510413A-19200 QI. 1.HO OW SOUTH TOWNHOMES ROMMEL SCOTT& OWN OF LOTS 1.26 ARIZPE(LIANA ' I . 0 13315 SW KINGSTON PL PORTLAND,OR 97223 1 , 25104DA-09600 • 2S104DA-20700 • ' RO33 MICHELLE L SMITH DAVID L& ' 13123 SW MERLIN PL BROOKE-SMITH BRIANNA R TIGARD,OR 97224 13028 SW PRINCETON LN TIGARD,OR 97223 I2SIGIDA-x0600 2E104121300000 SAMPER KAMILLE L SMITH RYAN K&JENNA S 13018 SW PRINCETON LN 13006 SW ROCKINGHAM DR ITIGARD,OR 97223 TIGARD,OR 97223 I2S104DA-21000 25104 DA-18600 SCHULTZ KATHERINE J STURDEVANT PATRICIA A 13000 SW PRINCETON LN 13375 SW KINGSTON Ft TIGARD,OR 97224 TIGARD,OR 97223 I 2S10408-03800 2S104DB-03100 ISCHWENKE DANIEL C&JENNIFER A SUMMIT CREST PARTNERS LLC 13212 SW WELLINGTON PL 8465 SW HEMLOCK ST TIGARD,OR 97223 TIGARD,OR 97223 I2S1 4DA-10800 201040A•1Z000 SHEERAN NANCI L THORPE JAMES S I13255 SW KINGSTON PL 13015 SW SECA CT TIGARD,OR 97223 TIGARD,OR 0/Z23S I2S104DB-02200 2S104DA-23100 SHIMANOVSKY ROMAN&INNA V THORSFELDT KAREN L 13217 SW ROCKINGHAM DR 13049 SW PRINCETON LN ITIGARD,OR 97223 TIGARD,OR 97223 , I2S1040A-12500 2S104DC-04500 SILVA SUSAN TIBBETTS BRUCE A&SUSAN 6 13005 SW SECA CT 13541 SW CLEARVIEW PL TIGARD,OR 97224 TIGARD, OR 97223 I • 2S104DA-12800 2' 04D13-048.0 ISKAER BRITTNEY C TIGA•• '. OF 13035 SW SECA CT 13125 . • •LL TIGARD,OR 97223 TI.. 0,OR - 223 I2S104DC-03000 2 104DC-078• SKIDMORE JOHN T&LARA L TIG•■• 0 / TY OF I13265 SW ni FARVIFW WAY 1312- - • • •LL TIGARD,OR 97223 11• -D,OR •- 23 I2S104D3-04500 2 $4DG09:.1 SKINDER JUDITH A TIGA'• ' OF 13142 SW ROCKINGHAM DR 1312 1 •LL TIGARD,OR 97223 T ' •RD,OR • •'23 I ' 104DA-16 0 • 26104DC-04400 • TI ITY or WILTON LANE H&KATHLEEN L I . 131 HALL 13563 SW CLEARVIEW PL GARD,0 97223 TIGARD,OR 97223 I• lo4oc-o7700 2S1onOB.0.4 0o TIG OF WOOD JOEY L&KAREN Y 1312 L 13120 SW ROCKINGHAM DR ITI RD,OR 97223 'I[GAM),UN 9/223 I 251040A-13200 23104CA-00900 TIPPERREITER MARK R&AIMEE M WOODEN BRADLEY R& 13063 SW CADDY rt. WOODEN CATHERINE TIGARD,OR 97223 13430 SW HILLSHIRE DR ITIGARD,OR 97223 26104DA04100 23104CA-06100 I TYE MAYNARD E YANG MING T& 13411 SW 129TH LIU DIANA D TIGARD,OR 97223 13540 SW WESTRIDGE TERR I IGAKU,OR 97223 2S104DC-0 700 2S104DA-22300 TYLER-COOK LESUE RANDAL& ZELLMER ALAN NEALE IDEBORAH E 12938 SW PRINCETON LN 13130 SW CLEARVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 I2S1040A•16900 25104CA•10200 VALENZIANO MOIRA T ZENNER DANA R 13315 SW KINGSON PL 13111 SW MERLIN PL ITIGARD,OR 97223 PORTLAND,OR 97223 I231040C-03500 VIELBIG LISA L 13145 SW CLEARVIEW WAY TIGARD,OR 97223 I 2S104D8.02100 IWALL JEFFREY S&MEGAN E 13225 SW ROCKINGHAM OR TIGARD,OR 97224 I28104DA-13000 WILKINSON CHRIS& IDENISE 13055 SW SECA CT TIGARD,OR 97223 2S1040A-21700 I WILLIAMS DFAN I 13285 SW YALE PL ITIGARD,OR 97223 . 06/06/2005 15:52 FIRST AMERICAN TITLE 4 95036449731 NO.695 D002 1 AMER III - ..;fir: : /4- First American Title Insurance Company of Oregon , 1 Washington(OR) Prepared For: Prepared By:Anthony Falkuer I Customer Service Department 1700 SW Fourth Avenue - Portland,Oregon 97201-5512 Phone:(503)222-3651 Fax:(503)790-7872 IOWNERSHIP INFORMATION Owner :Etchemendy Paul M Ref Parcel Number :2S104DB 05000 Owner 7:02S It 01W S: 04 Q:251 e Address : no Site Address* I a Parcel Number :80478995 i!Address : 13255 SW Greenfield Dr Tigard Or 97223 Map Number • lephone : Owner: Tenant: County :Washington(OR) SALES AND LOAN INFORMATION ansferred Loan Amount • ocument It :78047374 Lender j ale Price Loan Type . eed Type Interest Rate . • Owned Vesting Type . 1 i PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION !, apPage&Grid : MktLand :$10,000 Census : Tract: Block: M/aStructure . ubdivision/Plat Mid Other . eighborhood Cd :HNDY MktTotal :$10,000 Land Use : 1002 Vacant,Residential M50Assd Total :$10,000 egal :ACRES 2.02 %Improved . 04-05 Taxes :8148.84 • Exempt Amount : Exempt Type . Levy Code :02374 Millage Rate : 16.3101 PROPERTY CHARACTERISTICS edrooms .Lot Acres :2.02 Year Built .• athrooms Lot SqFt : 87,991 EjJYearBlt . Heat Method Bsm Fin SqFt Floor Cover . Pool Bsm Unfin SqFt : Foundation . ppliances Bsm Low SqFt : Roof Shape _ ishwasher Bldg SqFt Roof Matt . Hood Fan 1st Fir SqFt InteriorMat . eck Upper Fir SqFt : Paving Matl Garage Type Porch SqFt Cons:Type . Garage SF Attic SqFt Ext Finish . /' • Deck SqFt This titl�formation has been furnished,Without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner, The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. - • �¢SY AMERf0 . ,14, First AnSican Title Insurance Smpany of Oregon �✓ Vii%:, . Washington(OR) Prepared For: Prepared By: Customer Service Department 1700 SW Fourth Avenue - Portland,Oregon 97201-5512 Phone: (503)222-3651 Fax: (503)790-7872 OWNERSHIP INFORMATION P ner :Etchemendy Paul (�n3') S 9 0- a S b 0 Ref Parcel Number :2S 104DB 05100 oOwner T:02S R:01W S:04 Q:251 Site Address : 13255 SW Greenfield Dr Tigard 97223 Parcel Number :R0478986 i ail Address : 13255 SW Greenfield Dr Tigard Or 97223 Map Number . elephone :Owner: Tenant: County :Washington(OR) SALES AND LOAN INFORMATION ransferred Loan Amount . Document# : 82029589 Lender . • ale Price Loan Type eed Type Interest Rate 'o Owned Vesting Type PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION ',Page&Grid : 655 A5 MktLand :$141,530 .sus : Tract: Block: MktStructure :$191,090 .ubdivision/Plat Mkt Other . Neighborhood Cd :HNDY MktTotal : $332,620 nd Use : 1012 Res,Improved M50 Assd Total : $296,420 •gal :ACRES 1.61 %Improved :57 03-04 Taxes :$4,624.89 • Exempt Amount : Exempt Type . 1 Levy Code :02374 Millage Rate : 16.4177 PROPERTY CHARACTERISTICS edrooms : 3 Lot Acres : 1.61 Year Built : 1980 Bathrooms : 3.00 Lot SqFt :70,131 EffYearBlt : 1980 eat Method : Heat Pump Bsm Fin SqFt : 1,378 Floor Cover :Carpet ool Bsm Unfin SqFt Foundation :Concrete Ftg •ppliances Bsm Low SqFt Roof Shape Dishwasher Bldg SqFt :3,846 Roof Matl :Comp Shingle ood Fan 1st Flr SqFt : 1,394 InteriorMat :Drywall eck : Yes Upper Flr SqFt : 1,074 Paving Matl :Concrete Garage Type :Attached Porch SqFt Const Type :Wd Stud\shtg arage SF : 528 Attic SqFt Ext Finish :251 Deck SqFt :50 • This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. 06/06/2005 15:52 F I RST AMER I CAN TITLE 4 95036449731 NO.695 003 . . .. :: .';'. •.K.i.C.i'vqz..-,-:.q.',:',1.,':'-'..i:'"..:::::',7...ii'l' .1:•:;^" •••:•'';'•'•':::••'.•;•■•;!;'.■.';'•••:.S...'"•.'•:.'• •• '•%•.:1:',::•:.•!:.•'',•••••.i.:1'...-.2...;''.'i;.')..'f•::,'..:•:. ;•':■"".•:t.7.■••'.%•::, ..':::;:':.".,:••.:s•i•:::••••,•!....f..ifi.:,:'. `"::'..-•:.":.'.''.• .."•!'.Y`:•:•';'.":.i'.'•:-;!&.''.•••',.:'f,;4;;f:;:•:••••.';';•;•1: -z--::•-•: '2•••'•: .-.4. •'••: '-'2::••,'-•:,"•-4•.Li.:.•;• •2.:7;L,7L:_::: ::"..L.•:,1:••••c• ;•:'.1-.:. .:••:,4 .....'_•4.'.:f.: .',L.,. 1,- .••-.....7•:-..:24.:*;..g.;;; ;&;,,=: •;•,...''.. ;:='•:•''.•% ',;•=',•,,'"■,• ••,,F.-.4•4'..1.:•f4 7T ; ..:.......'::,.•...:......;•7:•6;'■,',',...,,..Jsi 1,....•..‘. ...,• . ''' ..," ....."...!,;:. . .', ... . ,.. ...Vi.,:••• •;;;;:firttA...`.ri.'„• :;72i.re.74"•;:if. ;is'K......:,:s • ... ' ' ' • "."--,5..... 42:1'.5;:i:i,:!:••....., !..,.....,i .::',..-.41::...ft ja• ..., , . . , . ,:, ''..• '..,'''...!.....•..% •. .•••....•h••.....i••■••• 1 : I , I , I 1 .••.,,k ,:.!;$.4''....;'.-.!‘'t•j;:t......•:•• ....s. ....•'....:..7'.'........ %;4.-,....''',•'••.. . : • •' • .. ' . ..i. PA a 1k.*II.A)pG10401 0,sin 01111 0:110/AU 1.11••••11•••• ••.-.... s•-- - ...•. .••-..• •••. • • , . • I I; •• 1 .. •.fi • • * . . ; * • . "1. ' .! I. ..? ....r:••:•0, 78041374 : .,.:, . sAuctutnot ceconsho ,• ,... ;.• ' . • .. , • ' KNOtY ALL MEN.11Y TI1ESE PRESENT'S,Thal the utelerdined,let fir...taw/es:dam bet.isarl fer 44111. :F. : ' :47 =-..- -• -:•::::-''' .. .:1.'41.",•!.11.1i_E!?...•.-.• ....:: ;',,' has.mild mid and and hereby does grant,bargain,sell.assign and eet uerr unto Paul Martin . '..',..**;:•{•1.401 ' • •':::,'.• • ..:-..4 • .. ' gl,•:... CO'•'.. •. . •• ..7.:. •-.F., Stchemendy•• • • • . .. - '• 3,', ..• .9 ......1W::. ;,.... • . •••: • •?.f.j.'.::..:, • • ..•. Ni his kits.:efeee$sato..mid • • a ' . ,. . ... . • ...- . . . . • : I. • . '•'!-...V awigns,ell of tho vendee%right',dtle and irdetest Id and to that mitein contetrat hat the?Ole ol mai rotate dared • . . re; ;, ". •••::'...::':':;:. ... June 26 . „ • 1974 • between Ed..1. Ricker . .. . . 4...---••• • .' ..:•.:iL.•:. - . t/ Y '''..•• ..... sel- as ler and-Paul M. Etcheine.ndy and Donna.K.. Etcher...husband and:wife• ••• •.- • • • .•:•.,i. :',.2 ••■'. .. : :.-. ..: ........:,: as buyer,tobldwantraet is recd in the Dards NSMISMIS Record*of W•culbinftan canati,of.. • . ,•.:..g 1 r•;.. ,:•'.:".1 ; gon,in book.. f°..P'. . at po*,UWA. thereof.OF MI ilk cumber .... • • • •1Cel number • 1, .,..; • .I.P"' ': .-............ .. .. • (incliner teeth), (telerenet to said recordn1 contract hereby biing es;rnet/y nude). • :{.- `,.• t..4 ....• ' taiethar with an al the right.rittc Rad incases,of the undersigned in and(nth,.real eei ate dreetthrtf rhttein:the meter. .... ... •••• .1 s'igrd hereby expswaly cvrenarrts with itnd warrants to the atbignee abore resoled dun the undentipec1 is the owner Y.j. :: •.,1, . :..*,•:.,, • ..: of fhe renews imc.rest in the real estate described in said contract al tree tool that the unpaid balance uf The porehme . . •" ••:.! Cr....... • :. i . . iri(h ialcreS1 paid thereon to . . ... . . .. ;19 ,7.8; .' ' ... . • a '--.,111,•-;g1, . ,.... . • .• :..t,-1-7.:7 . • ..... ,:, ., .. . , .„.. .1,1.:;,• • .,. i•-:.t,t..42`...'.,..,r......: ..,..,•...•...i.... 0 lindlizi:dmihrcal aestotal iti.be cideDa on 1:delivered to Me order of mid assignee. ... ' '.; The(rue entartual consideration paid for this transfer.unrcd in terms of dellart4.ig S NON ,.. • •:_•:•.'!.: ••"41 .•MH(710eVq,the adult/consideration consists el or inciudes other privet',or vahle girl OF Plonthcsi which is tn.obi. -' .....„.•i...„1.........."...7.:,............7....,e9A:`::: :7.':.:;IL:::::''.,., I. . • .. i• :.:1.?...'..T.'. FiQcwidts'e...thernatimizellashd:ritn(enigincretha inWhildvnajn:ato. f.it le understood the!if the context so requires.tits sinduinr shnil bo taken to ., • •-••' • .-•.••:••••••'...4•!:•,..", cl.il':.:-::,,,bi ...,',.',.'.' •ivrellicmcantneticara.MaDdininelatinimPishop sihllaPeebePhbrinylnaldieft.hedassuaujinasc°Inetnaliddcd ag nd4rshalhimihcipiiigite:rtogolmthealdeld calinillethec4nt sttr2erovisio.1:ethepundegliendite oiternpgaellandplYidi ectooillecrtslenrnitritng twellf art gra.wm-c:Z . li._•.: . ...,.',.,;:::4,..,.....:: A -z,.. w."WITNESS WHEREOF. rho undersigned assignor hns hereunto set his ltandt if the 101derSigned iS D 0••N•: '... •..•' 1'7:2''..."4:-?;',.:■.''.'• • ...." .COrPOS:A. tion;it has caused its corporate none to be ta'grsed and its corporate seal to be dazed hereunto by ifs 01(1- Ie.' ..' •..••',":;?..., ,,,,,,;z-4 ,.....:,1 .: .....% • cqrs 0.0.apthirded then:unruly order of its board of diccet II . i...4 •:•••:". •••••••-•:..f..1....;?.. 04.e..', -.1(•-,- '' ..-:••7...F.•• '■,.'-.".•;•,,,i x...•..:' e•;,, . • i)ATED:...54tnber•. •../9 .,is.78.... •••• . Or...re 4.e. .5.2:40.,-.....- . .. ...,.• ..... .... :. •" • ,...• Dar:a Ic.. E te hem_s. dy. •_ .. . . .. , . ... , .. ...5.(.....?:,...'..`:„,,.,,. ".....:"'1,,.'.....si..:‘,..,...:"....:;s7.i.1.,:„..t.;:v.t.b;•:,,s1-1:t427--i....\"1::.;,"...... ... : . . • . . . ..... . .. •..,...lit...;‘,00'1,7.:x....1... . :!:•,:•,4 ' :'. i.: .1;IP."..7':4#::. • 11 . •, . • • . • • .. v.::•R.::•1(...:..7.:...:..:czt-.,.,- ..........z t.,.....i.,-;!....,0:,•. .,;i1:::i.:-.4..'""-'-ti,r5.... • .1....,- ,--i-..4..,,,,,... .1,,.•:r.7,- ?...•.•,.... ,-.1.,•••.. .,• :. ',,,-.c.;;;,-,:"§-,...-.p...--,,, ,•:-, • ;s17:427 0F•oxrcom. ••:•• . STATE OF OREGON Cawley al........--..--.......--.:.-.-)sa . .. 1.•.:,.....:...;....,........:r.,.4.4...Q.,2 ; . • t..1."...g.,...::•':;;.;.%:;'.7 /'•,4.V.:4::(;7,.i.55,- -•• t.•..IA OCt..0 .:. ...Et_19_,7.8,_ . 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(ot-Pict.tc, ;•- 3:.(.7::.'•;,.:?.::::I.';..!:-",n....,:i4..t.:-111 •••'''.. t ,.. ..-.,: •-:• ,,,,,-:.• Patio toe Oregon 61. , liaraey Public tat Orono EgAL) •' ,4'':ftt,Or.'•?.4 g•AVI,-""i's 4, '.":... . -•• i '.' ' Wr garment:on padre.: flit?,I arycommil.,;...0-if . . • .. • .. . . • . • cr'ce.:1:••:?..:* .4.,4`..::' • • r..,.....r.:;.1'5LtriA:k .‘,4.-NX:•'•,...; i•:.' .•-•4 . . ••••3■0...X.mmo vow/ned opfin01;.54113-11■00..11•••••0.0.0141.0.11.01.0.0ails..140/la#1•01.10.Oa#1.001.11 14.....1 a..,amot■a . p...2. .....f..;. . .q..4.,.:'■;'..,...■....; .. ';`,,;.4 .4."..416.•61.b.!0.01.410000.0•lb.0.4 P..6. '-.•-• ' ".....N.•;;A.,••••-4:• • ., .1.::I; • • •• - • '•• . • •• . • . . • •.•:.•.i..r.,$, ...:,,..\... 11.„.,,, „,,, ...,.....:;:•-.::,4,,%31:•••••.c.iicut,•••>;•";!••• . PI:!,..!:It'',Siennit..K...• Etaheinendy.., ... . . • • lP: .••••<••,. ••-!:- ',I'.13275.7SW132nel. ' • -•"--- -"." g1 ' a • Tzglitti. Ore.gon 97223:., . • • . •' •-- --:-.7--- - -- *7'-r-7- .t.:,:k. ,:••;LVA1`,••:,••,:',:tAiii• • a-Z.442 • 1•.4.:•* ''..?•-'!'itl-t'cAi•I'i-'.:::-.".:,...'•Fx%::::.•;g, STATE OF ont-com L . , •;. ....,0-.... - -4,,,.....z..re.z..4 ....4.%„:•..,..:. :,..,•. ...-. artasunrw■Arc..11 WOW. C00011 01■11101,11030 . I. M. * rii.litlZA...i.Voitt. `..-4.•'.:.... - •. • . -•••••::•.W•ii*;...47-71,...' ' . •••ti:"•••••.-4.., Pad1.,••..kleir.i..ti,,Etchtinendy-__'.....'...._.•„_ . . - .1; • Mra" 'co' --.4.•‘..f5•;;'-:'•-•tfi-i,t,g,;74c".7- )%si...•:!.....:•"•• .0:.•:".•.!....:1. .l.q6.6C),LS.34'...••••MarloDxn•LLn..,.A 4.--•-•'...-- , . .04 . , ,, • ._ .. 4...of.'13,A,,k0A.... I ;;'''.',V-...:. - -' - - 61 cw"• ' ' "••*.1...*''...‘,..YK,..X., 'Lk.;'4,1,..A.:,. 7.:. 1,01906 • 00.$7'0141 A0 that. • •••• •4....r.o.f.s.a,c .- ,0.4.b, s'.-■f••', ll'k'''::'''Ir'..:173.9Villit01.4:acinaRti9.24C191;;.•.''''.'"''''-•"" ... ,?.•• tbateilla6;ed:labial. Melted• - . Vll'''1''41.4%kl..•44.1"Vg*b. V.'';:' . •. ' ""IT."•Eu ad •151,1bacdckdi.1421:01';.t•... •07,i'%<;:n1.1'0;.e.iS,..!!kkift'`...k....‘•‘,%1 104 . •• 4. Z•t;...5.:;.,.•,..:::,..2.•‘; • • ,14'..;1..4•q■ .7•-••.fiiVV-Fsilk.O:ri•Etchetteko:. __ • .• '" '"`• et '. -. ...-...- . • . r"iri. f.:•4?:'Y',-"•!'''.1.:,-'eS't.,''tett' ':'•••::. .",,,..1....,,,:*.p.•• •.• •••••••• --- • '0.-,,.%:•„!.'::90,.00?.1.3.:0...2.4A-4jor.4%Lia•.. .4_...... --.. r.. 1'7'?.:-.';:i....i'ili.;;'," ..itif.„;i?.,!: ......;t1.:p ...ligontr.an'A;"Pragoli 91005, .•• •' %%Imo lity:fl:i.F46:14■::ikii i- 1. •;• 1..,•1•70:%•4, •Ivie:7•::•-• •,,,tiocipts4:1"MdaiStiti,' &new et - 'fitcvilk,q'tirile r: • ••••••',••• ••rp'4'Xi-/- ',..•:',.•.: ;'''• -.•, • 111111 a Omr.11 00000 NI im 001.0.400 Aolllis irel 1.di.101■••04 601•••• • .".'t•:••••:"..‘. . 1 .:.f''........ 'II i:12::".-Att• .,‘1 1,:t.....•:: V: ''''- Paul tdartint•Etcheatendy .. ..• . •, .. .. .. • 0 e-.• L•Ti...%•';',;!,-..-..:::•::',1c,i;1-i:g•LIA-•t•,!;::::;::,.... f .-•.''.4 • • __1, I ••':.i 1...••90.go.sm....,ttpirjoiie.1.11...•.84 ,.• _,.._ INDSXED D.00. ',..*:7''..•?'..,:s;.-i'....;::11.4 tzt.;,..,.‘•.:.'et.:::..":•.1...',1.. •.l• •.... ir neaveirrmr. Oregoa•97005 • I:•.:.:'•:- • s.-1..ir•.1a.•:::••.::•,... . . . lu,10. • 7..'.7x.,.-•-•7•:...'•.--•.-7;7...,7-,-.....:.•:-.._.•-.7-•--.^F.'_=-••.:.--'7.-_•:;•••.-=-:----•_.--.J.I..-.7..••:.==...:= -. ' ..P.4,... .•'..:,.7 ".•':.::* • •• '...... .... ...' ..:: .. . At . • .....• .. • • 1 ....".4..,.py-0 .:,,c1-'.'s'f 3:::r.'.:41:,*l',..-;...4ti,...,,,.'-.1•1..•..1.::';.....,'.r. ....:•...• •- •L . -'"''• ,.......:•:. •• • t •:,=•--•-- ;:• .•,.°,:',.:$,...f..!'..2;.?!.:7A'••4'..e:'",...j • •OCT 2/ 8 las AR'18 . ..":t., ....... -.f.:4-'.., • -.. .........I.....'.'. •........o..7:..z.,•-7,..^4.7.4-7-. .• ' 0.•-.Fie '16•'.'''•••• .. 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I • .. . .: • -ICNOt7.ILL MEN DV THESE PIZESENTS,rind . • e:•:.'.,, . • i. 1: Egi A NM.It ETC ki Ti r.1 13 II P 74 ,hereinafter called grnntor, • for the comideration hereinafter 4 fated,do r.s hrroby rendre,telt.:IfIl rani quitclaim unto. .... ......................................... .........PAU1....ETC11EMEIIDY , . ... • . , hereinafter called grantee,and unto drantecis heir,,GEICC=OZ2 and cedgne all al the grantor'a right,title and htlareat in that certain real property with the tenement;haredirn taenta and appurtenancet!hereunto beiongind or in any- I .4•••• .. t-iri-::,^i,-: :1 I.:'.-''':: :.:,--' 1 ::1-7::::: ,Cittict a C•wenon,dear...deed as icaiorrs,to-rest: • '',..• ..:Alk 4.i! I .":. .. . • 1: .. ..7:}4 I Situate In the SE 1/4 of Sec.4.,T2S, It1W,WM Washington County, Oregon ,k•:•.'.',IC:i`.:. and being a part of the Etchomencly Tract as dmeribed in Book 930, Page I • 988, Dead Records of sold County said part described as follows: ' •• • !...p,-.-• . .,•: Beginning At a point In the center of 6,40 ft.roadway easement setiel point • ItEljto.''a,,,,..,.. ....1.1., • . • being N 0-14,40"W 1524.10 ft., N 00'20100E 902.61 ft., and N 0-07,20"W - -;,i.s..q,----;:.: -• 190.0 ft. from the south 1/4 corner, of said section as per CS 4159 and • .,',...:•.i.j..--.7.:1-7,r ••t • running thence N 0o07,20"W in tho center of said road easement 250.0 ft., • • -. ..:.•'.Y.'''..•:....., mire or less, to the northeast corner of said Etehomendy tract; thence B . i!.':.,':'t'•'" • 89 alP20"W 300 ft.on said north line to the northwest corner thereof;thence SO 07,20°B on said west line 250.0 ft., mow or less, to a point 190.0 ft. • .. •..., . . ..• I. north of the south line thereof;thence N 89 2810"B parallel to and 190.0 ft. distant frbm the elouthline of said tract 300.0 ft. to the beginning. • . •• . . ...• All described property subject to existing encumbrances. -• • • .. •. ...:';.,,..•,:e•tv::. • • tw w...a ussimegun.coevals mamma as nem inn To Have and to Hold the um*unto the add grantee and grantee's helm,successors and assigns forever. The Into and actual cosaideration paid tor this transfer,stated in We cd dollars,Is tmarital.coludderation • 4.,•• .. .. . • . .. ••• ... .. . Othowaver, the actual consideration consist.of or includes other property or ratan given or pronsfied whirls fe• • • ' '.i'•.;:-.F' -: : p ,a a ts*consderation(indicate whicb).0(netratyme byname Mt symbolaba n ot apptleettleAkaa ta&gam&S..ORS SUM O.) • •' ' In construing this deed and where the context so notary.,the singular includes the plural and all grammatical • • .. . .. .•. chandea shall be implied to make the provisions hereof apply equally to ocupsplons and ''d . •• In Witness Whereof,the efrantor has execultd this instrument thtinUfLtday of --.19-01; ' ; • i f a corporate cantor,it has caused fie norm to be dgned and seal all by He offices suibmised Made by t : I . order of ils hoard of directorh :eissama■asse:..... ...:'•l'.•' . IlltilION irroatm ' -i--.— • . • pi.......,,,•agprdlies. , . -iii:• •..-'.,r11.: Wks agan••••11 ...............................----.........------.......■•••-•-•*•• I. •e.k•i";.•.•.'••: 4 • . • ....--..--.................. -...................................---......---. I . '..:;:;inK;:•.'-i.c STATE OF ORE 1 . .' ' •... GOlti... . i STA75 OP ORBOON,Coanty oL...----...—. -...:it'. - - " 111 .--- . '''' . 41,....n.....t. ---.•'-'1.7t3V..r; .. , Ponandly operail.thr..ber.newad !MIMI Rtnlealfiansl, •+. . •._.:... ' ' :—___ • .1 I-- • peneaseUr awed .• ....---.--wbo.help duty worn, mesh tor tdraaaft sad eta as kw(hi ether,ails fay tees do know 1.!ha ___ anuldant arl MU!ha how h the . • • . . 1. ;., ..• II • ...... .. • ' — a 0,- . I: .. .c•.-•1: --r a NV SI .............. ......*• ahem ' .::::1.'.`Q • .,, '.:tt• •7--tAfr -mad adawfilld it.kw*"tern- ;14 ad ea...1 aline to tt•bestow lastraward b Ur corporsteati" opal ' •......-.4.ye-4 :.. ,, zi.f.,-.Aftr...----ydrunisa,one and°T., al odd wet that sel4 teetruesset wee cant end west to ha- 1. : r*.4-1.... .....75",--Jr. ..•:•, ..s. '• .!:'•.... ... mar. . . haU ei donareahaa I 0 antharhy al ha board at dlnotarat awl each al 4 •••;;;.•P:`,. --'.. .7.4t;4•,•- 3`...:.::. l)ccid ,, . .....4.2.4.xth5 Rto dam artorraledead ad/lastnureat to be lts watontars ad awl dwd. .,.•-.. .,..„.„4,..regikl....7.•-.' .4. ...... .-,a; aterEPabUo he if --- ---..-------------- (SEAL) 4. . •...r.,:. .. . . 7: ;"'Tt " : X.I.10.: 1..% a/falriagulan 6011•11.444y.y.• Maw Palle ter Oraloa .: I -m.e.F... 41 ..., . 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NACU auturrati ---------"F.g',4 : •Er•.A,,...„..c:,..pi.4.1 ....I ., . . -----,--,:4,4•:,..kir, , i____ _,...,r.-,.,. -.• :.,1.4,-.,.. — ...-esi:,.k.• .111255 JIM- 19209 .• : . .. itscoeoure um. •:.':** ,.. ..„.: ..w., r. . . • .• . • • 1,1 tst,,n t. •....cit,..,„. . riluct IA .' ,, • ,(15.1r... , Tor Wits' ,F0Nw; ,:,.., 1•••/ a I. ; I; ..,.... .....,.,,,,,..:;;i.::iA.A. MI•&MP 11“•••••••11/10•1•1••1•11*AM eat*lb Nimbi slim :, IVO).a In r,I 1 7=--. .f's. . • . . :.-.•=-,,it.,7,:f.'. .. , II '7----":"':-...!'r‘r-.-`,..::......N'4 III-- 7:7•"7:•,--...0:',.: r.•:;;',1-,•••.•• —Paul-Itteheme,, — . --- - Iume..en.....m. . • • •' . .;• . 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'ice' 1;" S: __ :J: - 9. .ti :14*,,. ,. ;.4. rorr•-.� 1'^" - =""� :;I;,ti.• ��rt;-S.k'..+1 p'..iKT` ..,� '��� �:.cp .�iS°ipi -1- '�,n!r(�- }-tom'-`° "`S•`�..:•�;;1!�..�F'".:'�}? gl.:.ti-w. �lq .=' --*t:.•�y�•.%.�j ' .z..r �4d,,i�', f")�,''.I4�'. .d' ;Ill :11 ten ' InO i,St t ki ' -UM f7 VII q If I h. :-�' i•, : ^..x' r }.� ''• •.* ~ may' • I •',.a'-- '^4"v7a.-4.�i;;;;I:�t%.ba:;Al+t:Yk-,14,eY ;: ..:. f 1"- - -i-V e.:4`�+,• ^,,,-. .: .. ......['f.4 s'--,:Z:- ,- .erg.. 4cc:.�3C�a'.:. -7�fe9 .-` -,Y- :'beL` ab"s1 RESIDENTIAL I. . -REAP.MG DiE b 4--Z2 —o I . • 1 APPLICANT: .eQe - /L .,L1_ AGENT: Phone: ( ) • Phone:f ) • �Z�- S��ro I I PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: /3 .5 5 $CA- 67 rce.J L6r v-> 137 1 TAX MAP(S)/LOT #(S): • S(© '.b[3 • 5-e t, , 5 & , ,, NECESSARY APPLICATIONS: ,_,. . I-__:�._ _ . I PROPOSAL DESCRIPTION: /47 lets � • COMPREHENSIVE PLAN - • 1 MAP DESIGNATION: /o� ____ 5--e-d- • t 1t• • 1 ZONING MAP DESIGNATION: '-4/3-- • • • • • • • CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: ��.o,$,� C 1 . • IZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5-7 0 l • MINIMUM LOT SIZE: -7 S sq. ft. Average Min. lot width: Ta ft. Max. building height: 3O! ' ft. Setbacks Front 2.i? ft. S ft. Side -' ft. Rear li m ft. Corner (,s----ft.from street. 1 MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: ` •%. GARAGES: za ft. 1 JIEIGHBORIIOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS -• OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of I 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 `1 notice. Meeting is to be held prior to submitting your application or the application will not be II.J 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. ICITY OF TIGARD Pre-Application Conference Notes • Page 1 of 9 Residential Apprxa6oNPlanning Division Section I : , • ijIARRATIVE [Refer to Code Chapter 18.3901 - ' ' The APPLICANT SHALL SUBMIT A NARRATIVE which.provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review . . the code for applicable criteria. . E1 l 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 AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,, at a minimum, the `transportation system, including bikeways, the drainage system, the parks system, the water system, — -the-sewer system and the noise-impacts-of-the development. For each public facility-system and-type. - I of impact, the study shall propose improvements necessary to meet City standards, and to minimize . the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real ' • property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly prportional to the projected impacts of the development. _—_ I E ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: Minimum access width: • IMinimum pavement width: • ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.105) . Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each Iresidential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. I, L RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7[51-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be-calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as .specified by the applicable zoning designation. Net development area is calculated.by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: • I > Land within the 100-year ffoodplain; ➢ Slopes exceeding 25%; > Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. IPublic right-of-way dedication: > Single-family allocate 20% of gross acres for public facilities; or > Multi-family allocate 15% of gross acres for public facilities; or . > If available, the actual public facility square footage can be used for deduction. • I l EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: . . I EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS I Single-Family Multi-Family 43,560 sq.ft_of gross site area 43,560 sq.ft.of gross site area . 8,712 sp.ft. (20%)for public right-of-way 6,534 sq.ft.(15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area — 3,050(minimum lot area) J = 11A Units Per Acre = 12.1 Units Per Acre l • • . *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimem Project Densily is 80%el the maximum allowed density.TO DETERMINETHIS STANDARD,MULTIPLY THE MAXIMUM NUMBER Of UNITS BY.8. I Page 2of9 CITY OF TIGARD Pre-App)-nation Conference Notes Residential Applcalion/Planning Division Section • Y' • ❑ SPECIAL SETBACKS (Refer to Code Section 18.730) ➢ STREETS: feet from the centerline of • ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT•LINE LOTS: A minimum of a ten (10)foot separation shall be maintained ' between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. • ACCESSORY*STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. ' [See applicable zoning district for the primary structures'setback requirements] • ' ❑ FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.730) • MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are ' satisfied. • • BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE ' OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer Iareas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of . deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by • vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. ' The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. ' IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • I P1 ,LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) • STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must I . be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on. the ' branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. • ' A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED • in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. I ❑ BECYCUNG [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such ' as at the intersection of two (2) driveways within a parking lot is prohibited.. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)• 625-6177. ICITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential ApprIcaGaJPlanning Division Section 1 • • PARKING [Refer to Code Chapters 18365*18.7051 • ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. . • . • • ➢ S 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 135 spaces per unit for 3 bedrooms. IMulti-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. ' NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. I ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • ❑ BICYCLE RACKS- [Refer to Code Section 18.7651 BICYCLE . RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas-protected from automobile traffic and in convenient locations. • IL SENSITIVE LANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS • WITHIN THE 100-YEAR FLOODPLAIN, NATURAL ' DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- ' • ' application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands•must be clearly indicated on plans submitted with the ' development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES (Refer to Code Section 18.715.070AI 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 CIWATER SERVICES[CWSI BUFFER STANDARDS (Refer to II&0 96,44/USA Regulations-Chapter 31 • EAN LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a Ivegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive • area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table . identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 ResidentiI AppGca6on/Planning Division Section ItABLE 3.1 VEGETATED CORRIDOR WIDTH, • • SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION B.ORDER 96.44 I -. .f�„� ..' - L..r ...7ww ,� lRi 7,.rp} c5:9.w .,74. .. -� ,..vii«- 4, 4t a:rZ^ iY,•?y`^ _. `: wfi .G �?i;%1 r-.c - 1:9. ; a .1:4.- u -�Y.3°. 3 .� s ater n AIM j,,1T"7�( i [3 �u r' - h y f1 � j! „�-+I�r-st5j T- ' F 1' rA :.�a.i-c � '- '4 '7'...c'2 t`�,,,,�/ Y V' <� ' p.,�.�fps 1 �li`^?.Sa f,�...a� '`�> �` ' °F'�3 � �=='��y�,`'�°%r-�4',�.,� �},�'°� � _P die �'•'T. �..�'t : ,�:. ��� I • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet + >50 to <100 acres 25 feet ' • Existing or created wetlands <0.5 acre 25 feet - . Existing or created wetlands >0.5 acre <25% 50 feet • Rivers,streams,and springs with year-round flow • Streams with intermittent flow draining >100 acres . • Natural lakes and ponds • • Streams with intermittent flow draining: >25% I * 10 to <50 acres 30 feet t >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure ' • Rivers,streams,and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope),add 35 feet past the top of ravine' 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 Ifeet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement 2Vegetated corridor averaging or reduction is allowed only 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. .1 Restrictions in the Vegetate Corridor: • NO structures, development, construction activities, gardens, lawns, application of chemicals, Idumping 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. II-Location of Vegetated Corridor: • IN ANY. RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended I for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a • separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider.Letter: I . PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a•CWS Service Provider Letter is not required. , SIGNS [Refer to Code Chapter 18.7801 . 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. Dk TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18 0 Q .190. 30.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES.prepared by a • I certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition,'site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. - ICITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residen6a1Apptca6aiRPlanning Division Section THE TREE PLAN SHALL IIQCLUDE the following: • • • D , Identification of the location, size, species, and condition of all existing trees greater than 6- ' inch caliper. . D Identification of a program to save existing trees or mitigate tree removal over 12 inches in I caliper. Mitigation must follow-the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a ' mitigation program according to Section 18.150.070.D. of no net loss of trees; - • . Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; 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.; I . • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; D Identification of all trees which are proposed to be removed; and I D A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. I TREES REMOVED. WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED- ABOVE will be inventoried as part of the tree plan above and will be • replaced according to Section 18.790.060.D. I &MITIGATION (Refer to Code Section 18.190.060.11 . REPLACEMENT OF A TREE shall take place according to the following guidelines:' D A replacement tree shall be a substantially similar species considering site characteristics. li . D If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural I resource value. D If a replacement tree of the size cut is not reasonably available on the local market.or::vould not be viable, the Director shall require replacement with more than one tree in accordance Iwith the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the 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. D The planting of a replacement tree shall take place. in a manner reasonably calculated to allow growth to maturity. I 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. . I RIC LEAR VISION AREA (Refer to Code Chapter 18.195) . • The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size. of the required dear vision area depends upon the abutting street's functional classification and any existing obstructions within the dear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ICITY OF TIGARD Pre-Application Conference Notes . - • Page 6 of 9 Residential fining Division Section • FUTURE STREET PLAN AND EXTEN N OF STREETS (Refer to Code Section#10.0301] A FUTURE STREET PLAN shall: • ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition . The . plan shall show the pattern-of existing and proposed future streets from the boundaries of the- , - proposed'land division and shall include boundaries of the proposed land division and shall l.-) 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 1 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. • inLADDMONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 • . I . MINIMUM LOT FRONTAGE: 25 feet:unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum . 15-foot wide access easement. . The DEPTH OF ALL LOTS SHALL NOT EXCEED 2Y2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%times the minimum lot size of the applicable zoning district. I 4K11LOCKS [Refer to Code Section 18.810.090) �jefit: The perimeter of BLOCKS FORMED BY STREETS.SHALL NOT EXCEED. $FEET measured I along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided i.j through the block. ,. CODE CHAPTERS • • . • _ 18.330(Conditional Use) •18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) I _ 18.340(D'irector's interpretation) 18.630(Washington Square Regional Center) _..X".• 18.775(Sensitive Lands Review) X. 18.350(Planned Development) _4 _ 18.705(Access/Egress/Circulation) . 18.780(Signs) . . • _ 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(temporary Use Permits) I _ 18.370(variances/Adtustments) .. 18.715(Density Computations) .. 18.790(Tree Removal) - 18.380(zoning map/rut Amendments) 18.720(Design Compatibility Standards) .( 18.795(usual clearance Areas) • _ 18.385(turscenaneous Fermis) 18.725(Environmental Performance Standards) _ 18.798(w recess Communication Facilities) ' 18.390(Decision Malting Procedures/Impact Study). me 18.730(Exceptions To Development Standards) .18.810(street&Ugly Improvement Standards) _ 18.410(lot Line Adlmsanents) 18.740(Historic Overlay) • _ - 18.420(Land Partitions) 18.742(Home occupation Perin) I . 18.430(subdivisions) _ 18.745(Landscaping&Screening Standards) 18.510(Residential zoning Diistricts) 18.750(ManutacturediMobd Home Regulations) • - 18.520(Commercial Zoning Districts) 18:755(Minced Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) I ' . . • 1 • • CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 . ResidentialAppricaton/Planning Division Sec5on y • ADDITIONAL CONCERNS OR COMMENT" 5.4 S � r-.� . ,s . Gtr,D . • 714. 7 1°�" I - _ _ -Al_ _ SL, .l-` s ,-. .. ��v- -4- .1 . 412.4.1 A Pir1:, cam.- .: , .I /_. G .. • i . I • I . . • I • . I . Ii - -0C —. .�Cs Q� , '{p-e.0 _ 1 • l ' • • 1 PROCEDURE . I Administrative Staff Review. • . Public hearing before the Land Use Hearings Officer. X Public hearing before the Planning Commission. I Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be • held by the City Council. I APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the I Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planninc_Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). ' 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision.. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. 1 CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential App■caraonMPlannN9 Division Section • The:administrative.decisioir public hearing will typically occur Alkoximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or . issues or requiring review by other jurisdictions may take additional time to review. I -protracted Written`recommendations from the Planning staff are issued seven, (7) days prior to tos the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this.matter would be heard by the Tigard -;1 c . A basic flow chart 1 which illustrates the review process is ailable 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. 1 • This PRE APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE • • INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff .and prospective applicant to discuss the opportunities and constraints affecting development of the site. I SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. • Applications will not be accepted. as•complete until the City receives the faxed confirmation of • approval from the County of the Subdivision Name Reservation. I HORDING PERMITS .PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of I development approval. These pre-application notes do not include comments from the . Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that • structure will be eliminated.when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE - DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). I ' 1 I : • e con erence an. no es canno cover a os e requiremen s an. aspec s re a es o 1 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 tha a prospective applicant either obtain and read the Community Development Code or 1 ask any questions of City staff-relative to Code requirements pnor to submitting an AN ADDITIONAL PRE-APPLICATION . FEE AND CONFERENCE WILL BE REQUIRED IF AN 1 APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS.SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). I • o PREPARED BY: --✓� WY OF TIG RD TANNING DIVI ON - ST PRSON HOLDING PRE-APP. MEETING PHONE (503) 639-4171 FAX: (503) 684-1291 • . E-MAIL (staff's first name)@ci.tigard.or.us 1 • T1TLE18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS:www.ci.tigard.orus H:lpattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) • • 1 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Appficabonti fanning Division Section . . a. .e!;�iT:.'..,35'r?S -'.. -?,w'1�.�"si:�`.y^..--.-. ...y�+ r+-x<� ,;rr, er?a; rr:;;�c��,:r's:'r',`_ ".-..Y-a•-,_,,,,,,�".t, ,..r i..,..'�;;':; it�'iy,�+''�:t: .3�etit"rr�s.7'.:;w„�.�-Ki!x'�y5.�> :ii' �. � sy=is"i:'e°';.- :t,'wR..` ,ti.;:>3�r�i:�',`.r-, '.eSit- 11_•?•;n: '.�-' J'. �:<c.u.r..i•'Q. `+,"•F1- ;U ''f '.:� T�49 .D'S 1�+'"'"` C;3 i,: C� 'f�i,j-���-;T'."t aY '•Xi< "'y,�'Y;�g.E� � <t''^tt �`„r``. e�9is' '�.. i�':a''�" ' .`c., ri..t� ._"',=s's.c a. .`'�;?��'.: - `..: ..$., .:t.;v .d•=• :ice• •.Z 4, .. 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IUBLIC FACILITIES Tax Map[sl: 2S104DB Tax latish 5100 Use Type: Residential PD IThe extent of necessary public improvements and dedications which shall be required of the a pp licant will be recommended by City staff and subject to approval by the appropriate authority. There will be Ino final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on I the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. IRight-of-way dedication: • The City of Tigard requires that land area be dedicated to the public: I (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Greenfield to 27 feet from centerline • ® SW Rockingham to 22 feet from centerline ❑ SW to feet I ❑ SW to feet IStreet improvements: ® Half street improvements will be necessary along SW Greenfield, to include: I ® 16 feet of pavement from centerline ® concrete curb I ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ID ® street trees spaced per TDC IF ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: 1111 OF T16ARD Pre Application Conference Notes Pagel of 6 nearing Department Section • 0 0 • . ® Half street improvements will be necessary along SW Rockingham Drive,to include: 14 feet of pavement from centerline El concrete curb I ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip I ® street trees spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I ® Other: Rockingham Drive to be extended (provide future street plan with topo and proposed vertical grade profile). I ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb I ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk I ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. Ira ❑ Other: I ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement I ❑ concrete curb ❑ storm sewers and other underground utilities I ❑ -foot concrete sidewalk ❑ street trees I ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: I ❑ street improvements will be necessary along SW , to include: I ❑ feet of pavement ❑ concrete curb 1 ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. iOF TIGARD Pre-Application Conference Notes Page 2 of 6 Bering Department Section �. r El Other: • •. IAgreement for Future Street Improvements: . In some cases, where street improV2ii tints or other.necessary=public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified-which requires the property owner(s) to provide •a future improvement guarantee. The City Engineer will determine the-form of-this guarantee. The following street improvements may Ibe eligible for such a future improvement guarantee: (1.) I (2.) • Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines I adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to I $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW . I Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. 11:3 Sanitary Sewers: I The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Greenfield. The proposed development must be connected to a public sanitary. sewer. It is the developer's responsibility to extend a public sewer line to serve the development. IEach lot must have a separate connection to the public sewer. IWater Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed I development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] I provides fire protection services within' the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: it) All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm if OF TIGARD Pre-Appllcatlon Conference Motes Page 3 of 6 earing Department Section "drainage;plan for the site, a•may be required to prepare;a'subilisin_drainage;analysisito lensure • that the proposed.system will accommodate runoff from upstream Mperties when fully developed. IDetention is required When net, new Impervious surface_area exceeds 5000 square feet • I;9 Storm Water Quality: The City,has agreed to enforce Surface Water Management (SWM) regulations established by the -�--- nifed-Sewer-age-Agency-(-USA)-(R-eseletion-and-Omer-No-00-7)-which-requires-the-censtr-uc-tion-of- on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus I contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an'applicant to pay a fee=in°lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion=in determining whether I or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the-fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the Idevelopment application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. IEl Payment of the fee in-lieu. I IOther Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance Iaccess roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1 1. Provide sight distance certification for intersection of proposed private street and Greenfield. 2. Provide Future Streets plan with proposed profile. I IAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected I impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee Icategory. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until-the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than 1 $5,000.00. ir) Pay the TIF. • IlkOF TIGARD Pre4lnpllcatlon Conference Notes Page 4 0(6 tiering Department Section . y. • • EBMITS .,Public Facility Improvement (PFI) Permit: , =Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering J Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. 1 For more extensive work such as street widening _improvements, main-utility -line extensions or subdivision infrastructure, plans prepared by a registered professional-engineer:must be submitted for review and approval. i The Engineering Department fee structure for this permit is considered a cost recovery system. A I deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining--portion of the deposit, otinvaicelhe Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff-time-will also-be tracked for I any final design-related assistance provided-to a Permittee or their prior to submittal of a PFI permit application. This time will be considered part of the administrationaf-the=eventual-PFI permit. IThe Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer I Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: I NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. ID Building Division Permits: I The,following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. ISite Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot I grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation Iexcavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued • I after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all Iwork necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially I complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a ID mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. illif OF T16ARD Pre-Application Conference Notes Page 5 of 6 nearing Department 1 r . 1 IND PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects,shall require,a.-proposed;grading plan-prepared=by he design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as Iwell as lots that have natural slopes in excess of 20%. This information mill--be necessary In determining if special grading inspections will be required when the lots develop. The design engineer I will also be required to shade all structural fill areas on the construction..plans. 'In addition, each homeb.uilder will be required,to submit a specific site and floor._plan for_each:Jot. The site plan shall include topographical contours and:indicate the elevations of:the-cor-ners=of he lot. The builder shall also indicate the proposed elevations at-the four corners of the:building. I . ' PREPARED BY: i∎ AJAI A 14 ._ . •ZI ENGI EE'INC DEP •TMENT.STAFF DATE Phone: 15031639-4171 I Fax: 15031 6240752 document2 • Ird: September 2,2003 I I I I I I I • ID IllY OF flCARD Pre-Application Conference Notes Page 6 of 6 nearing DepertmentSecttoe • PUBLIC FACILITY PLAN Project: • COMPLETENESS CHECKLIST Date:. GRADING ❑ Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ❑ Right-of-way clearly shown. ❑ Centerline of street(s) clearly shown. ❑ Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report I ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: tiSANITARY SEWER ISSUES ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed.fire protection system shown? • ISTORM DRAINAGE AND WATER QUALITY ISSUES [� Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention provided? . ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? IThe submittal is hereby deemed ❑ COMPLETE ❑ INCOMPLETE By: Date: IREVISED: 04/06/04 % '- �:. .. • File Number Cam:-_:. - r ;I:ztvi s"-: r'fiS'-Co/�f3'fi-••::On .�oi�'iriv-4aiezNis-,l'e �•. - r .. _ Clean Water Services• • Service Provider Letter 1 Jurisdiction City of Tigard Date April 29, 2005 Map Tax Lot 2S104DB05000,05100 Owner Paul Echemendy - Site Address North terminus of Contact Kurahashi &Associates II Rockingham Dr., east of Address 15580 SW Jay Street, Ste 200 Greenfield Dr., north of Beaverton, OR 97006 Riverview Way Phone (503)644-6842 IProposed Activity Residential Subdivision ' Thls form and the attached conditions will serve as your Service Provider Letter In 111 accordance with Clean Water Services Design and Construction Standards (R&O 04-9). YES NO YES NO I Natural Resources Alternatives Analysis Assessment(NRA) ® [] Required [ZI 0 Submitted (Section 3.02.6) I District Site Visit Date: El ® Tier 1 Alternatives Analysis III Concur with NRA/or ® El Tier 2 Alternatives Analysis ® 0 I submitted information i Sensitive Area Present ® Ei Tier 3 Alternatives Analysis D IZ On-Site ,----- --------- ------ ------- — —---------- Sensitive Area Present ❑ Vegetated Corridor IOff-Site Averaging Vegetated Corridor ® ri Vegetated Corridor ® E] Present On-Site Mitigation Required IWidth of Vegetated SO Feet On-Site Mitigation ® 111— Corridor(feet) 2,349 SF ri t Condition of Vegetated Corridor GOOdlDegraded Off-Site Mitigation 111 ZI Enhancement Required ® Planting Plan Attached Encroachment into Enhancement/restoration Concurrent with site Vegetated Corridor (Section 3.02.4) ® completion date development I 5,500 SF Temp. Encroach.for sewer pipe = Type and Square Footage placement. Geotechnical Report — ; ' of Encroachment 527 SF Encroach. for required • road&600 Sf Encroach. • -- ---- for bath ------- J ' Allowed Use - - -- -- I—® - Sfiwide -- Conditions Attached (Section 3.02.4) , This Service Provider Letter does NOT eliminate the need to evaluate and protect water > ;:•.,quality sensitive'areas if they are subsequently:discovered;o •your property. • Page 1 of 4 I • • File Number 11 0 In order to comply with Clean Water Services (the District) water quality 4 protection requirements the project must comply with the following conditions: 1. No structures,development,construction activities,gardens,lawns,application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality,pet wastes, dumping of materials of any kind,or other activities shall be permitted within the sensitive area which may negatively impact water quality,except those allowed by Section I 3.02.3. 