Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Agenda Packet - 2014-05-19 (02)
REPORT CITY OF LAKE OSWEGO PLANNING DIVISION PROPERTY OWNER/APPLICANT: FILE NO: Estate of Lola P. Hood LU 13-0064 APPLICANT'S REPRESENTATIVE: STAFF: Westland Homes Johanna Hastay TAX LOT REFERENCE: DATE OF REPORT: Tax Lot 500 of Tax Map 21E06BD May 9, 2014 LOCATION: 120-DAY DECISION DATE: 13413 Fosberg Road August 5, 2014 NEIGHBORHOOD ASSOCIATION: ZONING DESIGNATION: Oak Creek R-5 COMP. PLAN DESCRIPTION: R-5 APPLICANT'S REQUEST The applicant is seeking approval of the following: • Resource Conservation (RC) District delineation • Resource Protection (RP) District delineations; • RC Protection Area (RCPA) determination; • Construction in an RP District and RCPA; • 18-lot planned development (PD) subdivision; and, • Removal of 65 trees for associated site improvements and grading activities. Il. RECOMMENDATION Approval of LU 13-0064, with conditions. The complete listing of recommended conditions is provided on pages 45-58 of this report. LU 13-0064 Page 1 of 60 III. APPLICABLE REGULATIONS A. City of Lake Oswego Community Development Code (Chapter LOC 501: LOC 50.01.003.4 Development Permits Restricted for Unlawful Uses LOC 50.02.001 Residential Districts LOC 50.04.001.2 R-5 Dimensional Table LOC 50.04.004 Solar Design Exemptions and Adjustments LOC 50.05.010 Sensitive Lands Overlay Districts LOC 50.06.001 Structure Design LOC 50.06.002 Parking LOC 50.06.003.1 Access LOC 50.06.003.2 On-Site Circulation—Driveways and Fire Access Roads LOC 50.06.003,3 On-Site Circulation—Bikeways, Walkway and Accessways LOC 50.06.003.4 Local Street Connectivity LOC 50.06.004.1 Landscaping, Screening, and Buffering LOC 50.06.004.2 Fences LOC 50.06.004.3 Lighting LOC 50.06.005 Park and Open Space LOC 50.06.006.1 Weak Foundation Soils LOC 50.06.006.2 Hillside Protection LOC 50.06.006.3 Drainage Standards LOC 50.06.007 Solar Access LOC 50.06.008 Utilities LOC 50.07.003.1 Burden of Proof LOC 50.07.003.5 Conditions on Development LOC 50.07.003.7 Appeals LOC 50.07.003.13 Ministerial Development Decision LOC 50.07.003.14 Minor Development Decision LOC 50.07.004 Additional Submission Requirements LOC 50.07.007.4 Planned Development Overlay B. City of Lake Oswego Streets and Sidewalks Chapter f LOC Chapter 421: LOC 42.08.400-42.08.470 Streets and Sidewalks C. City of Lake Oswego Tree Chapter [LOC Chapter 551: LOC 55.02.010- 55.02.080 Tree Removal LOC 55.02.084 Mitigation Requirements LOC 55.08.020 Tree Protection Plan Required LOC 55.08.030 Tree Protection Measures Required D. City Charter: Chapter IX Public Improvements Section 40 Major Road Expenditures LU 13-0064 Page 2 of 60 IV. FINDINGS A. Background/Existing Conditions: 1. The subject property is approximately 4.84 acres in size with frontage on Fosberg Road (a major collector)and Rogers Road (a local street), (Exhibit El). 2. The site is developed with a single family dwelling and associated accessory structures, all of which will be removed as a part of this application. The City's Sensitive Lands Atlas illustrates an RC District (tree grove) on the southwest portion of the site and an RP District (stream corridor) in the center of the site that runs generally north-south (Exhibit B). The applicant's materials also indicate that there is a wetland located on the east bank of the stream corridor at the southern end of the resource area (Exhibit E3). From each street, the site slopes downwards towards the stream corridor and then south towards the abutting properties (Exhibit E3). There are 275 trees on the site that are five inches in diameter or greater(Exhibits E3 and F9). 3. All abutting properties are zoned R-5 and are developed with single-family dwellings. 4. The City received a complaint on July 17, 2013 that vegetation had been cleared at the site in violation of Sensitive Lands regulations. Upon investigation, removal of native vegetation (including saplings, shrubs, and ground covers) was confirmed over the entire site except the southeast corner and below the top of bank of the stream corridor. A citation was issued on January 15, 2014, and is now pending court adjudication. If the defendant/applicant is found guilty, the applicant would propose to include mitigation for the Sensitive Lands violation in the resource districts as a part of this land use application (Exhibits E11-E12 and F1). Compliance of the proposed mitigation plan with Sensitive Lands regulations is discussed under LOC 50.01.003.4, below. 5. The applicant received approval to remove 45 invasive trees from the site per LOC 55.02.045 (Invasive Tree Removal Permit). The application materials illustrate the required mitigation for the invasive trees removed from the RP and RC Districts (Exhibits E11-E12). With regards to this permit, staff found the species, size, and location (primarily within the protected riparian area of the delineated RP District) of the mitigation trees was adequate (Exhibit E12). Throughout this report and in conditions of approval, invasive tree mitigation is combined with the Landscape and "Site Development" mitigation plan. V. REVIEW AND APPROVAL PROCEDURES A. Neighborhood Meeting The applicant held a neighborhood meeting on November 26, 2013. The minutes of the meeting are included in this report as Exhibit F13. LU 13-0064 Page 3 of 60 B. Public Notice to Surrounding Area Ministerial Development—RC District Delineation Ministerial decisions are made by staff without notice or the opportunity for appeal to the Development Review Commission or City Council. Minor Development—RP District Delineations, RCPA Determination, Construction in an RP District and RCPA;and 18-lot PD Subdivision The City has provided adequate public notice and opportunity to comment on this application pursuant to LOC 50.07.003. Two comments were received prior to the publication of this report. The first comment, Exhibit G1 from Darrell Young (the president of the Westwood Homeowners Association), addressed concerns about traffic impacts during construction and preservation of mature trees. Staff notes that the applicant will be required to provide a traffic management plan, subject to the review and approval of the City Engineer, prior to approval of the construction plans for the public improvements. Traffic management for construction is not reviewed as a part of the land use application for Sensitive Lands delineations and the subdivision; no condition of approval is necessary. Tree preservation and protection is addressed under the PD Overlay, RCPA Determination, and Chapter 55 Tree Code, below. The second comment, Exhibit G2 from Allan Solares, raises concerns about long term impacts from the additional traffic on Rogers Road. These concerns have been reviewed and addressed by the City's Traffic Engineer under Chapter 42 -Streets and Sidewalks, below. C. Burden of Proof Per LOC 50,07.003,1.b, the applicant for a development permit shall bear the burden of proof that the application complies with all applicable review criteria or can be made to comply with applicable criteria by imposition of conditions of approval. The applicant has provided sufficient evidence to enable staff to evaluate the proposal. These documents are listed as exhibits at the end this report. D. Development Permits Restricted for Unlawful Uses Per LOC 50.01.003.4, no development permit shall be issued for a development or use of land in violation of this Code, unless the violation is rectified as part of the development. As noted above,the City issued a citation for Sensitive Lands violations which is pending adjudication. The applicant has proposed, if found guilty, to mitigate for the violation as a part of this land use application (Exhibits Fl and E11-E12). Staff notes that if the applicant is not found to be in violation of Sensitive Lands development regulations, no mitigation will be required. LU 13-0064 Page 4 of 60 There are four types of required mitigation for this proposal, three of which are shown on the applicant's Landscape and Mitigation Plan (Exhibit E12): • "Site Development". This component of the mitigation plan includes mitigation for construction proposed in the RP District to install drainage facilities. • "Invasive Tree Removal Permit". The "Invasive Tree Removal Permit" mitigation is discussed under the Background/Existing Conditions section of this report on page 3, above. • Additional mitigation will be required for construction of an unavoidable crossing(public sidewalk) in the proposed RCPA. This mitigation is not shown on Exhibit E12. See the discussion on page 27, below. • "RC Overlay Violation". This is mitigation for the alleged Sensitive Lands violation, shown on Exhibit E12. This section of the report is only pertinent to the "RC Overlay Violation". Staff has reviewed the proposed "RC Overlay Violation" mitigation plan and finds that the location, plant species, and plant density will not adequately address the scope of the violation (if found guilty) as proposed. The alleged violation consisted of removing native vegetation from the RP and RC Districts. The impacted areas were mowed with heavy equipment, but the site was not graded or scraped. If all vegetation had been completely cleared instead of mowed, mitigation plants (shrubs and groundcovers) would be required throughout the entire RCPA and the protected riparian area of the stream corridor at the City's typical plant spacing guidelines. Mowing the site resulted in less damage to the resource areas than would have occurred if the areas were completely cleared. Staff finds that fewer mitigation plantings are required to restore the functions and values of the resource area. However, staff finds that the proposed plantings, described and shown on Exhibit E12 as "RC Overlay Violation", do not meet the required mitigation standard of no net loss of resource functions or values (per LOC 50.05.010.4.g). To adequately rectify the alleged violation, staff recommends the following revisions to the "RC Overlay Violation" mitigation planting plan: 1. The "RC Overlay Violation" mitigation area and plantings should be shown on a separate plan from the "Site Development" and "Invasive Tree Removal Permit" mitigation plan (Exhibit E12). On the new plan, any references to "RC Overlay Violation" should be changed to "Sensitive Lands Violation" for clarity, since the violation occurred in both the RP and RC Districts. 2. Mitigation plantings are proposed to be located throughout the entire RCPA, but at a low plant density. Although native plants were removed throughout the RCPA, the west side (the area west of the stream corridor) was more heavily impacted than the east side. Mitigation plantings should therefore be concentrated on the west side of the RCPA, but should be planted at a higher density (see below). LU 13-0064 Page 5 of 60 3. The proposed plant density is 148 1-gallon shrubs and 962 4-inch groundcovers for a 29,146 square foot"Sensitive Lands Violation" mitigation area. These densities are significantly below the City's typical spacing guidelines which are five feet on center for 1-gallon shrubs, three feet on center for 1-gallon groundcovers (which include ferns), and 18 inches on center for 4-inch pots. However, since this site was mowed rather than completely cleared, an average density of seven feet on center for 1-gallon shrubs and ferns is acceptable. (Additional groundcovers will not be required.) The mitigation plan should be revised to include the required number of 1-gallon plants, which shall be calculated by dividing the square footage of the mitigation area (the west side of the RCPA) by 49. (Seven feet on center is the average spacing used to calculate the total number of plants; plants should be planted in single species groups of three, which should be sited throughout the mitigation area based on existing conditions.) 4. Since the required plant density is lower than the City's typical spacing guidelines, the plant species should be revised to include more shrubs than ferns. The mitigation plan should be revised to include at least five species of shrubs and at least one species of fern. 5. To enhance the survival of the mitigation plantings, temporary irrigation shall be provided during the 3-year establishment period. Any invasive plants shall be removed within three feet of new plantings and new plantings shall be mulched a minimum of two inches in depth and 18 inches in diameter. 6. The application materials do not include a maintenance and monitoring plan for mitigation plantings, as required per LOC 50.05.010.4.g.i. The applicant should submit a maintenance and monitoring plan to maintain and monitor the "Sensitive Lands Violation" mitigation area for three consecutive years. During the 3-year monitoring period, shrubs and ferns plants shall be replaced as needed throughout the monitoring period to ensure an 80%survival rate, and invasive plants will be removed from within three feet of new plantings. The applicant shall provide an annual report to staff on October 31 of each year for the three-year monitoring period. The monitoring report shall be prepared by a qualified professional and shall summarize the overall success of the mitigation efforts. It shall include photographs of the mitigation site and narrative describing site conditions, including the plant survival rate and invasive species coverage. The monitoring report shall also describe any required replanting or invasive species removal necessary to meet the success criteria described above. These recommendations will be made conditions of this approval, subject to the Court finding the defendant guilty. If the defendant/applicant is found not guilty, then the conditions to perform the "Sensitive Lands Violation" mitigation plan will be deemed void. As conditioned,this standard is met. VI. MINISTERIAL DEVELOPMENT—DELINEATION OF AN RC DISTRICT BOUNDARY A. Classification of Application LOC 50.07.003.13.a.ii(12) designates the delineation of an RC District boundary as a ministerial development. LU 13-0064 Page 6 of 60 B. Criteria for Review of Application Per LOC 50.07.003.13.e.ii, for any ministerial development application to be approved, it shalt first be established that the proposal complies with: 1. The requirements of the zone in which it is located; R-5 Dimensional Standards [LOC 50.04.001.2] The site is zoned R-5. No development is proposed that is associated with the proposed delineation. This standard is not applicable. 2. Overlay and Design Districts; Sensitive Lands Overlay Districts [LOC 50.05.010] The purpose of the Sensitive Lands districts, as designated on the City's Sensitive Lands Atlas, is to protect the functions and values of wetlands, stream corridors, and tree groves on lands with environmental or natural significance. The City's Sensitive Lands Atlas identifies a significant tree grove (RC District) on the property. The applicant is requesting approval of an RC District boundary delineation. Per LOC 50.07.004.8.d, resource delineation is a more precise, site-specific determination of the location of a resource prepared by a qualified professional. The delineation is approved if staff finds that the delineated boundary more accurately reflects the location of the resource than the boundary shown in the Sensitive Lands Atlas. A tree grove boundary is measured at the outer edge of a contiguous tree canopy and is based on aerial photos and/or visual field observation. The tree grove boundary was determined to encompass the southern portion of the site, is approximately 56,976 sq. ft. in area (1.308 acres), and includes 140 trees(Exhibits E4 and F20). Staff finds that the delineated RC District boundary, as shown in Exhibit E4, can be approved. This standard is met 3. The Development Standards applicable to ministerial developments; The following discussion analyzes the applicable development standards listed in LOC 50.07.003.13.e. Parking[LOC 50.06.002] On-Site Circulation—Driveway and Fire Access Roads [LOC 50.06.003.2] Hillside Protection [50.06.006.2] Drainage Standard for Ministerial Development[LOC 50.06.006.3] The RC District delineation does not include any development activities. Compliance with these standards is not applicable. CONCLUSION—Ministerial Development: The delineation of the RC District(as shown in Exhibit E4) meets the required standards and is hereby approved. LU 13-0064 Page 7 of 60 VII. MINOR DEVELOPMENT—DELINEATION OF RP DISTRICT BOUNDARIES, RC PROTECTION AREA DETERMINATION, CONSTRUCTION IN AN RP DISTRICT AND RCPA.AND 18-LOT PD SUBDIVISION A. Classification of Application LOC 50.07.003.14.a.ii(9) designates a subdivision (with or without a planned development overlay) as a minor development. LOC 50.07.003.14.a.ii(12) designates determination of an RC Protection Area (RCPA) as minor development. LOC 50.07.003.14.a.ii(17) designates the construction of a utility facility in a delineated RP District and unavoidable crossing of a pathway in an RCPA as minor development. LOC 50.07.003.14.a.ii(20) also designates an RP District boundary delineation as a minor development. B. Criteria for Review of Application Per LOC 50.07.003.14.d.ii, for any minor development application to be approved, it shall first be established that the proposal complies with: 1. The requirements of the zone in which it is located; R-5 Dimensional Standards [LOC 50.04.001] The site is zoned R-5. The applicant proposes to subdivide the site into an 18 lot subdivision with a planned development (PD) Overlay. Compliance of the proposed 18-lot PD with the current dimensional standards in the R-5 zone is discussed, below: Maximum Density The development density is determined by dividing the Net Developable Acre (excluding area in streets and access easement) by the minimum lot area requirement for the R-5 zone and rounding down to the nearest whole number. The applicant's narrative mistakenly excludes area in the proposed open space tract from the overall Net Developable Acre calculation (Exhibit F1). MAXIMUM DENSITY CALCULATION Gross Site Area 1210,830 sq.ft. Area in streets/access easements 24,404 sq.ft.total ■ 22,156 in street dedication ■ 2,248 in access easements Net Developable Area 1186,426 sq.ft. Minimum Lot Size in R-5 15,000 sq.ft. Maximum Density 37.3 lots(rounded down) 37 lots Using Net Developable Acre, the potential maximum density for the project site is 37 lots. As Exhibit E6 illustrates, the applicant is proposing 18 lots, complying with the limitation of this standard. LU 13-0064 Page 8 of 60 Minimum Density A minimum density of 80%of the maximum density allowed by the zone is required for all subdivisions. The minimum density is determined by multiplying the maximum density by 0.8. The result is rounded up for any product with a fraction of 0.5 or greater and rounded down for any product with a fraction of less than 0.5. The minimum density for the site is 29.8 lots, which is rounded up to 30 lots. The applicant is proposing 18 lots which does not meet the minimum density requirements(Exhibits E5 and F1), unless an exception is applicable. The number of lots required by the minimum density provisions may be reduced per LOC 50.04.003.10 where topographic, natural resources and/or soil constraints exist on site to the extent that an applicant can demonstrate that compliance with LOC 50.06.006.2 (Hillside Protection), LOC 50.05.010(Sensitive Lands Overlay Districts), or other soil constraints regulated by the City's Codes or the State of Oregon Uniform Building Code, would preclude development such that the minimum number of lots could not be developed. As noted in the applicant's materials, Sensitive Lands districts exist on the site (Exhibits E4, E9, and Fl). That resource area will be set aside as dedicated and reserved land of approximately 57,000 sq. ft. in area (Exhibits E6 and [7, and as discussed on page 13 of this report). In addition, the eastern side of the site is located in areas of steep slope that is subject to the Hillside Protection standards, approximately 39,000 sq. ft. (Exhibit E9). The total constrained area is 96,000 sq. ft. The potential minimum density for the constrained area is 12 lots, calculated using Net Developable Acre and Maximum/Minimum density standards for the R-5 zone. The applicant proposes not to transfer those 12 lots out of the natural resource and Hillside Protection areas but instead to reduce minimum density to 18 lots total (Exhibit E6) and cluster the proposed development in unconstrained areas. Staff finds that the requested exception to minimum density requirements is met. Lot Size and Dimensions In the R-5 zone, the minimum lot size requirement is 5,000 sq.ft. per dwelling unit. There are no minimum lot width or depth requirements. As shown on the proposed site plan and preliminary plat (Exhibits E5 and E6), all lots meet the minimum lot size. Setbacks The required setbacks for a primary dwelling in the R-5 zone are 20 feet for the front, five feet for the internal sides, 10 feet for a street side, and 20 feet for the rear yards. Reductions to the required yard setbacks are allowed by the provisions of the PD overlay. The applicant is requesting a number of front and rear yard setback exceptions using the PD Overlay standards (Exhibits E5 and Fl), discussed, below, in the analysis of the PD Overlay standards. All side and street side yard setbacks are met as proposed (Exhibit ES). As a condition of approval,the applicant should submit a final matrix indicating the required setbacks for each lot, as proposed and/or as modified through this report, to be recorded in a Notice of Development Restriction with the plat. LU 13-0064 Page 9 of 60 Height Limits In the R-5 zone,the maximum allowed height is 28 to 35 feet, depending on the slope of the lot. The applicant's narrative states that all future structures will meet the required height limits (Exhibit F1). Compliance with the maximum height standards will be ensured at the time of building permit review. On lots within PDs, the Code allows for building height to be determined using either the natural ground surface or an altered ground surface (per LOC 50.10.003 "Height of Building"). The applicant is requesting an altered finished grade on Lots 1-5 (Exhibits E9 and F1). The eastern portion of the site outside of the natural resource areas is steep with slopes ranging from 12%to 50% in a generally southwestern direction, sloping diagonal across the five lots (Exhibit E9). The steepness and direction of the natural ground surface on Lots 1-5 makes the design of future dwellings more difficult. The applicant is proposing to construct a boulder retaining wall ranging from two to six feet in height along and in the open space Tract A (Exhibit E8). From there,the natural ground surface will be backfilled against the retaining wall to create a finished grade that, while still steep, slopes more regularly downward from front to back of each lot. The finished grade will be used to determine building height on these lots. As discussed under Chapter 55,Trees, staff has recommended a condition of approval for additional landscaping within the re-graded area to offset negative impacts from the tree removal. Lot Coverage The applicant may calculate maximum lot coverage for each individual lot based on the proposed building heights at the time of building permit review, using Table LOC 50.04.001-7. The applicant may also chose to, through the PD Overlay standards, use 35%of the Net Developable Acre and distribute the total available lot coverage across the site as a part of this land use application. The applicant has chosen to use Net Developable Acre to calculate lot coverage and distribute the total over the entire site as discussed, below, in the analysis of the PD Overlay standards (Exhibits E5, Fl, and F21). The applicant's narrative mistakenly calculates lot coverage on a lot-by-lot basis, rather than using Net Developable Acre ((Exhibit F1); an addendum Lot Coverage Table can be found in Exhibit F21. As a condition of approval, the applicant should submit a final matrix indicating the lot coverage for each lot, as proposed and/or as modified through this report,to be recorded in a Notice of Development Restriction with the plat. Floor Area The maximum allowed floor area for primary detached dwelling units depends on the individual lot size and is calculated using the floor area formula in Table LOC 50.04.001-3. Once the maximum floor area sq.ft.for each lot is calculated, the total may be averaged across the site per the PD Overlay standards. The applicant is proposing to average the total floor area across the site (Exhibits E5 and F1). The applicant's narrative illustrates the maximum floor area for the site, a total of 67,968 sq.ft. (Exhibit F1). For the discussion on how floor area will be averaged over the site on each lot, please see the PD Overlay discussion, below. As a condition of approval,the applicant should submit a final matrix indicating the floor area for each lot, to be recorded in a Notice of Development Restriction with the plat. LU 13-0064 Page 10 of 60 As discussed here and under the PD Overlay standards, below, the R-5 dimensional standards are met as conditioned. Compliance with the design standards per LOC 50.06.001 will be determined at the time of building permit review for each lot. Planned Development Overlay[LOC 50.07.007.4] To be eligible for a PD Overlay, the site must be greater than 75,000 sq.ft. or contain RC or RP Districts. The site is more than 210,000 sq. ft. in size and contains both RC and RP Districts. The purpose of the PD Overlay is to provide for greater flexibility in development of land as compared to a standard subdivision,encourage variety in the development pattern of the community, encourage a creative approach in land development, conserve natural land features, facilitate a desirable aesthetic and efficient use of open space,create public and private common open spaces, and provide for flexibility and variety in the location of improvements on lots. If these public purposes are accomplished, exceptions to certain zoning standards may be granted. The applicant's narrative (Exhibit F1),the PD addendum narrative (Exhibit F7), and the Lot Coverage Table addendum (Exhibit F21) address the standards found in LOC 50.07.007.4. The applicant is requesting the following exceptions to the R-5 dimensional standards or flexibility in land development: • Application of lot coverage and floor area requirements with reference to the total area of the project; and • Exceptions to the front and rear yard setbacks on certain lots. Lot Coverage and Floor Area Calculations An applicant for a PD Overlay may apply the lot coverage and floor area requirements with reference to the total area of the project as a whole or on a lot by lot basis. To apply lot coverage to the project as a whole, the applicant uses the Net Developable Acre of 186,426 sq. ft. and then applies a 35% lot coverage maximum for a total 65,249 sq. ft. of lot coverage (Exhibits Fl and F21). The total lot coverage can then be distributed throughout the site as appropriate to the site conditions. The applicant is proposing a total of 52,075 sq. ft. of lot coverage. The table, below, illustrates the proposed lot coverage for each lot, including percentages (Exhibit F21). While the average lot coverage percentage based on lot size is 44.5% (close to the maximum 45% lot coverage per R-5 zone standards), the average lot coverage based on Net Developable Acre is 28%which is significantly less than that allowed by the R-5 zone standards. The applicant also proposes to distribute the maximum allowed floor area over the 18 lots (Exhibit F1). As discussed, above, the maximum allowed floor area for the site, based on actual lot size and not Net Developable Acre, is a total of 67,968 sq. ft. The proposed floor area allocated to each lot is also illustrated in the table, below(Exhibit F1). LU 13-0064 Page 11 of 60 PROPOSED LOT COVERAGE AND FLOOR AREA Lot Size in sq. Proposed Floor Proposed Lot Lot Coverage ft. Area in sq.ft. Coverage in sq.ft. Percentage Lot 1 7,475 3,650 3,556 47.6% Lot 2 7,265 3,650 3,554 48.9% Lot 3 10,240 3,650 4,664 45,5% Lot 4 7,980 3,450 2,772 34.7% Lot 5 6,248 3,450 2,884 46.2% Lot 6 6,334 3,450 3,029 47.8% Lot 7 6,165 4,042 3,209 52% Lot 8 6,837 4,042 3,235 47.3% Lot 9 7,133 4,042 2,267 31.8% Lot 10 5,200 4,042 2,211 42.5% Lot 11 5,718 3,600 3,108 54.4% Lot 12 6,310 3,752 3,108 49.3% Lot 13 5,711 4,042 2,450 38.8% Lot 14 5,184 4,042 2,552 49.2% Lot 15 5,839 3,570 2,407 41.2% Lot 16 5,681 3,617 2,653 46.7% Lot 17 5,242 4,042 2,626 50% Lot 18 6,825 3,792 1,800 26.4% Total 117,387 67,925 52,075 - Average 6,215 3,774 2,893 44.5% Setback Exceptions The applicant is also requesting exceptions to front and/or rear yard setbacks for Lots 1, 8, 9, 10, 11, 12, 13, 14, 15, 16, and 17. The matrix, below, illustrates proposed setbacks for each lot with requested exceptions shown in bold(Exhibits E5 and F1). The applicant is not requesting any exceptions to the minimum side or street side yard setbacks. PROPOSED SETBACKS (Exceptions shown in bold) Front Side Street Side Rear 20 feet 5 feet 10 feet 20 feet Lot 1 10 fee[ 8.72 feet(north) 14.41 feet 5 feet(south) (variable) 5 feet(north) Lot 2 23 feet 5 feet(south) - 20 feet Lot 3 23 feet 5 feet(north) - 20 feet 15 feet(south) 10 feet(north) Lot 4 54 feet 5 feet(south) - 20 feet 5 feet(north) Lot 5 23 feet 5 feet(south) - 20 feet Lot 6 20 feet 5 feet(east) I 10 feet(west) 20 feet 5 feet(east) Lot 7 20 feet - 20 feet 5 feet(west) LU 13-0064 Page 12 of 60 5 feet Lot 8 20 feet 5 feet(east) (measured from 5 feet(west) Conservation Easement) Lot 9 7 feet 5 feet(east) 5 feet 15 feet(west) Lot 10 18 feet 5 feet(north) 10 feet(south) 11.08 feet (variable) Lot 11 18 feet 5 feet(north) 12.38 feet 5 feet(south) (variable) Lot 12 18 feet 5 feet(north) 20 feet 5 feet(south) Lot 13 18 feet 5 feet(north) 20 feet 5 feet(south) Lot 14 18 feet 5 feet(north) 20 feet 5 feet(south) Lot 15 18 feet 5 feet(north) 10 feet(south) 20 feet Lot 16 I 17.5 feet I 5 feet(north) 10 feet(south)I 20 feet Lot 17 17.5 feet 5 feet(north) 20 feet 5 feet(north) Lot 18 47.5 feet 5 feet(north) 20 feet 5 feet(south) Staff has also recommended some revisions to the proposed setbacks on Lots 1, 4, 8, 9, 10, 11, 13, 16, 17, and 18, as discussed, below. Exception Criteria The reviewing authority may grant exceptions to lot dimensional standards if the applicant demonstrates that the proposed PD provides the same or better sense of privacy, appropriate scale, and open space as a PD that complies with the standards to which the exception is sought. In making this determination, the reviewing authority may consider the following: a. Whether the applicant has reserved or dedicated more than the minimum amount of open space required by park and open space contributions[LOC 50.06.005]; The minimum required Park and Open Space is 20%of the gross land area or approximately 42,166 sq. ft. The applicant proposes to approximately 71,304 sq.ft.within open space Tract A which includes both RP Districts in their entirety and most of the proposed RCPA. Tract A also includes land outside of the resource districts behind Lot 2-5 and Lots 11-12 (approximately 17,505 sq. ft of the total tract area). The applicant also proposes to place the remaining portions of the RCPA on Lots 8 and 9 in conservation easements, a total of approximately 4,617 sq.ft. in easement area (Exhibits E6-E7 and F1). The conservation easements are there to preserve portions of the RCPA but the easement extends beyond the proposed RCPA boundary; approximately 1,467 sq. ft. of the 4,617 sq,ft. is outside of the RCPA but within the conservation easement (Exhibit E7). The total area of reserved and dedicated land is 75,921 sq. ft. or 36%of the site. Staff notes that while much of that land is required to be set aside by Park and Open Space standards as natural resources, the applicant is providing 18,972 sq.ft. of dedicated or reserved land above and beyond that minimum requirement, either in Tract A or in the conservation easements that extend beyond the RCPA on Lots 8 and 9 (Exhibit E7). Staff finds that the proposed park and open space is greater than the minimum required. This criterion is met. LU 13-0064 Page 13 of 60 b. Whether the requested exception allows the lots to be designed in a manner that provides better access to common open space areas from within and/or outside the PD, better protects views, allows better solar access, maintains or improves relationships between structures, maintains or improves privacy and/or improves pedestrian or bicycle access to surrounding neighborhoods; As illustrated in Exhibit E5,the requested setback exceptions do not impact abutting properties to the north and south any more than a subdivision that met the R-5 standards would as yard setbacks abutting those properties are met or exceeded on all perimeter lots (Exhibit E5). The applicant is also proposing a wide extension of Tract A as it abuts the south of Lot 5, following the boundary of the proposed RCPA, in order to preserve the mature trees that will screen and buffer the neighbors to the south (Exhibit E5 and E7). Staff finds that the proposed setbacks and open space configuration maintain privacy for abutting residential neighbors to the north and south. The requested front and rear yard exceptions are to allow for some flexibility within the building envelopes. Impacts on the privacy and buffering between the lots in the PD, as well as possible impacts on external lots adjacent to the site, must be reviewed. Staff is recommending that fractional setbacks be rounded up or down to the nearest whole number in order to ensure consistent measurement. This condition of approval will impact Lots 1, 8, 10, 11, 13, and 18 as discussed, below. Lot 1 For Lot 1, the applicant is requesting a 10-foot front yard setback(Exhibit E5). The other four lots on the eastern side of the site either meet or vastly exceed the required 20-foot front yard setback. Lot 1 is constrained by natural resources at the rear, slope, and the Fosberg Road public improvements in the front. As noted in the PD addendum narrative (Exhibit F7), the applicant is designing and building the individual dwellings on this site. The proposed 10- foot setback on Lot 1 is to accommodate a side-loading garage accessed from a shared driveway with Lot 2 (Exhibit E5). The front yard setback reduction of 10 feet allows for a design sensitive to the site constraints with minimal impacts as viewed from the street perspective. The abutting property to the north has a setback along Fosberg Road of approximately 10 feet(Exhibit E5). The proposed 10-foot front yard setback is not out of character with the abutting development pattern. Since the requested setback is tied to a specific design (side-loading garage), the 10-foot front yard setback and side-loading garage design will be made a condition of approval for development on Lot 1. The 8.72 north side yard setback should be rounded up to nine feet. Lot 4 Lots 3 and 4 are subject to a 25-foot public utility easement along their common property line fora stormwater utility outfall pipe (Exhibit E10). Lot 3 has a 15-foot portion of the easement and Lot 4 has a 10-foot portion. As discussed under the Drainage standards, below,the City Engineer determined that a 25-foot easement would not provide sufficient access due to the depth of the line and steepness of the slope in that area. The City Engineer is requiring a condition of approval to widen the utility easement to a total of 30 feet. Therefore, the north side yard setback for Lot 4 should be increased to 15 feet. LU 13-0064 Page 14 of 60 Lots 8 and 9 Lot 9 is the most constrained lot in the PD as half of the lot is subject to a conservation easement that contains a portion of the proposed RCPA (Exhibits E5 and E7). Lot 9 also abuts the RP District along the east property line (Exhibit E7). The applicant is proposing reduced front and rear yard setbacks to maintain a reasonable building envelope (Exhibit E5). The proposed building envelope is created by a 7-foot front yard setback, a 15-foot west side yard setback, 5-foot east side yard setback, and a 5-foot rear yard setback. Staff finds that the 5-foot rear yard setback would coincide with the 5-foot construction setbacks for the RCPA (Exhibit E7). Even combined with the proposed 15-foot west side yard setback, there would be insufficient outdoor activity area for residents, likely leading to future Sensitive Lands violations. As shown on the graphic, below, staff recommends a condition of approval to increase the rear yard setback to a minimum of 15 feet. The east and west side yard setbacks should S . , . I zo.eu 18' Lot 9 :l of g: co — modified • • :Cp ervdtti- iQ�? 8' 5' setbacks 15' : E Sdn lrt: . r 15' ti :Ac' roxirnafe 100:000 ES Y .A 5-foot const'ruactiori setback then be reversed to allow for 15 feet of I zov.'vi unrestricted yard outside of the conservation ' 00 easement on the east side of the lot. Staff also �0 , recommends a condition of approval for a i - minimum 18-foot front yard setback for a garage - 20 0 ENi to ensure a sufficient driveway depth. Finally,staff recommends that a site plan demonstrating the Lot 8 5' location of the 5-foot RCPA construction setback as5, modified it impacts the rear yard of Lot 9 should be included setbacks as an exhibit in the Notice of Development Zo ,F ' coRestriction. co 15, For Lot 8, the applicant is proposing a 5-foot rear � , ' 0. yard setback(Exhibit E7) but this does not include 10' P the 26.1-foot conservation easement. The total 1 A rear yard area is 31.1 feet. In order to minimize ' i iiin 8 potential for Sensitive Lands violations, staff 'conservation recommends a condition of approval to increase I easernent the rear yard setback to 10 feet, as measured from I the conservation easement. The conservation LU 13-0064 Page 15 of 60 easement should be modified to 26 feet. The applicant is also proposing that a small portion of the RCPA project into the east side yard (Exhibit E7). The proposed 5-foot east side yard setback does not take the 5-foot RCPA construction setback into consideration. As a condition of approval, staff recommends increasing a portion of the east side yard setback to 15 feet correlating to the 5-foot RCPA construction setback. Similar to Lot 9, staff recommends a site plan (see graphic, previous page) demonstrating the location of the conservation easement,the partial 15-foot east side yard setback, and the 5-foot RCPA construction setback as it impacts the rear and side yards of Lot 8 as an exhibit in the Notice of Development Restriction. Lots 10 and 11 For Lots 10 and 11,the requested 2-foot reductions to the 20-foot front yard setbacks will be imperceptible while the respective rear yards(varying in total depth from 11 to almost 20 feet will appear to be much deeper due to the abutting open space tract (Exhibit ES). While both lots have smaller than typical rear yards for outdoor activities,the yards are of sufficient size to ensure protection of the abutting RP District. The actual rear yard setbacks are variable and partially overlap with the 10-foot RP District construction setback(Exhibit E7). As a condition of approval,the matrix should show the variable rear yard setbacks for both and the 10-foot RP District construction setback should be noted on each lot in the Notice of Development Restriction, all illustrated in an attached exhibit. The rear yard setbacks should be rounded down to 11 feet for Lot 10 and 12 feet for Lot 11. Lot 13 The applicant submitted an arborist report(Exhibit F10) detailing tree protection measures to preserve a 29-inch Oregon white oak on Lot 13 (mistakenly noted as Lot 14 in the report). The oak is in the northwest corner of the lot and has some limbs that may project into the allowed building envelope (Exhibit F10). As listed in the setback table, the proposed rear yard setback is 20 feet and the north side is 5 feet but the proposed site plan shows an additional setback area of 8 feet by 12.5 feet in the northwest corner of the building envelope to minimize development under the dripline of the tree (Exhibit [5), As a condition of approval,the rear yard setback should be partially increased to 28 feet and the north side yard setback should be partially increased to 18 feet (rounded up from 17.5 to the nearest whole number), similar to the building envelope shown on Exhibit E5. Because the PD Overlay is partially premised upon the preservation of the Oregon white oak(Tree#1201), a condition of approval should be added to protect the tree from removal unless dead or hazardous; the removal restriction should be included in the Notice and illustrated in an attached exhibit. Lots 12-18 For Lots 16 and 17 on the western side of the site,the applicant is requesting 2.5-foot reductions to the required 20-foot front yard setbacks (Exhibit E5). The proposed 17.5-foot front yard setbacks on Lots 16 and 17 will abut Rogers Road, where the City is requiring only minimal frontage improvements (no sidewalk). Due to the separation between the travel lane and the front elevation of the future dwellings on both lots,the 2.5-foot front yard reduction will be virtually imperceptible. The applicant is also proposing to preserve a large grove of mature Douglas fir trees in the northwest corner of the site on Lot 18 with an increased front yard setback (rounded up to 48 feet)which will help minimize development impacts on the nearby neighbors (Exhibits E7 and F11). The front yard setbacks on Lots 16 and 17 should be rounded up to 18 feet, similar to the other proposed front yard setbacks. LU 13-0064 Page 16 of 60 Additionally, because the PD Overlay is partially premised upon the preservation of the trees in the tree grove, a condition of approval should be added to protect to the Douglas fir trees from removal unless dead or hazardous through the Notice of Development Restriction, illustrated with an attached exhibit(Trees#1177, 1179, 1184, 1185, and 1186 as shown on Exhibit E7). Finally, as proposed, the 18-foot front yard setbacks on Lots 12-15 will be imperceptibly different from the 20-foot minimum required front yard setbacks. As previously conditioned, staff finds that Lots 12-17 will have sufficient front yard depths for driveways with minimal negative impacts. Staff finds that, as conditioned, the proposed yard setbacks maintain privacy between existing surrounding development and within the proposed PD. The proposed site plan also orients Lots 1-5 and 10-12 towards the central open space tract to ensure these lots maintain their view and connection to the stream corridor(Exhibits E7 and F1). As a condition of approval, the applicant should submit a final matrix indicating the setbacks for each lot as shown in the table, below, to be recorded in the Notice of Development Restriction with the plat. As conditioned,this criterion is met. RECOMMENDED SETBACKS (Modifications from proposed shown as bold) Front Side Street Side Rear 20 feet 5 feet 10 feet 20 feet Lot 1 10 feet 9 feet(north) _ 14 feet(variable) (side-loading garage) 5 feet(south) 5 feet(north) Lot 2 23 feet - 20 feet 5 feet(south) 5 feet(north) Lot 3 23 feet 20 feet 15 feet(south) 15 feet(north) Lot 4 54 feet 20 feet 5 feet(south) 5 feet(north) Lot 5 23 feet 20 feet 5 feet(south) Lot 6 20 feet I 5 feet(east) 110 feet(west) 20 feet 5 feet(east) Lot 7 20 feet 20 feet 5 feet(west) 5 feet(east) 10 feet(measured 15 feet(east as Lot 8 20 feet measured from the from the 26 fast RCPA) conservation 5 feet(west) easement! 15 feet(measured Lot 9 7 feet 15 feet(east) from the 18 feet for garage 5 feet(west) conservation easement) Lot 10 18 feet 5 feet(north) 10 feet(south) I 11 feet(variable) Lot 11 18 feet 5 feet(north) 12 feet(variable) 5 feet(south) 5 feet(north) Lot 12 18 feet 5 feet(south) - 20 feet LU 13-0064 Page 17 of 60 5 feet(north) 20 feet Lot 13 18 feet 18 feet(northwest) 28 feet(narthwest,l 5 feet(south) 5 feet(north) Lot 14 18 feet 20 feet 5 feet(south) Lot 15 I 18 feet 5 feet(north) I 10 feet(south) 20 feet Lot 16 18 feet 5 feet(north) I 10 feet(south) I 20 feet 5 feet(north) Lot 17 18 feet 20 feet 5 feet(north) 5 feet(north) Lot 18 48 feet 20 feet 5 feet(south) c. Whether the requested exception will allow a more attractive streetscape through use of meandering streets, access through alleys or shared driveways, provision of median plantings, or other pedestrian amenities; The proposed site plan incorporates a meandering street, Meadowcreek Court, as well as pedestrian improvements along Fosberg and Rogers Roads, preservation of a grove Douglas fir trees in the southeast corner of the site, and landscaping to separate the travel lanes from the sidewalk (Exhibits E5 and E14). As discussed and conditioned under Landscaping standards, below, all street frontages will be fully landscaped with street trees and the occasional planter strip (Exhibits E13 and E14). The north side of Meadowcreek Court and west side of Meadowcreek Lane will also include a 5-foot sidewalk to ensure safe pedestrian circulation to Rogers Road. Finally, Lots 1-5 will utilize two shared meandering driveways for access onto Fosberg Road rather than a new public street. Lots 1 and 2 will share one driveway and Lots 3-5 will share the other(Exhibit E5). Staff finds that the proposed site plan allows for attractive pedestrian amenities along the existing and proposed streetscapes. This criterion is met. d. Whether the requested exception will enhance or better protect a significant natural feature on the site, such as a wetland, a tree or tree grove, or a stream corridor; The proposed site plan encompasses the entire RP District and the majority of the RCPA within the open space Tract A. The applicant is proposing 18 lots which is almost half the minimum density required per R-5 density requirements. Due to the reduction in density, the applicant can meet the minimum lot size of 5,000 sq. ft. and does not have to modify the RP Districts' protected riparian areas to create reasonable buildable envelopes as possible per Sensitive Lands standards. The applicant has provided increased side and rear yard setbacks on Lot 13 to preserve a significant Oregon white oak and an increased front yard setback on Lot 18 to preserve a large grove of Douglas fir trees in the northwest corner of the site (Exhibits E7 and F11). The proposal also includes a meandering public sidewalk along Fosberg Road to preserve a second grove of large Douglas firs in the southeast corner of the site in the RCPA (Exhibit [7). Staff finds that the proposed site plan will continue to protect the RP District and RCPA as they have been delineated, and continues to protect other significant trees on the site where possible. This criterion is met. A comment was received about protection of mature trees on the site (Exhibit G1). As discussed, above, the applicant is preserving a number of significant trees as well as natural resource districts on the site. LU 13-0064 Page 18 of 60 e. Whether the requested exception will provide better linkage with adjacent neighborhoods, open space areas, pathways, and natural features; or The proposed site plan links the on-site RP and RCPA together and to resource districts in abutting open space tracts to the north and south (Exhibit E7 and E16). The proposed site plan also completes pedestrian linkages with adjacent neighborhoods along Fosberg Road and through the use of internal sidewalks that tie into Rogers Road pedestrian improvements. Staff finds that the proposal incorporates linkages to pedestrian and natural resources where possible. This criterion is met. f. Whether the requested exception will allow the development to be designed more compatibly with the topography and/or physical limitations of the site. Development on the site is physically constrained by natural resources which cut a broad swath through the center of the site. The proposed RCPA also limits development in the southern portion of the site. The applicant is placing the majority of the resource districts in a dedicated open space tract and clustering 13 of the 18 lots on the west side, where the topography is less steep(Exhibit ES). As previously conditioned, the proposed setbacks maintain reasonable building envelopes within the constrained site without negatively impacting abutting residences any more than a standard subdivision would. Staff finds that the proposed R-5 zone standard exceptions, as conditioned, allow the applicant to propose a PD that provides for greater flexibility in development of land as compared to a standard subdivision, incorporates a creative approach in land development, and conserves natural land features. The PD results in the same or better sense of privacy, appropriate scale, and open space as a subdivision that complies with the R-5 standards, as follows: • The proposed density of 18 lots is almost half of the minimum required density of 30 lots which allows the PD to maintain the minimum R-5 lot size for all lots. The proposed PD will be more compatible with abutting development patterns than one that meets the 30-lot minimum density requirements as that would result in an average lot size of approximately 3,900 sq.ft. • The applicant is proposing to preserve 36%of the site in an open space tract and in conservation easements. • The proposal complies with the full 25-foot RP District protected riparian area (PRA) rather than requesting PRA averaging or reduction as allowed per the Sensitive Lands standards. The applicant is also preserving significant trees with increased setbacks on Lots 13 and 18, a meandering sidewalk in the southeast corner of the site, and with an RCPA that provides a wide buffer along the southern boundary of the site. This proposal will enhance the treed character of the streetscapes and provide a visual buffer between perimeter PD lots and abutting residences. By preserving mature and significant trees, the PD will provide a better sense of privacy and open space than would occur with a standard subdivision. • All of the lots meet or exceed the perimeter yard setbacks on the north and south sides of the site, thereby maintaining the same sense of privacy to the abutting existing residences as a standard subdivision. LU 13-0064 Page 19 of 60 • With the revisions to the proposed setbacks on Lots 16 and 17, the proposed yard setbacks maintain the same sense of scale with existing adjacent residential development on the east and west sides of the site. • With the revisions to the proposed setbacks on Lots 8 and 9,the RCPA will be better protected from future Sensitive Lands violations. As conditioned, this standard is met. LOC 50.07.007.4.e Special Reauirements Where common private open space areas are included in the plan, a homeowner's association or similar organization must be established to provide for maintenance of the facilities or open space. The Covenants, Conditions, and Restrictions (CC&Rs) of the homeowners association shall be provided for staff review and approval prior to the recordation of the final plat. Staff recommends that this be required as a condition of approval per LOC 50.07.003.5.b.ix. As conditioned,this standard is met. 2. Overlay Districts [LOC 50.05] Sensitive Lands Overlay District [LOC 50.05.010, 50.07.004.81 The purpose of the Sensitive Lands districts, as designated on the City's Sensitive Lands Atlas, is to protect the functions and values of wetlands, stream corridors, and tree groves on lands with environmental or natural significance. The City's Sensitive Lands Atlas identifies a Class II stream corridor (RP District)through the center of the site and an RC District along the southwestern portion of the site (Exhibit E16). As described in the ministerial development analysis, above, the RC District has been delineated as shown in Exhibit E4. The applicant is proposing to delineate the RP District(a stream corridor and an associated wetland), determine an RCPA, and construct a stormwater utility facility within the RP District {Exhibits E4, E5, E10-E12, and F1). During the review, staff also determined that the proposal will require an "unavoidable crossing" where the required Fosberg Road sidewalk will pass through the proposed RCPA in order to connect to the existing pedestrian improvements (Exhibit E7). RP District Delineation [LOC 50.07.004.8.d.i(2) and (3)] A resource delineation is a more precise site-specific determination of the location of a resource prepared by a qualified professional, The City Manager compares the applicant's delineation maps with the 1994/1995 ESEE Study and the Sensitive Lands Atlas and inspects the staked, delineated resource boundaries on the site. The City Manager will approve the delineation if the delineated boundary more accurately reflects the location of the resource than the boundary illustrated in the Sensitive Lands Atlas. LU 13-0064 Page 20 of 60 Pursuant to LOC 50.07.004.8.d, the methodology for delineating a stream corridor boundary is based on topographic maps, hydrology maps, and/or field observations. The Code defines the type of stream corridor based on associated natural features. The top of bank must be delineated according to the methodology prescribed by this standard. Pacific Habitat Services(PHS) identified the boundaries of the associated wetland (Exhibit F12). PHS followed the methodology of the US Army Corps of Engineers 1987 manual for wetland determination as updated in May of 2010. The applicant, in coordination with the City's Natural Resources Planner, identified the top-of-bank of the stream corridor pursuant to Figure 50.07.004-A. The stream corridor and wetland boundaries are illustrated on Exhibit E4. The 25-foot protected riparian area,which is measured from the top of bank or the edge of the wetland, is illustrated in Exhibit E4. Staff finds that the RP Districts have been accurately delineated according to the methodology prescribed by LOC 50.07.004.8.d. Lots 1, 2, 10, and 11 are configured to abut the RP District boundaries with the required 10- foot construction setback projecting into their respective rear yards (Exhibit E7). All have designated sites for buildings, vehicular access, and utility service located outside of the delineated RP Districts (Exhibit E7 and F1). Staff recommends a condition of approval to require RP District markers to be installed at the edge of the RP District(stream corridor) before the final building inspection for each dwelling to comply with LOC 50.05.010.6.c. As conditioned, this portion of the standard is met. The applicant will be required to record a Notice of Development Restrictions to put future property owner(s) on notice of the RP District development standards. Compliance with this standard will also be assured during building permit review for any future development on the site. RP District Development Standards [LOC 50.05.010.6.c1 This standard limits development activity within the RP District. As noted, above, the applicant is proposing construction of drainage utility facilities within the delineated RP District at the east end of Meadowcreek Court and also between Lots 3 and 4 on the eastern side of the site, both extending down below top-of-bank. Utilities are an allowed development within an RP District if there is no other practicable alternative per LOC 50.05.010.6.c.i(2). If a public or private utility facility is allowed within an RP District, mitigation shall be required pursuant to LOC 50.05.010.4.e through 50.05.010.4.g. Progressive Mitigation [LOC 50.05.010.4.e-el Development shall not be placed within an RP District unless there is no other practicable alternative and the criteria for avoidance, minimization and mitigation are met, Avoidance The applicant shall endeavor to avoid detrimental impacts on the resource by providing alternative site plans demonstrating that alternative designs have been explored. If disturbance of a resource district is proposed,the applicant must demonstrate that the intrusion into the resource cannot be avoided by reducing the size, configuration, or design of the proposed development. LU 13-0064 Page 21 of 60 The applicant is proposing to construct a stormwater detention, treatment, and outfall utility facility(drainage facility) at the east end of Meadowcreek Court and an outfall pipe between Lots 3 and 4 on the west site of the site, both partially within the delineated RP District (Exhibits E7, E10, and F1). The applicant has considered various options for managing on-site stormwater; however, intrusion into the resource cannot be avoided. The City requires the applicant to detain and treat stormwater generated from impervious surfaces on the site and meter the release of the treated stormwater to avoid adverse impacts to downstream users. Stormwater systems are designed to utilize gravity for conveyance so detention and disposal locations must be located within an area that is below the elevation from where the stormwater is generated. Taking into consideration the change in elevation on the site, the applicant had three location choices for the drainage facility: in the new public right-of-way, in the RCPA and RP District, or in the RP District but outside of the RCPA(Exhibits E3, E7, E10, and F1). Private drainage facilities may not be located within the right-of-way per LOC 42.18.1010(1)(a). A drainage facility in the proposed RCPA would have required significant tree removal and would have resulted in greater natural resource impacts than one within an un-treed area of the RP District. Therefore, the applicant is proposing a location north of the RCPA, outside of the right-of-way but within the RP District (Exhibits E7 and E10). The design and size of the drainage facility meets the Drainage standards as discussed, below. The configuration of the drainage facility was tailored to avoid tree removal (Exhibit F1). For the outfall pipe on the western side of the site,the utility easement and stormwater pipe had to be located at an elevation to ensure gravity conveyance and also at an orientation perpendicular to the stream (Exhibits E7 and E10). The only other location for the drainage facility would have been further south between Lots 4 and 5 which would have impacted both the RCPA and RP District (Exhibits E7 and E10). The proposed location between Lots 3 and 4 is far enough north to ensure sufficient change in elevation while avoiding tree removal within the RP District and RCPA. A comment was received about protection of mature trees on the site (Exhibit G1). As discussed, above, the applicant is preserving a number of significant trees as well as resource districts on the site. The proposed drainage facility locations also preserve trees where possible. Staff finds that this criterion is met. Minimization If impacts to the resource cannot be avoided,the applicant shall minimize impacts by demonstrating that the chosen alternative is the least environmentally damaging and that there will be no net loss of resource area, functions or values as a result of the development. The intrusion into the RP District is minimized by the proposed location of the drainage facility as it completely avoids tree removal, is in an area that is vegetated with invasive plant species (Himalayan blackberry and English ivy), and will be constructed at an elevation that requires a smaller impact area to reach the appropriate grade for gravity conveyance. There will be no net loss of resource area as the area of utility construction will be subject to a short-term excavation and then grubbed and replanted with native vegetation. The native vegetation will ensure that the functions and values of this RP District area's wildlife habitat value will be higher than its value previously. The orientation for the outfall pipes for the drainage facility and between Lots 3 and 4 is perpendicular to the stream (Exhibits E7 and E10). Staff finds that this criterion is met. LU 13-0064 Page 22 of 60 Mitigation The resource districts are expected to have four different types of mitigation: • Mitigation for previously approved invasive tree removal within the RP and RC Districts. • Mitigation for the proposed development in the RP District (a drainage facility and outfall pipes); • Mitigation for the construction of a public sidewalk through the approved RCPA in the southeast corner of the site (discussed, below); and, • Mitigation for the Sensitive Lands violation in the delineated RC District. Staff has previously recommended a condition of approval to revise Exhibit E12 to illustrate the Sensitive Lands violation mitigation plantings on a separate plan. Mitigation for the drainage facility and outfall pipes, public sidewalk, and for the invasive tree removal (to be referred to as"Site Development mitigation" for the purposes of this discussion) may be shown on the same mitigation plan but the materials should be separately listed, similar to how Exhibit E12 is currently organized. The applicant's materials indicate that construction of the drainage facilities will impact 5,543 sq. ft. but staff notes that the applicant appears to have included area outside of the RP District in the total disturbance area (either in the 10-foot construction setback or outside of the districts and construction setbacks entirely). The applicant's materials do not show the total disturbance area for the public sidewalk in the RCPA but staff calculates it at approximately 600 sq. ft. For impacts to a delineated RP District and approved RCPA, the mitigation ratio is 1:1, and the mitigation must be on-site where possible. The applicant's materials do not include mitigation for the public sidewalk in the RCPA (Exhibit E12). Conditions of approval to revise the mitigation plan are discussed, below, under the RCPA development standards for unavoidable public crossings. The proposed mitigation planting area for the drainage facility and outfall pipes is located in the immediate area of disturbance(Exhibits E10-E12). The proposed planting for this area consists of native shrubs and groundcover which increases vegetation structure and diversity and adds to the habitat value of the RP District. However, the species variety and number of proposed mitigation plants do not meet the City's mitigation planting guidelines. The mitigation plan also does not show any mitigation for the installation of the outfall pipe on the east side of the RP District (Exhibit E12). As a condition of approval,the "Site Development" mitigation planting plan should be revised to include at least two additional species of shrubs and one species of fern for areas within the RP District. The number of plants should be increased to meet the City's standard spacing requirements for all impact areas within the RP District(including the outfall pipe on the east side), to the satisfaction of staff. The minimum spacing requirements are five feet on center for 1-gallon shrubs, three feet on center for 1-gallon groundcovers(which include ferns), and 18 inches on center for 4-inch pots. The placement of the mitigation trees should be revised so the trees are spaced approximately 12 feet on center. This will expand the area Although the invasive tree mitigation does not arise from this application,to facilitate a cohesive review of the multiple mitigations plans,this report considers the overall result of the mitigation plans. 2 This assumes that pending violation case is found in favor of the City. If it is not,then the mitigation requirements discussed regarding the Sensitive Lands violation are withdrawn. This mitigation plan is referred to as "Sensitive Lands Violation mitigation plan"for the purposes of this report. LU 13-0064 Page 23 of 60 in which mitigation trees are planted. Most mitigation trees should still be planted within the RP District, but some should be located within the 10-foot RP District construction setback to increase the on-center spacing, Staff notes that the City Engineer finds that trees are not to be planted in utility easements because that is contrary to the granted easement rights (trees interfere with maintenance and repair). Maintenance and Monitoring The application materials do not include a maintenance and monitoring plan for mitigation plantings, as required per LOC 50.05.010.4.g.i. As a condition of approval, the applicant should submit a "Site Development maintenance and monitoring plan to maintain and monitor the "Site Development" mitigation area for three consecutive years. During the three-year monitoring period, shrubs and herbaceous plants shall be replaced as needed throughout the monitoring period to ensure an 80%survival rate, and invasive plants will be removed to ensure less than 10% cover of invasive species. The applicant shall provide an annual report to staff on October 31 of each year for the three-year monitoring period. The monitoring report shall be prepared by a qualified professional and shall summarize the overall success of the mitigation efforts. It shall include photographs of the mitigation site and narrative describing site conditions, including the plant survival rate and invasive species coverage. The monitoring report shall also describe any required replanting or invasive species removal necessary to meet the success criteria described above. Finally, as a condition of approval, the applicant shall post a performance bond or letter of credit to the City that is equal to 120%of the value of the improvements, pursuant to LOC 50.05.010.4.g.viii. As conditioned, this standard can be met. RC Protection Area Determination FLOC 50.05.010.5.bl A minimum of 50%of the delineated RC District must be designated as the RC Protection Area (RCPA). Once designated, the RCPA may not be developed except as provided in LOC 50.05.010.2 and 50.05.010.5.c. The RCPA determination is based on the consideration of the criteria below. If no location on the site meets all criteria, then the criteria are balanced in order to ensure that the most environmentally significant portion of the RC District is included in the RCPA. The delineated RC District totals approximately 56,976 sq. ft (1.308 acres) in area (Exhibit E7). The applicant proposes to preserve 29,142 sq. ft. (0.669 acres) of the delineated district, which is 51.1%of the area (Exhibit E7). Part of the proposed RCPA includes five of the largest trees in the southeast corner of the site that will be located in the public right-of-way after dedication for street improvements, approximately 980 sq. ft. of RCPA (Exhibit E7). The applicant proposes to construct an unavoidable crossing (public sidewalk)through that corner of the RCPA, meandering it onto private property by way of a public access easement (Exhibit [7). Although this portion of the RCPA is located in public right-of-way, staff recommends a condition of approval to require the homeowners' association to preserve and maintain the five trees(Trees#1534, 1535, 1536, 1537, and 1538) as part of the open space Tract A and RCPA. This should be shown on the Notice of Development Restriction and included in the CC&Rs for the subdivision. LU 13-0064 Page 24 of 60 The location of the Protection Area shall be based on the following criteria: a. The Protection Area shall link to other RP or RC lands on the development site and on abutting properties, if such lands are present; The site contains an RP District running north-south through the site (Exhibit E7). As shown in the Sensitive Lands Atlas (Exhibit E16), RP Districts are also mapped on the abutting properties to the north and south of the site; a stream corridor contained within open space tracts. The proposed RCPA is contiguous to both the on-site RP District and to the RP District on the abutting open space tract to the south (Exhibits E7 and E16). This criterion is met. b. The trees having DBH(diameter at breast height)greater than the median DBH within the RC District shall be included in the Protection Area. As listed in Exhibit F20, there are 140 trees in the RC District ranging from five inches to 84 inches in diameter. The median DBH for the RC District is 14 inches with 65 trees greater than the median DBH. For the proposed RCPA to meet this criterion, it must include all of the trees that are greater than the median DBH. As noted, above, the applicant's RCPA table (Exhibit F20) and plans (Exhibit E7) include five of the largest trees in the southeast corner of the site which will be in the right-of-way after dedication:Trees#1534, 1535, 1536, 1537, and 1538. All of these trees are in the delineated RC District, are environmentally significant Douglas fir trees with DBHs greater than the median, and should be included in the RCPA. The applicant proposes to preserve them from development through the use of a meandering sidewalk along Fosberg Road (Exhibit E7). The proposed RCPA includes 41 out of 65 trees greater than the median DBH, a little more than half of the largest trees in the RC District. Staff notes that the large cluster of Douglas fir trees in the northwest corner of the site, as well as a large Oregon white oak on Lot 13, are all being preserved from development through increased setbacks (Exhibits E7, F9 and F10). While this criterion is technically not met, the applicant has made a concerted effort to preserve mature trees. c. The location of the Protection Area shall be designed to protect development from blow-down hazards; The proposed RCPA is located along the southern portion of the site abutting both sides of the site's RP Districts (the stream corridor and wetland). The RCPA also abuts trees on the residentially developed properties to the south (Exhibits E7 and F1). The applicant states that a certified arborist found the majority of the trees in the proposed RCPA are among the healthiest in the RC District(Exhibits Fl and F9). Staff notes that the prevailing wind direction in Lake Oswego is from the south and southwest. The RC District trees that are not included in the RCPA (and are requested for removal for site improvements or will be removed as a part of dwelling construction) are primarily on the western side of the site, thus helping protect future development from blow down hazards . LU 13-0064 Page 25 of 60 Two smaller portions of the RCPA are proposed to be located in conservation easements on Lots 8 and 9 (Exhibit E7). The RC District trees on Lots 8 and 9 that are outside of the RCPA conservation easements (and therefore likely to be removed as a part of dwelling construction) are primarily deciduous with DBHs ranging from 8-18 inches (Exhibit E7 and F9). The trees within the RCPA portion of the conservation easements are primarily conifers (Exhibit E7). Due to the prevailing wind direction, tree species, and with the modified setbacks on Lots 8 and 9, discussed above, staff finds that the building envelopes on both lots are sufficiently large enough to construct dwellings that would not be subject to future blow-down hazards. This criterion is met. d. The Protection Area shall protect steep slopes and resources close to water areas from potential erosion and water quality impacts; The applicant is proposing an RCPA on both sides of the RP District, in an area that includes or is adjacent to steep slopes. The RCPA location will help protect the RP District from potential erosion and water quality impacts (Exhibit E7). This criterion is met. e. The Protection Area shall protect wildlife habitat and travel corridors; The proposed RCPA is located along the southern property line, abutting the on-site stream corridor and wetland (Exhibit E7). The combined RCPA and RP Districts ensure that a broad central swath of the site, as well as an east-west connection, is in a protected wildlife habitat area. The area also links to the open space tracts on the abutting developments to the north and south (Exhibit E16). This criterion is met. f. The Protection Area shall be designed to protect a contiguous canopy and a clustered configuration that does not fragment lands within an RC District. As shown on Exhibit E7, the proposed RCPA provides a contiguous canopy with no fragmentation on the site. This criterion is met. g. The Protection Area shall consist of viable plant and wildlife communities; The proposed RCPA consists of a variety of deciduous and coniferous trees, including Douglas fir and Western redcedar, and there is an existing plant and wildlife community within the proposed RCPA. Formation of the RCPA will maintain a viable existing plant and wildlife community. This criterion is met. h. The Protection Area shall maintain the scenic qualities of the site. The proposed RCPA acts as a vegetated buffer at the southern edge of the site, and contributes to the wooded quality of the area,thereby maintaining the scenic qualities of the site as viewed from the surrounding neighborhood and as viewed from the proposed PD lots. This criterion is met. As discussed above, the proposed RCPA meets all of the criteria of approval except(b), which requires that an RCPA include all of the trees having DBH greater than the median DBH within the RC District. LU 13-0064 Page 26 of 60 LOC 50.05.010.5.b.iv recognizes that some of the criteria for establishing an RCPA may conflict on a given site. in such cases, staff may balance the applicable criteria in order to protect the most environmentally significant portion of the RC District. As shown in Exhibits E4 and E7, the trees that are greater than the median DBH of 14 inches are not all clustered together but are scattered throughout the RC District. It would be impossible to preserve the largest trees without fragmenting the district. By establishing the protection area along the southern portion of the site and abutting the RP Districts, the proposed RCPA allows for more environmentally significant lands (lands adjacent to the stream corridor) to be included while losing a portion of the tree canopy that is nearest the developable area on Lots 6-9 and in the location of the new streets. The applicant should note that no future reduction in the RCPA shall be permitted unless the property owner(s) file for a modification to the original permit and establish a new RCPA in compliance with LOC 50.05.010.5.b that is at least as large as the previously designated RCPA,or demonstrate that the RCPA as originally designated has degraded through natural causes pursuant to LOC 50.07.004.8.b. As conditioned, this standard is met. RC District Development Standards [LOC 50.05.010.5.c1 This standard limits development activity within the RCPA. As noted, above, the applicant is proposing the construction of a public sidewalk along Fosberg Road partially in the approved RCPA as an unavoidable crossing because there is no other practical method of providing the required pedestrian access along the buildable parcels (Lots 1-5) [LOC 50.05.010.5.c(1)(b)(i)]. If development is allowed within the RCPA and 5-foot setback pursuant to this criterion, the applicant shall comply with the following requirements per LOC 50.05.010.5.c(1)(c): (i) Streets, private streets, driveways and bridges shall be the minimum width necessary while also allowing for safe passage of vehicles and/or pedestrians; The applicant is proposing to narrow the width of the public sidewalk from eight feet to five feet in the area of the RCPA(Exhibit E7). Five feet is the minimum sidewalk width possible per the LOC Chapter 42,Streets and Sidewalks. This criterion is met. (ii) The amount of disturbance for driveways shall be minimized through use of shared access for abutting lots and access through easements for adjacent lots; The proposal is not for a driveway. This criterion is not applicable. (iii) If applicable, the applicant shall plan for future extension of shared access, access easements, or private streets to access potential new building sites in order to avoid subsequent encroachments into the protection area and five ft. setback area; The proposal is for a public sidewalk. No other location is possible and, as a condition of approval, the sidewalk will be contained within a public access easement where it meanders into the private open space tract. Once approved, the site cannot be further developed. This criterion is met. LU 13-0064 Page 27 of 60 (iv) The applicant shall mitigate for loss of protection area by increasing the size of the protection area, where feasible, to compensate for the area of the AC protection area used for the public or private street, driveway, or public transportation facility, or by complying with the mitigation requirements in LOC 50.O5.010.4.e through 50.05.010,4.g. The applicant's materials do not show mitigation for the proposed sidewalk development in the RCPA. Due to the location of proposed development and location of the RCPA, it does not appear feasible to compensate for the loss of protection area by increasing the size in another area. In compliance with the mitigation requirements per LOC 50.05.0104, the applicant has avoided development where possible by proposing only to construct a limited length of public sidewalk within the RCPA. The proposal minimizes the amount of development by narrowing the sidewalk and the applicant will be required to mitigate for impacts. As a condition of approval,the proposed "Site Development" mitigation plan should be revised to include mitigation at a 1:1 ratio for the area of RCPA disturbance,to the satisfaction of staff. The applicant should provide a certified arborist report detailing possible tree preservation measures including, but not limited to: meandering the sidewalk further into the open space Tract A and/or onto Lot 5 away from the trunks of the trees; special grading and/or fill methods and materials; and pruning. Staff notes that due to the slope,the City Engineer may require guard rails along both or either sides of the sidewalk in this area, The applicant will be required to record a Notice of Development Restriction to put future property owner(s) on notice of the RC District development standards and RCPA protection standards. As conditioned,this standard can be met. Construction Standards Applicable to RP and RCPA FLOC 50.05.010.4.d] Compliance with these standards is required when any grading, clearing, or construction is proposed on a site that contains an RP or RC District. The applicant is required to submit grading and construction plans that demonstrate compliance with these standards. Applicable construction standards include staking the RP District and RCPA boundaries on the site prior to placement of protection fencing at the delineated boundaries; the requirement that no construction, demolition,grading or site clearing shall begin until after protective measures and erosion control measures have been inspected and approved by the City; and the prohibition of stockpiling fill materials, or parking or storage of construction equipment within a resource district. Compliance with the construction standards will be assured prior to the issuance of a building permit or the commencement of any grading activities on the site. Conclusion: The RP District delineation, the proposed RCPA, and the proposed development within the RP District and RCPA as shown in Exhibits E7 and E10 meet all of the required standards or can be made to comply with all standards through conditions of approval. LU 13-0064 Page 28 of 60 3. The Development Standards applicable to a Minor Development [LOC 50.06] Parking [LOC 50.06.002] This standard requires that a single-family dwelling provide one off-street parking space. This standard may be satisfied by garage parking for single-family residences. Exhibit E5 illustrates that all lots are large enough to accommodate one or more off-street parking spaces. Compliance with this standard will be assured during the building permitting review process. This standard is met. Access/Access Lane (Flag Lots) [LOC 50.06.003.1] This standard requires that every lot abut a public street for a width of at least 25 feet and that the proposed point of access be adequate for the site based on the topography, traffic volume generated by the development,and classification of the public street from which the access is taken. The proposal includes a new public street system on the west side of the site that will connect to Rogers Road directly across from Meadowcreek Court(Exhibit E5). All lots have more than the minimum 25-foot frontage on proposed and/or existing streets (Exhibit E5). Lots 6-15 are proposed to take access from the new street. Lots 16-18 take direct access from Rogers Road, a local street. Lots 1-5 are proposed to take access from Fosberg Road, a major collector, by constructing two private shared driveways. The applicant has provided a sight distance analysis indicating the proposed shared driveway approaches can be made safe for drivers entering and exiting Fosberg Road (Exhibits F5 and F6). See additional discussion under On-Site Circulation—Driveways and Fire Access, below. This standard is met. On-Site Circulation—Driveways and Fire Access [LOC 50.06.003.2] This standard contains the geometric design standards for proposed driveways that act as fire department access roads, and other design features such as maximum permissible slope and the width of driveway approaches. All driveway approaches shall be located and designed so that the driver entering or exiting the driveway can see approaching traffic for a sufficient distance to make a safe entrance or exit. The American Association of State and Highway Transportation Officials (AASHTO)standards shall be used in determining compliance with this standard. In addition, on corner lots the nearest edge of the proposed driveway to the intersection shall be no closer than 30 feet when measured from the projected curb of the street that is the most parallel to the alignment of the proposed driveway. The applicant proposes two shared driveways for Lots 1-5 off Fosberg Road (Exhibits ES and F1). The applicant has provided a sight distance analysis dated April 11, 2014, prepared by a traffic engineer, evaluating how the shared driveway approaches comply with AASHTO standards (Exhibit F6). The analysis concluded that the two driveway approaches will comply with AASHTO standards, subject to the removal of vegetation along the property frontage and requiring the access to be constructed at an elevation matching the edge of the existing roadway when positioned 15 feet back from the traveled lane. LU 13-0064 Page 29 of 60 The City Engineer finds that the applicant's proposal of two 20-foot wide shared driveway approaches onto Fosberg Road complies with the standard, provided compliance with the recommendations in the sight distance analysis are made conditions of approval. Compliance with this standard for all other new driveways will be ascertained at the time of building permit review. The Fire Marshal has found that access for all lots is adequate for fire access (Exhibits F14 and F15). As conditioned,this standard is met. On-Site Circulation—Bikeways, Walkways and Accessways[LOC 50.06.003.3] This standard is applicable to subdivisions and requires that accessways for use by pedestrians and bicyclists be required when necessary to provide direct routes not otherwise provided by the existing right-of-way. The proposed public pedestrian improvements provide the most direct route to other walkways and accessways in the neighborhood (Exhibits E5, E8 and F1). This standard is met. Local Street Connectivity [LOC 50.06.003.4] This standard applies to any development that results in the construction of a street to ensure that the layout of the local street system does not create excessive travel lengths or limit route choices, accomplished through an interconnected local street system and accessways designed to meet the needs of pedestrians. The site is subject to the local streets connectivity standard because new public streets are being proposed. This standard prohibits the construction of new closed-end local streets unless certain exception criteria are met. If the exception criteria are met and the resulting closed-end street exceeds 200 feet in length, then residential accessways connecting through the site should be required. The applicant is proposing a closed-end street system in this PD due to the presence of natural resources that bisect the site in half, prohibiting a through-street connection (Exhibits E5 and F1). The vehicular exception criteria for local street connectivity are met. The proposed closed-end street exceeds 200 feet in length (Exhibit E5);therefore, a residential accessway must be provided to connect the new street(Meadowcreek Court) through the site to Fosberg Road but per LOC 50.06.003.4.c.vii, the number of connections may be reduced (to zero) in certain circumstances. Per LOC 50.06.003.4.c.vii(3),the requirement for a residential accessway may be reduced provided that the traffic impacts from redevelopment are low and do not provide reasonable justification for the estimated costs of such accessway. Staff notes that the proposal will add approximately 180 trips to the existing street system (10 trips per day per dwelling unit). The applicant notes that a residential accessway through the site must transverse the stream corridor that bisects the site (Exhibit F1). An accessway must also meet American with Disabilities Act (ADA) slope and cross slope requirements. Staff finds that to meet this federal standard, the accessway would require a complex system of switchbacks and extensive development within an RP District, both an expensive and unnecessary impact given the existing pedestrian connections provided on Rogers and Fosberg Roads. The criteria for reduction of residential accessway connections, in this case from one to zero, are met. LU 13-0064 Page 30 of 60 Please see the Chapter 42 -Streets and Sidewalks, below, for the detailed analysis of long term traffic impacts on the existing street system, addressing the comment received from Mr.Solares (Exhibit G2). This standard is met. Landscaping [LOC 50.06.004.1] This standard requires all subdivisions to provide street trees at the proper spacing for the species, and requires screening and buffering to mitigate noise, lighting or other impacts from adjacent transportation routes or dissimilar uses. The applicant proposes hornbeam and Paperbark maples as street trees along with landscape planter strips along the Rogers and Fosberg Roads frontages (Exhibits E13 and E14). The proposed street tree plan does not show street trees on the Meadowcreek Court and Meadowcreek Lane frontages of Lots 12-16 (Exhibit [13). As a condition of approval, the proposed street tree plan should be revised to show street trees as appropriate along internal streets. Street trees should be a minimum of two caliper inches in diameter (measured at the base) at the time of planting. As conditioned, this standard can be met. Park and Open Space [LOC 50.06.005] This standard requires at least 20%of the gross site area be preserved as open space or parkland. As illustrated on Exhibit E6, the applicant proposes to designate 75,921 sq. ft or 36%of the site as open space in a private tract and in conservation easements on several lots. The open space tract was selected in accordance with the criteria of LOC 50.06.005.3.b by preserving natural resources in the RP and RC Districts (Exhibits E5-E7 and F1). The proposed open space tract should be identified on the final plat as "Private Open Space Tract A" and the conservation easements should be marked as such on Lots 8 and 9. The applicant should also be required to record a Notice of Development Restriction that puts the property owners of Lots 8 and 9 on notice as follows: "Private Conservation Easements on Lots 8 and 9 shall remain in their natural condition to provide a scenic, aesthetic appearance, protect natural resources and maintain the native vegetation of the open space." To ensure that the scenic appearance is maintained, staff also recommends a condition of approval to limit all fencing along property lines that abut Tract A to a split-rail fence, no taller than 4 feet in height. This would apply to Lots 1-5 and Lots 8-12. As conditioned, this standard is met. Lighting [LOC 50.06.004.3] This standard prescribes equipment and lighting standards for public and private streets, pathways, access ways, and parking lots. The creation of 18 new lots will generate increased trips of all modes on Fosberg and Rogers Roads, thus requiring compliance with this standard. In residential zones, street light standards are outlined in LOC 50.06.004.3.b.v. LU 13-0064 Page 31 of 60 Rogers Road: Street lights are not required except at public street intersections on local streets. A new street light is required for the new street intersection with Rogers Road and at the intersection of the new internal public streets(Exhibits ES). Fosberg Road: Street lighting is required along major collectors;therefore, street lighting will be required along the entire site frontage of Fosberg Road (Exhibit E5). The applicant has submitted a photometric plan and lighting analysis (Exhibits E15 and F19) indicating there will be one new street light at the proposed new intersection at Rogers Road, one new street light at the new intersection within the site, and three new street lights along Fosberg Road. The lights are proposed to be LED, mounted on 25-foot fiberglass poles (Exhibits Fl and F19). As a condition of approval,the proposed street lights shall comply with the provisions outlined within this standard and be designed and constructed to the satisfaction of the City Engineer. As conditioned,this standard is met. Weak Foundation Soils [LOC 50.06.006.1] The site is identified as having weak foundation soils on the City's soil inventory map. The applicant has submitted a geotechnical report dated November 12, 2013, (Exhibit F17), which evaluated the subsurface conditions at the site and provides geotechnical recommendations for site development. The geotechnical investigation indicates that the proposed development is geotechnically feasible, provided that the recommendations of the report are incorporated into the design and sufficient geotechnical monitoring is incorporated into the construction phases of the project. As a condition of approval,the applicant should incorporate all recommendations into the construction of public improvements. As conditioned, this standard is met. Hillside Protection [50.06.006.2] This standard applies to all development which includes hillsides or areas with erosion potential. This site contains areas of potential weak foundation soils and a potential slide area on the City's inventory of weak soils and potential slide hazard map. The applicant has submitted a geotechnical report dated November 12, 2013 (Exhibit F17), which evaluated the subsurface conditions at the site and provides geotechnical recommendations for site development. The geotechnical report did not indicate any potential slide areas and indicates that the proposed development is geotechnically feasible, provided that the recommendations of the report are incorporated into the design and sufficient geotechnical monitoring is incorporated into the construction phases of the project (Exhibit F17). The applicant also submitted a slope analysis that demonstrates compliance with the maximum amounts of cuts and fills on the slope categories. As shown in Exhibit E9 and the table, below, less than 65%of the slope between 20%and 50%will be impacted. Existing Conditions and Proposed Slope Analysis Minimum Slope Maximum Slope Total Area Impacted Area %Impacted 0% I 12% 92,168 sq. ft. - - 12% I 20% 65,202 sq.ft. - - 20% I 50% 39,767 sq. ft. 19,644 sq.ft. 49.4% 50% I >50% 8,404 sq.ft. 73 sq.ft. 0.87% LU 13-0064. Page 32 of 60 While the applicant is requesting a grading plan that impacts 19,644 sq.ft. of the area that slopes between 20 and 50%,the geotechnical report did not find any indications of potential slide areas. In addition,the impacted area (49.4%) is less than that allowed (65%) for this category of slope. Per LOC 50.06,002.e.i, the applicant has minimized the amount of stripping and soil disturbance. As previously conditioned under Weak Foundation Soils, above, this standard is met. Drainage Standard for Subdivisionss [LOC 50.06.006.3.bl This standard requires that drainage improvements be provided to ensure that the proposed development will not adversely affect surrounding properties. The determination of whether or not the application complies with the requirements of this standard is under the review authority of the City Engineer. All surface runoff created from impervious surfaces must be managed on-site. Development must maximize the amount of stormwater runoff that is percolated into the soil and minimize direct overland runoff into streets, drainage systems, and/or adjoining property. Stormwater runoff from roofs and other impervious surfaces should be diverted into swales, terraces and/or water percolation devices on-site when possible. Stormwater management is required for new impervious surfaces such as roof areas and driveways. The heavily vegetated site is bisected by a RP Districts. The eastern half of the site slopes steeply towards the stream corridor and the western half of the site slopes generally southeastward,towards the abutting subdivision to the south. The City Engineer has made the following findings and conclusions: The applicant has provided a preliminary drainage report prepared by a registered engineer, dated April 7, 2014, (Exhibit F4). The report demonstrates that the proposed stormwater management design features comply with this standard. The development consists of 13 lots on the west side of the stream corridor and five lots on the east side of the stream corridor(Exhibit E7 and E10). Stormwater runoff from the new streets will be collected through a series of green street planters and conveyed to an underground detention pipe before being released into the existing stream corridor (Exhibit E10). There will be an underground detention system to detain runoff for the western 13 lots and a separate detention system will be constructed to detain runoff from the eastern five lots. These facilities will provide detention for all of the new impervious surface areas from the streets and roofs. As a condition of approval,the detention facilities will be required to be maintained by the homeowners' association. Public drainage easements are required over any public conveyance lines and outfalls, to the satisfaction of the City Engineer. The site plans show that the proposed public stormwater line between Fosberg Road and the stream corridor(between Lots 3 and 4) will be located within a 25-foot easement shared between the lots(Exhibits ES and E10). With the proposed 15-foot depth of the detention system, the Engineering staff finds the proposed 25-foot easement will be inadequate. In addition, the storm line will not be sufficiently accessible in the future for replacement or repair due to the location being downslope from the back yards of Lots 3 and 4. To accommodate the depth and slope of the line, the minimum width of the public drainage easement should be increased to 30 feet from Fosberg Road down to the outfall at the stream corridor. A condition of approval will be imposed requiring the minimum 30-foot easement width for this section of conveyance system. LU 13-0064 Page 33 of 60 Stormwater quality for the new streets and all new driveways will be provided by constructing street planters that will collect and treat stormwater through vegetation and soil media. Water quality for the roof areas will be provided by constructing individual planter boxes on each lot. Because the final planter box footprint size is subject to the custom design of each home,the final design layout will be reviewed at the time of building permit issuance. The Engineering staff also notes that north/south stormwater line located under the private driveway in front of Lots 1-5, (Storm Line 'D' shown on the preliminary utility plans in Exhibit E10),will be required to be a private stormwater line. The other stormwater lines shown on the utility plans that convey public street runoff will be public lines and shall be designed and constructed to the satisfaction of the City Engineer. The two detention facilities will be required to be maintained (including routine maintenance and any future replacement) by the homeowners' association, and the street planters will be maintained by the City. Each future building permit application for the individual lots will be required to submit final design calculations for the stormwater planters to ensure they are adequately sized for the new dwelling on each lot. As conditioned, this standard is met. Solar Access [LOC 50.06.007] This standard requires that 80 percent of the lots resulting from a subdivision must comply with the solar design standard. A minimum of 15 of the proposed lots must, therefore, comply with one of three alternatives: (a)the Basic Requirement; (b)the Protected Solar Building Line Option; or(c)the Performance Option; or the applicant may show that a lot qualifies for an exemption or adjustment to the design standard per LOC 50.04.004.1. Solar Design The applicant's narrative mistakenly states that only 14 lots are required to meet the solar design standard (Exhibit F1). 80 percent of 18 is 14.4, which must be rounded up to 15 total lots that must meet the solar design standards. The applicant states that Lots 13, 14, 17, and 18 are exempt (Exhibit F1). Staff finds that Lot 18 can comply with the solar design standards (or adjustments/exceptions), as discussed below. With Lot 18, a total of 15 lots will be reviewed for compliance with the solar design standards. Basic Requirement: The applicant's narrative states that Lots 7, 8, and 9 comply with this requirement (Exhibit F1). Staff finds that Lot 9 does not meet the minimum 90-foot north-south lot dimensional requirement (Exhibit E5). However, Lot 6 does meet the 90-foot dimension (Exhibit E5). Therefore, Lots 6, 7, and 8 comply with the Basic Requirement. Protected Solar Building Line Option: The applicant's narrative states that Lots 15 and 16 comply with this option (Exhibit Fl). As shown on Exhibit ES, both are configured and oriented to have Protected Solar Building Lines 70 feet from the middle of the abutting lots to the south, within 30 degrees of an east- west axis, and located more than 45 feet from the northern edge of the buildable areas on their respective lots. LU 13-0064 Page 34 of 60 Performance Option: The applicant does not propose that any lots meet this option (Exhibit F1). Solar Design Exemptions and Adiustments Per LOC 50.04.004, certain exemptions or adjustments to the solar design standards may be applicable. The applicant's narrative states, and staff finds, that the Lots 1-5, 9-12, and 18 are either exempt or should be adjusted, as follows. Exemptions from Solar Design for Slope: Lots may be exempt from solar design if they are sloped 20%or more in a direction greater than 45 degrees east or west of true south, based on a topographic survey by a licensed professional land surveyor. The applicant provided a survey (Exhibit E3) that demonstrates the natural grade of Lots 3-5 contain slopes greater than 20% in a westerly direction (Exhibit E8). These three lots are exempt. Adjustments from Solar Design for Development Amenities: Lots may be exempt from solar design if the solar design standard in LOC 50.06.007 applies to a given lot or lots, and significant development amenities that would otherwise benefit the lot(s) will be lost or impaired. Evidence that a significant diminution in the market value of the lot(s) would result from having the lot(s) comply with the solar access requirement is relevant to whether a significant development amenity is lost or impaired. The applicant states that Lots 1-5 and 9-12 cannot be configured or oriented to comply with one of the three solar design options due to the presence of significant natural resources(Exhibit F1). Instead, the lots are configured to take advantage of scenic views provided by the stream corridor and tree grove (Exhibit F1). All the lots either back up to or are adjacent to either the RP District or the RCPA, both of which provide significant development amenities to the project (Exhibits E5 and F8). Staff finds that Lot 18,with proposed building envelope specific to protect the grove of large Douglas firs in the front yard, also protects a development amenity that brings significant value to the lot and to the greater neighborhood (Exhibit E7). Staff finds that compliance with the solar design standard for Lots 1-5, 9-12 and 18 would result in the loss of significant development amenities. The Code also requires that all future dwellings in the R-5 zone comply with the maximum shade point height standard in order to promote the use of solar energy and minimize shading on adjacent northern lots [LOC 57.06.065]. Compliance with this standard will be ensured at the time of building permit review. This standard is met. Utilities [LOC 50.06.008] The Engineering staff has reviewed the applicant's proposed utility plan and profiles (Exhibits E10), and finds that utilities are available or can be made available, as follows: Sanitary Sewer: The site was intended to obtain sewer service from an 8-inch line that was stubbed through the abutting subdivision to the south; however,the Engineering staff recommended that every effort be made to locate public sanitary mains and access manholes within a public street, according to the policies in the City's Wastewater Master Plan. Other parts of the nearby system were analyzed for their ability to serve the lots located on the east side of the stream corridor to avoid a stream crossing. LU 13-0064 Page 35 of 60 The applicant has submitted a preliminary utility plan (Exhibit E10) showing that sanitary service for Lots 1-5 will be provided byextending an 8-inch public sanitary sewer main from a manhole in Suncreek Drive, to Fosberg Road, and then approximately 275 feet north on Fosberg Road. The sanitary extension will terminate in a manhole in front of Lot 1, the most northerly lot (Exhibit E10). The preliminary utility plan shows an 8-inch public sanitary sewer main will extend from the existing sanitary sewer main located in Rogers Road into the site along Meadowcreek Court and north along Meadowcreek Lane (the new public streets)to provide service to Lots 6-15. For Lots 16-18, an 8-inch public sanitary sewer main will extend up Rogers Road, to terminate at southwest corner of the Lot 18, the most northerly lot fronting Rogers Road. Water and Hydrants: Water service will be obtained from 10-inch mains in Fosberg and Rogers Roads, The applicant proposes to close the gap in the system on Fosberg Road with a new 10-inch main. A new 8-inch public water main will be extended into the site under the new public street in order to serve Lots 6-15. Individual water meters shall be provided for each lot. The Fire Marshal's memo finds that the proposed utility plan is adequate with regards to hydrant location and water flow(Exhibits E10 and F14-F15). Streets: Fosberg Road is a major collector. Rogers Road is a local street. See comments, below, under LOC Chapter 42 for street improvement requirements. Sidewalks: Fosberg Road has an 8-foot wide sidewalk on the west side of the street and a 5- foot wide sidewalk on the east side, both separated from the curb by a landscape strip and street trees. The sidewalk on Rogers Road is only on the west side. See comments, below, under LOC Chapter 42 for sidewalk improvement requirements. Other utilities: It is the applicant's responsibility to ascertain the availability of electric, gas, telecommunications and cable TV. All new utilities shall be installed underground. 4. Any additional statutory, regulatory or Lake Oswego Code provisions which may be applicable to the specific minor development application; City of Lake Oswego Streets and Sidewalks Chapter[LOC Chapter 421 This Chapter authorizes the City Engineer to make specific street and sidewalk improvement recommendations after taking a variety of policy and site specific factors into consideration? The City Engineer's comments are included for the review of the overall understanding of the project. The City Engineer's conditions of approval are included, as they must be included in the decision,to find that the application will comply with this Chapter. 