2. No structures,development,construction activities,gardens, lawns, application of chemicals, uncontained areas of hazardous materials as n by Department of vironmental Quality,pet wastes, dumping of materials of se kinded,or other Oregon activities shall be En permitted within Ithe vegetated corridor which may negatively impact water quality,except those allowed by Section 3.02.4. I 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 I Section 3.02.5 and per approved plans. • 4. Prior to any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Division of State Lands(DSL)and US Army Corps of Engineers I (USACE). The applicant shall provide the District or its designee(appropriate city)with copies of all DSL and USACE project authorization permits. I 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!ands within the State of Oregon. I 6. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with the CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and following earth disturbing activities. I 7. Prior to construction, a Stomiwater 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 0' storm,surface water management,and/or sanitary sewer rights fo the District or City that would prevent the owner of the vegetated corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. Li } ' 9. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 04-9. u 0 10. Removal of native, woody vegetation shall be limited to the greatest extent practicable. u '= 11. Removal of invasive non-native species by hand is required in all vegetated corridors rated 'good". Replanting is required In any cleared areas larger than 25 square feet. _ ' 12. Should final development plans differ significantly from those submitted for review by the District, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider ,- i Letter. t .l J • 1 Page 2of4 . ' • • Fife Number 1 Oq CL- cc. I 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 than a"good"corridor condition as defined in Section 3.02,7,Table 3.2. ' 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). 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. 17. 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 required vegetated corridor enhancement/restoration plan in compliance with R&O 04-9. ' 19. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 04-9. If at any time during the warranty period the landscaping falls below the 80% survival level, the Owner ' shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 20. Perfomnance assurances for the vegetated corridor shall comply with Section 2.06.2,Table 2-1 7)' and Section 2.10,Table 2-2. cY 6 p 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 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 species,and designed to blend into the natural surroundings. I 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 far removal and control of exotic species,location,distribution, u 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. • • t . � ' . . Page 3 of 4 I • • File Number • I a$---c.c -c:f I CL- 24. A Maintenance Plan shall be included on final plans including methods,responsible party 1 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 I 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 I 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. IThis Service Provider Letter is not valid unless CWSapproved site plan Is attached. 1 Please call (503)681-5106 with any questions. ' 4°14-elf-- Damon W. Reische IProject Coordinator,Environmental Plan Review IAttachments(2) DI �' L n L�I I L J 1 E fJ 4 • Page 4of4 . ,C I 79\A-- . . - . 0 0 .. �O• C.t►v',� (5c �Y`�cv<-4. -,,,,-' �'-1,-o 1-� 1�.,�V:..„ 9 n( d..Dere • Deal ned ( /il . ,\\U�n 7C ',n] v` "'- -4 `\V Nk'7 ✓c3 tc C-Z'.0 tL t b---:\--\— Drawn Date I BUFFER MITIGATION 40+247+2062 = 2,349 SF ! FI *fR d�a _� i AREA TO BE DEDICATOR TEMPORARY BUFFER IMPACT = 5500 SF ``�`"`�' W. ,I ' !! Ii TO CITY FOR POTENTIAL RENIStON$fi �i�'T f�f ;rF ,' ` FUTURE ROAD RIGHT OF WAY... lir ;� ,.;'.Fr V47. T. /I ' I .',I 'J / � . • i ' -' ,. . ' i s L- la" f._' f���. '_ii : I i — =; A ' ; Ci_t-1. CHECK r :":�LL• _�1 ., fir/FA���t' !N ;9'53'48" E — ' ., - - , - . to / ♦• r. - _. .y# ::. = � irA _ ;=AV,-,"4,,;-7.f.4.74. 'C �PF9 PROF \� / .. .)LG _ -,a: ;:L+:_ ;g,. Ai j0.„.0 ••R6 Li- _L. STt. Et.' rlr G=; `y1�a�I ROp ,p / �ii =UFFER Mtt I W 10,°53 SOUTH BUFFER /- � / ft 40 SF I mar, 3. BUFFER LENGTH ENCROACHMEN // • , _ -d AF._,` _ s / I I ` �•�56 = 56 FT. ♦���// �♦ :f,; ; / / 5800 I 5 6/30/2I TOTAL BUFFER LENGTH = 313 FT ► � ��M� 4 O V � - �P' st T.L. ,;:r;..• z BUFFER LENGTH ENCRO��iMENT = 18% *I' . �S��NG PROPO'. 3 2a sER nnrr. .:2'1 /J r� z>r W MAXIMUM ENCROACHMENT DEPTH 14.53' �������i' EX �/�► �•�•••��• . .-,--., DC ♦ • Oi i0•i-i i•�:�� L ., 1� ►� ,i fFER . HAvEME ':❖:•;`:;':.� � ' �,:� p x• So ►���� i X5:47' ► a�• I 1 e3 ktA MV•f"C'VEZ-Ck 0.-0c t\ar)(1. eV1/4C-c0C.NCANMV`il' ",ie- . Low 1 , 4..x• is 5-2_74-- S F �$c �i �cso #� `' .;. Y% : o z c n �� �,bC�rj� C—' z iCJ i 'fit. .: " • P-p o z 0A \hc,�. .BARK C _.:.:-' � � �_ `-�: co I ewN eoctc 2,,,c-cn•�m,,,,,,sCS SOFT P• I ���I "" I i lb cam,.. rJ E y,A, .....„.., CJer�t�a��u� �o �v. �TLAND BUFFER / "� W ?� Al /i ,.. ,1 .\ ,, 1 ,_________________ _ ,_11111.„Willi W______. : ...... , ,_ p_i z P s 0 • ❖:••❖:**0!..t.W•':.:•j CWS BUFFE & / - 6 U --x ❖•••O°••;••,•-••• ❖•, LOT LINE 'o 7 ' F a o ca I e.Z`�5- c^ vH,�r� `� ` '� ►`� O:•ii0ii-ii•• t+" *:::::::::;$' „..*:::+:•••• / u. .. •00000.00• .:::::::::::::y :::: ro�'e. y:❖:•:••:. 4r o:,:❖:. r I QQ� ii dd ` i':❖:❖::•. .❖❖ :•t C�'2i'l�t e(� o.x c� cok--c„...\\,\ >:•::❖::❖:❖�°E'2 :❖❖•r' ' i EXISTING/— I f �- > .W1 .......... .:....... 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Drov,n Dote R/R Of/06104• „..,„......„. �� l'1 Chec4/Revise Dole ' _ - - ,Y -,\ REVISIONS. 1::::::71:' pya 4a. �..-.. •.c I c i.�i: s.=:,:sC. �`�_ i !! ._U.8 Ci',f.1::)z_I -jF: 12 U: .)=1+i:.'3 ,.�z;.-- / T5DE SEASFJdEN�r-,p,u^s es:�2z �i;77 � Sam 47001 N 8927" E 42.42 0 60.00 0 60.00' b 6900' I y T A00' `,'1 `� r;• 75.656 2 Pc- L CZ- a 8 OpE 0 300' 46.5'X5.0' S «l W •/ �� 3.00' ! ,� J� V�O� /�0(}{0�2 o j 4 0 3 2 EASEMENT "�. f /411 /' P /-_ 1 0 % 114? r i . (� , o ti A=5,864 �, ( ��- ::e��fil� 5 \ i Z ,' y- j �V S \ a5- t 1,�v\G ` lt• N A=6,353 r.? n�,,0e-:���T;, 'vim a`..'.. :Ith�• 3.00' -_ _ Approved i?GE- AI ZG 55 �C' !�;._/� ,\\� 0 O 5.0' S/w EASEMENT-- c Ili .s °8 Clean W�t�r,+eN S Sa-� ! 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Q m vi 100.00' 267.59' 11 la le i ^' d •re _ ChB ure Resources !1 M :-. ., :• S 89•54'34' Y/ 200.00' N 89 54'34• E , End Lao/unapt Architecture • Flaming 2800 2900 3000 3100 3200 I / 3300 n mte zoo Beaverton.Oregon_. (sm)6u-�1z rz(sm)s+rsrst o PRELHVINARY . SfTE PLAN KA1,237No. 3 of 10 • • Preliminary Stormwater Report Maple Crest Planned Development 1 1 Prepared For ' Dale Richard Windwood Homes 12655 SW North Dakota St • Tigard, Or 97223 1 1 04/2005 ' Kurahashi and Associates 15580 SW Jay St. Suite 200 Beaverton,OR 97006 • 1 ' • • 1 tTABLE OF CONTENTS ' INTRODUCTION CONTRIBUTING AREAS SITE HYDROLOGY EXISTING FLOWS PROPOSED FLOWS DETENTION SYSTEMS ' WATER QUALITY TREATMENT ' CONVEYANCE ' Appendix A - Site Maps and Drainage Maps Off-site Map On-site Map Greenfield Map Downstream Map Site Plan ' Utility Plan Grading Plan Appendix B -Flow calculations Hydrograph Return Period Recap, Summary,and Report: Existing&Proposed—Off-site ' Hydrograph Return Period Recap, Summary,and Report: Existing&Proposed—On-site(Small Basin) Hydrograph Return Period Recap, Summary,and Report: ' Existing&Proposed-Greenfield Appendix C - Stage Storage and Discharge Tables and Detention Calculations ' Reservoir Report Hydrograph Report • 1 Appendix D. Water Quality Calculations. Onsite&,Greenfield `` 1 • • ' Appendix E—Storm Drainage Conveyance Existing Details: Small Basin Grate Special Grate ' Proposed Details: Sanitary Crossing ' Storm Crossing Maps of Lines Off-site of Line Capacity Appendix F—Soils Data • • 1 1 i 1 t 1 ' • • • ' Maple Crest Estates Planned Development Stormwater Report ' 04/2005 1 Introduction ' Windwood Construction Company intends to construct a 13-unit subdivision at the intersection of Greenfield Dr. and S.W. Cambria in Tigard. The 3.63-acre site contains 2 tax lots(2S104DB 5000 and 2S 104DB 5100). Historically this site has been a meadow with trees.A tributary of ' Summer Creek,which drains into Fanno Creek, crosses the site on the northwest corner of the site. The proposed subdivision involves adding streets, sidewalks,utilities,homes,and landscaping which increase the amount of impervious surface on the parcel. The project also includes an improvement of Greenfield Drive. The hydrologic and hydraulic analysis of this system is included in this preliminary stormwater report. The proposed analysis ' allows undetained flows of Greenfield to be balanced by extra storage of on-site flows. Appendix A contains a site map of the proposed facilities. Appendix F contains soils data. Table 1 summarizes the hydrology and hydraulic calculations for the site and the flow through ' the creek and Greenfield Dr.Table 2 is the Summary of Stone Drainage Criteria. The following information summarizes the design assumptions of the stormwater system. ' Contributing Areas The over all site contains 3.63 acres of which 3.63 acres is under development. The drainage area on-site also includes areas upstream flows,which must be considered in the drainage ' calculations.Future discharges from developed upstream areas will require detention and treatment above the site. The main basin consists of 5.07 acres and contains all the residential development. The Greenfield basin, 0.097 acres,will drain without detention but with treatment. ' Appendix A contains drainage maps for the project. These maps show off-site drainage, on-site drainage, and Greenfield drainage. ' Site Hydrology Y g3' Site hydrology was calculated for both the existing(predeveloped)and post developed conditions. Site flows were calculated using the Santa Barbara Unit Hydrograph(SBUH) methodology. The Washington County Soil Survey identifies the soils on the site as Cornelius and Kinton both with hydrologic classification C.Using this soil data the pervious areas were ' calculated with a CN of 72 and the impervious areas received a CN of 98. Table 1 summarizes the SBUH assumptions.Also included is a copy of the Storm Water Management Manual Table 2.3,which is the basis of CN value,assumed. Table 2 for each area summarizes pre and post- development flows. • 1 is 1 _ ' • • Existing Site Flows Based upon a composite CN of 72,existing site runoff flows were calculated for the 2,5,10 and 25-year stormwater events.Appendix B contains the data and SBUH printouts for the ' predeveloped conditions.Table 1 summarizes the site flows. (Note:Hydroflow by Intellisolve was the software package used to determine flows and make detention calculations.) Proposed Site Flows Based upon a composite CN of 78,proposed site runoff flows were calculated for the 2,5,10 and 25-year stormwater events.Appendix B contains the SBUH printouts for the post developed conditions. (Note:Hydroflow by Intellisolve was the software used to determine flows and make ' calculations.) Detention Systems ' The project proposes to discharge flows from Greenfield without detention,this amount of flow will result in a need to over detain flows reaching the on-site system. This enlarges the on-site system. This has been allowed in the Clean Water Services system when publicly maintained ' systems are hard to construct and maintain. The benefit is to create a large on-site detention facility for protection against failure of the existing inlet structure. ' The detention structure will be made longer because of the over detention methodology. The impact of undetained flow being released into the system lower in the line and mitigated for by a smaller release upstream is to not tax the existing system but provide more capacity in the upstream system above 131S`Avenue. Since Clean Water Services ordinances require runoff control,a 3448-cubic foot detention pipe was included on the site. This detention pipe uses a multiple orifice outlet to limit offsite flows. This pipe has extra capacity that will be optimized during final design. ' Appendix C contains the stage storage and stage discharge tables and detention calculations for both detention systems. ' Water Quality Treatment In order to meet the Clean Water Services water quality standards, Stormwater Management Filters were added for water quality purposes.Based upon the standard 0.36-inch water quality ' storm,the main sub-basin requires 4 filter cartridges. The Greenfield basin only requires 1 filter cartridge.Appendix D contains the water quality calculations. ' Conveyance Site conveyance was designed in accordance with Tigard and Clean Water Services standards. The conveyance system consists of mainline pipes,manholes, catch basins,house laterals and ' other normal storm drainage appurtenances.Appendix E contains the drawings of the storm drainage system. ' Public System Impacts The stormwater from this site will discharge indirectly into Kreuger Creek. Since the detention pipe maintains the runoff from the site at predevelopment conditions,the development will not I create'any downstream impacts. • ∎A. I • • • IMaple Crest Estates Planned Development On-Site Final Flow Summary Allowed Release Rate I Table 1 03/01/05 I . IAllowed Release Rate(Pre-Development) Actual Release Rate(Post-Development) Year Off-Site On-Site Green Allowed On-site Greenfield On-site Actual Small Basin field (2+3) Undetained 5 Detained (5+6) Ii 2 3 Small Basin Small Basin 4 6 2 year 19.60 0.28 0.02 0.30 0.68 0.06 0.23 0.29 I5 year 26.96 0.66 0.03 0.69 1.21 0.07 0.57 0.59 10 year 31.32 0.93 0.03 0.96 1.54 0.08 0.84 0.92 I25 year 36.95 1.31 0.04 1.35 2.00 0.09 1.25 1.34 I I ,Note: Comparison of Allowed and Actual demonstrates that detention will release less than existing flows. Comparison of 2+3 and 5+6 demonstrates that less flow will be discharged Ifrom On-site than existing conditions. I I I I I • I I • N S OM NE ON — MI NM MB l� In NM II — • it — — . :.'.able 2 - �IVNapl:ewCrest .O:n=Site: ummary of Storm Drainage Criteria :'•0.4/,,2005 • a` W-":: .` Pre DevelopmentData Post Development data SoilType°� Cornelius&Kinton Class C Cornelius&Kinton Class C TotalfArea (ac) 5:07 5 Deuel"o`pedArea (ac) na na . J ImperuiousArea,:(ac) na na .! Pei ious areat(ac) na na . CN=pen%ious' .. 72 72 . CN=`Ir ipeivious . 98 98 CN-Coriiposite.; -72 78 Tc(min) .. 8.4 6.8 Water Quality Volume (ft3) 0 51980 : 1Nate:r'Quality,Flown(cfs)* na 0.1'1 . ,:,•,,,,, :::',-,.;::- . • Predevelopment Post development Detention ' Flows (cfs) Flows (cfs) Release (cfs) Rainfall (inches) . 2:'year 0.28 0.68 na 2.5 5`,year 0.66 1.21 na 3.1 • 10=Year 0.93 1.54 na 3.45 25Xear 1.31 2 na 3.9 50year- na na na na • •10.0.year na _ na _ na na Number of?Filter Cartridges 4.0 IIIIIIIIIIIIIIIIIIII• 111111111111111111111111 IIIII MI NMI NMI -OM ,N. . :Table 2 <.n.;rs_X. a:.le.Crest Ft ,r AOff=Site<S.ummary of Storm Drainage Criteria x12005 - ''="4,- •` Pre Development Data Post Development data • . Soil Type : Cornelius&Kinton Class C Cornelius&Kinton Class C .w ToteliArea(ac) 59.7 na Developied=Area-(ac) 28.3 na z± Im a vious`Area(ac) 28.30 na . a'( • Pervious?areac) 31.4 na -'. CN=pervious ` 86 na • `: CNIIrnpeivious. 98 na CN=Comjosite""- 91 na ' Te(niih)•: . • 18 • • na .:WateNQuality Volume(ft3) na na - • ' WatertQuality'.Flow.(cfs)* na na Predevelopment Post development Detention Flows(cfs) Flows(cfs) Release(cfs) Rainfall(inches) 2--year• 19.81 -na na 2.5 5'-year; 27.25 na na 3.1 10Year 31.65 na na 3.45 .25:Year 37.34 na _ na 3.9 50 year na na na 1:00`�year na na na • .::Number,of Filter Cartridges 0.0 • • • • MS MO 'MIR • • UM NMI • MI MI INN IIIIIII MN MI • NMI Mil • IIIIII Table 2 Maple Crest - • -;:.e..67-T-,- , :.-,-.•!. ......:'-•.:': 5,91=99:Ofield:;Summary of Storm Drainage Criteria ;=•'i.::;,: "4:412100.5' — Pre Development Data Post Development data . Sidil4Y.Pe.: Cornelius&Kinton Class C Cornelius&Kinton Class C '.,:.:4•,::;:.';:j,.4',TotelAre (ac):: - 0.097 0.097 Dlied7Area,(ac) na 0.097 ::," • : .!.! Iiiii5e-Mous;;Area(ac) na 0.097 • Reiiiddgerea (ac) na 0 :. , :i.. CN7perVickis ; • 79 79 I'• CitZlious 98 98 CN-Composite ' 79 98 TCRiiihy.': 4.8 ' 2.2 01, aldrIQUalitifiAr. ea (3) • na 4225 , • ,. ; :„ Wate'rj-QiialitY1Flow(cfS)* na 0.01 . :' ." • : -',,..„ • Predevelopment Post development Detention• Flows (cfs) Flows (cfs) Release (cfs) Rainfall (inches) •• 2: year 0.02 0.06 na 2.5 5iear 0.03 0.07 na 3.1 • 1°Near 0.03 0.08 na 3.45 25Wear 0.04 . . 0.09 na 3.9 • 504ear na na na na 1,00f:year. na • na na na , . : • '.' Nui9lierlof Filter Cartridges 1.0 . . -...,.-....`:-: :.,... - . ,. . • . rr r EN Ir r • IMP , r MO r• •11 OM >tr • r. INN Ur r r Wien one considers data shown immediately below (imaged copied from the Stormwater . IyE ra agement.Manual for Western Washington—Table 2.3):. • -q,Cover type and hydrologic condition. A - B C • - D - .... ' Curve Numbers for Pre-Development Conditions P>lstu ie,:grasslaud,or range-continuous forage for grazing: ' !P•ir•coi didon and cover 50%to 75%and not heavily grazed). 49 69 79 84 . • : •Good,conditionSground cover>75%and l9 or only occasionally grazed) 39 61 74. 80 .... ; *Wgods:;.:; . . ; ..)'�aii moods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 • Goo oods are•protected from erazin .litter and brush adequately cover the soil) 30 55 70 77. • !,,;: ;,•,:...;-,-..,1, - Curve Numbers'for Post-Development Conditions �)pe>n'space;(laywns,parks,golf courses,cemeteries,landscaping,etc.) °: Fair couditiou(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 I u4 a lens areas: • !,Qpe wate;bodies:;lakes,wetlands,ponds etc. 100 100 100 100 - ' :;:3 ed�parking lots,.roo$, ,driveways,etc. (excluding nghr.of-way) „— 98 _ 98 98 98 Poro s Pj era and-Permeable Interlorldug Concrete(assumed as 85%impervious and 15%lawn) s•Fair>lawn condition(weighted average CNs). 95 96 .97 97 w"Good`lawneondition.(weightedaverage Cl3s). 94 95 96 97 '.Pmiic :;:' ;- . 98 98 98 93 Graverciucludin.g right-of-way) 76 85 89 91 _ kbir"t:(iiicliiding'riaht.-of--way) 72 82- 87 89 ` ''Pss(u. gt',asslanct;'or raage-continuous forage for grazing: • s`Papr co dition(ground`cover,50%or heavily grazed with no mulch). 68 79 - 86 89 - ''Fair cortditlon(ground cover 50%to 75%'and notbeav�ily grazed). 49 69 79 84 . 1:Cloodreondition(ground cover>75%and li ghtly or only occasionally grazed) 39• •6i' 14 80 • u� ooas:::. :..- . `Poor2.(Forest:iitttr,•small trees,and brush arc dest�oyed.byheavy-grazing or regular burning). 45 66 77 83 . 'Fair(Woods are:;grazedbut not burned,and some forest litter covers:the soil). • 36 60 73 79 • • ACTOOd}(Woods are protected from grazing,t:nd.titter and brush adequately cover the soil 30 55 70 77 . • • • • ' • • ' Maple Crest Estates Planned Development Off-Site Parameters for Drainage—Large Basin A 04/2005 Area = 59.7 acres Impervious area = 28.3 acres 1 Pervious area = 31.4 acres Curve Numbers 52%Lawn CN = 86 ' 48%Impervious CN = 98 Composite CN = 91 ' Length of Basin = 3400 LF A Elevation = 340ft • • 1 1 1 1 1 ' • • rMaple Crest Estates Planned Development On-Site Parameters for Drainage—Small Basin B 04/2005 1 Area = 5.07 acres Curve Number 50%Grassland CN = 74 ' 50%Woods CN = 70 Composite = 72 ' Length of Basin = 575.90 LF A Elevation = 85' • ■ • r r r r r 1 • • • Maple Crest Estates Planned Development Greenfield Parameters for Drainage • 04/2005 Area =• 0.097 acres ' Curve Number Grassland CN = 79 ' Paved CN = 98 Composite CN undeveloped = 79 Composite CN developed = 98 ' Length of Basin = 338.7 LF Basin Slope = 8% Time of Concentration ' Undeveloped = 4.8 minutes Developed = 2.2 minutes ' Method of Establishing Time of Concentration Lag = t • • i 1 • 1 Appendix A - Site Maps and Drainage Maps Off-Site Map ' On-Site Map Greenfield Map ' Downtream Site Plan t Utility Plan Grading Plan • 1 1 1 1 1 1 1 1 . 1 i I • , ,,,,,,,,,e,,„ -_-:_t■r.„0,41.trai lo•---0 • (7,-N„..,:,,. y.N,,. ,r.„-.., ,,,orre _::::____ ....-. i• P• .-- fi, icti 7 ,..._____,_._,,=z1-. . 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( I 1 I N 89'S4.3a- E / — I® I iI laaae�.Architecture_ 2800 290-10 3000 3100 3200 15580 2 3 •�°t 5200 /'' i 3300 m I I 1 15580 SQ!a7 Street.Suite 200 I •1 �+ - I I 650.)844-. 42 f (508 2 S 1 0 V /'' I / I 1.1 I (503)944-8642 ter(509)844-9731 1 / PRELIMINARY ARY SITE PLAN KAI/2373 3 of t1 j ' i►i � -�Q xlsr. o_ u oz�� ��_1•= s=osa' )J' Ilk s---®i s ry .5`J-UU ; ,StiUU \.‘gzaAur- v"/ "" ro' , erne OvOww ' B - - - B� CLAY CHECK ' ., Designed Date` J I�I.a Ii.w.7 /�— reati.�C _ _ 1/, III 106 01/06/04 l 1.=_02,t . ■ 0-„9 ■ RISER PROPOSED 2'03 LF - -ERFOR Fds w� _ � 0 le�� u 1 ����i�f�a� — — — — — — — w �� /+� Dmrr� Date lir 1 :� MANH CIC VALVE ACE • ■ ■ ■ '�� + I' PROPOSED 2 LF 48-STM�DETENTION PIPE 0 0.29. � 11Cheek Revise ate IIII � / a I w' � I I II I REVISION$ ' ' ��. 1,1 • �� TQP OF 6 NKI =' I IS• STORM EA T I // �' N �, Oft /`i� I / ( � �ii C •04016.111119111_►Iris +��/ 4IiIh4 ;,1l `-r % / y'6' s�/% ' vv I' ir,eio =w- ii���1�N�∎11 ' ' �� S ' :- , ,ate'`/ /✓'v /�i�/r/� _ �� --�� ��_�L. g GINELC ,i I / i � ulI v 15.656 2 i ' / 'lla. 4.116r:11....'-'613■010r.• /•-%__relifii WAttki in 1 I hit au I Lai,. , I( 10, \\ • \ ��i�s '�"// :1�'� _'/� , ' ��- ���'�ii' '� �/ �� �`` .r`i,,'I IF-- oRECON •- -A7, , \ !4 // ice- ,, �� i� �i�,„ +ll.- _� � ` �;; �\�.,NIIIIIIIINEIIII ,/ p I - NG, , 0•�`r Sri— t-- ale: _ , \ I.`'I,/ / / _ �.ri►� , r-e u '.7 T. / JG '�. .�•.�1�.v:�`..Q �t.�Q•. • . EXPIRES: 8-30-06 e•hi_ PARR te4,405.4.,, _!91 �, !!rr I�/,�l ',/r��'�" xOa 444 •�- -„ �7/.Ii .E '�",,.�t/� ,� 1'��'■ -N 416,-...-kr.F444 'r 1 .ND BU ..1 R , hlieell" 0 .0 ■••1 . ' AltriA,4* s t- ll,; ,`, x4) 4,5 fir• �+�4:4_ /��f����!± sous!�� _i_ �� i�!��'111i I c� / BUFFER & / Iii #- pr _�_ �� +�� �����/�=�/�r�° — ��'�����''//i% 1����� a / 1 , •T LINE •--, / � � /.=_�� i ����■ 11� O �► / � ,�" _ �L'L,ri;• 3,,�� fit(► �hri;';♦� �i� �i��� i'I E' o 1: il!r �A1 r • P. op : , - . -4--------z--\\N„.....\'.. .,..,----- --, .i---A.J...)41401111114. 1 X 4 o , „0„„,14 vai.A, ,-- 40,002 joir lioelp. -...,---,-,... ' -■.... ._ .. ,.,■, • 4 „..,._ ,,„ u 6- 2 ,,, g 4,1' 1 // /1 0`>�I :7-,Nr■- /r �.. '; EXISTING HOUSE — — �������i ,� T.L. •5000 s '/{� w 1(ii- W '� t� �� �` I PRO.OSED EXI 1 O S1401:111...___ ` � V . � T .• *' * I I ( DRI ,AY ,DRIV'' A 111 J ? 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'IE VERT.DROP=334.00 j I G •333 ' RIM=336.67 3800 \ 3700 tiziehils_27348..soun./.8FAH IE IN(10')=334.22 / 1 ' 2100 _ 4700 IE IN do OUT(36")=331.77 ` 1 I (W 33.78 ��o-�:�� �'I `\ , I e1RR><, EXIST.1Y STORY LINE 05.02Z a TN, z 1-/2"....tax per PVC SDI z 3900 3800 3700 I;p I Oil .,. t7 200.. + .�a�. r ofac CLAY CHECK 470.01' / N 8951.27E J11111.I • • _ N :9 48'E i s��!_�.g._;.itYSY. .,i7an�sr—Tyr 7eRrf 69.00' 10 r I I I r jai ' [ ■ ■ • • • ■ ■ M ■ ■ ■ ■ ■ • l ' 7■ 1 VALVE I. _ 1 PROMISED 302 1F • S1 I• • PIPE 0 0.a — I I I �• I I I' kj I" I I r•I I u rn EASFI D T i I� $' - I I � ' 1 I' I <I t /�� PG I I J k,' I QED PROS._ o ' I I § as 0� ■ I I/ o ' � .c 'J 2 1 I W 1s,sss y ° % - A' P.•0 s 1�5'[ySIT�,EMy.� i. AF. ';- , /�/�� 4r"i :RI X SANG I I o • !,� a 4I GRAPHIC SALE WV a'¢ o u a a'/ SOFT PATH """"' z i / °! ,, /,// / TRACT. A ■"-ARE,`\ t o " * I '"��j /e SATE WATER(S SWAGE S YE7FlEK: ERV Q LD E G 0CV I d� F 191 1 I PEA DeD. aTr oP E a -I° : ,rn (D4 266,•) I EXPIRES 8-3x061 1 el �' ROW DEDICATION `a^ U��� � T. '� :ye <`_v�'•E :.i�!' f q.. Si _ ..1,: . 7�• 9��I' ,� I J / FOR FUTURE �$ • Q ■■:te M, —•�.p-sP>ERJEg • 7r P;e sn i •.••.'-•-7 I I I / / / IMPROVEMENT :�� cJ ---- —_—_-- I I --- �k �—J ra �ER1A raj, p •'� /// g �.i° ' . {i/ 'Q►` 1 I a -- ,:a . AL∎ - ∎V #- r:`- 'iii i I I W - X--- / % - /•.'� !J 7 PROPOSED r... '.►. :/k6, .;i, .,►0 .'►.,86.9 411 I I It f:4 /" /'' // ��i�/ / , . ► I .... `� III® r I H 0 cn i I /-' 00---' i r i \ 4�1 I �� e. 13 I a rn E-' W . � e rn 4? pi 11a �rI''^h ` yw ' L I U A, a • .......i.,: -'es469 1• 4pt " //, /- Et I N s7.2s' q O O °a 45- d9� atdl. I , III L O / , rj�J�1 I i I���I ll ■el I z x ���' `"' 1 1 T. L. #5100 .1 i, z • 4900 41` r ° (I , �, 4900 ,P 1 / 35.90' 8.9 76.03 I 164.99' I l� q F 1� — _ au j¢ "-� '\`/ r� . ' A7E U11L1iY ' .��J�I I /� Q 37.00 D, I' I U 30' trrn1D1EJ ti. I 1,1=7 B ilk ., e'we .©���a'L�J J . 0. . • / SAN.LAT.MP.) ' , lli i A [I'., it•• ID W T DEDICATIDII ( q P) / 9 ' ° BY rmamDR 1 . 7 / Z O 7*i 15COMMON ACCESS&UTILITr I - i /,i EASETAENT FOR LOT 7 I f ; AND LOT 8 i • /X x,34 ' 1 '- 1--I 4i�' U PROPOSED s s/e ,I I I1 • I , ;. 8 1 ! n1 III 1 lIii! I • _ ,.E ,.. 100.00 _ _ _ Zs7.s9' •1 KURAHASHI — — — — _ S 8954'34'W 200.00' ♦ • N 89'54'34" E — — — & ASSOCIATES. INC. - TRACT "A" • 1 1 • I 2800 2900 1 3000 3100 3200 I• Landscape • `e 5200 5200 / ' 3300 ' 2800 2900 I 3000 3100 I 3200 �' I I 2S104DG �'' E 3300 .. t�re ntreet.Salta 200 ' 1 / 1 Ill (503)044-6842 tar(503)844-2731 I I �' I �PRB f it1,°1�►-RY U � ' • ; , UTILITY 1 & REE 1 '• PLAN . ER"a 5 of 11 • • 1 Appendix B — Flow Calculations 1 Hydrograph Return Period Recap, Summary, and Report: ' Existing & Proposed— Off-Site ' Hydrograph Return Period Recap, Summary, and Report: Existing & Proposed — On-Site (Small Basin) 1 Hydrograph Return Period Reca p, Summ ary, and Report: ort. Existing & Proposed - Greenfield 1 1 1 1 1 1 1 1 . °f�+• mo ._: . � . mac. .!'�':.. . I Hydrograph Return Period Recap OF-5!T Page1 Hyd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph I No. type Hyd(s) description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr I1 SBUH Runof= — — 19.81 — 27.25 31.65 37.34 — — Existing Basin to Inlet 1 . 1 1 . . {'- Ie.Crest Lai a•Basin existin pw Riau:date:;03•-25-2005 Ile:Ma' 9•J Prof ..,, .. . .... ...... . fiydraflow HydrograptSs by I I • I Hydrograph Summary Report OFF -s t rE Page 1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph I No. type flow interval peak h y (s)d elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (tuft) 1 SBUH Runof 19.81 6 480 346,144 — — Existing Basin to Inlet I I I I I I I I . I I I • r... d'.2 r Run date: 03..25 2005. . p bl filer KO0e Crest Larg01-s;13 a•in' ilrrgIbpv0 Y Hydraflow Hydrograpfis by•Intelisolve'• I • I Hydrograph Summary Report Page 1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph I No. type flow interval peak hyd(s)d elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cult) ' 1 SBUH Runoff 27.25 6 _ 480 465,456 — — — Existing Basin to Inlet I I I I I - I I I 1 . • • ,.:. Run,.date::.03.25 2005: • Pro file' ale Crest iin-. i d: 5:yr �Maple Large;Ba �Hydraflow Hydrograptis by infellsolbe' I Hydrograph Summary Report Pagel I interval pea Hyd. Hydrograph Peak Time Time k to Volume Inflow Maximum Maximum Hydrograph No. tYPe flow hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) I1 SBUH Runoff 31.65 6 480 536,356 Existing Basin to Inlet I . 1 I . • : Prorfile -Maple Crest Large-Ba"in416seiltnjigpvvd. 10 yr Run date::03-252005 • • I Hydrograph 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) ' 1 SBUH Runoff 37.34 6 480 628,500 — — Existing Basin to Inlet • i I . • 1 1 I r I I . Praj Ffile:y Maple:Cresta LargerBasinl .ng d:,.,2 r. 'Run-•dat :03-25-2005 • • .. _ .. _' • , . - ;=liydraflow-Hydrographssby?Intelisolve I . • • i Hydrograph Report Page 1 Hydraflow Hydrographs by lntelisolve I Hyd. No. '1 Existing Basin to Inlet 1 Hydrograph type = SBUH Runoff Peak discharge = 19.81 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 59.70 ac Curve number = 91 I Basin Slope • = 10.0 % Hydraulic length = 3400 ft Tc method = LAG Time of conc. (Tc) = 18 min Total precip. = 2.50 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=346,144 cult Hydrograph Discharge Table I Time -- Outflow Time --Outflow Time --Outflow Time --Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 210 0.22 216 0.28 414 4.51 618 6.27 822 4.52 420 4.72 624 6.13 828 4.48 222 0.36 426 4.99 630 6.02 834 4.45 228 0.44 432 5.33 636 5.95 840 4.42 846 4.41 I 234 0.52 438 5.75 642 5.90 240 0.61 444 6.26 648 5.85 852 4.40 246 0.70 450 6.85 654 5.78 858 4.39 I 252 0.78 456 8.97 660 5.71 864 4.38 258 0.87 462 12.43 666 5.64 870 4.36 264 0.96 468 15.52 672 5.56 876 4.35 270 1.05 474 18.03 678 5.48 882 4.34 I 276 1.15 480 19.81 << 684 5.39 888 4.32 282 1.25 486 19.79 690 5.31 894 4.31 288 1.35 492 . 18.30 696 5.21 900 4.29 I 294 1.46 300 1.58 498 16.70 702 5.10 906 4.28 504 15.11 708 5.01 912 4.26 306 1.71 510 13.63 714 4.93 918 4.25 312 1.84 516 12.59 720 4.87 924 4.23 I 318 1.98 324 2.12 522 11.89 726 4.82 930 4.21 528 11.19 732 4.79 936 4.20 330 2.27 534 10.54 738 4.78 942 4.18 I 336 2.40 540 9.94 744 4.79 948 4.17 954 4.15 342 2.52 546 9.34 750 4.82 348 2.66 552 8.79 756 4.81 960 4.13 354 2.81 558 8.32 762 4.76 966 4.12 I 360 2.97 564 7.92 768 4.71 972 4.10 366 3.17 570 7.56 774 4.67 978 4.08 372 3.40 576 7.25 780. 4.64 984 4.07 378 3.63 582, 7.03;. ..,.786;; , 4:64 990 4.05 384 3.85 390 4.05 588 6`90° 7.92'- 4:67 . 594 6.76 7.98 4.66 996 4:03 1002 4:02: ;w 396 4.18 600 6:63:: 1804• 4:63. 1008. 4:00 • 402' .4.26 606 ,6;54.~ : •:810. ; 4:60 1014 3:98. : -15 . 408 4.36 612 •6:43 �. ;. :.: �-816 ,4:56.' 1020 � 3:96. Continues on next page.:':.- T-- :_._.._._.. .._ :;12r;.;:!.;: I - t•. _ 1• • • IExisting Basin to Inlet Page 2 Hydrograph Discharge Table IITime -- Outflow Time --Outflow (min cfs) (min cfs) 1026 3.95 1332 3.00 1032 3.93 1338 2.98 I 1038 3.91 1344 2.96 1044 3.90 1350 2.94 1050 3.88 1356' 2.92 1056 3.86 1362 2.90 I 1062 3.84 1368 2.88 1068 3.82 1374 2.86 1074 3.81 1380 2.84 I 1080 3.79 1386 2.82 1086 3.77 1392 2.80 1092 3.75 1398 2.78 1098 3.74 1404 2.76 ' 1104 3.72 1410 2.74 1110 3.70 1416 2.72 1116 3.68 1422 2.70 I 1122 3.66 1428 2.68 1128 3.64 1434 2.66 1134 3.63 1440 2.64 1140 3.61 I 1146 3.59 1152 3.57 ...End 1158 3.55 1164 3.53 1170 3.52 1176 3.50 1182 3.48 1188 3.46 1194 3.44 1200 3.42 1206 3.40 I 1212 • 3.38 1218 3.37 1224 3.35 I 1230 3.33 1236 3.31 1242 3.29 1248 3.27 I 1254 3.25 1260 3.23 1266 3.21 I 1272 3.19 1278 3.17 1284 3.16 1290 3.14 1296 3.12 . . . 1302 3.10 1308 3.08 314 • 3.06 II 1320 3:04 1326 : . 3.02 •T: t x •1 nip,, .. .. ,...i'•. .. .. _ .. __ - - - • • i Hydrograph Report Page1 Hydraflow Hydrographs by Intelisolve 1 Hyd. No. 1 Existing Basin to Inlet . 1 Hydrograph type = SBUH Runoff Peak discharge = 27.25 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 59.70 ac Curve number = 91 Basin Slope = 10.0 % Hydraulic length = 3400 ft Tc method = LAG Time of conc. (Tc) = 18 min • Total precip. = 3.10 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=465,456 cult Hydrograph Discharge Table • • Time -- Outflow Time -- Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 180 0.31 384 5.80 588 9.12 792 6.06 186 0.40 390 6.07 594 8.93 798 6.05 192 0.49 396 6.23 600 8.75 804 6.01 198 0.58 402 6.31 606 8.62 810 5.97 I 204 0.68 408 6.43 612. 8.47 816 5.91 210 0.78 414 6.62 618 8.26 822 5.86 216 0.89 420 6.89 624 8.07 828 5.81 I 222 1.01 426 7.25 630 7.91 834 5.76 228 1.13 432 7.71 636 7.81 840 5.73 234 1.26 438 8.27 642 7.75 846 5.71 240 1.38 444 8.96 648 7.67 852 5.69 I 246 1.50 450 9.76 654 7.59 858 5.68 252 • 1.62 456 12.69 660 7.49 864 5.66 258 1.74 462 17.45 666 7.39 870 5.65 I 264 1.86 468 21:63 672 7.28 876 5.63 270 1.99 474 24.96 678 7.17 882 5.61 276 2.12 480 27.25 << 684 7.05 888 5.59 282 2.26 486 27.10 690 6.94 894 5.57 I 288 2.41 294 2.56 492 24.97 696 6.81 900 5.55 498 22.71 702 6.66 906 5.53 300 2.72 504 20.49 708 6.54 912 5.50 I 306 2.90 510 18.44 714 6.43 918 5.48 924 5.46 312 3.09 516 16.98 720 6.35 318 3.29 522 15.99 726 6.29 930 5.44 324 3.48 528 15.02 732 6.25 936 5.42 I 330 3.67 336 3.85 534 14.12 738 6.23 744 6.24 942 5.40 540 13.29 948 5.37 342 4.01 546. 12.46 : 750 6.28 954 5.35 348 4.19 552. 1:1.7.0:.. . 756,: 6.27 960. 5.33 ' 354 4.39 558 • 11:07: ' '762 6:19' 966 531... . 360 4.61 564 10.51.:' 768.'. . 6.13 972 5.28' 366 4.88 570 .10:03 • :774',:. `6 07 978. 5:26.. . 372 - 5.20 576. 9£1;:':' , 780 6:03 . , 984 5:24: ' 378 5.51 582 931 . '1786. 6:03 .990- 5.22.• • " _Continues-on next-page„:„., ..:...:__. _-. _._.. I �, ;.ire"_ - %e r'' ._, ■. .. � , {..% I • • Page 2 I Existing Basin to Inlet Hydrograph Discharge Table • ITime -- Outflow Time --Outflow • (min cfs) (min cfs) I996 5.19 1302 3.96 1002 5.17 1308 3.93 1 1008 5.15 1314 3.91 1014 5.12 1320 3.88 1020 5.10 1326 3.86 1026 5.08 1332 3.83 1 1032 5.05 1338 3.81 1038 5.03 1344 3.78 1044 5.01 1350 3.76 1 1050 4.98 1356 3.73 1056 4.96 1362 3.71 1062 4.94 1368 3.68 1068 4.91 1374 3.65 1 1074 4.89 1380 3.63 1080 4.87 1386 3.60 1086 4.84 1392 3.58 1092 4.82 1398 3.55 I 1098 4.80 1404 3.53 1104 4.77 1410 3.50 1110 4.75 1416 3.47 1 1116 4.72 1422 3.45 1122 4.70 1428 3.42 1128 4.68 1434 3.40 1134 4.65 1440 3.37 I 1140 4.63 1146 4.60 1152 4.58 ...End 1 1158 4.55 1164 4.53 1170 4.51 1176 4.48 1 1182 4.46 1188 4.43 1194 4.41 1 1200 4.38 1206 4.36 1212 4.33 1218 4.31 I 1224 4.28 1230 4.26 1236 4.23 1242 4.21 I1248 4.18 1254 4.16 • 1260 4.13 • 1 1266 4.11 1272 4.08 1278 4.06 ._ • 1284 . 4.03 ' . I 1290 4.01 • • 1296 • 3:98 r.r •. .q_ .:_..:.,., -- • • Hydrograph Report Pagel Hydraflow Hydrographs by Intelisolve I Hyd. No. 1 Existing Basin to Inlet I Hydrograph type = SBUH Runoff Peak discharge = 31.65 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 59.70 ac Curve number = 91 1 Basin Slope = 10.0 % Hydraulic length = 3400 ft Tc method = LAG Time of conc. (Tc) = 18 min Total precip. = 3.45 in Distribution = Type IA IStorm duration = 24 hrs -, Shape factor = N/A ' Hydrograph Volume=536,356 cult I Hydrograph Discharge Table Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 168 0.38 372 6.30 576 10.99 582 10.64 780 6.83 174 0.49 378 6.66 786 6.84 180 0.61 384 7.00 588 10.41 792 6.87 186 0.72 390 7.30 594 10.20 798 6.86 I 192 0.83 396 7.47 600 9.98 606 9.84 804 6.82 198 0.94 402 7.55 810 6.76 204 1.06 408 7.69 612 9.66 816 6.70 I 210 1.18 414 7.90 618 9.41 822 6.64 828 6.58 216 1.31 420 8.20 624 9.20 222 1.45 426 8.61 630 9.01 834 6.53 228 1.60 432 9.14 636 8.90 840 6.49 234 1.75 438 9.79 642 8.83 846 6.46 240 1.89 444 10.58 648 8.74 852 6.45 246 2.04 450 11.50 654 8.63 858 6.43 252 2.17 456 14.91 660 8.52 864 6.41 I 258 2.31 462 20.43 666 8.40 870 6.39 264 2.45 468 25.25 672 8.28 876 6.37 270 2.60 474 29.07 678 8.15 882 6.35 I 276 2.75 480 31.65 << 684 8.02 888 6.32 282 2.92 486 31.42 690 7.89 894 6.30 288 3.08 492 28.91 696 7.73 900 6.28 294 3.26 498 26.25 702 7.57 906 6.25 I 300 3.45 504 23.65 708 7.43 912 6.23 306 3.66 510 21.26 714 7.31 918 6.20 312 3.88 516 19.56 720 7.21 924 6.18 I 318 4.11 522 18.40 726. 7.14 930 6.15 324 4.33 528 17.26 732 7.09 936 6.13 330 4.55 . 534 16.21:. 738; 7.08 942 6.10 , 336 4.75 540, .15:24,. 744 7.09 '948 6.07 I342 494 - 546 ' 1429'; 750;- 713 954. 605348 5.14 552 13:41?... : , • 756' 7:.11' ,:960 6.02 354 5.37 558• 12:68=.: '• •762;'_. 7.02• :966 6.00 . 360 5.62 564 , 12:03, : . 768:; 6:95 : 972 5:97. I 366 5.94 570 11;47 :74,. 6:88. 978 5:94' Continues on•next page;:-----,---.__._...._. I I • • Page 2 I Existing Basin to Inlet Hydrograph Discharge Table ITime -- Outflow Time -- Outflow (min cfs) (min cfs) I984 5.92 1290 4.52 990 5.89 1296 4.49 I 996 5.87 1302 4.46 1002 5.84 1308 4.43 1008 5.81 1314 4.40 1014 5.79 1320 4.37 1020 5.76 1326 4.34 1026 5.73 1332 4.31 1032 5.71 1338 4.29 1038 5.68 1344 4.26 I 1044 5.65 1350 4.23 1050 5.63 1356 4.20 1056 5.60 1362 4.17 I 1062 5.57 1368 4.14 1068 5.55 1374 4.11 1074 5.52 1380 4.08 1080 5.49 1386 4.06 I 1086 5.46 1392 4.03 1092 5.44 1398 4.00 1098 5.41 1404 3.97 I 1104 5.38 1410 3.94 • 1110 5.36 1416 3.91 1116 5.33 1422 3.88 1122 5.30 1428 3.85 I 1128 5.27 1434 3.82 1134 5.25 1440 3.79 1140 5.22 t 1146 5.19 1152 5.16 ...End 1158 5.13 1164 5.11 I 1170 5.08 1176 5.05 1182 5.02 1188 5.00 1194 4.97 1200 4.94 1206 4.91 1212 4.88 1218 4.86 1224 4.83 1230 4.80 I 1236 4.77 1242 4.74 1248 4.71 1254' 4.69 . ' 1260' 4.66 1266. 4.63 . 1272. 4.60 I 1278 . 4.57 . .1284. '4:54 y. .N_ • • Hydrograph Report Page 1 ' Hydraflow Hydrographs by Intelisolve ' Hyd. No. 1 Existing Basin to Inlet I Hydrograph type = SBUH Runoff Peak discharge = 37.34 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 59.70 ac Curve number = 91 t Basin Slope = 10.0 % Hydraulic length = 3400 ft Tc method = LAG Time of conc. (Tc) = 18 min Total precip. = 3.90 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A Hydrograph Volume=628,500 cuft I Hydrograph Discharge.Table ' Time -- Outflow Time --Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min • cfs) I 156 0.49 360 6.96 564 13.98 768 8.00 774 7.93 162 0.63 366 7.33 570 13.32 168 0.78 372 7.77 576 12.75 780 7.87 174 0.92 378 8.19 582 12.34 786 7.87 I 180 1.06 384 8.58 588 12.08 594 11.82 792 7.91 186 1.20 390 8.92 798 7.89 192 1.33 396 9.11 600 11.57 804 7.84 198 1.47 402 9.19 606 11.39 810 7.78 I 204 1.60 408 9.33 612 11.19 816 7.71 210 1.74 414 9.57 618 10.89 822 7.63 216 1.90 420 9.92 624 10.64 828 7.57 I 222 2.08 426 10.40 630 10.43 636 10.29 834 7.51 228 2.25 432 11.01 840 7.46 234 2.43 438 11.77 642 10.21 846 7.43 240 2.61 444 12.69 648 10.10 852 7.41 I 246 2.78 450 13.78 654 9.98 858 7.39 252 2.94 456 17.79 660 9.85 864 7.37 258 3.10 462 24.31 666 9.71 870 7.34 I 264 3.26 468 29:95 672 9.56 678 9.41 876 7.32 270 3.44 474 34.38 882 7.29 276 3.62 480 37.34 « 684 9.26 888 7.26 282 3.81 486 36.99 690 9.10 894 7.24 288 4.01 492 33.98 696 8.92 900 7.21 294 4.21 498 30.81 702 8.74 906 7.18 300 4.44 504 27.73 708 8.57 912 7.15 I 306 4.68 510 24.89 714 8.43 918 7.12 312 4.94 516 22.88 720 8.31 924 7.09 318 5.21 522 21.49 726 . 8.23 930 7.06 324 5.47 528 20.14. 732; 8.18 936 7.03 I 330 5.73 534 18:90 ' , - : 738:;. :8:16 . 942: 7.00 - 336 5.96 540 17.76 . 1 X74.4: 8.17 948; 6.97' 342 6.18 546 1663': 1 '750: 6.21-• 954 6.94 • 348 6.41 552 15:60: 756;:^ 8.19 . 960 6.91 I354 6.67 558 14:74:, :7..62: .. -8:09 966. 6:88: Continues on'next'page... : • • + s:: I • • • IExisting Basin to Inlet Page 2 Hydrograph Discharge Table ITime -- Outflow Time --Outflow (min cfs) (min cfs) I972 6.85 1278 5.23 978 .6.82 1284 5.20 984 6.79 1290 5.16 I 990 6.76 1296 5.13 996 6.73 1302 5.10 1002 6.70 1308 5.06 1008 6.67 1314 5.03 1014 6.64 1320 5.00 1020 6.60 1326 4.97 1026 6.57 1332 4.93 I 1032 6.54 1338 4.90 1038 6.51 1344 4.87 1044 6.48 1350 4.83 I 1050 6.45 1356 4.80 1056 6.42 1362 4.77 1062 6.39 1368 4.73 1068 6.35 1374 4.70 I 1074 6.32 1380 4.67 1080 6.29 1386 4.63 1086 6.26 1392 4.60 1092 6.23 1398 4.57 I 1098 6.20 1404 4.53 1104 6.17 1410 4.50 1110 6.13 1416 4.47 I 1116 6.10 1422 4.43 1122 6.07 1428 4.40 1128 6.04 1434 4.37 1134 6.01 1440 4.33 I 1140 5.97 1146 5.94 1152 5.91 ...End 1158 5.88 1164 5.85 1170 5.81 1176 5.78 I 1182 5.75 1188 5.72 1194 5.68 I 1200 5.65 1206 5.62 1212 5.59 1218 5.56 I 1224 5.52 1230 5.49 1236 5.46 . . 1242 5.43 II 1248 5.39 .. 1254 5.36 . . 1260 5.33 I 1266. 529 1272 5:26 • . . _ .. . . . . _. ... . I • - 0 • . I Hydrog raph Return Period Recap OA)-5 1 TE Page 1 Hyd. Hydrograph Inflow I No. type Hyd(s) Peak Outflow(cfs) Hydrograph description (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 25-Yr 50-Yr 100-Yr I1 SBUH Runoff — — 0.28 — 0.66 0.93 1.31 — 1.86 Exist Bas to Inlet 2 SBUH Runoff — — 0.68 — 1.21 1.54 2.00 — 2.63 Dev Bas M C I3 Reservoir 2 — 0.23 — 0.59 0.88 1.25 — 2.61 pipe I I • I • . I I . I I • I . I I I . 1 . . . , : , • I . . - • • 1 2,- - Proi...,,;ifkle:::iM"OtecreqtS0_1113pa`-27?P'7-P5.-:gpW . : :..; , : _ - ..•-•Run.date.-.:9.2-72.1,37.-200,5 ;!Hydraflow,Hydrograplis-*Intelisolve.%••.,; I • • I Hydrograph Summary Report DETIEN rIDM ttetEA-sr RMT S' 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) (cult) (ft) (cult) ' 1 SBUH Runoff 0.28 6 486 9,667 — — — Exist Bas to Inlet 2 . SBUH Runoff 0.68 6 480 14,238 — — — Dev Bas M C 3 Reservoir 0.23 6 816 14,238 2 102.42 2,062 pipe I 1 • • 1 . I I 1 ii I I • I . i °Pro:1110 5Maplecrest�.SMa11,i:Bas 2=2B t5u rind ;:2=:y.r Rum, 02-28-2005 J '.... ...:......... {per[]n�{(_•! _,. .: .fir"'- ... - - Hydraflow Hydrograptis;:by:Intelisolve,;,.;, I • • I Hydrograph Summary Report . Page 1 Hyd. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph I h d s elevation storage description No. type flow interval peak Y ( ) (origin) (cfs) (min) (min) (cuft) (ft) (cuft) I1 SBUH Runoff 0.66 6 480 15,890 — — — Exist Bas to Inlet 2 SBUH Runoff 1.21 6 480 21,703 — —" Dev Bas M C ' 3 Reservoir 0.59 6 528 21,703 2 .102.81 2,516 pipe I I I I • I I 1 . I I • r od5 c Run date::02-28-2005 I y, a' IecrestSmall:Bas -2P !?z! :_ y ;,a.,:.. .. 1 Pro• file:�M P ,_... _ . - ,-Hydraflow Hydrographs�by;Intelisolve 1 • Hydrograph 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) 1 1 SBUH Runoff 0.93 6 480 19,925 — — Exist Bas to Inlet 2 SBUH Runof( 1.54 6 480 26,388 — — Dev Bas M C 1 3 Reservoir 0.88 6 504 26,388 2 103.10 2,853 pipe 1 1 1 1 i i 1 • 1 1 I . 1 Is • i Proj fle: Maplecrest.Small=Bas:2=2� nod:=10=yr Run;date: 02=28-2005 . , y',draflow:Hydrographs:bylntelisolve.., . I 0 I Hydrograph Summary Report Page 1 IHyd. Hydrograph Peak Time Time to Volume Inflow, Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cult) (ft) (cuft) 1 SBUH Runoff 1.31 6 480 25,462 — — — Exist Bas to Inlet 2 SBUH Runoff 2.00 6 480 32,687 — — — Dev Bas M C I3 Reservoir 1.25 6 498 32,687 2 103.70 3,448 pipe • 1 1 I • I I I • • I I - 1 I • • Pro.:file ;Ma lecrest:.Small Bas 2=2 1i nod:: .=25 ,r Run:date::�02 28-2005; , .. • -,. y w y s'by�Iriteiiso e•;..,•:1 • ''H drafto `H drograpti Iv 1 - • • 1 Hydrograph Summary Report Page 1 I 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) (cult) (ft) (cult) 1 1 SBUH Runof 1.86 6 480 33,345 — — — Exist Bas to Inlet 2 SBUH Runof 2.63 6 480 41,470 — — — Dev Bas M C 1 3 Reservoir 2.61 6 480 41,470 2 103.89 3,596 pipe • I 1 1 • I . • I • I I I I I I . . . I r ,Pof fle ;Ma P..Iecrest= mall Bas:2-2!&ir enod 1.00;yr. Run::date:,.02-28=2005• • Hydraflow:Hydrographs"by«Intelisolve.. .', • • I Hydrograph Report gx LsrlN6 OW-5 ITE Pagel Hydraflow Hydrographs by intelisolve I Hyd. No 1 Exist Bas to Inlet I - Hydrograph type = SBUH Runoff Peak discharge = 0.28 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 5.07 ac Curve number = 72 I Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 8.1 min • Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=9,667 cult Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 456 0.01 462 0.05 660 0.17 864 0.17 1068 0.16 666 0.17 870 0.17 1074 0.16 468 0.11 672 0.17 876 0.17 1080 0.16 I 474 0.18 678 0.17 882 0.17 1086 0.16 1092 0.16 480 0.26 684 0.17 888 0.17 486 0.28« 690 0.17 894 0.17 1098 0.16 492 0.26 696 0.17 900 0.17 1104 0.16 I 498 0.25 504 0.23 702 0.16 906 0.17 1110 0.16 708 0.16 912 0.17 1116 0.16 510 0.21 714 0.16 918 0.17 1122 0.16 516 0.21 720 0.16 924 0.17 1128 0.16 I 522 0.22 726 0.16 930 0.17 1134 0.16 528 0.21 732 0.16 936 0.17 1140 0.16 534 0.21 738 0.16 942 0.17 1146 0.16 I 540 0.21 744 0.17 948 0.17 1152 0.16 546 0.20 750 0.17 954 0.17 1158 0.16 552 0.19 756 0.17 960 0.17 1164 0.16 558 0.19 762 0.17 966 0.17 1170 0.16 I 564 0.18 768 0.16 972 0.17 1176 0.16 570 0.18 774 0.16 978 0.17 1182 0.16 576 0.18 780 0.16 984 0.17 1188 0.15 I 582 0.18 588 0.18 786 0.17 990 0.17 1194 0.15 792 0.17 996 0.17 1200 0.15 594 0.18 798 0.17 1002 0.17 1206 0.15 600 0.18 804 0.17 1008 0.17 1212 0.15 I 606 0.18 612 0.18 81.0 0.17 1014 0.17 1218 0.15 816 0.17 1020 0.17 1224 0.15 • 618 0.17 822 0.17 1026 0.17 1230 0.15 624 0.17 828',' 0.16. 1032;; 0:16- 1236• 0:15 , I.. 630 0.17 834 0.16; 1038 0:16 1242. 0:15 636 0.17 840. 0.4'6; 1044;: 046 1248 015.. 642 0.18 846 0:16; 1050 0:1.6 1254 0.15 - ' 648 0.18- 852. 01T • :1056 . 0:16 1260.: 0:15 654 . 0.18 858 . 0:17: 1062 0.16 1266 0:1.5 . - f Continues on next page..: ,`: is ' • • Page 2 Exist Bas to Inlet Hydrograph Discharge Table ' Time --'Outflow (min cfs) ' 1272 0.15 1278 0.15 ' 1284 0.15 1290 0.14 1296 0.14 1302 0.14 ' 1308 0.14 1314 0.14 1320 0.14 ' 1326 0.14 1332 0.14 1338 0.14 1344 0.14 ' 1350 0.14 1356 0.14 1362 0.14 ' 1368 0.14 1374 0.13 1380 0.13 1386 0.13- ' 1392 0:13 1398 0.13 1404 0.13 ' 1410 0.13 1416 0.13 1422 0.13 1428 0.13 ' 1434 0.13 1440 0.13 ' ...End 1 '. .' • 0 I Hydrograph Report Page, Hydraflow Hydrographs by Intelisolve I Hyd. No. 1 Exist Bas to Inlet IHydrograph type = SBUH Runoff Peak discharge = 0.66 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 5.07 ac Curve number = 72 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 8.1 min Total precip. = 3.10 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A lHydrograph Volume=15,890 cult Hydrograph Discharge Table I . Time -- Outflow Time -- Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 420 0.01 624 0.29 828 0.26 1032 0.25 426 0.02 630 0.29 834 0.26 1038 0.25 432 0.03 636 0.29 840 0.26 1044 0.25 I 438 0.05 444 0.07 642 0.29 846 0.26 1050 0.25 648 0.29 852 0.26 1056 0.25 450 0.09 654 0.29 858 0.26 1062 0.25 456 0.17 660 0.29 864 0.26 1068 0.24 I 462 0.30 468 0.44 666 0.29 870 0.26 1074 0.24 672 0.28 876 0.26 1080 0.24 474 0.56 678 0.28 882 0.26 1086 0.24 480 0.66 << 684 0.28 888 0.26 1092 0.24 I 486 0.66 690 0.27 894 0.26 1098 0.24 492 0.58 696 0.27 900 0.26 1104 0.24 498 0.52 702 0.26 906 0.26 1110 0.24 • I 504 0.47 510 0.42 708 0.26 912 0.26 1116 0.24 714 0.26 918 0.26 1122 0.24 516 0.41 720 0.26 924 0.26 1128 0.24 I 522 0.41 726 0.26 930 0.26 1134 0.24 1140 0.24 528 0.40 732 0.26 936 0.26 534 0.39 738 0.26 942 0.26 1146 0.23 540 0.37 744 0.26 948 0.26 1152 0.23 I 546 0.36 750 0.27 954 0.25 1158 0.23 552 0.34 756 0.27 960 0.25 1164 0.23 558 0.33 762 0.26 966 0.25 1170 0.23 564 0.32 768 0.26 972 0.25 1176 0.23 I 570 0.31 774 0.26 978 0.25 1182 0.23 576 0.31 780 0.26 984. 0.25 1188 0.23 582 0.30 786 0.26: 990. 0.25 1194 0.23 ' 588 0.31 792 0:27.. 99fi r 0.25.. 1200 0.23. 594 0.31 - 798 0.27 1002 0.25' 1206 0.23 600 0.30 804 0`26. :: 1.008.:,. 0.25, . 1212 0.23. 606 0.31 810 . 0.26 ' . •1.0;14 0.25. 121.8 0.22 I 612 0.30 816 . . 026': .1020,;,.::',.0:25. ..1224 0:22 . 618 0.30 822 0.26` ' `::1026 0.25 '1230 0:22'.. Continues on next:page::.' ' • • Exist Bas to Inlet Page 2 Hydrograph Discharge Table Time -- Outflow (min cfs) ' 1236 0.22 1242 0.22 1248 0.22 1254 0.22 1260 0.22 1266 0.22 1272 0.22 1278 0.21 1284 0.21 1290 0.21 1296 0.21 1302 0.21 1308 0.21 1314 0.21 1320 0.21 1326 0.21 ' 1332 0.20 1338 0.20 1344 0.20 1350 0.20 • ' 1356 0.20 1362 0.20 1368 0.20 ' 1374 0.20 1380 0.20 1386 0.19 1392 0.19 ' 1398 0.19 1404 0.19 1410 0.19 1416 0.19 1422 0.19 1428 0.19 1434 0.18 1440 0.18 ...End • 1 1 } 0 I Hydrograph Report Page 1. Hydraflow Hydrographs by Intelisolve I Hyd. No. 1 Exist Bas to Inlet IHydrograph type = SBUH Runoff Peak discharge = 0.93 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 5.07 ac Curve number = 72 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 8.1 min I Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A IHydrograph Volume=19,925 cult Hydrograph Discharge Table ITime --Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I396 0.01 600 0.38 804 0.32 1008 0.30 402 0.02 606 0.38 810 0.32 1014 0.30 408 0.03 612 0.38 816 0.32 1020 0.30 I 414 0.05 618 0.37 822 0.32 828 0.31 1026 0.30 420 0.06 624 0.37 1032 0.30 426 0.07 630 0.36 834 0.31 1038 0.30 432 0.09 636 0.36 840 0.31 1044 0.30 438 0.12 642 0.36 846 0.31 1050 0.30 444 0.14 648 0.36 852 0.31 1056 0.30 450 0.17 654 0.36 858 0.31 1062 0.30 I 456 0.29 660 0.36 864 0.31 870 0.31 1068 0.29 462 0.49 666 0.36 1074 0.29 468' 0.66 672 0.35 876 0.31 1080 0.29 474 0.82 678 0.35 882 0.31 1086 0.29 I 480 0.93 << 684 0.34 888 0.31 1092 0.29 486 0.91 690 0.34 894 0.31 1098 0.29 492 0.79 696 0.33 900 0.31 1104 0.29 I 498 0.70 702 0.33 906 0.31 1110 0.29 1116 0.29 504 0.62 708 0.32 912 0.31 510 0.56 714 0.32 918 0.31 1122 0.29 516 0.54 720 0.32 924 0.31 1128 0.28 I 522 0.54 726 0.32 930 0.31 1134 0.28 528 0.52 732 0.32 936 0.31 1140 0.28 534 0.50 738 0.32 942 0.31 1146 0.28 540 0.48 744 0.33 948 0.31 1152 0.28 1158 0.28 I 546 0.46 750 0.33 954 0.31 552 0.44 756 0.33 960 0.31 1164 0.28 . 558 0.42 762 0.32. 966 0.31 1170 0.28 564 0.41 768 0:32 972';: 0;3:1;. 11,76• 0.28 570 0.40 774 • 0.32 . 978" 0'.31 1182 0.28 • 576 0.39 780 •0:32 .' 984 -. 0.31 1188 0.27 582. 0.39 786. 0.32‘2 990.- ", 0:30 1194 0:27 588 0.39 792 ; .0 33e; ; :7996:::- 0.30: 1200 -0.27.., • :594. 0.39 798 0:33:;::,. , r"ip02 0:30' •1206' 0.27 • Continues on next page:.. r, l' . . .. • .• •... ; .:�1. 1. 1 ' Exist Bas to Inlet Page 2 Hydrograph Discharge Table ' Time -- Outflow (min cfs) ' 1212 0.27 1218 0.27 ' 1224 0.27 1230 0.27 1236 0.26 1242 0.26 t 1248 0.26 1254 0.26 1260 0.26 1266 0.26 1272 0.26 1278 0.26 • 1284 0.25 ' 1290 0.25 1296 0.25 1302 0.25 ' 1308 0.25 1314 0.25 1320 0.25 1326 0.25 ' 1332 0.24 1338 0.24 1344 0.24 ' 1350 0.24 1356 0.24 1362 0.24 1368 0.24 t 1374 0.23 1380 0.23 1386 0.23 1392 0.23 ' 1398 0.23 1404 0.23 1410 0.23 ' 1416 0.22 1422 0.22 1428 0.22 1434 0.22 1440 0.22 ...End • • • 3. _ • - ,w III •• i Hydrograph Report Page 1 • Hydraflow Hydrographs by Intelisolve I Hyd. No. 1 Exist Bas to Inlet IIHydrograph type = SBUH Runoff Peak discharge = 1.31 cfs . Storm frequency = 25 yrs Time interval = 6 min I Drainage area = 5.07 ac Curve number = 72 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 8.1 min I Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A IHydrograph Volume=25,462 cult Hydrograph Discharge Table ITime -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min. cfs) (min cfs) I372 0.02 576 0.50 780 0.40 984 0.38 378 0.03 582 0.50 786 0.40 990 0.37 384 0.05 588 0.50 792 0.41 996 0.37 390 0.06 594 0.50 798 0.41 1002 0.37 396 0.08 600 0.49 804 0.40 1008 0.37 402 0.09 606 0.49 810 0.40 1014 0.37 408 0.10 612 0.49 816 0.40 1020 0.37 I 414 0.12 618 0.47 822 0.39 1026 0.37 420 0.13 624 0.47 828 0.39 1032 0.37 426 0.15 630 0.46 834 0.39 1038 0.37 I 432 0.18 636 0.46 840 0.39 1044 0.36 1050 0.36 438 0.21 642 0.46 846 0.39 444 0.25 648 0.46 852 0.39 1056 0.36 450 0.29 654 0.46 858 0.39 1062 0.36 I 456 0.47 660 0.45 864 0.39 1068 0.36 462 0.75 666 0.45 870 0.39 1074 0.36 468 0.98 672 0.44 876 0.39 1080 0.36 I 474 1.18 678 0.44 882 0.39 1086 0.36 480 1.31 << 684 0.43 888 0.39 1092 0.36 486 1.26 690 0.43 894 0.39 1098 0.35 492 1.08 696 0.42 900 0.39 1104 0.35 I 498 0.94 702 0.41 906 0.39 912 0.39 1110 0.35 504 0.84 708 0.41 1116 0.35 510 0.75 714 0.40 918 0.38 1122 0.35 I 516 0.72 720 0.40 924 0.38 1128 0.35 522 0.71 726 0.40 930 0.38 1134 0.35 528 0.69 732 0.40 936 0.38 1140 0.34 534 0.66 738 0.40. 942 0.38 1146 0.34 ' 540 0.63 744: . 0:41; 948. 0;38,:. 1152 0.34 546 0.60 750 0:41 954 0.38 1158 0.34' 552 0.57 756 0..4,1 . 960.; 0.38 1164 0.34 558 0.55 762 . 0:40:' - 966, 0.38 1170 . 0.34° 11 ' ' 564. 0.53 768 ;0:40; 972:;:: : 0.38; 1176 0.34, 570-- -"0:52 --- 774----.0:41 '''978- 0.38' '1182. 0.33:.. Con rnu a es on n • iii :page • • ' Exist Bas to Inlet Page 2 Hydrograph Discharge Table Time -- Outflow (min cfs) 1188 0.33 1194 0.33 ' 1200 0.33 1206 0.33 1212 0.33 1218 0.33 1224 0.32 1230 0.32 1236 0.32 ' 1242 0.32 1248 0.32 1254 0.32 1260 0.31 ' 1266 0.31 1272 0.31 1278 0:31 ' 1284 0.31 1290 0.31 1296 0.31 1302 0.30 ' 1308 0.30 1314 0.30 1320 0.30 ' 1326 0.30 1332 0.29 1338 0.29 1344 0.29 ' 1350 0.29 1356 0.29 1362 0.29 ' 1368 0.28 1374 0.28 1380 0.28 1386 0.28 ' 1392 0.28 1398 0.28 1404 0.27 1410 0.27 1416 0.27 1422 0.27 1428 0.27 ' 1434 0.26 1440 0.26 ...End •• • -• �. ... '.iii - •n.f' i • Hydrograph Report peopasEp ON-sire. Page l Hydraflow Hydrographs by Intellsolve I Hyd. No. 2 Dev Bas M C IHydrograph type = SBUH Runoff Peak discharge = 0.68 cfs Storm frequency = 2 yrs Time interval = 6 min I Drainage area = 5.00 ac Curve number = 78 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 6.8 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=14,238 cult Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time -- Outflow Time --Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 396 0.01 600 0.27 804 0.23 1008 0.22 402 0.02 606 0.27 810 0.23 1014 0.22 408 0.03 612 0.27 816 0.23 1020 0.21 I 414 0.03 618 0.26 822 0.23 1026 0.21 1032 0.21 420 0.04 624 0.26 828 0.22 426 0.06 630 0.26 834 0.22 1038 0.21 432 0.07 636 0.26 840 0.22 1044 0.21 438 0.09 642 0.26 846 0.22 1050 0.21 444 0.10 648 0.26 852 0.22 1056 0.21 450 0.13 654 0.26 858 0.22 1062 0.21 456 0.22 660 0.26 864 0.22 1068 0.21 I 462 0.37 666 0:25 870 0.22 1074 0.21 468 0.50 672 0.25 876 0.22 1080 0.21 474 0.61 678 0.25 882 0.22 1086 0.21 I 480 0.68 << 486 0.65 684 0.24 888 0.22 1092• 0.21 690 0.24 894 0.22 1098 0.21 492 0.55 696 0.24 900 0.22 1104 0.21 498 0.49 702 0.23 906 0.22 1110 0.21 I 504 0.43 708 0.23 912 0.22 1116 0.20 510 0.39 714 0.23 918 0.22 1122 0.20 516 0.38 720 0.23 . 924 0.22 1128 0.20 I 522 0.38 726 0.23 930 0.22 1134 0.20 528 0.37 732 0.23 936 0.22 1140 0.20 534 0.36 • 738 0.23 942 0.22 1146 0.20 540 0.34 744 0.23 948 0.22 1152 0.20 I 546 0.32 750 0.24 954 0.22 1158 0.20 552 0.31 756 0.24 960 0.22 1164 0.20 - ' 558 0.30 762 0.23 966, 0.22 1170 0.20 ' t 564 029 768 0.23 :9,7,2:::- 022 1176 0.20 ' 570 0.28 774 023 978 0:22 . 1182 0.20 ` 576 0.28 780 .0.23 ' • . :984: 0:22 1188 0.20 582 0.28 786 .023' ' • ,900' 022 1194 0.19. I 588. 0.28 792 :0.23: - : • *.996;: -0:22 1200 0.19: 594- --028 798=0:23 -- . : '1(007 0:22 1206 0.19. ' Continues on next'page... .may:• • ' • • ' Dev Bas M C Page 2 Hydrograph Discharge Table . ' Time -- Outflow (min cfs) 1212 0.19 1218 0.19 ' 1224 0.19 1230 0.19 1236 0.19 1242 0.19 1248 0.19 1254 0.19 1260 0.19 ' 1266 0.18 1272 0.18 1278 0.18 1284 0.18 ' 1290 0.18 1296 0.18 1302 0.18 ' 1308 0.18 1314 0.18 1320 0.18 1326 0.17 ' 1332 0.17 1338 0.17 1344 0.17 1350 0.17 ' 1356 0.17 1362 0.17 1368 0.17 ' 1374 0.17 1380 0.17 1386 0.16 1392 0.16 ' 1398 0.16 1404 0.16 1410 0.16 ' 1416 0.16 1422 0.16 1428 0.16 1434 0.16 1440 0.16 ...End • 1 . '4- 1 • • 1 Hydrograph Report Pagel Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 Dev Bas M C ' Hydrograph type = SBUH Runoff Peak discharge = 1.21 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 5.00 ac Curve number = 78 ' Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 6.8 min Total precip. = 3.10 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=21.703 cult Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 354 0.02 558 0.47 762 0.34 768 0.33 966 0.31 360 0.03 564 0.45 972 0.31 366 0.04 570 0.44 . , 774 0.33 978 0.31 372 0.05 576 0.43 780 0.33 984 0.31 I 378 0.06 582 0.42 786 0.34 990 0.31 384 0.08 588 0.43 792 0.34 996 0.31 390 0.09 594 0.42 798 0.34 1002 0.31 I 396 0.10 600 0.42 804 0.34 810 0.33 1008 0.31 402 0.11 606 0.42. 1014 0.31 408 0.12 612 0.41 816 0.33 1020 0.30 414 0.13 618 0.40 822 0.33 1026 0.30 I 420 0.15 624 0.39 828 0.32 1032 0.30 426 0.17 630 0.39 834 0.32 1038 0.30. • 432 0.19 636 0.39 840 0.32 1044 0.30 I 438 0.22 642 0.39 846 0.32 1050 0.30 1056 0.30 444 0.25 648 0.39 852 0.32 450 0.29 654 0.39 858 0.32 1062 0.30 456 0.47 660 0.38 864 0.32 1068 0.30 I 462 0.74 666 0.38 870 0.32 876 0.32 1074 0.30 468 0.95 672 0.37 1080 0.29 474 1.11 678 0.37 882 0.32 1086 0.29 480 1.21 « 684 0.36 888 0.32 1092 0.29 486 1.13 690 0.36 894 0.32 1098 0.29 492 0.94 696 0.35 900 0.32 1104 0.29 498 0.81 702 0.34 906 0.32 1110 0.29 ' 504 0.71 708 0.34 912 0.32 918 0.32 1116 0.29 510 0.63 714 0.34' 1122 0.29 516 0.61 720 0.33 924.. 0.32 1128 0.29 522 0.61 726. 0.33: ,93,0„; 0.32,'. 1134, 0.28 • I 528 0.59 732 . 0.34 ' 936 0:32• 1140 0.28,. 534 0.57 738 0.34 . ' 942:° 0:32 1146. 028' 540 0.54 744 .0.34.: • .:948- 0 32 1152 0:28' ' 546 0.51 . 750 035',! ,. ,:;.;:954':: 0:31. .1158 0.28• 552 0:48 756-=0.35 960` 0:31- 1164 028' Continues on next page:.. - I • • IDev Bas M C Page 2 Hydrograph Discharge Table ITime -- Outflow (min cfs) I1170 0.28 1176 0.28 I 1182 0.28 1188 0.27 1194 0.27 1200 0.27 I 1206 0.27 1212 0.27 1218 0.27 • I 1224 0.27 1230 0.26 1236 0.26 1242 0.26 I 1248 0.26 1254 0.26 1260 0.26 I 1266 0.26 1272 0.26 1278 0.25 1284 0.25 I 1290 0.25 1296 0.25 1302 0:25 1308 0.25 1314 0.25 1320 0.24 1326 0.24 I 1332 0.24 1338 0.24 1344 0.24 1350 0.24 I 1356 0.24 1362 0.23 1368 0.23 I 1374 0.23 1380 0.23 1386 0.23 1392 0.23 I 1398 0.23 1404 0.22 1410 0.22 1416 0.22 I. 1422 0.22 1428 0.22 1434 0.22 • • 1440 0.21 •• ir- ...End c.. . " . .. .. :. . . . ,. . . : . , 4 .:.....:i;,... ,:... .... . ,.. , k? . - .■ -- . " '.• : • • 1 Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 Dev Bas M C IHydrograph type = SBUH Runoff Peak discharge = 1.54 cfs Storm frequency = 10 yrs Time interval = 6 min I Drainage area = 5.00 ac Curve number = 78 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 6.8 min • I Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=26,388 cuff Hydrograph Discharge Table ITime -- Outflow Time --Outflow Time -- Outflow Time --Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 330 0.02 534 0.70 738 0.40 942 0.37 336 0.03 540 0.66 744 0.41 948 0.37 342 0.04 546 0.63 750 0.42 954 0.37 I 348 0.05 552 0.59 756 0.41 960 0.37 354 0.06 558 0.57 762 0.40 966 0.37 360 0.07 564 0.55 768 0.40 972 0.37 366 0.09 570 0.53 774 0.40 978 0.37 I 372 0.10 576 0.52 780 0.39 786 0.40 984 0.37 378 0.12 582 0.52 990 0.36 384 0.14 588 0.52 792 0.41 996 0.36 I 390 0.15 594 0.51 798 0.40 1002 0.36 1008 0.36 396 0.16 600 0.51 804 0.40 402 0.17 606 0.51 810 0.40 1014 0.36 - 408 0.18 612 0.50 816 0.39 1020 0.36 I 414 0.20 618 0.49 822 0.39 828 0.39 1026 0.36 420 0.22 624 0.48 1032 0.36 • 426 0.24 630 0.47 834 0.38 1038 0.36 432 0.27 636 0.47 840 0.38 1044 0.35 I 438 0.31 642 0.47 846 0.38 1050 0.35 444 0.35 648 0.47 852 0.39 1056 0.35 450 0.40 654 0.47 858 0.39 1062 0.35 I 456 0.64 660 0.46 864 0.38 870 0.38 1068 0.35 462 0.99 666 0.46 1074 0.35 468 1.25 672 0.45 876 0.38 1080 0.35 474 1.43 678 0.44 882 0.38 1086 0.34 I 480 1.54 << 684 0.44 888 0.38 894 0.38 1092 0.34 486 1.42 690 0.43 1098 0.34 492 1.18 696 0.42 900. 0.38 1104 0.34 ,, 498 1.01 702 .l 0.41:, , ,.: =906x,. 0:38,- 11:1.0• 0.34 I -. 504 0.88 • 708 0.41 912 0.38. 1116 0.34 510 0.79 7.14 0.40. :918 0.38 1122 0.34 516 0.76 . 720 0.40- 924 0.38'.. 1128 0.34 I 522 0.75. 726 0.40: . 930:, 0,3$ 1.134 0.33• ` 528 0.73' 732 0.40. ".:;936`'. 0:37; 1140 .•0.33 Continues on next page..: - . .. .. . ter.• .l I • • IDev Bas M C Page 2 Hydrograph Discharge Table ITime -- Outflow (min cfs) I1146 0.33 1152 0.33 I 1158 0.33 1164 0.33 1170 0.32 1176 0.32 I 1182 0.32 1188 0.32 1194 0.32 I 1200 0.32 1206 0.32 1212 0.31 1218 0.31 I 1224 0.31 1230 0.31 1236 0.31 I 1242 0.31 1248 0.30 1254 0.30 1260 0.30 I 1266 0.30 1272 0.30 1278 0.30 I 1284 0.30 1290 0.29 1296 0.29 1302 0.29 1308 0.29 1314 0.29 1320 0.29 1326 0.28 I1332 0.28 1338 0.28 1344 0.28 I 1350 0.28 1356 0.27 1362 0.27 1368 0.27 I 1374 0.27 1380 0.27 1386 0.27 1392 0.26 I 1398 0.26 1404 0.26 1410 0.26 • I 1416 0.26 • 1422 0.26 1428 0.25 1434. 0.25 I 1440 0.25 ' , •, : .. , . •,.- ,.. , : . .• . , . . , • • I ;,, n d' .t .. .. ':v:�.• ., !1. .. 1 • • I Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 • DevBasMC 1 Hydrograph type = SBUH Runoff Peak discharge = 2.00 cfs Storm frequency = 25 yrs Time interval = 6 min I Drainage area = 5.00 ac Curve number = 78 Basin Slope = 10.0 % Hydraulic length = 576 ft Tc method = LAG Time of conc. (Tc) = 6.8 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I . Hydrograph Volume=32,687 cult Hydrograph Discharge Table ITime -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 306 0.02 510 0.99 714 0.49 918 0.45 312 0.03 516 0.95 720 0.49 924 0.45 318 0.04 522 0.95 726 0.49 930 0.45 I 324 0.06 528 0.91 732 0.49 936 0.45 . 330 0.07 534 0.87 738 0.49 942 0.45 336 0.08 540 0.83 744 0.50 948 0.45 342 0.09 546 0.78 750 0.50 954 0.45 I 348 0.11 552 0.74 756 0.50 960 0.44 354 0.12 558 0.71 762 0.49 966 0.44 360 0.14 564 0.68 768 0.48 972 0.44 366 0.16 570 0.66 774 0.48 978 0.44 I 372 0.18 576 0.64 780 0.48 984 0.44 378 0.20 582 0.64 786 0.48 990 0.44 384 0.22 588 0.64 792 0.49 996 0.44 • I 390 0.24 594 0.63 798 0.49 1002 0.43 396 0.25 600 0.63 804 0.48 1008 0.43 402 0.26 606 0.62 810 0.48 1014 0.43 408 0.27 612 0.62 816 0.47 1020 0.43 I 414 0.29 618 0.60 822 0.47 1026 0.43 420 0.32 624 0.58 828 0.47 1032 0.43 426 • 0.35 630 0.58 834 0.46 1038 0.42 I 432 0.39 636 0.58 840 0.46 1044 0.42 438 0.44 642 0.58 846 0.46 1050 0.42 444 0.49 648 0.58 852 0.46 1056 0.42 450 0,56 654 0.57 858 0.46 1062 0.42 I 456 0.86 660 0.56 864 0.46 1068 0.42 462 1.33 666 0.56 870 0.46 1074 0.41 . 468 1.65 672. 0.55 .876, 0.46 1080 0.41. 474 1.88 678.: 0:54.:- 882;.; 0.46: 1086 0.41: • 480 2.00 <<• 684 0.53: : 888 .` 0.46r 1092 0:41` 486 1.83 690 0:53`: 0894:` 0.46: 1098 0.41 492 1.50 696 0:51 900,:: 0.46 1104 0:41 I 498 1.28 702 . 0:50: '•906 ; .0.46 1110' 0.40 504 1.12 708 0:50 ' ' 912 ' 0.45 1116 0.40 Continues on next page... • I • • IDev Bas M C Page 2 Hydrograph Discharge Table ITime -- Outflow Time -- Outflow (min cfs) (min cfs) I1122 0.40 1428 0.30 1128 0.40 1434 0.30 I 1134 0.40 1440 0.30 1140 0.40 1146 0.39 1152 0.39 ...End I 1158 0.39 1164 0.39 1170 0.39 I 1176 0.38 1182 0.38 1188 0.38 • 1194 0.38 • I 1200 0.38 1206 0.38 1212 0.37 I 1218 0.37 1224 0.37 1230 0.37 1236 0.37 1242 0.36 1248 0.36 1254 0.36 1260 0.36 I ' 1266 0.36 1272 0.35 • 1278 0.35 I 1284 0.35 1290 0.35 1296 0.35 1302 0.34 I 1308 0.34 1314 0.34 1320 0.34 I 1326 0.34 1332 0.33 1338 0.33 1344 0.33 1350 0.33 1356 0.33 1362 0.32 I 1368 0.32 1374 0.32 • 1380 0.32 • 1386 0.31 1392 0.31 ' 1398 0.31 1404 0.31 1410. 0.31 I 14.1.6. , 030 1422 0.30 I • • I Hydrograph Return Period Recap 6 ac. EN FiLio ri_o&us Page 1 Hyd. Hydrograph Inflow Peak Outflow(cfs) Hydrograph I No. type Hyd(s) (origin) 1-Yr 2-Yr 3-Yr 5-Yr 10-Yr 26-Yr 50-Yr 100-Yr description I1 SBUH Runof — — 0.02 — . 0.03 0.03 0.04 — 0.05 Greenfield Inlet 2 SBUH Runof — 0.06 — 0.07 0.08 0.09 — 0.10 Dev Greenfield I I I I I I I I I I. I I . ;.. .1 : . : : ' Proj.;:file;:Nlaplecrest Off:Site 2-14-05.gpw Run date: 02-14-2005 HydrifloviHydrognaphOiln**IyeLL: . . •_ .•,.. ..• ,:. I • • i Hydrograph Summary Report Pagel 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) (cult) (ft) (cult) I1 SBUH Runof 0.02 6 480 294 - -- - Greenfield Inlet 2 SBUH Runof 0.06 6 474 799 Dev Greenfield I 1 I I . 1 I . I . I I I Proj.:fle:,Maplecr..,est Off Site 2-14-( w,Period: 2:yr Run date: 02-14-2005 . , . __ 'HYdraflowHYdnogaph ,by lntelsove::. , • • Hydrograph Summary Report Pair t Hyd. Hydrograph Peak Time Tune to Volume Inflow Maxinxan Maxmuan Hydrograph No. type flow interval peak hyd(s) elevation storage description ' (origin) (cfs) (min) (min) (cuff) (It) (cam) I I SBUH Runoff 0.03 6 480 443 - - Greenfield Inlet 2 SBUH Runoff 0.07 6 474 1,009 Dev Greenfield I 1 1 1 Proj.,file: Maplecrest Off Site 2-14-( w:Period::5 yr Run date: 02-14-2005 .:... ......... . . •- -- .. ,�H aranoVViHdro�a ►ise �ir►feiiso�e� rr • • I Hydrograph Summary Report Pagel 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) (cult) (ft) (cult) I1 SBUH Runof 0.03 6 480 536 — —. Greenfield Inlet 2 SBUH Runof 0.08 6 474 1,132 — Dev Greenfield 1 1 • 1 I 1 1 Proj.-f le:,.Maplecrest.:Off Site.2-14-(Ne}piw Period: 10 yr Run.date: 02-14-2005 - . . .. ;;HYdiaf ow*I droBmphs by iriteilsoIve: . _ . . — • - • • ---- -- I • Hydrograph Summary Report Pagel 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) (cult) (ft) (cult) I 1 SBUH Runof 0.04 6 480 661 Greenfield Inlet 2 SBUH Runof 0.09 6 474 1,290 Dev Greenfield I • • Proifile: Maplecrest Off Site 2-147(Ketjpg Period: 25,yr Run,date: 02-1472005 HydreflovcHiparogisphs;bpIntellsOlve 1 . • • • i Hydrograph Summary Report Page 1 Hyd. Hydrograph Peak lime Time to Volume Inflow Maximum Maximum Hydrograph No. type flow interval peak hyd(s) elevation storage description I (origin) (cfs) (mm ) (min) (cult) (ft) (cult) II SBUH Runol\ 0.05 SBUH Runof 0.10 6 480 835 - - — Greenfield Inlet 2 474 1,500 pev Greenffeid I I I • I . I . I . I I I I I .. 1 - . • Proj.;iile: Maplecrest Off:Site2-14-Qf'e nw Period:;1:00:yr 'Run date: 027 1.4720655,,. .. • ' ' L:. ' HYd!aflory'Hydr'48raphs�i*lntelisot4e` ,. 1 • Hydrograph Repgft S x i s T IN G I Page 1 Hydraflow Hydrographs by Intel!solve ' Hyd. No. 1 Greenfield Inlet ' Hydrograph type = SBUH Runoff Peak discharge = 0.02 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 79 ' Basin Slope = 8.0 % = Hydraulic length = 339 ft Tc method Time of conc. (Tc) = 4.8 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=294 cult IHydrograph Discharge Table Time -- Outflow Time --Outflow Time -- Outflow Time -- Outflow I (min cfs) (min cfs) (min cfs) (min cfs) 384 0.00 588 0.01 792 0.00 996 0.00 I 390 0.00 594 0.01 798 0.00 1002 0.00 396 0.00 600 0.01 804 0.00 1008 0.00 402 0.00 606 0.01 810 0.00 1014 0.00 I 408 0.00 612 0.01 816 0.00 1020 0.00 414 0.00 618 0.01 822 0.00 1026 0.00 420 0.00 624 0.01 828 0.00 1032 0.00 426 0.00 630 0.01 834 0.00 1038 0.00 I 432 0.00 636 0.01 840 0.00 846 0.00 1044 0.00 438 0.00 642 0.01 1050 0.00 444 0.00 648 0.01 852 0.00 1056 0.00 I 450 0.00 654 0.01 858 0.00 1062 0.00 456 0.01 660 0.01 864 0.00 1068 0.00 462 0.01 666 0.01 870 0.00 1074 0.00 468 0.01 672 0.01 876 0.00 1080 0.00 I 474 0.01 678 0.01 882 0.00 1086 0.00 480 0.02 << 684 0.00 888 0.00 1092 0.00 486 0.01 690 0.00 894 0.00 1098 0.00 492 0.01 696 0.00 900 0.00 1104 0.00 I 498 0.01 702 0.00 906 0.00 1110 0.00 504 0.01 708 0.00 912 0.00 . 1116 0.00 510 0.01 714 0.00 918 0.00. 1122 0.00 I 516 0.01 720 0.00 924 0.00 930 0.00 1128 0.00 522 0.01 726 0.00 1134 0.00 528 0.01 732 0.00 936 0.00 1140 0.00 534 0.01 738 0.00 942 0.00 1146 0.00 I 540 0.01 744 0.00 948 0.00 1152 0.00 546 0.01 750 0.00 954 0.00 1158 0.00 552 0.01 756 0.00 960 0.00 1164 0.00 . 558 0.01 • 762: 0.00;- . 966 000. 1170• 0:00 564 0.01 768 0.00. -972, 0.00 11:7.6 0.00" ' 570 0.01 774 0.00 978, 0.00 1182 0.00" 576 0.01 780 0.00. 984; 0:00; 1188 0.00. I 582 0.01 786 9:00 .,1990` :.: 0:00:. 1194' 0.09 • Continues on;next page:.. . ., ..:' : , , - -' '' - ° _ _ Vii:-dk i,t' .. - ry ;- „1.?:: . :� .yy.�_w,,‘',. ,is i • • Greenfield Inlet Page 2 Hydrograph Discharge Table ' Time -- Outflow (min cfs) i1200 0.00 1206 0.00 1212 0.00 1218 0.00 1224 0.00 1230 0.00 111 1236 0.00 1242 0.00 1248 0.00 1254 0.00 1260 0.00 1266 0.00 1272 0.00 ' 1278 0.00 1284 0.00 1290 0.00 1296 0.00 ' 1302 0.00 1308 0.00 1314 0.00 ' 1320 0.00 1326 0.00 1332 0.00 1338 0.00 ' 1344 0.00 1350 0.00 1356 0.00 1362 0.00 1368 0.00 1374 0.00 1380 0.00 1386 0.00 1392 0.00 1398 0.00 1404 0.00 ' 1410 0.00 1416 0.00 1422 0.00 1428 0.00 1434 0.00 1440 0.00 ...End • • • • I Hydrograph Report Pagel Hydraflow Hydrographs by Intelisolve I Hyd. No. 1 Greenfield Inlet IHydrograph type = SBUH Runoff Peak discharge = 0.03 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 79 I Basin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 4.8 min I . Total precip. = 3.10 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A IHydrograph Volume=443 cult•Hydrograph Discharge Table ITime -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 342 0.00 546 0.01 750 0.01 954 0.01 348 0.00 552 0.01 756 0.01 960 0.01 354 0.00 558 0.01 ' 762 0.01 966 0.01 I 360 0.00 564 0.01 768 0.01 972 0.01 366 0.00 570 0.01 774 0.01 978 0.01 372 0.00 576 0.01 780 0.01 984 0.01 378 0.00 582 0.01 786 0.01 990 0.01 I 384 0.00 588 0.01 792 0.01 996 0.01 390 0.00 594 0.01 798 0.01 1002 0.01 396 0.00 600 0.01 804 0.01 1008 0.01 I . 402 0.00 606 0.01 810 0.01 1014 0.01 1020 0.01 408 0.00 612 0.01 816 0.01 414 0.00 618 0.01 822 0.01 1026 0.01 420 0.00 624 0.01 828 0.01 1032 0.01 I 426 0.00 630 0.01 834 0.01 1038 0.01 432 0.00 636 0.01 840 0.01 1044 0.01 438 0.01 642 . 0.01 846 0.01 1050 0.01 444 0.01 648 0.01 852 0.01 1056 0.01 I 450 0.01 654 0.01 858 0.01 1062 0.01 456 0.01 660 0.01 864 0.01 1068 0.01 462 0.02 666 0.01 870 0.01 1074 0.01 • I 468 0.02 672 0.01 876 0.01 1080 0.01 474 0.02 678 0.01 882 0.01 1086 0.01 480 0.03 << 684 0.01 888 0.01 1092 0.01 486 0.02 690 0.01 894 0.01 1098 0.01 I 492 0.02 696 0.01 900 0.01 1104 0.01 498 0.02 702 0.01 906: 0.01 11'10 0.01 ' 504 0.01 708 0.01• 912 0.01 1116 0.01 510 0.01 714 0.01:' 918,. 0:01; 1122 0.01 I • 516 0.01 720' 0.01 ' 924. '0.01'' 1128' 0.01 522 0.01 726. , 0.01 930:;- 0.01 1134 0:01 ' •. 528 0.01 732 0.01:' ,936 , 0:0;1' 1140 0.01 I 534 0.01 738 ;0.01 :.942;.; :0.01 1146 ' 0.01 540 . 0.01 744: 0:01 >948: 0:01 1152 0.01 Continues'on next page..: ` I • • IGreenfield Inlet Page 2 Hydrograph Discharge Table ITime -- Outflow (min cfs) I1158 0.01 1164 0.01 I 1170 0.01 1176 0.01 1182 0.01 1188 0.01 I 1194 0.01 1200 0.01 1206 0.01 I 1212 0.01 1218 0.01 1224 0.01 1230 0.01 I 1236 0.01 1242 0.01 • 1248 0.01 1254 0.01 I 1260 0.01 1266 0.01 1272 0.01 I 1278 0.01 1284 0.01 1290 0.01 1296 0.00 I 1302 0.00 1308 0.00 1314 0.00 I 1320 0.00 1326 0.00 1332 0.00 1338 0.00 I 1344 0.00 1350 0.00 1356 0.00 1362 0.00 I1368 0.00 1374 0.00 1380 0.00 I 1386 0.00 1392 0.00 1398 0.00 1404 0.00 I 1410 0.00 14.16 0.00 1422 0.00 0.00 .. .I' 1428 ' 1434 0.00 . 1440 0.00 • End I • • i Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve ' Hyd. No. 1 Greenfield Inlet 1 Hydrograph type = SBUH Runoff Peak discharge = 0.03 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 79 I Basin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 4.8 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=536 tuft Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 318 0.00 522 0.02 726 0.01 732 0.01 930 0.01 324 0.00 528 0.01 936 0.01 330 0.00 534 0.01 738 0.01 942 0.01 336 0.00 540 0.01 744 0.01 948 0.01 I 342 0.00 546 0.01 750 0.01 954 0.01 348 0.00 552 0.01 756 0.01 960 0.01 354 0.00 558 0.01 762 0.01 966 0.01 I 360 0.00 564 0.01 768 0.01 972 0.01 366 0.00 570 0.01 774 0.01 978 0.01 372 0.00 576 0.01 780 0.01 984 0.01 378 0.00 582 0.01 786 0.01 990 0.01 I 384 0.00 588 0.01 792 0.01 996 0.01 390 0.00 594 0.01 798 0.01 1002 0.01 396 0.00 600 0.01 804 0.01 1008 0.01 I 402 0.00 606 0.01 810 0.01 816 0.01 1014 0.01 408 0.00 612 0.01 1020 0.01 414 0.00 618 0.01 822 0.01 1026 0.01 420 0.00 624 0.01 828 0.01 1032 0.01 I 426 0.01 630 0.01 834 0.01 840 0.01 1038 0.01 432 0.01 636 0.01 1044 0.01 438 0.01 642 0.01 846 0.01 1050 0.01 444 0.01 648 0.01 852 0.01 1056 0.01 I 450 0.01 654 0.01 858 0.01 1062 0.01 456 0.01 660 0.01 864 0.01 1068 0.01 462 0.02 666 0.01 870 0.01 1074 0.01 • I 468 0.03 672 0.01 876 0.01 1080 0.01 474 0.03 678 0.0.1 882 0.01 1086 0.01 480 0.03 « 684. 0.01 888 0.01. 1092 0.01 ' 486 0.03 690. 0.01...',. 894. 0:0,1_: 1098 0.01 I ` 492 0.02 696 0:01. 900 4 0:01 1104 0:01' - 498 0.02 702:" :0:01y . 906;; :0.0:1: 11.10 0.01„ 504 0.02 708'. 0;01:;;:. .: 912;;, -.0:01. 11,16. • I 510 0.02 714 • 0:01 : . 918,,. . ;.:0:01: 1122:: ,00:00.11, : 720. . 0 01: :. _':::.`::':92,4. 516 0.02 :0:0:1 1128 0:01 Continues-on-next-page... .._ s _ _ I 0 • IGreenfield Inlet Page 2 Hydrograph Discharge Table ITime -- Outflow Time --Outflow (min cfs) (min cfs) I1134 0.01 1440 0.00 1140 0.01 I 1146 0.01 1152 0.01 ...End 1158 0.01 1164 0.01 I 1170 0.01 1176 0.01 1182 0.01 I 1188 0.01 1194 0.01 1200 0.01 1206 0.01 I 1212 0.01 1218 0.01 1224 0.01 • 1230 0.01 1236 0.01 1242 0.01 1248 0.01 1254 0.01 I 1260 0.01 1266 0.01 1272 0.01 I 1278 0.01 1284 0.01 1290 0.01 I 1296 0.01 1302 0.01 1308 0.01 1314 0.01 I 1320 0.01 1326 0.01 1332 0.01 I 1338 0.01 1344 0.01 1350 0.01 1356 0.01 I 1362 0.01 1368 0.01 1374 0.01 1380 0.01 I 1386 0.01 1392 0.01 1398 0.01 1404 0.01 • ' 1410 0.01 1416. 0.01. 1422. 0.01: I 1428 . 0.01 .1434., 0.00. i • . I Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve ' Hyd. No. 1 Greenfield Inlet Hydrograph type = SBUH Runoff Peak discharge = 0.04 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 79 Basin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 4.8 min I Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A ' Hydrograph Volume=661 cuff Hydrograph Discharge Table Time -- Outflow Time -- Outflow 'Time -- Outflow Time --Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 294 0.00 498 0.02 702 0.01 906 0.01 300 0.00 504 0.02 708 0.01 912 0.01 306 0.00 510 0.02 714 0.01 918 0.01 312 0.00 516 0.02 720 0.01 924 0.01 318 0.00 522 0.02 726 0.01 930 0.01 324 0.00 528 0.02 732 0.01 936 0.01 330 0.00 534 0.02 738 0.01 942 0.01 I 336 ' 0.00 540 0.02 744 0.01 750 0.01 948 0.01 342 0.00 546 0.02 954 0.01 348 0.00 552 0.01 - 756 0.01 960 0.01 354 0.00 558 0.01 762 0:01 966 0.01 I 360 0.00 564 0.01 768 0.01 972 0.01 366 0.00 570 0.01 774 0.01 978 0.01 372 0.00 576 0.01 780 0.01 984 0.01 I 378 0.00 582 0.01 786 0.01 792 0.01 990 0.01 384 0.01 588 0.01 996 0.01 390 0.01 594 0.01 798 0.01 1002 0.01 396 0.01 600 0.01 804 • 0.01 1008 0.01 402 0.01 606 . 0.01 810 0.01 .1014 0.01 408 0.01 612 0.01 816 0.01 1020 0.01 414 0.01 618 0.01 822 0.01 1026 0.01 I 420 0.01 624 0.01 828 0.01 1032 0.01 426 0.01 630 0.01 834 0.01 1038 0.01 432 0.01 636 0.01 840 0.01 1044 0.01 438 0.01 642 0.01 846 0.01 / 1050 0.01 t 444 0.01 648 0.01 852 0.01 858 0.01 1056 0.01 450 0.01 654 0.01 1062 0.01 456 0.02 660 0.0.1 864 0.01 1068. 0.01 462 0.03 666.. 0.01:;,£: . •870:: . 0:01 1074. 0.01 468 0.04 672 001'.. (37.6- 0.01: 10801 0.01 474 0.04 678 0:0;1', :.882:; 0 01... 1086,, 0.01 480 0.04 << 684 0:01''. :808: 0.01 1092 0.01 1 486 0.04 •690 .001,: :.,.:.4894 :0:01 1098 0.01 492 0:03 696 0:01 :'::.::.;:900;:. .;: .....0:01'.': ` :1104 0.01 : -- - Continues onrnextpage::: .. - I i • . IGreenfield Inlet Page 2 Hydrograph Discharge Table 1 Time -- Outflow Time --Outflow (min cfs) (min cfs) 1110 0.01 1416 0.01 1116 0.01 1422 0.01 I 1122 0.01 1428 0.01 1128 0.01 1434 0.01 1134 0.01 1440 0.01 1140 0.01 1146 0.01 1152 0.01 ...End 1158 0.01 I 1164 0.01 1170 0.01 1176 0.01 1182 0.01 I 1188 0.01 1194 0.01 1200 0.01 1206 0.01 I, . 1212 0.01 1218 0.01 1224 0.01 1230 0.01 1236 0.01 1242 0.01 I 1248 0.01 1254 0.01 1260 0.01 1266 0.01 I 1272 0.01 1278 0.01 1284 0.01 ' 1290 0.01 1296 0.01 1302 0.01 1308 0.01 I 1314 0.01 1320 0.01 1326 0.01 1332 0.01 I 1338 0.01 1344 0.01 1350 0.01 1356 0.01 ' t . 1362 0.01 1368 0.01 .- 1374 0.01 0.01 • I1380 1386 0.01 - - ' . 1392 0.01 I 1398 0.0.1 .-1404.. : 0:01 . .. .. ... . . :1410... -. . 0:01 5: • • • i Hydrograph Report Pit oPas all Page l Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 Dev Greenfield ' IHydrograph type = SBUH Runoff Peak discharge = 0.06 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 98 IBasin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 2.2 min Total precip. = 2.50 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A I . Hydrograph Volume=799 cult Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 66 0.00 270 0.01, 474 0.06<< 678 0.01 72 0.00 276 0.01 480 0.05 684 0.01 78 0.00 282 0.01 486 0.04 690 0.01 84 0.00 288 _ 0.01 492 0.03 696 0.01 I 90 0.00 294 0.01 498 0.03 702 0.01 96 0.00 300 0.01 504 0.02 708 , 0.01 ' 102 . 0.00 306 0.01 510 0,02 714 0.01 I 108 0.00 312 0.01 516 0.02' 720 0.01 114 0.00 318 0.01 522 0.02 726 0.01 120 0.00 324 0.01 528 0.02 732 0.01 126 0.00 330 0.01 534 0.02 738 0.01 . I 132 0.00 138 0.00 336 0.01 540 0.02 744 0.01 • 342 0.01 546 • 0.02 750 0.01 144 0.00 348 0.01 552 0.01 756 0.01 I 150 0.00 354 0.01 558 0.01 762• 0.01 768 0.01• 156 0.00 360 0.01 564 0.01 162 0.00 366 0.01 570 0.01 774 0.01 168 0.01 372 0.01 576 0.01 . 780 0.01 I 174 0.01 378 0.01 582 0.01 786 0.01 180 0.01 384 0.01 588 0'.01 792 . 0.01 186 0.01 390 0.01 594 0.01 . ' 798 0.01 192 0.01 396 0.01 600 0.01 804 0.01 810 0.01 I 198 0.01 402 0.01 606' 0.01 204 0.01 408 0.01 612 0.01 816 0.01 210 0.01 414 0.01 618 0.01 822 0.01 I 216 0.01 222 0.01 420 0.02 624 0.01 828 0.01 426 0.02 630 0.01 834 - 0.01 228 0.01 • 432 0.02 636 0.01 840 0:01 234 0.01, 438 0.02 642; 0.01., 846. 0.01 240 0.01 • 444 0.02 648: • 0:01• :852 0:01 246 0.01 450 0.02 . :.654;. 0:0.1 .858 0.01 252 0.01 456 0,64: 66.o.. 0:01: 864' 0:01; 258 0.01 462 0.05 ;;66'; ,0:01, ;,i,.870 0.01 I ' 264 0.01 468 0:00;:';.: : 672,. '0:01 .•: 876,: 0:01' ' . - __._ --; Continue&.on next page... • _ ' • • • I Dev Greenfield Page 2 Hydrograph Discharge Table ITime -- Outflow Time -- Outflow (min cfs) (min cfs) I882 0.01 1188 0.01 888 0.01 1194 0.01 I 894 900 0.01 1200 0.01 0.01 1206 0.01 906 0.01 1212 0.01 912 0.01 1218 0.01 I 918 0.01 1224 0.01 924 0.01 1230 0.01 930 0.01 1236 0.01 I 936 942 0.01 1242 0.01 0.01 1248 0.01 948 0.01 1254 0.01 954 0.01 1260 0.01 I 960 966 0.01 1266 0.01 0.01 1272 0.01 972 0.01 1278 0.01 I 978 0.01 1284 0.01 984 0.01 1290 0.01 990 0.01 1296 0.01 996 0.01 1302 0.01 , 1002 0.01 1308 0.01 1008 0.01 1314 0.01 1014 0.01 1320 0.01 1020 0.01 1326 0.01 ' 1026 0.01 1332 0.01 1032 0.01 1338 0.01 1038 0.01 1344 0.01 I 1044 0.01 1350 0.01 1050 0.01 1356 0.01 1056 0.01 1362 0.01 1062 0.01 1368 0.01 ' ` I 1068 0.01 1374 0.01 1074 0.01 1380 0.00 1080 0.01 1386 0.00 I 1086 0.01 1392 0.00 1092 0.01 1398 0.00 • 1098 n 01 1404 0.00 --- --- ---1104 0.01 1410._ -Q Q0_.._. - -...__... -- --' ' ' - ._ ...._.. I .1110 0.01 1416 0.00 1116 0.01 1422 0.00 1122 0.01 1428 0.00 1128 0.01 1434 0.00 I 1134 0.01 1440 0.00 1140 0.01 1146 0.01 : 1152 0.01 ...End ' 1158 0:01 1164 0.01 • 1170 0.01 1.1`;.7,6.. 0:0'1 1.1,82' 0.01 . - tip, .': 1 .. :. • • I Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve ' Hyd. No. 2 Dev Greenfield IHydrograph type = SBUH Runoff Peak discharge = 0.07 cfs Storm frequency = 5 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 98 IBasin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 2.2 min Total precip. = 3.10 in Distribution = Type IA ' Storm duration = 24 hrs Shape factor = N/A I Hydrograph Volume=1,009 cuff Hydrograph Discharge Table I Time -- Outflow Time -- Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) 60 0.00 264 0.01 468 0.07 672 0.01 66 0.00 270 0.01 474 0.07 << 678 0.01 72 0.00 276 0.01 480 0.07 684 0.01 I 78 0.00 282 0.01 486 0.05 690 0.01 696 0.01 84 0.00 288 0.01 492 0.04 90 0.00 294 0.01 498 0.03 702 0.01 96 0.00 300 0.01 504 0.03 708 0.01 I 102 0.00 108 0.00 306 0.01 510 0.03 714 0.01 312 0.01 516 0.03 720 0.01 114 0.00 318 0.01 522 0.03 726 0.01 120 0.01 324 0.01 528 0.02 732 0.01 I 126 0.01 330 0.01 534 0.02 738 0.01 132 0.01 336 0.01 540 0.02 744 0.01 138 0.01 342 0.01 546 0.02 750 0.01 I 144 0.01 150 0.01 348 0.01 552 0.02 756 0.01 354 0.01 558 0.02 762 0.01 156 0.01 360 0.02 564 0.02 768 0.01 162 0.01 366 0.02 570 0.02 774 0.01 I 168 0.01 174 0.01 372 0.02 576 0.02 780 0.01 378 0.02 582 0.02 786 0.01 180 0.01 384 0.02 588 0.02 792 0.01 I 186 0.01 390 0.02 594 0.02 798 0.01 804 0.01 192 0.01 396 0.02 600 0.02 198 0.01 • 402 0.02 606 0.02 810 0.01 • 204 0.01 408 0.02 612 0.02 816 0.01 I 210 0.01 216 0.01 414 0.02 618 0.01 822 0.01 420 0.02 624 0.01 828 0.01 222 0.01 426 0.02 630 0.01 834 0.01 228 0.01 432. 0.02.. 636 � , 0.01: 840.. 0.01 ' 234 • 0.01 438 '0.02. . °`642:' 0.01-.:: ' 846 . 0.01' 240 0.01 444 0.03 ;648;.. :0.01.,' 852 0.01 246 0.01 450 0.03 ' ;654`: '0:01.''' 858 0:01 , I 252 0.7:::0.01 456 0;05' . 660;:_ 0:01 . 864 0.01 .• 258 0.01 462:. :0: .. "::,. : ::666::::. 0:01•: :::870 0.01 :,• - - Confine&Qn`next-age..: • • I • • IDev Greenfield Page 2 Hydrograph Discharge Table ITime -- Outflow Time -- Outflow (min cfs) (min cfs) I876 0.01 1182 0.01 882 0.01 1188 0.01 I 888 894 0.01 1194 0.01 0.01 1200 0.01 900 0.01 1206 0.01 906 0.01 1212 0.01 I 912 918 0.01 1218 0.01 0.01 1224 0.01 924 0.01 1230 0.01 930 0.01 1236 0.01 936 0.01 1242 0.01 942 0.01 1248 0.01 948 0.01 1254 0.01 I 954 960 0.01 1260 0.01 0.01 1266 0.01 966 0.01 1272 0.01 972 0.01 1278 0.01 978 0.01 1284 0.01 984 0.01 1290 0.01 990 0.01 1296 0.01 996 0.01 1302 0.01 1002 0.01 1308 0.01 1008 0.01 1314 0.01 1014 0.01 1320 0.01 Il 1020 0.01 1326 0.01 1026 0.01 1332 0.01 1032 0.01 1338 0.01 I 1038 0.01 1344 0.01 1044 0.01 1350 0.01 1050 0.01 1356 0.01 1056 0.01 1362 0.01 I 1062 0.01 1368 0.01 1068 0.01 1374 0.01 1074 0.01 1380 0.01 1080 0.01 1386 0.01 I 1086 0.01 1392 0.01 1092 0.01 1398 0.01 1098 0.01 1404 0.01 I 1104 0.01 1410 0.01 1110 0.01 1416 0.01 1116 0.01 1422 0.01 1122 0.01 1428 0.01 111 1128 0.01 1434 0.01 1134 0.01 1440 0.01 1140 0.01 1146 0.01 - 1152 0.01 ...End II • 1158 0.01 1164. 0.01 . I 1170 0:01 1176 0.01 " 1,.. . ..T...:.;- rte._ - . - _ t I . • • ' . Hydrograph Report . Page1 Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 Dev Greenfield IHydrograph type = SBUH Runoff Peak discharge = 0.08 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 98 IBasin Slope = 8.0 % Hydraulic length = 339 ft • Tc method = LAG Time of conc. (Tc) = 2.2 min Total precip. = 3.45 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A Hydrograph Volume=1,132 cult Hydrograph Discharge Table I Time -- Outflow Time --Outflow Time -- Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) I 54 0.00 258 0.01 462 0.08 666 0.01 60 0.00 264 0.01 468 0.08 672 0.01 66 0.00 270 0.01 474 0.08 << 678 0.01 72 0.00 276 0.01 480 0.08 684 0.01 78 0.00 282 0.01 486 0.06 690 0.01 84 0.00 288 0.01 492 0.04 696 0.01 90 0.00 294 0.01 498 0.04 702 0.01 I 96 0.01 300 0.01 504 0.03 708 0.01 102 0.01 306 0.01 510 0.03 714 0.01 108 0.01 312 0.01 516 0.03 720 0.01 114 0.01 318 0.01 522 0.03 726 0.01 I 120 0.01 126 0.01 324 0.02 528 0.03 732 0.01 330 0.02 534 0.03 738 0.01 132 0.01 336 0.02 540 0.02 744 0.01 I 138 0.01 342 0.02 546 0.02 750 0.01 756 0.01 144 0.01 348 0.02 552 0.02 150 0.01 354 0.02 558 0.02 762 0.01 156 0.01 360 0.02 564 0.02 768 0.01 I 162 0.01 366 0.02 570 0.02 774 0.01 168 0.01 372 0.02 576 0.02 780 0.01 174 0.01 378 0.02 582 0.02 786 0.01 1 180 0.01 384 0.02 588 0.02 792 0.01 186 0.01 390 0.02 594 0.02 798 0.01 192 0.01 396 0.02 600 0.02 804 0.01 198 0.01 402 0.02 606 0.02 810 0.01 1 204 0.01 408 0.02 612 0.02 816 0.01 210 0.01 414 0.02 618 0.02 822 0.01 216 0.01 420 0.02 624 0:02 828 0.01 .; 222 0.01 426 0:02 630 ` 0.02 834 0.01 , ' 228 0.01 - 432 0:02 636 0.02_ 840 0.0.1. 234 0.01 438 0.03 . . :.642i: .0.02 846 0.01 240 0.01 444 •0;03 6488 0:02. 852 0.01, 246 0.01 450 0•:03. :;;654;,; 0:02 858' 0.01 252; 0.01 456 ,0:05' ,r '660` _ - 0:01 '864.. 0:01 --- - - - - • _Continues-on_nextpage:: ' _ I • • Page 2 I Dev Greenfield Hydrograph Discharge Table ITime -- Outflow Time --Outflow (min cfs) (min cfs) I870 0.01 1176 0.01 876 0.01 1182 0.01 882 0.01 1188 0.01 I 888 0.01 1194 0.01 894 0.01 1200 0.01 900 0.01 1206 0.01 I 906 912 0.01 1212 0.01 0.01 1218 0.01 918 0.01 1224 0.01 924 0.01 1230 0.01 ' 930 0.01 1236 0.01 936 0.01 1242 0.01 942 0.01 1248 0.01 I 948 954 0.01 1254 0.01 0.01 1260 0.01 960 0.01 1266 0.01 966 0.01 1272 0.01 I 972 978 0.01 1278 0.01 0.01 1284 0.01 984 0.01 1290 0.01 990 0.01 1296 0.01 996 0.01 1302 0.01 1002 0.01 1308 0.01 1008 0.01 1314 0.01 I 1014 0.01 1320 0.01 1020 0.01 1326 0.01 1026 0.01 1332 0.01 1032 0.01 1338 0.01 I 1038 0.01 1344 0.01 1044 0.01 1350 0.01 1050 0.01 1356 0.01 ' 1056 0.01 1362 0.01 1062 0.01 1368 0.01 1068 0.01 1374 0.01 1074 0.01 1380 0.01 I 1080 0.01 1386 0.01 1086 0.01 1392 0.01 1092 0.01 1398 0.01 I 1098 0.01 1404 0.01 1104 0.01 1410 0.01 1110 0.01 1416 0.01 1116 0.01 1422 0.01 1122 0.01 1428 0.01 1128 0.01 1434 0.01 1134 0.01 1440 0.01 : 1140 0.01 I 146 0.01 1152 0.01 ...End , 1158 0.01 . I 1164, . 0.0:1 1170 0.01 • • . • 1 Hydrograph Report Page • Hydraflow Hydrographs by Intelisolve I Hyd. No. 2 Dev Greenfield IHydrograph type = SBUH Runoff Peak discharge = 0.09 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 0.10 ac Curve number = 98 ' . Basin Slope = 8.0 % Hydraulic length = 339 ft Tc method = LAG Time of conc. (Tc) = 2.2 min Total precip. = 3.90 in Distribution = Type IA IStorm duration = 24 hrs Shape factor = N/A ' Hydrograph Volume=1,290 cuft Hydrograph Discharge Table III Time -- Outflow Time --Outflow Time --Outflow Time -- Outflow (min cfs) (min cfs) (min cfs) (min cfs) 48 0.00 252 0.01 456 0.06 660 0.02 54 0.00 258 0.01 462 0.09 666 0.02 60 0.00 264 0.01 468 0.09 672 0.02 66 0.00 270 0.01 474 0.09<< 678 0.02 72 0.00 276 0.01 480 0.09 684 0.02 78 0.00 282 0.01 486 0.07 690 0.02 84 0.01 288 0.01 492 0.05 696 0.01 I 90 0.01 294 0.02 498 0.04 504 0.04 702 0.01 96 0.01 300 0.02 708 0.01 102 0.01 306 0.02 510 0.03 714 0.01 108 0.01 312 0.02 516 0.03 720 0.01 I 114 0.01 318 0.02 522 0.03 726 0.01 120 0.01' 324 0.02 528 0.03 732 0.01 126 0.01 330 0.02 534 • 0.03 738 0.01 111 132 0.01 336 0.02 540 0.03 546 0.03 744 0.01 138 0.01 342 0.02 750 0.01 144 0.01 '348 0.02 552 0.02 756 0.01 150 0.01 354 0.02 558 0.02 762 0.01 156 0.01 360 0.02 564 0.02 768 0.01 162 0.01 366 0.02 570 0.02 774 0.01 168 0.01 372 0.02 576 0.02 780 0.01 I 174 0.01 378 0.02 582 0,02 786 0.01 792 0.01 180 0.01 384 0.02 588 0.02 186 0.01 390 0.02 594 0.02 798 0.01 192 0.01 396 0.02 600 0.02 804 0.01 198 0.01 402 0.02 606 0.02 810 0.01 204 0.01 408 0:02 612 0.02 816 0.01 210 0.01 414 0.02 618 0.02 822 0.01 216 0.01 420 0:02 624 0.02 828 0.0.1 I 222 • 0.01 426 0.03' `630" 0:02 834 0.01 228 0.01 432 0.03 630' . 0.02• 840 0.01 234 0,01 438 0.03 : x;642 ,0:02' 846. 0.01 I 240 0.01 444 _0:03.:-, :;.>.648:;:: ;0.02 • :852:. .0.01. „246 0.01 450 0:04': : ., '-;:654::: : :'0:022," :858. 0.01'• -- Continueson-next-pagc.... . -.-,- :,r._:. .. . • • IDev Greenfield Page 2 Hydrograph Discharge Table ITime --Outflow Time -- Outflow (min cfs) (min cfs) I864 0.01 1170 0.01 870 0.01 1176 0.01 I 876 882 0.01 1182 0.01 0.01 1188 0.01 888 0.01 • 1194 0.01 894 0.01 1200 0.01 I 900 0.01 1206 0.01 906 0.01 1212 0.01 912 0.01 1218 0.01 918 0.01 1224 0.01 924 0.01 1230 0.01 930 0.01 1236 0.01 936 -0.01 1242 0.01 942 0.01 1248 0.01 948 0.01 1254 0.01 954 0.01 1260 0.01 960 966 0.01 1266 0.01 0.01 1272 0.01 972 0.01 1278 0.01 978 0.01 1284 0.01 984 0.01 1290 0.01 990 0.01 1296 0.01 996 0.01 1302 0.01 1002 0.01 1308 0.01 1008 0.01 1314 0.01 1014 0.01 1320 0.01 1020 0.01 1326 0.01 I 1026 0.01 1332 0.01 1032 0.01 1338 0.01 1038 0.01 1344 0.01 1044 0.01 1350 0.01 I 1050 0.01 1356 0.01 1056 0.01 1362 0.01 1062 0.01 1368 0.01 I 1068 0.01 1374 0.01 1074 0.01 1380 0.01 1080 0.01 1386 0.01 1086 0.01 1392 0.01 I 1092 0.01 1398 0.01 1098 0.01 1404 0.01 1104 0.01 1410 0.01 1110 0.01 1416 0.01 I 1116 0.01 1422 0.01 1122 0.01 1428 0.01 1128 0.01 1434 0.01 1134 0.01 1440 0.01 I 1140 0.01 1146 0.01 • 1152 0.01. ...End I 1158: 0.01 • 1164 0,.01 • ■ Appendix C Stage Storage, Discharge Tables, & Detention Calculations Reservoir Report Hydrograph Report 1 4t 14• t.2 , • • Reservoir Report Page 1 Reservoir No. 1 - Detention Pipe Hydraflow Hydrographs by Intelisolve Pond Data 303' Pipe diameter = 4.00 ft Pipe length = tjet ft Pipe slope = 0.10 % Invert elev. = 100.00.ft Stage/Storage Table I Stage(ft) Elevation(ft) Contour area(sqft) incr.'Storage(cult) Total storage(cult) 0.00 100.00 00 0 0 0.23 100.23 00 30 30 1 0.46 100,46 00 69 99 0.69 100.69 00 119 217 0.92 100.92 00 177 394 1.15 101.15 00 212 607 I 1.38 101.38 00 237 843 1.61 101.61 00 254 1,098 1.84 101.84 00 267 1,364 2.07 102.07 00 275 1,639 I 2.31 102.31 00 278 1,917 2,196 2.54 102.54 00 279 2.77 102.77 00 274 2,470 3.00 103.00 00 267 2,737 3.23 103.23 00 254 2,991 3.46 103.46 00 237 3,227 3.69 103.69 00 212 3,440 3.92 103.92 00 177 3,617 4.15 104.15 00 118 3,735 I 4.38 104.38 00 69 3,804 4.61 104.61 00 29 3,834 Culvert I Orifice Structures Weir Structures I [A] [B] [C] [D] [A] [B] [C] [D] Rise in = 2.3 5.5 2.0 0.0 Crest Len ft = 4.71 0.00 0.00 0.00 Span in = 2.3 5.5 2.0 0.0 Crest El.ft = 104.27 0.00 0.00 0.00 I No.Barrels = 1 1 1 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.ft = 100.00 102.80 103.30 0.00 Weir Type = Riser - - Length ft = 0.0 0.0 0.0 0.0 Multi-Stage = No No No No Slope% = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a No No No Exfiltration Rate = 0.00 in/hr/sgft Tailwater Elev.= 0.00 ft INote:All outflows have been analyzed under Inlet and outlet control. Stage/Storage/Discharge Table Stage Storage Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfll Total Ift tuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.00 0 100.00 0.00 0.00 0.00 - 0.00 - - - - 0.00 0.23 30 . 100.23 0.06 . 0.00 0.00 - 0.00 - - - - 0.06 111 0.46 99 100.46 0.09 0.00 0.00 - 0.00 - - 0.09 0.12- 0.69 217 100.69 0.12 0.00 0.00 0.00 - 0.92 394 100.92 0.14 0.00 0.00 0.00 0.14 1.15 607 101.15 0.15 0.00 0.00 - 0:00 - - ' - - 0.15 I 1.38 843 101.38 0.17 0.00 0.00 _ 0.00 - - - 0.17- 1.61 1,098 101.61 0.18 0.00 0.00 0.00 0.18 1.84 1,364 101.84 0.20 0.00 0.00. 0.00 0.20 2.07 1,639 102.07 0.21 0.00 0:00 - 0.00 - - - - 0.21 2.31 1,917 102.31 0.22 0.00 .0.00 - 0.00. - - - - 0.22 , 2.54 2,196 102.54.• 0:23 :0.03 0;00_ - 0.00;; - - -. - 0.27 2,77 2,470 102.77 024 0.30 0:00. - 0.00::' - - - - 0:54. ' 3.00 2,737 103.00 0.25 . 0.50 0:02 - .0.00;.; - - - - 0:78 3.23 2,991 103.23 0.26 0.65 0:06 .. 0.00', - - - - 0:97 I 3.46 3,227 ' 103.46 0:27. 0,77• 0.08 0.00 - - - 1,12 3.69 .3,440 103:69 .0.28 Q.87 0:10 O:QO:`. 125 • 3:92, 3;617: 103.92 0:29. 0:96 0:1.1' 1:60 2,96 4:15 : . 3;735. 104:15 0.30. 1:04 0.12' - 5.25' - - 6;7.1;`•.. ---_.- - 4:38" x;804---10438-0:31 1:12----0.13- . --10-1-1 - - - 11:67•;. _ -- - - - - - .4.61 .. . . :3,834 104 61 0 32 1 19 0.14 15 92 17 57; 1 • • 1 Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve 1 Hyd. No. 3 pipe IHydrograph type = Reservoir Peak discharge = 0.23 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 2 Reservoir name = Detention Pipe 1 Max. Elevation = 102.42 ft Max. Storage = 2,062 cuft I Storage Indication method used. Outflow hydrograph volume=14,238 cuff Hydrograph Discharge Table 1 . 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 8.00 0.34 « 101.16 0.15 _____ -- - - _____ �- - ____ 0.15 I 9.00 0.34 102.01 0.21 0.21 10.00 0.27 102.24 0.22 0.22 11.00 0.26 102.37 0.22 - - --- --- -- ----- - - 0.22 I 12.00 0.23 102.41 0. - - --- -_ - - -- --- 0.23 13.00 0.23 102.42 00.2233 .23 23 0.23 14.00 0.22 : 102.42 0.23 0.23 15.00 0.22 102.41 0.23 -- 0:23 I 16.00 0.22 102.40 0.23 -� - _____ -- - - - _____ 0.23 17.00 0.21 102.37 0.22 0.22 18.00 0.21 102.34 0.22 -- - 0.22 I 19.00 0.20 102.29 0.22 --- - - -- - - 0.22 20.00 0.19 102.22 0.22 0.22 21.00 0.19 102.15 0.21 - - - - • - - - - 0.21 22.00 0.18 102.05 0.21 0.21 I 23.00 0.17 101.95 0.20 --- - - - 0.20 24.00 0.16 101.83 0.20 0.20 25.00 0.00 101.27 0.16 --- 0.16 I26.00 0.00 100.70 0.12 0.12 ...End I I I I • I 1 _- • 1 • • I Hydrograph Report Pagel Ilydraflow Hydrographs by Intelisolve I Hyd. No. 3 pipe IHydrograph type = Reservoir Peak discharge = 0.59 cfs Storm frequency = 5 yrs Time interval = 6 min Inflow hyd. No. = 2 Reservoir name = Detention Pipe IMax. Elevation = 102.81 ft • Max. Storage = 2,516 cuft I Storage Indication method used. Outflow hydrograph volume=21,703 cult 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 ' 9.00 0.54 102.79 0.24 0.33 -� - 0.58 10.00 0.42 102.69 0.24 0.19 0.43 11.00 0.38 102.66 0.24 0.15 0.39 12.00 0.33 102.62 0.24 0.11 0.35 I 13.00 0.33 102.61 0.24 0.10 0.34 14.00 0.32 102.61 0.24 0.09 0.33 15.00 0.32 102.60 0.24 0.09 --- -- 0.32 16.00 0.31 102.59 0.24 0.08 -- ---- - - ---- -- 0.32 I 17.00 0.30 102.59 • 0.24 0.07 0.31 18.00 0.29 102.58 0.23 0.06 0.30 I ...End I I I I Y:. .. .. - .- ... .. _. ._ I • • i Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve • I Hyd. No. 3 pipe • 1 Hydrograph type = Reservoir Peak discharge = 0.88 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyd. No. = 2 Reservoir name = Detention Pipe IMax. Elevation = 103.10 ft Max. Storage = 2,853 cuft I Storage Indication method used. Outflow hydrograph volume=26,388 cuft 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 9.00 0.66 102.97 0.25 0.48 0.01 0.75 I 10.00 0.51 102.76 0.24 0.29 -- — 0.53 11.00 0.46 102.72 0.24 0.23 0.47 I ...End I I I I I .. I • • 1 1 • • i Hydrograph Report Page 1 Hydraflow Hydrographs by Intelisolve I Hyd. No. 3 • pipe IHydrograph type = Reservoir Peak discharge = 1.25 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyd. No. = 2 Reservoir name = Detention Pipe 1 Max. Elevation = 103.70 ft Max. Storage = 3,448 cult I Storage Indication method used. Outflow hydrograph volume=32,687 cult Hydrograph Discharge Table I 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 8.00 2.00 « 103.13 0.26 0.59 0.05 -- 0.90 I 9.00 0.83 103.27 0.27 0.67 0.06 1.00 10.00 0.63 102.89 0.25 0.42 0.00 0.67 I ...End • I . I I 1 . I I I 1 • • 1 I y.. I • • • Hydrograph Report Page 1 IHydraflow Hydrographs by Intelisolve I Hyd. No. 3 pipe t Hydrograph type = Reservoir Peak discharge = 2.61 cfs Storm frequency = 100 yrs Time interval = 6 min Inflow hyd. No. = 2 Reservoir name = Detention Pipe IMax. Elevation = 103.89 ft Max. Storage = 3,596 cuft Storage Indication method used. Outflow hydrograph volume=41,470 cult IHydrograph Discharge Table I 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 8.00 2.63« 103.89 « 0.29 0.95 0.11 — 1.26 — — — — 2.61 « I ...End I . I . • I I . I • I • • Appendix D —Water Quality Calculations ' On-Site Greenfield 1 I 1 1 1 I 1 1 1 1 t • • IMaple Crest Estates Planned Development On-Site Preliminary Storm IFilter Water Quality Calculations 03/01/05 1 IImpervious area=51,980 (700 x 29)+(2640 x 12)=51980 SF ITreatment Rate= .36"/4 hours I 36" 12 x 51,980 = 1559.40 CF/4 hours I = 1559.40/(4x60x60) = 0.1083 CFS or 48.605 gpm req One cartridge will treat 15 gpm I6x8 has a capacity of 6 cartridges 48.605 I 15 = 3.24 cartridges IUse(2)manhole filter or(1)6'x 8' precast storm filter I I I . • I . .._..Via:. ,,. .,tee.._ . .- - :i `i:.. '2 1.s ... S 0 I IAppendix E - Storm Drainage Conveyance I Existing Details: Special Inlet— Small Basin B Special Inlet —Large Basin A 1 Calculations of Upper Grate Capacity Calculations of Special Inlet Capacity — 1 2 year Event Lower Grate Capacity IProposed Details: Sanitary Crossing IStorm Crossing Maps of Lines Off-Site of Line and Capacity I I I I I I I I I I I 0 • i . ; i -- - - - -- ..... .... - - i S Pec iA-t lvL. --r- v► En/s/0/∎(4 5M4-1-1, 8A-3 iN 13) . ' Hr 1i Aiiil II X3 ti ::: -- __....... -. ..- �..._: _... - - - -- -- -- . .. .__1 _. � ! t j 2-/ yi I 1...... J ..._.._.. - ._ . . . . -. 1,1 •... - _.._.. ._ . it 1 I } - i ' I -I' - - - __ u •••:ii ',.. F .�_ ---- . _- • T�: ... ;1:::.. - 1-. • .: • II ' • iI ! ±:_H ' : ' I i 1 Tr p ! 1 5 6c1A-I., IN L-ET- goy), .sh,s119,ALS __(_114-_ ...ft_G_E_____13.....6_51_61../4). 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I i I ..... bo- L (.9,65 ) 00,(22'7±.=q3), _. _..... _ _ ._ • __.. . .. _ .. . _.• = 1 - •- , i I . ... .. . _.... _ __ _ • i . , - __ • . I I I - I I; ,. ,.... . _ .._. .... .. .. .. .. . .... . .. . — I I U . .. . _ _____________._ . . . , • - •• . . i . • . . . • . .„.. . . . . . . .. .• . . . . . . . • • __ I.i.-• .. • . . . . . • . . • . . 4i,,,,.::.4,i c14-i.:...:....;....!..._:..,,...,.-:...i....L... , • . • .- . -._ , . . .. . „. -.`:,':.-,...,:',•::4"...1,:i,..'.•,.:'.;:,..I.,..;;X..;,•: ,• • ' . . . . '' fr-1 .-,';':` ,..'.e,-.1'. .','.'.::;;,:"i.'::".....--::`..'.'':.' •• -'• ' . ' ... . . ' , .- ----:---:,---- . .. • . .•\ a • • • . i, • HANDBOOK OF CONCRETE CULVERT PIPE HYDRAULICS i t N INLET CONTROL • NOMOGRAPH FOR CONCRETE PIPE WITH HEADWALL (Socket Opening) • ill AND • CONCRETE PIPE WITH HEADWALL AND 45°WINGWALLS 5.5 I 180—. (Socket Opening) 50• 168— 45•.111 156— 4.0 144—• 4000- 132— 3000— ' 120— 2000- I v Z !•,� 108 i1,G 96— 1000= . . ...:, b..• f - 800= 1 2.0 .84— 600_' I - 500— - • 72 — 400— i - i I; y - 300- :. .. /.5 �� F 60 200— (a)flush headwall entrance vv• G till;{i m 48— 100- 0 E a 80 v ai - o _ 60. / /• I!;i 4 36- - • _=40 ._._.. .. ,. 450 : 1.0•. . u 30— 13 - 20- /. V. 09 Grp•1 1 - II I28IDc, I ' 24—i lO= 08 �Q - 07 . I; _ 3- --'/ 2— 1111 j: .(b)headwall with 45°wingwalls Q.6 ,; 12-7' 1— .• l�f� Fig. B ' -3` L LI . 1 '23 ' • • I • I I ---9'--1 3' I--6'--+-4'' I 15' I 15' I 8'---I I339.5 337.5 337.41 337.38 337.38 339.0 341.0 340.0 ABO E I 2 YrAR 337 41 - ANTIWASH GEOJUTE IE=334.17 - �_M%-•''�'�' ' STAPLED AS •PER MANUF\ !f !SROCK E f1' OF 5' F 74 51 ENCASEMENT IE=334,28 FILLED WITH SOIL • 8" 3034 SANITARY I1 CONCRETE ENCASEMENT I OR CASING 15" OR 24" i DUCTILE IRON (IF NOT CONCRETE ENCASED) 1-8' - 52' WETLAND WETLAND N oa II 4 m ' I. . SANITARY SEWER-CROSSING.CROSSING. • SECTION •aA-A :OF:: ETLAND ,: . M SCALE'.1' =l O' ... - PLIE. . 1111212'. . • • . ''. --.: -. -- :'•-til D. D KU'RAHASHI .:r :.::, :�; • /: E�civil irt.o*rnt.oro.,-,,.m,':te,r ln.=e,,�s,'Wr a*a(5ye,tel0rru9;:Ru 8:n ei44s t4 o:e r 77ce: .. >..:".. C T Y-.-. O.FS'..a–-WT-IG. ARD._. W ASH INGT ON C.OU: N T..Yr"OREGON ' landscape dient4ctiire••. Plaaning DALE RICHARDS.r-':WINDWOOD'HO ..:::,:',4:.•!.,•;:;.:.:.MES 8 W-7a 9;Sr trvt S 200 2655 1 PS OTASTRW: TCAD OR972L , IF ./� :Be.av O_ -o, 9 00 m.-sn . ,.�.. � .. , �-':, . . _ - t - - - �– - . —' � - -- '::f-5 .' -+ y? .._. 503)844=6842'::=187✓•` •....'.. `' __ -- - — t . - ..: iii: Y e7.'..a ;':;'..52 .:".,-,,:". .-::- t -,< .., -»c., 1.?z. ... .... .,. ..a,'.,'......: r,.. - �:`a;?_-'+ I • • , I I I • I 34' f 1 Ig I 25' I --I 5' b --I 3' b IH 5' f-- 338.0 NATIVE BACKFILL 336.78 I 338.15- ABOVE 339.0 340.0 A 338.67 2 YEAR 1 I .� 37.66 >,;,,�%,�;,� C cMHT ••o... NEW GRADE ANTIWASH GEOJUTE Ilia 18 PVC. STORM © 0.2%I STAPLED AS PER I MANUFACTURERS 1_ =j1 I SPECIFICATIONS 333.06 -OLD DITCH WETLAND MH PROPOSED _ INLET ; -INSTALL CLAY CHECK VALVE 1 . t I , i 'O Q I STORM SEWER CROSSING. ,° . ; WETLAND SECTION :�B=g:;OF - ' • SCALE 1 :.,=10 • . „,,..,.*,,,,. ..,„7,. laPC p D KclrVq-a R:A1AH::�;.AS°'4H.r°;•:'I,. ��• . .... ..........; N 8”-ASOGIATES;•is NQ. Civil$aglaeerliiEvLate[_EG4ources; : lan aseape.AreLiteeture. .••Planning . CITY'OF 'TIGARD,',0SH WGTN COUNTY...: 'OR ON DAE=:RICHARDS =-WINDWOOD`HOMES . Eav -eaw C _i71 ' --- -. .-..-_ _ .12655=SIA DAKOTA=STREET TIGAR13 OR"97223:-.' . • -") .- r5580c _:x.kr�:;,;.,.:,�:a�:. _k'.r�-.�'•er _•s:•-�;a,:..;;_ ...: _ :.a•._�.�... z y n 87006: a Ore o - - YBeaverto r_.. .•, ..... _:. ,....:. - .tom is;. (soa)o+-rs54z= ram;(sos)s•E•t—s7st- ,. _ .:... :. . . ' °... ..: .... .. ...... ., - __. .. -- ., . .. • ...... • Jt ;: I • • IICHANNEL CALCULATION Channel Calculator I/ MAPLECREST 2 YEAR EVENT = 19.6 CFS WITH SAFE ASSUMPTION OF S=1.64% AND CHANNEL BOTTM=3 ' IITHE CHANNEL CAPACITY = 47.41 CFS Given Input Data: shape Trapezoidal I Solving for Flowrate Slope 0.0164 ft/ft Manning's n 0.0240 II Depth 1.3000 ft Height 1. 5000 ft Bottom width 3.0000 ft Left slope 0.4100 ft/ft (V/H) IIRight slope 1.0000 ft/ft (V/H) Computed Results: • Flowrate 47.4102 cfs II Velocit 6:9660 fps Full Flowrate 62 .8684 cfs Flow area 6.8060 ft2 Flow perimeter 8.2654 ft II Hydraulic radius 0.8234 ft Top width 7..4707 ft Area 8.3689 ft2 II Perimeter 9.075 ft Percent full 86.6667 Critical Information . • . I Critical depth 1.4889 ft Critical slope 0.0096 ft/ft Critical velocity 5 .7271 fps critical area 8.2782 ft2 I Critical pperimeter Critical hydraulic radius 0.9167 ft Critical top width 8.1202 ft specific energy 2.0541 ft 1 Minimum energy 2 .2333 ft Froude number 1.2867 Flow condition supercritical 1 1 , Page 1 1 - ti:. .. • 1 tmp#2 Manning Pipe Calculator MAPLE CREST, CIRCULAR PIPE, 36"CONC. S=4% JOB NO. 2375 Given Input Data: ' Shape Circular Solving for Flowrate Diameter 36.0000 in Depth 34.0000 in ' slope 0.0400 ft/ft Manning's n 0.0130 Computed Results: ' Flowrate Area 143.4525 cfs 7.0686 ft2 wetted Area 6.9141 ft2 ' Wetted Perimeter 95 .9656 in Perimeter 113.0973 in Velocity 20.7478 fps Hydraulic Radius 10.3749 in ' Percent Full 94.4444 % Full flow Flowrate 133.3968 cfs Full flow velocity 18.8718 fps • t 1 • 1 1 Page 1 • 1 .F •.p:r:: f i?•'!.:•L iffy,:7^. • .' __. ._._.__.....,___._......_...-....__ • • • Itmp#3 Manning Pipe calculator IMAPLE CREST, CIRCULAR PIPE, 36" CONC. , S=3% Given Input Data: Circular I Shape Flowrate Solving for 36.0000 in Diameter 34.0000 in • Depth 0.0300 ft/ft I Slope 0.0130 Manning' s n ilComputed Results: 124.2335 cfs Flowrate 7.0686 ft2 Area 6,9141 ft2 Wetted Area I 95 ,8656 in Wetted Perimeter 113.0973 in Perimeter 17.9682 fps velocity 10.3749 in Hydraulic Radius 94.4444 I Percent Full. 115 .•525 cfs Full flow Flowrate 16.35250 fps Full flow velocity . I . I I I I '. I Page 1 .. ' • _ •s Lr q r � _ � _ � _ .t� v, F s (�r.11'j"ti,_.:'.tr,.'e' Ash I . • • I tmp#4 Manning Pipe calculator IIMAPLE CREST, CIRCULAR PIPE, 5=1.68%, JOB NO. 2375 Given Input Data: shape Circular II Shape for Flowrate Diameter 36.0000 in Depth 34.0000 in II slope 0.0168 ft/ft Manning's n 0.0130 Computed Results: I Flowrate 92 .9678 cfs Area 7.0686 ft2 wetted Area 6.9141 ft2 Insetted Perimeter 95.9656 in ' Perimeter in velocity 13:4461 fps Hydraulic Radius 10.3749 in II Percent Full 94.4444 Full flow Flowrate 86.4510 cfs Full flow velocity 12 .2303 fps 1 • II II I II ' 1 1 • —=Page=1 - _ t•v: I • • I tmp#5 Manning Pipe Calculator IMAPLE CREST, CIRCULAR PIPE, . 36" CONC. , S=1.22%, JOB NO. 2375 I Given Input Data: shape Circular Solving for Flowrate Diameter 36.0000 in I Depth 34.0000 in slope 0.0122 ft/ft Manning's n 0.0130 I Computed Results: 79,2242 cfs Flowrate Area 7.0686 ft2 Wetted Area 6.9141 ft2 I wetted Perimeter 95.9656 in Perimeter 113.0973 in Velocity 11.4584 fps I Hydraulic Radius Percent 10.3749 in Hall 94.4444 Full flow Flowrate 73:6708 cfs Full flow velocity 10.4223 fps I 1 I I I . I I 1 _... . — — - ---Page---i ----------... : -- vhf. i .'