3 To meet the review criteria for a minor development,the applicant must comply with "any additional ... Lake Oswego Code provisions which may be applicable to the specific minor development application,such as...the Streets and Sidewalks Ordinance." LOC 50.07.003.14.d.ii(3). The determination of whether or not the application meets the requirements of LOC Chapter 42,Streets and Sidewalks,is under the review authority of the City Manager or City Engineer;the requirements of this Chapter are not under the review authority of a hearing body, other than to find whether or not the City Engineer or City Manager has found that the application complies with LOC Chapter 42, or whether conditions of approval are required for compliance with this Chapter. LU 13-0064 Page 36 of 60 The City Engineer made the following findings and recommended conditions of approval: The proposed 18-lot PD can be expected to contribute 180 vehicle trips to the City's street system per parcel per average weekday.4 Additional pedestrian and bicycle trips can be expected as well. The cumulative effect of new trips (all modes) imposes an additional burden and concomitant concerns for preserving street capacity and public safety, particularly for bicycles and pedestrians. The City has a governmental interest in assuring that new development does not contribute to a degradation of adequate, safe and efficient public transportation facilities. New development should mitigate the negative impacts (increased noise, and the degradation of aesthetics, safety, system capacity, and bicycle and pedestrian mobility) resulting from new development. The City has adopted a broad array of policies, plans, regulations, and fees that have been designed to offset the adverse impacts of development on the natural and built environment. In this regard, the following regulations and standards reflect the governmental interest in preserving the functionality and safety of the public infrastructure, and are particularly relevant to this development proposal: • LOC Chapter 42 requires street and frontage improvements to be constructed when property is developed. • LOC Chapter 42 directs the City Engineer to recommend to the decision making authority the appropriate width of public rights of way, and the width and character of the improvements contained therein. The implementation of the City's plans, policies, and regulations will offset to some degree the negative impacts of development on the public infrastructure. LOC 50.07.003.5 allows the reviewing authority to impose conditions of approval on a development permit when the condition is reasonably related to alleviation of a need for public services or facilities created or contributed to by the proposed development. In addition, the US Supreme Court has rule (Dolan v. City of Tigard) that, in order to require exactions, the local government must apply a test of"rough proportionality" between the impacts of the proposed development and the need for the exaction. The Engineering staff has reviewed the development proposal and field conditions in the context of the City's codes, improvement policies and Transportation System Plan (TSP) and makes the following recommendations. Factors considered in the Engineering staff's evaluation of Fosberg and Rogers Roads include the respective functional classifications and the following site-specific factors: • Functional classification: Fosberg Road is a major collector and Rogers Road is a local street. • The City's Pedestrian Facilities Plan identifies Fosberg Road as having a sidewalk along the property frontage. • The City's Bicycle Facilities Plan identifies Fosberg Road as having a bike lane along the property frontage and the City's Comprehensive Plan identifies Major Collectors as having bike lanes on both sides of the street. a Trip Generation (8th edition), Institute of Transportation Engineers LU 13-0064 Page 37 of 60 • The City of Lake Oswego Trails and Pathways Master Plan identifies Fosberg Road as an existing Community Connector Trails/ Pathways. • Existing right-of-way width: Fosberg Road 43 feet, Rogers Road 40 feet • Existing pavement width: Fosberg Road approximately 29 feet, Rogers Road approximately 27 feet • Existing curbing for both Fosberg and Rogers Roads: none along the site frontage, but existing on the other side of the street. • Pavement condition: Good. • Sidewalks: Fosberg Road has an 8-foot wide sidewalk on the west side of the street (abutting the site to the south and located approximately 45 feet north of the site) and a 5-foot wide sidewalk on the east side, both separated from the curb by a landscape strip and street trees. The sidewalk on Rogers Road is only on the west side. • Speed: Fosberg Road is posted 30 mph and Rogers Road is posted 25 mph. The Engineering staff reviewed the required street improvements for Fosberg Road that would be consistent with a major collector road, as well as the required street improvements for Rogers Road and the new internal street, both local streets. The Engineering staff finds that Fosberg Road will be required to be widened in order to provide enough width for a travel lane and bike lane along the site frontage and the 8-foot sidewalk shall be constructed along the entire site frontage to connect the existing sidewalk on both sides of the site. The sidewalk may be reduced to a width of five feet at the southeast corner of the site in order to preserve the existing trees located along the street. The entire public street frontage improvements shall be located entirely within the public right-of-way(the only exception is that a public sidewalk easement will be allowed for any portion of the sidewalk that will meander onto the site in order to preserve trees). For Rogers Road, a new curb and gutter will be required along the entire site frontage and the face of the new curb shall be located 28 feet from the existing face of curb on the other side of the street. The new dedicated right-of-way shall be located a minimum of five feet from the face of the new curb. No sidewalk will be required as there is already a sidewalk on the other side of the street and the abutting properties to the north and south of the site are already fully developed without sidewalks. The new public street serving Lots 6-15 will be required to have a minimum pavement width of 26 feet, within a minimum 37.50-foot right-of-way. A 5-foot sidewalk will be required on one side of the street, and "no-parking" signs will be required on the non-sidewalk side. A curb-tight sidewalk will be accepted. On the "no-parking" side of the street, the right-of- way line shall be located a minimum of five feet from the face of curb. Note: Adding additional pavement to Fosberg and Rogers Roads is technically a "street widening" as defined in City Charter Section 40 of the City Charter, and is subject to public notice and vote in a general election unless the election requirements are waived. Because the street widening is a condition necessary to mitigate the development's impacts, the provisions of Section 40 must be adhered to and the election either waived or the voters approve the street widening before the final subdivision plat may be recorded and any street widening work may commence. This will be made a condition of approval. LU 13-0064 Page 38 of 60 As a condition of approval of the proposed development, the City Engineer will require the following exactions: Fosberg Road • Widen the existing pavement and construct a new curb and gutter in order to provide enough width for a travel lane and bike lane along the site frontage. • Construct an 8-foot wide concrete sidewalk along the entire site frontage to connect the existing sidewalk on both sides of the site. A planter strip will be required between the sidewalk and the new curb and gutter. The sidewalk may be reduced to a width of five feet at the southeast corner of the site in order to preserve the existing trees located along the street at that location. The new sidewalk shall connect to the existing sidewalk located approximately 45 feet north of the site. A minimum 1-foot clear zone shall be provided between the back of the sidewalk and the right-of-way line. • Construct a 4-foot wide planter strip (4.5 feet from face of curb) between the back of curb and sidewalk. • Dedicate 15 feet of right-of-way along the Fosberg Road site frontage. The entire public street frontage improvements shall be located within the public right-of-way(the only exception is that a public sidewalk easement will be allowed for any portion of the sidewalk that will meander onto the site in order to preserve trees). • Construct stormwater planters along the site frontage to provide water quality for the street runoff. • Construct a public stormwater main to convey runoff from the public street planters into the detention facility and to the outfall into the stream corridor running through the site. Provide a minimum 30-foot wide public drainage easement for the stormwater line from Fosberg Road to the outfall at the stream corridor west of Lots 3 and 4. • Construct two driveway approaches for access to Lots 1-5 to City standards. Rogers Road • Widen the existing pavement and construct a new curb and gutter in order to provide 28 feet from the existing face of curb on the other side of the street. • Dedicate 2.5 feet of right-of-way along the Rogers Road site frontage. The new right-of- way line shall be located a minimum of five feet from the face of the new curb. No sidewalk will be required as there is already a sidewalk on the other side of the street and the abutting properties to the north and south of the site are already fully developed without sidewalks. • Provide stormwater management facilities to the satisfaction of the City Engineer. • Construct driveway approaches serving Lots 16-18 to City standards. LU 13-0064 Page 39 of 60 Internal Streets • The new internal public street serving Lots 6-15 should have a minimum pavement width of 26 feet (face-of-curb to face-of-curb), within a minimum 37.5-foot right-of-way. The curb shall be concrete curb and gutter. • Construct a 5-foot wide concrete sidewalk on one side of the street and install "no- parking" signs on the non-sidewalk side. A curb-tight sidewalk will be accepted. On the "no-parking" side of the street, the right-of-way line shall be located a minimum of five feet from the face of curb. • Construct driveway approaches serving Lots 6-15 to City standards. The City Engineer finds that exacting the above street improvements are directly related to the increased traffic, bike, and pedestrian trips that will be created by this development. Requiring the street improvements is roughly proportional to the adverse impacts created by the development because: • The development will generate 10 additional vehicle trips per lot per day using Fosberg and Rogers Roads and the adjacent local street system. • The new sidewalks will result in a greater use of alternative modes of travel (pedestrian, bicycle, transit), both today and in the future, as traffic congestion increases in the area. These additional alternative mode travel trips will offset the additional vehicle trips generated by the development. • Similar exactions for street improvements have been required for similar developments in the area, with the result being that such exactions have mitigated the increased traffic (vehicle, pedestrian, and bicycle) by preserving the functionality and public safety features of the public street system. In light of the above facts and Code requirements, the City Engineer finds that the development of this site will place sufficient additional demand on the local street system to justify the above improvements and that these improvements are roughly proportional to the degree of impact imposed by the new development, as described above, and consistent with the improvements of similarly sized developments of land in the vicinity, as required by the U.S. Supreme Court in the case of Dolan v. the City of Tigard. A comment was received from Mr. Solares that discusses concerns about long term traffic impacts from the increase number of daily trips (Exhibit G2). The applicant provided a Trip Generation and Traffic Analysis, prepared by Lancaster Engineering (Exhibit 15), that found the additional trips will not exceed the capacity of the local street network. The City's Traffic Engineer concurs with the applicant's findings as follows: • While Southwood Drive is wider than Suncreek Drive, both are classified as local streets in the Comprehensive Plan's Functional Street Classification. • The addition of 13 homes on the western side of the site will generate approximately 130 trips per day;the adjacent roadways, local streets, have the existing capacity to accommodate that increase. LU 13-0064 Page 40 of 60 • As discussed in detail, above, the applicant is already required to offset traffic impacts with travel lane, pedestrian, and bike lane improvements. • With regard to Mr. Solares' comments and suggestions on traffic calming and/or control measures, left-in/right-out traffic controls would be difficult to enforce and medians would negatively impact the existing residents of Meadowcreek Court. The City's Traffic Engineer does not recommend any additional conditions of approval beyond those discussed, above, or any additional changes to the existing traffic patterns as a result of this development. The City will continue to monitor traffic issues in this area during and after construction of this project. Vision Clearance [LOC 42.03130] This standard requires that no vegetation, fence, or signage be located higher than 30 inches within a "vision clearance triangle." The vision clearance triangle for driveways is formed by 10-foot legs extending from the intersection of the edge of driveway and the street travel lanes. The applicant's narrative indicates that all of the driveway approaches will meet City standards. The vision clearance triangles for the driveway access points shall be included on the plans for the building permit applications after a specific dwelling design is selected for each parcel. The Engineering staff will verify the vision clearance triangles for the proposed driveway approach locations prior to building permit issuance. As conditioned,this standard is met. City of Lake Oswego Tree Chapter f LOC Chapter 55j The Tree Code is intended to preserve trees. Only those trees that must be removed in order to site proposed improvements will be granted tree cutting permits under LOC 55.02.080. Tree Removal As illustrated on Exhibits E5 and E7, there are 275 trees on the site that are five inches in diameter or greater. As discussed in Exhibits E7, Fl, and F9, the applicant is requesting to remove 65 trees in order to construct public improvements and complete site grading on the eastern portion of the site. The analysis addresses tree preservation concerns raised by Mr. Young in Exhibit G2. Trees proposed for removal in conjunction with a minor development can be granted tree removal permits if the following criteria are met: 1. The removal is for development purposes allowed pursuant to the City Code; The removal of the trees is necessary for development because they located within the area of required public improvements (construction of new streets) and grading (eastern side of the site) as described, above (Exhibits E7, F1, and F9). This criterion is met. LU 13-0064 Page 41 of 60 2. The removal will not have a significant negative impact on erosion, soil stability,flow of surface waters, protection of adjacent trees, or existing windbreaks; The removal of trees on the western side of the site will not have a significant negative impact on erosion, soil stability, or flow of surface waters because they are not located near significant slopes. Trees on the eastern side of the site are located in areas of steeper slopes(ranging from 12%to 50%as shown on Exhibit E9). The applicant is proposing to remove the trees and re- grade the site by back-filling against a two to 6-foot boulder retaining wall (Exhibit ES). The grading plan has been reviewed as a part of the geotechnical report and was found to be feasible (Exhibit F17). Prior to the issuance of construction plans for public improvements (including the proposed grading), the Engineering and Building staff will review the site plans to ensure compliance with drainage standards, erosion control, and any structural requirements. The removal will not have a significant negative impact on protection of adjacent trees or existing windbreaks because the remaining trees are located at a distance where they will not be impacted. This criterion is met. 3. The removal will not have a significant negative impact on the character, aesthetics, or property values of the neighborhood, except when alternatives to tree removal have been considered and no reasonable alternative exists to allow the property to used as permitted in the zone; and Some of the trees being removed will have a significant impact on the neighborhood character and aesthetics due to the number of trees, their proximity to the street, and visibility of the crowns from throughout the neighborhood, especially from abutting properties. The applicant's tree removal narrative states that the removal is necessary in order to facilitate the construction of new streets and prepare the site of the five lots on the eastern side of the site (Exhibit F1). The narrative also notes that the number of potential lots on the site (minimum density is 30 lots) compared to what is proposed (18 lots) is the best site plan possible that maximizes tree preservation and development. Staff notes that with the creation of the RCPA, the protection of trees on Lots 13 and 18, as well as the Douglas fir grove in the southeast corner of the site,the negative impacts from removal of 65 trees is partially offset (please see the discussion, below, regarding mitigation). The applicant has explored numerous alternative site plans; staff concurs that the proposed plan (Exhibits ES and E7) allows the property to be used as permitted in the zone while balancing protection of natural resources. With the previous conditions of approval to protect trees on Lots 13 and 18, this criterion is met. 4. The removal is not for the sole purpose of providing or enhancing views. The tree removal is not for the sole purposes of improving views because the site is not a view property. LU 13-0064 Page 42 of 60 For the reasons outlined above, staff concludes that the removal of the 65 trees complies with the applicable criteria and may be approved. The applicant shall apply for a verification tree removal permit for these trees prior to approval of any construction plans. The applicant should apply for permits to remove trees that are necessary to construct new dwellings and associated driveways on individual parcels prior to the submittal of the individual building permit applications. Mitigation Any tree approved for removal under the Type Il tree analysis shall be mitigated at a minimum 1:1 ratio. Mitigation trees should have a minimum 2-inch caliper diameter for deciduous trees and a minimum 6-8 foot height (excluding leader) for evergreen trees. Per LOC 55.02.094, Conditions of Approval for Tree Cutting Permits, the City may impose conditions of approval on any tree removal permit if the condition is reasonably related to preventing, eliminating or mitigating a negative impact or potential impact on natural features or processes or on the built environment of the neighborhood which is as created or contributed to by the approved tree removal. Although the re-grading on the eastern portion of the site can be engineered to not negatively impact soil stability, it does result in a large area of stripped land with no proposed mitigation trees (Exhibit E12). While much of the re-graded area will be developed with future dwellings, there is a swath of land below the lots and in the open space tract Tract A that should be replanted with additional mitigation trees and associated landscaping in order to minimize the impact that re-grading and the removal of trees will have on the treed character of the surrounding environment. As a condition of approval,staff recommends that the proposed landscaping plan (Exhibit E12) be revised to include 20 additional Type II mitigation trees (a mix of native deciduous and evergreen trees that meet minimum size requirements), 90 additional one-gallon native shrubs, and an appropriate grass seed mix in the re-graded portion of Tract A behind Lots 2-5 (Exhibits E7-E8). The area in the stormwater easement should remain free of trees. The applicant will be required to submit a tree mitigation plan with the verification tree removal application showing the size, species and location of a total of 85 mitigation trees in compliance with the mitigation requirements. As conditioned,this standard is met. Tree Protection Tree protection fencing is required when a tree protection zone or drip line of a tree that is five inches in diameter or greater is within the construction zone, whether on or off-site, As authorized by LOC 55.08.020, a tree protection application and plan should be submitted for staff review and approval prior to conducting any development activities on the site, including, but not limited to clearing, grading, landscaping, or excavation. LU 13-0064 Page 43 of 60 A tree protection plan shall be submitted for staff review and inspection prior to commencing any construction activities. Tree protection fencing shall be placed at the tree protection zone, which is the zone required to protect the critical root area necessary for the continued health of the tree. The applicant shall propose the tree protection zone for each tree, for review and approval by City staff, on site. As required by LOC 55.08.030(7), no construction, excavation, root pruning or other activity shall occur within the tree protection zone unless directed by an arborist present on site as approved by the City and supported by an arborist report. Tree protection plans will be required for the construction of the utilities and for the construction of the dwellings on each parcel. All tree protection plans submitted shall clearly illustrate all areas impacted by construction activities on the site (including driveway and utility construction and landscaping), the location of temporary fencing around the tree protection zone of all trees five inches in diameter or greater where the construction zone is within the drip line of a tree, or other tree protection measures as recommended by a certified arborist. In addition, for development on Lots 13 and 18 and the public sidewalk in the southeast corner of the site in the approved RCPA,the tree protection application shall include a copy of the certified arborist reports (Exhibits F9 and F10 for Lots 13 and 18, respectively) and all recommended tree protection measures shall be incorporated. • In addition, a note should be placed on the fencing and on the construction documents that informs the site contractors about the necessity of preventing damage to the trees, including bark and root zone, and that no materials should be stored nor compaction occur within the root zones of the adjacent trees [LOC 55.08.030]. As conditioned,this standard can be met. 5. Any applicable condition of approval imposed pursuant to an approved ODPS or prior development permit affecting the subject property. There are no conditions of approval of prior City development permits affecting the site. VIII. CONCLUSION Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that LU 13-0064 can be made to comply with all applicable criteria by the imposition of conditions. IX. RECOMMENDED ACTION Approval of LU 13-0064, subject to the following conditions: Note: Some of the conditions, below, are related to a "Sensitive Lands" violation pending before the Lake Oswego Municipal Court. The conditions have been written with the expectation that the case will have been determined before the time for implementation of the conditions. If that is not the case, then the Planning Director shall have authority to modify or defer the conditions, and to impose additional requirements related to the conditions as necessary to assure that the intent of the conditions is carried out. This shall be performed in a ministerial manner, without any right of appeal. Notice of any modification or deferral pursuant to this provision shall be given to the applicant and to any person who submits a written request for notification to the Planning Director at the time of the decision. LU 13-0064 Page 44 of 60 A. Prior to Approval of the Final Plat.the Applicant/Owner Shall: 1. Complete the public notice and election requirements prescribed in Section 40 of the City Charter. The applicant/owner shall coordinate with the City Engineering staff to complete this process. 2. Apply for and obtain a demolition permit for the existing structures on site. The applicant shall note that this may require an asbestos report from a licensed agency to the satisfaction of the Building Official. The demolition permit shall be accompanied by proper applications for tree protection, Sensitive Lands protection, and erosion control permits, if needed. 3. Submit a final plat to City staff for review and signature of approval within one year of the date of this decision. The final plat must be dimensioned as depicted in Exhibit E6 and reference this land use application—City of Lake Oswego Planning and Building Services Department Case File LU 13-0064. Upon written application, prior to expiration of the one-year period, the City Manager shall, in writing,grant a one-year extension. Additional extensions may be requested in writing and must be submitted to the City Manager for review of the project for conformance with current law, development standards and compatibility with development that may have occurred in the surrounding area. The extension may be granted or denied and, if granted, may be conditioned to require modification to bring the project into compliance with then current law and compatibility with surrounding development. 4. All plats and public easements submitted to the City of Lake Oswego shall have accompanying vector based electronic drawings or maps consistent with the prevailing technologies in the Civil Engineering and/or Surveying fields (e.g. current or near current versions of AutoCAD). The electronic drawings shall conform to the mapping requirements for plats adopted in O.R.S. Chapter 92. 5. The final plat shall be substantially similar to Exhibit E6 with the following modifications: a. Label the open space tract as Private Open Space Tract A, and provide dimensioned public utility easements over the proposed stormwater detention and outfall facilities, including widening the stormwater utility easement between Lots 3 and 4 to 30 feet. b. Label the Conservation Easements on Lots 8 and 9 as such. Round down the conservation easement depth on Lot 8 from 26.1 feet to 26 feet. c. Label the two shared driveways on Lots 1-2 and Lots 3-5 as reciprocal access easements benefiting the affected lots. d. Provide public utility easements for all utilities that are planned to be located outside a public right of way, to the satisfaction of the franchise utility companies. e. A public access easement for any portion of the sidewalk along Fosberg Road that meanders onto the site in order to preserve the trees at the southeast corner of the site. f. A 15-foot right of way dedication along Fosberg Road frontage. LU 13-0064 Page 45 of 60 g. A 2.5-foot dedication along Rogers Road frontage. 6. Submit final matrices indicating lot size, setbacks, lot coverage, and floor area for each lot (showing both square footage and percentages) prepared in accordance with the findings in the final approval and/or as shown in the tables, below: MAXIMUM LOT COVERAGE AND FLOOR AREA Lot Size Maximum Floor Area Maximum Lot Lot Coverage Coverage Percentage Lot 1 7,475 i 3,650 3,556 47.6% Lot 2 7,265 3,650 3,554 48.9% Lot 3 10,240 C 3,650 4,664 45.5% Lot 4 7,980 3,450 2,772 34.7% Lot 5 6,248 3,450 2,884 46.2% Lot 6 6,334 3,450 3,029 47.8% Lot 7 6,165 4,042 3,209 52% Lot 8 6,837 4,042 3,235 47.3% Lot 9 7,133 4,042 2,267 31.8% Lot 10 5,200 4,042 2,211 42.5% Lot 11 5,718 3,600 3,108 54.4% Lot 12 6,310 3,752 3,108 49.3% Lot 13 5,711 4,042 2,450 38.8% Lot 14 5,184 4,042 2,552 49.2% Lot 15 5,839 3,570 2,407 41.2% Lot 16 5,681 3,617 2,653 46.7% Lot 17 5,242 4,042 2,626 50% Lot 18 6,825 3,792 1,800 26.4% RECOMMENDED SETBACKS (Modifications from proposed shown as bold) Front Side Street Side Rear 20 feet 5 feet 10 feet 20 feet Lot 1 10 feet 9 feet(north) - 14 feet(variable) (side-loading garage) 5 feet(south) 5 feet(north) Lot 2 23 feet - 20 feet 5 feet(south) 5 feet(north) Lot 3 23 feet - 20 feet 15 feet(south) 15 feet(north) Lot 4 54 feet - 20 feet 5 feet(south) 5 feet(north) Lot 5 23 feet - 20 feet 5 feet(south) Lot 6 20 feet 5 feet(east) 10 feet(west) 20 feet 5 feet(east) Lot 7 20 feet - 20 feet 5 feet(west) 5 feet(east) 10 feet(measured 15 feet(east as from the Lot 8 20 feet measured from the - RCPA) conservation 5 feet(west) I easement) LU 13-0064 Page 46 of 60 15 feet(measured Lot 9 7 feet 15 feet(east) from the 18 feet for garage 5 feet(west) conservation easement) Lot 10 I 18 feet I 5 feet(north) 110 feet(south) ! 11 feet(variable) Lot 11 18 feet 5 feet(north) 12 feet(variable) 5 feet(south) 5 feet(north) Lot 12 18 feet - 20 feet 5 feet(south) 5 feet(north) 20 feet Lot 13 18 feet 18 feet(northwest) 28 feet(northwest) 5 feet(south) 5 feet(north) Lot 14 18 feet - 20 feet 5 feet(south) Lot 15 18 feet 5 feet(north) 10 feet(south) I 20 feet Lot 16 I 18 feet 5 feet(north) 10 feet(south) I 20 feet 5 feet(north) Lot 17 18 feet 20 feet 5 feet(north) Lot 18 48 feet 5 feet(north) 20 feet 5 feet(south) 7. Submit a "Notice of Development Restrictions" to be recorded with the final plat for review and approval by City staff. The Notice shall include the following: • Exhibit "A", a site plan showing the protected trees on Lot 13 and Lot 18; • Exhibit"B", a site plan showing the Protected Solar Building Line on Lots 15 and 16; • Exhibit "C", a site plan showing the 10-foot RP District construction setback on Lots 1-2 and Lots 9-11, as well as the overlapping variable rear yard setbacks on Lots 10- 11; • Exhibit "D", a site plan showing the modified setbacks,the RCPA boundary and 5- foot construction setbacks, and the associated Conservation Easements on Lots 8-9. Lot 9 shall also include the RP District and 10-foot construction setback on the east side yard; • Exhibit "E", lot coverage, floor area, and setback matrices required by Condition A(6), above; • Exhibit "F", a site plan showing the delineated RP District and the 10-foot construction setback. The site plan shall also show the RCPA and 5-foot construction setback. • Exhibit "C",the table of RCPA trees (including Tree#, size, and species). The exhibits shall be no larger than 81/2" x 11" and shall not contain lettering smaller than 10 point font. The Notice shall include the following information: a. The site development limitations are: i. Maximum lot coverage and floor area on individual lots shall be limited to those illustrated in Exhibit "E", unless modified by prior written approval by the City of Lake Oswego. ii. Minimum required setbacks on individual lots shall be those illustrated in Exhibits "A", "C", "D", and "E". LU 13-0064 Page 47 of 60 b. Lot 13 and Lot 18 have special setbacks to protect individual trees as illustrated in Exhibit "A". Tree#1201 on Lot 13 and Trees#1177, 1179, 1184, 1185, and 1186 on Lot 18 shall be preserved until such time as the tree(s) is determined to be dead or hazardous to people or property by a certified arborist. If removal becomes necessary, the property owner(s) of Lot 13 or 18 shall apply for a tree removal permit subject to approval by the City of Lake Oswego and shall mitigate at a minimum of a one-to-one ratio. Deciduous trees shall have a minimum caliper of two (2) inches. Conifer trees shall be a minimum of ten feet high (excluding the leader). c. Lots 1-2 and Lots 9-11 are subject to a 10-foot RP District construction setback where their respective rear or side yards abut Private Open Space Tract A. In addition, Lots 10-11 have variable rear yard setbacks. This is illustrated on Exhibit"C". d. Lots 8-9 have Conservation Easements and 5-foot RCPA construction setbacks as illustrated on Exhibit"D". Lot 9 also has 10-foot RP District construction setback on the east side yard. e. Fencing along the rear property lines of Lots 1-5 and 8-12 as they abut Private Open Space Tract A shall be limited to a split-rail fence with a maximum height of four feet. f. Private Open Space Tract A shall remain in its natural condition to provide a scenic, aesthetic appearance; protect natural resources; provide passive recreational uses; and maintain the native vegetation of the open space. The City may approve activities that enhance the natural qualities of the open space and meet the above purpose of the open space. Trees may be removed only after they have been shown to be dead, invasive, or hazardous to life or property by a certified arborist, and after a tree removal permit has been obtained from the City in accordance with Chapter 55 Tree Code and/or Sensitive Lands (LOC 50.05.010). A mitigation plan shall be required as part of any tree removal permit application. Improvements in this area, which are in keeping with the above purpose, including public utilities and pedestrian pathways may be approved by the City of Lake Oswego. No buildings or structures shall be allowed in Tract A. g. Lots 6-8 and Lots 15-16 are solar lots, subject to the requirements of LOC 50.06.007 (protection from future shade). Development of structures or planting of non- exempt vegetation on these lots shall comply with the Solar Balance Point provisions of the Solar Access. These requirements shall be binding upon the applicant and subsequent purchasers of these lots. h. Lot 15 and 16 are subject to the requirements of LOC 57.04.020(2) [Protected Solar Building Line], as depicted on Exhibit "B". The Protected Solar Building Line, if located closer to a property line than a required yard setback, shall not supersede the required yard setback. i. Private Open Space Tract A, Lots 1-2, and Lots 8-11 contain a delineated Resource Protection (RP) District(stream corridor and associated wetland), a Resource Conservation (RC) Protection Area (tree grove), and construction setbacks from these resource districts as illustrated in Exhibits "F" and "G" and as determined and documented in City of Lake Oswego Planning and Building Services Case File LU 13- 0064. LU 13-0064 Page 48 of 60 Future development in these areas is subject to the City of Lake Oswego RP District and RC Protection Area standards set forth in LOC 50.05.010, including but not limited to: i, Tree removal within the RP District and the RC Protection Area is subject to the tree removal permit requirements of LOC Chapter 55 (Tree Code) and the Sensitive Lands provisions of LOC 50.05.010. ii. Manual removal of invasive or nuisance plant material (such as English ivy, Himalayan blackberry, and poison oak) within the RP District and RC Protection Area may be allowed, so long as native understory plants are maintained. iii. The RP District and the RC Protection Area are intended to remain in their natural state to maintain the natural function and character of the resource area, which provides food and shelter for native wildlife. CONTACT THE CITY OF LAKE OSWEGO PLANNING AND BUILDING SERVICES DEPARTMENT PRIOR TO COMMENCING ANY ACTIVITY INSIDE THE RP DISTRICT OR RC PROTECTION AREA. The RC Protection Area may be modified as provided in Lake Oswego Code [LOC 50.05.010.5.b]. In the event the RP District or RC Protection Area is removed from the subject property, a release of this Development Restriction shall be recorded by the City of Lake Oswego within 30 days following a request by the Grantor(s). j. Conservation Easements on Lots 8 and 9. These lots contain conservation easements that include a portion of the RCPA(illustrated on Exhibits "D", "F", and "G"). The conservation easements shall remain in their natural condition to provide a scenic, aesthetic appearance; protect natural resources and processes; provide passive recreational uses, and maintain the native vegetation. Trees may be removed only after they have been shown to be dead, invasive, or hazardous pursuant to LOC 55.02.042(4)to life or property by a certified arborist and after a tree removal permit has been obtained from the City of Lake Oswego. A mitigation plan shall be required as part of any tree removal permit application. 8. Submit an access maintenance agreement for the private shared driveways serving Lots 1-2 and Lots 3-5 for review and approval of staff. This agreement shall be recorded at the Clackamas County Recorder's Office at the time of recording the final plat. 9. Submit a stamped and signed survey of the RP District and RCPA boundaries, as illustrated on Exhibit E7, along with an 8 "A" x 11" reduction to be used as an exhibit in the Notice of Development Restrictions. The following information shall be included on the survey: a. Clearly label the boundaries of the RP District and the RC Protection Area. b. Label distances and bearings of the RP District and RC Protection Area boundaries. c. Label the 10-foot construction setback from the RP District and 5-foot construction setback from the RCPA. LU 13-0064 Page 49 of 60 10. Submit CC&Rs of the homeowners association for review and approval of City staff that address the following: a. Ownership, use, and maintenance of open space Tract A, as well as Trees#1534, 1535, 1536, 1537, and 1538 in the portion of the RCPA in right-of-way in the southeast corner of the site. b. An operation and maintenance plan, for the stormwater facilities in Tract A and a schedule for annual inspection and maintenance for these stormwater facilities by the homeowner's association to control non-native vegetation. c. An annual maintenance report for the stormwater facilities. d. Upon transfer of the homeowners' association from the developer to the homeowners within the development, the City shall be notified of the name and address of a contact person for the homeowners association. e. Upon election of new officers for the homeowners' association,the City shall be notified of the new contact person. f. The City's right to enforce the provisions of the CC&Rs required, above, including the right to recover all expenses of enforcement, the right to lien the lots to secure enforcement expenses, "non-waiver" of enforcement, non-amendment or rescission of the provisions of the CC&Rs required, above, and indemnification to the City for claims arising from the failure to properly design, locate, construct, or maintain the open space tracts or stormwater facilities. (Suggested text for this requirement may be obtained from the City Attorney's office.) g. The ownership, use, and maintenance of the following features: i. Stormwater facilities in open space Tract A shall be maintained by the Homeowners'Association, with a public easement for access. ii. Trees#1534, 1535, 1536, 1537, and 1538 are part of the approved RCPA and shall be maintained and preserved in their natural condition unless determined to be dead or hazardous per a certified arborist and the City's LOC Chapter 55, Trees. 11. Submit final construction plans and an itemized cost estimate for review and approval by the City Engineer. The plans shall conform to the City's design standards and the drafting specifications found in the City's booklet "CAD standards and Design Requirements", May 2006. The plans shall include the following material, design features and notes: a. Fosberg Road i. Widening of the existing pavement and a new curb and gutter in order to provide enough width for a travel lane and bike lane along the site frontage. LU 13-0064 Page 50 of 60 ii. Design of an 8-foot wide concrete sidewalk along the entire site frontage to connect the existing sidewalk on both sides of the site. Provide a planter strip between the sidewalk and the new curb and gutter. The sidewalk may be reduced to a width of five feet at the southeast corner of the site to preserve the existing trees at that location. The new sidewalk shall connect to the existing sidewalk located approximately 45 feet north of the site. A minimum 1- foot clear zone shall be provided between the back of the sidewalk and the right-of-way line. iii. Design of a 4-foot wide planter strip (4.50-feet from face of curb) between the back of curb and sidewalk. iv. Dedication of 15 feet of right-of-way along the Fosberg Road site frontage. The entire public street frontage improvements shall be located within the public right-of-way (the only exception is that a public sidewalk easement will be allowed for any portion of the sidewalk that will meander onto the site in order to preserve trees at the southeast corner of the site). v. Design for the stormwater planters along the site frontage to provide water quality for the street runoff. vi. Design of a public storm main to convey runoff from the public street planters into the detention facility, and to the outfall in Open Space Tract A. A minimum 30-foot wide public storm drainage easement for the storm line from Fosberg Road to the outfall at the stream corridor west of Lots 3 and 4, shall be provided on the plat, vii. Design of two shared driveway approaches for access to Lots 1-5. The driveway approaches shall comply with City and AASHTO standards. The maximum width of the driveway approaches, where the approach meets the right-of-way line, shall be 20 feet. The existing vegetation along the lot frontages shall be cleared and the accesses shall be constructed at an elevation matching the edge of the existing roadway when positioned 15 feet back from the traveled way. viii. Illustrate the north/south stormwater line located under the private driveways in front of Lots 1-5, (Storm Line 'D' shown on the preliminary utility plans in Exhibit E10), as a private stormwater line. b. Rogers Road i. Widening of the existing pavement and a new curb and gutter in order to provide 28 feet from the existing face of curb on the other side of the street, The new curb along the site frontage shall connect to the existing curb on both sides of the site. ii. Dedication of 2.5-feet of right-of-way along the Rogers Road site frontage. The new dedicated right-of-way line shall be located a minimum of five feet from the face of the new curb. LU 13-0064 Page 51 of 60 iii. Design of the stormwater facilities to manage stormwater runoff from the public street. iv. Design of the driveway approaches serving Lots 16-18 to City standards. c. Internal Streets i. Design of the internal streets serving Lots 6-15 with a minimum pavement width of 26 feet(face-of-curb to face-of-curb), within a minimum 37.5-foot right-of- way. The curb shall be concrete curb and gutter. ii. A 5-foot wide concrete sidewalk on one side of the street, and "no-parking" signs on the non-sidewalk side. A curb-tight sidewalk will be acceptable. On the "no-parking" side of the street,the right-of-way line shall be located a minimum of five feet from the face of curb. iii. Design of the driveway approaches serving Lots 6-15 to City standards. d. Design of the new 10-inch public water main across the site frontage of Fosberg Road. The new 10-inch main shall connect to the existing 10-inch main on both sides of the site. e. Design of the new 8-inch public sewer main extensions up Fosberg Road, Rogers Road, and within the development site under the new public streets. f. Design of the individual private sanitary services, stormwater laterals and water services. Stormwater lines shown on the utility plans that convey public street runoff shall be public lines and shall be designed and constructed to the satisfaction of the City Engineer. g. Design of the new street lights in compliance with the provisions of the Lighting standard (LOC 50.06.003.3). h. Locations of water meters, utility vaults, and transformers. All utility vaults and transformers shall be fully screened, to the satisfaction of staff. i. Final grading plan in accordance with Exhibit E8. The grading plan shall also incorporate the recommendations listed in the geotechnical report, Exhibit F17. j. A final site plan that illustrates the location of a minimum 6-foot high cyclone temporary protection fencing along the RP District and RCPA boundaries. This shall be coordinated with any tree protection plans. 12. Per LOC Chapter 52, apply for and obtain an approved erosion prevention and sediment control permit issued through the City of Lake Oswego, and install and maintain all BMPs as indicated in the permit. These measures shall remain in place as indicated throughout the development period. LU 13-0064 Page 52 of 60 13. Submit a final Landscape (for Type II and Invasive Tree Removal mitigation, as well as street trees/sidewalk planter landscaping) and "Site Development" mitigation plan for review and approval of City staff. The plan shall be in accordance with Exhibits E12 and E13 with the following modifications: a. Landscape Mitigation i. Provide 20 additional Type 11 mitigation trees (a mix of native deciduous and evergreen trees that meet minimum size requirements of LOC Chapter 55),90 additional 1-gallon native shrubs, and an appropriate grass seed mix all located in the re-graded portion of the open space Tract A behind Lots 2-5 (as shown Exhibits E7 and ES), to the satisfaction of staff. The spacing of the trees shall be approximately 12 feet on center and the shrubs shall be five feet on center. The area in the public stormwater easement shall remain free of trees. H. The size, species, and location of all street trees along Fosberg Road, Rogers Road, and both sides of the new internal streets. Street trees shall be a minimum of two caliper inches in diameter(measured at the base) at the time of planting. iii. A note instructing the removal of all burlap and wire baskets from all trees and shrubs prior to planting. iv. The location of RP District boundary markers on Lots 1, 2, 9, 10, 11, and Private Open Space Tract A, to the satisfaction of staff. v. The placement of the proposed Invasive and Type II mitigation trees shall be revised so that the trees are spaced approximately 12 feet on center and partially relocated into the 10-foot RP District construction setback. b. "Site Development" Mitigation: i. Include at least two additional species of shrubs and one species of fern in areas within the RP District. The number of plants shall be increased to meet the following spacing requirements for all disturbance areas within the RP District (including the outfall pipe on the east side): five feet on center for 1-gallon shrubs;three feet on center for 1-gallon groundcovers (which include ferns); and 18 inches on center for 4-inch pots. ii. Include provisions for temporary irrigation for plant establishment during the 3- year monitoring period. iii. Mitigation at a 1:1 ratio for the total disturbance area as necessary to mitigate the construction of the Fosberg Road public sidewalk located in the RCPA. The mitigation shall include but is not limited to: meandering the sidewalk further into the open space Tract A and/or Lot 5 away from the trunks of the Trees #1534, 1535, 1536, 1537, and 1538; special grading and/or fill methods and materials; or pruning shall be considered. iv. A note instructing the removal of all burlap and wire baskets from all trees prior to planting. LU 13-0064 Page 53 of 60 14. Submit a "Site Development" maintenance and monitoring plan to maintain and monitor the "Site Development" mitigation plants for three consecutive years. During the 3-year monitoring period, shrubs and herbaceous plants shall be replaced as needed throughout the monitoring period to ensure an 80% survival rate, and invasive plants shall be removed to ensure less than 10%cover of invasive species.The applicant shall provide an annual report to staff on October 31 of each year for the 3-year monitoring period. The monitoring report shall be prepared by a qualified professional and shall summarize the overall success of the mitigation efforts. It shall include photographs of the mitigation site and narrative describing site conditions, including the plant survival rate and invasive species coverage. The monitoring report shall also describe any required replanting or invasive species removal necessary to meet the success criteria described above. 15. "Sensitive Lands Violation" mitigation plan. If the applicant is found guilty of the pending citation before the Lake Oswego Municipal Court, the applicant shall be required to remedy the violation existing on the property by means of a separate "Sensitive Lands Violation" mitigation plan (similar to Exhibit E12—RC Overlay violation portion) with the following modifications,to the satisfaction of staff: a. The mitigation plantings shall be located on the west side of the RCPA(to the west of the stream corridor). b. Plant species shall be revised to include at least five species of shrubs and at least one species of fern. c. The number of 1-gallon shrubs shall be increased to meet an average spacing of seven feet on center. Four-inch groundcovers may not be used to meet this mitigation requirement. Plants shall be installed in single species groups of three and shall be sited throughout the mitigation area based on existing conditions. Spacing shall be calculated by dividing the modified mitigation area by 49 (7-foot by 7-foot on-center spacing). d. Include provisions to remove invasive plants within three feet of new plantings and mulch new plantings a minimum of two inches in depth and 18 inches in diameter. e. Include provisions for temporary irrigation for plant establishment during the 3-year monitoring period. 16. If found guilty per Condition A(15), submit a "Sensitive Lands Violation Mitigation" maintenance and monitoring plan (which may be combined with the "Site Development" maintenance and monitoring plan per Condition A(14) to maintain and monitor the "Sensitive Lands Violation" mitigation area for three consecutive years. During the 3-year monitoring period,shrubs and ferns shall be replaced as needed throughout the monitoring period to ensure an 80%survival rate, and invasive plants shall be removed to ensure less than 10%cover of invasive species. The applicant shall provide an annual report to staff on October 31 of each year for the 3-year monitoring period. The monitoring report shall be prepared by a qualified professional and shall summarize the overall success of the mitigation efforts. It shall include photographs of the mitigation site and narrative describing site conditions, including the plant survival rate and invasive species coverage. The monitoring report shall also describe any required replanting or invasive species removal necessary to meet the success criteria described above. LU 13-0064 Page 54 of 60 17. Pay the final plat review fee. 18. Provide a written agreement between the applicant and a certified arborist demonstrating that the arborist will review the final site, utility,grading and landscape plans to assure long term survival of these trees, and will be present on site at any time excavation,trenching,grading, root pruning or other activity occurring within the tree protection zone,to ensure proper protection of all trees to remain. In addition,the arborist report shall outline protection measures that will maintain a favorable root environment for preservation of these trees (as outlined in Exhibits F9 and F10). 19. Apply for and obtain a verification tree removal permit for the 65 trees approved for removal to construct the public improvements and completion of the approved grading plan. The verification tree removal permit submittal shall include an 834" x 11" copy of the tree removal plan and a mitigation plan showing 85 replacement trees (and associated vegetation) in compliance with Condition A(13)(a)(i), above. Replacement trees shall not be dwarf or ornamental varieties and shall be at least two inches in caliper if deciduous or at least six to eight feet tall (excluding the leader) if evergreen. Replacement trees located within the delineated RP District and RCPA shall be a native species identified on the City of Lake Oswego's Master Plant List. 20. Complete all public improvements or provide a financial guarantee to ensure their construction per LOC 50.07.003.9.The financial guarantee shall be based on an itemized engineer's estimate of the public improvements that is in turn based on plans that are far enough advanced to support the estimate, to the satisfaction of the City Engineer. 21. Submit a preliminary title report or lot book report showing the status of title and any liens and encumbrances. B. Within 90 Days of the Recordation of the Final Plat.the Applicant/Owner Shall: 1. Submit a final title report, or lot book report from a title company demonstrating that the final plat was validly recorded and that the private and public easements, Notice of Development Restrictions, and the maintenance agreements as required by conditions, above, are valid and subsisting, and that the parcels are either free and clear of liens or encumbrances, or that the holders of the liens and encumbrances consent to the creation and recordation of the plat, easements, and Notice of Development Restriction. C. Prior to Constructing the Public Improvements or Issuance of a Site Grading Permit,the Applicant/Owner Shall: 1. Obtain a street opening permit for any work in the public right of way, including underground utility installation. D. Prior to the Issuance of a Building Permit on any of the Lots,the Applicant/Owner Shall: 1. Demonstrate compliance with Conditions A, B, and C, above. 2. Complete all public and site improvements as required by Condition A(11), above, submit certified "as-built" drawings, and receive a certificate of completion and acceptance by the City. LU 13-0064 Page 55 of 60 3. Provide evidence of a recorded maintenance agreement for the shared driveways serving Lots 1-5 and for the stormwater detention facilities serving the development. The maintenance agreements shall clearly indicate that any repairs or future replacement of the detention facilities is the responsibility of the homeowner's association. 4. Install all Landscape and "Site Development" mitigation plantings in open space Tract A (not including street trees) pursuant to the final mitigation plan, as required by Condition A(13), above,to the satisfaction of staff. Install all RP District markers along the open space Tract A. 5. Post a performance bond or letter of credit to the City that is equal to 120%of the value of the "Site Development" mitigation plantings installed pursuant to the final "Site Development" mitigation plan, as required by Condition A(13)(b), above, for a 3-year period, to the satisfaction of staff. 6. If the applicant is found guilty of the pending citation before the Lake Oswego Municipal Court, install all "Sensitive Lands Violation" mitigation plantings in the RCPA pursuant to the final mitigation plan, as required by Conditions A(15), above,to the satisfaction of staff. 7. If the applicant is found guilty of the pending citation before the Lake Oswego Municipal Court, post a performance bond or letter of credit to the City that is equal to 120%of the value of the "Sensitive Lands Violation" mitigation plantings installed in the RCPA, as required by Condition A(15), above,for a 3-year period, to the satisfaction of staff. This may be combined with the 120%guarantee required for"Site Development" mitigation as required by Condition D(5), above, 8. For Lots 1-5, show the removal of vegetation as necessary to meet AASHTO standards for the two shared driveways. The driveway approaches shall be constructed at an elevation matching the edge of the existing roadway when positioned 15 feet back from the traveled way, to the satisfaction of the City Engineer. 9. Show the vision clearance triangles on the site plans of each building permit application. On corner lots, the nearest edge of the proposed driveway to the intersection shall be no closer than 30 feet when measured from the projected curb of the street that is the most parallel to the alignment of the proposed driveway. 10. The required yard setbacks, lot coverage, and floor area for each lot shall be as illustrated in the Notice of Development Restriction, Condition A(7). The front yard setback for Lot 1 shall be 10 feet and shall incorporate a side-loading garage similar to the design shown on Exhibit E5. 11. Fencing along the rear property lines of Lots 1-5 and 10-12 as they abut open space Tract A shall be limited to a split-rail fence with a maximum height of four feet. 12. On Lots 1, 2, and 8-11, illustrate the RP District and/or RCPA boundaries and the 10-foot RP District and 5-foot RCPA construction setbacks, respectively,from these boundaries on the site plans for all future development applications. Also illustrate the location of the RP District markers on Lots 1, 2, 9, 10, and 11. LU 13-0064 Page 56 of 60 13. Submit an engineered design for on-site subsurface stormwater disposal systems and/or planters on each lot. The infiltration systems shall be uniquely designed for each lot, and shall take into consideration runoff entering the lot from the adjacent private driveways (if any). The systems shall also be oriented and located as prescribed in the geotechnical report(Exhibit F17). 14. Site plans for all lots shall illustrate required right-of-way landscaping, including street trees and the sidewalk landscape planters along road frontages. 1.5. For each lot, apply for the appropriate tree removal permit, if necessary, and submit mitigation plans. For mitigation, deciduous trees shall have a minimum caliper of two (2) inches and conifer trees shall be a minimum of 6-8 feet high (excluding the leader). 16. For each lot, apply for a tree and/or Sensitive Lands protection permit. For Lots 13 and 18, the tree protection applications shall include the certified arborist reports and shall incorporate all tree protection measures outlined in those reports (Exhibits F9 and F10, respectively). For Lots 1, 2, 5, and 8-11, the protection plan shall also illustrate the location of a minimum 6-foot high cyclone temporary protection fencing along the RP District or RCPA boundaries, whichever is greater. E. Prior to any Final Building Inspection or Occupancy of any Dwelling on any Lot,the Applicant/Owner Shall: 1. Install all Type 11 mitigation trees as required by Condition D(15), above. 2. Install all street trees and plants in the sidewalk landscape planters, as required by Condition D(14), above. 3. Install the RP District markers on Lots 1, 2, 9, 10, 11, as required by Condition D(12), above. 4. Provide certification from the engineer of record that the stormwater planter for each lot was constructed according to the design and is functioning properly. F. Miscellaneous: 1. The applicant/owner shall maintain the mitigation plantings required by Conditions A(13) and A(15) (if found guilty of the Sensitive Lands violation), above, in accordance with the maintenance and monitoring plan and shall provide an annual report to the Planning and Building Services Department on October 31;`of each year for a three-year period, commencing on the October 31, following the date of issuance of Final Building Inspection. The report shall be prepared by a qualified professional and shall document site conditions with narrative and pictures. • Code Requirements: 1. Expiration of Development Permit: Per LOC 50.07.007.4.f, the PD Overlay approved by this decision shall expire three years following the effective date of the development permit, and may be extended by the City Manager pursuant to the provisions of this section. LU 13-0064 Page 57 of 60 2. Tree Protection: Submit a tree protection plan and application as required by LOC 55.08.020 and 55.08.030 for review and approval by staff, including off-site trees that are within the construction zone. The plan shall include: a. The location of temporary tree protection fencing, consisting of a minimum 6-foot high cyclone fence secured by steel posts around the tree protection zone, or as recommended by the project arborist and approved by the City. b. A note stating that no fill or compaction shall occur within the critical root zones of any of the trees, or that if fill or compaction is unavoidable, measures will be taken as recommended by a certified arborist to reduce or mitigate the impact of the fill or compaction. The note shall also inform contractors that the project arborist shall be on site and oversee all construction activities within the tree protection zone. c. A note that clearly informs all site contractors about the necessity of preventing damage to the trees, including bark and root zone. The applicant and contractor(s) shall be subject to fines, penalties and mitigation for trees that are damaged or destroyed during construction. d. A sign shall be attached to the tree protection fencing which states that inside the fencing is a tree protection zone, not to be disturbed unless prior written approval has been obtained from the City Manager and project arborist. Note: 1. The applicant is advised to take part in a Post Land Use Approval meeting. City staff would like to offer you an opportunity to meet and discuss this decision and the conditions of approval necessary to finalize the project. The purpose of the meeting is to ensure you understand all the conditions and to identify other permits necessary to complete the project. If you like to take advantage of this meeting, please contact the staff coordinator at (503) 635-0290. 2. The land use approval for this project does not imply approval of a particular design, product, material, size, method of work, or layout of public infrastructure except where a condition of approval has been devised to control a particular design element or material. 3. Development plans review, permit approval, and inspections by the City of Lake Oswego Planning and Building Services Department are limited to compliance with the Lake Oswego Community Development Code, and related code provisions. The applicants are advised to review plans for compliance with applicable state and federal laws and regulations that could relate to the development, i.e.,Americans with Disabilities Act, Endangered Species Act. Staff may advise the applicants of issues regarding state and federal laws that staff member believes would be helpful to the applicants, but any such advice or comment is not a determination or interpretation of federal or state law or regulation. LU 13-0064 Page 58 of 60 EXHIBITS A-D [No current exhibits; reserved for hearing use] E. GRAPHICS/PLANS El Tax Map E2 Cover Sheet and Vicinity Map E3 Site Survey E4 RP and RC Proposed Delineation Map E5 Proposed Site Plan E6 Preliminary Partition Plat E7 Tree Removal Plan E8 Preliminary Grading Plan and Street Profiles E9 Slope Analysis Plan [10 Utility Plan and Profiles Eli Landscape and Mitigation Area Map £12 Landscape and Mitigation Planting Plan E13 Street Tree Plan E14 Color Street Tree Frontage Plans 115 Photometric Plan E16 Sensitive Lands Atlas F. WRITTEN MATERIALS Fl Applicant's Narrative F2 Applicant's Addendum Narrative, prepared by Cardno, dated April 10, 2014 F3 Applicant's Engineering Memo, prepared by Cardno, dated April 4, 2014 F4 Preliminary Drainage Report, prepared by Cardno, dated April 7, 2014 F5 Initial Trip Generation and Traffic Analysis, prepared by Lancaster Engineering, dated December 4, 2013 F6 Updated Sight Distance Analysis, prepared by Lancaster Engineering, dated April 11, 2014 F7 Planned Development Analysis, prepared by Tahran Architecture & Planning LLC, dated March 1, 2014 F8 Solar Design Analysis, prepared by Solder Properties, Inc, dated February 26, 2014 F9 Certified Arborist Report and Tree Inventory, prepared by Walter H. Knapp&Associates, LLC, dated December 4, 2013 F10 Arborist Report Addendum, prepared by Todd Prager, Walter H. Knapp &Associates, LLC, dated March 1, 2014 F11 Second Arborist Report Addendum, prepared by Todd Prager, Walter H. Knapp & Associates, LLC, dated April 4, 2014 F12 Wetland Delineation, prepared by Pacific Habitat Services, Inc, dated December 4, 2013 F13 Neighborhood Meeting Materials F14 Fire Marshal Memo F15 Applicant's Fire Code Narrative Addendum, prepared by Cardno, dated April 2, 2014 F16 Street Light Cutsheets F17 Geotechnical Report, prepared by GeoPacific, dated November 12, 2013 F18 Proposed Street Name Confirmation Email, dated April 4, 2014 F19 Street Light Analysis, prepared by Cardno, dated April 4, 2014 F20 RCPA Median Tree DBh Spreadsheet, prepared by Cardno, dated April 17, 2014 F21 Updated Lot Coverage Table, prepared by Cardno, dated April 30, 2014 LU 13-0064 Page 59 of 60 ,4', ''' ' , „1 E 06 BD , '‘‘'--, ,',':„.:- k.,"':;- •''', ' ( Clackamas County , .„.•1 ', j ,, : TRACT, - ` ' ' ,, .;,' ' ' ',, -`),-`>:, ''' 1 \\ — •., , , , . -.„-, - : ' -', , `,,-.~-, - ,4,,, ,,,-,,,',. ; 121 /20 " 112 ' ' ‘../ CanCeeed TaUnis , 4 , 132 731 ion o r o-Li now e 05 . ; o 0%4 ' . 114 ' ‘ ^, 133 w ; '1,. „ la <V,..* — ,.19 ,,,,,2° „.21 ...22 ' ,23 . '"' 24 '- ''' t, . T4,.'t' ''! 41'30 1; "' „,,C) * GRAND OAKS DRIVE', 31:0 — ‘.7----"— , ' 1 1 03 3 6, 7 '''' 10. 5 ' '' '' ' '''1,6,1, ;1(78."' los'''. in."' ,111"" ':" '' ,.l''"* •, ' ,OL 0.390 0,110 0/ 0400 j,...4 ,... ,... . ..,.. ,, „ ii'''' '' 124 ,4- 0300 56 ' ''''. ' --- TRACT 161.; t .„.„..s, M _..12; . 155 e- '''. ,!.f0i 120 ,, ': I K R:!Li S:E' ' IC R V F F _ _ .., PL.,,M.PENs.Usg'.OAK 0400E t 102 . r - Hislar cal 95545555,. — .• 4 . .12 .. i'l.'' 12 1.1.3 , /M— 4,1" ir If' ,,1073'4%, o • 5144 742 14d 144 144 149 4). .,,,32, 33 0 504 P : sup ". Idoitor.non , *6 5 46 = „—._..______ , ' , ^'„ID', Adrdir 4 .4.4 ,-//',S _ ,/0$ '',"7, .454 ,mu ,....,,,,.. . :I'.wa ,'4,-,•.°, k o • or• 5..`,, ; ,.., —51— % ' o, -4', 5:; K 55 ,-,' .i "W 44 ''. '-1 '" "Z. •• : ,',\ ,..;›,-"- —s..fro,c.rner 4 nlosr ir o '1.1 " 301.4 Lot L no ;6 , SUNBROOK DRIVE ,; ,.;.: .;-, i'.1 '' 'i' 15.,2 ,:. ,": . 2 :Y3 4 ,-•"5,' : , ';,-.--... J. _-_ DIX L4no „„ „„ .i „,..t.„ . . 42,31190 3100 Isp 441 43 42 „. 0dEoISPoc5 3g 2100 Z '7' 2"° 29G° "r' , _ '' ,Z.11, q sn -, _ .,-.: ism '; .,, $ tn.•..• ' - ,„,.. ,.. - i , . ——PLS5 Section L no .... <..r 5'0: 4; J-1 star c Corridor 45 .; f 35 1 ,' ' f' 22nr„ 1'5 ''''''',..:,'...-` 1.1'.:',14C• ''''' .'5'400.'f':1 „,,1,',,,, ,,,,R.,”'§ 4,1; ,,, '' -'' 4 '' -- il r; ''' ' 56. .4 „ 4 ':-• ' .5,, ' '''r .....?Ttil•P ,IOr am,,,.',.. 33,,, '- ' '" '''" 1.', _, Ys, —.°'-'—, '' -‘ ...lo•''''''7. ‘-—: ,."-^'''') °- .—---a'''.. ".• 45 ‘..1''' ME T ADOWCREEK ir 4 w 45,C 'r .... -`• 0 TRACT a ,,,42544 5ccr 660.0 6601r ''d700''' ' ''' Ctr 5' ' '. • .059,P. . .3 4300 4200 4100 W ES VW 0',0 D ,i i ' — ',,4 — ' 1 •i— . , .; .? 4 4600 23 41' 24/, yil ,II ra <4 1 i 0 455_ ,..5 A- .... .AT WEST(OOD NO Z ',' ••,___,..--(" \-r--,---._ ,, if s.„. \ \ n----1.-- r- r1r1 -:',.„. / 4700 SUNCREEK C X . --------„, = 4600 -4, 1 .. •.1r .-v,,......., 5330 6400 ' _era ' - 5002 5106 ''''''' 3436 . Tr. y 03 ''`.t r.11 isi6.1 55'00 .!!..'' .ir 40r5 .'11, „58.y 5C8 .' '1"' ° 5 • \ _____ C) . -.1 ...•'5,'4 i ;. '5 , ' 2 Ti6 6 : CY> HI CC MA 27 1 I -r. f ' gi ---,'''‘X.., =, / /A .. ,,,,„ 2 1 E 06 BD N ;,- ':, ",,\'‘ •, • , ‘ „ •CL„; • , , - ,,.,>. / - - ,' ' ,-„,: - 'x.`,.4 i‘..'"\. ,, // •,-- N - av k THE RESERVE AT WESTLAKE as WESTLAND HOMES a M U LAKE OSWEGO, OREGON W 1 SUBDIVISION WITH PLANNED DEVELOPMENT OVERLAY 0 ill 8 l . .. / I J j7 L ORRANO �° INDEX OF SHEETS I ! PRO./ECT 1..;1 - LLwARou C0,0 COVER SHEET V I �\ Ir• \,�, C1.0 TOPOGRAPHIC SURVEY It \\�`` — [1 1y C1.1 EXISTING CONDITIONS \� G2,G SITE PLAN \ y Il\ Ar, ,�' C2.1 TENTATf EPLAT / 1 .. k- ,gym C2,2 TREE PRESERVATION AND REMOVAL PLAN s�Y, +r1c2, 03.0 CS.1 SLOPE ANALLYYSIS PLN NG PLAN AND EET PROFILES S SGUtyyyQ0o f C4.0 W1LFTY PLAN f C4.1 UTILITY LINE PROFILES i If11,0 LANDSCAPE AREA OVERLAY PLAN �.--� 11.1 LANDSCAPE MITIGATION PLAN yl 14 [1.20 LAPHOTOMETRIC ICPLPLAN PLAN E1�G PHOTOMETRIC PLAN ---i f A 1A4DiMTYMAP — `I+1 FE' r r I I SITE INFORMATION I , IL 2s hlI I I Y Os NACRE.ON110 Ark SO40PO S.r S011mla SEC PON 6.OSINSHP i EOSIN I.- _ i C !F!-1 urpttiIef�i Wt E9NC rNPm cl,Yoc isuE OW.. y FRAC!. ! 9 C vJ ccKnMn_couN.aa[�c A I d I_ I S I pIli " DATUM PROJECT LOCATION I- 1 \ Q 1 ELEv cHF£9 I} ) Ir U 0 FWN UW RECLINES L RULES 11' Cn FP FOM VILE, 4YA CAP 662-04.,..1 POO MY 0111/11NSOPIES OVINE RE.3 LOG glBWDSfELPOSE _£ SSET F. Pa A 0111 T WN �y/ /�11 C E+E FEET iq o SIGN EWER INOTE SPE I FISP 4R F LJ. 4l _. - _ .1 ol1 THE OREGON.ran muoTrwe•TwN eENrueu SII,ySRCE Ll _ 7 K IL co d (15 BASIS OF BEARINGS 1-0%. 0 111 z 6 THE FOUND wp HELP SxoNpFrER,E T. CD j W 7.4n.GFH :1ENOP 00 DOWNSAPP.k OF Ilk sEk CS, lr pr96 P.-ES,PER PEGORD OF .LNG sarsoa.cL+cNAcw6scounr • .�� I Q = LL R.�PEoI I} If 1 U I— .„>< 4 SITE MAP �. CO W SEA.NTS o ,p PROJECT TEAM - P m DEVELOPER PLANNING C141L ENGINEER LAAGTCAPEARCTETECT G OTECIMICAL ENGINEER LIGHTING ARBORIST WWES,.NON65 cnRo.p n.o P. irr 1u,c lr9=eRs ICLFv xE L. .Pc.lalrw. nr¢m IV �N+SrWCRMO EarFr eT'M FwnLEwLs vF 'iN FATcev k PLA rry' E1 MP.5Ar Iso [PEE P Arnow WS.,68111 AVENUE,Nm Ilk IW 8. sW ! WEN 3OIE I� SN NESTGkE ONE EVNE rm G 2011 52 NEHST. lAIS SIN W$PINRLAIN[ TIGI.PO,ER9nx9 ttiI M ON4A2, RANO OPFOON har Me ENE. 1E07 TEAPIIIEU EN _w]19xs+590 15015•11.61:0l ,4- NOME 50]INIS.2Sm FAX rs+]rur nFI Npxk ISM,MOk. 1ar9.2`!NP a 9F2 PAY'(..199.68I EN( FAr. Fak.019,2sm f onaNE l5.])[d9-ESae z1 PxME CrIEFFEC OV 1.41 COVER SHEET CO.O TOPOGRAPHIC SURVEY ` 1 a $i" z g LOT 7.MULTNOMAH ACRES �` S t F I E O LL 5 • LOCATED IN THE NORTHWEST 1/4 OF SECTION 6,TOWNSHIP 2 SOUTH,RANGE 1 EAST,WILLAMETTE MERIDIAN, ,i 4g CITY OF LAKE OSWEGO,CLACKAMAS COUNTY,OREGON WIC_ g DATE Of FEM.1....JULY b+, w .s awe�crrwaan-'y 2_ 7 v elf 90 2A 0 A 9A 1 t. E 0 I i '- .1v N t Limi ________4)G 12 -------------7/ II• vlclNlTY'MAF: L ,--c: KR JSEIIC RE Ex ° / ' "� I r-I l(3 STORM DRAINAGE TABLE LEGEND: ' I 9. __ . mv,,,,,..,.T-4,., �,, _ `� s„.E .., t•, X11'+, ?,, L 1 I - LQ ,„> _ > F— y sl 7 ^- _-=--::::i.----=-2.._----------,!aII`I 1II h, iV1 `� 1 C w A I I - .� ���--_-- i�� �I�I l + !'} 11 k , l ,° wm ,.d W W co c� a° i11V 1�, ,C , •'t (N4_c ° 4 I�J ,.>ou.1v.T U . 1, 1019 ,01II,0FX91.1 , Ti1 ,I.' I) -k .-' � :,owe --- 4,...,,,,>,, 1 f ;r 1 '� } 1 I I p n F:"...,ow�.E .rF (7 1:1 zE ✓ � Iw Pl'tI ` 1 O °, al.. O W F O 1 e URT FJ4 ;.�� —'"_.N.� 0'� —0 t 1 '`�. ,71.1 Y 1,11' ` ' } i1h\\�I� \l''\. l��}�w I I, - \h,} I,'� I e ...•,,,,4 n, ,..,® .m ” ��7.—M1 s - - 1,.G!�i'.I - I�MI.Ili Le' \''. � l I }IIV'.h �1,1``,ML,'\t,, ,,, A t I G '�.�m a ..Ion.l.., 1 I ti�• '.C�•'rQ �7 1'' 'fiey `1 q� •1,� �• �1 t1 �� ��4 \V . 1 ,.�.mP p CJ } II `�} e —L ti 1�\r11 �1 n ” ,� � I - _ i x 41 r n.,V1 VIII}` 1l M1`` ll N ?,t.,„,,,„....,,,,,,,,‘'a, ,v..111 .uwn.ffi.e ••^"ru,,,� y1� - /C-A. + ,`t' f I SANITARY SEWER TABLE: m \ -rOD rITi. T ! Th brry ▪ Ems1 � I x ___ _ ,..ill ,_ h _ - At4:4•A �'� ' 1, '•11}+I \ �, w w` 1E i ........... k' I 9�, jr °'�°°wY �` - - . ii 1 .'t�. °fr4,no; I R" .stir �1 �1,\§II},11.'i t�1 _ 1v '''1 4•I� G .. u .w .S.——� —I—_ � 1 ,cu o.r»>i I .rte I,. --- I I IE`- �I�t` L y J Woo, u.,rw.t +f MEabVO wGreexs AT �+ — /) ° � •� •a'•y! WESTWOOO ���cv u. 1 an�M °x x ° +� �� v r An4�T[ACp 1 t M� + I. -c- 3. "^I1 hl, wr,.0 / MEADOW EE#S AT !1- rpt DATUM: _ r ,.>< m .+ $y /f W69rWO6N0.1 1i f'f� u>.ristru.Nros l "Dsssu J_� C ^ ¢ �/ x > If ...v..1.277. Eaworm.N.diCRINIAM MP wa rw,cu,ae!TALC... aw Ft/n 1 ,r 1F'' I T ;_r, O _ — = y / .it' Isw�'I,I BASIS OF BEARINGS: c ,.Eo O f m i'Zy I I w smFuw o niEFo c F mama o W r� t I- .i ° NO. E. s„EnTnTOPO �' -�`` _ STRYDREEK DR- F a tiI ,. .r.Te v<w„�aE,m. 9+wcrwc FxFnFxx�x j P; .. �. � C 1.0 W p a / � e , B� 7I 1 lG LEGEND_ NRUSE CREEK EMI.wwre 4x , i1 a ERIDEEI \ r I) .a.n_ 1 1- ' 0 0 113.....E TURD I rTi G f,3 1�Q m IWa�[Lwe 1 k � mE N >a's I ! I AI a: wnrm �" 15II s .. ] 9`, 1: • iD 1 1 _ .,tom _i �` � ! —n. nnnM'e Ep Le[ IS :t•p❑ i N ;' 77 uAE GR u�Nw Cuv- • DOSI1NGPAIL WIDEM,.+ E1 ( ' �� _ ___ _ 1 Iz II / C) � �.. II f PWNOWMAL6lP EtE .. wi i[FPBr _ 2 '.f '/4 p I.� ; 11 .... . ...,�- x5 .Nr nc[ §t,',-. iVGVG --PP \\1 1 , X77 '• F I V ,_`r N f ' wmwNG LINE {' IIW Cf WIN � z as IkTING✓-VON^AY CPR rr _ IX Y'i FY Ek: uI JP II �' _ _ / •�� fgSlNtr CnrrMAY�~— _ _ T.DCpG D. 'T Ili - _ w sDswTNSE1INI_:`a,,. ...E,a _-_. ._.—• curs .e rMw. 1CD _ — — .GEDcwSLED.D EN IE D.AT M1_ TIN f ettxe.rlwr�a.w<E I' w ��\Jam .Pf, •r; / �,'f r1711 .�rwGccE,E9�a.+ .. L__ � Irua.eoMMsa,cewNo..wn'"tiJ F 'DEE GEOD.[EDT . rI I I� wnw+DDE. .noerm saEACOW cauEr ` ITF' .— LTA 4 - It 33 -- - D. t-w =.=rr, F �. � qy `. -� Jl �. 1 RIDIVERART o ° amu. ' p 4.7 .D..JERE IST.E1l fT 'r .,',,...-,„,.,ti.NF rt .fi LU• f` ... IIT -I MEA90W REEKS TMs •� � R,. .,,Ett ,.z I I' I x r "•�vus TSB ., 5 } ATWES1W000 �, a 1 1 �,e . em.nusrnEF Q wer'1Os MEAOOWCREEKSATLI— at! c mra,}11,y A.'..-wIW- a I v rM.'.. WESTWOOD NO.2 r,, I i tit f i :2:::1 / ` v) • „>- - �� if / , ExlsrwGsroRMozalNrnE� LJJfly _ T., LT 1'� C ET.n.ue 0,,: o.:::xxw Q > o — SURE-REEK OR Ci a ew C D. Dwwwl3 1 / ,�1 i,iaw, LE`u`.nnV. im' LLI �r izcNNADEADEN zea.cla- 3.7 1-)cl,aM.sw LL! ~ O I p erLN� DTuwae ...sr U7 to i ram.,,�•3TPIs = LU `EDICI�nE.IT sws•D,N.a W F--- GENERAL NOTES EXISTING SANITARY SEINER TABLE CI GINE. WO aw•Nu_n armee,L 1acpMIFI•SIDOE N�N�N 1 SEE ANEGEDTREED,ANE r.r..I,.PEs.NED SEW.x.cruor Tuxr.M OO wauPN Dee.DDEw Cm 16TICEDE1•PNNzs I.r ,,! SPECIESA os DEE.NET rwcm¢G[ws EZE ��+0.8Y xy1Y AS ,Y,w"INtEkTlw a rPr BAN 1...DEM C /`T1/ .DIGIT. SUSI DEE YEo.G CxvWALE hFxlWYDYCIDE�.f E MAD 0.TV5 RUi- 1.715,1•111, Yta.IXs'I.ax.e 2 e SNEttARE.RErr WINCED ER. 1sval �wN .710W. 0 EMYdw..mLz W wµR.q APOOE,ALacWGE FOUND OM eKREE RAT.1Kv' DTEms 70 wTp O RN•DEESEDukuN f 1-3r0,C 70. (f.7 pgmair in.,1 RW YEE SNNE1l Ca MCOID•1ree1 c IN!lEl• �,D �YA'GEI•Muw, FM TCDTERIDF.1-13711 CEI .0'4VCIN+m•DOEes' ....El5 7/I TEDN AV>/77F7' c TIDr•iI3F' Trux4M,•ni.im C3 cr, •m ATEA)NFOPIUTION c7 Wur snrEPwraroLE ®fliOuhu`aekrirrEx W�marra rC,uUxomGi®FPZCFYaF. e'rwGful•RAM „p AIM MM1•N.n SFO wRi•11ss Mrtrrm- Rp 4: IAKTAl•3Pi1P h•ESC O EDI•z Ps meEDxuTIONT DEEMED RMUIRDI aria 3 MEM.DMAWE . swr.NrSEE.WM. euE meie u•TT, MOD.eewETRrmNv.rw• 0eEwG�Pev RALE eo�as•xrTaN aRrcw*Dv!.xer� C•;-.....,...4.7.,..E 04,,n1V KM ...Et. WEND ID MR',1UV•MgrA• LTw[Oa1PIlONAD.TDOES UGLIER Mcµ,-T.TE I IXr q• ,.,3 N.L&GWNT. si..En0 EXISTING '4nl•P,.WELEW.S. b FO ” '° CONDITIONS C1.1 _ yj/ f .-- -- ?' �. /, "! •e ,11 dill LEGEND _ -_ aosex ` `R ._•y.� L YSRRSE GREEK k Ik ,. , L__ 6915.111:1,7.111111191I W,ryFErf Satvu- 11 62 9' ill, I d, ,e+0.Y / • J V W M� _ • VrJ.vosORNE�tFn ea o,reRs ¢. ` • u nsnuo Y vl9wosen , .-- - I ..� —_-- E 6 G G} N,sNl:eewN.NY 59wixwx,KV_ d ,y W aaEEx PwxraEaYe 1WE Ens,Ws51-69,16....99..6., V•7is5 PSYnu 91 n- B, riW ' t I Fha�6't5�/ --/ '4'4 -k,Y,- y.� f —_-. vPkxxisEp('(IG1W6 061 E•6iWU MCE UYF,4 C2 �� �1 ssn f Erma-J + _ / /I / ;��. fro' Iwao- I trmu.c w 6,5194 Ha mearu. o �. -19ueR1— §I - IS �J �_mm •""•'---1 i f/ '" Ti I "e "" re+ a:,,cP.kve '' I � 818 g' 13 ° 12 2. � ' t y 1 _.— ,_i cow& ucras<ecx ,0 f.Ls,.c�raPa'[wltr,wule- sm, + I 1 1 mLssm� € k rETs,.w+au� x ,dLE Pw I>±= Lr _1,W J f! / �1 L i u 7:,_°,...5:::L...1,75'" I S R 0 t • uus $ w� I � , 5 et wwf ` B oQT [ Ii F m �rY a mw ' 5� o is i/ 69S EBpaM 94m- Ig Ix '11j /r,.� l-sm ,«.ca 0 ueaaus+P-5119,63 � }> 17 a s� O 6 r? : s7 �I b xm -. xWOV : , ' MSLr / J,SI 9 ao '-3---,,,,,,,,i' IA�i' I EtanxccpKueESNW[ .9,,9x,,,,96 Low:aw;IN.99) • n �.'rw nrsn x�a I I R su„3 / /�:' y / _ m ` ,k 11 41 �1e.ey}.yy, mLswow 16 1g1 j� 15 $.: r I.'-"1 10..1//.or I !•' /` �8� / aOM�kli'•11 ) ,_ i �* II t, ...,.1• m - -mi_ 7--‘_,.......f1,,,_`1. .v / 1:1 r'' //° A s 1 1 1 ,99s ssm z5 x ,m. NS 4 NM `94 11. I 2550 li. p 1 �� r/ —r�__ —m�f— es oa mm • ply [ I dt,- 1660 1 3,61-5 21,50 1.369 ��-�C'`�''u¢ —_ vl.aY<f W,.7„—,..,.,17,,-,-— I I 991 I I —__� _ �' O ITA4 11.l,lm I kWP MEAROWCR€EK °' ,r maao9u,dx 1' ki..'"' _ .:I-+ �� m°P I I s au ante aem I xrec Eaux COURT ax/:Psu ml ,xE _ a s 1 'L ,X'°¢ am - I r s®� afire anx rise o - { i I'. ` �* \�.TRACT $ '.zS "m° $ 1 e a .nsx i� affix Pr ® - 4 e is aax z r •,t5,"'''-y_ r - ml 1 � I E mm,'^ 'A oe as s.am ,0s 1,x95 lelo xmx - ' 6 31 - ` "\ t. ��,eaw� I . 11 s. ssl aaw a xzso Kturaim '�154 b w.SO ^T-� is. J 5 '. 4 .V ` 116 9.2611 \ yp.�� 1 {...1 /--- 1 1l 5i11 3.610 P.M 12 6,1,9 3 717 116i J.'6F 2Za Ir IrIC xA 1 uvmwaP`_ wm3�E. W:J �• 1150[ 8I rvE,,c� 1 S c 'Am 5 '` `i �.o,,4,"' -1 $. _ l.J. v'nf-�� { 15 6639 1595 ]SN 1YA— g I sW ._9: ; g s� &I -.Ip.m I' ` - ie -51,91 rill -3 6171.04 we am w�uE°uus '6,;'11:::t7 • T� 1 m �,. tr' "Tj IL� _ IT szz M. 4mi m., c54c . 4 If 1a'. ma1I E f l� �..... R, RCvA � '' r 1 �) , / '-------- 'fir I is cea x961 arse i saa 1 '- a mm 1 ti! f ` ettwmN4LLJ w m e W I IaLL1L• III Nii: LY...ii'iiii.rl i 1`• xx Axa ,.,,,..__IF__,.- ' I oIry rax�9 yY.. \ 1�I Al - I ° Ai5OAR...NS MED MIMI 11MBT1oN&- xsnecu.dECcu Oou.uwh OEreoFl,EB,coOEsfc,bu.5xma9, W iAEA9OWCREEK5 ,r,(/ 1 I. -_ .'".' ... Z 1 M ESTWOOD NO.AT �y.uIT55 ep0l,Ixw:MslawnPos szcruxe.xa ruxcs .1 -AT WESSYYOOt) �i II WESPNOOC NO.P I - - aE swsm 11CP10 01 1 IE j I "r twua o E.ixx m.rr.lxe.al CO `}ll1 I // / F.'S * A o n s_e -5 1 1 V 1 • I / I r SMsiPk r&1,PE.axENin6 NR6P"71 1:1'11'i UAncF. LLJ 111 /I �/ I 17 :1 / I a ex r 360,01 111.91▪ M O n El 4,[oAN:,WdAw106.11E 1391.4 I l Illlr • ,..� +ss o.n,Y 90-1.96 xewvexwulnwmEEdn. i u� � ______ `�- / f + - , BUILDING SETBACK TABLE LI..1 f ����' — — R xx MOW' PWP W o __ _ suNCREEx DR. - r1 ,o srEEasl: IUErwsa L3J 2 m h _ -- - P ..,. 1 a Yrdel.nl NBo anal ::.1.,71Z1 Q w z O {{ SITE INFORAlATION-~ - a 7., .71 xeu.IwEo*I �o'Iwxrm -1 C� J 5.au 1x-51,.. sse -I < 51, » . ,0191..9.lu,mm srznve5 uldc m'{v'.s,'1 ra,ti•ES,I ,�0.jsl,r:w al L-1--1 o t],tgY 4 Ia. --I SOY9ipCW'il5[-1, 1 .. 1•09,ryELUPEDSRE99E1 3.. 6 1,60•13,5r,. 1BBa..51) '''' CO = Lu ` o. ewe x � ti � x361 a oe'IwuT'S SVY M E' 1 M �, P TRAM IbFLId,c6,316. /1 III/91 Dr del 9'I r.nr. Y T,!Ys' .9--1,,c r-n1, OVUM,.PERe.,nmr z7k No,. rr.041,. u',Ir,Is,j r m I �-26'RESIDENTIAL STREET SECTION W '1,F ,o,1,uwWrvremxucu. uwac nva-R. s rwllnmHl IAD,S11.11111 ts.r1REu,�,, caxxiwrE 10 11.00.MLA 11.1,..-I "o nlp C wa PROPOSED -10'Ron . , W56'SEESNEfi:e1,xunuwlrJx41.011,cfanaaaW.Ra aUaa/14a0°- r,amw co 691513,10.40 NY x.aw. i I 3.W RAM t1 1sw M14E5r .xm W W ) ranrc 'OIGYIdw :i ,uxlwmR ID iMI, 1 Ep - p.naTEx - s vPca�eo:a.13o'an.uu nxp CI t.9T SM I BI --•1 ,t ,a.5v - I E.IS,WRsa.w q.o.w. nx 16'-511 a9.a MCA '.'11 u. aYBVk10 63 EC Fn.w.9golcnrlpy 5t mVrlsss.,l ...Y.'. 'E4 ME 01.01.91.1 Momf., m - - ,S. :RAO` v_,25Y L... 15 m'lNo:W 9.6.E➢B+ x C1,1 1 4Ed rt 43 1esWsa1 no'roE6R NEB . stmw>Ji WF 250' ✓6 rSWEtxt— 1 13.4 te.W' P,urtER `s.arsmdnlz o ,sdRw E -rmlPx pr i.n +F i ! 7.41096119 1,.90.1.-5,1 y...... • \� y ,Ui[n ' I, 17,,it sr, 9U01EA6d1 ml rule X 5,41On. SITE RdGERS ROAD STREET SECTION uxnw • us4'mEsr, u:9:1 n •._ .4-- .,-'.. ..,,'''''''r P, s acre I { I s:C=1.'''. dTs5P,1r v PLAN I Foss ERG ROAD STREET-SECTION / �..1 Q CA / ervP.l I \\./ Ya� curKRU5ECREEK I w I m LIME e .13 i _ ii \\,_ 7771 i''''' w� o �.0 __—__— o.rmc PPoo-cE<calou 3 -'/ " — 1.yp1ars— _ sr 3aM / mwcstma � .. 1a,eu m>t w.eKxes ' ios e Rimo,L„.%„„FR m. ACRES xcaa B I„1 8i _ fl✓� y�r' :715 PPP �iro- Lsma __° Ig ;aa> �l6 <i i`laceno-, --.-- � YI:ISW ^ PqtlE5 'II 0.13P[ELlRal PNNPA'al[ &g r3 4. 0,4.5 ,m ..d vMN 1 Fu.xiaau rM _ i R a,vuz-s a. s a J s s'. MVEs p1!'�' m1W Y Y, ii _ 9iIi l---------- EEK uv,cvawx�a scar xenab a° mcvmwxx+wx _r 1rlac__ __ ,<o oa`�' • �� — COURT i------� ,nm 'R _ e4IPPAIN 1. • 10000 41 — r �11 a 'ha''''m } -- � E4.194, _1�Yrz k,-� • It�L'' ,1%FS I lmraIA a •'h-'4IAN ES LLL ; . i, xMAYl I,'cbct,iol, wfmg J3 -- EASEAIDIr 51[eaAoaW� f•^: r —.----_, IUTVVESREExs + /, MEAOOWCREEKS.rr I ntu�sTwnoo r w€s wppo NO.z 00 ' I UJ �� It / / I I j �--_ _ - 1 W --- — / J rr o ,may �- ;= �_ — SiMCREEK oa:— I / LL1 C� O ~— ---__ ------ I O �~ 7 W Z 5f n LQ W Go o Z = W w • C = c.'") W O �, ,cu. 21,016•1C. Cr) m1111111° o4a wNX 1201WD 01. MI .,wi15a $P,,,, E"° TENTATIVE ray 4 as a. " PLAT CZ1 / • .. . +f IrWcsti �� -- — GlSrin¢euNwY.R9F !I nh ,...// \N/ // + --— plsilnO p.Nr rulery m II IfRUSYE CREEK \ I 1 —o _'Y .8 1 — _ _ !V _ - 1. t^m _ �_ �• wrevs v-wp 1�7f I .-„ir, � I _ -t---- -- - - °,, , - ,:, __ ,.' ° � moi' �� ",..� rxlma o 3 IIsrW9 ru cE avxa • +c�� wg k .7.61' 1.', 'II( r' EGKATE°Met/ALL.. .MCI,. , a-G H' 18 -=rP ---- , 1 -�SII '�', -rp 0a' 11 ME MCP LA,e, 1 I. -- caAEun h + I - __ .. '-seirs or . _ - A /Y "I --;I-T- I 'I •• Eitrrrccmrplrt.EauNExEE 1l 14 / l 1 b • i"1 wse ewrnErest.,, �,�. 19 I I I ;f / i I p r .1 Iii �� rws xs ( qq I _� _ auoui� Y "e i r11: I u x-rl ,11 k I� 1' �, ryryrr•,�' / !' ._ _.,_1 EP9mssro 1.•11wENr.NmF11 -- -__ r X� ,..+. -_'1 � �'F* - r I /' i r1, �;/ __✓ _ G. r3iluG s.w= s'wEP ww�0.[ I i 15 I` wR _` ��C'..7! / Y -_ mlmcn9wmuHw�0. I I 16 , -ID', -/ r ;rm / trw cwero I F_,� I C msnr°cd1.1.,/w re I 1 • i. 'T �.,, J ,/.xb �` E9rnEeau I .�, 'l 11-I Imrc.wr. N. � FV5rC1G5NLE30...UGH-31M+E] / � 111 �' `� ih �� 1 1 — I \4” i.--A.,_ �_JI I `'}' I., r Rc ,mH eesuP Imo 1 — I i I j +''I TR�T7�` � _ _ 1 r U ,v,� n En,rwc eorc A wn - 'E' --4 I - q, \ Fw W rnma sifts Trt Z �� ..� / { L : oftt,V... .fi \ I 4 HEA II O' .� EEsau Mlt�w,n , ,V / �+ 9 �,,, '� 11++ - Iii, I-- Axa_ €r4tlw.oaanr, .,.7 ,l . '� ""' Fcr< Huou a Ennvalomvmxzlrwea Fuer s $ �,, l �I m x OFI.uc wren. E u.l = "? �_. -' ,, - '''"-1\,,,11-..1.1L I` ",:�' x1,.{.44,1 l MAN.,PRESFer.PwNNr .ECou m l,. ,_i 11 . Imo{,_.., 1 "} \r+ *_` ,'1 r, , . ': ,.IwEs NE:alm,lNrFpixaowl,:o°aRr�atlprEtl.wH9�x:rla - -� {� a.. • »�.y, _ _ , I ...' RESOURCE AREAS • 999 I rr �YRCPA'" _ I mEuuu en EutlHCE aFw.rmx TREE 1 ,m a. W 1 I;1 I I ,— , H I axer, Npcl. . LU Z \ / J y �_ Irv_ �T ' _,. m JI'0 4t w Ire =s .5 .6. `• ,, �4, _ a.EsaftrPn°EIwEcra e, q / IllitaUEE 1 T.' ' T' MEAOOWCREEKS I / III °anru=ru.pFl. mmar.,� V} 11 d - AT SVESNr000 ` n, ! MFAOOWGPEEKS AT I, Ywuax rs c sslr. sr lx a a, 'I. '�t 1 � WESTNOCOM.2 { --I.,w 0. +'' } x EEs Q os sa.cw r W L1J = anc•N am CDcWLLI z o Lr- W w r o GENERAL TREE PROTECTION B PRESERVATION MOTES Lt = W J 1.ErM 0As onm+aeN eE.MIIE9Pr ixE ein.m.01 Ad_EEC..1nFtMita. I— . ,10rES oar.rnlXtlu ssc,pueulldEwrllNrtn nen=u RW050.9.104,0111-rins, 11444,IG RJ=Y.LIAM 1ocumuo cum,E[Ge,moN oi°ar}11p1,4,nr,04:131wU.13E p.E 1.„„,4v Arl rPLE110.EAu m1121E.Uc1-p14Arrur,ucluollp4ANE50.P145 exp Y Ap./.1 Pit n.»:Xc.ulxxwar Era GE EDEEP IEGII...XI•116,1.=1.i S.IS cut.ANDAIitilTHE ai nICAftv o•Aln eyo 3P-A.lrµ(r1ORwNSmVnrClEHTEJUF1 9c aeEra Oa¢me. nEKINGIMN5P E4 nadka.a rneeslo Re EN M N E1 aH�NrrFLUSHV r— :. r�N nN,�eEE0E�xwD,NEm,al,r Nemn.tlE C >< A InrE OpM1s_Nau9E.nWE°mr.C..w ENiE91rINCsrA=pn 04,DEFpFnEPENEnal A tlR.1.,..f,Nnilon5 WnF.UriESsaEpft AwEw4 xASBEFNOksAMm Nal r.¢olgEri ulow.NEAn-5,4,mlTHE anc.E.r a 1p AERMry F.Oc.im..14wun¢m¢NNE.5,01.lw,lxa ASTEMA.,C CO1n1EES DROR E,I=GneRE9rry.IwlussNcx AieUIHEG aLA0.Es,ua.wx5lrRaL.G rf I oEcrEE WU l6.4011 INSPEEoi nmlasv WYEW114,TE .,111 nuts C) roMPS ar..99GUPpAs aEm¢FW ANGEUCrs NNP 0314110E PR on Q r°ON°FE W�PnRHs pftk Gl�rFF. MA.l,N. S36m rWx50R91H91 AN1N'fl1'xNW01n,P nnmslHE EAT o.wluNnr Cr) m 1T.moa,EcItilm E1414:0010.,EEar.x.xuowsrnlESEnrtall s°ewoA.Rom RV THE V 0145,E701cir.,u.oub.OEAEaIGNi Se.Nor PEUEED.rm ury cexsrny9rg..3,lacer CµsµE9fi, wu I15.1.Kl9N or EPUsgNc:»nEe 11EAsr0E.UM he crr,ws s61•Enp A.A...nu ,ler mak ALUspM.15.SULO.'THEcr, grY'1pN n5.vNm NNo aeuEap4lyptiR tRA51k �� cHmkEII er. 1c rtc*nuA'EarwnE,0101,0011.NEtlbroEEUNwi MAME a.nii nSIE ' r,<a Trwr rsuwPw,11,..OFcToR ex.1f.ASURESFMK, .E005,K IIrE. PRESERIvArrION EENT,{,LK Mi,RVNP.A uU FAn.A MDT.HUE roENsuHE°n.°°:w�rEMs�acatEws. €NPlrwawrewlcewE4aLA=EowlueressrrE.. .4.r~..- AND REMOVAL .)6 15v o C22 V w M\ ' d xRusEGREEK i u \ �` 1 k' _ /C S y11 , II \.__ LEE.GENO — IA i �J c rab — f =r Tr ...44-,:,'� ���yyy '. �� '18' � •,)o 13 1 ' 1 I , r ,1 ,f..,1, —--- e. JP fwayUxc W A " // /-/ (��11 1 I reammnav rikansaM.ewe cWEP vi 1 1,a"',Asa _--__ Ij ' • t/ {III • .,'�`", „,al , ra+eafw+.e I -> ,- - .......�—, g 1/4,,,,,,,.. - .rv,sar A- f _ / ✓ 1 I - - Ennn-,w. .cnn.r. a iI9 ,,\I 1\ — I c.olw�. 11 `N'�} �'�Fr 11�. �;� is u.1.nrtIDA z�1? ry, 14 I ! y3 + _ R 191713Eno nor 2-11E $w i❑ 1 V 77 �., _ --- --�- ..i]� 0'14 I '"i I r — ,e ws M omao § • II I .1 - - - _._ . (4x' P�_' _ 1 � rT V ,�- ,-+rrX r ;il° . 4 - ��� xreas.o6EMEruxe li7 I 15 I ,>� t1. 10 / / ` �l •t lil J I - . .«-ae.w 15 ---'—'— —' c.6Acv _..—.— _ ��sE _ ", _ - , rat �q WWII,,tare I�EADaw -., �,. -CC, � I I 1►i ,�g. I Pxcnxs<or�xwa. GREEK CQURT + i A -Iti h hA �.. .. 1 Ih ffi 1 �� , H" i \4 � < i ...._ yam uocaAxElFsu,aar� p �.�_ _ ` _s 4.4 _ t., � 4'\ll."k\ ` , h, ,._ t - .�� .,I. T "...,,mm . Pooro:no 6o &O NCE 1 111. r _ '8 _ - • 1, c 1 1'1 .1' f• 7 �-- - � ` Jit cApgrW6 pF'IN2a OEU.K6• -• • \ \K\.' 2,2 \ l5 `� �.,F �I rr' I_ ewmPms 0. x :* • e\y s h ,}e I UIr scxwuouue uoraoI.�I,.,, 7 ,��` v'<0 A 4, sw 0„ \d \1 7 ''r:,,.[ 3A0? I w Gs` uu cS.V...¢xeaw.wais ..MM I'. I,s.. - `,'< . ORCPN K.X7' � -4 „. 4& arawa wwMo:[ � naccgrcroval I�: I I i l y X e.. . �" .----- ..,....s..............—.I ;a eyw 5x , V.• ,fit jl kn.,/ f'I mvxnxr • v. e.— - -,-. .. - AIN, * '{II6 63 a-E vurt jj �. MfAD6WCREEKS r �Nu+ I w� xc .n'Ir s�Ww[ i�"a I • .AT4VESTWQDD owwecrICExISSI..D.sloaw.Ens u - %, <Wswa:LEmcuE.. ` IhEAD0G4CREIX5 AT f {y I mouaeox lh i I I 1 f�`n.,� / WES7WOOD N0.2,� a -1 1 r.1,,1 W L�-I 1 3,5 iA i -Fxumccu[.Frscua`prf -- yYl �[.: n-s.uw s _ "1W&1' �«W: L)r �I �� ,. G 1 -WS'.6EOhlas TREE —I PNP%T+-F+Mom —frWsv r'..-.i a�6 aw f- ;- -- :to Et 1 =—P�'[IIEST3S.1.1B.. �IlRwnrmv 7 rye 905 - -_ "�� !. i�Ya J b^'1 -ed-non,..WALL EIE,'amx I— . _ CO awl au �CcF� � L1,1 U}.1 Eua rw..aE E��• 4 =3i.—dam —B cr - - ax'r J� "M%__ am �� �^ — NERAL GRADING NOTES fi.rr., mow-Vim GE H r.` � ��! -- . LE+M D0+r OE�FNINEMPPruunlvruL 0 �! A5 NGc M. .Fuo wEWt+➢OAsvwuevE°w (n I - ^ " o1c"'E% �• ru rP e.a xi c.EaDx�A..wxz,E. orlon.ro- z LU CO 8' & A� �'s LIQ §'h4 �I d =� 1 $ I 1 Alto ..Ix nu:FW. ewnoom.xreanxsw,n.x,r nan Z Ct 0 8 I E p fix 11 & m I S A 4.11 EBIABA xrs, A@ IIx k x8 r g nl" R k g .0 K m kid k% >_xc $i4 e A d LU =O o ON O.SP ,.W 1-5D i.Q9 3.513 Vali n.rtl ..EG SMO 5.50 E•cs C7 LLI z O, MEADOW CREEK CT.PROFILE MEADOW CREEK LN.PROFILE IX HOSII SEAT,Z SCALE r=no' HORIZSEPT.SCALE:5-=ea SEAT,SCALE t°-g RT.SCALE-1'=B' = Li C7 I--- C• >4 CO- CO CD MT Nt.nRc4.1 0 EISE-unni Ma ..iP GRADING " '° 5 is PLAN C3.0 _ w _� LEGEND - __ 60,11A BIE I pp5p __-__ J1 I KRUSE REEK + / I ,T -i .ak erNo- (II &' ç " -- EUSSINGSECE i. 4. f11171.7Ca I.WO, • 1 17 1 r / V , -�I I ': + c cxsE�ocx II. • iVIeGaawu ff 7..1,1,15,� � /./ � 13. • ki -I T�' 11„� I _ 15 /',+ a14. C /4."�Fa ( ' + '16 . EJ 1. / �qy �v y IS \II ``1i COMFMUsINaa ti'�— T -- IN. I j ff�! MEAOOWCREEK ! I, ' ; y \ � 1, ,,i l I, ' COURT a^ A ( � -- 0 ;1'' r,, cr. I ,,_1 1,_ 7 ' 3 ,., _-:,.".,,,,,c)-_;.--.c,i,4;-_ ..._, ,, ‘10%,,, '''\ I.'''.,:... G w • E+sting Corad'gon Slope Table t --al+ I .' a iy � 1 j ! 1 r ' 1 n ' : A x I w1 LI I + - {{ 107,1,45,i I �:. + } .t II `' --i N : 1 omU ' Baa, pn>t,x ,od..o9 .gk. qi I f I MEA00WCREEKS R7EAa0WCREEK AT 7)I .._' j r� 1 1 f ,AT WESTWOOD WES1WOOO NO.2 i b� I- 11 li Lii(f) 115 , _ ` itat w-, / III' 11 `1 l �1 - -- _ _ �- GEOiECHN1C RN®TESlowc.au.s < < 1AN V.1.51.10A DBE CGNaTPVE1FLPNaxawuv4 9KUS Twp Q I 9.La0,ItY.LIH. BNA SVG W OVL WiI.e xMt FEET .11 0--j W W \— �� -z LS MPOWILMUNSTAKE 80111•013£',Vt. DODO..LI NINSOESI.�Eo.a,PT°xala,x,a,NNOTM f _ --- I �. It��,Nax� n%MAIM 0�a, °Ta as N Cr) d - SLOPEDMIECIAN BUT WY IO ` _ _-- l- -- SUWCREEKQR. - c+mwas 1.1.9a ��w f1w.Nao.GPANAL, PNC Q uJ co o o ��� SCE acurr.Auw+aAwcawecwcTxaxraac,xc.o.no W Z rn 1.4.1VIE.E11 12 __ .� ""`Tg c,opmucva°xEE.EF.,./Eaoe TWO-W11)1151. ...rvorrousaw ¢ �y ME4tEary XWEW+IS=npfx Yxaa°wSueTa�e: Q' IRr 111 w ; o _i = LU Y cn F-- 3 Cr- X w ca m . J110,Eta a) erre +. PRA =N ®ISN, 0 . SarteE a PSLOPE a °N ANALYSIS C3.1 10 o"ra NV7d of , Illi N1R .,.� 0 1-11.4 � o r V wt° ;do-I �„ a,w o Ell iara: e m X D LJ C m o m s I wawa om \ Q z m ��saza '� _ ui 0 2 Or) z rl I - - •Na633NaNr9— — _,---6$',„w., - -!j..- r ' MI ErVIABVE Exuma • in f Elan sza aVaina . l L 04 (1E: ::] / I l 1 r. y innW,a+w C%W 8ataaiaa- I / / /r ''''-.k 1117.1, xrwua3.xuxa .. f p .-, 3PreMr 3MRey1]IMSOd94d]as- d _ � Muadr f r 1 o � r t -- .a.a�nw uaa _ Z'8M 00l7AM1L53M // a0©tiu63M it' n aeem,xa +rwn,mmaa 1d S:1321�m0adaY1 ` - -- _- - S RR pry I . 3N33aaNb6d3Vf a VINE c3aasowsrx, _ H.V/Iim3 M�� _ \ Y��fI 6 • T i I:i N i Ilp_ ■I• ` r } r I'-"• en - • - I I - ' rawHVOE'dssrra• e��.�”, nmuar n i • I+ Y• ° , no unknaomwasausaa . :�' xu3rm/u1: `` y f Al Ir �\ti tldail l i .l l I° ,,moi ^- - -__ nw as .3 • 2 I r o ♦r y '\x\\, n� .� a'.I{M Ip .. via'r 1M'lmAIXrOhtld Amtsn • o Gl II I❑.hI-. I �� I �� \, 1 l - _ j sz -r�wuo ms.v3n,emrmvs • �'l 1 � —k aa.xnueraa - `� �`, T 6.. ra3i� I El' :air. l 1 — fI I 6 I i.'"�i ,amsa •T L \ A {y au^arc ,--r I V.Xvi 31IVV]eaomaa J 1. • b f, ' \.. 'w �II I raw. �., I.ter"r -_ i r 1 c 1-�I I 'a. \\ r i ® _ z�-` .'°aa y+ .._ lamb_ »r,are ax.�0mrrwa I € Ik • _ _ i� • _.vim s,. -- e� N�3aarr�aav3w MIME _ CJI I 'i e y _ �' I xcna aao uir 3mraraen.aenrweanuom�nusna --_ liar I R � � nr vas rl r �' .� �` �— $f �rr.envn�am ma� oxe-.� - IIr ., ! var ♦ _ _ H r3r.�+nwcw aHra A xma,rr3 +- — r ! mil 'I•�.kg ,£ (`+ .,�dlavalf/ rr r , 1�+ 9s Gc,,aae 9i- ICI r� a II I `9 IIIF I .3 mama. --m f .1 .I '4 - . 1 "-.!r./ r 1 64 iy. t---94. I.{ 3rrrivmreaxm sa3samm• — — — _! �r f I fi$.Y - __ �__ s � . ,� ./ /' q ,.!'././'. r __ sae-. . ar..1.1. ua-.rn . r r l "I I l ^ 6 f )'''2./// /% ; ~��8 LI. - m o enana a a� I r mel // .;:i`.- �r `• • Ll ' % 1" '-. 4E —__ I �. F ' r-3 nvv �__I I _ 4� ,cam..,JJ-a— - f // , ..` 4 _-__ __�-_ ��� ;r __. �,.• `�� $� _ a • • - 1 I ___,yd... f Illi 0 3,,,,3,,,,,,,,dd o ma as o --p— —_xauwaw // M__ La'..4-i>;'):' ' 11 ��� .Y' r Lf/r I Z` 7 ---E� - �L •_ .�, 3,nrxseazx a3avema '. •.P 6 • •,,- f r '3r _ r,,.n .1 - ' a ae aasspWaa ` _ YI_ '.I a - .-1„...—...„.,,......,. —----VI a€� ® r� 1 wRT� -",r___ s s�nrxnmamva au.w L; '' sr - f er I i. E H `? 4M3�37 EI 1 A1��t�,_ x33N�3iSitaN Na p ''' �.. Ly F.E .,,,9..aema^ - _T. . Sas T x1 a s f 1 11,7-4-11— -.--=.6,"!I (19 Y. zos r ... ,— �! 'r-72-0J-f---1--- -/—! —, 1 1 s¢, 335 '''':;t11":411"-N../ i x I N T --_-.':i+_ 0 LI Y�I---�°x"`. I I,u�r.dsrcuwa f 'y`, xx - b � .i 3y '1- , - -,--- 1 2 a'0 I I ••• nt - ala. ^ F^-15 N .,5 9, ,�, _ p w. __F. -e I 'x' li 1 sa mo' u _ ,o I I i �- .115 uo- I ....1,---1-5-4-1 rel.. gIr -Jc�R m 9IH $�- %l xl +i� nc v.Jf�.r. , w-r I -'� am 1!i g 0 c'E 110 go 11A ii kix 10 gi Ai ij _ �c �^ �„ n �^ Sas ms ..,s ..sv am .o ea z.m .® , r. De Rs I - -- �:� Iro Iy .'-v`' STORM LINEA PROFILE 15 —"`" MAIL SCALE.1"=W' 9 x, �,mro...� ! a.wn (1O1"'S- - VERTSCALE-1'=8' - .�.x`. ..� - �_]xn as �: I a<o 3fl 310 - _ Rx e —_ -- I—, I I I m r .s— — ,,, -- - ' Vii.. " F �i his W` _ $A �s - 2 E. f n �_ am �„„ 95 ,. * ti `�'n � I R. pi`s _ g � � , a� I f .� ga "� R � - - -�.InS ,.tx awo ®.m a•m 9-5015 ,o,oa ,am. Yam rasa 15.10 uexs Y.m nisi ,aw d.$a - 5,15 `' 4 STORM LINE C PROFILE STORM LINE D PROFILE e • f .-,LL. --1- rI� 8CRISCALE,I'=W' HORIZ SCALE.1=40' _' _ rte _ Ao I 'mr 1 SEPTT,SCALE.P=8' VERs.SCALE:7•=8' w e px * _- 111 Rtl 911. ry,4."- Rr P - — _ r b _ j .,n€ - -I ... �3R .__ I •1 _�"f ---I=I— ---r'--+—__ ea! 1 • _ ."�"' I— a 39 . .- is ]s£ a'R f: a'- 8 YE43 =_2R .r>'M1 6, ... 31f= g>r ,. :R -Y en 1.11 F± g ..1!' § �r gll c j 'I� 00 - Y -- - ---i=_—i--� ! . i_. II W as-r_ .0a0 .V.'A .,.0a a,,o .I-]3 0.15 T— ------- .:a Sam eou J SANITARY LINE B PROFILE STORM UNE B PROFILE 5 : j HORIZ SCALE:1'=W' HOR1Z SCALE 5'=ao' ao -`� "s„° "R'f°^• _ I,i —H _ -” `__ -.1,-, -. o > SEPT.SCALE-I"=8' VERS SCALE.f°=6' I III JD �� I W LLJ x U • 3R as r , ,.b'*rYa° I am -71 ¢C. '3 351 �� ,x �SSrn—9! J10Y p ._ -_ 1 ,lM di4ittuWYl �cn I - nee L Ir i • a - 5ww--Y- R. �a1Ea 4..n i.; fnr w,•-` - } -— n. 9nnier-ni • "_ --:^“7.....,,,,,,!.',...,..'_ _ .;,.....,.............. .-t^7=--_-.^-,-�a �I_ f aR I cl I .4 > ir,aaa —^ 1 kGFca,C x5 [ a a E6 $'ea `.. 88 i. IBt xR, R 98 wre As As a ka V: na l _ Ps dS a m55 a • - a in $8 a,P a, , a a s r g a.'A g t: M k'P RM '','''A g$- g'0 k P ;A 1 � a ClqF.n1 j I F u I� e a� ala a u g a s SIR z I a ,.e a c & t® ..m 30-=9 1.W 1.90 ... .. 31.515 iowo 11.50 35.ro a... n003 GenDEDV rtre SANITARY LINE A PROFILE SANITARY LINE C PROFILE 50411 SCALE:r=m' HORIZ_SCALE.1==91' UTILITY PERT.SCALE 1"=B' VERT.ScAL,E:1"=8' PROFILES C4.] 7 ---- 0 p, C g 'p,i r 6 1 vl g v 0 !,vge, .111, I--LIIII i i.g : I a_ ... ,,,,,,,,,,,,Z, 0 I =a 1 I , ' I ' I . I 1 1 1 mi' II 2 NO ( - - - '..- '7 1 ( --.-77------ 7 , „. . ______ 1 ,4_____ , ,` 1 ' ° / / ,7 e '' ' ,- , :, , ,.., ; 1.1" 1 _ ,. _ 1,,, 7_, 1 , _17,,-• ,,,A,sovivALE i, i I ' r :, ,4. . : ,1 : , AND GAM'N- 9,4141.1.1E /I/ LI ' '1 , "1 1 ' I , I, AREA )'' ' T' 1 , . . 1 , LIMSATION IJ ; 1,,," _ I I; 1 / — • _ 7- --------= - i - / /,'-' ,J•. ,,- ' /1 i , ' ,1 11,tii :1 1 1 1 / / // i , ' 1' 11,1 Irl . --—.__-,..—.,- I 1 '''''''— — ,..__ . _ \' ;--'I; -. 1 SITE GRANNG OATS _ " , ,,, ,4 ::14,,7_ ,51 Li!,_,..o.r.i irs u,r_i_..rsi :.s._,...t. ,......',_:,.L'' i;1 11 ii ii? 'II _ , - _ _ ,_ j ATE.40Q.,..um,cOUP'r ,rS' ---'''':- _ 7-. ..--1------.....-, 1.11 " \ — •--...,, ,/,,...- L-__..--We_-____-_-_ - ...,?- --- 1 I 0, , z .....c. ii r ., 11 ., _,, , , ..„--, . 17, 'T • .: I -, • i < I–U ' \ ' ' ' ' . _ 1 1 ,,,,,,--• .,. ' ii cc . . l \ , I uJ i_ e , AeriGATIONFoR woi_oroo 0 '11, I vioLknonlo *,,, ' - _ I /4.. 1 Ii I'l..1 0 < < 1.11 LJW 1 i 4 '•'-: LI i e I i 1 ' * ' I f A ,,I ,...„ „„...... . '11' 0 LLJcry 0 Z = Lu 1— 3 LEGEND: r. 1 MITIGATION FOR VIOLATION 0 1359‘I6&135999(29,146 SF) rn TEMPORARY UTILITY DISTURBANCE MITIGATION AREA (5,543 SF) r— >< C 1---- SITE GRADING LIMITS(74,357 SF) ......, — PRCTI,II. 21.1.40 CO MI E. WI i '... . ..] INVASIVE REMOVAL AND MITIGATION AREA(13,710 SF) C6C70.14 DFS.EB B., F6, 0 13.151., i£1, C) rn OW.]&V LEL G) 6 .II:3 _ " I, a...I. OP lit, III p _Lill , OVERLAY i __..i PUT -r--riEfiliEllilli PLAN 0 TS So so MO i Ll 0 CA) 1 - �IL'I+ L�'� `. ,.,' -cr1 ' T YiJ.,.�.°.�i1.iJ -���.,, p(�'i \� C E 1Y x 11,1L Li � S'' I� . . —�,_�1 -F lII a !' I X14 1S ;� 12 l� �I { g I I' ,.. --- _ -. _--_- - - - _ -, -Z.• 1 _ ''' ['X' a f'/_ .l is1. ,, SII a 1 - - `° , - - .s.„..) - . l \/ .\- it -— • -- I f � 7 a - III � �I�� ,4�' � - 23i _ �1 / I • 1k+ - ' r 1 I E � i' VI.- ' q ,,_ 1,:*'-`,‘▪ 'a 15• i .I r :, � �; Li.__H: - :fr.: - ' : - 1-'''''. ; 11 ,-.1, : , ,,s - -A•Enoov+ceEEN OLki XT.,. ---_-7—___-_-_-7-__-_-_- -- ' f - et YH n I ` , . 4 1 I J 21 11. � 7 S C pv 1. _ - - tel l' i 11� � pl - Y : �A - II111 I �� i1 t III �� Z pt t .— I Ir Q (1) „f 1 .r, I a_,.. ,- / � / 1 i_ I- LD L LJ uco1 --- -rAEEPsmATroxTAaEE SITE DEVELOPMENT:MITIGATION PLANTS RC OVERLAY VIOLATION;MITIGATION PLANTS 2 I 0 aoaxmv ara.uL .P PVMAUI - LLi L1) = r Vrlao sLv oa IN suY rnr. 'rzM °rc Q CO 0 p IINVAS ESI P ryµ£SE RES u0. Mswm NOM N �� i U Q 1001,1101/R£M1pVETE -TMEE RE IIUUe --x MUG,5 cPAltivLFsrt .N.I 5 aRFtau nsRPar< As s a I- x'M cSTo°DE I mmrEna9rEVEncrtsen e ''„'rs A 'k.�J'I VIO — AS.R.>wu 1 Z S a FOR _ AiRWISRViwA UTILITIES AND mu.... M ���q ` f).DER ASSO.'�"'R MA, E-o OW -I I— }S ----- -CiliAIDINO TOSAL -. - I 10T W� I Ik -19TI`. A AONTa¢Vu 19AL z • AiwrniVnr...FEW. GnL 2I E'17 aREnITIO taE :LY AS PRAWN 4aG'r CERN Y e r ixE RP SEED,F 1.0 LONA, aaswl.t� I" x Fsr]u5N€r.1.0.0eui TiE eNna LWE. IWIA,-.4F.WIp.ors . .710.4( rvlM ae /_\ • 54.71 GEmF°R `) PIMIlE9.vn0ERxv 94 455^HOvm 1aAPbW'fml SALPI CRs wY�w 1Gu. oFou.Reove.s '?sn sc�uLE 4s sarnwl 1° C) uu air, IAF--ttl ''''`=',":,'=,,,r,,, .NODI _ E s ® Reu Ms =w EuoCwees sett ott. �r111,e, AI/.4 t"10�'I INVASIVE REMOVAL PERMIT:MITIGATION PLANTS I I Worm ' *® ^arE^ ` °° -aYxeo� ££PING GREG.9.00E BSG 0101 P4NP5 OESC#OSr OMNI. P. NJ SUE o CH MOM RT Fa nP Ise m«P PRaWNe I:P1I 110113 PI 11113 SSA .5"19 MITIGATION TO 111; Bl kW 1LIP1� t „REr.1,TSR A AssaNri 0 15 as 50 120 PLAN J 11.1 ry . —t9— r � di Ri I a '/ r_ /� — / f� li IMI I ; '18 13 --` — � -- �i �I �� � tiff Ir I, �' + m l j''° - f 1 I- r. li 11 1 14,, Y .I S�,17 �.�.'- _ 14 - It , I,� - 11 /+ / {� ' cu l! _ - o, 15- 15 J1 '— 10 f' ' ryeR. i _ I rli �0 A ,,I' 16 I ; o I t f (. "di.I‘ - AT 3 I k I � _ t, � wlfc� � I III MEA➢OW CREEK COURT --- .� _ _I -I I a - � �, 1 "� "' ' I I� � 1 .I �4 `I I4 451, I '. : 1 I r I ,I I I',': ' I.! - - _./ '� A . . I- .,I 2 II sr _ , t ti + j, _ 1,I' ' �1` 5 Ilp I w i 4,61J — a n Io —� 1 _ _--- ——mak,_ _ C, I CD I— I - '.s: r- '' x F. `7 - _ III , � Z F ' „� -7=,-.......,„„ / I ••11 it 4' I..'I w co \ 4 ' , l seas :�. j rtur/ 1 ` I, ,/;'''''-', -,, sem >,_ �, �I I�l d in 0 �' ►s / II II 1I bl I a [) r_a o < w Z a Co) w Z = LLl d SITE LANDSCAPE PLANT MATERIALS TML° lN .RI SD' GENERAL-NOTES.•LANDSCAPE PLANTING PLAN �} h,. s - -STANDARDS E6 O 5 E SE MSS. MAISISVS\/V!' S MNE 1.4 sSANFEMIW, 1 FRA, SHOWS a 2 ALL TSELLSS All E MULCH �II\y A, I— 1q/� f V 9fne^IwI.E SHOWN IFFIW 1.ON SYSTEM MTh vu4 HEAD TO HEAD COVE..uNcsTpu EI.5'ML NOFES IRRIGATED. C y EWsiWc 0.FuoGctis THEE TOaEMaM ° ALL STANDARDS TERtaL QEFNENEQ to Tnls SITE SHAM MEET!SS AMENacau xuNSENVMA.YS+SsoGArloN PLANT W - ' ,tl t glVEAGAI.,TREE TO RM. 5. INA p SMALL &.MINS FRAM YNF IA V AS.,LE,t RI a Sry ,FN CD I MwM°AA 9Na yOxM Wks eauweoma8ur'g RRo+RTxO "isw rtfN LH MY tvGi MANS MAL ENws D.,ARE INO ESE tEMs,A¢v 9E c t CD l� pMN ,NLdRu Ewm NFWnwINGG. x SOF »N j FEL 07 s r..•'x AeERR®E<R,NLas MvwRv AUALO au 55W MASS Eve 4h, N Ac.c. NSG W RUSN+SEDGE RAW In CxECNsosv Art SDK SDIL55555AMOS�4WTENs t' s Ns f ,.NMEMMwx SEW 0 75E SF it a"kt, Iuul] JL;at_1 PLANTING �...s Np,a^JNs.Np,RTUNO Ga 6,�,MOE, °,:LES _ EI ! li-,'L:_� 1'' PLAN 0 16 30 60 126 p1T , a I if � 1 � I f yb'.y*• 1 I1 f • 1 1 I r-' 1 4• ff N I N ( i ' C.71 l. . I f � \I !. I _h. .1 1 / y I. I N. ! + > -4,.N.:- I ;,7--%7T,:,,t - t � - xt ;ii9s .. ..t3 rt. ! � � � rte'`, �' I _: 1% f— �+: \`, _ _ !rte +�('�/ ,- ' ---111013 ..NCSe' r . _ , r il,` '► -ll - tet • ter.. ,. RI,iticw Igi -Mir - gall r--.- .,, �_� n ii, fid •f�' Fosberg �! VA 5' r Road' 'rte., r The Reserve at Westlake ,",Cardin WESTLAND 1-11?Nr.-"~` ...0.w Fosberg Road Frontage Exhibit LAKE OSWEC,Q,(DREG EXHIBIT E-14 LU 13-0064 V . . , ..+y - • Illirift ':_ , •, " . ' x � Y i iki it 11111 ' r f 111. N. rJ r - I r btu =1 I I I . --.J CO � - I -- ----__----_ j:. 4.L.slIk4\*-4\ .' 16,..d0 ,.._ 1-' MS CD ,r,::. > ,, - (- 1 Ilid' ' < I 1 _ , : :.,..*„ A abi tp - NI" -dillair___IF . 4W -Nilikk — Rogers Road . ._ r • The Reserve at Westlake ( ' )`arri "o WESTLAND FEOMES r"'' se LAKE Rogers Road Frontage Exhibit �a„,s I im 4 LEGEND: -,;- .1..POLO 1101.1R,E0 LIGHT I U i d .. NEW POLE mounn.um. ts'RIBIOROALS5 ROLE 27.01111 LINER LOMA. 111110111A CSA2 LED OR EXAL 1 i 0 / ----- , f 1 / / "---- / / ' .-, . / L .-----T-: -------r•L vs- Di SI Amh 91 I y1.1 rITMORZ24 . ' _ ____ -_ _, _ VT.....-,-..,,,,,,,,,,, ' . . i '''', ''. .....,,,,,,,,,-;;1'...71 1,I ,V I --------------)1 10 , , FAI 6011.-0117 'LI, 7 r,. .1 7 Lid .e , ,... I' / / I .;1 1 I i '. . I 19 1 I:I ,f - ii 1 SUNBROOK DR III— 1,t '111' ,„ r'w '1 r., •L,_,,,,,,z„,2,,,,,,,,,,^ i 1 ,,,p. „, I ,;: ' '',7 `111,9,7 t I A I ---) 1'...,...,/,.....,,,f2 / I I, TN . ,,, v. , , . .- -----ij--;7----7F-----------.' ,, / . , . 13 . 7- , r . . 1 t to __ . , ,I. . . _ _ __ _ __ _ _ _ ,-- - 1 a . - I o r - r - . • tu o - •- - , --- - -. - - - - 1 ' 11 •-•- ' I'D 1+14 0 - 1 li fr , 1 7(,1 ' ' i . 2.. •.'. 2 I 18 . . 15 12 , / - / .--'1 I 'il ' 1'1 • ' ,o 1; . 11' , / . / ,,- I : 1 "J - ' 'i Tor urs o k i', g , - - - --.:*_r___ _ • 1 -I 1-1-1 Li ' ''' 10 ''• .--1 A I . 1/ ..-.1 .„..-v- ,,,- ,,„. ' 1 11.1h1, 17 ,, 16 11 ' , ' . .,• / / //1, / ,., 1 3 Cf) , .. --- - - - - . ,...._ •21 , , ,r,- ; 3 LL.I / ___________- . • ' -----' ----- • F- , DREEK - I , I 4 ' - • ! i J\ MEADOW CO COURT '' • _ - r-; i % . . • \ \ - > . - - _.., !.---- _ I .. : : , ---\ \--, ___ ____\ •), , --1 10 , i 1... , LIJ 1 g9' , .• I , . -- • , , \ I( 8 .:i 9 ._ -- - '---.. 5 - .- n w < 2* .1 tri I 1 ui LJJ u-j. o I \\*, •: ') •• , , - El - - - -' il •I. I,IIII I ,: ---- ,:•':, ). \ / , ,. - - -- -I • I , \ 6 t -----; e/ -'• '1 I r iti tt .... . ;....11 , ! i : •'• :, 'i ..',1 1.1 i - - --,, —--,- - . ''''''''''',.. 77"11.4 E A D i 1 m - \II' •;../ , .,-,2 •i--4,,'-"." „ ,71 ,l' r . 11111 A 0 W C,F?E E K S A T I fi'l 1 I i Vt, STWOOD NO 2' I C M lr''''''''' 1 Lill :111 PATE 1 4 i 1 , ''''''''''''Y'lj i /.."'''' 4 I 11 I CD —‘ 0 M • 1 j/ (/// ,. 040180., 10,2611, 0") R 11 / /f 4) ! I..1 -.---------___„ ''''+ I'' C.71 -- / PHOTOMETRIC T PHOTOMETR -- E1.0 IC PLA E1.0 IM /l 11'•1- , RAN 0 —% (.0 OZ - - - 17900-E I- ni 91,-2 1181FIX1 B.89 - - ./ — • a 989 99 c,C9•99 r ___— I m ___J• , ci5c i ii-e_s i L99S ' 0 ILL 1 :_,.._. 1_,(6,-' L4 cgs 'OM? Loces 73 89 c99 -g_. L— . , cf) -- --- c „__-- —pRogers .‘i• at- : 1.--L---% . . . . • . • • • • . -.- ------ co . . . . . • • • • • --If \ ?9'99 ..,, i.Z9 -, -4. . . . • 1 ,,,,,,,\ 1.7,33. „11:',.., ,_,J5Y [.._ k-rt.1\' , . ---- . §4.1..ithWoOd . '. Ct . 1 ....„.6 : 6:.:4 :41 ::// / :/- '6: II 1 609L3 ---- ' N7.-----"Th 3 .'-:-.----- !: • '.• 9.9 ,„ ... iL:::- • 0 i .,..„ .,..N...,. 1 , ..%. CO L 6-.L.6,2 L L L , , ,--, ___--.1— Fosberg Rd .._ — [ .- -1---- -----,----_____-i-_____ /- ---- „. , cjaiI :4). illi '' 11 I:1 1 te.:79 ....4, ...4 H / c) I i THE VILLAGE AT WESTLAKE Lake Oswego, Oregon An Application for: Residential Subdivision with a Planned Development Overlay Submitted: Submitted December 5, 2013 Completeness Submittal March 4, 2014 Final Submittal April 7, 2014 Applicant: APR 0 7 2014 Westland Homes CITY OF r`, ;; ;`�+ 1267 SW 68th Avenue, #400 C Gs o TY C P Tigard, Oregon 97223 y De;`eiop,ie,ft Rapt. Prepared by: Cardno 5415 SW Westgate Drive, Suite 100 Portland, Oregon 97221 503/419-2500 213036400 EXHIBIT F-1 LU 13-0064 21 This page intentionally left blank. Village at Westlake 1 Cardno Submitted December 5, 2013 City of Lake Oswego Final Submittal April 7, 2014 23 TABLE OF CONTENTS TABLE OF CONTENTS 2 DESIGN TEAM 3 I. INTRODUCTION 4 II. MUNICIPAL CODE SECTIONS 12 III. COMMUNITY DEVELOPMENT CODE 18 IV. CONCLUSION 122 EXHIBITS A. Land Use Application B. PUD Subdivision Plan Set-Civil, Landscape, Elevations & Lighting Plan C. Tax Map D. Pre-App Notes E. Neighborhood Notice Materials F. Arborist Report G. Wetland Delineation H. Trip Generation Memo& Sight Distance Memo I. Stormwater Report J. Geotechnical Report K. Correspondence from Patrick Krause L. Lot# 14 Arborist Analysis M. Correspondence from Ralph Tahran N. Lot 18 Site Plan Study 0. Lot 18 Arborist Report Village at Westlake 2 Cardno City of Lake Oswego Submitted December 5,2013 24 Final Submittal April 7,2014 DESIGN TEAM Applicant Westland Homes 1267 SW 68th Avenue, #400 Tigard, Oregon 97223 (503) 789-6728 (phone) iswestlandaol.com Contact: Jim Standring Planning, Civil Engineering, Cardno 5415 SW Westgate Dr, Suite 100 Landscape Architecture & Surveying Portland, OR 97221 (503) 419-2500 (ph) (503) 419-2600 (fax) Contact: Michael Cerbone, AICP Matt Lewis, PE Arborist Walter H. Knapp & Associates 7615 SW Dunsmuir Lane Beaverton, OR 97007 (503) 646-4349 Contact: Walt Knapp Wetland Biologist Pacific Habitat Services, Inc. 9450 SW Commerce Circle, Suite 180 Wilsonville, OR 97070 (503) 570-0800 Contact: Tina Farrelly Lancaster Engineering Traffic Engineer 321 SW 4th Ave, Suite 400 Portland, OR 97304 (503) 248-0313 Contact: Todd Mobley Village at Westlake 3 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 25 I. INTRODUCTION GENERAL INFORMATION Applicant: Westland Homes 1267 SW 68th Avenue, #400 Tigard, Oregon 97223 (503) 789-6728 (phone) Contacts: Jim Standring, President iswestlande.aol.com Applicant's Representative Cardno 5415 SW Westgate Drive; Suite 100 Portland, Oregon 97221 Phone: (503) 419-2500 Fax: (503) 419-2600 Contact: Michael Cerbone, AICP michael.cerboneacardno.com Tax Lot Information: Map Tax Lot 21 E06BD 500 Location: 13413 Fosberg Road in Lake Oswego Current Zoning District: Residential Medium Density Zone (R-5) Project Site Area: +1-4.8 gross acreage Village at Westlake 4 Cardno City of Lake Oswego Submitted December 5, 2013 26 Final Submittal April 7,2014 SUMMARY OF PROPOSAL BACKGROUND The subject site is located between Rogers Road and Fosberg Road, just north of Suncreek Drive in Lake Oswego, Oregon. The site is approximately 4.85 acres and identified as tax lot 500 of Clackamas County Assessor map 21 E06BD. The site currently features a single-family residence with an accessory pump house structure. As shown on the Existing Conditions Plan there are several trees and steeper topography transitioning from a high point along the northeast and eastern property boundary, sloping down to the west and south. The site is currently zoned R5 — Medium Density Residential, with a Comprehensive Plan designation as R-5. The site contains two sensitive land overlays. There is a Resource Conservation (RC) overlay that is identified in the SW portion of the site that corresponds with a Western Red Cedar tree grove. There is a Resource Protection (RP) zone that bisects the site that corresponds with an existing creek corridor. The applicant has worked with City staff to delineate these resources. SUMMARY OF PROPOSAL The applicant requests development review for an 18-lot single family residential planned development subdivision located at 13413 Fosberg Road in the City of Lake Oswego. The proposed single-family residential houses will access both Rogers Road and Fosberg Road, with internal lots served by a 26-foot residential street served off of Rogers Road and two shared driveways providing access to the five (5) lots proposed along Fosberg Road. This narrative focuses on the City of Lake Oswego Municipal and Community Development Code and any code provisions that may pertain to the proposed planned development. As classified under LOC 50.07.003.14.a, the proposed project is subject to minor development approval, requiring a neighborhood meeting and public meeting. A neighborhood meeting was held on November 26, 2013 at Oak Creek Elementary School. A copy of the noticing and meeting materials is included with this narrative under Exhibit E. SENSITIVE LANDS OVERLAY Within Exhibit B, the Applicant has included an existing conditions plan that is labeled sheet C1.1 as well as a preservation and Removal plan labeled C2.2 which set forth the delineation of the RC area associated with the Western Red Cedar tree grove and the RP area associated with the Class II creek corridor. Within Exhibit B the Applicant has included a site plan labeled sheet C2.0 as well as a preservation plan and removal plan labeled C2.2 that details the location of the Resource Conservation Protected Area (RCPA) that is associated with the RC zone delineation as well as the RP zone area. The Applicant has protected the RCPA via a combination of a dedicated tract (Tract A) and a series of easements that will be placed on lots 8 and 9. Easements for the RCPA will be recorded as a part of the subdivision and will preclude alteration of and negative impacts to the area consistent with City requirements, The RP area is also shown on sheets C2.0 and C2.2. The Applicant is proposing to preserve this area within Tract A. A split rail fence will be installed at the riparian setback line that is depicted twenty-five (25) feet from the top-of-bank. Also depicted on the plan set is the construction setback which is located 10 feet from split rail fence (riparian setback). Village at Westlake 5 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 27 UTILITIES Included within Exhibit B is sheet C 4.0 that shows the location of water, sanitary sewer and stormwater improvements for the planned development. Sheet C 4.1 shows the profiles for the proposed stormwater and sanitary sewer lines. Utilities to serve the site will tie into the existing lines along Fosberg and Rogers Road. There is an existing 10-inch water line within both Rogers and Fosberg Road that will be brought into the site via an 8-inch line. Existing sanitary service is provided by an 8-inch line extended north from Rogers Road, as well as a proposed 8-inch PVC line extended along Fosberg Road from the Suncreek Road proposed point of connection. Stormwater will be handled via 12-inch HOPE pipes that will then filter into a proposed 6-foot diameter CMP detention pipe located within the central portion of the site, this facility is proposed to be located within the RP setback at the terminus of the public road extension. This location was arrived at based on existing topography of the site and the presence of the RCPA delineated area. TREE REMOVAL For this submittal, the only associated impacts to trees are those necessary to be removed (sheet C 2.2) as a result of extension of the public street from Rogers Road and the grading proposed within sheet C 3.0 along to support the development of lots 1-6 along Fosberg Road. Other impacts to trees and RC resource areas have not been determined at this time, as site work is limited to the roadway and preliminary grading. It should be noted that the proposed improvements along Fosberg Road will include a sidewalk that jogs around the existing trees located at the southeast corner of the lot, in order to preserve those trees. The applicant is also proposing to permanently preserve the mature conifer trees located in the nw corner of the site. The applicant has shown how this can be accomplished as detailed in the attached site plan study included as Exhibit N and as supported by the attached arborist report included as Exhibit O. ONSITE MITIGATION This proposal includes mitigation to address the trees proposed to be removed for roadways and grading, invasive trees already removed as approved by the City, temporary impacts associated with installation of stormwater facilities within the RP setback, and mitigation required as result of two violations (135998 and 135999) for removing trees and impacting native vegetation without a permit. The applicant intended to remove invasive blackberry from the site to allow for access to conduct a topographic survey of the site. In the course of removing the blackberry, there was were two trees that were impacted, one a European white birch (classified as invasive by the City) and the other a western red cedar. Sheet L1.0 of Exhibit B identifies where mitigation for each of these actions is proposed to occur. Sheet L 1.1 identifies how each of these areas is proposed to be planted including species, placement and tree and shrub count. Trees proposed to mitigate the invasive species removal, two trees removed from without a permit, and grading/roadway impacts are proposed to be planted along the northern stretch of the RP corridor where there currently is no canopy cover. The applicant is proposing to plant 107 trees as itemized in the table on Sheet L 1.1. The applicant is proposing to disturb a portion of the RP setback to install a stormwater detention facility and outfall. This area is currently overgrown with Himalayan blackberry and Village at Westlake 6 Cardno City of Lake Oswego Submitted December 5,2013 28 Final Submittal April 7, 2014 English Ivy, both classified as invasive species by the City of Lake Oswego. No trees exist within or are proposed to be removed from the RP protected area. The area disturbed to install the facility will be vegetated with a mix of native shrubs and groundcover. The two trees that were impacted and removed without a permit (violations 135998 and 135999) have been proposed to be mitigated within the RP setback. The applicant is also proposing to add native groundcover and a mix of native shrubs within the delineated RCPA to mitigate impacts to understory vegetation from the violations. FLOOR AREA RATIO (FAR) & LOT COVERAGE The Applicant is proposing to use the Planned Development as a vehicle to allow for reallocating the floor area ratio and lot coverage throughout the proposed development. As depicted in the table shown below, lots within the development range from 5,184 to 10,240 square feet in size. FAR"+Garage Maximum Lot Proposed Lot Lot Humber Lot Area Proposed FAR per Lot Allowance Coverage' Coverage per Lot 1 7,475 4,043 3,650 2,616 _ 2,400 2 7,265 3,984 3,650 2,543 2,350 3 10,240 4,817 3,650 3,584 2,350 4 7,980 4,184 3,450 2,793 2,400 5 6,248 3,699 3,450 2,187 2,350 6 6,334 3,724 3,450 2,217 2,300 7 6,165 3,676 4,042 2,158 2,300 8 6,837 3,864 4,042 2,393 2,300 9 7,133 3,947 4,042 2,497 2,250 10 5,200 3,406 4,042 1,820 2200 ___ 11 5,718 3,551 3,600 2,001 2250 12 6,310 3,717 3,752 2,209 2,250 13 5,711 3,549 4,042 1,999 2250 14 5,184 3,402 4,042 1,814 2300 15 5,839 3,585 3,570 _ 2,044 2,250 16 5,681 3,541 3,617 1,988 2,250 17 5,242 3,418 4,042 1,835 2300 18 6,825 3,861 3,792 2,389 2000 Total Area 67,966 67,925 41,085 41,050 Average-18 Lots 3,778 2,283 ASSUMPTIONS: 1. FAR Calulations based on Lake Oswego Oregon Community Development Code Section 50.04.001 Dimensional Table,Subsection 2: Residential Medium Density Zones,section d.Floor Areas-Additional Standards,section ii-R-5 Zones R-5 Maximum Floor Area Formulas Per Section 50.04001 Section 2a. Lot Area Greater Than or Equal to 5,000 sq.ft.