. .;� i t '.. s -:-.i_.: ...:. s;,: ., . a _ �- .. .r f.y:d'i5'� t. t: . I • _ • Itmp#6 IManning Pipe calculator MAPLE CREST, CIRCULAR PIPE, 36" CONC. WITH S=0. 57% JOB NO. 2375 IGiven Input Data: shape circular solving. for Flowrate Il Diameter 36.0000 in Depth. 34.0000 in • slope 0.0057 ft/ft I Manning's n 0.0130 Computed Results: Flowrate 54.1521 cfs I Area 7.0686 ft2 Wetted Area 6.9141 ft2 Wetted Perimeter 95.9656 in Perimeter . . . , 113.0973 in 1 velocity 7.8321 fps Hydraulic Radius 10.3749 in Percent Full 94.4444 Full flow Flowrate 50.3562 cfs 1 Full flow velocity 7.1239 fps Critical Information 1 critical depth 33.4648 in critical slope 0.0060 ft/ft Critical velocity 8.9089 fps Critical area 7.4005 ft2 1 Critical perimeter 87.4783 in Critical hydraulic radius 12.1821 in Critical top width, 36.0000 in Specific energy 4.0233 ft I Minimum energy 4.1831 ft Froude number 0.9735 Flow condition subcritical I • I 1 .1 1 , . -.�.— I } 7 . a �:., t�:'...� ,.;.., ,. •:_,z,,1-9 Y: •• ._ ..L:.Ji'•i i;*:,J•i",:N ....1';',','a~ . Appendix F - Soils Data • 1 1 1 1 1 1 ,O' SOIL SURVEY TABLE 13.—Soil and I [Absence of an entry indicates the feature is not a concern. See Glossary for descriptions of such Hydro- Flooding Soil name and logic I map symbol group - Frequency Duration Months k.11: I w C None qty. C None - __ A ia: 3F ____ B None B 'edwell: ill 56, 5C, 5D B None C ton: 68, 6C B None C ade: , 7C, 7D, 7E, 7F C None - - Chehalem: 8C __._ _ C None ,halls: 10 B Common Brief Nov-Mar ornelius: I I B, ' I I C, i l I I D, t I I E, '11F: Cornelius part C None Kinton part _ ____ C None • Irnelius Variant: 12A, I26, I2C C None Cove: ____ 13, 14 ____ D Common Brief Dec-Apr Ilayton: — -- --- 15 _ D None ena: 16leC D None oble: 17B, I7C, I7D, 17E, IBE, I8F - C None . elvetia: 198, 19C, I9D, I9E __ C None .�- ---_ Hembre: 20E, 20F, 20G • B None ------- I Hillsboro:__ • 21A, 21B, 21C, 21D`___,____ B None Huberly: •22 _ D None ___-----_-____ _- .---- - a' •Jo 238, 23C, 23D, 23E, 23F _ C None' : 4, -- Kirelii3---- •a'� I 1246:. - - —___-- __— ---------- '.�(�4 Kilcbis';part___ �_ ______ C None _ _ -� -- 4 Klicdtat part None --_--_-- --. . _. I +' ' .. . - '`a i ,,,i: WASHINGTON COUNTY, OREGON 121 Li :r"tures >as"rare,""brief,"and"perched."The symbol>means greater than] . IIHigh water table Bedrock j! is Depth Kind Months Depth Hardness TIT-- in �1 1.5-2.0 Perched Dec-Apr >60 1 1 _ l,i 0.5-1.5 Apparent Nov-May >60 1i' I >6.0 ,,- >40 Rippable. ii >6.0 >60 ?! 2.0-2.5 Perched Dec-Apr >60 L 1.5-2.6 Perched Dec-Apr >60 r ' I1.5-3.0 Perched Dec-Apr >60 iP I >6.0 Apparent Nov-Mar X60 l 2.5-4.0 Perched Dec-Apr >60 i'• ,itt 2.5-4.0 Perched Dec-Mar __ >60 '(1.0-1.5 Perched Dec-Apr >60 I 0-1.0 Perched Dec-Apr >60 ' ' 60 ' I 0-2.0 Perched Nov-May >60 tr 0-1.5 Perched Dec-May >60 ,. ' 2.5-4.0 Perched Dec-Apr >60 1. 3.0-6.0 Perched Dec-Mar ' >60 I >6.0 40-50 Hard. Ni: >6.0 X60 _ 0-1.5 Perched Dec-Apr >60 I i i >6.0 ---- ------ >60 Ili iii >6.0 • 12-20 Hard. >6.0 �__-- 40-50 -Hard. i()? • I l • • DECLARATION OF RESTRICTIONS CONDITIONS AND COVENANTS APPLICABLE TO MAPLECREST DECLARATION OF RESTRICTIONS,CONDITIONS,AND COVENANTS IS APPLICABLE TO MAPLECEST. WHEREAS,WINDWOOD CONSTRUCTION,INC.,HEREINAFTER REFFERED TO AS DECLARANT,IS OWNER OF CERTAIN REAL PROPERTY LOCATED IN COUNTY OF • WASHINGTON,IN THE STATE OF OREGON,KNOWN AS MAPLECREST,A DULY RECORDED PLAT. WHEREAS,THE DECLARANT WISHES TO MAKE PUBLIC ITS INTENTIONS TO CREATE CERTAIN RESTRICTIVE CONDITIONS AND COVENANTS TO THIS OWNERSHIP OF SAID PROPERTY: NOW,THEREFORE THE DECLARANT DOES HEREAFTER CERTIFY AND DECLARE THAT THE FOLLOWING RESTRICTIONS,CONDITIONS AND COVENANTS SHALL BECOME AND ARE HEREBY MADE PART OF ALL CONVEYANCES OF LOTS WITHIN THE PLAT OF MAPLECREST RECORDED ON( )PLAT BOOK,PAGE OF THE PLAT RECORDS OF WASHINGTON COUNTY,OREGON AND THAT THE FOLLOWING RESTRICTIONS,CONDITIONS AND COVENANTS SHALL BY REFERENCE BECOME A PART OF ANY CONVEYANCES AND SHALL ' APPLY THERETO AS FULLY AND WITH THE SAME EFFECT AS IF SET FORTH AT LARGE THEREIN. ARTICLE 1 DEFINITIONS • 1. "ASSOCIATION"SHALL MEAN AND REFER TO MAPLECREST HOMEOWNERS,AN ' OREGON NON-PROFIT CORPORATION,ITS SUCCESSORS AND ASSIGNS. 2. `BOARD OF DIRECTORS"IS THE DECLARANT SO LONG AS HE IS OWNER AND DESIRES TO BE THE BOARD OF DIRECTORS,AND THERE SHALL BE THREE(3) ' OWNERS SELECTED BY THE DECLARANT IN ACCORDANCE WITH THIS • DECLARATION. 3. "COMMON AREAS"SHALL MEAN THOSE AREAS OF LAND SHOWN OR DECLARED 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 INTENDED TO BE DEVOTED TO THE COMMON USE AND ENJOYMENT OF THE • OWNERS OF THE PROPERTY. 4. "DECLARATION"SHALL MEAN THESE COVENANTS,CONDITIONS,AND ' RESTRICTIONS FOR MAPLECREST AND ALL OTHER PROVISIONS AS SET FORTH IN THIS ENTIRE DOCUMENT. 5. "LOT"SHALL MEAN EACH OF THE NUMBERED PARCELS OF LAND DESCRIBED IN t THE PLAT. 6. "MEMBER"SHALL MEAN EVERY PERSON OR ENTITY WHO IS OWNER IN MAPLECREST AND WHO HOLDS MEMBERSHIP IN THE ASSOCIATION. 1 ARTICLE II ' PROPERTY SUBJECT TO THESE COVENANTS INITIAL DEVELOPENT 1 1 ' ' • • ' 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. ADDITIONAL DEVELOPMENT ' TRACT"A"(PRIVATE STEET AND UTILITY EASEMENT)SHALL BE OWNED BY THE DECLARANTS,THEIR SUCCESSORS, OR ASSIGNS,AND MAINTAINED PER COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED AS DOCUMENT NO. ,WASHINGTON COUNTY DEED RECORDS,AND SHALL BE SUBJECT TO PUBLIC UTILITY EASEMENT AND ' PUBLIC BICYCLE AND PEDESTRIAN ACCESS EASEMENT OVER ITS ENTIRETY,AND SHALL BE AVAILABLE FOR ACCESS OF TAX LOT 5000MAP 2S104DB SUBJECT TO AGREEMENT TO JOIN IN MAINTENANCE AND ADHERENCE TO THE COVENANTS,CONDITIONS AND RESTRICTION RECORDED AS DOCUMENT NO. ,WASHINGTON COUNTY DEED ' RECORDS.TRACT"B"IS FOR A WATER QUALITY AND DETENTION FACILITIES,AND SHALL BE SUBJECT TO A PRIVATE STORM DRAINAGE EASEMENT AND ACCESS EASEMENT OVER ITS ENTIRETY TO THE OWNERS OF LOTS 1-13.TRACT"B"SHALL BE OWNED AND ' MAINTAINED BY DECLARANT,THEIR SUCCESORS,OR ASSIGNS. OWNERS EASEMENTS OF ENJOYMENT ' 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 PASS WITH THE TITLE OF EVERY LOT, SUBJECT TO A PUBLIC UTILITY ACCESS FOR THE OPERATION,INSTALLATION,REPAIR,MAINTENANCE AND REPLACEMENT OF PUBLIC UTILITIES INCLUDING BUT NOT LIMITED TO SANITARY SEWER,WATER,STORM DRAINAGE,NATURAL GAS,CABLE TELEVISION,ELECTRICAL POWER,AND PRIVATE SECURITY AND PRIVATE IRRIGATION SYSTEMS. tEXTENT OF OWNER'S EASEMENTS ' THE RIGHTS OF ENJOYMENT CREATED HEREBY SHALL BE SUBJECT TO THE'FOLLOWING: A. THE RIGHT OF THE ASSOCIATION TO LIMIT THE NUMBER OF GUESTS OF OWNERS. 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 CHARGE INTEREST FOR ANY FEES NOT PAID BY THE OWNER(S)IN ACCORDANCE WITH THE PROVISIONS HEREOF. ARTICLE III • ' OWNERS ASSOCIATION 1. ORGANIZATION.THE DECLARANT SHALL ORGANIZE AN ASSOCIATION OF ALL OWNERS OF LOTS THAT SHALL BE ORGANIZED UNDER THE NAME MAPLECREST ' HOMEOWNERS ASSOCIATION.MEMBERSHIP IN THE ASSOCIATION SHALL BE TIED TO AND MAY NOT BE SEPARATED.FROM OWNERSHIP OF ANY LOT OR ADDITIONAL LOTS SERVED BY THE PRIVATE ROAD ON TAX LOT 5000.THE ' ASSOCIATION SHALL BE ORGANIZED AS A NON-PROFIT CORPORATION UNDER THE LAWS OF THE STATE OF OREGON.THE ARTICLES OF INCORPORATION OF THE ASSOCIATION SHALL PROVIDE FOR ITS PERPETUAL EXISTENCE,BUT IN THE EVENT THE ASSOCIATION IS AT ANY TIME DISSOLVED,WHETHER ' 1NADVERTANTLY OR DELIBERATLY,IT SHALL BE AUTOMATICALLY SUCCEEDED BY AN UNINCORPORATED ASSOCIATION OF THE SAME NAME.IN THAT EVENT, ALL OF THE PROPERTY,POWERS,AND OBLIGATION OF THE INCORPORATED 1 • S . I ASSOCIATION EXISTING IMMEDIATELY PRIOR TO ITS DISSLUTION SHALL THEREUPON AUTOMATICALLY VEST IN THE SUCCESSOR UNINCORPORATED ASSOCIATION AND SUCH VESTING SHALL THEREAFTER BE CONFIRMED AN EVIDENCED BY APPROPRIATE CONVEYANCES AND ASSIGNMENTS BY THE INCORPORATED ASSOCIATION. ARTICLE IV RESIDENTIAL COVENANTS LAND USE AND BUILDING 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 DETACHED SINGLE FAMILY DWELLING,NOT TO EXCEED THREE STORIES ' IN HEIGHT FROM STREET LEVEL AND AN ATTACHED PRIVATE GARAGE FOR NOT LESS THAN TWO(2)CARS.DAYLIGHT BASEMENTS RESULTING IN MORE THAN 3.5 STORIES ARE PERMITTED ON DOWNHILL LOTS WHERE ADDITIONAL HEIGHT IS BELOW STREET ' LEVEL.THE FOREGOING PROVISIONS SHALL NOT EXCLUDE THE CONSTRUCTION OF A PRIVATE GREENHOUSE, STORAGE SHED,PRIVATE SWIMMING POOL,OR FOR THE STORAGE OF A BOAT AND/OR CAMPING TRAILER KEPT FOR PERSONAL USE, PROVIDED THE LOCATION OF SUCH STRUCTURES ARE IN CONFORMITY WITH THE ' APPLICABLE MUNICIPAL REGULATIONS,AND IS COMPATIBLE IN DESIGN AND DECORATION WITH THE RESIDENCE CONSTRUCTED ON SUCH LOT AND IS APPROVED IN WRITING BY 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 RESULT 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. THE PROVISIONS OF THIS SECTION SHALL NOT BE DEEMED TO PROHIBIT THE RIGHT OF ANY HOMEBUILDER TO CONSTRUCT RESIDENCES ON ANY LOT,TO STORE ' CONSTRUCTION MATERIALS AND EQUIPMENT ON SAID LOTS IN THE NORMAL COURSE OF CONSTRUCTION,AND TO USE A SINGLE FAMILY RESIDENCE AS A SALES OFFICE OR A MOBILE HOME FOR THE PUPOSES OF SALES IN MAPLECREST. ' ALL BUILDINGS CONSTRUCTED 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. DWELLING SIZE FOR SINGLE FAMILY ' DWELLING SIZE:THE GROUND FLOOR AREA OF THE ANY STRUCTURE OF ANY HOUSE, EXCLUSIVE OF OPEN SPACE PORCHES AND GARAGES, SHALL NOT BE LESS THAN 2000 SQUARE FEET,FOR A ONE-STORY DWELLING,NOR LESS THAN 3000 SQUARE FEET FOR A TWO-STORY DWELLING.THE TOTAL LIVING AREA OF MULTI-LEVEL DWELLING SHALL NOT BE LESS THAN A TOTAL OF 3000 SQUARE FEET. EASEMENTS FOR THE INSTALLATION AND MAINTENANCE OF UTILI1'TES AND ' DRAINAGE ' • • FACILITIES ARE RESERVED AS SHOWN ON THE RECORDED PLAT. SOME PUBLIC EASEMENTS INCLUDE ACCESS DRIVEWAYS WHICH SHALL BE KEPT FREE OF DEBRIS AND OBSTRUCTIONS(FENCES,ETC.)AT ALL TIMES.NO REFUSE DUMPING IS ' ALLOWED IN THESE AREAS.LOT OWNERS SHALL BE RESPONSIBLE FOR THE MAINTENANCE AND REPAIR OF ANY PRIVATE UTILITIES LOCATED IN PRIVATE UTILITY EASEMENTS.LOT OWNERS WITH PRIVATE STORM DRAIN FACILITIES ' LOCATED IN PRIVATE UTLITY EASEMENTS(RECIPROCAL DRAINAGE EASEMENTS, WHICH ALLOW FOR CROSS-LOT DRAINAGE FROM NEIGHBORING PROPERTIES,SHALL BE REQUIRED AT ALL TIMES TO KEEP SAID DRAINAGE FREE AND CLEAR OF OBSTRUCTIONS AND SHALL NOT ALTER THE DIRECTION AND FLOW OF SAID ' 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 SOLE RESPONSIBILITY OF THE INDIVDUAL LOT OWNER CAUSING THE DAMAGE TO THE DRAIN LINE. ' NUISANCES NO NOXIOUS OR OFFENSIVE ACTIVITY SHALL BE CARRIED ON UPON ANY LOT,NOR SHALL ANYTHING BE DONE THEREUPON WHICH MAY BECOME AN ANNOYANCE OR ' NUISANCE TO THE NEIGHBORHOOD. PARKING PARKING OF BOATS,TRAILERS,MOTORCYCLES,ONE TON OR LARGER TRUCKS, TRUCK-CAMPERS AND THE LIKE EQUIPMENT SHALL NOT BE ALLOWED ON ANY PART OF SAID PROPERTY NOR ON PUBLIC WAYS ADJACENT THERETO EXCEPTING WHEN PARKED IN THE CONFINES OF AN ENCLOSED GARAGE.PARKING OF BOATS MOUNTED ON A TRAILER OR CAMPER TRAILERS SHALL BE PERMITTED IF THEY ARE FULLY • SCREENED FROM VIEW OF ANY STREET,PROVIDED,ANY BOAT MOUNTED ON A TRAILER,INCLUDING ITS WINDSHIELD,OR CAMPER TRAILER,DOES NOT EXCEED 6 (SIX)FEET IN HEIGHT. VEHICLES IN DISREPAIR ' NO OWNER SHALL PERMIT ANY VEHICLE THAT IS IN AN EXTREME STATE OF DISREPAIR TO BE ABANDONED OR TO REMAIN PARKED UPON ANY LOT OR ON THE OPEN 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 PRESENCE OFFENDS THE OCCUPANTS OF TWO(2)OR MORE LOT OWNERS OF THE NEIGHBORHOOD. ' FENCES AND HEDGES AS DEFINED IN THIS SECTION,"FENCING"SHALL MEAN ANY BARRIER OR WALL OTHER THAN NATURAL LIVING ORGANIC VEGETATION,INCLUDING 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 WITH THE GREATEST 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 WOOD CAP OR VINYL CLAD CHAIN LINK.ALL FENCES SHALL BE APPROVED IN WRITING BY DECLARANT PRIOR TO CONSTRUCTION AND SHALL NOT DETRACT FROM THE APPEARANCES OF THE 1 . • • ' DWELLING HOUSES LOCATED ON ADJACENT LOTS OR BE OFFENSIVE TO THE OWNERS OR OCCUPANTS THEREOF.SIDE AND REPAIR YARD PLANTINGS SHALL BE SITED SO AS NOT TO OBSTRUCT VIEW CORRIDORS OF ADJACENT PROPERTIES. SIGNS ' NO SIGNS SHALL BE ERECTED ON ANY LOT EXCEPT THAT NOT MORE THAN ONE"FOR SALE"SIGN"PLACED BY THE OWNER,THE DECLARANT OR BY A LICENSED REAL ESTATE AGENT,NOT EXCEEDING TWENTY-FOUR(24)INCHES HIGH AND THRITY-SLX (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 PALCEMENT OF A PROFESSIONAL PROJECT SIGN BY DECLARANT,WHICH MUST COMPLY WOTH THE CIT OF TIGARD SIGN ORDINANCES. SAID PROJECT SIGN WILL BE ON ANY LOT CHOSEN BY THE DECLARANT ' FOR THE DURATION OF SALES ON THE PROJECT. 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 ' RECREATIONAL PURPOSES WILL BE LIMITED TO SEVEN(7)CONSECUTIVE DAYS. LIVESTOCK AND POULTRY • ' NO ANIMALS,LIVESTOCK OR POULTRY OF ANY KIND SHALL BE RAISED,BRED,OR KEPT ON ANY LOT EXCEPT A REASONABLE NUMBER(3 TOTAL)OF DOGS,CATS,OR OTHER HOUSEHOLD PETS MAY BE KEPT PROVIDED THAT THEY ARE NOT KEPT,BRED, OR MAINTAINED FOR ANY COMMERCIAL PUPOSES. GARBAGE AND REFUSE DISPOSAL NO LOT OR OPEN SPACE SHALL BE USED OR MAINTAINED AS A DUMPING GROUND FOR RUBBISH,TRASH,GARBAGE OR OTHER EQUIPMENT FOR THE STORAGE OR DISPOSAL OF SUCH MATERIALS SHALL BE KEPT IN A CLEAN AND SANITARY ' CONDITION. UTILITIES ' ALL PLUMBING FACILI IthS SHALL COMPLY WITH THE REQUIREMENTS OF THE PLUMBING CODE FOR THE CITY OF TIGARD.NO OUTDOOR OVERHEAD WIRE OR SERVICE DROP FOR THE DISTRIBUTION OF ELECTRIC ENERGY OR FOR TELE- COMMUNICATION PURPOSES,NOR ANY POLE,TOWER,OR OTHER STRUCTURE SUPPORTING'SAID OUTDOOR OVERHEAD WIRES SHALL BE ERECTED,PLACED OR MAINTAINED WITHIN MAPLECREST.ALL OWNERS OF LOTS WITHIN THE SUBDIVISION, THEIR HEIRS, SUCCESSORS AND ASSIGNS SHALL USE UNDERGROUND SERVICE WIRES TO CONNECT THEIR PREMISES AND STRUCTURES BUILT THEREON TO THE UNDERGROUND ELECTRIC,TELEPHONE,OR CABLE TV UTLITY FACILITIES PROVIDED. ' MAINTENANCE ALL LOTS,AT ALL TIMES SHALL BE KEPT IN A NEAT AN ORDERLY CONDITION FREE OF BRUSH,VINES,WEEDS AND SEBRIS AND THE GRASS THEREON CUT OR MOWED AT ' SUFFICIENT INTERVALS TO PREVENT CREATION OF A NUISANCE OR FIRE HAZARD. BUISNESS AND COMMERCIAL USES ' • • NO GOODS,EQUIPMENT,VEHICLES,MATERIALS OR SUPPLIES USED IN CONNECTION Q , , WITH ANY TRADE,SERVICE,OR BUISINESS SHALL BE KEPT OR STORED OUTSIDE OF THE HOUSE OR GARAGE ON ANY LOT,TO STORE CONSTRUCTION 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 MAPLECREST. LANDSCAPE COMPLETION ' ALL FRONT AND REAR LANDSCAPING MUST BE COMPLETED WITHIN SIX(6)MONTHS OF THE DATE POSTING NOTICE OF COMPLETION OR THE DATE OF OCCUPANCY OF THE RESIDENCE CONSTRUCTED THEREON,WHICHEVER OCCURS FIRST. ' ANTENNAS AND SERVICE FACILITIES EXTERIOR ANTENNAS SHALL NOT BE PERMI 1-I'ED TO BE PLACED UPON ANY ROOF OF ' ANY STRUCTURE SO AS NOT TO BE VIEWED FROM THE STREET OR OTHER LOTS. ANTENNA SATELITE DISHES ARE ALLOWED ON ANY LOT.NO BASKETBALL HOOPS OR SIMILAR EQUIPMENT SHALL BE ATTACHED TO THE OUTSIDE OF ANY HOME. IEXTERIOR MATERIALS AND FACILI I'LES EACH DWELLING SHALL BE CONSTRUCTED WITH A MINIMUM SQUARE FOOTAGE PER ARTICLE 1,PARAGRAPH 2,FULLY FINISHED,EXCLUDING NON-HABITABLE. APPURTENANCES SUCH AS GARAGES OR ENCLOSED PORCHES. EACH DWELLING SHALL BE CONSTRUCTED USING CONVENTIONAL DOUBLE-WALL WOOD FRAMING,EXCEPT WHEN USING ALLOWED PLYWOOD SIDING DESCRIBED IN THE NEXT PARAGRAPH. ' SIDING MATERIAL SHALL BE NATURAL WOOD MATERIAL,OR HAVE THE APPEARENCE OF NATURAL WOOD,MASONARY BLOCK, STONE, STUCCO,OR A COMBINATION OF THESE.MANUFACTURED WOOD SIDING IS ALLOWED.PLYWOOD SIDING SHALL BE ALLOWED ON THE NON-STREET SIDE OF HOMES ONLY. COMPOSITION ROOFING MATERIAL WILL BE PERMITTED.ANY ROOFING MATERIAL, OTHER THAN WOOD,TILE,OR ASPHALT COMPOSITION IS NOT PERMITTED.WINDOW ' FRAMES WILL BE EITHER BRONZE TONE,WHITE VINYL,OFF-WHITE OR WOOD.NO MILL GRADE ALUMINUM FRAMES WILL BE PERMITTED. THE LOCATION,COLOR,SIZE,DESIGN,LE'1-1FRING AND OTHER PARTICULARS FOR ' PAPER DELIVERY BOXES SHALL BE SUBJECT TO APPROVAL,OF DECLARANT. WINDOW COVERINGS OTHER THAN COMMERCIALLY PRODUCED CURTAIN, ' SHUTTERS,DRAPES OR BLINDS OR THOSE NON-COMMERCIALLY PRODUCED CURTAINS,SHUTTERS,DRAPES OR BLINDS OF COMPATIBLE QUALITY TO THOSE THAT ARE COMMERCIALLY PRODUCED, SHALL NOT BE PERMITTED TO BE VISIBLE FROM ANY PUBLIC STREET OR OCCUPIED NEIGHBORING LOT AT ANY TIME AFTER ' OCCUPANCY OF DWELLING. ARTICLE V ' ARCHITECTURAL CONTROL 1 ' • • ' ARCHTECTURAL CONTROL SHALL BE BY THE DECLARANT.THE DECLARANT SHALL APPROVE ALL PLANS AND SPECIFICATIONS OF HOUSES TO BE CONSTRUCTED IN MAPLECREST 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 EVENT,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. 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. ' THE DECLARANT OR ANY DESIGNEE OF THE DECLARANT SHALL NOT BE LIABLE TO ANY OWNER,BUILDER OR DEVELOPER FOR ANY DAMAGE,LOSS OR PREJUDICE SUFFERED OR CLAIMED DUE TO ANY ACTION OR FAILURE TO ACT BY THE DECLARANT OR ITS DESIGNEE,PROVIDED THAT THE DECLARANT OR DESIGNEE,IN ' ACCORDANCE WITH ACTUAL KNOWLEDGE POSSESSED BY IT,ACTED IN GOOD FAITH. ARTICLE VI 1 MAINTENANCE 1 AFFIRMATIVE DUTY OF MAINTENANCE;THE ASSOCIATION SHALL USE GOOD AND ' REASONABLE 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. 1 2. MAINTENANCE OF COMMON AREAS 3. THE ASSOCIATION SHALL PROVIDE FOR MAINTENANCE AND REPAIR OF THE PRIVATE;COMMON ROADS FOR THE USE OF 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 PUBLIC AND PRIVATE UTILITY EASEMENT.TRACT`B"IS A STORM AND OPEN SPACE TRACT WITH A BLANKET DRAINAGE&UTILITY EASEMENT BENEFITT NG THE CITY. ' 4. WATER QUALITY FACILITY MAINTENANCE;THE WATER QUALITY FACILITY IS TO BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION WITH THE FOLLOWING REQUIREMENTS:A)INSPECTAND MAINTAIN THE FACILITY AS PER STORMWATER ' MANAGEMENT RECOMMENDED INTERVALS AND INSTRUCTIONS. 5. NATIVE PLANTINGS;IT IS REQUIRED THAT THE NATIVE PLANTINGS THAT DO NOT SURVIVE AS REQUIRED BY THE AGENCY PERMITS MUST BE REPLACED AND THAT REPLACEMENT PLANTS MUST BE MAINTAINED AS REQUIRED BY THE AGENCY OR 1 FOR 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 ENSURE THAT THE PLANTINGS ARE MAINTAINED. ' ALL TREES GREATER 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 ' 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 MAJORITY OF UNITS HAVE BEEN SOLD.UNTIL THAT TIME,THE CITY SHALL REVIEW SUCH ' REQUESTS. ARTICLE VII • • COVENANT FOR MAINTENANCE ASSESSMENTS 1. ANNUAL ASSESSMENTS THE ASSOCIATION SHALL HAVE THE AUTHORITY TO ' LEVY ANNUAL ASSESSEMENTS TO PAY ALL EXPENSES ASSOCIATED WITH THE ASSOCAITION PERFORMANCE OF ITS POWERS,DUTIES,AND RESPONSIBILITES UNDER THIS DECLARATION,AS WELL AS TO PAY ALL PROPERTY TAXES, ' LIGHTING,INSURANCE,MAINTENANCE AND OTHER EXPENSES INCURRED WITH RESPECT TO THE COMMON AREAS AND ANY AREAS THE ASSOCIATION MAY AGREE(PURSUANT TO AN EASEMENT OR OTHERWISE)TO MAINTAIN,AND THE IMPROVEMENTS THEREON.WATER IS PAID BY THE ASSOCIATION ASSESSMENTS. ' THE AMOUNT OF EACH ANNUAL ASSESSMENT SHALL BE DETERMINED IN ACCORDANCE WITH THE ANNUAL OPERATING BUDGET APPROVED AT THE BOARD'S ANNUAL MEETING.THE 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 ANY SUCH ASSESSMENT WITHIN 30 DAYS AFTER THE DATE OF BILLING. 2. INITIAL ASSESSMENT;THE INTIAL ASSESSMENTSHALL BE SEVENTY-FIVE ' DOLLARS(75.00)PERMONTH ASSESSED ANNUALLY ON JANUARY 10Th.THE INTIAL ASSESSMENT SHALL REMAIN IN EFFECT AND CONTINUE UNTIL ANNUAL ASSESSMENT DUES REPLACE THEM 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. 3. ANNUAL OPERATING BUDGET.FOLLOWING THE TURNOVER OF MANAGEMENT OF THE ASSOCIATION TO MEMBERS,EACH LOT SHALL HAVE ONE VOTE,AND THE BOARD OF DIRECTORS SHALL PREPARE AN ANNUAL OPERATING BUDGET FOR APPROVAL BY A MAJORITY OF THE MEMBERSHIP VOTE. THE BUDGET SHALL FIX THE AMOUNT OF THE ANNUAL ASSESSMENT AGAINST EACH LOT. THE BOARD, ' THROUGH ITS TREASUREER, SHALL GIVE THE OWNERS SUBJECT THERETO WRITTEN NOTICE OF SUCH ASSESSMENT AT LEAST 30 DAYS IN ADVANCE OF THE DUE DATE OF SUCH ASSESSMENT. ' 4. CREATION OF A LIEN.PERSONAL OBLIGATION OF ASSESMENT.EACH OWNER OF ANY LOT AND HOME BY ACCEPTANCE OF THE DEED THEREFORE, WHETHER OR 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 ' ASSESSMENTS AND SPECIAL ASSESSMENTS FOR THE MAINTENACCE 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 THEREOF AS HEREINAFTER PROVIDED, SHALL ALSO BE A PERSONAL OBLIGATION OF THE PERSON WHO IS ' OWNER OS SUCH PROPERTY AT THE TIME WHEN ASSIGNMENTS FELL DUE. SUCH PERSONNAL OBLIGATION SHALL NOT PASS TO HIS SUCCESORS IN TITLE UNLESS EXPRESSLY ASSUMED BY THEM EXCEPT IN THE EVENT OF PASSAGE OF TITLE OR DEATH OR FORECLOSURE IN WHICH CASE THE LIEN FOR UNPAID ASSESSMENTS ' SHALL SURVIVE THE PASSAGE OF TITLE. ARTICLE VIII '. GENERAL PROVISIONS TERMS ' THESE COVENANTS ARE TO RUN WITH THE LAND AND SHALL BE BINDING ON ALL PARTIES AND ALL PERSONS CLAIIVIING UNDER THEM UNTIL AMENDED OR REVOKED 1 ' • • 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 BY THE OWNERS OF A MAJORITY OF THE PLATTED LOTS,PROVIDED UNTIL SUCH TIME AS THE DECLARANT HAS SOLD ALL OF THE LOTS OF MAPLECREST AND ANY SUBSEQUENT PHASES OF MAPLECREST MADE ' SUBJECT TO THIS DECLARATION,ONLY THE DECLARANT SHALL HAVE THE RIGHT TO AMEND THIS DECLARATION. COMPLETION OF CONSTRUCTION ' LOT OWNERS SHALL SUBSEQUENTLY COMPLETE THE CONSTRUCTION OF 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) 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 EMBRACED WITHIN THE 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 ' AR ATTEMPTING TO VIOLATE ANY OF THE SAID COVENANTS,EITHER TO PREVENT THE DOING OF SUCH,OR TO RECOVER DMAGES SUSTAINED BY REASON OF SUCH VIOLATION.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 SO THEREAFTER. EXPENSES AND ATTORNEY'S FEES ' IN THE EVENT ANY PERSON OR PERSONS OWNING ANY REAL PROPERTY EMBRACED WITHIN THE PLAT OF MAPLECREST INCLUDING THE DECLARANT, SHALL 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 SUIT OR ACTION,INCLUDING SUCH AMOUNTS AS THE COURT MAY DETERMINE TO BE REASONABLE ATTORNEY'S FEES AT TRIAL AND UPON ANY APPEAL THEREAFTER. SERVABILITY INVALIDATION OF ANY ONE OF THESE COVENANTS BY JUDGEMENT OR COURT ORDER SHALL IN NO WAY AFFECT ANY OF THE OTHER PROVISIONS,WHICH SHALL REMAIN IN FULL FORCE AND EFFECT. ' LIMITATION OF LIABILITY OF DECLARANT NEITHER DECLARANT NOR ANY OFFICER OR DIRECTOR THEREOF,SHALL BE LIABLE ' TO ANY OWNER ON ACCOUNT OF ANY ACTION OR FAILURE TO ACT OF DECLARANT IN PERFORMING ITS DU'T'IES OR RIGHT HEREUNDER,PROVIDED THAT THE DECLARANT,HAS IN ACCORDANCE WITH ACTUAL KNOWLEDGE POSSESSED BY IT, ACTED IN GOOD FAITH. 1 • • 1 IN WITNESS WHEREOF,THE UNDERSIGNED HAS CAUSED THIS DECLARATION TO BE DULY EXECUTED THE DAY AND YEAR FIRST ABOVE WRITTEN. 1 • 111 Windwood Construction,Inca,an Oregon Corporation President 111 Dale Richards State of Oregon County of Washington Be it remembered,That on this day of 20 before me,the 1 undersigned,a notary Public in and for said County and State,personally appeared the within named Dale Richards,President of Windwood Construction,Inc.,an Oregon Corporation known to me to be the.identical individual described in and who executed the within instrument and acknowledged to me that he executed the same freely and voluntarily. • ' NOTARY PUBLIC FOR THE STATE OF OREGON My commission expires: • • • • 1 1 1 1 1 1 Si 1 . . • • • • 1 .. . ._ , ' a,; ;• REDMOND &• ASSOCIATES - .. ' • . ii - - Project,No. 867.03.G .PageNo 1•April 8,2005 y -Mr. Gregory Kiirahashi .• - . i •:Kurahashi &Associates.'Inc: .. . . • • -15580.SW Jay Street-Suite 200 I •< Beaverton,•Oregon 97006 . - • Dear Mr, Kurahashi: : . Re: Preliminary Geotechnical'Investigation, Proposed Mapkecre'st;Residential• • • '' ; 'r - '• • Developm ou ent Site,,SW Greenfield.Drive, Tigard (Washington Cnty.);.Oregon . , . `:INTRODUCTION i A ' •i' es I , ,... ;' - with the re uest of Gregory Kurahashi of Kuraha'sh &. ssoC at Inc ;We` , •• • In accordance. . q.. . • 9 rY . . - . . •.-• . . , • ` • ' ••'have completed•our Preliminary Geotechnical:investigation.al the.above�subject:'proposed...-.: •. -.•'•••' J ... • •,. residential development site The,site,'an irregular'to L=shaped property consisting:of• ' ••• ' ‘ ' -approXimately 3:6 total:acres, s'located to:the west of SV1/Greenfield'Drive•and•riorth•of•;SV11 ``�•'.'.�•.�.'.•'•s :. •°- Clearvievr'l'Wa in Tigard MashingtOn Coun Ore on:. '` i PROTECT DESCRIPTION. *We understand that present.plans are to develop,the site by constructing new single-family'y , •r, • :; ;. '`-`•• -residential building lots'wiithin;the proposed.resideritial development property. Although planning• •.:;•:''.';::,+ ;;y for the project is just being finalized, we;understand thattievelopment,of,the property will`result;:-` • i n'epproxi mately twelve,(12).single-family,•residential.lots'of which,eleven.-(11)•.of the.new .,.2•''•,.,' ' � •••` :,residential lots will be,accessed via:a new paved.road.*Construction pf.the new paved access, -, • • road-is expected to,be extended to the west off Of Greenfield Drive:•Additionally;:.due to the:, ''• • . ,sloping•nature of.the'subject property;,we envision-that some-cuts and/or fillswilltie required..to :`' • ' • - • • construct the new road system e0.Well"as to provide access to.the lots..Specifically,-vve•envision;,' •• - . . :: ..that:.cuts on the order,of.about.5.to10•feet and fills on,the order'of about 10 to 15:,feet.may Elie . • . ' required-to develop'the Site. Further;we anticipate that some of the residential.homes.will.likely.:"•J • be constructed either above grade or with partial and/or below grade basement levels. Other. ..'..-*•••• • . . ••:associated.site and/or.street improvements are expected to include underground,utility,services - •: . ' . I SCOPE OF WORK ji....: : ..,.,, ,:... .: , The.purpose of our parried studies at_this time inns to evaluate the anticipated.:; • . "..• • `. iteesubsurface soil and ground water characteristics,as well:as any associated impacts or' - 2: concerns with regard to the feasibility,ofthe planned construction and.residential development of• •••the site:.Specifically, the scope of:services_for our Preliminary..Geotechnical.Investigation - • ;... ' - ..•i . .. - include the following scope of work-items: , - - - ' . iI.-2.'.*f'. -,:. ',. ''P.O.Box-301545 .• Portland,OR 97294 • Phone:'(508) 760-1060 • Fax (.50.3) 760-1372 .• . ' • -.* Project No.:867:003.G " • ; • - . : Page NO.-2 .t. .•. " ,.1:A,.detailed site reconnaissance of the proposed.residential development property'as well as •• ,. • •• a review of•other available published and/or unpublished geotecfinical reports and geologic.. . .IJ maps of:the proposed:subdivision Site and area.•• ' • '2.-Recommendations and•our written report presenting,the results.of'our preliminary' •,' :;. ,-•. - • investigation.Our'repo. `includes our.opinion of the;overall existing site:stability and .s. ,suitability'With:regard to.the planned residential development as well:as general: ..,': - - .recommendations:for site preparation:and-.grading,•placement and compaction of any. ; '' • - y;required structural.fill(s)'and/or_cut slope gradients, anticipated suitability of the,bn-site'. ,,•' • , • : soils.for.•use.as structural fill as well as'cntena'for impoi..fill materials;and preliminary•. - recommendations for preparation of pavement and.foundation;areas.,.. ' • ... , 3. Prelimina •`recomme_ndations for-resid •ntial..foundatioii support t•and�desi n including . I anticipated allowable contact;bearing pressures for proportioning footings minimum width t' ' : :and embedment depths,;:and estimates of foundation settlement as well as lateral._earth., .( • , : .. - pressures•for below grade.and/or.retaining walls:Additionally;:recorn'mendations`for •• '• I _ - collection and disposal of ground water and/or'subsurface iivater has also been,provided.` • ' " . . • SITE DESCRIPTION h•�' :a n e 1• i 2 Sout R i- en ial.develo rnent site located.wifhirt Tov�insh•p •g. I `fhe:proposed•',subject res d t P. •1,,: .. West and'Section•4 of.the Willamette;Meridian; is generally•unimproved,and consists.of two..(2)s, . - . '..' ' `''":seParatetax lots.:However;;.the'southeasterly'portion''of the:subject;property contains at•least'one..,' • "• ` -(1).existing'residentialstructure Which.is planned to remain at the site:`T.he..proposed site;iS;,,; ;''• " - .-. . ."' ` bounded to the.east_by`SW.Greerifeld pnve'and to;the.north,south, and west by other existing ' .and/or develo residential.`properties: Pte:,�. . . . . • : : .,: . '•I ''- ,To; graphically,the site is characterized as.gently to moderately sloping'terrain descending. . Po9 ' •' - ' ;down...generally'tothenorth%northwest:although thenorth,west corner,of•the'site is located within'a - . small drainage feature and descends:down to:the east...Overall topographic relief•across the • ' 1..........,,......:....:•,-..-.z:_ property;'iestimated:aabout Q to 60.feet:and rangefrom`a:low,of about Elevation,337 feet,: • : • • =aloe the northerly roe line to a.hi h of,about.Elevation 392 fleet to,the.south of the•.existi.ng -•:residential,structure:•Vegetation across the site is:-heavily vegetated;:with trees:and'dense i. underbrush. .. . SITE CONDITIONS . :GeologicSettin • _ •:. :The proposed residential development•property'is located along the northern'flank.of Bull: •. ', . '', • Mountain which rs a;localized area of.raised,ground of moderate relief sited'north••of the Tualatin' • • - River basin'in the.Cooper.;Mountain range.:The Bull Mountain feature is characterized by•• . . .•.rounded,,and;moder'ateto'steeply sloping,sides shaped by:previous erosional processes and. ::,,., . . .`,some.ancient landsilding.Bull•••Mountein.and the Cooper::Mountain range consists of a thick : " sequence of-volcanic bedrock materials capping older;sedimentary-rock depositsc The•Columbia., , ' . River"Basalt•Group forms the'upper.volcanic ridge and.is_Miocene in age:Underlying`the•basalt • ; .... ,. ' is•a series,of lacustrirt and fluvial sedimentary rock-units of Pleistocene age:In the area of the , : • • ,•,:subject site,•Bull Mountain;is underlain,by at least 400 to 500 feet of.the Columbia River Basalt`; . formation: .. _ . I• .: REDMOND'& ASSOCIATES' . . . . ' • - • ,- • • - • • Project No..867.003.G. .' .. - - Page No. 3 .,. ,f• :::'::,:•::.;.:.:-......... _ • •-' • . *.: - .. :. -: . : . . Surface Conditions , . • . . . .Topographic relief for the subject site obtained from a proposed site grading and erosion plan' . -. , . , ' existin Slope inclinations enerall _ _ , prepared by Kurahashi 8�Associates, Inc:indicates that g pe g .y `- . - •--•range from about 10 to'30 rcent across the ma on of the pro erty but are as Steep ar,Steeper,r: • . - • . . g pe j _ty P P P Pe ..• . . •,::•.than.50"percent:along.the`southeasterly portion;of the.property'which is,located.near.to the:•. :;. • ' . existing residential str�ucture.;Additionally, the majority of the existing'slope.inclinations across•,:.:; .1;the site appear'to be natural gradients although some minor'cuts and/drfills may have.been. . , " . performed-as.:part of earlier sitergrading and development work associated-with access:and• . • construction.of the-.existing:residential-structure;• • • . During our site reconnaissance of the property on April 4,`2005 wedid not observe-Any significant signs or evidence ofsurface cracks or deformed frees which would•.generally indicate:: ::`. . :r•,; ,` the possibility'and presence of`landslides and/or slope movement.;However,-,it:appears that- ;., • . .some:of the older,trees and:ground,cover vegetation have previously been removed from the :�',�• ` site as a.r'esult of.previous;.logging.operations.Additionally, we did not observe:"any signs of ..,•,": : •• :'".,ground water seeps.or springs rat the site:.although•some minor.,surface water runoff, was.. - - - • `observed corriin from some Of the adjacent:uphill properties located along the'southerly portion• g: ..of the site Further, the site'contains•at least:one(1)significant drainage basin which:traverses '. Ithe northwesterly'comer of`the.property'from,:the West to the east.:However;.at the tithe of out•-• •..site_visit the drainage.basin.was relatively dry. . ;� Ancient Landslides . . • 'A,reyewof;available stereoscopic:aerial;photographs and other related geologic.repor sand : - maps for.the area ideritify'several landslides in the area of Cooper Mountain. Most of the •;••'..*: .•••.. .•- ,•; landslides are believed•to`be"ancient",having no hlstorical'movement._However,some"active';.. '.,_ •',.,. ,.. ''landslides,`having historical movement.have.been identified on•the west and east sides of... . ' ' . :.Cooper;Mountain approximately;lb,000 to.1.5;000 feet northwest of-the:subject site:•by:Schlickert: ''l , r. - .1997' However,:no active landslides have been:reported along the northerly flank of;Bull . f Mountain. :, • • - Ancient-landslides-are:believed to have occurred thousands of years ago as.a result•of;: - ' - undercuttin andsteep. nin_ *of slopes an:thesedimenta .:bedrocks:underl:�i: gthe:Columbian •, • •• � �. 9 Pe. g . . - ry Y,ng � '. River Basalt bedrock deposits by erosional.,processes. This process.most likely took thousande'of.'••,. • . •- .years and probably involved faulting and other related complex ground movements. Exact ages. •:y. .,•:.r of the.ancient landslides,are not well known;•although theyare believed to:be at least;10,000 . '.-: ;.,,:. : '•years old: Since failing;.:.these,ancient landslides appear.to=have been•covered by new deposits • .. of eroded soils. •• . . Geologic studies of other subdivision properties in thearea have been;performed;by-Landslide::. ;.'•J.: .': :_.-.Consultants,a division of Comforth Consultants, Inc.,:which identified,topographic•features that • ' suggest the presence of an-aricient landslide several:hundred feet to the north of.the subject.site.,,:. •.f which has been.classified as"inactive':,_However,-no active.or inactive'landsliding was identified.•:,.. .- •- • • , in the area of the,subject-site. . : . . . :• . . •Soil'Creep Soil creeds the slow and more or less imperceivable movement.of near surface soils down ':. ..:, • .. • - ; slopes. The movement is generally considered as viscous and under shear stresses sufficient to _•• •produce permanent•soil deformation but too small to result.in total shear failure such as in a. • , .' . landslide.: REDMOND & ASSOCIATES . • ' • • • • . . Project No:.867.003.G _: Page No .4. ....sit'. *-'• ..' '..• : . . . •: •;- * -••" -' • :Soil creep is generally-evidenced by tilting of fence posts'or similar rigid objects embedded:in the •.soil as well as;the long-term gentle.curving.of trams;Although the,mecha-nism`for soil.creep is not fully understood, it"is.generally attnbutable'to.9ravitational;.forces-combined.withr.'the results.bf;:' I < . seasonal'viretting and drying(swelling and shnnkingj of the near surface.soils:. .• a CONCLUSIONS- •:From:a eotechnical en`ineering and cor sfructability`standpoint;.vi+e:are.of the:opinion;that the• • ?iteis•.suitable'for the"planned:residential development piov■ded that the preliminary:•: ;• recommendations'contained Within:this report..are.properly':incorporated'into the final planning; design and construction Of-the`project:'': • • • ' . ' .. ..: •• . . • • • ., . .. . ,, .•: . . ...• " .. . •.• . ... •.. .: . ob. -. . .. . . . • • , . . . ... .. , . • . . . ,. . .. . . . • • • • • •• • • • .• . . . . , • ,. . . • . _.. . .., . . . • . . .. . . . • . . . . ,.. ., Project No, 867:003.G . . . ' . •- • ' - . - * -- - . ." . SITE PREPARATION•.' •• ... ••' .•In general,:we .2 o not recommend..the're-grading of•anyof,the proposed residential lots�for;the•project within areas of the site which e>(ceetl:about$0"to 40:percent,gradients without further.'. geotechnical investigation and consultation: Specifically;.the:placement of:uncompacted.or-',',•• '.•compacted structural fill materials as_w�ell as permanent excavations(cut slopes)which result m •..•steeper.inclinations tban-those,'present at the Site may.cause local and undesirable sloughing:. ,.,-.,...,:[..• ..,-1..: However some minor"site-work will•be:required in:order to:construct:the`:planned'structural:'••::•'••;:'.•i...... .-. •.:,• 'improvement:(foundation);areas for the residential homes:as ywel);as the paved access:road. As such;we generally,recommend`that the;planned access.,road:•and/or foundatiorj.areas for.the ho es:tie stn and cleared•.of all xi 'in . m pped e .st,.g.;vegetation;topsoil materils;•roots;and any. . deleterious,materials presentat.the',timeof.construction:In general;,we_envisioTl that about'&to -' • ,14:inches of topsoil stripping may,berequired to'remo:abo.,sting topsoil.materials: Additionally;. ` :`roots'locatedbelow'the stripping:zone acid lar er than:about`'one-half inch'in'diam ter 9 y.. e.. should; also be;removed from-the stepped subgrade.areas. Holes resulting from the.removal;of;tiuned, • obstruction's`should-be`backfUiedand compacted:with-structural•fill,matenals.`Areas resulting i dee r;stn•. in and re ovals-should. . • I _ pe pp: g rli be•evaluated'at'the tirrie oi:constructigri by�fhe':: �;; �.• .. <• .Y,• . Geotechnical..:, ., ,.. r:>The sfri'•' ..g •pped.:and cleared materials shout'd'be'proper y.;disposed.of.as: the are' a•eiall o co i y g ri y n t ns deredsyita,:-=',..,.for:Use/%use as structurar f ill '' O• F Ilowln h'•:t s e tra in and:�Ie� c arir ' •o` �i` rat onsi,and:•"rior•to the" la`� .•:,..s, •,•; 9 PP. 9. 9 pe ;, P, .P. cementyof'ariy�•require '-,`. ••' ' %: ' structural improvements the exposed sutigradeaoils within;the ptanrted'residential hornesite. ` ~' ••and/or-pavement area"s..should:be inspected`tiy'the Geotechnica!'Fngineerscrd " ssibl .`roof : � po Y.P. �:. :rolled,wiith:ahalf.=loaded•-dum�.truck'Areas:..found.to^be,soft or!. ,11'. other:-wise unsuita lefor•�su of•strpctural,loads.9r.improvements should be scarified and recompacted or overexcavated and : „ . ' replaced with structural fill Dunng.wet or inclement weather conditions;;proof-ro lling as`. ' I ( recommended above:may not be;appropnate,,. . .in eneral :we da not " '' • • • ; g•4 ,. recomrrierid�tlzat site grading;sell.earthwork:corisfruction'#�e�:perfontfed • .: -.:, ..:d ng=wet'or inclement weather conditions'due to the moisture.sensitivity of<the'near`surface`•f un .. fin.'e=grained clayey silt.soils across the;site. However, should wet weather,grading•and"-; •'�` " :construction tie tanned or.:r aired the''use ofa ranularwd life 'su • P. E4.. 9 . .. urface bf:at least 12 inches as•,well as possibly a geotextile'fabncsuch as'Mirafi-600nic;may be needed to:protect the . •' f sensitive su rade`so'Is from:disturt anc due to repetitivewheel,loadin bg ) e:. 9• All:ri uired structural.flll matenals(placed within.the residential°building s'and/dr� avement:and '`: I -roadway(structural)areas'should be moistened`or'dried as necessary,;to:.near(within 3.percennt ` •• optimurmi:moisture conditions:and compacted;by,mechanical neansto'a minimum of.92 percent•. '. ' "of the maximum dry'dens .:s determined,.by'the,ASTM D-1557 AASHTO t=180 .• • tY .. .. . .. t . ., - .. .)test. ......• procedures`:Fill,materials should be_•placed in lifts,(layeis)such tf at when compacted,do.n e- • :exceed about 8,inches 'Ay,,bennally;f lls,placed over sloping:ground:which:exceeds•about 20 . percept should be;properly:benched•and keyed:into.the native.subgrade soils.si.n general, we= envision`that a bench width:of some'eight(8),to ten:(10)feet.and•a'.keyway•-depth of about 1.:5 fo 3 0:feet`deep will be.required. However, actual bench:wi-dths and keyway,depths should be. =:•determined at the time'of construction l y the Geotechnical Engineer.: 1 '....--..'•'....::: . ....:. 'I: i:::::. 1 •:!.::::.'..... .:: :...'"':- •••••• . ::.- . :. .: ".... '.. ;. -.':. 1:" 1:..".....-: ....'.. "::•-:.:..'.::;:...::'... .:;': :-.....1 .:1.:.......: .'..'1,1;''''. ::::.'. , .17.....--......:..:.... ..:.::::. .1 :, --. : ...- . : _. -. ...--- i - - . REDMOND &ASSOCIATES . . •_.,.,. ..., . , . • • 0 • .. ' .': • :. -_ Project•No. 867. 03..G . ' • •. '- . . , ' FOUNDATION SUPPORT. •-Based on the.results of.our preliminary. investigation it is our opinion that the;proposed single-'• :•.• �r.7: -' family residential structures ma -be Su Ord rted directl '.on-the native subgrade soils:and/or a' ::'.. • • Y Y PPO X .,properlyyplaced and.compacted structural fill.material.with.conventional:continuous'and, ; i • • I'7'i..•.,.•,'.•:.'..,•i':..........:..•,.;f.•••.:•.'.,.-',,':..,,".......;..,......-:...2......••'individual.spread'footirngs:However,'in order'to:support the'planned-new residential;structures . below a•poterltialsoilcreep zone,`We:recommend-that all,downslope..footings be fouhded-at•least • . , • • ' three(3)leet below the.lowest adjacent rough`.grade where.residential homesite's ar�e•constructed • over slope'gredients.which•generelly exceed about 30 percent. - ....... .. .: 1:-. :".:,. ;:..•. !As such' wiere:residential:foundations"are constructed'on ap-roved native subgrade soils'or ' ; ;.:•.:properly placed and.compacted structural fill materials:and at the:above recommended tninimurn `: embedment depths, an allowable'contact.bearing pressure,on the order•of about:1;500:pounds':•. i.,.i' ,_;i.• • r q uare;foot`; isrecommended for'design.Higher.allowable contact:beanng;pressures.of b • .0 'to 2,000.psf.rnaybe used for"design".where.the'foundatiori excavations and°exposed• �eanng .> 'surfaces.are.inspected and approved by the,Geotechn cal Engineer:.These allowable,contact,•,' • - bearng pressur-es'are'intended for,dead"ioads'and:sustained•live loads and-inay-be_ increased by: ••tal:of•all loads includin''short'terili`windfor°,seismic loads.- . ' ' orie-tliird':for the to g '•r •- `'':.In general;;continuous': strip)footings should•.have;a'minimum"widtnof at least•16 inches and•be . • :..,, .;embedded at'leest:I S inches:below the,lowest adjacent finish"grade(includes frost protection)'. •=. Individual column:footings(if.;required)should be.embedded at:least 16 inches below,grade,end' a • xhave'a'minimum width.of about 24:inches:Additionally,'foundations.constructed;on,slopin9 '':' , \Cound.should befounded sufficiently deep such-that'at:least six:(6):-.feet.of lateral•separation is • . •r,� developed between the outer;downslope foundation'bearing.edge acid the face.of.:the;sloping'' ground:'.Where,sloping ground exceeds about•30percent,'this office shoulit•be consulted;;: . ..Additionally;:wiere':foundations are excavated:and/or;exposed tp inclement weather conditions, 1 :we recommend.that the exposed foundation bearing surfaces-be,protected froth the_elements by:;'. , '. `,placing athin(3.,to..4 inches).layei•of:compacted•gravel.,acfoss•the bearing'surface.during ' ,.a '. ,construction and placement.of forms and/or•reinforcing steel • i n.'`fans' •j ., ociatles��be allowed to•review he-folindat o . . , Further, we�recommend that Redmond,.;B�A§s . . . . ... f . ., p. ,. •, • • `•`:• ; . .. • forall of•the proposed,single-family'residential structures to evaluate as to whether•.our • `: .I- ', 'recdmmendatipn$:contained in this report:have,been,•properly,interpreted.°and incorporated•into:,''-'.'j" . ,. `';a•;"',• the design. Redmond&••Associetestshould also observe all and/or fot;indation•excavations; • • '' 'pnor,to..placing,,any,required reinforcing steel or concrete to verify that the•exposed*soil ' '; ,;. : • . ' '.� :conditions-are as anticipated.: '• • ) . Settlements of foundations constructed`as.recommended•above.and supported,directly by. ° ` •• • ':: : a roved native:su , rade soils or structural,fill materials:are expected.to be well within tolerable limits.for:this:type'of lightly loaded residential structure'and,should.generallybeless than about••. •1%2-inch _• -',_.• •• ,• . • ••Allowable lateral frictional resistance between;the'base of the.fogtings_and..a-silty Or.granular. , ••.. • :.subgrade sol''can.be expressed as.the applied vertical;load'multiplied.by a coefficient•of�fricction': : • . • • Project No..867.003.G • . ': •• Page No: 7° _ EXCAVATIONS/SLOPES '. . '• • • • • . , . " :: ••.•.Temporary excavations for below grade.foundations end/or basement walls within the native'. , ' • . . .,... . .. ,,.. ..• _ soils of up.to four(4)feet in depth are expected to remain fairly stable at near vertical, ,inclinations. Excavations to de the of between'four 4 feet to ten.(10 feet should be ,ro rl '• :' • • I " P ( ) ( ). P pQY M T..,.braced,and Shored or backcut to.inclinations of about 3/4•to 1 (honzontal•:to vertical), Where •' excavations are,planned to exceed.ten (10)feet,:this office sl ould..be:consulted Construction,-. . , ', .,_:,.. „.equipment_should be"kept at least six'.(6)feet back from the top"of,all,slopes.. However,•some•••• I minor sloughing and,localized caving of construction slopes should Still•be.expected,.'especially :••,..,; ,`. . . ... • ..„.. .. .during the wet.winter months. During wet weather construction,ithe::tops of all slopes.shouldbe ' •;:;•graded,so that.ninoff"wateris directed away from the•elope..Additionally all temporary •: `: construction slopes should.be made in accordance with OSHA safety requirements'and are the ` ,• ' - ' responsibility of the excavation contractor. - i ,. , .' v Permanent slopes;:such as 2f Il•slopes and.possibly cut slopesare"generally not recommended.at' '.I the site'unless.properly evaluated:and designed by the Geotechnicai Engineer In•9eneral,"Vve:do„..' .` of recommend the lacement of any large embankment fills across the moderate slop in re. n P Y 9 t P :9.( ''greater than about 30•to•40`percent)"areas of the site However„ areas'which are planned to `. ;.,, :receive•structural.fill materials and are steeper than about"20 percent.(5.honzontal,to '!:Vertical).:.. •... ,-, :•.: • ,should be properly<benched:and keyed into the existing natural slope Specifically,a:downslope .: • . ..•keyway depth•of about_1,5'to�3.0.feet and a minimum,bench width`of.2bout 8.b.to 10.0:feet is . . :: ... generally"anticipated for copstructiori of structural flit matertals'on existing sloping,ground.greater, • :' than about:20 percent. However, actual bench widths.and keyway depths`should be;determined;' . ' :i at the time of construction by:the Geotechnical Engineer Cut.slopes,;if required, should...be... . i excavated no•.steeper than 2H.to 1V.Additionally,we,recommend"that ho significant"permanent:: • ' ' • ' -4loads be placed on fill slopes within a horizontal distance equal to one-half,.of thefill;slo hei ht •.• Pe g �' .' ' •Further,,:ell.permanent slopes should be adequately.protected from erosion by.seeding�;.planting,::;:, ; ... ••:'' or.other ground cover soon after construction. We recommend that all•proposed'cut and/or:fill • ,: :• .;;.; ,r slopes planned for the subject site be reviewed by this office;priorto',construction. • j BELOW GRADE AND/OR RETAINING WALLS.. . . -•'• : Below.grade wallsand/.orwalls retaining soil backfill,up:to,ten.(1,0)feet.in height should,be'. . . .designed:to resist lateral earth pressures.as well as any.adjacent surcharge loading=such•as '• ,.; •"......' T.„.:"........,... slo in . p .g ground.:Walls which ar�e.:unrestrained(free.to rotate:about'the top)',and:retainrng IeVel . .. backfill-may:bedesigned for active earth.pressures based on`an'egbivalent.fluid density of 40 • - , unds. . r cubic f t and " • • ' • ., ., ;','•; po pe�• oQ";(pcf) :30•pcf for native silty`soils and:granular materials;�tespectively. ..�•••� �,. . �.: •�; _Restrained walls supporting-level backfill.should be designed.for at-rest,earth,pressures'based on ,:;•an equivalent fluid density of 60 pcf and 5Q pcf•.for,silty soils•and granular materials;:respectively:: :;' • -.`., Lateral earth pressures Will be higher than the above recommerided:values where retaining.'walls.: : • are used toirestrein slopes::;Frictional resistance and Passive earth:pressures against retaining•'•,,; • ' • . •wall-foundation elements should be based'on the recommendations'presented.for foundation.: • • • . ' - • .. : ,design` Additionally, theabove_recommended retaining Wall earth pressures assume thet:the • , walls"will be:adequately,drained to prevent the buildup:of hydrostaticpressures:In general;.a, • . '•:-.typical:below.grade and/or teteining,Walt drainage system would include a.perforated drainpipe: ' • 'at or near the bottom of the'wall footing:and embedded in drain rock:Additionally{in areaswhere-- .` , . • .. :ground water and/or springs are present the use.of an underslab:dreinage system may also be..• • required:Such a system would.include a 4-inch diameter perforated rigid pipe located approx •.' . Lil . •. imately 5 feet from•the rear wall and spaced every 20 feet On centers at.'a:depth.of 1:0•feet below . • . • • • the concrete slab"base rock•meterials. All retaining;wall drain pipe and underslab.drainpipe. ..:...,.: " - • ' I.... ., - -. . -. ,-.. should be positively graded and sloped:to•.adequately collect any subsurface ground water:and .. .. 'dispose of it downslope and.toe suitable disposal point.or outlet. . • ` - - REDMOND & ASSOCIATES - . . , • • . . . . . , . . . •• • • . . . • . • . . . . . . . • .. . 2.. : . . . . • . . . • . , . . . . . . .. , • . . • ... . . . , .. . . . . . .. . . . . . Project No. 867.003-G. . • •.•„ •.: - . . .Page No. 8 . • . • : • '- •'SEISMIC DESIGN CONSIDERATIONS . . . ' • ;The_UBC seismic lone factor(Z)for the subject site is 0.30. Additionally; the IBC site class'fron. •• ,- �1 :: :.:r `.• .. 'Table 1615.1..1 is D. ..• . , •::,. ' •. : � . s='.Seismic induced soil liquefaction is a phenomenon in which"loose, granular soils and sorile:silty •••. —, ,., . soils, located below the water table, develop high pore water pressures and lose strength.due'to" • • , . •••ground vibtations.induced by earthquakes..Soil liquefaction can result in,lateral flow Of material:': ••• „ :':`•: ,, into river'channels, ground settlements,.and increased.lateral and uplift:earth pressures:on : • .,; , •` .:underground structures.Buildings supported on soils that have liquefied often-settle and tilt.and •. . . 1.,..,i ,.„.,• `' :ma dis-�lace•laterally.•Soils located above the ground water table cannot liquefy/but loose. ' f;, ••• Y P". granular soils`located above the water table may settle'during the earthquake shaking: ••.•-:. . • • :'•Based bn our,understanding that the subject site.is underlain by.stiff residual cohesive•soils -'• ..• ini ��n••that.the otential.for.. - ':.and/or:dense.weathered basalt bedrock-deposits, we.areof the op o po. , .liquefaction.at the site is'low. . •, , . . • • _ -'''•••: . ' ":.USE.OF REPORT • :".:`This •"preliminary report is intended for•the exclusive use"of•the addressee and their : . . • • • •t•. - • • !representatives to use•to help complete the planning of the proposed single-family;residential;' :i . . . :•structures and design of the•associated site androadway improvements descn •.bed'herein an -to• :• prepare any future constriction.documents.The data, analyses, and•reco riblendationsomay.not .:• ' ;• •': •.',. .• ! , ••• be appropriate.for other.structures or purposes:We:recommend,that parties contemplating.other. .: ,;,.'; . ,• '• =:,. "structures or purposes contact ouroffce.,In the absence of our written•approval, we make no, •`. : ',•. ' representation and assume no responsibility to other'.parties_regarding this report::: • •The services per-for ied by the Geotech'nical Engineerfor this project have been conducted with' : that level of care and skill ord-iinarilf:exercised by members of;the profession,'currently practicing ' ,..,•;•••;,.....-..... ''�'.••• , •I•' :.•.;••',' '," • 'in•the area under•similar budget and time restraints..No warranty•either.expressed or,implied,-is . made: . • • : ,. . - : ; ADDITIONAL SERVICES _ t' •- - Th e preliminary recommendations•contained in this report are based on information:gathered. • ' , ., 'during our•.site reconnaissance and literature review, and on,information provided to:us by,. • .=• •: . ' .••. ,. others..They.represent our best assessment•of the actual:conditions at.this•time which:would... - -_likely-be encountered in the field during'construction.,However, we.recom'mend that�we be' . :: : .. '.j. • r retained to.observe actual soil conditions encountereddunng construction and•to confirm'•:that construction was performed in conformance with our prelimiiinary arid/or final,recommendations • • • • .? :for this'project es they.relate to site stripping:and_subgra8e:preparation;grading.and possible :•• • • structuralfll placement;foundation excavation;and other'operations of thjs:project,related.to•the•:, geotechnical engineering- We.also•recommend that we be:provided the opportunity:to review the • _. : !: ;-'preliminaryplans"and specifications for-the project aswell as the proposed single-family • • ,w "residential structures when:they become available.Thisilj allow us to evaluate whether;any , • '' change in concept may have affectedthe validity-of our recommendations and whether our preliminary recommendations have been properly.interpreted and incorporated into:the design of . • the.,project.•Additionally; once final plans have been developed.with regard to the,proposed••• :_ , "" '' . • • • •. • : •:roadway system for:the.project,we recommend that amore detailed field investigation be : - •. . performed consisting of both exploratory backhoe test pits and possible drilled test borings. . , , • ' - REDMOND &A.SSOCIATES. - • - • • • • Project No.867.003;G: ..' •••• ...2 . :.... ... ... ii: '* . •.:' .:.: .. , ... • ' ' Page:No.9' - • ' ; :•'_.:.:•( .•',.. •':-...'... ..;',. - -. .:. : ...f:. . ,...• ....The results of the:field investigationwork•can then be'used to'confrm and/or finalize the,design' ,• ,'. '• ••' . plans the development. , - • . , - .'`' . ••• We;appreciate this opportunity to assist you with this preliminary phase of the project,and;trust.. . • ,• • that above information is suitable.to your present needs-'"However, should•you have any '',: -:::.` • , •,' -. •questions'regarding.the;information or•preliminary recommeTidations-.cori.6ined'in this report; If::: v- : ,. ;�: °please do.not hesitate to•'call-•us: . ' . Sincerely;'.: '• • , . ••_• , ,•• tar• .• :Daniel •M. Redmond; P.E. •• ••ill ,'Presiderit/Pnneipal Geotechnicaf Engineer-_, • OR qON d• is '9- vis,. . ti a•2.,,'•. r. .. , FC ''t100.. • •t REDMOND & ASSOCIATES: ,` .;- . El • I , { 2° �/ir' /i, - . ice_ ----„:./... ---\,..2.,,7:- . _ t& -- ----..„--....,! 7 ::)„.••.=:;;:„eit :. ,),....„. : .ARIAL.,,,, •:V/l'".--N ';"/ ,,°0—)t- ,;I..-ti, ;1 _ .;V/ ..—.'•m_—•_L_-1 yL/ hut'' of;! p�;\? { /u,` I ' ,; /r.; • s�� •, 'c. I 350-�sn'C:� •. `' ,7�\ 4 /^�,,�/�_ u • //', . ' J'I� .,%:- .........:, �v4•4�.•'.-- ----,- , • ,- 1;:ril ,. —1,o . 'SITE,1—. . _-, ---.,I, r,,`';Ise :.:..'7 , ��,��.'' , N ^ +,'-')/..-';.i /� l[j/�//•,1 1. G //_•\.,, • -� :1 i,'01,,_ . :" `'• ,,�O•,I iii --°:. f ,fli.. 1 .�.' h ���-,.3:_"'%` '. • i, _—• , _....ri — v `,� ,, , , te o.G7i,�-1�, . -734-5'm r I , %� „,i<,1,,Iii I/; i ,.,' � ' ►^ 1 \ ■ IIC =1.;\\'‘-''s. :7.1\‘;...- °"...' ;1). I./ ,:10".1.4-'ill• ;! .0;iiiink e*:___. ' -.*_--29-1, i 111 . \-”.k" ':.• ..)-V • .. `,,ct .:„._,...L__,___ ,. ., _i_.:., . , ,;,/. 1 i .I,. ^ 600 • `; 1I 00 %' ` a0 -- :% T7 ; t•. &:-•"' . P\ II/./. •1914 0// \ /:\ l'• - , ,___ --" -\"'.-,\_ _..... -7:---(;; /11 • ri' BEAVERTON QUADRANGLE OREGON—WASHINGTON CO. • 7.5 MINUTE SERIES (TOPOGRAPHIC) jNE/4 BEAVERTON 15' QUADRANGLE ISCALE 1:24 000 . 1 • Z 0 1 MILE 1000 1 0 1000 2000 3000 4000• 5000 6000 7000 FEET J., H - I .5 1 0 1 KILOMETER . I—a ,--1 ■—■ .--ti 1---I z I • I CONTOUR INTERVAL 10 FEET NATIONAL GEODETIC VERTICAL DATUM OF 1929 i I SITE VICINITY MAP - MAP!ECREST SUBDIVISION SITE Project No. 867.003.G kiure Na 1 ii • • 1 . it p1'- xi g t a =KOH aOOaalW-SONYWIM m'C ell"' + 1 ! I rionaso 'A.L.Vao3 Now lHsv* 'term,. ao AID * I i 1 ISSHDSZdVIAI i it i _____ALL, .+uaua __ ____ . Milialreitagifii gi rig rilifjilK - a ,,. fetar....... i . 1 taSZIA • • � ��'�1��;��Zr�,� try// �'- \` ��;�I rY,•�'' Ir 1711 W ©� : 1 ° k i���,��r� ! 11+7;'1:it4..1.i P I 11'1, +r1 ij;1 .II Ok ICIRO A, 1 ,;'. 01:/ 1 iY 1 1 ritA..til,kitict\AvNy,voii /o II • fal• \, \V Ntv■■..*:‘,V,i'l f i! IL \N\PtOrk `tV W 2 —G,..4,61)—. 1: el I .13d a :i VOrlitik,1:'\‘ t `1�,��'\ice' A „,,, ' i„.1. _ . ;1,4,_.:;'__ 4W.:\\.41,00,\ .\ , \ \& .... I • i r ' ttN*AWk !T '4 NIVIIIN - - . ' ,... i: Ill ;• rt 11*-‘1'\NIN \INlitL7‘,S7:-. 1‘\‘‘ ?I'LL 7,0 ,,k -.i*:.4 . .AvZ-tp4,4, 1 . N - . . Jfii.ii4 -474:,A N,„11,11F,aLAIILIN.....:elexlii ':-i!'aza dittiCN, 474- lk 3- Sr. .illr• . . ...... ...,,.. . s Nsg.:.,:i="Y•••■...,,••.-..„,..zzl100.- i . ' Ilihi, olk.4*.,A S . • i I'' NC-L 1_?_4' er'ir' 'N's0..4,:::ftik lit,414)'-ft. , ,t,.\\.. 1 , • . • . „.„9:... • ,,,, ,,,,,.tktrom.,:c, \„%. ' . Ai.-.N. /,,/ . --N..!.'"Itpro, ,-,\ .. . .',% \It : % ,i' -- V 1 ' N 1 . . • : N.i' ll‘ . to ofoo 114 Iti 1 •-.1 A 4. &-- tir \k,\ l'• .. .4....,.– --.:-.4.,...:::Z:".%--.- ,t I . PROPOSED SITE GRADING PLAN iiProject No, 867.003.G I MAPLECREST SUBDIVISION SITE 1Figuré No, 2 • iii : . . . I • • I • ' Asphalt or landscaping soil as required (slope surface todrain)—see Note 3 • �� 6"seal of compacted native soil • (landsca.:-. areas only) 4 /7.\\\\`:\\\ :\.\\\\\\ \\\ I \ ', \\\\\. \.\.\. \\\ .\ \\ \\ ` " . General Backfii L Underslab drain�, 5'from wall line " '•• =12'min.: E( . - • Chimney Drainage Zone jI •` 12'minimum cover over pipe, 6"minimum cover over footing L` Gc y 000.6 '0er 4....:.... ......:,... I 7 '{; '� a O C n ci y O a C po • ''-',..v "0 p _0 1/4- 0 Met Fabric `; �`aCL c r ' F 0-r, . v . tja = (% Drain Gravel Ni , •4.4 "� Preferred Perforated•a . '' Drain Pipe Location r 1 2 • 1 SCHEMATIC - NOT TO SCALE r ill .NOTES: 1. Filter Fabric to be non-woven geotextile (Amoco 4545,Mirafi 140N,or equivalent) -- 2. Lay perforated drain pipe on minimum 0.5%gradient,widening excavation as required. Maintain pipe above 2:1 slope,as shown. y 3. All-granular backfill is recommended for support of slabs,pavements,etc.(see text for structural fill). . ;,:ii 4. Drain gravel to be clean,washed '/,"to 11A'gravel. 5. General backfill to be on-site gravels,or%--0 or 134'-0 crushed rock compacted to 92% . Modified Proctor(AASHTO T-180). • J 6. Chimney drainage zone to be 12'wide(minimum)zone of clean washed,medium to coarse sand or drain gravel if protected with filter fabric. Atiematively,prefabricated drainage structures . (Miradrain 6000 or simila)may be used. ii . FOOTING/RETAINING WALL DRAIN JI Project No. 867.003.G I MAPLECREST SUBDIVISION SITE 1FigureNo. 3 • ii . . . • • April 29, 2005 Project:ect: OR05.014.T01 Maplecrest Subdivision C S ' awn Ms. Kim McMillan, P.E. Engineers company City of Tigard I 13125 SW Hall Blvd Tigard, OR 97223 Subject: Adjustment to Street Standards to Permit the Proposed Access Street for the Maplecrest Subdivision Dear Ms. McMillan: ' This letter is to request an adjustment to the Street Standards to address deficient sight distance from the site's access street by permitting traffic ' calming features along Greenfield Drive in the vicinity of Cambria Lane. Two options are discussed in this letter: 1) Median channelization with separate northbound and southbound left turn lanes or 2) Speed hump. Figure 1 ' presents our recommended alternative, which is to install channelization. If a speed hump is more desirable by City staff, the applicant could simply install it at the crest of the hill to the south of the access street. The basic issue is that travel speeds northbound along Greenfield Drive (Neighborhood Route) currently exceed its 25 mph posted speed limit. This is due to two factors. The first is that Greenfield Drive has a significant downhill ' grade as one travels northbound through this section. The other is that currently Greenfield Drive has relatively low traffic and is a dead end to the south. Once it connects through, traffic will significantly increase and having two-way traffic along this section of street will increase vehicle friction and I conflicts resulting in lower travel speeds. Speed measurements taken of vehicles traveling northbound were found to have an 85th percentile travel speed of 38 miles per hour. Based on this travel speed and Washington t County standards, this 85th percentile travel speed would require 380 feet of sight distance from the access street as well as Cambria Lane. ' Unfortunately, driver sight distance along Greenfield Drive from the existing SW Cambria Lane as well as our proposed access street (which is opposite Cambria) is limited due to a crest vertical curve to the south. Attached is an engineering drawing (Kurahashi and Associates Preliminary Half Street ' Improvement Sheet 10 of 12) showing the roadway profile of Greenfield Drive along this section and the available sight distance from our access street. This analysis estimates that driver sight distance will be approximately 260 feet as t one travels along the road, which meets the criteria for the posted speed limit, but will be shorter than the 380 foot distance discussed above. ' Thus, we have three possiblesolutions: 1) to move the access street, 2) reconstruct the roadway,.or 3) slow down.,vehicles along Greenfield Drive. The proposed access street for Maplecrest is directly opposite Cambria Lane that 20085 NW TANASBOURNE DR. provides access to'atownF ouse'develop mei t mood with this street is HILLSBORO OR 97124 preferred so that vehicle .turning into._and.out of.tf eSe two,$treets do ngt PH 503.690.8080 ' ' " FX S03.645.5930 conflict or overlap.The site has limited frontage and anywhere we would place•its access street°would''also beproblematic regardiing;sight distance. SO-. 'WWW.CTSENGINEERS.CON ali�"nin tfie`two.street:�::�:f_•a.:. .::. .�:.;... ...,,..s:.•.. . ._ ig g streets is the best alte ative Regarding tf e`aecond'`option, I [„..:::, ..• HILLSBORO,OREGON reconStwding or regrading the is cost prohibitive and not-practical. BELLEVUE, WASHINGTON. • Maplecrest Subdivision Page 2 April 29, 2005 ' Consequently the most realistic alternative is to construct some traffic calming measure(s) along Greenfield Drive that will slow traffic to a more reasonable travel speed. The remainder of this letter will discuss this option. Traffic Calming Design along SW Greenfield ' In reviewing the situation, we believe there are two viable traffic calming options. The first would be to install a speed hump at the crest of the vertical curve to the south of this site. The hump will definitely slow traffic in both directions along Greenfield at this point, which is t roughly the critical point to the south for sight distance. Since the speeds of northbound vehicles will be reduced to 20 mph or less, then the 260 feet provided will be sufficient. On the other hand having an isolated sReed hump is not very desirable, and does not meet driver expectancy for this area. The second option is to provide a raised curb median in the center of Greenfield Drive that will narrow the effective travel lane as shown in Figure 1, which will reduce travel speeds. ' This design also provides separate left turn lanes for the proposed Maplecrest subdivision as well as the SW Cambria Lane. Although traffic into these two developments would not likely trigger standard warrants for providing separate lanes based on their volumes, these turn lanes will provide refuge for vehicles turning into and out of these developments. The paved width of this section of roadway upon completion of the Maplecrest Subdivision will allow for this improvement based on matching the existing cross sections to the north and south (38 feet). To augment this left turn refuge, and to slow thru traffic down along this section of ' roadway, we have also incorporated three raised curb median islands along Greenfield Dr. From the south heading north, the first median will begin from a point approximately 250 feet south of the proposed site access and extends north approximately 48 feet. A 50 foot ' gap is then provided to allow entry and exit to an off-site residential driveway. This configuration was designed to accommodate a delivery truck (AASHTO-SU truck). The second median picks up again for approximately 20 feet to a point that will allow access into ' a second off-site driveway. At this point, the end of this median island should be approximately 100 feet south of the proposed site access street/Cambria intersection. This will be the start of a 50 foot transition area into a 50 foot left turn bay. A"mirrored" left turn lane was incorporated to the north of this intersection for entry into the existing t townhome development on the east side of Greenfield Drive. The third median will extend approximately 50 feet north from this location, where median striping will taper to the centerline. Again, to match the existing paved cross sections to the north and south of the ' site, the built-out road width will be approximately 38 feet, which will accommodate two 12 foot through lanes and a 14 foot center raised curb median/left turn lane. The left turn lane transition will begin approximately 100 feet to the north and south of the proposed intersection to allow storage for two passenger vehides (50 feet) in the left turn lane and 50 feet of transition into the left turn lane. The medians themselves are proposed to be approximately 12 feet wide, which gives 1 foot of shy distance to the through lane. ' While we believe the median design is more consistent with the character of Greenfield Drive and the surrounding area, we can not state with absolute certainty that traffic will be slowed to 25 mph or less. Table I presents a compilation of the results of speed reductions ' obtained in traffic calming studies throughout the United States that involved roadway narrowing measures. Overall, most traffic calming measures resulted in speed reductions of 6-7 mph in the 85th percentile speeds. If the proposed design can achieve this level of reduction and increased two-way traffic results in another 2-4 miles per hour of reduction, ' the 85th percentile speed would be reduced to 30-27 mph (38 - 6 - 2 = 30 mph to 38 - 7- 4= 27 mph), which would require slightly more distance than is available. At the same • time, another mitigating factor is that the median area created by the channelization along Greenfield Drive can serve as a refuge area for a vehicle turning left out of the proposed ' access street for Maplecrest. Thus, if a driver turning left sees a fast approaching • I • • Maplecrest Subdivision Page 3 April 29, 2005 Inorthbound vehicle along Greenfield, he can simply wait in the refuge area. Southbound drivers approaching this intersection have more than adequate sight distance (at least 400 feet) to observe this situation and slow down. TABLE I-SPEED IMPACTS OF COMMON TRAFFIC CALMING MEASURES BASED ON LOCATIONS I Community/Location Measure 85th Percentile Speed(mph) Volumes(Vehicle/day) c Comments Before After Change Before After Change• I Portland,OR NW Cornell Rd 22'Table+ 36 30 -17 6500 6400 -2 Island Narrowing 22'Table+ NE 35a'Ave 38 28 -26 8400 6780 -20 Island Narrowing N Smith St Neckd 39 37 -5 4000 3500 -13 Island Narrowing Sacramento,CA I C St(E of 22nd St) Split Median 38 33 -13 2700 5400 100 C St(W of 21st St) Neckdown 20 29 45 2800 5660 102 IF St(E of 28th St) Neckdown 37 33 -11 4700 4660 -1 F St(W of 23n°St) Split Median 39 32 -18 4240 4590 8 IG St(W of 23'd St) Split Median 41 34 -17 9250 4010 -57 G St(W of 7th St) Neckdown 29 28 -3 8110 5100 -37 ISan Diego,.CA Marlborough Dr Center Island 33 29 -12 3500 2800 -20 Narrowing IWilliam St Median Chokers 34 32 -6 6150 5040 -18 Beaverton,OR Hart Road 22'Table+ I (at 142"d Ave) Chokers Chokers 33 28 -15 Hart Road(at Hart RI) 2Y Table+ 32 29 -9 • Hart Road 22'Table+ (W of 130t Ave) Chokers 34 30 -12 Community/Location Measure Before After 85th Percent 85th Percent Comments I VPD Percent Over VPD Percent Over Speed Speed Speed Speed Beaverton,OR Speed Htlmps+ I Sorrento Road (25) Median Islands 6395 34 61 5800 30 41 Davies Road(30) Speed Humps+ 2384 40 67 2792 34 27 Median Islands Source: "Traffic Calming, State of Practice,"ITE August 1999. i.. ■ 1 Maplecrest Subdivision • Page 4 April 29, 2005 Request for Adjustment Based on the above, on behalf of the applicant, I am requesting an adjustment as specified ' in Chapter 18.370.30.C.11 of the City's Development Code for adjustments to street standards. The basic criteria is that strict application of the road standards will result in an unacceptable adverse impact on exiting development, on the proposed development or on ' natural features. In the case of the access street for Maplecrest, its location is dictated by existing conditions including the location of SW Cambria Drive, and the limited frontage the site has. The sight distance limitations are the result of having to align with Cambria Drive and the existing profile of Greenfield Drive. Two mitigation measures are proposed (i.e., speed hump or channelization) that would reduce vehicle speeds along Greenfield Drive and make traffic operations safer. Installing these measures will require an adjustment of the road standards. Thus, we request that the City Engineer via a Type II procedure approve ' the new access street for Maplecrest with a condition of approval that one of these traffic calming measures be installed. ' If you have any qugstions related to the data Pr analyses contained in this rePQrt, please contact me directly. Resp Ily yours, IrdSinPE erpRok,i, A Principal / Project Manager ,�� �2�lpS' Attachments 9R0 SCOTS 5'S RENEW DATE /24,96 1 1 1 ' • ' ^^`rte•. ` I Figure 1: Indian Channelization Traffic liming Plan 1 • 1211r I 15.00'WIDE STM EASEMENT /PI 0 I 3 I ID / — 11 .j ,L6 I I I I ►,!l I N I 1 46.5'X5.0' S/W I 2 EASEMENT I r I I 1 I r ' ' I I 195891 , I 5— I I Lo S/W EASEMENT]I L _ I0 . I I 10' ROW DEDICATION iF M A P L E C R E S T PROPOSED R/W �'/I Iw i 15' Sr. • . ' am o —0- -^ Iar I 1 N I M —�— I CAMBRIA LN. xwmw PROPOSED R/W CI 1111 PROPOSED R/W LINE rl ' "on � 13 EXIST. ROW I l' 12 6c..' uy6 ■ 1.00I IISTING HOU —--—-- PI I ' 11 I 11I 111 ii IlL 1 I !L{, 1I 4y..: 1,.. J;1'd I 111 I —'.,,•.,,_��r� , a 10 1 Inch 50 ft. ,r., 1411111111 I 111 O I 'H9 : • IIf.. ,I 5o.oc, 37� i AS PROPOSED S.S/1/1 tD ■ I I I I ;. • • �� •\ 1 /� ' 1101 1 I \ � I � .•• DO I •,o+ " I 1 S & TON. O 1 ` \, 110 �//\ ST. CU � ° •- .2 m - x/11 C Vim+ REVISIONS • m Ivry 0 Ito STA z r: ---L -- '" ■�`, -- '' �/. 1 ` -�-- co - •N• m � • -c : 17.00L tie IT 1 ..1. C-N: D/W I°ice/�/�/n - e� ------------- -----A . i �_._, 1 --- GG CL N W D/Vf .� ,..yr,. `t-OO, �:. Or L \ r'�.� �>�� - _ �»�R �.ar1_.L. i�!➢/11.'s•:7.�Fi1:le--,... +•r_ »�iOLJ�1._ if..._—_,r'�_o..��C3ar r��--- �•_. .� _��I�L.�il.�`��!•�QO:��A71�i1.Y">rvY �/�1711�elE�iiT'.�=7 _�wL*Rem___ �7i -- t I w 15+50 16+00 --_-- ' 17+00 17 50• ,-.--_._• }g�8�•-• 18+5 0 19+00 • - 19+50 0 20+00 20+24 Ep PRO v ` t• - - - _• Tyr—}��—` •0. - - - - - EXIST.M.B. TO BE RELOCATED - - +?--� - - - - I o ---- '��- _ `g4GINEeRvi0 W 16+50 , i o - 0 �`y STk 19+10.97 CL GREENFI0.� ��- 15,656 y v p i 10+01.59 Cl MAPLE LEAF CT J Ill I N ! �r3 rJ 'JF•1 �!.� !'l ]� r . EXIST. CURB LINE Y (-� .> A 1oF IDZPOZE&13-30-0131 ll GRAPHIC SCALE • m o ro m m m (D7 1'11) 0 I t fa ••• 20 ft_ 0 A. a I - 380'SIGHT DISTANCE FOR 38 MPH IGH POINT ELEV= 380.29 H 0 N1f31 IsfnNT STA = 15+QR 111 PVI STA= 17+50.01 0 PVI ELEV= 396.34 E"0 W g -1 k 390 I N .° 30.78 7� — — — I I I x 1>r • j 1 I t _ _4I -- I 2. 9.68' SIGHT DIST4,NCE FOF� . 1ST. ,f1LIGNMENIT 1 - I I I I I W 0 A o I- f - 1- - 4� _—T _-r- _ — — I 1- -t I -1 t- -t i !- -I 0 I I I I I I I I I 0 A F I I ' / � 1 (NEW VERTICAL ALIGNMENT FOIL 38 MPH , I F• Q''/T I•DR_ y I -� � (-1 E •u1 ,w S/ { JI I EXISTING VERTI AL ALIGNMENT I I I I I E' z w ----•• 380 - I O f • � mQVT I� 1 I It W 1+4 I 6 co I -DTI I Si A: 19+84.03 ELEV: 373.49. I d d a L I I I I \ � NOTE: 1 I IN ORDER TO MEET 38 MPH SIGHT 01ST. d w 370 I-- _.}_ I R'E HAVE TO LIOWER THE ROA4 BY 6.25'. e •I— {I- -I I I I I I 1 �, 7 A 7. I I I I I I -----I-28 -- I 360 L I 1 t • 1 I L • -9 o I I I I I + p I I I I I I I I I I °'fir`' I 1 , I I- -I- A �- -I- A 1— -I- •=4-1-_,1- -1-�- 4 I , j I (n low l I I I I I I i .. 350r t rt t (— t -t 1— I T I 1 I 1- 1 :r I I I I I I 1 I I I I ONION DA EMI' 1_ 1--- I -I 1-- I I - I- - -I- - - �-- - - - -—`-- - - -`- - - -} - --f-- -°-�- - - m KURAHASHI...1___ & ASSOCIATES, INC. O+ mN earn mm <N mm m� N� O< MOi NQ Ism ito �ma'�1�A cc�n�'I1c�Wr mN m'�Immm an7�nrnm ``�' Si i'. m n 1 mkcl .16 p1 •idv Resources m4: mm co min m4: ao4� n n n n Landscape Architecture I nl•1 nn nn n nn n n n nn n nn - n,'� � - - - -i- - - - - -1- --f - -_f- - -C_ - - -I- - -_T L- - - 1- - - - --t— �- - I - - - --1- - - J- - f �7e,>�..t u Beaverton.Oregon 01005 15+50.00 16+00.00 16+50.00 17+00.00 17+50.00 18+00.00 18+50.00 19+00.00 19+50.00 20+00.00 (503)134.1-6542 /An(5O3)544-`11 GREENFIELD CR1 - \ flII 3 ROAD . PLAN& . • SCALE: HORIZ. 1"=20' PROFILE - VR T. 1 "-5' > "a 10 OF 11 1 • i 1 IMPACT STUDY MAPLECREST PLANNED DEVELOPMENT 1. Maplecrest PD wil ' will construct /2 street improvements along Greenfield Drive as well as t sidewalks to the south to connect to the existing sidewalks north and south of the site. The new street, Maple Leaf Court,has been aligned with the access across SW Greenfield Drive and has minimum impact on the intersection of SW Greenfield Drive and Gaarde Street. Twelve additional residences have been proposed. Based on a conservative eleven trips per house per day,there will be 120 total trips per day. Ten percent of total trips per day at peak traffic equal approximately 12 trips per peak hour. 2. SW Greenfield Drive improvements do not require a bikeway. Bikeways located on ' Tigard's Bikeway Master Plan show a bikeway on Gaarde Street. A path is shown through Tax Lot 4900. The proposed soft path connects to this. ' 3. Preliminary design of public and private storm drainage systems have been designed to City of Tigard standards including Water quality and Detention facilities discharged into ' Krueger Creek at the north end of the property. The discharge points are a part of an enclosed storm drainage system. The discharged storm water is treated by storm water management filter structures and discharged into the storm sewers in SW Greenfield ' Drive and SW Wellington Place prior to entering Krueger Creek. The total Peak Flow during a 25-year event is 2.09 cfs. This is being reduced to 1.34 cfs which is slightly lower than the 1.35 cfs prior to development. 4. Minimal impact to local parks in the area is to be expected. The developments residents ' will require both passive and active park space within the Tigard Park System. Passive recreational areas have been included in the design of Maplecrest PD to lessen the impact of the 12 additional houses. 5. The Potable water system shall be private and include D.C.D.A., Water Meter and private ' Fire Hydrant(per T.V.F.R. and City of Tigard standards). The private Fire Hydrant will be located at the intersection of Greenfield and Maple Leaf Court. The 8"public water main in Greenfield Drive should have sufficient water flow and pressure to supply water ' for peak demands of Barrows Road Estates. Peak flows are calculated using 30 fixture units per residence. 30 fixture units times 13 residential units equals 390. The demand load on existing water system in Greenfield Drive by the new residential site is 105 GPM, per Uniform Plumbing Code. 1 1 • i 6. The proposed sanitary sewer extends into the property from an 8" sanitary sewer line on Tax Lot 400 2S104DB to Tax Lot 5200 and 4900. The 8"line has capacity for the additional flows at the point of connection. The existing public sanitary system will be extended through the property. 7. The noise impact to the surrounding area by Maplecrest Planned Development shall be normal residential noises.No loud noises are expected to be created by The 1 Development. 8. Easements for the public sanitary sewers,private storm sewers, and dedications of right- of-way for Greenfield Drive are shown on the plans. Public utility easements for cable ' utilities and gas lines along the private street and Greenfield Drive will be provided as required by the service providers. These easements are tentatively depicted on the plans in areas where the project proposes them. t 1 I , • • Teragan & Associates, Inc. ' Terrence P. Flanagan Arboricultural Consultants Monday, June 06, 2005 Dale Richards Windwood Construction 12655 SW North Dakota St. Tigard, OR 97223 RE: Tree Plan for'Maplecrest Development Summary ' There are a total of 124 trees greater than 12 inches in diameter on the site that are not hazardous or in the right of way. There are 11 trees larger than 12 inches diameter 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. 4 trees are located in the right of way for the project. 73 trees are planned for retention and 51 trees planned for removal for a percentage of 59% of the existing trees that will be retained on site. ' The retention of 59 %of the trees on site calls for the mitigation for 1/2 of the tree inches removed to be replanted on property, other property in the City of Tigard or payment of$125.00 ' per diameter inch of the mitigated inches to be paid into the City's tree fund per City code. 1/2 of the tree inches removed is equal to 469 inches (.5 x 938 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 start of preparation of lots for home building and other improvements. All trees that are to be retained will need to be identified before any site work commences as they ' 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. ' 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 • no wheeled or tracked equipment is allowed within the tree protection area to remove the tree ' debris or logs. 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry@Teragan.com Certified Arborist#PN-0120AT Member,American Society of Consulting Arborists IWindwood Construction • • Page e 2 of 4 Maplecrest Project,Tigard,Oregon 6/6/2005 The tree protection shown on the Street Tree Planting and Tree Removal Plan site plan is closer ' than ideal to some 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. Conclusion Due to the planned removal of the trees from the site, mitigation for 469 tree diameter inches will 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. Please call if you have any questions or concerns regarding the information in this report. Sincerely, ' Terrence P. Flanagan Member, American Society of Consulting Arborists Certified Arborist PN-O12OAT Enclosures:Appendix# 1 —Tree Protection Steps Appendix#2—Tree Species Inventory • • I 1 1 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry@Teragan.com Certified Arborist#PN-0120AT Member,American Society of Consulting Arborists I • • Windwood Construction Page 3 of 4 Maplecrest Project,Tigard,Oregon 6/6/2005 I Appendix # 1 ' Tree Protection Steps It is critical that the following steps be taken to ensure that the trees that are to be retained are ' protected. ' Before Construction Begins ' 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 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 fertilize it with a balanced fertilizer before construction within the planned tree protection zones. 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. 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 ' 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 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 Do Not Enter Without Written Approval From ' Project Arborist or Property Owner Teragan&Associates ' 503-803-0017 cell 503-697-1975 office b. Signage should be place as to be visible from all sides of a tree protection area and spaced every 75 feet. ' 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry@Teragan.com Teragan.com Certified Arborist#PN-0120AT Member,American Society of Consulting Arborists Windwood Construction • • Page 4 of 4 Maplecrest Project,Tigard,Oregon 6/6/2005 During Construction ' 1. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle, heavy 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. 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 ' protection zone. 2. The trees shall be protected from any cutting, skinning or breaking of branches, trunks or roots. 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. ' 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. ' 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 tunneling under roots. 8. Site inspections of the tree protection on site shall be completed by the project arborist • I every two weeks with written reports submitted to the project owner, the City arborist and any other party stipulated by the owner. After Construction t1. Carefully landscape in the area of the tree. Do not allow trenching within the root 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. ' 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 process before the final placement of trees, shrubs, ground covers, mulch or turf. 1 5. Provide for inspection and treatment of insect and disease populations that capable of damaging the retained trees and plants. 6. Trees should be fertilized and possibly inoculated with mycorrhizae treatments if damage. ' 7. Trees should also be evaluated for fertilization need by the project arborist at the end of the project. ' 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry@Teragan.com Certified Arborist#PN-0120AT Member,American Society of Consulting Arborists 1 OM E 1111.1 OM OM 111111 ME MI OM MI ME M IIIIII n IIIII 111111 NM IIIIIII NM Maplecrest Development Appendix#2 Page 1 of 11 Windwood Construction 6/14/2005 Tree . Count as Removal Trees in Survey Tree Over Count as Count as Diameter Existing No.of Tree 12°On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12° Way 1139 Big Leaf Maple 17 Fair Burl encrusted trunk / Off Property 18°cut bank North side has cut major roots on North side at 2'from trunk face,4°root is severely decayed, waste concrete poured over exposed roots North side,thin crown,poor tip 1140 Douglas Fir 17 Poor growth Off Property Trunks touch at 12'above ground 11140 A Big Leaf Maple 8 Fair level,7'west of#1140 Off Property Trunks touch at 12'above ground 21140 B Big Leaf Maple 9 Fair level,7'west of#1140 Off Property 1141 Douglas Fir 22 Fair 1 1 22 3 stems 15°,17°,9°,Dead 8°leader in 17°stem at 20 feet above ground 1142 Big Leaf Maple 24 Fair level 1 1 24 2 stems 5°8 11°,llfeet North west 11142 A Big Leaf Maple 12 Fair #1142,7°diameter cavity 1 1 12 1143 Douglas Fir 24 Good 1 1 11143 A Douglas Fir 7 Good 7°West of#143 1144 Douglas Fir 14 Good 1 1 11144 A Douglas Fir 8 Good 6 feet North of#144 1145 Douglas Fir 24 Good 1 1 2 stems 15°,10°,dead tops,decay in 1170 Oregon Red Alder 18 Very Poor trunk 1 Hazard 1175 Big Leaf Maple 16 Good Leans East,sweep in trunk 1 1 2 stems 24°811°,mature,29x18° • cavity with decay North side at 1 foot above ground level,2°x 6"cavity 4.5 feet above ground level East side, un • 1177 Willow 26 Poor trunk is hollow 1 1 1178 Big Leaf Maple 13 Good 1 1 2 stems 14°815°,Dead tops,trunk 1211 Oregon Red Alder 21 Very Poor decay 1 Hazard 11211 A Oregon Ash 9 Dead 1 foot South#211 Hazard 1212 Oregon Red Alder 15 Very Poor Lost top with decay 1 Hazard 1213 Oregon Red Alder 23 Good 3 stems 15°,12°,11° 1 1 1214 Oregon Red Alder 14 Very Poor Dead top 1 Hazard Leans South at 30°,distorted Lower 1215 Big Leaf Maple 21 Fair trunk 1 1 4°x30°cat face 4 feet above ground 1227 Big Leaf Maple 28 Good level South side 1 0 Teragan Associates,Inc. - . 3145 Westview Circle Note:Trees less than 12°located by arborist are Lake shown with a number higher than 4 di ' Oswego,503-697-1975 97034 �► �• 503f97-1975 • MN MN 1111. MI OM IIIIII OM 1111111 r all 111111 MO 111.1 MO MI On 111111 On I Maplecrest Development Appendix#2 Page 2 of 10 Windwood Construction 6/6/2005 . -Count as - Tree Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way Healed wound scar 4 feet above ground level to 8 feet above ground 11227 A ,Big Leaf Maple 8 Fair level South side,25 feet North#227 1228 Big Leaf Maple 18 Good 1 1 11228 A Big Leaf Maple 6 Good 20 feet Southwest#228 . 21228 B Big Leaf Maple 8 Good 20 feet West#228 Off Property 31228 C Big Leaf Maple 6 Good 22 feet West#228 Off Property 41228 D Big Leaf Maple 10 Good 23 feet West#228 Off Property 1229 Big Leaf Maple 51 Good Mature 1 1 • Lost top,dead leaders,severe trunk Off Property 1230 Oregon Red Alder 17 Very Poor decay,hazard/habitat Hazard 1257 Douglas Fir 38 Good Off Property 4 stems 12";13",10", 13",cat face .-' 1304 Big Leaf Maple 24 Good 2"x 96"South side South 13"stem Off Property 11304 A Bi. Leaf Ma.le 7 Fair 10 feet Northwest#304,hi.h crown Off Pro.e 3 stems 6",7",6",11 feet South 21304 B Filbert Clump 11 Fair #304 Off Property 1305 Big Leaf Maple 23 Good 3 stems 12",15", 12" Off Property 1396 Big Leaf Maple 20 Good Mature 1 1 1397 Big Leaf Maple 24 Good Mature 1 1 1398 Big Leaf Maple 15 Fair Root legs Off Property 1399 Oregon Red Alder 16 Poor High crown,thin crown Off Property 2 stems 17"and 13",high crown, 1400 ,Big Leaf Maple 21 Fair mature Off Property 3 sterns 19",8",14",hign crown, 1401 Big Leaf Maple 25 Fair mature,8"stem has lost top Off Property Lost top,suppressed,sweep in • 1402 Douglas Fir 19 Poor trunk,high crown Off Property 1403 Douglas Fir 20 Good High crown Off Property 1405 Douglas Fir 31 Good Mature Off Property 1406 Oregon Red Alder 18 Fair Mature,leans North 10 degrees 1407 Big Leaf Maple 19 Good Leans North Off Property 11407 A Big Leaf Maple 8 Good 28 feet North#407,leans North Off Property 3 stems 8",7",6",56 feet North 21407 B Plum 12 Fair #407,Leans North,crotch incisions Off Property 1408 Big Leaf Maple 15 Good Off Property 1422 Douglas Fir 33 Good Sweep in trunk,leans North 1 1 1423 Big Leaf Maple 31 Good 5 stems 13",9",14", 14",17" 1 1 31 1424 Douglas Fir 34 Good 1 1 34 1425 Douglas Fir 20 Good 1 1 Teragan Associates,Inc. • 3145 Westview Circle • Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 11•11111111 • 1111111111111111111111•11111111111• 11111111111111M1 OM • MI NMI • =I ill Maplecrest Development Appendix#2 Page 3 of 10 Windwood Construction • 6/6/2005 . -Count as - - Tree - Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way 17 feet Southeast#425,thin crown, • suppressed decay in trunk,2 • leaders at 18 feet above ground 11425 A Big Leaf Maple 8 Poor level,one is dead 1426 Douglas Fir 25 Good 1 1 1435 Big Leaf Maple. 12 Good Sweep in trunk,leans West 1 1 12 1466 Big Leaf Maple 17 Fair 2 stems 12"&12" Off Property 11466 A Big Leaf Maple 11 Fair 2 stems 9"&7"with inclusions Off Property 21466 B Big Leaf Maple 11 Fair 2 stems 8"&8"with inclusions Off Property 31466 C Big Leaf Maple 8 Poor Lost top Off Property • 41466 D Big Leaf Maple 7 Poor Lost top Off Property one sided,2 leaders at 7 feet above 1468 Big Leaf Maple 15 Poor ground level with severe inclusion Off Property 11468 A Big Leaf Maple 11 Fair 8 feet Southwest#468,high crown Off Property • 21468 B Big Leaf Maple 9 Fair 9 feet South#468,high crown Off Property •31468 C Big Leaf Maple 8 Fair 15 feet South#468,high crown Off Property 13 feet South#468,trunk split Norh side ground level to 7 feet above 41468 D Big Leaf Maple 11 Poor ground level Off Property 51468 E Big Leaf Maple 6 Fair 20 feet South#468,high crown Off Property 61468 F Big Leaf Maple 10 Fair 20 feet South#468,high crown Off Property 71468 G Big Leaf Maple 11 Fair 20 feet South/Southeast#468 Off Property 81468 H Big Leaf Maple 8 Fair 25 feet South#468,high crown Off Property 91468 I Big Leaf Maple 6 Fair 29 feet South#468,high crown Off Property 911468 J Big Leaf Maple 9 Fair 34 feet South#468 Off Property 921468 K Big Leaf Maple 7 Fair 39 feet South#468 Off Property 931468 L Big Leaf Maple 7 Fair 41 feet South#468,high crown Off Property 941468 M Big Leaf Maple 8 Fair 46 feet South#468,high crown Off Property • 951468 N Big Leaf Maple 8 Fair 49 feet South#468,high crown Off Property 1478 Big Leaf Maple 16 Good 2 stems 10"&13" 1 • 1 1542 Douglas Fir 31 • Good 1 1 31 2 leaders at 25 feet above ground 1543 Oregon Red Alder 13 Fair level with inclusion 1 1 . 3 stems 17",13",8", 13 feet East #543,conk on 17"stem 60"above 11543 A Willow 23 Poor ground level 1 1 21543 B Oregon Red Alder 12 Good 20 feet East#543 1 1 1544 Oregon Red Alder 13 Good 1 1 13 1545 Douglas Fir 23 Good 1 1 23 1546 Douglas Fir 18 Good - 1 1 18 11546 A Oregon Red Alder 11 _ Good _7 feet Northwest#546 Remove Teragan Associates,Inc. _ • 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 • MI MO w - MI WO • M • MI I N - - s MI - MN • Maplecrest Development Appendix#2 Page 4 of 10 Windwood Construction 6/6/2005 • Count as - Tree Tree Removal Trees in Survey Over 12" Count as Count as -Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way Measured 2 feet above ground 21546 B Hawthorne 12 Good level,25 feet Northwest#546•. 1 1 12 5 stems 6",8",5",8",6",30 feet 31546 C Filbert Clump 15 Fair Northwest#546 1 1 15 1547 Douglas Fir 21 Good 1 1 21 Offset in trunk at 6 feet above 1548 Douglas Fir 14 Fair ground level 1 1 14 6"x 12 ft cat face with decay South side 8 feet above ground level to 20 1549 Douglas Fir 18 Poor feet above ground level 1 1 18 • 1550 Douglas Fir 19 Good 1 1 19 1551 Douglas Fir 27 Good 1 1 27 Conks on trunk at limb on trunk ground level to 10 feet above 1552 Douglas Fir 17 Poor ground level 1 1 17 1553 Douglas Fir 19 Good 1 1 19 Offset in trunk at 35 feet above 1554 Douglas Fir 14 Fair ground level 1 1 14 1555 Douglas Fir 27 Good 1 1 27 1556 Oregon Red Alder 19 Fair Mature 1 1 19 1557 Oregon Red Alder 15 Very Poor Hazard/habitat,dead top 1 Hazard Lost top,dead top,hazard/habitat,6 11557 A Willow 10 Very Poor feet North#557 Hazard Hazard/habitat,2 stems 14"&16", 1558 Oregon Red Alder 21 Very Poor lost top,dead top 1 Hazard 1566 Western Red Cede 39 Fair Lost top with new leaders 1 1 11566 A Big Leaf Maple 9 Fair 12 feet North#566 Remove 1567 Big Leaf Maple 13 Fair 1 1 Lost top with new leaders,high 1568 Big Leaf Maple 11 Poor crown Remove • High crown,bark peel South side 6 1569 Big Leaf Maple 12 Poor ft to 20 feet above ground level 1 1 7 feet East#569,lost top with new 11569 A Big Leaf Maple 7 Poor leaders Remove 9 feet North#569,high crown, 21569 B Big Leaf Maple 8 Poor suppressed 31569 C _Big Leaf Maple _ 9 Fair 13 feet Northwest#569,high crown Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 - - - - - - - r - - - - r - Maplecrest Development Appendix#2 Page 5 of 10 • Windwood Construction 6/6/2005 Count as Tree Tree Removal Trees in . Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way Lost top with new leaders,high 41569 D Big Leaf Maple 8 Poor crown,11 feet West#569 1570 Douglas Fir 17 Good High crown 1 1 17 11570 A Big Leaf Maple 10 Fair High crown,7 feet South#570 Removal _ 21570 B Big Leaf Maple 9 Fair 15 feet South#570,high crown Removal 1571 Douglas Fir 13 Good 1 1 2 stems 8"&6",9 feet South#571, • 11571 A Big Leaf Maple 10 Poor high crown,crotch inclusion Removal 1572 Douglas Fir 13 Good 1 1 1573 Douglas Fir 15 Good High crown 1 1 5 feet East#573,lost top with new 11573 A Big Leaf Maple 7 Poor leaders 8 feet South#573,Wound seam • ground level to 10 feet above 21573 B Big Leaf Maple 9 Poor ground level North side 1574 Douglas Fir 15 Good High crown 1 1 • 11574 A Big Leaf Maple 9 Fair 6 feet East#574 High crown,suppressed,10 feet 21574 B Big Leaf Maple 6 Poor East#574 High crown,lost top with new 31574 C Big Leaf Maple 9 Poor leaders 21 feet East#574 Removal 41574 D Big Leaf Maple 10 Fair High crown,24 feet East#574 Removal 2 leaders at 5 feet with inclusion,27 feet East#574,need to double • 51574 E Cherry 9 Poor check tree diameter 1575 Douglas Fir 17 Good High crown 1 1 • 8 feet Southwest#575,lost top with • 11575 A Big Leaf Maple 8 Poor new leaders 11 feet Southwest#575,with new 21575 B Big Leaf Maple 8 Poor leaders 1576 Douglas Fir 17 Good High crown 1 1 17 Offset in trunk at 20 feet above 1577 Douglas Fir 18 Fair ground level,leans West 1 1 11577 A Big Leaf Maple 10 Poor 10 feet North#577 21577 B Big Leaf Maple 9 Poor 14 feet North#577 • Sweep in trunk,leans North,high 1578 Douglas Fir 16 Good crown 1 1 11578 A Douglas Fir 6 Poor Suppressed,10 feet West#578 Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 - • - • • s - - • MI s Or Mr ON • MI MO - , IIIIIII Maplecrest Development Appendix#2 Page 6 of 10 Windwood Construction 6/6/2005 ' count as Tree Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition - Comments Hazard Tree Property Removal Retention over 12" Way Healed wound seam West side 7 feet above ground level to 15 feet 1579 Douglas Fir 13 Fair above ground level 1 1 11579 A Cherry 8 Fair High crown,4 feet North#579 . 1580 Douglas Fir 17 Good High crown 1 1 17 1581 ,Big Leaf Maple 12 Fair 1 1 10 feet South#581,crook West trunk at 30 feet above ground level, 11581 A Douglas Fir 12 Fair high crown 1 1 21581 B Cherry 8 Fair 10 feet North 581,high crown Removal • 5 feet North#581,high crown, 31581 C Cherry 10 Fair sweep in lower trunk Removal 41581 D Cherry 6 Fair 15 feet Southeast#581,high crown Removal Lost top with new leaders with 1582 Douglas Fir 12 Poor decay 1 1 12 4 stems 11",9",8",10",23 feet • 11582 A Big Leaf Maple 19 Good West#582 1 1 19 21582 B Big Leaf Maple 8 Fair 2 stems 6"&5",25 feet West#582 Removal 31582 C Big Leaf Maple 10 Fair 2 stems 7"&7",27 feet West#582 Removal 1583 Douglas Fir 23 Good 1 1 23 Lost top with new leaders,high 1584 Douglas Fir 17 Fair crown 1 1 17 2 stems 6"&6",12 feet South 11584 A Cherry 8 Fair #584,high crown Removal 21584 B Cherry 8 Fair 14 feet South#584,high crown Removal 1585 Big Leaf Maple 13 Fair 1 1 13 • 1585 B Big Leaf Maple 10 1586 Douglas Fir • 18 Poor Root zone overfilled,conks 1 1 18 1587 Douglas Fir 19 Good 1 1 19 1588 Douglas Fir 18 Fair Lost top,new leaders 1 1 • 1589 Douglas Fir 18 Good Minor sweep in trunk,leans South 1 1 11589 A Big Leaf Maple 10 Fair 28 feet North#589 Lost top with new leaders,10"x 12 1590 Big Leaf Maple 14 Poor ft cat face South side 1 1 2 stems 9"&10",7"x 7 foot cavity 1591 _Big Leaf Maple 13 Very Poor _South side from ground level 1 Hazard Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 • shown with a number higher than 4 digits. 503-697-1975 • Ma 111111 111111 OM 111111 1111111 OM Mil 111111 111111 MB MI IIIII 111111 IIIIII IIIIII MI On MS Maplecrest Development Appendix#2 Page 7 of 10 Windwood Construction 6/6/2005 Count as- Tree . Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way 1592 Big Leaf Maple 16 Good 1 1 Lost top with new leaders,high crown,galls on West side of trunk, 11592 A Douglas Fir 10 Very Poor suppressed,8 feet West#592 1593 Big Leaf Maple 12 Fair Lost top with new leaders 1 1 1594 Big Leaf Maple 15 - Good High crown 1 1 11594 A Big Leaf Maple 10 Fair 7 feet South#594 • 21594 B Cherry 12 Good 19 feet East#594,high crown 1 1 20 feet East#594,lost top,new 31594 C Big Leaf Maple 8 Poor leaders with decay 23 feet North#594,measured at 2 41594 D Big Leaf Maple 17 Poor feet above ground level 1 1 17 1595 Douglas Fir 13 Good High crown 1 1 11595 A Big Leaf Maple 9 Good 6"South#595 • 21595 B Big Leaf Maple 10 Fair 8 feet North#595 1596 Douglas Fir 17 Good High crown 1 1 11596 A Big Leaf Maple 7 Fair 9 feet West#596,high crown 11 feet Southeast#596,lost top, 21596 B Big Leaf Maple 11 Fair new leaders 1597 Douglas Fir 25 Good Off Property 1598 Douglas Fir 19 Good Off Property 1599 Douglas Fir 10 Poor Suppressed Off Property Breaks to 3 stems at 6 feet above 1600 Oregon Red Alder 14 Poor ground level 1 1 Retain 19 feet North#600,3"x 36"cavity • 11600 A Oregon Red Alder 9 Poor ground level South side Remove 1601 Big Leaf Maple 19 Good 1 1 Retain 3 feet North#601,high crown, 11601 A Big Leaf Maple 8 Poor leans Northeast 20 degrees Remove 1602 Big Leaf Maple 20 Good 1 1 20 Remove Lost top with well established new 11602 A Big Leaf Maple 11 Fair leaders, 14 feet East#602 Remove 1603 Cherry 12 Good 1 1 12 Remove 1604 Hawthorne 17 Good 3 stems,9",8",12";high crown 1 1 - 1605 Big Leaf Maple 15 Good 1 1 15 1 foot West#605,lost top with new 11605 A Big Leaf Maple 8 Fair leaders,high crown Remove 1606 Big Leaf Maple 15 Good 1 1 Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 �i MI • • • N MI Mil NM = MI MI - • MI r MS • Maplecrest Development Appendix#2 Page 8 of 10 Windwood Construction 6/6/2005 Count as - - Tree Tree Removal Trees In Survey Over 12" Count as Count as Diameter Existing ' No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way Measured at 2 feet above ground 1607 Plum 21 Fair level 1 1 2 stems 15"&10",hazard/habitat, • both stems have thinning crowns, 9"stem is hollow with rot column, 15"stem is hollow,leans North 20 1608 Willow 18 Very Poor degrees 1 Hazard 1609 Douglas Fir 12 Good 1 1 11609 A Douglas Fir 10 Good 7 feet South#609 Remove 1610 Douglas Fir 28 Fair Severe sweep in lower trunk 1 1 • 4"x 36"cavity at ground level Southeast side leans Northeast at 1642 Walnut 17 Poor 40 degrees 1 1 17 1643 Big Leaf Maple 12 Poor Lost top with new leaders 1 1 12 1644 Douglas Fir 14 Poor Lost top with new leaders 1 1 14 1 foot South#644,lost top with new 11644 A Big Leaf Maple 6 Poor leaders remove , 1645 Douglas Fir 26 Good 1 1 26 1646 Willow 12 Poor Die back in top 1 1 12 11646 A Willow 12 Poor Die back in top 1 1 12 Mature,2"x 36"cat face East side 1647 Big Leaf Maple 16 Fair at ground level 1 1 16 20"x 20 feet cat face North side at 1648 Big Leaf Maple 14 Very Poor ground level with split and decay 1 Hazard 1649 Oregon Red Alder 17 Fair 3 stems 12",9",8",leans West 1 1 17 Lost top with new leaders, 11649 A Big Leaf Maple 8 Poor intertwines in#649 remove Lost top with new leaders,bark peel 1650 Big Leaf Maple 12 Poor North side 1 1 • 5"x 16"cavity North side at 60" 1651 Big Leaf Maple 35 Fair above ground level,mature 1 1 35 1652 Big Leaf Maple 12 Good 1 1 Retain 11652 A Big Leaf Maple 13 Good 2 feet West#652 1 _1 Retain 21652 B Douglas Fir 6 Very Poor Conks red ring rot,suppressed Hazard 1653 Douglas Fir 16 Good 1 1 Retain 1653 Big Leaf Maple 12 Good 1 1 Retain 11653 A Douglas Fir 12 Fair 2 feet East#653,suppressed 1 1 Retain 2 stems 20"&18",leans North 30 degrees,cavities and decay column in 20"stem,both stems have die 1654 Oregon Red Alder 27 Very Poor back in tops 1 Hazard 1655 Big Leaf Maple 13 Poor Lost top,leans West 30 degrees Off Property Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12°located by arborist are Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 NM NM i NE NB MO r MS N in MI MI N NB MO OM En MB 'r Maplecrest Development Appendix#2 Page 9 of 10 ' Windwood Construction 6/6/2005 -Count as - - Tree Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way 3"x 9 foot cavity and wound seam West side ground level to 9 feet 1656 Big Leaf Maple 17 Poor above ground level,leans West Off Property • Lost top at 30 feet above ground level with new leaders well - 1657 Douglas Fir 33 Fair established 1 Retain 1659 Douglas Fir 29 Good 1 Off Property 1661 Douglas Fir 28 - Good Off Property 1662 Douglas Fir 16 Good 1 • 1663 Madrone 15 Fair Leans North at 30" 1 1 1664 Douglas Fir 15 Good 1 1 1665 Douglas Fir 18 Good 1 1 1666 Big Leaf Maple 38 Good 4 stems 16",18",22",20" 1 1 1667 Douglas Fir 18 Good Long sweep in trunk,leans South 1 1 High crown,2 leaders at 20 feet 1678 Cherry 14 Fair above ground level with inclusion 1 1 • Dead top,peeling bark Northeast 11678 A Willow 8 Very Poor side 25 feet West#678 4"diameter limb stub cavity 3 feet 1753 Madrone 13 Good above ground level South side 1 1 1754 Apple 18 Poor 1 1 1778 Oregon Red Alder 21 Very Poor Dead top with decay column 1 remove 1779 Douglas Fir 22 Good 1 1 22 remove 11779 A Douglas Fir 8 Good 23 feet West#779 remove 1780 Douglas Fir 22 Good 1 1 22 remove 11780 A Madrone 8 Good 7 feet East#780 remove 1781 Douglas Fir 14 Good 1 1 14 remove 1782 Oregon Red Alder 12 Good 1 1 12 11782 A Oregon Red Alder 10 Good 2 stems 9"&5",6 feet West#782 remove • 21782 B Apple 7 Fair 27 feet West#782 31782 C Apple 7 Fair 32 feet West#782 remove 41782 D Plum 17 Fair 1 1 17 3 stems 7",8",6",decay in 51782 E Apple 12 Poor scaffolds 1 1 12 61782 F Pear 7 Good remove Measured at 2 feet above ground 71782 G Plum 11 Fair level remove 1823 Douglas Fir 13 Good 1 1 2823 Western Red Cede 10 Good 3823 Western Red Cede 13 Good 1 1 Lost top at 18 feet above ground 1913 Big Leaf Maple 12 Fair level with new leaders 1 1 Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12°located by arborist are - Lake Oswego,OR 97034 shown with a number higher than 4 digits. 