=2850 sq.ft.+[(Actual Lot Size-5,000 sq.ft.)x 0.28] Lot Area Less Than 5,000 sq.ft.=2850 sq.ft.+[(Actual Lot Size-5,000 sq.ft,)x 0.48] 2.R-5 districts:+500 sq.ft.floor area allowance per residential unit providing a garage. 3.Assumes Building Height of 28 to 35 ft and a maximum lot coverage of 35%. 4.Basements per City definition will not be included in allowable FAR. II I A Village at Westlake 7 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 29 SOLAR DESIGN STANDARD At least 80% of the lots must comply with the Solar Design Standard requirements which means 20% (18 x .2 = 3.6) or 4 lots can be exempted from the requirement without further analysis. Lots 13, 14, 17 and 18 are proposed to be exempted per 50.06.007(1)(d). Lots 6-8 are oriented and designed to meet the Basic Requirement as defined by 50.06.007(1)(d)(i). Lots 15 and 16 comply with the Solar Requirement through the placement of a Solar Building Line along the southern building envelope that is located more than 70 feet from the center of lots 6-8 as shown on sheet C 2.0 of Exhibit B. Lots 3-5 are exempted from the standard via 50.04.004(1)(a) as the slopes lots are oriented more than 45 degrees west of true south and contain building envelopes that have slopes that exceed 20 percent, see sheet C 3.1 for the location of slopes that exceed 20 percent. Lots 1-5 and 9-12 front a significant Development Amenity, the RP and RC corridors that provide value to each lot and are therefore exempted from the Solar Design requirements pursuant to 50.04.004(2). Lot Number Solar Design Exemption Solar Design Code Citation 1 Development Amenity 50.04.004(2) 2 Development Amenity 50.04.004(2) 3 Steep Slopes/ Development Amenity 50.04.004(1)(a)/ 50.04.004(2) 4 Steep Slopes/ Development Amenity 50.04.004(1)(a)/ 50.04.004(2) 5 Steep Slopes/ Development Amenity 50.04.004(1)(a)/ 50.04.004(2) 6 Basic Design 50.06.007(1)(d)(i) 7 Basic Design 50.06.007(1)(d)(i) 8 Basic Design 50.06.007(1)(d)(i) 9 Development Amenity 50.04.004(2) 10 Development Amenity 50.04.004(2) 11 Development Amenity 50.04.004(2) 12 Development Amenity 50.04.004(2) 13 20% Exemption 50.06.007(1)(d) 14 20% Exemption 50.06.007(1)(d) 15 Solar Building Line 50.06.007(1)(d)(ii) 16 Solar Building Line 50.06.007(1)(d)(ii) 17 20% Exemption 50.06.007(1)(d) 18 20% Exemption 50.06.007(1)(d) PLANNED DEVELOPMENT REQUESTS The applicant is requesting the ability reallocate the FAR and Lot Coverage as detailed above. In addition the applicant is requesting the ability to reduce setbacks to allow for the proposed building envelopes provided for within the sheet C 2.0 of Exhibit B, the reductions include reductions in rear yard setbacks for lots 10, 11 and 9 as depicted on the attached Sheet C2.0 Village at Westlake 8 Cardno City of Lake Oswego Submitted December 5, 2013 30 Final Submittal April 7, 2014 Existing Conditions. SITE LOCATION The development site is located at 13413 Fosberg Road. The site is located within the city limits of Lake Oswego and is zoned Residential Medium Density (R-5). The development site consists of one tax lot. -- fr4WI.' . 41X, 0 140 Feet . Y I ' !'69 .L.-•:44,... i I 40f.„ . _ ' .. \ • A I i'• as i . 1 III LiKIVE Ir. #� „'-�,,./ a �`�r- gi! }=�, ,�a t -. , i b a T" "' • - u- ! U -4 � .. ori•Warsatoms•re.r...,.,.....a•ae,nrear_Iairer_•_..,•n•n rwra,aere; I • 1. R i .i i } rt- 4 R i ---,..__ .' i 21E06BD00500 Ir I i '4.,r�! VI iiwilok i • i �1 1 i h.n ' � •ei.�aesialea.uva,..a.a i,real+rtae.slaa.r.a....esurv...•.ea. I . . l t lit ..... Ir . *` N. +I •4111.411:4016 ....., r . ♦ .fin 1 �l - I SUNCREEK DRIVE e, t i I , 'w i . LAND USES According to the Clackamas County Assessor and Tax Collector's office, the site contains one dwelling built in 1941. The adjacent properties to the west and east are residential subdivisions. The adjacent properties to the north and south are a combination of residential subdivisions and preserved natural areas. Village at Westlake 9 Cardno Submitted December 5, 2013 City of Lake Oswego Final Submittal April 7, 2014 31 iid 1 "1 I 140 / I, Ifeet 1 iff 11:1 •[lr 00D DANE O CC Cein w 00 to O O d O ,/, W Cls . ....,Q o: , ,,,,,in, _.,, . im i Llt . . _,.., . „,„„, •NCREEK DRIVE R-5 _-,__ y TOPOGRAPHY The subject property features steeper slopes from the east to the west and north to south. The northeast corner of the site is at an elevation of approximately 340-feet with 20-percent slopes across the next 200 feet of the site. The northern property line is at 315-feet, with a central elevation of 295-feet. The slope for this portion of the site north-to-south is approximately 11- percent. Topography from that point does level out COMPREHENSIVE PLAN DESIGNATIONS The site is designated as R-5 Medium Density Residential on the Lake Oswego Comprehensive Plan Map. Village at Westlake 10 Cardno City of Lake Oswego Submitted December 5,2013 32 Final Submittal April 7, 2014 DENSITY The site is zoned R-5 and maximum density is calculated based on calculating the: Net developable acre divided by the minimum lot area per unit and rounded down." The City Defines net developable acre as: "Gross acreage (at 43,560 sq. ft. per acre) of residentially designated land, including density transfer acreage, less: a. The area in street right-of-way or access easements, except that the area of a vehicular access easement created by a minor partition shall not be deducted. For public streets, use the actual acreage if known or 20% of the gross acreage. For private streets use actual acreage if known or 40 ft. right-of-way. For vehicular access easements use actual acreage of easement; and b. Public open space easement or dedication, if accepted by the City." The gross acreage of the site is 4.84 acres as noted on Sheet. There is 2.41 acres in private roadway and access easements as well as open space tract and easement. This area is comprised of the Resource Conservation Protected Area (RCPA), Resource Protection Zone (RP) and other areas located east and west of the creek corridor that are proposed to be located within the open space tract and easement. There is a resulting 2.43 (4.84 — 2.41 = 2.43) acres of net developable land that can support a maximum density of 21 (2.43 x 43560 / 5000 = 21.17) units. The minimum density of the site is 16 units, determined as 80% of the maximum density (21.17 x .8 = 16.94) units. The applicant is proposing to develop 18 units on site, above the minimum density and still below the maximum density permitted for the site. Village at Westlake 11 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 33 MUNICIPAL CODE SECTIONS ARTICLE 42.03: STREET DESIGN STANDARDS 42.03.050 Local Residential Streets; General Standards. 1. Local residential streets shall be designed and constructed with a minimum of paved roadway width and other structural elements necessary to provide proper functioning of the street as a transportation element. The City Council determines that it is in the public interest to depart from the existing street patterns and that new local residential streets should not be required to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property. Such circumstances shall be considered in the design of local residential streets so as to permit an orderly transition from previous standards to the standards set forth in this Article. Response: The applicant has worked closely with the City's engineering department to design the proposed extension of Meadowcreek Court. 2. Local residential streets shall be designed to provide a minimum of disruption to neighborhood livability while providing adequate and safe circulation from residential lands to collector and arterial streets. Response: The proposed public street is an extension of an existing public street. Existing topography and natural resources coupled with existing development to the north and south of project preclude the extension and connection of this roadway beyond where it is currently proposed. The roadway will not result in an offset connection with Rogers Road and has been designed to provide access to 10 lots within the development. 3. Streets are often utilized for the collection and transmission of surface water. It is the policy of the City that surface water shall be managed within the boundaries of a lot or parcel to the maximum extent feasible by discharging it into the ground water basin or into an existing watercourse before utilizing the street for such drainage. Drainage is not an assumed function of the street, but is an additional function to be imposed upon a street only after it has been demonstrated that alternative management methods for surface waters are not feasible. Response: The applicant is proposing a series of low impact development facilities within the roadway to provide water quality treatment as directed by City staff. Treated stormwater will then be conveyed into a proposed stormwater detention facility where it will be metered prior to release into the creek corridor that bisects the property north-south. 4. Local residential streets will be designed with aesthetics of primary concern, subject only to considerations of function and public safety. The design standards for local residential streets shall be flexible so as to permit adaptation to the social and topographic features of particular neighborhoods while providing for the safety of pedestrians and bicycle riders. Village at Westlake 12 Cardno City of Lake Oswego Submitted December 5, 2013 34 Final Submittal April 7,2014 Response: The applicant has worked closely with City engineering staff on the design of the roadway. A meander was added to the roadway to provide visual interest and assist with traffic calming. 5. Sidewalks shall be provided on at least one side of all streets, unless deferred or waived pursuant to LOC 42.08.400. Response: The applicant has provided for a sidewalk on one side of the proposed roadway consistent with this requirement. 6. Portions of existing streets contiguous to, but not included in, any new development shall, as part of the development and at the discretion of the City Engineer, be improved to any appropriate standards of this Article. Response: The applicant is proposing improvements to the Fosberg Road and Rogers Road frontages as directed by City engineering staff including right-of-way dedication on both roadways. The proposed improvements are shown on Sheet C 2.0 of Exhibit B. 42.03.055 Local Residential Streets; Specific Standards. 1. The starting point for the design of local residential streets shall be two vehicular travel lanes, each 10 feet in width with a graveled shoulder three feet in width on each side. Increases in pavement width may be approved where justified. Response: The applicant is proposing to provide for a 26 foot wide pavement width with sidewalk on one side and street trees and LID's meeting this standard. 2. A design maximum speed of 25 mph shall be utilized in computing vertical and horizontal curvatures of the paved surface. Response: The applicant has designed the curvature consistent with this requirement, radius are shown on sheet C 2.0 of Exhibit B. 3. To permit evaluation of proposed residential street designs, the City Engineer may require developers to furnish information on soil conditions, topography, soil permeability, characteristics of natural drainage courses, property ownerships, location and characteristics of adjoining streets, grading plans, and landscaping plans. Response: The applicant has included a geotechnical report as Exhibit J which addresses soil conditions and topography. 4. Rights-of-way required for local residential streets may vary and shall be determined by the City Engineer taking into account the following criteria: a. The number and width of proposed travel lanes. b. The number and width of on-street parking lanes. c. Provision for sidewalks and bikeways. d. Requirements for utility placement. e. Street lighting. f. Drainage and slope management. Village at Westlake 13 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 35 g. Street trees. Response: The applicant has designed the roadway in close coordination with City engineering staff. 5. In determining the necessity of using the street for drainage of surface waters, a storm of 10-year frequency shall be utilized to calculate the storm water runoff to be dealt with by the drainage system. To the maximum extent feasible, such surface water shall be retained and disposed of on the property on which it originates. Response: The applicant has designed the stormwater system accordingly and has included a Stormwater Report as Exhibit I that details the design and location of the facilities within the roadway. 42.03.058 Location of Utilities in Right-of-Way. To the maximum extent feasible, utilities shall be placed underground outside the paved roadway. Response: All utilities with the exception of water quality facilities are proposed to be located underground. See sheet C 4.0 for more detail on the location and design of utilities serving the development. 42.03.060 Grades. The maximum grade normally allowable for a particular street designation in the direction of travel shall be as follows: 1. Arterial 6% Street 2. Collector 10% 3. Local III! 15% Residential Response: The proposed roadway reaches a maximum grade of 10 percent as it turns north and is therefore compliant with this requirement. Roadway profiles are included within sheet C 3.0 of Exhibit B. Village at Westlake 14 Cardno City of Lake Oswego Submitted December 5, 2013 36 Final Submittal April 7, 2014 The minimum radius of curvature of streets shall be as follows: 1. Arterial 90 meters (300 feet) 2. Collector 60 meters (200 feet) 3. Residential 30 meters (100 feet) Response: The applicant has designed the radius of the streets consistent with this requirement. See sheet C 21 of Exhibit B for more detail on the design of the roadway where the curvature radius is shown to be 100 feet. Streets shall intersect one another at an angle as near to a right angle as practicable, and no intersections of streets at less than 0.25 B rad (45E) will be approved unless necessitated by topographic conditions. Such intersections shall be subject to imposition of special conditions for minimizing impact of such acute angles. All streets other than minor streets or cul-de-sacs shall, as far as practicable, be in alignment with the continuations of the centerlines of existing streets. In no case shall the staggering of streets making "T" intersections be so designed that a dangerous jog is produced. Jogs of less than 30 meters (100 feet) on such streets, measured along the centerline of the intersected street, will not be permitted. Response: The applicant is proposing to connect the roadway aligned with the existing Meadowcreek Court intersection consistent with this requirement. 42.03.085 Cul-de-Sacs and Dead End Streets. 1. Cul-de-sacs shall not be permitted where they would preclude current or future through connections. If all connections required by a neighborhood circulation plan are made, or if natural constraints restrict connection, cul-de-sacs may be permitted with appropriate accessways required for pedestrian and bicycle circulation. 2. Cul-de-sacs shall generally be designed with a circular closed end with sufficient radius and right-of-way to allow for utilities, street lights, sidewalks, bikeways, etc. Use of a "fish tail" or "hammerhead" configuration must be approved by the City Engineer. Sidewalks shall be provided on at least one side of all closed end streets with five or more lots. Response: The applicant is not proposing to construct a cul-de-sac. 3. A cul-de-sac or dead end street shall be no longer than 200 feet in length and shall serve no more than 25 dwellings, except where extreme topography, the Village at Westlake 15 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 37 presence of Sensitive Lands as described in LOC 50.05.010 and 50.07.004.8, floodplains as described in LOC 50.10.003.2, freeways, existing development patterns on abutting property or arterial access restrictions, preclude the logical connection of streets. A cul-de-sac shall provide a turnaround without the use of a driveway. Response: The subject property has both and RP and RC district located within it as well as topography that limit the ability to provide for a street connection to City standards. The proposed roadway connects in with Rogers Road at an appropriate location and provides access to ten (10) residential lots and is therefore designed consistent with the direction provided within this criterion. 4. In determining the length of a cul-de-sac or closed-end street for compliance with subsection (3) of this section, the starting point for the measurement shall be at the intersection of the centerline of the proposed closed-end street or cul-de- sac with the projected edge of the right-of-way of the nearest intersecting through street, measured along the centerline of the cul-de-sac or closed-end street to the nearest point of curvature of the cul-de-sac bulb or the nearest angle of a hammerhead turn around. See Table 42-1: The length of a cul-de-sac or hammerhead does not include the area devoted to the turnaround, and shall be measured along the centerline according to the methods illustrated in Table 42-1. A future street plan that shows a street will be extended from a proposed closed-end street, to a form a through street, will be not be subject to the 200-foot limitation and will be considered a temporary closed-end street. In such cases, a temporary provision for turning around without using a driveway shall be required. Response: Sensitive lands and topography exist within the property allowing for deviation from the strict interpretation of the 200 foot length limitation. The applicant has worked closely with City engineering staff to design the roadway, the resulting design and length are consistent with this criterion. ARTICLE 42.08 SIDEWALKS. 42.08.400 Sidewalks. 1. All new development, and structural additions to existing commercial, institutional and industrial buildings which increase traffic shall dedicate necessary right-of-way and construct new sidewalks or improve existing sidewalks adjacent to a public street along the development property frontage. Any findings supporting any required dedication for a minor or major development shall be included within the development permit approval; any findings supporting any required dedication for a ministerial development shall be issued by the City Engineer. When the City Manager determines that a required sidewalk (or pathway) construction should be deferred to a later time, the applicant shall sign an agreement binding upon the development property to construct or participate in the cost of construction of the sidewalk as a condition of proceeding with the development. The City Manager may waive the requirement for a sidewalk when the City Manager finds that a sidewalk is not warranted due to site-specific factors. Such factors may include development on streets that have extremely low vehicle volumes (typically encountered on local, closed end streets), where there are no existing or planned sidewalks in the area of the street Village at Westlake 16 Cardno City of Lake Oswego Submitted December 5, 2013 38 Final Submittal April 7,2014 and no further development in the surrounding area is likely to occur. When the sidewalk requirement is waived, the City Manager may require alternate elements in the street design to maintain pedestrian safety and convenience, such as gravel shoulders (in the case of local streets), or wider than usual pavement in the vehicular lanes. Response: The applicant is proposing to dedicate right-of-way (ROW) along Fosberg Road and complete sidewalk improvements. The applicant is also proposing to dedicate ROW along Rogers Road and is not proposing to construct sidewalk based on direction provided by City engineering staff. The applicant is proposing to dedicate ROW and construct a new public road including a sidewalk one side as required by City code. 2. When the City Manager determines that it is appropriate and timely for installation or improvement of a sidewalk (or pathway) adjacent to the development's street frontage, the applicant shall construct or improve the sidewalk (or pathway) according to minimum widths specified in the following matrix, unless deviations from the minimum widths set forth below are approved by the City Engineer. • Residential CommerciallPublic Industrial Street Type Sidewalk Institutional Sidewalk Sidewalk Local/Residential 5 feet 7 feet I 5 feet Major Collector/Neighborhood 5 feet 8 feet 5 feet Collector Minor Arterial! Major 6 feet 8 feet 6 feet Arterial Response: The applicant is proposing to construct five (5) foot wide sidewalks along the new roadway and an eight (8) foot wide sidewalk along Fosberg Road as required. 3. Except where necessary to preserve a natural resource, such as a significant tree or rock outcropping, sidewalks shall maintain a minimum unobstructed width of five feet. In no circumstances shall a sidewalk have an unobstructed width of less than four feet. Sidewalks at transit stops shall be a minimum of eight feet wide. Response: The applicant is proposing to construct minimum five (5) foot wide sidewalks consistent with this requirement. 4. When a minimum five-foot planting strip between the curb and sidewalk is provided, the sidewalk width may be reduced by one foot in width (but not less than five feet, except as provided in subsection 3 of this section). The planting strip shall be landscaped and shall be maintained by the abutting property owner. The planting strip may contain fixed objects such as trees, mailboxes, fire hydrants, telephone poles or benches. Village at Westlake 17 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 39 Response: The applicant is proposing to construct minimum five (5) wide sidewalks consistent with this requirement. Village at Westlake 18 Card no City of Lake Oswego Submitted December 5, 2013 40 Final Submittal April 7, 2014 COMMUNITY DEVELOPMENT CODE LOC 50.04: DIMENSIONAL STANDARDS 50.04.001 DIMENSIONAL TABLE The following dimensional regulations apply to the base zones as identified in each table. These dimensions may have exceptions or modifications as identified in LOC 50.04.003.1, Additional Dimensional Exceptions. 2. RESIDENTIAL MEDIUM DENSITY ZONES a. Dimensions Development in the R-DD, R-5, and R-6 zones shall conform to the dimensional standards in Table 50.04.001-3 except as modified below: TABLE'50.04.001-3: RESIDENTIAL MEDIUM DENSITY ZONES DIMENSIONS R-5 DENSITY Minimum[1] 80%of max Maximum (units/acre) LZ MIN. LOT DIMENSIONS Area(sq.ft.) 5,000 per du Width (ft.) — Depth (ft.) — MAX. FLOOR AREA Lot a 5,000 sq. ft. 2,850 sq. ft. +[(actual lot size–5,000 sq. ft.)x 0.28] Lot<5,000 sq. ft. 2,850 sq. ft. +[(actual lot size–5,000 sq. ft.)x 0.48] !YARD SETBACKS See 50.04.001.2.e MAX. LOT COVERAGE See 50.04.001.2.f Primary Structure — Flat Lot 28 Sloping Lot L] Sloped Lot 35 Accessory Structure Lesser of 24 ft. or height of roof form of primary structure 1 Village at Westlake 19 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 41 Response: The applicant is requesting review and approval of a planned development subdivision. All proposed lots are greater than 5,000 SF or .115 acres, as reflected in the Tentative Plat under Sheet C2.1 in the plan set included in Exhibit B. The table provided below shows the calculated maximum floor area allowed per lot, based on the gross lot area shown on the Tentative Plat. Generally, side yard setbacks for the proposed lot layouts show a 5-foot setback, with front yard setbacks a minimum of 10-feet. Sheet C2.0 depicts setbacks and building envelopes for each proposed lot. Lot Number Lot Area FAR'+Garage Proposed FAR per Lot Maximum Lot Proposed Lot Allowance2 Coverage' Coverage per Lot 1 7,475 4,043 1 3,650 2,616 2,400 2 7,265 3984 ] 3,650 2,543 2,350 3 10,24 0 4,817 3,650 3,584 2,350 4 7,980 4,184 3,450 2,793 2,400 5 6,248 3,699 3,450 2,187 2,350 6 6,334 3,724 3,450 2,217 2,300 7 6,165 3,676 4,042 2,158 2,300 8 6,837 3,864 4,042 2,393 2,300 9 7,133 3,947 4,042 2,497 2,250 10 5,200 3,406 4,042 1,820 2,200 11 5,718 3,551 3,600 2,001 2,250 12 6,310 3,717 3,752 2,209 2,250 13 5,711 3,549 4,042 1,999 2,250 14 5,184 3,402 4,042 1,814 2,300 15 5,839 3,585 3,570 2,044 2,250 16 5.681 3.541 3,617 1,988 2,250 - 17 5,242 3,418 4,042 1,835 2,300 - 18 6,825 3,861 3,7922,389 2,000 Total Area 67,968 87,925 41,085 41,050 Average-18 Lots 3,776 2,283 ASSUMPTIONS: 1. FAR Calulations based on Lake Oswego Oregon Community Development Code Section 50.04.001 Dimensional Table,Subsection 2: Residential Medium Density Zones,section d.Floor Areas-Additional Standards,section ii-R-5 Zones R-5 Maximum Floor Area Formulas Per Section 50.04001 Section 2a. Lot Area Greater Than or Equal to 5,000 sq.ft.=2850 sq.ft.+E(Actual Lot Size-5,000 sq.ft.)x 0.28] Lot Area Less Than 5,000 sq.ft.-2850 sq.ft.+[(Actual Lot Size-5,000 sq.ft.)x 0.48] 2.R-5 districts:+500 sq.ft.floor area allowance per residential unit providing a garage. 3.Assumes Building Height of 28 to 35 ft and a maximum lot coverage of 35%. 4. Basements per City definition will not be included in allowable FAR. ii Village at Westlake 20 Cardno City of Lake Oswego Submitted December 5,2013 42 Final Submittal April 7, 2014 b. Density— Additional Standards In the R-5 and R-DD zones, applicants may request up to a 25% density bonus for public agency rental housing projects. In the R-5 zone this request is processed as a conditional use and may not include residential care housing or secondary dwelling units. In the R-DD zone this may not include secondary dwelling units. Response: The applicant is not proposing public agency rental housing; therefore, this criterion does not apply. c. Lot Dimensions—Additional Standards i. PD Designation (1) R-5 For projects reviewed for approval as planned developments, pursuant to LOC 50.07.007.4, Planned Development Overlay, there is no required minimum lot area. Units may be placed on any portion of the site as long as the project complies with other requirements of this Code. Response: The applicant is proposing a Planned Development Overlay. The applicant is aware of this criterion and will comply with other requirements of this Code as described in the paragraphs below. All proposed lots are in excess of 5,000 square feet. ii. R-5, R-6, and R-DD with RP/RC Designation For projects on properties subject to an RP or RC designation, lot areas may be modified as provided in LOC 50.05.010, Sensitive Lands Overlay Districts. Response: This site does include a resource conservation (RC) delineated resource as well) as RP delineated resources. Lot areas are modified to address those RC/RP areas on-site in concert with the allowances provided by the PD overlay. d. Floor Area—Additional Standards i. Both R-5 and R-6 Zones (1) For purposes of calculating maximum floor area for dwellings, the floor area of garages and accessory structures shall be included in the total that is subject to the maximum floor area standard of this section. Response: The floor area of garages and any accessory structures are included in the total floor area calculations shown in the summary table above and on Sheet C2.0 of the plan set included as Exhibit B. ii. R-5 Zones (1) Garages Floor area of attached garage located at the rear of the primary structure or for side-loading garages — up to 200 sq. ft. is exempt from floor area. Village at Westlake 21 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 43 Response: The applicant is aware of and will comply with the above criterion to each individual lot at the time of development. Building footprints and specific locations of garages have not been determined at this time. (2) Garages and Other Accessory Structures Habitable areas of detached accessory structures that would normally be counted as floor area shall be exempt from floor area calculations as follows: (a) For lot sizes up to 10,000 sq. it — up to a cumulative maximum of 200 sq. ft. (b) For lot sizes greater than 10,000 sq. ft. — up to a cumulative maximum of 400 sq. ft. Response: The applicant is aware of and will comply with the above criteria at the time of development. Building footprints and specific locations of garages have not been determined at this time. e. Yard Setback—Additional Standards i. R-5 Yard Setback Standards (1) Required Setbacks Structure Type Front(ft.) Side (ft.) Rear(ft.) Attached Dwelling 10 — Exterior Wall 10 10 0—Attached Wall Detached Dwelling 5— Side Yard 20 10 — Street 20 Side Yard Other Types of Primary Structures 10 10 10 and All Accessory Structures (2) Additional Setback Standards and Modifications (a) Where a lot zoned R-5 abuts a lot zoned R-6, 7.5, 10, or 15, the building on the R-5 lot shall be set back from the common line a distance equal to the required R-5 yard setback or the height of the primary building on the R-5 lot, whichever is greater. (b) Special Setbacks for Steeply Sloped Lots. On steeply sloped lots, the minimum required front yard setback for detached dwellings shall be 18 ft. Response: The proposed development will contain 18-lots and their associated detached dwellings. As the applicant is requesting approval of a planned development Village at Westlake 22 Cardno City of Lake Oswego Submitted December 5,2013 44 Final Submittal April 7, 2014 subdivision, the yard setback requirements listed above are not being met for all lots. The specific location of dwellings has not been determined at this time. The applicant is requesting approval of the setbacks depicted on Sheet C2.0 of Exhibit B as delineated by the proposed building envelopes and lot lines. f. Lot Coverage/Impervious Surfaces —Additional Standards i. R-5 Lot Coverage (1) Maximum Lot Coverage (a) The following maximum lot coverage percentages are applicable to single-family detached structures in the R-5 zone: TABLE 50.04.001-7: R-5 MAXIMUM LOT COVERAGE Height(ft.) Maximum Lot Coverage (%) 22 or less 45 >22 to 25 42 X25 to 28 38 1 X28 to 30 35 1 >30 35 (b) The maximum lot coverage for all other structures in the R-5 zone is 50%. Response: Impervious surface lot coverage does include building coverage; specific building types have not been determined at this time. The houses featured throughout the development are custom homes that will be reviewed and permitted as separate building permit submittals. The applicant is aware of the lot coverage provision and will work with the City to address any impervious surfacing concerns associated with this project. The applicant has included a table above within the narrative that details the FAR and Lot Coverage for each of the individual lots within the proposed development. (2) Garage Footprint Exemption The garage footprint, including any habitable area directly above or below the garage, shall be exempt from lot coverage as provided below: (a) Up to a cumulative maximum of 200 sq. ft. shall be exempt for garages that are: (i) Rear- or side-loading; or (ii) Located 20 ft. or more back from the closest point of the dwelling to the front lot line; or Village at Westlake 23 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 45 (iii) In case of corner lots, 20 ft. or more back from the closest point of the dwelling to the front and street side lot lines. Response: The applicant is aware of the garage footprint exemption. The houses and garages featured throughout the development are custom homes that will be reviewed and permitted as separate building permit submittals. The applicant is aware of the lot coverage provision and will work with the City to address any impervious surfacing concerns associated with this project. (b) Up to a cumulative maximum of 400 sq. ft. shall be exempt for a detached garage that meets subsection 2.f.i(2)(a) of this section, and the lot is greater than 10,000 sq. ft. in area. Response: The applicant is aware of the garage footprint exemption. The houses and garages featured throughout the development are custom homes that will be reviewed and permitted as separate building permit submittals. The applicant is aware of the lot coverage provision and will work with the City to address any impervious surfacing concerns associated with this project. (3) Detached Accessory Structures Habitable areas of detached accessory structures that would normally be counted as floor area shall be exempt from lot coverage calculations as follows: (a) For lots less than or equal to 10,000 sq. ft. in area — up to 200 sq. ft. (b) For lots greater than 10,000 sq. ft. in area -- up to 400 sq. ft. Response: The applicant is aware of the detached accessory structure exemption. The houses and garages featured throughout the development are custom homes that will be reviewed and permitted as separate building permit submittals. The applicant is aware of the lot coverage provision and will work with the City to address any impervious surfacing concerns associated with this project. g. Height—Additional Standards i. R-5 Height Restrictions for Primary Structures (2) Base Height Except as provided in subsections 2.g.i(1), 2.g.i(4) and 2.g.ii of this section, the base height of a structure in the R-5 zone shall not exceed: (a) Flat Lots- 28 ft. (b) Lots with Sloping Topography — See subsection 2.g.iii of this section. (c) Sloped Lots—35 ft. Response: There are both flat lots and sloped lots located within the proposed development. While specific housing types have not been determined, the applicant is aware of Village at Westlake 24 Card no Submitted December 5, 2013 City of Lake Oswego Final Submittal April 7, 2014 46 the base height restriction for flat and sloped lots and will work with the City to address any concerns at the time of building permit submittal. (3) In the R-5 zone, a structure shall not exceed the base height standards set forth in subsection 2.g.i(2) of this section if the structure is closer than 60 ft. to a lot carrying a residential designation other than R-0, R-3, or R-5. Response: All surrounding structures are located within the R-5 zone, Therefore, this provision does not apply. (4) Exceptions to Base Building Height A greater height than otherwise permitted is allowed for single-family dwellings— building height may be increased by one ft. for every five additional ft. in yard setback on all sides, beyond the underlying zone code standards provided in subsections 2.g.i(1) and (2) of this section. Response: While specific housing types have not been determined, the applicant is aware of the base height restriction for single-family dwellings and will work with the City to address any concerns at the time of building permit submittal. ii. Exceptions to the Base Building Height Applicable to All Zones and to Projects Greater Than One-Half Acre in R-5 Zone A greater height than otherwise permitted is allowed for roof forms, or architectural features, such as cupolas or dormers; provided, that these roof forms or features: (1) Do not extend more than six ft. above the maximum specified base height; (2) Do not, in total, exceed one-third of the width of the building for an individual roof form or projection or do not exceed one-half of the width of the building for two or more separate roof forms or projections, as measured on any elevation drawing; and (3) Do not, in total, cover more than 20% of the roof area on which they are located, as viewed from directly above for an individual roof form or projection or 30% for multiple roof forms or projections. Response: The applicant is aware of the exception to base building height provision. Specific building types and elevations have not been determined at this time. The applicant will work with the City to address any concerns at the time of building permit submittal. iii. R-5 and R-6 Height Exceptions and Adjustments (1) Height Adjustment for Sloping Topography Base building height across the site shall be established by a flat plane measured at 28 ft. above the highest point of the natural grade within the building envelope, except that in no Village at Westlake 25 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 47 case shall the base height be greater than 32 ft. above the natural grade. See Figure 50.04.001-A: Height Adjustment for Sloping Topography. Response: All building heights on lots that qualify will be adjusted to include the height adjustment for sloping topography as described above. Village at Westlake 26 Cardno City of Lake Oswego Submitted December 5,2013 48 Final Submittal April 7, 2014 LOC 50.05: OVERLAY AND DESIGN DISTRICTS 50.05.010 SENSITIVE LANDS OVERLAY DISTRICTS 4. GENERALLY APPLICABLE STANDARDS FOR RP AND RC b. Modifications to Dimensional Standards and Setbacks of the Underlying Zone i. Except as provided in subsections 4.b.ii and iii of this section, an applicant for development subject to environmental review may vary from the lot dimensional standards (building setbacks, lot size, lot width, and lot depth) otherwise applicable without a formal variance pursuant to LOC Article 50.08, Adjustments, Alternatives, and Variances, if the applicant demonstrates that: (1) Compliance with the applicable dimensional standard or standards would cause the proposed development to disrupt lands within an RP or RC district or would preclude or reduce the transfer of allowable density from RP or RC zoned areas of the property to non RP or RC zoned areas; (2) The proposed development will result in greater protection of the resources identified on the site than would occur without the dimensional modification; and (3) In the case of a planned development, the criteria of LOC 50.07.007.4.d, Authorization, have been met. Response: Modifications to dimensional standards and setbacks are allowed with this development due to the sensitive lands overlay as well as the planned development subdivision provision. RP qualifying land is found within the stream corridor located through the central portion of the site, while RC lands are located around the western red cedar tree grove located in the southwestern portion of the site. The proposed design and layout of the site results in increased protection to the RP and RC resource by allowing development to be contained within the areas as proposed. The alternative to the reduced setbacks, FAR averaging and lot coverage averaging could result in larger or more lots proposed which could place greater pressure on the RP and RC resources. The applicant has addressed the applicable planned development criteria later on within this narrative. ii. An application to vary from standards other than the dimensional standards above or that does not comply with the criteria contained in subsection 4.b.i of this section may qualify for a variance under LOC Article 50.08, Adjustments, Alternatives, and Variances, or other applicable article or section for modification or exception. Response: The applicant is aware of the variance provision as it may apply to other standards not included in the lot dimensional deviation allowed under the overlay or planned development provision. No variances, alternatives or adjustments are sought with this application pursuant to 50.08. All requests are made pursuant to 50.07 and 50.05. Village at Westlake 27 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 49 iii. Where the request is not part of an application subject to the notice requirements of a minor or major development, and the proposed development would be located within 20 ft. of an existing primary structure on abutting property, written approval from the abutting property owner shall be required. Response: This request is part of a minor development application, subject to the notice and neighborhood meeting requirements. Therefore, this provision does not apply. c. Density Transfer Lot density transfer shall be permitted on residentially zoned lands subject to an RC or RP district pursuant to this section. i. Density Transfer Ratios (1) Lot density (the number of lots otherwise allowable pursuant to the underlying zoning designation but for the RP district) may be transferred from RP district lands to contiguous nonresource zoned lands in the same ownership at a 1:1 ratio. Response: The applicant is aware of the density transfer provision, but is not seeking a density transfer from either the RC or RP district lands. (2) Lot density (the number of lots otherwise allowable pursuant to the underlying zoning designation but for the RC protection area) may be transferred from RC district lands to contiguous non-RC lands on the same ownership at a 1:1 ratio for the portion of the RC district which is to remain undeveloped (the protection area). Response: The applicant is aware of the density transfer provision, but is not seeking a density transfer from either the RC or RP district lands. ii. No Future Subdivision or Partition When an applicant chooses to transfer lot density from one area or parcel to another contiguous area or parcel, the area or parcel that is protected shall no longer be eligible for future partition or subdivision. In order to put future property owners on notice, the applicant shall execute a covenant running with the land that effects this restriction. Response: The applicant is aware of the density transfer provision, but is not seeking a density transfer from either the RC or RP district lands. Therefore, a covenant restricting future subdivision or partition is not included with this application and is not proposed to be recorded with the final plat of the subdivision. d. Construction Standards An owner shall submit a construction plan and narrative to the City Manager prior to any grading, clearing, or construction on a development site which contains an RP or RC district. The construction plan and narrative shall demonstrate that the following standards will be met: Village at Westlake 28 Cardno City of Lake Oswego Submitted December 5,2013 50 Final Submittal April 7,2014 i. RC protection areas or RC districts where no protection areas have been approved and RP districts shall be protected during construction with either: (1) A minimum six-ft. tall chain link fencing secured with a minimum of six-ft. tall steel posts. The fencing shall be in place and maintained for the duration of construction. In addition, temporary signage shall be placed on the fencing which shall clearly identify the resource district and shall state the penalty for violations of this section: or (2) Such alternative method to subsection 4.d.i(1) of this section that is approved by the City Manager to demarcate and protect the RCPA or RC/RP district from the adverse effects of construction activity upon the resources. Response: All proposed RC and RP districts are submitted for review and approval with this application. Pending approval, the construction protection provisions will be implemented during the construction drawing permitting process. ii. RC protection boundaries and RP district boundaries, as applicable, shall be located and staked by a qualified professional prior to placement of fencing and other protective measures. Response: Pending approval, the protection boundaries will be located and staked by a qualified professional. Hazardous Materials. The site shall be inventoried for hazardous materials, debris and noxious materials, and these materials shall be removed prior to the development of the site. Response: There are no known hazardous materials located on the site. If any material is found during site work, hazardous materials will be removed prior to development of the site. iv. No construction, demolition, grading, or site clearing shall begin until after protective measures, signs, and erosion control measures are in place and have been inspected and approved by the City Manager and all applicable permits have been issued. Fencing and other protective measures shall not be removed, even temporarily, without the permission of the City Manager. Response: The applicant is aware of this provision. All protective measures will be in place prior to construction, demolition, grading, or site clearing. v. No stockpiling of fill materials, or parking or storage of construction equipment shall be allowed within a resource district. Response: No stockpiling or fill material is proposed to be sited within either the RC or RP resource district. Specific locations for stockpiling materials and staging for construction activity will be determined through the construction drawing process for public infrastructure and during the building permit process as each individual lot is proposed to be developed. Village at Westlake 29 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7,2014 51 vi. When transportation facilities, pathways, utilities, or structures are approved within a delineated RP district, they shall be constructed in such a way that a minimum of excavation is required and so that no permanent draining or filling of a stream corridor or wetland will occur. Response: No transportation facilities are proposed within a delineated RP district. vii. Surface runoff and other water sources supplying hydrology to an RP district shall be designed and maintained so as not to adversely impact the functions and values of the resource. Response: There are no proposed impacts to other water sources supplying hydrology to the RP stream corridor and associated delineated wetland. Surface runoff will be limited and maintained by construction fencing and erosion control measures to meet City of Lake Oswego engineering standards. viii. Any additional construction requirements imposed as conditions of approval or which may be required by the Development Standards, the Lake Oswego Building Code (LOC Chapter 45) or the Erosion Control Code (LOC Chapter 52). Response: There are no proposed impacts to other water sources supplying hydrology to the RP stream corridor and associated delineated wetland. Surface runoff will be limited and maintained by construction fencing and erosion control measures to meet City of Lake Oswego engineering standards. e. Mitigation; Purpose Mitigation is a way of repairing or compensating for adverse impacts to the functions and values of a natural resource caused by a development. Mitigation may consist of resource area creation, restoration, or enhancement. Some examples of mitigation actions are construction of new wetlands to replace an existing wetland that has been filled, replanting trees, and restoring stream side vegetation where it is disturbed. This subsection 4.e through LOC 50.05.010.4.g recognize that true replacement of mature or complex natural resource systems is difficult and can take many years. Mitigation is discouraged by first requiring that avoidance of development siting within the resource be explored. Then, if that is not possible, actions should be taken to minimize damage to the resource. Mitigation ratios are established according to the type of mitigation proposed and the value of the resource. Maintenance and monitoring of the mitigation measures are also required. Response: The applicant is proposing to construct a detention facility and outfall within the RP setback at the end of the proposed extension of Meadow Creek Court on the west side of the RP delineated resource as well as an outfall on the east side of the RP district. These utility improvements are located above the top of bank within the riparian setback as shown on sheet C 4.0 of Exhibit B. The applicant has located the improvements in an area that minimizes impact to the resource. The proposed detention facility is necessary to collect and detain treated stormwater from the public roadway and proposed development of each lot, as required by City code. The detention facility needs to be located in a location that Village at Westlake 30 Cardno City of Lake Oswego Submitted December 5, 2013 52 Final Submittal April 7, 2014 is hydraulically below the proposed development to allow treated stormwater to gravity flow into the facility where it will be detained and released into the RP district. The topography along the western side of the RP district generally ranges from 310 feet to 295 feet, with the highpoint located to the north of the resource and the low point located to the south of the resource within the delineated RCPA boundary. The applicant has located the facility in a location that avoids the RCPA area that takes advantage of the existing grades along the RP district consistent with the intent of this provision. Exhibit B includes a sheet that depict the existing and proposed grades on Sheet C3.0, a sheet that delineates the RP and RCPA area on Sheet C 2.2 and a preliminary design of the facilities on Sheet C4.0. The area that is proposed to be disturbed in order to install the below-ground detention facility and outfalls is proposed to be mitigated as shown on sheet L1.0 and Sheet L1.1 of Exhibit B. The subject area is currently encumbered with English ivy and Himalayan blackberry, both invasive species. The proposed construction of the detention facility will allow for these species to be mechanically removed from the area, would be designed to have a bark mulch path to provide access to the facility and the resource and be replanted to include a mix of Oregon grape holly, white snowberry, and creeping Oregon grape as detailed on Sheet L 1.1. Since the facility proposed will be below-ground no trees are proposed to be planted within the mitigation area, however trees are proposed to the north and south of the facility to assist existing trees in the vicinity with shading the area. f. Progressive Mitigation Steps Required The approving authority shall permit development allowable within an RC protection area or RP district only if it finds that the following progressive steps have been met: i. Step #1 Avoidance The applicant shall endeavor to avoid detrimental impacts on the resource altogether by providing alternative site plans along with the development proposal demonstrating that alternative designs have been explored. If disturbance of a resource district resource is proposed, the applicant shall first demonstrate that intrusion into the resource district cannot be avoided by a reduction in the size or configuration of the proposed development or by changes in the design that would avoid adverse effects on the resource while still allowing development of the property. Response: The applicant has worked through an iterative process with City staff to arrive at the design that is proposed within this submittal. Stormwater generated from the site needs to be addressed consistent with City Standards including addressing both water quality and water quantity. In order to comply with the water quantity requirements the applicant is required to detain (withhold) stormwater onsite and then meter the release of the water into the creek that bisects the property. In order to do this the applicant is proposing to construct an underground detention system. This approach was chosen over other options as a result of the existing grade of the site between Rogers Road and creek corridor, which is relatively flat. Utilizing a below ground facility allows the applicant to utilize gravity to convey the treated stormwater into the detention facility without altering the existing Village at Westlake 31 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 53 grade of the area proposed to be developed. The facility needs to be physically located below the grade of all of the surfaces that require treatment, which means there needs to be enough drop across the property to allow the stormwater to be treated and then conveyed to the detention facility prior to being released into the creek corridor. The facility is located at the lowest point available adjacent the creek corridor that is not located within the RCPA. The facility cannot be located within the public right-of-way (per City Engineering), nor is the required emergency vehicle turnaround permitted to be private. One alternative that could be considered would be to raise the entire site west of the creek corridor up in grade by several feet, this would result in the need to haul in a significant amount of fill material which would be cost prohibitive and could be very disruptive to the local neighborhood. An at-grade exposed is not feasible as the depth required to receive runoff would result tin side slopes that create a much larger permanent facility footprint, further impacting the RP area. Intrusion into the RP district is unavoidable to facilitate construction of an outfall, no other point of disposal exists for the treated stormwater, as the City utilizes the creek corridor as a natural conveyance system. Locating the facility further to the north would result in the need to bury the detention system deeper, as the grade increases along the creek corridor from south to north. As detailed above, the existing grade of the site and need to eventually outfall into the RP district have resulted in the proposed location for the facility. As noted above, the subject area is currently degraded and comprised primarily of invasive vegetation, The proposed facility will result in an enhanced area that will contribute to the health of the RP corridor and provide access to the RP corridor. ii. Step#2 Minimization If the applicant has endeavored to avoid detrimental impacts on the resource according to subsection 4.f.i of this section, and the reviewing authority finds that detrimental impacts cannot be avoided, then the applicant shall minimize impacts by demonstrating that: (1) Alternative and significantly different site plans and development locations on the subject site have been considered, and that the alternative chosen is the least environmentally damaging; and (2) When mitigation is proposed, there will be no net loss of resource area, functions, or values as a result of development actions pursuant to LOC 50.05.010.4.g.v, Stream Corridors and Tree Groves, or LOC 50.05.010.4.g.vi, Wetlands, whichever is applicable. Response: The applicant has worked through an iterative process with City staff to arrive at the design that is proposed within this submittal. Stormwater generated from the site needs to be addressed consistent with City Standards including addressing both water quality and water quantity. In order to comply with the water quantity requirements the applicant is required to detain (withhold) stormwater onsite and Village at Westlake 32 Cardno City of Lake Oswego Submitted December 5, 2013 54 Final Submittal April 7,2014 then meter the release of the water into the creek that bisects the property. In order to do this the applicant is proposing to construct an underground detention system. This approach was chosen over other options as a result of the existing grade of the site between Rogers Road and creek corridor, which is relatively flat. Utilizing a below ground facility allows the applicant to utilize gravity to convey the treated stormwater into the detention facility without altering the existing grade of the area proposed to be developed. The facility needs to be physically located below the grade of all of the surfaces that require treatment, which means there needs to be enough drop across the property to allow the stormwater to be treated and then conveyed to the detention facility prior to being released into the creek corridor. The facility is located at the lowest point available adjacent the creek corridor that is not located within the RCPA. The facility cannot be located within the public right-of-way (per City Engineering), nor is the required emergency vehicle turnaround permitted to be private. One alternative that could be considered would be to raise the entire site west of the creek corridor up in grade by several feet, this would result in the need to haul in a significant amount of fill material which would be cost prohibitive and could be very disruptive to the local neighborhood. An at-grade exposed is not feasible as the depth required to receive runoff would result tin side slopes that create a much larger permanent facility footprint, further impacting the RP area. Intrusion into the RP district is unavoidable to facilitate construction of an outfall, no other point of disposal exists for the treated stormwater, as the City utilizes the creek corridor as a natural conveyance system. Locating the facility further to the north would result in the need to bury the detention system deeper, as the grade increases along the creek corridor from south to north. As detailed above, the existing grade of the site and need to eventually outfall into the RP district have resulted in the proposed location for the facility. As noted above, the subject area is currently degraded and comprised primarily of invasive vegetation. The proposed facility will result in an enhanced area that will contribute to the health of the RP corridor and provide access to the RP corridor. The location chosen is the least environmentally damaging, locating the facility further north would require it to be constructed deeper into the existing soil, this would complicate excavation and result in a larger short term impact area. The alternative design to increase the grade of the site by hauling in fill would have negative impacts on the environment through the unnecessary consumption of fossil fuels, necessary to haul in, spread and compact fill. The portion of the site proposed to accommodate the stormwater facilities is currently comprised of invasive plan species. Specifically, Himalayan Blackberry and English Ivy nearly cover the entire surface of the area. The proposed improvements would actually result in a net increase in habitat value and resource function. The proposed impacts to the area are temporary in order to accommodate installation of the facilities. Through the construction process the applicant will be able to physically remove the roots of the ivy and blackberry, inhibiting future growth. Once the improvements are complete the applicant will replant the area with the native species that will take hold and further reduce the ability of the ivy and blackberry to spread and dominate the area. The end result will be a restored area along the Village at Westlake 33 Cardno Submitted December 5, 2013 City of Lake Oswego Final Submittal April 7, 2014 55 creek corridor that contributes to the health and viability of the resource, where that area currently today harbors invasive species that can and will continue to proliferate and dominate the area. i. Mitigation Plan When mitigation is proposed or required as part of a development application, or when required or imposed as a result of a violation of this Code, the applicant shall provide a mitigation plan prepared by a qualified professional that: (1) For proposed development, demonstrates compliance with LOC 50.05.010.4.f and this subsection 4.g. For mitigation of violations of this Code, demonstrates compliance with LOC 50.05.010.4.f.ii(2). Response: The proposed mitigation plan has been prepared by a certified Landscape Architect in close coordination with applicant's certified Arborist. The mitigation plan is included as sheet L 1.0 and L 1.1. No existing trees within the RP or RP setback are proposed to be removed. The majority of the existing vegetation within the area to be disturbed is comprised of invasive species and the applicant is proposing to plant a mixture of native shrubs and ground cover throughout the disturbed areas to result in a significant enhancement to the RP corridor from what currently exists onsite today. (2) Includes a maintenance and monitoring plan. The maintenance and monitoring plan shall include task timelines and quantitative goals to ensure the viability of the mitigation over time. As part of the monitoring plan, the applicant or other legally responsible agent shall provide an annual report to the City Manager on October 31 of each year for a three- year period. The report shall be prepared by a qualified professional and shall document site conditions with narrative and pictures. Response: The applicant understands this requirement and will annually prepare a monitoring plan for three (3) years beyond the planting date to be presented to the City on or before October 315`. (3) Provisions for regular maintenance and periodic monitoring of the mitigation site. Failure to comply with an approved mitigation plan shall be deemed a violation of this Code and a public nuisance and may be enforced pursuant to LOC Articles 34.04, Civil Violations, and 34.08, Nuisances. Response: The applicant understands this provision. ii. Required Permits If a Division of State Lands (DSL) wetland permit, Army Corps of Engineers, or other state or federal permit is also required, the City shall not issue a building permit until all applicable state and federal wetland permit approvals have been granted. Village at Westlake 34 Cardno City of Lake Oswego Submitted December 5,2013 56 Final Submittal April 7, 2014 Response: No impact is proposed to the delineated wetland located to the east of the delineated RP resource. Therefore, a DSL or Corps permit is not required. iii. Mitigation Complete Prior to Further Action Mitigation shall be completed prior to a final inspection, issuance of a final occupancy permit, or acceptance of a public improvement. Response: The only proposed work associated with this application is grading associated with construction of a public street and stormwater utilities. Of which only the proposed detention facility is located within the setback to the RP resource area. The applicant has proposed mitigation to offset the temporary impact that will benefit the existing RP area and increase the functionality of the resource corridor beyond how it currently functions today. iv. On-Site Mitigation On-site mitigation is required where possible, taking into consideration the existing natural and human-made features of a site. If the reviewing authority finds that on-site mitigation is not possible, then off-site mitigation shall be permitted according to the following priorities: (1) Within the same drainage system (as defined by the Lake Oswego Surface Water Management Plan or the Winterowd Natural Resources Inventory) and within the City limits; or (2) Outside of the drainage system, but inside the City limits; or (3) Outside the drainage system and City limits, but within the Lake Oswego Urban Services Boundary. Response: The applicant is proposing to mitigate temporary impacts from construction of the proposed detention facility directly where the impacts are occurring. See sheet L 1.0 and L 1.1 for more information on the exact location and extent of the proposed mitigation. v. Stream Corridors and Tree Groves When mitigation is proposed, the reviewing authority shall require a minimum mitigation ratio (area of resource district created or enhanced to area of resource district lost) of 1:1 for stream corridor and tree grove resources. Response: The applicant has provided for a 1 to 1 ratio of mitigation for the impacts from the proposed detention facility. The area proposed for mitigation is the area proposed to be impacted. As previously noted the area proposed to be impacted is in a degraded state (as confirmed within the Lake Oswego Natural Resource Inventory Site Summary for the RC area on site, referred to as site W65). The proposed mitigation is a one to one ratio, however the end result of the mitigation will be a significant improvement to what currently exists on site. vi. Wetlands When wetland mitigation is proposed within an RP Class I or Class II district, the reviewing authority shall require minimum mitigation Village at Westlake 35 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 57 ratios (area of wetland created or enhanced to area of wetland lost) as follows: (1) Wetlands Creation or Restoration —2:1 ratio; (2) Wetlands Enhancement— 3:1 ratio; (3) Wetlands Creation, Restoration or Enhancement — 5:1 ratio where the wetland is a Class I RP district and is forested or contains a sensitive, threatened or endangered species as identified in an adopted ESEE inventory. Response: There is no direct impact to the delineated wetlands located within the RP resource area and no mitigation is required. vii. Vegetation Restoration Vegetation restoration shall be required to mitigate the loss of plant communities disturbed by development activities. In-kind vegetation shall be required for all mitigation projects, including trees, shrubs, and ground cover plants as identified on the Lake Oswego Master Plant List. The restoration plant community chosen shall recreate a diverse and healthy environment which is compatible with the resource. Response: Vegetation restoration will be accomplished through landscape plantings comprised of trees, shrubs and ground cover plants. A Landscape Planting Plan is included with this application as sheets L1.0 through L1.2 under Exhibit B showing specific planting locations and species. viii. Initial Three-Year Bonding Period (1) Except as provided in subsection 4.g.viii(4) of this section, the applicant or property owner of a development subject to an approved mitigation plan shall post a performance bond or a letter of credit to the City that is equal to 120% of the value of the improvements installed pursuant to the plan for a three-year period. The bond shall be posted prior to the issuance of a building permit to ensure the success of mitigation improvements and the survival of plant materials. Response: The applicant understands this requirement and shall comply. (2) The performance bond or the letter of credit will be released by the City after three years upon receiving proof that the mitigation measures have been successfully implemented according to approved plans. Following release of the financial guarantee, the property owner(s) or other designated party (such as a homeowners association) shall remain responsible for maintenance of the resource. Response: The applicant understands this requirement and shall comply. (3) If mitigation improvements fail during the bonding period and the responsible party does not replace said improvements after notification by the City, the bond shall be forfeited and Village at Westlake 36 Cardno City of Lake Oswego Submitted December 5,2013 58 Final Submittal April 7,2014 shall be used by the City to correct the problem pursuant to the mitigation plan and the conditions of approval. Response: The applicant understands this requirement and shall comply. (4) Property owners of individual tax lots that are lots of record which are zoned for single-family residential use, are not large enough to be further divided, and were in existence prior to the date this section becomes effective shall be exempt from these bonding requirements. Response: The tax lot in question does not qualify for the bonding exemption allowance. 5. STANDARDS APPLICABLE TO RC DISTRICTS a. Resource Conservation (RC) District Environmental Review Standards; Applicability and Purpose In addition to compliance with LOC 50.05.010.4.b, Modifications to Dimensional Standards and Setbacks of the Underlying Zone, and LOC 50.05.010.4.c, Density Transfer, applicants for development which are subject to environmental review pursuant to LOC 50.05.010.2 on property containing an RC district shall comply with the standards contained in LOC 50.05.010.5.b and 50.05.010.5.c in order to: i. Ensure that new development and alterations are compatible with and maintain the functions and values of resources within the RC district; and ii. Limit the amount of disturbance allowed within RC districts, while permitting reasonable development of property. Response: The only proposed work associated with this application is a public street construction. While the proposed improvements are within the delineated RC area the improvements are not proposed to be located within the RCPA area that has been proposed. Therefore, there is no direct impact to the RC resource area. The RC resource area includes a grove of trees that is being evaluated for resource value. A delineation of that RC resource will further determine potential impacts to that resource. Specific building types and footprints have not been determined yet so the building layouts and potential impacts to the RC resource cannot be determined. The RCPA is proposed to be located within Tract A and via easements proposed to be located on Lots 8 and 9. b. RC District Protection Area i. The applicant for a major or minor development permit on a property containing an RC district shall designate a minimum of 50% of the RC district after delineation as the "RC protection area." The applicant for a development that does not otherwise require a major or minor development permit may designate a protection area as part of the application, but such application shall be processed as a minor development. Village at Westlake 37 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 59 Response: The applicant has proposed to delineate the RCPA as shown on Exhibit C 2.2 which also shows the delineation of the RC and RP. The applicant is proposing to preserve 51.1% of the RC as the RCPA and has located the RCPA to coincide with existing tree canopy and distribution of trees that closely matches the City's locational requirements addressed later on. ii. Except as otherwise provided in LOC 50.05.010.5.c, no development shall be permitted within the protection area. The area outside of the protection area may be fully developed pursuant to applicable regulations. Response: The applicant is not proposing to impact the RCPA. The applicant is proposing to rebuild a portion of the sanitary sewer within Rogers Road to allow for adequate depth necessary to gravity to proposed lots 6-18. Originally the applicant was examining options to connect into an existing sanitary line located south of the proposed RCPA which would have required impacts, this approach has been abandoned consistent with this requirement. As noted earlier on the applicant is proposing to locate the proposed detention facility north of the RCPA to avoid impacts. iii. Except as provided in subsection 5.b.iv of this section, the location of the protection area shall be based upon the following criteria: (1) The protection area shall link to other RP or RC lands on the development site and on abutting properties, if such lands are present; Response: The applicant is proposing to locate the RCPA to the east and west of the delineated RP area consistent with this requirement. There are no known delineated RCPA areas to the south or north of the site, however the proposed location will result in augmenting existing preserved canopy area that is located directly south of the site. (2) The trees having diameter at breast height (DBH) width greater than the median DBH within an RC district shall be included in the protection area; Response: The applicant examined the existing DBH of trees within the RC area to arrive at a median DBH which was then used to assist with prioritizing the location of the RCPA. The applicant worked in close coordination with the planning staff to locate the RCPA. It was not practical to include all trees with a DBH above the median DBH within the RCPA, as this location requirement needs to be balanced with the other seven locational requirements. The end result is a proposed RCPA that is located in such a manner to work in concert with the RP district and existing resources on properties located south of the property to result the best protection of the western red cedar stand located within the RP area delineated within the City's comprehensive plan. (3) The location of the protection area shall be designed to protect development from blow-down hazards; Response: The proposed RCPA is compact and works in concert with the RP district and other resources located on properties to the south to create a stand of trees that are less susceptible to blow-down than other configurations that could be Village at Westlake 38 Cardno City of Lake Oswego Submitted December 5,2013 60 Final Submittal April 7,2014 proposed. The applicant has overall elected to preserve that area of the site that is the densest in terms of trees per/acre and that is located to work with tress located on properties to the south. The location and orientation of the area coupled with the selection of the healthiest trees and species identified to be long-lived within the attached arborist report has result in the location of the RCPA in such a way to reasonably protect development from blow-down hazards. As noted above the eight locational criteria need to be balanced to arrive at the ultimate location of the RCPA. While the applicant could have proposed to designate the RCPA so that it preserved all of the trees above the median DBH for the stand, this could result in a situation that is inconsistent with this criterion. (4) The protection area shall protect steep slopes and resources close to water areas from potential erosion and water quality impacts; Response: The applicant has proposed to locate the RCPA on both the east and west sides of the RC district where the vast majority of the steep terrain onsite is located. The proposed location straddles the entire area of the RP district, preserving tree canopy that will reduce the likelihood of adverse water quality impacts by reducing the potential for sedimentation and providing canopy cover to reduce temperature impacts to the stream corridor. (5) The protection area shall protect wildlife habitat and travel corridors; Response: There are no known wildlife habitat and/or travel corridors proposed to be impacted by the proposed development. The applicant has proposed to locate the RCPA along the full extent of the RP district as it coincides with the delineated RC area. This further reinforces the potential of the RP corridor to provide for wildlife habitat and a wildlife travel corridor. (6) The protection area shall be designed to protect a contiguous canopy and a clustered configuration that does not fragment lands within an RC district; Response: The applicant is proposing to preserve a contiguous canopy that straddles the RP district, The form of the proposed RCPA is compact and works in concert with existing resources located to the south of the site. The RCPA is not fragmented. (7) The protection area shall consist of viable plant and wildlife communities; Response: The applicant located the area consistent with the other 7 locational requirements of this code. Specifically the area proposed as RCPA is compact, works in concert with the RP district, builds upon existing canopies preserved to the south of the site, and preserves on balance the largest and healthiest trees to create a viable stand and provide the best opportunity for preservation of wildlife habitat within an urbanized City. (8) The protection area shall maintain the scenic qualities of the site. Village at Westlake 39 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 61 Response: The RCPA maintains the scenic qualities of the site by locating adjacent the RP district and providing for the protection of the most viable portion of the delineated RC area. Locating the RCPA adjacent to the creek corridor provides for a large contiguous area where natural forces can prevail, resulting in scenic qualities that could not be attained by diluting the natural resources by spreading the protected area across the site. Each of the 8 locational criteria are balanced and applied to the site, the scenic potential of the property has been considered and addressed within the location of the RCPA. iv. It is recognized that all of the criteria listed in subsection 5.b.iii of this section may not be applicable to every site. In some cases, the criteria may conflict on a given site. In such cases, the reviewing authority shall balance the applicable criteria in order to protect the most environmentally significant portion of the RC district. Response: The applicant has balanced the 8 locational criteria in close coordination with City staff to arrive at the proposed RCPA designation. v. Once a protection area has been identified and protected pursuant to this section and approval becomes final, no future reduction in the RC protection area shall be permitted, unless the property owner files for a modification to the original permit and establishes a new protection area in compliance with subsection 5.b.iii of this section that is at least as large as the previously designated protection area, or demonstrates that the protection area as originally designated has degraded through natural causes pursuant to LOC 50.07.004.8.a, RP/RC district overlay procedures. Response: The applicant is aware of the RC protection area provision and the limits on any future development within the protection area. vi. The City Manager shall note the establishment of a protection area in the SL Atlas, along with a reference to the application in which the protection area was created. Response: Once an RC protection area is determined for the site, the establishment of this area will be recorded in the SL Atlas. vii. In order to put property owners and occupants on notice, the applicant shall execute a covenant running with the land that references the protection area and the City of Lake Oswego Department of Planning application file in which the protection area was established. Response: Once an RC protection area is determined for the site, a covenant running with the land will be filed with the City of Lake Oswego. c. RC District Development Standards i. Except as provided in subsection 5.c.iii(8), Landscaping, of this section, a criterion applicable to the RC protection area shall apply to the entire RC district if no protection area has been established. Village at Westlake 40 Cardno City of Lake Oswego Submitted December 5, 2013 62 Final Submittal April 7,2014 Response: The applicant is aware of this provision. A specified RCPA has been established to avoid designation of the overall RC resource area under this provision. ii. In addition to compliance with any other applicable regulations, the following development uses and activities on properties containing an RC district are permitted within the RC district, subject to the standards set forth in subsection 5.c.iii of this section: (1) Streets, driveways, lake trams, and public transportation facilities; (2) New structures, accessory structures, decks, parking areas, active use recreational facilities; (3) Additions to existing structures and to nonconforming structures; (4) Temporary construction activities; (5) Passive use recreational facilities; (6) Utilities; (7) Resource enhancement projects; (8) Landscaping, new and existing; (9) Tree removal; and (10) Limited hazardous materials storage. Response: The applicant understands these provisions and is not proposing any construction activity with this submittal. iii. Development Standards If the proposed types of development are permitted within the RC district, the development activity, use or activity shall comply with the following standards, and the construction standards set forth in LOC 50.05.010.4.d: (1) Streets, Driveways, Lake Trams, and Public Transportation Facilities (a) Driveways shall be set back at least five ft. from, and shall not be placed through, an RC protection area unless there is no other practicable method of access to the buildable areas of property served by the driveway. Response: Specific locations of driveways to serve individual dwellings have not been determined at this time. However, the applicant will place driveways at least 5- feet from a RC protection area. (b) Public or private streets, trams to access Oswego Lake, and public transportation facilities shall be set back at least five ft. from, and shall not be placed in or through, an RCPA unless: Village at Westlake 41 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 63 (i) For public or private streets, there is no other practical method of providing for access to buildable parcels. (ii) For public transportation facilities, there is no other suitable location nearby for siting the public transportation facilities which would provide equal or greater public use of the public transportation facilities. (iii) For trams to access Oswego Lake, there is no other practical method of providing for access to Oswego Lake. (iv) For regional, community connector, or local access trails (designated on the City's Trails and Pathway Master Plan), they may be located within an RCPA provided the trail width shall be no greater than 12 ft. wide (as determined by the standards in the City's Trails and Pathway Master Plan). Response: A 26-foot public residential street is proposed to serve the internal lots from Rogers Road. The street is proposed to be located as shown on sheet C 2.2. The curb and pavement are shown to be located five feet from the RCPA. (c) If allowed within the protection area and five-ft. setback pursuant to this criterion, the applicant shall comply with the following requirements: (I) Streets, private streets, driveways and bridges shall be the minimum width necessary while also allowing for safe passage of vehicles and/or pedestrians; (ii) The amount of disturbance for driveways shall be minimized through use of shared access for abutting lots and access through easements for adjacent lots; (iii) If applicable, the applicant shall plan for future extension of shared access, access easements, or private streets to access potential new building sites in order to avoid subsequent encroachments into the protection area and five-ft. setback area; (iv) The applicant shall mitigate for loss of protection area by increasing the size of the protection area, where feasible, to compensate for the area of the RC protection area used for the public or private street, driveway, or public transportation facility, or by complying with the mitigation requirements in LOC 50.05.010.4.e through 50.05.010.4.g. Village at Westlake 42 Cardno City of Lake Oswego Submitted December 5,2013 64 Final Submittal April 7,2014 Response: While no street is proposed within the RCPA or the 5-foot setback, the applicant is aware of the provision to allow a street within the resource area. (2) New Structures, Accessory Structures, Decks, Parking Areas, Active Use Recreational Facilities New structures, parking areas, and active use recreational facilities shall be set back at least five ft. from the protection area boundary in order to protect tree roots. Accessory structures, decks, and similar structures meeting the criteria of LOC 50.03.004.2.b.i(1) through (3), Setback Reduction for Accessory Structures, and LOC 50.04.003.8.b, Patios and Decks, are permitted within the five-ft. setback area so long as they are placed no closer than three ft. from the protection area boundary. Response: Although no structures are proposed with this submittal, future location of dwellings, accessory structures and patios and decks will adhere to the 5-foot and 3-foot setback provisions outlined above. Proposed building envelopes are depicted as adhering to this requirement on Sheet C 2.2. (3) Additions to Existing Structures and to Nonconforming Structures Additions to existing structures or to nonconforming structures are permitted provided the addition does not expand the lot coverage in the resource area. Response: There are no proposed additions to existing structures and/or nonconforming structures. This provision does not apply. (4) Temporary Construction Activities A temporary construction zone, not greater than ten ft. wide, is allowed around the footprint of any structure when necessary for tools, scaffolds, etc. related to the construction, maintenance, or repair of the structure. No storage of materials or supplies may occur within this zone. Response: The applicant is aware of the temporary construction activities provision. While no structures are proposed with this application, future building permits and work areas will maintain the temporary construction zone. (5) Passive Use Recreational Facilities in Protection Area Passive use recreational facilities, including soft surface trails and pedestrian bridges, may be located within the RC protection area. If construction of such facilities disturbs any adjacent land within an RC protection area, the disturbed area shall be restored and revegetated with plants identified on the Plant List as appropriate for resource landscaping. Response: No passive use recreation areas are proposed within the RCPA. (6) Utilities Village at Westlake 43 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 65 Public or private utilities shall not be placed in or through the RC protection area unless tunneling under a resource where tree roots can be avoided and the functions and values of a resource will be maintained, or there is no other practicable alternative. If allowed to be located within an RC protection area, the applicant shall restore and revegetate the disturbed area with plants identified on the Plant List and mitigation shall be required pursuant to LOC 50.05.010.4.e through 50.05.010.4.8. When applying Step 1 (avoidance) of the mitigation process: (a) Sanitary sewer, water, power, gas, telecommunications, cable and storm drain lines shall be maintained in public rights-of-way and routed around significant resources rather than through a resource wherever possible; (b) Drainage patterns shall not be altered in the resource area, or if altered, shall be designed and maintained so as not to adversely impact the functions and values of the resource. Response: No utilities are proposed to be located within the RCPA. As noted previously the applicant has located utilities specifically to NOT impact the RCPA. (7) Resource Enhancement Projects Resource enhancement projects shall remove only invasive vegetation, and shall plant only vegetation within the RC district or protection area, if one has been established, listed on the Plant List. Any pathways or structures proposed as part of a resource enhancement project shall retain existing trees. Response: Proposed mitigation activities are depicted within Sheet L 1.0 and L1.1 of Exhibit B. The applicant is proposing to mitigate unintended impacts associated with clearing blackberries to survey the site within the RCPA. The city issued a citation #135998 and #135999 against the applicant on 1-15-14. In addition to fines assessed on the property the applicant is required to mitigate within the delineated RCPA as proposed and depicted within Sheet L 1.1. (8) Landscaping (a) Plants. Plants used for landscaping within a protection area shall: (i) Be adapted to local soils and growing conditions; (ii) Not be dependent on long-term irrigation, which can increase erosion and sedimentation (irrigation necessary for initial establishment of the plants is not considered long-term irrigation); and (iii) Provide food or cover for wildlife. Village at Westlake 44 Cardno City of Lake Oswego Submitted December 5, 2013 66 Final Submittal April 7,2014 Response: Proposed plants within the RCPA will are included within Sheet L 1.1 of Exhibit B, with special attention to species adapted to local soils that are not dependent on long-term irrigation. (b) The City shall maintain a Plant List on file in the Planning Division listing species that comply with this subsection. If a plant is listed in the applicable section of the Plant List for resource landscaping, it shall be presumed to comply with subsection 5.c.iii(7) of this section, Resource Enhancement Projects. The Plant List is not intended to be an exclusive listing of allowable landscaping materials, but shall be used as a guideline and may be updated by the City Manager from time to time as new plants in compliance with this section are discovered or become available. An applicant may utilize a plant not on the Plant List as long as it complies with the criteria in this section. Response: Proposed plants within the RC and RCPA have been selected from the Planting List, with special attention to species adapted to local soils that are not dependent on long-term irrigation. (c) Removal of vegetation identified on the Plant List as appropriate for resource landscaping is not permitted from a protection area. Response: No vegetation appropriate for resource landscaping will be removed from a RCPA. (d) New landscaping shall not include any invasive plants on the City's Plant List. Response: The proposed Landscape Planting Plan included with this submittal under Exhibit B does not include any invasive plants identified on the City's Plant List. (e) Existing Landscaping: Nonconforming formal landscaped area including ornamental gardens and lawns located within a protection area and in existence at the time of the adoption of these standards may be maintained, altered or modified pursuant to LOC 50.01.006.1, Nonconforming Use, Structure Defined; Rights Granted. However, a nonconforming landscaped area may not be expanded pursuant to LOC 50.01.006.5, Expansion of Nonconforming Industrial or Commercial Uses or Structures. Response: There is no existing formal landscape areas located on-site outside of those areas that correspond with the existing home along Fosberg. This area is proposed to be redeveloped rendering this section not applicable. (9) Tree Removal Tree removal on property within the RC district shall be subject to the following criteria: Village at Westlake 45 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 67 (a) Tree removal in an RC district that has not established an RC protection area shall be subject to a Dead Tree Removal Permit (LOC 55.02.042.3) or Hazard Tree Removal Permit (LOC 55.02.042.4). Tree removal pursuant to LOC 55.02.080 (Type II) is prohibited in an RC district prior to designation of the protection area. Response: There are no trees proposed to be removed from the RC district with this application. (b) Tree removal within a designated RC protection area shall be subject to a Dead Tree Removal Permit (LOC 55.02.042(3)) or Hazard Tree Removal Permit (LOC 55.02.042(4)). Tree removal for development permitted pursuant to this section, excepting subsection 5.c.iii(8), and this subsection, within a protection area is permitted pursuant to LOC 55.02.080 (Type II). Response: There are no trees proposed to be removed from the RCPA with this application. (c) Tree removal outside of the protection area shall comply with LOC Chapter 55. Response: All trees identified for removal outside the RCPA will comply with LOC Chapter 55. The applicant has provided to mitigate each tree proposed for removal at a one to one ratio. Trees proposed for removal to allow for extension of public roadways and provide for grading activity proposed with the application are identified on Sheet L 1.1 of Exhibit, this sheet also shows the proposed species and location of each tree required for mitigation. (d) These limitations are not intended to prohibit removal of trees in an emergency pursuant to LOC 55.02.042(5), Emergency Permit. [Cross-Reference: Invasive Trees may be removed from RC districts under the exemption in LOC 50.05.010.2.c.v ("other development that does not remove any native vegetation ... within the RP or RC district" is exempt from the sensitive lands section). Accordingly, there is no need to add "Invasive Trees" to the listed types of permits that allow removal of trees in RC districts.] Response: The applicant is aware of the Emergency Permit provision and the invasive tree removal exemption in LOC 50.05.010.2.c.v. A previous tree removal permit was filed to remove invasive tree species on-site. Refer to the Arborist Report under Exhibit F for more information. (10) Limited Hazardous Materials Storage Uncontained hazardous material, as defined by the Department of Environment Quality, or development providing for the storage or processing of materials that are flammable, explosive, toxic, or that could be injurious to Village at Westlake 46 Cardno City of Lake Oswego Submitted December 5,2013 68 Final Submittal April 7,2014 human, animal, or plant life are prohibited in the Resource Conservation district. Exceptions: (a) Materials that are typically used for household purposes and in quantities which are normal for household use. (b) Materials that are stored in a boathouse and are typically used for recreational boat operation and maintenance. Response: No hazardous materials are proposed to be stored on-site. This provision does not apply. 