503-697-1975 N • = INII M MI I • • MI • IIIIIII IIMO IIIIII N I • • • Maplecrest Development Appendix#2 Page 10 of 10 Windwood Construction 6/6/2005 • Count as - Tree Tree Removal Trees in Survey Over 12" Count as Count as Diameter Existing No.of Tree On Tree Tree Inches Right of Tree Tree Species , Diameter Condition Comments Hazard Tree Property Removal Retention over 12" Way 1917 Douglas Fir 13 Good 1 1 Suppressed,12 feet Southeast 11917 A Douglas Fir 9 Poor #917 1918 Douglas Fir 11 Good High crown 1919 Big Leaf Maple 10 Fair Lost top,new top forming5 feet 1921 Big Leaf Maple 8 Poor North#919 1920 Big Leaf Maple 6 Poor High Crown,7 feet East#919 Remove 1921 Big Leaf Maple 9 Very Poor Dead top,epicormics Remove 1922 Hawthome 9 Fair three stems,4",4",7" • 1923 Hawthorne 9 Remove 1924 Maple 8 Remove 1925 Douglas Fir 9 Poor Suppressed Remove 1926 Douglas Fir 11 Poor Lost top,suppressed Remove 1927 Western Red Cede 9 Good Remove 15"x 42"cat face Northwest side at ground level,exposed root with decay Northwest side 2'from trunk . 2059 Douglas Fir 12 Poor face 1 1 12059 20k Douglas Fir 17 Fair Lost top,suppressed 1 1 6"diameter root cut at ground level 30"from trunk face North side,5" diameter root cut at ground level 24"from the front face North side, • thin crown with poor annual tip 2063 Douglas Fir 26 Poor growth 1 1 2066 Madrone 8 Very Good 12066 A Madrone 9 Very Good Leans North 3"x 60"cat face East side with 22066 B Douglas Fir • 35 Good cavity 1 1 • TOTALS 11 124 51 73 938 0 Total number of trees greater than 12 inches in diameter at DBH 124 Total number of trees greater than 12 inches in diameter to be retained 73 Percentage of trees greater than 12 inches that are to be retained of total trees on site 59% Cost to mitigate 1/2 of trees diameter inches removed(938 x.5=469 x$125.00=) $58,625.00 Hazardous trees _ 11 Trees in the Existing Right of Way 0 Teragan Associates,Inc. 3145 Westview Circle Note:Trees less than 12"located by arborist are Lake Oswego,OR 97034 _ shown with a number higher than 4 digits. 503-697-1975 • • ' , • Joint ,, � •o \ � I US Army Corps Permit Application Form r:=/ Of Engineers (Portland District) IAGENCIES WILL ASSIGN NUMBERS Corps Action ID Number Oregon Department of State Lands No. SEND ONE SIGNED COPY OF YOUR APPLICATION TO EACH AGENCY I District Engineer State of Oregon ATTN: CENWP-OP-GP Department of State Lands PO Box 2946 775 Summer Street NE Suite 100 1 Portland,OR 97208-2946 503-808-4373 Salem,OR 97301-1279 503-378-3805 0 Applicant Name Dale Richards Business Phone#(503)625-6526 • and Address Windwood Homes Home Phone# FAX 12655 SW North Dakota Street #(503)625-1756 Tigard,OR 97223 E-mail: IO Authorized Agent • Consultant 0 Contractor Business Phone#(503)644-6842 Name and Address Kurahashi&Associates Home Phone# (signature required in Block 9) 15580 SW Jay St,Suite 200 FAX# (503)644-9731 IBeaverton,OR 97006 E-mail: Property Owner Paul Echemendy Business Phone# (if different than applicant)' 13255 SW Greenfield Dr. Home Phone#(503)590-8560 I Name and Address Tigard,OR 97223 FAX#(503)667-0990 E-mail: I © PROJECT LOCATION IStreet,Road or other descriptive location Legal Description(attach tax lot map) South of Rockingham Dr cul-de-sac,east of Quarter/Quarter Section Township Range Greenfield Drive,and north of Riverview Way DB 04 2S 1W IIn or Near(City or Town) County Tax Map# Tax Lot#2 Tigard Washington _ 2S104DB 5000 and 5100 I Wetland/Waterway Name(circle) River Mile(if known) Latitude Longitude 4543'89" N 12281'61"W Do you consent to allow Corps or Dept. of State Lands staff to enter into the above-described property? • Yes 0 No I0 PROPOSED PROJECT INFORMATION Activity Type: •Fill •Excavation(removal) 0 In-Water Structure 0 Maintain/Repair an Existing Structure Brief Description:Portion of delineated wetland will be removed,than filled,and then replanted as a temporary impact. I Fill will involve _ cubic yards annually and/or 6000 cubic yards for the total project 84 cubic yards in wetlands or below the ordinary high water or high tide line. Fill will be 0 Riprap •Rock 0 Gravel 0 Sand • Silt 0 Clay 0 Organics 0 Other IFill Impact Area is .070 Acres; 47'and 28' length, 40'and 40' width; 8' depth Removal will involve cubic yards annually and/or 6000 cubic yards for the total project 84 cubic yards is wetlands or below the ordinary high water or high tide line. IRemoval will be 0 Riprap 0 Rock 0 Gravel 0 Sand• • Silt • Clay • Organics 0 Other Removal Impact Area is .070 Acres; 47'and 28' length; 40'and 40' width; 8' depth Is the disposal area: Upland? 0 Yes 0 No Wetland/Waterway? 0 Yes 0 No IAre you aware of any state or federal Endangered Species on the project site? 0 Yes •No If yes,please explain in the Are you aware of any Cultural Resources on the project site? 0 Yes •No project description(on page Is the project site within a national Wild and Scenic River? 0 Yes •No 2,block 4) IIs the project site within a State Scenic Waterway? 0 Yes •No ' NOTE: Italicized areas are not required by the Corps for a complete application, but are requested by DSL. 1 If applicant is not the property owner, permission to conduct the work must be attached. 2 Attach a copy of all tax maps with the project area highlighted. ® PR•SED PROJECT PURPOSE&DESCRICON 'roject Purpose and Need: (Include a description of the public,social or economic benefits of the project along with any supporting formal actions of a public body, as appropriate) The owner wishes to build a 13 lot subdivision on these tax lots.In order to do so, a storm and sewer extension will need o be made from lines between Rockingham Dr and southwest Wellington Place cul-de-sac onto the site.It will consist of 1 sanitary sewer extension and 1 storm sewer extension completed to public standards,and a modified inlet to provide overflow capacity for the City of Tigard's standard capacities for a 25-year storm event.These additions will require •xcavation and filing in equal amounts to match wishing grades. The excavation and grading will temporarily impact a portion of a delineated wetland on the southern bank of a perennial creek(Krueger Creek)that runs through the northeast portion of the site near Rockingham Drive.The road addition onto the site as required by the City of Tigard, a footbridge placed over the creek,a soft foot path added west of the delineated wetland,and a 25-year flood stream bank will provide a public benefit of providing neighborhood pedestrian circulation(wood bridge and path on preliminary site plan). I'roject Description: (Include volumes and acreages of all fill and removal activities in waterway or wetland separately,permanent and temporary impacts, types of materials, staging areas, access routes and general construction methods) I'ortions of the wetland area will be temporarily impacted by excavation and fill when utility lines are installed. Approximately.070 acres of wetland will be impacted in 2 areas(.044 and.026 acres respectivly).This will involve 84 cubic yards of excavation and 84 cubic yards of fill after construction is complete. There will be 40 square feet(.0009 •cres)of permenant impact to install a triple inlet grate as per City of Tigard requirements for drainage capabilities. The remaining wetland area will not be permanently altered,but instead will be replaced with the same grading after the construction is complete(considered a temporary impact).The stream itself will also be temporarily impacted when he extensions cross the stream,but proper precautions will take place to preserve its condition.The site will be accessed from Rockingham Drive and a private driveway at the end of the southwest Wellington Place cul-de-sac,and all equipment will come through at these points.Excavators will be used to excavate the necessary stream crossing.Trucks • be utilized to bring in rock and soil to fill the excavation site,and either hand compactors or backhoe compactors be used to compact the soil and gravel once the utility installation is complete.To preserve the stream flow continuity,water will be temporarily pumped around the excavation with a sump pump.After the installation is ompleted,a 2'diameter pipe will be used to temporarily allow the wetland material to establish itself,and the end of he pipe will be sandbagged until the vegetation is fully established(+/-3-6 months). A wetland impact figure,and erosion control plans showing pump well details and cross section of crossing are included. 'roject Drawings: How many project drawing sheets are included with this application?(must be on separate 8%X 11 sheets)6=Vicinity map, Site location map,Erosion control plan,Pump well details,Cross-section drawings,Wetland impactfigure,and 2 Plan view drawings(Tentative grading and erosion plan,and Site and dimension plan). Site plan drawings were given in 11 x 17 as well as the required 81/2 x 11 to show the details more clearly. ote: A complete application must include a location map,site plan and cross-section drawings: Location map(must be legible with street names) Site plan(include project footprint,proposed contours,ordinary high water or wetland boundary,proposed impacts, staging areas,temporary impacts,location of cross section(s),as applicable) Cross section(s)(include existing and proposed elevations, ordinary high water or wetland boundary) Will any construction debris, runoff etc., enter a wetland or waterway? • Yes 0 No fyes, describe the type of discharge and show the discharge location on the site plan. ater from upstream and on-site will be discharged onto the wetland.Upstream discharges will occur from upland graded areas.No collected flow will be discharged onto the wetland.Discharges from the upland areas to the south and east of the creek that will be developed with roads and buildings will be taken to the storm drain north of the property through the easterly easement. stimated Start Date August 1st 2005 Estimate Completion Date December 30th,2005 { ;po. PROJECT IMPACTS AND ALTERNATIVES... 4 escribe alternative sites and project designs that were considered to avoid impacts to the waterway or wetland. nclude alternative designs)with less impact and reasons why the alternatives)were not chosen.) o alternative sites were considered be the site was purchased with the intengliconstruction.Many alternative project designs were considered before Wing with the current choice.For inStantgrone alternative plan was to fill the reek itself for a distance upstream to not cross the open waterway,but the impact of this on the stream and wetland as too great to allow this to occur. escribe any changes the proposed project may have on the direction of steamjlow, etc. (hydrological characteristics)of the aterway. No permanent changes are proposed to the waterway or stream flow.The flow of Krueger Creek will temporarily be umped around the area slated for excavation while utility lines are being laid down.The flow will be returned to its revious location after the construction is complete.Care will.be taken to minimize erosions and other disturbancethat occur as a result of the proposed actions. Describe what measures you will use(before and after construction)to minimize impacts to the waterway or wetland. (Include erosion control plan,storm water management plan to manage post construction storm water,work area isolation plan or ;:F escription of other best management practices.(BMP')as appropriate.) .. The erosion control plan shows areas that will be temporarily and,permanently impacted,proposed.grading,and,cross-.; lion locations.Compaction of the fill materials will be done using either hand.or backhoe compactors after utility: ,, titillation is complete.Trenches'will be clay checked to minimize drainage of wetlands.Water will be pumped around the excavation during installation to ensure constant stream flow.Biodegradable erosion control fabric above and 3"of • ck and topsoil mixture will be put along the stream channel bottom to minimize erosion.To restore the values of the etland,the areas impacted will be replanted with a variety'of native plants as part of the required rehabilitation plan:• ' 'The plant selection will enhance the value of the wetland area and add stability to the stream bottom and banks:(see anting schedule) ' OTE: If necessary,use additional sheets. . '`' , • ADDITIONAL INFORMATION • • • ..•' joining Property Owners and Their Address and Phone Numbers(if more than 5, attach printed labels) e Attached Sheet and address labels identifying the adjacent landowners. . . ' • the proposed activity or any related.activity received the attention of the Corps of Engineers or the Department of State . .. nds in the past,e.g.,wetland delineation,violation,permit,lease request,etc.? • OYes •No . ifes,what identification number(s)were assigned by the respective agencies: # State of Oregon# • il- - - - . . . , 1 .. • •'`'�� ` i OM :PAUL ETCHEMENDY Pct. 29. 7005 i0;54AM FAX NO. :503-590-8560 ® /Coaaty planning Department Affidavit (to be completed by Ioc i plonks cfadel) •r. 29 2005 12:26PM P1/1 Flo. 01;9 N. ;'/ • ' ' • , 1 have reiiiewod the project outlined is this application and have determfeed,that: • • • O This prttjgd le not regulated by the comprehensive plan and land use regulations.- • . . I O This project Is consistent with the cocapretenstee plsa cod land use regulations. 0 This project will be consistent with the comprehensive plea and land use regtdations when the fbilowing local approval(s)are O onW Ike Approval , i Dttvelupatent Nadi I ° Off' . . O This projectie not eansis4mt. comprehensive O Geaa rewires 0 • ' • I O not been filed fat local' cboclrod above. • ` . + pG��� 1i •Signore of kcal tkial Title t City/Co 1r 1 . , . • / ' is • #/,„4„r ._f.• _._..t I-, i�11_ 1 /11` : MA: 'I' Co ` ���" Iif the imported activity dammed brgr punk eppliasdbn is wftbtn the Oregon ooastal zone,the Eh/lowing oattikadon is required rte bee ' your appilcettoa can be p ecoeaod. A public motes W3II be lamed whittle cortificalearastanasi,which will be fauwereea to the Oregon. Depmtmcot of Lrtnd Cmea'vtdion and Development for Its concimteoS or objection. For additional information:on the Oregon Coastal Zorn Matutgmnent Program,oonmet the de/gamest at 635 Capitol Street NE,Suits 150,Salem,Olegee 97301 or oaf 503.373-0050. ' •• CERTIFICATION STATEMEM . . • f I can*tar,to the best oft/vim/Madge and bdlog the proposed activity described is this Wind=complies with the eppzoved Orel Coastal Zone Management Program,sod will to completed in a mantes condemn with the program. Print/Type Name Tide . IApplicant saetm'o lf> e 0 SIGNATURE FOR JOINT APPLICATION • IApplication is hereby made for the ecdvitioa described herein. I ea that I ant ll,milier with the informadon coed is the rgtplicatiom,. anti,to the best of ayl Ica ANrie kip and 1e1ig this Mimed=Is true,coaaplere,And occuaate. I tasrttEr cuel thtd T potseerel the uratori�r CO undertake the proposed activities. I odernausd that the granite of other permits by local,canny,same a fedetnl hgaedeo aces not.rweiroe me gram the requirement ofobtaining the permits moaned betbre commencing the protect. Itordemand r,A. eip,,aymaa(fate rrhed�tmass _ I pr xefrbg ftf p radgstaia/M rid Theft:fir state aloha mat QO the'�Ipi:c sk a for aomp1 ' Jt0101Olrenel ff /• efrd_w_____._______ . Prlpt `� Or/ —'!ig I. `,.;• ;;;_:;;;;;:,..- ..; •-• the applt • - , / Gr- or ku,rettictsit; /-14 . P'7.cp..) 1.--- 1 ASS oc,;alis• atho '• Agent Signature Date I I. ghat -eppll-., ap., . 1tWgon to . ,. • the project on cry propety. ^'. / d7 C4 _ --� -Mb' V i...-:/G: ' ..i. !r _s .,:f fir riTy , I • I s st.tna p cojaot !.a ass atata-olasei mater, yea swam oast oat Ms Zaee%ansgit Day-talon of he napertrmae or state Zap tar approval to gagman/ with obi, apg2in tiaa. fan zanedeasstialigae Awe a list at atate-aeaad a SUPPLEMENTAL IMPACT AND RESOURCE REPLACEMENT INFORMATION ' . . . . ISite Conditions of impact area . Impact area is 0 Ocean 0 Estuary 0 River ' 0 Lake • Stream • • Freshwater Wetland •II Has a wetland delineation been completed for this site? • Yes 0 No II Ifyes, by whom:Jess Brown,Kurahashi&Associates Has the wetland delineation been approved by DSL or the COE?• 0 Yes • No I (Ifyes, attach concurrence letter.) Describe the existing physical and biological character of the wetland/waterway site by area and type of resource. I(Use separate sheets and photos,if necessary.) On site there is a small area of delineated wetland adjacent to a small perennial creek(see attached wetland Idelineation).The creek slightly overflows during the spring,but quickly drains.There is an outlet on the northern edge of the site that pipes the water under the urban area that starts there. Up-stream,the stream flows through relatively undisturbed forest off site. or wetlands, include vegetation, Cowardin and Hydrogeomorphic Method(HGM)class,position in the landscape,prior disturbance,soil types, hydro period,summary oJfunctional assessment. • The plant communities include the reed canary grass wetland,the Maple forest surrounding the wetland,a fir forest at begins at the maple forest edge and then borders the property,and a mixed herbaceous meadow in the middle of e property.The HGM class of the on-site wetland is Riverine flow-through,and the,Cowardinclass is Palustrine:.,,, . , emergent wetland.No noticeable,disturbance has talcen place on the site in.recent years,and the site remains developed.Locals of the area access the site,and some garbage was noted,but nothing detrimental. The soils on site ere mapped as Cornelius-KintOn complex,and on-site investigation confirmed their location in all but the wetland area.The wetland soils were distinctly different,and determined to be in an area too small to have been accurately • apped. No functional assessment was conducted since almost all of the wetland will not be permanently impacted. For waterways, include a description of the bank slopes,riparian vegetation, channel morphology,stream substrate,prior isturbance, erosion,water flows and general appearances he creek's slopes have gentle gradients in the area where the wetland is located,but further upstream the slopes , become almost vertical.In these areas,the plain mud banks drops vertically to the creek bed,approximately 3-4 feet. 's evident that erosion over the years caused portions of the bank to be in their current state.The creek bottom is ostly flat with some irregularity,and it is composed of mostly mud.In the area next to the wetland,there is also a little sand,many large rocks,and some gravel.The riparian vegetation next to the wetland is primarily reed canary grass, • nd in the upland area is a combination of ferns,grass,and other small herbs(somewhat thick,but sparse in some ).In general,there is a steady flow even in the dry times of the year,and the water appears clear in most areas. escribe the existing navigation,fishing and recreational use of the waterway or wetland aigation,recreational or fishing uses do not exist in the impact area. • esource Replacement Mitigation . escribe measures to be taken to replace wetland/waterway resources where reasonably expected adverse impacts including • tland functions cannot otherwise be avoided or minimized See list below for.i'equrred information. • As stated,using the current plans a portion of the on=site:wetland-llappro ately 70:acres;fro l separate;areas) . •, :;�. .. ...:, � . •u.�.. :.`Yh"'r35E,+.,;..``�_,y.:;1 ..Y..V,. :y {��r�'•`. : �#, r 4a:. yft+ y ,` . be temporarily impacted in order to run utilities to:the,build able areaof the site:Asa result,a reh il�tation..: an has lieewmade to insure the Wetland-Wilt-be replaced at tl same.or hette value after the im actin over. -- Eatr;eme:cace will be taken to replace the wetland in the same,spot:Tlie wetland.currently is dominated by reed. tali g :'s'and has been deenied to be ina.deg raded"state'b`eca.we of thie:presence'of this"lnvasive`specles':and''other ofi The rehabilitation plan includes a replanting plan with native species that will enhance the'state of the,. - • wetland:(see planting schedule),and erosion control measures order to'Xetain'the health;of the waterway=after:the • i , l m. u e ere`.described.'earlier in this..anr lication and-in aii attached. abilrtatibn is complete.The erosion contro eas es we F'•': - _ .-.-- '•+�-�:-:v-.�_,- •.x::T'�<._%sC;�w;Y.�r ^a^-i'` `«" : .�" �w.-,A;.'-`iF+U�.;:�P`�`r__l1^' .i`-C6h sion control 'laii..The 40 square feet:of`terman`entlyim acted�wetlan.d: eillrbe=com�ensatedb:.an_l"=lgienbo a * °��.';a - � 'S°.� a= 4 �. �Si'^if tJx•"`k.� ':'CkjY,�G' ry�4`:'. +C � _ it �4 K $50 000Icre=$45:The impact t is'unavoidable due fo.G of Ti ard?re uremerits''for.4.--.age of the ai eaba-result' • i la _triple inlet grate installation.The area of impact is considered too small to feasibly mitigate in any other4way;:.•:: . ;; . • . For Fres-Insider FVeticrnd Impacts include atpensatiny,FP:e.tland Mitigation(CW1k9 10 • .1,- • . or Waterway Impacts include a Compensatory Mitigation(CM)Plan • • . ,. • , • • or Temporary Impacts include a Rehabilitation Plan(attached) . . • • • • . . . .., •. .. . • • . . or Estuarine Impacts include an Estuarine Resource Replacement Plan . - • • • • .. •• . . . • • ' • . . . . • . , . • . . • - ... .. . .:.•; ....., •• . .. . ' ,, •,, •• . . .. . . • , .,....r..,, .,, , , . • • ' • • . . . . . .. • • - • . . • •:' ...';!... ' - 'i ' . . .-' ".:•-• • . • • , , ... ,. . . , . . . . . • " ••. • . : •• . • • ' • • • .• . . . . ,. . . .. . , . . . . . . . ;•:: . .;,..,?:',•.• ' : .. . ;...;! .,• • . • ". . . P:Xcmwnii6CkForrn'an.Oiaiiriis'ijoihtlietrnit_ipt)riiest.cloa ' ' "• -'' . • ' ...'..i..,'1,' '''... z' .i . ..: ',• L. •''. ' . . , ''.'''s- ',.'e‘v 1:• - '. ••f.p.';,;,;• .• • ;,., .. . .. ., : ,• .4. . .....t ' I . : ; •: .•IL.:..:". .. • .: . , : . 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' - • — • ' — • . • . . . III Oregon • I ttt!,i0, Depa ent M1•, s • : of State I I I Minor Impacts to Freshwater Wetland General Authorization Addendum I , This form must accompany the joint permit application I Please confirm by checking the item and attaching requested information to the application as appropriate. I • Is located in a freshwater wetland and is not located adjacent to an estuary • I • The removal-fill is less than 0.1 (one-tenth) acre within wetland boundary I • Is not located within Essential Indigenous Anadromous Salmon Habitat. I • Is not within an area that contains state or federal listed species I • Attach screening results from the Natural Heritage Information Center. I (Survey done to verify species in report do not exist on-site) • Is beyond the floodway or flood fringe area as designated on maps Iapproved by the Federal Emergency Management Agency; • Attach FEMA map with parcel identified. I (no floodway areas indicated on map, next map over from site not printed) ❑ Wetland Delineation approved: - 0.. - Attach;concurrence letter .. 0 .• _ 1 t,a • i.t_,. ' „ �F r h :. :' u; r t X /u ,� i . t ` � t mo - C ^ 9 :� 5,in -a{ L ' J `r`�9 : ' �� 3 :�:i.:` - aSce.s . t;:.•. • ; u+ti � �' . =.t `• -ii�.;=zs� Y rGk _ O n — _ . R_ 1� ?3n a 4 �V^ _ s �_ `Y `• a .._ ._ . .,_ ; wa :. ,a .rr;._: � - .. .. _tc _ t A am iw _ -- : _ - r • • IThe following must be completed by the local planning ng official. ' Is within a designated Urban Growth Boundary(UGB) or Urban • Unincorporated Community rp (UUC) . N/ Is not in an area designated in the local comprehensive land use P lan a locally significant wetland • Signature Title Date 1/`1/05 • I • I • see OAR 141-089-0590 for additional information. , I I . I I I . . 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AO 'it, 71,r a 1 _ ` n l V. g , ,. /1 11,$;, ,:i.• , ti. • r÷"" A,li TH: . i , t ' ;% A •iii'e� ' ... ,, '4 r in Qpp y •'4 ta r J' ,r±dm`s;„a�! y� t 1 r• ^ ^ d r4 ” \I (1 r�r a:, ..?!,., ,,,,,,..k..4.1„„.....N, • I + 'f C7 'e r� 't• ,' T e {^ a `, v'f w •�N Er �• i •• f,•4µl 11-^+\ .l:•M . 4 r�"s c FI `.:RW-'•- . :1 . : �* `t, ; • co •QQ *to b-ef� �L, th'�• {?a ..,:—It,.. ''i' ..•• _ ,•r: .a-'' * r. e ,t. 1 �-lS _ '.J �.l•� .:��r t .r.��"'.• i:• - •.:•,''',:-,-:.:::;.:".:: ,i` .4:... T:: T� 92�T r' :r`+S':.``::cy xyy,'' _i F� ••l `I'T• .♦S - i. _.f �t l� A r. _ q R "ita �� r v . ., - xy: ? "1'i.- : . a •► r..3+. !psi . !% . ......i• - ;f :'. ` . .. 't.'? ti17 : < `.a d•,.r'.•.. :•7 {...:,}7 •. - : - _ .__ - --}':-'..f.,y,„.:,.1, t,'.r;d-qtr J4._,._ k '' •.?-:.: .iii� 7_�;:.:• u�r-c' II/ • • I OREGON NATURAL HERITAGE INFORMATION CENTER I . . • Institute for Natural Resources .,i g- April 12,2005 _ 3 1 OREGON STATE UNIVERSITY 1322 SE Morrison Street Jennifer Pickar Portland, Oregon 97214-2423 I I(urahashi&Associates,Inc, 15580 SW Jay Street, Suite 200 Beaverton,OR 97006 IDear Ms.Pickar: •' Thank you for requesting information from the Oregon Natural Heritage Information Center(ORNHIC). We I have conducted a data system search for rare,threatened and endangered plant and animal records for your • Tigard Project in Township 2 South,Range 1 West,Section 4,W.M. I Four(4)records were noted within a two-mile radius of your project and are included on the enclosed computer printout. A key to the fields is also included. Please remember that the lack of rare element information from a given area does not mean that there are no I significant elements there,only that•there is no information known to us from the site, To assure that there are no important elements present,you should inventory the site,at the appropriate season. I This data is confidential and for the specific purposes•of your project and is not to be distributed. If you need additional information or have any questions,please do not hesitate to contact me. ISincerely, ,.11F4'•w x,'. •ic,,t%i_ -.1 P N 51 Ir 1'L°''t,,��L' �':t'`-i`„ ��"�'"k y: , ry FI..`,. r 9F•�'. h5.4:i'; xS ,{ IL�� I/t� 1' I�L 1 Ir:T1".,., •gk�r.a..-x�q�,� ��}�,t�t.` ' ,..,i d Op eitl.,;•:!n:,,Pjl! 1 'h}444'-`!k A9�i; i'?�Pli p.?'�� .. Cliff Alton I Conservation Information Assistant • • I encl.'. invoice(H-041205-CWA1) computer printout and data key • I • • .a.. v- J' - - � . a .c- ; t ' •h Y i M \ 'i, 7 -t a ai =,: t `:�a rt: -5 s , v . •4 F .ate 4_. .,..^ ,. ,•...,_t, .- ...,. . ... .. .,_.: . ..... ... ....,... . - , .t �'_, G -.,+r sc - ?= c 3, Y= i - •+-•+•r p 4 'M •'r t' •t `•Yri _ h yid-- rg .. , > aaey.- _._ a-, • :.- .--•...,::, ..: ,..-,:;!/... .::-...:',4,;79.§..1;?.,..' -air!' . - ;gip �-,,. • • ' Oregon Natural Heritage Information Center-April 2005 Sensitive Data - Do Not Distribute Scientific Name: Oneorhynchus mykiss pop.33 Common Name: Steelhead(Upper Willamette River ESU,winter run) I Federal Status: LT GRANK G5T2Q NHP List 1 Category:Vertebrate Animal State Status: SC SRANK: S2 HP Track:Y ELCODE:AFCHA02138 EO ID: 1199 First Obs: Last Obs: 1999 PRE Confirmed: Directions: FANNO CREEK • County Name Ecoregion Source Feature iUhcertainty Type(Distanceil Washington Data currently not available. Town-Range Sec Note QuadCode QuadNa'me Watershed • 45122-D6 Lake Oswego 1709001005-LOWER TUALATIN RIVER I 45122-D7 Beaverton Owner•Name/Type Owner Comments Managed Area Name I EO Type: SPAWNING&REARING-fish Minimum Elev.(m): Annual Observations EO Data: WINTER RUN;ODFW DISTRIBUTION MAPS USED TO CREATE THE 1:24,000 COVERAGE. EO Comments: I Protection: Management General: DISTRIBUTION INFORMATION USED IN THIS EOR WAS DERIVED FROM ODFW GEOGRAPHIC RESOURCES DATA PRODUCED AND DISTRIBUTED IN 2001.UNLESS SPECIFIC DATA EXISTS IN THE DATA FIELD,THE INFORMATION PRESENTED IN THIS FOR REPRESENTS THE"BEST PROFESSIONAL JUDGMENT'BY ODFW S I DISTRICT FISHERIES BIOLOGIST;THE PRESENCE OF STEELHEAD IN DESCRIBED AREAS SHOULD BE , CONSIDERED UNDOCUMENTED BUT AS HAVING A POTENTIAL OF BEING PRESENT. Scientific Name: Oncorhynchus mykiss pop.33 t • I Common Name: Steelhead(Upper Willamette River ESU,winter run) Federal Status: LT GRANK: G5T2Q NHP List 1 Category: Vertebrate Animal State Status: SC SRANK: S2 HP Trek:Y ELCODE:AFCHA02138 EO ID: 16447 First Obs: Last Obs: 1999-PRE Confirmed: I Directions: TUALATIN RIVER&TRIBUTARY • Countv-Name Ecoregioh Source Feature 1Uncertaihty Type(Distance)1 •Clackamas Data currently not available. Washington • I Town-Range Sec Note QuadCode QuadName Watershed 45122-C6 Canby 17090010-Tualatin 45122-D6 Lake Oswego ' 45122-D7 Beaverton r I 45122-D8 Scholls 45122-E8 Hillsboro Owner Name/Type Owner Comments• Managed Area Name • IEO Type: MIGRATION-fish Minimum Elev.(m): Annual Observations EO Data: WINTER RUN;ODFW DISTRIBUTION MAPS USED TO CREATE THE 1:24,000 COVERAGE. I EO Comments: • Protection: Management: General: DISTRIBUTION INFORMATION USED IN THIS EOR WAS DERIVED FROM ODFW GEOGRAPHIO RESOURCES DATA PRODUCED AND DISTRIBUTED IN 2001.UNLESS SPECIFIC DATA EXISTS IN THE DATA FIELD,THE I INFORMATION PRESENTED IN THIS EOR REPRESENTS THE"BEST PROFESSIONAL JUDGMENT"BY ODFWS DISTRICT'FISHERIES BIOLOGIST;THE PRESENCE OF STEELHEAD IN'DESCRIBED AREAS SHOULD BE • CONSIDERED UNDOCUMENTED BUT AS HAVING A POTENTIAL QF BEING PRESENT. , Scientific Name: Corynorhinus townsendii Common Name: Towrtsend's big-eared bat • Federal Status: SOC GRANK G4 NHP List 2 Category:Vertebrate Animal • ' State Status: SC-. SRANK: S2 . .• FHP Track;Y. .• -ELCODE:AMACC08010' • EO•ID: 26274-• . FirstObs:' • • • • •:-.. 'LastObs>1981-PRE' ' ' •••Confririedi '• •• Directions: Sensitive Data n-contact ORNHIC for more I formatio :•. • • . •• County Name • Ecoregion:. •• • • .- •Source Feature lUncertainty•Type(Distance)1 • • ' ' ••Washing tori <.' -Point.[Areal'-Estimated(800 m)]� r-`: .,t t :k• a 'F w;t L .r ��]� _ _r t i-, T1 - '.r ,.t J. r. t• t" '.e .4: t1 u s }n la;101,414;1; - : t om • 33 ri 4 T ci.s Y r - - t� £ ^i '� � _ yte d i - Y a 'a- - z. r • • I • Oregon Natural Heritage Information Center-April 2005 Sensitive Data - Do Not Distribute Town-Range Sec Note Watershed 002S001W 1709001005-LOWER TUALATIN RIVER 001S0G1W I 00is001 W 0025()01 W Owner Name/Type Owner Comments Managed Area Name I EO Type: Minimum Elev.(m): Annual Observations EC)Data: Sensitive Data-contact ORNHIC for more infdrmation EO Comments: • I Protection: Management: General: Museum collection housed at Puget Sound Museum of Natural History(PSMNH). • Scientific Name: emy$marmorata marrriorata. Common Name: Northwestern pond turtle Federal Status: SOC GRANK: G3G4T3T4 NHP List:2 Category:Vertebrate Animal State Status: SC SRANK: S2 HP Track:Y ELCODE:ARAAD02031 I , EO ID: 1528 First Obs! 1996-06-10 Last ribs: 1996-06-10 Confirmed: Directions: Gemini pond'in Greenway Park.From Hwy 217,take Scholls Ferry Rd.exit,turn right onto Nimbys,'then left onto Gemini Dr.Pond can be accessed from parking lot of 4th building after timing off Nimbus. County Name Ecoregion Source Feature Uncertainty Type(Distancell Washington WV Point[Areal-Estimated 4 400 m)J Town-Range Sec Note QuadCode QuadName Watershed 0018001.W 27 45122-07 Beaverton 1709001005-LOWER TUALATIN RIVER Owner.Name/Type Owner Comments Managed Area Name I CITY TUALATIN HILLS PART(AND RECREATION DISTRICT EO Type: Minimum Elev.(m): 46 Annual Observations EO Data 1996:1 ADULT MALE I EO Comments: POND APPROX 500'X 200'NEAR'FANNO CREEIC,.SHALLOW(>3)..MAY BE A MITIGATION SITE.SPARSE AQUATIC VEGETATION(CURLY-LEAFED POND WEED)SMALL ISLAND IN POND. Protection: OTHER THAN RIPARIAN CORRIDOR OF CREEK,AREA IS DEVELOPED ON ALL SIDES. • Management General: • •4 records total 1 • • I . I . • :1 • • `•:7ia'•k'"�a :'2 n .may: 7- lea Y•5: •1 T ,.,.Y'-. .'yea-=- Il. wk ..a .t 1YC, vvj .. . try ' - 'Ct`�S`� ei L' 'Y. .4' 1 L �a •'J^ CY oyP• r - w:l'. :'ii ;.yi� t.�• ii .il ryOr�• - {to l'�:/•it' i• Y"'•5 v1. • S a•e:'r 1. ,'1 " � yJ+ Y 1. )� .;i �+ ,x_ sE>, C ;t4 � '"4!Y^.�.X`"^Y.s.•,^ 'ter¢ 1-. - ',4.,,i-.), F• 4. - - r •s 1 p -mss•' _ -;t�.'.�'' + ++yy e,.T `mi !-'.:,.?��'1 '�cr tt _ t• .: . gg - - 1-.tom :1 iKey to'Oregon Natural Heritage Information Center Data Field Name Description . . IScientific Name The scientific name of the species. Common Name The common name of the species. I Category Value that indicates the broad biological category for each species. ELCODE Unique Heritage Program code for identifying this element. 1st and 2nd byte(PD=Plant dict,PM=Plant monocot, PG=Plant gymnosperm,PP=Plant pteridophyte,AA=amphibian,AB=bird,AF=fish,AM=mammal, I AR=reptile,1=invertebrate. 3rd-5th byte(family abbreviation). 6th=7th(genus code).8th-9th(species). 10th , (tie breaker). Federal Status US Fish and Wildlife Seryice or National Marine Fisheries Service status. LE=listed endangered, LT=listed threatened,PE or PT=proposed endangered or threatened,C=candidate for listing with enough information Iavailable for listing, SOC=species of cbncem,-PD=proposed delisting,-NL=not listed(in part of the range). State Status For animals,Oregon Department of Fish and Wildlife status;LE=listed endangered,PE=proposed endangered,PT=proposed threatened,SC or C=sensitive-critical,SV or V=sensitive-vulnerable,SP or I P=sensitive-peripheral,SU or U=sensitive-undetemiined status. For plants,Oregon Department of • Agriculture status;LE=listed endangered,LT=listed threatened,C=candidate. GRANK/SRANK ORNHIC participates in an international system for ranking rare,threatened and endangered species I throughout the world. The system was developed by The Nature Conservancy and is now maintained by NatureSeive in cooperation with Heritage Programs Or Conservation Data Centers(CDCs)in all 50 states, in 4 Canadian provinces,and in 13 Latin American countries. The ranking is a 1-5 scale,primarily based on the number of known occurrences,but also including threats,sensitivity,area occupied,and other biological I factors. In this book,the ranks occupy two lines: The.top line.is the Global Rank and begins with a"G", If the taxon has a trinomial(a subspecies,variety or recognized race),this is followed by a"1"'rank indicator. A"Q"at the end of this line indicates the taxon has taxonomic questions. The second line is the State Rank and begins with the letter"S". The ranks are summarized as follows`. 1 =Critically imperiled because of I extreme rarity or because it is somehow especially vulnerable to extinction or•extirpation,typically with 5 or fewer occurrences;2=Imperiled because of rarity or because other factors dernonstrably make it very vulnerable to extinction(extirpation),typically with 6-20 occurrences;3=Rare,uncommon Cr threatened, but not immediately imperiled,typically with 21-100 occurrences;4=Not rare and apparently secure,but with cause for long-term concern,usually With more than-100 occurrences;5=Demonstrably widespread, I abundant,and secure;H=Historical Occurrence,formerly part of the native biota with the implied expectation That it may be rediscovered;X=Presumed extirpated or extinct;U=Unknown rank;?=Not yet ranked,or assigned rank is uncertain: I NHP list • All rare species in Oregon are assigned a.list number of 1,2,3 Or 4,where 1=threatened or endangered throughout range,2=threatened or endangered in Oregon but more common elsewhere,3=Review List (more information is needed),4=Watch List(currently stable). A null value indicates the species is not currently on our rare species list. I HP Track We currently obtain and computerize locational information for only those elements marked with Y(es). Those species marked with N(o)or W(atch)have incomplete data because we do not actively track them at • this time. IEO ID Unique identifier for the Element Occurrence(EO). .• First_obs First reported sighting date for this occurrence in the form YYYY-MM-DD. ILast obs Last reported sighting date,usually in the form YYYY MM-DD. Confirmed Indication of whether taxonomic identification of the Element represented by this occurrence has been confirmed by a reliable individual.Blank=unknown,assumed to be correctly identified.Y=Yes,confident I . identification.?=identification questions. . Directions •Site name and/or directions to site. ' County -County riame(s)in which EO.is mapped. Ecoregion •Physiographic•Province.inwhrch EO,is mapped_CR=Coast_Range,:WV:Wllamette:Valley;KM=Klamath 4',... .`Mountains:'WC=West'slo e,and.crest:o_fftie:Cascades.EC=Easfsiope of,t_hee:0.6 des,BM;=Ochofo,Blue ' 4'% - ," : :.•J.• p .P- ..�_, vn4•P::. c,<a�, :-y.►,..: ?;acc!::._. .A'�.. •'"`•Lirti _and Wa(Iowa.Mts:-B-=Basin''and Ran'a>_GB=CofumbiaBasm,SP al(e River Flaips:',,, -:'F. '- `- :,- i ..,.. ..r,: .,. e..� . ., < ,... ,_ .. , .:..,-.- _ ati'ti it tr�: ::•..,t::; '�isr, �•�Y'':�:-r?s:"t���:�i.;{:vt.;n•'- 'r.•„•: �il;;}}s"?°fit•.''1 4�. ,.R• -aY?• 'u•:� Fiv., 'L. ':... '"}T: n3 ,,,.- ;ti'IM,—,:':.;,:'o„ ,�y'. •:i �QC,1? ' a� - a` i •!-'tom' ,;cm ti a �M. a :S irta4-Mir2i.ii.:W::-..:..-.::;:•,,,....: :';4' - a- a :_r.- .. .•..-....._...:;:...-.•....... �- _ 1 f k sM e 0 _ ��(iy e' sn ., _ 1 ' SC� 1� 1 4 ' • • • IIKey to Oregon Natural Heritage Information Center Data Field Name, Description - I Source Feature A Source Feature is the initial translation of a discrete unit of observation data as a spatial feature. Creation of a Source Feature-requires an interpretive process.The likely location and extent of an observation is determined through consideration of the amount and direction of any variability between the • recorded and actual locations of the observation data In most cases,•the Source Feature is delineated to I encompass locational uncertainty. •A Source Feature can be a point,line,or polygon.The type of Source Feature developed depends on both • the preceding conceptual feature type and the locational uncertainty associated with the feature. I Uncertainty Type (Distance) The recorded location of an observation of an Element may vary from its true location due to many factors, including the level of expertise of the data collector,differences in survey techniques and equipment used, and the amount and type of information obtained.This inaccuracy is characterized as Ideational uncertainty, and is-assessed for Source Feature(s)based on the uncertainty associated with the underlying information • on the location of the observation. FoUr categories of locational uncertainty have been identified,as follows: Negligible uncertainty is less than or equal to 6.25 meters in any dimension.Source Features with negligible I . uncertainty are based on a comprehensive field survey with high quality mapping and a high degree of certainty. Linear uncertainty is greater than 6.25 meters,and varies along an axis(e.g.,a path,stream,ridgeline).The true location of an observation with linear uncertainty may be visualized as effectively sliding along a line I that delineates the uncertainty. Areal delimited uncertainty is greater than 6.25 meters,and varies in more than one dimension.The true tocation of an observation can be visualized as floating within an area with a boundary that can be specifically delimited.Boundaries can be defined using roads,bodies of water,etc. I . Areal estimated uncertainty is greater than 6.25 meters,and varies in more than one dimension. A boundary cannot be specifically delimited based on the observation information,i.e.,the actual extent is • unknown.The true location of the observation can be visualized as floating within an area for which boundaries cannot be specifically deliiiiited.Source Features with areal estimated uncertainty require that I the•user specify an estimated uncertainty distance to be used for buffering the feature to incorporate the lobational uncertainty. Town-Range,Sec, and United States rectangular land survey(also.knovyn as the Public Land Survey System)legal township, . Note range,and section descriptions that best define the location Of the Element Occurrence. Township first(4 bytes),range second(4 bytes). For example: 0045029E=Township 4S; Range 29E. All locations are with reference to the Willamette Meridian.Fractional ranges or townships are indicated in the Note field. I Quadcode ' USGS code for the USGS topographic quadrangle map(s)where the record is mapped. Quadname Name of the USGS topographic quadrangle map(s)where the record is mapped. I Watershed Watershed(s),identified according to the U.S.Geological Survey(USGS)Hydrologic Unit Map 10-digit code,within which the Element Occurrence is located. Owner Name/Type and Federal,State,Private,etc. Comments IManaged Area Name BLM District, USFS Forest, Private Preserve • EO Type For animals,type of occurrence,eg.roost,nest,spawning,etc. IEO Data Species and.population biology-numbers,age,nesting success,vigor,phenology,disease,pollinators,etc. EO Comments Habitat information,e.g.aspect,slope,soils,associated species,community type,etc. • ' Minimum Elevation Minimum elevation of the area covered by the range of the taxon,in meters,-339 or blank=not determined. • • Annual Observation Summary of yearly observation. ••:[..:1:I Protection . Qornments on.protectibility and threats. . • • • Management , Comments on how the site is"managed: • ; ie .. :i:General , 'VsclIa eouscommentst.r' ` i•�< ." ; .V"• Vii •: 9:.)- max : l.,� , . Y • "T FF - 4 - 7Y : 2. �YV. i• . <.=tib . iii V�i j M `^��'�$5.2_ :•;�.�% ..Y.. �.:-y;, _ .. �S':.fit^. i �"r I • • Species Survey IIntroduction The purpose of this survey is to ascertain if there are any listed species on the property in I question(as per requirements of DSL for General authorization for minor impacts to freshwater wetland,Joint Permit Application submittal). The Oregon Natural Heritage Information Center provided a data system search for listed species near the property. • The search found the following four records within 2 miles of the site: Oncorhynchus 111 mykiss, Steelhead(twice), Corynorhinus townsendii, Townsend's big-eared bat,and Emys marmorata marmorata,Northwestern pond turtle(see attached sheets). Oregon I Department of Fish and Wildlife, sensitive species division,was contacted for correct • protocol on locating potential individuals for all of these species. This information,along with professional judgment of an environmental specialist experienced in wildlife I surveys,was used to conduct surveys for each species of question.Information about the species was also found on ODFW web site, and other informational sites. • • 1 ,, • Oncorhynchus mykiss, Steelhead x • I ' Overview and background • The site and the area surrounding it were surveyed for the presence of steelhead. This species has a federal status of threatened,and a state status of sensitive/critical. The only I on-site area that could have potentially had this species waa Krueger Creek,which runs through the northwest corner of tax lot 5000. The creek originates from the upper reaches of Bull Mountain.It is part of the Fanno Creek drainage area, and much further Idownstream empties into Summer Creek,which later empties into Fanno Creek. The creek varies from about 1-3 feet wide,and reaches depths in some areas of about 2 I feet(non-flooding situation). These depths were very isolated,and existed as small pools. Between the pooled areas,the flow was often only a few inches deep.At the far northeastern edge of tax lot 5000,the creek flows into a drainage area that empties into an underground culvert.From an inspection,it was determined that the water falls through a grid for a few feet before entering the pipe. I Conclusions Based on these observations,it was concluded that steelhead do not exist on-site. Steelhead could not have come upstream due to the existing culvert and drainage grating. IAlso,the shallowness of the creek is not ideal for young or adult steelhead. • 1 Corynorhinus townsendii, Townsend's big-eared bat • :. Overview and background The site and the'area'siu rounding it were surveyed for the'presence of the Townsend's' • . bAp�-eared bat:.Tliis.s p ecies.has a federal status of ecie-‘:,:•.'".f cone - and astate status Y:&:.:,',• ';,.: ' ' -.C:<: 'b•: ;.r. ,,,::_••c:'� .[.�. .�;..� =��:- ,u..=rr-' -r:ar,:• �•�r��;:r•.;.,.rvc: =:�ri:r M •.'i��;`eq; +:i. ;'i: '.i:;s. iA L., ':''',:6 ;[, _ >Y.a, t.,:;. cis. n:• _ 8y 1. �t 7 - 9I ! :�Y- .:T%:: sit:'� ty Z. .cn :, pp t,:.. ,e. o- a r- L �:iv-TM rP c,. K 1' •v..r �•r'. K- i „ms...µ .:£:` J� ••R t �, �' if 'r. o- T. 4 Y Y�±[[, 1 i. +T. .4� r-Z•!-s,- T1 •.t Yn ti _ �4 i�,t'[ .y. } .t� : 1- '-.r::a- t.: -. ..........:..�' - ar. .•',.s-.;> :•_. , fin. :•r•y.. ,car �s�,..e_ ,1'.. - - .r5i� .,,} ..'Sr.' I • • I sensitive-critical.Information on this species revealed that colonies require roosts in I caves,mine tunnels,under bridges, and sometimes in old buildings.Also,they prefer relatively cold places for hibernation,often near cave entrances and in well-ventilated areas. For feeding in the west coast area,they have been found in forested regions and I buildings,and in areas with a mosaic of woodland,grassland,and/or shrub land.They have been noted in pine-fir-hemlock-broadleaf deciduous forest in western Oregon. Because of this information,the site and the area around it were carefully surveyed. The I site consists of maple/fir forest with an open pocket of meadow in the center of the tax lot.A conversation with Oregon Department of Fish and Wildlife revealed that there is not specific protocol for monitoring this sensitive species. The recommendations were Iroost site searching and observation during feeding periods in the dusk hours. Methods I A warm spring evening was chosen for inspection. The inspection took place from 5:30pm-8pm,and included extensive searching for possible roosting areas and observation of the area for feeding bats. The roost searching involved a thorough search I around the site for caves,old buildings,tree snags, and bridges. The forested area and the meadow were observed for a two-hour period for flying/feeding bats,mostly while standing still in one place. • IResults and Conclusions The inspection revealed that no roosting areas as described by ODFW and online sources I existed on or around the site. Since the area is a suitable feeding habitat, special care was taken to ascertain the presence of feeding individuals.No bats were observed, despite the presence of insect swarms.It was determined that there was no positive indication of this bat species on or around the site. • I Emys marmorata marmorata, Northwestern pond turtle IOverview and background The site and the area surrounding it were surveyed for the presence of the northwestern I pond turtle. This species has a federal status of species of concern, and a state status of sensitive-critical.Information provided by Oregon department of Fish and Wildlife • revealed that this turtle requires deeper areas for feeding,but often uses shallow streams I and riparian areas to move from one area to another.Adult turtles need water depths of at least 2-3 feet to forage,and can only eat under water.Aquatic vegetation for juvenile hiding places and the production of aquatic insects are crucial in these turtles' habitat. I Gentle gradients are required for juvenile survival. ODFW recommended observation of streams and ponds during sunny afternoons when turtles are known to bask on rocks in the sun.Absence of turtles at these places indicates absence of the species from the area:: I The individual identified by the Natural Heritage Information Center was in a large pond . near Fanno Creek in a park within 2 miles of the site ` 11: ''`_- ;t - ;i:::. y� :. t• • �+y c'Ksl lt.SyTk: � tt*f:t�tr•:.:�:'f�i�.: ,.ti-r,. ^a�•�▪ ;,;�: ,. ='�Sta��'4 t=t� , �'+.9t'p'•"-tits,,''; `'`'--r.e` �•' - .'�,.'z: � r.� ::• ,�tY=7,,tf,gin: .P`,` '.':' - `r,ix:;� ��`Xi�'tK.,,,'�i•,,:aaa ,.?'-'• :.i A.�Jt.�,'O' .y- fib l -''."'414V� �y.•4,FTy�f, wit �':'...r `��.� �``':��;�a? - ``T�':ii"�1-:�LysO1' _ .?fir' va>�c�;,14 xp�1.i:.. -.3: I III • Most of the portions of Krueger Creek on site had vertical,tall banks on either side of the I creek. The banks varied from 1-3 feet(usually close to 3 feet), and the creek flow in much of the channel was only a few inches deep along a simple mud bottom. Some areas had small ponds of up to 2 feet deep,but these were separated by shallow flows. The I portion of the creek adjacent to the wetland and just preceding it was much more flattened out, with banks of only about.5-1 feet in height.The only vegetation in the channel was in this area,but it was very sparse and did not provide much cover. Some I suitable basking rocks existed in theses areas,although the water depth did not get higher than 6 inches.No other water sources are located on or around the site. I Methods The stretch of Krueger creek on the property and a little ways beyond was surveyed for the presence of the northwestern pond turtle. The banks and riparian areas were surveyed 1 along with the channel itself on a sunny afternoon. Suitable basking sites and pond areas were carefully observed. Results and Conclusions Careful observation of the Creek and the riparian areas discovered no turtles.It was concluded that the banks were too steep in most areas to make them suitable habitats for Iturtles. The ponds areas were separated by shallow flows, and did not have necessary vegetative cover for juveniles and the occurrence of aquatic insects. This caused these areas to be unsuitable for turtle survival. The area near the wetland had no basking turtles 1 on suitable rocks and banks.Also,it was determined that the culvert at the edge of the property makes it impossible for turtles to move to the area from downstream sites.It was concluded that this area has potential for good turtle habitat,but at this time is not I . supporting any individuals. If the banks were not as steep,the culvert did not prevent migration from downstream,and if more aquatic vegetation existed,turtles would probably thrive in this area. IReferences Digital Atlas of Idaho,http://imnh.isu.edu/digitalatlas/bio/mammalBats/tbba/toba.htm INature Serve,http://www.natureserve.org/explorer/ I Oregon Department of Fish and Wildlife,living with wildlife series, http://www.dfw.state.or.us/ODFWhtml/Springfield/turtles.pdf i :�l� t 'µ1li�.:r:;,':j- 'A,,�•.�`i�'M:(.ti J. y'- Cj M1µ.:. ly,;- 7,.Y' J��?kSYtA i^:tZ'i.,:'r j(1 x-At ?"i'. M:. �J vim,•-{• .:,. `:yt'._S`-:?!2;'�..`.tii: :.T':-.n'x•�YOx. � ,s,••:: I . . • • . . I . . .. . • • . -. • . . . . 1 .. . • . - r. . . . . PANEL. ' • PANEL 0516C f'...,2 • . ' Y I. . . . FIRM • ■,. ! 1 . .....,,, I FLOOD INSURANCE RATE MAP „., ,.. . CITY OF • •,,.1-. ..1. .g: . . f:•,• . . ii I . 'TIGARD, t... . .: • t:•, . OREGON • ..i.! . I . .. WASHINGTON COUNTY 1:i u:t . PANEL 516 OF 650 I • . (SEE MAP INDEX FOR FIRM PANEL LAYOUT) [•:i CONTAINS: •' I 2 LIMINAIL NUMBER 9_,NEL_. SL—LITIX- . • ',.'. , 1 • TIGARD.CITY OF • 410276 0516 0 l'1 • . J.: I . . - . .I *.P. r 1' IT . 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TABLE OF CONTENTS WETLAND DELINEATION SUMMARY 2 I1.0 INTRODUCTION 3 I2.0 SITE LOCATION • - 3 3.0 WETLAND DEFINITIONS AND REGULATIONS 3 I3.1 APPLICABLE WETLANDS REGULATIONS 3 3.2 FEDERAL WETLANDS CRITERIA 4 I 3:2.1 HYDROPHYTIC VEGETATION 4 3.2.2 WETLAND HYDROLOGY 4 • 3.2.3 HYDRIC SOILS 6 I4.0 EXISTING DATA REVIEW 5 4.1 WETLAND INVENTORIES 5 . 4.2 Sim Soils 5 I4.3 PRECIPITATION DATA • - 6 • I5.0 WETLAND INVESTIGATION RESULTS AND CONCLUSIONS 7 6.0 LIM TATIONS • 8 I7.0 REFERENCES - 9 ITable 1:Vegetation Indicatois Status ' Table 2:•Hydroiogic Zones in Non-Tidal Area ITable 3: Cumulative Precipitation Data Prior to the Fieldwork Figure 1: Vicinity Map • IFigure 2: Site Location Map Figure 3: Tax Lot Map • Figure 4: City of Tigard Local Wetland Inventory Figure 5: Site Soils • • Figure 6:Wetland Delineation • • • Appendix A:Wetland Delineation Data Sheets . •r-• , ta •„fi_ . :�..,• ,• a . ..� .. . . ..E t,1 ... ( . . . rj ,.L. ']S' ' '; ':.:.,: ,y: ._ t ~ t•'4C fy a .r.,.. G1 t ...4 . 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L •S �:•:!' ,i .._ - -T1r. �"s y'; .mac _ ( rpti Q�1 '4. s r ,-M-'§•.:(44A- ..1..4.4 r:' s -.e i.- -. ...: }<'�' . .. .:.:' -1 .. .. ,Mir.`,: c:i�.' :).. • I - . WETLAND DELINEATION SUMMARY • Study Area Name: Maplecrest Subdivision 1 Location: 13255 SW Greenfield Road,Tigard;Oregon. T.2S.R.1W. Section 04I)B Tax Lots 5000 and 5100. IStudy Area: The overall development is approximately 3.62-acres within tax lots 5000 and 5100,but the area investigated to evaluate the occurrence and extent of jurisdictional wetlands lies entirely within Tax Lot 5000: The area evaluated is approximately 1.5-acres. The upper I reaches of Kreuger Creek flow through the northwestern portion of Tax Lot 5000 for a length of approximately 60-feet. This stream reach enters the western boundary of Tax Lot 5000 about 35-feet south of the northwestern corner of the lot and leaves the site I approximately 50 or 70-feet to the east. This reach of Kreuger Creek enters one of two stormwater•intake structures and is piped for a distance of more than 1,000-feet to the north/northeast before being discharging again into an open channel. IApplicant: Dale Richards - A Elevation: Approximately 340 to 360-feet above mean sea level. • Hydrology: Kreuger Creek flows through the northwest corner of the evaluated area. Flows from the creek and adjacent uplands to the south and east are the main source of hydrology for the • site wetlands. • Soils: Phases of the Cornelius-Kinton Complex • • I Vegetation: The vegetation within the study area includes conifers,deciduous trees,woody vines and • herbs. The species found at wetland and upland data points are summarized on the Iwetlands data sheets located in Appendix A. Floodplain: This site is located outside the 100-year Foodplain. • I Zoning: The area is zoned SFR R-4.5 • • Project Staff: Jess Brown IField Dates: 15 June and 16 July,2004. I Determination: The area evaluated is approximately 1.5 acres and contains approximately 0.11-acres or 4,753.54 square feet of wetlands. ?ii x 1... ;ll,: q • P., : ' -t - • r'i•. 3 S c r t •'F: , ....... 1ia � }t N s_. : f S .t te F" 4 fi c:5_ d c j.:?°y 1. 3. .t. is r+T�� ;'....u.'''',..':‘,''. 3 •,�'`,."-�Y ,.�,,L;. ..:iii:,.°' _ �1.. �: ..:d• ri:r•a> •�. may:;,-. �.• a�' ; .�i K U l z.. `.e •\�: a .mac` �'r �? FP - :1'-V , :>.r, ,,,.:�r5",v�- ,.,7-�._ - e-1,>Y.... z .-i•.'v:. tir:-r�i:>Y�,. ti3:[•} ;•z:1 ,K,c,`•-r� �h'�'�'ka ._r�_.-_i'� � A�•.':..'`�j:-:.' X•' 't�� St':.:,. ,n. ..l,A ..,5.•.4.. a-:a Y';�'t '�=,`�•�::)� LYi �`h.� �` ._._.�•. ^ : ✓: •tt - 3, :'.- :i.�.0 Y. - �. �'t.�-.�>.r.-,-i 3- ."gt- 'rii': .ltt,-;N- ` ;5.: •:_p:. .y:.1-• ii'�,-S'' YT' - S, '�..+'h'A if.: ; :^}Y, `t-' '.:.'.. :°-,ty �.• .r-, j. -t:, - .'F�^.,)",•.:T :Z: .. ^'g _ .''c:+� '- 'y: .. ':s`,='^t.-ll-' c` -�- n!'v'.: :-. ',,- *a =c.'-rt�.<�.-:'r:i,- ,.Y�. e;ite.±;p, ''�?„-*.•' >,A,bIs L� :,.. :�;X; Y:i. .,f 'k? _ .,'.:.. _^yi. wu..•.. - -.t4:- ..;r �.,.g•! J,t- !_3 `g? ?�, -y„•.'�- :.t. �et..:l.. C�x• ./.�, .Y•ci-,>_e?: .. `.:�'4: -.•':� _tin-.Y�:..:5-l. ._ -.i,`k'�59,m -'0= � _ •..;K,:c•a;_ - _ _,::V„ ..t ,cis. r' p,,,,;: x� - �C..t r _ o-4'rtl. ll Y. _ t• -_ 54r 2" •h q .-'Y-..- e"Y - Z. p d.. �c — 1 I - -- . .. . . • .. .-------_._.. I 1.0 INTRODUCTION I • Kufahashi & Associates, Inc., under contract with Dale Richards, completed a Wetlands Delineation/ Determination Study in the northern two thirds of Tax Lot 5000 located in T.2S. RAW. Section 04DB. The wetlands delineation fieldwork was completed on 15 June and 16 July, 2004 according to the methodology Irequired by the U.S Corps of Engineers (COE) and Oregon Division of State Lands. The objectives of this investigation were to identify the occurrence and extent of jurisdictional wetlands and/or waters of the State in - Tax Lot 5100. Additionally, locating the wetland boundary allowed the Washington County Clean Water IServices-required Natural Resources Assessment to be completed on adjacent site uplands: 1 2.0 SITE LOCATION The proposed subdivision development is located west of 13255 SW GREENFIELD Drive in Tigard, Oregon I 97223. It is approximately 3.62-acres. The overall site lies within tax lots 5000 and 5100 located in T.2S.R.1 W. Section 04DB as shown on Figures 1,2,and 3. I The area investigated to evaluate the occurrence and extent of jurisdictional wetlands lies entirely within Tax Lot 5000. The area evaluated in tax lot 5000 is undeveloped and is approximately 1.5-acres. The area evaluated consists of two areas:an open meadow-like area and the areas adjacent to the upper reaches of Kreuger Creek. . IThe meadow-like area comprises the majority of the area evaluated. It is about 450-feet long and varies in width from 40 to 80-feet. It begins at the toe of the steeper slopes to the south and east and extends to the noith as it bends to the northeast paralleling the toe of the steeper slopes to the east.' It is also flanked to the west by a I slightly higher raised terrace paralleling the incised Kreuger Creek channel. This terrace area is dominated by deciduous tree species: I The other area evaluated is comprised.of the upper reaches of Kreuger Creek and the lands immediately adjacent to the creek. Kreuger Creek flows through the northwestern portion of Tax Lot 5000 for a distance of only approximately 60-feet. This stream reach enters the western boundary of Tax Lot 5000 about 35-feet south of the Inorthwestern corner of the lot and can leave the site either 50 or 70-feet to the east. This varying distance is because this reach of Kreuger Creek enters one of two stormwater intake structures and is piped for a distance of more than 1,000-feet to the north/northeast before being discharging again into an open channel. 3.0 WETLAND DEFINITION&REGULATIONS IWetlands are defined as areas that are inundated or saturated by surface.or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support,. a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marches, bogs, and I similar areas. 3.1 Applicable Wetlands Regulations =: „ : Federal,state,and local re ations that ,;:;; -,._and gul ¢•ovem activities located in or near-.v�retlarid streams include , .. e,, �•� C -�.{•• +,�:...1 is l' � -mot•:1 .A �Y• 1 ,A�w :Gk. -!c y� i l msµ'• � v'Z.- .�,_ .�'.' .1.. A C.,�:.�.: - �{:.._ ,�+Z "1t:" ,,Y",•:. y.' '. `.'Tlie`CleaxrWaferAcf Sectton,4'Ol:and''_404 a .r;'��::�;. .�k,..,.:,,,. .�,, ;.�`�+��. dministe d ~.` � ,�. :.- ..1-47,1,, ,.s• Lk ,. ,� 1,,E re bytt e LTS Ami _Eo.,,s of Fn eers .: `:v.. :.,;:t:.. .,.sh: _ ..�,. �� ..,.,_.. .. .t..;.:.a., .'.. ;'r:,. ' .. .. "S'r•; fix. ��.� •'.�... , ,.. y>,-»,,,%1'S.,-`._:.__�,: " n+ N-.l.': ;1r'w)-� ::]". Mme': ..y' [��anu-q^3•w F•}^.� : 'pY�,+ j3;: 14,-.v1:� .., zrThe. Swam W:, ster .K `T he _.f,.�+_yes .' ' .t:•{ s; :,,,�, .: _,r. rov on of the ecun Act'o r 1985 'admw�st r.� _ •, .�-:��..��ustez'_���. Foods S tg' ,, ered�b ::the.' a �Resources , `; . ,.5�.L ,: .:� �:: .x.. tu,�_ :��;- ..,'. .:,::-J:.. _.�.. .�4.. IN tural�' �ti,.�n�. J:: !.1'% t„_,a->„e.:5. .rn.3._ ..c;�N� �- ,t?-r� .q .,�.,,,.,;,;8..:.: ,s`r,; max.: , ..'qp -'G: ,�ti -.d-:,. l'hc•J ;:a'.;.. i.,�y 1„�,,::.ae-..�' .y_.+,A'^:•••;,.• '.:.ar.� � .: :a, taL :3.. ., .v. COns O ce. �n r.�- �,rn 4_t a y � c'�.:' :i,: :;� .14.1'41.... ,..l`•'w' 3..' �1 xC• s'I€ema — _ ,,E:•'-. "'Y^':`: ,M ,,.tr„�t}'t 1 .�:. A.4"1•. „{.1'J r7;:`T,:.i'4• #.s, ,.,- .w C val.E a D.R;S •�:95800=99Q.-`and tke'Ore an;sa cigilan x�In ento aricliWetl' _. ��i,': Vie_ .,��` '+F> t�-'""��5 - =*t�":�.... Qr�-x�, n�!=ti•s'-- �d: �:?��:s•.yra rv,,�,,�,._g 'G�,..:7-,,�_�- .xax,`. �,.a;...-t.,._a �Ild:..�..' °d� ��.f;�• w s Coin e i o e _eau _ n 5�ui`delmes ORS`19 1.6668.6 x�athniate. e „F� i if�4 Sta da�'• :dam ( ) .�,:_ �::';: `. 92 ,a' erect b Ste, rv.`7,".. N .. -�` , r .6.'c� ir• _tea--.ia. - �`.: '7r�:-::;S'`��1,�`.''`-•Y” d�b����'tl`..r"v`.c- :` �;. ti;1 •� `^_` ' '.^. �.::x�__:'.-�� �”—_ =t �.^ '•s' '�4.;� S•.-�' ,'`15.•�,...?::..'r:�:•a.t�.t,:..r-.. ,S:t' . --L �, :ly �s�.. tC'.:;ra.. - -•- y ,'""..:;'' >•e a:w��,,;,e`.3, S'•" ' a ;-r ''"- L`�v:... .e.: _ .:J.r=:n',.«,..._. ',}_._ "��,' `.�'��t:..�';� _ : - -::Y`':r':,�:'. 1.i .`z* `�. - Vii. T• . -tea 5 .; ,. -;>-,•.._- :•G a•,1,, `-�.� 'c'Fit .-at: •::: -,is._.,. .-._s;.�.._�F= --"�'•.c .�. -r,...,-.:;a...>.._. ,1:::�. '•:,��:�ih:- ='-`-='- .:�<.`... rG1 LGr'�T x-::�'+�.....�` I .. • • I . . • • The Washington County Development Code Section 422. I • The City of Tigard Municipal Code Title 18: Environmental Performance Standards (18.725), Sensitive Lands(Section 18.775),and Water Resources Overlay District(18.797). I 3.2 Federal Wetlands Criteria • The three criteria that must be met for an area to be considered a wetland are the presence of hydrophytic • Ivegetation,,wetland hydrology,and hydric soils. 3.2.1 Hydrophytic Vegetation IHydrophytic vegetation are defined as "the sum total of nxacrophytic 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). lThe dominant species' indicator status in each location for-each layer is recorded on the data sheets in Appendix A. The observed layers are trees, shrub/scrub, herbs, and woody vines. The wetland status of the vegetation is I determined using The National List of Plant Species that Occur in Wetlands:Northwest(Region 9)(Reed, 1988), the 1993 supplement to this list(Reed, 1993). • ' The 50/20 rule is used to determine dominance.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 are:•visual observations of plant species growing in areas of prolonged inundation and/or soils ' I saturation, morphological adaptations, technical literature, physiological adaptations, and reproductive adaptations. If exactly 50% of the dominant species have an indicator status of facultative or wetter, the subdominant species are used. If the subdominant species do not clearly indicate hydrophytic or non-hydrophytic vegetation,then hydrology and soils data are used to determine the status of the data point. 1 Table 1: Vegetation Indicators Status , IOBL Obligate Wetland Plants(occur in wetlands—99%of the time) ' • FACW Facultative Wetland Plants(occur in wetlands 67%-99%of the time) FAC Facultative Plants(occur in wetlands 33%-67%of the time) IFACU Facultative Upland Plants(occur in wetlands 1%733%of the time) UPL Obligate Upland Plants(occur in wetlands—1%of the time) - Source: (COE, 1987) 3.2.2 Wetland Hydrology IIWetland hydrology is defined as "encompass(ing) all hydrologic characteristics of areas that are periodically inundated'or have soils saturated to the surface at some time during the growing season. Areas with evident characteristics of wetland hydrology are those where the presence of water has an overriding influence on characteristics of vegetation and soils due to anaerobic and reducing conditions"(COE, 1987). ,r _ ry h 1 (.F 6•;.;'•':;:;:4-Wetland dro o is ca � aside "d re resent:w hen;the soils'--are sa. "fe -y. fora d;or inundated'coritiiiuousl''.<for at I.2,:.5%of. ..:�-.='r •+::'' °°•-I .theft win •,season an is:sometimes'.co _ cur.gro g d iiside ed a wetland if::satarahoa=,o ni..- o occ ti n� ors 5%=12'VF:5 f the i+ r•7t,v •�Y,> "N � SC a �� •,,,t:' win season T�1is re mi 'i x . ,. ;a` ? 3 gr s :4 wf. : <,1� a� C ?s� , F.'gro g, gores:a ii muri .ijf?1°2`ccose_,itive.�da V"a' ;::_ tvjeen Mardi 23 and r-'' ;`%�.vr .'.. -r.r•- - .,t,'''' 4.: '.,.- 5e• ;t`. - _ J•+r -o> ;,;(,. - .:..r,.• oVe.Illbel?'1.1 f0 �.:�-�.' , y '1.•`t l t uk 7::L: �1:::'1` ,:t- •i 4�• -t'++:- �•� 4• t y •ashen oIl�.. 'Oun Ore i2:-: .•r;:.:, r - _!�� .�> .i�ice'' r.' .:f ..�t;r -Sid' T. tr ,� ' J Y' ..ti, r;:r ..y lu Y- -t. - STa? - at �:. ,:; �v?.�- ,.�' max. : ,r. ,s`.,�-'a• LL �a•,� ..�`�'..� :�• .ish ,......r:._.: .:2 • ,r y`. •v sitef has=af Iea`str oak nxu indicato -p.,• .-: , s, ,;;; „ g ary_4_ �•oi��:lbva�se(`ondary m cators--ztlie,s�,teris,.can��d'eredlto•hav etlaud, .�. }'. aM1}•? .�2,`--, C`'-'t�, '3,1'7_'.,-a i a4T:..l �.t :ti a'°°-•5b:-.i: .-,:t�,'t-�?: c�:i, 3' `Y...-. .�T: . •. �r .$' ._�. i.- ...� . w .�, ;_-. �� �:,� .,,_,.xk=Z -s-�4. >,i�_.�.- : h...;x.'r� ' �.•:-•, r'�,,.� -a.. �r•.� '.a y �:',�,(.. y.^e^.a'�z:�`'-. '��ai se"• �'-9� =`�;�"��,.' - ,ma _�•+-;tom:..�• } . It O -� observattU �. k t. _ �: �.�' g ;. ,,,�. ,ns�_ -�recordecl��i�`t1Te�cisatar<she�:-ui-A pendix��4v,� =m _ -,"�n' Cato =� '� ;;•3 � � syit,: :� �,� teg;.s•�=t'".::::—`:Y''!': - '4?2r.V.-z3p0q:y -,'=_;s,,.. .se.�., .-�:r- rv... _�'a�..� 7 ._'+�. �•'.a�' ��� _�%¢%�ti-r: ,.� '., ;a••�.�: :d4�A,. ,.+�� rxw`-+ :- �_:, r'.�v:..;:.4.Y� •5:. +,t. .V43,,,--4.14.*,'a'1'_ri ' 'tom: ;j C:« i"_ t �i-r1':+•+.:y a tii: :.�, :.r,, .+:`C ..(£tfO'..- 7:".:, '1r;- ,i _V.).t4:�4:,cF+S':};fi :,..0,41-'44,7e-V, > T••..s, _ ..l.u. ..-.ax;K+.r.�;Y;''�•_ ".. .. .:'4+;i,�,3�:.;::"r';:!',?,�:+.{_�...•�-`i.'�,:`i:)<`iS i.`� ,,:+ J,. N •:•: •: c�,y •.cam .}:,.-:,-•-• �,=.. Q ,.!�S .k:1 y.:�. .:. .sue• .-. - ''�L�.r,..•.=`s`.. mac_ .+r. (1�Yy 'S+• •X. :'.4+:'. �'A+Y S'r ����r1, 1� L I • . • : i - observation•of inundation, saturation within 12 inches of the surface, watermarks, drift lines, sediment deposit, I and drainage patterns. Secondary indicators are oxidized root channels in the upper 12-inches, water-stained leaves,local soil survey data,and the FAC-Neutral test. IITable 2:Hydrologic Zones in Non-Tidal Areas • • Wetland ' Permanently Degree of Inundation or Saturation Duration* Characteristic inundated 100% Present • Semipermanently to nearly permanently inundated or saturated >75%-100% Present Regularly inundated or saturated >25%-75% Usually present Seasonally inundated or saturated >12.S%25% Often Present Irregularly inundated or saturated >5%-12.5% Often Not-Present Intermittently or never inundated or saturated , <5%• Not-Present *Refers to the duration of inundation and/or saturation during the growing season(COE, 1987) I3.2.3 Hydric Soils Hydric soils are defined as "a soil that formed under conditions of saturation, flooding, or ponding long enough I during the growing season to develop anaerobic conditions in the upper part" (USDA-NRCS 1995). Another accepted definition is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic vegetation" (US Department Iof Agriculture(USDA)Soil Conservation Service(SCS)1985,as amended by the National Technical Committee for Hydric Soils(NTCHS)in December 1986). The soil characteristics at the horizon immediately below the A- hoiizon,or 10 inches(whichever is less)is used to determine if the soils are hydric. A soil is considered hydric if ' the matrix chroma was 2 or less with mottling, or 1 or less without mottling. Other hydric soil, indicators 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. • • 4.0 EXISTING DATA REVIEW - • IExisting data sources were evaluated prior to the wetlands fieldwork These data sources included previously conducted wetlands inventories, soils information, and local precipitation records. These sources of information Iwere evaluated to assess what wetland areas have already been identified by other jurisdictions, to assess the occurrence of hydric soils,and to compare more recent precipitation records to historical averages. • • • 111 4.1 Wetland Inventories • 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 were the US,Fish . andvWildlife's National Wetlands Inventory (NWI),(USFWS, 1981)::and':the City of Ti d's Local .` (�j+�}+• Wetland.-;ir' , \. Invento i -:x.2002 Neither tye4.0 ',#Acafe4;c• e'.` 'c 'c e 'thin:' :•�" _ _ rY.�� .(T lea;. )- :•ry ,th oc urien e:of Rr Hands :via ,tkie:`.:areaw:�:•:,:;.' h. nom.:'.ti:l-' i.�,:+.`iC., "4:. ....R .1�'.':'.."• :.r.;.;: f0 , x�= :.e�/+uated:-;T1_ e.I:WI�indicafed'tfie 'resew.cofsipr���jcan���vetlands�..a :ta`:tfi' rio�y�'o� ea�,�.-•a:.,`a' er. p:. :�i:•• ;s. ...j..;,, ,.• .ro,.,....: „•o.: raw. : : ,,R'..P!'0t cr: 9-s 1,9 .."4W et •'*.Z _ - .. _F.e 1 L11/n O,J�. w y� m•th MV.,[.l T.A. No. _fit. ..;�•e,.�•�•- -»� .�.. >i; »;+,, �•�.i:L� � �'tc,-:,_,�;;`.,`, _-?i":'' �',�5'::.q�" r�s�;..:..i•-3;?•.-'Y�:>>>� ',`��c,,•'s=;�.�,w•r�i '•:;.,s2;^•s'� mss:_ _ 'Y ',: ..;: ;`..s:.., y-; .T,..aa cN;:`.- ,' ✓.- 's..... fa'`'t' =.i=: .?t ,.::r,:ta , ''_} ''i _.y -�l, �n�yr. � ti,+. as'shown on Fi.r.r`e`4` .The NWI did not_identi11�J�]r�'the:same.wetlands as,the L but tha can b e attri utable to. :A �,sx,y,. ,.tr.,:.v..:as.,r-.ai' :.Y..r.:x...': r.s+'-':5•�•:::F:'?, .x,.,b. •r;-:�,: .,..,.; • ..sy;...y•tRxty am.:..,..�,\�•3: '•�, v:... .,i �.�. : `' -x<ca -.F<.r;: - -.a. - r� c a-L _ ti,'•Y. _ 1.,...t ^�..�r.•'',. :P: diff_ereitces innia• m"'>•esoluik.and'thetechniques:usedta.devolo•.afie .: \: ..�:ri• .:�'.,T,.. . NWlinfoi-nation-�•.: =•'r• l_ t'; "••ti :Y.. i ( ::: ▪ ,`ea-. .,y,-..y, �:� ts.- Mjs=•M, } / 9,, �:i'.II:Y'i J ..,:Gi'• -. '4" • .'!f'-` :'; r.+•._l ' 4•,. -a a+n � ',r .+c'�y.:.T>." 9r...... 'i:- `''tiz::,�, 'e., ,;+cir ��.Y •^'9lr«�� -.,t?'?';x. • .fit., •-- �. .t' :s"i•� '�i{" •t.m+ - .1 c7+ �r �Y•„yt .L '�: •.�r� - t-�.-.". ?::.:'''.:•.:3‘:-.;:.1"' .'s• °� ti�i+:✓.:-;�.Y!::_i:w'. �::. Gx,'n:�;.,:;..:'�`: U..C'•�' L- l..'"l,••`�. u"'lip .- ':��'�..: i. •:5��•i„--.;C,tl`?`\�,_ .45. I:�.,...■lxw ..! R:_ - 'iIr• `;X..`lei: eFx2a�„ -�s'� ra ;■_ !y a 2' t. } .Sr y x a _ tiy. 4 �. ss„ .ct Tt,,"•� s: _ - _ct h� `mix i. °ice' rt, +±tip :'Y 1 • • _ - --_- ._ , • I • • 4.2 Site Soils IThe 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). The site soils are shown on Figure 5. The NRCS identified 3 different slope phases of the Comelius-Kinton complex: I -Cornelius and Kinton silt loam; 7 to 12 percent slopes; 11C P P 11D-Cornelius and Kinton silt loamy, 12 to 20 percent slopes;and I • 11E-Cornelius and Kinton silt Maras,20 to 30 percent slopes. Neither soil series is considered listed as a hydric soil. - IThe Cornelius series consists of moderately well drained soils that formed in loess-like material over fine-silty, old alluvium of mixed•origin on uplands. Slope is 2 to 60 percent.Elevation is 350 to 800 feet.Where these soils I are not cultivated,vegetation is Douglas-fir,big-leaf maple, shrubs, and grasses.Average annual precipitation is 40 to 60 inches.Average annual air temperature is 52°to 54°F,and the frost-free period is 165 to 210 days. 1.n a representative profile the surface layer is dark brown silt loam about 6 inches thick.The upper part of the subsoil Iis brown silt loam about 32 inches thick,and the lower part is a brown,mottled silt loam fragipan about 20 inches • thick. The profile is medium acid in the surface layer,medium to strongly acid in the upper part of the subsoil, and strongly acid in the fragipan. Permeability is slow. Available water capacity is 8 to 10 inches. Water- supplying capacity is 18 to 20 inches. Effective rooting depth is 30 to 40 inches. These soils are used for Water- Iirrigated berries, irrigated vegetable crops, orchards, small grain; legume and grass seed, irrigated hay, irrigated pasture,timber,recreation,and wildlife habitat. • I The Kinton series•consists of moderately well drained soils that formed in silty, material over fine-silty, old alluvium of mixed origin on uplands. Slope is 2 to 60 percent.Elevation is 250 to 400 feet.Where these soils are • not cultivated,the vegetation is Douglas-fir,big-leaf maple, shrubs,and grasses. Average annual precipitation is I40 to 50 inches, average annual air temperature is 52°to 54°F,and the frost-free period is 165 to 210 days. In a representative profile the surface layer is very dark-brown and dark yellowish-brown silt loam about 10-inches thick. The upper part of the subsoil is brown silt loam about 20 inches thick, and the lower part is a brown, Imottled silt loam fragipan about 19 inches thick. The substratum is a brown,mottled silt loam fragipan about 11 inches thick.The profile is medium acid in the surface layer,medium acid to strongly acid in the upper part of the subsoil, and strongly acid in the fragipan. Permeability is slow. Available water capacity is 6 to 8-inches to the Idepth of the fragipan and 8 to 10 inches to a depth of 5 feet. Water-supplying capacity is 18 to 20 inches. Effective rooting depth is 30 to 40 inches. These soils are used for orchards,irrigated berries,small grain,legume and grass seed crops,irrigated hay,irrigated pasture,recreation,and wildlife habitat. I - 43 PRECIPITATION DATA 1 Precipitation-data was collected for the two weeks prior to the site visit as shown in Table 3. This information was acquired from the National Weather Service Forecast Website. Data was reviewed for the Portland, Oregon station located at the Portland International Airport (http://www.wrh.noaa.gov/pqr/climate/record_pdx.tx and :. , ht{p://www.wrh noaa gov/pqr/pdxclimate/prec6751.1f). ,... •Vi.:...: tt�� f' ,'1 tip: ..v:. .. •. - - .. {_aY i Jty. -mo. r •r' fi� r.d+ . is .t. .5'., ''::1:5:1.':1..1.-. . . :: .. ... -.. ..l;.•; .ate!•h ' 1. ,.r' -l'1 `4. ;;.j;,;.:. ' -C _ : r. ,` , `.rte ..,.,:':;': ,='Ls t:"k •"'S,; a. -U�o" -it., zji Y.. `C .�.? } �.;= ,tom i.:i:' J. ,•g Bch ��} y;,Y a•' �+ •�7�'.� i�:" �>'• .rte^ k" � .�•' .r ` -.Y:,.i '�� .,�,:::5�'' T+t. Y'.:T.\: •;M1C .��'<^-�4''1-;'v-.a•,:s' .F;♦ ..�. .;i,` ,�`' =]...,>•i.'�.C-...,s+ F v°.0 "w� �},'i,^' -`•+U: �:i'. =�� — -_- 'ti'. :V%:' .:7a-. '"�i-t�: �"�-Y .wxx. .... .z_�-,. ...t��"''�'+-'t:. .K:�` ��, +{+ .-'�"" _ :.:a- ��� .ri•: .,,::„�o-:.�-•,.!•_.•�.� -,�,;.a�'„Xar-�:.�"-� s:.r.: °7,. '!A. -+.r +:;^=^i�-54t...+ .Yi .s,. �i,a',��.. c;.. -.°r�i�.r. r:>; - ��i:l`�r.•2. ;ii.<s:.-s.,,'.:;,a•,. :.�:•.�� �s•-•�r.�� z� d" '`-�;d' r..r= _2.-.� °`'�` •' . -- ''r °ri� 5,, :' •`�-�"`'==r- 4_ •�P..+_ 1..-;',-,. fir. '.i-� ,.r.-'� J rc 3 S :-°:+i.. :".,A." - _i: =;> i:: :: : _ r-?+ . - �-.. �cc; .,�, .�a K�{.,:�,.,. ..t.-.a.;�'i::��-:a' ik•Tg'%°�:f'" ^)'. i',:,n .. , _ .. 1•l.Y , -�^5�.4:�L.,a..,:.1� „ :.rot• .�+, ..t•.�.t,. f0... _r:`( :_-- A......:4;.1....., r-- _ v1� ^at- t a•` _ x n - to -c.a 'M1 ,rte �1t.� _ _ - :R..r_ `'l�.. � � :t•' `y��'e y. t't i�y' Y:t, , - s "mow -. I • • I Table 3:Cumulative Precipitation Prior to the Fieldwork . I2004 2004 Historical 63-year Historical 63-year Site Visit Date 7 Days Prior 14 Days Prior Average Average (inches) (inches) 7 Days Prior 14 Days Prior I (inches) (inches) June 15,2004 0.28 1.12 0.40 0.94 July 16,2004 trace trace 0.12 0.32 . IThe rainfall for 2004 during the 7-day period prior to the 15 June site visit was less than the 63-year average for the same time period,but the cumulative total for the 14-day period prior to this visit was almost 20%more than I the 63-year average for the same timeframe. Subsequently,one can conclude that the 2004 June precipitation was not significantly different from the Portland weather station's 63 year average. I The rainfall for 2004 during the 7-day and 14-day periods prior to the 16 July site visit was less than the 63-year average for each of the two time periods. In 2004 no measurable precipitation was recorded,but on numerous occasions,trace amounts of precipitation were measured. July is one of the Portland's driest times. So it is difficult to note if a 14-day period without measurable precipitation is significant when evaluating the presence or 1 absence of jurisdictional wetlands. I5.0 WETLAND INVESTIGATION RESULTS AND CONCLUSIONS I The wetlands fieldwork was conducted during two site visits. The first site visit occurred on 15 June and the second on 16 July, 2004. The objective of.the first site visit in June was to evaluate the presence or absence of jurisdictional wetlands in the meadow-like area. This was a determination effort to support moving forward with Ithe overall project design. The objective of the July site visit was to map the waters of the State and associated jurisdictional wetlands adjacent to Kreuger Creek • IData from a total of 7 wetland data points were collected. Three data points were collected from the meadow-like area to complete the wetlands determination effort on 15 June and 4 data points were used to identify and substantiate the wetland boundary adjacent to Kreuger Creek on 16 July. The wetland data sheets for both site visits are located in Appendix A. IFollowing the data collection-effort on 16 July, all of the flagged wetland data points and wetland boundary locations were surveyed by Kurahashi &Associates. The accuracy of the surveyed points is approximately 0.3 Ifeet. The wetland boundary and data points are shown on Figure 5. • None of the wetland data points located in the meadow-like area satisfied the criteria for jurisdictional wetlands Idespite the vegetation being comprised of a mix of facultative and facultative upland plant species. The dominant facultative species in the meadow-like area are horsetail (Equisetum arvense), bed straw (Galium species), meadow foxtail (Alopecurus pratensis). Non-indicator species like musk thistle (Cardus nutans) and common foxglove (Digitalis purpurea) are also dominant plant species in the meadow-like area. The meadow-like area soils, are moderately well drained and in one case at DP-3 are nearly somewhat poorly drained,but they are not., :_', hydric. The soils observed correlate most closely to the non-hydric;<Kinton series because:these soils have a •' thicker soil surface.than the Cornelius seines.::None'of the`soils obser'ed� he •e°' a _,�_,. tv�. in th m adow�l�ce area:Have• a ed"o :u. `::t+-• i.J."`S:- ,..k'+. - `:i5.. :..Y'.,a:r.. "_- - x..fir.•: a;4. - � ...x,� .�ikilY•��t�n.1jut� r.14:a.{ 1/• .Yk>`alu '\,p Y:,+:: ' :_reduced°colors:• .Surface`soil=`colo bs ,a'::; �t ,. ar �-;,. ,�; m,�o ed ee�,brown='F�:1'.�1Z3`:3 Alsa��aaQ� �ottlui :oUserved�:' .at q� ~): } ,nt�M`x.rn•r .,,;��.;'� _ y...:.�.;_ e:F•Vii....t,�.y r• 4`5 �,>.:�t3\n^?•:iu .. �°'s'' .4. ..ti'=i•.4"�a�♦.��y.R� -.I',����F�!� �T'^ _.�_aR.`x �, i'�' •Y.� _ •.^�'".. .�+z ��a,R..N:-.:.�''..`f��. _1�r]]y�'. �7� �.�';;;;%,..,,,,,,.,..*,?:;,,,, in'•p h•a^4',...1:': averaged'.th.de 'er-than'nearly 1,3, :,Onl i ne•data oint"D -3•-hadmottle's'at=a de ` ` .:'' ,°' eP Y• - es: � shallower than��I2.t� .�` :..h._W l C..�Y�j±'^'SSX.:v'':•�>'�:..j•':L F .y:�rls`Y,-->.is_ .L�aW!al� sM: YY:ti• �-,y,.:.. _.:<T::�..;.•t��!- -,.��-,.�....,.,.•. .p� �,•;�,� . ..� ;�;�:��. �.•.+`_"�-.. �C .3,.�'L'Tt, - ..s�^'�•�•` -.l. .c'^z=`•:a::: •xti"iv`Sr,PY-`-. _L.:.�,.�•N:-.wv.;c{:.:.::Z, :i4�'e='KK-ri. :na?.t; ~� `inches:'At:this 1 ca d :er 6 .,, a.- o ho mottleswere:oSserve atcil'iio es but:t4:4. 1q.:1 :lowchrom ,1i,#es` ydthe• 4 ,,.. ., "; _a; ,.*:: .fi •4�, 'fi?-:.x,.. ,-e.-- :'.t:.: ..K._�..,._..,,....{,�, - :;GT' .,<;:�zs;;K F:+:q�. •. ,Xb:a `:''� a u.<q?i r,i3.Y :"ui::.a.ti_.K.U!r l�ia.•+. �"-Y?....> .,y::: : l.'ts.. C xR-- :1 •^i +) e: ''4 4matrix colo• .w enot�` a ed`o-redi`cec -=°Also none:of the da a `` ciat='dow4ik a-ag :e jtIOn"A1 �:a;,:,r - �Pam,,,.-' „�, .k-,-gl�.y• ,r _.z,. tap01F2tS, 1T tlie.meado white area exlilbited;an .F_,' :„t. .•>�� -�•n•Sa'''r�"•<_�,.r. `� i*��. g�> ;!�i. �'_h""�-"1`�'t` •�b!� s'.'-+Ta:}�s:fs:.`;�`�_y,....:.�� _ y:-.s:-««R ,- r. .. �.,, l�r, 'O:.v�'r;z> ` .�.�` 1d3� -' ii.-, -y<;?a. 'tf..*a,....b�v .�•...i,�'.'rF. !:isz=.•5•r.'K�<•<` `-5,�„K•-��-r�?T•4� �'�'�i,':''g�A:Y�c'��L'"'S' 'iY'•�<K� .�5���1''�wy:.• - ti >w mdieators,„ofi. etlandllydrov ,The�meadQw-llke are 'didkno t,e 1ubit"an of tfiel is rim o sewn r. •�� ., , y� Cl -:d� '. h ? v. � .E ias s r°emu "r`� � Y°' :c� �a-=' �! ere'not saturat'.F x ;. ,�. nog _.;,,,- r 4 an g indicafors TlieY „ ace:soiTs .WkIne:so�Tswereno,,saturated-in--P.:, r e 1 �: J• >:,,.:: �," •ixFt�'r�,.,:i:-C?;�!ea'�-',7y:r .a>�-:r..p.<.:c::-.:2- "_�:w.�'isec. =i::" -%- -��.� :�::: ti s :�:�:•=.'—.y"" t., �` a:;• Y rti�� .wx2,>..�-z.''?.. ^::r,,.,it'• :F�<^i„ �z`u'+�:.x:: � �',3'�i r`��-..'•?1,j't,� ..�:.-,..;;3.:� 'E.�;t^4: �'�`t,,:.�y.;,}_....x�7.:.;•.ti:':.':�'���.�z.. '?'�•x... a, 'AM1 y4 .: �`•''e!.• - .:r:*•:,<2:.i.•i�.;aia""i•r:.. '.� :r ,.rnil,i;ifi:F•.. ..-. - ac..�c.•:1• ;.'^•Ci• Si .Y.•_r .err••'. •�.r �� _ 4' a.Y `3 4"••. ..ti. tea v - - a 'lv fLi� .SFi,. i'{ C =l 2i -ham! •}Y.w w�a I e inches,there were no surface water drainage patterns, and there were also no oxidized root channels in the upper 12-inches were observed at any of the three data point locations. In addition to the Kreuger Creek stream channel, jurisdictional wetlands were identified adjacent to Kreuger • I Creek too. The wetland areas identified adjacent to the creek are all located to the south of the creek channel. The northern top-of-bank is where the delineation of waters of the State ends. This is in part a result of the topography since the south-side slopes are not as steep,but also because of the inadequate site drainage resulting I from the two stormwater drainage inlets. It is obvious that ponding occurs around either stormwater inlet structure. Either because the inlets are sized improperly and are too small to accommodate peaking stormwater flows, or they are sized sufficiently, but poorly maintained and choked by debris carried downstream. Field iii observations indicate the ponding may be a result of both situations,but irrespective of the cause,this ponding is what supports the wetland area hydrology. The wetland area adjacent to Kreuger Creek is about 4,753.54 square feet or 0.11-acres. The wetland area is dominated primarily by Reed Canarygrass (Phalaris arundinacea) and Horsetail(Egz(isetum arvense). In the easternmost extent of the wetland near the eastern stormwater inlet,there is 1 a greater predominance of bentgrass(Agrostis spp.). The soils adjacent to Kreuger Creek do not correlate with the Comelius-Kinton soils mapped in the area by the NRCS,but the wetland area is too small to have been identified with the scales used during the Washington County mapping effort. Rather than attempt to correlate these soils to 1 any specific soil series,it is best to describe them as poorly-drained fluvial soils. 6.0 LIMITATIONS IThe 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 Ithe 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 regarding the precise location of wetland boundaries. This report documents the investigation, best professional judgement and conclusion of the investigator. It should be considered a Preliminary Jurisdictional Determination and used at your own risk until it has bee reviewed and approved in writing by the Oregon Division of State Lands in accordance with OAR 141-090-0055 through 141- 090-0055. • I I • Sx- i�•- 1• a a 'ii s ! >,'P ;;▪ t , r. Vii; r.:`,: .s 1� '1. c C>. '•a•S r�t c.f :V4,4-- ▪ •i4• S� _ y �Liac-= - �ti e'� •Sti .S D�i f o. _ • it 1 If;,....:,:u21:.:.,;‘,..,. .f.-T Y�••- of �•- z Wiz' , --�' of .ar- %jam, t�..= -s'p'a... .�•.- _ •c`r• "r., l I7.0 .REFERENCES .7x4 7 City of Tigard,Oregon. 2002. Wetlands an,....:, d Stream Corridors. 1 http://www.ci.tigard.or.us/online services/gis/docs/word.pdf. . MetroMap. Metro Data Resource Center. http://mazama.metro-region.org/metromap/metromap.cfm. UReed, Porter B, Jr. 1988: National List of PIant Species that Occur in Wetlands: Northwest(Region 9). U.S. Fish and Wildlife Services Biological Report No. 88(26.9) 1 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. . IU.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. 1985. Food Securities Act Manual. U.S.Department of Agriculture Natural Resource Conservation Service. 2000. Hydric Soils List, Washington, I County Oregon:Detailed Soil Map Legend. • UJ S.Department of Commerce National Oceanic Atmospheric Administration. 2004: National Weather I Service Forecast Website for the Portland,Oregon located at the Portland International Airport. • U.S.Fish aid Wildlife Service. 1981. National Wetlands Inventory. Beaverton, Oregon and Lake Oswego, Oregon 7.5-minute quadrangle maps. I U.S. Department of Agriculture Soil Conservation Service. 1975. Soil Survey o P &� il Sury y f Washington County,Oregon. • United States Department of Agriculture Soil Conservation Service in cooperation with Oregon Agricultural I Experiment Station. , • I • I . • I . • . :f r .i' ��-, ,•`i ;•'..,: Vii. ;;",a C t. iii 1: ?`La. ,l 1. Y jy Xy- r .�..:. :::�•,„: ,Y,•.�� ail•,.:r..%'y--:. -L .ci, �£ '�. - �Yti".�.Y. .S nl' :-.fir;^?`".�i,'`t •i. v, .l",,...<? :'1 "° c r.. _ Re: :Z �Y;-r>7'•'`,' •is tir,: w•:.'C ", pS:aT:� ' .,.� t . \.,.,.. �.Ge - G3 �-r3 � f C�i L°•a.•,;$i':. `.Tl _ ,x vT 1- M t' 4' s� lr:.k • .,;,:pf;:..:,.: .. .-s'' '..::.:''',... ..2; '` :-1t:: 'a, -,. ..�r.,<%Z.,?..- _ :s... if:S,x, r ,a ti,< ,_I y {d; Srl ::i r .L' T r3:w is T,•� s.: � a ^itv •.yam, {. 'i` w• �'s:s. .xl.. �. .fr,:. .tom 1.,, it' - ,•r.'•r,°4Yaa 1' �f�- :C. 'rte ^` •.: TY ::C: .��.ta`J. .�� tt �1 •C•4"t a' -{_ ,;.* we. 6:;; .ct.. 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DATA FORM • I ,. • • , Project/Site: Maplecrest Subdivision Date: June 15,2004 Applicant/Owner: Dale Richards County: Washington I Investigator. Jess Brown State: Oregon Do Nonnal Circumstances exist on the site? Ej Yes 0 No Time: ,1300 7 1800 • . • Is the,site significantly disturbed(Atypical Situation)? 0 Yes El No Weather Clear • Is the area a potential Problem Area? 0 Yes El No Plot ID: WDP-1(upland) I . , ' VEGETATION("I represents dominant species) . • . . I % Relative . - % Relative • 'Species .. Cover % Indicator Species Cover % Indicator..■ • • Trees .• Herbs I ••• • • Equisetum arvense 30 ' 33'I FAC • • Alopeenrus pratensis 20 20q FACW " : • . , Cardus fillilillS' 30 ' " 33-4 FACU/NI' I Galium spp. 20 201/ FAC/FACU • • .A stis s gro PP 5 5 ? • • • Saplings/Shrubs ' Festuca spp: <5 <1 • Rubus spp. <5 <1 FACU . • Vicia spp. <5 <1 FACU I ... • .. . . . I . Woody Vines .,. . . • ' , .: • . , • . . , II 50/20 RULE DETERMINATION OF HYDROPHYTIC VEGETATION(AF IkR RELATIVE%CALCULATION) . Trees Shrubs Herbs Woody Vine Total ,• ,•• • . • I iirof Dominants FACg>OBL 0 • 0 . 2 0 2. #of DntSTAC-*UPL' "' 0 0 2 0 • 2 . ",,.• • , ,.• , . ., • I Percent.of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 2/4=50% •Remarks: First data point in meadow-like area. The vegetation at this point has a combination of FAC/FACW and ' FACU species with most being FAC/FACW,but soils are not hydric nor are hydrology criteria met. Site is an •• '' upland. . • ■ • • ' I HYDROLOGY •,. . . . „ . . - . . . . • • • , I D Record Data(Describe in Remarlcs): Wetland Hydrology Indicators: El Strearn,Lake'or Tide Gauge 'Primary Indicators: • 0 Aerial Photographs 0 Inundation .. 0 Other 0 Saturate in Upper 12 Inches , • IIZI No Recorded Data Available 0 Water Marks — D biffiLiii6i. ' . . .. Field Observations: 0 Sediinent Deposits • , _ 0 Drainage Patterns in Wetlands ' .....',•., • 3,6'4, 1 Depth of Strface Water ' , None (in) - Secondary IndicatorS:' .. .... 0 Oxidized Root Channels in Upper 12 inches • .. 4.':',2•••, '::::•::.......: - Depth to Free Water in Pit: None (in) 0 Water-Stained LeaVes' :7.:.•;;;.?1,;'/;',. 4 i.' ' ::•. '-' - - •E.::;-•- ' I;n8a1 Soil Survey tia.:iE . • -- - ',.,,,`•:,.31::''''N'T.1.: -:•.• ::,,, .. .: :Depili to Satiiiited.S.oitS:i, .. ,544",not1:113§6-i-i.. eif: . DFACeikt,67-;&:-Yrst,..1-;-. .•":,... • , -...?•*:--.-.•::...4.:: : •••,: .trh,•.;.,:i- r . • -.. A A..t." :.. . v.,...,, „..,.„,,,.„,t.:. ...,., . . :.. . ........,;n.v -.t,,,y.:,..stiv.mpris.4,, ,iyie..,....4 •i :.,,.,,...:c.4.5v:........a.....:7.:ria i .. ,, ,.. ......: a -1.; -'.:‘.:. . .-tVt.? .: atil,S.ACRIM-111.13-SECIariC9 '--3-4Y.,--,.*: -...-3''.-W-, ,...,. .....—,.„-t=4„4.7.1.2..i.:.1.._.:...:.„,.....,..:....„4,::-..,...,....,,4„......,.....s.....::...., . .., .. . ...„,_........„.„.„?...‘. . ..., .. . .,.."...,,,..,....„....„,,;:.....,.....„.. ..s .....„:,..:,..m.,‘,.:.•....• !..e......:.*.:a',;•;•.;,. .1.••v • i'''',...)- •it' .. i,' .'',1'''''-At'-.11::1'•4•Z`r•-''',4^!••-.• : • " •, -'• •• ---' '', -17 . • .,2., -•-•:,..•.-c. ::i7.tc.1. .:- .,.ti--:: i... ..3.-..- e.•,.c.A.,.4. b,_....,,.•-.:.• , .• - ...,....,,,,„...,,i,-..,,,,.-„,. ,•.,,,.• • ..7. , - ,f.-,., :...:, '. :' , •.: • ., :,, .• ., ',. ..'...,::::;:i',..9'.:•2•,'70"4:,.'.;;4 :..1,. .. ...:. ., .. ... _ . .. . - . _ . .:. :,..-------- ------.. .. .- t:::.:. .:.........--. ,......;.•..-:',....;',:;.:i.:;11i.:Pke,itl..t .‘,,..,;.t, . f. ''4 ' . .' . '' • • . ' • • ' 0' :.:,11:::,:ti-e'..-..1".': -.4 4-‘'...5'.:'.,: .. 1.1".. ..• ':.:-..•:.1...1;•=1:;)'?■;14$1:•F:N .1;.•: I • • . I • . Remarks:Hydrology criteria are not met. No indication that hydrology criteria are met:soils are not saturated,no drainage indicators,no oxidized root channels. Some mottling but not pronounced and at depths greater than 13- inches. 1 • SOILS Map Unit Name - Drainage CIass:Mod Well (Series and Phase):Cornelius and Kinton,Sil 7-12%slopes(11C) Confirm Mapped Type? LEI Yes 0 Na ITaxonomy(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,ett 0-13 A 10YI2 3/3 None Sil,2fmisbk breaking to 2fmgr '13-.18+ Cg 2.5Y4/4 lOYR 4/4 and 4/6 Cl and 2fd L/Sil;lfmsbk • I . . . 111 Hydric Soil Indicators: - "0 Hislosol 0 Concretions 0 Histic Epipedon 0 High Organic Content in Surface Layer in Sandy Soils Siilfidic Odor• 0 Organic Streaking in Sandy Soils ' 0 Aquic Moisture Regime 0 Listed on Local Hydric Soils List • 0 Reducing Conditions . 0 Listed on Natienal Hydric Sdils List , . • 0 Gleyed or Low-Chroma Colors []Other(Explain in Remarks) • • • I Remarks:Slightly gleyed colors(2.5Y4/4)occurring>13-inches,but without low chroma mottles. Soils,observed are. not hydric nor are they mapped as such. , • I WETLAND DETERMINATION • Hydrophytic Vegetation Present? 0 Yes 0 No Borderline • -+, Wetland Hydrology Present? 0 Yes 0 No - Hydric Soils Present? 0 Yes 0 No ,., Is this-Sampling Point Within a Wetland? 0 Yes 0 No II Remarks:This data point is an upland. Is located in the southern portion if the meadow-like area of the site. Slopes are about 7%. No hydrology indicators'present. Soils are not hydric. Site not a wetland despite vegetation being ' marginally dominated by FAC/FACW. .1 • f.E.F••` .■:•... .:}r.{' 'J .:.r!'7;•. , :ark:•. ti;" ). f....irc t;:' t.•:. 1• .. 'cli' Lr.:.1<tii1.ailbs:jl4'.V.+4iri..;-"4 .... 41.k+ •r. c W 'C4 .!*:::--17:;'--W '-' _ ."'''•gv.',C.- -'sr,L'.v' i !'E' ':% y yi•L.• Ill IROUTINE WETLAND DETERMINATION DATA FORM Project/Site: Maplecrest Subdivision _ Date: June 15,2004 • Applicant/Owner: Dale Richards County: Washington • I • Investigator: .., ,,Jess Brown . State: Oregon . Do Normal Circumstances exist on the site? ®.Yes • 0 No, Time: •0900,-13.00 Is the site significantly disturbed(Atypical Situation)? r0 Yes ®No Weather: Clear ? Is the area a potential Problem Area? •0 Yes . ®No Plot ID: . WDP-2(upland) • T VEGETATION(1/represents dominant species) I % •Relative. % • Relative • ;Species _ . ' Cover % Indicator Species Cover % . Indicator '. Trees . " Herbs . I S ' Equisetum arvense 60"' 551/ FAC • Galium spp. • 30 • 271 FAC/FACU" • Cardus nutans 15' 14 •FACU/NI'' ' • Agrostis spp <5 <1 ' FACW..? Holcus Ianatus <5 <1 FACU - Saplings/Shrubs Rubus spp. 5 5 5 FACU , I ' . i• - Woody Vines , I ` r 50/20 RULE DETERMINATION OF HYDROPHYTIC VEGETATION(Al.1 F.R RELATIVE%CALCULATION) Trees Shrubs Herbs Woody Vine Total' ' . I #of Dominants FACc>OBL 0 0 - 1 . 0 1 #of Dominants FAC- UPL 0 0 1 0 1 Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 1/2=50% IRemarks: S IHYDROLOGY S - 0 Record Data(Describe in Remarks): Wetland Hydrology Indicators: i ID Stream,Lake or Tide Gauge 'prima:}+Indicators: .0 Aerial Photographs ❑Inundation Other 0 Saturate in Upper 12 Inches ®No Recorded Data.Available • 0 Water Marks I 0 Drift Lines • Field Observations: . 0 Sediment Deposits 0 Drainage Patterns in Wetlands ' Depth of Surface Water. N/A (in) Secondary Indicators: Oxidized Root'Channels in Upper 12 inches • 0.-.k PP Depth to Free Water in pit: N/A -(in.)' 0:Water Stained Leaves. 0 Local Sod.SurveyData :t • Depth to Saturated Soils: N/A (in) FAC-Neutral Test : FFYY� , : ;. .Otlie :(E4plaii in ker arksl • ':: _ ;40• .' M1 _ ?ter,..$:; `�. V K' i it" 1 7 tt' n•. C c� 'i-.. „n>-}.,ett,n. ...3::Av'. _ :�s,v .. r .W ti'ri~. .., _. fir. r,.: ,}7t - ����+.5. a.F•3� �,R'; .r4 •-�—Y..>u;:p.•�.1.� _ - ,,.t- �,�.�':.-:.r,.?.... =ir-� - rr..r :w :4::..�,. ,�r:.c:,.•� v/v.l..::::Qy.y fir. ;.A:) .r`' ;+•` 'S..411.r.._;-7..1:>°2 j '-'.;',!.:•:�x%'.':r._. . . .• _ 'i'.: _ .. ..'?; I • • IRemarks: No hydrology indicators observed. Hydrology criteria not met despite the presence of hydrophytic vegetation in the form of horsetail being very dominant. SOILS i Map Unit Name Drainage Class:Mod Weil' 1 Series and•Phase):Cornelius and Kinton,Sil 7-12%slopes(11C) ...1 Confirm Mapped Type? El Yes ❑loo` ITaxonomy(Subgroup):Did not classify. Evaluated hydric vs.non-hydric. Profile Description: • Depth Matrix Color Mottle Colors Mottle Abundance/ ; (in) Horizon (Mansell Moist) (Mansell Moist) Size/contrast Texture,Concretions,Structures,etc' 0-14 • A 10YR3/3 SiL,.lfmsbk to 2fgr I14-18+ Bw 10YR4/3 SiL/L,lfsbk • 1, I I Hydric Soil Indicators:' 0 Histosol ❑Concretions ❑Histio Epipedon ❑High Organic Content in Surface Layer in Sandy Soils 0 Sulfidic Qdor ❑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 T ; Remarks: Not hydric . , IWETLAND DETERIVIINATION • Ilydrophytic Vegetation Present? ®Yes ®No Borderline " IWetland Hydrology Present? ❑Yes El No ;'., , Hydric Soils Present? ❑Yes ®No Is this Sampling Point Within a Wetland? 0 Yes El No . Remarks:This data point is an upland. Is located in the middle portion of the meadow-like area of the site. Slopes are ' • Iabout 7%. No hydrology indicators present. Soils are not hydric. Site not a wetland despite vegetation being . marginally dominated by FAC species. I ��r� .'—^- :1.1:,S,.l��r.;li.V4" s ....__.1:,::,'S';.-...... ', ,'iT .`>`.'(':' .i;:. t'i.v: } -* :E. ut_ _..`>A'`;/`4:..',i `�d t- '.t'�i. gt_?rr.;`r.::tiy ti;�'Cii[x.'',Igg• 4.4t.;?.--:',!--.:_ :• . r-' 5^ .. '-iC i ...4 2,-::::.:,1.1.4:,..z.:::;.:::::...-L.—::; :.:x •`' .J• Ilk e.ti: •. ,fit'. U . • • IROUTINE WETLAND DETERMINATION , •: DATA FORM 1 Project/Site: Maplecrest Subdivision Date: June 15,2004 . _ Applicant/Owner: Dale Richards •County: •Washington ' . I Investigator_ Jess Brown State: Oregon Do Normal Circumstances exist on the site? ®Yes 0 No Time: 0900-1300 Is the site significantly disturbed(Atypical Situation)? 0 Yes ®No Weather: Clear S! . ,T; IIs the area a potential Problem Area? 0 Yes ®No Plot ID:' WDP-3 (upland) • i VEGETATION('J represents dominant species) • . • I % Relative % Relative Species Cover % Indicator Species Cover' % Indicator Trees Herbs ' U . Pteridium aquilinum 20 22-4 FACU . Polystichum munitnm 30 331/ FACU • •• j Equisetum arvense 35 3911 FAC Agrostis spp <5 -<1 ?. : . I .. , Carex spp. 5 6 FAC/FACW Saplings/Shrubs . . I Woody Vines' Rubus discolor 25 . 100 1/ FACU• %o CALC TION 50/20 RULE DETERMINATION OF HI'RROPHYTIC VEGETATION(AFTER RELATIVE/ ULA ) , • ' _ ' ` ' Trees Shrubs •" Herbs' 'Woody Vine` 'Total • I •#of Dominants'FAC*OBL 0 0 1 0 1,: •• ; #OfDbniinants FAC I*UPL 0 0 2 1 3 • Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 1/4=25% .. , I . Remarks:Vegetation is predominantly FACU. HYDROLOGY • ' • U '0 Record Data(Describe in Remarks): Wetland Hydrology Indicators: 0 Stream,Lake or Tide Gauge Primary Indicators: U 0 Aerial Photographs 0 Inundation 0 ether 0 Saturate in Upper 12 Inches ®No Recorded Data Available 0 Water Marks 0 Drift Lines • U Field Observations: 0 Sediment Deposits ®Drainage Patterns in Wetlands • . Depth of Surface Water: N/A (in.) Secondary Indicators: • 0 Oxidized Root Channels in Upper 12 inches . '',.'..5..} e Depth to Free Water in Pit N/A' (in.) 0 Water-Stained Leaves'r: 0 Local Soil:Survey Data t Depth.to.Saturated..Soils:.,;......,_w..�,.,,.. r.N/A.,_„ :(in),... .--- . D AC;NeuL4Tes,.' �44;--:. . ,. .. .t.''',7-•._-'"" . -, • ': O Other(FxpIan in Remarks). •'":::i-,‘.• s �f• =ti email�s e�,h".d olo iriilicators of sezgea :.Th�s;loeaiion i_"ori a tezrac'-ai?o - to. feels nth_ofwhe e;a sla u" .`...�'r 4 w � y .i. y'-•�'_'R .� t v-�; kn...•-.•.,'""�3'+ik,,. `k_ F:; 1.�^w, ti:.:4-L�?'., 1 �4:',�:.w �4�r'• •5 �?�„��r�E•• -g. .,`la'A' 4I: 'eas 4t_4� x`ett.. L 2 ' a_/ct`'s,o »: a"-. :f 1=Al, i3<t.•'. :.t;v-,.n.. .,:; ?,.. * ..*is f' ,+y br ak occursr r o th,of Iope break;:tI a landform'is'more influenced:by .reuger Creel ::: `:'�i ' :� <= :,?• •„�-•• r.%- _ I . • • • ISOILS . .:,:a5: I Map Unit Name Drainage Class:Mod Well (Series and Phase):Cornelius and Kinton,Sil 7-12%slopes(11C) Confirm Mapped Type? ®Yes,E1 No Taxonomy(Subgroup ):Did not classify. Evaluated hydric vs.non-hydric. Profile Description: - I (in)Depth '; Matrix Color Mottle Colors Mottle Abundance/ Horizon (Munsell Moist) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc 0-11 A 10YR 3/3 SiL,lfmsbk to 2fgr 11-18+ . Bw 10YR4/4 7:SYR 4/4 flf,few faint,fine SiL/L,2fmsbk I . t, • • 1, Hydric Soil Indicators: • ID Histosol ❑Concretions ' ' ❑Histic Epipedon . ❑High Organic Content in Surface Layer in Sandy Soils ❑Sulfidic Odor ❑Organic Streaking in Sandy Soils ' •• Aquic Moisture Regime ' ❑Listed on Local•Hydric Soils List ' , I ❑,Reducing Conditions 0 Listed on National Hydric Soils List • • ❑Greyed or.Low'Cliroma Colors ❑Other(Explain in Remarks) . IRemarks: . I 'WETLAND DETERMINATION • ., ' Hydrophytic Vegetation Present? ❑Yes ®No I .Wetland Hydrology Present? . '❑Yes igi No ' Hydric Soils Present? . ❑Yes a No - Is this Sampling Point Within a Wetland? ❑Yes IM No ' Remarks:Data point is an upland.. . I . I .. ....i•-) _. iYf 'ate isr:..z.c:J•.. .1•F:•¢ay:7}.. : i:.. 7•,•. .� •'lj y�i. .f� `�-S.: .}_ �.�,F:'a-i�>.tr.>cf`�'�'. �.£..: _� . �." .�¢,:].�,�a . ��H "l- � `• a. •s�: cf.;.: �'-t):- � T „+�.' •.�`�_:=:":4at;�.'�.,,r.- �'� -� �,:;;:j •J—•,-.�1�y�h[.K5 �f,Sy �5T'.�' l� C-r�t .`�-t 'S:< <\..�[_.- .j� -'�r,�t�F.>,f- �c-'t.�f�'v' G4�; ����':'tk, �. sq �j, �'. �.•F _ i� -' 1 •,0-. t�• t••, v" "'"'":a8.1' -.:>• c..✓ r.i!S:Y \ <..: 1 ,";..• � ..r; ._ -. .rr d'�''tT�z:w:.:.�.K-tom?----,Ns-'��t..-:4 .�J�t.stv..r.r•,R....t.44..1 .,.;V +.••.,*�;�. ., .:1. '- -ii '?: .s4;, _ - _ _ may,-:r....,.: .�:..n,;;.y..;.•..r {'T .i•--c!itg`"�. ..`W t :ay':, .`... I 410 • I ROUTINE'WETLAND DETERMINATION DATA FORM . •..• • *;...- • — - II • Project/Site: Maplecrest Subdivision Date: July 164 2004 . ., Applicant/Owner: Dale Richards County: Washington Investigator: Jess.Brown . State: Oregon • I DO Normal Circumstances exist on the site? . El Yes 0 No •Time: , , .0800-1300. . . . • 1 Is the site significantly disturbed(Atypical Situation)? '0 Yes [El No • Weather Clear Is the area a potential Problem Area? []Yes Ej No Plot ID: WDP-4(upland)" 1 , . VEGETATION(11 represents dominant species) . . •:, • Relative Species Cover . , - Relative % Indicator Species . ''' ••%••• Cover `.711 %. Indicator ' Trees .. • Herbs . - -- Phalaris arundinacea '•4..: 5 FACW • .. Equisetum arvense , 10.y : .41 10 • FAC. . T. Pteridium aquilinum FACU ' . • I ! " , • Saplings/Shrubs . . . . i , - . • . • . . . • i Woody Vines I ' '• . . . .: ',-• ' . . . nl • . . I .50/20 RULE DETERMINATION OR.ELYDROPHYTIC VEGETATION(Al.lEit RELATIVE%CALCULATION). :. Trees Shrubs Herbs Woody Vine Total ' • ' . i, ••#of Dominants fAc5:9BL • 0 0; . . 0 , 0 0 ... „ . . . , . . . . • , • . I '#of Dothinants FAC-=:>UPL 0 0 1 " 0 1 ...Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 0/0-0% IRemarks: Data point is obviously an upland. Located about 10 to 12 feet south off wetland boundary.,.4 a paired, point to WDP-5 that is situated north of the wetland boundary. • ... . • • - • :. • : . .•:;;. ' • :;. I ,HYDROLOGY : -. •• 1:1 Record Data(Describe in Remarks): Wetland Hydrology Indicators: • I . [I Stream,Lake or Tide Gauge Primoaryclidi.ciiicaetoors:0 Channels'' .' 854 0 Aerial Photographs 0 Inundation FA Other 0 Saturate in Upper 12 Inches I ; N No Recorded Data Available 0 Water Marks El Drift Lines , , Field Observations: 0 Sediment Deposits . • 0 Drainage Patterns in Wetlands I . , : Depth of Surface Water N/A. (in.) Secondary hidiCators::.••:: s ', :1, : . •-•II , : •. *,e1§iii Upper 12 inches '.''' .-........:': ....:,:i....?....':-. .','••• : , Depth to Free Water in Pit: N/A cm.) 0 Water-Stained Leaves, 0 LoCal Soil Survey Data 1...if:'•:-.;,.:;•..:•4;.:. 1.; Depth to Saturated Soils:. 1 N/A .(in.) ' . 1:1•FA.P4`100•1304.!:`,1.. - . ;,....:14•:'.,...sik " =:-..: ;.'; :.':.. . : Dothbi(E4431 -i iiikeniaiks). :, •• :•:..;.:••• •: ;', ..•••• -V. • ‘ c,=`1:7: .....';',...'::'•„:: : .• .-:;:s.... ••• ••• •• • . : : '-',.• ' -••=•"'"•41'-'-: - ;......,.-.,,,,ci,sg,..b-7.,k,;.,:-..•;,:•§,c•;•.:.:.•:',..:,.-_,.%?..-4:J,,',,...-.:--.4:•.: -.--: i•. .-...,. .•-• : , ..,,,, • - , .,., , .,. , .,.• -....,-.....,,,•••• , ••::"..e\-.....• :•. .. -• •"7".r4...,M...-.`,."0'.Z:`` t,.,.tat: .t. `-'43;N:1,„7-.,,,,`'.'-if .,_,.■., .:,... ,...•• . ; . : , .. . • . 1::': s . ,„t,,.L.::::., •.:.. 1.,..'.`,...:,.....u;l,/.,::'..,-`4`;r:`,■2.`,..4.4,,:tit:••t.....4;:: t'.!."``,";-`''-`'''`•':,•," .::' : .::`-''``- *-. "::`:`.``'`.``'''7:-.....-:::.. - '-‘...-7-t-...-.-- ,•.,........--T- -.?. -.. .:-..,. .-...f. 7. : . . -,..-4'xi:.:;;;:...7,z,ezz'...Z...`••=.:•.f.• : ........Z,::L. r-.-_..f.:., _ •-'.. ... ._______... .. .. _ ..._....... .:7„. .,... ....: ...,......, . . 