6. STANDARDS APPLICABLE TO RP DISTRICTS b. RP District and Construction Setback Requirements i. The RP district shall include the delineated stream or wetland and a protected riparian area. (1) The protected riparian area contributes to the functions and values of the stream or wetland, including: shelter, food, travel, and nesting needs of wildlife; aesthetics; surface water quality; slope stability; and flood storage. (2) The entire RP district including the stream or wetland and its protected riparian area shall be shown on the delineation map. Response: The designated RP district includes a stream corridor that is also delineated as a wetland. The wetland, stream area, and riparian corridor are shown on the Plan Set as a RP resource, ii. The following areas are protected riparian areas. They are measured outward from the edge of a delineated stream corridor or wetland and included in the RP district: (1) Class I Wetlands and Class II Wetlands abutting Class I Stream Corridors— 30 ft. (2) Other Class II Wetlands — 25 ft. (3) Class I Stream Corridors—30 ft. (4) Class II Stream Corridors— 25 ft. Response: The protected riparian area buffered from the wetland and stream channel features a varying width, as shown on the Plan Set. iii. Reduction of RP District The reviewing authority may allow the protected riparian area to be reduced when the applicant shows that: (1) The proposed development complies with LOC 50.05.010.4.f, Progressive Mitigation Required; and Village at Westlake 47 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 69 Response: No reduction of the RP district is proposed with this application. The designated RP district is shown on the Plan Set included within Sheet C 2.2 under Exhibit B. (2) The reduction in protected riparian area is not solely for the purpose of maximizing development of the site; and Response: No reduction of the RP district is proposed with this application. The designated RP district is shown on the Plan Set included as Sheet C 2.2 under Exhibit B. (3) Development abuts a Class I or 11 Resource: (a) The reviewing authority may allow portions of the protected riparian area abutting a Class I resource to be reduced to a minimum of 15 ft. if: (i) A qualified professional demonstrates that such an adjustment will not reduce the functions and values of the resource as a whole; and (ii) The width is increased in other areas to maintain a 30 ft. average width. Response: No reduction of the RP district is proposed with this application. The designated RP district is shown on the Plan Set included as Sheet C 2.2 under Exhibit B. (b) The reviewing authority may allow portions of the protected riparian area abutting a Class 11 resource to be reduced to a minimum of ten ft. if: (i) A qualified professional demonstrates that such an adjustment will not reduce the functions and values of the resource as a whole; and (ii) The width is increased in other areas to maintain a 25 ft. average width; Response: No reduction of the RP district is proposed with this application. The designated RP district is shown on the Plan Set included as Sheet C 2.2 under Exhibit B. (4) The reviewing authority may permit a protected riparian area that is less than the average minimums required in the subsections above, when a qualified professional shows that such an adjustment will not damage the system as a whole, and one of the following conditions exists: (a) The presence of an existing topographic feature or human-made development physically precludes establishment of the minimum protected riparian area required; or (b) The size or configuration of the subject parcel is insufficient to provide the minimum protected riparian area required. Response: No reduction of the RP district is proposed with this application. The designated RP district is shown on the Plan Set included as Sheet C 2.2 under Exhibit B. Village at Westlake 48 Cardno City of Lake Oswego Submitted December 5, 2013 70 Final Submittal April 7, 2014 iv. Construction Setbacks A construction setback is required from the RP district by LOC 50.05.010.6.c, only for the following: (1) New structures, parking areas, active use recreation facilities, streets and driveways—ten ft. Response: A 10-foot construction setback is required from the RP district. While no dwelling or driveway construction is proposed with this application, the proposed residential street will adhere to the 10-foot setback requirement. Future construction associated with dwellings, driveways and streets will adhere to the 10-foot setback requirement as depicted on sheet C 2.0 and sheet C 2.2 of Exhibit B. (2) Accessory structures, decks, and similar outdoor facilities meeting the criteria of LOC 50.03.004.2.b.i(1) through (3), Setback Reduction for Accessory Structures, and LOC 50.04.003.8.b, Patios and Decks—three ft. Response: No accessory structures, decks, or similar outdoor facilities are proposed with this application. Future structures, decks, or similar outdoor facilities will feature 3-foot construction setbacks. c. RP District Development Standards i. In addition to compliance with any other applicable regulations, and subject to the requirement for compliance with subsection 6.c.iii of this section, the following development, use or activity on properties containing an RP district are permitted within the RP district, subject to the standards set forth in subsection 6.c.ii of this section: (1) Landscaping; (2) Tree removal; (3) Utilities; (4) Streets, driveways, lake trams and public transportation facilities; (5) Resource enhancement projects; (6) Structures; (7) Parking areas; (8) Active use recreation facilities; (9) Hard surfaced pathways; and (10) Limited hazardous materials storage. Response: The uses and activities noted above are proposed to be located outside the RP district with the exception of the proposed stormwater detention facility and associated outfall shown at the terminus of the extension of Meadowcreek Court within the riparian setback along the western edge of the delineated RP Village at Westlake 49 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 71 resource. The applicant is also proposing a stormwater outfall on the east side of the corridor as well. ii. Except as provided in LOC 50.05.010.6.d, Exceptions Where the RP District Prohibits All Reasonable Development Opportunities, all development listed in subsection c.i of this section is subject to environmental review and shall comply with the following standards: (c) Utilities Placement/New Construction: Public or private utilities shall not be placed within an RP district unless tunneling under a resource will not cause any adverse effect upon the resource and the functions and values of a resource will be maintained, or there is no other practicable alternative. if a public or private utility is allowed within an RP district, mitigation shall be required pursuant to LOC 50.05.010.4.e through 50.05.010.4.g. When applying the mitigation process to this section: (i} Step #1 Avoidance. Sanitary sewer, water, power, gas, cable, telecommunications and storm drain lines shall be maintained in public rights-of-way and routed around significant resources rather than through a resource wherever possible, except that tunneling under a resource shall be permitted where tunneling will not cause any adverse effect upon the resource or tree roots, and the functions and values of a resource will be maintained. Response: As noted previously the applicant specifically redesigned the sanitary sewer system serving the site to avoid impacts to the RCPA area. The applicant has examined options to address stormwater treatment and detention necessary for the proposed development without impacts to the RP and RCPA areas on the site. The proposed utility impacts to the RP district are unavoidable in that the stormwater will ultimately need to be disposed of within the RP corridor given the existing grades of the site as shown on Sheet C 1.1 and the direction provided by City Engineering staff. The detention facility is necessary as the City requires the applicant to detain stormwater generated from the site and meter the release of the treated stormwater to avoid adverse impacts to downstream users. Stormwater systems are designed utilizing gravity for conveyance. Thus the disposal location needs to be located within an area that is below the grade (elevation) where the stormwater is conveyed from. The ideal location for both the outfall and detention facility would be within the center of the proposed RCPA area. When taking into account the RCPA area, the next best location is located due north of the RCPA where the current detention facility and outfall are proposed to be located. The proposed improvements are shown on Sheet C 4.0 of Exhibit B. Village at Westlake 50 Cardno City of Lake Oswego Submitted December 5, 2013 72 Final Submittal April 7, 2014 (ii) Step #2 Minimization. Sanitary sewer, water, storm drain line and other subsurface crossings shall be made within 300 of perpendicular to the stream where practical or feasible. Response: The applicant understands these provisions and has designed the improvements accordingly. (d) Streets, Driveways, Lake Trams and Public Transportation Facilities (i) Private streets shall not be placed through an RP district unless there is no other practicable method of access to buildable parcels. (ii) Driveways shall not be placed through an RP district unless there is no other practicable method of access to the buildable areas of property served by the driveway. The amount of disturbance for driveways in the protection area shall be minimized through use of shared access for abutting lots and access through easements for adjacent lots. (iii) Trams to access Oswego Lake shall not be placed through an RP district unless there is no other practicable method of access to Oswego Lake. (iv) Public streets and public transportation facilities shall not be placed in or through an RP district unless: (A) For public streets, there is no other practical method of providing for access to buildable parcels. (B) For public transportation facilities (other than regional trails), there is no other suitable location nearby for siting the public transportation facilities which would provide equal or greater public use of the public transportation facilities. (C) For regional, community connector, or local access trails (designated on the City's Trails and Pathway Plan), they may be located within an RP district provided the trail width shall be no greater than 12 ft. wide (as determined by the standards in the City's Trails and Pathway Plan). Village at Westlake 51 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 73 (v) If allowed pursuant to subsection 6.c.ii(1)(d) of this section, the applicant shall comply with the following criteria: (A) Streets, driveways and bridges shall be the minimum width necessary to protect resources within the RP district while also allowing for safe passage of vehicles and/or pedestrians; (B) Stream and/or wetlands crossings shall be avoided. Where unavoidable, the applicant shall use bridges or arched culverts that are wildlife friendly and do not disturb the natural stream bed. The number of stream or wetland crossings for driveways shall be minimized through use of shared access for abutting lots and access through easements for adjacent lots; (C) If applicable, the applicant shall plan for future extension of shared access, access easement, or private streets to access potential new building sites in order to avoid subsequent encroachments into the RP district; (D) The applicant shall mitigate for loss of any portion of an RP district pursuant to LOC 50.05.010.4.e through 50.05.010.4.g. Response: No streets, driveways, lake trams or public transportation facilities are proposed to be located within the RP district. If future work would require construction of any of these facilities within the RP district, the minimum impact provisions outlined above will be followed. (e) Structures, Parking Areas, Pathways, Driveways, and Lighting (i) Construction Setbacks (A) Except as provided in subsection 6.c.ii(1)(d) of this section, structures, parking areas, active use recreation facilities, hard surfaced pathways, streets and driveways shall be set back at least ten ft. from an RP district to prevent construction impacts to the RP district. Response: The applicant is aware of this provision. All proposed public street construction and future structures, parking areas, driveways and lighting will be setback at least 10-feet from the RP district boundary. Village at Westlake 52 Cardno City of Lake Oswego Submitted December 5, 2013 74 Final Submittal April 7,2014 (B) In addition to other applicable standards, accessory structures, patios, decks, and similar outdoor facilities, and lighting shall be set back three ft. from an RP district. Response: The applicant is aware of this provision. All future accessory structures, patios, decks and similar outdoor facilities will be set back at least 3-feet from the RP district boundary. (C) Passive use recreation facilities, such as soft surface trails and pedestrian bridges, may be located within the RP district. Any disturbed land area shall be restored with plants as described on the Plant List. Response: The applicant is aware of this provision. All future passive use recreation facilities are allowed within the RP district boundary. (D) Exterior lights other than low-voltage landscape lights with power less than 15 volts and on circuits limited to 25 amps are not allowed within the RP district; any exterior lighting outside of the RP district shall be hooded and positioned so that light does not shine directly into the RP district. Response: The applicant is aware of this provision. All future exterior lights will be located outside the RP district and light candling wilt be positioned away from the RP resource area. (f) Resource Enhancement Projects Resource enhancement projects such as bank stabilization, restoration plantings, in-channel habitat improvements, and similar projects which propose to improve or maintain the quality of a natural resource within RP districts shall be approved if the applicant demonstrates that all of the following criteria are met: (I) The project will cause no permanent degradation, or loss of natural features in the RP district; and (ii) There will be improvement in the quality of at least one function or value of the resource; and (iii) Only vegetation described in the Plant List as appropriate for resource landscaping shall be planted. For the purpose of this subsection, "resource enhancement project" does not include required mitigation pursuant to LOC 50.05.010.4.e through 50.05.010.4.g. Village at Westlake 53 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 75 Response: The applicant is proposing to mitigate tree removal as a result of grading and roadway construction, violations assessed on the property as well as temporary impacts associated with the proposed detention facility within the riparian setback and delineated RCPA area as depicted within sheet L 1.0. Specific plan material and locations are shown within sheet L 1.1 of Exhibit B. The applicant is only proposing to use appropriate native vegetation from the City's approved list. As previously noted the existing RP corridor is overrun with invasive species including English ivy and Himalayan blackberry. The proposed trees will assist with water quality by shading the stream corridor and proposed native shrubs and groundcover will assist with preventing the proliferation of invasive species by providing viable native plant material, these will in turn increase the wildlife habitat area within the RCPA by reducing temperatures within the stream corridor and providing shade, cover and appropriate browse for local wildlife. (g) Limited Hazardous Materials Storage Hazardous material, as defined by the Department of Environment Quality, or development providing for the storage or processing of materials that are buoyant, flammable, explosive, toxic, or that could be injurious to human, animal, or plant life are prohibited in the RP district. Exceptions: (i) Materials that are typically used for household purposes and in quantities which are normal for household use. (ii) Materials that are stored in a boathouse and are typically used for recreational boat operation and maintenance. Response: No hazardous material is proposed on-site. This provision does not apply. (2) General Development Standards In carrying out the permitted development activity, the applicant shall also comply with the following general development standards, if applicable to the proposed development, and the construction standards set forth in LOC 50.05.010.4.d: (a) Resource Alterations (i) Streams shall not be impounded or diverted from their natural channels unless the applicant demonstrates: (A) The diversion or impoundment will cause minimum degradation or loss of natural features in the stream corridor, and Village at Westlake 54 Cardno City of Lake Oswego Submitted December 5, 2013 76 Final Submittal April 7, 2014 (B) The diversion will not cause erosion or otherwise cause damage downstream of the development site, and at least one of the following criteria are met: (1) A diversion would return a previously altered stream to its original location, (2) A stream channel occupies all or most of a legally created lot, or (3) An impoundment is designed to reduce flooding or improve water quality. (ii) A wetland shall not be impounded or the hydrology of the wetland modified through such activities as draining the resource or enlargement of the resource to create a pond, unless it can be demonstrated that the criteria for allowing resource enhancement in subsection 6.c.ii(1)(f) of this section have been met. Response: There is no proposed alteration to the stream or wetland located within the RP district. iii. Land Divisions and Lot Line Adjustments The following standards apply to properties containing an RP district for applications for land divisions including partitions, subdivisions, and planned developments (PDs), and to lot line adjustments: (1) All new lots or reconfigured lots proposed on lands that include an RP district shall have designated sites for buildings that are located outside of the RP district. A lot division or lot line adjustment shall not create a lot that would necessitate, due to the presence of RP or RC resources on the created lot, an exception under LOC 50.05.010.6.d in order to site a dwelling upon the proposed lot. Response: All proposed lots associated with this planned development will allow for the siting of dwellings, accessory structures, driveways, and roads outside the RP district. Those undevelopable portions of the site primarily located within the RP or RCPA districts will be dedicated as a tract. The tract is shown on the Site Plan sheet C 2.0 under Exhibit B. (2) Exception: This standard shall not apply to lots established as open space tracts, for transfer to a public agency or private trustee to manage as a natural area, or where the entire lot is included in a conservation easement that prohibits development on the site. Village at Westlake 55 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 77 Response: Those undevelopable lots primarily located within the RP or RC districts will be dedicated as a tract. The tract is shown on the Site Plan under Exhibit B. (3) Permanent signage is required in planned developments and subdivisions to identify the RP district where any common open space protects an inventoried natural resource through conditions of approval. The signage shall be installed before any occupancy permit is issued. Such signage shall be reviewed as part of the development review process, and shall meet the standards of LOC Chapter 47. Response: Permanent signage will be provided to identify the RP district and any designated tract dedicated to protect an inventoried natural resource. Village at Westlake 56 Cardno City of Lake Oswego Submitted December 5,2013 78 Final Submittal April 7, 2014 LOC 50.06: DEVELOPMENT STANDARDS 50.06.001 BUILDING DESIGN 2. STRUCTURE DESIGN — RESIDENTIAL ZONES a. Applicability i. In the R-0, R-2, R-3, and R-5 zones, this subsection applies only to the following types of development: (1) Detached single-family dwellings; (2) Zero lot line dwellings; (3) Duplexes; and (4) Structures that are accessory to these development types listed above. Response: The building design standards do apply as this project is for(18) detached single- family dwellings. This application includes the preliminary plat and locations of lots. Specific dwelling locations within those lots have not been determined at this point. Each dwelling represents a craft house that will address specific design elements at the time of building permit submittal. b. Street Front Setback Plane Except as set forth in LOC 50.06.001.2.d and for flag lots in the R-6 zone, the profile of a structure that fronts on a street shall fit behind a plane that starts at the setback line (front yard or side yard abutting a street) and extends upward to 20 ft. in height, then slopes toward the center of the lot up to the maximum base height of the zone. The slope of the street front setback plane is dependent upon whether it applies to a front yard or side yard abutting a street, as follows: i. Front yard —6:12 slope, or ii. Side yard abutting a street— 12:12 slope. Response: Specific dwelling locations and yard setbacks have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. Allowable building envelopes are identified within sheet C 2.0 of Exhibit B. c. Street Front Setback Plane Exceptions i. Roof Form Any individual roof form may penetrate the street front setback plane if it is less than one-third of the structure width, as illustrated in Figure 50.06.001-B: Exceptions to Street Front Setback Plane. Two or more separate and distinct roof forms, such as dormers, may project into the street front setback plane if they are less than one- half of the structure width. Village at Westlake 57 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 79 Response: Specific dwelling locations and yard setbacks have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. Allowable building envelopes are identified within sheet C 2.0 of Exhibit B. ii. Projections Any eaves, bay windows, chimneys and other decorative features, front porch, cornices, eaves, gutters, belt courses, leaders, sills, pilasters, lintels, ornamental features, and other architectural features, canopies, sunshades, chimneys, and flues that are allowed to project into the front yard setback shall fit below the extension of the street front setback plane, as illustrated in Figure 50.06.001-C. Response: Specific dwelling locations and yard setbacks have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks and projections will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. d. Street Front Setback Plane on Steeply Sloped Lots i. Down Slope On steeply sloped lots where the average elevation of the ground surface at the setback line fronting a street is below the average elevation of the centerline of the street, the elevation at which the street front setback plane height is measured shall be the average elevation of the centerline of the street, as illustrated in Figure 50.06.001-D: Street Front Setback Plane on Steeply Sloped Down Slope Lot, below. For this measurement, the average elevation of the street centerline shall be measured at points along the street centerline where a perpendicular line extended from the centerline would intersect the abutting property corners, as illustrated in Figure 50.06.001-E: Measurement Locations, below. Response: The applicant is aware of the setback line measurement along steeply sloped lots. This provision would likely apply to the lots on the eastern portion of the property, specifically those lots fronting Fosberg Road. As this proposal is subject to the planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. Allowable building envelopes are identified within sheet C 2.0 of Exhibit B. ii. Upslope The front profile of a structure shall fit behind a plane that starts at the setback line fronting a street and extends upward, to 24 ft. in height, then slopes toward the center of the lot at a slope equal to the slope measured from the lot line abutting a street to the most distant point of the structure for a horizontal distance of ten ft., at which point the structure may rise to the maximum allowed height Village at Westlake 58 Cardno City of Lake Oswego Submitted December 5,2013 80 Final Submittal April 7,2014 for the zone. The standard is illustrated in Figure 50.06.001-F: Front Setback Plane on Upslope Lots. Response: The upslope setback measurement provision may apply to the lots located at the north and northwest portion of the site. As this proposal is subject to the planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. Allowable building envelopes are identified within sheet C 2.0 of Exhibit B. e. Side Yard Setback Plane — Interior Yards Except as set forth in subsection 2.e.ii of this section, the side profile of a structure shall fit behind a plane that starts at the side property line and extends upward to 12 ft. and slopes toward the center of the lot at a slope of 12:12 up to the maximum allowed height at the peak as illustrated in Figure 50.06.001-0: Side Yard Setback Plane. Response: Specific dwelling locations and yard setbacks have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. i. Roof forms may penetrate into the side yard setback plane required under (e), above, as follows: (1) Any individual roof form may penetrate the side setback plane if it is less than one-third of the structure length at 12 ft. in height. Two or more separate and distinct roof forms such as dormers or gables may project into the side setback plane if they are less than one-half of the structure length at 12 ft. in height. Response: Specific dwelling locations and yard setbacks have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks and roof penetrations will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. (2) Building projections allowed under LOC 50.04.003.8, General Exceptions for Building Projections, Decks, and Walkways and Pathways to Setbacks, may project up to two ft. into the side yard setback plane. Chimneys are exempt from the setback plane requirement. Response: Specific dwelling locations and building projections have not been determined at this time. As this proposal is subject to the planned development provision, yard setbacks and whether or not any building projections are proposed within the side yard setback will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. ii. On steeply sloped lots that are upslope from the abutting street, no side yard plane is required. Response: The upslope setback measurement provision may apply to the lots located at the north and northwest portion of the site. As this proposal is subject to the Village at Westlake 59 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 81 planned development provision, yard setbacks will be addressed within the context of a planned development subdivision, allowing for flexibility to the setback requirements. f. Side Yard Appearance and Screening At least one of the following design treatments shall be applied along side yards or side elevations. This section is applicable to both interior side yards and side yards that abut streets. i. Treatment 1 — Maximum Side Yard Plane (1) When the side elevation of a primary structure is more than 500 sq. ft. in area in an R-0, R-2, R-3, R-5, or R-6 zone ("Group 1") or more than 750 sq. ft. in area in an R-7.5, R-10, or R-15 zone ("Group 2"), the elevation must be divided into distinct planes of 500 sq. ft. or less for Group for 750 sq. ft. or less for Group 2. For the purpose of this standard, areas of side yard wall planes that are entirely separated from other wall planes are those that result in a change in plane, such as a recessed or projecting section of the structure that projects or recedes at least two ft. from the adjacent plane, for a length of at least six ft. Response: Building elevations will be designed as follows; all proposed housing types will provide prominent building articulation, projections, and change in material to break up any building massing along any side of the dwelling. For lots gaining driveway access from either Rogers or Fosberg Road, the front face of the building is oriented to the street, For those lots visible from Rogers or Fosberg but gaining access from the proposed 26-foot residential street, the building is oriented to the new street, with building articulation, projections, and change in material provided along the sides of the dwelling. (2) Except in the R-0, R-2, R-3, and R-5 zones, the maximum side yard plane may be increased by 10% on a side for every additional five ft. of side yard setback provided beyond the minimum required by the zone, on the side property line. Response: This proposal is subject to the setback allowances under a planned development proposal. It is not likely that the maximum side yard plane will be increased through a greater building setback. ii. Treatment 2—Side Yard Features (1) The side elevation of a structure shall consist of two or more planes that are offset by a minimum of 16 in. The wall planes shall be a minimum of four ft. in width, and shall result in a change in a wall plane for one full story. Exception: Window bays may be utilized to satisfy the requirement for offsets. Such windows shall extend a minimum of 12 in. outward from the main wall of a building and shall form a functional bay or alcove in an interior room. Bay windows used to meet this requirement shall not be exempt from setback requirements. Village at Westlake 60 Cardno City of Lake Oswego Submitted December 5,2013 82 Final Submittal April 7, 2014 (2) Walls shall include a roof eave overhang of 16 in. or greater, and (3) Windows and/or doors shall occupy a minimum of 15% of the side elevation facing the street, and all windows shall have a window trim that is a minimum of four in. in width. Response: All proposed housing types will provide prominent building articulation, at least 2 wall planes, and change in material to break up any building massing along any side of the dwelling. Roof eave overhangs do overhang at least 16-inches from the building face and window glazing is provided over at least 15% of any building elevation. For lots gaining driveway access from either Rogers or Fosberg Road, the front face of the building is oriented to the street. For those lots visible from Rogers or Fosberg but gaining access from the proposed 26-foot residential street, the building is oriented to the new street, with building articulation, multiple wall planes, and change in material provided along the sides of the dwelling. iii. Treatment 3 –Screening The applicant shall provide screening and buffering of the wall plane with a minimum of one standard plant unit for every 50 linear ft. of side property line or fraction thereof. Planting shall occur within an area that is defined by the length of the side elevation plus 20 ft. beyond the width of the building at either end, and outward 20 ft. from the side elevation of the building, towards the side lot line, as shown in Figure 50.06.001-H: Screening and Buffering. Standard Plant Units are defined in Table 50.06.001-2. All landscape plants shall be grouped and clustered within the side yard to visually break up wall planes into smaller segments. (1) To use the screening option, the following standards must exist or be provided: (a) A minimum distance of 15 ft. between dwellings, (b) Columnar tree species shall be used when the setback is less than ten ft., and (c) Root barrier techniques shall be used to avoid root growth damage to foundations. Response: Treatment 3—Screening will not be fully employed as a side yard screening treatment. However, plantings will likely be installed along building side yards to achieve the intent of the screening requirement. iv. Corner Lots–Side Yards That Abut Streets As an alternative to the treatments set forth in this subsection 2.f, Side Yard Appearance and Screening, on a corner lot, either of the following treatments can be used for the side elevation that abuts a street: (1) Corner Treatment 1 – Covered Side Porch Village at Westlake 61 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 83 The side yard elevation shall include a covered porch. The porch shall be a minimum of 80 sq. ft. in area, a minimum of five ft. deep, and shall extend along a minimum of 25% of the side elevation that faces the street. The porch must meet setbacks. (2) Corner Treatment 2— Balcony The side yard elevation shall include a second floor balcony. The balcony shall be a minimum 30 sq. ft. in area, and a minimum of three ft. deep. The balcony may encroach four ft. into the setback. Response: All proposed housing types will provide prominent building articulation, at least 2 wall planes, and change in material to break up any building massing along the side yards of any corner lots. Roof eave overhangs do overhang at least 16- inches from the building face and window glazing is provided over at least 15% of any building elevation. The covered side porch or balcony treatment is not proposed at this time. v. Long Wall Planes To break up building mass and provide greater privacy on narrow lots, on a lot that has greater than 2.5:1 ratio of lot depth to the average of the lengths of the front and rear setback lines, no portion of a residential structure shall exceed 18 ft. high for a cumulative length greater than 60 ft., unless the excess portion of the residential structure more than 18 ft. high beyond the 60 ft. cumulative length is set back not less than 20 ft. from the side lot lines. This is illustrated in Figure 50.06.001-I: Changes to Wall Planes. Response: All of the proposed lots have a lot depth to length ratio that is less than 2.5:1. g. Rooftop Decks Rooftop decks are prohibited on the pitched portion of any roof exceeding 2% slope. Decks on flat roofs shall not extend above the coping of the roof. Response: No rooftop decks are anticipated with this development. 4. GARAGE APPEARANCE AND LOCATION a. R-0, R-2, R-3, R-5, R-7.5, R-10, and R-15 Residential Zones The following standards for garage appearance and location shall be applicable: i, Applicability Limited to Dwelling Type in the R-0, R-2, R-3 and R-5 Zones. The garage appearance and location standards of this section shall apply to the following types of development: (1) Detached single-family dwellings; (2) Zero lot line dwellings; and Village at Westlake 62 Cardno City of Lake Oswego Submitted December 5, 2013 84 Final Submittal April 7,2014 (3) Duplexes. Response: The garage appearance and location provision does apply, as the proposed development is for detached single-family dwellings. Garage Wall Facing Street When a garage has wall(s) facing a street, these wall(s) shall have more than one plane or shall include fenestration equal to at least 10% of the garage wall. Response: For all lots with driveway access directly onto Rogers or Fosberg Road, the garage wall will be facing the street. As shown on the building elevations provided under Exhibit B, Lots 1-5 will be facing the street. Fenestration and change in material accounts for more than 10% of the garage wall to meet the intent of the provision. iii. Garage Design Requirements Due to Location The standards in subsection 4.a.iv of this section shall not apply in any one of the following circumstances: (1) The garage is 20 ft. or more back from: (a) The point of the dwelling closest to the front lot line, and (b) If applicable, the point of the dwelling closest to the street side yard line; (2) The garage is side-loading; (3) The garage is rear-loading; (4) The lot is a steeply sloped lot; (5) The width of a parcel is less than 50 ft.; or (6) The garage is proposed to be set back at least 60 ft. from the public right-of-way. Response: Based on the elevations provided with this submittal, all garages will be attached garages situated along the front plane of the house, if setback slightly from the primary building plane. There are several steeply sloped lots that may require different design requirement as outlined below. Figure 50.06.001-L: Garage Design Requirements Village at Westlake 63 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 85 ' ' \ 3 f „I � AA.: i \ _ 9 _ ____ • �FI � � F1 outdoor Siring area 757:\171 111 wood or stone —. L-111" operable gate _, Fencing iv. Garage Location Standards The garage shall comply with subsections 4.a.iv(1) through (3) of this section: (1) Dwelling Shall Be Closer to the Street The garage shall not be located closer to the street than the dwelling. For the purpose of meeting this subsection, the exterior wall of at least one room of habitable space, other than any habitable space above the garage, shall be located closer to the street than the garage door. Habitable space above a garage shall be considered an acceptable method of meeting this standard for remodeling projects involving homes built prior to August 2004 in the R-5, R-7.5, R-10, and R-15 zones, and July 1, 2010, in the R-0, R-2, and R-3 zones. Response: All proposed garage locations will be even or set back from the primary building plane to meet the intent of this provision. (2) Garage Width (a) The garage elevation shall not occupy more than 60% of the width of the combined facade of the dwelling and garage; or (b) For duplexes and zero lot line dwellings, garages may occupy up to 75% of the width of the front facade of the dwelling and garage when the following criteria are satisfied: Village at Westlake 64 Cardno City of Lake Oswego Submitted December 5, 2013 86 Final Submittal April 7, 2014 (i) The lot width of the lot upon which the duplex is located or the combined total lot width for the two lots upon which the zero lot line dwellings are located is less than 88 ft.; and (ii) The total combined width of all garage doors does not exceed 36 ft.; and (iii) Living area is provided above the garage. The front facade of the living area must have fenestration that is not less than 20% of the facade; and (iv) One or more of the following is provided: 1. Pergolas or trellises are provided across the entire front of the garage; or 2. A covered porch occupies at least 25% of the facade; or 3. An enclosed outdoor living space is located between the front of the house, the garage, and the public right-of-way. The enclosure shall consist of wood, wrought iron, brick, stucco, stone, or other masonry fencing (excluding concrete block) and include an operable entryway gate as shown in Figure 50.06.001-L: Garage Design Requirements; and (c) If the garages for the units are adjacent to one another, the horizontal planes of the garage doors shall be offset no less than two ft. Response: All proposed garage elevations occupy less than 60% of the width of the combined facade of the dwelling and garage. Generally, most garage elevations will cover less than 50% of the combined elevation. (3) Garage Appearance Garages shall comply with at least two of the following standards, to minimize the appearance of the garage: (a) Set the garage an additional two ft. further from the front property line than the facade of the dwelling; (b) Provide individual garage doors, not to exceed 75 sq. ft. each, for each parking stall; (c) Provide individual garage doors that do not exceed 50% of the width of the combined facade of the dwellings and garages, or in the case of duplexes and zero lot line dwellings, 50% of the width of the combined facade of the dwellings and garages. Any garage opening width beyond 50% of the dwelling and Village at Westlake 65 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 87 garage width must be set back at least two ft. further from the front property line than the facade of the other garage opening; (d) Provide a decorative trellis or other feature that will provide a shadow line giving the perception that the garage opening is recessed. The feature shall be provided across the top and along the width of the garage door(s) and shall be at least 12 in. deep and six ft. tall. Response: Specific garage appearance has not been determined at this time. The applicant and developer are aware of the standards listed above and will select at least 2 elements to include in garage design for each dwelling. v. Multiple Garage Opening Setbacks In any instance where a garage or a set of adjacent garages is designed to park three or more vehicles, only the garage openings for the first two vehicles may occupy the same building plane. Each additional building plane with a garage opening shall be set back by a minimum of two ft. from the previous garage building plane. Response: All proposed garages will be designed to park at least two vehicles. 50.06.002 PARKING. 1. APPLICABILITY The provisions of this section shall apply to all development which generates a parking need. This shall include the construction of new structures, the remodeling of existing structures and a change of use which increases on-site parking or loading requirements or which changes access requirements. Response: The proposed 18-lot subdivision will generate a parking need. The following parking provisions do apply. 2. STANDARDS FOR APPROVAL a. Vehicle Parking i. Required parking spaces shall be available for the parking of operable passenger vehicles of residents, customers, patrons and employees and shall not be used for the storage of vehicles or materials or for the loading and unloading or parking of vehicles used in conducting the business or use. Number of Required Parking Spaces The number of required parking spaces under this article shall be determined by either the Numerical Method (subsection 2.a.ii(1) of Village at Westlake 66 Cardno City of Lake Oswego Submitted December 5,2013 88 Final Submittal April 7,2014 this section) or the Parking Study Method (subsection 2.a.ii(2) of this section). (1) Numerical Method Refer to Tables 50.06.002-1, 50.06.002-3 and 50.06.002-4 to determine the number of parking spaces required. The minimum number of parking spaces specified for each type of use shalt include reductions to parking requirements pursuant to subsection 2.a.v(1) of this section and Table 50.06.002-3. Response: Based on the tables and notes provided from the Pre-Application conference, one off-street parking space per dwelling unit is required. The applicant will be constructing garages on each lot that will accommodate at least two (2) parking spaces per lot. Additional parking is provided along one side of the proposed public extension of Meadowcreek Court. (2) Parking Study Method. Use the parking study methodology for determining the parking needs of the proposed use as provided in subsection 2.a.ii(5) of this section. Response: Based on the tables and notes provided from the Pre-Application conference, one off-street parking space per dwelling unit is required. All lots will provide both a driveway and garage to meet or exceed the minimum parking requirement. iii. On-Site Location of Required Parking Spaces (1) All required parking shall be off-street. Parking may not be located in a required yard or special street setback except where there are specific yard setback requirements for parking established by the zone. Response: All required parking is off-street, provided in a proposed garage. vi. Parking Dimensions (1) Refer to Figure 50.06.002-A: Off-Street Parking Matrix to determine the minimum dimension and layout of parking spaces. All parking areas, except stacked or tandem parking areas, shall be designed so that a vehicle may enter or exit without having to move another vehicle. All parking areas must be designed to allow vehicles to enter and exit the street in a forward motion. Response: All required parking is off-street, provided on the dwelling driveway and garage. (2) The minimum dimension to meet single-family residential parking space requirements shall be eight ft. six in. wide and 18 ft. six in. long for each space. Response: All required parking is off-street, provided within the garage. Minimum garage widths are proposed to be 18' by 22° allowing for at least two spaces on each lot. Village at Westlake 67 Cardno Cityof Lake Oswego Submitted December 5,2013 g Final Submittal April 7,20'14 89 50.06.003 CIRCULATION AND CONNECTIVITY 1. Access/Access Lanes (Flag Lots) a. Definition of Access For the purposes of this section, access shall be defined as: "area within public right-of-way directly affected by the traffic generated by the particular development and necessary to provide safe and efficient ingress and egress to the property." Response: The proposed development will generate traffic and connect to the adjacent public roads. The circulation and connectivity provisions are applicable to this application. b. Applicability This section is applicable to all major developments and to the following minor developments: i. Construction or alteration of multi-family dwelling; ii. Construction or alteration of major public facilities; iii. Construction or alteration of commercial development; iv. Construction or alteration of institutional development; v. Construction or alteration of industrial development; and vi. Land divisions (partitions and subdivisions). Response: This proposal is for a planned development subdivision. Therefore, the circulation and connectivity provisions do apply. c. Standards for Approval i. Every residentially zoned lot shall abut a street for the following minimum length: Residentially Zoned Lot Minimum Street Frontage Rowhouse 17 ft. Flag Lot LOC 50.07.007.2.c All Other 25 ft. Response: All proposed lots have a minimum of 25 feet of street frontage as proposed. Please review sheet C 2.0 for dimensioned frontages along streets. There are no flag lots proposed with the development. ii. Access design shall be based on the following five criteria: (1) Topography; (2) Traffic volume to be generated by the development; (3) Classification of the public street from which the access is taken (residential, collector or arterial); Village at Westlake 68 Cardno City of Lake Oswego Submitted December 5,2013 90 Final Submittal April 7,2014 (4) Traffic volume presently carried by such street; and (5) Projected traffic volumes. Response: Access into the site is provided by a 26-foot residential street proposed to connect to Rogers Road and be dedicated to the City. Rogers Road is a local street, Meadowcreek Court is proposed to be extended into the site resulting in a four (4) intersection along. The proposed location is logical. Access to lots 1-5 will be provided via two (2) driveways. The applicant has analyzed the site distance to ensure access to Fosberg Road via the two (2) proposed driveways is safe and has included a memo from Lancaster Engineering as Exhibit H in support. Lots 1-5 are accessed via two shared driveways, the design approach was arrived at after consultation with City staff, when a private street with hammerhead was originally proposed for access. The current design requires less grading on site and results in less impervious area. The design responds to the site distance and existing topography of Fosberg Road while helping to reduce the need for grading onsite to accommodate home sites. A two home shared driveway is proposed for lots 1-2 and a three home shared driveway is proposed to accommodate lots 3-5. Fosberg is designated as an arterial, however the proposed five (5) lots accessed by two driveways spaced over 100 feet apart will not result in traffic volumes that will exceed the capacity of the street, especially since the site is developing below the density projected when the Transportation System Plan was drafted. iii. Direct permanent access from a development to an arterial street is prohibited where an alternate access is either available or is expected to be available. A temporary access may be allowed. Response: No accessed is proposed onto an arterial. Rogers Road is a local street and Fosberg Road is a Major Collector. iv. Direct access from a development or a structure to a local residential street is required unless such access is not available. Response: Direct access is provided for lot 6-18 to a local street Rogers Road or Meadowcreek Court. The design for lots 1-5 has gone through an iterative process with the engineering staff at the City, options considered included shared driveways, a private street with hammerhead turn around, and a one way "eyebrow" design. The current design reduces the amount of grading required to develop the site, reduces impervious area and meets spacing and site distance requirements. The current design allows for two private driveways to connect to Fosberg Road in a uniformly spaced manner along the frontage of the development site. v. The City may require shared access with a neighboring site or an extension of residential streets across adjacent properties to provide access to the development if necessary to prevent adverse impacts on traffic flow. Village at Westlake 69 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 91 Response: Direct access is provided for lot 6-18 to a local street Rogers Road or Meadowcreek Court. The design for lots 1-5 has gone through an iterative process with the engineering staff at the City, options considered included shared driveways, a private street with hammerhead turn around, and a one way "eyebrow" design. The current design reduces the amount of grading required to develop the site, reduces impervious area and meets spacing and site distance requirements. The current design allows for two private driveways to connect to Fosberg Road in a uniformly spaced manner along the frontage of the development site. vi. If no satisfactory access from a public street to a development is available, the City shall require postponement of the development until such time as a satisfactory access becomes available. Response: The applicant has demonstrated that access can be safely and efficiently provided to all 18 proposed lots, the traffic expected to be generated is below the threshold that would require a traffic impact analysis and therefore is unlikely to have significant impact on the City's overall transportation system. vii. Access lanes created by a partition or private streets created by a subdivision shall contemporaneously provide an option of dedication to the City. Response: The applicant has no objections should the City request the private streets be dedicated to the public as currently designed. d. Standards for Access Lanes Access lanes shall meet the following minimum standards: i, Twenty-ft. wide easement. ii. Access to two to four dwelling units — 12 ft. of pavement with a four ft. shoulder on each side. iii. Access to five to eight dwelling units — 16 ft. of pavement with a two ft. shoulder on each side. iv. When providing access for seven to eight dwelling units, the access lane shall be designed to provide "on-lane" parking for a minimum of four standard vehicles or provide an "off-lane" parking area for a minimum of four standard vehicles. Response: Lots 1-5 use shared driveways that have been designed consistent with these requirements. Each driveway serves two (2) or three (3) lots and has been designed with a pavement width in excess of 12 feet. e. Traffic Study Determination of the location and configuration of an access shall be based on a traffic study, unless otherwise approved by the City Manager. Response: A Trip Generation & Sight Distance Analysis was drafted by Lancaster Engineering to address trip generation associated with a 20-lot residential subdivision and the potential access points onto Fosberg and Rogers Road. Village at Westlake 70 Cardno City of Lake Oswego Submitted December 5,2013 92 Final Submittal April 7,2014 This memo included under Exhibit H addresses intersection sight distance from the proposed site entrances. f. Expenses Borne by Developer The expense related to modification of an existing street to accommodate proposed access including all traffic control devices and lighting shall be paid for by the developer. Response: All expenses associated with the added access points from Fosberg and Rogers Road will be borne by the developer. g. Distance between Access and Nearest Intersection Access from a major development to a collector or an arterial shall be not less than 100 ft. from the nearest intersection of street centerlines. Response: Access to the site is greater than 100-feet from the nearest intersection of street centerlines. 2. ON-SITE CIRCULATION — DRIVEWAYS AND FIRE ACCESS ROADS a. Applicability This section is applicable to all development proposing a new use or an increased use on a site when the development will result in the construction of or the increased use of private streets, driveways, or parking lot aisles. Increased use shall be defined as an increase in trip generation or parking requirement. Response: The proposed development will result in the construction of a residential street and driveways to serve the 18 lots. This will result in an increase in trip generation. Therefore, this provision does apply. b. Standards for Approval i. Driveway Approaches— Locational Limitations and Restrictions (1) On corner lots where the adjacent streets are fully improved to their anticipated ultimate width, the nearest edge of a proposed driveway to the intersection shall be no closer than 30 ft. when measured from the projected curb of the street that is the most parallel to the alignment of the proposed driveway. Response: Rogers Road is fully developed to its ultimate width, the proposed extension of Meadwocreek is proposed to be constructed to its ultimate width. The only corner lots within the project are Lots 6 and 16. The driveway for lot 16 is located more than 30 feet north of the intersection. The driveway for Lot 6 is proposed to be more than 30 feet east of the intersection. (2) On corner lots where the adjacent streets are not fully improved to their anticipated ultimate width, the nearest edge of a proposed driveway to the intersection shall be no closer than 30 ft. when measured from the lot corner, or if the corner is a radius, from the point of intersection of the tangents. If Village at Westlake 71 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 93 right-of-way dedication is required as a condition of approval, the lot lines after dedication shall be used as the basis for determining compliance with this standard. (3) On lots with less than 75 ft. of continuous frontage on a single public street, only one driveway shall be permitted along that frontage. (4) All driveway approaches shall be located and designed so that the driver entering or exiting the driveway can see approaching traffic for a sufficient distance to make a safe entrance and exit. American Association of State Highway and Transportation Officials (AASHTO) standards shall be used in determining compliance with this standard. (5) The maximum width of a driveway approach, measured where the edges of the driveway meet the right-of-way, shall be governed as follows: (a) Single-family residential with garage door(s) facing the street: 12 ft. per garage or carport stall, or surface parking space, but not to exceed 30 ft. (b) Single-family residential with side-loading garage: 24 ft. (c) All other uses: 24 ft. unless otherwise justified by the recommendations of a traffic study. Response: The driveways have been depicted on sheet C 2.0 in the ultimate location. The applicant has included Exhibit H which includes a sight distance study to demonstrate conformance with site distance requirements. Driveways are shown to be 20 feet in width and proposed to provide access to at least two car garages. In the event a three car garage is proposed it will be located consistent with the requirements detailed above and it shall not exceed 30 feet in width. ii. Driveway Widths Driveways shall conform to the minimum width requirements of LOC 15.06.610 (Oregon Fire Code Adopted) and LOC 50.06.002, Parking. Response: All driveway widths will conform to the minimum width requirements of LOC 15.06.610 and LOC 50.06.002. The driveways will access the proposed residential street, which does have adequate width and turnaround radii to meet the fire access standards. iii. Driveway Grades (1) The maximum grade of a driveway serving one single-family structure shall be 20%. If the grade exceeds 15%, then the residence must be provided with alternative methods for fire suppression, i.e., sprinklering. (2) The maximum grade of a driveway for all other uses shall be 15%. Village at Westlake 72 Cardno City of Lake Oswego Submitted December 5,2013 94 Final Submittal April 7, 2014 (3) For all uses except residential structures of four units or less, there shall be a landing area where a driveway used by multiple drivers meets the public street. The landing area shall be a minimum of 25 ft. long and shall have a maximum grade of 5%. The length and grade of the landing area described in this subsection presupposes that the abutting street has been fully improved to its ultimate anticipated width. If a driveway is proposed on a street that is not fully improved, and the development proposal is anticipated to proceed prior to the improvement of the street, the City Engineer shall determine the location and grade of the future street improvement and the applicant shall design the driveway and site grading so that this standard will not be compromised when the street is improved in the future. (4) Along the traveled way, grade breaks shall not exceed an algebraic difference of 9% unless accomplished by the construction of a vertical curve complying with the City's Standard Details. (5) The maximum cross-slope of a driveway shall be 5%, except for that portion of a driveway which must blend with an adjacent street grade that exceeds 5%. When blending is necessary, the length of the blended section shall be limited to 30 ft. Response: The applicant is aware of the driveway grade maximums and will either design driveways to meet these standards or provide alternate means (such as sprinkling buildings) to be approved by the Fire Department during the final engineering review. The proposed development can meet this requirement. iv. Fire Access Lanes (1) All developments shall comply with the minimum requirements for fire access roads as stipulated by the Fire Code and LOC Chapter 15. (2) The paved improvement of fire lanes, their associated turnarounds and right-of-way dimensions shall comply with the City's Standard Details. (3) When a fire access road is required to be used as a primary or alternate access route for the provision of emergency services to or through an abutting property, the fire lane shall be declared as such on a legal instrument to be recorded against the title of the affected property(ies). A declaration on a plat or on a recorded development plan may also be used to satisfy this standard. Response: Based on Pre-Application notes provided by the Fire Marshal's Office, access along the 26-foot residential street will allow parking on one side only. The applicant will continue to coordinate with the Fire Marshal's office through final engineering design. v. Turnarounds Village at Westlake 73 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 95 (1) If a dead-end driveway exceeds 150 ft. in length, it shall provide a fire department turnaround in compliance with the City's Standard Details. Exception: The Fire Marshal may approve driveways greater than 150 ft. in length if the structures greater than 150 ft. from the public road are provided with alternative methods of fire suppression, i.e., sprinklering. (2) Except where a continuous forward exit can be made out of the site, all developments with on-site loading and delivery areas shall provide a turnaround for delivery vehicles in compliance with the City's Standard Details. (3) Required turnarounds shall not overlap a required parking space. Response: A fire access turnaround to serve lots 6-18 is provided on the western side of the development in the form of a hammerhead with a 26-foot wide paved section. None of the proposed driveways along Fosberg result in a length that exceeds 25 feet. vii. Easements Required (1) Driveways and their associated parking areas and turnarounds shall be located on the site or, if located off site, in an easement. (2) A copy of the easement shall be submitted to the City as part of the development application. If the easement has not yet been obtained at the time of application, the applicant shall supply a letter of commitment from the party who has the authority to grant the easement indicating that the easement will be granted contingent upon the development's approval by the City. (3) Easements shall state the purpose of the easement, identify the benefiting and burdened properties, state the duration of the easement rights granted, and stipulate the maintenance responsibilities of the parties. Response: All driveways are located on-site. c. Standards for Construction i. All driveways that serve as fire lanes or fire access roads shall be paved, unless modified below, and shall be designed to support fire fighting vehicle loads. The City may require an engineered pavement section and a soil test to ensure compliance with this standard. Response: No driveways are proposed as fire lanes or fire access roads. The proposed residential street and hammerhead turnaround are adequate for fire access. ii. Driveway approaches in the right-of-way shall be constructed according to the City's Standard Details. Village at Westlake 74 Cardno City of Lake Oswego Submitted December 5, 2013 96 Final Submittal April 7,2014 Response: Lots 1-5, and 16-18 will feature driveways that directly access Rogers and Fosberg Road. As such, the driveway approaches will be constructed to the City's standard details. iii. In locations where there is a slope adjacent to a driveway edge, there shall be a minimum two ft. shoulder or other means of protecting the driveway and the adjacent land from the adverse effects of erosion. Response: Any driveways located along sloped grades will provide a minimum 2-foot shoulder or other means to direct water flow away from the driveway and adjacent land to avoid erosion impacts. iv. Stormwater running off a driveway shall be managed and disposed of in compliance with the applicable drainage standards for minor or major development, and the Uniform Plumbing Code. Response: A Stormwater Report is included with this submittal under Exhibit I, detailing the proposed on-site stormwater quality and quantity designs according to the City of Lake Oswego Surface Water Management Design Manual, dated December 2003. The proposed treatment system includes a green street planter and a 72- inch diameter underground detention pipe located in the central portion of the site. v. Where a driveway approach needs to cross a roadside ditch, a culvert of ten in. minimum diameter shall be used. The City may require a larger culvert if warranted by the hydrology of the upstream drainage basin. Response: There are no culverts or roadside ditches located within driveway approach areas. This criterion does not apply. vi. All driveways shall be paved with a material that does not generate dust. Hard pavement is required except in the following circumstances: (1) Low-use driveways, such as one serving a parking area for recreational vehicles, boat trailers, or access to a storage building or storage area. (2) Where a driveway grade changes less than 10% from the street to the parking area serving a single-family residence. (3) Existing unpaved driveways, when there is an existing use on the site that is rated at ten or less average daily trips per weekday pursuant to the applicable ITE (Institute of Transportation Engineers) category, and the rating will not be increased with the proposed development. (4) When the requirement for a paved driveway is waived, a paved approach shall be constructed to prevent the tracking of loose gravel onto the public street. (5) Temporary construction access driveways. Village at Westlake 75 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 97 (6) Combustible materials, erodable materials, or floatable materials shall not be approved as acceptable driveway surfaces (i.e,, wood chips, bark dust, shredded tire rubber). Response: Specific driveway material has not been selected at this time. Either hard pavement or concrete will be used for all driveways. 3. On-Site Circulation — Bikeways, Walkway, and Accessways a. Applicability This section is applicable to all minor and major development involving the construction of a new structure other than a detached single-family dwelling, duplex, or accessory structure, and subdivisions and planned developments. This section is also applicable to modifications which increase the square footage of commercial, industrial, public use or institutional buildings by more than 10%. For the purposes of this section, an "existing building" is a building as it exists on February 19, 1998. Response: As the proposed development is a planned development, the on-site circulation standards do apply. b. Standards for Approval FMU Standards Note: If the below provisions address the same subject as provided in the Foothills Building and Site Design Standards, LOC 50.11.007, Appendix G, those standards shall supersede the below provisions. ii. Walkways shall connect at least one public entrance of each building accessible to the public to the nearest public walkway or other walkway leading to a public walkway. Walkways shall also connect to other areas of the site, such as parking lots and outdoor activity areas, to other building entrances, to adjacent streets and nearby transit stops. Response: Although specific dwelling locations have not been determined at this time, the proposed residential street with access from Rogers Road will include a sidewalk along the northern side of the roadway, while Fosberg Road will include a sidewalk on the Fosberg Road frontage. These sidewalks will then connect to the proposed dwellings to provide connectivity through the site and to adjoining, off-site paths. iii. Walkways shall meet accessibility standards of the Americans with Disabilities Act (ADA) and standards as found in the Oregon State Structural Specialty Code, Section 1103, if applicable. Walkways within the site, connections to the public sidewalk, and external connections off site shall provide convenient, accessible, and the most practical direct, barrier-free route design. Response: The walkways are designed to meet ADA accessibility standards. iv. Portions of walkways shorter than 30 ft. across driveways, parking lots or walkways crossing surfaces shared by fork lift or heavy truck traffic may use a painted crossing zone. Otherwise, walkways Village at Westlake 76 Cardno City of Lake Oswego Submitted December 5, 2013 98 Final Submittal April 7, 2014 crossing driveways, parking areas, and loading areas shall be clearly identifiable through the use of a different paving material, raised elevation, or other similar method. (1) Where walkways are adjacent to vehicle travel areas, they shall be separated by a raised curb, bollards, buttons, landscaping or other physical barrier. If a raised walkway is used, the ends of the raised portions shall be equipped with curb ramps. Response: Aside from the sidewalks associated with the proposed residential street design, specific sidewalks and walkway crossings have not been determined at this time. The applicant is aware of this provision and will provide walkway separation from vehicle areas. v. Accessways for use by pedestrians and bicyclists shall be required when necessary to provide direct routes not otherwise provided by the existing right-of-way. Developments shall not be required to provide right-of-way for accessways off site to meet this requirement. If right-of-way is otherwise available off site, the developer may be required to improve an accessway off site to the nearest transit route. Response: Accessways will be provided through the site in the form of sidewalks along the residential street on both the west and east side of the site. These sidewalks will provide access through the site and connection to adjacent pedestrian and bicycle networks. c. Standards for Construction FMU Standards Note: If the below provisions address the same subject as provided in the Foothills Building and Site Design Standards, LOC 50.11.007, Appendix G, those standards shall supersede the below provisions. i. The surfacing of walkways, bikeways and accessways shall consist of either two in. of asphaltic concrete over a minimum of four in. of compacted crushed rock, or of four in. of concrete, as determined by the City Manager. Other materials must be specifically approved by the City Manager. Response: All sidewalks will consist of either the 2-inches of concrete over a minimum of 4- inches of compacted crushed rock OR 4-inches of concrete. The applicant will confirm with the City Manager the required surfacing to be installed. ii. Walkway surfacing shall be five ft. in unobstructed width, unless specifically otherwise approved by the City Manager, and never less than four ft. in unobstructed width. Response: All walkways, at a minimum, will be 5-feet in width unless specifically approved by the City Manager. iii. Walkways without stairs shall have a maximum cross slope of 2% and a maximum slope of 8%. If the existing grade exceeds an 8% slope and the walkway construction requires an erosion control Village at Westlake 77 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 99 permit pursuant to LOC 52.02.040(1), and construction of stairs is impracticable, then the pathway may follow the existing grade. Response: The applicant is aware of the walkway slope provision and will work to best achieve the maximum cross slope of 2% and maximum slope of 8%. iv. Ramps for handicapped use are required on all walkways used by the public at all points where a path intersects a curb. Response: Ramps will be provided on all walkways used by the public at points where a path intersects a curb. At a minimum, ramps will be installed on Fosberg and Rogers Road. v. Walkways, bikeways and accessways must be constructed in such a way as to allow the surface drainage to sheet flow across them, and not flow along them longitudinally. Response: All sidewalks will be constructed to allow surface drainage to sheet flow across the surface to stormwater catch basins or the green street planter. vi. An accessway shall include at least a 15-ft. wide right-of-way or easement and an eight-ft. wide hard surface. For safety, accessways shall be as straight as practicable. Bollards, buttons, or landscaping shall be used to block motor vehicular access. Response: No accessways are proposed within the site. 5-foot sidewalks for pedestrian and bicycle connectivity are proposed. vii. A residential accessway shall include at least a 15-ft wide right-of- way or easement and a minimum six-ft. wide travel surface. Accessways may meander around major trees or vegetation, but shall be as straight as practicable, considering the circumstances related to the property. Response: No accessways are proposed within the site, 5-foot sidewalks for pedestrian and bicycle connectivity are proposed. viii. The surfacing of residential accessways shall consist of either two in. of asphaltic concrete over a minimum of four in. of compacted crushed rock, or four in. of concrete, as determined by the City Manager. Depending on location, topography or presence of sensitive lands, other materials may be specifically approved by the City Manager. Residential accessway surfacing for purposes of meeting this standard shall be a minimum of six ft. in width. Response: No accessways are proposed within the site. 5-foot sidewalks for pedestrian and bicycle connectivity are proposed. ix. Bollards, buttons or landscaping shall be used to block motor vehicle access at locations where accessways abut streets. Response: No accessways are proposed within the site. 5-foot sidewalks for pedestrian and bicycle connectivity are proposed. Village at Westlake 78 Cardno City of Lake Oswego Submitted December 5,2013 100 Final Submittal April 7,2014 x. Accessways shall be constructed in such a way as to allow surface drainage to sheet flow across them, and not flow along them longitudinally. Response: No accessways are proposed within the site. 5-foot sidewalks for pedestrian and bicycle connectivity are proposed. 4. LOCAL STREET CONNECTIVITY a. Applicability This section is applicable to: 1. Any development that results in the construction of a street; or ii. A land division that: (1) Is located on a parcel or parcels of vacant or redevelopable land of 1.75 acres or more, or (2) Abuts a parcel upon which there is a street that has been "stubbed" to the proposed development site. iii. Construction of a detached single-family dwelling, duplex, zero lot line dwelling, multi-family dwelling, commercial, industrial, institutional, or public function structure that: (1) Is located on a parcel or parcels of vacant or redevelopable land of 1.75 acres or more, or (2) Abuts a parcel upon which there is a street that has been "stubbed" to the proposed development site. This section is not applicable to development or construction in the FMU zone. Response: The local street connectivity provisions do apply to this proposed planned development. The site is not located adjacent any property in excess of 1.75 acres, nor are there any existing stubbed streets adjacent the property. c. Standards for Approval of Development Which Requires the Construction of a Street i. Local and neighborhood collector streets, access lanes, and residential accessways shall be designed to connect to the existing transportation system to meet the requirements of this standard as determined by the reviewing authority. Response: The proposed 26-foot wide residential street is designed to connect to the existing Road transportation network to meet the requirement of this standard. ii. Local and neighborhood collector street design shall provide for full street connections between through streets with spacing of no more than 530 ft., measured between the center of the intersection of two through streets that provide for vehicle traffic movement in generally the same direction ("through street pairs") with the cross street. This requirement shall be applied to all through street pairs which surround the site. If the nearest boundary of the site (or Village at Westlake 79 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 101 boundaries extended to the street) is more than 100 ft. from the intersection of a through street nearest to the site and the cross street, the provisions of this standard shall be met, except when the provisions of subsection 4.c.vi of this section are met. See Figure 50.06.003-A: Street Connectivity. Response: The proposed residential street does provide connectivity from all lots to the adjacent Fosberg and Rogers Road. However, connectivity through the site in an east-west direction is limited by the RP stream corridor and the existing grades on the site that would result in a street that exceeds City grade standards. iii. Streets shall be designed to connect to all existing or approved stub streets which abut the development site. Response: There are no existing or approved stub streets which abut the development site. iv. Cul-de-sacs and permanent closed-end streets shall be prohibited except where (a) the requirements of this standard for street and residential accessway spacing are met and (b) construction of a through street is found to be impracticable. When cul-de-sacs or closed-end streets are allowed under subsection 4.c.vi of this section, they shall be limited to 200 ft. and shall serve no more than 25 dwellings, except where the reviewing authority has determined that this standard is impracticable due to the criteria listed in subsection 4.c.vi of this section. Response: The proposed residential street is a closed-end street necessitated by the RP resource area which includes a stream and wetland area as well as the existing grade differential between Fosberg and Rogers Roads. A hammerhead turnaround is provided to allow for adequate fire access to serve all lots. Direct access via two driveways is provided to Fosberg Road for lots 1-5. v. Access lanes may be used to serve up to eight dwellings. They shall be designed to provide connections between properties that develop through the partition process. Response: The proposed residential street is a 26-foot access lane that will accommodate parking on one side of the street. Access lanes are defined as 20-foot roadways limited to serve eight dwellings. As a larger residential street the proposed roadway is adequate to serve the 12 proposed lots to the west of the RP resource. Direct access to Fosberg Road is provided for via two (2) driveways for lots 1-6. vi. The reviewing authority may allow an exception to the review standards of subsections 4.c.i through 4.c.v of this section based on findings that the modification is the minimum necessary to address the constraint and the application of the standards is impracticable due to the following: (1) Extreme topography (over 15% slope) in the longitudinal direction of a projected automobile route; (2) The presence of sensitive lands as described in LOC 50.05.010, or LOC 50.05.011, Flood Management Area, or Village at Westlake 80 Cardno City of Lake Oswego Submitted December 5,2013 102 Final Submittal April 7, 2014 other lands protected by City ordinances, where regulations discourage construction of or prescribe different standards for street facilities, unless the nearest through street pairs (see Figure 50.06.003-A: Street Connectivity) surrounding the subject site are more than one-quarter mile apart. The reviewing authority may determine that connectivity is not required under this circumstance, if a benefit/cost analysis shows that the traffic impacts from development are low and do not provide reasonable justification for the estimated costs of a full street connection; (3) The presence of freeways, existing development patterns on abutting property which preclude the logical connection of streets or arterial access restrictions; (4) Where requiring a particular location of a road would result in violation of other City standards, or state or county laws or standards, or a traffic safety issue that cannot be resolved; or (5) Where requiring streets or accessways would violate provisions of leases, easements, covenants, restrictions or other agreements existing as of May 1, 1995, which preclude required street or accessway connections. Response: The proposed residential street does provide connectivity from all lots to the adjacent Fosberg and Rogers Road. However, connectivity through the site in an east-west direction is limited by the RP stream corridor and existing topography within the site which would result in impacts to the RP corridor and a roadway that would exceed the City's slope requirements for a public street. vii. If the reviewing authority allows an exception to subsection 4.c.ii of this section for full street connections, it shall require residential accessway connections on public easements or rights-of-way so that spacing between bicycle and pedestrian connections shall be no more than 330 ft. measured from the centerline of the nearest bicycle and pedestrian connection intersection with the cross street. Response: Bicycle and pedestrian connections are provided along the sidewalks attached to the residential street on both the east and west portion of the site. These sidewalks then tie into the proposed frontage improvements along Fosberg Road and the existing sidewalk located on the western portion of Rogers Road. These connections meet the intent of the provision. viii. The reviewing authority may allow a reduction in the number of residential accessway connections required by subsection 4.c.vii of this section based on findings that demonstrate: (1) That reducing the number or location of connections would not significantly add to travel time or distance from the proposed development to bus lines or activity centers in the area, such as schools, shopping, or parks; or (2) That existing development patterns on abutting properties preclude logical connection of residential accessways; or Village at Westlake 81 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 103 (3) That the traffic impacts from development, redevelopment or both are low and do not provide reasonable justification for the estimated costs of such accessway. Response: The applicant is requesting a reduction to the requirement for a Residential Accessway connection through the property. The existing network of streets and sidewalks within the area provide an adequate network of connections to facilitate pedestrian connectivity throughout the neighborhood. Remove the requirement for a Residential Accessway will not add to travel time or distance for future residence of the site, as they will be provided the same connection along Fosberg as are currently available and will be provided a direct and efficient connection to Rogers Road from the proposed public street and sidewalk that will service the west side of the property. There are no connections that dead-end at the property from adjacent properties. East-west connectivity is provided for immediately south of the site providing direct and efficient connection to and between Fosberg and Rogers roads. The grade change between Fosberg and Rogers is significant and would require the construction of a bridge and significant amount of ramps in order to provide an ADA compliant connection. The traffic volume envisioned to be created as a result of the development proposal is below the City's minimum threshold for requiring a detailed study and thus is not expected to create a traffic impact that would warrant the cost to construct the improvement and justify the loss of developable land that would result from the Residential Accessway. d. Standards for Approval for a Land Division or Development That Does Not Require Construction of a Street The review authority shall require: i. A future connectivity plan to be filed with the City and recorded in the applicable County Clerk records. The future connectivity plan shall show how the location of future streets, access lanes, and accessways will provide for full development of the subject parcel as well as any abutting properties in order to meet the standards of LOC 50.06.003.4.c.ii through viii; and ii. Placement of structures in a manner that allows for the future street(s), access lanes, or accessways to be constructed, as well as an area sufficient to meet the required zone setbacks from the future streets. Response: This provision does not apply. e. Standards for Construction i. Standards for construction of full street connections shall be those included in LOC Chapter 42. ii. Standards for construction of access lanes shall be those included in LOC 50.06.003.1.d, Standards for Access Lanes. iii. Standards for construction of residential accessways shall be those included in LOC 50.06.003.3.c. Response: The standards for roadway construction are addressed within this narrative in earlier sections. See LOC 50.06.003.1.d and LOC 50.06.003.3.c for further information. Village at Westlake 82 Cardno City of Lake Oswego Submitted December 5,2013 104 Final Submittal April 7, 2014 50.06.004 SITE DESIGN. 1. LANDSCAPING, SCREENING, AND BUFFERING a. Applicability i. Except as provided in subsection 1.a.ii of this section, this section is applicable to: (1) All major development; (2) Multi-family dwelling; (3) Major public facilities; (4) Commercial development; (5) Institutional development; (6) Industrial development; (7) Subdivisions; (8) Partitions involving the creation of a street; and (9) Change of use that increases the number of required parking spaces by more than 25%. Response: Landscaping, screening, and buffering as they apply to site design are applicable to this proposed development. b. Standards for Approval iv. All development abutting streets shall provide street trees at the proper spacing for the species. Response: This development is abutting Fosberg Road and Rogers Road. Per the Pre- Application notes, street trees and frontage improvements are only required along Fosberg Road. Street trees types and locations are shown on sheet L 1.2 under Exhibit B. (2) Landscaping visible from the street or other public right-of- way shall be complementary to the landscaping in the surrounding area. Response: All landscaping visible from the street will be complementary to the landscaping in the surrounding area. Note the Landscape Planting Plan included under sheet L 1.2 of Exhibit B for reference. viii. Rare and endangered species as identified below shall be preserved: (1) Marsh or Sessile Trillium: "Trillium chloropetalum." (2) Fawn Lily: "Erythoroium oreganum." (3) White Larkspur: "Delphinium leucophaeum." Response: No known rare or endangered species are located on-site. c. Standards for Installation and Construction Village at Westlake 83 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 105 i. All plant materials shall conform in size and quality grade to the American Standard for Nursery Stock, current edition. Response: All plant materials will conform in size and quality grade to the referenced document. ii. All plant material shall be installed according to Sunset Western Garden Book, current edition. Response: All plant materials will be installed according to the Sunset Western Garden Book, current edition. iii. Except for single-family residential developments that require street trees, all planting shall have an irrigation system installed to meet standards of Turf Irrigation Manual, current edition, unless the applicant can demonstrate to the satisfaction of the reviewing authority that such system is not necessary. Response: The proposed development is a single-family residential subdivision requiring street trees. Therefore, this provision does not apply. iv. Existing vegetation may be used in a landscaping plan. Construction shall not be allowed within the drip lines of trees which are to remain. Finish grade shall be at the original grade or a well or planter constructed equal in size or greater than the drip line. Response: The applicant understands these provisions and has taken special care to avoid impacting drip lines of trees located within the proposed RCPA and those identified to remain. For Lot 13 which contains the crown of an Oregon White Oak, the applicant has commissioned an arborist to examine the resource to confirm the proposed building envelope will not detrimentally impact the tree, please see Exhibit L for more detail. The applicant has also commissioned an arborist to review the building envelope for proposed Lot 18 and has determined that it is feasible to retain the four (4) large conifers within the lot consistent with the intent of this provision. Please see Exhibit N and 0 for more detail and the proposed development of Lot 18. v. Topsoil removed during construction shall be replaced with topsoil. Response: The applicant is aware of this provision. Topsoil removed during construction will be replaced with topsoil. vi. Plant materials for use in parking lots and streets shall have a mature height of less than 25 ft. in areas where overhead utilities are present. Response: No overhead utilities are present along either Fosberg or Rogers Road. vii. Plant materials listed as "Prohibited Street Trees" in the Lake Oswego Master Plant List, LOC 50.11.004, Appendix D, shall be prohibited as street trees, except those cultivars that do not have the characteristics identified by its species. Response: The proposed street trees are allowed according to the City of Lake Oswego Plant List. Village at Westlake 84 Cardno City of Lake Oswego Submitted December 5,2013 106 Final Submittal April 7, 2014 viii. When a tree is located within a sidewalk, the tree base shall be protected from damage by pedestrians and other causes in a manner that complies with the City Engineer's specifications and applicable federal and state law, i.e., Americans with Disabilities Act. Response: There are no trees located within a sidewalk anywhere on the site. ix. Plant material used for screening and buffering shall: (1) Be of a size to provide an effective screen within two to five years of the planting date. (2) Be planted in a single row on centers equal to one-half mature width of the plant material or in staggered multiple rows. (3) Be a minimum of six ft. high at maturity; or as determined by the City Manager to buffer or screen a specific situation except as prohibited by LOC 42.03.130, Vision Clearance at Intersections, Including Private Streets and Driveways. Response: The applicant is aware of the plant material provision and will provide plantings that will achieve an effective screen within five years of the planting date. 2. FENCES a. Applicability No person shall construct a fence, wall, or retaining wall in violation of this section. Response: The applicant is aware of this provision. b. Location and Height FMU Standards Note: If the below provisions address the same subject as provided in the Foothills Building and Site Design Standards, LOC 50.11.007, Appendix G, those standards shall supersede the below provisions. i. Fences and walls in residential zones shall not exceed six ft. in height unless otherwise provided below: (1) Four ft. in height when located within ten ft. of a property line abutting a public or private street or an access easement which serves more than two lots. This restriction shall not apply to properties which abut an access easement but which do not have a legal right to use the easement. For purposes of determining fence height under this subsection, alleys are not considered as public streets. Response: There are existing fences along both the north and south property lines. No fences are proposed on-site at this time. One retaining wall is shown adjacent Lot 5. Please refer to the attached plan set (Exhibit B) for the location and height of the retaining wall. Village at Westlake 85 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 107 ii. Gates in a fence or wall located within ten ft. of a property line abutting a public or private street or an access easement shall not exceed six ft. in height. Response: No gates are proposed on-site at this time. One retaining wall is proposed along the steeper eastern lots, near lot 5. A retaining wall is within Lot 18 to replace an existing railroad tie wall that is deteriorating. No fences are proposed with this planned development. iii. Portals located within ten ft. of a property line abutting a public or private street or an access easement shall not exceed eight ft. in height. Response: No portals are proposed on-site. Several retaining walls are proposed along the steeper eastern lots, but no fences are proposed with this planned development. iv. Fences, walls, and retaining walls in nonresidential zones shall not exceed eight ft. in height. Mixed use commercial/residential zones shall be considered a residential zone for purposes of this section. A fence, wall, or retaining wall over six ft. in height shall be screened by an evergreen hedge which shall be of a size and spacing so as to provide a six-ft. high, dense screen within three years of the date of planting. Any fence over six ft. in height requires a building permit. Response: No fences are proposed with this planned development at this time, while all retaining walls are 6-feet or lower. Reference the Grading Plan under Exhibit B for the proposed top of footing and top of wall elevations. v. Fences, walls, retaining walls, gates, and portals shall comply with the provisions of LOC 42.03.130, Vision Clearance at Intersections, Including Private Streets and Driveways. Response: All proposed retaining walls are located on interior portions of lots or tract, well outside any vision clearance areas. vi. Every body of water, as defined in LOC 50.10.003.2, shall have a barrier as required by the State of Oregon One and Two Family Dwelling Specialty Code. Response: The delineated wetland and stream are located within a steeper canyon, effectively creating a natural barrier to the body of water. Trees and understory plants will make access to the body of water difficult at best. vii. Retaining Walls within Residential Zones (1) A retaining wall four ft. or less in height may be located in the required setback; provided, that if there are multiple retaining walls within the setback, each retaining wall shall be located no closer than five ft. to another retaining wall, as measured from the back of one retaining wall to the front of the other retaining wall. Exception: Retaining walls greater than four ft. in height are permitted if the retaining wall forms a window well that Village at Westlake 86 Cardno City of Lake Oswego Submitted December 5,2013 108 Final Submittal April 7, 2014 complies with the depth and length requirements for an exception to "Height of a Building," in LOC 50.10.003.3. (2) Retaining walls greater than four ft. in height shall be required to meet all setback requirements, except as otherwise exempted. (3) Retaining walls shall not be permitted in any rights-of-way, except with prior approval of an encroachment permit. Response: The applicant is proposing to construct a retaining wall along the frontage of Lot 18, this wall is proposed within the setback at the request of staff to minimize grading within the tract and protect the trees located within. Based on the arborist memo included as Exhibit 0, the proposed retaining walls' location will result in the need to remove a tree. This wall is less than four (4) feet at its highest point to the north. The applicant is also proposing to construct a retaining wall adjacent Lot 5. The wall ranges from 6 feet in height to the north down to one foot high to the south. See sheet C 3.0 for more detail on location and top and bottom of the proposed walls. viii. Fence Located on Top of or Near Retaining Walls (1) The combined height of a retaining wall and fence, where the fence is located either on top of or within five ft. of the face of the retaining wall on the upslope side, shall be less than eight ft., as measured from the lower side of the retaining wall. (2) No fence shall be located either on top of or within five ft. of the face of the retaining wall on the upslope side when either the retaining wall or the fence is located within ten ft. of a public or private street or an access easement which serves more than two lots. (3) When a fence is located on the top of a retaining wall, the fence shall be of a different class of material than the retaining wall, i.e., if the retaining wall is masonry, the fence must be wood or metal. Response: No fences are proposed atop or near the proposed retaining walls. ix. Berms, when used in conjunction with fences or walls, shall be included in height determinations. Response: Berms are not proposed with this project. x. Exceptions from Height Limitations The height limitations of this section do not apply to: (1) Fences which either provide security or are accessory or incidental to the use of a major public facility, minor public facility, or public transportation facilities; or (2) An open (80% open) fence which is not located in the front yard (forward of the primary structure to the front lot line) and which encloses part or all of a tennis court, swimming pool, Village at Westlake 87 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 109 playing field, park, recreation facility, public or semi-public utility structure; or (3) A noise fence permitted by the Oregon Department of Transportation abutting the right-of-way of Highway 43, but only to such height limits approved by ODOT; or (4) Retaining walls used to directly support a driveway or car parking area for a single-family residence; or (5) Retaining walls used to support right-of-way embankments subject to approval by the City Manager or designee. Such fence height exempted under the above subsections shall not exceed ten ft. except a noise fence under subsection 2.c.x(3) of this section. Response: None of the exceptions to height limitations noted above would apply to the proposed planned development. c. Materials—Standards for Construction i. The unfinished or structural side of a fence or retaining wall shall face the owner's property unless written consent has been obtained from the respective abutting property owners to face the unfinished or structural side of the fence towards the abutting property. For purposes of abutting public right-of-way, consent must be obtained from the City Manager. Response: The unfinished or structural side of a retaining wall will face the upslope portion of the site. Walls will be backfilled with dirt or structural fill as appropriate. Walls are proposed to be constructed of boulders to ensure compatibility with surrounding natural areas. ii. Fences shall not be constructed of, or contain, any material which will do bodily harm, such as electric or barbed wire, broken glass, spikes, or any other hazardous or dangerous material, except as follows: (1) Barbed wire or electrified fences enclosing permitted livestock are permitted provided the barbed wire and electrified fences shall be posted and flagged at not less than 15-ft. intervals with clearly visible warnings of hazard. Response: No fences are proposed with this planned development. (2) Barbed wire or upturned barbed salvage is permitted more than six ft. above grade in GC and Industrial zones; provided, that barbed wire shall not extend over a public or private street, alley, fire lane, or the property boundary of a property zoned residential. When used along a public or private street, the fence shall be screened from the street by an evergreen hedge which shall be of a size and spacing so as to provide a six-ft. high, dense screen within three years of the planting date. Village at Westlake 88 Cardno City of Lake Oswego Submitted December 5, 2013 110 Final Submittal April 7, 2014 Response: No fences are proposed with this planned development. iii. The enclosure surrounding a body of water as defined in LOC 50.10.003.2 shall be of a material type and constructed such that no openings, holes or gaps exist which are larger than four in. in any dimension except for doors or gates. (1) All gates or door openings shall be equipped with an automatic closing and automatic latching device combined with a lock which must be locked when the facility is not in use. Doors of any occupied dwelling forming part of the enclosure need not be provided with the automatic locking and latching devices. Response: The delineated wetland and stream are located within a steeper canyon, effectively creating a natural barrier to the body of water. Trees and understory plants will make access to the body of water difficult at best. No additional enclosures and fences are proposed around the stream. 3. Lighting Standards a. Applicability i. This section is applicable to all minor or major development which results in increased use of public and private streets, public pathways and accessways, or parking lots, and lots in the PF and PNA zones. Response: The lighting standards are applicable to the proposed planned development, which will be processed as a minor development. Reference the Lighting Plan under Exhibit B. ii. Temporary lighting for theatrical, television, and performance areas, and lights associated with special events are not subject to this section if no "development" occurs. Response: Temporary lighting is not proposed. This provision does not apply. b. Standards for Approval i. Public Pathways and Accessways Low level lighting of less than 0.3 average foot-candles and with a maximum uniformity of illuminating ratio not to exceed 20:1 shall be required in all zones, except the PF and PNA zones, unless the applicant can show that no night use of such facilities is planned. Response: The photometric plan included with this submittal under Exhibit B only shows foot candles within the proposed residential street and the attached sidewalk. The lowest foot-candle shown on the photometric plan is 0.2 at the southeastern portion of the site. A majority of the site features foot-candles well above 0.5. However, it should be noted that these lighting levels are really only proposed for safe vehicle access through the site. Pedestrian level lighting will be shown at the time of building permitting when individual dwellings are submitted for review. Village at Westlake 89 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 111 v. Street Lighting (1) Street lighting installations shall achieve criterion values listed in Table 50.06.004-6. TABLE 50.06.00 A FOR'STR A ROAOOWAY1J N (FOOT-CANDLES - FC) 2, WLG R-0, R; GC NC 1 MC, EC, R-3, R-5, R-7.5, HC, OC, i PNA R-6, R-10, and R-2.5, WLG Special (Natural R-15, R-DD, WLG OC Exception Area) Zone PNA (Developed RLW I, WLG LOC Park Area), PF IP, and RMU 50.06.004.3.b.iv and R-W Zones CR&D and CI Zones Zones LOCAL STREETS Not Intersections permitted only* Avg: Light Level N/A 0.3 fc 0.3 fc 0.4 fc 0.4 fc Avg: Min. Uniformity N/A 6:1 6:1 6:1 6:1 Max: Min. Uniformity N/A 40:1 40:1 40:1 40:1 NEIGHBORHOOD Not Intersections COLLECTORS permitted only* Avg: Light Level N/A 0.3 fc 0.4 fc 0.6 fc 0.6 fc Avg: Min. Uniformity N/A 4:1 4:1 4:1 4:1 Max: Min. Uniformity N/A 20:1 20:1 20:1 20:1 MAJOR Not COLLECTOR/MINOR permitted ARTERIAL Avg: Light Level N/A 0.3 fc 0.4 fc 0.6 fc 1.0 fc Avg: Min. Uniformity N/A 4:1 4:1 4:1 4:1 Max: Min. Uniformity N/A 20:1 20:1 20:1 20:1 Street lighting standards for major arterials shall be determined MAJOR ARTERIALS by the City Engineer, who may require an independent engineering study to determine the appropriate lighting system. * Luminaires only within 150 ft. of the center point of an intersection. Village at Westlake 90 Cardno City of Lake Oswego Submitted December 5,2013 112 Final Submittal April 7,2014 (a) Exception: Federal or state requirements that require a higher illumination value than required by this Code. (2) Street lighting systems shall be designed using the IES "Classical" horizontal foot-candle method per IES/ANSI RP-8- 01, and as follows: (a) The applicant shall demonstrate compliance with Table 50.06.004-6 by submitting to the City Engineer point-by-point calculations assuming 65% light loss factor for metal halide and 80% for LED, high pressure sodium, tungsten, fluorescent and induction lamp sources. Submitted street lighting plans shall indicate luminaire types and locations and provide isocandle plots including statistical summaries of roadway lighting. Response: The applicant has included a photometric plan as Sheet E 1.0 that depicts the foot candle measurements as a part of Exhibit B. The R-5 zone for local streets requires the following: Avg: Light Level 0.3 fc Avg: Min. Uniformity 6:1 Max: Min. Uniformity 40:1 Major Collectors and Minor Arterials have slightly different requirements: Avg: Light Level 0.3 fc Avg: Min. Uniformity 4:1 Max: Min. Uniformity 20:1 The two intersections need to comply with the local streets requirements above only at intersections. Here is the light level and uniformity data for the two intersections: Meadowcreek Ct/Roger Rd. Avg: Light Level 3.8 fc Avg: Min. Uniformity 2.7:1 Max: Min. Uniformity 4.2:1 Meadowcreek Ct. Avg: Light Level 3.3 fc Avg: Min. Uniformity 3.7:1 Max: Min. Uniformity 6.7:1 Fosberg Rd is a minor arterial and requires light the whole length. Here is the light level and uniformity data for Fosberg Rd: Village at Westlake 91 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 113 Fosberg Rd. Avg: Light Level 4.3 fc Avg: Min. Uniformity 3.9:1 Max: Min. Uniformity 5.8:1 (b) Luminaires shall be fully shielded. (i) Exception: Historic or architectural street lights located in a designated design district. (c) The City Engineer may require street lighting that deviates from Table 50.06.004-6: City Standard Criteria for Street and Roadway Lighting upon finding that a particular street, or portion thereof, warrants a higher level of illumination to protect the public safety and welfare. The City Engineer's decision shall be the final decision of the City. The discouragement of property damage crime is not a sufficient factor in and of itself to warrant the deviation from Table 50.06.004-6. Response: The applicant has included a photometric plan as Sheet E 1.0 that depicts the foot candle measurements as a part of Exhibit B. The applicant is proposing to use Luminaires that are fully shielded. See comments above regarding light levels at intersections and along corridors. 50.06.005 PARK AND OPEN SPACE CONTRIBUTIONS 3. STANDARDS FOR APPROVAL a. Amount of Open Space Required i. All developments, except as otherwise provided by this section, shall provide open space land approved by the City in an aggregate amount equal to at least 20% of the gross land area of the development. iii. Subdivisions and major partitions on sites of greater than 75,000 sq. ft. in size shall provide open space approved by the City in an aggregate amount equal to at least 20% of the gross land area of the development. Response: The proposed planned development is required to provide open space in an aggregate amount equal to at least 20% of the gross land area. As shown on the Site Plan, 1.637 acres or 34% of the site features open space areas. This open space area includes the RP resource area, the RCPA, portions of the RP district, as well as dedicated open space tract A shown on the Site Plan. Village at Westlake 92 Cardno Submitted December 5,2013 City of Lake Oswego Final Submittal April 7,2014 114 50.07.004 ADDITIONAL SUBMISSION REQUIREMENTS 7. PARK AND OPEN SPACE CONTRIBUTION c. Priority Open Space Areas Lands shall be selected by the City for reservation as open space areas in accordance with the following priorities: i. Delineated RP resources; ii. RC district protection areas; iii. Proposed public open space including intra-city bike/pedestrian pathways; iv. Woodlands, tree groves; v. Specimen trees; vi. Natural meadows; vii. Topographic variations, such as rock outcrops, cliffs, extreme slopes, riverbanks; viii. Conveniently located areas where recreation opportunities can be created. Examples include trails, nature study sites, picnic areas, or view points; ix. Scenic views and vistas; or x. Others. Response: As shown on the Site Plan, 1.647 acres or 34% of the site features open space areas. This open space area includes the RP resource area, the RCPA, portions of the RP district, as well as dedicated open space tracts shown on the Site Plan. 50.06.006 GEOLOGIC HAZARDS AND DRAINAGE 1. Weak Foundation Soils a. Applicability This section applies in all areas identified as "Potential Weak Foundation Soils" to all: i. Minor and major development which will involve proposed structures, or ii. Ministerial construction of structures where the requirements of this article have not been previously applied to the development site. Response: A Geotechnical Report was prepared by GeoPacific Engineering, Inc and no "potential weak foundation soils" were detected or noted in the report. See Exhibit J to reference the Geotechnical Report. b. Weak Foundation Soils Maps Village at Westlake 93 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 115 i. Weak foundation soils are identified in the "Engineering Geology" report supplement and accompanying map of the Lake Oswego Physical Resources Inventory, March 1976. ii. These soils are also identified and described in the report entitled "Soil Survey Interpretations for Land Use Planning and Community Development, Lake Oswego Area, Oregon," USDA Soil Conservation Service, December 1975. The SCS map units which correspond to the Engineering Geology units above are listed in Table II: Characteristics and Limitations of Earth Materials, in the Engineering Geology Report of L.O.P.R.I. Response: A Geotechnical Report was prepared by GeoPacific Engineering, Inc and no "potential weak foundation soils" were detected or noted in the report. See Exhibit J to reference the Geotechnical Report. c. Development Review The review procedures for a determination of weak foundation soils are located in LOC 50.07.004.10, Weak Foundation Soils Determination Procedures. Response: A Geotechnical Report was prepared by GeoPacific Engineering, Inc and no "potential weak foundation soils" were detected or noted in the report. See Exhibit J to reference the Geotechnical Report. d. Standards for Approval The actual presence of weak foundation soil is not a cause for denying development, but may cause structural modifications to be required, or structures to be relocated. Response: A Geotechnical Report was prepared by GeoPacific Engineering, Inc and no "potential weak foundation soils" were detected or noted in the report. See Exhibit J to reference the Geotechnical Report. 2. Hillside Protection a. Applicability This section applies in areas identified as "Slide Area," "Slide Hazard," or parcels that have undisturbed slopes in excess of 12%, and where: i, Minor and major development will involve proposed structures; or ii. Ministerial construction of structures where the requirements of this article have not been previously addressed. Response: As noted in the Pre-App notes, this site is identified as being in a potential slide area and portions of the site have slopes greater than 20%. A Geotechnical Report is included under Exhibit J that outlines keyways and benching for construction of fill on slopes. The report states that engineered fill to be placed in sloping areas inclining steeper than 20% grade should be constructed on a keyway and benches, with keyways a minimum depth of 2-feet and a minimum width of 10-feet. The report recommends that permanent fill and cut slopes be constructed no steeper than 2H:11/(50% grade). Village at Westlake 94 Cardno City of Lake Oswego Submitted December 5,2013 116 Final Submittal April 7, 2014 b. Hazard Area Maps Known Potential Severe Landslide Hazard Areas are described and mapped in the Engineering Geology chapter of the Lake Oswego Physical Resources Inventory, March 1976, on file at City Hall; specifically in Table II, Characteristics and Limitations of Earth Materials, and Engineering Geology map. Response: This site does not qualify as a known potential severe landslide hazard area. c. Development Review The review procedures for development in a hillside protection area are located in LOC 50.07.004.3, Hillside Protection. Response: The applicant is aware of the review procedures for development in a hillside protection area. A response to LOC 50.07.004.3 is provided later in this project narrative. d. Standards for Approval i. All developments on undisturbed slopes shall be designed to minimize the disturbance of natural topography, vegetation and soils. Response: The proposed planned development is designed to minimize impacts to undisturbed slopes, while also providing grading, retaining walls, and engineered fill to comply with the Geotechnical Report so that portions of the site may be developed. ii. Cuts and fills shall conform to the minimum requirements of LOC Chapter 45. Response: Cuts and fills will conform to the minimum requirements of LOC Chapter 45. iii. Development Prohibited (1) Where landslides have actually occurred, or where field investigation confirms the existence of a severe landslide hazard, development shall be prohibited except as provided in subsection 2.d.iii(2) of this section. (2) Exceptions. A licensed geotechnical engineer, registered civil engineer experienced in soils engineering, or licensed engineering geologist shall certify that methods of rendering a known hazard site safe for construction are feasible for a given site. The applicant shall establish that the proposed methods are adequate to prevent landslides or damage to property and safety. The granting authority may allow development in a known or confirmed landslide hazard area if specific findings are made that the specific provisions in the design of the proposed development will prevent landslides or damage. The granting authority may apply any conditions, including limits on type or intensity of land use, which it determines are necessary to assure that landslides or property damage will not occur. Village at Westlake 95 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 117 Response: There are no known landslides that have occurred on-site and the Geotechnical Report provided with this submittal under Exhibit J does not identify any confirmed landslide areas. iv. Cuts and Fills On land with unretained undisturbed slopes in excess of 12%, cuts and fills shall be regulated in accordance with LOC Chapters 45 and 52, and as follows: (1) Toes of cuts and fills shall be set back from boundaries of separate private ownerships at least three ft., plus one-fifth of the vertical height of the cut or fill. Where a variance is required from that requirement, slope easements shall be provided. (2) Cuts shall not remove the toe of any slope where a severe potential landslide or erosion hazard exists (as defined in this standard). (3) Any structural fill shall be designed by a registered engineer, in accordance with standard engineering practice; the engineer shall certify that the fill has been constructed as designed and in accordance with the provisions of LOC Chapter 45. (4) Retaining walls shall be constructed in accordance with the Oregon State Structural Specialty Code, as enacted on January 1, 2002, or as thereafter amended by the Oregon Building Codes Division. (5) No more than 65% of area in undisturbed slopes of 20% to 50% shall be graded or stripped of vegetation. Response: The applicant is aware of the cut and fill provisions as they specifically apply to undisturbed slopes in excess of 12% slope and will adhere to the provisions outlined above. v. Roads shall be the minimum width necessary to provide safe vehicle access, minimize cut and fill, and provide positive drainage control, all in accordance with LOC Chapter 42. Response: The proposed 26-foot residential street is designed to accommodate safe vehicle access while also minimizing the amount of cut and fill required to achieve safe grades across all portions of the street. As addressed in the Stormwater Report under Exhibit I, the proposed residential street does provide positive drainage control. vi. Land over 50% undisturbed slope shall be developed only where density transfer is not feasible. The development will provide that: (1) At least 70% of the site will remain free of structures or impervious surfaces. (2) Emergency access can be provided. Village at Westlake 96 Cardno City of Lake Oswego Submitted December 5,2013 118 Final Submittal April 7,2014 (3) Design and construction of the project will not cause erosion or land slippage. (4) Grading, stripping of vegetation, and changes in terrain are the minimum necessary to construct the development. Response: No portion of the proposed site development area contains land over 50% undisturbed slope. e. Construction Standards i. All development activity on undisturbed slopes shall minimize stripping or other soil disturbance and shall provide prevention measures in accordance with LOC Chapter 52, Erosion Control. Response: All development activity on undisturbed slopes will minimize stripping and other soil disturbance, while also providing erosion prevention measures to minimize erosion and site runoff. Reference the Site Grading Plan under Exhibit B for further information. As the site is over 1-acre and under 5-acres, a 1200 CN will be submitted to fulfill DEQ erosion control requirements. ii. Plastic mulch may be used only temporarily, during construction activities. Response: Plastic mulch is not proposed at any time. iii. Slope stabilization and revegetation measures: (1) No grading, clearing or excavation of any land shall be initiated prior to approval of the grading plan. The plan shall be approved by the City Manager as part of the development permit. (2) The developer shall be responsible for the proper execution of the approved grading plan. Response: An approved grading plan will be secured before any grading, clearing or excavation is undertaken. 