7...:'Mg..;'.3!;:.1.'",:.F:"*".:-".'''':'I'sf::: :: • . ' : - . . .. .. :.,::-..,:„....;.,...::.,:o.:.:,-,.....5....-..yb4y;;N:......:. I • • IRemarks:Little lower in elevation that WDP-3,but hydrology not met despite soils being mottled at about 10-inches. SOILS . - I • Map Unit Name . Drainage Class:Mod Well (Series and Phase):Cornelius and Kinton,Sil 7-12%slopes(11C) . . I . Confirm Mapped Type? 0 Yes 0 No Taxonomy(Subgroup):Did not classify. Evaluated hydric vs.non-hydric. ! P)= 1 t • Profile Description: Depth Matrix Color Mottle Colors Mottle Abundance/ . • (in) Horizon .(M a n s e l l Moist) (M u n s e l l Moist) Size/ContraA .• Texture,Concretions,Structure?,etc 0-10 A 10YR 3/2 L/SiL,lfmsbk I . Variegated ' • • . . . • 10-20+ Bw 1OYR3/3 and L+,lmsbk 10YR5/3 • i 1 . • Hydrid Soil T idieators: . , .: • ..... t Histosol 0 Concretions Histic Epipedon. High Organic Content in Surface Layer in Sandy Soils • Sulfidic Odor 0 Organic Streaking in Sandy Soils . • •• 0 Aquic Moisture Regime 0 Lusted on Local Hydric Soils List - ' 0 Reducing Conditions 0 Listed on National Hydric Soils List .•• .• 0 Gleyed or Low:Chroma Colors .0 Other(Explain in Remarks) . I Remarks:Soils have variegated colors;but do not appear mottled. Actually appear somewhat better drained than; ; ' soils at WDP-3. • I WETLAND DETERNONATION . : . : I� s: ; i • I Hydrophytic Vegetation Present? 0 Yes ®No Wetland Hydrology Present? 0 Yes ®No Hydric Soils Present? 0 Yes ®No Is this Sampling Point Within a Wetland? 0 Yes • ®No .•` ' ' ` IRemarks: . . . 1 .' .: •. ..tfi, ,:-i-, .. :k.,.;..: •;..:,. ' . . . '.Z i?S1.ifi ?^•`iti,iii . . '.ems. .ii':t;. .. .i,.. 7 is i'..i'.aiE.• . . ,. :f`. :.,.'1 ft+ Si , .li' ~l: .S:.i.1 {1'Y'.:.L r{ '.:^ x t.• .L%< avGi.. :: :v . -.r.�}, -4�-� =, :ix:.. .. .. ... ...... .. .. .. ..n. =`..e,.': N= -. .: •. X75• q.:,. - _- —_ — t.?. 7V*7. I • ' • I . • .. .- . ... .. . . , . • I •- • . ROUTINE WETLAND DETERMINATION DATA FOR1VI . - ' • • . ,... . • • . . . . . . . I Project/Site: Maplecrest Subdivision Applicant/Owner Dale RichirdS . . . - Date:'• July 16,2004' . County: Washington. . Investigator: Jess Brown . •. State: : Oregon .. . . .. I . Do Normal Circumstances exist on the site? Is the site significantly disturbed(Atypical Situation)? []Yes No Weather: Clear Is the area a potential Problem Areal . gi Yes 0 No Time: 0900—1300 fa 0 Yes isi No Plot ED: WDP-5(wetland).: . '.'....‘''.1 ' • . . ... , . . . .. • * ' " . ... . I . VEGETATION(\lrepresents.dominant species) . . . % • 'Relative . %. Relative . ; I Species „ . ,. , Cover i % . IndiOator Species . Cover % Indicator - ..- , Trees .. .. , Herbs ; . Equisetem arvense 50 53-4 FAC . Phalaris anindinacea 45 •• .. •47-4 FACW. • I tti Ranunculus miens . . , • : . . . . • • . Saplings/Shrubs • . ;. .I .. . .. • . , • • . . • . . • . . , . . . . , . ' . , • „. . • • . • • .. • ' • .. :• : Woody Vines . .. ,..• .:.! . ' ...-, • ;, ; , *Rubus Discolor • 5.,„-.!•,. 100. ':'/ . .. •. .. •. . I . , , . . • _ ... .: . • . . . . . . . I • 50/20 RULEDtTERIVIENATION.CiF HYDROlPHYTIC VEGETATION(AFTER RELATIVE%CALCULATION) . . . • . Trees Shrubs Herbs Woody Vine Total . .: #of Dominants FACc>OBL 0 0 ' 2 0 #of Dominants FAC .4>UPL • 0 0 0 0 0 I ,z' ..,• ' Percent of Dominant Species that are OBL,FACW or FAC (excluding FAG) 212=100% . • Remarks: Obvious a wetland location. Is paired to upland location WDP-4 . . .. . ... • • .. .1 •• . • • ,... HYDROLOGY . • • • • 0 Record Data(Describe in Remarks): Wetland Hydrology Indicators: I 0 Stream,Lake or Tide Gauge Primary Indicators: . 0 Aerial Photographs 0 ruundation 0 Other 0 Saturate in Upper 12 Inches I , .0 No Recorded Data Available 0 Water Marks ' - . El DIM Lines . . . • Field Observations: ' 0 Sediment DepOsits . 151.:aig*P4ttelns m Wetlands ,, ,„ . '.'... :.' . . ' Depth of SinfaCe Water:* 1 .., ... . . . . _ .. None (M.) Secondary Indicators::- ' - 1 ' ••••'', . , . . . ig pipidize4, 09t Channels in Upper 12 inches ..... .. ., •••••;.;Z:.:....:..-:: ...i.".'•Depth to Free 10:0.tei,in Pit: ' .None Cm.) 0 WaterStaitied Leaves . ' ' • • .. ,. . ... •,... -::;•.i'.., :'•,- . ,- •• •• '.. • .::,*:, . :.... . ' 0 LocatSoil Survey Data - "P ',;•-•''' :‘,..,.;•-•DePtitici.--Saftita'teitSikii -?. -1-..,.----. 16-..-:!•?&, (iiry-..--,,..----- -fretFA611.. utratTest ..1. ...n.,,-.7....-,,t, .. ., tt,..,1.4.A.,..4,... .,,:?r, ,..-.11.-ei',1•4•&-'... ! !:,., ...,.-ii,.fi., -;:'.... :4..4-i...ivz:siz. 4,\143-s,i..-V.:,.seta-ir...7,11....-.4::.•,...r..' ,.....,.„,,.....t2..._:.r.i.:•:':.-..:::,',..:1;;..-.•.'•• ..!—t.ir4 S'Ilieik., A.W.-`9•W•PP.i'•::".".:1,Var....•••• .:::;::%Cle..,'1 ;:t.,:-•.:•••••••'.4•0/74P:i.'i:k:•4f-v.svnsio.. 4,.a.,,;,..1,7...c:.t..:,,.., ,:-;-:,..,.4.1,-A-2-,,,,y..13::.(Jii,.:;::::-;.,1z..zit,,,..?:..-i,s.-„,..2-.:--,-,,,,,-:-,...::-,,f.f.,:::-,,,i,::?:,-,:-:-.,...-..,,‘,..-.:-,!;,:---.,....-a•Other(Byplamn:12.e1314.K,32:ii:,,l(v1;7-2.;,..i:-.-4,:-...:.,,:;:,:,ti:::-.,1;71-:.-,i ..1A-it...,,,, Y.I.,•:,i.a•- •.:"=-...-.E--.'•.•;;;;c••••,‘:::k;Z:z..:-.,,,4si.:•:',44,A,,,:i:•;z;--.1:•&.X.Y..,...IF,.:4,... ::,.iV•!,•.::.•:•<.,':.,:';',, ..;,-.:'..‘ii.•:q.:-.!::::.' .';'''::';'•^: .$;1*ITIA-341:.*14.,.:',i'q•n'.1.?"*3:13‘..A},D.,'•;4,;,:,.;'....4.1"i'''''.•••'-'!!Oilir••-•i '4",p, `;°?: •;•';f.,••••' •;tii iift.t,:y..:.'t".!'"?.!":'-'e•6.,:-.F.'t.t.c.fil.F.::,•4:.1•,,,i;t..;:,,It`.:C::::.11!.!:•;7..1'.41...:•,-r:'.•..•.'''.•.;','-.1.•••.•:..=.:•'..‘'. •.:::.: ;•,'".. ' ' ..•..'4.••:.''.2;:.':•'-,......6 vi',..:'"g''...'...-.!'.?"0:...1"7.•■••;/':•;?..‘'......,...';'..'7.•,'•::■:'Xi:.•hi.`:.'f.;...s.R4,1..741, `4,.1:. ''I.:J.• '',rr: ..,--..-f-3*24-L.,_.%%g,..iik--•&.-,,• ,:::;.?g-:-....:.: -..-: ,,...r.3.,.,:-.--,!--. ....,-,!:,:.,•,,.-,...--.. . • -...:7... ..-!,- -: ......:-..." ,.. ..,:.:,!..,..7.•:,.:, .• :•:-":-... .,:i •:::- . .,-......":,...-,,,,c ,:e:;%,.!.. ..:10.:. •.•:.: , t :,-,• -...T.R-,,c_.-i,--.7.:,=•,:g.A--,-,:,--zri, -..,-;:.,...:...,.--.::::....:. .i..,.-.:.,:„..::.;:„..i.:,.-•„•;,.. ,.. • • .., ....,....,. :.. : .. . .•:,.....:;......,.... •. ,. ..;;•::,..,,...-........:. ,,.•••.....,_ •,...,,.7.;;_.•,yfe.,,,. .tiv„*.i.70-..0944..;.,... ,,... ,---,: i.,:45;: izaIW-1; ::,:y--..-:--:'•---•...:.-.:-.3,.;.,,, ,::::4- -..--- - . - :::„..-...• ..: . ... :.-7.-:::::•:,:.:,.:•••., ..•• - •• :-.,...........c..,...::,:s..:.:44...F*-4,•?.:,-.4::•:::, :•:1 ..•••sv.:::figv..e,..i.$,A.f.,,1$ 1:,,,, -••:: :• ...•. -.•;::.:-•:-,.,•-: • - • •• ••• •: ,.,....:•. .....,.:‘',,,,,,.,:•„..,-...., • •• IRemarks:Stream channel is about 12-feet north. Hydrology indicators not real strong here,but topography and • physiography combined with soils indicates area is wet. ' SOILS • . Map Unit Name Drainage Class:SW Poorly/Poorly • I (Series and Phase):Mapped Cornelius-Kinton sil(11C) Confirm Mapped Type? 0'Yes ®No Taxonomy(Subgroup):Did not classify. Evaluated hydric vs.non-hdric. . • I . Profile Description: • i S Depth .Matrix Color Mottle Colors Mottle Abundance) I (in) Horizon (Mansell Moist) (Mansell Moist) SizelContrast Texture,Concretions,Structures,etc . ,0-4 A 10YR3/I L,1vf&fgr : '• I 4-11 Bw IOYR3/1 10YR4/4 Very few,fine, L+/�,lfmsbk . faint Many medium 11-18+ Cg 5Y4/1. ,10YR4/4&4/6• and coarse L+/CI-, Iwsbk to nearly massive I prominent I Hydric'Soil Indicators: I .... ❑Histosol 0 Concretions 0 Histic Epipedon ❑High Organic Content in Surface Layer in Sandy Soils Sulfdic Odor t ❑Organic Streaking in Sandy Soils ID Aquic Moisture Regime 0•Listed on Local Hydric Soils List ®Reducing Conditions Listed on•National Hydric Soils List Gleyed or Low-Chroma Colors [O Other(Explain in Remarks) I Remarks: C', r WETLAND DETERMINATION ' IHydrophytic Vegetation Present? ®Yes 0 No - Wetland Hydrology Present? ®Yes : El No • �Hydric Soils Present? N:Yes fl Na` . IIs this Sampling Point Within a Wetland? Ni Yes ❑No ,Remarks:Data point is a wetland. Wet areas adjacent to creek are confined to the area south of the creek. On the' ' north bank,top-of-bank is where waters end. t • • I ; : . . Ar'Fi• _5�'^' - �+ _ arm :4 .-:.}:'^yy; ..>:'.": J.k• •�-'..• �F:.� _s.rsc"' ``i -.v..,w:r.�•.�+:,�\•..•,.t siaG�S'r ...,:01,4:. .({ ,(y�,. 'r:" _ - - '•l' `��� ,\. 1.•.�.. t•. y: IF . -. - si:- 1• I 1 ROUTINE WETLAND DETERMINATION • ' • IDATA FORM . I• •Project/Site:- Maplecrest Subdivision • Date: July 16,2004 • ' Applicant/Owner: Dale Richards County:' Washington Investigator: Jess Brown State: Oregon Do Normal Circumstances exist on the site? ®Yes' 0 No Tithe: 0900—1300 ' Is the site significantly disturbed(Atypical Situation)? ❑Yes ®No Weather: .Clear Is the area a potential Problem Area? 0 Yes No PIot ID WDP 6(upland) I :. ' VEGETATION(4 represents dominant species) 1,, % Relative %o ,; .;• , :Relative, • , t Species Cover • % Indicator Species Cover % Indicator ' Trees • Herbs . ' Phalaris arundinacea 10- 12 ' FACW • Equisetnm arvense 35' 41/ FAC Pteridium aquilinum 40 471 FACU Geranium spp. •• <5 <1 T' Saplings/Shrubs 1 4 _ i. t 1 Woody Vines .. s ,: t.f ': :7 .1,-; , 1 f ',, �, Y 50/20 RULE DETERMINATION OF HYDROPIIYTIC VEGETATION(AFTER RELATIVE%CALCULATION): ,• •;;, ;.:.•, , Trees I Shrubs I Herbs Woody Vine Total ;Al of Dominants FACCOBL 0 0, 1 0 ;#of Dominants FAC->'UPL 0 0 1 0 1 . ;, •. , • III .. , • ; Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 1/2 50% • Remarks:- Mariginal hydrophytic vegetation IHYDROLOGY Record Data(Describe in Remarks): Wetland Hydrology Indicators: , Stream,Lake or Tide Gauge Primary Indicators: ❑Aerial Photographs 0 Inundation ❑Other 0 Saturate in Upper 12 Inches ®No Recorded Data Available Ei Water Marks I ❑Drift Lines Field Observations: (]Sediment Deposits a • • 0 Drainage Patterns in Wetlands Depth of Surface.Water. N/A (m.) Secondary Indicators: . Oxidized Root Channels in Up er 12 inches 0. : PP _,Depth to.Free,Water..m Pit:..._..,••_._,..._..�_.N/A ,. a -Stamed.L:eave , , (�.).. 0 tee sx f_,�..,a�...>,, ...:••, .. ❑Y;ocal Soil Survey Data• D to Saturated Soils: N/A (in). . .�?. 0 FAC-Neutral,Test:...• ;:•:' S _ -Otfiex 'lain R ks 44" wt.• y e - e�E.. au .,.L ''`.S'f: 'tt2. 'c. .':y. }•. *:ss�•-_•' "u'1 -'l:, . rS• ;:Y. :A. -`.-w<,.: �.;;,.:� ?r �.i�..G•X^k�`�.x.`.-.r.:•^.-3E.6 �:-� ... - �: `w �4 �f.1�:�:::, o : ..� - .a .; •, '.•�:..::1..,.: .-�2r-.:?r..y:;;:c.e�w...._�:."`.31,::v`'^.iu.r.::S•.-7.--1,.!::::::\";1,Z V. i?1: iy � .I.e.,. "ark".- ' ikraiiii `•:c a a .. :r , _.• :.o;: _gy rit .arc ribs'inet:-Justsoutli�-ofslii"'ebreak�to�tfie n" e• ^+,- .a .5.... �_. 7...... • Y �.... _ o_"rtTit;vfi re�wetia °ds' ;•�,-;..,--- — - - ------ — - — _� — - occur �,�.,��,� .f�, °.rsn�s::y�.•.P., n <,,. t 'r' �`�'a:♦ - r.. t : �_ c..•¢y�k•,.+,4`•ic"v':dir"-.i�t:•.: .'-.:....r.. _ _-_- .. _ ___ __—_—. .. .._ _,r!....,,,:....7-7 ---...,:,--_ °ot,+'..'i�_•.i::G"•2 F• I • • I SOILS I , Map Unit Name • (Series and Phase):Mapped Cornelius-Kinton sit(110 ' Drainage Class:Mod Well • Confirm Mapped Type? lo Yes 0 No:. • • 1 Taxonomy(Subgroup):Did not classify. Evaluated hydric vs.non-hydric. : . . . • . .. 1 'Profile DeScription: (in) Matrix Color Mottle Colors Mottle Abundance/ • ., , Horizon ' (Munsell ell MoiSt) (Munsell Moist) Size/Contrast Texture,Concretions,Structures,etc I 0-11 A 10YR3/2 SiUL,Ifmsbk ,.. :•- - , 1 l•-17 Bw ' • "' ,10YR23/3&5/3 L+,lmsbk ' . i 17,20+ Cl - • 10YR3 7.5YR5/6 . Vl r Y 1.w'fn. e L,. lfsbk fant 1 • , • . .. . ' . . . . , i • . . . I Hydric Soil•Indicators:-' 0 Histosol • ,` 0 Concretions • 0 Histic []High Organic Content in Surface Layer in Sandy Soils I HASulfiquidic c Odor Moisture Regime Sandy :„.. 0 Reducing Condition S' '•.', • ' 0 Organic Streaking in Soils . 0 Listed on Local Hydric Soils List 0 Listed on National Hydric Soils List . .. . ,. . 0 Gleyed or Low- hroina Colors 0 Other(Explain in Remarks) • . . I RgtilArks:Not hydric. Mottles do not occur until deeper than 17-inches and are very few and faint below that depth i ..• , . 'WETLAND_DETERMINATIOisi • . - . ,.. ' . . i tlydrophytic.Vegetation Pi.esent? isi Yes ' M No Borderline . • Wetland Hydrology Present? 0 Yes El No r I Hydric Soils Present? fs 0 this Sampling Point Within a Wetland? Yes No El 0 Yes Eg No . i „ . Remarks:This data point is an upland. Located about 8-feet south of the wetland boundary. I . I . I tj,. •-•• 1, ::;.,.....,,...i., • I- , ., . , ,:,,Is-i r7;,,-,.., .,,..,f.i. :1...f.,j,W--4,'"Lic :.• tr• . , ,-.,,......J.:-.„.,:-.t -..• . . - • ri.: -':,,...,;Fir.444‘8,1t--:;-...r.:t.:f'il 1 . :.:`i ',. , ;Tfgr qi:i:aff4424.1-4'....,,‘,t't :1.-':3 ..4 ! .. ■:.=. . J!-...1=ex.- 'ik . - •.. 0'. .r.1.7/4'41;7;i4Wr 050-4: 14 7 c 1'':-.:-.,..";•. ' '-: '-,.--.:.; .... ! I 4.7iCi:S.+ti'A•41•U PrrilcktwOz1.4-. '-',..,st.--.,I-.1.- • ..- . -.. • . .: .' -. . . :-. " z..- • i•■.41.1 • 7,...&.(igistP:Apt 11.,..,,:?..., .;:...:.‘tli...::),fi:A'S.:'. . ;, • ' ' . -.::;:kj,.71';!..;:.:::,'::::::.':5.:.-t...f.;....:......-4..%.4'...".?;.;:i...... : :•:::..::';..,- :* :...-..4.,A:;: :.,:-....2.:''..':, ::-.... 1-.'". -:::::::%;:' . , :,1"... ..'.e•:..., .1,•.':; .•::l•-•.--).:-,,!-.444."1.1%..:....'.:::.;:."-t.P.•i'.',„-, ii'.;.::: r::...,,,. :::i::.:4..;:,.:-::..,.-:,,,::.,:z.,?Ifia.--c.y:yi.,-,..,?:,-%-.7.---:-..:-,:--x,,.-:-.:,,,,--.-i- ,..-,-..:-.-:'''''''''''N.I.:1-:.:i7i1-:;,::.„ :4:.."•:::iil',.1.2:,:"..Fit:::5',.;:-.':.11,..il,t1'.'t''',...1'..:,::i'lls4'-:-' :1,=:::,:i..47's.'1",. .e..7,'.61q1,1'.''' ': 1 - . ' •'-.:': ..-.447;FgA;...:211i.-;;:,..,.•s•,. !, -1..1!'.. ::'".:4-.:j..11EI:.C.i.it: ::?.; :i''.::'' ..-.. ...:.`-'.."".. ::,• :.' — -',,:. " 1• - : . :.:;.'t.-:-- !::- : •• ••-:::. :f .,:......- . : • , • '. : •:. ••••••••••,.:' ,';:.■kes, r'1:.N.4.1,,.-iY*,' i•,"; 'kW'.,fk,litij%i•4":::,':••••:' ". ' ' "•:'— ---.•• .'"-.7 • ---: • ''' 7-1 --" .--17.- ' ;-: . :. ':-7 ''S '''. ''''. ' ': - 44. " . • . — ',:.': '..1":A?.!;=vrak••11 -'1:::;j:•:''''S:1; • ••:"!..-6:i.;f§,i,-St4.1:1.1'z:?.•: • . : .. '..--,•::..',-0;':::::::1;,.w.:.:' I I ROUTINE WETLAND DETERMINATION . • DATA FORM' " Project/Site: Maplecrest Subdivision Date: July 16,2004 Applicant/Owner: Dale Richards County: Washington - . I Investigator. Jess Brown . State: ,Oregon :• Do Normal Circumstances exist on the site? ®Yes ❑No Time: -0900—1300 • Is the site significantly disturbed(Atypical Situation)? 0 Yes ®No Weather: Clear IIs the area a potential Problem Area? ❑Yes 0 N Plot ID: WDP-7(wetland) VEGETATION(4 represents dominant species) . : .,-•,. I :. % Relative . . % Relative, t. Species Cover . % Indicator Species Cover % Indicator Trees •. Herbs I .. Quercus spp • 5 ' 100 ? Equisetem arvense 40 421 FAC - • Alopecnras pratensis . <5• <1 FACW,• Phalaris arandinacea 15 16 FACW •" .. - Agrostis stolonifera 40 . 42,1 FACW Holcus lanatus <5 <1 Saplings/Shrubs - • ` IWoody Vines , ; 1 50/20 RULE DETERMINATION OF HYDR(PHYTIC VEGETATION(AFTER RELATIVE%CALCULATIOPf) • Trees •• Shrubs Herbs Woody Vine Total .#ofDominants FAC�OBL•. .,. . •0. .0 .. - 2 0.. ,.., , .? .: . #of Dominants FAC-bUPL 0 0 0 0 0• I . Percent of Dominant Species that are OBL,FACW or FAC (excluding FAC-) 2/2=100% Remarks: I • HYDROLOGY 0 Record Data(Describe in Remarks): 'Wetland Hydrology Indicators: 0 Stream,Lake or Tide Gauge Primary Indicators: •I [I Aerial Photographs ❑Inundation 0 Other ❑Saturate in Upper 12 Inches • ®No Recorded DataAvailable ®Water Marks • ®Drift Lines ' I Field Observations: ❑Sediment Deposits - ' ' ;, 0 Drainage`Patterns'in•Wetlands Depth of Surface Water. N/A . (in.) Secondary Indicators: _ I .•.:.;_'r; ,.... .._,. .: • , ..., -...,....... 12 tithes .. � -" Q'Oxidied-I�oot`Channel"s'in Upper' •Depth to Free,Water in Pit: N/A • (m.) ❑Water-Stained Leaves ' 0 Local Soil Survey Data - Depth to Saturated Soils: N/A .(in.) - ❑FAC-Neutral:Test ' - •.• • Other lain in Rem_"arkS `-' . `•. t"y.Y;.: �;f f b.•I .,. ;et;,t -. '.Y. :2:.. -.. : •. ... .'J _ ... .Seri - .!„2 :;'•..y'Z. ^4 y‘ . ,.y ^4 mil. 4vY. ` C• •� ■ 4"0..! .'•-:.*:':::.. I • • IRemarks:Hydrology criteria are marginal Is an overflow area south and east of the easternmost stormwater inlet There is an overflow depression/channel about 6-feet to the south that conveys flow,but it pinches out against a • Iraised berm that keep flows from the site's southern boundary. . SOILS Map Unit Name ' • Drainage Class:SW Poorly • (Series and Phase):Mapped Cornelius-Kinton sil(11C) Confirm Mapped Type? 0 Yes ®No • 1 Taxonomy(Subgroup):Did not classify. valuated hydric vs.non-hydric. Profile Description: I Depth Matrix Mottle an (in) Horizon (Munscll Color Moist) Mottle(ManseColors ll Moist) Size/ContrAbundast ce/ Texture,Concretions,Structures,etc 0-10 'A 1UYR3/2&5/2• 10YR5/6 Common, L ' I medium,distinct Few,fine,faint' 10'=18+' LOU 10YR3/1 ' 10YR4/6 confined to root CL . . channels _ I • :Hydric Soil Indicators: Histosol 0 Concretions 0 Histic Epipedon 0 High Organic Content in Surface Layer in Sandy Soils Sulfidic Odor 0 Organic Streaking in Sandy Soils i 0 Aquic Moisture Regime 0 Listed on Local Hydric Soils List Q Reducing Conditions 0 Listed on National Hydric Soils List :, ' 0 Gleyed or Low-Cliroma Colors' 0 Other(Explain in RQinaiks) • . Remarks:soil textural differences indicate water must perch over 10-18 inch clay loam horizon. Soils do not appear' naturally hydric,but are sw poorly-drained due to surface water ponding. ' . ,1;:li ,.' ' : ` Wetland Determination rophy Vegetation Present? ®Yes 0 No Hyd Wetland Hydrology tic Present? ®Yes 0 No Hydric Soils Present? ®Yes ®No Borderline IIs this Sampling Point Within a Wetland? ®Yes 0 No Marginal transition location Remarks: This data point is a wetland,but marginally so. Will call wet because of vegetation and mottling in surface Isoils. Appears this location is where flows back-up before entering eastern storm inlet and also that water perches • above finer-textured subsoil horizon. Almost.like this is artificially created due to drainage modifications. Areas farther to the east at similar elevations are otiviousIy upland with lots of Holcus lanatus. _ : • . ?e`rj . i i.•'}, ' if t } t . ' 1 ii PI -h.wr:nAfe+.^ _ .a ..a..r w...v...w • . _•Sirn��:w.Fyntsi.. `• ;�,..�'y,R�r.r ;{'y :: f coh.SC.:.: - Y'..:. i` +'lei?," •F. 1 -'�\� , • ,rte' .. . • .. _ , ••. . ••„ „ • I I — I L • I • Rehabilitation Plan • Included:Informational review,wetland impact figure,planting plan,planting schedule, Iplanting details, cross section figures,erosion control plan,and pump well detail •I • • I , . I • • .1 • I • • I •. • • l:s C • •:t t saa : P � i e t,' ' • ' ' .....t,'''..t fir^ S ^, 7 • : � ' , :•>i r � :-:k om.• , + ”=ii•DC,.. =5,:§- .�.y kY:. cy- ia n .o{. l : • � •:, _ ._,.t w3 . 1'� .. q . vi'.:J_r`{' . ,�•., . -<I: , c. „ ;1fa•'f.- •;.,t -t' l:, .°l .,:,•t�.S .r if[ 'r "'` b-- 7C . .N „t :,,,, .-•,t >.„..,•..t, ..tr.,_ i ...„1ti.S• . *4 ;.r ,. _.1.ai."., : ' . c . ,.. ,, � ▪ . at rJ. •. , '; .` T ' tai .:i ' y, � _ ' S• �a 1kti h. I .r\' .may r F. ••'a��1 �+�� _ �j+`` n:t :l •- f: r r •:� Ic��"a rYq. .�, :',..kt:af. .v. ,.•\ .r:,.1:4'. .. •i'li','j'a<:, ;:.,,. ,L' ;<. •S. 4; ��,.�. v ..1•�5•t _ vi4 ... _ -,..•..,.<;:r.`i>,...- _'rx .,.. a:;..:..,... - e.j": f,_t. .gip . ,t.!..a^<n ▪ -.`\...;.s,t>".. f42'4 i +i�:;a :v:lkyt•3Q�.�, C, J,:S'.;`` I : Rehabilitation Plan , ' The proposed development plans for tax lots 5000 and 5001 will result in temporary impact of 2 small areas of delineated wetland on tax lot 5000 adjacent to Krueger Creek(totaling approximately.070 Iacres).A very small area of wetland will be permanently impacted when a triple inlet grate is installed for storm drainage purposes,and this area will not be part of the rehabilitation plan(.0009 acres).A site Iplan is included showing property boundaries and existing wetland.A wetland impact figure shows the areas that will be impacted and then replanted with native species.A grading plan and an erosion control 1 plan are also included. The impact will be caused by the installation of sanitary and sewer lines over the wetland and creek onto the developed area of the lots. The impact will consist of excavation,laying J" down of sewer and storm lines,fill,compaction,and replanting in exactly the same location. IThe goal of the rehabilitation plan is to replace the wetland inexactly the same spot.Native species in a diverse variety will be used to replace the existing vegetation(which is mostly invasive reed canary U • grass).Monitoring after the replanting will be done to ensure the continued survival of the plantings. IConstruction Plans Pad excavators will be used to accomplish the excavating,and trucks will move the fill material back onto Ithe impact site after the utilities are complete.Hand or hoe compactors will be used to compress the soil and gravel around the impact site to prevent erosion and prepare for planting.Also;the crossing of the creek will Iinvolve temporarily pumping the creek flow around the excavation area with a sump pump(see pump well detail).All of the construction will be accessed through the Rockingham Drive cul-de-sac and a private Idriveway at the end of the southwest Wellington Place cul-de-sac. IThe implementation plan begins August 1st and ends December 30th,2005 (including end of planting at an appropriate time of the year). The steps in the construction are as follows: I 1)Install um -around area • P P 2)Dewater area for const fiction I` 3)Excavate for'pipes 4)Lay dgwn pipes 18-24"for stogy water and 8"for sanitary. , ( -t��' .M1: ;y'•t 5).his'tilt .?,:t. . ,.: ,ii:, 6 a 4 J+ Com'act ((:-x•: ;:' i. - :i 4- ��c i'il -,• ''-ti - a :�. ,.mod+: .\�.:'`. ::q._"... .L `:Y.• �� f:I t�Y -; c'.Y 1 � tt tea- F�C a'S ;`.mat).; .•.' 'a -•.i ..4;<'s :.'sti.yam, t. .. Y. 7 k,i•may,']:y,}. •Y�. i?�.�•�. �� �. F'Y .�i' . w�:''.yay �: .. ." .Y .J'1-fit f,• - r+,�.t .ii, � �S.,• ...:.. .::!.N�.•�i1}.._.�:..a.::.L�...filL'::_: .�_.. ..: . _.... I�f�. -. .._ ." r :!.. . .. ,. ._.?.0..1'ai..fi':�:�Y:\•v 1:l,i• • .,<r.,:.._�.'-,r<..�. ,:-'1:',,,,:i:- _1n • - •t'• I.L.L.,' ��� ' ..y ' _ .. 7)Install erosion,control blanket 1 8)Replant area with native plants in appropriate ratios. • 1 Control Measures Measures will be taken to ensure that the creek and wetland are only temporarily impacted.As stated,the ' creek flow will be temporarily redirected. To ensure that the area returns to normal after the construction is complete,a 2' diameter pipe will be used to temporarily allow the wetland material to establish itself,and the ' end of the pipe will be sandbagged until the vegetation is fully established(+/-3-6 months). Cross section drawings(AA and BB)show the intended grading of the two areas proposed for temporary impact,Locations of the cross sections are shown on the erosion control plan.A line crossing the wetland with A-A or B-B on either end represents each of the cross sections.Existing and proposed grading is also shown on this figure, Iand care was taken to return,the wetland to its original elevation. , IPlanting plan with species,size,number, spacing, and installation methods The Planting plan and Schedule show the chosen species that were chosen based on existing cover, species Ilnative to the area,and professional experience on what species would normally exist in such a site.Live stake planting detail and Wetland planting detail figures show how the planting will be done. 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PC/ i.,m./•••/!••••4,••••• /••:1••!••�r i e • • • • • • • c : :?EA )00, i•••••••••-11*.R.:0•11,51 ArAlt l' Al. - A I 4// i0.1-1' • .•••••■■•••::...-41400a , ..:4,•,, /4, deraositp,'"14:471; 14.44 i - +.:, 1I1-441 ). ■,...0:-. ...,„ II ,Q, 0:-. -L,,v,zoranti .-- .7 ...../4/ Pik b ■ I." witep:-4,-/ioli------ ;------ :_. I Lk --.._...„ , ....44 41/0 _ ,•, /111P4i rili 40°----FP.----: 4,1 ilk . 18'43'/"" 6 4 . ,,,„ , gs, , .. -7B • , . .,1111 ,. / ..z.- 1 4.,,,,,„,s4 . . ,, , . . .,/ sal :` � �5 4 i ■. ' 4 t ""'r,;- %Alt... 111.1 I 1110 „v r 6,174.0 ,F L4 iiiikti-/. ti:,� %AIL -eggto, 4/1.' V rr• -. 1,..- .i i_r ., i .1,11/07ti 111,,,,,1/4..i 14/ .:-----4 4 L. ci!" -.°' e ..t.„00.0000000,1,,,,,,,,,,Ith ;A/ , ommor) 13 vo i 4PP , ip •,. ,44fm--vW/fl. ' k4 Ai._ �i ce ilk FLA—/-.,/ • • ..-. .-,,* -4----.,40, .1* :,1,‘,%:I m Z / 4 m iv ,,,,,..k\s, ,...-1011140 ' ° % 33 .y^ i y 615 T� .. PLANTING PLAN . I SCALE 1• =30' .. . ` .. •: ;.::. ...ra1 ,'`r.�°c�2.,.. : '• • fca:iSs Mi r yS` .. . .6 , . .. � l.P . , L.•• ^i. i.l a oT _o E — o D • • IaI� ' • • CITY OF"uCARD;WAS! IVGTON�000NTMO REGO ::> .. • � .•. .� .��=s =� �= ��.M,=,...:.- ;� ;/? . mgine •I!4e %esom'cea D ALE'RICHAiDS.7,WWDWO .: 7., 3 '�: LndsenpedieLleeettSe�::.Metalling • Enviconmentel' Sorveymg: .:. 2655'SW DAKOTA'STRE 3TIGARD`Opp:92 : x' �, ;a; ; ex; , Ys5 8 SVJeR.;S tceGiS hite 200 - _ :-6.k_ . yaYek:11,w2";:._ .---"r r ;( •,-:.•. -- 4, t ::_ T ' ' °9":41---C-°'42 ‘fa-.((5°W4t-9731.- _ r fw ^ ' ?.:�_.r.� ... .._� .. ..: IZONE NAME . QTY:.. .. FORM :NO.T S SIDS= Corex obnupta ' 500 Plugs ,.24"'o.c, spacing, ' SLOPE Slough 'sedge Plant in naturalized drifts. 227 sf.' ceria occidentalis 3,057 SF Seed Seed at a rate of• I ....... Western indnnagrass 8 lb/acre �'••••••••••••4 Ranunculus occidentalis 60 Plugs 24" �•••••••�• g 24 o.c. spacing, t'•'•'•'•'•'•'� Western Buttercup Plant in naturalized drifts. .............. I Equisetum arvense 60 Plugs 24" o.c. spacing, Common Horsetail Place in naturalized drifts. • I Notes: ' Plantings are based on square footage disturbed if there is less disturbance the quantities hill be reduced proportionately BOTTOM Carex obnupta 30 Plugs ' 24" o.c. spacing, 2,543 sf I Slough sedge Plant in naturalized drifts. ►�•�•�a4 �.;.;.;4 Scirpus lacustris 30 Plugs 24" o.c. spacing, 0'000 114 Hardstem bulrush Plant in naturalized drifts. 1 l•'•,••' !f •! !4 Scirpus microcarpus 30 Plugs 24"9 s 24 o.c. spacing, Small—fruited bulrush Plant in naturalized drifts. I Notes: Plantings are based on square footage' , It disturbed if there. is less disturbance the quantities will be reduced proportionately i i . a N i • • Q i • LQ :N • '>a tB.,„ _,,, sYt d.ii� ,+.i 4: ;ii)'zi a ,i `r - a 1 pg p y ::: .,�r• IZ ft� ..f.`,� �S�::.j7,? ) k s+>� '>i KX1.� rf=�'T' -R�^.11': .•j �J �''•^`-}�1.•_ R 'SRI: :• 1 �::.4•xuw•R: K 1 ` .. ..,•''..a';,:z,i kc�F�,".rS`.' Vealt�c"g'..,s. �_ ''"'�`�`A`� .:' f-....A :f`'' - .. `:s'.`if, t ,f•� .;1::,.d • �=. �'� a ...K.. �' 5.-'2s_:�1' '.•fia .Y;`�� ':'�:.:: �l-'ri::�M:�.• '"}� 44:: W IATESr=I�;t: „, 01 �nri- n;,' » ti2S'."�.�'#:�Yr�V,;:ii:-J..;..ue}��;.?s"'"�" '„ `+' 7 �:A'tf;• r+--y.` ��'.• ;,_ev. � .. -.•�4,'e'riy^T: S?-?r�3ar^ ,x3� f,- �. m. w_ ;ti?': 3ad�!"<.:ria i:.ck FS°.r�`;'b"y!C:�,t �;>'r; •' k`r:.P '�-'rc-air' -- '-,}...�..,�.,v:.> ECUTTIlVGS.:. �U :..TO P..� :SQU•• AR RoOE :FS R ,. 4: ;:-- 2 ..: DIA. INSTALLATIO :: F . T CT, P • FROM SPLITTING •• ' 1TAKETOPROTRUEJ% ' BUDS..-POINTING • UP ODES :; ‘`:: .. Q _ C : -..� =tr—h1- =IL=^ TE-__I TRIM 8ti?UNI _ - 1 1!4!�I1n ,1Tr7 __ _� TH LEA • 1 L ... 1 - , �s i INIMUM BURIAL 2'-0" jL I TO NATIVE SOIL �' ��1_ , I• 6 ' � NATIVE SOIL • ' n - _fir �" TALE BR ING DORMANT, = ril' CUT END TO A POINT ASON SEPTEMBER - .. "'�RUAR • . CUTTINGS FOR EASIER INSTALLATION EN AN� 1 NSTALLED „ •E SAME 'DAY AT 2 -0 O.C. • VE STAKE P LAN T1 N G D ET . •• CALE: NTS • I 1 .1 1 I. •• ,i- :t .1 . .2:7,'.::.x.'• i,J.'.(-1K:7_rilr• '.Kr. � �r .J a _ •5 � S+ 'f ,-.ice •L• rc.. - 1. y �L" >' - :•l S:ri�' t i.r�; i^ -'ad•' 4' H �7i l:i`• [� �l}4 v t ::Y, vs y 3. -:3• C. Y�si• .r-.. •'3.. 't.'. _ ftaf'_ �} a �+ -4 C Y± • a• . t • 1 -.%.F.� - 'M,- "g ^r-e r._. '. N•a_'i ;; 'wu i:n",---1:13,1:. "a r O !1.7• / �( �• ..,t n - ) , '�'::;:'•'•.. - .. .. • . .. . +n&:••I .-..^1r..: ..'•.:.. , 1 • GRA ii.' .'0 0 I1 .- 45.9 EXIST. STM_ MH if . VE'T. P 3:. 1 `-' RIM=338.67 EXI : TM M r • / IE IN (10")=334.22 • Si 348.a; IE IN '& OUT(36")=331.77 47 ' w I �� E 12" T ( )=.y ,�' r IE IN(i2")=332.6. 4, 111 . NM I. ITL,6")=331.90 � - = 4000 _ _Cam;/.\ _STO-e , c _029 ,y"��iz; S=0_34% at 1 - . sn tffiLliJ _J gig ► Arm 'fld4i=G7!'�!i::T.•.-:�_�i�_ I::.-.ice a= , •�!.•,4 11•••••• 1•••••••••ai"11••••••••1 OP' ''')I 4:::::.!../440:04'�I•/• • •�•i•1 ••�•fi•�•Ial�al�•. `tidA6`731 f g •eo•a•••u•••ee f•••1 I• • I / �•••••Ii•O•li•••11••�A�1 ►�'•••, 0/10111L/ x•••••/1.4,40.,a/1•�„ovo, 1••••1•x • • 11 • ��It�JOA • • r• ..44,••tiotNit1/41.1.6a1,- 1.4.1. . 1 / 1/1/11 INN • 111 JIA11$11-...., a 611i looli 'V ‘1111111111.11111111111/ _ 111111011k010. .__.- ritCY41/41 . 01,0616 ,14,2.,• %0 Ego.111-.N.01°' /4 t ir.-.- - 40 do 0„,,„.,-..,,,gr if.. ....iir,,,,,../..„,__. If IL • ....._ I .,, ,---- .. ... 1 11 / � . dizgl . eip„ • 4 _ 6,174.0 •F si�� � /t ha-+ • 1,..F.,:l kl f-..,:, \) . A• n I / 4 P 352 = /iWl • 1) `ri o0 Iii: !p.w■i / '” .7. I • . . c EROSION :CONTROL .P_LAN SCALE 1'=30'' ' ; SEE SECTIONS` FOR'=EROSION CONTROL q} .. . . .._ t - _:-t' '%ii:i+Yjl{•; .:.Yak"'_. .31.kr tY.�;,r.«z•- .„r5}d'�' .. .:i . :':,'',:,• .k .o 3 lilt.; i; - :t '-4' ....e _ ;� .. i,;;,•:,,, rc,.:4, . •0S•„,6z..+1i- jQ.••a':it. .'r: - ..{.. .e n, . . ^3:'\�y� C,yi •rd A::, ,C(.7 ,:l,:.. 94,:1?i:a.4i::a: q.:E ti - .. , vv A;T 2 5.. Sys :t..:: .•'x'41 . , ' T:: '• �,);::: '! � J°FF�GGff t r � 4,aa`Sa?rc„g��` Ca` +4? id� w'� .htiF�S'Nic'v`33 ae.:i! L`f.� xt<`sirTYor x,31 :!1 - $;a+ „. .ms's. ;'Bc gss9 A5v.:•±&-'81. .. _ ,..,,;�,,,,a,-,,7.,1 +`oY7>.§"`�... .^..` ,5'. -' t Fy ,-4... *sue, -t. ,,,,,$,;..‹.-�C.p a.. A,.:.,:,.• fir_ 5f'.`� �'�y”-"i i:.`• �Y-,:"�''ai;�. ;.,;Cy..,w r�. �-s '�y�i; ' N;•; sr � 3�a ,' G7TY%OF=7lGAL3D, WASFIDVCTO[ G.OUNTY; OREGON j:,l�s.:' t::..ti tt•:,' S,F �esouc'e's a_.f',•F.—'4""*Rrd -Ytr+•r+-.i'; �eaa .cats'••1F;, a•... •. .i:• It .t na iik t e.:. ,P)eanri,g DALE.RIGHARDSiz=::W9mN1100D HOMES ""` ` ::� t...: yi .. >L•. °•: ��'•8'n`mmtel: e7m"g� -••' ;,..- Y :12655;SN1�`DA OT, STREET 'f1GARD;_OR,97223::' >.:::: 'ice•'_- . . • '. ` • ' 1 • I ' I—9'--I 3' -'--6'---{' 4' 15' 15' 8�� 339,5 337.5 337.41 337.38 337.38 339.0 340.0 341.0 ABO E 2 Y;AR IE=334.17 X337 41 - .,.•..:•.:�''" ANTIWASH GEOJUTE 'Dili!wi!I it i;lgi;l i!kil!ki•o'- STAPLED AS PER MANUFACTURERS f1' OF 5' 5' SPECIFICATIONS ENCASEMENT I IE= 334.28 I 6"—O" ANGULAR ROCK I FILLED WITH SOIL I 8" 3034 SANITARY I I CONCRETE ENCASEMENT I OR CASING 15" OR 24" I._ DUCTILE IRON (IF NOT CONCRETE ENCASED) I--_8' - . • 52' ' WETLAND WETLAND • I SANITARY SEWER CROSS' • • . • S 1?': 1:r!:.N::=A-A OF::WETLAND , •• SCALE. :1_ :10' " ': ': ' • `<a -:oak .c-'r':'x a:;�{... ,,;o.'.:,ws..'s�.,. :,,. �h••:.r ,•� ,�:.^ ,f.7. 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' •• . . . • , . • 1 • • . • • - . . , . . , . .: ' . . ' • • 1 I 1------9' 1.• . 25' 34' I I —I 5' 1--- —I 3' h- .• . I —I 5' H- 338.0 NATIVE BACKFILL 336.78 . 1 • 338.15— • .338.67 ABOVE 2 YEAR 339.0 340.0 .-ve:v;m:.;<*•%*, . I ,f MST, ar•-• 1• v ,',, 1 M H i _...1--11 1 ___. • NEW GRADE ANTIWASH GEOJUTE 18 PVC STORM 0 0.2%1 STAPLED AS PER II .11 I L_ — I MANUFACTURERS SPECIFICATIONS 333.06 I -OLD DITCH WETLAND .., I a:1 ,PROPOSED MH INLET -INSTALL CLAY • -E. • CHECK VALVE -. r..t 11: • . • _. E • .2. . . • .-.-3-: ... .c. et c la' LT: c --- = . r -c c.: -c cc F STORM; SEWER CROSS. • ...... t.i.: , . 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Dui dd .F A I� / �� TRACT A •�\ I /��� ��� �!._ ► a�i '!. �!. r►G �!� .,� I I `a �W 1' CONTOURS v 4 W Y // -% ----. Cr .. a. _ :saa Y w a¢r.�c;;aa wD7 1 I �I ia' z z // I / �,�►+��� — ---- ,�T r 1-tga, r= c, a W PROPOSED WATERLINE x vz d 11 /,' I / f icy� �� �� Ru 4� �� a� 1 9612 I a k E.v 5 ,g'� ��, _ ' ...4 `' "� "' %111�: i I i w I SS PROPOSED SANITARY SEWER d q �.6,� • i — 1 -- Ir Q ill I �/ '��./ �/ \ I r`\� i 1 I ICI ,e, '": PROPOSED STORM SEWER �I _ z //'/A_-, __�J �'� 10 I I �� I \�`�:� 13 i i 1_ __. ' SAN EXISTING SANITARY SEWER N ��� / I I 12 \. 1 I I a <4 W o ' a •• . "E. ,p�, I I `':�_ NI," • i i1I ® PROPOSED SANITARY MANHOLE A A t I • © PROPOSED STORM MANHOLE 6 j°��` I I °' O EXISTING SANITARY MANHOLE 1 �� +� ►` rJSSi24 N I © O '414 J LI_L51Q� �� ' ��ii,^° .\t All' I I. ll O EXISTING SANITARY MANHOLE >+ _ --L y i I ll, I 4900 — / � ------- ---- —37.00 it.„ r !�' I I 1 I __-- , I I I u,; I � / ,✓✓// I BENCH MARK ce / Ir I I 12I I C.O.T. BM NO. 244 ELEV = 264.58 — BRASS DISC ___ // ' IN THE WEST CURB OF GREENFIELD DR. NORTH OF !i" L + I� WALNUT STREET. KURAHASHI n r -1 - .. z• M - 1 I LEGAL DESCRIPTION TAX LOTS: 8c ASSOCIATES. INC. / I l l l aril •Tater Resources Landscape Arettitectare • Planning i i 1 ,. : 1S1 04 DB5000 I I I I 15580 SW Jay Street, Slate 200 `I I 1 S1 04 DB5100 °'°'°a Oregon Vass in i L _II � 1 COVER I I c5a3>s,.-8842 raz(503)as,-v sl 7 2800 I 2900 I 3000 , 3100 --3200 X543 E T I , SITE ADDRESS Sr Iff "' ` SITE PLAN I / 3300 I I; I 13255 S.W. GREENFIELD DR. NO 0 . SFEET SCALE: 1"= 40' TUALATIN, OR 97223 KAI,2375 1 OF 11 9C�i_12.1W Nt , , 5 'aC7�C55IICid a TL, � I ",: -- \ lJ • • \\,a, r: 1, . -V ,0 , 0 ,t:::J___-------------_____ . 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R!M-336.20 It Vi id J=32o.ne / =AS 01/06104 �) �__i IN=32g 5 I k WT(B")=328.39 \ Designed Date ' lye 01/06/04 I I `\`R/N/ II I I ' 01/ /0R/W I I I I I . 30 '30' t : r , I Q Cheok/Revise Date i 8' i, ,fp" , ♦ R04�3 a A3 I Y � ' I 1 I ' I �� �\ I® f REVISIONS 5.5' �. 1T 21' Ewsr.ce I t� 4' TURNING LANE IE IN W-340.03 Q IIE'tRe347.40 I PUE SIDE , S _ 3 IE 72=345.90 • WALK 1:I .a 10' ISLAND SEEy 12' VEI IE IN`Ng)r-339.6 :IE VERT.DROP-339.00 ' ,EAST.ST14.338.67 MN i m T�� IEOUT Eh339. kj 333 `\ r / D TRAFFIC REPORTI vuv EXIST.STM NH ( I IE IN(t0"}--334.22 I r ` I • RB I EXISTING 31'TO 40' WIDTH 2100 it Q I RIM-345.05 4700 , I IE IN& T(3o)=331.77 r I I I PAVEMENT �Z ..,�E 12 OUT((E.)=3.38.713' e a � I I 0.62' 15.00'WIDE STM EASEMEW?\ I - 0 4000 3700 I I IrrMATCH EXIST. 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I I■/i/ SOFT PATH I l\ //��/ I o _J'L----- --J'L 'L ; I Iy�G-�I ' I IZ lE7wutES 6-3o-ofi1 I 0 100 / / ° I ° I 0' S EASEMENYO to I I /, / // TRACT Alm `\ I o ° /w °� °r / / / '/ n I o I o !o I PROPOSED R/ ' ' ,xfRIVEW to ,• I N I N IN I IPN I• N. e1Ze �� �b�e DRIVEWAY II /, / /'/� • ��-v, x;13 JAI/:\I: — I I e, RAMP PER '�-� /// / '/ �� �� -�` o a 142 DWG.el / '/ /// / e°r LOT U / MAPLE LEAP �nllFl7 • I n: / / `'o o IV PROPOSED R/W Ind 1 1 ! I tt O /// // oo / ' / \I I - - ' ---�-c °PROPOSED�W UN T i I 1 Hi' m 11 / ��` l 20.00' ��/ I i 3.00' \` 1 3 EXIST. ROW c/ 1 ' r I I I r 0 ° o / // �\`vi/ i, / 1 p lI 3.00. 3.00 ��\N.. +I I R/W 15' 15' R/i'" <,..�� \ /i I / 10 I IZ 1 1 12 / .1'`. • I L I /� O A po;\ ' �'O, °p i \.. .-3.00' 1 I 1 m.'a' 0 d.-DEW.� / ' "/ (r` ( I EXISTING HOUSE \•�=- --1_I (13 I to z ° o• 14' 14' 1' 8'PUE T.L. #5000 / \ I 3.00' , _. Q E:,°O' / / \ I I 3.00' 10.0' R/W DEDI ATION I N I 1 I L L 1 E- A F 6'MONOLITHIC 6"MONOLITHIC 5' 0:6' 6 / \ 1 I w `/ z W //—WR8 dr GUTTER CURB GUTTER / ' 1 to , I ii I y I"I W •• 27� / PROFILE GRADE �I I WALK I 1°• 14..r / , I °o I 1 ° I •I I It W i4 1-4 , • // ` IL 5.00' +z oz zoz + J 1 I ° I I x a B --�--- s:t L___ ____I!L �1 L_T__L_ :�1QQ 7i\4 B3i.� . _,...._... -...,:-a 1, °o 14 rr �J II t o h .. I <4 • MAPLE LEAF COURT z', oo _-_N -� ---- -- - ---- - ---- — — I I jl , �, x 2: - TYPICAL ROAD SECTION —370D °— �� ___T__1' I B ltd a x cl , N.T.S. IN / I I W a ------ I , I tt� c7 a y r 1 �o �; . �� I � A . ?� i / //r g T.L. #5200 BY 1 I I I �� I 0 / I �/ DOC. #95-58160 I I • Jt • - 15.00' 7 5.00' �// Y�/ HSE. #13275 ; E. i °o O j^ If 1 3.00' I --haw I L) =,Tcor y ' • J -� -� 5.0. assn �� iII I I 15.00' I I 8 T R/W DEDICATION- ! I I I. I GRAPffiC SCALE ---—__— —II I 1 MI r I N I 3.00' • Ili III i ���I 0 J r�° 1 I I I KURAHASHI ' I II I & ASSOCIATES, INC. - L J I �o! 1 — — — 267.59— — _ — I ' a.D mElnnaln� •a.ea Resources• TRACT "A" r I I 1 I N 89 54'34- E / ,® II ; t Pl4adn4 2800 2900 3000 3100 3200 lo 52QQ /' I I I 3300 i II i t( zrev. 97larroa 44 zoo 2S1 Q4DG / I c6a+)e�+s6.z tez c6Da>s.4-erD s / 'I PRE pt ARY SITE E PLAN u, - • SHEET K 3 of r rill11111111111111111111111 j,'_ M- '- ---?=-�4 ]asT. 10 , U 02' �Aln`�ii(� s.0.34% ' �� 10 ' PVC STTMM®`1 5 9: .S9UU / it5UU ` ► w , 1276 n. 01/Owo4 I'I�I —0. —.,i��__ CLAY CHECK ' ��i ' Designed Date �. �•� -- L _�_d:ur:��' - I 1f�l�' eme OVOe✓O4 1' ,•` r,�l Simi '7•�•�--��'1�� —•I .. - RISER PROPOSED 263 1F 6• •EREOR •-, IP -- _- �r •tfiilig. `j I"C7 Drawn Date n j* — .• -� r-� �.::� --%--:■ ■ 1 ..� .:�>: D ■=,/ �,-/ -j;./ is /- --.1. -� �:*��-.: I� �e ovos�o4 i 4 i , i' ; — �i 1 Cheek Revise Date r- ` ' /.I tAANCK VALVE AC S� �• PROPOSED -+2 LF 69'STM OETENYION PIPE O 0.2'�� J! 5��� ' I Il, NW' 1. 'ite'. , I I - / . �.�� I I • �Ik�I REVISIONS I.t iiw illiikw: ± TQP OF B•NK_I�; 1 15 STORM EA T 1 / 4A 114ii z i filip ‘4" � I • .+\ W 1 lit ��Y� St ,T r / /�t� ` TCH1'� "�1giv i 1 �'•� y P� T I "' �• 4, '4,0" �-/... , 1 ' -."' :.... ' emu, .i I �. ` ��/�.�� .nom- ..•� ]1 I l ■if 1. ' •�:-'~!:y° ��/�e>r� ��%� iii�� ����,' PRO 0P1/11V/�� . ��.pi �,�.• ��� / 01-;=-rs'':T.J `.�s.!/ j/�- _ /�i N/� '1�1� I� �Etf9 �p ic/t / / , gar' /� /� �/ � �� .1 1 '� V`�. �� ✓iy I' v/ as e>/ / i �� r 15.656 Z9 414 It;A 011(. 1.1 0•illii,i.PO!.r-•■0'....,,- .-EA, por ar- -'- igre010-0100"/ Is-A or ,,,, ,,,,, .,..,..000.00,11000■_.er.ee■t- 7„,,r-N.1.., "IL lirs.-- ilDiliwilft 12 I -2/ 4ifitk lu ./ / �- -ATH -• , I,•�4111P� � - _��- � .��� � .. : 9_'' O�o�� • 1�. stta E N G, s � V !' rj�,�!�I .iT► � �1 !vPl ��t� �� � :::a `:�r��11�:i, ►� 1 �,� �ExPI 9-3o D9� ��/ �� �i=e ►i ---�+lam•�.. -- _ - ,,_— ,r , y�Yb -41pfoit�!!�ti� PE •ND BU R / . '- `t3••' I•��I cv ri I t +!' i / ' r tZ4 . , 1 h4 w,fg_� II i� ♦0, '--vo,■•■■•,,..Arquillisill `� o BUFFER & , �l �,+:� — I _ .��. - - w;`• �� >� - - % ?��`�` - .��i�:!�i�� , 111 � x •T LINE 5 / .rf= .1 'S%:��� '��i O iiii / �`a�=Z�+� � /fir.r >• \ EXIS F (/2 A!� ;_ _ - .� �--- �.,,,, 411, $, �' w / 4 n .,.i!T+►�: `w 1/III'• IF, r;-•" .. o. / \� �� /i 1r,. // ITT•• �]I� /`", ,.I /0./ ~+���� �� —1 14 �IVi 1 U A Q � z / I RI ��r*J/ 141;' F a F ry,/ ' -��.- EXISTING HOUSE - - �►■ F T.L. • 50 0 0 0 ,'. 91r,� ., ; ►„1..�� W I w j •` 4:740Writ�• �� 1 y� I PRO OSED EX1 1 F- ` j I DRI ,AY ,DRIV1141' 111. J A d i,per �a); :fI 1_� j� a iii `1 �►k -i.,I _----�_ - -"rini i ”CO ! a A CI 1711' { r- EW Itia IIX a m 35. �,1I p —s ' A�Y^ j � �� O al 41"...... .1:11.....# g f04104732-'-'4,4"Vi"?,pflAftkil_141, A.nrAt / X. � , �; DPoY 1110.,. I� ` .4e e. c.,'-' - hrogi —Airdalli \ li --t."11,411 %Tot 1 ■ Ne41 IIP _ - _i ite — i- it ' Imo= Arlil ''T.L. #5200 N lr►l . '''....\ '/� OC. 60 �a I I:: f SE. SHI �• / �14J. / s i 1 137. x' 19590 SR]ay street,suite 200 '9t .0*:/ 9envertaa OrsPva P7008 � ' GRAPHIC SCALE I�I (503)644-6842 te>:(so3)844-9731 k°H.I. �/'� : - - PRELIMINARY • �i" � �U4�s��� f i� / �urml Q -Ru �70 GRADING • _,E - •A ( (( It , P N /J� � �i. , (( (I4 1T/ /:iflhI I TNO./ . , 1i I I KAI/ i • • • • axe ovoao.• • Desi nd Date � e I + I ' IOb OV06/04 i . 1 1 I , / (n1 Drawn Date E%IST.55 MH C-)17-1 .1 AST CB 4700 + • / I Cheek/Revise Dais RIM-3d8.03 ® + IE IN((W�))=339.Q3 - ' -'�7'� , •EXJST.STM.MH `` I • ,I 2100 IEOUT jE.=339.64 E 12 T.DROP + 4000 / , REVISION$ =339.4 IE V<R7.DROP=339.00 1 • \ RIM-338.67 3800 3700 I •2100 ' -- R1M-48 3 MH - IE:NN(10-)=33 ) ` • Po IST.ST Q8 4700 j IE tr WT(36')-331.77 1 F.', IE 12-OUT(E.)=33�8_.7> o-, 3 �+ / `\ • t E]QST.,z•MR'unE n°zz 001 v ' 4000 3900 3800 3700 ;p >2; 'MO Reza --r:� I ■_ NW _ 'FSIN'1r�1F337335 Coy zoo... ay, m e 1s x CLAY O¢ac 470.01' N 8951'27. E Aft;i • • • _I N :953'48'E r•■����i/:'_'SYiSY•IT,-7 T aa,ec,l :9.00' lip'I 1• �I I I [ ■ ■ ■ ■ ■ ■ ■ ■•■ • • ] �.�` / , ..+.•vAp[ •• �•'m __L• xcovosc°wz Ir . ...hi. , . PIPE a e.a , I I I' •\ ) I , I '<I I W its rn EASQ®(i + //4. PG\\N'OF'` I I I •I IV,' ' I EO PRO�,,, 1 l p II d I - 1 1 I = I F� r Ib Cs a 4' 0a� 4 3 • // o / I I A P.,O Y. 1s' STA. /,i. �sJi..• g I a, I 2 I 1 l';' 411,1 . ,5555 1- /. /�/ :RLDE Y� 1 bI ii m1 r1 rs 1 I �� X15sNG I I I • ! /i� / I I °' 4�...� GRAPHIC SCALE QREC011 a I Ala' A A W W �i' '/ / SOFT PATH—A •••-• I r I I.•.� ,� IN i i i /e' f• i I� \OPF. I /, / �� TRACT A . °�`, *,.•/ �� I �., I-,�P AV 1E WATER YPER DsTmaW3 a 7 cAReD� � V~ (IIi FM) IE%PIRES` 6-30-061 °y>F PA �{�► 4.4 411141 i• �: • I ° ,W I inch.. 30 ft. -- //'/ / / Row DEDICATION mac- _ —.�w1n>IIt ._ _ -igg o. _ IT IIr `� 1� /// //// M ROVDAEHT �`1� 8p� v......;:. A'��'� _'_- -i7.wt 5:1N tn� �_� •I I -_- p _ ��y,.�7� Cr. ti //�/� O — �H @ C WC SAN.IINE �. �� I J7JDAJi! 2a O /// N ,..�' h .T, i► .,; fD- =��a 'ii;� iv 4►�,ss• -c I-gii I 1 ' 11 14 /"/X- /// / /ham 5 ' ►'� rcT9.> o ■ ice/ i / ��b ; '► �� H �� /�/"''y o ; . / : X01 I `�/tea 13 , I • rn F W // d a, 4r �-. , ! 11 1 m 111 o ot , �P�„ 1;;1/ /� /A.'? \- �' H !I • I �t l `'\ m ; i I L 13 r O '�'" o // /, • `.%� +1 is I I n i `eJ `�__ 57.28' _ 11 'r ' i� w C.) A/ q/ !3 411.41 "'f!! °r' u 0 z w E. j �' `� M T. L. #5100 I II I-, i W Z 4900 I, f 4900 _ — — ,� 3sso' 89T 7s.o3 ,sass' { I 11, q H a, '•. t,O.PUBLIC do —3-3 -:-.11 it `� �' r PRIVATE UTIUT( 0. I' 1l, U Z 30' 17.rn IY+E = 8 M 9'PVC .©■■■� I I 11 , 07 Co. �^''. ``•�sAK LAT.(TrP.) A R:I sz% 2. s I A O O m co p� Y DEDICATION) AI4IP 9 g fir__-_11 '� � 15C &OMMON ACCESS UTILITY I I EASEMENT FOR LOT 7 I I /,re I AND LOT 8 _ F I. y 1 111 'a moose)S stir I I i{ ,II I 1 I I , Q 11 U I r II S 4, I NI I 11 , 1 !Nil ., I �T ,�v� s maDD' L ,00.00 _ _ 287.59' _ _ _ ,' ii V RAHASHI — — — — / S 8954'34• W 200.00' • • N 89.54'34' E ° I 8e ASSOCIATES, INC. TRACT "A° 2800 • 2900 I 3000 • 3100 3200 o I I CS.D geese •resa ecoa,m 5200 5200 / I 3300 I ' _ Em�mwse.e7ive ` 2800 I 2900 I 3000 I 3100 I 3200 �' I II 2S104DG / ' 1 3300 tss��,fit VIM 200 / I II (503)844-6842 PREINOW4RY / l I I / , UTILITY & TREE 1 • .1. PLAN • SHEET Iw N . 5of11 • • M • • • • KM OVO6/04 Designed Date .01 I OVOB✓ Drawn n Date 01/06/04 Cheek/RevIse Date ' \ REVISIONS N • I I. Q I • I ( 4700 I' ./.. , : I 15.00'WIDE STM EASEMENT\ 4000 3900 ' 3800 3700 III II . I • ma, 38.561__ 470.01' J N 8951_2Y E r. 7�T--------- - X953 48'E l— - -F- , 86.� 60.00 69.00 Z • F LOT AREA (SF). WI (SF) i I �j . I l o I ,� I III 6 28 554 i �,/ 4 o I 2 1 564 ; / to' ROW DEDICATION-1 I b� i W. 4 5,999 75.00 �/ / �� 4 I 5 6,226 82.27 �' ' 1,57 IZ 6 7,798 90.53 /� TRACT A . \\ ,yam // (�- \ _ 1 — - - —Io S/w EASEMEENT - 1 1 I W 7 7,736 77.36 j'/ r� \.--,t.%.3)---r -- ROPOSED R/W—�' i I Ix ROW DEDICATION � � � // �a18� -- —�---544�__� _69QQ-ft).- I ' Z• 7,451 •74.12 FOR FUTURE 6oz6 S-- 9 16,415 100.15 /"� IMPROVEMENT A" —'�_ 20323' a _ _ 0 S 8951 20 W c 10 8,184 55.36 j j �o / ,_��--�- _N]APL� l.�A�r �I)yF1 8-------- 0_� 11 9,255 76.61 �' �� 5 �' �;� X55 �� ,s .99 PROPOSED R/W 1 I 11 o 12 12,471 62.01 // 3 /4-4:' h / IN I PROPOSED R/W LINE i+ E-' W tiv 13 7,792 166.99 r1 E yI ( H / ` I ; \ 1 3 EXIST. ROW, I z 0 TOTAL 13 107,773 1048.29 8' , / �' / / 10 Bg' N °� x oz = 64 �ry 84,2:----. �'I I 11 I 12 N.... '4 m I /W� o A o •�`` , I ( ' I 57.26_- 1 I t7. . ease' I a • AVERAGE AREA (SF) 8,288.38 ' , h^' ' ;' r"—I a z 0 ill i AVERAGE WIDTH (FT) = 80.64 ; T.L. #5000 / °�9 3 I i L o A E„ r W z VI y 14 T. L. #5100 1 I 11 ; F 1 e h I a L 4900 I — _/. \ �a� ° 35.90' 1 28.97' I -- -76.03'-- -- I __ _______164.99__ _-I I I l� a% 1 on tad PUBLIC&i I (� • _ I—37.00• / / PRNA,E U,ILITY I I /1 I - Z 80.69' I 111 I rAV �+ j 93908 ' -- `�- ' FAS T I `I ' 111 I 14 `c, ----- I" %" I , LL k ; a I - .: I • 8I" T.L. #5200 I 74 X o I GRAPHIC SCALE j /I / O Y DEDICATION OH1304 I I - _ - e� o I 9 Ip BY 1laowaa 1 • - m 1 1 ( I /1....,I / Z u rsv) 7 I I 1 15'COMMON ACCESS UTILITY I - / EASEMENT FOR LOT 7 s ( AND LOT 8 ' 4 as _ / 1 4 37.34 - -------�- -� I ,3/w 1 i 1 . 1 L. 8 I , I _; I ' 1 I 1 riiill 1 , • 1 I I 1 II I I KURAHASHI• •' -- I - JQO.QCt_ �__ 100.00' I — — 267.59' —LJ 1--- S 8954'34'W 200.00' 1- --- 1 — N 89.54'34* E I 0.•n�claeemu •aetc Resources 2800' 2900 3000 3100 3200 I I ''' 'm"'� I I / 3300 1 15580 s53 Jay Street,Suite 200 I I - I I I Beaverton,Oregon VOW (509)8{{--88{2 lam(503)814-9731 /� ' - PRELL!NARY PLAT U KAII 2375 6 of i1 • 1�3nr�S 7ci i 7r�4/ IRS 'M K11r i�.P07C:iBtP ni ii 5 M _ g 367,18 370.92 369,08 _ w X 0+01.59 CL MAIN RD. w u o w o 234.82 - 19+110.9/ CL CRE'_RFELD RD. o CL ELEV.=369.05 1 . CUT LINE 369.29 373.89 371.89 368.96 BVC� 369.86 370.06 376.06 373.53 G B, 0 370.17 w z z n •368.90 375.60 372.46 g «'3'70.53 > >sso4 70 InZz -I $ A O D-1 p1 ~ N I A A 4 R p _D A a W < 367.14 373.82 + 370.28 r 1O N II A 8 369.75 m -0 o X /7.. N N N• Z • 364.55 370.94 367.79 z 367.84 m• 9 3 p EVCE: 366.99 •C 360.58 366,20 + 363,38 . 0 365.05 D Dv2 z o 731 356.85 363.42 358.19 1 • 362.20 z • . i m 0 2 aj m p r D 353,72 358.40 + 356.19 0 1 r 359.35 rn !- I I • • 351.19 356.58 353.66 EVCS: 12+25 356.51 ', EVCE: 356.51 I I 0 I I I 349.99 353.53 + 352.23 • )i 73 0 cr, 353.97 y 347.69 350.04 349.27 352.04 v v 342.82 , 34282 34774 345.39 o 350.72 }1 0 0 00 N �coSNgz 0 0 342.55 346.98 350.02 Q A A 3. o., A A a .• �e � tOa�'�' p A C '-•Ur,: App G 344.42 347.92 + 344.91 0 0 349.94 z I 5�� �J 346,60 350.05 347.60 $ 350.46 A 1S s V 349,62 352.34 i 350,87 • 8 351.60 • 352.49 354,58 353.67 \ EVCS: 14+25 353.35 EVCE: 3 53,35 • • 355.23 356.95 D 358.26 0 355.41 • 356.87 359,97 358.56 357.47 357.10 361.03 ' 359.05 o 389.03 •IP 1111 a e a °a r 9 � ;41 qg 1 o ! 111 MAPLECREST > A • V p q CITY OF TIGARD, WASHINGTON COUNTY, OREGON M Nc . ' C/� DALE RICHARDS-WINDWOOD HOMES '9 g £ N `2 tlNO` okago $ g t7 12665 SW N. DAKOTA STREET TIGARD, OR. 97223 e e �•i-t MI s ii s U U ii • • . . . . • a c w $' I N 348.10 349.81 348.65 STA: 13+89,00 ELEV: 351.02 0 0 BEGIN PROFILE, SEE . \ MAIN RC. PROFILE 349.81 351.24 350.20 BVCS: 14+30 o 352.04 BVCE: 35204 � xop,°353.44 353.57 353.51 \. $ I� II r. 354.66 o II II -1 m \ ea m • 356.37 356.35 356.33 EVCS: 14+50 o •357.90 EVCE: 357.90 BVCS: 14+60 / BVCE: 359.32 O o 0 358.94 361.03 359.98 C, 381.15 > r o x5 r9 x (n ti V _ v i T r z 5 5 O > 361.33 363.53 ' 362.52 Q $ u u y O o 362.84 r o E z 6 :.1 >)›. m O • 0 0 N Po O / ONO�i ( D hh u O m wrn 361.01 362.74 361.79 O / 362.88 p r m,j EVCS: 15+40 ' N EVCE: 362.06 N 358.70 358.97 -'' 358.85 ' o � IIv I N 356.09 354.46 355.33 0 0 5 0 r 354.27 351.90 + 352.77 r p 0 o 0 o FT] 1 N • 353.35 350.90 351.96 BVCS: 16+25 355.82 0 B JCE: 355.82 5 b 1 352.81 350.79 + 351.80 0 II u a s 353.86 I n n N N(G O • 350.69 348.91 349.55 EVCS: 16+75 • 351.67 EVCE: 351.67 349.81 348.11 348.66 _ _ „ • • • • • • • .i ' .4. o S MAPLECREST - o-T �� �Qi O CITY OF TIGARD, WASHINGTON COUNTY, OREGON o 0 1 ?PI •CD DALE RICHARDS-WINDWOOD HOMES °9� o M g $ g• P. g CI�,;,I 12655 SW N. DAKOTA STREET TIGARD, OR. 07223 _ vN •�2• !? 2 • e o 111113nr�5\rilia751r1MAILKu�i R�i tP,�, 1111 al 1111 im No UN • IMO • 1 1 1 • t 1 1 •1 9 1 1 1 1 I •UURUIUUIIUIIIIII • D A 1 l H D o i hiPILmimummommimm Ammo r ......•IIIHHHHHIi!1 \a�i\\ Eiiiiiiiiiiiiflui 1 iN,... lil -OAS //r. . �■■■��■��?mr it 1 1l ~:IC p R 1111111 . ..-- 1��n:I •4ps 1isa rn LAIUHhIHuiiNIIIII • -a- "K .4 . 380 • • p f 1..�.a u ta -4 77 1111111111111111M111111111111111 )) ' IkilUiliUli � 7 i , \ N% '. %\`, ,, ‘3*:,;' �`11111111111 j�:�-��� ''T �111 ia�te—ir1111111 o _ /, : '4:.-,, s 1101111111161111111111111111111111 m 8 „, p • 1 :::: , t 4 • I° 0 i; 181 • A 1 c„r) --—---I:0 0 I Or'' )------ av a 9 I L'' • s ! g 1 ipir e � aI r MAPLECREST ���� song co . y . CITY OF TIGARD WASHINGTO .< p ” WASHINGTON COUNTY, OREGON 13 N __ �, W O• O £ c DALE RICHARDS-WINDWOOD HOMES $ • N M g ` c� f1 12855 SW N. DAKOTA STREET TIGARD, OR. 97223 222282 i i s' • 11 I rn u• c�. I e --- ---- • , o- i u--oN -- KOS` 541/ . I : c A o 2 0 07 _I 0:0404 728L x „ I I I I I ��%, ,r, v�� ~O . a OD •o� mm n�- a Drawn ats e 0 O 0:m n� \ m I A a° O x�,„•Ii \'\ STA: OFFSET: 17.00 l T. TOP CURB Zm�° m I=a X7 �� / vt rn d o° ai >-0,1„. '°N •I o i.II%% i 1 A o > C m N`,' j I *�I1n •m o a V c ?a N m Chrc/evise REYISIDN$ Dats I ti I ,•D/W \ ---L I 7 a \ \�I ' 1% II `_ _ C ` - - -- --1i_�i �.. l7 - CLNWD \ 1�� � a -�f}'� - � � re � �\ � x r_ �ca� _ ' �i �v� - a�.•�rar� � c��ar vr� - / • a 11 �\ — — — - - - I •— —• — — —.—.—. �1�WT 1NE—I----------{---� 0�°—'—`— 18+Sq o_ 19+00 79+50 ,� _ ca:— . - -—_— I 20+00 20+24 v-+-.-------.' o - - _ _ aIST. M.B. TO BE RELOCATED_ - —� o _ --�--- - —}-- II _--�_ -_}--- cREO PRO% I N - - i y� �NCINR 111 I > I STA: 19+10.97 CL GREENFIEL V 15.656 y N I I e•�] •1 \l i - 3] Y—A51-T-----1 10+01.59 Cl MAPLE LEAF CT `" y xi EXIST. CURB LINES v �' n i SWOC) GRAPHIC SCALE 'EXPIRES 6-30-061 !0 o ro m •a eo II (IN FEET) . 1 Inch-• 20 ft. O • A W -• 380'SIGHT DISTANCE FOR 38 MPH IGH POINT ELEV= 380.29 O 41f3I POINT CTA = 15+961n r ' PVI STA = 17+50.01 IL-- y En ° PVI ELEV= 396.34 '^ z 'z' W 3901- I w T .= 30.787 T -1 I T - - i T 1 V 11 x a I I _ _41_` —1 289.68' SIGHT DIST/I,NCE FOJ . 1ST. ip■LIGNMENIT I I I I I w 0 A I- —_—�� - 1" ___r _ ____ _ __ — I -!- A I -I- A a- A I -I- -I 0 a ' / / 'I I I I NEW VERTICAL AUGNMENT FOk 38 MPH I m I UIV OF S/pir�o I I I I I I I I lT \J A F i 380 I R I I EXISTING VERTIAL AUGNMENT I I I I I V E"{ 7. w L I I L -" " ' ,.P. I STA: 19+Q4.03 ELV: 373.49 i a c I I I I NOTE: I I ` I III II 1 p U z IN ORDER TO I.IEET 38 MPH JGHT DIST. ?Al ■ I /J' A a 370 E- + WE HAVE TO LIOWER THE ROAQ BY 6.25. I ' , co . I I I I I I I I I r t 1 -1- -f-- -I 1- - - -t fi -1 0 I I �` I. 360 L I I L I I L - O I I I _ H + ba I I �, I I 0 I I I I 1 °' bo"' I I I I I- 4 I- -I Q+J w -- .- - owl I `� 350r I 1 1 1— 1 -r I t 1 1- -1 II I I 1 I I I I I I I I I fries DA74/d! v I IL I 11 KURAHASHI 340.00 -I}1 I 1- �. I — I i, ASS�C:}:A'I'ES. INC. mmollmma ma mm m a'a mlm i cvm oc Ana ma nm mc� `<m `nm ma mm 4„ oa m c0 I., cI°m mlm mIO1 mF l I �Wn aNOI�: n NI�o rlYro n� I nro1l�m m m 4n7 Fagn•ami•rate Baamesa nL - - �n- - �� - -n� - - -`n- - �� --ny - - ---`n— �� - -nL - - �- - n� - - y - - J.n- - _L1 _ L _ nn nn nn nn Ea.uvnmmtdi _ L J 15560 S3 la7 Street.Sluts 200 15+50.00 16+00.00 16+50.00 17+00.00 17+50.00 18+00.00 18+50.00 19+00.00 19+50.00 20+00.00 (,o) 4-6444 ® rr75oe (sal�u-eeFZ fez(soa)644-t>731 CPH \ F1H 3 ROAD. . ., SCALE: HORIZ. 1 "=20' . PROFILE 0 . VRT. 1 "-5' 10 OF 11 MO MO OM IIIIP NM NM INii =IN Imo vilmo 1.■ •„ . - . .• Ja f,. , • • , • .• - . , m N A G N rO V �/� /V O >0 16c,-1, mO o� smm� m��Clg rmimm� o�m�7 �'mm� !ill,' mm mmm � A .T� n� yA !Ilq"?' ��p N AWIN �N pN �N DN E m yy`N� id sd of yy3mi42!!��L<r', oo one -1/ED-41" �pz f)M°4 G n A �A 32 .950 �/ $A 2 In_ -1 N 94-0 . 21 v gym$ 'a4 m,� N ,22 c nd g Asa% m 46 -g L," 8 N m �� mfg • • „ \ - -__-______________ ` . 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