3. Drainage Standards a. Drainage Standards for Minor Development Other Than Partitions, Subdivisions and Certain Structures i. Applicability This section shall be applicable to all minor development decisions within the City, except partitions, subdivisions, and construction or alteration of structures as described in LOC 50.07.003.14.a.ii(6). Response: The drainage standards are applicable to this project, as it includes a minor development for the planned development overlay. ii. Standards for Approval Development shall be conducted in such a manner that alterations of drainage patterns (streams, ditches, swales, and surface runoff) do not adversely affect: Village at Westlake 97 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 119 (1) Other property; (2) RC districts on adjacent property; or (3) RP districts on adjacent property. Response: All proposed on-site development will be conducted so that any alterations of drainage patterns do not adversely affect other property or RCPA or RP districts. Specific stormwater drainage conditions are identified in the Stormwater Report included under Exhibit I. iii. Standards for Construction and Maintenance Same as for drainage standard for subsection 3.b of this section. Response: See the response to 3.b of this section below. iv. Site Discharge Where conditions permit, individual lots shall be developed to maximize the amount of stormwater runoff which is percolated into the soil and to minimize direct overland runoff into streets, drainage systems, and/or adjoining property. Stormwater runoff from roofs and other impervious surfaces should be diverted into swales, terraces, and/or water percolation devices on the lot when possible. Response: The proposed lot layouts will work to limit the amount of stormwater runoff into streets, drainage systems and/or adjoining property by looking to percolate stormwater runoff into the soil, where feasible. As noted in the Stormwater Report, runoff from both the east and west sides of the stream corridor will be collected through a series of green street planters and conveyed to an underground detention pipe before being released into the stream drainageway. b. Drainage Standard for Major Developments, Partitions, Subdivisions, and Certain Structures i. Applicability This section is applicable to; (1) Major developments; (2) Partitions; (3) Subdivisions; and (4) Construction or alteration of structures as described in LOC 50.07.003.14.a.i i(6). Response: As this application is a planned development subdivision, the drainage standard does apply. ii. Standards for Approval (1) Inspection and Maintenance All drainage management measures, whether located on private or public property, shall be accessible at all times for City inspection. When these measures have been accepted Village at Westlake 98 Cardno City of Lake Oswego Submitted December 5, 2013 120 Final Submittal April 7, 2014. by the City for maintenance, access easements shall be provided at such a width to allow access by maintenance and inspection equipment. Response: All stormwater drainage facilities are located in access easements to allow for City maintenance and inspection. The proposed width of the easements range from 15-25 feet wide. The easement to serve lots 1-5 is proposed at 25-feet. (2) Stormwater Runoff Quality All drainage systems shall include engineering design features to minimize pollutants such as oil, suspended solids, and other objectionable material in stormwater runoff. Response: As addressed in the Stormwater Report included with this submittal, all drainage systems will include engineering design features to minimize pollutants such as oil, suspended solids, and other objectionable material. (3) Drainage Pattern Alteration Development shall be conducted in such a manner that alterations of drainage patterns (streams, ditches, swales, and surface runoff) do not adversely affect: (a) Other properties; (b) RC districts on adjacent property; or (c) RP districts on adjacent property. Response: As noted in the Stormwater Report, runoff from both the east and west sides of the stream corridor will be collected through a series of green street planters and conveyed to an underground detention pipe before being released into the stream drainageway. This treatment will minimize impact to other properties and any RC or RP districts on adjacent properties. (4) Stormwater Detention Sufficient stormwater detention shall be provided to maintain runoff rates at their natural undeveloped levels for all anticipated intensities and durations of rainfall and provide necessary detention to accomplish this requirement. Response: Runoff from both the east and west sides of the stream corridor will be collected through a series of vegetated street planters and conveyed to an underground detention pipe before being released into the stream drainageway. These detention methods will maintain runoff rates at their natural undeveloped levels. (5) Required Stormwater Management Measures The applicant shall provide sufficient stormwater management measures to meet the above stormwater runoff requirements. The applicant shall provide designs of these measures taking into account existing drainage patterns, soil properties (such as erodibility and permeability) and site topography. Village at Westlake 99 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 121 Response: Runoff from both the east and west sides of the stream corridor will be collected through a series of green street planters and conveyed to an underground detention pipe before being released into the stream drainageway. These detention methods will maintain runoff rates at their natural undeveloped levels. Reference the Stormwater Report included under Exhibit I and the Site Utility Plan under Exhibit B for a detailed discussion of proposed stormwater management and design measures. iii. Standards for Construction (1) Landscaping and Topography Detention or retention areas shall, where possible, use natural topography and existing vegetation. In addition to or as replacement for existing vegetation these areas shall be landscaped with ecologically compatible trees, shrubs, and permanent ground cover. Basin or pond side slopes shall be grassed and mulched to prevent erosion. Response: The proposed development will install (6) planters on-site and (2) planters on Fosberg Road. The planters will treat roadways and driveways, assuming 500 SF of impervious area estimated for each driveway. Each of these planters will include vegetated medium to be maintained over the life of the project. Aside from the planters, runoff will be conveyed to an underground detention pipe via catch basins before being released into the stream drainageway, where existing vegetation and natural topography will not be impacted by the proposed development. Additional plantings are proposed for the RP resource area for tree mitigation. (2) Outlet Structures Outlet control structures shall be designed as simply as possible and shall require little or no attention for proper operation. Response: Outlet control structures located at the end of the detention pipe will be designed as simply as possible and will require little or no attention for proper operation. (3) Sideslopes The sideslopes of all man-made detention or retention basins or retention ponds shall be sufficiently sloped or treated so as not to create a safety hazard, or maintenance problem. Response: No man-made detention or retention basins are proposed. The green street planters will be sufficiently sloped and all stormwater will be conveyed to detention pipe before being released into the stream drainageway, where the vegetation and natural topography will not be impacted by the proposed development. (4) Emergency Overflow or Bypass Village at Westlake 100 Cardno City of Lake Oswego Submitted December 5,2013 122 Final Submittal April 7, 2014 All stormwater storage areas shall be provided with some means of emergency overflow or bypass in accordance with one of the following standards: (a) Emergency Overflow An appropriate surface or subsurface drainage system shall be provided as a method of emergency overflow in the event that a storm in excess of the 50-year frequency storm occurs. This emergency overflow system shall be designed to function without attention and shall direct this excess flood water to an appropriate existing drainage pattern. Response: There are (2) subsurface detention systems provided as a method of emergency overflow. As noted in the Stormwater Report under Exhibit I, the proposed conveyance system will have sufficient capacity to handle all storm events up to and including the 50-year storm event. (b) Bypass (i) A surface or subsurface drainage system shall be installed with adequate capacity to convey around the storage area the stormwater runoff from all upstream tributary areas. This "bypass" channel shall be designed to carry the peak rate of runoff from a 50-year storm. (ii) No habitable or storage structures shall be constructed within bypass channels; however, streets and parking or playground areas and utility easements shall be considered compatible uses. Response: There are (2) subsurface detention systems provided as a method of emergency overflow. As noted in the Stormwater Report under Exhibit I, the proposed conveyance system will have sufficient capacity to handle all storm events up to and including the 50-year storm event. (c) Hydraulic Calculations Shall be submitted to substantiate all design features. Response: Hydraulic calculations are included in the Stormwater Report under Exhibit I. (5) Secondary Uses Stormwater detention or retention areas may be designed to serve a secondary purpose for recreation, open space, or other types of uses that will not be adversely affected by occasional or intermittent flooding. Response: A portion of the stormwater detention systems are located within dedicated tracts for passive open space use. As all detention systems are underground, the passive open space use will not be adversely affected during occasional or intermittent flooding. Village at Westlake 101 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7,2014 123 (6) Release Rate Outlet The outlet opening controlling the release rate of detained stormwater runoff shall be: (a) Sized so as not to exceed the water conveyance capacity of the downstream drainage system; (b) Small enough to cause stormwater runoff to be detained from a storm of at least the undeveloped ten- year frequency; (c) Designed to prevent siltation or clogging of the outlet opening; and (d) Provided with a means of adjusting the size of the outlet openings. Response: The detention systems located on both the east and west sides of the drainageway are sized so as not to exceed the water conveyance capacity of the downstream drainage system, with manhole access to allow for cleanout. (7) Required Detention Volume for Developments Detention volume shall be the maximum difference between: (a) The stormwater runoff produced from the proposed development site by a 50-year storm; and (b) The stormwater runoff produced from the pre- development site area by a ten-year storm. Response: There are (2) subsurface detention systems and (6) green street planters designed to handle stormwater detention before conveyance to the drainageway. As noted in the Stormwater Report under Exhibit I, the proposed conveyance system will have sufficient capacity to handle all storm events up to and including the 50-year storm event. (8) Detention Basins (a) Low Flow A positive method of carrying the low flow through detention ponds shall be provided. This method shall have a positive gravity outlet to a downstream drainage system with adequate capacity. (b) Maximum Depth Maximum depth of detention ponds shall not exceed four ft. unless the existing natural ground contours and other conditions lend to greater storage depth, which may be approved by the City Manager. (c) Minimum Sideslopes The minimum sideslopes of detention ponds shall be 50 to one (2%) or sufficient to ensure complete Village at Westlake 102 Cardno City of Lake Oswego Submitted December 5, 2013 124 Final Submittal April 7, 2014 drainage of said sideslopes within a reasonable period of time. (d) Paved Areas If a portion of a detention basin area is to be paved for parking or recreational purposes, the paved surface shall be placed at the highest possible elevation within the storage area. Paved areas shall have minimum grades of 1% and shall be restricted to storage depths of nine in. maximum. Response: There are (2) subsurface detention systems designed to carry the low flow through to the 12" HDPE detention pipe that leads to the drainageway. These detention systems and detention piping have a positive gravity outlet to the drainageway located downslope. (9) Retention Ponds (a) Shoreline protection shall be provided to prevent erosion from wave action. (b) The margins of all retention ponds shall be provided with an underwater shelf having a maximum slope of four to one (25%) to a depth of three ft. Other safety treatments may be allowed as approved by the City Manager. (c) To minimize growth of aquatic vegetation, the water depth beyond the underwater shelf shall be at least three to four ft. (d) If possible, a method shall be provided to drain retention ponds by gravity flow to allow cleaning and maintenance. Response: Aside from the existing drainageway, no retention ponds are proposed. iv. Joint Drainage Facilities Joint development of drainage facilities is encouraged, especially where individual developments cannot feasibly provide on-site facilities. The City may participate in joint drainage facilities. Response: All developments on-site will utilize the proposed drainage facilities. v. Detention Options Options for meeting detention requirements include on-site detention areas, joint detention areas shared by several developers, off-site detention in City detention areas shared by several developers, off-site detention in City detention areas, or off-site detention in areas provided by the applicant Response: On-site detention was chosen to handle all stormwater runoff. vi. Stormwater Management Measures Examples of stormwater management measures include: French drains, porous pavement, precast concrete lattice blocks and bricks, Village at Westlake 103 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 125 grass lined channels, dry wells, seepage ditches, and detention areas. Response: The proposed development will install (6) planters on-site and (2) planters on Fosberg Road. The planters will treat roadways and driveways, assuming 500 SF of impervious area estimated for each driveway. Each of these planters will include vegetated medium to be maintained over the life of the project. Aside from the planters, runoff will be conveyed to an underground detention pipe via catch basins before being released into the stream drainageway, where existing vegetation and natural topography will not be impacted by the proposed development. Additional plantings are proposed for the RP resource area for tree mitigation. 50.06.007 SOLAR ACCESS 1. Solar Access for New Development a. Purpose The purposes of the solar access provisions for new development are to ensure that land is divided so that structures can be oriented to maximize solar access and to minimize shade on adjoining properties from structures and trees. Response: The applicant is aware of the purpose behind solar access standards. The proposed lot layouts are oriented to maximize solar access while working within the constraints of the site. b. Applicability The solar design standard in LOC 50.06.007.1.d shall apply to applications for a development to create lots intended for single-family detached dwellings in any zone, except to the extent the reviewing authority finds that the applicant has shown one or more of the conditions listed in LOC 50.04.004.1, Exemptions from Solar Design Standard, and LOC 50.04.004.2, Adjustments to Solar Design Standard, exist and exemptions or adjustments provided for therein are warranted. Response: The solar access standards do apply to this single-family detached subdivision. c. Development Review The review procedures for a solar access permit are located in LOC 50.07.004.9, Solar Access Permit. Response: The applicant is aware of the review procedures for a solar access permit. d. Solar Design Standard At least 80% of the lots in a development subject to this section shall comply with one or more of the options in this section. In order to be included in the 80% requirement a lot must also comply with LOC 50.06.007.1.e. Response: Site topography, natural areas, and the general rectangular shape of the existing lot make the solar design standard impractical for lot layouts. The Applicant understands these provisions and has provided for how the proposed Village at Westlake 104 Cardno City of Lake Oswego Submitted December 5, 2013 126 Final Submittal April 7, 2014 development is consistent with this portion of the code. There are 18 lots which require at least 14 of the lots to comply. The applicant is proposing that lots 13, 14, 17 and 18 be exempt per this standard. i. Basic Requirement A lot complies with this section if it: (1) Has a north-south dimension of 90 ft. or more; and (2) Has a front lot line that is oriented within 30° of a true east-west axis. Response: Lots 7, 8 and 9 within the proposed development are oriented so that there is a north-south dimension of 90 feet or more. Note that the average length of lot 7 exceeds 90 feet in length. These lots are therefore compliant. ii. Protected Solar Building Line Option In the alternative, a lot complies with this section if a solar building line is used to protect solar access as follows: (1) A protected solar building line for the lot is designated on the plat, or documents recorded with the plat; and (2) The protected solar building line for the lot is oriented within 30° of a true east-west axis; and (3) There is at least 70 ft. between the protected solar building line on the lot to the north and the middle of the north-south dimension of the lot to the south, measured along a line perpendicular to the protected solar building line; and (4) There is at least 45 ft. between the protected solar building line and the northern edge of the buildable area of the lot, or habitable structures are situated so that at least 80% of their south-facing wall will not be shaded by structures or non- exempt vegetation. Response: Proposed lots 15 and 16 have the southern building envelope line designated as a solar building line as shown on sheet C 2.0 of Exhibit B. There is more than seventy feet between lots 15 and 16 and the building envelopes of lots 6-8 consistent with this requirement. 50.04.004 SOLAR ADJUSTMENTS 1. EXEMPTIONS FROM SOLAR DESIGN STANDARD A development is exempt from the requirements of LOC 50.06.007.1.d, Solar Design Standard, if the reviewing authority finds the applicant has shown that one or more of the following conditions apply to the site. A development is partially exempt from LOC 50.06.007.1.d to the extent the reviewing authority finds the applicant has shown that one or more of the following conditions apply to a corresponding portion of the site. If a partial exemption is granted for a given development, the remainder of the development shall comply with the solar access requirements. a. Slopes Village at Westlake 105 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 127 The site, or a portion of the site for which the exemption is sought, is sloped 20% or more in a direction greater than 45° east or west of true south, based on a topographic survey by a licensed professional land surveyor. Response: The building envelopes for Lots 3-5 have slopes that over 20% and are sloped in a direction that is approximately 90° to the west. This slope exists within the building Lots 3-5 are therefore exempt from the Solar Design Standard. 2. ADJUSTMENTS TO SOLAR DESIGN STANDARD The reviewing authority shall reduce the percentage of lots that must comply with LOC 50.06.007.1.d, Solar Design Standard, to the minimum extent necessary if it finds the applicant has shown one or more of the following site characteristics apply: b. Development Amenities If the solar design standard in LOC 50.06.007.1.d applies to a given lot or lots, significant development amenities that would otherwise benefit the lots) will be lost or impaired. Evidence that a significant diminution in the market value of the lots) would result from having the lot(s) comply with the solar access requirement is relevant to whether a significant development amenity is lost or impaired. Response: Lots 1-5 and 9-12 are designed so that the rear yards back to the RP corridor. The RP corridor significantly limits the development potential of the subject property by fragmenting the property and reducing the land available for residential development. At the same time the RP corridor provides an amenity that adds value to the lots that are proposed within the planned development. Included within this request are letters from Patrick Krause (Exhibit K) an experienced real estate professional as well as Ralph Tahran (Exhibit M) an experienced Architect. Both professionals conclude that orienting the lots to have the rear yards facing the resource provides added value to each individual lot. Strict compliance with the City's Solar Design standards would result in lots that would be oriented north-south or would have reduced building envelopes. Both of these situations would result in diminished value for the respective lots and the subject property as a whole. The applicant has examined several different options for development of the site and has arrived at the current design after several design iterations and in close consultation with City staff. 50.06.008 UTILITIES 1. Applicability All development requiring connection to utilities. Response: The proposed planned development is required to connect to utilities. 2. Development Review The review procedures for utilities are located in LOC 50.07.004.11, Utilities. Response: The applicant is aware of the review procedures for utilities. 3. Standards for Approval Village at Westlake 106 Cardno City of Lake Oswego Submitted December 5, 2013 128 Final Submittal April 7, 2014 a. Utilities Required The following utilities, whether on or off site, shall be provided to all development in the City of Lake Oswego, in accordance with City Engineering Division's policies, design standards, technical specifications and standard details: i. Sanitary sewer systems; ii. Water distribution systems; iii. Sidewalks and any special pedestrian ways and bicycle paths; iv. Street name signs; v. Traffic control signs and devices; vi. Street lights, which shall be served from an underground source of power; vii. Underground utility and service facilities, as required; viii. Streets; ix. Provision for underground T.V. cable. The City Manager may require that utility designs be prepared by a registered engineer. Response: All utilities summarized above will be provided to the proposed planned development. Sewer and water, sidewalks, street name signs, traffic control signs, streetlights, underground utilities and street design all fall under the utility definition. These utility elements can be seen on the Plan Set included with this submittal under Exhibit B. b. Easements or right-of-way for utilities and associated and related facilities shall be provided by the property owner. Easements for anticipated future utilities or extensions may be required by the City Manager. Response: All utility easements are shown on the Preliminary Plat included under Exhibit B. c. Sanitary sewers shall be installed to serve the development and to connect the development to existing mains. Response: There are two proposed sanitary connections to serve the site. Lots 1-5 will be served by an 8" PVC sanitary connection extended from Suncreek Drive that is proposed to run along Fosberg Road, while lots 6-18 will be served by reconstructing an existing sanitary sewer line within Rogers Road. The proposed extension will connect into the proposed 8" line to be located in the extension of Meadowcreek Court. A Utility Plan is included as sheet C 4.0 and a Utility Profile is included as sheet C 4.1 under Exhibit B. d. Design shall take into account the capacity and grade to allow for desirable future extension beyond the development, and where required by the City Manager, extended to the upstream property line to allow for such future extension. Village at Westlake 107 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 129 Response: As the site is surrounded by existing development, future demand and capacity needs are limited. Therefore, future expansion beyond the development is not considered. e. All sanitary sewers and appurtenant structures shall be designed and constructed in conformance with City Engineering Division's policies, design standards, technical specifications and standard details, and shall include, but not be limited to, such items as: i. Pipe size and materials; ii. Manholes; 000. Cleanouts; Iv. Backfill requirements; v. Service laterals. Response: All sanitary sewers and appurtenant structures will be designed and constructed in conformance with City Engineering Division policies and standards. f. All development shall be served by service lines, main water lines and fire hydrants which are connected to City mains or the water mains of water districts which provide service within the City. Response: All development will be served by service lines, main water lines and fire hydrants that connect to City facilities. g. Design of water system improvements shall take into account provision for extension beyond the development to adequately grid or loop the City system. Response: As the site is surrounded by existing development, the design of the water system does not take into account future extension beyond the development. h. One water service line shall be provided to each lot in a development, or if the development does not include lots, to each building in the development. Each structure with plumbing shall connect to the water system. The system shall be designed to supply fire flow requirements of LOC Chapter 45. Response: One water service line will be provided to each lot in the development. There are existing 10" water lines within both Rogers and Fosberg Road that will be extended into the site via 8" lines to serve individual lots. 4. STANDARDS FOR CONSTRUCTION a. Utility easement widths shall be the minimum width possible to facilitate utility installation and maintenance, and shall be a minimum of ten ft. (five ft. on each side) in width on easements not adjacent to a street right-of- way. Response: Utility easement widths shown on the Preliminary Plat will be the minimum width possible to facilitate utility installation and maintenance. All proposed easements are 15-25 feet in width. Village at Westlake 108 Cardno City of Lake Oswego Submitted December 5, 2013 130 Final Submittal April 7,2014 b. Utility construction within easements shall minimize disturbance to existing conditions, especially trees and other vegetation. Response: Utility construction within easements will look to minimize disturbance to existing conditions, especially trees and other vegetation. c. Any disturbed areas within easements shall be restored to a condition similar to the condition prior to construction, including the replacement of plants of similar species as those removed or damaged. Replacement trees shall be of similar species and be a minimum of one and one-half in. caliper. Response: Any disturbed areas within easements will be restored to a condition similar to pre-construction. d. Utilities shall be installed underground (unless exempted by the City Manager). i. Specific exemptions are as follows: (1) Developments which need multi-phase voltages or high kilo volt amperes (kVA) demands may develop with pad transformers where underground transformers are not feasible. Pad mounted transformers shall be buffered from sight by landscaping or other suitable methods. (2) Pad mounted transformers are allowed in major single-family developments, but shall be buffered from sight by landscaping or other suitable methods. (3) Above ground telephone and cable television junction boxes are allowed. Response: All proposed utilities are to be installed underground. There are no proposed pad mounted transformers. e. Sanitary Sewers. Capacity, grade and materials shall be as approved by the City Manager. Minimum size shall be eight in. diameter with six in. diameter allowed at the terminus of a sewer line. Response: The minimum sanitary line extended into the site is an 8-inch line. Stubs and line termini have not been determined at this time. f. All sanitary sewers and appurtenant structures shall be designed and constructed in conformance with City Engineering Division's policies, design standards, technical specifications and standard details, and shall include, but not be limited to, such items as: i, Pipe size and materials; Manholes; iii. Cleanouts; iv. Backfill requirements; v. Service laterals. Village at Westlake 109 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7,2014 131 Response: All sanitary sewers will be designed and constructed in conformance with the City Engineering Division's policies and design standards. g. Service Laterals. One service lateral shall be provided to each lot in a development, or if the development does not include lots, to each occupied building in the development. Response: One service lateral will be provided to each lot pending location of the dwellings. h. Design, including materials, size and location of water mains, service lines, valves and hydrants, shall be in accordance with City Engineering Division's policies, design standards, technical specifications and standard details and be approved by the City Manager. Hydrants shall be located at intersections and at intervals of no more than 500 ft. from intersections in major developments with the exception that multi-family units shall locate a hydrant within 500 ft. of residential buildings. For major or minor partitions which create a new lot or lots, a hydrant shall be no farther than 1,000 ft. from any of the lots. Response: All design will be in accordance with City Engineering Division's policies, standards, and specs. There is a proposed fire hydrant located in front of lot 3 to serve lots 1-5, while there is an existing fire hydrant located at the northwest corner of the Meadowcreek Court and Rogers Road intersection. i. All facilities as described in this section shall be constructed in compliance with the rules and regulations of the City Manager, and the rules and regulations of the Public Utility Commissioner of the state relating to the installation and safety of underground lines, plant, system, equipment and apparatus. Response: All facilities will be constructed in compliance with the rules and regulations of the City Manager and the Public Utility Commissioner of the state. 5. Standards for Maintenance None. Response: Facilities will be maintained according to City standards. 6. Cost of Improvements The cost of all utility improvements shall be borne by the developer. Response: The applicant is aware that the cost of all utility improvements will be borne by the developer. 50.07.004 ADDITIONAL SUBMISSION REQUIREMENTS 1. Drainage Standards a. Submissions for All Development For all applicable development or construction, the applicant shall submit information regarding existing drainage systems, stormwater runoff under existing and proposed development site conditions, and the effect of site runoff on adjoining properties. Such information includes: Village at Westlake 110 Cardno Submitted December 5, 2013 City of Lake Oswego Final Submittal April 7,2014 132 i. General information Information concerning clearing, grading, vegetation preservation, and drainage improvements. ii. Hydraulic Characteristics When a watercourse is present on the site, information regarding its hydraulic characteristics shall be submitted. Response: A Stormwater Report is included under Exhibit I that details all existing and proposed site conditions as they relate to stormwater and runoff. b. Additional Submission Requirements for Major Developments An analysis of both upstream and downstream impacts that would result from the development. This shall include: i. Ten-Year Storm: The amount (volume) and rate (in cubic ft. per second) of stormwater generated from the project site during a ten- year frequency storm for the undeveloped condition of the site. Response: A Stormwater Report is included under Exhibit I that details all upstream and downstream impacts that would result from a 2, 10, 25, 50, and 100-year storm event. ii. Fifty-Year Storm: The amount and rate of stormwater generated from the project site during a 50-year frequency storm for the proposed development on the site. Response: A Stormwater Report is included under Exhibit I that details all upstream and downstream impacts that would result from a 2, 10, 25, 50, and 100-year storm event. iii. Drainage System Impacts. The effects of increased development runoff on existing drainage systems including potential downstream erosion and/or sedimentation, capacities of existing downstream storm conduits and potential flooding areas downstream and upstream. Response: A Stormwater Report is included under Exhibit I that details the effects of increased development on existing drainage systems and the capacities of those systems. c. Stormwater Detention Feasibility When, as determined by the City Manager, on-site detention is not feasible, practical or required by the City, the applicant shall: i, Submit a plan to mitigate any adverse effects (such as erosion and flooding of culverts) resulting from increased runoff; and ii. Construct these mitigating measures. Response: As proposed, on-site detention is feasible. d. Drainage Management Measures Village at Westlake 111 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 133 All drainage management measures shall be prepared by a registered engineer to meet City standards and specification. These plans must be approved by the City Engineer. Response: All drainage management measures have been prepared by a registered engineer to meet City standards and specification. 8. Sensitive Lands Overlay Districts d. Delineation of Streams, Wetlands, and Tree Groves Preparation/Criteria Except as provided in subsection 8.d.iv of this section, an applicant for a development subject to environmental review shall first delineate the stream, wetland, or tree grove. A delineation is a more precise, site specific determination of the location of the tree grove or water resource prepared by a qualified professional. The delineation shall include a map showing the delineated boundary to plus or minus two ft. The delineation map shall also show the protected riparian area if required for the particular resource. Resource boundaries shall be delineated as follows: (1) Tree Groves The RC district shall be delineated as follows: The boundary of a tree grove shall be measured at the outer edge of a contiguous tree canopy based on aerial photos and/or visual field observations, but shall not include any tree canopy that is within a wetland or below the top bank of a stream; and Response: The RC district located on-site is delineated according to the outer edge of the contiguous tree canopy, not including any invasive species and based on visual field observation. This delineation does include tree canopy that is within a wetland or below the top bank of a stream per the City attorneys interpretation of how the RC area is to be delineated, however this area has been excluded from the RC delineated area based on staff's direction. (2) Wetlands A wetland boundary shall be delineated in accordance with the 1987 Federal Manual for Identifying and Delineating Jurisdictional Wetlands, except that: (a) The methodology must include soils testing, and (b) When a delineated wetland boundary is abutting a steep slope, the protected riparian area shall be applied from the top of the slope rather than from the delineated boundary. The top of the slope shall be determined according to the same criteria as the top of the bank, pursuant to Figure 50.07.004-A: Wetland and Stream Corridor Measurement. Response: The wetland boundary was taken from a previous delineation that was recorded with the City of Lake Oswego and mapped on the SL Atlas. Village at Westlake 112 Card no City of Lake Oswego Submitted December 5,2013 134 Final Submittal April 7, 2014 (3) Stream Corridors A stream corridor boundary shall be measured or delineated based on topographic maps, hydrology maps, and/or field observations, pursuant to Figure 50.07.004-A: Wetland and Stream Corridor Measurement. Response: The stream corridor boundary has been delineated based on the top of bank as evident from the topographic survey. ii. Review of Delineation The reviewing authority shall compare the applicant's delineation maps with the 1994/1995 ESEE Study and the SL Atlas, and shall inspect staked, delineated resource boundaries. The reviewing authority shall approve the delineation if the delineated boundary more accurately reflects the locations of RP and/or RC resources than the boundary as shown in the SL Atlas. If the reviewing authority finds that the evidence is contradictory or does not support the proposed delineations, the application shall be denied. In the alternative, review of the application may be continued for additional information if: (1) The applicant agrees to conduct a new delineation by an expert selected by the City Manager at the applicant's expense; and Response: There are no changes or updates to the RP delineated stream corridor or wetland delineation as shown on the SL Atlas. The tree grove delineated within the RC resource area has been assessed by a certified professional Arborist to determine the functional contiguous tree canopy devoid of any invasive species. A new RC delineation is included with this submittal that has been determined in close coordination with the City's arborist, the applicant's arborist and the City planning department. (2) The applicant waives the applicable statutory deadline for completing a local decision on the application for the period of time necessary to conduct the new delineation. Response: The applicant is complying with the City to provide an updated delineation to the RC resource area within a period of time necessary to conduct a new delineation. iii. Adjustment of Overlay District Boundaries to Reflect Approved Delineation An approved delineated boundary shall replace the boundary in the Sensitive Lands Atlas for the purposes of review of the development proposal for compliance with this section. If and when the proposed development receives final approval, including resolution of any appeals, the boundary of the RP or RC district as shown in the SL Atlas and SL Map (if necessary), shall be modified to be consistent with the delineated boundary. Response: The tree grove delineated within the RC resource area has been assessed by a certified professional Arborist to determine the functional contiguous tree canopy devoid of any invasive species. A new RC delineation is included with this submittal. Village at Westlake 113 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 135 iv. Delineation Not Required; Exceptions An applicant for a development subject to this section shall not be required to delineate the resource pursuant to this section if: (1) The resource has been previously delineated pursuant to an earlier development application subject to this section. Exception: The City Manager may require a new delineation if: (a) The applicant desires to demonstrate that the previously delineated boundary is no longer accurate; (b) There is evidence of a substantial change in circumstances on the property that has affected the location of the resource as previously delineated; or (c) The City Council has adopted new delineation standards or requirements since the previous delineation; or Response: There are no changes or updates to the RP delineated stream corridor or wetland delineation as shown on the SL Atlas. The tree grove delineated within the RC resource area has been assessed by a certified professional Arborist to determine the functional contiguous tree canopy devoid of any invasive species. A new RC delineation is included with this submittal that has been reviewed and approved by the City Manager. 50.07.007 LAND DIVISIONS 1. REQUIREMENTS FOR LAND DIVISIONS All land divisions shall meet the requirements of this Code including all zone district standards and dimensions except as modified in this section. Response: No accessways applicant has demonstrated how the proposed 18-lot subdivision complies with all applicable sections of the code throughout this narrative. 2. FLAG LOTS Response: No Flag Lots are proposed within the 18 lot subdivision. 3. PLATTING Response: The applicant will prepare a final plat consistent with the requirements set forth in this section. 4. PLANNED DEVELOPMENT OVERLAY a. Purpose The purpose of the Planned Development (PD) Overlay is to provide, for parcels of sufficient size, greater flexibility in development of land as compared to a standard subdivision, encourage variety in the development pattern of the community, encourage developers to use a creative approach in land development, conserve natural land features, facilitate a desirable aesthetic and efficient use of open space, create public and private common open spaces, and provide for flexibility and variety in the location of improvements on lots. If these public purposes are Village at Westlake 114 Cardno City of Lake Oswego Submitted December 5,2013 136 Final Submittal April 7, 2014 accomplished, exceptions to certain zoning standards may be granted as provided by LOC 50.07.007.4.d, Authorization. b. Applicability Use of the PD overlay is allowed in any zone for subdivision proposals, except when the property is located in the R-7.5, R-10, or R-15 zone, at least one of the following circumstances must exist: i. The property is greater than 75,000 square ft. in size; ii. An RC district or RP district is located on the property; iii. A tree grove greater than 15,000 square ft. in size exists on the property; or iv. The property includes resources identified as Class I or II Riparian Corridors/Wildlife Habitat or Class A or B Upland Wildlife Habitat as mapped on Metro's Title 13 Regionally Significant Fish and Wildlife Habitat Inventory Map (adopted by Metro on September 29, 2006, and amended on December 8, 2005). See Figure 50.07.007- C: Regionally Significant Fish and Wildlife Habitat Inventory Map. Response: The subject site is 4.84 acres or 210,830.4 square feet. The subject property contains both an RC and RP district as well as a tree grove that is in excess of 15,000 square feet. There are also class II designated resources within the subject property. The proposed subdivision has all of the four (4) circumstances that allow for the application of a PD overlay. c. Procedures i. Multi-Phase PD Overlay Approval The establishment of a PD overlay for projects containing more than one phase shall occur in conjunction with the approval by the reviewing authority of an Overall Development Plan and Schedule (ODPS) pursuant to the provisions of LOC 50.07.006. The ODPS shall contain a section which identifies the zone requirements and uses to be applied in the PD overlay. These requirements may be adopted by referring in the final order to existing provisions of this section or by creating special zoning standards pursuant to this section. Response: The applicant is requesting approval of a single phase PD Overlay. ii. Single-Phase PD Overlay Approval A request for a PD overlay for a project that will contain only one phase may be considered by the reviewing authority. No ODPS shall be required, but the requirements of subsection 4.c.i of this section for the adoption of zone requirements in the final order shall be complied with. Response: The applicant is requesting approval of a single phase PD Overlay. d. Authorization i. Underlying Zone Village at Westlake 115 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 137 (1) In considering an application for a PD overlay, the reviewing authority shall apply the requirements of the underlying zone. The maximum floor area and lot coverage requirements may be applied with reference to the total area. (2) If the proposed PD is part of an approved ODPS as described in LOC 50.07.006, requirements of the ODPS approval regarding arrangement of uses, open space and resource conservation and provision of public services will be considered when reviewing the considerations in subsection 4.d.i(1) of this section for the PD. Response: The applicant has calculated the maximum floor area ratio and lot coverage based on the requirements of the R5 zone which is the underlying zone. The OD is not part of an ODPS. ii. Dimensional Exceptions (1) The reviewing authority may grant exceptions to zone requirements (except for the zone requirements and limitations listed below) if the applicant demonstrates that the proposed PD provides the same or a better sense of privacy, appropriate scale and open space as a PD designed in compliance with the standard or standards to which an exception is sought. The reviewing authority shall consider the factors listed in subsection 4.d.ii(2) of this section in determining whether to approve the exceptions. (a) No exceptions shall be approved for the following zone requirements: (i) The special setback requirements for steeply sloped lots in the R-5 zone [LOC 50.04.001.2.e.i(2)] and R-0, R-2, and R-3 zones [LOC 50.04.001.3.e.iv]; (ii) Height of building; (iii) Use; (iv) Open space; and (v) Density. Response: The applicant is not requesting any of the above referenced exceptions. (b) Lot Coverage and Floor Area Limitations. (i) The aggregate lot coverage for all of the lots shall not exceed the maximum lot coverage based on the net developable acre of the project; Response: The allowable lot coverage based on the proposed 18 developable lots is 41,085 square feet. The applicant is proposing to reallocate this number for each lot as detailed on page 7. As proposed the applicant will reallocate 41,050 square feet, less than that permitted by this section. Village at Westlake 116 Cardno City of Lake Oswego Submitted December 5, 2013 138 Final Submittal April 7,2014 (ii) The total floor area of all lots shall not exceed the aggregate of the floor areas as determined based upon the respective lot area and the floor area methodology required by the zone. Response: The allowable lot FAR based on the proposed 18 developable lots is 67,968 square feet. The applicant is proposing to reallocate this number for each lot as detailed on page 7. As proposed the applicant will reallocate 67,925 square feet, less than that permitted by this section. (2) In making the determination under subsection 4.d.ii(1) of this section, the reviewing authority may consider: (a) Whether the applicant has reserved or dedicated more than the minimum amount of open space required by park and open space contributions [LOC 50.06.005]; Response: The applicant is proposing to dedicate 1.637 acres of the site to open space, roughly equal to 34 percent of the subject property approximately 70 percent more open space than the minimum 20 percent required. The applicant has dedicated significantly more open space than what would be required and therefore meets the standard set forth above. (b) Whether the requested exception allows the lots to be designed in a manner that provides better access to common open space areas from within and/or outside the PD, better protects views, allows better solar access, maintains or improves relationships between structures, maintains or improves privacy and/or improves pedestrian or bicycle access to surrounding neighborhoods; Response: The applicant is utilizing the PD overlay to reallocate the FAR and lot coverage within the development and reduce some of the setbacks within the development. The requested exceptions allow the 18 lot development to be designed with several of the lots that are oriented to the RP and RCPA resource areas onsite. The proposed development includes frontage improvements to Fosberg road including the extension of sidewalk that will meander around existing trees in the se corner of the site. (c) Whether the requested exception will allow a more attractive streetscape through use of meandering streets, access through alleys or shared driveways, provision of median plantings, or other pedestrian amenities; Response: The applicant is proposing to meander the extension of Meadowcreek Court. The applicant is proposing to provide two shared driveways along Fosberg Road to provide access to lots 1-5. The proposed development does meander the only proposed public street and does provide share driveways for the lots proposed to access Fosberg Road therefore meeting this standard. Village at Westlake 117 Cardno City of Lake Oswego Submitted December 5,2013 Final Submittal April 7, 2014 139 (d) Whether the requested exception will enhance or better protect a significant natural feature on the site, such as a wetland, a tree or tree grove, or a stream corridor; Response_: The requested exceptions allow the site to be developed while still meeting the targeted density for the underlying zone. The applicant is not proposing to use the density transfer to accomplish this and is only requesting those exceptions that are necessary to support the proposed development. The RP and RCPA areas are better protected as a result of the proposed layout. The proposed layout provides significantly more open space than would be required under a traditional subdivision, that majority of which is situated adjacent the RP district. The additional area along the east side of the RP district will further buffer the RP corridor from the proposed development enhancing and protecting this area. The applicant has proposed to meander the sidewalk along Fosberg Road around an existing stand of Douglas fir that also contributes to the neighborhood and surrounding development. (e) Whether the requested exception will provide better linkage with adjacent neighborhoods, open space areas, pathways, and natural features; or Response: The proposed development provides for the extension of the sidewalk along Fosberg Road, meandering around an existing stand of mature trees that contribute the overall fabric of the neighborhood. The applicant is proposing to place the RP district into a tract to that will connect with the existing open space tract located north and south of the subject property providing a better linkage for the creek that exists within this corridor. (f) Whether the requested exception will allow the development to be designed more compatibly with the topography and/or physical limitations of the site. Response: The applicant has redesigned the site to accommodate the existing topography and physical limitations of the site. The original proposal for the east side of the project included seven (7) lots and walls in excess of twelve feet in height. The applicant has worked through an iterative process with staff to arrive at a design on the east side of the property that has five (5) lots. The reduction in lot count has enabled the applicant to preserve many of the trees within this area and has reduced the need and size of walls required to facilitate development significantly. The applicant is proposing to use shared driveways along Fosberg Road which has minimized grading activity onsite to work with existing contours. The requested exceptions to the setbacks, reallocation of FAR, and reallocation of the lot coverage allow the applicant to focus the development away from the steep slopes and natural resources thereby allowing the development to respond better to the existing conditions of the property consistent with this requirement. (3) Side Yard Setback Exceptions The reviewing authority may grant exceptions to the minimum side yard setbacks of the underlying zone, without the necessity of meeting the requirements of LOC Article 50.08, Adjustments, Alternatives, and Variances, if the requirements of subsection 4.d.ii of this section are met, and: Village at Westlake 118 Cardno City of Lake Oswego Submitted December 5, 2013 140 Final Submittal April 7, 2014 (a) Proposed lot sizes are less than the minimum size required by the underlying zone; or (b) Lesser setbacks are necessary to provide additional tree preservation or protection of abutting natural areas; Response: The applicant is not proposing lot sizes that are less than the minimum, all lots proposed exceed 5,000 square feet in size. The reduced setbacks do allow the applicant to focus the proposed development in appropriate areas thereby allowing for additional tree preservation and greater protection of the RP and RCPA district. (c) Side yard setbacks shall not be reduced to less than eight ft. except under the following circumstances: (i) Structures on abutting lots within the development are separated by no less than 16 ft. when all portions of the structure within the standard setback are no greater than 18 ft. in height. (ii) Structures on abutting lots within the development are separated by no less than 20 ft. when any portion of the structure exceeds 18 ft. in height within the standard setback area. This limitation does not affect the underlying base zone yard setbacks when those setbacks are less than eight ft. See Figure 50.07.007-D; Side Yard Setbacks. Response: The applicant is proposing to reduce the rear yard setbacks (lots 9-11), which require a minimum of 20 feet. The applicant is proposing to have allowable building envelops as depicted within sheet C 2.0 of Exhibit B. The proposal is consistent with this requirement. iii. PD Standards (1) Lots which are located on the perimeter of a development located in an R-0, R-2, R-2.5, R-3, R-5, R-6, R-7.5, R-10 or R-15 zone, and which are adjacent to lots in an R-7.5, R-10 or R-15 City zone upon which are constructed single-family dwellings, may be not less than: Response: The proposed development is zoned R5 and is directly adjacent R5 zoned land to the north and south. This standard does not apply. e. Maintenance of Facilities and Open Space If common private open space or common buildings are included in the plan, a homeowner's association or similar organization must be established to provide for maintenance of the facilities or open space. The articles of incorporation or other evidence of incorporation of such organization shall be included in the application. Village at Westlake 119 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 141 Response: The applicant will form a homeowners association to provide for the maintenance of open space the proposed detention facilities within the development. The applicant will provide the articles of incorporation concurrent with the final plat. f. Expiration, Revocation If 15% of the structural construction of the planned development has not occurred within three years of the date of the order granting approval for the PD overlay or if development has occurred in violation of the approval granted, the reviewing authority may initiate a review of the PD overlay to determine whether or not its continuation in whole or in part is in the public interest. The reviewing authority may decide that the PD overlay is to be removed and the plan or plat be resubmitted and made to conform to the requirements of the underlying zone, that the approval be retained, or that the approval be modified in any manner consistent with laws in effect at that time. Response: The applicant understands these provisions. Village at Westlake 120 Cardno City of Lake Oswego Submitted December 5, 2013 142 Final Submittal April 7,2014 Article 55.02 Tree Removal 55.02.010 Purpose. The purpose of this chapter is to regulate the removal of trees and prescribe preventative protection measures to avoid damage to trees during site development in order to preserve the wooded character of the City of Lake Oswego and to protect trees as a natural resource of the City. 55.02.080 Criteria for Issuance of Type II Tree Cutting Permits. An applicant for a Type II tree cutting permit shall demonstrate that the following criteria are satisfied. The City Manager may require an arborist's report to substantiate the criteria for a permit. 1. The tree is proposed for removal for landscaping purposes or in order to construct development approved or allowed pursuant to the Lake Oswego Code or other applicable development regulations. The City Manager may require the building footprint of the development to be staked to allow for accurate verification of the permit application; Response: The applicant is proposing to remove trees shown on sheet C 2.2 to allow for development of a public roadway and conduct preliminary grading activity necessary for the development of the requested 18 lot Planned Development. The request meets this standard. 2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks; and Response: The trees proposed for removal are the minimum necessary to allow for the development of the public and private infrastructure necessary to allow for the development of the site. Tree proposed for removal to facilitate the extension of Meadowcreek Court are located within a relatively flat portion of the subject property and will not result in any adverse effects to the trees proposed to remain within each lot or within the RCPA or RP areas of the site. The applicant will develop an erosion control plan for the site prior to conducting and tree removal or grading activity. Tree proposed to be removed from the eastern side of the property within proposed lots 1-5 are proposed for removal to allow for preliminary grading of the site and installation of a rock retaining wall near lot 5. The applicant has endeavored to protect existing trees and minimize grading activity within the eastern portion of the site. The applicant has worked through and iterative process to reduce the number of proposed lots within this area from Seven (7) to five (5), thereby reducing the number of retaining walls, grading activity and associated tree removal. Lot 18 has been designed to allow for development of the site while protecting the 4 large conifers trees that exist in the NW corner of the site. The applicant is proposing to remove one tree to allow for access to the home site and a second tree will be removed to accommodate the location of the proposed retaining wall on Lot 18 (location of wall specified by City Engineering Staff). An Arborist memo has been included as Exhibit 0 and a site plan study of the area is included as Exhibit N. After grading activity is completed the applicant will stabilize the soil and protect the stream corridor and reduce erosion, this will be assured at the Village at Westlake 121 Cardno City of Lake Oswego Submitted December 5, 2013 Final Submittal April 7, 2014 143 time of engineering permit review and will be designed consistent with DEQ requirements. 3. Removal of the tree will not have a significant negative impact on the character, aesthetics, or property values of the neighborhood. The City may grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. In making this determination, the City may consider alternative site plans or placement of structures or alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with other provisions of the Lake Oswego Code. 4. Removal of the tree is not for the sole purpose of providing or enhancing views. Response: The trees are not proposed for removal to enhance views, the trees are proposed for removal to facilitate development of the site consistent with the intent of this ordinance. The applicant has designed the planned development to minimize impacts to trees located within the RCPA and RP areas as well as those trees that are outside of those areas that contribute to the overall aesthetic of the neighborhood, including the Douglas fir in the se corner of the site, the Oregon a white oak within lot 13 and the trees located within Lot 18. Removal of trees on Lot is associated with construction of a retaining wall to replace an existing retaining wall and removal of a tree necessary to provide reasonable access to the lot. 5. The City shall require the applicant to mitigate for the removal of each tree pursuant to LOC 55.02.084. Such mitigation requirements shall be a condition of approval of the permit. Response: The applicant understands this requirement and has proposed mitigation that meets city standards as set forth within sheet L 1.1 of Exhibit B. The applicant is proposing to remove 65 trees and is proposing to replant additional trees to provide 1 to 1 mitigation ratio. II. CONCLUSION The applicant has provided justification in the form of specific detailed reports, supporting documents and detailed findings in support of the proposed single-family planned development subdivision. As addressed in this narrative and the supporting plans and studies, this proposal does meet all applicable code provisions, with flexibility provided under the planned development overlay provision. The proposed development plans for the subject property will be an asset to the community through the provision of an attractive residential neighborhood which will provide needed housing opportunities that will compliment the City of Lake Oswego. The comprehensive planning and integration of uses reflected in this application will create a vibrant area within the Lake Oswego community where people can live and play. As such, the applicant respectfully request the planned development and associated applications be approved as submitted. Village at Westlake 122 Cardno City of Lake Oswego Submitted December 5,2013 144 Final Submittal April 7,2014 M EMORAN CIIJ M (.7"4) Cardinvo' SI E I'snt t]a Aaitun 5411,I W Westcate drive l a: Johar r a Haste), Associ<ta FlIa r ner sum 105 Penland,0rE en'1 JJ1 From: Tr etch h a)Ile UTA Se r for Planner 131 ere (113)d1S-140 L ate: F pril 10, 1014 rax (sal) I15-29110 Project: Reserve at V\eitlake wwui.eardne.eom C a rclr o#: 2110164010 F e: Supplern e r tal fi ddendum —Response to N a rah 26, 2014 C omplate r ess I e tte r Following aur Manch 28, 2414 meeting with cit)I staff ta address the Manch 26, 2014 "completeness letter)', oun design team aariducted anotl er level of design study and anal)isis. 111 a lee) the adjustments and nellineme nta do result in an ent aimed and coni pnehen sive design that addresses all cit)I aamments and aancenns. As we all realize, tF e 9 ite i9 complicated and has a n umbel a f physic a I fleature 9 that must be balanced ta achieve the goals oil th e cit)I, the design team, and the pnoperty awlnen, to annive at both a feasible and desilla t le plan. Our ilinal an a I)Isis assessed each lot on a num ben of aspects, including btrildat le apple a a h, engineering', neighbonhood comp atit ility, access, grading, and anchitectullai character). A numben of shifts and change s resulted tt at we ileel are beneficial; these updates ane a Olin('cl in the nesponses below. Hriefll)I, some t iglhliglht1 aIle-- inn neased RCF A; tt e extension of a number o11 rear )lands; eliminating tt e pre\lious "Lot 6" on tt e east slope; and the creation of a nevi "Lot 18" at the nor I wrest corner of the site that retains the majority oil the la,ge fin trees via a cane-lully studied "building envelope". 11 I e s e tv a major lot c t a ages wane cane fully studied by oun team oil engin eels, planners, builders, landscape arc I itea is, ant a nista and nchitects to a nnive at tt e plan change that retains the minimum number otl lots necessary fon a financially leasible plan and to achieve densit)I requirements. Eliminating the most southerly lot a n the east slope allows tt a other lots to "a pnead out" slightly, which nes Lilts in less grading, accommodates a wider storm easement and saves a numben oil trees at t1 e south pnoper)I line that were ta be removed in previous plans. Reducing the lots from six to five will also lessen t1 e amount o11 trafflia enteiling Fosbergl Riad. 111 a "new" tat 18, building pad was established by working within the practical limits established by the project consulting a nbonist in olden ta detain the lange ili I and oak tree 1. We Teel the new plan nepi esents a desirable balane a o1 all the nee essay l nequirern ents and we look form and to you I nevievl, 111 e intent of t1 is memo is to acidness the adclitianal items deemed incomplete alter the LL most recent nevievl by the City. Tlhe ilollowingl items wlere addressed in the updated 1— o narrative submitted on April 1, 2014. 7F is nesponse memo is provided as a supplement CO `'' to tt at s ubmittal. It should be noted that the Bngineening comments listed Lindell item 'I in _ the) N arch 26, 2014 Clity-is sued le ttei wells in luded in the April 7, 21(4 resubmittal. • w E ustralia ■ E eigium ■ Indonesia • Minya • New Zealand ■ Jaime New Guinea United Ari Emirates • United Fling lam ■ IInite I Stiles • ()Teri lions Il Countries 145 Resenie at f estlaka Additional Csmil latenesi It(ms-- eapanse Page 2 Al ill 1a,2('1 Ca dri o:; Si al in ti a Future • �I. 2one Dimensional Stant arcs (1LOC 50.01.001.2] a. The maximum density tbil this site is approximately) 3J lots astafil cerivec this number I asea on net developable acreage as i I is unclear howl much area is locatec within new put lic rights-oilway{j. The minimum tensity is €0% oil the maximum or 27 lots. Flroposec c entity is 118 to Is. Please address the R-5 maximum anc minimum c ensityl s tans ards in the nal ra title using the actual net developable a at eagle, as well as LCICI 50.04.00 1.;10.c.iv whish allows a reauction to the minimum a ensity unc er a e Main conc itions. Response: llhe net develops tic acreage is 2.695 acres , v I ie. includes the deduction oil ROW a r d of a n space areas. Based on tt is acleE ge, tt e a lirr urn allowed density for the site is 23.fI la is , vit ile the minimum all('vied density i9 18.8 Iota (on 80% of maximum density). llhe '18 pnoposed lots ale just below the n iri iar um requiremc r t. F-owevel, based a r tt e provis is 11: outlined unden LOC 5( .04.003.1a .c.iv, an exception to tt e minimr n density requirement is 'limed where topaglnaphic, natural nes ources and/or soil constr.,: ints exit t on site . The presence oil the resource aonservation (R(I) deliraated resouraa as vii 11 as FIR riesouice places a c onstaaint on tt e developable as nage, which impacts tt E clensit}I Ila wane e for the site. L c t areas a r d dE r ; itiea are rr c diflie d to address those RC /FIR areas on-site in concert w ith tie allowances pro Aide c I by the RD overlay. I I i; riespons e: ii submitted as a z upplemer t to tt a prE 'iious slit mittai9. b. Maximum lot coverage is not calculatec correctly in the table provicec. While 200 SA al lot coverage ibr cer air garage c esiclns/locations maybe exempt tom ;be falai at the time of I wilding peilmit review pen LOQ 50.04.001I.2.f.1(d2j(a), the maximum lot coveracla calculation dor tha purposes oil a Plannec Development shall be based solely) an 351A ()tithe loll size.... Response : The Allan, Sheet C12.( , has been updated to I e Feet tl e 35°1. maximum • lot coverrige requirement. The table has bet n updated r nd the • Ail t Imptions note 1`#3 s pecitlies the 35°/ maximum lot as!IC nage. a. The narratiule slates that a.iaeptions to required front ana street side yam. setbacks ane requested. 7 his inf rmatian should be clarifiec with tl e use of a table speci; ing the proposes setbacks for each lot..... Response: A building E ett auctr tablet a s been added to the .Elite A la ri, Sheet 02.0. to reflect front, IIE : r. and E isle )lE rd setbacks for E II lots. d. While nc t an incompleteness item, please correct page 24 which inch Ides a reilerence to a 50-;bot maximum base height; that is only tii "attached" development, not ibra stll ditusion with detaches primary swelling units. 146 Reserve at V+eitlake Atlditisnnl CamllletEneas Items--Planning REIransE Alp Allril 1(,2(11 Ca ratinci (.17,0 SIE ti litter* Respansa : The =I0-11loot maximum base t eight neleaia r ce has been niemoved. Rages 24 and 25 al the narrative ane updated to rellect this Ant oriel. 3. Sensitive Lanes Over/ail Llistrict (ILOC 50.05.010]. llhere are a number of items that tl e Natuna I Resouarces Flanner found to be incomplete, incoireat, on inadequate with regards to Ilhe Sensitive Lands 11onion of II e narrative am associated ph ns lSite pla 1, mitiga tion, gr ding, uilility, etc]. a. llhe delineatec RC Llistrict ;15Il eet Cl.;1,I induces areas belowi top of bank of the stream anc within the celineated wetlanc, bath of wlhich ane specifically exclucec IIrom the F C Llistrict area. She&l C 1.2 then incorrectly subtracts area within the proposed ROW whicl must be induced. Please scrbmit an accurate eelineation plan. Please also contact the proposec RC Llistria tiF C P1 calculailions in the nalratitie anc on the plans. Staff calacdatas the proposec RCFIA at aliprloximately' I6.1% of Ilhe correct c elineate d RC Llistrict area, so the RC P1 will neec to be expancec to meal the minimum size oil 50%. Response: 1lt c apr licant has niiet with Clity Sta.! to ac rrectly do piat the RICI, FIFI air d FICIFFI dolineated areas. MIIi plans and the project narnative tarlE keen updated to refleat the at sect clelin a ations air d notes as 4 pa a hied by City Cllta It III' e Sensitir e l a r di Overlay prc\lisions are addre s;e CI within tI e r arratii 1e, begin n ill on rr . 27. The : T'ecifia mitiaiation porta n o ll ti e r,arnatirle begins on j . b. Please clarify' a 11plan notes wuilh regales to areas within aanservation easements, P1loteated Rillafran E fleas, open apace tracts, resouace bauncaares, etc..... F1(1. panse: The applicant has mat with City Stall to correctly deg ict the FIC, RP and FICIPtl da line i ted areas. All plans ha ria been updated to nellect the COI fact deur eations and notes as specii ied by City i to fiL c. LOC 50.05.010.4.a-51 Mitigation pons e: Me project n a native t as beer update(I to reflect € r hanced res ponces to detail the nrr ititla tis n plan proposed k yi the ag ulicant. LOCI 50.05.( 10.4.e-gi ni itigIation re=_gcimses begin on p, 10 and end on p. 3fl d. LOC 50.05.010.5.b F CPA Determination CDeena Rlespon=.a : Faget 17-40 of tt e narraltir is tnddre;se= all sections of l CCI 11,05.010.5.t . 4. Builc inc' Design (ILOC 50.06.001) a. The narrative refers to builcing elevations inaludad in Ell it it B (kite plans] but none a tie provide. 147 • Reserve atVIE 1tlnIce Additional Comiletenen Items--Planning Re:ganse Aage 4 A�Iril 11,2014 Carwdno ing 01 e hid re pesp©ns€ : The n rirative t Pis been updated tc rlerraeis rellerence to the building elevatic ns. 1 . Illease note that the aonaaplual Garage laaatians on Loils 13 anc 1,1 ace not consiaeared side-loac incl as the giara ie coors face Street 1 . Thd se s hots In on Lo is '1,3, 4, anc 6 woulc be conmicerec sice•loadingl. Fllease revise the naar-ath, anc yanc setbacks an the praposec ['lens accordingly. Response: Yarld sett <icl s I ave been nevi:1E d and a s t m Mary t chiding e atback table is prc Tided on the Site Flan 5I own on Sheat C2.0. lit e nannative t as also been updated to reflect tl ese al angel. LOC 50.06.001 is addressed, begins in c on page 57 oil the n a rl ative. 5. i cad ss/,ccess Lanes (19/agl Lots' -- (V-OC 50.06.003.'1). Please e)iplain I ow II e Flroposec shac1c c ritievtlayls fon Lots 11-6 comply will the access c eskin standaalc s Merl LOC 50.06.003.i1.a.ii. The explanation must ac c re s s topoglrairl1 y, Psberg F aaa traffic volume (lculrent, aniicipatec with aevelopment anc prrojectecl, and street cla ssitia a tion. Aids posse: FIs address E d an qac e 69 of the narratih e, ti ere are now onhi Lots 1.5 gaining a as es s from Fosberg Road, A. taken from if e nalrnathi , `°Aca es s to lots 1-5 will be provided via two (2) dri iewa�s. The applicant t a s analyzed tt a site distance to er s Lire access to Fos t e rg Road r iic the two (2) pope sect duiveways is .alio and t as included a memo from Lancaster EIngine Ear ing as Exhibit I- in s uippor. 1 ail 1-5 are accessed via two shelled driveways the cies ig n appnoach was arritie cl at after cars Liitation v C it�l staff, when a n rit iz to street with ha rn melt—lead was oric it all)i propos cc for aa(Elsa. TI a aunrent design re uires IE s grE ding on site and re, tilts in less im pervious area. The cies igr irespc n di to the site distance and E Misting topogrE phy o'I Fosberg Road vit ile helping to ieduae the need lloi grading a nsite to aaaornmodate home sites. A two t c me shared driveway is gaoposed floe lots 1-2 and a three hom( shared driveway is pros c s'E d to aaaorn modate lots 3-9. R'os I:erg is des ign eited as an arterial, however the F roposed live (5) lots a a cies sed by fie is dnitleways spaced over '100 leet a( a n will not res tilt in traililic volumes that will exceed the capacity of the strE et, E s qa Lie Ily since the site is developing beloer the density projected wher tt e lira rl:par ation system Rail was drafted." 6. Cln-lite Cincularlion — Daliveways and Fire I ccess F a as (LOCI 50.06.003.21. Please a)iirllain how the shanec c ritiewlayls far Lots 1-6 onl of Flosberg F oad comply with slope and a ross-slope maximums, as this acca s s c esign is a 99 a nriial fan a pp anva! oil the subdit iision. Response: Pages 71-n otl the r E rrative address els tfle c n-site cinculation +equ irements . Gena rall)l, the r.fl plicant is aware a l the driveway goo: cie maxis.urns and will a itt er design drit E ia)is t€1 meet the ata ndardss c prc aide alters ate mins (such as spuinkling builcl{r.g s) tc be approved by the Fire Department Rusin y the viral enciine.culing r:.view. Hire Mars t c 11 Gert 148 F Elf nie atVIE1tlake Aclditianal CnmIleteneas Items--planning FIE aAli nae FaIE 9 AIInI 10,2(1 1 C rdno SI El int ti a hits re outendijk has reviewed the pier and indicated "E ots 1-5 meet the le def artment access requirements," per ar April 2. :1,014 email re : ponse, on v'hich the City was copied. 7. CIn-Site Circulation — Diivewayls and Fire I ccess Roac (ILOC 50.06.003.21. Alease conlFrm ilhat tl e shared c►ivewayls ibr Lots 1-6 comply with eme,genayl t ehicle aacess regulations. Response: FIE ges 71-74 at tit r arllative addresses tI e on-site circulation requirements. Genenall1l, none o1 th a prc II os ed driveways clan gl Fa: t a ng Fl oad E suit in a length that exceeds 25-leet. Fine Eu E rshall Gert Zoutendijk has reviewed the plan a ri d in clic C ted "Lots 1-5 meet the line department access reglukremerlts,' per an Flgnil 2, 1014 arnail respon.e, on which the C Iit71 was cop sec 1. 8. Local Street Clonrl ectivityl (ILOC 150.06.00.4). ila ponse: PI response ta LOCI 50.06.00) .4.c.viii is gnovided on pa ge 82 ail the r roject nanrE title. Clenei ally, the £ pplic ant is nequesting a reduction to tt e nequirern ent fan a F es identia I 1 ccessway connE c tka n threuc h the plopen!I clue to th a s its topogrslphy and potential impact to rE s c (inces. 9. Lanc scailinci, Screening, and Buffering (BLOC 50.0f1.004.1]. Rlespons c : The I.z n dscape Plan (Sheet 11.2) t .I been updated tc reflect stra et flea s along a ne-side of both Meadow) Creel, Court and Meadow C peek Lane. The apposing ;ide oil tI e street features an attaat E d sidewalk to plcvide E clestrian c onnectivit} throtigit the site. Rage 83 was not updated. Tl ie rric mo is plovidecl 11 a supplement to the Apiui 7, 201=1 submittal. 110. Aences (BLOC 50.0EI.004.21. Please ciao the height oil the proposed Retaining walls ane ac cress the Minor Variance stanc ards per LCICI 50.08.002 i;l retaining walls greater than fot r i et in he igl t are flroposec anyi side ylara setbacks. Response: A res!; s Ilse to netaining walls within re s iclE ntial zones is provided on page 87 of the n ar iatii'e. The aA piic ant is f roposirig to c or s tract a \1101! along the fro rl tage of Lot 18 tI at is less th an 4-ileet at its highest point to the north. The nt is also pnapc s it c to a a ns truct a retaining wall adjacent Lot 9. llt a wall ranges frons 6 feet in height to the north clown to one foot high ta ti-e south . Eke s t eet C 3.0 flc r rr ore detail on location z nd top a n d botton ail the proposed walla. 111. Lighting (LOCI 50.06.004.3 . Please clearly' exfllain how the propose( sheet lights coTTIF l31 vtriilh the illumination anc unifarvnity retro requicments blithe A-5;Ione. Response: /l nespons e to the s treet lighting f (avis is ns is provided c r page 91 and 92 oa th E project na native, Pi fit otometnia plan is included as Sheet El.0 th at depicts the fc of-car dee ma as uremer to. 149 Reserve at Wirelike AIIclitionaiComp letehems tern.--Pla nnirig Response Alga El ,1 ril 1�r,MQ Carlalno 9I adinll the Ar tun .12. Hillsice Pir teclion (1LOC 50.0E1.0062,. 'Tease explain how Ilhe 1 rlojosec clnacingi and rremot al of all triee. on Lads '1-6 comic lies with tl e F illsiae Ara Lection stanc and to minimize c evelof n e nt on undisturbec s/of es c er LOC 50.06.006.3.c.i. Response : A res a ruse that t E stains to p deposed grading ar d tree removal is provided or page 121 under 55.02.08 il.2. Generali} trees pra pos ed to be removed rorn tie as tern nide le of the pi()perky within pl opo s ec lots 1-.5 are proposed Ian uerri oval to allow for p neliminally grading ol ti e site and it stailation ol a raI i t ra tainim g wall neo r Ic t 5. The applicant has endo avoied to protect exis tir g tnees a nd n in ins ize gra c Iir 91 activity within the eastern pori ion of the site. lie applicant has wort E c thilou Ih an iterative pra a Cl s to led'inn tt f nurn bei oil propa s ed lots within this a nea ..1 ani seven (7) to live (5), tt eneby reducing ti e numt a r o l detaining walls, grading activity l and associated tree nen oval. 13. Plannec Develof n ent l ILCICI 50.07.007.4 . Response: tIll elements as they pertain to LOCI 0.07.007i.4 have beer Llpclated to iiellect the most necent site changes. The other sections detailed in this mess a all cOtrllg s F a nd to ti e items requested w ithin ti e F Ian ria d 01a`la la pment rovisi is r s . '14. LOC Chaf ter 55 Tree Coae t�lla sl pot!se: A response to ti-e Th 1pe II Tnee Fern a va 1 cnitelrion is provided or page 1111 of the project narrative. Supplemental Plrborist Reports were s ubmitted an April 7, 2014: with a do tE ileo I an a I}sis oil proposed Neel to be nema n Iec and ueta it ed. 150 MEMaRAI Olt M CarI t hi ping the I uteri' To: Clity of L ake Clswego, Publia VI orF s, Engineering' Attn: Todd Knep par so99011n'stgiti privy 9uito 1011 F rorn: N tt Lewis, Senior Clivil Project N anager F Aland,a reIcn F.1 21 LISA Date: April 4, 2014 F1nee (501)4111-1500 Projeat: Ti a Rer ane at VI(:tlakE H11 {501)411,160 Cl a rd n o#: 21303640-1302 Re: Help anse LU 11-t111 64 Engineering Clompl( t( ness Review Cornrnants www.eardna.a+'m Ti is memorandum will outline how ti ( Clio' Engineering review comments have teen addrei.ed.l 1.a Ti a storm line horn Foil e.g Road io ti a outfall must i e gut Iia; however, I he detention iaaihty ni 1191 t e maintained ty the HCIA. BecE use oil the proposed extreme degtl s oil tie slo1m ltnE, a ppro)Iimatel)l 17 Teel adjacent to tha future horses on Lot! 4 and 5, the minimum public sewer easement width si all be 34 le(t. Pk ase ner'ise the utility plan and re limina lal acaorclingl)', i(aring in mind that this revision may require a passit le density reduction along Fost erg Road (pleas( see item tI 13.d, beta w, for related concerns). Response: TI a stoam drnainage !iiia seivinc the Rost(rg side oil the development 1 as bat n rt tiffs( d to protide tht minimum de ptl of coven Aon the mt in and detention system to east in prop(r functionality lin the design stave. The layot it a fl t!e Raster!' portion of the development has be(n renis( d oadea to protude a put!lc stynm drainage easement aII3. 'wic le between ti e homes, a nc I to addaess separate Itaff con' erne. I t t1( re visa d depth, an easem(nt a f 35'shot ild be adequate fon maintenance usinc typic t I t+ienchingg methods. 11 At the soul heast aoriner of 101 a, tha proposed g'r'ading contour lines do not appaa r 10 tie into ti a existing ground contours. pleas( cli nifl if a netaining wall is needed and I ow will this impact tl ( proposed sidevia 1k grade and location, as wall as the trees tote preserved. Please revise the proposed grading plan, ill necassanl. R( ,ponse: The existing gnounc I in the vicinity all tie trees Clity .!Itaff hate identified fat paesenvr tion 1lalls aviiay from fbsbeng road significantly. In aide,' to satiaf)1 Staffs request Rai connection to the exi, ting sideviialk, around the bees, the new sidewE lk is sequined to be built Lip aaaund the trees. With the revisions to tl( e astern layout 11 a tack oh walk can be scippored with a 2:1 slope to the vilest. I cjjacent to the neh I boring property to the south a sham well may need to be r anstaucted, ►frith nailing. L a tailed grading plans t rtd tree preserutation measures wall continue to be de ve loped it pith Ca nstauction C ocunr(nts. 1,c +IIn a dequaql issue). Ti( proposed storm line C running in frons oil Lots :1-4 (the nor h-south lino) will be required to be prnlale and the lin( from the north Fosberg Road pli nter will not be flowed to thaw into this line. Please revise the utility plan • acaordingl1 . Re:pons(: The L itility plan has a en ne vis ed to shot i a p(ra llel public storm c 1ka inage line in Rosb(I rg Road. Due to the nunil er of Oristinc and proposed utilities in Fla sbe+g Road p!(cing this c line under the sic le wall may ba pr( It rued alternative. a r 1.d (Inadequaol issue). Tta respons( rnarnor'andum dated Marti 3, 20:14 RIE: Rayons(' ua —I LU Ia1-0064 Enc itneeur<ng Cony Illeness R(1 r'Vew Commend' stat(s: Tic developer' is A ustrilia tum • Indc nasi ■ F Ienya ' N+1.4121 Find • Parr a New 0 uinea llnitedAratHmtrntls . Unite+IKiniclam • Unitad9tates • Oliritic nsinIC0iunties 151 Faget A pril 1,2Q1 I Si at i.g ti i Iutr re aviarc ofl lin it(d on-1 treat parking provided c n the east side." Tie Engineering slafi notes that na oarkinc will he allowed along Fost erg Road, so tt a lirr lied pant ing 19 l ela tet to the p ivate driveviays. Alltl ougF this is not a as rr*tem m s issue, Engineering strongl)l recommends pro\liding market on-site pat king 10 allow for visitor p�lrking and to avoid congestion ibr tie future residents. Aespon.a: The typical still et sections on sheet CIL( havv tEEn updated to refect paring restrliationa per fingine firing !Itaff deci:ions. F4n4 l privatt driveway; and any associated additional on-site parking will be detervniiu d with the building plans. 1.e. F lease ploviclE a street nan E Ibr Street P1, to tic satisilaction of =e.ry King, CFiel Surveyor. He may be rea'shed at ikin c i.o i weao.a ri.0 i or 103-631-43]90. Response: Sheet A t ,renamed Meadowereek Lane, wt ich was aoo►rdinated will Mal. Ming, 152 i • G' i Fp7 1 is 1 Il I l t' I 1. s ! I' • i f i S es-�w ''`.may'' y ,Y, - , "N,r.,`� n '. x -'""' -"=`''s:.., .3"" Y' rr"a - v�, s _ 5 _ :^c �.r r ` ss-�s �,.="°_�` ,., �-�f.}. -- r r 'd,' '.c 3",S` -'t:..?° .. ' r V"t.,'„,,,,_-_-.0.0",_„,-, a'. ,�..�"'-4__' ✓✓'"; _Y:r�;,,,h� ;c,, s" ,�*✓�". r-r';.. ✓ ' d;A _ ' - '. �r s=,7 , _ ' --� � �,��, .,Pr ,y` r� ,� � .. � � 4 }. er zt^...� -{ ,�..s.-`� �.✓..r"'" --�r�,..�,,.,.�.*�` ": ,rte s- .;.4;:ggym "-S : raina .R. p0 . - _ :7 ' - :.1----''-'' tg'**.5f. 34414-44,7-::1-1.;',:i-7--47--*24'-WiiN-11:' .. _ ''--. . '- - r" �,w- .. ,:� , ,gi Y' Reserve West r 'r, x � .` `" �:�h �-� -h 2''r .'��.- - 'x"-a�'�',rc ' 'r rr� � .,.�.� i �.'''^� `y" i_-..--..,-.., _ s ."£- "c � rte' �' � , • � , max- x'� �:+"" hY 't a` ��.�-- w� W - 't - � ,r -a�G `- � -' r 'fin • - ,' r ^' - - "x - ,^ �_ -'' .�:. ,y.e; ,v';-�,�.y, ,'e��, ,Ny ," - - "a",:-<,, as s 5 �.r S:r .,i` � „ , jk .. i Prepai ed -br WEistland I-on-es 171; ( SW 68th Plven 1 is, #4(0 t' TIN rcl, Oregon 97223 ; 1 . i April 3, 2014 Faevis ed from Main! 9, 1114 & CecE nit er4, 2013 F i epa red by i. • Carclnc 5415 SW WE stgate ]rive, Suite 100 Portland, CI regia n 97221 i I .lupervising 8 ngineer �{ F a tl LEwi! Tick lit one: 503-4 19-2500 4 E F� as imile: 503-419-2600 .1 i rr att.le+niis@ cardno.com , www.carc na.com t' 1 EMHIEIITII-4I L U 13-0064 i. 153 i J ..154 is lirelin is r± Drainage Report , TIE Ra serve ate esti;ke Document Inforrre[ban Hnepa re c fan Wes tland I a a es Pna ject Nana Tia Res c rve at W E;tlal File Relleaence 0364-Dnain.c c cx Job Rellerence 21303640 Elate Ap riI 7, 2014 Document Control in 1Deaemter4,2013 'Italia Ras AISR Matt lA wis NCI 2 N arc!. 3,101dI 'Italia Rail+in AISR Matt IA wis N CI 3 April 1,2014 Altalia Ras Mi► ASR N att I Evris N CL 0 Can nc 201d.Copyrigtt in the wI c le and eller] part c f tt is (locun ent be long; tc Cardnc and may nc t be used,sc lel,transferred,aonfed c r rep roc Weed in N he le or in part in anll rr anner or form[r in c ron ny ma dia to an}I II erson ;two tI a i by a gra en ent with ci a rdn o. TI ii dc c i imE nt li producer Card/c s oleI}I fc r tt e t er Olt e i d nsc b}I tI e ilia nt in aec[rdance witl tl E terms of the engage me nt.Carc nc does nct and I all act a sure any resp(nail ilitl or liability wt atsoe+ler to amltt ird 'art), arising out[f an+l use or reliance 1 y amyl tt Inc party on tt e cant(nt c f tt i! d[ct In E lit. April 7,"111,I Cardec ii 155 156 PrelirninaN Craaleape Report T1 a Re: erre at wiestial e PURPOSE! STA-11®1V ENT TI a development site is located at 113413 Fosbeng Road. The site is located wiithin tl e cit} limits of Lake Osv ego and is;on ed Res idential lu edium C ensit} (R-5). 111 a deve Iopment site consists of a ne tax k t. TI e p ra posed develop rn ant consists ()Ian eighteen lot silt-divis ion and associated public stneets. Ara ntage improve rn ants to Fosbei g Fla a cl will include new s idev a!k and partial stneet improvements along tt a project limits. lie Imposed sta mi design will meet the I equinementt oil the Clity ofl L ale Ch weg o as listed in the ,Iurface !Nater Management Ciesign Work,a ok dated E ecembe r 10 03. 1 p a n analyt is of these ra gulatiori s waten quality tneatrn ant will oca ur tt ra ugh proposed g nee n t beet planters. Gneen street planters ane landscaped reservoirs ti at treat stormwatei run ofl through vegetation and soil media. llhey pro aide pollutar t reduction and may alt o provide flow a tlenuation to re duce hyclna clic imp acts tom urban de)is lopments on clowns tre a rn riveis. The Envira n rr ental Pllotection Ag a n cy(ERA) estirn ates the p a Ilutant nemova I eflectimeness liar p I osphorus is between 65 and 31V. Rool area w ill L a treated on eaa1 individual 'at, tt noug I a sand filten a p p lanten. Thep rap a t ed project will pra vide storm water dete n tion in a a coidance will Clhapte r 3 oil ti a Clity o l L ake Clswe go manual. E etention ion the strew is and roob will be pnovicled witt in twa underground detentia n pipe lag ilitias. The Clit} o l Lake Os wego neqt lire t the poet-del!eloped discharge rate fnorn tt e 50-year event to be released at the 10i ear pile-developrn en t rate. Ill a proposed ca nmeyanea system was designs cl using ti a 25i eau stoiim eve r t and was anal}zed to ensure suite ient cap a a ity to ea n vey ti a 1100-s can storm e)lent without ilooc I ing. llhe ted nical intlomi ation and data aontained in this repart were pllepaned unden ti a dinectiarl and supervision of the uncle rt igned, wi ase seal, as a proilest lona!er gineen licensed to practice as suct, is affixed bels w. it 411 I a" 4, Cr•N , . , ,pg cc r _ 4as , 4 l Atalia Ras, in, PE April 7,2014 Canino iii 157 158 ilrePatina ryl Drainage Report 1 he Ra;■rue at We stlah e • Table of Conlent FURHOSl9 S1AlEMENT ill 'I V ICINITY MAR 6 2 RROJUaT CIV E RVIE W 7 2.1 Project Ch erviev i 7 2.2 Ba sin Allem 7 3 EXIS1IN G CON C ITION S 7 3. 1 llopognapl.51 7 3.2 Cllimate 7 3.3 Site Cleology 8 3.4 F ydiolo9)1 8 3.5 Clurve Numbeii 8 3.6 Time al(In n centrratiori 8 A RROROSED C ONI]IIIIOIt S 9 ,I.1 F ys noiogy c d .2 Clurve Number 9 4.3 Time oil Cloncerltnation 9 5 FI YIaF OLOGIC AI+ AILN SISI CIEERCIN GU IDOL IN E S 9 5A Design Cluidelin e s 9 r 5.2 I-I drogilaph Method 9 5.3 Design Storm 10 5.4 Basin Funofil 1'1 6 FI)C RAL LIC ANAIJYSIS AN CI DE SIGN CH AIRAC TE RIM ICS 1'I 6. 1 Ile sign Guidelines '1'I 6.2 Clonveya nce Sys to rn 11 6.3 Sys tem Capacities 'I'I 6.4 System Flerformance 11 7 N IAlE R QU AILITY 72 7.1 Water C ualit)i Guide lines 12 7.2 Water C ualitSI Facility 12 8 V41A1 ER CIL ANIIITY 13 8.1 Wa to r Cluantit)i Guide linea 13 8.2 Fla cility Desig r 13 8.3 Control f.Itnuature 13 8.4 Release F ates 14 8.5 EItage and Volume 14 9 OPE RAI IONS AND MAIN TEINAN CIE KLAN 15 9..1 Clatch Basins '15 9.2 iJ n deuground Detention Ripe 15 9.3 Clnee n Shea t a nd Ron f Rla n tens 15 i 10 51 MAI ARY 15 April 7,21114 Ca rth o i+ 159 Preliminary Drainage flepart TF e F ee erre at W e:tial e 1 ables Ta k le 2-1 Basin Areas 7 Tat le 3-1 C l e racteristics 8 Table 5-1 Pre(ipitatia n Cleptl 10 Table 5-2 Runoff Rates 11 Tabl( 1-1 Creen .Itreet Planter Elummary 'I: Tabl( a-; Roo1 Planter Sizing Math) 11 Table 8-1 Oetentia n Aac iiity 13 Table 8-: Control EItructure I�I Table 8-3 Plllawable Release Rates 14 • Table 8-4 Release Rates 14 Table 8-5 Stage and Volurr c Sun rr ary 14 Figures Iligure 1-1 \icinity Map 6 lligure 5-1 25-1earpe 1/1 Rain fall Oitribl'tic n 10 160 ARM7,2414 U ardna Pn llminaryl Qriinage Nei crt TF e R ei er ie at Wes tial e VICINITY MAP • FigluiIe 'IA Vic inityN : p F �C J®C LC CTAT I C N I 175 21--j MELROSE ST- i • KR 088 QUAY • • April;,]0U El an no f 161 162 II relimine n Dwinage Report 1 he Ri sr rw at Wastlabr (- 2 PROJECT OVERVIEW 2.1 RrcijecrlOv(lrudev The F eserve at Westlake.is la a ated at 13413 Fos t erg Road, within H.a cit)I lira its of Lal a Oswego. The s ite is '': oned Iles identia I Medium Dens ity (H-5). The pnopos ad devela l m ent consists o I an eig I teen lots ub-divis ion IA ii h associated publia streets. Tie gra;lased ste nrn design w ill meet the requinenr eats o l the Clity o1 La I e Oi►nego as listed in the 5unace Water! Management flesigr! Workbc ok dated Decemba n 7( ( 3. 2.2 Basin AIreas Impervious and pervious surfaae areas ion existing and u noun ed conditions are shov+n in Table 2-1.1i e exislting site impervia us percentage is 0.89% and ti e prc posed site impervious l enaentage is 37.01A. Each Ic t was assun ed tc have 3,030 sq.-ft of impervious a rea in proposed ac nditic ns. The proposed site along viith street improve manisto Fost erg Foacl was delineated int( 1C sub-basins. (EInelechniaalPlppendix: Exhibit 1 — Existin g Ba sin Delineation and Exhit it 2—Fin pc sed Basin Deiin a ation). Table 2..1 Basin Aneas Existing 1,992 208,9911 210,880 Propose cl 77,941 132,939 : 10,880 F roject cleveloprna nt will ocaur on either side of a drainage►n ay at ti e(tenter of ti a site. llhene will be thirteen lc Is on ft e west s ide of ti a drainageway and five lots c n the easta ide of the cira inagevia)I. Al roadv a)i will be ac n stnuctecl tc service the west set c f l nal c s ed homes. The l nog c sed cc nmeya r!ae, treatment, and detentia n s}Islern a r ti a west is identiile cl as 111 est and the prop( sed conve)lance, treatment, and detention s)Isten c n ti e east is identifre cl as East llrealmeet will occur v ithin green IN el planter. , nc c f planters'an d delentic n wit!in 12-inch underground detention ii ipe. 3 EI)(IISTING CON DITIC NS 11 3.1 1 oplc gnaplhy lie existing site contains a single family home with detaa t ed garage and driveway. AI drainageway nuns through the canter o I the site. The site is coders d witi g na s s and tnees. 11 a drainageway flows to Ba II ['real,, loci ted south of ti a site. Mt a t ighest elevation c f 340 is la a ated at the r c di east pnopert)I(omen. llhe k west elevation of 178 is Ion ated alon g ti e south pnoperty t c un deo!. Elite sin nes range limn 10 l0 30.0% cls%ward to the sat.ti, witt s Ieepen slopes nea n ti a s ream banks. 3.2 Cllimlalle llhe site is in take at weg c , Oregon and is located an n rc ximatelm 50 miles inland from ti a Pa aifia Ocean. Ti ane is a gradual ct ange in seasons will defined seas(nal chanaateristias. ENerage daily temperatures range fnorn 35°F to 84°F. Record temperatures flea( ode cI fc r ti is region c f ti a stale are-3c F and 10-i`F.Plvenaya annual rainfa II recorded in this area is 46-in a hes. • A011,:IC14 aanlno 1 163 Preliminary Drainage Repart Vie Re:era at We tial e 3.3 Elite GecilogN The underl}ling soil type: a n tt a sit( , as clE ssified by tt a Unit( c1 State Oepartn ( nt of Agniculture Soil Survey ol Clackamas Clount)I, Oregon are fidentifi( (1 in Table 1-1 (See llechnic al PIppendbl: Hydra logic Soil Group- Clackama: Count}I). Tat k 3-1 Soil Chal actleria l ias OjiftfZ Amita Silt l a( rn C /a C ave Silty C lay Loam 0 Helvet'a lilt Loam,11 to 15 perca nt slope a C Qua ttrnE Loam,3 ta 8 percent slopes C Waadt urn Silt Loan(,3 to 8 peraentsloi es CI Group (I soil; t a ve low nitration rate (0.0 94 .19 in/hr)at the: tirlaae when tt ora uc t ly:a turated. The t Attire ofl c ra tip C a ails are nl ode rately fine to fine. Gra up t] F.oils t ave very:low in iltratia n rates wt en thorough1}1 aturated. Soil as:igned a dual class are alas: lied a: c ra up D in tt a it natural ca n dition and the first letter is for drained soils. "the proposed developrr ent will occ ur witt in group CI aoil. . 3.4 HNdllcllagN Site c a n(rate c1 run of sheet f ow( to the drainac eway tt at runs through the aenter of the site. The dnaina c (way bee omes Ball Clreek: a uth o I the: ite. Ball Clre ek flows to tt ( Tualatin River. No opsit( storm sewer, treatment, or detention is prey ent at the site in a)listing conditions. Public storm sewers are lo(ated alone Fla:berg Fla ad and Rogers Road and c a Ilect tt eir respec tive roadway runoff. 3.5 at pie N umber The ctirv( number represent run of potential tom the: a il. The major fa(tons fon determining the CIN Nialue: are hyclnologic a ail group, c e ver type, treatrr a nt, hydrologic can clition and a ntecedent runoff aonditia n. The selected pervia us curve num t er is 72—wood(-c ra:s corn t inatioi (See Technical Plppendbi: Table 2-2c— Runoff Curve IVtirr t erg -br Other Plgricultural Lad: ). 3.6 liar e cif Clcmcentiialian 7t a time of concentratia n (T0)as de aribed in NEH-4 Clhapter 15 is (le lined in two ways; if a time for runoff to travel fron tt a furtt ermost point of the v atershed to tt a point in c uestion, and the tin e born tt a end ol excess iainlall to the point a f inflec tion on tt a trailing limb of the un it hydrograph.llin ( of cones ntration can be estirn ate d from seve ra I brmulaa Tt e minim urn time oil aoncentratian is 9 minutes in highl}1 devela Red urt an areas (i.e. p a rF ing la ts)and the maxim urr is 1 Ot rr inutes in run I areas. The existing time of aoncentration tlalues were calculate c1 to be 24 minutes fa r tt e N a:t basin and 19 minutes for the Ea:t t asin (See llechniaal Plppendbi: Time of Cloncentration). 164 April;1,1094 Carcina a Preliminary Drainat e Report TI a Fteseree ate 4 PRC PCEED CCNDITICNS 4.1 E ydralagy Onsite The pnopos ed site will cIc velop tf irteen lots a n tt a w( t side a'!the drain a c e way a nd five la is on the eel tsicic ol the dna in agewa)1. Tt c pre posed a a nveya n a e sys tem on th( west is identified as tf ( West t asin and the pnopos ed conv( )lance s),stem on tl c East is identified as the East t asin. Runot1l born east syt tern will be called(cl thra ugt a series a f green strieet planters and aonveye cl to an undengnound d(to ntion pipe t elore being net(ased irita tt a clrainagewa}I. gawnsil re a rn The I i le Oswego ,!lurface Wate,IManagement Repqrt, t y Ota l dated ,Italy 1992 and I alie Oswego CDS Interactive N a p were us(c I to determine tic capacity of the c la wns tree rn p ublia storm sewed. Tt a site is la sated in basin B30(BL0300 CIIS). The ite iieleas(s runofil to the cira inageviay within the ate.This dna inageviay t ecomea Ball Creek. The clna inageviay floe s soutt west, Linden Suncreek Orive, lollowed t)1 Kruse Oal a Blvd and Interstate 5. The lS rause Claks and Interstate 5 a ra sses were evaluated within the Ctak study and lou nd to t ave capacity to manage ilutune flaws. See B-110 and B-10 on Tlablc 4.8 oil the .!Iurface VII areal Mana gement Report. • Tt e Sun creek I]r've crossing v ias +revie wed toe n sure suflia lent c is wnstnea nl ci p acit)I. A 144 ch diameter cut\iert coos( Suncreek Orive appeoximately 130.leet downstream anti a project site. llt is culvert was ccinfiiimed to t c able to convey the p na Rased deve lopment un-detained. The upstream basin at Stin a reek C rive ie 15.52 acres at 401,l impervious. The viatenshed includes 90 single larnily resid( noes (including the pna Rased Fleserve at W e stlal e)a n d 2.73 acres at na a dwa, (See Teat nical App( ndix: Exhit it 3- Downstream Alnallisis Bas in '. De lineatia n, xpsvini m Downstream Runoff and aonveyanc( Tlat les). 4.2 Clurve N umber lllhe pervious curve n urr t er o174—Clp e n Space iii Clood (In n dation ►null t e used in pro posed site cont Illions (See Technical Alppendbi: Tat le 2-2a— RunoflI(lurve N urn t ers ibr Ii rban Area a). 4.3 Tine al acincentuatlian Al time of concentnatian o15 minute was used Ion the delineated sub-basins. 5 I- YIDROLCG IC ANALYSIS DESIGN GL 1UELINE 5:1 Design Guidelines TI a analysis and des ign criteria used for atc rn water mana g err ent deco nibed in ti ie section vrill la liov i TR-55 N HOS method. 5.2 Hyc nciguaph Melhcic Naturally ocaurnin g ra instorma disc ipate over la n g periods a f time. The matt eft esti\ie wa) oil estimating storm rainilall is by using the h,,Idre g ra ph method. The IN ROS Ourve Numben metl«1 is described in tt a NRCSI Nations I Engineering Handbook-Sectia n 4. lllhe NRCIS riunoff matt od equatia n is: Q t� 2 —I,u. (A- I„ �iL1 April 7,2( 1 I C;rd.c 9 165 Pre lirr in ary Ora image Rn por Tf a Reserve at V eatlake W here: CI= Runoff(cfs) P= Rainfall (inches) S = Potential rn axirn urn retention after runoff begins la= Initial abstrt ation Curing the development of a runoff hydroglnapl , tt a above ec cation if. used to compute tI a incremental rineff deptt for each time step from the incremental ulna ff depth gimen by tt a design storm hydrograpi The runoff function a I xpsvirn m generates surf-Ile ands ut surface run of based a r desigln a r rn a a ured rainiall conditions, land use and topography. xpsv irn m Version 14.1 was uf.ed for our h}Ic lra logy and I )Idrt ulics analysis. xpswrnrn is based on the public EPPI EM N N prog:iam. 5.3 Design Sicmml The rainfk ll distribution tat a used within the UE e Oswego jurisdiction is the design storm o1124-hour duratia n based an the sti ndard T)Ipe telrainfall distributia n. Table 5-1 s t ows tatal precipitation de ptt s br diflerer t storm ever is. The 1 FI 24-hour rainiall distribution liar a 25-year sic rrn event is SI own in Figure 1-1. "'able 5-1 Plrecipilalior Deplt tlAtianiaannItitafPriWitentittegri 2 2.9( 1( 3.. ( 7F 3.89 99 4.3(1 [ _M..,._ 4.80 I ligluae 5-'I 25-Nem Tulp a i Iiair fa ll Dilribulion 9 year Rainfall • 37.9 ` 3 0 a D.7 - 0 8 � t C I 0.4- e ; X1.3- .»---------- __ ^.___• r i 0.2 3J_1— --i .1 1 1 f f I I I a to 20 Tune Rtvouasli) 166 April 01,7 014 Carc 1 c 1 Q Hrelirr iean!Draink-go Reg orl Tie R(same s t Westlake 5.4 Basin Flunc ff Table 5-2 lists the runoffl rates or exit ting and propose d c onditior s for the site during the 2, 10, 11, t 0, and 100- Iear storm erients Glee Technical AIppendi) : Existing a n Pnopo;ed Hydrographs). The claws are for tt e entire s ite. Ta We 5-2 liunofl Ra tE a . k tk ,1 astrng Pea#c Runoff 'yep tr,Raft uno Y •_,:.�...�sg V t0(cu ..Pec.. `„ 2 0.23 1.30 10 0.71 2.06 71 1.07 2.57 , 1( 1.46 , 3.10 ®_m,.__, 10 0 1.89 3.6f t € I- YDRAIL LIC ANALYSIS AND DESIG N CHARAIC11®RISTICS 6: Design Guidelines TI 6 analysis and desig n criteria de: c ribed in tt is section will follow tt 6 Cit)1 o Lake Clswego Icuface Water Manageme nt Design Manual. TI a manual require: storm drainages yste rn and ilacilitie s be de:igned to can vey the 25-yea r :term event. 6.2 Clonveyance Syslem , The imposed coni ie dances ysteni is coni pot ed oil green stneet F lanters, loot planter, I collate ra Is, manl a les and date rtion pipe. Collected nunoffl is conveyed to one of two uncle rg round detentia n syt tens. Eacl Clete r tion . sr_tern discharges into the dnain ageway at the center o1 the s ite. The propa s ed sys tern will install two g.een street p lanters along lila sberg Road. (la Ilecte d stormy ratef run ofl will be canve)led to the east detentions ystem and if en aeleased into the drain a g ewa)1. Na a then change: will occur rniithin tt e exit ting public street:. 6.3 Syslem Clapacities Ti e F ra posed ea nveya nae sys tern was desiglnE cl to convey)and contain the pea' sunofl fF om a 7 t-}fear desig n storm. The proposed conveyances ystem \A ill t ave sufliaient aapacitt to handle all s torn event: up to and including the 50-year storm event. _ 6.4 Syslem Relic rman ce Maxim urn flo►n in a storm drainage pipe occurs a t app.('ximately O.94do(Depth of flows ection (cla) w-depth oil flow normal ta tt e directia n o lloy). At O.S i dc the section'actor of uni loam flow has a maxim urn value u hia t results in optimum ion lbe a seation without sinct arg a aonditia ns. Dining a 25•year stoilm event, the imposed conIeyanae sys to ni will operate a t a r t e low O.91Idc, wit) tt E E xception oil the pipes adjacent ta tt e detentia n system.These pipes are subject to backwater rem the detentic n lacilities (See Teat nice l Appendix: Sct ern atic Laya ut, xpswmm Flunofll and Clonve}lance Tablet )_ Every e It rt was made to act ieve,is w velocities in the pipe sr terns of at least 2.5 fps. This was rr et wits a law e aeptions.These links a ne aolleating nooil wnofl and small basin area drain: os are subjected to t aukvlate'tc rn tl a de tention s ystern. April;I,:IC14 Canlrl 11 167 Arelinrinar, Drainage Ret ort the Re;erne at We stla}e 7 WAT®R Q L ALITY Wailer Quality Guidelines TI e p rap osed voter qualit)l laciiitie: were de!igned per Clity of Lal e Oswego sta n dards. Green s treet pia me r; AM be used to provide treatrn e n t to the props;ed street! and driveways. Theplanters dere designed usin gl tt e Clity a I Pa rtla n d's Presurn ptive Alpproacl Clalaulator(PACI)version 1.1. The selected water quality laailities mut t rem ove 65%oil ti a p t osphorous from 1( o1 the newly oonstructe d irnpervioni area. Tt a Envieonmental Protection Agena)i(SPA)estimates the pollutant removal effectiveness br pl a s phorus it between 65 and 81%. 7.2 Waters Quality Fat ility Green street planter! (planters)are la nciscapacl reservoirs ti at aolleat and treat storm wrater runoff tl rotigl vegeta tion and so it media. Tt ey prmide pollutant reduction and flown attenuatia n to reduce I jldraulia impacts from urban de\ielopmen is on downstream rulers and !tnea nl s. Ti e proposed davelopnr ent will in!tali lisle planters onsite and two p lanters on Na s berg llo ad. The pla n to rt will treat oadwa)I and di iva whys. Planters are linear land!aaped rese rooirs+Huth flat k a ttonis, viidths of 3.;I to 6 feet, and vertical s ide wisps. Ove rile w! will t e provided for water da p tt s greater than 8 inches. A perforated pipe sun oundecl k m gravel will collect the treated storm wa tar and comley it to tt a underground detention facility. The planter section is listed t elow: Freeboard C epth: 3 in a hes Manimum Treatment Water Clepth: 6 inches > Griming Media Deptl: 18 inates > Gra)ie l Deptl: 6 incl es Table 7-1 lists the design speailics lbr eaci p na p a sed planter (See Technical Appendix: PACI Ca Iculations). Planters are identified on the Grp sv irn m sct a ni atic layout. liable 7-'I an a n St wail Plan a n Summary PlanterW1 111,9t1b ray Planter A2 W2 7( 1 40 Planter A3 W3 5,206 92 Planter al El 1,795 32 Pia ate ra2 E3 4,973 88 Planter Cl E2 3,313 57 Plante r❑2 E4 3,197 57 Pia nters CI: and D7 aolleat and treat Fot t erg Roa cl rrineff. Ti e s e planta rs will treat 0. 188 afire s of impervious are a, including 0:179 a ales oil emistin g roadwa)1. This eaiistin 9l roe dway runoff is being) (re ated in tead of treatin gi (1.022 acres (9 8 8 sq.-ft)al proposed side wall , locate d south o1 the propa sed planta rsi. East re a will be treated a n each la t witt in its owner planta r. A range of planter sixes it provided in Table 1-2 t e lows ince e a oh home will t e cut tam made and t ave a slightly clif esent footprint.l ike ti a green street pIa n ter; II a re a l planters rn ust maintain 3 inahes of free k oaed, have a growling media depth of 18 inches a rid have a gravel depth of 8 inches. Pen Clity a l Parkland siaing sta.ndaeds WE to r cle pth wit)in the g lantern can mangle from 9 to 11-inches. ❑etentia n far tt e homes will ocatlr witt in the deten tie n lacilities. 168 Al ril 7,2i1 141 Carcina 1: Firelin ihanl Dn iiace Re part 1. TI e Reserve atwleaVal e • Table i-7 Roo Planter!5 izing Matilix • f 2,000 36 27 2,500 _ 44 33 J 3,000 53 _._ 40._ 3,030 54 41 • 8 WATEIR QUANTITY 8.• Wailer QuaniiN Quicelines Tt a waten quantity facility was de:igned in acca ale no a with Chap to r: a f tt a Citi al Lakc Clsviego 5 urface 14aten Management Clesign karma The c It to ntion require rr ents pen the Oity a f I ale O;wiego requia the 50-year p a st- YI devela tied runofl rates filom tt a site do n a t excee d tt e 10-year pue,devela p ed runofl rate.xps wrn rn was used to Sill the stormviater detention fa c ilities. 8.2 Hacillty Design ` Cle tention will t a gra vides In ithin tt e 72-incl diameter undengnoun c I detention pine. Clontrol manholes will regulate the amount all run oft leaving each Jae ilitl. Tt e facilities will not pi ovide it filtratia n. • liable 8 Deilenlion I asfitly VItst IA 1-W4 72 255 7,2'10 East El E4 72 70 '1,979 8.3 Cconlull aIructure The proposed aortrol structure is a 60-ir ah mant ole watt a 12-incl standpipe. The batlom orifice was designed to control the 50-year releas s rate, wl ile the vi eir togetl e r with ti e onifice v as desig r to mana g e larger s to m events.Tat le 8-2 lists tht (le s ign mike e diarneter(See Telt nice!Apq t ndix: Orifice p iameter Work:heet). Nate the wiorl'sheet estimates a sligt tly la rge n a;lice c liameter than CEI iculate d in xps wimm. ClnilYce Equation: Q=CA(2, h)`-5 W here: C1 = 0.62 Cloefficie r t al I]ischange CI=32.20 F ccel. of Gravity(ftl:c o sea) t = Heigt t a t ove ova r1 ow elevation to ie out(h = 3.11 ft) Q =t]a s ign l]iscl a rg e Ar ril 7,2(11,1 Ca rdno 13 169 areliniinary Drainage fleiart the Rel erne at We;tial e liable 8-2 Clontnol &nuclui e Detention Facility W est Orifiae 20.(0 1.875 Ove rflow W eir 291.EI 9 17.(( Dete ntion Facility Eat t Chiiae 318.( 4 1.888 avers aw W eir 323.45 12.00 8,4 Release Rates The a Hoy a t le releat e rates ilor the site are bases I on tt a exit ting site generated rele a se rates. Portions of tt e site are unable to dnain to the(let(ntion facility; tt ese areas are pervious in proposed aonditians and will release at the same rate as in existing conditions, see Basins W3, W4, El and El in Emhibit 1. Basin Cl will nat be dens loped ar d will not be detained. TF ese areat F ave been renamed from the aalcula tions estat list ing the allowable release rate fa r e a ah facility and are listed in la t le 8-3(H ydrographs are it eluded within tt e Techniaa I /Ippendbr). Table 8-3 Pillowable Release Hate! 1(-)lear I Tt a desigr re lease nates leaving tt e detention facilities ate st own in Table 8-4, and were generated b)l ra uting tF e proposed runoff tF rough the detention facilities in xpsnemm. The generated releases rates ane at or less than tt ose allowed F mCity code (see llechniaai Plppendin: Outfall i- lidrographs). liable 8-4 Re le a se Rales 2-year (.167 10-year (.206 0.166 25-year 0.234 0.189 `0-year 0.796 (.214 1(0-year 0.324 x.245 8.9 Stage and Volume Tt e design storage ria fume and water surf ace a levatia r are kiste d for eact storm event in Tat le 8-5. The west facility in vert elel is tion is 2E6.00 and the tog a f facility ele Nation is 289.00. Tt e east facility invert eler is tion i9 318.00 and tt e top o1 llacility e levatia n is 324.00. Tat k 8-9 Slag( and Volume Sun niary 2-year 2,807 790 288.48 320.52 25-year 5,840 1,586 390.53 322.48 50-year 7,005 1,I186 291.61 323.44 170 Ar rii 7,201'1 Cf rdno 14 Rrelin nary Draiinaga Report TI a Re se rva at We l tla ka 9 OP®RAIIIONE A N D MA IN 1I®NA N C® PLA N N ainten a r ae o11 via tea quality facilities is very ern p orta r t to enstine ti a)I operate as desie n ed. Inadegt ate maintenance can t i attributed to l rear attire ta Humes all tI ase Ilacilities. Various ilaailitia s will nequine inspection and mainti r ance to en s I.re that they operate as design a cl. N aintenance guidelines I Nie been in elude('fa n aatch basin s, deters tia rt lacilities and vegetated facilities. TIe ope.ation and mainte n ante guidelines have been l noviided in tI i Tea hnica l Al pi ndix. 111 a various storm srlstem lacilitie s are desaribed bela vv. 9.1 Cla1'c iI Basir s Catch basins will intercept nun oft whia f sheet lows as Toss the panking lot, sidewalks, etc. and E ne t'a first delle Ilse in nemocing tnas t , clebeis and si diment. The more inequen tly a aatch basin is clea ni d, the mole pollutants it removes. Unite d State s Er viionmentE I Pnoteation Plgencrl(USI ERPI) .ecomrne nds cleaning an(lla n +, nemoriing sediment Brom tt e etch las in w'i r "t'a depth of solids Rashes one-9 ird the deptl tom tt a basin ba ttom to the invert oil the la west p ipe into or oft of the basin." 9.2 Ur dencIuoc.tic C e11( nfliclnl Pigie Detention pipes ars desig n i d to regulate ti e p E ak show and voltme of sta nn water run off. Ti i y ale a c,4 n vection o ll multip le pipes below the giound a urfE ae. Ove n tirn e sedirn a nt can bt ild-up within pip es an d t'i structure a an become aloggec I. Sediment builds p exceeding 10',1 of the pipe diameter lb n I all the length of the pipe shot Id be dredged and nevi a med. The as cess rn a nole will be used to pnovida easy E(reels bu inspection a n d main ti a nee. 9.3 Gnarl : lreE i arld F oaf Plant( se Fliantens< ne landsaa p ed ueservoirs used to treat s tormwaten nunofl ti rough vegetE tion and soil media. SItoumw<ti n e r ters the pl< nters thiiough piping or sheet flaw.W ater will tern pora rily pa n d pion to inlrlt,ating througt t'e soil media. Water sl a uld drain within ours. N aintena r ae oli the vegetated system invoices noutin e insi a ations of the planten pnolrle to identify any areas o'I obvia us inane a sed se diment de p ositia n or s a Dulling. Ball e or ins a ations t'era should be actions taken to nemm ie dead on c liseas a cl vegetatia r , any litte i on foreign objeats. Filter n edia replacers e nt should a acus wI i n necessary. 10 SL M NIA RY T a piopose(I water quality and qt an tity lacility c'a sign follows the City oil Lai a Oswego Surface W atei, Managem nt Design Manual dated Ile aembeii 2003. The proposed treatment system inch des green atneet planten. 77-inch dia rr e ti r undeugnound detention pipe will pnor aide ons ite detention stolrage ta Cit)l all Lake Oswego Standards.TI a proposed itor i system was des igned t sing the 79-,,leas storm event and vias analyzed to ens t ri sufficient cat a a ity ta a onvey t'i 100.-meal storm nt wit'out'boding. April i,<014 Carc na 15 171 • • . 172 „ rsr.rrrra..c.rer_ur—r, CY VI ,°,, ‘.s,,-Tie-41.,,,vws,g„,r,..44„Imeo\.;:=14-, ‘,i'''''''!'••-.7'd-'`'l''''1,''r''' '''',:1,0"',V•z,), 31'.:•,,,VI,kYWAor..t,',14,3WARVYa..,X00,,,,..,'`-''",;2-•-'..-': .11,,,Sitak i..tw, .tAtzw,k4-1,,m44.t..4vTkt.vm,,,,,, %.::,...,.oftt,1,-..4,,„..,0•441,44,,a4g..,144..N4h.mv,A,a. ',v*:, . ''''. '41.t,,,,,, 3'4., ,',:,)1:20,1114r4%,',‘e4).4.,r74.4'40V4,4:4 41',,,. A • ... ,.:. ,,,AA1,,,,,,•41$;,,x,'..4,?,,,.,6,,,,r,v,, .0,,,,,,V,,,,,,,,..-AS:-.4 ik.,.".11...VM'A.,,,';‘, ' i” 2 -''.,,v,‘,4,71,"7 ',,,A1,,,t,„,,,,,,,•.,'11-",k, :0 0,,,,,,,('', AO\n.,:,4 s',,,,' , ,tt.,,,,,r. •VA A.024f7.4„S',.T".,."V.9'`,44,,,,oegfiVt%-te,r.:41g,A7k*v44,..., ',-•,n,: to) "`,1e.'StitAK-4-1,'.',' 3,-•tw*V4irztel'AT6,-`,x1,,, ,.-4-m.- 'ti I '''.' 4 wiii4, 'CIA tqf'AF.Aht.,,e4p-14;.‘riAg harl,'4 1,A.'ey. :,,,i4414,41.4,tel,v14,A0..,Atk et4'• :; .U.4Wofr,':,"1;„,•m':,-v''', '4...i at141),Okite444,- ,-,. ..,,,elau ,x4-r'ttiz'a`, '''' '410,,,,, -,"*.:co,,,,Noc-44VAMPPIV.,:•344.,,,,.g4,...,-.31,t;.4::.'ee, ?Or .0t4,44'1,4,' z #"•,'qfr,116.40‘,„.r4;4..M.$-cle°44a4,,V1.1404 '4.4. -,;,' _ . -_, —, . .,-,.,., kit:4$,Arre.,,"Att#T4,4iV4.311W-',i - :i''-1 A.•'''A ---,t,.v,.%,,,a otAil.,.0,,,,higl.; w:-:•.,,,,ii,„,:c$4,v.,,-,atokga,1F,, —.... ...—„,.--.- -, 414,,,,,,-,,,;x,,,1,,,, s4.utv....,,,,,1„00, .-'.4"41,•'',.kk.ke"4,n''12.tV.2.,;\ .., ______-------- zi.44.!}4,64*IttaN4.-4•..V).0% Vliit4-4041` ''''',' ' —--•-- a',Fiv,gk-4.,,..-A4i,,,,,ktp,,,,tkpAntu 74%,,,Ott,54.344,t-,,,-.0144a,,•0,.,- rttpk,,,,:twad-.MtzVcoV,k41.444A04.**„0,,,,,-.1,w,04,It.c.V.Z..N 44,N*436A11454(40i10.. .vrrea4rA4V-*'Vnt4-At01441 ' ----- ,?4$1,t6Afttked,41k44;114g4:44WV.:tsni-A4014&$; i, -.... '-twq.).,Alral-iips.,:(14-- --kz,L.W•ciA,4.-1.f.rNo.-..ftto4.q-c4,er:=4;4'41('A-ilt.:1, via,p4,44,41004,4%110,4,,,,,it,it,,,,,v4,,,4,04,,ovg4s* ...-btelt4;11,,At.,ft4f.,:tztiti-,,A.444t,,,epw-re,v1-40-,31'..-Qatt•-.3.-. 1*•::` —__-.....„.,..„ -,,,,reo,....,4,-,V0,-,VA.A4V-1..MV40,,,,V.re.rp,,,..•_,;,,,,C,,,''FA.444+,'Vi, ,-0,ti,,,,,,4,,,', ,tt,, ,, lAttir,,,M0.*VAMAIM.,,.01,4***10:,..:?-4,...1. , .v.V.,„r.,.,p,..0,..„:0:4a,•,,, ----- T.,,,,,,i0,,r,V$44',...X.0%,a41}-,ir.VIAAkAqrj,....t.V-$1#,VN4Vetr,gftr4.34Rtl ..... $it*ti..11th.MIOMPV,43.M4ViktiNt0445144ft0WW21.44,V4 il , .....„,..„..., ,..— .i,y,r,kiaiWtrikl:Ixt i",k.f0AAZ,V,r3T-.44;03P+,A*.W6,40,,4901 .„..,1-p,-, ., •,%., , -, ,--.4„k..0-,,,,..),....$-,-,„1,,-,..,,44,..7-„,..,,,v,.--,Akil.,,,,, t'sw-Aat>n,cA0'4.41 ikli,,V44,1,n1:,,''V'0 ktb:ZMAVettA-40 Va,W.,..4,4A1V.4,A, ArAttittet*at',,,ct,,v,IVff,- $4,:tt.V.4 .1%.44.4S,v*-'140AVIVIO S.4WITAtrflnig,*V.V4**44,,VIN4Nlaatqt:WAti:4% 1`,04...4,4*4740`,Ma-^444N,44,44rigi4VM... .0.1.0iSt,ktel* 0* "h=544,K44-rA4t4,409),44'4,1.`•l'A 71&V,'-'1, 41;0;,',A44V4':'*'''' ''' ,24,04,4s*ViVgakkipMV*PaVV,DAte*-4;k4ZA* VZ#:,A*04Vkit.gi,-MQVIRASNAVt'SA'1:y4rtlate*Mriffttgit n-0441,41#44NOMPA.00.42iWOAkevg,04,4,,,,,A*, .4443itrAMPWOttlaN*54WK447-044.14F*VONA Alikes#41V4PAVIVVAVrtlielltOt4gAtaiNWAtiitit ',V.4Mtig103044,V,V;VA''..40. 4.4.44 ,a44.tt,..- 11,04,x4.,.4.4^-.-4 U`-rei.'*-At%,zWAV744. 40->,41-00-4=10440-7744,4***40tAktVI it:' Nf4,0**VV1r*W*At;WitgtV-ZOVTAAANROSt4lt (3) Avi,044,:,Nltkt,t,a,VNA;.,AVVXL*Atit'VA44"Ct:#14.A*V ill.*Wl-te,H.4:^Vefeij4€40,:Pagniori&PV,V444,AA,4,4,-, ,VW*41,ipiki,$4441,1,, ,r0ce,a;',MX4491S3M440041411,Pr403:i*,,g ...X. tAVVV:WIP.a.;, it.,tiMttlearV.41...,IX,414M0,11,11.4*AN C13 'Tv..0VeMtglv17,440.4t$,A:MU citke,11, r.P047,-.14A,A,F, Vrit ifakt,***4#PA,At\l,q4i441SAVAitt,Q'VrA4,VP4,0 0 24 ./..... triNVAW4r6rtriFAA,44. 1.?;,44f.ritieN,WA,N,A.11. .., ,..0,3 rs-#‘4,W#V.,,, W•'4,0e.,,Wat.6tX4:1Wk,''4,14,,,,,,,, 0 b.\,,l'IMOU'Ol'IS.1,10004114,-.811**, -001444,4 l't.4*V.e,rtei444W.ViTftl434 %Nht,4V1L4V'Pag."4 *141403K40.404P.A.444,14*,4410:44aidPS ,V,..,,,, , ,,.., ,,.,.,..`,,fete"-.4j'„el.A.V.I. q It.,,M •.,',e.,,I,..1.,,,,,k4.4,44, -4-, *31,00tat**ANIV.Vr4M5.,,e,OL A, AV4W,A;;AAkteiokli'llr,l, CO ,,alvatt0ASAVORI-14"..- :-+ WOIezOtth\AVP,24 vppli tApfaiValle0.4 Alq.1:44.,,,,,6 4.44wItoso',44vent U.) 4.0,4*VivA*04-04410t).0**Mato.,*74,,..1, ...,.11,4*00040044,01.v..,...ftv... IT.4.ffe...Artri,cit,e0 .• To-,grAfttgitiStoz...8a, Nki,,,,,,,it&404004,15iteaRR; ....c 4,p,,,404-tpAtto.ty,..-s@iv.inw.F.Ings tot4.,,ozet.- . F tkelf047-*.a*V:i0ON....)-4,4440.01tit..-:a., zwisoligt44.4044.4,60Mithttet#414.e-s, -044.0:00}AwAii4.1tiokotosliks4.44AAT.104*-4------ . ..t.tzei,..04v. 4., ,1.,,,,ho..41,..-4.44,4\,.., r4v, ,,,,,,,.„,,.....,..,.... . ... . .. Pre limin a ry Drainage Re part ti Res ena atVile:ttal e 'Yeah Moat Appian dix > Ext ibit 1 Existing Elasin Delineation > Ent ibit 2—Proposed Basin Ile lineatie n > 9)t ibit 3 -Downstream pinalys is Elasin Delineation > Hmldrologia Soil Gnoup Clad arnas[lc unty > 1 able 2-2a —Run off Clurve IN um beds for U rt an Areas > T able 1-1 a— Rtir off Curve I\umbers nor Cltt er Agria ultural L ands Title u f Donaentnation Clrilce C ianl eta r W orks t e et (West& East) > WPIC Oalctilations > Site xpswmm Ret ults o Schen atic xpswmn lamput a xF sv int rn Runoff Data • a )IgsVlrr m Conveyance Data o Existing and Proposed Hydra gralts o Allowa t le Re lease Rate Hydra gra E t s o OutI a w H m drographs Clown s tre am xps wmm Results o Sahematia xpswmm lamput o xps wmrn Runoff Data o xpswni rn aonvemlance El ata Openalion and IVaintlenance > Water Clualitml1 reatment Facility Clgeration & Maintenance/lgreernent (To be submitted with Final Drainage Rel a rt.) > Pollutia n Cor tnol Manhole, T napped Clatcl Blas in s,and Detentior Ta r k OI orations and f4 aintenan e e Plan Biofiltration Swale Operations and Main ten nce Plan • 1 7�ril 1,:{14 Cardr� i 1 Impervious 127, U Total Area - ; 6 Basin Area l 1 A Area(sq.-ft) (sq.- (sq.ft -f't) i di �. West 0.00 2.08 2.08 —� ' $l East O.04 1.54 1.58 SCALE-r=5a' 1 \-f Central 0.00 1.36 1.36 0 1,,i East basin includes onsite and Fosberg Rd Area 50 25 0 :�� ( I 4° �r :fry :J`. -.r,-'44441. / .i,0 /sst�//1 / macoE i FAic•fi IEENO \ `-r �:.k r ,..../ 3,5 �' _,..-i--- _ _ . vi . 1 ' �f Ti 411‘m•ON iiiiT4 l' 45 ' irf' ir ' 4 . ,,,_# ' z LL j t ' $ +VES r4 �� 1-Lt eta lA `� 4 x-.1!_h_ 100"- r•r'ry r 1 e ' t"1/4,- ..." . Z < CI lih ►! _ _ 1. ems { �, ;' ,..:•,Pc m W IN' -----\ eid;- ''''' '\ '7,2'7 eitiAL ' 0, \ L I 10 1-s-cc --- 1= E' co Lu - '1/4` _�—, —mss _--- �' I 41 f1 d�� �� ,.\\\i\:\ ti J \: \ \ \ 1 \ • ' It 1 1 rZ -ft , \\, 1/4,,- ) O' N aoo, ;. \\ \ \ \ \ \,t, .„, i \ ' 0 \ 1 1, - '" g -1‘.0 A kV.° ), 1,:\L„\\I`kf , \ \ \ 'n, \' \ \ .1\_-or ,• i i ---- -----,,, 40 44,4,- :.,43.------ A44t/. -40)"';,,,,te,xiogoioli, ." Nn,‘ ,'N, ',-.1,0 ' itt.' ' \ \ , I' •.290 •-, --'v, ,,Ictrzreie Ik140/0p.'; 4 \ .t. ii...\11:te \ \ 12, . % 1 4 CENTRAL 1 1 tg �— ff �{ 'v - ,1.- '- 298 + CEN i RML Ii %+.+ � v.. -irt- 1 ;1, A �, 41 I, o a 1 �� �: Ship a . ii : 17,-,„ ,.,71 / WM-ft a . am u' Ch 0.282 0.279 a582 6 Ei_ a.7ia OA16 0.130 ---- 7 I --- System West•I'. _ _ – _ 0.073 0.012 0.065–___ 1/ I �@ ys i 0,061-_ __ 0.082 0.029 1208 —— 0.461 0.196 _0.657 0112 0.494 .. W20.152 0.412 Total y -VV3 0.259 0540 — --- System Centeral ►�' _- W4 0.328 0.212 1.728 __ ,,,,,,...,. 0.205 0.483 C1 0.000 1.726 SCALE.V f W4 0.278 '2.062 —�Q % a l ii Total 1.327 0.766 System East 5D Z5 U G wil E1 0.180 0.158 0.338 t.c.•,,,n ilk ti r„,,i.r....,-,,...2 1it ,/,,/,,A \ Z, - 1 _ r I I / //r I I _ j 18 L • ti 13 12 I /// 1 �� I .+_ w 'l I � z _i______/-1 __I - - - I W2 I I I WI I / /� / r J _ z 14 e ' I 11 I // // I I w 24s Q co o W3y7 j j - I I i IiI 2 E1 ' o ar1 I [T1t/hh/' 7 II { a wI /7, ..___ o �'r'l I I I 4� a = W I- s E _ -'-- - ....--'?" ii iic� 1 `� _ owl tI-ro il 1 I ' C r � - -...1.1---i 1 �� ` I 4 I I I ( _ �r I 1 9 1 �� L J W4 1 1 I \\:,:s\\\I a,�au vsr - - — E5+. CI \/ \>\ I 1 I I \` I 5 1 \/ I .. - N 6 fi 7 4 ' ! hItF777714 / m I '� WES WO LL I. _ L I- I — ' - _ J I 1 Co n I - -II 1 1 co , H to ..-.4. r.,.., it p1 C - --_ CJ1 C/7 :e. I f: _ __ ; 1 - j -- 0 1 _ —._I 00 _ _ 1 II_- ' 1- _ 0 _ Rogers Rd - - -' / 1j . i ...-:7_ r i, 1 . , , : 0 , , , , ; , r , co • • 1 i, 0 . __ ._— I -gj! ri.' . .R 6— m i r it SS . PROJECT NO. 21303640 DOWNSTREAM ANALYSIS BASIN DELINEATION � ^ DATE: 04/07/14 THE RESERVE AT WESTLAKE V l �a • PORTLAND BY: ASR WESTIANO HOMES $.�sawNearcymmIgt m2rv:rrom w WWI EXHIBIT: 3 .a:,.wnr-swo '"x`m..,046:0 L&ke❑awega.()mon """ ""' „ 1 blydrologi^c^i! .ames County Area,fDregon 0 Co Fri Si 2 Q • 45'25 35 N Aco-perar. — /1.1 S4U11113 520830 Men= 520870 3 • 4 Map c,=•,-: =ad on A lan*r-Arg,/11"v 8,5” shoat N GI 15 . 60 -Maas 90 --Feet • 0 50• 100 200 300 Map oroiedion:Web Mercairr Comer coadlnates;WGS94 Edge lics:Ur*/Zone'f"' USDA Nets-4 Resources Web Soil Survey 11/22/2n Conservation Rginfice National nooru=rafive gu—sv of 4 ...-.,, _ _ Hydroionic Soil Group--C1=='e^aaa=raw'ty ore2 nr ,or, MAP LF[IF JD MAP INFORMATION _-=:a`I■`_----`_(AOI) El C The.oil surveys that comprise your AOI—ere aaiPae-'at,:'=,0=p. i ...% Arro^_�f Interest(AOI) C/D tiu amine:Soil Man may not be••alid nt thI===ale. Soil= D SR^ti�a . SO oL'gen'e"t of mans beyond the scale of mapping can aaw— g P on -`_rated or-at a••2lieble misunde-t-ndiag of the detail of napping and accuracy of soil line A placement.The maps do no`=hot•'tta c^"ll 2re's of contrasting BM ND Water Features =oil.that could have been shown at a more detailo.4 s=ale. 'tremor=cod C^_als " Transportation Please rely on the bar scale on each mcg sheet for—2D - ..o �' eats, BID +-F+ nal!- - ,�„ ll Desour_s co".e^,ation service 0 Interstate Nigh-ey- h tint soil Oil�S urvev 1181 : httnalwebsoilsu-•ev.o~nd.0=r'a gn" PM CID ,,,, US Routes roo.di^-Ite cy_te„': lnreh Mercator fP2SG:38 7) D Major Roads Mans from the Web Soil ca^rev are hawed on the wet!Mercator I-1 Net r•Lted or Cot^"allabl- projection,which preserves direction and shape tut-Hato& L--1 Raids d:^ta^ ^^d='e2,A proja-+ion that preserves area,such as the • Soil Rating Lines Background Albers epual-area conic oroje^"012,-bouid ba used if more accurate 0.4.0 2 ��o_t Photography =Iculations of distance or area are required. ,A.0.0 ND This product i^ge-eratil frocn the I isnn_NRns certified data as of the version date/s)listed belo". —� 8 -- B/D . coil cu"-ey Area: Clackamas county Area,Oregon Survey Area Data: Ve'S'oG 7, Aug 0=,909') Cnnn Goil map units are labeled las space allo•••s)for map=tam +ae 0,___ CID o'12•ger. • ,mss D ❑atels)aerial images"'aro photographed: tui 2,')01p cep 4, -. Not rated or not available 01L111 rho orthop�'oto or other base man on which the soil lines were Soil Rati^g Points 1 aiffer=fromthe background • compiled and digitized o'o_ably bac group_ A imagery disnlaved on these maps.As a re0"`_t,Pco•'e sa"or eh'f}iog ND • os—20 unit hound=ries may ho evident. Prl B ® BV° co 14. Natural nasou'-=e Wet 3u-••ev 1", 0J' `_. ronservation Service Natio_.1 cooperative Soil Survey gage 2 of 4 H}Idralagia Sail Group--1Claekamas 0oiinti AN a,Oregon H ydrologia Soil Glroup Hydrologic Soil i3ronep Sum any qty Map Unit Clackamas County Area,flte9on(QR610) Amity sit lam CID 1 �I 14.9% 25 Cove silty clay loan 8.1%1 2: a Ha lvalia:ilt loo m,ti to 11 C 1.1 ,7.2% percent slap(s 7113____ ----Qlot mi !carr,3 to 1.____C1.831.8% gera r1slapu 91B Woodburn silt la 8 n,] to C 0.a 3.0% E percent slopes Totals for Area of II terest 5.6 10a.n°b Descripllionl I- ydiiologia soil groups are based on estimates ofl nunofil p atf ntial. Soils ane assigned to a ne o' ibur groups aacordin9l to the nate oil vlate r infiltration wt E n the 5.ails a re not protected t y vF 91f tation, ane tt a ra ugt ly wet, and necc lye pneaipitation flnonl Tong-duration;towns. Tfl c !oil! in the l nited State: are assign(d to lour groups(II, B, C, and ❑)and tt rE E dual classes (A/U, B 0, and CSD). The groups ale defined a! ibllaws: Chioup Al. ils t a ving a l igh infiltration nate (low runoff p a t(n tial)wit en thorou9lt ly wet. Thesf consist mainly of clef p,well drained to emessively clra fined sands on gravely 1 sand: .Tt f se a a ils I a‘ie a higi rate a f water tilansrn issia n. Group B. Soils t a ving a rn oderate infiltration nate when thonoughl71 wet. Ti ase cons 1st at iefly o l mode ra t(ly deep oil deep, rn a derately well drained on well drained soils that ha‘ie modenatel)l fine tex ur( to modenatel)l coarse tel tuff. Tt ese:oils have a rr oderate nate of water transmission. Gnot p C. Soil: t avin gl a slow infiltration Hate vit en thoroughly wet. These consist at ie ly of:oils t avin gl a layer ti a t impedes tt a downward moveme n t al wa t(r a r ils of modeeatel)111n a textune a r fine tex ure.hese soil: have a slaw nate o l water tnan: mission. Clraup ❑. Soil: having a very slovi infrltnatiar rate (high aunoff potential)vit en tt ora ug hly wet. These aonsit t chief y oil cla ys ti a t t ave a higi :hrink-swell potential, :oile tt at have a high water table,s a ils tt a t t ave a claypan a r alay layer' at or new the suriaa(, and sa ils that are:t allow oven neairl)1 impervia I.s mate rial. Tt a se soils have a very s lov I nate a f water traria rr issia n. II a soil is a:signed to a dual 17ldrologia g noun (NEI, B/C, ori C A❑), the ins letten i. br drained a nea: and tt a second is ion un dra it ed areas. C r ly tt e soil: that in thein natural aandition are in group 4 are assigned to dual Glasse:. UIDA frit tun IRasouirce= Webaail Siiruey 11/2212011 0anncrvatior Service NatiaralCaaperati+ielaiiSnruey Page 2afl 180 Chaen I Estimath f Rurufi Techniaa Rat/as 5171 Ueban Hydra logy'Ion E ma 1 Water he ds Ti ble i r Ilunoffl curve nun ben ]b'url an areas l I Curs e i uml ens far Coven de sc ription 1 ydeola gia soil limo up 'Ivo rage pa rc en t Ca vi r type and h31drolog'Ic aonclil ion int"ervia uai aro a W Al B C D IluAlfy1 do veloped Lull an areas 1'igellation eltall tithed) Clot spade(laws s,parks,llolf ee urse;,come IEries,etc.)Y: Poan eond'tion(lira s novo'<f 10%) 68 19 /1(1 89 Fair eond'tion(gia:s(lovas 501.410'.1591) ,I9 99 19 84 flood cot dill ion(mica dove:'>739s: 19 81 79 80 Img E rviaus areas: Pave d 11 wilting l lots,nook,drluev4 alis,etc. (c xaludit g nigt t-o1-1.1 ay) 18 98 98 88 Street: and eoadsi: Paned;curbs and storm sc ens(e:ualudir g right-of-way) 98 98 98 88 Paved;open ditc hes(fineludu g 83 89 93 93 Grave I(ir cludinll right-a f-ws y) 7( 86 89 91 Dirt (lir aludir g rigti1-o1Ivr a31) 71 82 81 19 West en desert tut an al leas: Natura dos rt landsaapit g(pi rvious a1 aas at ly)4 63 71 811 88 Artificial Baser landsaallireg(in pervious!weed barrio', desert shrub with 1-to 2-inch a and.on glavel nutlet and basin 1 0:den' 94 911 941 98 Ueban d'siriets: Comas etc ia] and t us iriess 8 5 89 91 94 911 Indy atr a 12 81 88 91 93 Residential cfstriais l y avenage 1o1 size: Ll aaie an less(lows l nus E1) (5 17 85 90 91 141 aa'a <8 (1 15 83 81 LCI acre 30 97 12 81 81 bp ai rE 25 94 10 80 81 1 acre 90 111 (8 19 84 2 acnes 12 LI6 (1 5 17 81 Ilel a ping urs an atplas Newly gra E d eas (pervid i s areas only,no vel let atia n:51 A 11 8 6 11 9 4 Idle lands ilCN's a e del ermined using aovc; tyl es similar 10 those it table 1-2c). I Anel age rur a ff eanditie n,and la=(.2 S. 2 Thi average gement imp Erv'ous area sl own:yeas used tc develop the 41onrpa,lite CN's.Othc: assumptions an as follow : us al cas arc dire Cy cc mien d to tile Blain ge systc re,imfl Erviou: areas have CN of 98,and pervious areas are considered equivalent tc open space iv ge od hydre le gia c on dit'on.CN's fo] c thus eorebinatiom of ce nditic ns may t e can 1 ute d using frgune 24 a'2-4. 3 CN's s]own an equ ival a nt tc Lilo:o off pa tura.Ca n Ip ositc (1[H's may 1 e ce mputc d lot c thee don binat'ons oil open:if ace cava; type. a Composite CN's Aas n2trIra!de se rtlandlc2 pion shook!I a all mgutc d wimp flguiuu 2-a or 2-4 lased on the impervious area p(rcental E ((IN=98)and the pervious area CN.Thu pervious arca CN's are assumed equivalent to dem rt shrub ir goer hydrologic condition. 6 0 ompc site CN's to use ler the design all tc rep(rar;l then uses durinil gra(inti and eonstru et'on should be aomputil d nsinl I frllun 1-1 or 2-4 tasudon the degliec a:Ideueloprrnnt(impervious are: 'amen tap')and the CN'"for the newcll graded perviou areas. (210-VI-TH-55fl,So card Ed.,June 1981) 2,5 is alai leu 2 Es tin istinl Rtni off Tachniaa Raleasa 59 Urban H31dra low!fir Sural Mate rihect 7 able 2-2c Ruin]ff curie numb(rs la r a then agri a ultural lands il dila Idld,,I1 !!...JII • • Curve numbs rsl ion Q a vi ii d escriptio n h5 dnola gin soil gra up H1Idrola gii Q a ver type condition 7 l B C i] ,u Paa turf,giassland,on nanige---tis ntim au! Il oon fib '9 86 89 focal a 1n r grazin8. Fair 49 9 ;1 8 4 Clooc 39 d1 7,1 80 Mead ow---cantinuau: grasp,pnota cted from — 7( 58 71 ;8 gratin g and J et ellally ma w(c iloi hi y. Brad—brusl-we ec-pass mixture milli brash Poor 48 9 7 7 83 the maj on a lenient. Fair 3 5 916 70 i 7 Cload 30gi 411 6a 73 Woo ds—grass a ornbina Ilion(done hard Poor 57 73 8 2 84 • a r tree farm_. Fair 413 611 '6 81 Goad 3 2 58 '2 79 Wa ods.fl Pa on 45 6(1 ,7 81 Fain 311 60 13 79 Good 31I 3/ 59 10 7; r' Farm -- teads9 ail ding:,lanes,driueuaays, - 59 14 82 8 6 and surra undii g lots. , I 1 Ave rag( rur off ca ndltie n,and la=t.2 S. 2 Pooir <5091)graunid co vas or ha aviu graz4ld with so mu ch. Faia' 90 to i111%glour id caves and not l Eavily grazed. Good: : 7996 ground moues v I d rightly on on y a caasi orrally gaze d 3 Poon •i(109i ground caves. Fain 90 to 11%ground caves. Goad: ;7E1%ground 1 abe]i. 4 Actual guru'numbs r is lass than 341;use 4N=11 :on runt t aompt tatiom. 5 CN's show/ mien aompt ted is i areas with 9091 was ds and 10%grass(task I e)caves.OtNau i erabinat•ons Dice ndltiens rna31 I e camp utt d frail the IN's for we c di and pastes e. 8 Poor: Fasest lith 1 i,sural 13 a es,mid I nut h are del eroded I y 1 a svy grazini I a r ael1ular turning. Fair: Woods are grazed bit not 1 timed,and some fon st ate n(overs tela soil. Good: Wood: ale prate ated fri m grazirgl,and litte]I and I ru I h adequately co v(s tl l e sa il. 182 0 1(-VI-TR-(ll,Seaoud lid.,June 1189) 2-•7 Wil.: Time of Ccncentrelion 1PF OJECT NO. i 133364( 1Blr /SR !DATE 417/3( 14 1 West .... 1 East SHEET FLCIVV tl n ''''''''''g-a7 Y � Surface DE scrip#iar T)Iq e Hoa ds 9 Type p Woods Graess (shc r1 (light_underbrush) (light_underbrush) prairie)) Manning's "i " 1 0.4 0.4 1.15 Flaw Length, L (<300 ft) I 300 ft 208 ft 1 Oft 2-1 r 74 Hour Rainfall, P2 I a.al it 2.5 in ; 2.5 in 'Land Slope, 5. ( 0.20 ft/ft 0.0025 ft/ft l C14 PT Xk i Travel Tim( 0.39 hr 1 0.31 hr 0.00 hr SIi PILLOVI CCINCIENTF/ITER RLC]V1 s PUT Surface �_ :. Description J L npavecl I Unpaved I Unpaved =Flow Length, L 1 125 ft 1 O ft 1 O ft , 'Watercourse Slope*, s 006f#/ft _ „... . ..,.... .. ..,, s . . geVelocity, V 3. s I 1.61 2.65 ft/s _Avera '.Travel Time 1 0.009 hr 1 0.000 hr 1 0.000 hr CIHPINN EL NLCIW E Area, a 7.5 ftp. 7.! ft� 15.05 ftp. iply!,,,,v-wo,,,,op!....„.„:1111T,:j1,7.,,, !-:',.-m'w,'a§: .,-',4,',0'`j-trgr-, '''"' .'''''''''-:' '''''' f .:% 4 i-''"?!.ifl‘4,r!:44;g-'j''''11-1"2.-?4!,"..'.Y.-",:i.!."' ' F'. AL Cross Sectional Flow - Wetted Perimeter, Pw 1 11.;8 ft I '1.28 ft 1 7.69 ft Channel Slope, : l 0.003 ft/ft 1 0.003 ft/ft 1 0.00 ft/ft -Manning's "n" 1 0.211 1 0.24 1 0.24 Flow Length, L 1 0 ft 1 0 ft UTUT :: 6 4 0 53 =.4 10.1444 Velocity - .... fps ft/s Average Velocity j 0.26 ft's !Hydraulic Radios, r= a/Pw 1 ( .9d ft I 0.66 ft 1 1.96 ft 'Travel Time Subarea T{-1 0.40 hr L. .... 0.00 hr 0.00 hr 1 0.00 Watershed. . .... 0.31 hr....., E 0.00 t,.r - Watershed of Subarea T 24 minu le s to s 0 minutes or S .. . . µi � . G .. . .. . 19 mmu.. ., . WA1ER FiESOURCEEGROlP C' R 183 5I2 /96 C RIFICE D IAMCEHER WORKISHIEE T Gar uary, 1996' ( oject Name: city Project I,uniben: CornHided Ely: Elate: 411;/96 Clonillany: Address: I Phone f' umbers: • I Chitlet Stwctune Ida r tificatior: Clalitilate tt Ei a i tlet orifice site C rifice Eq iia tion: CI = CAI(2g1 )113 CI= 0.62 Coeffrcier t a f Di;charge g= 32.20 Acraet. a f dravitt (ft.Isec.h ec.) h= eet (Heig l t above a ver lovi a levator to i.e. or it) Cl= cfs (Eel igndisclanje) oven law ela dation invert e levatior out • Onifla e F lre : AI= sq. ft. F I= C/C I(7 9r)9'5 Al= g i*R' R eet 11 =- (Aipi)°5 Pit 3.1415g D= .ieet Orifice Dia meter: ❑= inches h:1ar cI}Lhlquar tits/lorifforrn.xls Page 1 184 9/28/9 f ORIFIC I E IAIMETF R WORKSHEET (anular) , :1996, Project Name: City Projec i Number Computed Hy: Elate: 4/11/90 Company: Address: I PI- one Numbers: Outlet Structure Isla ntificatia n: Clalo ula to the or rile t orifice size. Chine Ec uation: G2 : CIA(]gt)c'S Cl= 0,62 Clc efficient of Disc t z rge g 32.20 Flccai. of Gr&iity (ft./sec./sec.) h = feet (He ight aho'ie overflow eleiz tion to i.e. oui) C = cfa (Design Elisct argil) oven c w ele vation Iry IE rt elevation out OeilceArea: A sc. ft. A C/CI(agh)°.5 A = pi,R` R= feEt = (Api)09 Pi=, 1' 199 L = feet Clni�iae ❑iameler: E = inches h:landyl1guaniiNlorifforrn.xis Page 185 [ - PrEsumplive Alpprcach C alculEilor Al e r. 1.4 C atahment Llata •,„•11,..:•.,„,:i....,-,•;,•1 ,..,74,-.-„,,,-,•,5/ Calchn enil IC:1 Al I L 1 Pi ojeol Fame The Village at Westlake - , E ale: 04/07114 Puojecl Ac dr(ss: 13413 Fosberg Road ' - Permill Is Lim!Jew; NA Lake Oswego, Oregon . . Run TirrE Deslciner: ASR . . . -. Company: Cardno _....... .___ -- , _ ,„__., , _ - -, . , , .• , .. Drainage Catchment Information . ,x,t?.,.,. .:A i,T. pv-t-*,,-.....--. ?.ipoxr..-.:5,-.:e 1 Al „,,,NA,' -,:-.' --;:•-- ,,,-;,,;:-.,., '- Catchment ID - - 10,,g-:ft ,-, -4,9-A ..&5..-- ..k..! .rt., ,, Catchment Area 1 ” Ar(a -4-14 *"' 14f2P:0" • - - ' 10,985SF .rr perilous ,!,it.„A,,,,,' ',..,14,,, 4,-4,A,- - Impervioua.Are45:'"1-05 ,,g7 - 0.25 ac '' ••., '''''-';',g4ieMOU.- •1 Irr perilous Area curve Number, CINirn, 98 -,r----_..,.-4P, 1 ime of clifiggAir,p;9011-c, rr inute s ? 5 min. Site.SOUSi infittrotiaii Testing Data ii-ifift*-#:4. ,f,,.::,.,ibc666dure: I Open Pit Falling Head Native toll j:-. Tested Infiltra tion Rate (ltest): : .. • 0.1 in/hr , E3o1W41,0,9tityMeets F eqt iired SeparE tiara F ram H4,-..--614:411.4ater F e r El ES SIA MM Section 1.4:- ,' Yes L -. • 4„,-.,-g•,••--,-I,•;.::--- ‘-',."..„.r5,-.',' % . , Correction Factor Component • , ,100:1111.5011.1Miii , , ' DV,1,05008 from 1 to 3) : :- ... '1 '"1-'" ''''21 )41;KWI,OraVOiiskitil::: 1 8.0 'OlW(l€., tgr: dr.i ) - .. 6-,';64.:-.101.:;-;,;-,-0::2,<- ..f' gn,„. 1'.„4:.0::.. - 61;f43rted-Grokii4Weiiuv1.00,n/hr - -, ', ' ',.4.'''' '::git." ..:• . - —,, : : L.-' ,',,,,„ .,,,, .-,,,,0' ,,,,,0„,,,im ,,,,R„ x• .,4„,,,-, 6,-4,-,....gtal—.A,--,,,,_—_______ . , Execute SBUFI f. 1131.1 H Resulis PE a k F ate Volun &ill lill ':, —.PR a-Yr - Q.2500 - I-yr 7 0.2000 - 10-yr — (1.1500 -- To I i 0 , ir .. . . \\,•11\ , . :- -,-....-.-...---,-- , 0.0000 :::,,';',7'.Th:=11-::,;„11,, 111iHiftF;:;::::;:;:;;;;:;:=1;11 ;=;; ;;H`;;H;;;H:;;;;1;1;;:1;;;,,:,;;;;;;;;;;;,;;;;,;,;;,;,A c) CI CD C 0 0 0 CCD 0 CI CI C]CI 't CO CO C) CN CO CD; CO c. CV CD ..71 .•...; vj co) d- r•-- ",l Time (min.) Printed:4/(/2014 11:31 AI 186 Flacility l]esicpl Oath Fliesumplive Appi oach Clalculailc r vei . 1.7 Ciltahmerlt 113:1 Al f F unline 14;2`.)'1 e. 1`. ?:'r[ 1 . Rroje(t Name: Tt e Village at Vllestlake Cab I•Aleft ID: Al Date: 41713014 poria d f lh Planf.J 41,45 .1l5/1l f•1 19;_ :21 AIk In:truatii r a: 1.Id(ntit wt lel StormwaterHie* yCafOgor'ytiterewdity $ 3.Sete(t Facility Trype 3.Identify facil�hapeofsurface: ilitytomoreaccurOteiyestknat'es c€ fume axilptfarSwalea a nil slopedplanters th .t- `the PAC Sloped Facility Wori sheet to eht d .Select t ot* i' nfiguration. r s"ff 9.Complete t try!CI all higt ligl tad calls. Catahmentfacili€**Mee_ FlierarchyCateclary: 3 -- Gc al Summary AEE 1lax clout needs to dist lay Hierarchy SH'Mh Rec oirement L...... -. _ Carcrory - Po'utGla le-ye(al;adispRsali as a = r- . Reduction as a , j n.m"to dninegewtty,rivet,far stn rm- ttly pipe P f S�' SyStint. yl I I F 44.114SaY,Pe= Rlar to r(Flat) �� .�,�." � �; � ___�� faCili Sha ReUtaugla/S u re ill Facility Cotiii ration D tY j1e � o� • i IL/117Efl-0+1--01N'ALf I.1 acllity n ottom Storage Depth ! Area - >ainty--\ I ,..CM Ispth lc titin Irea _ it f � a!nVer I AIEDI IM "" Liner .". _..,...._--ROCK - .._. ..Y �..--Overt-16w L Rock Storage I epth (tali ills flan Guicle lex.Rack 51c r. DATA FOR ABOVE GRADE STORAGE.COMIM PON .t it Lt GRADE STORAGE E otic m f ra a facility 9otlom Ara..= 193 sf - 193 !FI Botta m Yl lilt! 4.0 f I aaiiity I is a Stolle- 0 to 1 ltaraga[kph 1= 6 iii 0 rovliii Ale(tum Del th= 18 iii Freer Dari l Depth= N/A if Surfael Capaiitf at Depth 1= 93 cf Roal Storatle Cap.city = of Gil De:i! r Infilt ation Rate= 2.00 in hr Nati.Ie L.sign Inllitraticcl Rate a in l Irtliltratic.Ca llaaity cfs Ilfiltratien Copal'ity= aft Overflow RESULTS Volume Pollution Ieduction I BASS I CF 91N Surf.Caq.Lis(d Currtntdite_ Ia: tit e' in torted: Output Rile -yr "fir 10 Vr 5 - r Pit ntc r A1.xlt 4.,1111C14 11:39:31 1 III 2Peak cis I 1.195 f 0.189 0.3211 ¶ 0.278 FACILITY FACTS Total Fag ility Area In, Inclin.Freak ea rd= 193 SI Sizing Ratio(Total Facility Area 1 Catchment Arta)= 0.018 • Prirtell: II6I201z 11:31 AM • 187 ,.. .., ,., Prase tnntive ApirpoEich C alculEilor var. 1.;1 Clatah ma nt Elata i K., ...'1';',:•::-.i.4.1f>' Catchrr enll ID:p XI 1 ..... . , , Pliojecl l's Q rr e: The Village at Westlake a1e: 04/07/14 I .,-- Pi ojecl Address: 13413:',Fotherg Road' . . . ' Perrr i.IM ni bet: NA . . , .. Lake Oswego, Oregon ' Run Time r Designer: ASR Clan pany: Carclno - ._.. _.., „.._ Drainage:CatChmentinferritatiOwl.M./::,:7v-7/2-1's ------ --- -- -- '... .., .2,,. .., .', • ,, ,,.,. - . Catchment ID .. , ., -.'-"`....,--..4,-,......„.1-,. 41 A2 10.I-a' E:-..,' ..e. '-',< P.'001--•--- '- , ......,,--..2.0...'et*-2_, - 'wi.,-_-,et....4..i.,,,*.,--,,-,....-,i...-- --,-a,w,,,,, ,,,,--._',...::,,-- ..,..,,:- ' .,--0.--‘,..._'-* -.. .-_, • t...aiCnnienz-. . I ni perviou: Ares .4, 0a ,t"-;('.1"tii-,ki4*:4 .--' - - ' 2,20219"r Impervious Area .-- 0.05 ac imperlioU: ;:e7e01.44.41.1Mber; CINimp . ' ' 98 ', "'"0 5P ---tet.'" Time of ConAv)VIAtiqtgA Q., niinutes * 1 . 5 min. Site Soils &Infiltration Testing Data 171trt-IT-,:o ',': TO15i6ceelii-e: . .' 1 , ., bii6ii•Oft Failing Head -_. :_. - •,-, , Nati Soil 47zr:4 pr Tested InfiltrE tion iRi te (It„t); : ':' ,, 0.1, in/hr ' -4- =•--,-",,,--,,, ..'-',". ' • - ' , ,,- ,- ,,,,':-W-31 ' ''''s,,,,, --':1:fr-,-2.- ',,,k,,M,-,-.,f, 00 :,..,,,w.:i,-..,',,fity.--Meets F eqiiired Separation Foam-. : ' -'2: '- - s4,--4-1,-....;'4.* , , • .- : ,...,,-,_,,, 7-......-,....::_feff A ,,, Highe ,-Groundwater Per BES SWMN Section 1.4: , :Yes: , , ,•,, ,-,41,;...-e.P.:,----V,'-,,' --.--..: %., , rlliiii0e dtte4licin-fattOf'Conni)OnOit, CF-ki -4",:i.i° from 1 .6 3) ---::-- ', . 1' ' •:.:::::: -21 ;._-_-i-rnac: .: 0 esigtt; :flittfilipjiilides,-.''., ., ,,,,,, :,,,-,, 1,::„,,,:., ,'' ,-',,,s,, ,..,„:,,,,'.,„-'. ,'•,,',,,,,,'„.,,,2i),;::,",„s', ,,:,,,:,,,' .,,,,,,,:-,;,,,',,•,:::0,-,,;-Jii.,,,L,,,,,;:,;,-,,:::,:, ,q,:.:,:,.,-;;.L.,,,,,. .,,;, ,, e.-,,,.,,,,,, -; IdV-4::•ti,iiiii. 6-(l .'.2.tdt'f.E., )-....k. - .. : . s-,. i ,...1 .' ,...o441-iff,05, beittn fit:Tilti:Afion rife" . (t-5- ./hr „, .._, i(host „rr for Imported Gro4rig-VOuni, - ' - - '11 ' :1.00 in/hilt,: ' ' 'f..=; ,1,',,f,..F.0,,:igt,,, ,..',f, ', .., -- - ' •• ''' ., 4,,,7\'' 2:74,.;-' 7gf''''.1, -4, t::.-'''''' $1, Ixecutil SUFI SU H Resulils Pei k F ate 11 a lum e 1 fsijf ' PR o.( 000 -- -- 2-yr :1., : — 1-yr 0.(100 -- —10-)Ir 0.0400 -- - 25-)Ir r,.; f..,:,„•:,!. 67:- 0.(300 -- .4 0 , LT. 0.0101 -- 0.000( - c) a a 0 CD 0 C3 CI CI CI a a a CJ Tr c0 co o r, •cl cr I cc a cN •:1- ••-• c\J cv I "4” Co 1.-• cC CI CI CN -0.01( ( -- Tinto (min.) Printed:4/6/1014 11:41 AIF% 188 F audit)]Design Lta Pllesumpllive Approach Calculator ver. 1.7 can't rr ent ID:1 A2 1 rlunlirla •116/ 1;=1 .,. FEi NrojeetName: Tiellillage atVieatlaliCatahr.eltID: A2 Date: 4!'12014 Mstrur tions: J 1.Identify wl ial Stormwatea Hieirarc hyC teety 3.Select F aaiiityl Type 3 3.lc o ntif± facility shape of surface ilit'y to me rr�accurately suffac volume er lar pt for Swa las and siopedp1antersthat `the PAC Sloped FaciIit±i Worksheet *rl Select , Ciltty configuration. 1.Complete data efltry for all t igl ligl tee tells. S VO- Catchment faciliVAin,M0etkerarchy CategoryI: 3 Gr c I Summary` I REt'UI I'box t elm needs to display IiierereE y F p IMM Rey■ireineat •lotegory Pollution 10-yr(aka dixpesat)as u Reduction as a - ()Cf-.ite flow druinnget�jyi.I•ia'er,or Moan.only Fip' 3 ➢ �•I' A1 I system. - FatsiiI lar ter(Slat . I r rte' i y i _ ,., •. Facility Shape . Rectangle/Square Facility Cnnfi n D • - FL!NTEF t I—•►eAS{N. I D ^SWALI" L' rev I Cttom EaitomacPity !...... rage Uep1h Y Sto rev o"� Gki II er th • = t Waterproof . ' ", eR[WC G MEPWhA Liner .. - - R0f2:1< . _ -.Overflow Rock Storage [epth 1 Calmdstit n Gild M:EI,leak St(r. DATA FOR ABOVE GRADE BTOGE'COM NEN`1 .BELOW GRADE STORAGE jet am Area I la flinty 9 of om Area= 40 sf 4C SI E it iii. c1 = 40 u� FelilityIiik Icit- 0 td 1 . liters l e Da ptI 1= 6 in 'rowing Medium Da pth W 18 in Fret board Dr pth -• N/A in Serfage Capaoittl at 1:11 pth 1= 71 of Rad Stcrale Car amity= f GM Cosign Inliltraties Rata 7.00 irul r Na ties 0eigla Iniltratic■Rata= Ie/hr Ir filtration Cape'ity= 1.1107 ill II filtration Capaoiltl= c s Overflow RESULTS Iblumr Pollution Reduction I PASS I 0 UF 92% Sur!.Cap-Usecl - Cirrre nt data h:s k et apo rIe1: Output I iii 2-yr '.:yr 7Q-yr 25 Yr Plar t1 r A2.1els ,I/61'11'1 '11:41:[!AM Pea} cls I 0.411 I 1.038 I 0.045 I 1.091 FACILITY FACTS -Iota)F cility An a Mahn Ing I ret beard- d0 q F Sizing Ratio(Total Facility An a/Catchment Area)= 0.018 Hrinted:4/9/2114 11:41 A M 189 ....: Pre! L. nr nlivEi Ag IF i ozicih Calculataii v cm. 1.2 c atahment/jail i, , Clatchrneni ID:1 A13 1 , [ llic(ect Name: The Village at.Westlake C ate: 04/07/1k Hr greci Ac di ess: 13413'FOberg Road ' hem n ii Num1:1 er: NA Lake Oswego, Oregon Rt n TIME 4 I.C.4:10 i-1 1` ','-; : `,,, Clesigner: ASR Clorr pany: Cardno - 2- • ' : ;:;.:' ' ":. •:' ; .... , .. - Drainage-catrnMentinfOrtnatiOn --.;;; ;:;:-.,:-.::::,-.:,,-::::-:;::::,,,, Catchment ID ,..- ..4...-0.-5,-wb.,. 5,,-, -re,..,...-: -,.. itk5,-§0.,:,..1 A3 1,,,,,14-„,,-.,i,-- ', ta-edniff.:-'-'-'- Imperviot f. Alrea41-4,F, 't.:-..,...v. v.?.,,,,,,,w.,-- --- 7;;. 1 ,,290,58 - O* 6 rnSFii .,fit.-1.,-_-y impervious Are.s.6-;',-,741,,A.-',.c?..1.,.,,..A;,.1,,7 -- 0.12 ac ''.. ..%, .._.4. Impervious A'::a curve Number, CINli,„p .-----0 --.. ;'• Tinio i co.sV11:J ,t913;(-*c, mioutes Site Soils,8, Infiltration Testing Data . iriiiiii-*- iI-Ibi...6C6d6r‘: 1 Open Pit Faillit'Head '.... 4A-s.., 1-$__----;--, Nativf Sbil-.1W Tested' inilltratiar Rz te (Itest): - ' - 0.1 in/hr It. ‘.. ko -.-.!-:-..- A \ ML..i...-2-.4. =,-,df BoiVompo ity Meets Reg i iired Sap aratior From\, ,.. ' : , -;------• _ ''""1:--- ,.--f,Y,,,..! --:- ..;:,--.:44.--).,x, \ ,FliglitY0 i 1: ',at‘r Per BES SVMt Section1.4:- , : . Yes - :. :0000iiepsfeafertomporeii 0t1F,i4...14.7, from Ito 3) '---,.•... '': . - I. '•. , A ,.-_. '... ...'-;',:f7: 7,-1--N, -,,',1'; : t,i,i'.'itOrg; .,. ,. ,. . . .....,...... ,, ppsigolniiiira#90.1tates , ' ' ; . ,;. ., ..-' ':;;-.:4„..',,-;::::::,;, . '., ,.'.--:-.. ; ':-.: .. : ::,:,-.:-,.. ; ,.'.;:,;„:,;-:',. .-..,,.:.,;:,-::::,!J:::::,-,,-<:,';-_;.':7::o-4,..., ,, , : • ,";::!'-';',:s,;-, :-. 1 :*"-::7,-;:.:::ve# 1 br ):F - f '-', '. hi '-,„,0:05 1 -ft, sr-, n . *itArion rie::. cgsPihr Id for Imported Growing Medium: '1,I . ' 1...2 00 in/hrt, , Vir-4,'".,:-.4Ritlr. \ --'--- .: i ,r..... 1,'1.•'-'.\ rk/IS- i4.:S..-,-0-':-,4-''' ''.-- ,,,,_R Execul a SBUH '1•-*I. '.-.or-44i., -, '' - ' ' — .; -! .:,r! .-'•"' ,, Ci.-1.4-- f- 0..si. ',,. . _, ,EllEILJH Results Fla ak Rate \Jaime ((Ifs] ign — Fl 0.1401 7' ---- -1 ir (.120(1 -- -------a-,.Ir 0.100C -- -11-mr :. "!•(1E: 1;:-.;.•.4 0.0810 -21 -- -yr 51 0.06(1( -- 0 0.041(0 -- aj. „. • „. z , _ : _ :::::!='.:::::::',]:;:=1,=',',w'w!!!!:'.',=='..;•.;:ilffilifilri.. ..„, ,–...„—„, c) a C CD 0 CD 0 0 0 0 0 CD 0 C• (SD CO 0 0.1 .1- CD CO 0 N "1- Time (min.) Prii ted:4/(1/201I 11:41 AN 190 F as illty El E a ign Elata It Puesumpilye Approach Clalculalon veu. 1.; Catelt ment ID:1 M 1 Run lima ,1'..":/201.1 11'1: `1:5'.i Alf: F roje at Name: TY a Village at Vlleatlake , , Cath reel t ID: Al D.ti: 4/111:1014 Inatruatior s: 1.1d(ntify wF ial Stomnwafer Hiorarctty Cary I**iiity, 7.l(ale atRaeilityTyp1 ; t 0.Identify facility5tiape of surferfacility More accuratelyestim a sures volwume,axnagt fa r Swr lea and sloped it to Ihal use t ie PAC Sloped taaility Worksheet ' * g ; 4.Select t A hftguration. -- I.Corng:Woila*Wiifor all higi Iigi tt d calla.. `- qi- Catchment facility ialltmeet Hierarchy Cat ga ry: . GI @I Summary:°;: Hl.r 1-1 Tr box beim needs to.Iispla}I Ilitegor y cµ'I 1M Ret uirement ' fff Category 't.. ollul`un I lO yr(aka dsshosall as a ' Redaction as a . I 3 U fTsite fk w to drainagctivay.river,or strrthl only pip, si 'EAST' ystem. I FcW !lar ter(FLO I''''""'''''''"'""'''''%---1:"'"','F'""'"0":''''',-,=.1 y � , : : s �; p Facill h ,Sape:. RectanglelSquare ... ... ' Facility COOtic uuratfon D -_- -i PL AUTEFri-#Sx,ALE IN acility 11a4tum - ,-Storage Cep-th 1 ret Facility ) iI_Oki II epth -. • 13c,tam Ire a _ ., iL l,_.,�.-.�- Waterproat �, ^ • i Rd WitIG MEDIUM 1 ... Liner .., cK - "`"-I _-Overflow ROCK f - Rock StnrtNe r epth I a Iculatic a Guicla i Man.Roc. Et(r DATA FOR ABOVE GRADE STORAGE:COMPO t1EN LOW GRADE STORAGE 0,i tla m 1 rya gseilit31 11otlom Area= 92 2sfltie12 51 Bid,iii N i,itl = 4.0 ff. ,a Faailit 9aleSic a e= I tot 1torag Death 1 r II ii Growing Meilliml Don th= 18 IN Free!of n Depth= MIA in Surfs a Capaeit)at Depth 1= Ca ithrrient Dah , ro • .,...._, 11 iiesumptiv a Arip act' Calcu latch! xi en, 1.;i1 -. ----7` Cal ahmen1 ID:191 . I The • NA, Flei mil Number. F 1 c,'ecri Name: Village at Westlake - -osberg Road.' - , Date: 041.,07!”: , Rnc jeal Ac di es : 13414 r Designer: Lake Oswego,Oregon ' - ASR RI n Time -_-:,..:„ '' '' ' '1 i'''.(i.-.Al', Canino CI o millanY: .,..... -4-77Information,'-'1.: ',F',;.-:.?.,-' r ' Catchmenti , . .•4 . .,,zse•t-.,1"•, Cl _,.-,.. 4 - Drainage-, - ... .7'......r.• ,:vel,,.:. 'v!---,,, 4...,... 14 2 414-g l 'A.t..At *.:::-I'lf Catchment ID 44,--.0:45'k Cildh-Weil ., sh-.4-, _04,„.,.-11,._ ,.; ,A__,,.;,, ---f‘„, • _ .1 7.0,51 Impe ri ioi.is Alea f7:.--'-'...:1- ' .▪''''r! . -.4- ' --- r ' ' '0.04'' ac- t;:'''-'17,'"'-:::...;,,..'3,.„ Area 4:0%.,5,-.• -,53▪'''' -- impan hat I 9 ..--"uaraa,v- CN 1r ,98 ,,,,-.1,..6 .0...7,-. --.,1 r ber umnip ' Cut ,#— ' ' Tin a of ,..._..!.)_NIki.._,;,...-?. T)..,. Tc, minutes . titie:$0ifiz:'41rifiltratior Testing DataIfcn'if.'milit''''_':''-1'r,',# . .'-c,',..-.-z::'',.",•-l':-e"t---'-•.,a,'..b.:.'.',•?,'-'L r- 6:L'6,-.6. --"d.u,`.r-..,e.':,..:.:.,.l:.. O. pen':":p:,.,:•!,„.t Falling ,H. e.,...a d Nati FS;41 '. lesi rInhiltration JR ate0:l- „ ,-.-in/hr Bo 41tItyfMeets Rag uiradSeprtl:nvr0rr .f.:0-.;!.4,..,...,.:::,:-..,.,'.,-,,,,-,,..-,-.:-.,.o,-.5,,_-,,2':•.-,.".3-:,,,..'"v,.'w,!-,„'-”-„,,:,,,,„.;,::,,.,::,"<,:---4_:,-”,:-,‘4,_!,..,:.-,t,.'.:i,„..:-,-,"-,1.,:.7.n1'-g,,:.,.f3,„:*-...';,,-,„540,,,.,..:',,.e•...-,:.-.,:,:',,-..,s,.,"..,.:.,1.-....-.::,,--.,,k -fgr " aterPerBESSwihSection:14: (e! _ :'dOerettiOn-faCor'tonponent from Ito 3) I 21 .: PA190 - 41MtioxAnte* . . rle " 1Lr18I‘ 0.05 , fw- t-ortAd Growing Melo", 1.00 in/hr - Exeattesituii_ : ,L ='1 •°". -,,,f,--,-,7--0 -,--kw ..c te, '. l''''.5',..'-''' '''4-4-k5 \ - - '• l'- ;'-t ''''4'-i: ,:.;-'7 Atf :., .r.,,,o- / , '.. _. Pea(clfsRate liokime SBI. I- E es ults -FIR 0 0.0500 - 211r - 0.0450 _5iir g .r,3 -- 1037 4.74 0.0400 -- 0.0310 - —10-Ir 0.0300 -- _____2t1-'.1r 1- i i'---,. 7 0.0390 - ,.. i . ill a.I ;(I 0 -- .- .... u ,_-......--, a ri ,. ..,-. ,. 1(3:a(050°0 - .. (..i” """"'ccci"::::=21:::=;:0i111 : 1 ;',::',;;;:c?:: ,`, ,H1'.i,ciacc."c „,,,,7... cr) 71 Time(min.) f rinted:4/6/2014 11:47 ilM 192 RaailityDeoilr [etE Pi estimpllive Appnoach Calculate! ver. 1.2 Catat rr ent ID:I Cl ! -...) Flue lime If 3,'fiil i=I 1 .. .,a3.:Al Rroje'it Ni me: TI a 11illege;t Weatli Ili Cc tet me nt ID: I11 Date: 4/112014 In a trc+i tions: 1.!chi rtitl wl iah StormwatOr Hie rchy Category>j Iity 1.l ell ct Facility Type , 1.Ida rtit! facility shape-of urfac,facilifyrOto more accuee�ate surf `volume except fir Smiles and slop9,,it t iter That ae the PAC Sloped Facility Worksheetsta r d 4.Selecte of itrtinfiguration. 1.Compte ttataentry for all -igl ligl ted+I elle. . ,', �---- Catahmc nt facilityw_ at Hierarchy Category': 3 Gaal Summate 4- REStiI Td'has kelctr needs to dtsl1lati H.ierurct r 9 H,V1,`1 Ret ulrement Cute>la rc Pollution 1 1 u-yr(aka disposal}as a - , I Reduction or:a y{ QI&sin gm*, �mnaaaway.n'vcr_or storm.ca'tt}�pips 1 1 An, -i T 1A - . FacI y T`yltie a Planter(Rh t) 'r.�. :. w.. : FacilityRe eta ngle/STA re Facility Configuration D 11 FLAI'TEF I-11.11 1Y 1 I [ii 1YALE LJ Facility Liottar —St Drage Depth 3 / ,Ame Foollty _„ i`eph Ea:ta Irco I1 a x 1RC NM 1 MEDIUM "" Liner . ROCK �`._� Overflow r I '-nock °taroge C epth 1 Calculation Guide I - Mr s.Rock 9tc r. DATA FOR ABOVE GRADE S' E-comooteNt BELOW GRADE STORAGE Hotla m A ra a . lac Ility a ollom Area= 32 sf - :I 2 SI I 13 a nil m V II Ith= 4.0 -f loll jiffy ehie F.leie= 0 tot 1 torn t o Dl pth 1= 6 in Orowinc Mei him Depth= 18 in FreebcIIrdDIpth t. N/A in SLdal eCapaeltyatDepthl= 111 cf IociItoratleCapaaitil= of Of I D4-I ign infiltration Rate= 2.t 1 in/1 r !lath ie Cosign Infiltratic■Rate a roll r Infiltritic nCapasity= 0.101 cfl lafiltratianCapaitity= eta • Overflow RESULTS ►Iolume Pollution Recucti,n 1 PASS I 0 CF 511°b Si tri(al.UhacI • ` 1I`"S"IIII''''I Ccirrc nt data has b en a xpt neck: Output Rile 2-yr 1-y1 10-yr 35-yr__- Pia nta r C1.xie a 1112(14 11:e 1:4( AM Peal. (ifs 1-0,C:18 I 1.1 31 i 1.031 I 0.14: FACILITY FACTS lotal Fa cility Area inc luclin g Flo e1 oan1= 31 SF Sizing Ratio(Total Facility Area/Catchment Area)= 0.018 • Printer l:4161'I 14 11:47 AM 193 ,-, F liesumpti‘e ArproacilCE laulailar vein. '1.2 Ca fcA!Tient Data [.: CI ichment ID:f C2 I , ...... . ,.. . . .: F reject l arm : The Village at Westlake Dal( : 04/07114 I.. (. FIrclect Adc less: 13413.Fotherg Roadm .. ', - ' .-- ' Fern.it I uber: NA . . .. ... .. .. . Lake Oswego, Oregon - . Run 1inte 4-l(Y2(.14 5:-,-11-.;::::: P'M C esigner; ASR acimplany: Cardno .„.. -...- ' - ..._..... ,.,, Drainage Catchmentlnfonnatron,.;:-4m-.......,:,. --;---.' Catchment IDl d n ' Catchmentl —1,Area Iniervc us Alrea I ' 4,973 SF-441%.,--;--aftir -qiNO, •-.0* zfe-,-' ...- In pervic u .-Ar,4%,----stat, -..„--p- ,„--- '' 1 0.11 ac '''-,, '''',,,,,,,,:%. A3,4'.-ov,%2,,.. •-• Ire q ervic us A:1Wa 011 :'-'1::,..;.:';hiber, Cr\lir p ' 98 : , Tinie of D„_.,...,!--°P4,,,fi,,.,:pli0- c,-mir utet , 5 min. • ---,---44---;,--..:t:.--76g- '-.- Stte Soils.&infiltratien Testing Data' . .. . . . • ' ' . ' '. , ',' .; Infiltrajlb*rtiogif-Procedure: I Open Pit Fallingilead Nati;v#S6ii,,-KO)'tested Infiltration Rate(Itest); - 2 ,' , 0.1- jr/hr , •.... , . _ • Bottom, svaytity meets Re quire cl Separation From n , ' , ::- . <-'''',;',, , , --'12.7',----,*-5.4:*:::,,.'::, 1-lic.Gr6--5.0ater Per BES SWI N Sectiork1.4,:' ' ' : ,Yes _ ,,.,. i Cotriogio6;:ti.otorodoippiiont. . .,..„ . .,,, ,.. cPra 47„ .!.0.s from 1 to 3) :-...: s.,., : - 1 - ---.- - ---2,1 POStift-illtiltrattOWROot..,.'.'" . ':,' .,. ,.. '.:,',7.;:.' '', •:. :,,,,,,:-,-,:: '. ::.-.,L-i',,;.'„:-.',',,,-,-,',,,, .;,' ',,:,,',,i,7:::-: ".., ,:',:::',.. .-1.-,,,ii. .;;,.ti.:,.,"6,,,it.,,,:6;:::;:;:,;;;,::::::',.,:-:1":".'„:::':..::::- : j**46 i(t.;,fttt1 i-.. -.(--:-' ' - :--',' --'i:"- . !! :„,..6:a Wi-rfb.p--ifglOitiMiOri r I"(g6pili:- ..1,--,, .. ' — ImportedffiliGrowing Medium. - ' ' ',., '.,. f,2.00 in/hi-1,... Exeaute SBUH • '';'..1-. ''''''''''''' .„1:4,--., ,.. ' :-.-.:7 --,-, -27 .. ,' ' :,' ',-*: -,c-V." ' '-''''''''',',4,1,:'''' , Ar,-Ii. vg,... <-4:-.Ntre2,-4-v.-- % , . • - ,,,, .`,--.-." ," -- ,..,;1.---,-- ,g'...! .1.,4'1,.4.,-., tv.S, i SBU 1- F e! Os Peal Rate Nioltime Igi js LE —PR il,f 9--, . 0.1 11:10 -- ------ 2-mw 0.100 -- —I-Mr 0.1(00 -- — 10-yr I ( .(600 o --, 11 (400 -- , 0. 1 17 ,-, - -' - (.0000 mili.miiiiihwmiii ::====:=7-'11.4!:1!::::7r;;;Ti',:;;;;;;;;; „ ;, -111h—.::,k'N C) a a 43 CI CI CI CI CI CI CI CI CI CNI 't is OC CI Cl .'44 a a CI Cl N CNCr. .1 a ha CI c CiCI, r C •rt rt < Time(min.) R rinted:4/6/',(14 5:46 PN 194 Facilit:I De sigi Data Presumptive fiIppuciaa I Clala ulalor vet 1.2 CuIchlnl n'I 11):1 C2 Hi n Tim' <1.1412a 1-'• t1:4ci:7i::PM Projec Nanle: -ha ViIlaqi at Westlal e _ a ata finial.tIll: C2 I:ate: 4/7/2414 Ina true tie ns: 1.Ideitifywhicl StormwatorHierarchyCaf rythex duty .f elect Flacility Type 3.Ida iit N facility of(it IWOM.ritaiiiki-6 more accurately estimate surface v"btume,c!lee I t far 9 wi les aid slopedppte0111_ ee the.PAC Sloped Raailityl Worrksheet ,art 04 4.Selecta }tlty- irtfiguration. s FI.Comf5tetedataegtry`for all 1 igt'liif to d cells f fiat(I meat facili vil'(,Millt Hierarchy 13ate gary: 8 it:liSiit s Gaal Summa h. RAStil TS box bol iv needs to.display Hlermrctr 14'71,111i I ci uirenreot r Categor. i P.1ntIen 110-yr(akadisposal)98 0 I '. _. ] j Reduction as a ]. Orf-site.floc tr draicaapewdy'.rn•er.er stc rib Ottly pipe i PA Si nl:r i Sv5tC111, i. y Fac tyType= Ella nttr(Rlat) :.... I fM' . _. Facility:Sharpe:: Featan glel9giIarr FacilityCotrfiiiurt Ori D I __- PLANTER r i swALE I D Facility Bottom .-.Storage IeFt't 1 / ,refl lao€�ity r CM Depth _ - flotton Area I �1 3 . k..! llaterproof (I OYelhle MEDIUM! Liner .....i' TRACK -.1'_+�f — --t3verryavr ' �_ '--� L.Rock Storoge Cepth 0alculaticn Guide, ' ItIo3i.Rails Stcr. DATA FOR ABOVE GRADE STORAGE COM$ON N t '''''',:',""'-'''''''''''''-';',V.0',, '','''s*,i';',';';'00,WW.GRADE STORAGE Battc m?rea • g,icility oattari Arca= 88 s( 88 SF F3nttam 1M1lidll = 3.5 ,:.:-... -, x Nullity S jai Slop1 .r 0 to 1 9tolage Delltl 1= 6 it Groriii gI III whim De iti = 18 iii Ilreel oan DWI = N/A in aurfaa CagaaityatDalt! 1= 44 If foal 9toreleCapaaity= cf Cl Al Design lnfdtratian F+ti +' 1.11 f Kehr !lathe Dleigr Infiltration I ate= in/hr inliltretic n Calor ity= 0.004 cfs Infiltration Cape eity= cfs Overflow RESULTS Volume Pollution s,..n,;;,;,'- leductian BASS a CB 4f%u 1 urf.CaF.Isad Cllrreut da to I an 1 ae■ etrportad: Output Rile 5-ti 10 yr LAE Pin mer C3.:11s 4/011014 5:41:4.3 PM kyiPE k cfs 1 0.074 I 0.0118 I E.101 I 0.117 FACILITY FACTS Total Raeilityl Fl rea Inali cling Fre et oanI= SI SI Sizing Ratio(Total Facility Area/Catchment Area)= 0.018 Prirte l:4/6121114 1:4€ FIM 195 l C atahimi nt Lllata Fincisumpi ire e A pprciact Callao hilar vcir. '1.2 C alchmeml 10:1 t 1 F naleel Nan e: the Village all Westlake Date: 04/01/14 [ Finclj eci Acl c ness: 13413 Fosberg Road Rehm it t, umiben: NA • Lake Oswego, Oregon Desiggnen: ASR C ompanN: Cardno Drainage Catchment Information Catchment b �6 04 s°( Di n "� - . Gatc`F4mer a� k . �� Imp E rvui LIS Area r 3 .� 4 ( 3,213 $ '. Impervious Ar 41 3 0.07 ac ber, CIN,R,A 98 ri r"� ,-' Tirneaf e : "Ten irnitEs. g " "�mon Site Soils &:Infiltration r `-Testin Da nnn. ..., Infltr 'n '.. z > , . .. Open Pit Falling rocedure: Head a Nati t�rl .`Tested In filtra tion Ra to I j . Boaz , 1 ty Meets F eql fired Separation From li r. 4 Yes r-_ c� ..„..--.„....pdater Per BES SWMN Se cl ra r • 1 r - Correction ctor Component C tirom1to3 I .21 Design 9nfiitr anion.Rates ; Ids erust• � resr) ate' Iar r �5 /Itr Id lr rtetd-Gr0M446� ice:, �i �, ?P y I .�� In�tr , x. < Execute SBUH wr 5IEUH Resullls F eak Rate Volume cfs ct PR 0.013 16.8. 0.0900 ,. 2-yr 0...` 3 0.0800 -- 0.0700 ---. 5-11r 0 05.5 , 0.0600 1(111r j 1;75 :1-`,,,,L' 0.0500 -- 25 Yr ['.i 5 i I.) 0.0400 - 3 0.0300 -- ,,,,,,,F, ji LL (.0200 - 0.0100 /11 `� �„ 0.0000 ,,,i..T... .:W,�, +' "1"" . ,,.E:,,,,,.. !!!! ,,,�„=� ,.,.,� �. �„ ,. , C) Cl a a aCD CD �CD ©" 0 '�CD �„ -0.0100 .; n cc(111 aCD CO CO o N „�,�,,, . Y r r Time(min.) Printed:4/9/2014 1:48 PN 196 Ilaaility C es* C ata °w.�,.,° Pllesumplive Approach Calculalon Ven. 1.2 Catat ment ID:J Di 1 1V-.4;.'.1: Hurl line 44"1,./a01;- ',.:;:z.7:3! I'',"1 Firojwlt Name: TI e Ililla qe at V elVal I Catat/hent ID: 111 Dal, : 4/1/2914 Inatruc ions: 1.Ide ntifiI wt ial Stormwater-.;--,.:,;',...;,...,,..k' le l try C gory he facile ity .Select laoilit)I Type 3.ldentityfacilityapeofsurfacefamr cility"toar accurately est ate surface v sholume,Eiice ptfar Swale: and sloped p1a to aihaL use fife PAC Sloped Fe;ility Worksheet tC enter ' 4.Select type'of ility contiiguration_ 9.Coixi{5tete df`a a fryr�for all t lc I ligl ted sella. Cr lel mint facile 4tlllt f Hierarchy Category: 3ii Gaal Summary -- i I!9'U]Ta'I ort below needs LI disii#aY Hierarrl y S V IIS M Req uilYlmeut Ce#c or)' i ]I IIui ou 110-yr Oka dispasall-s a Redueflee as n _ 1 i I El.giie f ow 1,1 drninagee'ay.river.or storm-oatip pi in 11 AB.f r '- 1 4 tem. Facility' pe Plainer(slat) ° Facility Styape:. Rectangle/SquareFacility Configur on D E'acilitill ...... } -.Storage IDeplh ] t. 7 Area Fc cility 1 ...CM _ID - Eottom res i i . =l x Gr]\ tI GIF Dei iH . Liner .-� - '_ "ROCK i ,i.,.:,- _..Overflow '� -Rock storage fl epth Ca Iculati u Guide I Max. ick ttar. DATA FOR ABOVE GRADE S RACO G MPO IT BELO • flW GRADE STORAGE 9�I t t m A ilia laailiry Battcm Area= 57 sl , 17 SI 1 I otlom Wldtf = 6.0 i...,r. Faeilitl Side f la pe r 0 to 1 Stora geiiFtl1= 6 in Growing Medium lagtl ::, 18 it ' Rrei ba;lyd i;Ftt = N/A in Surfs aeCllpaeiry atleFtl 1= 7! of loiI Stcrege dapeiry = 9f GM Di sign Irfiltratian Rat, t, 7.90 Intl r Native lasiga inilliltra tic ii Rata= it/l r Ii filtretit n C spa airy = 1.197 c 1 lefiliratii n Ua;ealry = ifs I Overflow RESULTS I"plume Pollution I - •Reduction 1 PAIS I ;esti, :r•;r; , 0 0 FI 1796 9 un.Cr a.Used ' Cnrrcrtclata hatl II ii imp( rteil: Output Mil( . kyr I-yr 10-vz 24-yr Phrtor11.)119 ,/6/ 11/11:48:11 RM Peal ,fe I 0.049 I 1.095 10.015 ( 0.011 I FACILITY FACTS Tata!Fli cility Area Including Ilree board= 17 9F Sizing Ratio(Total Facility Area I Catchment Area)- 0.018- • F rioted:4/8/2014 9:48 PM • 197 • PreaL rniptivei Aprinoaah Calm'atom v en. 1.a Clatc hma nt Data Callchmlenl ID:I 02 I Rrc jcicl Name: The Village at Westlake Dale: 04/07/14 r. Firc jeci Ad c less: 13413 Fosberg Road Rei mil Numt:er: NA Lake Oswego, Oregon Rtir TIME 4/012014 5':0C'36 PM Oesignlei: ASR Domlrllanly: Cardno Drainage Catchment information Catchment ImpE rvia us Al ea 4,- , 10.14-40'43,197 SP , IrrperviaLls Ar l-s 0.07 ac1. h° ', IriF ervia us a r ber, aNinF • 98 • a s 5 min. t. S to Soils &infiltration Testing Data Infiltration , 'Proced . I Open,Pit Falling Head ure: Nati l a.`Tested Inililtaatian Rate(It5t): 0.1 in/hi `-r. Bo ity Meets RE c uired SE paratian Fron t ,.- �; 5 .�Ik� �=t5 F>rater Per BES SW N N Sectiori:1,4:• Yes _- ,.��: �� C from 1 to 3 2 Design Infiltration dates I� s e{(Ii ]D>+'test) W 0 0 in, 0 tt- on r 5 II�r :_t d Growin e: 0� � ?.00In/hr`� � i''' - t. r Exec'to $BOH.. - SB.II- Fesuhls Peal Rate 4olume (cis) ref —PR .G13 16' 0.0900 21r �?a ': :, ; E 0.0800 -- 0.0 700 -- 0.0600 1a-yr ,..-1,c,./65 €1 : 0.0 500 i` 35-yr L;.(i73 n''7 ,i 0.0400 -- 0.0300 -- 0.0200 -- 0.0100 - �. 0.0000 - ;-" I!-F+i-H f-FFI-HI;I,I,;, =IIIIIIItlllllll.::.„,,,5 5 .„„.„, 'i C) a a a a Ca a a CI a CI a CI -0.0100 N N M CDoN- g CI n r d r, r, r r Time(n in.) Printed; 4/A/2014 9:51 PM 198 rlauilit I Design Data Atist, Pi esumpllive Approach Clalculatol ver. '1.2 Calcl rnent ID:I D2 I Rum limo 1U:10 ;:.,,...u: iP-.i Prep et Flarril TI a Village at NleetlaweC.td mant ID: D: D.to: J 171201d Ii structions: 1.k entifI wi!eh Stormwater`Mier€fchy`CateeOry te*ity. 2.Setect Faui1it3l ly ' 3.k entify facilit ape'of stirfae ilty t`o mere accurately mate s1x�volume e>'lilept for 9wrdes am sloped lte that the PAC Sloped Fa c ility WorksheetIo f r d 4.Select `o ferdlitk hfiguration. 5.Complete-data-entryfor all t igl lighter Bell;. Vw W. Catcl-merit facil y II et iierarchy Category: , 3 • r_ r Goa I Summary` — RI SttLIS box beii sv needs to disalat Hierarch:, 9 WWI Req irement ---'- . �'' , a ete5ory Pollution 1.0,....;(oka doposai)os.t Reduction oo aI� n1T--site low to d aivagot,ay,r n-er,orstow-only pipe- 1 A:I5 Systtnt. Facility`Typo Planter(Riot] 1 I .,..s..nom i, .4.eti��.v�.,,s.. -� t Facilitype.. Read ngfelSgl aro. Facility Configuration D ._........ _- - eAn1-.f D . - acinty lottam i ,-Itorage 1epth 1 Areq cility-1 i ...GM U epth II ort n F reo . -."- ..�,''.- -,+r. vloterproat YI _,,. UI JY .1 Niel•Jil; '"Miner ....� CK --Overflow —Rack aarose depth I Gale Ilaticn guide Isle)i.Rs o Stu. DATA FOR ABOVE GRADE STORAGE=.COMPON .OW ' tiGRADE STORAGE E c ttcm Arta . I acility Betty m Area= 57 sii e :. 91 SFI Bctic m€lIicht = 3.5 tt facility Sidi!lop -+ 0 tc 1 1ten ca I aftl 1= 6 Iii Gni wing Medium Dep1I : 18 in Ireeboard Deltl = NIA it !ulrfaie Capacity.11 De it! 1= 79 I f Rod ltoragl Capeiity= of GMBailin Infiltration Fate u :.IC in hr Nati,ieDnaignInfiltration Mate=_ in/hr Iniltratiorl 11 a q;city= 11.0113 cfs IrifiltratienCapt ilily= cfs - Overflow RESULTS Vc fume Pollution ;�,tT,.f^-p„; Ileduclion I RAST I 0 CA !(% Surf.Cap.Used . Current data Ion' beet eagortid: Output Rile 2-yr r r 111 Yr s!^Vr Piz nta r D].xis d1t I;I014 f...!4:97 PM leak cfs r 1.041 ! 0.019 1 0.069 l 0.0' 9 IIFACILITY FACTS P Total Maeilityl A yea Inch lc ing Rreet clan = 17 SF Sizing Ratio(Total Facility Area/Catchment Area)= 0.018 , • • Iihinted:46/2014 1:51 AM 199 • . -•-•-„, i • . ., • mai*,,,,,... • Th . • e Reserve at Westlake , 'VI In=te'4,41C3 IQ c;:,...,,. . }''' o Shaping the Enure 1 . • ., ,, • z l i ,, t, i,, 1 1 • . .. ' I P I . 1 . l' - :`• I 1 r;'-.1 . 1 '-''''''..-'- . .. ... ..._ , ...i t : r-..- . . . ..., _ . . ; Sk.C;LCIFK.; • 1 t; :-. f —.,..---...... - o ; • I I ;.• , - ;:'; ' 1 . . . . ,. . ............ _... 1 1 I t; ! 3 . . .. .• . . . , . • ; t! ::. 1- . •,.. .'-•:.!'• . !!.-• . ! ! • '.... .• . . .1 ; 1 ,. 1:'' 1 i ! . , .• . . i 1 " . . PS4 F 1 • I I. ' ' . _ i:- . ,.... .. . i ., • . ... , . . i ., ,• i. . , ... . ' -- .--- . ....- ....--- ...... '7000`e% -,..........„..-„.......,,...............-,...-...-... r ______.7., . i.... .: ._ -1 . , ,, . 1 i • -, , : . :3 MT - 1;_ ; i / 1 . .., ; 1 :3 ,t ; •;• 3 t - P• i f i : i 3; 1'..• i : ' / ,•! I ; . f ..33 .. i 3 1 .. , :!: i . ' f.' !' i• i 1 . .1 1 , . . i 1 I I / i . ., t /.1...„..''... - f I - 1 i . ' '. -. • . . .....-...' • 1 'S' ;' . . 1• .,- . .._ . i . . -.. .... 1 I ..*....,1,•...........-...,'.......),*...I* .7„.,' . . I. . • , • . =. . ' * ,. ' . • „„..,.....04,......... .,...... ..,...,...W40.**. L.- i i : • .. . ..'' . FS2 STA3,443A.Z. i 1 .i1,--4 IN A , / 7.-. .--.5Rtt.7.6 .,.. _.: __,.771....,____: 1„"_.,,,,h3,.,„, 1; —e'l 1twt A .._,...? - rt.eel MP, . FA13 TT rt . 3 . . - "' • . .......- .:...........i_j• r•------------ „--....__ 1 .. Than • — . ._._.......... . •- - "-- • ......--- . . • ' : . : '.. .....''''''' • .: : . . 1 . ....-- -..i..-^"' .. TAT . : . I : • • - : .C3,0;j;,,'I A • -. 't T— I '1 i t • 1 . . Schematic Lay . . ouk - Waist • \\\\ t...._._........._........_.. ......... _ , .. . • . . ...„......_........... . ._._........,.,.......________........„....__________„.__„„.................__._____,,,..,,,........„,,„,„,,„,,,,_,..„,..._„_„,..„,.„._„..,_,.„,........,_,.........„,,„,,,_._,,,_ 4cjit j C.:01?"-11:17C0 The Reserve at Westta6.. Chang file Ei&.Ine ..! ' I i / / y / ) 1 . 1 i i ; ,,,,,,.......,....1 i ' v\ITPR,12 • i . ( i, T.,-..5 , ' . _ -.: // / ' • , 1 liag 1 : --_ . ', , t • / . 1 - - : 'i•Ofr-Y2', ,,- - ...- .• 1.i - 61 / , ., .., - / / / --- i -, ..,, ,,_.... ,1 P.I.A1-4tEkci 4... .. ...1 ( / , . ', , 1 ".. \ / , • ., , ..„, i 4—,....„.„:„.. : :1 - .,• i I • 1 . , 1 • - . .. i t .,• -'1 ,' . , / i - '•i 4N •i : • , tANT-P-11, - „.1C . . 11 -LITFA1,1., Pfl qTals.n--C--) ICI-. T-C.'2 • ' , .. PCZ , '''2” '.•daTt-H-47,1"7::4 ' 41/4, -, •gr' -4 i., 172. ad flee C N. tent , '• , ,.!'? r----_,.--_ ----- 1 i g , -" -7-3---17-• •'., 1 f - , . • k,\ Schamatic Layout - E ast . .4 .. ......__.. o •- . „ _ PC:CB t 1 " \\I I 1• 1 ; •-, : A . : xpswmm Ii UNOFJ DATA(IXISTIP G CONDITIONS -IAIHOI El 3111E) THE RISIRVI Al WI ShLAKE-LAKI OSWEGO,ORIGONWso ate paws Nc de Information 1 um ff Information brunt Aria l Impervious auraeTa RE ir fall Infiltration Surface Rime f aC - % Numl er 4 min ... in.. _,.._.... in in cfs 2 0.04 100 1 98 24 i.1 2.03 J 0.47 0.23 4.f 0 0 1 72 24 - - - :10 j 0.C4 ]00 1 98 34 3.3 3.31 1 0.92 0.7:1 i 4.80 0 1 72 34 - - - - 1 15 j 0.04 100 / 91 34 3.1 2.56 1.74 :1.01 ! 4.80 0 1 7] 34 - - ( - - 10 0.04 100 91 ]4 4.3 2.72 1.51 :1.40 4.80 0 7] ]4 - - - 100 0.04 100 I 98 ]4 4.8 7.19 :1.91 1.89 .. . 4.80 U 1 77 24 xpswmm RUNOFF DATA(EXISTING CONDITIONS-WEST) THE RISIRVI Al WISTLANIE-LAKI OIIAIEGO,ORIGOPI Node Information Runoff Information ...� Area Impervious flumeTc Rainfall Infiltration Surface Runoff Euli nt as % Nurnbcr min in in ... . i ... .., _. s 10 I 189 C •,2 I. 24 3.3 2.:8 I 0.92 I 0.27 xpswmm RUNOFF DA TA(EXISTING CONDITIONS ONDITIONS-EAST) THE I I 1 ERVE A T 1AIE I TLAKI-LA I IE OSWEGO,OREGON Node Information _ Runoff Information AriaI1 Impervious s Duni Ta 1 Rainfall Infiltration Surface Runt ff Ivant . . . } Mimi er min__ , in :10 .F.. 1 -.. 3.3' 2.37 ... 0.93 1 0.2] . ... O.i7 100 72 i - - . . _____.8:1 a V„ 77. �6 ...._.._ �._m__.. .. - E - 202 xpswmm RUNOIII DATA(,YR-STORM IVII17) itu j Carl:Arta 1 THE I II1ERVE AT WESTLAI E-LAKI OSWEGO,OF EIION Sh Ong the kb* Node Information Runoff Information Arca 1 Imlfer ions Gina I Ta Iainfall Frfiltratie.r 9crface Runoff f Floc e 1 ame a i % NUT( er m+n in in in cfs PLANTER Al 17.2 5I 100 14 1 2.1 1.93 037 0.17 I PLANTER Al [ 0.190 0 14 1 - - [ - - PLANTER A2 [ 0.05:1 100 98 1 7.1 :1.93 0.97 0.04 1 PLANTER A2 [ 0.191 0 74 5 - - i - - ILAN10fl A3 [ 0.12 100 14 5 2.1 1.93 0.57 0.09 ALAN161 A3 [ 0.11:1 0 14 5 - - E LANTEIR Cl i 41.041 100 98 5 3.1 1.93 0.91 0.03 A LANTE R C1 0.04 0 14 5 - - 1 - - IlLANTRR01 ( 0.114 [ ]01 98 5 1.5 1.93 [ 0.13 0.07 F LANT9R 01 0.016 0 14 5 - - - - 1 ILANTEIR D1 0.074 :100 1.18 5 1.5 1.93 1.11 0.05 H F LANTEIR 01 0.062 C 74 9 - - - I LANTE R!)2 [ 0.073 00 98 9 2.5 1.93 0.57 0.04 PLANTER 0 2 ! 0.012 (1 74 5 - 1 SDC0-E33 [ 0.209 100 98 5 2.5 0.00 2.24 41.13 1 SDCO-D1 0.119 100 98 9 2.5 0.00 2.24 1.08 1 SDMH-81 0.4:11 100 98 9 I 2.! 0.10 2.24 0.21 SDMH-C2 [ 0.01 100 98 9 [ 2.9 0.10 2,24 0.04 TA4 0.278 100 98 9 [ 2.9 0.00 2.24 0.21 1116 ' 0.139 100 9J 9 [ 2.5 0.00 2.21 0.011 xpswmm RUNOFF DATA (25YR-STORM EVENT) .THE RI SERVE AT 1n ESTIAI I-LAN E OSWEGO,OREGON Node information Runoff Information % s 'Ourii - Tc . p Rainfall Infiltration Surface Runoff F cele I ame ac Impervious lou ... . . . . ..__ ..� Ariz � Niiml er ruin in in in 1 cfs PLANTER Al [ 0.252 [ 300 74 1 .. 3.8. .. :1.31 .. 1.43 T 0.29.. _.., PLANTER Al 0.196 [ 0 74 5 - PLANTER AJ 0.051 ( 100 98 5 3.8 2.11 [ 1.43 0.01 1 PLANTER Al [ 0.152 [ 0 74 5 - - ( - [ PLANTER A3 [ Oil :101 74 5 3.8 2.31 [ 1.43 0.:17 PLANTER Al 0.212 j 0 74 5 - - J - [ - PLANTER 0:1 [ 0.041 [ 101 18 5 3.8 2.3 7 [ 1.43 [ 0.09 PLANTER C:1 0.14 0 .4 9 - - - - PLANTER C2 1.114 [ 100 98 C :1.8 2.37 1.43 0:.13 PLANTER C2 [ 0.0.113 [ 0 14 [ 9 - - [ - f - PLANTER D1 i 0.014 i 100 98 5 [ 3.8 2.37 :1.43 ( 0.09 PLANTER D1 0.01; 0 74 [ 5 - - PLANTER Fl 0.073 100 98 9 1 3.8 2.37 1.43 1.07 I PLANTER 02 [ 0.0:12 [ 0 74 ( 9 [ - - - - 1 F.. SDCO-B3 0.209 1410 w 98 9 3.8 -0.410 3.58 _F 1.19 5000-D1 [ 0.119 100 93 5 3.8 0.10 3.58 0.11 1 SDMH-B1 f 0.411 j 100 1 98 5 [ 3.8 0.00 :1.91 [ 0.39 SDMH-C2 [ 0.01 100 91 i 9 3.8 0.00 :1.91 0.07 TA 4 i 0.2 71 100 91 [ 5 2.1 0.00 3.911 [ 0.26 1 TIB 1 0.131 .I__110_,1 911 [ 9 8.8 0.00 3.58 ( 0.11 1 203 xpswmm RI F OBI DATA(50YR-STORM EVENT) THE RI 58,VI AT WESLAND-LAKI 0!WIO 0,°RIO OF 1 , - -- Node Information _ Runaff information - , - ) Area I Impervious 1 1L lie Tc 1 Rainfall f Infiltration 1 Surface Runoff g Moo t Name , a 1 % 1 Nurr be r min 1 in 1 in 1 in I cfs . - 1LAPNTER Al 0.252 100 1 14 5 4.3 2.90 1.80 1 0.34 PLANTER Al (.196 0 1 ]4 I - - I - - PLA/ lEF A] 0.1191 100 / 98 5 '1.3 2.511 1.80 j 0.1.1 1 L 1 I LAI111 F Al L19] 0 1 -,4 5 - - - - 1 I LAP 11F M 0.12 I 100 1 74 I 5 1.1 2.50 1.80 11.2:1 1 , 1 11 Li P 111F Aa 0.212 1 i . , - - - - IL)PITI F Cl 0.041 200 1 98 ! 1 4,1 2.50 1.80 11.01 1 I Li PITIF Cl 0.04 ( 1 I - - - - 1 - 1 PLANTER C2 0.114 I 100 1 98 9 4.3 2.50 1 1.80 0.13 1 - PLANTER C2 0.1310 a 1 74c _ - - - . PLANTER DI 0(74 100 / 98 9 4.3 1.!( 1.80 1 0.10 1 PLANTER D1 0.(IL 0 1 74 5 - - - - 1 PLANTER C 2 0.073 100 1 98 9 4.3 1.10 1.80 C.(8 1 PLANTHR D2 0.012 0 1 14 5 I - - I - - t SD10431 0.2(9 100 1 18 5 4.3 (.00 1 4.10 I 0.1 2 1 SO 0o-D.1 0.139 100 ....I 58 5 4.2 0.00 4.10 0.15 IDMH-F 1 0.417 1011 1 58 1 5 4.3 0.00 I 4.10 0.44 SDMH-C2 11.0 1 I 100 i 98 5 I 4.3 0.410 f 4.10 0.07 1A4 (., 18 100 1 98 1 4.3 0.01 I 4.10 0.;I 1 TCS 0.139 10( 1 98 ! ,......211L........2204.10 0.1! 1 . . xpswmm RUNOIF II A7A(100YR-STORM EVENT) THE 1 11:BRIE AT We 7LAK1 -LANE OSWEGO,01 EGON - ......._j Not e Infa rrr atio I Runoff Information Area 1 Impervious CI 111113 Ta Rainfall Infiltration Surface Runoff , -- 1 % No ce Name ill Nuniter min in in in cfs PLANTERAl 0.252 1110 1 74 c _ 4.8 2.60 2.20 0.40 PLANTER Al 0.191 0 1 74 c _ - - - - PLANTER A 2 0.(! 1 100 1 98 5 4.8 1.11( I 2.20 0.14 1 PLANTER A2 0.1;; 0 1 74 5 - _ - - 1 PLANTER A3 4.11 100 1 14 5 4.8 :.40 2.20 0.:s 1 PLANTEIR A I 0.212 0 1 14 5 - - I - _ 1 PLANTE R CI 0.041 100 1 18 5 J 4.8 1.10 I 2.20 0.(7 1 PLANTHR Ci 0.04 0 1 74 5 I - - - - PLAN1131 C2 0.114 100 1 98 5 4.8 2.60 1 2.10 0.14 1 PLANTER C2 0.016 0 1 74 5 I - - . - PLANTER Di. 0.014 10( 1 98 . 1 4.8 2.60 2.20 0.12 1 PLANTER 01 (.118] 0 1 74 1 6. - - - 1 PLANTER D2 (.0 11 10C 1 91 .! 4.8 2.61 j 2.24 0.09 PLANTER D; (.011 0 1 ' 14 .! I - - I - - 1 SDCO-83 C. 01 100 1 91 5 1 4.8 0.04 4.61 (.29 1 1 9DC0-8 1 0.139 100 1 93 5 I 41 0.00 4.61 (.111 1 SDN H-B1 0.41; 100 1 98 5 41 1.0( 4.61 (.49 SDN H-C I 0.07 1(0 1 98 5 4.8 0.00 4.61 0.4 8 -A4 0.278 100 1 98 5 4.8 0.00 4.11 ( 1 'C11 jO.119 :!C0 1 98 5 4.8. 0.00 4.111 , 204 • lxpswmm CONVEYANCE DAT, i1HI RI BERME AT WES1LAF IE [ ovation Cc nduit I rc per lin s 1 Clot dr it RI sults 1-___� Station • I lilaII ty Cltlesigs ' I ink [la I en Mt ;Ile i 1--Dr�i n Qmatx! E a1 I lo, F ra m li � . I . ��V .°� �� C` ' I _ _ 1 cfs Max Velocity I eptl ! I I 1-___---- I 8 A Max Flow ft/s 1 ft -P-A-1 iTA1 !OUTFALL A d 1.00 1 26.33 I 2.33 I 5-42 1 0.03 1 0.17 3.11 0.12 1PA2 •Deten OUTA SDMH-A1 / 1.00 31.36 j 1.00 t 3.54 0.07 0.24 j 1.54 I 2.79 IPA3 SDMH-A2 IDeten IN A t 1.00 24.00 ` 6.37 9.00 0.17 I 1.48I 4.11 PA4 PLANTER Al ISDMH-A2 I 0.83 , 7.50 t 8.00 € 6.19 0.03 0.17- 7.80 0.099 IP-A5 SDMH-A3 ISDMH-A2 1.00 34.44 2.00 ! 5.04 j 0.13 0.67 i 4.45 I 0.85 .PA6 ISDMH-A4 ISDMH-A3 _/ 1.00 ! 64.98 1 2.00 5.04 I 0.08 0.42 3.88 �_ 0.20 1PA7 ITA2 ISDMH-A4 $ 1.00 1 µ34.3O 1.00 355 0.12 0.42 3.03 0.23 PA8 �PLANTER A2 ITA2 ! 0.83 7.50 i 6.00 1 5.36 0.01 0.04 2.14 0.15 PA9 ISDMH-A5 ITA2 I 1.00 24.96 ( 1.00 I 3.57 0.11 I 0.38 1 2.90 0.23 PA10 1TA3 ISDMH-A5 i 1.00 i 9.45 _j 1.00 I -_348-_-� 0.11 j . 0.38 � 2.901 0.22 IPAl1 ITA4 iTA3 4 1.00 4.96 1.00 I 3.58 0.07 I 0.25 2.28 0.22 PA12 ;PLANTER A3 ITA4 0,83 1 7.50 2-00 -- 3.10 j_ 0.03 ; 0.09-1 5.37 ! 0.12 PA13 j SDMH-A6 ITA4 1 00 , 36.15 1.00 1 3.56 I 0.00 0.00 0.00 [ 0.20 PB2 ISDMH-B1 ISDMH-A3 1 Doi 149.05 i 5.00 7 97 0.03 1 0.25 4.58 -I 0.12` i$DCQ B1 --TTA3 i. .., TA3 0 83 29.81 , 2.00 1W 3.11 0.04 0.13 2-67 - 0.14 4563 SDCO-B2 ISDCO-B1 0.83 j 58.60 ' 6.00 LI 5.36 J 0.02 0.13 J 2205 ! 0.11 [PB41SDCO-B3 'SDCO-B2 0.83 I 56.76 6.00 5.36 1 0.02 0.13 I 4.O6�j 0.09mm •PCi SDCO-C1 OUTFALL C 1.00 94.60 14.65 13.64 0.01 L 0.13 5.40 j 0.07 IPC2 SDCO-C2 (SDCO-C1 1-00 90.00 j 14.65_1 13.63 0.01 - 0-13 5.48 ! 0.07 1PC3 ,SDMH-C1 FSDCO-C2 _ 1.00 I 28.92 ! 14.65 I 13.64 0.01 I 0.13 j 5.49 W 0.07 PC4 �� 1TCI ., -� SDMH C1 1.00 i 9.00 i 1.00 R 3.56 ! 0.041_, 0.13 ! 2.25 j 0.13 PC5 �iSDMH-C2 CTC3 1.00 i 8.00 I 5.00 _. 7.97 J 0.181 1.15 I 3.00 2.52 ;PC6 .ITC4 ,S©MNC20 µ1.00 75.00 f 12.00 --1' 1234 I 0.01 0.11 ' 9.92 1.92 PC7 -/PLANTER C1 ITC4 I- 0.83 5.50 { 10.00 16.92 0.00 i 0.03 I 9.42 'i 0.04 [PCB 1SDCO-D2 ITC4 1.00 i 15.00 1 12.00 1 12.34 1 0.01 _ 0.08 1 4.32 j 4.07 IPC9 ITC6 ISDCO-D2 1.00 30.50 1 5.00 E 7.95 0.01 0.08 i 18.13 0.08 [PC10 TD2 SDMH-C2I 1.00 : 28.45 3 10.00 1 11.28 I 0.01 0.11 1• 2.93 1 2.02 PLANTER ANTER D2 ITD2 'I 0.83 ! 10.00 10.00 [ 6.92 I 0.01 0.04 I 3.43 0.05 PC12 I18.05 ;SDMH-C3 ITD2 I 1.00 i 10.00 i 11.25 1 0.01 0.07 I 14.65 0.07 PCi3 jSDMH-C4 !SDMH-C3 I 1.00 128,00 1 6.008.73 , ' 0.07 0.07 3.21 0.06 rC14 IPLANTER C2 ;SDMH-C4 ( 0.83 r 18.05 1 10.00 I 6.91 i 0.01 0.07 j 3.98 ( 0.66-.. C15 SDCO-D1 ISDMH-C2 _I1.00 62.04 7.58 j 9.81 I 0.01 1 0.13 I 11.26 , 1.92 / C16 [PLANTER D1 [SDCO-D1 f 1.00 '; 9.81 , 2.00 € .5.09 I W 0.01 1 0.05 •: 1.98 0.08 xpswmm CONVEYANCE DATA{ THE RESERVE AT WESTLAKE- I Location �, Station tI oldi'It Prn pt_,tie i I Cc i dull A es i ills t �� I I Pel I Diameter I L r ni tI [ Slit le i L n s iE I i .oma !ilex Flow Mea Velocity Ma x Flow I rcm I Ta Cl. pacify I QdE�i1n I Filth I I ft I ft 1 % .t- _cls „1- _ cfs i-.- ftls I ft PA1 - 1TA1 iOUTFALLA 1 1.00 1 26.33 1 2.33 ! 5.42 _ I 0.04 1 0.23 [ 3.42 [ 0.14 IDeten OUTA ISDMH Al 1.00 I 31.36 ' 1.00 i 3.54 I 0.08 1 0.26 f 1.58 I 4.84 - PA3 #SDMH-A2 IDeten IN I 1.00 I 24.00 1 6.37 9.00 �( 0.15 j 1-36 , 3.10 4.53 PA4 IPLANTER Al ISDMH-A2 1 0.83 1- 7.50 1 8.00 E 6.19 I 0.05 1 0.29 775 I 0.42 15.05 jSDMH-A3 ISDMH-A2 I 1.00 ' 34.44. I 2.00 I __-5.04 ' 0.22 .- 1.09 4.70 2.90 PAS _ _SDMH-A4 LSOMH-A3 j 1.00 64.98 J 200 I 5.04 ... 0.14 1 0.72 4.44 I 2.11 IPA7 ITA2 ISDMH-A4 100 34-30 I 1.00 [ 3.55 I 020 ` 0.72 3.53 I 0.71 sPAB !PLANTER A2-ITA2 I 0 83 w T 7.50 I 6.00 5.36 _I 0.02 0.09 2.71 A 0.29 PA9 µ_e.��_ jSDMH-A5 ITA2 I 1.00 I 24.96, 1.00 3.57 0.18 j 0.62 1 3.32 I 0.37 /PAID !TA3 ISDMH-A5 m 1.00 9.45 € 1.00 I 3.48 0.18 I 0.62 } 3.35 0.29 /PAM i I1A4 ITA3 I"' 1.00 4.96 I 1.00 ' 3.58 I 0.12 ` 0 43 I 5.04 1 0.29 EPA12 PLANTER A3 ITA4 i . 0.83 ! 7.50 1 2.00 3.10 0.06 � 0.17 I 8.62 :� 0.18 _ PA13 SDMH-A6 ITA4 1 1.00 I 36.15 ' 1.00 I 3.56 0.00 0.00 i 0.00 I 0.26 P91--- ___ISDMH-B1 ISDMH-A3 I 1.00 149.05 1 5.001 7.97 0.05 1 0.39 I 5.16 I 2.01 - P92_ ;SDCO-61 ITA3 E 083- : 29.81 i _2.00 I 3.11 0.06 L . 019 j 2.96 1 0.21 1P83 -_ ISDCO-B2 ISDCO-B1 I 0.83 , 58.60_ 6.00 1 5.36 I 0.04 I 0.19 i 22.34 i 0.14 PB4 ISDCO-B3 ISDCO-B2 I 0.83 56.76 I 6.001 5.36 I 0.04 I 0.19 4.64 1 0-11 PCi ESDCO-Ci ;OUTFALL C 1 1.00_I 94.60 1 14.65 I 13.64 ? 0.01 0.19 6.13 0.08 PC2 [SDCO-C2 ISDCO-C1 [ 1.00 90.00 I 14.65 I 13.63 0.01 1 0.19 i 6.15 0.08 IPC3 SDMH-C1 SDCO-C2 ` ' 1 I � 1.00 ! 28.92 J 14.65 � . 13.64 I ._0-01 ?- .0.19 I 6.15 I _ 0.08 IPC4 ITC ISDMH- ' I 1.00 I 9.00 I 1.00 I 3.56 I 0.05 I 0.19 I 2.56 I 10.16 - Ci IPC5 ISDMH-C2 ITC3 1 1.00 18.00 1 5.00 4_ 7.97 0.18 1.17 1 2.97I- 4.48, IPC6 ITC4 ISDMH-C2 s 1.00 I 75.00 i 12.00 1 12.34 , 0.01 0.18 3.17 ! 3.89 PC8 1S fiO-DRC- ITc4 --2 1^ 0.83 3 5.50 I 10.00 1 6.9 1 0.01 _I 0.051 9.37 1 0.05 II S' 'SDCO-D2_ ITC4 � � 1.00 15.00 I-_12.00 12.341_.._. ( �� 0.01 [ 0.13 4.96 -1 0.08 I_ _._ 30.50 1 5.00 I 7.95 I 0.02 0.13__I 18.05 I 0.10 7 €PC10 ITD2 ISDMH-C2 ! 1.00 28.45 I 10.00 I 11.28 1 0.09 I 0.80 I 2.82 l 3.99 I •PC11 ;PLANTER 02 ITD2 1 0.83 I 10.00 I 10.00 6.92 j 0.01 1 0.07 i 4.03 I 0.97 [PC 12 ISDMH-C3 ITD2 1 1.00 1 18.05 I 10.00 I 11.25 I 0.01 0.11 1 4,36 I 1.14 1E913 ISDMH-C4 ISDMH-C3 I 1.00 _j, 128.00 1 6.00 1 8.73 __ j 0.01 I 0.11 1 3.82 I 0.08 IPC14 ]PLANTER C2SDMH-C4 1 0.83 I 18.05 10.00 I 6.91 I 0.02 ! 0.11 P 4.64 _.1- 00.07 IPCIS ISDCO-D1 ISDMH-C2 I 1.00 1 62.04 I 7.58 1 9.81 1 0.02 1 0.22 I 11.22 I 3.89 ;PC 16 ;PLANTER D1 ISDCO-D1 I 1.00 ; 9.81 I 2.00 1 5.09 1 0.02 0.09 I 2.380.10 205 xi swmm CONVEYANCE DATA I TI B ROSEA VE AT WBSRLA HE Location Ca rduil Pro'ert'ns - .. _.,[oil ain't F of Hits Station € Lint Diameter Length 1IaFa Desitlr Qmaxl Flow Max Velocity Max Flog Rnm 11v I F I apaait) Odi sigp !Maxi Di pth 1 ft _.- ft g % F cfs I i cfs f ft/s i ft PA1 FTA1 [OUTFALLA I 1.00 26.33 } 2.33 5.42-r I 0.05 1 0.27 I 3.56 j 0.15 FPA2 FDeten OUTA ISDMH-A1 S 1.00 I 31.36 1.00 I 3.54 0.06 0.27 j 1.61 I 5.92 PA3 ISDMH-A2 Deten INA I 1.00 ; 24.00 1 6.37 = 900 018 - 1.57 3.09 j 5.61 PA4 )PLANTER Al 1SDMH-A2 0.83 I 7.50 8.00 [--�6 19 0.12 '0.57 1 6.110 ,-_ 1.53 F F I � 0.25__I 1.24 3.88 1� 4.01 PA5 SDMH-A3 SDMH A2 1 00 34.44 I 2.00 [ 5 D4 1PA6 ISDMH-A4 SDMH-A3 I 1.00. E 64.98 3 2.00 5.04 t M 0.17 0.83.. . 4 4.47 I 3.22 PA7 ITA2 � 1SDMH7 TA4 1.00 i 34.30 , 1.00 3.55 0.24 0.84T 1 3.69 I 1.82 PA8 1PLANTER A2 ITA2 0.83 7.50 ! 6.00 . 5.36 0.13 -0.61 11.71 I 1.41 1PA9 'SDMH-A5 TA2 ,1.00 [ 24.96II 1.00 ---375T-7- . 57- 0.20 0.72 3.45 mI 1.49 A10� [TA3 1S-DMH-A5 �1 1.00 . 9.45 i 1.00 3.48 1 0.21 ,1 0.72 3.49 1.14 PA11 ITA4 TA3 1.00 = 4.96 1.00 L 3.58 0.14 i 0.50 2.74 1.05 PA12 1PLANTER A3 TA4 0.83 7.50 2 00 I 310 1 0 08 0 22 F 5.04 3- 0.92 AIS -[SDMH-A6 TA4 1.00 36.15 I 1.00 € 3.56 0.07 i -0.24 0.91 1.00 PB1 ISDMH4B1 SDMH-A3 1 1.00 ±149.05 j 5.00„ 1 7.97 0.06 1 0.44 5.07 I 3.12- _________ PB2 ISDCO-B10.5 - _-....._.___ [TA3 - 0.83 1 29.81 € 2.001311 018._...._. 0.55 I 3.04 0.97 PB3 FSDCO-B2 ISDCO-B1 F 0.83 58.60 6.00 ` 5.360-04 0.22 I 4.61 0.43 PB4 ISDCO-B3 1SDCO-B2 E 0.83 56.76 I 6.00 5.36 0.04 0.22 1 4.82 0.12 PG1 I SDCO-C1 IOUTFALL C 1.00 54.60 -14.55 --1364 I.W 0.02 0.21 1 6.33 > 0.09 PC2 ISDCO-C2 1SDCO-Ci 1 1.00 ; 90.00 { 14.65 1 1363 ' 0.02 _ 021 6.37 I 009 PC3 FSDMH-C1 ISDCO-C2 1 1.00 i 28.92 1 14.65 1 13.64 0.02 11 -_0.21 1 6.37 0.09 PC4 lTC1 ISDMH-C1 i 100 9.00 i 1.00 356 E 0961 0.21 2.69 017_ PCS ISDMH-C2 �LTC3 1.00 8.00 ?5.00 7.97 I 0.19 1.49 j 3.04 i 5.45 PC6 TC4 �- 1SDMH-C2 1.00 75.00 WJ 12.00 ry 12.34 �0.02 __`--0.21�i 3.21 4.87 PC7 PLANTER Cl ITC4 0.83 i 5.50 10.00 a 6.92 f 0.01 ? 0.06_1 3.77 _ 0.06 12.34 0.01 0.15 PC9 jTC6 O D2 �_ SDCO-D2 IMO L. 30.5500 S 00 1 95 0.02 _ 015�I 9.68 pm PC8 -_ 0.09 'PCI0 ITD2 __ SDMH-C2 1 1.00 ; 28.45 j 10.00 11.28 0.08 _ 0.77 ; 2.75 I_ 4.97 1PC11 [PLANTER D2 ITD2 1 0.83 10.00 I10.00 I 6.92 0.10 I 0.66 i 11.29 2.03 [PC12 - --ISDMH-C3 1072 4 1.00 ` 18.05 I-10.00 I 1125 0.06 0.56 1 4.50 I 220 IPC13 ISDMH C4 (SDMH-C3 € 1.00 I 128.00 1 6.00 1 873 0.01 I 0.13 1 12.62 0.17 1E614 PLANTER C2 _ISDMH-C4 1083 € 18.05 1 10.00 I 6.91O.02 0.13 -4.82 = 0.08 IPCI5 --1S-DCO-D1 ISDMH-C2 t 1.00 _.62.04 I7.58 I_ 9.81_ j 0.03 0.25 6.21 I 4.87 FPCl6 IPLANTERD1 jSDCO-D1 1 1.00 F 9.81 1 2.00 i 5.09 1 0.02 0.10 I 2.51 I 0.16 _ ;Ipi wmm CONVEYANCE DATA i I -. .__ -- .___ ._.-- -- - _ 1HE RE9 ERI IB A T WISTLAIIE. Location I Station Incult Snips Mos 1 CantultReyults I ink _ Diameter r - €- Dasigu I Qmax! I MaxMlaw lanlltl Skil a A an Flow Max Velocity Fre m Ta CaFacd=I 1 O sell n ? I Daptt PA1 TA1 IOUTFALL A 1 1.00 26.33 I 2.33 5.42I c s ft -_ I H /o r ft "_ 1 OA6 0.32 ' 3.79 ,� 0.17 PA2 !Defeo OUTA SDMH Al 1.00 31.36 i 1.00 773.54 I 0.09 L 0.33_ 9 1.63 t- 7.97 FP-A3- ISDMH-A2 Deten INA 1.00 1 24.00 6.37 9.00 '-0.2-0 1 1 80 3.23 ? 7.66 [PM 'PLANTER Al SDMH A2 -0.83 7.50 8.00 6.19 0.12 ; 0.49 6.35 1 3.56 PAS I 1.00 34.44--_1, _2.00 5.04 0 28 _ 1.42 1-- _3.68 1 6.04 5.04 s 019 . PA6 MH A4 ISDMH-A3 E 1.00 64.98 2.00i. 0.95 j 3.96 _I 5.25 1PA7 ITA2 ISDMH-A4 1 1.00 I 34.30 1.00 { 3.55 027 0.96 I 3.83 3.85 8 !PLANTER A2 I -0._._.__q.�.____ tPAITA 2 0.83 ! 7.50 f 6.00 5.36 0.12 3 -0.64 3.03 � 3.43 1PA9 'ISDMH-A5 TA2 1.00 ` 24.96 s 1.00 i 3.57 0.23 I 0.82 ` 3.56 i 3.51 PA10 ITA3 SDMH-A5 100 _ 9.45 1- 1.00 F 3A8 024 I 0.82 I 3.62 i 3.16 �PA11 ITA4 TA3 „ 100_ I 4.96 1 1.00 (( 3.58 0.16 0.57 1 4.91 ! 307 . ..,_.-,....- Z,..,._...,_....-- ..,.,.._...._.W�__ ...E--.__e,.��..._.e.._. _ PA12 IPLANTER A3 1TA4 0 83 7.50 L 2.00 J 3.10 0.10 0.26 € 2.95. 2.94 FPA13 ISDMH-A6 _- 1TA4 1.00 36.15 ! 1.00 1 3.56 L 0.07 I -0.26 1 0.A6 I _ 3.02 viol: I SDMH B1 SDMH A3 1 1.00 149.05 5.00 �I 7.97 0.06_ ! 0.49- I 4.34 5.15 PSD ._-_; __ -�_ ISDCO-O-Bl TA3 0.83 29.81 , 2.00 1 3.11 I 0.18 t 0.43 1 3.12 2.99 1 BPBP 3' SDCO-B2 SDCO B1 0.83 58.60 .I 6.00 1 5.36 005 0.25 I 21.83 E 2.39 PB4SDCO-B3 ISDCO-B2 1 0.83 I 56.76 I 6.00 i 5.36 0.05 . 0.25 L 4.99 i 0.12 PC1 JSDCO-C1 OUTFALL C 1.00 1J 94.60 1 14.65 1 1364 0.02 0.25_1_ 6_56 0.09 PC2 ISDCO-C2 SDCO-C1 1 1.00 °_90.00 1 14.65 I 13.63 0.02 F 0.25ry Iw- 6.62 . __ 0.09 PC3 ___ ISDMH-C1 .SDCO-C2 . 1.00 f -28.92 14.65 1_ 1364 ! 0.02 0.25 1 6.62 j 0.09¢,PC4 l ISDMH-Cl..- . §"��_���� iTC1 1 € 1.00 [ 9.00 1 1.00 / 3.56 0.07� 0.25 { 2.82 1 0.18 PC5 ISDMH-C2 ITC3 1 1.00 8.00 5.00 € 7.97 0.21 -1.35 1 _3.09 1 6.65 PC6 1TC4 FSDMH-C2 1 1.00 75.00 12.00 _ 12.334 ; 0.02 0.23 P 3.09 I 6.05 PC7 IPLANTER Cl ITC4 I 0.83 - 5.50 I 10.00 i 6.92 OAI a 0.07 I 3.98 0.06 PC8 ISDCO-D2 1TC4 I .1.00 1 15.00 E 12.00 j 12.34 0.01 0.16 9 5.35 1 0.10 PC9 1TC6 ISDCO-D2 i 1.00 30.50 l 5.00 7.95 i _ 0.02 I 0.16 1 24.17 I 0.11 PC 10 ITD2 ISDMH-C2 1 1.00 28.45 I 10.00 1 1128 i 008 3 0.70 I 2.81 ? 6.15._ PC11 IPLANTER D2 ITD2 1 0.83 10.00 I 10.00 1 6.92 f 0.11 0.62 1 4.43 ? 3.13 IPC12 1SDMH-C3 ITD2 I 1-00 i 18.05 j 10.00 1 11.25 i 0.07 1 0.63 I 4.47 1 3.30 PC13 ISDMH-C4 ISDMH-C3 I 1.00. 1.128.00I 6.00 I 8.73 I 0.02---- 0.141 4.09 1 1.30 1PC14 IPLANTER C2 SDMH-C4 0.83 -,.3 18.05 1 10.00 7 6.91 I _0.02 I 0.14 1 5.00 F 0.08 IPC15 1SDCO-D1 ISDMH-C2 1 1.00 ! 62.04 f 7.58 I 9.81 1 0.06 1 -0.55 I 13.15 I 6.05 PC16 [PLANTER D1 ISDCO-D1 € 1.00 9.81 1 2.00 1 5-09 F .u.0.10 IW 0-14 1 2.62 I 1.35 T 206 --� . s g.3 The Reserve al Weal lak( . C „...--, .! .... Hxisting HydrcIgraillh Caratl Shi pit g the luti re [.. • 2iMax a.2291 10114ax 0.70E1 251Max 1.068j suwax 1.4631 13.31Max 1.393] .r,...., : r 1 : I . . F , . . . . '-. .-'' .. 1. • ! E ..' . , i : 1" til - .. ... . __ _ — , 1 : . • 1 i -' , , t . 1 s ,, , . . .• s -1 ..-. ' ___ __ - ... 1 1 I \ _.... b -,. . t i , f. . - . -2" — , .-.; \ , , .= I. 4 2 '5,... ,- , ,=.-, , . . .:. C.4 ---- ,-, , i . . ` 1 , . -I 02 ... . t± ± z1—....„..,_ . . : 1 ... 1 ,r- 1 . I Ori a 14 E Al 4 1AM 12PM 3PM 6131 SPI I , S t ,• Jun 311 lime . ; Prop(sed IINdragrar h .'; ..,.. ...4„, --,_-_,-, ------- ... . 2.'S •J,E5i:! :'.'• ---211 o.3.,•.1.297....„ ._.„..._ I0. M ax 21.03g19 4 IIi1I g ' -- 2. tittax..,. 2.561, 11. 501114x 1,.1,3,!1011i 1I 1• 0q.:Max 3.6521..1;iI Iii1i1,1i ,33,.,•.,,k'',.......,,', g ; . ; ; 11 : - , - I . ,. ,... , . g . , . , „ • . I > 1 , .. , . I I :. .F-, , ' ' . I '• , . . . E - ! : • , ---,,,,.. . .•• -----,,,,_ - • - . I , I . - . 1-- I I 1 1 , . 1 Iri 3AM EtAl gl 9AM 1.1PA1 -..":PM OPP! S PM 2 Sat 207 Jim 2112 -ifinEl .' �mN��� � Wem�� ��cs1 f��ox�a�lel�e1cose Rate <lam 44:1 �~���. m��mm��=���r���� -- 8��|in�Uo�Com 1 ('--Max-�-----�— ---l----� ---- --------�-' ------ --------^ ;- | / I | ' | | ' | � � | • • 's '' ! i ` � � ! u ' I.| | ' ! ! [10 ----'- -----�- -- ---'---- -- ----- — _`_/_-__ __` _-_' _ ` . | ! . ) | / [.45--'^-'---- --'_---`-----� '------�---___ | ----__]__--..-] _ '--�-1 i | i : i. | � � / _ . i � 10h 1A IA 0AM 44M 12PM 3PW 8PM 9PM ; Sal 'Nm2U1z lune I ast Allowable Release lit t( 1102111101M 10[1Vox[_.:171 _ ^_ O�| F--7 ------- -----7-- ' -l��---- - `--- �-[ _ _-� T ____�__�� | | / | � | ' / � | CIO.' - ------`------ - -- _ ------- - --- --�------'__-_-_�--__-_' ;. / / 018 ---- -- -- --|----- --|-------i-----`--'-.--~/--___- _____._--! | | . / + 8�0<- -!�- � ' � � j ' --- — -' -�—1 - ------'- ---- -' ----^—' --- -- ----- � } � [ � | 1 � . . / , gv ,2 -1 • ! | | \ | ^ | - / . ��'� ' ' l � � � ' | V ! � | | | | ( I : � . �lK : 1R0 ��M6tM 9AM 12PM 3PM 6PM 9PM 2 Sat 208 |1.112o13 Time ' 1 FL li TI e Reserve al 411 eitia ke r-Tk4 F. ,. We si Oitall Hydrc'graph i SI E pin i ti It I ultire ,5, ii • Max 0.1671 101Max 02601 251Max 0.;341 501Max C.2641 1001Max 0.3241 r• . • 0.30 ' — — • t i 1 I i II" 1 i I : i - • . ., • •• ... .... i 025- • • : • ' 1 1 ' I 1 --''---"---------s--` . I ,.,- • "'---,,-.. . 1 i V •. I ' ..-.,..„, f 1 0 20 !•-• . ' — -1 17./ 1 . g . ,.. I 1 ; • • 1 LT_ f I 1 , — . ...., - 711- I,.. ' •--I ] , . 1 • ././ I I /. r [ , `i 1// I ,• 1 s- • 1 I ' f 010.! 1 1 -,, /... .." r ; ; h i . -;://1 i , , 1 / 0_05,.1- . ! , , : , i. L 1.1-- I ;I' i 1 I , 1 I 4-1 i I . 1 11 1 1 . , 1 _ ii j I 4. ,-- ' , . L 1 11 ri 3AM 6PM 9AM 12PM 3PM 6PM 9PM 2 Sal : :. Jul 241; Time f: -. Eart Outfall Hydrogqaph i . E. egagetin I p al,,,,,I,,,4 3.....n,,i tareagee3 i 21hilax 0.1331 I%Max 0.1661 25[Max 0.1891 lalMax 0.21111 1011Mal O. 4 5] 0_21 1 . : • 1 . . i I • 1 • i . I I I . 1 I 1 1 .. I • • , I 1 ; i . ... 1 21 '. . :-; ' 1 i I ..... - . • .1/ i -..,, N , • -, • 1 . • - , cis- iI , - . .., . ., 1 , i . „ . -,, ....„..„..; , 0 7 ';' .4 `,... - I . , , IT i ! , 1. I I J , --...,_ -",•,, i ' .., i • 71 , ., • t I I ,.,' 110 -. 1 7 1 ..„..., • --s::-- 1 ,.. , ' • I - ----,..,,, . ... ''''i--- i. /;:z I/ i . ___ ----, , „ r. - 1 . , • ./-',' 1 ,. . '-_..„„! ..1. • 0.05 . ' . •, _ ,...; . i/;"?- . 000 ; 1 . Pi . • I • . i 1 1 • ] t 1 i 1 Flri 3A11 6AM 9AM 12PM 3PM 6PM 9PM 3 Sit 209 Jun 2011 lime • !, N c The Reserve at Westla''eCil") Caloair"21.1 rk+wnstream Schematic LayQyt shaping the Fr ,ire S • .. •• - ... �. d • • • • • 1. / -`' • • ._ • • C,(,tE") .tib }�3" --.. ' . Su• D ch2 • I . • 1 1 . i • =ten -kk-71rF).,;3+r4 66 ipsiimm II III OBI OK A(DOM l S .FUM) THE 11151 F VI AT WIS-U M E-LAKE OSWEGO,ORIGOF Node.Information- .. ._.- . . ..., ._ Mina ff information® .. Event Area Impervious lune In FaInfaII Infiltration SiIli asRunoff as % Nurrber mmin f in in cfs Upstream 1 6.21 ( ]0E 74 I 5 A.2 2.47 1 1.73 1 1.9a Upstream 1 9.32 1 0 .... _ 74 1.... . , .... �.:: .. • • • 211 N N ^'+'' fi XpSM+R1M1 Ci�1�r�YwµrCn C DATA( .VFAR STnR�aa FVFINT � fYiel*TREAM-THF RESERVE AT WESTLA"E•' "'�E ncyycr�n n 0 R. .. snap ltg'Mu Future Location.... Station •' rnnduit Properties rnaduit Results DiameterfD Design Qmaxl ..W Max Flow Link Fain To epth L�=9th �i^pe Capacity ()design Ma=Flow Max Velocity Depth vide _ ft ft I °A cfs. 1 I cfs ftls ft. 1Ditch 1 Upstream ICulvt-In 6.00 132.00 I 5.21 t 1550.43 1 0.01 I 9.90 10.65 1.60 -027 1Suncreek C Culvt-In _ ICuivt-Out ( 2.00 -247.70_1 5.03 1 50.74 I 0.19 I 9.82 11.89 1.60 0.80 Ditch 2 Culvt-Out �1 Downstream 10.00 130.00 ; 0.51 1 9334.79 1 0.00 I 9.81 E 4.16 0.77 0.08 Station Nixie Location Hg Info-mat-a(Mmohnlg.,Rodd,Tmi outran,Ditch Inlet, �OCatch Sas°a) DS DS LW, Ground Ground Ground Yo IE nc IE US Freeboard I Freehear( US EGL pc er_L US U L Os HGL From To Ele". Elev. d p ft ... .,.. ft ft ft... ft...,, ft ft 1 ft I ft ft Ditch 1 Upstream Culvt-In • 290.00 280.00 280.00 273.12 9.01 1 5.29 28 Suncreek C Culvt-in Culvt-Out274.71 26811.41 280.00 I 280.00 273.12 260.66 5.29 I 18.57 276.28 (276.2874.7 2 ... ! .43 Ditch 2 Culvt-Out Downstream 280.00 1 275.00 260.66 I 260.00 18.57 I 14.26 263.63 261.01 261.43 I 260.74 POIJIJUTION CON TPIOLI MANHC LE, TRABIIEL] CATCH BASIN, AND DETENTION TANK OPERATION S AND MAIN TEN ANCE PLAN Dew a lui pt'on: lie llutf on aor trol Manholes axed CIald Basins are strt ctures with ballf le devices and sumps to prievenl oils, fuels, g>leaie, as d s edimer t filom reaching our rivers and lakes. Ilwiposie: The purposes ail Bollulior. Control Manholes and Catch Basins are to: ❑ Separate and ti ap oils (hand other float inn materials) and heavies sedirnier.ts. a Satisfy liederaI, State, and local regillations requiting t-i eatnlerit of surface wales runoff. ......... .iii Operation and 1V, aintenance Activities: 7ha awl or of ti a Poihi lion florin of M anholas and (latch Bas ins shall pa rform the followin€I opera tion and mini enance 1 as ks ass toted in this plan. For assistance with your O&M Phar,pleas e contact Jamey Berg at 11503) 675-3991 Olivia email at_the rg a,ci..oswe a.or.us. . — _... ._._. nce dui. _ ,I >lnspecllions• lnspecl facilities is assurie proper operialion axed mninlena ing: ❑ Spring(Marsch , a ball ilCla laboii;, ar d ❑ As needed to assure proper fInctian. ❑ flpea ilk inspection items are listed ba low. I n form la tion: T duo a tion about l ha se facilities promotes properi maim enance a lirovide a copy of the-s 0 & M than la a II prioperty owneris, tenants, and trainer ance petisonnel. - i Rept luting: ❑ Bill out and re turr the ma intenanaa re poi ing lorry mailed out to property owners annu ally. Acci sis: Access pail s and roe ds provide ma I and off cienl maintenance 10 WQ'IIF aamiponenis a Remove abs la cies 10 provide clear au a ass. • Maintain access routes in a oondilion to provide a sa ile all-weather surface. r —- - ._JI 3 003 Cit}I of Blake Oswe go Surl au a Wal er M anaflemen'1 Manual Pa go 1 oil 2 213 PC ILLUTICIN C CINTKCIL MANHULB, TRAPPED C A TC H BA SIN, Ali D DETENTION TANK CIBERATIONS AND MAO TENANC E PLAN inlet Grail es: Grates will aolleci iudimiend and debris the t cot ld affect proper performance. ❑ Inspect irllf 1 g-gales to] E ccurr ulk tf d sediment and debris. ❑ Remove debris and accurr.uilatf d sedirr ant. Outlet: 'I Ile facility mile] is typically, a storm drain line.Iliad collects runoff and aonvaysi it to file downstl eau drainiagu s}1si em. Ls inspect the out lel fai acaumulalec sedirr.ell and debris. ❑ Ilernlove all debris and ad a u mu lai ed sediment. Sediment Aeaumli !alien: Delerrlion lank and sumps ttnd to called sediment oven lime. ❑ ]Inspect for aa cumulation of sec imant. ❑ I Hmove a. se&imen;l and ae1]itis when;Ihe accumu,alit], axceeraa one-Aim of to a sum/ G epllh from the bo.ltom of the sump Jo the invent of dm lowasd J 4 a in the itrrioure 0 Sect Figure 1). Any idin ant aeteataa in G e;lention tanksi shou,d be removEla immeaia;le,) do insure prop er func;lioning of;Ihe tank. ❑ S(ciments may aantain liazarcous materials, Heavy IT eials, or other pollutants. [ha parl3J dispose of collo c l ed sedirr eni according 1 o all la a al, NIt at e, and Iederal regulations. Oib, Fuel, and Grease: CI (latch basins ceJignea ;lo retlain wader in oraen to Map floatable jollwlands muall be ser}iced anrizla4 al a minimum. ❑ Remove arum (loll(alt d a ilii, fuel, and grease and properly] dispose a i tllesu miateria:ls as cording 1 o all lou a 1, Si al e, and Ha deral regulations. lligutie I. Tyr is al Hollu lien Clontr of Cala Ha sin Ci oss Section GRATE .A . A S-REEITCAE o Catch Basin Cleaning VendonListl I a•'n,'°'�4,,,.�Q�; n 8 A . ° • °. A d Metro Ilaate�i (503) 64;-72]5 ° 1 t fencer Environmental 1 (1103) 788-4612 °-° - i ° A. A ii eY City l z o.a •! FlOA1IAEI EI EnvironmentalI (503)212-6144 1 I� o i e Aol uTA N Is ,--,--- (oil, ,GRaA, E,R1191 f mnrdcan Iweepin aTa.) Service (503) 221-1825 ` 2 1, Ylac 1 (503)289-4063 I ` 0 IVIRT s W la;let i Truck iervivas 1 (503) 682.-2723 ., . - s TQ RM Z.1 VW TEE ° A A • .1 t :EE NMI PIT ' A• - /`/_� .air' L - ,/� L .J A_ d . A C A (03 City of flake Oawa g o Sur-lad( Wales Management Manual Page : of 2 214 BIC FIIITRATICIN SWA LE OPERATIONS AND MAINTENANCE PLAN . De:c ri Fltior A Biofiltration Swale is a Wata r Quality Tneatni er.t • Bacility consisting of a broad ]ow-gradin nt a 1 a nna l that supports a dense owth of • firlely divide d na tiva non- woody pour d cover va ge'latlon. Trey a]a created lo mimic the fur Ictf on and appeal ar ce of natural wa tland = faatures. Purpose: The purposes oil a F iofilti alion Swale ane 10: ❑ 'Orap and filler pollutants carried by surface wales runoff. ❑ Slow lila rata of surface waters runoff. a Reduce the guar tity of runoffl by incr(asinig it filtra tion and evapotranspiration. a Cra ata t1 a ae;thetic app eat ante of a natural di airi age f(a tune. ❑ Cm ale habitat loll wildlife. ❑ Sa tis fy I edesal, Stata, and local legs.lation; requiring tre atm(nt of sur face watch]runoffl n of a Biofiltration Swale shall perform the ibll.. ...��� .. . �. �ma sterane(�tasrls,..as . .........,,..,..,....... pera I' n andain�le e Alti W.' ' s: '1 haowna owl g opeh]al ionand i s al ed in this plan. F or assi,Lana e witl you.O&M lila n please contact Ja ma y Berg at (1503) 675 991 or via amait al,bera(c ci.oswego.on.us. Ins ectiaml: insect facilities lo asiune propen o enation and roairtenance d . -- FI P P P p wring: ❑ Spring IlManch; ❑ Ball (Clatobah];, and ❑ Within 48 hong a ften each rraj or storm client. v Spea ific inspection itams arc list(db(low. 4 Marll eras: T1( City will piiovide signs fon ya ur facilities. Plioperty owneh]s shall: • ❑ Ins pc cl signs for proper location, Elood a a ndilion, arid legibility. ❑ Install,.eplace,and maintain signs 10 assure they ale it the proper loaation and in good condition. 1 r ilorrr ation: Flducatfon about these faailities promotes propel mainlenanae. ❑ Throvide a aopy of t1 is 0 & M Plan to al ph]operty owneh]s,tenants,and maintananee plersonriel. Re poiiting: • ❑ Fill out and heti m the inainler ante repaftinfl Zorn mailed oul to pnoplert3 owners annually. 2003 Clity Lakle Oaweelo Si irface Rao Nlznailemend Mann as Bade .I of 2 215 BiCIFII TRATION SWA LE OPERATIONS AND MAID TEN AN CE PIAN Mem: Aalhs and roads provide safe ax d eilficier. I rna intenanpe aacer Ia Vs QTI con p(Hent: . • Rerr ove obstacle; to provide alum access. • Mair lain aacess rout in a .aor dition Io provide a Iaile all--weati er rime TraiiH an c I Debris: Book ibi trash & debris in the swale and a1 the swale outlet or inlet: . ❑ .Den ave this material regularly. Erosion: Surfaaa waler rtnoffmay cause erosion oil•Ifle swalebotlom, side slopes, 01 inlet: . ❑ Jr.sped the swale bottom, side : lopes, and inlets ibi a vide na a oil ei osion ❑ Giade eroded areas to rus t ore the original glading contours. ❑ Si ab liza a noded area: with approved vege I a l is n and(Alien a ppropnia i e erc soon pnevenl ion tr eaiiune: - Seem.ns Accumula lior: Swales tend to collect sediment over titre. ❑ 1nsipecl the Swale boIlom, inlets, and out lel fon excessive accumilalie n oil sediment. ❑ Remove sediment when it is moue thane 4 inches deep on a s needed 10 maintain even flow across the bon on ai111-1e swa la. • Remove sedify eni by ha nd taking cafe to minimize clan-age to vegelalic n a nd ne;tone the aniginal gnading. Please col tact the Cite a1 'lha number prosided,prior la sec limey I nemoial. Flow Sptieadeusi: Flow spreaders ane f al teatangulai sin a lures a croz s tile boItorn of the swale. 7hoy provide gi a de control and help spu ead flows evenly a cross the bottom of the .wale. ❑ Inspect for even level f ow and erosion a t the ends t tulle flow milneaden. ❑ IV a intain flow spree de rs i s keep them level. ❑ G�ade era dad anew to res lore the oniginal shape of the ilia la. Vagutatron: Vegelalian shall be healthy, dense, finely divided native gnour d aover plants that pp avid. filtering of runoff and prole(tion against !ail enosion. A native plant list is available in the CitN's SWIV Design IV anua 1. ❑ Vegetation may be cut to maintain a natural aesthetic appeananca. Remove cuttings from the facility Attu any mainienanue aativit31. • Plant bale area s imnriiedia rely with plan'Is appnove d by the City's SWM Design M a r ua 1. Wafer vegetation regularly during the et tablishmant peniad and as needed in dry wee than to maint air l vii onous gr ow 11. lien ova non-native vegetal ion (Isuc h as blackberries and Fir glish ivy; b5 hand methods. Da not uaie herbicicles. ❑ Remove woody plants from tie swale treat&ent area. ❑ Remove on maintain adjacent vuguta tion that over-shades vegetation in the t wa lo. ❑ Remove fallen leaves, dead plant rr.alenials, and organic debris. Aertilizer, Herbit idles, and Inset ticidles: Aertilizens, limbic ides, and pesticides get f ud led away and a a use pollution of s teams. These mia'I erials have a direct ha ran ful in pact on fit h, maa no••inveri ebnale onganisrr s, and otflei wens of a ut Stu face wales runoff. • Do not use ferliliAru, huibicidlee, or inset ticidles in the facility or or a djacent areas cilia ining to it. 20(13 C ity of Lake Owego ,'urface Water Manaaementl ManuaA Page : oil 2 216 is Daaember4, 2013 Cliiy c f ka Oi wegc Public Works, Engineering Ur!Isla n P.O. Bas 36.1. LbIf CAISTER I NCIINEE13ING Lai a OE wego,CIR i 034 311 sW 4"h Ava.,SI ite 401 Hortlancl,OF 912CA phalli 511.241.1113 RE: Village at Westlake 6lubditiiaion 1ax:511.241,1 151 lsncastere i inaering.corn Trip Ga nes nth!n & Sight Llistance,e nalysia Dear Sir a r Mac a rr ii is Ie tter describe! a ur findings regaildir c tie trip g eneratia n of the prop c sec 4 illage at Westlake residential l subs livis ion at 11413 Kosberg F oad in Lal a Oswego, Clrega n. ill a letter also anall Ines the s igl t clista nce at the la catic ns vlhere ti c site will take acne ss ta the a xisting ra adrrrays. llacatior and F f c jcicrt DcIsicr•iptior Thu site is la cat d in ti center a f the black bound by Fe sberg R oac I to ti f east, Rog ars F oad ta tF e west, Suriareek Orive to the sot tt, a nd Slou F woad Clriva to the norti. The proposed piiojaat will 5.ubdi%ide tie property i into 20 lots witi aa ah lot to ca ntain a single fa m ihI dwelling. Se%en kits will take access to Fa sly]rg Road and 13 will tal aca ess tc Ra gens F oac I. A map of ti a site r icinity is shoran in Fligure 1, and the proposed lite plan is provided in the appendix. PROS J 549Q 3P0 . doe �s4 Uig Y•�yiv.. E -'s' E) I-IBIT F-1 l U 13-0064 217 F wI Clity a f Lake CIs we c c C E c ember 4, 2a 13 Pages af6 Tripp Geneiraf ion To estirn i'to the trips generated by ti e gra pc sed 20-la t : Lit divi;ion and the subsequent con:truction a f a s incite familtil cIHelling c n each lot, trip rate: from the ni an tia I hip Cis neratiori' were u;a d. TI e data fc r land use 210, i Ingle-Aamilyl Lkitachea Housing are used to ca Iculate trip rates for the added lames. Ti a trip gene ration cak ulatia n: sha w t1 at the p ra p c sed project ,"till generate 15 additia na I trip s during the morning' peak hour and 20 additional trips during c the evening peak hour. The new lets are projected to generate 190 additional trips in total eacl weekday, with I a If entering and h aif exiting the site. Ti e trip c E neration estimate are summarized in 1 at le 1, and detailed trip generation cal(ulation; are included in the appendix to tl is letter. Ta ble is 1 rip geneoc tie n Aon the poop osed property dihiis ion 4 11 15 13 7 20 194 ight a rood naiy.Ii5I In arder to evaluate wheti sr the propased site access inters ectia ns can function safely and efficiently, sigh t distance was rn easured at th e folia ming' lc calla ns. • Fa st erg Road at th e proposed eastern site a c ces. • Rogers Road at the propased western site a c ce: • Rogers Road at tl e primate drive H ays serving lots 19 and 20 Flight distance mea:ure rnents were taken according to the guidelines :pecified in ,1 F olicy on Geometria L]esign oil Hightmays rid .61rteeilsa. Tie rn ea s urements use a driver': eye height If 3.9 feet above the road fort ath vehicles exiting tie driveway and vehicles on the main rcadway. TI e = available sight di:to nce was evaluated from a pos ition 1.! feet behind tie edge of the near-side travel lane. l h e intersection sic h t distance (ISE) necessary at the driveways is t ased on tie speed of 1 Ir stitute of l ram epiriation 9rginaars(ITE); Trip Glerierk tier, 91h EcYfion,2412. 2 American At socia tie n a Sta to High%a}I: r d lranspa rtation Offiaials(AASH1C I),A Policy ori Clenmetric Design of high mays aucIStieeta, i if Edilien,1011. 218 Clity of Lake Oswego Ma ember 4, 2013 Page 5 of 6 At II e A raAosed access locations an Rogers Road, the necessary ISO is 28( feet based t Aon the 25 m ph posted speed limit ala n g Rogers Road. For the site access opposite Meado►n creek Court, ti a availE ble ;ight distance to tl a north yr as measi red to be 301 feet, lirr ited t y a a rest vertical at.rve. TI is is in excess of the necessary MD. Lines a f sight to the south are availa t le beyond the intersection of H la ge rs Road at 5luncreel Drive 240 feet to the soutl ). \ehia les a Apra aching from gumtree', Drive must make 90-degree turn to enter Flogers Road. ?Iccordingly, tt a speed of these approach ing ve I iclas is limited to appro:iimately 13 mpl far wes tt(Rind right-turning traflic and 19 mph far a astbo( n d left-turning traffic. l he required intersection sight distances far these apl roach speeds are 145 feet and 21( feet, respecti►iely. Based a n the detailed E nalysis, adeqt ate sight lines are a►iailat le to the nortl and a i.th from the proposed access locE tion. Figures 3a E nd 3b shoe+ tl a lines of sigh t as viewed frorr tI e (Iriuer's eye pasition described aba�ie frorr It a western site a acess E t Roglers Road la a l ing north and south resp a ctively. Figune 3a-b: Fligure 3a (left) s howl 1 he line a fl sight fnom 1 t e g noposecl viesi ern site assess al Ria g ens Road looking n a r1 h, vil ile Iligune 3b (night) shows the line of site looking soul h 219 : 1 1 100 _A NON"'A' 22'0 I•zz l i 1 I I- \ 1 NCI I �" A7 I" I "I t1 \\________ .a 4 ! g ii �al \, l tl 1 1 \ °! ' 1(}''} IfiI11 ' gz) _eil,_, _,e561...._ -- a Ja r 4., a I. _- C. " µ - 1—ffiliG 'r •i A on Ax 11 r E. r 4 A, -10 t I ' \ I - tetlit, 0..a.. 414 e t ,--"A : a ell- 4 \ i'l .. 14.,I y!*f _ SV-e3 � _.jIJ L_£L__ ,*.C..;141-.. a # I , � J V; ► "gyif�-'' t12 A A /' / I I/ \--"---- ,`Ii(*Ii;$‘",' 'y _s. --a 1 I 11 1;;t3;1440:1* 33;=`440:1 :'� 1'q: "\/''' :-,:,..,...,....,,,,,‹r! r )\ �� A � P OiI\ I 1 /� ! — ty 1' i Z .y t 3J11 rA 4`}, fir -IFI 3 �' 1 I L rs- a i T __Jx• -,-e-, srs uw�s,pxMra 1 iriT® r -� 1 I 111111; 111,1 I I, D1111 0*hesI. 0...ro�el--BE — II: 1 11 'ilk II { I + Illi II� ' ll 11� 1 111X11111€ i 111 11111/ 11111111 t i i 1," iI 1 i l ill ' a I i 1111 SITE PLAN POFMAND4i' THE VILLAGE AT WESTLAKE (if) b-ritrtrIrir INF^d,re ' .,- WESTLAND HOMES ��*R ^Y^ II a!l l Lake Oswego,Oregonwinraercuton Watt Lewis April 11,2014 Rage 2af3 Bas c d on tt a 20-mph pasted speed limit on Fos berg Road,tt a nece s sari l inters ectia n sig t t distanae ta ensure ur interrupted flow of tt raugh traflic at tt e site acaess is 335 feet ir, eaat direation. If the stop-can tra lied interse ation at eltt er Fosba rg Ra a d at Solt wood Drirre or Foil erg Road at W elros e Street was visible fra m the g repos(cl acaess location, an approaa t speed of 10 rnph was used ba sed on the s peed at whiah drillers would be e)pecte d to notice an p road ing v(t idle s aacele ra ting tram a stop at the int(rsection. Picea rding ty, if sigh t distance is ca n tinea us to ti e stagged pa sitia r at either Southvrood C rive or W elrosa Street, a minim um into rsection sight distant]e of 119 feet is sufficie nt to ensure safe of eration and uninterrupted flow alone Fosbargi Raad. Sight distance betty een I at 1 and Lot 7 was measured in tt e fie Id to be 350 fe(t to the soutt of the proposed aa cess with a v(rlical curve just to the north of It a inters ectian with Suncreall Drive as the limiting factor. Tt e sigh t distance to the north is available beyond the interseation witt 9authvtoad Drive, 276 feet ta the nortt of the f reposed north a acess. Sig t t dig to nce t e two a n Lot 9 and Lot 4 was rn a asured to be ca n tinua us to the in terse(tion of Fa s berg Road a t Se uthv rood Drive to the north (in exa(ss of 349 feet) and measured to be 380 feet to tt a south limited t}i a crest verlical curve. Since the intersection o f Hosba rgl Road at Sot tt woad Drivre operates uncle r all-way s top aontrol,all available lines at sigh t to the intersectio n repress nts ad(quate sight distanse. Since sight lines a re currently in a dequa to due ta the vegetate n and gle ograph±l next to the ra adwa)l, it is recommended tt at veg a tatia n be cleared and the driveway ba constructed a t an a levation matat ing ti a edge of tt e e-listing roadway who ri positioned 15 feet t ack tram the n a ar-side travel lane. Following these improrrements, sufficient sig tt distana( will be available in bott directions to meet interse a tion sight c listan ce s tandarc is. No other sight distan a e mitigatia ns are red omnia nded. Conclusions Sig I t dista nce was me asured assuming' that tt a vegetation a long It a properly fra ntage will be aleared and that ti a acaess will be constructed at an elevatio n mato t ing tt a edge of the a)liting ro a c Iwa}I wt a n positioned 15 feet batt from II a traveled way. Witt these a ssi irn ptia ns, it was determined that sight distanae will t e in excess of tt e neaessa rel intersectian sight distance requirement at eaat of the f lann(d site acaessas to Fosberg Road. No att er mitigations are neves sary a r re nommen ded. 222 f.‘ • le 3 recoNACALAPP°4°11 3 22 N IV A Mtii,oai r KR U:-E ji L ,.i i i i 0 Fl R i r,r 6 ' ; tl II! X17 #? .. I - t. -oL lerlu �t � �,,, „L.._ VNO6I3 MICE1 ii .,yrµ_.•" NMLL ,xk� !:w g _ fall LIME p T Or� �SIPS WWIIPO _,N.fv1cs O'dR f�� �'-�} �rw.,� I 1' j}�� � -" -1 ® 1 _. e+a• 1 �a x �M ,,,,,,,,..1_ A�•'FA 1 P ,' y 1 '_,� , �f�PE �� l 111� m W 0 - frig'_ -c " _.[ _ — I - `�` 1 ► 1:4,1, r • I + a•• _ -, a _ _ _l "I_ t , ��s It fes'tior VP LI. s` f _ f� .11,.., ,_ l r,4+S0 /rf Y l lso ra sw sourhwnod orW zp I -•- - •_.,_ _ .�, . its y� 1 tl USD'•356' 0 i I i I L .r � 0:6 {- r - - - .,tr1 f '� 4, y f. ,. , r r 1 e+ I4 cI. ��EEE.1.4;1:,,11,,,::::_L I �- I I� ii- �a.. -- ^� l l'- y„„,. . .y.xx f _l 1 f� vY al W•� I S7 *--0,-. ,-:,..:,,A. rfl ti .\-;,,,Z,', _,A }4 0 -k I,Jj, i.� 1 I _0,14:11i.17":"*. I '��'] ._f�. � � ..._1:2__-._i i 1� !�-d,�4 h� i ti4�tt�� t, t11 �+ � 1,111, �.p t 4J.'L_ { ,e/w, aL 9 ''Y 1{ I` 1 y1 �-fit t /'k !1I 11 111 t ,�� f. _ ..- f - + ,f -` ,, {_may t,, , 'I ,r fSO'to SW Southwood Or a LLI - -,�� l _ �� 3 M. "1'�` rl "C t '1 ttt `{Wrk 111` 1, t ' � �f M [1,0 Et r l ' O dlII r.:_ .�s r Q •�I I t '.!',. �,a - ;c'`ur- t -1k,...1200.%,,,,,,,,.. L,jh� � J f.I !f! -1.10 CI) re E LJ[ 1 ,ii,xA.l�.zd.- .r -,,;,-......„1„.„, J l C,� ,`o,.,.,.,,,,--.N.,c 1- '� ds t =a M” � /1,, [Y a , i„ i �i f! 1 ,. {` a '�* e ' LU ce T J �' r� `1 r y'!S +� 4 L i - N UJ 3I I t --_ I 1— y q r �+t 4444,V..,)::4„ :ti w r Y �p M Sf` �s L `S a° I r F_ ,u I— 0 ,..° „.. I.. + KN. ir e+' ,ate I •�mC�[f F4'i - -,L 'ilk .�.4:1: A`_ :IT,;i , � LL Z OM IWE �.],�ay�'{'r'� LLQ i'x •,,,,< k �, 1� W`--n gik�O KPL l'. _r • y�` CD — � 4 t MEAD ES WOEKS AT es u "ww,e t asrs :�-,' ", Pj7 4,6 j / ,,rr�� 411,-.ar u) a-a MEAq`OWCREEKSAT j I 4f1 �r W¢¢''STW©OD N6.�2 i "'p '\; } iI pr 1 t I'. f ar._ �:I •. .. 0.28' 3504 ---------17 1 e v iNO# y - i i ir. I_I I lir 111 M .� E. R —SSC�CALE'two' zu z I 7.60=fnimaciion SIM 0isiarce 6R. 33 A I c a m r N. arch 1, 014 is F ann;i Ela sl; }l, Pl; n ner Cil y a l i a l e Clsv,rego F.O. Bo: 369 Lal,e Ctiwei a,OA 9703�I RE: An(F ii eaten; 1 ApproaiF 'Ior The He lla rue at We s11at a Dear.ohanna, My limn I as been working vain' Wasila n d Homes and ti E CARDNC l la nners,engineers and lands ca F e ant.ilacts to develop tl a ova ra11 anaF ftectural fnarnawork fc r The I asa[la al Westlake. AI you well knawlrom}lourworl with tl a development team on tF is sensitive lam( s project,1his i ailabanth e appraacl is ii a oplimuni ía a nner ho address aomph 1 iii as. It is arnajorbeaefi a halm ihe(level('REi Iso E a tF e Builder oil the F a mei ca design affa rt clan(slablisl a II the "lot to to " nelaiionsl 1ps al the lot ill homes at t he c utset roc ne st OM!lull}l I F an "deva lopin l .IF e lc ts,selling 1 hem," ; n d not h;ue 1 he oIE ua II cla sik n as n1 na 10' 1 he c a vela I rn en1. - F e major"set aside"lion 1 he RCI A prase n is a hallo nga s ; n d o a rluniitias ti at need ta teb; lanaadlo; Klrer riaielycndsensitively(I(vele q IFesl'e. iFese lame ahallengesanc Nese nalion atltFa , ita ani a nil ie: can present a lasaki alingandirtarasiiii Hiring EI nvironment. A A fanned Deveic F rr enl ; AK ra a cl is tF a appropriate wa}i 10 design tF is site ta a llovir ilou l he flexibility to 'clary flrorn c er in De'cielopnra n1 Code re( t iilE menus to propos E hot sink types 1 hat "fit"and optimize tF e sign i lica n1 environ rn E ni al selling, Overall p re ss Nation of t he site require rr all( a kit siae5. that los us on tha largo'r l reserve cl oper spa ces !o all IF e home s gain tha ad+ia ni agc of being pa ri oil ha over; II RCPA, a nd the ma joie open spa ca it F rc Si mad ilor 1 he overall immedia to ly s mounding neighborhood. Acompnelanshe anahlsk olthe site con(liticns,con slralnilsarid c gportt nitieso 1Feshe pnesenl distinct cancliiions'lor de+ii topic€ housing a venthe 18 lot! to a(hie'cre a r environ maMalty's ound, coho 9i)IE anlrrunity. We ane designing housing models iFalareapproprialefaread condition. Al the F ou ling alis tar be aome"t igF ten,"the(lc si€n of i he F one 10 the exact lot 5.i;a requires in crew:ed sarutinylaacl design atie]ntionto preserve Priv; cyfloraach Fome; ndto1101 usc the significa nt a nviron rn E ntal a verlal ams n ii yl oil i he site. E3rielly, F ere is a suer rn a ry o'crervic vc oil I hes a flitce c ist inc a ra as,1 heir hif hlii F ts ; n cl our l hougl is a n cl se: l on se c ea c h. l LITS 9-® These !at! loom on losE c rg Roa d and a ra st I jest to tl a stet F est ski' as a r 1 he s 11e. AItF c ugh tl (se lois are some afltici mo:tchallenging kits,1ha)lalso cHanmany Fa netts,esti iall}Iprivacyanlo1heRCI A with a min i rn c m 01 a l p ra xima tc ly 330 ilea t o wa yl from the rl e a rest F c rr e 1 o their tact yo'rd A niv. e y area. All the lois I avea 41 faatwidc building pacltoallowfor a rnasuirtedrooman iFem;iin k+lel,so a 11 the rimary rn air Ilia r livin g anea s a ra Ioaa1 ed on ti E m; in !elf I and locus on tl e RCPA. 01h( r E ed loom: and t seta re locate cI on the low( r,wall,-out ba sem( nt leve I. Due ta F eigt t limit; thorns t nd:reit a� M Tashi RAN PIRCHl7ECTL RE & PLAN R INCI LI C 23339W ST11 HEN 9or, ST.,PORTLARD,CIR.97: ] EIHI9IT JI. U 13-0064 225 • 4. . ,,,,.. . ...,.., , • 1.--e 101 I [ II A 110f [ R1II ' II ( Ietrcary: 1 , 2011 "la Wi om ii Mi }1 Concern, IL 51 ni n a is Patnicl Krause a n cl I am an Clviner and II rinciilaI Bioko r iia r 9olde ria F ra genies, Inc. in I aka Oswello. 1 wanted to quid ly amphasLie ha w 1he ai an slate will posilively impart ti a lois tl al baa' io it wiihin ti a della lopment k el ween Fosbeng F oad i nd Rogers Road called the Raserue a1 We9ilaka. As grape ri}I within ti a UGA tetonesmole antimore scan(e,new hanal alie inane asinglilheir'€ built on sri II.ala ti.TIpiaa Ii' ,de a lopm.nts viii Irma liar lets have less prniaql.Relalivehlsnall Io1sVOA Fout mut t piiiv<c y are not nearly a s Ile sill L le and are l herefore n a t worth as n uc h a s large.lois tl at ofle privac!l.The ape n !pate ti at dimides Ti a Reseava at Westlake not onI}1 provides a n entaa lays r of F rivacy but the a xp; n siti renes s af I i e erniironmen to I anea a ileal es 1he 1 a raepl ion ti al 1 F e lots are la ng era i an the1i anti ally are,Mich in turn helps n itigaie the fad that tl a marni o'Ithe lats in ti e : c t jel t de uelopn ant are mane n tl a n moil of l he a ti a n lots in ti e We flake neigh bonhood. Gluar the 11(1 ti at lots bael•ini to lie open space amen anev; Luz hie, i1 is imp rati►ielhal each aftiase la is i re pneser ac. Doing so will not onI}i mamimiae 1he%ialua and IT a intain II a hiili :tanclaiid of 1he surra un din; area, I ut it will also help earnpen!ate loos ome at ti a oihei lots in the development th6 t a ra sr'alter a n c less private. F egarcls, ..-------- i Patric Krause Owneu,IF rincipa I Broke r Belden Proper ie!, Ina. pi @patriakknause.aom 503.807.1430 co . LA a 1_1 ci co 011 flice: 503.334.1511 I Falai: 503.334.1191 LU J a 1 ilia SW Baggy Rc cid, Suite 300 € Late O:viego CJR 1 9+035 226 �l aI1 eii H. Fi napp 81 As sociailes, LLC Cann hat is in Aibarica llurr, S niiuliFiae,fi nd Et nlogy De cemiber 4, 2013 ARBORIST REPCIRT ANI] TRHE PPICITEC TICIN ALAN THE VIHLAIGE All WESTLAKE I 113] Huiposle T1 is 'nor is lite tree preservation plan ibr sue development at the prio111ased Village at Wes Ila a res idential developer cut in I aide Oswego. TI a A4roper y is bordered on the easel by Posberg Road and on the west by Rogeis Road. Hxisting ilei idenaes bonder the site a n the north and south. The site address is :13 413 Has berg Road. �e'report discusses Ii ee Herniaval ins conluniatf on with site infrastructui e constril ctfon, including road; and utilities. 11rotectioru mea sui es neaded for trees la aaled ons building lots and a lsewhelie are addrei s ed in conformance witt Ci ly a i La1 e Oswego Mur.ici111a1 Croda,Article 55.08, lira a Piioil ectf ori. '111e Demerit Ii on A small sti aam bisects tie site, flowing from the north. On ti e east side of the do inage, a Ila use and outbuildings remain adjacent 10 Hosberg Road. This area slopes sieeply la wards the creek. The topography west of the drainage is gentler'. A Resource Clonserma lion Irot ect7onAra a (RCIHA) has be en dalineaied an tile south side of tt e siie. The Peri marl species con pros iiion in tie RC13A is wes lam iledcedar (TA ujcp cc ta), but athen speaies are also present, it chiding a glove of large mature Doug las-fhis (Pa eudoAsus K nuinziesii 1 in tie south eas l comer. Invasive tra a species have bean removed under invasive species permit in tie RC AA and throughout ti e entii e site.. With it a exception of if e RCPA, mia s l of ti a site ii a pen, dominated by invasive Himalayan blackberry vines (Rubus armieniacus). A variely of=mini ained orailard trees and native dea idu ou s f,ees are scattered thr bu gha ul this area. 1 ree In 1en1 or3I A total of 2' I ti eel 9.inches in diarn ate r and las ger were inventoried. 'Ilwent31-s evens species or mimic s g i i ups wan recorded, including 4 invasive spa cies nemioved under Fllermill (table l:. The comiplele tree-by-tree inventory si owing species, size, cond'tion, and cal er information is atta ailed to this repor. 71115 SJ 1Dunamuiallami,Beai�erti ri, DA 97107 E HIBIT F-9 Mond:003) 65 6-439! Ifax:tk113) 75 1-4863 LU 13-0064 227 Pad e 2 of 4 11.13'1 Maga at Wistlalll i ImaRe I2-4-.13 Waltee H.Alma)p&Asioaiate 3 LLC 'Baffle 1.Number of IA eel by spa aias, ]lle Village at Wa sl:lake. Common Name Boy ItniaaA Nc me AI Timm noble flu Abies nobi,lis I 2 bigleaf maple Aced macrophyllum 24 Japanese maple Acar palmatum j 2 sec alder t Anus rmbra I 1 69 European white bincb* Bate&pendula 17 f lba rt Corylus sp. I 6 English hawthorn* Crataegus monogyna I 26 fig Fictis cGrical :I Oregon ash Fraxinus latifolia I I holly* Ilex aquifolium 2 black wa lnud Juglans nigra I ]I laurel Lc crus nobilis I 3 magnolia Magnolia sp apple Maks aomestiaal I ] Norway spruce Picea aubles [ 1 ponderosa pine Pinus ponderosa I 1 Scots pine Pinus sylvestris 1 blacld cot onwood Populus trichocarpa I 1 9wu e l cherry* I Pannus avium I 11 plum I Prnnus cerasifera I 1 Douglas-fir I Pseudotsuga menziesii I 17 pear I Pyrus sp 1 6 Oregon whits oak I Quercus garryana I 6 fi-lit trees (various) I Aosoceae (var) I 24 Scow en's willow 15laulix scouleriana I 11 yew 12laxus sp. I 2 I weslernl redcedar I Thuja plicata I 41 To'al No. a 1 lnees: 271 I To'al No. Species or Groups: 27 *inva siva species - pileviously removed unc ell FI ermill Tree Rlemioiial Because tilt] a my rile develop:nenII all ti is tfmle is corustrudtion ofiloadi,uiilitfds and ra 1a to d infras tructui e, only :I 9 tra es will be ra moved. Of ti a se, five and in poou conc itioni or dead. Several tra e s mapped in constrc atf on areas and invaiiva 5rlecies tl a: ha va heady been uiemlovec 711/5 SRIDunimuir Lane,Bearvnrt i n, OR 91007 Rhona:(pia)6416.43419 Am(1103) 7411-4863 228 Pagan tfd I333 Pillage at fil'illak i AalRept I7-d3 i#uld■13 Knapp&Assaaiati i i,LAC Table 2. 'Breda to tk rE moved for aanstruclior.. 9urvt y Point# Common Name L o1Ianicaill Nama DBH Classification 1150 Seoulen'a willow Salix scouleriana 12 ni five 1152 bigleaf maple Actir macrophyllum 7 native 1151 Oregon vihiIt oak Quercus garryana 27 m live 1171 bigleaf maple Acer macrophyllum 14 native 1174 bigleaf maple 1 oar macrophyllum 18X2 native 1236 Scoull is willovi k lalir scouleriana 12 native _ 133 Scouler's willow Salix scouleriana 7 native 1240 Scouler's willow b,Iix aicouileniana 04X2 native 1330 w{std rn redo edar Thuja plicata 38 nal ive 1336 we std m redcedar Thuja plicata IS flatly( 1338 western redcedar Thuja plicata 18 native 1339 Saaulen'i willow - Salix scouleriana 16 nativt 1347 western redcedar J Thuja plicata 14 native 1348 western redeeda& Thuja plicata 10 native 1357 Ileouler's willow Salix scouleriana 12X7 native 1 542 filbert Corylus sp. 6 orchard I 1564 fruit tier Roaiaceae (var) 08X2 oachai d I 1594 English walnut Juglans nigra 18 and a,d C 1736 noble fir Abials nobilli: 23 native General Trdd Protection & Pres ervailia n Rleyluirrmen.l1 Ira( protection standards sill(aified Cit31 code 55.08.030 will be ibllowed. Th( se include: 1. Exa apt as ott erwisie determined by ti e City N anager, all 1equir(d tree Ara to a tion imam-as set forth it ti is section shall tl a ins l itul ed prior to any developmenl activities, inaluding, but not limited 110 clearing, gqading, excavation of dem('lit ion work, and shall be rlemoved only of lar a a mplet7 on of all aonstruation activit3l, inaluding landscaping and irrigation installation. 2. (Thain lint( farlairlg, a minirnmm of 6 feat tall with slael posts placed no ilarrtl ar than ten feel apar, shall ba ins rl ally d a l the edge of the tree pi of ectiori zone or dr 1lina, whish(ver is greater, and al the boundary oil any open spa a e tra a is or aansieni2tion easements tial abull the paned'being developed.Alo,le:Fencing mai foil be required Jon trees all fet t al t ful ithu r from constral ation. 3. Tie fencing shall be flu.ill with tie initial und'sturbed grade. 4. pltlpnoved siigris slia 1 ba attalc1led o the ahain fencing stating tial it side the standing ill a ti ee pi o actfan Zane,not to tla disturbed un ess prior appraval has beans obtained from tie Cit3 Manageii and anbonisll .for d e pro'eat. 7615 SIFVE un:maim llane,Beaverton, CR 11007 PA ane:1;5113 64d-4341 Fax:i50.-.1,1 147-44113 229 P,,ge4'[If l 1131 tillage at Wastlak.Art Reps 17—-LI Walte i H.Knapp&Aisacia a i,JLC 9. No constnctiorll actfvilN shall occuii within tie tree piolection zone, inch ding,but not limiilec 'lo dumping or storage of materials such as buildir g supplies', soil,wa ste hen's, or paildec vehicles on equipment. (I. Tie tract protection'zone shall remain free al chemlicall}I injurious materials al d liquic s swab as paints, thinners, cleaning solutions,petroleum pnoduc Is, and aonareie on dry wall excess, constn clian debris, or run-off. 7. Na a xa auatf a n,1i encii ing, ggadir g, root pruning or oth e11 actf vi l y shall occur within ti a tree protection'zone unless dint ed by an anborisl present on site and approved bM tI e Cit3 Managed. 8. Insp action. 95.08.040. The applicant shall not pi oceed with anyi constn glia n actf v'ty, exa ejt installation'of ei osion control miealunes,until the City has inspected and appnovud the installation of the required ti ee protaclian measures al d a building an dloi grading permit Has bean issued by the City. 9. Additional F rot ea tion Measures. llrior to con stn ctf on a z curling ggadir g or otli er sila activities, it is Iildel}I ti at the need ibr additional pralea lion measures will be identified. On-site coordination batwaan the c eveloper, coati actor, and pnojacI arborist will help to ensuwlu that potential pi oblems aru identified in advance and mj ligated where possible. 'lumlmary Of the 275 ti ees inventoried on The Village at Westlake situ, H will be neniovec fon constn ctfon oil raads, utilities and relalec infrastrr ature. hlvasive species have alt eadm been real a ve d un den p ermitl. St andaz c tree pilot ectf or(ma amw les sp ecif If d by ti e Cit3 of I ake Oswu ga will be followec c uring construation. ,'� ,` • ,, W'a'ter H. Knapp Ckr ified'lot esti y SAF 4011 Ck r ified Ai baraat,ISA IIN-0411 .4 Encloswle: Tree It merslory 16.,13 1 WDeinsmo ir.Lt ne,Iaeaverten,OR 111007 4iha ne:11501,1 0146-4349 1a.3:(303) 741-48W 230 uer_l*er H. Krt &Asspciatec, LLC cage 1 of 7 Copy of 1///village at urnEllnkn T.eeIn ntory 12-4-13.x1sx Svy Pt Tree Remove- = Tag f Common Name Botanical Name "'"1 ( C-Rad2 I Classification Comments I Const. 821 11821Oregon ash Fraxinus latifolia 101 141native 'LEAN-EXCESSIVE l . 826 !Oregon ash Fraxinus latifolia 61 'native 1No limiting conditions identified 1 827 11721Oregon ash Fraxinus latifolia 12X31 19lnative 1No limiting conditions identified 1 828 1 1711Oregon ash Fraxinus latifolia 06X2'] 15lnative 1No limiting conditions identified 1 829 11701Oregon ash Fraxinus latifolia 121 17lnative 1No limiting conditions identified i 1080 11681red alder Alnus rubra 161 (native 'Decay-extensive,broken top l 1082 11671sweet cherry Prunus avium 71 !invasive 1 1 1083 11661red alder 1Alnus rubra 151 161native 'Decay-extensive 1 1085 11651sweet cherry !Prunus,,.a.—= 181 17linvasive 1 problem species near development/weak wood,subject to 1089 1153Iblack cottonwood IPopulus trichocarpa 28 19native failure 1 not! 1152'western redcedar !Thula plicatai 1 14 131native No limiting conditions identified 10931 11421red alder lAlnus--•L--- l 18 20lnative Decay-extensive i 10951 1 1511red alder lAlnus rubra 1 16 121native Short lived species at pathological age limit i 10961 11541bigleaf mapleAcer macrophyllum 1 l 13 15lnative No limiting conditions identified i 10971 !English hawthorn 1Crataegus monogyna l 6 !invasive 1 1098 !English hawthorn 1Crataegus monogyna 1 6 101invasive 1 1099 1161!western redcedar !Thuja plicata l 6 121native No limiting conditions identified j 1100 11601western redcedar !Thuja plicata 13 131native No limiting conditions identified, 1162 in field 1 1101 11591western redcedar !Thula plicata 11 141native No limiting conditions identified j 1 102 !western redcedar l Thuja plicata 1 16 161native No limiting conditions identified 1103 !sweet cherry !Prunus avium l 13 151invasive Decay-extensive 1 1113 11691bigleaf maple !Acer macrophyllum 1 12 201native No limiting conditions identified 1114 11741bigleaf maple lAcer macrophyllum 1 7 131native 1114 11741English hawthorn 1Crataegus monogyna 7 13linvasive 1115 11731bigleaf maple 1Acer macrophyllum l 10 141native No limiting conditions identified i 1116 11641bigleaf maple Acer macrophyllum l 16 151native No limiting conditions identified 1 1117 11631bigleaf maple !Acer macrophyllum ! 8 191native No limiting conditions identified i 1120 !red alder 1Alnus rubra 13 131native Decay-extensive I 1111 1 1561bigleaf maple !Acer macrophyllum 1 10 1 6lnative No limiting conditions identified i 1122 Ibigleaf maple lAcer macrophyllum 1 8 !native No limiting conditions identified i 1123 11551bigleaf maple !Acer macrophyllum 1 8 161native No limiting conditions identified 1124 1157 bigleaf maple Acer macrophyllum 1 14 181native No limiting conditions identified 1125 1150 English hawthorn 1Crataegus monogyna 1 11 121invasive 1 1126 1158 red alder lAlnus rubra 1 18 171native Short lived species at pathological age limit i ® 1196 red alder 1Alnus rubra 14 131native Short lived species a*pathological age limit 1 1129 11951red alder lAlnus rubra 1 101 111native Short lived species ±pathological age limit 1 11301 11221red alder lAlnus rubra 1 161 131native l 'Short lived species at pathological age limit 11711 11891red alder 1Alnus.-.,x-•-. i 141 111 native !Short lived species at pathological age limit 1 11321 11851pear 1Pyrus sp. 1 81 8lorchard lUnmaintained,poor condition i 11331 11841pear IPyrus sp. l 61 9lorchard lUnmaintained,poor condition Walter H. Kr, & Ac.^_ciates. LLC page 7 of 7 Copv of 1333 Village at WestlaIe Treelao. -t ry 12-4-13.xlsx N N Svy Pt i T-_ Remove- # 'Tag# Common Name Botanical Name DBHI� C-Rade Classification Comments Coast. 1135 pear Pyrus sp. '01 orchard Unmaintained,poor condition 1136 "77 red alder Alnus rubra 141 native Short lived species at pathological age limit,dead 1137 1178{bigleaf maple Acer macrophyllum 71 15 native No limiting conditions identified 1138 11791bigleaf maple Acer macrophyllum 101 12 native Decay-extensive 1 11391 1180 Scots pine Pinus sylvestris 15 11{ornamental "401 1181 bigleaf maple Acer macrophyllum 14 191native No limiting conditions identified 1141 1175 Norway spruce Picea abies 17 11{ornamental 1 1145 Scouler's willow Salix scouleriana I 5 3 invasive 1 1146 "76{English hawthorn Crataegus monogyna 6 5 invasive 1146 11761Scouler's willow Salix scouleriana 6 5 native 1150 {Scouler's willow Salix scouleriana 12 !native Decay-extensive LEAN X 1152 12041bigleaf maple lAcer macrophyllum 7 {native No limiting conditions identified v. 1153 1203'Oregon white oak Quercus garryana 27 141native No limiting conditions identified X "55 12051English hawthorn Crataegus monogyna 07X2 11{invasive 1159 1246'English hawthorn Crataegus monogyna 6 {invasive 1 1 1160 12471English hawthorn Crataegus monogyna 8 (invasive l 1 1163 12451Englishhawthorn Crataegus monogyna 06X3 {invasive 1 1 1165 1248 Oregon white oak Quercus garryana 6 6jnative {OVERTOPPED 1 11691 English hawthorn Crataegus monogyna 1 5 !invasive 1169 Japanese maple Acer palmatum 5 !ornamental 1172 12061European white birch Betula pendula 14X2 {invasive same*92 1206-1207 1172 12071bigleaf maple Acer macrophyllum 14X2 23linvasive same tree 1206-1207 1173 1202112kleaf maple Acer macrophyllum 14 171native No limiting conditions identified X 1174 1,01 bigleaf maple Acer macrophyllum 18X2 191native No limiting conditions identified X 1175 bigleaf maple Acer macrophyllum 18 201native No limiting conditions identified 1177 1249 Douglas-fir Pseudotsuga menziesii 40 18 native No limiting conditions identified 1178 1250IOregon white oak Quercus garryana 14 16 native CUTBANK 4'FROM BASE;ROOTS RESTRICTED 1 1 1179 1251 Douglas-fir Pseudotsuga menziesii I 36 18 native No limiting conditions identified 11841 1252 Douglas-fir Pseudotsuga menziesii 1 44 18 native No limiting conditions identified 11851 1253 Douglas-fir Pseudotsuga menziesii 1 19 18 native No limiting conditions identified 11861 1254 Douglas-fir Pseudotsuga menziesii I 37 181native No limiting conditions identified 11901 1261 English hawthorn Crataegus monogyna j 08X2 !invasive 1191 English hawthorn Crataegus monogyna 06X2 {invasive 1192 !English hawthorn l Crataegus monogyna 05X2 {invasive '194 12601Oregon white oak 9uercus garryana 18 18lnative No limiting conditions identified 1197 12S91Oregon white oak Quercus garryana 16 12lnative OVERTOPPED 12011 12571Oregon white oak Quercus garryana I 29 30lnative No limiting conditions identified 12021 12581English,hawthorn Crataegus monogyna I 08X4 !invasive 12051 12551Douglas-fir Pseudotsuga menziesii 1 44 18lnative No limiting conditions identified 12061 12561Douglas-fir Pseudotsuga-2,-_„-:; 1 461 18lnative No limiting conditions identified ''''71 12391European white birch !Betula pendula I 12X31 !invasive Walter H. Kr &A«_yiatee. "C 112ae 3 of 7 ropy^f'"'ui'_IaEe at Westlake Treelnventory 17-a-1 R.xlsx Svy Pt Tree IRemove- # Tag# Common..r Botanical Name DBH' C-Rad2 Classification Comments Const. 1220 1243IEnglish hawthorn Crataegus monogyna j 10X3 invasive 1221 1244IEnglish hawthorn Crataegus monogyna I 08X4 invasive 1227 'European white birch Betula pendula ( 12 invasive 1228 'English hawthorn Crataegus monogyna j 10X3 invasive 1230 'English hawthorn Crataegus monogyna 6 invasive 1231 1198IEnglish hawthorn Crataegus monogyna 7 invasive 1232 1187IScouler'swillow Salix scouleriana 16 native FALLEN 1236 1192'Scouler's willow Salix scouleriana 12 native No limiting conditions identified i X 1238 IScouler's willow Salix scouleriana 5 native No limiting conditions identified '239 1193 I Scouler's willow 'Salix scouleriana 7 native No limiting conditions identified 1 X 1240 IScouler's willow 1Salix scouleriana 04X2 native No limiting conditions identified j v 1246 !English hawthorn I Crataegus monogyna 04X6 invasive 1246 ]Japanese maple 'Acer palmatum 04X6 ornamental 1248 'English hawthorn 1266 1228lEuropean white birch 1267 1230lEuropean white birch ICrataegus monogyna 10 invasive IBetula pendula ' 14 15 invasive IBetula pendula 12 invasive 1268 12291European•=.1,iL-birch 1270 1226Ired alder 1271 'English hawthorn Betula pendula 10 invasive lAlnus rubra 14 native Decay-extensive 'Crataegus monogyna 06X3 invasive 1272 1225Ired alder 'Amus rubra 12 native Decay extensive 1273 1224Ired alder lAlnus rubra 16 native Decay-extensive 1274 1231 Ired alder IAlnus rubra 11 native Short lived species a+pathological age limit 1275 12231English hawthorn 'Crataegus monogyna 11 invasive 1275 1223!pear lPyrus sp 11 10 orchard Unmaintained,poor condition 1276 12221 red alder IAlnus rubra 14X2 native Short lived species a*pathological age limit 1277 1221Ired alder. Alnus rubra 16 native Short lived species at pathological age limit 1282 1209IEuropean white birch Betula pendula ' 10X2 invasive 1283 1208lEuropean white!,i-='- Betula pendula 1 14 !invasive 1285 1220Ired.2'-'-- Alnus rubra ' 24 'native Short lived species at pathological age'i-*- 1292 IScouler's willow Salix scouleriana I 05X2 'native No limiting conditions identified 1293 1194Ired alder Alnus rubra ' 14 'native Short lived species at pathological age limit 1295 11321 sweet cherry Prunus....'••— ' 13 '4'invasive 1296 113'Ibay laurel Laurus nobilis ' 8 'ornamental 1297 1133Isweet cherry !Prunus avium ' 6 7linvasive 1298 1134jsweet cherry 'Prunus avium 1 " Iinvasive 1299 1130jsweet cherry 'Prunus avium 7 Iinvasive 1300 1129IDouglas-fir IPseudotsuga menziesii ' 16 12lnative No limiting conditions identified 1301 1148Ired alder lAlnus rubra ! 16X2 !native Broken top 1302 1147Ired alder IAlnus rubra j 13 !native Short lived species at pathological age limit ' 1303 1'46'western redcedar 'Thula plicata ' "' 'native No limiting conditions identified 1304 1144Iwestern redcedar 'Thula plicata I 131 'native No limiting conditions identified w Waltar H. Kr & ere_siates. 'LC Page 4 of 7 Cony of 1333 Village at Westlake Treelnven±ory 1'1-^-,2..,I t`. cvv NI TreeI Remove- # Tag#'Common*To*T= 'Botanical Name DBH' C-Rad2 Classification I Comments Cons+. 1305 11451western redcedar 'Thuja plicata 6 native 'No limiting conditions identified E 307 1141 Iwestern redcedar !Thuja plicata 33 18 native 1No limiting conditions identified I 1308 11401western redcedar !Thuja plicata 14 12 native INo limiting conditions identified i 1309 1139IEnlish hawthorn I Crataegus monogyna 04X2 10 invasive I i 1310 11491red alder 1Alnus rubra 7 native !Short lived species at pathological age limit i 1 1138'western redcedar IThuja plicata 7 11 native 1No limiting conditions identified I 1312 1137Iwestern redcedar I Thuja plicata 101 10 native No limiting conditions identified i 1313 1124'western redcedar I Thula plicata 16 12 native No limiting conditions identified 1314 1123Ired a1A. fAlnus rubra 12 11 native Decay-extensive 1315 11221red alder IAlnus rubra 13 13 native Decay 1318 11261 western redcedar 1Thuja plicata 14 native No limiting conditions identified ] 1319 1 136lwestern redcedar !Thuja plicata 16 native No limiting conditions identified I 1320 1135Ired alder Minus rubra 1 14 native Short lived species at pathological age limit 1311 11271bay laurel (Laurus nobilis 10X2 ornamental 1322 11251red alder IAlnus rubra 13 12 native Short lived species at pathological age limit 1324 11971 European white birch I Betula pendula 1 14 10 invasive 1329 12191European white birch 'Betula pendula 1 26 invasive 1330 1218Iwestern redcedar 'Thuja plicata I 38 native No limiting conditions identified I X 1334 Iwestern redcedar IThuja plicata j 5 native No limiting conditions identified I 1336 1217Iwestern-_a==a^- 'Thuja plicata 1 19 native No limiting conditions identified I X 1337 1filbert 'Corylus sp. I 6 orchard Unmaintained,poor condition I 1338 12161western redcedar 'Thuja plicata ' 18 native No limiting conditions identified i V 1339 1215IScouler's willow 'Salix scouleriana 1 16 native No limiting conditions identified i X 1340 'English holly 11lex aquifolium I 5 invasive i 1340 Ipear IPyrus sp 5 orchard Unmaintained,poor condition i 12 A 1 11141western redcedar IThula plicata ' 14 9 native No limiting conditions identified i 1342 1113'western redcedar (Thuja plicata 1 15 10 native No limiting conditions identified I 1344 1112Iwestern redcedar I Thuja plicata I 16 12 native No limiting conditions identified 1 1345 11111 sweet cherry I Prunus avium 1 13 14 invasive i 1346 11091 western redcedar IThuja plicata j 14 9 native No limiting conditions identified 1347 111 OIwesternxedcedar 'Thuja plicata 1 14 13 native No limiting conditions identified Y 1348 1116Iwestern redcedar 1Thuja plicata 1 10 9 native No limiting conditions identified l X 1349 1117f western redcedar 'Thuja plicata I 16 native No limiting conditions identified i 1350 1118'western redcedar IThula plicata I 22 11 native No limiting conditions identified i 1353 1119Ired alder jAlnus rubra 16 16 native Decay-extensive i 1354 201western redcedar IThuja plicata 1 18 17 native No limiting conditions identified I 1356 11201western redcedar I Thuja plicata I 18 10 native No limiting conditions identified I 1357 1128IScouler's willow (Salix scouleriana I 12X7 18lnative INo limiting conditions identified 1 X 1369 1108Iwestern redcedar 'Thuja plicata I 12 10lnative INo limiting conditions identified I 1370 1105'western redcedar 'Thuja plicata I 16 l31native 1No limiting conditions identified I 1371 11061western redcedar 'Thuja plicata I 10 181 native INo limiting conditions identified "2I•ec U. Kn '&Associates. LLC Pages of 7 Copv of 1311 Village at vdestla(e Treela‘•_^tcry 1' "-13.xlsx Svy Pt Tree Remove- Tag+, Common Name Botanical Name nuu' C-Rad Classification ) co,rm—+� Cons+. 1372 1107(western redcedar Thuja plicata 5 12 native (No limiting conditions identified • 1380 1095Iwestern redcedar Thuja plicata 25 19 native (No limiting conditions identified • 1381 10941red alder Alnus rubra 24 native (DEAD • 1383 1093Iwestem redcedar Thuja plicata 15 12 native No limiting conditions identified • 1384 1092(red alder Alnus rubra 17 28 native (Short lived species at pathological age limit • 1385 1100(western redcedarThuja plicata 22 12 native INo limiting conditions identified • 1386 1099(red alder 'Alnus rubra 17 11 native (Decay-extensive • 1387 1098(western redcedar Thuja plicata '1 native INo limiting conditions identified • 1388 10961westem redcedar Thula plicata 13 12 native No limiting conditions identified 1389 1097(western redcedar Thula plicata 12 10 native No limiting conditions identified 1390 1101(western redcedar Thula plicata 13 10 native No limiting conditions identified '1°' "15(pear Pyrus sp. 08X3 6 orchard Unmaintained,poor condition,isolated 1534 1001(Douglas-fir Pseudotsuga menziesii 32 22 native No limiting conditions identified 1535 1002(Douglas-fir Pseudotsuga menziesii 18 16 native No limiting conditions identified 1536 . 1003IDouglas-fir }Pseudotsuga menziesii 24 20 native No limiting conditions identified • '537 1004(Douglas-fir [Pseudotsuga.,. 17 22 native No limiting conditions identified • 1538 1005(Douglas-fir (Pseudotsuga menziesii 33 22 native No limiting conditions identified • 1539 1006(bigleaf maple (Acer macrophyllum 7 native No limiting conditions identified • 1540 1007(bigleaf maple Acer macrophyllum . ( 6 native No limiting conditions identified • 15 A 1 10081bigleaf maple - Acer macrophyllum 10 - native Decay-extensive ' 1542 1021(filbert (Corylus sp. 6 orchard Unma•ntained,poor condition v 1544 1010(Douglas-fir 1Pseudotsuga menziesii 44 22 native No limiting conditions identified 1545 1009(Douglas-fir (Pseudotsuga menziesii 36 native No limiting conditions identified 1553 1023(English holly [Ilex aquifolium 1 Q invasive . Photos:0631/0632 1554 10241magnolia [Magnolia sp 06X5 ornamental 1559 1026Isweet cherry [Prunus avium 11 invasive 1561 1015(European white birch (Betula pendula 26 invasive Photos:0629/0630 1564 1014Ifruit+-22 (Rosaceae (var) 08X2 orchard Unmaintained,poor condition ` X 1570 1027(European white birch (Betula pendula I 18 invasive 1573 1030(common fig (Ficus--^r'-^ 10X3 ornamental 1574 1029(European white birch 1Betula pendula 19 invasive 1 576 1031(bay laurel (Laurus nobilis 06X2 ornamental 1577 1028Iyew (Taxus sp. ( 111 ornamental 1578 (yew ITaxus sp. I 61 ornamental 1579 1032Ifruit tree (Rosaceae (var) 08X31 orchard Unmaintained,poor condition 1580 (fruit tree (Rosaceae (var) I 04X31 orchard (Unmaintained,poor condition 1582 ( t'--E.e lRosaceae (var) I 08X2( orchard IUnrnaintained,poor condition 1583 1034(fruit tree +Rosaceae (var) [ 08X2( orchard (Unmaintained,poor condition 1588 (sweet cherry (Prunus--4-•m I 6( invasive ( 1590 (fruit treevarRosaceae N (var) ( 06X41 orchard (Unmaintained,poor condition 1591 (fruit tree . (Rosaceae (var) 10X2[ orchard (Unmaintained,poor condition Wa(t r W. 1f''' &Associates. LLC Page F of 7 �^', Cony of 1333 Village at Westlave Treelnv-n±n I1-"-'3.Asx o' Svy Pr Tree I nun e,,,a,.e_ Tag# Common Name Botanical Name n ' C-Rade Classification 1.--,,,,,,,-„,,±EI Const. 1594 1020(English walnut Juglans nigra 18 orchard DEAD I X 1607 (sweet cherry Prunus avium 20X2 invasive 1611 1019(swect cherry Rosaceae (var) 14X2 orchard Unmaintained,poor condition s 1 1624 1069 bigleaf maple Acer macrophyllum 18 native No limiting conditions identified j 1630 1061(red alder Alnus rubra 15 native Short lived species at pathological age limit j 1631 10601red alder Alnus rubra 8 native Short lived species at pathological age limit 1632 1058(red alder Alnus rubra ( 10X2 native Short lived species•t pathological age limit 1633 1059(red alder Alnus rubra ( 11 native Short lived species at pathological age limit 1634 1063(European white birch Betula pendula 6 invasive 1635 (red alder Alnus rubra 10X2 native Short lived species at pathological age limit 1636 1067(red alder Alnus rubra 16 native Short lived species 2+pathological age limit ( • 1637 1064(red alder Alnus rubra 5 native Short lived species at pathological age limit ( • 1638 1065(European white birch Betula pendula 8 invasive 1639 1066(European white birch Betula pendula 6 invasive 1640 (red alder Alnus rubra 15 native Short lived species 2±pathological age limit j 1642 (fruit tree Rosaceae (var) 11 orchard Unmaintained,poor condition l 1643 1018(fruit tree Rosaceae (var) 06X2 orchard Unmaintained,poor condition i 1649 1054(European whiteb=-^'' Betula pendula 13 17 invasive k 1650 1053(red n'.-12r (Alnus rubra 12 11 native Short lived species at pathological age limit 1 1451 1052(red alder Alnus rubra 6 12 native Short lived species 2±pathological age limit 1 1652 1051(red alder Alnus rubra ( 12 8 native (Short lived species at pathological age limit 1655 (filbert Corylus sp. ( 04X8 orchard (Unmaintained,poor condition 1657 1049(filbert Corylus sp. ( 05X10 (orchard Unmaintained,poor condition 1658 (filbert Corylus sp. ( 04X4 (orchard Unmaintained,poor condition 1659 (filbert Corylus sp. ( 04X6 (orchard Unmaintained,poor condition 1662 1048(bigleaf maple Acer macrophyllum ( 38 (native Decay-extensive 1665 1012(Douglas-fir Pseudotsuga menziesii ( 40 23(native No limiting conditions identified '676 (western redcedar Thuja plicata ( 28 13(native No limiting conditions identified 1677 1056(rcd alder (Alnus rubra 28 (native Short lived species at pathological age limit 1678 1055(Douglas-fir IPseudotsuga menziesii 26 (native LEAN-EXCESSIVE 1679 1072(red alder (Alnus rubra ( 18 22(native Short lived species at pathological age limit 1680 1073(red alder (Alnus rubra ( 19 23(native (Short lived species 2±pathological age limit 1681 1074(red alder (Alnus rubra ( 231 23(native (Short lived species at pathological age limit 1682 1075(red alder (Alnus rubra ( 141 19(native (Short lived species a+pathological age limit 1683 1076(red alder Alnus rubra ( 22X21 11(native (Short lived species at pathological age limit 1684 1077(red alder (Alnus rubra ( 211 18(native (Short lived species at pathological age limit 1687 1078(red alder (Alnus rubra ( 191 20(native (Short lived species at pathological age limit ( 1688 1079(red alder (Alnus- - 12 ( • ( ( 7(native (Short lived species at pathological age limit 1689 (red alder (Alnus rubra 181 17(native (Short lived species at pathological age limit ( 1690 Ired alder (Alnus rubra j 181 18(native (Short lived species at pathological age limit ( 16911 (red alder (Alnus rubra ( 181 (native (Short lived species a±pathological age limit ( Walter H. Kn & AecricE__t_e. C ,! g2go 7 4 7 rapt/Cd 1'33 uillaee at Westlake Treelnventory 1.7-a-1 q.xisx Svy Pt Tree I Remove- # Tag# Conunon Name Botanical Name DBI-1'' r'-1?''12 Classification Comments ro„„+ 1692 red alder Alnus rubra 14 native Short lived species at pathological age limit 1693 red alder - Alnus rubra 16 native Short lived species at pathological age limit I 1694 red alder Alnus rubra 10 native Short 1.1`'2A species at pathological age limit I 1695 red alder Alnus rubra 18X2 native Short lived species at pathological age limit i 1696 red alder Alnus rubra 18 native Short lived species at pathological age limit I 1697 red alder Alnus rubra 28 native Short lived species at pathological age limit ! 1698 English hawthorn Crataegus monogyna 08X5 invasive 1699 1238 English hawthorn Crataegus monogyna 08X2 invasive 1700 1733 red alder Alnus rubra 18 native Short lived species at pathological age limit 1701 1234 red alder Alnus rubra 17 native Short lived species at pathological age 1"—'t 1702 1235 red alder Alnus rubra 18 native I Short lived species at pathological age limit 1703 1232 red alder Alnus rubra 22 native Short lived species at pathological age limit 1704 1212 red alder Alnus rubra 14 native Short lived species at pathological age limit 1705 1083 red alder Alnus rubra 18 native Decay-extensive 1706 1084 red alder Alnus rubra 1 14 native Short lived species at pathological age limit 1707 1085 red alder Alnus rubra 1 16 native Short lived species at pathological age limit 1708 1086 bigleaf maple Acer macrophyllum 26 native No limiting conditions identified 1709 red alder Alnus rubra I 17 native Short lived species at pathological age limit 1710 1087 red alder Alnus rubra 15 native e►,o.«lived species at pathological age limit 1724 1037lpissard plum Prunus cerasifera 1 12 orchard Unmaintained,poor condition 1725 1035Ifruit tree Rosaceae (var) 10X2 orchard Unmaintained,poor condition 1726 1036Ifruit tree Rosaceae (var) I 08X2 orchard Unmaintained,poor condition 1727 1038Iapple Malus domestica 08X3 orchard Unmaintained,poor condition 1730 1039Ifruit'=-e Rosaceae (var) 12X2 orchard Unmaintained,poor condition 1731 1040Ifruit tree Rosaceae (var) 16 orchard Unmaintained,poor condition 1732 1042Ifruit tree Rosaceae (var) 10 orchard Unmaintained,poor condition 1733 1041(ponderosa pine Pinus ponderosa 28 ornamental 1734 10441noble fir Abies nobilis 26 native VERY POOR CONDITION 1735 Ifruit tr Rosaceae (var) 6 orchard ,Unmaintained,poor condition 1736 1045Inoble fir Abies nobilis �? native VERY POOR CONDITION l X 'DBH is tree diameter measured at 4.5-feet above*�P ground level, inches I , 2C-Rad is the average crown radius „re�1_feet I I N w -.1 W altali H. 1I napp SI Aasocialea , t t C Cc A sa hand"in AM oniauilhl 1e,Silvidultuia,tint!It A est ELLdogy MEIMORANDIIM DA ITR: March 1, 201 J 7d: M all Ilewii (jClandno) IIIROM: lodd Pra gen,AICD, ISA Cortifled Arborist No. WH-6723A i. RE: Thee Pnoteetion to] 1r(t 1257 at T he Pest rvt at Westlak e, Dake Clswago 1 his repot docurnanIs that it is possible to adequately piotect tree 12171 hien the proposed building on`ielope fon lot 14. Hackgnound Cln Jlanua ry]9, 2014, 1 `iisited lot 14 ail Tl e Raserv( at Westlak e, Hake Cl.we go. Tl e purpmos a of my visit was to evaluate whether ti es 1211, a 29•inch DEW Oregon white a a k i I�f uea�cuei glaavyana] clan be adequatt ly protected givers the pnoposed t uilding envelope 1bn the lat. is Hxhibit A is tl a imposed grading plan foi Ii a sut It in eludes the actual canopy dim(ns ions oiltret 1257 in relalion to the pnoposed building envelalit far lot PI. Hxhil it H shows the `iert'eal s truetune a II the trot's canopy. Fon i he purpos(s otl this analysis, it is assumed the 1 a use to ba buil I on lot 14 will fill the entire building envelope. E is cus Sion As shown in Exhibit A, most a it the net'1 canopy is oriented away from the imposed building envelope. However, the envelope does encnoae t into a ppra?sins a to ly half of the di ipline on the south side of the ti ee. Elxhibnl B demonstrates that this urine achment may require the remolial oil a 6-inch of 10-inch saaffa hl t ranch dell a nding on the h( igt t a lithe building a t the ed8 e of the envelope. Wan with these impacts, it is possible ta adequately pra tea tree 1257.the 6-inch a r 10-inct sea ffold may be pruned to aacommodatt the building line, but fra rn a trt e heallt per spt ctive it would be fine finial la not to cul the 14-incl scaffold. Ne`itrtht It ss, Oregon white oaks ane good comparlmentathiei s and can rapidly pow waund-wood in response to eithen pruning<.cunan a ta isolate the pruning soar making inti oduce(I decay a 1 l t e pruning site unlike h I.How(`sen, l he punning decision sha uld be deferuied until the specific building footprint is known.AI qualified tree sen sae should be ca n traeted to do pruning, with input fra n th( pra.jact arborist. Regal ding raa I impacts, it is possible to distunb the tree's root system to aonstruct the building foundation while adequately pi o l eel ing the tneu. The p ro je a l alit a nils will need ta 1 e on site dwiing excavation beneath the canopy(Ipeu City of Dake Oswego wade to ensure raol impacts ai t minimized. If significant roots are en(Iounilend duiing excavation,the pnojeeI arborist may Mil SW Iliumtill Le ne,Ileaiienan,CIA 110117 I hand:ivy)d4614141 I Tian I II03) 1414/161 EXHIBIT F.I O LU 13-0064 239 17.13-11e A eserr a at Westlake-Arl mist Nem 1k r 7 reg 1191 Walt.r H.Knapp&Assa•ui.tes,111C Hai el if] determine that Hoots aan be seva rad with insignificant impacts a t1 tnea health and stability, oii a building faatllnint that minimizes Hoot distunbanaes may need ta t e utili�ied. Conclusion It is possible 10 adequately potent tnea 1257 given the llnolla sed 1 uilding en`ielope for let 14. A 6-in e h or 1 I-ina l scaffold bnana l may net d to be i removed to a ccommodate 11 a building line and some noots may be dislurl ed 110 construct the building foundation. Onega n white oaks awl good companmenializers, and twee 1257 will Rapidly glow wound-wood to isolate 1he pluming scar in response to eithen pruning scenario. The pnojeat art anist will la on silo during excavation beneatl toe( 1257's canopy ta a`leosea any gutting oil Hoots ot110 data rmine tt a I a building floa til pint ilhal minimizes ra a I cli<.1u.banaes Should be utilized. Plaasa contact us if you have questions, conaanis, on need any additional information. Tlacld Prager,AICIE Todc Prlugar&Assaciatas, LLC 4944 Caiit jtad i In mist, GAIE-61234 11914 Torn RI.kA,isa.i,imantQiialltnd Exhibit A: Propa sed ClnE ding Plan with 1 rue 1257 Dim(n ions Exhibit B: Phoka of\er ical Stnuctuse of Tnea 1257'9 Cat a 1131 3 III. SW Dt naiad.,Lane,Set van any G R1170107 Phare:0703) 1141 I-aL3s19 Fax:(5413) 141-446.1 240 „– ...* N -____...,_v_ ...\.-IR,,...--.1,..Iii.I,-L--a',-.,..."""-•.-,-t;.-riitg t._-...1'',,,1..'.-15.5-l'-a-im-.r.-p.-r-o..";.'-'=.2,r..i..1:01O.7..1U;.7,S_.1, -I. ' , 7_7,,,',_,,,,,,.',t _ 7, ,r__r•_ ---72 1.-......". ..m1.0..0om0.s.moo./.0n.0w..r.g.rruo.00 0 EXhibi A 1! -T - - ri _ .= . 1 w .ii , 1 / / i --• , 1iil7 ' --- _ - - 1....... •MAPPEMEE. ,rf ------ r I is 1 - '... . 12 II., 1..........1. 1 0 1 g I - . 4 j ' l' ,• L ._ I/ „,.. ,,,,, / I A1 k11 1.11.1-: i j I "''''' a• •....11.1 CAM. ;0 I it 1• "';'-_1'.1--1----ir-C ' ------- .45 -. :---- =-'-'11D / .' ' . 1...,.,.-,-,- - 1111;4, ,,,,,,,,,.-/ il. -,1 * I ____ m 1 ,, • , ! ! I //I / . '1\ \i . 4 i r• ; 17 '1 16 '` 11 , ;' . / , ' ,,,, 1100040.41110•0F 001.0'01.00n. i • •'-' ' 'r j ' ...... i 1".1..._, -4•(-.4-,,- ' - f la:iiit . • _ . INA •gr.r..4.= .., ..........,,A IN - -r•-• z, MIIECIUM 1 ,1.\ -1 ' I I. \11 \ -___-_-__ ......1.1. ff•VOIBIlfira _ INECON •••• (*Apse, , _ . ''''” __.- J 1,1 1 _ _,:4, L t VA, -- ,- lia........ - CIEEFECCINT., .. . ,_. _•......•.., ,.M•,.• 4,0..... ,- T..... ItiVilt ti,N4MANIX Mik--;--... .., i 1 -,-,--..._./ ..., ,,, , • I t 1.1....{Ai,•0 4•,,i 1 - ,, _..__ ,----10000Oras 1 .,0 , .,4:4,.....n.„ .i, ,,,..4,..7;,:,;•,,o.i ,,,,V )k ..\,,v; elle, ''''‘. 4,1....'.Wt....'PE'...-. :- • 4, ' ', ,f 0,...,1,A N - - ....44.4, \I, 11-:.\:,,,,N niii.' 1 . t l_i. _----J ..fote,o...t4,,,A, ' vit:t4tA4.. 1,.2%, * N No 9 ::..-.-.4;;;:iti:VS34:::<$.44% , 44:A.,.. ......N „.-t, I 1 1 . L•.] . •000010.000•00001000era •1.4.4......M. • •*4..1 4.1 4:4 ilt•444 ' :0 4:4”•1 4 C1'i'k''''‘‘01‘\‘: ..'41 I I'' .Bal........M. ..i 1-•-161 . I:'- i I I•'-)-'1 r;.Itli::::;:t411::1+4:K044tXn 7440.•' '•" 0 kti.ifEl,A, X%'1 I i 9 .000.101.010101101.110 .---1 I ---..!'"/44.Ei 4 4•104.41•4 It 4,44:44,4.-4•4••••4k.*,,,,,I EtTe:to 00... i 441.4 4.!0.1.,to:...4;.. „.74 t.. n.„,,,,,,. ,..,..,...,. 4 „ i RI .ovrEnc.04.0* -1: 4 V.414.41 4 6....4:.:**.44.....4 1 4'44 11.+.:***1-4.4%1 ) "4.44..ev......****,t4t ver.4 4/ te.o..-,,,,tt,41,,te,,, •\ • , , .6. _wrcmurnaVAIT 0 C0000000400 t •-e"-a..-.."- irrtk, '9 C EMMEMEIMPACEME 11FAIMICREDISAT il nama Ites.ta L.. I / i CI •1....1 11„--F , i ,,,... __ . / c. ED LLi lai ..M' •1.1.1149...WE LL wl I 5 #.....ILa....-• . ...n...--.;7.7.•lin g " -=4.1-.- -- • • • Emma mew.rim CC 1. III CL I- --,--E---: :.E;_ . • - .... ,..t. I•'' ....... ‘13 E. I .-: _. 1...•• 1. I EM LU -1.1- -Wil•--', i -1 .171.1.14.0.1 Lai ,-m .,,==,,, k I. W7IFRAL faltreffife IMEFC ii,_. ' sr air 9 1 I APIMEMEMo al..194 CE.D.I....... ur.....mgmlors,raerousow... ...3 (f) =-""‘- tm __ n. -,-.09400001 N0 ----a 00041.1 ........tirm...0.1.41.4.1.01.la .............IMEVALEM.0.414 (.4i Z ill •Ct > m _- 4 EIGEMMEAL.0.1.1.041.1314%13.... . a •- .7A A-.-••••••• . All..............a...... Z 11:t Cl• ii 0 Ili • • 11 rr! ill s: s a k kk VI 0 t WI ...MEAS. 5 w ± 1 CDWZI n•03 a•le .-111 1,-.3 Age •••••• a-pm ...• Z cc MEADOW CREEK CT.PROFILE STREET A PROFILE 0 I- la12_SCALE 1•40 WAIL SCALE 4'a kV LLI U) YEW=me r•EV VENT-CAU 1'. -, 0 i.• 5. • PP', ••••'-..... vmae-in a.d Allihs .....• pa. 11, r•ar.,••• ald.r..• GRADWG mr XI E. ar PLAN 0 0 N N qv t :14,11-1?)._; -iM t� .t , _ti itar �� , . r Fi . �Av, 11 . . w� , - 0' iitio!%"f ` , ; .�!lt a �1 .k ^�R "t • 44,....... Y , err sy .4 \ 1fi"! .,hq t•. . j � fid` r� , t. iiir ILO lie aiat .4yf '1.40 .. • , • w • ��°� ' '� *Alt,: ,44'4, Ili T ••t '. ,, 41 ;� •. - -FSS • +' j ��^'r .. Vi 4• Yt`q � 'k� .0 . a . `41041111 0 �. . T OK t s a W F!R/i - - •-✓..., f rt.. R 'mac mr„ • " y .1 2 • j urr ill %.- : - ., 2. lir ~ yy.�-� !r Ilk *. 9y;a _ � •It; ' Rai l �. __6�� Scaffold ,;. '�<. �}� _� - :i.. 4 - A. 1I a' E . r.3 scaffold s - 0 I edge of bldg •'- -,.. . _ , envelope - Walter H. Knapp& Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology MEMORANDUM DATE: April 4, 2014 TO: Matt Lewis(Cardno) FROM: Todd Prager, AICP, ISA Certified Arborist No. WE-6723A RE: Trees on Lot 18 at The Reserve at Westlake, Lake Oswego This memo provides tree removal and retention recommendations for the trees to the west of the building envelope on lot 18 at The Reserve at Westlake, Lake Oswego. Background On April 3, 2014, I visited lot 18 of The Reserve at Westlake, Lake Oswego. The purpose of my visit was to evaluate which trees to the west of the building envelope may be retained given proposed construction and grading on the lot. Exhibit A shows the proposed construction of a new retaining wall, driveway, and building envelope on lot 18 in relation to the existing trees. For the purposes of this analysis, it is assumed that the house to be built will fill the entire building envelope. In addition,we reviewed the proposed grading plan sheet C3.0 dated April 7, 2014 and it appears that grading impacts on lot 18 will be limited to the area of the sidewalk/retaining wall installation, driveway approach, and building envelope. Discussion/Recommendations Table 1 below includes our recommendations for tree removal and retention. Table 1 -Tree Removal and Retention Recommendations Tag# Common Name D BH Recommendation Notes 1248 Oregon white oak 6 Remove for Tree is overtopped and 70%dead. 1' condition& from proposed driveway. construction 1249 Douglas-fir 40 Retain if possible, New wall will be within 9'of tree.Use re-evaluate during modified pavement profile within construction dripline(Fig. 1). Consider bumping out curb adjacent to tree to limit excavation. 1250 Oregon white oak 14 Remove for Remove for new wall. construction 1251 Douglas-fir 36 Retain Consider bumping out curb adjacent to tree to limit excavation. 1252 Douglas-fir 44 Retain May need to raise crown for bldg clearance. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 EXHIBIT F-11 LU 13-0064 243 1333 The Reserve at Westlake-Arborist Memo for Trees on Lot 18 Walter K.Knapp&Associates,LLC Page 2 of 3 Tag# Common Name DBH Recommendation Notes 1253 Douglas-fir 19 Retain May need to raise crown for bldg clearance. 1254 Douglas-fir 37 Retain May need to raise crown for bldg clearance. Use modified pavement profile within dripline. As shown in Table 1, trees 1248 and 1250 are recommended for removal to allow for construction. Tree 1250, a 40-inch Douglas-fir(Pseudotsuga menziesii)may be retained, but a final determination should be made during construction when the rooting pattern of the tree can be evaluated by the project arborist. The existing retaining wall is proposed to be removed, and a new retaining wall is proposed within 9-feet of the tree(see Exhibit B). If significant structural roots need to be removed to construct the wall, the project arborist may determine that the tree should be removed. One consideration to limit excavation and retain significant structural roots, would be to bump out the curb adjacent to trees 1250 and 1251. Retained trees 1252 through 1254 may need to be crown raised to allow for building clearance. Finally, a modified pavement profile shown in Figure 1 below should be installed under project arborist supervision when paving beneath the driplines of trees 1249 and 1254. This will help to minimize impacts to roots when installing the driveway. !(` i� 1ti: l ]E ` �� surlaciin• lir i l i 3 f€I 1 l " clean crushed rock(2"+, no fines) •eotextile fabric - •ermeable to air and water native soil - remove litter la er; no excavation within root area rsammom- rasa Figure 1. Sample profile for areas within Critical Root Zones. Depth of rock is dependent on grading. Technique based on best management practices. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 244 1333 The Reserve at Westlake-Arborist Memo for Trees on Lot 18 Walter H.Knapp&Associates,LLC Page 3 of 3 Conclusion Trees 1248 and 1250 are recommended for removal and Trees 1251 through 1254 are recommended for retention. Tree 1249 should be re-evaluated during construction to assess whether it is feasible to retain. The project arborist will be on site during excavation and paving beneath the canopies of the trees to be retained to oversee and evaluate any cutting or other impacts to roots. Please contact us if you have questions, concerns, or need any additional information. Todd Prager,AICP Todd Prager&Associates, LW ISA Certified Arborist, WE-6723A ISA Tree Risk Assessment Qualified Exhibit A: Proposed construction on lot 18 with arborist notes Exhibit B: Photo of existing and proposed retaining wall in relation to existing trees 7615 SWDunsmuer Lane,Beaverton, OR 97007 Phone:(503) 646-4349 Fax:(503) 747-4863 245 Exhibit A IV 41. co j • / / 1 tr; ..--7 2 / / // / / / 7 //// / / / 1 ///„..J ...--------- 4 --.,„ i / / \ / Remove for , \, I ,j t(3411pg wall . 1 __---....,, 1184 , i \ — — _.1 I' i.u. . TR 041- - i .7.-- ',/' 6"44t25C 4-The,72c , em,„..,'Th---,, II \, 1 , , r ,-1_... --11 191, -„,,,_ARC 29_1251_ _ ,--, ,..., 0 — 'I -- I :':'(' _..:_::',, A,1851,1) ---1-- (\ ------,-4 . \ 1 tl• _,rr,,,RD,16 1259 / . ,' -,-. - TRC :9 1253 64f) ., ; - . K 1 8 r' , ,, ,,--'-:•'" (1' ,,1r\" ,,4- 1 r —j TRD: 04 /r P-1-41Z6S1,1:179 . -4 I ./ I , I 1 3 1 , \ „C._3,::,- .51 N, i 8 4 , RD1,8,260 . I , ,N1 i ,,, r , 2 -r, „11861 ' .. 1 • //---------t ________i 1 I r , • • ----- .- 1177 TRC 37 1254 ' I ' „,_ ----...1 __---` I I ) I k 1 \ ' ' -.:-----,TRC 49 1 i /---- -----. L _ ! _ _ . - — — Ili 611 . _ — — — IIIIIrT D 04i i , , — _ _ ___ ____ I 1± 1--- — — — 1 1 Tree of gre test co- ' _ __ ___ ..\, \ ,.n- 1 / \. I I C1113 - new all withi 9 1 \ , -feilt f trun 70% dead, remove for '-:>,- ; 1 4 _[\4/ 1206 1 I 1 i (see photo n Exhib t 6) condition/driveway I 9-1,71_='-----rRc 40 1256 I . i 120/ r I ' '12 . ,, 7 ./ TRC104 L ---7. . 1 L _ _ I . 1- .::.•—7—T.7-- L _ _ _ _ j , _ _ _ _ _ I 1-,F_.1D1121111122273511-11..\\.,-•-••,,,_ _ .. 1 i • — _ •,-....„ , i - _ _ ____ ____. 7 . 1246 1 -TRD C 41)(6 TR[116 112.2t1)1- ) I i 1 5 . , _ • 1276. .''. r r r 1270-4 - )--- I 1 6IIRD 14 1.226 rah. 1272 ) l' I ,A1RD 12 1225 ( • ill @pi ' 11 E 4 ,e. v.//:// _________ — ---0j) I [ ____ ____ ____ ___ 1-= 30' 0.•• +y ��+ �� yybw;x!1„ •b .r 1, -� r .[ kms_ : 1004 . . —. . fit".".) ....‘ – --"... • , .: al 1,0, iNI + • y V. • ~ �,t . • :� 3 .4' , j• "' i• sem; - _j I,� i� .w �,. i. ,R T , j,;�Tjr it +7► a• �.. r f .. , , J,! 3 t • s N {. ' ti•.. . y4 ...4. t r - 11. - s• ill/0, ilk . , .wt". rta-`e'M -tom.. • C— 0 Cr° A l ; ; ,A,* � '- • , i., '�_ .,....ir,,,... V s ► Y %s?+ 4._13 O 4• Nopgt Yr t i : •: .4 OA '',.. :i6,;..., s'` . •,.. ir -_-.0 • ..• ', .,,,,...N. : : ft .. i y I. 77 7 4.. fr '''' `` rr �� a ti.. 1, a i - �,i 248 Wetland e ® neation i for the Flo sberg Road Residentiale e in Lake Oswego, Clackamas County, Oregon ('1 c wnship 2 South, Range 1 East, S elctic n 6BD, taxi lc t 4 C 0; Plrepaned for Card no _14]I 5 SW Westgaila Drive, Suite 100 Acrtland, Crag n 91121 lirep aped bly 'Mina Flarrielily An y Hawkins Paulfic IlaIIitat cleriices,Inc„ 9450 SW Commerce Circlla, Suites 180 INilsonvilaa, Oregon 9707C1 (3C13; 510-0800 OW) 37CI-•0855 BAX PNS Project Number: _`1260 ti yT s December 4, 2013 ,,,.,.,,-,•,a.:w4 a,..,,,,, *. .z,,...:sa,o,,o 44.44-400,444,.rco ...stet' 't ttot.�xx, tt„ttn .. .3. t •xa.,,,,ta.^a. `is3x .,� �x it \ 44 4,44, .450aNZAPAW#OPOOSAttO*, gip` F gam'x,25 L.u:.=, 2` .gyp • ,- A.4' AT:Witt:4m iteftae.04-44 tt, 44 E>HIBIT R-12 , t` le 44` 4 _ `' 4 L U 'I 3-CI CIEIL `, i* 249 ` ;4 TABLE OE CONTENTS Pa ga 1. INTRO DUC TIC N . . . 404 "1444111114 400 1 II. RE SULTS ANL E I SCL SSIC N 10 I • 0 A. Landscape Set ing and Iland Use B. Site Allaiiations C. Braciipita tion Data and ArIa 1sis 2 D. Matlilods El. E asoriplior of All Wetlands and C that Non-Wetland Waleis 21 F. E aviation fi om LWI or NAN] 4 G. 1\41appin Ma11-Ic d H. A dditional Information 11. Results and C one usions JL Discilaimmi III. REFERENCES . 14 4 414 11 IC 41 4110 I 1 .............. ........ ...................... 6 APBEINE IX A: Figures Figur( 1: V iainity Map (USGS: Figur( : 'Ilax Lai Map Figura 2IA/13: Naticrial V atl and InNentary iO City of I Ilaka OSWeaCI SEMI if ve Lands Map Figura z: Sol Survey Figura : Ac rial Phcilo Figura (: 1oiIenhI i ally 1111 Ii wc tland(Wetlar lc Dal ir ea tion Map) APPENDIX B: Wa1land D elinaa ti on Dal a SIlluets APPENDIX C: Site pl-lc 1os 1 round:laved) A PBENDIX E Watland Definitions and WIlathodology(Chant only: 250 I. IN 11R®DUCTIC N Paciific Habitat Service s, Iric. (PHS) conducted a wetland delinc ation far the proposed Pcisbeng Rciad 1ksiidenlia:l Llelviellopment Hrojeat in Lake Cswegci, C]lacklamas County; Cregcirn (Township 2 Sciullh, Rlange 1 East, Sectiicm 6BD, tax lot 90(1;. This report presents thiel results of BHS's wetland delineation within the study)arca. Figures, including a map depicting the llocaticm of waters within the study area, ane located irn Appendix A. Data sheets documenting on-site coniditiicros are plrouided in Appendix B. Grciund lc vial photographs of the site ane located in Appendix C. A discussicn of the wetland delineation meillhcidologyl is provrided fbr the client in Appendix D. RESUBTS AN D DISCUS SION A. Ban d s carpe S el ling and Band Use The study area is located a;lcng Fosbenig Wad, betmleeni SW Southwood Drive and Melrose! Street Sun creck Drivie in Lalde Oswego, Clackamas Cour ty, Oregon. It is applrox:imiatelly one mile northeast cflthe ir.itenselction cflInterstate 5 and Crcgcn Highway 2]I7/Kruse Way). A tributary to Ball Creek flews scuth through the ariea. In addition, there are twlo hillside seeds that drain)to the tributary) whcrc saascnal griounidwatan flows leach the surface due 1Ic bedrock) outcrops or other poorly drained surfaces. Land use adjacaiiit to the study area is primarily)residential (R-9) but { includes a pubFia facility(school) and some public natural areas (Lakc C swage Zoning). \legetationi within the study) anc a :includes i atiue trc es such as western red cedar (Thuja BAC), big ]laafrr.aple (Acer n,lacnophyllum, FACU:, wil]lcw (Salix species, generally FAC on wether), and lied aide lnus null,, FAC), as well as neon-native par Ian binch (1Betula papynifElra, FIA C), English holy(Ilex aclu,fodiurr,NCL), and one-seed hawthorn (CrataEgu s m onogy na, FAC. 111-le shrub laylen is dcrriniatc d by Himalayan'blackberry' (Rubus atini eniacus, BA CU)but also includes noclka nosa (loss nutkana, BAC), trailing blackberry(Rubes u1i71/2us, FACU', and oso- berry (Gemlenia cEras nformis, FA CU). A majoility c f the Himalayan bllackberryl shrub lay art was recently mowc d, :lc avrinig :large anew s c cvoid of liming vegetatic n. Ar e as with herbs cieous coueni, werc d ominiatc d by need caniarylgrass (Phalar is an ndina cea, AA CW), bad-straw (Ga lie m apar,in FA CU), English ivy) (Hedera helix, NCL), bitlensweet nightshade (Solanum ddlcanlaria, FAC), lady fern (jAilhy riumfall c fem�ina, BAC:, and unidentified sedges (Ca rex spc cic s, geniena]Ily1 BAC on we tier). Site All eration5 Irl thc eastern portic n cflthe site along Fcsbeng Rc ad, ail property acnlains one house arid a detac1lcc garage, constructed in the early) l 940s. Thc construction cfllie sidemitiall devicllapmemis to the nc rth anid south of thc site likely nesultc d ini altc rations to the tributary of Ball Cnc ckl, vvFlich flows north to sau11-I within the property. Thc tritutaryl flows c ntc the sire aflen being c onducted uncen SW Soull wood Driiue. Aftc r flowing off the site to the south, the tributary passes under Sunarackl I]riva through)another culvert. 'Mc dcvelopments were construe led:in the late 11980s and early 1990s. Pac f c Hat ital Services,Ira. WeAuld Dlelireaticnfai the Fcshell'Road Rt:ideritial Die\e 1c imentIicieeil/ HS h15260 Page 1 251 The constructian of Pasberg Raad and development in the surrounding lar.Idscape ;liklely altered flow patterns within the general vicinity oflthe project area; howaver, this was dciclades ago. Prior to lhle situ visit, large) amounts aflHiimalayan blackberry was removed fiom upland areas during the 2013 growing sea son. Vegetation clearing was not conducted be]law the lop of bank of on-site drainages. Rciclenit fill or collar disturbance's were neat observed within lhle study arca. C. Prelcipilallion Data and Analmsis Alae wetland delineation was cianduclled on July 19, 20121; necorided preclipillatiicin was (1.00 inch on that day, and trace preaipitalion for tfa previous twlo waeks (National Weather Servlicie, Portland, CR). A trade amount of 1 pre aipill a ti onl was necicirded fbr the month of 1 Ju1y, which) is (1% cif niarmal, far the period oflreword. Precipitation for the water yam (October 1, 2(112 through July 3]I, 20121; was 3(.43 inches, which is 90% of normal. Table ]I shows the average'monthly precipilat:ion int Pori land for llha fink c mcinths prior to llhc site visit, as well as the upper and lowcir values haat are considered within normal ranges for lam period of re cord(NRCS WETS table foil Plortland, 2002;. Table 1. Average Montt ly Pneicip it ation (NRC c WE 11S liable; 30%d ap e h >'etllc + Lio" s,iiia 1‘'" t el Aprill 3.1I3 2.1f 3.71 2.1SI May 2.58 ( 1.5 SI I 3.]2 ( 4.75 Jure ( 1.59 I 0.�5 1.94 1.351 July ( 0.8]I I 0.3( I 1.00 I Treacle *Ave]ages Month 13 Pain fall(I RCM WIITIS Ta bla for Ila]11I2 nd) **Realer d e mor 11 My rainfall(Na tiara I VWlea'thar Seirviaa)fon Pardnd Recorded precip:ilatiian for May as both abcivcl average and above normal ranges for the area. Recorded precip:ilatiian fon April and June preceding the August we 11and define ation was below average. Rainfall for July was both below average' and bellow normal range's ftir the ariea. The pinciclipitatiori fluatdat:icins pneciedinlg tlha delineation are not expected to have affecled the data samples within the study area cir the ordinary high watcir line (OHWL). Sampling was conducted in low topogrlaphia areas and wetland criteria were nal satisfied. The OHWL was wall defined by topagraphy, scour, a]litter or debris line, and a distinct vegetation linin. I ac ific Habitat lervices,Inc. Vele l lane Delineailiani fcir 1IIc F oabe]g Rlaad Rles:idential Deae1or meat I roiecl/FE S#152f 0 F 252 D. Metin eh FIBS sampled loci tions with a low relative ge c n c rphia position within the prloj eat site, looking fbn welland hyldiologyl, hydric) scils, and hydrophlytic uegetationl. `lampling was clonduated in accordance with the Routine On-site Detarminatian, as described in the Ccrps of Engineersi W ci2lland Llkil,ineatiion MGm,al, Wed nds Res e arch Program Technical Reporal Y-87-1 ("The 1987 Manual") and the Regional Supplemieni to the Corps of Erlgirl£ers WellandDelineat;icn Mama!: Western Mountains, Valleyq, and Coad t Region. The delineation was cloriduclted cn July 19, 2013. The entire study area was investigated fbn lhla presence of wetlands on other waters. 'Ilha OHWL of one tributary)tc Bal:l Creekl was dellirlaated within the study area. Thilee upland samples plo:inls were collected to cionfirm the absence oflwetland s within the study araa. Caves silty clay loam(poorly drained) and Amity silt loam (somewhat poorly drained) are mapped through the centrad portion of the site around the tributary. PHS clo]Ileclled two data points (#1 arid #3' within this area to investigate for wetlands outside of the CI-IWLJ oflthe tributary. Although hlyldrophlyt:icl vegetation was present in one of the sample:locutions, the welland hydrology and hydric soil criteria were rat satiisficd in either k dation. Cna additional data point ( 2)was colllaclted in the lowast topographic position in an area of Qua tama loan, 3 to 8 paraent slope's (mod erat elyl well] drained;. H yldr aphy is viegeta tion was present, but tile wetland hyldre]Ic gyl and hlyldriia soil criteria were not satisfied. All other mapped soils ware madeirateay wall drained and did not contain suspicious vegetation or a low relative 'geomorphic position. The CHWL of the tributary was delineated usiria topography, avid ence of scowl, the presence of :litter and debris, and a distinct vegetation line. The OHWLI is aenieral]lyl be:law the lop of bank. Two seeps emerge from the hillslope aast of the tributary within lhla study area. Seep 1 emerges near the OHWL of I the tributary and sc the flagging for the C HWLI of Seep ll was ciannecll e d to the flagging fc r the OHWL of the tributary. Seep 2 cicnneclts to the CHWLJ cflthe tributary south of the study area and was not clanne cited la the OHWL flagging of the tributary. �a Description o f all Weilands and Other Non- el1an d Wail ers Within the study area 11115 identified one tributary 1c Ball Creek and twa seeps. Ti i liutary to Hall C tea A tributary to Ball Creek flows south thlioughl the aentral portion of the study araa. The C owardin class is niveririe, lower perennial, unconsolidated bottom, clobblc �Inavel,permlanlently flooded (R:UB1H) and the HCM class is Riverinc. Sevenai inahcs oflwaterl was awing in the channel on the day of the site visit. Pacific Blaitliilat Slerviceai, nc. weilaie nle linieaticmi for the Fad erg Road Rlesic a ntf al nevelcipm en1 Pro iecll/I HS#52613 Pate 3 253 Riparian vegetation along the creek consists of Oregon ash),reed alder,paper hlirchl, ones-seed hawthorn, Himalayan blackberry), nootka rosa, oso-berry, English ivy, and bittcrsweiet nightshlade Osea site photagriaphls,Appendix C). Substrate within the! creek clonsists of cat bael,, gravrellls, and fines. The tributary is somewhat incised and hal, soma eviidencei of scoui within the study area. Thu tributary)to Ball Croak continues north and south outside cif the study area bciundary. Seasonal Sf Fns PHS dellinealed two seasonal seeps within the study area. the! Cowaidin c',la:sification cif thiel saclps is riuerine, intermittent, selasonallly flooded (RI4C); the HGM class is Riiviclrina. Soap 1 is located in the!northern portion of the! site, along the clast bank of the! tributary to Hall Crack. Thu clap is lass than a fcicit wida whelra it emerges fiom tha hl:illslope. It flows southwest far apprcixiimateily 25 feet, brciadanirig to approximately 15 foot across where it drains to tha tributary to Baal Creak. Vleigeltatior.!within Seap 1 inclludas reed canarygrass,Himalayan blackberry, an unidentified rose species, and bed-straw. Seep 1 did ncil satisfy watlanld criteria (sample point I). Soap 2 is local ad in the southern'portion of the silo, east cif the!tributary to Ball Croak. It flows southwest and drains to thei tributary to Ball Clrelelkl south of the study araa. Thle soap emerges from the hial lope approximately 55 fi at east of th a tributary. Within the study area, the seep is approximately 20 filet l onlg and aviera ge s approximat aly fuel wide. The seap channel does neat cant in viegetaticin, and is dominated by graual and cobble!. Riparian velgeltation include; western red aedari, red alder,hlig-leaf maple, lady fern, Himalayan blaclklbelrry, nailing blackberry, English)ivy), and English Holly. F. Deviation from F WI or NIVI AHS mapped the OHWL of the!tributary lid Ball Crelek)and the two seeps within the study area. A Banal Wetland Inlvaritory (LWI)has not been apprcivicld or:is inlcomplelte fbr the study area. liha Natiicinal Welland Invientciry (NWI) does not map any wetland or thei crack within the study area. NWl map are generated through aariall photo iinlelrpratalion and ground-truthing when possible. aha small size of the tributary may bci thle reason for the!discrepancy. The City of Llake Oswego's 9einsiliue [lands Map (2008) maps al stream corridor in thm vicinity cif the tributary tel Ball Creak. G. Mapping Method PHS flagged the!OHWL of the tributary and seeps within the stri dy area with blua tapa flagging. Tlhla'brae data point locations were!mankind with lime-greeln tape!flagging. Camino perfbrmed a prof issionlal land survely of the! CHWL ofltha tributary and two seeps. Tha aacluracy of thle survey is sub-cclntimetcr. Thu data points were nut survelyed by Candna. Tha data point locatiicins wera estimated using ficlld noteis and landmarks an the survey map. The accluracy of the data paints is 4/- 2 filet. Flacifla Ha11iiat services,Inc. Wieland Delineaticm fail Ile Fast eiili Rlciad Rlesic antial I7evalci iment Flrcrieel/11Hc #5:16C1 254 Pal1a 4 H. A d dilional Ink rma tion StreamN et does not map if er trlbullary to Ball Creek and does not map :listed fish)within Ball Creek) (shlciwn as an unnamed stream on StreamN ert). Have emer, Upper Wi]l amcrtlje Rimer steel head (listed threatened) and Collo (not listed) are present downstream(wast of Interstate 5 and south of Highway 21-i; within Fano Crecrk(9th eramN et, 2013,. I. Res and Conclusior NHS del inerated cincr tributary'to Ball Greek a nd twlci seeps will'in the study area. T her ll cit a] area cif waters within-thestudy a ma bound aryl is 2I,25 squarer feat(0.(I1 acre), as summarized in thle fol]Iciwing table. Table 3. Total) wetland ain(l otlden waters within tilde study area Feature . sclua�re eti Cowandin Class 11GM Class Tributary' to Ball C rcrerkl I 1,79E R2UB 1 H J Rli'ierina Scup 1 ( 29]1 R4C RJimenina crap) 2 I 300 I R4C I Rivierina Total $9 J. R edit]ired Disclaimer This report documents the iniestigation, bast professional audgment and conclusions of the invlestigallans. II is cicirrerclt and complete to llha best cif our knlow:ledge. Ill shciu]d be considered a Nrierlimiinary Jurisdictional Determination of w et]l an ds and other wailers and used al your own risk unless it has bean reviewed and appnomed in writing by the Oregon Dlepartment cif State Lands in aaclorda nc er with OAR 141••090-00(I1 through 11411-0SI(I-0055. Pacific Hatlitall Servicesi,]na. Vii etlatid Elelir eatiun fai ille Fast t it Rica( Residential 1]e\f lawnien-I Pi( ecI/HHS I526(I Pagle 5 255 REFERE NCE S Adamus, P.R. and E. Pic]Id. 30011 Cru idebook for Illyanogeomoi 11iic (HGM,-basted Asseslsmler iI of Gregor W>liilland ana Riparian Sites. WFllamette Vahley Ecoreglion, Riveriine Impourla;ing ana Ski w /FladL 1 Sul classes. C re g cin Division cif State Lands; Salem CRI. City cif Lake Oswc go. 2008. CAN of Lake!C swcigc! Scir s:itive Lands Map. http://gis.ci.amsago.ori.us/publicr/flexmap lfilexman.htnil`?iiiain=Zoning Map. G cioglciEarth Map, 2013.August 201; aerial phlotograplhl. Munsell Color, 3009. Munsell Said Color Charts. N ational WeaiheII Servic c. Port:la r.Id. 20113. 1:Iltip:/)Iwww.nw s.noa a,gc lc lair atc/indexi.a n?Ivvlfo=pqii NRC S WET S table! foci Portland. http://www.wcc.nrlcs.usda.gcin/clii ate/clin ate-n'lap,htln.Il O vegan gcin 11 c partm enit of State Bands, 20(. C fie gcin Rle v isad Statui as (C RS), Chaj iter 15 6— Coilumbia Rivera Gorge; Gcean Resource Planning; nitlands;Removal and Fill. Sc ction 196. 00 Pelfir.lit:icins for ORE 19(.E CC - 196.905. Oiiegor.l Malls online. 2013. http:/,Iwlww.email wig/ Robert W. Lic hvar and 3ohnl 'D. Klartasz. 2012. North A mer'c an D igital Flora: N ata canal Wel land Alant List,v ersi cin 3.0. httl://wetla nd_plan1 s.ia sac cl.army.mil Strew mNclt. 2013. http..//wwit ti.s wE am et,org/ US A rmy Ccirps of Engine(rs, Environmental Laborall aryl, 1987. Cc rps 1 ofE ng inee ars Wetlana Rlel,ineation Ml nuail 1kichnical Report Y-87-1. US Army Ccirps of I Engineers Environmental La tlorial dry, 2010.Regional Sum dement lo the Cc npsi of Engineers Wetlana Deilinearc n Manual: T stenn Mountains, Valleys, aria Coast Region ersuion 2.0,. (U. S. FistI and Wild:lifa Servicer. Augulsi 16, 2013. National Wetland9 Invantoryl website!. U.S. Depart-Tr and of lhle lnierior, Irish and Wildlife Service, Alashingiori, D.C. 1111 p:,/l/vvwwvl.fvv 1. ova/wcltlands/) Natural Rlcisouices Conservation crv'ce (NRC S) Welb Sciil Survay, 2( 13. US Geologic Survey, onliiria, 1961. 7.5-muinuile civic//tic m16/, Lake Oswego, Grcgcn quadrianglei. I acific I:ab'itat Services,Ire. Weil lane Del'nea1 ion far 1111e I as berg Plc lad lies'der tial DeN elormeat Ircilect,I PHS#1126(I 256 I age 6 0 App e n dix A te 0z v` � ` `Sj` -� fie ` � A p, .a-_..wsAi ye° v°�..�.... .»hs.�?e„ ,. ,,, ter ,F "r ! 0 ' ,sig=` 257 , . b 4.,*40:4,i''"' x as r'�, S•. a : R S .ac a.. y' ,. �. k r1:,::.: ss � A''' EEF •� A ?•T& bad �,� '$ qe' ' •• I c ` 4 ,* s ' i s .. a:"F5 4,a t age , - -- ' � • Highway217 � w; � � , ,� .M x ' € F A.MAi - Project StudyArea Ili.:16.:.4,130, ---,,,.:::--...fs •.,,,..,,'.,,,' •,.• ,, i fBt',i. -' •i9.,i.*', +` A •% Air "__ «.. _ .'#ra .N , p} a ,,,c,..)1 rta .. �F� a � as. { , * am d , w �.te34 L -�s 5,.7, • - m .� . ._ c ........... ... ........ ... ..... .. ..... ... . .,,�. .,?„ �.,,..s1�11111....,.. „..,.,. .. .......... „.. . ,,,,... ,,.., ., ..,......,u.. ..,. ,.,�.. ,.,, ,,,..,w...�u... .. € �2Rn 11/26/13 Lnratioa and gaparal ton graphy FIGURE t Fosberg Road Prnjert, Laka Oswego ('�arkmac COUnty. OR is u:kkatServices.Inc. (USGs I aka Oswego OR Quadrangle. 1961 € e;50 S'As commerce Circle,Suite 180 I Wilsonville.OR 97070 • = AI VI ' / ,,, .,,,,,-"''''A'''''',,,,,1 //'-'—i 4 1.'-''' 1-..-'‘ ---"I j i ' 1 i. ",,, ClaCt,STriaS rULntg , y '<:,,,' i 'N, 11 \..,,,,,,,f/ l.... .. r t ,,,, .. / ----- „---- i [ -- ''., '' / \ i i”. i 1 i \ ' / ,/ ,.....„..„ j ,,..(, ,. , / ,....,..„..,... .... --,----, • ----- - -----'k ,,.- ,„ s. s „ - scr .="" I- i'''' "'" 1 'c- '(\,. ..-,'" . , , ' - ssi l''""' r-- ''' I / ,= V; l'' ..2-"° "''.1 X _ D-5:', i .: , , --s- 4 1.-- ,,,,',- s s i c ", c,..'„„L._ "I 1.-- i 1 / ' 7"%, 'V -n-, >.. % , '- -k- 1- - t•- 4,- ,,' ' ,,,- : i I , ,/ * , i'''t r .,Z,•' - f%*--• t"'''''''-'- i• 1-,,,,l;',e-„-,7',-,.•:-.1--.^,t ,', sz- .,".' il i . , ,,,,z-r,„:„.„.„ _r„..,,,:,-2 ,,., .. ,,.. ___ _ E K "- ---:1'- I' '''' „,/ 0/ , l•,- it1 1 -, il -..- - ,'--;.,,,------,,,.-•,, ,,t,,,,,-,,,,,,,-------"-----i •0 - '1, ,' 1 4 4.-- Ics, ..- ,. '''' 4,.,;', ''''-'.-* - ..,(1,1, 1 / / 1 ' — , 74/ A % 1 .„' „„ ,,,,' ;.1- ..,/:- --)I, • s'' 1 t,..- 1 '"*”'''''*''''""i''''"'I'''''' 2' ''''1.'''I''''"'"I'''''''''"`or-i• ./, ,,,,, -'.- ,,,,,#7 i. „-----;/' t- .„. ,„-,,, ,--7,,-1 , i '' ]Q, , SDNEROOR DRIVE '' ' v$` -- ,-<—^-. 1 ,., .,,. 1 R5 !_i.1, 111_,_,:,:i )r_i__ j...14,11 ,_ ,_. ,,,,__i 1 A'C'' ''''' - 7 21 - _ , , ,. --- 1 - ,'.---"'",i, 2,„ ,/,'-.,t,„.- 1 ,,I.. , •. ▪,,..i ,, i i i '47 ^>I''' r4 '44-••::', ',S,4-4$ ",--41 —4't 1,1*S'''')k 44-V---.:2„r4,E,ADOVI/C44<EEK < n —i,,,,,,,,-'- .. . .. .` - ., - ...,1,---.1.- ,.',1 A I' ,-;1 ,,. ,s,— ,brN —72 Area -- - Aproiect Study 17,,,,,,--- „„„,,„,,, , ,, , __ t ii---,-i. `,7”' 1 T-- '— f---.. ,,, Oss E KS T ilsV () Cli DA I'''',0 -4 • _., • , ,,, . 4 4,,,,•,...„4„_,.. I„4,:r, ,Ii:AT-vt,,lYs,c l'A. ? ,, : ''' '' ''''t's:..4 ,,-,-1,_-:71-...-" r----- ----' ' -."- '-.1 --.1 '-.1,04-CREEK -0- '-'4 4 =- ,-",-- "-17;4' 1- l -, ' I' !":: -----t-r-.- , - - .,1.•-• - ----- , „..,,,,,.< - 1 ,E 7' e: ,.2 1 ' el• '1 ,.1,r` - t'; E I '. '' ,I -* 1 ,-t 0 —r t. kitikl,,,,sE • • • • --- • • ,,,,.;,,,,,,,,,,, t ---'---'----=----- ° / ,_------,-,,,,----L- `'"----<-_,„,---' --- / '''',,, / \ ) i -'''-"t .- -I / // '5•.---'-‘v -,,,- .— t 5260 [ 1, Tax llot may 12.1,, F - q ntion 6Rn Thx It mAD 9S JP• e - .tax lot 500 FIGURE s Posharg Road Project. Lake Oswego, ClackaroaCounty, OR Pacific Habitat Seoricec,Inc. 9450 SW Cessmmerce Circle,Suite 180 [ (orman.net,2n1 3) Wilcnnville,OR 97070 -.. f 1% Cgd 7); U.S Fish and Wildlife Service National Wetlands Inventory F Jul 17.2013 Wati2nric Eraletled' all 1.1 Estiarirti_and[marine E)ftg,,.....erer mgrine r*sh,,-11 gk,Pend Late Other f 1 ft,r notrtmvo.x cav me vaPialt vitkIcIt ilvot,%.1,4.1.10baldfreavrord-,pgb P „ 5260 1 1/9R/11 National Wetlands Inventory FIGURE FrIshprg Brad Project Lake Oswego, Clackamas County, OR (US Fish and Wildlife Servine. July 17, 2011) 3A Pacific Habitat Servi=.a,Inc. 9450 SW Commerce CfrIa.Suite 1! Q 97070 o - [iki �a { # :3 a t i ,Si tt="c, � '31%a i. �, �a + "'3'�� 1J7F3 S1 €1,3Ro ,3r,ks a '_°44._._. 1 •. ,.�,. Asa °" «, a i• �. i ;:c4d'; , .�" ,s�. 1 34.i 9:5 a rx k ,.,.�..ta ,�. qyv.'�,, �_r� •, �.,�� g,`.k 3s''�1; ,�� �� t ��� fit. �:,a.. c , F � & 1-,..,,,k: � ;. 4E. "140. f • as9r i m ..� ._..,� Y a ,..� � ^�i I ¢ .,.,I - - - far" - �. • a - 3„S' • ( k 1' • of L ,@ W, e� a `, a' 4<i 49s: ti•-4.,<- 43333:F7.� r;. `' ,�" -,, ,a' I`•-19 8 ...,, '1_t. , -•4 �k.t ...6).1-: �.,.rk 44.*i "--s � o@ - .94kie '. ,. a".: F ? • 54,a 3 taxi„ S � 4 • X44 �..` u� 9 mcg tr ,„ ( tt.t " . 3 s .. i . r. ""�... 9 4 `m 4.�€t: y � ;' ?§4±�}na ,w r` `" .. ;19 �- 3 t .� *. - /• a'1-4.17 'f.^", ,-. f� [.;... 13 .i334°1 :47"7 5.i.: ate, ;.' , s.,`. .. + :�, .' p a ;4,7; ;' r "j s ▪ ., 3 .� .., .1.°, “ �.y`'`."1 '� • 1_443r `f3- s .412324 .. 1 a' L. • • 4$1.0 d`e . �'.�, h 3L-- �' �a"�rs .'$. �� - F'r ! •s4.tw4X a 1,4. ..1 �a`t: 74, "€3?ta 134^e 1 p, ;,t.---- m �..4,11-,° � f . ?�9 •„63,,,-„, aq3 ?', 2.--;,,43 ,,,,. 1 '� 's3,5aS f'3 '"i3S?' try .' �<, •� ;, 1�°'. , si a°' i v :,,�`? '�i, "�.: �E °,>'Th' "°q •,,, `�' rG y roc„ 1+4 434..- r� ... T ,3 1��-•/.4.76,,-,,i-7-i7,4,35 i,3-..,.,: 04 `:.14 11' • ,,,,.„6,t k'i'< at ' °�' ..r-,s'' 8` p '' ea. r :6.L.. i f,k `i t` i t'3„"� t. �I ,. .may+ ® .. es% ' :" ( s w 3°;.III-i'24, 'E i' cr. F rY ��. >F 'dG A „,,$•i - V``.axyt�v...va� .�,..''� '� ...„-...„.„„..,_0,,,,z. '=„ 1 ",A '536�, <� €a a t �F 19.31' } 1, , :a .Y ., "... a_� i ., # 113, 84> .It S , .. 112, , I Er jad Study Area , i snt tai Iµ4l�a . '1136711 � „,ae4,' i i _ as 4. �' 4 .max i 114 � ` lit of a, sr 44.e 1105err,'-`1111.47';:'11.1M171 i 3614 43472„ 13,4.,41,44/S1111: � i °� , •T w '130 , <� '.... i 4 3 .s pA a e + t • «. - ` w eta+•' ' t 3,9 6.S "7 a 33 7 t.;A 7' SCHOOL ' icer P hd'..-1d. -' 1--- .,„ .,,�,. s � 5, A ''. , ) fl al, „0.3,8,,,,,,ab '3eq a .._. tf�.r;e p��y 3.s 0.?.,..,,-, ate , F:'.ka t --,d' JakII ,�"4 r RA Sa as* rmaa,� €s Ga. _. •r. 3.r�iiF • $d � ,�a a.. €A Y M 4 �. Re : 7 !fl 9 1 - �,..-.sr a� arm'1.$ • �E^�' '�'F - ''F`R! w, ,..wrp t'S i F TG-4 ..421't � .t a li: jR4+' �✓ i e z�<,. r £ � ,� ,fir ram„ _,a saga°^ x,'S,- �r,,,, to , ▪ 1 [ 3 ,n s"”' , ,5, �.-f s ,41,p'''' .- "„4"14314141PiWIt1411-1'11;gtintgig011.40,,,'' 14!•.'' tt 444p R, ”' ��� CJ S ?``f t4c z� c " ,r},+ aa° 'gFA • p!+'dry' " -- 'm' i a+d -, A a1 1ipz' .a. ''' At, R y, h vii• �¢ - d RA F r ep � z✓� ���-:� p w. t lifilir '� i, e ,:,91s °"a .+��'s .R" - sem. • �B "� tra � „.... ,4 t ,. '� ,° ' art m $ ' 2 ""` ? ` ', �a2 +§: 'r'� " s, �� �� � � 4 • fi,r..-" „,. .:ate :,,,, a;-".,' .,k 1€ v " ,, . { 3':444 4 � x'= .., . ' " �,; � ....�' ., �s .a ����� ,, as �� ��''`k,-;` �is�. ?�° `▪"�3�`! ,:;.7b.� .�'6��� ��34#y��.'s�•.. �'- a 5260 City of Lake Oswegn Sensifive I auris Map FIGURE i ' Fosberg Rnad prniera, i akp nswegn• rlackamas County, OR 1 n ,i.,daai+=t cepa Inc. - E ad.5p sW commerce Circle.Suite 180 Clty of Lake OSWegO, 2®�8 Wilsonville.OR 97070 661. 6'60•a111nS gg wio s � 081a1tnS31• Wk M6 opeck � o'geavasie1A �jn ``VJ 15 4o� SJZO,v6dMyV dA� �o6'daSo : 9 r k , ' \ . .!t ,t ,.; -,. �- �': project StudY ArP� �2�p 11/26/13 A@rlal hoto�Au ust 2012 P 9 FIGURE �_'�� '������ � � F��harg Road Project. Lake Oswego, Clackamas C�untrr, OR Pa�ific Habitat Servicea.���. (Google Earth 201�) 5 9q5p cw rommer=�irc��.�ui�e 990 ilson•Aole.O° 97070 N Q> A "--„% I, ' / KR U E� R \ � / � I � II� I �,/' + 6 BRfGH`TON 5[IN@ROOKOR. _ . ,s � I �'�/ u / `;�'/ /�, L ; " -�'� i. '7 I I � - g � � r' u � 7f�0utary � �f I i�. .w�c,e � � Contlnues �� /� �1 \ �� Beyond rn�ctc '•\ ,- p � jf I _ ` _ r-ew000rv� �`1• StudyArea , � \ � ! �+fraws, � - i - �,�'E-�SA�' - - -airS, ! � . •. I `,� I ozzrr -- ' ' - - --_. „" s „ � � j � -_ -' ' - � _.. . .-. . -. ""�;��------"��FiR6''i-�'wTr�+-ES.� . 1� . F- 5r - . 1 _ - __ -� - - _ _. _ . . _ _ !:� ' , . '� � � � i I `_,�.—___--,____' Q ' -_ .c '-- - � - ,- _ -. � . , ' � . . i i � I, ko - -- --- "� - --- -- � -- �_...--_- �--- _ Lf Seep 1 �, �t 't � �`�-�� � �i , �� � .T- � ' - �- - ` --- ` - '�_� -- -_ - Z1�.;�+ a ti �, � r.,ti �, i;� j p � � `-�-�'-"9' -- __ _ --- __ _ - _ _ s".�"���C 1 �I"'� —�y----- _�� _-s��V`�-��;• �,__-'.`—_-""` - -- y�'a%`'� �I o'�� � --------- ow �i � '.=J---- :=-� _ __ --`--� --- n5oo Bn .� � � �i�� O s� ,.�0 �1 - � -_,. � i- __ ._ __ _ _ - - ry'`_�/~.. 7'' � � I rn�cre• � I [ �I� -- -- __ --_T__- -_-' _ -- - - t%I f : I � � I;� _ -�- __ __ -- �_ _-- -� '-----J Y�_ _ ' ,` 1,`�"— Tn6utarytd A ' � � I e j � w '�___ _�• - --- - � t �� ��,/�, �a11 Creek + j ' �J�j� '" -- -�' �r--- -' `_'--- r_' •_' ..` Si�,�..i (2,089 s(!0.05 ec) , � � � f l �— ,__�-------- it. -' _ ��-----' ' __ __ ----' �'Z� ..... . � ; ._ . . i 7.'ii', � � � 1{I 5_ � /J . ^ __ '_ - _'_�—_—'_'____ _' ._ , �� . . . . , ti�d��i 1��i I . ��, ' � . �- � ���I I I � I � � �p._y` - -�- � � �D �1�� . � � '�{�����i�lj�i<<1', �i �.��� '� '�I � lil J � { ^ - - - - , '�� � ' ii �iii���°�� � � �i� � ti �i, ' MEADOWCREFJ{ � � � 1`!. _ _ I���___� - ' �� , . . _ .j� . . � � ���� ������7 t���� ���� ���1��������I �� �, � ��I COURT �- � _ � ' - -- F 1� -- -- PI _ � _ -- �� ��.- � � �.t�������i�`jitiitlt����;1�'�'�� i� ,` � �,� �� t` �"�,_�"�" "'S � , i _' � � 5- L,t, i� "� <<t�4 ,t,�,t,� 5��, 4 � � ��� . . � '� _ •2 �_)._� `-; �� _ - 7 •. � i ,� _ � � . . _ .4� ��i`�i�+� �����;�,�s�i`�`��',,i� ?`., -' i I '�}` i �.� C�,jr '�`� � n",�`,-�� � �'- C� 3 ��i .}i��i��ti�t.������4 ��,����'`' �� .. ,., .7�I� LEGEND �1 ;, C; -,. , , , . , ,� . __ �� , �,,,,, ,,,,,,�,,,,,,,,, . , � �I �1- �� t-� . ���y. i �� .- t .� � � ..`�`�. � � / E � t���it� �1���1�<<����t�1�,�,�`• � � � ,� ��' t��l � � - �'� -. 1 � . � . � � ��vi . � � '�, -��lf�..������i��������,������1������ } ' � �� --- �� StUdyAfBa9aUndery � ����"_ � _ ', � �} -�'�_•-�� - �� ���xI r ��ti � �� � �b.fa.. . . l4� . . __ ��. � ��� ���,i����������� i��� �, � � _ ��� _ �., _' �`�� .=1y-J� � � . ,{1 ti.., ti�V�� V � �' .,q I r-_ { t�D I" �a . Vh. � y _ �"+� . .. , . -- t i����t�'�. ��. t ` ---- 7ax La1 1 Property Llne *r""'�l��� -'_` 1'' � .. f `'r,�}'��,k-S vY F '7R, "�i� i� � r . �. r '�' ��t � -•------- - I '-- - � �./r¢ 1����'��` tiY i' o %� } r ' � �_ �y , �' 'a _�,t� 1� � Waters ofthe StaiefUS - �� . - ;.��. �T' �'-e �r ' ' � `. { �} See 2 � � r+ _.�.. ( ;�� "r' � `� I� �� (2D0 sf!0.005 ac) `', �` ���+ Ordinary Migh Water(OHW) I m � �� ,: � +% �,�'f ,� �' � 1 l • Sampke PainS ---- - � - . _ - `. ' �z�oi arx�s ,��.. F fr��i . . . , I � �, r w000rv.rt ��-�,..;�� - __'i i".�' - - ��tir-.-._-' -. �� � Photo Point � - MEADOW REEK5AT i 1�/ � arre I --------- - WE S�`w0 7ribulary �1 Seep 2 ��i h- Flow Arrow � � f j .r,OrtiflUBS ,iCOfISIfIU@5 M14ERf�lOIYCRE'E7f5 AT .' I � � � Beyond �� Beyond w�sTwOoo n�0.2 a :�I � - � � � i 'Study Area �^ /Study Area _ _- j i {� � � � ��/ ,' �/�' �I .- �� � o aa ao iso ,,1,, ;��, � , ' �I � 1 , J , '� I. s���� r � T� , � � --L� ! I i .� . � . � �� i�, � �H$ � Sucvey prawided hy GARDM� Weiland Delineation FlGURE � survey accuracy ia sub-centimeter and Fosberg Road Residential Development-Lake Oswego,Oregon 6 �a Sample Point accuracy is+/-3 Faet. Patifit HabitBt Sennces,lnt. �K�� i24i3 o..}imao�m� tw.u.a o..uebunaMil�oa+iaAwaJ,mrwnwtfw+M.w.mrd.s wr']of3lnzs w �I', . . ., � � � �, �,, ��$� �� �: � � �� ��„ �� � ��� � � ��g� ::,:; ., �.�;.;s.c„-:-.s.,,.. „ �; ,,.., . .�_�,F.,,.,.z>l ..,v.,._�- r.r.,:ri� �^.;2z....-�3.,fz,"`i -�_s �.�,�,S�,:is'�k��i�,� �H�'E.4�`°.�2?:az�bz��'�a2��+i�uu <;��6�, �y�� . .. . >,... . ��:..�.. ��� . 3,. ..... �. ��,�'� i ✓ �s�� �� �. �� �. �'�u � �� k\ �����'��,�'����e����'Sr�?� � `v y � `�� s k �������?�< ���������3" � �` w��,�`��`�` 5� � � ��� �� � q�� si�:;v:+�: ��� �r� 1 �. �� 6Y'<i � rys�� . � ,.�. � � . '�,;•, __ ''S- �����- <� @g� ���� �� � . , aa �.�� `�S �: 't �..; T3 �. ��,. r .. „�i�,�, :°�j ,2'� � �.l' �- .�.�.�.., ��n.x ��,� � s����� a�� �� � Q � �� u°�:� ,..s��. . r ........ 6; +� � '� y�� � � � �s�r' ..r �°.. ��. �,a;�, a � ���£.� � ��� � . a �.' ���� �i..tz,�.��.�;;�'i`�``��,��n.r.0 s Sy � ���' � � �. . ��'; �`� � '� �� ���a� , �. � �� � �` t�. � T�"����"`�� `�� 'v�F_ � � � �� k � � � �s v� � � ����� ���"z � � ��` ��� � � � �� Fi������ ..� � ����,� � � �� � �Si ,„�, ,r.'-✓�l __ ,e�y���'`�.., �. � l� z � �. �' ,f �� �'�.�� ,e � �� ,1 f'�` � ��g�i �{ ����� '€ •�"' `�'�E ��� �,ee N„� � _. ,.2�a ���� `�-� �},�".`+.f y � 3� ��'��, Y�,z'<,.'1� � �x� A� ' N � � ....���.. .... N�"'2+����,/ .,�^,�r.�;. �'��{�5 s: a�LSe'�.;��. .�. ... � ...� , ..� �.r.a �..,�:i�''�.�.. .�. � . .�� �,,, . . �..,-� � ��� �: 265 FiFs� 5�f01 T L � 1 I T IC C ATs4 F A N � este rr ciu nta ins,Valleiys, anci Clo`us1 egiori PnojecUSite: Rosberg Road Cit�lCounty: L2ke Oswec�c,IGIac�Nam�S Slampiing Oate: 7/'191J2013 Ap p IicantlOH ner: G�Indnlo 8tate: OR Sarnip ling Point: 1 {li„LiNestigaton(s): TR/AF Seation,ToHnship,Fange: SFqiiorn 6E D,Tawinship�715,Ran�ge 1 Eas�4 ilourni(i illslope,tereace,etc.:) $IaFle Local nelief(canc�ve,conven,none): 81ope("/a): Sut reg ia n (LF R): IJ RR A l at: Lon g: Daturn: Soii Map Unit�ame: Arrllt�l 9ilt Iclartll AV�I(lassifaation: Flre alimaticli��d�olog ic conditia n; on tF e site typica I or tf is time o11 yeai? 1 es X N a (i1 no,explain in RemauF s) Plre uegetation Soil or H��drology sig nificantly e i;turt ec 7 Plre"�orrnai Ciicum;tances"puesent? (Y4�) X Flre uegetation Soil oe h��drology natwially pnoblematia? t needed,explain any answeiis in Femauks.) Sl MN AR�1 OIF FIN DING�I— AlttacH siille map�howin samplin point locations,transects, important feailures,Edc. Hydrophytic\eg e tation Poe:en t? Ye; X No Is:la mpled Ai ea willhin Hydric Soil Pre:ent? 1 e; No X a Welland? Yes �o X Wetiand Hydoolog��Aiiesent? 1 e s No X fiernarV;> VEGETAITIOIV -Use scierstific niamesi of plants. atlsalu�le Dcrniin�nt Indic�ton DcminianiaeTestwKrksheell: % ccuen Spe cies? S1e lus Tree Stratum (p lot size: ) Number of qominan t Species 'I That aee OE L,FAC W,on FFIC: il QA) 2 3 Total�umbeii olDominant 4 Species Aa oo;s AU f Itoata: 3 QE; (I =Total C over ,iin qlShrub:Itoatum (plot si:e: ' ) Reecent o1 Oominant flpecies 'I Ros k I r Ullkalr a E 0 X RAC Tf at a oe OBL,FAC N, or FPIC: E 7°/ QAl9) : Rut lus airmE nia au: :0 X HACII 3 RrevalEncie Irndea WorksheEt: 4 , Tot<I°/.Covei o Multipi��t��: 5 OBL Slpecie: x 1 = 0 71( =Total Coveii FACW ;pecies x 2= 0 HAI( 8pecies x 3= 0 Herb Stratum (piot size: 5 ) FAC U Species x 4= 0 1 Ptlail�iris airur a�"naic�eai 70 X RAGW UR� 8pecies x 5= 0 � GaliiimiaFeei"nEi E RACU column Total: 0 (A) ( (a) 3 � Pievalenaelndex=B,lA= �ID6V,10! 5 6 H,draphytici VegEita9iani Indiciallo�: 7 1-Rapid Test 1be H��dropi ytic Veg etation 8 X 2-Domin a n a e Tes t is>50°/. 7� =llotal Cover 3-Poeva len ce Index is�i 9 A� �4-Mo phological Aldaptations�(p ouide suppor ing Woodv Vine Stratum (plot size: ) data in Hemarl s or an a;eparate si eet) I 5-Wetland Non••Va:aulai Rlants� � Pra t lematic F��drop i y ic\eg e tation�(Explain) 0 =l otal Cove o 'Indicators of f��dric soil and wellan d hydrolog��rn u:t t e p re:en t,un le s s � disturbed a o problema tic. liy,c ioA�hy ia %9aoe C oound in Fert Stiatum 25 VegetatiOn YFs X I�lo F nE senil a Remarks: 266 SOlL �iH:l# 5290 Sampling Fllainl: 1 Hr�le Descriptian;(�escribe 9ci the depth needed tai dcicumen9 Ihe indicalcm cm�onfiurni the absence ofl indicaloi�s.) Depth Maliiix Reda�i Feati rea (Ina hes) Coloi (rn a ist) Yo Cola�(moist) '/ l ype� Loc� Tex u�e Remaiiks .�• . 0-5 10YR 3J2 '100 Sil�l IJoam Many rc a11s ' 9��12 10YR3J2 3J �I(IYR4�EI �I C RIJ Sil�l Loam 60%CloHblFlS 12ai SNcval refu:ial �llype:C=Cbncentiiation,D=Depletion,FM=Reduced Matrix,4S=Cbvered ar doated;land arains. 2Locatian:PL=Pare Lining, ti=h at�i�i. H y c i ici Sc i1 1n d ic iallors:(AKIIpI��cable tc aII LRRs,unilesis c th EirwisEi nic teu.� Ino iciata rs fc r Pi a H lema�l ici Hy d rici Soils3: F istoa a I(P 1) flan dy Redon(95) 7 a rn b i a F (A•10) F istia Bpipedon(A:I) :Rripped N atra(;16) F ed Paeent Mateiiiai(lIF2) Blacl I-istia (P3) LoamyMuaMyMineiial(F1)(enaeptNLRA�) bery;lfallowCar4 9unace(1IF12) Fydiiogen Sulflde(P4) Loamy Clleyed Matiiix{F2) Qtf e�(explain in Remaika) C epleted 6 e low Daek 9urface(P'I I) De pleted N atrix(F3) Thiak Daek flurfaa e(P 12) Redax Daiik Elurface(H6) 8andy Muck� N ineral(8 1) De F leted Daek 9urface(H7) 3lndiaata rsi afl f��d�opf ytic vegetation and wetland hydiiology must be piiesent,uniess distwibed oii 8andy Clleyed Matrix(84) F eclax Depeesaions(N8) piobiematia. Restiiallive LayFu Qif p�resenil;: ¶YAI�� DeFplh(inales): Hydrici Sc il PresEin�l?I YEI9 fdc X Remarics: d � HI�DRCILOG Y We1l�inc Hyciolcgy Irdic�atlors: Flrimary Indicaturs��minimun c l one iequii ed;chsick all 1h�d�ipply; .leccmd�iry Indic2i�lc ns(2 ur rr oiei�Eiqi iied) :lurlace Watei (AI) Wateistainedlea�ies(B9)(F�Iiep1MLRA V�ate�st�inec lea�ies(B9) Higlf W ateii Ta t le(A21) 1,:,4A,and 49) (MLRA'I,2,4A,a nd 49) ;la turatia n (F 3) Balt CUust(B'I'I) Diainage Rattern s (B 10) V�ate�Maiiks(E 1) Aquatia ln vertebr te s(B 13) C ry-Eleason Watei llable(C2) :le climent[7eposits(E 2) Hydiiogen:li Ifide Odor(C'I) :laturation Vi;ible on Aeria l Imagery(C9) Drift Deposits(E:) Oxidi:ed Rhi:osphere; along Livinc Foots(C3) Geomoephic Position(02) F Igal Mat or diiust(B4) Peesen ce a f Reduced leon(C4) Elhallow Pquitaiid([73) Iron Deposits (L5) Recent Iron Feduction in Rlowecl9oils (C6) Fac•P eutial llest(D5) flurfaae Soil dracks(6 E) Stunted o�Stiiessed Rlants(D'I)(LRR A) Raised Ant h ounc s (06)(LRR q) Inundation�isible on P eiiial imagery(B7) Othei (Expiain in F e rn�rfls) Fiiost�Heave h urn rn ocks(07) :parsely�ec et�ted doncave:urlaa e(B 8) Field Observations: Surf�ae Watee Rre:ent? Yes Nc X Depth(inchea): 0 V1 ateii Table Piiesent? Ye: Nc X Cepth(inches): `12 IAIEltldnc H yc�olc gy F rel:lelnit'a� Saturation Piesent? ties Ntl X ❑epth(inche;): <12 Yil9 No X (include:capillaryfrince) � C esci ibe Recaode cl Data(:tre a m gauge,monitoi ing Hiell,aei ial photos,p�evious inspeations),i11 availat le: Remai ks ORsi v�ere less tHani�p�erciFintl. 267 PFI�I#A 5 i1�0 'fl. N� � TE AN B 'f9 A'TA FO ES$�Pfl ounitairisi, Va11Erys, and Caast �gion PnojecU�ite: Ft�sdeeigFtoac Cety/Cointy: ilaNE�Oswa�gollCl`�cNd�m`�s� .amplingClate: 711141I2013 ApplicantlOwnei: CarCncl S1ate: OF Sampling Foin1: :I �4�u,estigallor(s): TF,IF F Section,Township,Range: Seiclior 6BD,Tcwn9hiq�ael,ilange 1 B�IsI �bnm(hillsiope, lei r ae,eta.:) $Iop�El L c caI iieliel(concave,aa r vex,none): �Ilope(�/o): Sub�egion(LRR): iJiZR A La11: Long: Da1um: soii MaF �nit�e n e: �uarlamia loami,3 tc S q�encent 91a p�esi �w i cia s sific.tion: Are clirn atic/hydiologic aon ditions on Ihe site typical foi this tirne a f year? Yes b P o (i1 no,explain in F e n:rks) Aoe vegelation ;a il or F yd ia fogy signilc<r 1Iy distu�bed? Aiie"Normai Ci�a i rn stan ces"p re s en t? (l�d�} X Are vegetatior :a il or F ydiiology n e turally problematic? Ifl needed,expla in an y answers iri Rernarl s.) �Illfdlfdl�RY OF FINDIRIGIS- �t1ac H siiie map�howin �iamplBng poinf locations,transects,ienportant features,etc. Hydoophytia Vegetallion Rre s er Y l es X h o la Sample� plreawilhin HydoiaSoilRiiesenl? tieS „ �a � aWle�land? Yes No X Wetland F ydnology Rres er t: ti es N a X Remanks: VE GIETAl16CIN -lJse�iciienilific riamesi cif plants. absoiuiei Dominemi Indicedar pomiinanceTe9twonk9NeFt: Y cavem �Ipecieis? �Ilaius Tree Stratum (plot si:e: 30 ) Number o11 Domir ar 1 5 pecies �I Sai�lix 4asiandri 40 � FACW That e ne C BL,FACIW,o�FAC: el (A) 21 3 ' Tolal P umben o11 Domina nt 4 Species P�wss FIII:trata 3 I�B) £,, 40 =lotalCo�ie� dinq/:f ruib S Iraturn (plot size: ' ) Percent of Dominanll:F eaies 9 Roibus airmeniaic u�i S( X FACU That aie CBL,FFIICVI, a�FFIC: 67% (A/B) � 3 PrevedemaF II11CJ971 WaPF9I1El@t: 4 Total!�Cove�011 N uPlipi��t y: 5 OE l Species x 1= ( SO =llotal(ouer FPIICV� species x 2= 0 FAC Species x 3= [ Herb Stratum (plot s ize: 5 ) FPIIC U S pecies x 4= fl 'I Careu�SF, a0 X (F A C) URL:pea ies x 5= fl 2 C a lumn lotals 0 (A) 0 (B) 3 4 Rne�ie lence Index=B/PI= �ADIVIIfI! 5 6 Hydiioq�hytici VEigEitatic n Inc ica9ors: 7 'J-Rapid llesl bii F��dra F f y ic�egelation 8 X 2-C ominance lles t is>50'/a a0 =llolai C over 3-Riievalence Ir dex is 5 3A� 4-ti a ophoia g ical Pldaptallion s'(prcroide s up p a rtin g Woodv Vine Stratum (plol size: ) dala in Rema nks o i a n a sepaiiale s heet) 1 5-Wellancl�on•Vasaulaii Rlan s' � Problema tia Hyd�o{f y ic�egetaiion�(EiF lain) 0 = llolal C oveii �indicators of f yd iic soil a n d Hielland hydrolog��rn us1 be p ies enl,unless disturbed or F ooblema tia. Fycocp�Ny�ia '/Baiie Grour d in heiib:toatum 6Q VEigEitatic n Ye9 X Nc Rre:ien t� Remanks 26$ S09L HF�I;� 97E 0 dlarr pling Pc int: � Ruoflle Deaaiip lion:��Describe tlo 9hc de ptlh rseeded lo doaumerel tise irsc ic:tcm on ceinfinrn tise absersce of irsdicallcirs.) Deptf h atrix Redox Features (Inches) Cobe(moist) ',1 Coloe(moist) °/a �ype� Loc, Te�cture RemarMs 0�1'I 10YR4il:l 100 :IiHI Luam 1•I�'IEI 1011R4i1:1 961 10YH3i3 :I C M :1i111 Luan RinF 1'I�'IEI 1011F 4ilE :I C All RinF 'llype:C=Concentualion,D=Depietion,Rh=Reduced Matrix,C B=Co�ie�ed oii Coated fland Gluains. �l aaation:F l=Foiie�ining, M=Matuix. Fyenic:Iciillndiaalcros:�A�Iplici�61E luallLRR�,urile:sulNerwi�erailec.) IridiciatlonslonRra6lEmrticihycnici�lails9: Histosal(A I) Sandy Redox(95) 2 cm Muck(PI10) Histia Epipe dan (FI2) Stiiipped Matiiix(:IA) Red Farent Natenal(TF2) 91aaM Histic(A3) L aa rn��N ucky Mineral(F1)(enaept M LRA 1) Ve ry Shaliaw Daiik flurfa ae(T�F'12) Hydiiogen 9uifide(A4) Lo�rny Gleyed Matrix(F2) Otheii(explain in RemarF s) Depleted Elelow Da rll Surlace(FI11) Depleled Maluix(F3) Ti ick Da�k Surace(A�17) Redox Dark 9urace(N9) 8andy ti uaM y Mineiial(S1) Depleted 0��k 9ur ace(N7) 'In dicatoiis o11 hydiiophytia vegetation and wetlan d hyd�ola c��rn ust 6e puesent,uniess disturt c d a� Sandy Clleyed Matuix(fl4) Redox Depres s ions(F8) puoblemalic. Fes�l�iclive LayF�(ii plresF ntJ: Ty pe: Oeipllh(iriahes): Hydric Sail Hnesenl? Ye: �o � Remarks s F YDI�CIL OG Y WEAland Hyd�olagy Indici�dcros: Puimary Indicallc�s(miniR urr oi ar e required;cheic4 a1111ha1 apply) £eicondar} Indicatoi s(�I ou mc re required) :lurlaac Wateii(A'I) V�ate�stained L c�ves(BI9)(F�ccepl AALRA Vvateii slained Leaves (99) Higf Vvateii lat le(A2) ',2,4A,and 4B) QMLRAI,2,4A,arsd 4B) :I�tu�alia n (Pp) flalt Ciwst(9'I'I) ' 0 rainage F a tte�ns(910) 'Water h arks(91) Flquaiic Inverebratc s (9'13) 0ry-Seasa n Vvateu Tat le(C2) flediment Deposits (92) Hydroc c n 9ulfide Odo�(C�I) 8atwiation�isiblc on Aleuial Imagery(C9) Orift Deposils(EI3) Cbiidized Ri izospheues along Livinc Roots(C 7) Gleomorq hic F a silion(D2) Fligal Mat ou Ciwst(B4) F uesence oi Reduced liion(C4) Shailow Fquilard(03) Iron Depos its(B5) Reaenl Ira n Reduction in F lowed Soils (C 6) Faa-�eutral lest(O5) flurta a e Soii Ciiacks(96) 9tunted or 8tuessed F lants(D I)(LRH A) Raise d AIn1 Mounds(D6)(LRR A) Inundation�isit le a n Aeeial Irt agery(97) Cltf e�(E xplain in Fic rna�ks) f Inost-Heave Hummocks (07) flparseiy�egetated Conca ve Surlace(EIS} Rielc ObSEII'V8t10�:: 9uraceWateiiFresent? Yes No X Deqtf (inates): (I V�ater Tabia P iiesent? 1 es Nc X Depti (ina t es): a 161 WF 11�Int H ye rcl9e gy P�e�F ntll?I 9aluuation Piiesent7 Yes Nc X Deqtt (ir ahes): <16 YEIS N CI X (indude�caF illary frni c e) Describe Reaondc cl Data(strearn glauge,rnonitouing well,aeiiial pholos,puevious inspeations),i11 availa ble: Remarks 269 RF9�q 95E0 ET L � �ET� 6Ne4T 6CIN C AITA F �istern ci�ntd 6ns, Val6ey.i, ar c Coaoill eigior Projectl:lite: Rustleiig6toac aity�Clounty: LlaiheiOs�ueigcdCllaakamias :IarnpiingDafe: 7Y151/2013 FlpplicanUGHiner: C�Inc no 519a9e: C R ;lampiing Roint: 3 n�M���:tigata r(s): TRIAF 9eciia n,�IoH�n:hip,Rang e; 9ea9ian 6 BD,Tawnsh iq 5 S,6iangei�I Eais1 �'� � �illorm(t illslape,terrace,e1c.:) 91aq�el Local reliell(conaave,cornex,rione}; �lope(%): flubreglion (LRR): L62RA Lat: Long: Oaiim: :oil Map U nit Name: Arrlllty 9ilt lo8m NN I Claas ificalia ri: Flre alimallic�f��drologic conditions on Ihe site typiaal br tf is lime o l yeai? Yes X No (i'I no;explain in Remar4 s) Plrevegetation :loil onH��drolag�� signillaantlydiatunbed? Flni"�anmaldircumatances"present? (Y�N) X Flre vegetation ;loil or F��drolog�� natur Ily pioblemailic? Ifl rieedecl,e�iplain any answei�s in Rerna rks.) SURAMAAI' oIF FI�DIIdG� -� Alttachl �iie rr aip showin siamplin point locations,transects,important features,eic. Hydropfyic\egetationRneaent? les �o X I! 9ampled ArE a wilhin Hydric:loilP�eaent? les �o X a We111and9 Yes No X Nelland Hydnolog��Riesent? les �o � Fiern arlls: �IEGETAITION- l se sc ienitific niame:i oil plants. absclule Dcmin�M Indicatcii Dominancelleisl�naeNsheEd: %c<iven Specieis? S lalus Tree Stratum (p lot size: ) Number ofl Dominanll;p e aies 2 llhat ai�e OBL,FPICIW,on HACI: 0 ilA) 3 Total�umber af qominant 4 :pecies Acnos: All91ra11a: 1 IIB; 0 =llbtal Ca�ien _ .�Iing/Shrub Stratum (ploil si;e: ) Percent ol0ominanl Species 1 That are 09L,FACIW, on FACI: qY. (AIB) 2 3 A i eivaleincie!nd e uc 1�Icu M:ih eie1: 4 Total%Clover of Muitiply by: 5 OBL flpecies �i'I= 0 0 =llotal Cla�er FACIW:p eaies �i: - U FFIC flpeciea � : = 0 Herb Stratum (plot siae: 5 ) FPICII,:Ip e aies x 4= U 1 Rutlus armE niaicus 100 X RACU L RL�Ipecie: x 5= 01 2 dolumn llotala 0 (PI) U (B) 3 � Rievalence Inde� =BiFI= #IC IV/UE 5 6 Hydrophytic Veac�ellatiun Inc iaatars: 7 'I-Fiapid lest b�hydibphytic begetation 8 :-Oa rn inance llest i: >50% '100 =�lotal Cloven 9-R ievalence Index is 5 3.0' ` �I-Monphologiaal Ada p L tions�(p novide s upp ortin g Woodv Vine Stratum (piot sizf: ) cla ta in Remaiiks on on a sepanate sheet) � '-Vu eilland�a n-b ascula n R lants� 2 Ribblemalic Fydiiophytia Vegeiaiion�(E�piain) 0 =Toial dover 'Indicators o11 hydric;oil and�r e tiand F ydrology mua t be pnesent,unless disturbed oii problemallic. F y d eapH ytici �'%Bane Giiound in F ertl 9tnatum 0 VegetatlOn Ye:l N cl X Pre�sEin11? Remarks: The reia is�IoaaNeid anc rriuc dy fi ami tlracilcu aallivity. F ec alc e�r deihris is p�ieisent anc misiy Havei 6eien dcimiinar 1 irs 11he sarniq�6e�s iEia F iior 1ci ve�e��ion cilearing. H red a Ider w�is rcioled and c amir ant r�itH in tkie sample�Iteia,v eigeitallian wciuld still nat Have beein cians ideireid Hyc rap�F yi ia. SOIL �h'S# 52E10 .larriplinc Fain1: 3 Nraifi�e Descriptioin:(C escnibe l0 9he c epth needed 10 c ocumen l the indica lon or a onfirm ilhe abse nce oif inclia a lcira.) Depth Ma'h ix Redox Features (hwfe:) Clolon(rn<is'I) % aolo�(moisl) % TIIAe� �a�' lextuie Fien:nks �.; CI-61 10YR4,12 1(10 SiH Lc�irri � 61�14 1 qYR 4,12 EIO :YR 31k 1 C MI SiH Lc�irri Mec iure 61-'14 1qYR4,l3 39 Si1tLc�imi ' �� �14�IEI 1qYR43 q0 �� �� Silt La�imi � '14=16 1qYR4J2 EIO Silt Ila�im �� ���� �l ype:C=Clonaenlr tior,O=Depietior,RM=Reduced Matnix,CIS=Co�e ned o�Cla atec Sand Glnains. 'l oaation:RI=Roi�e Lining, M=Matuix liydric Sciil Indica�lars:QApA�licablei tci all LRRs,cnlei:is olHerwisEi nofEid.; Indicallcins ior RncihlEimi�dic Hyc nic Soils3: F istosol(FI11) San d��Redox(.15) 2 cm Muck(FI10) F istic 9pipedon(A2) Steippec h:t�in(96) Red Rai ent ti:tenial(TF2) Black F-islia(Pp) Loamy Muck��N inei�al(F'I)(excepi AALRp q Ve r� ShalloNi qa�k.lurl�ae(TF'12) I-ydagen Sulllde(FI4) Loamy Gle��ed Mat�ix(H7) Otheii(explain in Fiemar4 s) D�pleled Bel<w Dank.lurfaae(PI11) Depieted ti atnin(F3) Thia F Dai k.lurlace(PI12), Redox DanM .I�rlace(F6) 9andy Muck� ti ineral(91) Depleted DauF.luriaae (F7) 'Indicalors ol hydiiophytic�egletation and wetland hyd�olog��rnust be puesent,i nless disturt ed a� 9andy Glle��ed ti at�in(94) Redon Depi essions (F8) puoblematic. Re:itric9ive Lay er dif q�rFise n 1;: 11YPe: Deplh(incfes): Hydric�lai6R'Eiseml:� Yeis Pa X Rema�F s: - �,. HYDRe uocY VVe111arid liydroloc�y Indica�lar9: F rimary{Indicalois Qrriinimiumi crt ane i e quired;check ail�Iha1 apply� Se aandar��Indicatai s Q.I aii mcue required� Suriace V�ater(PI1) V�ateu stained Leaves (E 9)(F�dcep l N LRI�I V�atei stained Leaves(B9) Hig 1 V�aler Table(A:I) 'I,2,4�1,an d 49) (MLRp1,2,4A,and 49) Satuiation(FI3) 9alt Cl�ust(B11) ❑uainage F atteens(B10) Watee Mauks(B'I) Plquatic Ir�erleb�ale; (B13) ❑ry-.leas<r V�ate�Tat Ie(a2) Sec irne r t Oeposils(E 2) I-yduogen.luifide Odoii(41) Slaturalion�isible on Pleuial Imaglery(CI9) Deift De p<:its(B3) Clxidized Rhizo:p f ene: a lor g l iving R<<t: (CI3) Geomouq F ic Ro;ition(D2) Algal Mat or Cluust(B4) Riiesence o1 Reduced luon (CI4) Shailow Flquitan (03) luon qeposit: (E5) Recent liion Reduation in Rlowed f oils(C6) H�a-�eutual le:t(05} .luriace S,oil Clra a 4 s(B6) 8tunted oii.It�e::ed F lan ts (O1)(l fiR�I) Rai;ed Ant Mounds(D6)(LRR A) Inundation\isible on Flenal Imager� (B7) 4tF er(F�cplair in Remaek:) Hro;t-F eave Hummocl: ([]7) .IF ar,e Iy Vec etated CI<r ce ve;i rlace(B8) Field Observations: .luriaae V�ateii Rreser t? 1'es IVa X DeF IF (inches): 0 Wate�llableFuesent? Ye: Na X DeqiF (irches): <'161 Welllarld Hyd�tllqqy P1'el9E1n117 .laturati<r Riesent? Ye: Na X DeqtF (inches): <'I6 Yels NCI � (indude: capillaryfini a) De;aribe Reco�ded Data(stneam gauge,monitoi ing weil,aerial photos,pi eviou; inspections),if available: `� Remarks: 271 �,.. � �� 51�� ��lO�OS � � �. � � ��c � 3 ���:, � ��� �� ��� � �_ r-'r ,.,.u,�:.�.,s �a�,a�sa.�..,.,�,��.,r�:�.a�r���,., v�;,�����,��n;S:.s�f�'��.��.�°°,`���Z:��i''�,����rr,?;�<.z�i`���a�.� ��a�la��'�`i���..'��'��na�t����.,�k?s �h� � �ti �� ��' ��';. �.. �� ��� �� � � � �� ���������3� k�a;�, ,,��<., � ;� � � ���,��Y�`�'.� s . � � � �� � , E �� � i� �1� d � `� �� � _ �a..-:.x> i y�� ��`.�` g ,i_ y: i s g 3vi : � � � .: �:> � , �.,�„.„ �.F,��� ��� ����� �'a ��� ��`" .� ..,. z � � �,.�_ �� � ��, �� � �� � �� �,�����2�����``�� � �> � �t �;_ � � � �� ,, � �` �"�'���� �� 4r; � s � � F;: y ^ �� y.� �,�.. ti� � , �z_�.; �' � � ����'���a. .r� �� � �� � ��`"��� �`''�' 3'�"�\e �� 5. h2 ' Z , ��� � � eF W � ��,� , �e � .r z�y� � �: �. _ � ' . �� �, �. . �. -� � f� �, 273 A H atci A: Loakirig H e�it�ii th e si1Ei. 1 he �"`� iri6ut�iry ia B�dl C�Eek flatis sauilh�Ihraugh the;iiie. Riq�arian vec�etatlion in thi;i area is comiria1lec tly F irr�day�ir E IaakE err�. A h otei�: Loakirg,iauih �it11hE fiiibut�ry ia B�ill CrEieN. RiFarian vegetslicr ir th is�me� is dc rr inialEid 6y c eciid�au s t�Eie;i, Firr�ilayar klaakterry, ar c �E ed aar�irygiias.i. 5260 �i�i�i2s,�3 PF c io doc�rr e rit�i ion— Fc sberc Rc ad Piic jeci ir ��kE 0�wegc, g ,�,��-w�i��� � � � Clsick�rri�is County, Ciie�cri �otr.ph citos ilake n J uly 1�I, �101�I. Pa�i ific Ha bitat 9 e rvia es,Inc. 94:10 9 W Comnieua Cirale,Suit�180 Wilfonv�ille,OR 97G70 274 Phoio C: llaokirng nor�hwEis9 sitllhEi y,�----_ ilritullary�lo Eall ClraeN smc iHe � Icn�r aie�i tihEne d�it�i F�airni ' wa� aallec�eid in�eieF� 1. Rh otci D: LccNinc�tie.t�ii the low are�i HhEue d�itsi F�oirnt a was cioilEicillec. C�t veigEii�itic n is Flrec cimin�in lly F irr�ilayani k lacikk err�l. 5260 ��izs��s Phoilo c oc�mE riiailion— Fc s bei c Roac Pi ojec i iri ��ke 0:H ego, "' �, ." Cl�ick�rri�s Couri�, Oreccn ����-_ - P a fic Habiti t Services,���. Botf ph c 1os 1aNen Ju ly 1�I, 201�I. 9450 SW(omn eru (ira le,Suite 161 �isonville,(IR 97070 PHsiio E: �oakirig nior 6� at law aiiea whEirE ca1lapairit� was � ciollEiciEic. C�t ve��e�lailior i� ��rec amin�iritly Himalayar bl�iciNbE iry. Ph otci F: � LcioNinc� r artH Eiast ai SeE p 2. The bec cif ilhEi saeF�is nc�t visiblEi thrciuc�h o�erhariginq �Flarian uec�Eitatian. 5:60 ���;s�ri3 Protc c c aumer iallicn—Fo�berc� Rci2id Prc'Eic�in Lake O�wegc, t�r�"� �"�' Cl�icik�im�is County, Clregon Paat a Habit�t Sen ices,��a. Ele 1h phc io�i 11akEin J u ly 'I 9, 2CI1 cl. 945I SW Con meic�Cii cl�,Suita 180 �Isanvili�,CR 9707a jt........... � • • ��, � "# ��� ..��.. ��� l��t /ti� &��:�1 .1�4,..��: ��_�.r+.R..,.., r�..,r. <a,d.�sa�;...���,.��?1;�;,..... , ,��cs �rr.-.�.:.i,.S ..t..����a� �`.y�.:��;...,,.�,_�, a�':��.i�";:�A�!`'�°�> `� .e����a�4`m�,.�.�'r '��".�..�`��a�.�aq.��� e�,� ....�. �.�v � a , a � �� � � ���: e ��,�,��;,'�����r�c���'� :�;�. � �� �.�'"' <C;y:: � ��� .... .. «. �_� . s'� � � � �,.. �����'. � .�c`��; ��: �a��'.., s � ^, �.N ' 3 � '�z� '. \ �� �' a,��" ",4�. �.� �5 ¢ 3��, . h•' '�"<. � �5. � ti -„ � �� �'�,� ���s ���.� ���- � � - � � �„�, z� ` � � �� �� �� �� �� `��' ��`� e��.., �<�..„�'a�,�'�a��?,r�� � . ���� �� � �� � h N i r �' ��i� � � �•��'1R � ��t � �,�.��:f,��"��a� � . �t ��'� � �� �������� ���, r � � � ������� ��� � � cx"`� �� ��'���✓�,��'���N!it '�"� � Z„ �� ��' �F� ��<�" �cu '`. S t' ` .' . .�� �� '£Y,.� . ,.,.....� �a�a� ���at�� 'y�", '%e ��.���� ,.,..�. .. u` , . ....._. ;,; ..a„"..�f�s;._m...�.. ew"n,�" -?�� ���� . 1 c,• y �'.^;;` T%� ��?y. 277 'I � F �] �I 'T '� l� F I IT'l l� �,,.. ._. C '11 I�eglulai ory �Dlaari�dicitio n Wet]anids and v�ate�i nesourcie s in Oiiegon arie�ie gu]ate d by tY e C re gor.i�epartrr e nit cif �I il ate i.an�ds (�SL) w�den the Remo�al-Fil?I i.av� (CRIS 196.�100-19E.990) an�d by thei U.S. Army C orps af Engineems (CO E) �Ihrowghl Sea1 iorn 404 of the Clean Wa�l eri A ct. The primary souiice dacnamenits fori vuetland deilin�e ationis vuithin Oriegoni is thei Corps of Eb�g;ir EiEirs Wetlanas �IEil;iriE�ailion Manual, 7lechri�icail hlE�cirt Y-8a-1 (lEn�v:inonmei�ita;l Labonatory 119�7) an�d the RegionaZS�pplErriEin�I tci the Cor��s cfEbzgineEirs Wetil�ndDEilineataon ManuGl: T�ste�r Mo�ri�lcz�ins, Valileysi, and CoGstRegion (VEirsaon 2.0, (U.�I. Army Corp.i oflEnginiaeri.i, 2010), vuhi cih anei riequine d by both D SL arid CC E. �a1 er�i of This �It at e and �'letla n d De�n itia n Watens of Thlis St�te a�ie deifir.ieid as "all n�atural v�ateirways,tida] an�d nion-lida?I bays, initermiittem�t stneams, corn:ilan�tly flowir.ig st�ieams, ]akles, v�etllanids, that port�ian� of thei Aac:ific Oceiari thlat is in thei boundaries of ilhiis s�late, all otheir ria�igable arnd nioriniavigab;lei bodieis oflvuateri in lrliis state an�d tho.ie port:ion�s of the ociean shorie ..." I�DSiJ, �1009). We 1larids anei definie d as "thcise are as thlat ane iniur dated an sa turate d by sw facei ori groun d wateui a1 a frequenicy zmd duration suffic:ieinl to su�p�port, anid that underi�iormal cincnams�lanices do :na��port, a prieva;leince af vegetalioni typiaally adapted fon lifei in sat�lrated so�i] aan�d�itiorn:i" (�SL 2QC 9). �etla n d C rit e�ia Ba=ed on 1he �bavei defin�:ilion, thiiae miajoii faato�is charaaleri�ei a weitlzmd: hydrology, su�lstna�le, arnd t i ota. Vi�letlan d I3y�ld v alogy We tlanid hydrology i s �ielzil ed�I a du�ra tioni of saturail ioni, fre querncy of I saturati on, ar.id cr.i 1 i cal de�pth of satunalioni. The 15�17 mannaal defirne.i wetla�d hydrology as in�unidat�ion� o�i.iatunalioni v�itl�lini a majo�i portiorn aflthei �iaa1 aon�e (usuia;lly ablo�e 12 iniches), typically fori at]east 12.5% of trlei gYiowimg seasoni. The vuetland hlydrology ariteriorn ciani be me1, hav�even, �iflsaturatio�i vuithlirn the maijo�i portiorn af the naal �onei i.i pneser.it fbn orn:ly �°/a of the growir.ig seasor.i, depenidinig orn otheri ev�ide ncie. Thei gnowin�g seiascin is definieid as thle panion of thle year whlen� soi] �lempen�turies a�l 112.0 inciheis bellcv� lrle soil sunfacie �re hlighlem thlani biolog:iaal zerio (41 degrees Fahilenl�e:it, 9 degrees Celsiu:i), bu�t also allows appro�:imat:ion� frami frost free days, based o�airi lempeirature. 'Thle grow:in�g seasor.i fori an�y gi�en si�le on]ocation is determinied from US Naturzi] Rlesouvices Conserviatiorn Serviice, (formerly Soil Con�serviation �erv�:icie) dala and informationi. Wetlan�d hydrologiici :in�d�iciatori.i:in�ciluidei thle follovui�ig: v isual obseirvatiorn cif inrundatiori on saturalio�i, v�a�leirmanlds, drifil llinie:i, sedimenl deposit.i, anid/on o�id�iaed nhiaosphlereis w:ith living noots. O�id�i�ed nhl�izosphleneis aiie de fined as yellow:ish-iied acines anound the rioots an�d rhiacmes AF penic ix D—Wle�llanc Dlefiniition ar d Meilhoc ology 278 F acific Hlabit�lt�en ices,lnc. F age 1 oflsome plants tllat grow in frequen�t]ly saturated scils. Othen :ind:iciatoYis ofhlydtology, i�cilud:ing algal mats oYi cirust, :iron de�posits, surifacei scil cuackls, sparse:ly vegetated cianciave swiface, sallt �'� ^ arust, aquatic iirveirtebliateis, hlydrogen sulfdei odor, reicucied iio�, i�ian iieduct.icin in tilled soils, a�id stunled or stressed planits aan also blei use d to deitermina tb a p�re senae of�et:land hlydrology. �6'IEiill a�d �utilstrate (Soils) I�llosl �et:l�nds arei chlariaciterizeid�ly hlydric soi:ls. Hydr:ici soi:ls aie 1YIc se thlat are pon�ded, floc deid, c r satu�iated fbr lonig eniough durin8 thle grc�ing season 1a deve]op aniaerol�;ici aonditior s. Pleriicid�ici saturatian oflsciils causas a1ler�iat:io� cifliieduceid anid ox�idized ciand�itions, �hlichl le ads 10 tl�e fbrrr�ationi of reidoximorphlia faatures (g:leiyinig an�d mott]lirng). M:in�e�ral hlydria so:ils w�illl ble e ithle r gleyed on w:illl hlavei blrighlt mot111es and�c r low matrix cihrc ma. Thle re dc x�imorphi ei featuriei known as gley is a�iesu]It of greally neidwaeid sciil cicmd�itiorn�i,whl:icirl riesult ini a chlariaaleri�itic grayishl, blluishl or greenishl soil colori. Thle lerm mattling:is used to describlei arieas oflcont�asting cioloii�ithin a soil matrl�. The soi11 matr3x :is 1Yla porti cm of�Ihe soil layen thlat Ylas thle pne dominan�l cioloii. Soi]Is lhat havei blrighltly ciolo�ied motilles �nd a]law matnl�ahlrioma arie inidicalive cifl a fllu cituatimi8 w�teri 1 a�lle. Hydria so:i11 indiaators irnclude: o�i8aric cionlent ciflg�iaataii tY ac 50%bly volwme, anid/o�i piiesenaei c flriedo�imorprlic f�attules and darl� soi]I matri�, a�i deteirmineid�ly thlei usei of a IVlunsall Soil Clc]Icr Clhart. Thi�i chlart establl�ishles thlei cluloma, valuei arnd hlue of soils ba sed on compariisoni�ith colon cihlips. MirneYia:l hlycric soil must meiet orne aflthle lE defnitions fori hlydria so:i] :in�d:iciatoris, oYi ble classified as a"prol�:lem soil" irn�Ihei Inten:imi Reg:iona]I Supplememt. �blleitlanid Biota (Vegetation) Wetlanid bliota:is defined as hly�dicp�hly�t:ici veigeilat:ion. A hly�drophlyte is ap]lanit species thlat i�i capab:la oflgrow:ing ini substrales thla�l arie perriodica111y�deficiient in cxygein asi a iiesu]It of saturated soil condit�icin�s. Thle U.S. F:ishl an�d Wildliif� Serviicei, ir thlei National Z;i�t of Flantl SpE ciies tllat Occun ;in Wetlana�, hlas asla�IlisYled fivei�lasici groups oflvegetation�basad oni lheiiYi freiquen�ay of occur�enice in weitlands. TlYleisei calego�iies, nef�irreid to as the "vuetland indiaatori statiis", anei as fb:lllows: oblligata weitlan�d p�]a nits (OEIIJ;, faau]H at:ivei�eitland(FA C V�, f�cu11 at:ive (�AC), f�cu ltaitive up]anid (FA CU), anid obl�i8ate up:land(UPIL). Tabllei 1 gives a defn��ilioni oflthle plant inidicator codesi. Tab1Fi 1 �eise rap tion cifl�611Fitland Pl an1 Im d'ie ator Status Codes Indi caitcir Ccidle �Ha�lui�i OHIJ Ob]'gatei wed:la�nid.Ds�lirna�tad�lo oacnzr�ilmast eixcilusii`ely in we�tlands (%SI9°io) FAC�'P FacLill��t�ivei vcialland.Estimateid ta aaciiui 67�951%afllha timei in we�llancs. �iAC Faci;dt�tivei. Ociaur eigua:lly in weitland,i 2ind nbn-weitl�md9 (�4-6f%). FAC i: Faciullative upland.Usually ocicur in nan-wa�llainc s 1�6�-9SI°/;. LTPD Otil�ig2rta uplland.Hstirnaleid ta aciciw alirosi �ci:lus:iveil�{ ini nioni-wetlands (>59°io). ]f a s��lacias is no1 assi€�neid tci cinei ailtHe fkiur gnaup�s ceiscribad zbcrvei iil is as sumeid tci�e abliganle u�lland. 1�1I Hais ncd yert reic aiveid a wa�llanc inc ici�rtcr status,tiul is prabably niat abliga la u�lland. �AI�If neix TJ—Wailzmd TJf finitiam and Mlethci�allugy, Pa�cific Hait ital 9erv:ices,Ina 27g Pag�e 2 Obseirvalions ciflrlydnology�, sciils, and�egeilationi, v,�eyie miade wsing�Ihei "Routir.a On-9�ite" deilinieatian�metl�od as deifinied iin tHe 198 i marvwal an�d tl�le lnileirim Reg�ional Supplemeir�t fo�i aneias ��� �Ihat wiere not curiently�ini agriiciulturlall piioducit:ion�. one-faci�l diamieten so:ill pits v�enei e�cavaileid to 20 i�cihles anid sail pnofilles weire ex�amnnied fkm hlydric soi:1 and v�etllacic hlydnollagy�fielld indicailcrs. In additioni, a v�:isual abscillule-co�eyi eis�limale c flthe dcimiinan�t speaies of thle plant comtriunity wa9 perfbrmed usi�g soil pit locations as a cienitem of ne f�renice. �omi�anit pllant spec�iei9 arie ba sed an e stimates of I absolwtei co�en f�ir hleribaceiciws, anid shrulb specie s v�ithl�in a� foot nadius afl the sample point, anid basal ariea co�en frm treei anid v�ood}��ine speiciies vuithlini a :10 fbot riadius of thlei sample poinit. Allant spec.ieis ini eachl v�ei�eitailiue layeri, vuhlichl arei e�itimated at]less lrlani 20% ofthlei tc1a1 ciouer, are niot cionsideneid to be dom:in�an1. Thle v�e�llanid�ir�d�iciatori stattis is thlern used to dei�lermine if thlene is an oueiiall domirnanaei (grie�ter lrlani `_IO%) of wiet:lacid o� uplan�d plant s�ec�ies. If less thla�i 50°�0 of thle domi�ant speicieis a�e hlydropl�lytia, thein thle preualeniae inidex�may�be used ta detern��ine iflthle subdaminanit speciie�i are hlydiophylic. If�Ihei prie�alencie �index is ]la.is tYlan oii equall to ?I, hly d�ci�hlytii ci v�egetat�i cin crite rioni:i s met. �uring cata ciollecitioni, thle so:ill priofileis weirei examiinied fbx hy�dr.'ia sciil and weilland hydrology fieila indiaato�is. Planit speaies anid ciovem vuerie recorided. �a1a v�a�i reaonded an slanidarid data srleiets vuhichl aontaini thle in�forma�lion�pec:ified:in the 1SIFI� Ccirps lOAacual and thle I�ten:im R egionial �I wpple mie�t. � A�pe�dixi I]—Welland I]f flniiPio� and Mf thodcilagy 280 Paciflc Hlab itail 5erv:ices,Iiic. PaBe; - ,.��' .3,-i` t , ,��..� .. ;;.'r �.. '^,'�"��`a "..j'i;; TI Jf _ .'v�i --_,...._� 4. � ' N eigh�orhooc MEIE111 ing Minu�es, ,;;, $ r � Car�dnv� ,,.;e,.�,.,.. . s�eA,�i9the wwrei The �illage al Westlake [I�te: Naveml er26, 2�13 54i'.19WWeslgate Criie 6 p.rn.to 7��.rn. su�te�a�i Pc r lani I,C reg�n 9729 i Loa�tion: OaN Clre ek Elerri a ntary Scf a ol Lit rary usa 55 Kingsg� te Roac in I aNe Clsweglo ��Q,�4i�,�� I haue Puepareil k y: Cla�dno—IV att Le►niis, N icF ael Clerbone, and Thatah Mo}le �� (5a�;a�s-as�a wwwi.c;rdw.cam 1. V11 hat a r4 fhe la f si:ies and the minimurn housE area? Resaonse: Als shov+in on tF e Site Plan, tFe 20 lots rniiil van� in size t asec on the sife tuqogiiaph� and reso� rae areas. Glene�all}, the lats will be araund 6,OQa SF anc tf e housas are limited to 35% lot cc uerage. 2. W hy h as fl e a,�ea A e coma moie den:e��m 'I fl Iot: to 20? Response; Clue to �ite aanstraints aaross the rniddle portian o1 the �ite, tfe ap��iicant is looking to capture smallen lats ariai(at le under the planned unit development c verla� seation oil khe aade. Tf is ►niill allov�i mo�e lots to be derieloped +nihile aiaa rnaintainingl the cF aracter ofl th e sunroundingl neight c rt ood. 3. Wr!!t�erE be a��E desfrran corridar fhrough ti e wE tland? Rleaqa nse. No, tl ene ►nii11 t e qedestrir n aonneativity into botf tf e east ancl ►riest sicle a l tF e developnient, biit there ►niill not be a pedestrian aoiridon acroas the wetlarnls. TFere is a siglnifEaant grade difilerential bet+nieen thE east and west aonneutions, and ��edestrian acnes� would i�equira switchk aaka and 9avenal rundrecl fl olltraii. 4. Is any taana por atic n mitigation praposed? Res�or se: Thia qraject +niilE t e rE q�iii�ed to pay Tl� ilees wihiah are desaribed a9 impact fl�es that g�o tov+iards aapita! improvements of tl a transpartation in�lrastnuatwe. TI�fees are based on the nurnker aftrips genenated by the E�ropnsecl clauelopment. The der ieEo��e r is +r�orH ing uiitf tF e City to ac la quatei} adc I rE ss the p ra portion a te irn q a ct 01 tf e de�e loprn e nt on tl e tra nspa rtation infuastruotui�e. 5. Llensity i on�I d fo 20? Fies onse: Baaed an the zaning cocle, tF e minimum density far tf is zone is 18.EI lots for the cla�ieloqment or 5,QOQ S� per lot. Tf erefoie, the piopoaed numbE n ofl lats is on tf e lov+�er ern I a f alla+n�able denaity flc r tF e zn n e. 6. StomiK�afen&inrigafronnunof,lcnnceav�a? Res onse: Cln-site storm+niater v+iill t e cletairied and ti�eated on-site. Runaff from pul lic improvernenta uiill be tneatE d and releasecl tf naugh the site ta tF e we tlancl. Storrnwate n autfalls will ha�a a n e rgy dissip ate�s to i�eduae runoff ve locity and tl e tF reat o1 E rnsion. AuslraNa . lelgium � Ind��nasia . hli ny�a • ller�ilaala d ■ Ra�i� Ileviflui�ee E xHlBf� F-'�3 UnitedAral Elmir ias ■ UniEadKiugdom . Unilecl9lates • Operafi�nsinBU 0�iuntries LU �3-0064 281 1 age: !la��emb�r:7,201] � �:af'df10� �hapin�tl le Fu�un 7. U11haf u�r11 the aiza of the �a�sea be? Response: Speaifia hou.e sizes Fa�e not been deterniined at thia time. Howeuer, the I uilding faotprint is iimitecl to 35% of the lot co�ierage and the proposed Fous� f eighks will likel71 be in the 29-39' rangf . 8. Whatistledenaityafthelats? Respon�e: B� sed on th� zaning nacle, the minimurn clensit71 fnrtF is zane is 18.9 Eots far tl F c le�efa pmen t on 5,00 fl SF per lot. Tr ei e11oi e, the propa s ed nurn t e r a f lots i9 on tF e lo►nier encl a l allawable density fnr tr e zone. Tre ma�iimurn allawiecl number afl lots is 2;1.9. 9. !s thene a wa f sita' Reaqan:E : A+n�ebaite haa not }�et be� n cle�elaqed at this time, b�t as the project pnoc resses m oi e ni a r�etin c will bea ome auaila k le. ;10. W1 a t is the tirneline for fhe de ti�elopment? We: panae: Tre clevelaqer v+bulcl IiE e ta cornmencF canstruction af site impro�F rnenta this s�rn rn er, with �ata a�a ilable for deueloArn e nt in tF e earl�� Fall. 9111. W!o owns t�a properiy/owi�arship? Resnonse: The pnoqE rty ia currentl��ov+ined b�� Lol� P. Hoocl. 912. Straefimpmvementsori 19ogers Raad a. C la ra, biN es a n d sl a teboari Is b. Side►niall s, ata p sig ns c. t lurk and c uttei Re sqonse: The i la�ieloqe r uiilE be dei liaatin g additional ric t t-a�wa��to the Clity. TI f re a re no proAased irnpuo�ernents to tF e Rngers Aoad frontage, aa cletacf ed siclewalka and landscaqe planters are qna�idecl on the v�iest sicle ol Hagers. 13. Hn w da you provide sai�streets 1br kida% liesnonse: The int� rnal street � ekwork ia deaigned to rneet tf e engineerinc standards as determinecl by the Clity ol lake Oav�iega. Also, the streets �niill be deaignecl to ni a et tF e m inirn um �is ion clearance standard aa c le fined by tf e Clit��. Sic IawalN s are Anuuidecl along the straets aa tF at all Aeclestriars ►riill haue a safle accessv+�ay ir to anc I tF rough tf a site. 14. V1�1i11 thel�e t e monurnentafrnn% Response: AI mon um ent s ign icle n tifying the cle�eln qm ent�niill like ly be ir stalled. The s pecific Incatian ancl size ras nat been cleteumir ed at thia tirne. �15. VU ould fhia 6e a new h OA? Response: Yes,an HOAI v+iouli I t e creatF cl for this deve iopni er k. 'I�I. HHbould homes au cesa Rugers Aoad direct!}�: 282 lage 3 Nc��e mb�r 7 T,2047 � �+a�/1�� 7 hapin'�tl le Fufun Res�onse: Home9 Ia a atec I nortl oi the p ropoa e cl re9 ideri tial street that ha�e dire at a cce ss onto Aa c ers Fload v�iifl hava clrive�niay acce ss ta F�og e ra. �17. How are��cilifies o+n�ned a nd mai�tainE d? Res,p„onse: Alll put lic utilitias v�iil! k e Iacatecl Niithin put lia ea9ements or right-oi���ay ov�ineil and maintaine�l b��tF e City oil Lal a Clsv�iego. Private storm�iater�lacilitias will be awmecl and niaintained bykre HCI�I. �I�. No�i a,�e f,�eea in t�a sigr i�Fcantg,�ovE comeri prc tected;� 17es an: e : Traes in tl a significant grove aarner are prokectad by the Reaaurce Clonsenatian {RCI) and Rlesaurce Proteation (I�P) overlays. 7f ese o�ierlar�s place cliffenent tF resl a Ids on q okentia l ini p a ct� ta re so�iru a s�n iithin tr ese a ne a s. The cleveloper is qropo�ingsarneiniAacttotFeFlQarea, whiletherernainderoftheFlCanea willbe q laae d in a RCIPA p na tectia n area. ;19. Howi do ypu enl ance nesouiice arE as? I�Ie9Qa119e: TFE resourae areas �niill inciude adclitional qEantings ancl rriitigation that �nrll enhan a e the flunctia n alit��oi tf a se reaource a re a�. 20. Na rai �u!1 you rnarF ef th� IotsJ Will�pu hat�e a fraile,i on s ife? Re 9 pon se: Thia l a s n't ya t be e n fla rrn ali�ed, but the de�ie lopen is v�iorkin c +nNtt a realtor a n d cari ansN�er anyspeai�lia c uestions afterthe niaetiny. 29. WiII the��e be s freef lighfir g�? Re sponse, ll es, tl a re �niill t e street lightin g to meet tf e re q i ireme nts outlined a Ythin tt e City cacla. 22. Will you 1 a��e fa!1 Iler a es along Aos bei�g Aoad? Response: Thene a�e no ilenaes qraposecl alang Fosterg Floacl. Alt tre kirne ofl build-out iutune pnopertJ� awmers maJ� Araqose to aonatruct fancing along Hosberg Raad. The flencinc will I a��e to rrieet Clityflance and wall requirement9. 23. Clan yoci provide a pedestriar conr ecfiur befween f�E east and wE stsides;� Response: There will t e peclestrian corinecti�iity into to#h tf e east ancl west side uf the davelaprnent, b�it thene a Aeclestria n corriclar aauos9 the N�etlaricls is n at propased. �I peclestrian arossing ovar tf e wetland uiould not have a viat le uoute ta alirnb the s lope o n the ea�t side. 2�I. Wrll the a rossing at Aogeru be a �I-+n ay s top? Response: �o, tl e arossing at Flogeus �dll r a�e atop signs ilor vef iclas entering F�agers ilrorn N eadoHicreeE Ca�irl, but tl era will be no staq �igris p�opased alnng Flogers. 2� Clan y pu fa1F aba i if guea t parkir g? Resaon�e: Glus�t paiking wiill be pro�iided v�iithin the drivewa)�s o1 eaah lot. Allso, parl ing aiili t e puovided ori n ne side oi tf e streat a n the vuest s ide. 283 R���� kav�irnber71,2U13 � Cs�1'L�/7�� 5hagi�g the Wd re 26. Will C C&R'a take info aaaounf 1br ofhen regc latians ni WE stwood? Res„p,onse: Sqecific C C & F-0's Fav� not k een deterrninecl at tt is kinie, k ut the reguEations will loa� ta maintain tF e la a H anc I fe e!ofl tr e ac fja cent devela p ments. 27. Will fhe wall ari Rogers��o neplace fi e exisfiru railnoad tie ►��a!!) E a madE afcorrurefe? F E saonse: The railru a d tie wall will have ta be replacecl due ta tioeta ge improve ments, k ut spaaiia deaignoAtFeHagers►nallFasnatyettaenditerrninecl. 284 � r... h: �_�.,..-da....,,�� , �T� Th�i Uillage �it l/� e�i� lake �;� .,�:4i �-:�.�;� _ _ ;.� ��V�9 i� ��L �� 9 5'w<r rx4 a s <,�r;,�"9 $..��:.k a�i ...-....�__ � NovembEiri 2E1, �ICII�I ,, �__._ ' , � ' � F ��, ����_-��,: �r r ��, �; ..� 'NamEi _ �.:,4ddress: Street,�Zip �h�r�e Nt�m��r _ ����11,9ai1 �I�cn��s '�Y� � ��� —T_T� .�_ �.���� 1� ����_ .�� _�.�__.��������:�'�-� . . .. �� ��� � �� � �,� , lr"�� � �,�1`���� � � �� � . � �'.. �{'j � � t�f� � 1� r-� . �_._,'� :=�--_—�€ �=—`-.� . -- , � �'� �C� � " ec� e__�-�__ o� 57 3� �� n [� �v' S� _ 6�0 —c i � �re�i. po�Cv ��ow ,, `�' � � / + t- � s �`,�a g���- P c � r ��� c��� i ���r"� ��� �� � !� d L.� e�,;{ `'1 r'r d?„� ^ �, ` L� ' f � � .`'�i !. � il h�� :��j YI 1�;�:s�-. � - )� -, � �� Y T Z�'r=7 �c�� �. �fr�rrr�fC.� ;$��" �� �/ � � • -� r,� I���c7G����i z!� ��,� �f �T��r �� ���� ,5����� ��� �Cc � �� ��4-�J ��-L�I� � ri'�s�r+ e ,. �r�t � � �H� 13#sr SQcc7N�✓�d�l �7 �C"�-I y��-,7`?1� �� pi���u (�, �K'��.e �. ��cll i d�•� Z-ir��S� �(�trY� �,a S"]" .� s�lu'�l�.��� t3t C �. r ' � - I�a.� �:� �13 0 ��2`� �a��rQ ri k�l ar��t �v►��.� ��.�. �'� � ro�.c E._�; SGSS � �Ncic�lt� �� � 2 S�� t ?�' �1��`� � _ "',�0 urw� �� r �_ ��lt .'�`""� �-�� � � . ' �"�'� � ��� '� �� �< .:� .� �, a .y �� C��. �tl��� .�-� � .• � ��� _�� � , ' `'� f?`7 � [' �C�,�j�.3 r��Lt[ sG 1 w ,� .sri:�� �C1 L1 r`�lGr�.�'.r'�` .���.�. -�if���� •��f 1��l� .3 , ��'9 ` ..� ���.__._ /IG !1 t'�"ca� '1 .��...............�� ���' �G� �` C1!s�� �i�ln 5 � � -�� �. � - > ,. , �;���t�,#.� �f���t��'' ��°�r� �0��� �....�� �?°�' `7��" I �1[1 k�`�'1 ti� ��-, ��rr; rr�, �� � � � � `"�- �' ,`�--�� �����— ��„�le,,r,�.�� �r .S'/+� t!�l. ' �- �,�t '��� '� .,' ' � � , /r�, f ��� d�1'r���� u� ��t�i fz � ,� (',�^e��. .. 3'��- �ZQ /��3 �a.H,�e�, cu�. C ��a�'( c-0�: �'� .� � ����. ��.� � s�� _ �-- --,-- ,� � ��r, ������-�i 5� � � (�If� ��,� �,� �1'� -���I-�'� ��' ra- �¢���►L �.��. :� ��'.��___.�Y.e.._�. __.�__.�_ .� m__.��' � �a ��_._.__���_.._.����.._��.n�tT�e���: ��� - 7�p U f�.5� � �,i ��L�Ck��.cc �.11 �_.���___._ ��c.Y-�.�r` ��A/.0 � a fi �-...tLGw, ��___- - � n._ __ �, (�r 3z� z.�Y� � �� �� � d f `��... �. � � --�__._ s�� �'�"��`��`�- -__' � ��.____._ �_���.�� ������� S � ' �, .,� �_�� ____�______ ���u� � �f�i`��'� ,�����'•��/ ,�'��/�_. �=�V�'�G.t%r� ���� T9.�� � � I�'�� � C- �'r� / � �'`�< <'�"�I�`�G,G/.��� �� � �� , - '���`d�i ` _�''"� .,,a - � ,� � j ''s'i '.,` i�� � �.,.ir,S •_ _ � f � � �^:'�I� �, . '!' "I ;;.� i i� �f::..'r - - f ...F �g.�,.{- -jl L.' i7_�, 1 C-�a:� �' ' ` � � �f��';c t�� L.t;�t�� �� '�[G� �, ���1� , ���bL�`!1�3� ;�� c,�bs�}��i� �_ '�.at �` ,. al rm'..} �:��,� ��_ i � � ' ThEi Vill�ig�i cit W Eistlake SIGN IN SHE � T Nov�mbE r 26, 2CI13 ____..___.....�_ _�. .� _._____.__�_�.._ __ __�.___ �.��_ R a�rie Address: Street, Zi , Phone,N�arr�b�r ��-Ma�il �ddre�s . �'��'s�fi'� �?� ��� � �� � � � ���9 � ���� � �.� `� �� l.� ��•-�� P . `'�.�'.A y ,�;). _ �.�m_PT--�=�..f�� _,_,���7` ��_.�__�_����-�----�—$ �i<"' �. ___._..�__........�.�__�.,,�..�__.a.m.�_.___�.�m.�._____�.mm.._. __ .�._..�. ..�_ �..___._.._m�.�_.__�_.____��_...._� _.._ 286 � � � �V E NT FORM � � N arnie"� ��� ,�� �� ���1�',11 Ac dn�i, s ��° �I:3,�-���I l�G-;;-�r � � I zo Carnirr��ini: L✓�,i,.� � ra � ��t �' `—` '�r r� r�.i ,..� l� �' '� �`� '� wCG' !.I r �' �Jdcj � � cl,'r .. �,� r� y �� �- ``c'i'��'�''� +: Sa�,�fl w -� �' �,..t"� � �, .;'T�,�jC' ~• ��J:.l �., r �l. �`� �'�� �,� � � � ,. �� �la�+yt�' � �* � rry F�. � . ;"_ ' ,/-� ��,,n_. � �ta �L" f, .#'� � ��� �r ��* �`Nnrn,��fr Addna,�s Gf�tin�crl , CC l�l� ENZ FCRM Nam€i*� � .�;� �Iddress*: `&II�_�fr ..��a��i:rr,-�., �, � Clarnim�inl: .,� ,��di <<� il�i�;� � _., �- �G� ''�� � :,� /4' �` .�,i'�� ilu,i �a,l�s l " r�� ��,� ,., ,� 3� �, • � .F P i V r � _I"I 2 � )fi i /�F i-��!<r�-�:,?c�; �, - � ' �'"� ;I - f �Ot���:c° �� , I�i� � c°r� �" �r'� ,:r�r i �i•ll�/fr�' c.��:�s i:r.r'.�fl I-�-� ���� � �"-7t� r' ��" d ���r�-rrf � �;�..� � � �'Alarr,in&,Qddi•nss OJnti�itirr! I 287 "���.��... - � �t �� � �`� �� `�' i� � � �� � � .�.---�- w---� __��-.�--_-�..�_� W...._.�.___�____�______.�,�� � � � �� � � � ' � t��l � . A � • 21 � � .. � � � �� � �. �.. _ � . c�e �'cf-'.�1 C'���ci�-�,; �Jt" 1��� � • �. � �- � r-�„�.� �-t,`�:���.�'�-�..� ., F,, � l� ...�� � �'y� ��f , ���3���� � << � � �� ,�' � °'-�� �� �IY'-��,�� �J r �� ��r-�� �, � - � �.__.�_.�_____.._____..�_..�._.� ___..._.�_. ._.,,..y-� . �` ' � � ��`1�"�-'� �� L: � ���� �JI �'�'�- �'�* � �'i� L, �� [ � �r l�� �. � ��, f � � - �"��" ���� 1 �`� �'. �3���I�" `d y� � . � ` � �. ._ � � t � ,�'� �� � ��5� � � �._�.,._��.��_.��.__�._��_�___.._��� � �) ��!V� �- C�}-�1= ° � �- - _� � �� I�i� �-� v� � � 7 J �^ � �. �� r � � _ ¢ � '-�:;; ._i ���.I g CI _''� � � �/` �„ � � _ 1 �.�� f�,�_� i�I � � r � �d"' � � f ( � � �fL u���+�' � fi��`' �� l ,� , 't. 7 � �e.{�cu� �r� a .� ! q �-- ��� � � � ` �,..�;i.lr„d"°� �a-s� ``jr;�..- � , � �� �{� e�,�� ��� � � �� � �� � �� � � v!��, �+-`�-e, � . I � ' � l � ' 289 ,4 � , � f . � � � l3 tt �� � . �� � �,, � � � s . .____ _ _ _ �� _�_�_. _ _�_�- . _ __ � , � � � � . � � � � � � �-�� . �� � � � � � � ; � �., . 4 �� �[� � �� � � � � . � �I 1 � � � . � � � � �.. �d � � . �� ; �. � � . � � � � �.. . �� � �� ��� �'*lI � � � � � . 1 � � � � ��I r� � ' � �-� � � � � � ��� � a� �� 7 ]i I � V� $ 4� y �.� �� � � , �� �,.�.. �,�l ` r � y�� 5... �' � �'� � y I � � � � � � ° ,� �� � � � � � �� . ' �� � � � I � � �� _� �, � � � �°� �r�.�� � � � � � � � � , ; s ; ,� ��,, '�� �9 �, ��� � � � � � ��. ����I � � � � � c.��.., �... , • 290�� �. � �_���,I � � . � � ��ti �._�.� .�. �.� ����.�.. ���� �- � ��-�� � � ��'° �7�.� SI a�linc tf e Futiire No�e rnbe�26, 20'I� 541!:W Westgate brive suiti 1Ic Pcilland,Orecun 91271 ThEi �illagei a1 WEisi lakei— Ne�ighbcrnhaoQ MeiEiiing QuEisi ions usa, �F a ne (;113}�19•250+1 1. W ha t a rE tf E lot 9 izes? l ax (941)�I 19-2f U U 2. W hat is the rn ir imum I o u;e area? 3. WI �� has the a rea t E come more ir a rE ased lrom 1 f lots to a 0? wvw�.a,i rdr�.�om 4. Will there be a p E destrian a orridor tf ra ugh the+niet[and? 5. mitigation� 6. for 12 ta 20? 7. Sta rrn+niater runofil conuerns? 8. Wf at will the s ize of tl E f a uses be'! 9. Wf at is tl E cIE nsit��af the lots? 10. Is there a u�iebsitE' 11. V1 r at is tf e timelin E lo the develoq rr ent? 17. V1 r o own; the propertyla v�nership'! 1�. irnpravement� on Rogera Pooacl a. Clars, bkNes aucl skaieboards b. siclE walE<., stop signs c. Clurb and g uttE r 1�I. Haw do �lou provicla ;ale streets for �ids? 19. Vliiltfare temonumentation? 19. Vlould tf is bea na+ni HaEI� 1 a. VI ould f a rn a s aca a ss Rogers Aoad directly�? 18. How are flaailities owined and maintained? 1�. How are trea� in the signifivank gi ove aarner pra teated? �C. How cla ylou enhanae rE source area� ? 21. How wifl ylou marke t tF e lots'! W ilI you f a�ie a traila r or <,ite? 22. V1 ill there be s treet iightin g� 23. V�i!1 you haue tall fE n c es a!a n g Fosberg Ho ad? 24. Clan yo�i p ro�iide a pe cle<.trian a o n n a ctior t etwieen tf e a ast and r�iest s ides? 25. V�iIi the cros�ing at F�ogers be a �I-u�iay s ta p? 26. Clan you talk abo ut g�uest parking? 27. V�ifl CCI&F�'s take inta account fa r atr er reg�ulations in N estvl a ad? 28. Will the wiall on Rogers (to rep[ace the e;iisting railraad tie u�ialf) be macle oi coi arete? Significant Tree De finitia n LOCI 50.�5.4 4 7.9 e.ix.� Page 90.0 9.477�64 Significant trees inclucla traei measuring� 1$ in. diarneter or graater at a heig f t af 94 in. at a ve mear c rouncl level at the ba�a a f tF e trunk, or of uniq�ue horticufturaf quaiity or his taric in qa rtance to tf a g�re a test exte n t p ra atica t !e. f n.tralia . 9eh inm Indan�si � Pli ny�� . Naw Zealaud �� N apu New Guinna ' Unitc , rat 9mirutas � UniiEd}lin�dam � I Initi d St iis . Opa rations in 10 Cauntries 29� , �,a��-�' ��j� La�te Oswego Fire Department Case FileIP"ermit No. '�.f4._: � - s�,` LU 13-0064 (� � � � �� 300 B AVE - P.O. Box 369 Res�bmittal '\ %" 5.d8�f�+�7,�i, t}R 97034 �R�GOr� Date: March 10, 2414 To: �rom: Gert Zoutendijk/�ire M�a�shal Email: g�autendijk@ci.�swego.or.us Phone: 503-69�-7454 Fi�e Depa�mer�t - Plan R+�view Commen�s Ca�e FilelPermit Wo.: LU �3-[}064 ResubmittaE Prajec# Loca#ian: 3 349 3 �asberg Road Scope of Project: The Village at Westlake resiclentiai subdivision �'IRE DEPARTMEl�T ACCESS A-00C11 Fire Dep�rkment Access Approved Fire department access is adequate for emergency Uehicles. 503.3 Fire Lane Marking Where required by th� fire �ode official, approved signs or other app�oved no#ices c�r rroarkings that include #Y�e words NO PARKING FIRE L4NE shall be provi��d fiar fire apparatus access roads to identify such r�ads or pro�Oibit the abstruct�on tf�ereof. The m�ans by which fire lanes are designated shafl be rnaintained in a cle�n and legible condition at all times and be replaced or repaired when necessary ta prauide adequate visibility. Access w��th is 26' which alfows parkir�g ran one side. The other side will haue #a be marked with fre lane signs. WATER FLOIN FOR FIRE PR��ECTION WS-0003 Hydrant Location Approv�ed Hydrant location with distance and size of the structure is approved with the proposed hydrant an Fosberg. WS-OOC17 Fire 'Flow Approved Fire flow for fire p�ofectiQn is ad�quat�. EXH181T F-14 LU 13-OQ�64 293 � 294 l�llichael Cerbane (Partland) From: Zoutendijk, Geat <gzoutendijk@ci.oswega.or.us> 5�nt: INednesefay, April 02, 2014 3:]�5 PM �n� Matt Lewis (Portland) ft= Rusself Montgomery(pprtland), Hastay,Johanna Subject: RE:The Reserve at V1lestlake - Fire Access Matt, �ot51-5 me�t the fire department access requ�rements. The 26' access#or the other lots�s approuecF but one side of t�te strQet wili have to be posted "Nti �arking". Let rne knaw if you have any other q�aestions. Q��" �a,, Gert Zouter�dijk � Fire 1'Vlarshai � �:�'�' ,�'' 1°503.699.7454 �F 503.635.4376 � � o �zoutendijk(cz7,ci.oswe o.or.us oR f�a� 300 B Avenue �PO B�OX 369 Lake�swego OR 97034 - - --..._. _ _�_. ..._. _ __ _ . . __ _._______ _.......__._ _.�_. ----__ , _... �ror�: Mett Lewis (Pmrtland} [maiito.Matt.Lewis@eardno.com] Sent: Wednesday, Apri! [}2, 2014 1�:03 To; Zoute�di�k, Gert Cc; Rusself Montgomery{Porkland} Sul�ject: 7'he Resenre at Westlake - �ire Access Gert, As we cantinue to address City of Lake Oswego plan comments, we'�e again revised the siie plan far the de�elopment off�asberg raad. It is nod+v called The Reserve at Westlake. Johanna indicated tha#she distributed to you our submittal from early March,so I assurne you're familiar with some af the site progressian. Since that submittal, we have further revised the site, improving the access an the east sicfe. Aisa, p@r previ0U5 COmlm2nt5,uve've reduced road width ta 25' with parking or� one side, Pleas� see the attached, draft site plan for your prelim reWi�w. The City has indicated with one of their completeness c�mments that we need to verify er�erge�ncy accQss standards are rnet: �. Ctr�-S�t��`ircu�tct��—��aew�r�ys�d��tr+e l��ss�Rr�ds�l.���G,�.�3.��. P���c�irm t�-i�t#h� s�s�re�dr�r�varayrs far Lot��.-6 c�or�ptyr wit�►er�rg�eney��h3fi�����ss r�����ons: We'�e reduced tf�e �ot count to 5 on the east side, per the afitached site plan. Ir��ccor�lance witE�yvur email be�ow, we've limit�d slope on all new p�blic streets to no greater than 1�?%. Emergency acee�s to the lots fr�nting Fosberg can be achieved either frorn the road or the driveways. Piease review and let us know if yo� have any concerns wi�h this approach. Thanks, Matt Lewis, PE SEt�IlC�R €'hC�J�CY (!IIANA�ER CAFDNn EXHlBIT F•15 Phone(+1)�03 419 2500 Fax(+1 J�p3 419 2600 Direet(t�)503 419-254Q LU 13-0D64 1 295 Address 541�SW Westgate Drive, Suite 10Q Port�and,OR 97221 Frorn�: Zoutendijk, Gert [mailto;gzoutendijkCc�ci.oswec��.or.usl Sent: Thursday, November 14, 2013 7:3]. AM To: Russell Montgomery Cc: Matt Lewi� Subject: R�: Fosberg Road Project -Turnaro�and Rusself, 10✓ is the r�ax acceptable grade. Let me know if you ha�e any other questior�s. Thanks, o�L�` �o� Ge�rt ZuUt��ndij� � Fire Marshal � .m...i �'', P 50�.699.7454�F 543.635.0376 �c� � �-�. �� gzautendiikCc�ci.aswe o.g or•us QRE�o�, ; 3Q0 B Avenue �PO BOX 3b9 Lake[�st�'ega()R 97Q34 From.�f2ussel! 'Montgomery [maiCto:russell.mnnk ome cardno.com Ser�t: Wedn�sday, November 13, 2013 1��03 �'a: Zoutendijk, Gert Cc: Matt Lewis Suajeet: RE: Fosberg Road Pr�oject-T�rnaround Goad afternoon Gert, We are progressing with our preli�minary design of this residentiaf project ofF of Fosberg Road and have came up wiih an additional question regarding street grades. The propased road on khe west side of#he �roject(an extension of Meadowcre�k Ct.)extends great�r than 150' into the site and has a turr�around intended for emergEncy�ehicle use. Pl�ase see the at�ached PDF with the location circ�ed in red. For the turnaraund leg w�are currently shawing the grad�e matching the existing ground at appraximately 14°!o up to the r�orth. Wt�u1d the 1 a°Io grade be acceptabl�e, ar would the grade need to be reduced far the first 70' per the aeceptable hammerhead detai�s? You input is greatly appreciate! -Russell Russell Montgamery �E�lIC3r CIV�L �ESIGNCR CARGN� Phone(+1)503-419-250{l Fax(+1)503-419-26�(} Direct(+1)503-419-�515 Address 5415 SW Westgate E�riv�:, Suite 1�a PortEand, OR 97221 �__ . ____. _ . � __ ... ... . From: Zo�rtendijk, Gert [rrzailto: zoutendi"k ci.aswe o.or.us] Sent: Tuesday, ackober 08, 2013 1:11 PM To: Russell M�ntgomery Cco Matt Lewis Subyect: RE: Fosberg f�oad Praject-Turnaround Ru$sel�, 2 296 W+th the aceess no#creating a dead-end over 1�0', you could actually eliminate tl�e turn-around if you wanted to. If you decide t� keep or use this tor access to Iot 5, it could go dawn to 12'wide with 4'shoulders. NJhere�re iots 1 and 2 gettir�g access frart�? ���`��o�,. �G�rt ZOutendijk � Fire Marsha� � -' � �'�, P 503.699.7454 �F 543.635.0376 U � o:' �zoukendiik(iv,ci.oswe�o.or.us aR��D�, 3Q�B Avenixe J PQ�QX 369 Lal�e Clswego�R 97Q34 _.__._ _ _ -.. _ _._.__.. _.__. _...___._.---- - _ -- _�. _ ____.___ _ _ — -- ____.._�----- _..._ .� — From: Russell Montgomery [rrea�lto•russell rnontgomeryCa�cardno c�m] Sent. Tuesday� O�to�er Q8, 2p�.3 12:10 To: Zc►utendijk, Gert Cc: Matk Lewis Subject: Fosberg Road Pr�ject-Turnaround Gert, Thanks for calling me back to discuss our pro�osed project in Lake Oswega. A#t�ched is a site plan which shows the layout from the Pre-App meeting. The access aff ofi Fosberg, serving the east side of the der�ei�apment is apprc�ximately 138' long fram the centerline of Fosberg Rd. We are preparing proposed typical road sections for the City of Lake {?�wec�o and wanted to confirm whether or nflt frflm your end we co+�fd make the leg of ti�e turnaround narrower than 20' wrde due to the short length af the road? The Gity has a Typical Residentiaf Turnaraund E7etaif which indicates a 14'wide turn araund leg, We woult� like to get#his as small possitr�e arrd maintain the necessary safety of the development. Thanks fcar taking the time ta review this! Have a gaod day. -Russell Russell Montgomery SFS�tIQR CIVlL DESI�NEF� CF�RDN�3 �� ���+�F Sha�np��Ftriuc� Phane(+1)5p3-419�2b�p Fax(+1}503-419-2600 Direct(+1}503-419-2515 Address 5415 SW Westgate Drive, Suiie 100 Portiand, �R 9722'� �mail russell.montqomervcu?cardno.cr�m Web www.cardno.com Th;s emafl nd iis alfac�tmenls ma��cont�in ron(i�Jei�tial ari�ilnr privileaed infcirmation for the sole us�r�I the interid���ecipien�(s).All 21ecUonicaily supplo�d dat� rriust L�a check�s�ayarrost ari applicable hardc4py ve�sion vrhich shail b�the�nly rloeurr€ent fur vahicP2�ardno warran�s acc�racy.If y�u are nni the fnk�rodeci rec,ipieni,any usw;drstrihutian r�r copying of the information conl�ined+n ft�is em�il and iis ail�chments is sfrcUy�rohibite�. If y�u hat�e rer,e;;ved this�rri�ii in error. plsase en7a�l the s�naer by replying io thi�n7ess�gP a�d irnmediai�ly delet�anr!desiroy any r,r�pies af tl�is err�ai�and a�y atfachments Th�vfew�or o�iniorys exNress�d arP[t���utYior's own and may nvi reflacl Ihe vl€ws or opinians ot Cardn� PUBLIC f�ECbRI3S LAW DISCLOSURE ��.-- -- r"��—` 7hi�e-rrtail is a public record of the City of�ake Oswego and�s subject to pub;ic disclasure uNess exernpt fr�om diseloss�re under Oregon#�ubtic Rec4rds Law This �mail is subje�t to the S1afe he+ention 5chedvl� 3 297 298 ��� / �`D J �Cataloz� � ` I Numbe� LED Area Luminaire L _ Notes - � � ''�''- xy�e �LY ����„ ����� ...� intrcduction � The Contour°Series luminaires o�fer trad�tional �+ 6 ,� , �j�, square dayforms wrth softened edges for a '� @CI'�GS'�0113 `i��'}� '�'� 1...t,�.�t l�,�i�d� P �� versatile look that compPements many applications. � � r,��-�, , --�, �- EPA: T 2�� The CSX2 combines the latest in �ED technology rn.,,��,�, �„� Length: �5�3A$" � with tk�e famiiiar aesthetic of the Conto�r°Series ra9a.mt � - � f�r stylish, high-performance iilumination that lasts. w�dth. �$"��2�� It is ideal for replacing traditional metal halide ��6 A�m1 hleight• �-��8�+ in area lighting applications with typical energy ' fr`'4�m; savings of 65%and expected service life of over Weight 591bs (max): r?�akat 100,Q00 hc�urs. -=:-��- - ���`�'�i ' � EXAlIIIPLE: CSX2 LED 120C 1000 40K T5M MU4LT SPA DDBXD csx��Eo ixuc , . �I I � �1'f-��'� .. �� ! �- ..... . I C51(2 LED 120C 1201 ED5 700 790 mA 40K �q00�( TZM �ype If MVOLP 5hipped induded Shipped installed D[3B%D Oark 100a 1000 mA 56K SOOOK T3M Type li! 1Z0' SPA 5quare paie PER NEMA nvist lock recepiaele only[no bronze {��) T4M TypelV 20B' mounting controls) OBLIfp Blatk TSM TypeV 240� RPA Roundpole ��� �immableandcontroll�hleviaROAMW DNA%0 Natural mountfng {noconVroEs)' aluminum TFTM Forward Zq7� z DhhG O�10Vdimmin driver(no�ontrals}� qyry'HRD White throw 5hipped Separately 9 341 SPUMBA 5quarepale HS House s�deshieldZ �pB1XD ieztured 480 universal 5� Single fuse(120,217,347U)` dark bron'te mouming DF Duuble(use(2q8,240,4$dU)' �6L6%D �extured adaptar p5 Dual swiF�h6ng'' black flPUh�BA Round pole yy�g Utility terminal bfock$ DNAT%a Texlure� universal naiural �������g UT EJtififyterminalhlo[kanddosings�ew58 aluminum adaptor 8i30 Bi-level suritched dimming,3d4a`' pWHGXD TexNred BLSO BI-�evelswitcheddimming,50°k''�9 whi[e Shipped separately� VG Vandal guard BS $ird delerran�spikes Aeeessories CS�f2 sharesa unrpue dr�ling patlem wAh me s Or�eredandshr dse a�a�e! Drilling NOTE$ r�Pe v Y AERIS"'hMn�ly,S�eCI(ylhiS drdling peTfem 1 p/WpLT tJriver operates on any line voltage frpm 120-27N(50ld0 Hzy. �LL727F1.S1U Phomceli-SSLRvist-lockfl2�- �e�������� 5 i 720,209,2q0 ar 277 a tions onl whert prderin with hisin SF,�F � P Y 9 9( 277Yo1° Template xe OM19AS 3�agle unil options�. To of Pole DIN29A5 2 a[9fl°' 2 Also available as a separate accessory;sae Accessories information at Eeft. �LL347F1.SCIILSU Yhulncell-5511wis[-lock{347V)1° tlM2BA5 2at180° 3 SpecefesaR0AM4enabledlumina�rewidi4A@Vdimrtrngc�at�ility,PER �1L480F 1.5 CULIII Pholocell-SSL Fwfst-lac3c{qgpyJ 1° 0.;5,- OMI39AS 3�[9U°` option required.Nat available with 347 or 481}V.Additional hardware and services re uired tor ROAM6 de lo ment,must be urchased se arately. SC U SFlorting tap'a ��s. �iM49A$ 4 2t BU°' Call 1-$Q0442-6745 or email:sales�roamservices.ne�. R SPllMBp��BX�U Squaiepnteunirersalmounting ��° ��°cs nM32pS 3a1124°" 4 Nota+railabfew�th347or48W hracket adaptor(spedfyfinis�] fxampre:55a 20 4�OMIgAS UD9xlJ 5 Single fuse(SF�req�ires 120,277 or 347 voltage option,�ouble fuse(DF] requires 208,240 or 480 volkage opkion. RPAMBA6pBK0l1' Raundpoleuni4etsdlmounting `Raurrdywlerequires3.75"'D.Dminimum. 6 Provides50"�dimmingeapa6ilityviatwoindependenfdrivers,each hradcetadaptor{spedfyfinish) •'Forroundpolemounting(RP!lJonly operatinghalftheluminaire.N/AwithPER,[?CR,DMG,NlTBorUT. CSX2HSl1 House-sideshields[indudes 7 RequiresanadditionalswitcFedline. 45hleldi) T!/1pB�pY11�l1$���lT** 8 Natavaila6lewifhBl30or8L50, CSX2VG U Uandai gudN a[ce55ary A�.. ,.i. � ;�-�;,�;,-� 9 �imming drrver standard.MVOLT only.Not arai�a6fe with VJfB,U�f or 6CR. CSXZBS U Bird-deterrent spikes a[cessory 23r@' RST2�-790 7ST�G-79� NIA N1A� 1'!A N1A 10 Requires Iumirtaire to 6e spetified with PER a�tim.Ordared and shipped as 2 7f8' ASfeS-19U AS125-280 NIR ASI25-920 PIIA N1A a separate line item.For 1000rnA 34Nor 480V PER,must order pLL127F Formoreeontratoptrons,visif,-�:',_and���.::�..�.. y� p,5T35�19� AS135-28� qSf3S-�P AST35-320 pST35390 AS{35-490 1.SJUPF . " "'. .'_"•^^^"�^—�-------_�_---�.+_c.-- the stepc � — - - - _ �XHIBIT F-16 � L/,�/��'/+//�`_,,,d One Lithon�a Way • Conyers,Georgia 30412 • Phone:80p-279,$(741 • Fax:774.918,1204 LU '��-�{�64 �,���Tdd'�� �2C}12-2013 Acuity Brands LighGn�,lnc. All rights reserved. .199 I -� ! � �:�� Lumen�utput � Lumen Ambierrt Temperature{WT)Multipliers Lumen values are ham photometric test5 per(ormed in acmrdance with IE$NA LM-79-0$.�ata is cqneidared to he representative Use ihese$acYors ko determine relative iumen o�tput for a+rerage�am6ient temperatures of ihe configurations�ham,widsin the tderancs aBowed 6y Ligh4ing Facts.Actual performance may dfffer as a resuk of end-�ser from 0�40°C(32-104°F}. environment and applirati.or�,A[tual wattage may differ 6y+!-8�when opera[ing betweers 120-086V+/-10%.Contact{actory for _ , perfwmance dara on arry can$gwalions not shavn here. -- . _i�.1��-.._. �y r�Y,�aLYi�'�, ���."��.� � — �-- - -i � -�- - _- - a°C 32°P 1.92 ���: i +d f��' €i l i�` '� . � 'C�I•���i i�� �'�jr SO"C 51l°F � 1.01 r1<. �t ss�; . . . i .�., - � 20°C fi8°F 1.94 �1s[s. T`- I f �����J����� � . .' ., 25°t 77°F l.Q� T2M 26,094 3 0 4 97 28,iG7 3 0 4 � 105 3U°C 86°S 1.00 T3M 23,157 3 0 6 iO4 29,897 } 0 4 112 4q°C 704'F 0.99 700mA 1200700--K 268W T4M 17,658 3 � 4 103 29,792 3 � 0 5 11! rsM �s.uas s o a �os sv,�s6 s a a >>3 Projectec! LED Lumen Maintenanc� �1�.� . TFTM 25.3{J4 3 0 A lOfi 30,487 3 4 4 114 Data references the extrapolaYed performante projections Eor the CS7(2 LEO 120C {�?pLElh) tZM 3q,7pp 4 0 4 8} 37,qq5 q p 5 gp plat�orm in a 25°C ambimt,based on 10,�Q0 hours of LE�testing tSested per IESNA INI- 89-08 and projected per IESNA TM-21-11). TSM 36,410 4 0 5 89 39,189 4 0 5 96 1000 mA 120C 1046--K 416W i4M 36,780 3 fl 5 B8 39,649 4 0 � i 95 To calculate LLF,use the lumen maintenance factor[hat torresponds to the desired number of operating hou+s be�ow.For oYher lumen rnalntenante�alues,wntad factary. TS,� 37,267 5 0 4 40 40,1�.7d 5 0 5 9T [FTM 37,b38 3 0 4 90 40,574 3 0 5 48 j-� F�- . � k��'1 d 25,66� 5D,000 IDo,a�4 1,0 �1.94 U.90 0.83 Electr+cal Load � -- --. :��,� - '� �� �zo 1oa zao} v� sn� aao 7p0 268W 2.643 1.511 1.378 1.159 0.923 0.674 izoe 7060 41bW -0.735 2.b97 2.111 1.684 i527 1.219 � , To see cornplete photometric reports ar downlaad.ies files for this product,visit LitJ�onia Lighting"s'Sx<'�,._�•e�,a�,�=. Isofootcandle plots for the CSX2 LEp 12(7C 1000 AOK.Distances are in umis of mounting heig4i I�'1� LEGEND n 3 z � o i z 3 a a s x i a � � s � n 3 x � u i 2 � a e � z i o i a a a � ^ ° � - 0.25 fc � . - - . 3 �� � � 3 - � � 2 � _ '` y� . m 2 , 'a . �•rJ{C S ��� .A I T� t � C • l tl � ] � ] - � � � F i,T�" 1.4�c o f � _.+" m � , a �V/' � ° � d� ■ S.O fc .i ,'� �^ r � ' �. �s �� ^ z _ �z Z �r .t J� .q �� ' �T -z z - .a a�� .a "� z�' � z= T3M -= T3M HS �'- -0 T4M - - A TSM : _ � A i . � • �`L FEATUR£S&SPECIFIGATIONS [N7EN�E�USf ELECfRICAL The Con[qur Ser�es LED area luminafrz is idea{for streeis.walkways,parking lots,and surrounding Light engines consist of l20 high-efficacy LEDs mounted to metabcore cireuit 6oards to areas that eall for hfgh-performance LEC)Ifghting in a transitional dayForm_ max4mize heat dissipation and promoYe long Iffe{100,OD0 hrs at 40°C,L76�.CIa55 1 electronic dmer de5igned to have a power factor>9046,TH�<20%,with an expected li{e of k06,d00 CONSTRUCTION hours wYth<1%faflure rate.Easily-serviceab�e surge protection device meeie a mfnimum Sngle-piete dfe casi housing has a uniq�re Flow-through design that�Ilows for optimized Category C Lpw operation(per ANSI/IEEE C62 4L2). thermal m�nagement through convettfve moling.A metallic screen covers ihe top of the housfng,preventing debris build-up while allowing naturai cleanmg of the heat sinks.Moduiar INSTALLATION design allows for ease of maintenan[e and future light engine upgrades.The LED driver(s)and 1nYegral arm prpvldes easy installation to a pole and assists in alignmen3 and leveling_Secure elettronfcs are thermally isolated irom the Gght engines,ensuring I�ng life.Housing is compCetely connection wiihstands up to 2.0�Ci vibra[ion load rating per A�lSI C136.31.The CSX2 utVlizes sealed aqafnst moisture and environmeniai contaminants. the AERiS�"'series pole drilling pattem for SPA and RPA options. FINISH LISTINGS Exterior paRs are proteded by a zino-�nfused 5uper Dureble TGIC thermoset powder coat Finish CSA Certif ed to U.S�and Canadian standards.L�ght engincs are IP66 rated.Luminaire is IR65 thai provides superior resistance to corrdsion and weathering.A tighily mntrolled multl-stage rated,U.$.Patent No,D632836.U.S.Patent No.D653,382 S. process ensures a minimum 3 mils thickness{or a finis�that can withsland e�Sreme clemate pesignLights Consortium�(DLC}qualified product.Not all versiQns of this produtt may changes without cracking or peeli�ng. 6e DLC qualified.Please check the DLC�ualified Products List at ..i�-���� _�a to ���� confi�m which versions are qualified. Precisiornmolded acrylic lenses provide op#imal luminaire spa[fng and improved uniformiiy. yyARRANTY Lenses are indexed to the cireuiS.bpard to ensure consistenT opifcal alignment and deliv�ring Five y�ar limited warranty.Full warranty ierms locazed at � .._.. � _.... �„ repeatable photometrie performance.Light engines are available in standard 4000K(70 CRI)or _ , , -i.-.. , :;,.,J „��I���i��� ,__... optfana4 SOOOK�67 CRIy conf guratfons-The CSX2 has zero upGght and qualifies as a Nigkttirne " ���� � �� � � � FriendlyT"`product,meaning it is consistent with the LEED�and Green Globes`"'criteria for hqta:SpaGifications subject to change without notice. eliminating wasteful upGght. �� �������� One Lithonia Way • Conyers,Geotgia 30012 • Phqne:8D0.279.8041 • Fax'770.418.1209 • :^.•.vv.'ti•.���a rcn CSX2-LE�.indd �r������ C9 2�12-2013 Acuity Brands Lighting,Inc A1i rights reserved. Rev,12/17/13 � , .,P-- . , , ,- >.... � Real-Wortc Qeotechnical $olutions fnvesliga�ion • C esign •{lonsiiuction Su�rport I�ar�ern beu 12, 20�I 3 R�iojeat I�a. 1�-3181 Wes1lland —Jirni �Itar�c�ung � 12670 �IB 68tr Ave nue, :luite 400 �ligand, Quegon 97223 1�ia e mail: '�9westlandC�aol.ca rn ❑C: Matt Lewis, Clarclno via email: f�att.Lew�9Ca�aardno.com S118J�ClZ: G�aTBCHN 1CIAt F ERC1F T FOSH�RG F 4�ID �IIJ�DIVI�IIQtV '13493 F��IBEFG FOA[] LAlI� O�IVy EGO, OFI9GON Thi9 neport p�iesents t�e nesults a�l a g�eotechnical engine ening stud��aancluated by CleoAaailic ;"� Bnginee�ing, Inc. (GeoPaciiic) 1br the abo�ie-nellerenced proje ct. llhe p� npose a11 our in�estigatian +n�as to e�ialiiate subsurface cartditions at tf e site and to pnavide geatechnicai i�eaommendatians fan site develapme nt. 7f i� geotechnic�! study was perfanmed in accai�dance with GeoPaciflia Pi�opasal �o. R�4556, datecl plug�i�t 6, 20'f 3, and your�ut sequent authanizatior 011 oim piqpasa� and General Cbnditians�b�i Gleatechnical9erviaes. 91T� p9�CF iR�IaN AN�I P RQIq 499QI �E�BiJOPM9A T The subject pnoper y is approxiro ately 4.8 aanes in siae and Iocatecl +niest ofl Fosbe�g Aoad � nd ea s t ai Roge�s Raad in tr e Clity of Lake Oswego, Clackamas Cbunt��, Clnegon, A nar h-s auth trending stre< m bis ects the site. Topag�aphy on the e a9 te�n p or�ion o� tt e s ite is gently ta macle�iately slapirtg to tr e 9outhwest at grades of about 10 to 30 perae nt. Gnades to the rn�e�t afl the s tneam are an the arden af 5 ta 15 pe ncent, Steeply slaping g nadients (exceeding 60 perae nt) are pnesent immedi� tely adjacent to the cuee�. Clne hame and garage aunnently occupy the s ite. u egetatiar consis ts pnimarily of s f orl gra s s e9 and spa�s e tnee9. It i9 a�r understanding tr at p�opose d development includes 20 lats fon singie 1lamil�I f omes, aonstwction of appnoximately 500 lineal �eet af r e+ni stneets, ope n space, and associated undeugnound utilitiea. �Ihe g nadirtg plan indicates cuts wRll t e minimal and rna�imurn �Ils wil! k e an the arden o�l aboi 1 61eet on fes9. �I netaining wall up ta '131ee is plannecl. 1 � E?�HIBIT F•�17 ' '1483; SW 72" Av�nue LU 13-0064 ; Por land, CIne4 on 97724 301 FosE�ng Road Subdiriisioi F�oject N a. �I 3-3181 �._ . Fi8G10r �IL �IR D LCICIAL CI90LOCIIO SBTTING �`he subject site lies wiihin the Willamette Valley�IRuget �la i ind lowland, a broad stuuc �ina! depnession si1 uated between the Cloas t Aa nge on tf e Hie9 t and the Cascade Range on the ea s1. A seuies ol discon liniious lauits subdivide tf e VI illamette �aliey into a rn osaic on iault-t a unded, si ruakunal blocks (Yeats et al., 'I 996). !.qlifled struciui�al bfoaks�brm bedrnaE f igf la nds, while down�warped stuuc iinal blocks ioiirn 9edimentary basins. llhe s i ibjeat 9 ite is i inderiain t y Cluateur a ry age (las t 'I,fi milfia n yeans� loes s, a Hiindt lo�nin s ilil deposit�Ihat mant(es oider deposi1ls, basalt bednock, ancl e�e�ated areas in 1he Porlland region (0eeson et al., 1989; Maclin, 1990). llhe loess genenally consisls o1 massive sill deposited 1loiloHiing nepeatecl catastibpf ia flaodEng e�ents in th e N illamelte �a�ley, the last on v+if iar � oca i nued a bout �0,000 yea�is a go. In localized areas, l he loes s inciudes f i nisd paleosols tha t cleveloped betwe�r depositional er�ents. Regionally, lhe�lota! thiakness afl loess nanges from 5 feei io greaten�Ihan 100 feet. Publis hed uegiona! geologic maq ping indicates �Ihat tf e subject sile is undenla ir by ihe Boning Lava lithologic ur it �nih ich ca n9ists o11 basaltic and ba9altic ar clesite la�a 1(ows enupted 1�om a se�iies of loaal ►�olcar ic ver ts du�iing Rlio•P1eis la cene time (about s00,00�lhousancl to 2.s million yeaus ago) (8eeson et al., 1989; Madin, 1990;. Tf e toial thickness o�l the Eloring Lava unit ranges fuorn g�neater than 600 neet nean ven�ls lo less tF an 50 �leet on the o�iten margin9. FiEGIOr pIL �IEI:IN ICI SIE1111l1 G A1 least three major flauli zones capa ble o1 genenaiing darn aging eartf quakes are thought ta exis t � in tf e v'aini�y of tf e subjecil site. These include the Ronfand H ilis Fa ult �one, the Gales Cneek- Newbeug-Mt. Angel �Itruc1l�ra I Zone, a nd ihe Oascadia Subduction Zone. Pc�rtland F ifls Fau li �on llh e Rortland H ills FauH aone is a senies o�l RW-tuenclir g iaulis thal inciude tf e cernlua! Ror fancl �' itls Fa i It, ihe wesle�m Qatlield Haiilt, and �Ihe eastenn Bast �lank Faul�l. llhese�laulls occur in a nor fwesl-tnending aone lhal varie9 in widtf between 3.5 and 5.0 miles. me comk ined thuee iaulis ver ically dis place 1he Oolumbia Aiver �lasal by �1,�130 �leet and appea n 10 con nol lhiai r ess cf anges in ia�le Rieislocene (app�iox. 780,000 ��ea ns; sedimer t(Madin, '1990). The Hortland Hi�is Hault occuus along ihe Willamelle Riveu at the base of the FIorlland Hills, and is aboul 4 miles n oh heas I a fl the sii e. Tf e Oat ield Faul1 occuus alor g� the wesleun s ide on ihe Pon[and �ills, and is about 6.5 rniles noriheasl ofl ihe site. The Oatliefd Fault i9 considened lo be po�lentially seismogenia (VI a ng, e�l al., �OOOJ. Madin and Mabey('19 9fi; indica�le th e Florliand Hills Fa�l1 aon e has exq enienced l ate Qua�lernary�({as t 780,000 ��ea ns) 11aui l rn ovemen�l; F a�nie�er, movemen t has not been deteated in 1he last 20,OOQ yeana. llhe aaa�inacy o111he fault mapping is sta�led io be within 500 melens (Wong, e1 ai., 2000;. No hisio�uca! seismicity i9 conuelatecl►nii�lh tf e mappecl portia n o1 the Ror lar cl r ills Fa�ilt aone, b�t in 199'I a M3.5 ea rlhquake a cci need or a N V�- 1�ier ding sheai plane localed '1.3 miles east of tP e 11aui1 (Yelin, 1992). �II�hoiigh lhere is r o de�dni�l i�e ev6dence of necent a cti�i�ly, tr e Ron(and H ilis FauN �one is a s s umed to be q oientially active (Geomatnix Clonsultants, 199 5;. �, , 3181-Foaterg Raad Suk di�ision GIR : CIHOPAU�FIC ENGIHEER[NG, INC. 302 Fosbe�g Roac Subdiuisior Project t� o. 13 w�'I 81 Gales Clneek-N ewder -Mt. An eE Silruc�lu�ai Zc ne � , llhe Clales Clneek•�ewberg•�MI. Ange� Stiuctural �Jone is a 5d-mile-long zone c�ldisconiinuous, �W-tnending flaulls thal lies aE a�t '17.5 miles sciuihwest c�f the subject site. These lhaults are necognized in ihe sub:�iriace by ver ical sepanal�cin crl lf e Clolumbia Riven E asalt and oflset :ei:rn ia nelYectcirs in the cNerlying t as in seclirnent{Yeals et al., ' 996; Wemer ei al., 1997;. A gealogic ueccinnaissance and phologeoicigic anal��sis study ccin clucted lkirthe �laaggins Dam site in tf e llualatin Bas in neveaEed na evide ri ce c�l deformed geomonphic suriaces along Ihe stnuctuual zone (Uni uf et al., 11994;. �ci seismicit.y has been reccmded an 1he Gale; Cueek Faul1 c�r�euiber9l Flauii {the flau�t cicisest tci tf e subjecl site); hciwe�er, these 11auFls ane cansidered tci be potential#y acti�e bea a use I hey rn ay connect with 1he seismically acti�e Maunt pinge f Aa�lt and tf e nupture plane afl 1he ' 993 M5.E �Icotts ti ills eartf quake (Weunen el al. 11992, Gecima�rix tla n; ultanls, 1995). _ tlascac ia ;lubc.ucilian Zan llhe Cascadfa �ubcluctian acine is a 680•�mife-Icing zane o•I active tectanic con�ei genae Hihene a aeanic cnusl of the Juan cle Huca Plale is subducting k eneaih tf e N orlh Amei ican contineni at a rate crl 4 cm peu ��ea� (Cloldfling�eu et a i., 1996;. A guo►niing bady a11 gea lag�ia e�idence suggesis tf at puef ista nic subduclicin aon e ear f quakes have ciccurned (Atwateu, '1992; Carver, � 992; Peteuson et al., 11993; Geornat�ix Cla n: ultanls, 995). llh�s evidenae inaliules: {1) bu�ied tidal marshes ueccirding ep isoclia, st clden subsidence alcir g� ihe caast cif nor F enn Califlonnia, Ouegon, and Vlrlashingtan, {2) burial of: ubsided lidal mar9f es by tsunami wa�e depasits, (3) paleoliquefaciion 11eat�ines, and {4) geadetic up�ifG pattern: an the CJnegon cciasl. Raclioaanban dates on buuied ticlaf marshes incliaate a necurnence interval fan major subducticin zone �.� e�ar f q uakes o�l 2501ci 6j 0 yeaus.wilh the last e��ent accuni ing 3 00 yea�s aga(�Itv�aien, 1992; t Clarvien, ' 992; Peieuson et a{., 1993; Geomatrix Consul�lants, '1995). llhe in�lenned :eismogenia parl ian of ihe pla le inter aa e lies roughly alang tF e Clnegan a oa:t at deptf: a n between 20 a nd 40 miles. Sl 8S l FiFACIE CONI]11 iON,I Dur; ite-speciiic explaratian bi tf i: repor was ccindiiated an Octat e n 9, 20'13. A tota! c�l� expiaratary �lest piis v�iene excavated �niith a tnackhc�e tci a depth of 7.5 tci 9 feei at ihe appnoximaie fcications indiaa�ed on Figure 2. It : f auEd be noted thal test p�t loca�ions wene la�a�ed in If e itield by paair g ai �lap ing cli:tanae; flnam appa�ent properly conners and c�then: ite iealures shcnnrn cin tf e plans pravided. AI: sucF; the icicailians c�f tf e explowlicm: ; f v�ld be canside�ed appro�iirnate. AI GeciFac�i�c gecilcigist aontinuously mcinitci�ed the ��eld expiona�ion prognam ar�d logged if e test p i I: . �ciils observ�ed in tF e expianaticins we�e classified in gene�af accondance with the lJ niiied Sail Clla: :ification �ystern. Rock haudness was classified in acccudance wilf llable 1, ni odiilied fnam the QOOT Aock F andness Classifiaalicin CIF ar1, which is p�eser ted an the 1lallonniing page. During exploiaticin, au�geolagisi also noted gea#echnical ccinditions such as soil can:is�lency, mciistune and gnoundv�iaten condilions. �ags oi iest pits ane attachecl ia this �ep or1. 7f e 1ki(Icnnring repcir sect[an: ane based on ihe explciration puognam an d summarize : ubsuriace candi�licins er�cauntened a�l tF e : ite. ; � 3181-Hast erg Roacl 5ubditiu9ion GFi 3 Gec�PaciFia ErIGU19ERENG, I�IU. 303 �osbeng Road Sut division A�oject�o. 13-3181 1 abte '�, Rcick a anc ness Classitica�lia� Chark �,... _. _ _ OC101 Fock ` lJncanfi�ed Hardness Rield Cni�lenia Clamippiessive 7���ical 8qui��men11 Needed Fau Rating Streng#h Bxcar atian E�itre�p0}:lo�lt �ndented b}�thumbnail ��I00 pai Small excariato� _ . .. : ._. _-.: :Iciatchecl t y� Very 9o�t(N1) tf umbnail, cwmblecl 10(-1,aqa qsi Small exaavato� � t y� uock I a rr mer _ . _ , _ N ot scraiched by I�ed�um e�icavata n :IoR(R2j tf �im t nail, indented I,000-�4,000 ps i by�oc4 h amme� {sia w digging with sn a!I exuarrato�) Scratat ed o� h aclium to iarc e exc<i�iato�(slov� to Medium Fa�d �aatuued by nouN �I,QDO-8,aa0 psi ' �erYslov� digging}, typiaali��req�iiies ' {R3} hamn er chiE�ing w'th hyclnaulic I arnrr e�or mass�xcavation} Fa�id R4 Saratched on Slov� chiqqing►niith hyclraulic I an rner � } Iractu�ed ►n�diflia ulty S,oaa-�s,aoa ps� an dlo�bla�ting _ _ ,.. ,. Nat sc�atcl e cl or Ver�� hard (R5} �'actu��ed alten man�� >�16,000 psi . Blasting biaws, I arnmer f - net ounds � _ . _ _ _ __.. Unt ac�imented Fill: Undocumen#ed fill was no1 encounteued in test. Vle anliaipate aiieas of fllli may exis�l in tt e viainity of tf e house and gaiiage. Other aueas ofl fllll rnay k e piesenl t eyond ouu 1es1 pit localions. llcipsciil H oiizcin—�7F e gnound s uriace En tes�l p its TFI-�I through TR��5 was direatly undenlain by a modenately o�ga nia topsoii f onizon. Th e dauN bnown siH (OL-ML} was loose and aon tained�line noots�Ihrougho�it. 1he ioqaoil honizon extendecl 10 a deplh of 910 12 inches. Loess — �, ndeulying Ihe topsoil in test piis 7P-�I �Ihnough TIFI-5 was windbiowm loess beiong�ing to the w illamelte Forrnation. llf eae sa ils gene�ially consisted ofl stif�10 ver��stifl, micaceous, I�ght bro►nin, clayey sili (ML}. In test pits, lhe foess ex#ended to a depth of 411eet lo in e�iaea s af 9 ileei. liesic ual ,lail - The loess in test pits 11R-1 tr nougf 11P-3 was undenlain by ligl I �eddish hnown eesidual soil �lanmed by in place deaampasilior� of th e underiir g 0o�ing Lava Fo�mation. These s oils were lypically atiff to very� slifl, clayey silt (ML) to silly clay(C!.)wilh tiaae t asalt flnagments. llhe resiclual soif extended to a depth of 7.511eet ir tesl pi11 TF��I and 7R-2 an cl beyond �Ihe rnaximum depth o��l exploration in test pi11 TR-3 (9�leet). 8cining La�ra Rcinrr atian— �nde niying� the res idual soii in 1es1 pi�ls TR-1 a nd 11P-2 was wea�lhe�ed hasa(t beduock belanging� tolhe �loring l.ava Fo�mation. The kasaltt��pically conlair ed a matnix o�silt to clay and was weathered 4o a very� soFl (F 1)10 sofi(R2) cons is4enay, Practical �efiisa I on medium f and {�13) basalt was �eaah ed with a small sized excavatou at a � deplh o17.5 feet. `�._ ; 181-Fa sba rg Flaad 9 ut di�i�ion GFi 4 G EOPACIFIC 9PIGI�19ERiNG, IPdC. 304 Fla sbeug Ro:icl S�ibcliviaion Pna�a ct No. 1�-�181 � .lail aisilui_e and Giiaundwaier On Ocloben 9, 20�3, neilheii slalic gnoundwalen nou gnoundwater 9eepage was encounlened in 1es1 pi�ls excava led to depths of 9 flee�l belo►ni Ir e gnoun cl 9 ur1 ace. F.�dperience h� s s F a►nin that temponary� storrn nelaled penched groundwailer�nii�lhin the nean aurlace soils oflen occuu aven fine-grained nalive depasils suaf as lhose benealh ilhe si�le cluning Ihe wet season and qar�iculauiy in mottlecl soiis such a9 r�iene idenlified in the ies11 pits. ll is anlicipa�led thai gnoundwalen condilionswiil varydepending on ilhe seasan, local subsurace condilion: , changes in sile u�liliaation, and othen �laatons. GOT OLiJ 91�N�1 AINQ RE COMME N C A"�ION S Ow inveslig� tion indiaates lhat Ihe pnopo;ecl development is geoiechnical�y feasib[e, puovided thail Ihe necommendalions o�l If is repor ane incouqanated into the design and suffiaient geotechnical rn onitoning is inco�ponaled inlo the cansiluiiation phases o�l�Ihe p nojecl. ' Ei A�t,� ;` #�on Aneas afl p�oposecl uanslnuc�lion ancl aueas to neceive fi[I shouid be ateared o11 vegelation and an51 orc anic and inonganic debris. Inonganic debnis and onganic malenials fnom cleaning shoulcl be uernoved �Irom ihe si1e. Onganic-uich rooi zones shoiild then be stnfpped liiom canstnuclion auea s o1 the si�le on wr ene engineeied filf is io t e placed. Dep'Ih of stnipping is eslin aied lo - avei ag e 9 inches. The final deptr oi soil nemo�ial will be detenmined on the basis o1 a sile ��� in spection aflen 1he s�lripping�excavai�on ha: t een perfo�med. �Ilnipped lopsoi! shouid p�e�lerably be ren oved iluom 1he si1e. Any nernaining lopsoil should t e stoc� qiled onl�� in cles€gna�led aneas and ;tnipping operaiions shouid k e obserued and docur�en ted by 1he g�eoiechn ical engineen or his nep�esentalive. Rema in ing undocurn enied �rlls and any�sut suriace s�lruatu�es {clry�wells, t asernenls, duiveway an cl iandscaping lill, o!d ulFlily (ines, sep�lic leach fields, eta.; shoufd t e nemoved an cl 1he excavalions backflilfed �niiih enginee�ed flill. We antiaipate ihat otr en aueas afl undocumented ilill ma�� e�iist in the via inity of ihe exisling home and dri�ie►niays. Once s�lripping oil a parfia� lan auea is appnoved, 1he area mus�l be n�pped or tilled to a dep�lh of �12 inches, mois l ure condilioned, nool��picked, and comp aa ted in-place p nion ilo Ihe p la a ern eni of engineened �lifl au cuusf ed aggueg a1e base fon pa��ern enL Exposed subgrade soils sF ouid be evalualed k y the geolechnical enginee�. Fo� lange aueas, lhis evaluaiion is nourr aHy perlo�mecl by p�oof-��o!ling 1he e�ipased subgrade with a �luiiy loaded sanapeu an dump Inuck. Forsmallen a neas where access is neslnicled, tr e s ubg�acle should be evalualed by probing 1he soii with a slee! puobe. 9oftlloase 9oiis identifiecl duuing 9ubguade prepanalron should be aornpacied io a firm and � n yielding aondilion, oveu-excavaled and ieplacecl v�ii�lr engineeued fill {as desanibed beiowi}, o�slat ilized wiih �oak pnion tlo plaaemenil o�l engineerecl fili. The deplr ofl overexaavalion, iil i equined, should be evalua�lecl by Ihe gea technical engineeu at 1he lime of cons l ruclion. L 3181-F osk erg Road 5ubclivisian CIR 5 CI�O�ACIflIC ENGINEERI� G, I�Q. 305 Hc sbeig Ra�cl Sut clivi9ivn Praject�c . 13-3 181 �,. . 9n ineered Hil1 �III grading �br the pra posed develop ment should t e per anmed as engin eened gnading in accaud�nce r�iith tl e applicable t uildin g code at time o11 canstnuction with 1he exaeplions and additions notecl hei�ein. Rrapeu leat fiequena�I and ear hworE documen�latian usuaily nequire: } dail�� observation and testing dun�ng stuipping, ibugh gnading, ancl placemen�l of engineered �Il. fmpaf ecl iill rnateuial must k e approved by the geotechnical engineer pniai ta being imporied to tr e site. Oveusize matenial gueateu than 6 inches in size should nol k e used within 3 �leet of foiindation faatings, and mateuial greaie�i tf an 12 inches in diameten should nai be used in eng�ineei�ed fil�. Eingineerecl �II sha ulcl be compacted in honizontal lifts not exceeding 8 inches ii: ing ; landard compaalian equipment. Vlle necommend that engineeued fiil be cornpacted ta ai leasl 9Q% o� 1he maximum dr} den; ity cleieumined by A�ITI4 C]�1557 {Moclified Ruaaton) or equivalent. Flielcl density#es�ling shoulcl conbrrn 10�I�ITI4 C17922 and ❑30' 7, on D� 558, plll engineened �liil shauld be abserved and le:te d by the pnaject geote a f nir�i engineeu an hi: nepre:eniative. T��p�aalfy, ane den sily te:t is perlorrnied br a t leasi every 2 ve�iical fleet o�l��If placed on every 5aQ ycl�, whichever neq�iire: more te: ting. Because testing is perlo�imed on an on-ca If t a: i: , ►n e necommencl lhat the ear�hwarM aanti�actan be heEd contnactually nespansible �bn tesi scheduling ancl Onequency. �lite ear hwonk�n�ill be impa cled by sail maisture and shallow giauncl►n�a te�i canditiona. E arthu+ank in wei wea11 hen u+a uld �i�ef�� nequiue extensive use o�l ceme nt on Iime treatment, an athen special measunes, at considfinab(e additiana� aa;t aampared ta ear f work peronmed unden dr}-v�ieathen conditions. � 4�e a s �nd 9enchir� Fkir Clanstnuciicm c�f Aill cin �lo es Bngineened '�lilE ta be p laaecl in sloping areas inc�in ing ;teepeu tf a n 20"/a gnade should be aon s tnucted on a keyv�ay and ber a r es in accondan ae �n ith tf e typia a 1 design shawn in Fig�i�ie 3. Keyway9 : I auld have a minimum de pth o�l 2 feei and rn in imurn N idtf a11Q feet. �Iclditional remaval: of pateniialiy un: table soils may be nequiued clepending on aonditions cbserved duuing constructia n. 0oth bEina hes a nd keyways shauid be noughly horizanta I in the dawn slope dii�eatic n, bu1 may slope up io 20% grade alang loqognaphic canloun. Key+n a��s :laping more ihan 90°i� grade alang lopogra{�hic contaur: f ould be benaf ed. llhe F eyutiay shauld in clucle a subdnain cansisting o�l a rn inirn� m 3-inch�dia meter, plD�l F ea r��� Duty gnade (ou equi�ialent), perfoiiated piastic pi�e enveEoped in a minimum of 3 cubic ieet pen I�nea I lbot a�l 2"- %", apen gnaded gnavel dra in nack wnapped v��ith ge oiextile filien�labnia {Mii�af 140T an equivalent), GeaFaci�ic should inspecl E eyv►ays, subdrain; and benaf ing pnior to�il1 �laaern ent. Ai�eas of poiential see� age c bserve�d during aon:tnuct�on ma�� nequiiie a nock blanket dnain in ilhe E eyutiay battam, We ��ecorn mend tha t p�iuma nent 1��1 and cut �laq e: be canstuuctecl na sieepen than 2F:'� �90a/o gracle). Fill slope: ;hould be ovenbuilt a minimurn a9 311eet f a nizantally beyond finish gnade an d then tn�mmed t acF to iinish guade as shown in 1ligure in oi�den to achieve a weli campaa led siope iace. � �. 306 31.81-RpSterg Road Subcli�isian CIR 6 CI9C PIACIHIC ENGl�YEERI�IG,INC� Fosbeng Aoad Sut di�is ion Hraject T o. f 3-3181 �I uead Founc aiitins �I llhe proposed nesidentia! stnuctunes may be suppnrled on shalla�ni faundations t eaning on campetent i ndi9tw bed, native soil9 and,lor engineeued iiil, appiopric tely designed and cori stiucted as recommen clad in this i epori. Hnr ndalian design, constnuction, and setback requinerrtents shauid con�brm to the applicable btailding code a t the time of consli uclion. Roi rna�iirnization oi bearing st�engtf and protection against fra9t heave, spread �boting9 s houfd be emt edded at a rrtinimum depth a�l 18 in a hes beloi�i exte�ior gnade. The reaa mmended minirn um widths ibr aantinuous�boting s.9uppor ing ►noocl-tamed w� Ils withatat masanr� are 12 inches'br single-stary, 15 inches �br tv�a-siory, and '18 inches 11on th�ee-9tary slrualtires. Minimurn iounda tian i�ein�lancement sho�ilcl consist ai a No. 4 ban at the ta p o11 slem walls, and � N a. 4 ban at thEi t attom af footings. Concuete 9 ka b•�on�•g nade re infloncemen t s hould cansist of�o. 4 k ans placed an a 4-inch centen9 in a giud p a ttei n. The anticipated aliawabie sai! bearing pnessw�e is 1,��0 Ibs��l' faniao�lings teaning on corn petent, nalir ie s oif a ndilor enginee�ecl �ill. A maxim�rn chimneiy and aol�imn load of 30 ! iF s is rec ammendecl ioi the site. llhe recommencled maximum � !fa►nablEi beauing piessuie rna�� k E incuea sed by 1,13 fn n shor-leirrri transieint canditians suc f as wind and seismic iaading. Ran hea�iier laads, 1hEi geolechnical engi�een should be c onsulied. Tf e coeflicient af frictia n between on•site soii and pau�ed-in-place ccincrete may be ta�en as 0.�0, ►n hich inalude; na iactor o�saile�ly. The maxim�m anticipaleid tata[ and diHeu entia�flaoting mauerrten�ls (genenally �nom 9oil e�ipansion and.lon seltlement) ai�e 'I in cf and �/.� inch o►ien a span o120�leet, ne�spectively. We anlicipate tf a1 the majar'ty o�the esiim�ted settlemEint wifl acc�r d�ring c anstutaction, as laa ds ai e applied. 9xca��atior s naa� structui�a� ilaoting s s haiuld nol E�ite nd �,, within a ' F :�I 1, �lan e puc ijEicted dawr w� nd 11uarn the botta rrt edge ofl botings. Footing excavalians sf auld penEitnate thnough topsoil ancl any ]oose sail to carnpelen�l su�gnade 4hat is suitable bu t eaning supporl. A!(flooting excavations sha�ilcl be trimrned neat, and alf latise on sofilenecl soil sf ould be removed �Ira m 1he excavatian bottom priom ta p)aaing neinioucing steel br ns. D�ei tci the moiisluue sens ilivity o�l cin-site naiive soils, io�nd� lions cansl�uctecl duning thEi wet�►eatheu seascin may �equine oveuexcavalicin o�1lk�oiings and back11i11 ►niiir compacted, cnushEul aggueg ate. - �un recorrtmenda iians ai�e fa n house c anstnuction incauponating r� i9ed waoid 111c�cirs and conventianal spnead �k�ating floundalions. 1�living space cdl ilhe atn�clure9 uuilf incoiparaie k a semEints, a get�technical eng ineeu shoi Id be consulted to make addilicin� I necammendations fa n i�etair ing walls, +niaten-praaling, undersiab duainag e and wall subdnains. Flfte� site de►ialapmenl, a Rinal SoiE 9ngineen's F epor shoi fd eithen canf�rm ou rn oidily the aba r�e recammendations. Bx�l�uatin Clonc iticins ar�c iJtilii 7nenches . We anticipate tf at an-�siie sails can ba excavated using ccin��entianal hearry�equipment such as scnapers and Irac� hoes to a dE pl h o117.511eet. Pnactical i�efu9 a I ►nias neached with a s ma II sized lnackhoe at 7.5 feet oin a iarg e ba�lder in lest pit 7P-1. AI largen excavatan should be € bfe to � chieve greateiu depths. Flil tern pou�ary c�its in exces9 of 4�leet in heiight sho� Id be sloped in accondar ae ►niith l..S. Qccupalicinal Sailety ar cl I-eaih Admini9tnaticin (O�IHA) uegi latior 9 {29 CIFR Aart �1926), on be shoned. The existing nalive sciils classifly as llype 8 Sail a nd temporary e��ca�ia tion side slope inclinaiions as steep as 1 H:� V may be as sumed 11or pf� nning purpa�es. This cut slope inclinaticin is applicable to excavations abcn�i the wateu ta ble oir�iy. Maintenanae `�... of sa11e wai�Cing ccinclitions, inal�icling temporary excavation sta�fliiy, is tf e�nesponsibiliiy otllihe 3181-Foatey Rnad 5ut di+iision C R �I {190PAC[RIC ENGINEERiNG, INC. 307 Fos k erg Road Subdi�iisia n Rrojeat No. Z3-3181 coninactor. �Ictual sfopei inaEina�lions at ihe timEi of aansiruciion shou�cl be de�lermined based on � safeiy iei�uiremeMs and aatual sail and gibundwaien condilions. Satui ated sal9 and gra undwate� may� ba encountened in ulflily trenches, par icularly during ihe wet seasan. VI e anticiqale tha�l dewatering systems consisiing of clitar e9, sumps and purn ps would be a deq uate floi con l ra I a fl pe�ched g noundv�iate r. Rega rx I les s o111 he dewaterin g 9 ys te m used, it sf auld bei installed and apei�alecl such 1ha�l in-plaae soits are preven�ed ili arn being ieimoved along witF► tF►e giaundwaten. �ibraiions ci�eated by 1i.affic and uar 9tnuctian equ�pment may cause some caving and naveling o11 axcavation walEs. In such an arient, Ialeral suppor �lon 1he euccavation v�ialls should be pnovided by 1he contnactor ta pnevent loss o�l gnound sup por ar cl possible disti�ess to exisiing or pn�iviously cons1lructed stnuc1lural imqnovements. RVtI qipe� shou�d be ins lalfed in aacondance wi1F► �Ihe pnoceidunes specified in A9714 C1232'I. V1 a necommer d tha�l inench backfil! t e compacted to a�l least 9��/� of tf e� maximum dry clensity ot iained by ti acliflied Rnocloi A97h, 0'1557 or equivalenl. Initial k ackf�ll iilt thickness iou a -i4"••0 cru9 hed aggnegate t a9e may need ta be as great as 4�leet to �ecliice ihe risk o'F Ilattening ur c enlying �Ilexibie pipe. 9ubsequent lift ihickness should not exceed 1 �bot. }i impor ecl granulaufll matenial is used, then tf e lifts for la�ge vit naiing plate-compaation eq�uipmen�l (e.g. hoe compacton altachmer ts) may be up to 211�iet, pnovided it ai pibp en compaclion is being achieved and each lif is �lested. L se of lange vibratin g compaclion equipment sho� ld be cai efully� rnonito�ed nean eixisting sU�iclunes and imqnoveiments due lo IF►e poten,lial�br riibration-� induced clamagei. {� �Idequate de�nsitytesling should be per�ormed during constiuc�lion to veniiy1ha11 Ihe neicomrn ended nelative compaction is ach'teved. llypical�y, one den s it��tes t is taF en flon every 4 ue n ical leeil ofl backfilf a n each 2Q0-lineal-lood sea lion ofl��enat . Br: ion �c1n110l Clanside�atiains L7uning ou�flielcl exploiadion pnogi�am, ►nie clicl na11 obseir►ae soil lypes �Ihat would k e consiclened f ighly s u9a e ptible io eras ion, in our a pinion, the pn�mary con asnn �eganding eros ion potential wifl occu� duning const�uatior , in aneas it at have been 9lnipped oi exi9tir g pavement on veigela�ion. E�osion atihe site duuing aanstructian car be minimized ty imp(ernenting the pnojeci e�os ion contnd plan, which should ina lude judicia us use of straw bale�s and silt�ences. !11 used, these ero9ion con�ibl devices sF►ouEd be in place ancl remain in place tF►ibugf out site prepa�ation and constructia r . E nasian anc sedimentation ofl expased sails can aiso t e minimized by quickly �e-vegetaling exposecl ai�eas of saii, anc by staging constnuclion such that langei areas oil�Ihe p noject site a�e not denudeid and exposed atiF►e same lime. pineas o1 exposec soil requi�ing imrne�diate and,lor temqanar� pnoieclion againsi e�iqosune should be cove�ed ►niilt eitheu rnulah ane�osion contnol nettinglblankets. Aneas o�l expos ed 9oil nequi�ing q enmar e nl stabilizaiion should bei s ee c led with an appnoved gnass seed mixtui�i, on hyd�aseeded wi�h an app�oved 9eed-m�Ich•�ferlilizer mixtuue. l . ' 308 3161-Fost erg Ro�cl Subclivisian CIR F GIE OPIACINIC ENGINEERiNG,iNC. �osbeng Fload Subdi�ision Pra ject�o. 13-3181 F... V11Ei i Weai tl e n.Earkhwc rk !� 9oi{s undeMying the site are IiN eiy ta be moistune sensitive and ma�� t e difiiault to handle or tnavers e �niith a ons lnuction equiprn en1 duninc periods afl�niet�nieatheu. Ear f wor4 is typically mosi economical when performed i nder dryr weathen conditions. Ear hwouk perioumed duning the wet-v�ieathen season �n il{ pra bably nequine expens ive measunes such as cement tueatme nl ou imparied gnanulaii rnateivaf to cornpaci ililllo 1he necommencled eng�neeninc speci�aations. I1 earlhwouk is lo be perlorrned ou fi(I is to t e placed in we1 wea�lhen ou unclen wet conditions when soil moistune conlenl �s diflicuft�lo cantnol, the flollau�iing necommer dalions should be incar��onated inta the contract specilrcaiions. ➢ Ear hwor� sP ould be perloumed in smalt ai�ias to minimize exposure to wet weatheu, Exaavalion ou IF e n�imo►ial of unsuilable soils sho�dd k e 1oElowed puornptly� by�tf e placement and aompaction ol clean engineened 161f. �Ihe s ize and lype o�lconstnuctia n equipment used may har�e to be limiled to Aneveni saif distunbance. Lnden some cincumsianaes, il rnay be necessary to excavale soils ►�iilF a backhoe to minimize subgrade disluubanae c� us ed by equipment Inaffic; ➢ llhe gnound surface within the constnuclion area should be gnaded to p��omote nun-off afl s urlace wa�ler and �lo pnevent Ihe ponding afl wateu; ➢ ti ateuial used as engineere d ilil! s f ould consisl o�l clean, gnanular s oii ca n t� in inc les s tf an 5 qencenl fines. llhe�lines should be non-pfastic. Fltienna�lively, cemeni tneatmenl of on-site soiis may be per onmed to facili�ate v�iet wealher p laa emen�l; ➢ The ground surace within tr e conslu�ialion anea shodld be sealed b��a srnaolh diiurn vibi�ata ry�iblleu, a n equivaleni, and unden no a ira�imstances shouid be ieft tincompacted and �� exposed to moisture. 9oils which becorn e loo we�l �bn compaction shoi Id be ��emoved and i�epiaaed with ulean gnanulan maleeials; S E xcauation and placement o11��lill should be obserried by the geoteaF niaal engir een�lo ven�fy that al! uns�iitak la malerials ane nernoved and s i itable compaction ar d site di�ainage is achieved; and s E ales of stnaw and�or geotexlile sitt ilences s F a u(d bei s�lrategicalfy iocated to contibl erosion, ff aement or lime tnealme nt is used to f� cilitate �niet�nie� theu con stn�ction, GeoPacific shauld be cont< cted to prariide additional reaammendalions and field monitouing. Havernienil Desian Fon design purposes, we �sed an estima�led nesilier t modulus of 9,000�br ca mpacted native soif. llabfe 9 pnesen s oun uecorn mended minimum pa��ement sectian �bn dry�weatheu construciion. t � 3181-Fasberg� F aad: ubdi�i�ion aR � C�EOPAC1FiU E�IGI[+19ERING,1NC. 309 Fosberg Aoad Sut divi:ion Prc ject�o. 13-318T ��.... Table 2 - Recom�mE naec Hleinimurr �ry-Weaiheii Paaerr enil Se�ian N r�lei iaf 1 ayen Puk l�c Slli�eet Compac ion S�IandaMl ASplaltioConarete{AIC) 3 II1. 91!b19i°baflRiCE DansityAAISHTC T-209 ' ,. , .. _ . � , 9 9 . 95%a I N a di�led Pr�ia tor Crushecl A rec a#e BaSe'/"- 0(levelin� coiirsie) �kn' A�15F11'C 1'-190 _ _ ._,.... . _. . . _. . .. �rush�d�k g re gate B<se 95% of N adified Prnctar ���_�_� 8 in. API5H1'C 1'-180 . __ . _._ _ 5u1 g ade 12 in, 9fl% of 1u odifiec l N ra cia r AFISHTC T-99 oreq�iiiialent piny pc aE eis o1 o�gania debuis on laose�ill encounteuecl duuing nipping ou tilling should be nemo�ed a nd ueq faaed wilh eng�neened fill �see Si�e Pre�a,afion Jection), In orden 10 verify s� bg�ade stnength, we necomrr end proof�wlling diuec tly on subg�ade u�ulF a lc aded d�rr p tnuck duning dry+nieatf e�an c I on loq o1 base cour; e in we#wea#he�. 9o�lt aneas that p ump, ni#, o� weave sf ould be stat ifized q nio�to pav'nc . f�pavement a�eas ane to t e aonstnucled duning we1 wea lr en, the s�it gnade and constniction pEan should t e neviewed by the q nojecil geo#echnica[ engineen ai tf e time of aonsinuc�lion so tf at condilion speci�c necorn mendalions aan be pravided. 11F�e moislure sensilir�e subgnade soils maF e the sile a diflicuf� we11 wea#hen cons�lr� ntion pnojec#. Duning placern eni o�l pa vemeni seation rn aieuials, density�esting s f ould be per�oumec I to veri�ly � compliance with praject speciiicaiions. Genenall��, ane subgrade, one t ase couuse, and one asphalt compaatian ies11 is perfo�med flon every � 00 to 2�i linean ileet ofl paving. Onaina sta Tlhe oulside edge of�ipsiope penimeteu footings may be pno�ided with a drainage sysiem, c on s is ling ofl 3-inch diameter, ; iotted, plastic pipe emt edded in a rn in irn um o111 ft� per lineal fooi of clean, tiee-dnaining c navei or 3�14" — ( nock. Wa1eu collected fnom •he flooling drain; ; r ould be direcled inio ihe toaal stoum dnain sys�em or o1he�sui�lab(e au11e1. A minimum 0.5 pencent fall sho�ild t e maintainecl thiio� ghout IF a dnain and non-perlo�alecl pipe outiet. Down spo� ts and uoafl d�ains sho� ld not be aanneclled lo the bundatic n dnains in ondeu to neduce if e polen�lial ibr c�ogging. llhe 1looting d�ains sf ould include clean-o� ta to allow peiuodic maintenance and inspecllion. anades around Ihe puoposecl :tnuciuue sf ould be sloped such 1ha1 surfaae Hiaten duains a+nia��fnom the buiiding. Penimelen looiling dna�ns ane recommended to preveni detrimenial efilects of c nouncl►niaten on fo� ndalions, and should nol be expecled to eliminate all poilen lial so� nces o1 wa1 er en#euing a ceawla pace. An adequate giiade 10 a low poin�l ou#let drain in 1he ciiawlspace is requiued by code. 9eism ic De�sii n 51rua l� nes should be designed to nesist ear r qluai�e loading in acac ndance wilh ihe melhodolog�� clesc nibed in 11he 2006 Intenna lional Residenlial Qode �iRCI)1bu One- and THio-Family Dweflings, with applicable anegon 9#uua#unal �Ipecialty Clode �0�I9C) re�iisions. NVe recommend 9ite Clas: D be usecl �o� design peu tf e 0�I9C, llat ie ' B� 3.�.2. Design ��alues de#eumined iou tr e si e i �. 310 3181-Fasberg�Raad Sutdirii�ion CIR IO GIEOPAQIFIC�NGINEHF ING,pNC. Fosbeng Road S� t di�iaion Ruoject�o. 13-318 usir g thfi l.SG�I Qi� nited .Itates Geq�ogical �lurvey} Eartf��,ial�e Gia�.ind Mlollion Pararrieters �' � tility ane sumrn arized in Tabfe 3, ` "Ilable 3. Recarnimanc ed 9� r ftqua�Ce Cl�ciu�c Mcr ian Plaramie�ersi (2006 lRCq Flaramie#en Vaiue , Location Lat, Lon , de rees 45.427, - 122.735 __ Mapped Spectral �IaceiEiration Values (MCE): _ __ Short Periad, SS 0.95: - �.� Sec Period, S; , 0.34 g _ . ,: _ ..:.... Soil F'ac#ors fo�Sifie �la�s D. _ . _ _ _ _ __: Ra �.'.1 R� _ 1.72 __ __ . ,...::-.. Residential 5ite Value =2/3 x Fe x SS 0.7�1 g Residentia� Seismie D�s��n Ca#egory D� �la il Iique�Yaction is a pr e namenon r�ir e nein satw�ated soil deposits tern poirarily lase strengtt� and beharie as a liquid in response to earihquake sha�ing. 9oif IiquE�faation is g enenally limited to Ioose, gnanulai soils locatecl below the watei tat le. Ro�lowing de�ieloqmeni, on-site soils will consisi p�eclominantly of engineerecl flill or naiive iine-grained soiis, which a�e not consideued s� sceplibi�i to liqueflactia n. llf e i�dore, it ia a un apinion tF at speicial deisign or constnuciion �,. rneasures ai�e na f ieq�iired to mitigale the efie�cts o�l liquf�factia n. �5 3181-Hosbe rg Raacl 5ubdi�iiaion aR I i GEOPACIFIa EPIGIPIE ERiNG,l�IC,, 311 Fosba ng Road �lubdi�isioi Hwject�o. 13-31$1 __ l N CE R11AI�TI9S�D il IN i�lA�dON�I " � We have piiep aned this �epa ri 10�the owne�and their aa nsulta�ts�or us e in desig n oi this p�ajeat on f}�_ �llhis �ep or should be p novided in its en tinety to pnospective coni�aata� ion bidding ar d e;timating purpose; ; howe��en, the aa nclusions and intenp�ietation s pn�isente�d in If is repar sho�iid no1 be aonstrued as a wa�naniy af tt e subsur�aae conditions. Expeniance has shown that soil and g nound�niaten conditions can vary a ign ifiaantl�� a ven smal! distances. Inconsislent conditiona aan occun betweein explonaiions tr at may not t e delecteul by a geoteichnica� study. If, during iuture ; ite operitions, sl t 9 u113CE1 conilltlOri s anei en countered v�it ich vary appneciably lnom those described he�ein, GeoFlacil ic should t e notii ied fon neview o11 the recommendation s oi lhis repar, and nevisia n oi such ii neae:sary�. �lufficient g eotechnica! monitorir g, testing and consultation should be p�otiiided cluning aor 9tnuction ta caniinm thal tf e oonditions einaountenecl ane con;isteint+niith tF a;e incliaated by e�plonations. The checkli:t atiached lo thi; neporl outfines reaommendecl geotechnical ot ;eruaiions and testiri g ior lr e pNoject. Fiecornmendations foN design aF an ges r�iili be pnovided shoi fcl conditions neivealed du�ing constnuction dif en�iom those anticipaled, ancl 10 veriiy that 1he g eotechnica! aspeats of aonstnuction compiy Hiith the contra ct plans and speciiications. Witf in the limitatians of:cope, aaF edule and budget, QeoHaaific attempted to execute these senuces in accordance witf gene�ally acceF ted pra fessional pnincip�es and pnactia e: in tha f ields o11 geolechnicaf engineering and engfneening geoiogy at the tirn e the �ep a�1 wa: p�epaned. �a r�iam ar ty, expnessed or irn pliecl, i9 madei. �lhe scope oi our Hionk dfd not include envinonme ntal assessmenis ar e va f�iations neg anding tf e p�esen ae on absenoe of+nietlancls oN f aza�da� 9 oN toxic substances in the 9 oil, : ur�ace waten, on gnoundwaten at th�; 9 ite. r`� We appr eciate 1 F is op porl unity ta be oi seniice. Sincenely, GEOREIGII IG 9NGtNEERING, INCI. ;����� ��,� ��` , �� , ����� ��t� �,c�r � �� R„- � . .... .. -'.� .. - ' ' . . �� '. ��. .�.- �.... : .�...'. ' ..-_.. . ... . . . .. OREG�IV ; , �-� � '�. 1�:. . ;; ,. E��IIF 9S:0913 o12C1�� Bath K. Rapp, R.G. James C, fmbnie, P.B., G.E. �lenioi Geo(agi:t Hnincipal Geotechnical 9nginaeN �Ittachments: Reienen a e: Checkli:t af Fiecorn mended Geotechnical Testing and ❑t serva tior Figure 1 -� Vicinity Map Figure 2-�;lite and 9xplonation A�an ' FigU�e 3- Filf 91ope C etail '�... llest Pit Logs {if���1 -T1H-5] 312 3'!8'!-Fost erg Road Sul 41i�isian GR �7 CI90PAaIFIC ENGiNEER�iVCC,If�C. Fosbe rc F�oad 9ubdiuisior Pipject�o. 13-318'I �� RE�BRE N C99 Atwiater, B.H., 1992, Gle a togic e uidence flu n e a rtf ql ua N es du�ng #f e past: ,000 year� a long the Clopali; F iver, 9outhern coaataE W ashington: �lournal oil Cleapf ysiaai Heseancf , v. 97, p. 19( 1-19 1� . Beeson, h .I-., Tolan; T.L., and Madin, !,p„ 1989, Cleologia rniap oil the LaEe Oswego Quadrangie, alauN amas, ti�iitnomah, ar c Wa�f ington Clounties, C regon: Oregon {]epartmient of Geoloc y�and N inerak I�icl�istries Cleological Map Series CIIV SI-59, saale 1;2�I,000. C arve�, GI.AI., 1992, 1 ate Ceno:ac tecta nic� of aoastal norlf e rn Cali�lo�nia: Almericar Association oil Retrofeum Gleulogi�ts-S�PI4 Hield�Irip Gluidebook, h a}�, 1992. Qeomatri�i Clon�ultants, 199 9, Sa ismic Clesic n Napping, 9tate oil C recon: unp�iblishecl requrt Ani panecl for C reg a n Clepartrn er f uf Trar s p ortation, Pe�isonal 5ervines tlont�act 11 A 8 8, January 199 9. Golclfinger, CI., Kulrn, l.D., Yeat�, F.�I., Apqalgate, 8, Mackay, h .�., ar cl CJocr rane, G.F., t996, �Ictive :trifce-slip�laulting and•blding of tFe Cascadia �lubduction-Zone plate t oundary ancl foneara in nent�a( and r a rtf arn C re gon: in�Isses s ing ea rthqiia E e hazaeds and reducing �is� in the Flacifia N orthv�est, v. 'I: LJ.�I. Geoloc ical Survey Prolless ional Flapen 1564, PI. : a�-�96. Maclin, I.�., 1990, �artr quake ha�arc geology rn a ps o11 the Fbrtland n etra p oiitan a re a, O�egon: C nec�u r Departrnient o I Geolugy and Minena� industnies Open-File Fieport 0-90-2, saale 1:;�I,000, 22 p, ti adin, I.R. and Mat e}�, M.�I., 1996, EartF quake I-aza�d Maps fin n C regon, C neg a n: Oregon C epartment 01 Cleotogy ar cl IV ine�al Indiistries Glti 9-100, ,, , ; Paterson, CI.�,, Clarioenzo, M.E., Buuns, S.F., and Burris, W .K., 1�93, �ielc triq guide ta Cla�aadia paleosei:mic euidence along the northenn Claiiib�nia aoast: erifdence uf subduation zone s eism�u ity in the ce�i tral Clasca c ia m angin: C re g on Geolog y, v. 59, p. 99W 4 44. l nrul , J.FI., Wong, f,a., Sott, .l.C]., ,IiEva, V�,J,, ancl L ettis, V�.R., 1994, �leisroatactonin e�alnation: Saogg�n� Dam, lluafafin Pnojeat, N ortf +niest C rec un: unpublis hed �eport by Willfarn l ettis and As sociates and VIr oodwa rcl Cliycle Ae denal �le n ice�, C aklan cl, Cpl, for l .S. Suneau ofl Realarrratior , ❑en�en CIO (in Cleomat�ix Clonsultar t:, 1995). We�ner, N,S., NabeleF, J., Yeat�, F.S., N alone, S., 1992, �lhe AI u�int Angei ilault: impfiaations of sei: rnio- reflection data a�i d tf e Wooclt urn, Oregon, earthquake s equence o�l August, 199( : Oregon Glaulogy, �i, ;4, p. 112-�117. Wong, I. Silva, W., Bott, .l., Wright, ❑,, Thomas, P., Glnegor, �., Li., 9., Mat ay, M., Sojo�irinen, AI., and V�ang, Y., 2000, Ear#hqual e Slcenario and Flrot abilistic Clnound Sf aking N aps ilon the Portland, C ne g�on, Metnopot[ta n Anea; Sltate o� C regon Depa rtn ent o�l Geolugy and h ine�ial Induatries; Interp ne tative M��p Sler're: IN�I-15. l�eats, A.�I., Gra�en, E,P., Wer�ien, K.�I., Golclfinge�i, C., ancl Popn►nisf i,ll., t996,�utonics ol the Willamette Valley, C negon: in A:sess ing ear#hquake f azauds ancl neclucing nisk i�i tf e Plaai•lic North+niest, v. 1: U.S. Geolagical 9urvey Pnoie�sional Papen 159�, P. 183-a22, 5 plates, scale 1:100,00( . Yelin, 7.;I., 1992, �In earthguake 9wanrrr in tf e n a rtf Plor#fa n c H ills (Onegon}: 14 one spec�iiation� a n tF e seismotecton ics ofl tl e Portla n cl Ba:in: Gla ological Slociety oi Almeniaa, H roc ra rns with Elt stracts, �. �4, n o. 5, p. 92, , 3191-Fosberg Raad Sut divi;ion QF2 13 GE'OPACIFIc ENGI�19�RiiVG,I�IC. 313 Fo�bang Road �ubdivi;ion Aroject�o. I 3-3 I 81 �n- . CHE�I�4LIST OF RECIGIMlYEND9d GEOTE{IHNItIAL �IES71NC1 AHD OBSEIiI�ATIQI� _ _. _ lfem _ _ __ N a. Pi ocet uue 7in in�� By�h harni n aine : F nion to beg in ning Clontraclou, Deveiope n, .. 'I F recons#i uc lion meeting si11e wank Oivil and Geatechnica! - 9ng�ineei s 2 Fifl i�emoval iluom siie oii Pnion ta mass �loil Tecf nicia n� sor in� and stockpiiing s�lripping Geo'lechnicai Engineen 3 �Itnipping, aena�lian, and Diiring slluippin� �loif Technician nool-picking a� enalions . _,.. . .:_,_ Compaclion #esling o l 4 engineei�ed flifl (90'%a o� Duuin� filling, lesled 9oi� 7eaf niaian MadilMed P uoaia r' e1��I� �er�cal ilee l _ __ During backfiili'ing, . _ _ , Clorn paction lesting� ai 5 Irench backilill 90�/0 0�l te�ted e�er�4 { ver ical ilee l �bn e�er� ' Soil llechnician lu odiflied F nocllor) �p� �pnea! fee# _ _ _ �Itneei Subgrade ` ; 6 �om aation l 90% o l F nia n to placing bas e � � � course �loil Technician ��� Madi lied Proctor) _ _ �lase couns e campaation Pnio�to pa�ingl, � 0 lesied e�ery 200 9oi! Te a f n iaian {95/ o� Madi�6ed F racto�i) ' linea I feet ,.. _ _ :. _ __. _ _ . �IC Compaction 8 �92�/a batfom lifil / 92"/a Duning pav�ng, tesled ' � � � eve ry�200 iineal �leet ; Sail 'ilechnician (iop liilt; of F ice) g Final Geatechnicaf Completion ofl p�ioject. Cleotechnica! Engineer ; Bng�neen's Repor . ; i y...," 314 318'I-Aasbd rg Roa�l 9 ubdi�i:ion GIR 14 GEop��cr�ia �N�iriaFRtN�,l��a. _ _ _.. ,� . : . �iaa3i .V11 72ni1 A�ienu. Porl I;i n cl, Cln�f on 97;24 ��(��.n��� .�A� k 1 E I: (519}591-E 44� Fax: (903)941-9:F 1 �.._ � : �� . � ,�, � � . � .�r f � � ,��` ., > � �,, �' �.(� #� '` � � ., � :.� � '�F � ��s" .F�`' _ ��' �t%„ A�'a�L �,r�'� ��'�-yt �'�''"r-� P Y ,� } �S�"� f { �e.°sW�+ ♦���~ �����,{' �.E,�rt . �` ? � � : � �.�' �t� #�'"`� �. '�'�.�: � � x dr�� # � $;.w�,y^.`,����„„s:r f� °� SY �.a� : :x ', �:���� � �� .p� � ,�;� r' � '�� �����" �`s � � � � �p'+•,� � r•',��r �r,y'a�. ,�� �� ��R �� `3 � .ak >� y s h�, � � �- 4 � °} '' t! '�,.�,�r'� - �,�r �r �+ � '` ��' �. �. .��; .- ��SF? i � -a� > >��,.. �.s"' �.�'r� s � -� .�.� .� �, - i r . -� ,�a�.,, � . e �t ..�.--, "'� � "'�'.,z�: � : �� ,�s'� i�� y � � �a��`� �' � 1 6 � �' j a s^ r�� �" `� �%� �ac .� �� t4��t' m�' �� r43 � k it . _�. '� � P :��.� � � �� r .s�� . .�` ����� ' ,, � :`�7 8:: � � ��� s� �K i� a .' x � � - �.'�'""� � v t �� -�, a �.� , r���� %��" '� at� � 'i�,� # �¢�,� �� � � � $i��s � F � � t � ����� , � ��� . aaY'�F-Y�`� .�F'��, _ �' � �'`� �«y &�-`a`�F �� �.� �,j �- � .. `� r i�� �' -��� §��� a s�{��,'��,�"�''_��.ti � d���3;� � ��q�� � r � ,P� � f r ..: 7 J�> � F� - ,� ��t S Ii'k�`"� � � . � �/��" ��� s. p }� �S ' ,✓ .t /" { 4I � � � '� #� ' � x � k.-�. �' ''�� --^��`�` { c' � � r�fr p 3�� � � �� � �� �r�r � � � a��kr,� � k:-: ��'^' :4 �. � {. � �r �� �'$' �'''��3$y�: �1 . �..x +._ : s . � ��bv"t'- �P����3�y�,' .''�... a''��i . � f'k-� �:� ���' �. ��. �j� � y� p '� '�P r >y�3 � `�. -�" �€,� ,� a s# y y e t .� $ :aL,� �3 - rtip& 5 � � �++��,� �T`'�r-�-�'"" ;�" �-C;�� .��"1� ��' �y� � � +�g f � �. y�� �ti �y. - e! � � t� � '� � :d� � -�.: �x� �,���z :, �gr"'3��r g�-•�'� '* � ��� "�3- ya�a+C.b .� '2 °b � ��-MF�. -s� '.c.'y� � �i �� '�.w," . '3�"' _ `�,'* ra 4 S�=� � �� � . ° � zg. �, � � a - ' � y' `.-., v �.:���� "5 : r ��;.� r3 g r s { / � ' i .f. 1' . .w y "P It � s S : � � ,'. � .. � f ���. � . �:� �$��.,�3 �� Y' a �---.� 'K�-: "g�� �`��.�� �¢ .���x`'"�.:- �'x . �&.. � .� �' � � r""��:� s` � -� 't� Y� �� � ���3°+ - �+� �� � .; � � �.-;g �tY��� � "��'�$��`�`L�F#��,��L�'%.��t� �fi �`� ;.t , �'� �-���'�' � # �.. �s '�� . ��� � � : � �� tt `. �� � " �i�ar-}�` ,� � ;€�. ��� '��;�'„},k���'�--' '�^�� �,�+ � �.x ����" �"�� �,;>-� x : ��yt�. ��� �x 3:� �� �' � A''�^zxs� . s� ..'r t �r�� � � �'e�x� � "�d` • r.. a .� �:�,t �r ^' � e=r� r� �S �. � ��� "� �#� '��p��' �� �� t , �, � �.���� � r��'� � �� � t I � � - -"'� • *' � . �� `'°, "�€,�� ,�a+��� R.l�� s a �. .� -- .._�� �.��"�+Y k,�. �: �, . �wa���3 r � ,�" a�_ s� ':�x ",$ _...� � x �. .: . .. � - .� 'is�,; �:l �, �� �� � t s�a: � � �� � ` ��A� � 9�. BJEICT �II1 EI � � 3 � ,� ,�� ���� ;��,� � }, �, . t f�� � 9�" �_.� '.. ti ��; l � a `%��. 1�i �"_,. s � � �' � 3: �. � ,�` a ; �: , P .: �.•. �� -�, j � � x . w� 8.�, A ���iiix.. ; � t t�� �Po� � �,z�„"� s �r�� t }g. �-��r�,�+�� �;: ;� '� �.. � p,'� z g x _. aw � .a �� ���`���'' � _�.. � � ��_ !�s t_r<.,..Ire k, ' �e.. � �� �i� ` s' �� � ��� a �..,�;� ¢,t .;� �rw,.t ��,< �� i� � A 5 # � §': �. i 3.�a�V� �- �t :€4.� �s*� ;� r �`'��,a � z � r"�e s���- � � r y� �-�� �� � �`��yy � + �� - e s� " '� '.4 : . :,� . 3 � ��- .,:r �� �� �- � . . . �� , .#. s-s. ""i+r"a��'��� � x �: � ���'s��,?"���� �aq���� � ��� .r � &�. � �' . d �� a �.� 4. 5� �= � -* � k' �` '` � .,,� _ : � � � �n� i. � �`� p� �.v� F ,�`��G'� �. �E q����*a'���a � ��*� r ' -'at ��a�+�S£�"'` `� ` .� � '�x t 1 � � � �,�. � r � u � �,�� �'.'�u� a ���fT'v �y-w' '�3 3 �'k��431�€ � . ' � � �'�� : �� �� � - ` f � - }`'��sc�e �' � � � _ ., l �,�Y��' � - ��`�[ �� �}"4 f� _ ,�'��� � � �` ` �3" . `_, v` !� �. ��� � �°';i'�'�,l °�� �`�"'G'������ �� � . � �,��:�`"` � A��k A 4���.F�E �€ �ik � j � � � s"���� ; � � ^ ��'� � .� � �� .d: � 3 �.; Y�4if " 'r��s j ' � a _.> � "'�� �II�S �-'�, g �. A4&q3�rr.. ' _ s q�� • - � k g e � � � .;;� y_'} ��. ` t8� ._ ^ �Ya��1 a�'j � 4+.n�'!�#�E?}'ti y � � '� �. ' � �`�+ ��fsd6'��`�r r �- '��;� �� � " �.'� .' � ��; 1:�'�, � .. �,'�. ��." , . � . �. .f�� �: ' .a �,+ � .�"����t rf�� �� � -�� , [�,. .g� t ry'.a( £"' ""M`��, �. � '�R °�s � �_ _ A' :� � y �`� � � L�6'" �p"7 } j� "i.k.3' � � -. I� 6��� ��, �� i P � °� �y�d _ � �F �`�� _" , _` j .� Sa '� :� � � , � ��` �'�` �"� -`�� � �r�;�'" �,,��°'�.�,,,�, � �=�v�"'��` . "� -'� � .,� . � .�'. ` ,:,�' �.� r b .�,.r° ., ,$,r �' , y_s .�,,,.., -�� 's`.,� ry�.: .. zs � * �� � `' f r r t r ,� ( � _ . . ��F Rav a ��� �, _, .� /,/'�' . � � z ' � ��`�E *��� ��' 4@ kr�" �F � � ' �e � ��x� ��3 7� � d� � � � � 1 �'� �.� , .kE�� �i� ,�a.,, ��s�d .., r 3�. � ..`,.� � : a s-. � :{(��-C,�„'1 °'E' �a '�`��s �1`'�� ��. ^'� � ��'1°x � �... � -' �� r t�-',r-u,.r�F �r u� � �'� a`$ s��- �",�,."� nY . / r �. �"' �. ,� ,�rn.#�r3+��-.� �ia » � :y �8 � �, � .r� t i :' �� ��.,.�� � �a',,°� �^ a:� (ro � .x s » r �� � �. � �� �.- /� �y..� .w;.{..�' .�i3-��..o�"^`';..,,� ma"' �sr„3 s �.�+� £� � .#.. � f .e��y�^� � � ��rt '� . �.x . .�a`�:��%�a,`"'�,- g�, k�@ � :M - ��. 4 L �" 4 � ♦ �� r.''"'#_ �3 -� �i.A,:� � '}� Yi.'K � �i'�. ,!',�P.b � ..���13l�� ,.�'�c.` �� � � '. � �Z. q � � �" p.,^� F�� +�11Y}lY^ � W � � ; ��I�W .;.;1��3�2a`�,..�§ n A �_, � :�.a . �ksr �i .. � �.q�l^ 1 ✓������ � ���� �,4�n .�.-d�i � �. '� ., �T� � � €� + 3 ` �� � .,: �Y.c�'+�.�. � 1 q r s � ,�. �' -' � r} ��{�, ���, �aw ';�.e-•-x�«;, $�� .�., � .� ��� . _. �� �� � �-� �„� � �'� y � + `;� �?' � �r� ,�-; " ��.�,. " x��s� ��+x+������ � � � � �'�g � , `f+��� . � � t� ts: � F� � ��. � �, � ,,�.. �,r �� � f �: �ra� �� � '� r � �: ' �- .yw ' u �4�:.�„�. -�, ' �Tr�s=�����r� � �"��' � ��' � ��s ���x��`� �`"� �,.� � �'k' x .,� "�� ��' �9� , ��� �-���� ' � � � ���� : �;� � .� F � � � : NQRT ,���cz� $, ��. � ' � � � p �, �; � � x�� � +�,i r: � t v ���y � .�"'f "' t . �h �T ;�` ��'�'� '�`��E"�'ai€��C �_ •! ,'�; � � � ���'' �'� .y�,s� ��..,:; '�"� � `�'�t� �,a ` .��' y; ' �� vtl� � 4 ��t ��%g��� A � � t� r�° ✓"�.� � ` ^,� ;.� � �,". � -:`a �'� F � b � . �� � '��, c.� q�.�y'.$ � -���y ,��s6+ss€ .� . .� �A#-� ���;{ . t � ���`✓5 h F ,. # �t�+��� ,i .y-�'"i, �"'�"�.���� V � �� .���� ��������""�?� � � � /�� ��k � � ' �.h ,y� p � �^+ � � t . .. , �. $ w s�Y't:_v.aF' .. .. ., wv'— .+__�,. � .r' = "� . ;''� ^I i� "!3` �'^` :ii;'�,.�._I � ' .�... '�� ��. ( .F._ .$' rR �'�' . .... ., ,. . . .,._ . ._ :-.�. ..... .. ...._... . . .. ... . , ........... ............... . _ _ _ DafEi: i111111a ; ���Jgflf�C� Aqpm;i�rnate Scale 1 in=� a,0f10 ft Llre+nin t y: 9 KR.` 8�se ma pt U;S.Ge oio�ica!9 un ey�1.5 mini ite 7oq a r p Y ia Map S�i r€es,L aF e�swego,Oreg q n Q�iaclr+i n gfe,1991 {Phc ta re�uaec I 1�8<) .. . ,_ _.._.... _.....,... _ Project: Fos be�g F oacl Subdi�isivn Laice Qswega, Oregvn �noject � o. 13-3 181 �fGIJ RE I ;; 315 _.__..........__ _ __ ,. ,. _ , .. .__. _ .. _ ,.... _.. ��� 1483s Sn r cna E+�e�w� ���TE PLA� ��� ��. rotva_d,Oreyon 97224 - EXPCL.7FiE$� �O� LO�rA�TI�N� , ,. , ; �e�: (��s�sns�a ro..: (503)941-928t .. . _ . _ . _ __.. _ ! _. `. _ __.. �•..-^-.. """�., .. . .aM i. .. ...a� . ... . .. f{� �. : . � t- f' ;� *4 .j ,:� .. } � � ' __.. i �-- 'u'"- �r ,.. ('� � truc-- - �d �..� ��� . . " .�.. .� ..� .. . � . VAV.B�ETa9CA EENO � � � � � � � � s SloEwuK3r+rpnEnneQusN,.� ! 4 32. . 1� � t6.r .. . . . : . � } ....,.„�..�.��.....,.� _ , .. � _ .� _� ' � ,.;��- � ��'-� �«,.,�,: ..� _:r, .�::w � ,.�,.....� ... ' �.� _ � : „ � ..... . . , . . . .. .,. .. : �.... , ... � , „�- .��: ..:_..... �,^.- W.... -...-- _. � . . �.��._ . ..�..... -.�,. ... .:� �...., .r ....wy...,...+._. �.«.,.� :.. . , .,.. . ,.... .. `� . :��:"�.; -,� ,...� -..:,�y,..� . .. , - ..T . . . . :- � . - .,: f '� .-::i.. ....-_ .. .� � ....,,,•. � _. . �, d G� ;. . ;,. �. �.m. � . ��_ .-� �.� , ,. ,: : .... . . .-, . _ , .,... _ .�, i i . , , ;,.. .= ;.. .... ., .$t�.�M1C:€Y'lyj.•. ; ....,_ . .,,�.� ��4 �- -� � �� ,� , �tl�. .,_ _._ ,, _. �J ,„� , �,�. � r ..� ��',� .. �� ,. ,: � �� � �, .. - : �� ��� �� ' � �� �`'a . .a__ _. . � � ���`�. � � ,. � - � [ � � ,_ f ����� - � ` g � ; '�'N:a f �,. I .'M ��.. S'.� �P°V ..,�y"'��� ��� �. .:. ��� -� �..'� f.7 '�1� 6 . ,.. �,,,,5 L s ...�eg �� y-'. � 9 � �R � ( �r- � t _ . , ��" � .. :. 3 'u { i.,'�, -» 3 i i � - ' ��. ( .--?� ... .._�,s,�,., ,,„,�.._�. .,,,. . . �..�..� 7�+:^:� ... �-. � �: .,r+^'� ���T ,'' �;.�,,, �j�,'�}�� .,e . . ... ...,.. �_ � . +..w+�•-w„ - .r. ..�.TM �wwfn+rt--....e '� w+0�e� , / t r r. .. a'1'�+�.w�.N "... 4 . M .*,' .� - .... . .� � ��y^^'I .Sl.P - � z +.f �: ,., . ----R ,� TP '1'. : x .� � � -� r ; ,��.. '��»--.� ;���� '� ., � � y^' . r � .3 ,,,� .._ �, � <i ��[ R� �. - ,..i'. "r.�^ �� ,;, • � � ' � , _.. �a ��� : s,.... .� , � �, , � � . � .. . _ . ..... .� y 6 +�'",+��r+ . � � ""'�°'s ��� � . � � ...# ��, i,- D � �.; t;; �'�.�STr ,�� , l �: �� � s . y' e� ^�y����1'ti �� � �- � �"':�„ �_. 1., �}.�`.L �._: "� 3� '�:d�St�.F? : � t� �.�� r /� � � ��i�. t� .� �� : 3.''� �� i� y � � � ;} ^t�+ttAEid65,. � ,�"�` f ��r , ;t, ,fi�r� s � "�,3 � i i ip� if� t �.. ,� �_ �a,S�(`"F� "� C � `� ""'"` ,�^;; � �'" �::, .�„",;,:��p -�j 9*-'�.x-• ' .,..,,.�/.�,.«.r"' �� �r� c..:� ��,� '� i �, � ' � � � i q� I: � L r, -� :"r? �t 4' r;rtd`� � I• � ^'t �", , "��b-` � � ��:�. �� �.j �y,,J��57 F.:. :' ��,� b. :. L r'�d �k� ���� �� f�;,r � � - �� }�[� �:t� � � �'. P ��t ^'' }..,. �~# 8.. SYi� i' �f. ���Mt �+� i .e E ...{ '.� 3 .. ..i. ,. T +,I J. � � i�� j, .# '^ t� .,;;�,« _,,,,,..i.,�...r € . 4 ,r�, .� � '... � �,:: ' _ , . . . ... +, . . k � -� � � . � _ ,... f. �. � , � �,� 1 �'^'� -�M.. � , .,�nyyk �• � .�` .4�pp •1 . Y .y� " � . j.. ��`.""`�' ...: - .~�,,. .. a� '`-r ��,.,,r �. '�"��«, �»w,�° �..,-,+ ��':� .� `"1 T` x,.�k s}--•+ � _ ��s� � �. .� .....-.�^ � _ ... y" i - k "'*��`� A � �pC`�+LW � �! � ! �. � 3 f ^e1.�� ^�^'.�"`fi _ . . 4� Yr 4 i � �.� �, ; � _ .. ... 3 �:.+•!.' ' ..�...... ) � ``+�, �� -r - .�. .�,tia���� '�,i� �' �'.� I 1 ,; . . � .� , � w�. r.�, �4 , ; • '� �_ � �.�..�� 4a .. � � :�J �.r "0 � �� ` .'3 � � , �- , � . .. �.*M�"" +�r� �f � �.'�~ .��« �- � � � '.�• � ��� .� TR-2 �� � r � �� . �' � t � � � ���� �-.r m � '�� � �.� a �'",; ._ � ...x . ' � E:{f _����_ ^� f [ �. �; �.� �`�'� , ,�.`� � �� �yj 4-a..' 's.+7 , ( �f� ����e. i.:� �� .� t �.�� � .� y�s� � ��` � � �"� `I��" �'t ;�: � } �, �.� z� Pr* . � ,� :��.� _ ,'� ,�y� r.. ,�T� p^� ry� r ;�f (� T ,�� �� .�'� '�..�. i� � 2;... ;���./ � ....:� I 1�3� 1'+ �y:'�, �-^r"�s �w,.�p. ..fi - R� , _ ks .'.�� .... ¢'4�^1. � ��' ��' � ,' �� � . '�' f V I� y; il F ' S7"� " '� tl � � ',g � 'Y � .' g � g 1� � c, � .:_..� ; ^'� .. t �``�. h �� y. - . � _� � � s"� , ":.�` s S,� 1 �,,,.,,� � �k - ?� #t • 4i . 3 E .� �.<_ ."�s.�': : „fa � a ,..�..� �� - � iR 1 � � [� �``�} - ,��g. � � � � '� ( i' �e T�� � "`�': ��� . �A`�-'.i* f � �_'�'W�41�Y K�v�` �� � ...� p �., Z. � ; �{ - .,t�-�� 3( `i�. .������� „ *'�' ,�y t ar.. � : � Fyi g� �„ .:,. ' �' � «�+�b...�.,.4J �x"o-'., , ""a." «�^,�.r q� �� � .�i'1 j f�.,�{� ,.��� � � �'� �`} t a t"`«�S"4,re � � � ��' $ �' - `� �i ���° 3�`a t �„' � �,�' . � � ;. �� i� .3 _..�' �I`��'i3 f i .;i� �'� ...-� f :,� � � . .. . . � . _ . . . _ - � . . ... . . .. :'� A�!r,:.�r+ �, ,� � � ^ p.,e,,. , . � , � ��-. ; A4ERDOW .R«,.s a r � .�� �,•$ North � � WES WODD � j �^ . � - � . R � {! � E. i � i " MEA �WCi?E�K T �. >. �� '�. � '�.��:+r�A:�, ? �a i " .. _�. . . -. �. .,'.: ° �, . . . ,.. .. i, :'.- . ... , . . . . . . � .� _.:�. . .. . . . . . �8i@: 1 l/i 1113 Ley���4 � 8�� �rawn�y: �RR Tp"� i esi rit Desi nativn artd � F a � r,ppmximate Location APPR�nIIGQ{i t SCALE 1"=80' , _ Pr6je�t: Fvsberg Roacf Su�3�iivision Proje�I�o, 13-318� F����� � M Lake�sweg�, Oregon - ��� -,r . .-� _,. __ �� �14f135 SW 72nd alvenue ___ .. . .. _ : � � PonEanil,Onegar� 972]4 FIEIEI SLOPE q�l��►ll�. e__. _ _ _ . T�I:(50]�99$-14415 A�x: (5a 3]94'I-92$'I {I, T1IPICAL KEYWAY, BE�ICHINCI 8� FILL SLOPE DEIIAIL - 3-Rooi Honizontaf QvEmbuild Final I�il� �Ilope Raae ��2H:1V max.) ' _ �� . � � . . �- r �\ `' � Ouic mal Gno�nc �'`— Enc�inef n�c Fill � �, _ � ___ �� `��_ ~ \ ���i'"�-".i"'Mow':..��.' � . r_y ` � Y ti� ' � � . �'� � � ` �__y Y . . .. _. �_ V . �"" ti� \ � Native �' �� _� � � __ � .� _ r � ti ~ \ ,�� . -...-. _.... . .. ..,.'� .. ` : . � r r ` ` �~ � ��-�y �._ `\ ,.. ..�y..�.. .�_. ,.. �•�..::... . . ,_ ...... :::�.. Native Ke yway :� �3'� Benching - F (I'I[ fl min,� Subduain (may bei eliminated a1 c iscne�licin of gf oi�icf nica! enc�ineen) Es�lima�lEid �-�I' (lki bEi venfied by gE olac�is�l.; Rea orrime nded subdnain is rnunirriurri 3-inch-diarriele r�IL1S F�f avy D�ty gradf S�or E quivaffiMJ, Fleriona��E d p�lasiic pipei f nvE iopE d in a rriinimurni o�l 3 cubic 11E fii A�E u lineal focr� c�#2" ici ' 112" open�-gi�aded grav�d dnain iKick wuapp�ed wilh g�ic�texlile filteu fabric {Mi��afi ' q(I� ar eiq� ivale n1). x�.... , _ _ _ __ : : : � � Pro�ect: Foste�ig F�oa�l5ubdi�sian P;ipjeckPo. T3-3981 FIGlJF�� 3 l a N e Oswega, Oregon ; 317 '1�1835 5W;2nd plven�ie �I� Por land,aiiegon 9722�1 ��sll� P �'� LI � Tel:{J83)J98-8�1�I5 Fa�: (58])941-928�1 � ����. �I Pnoject; Aosbeng Road Subdi�isian Lake Oswega, Oregan Hnoject Na. 13-3 'I S'I �lesi Pit Nc�. 'rp- 'j � ,,, c �' �' � z ' � v� � �,�. �_ � 0 o� c '� '� �� �06 W c . p � �� � ��� �o ��� f�ailen�af Descri��tian a ir� ❑ c, � Moderatel}�orgarnc SlL11 (�L-Ml ), clank t ro�in, roota tf na ugt aut, loose, rna ist (llopsoil) ..,...»�.:.��r».,���....,�.�,.�.,�..�..�, ,� :,��:.e:.�..,.::�,:......, �. , "� 1.5 _ . _,�.��.��...,..��,... � 7.9 Stif�to�ery stiff, 9 lLTI{N L), light b�iown, rn icacea u�, trace root� tr noi ig t out, s ubtle orange a n cl gray mottling, trace bl�i a k sta in ing, moi:t(Loes�) 3 "3.0 q �.s � -_ l'. � �I , _._.�»:..:.,»..�... ���.- , :;;,. _.�,,���,,,.�,;,�,.:�,���. ��_, �.:,� .� ,. �..,�,�.�:... Very 9tifil, clayey SiL11 (ML)to silty CIl AY {CL), �nrith gnay t asalt, light reddi: f b�a wn, trace t lack stainir g�, t asalt oantent and si�e increases wi#h depkh, rnoist � (I�esicl�ial Soi�) 8 Pnaatical Reivaal on Medilirn ha�d (1�3) Basalt at 7.5 Feet. fl Note: no seepage or g�na undwater enaa�intered� 10 1'I 12 , : �a�arit . ; e ; � Clate �xa a�ated: �I 019!7 0 913 `,..�... ;I Ga C ��o�s�' � 'Logged By: B. A a q p �i oo ; 9ag Semple 6ucke F 5��pin Shafb��Tut e 9 am�le 5 ei p�ge Wetar @ earn g Zone wati r�eve�at�,�andonment: :`S�Irfe 0 e EI�V8�1a Il: , . .: _ _. . __ _._ , 318 _ __ - _ _ , .... ,. '1�I835 9 W 72nd,4h�enue Parllancl,One�an 97724 � � ��TI u � - Y�1: (50])991-9445 Rax: (503)9�I1�28� � ....._. _ _ , . . c :. ... , �� Rna}eci, Fcisberg� Road .I�ibdivisicin Lake Oswego, Orag on �i�ajeat �o. 'I 3-3'18'I Test F it � o. 1 R-2 � �, d � � d �' �°� d?' n � €� � "" c„ � :: 1 U �O yl - .�,j. �/j�•�'�. h � �,t0 C . c �e Y � � �.� �o �.� Mr i�nir I D�sari��itin � � LI U m , _ . ,.... __ . .., , , ; N oc la ra te ly organia Sll T(OL-ML), c la rl t ra wn, root9 tF m�ghout, loa se, mois t (�lopsal) _.,..,p.,.,..�„.g.;�..,....:.:,..:.�,.,�:�:.� �: ..�.,w.:�:._�. �-„��,_ �:.�Y.,..�»,.��.,.y.:..�.�.,,..,.a.�:..�„�..:p::: 1 ' .0 Sltiffl ta very stilf, SI�TI(A� L ), light b�iown, rnicaceo�is, trace root9 th ro�ighout, , a 2.0 subtle to stra ng oiiange and gray rr attling, tracE k lack staining, moi�t(I a ess) ?J 3.a 4 — 3 9 ,�,...,�_,...�,,�.,�».�,���,����,.��,��..F_,�:,��:�.�.�.:���_;�,�,.,�.�..�.� .���,,.:�.•..�,�,_,-� � �ery stiff, clar le��5EL 7(fV l}tc s ilty� QLFIY(CIL), trace gra�� k asalt t a�Ideus, light reddish biiowri, tna ce blaaE staie in g, subtle onari g a a nd giiay rn ottling, n oist �'� (A esidi ia l 5oil) �I � r.;�»:�`:��,� .;::t....��„�.����;��,,.,»:�:�. .,.�� :��-� .� _�_�,��. _ _� �. .....:,::a,::..;. �� Extrern e ly soflt ta �iery aaft (RO-R�I), higf ly wa ath ered BAI�I�IL 7, trace ueddiaF t rc�n n silty clay to cfayey 9 i[t ni a tri7i, gri y, blaa F stain ing, ya iloU i seconc la ry rr inerali�ation, moi9 t (8a rin g L ava Formation) 9 ; _ Tles t Pit Tlermin a te cl i t 9 Feet. 0 Note: �o aee p�ge or g noi n clwater en cauntered, , 1 . , 2 - __ i �.�G�No `` C1ate Exaavatec I: 1 Q l9/20�3 ` 9 Gat. ",� 1� � : L ogged By: B. AaPP �� � � ' ' Surf�a e Elevatia n: Bag9amp€e Esck�l9ample 91eICyTu6�9;imple Sds�ege w�lerBearin�Zone WaterLeveif�iAbandormenl: _.. _ _ _ _ _ 9 , 148]J SW 72u i I Ar�enue � �' �o�lland,Clragc n 9�924 � � �' I� � � ' 1 el; (50 3)598-E 44i Fax: {J a 3j 9�11-9281 a.. , _ �' , -::. __ _ _..: , .. . Rno�ect: Fosberg Roacl �luk clivision �Iroject h c . '13-318'I Te s'I Ri�l 1�a TP-3 L a ke Oswieg o, Oi egon ` a.r G n :� .' � . .. . . � � . .. . . ... . .. . . ... . 11^.y . -.. . , ..... - . . . � �' a' � _ _.. . a� � � � � w 81 ..- �� a a�� a- �aa •a a `° � � � � W �,� s a ��� M�ilenial DeiSc�iptia�i � � � � � °' � ' N ader�teiy organic 5�l ll (Cll-ti l ), clanE b�owr�i, noots throughout, loase, moist {llops a il} 'I 1,5 ...� .�,.�.,,...�.v �.�;.�, .,;:.:,�.�. ,,.���:, ,��;.. _ �...�. �I 3.0 ` 5tifl to very sti#11, cfa��ey SiL7 (lu L), fight bno�nin, mict ceoua, trace �oots thnougf - 3 �.9 out, aur#le to strong onange ancl gra yl mottling,t�lace biaak at� ining, ma ist (Loess} 4 ' 2.6 c�� ��.. EI � � ,�.�,.��. .�...:..y: ,,;��:,�; _ ..,,,.w,,,,..,.�� ��_,� ��� �,,; ,�:�: _ _ �ery stiff, c Iaye}�51L11 (ML}to silty CIL�,IY(CIL), trace giay t asalt boulclers, lig�f�t neddis f brawn, trars t lack 9taining, siibtle onange and gray mottling, moi�t {F esidual Soil) . 9 _ __ Tles t Pit Te rrn inated at 9 Feet.. 0 N a te: No sae p age o� g�oundwater encounterecla. 11 °12 , LEGEND e �._ Clate Exca r�ated: 10l9/201� ���: ;c� � � La g�c ed By: B. Fdaq A � '� Suh aca Ele�ation: Aag;lanple 9 icket�an ple :helaylliibe,lan pli 9eepeg�l Wa€erE earing3ane WaterLevelalA andaume�t . ,. 320 _ ___ _ ___.. _... __ 11483� SW 72nd�Vv�nue � Porllancl,One�an 97294 `T'��`T' �� u C 1 el: (513)598-1445 ilax: (5�:}$411-928'I ,�.. .. _ _ !I Prioject: Flosbeiig Roacl �I� bdi�is ion Flnaject N o. � 3-3' E 'I Test Flrl � o. �P�4 La ke Osr�ieg o, Oiiegon ,� _ _ .� d � � � - �� � �" � � �M a�=� �h _ � o� �� � m� L; ;� � � - a �� � � o� a -- 3 �- MailEuii�il De:cuippliair o �.�w � `n" 9{ � _ . ... . � Modena#el� organic SIL�1(0� ML}, clarE brown, roofs throughou#, Eoose, moist (�lopsoil) .. , .,. _-.. ,,.....�;.�.,.,�-.�..,,,,� �,.�. ,.E .»,.: �,. .�:A:�.�....� ,�.��..:..�..e.. �. ,. «���.�.�.�..�:.:�: . , 1 — 2.Q _ „_ _ �I 3.Q Stiff ta very a tif, cla}a� S(L 7(14 L}, iight bro+nin to gra��, rn icaca a us, trace root9 �I ;I.Q throughout, slrong u range ar d gray mottling, trace k iack stainin�, rn a ist {Loea s) 4 4.Q � � FI i - FI c � ` �leat Pit Te rrninated at 9 Feet,. Q , Note: �o see p age or groundwa ter encountenede "11 2 _ _. _ _ _ , L�car� , l � �ate Exca�iated: 1 019120 1 3 •.._. '" ar�r.: ,��o�a` , +�I � La gged By�: B. F aPP ,II00�- ��� ' 1a 5am I� lucketianple lhell 7ubeSam le see Suriace Ele�iation: 9 p I I P G99e Water Bearirn�Lne W:ter I eve at,l�entla nmen! _ _ _ _ . ... .. _ _ 1 :,_.: _ __ �i4sa5 sw �zna,�n►.�I�e � � I� u Ponla�� , qi�goi 972;4 Te i: (50: �998-84�15 Fax: (503}9�I1-9281 :..._ � Project: Fosberg Road � ubdivision R�t jeat n o, 'I 3-3'I f 'I TE�:t F lif Nc�. TP-� !a ke Oswego, O�egon � � �' ' � �" °I _ � Q� � v, v� �_ �� a a�� � c Q,_, �a o �� �a�@�Iftl� ❑@5Q�IF��ICI11 �_ � � • V � , _ . ,., ,......... Moderateiy organia .I Il T(CIL-14 L), cla rE k rc wn, root9 tr ru�ighout, loos e, moi9 t (7opsoil} � � ;���:�,..�.:�.�,:.. 'I 7.4 .��.W..�.. ,,..�. _ __�. _ ��..� �,�� �. :� �� a,�:�,�,_ ?J 3.f �tiffl ta very ati�fl, c(a)�ey�IiLT (iV L), [ight browin, micaaeous, suk tle onange ar cl 3 ' 4.0 gr y mottling, irace roots thra ugf out, trace bla ak stair ing, rn oi:t{Loes9) 4 a.o ' <5 �,. �I 7 , 8 ' CI _ Test Pit 7e�rn inated at 9 Feet: 0 N a te; No aeepage or groundw�ta r e ncountered� �11 2 _ _ _ _ . L EG�ND ,i _ _ ' ''�..:.. > ... Date E�icavated: 1019�12013 ����.. �n�� �II Loc c ecl 8��: B. FiaPp ' •ou�� , ; Surtace�ie,iation: 8�! �snhU� 8ueke15ample �helby"lube Eample Seepege WeterBlaringaaie W�terinv�l at�bandonm�nE : ' `. 322.._ ___ __..... Fn m; Kina.Jerry Tc gussell Montg me Po�tiandl Siit j�d: R 9: 9traet Nam�i -Thi Rf s�rve at NM�stfake Data: flricl�y,April 04,]01�1 8:1l:Qa AM Attllal mrnt�: imageOflZ.i�c imaae003.oi lr a nN� Rus�ell,tl at v+iarl s br u: f Geraid e. "Jerr}�° Kin@� FL' 4 f ia of 5ur�ey dit}� o L�I e Cl�weg�a 903-A:5-0�a6 � � .� _ _. ... .... .. ..... _.. _._... .. _... _.._._. ._�_._. . _ _ ____ ..__�_�.� �_. Fram: Russsiil Narigonery (Fohland) [nailto:R� :seIl.Nonlyc rnery[laa�dna,corn� Sent: Fniclay, ApniE 04, 26:4 �:25 AM To: Fling,]erry Cc: M afi Lewi� (F oh la nd); M icr ae! CAuk one (Partland) Subject: S1 i�eat Na m e - TF e Re�erve ai V�lestlakEi Clacd mornirg ,larr}, Following up ar c u�conuar�atiou y esterclay re9� rcling a naw street at c ur projeat aff oil Fosberg Roail, the De�a lopar ha s inc licata d F e wa uli I like ta h a�e tf e north-south fnge r named N eacic wa reek l�ne, aa �ou I a d initiaN}I 9 U9191e stecL F leaa e let us �noHi if this ia a ace ptable a nd I v�iill �q date c�r q lan s. Than M s, a n cl h a�a a g�a od da�? -Russe!! Russefl Montga mery �=;�l�E�i �i i��E! o�s������r� c,i��� rio ._� Pf cne (�1)903-�119-2�1�� Ha;i (�1)90�-�119-29d0 [ ireat(+1)90a-�I19-791.f Acldress 9�I1! :W We.t+ �te �ri�N , :uite SdC Portiaucl, OR 97721 Ernail �ssell.mor�tgameryQcardno.corr Wi k �v�rw.cardno.co�r �t�r3€�_ ��rnr��€r�r�l�i� �t��anmc-.�t�€��a�cnrtain ccfli;�c,l�ndai a�[';a r���ri�F ua-�I ir(n�r,�ati-,n ��; (hc s^�Fn os,a ��tf�c i��fcr.;��l;cl rs ,}�E�r;t��}.A Ii Lf��c:,<=r.�ra1=:Y Lt�«c.E-� da;� ��ti�st�r-; �I.€»skt��l �c��insk�n ;�wp€=�at�ic� n�4;�}ccry��ersia€t �:�Y;�€�h s��II t.�thc-a�n',;f tsr3num���itforti�t��-^� OLa�r�t:tc vrdr3a�u�.�_���,.�� ;�_I;��Icu ara ��a1 i�,.ci int�us�dtc+r[c�,�:�<<i, ���y iss�;,�i'�_.�i[��+ser Ei��€,��ing c;ti5cr in�c�ma:icn �orta�in�d In ti�is �:�3�c,3t and iis�,t��rnr�Eo-r:9s�s �[r�C::�y�cF:�'.��I €t ymiu i���ua rc:cc�v:,-�l il�is�_��fil:�rrror.�=��.5� _.�;i�fte s�=;�d��3 y rc;�Eyir�� t�l .hr �:��ss,��:.�„�cl c��€��-Eki:.t��t,:..,, r�r,�ci zs�s4rny ary rn[rz�s af t I� cnaa�r!an�ul�:�:��#t;;[ftrn;�ir�i.s.71 2�n��v�s �ra�a;-c:?��x�r�ssed �rc tl��: �a�ri��.;r's o��r_� rir�:�f=��:zs� ,�.4 re�::,Wt t�e v;e�a�s �r�riniG�:,at C:z€�it?U. E��11BIT F-18 �u ��-ooa�i 323 Fn r�: �{{�am Rit�nou Tc: Matt Lewis_LPortland] Ca: A�,s�*1J_Montaomery(Portland'; NlicY ael Cerbone(.Qortlandl: . ill r mfi - Subject. F�: Reseru�e at4+lest�Me Ae:ubmilt�l Dale: Flrida��I pril C4,7i114�1:27:;2 AM Altic}nient; ATTOOOOJ..od ATT00002.ai M a tE, Flere is ti e inlbrmation yuu nead ta nespand io 1he iriaornpletane�� a rnment. Acaaidi�igl tu loca I cade9 in R-9 aones ion laaai s�ee� Ihe iol€oN ing� ��eq uireme nts� FI FI�Y� Avg: Light Level 0.3 fc Avg: Min. L nifoiimity 6:: N ax: N in. Uniibrmit� 40.: Ma.�joii Cloflecl oris and Minori Arteriials have 91igh11y diflerenl �ieqUi�iements: Avg: Ligh1 Level 0.3 ik Avg: h in. l.n�fonmity 4:� Max: Min. lJ niflormit� ZO:: llr e tv�l a in1 ersecl ions need to aomply wi1 f 1 he locaf s1 reets neqUirements at ove only a1 inleriseclions. Ferie is the ligf 1 level and unifo�imity data fori the two interseclion: : Meadowcrieek C11/Flogeii �d. Elvy: Ligh1 Le�el 3.8 ik Elvg�: N in. lJnifa nmity 2.7:1 , Max: Min. l nilbrmity q.Z:: Meadowcneek Ch. ENg:.Ligh1 Level 3.3 1k Fl�g: N in. LJniforimit� 3.7:: Max. Min. l n ifloiimity 6.7::1 Fosberg Rld is a mina n � rlleriial and require9 fighl 1 he whole lengi f . Heiie is 1 he fighi level and �inilormit� dala flor Fosberg Fdd: Fosberg Rld. �Ivg: l igM l evef �.3 flc �Ng: M in. Uniibrmit� 3.9:: Max: Min, �nifoiimity 9.8:] Adam R' I anau�l, P.H. M�=A, :Ina . Conaiu]t �n g Hn g�ne e rs 7 Q a 7 SE Ash SI . Pa��i 7ancl, a�iagan 57214 O�I!_Ula : {9U3) 774 -U998 Ma2 :7a : (9U_ ) EI] fl-9'. 93 ,�am.ritenour�a.mfia-eng.�om www.mfia-eng.con Cln 4/1/2Q14 6:23 PN, Matt Lewis QPorllland; wroie: Plda rn, V4e reuei�ied a 2ntl incumplEtenea: Ietterflnam LCI an the Vle:itlake subc i�ision; per E�N191T F-19 l � 1:1-OOA�I 325 attaahecl. Yaii aan fa9t forv�ard to pac e 5 ancl #r is aa rrment: . u LCI Cacla ;ection can be foiind here: htto:l/wvsrw.codeaul�lish,�n,q,,,,,r,,��n,(arllakeasv�iegol tren fallowi tre nurnt ers to tf e ligl ting aeatian. Plea9e prepare sorne lang��age indicating� th at ti is seotion is met wiitt S�our de9ign. V4e'ra IooEing� ta re:ubrnit Monday, so neacl yo� r aamments Friclay. I et rne knawi if��au harie que9tioi s. Tt �nka, Matt �ewis, PE �I 91NfQF� PRQ�E�CT N�A��l.�C�Er`'. C:/�RG{�'O Rto�a (+1) 5fl341t 2l40 Ha:i (�1) 903 �119a604 Direat(•�1} l03419-2ir10 Addre:a 9419 SWWestgate Drive, Siiite �00 Aarlland, CIR9�221 9maif y�.��$„evr�s _cardno.corr Wek vtr�tv�.cardno.corr TFEi;��Ti.i',u!,;:f;ts 3t°sn�l-t•��el E515 �Y,�y aon.�sin ct�a t�:�fc,rt«i anaii r;��rivilE�a ec`ir��c`sma�=c:�fr,r tY,c-.sa(�: i.se ct t;��E�ir[���de�q' r�is�iFi�;�;l��). ,ki!,- ;*r��it::a`.��'su,!r'siec G���!��� :��.ust Ga` ci�acka�� a��insf c=n apl`��e<ibia !����r•i-capy ��rrs:�:ra�+,���;Ch vht�ii l�e ?h�cz3Eg cfe:ur��c-���[�C����sliich q'ar�lr,u -�c:rra�:ts aasu,�Cy.iP you �nre raf tht�ititcrrla.i��a€�4e�1 t,any �s� ,ili�#ri�uti�n 4r cr,}�I;,is�g ��P ih4l i€�fu;�E��a=:c r�c;�n€<��ned in E!is t rr,-:'arE�I �ts a?t?��hi,iei3ts is st€i^up�pr�i F�iI��tRd. It ya�� r.ave re��n�-ilc-:r.�i�ss Fr����i!:�t erre�,�``F�s� r,;,:�1 U�a s�br�rl�r by r!pl�€r�t, io Iltic m2avac,�a,r�i immedih�cly�;E�Ea=te �n�I�lc.st3'i y af y �p3a5 ..1 =_r4s,:riai=��i� r��<:r�tat,f�i�=s�t,_ "�r �i;���e�is arci,r,t.n.rs ��pr��ssF���:r�trc aui`�a�E's ovat� �rI ia:<:y�,� ,r_ :e�;•t'�h2 �ic�:�:�_ rr c,�,,,i��:��s c,f Gnra'r,a_ 326 �;:. The Reaerve�1 VI es11; �� RC Me , � �� _� �� k � �:.a'•; � `�'I idi� n a8H - � � i Caudno#:2130364a s�ap€na�:� � �' �" ��� .�:� � � � s � . �,.. j�� � . a�� ;��:� �j.,. � =k� :: 3� �}�s1�w�e���t�rras���e :R�oye��.. �4 �4a� � i � � c-:-...�-..:--•� ' .,. . : �� T.--.-.�_.............._� iw«,w..r...w.r.'...:.,.._..._ . ... ..:r .. . . '-� .,..,, ..... " e'-� �a� `d"',. ---�- � ' �349 ��(in�asiwe Rema�ed) s �I ���- , �.�.,.�, .�..�.�.��-..� � N�, �- ����� �.,`� _ � � € � '; '; .�*:�Inv�s��e R��ao��d�,;� ,'< � > � ���� � ���� � � ��� � �� ���,.. � r �83� (Invasi�e Remo�oil) 8 fl �..�-_�„w. � ,�,. _ ,., ,�.�,.,..A. � ; . >,� ,_ � :,�, ;..,_ , , < - Y . . .-,.: �- . , �.. �. -" _ .s: ..� . . .:�.�. .:.� :.. . :.. - � ' 'r - ,��.� -�..: .>: _.1� - . -;€ ,. �.. . ,e .. �� .; ; ; ;� {1r�er�s�v� ;R�rnpved� � a� � ' 3�A3 � S�ee��iaerf�C(Invasiue Rema�ed] � 8 �21 �� � � �_�l�r�#���nva���e �er�aau�ed� 8 � � � �� � �4� �3 �ne�(In�as�ve Removed)� � s � il �,,,�.� � r � � ' �.�A�__�_��8 ��e��1n�+�sive Rer�oved��� �3 � ;:� { �3�9 �(In�asi�e- Remo�ed) �" � tl_....�,.�i__. __�.__� ��w,_._�.......o i�� �� � , � ° ��°� . ��nuasive R�rno���d� � 8 . , ; � � �I � � � ���(In�asi�e Remo�ed) 8 �I � � � � . , �39 , , ;{Inuas��� �emove�� �8 ' +� °� !��.�..�.....�.��,.r:....e�.,_sA1we«e n; ,.�. (In�asive-Remo�ed) ..,,...g_. �I _ _�._� ��---��y-- �'j , {�/, } p �v y� .� � � , �j � E .1��Y. YY'-Q..�1R�..C��fl���Sr�A�i[�l 9�S r-`�'-" -� =�_ ���= = ...��,. �... ._,...�_. �.:.^m �.,..��.� :I��I9 S�a ufa n'� VI E11aw 9 � .��38 �couler's'�tll`il��rvtit 5 � � ,,,_ �.�uu �,��.,___. _____.�m_����...,.,�.�,,...G,M...,�...�, � ]A37 Red Plldeu 9 ��� � �.30� ' �1�G ' ` ��� u�iest�r�:���c�%�ar ; 6 �fes ���.�...�...�..,�, ,.�_ �... ���,,���..�� �. ��,.. __ � :t _, , , �� ; �337 Filt en1 6 � ilas � .� �, µ �,�...��. � � .� .. � 1G5� Re�I A4d�er ? ' ; ' �- .�..�;,.� Y��� 87� ...�... _�_.��.�Oregon �sh -. .�,�,. ..�_ 6 �.. � �... : 1£�99 1�.61 1Nesterra R�dce�dar � 6 ' �,:�..._.��. �� �-�.�.�.�__.�...._.�...�.��..��.,� _�� _� a -. . .M..,�:�:;� �9]33 1184 � Pe� n b � �� � � � � � �1�6� �.�7� �cvuler's�1lV�ltasn► _�_ b.�__.__�d�_�v��..��,_ �_ ���u.�.,.�.�...�....�:� ;� ]230 English Hawlhoun �6 f ���� _�_.__�8�g��aft�aple ���.� __ _� �,..,�_�.�..�,� � �_ � �1 I 1310 114� Red AIli en 7 Yes 9 � �,,. ,��,�., �.�.. �„ � �., E 1311 : ��3� 1IV�ster�;R�c�c�tlar . �� � ' .. . . . Yes : �.:...�:�,�....�.,�.�._ .� .u.g,.„ F 1114 1 I 7�I Bigleaf Maple 7 �..�,,.. � � , n .�.� � � �152 .I 7 d�I �Bi le�f�apl� � ' �� ; <. �; . . ...��; .. � .;���; .. � ` : �� ��3� ` �.�.7��3� � ",��-� ` 1 }T�.�. gleaf Mapl� .� �m 7 ��31 �.198�.�Eng��s��law�hnr� � �6 __ ; 1239 I I� 3 9coulen'�TWilla►n 7 ��, �:539 Brglea��1ap)e � � � �.�.:.� ___�_._....,:.w._w.�.�.�..�.�_ �.. ; 1117 :l a 93 Big[eaf Maple � ��� ��Tj�`T�T 8 ; :�1112� ��.�..�..,�.�.,�..,���gleaf M;a�a1e _..�___�.0 .�,��__.����_���.��.. ; iiz3 :I 999 Bigleaf Maple $ �132 3.�85 Pe�r__�. _____...�..�...� ,,��.�,a. $ � � � � 124a 9coula n'� IN illow 8 c�., � ��. � �,-s.,�. �..�.. �.�.�.�.. � cQ , 1�3�. ; Red�ider g "- o �.�....�u.,.�._�W.�..�.,_..�.�.,�.w���. .:�.�,�,.� ,��,. ��._.�..,�.�.�_.� .,_.��� _.�_.�.�.�..._�.u..�.�.�_�.Y�. � � � 131] ]]37 We9lann Rac aedau 10 Ye� m � ; 13�8 U1l�sterr�Redcetlar 1fl Y�,s x � „ w J 137:1��..�_��.._.�.��We9lann R aclaedau .�_.,.W.�. __�___ __._�__ _��__ �_,.....� :10.��....� .�._,�.�..�..�.__..,._�.� Ye� 327 The Re9ervea111�eitla4e RC Medi�ln � B �"'� � �`����� Ca ndno#:21303 A�Id an�,;r,,�r� • . - � � . . . } .. . , ' ��1 �l#32 �Jr�g�n:ash ' �� ; : �.a:.�...�...,..�_n_.m_��_.�...rv��.... u_.,� _.� �-___.._m�...�,.. __ � 1115 ]]73 Bigfeaf Maple 10 , �, � .�-�...�� , �. ' 13.2� ; _.�.�.5£ �ig�eaf f111�p1e : ', ; It�; �� v1129 9995 AeclAlclen � � � � 10 �- 13�� � �e�t ��.�i ' � �.� � ��- ': ' 3. ....'. �; .:: .. . . , , . :. �.w"'�«�.:..,...�...,y...:.:�� , ..-:' '� � .::.:-,. ,� ... .,:.; �.....�: - a.v.,_,..;-...-ae ,�.::........,�.:w�.w.._«....«....�::�._:�:�� ��-'� .-:-.--, _-_ r.--.�....__....::............__....,>..-�.- .�a ' 1138 ]]79 Bigleaf Maple �� �.. , ,� , � � �� �.�4� y �.._.�.�., �.,�.B�gl�af�11�ap�e__ � .__._M.,.__...�.��..�.w�.�..�. �.�1; g� �.�. __4�.�..�._._.�_.:� � 1303 9946 Weslenn Reclaedau :I] Ya9 � _ _.�1���' � _ _,�'e�t�rr�TRedCe�ar __��.�.__�._.��.�.��..�.�,��._ �.�:��� � '�es .�..�..:� � : :I A33 Red�llder ]] � v1369� 1Alesfiern''�e�c�dar � 32 Yes" ' t :1389 Vla9lern_Re�laedan � �� 9� � Yes ���� �1652 l�ed Ald�r �� � __b��.�.,�_.._..__._.._�._Yes�,� 8�8 1171 {Ireganash � 9� � 829 .�7.17Q Oregon ash � � .�12 � � ]]]3 1169 BigEeaf M�ple ]2 4 '""w""'a",�"�.�.�-�.�-� ��. °a"`rv`"° � � 115� �ct��ler'�'1�1���c�w 1� s _ ;- W�.� _�._ _ .�.�..�__�.� 9a36 1192 Snouler's Vh�iltow 92 j � A. �, A.�,.�, � � , . �3�2 1�.�7 _R��d�#Ider .�.�.�....�...�.Tu �.. �3 � . .�_...�.,_ Y��..S_.::..:.,:�:; 9 3 04 1144 VI esi e�in Redceda i ]3 11e s� .�..,,�. w.. _..w.� �,.� ,��, .�.�..,,,�...�� � _ — � � , E 13�.4 �.�.2;� ' , ' � Red A�der ;, ; � , �.� Ye� �.�.�.w�.��.�.��....��,,.�....�...:�._�� ..,�.,�,:,� __ -�...u: -�' �..�..��.���.�. . .. � ]3]5 1122 Red plldeu ]3 l le s �,.� � � � � �3�2 Retl�11�er 13 Y�S� �9 38$�� �� V1�esi ei n�Redce��la n �� � � 13��� �� � l les �� � �.39(3 : � �lll+e��ern R�cic��9ar � 13 �� Y�s ;� ,�_��__,��,_.�...�.�.._ _ ___�,_�_��__m_�_�.�..��.._,N�. ]650 Red Alldei 13 Ye i ��.� �:1096 1�.54 �igiea��lltaple _ .�....�. ,.��,��...�..., �� ,s.,_ .�.._ .�__ �_.__�____ '� 1100 1:1 AQ 11�e�i ei n Redce tla n �13 � � �.�.2{3 .�.w..�.��_�. R�d��d�r_.�.__ �� __ , __�-�. _._�,�...�..���.,�..�_..�....��..,�.....�. � ; 1091 :1:19] We:iiein �Redce[lar 14 Ye� � � �.348 19.�1fJ 11�es��r����Redcedar � 14 Y�� � � ; - � � .�...�...w..� �.. _�._._. �_� ��. ..,.��. � � � ,.�.M.�...:._..,.�..�.._. 1318 I 7 7 A Western Reda e cla n 14 Ye�� �� � , � ; ; ; �� � 1�2� " 1135 Recl Ald�r ��, _��._:�.W� ; ,�,..�� �. �� �_� ��.� � .� : 1� ;' Yes , 1341 We�tern Redaedar � 14�� Ye� 13�6 We�terr��eticEdar 14 l�es ' ; 1347 �� We�tern Rednedar�N� `� ��1�_ �Tmmm� 14 ��� � Ye� � �.9. �.�..�.,�. �.�,�,. _�� �.�.�.,�.,.��...�.� ,. , .��..,a.,�.�. �..,�. .�-�.�-�; 1�82 Recl Ald�r ��t � Y�S ''� _,�._.�.. _.��_��� ���� ._.�._.��.� ,�...�.�..�..�.u�.,�.... .�_ ��� 1692 Aetl Altler 14 Ye� ��..,.. �,��..,....�. „��. �, �. ; �� �..� � � T � ° ,12�� ` 1�.�� B�;gleafiM���e ; ' �.4 .�,����.:.�.;� �. � _,�... _ _ ,��1127 7796 FledAlder � 14 �--�-� --n ,�,�.� � � � ��� ' ` <� ��.�1 ..;�; �.��9 Red�#��ler � : ,: 3.4 � '� �.�.:._��..�;�...�M_u.0 __.� _.�_� ��,.._._..�,�.��_.m_�._.�.�..�....�- �.�_��_�_�..�...��..�,,�,�.� � 1136 ]]77 AedEllden 14 = �a 13�1�3 �1��. Bi�leaf Maple � 14 � � _-__.�_..�W__.�_g�__. �fp_.�.�____.�..�.�.�________.---_..���..�..�....,_..�:...�.�;;�,. . 1173 7�02 Bi le�11 Ma le I 4� �e_ � �� ��_��� 328 The Re�erre ai We9�llake RC Meid ia n DBH � �t�n� � Carclna #:7]30364D s��;,��,i�, � r • � � � : . _ ;�.2�.� ., 1�'�� R�t��ICIiEf ,.: ��$; ` �._..�...._��,_� ��.�.�.�.�..��.M,.�,��.. __._�. �y � �� "�"�. , ` 9 42 VI esieun Redceda n 15l � ���� �� �. � � .�,�,.�.. .�..�x... �� eS� , �38� �i11e$t�r►�,�edcedar �,� Y��;; � 9 � ]]39 118D ]aols Pine � � 15 � ' � � � - � ��.6�t� : ' ` �'�� Red Al�der � ,. €n_����..�:� .., �._. 15 _�_�m_�. _..�� ,:. .,:: ; 1640 Red Allden � ��� �� � `���313 _ �.�,24 V#i�estern�edcer�ar_ „_ �._.�__� � ��w � Y�s �,.� 1 1319 I a 3 9 W e�iteun Redae cla r 16 Ye�i ,� �.339 Scfl�a��t''S Vl��l�oa�r ��' Y�s � � �.,. ` ' W�._.�..�.__.�.�.� �._._�.� n ! 1344 Wertenn Red4edar ���� � � � ��� a F ��, � 16� � � ° 13�� ; ; VUes�t�rn�ec�ced�r. ; ; , �., Ye�� - 1�6 lf�� . _ � �__��:u.�. _..:,. �. _�� .. s ,_�� � _..�:. _e.__� _- . ..�..��:.�� 1353 R a cl Afcle n .I fl Ye9 � 137Q ' �� i��stert��edc�edar ���� � . ; ; ,'- .. . 1�6 : ..�..w__..w..�...... �_...y�._....��.�.��,..� _. _m_�_._..__ ��S ' ' ' 1693 F ed �Ilde n IA Yes � 1U95�._,.�.1�5�.�,._�ted A�der �,,�,_.�_ � � lG � 1107 � We9lenn Faclaedan ]9 �. ..�--�-�.�.� , �.. � � 3.��6 ` . �� ..���4���gleaf N'�a�le ; ; 1� � „ ; . � . 1; . ;: �.- _-_ __T�.w..�. ��..� :I 3fl 1188 Red �Ildeu ag � �.2�� � 118�'�Sco��er's�����ilo���.�,_�,.���._ _� ___�..��..�.�....��, ��� _ _�.�.��..._,�� ��340 1129 Dougfas f ir � 7 6 , .:. � �� � � �_.... �-�- — �.fi36. , �te�d A1�ler , .�,��..��.�,_..�..�.,,.�._�_�_.,����,�,.�.�.�� ��.,�.,�.u.,�. �� .�. �.�., _ � � �� _ _; : , ;:. : ]386 Red pllder � E ]7 lles � 153� ; Dr�ugla����r � � �� Y�� � F.a....�.. _�;��,���._ �..��.. '����_ ': �.____ �._.�_�',�. ..�.�� , =� ; ]J 47 1175 Norway Spruce 17 � 4 �.-n.� �. ..,,�.� � ����� ���� �QC���(��t"� - __ _�.._._._...M�.,..�.�.. �'� �.�._�_...,�.���. �f@S `_.. � �338 V4 esi ern Redceda n 18� Ye i �... .�,�..��. �.. �.,: .�. , , �, ' 1�54 11Uest��r�,R���ed�r ; �$ ` Yes� �,�..�.��.�..�. � �� � �� ___�T_� �.�.___ _ � . _.�...e�..�. �� � .� �..��_.__ �� . 1356 w e iiern Redce cla r _,.�., � — � ..�_� . �,w. 1�3� �o�glas��r : '' 18 � Y�s � ���..��_,� ,�_��,.. �� � i 1b79 Red Allde n 18 Ye:i �69�.�,�..,�....�.�. R�ti�lrl�r �,.�..�..�.�. �.,.�...w �� �, � ._Yes� f 1126 ]998 ReclAllclen 18 �� , � � � �.�.A-..�..�,.� ,:�� v.� 1�7� Brgleaf�laple �8 �� � .�..�..�. �.� �..w.u..,� ww. �.�_ _ �___�__�___..M�..,��... �,. � 1624 Bigleaf Maple 18 ��.-,.: �� �� � �:3�6 _�s�..��.�,� ��stern`�edcedar �...,�_.�.. �_�..�_ ����.�.,�..�.�,..��_ Y�s `, 1b80 F e cl Alcle r :I� Ye� � �.,,�..,n �.�.� _� ,r �� :,�.�..�...,�,..� ..eu� � ' �.3�1 Ba�►�a�rel.__��.�...�..�..�..�.u_w��...�. �.�..�.�_���..�____.a.��,� Y�s,� 1637 � Fed �pder aa ���� � � , ;; � ;: � .: -r,~ � � 153� , - : R�C��11d2e - ���:_...�.�. :,` 2{9 � 1684 FedEllder 7� � � Ye9 L �1��t3 .,�,.�.,��..�Westerr� �etic�dar �w,�....�.�.� ��..�� � �es � 1389 We91ern f aclaedar ]7 Yes ,.�,.�. � ,.��. �.�.,� �,..u. ` ' � � ����. �.���.u�.t�A�d�r ` ; Z� ' Yes ; < ___.�..�____.__�.__.._.____���.�__�._.� .,�.�.�_�.____.���.._�_.,��._�W���u..��__�..�______�__�...� _._.�...�� �.._.m„.___�.M�,�.. .. � :139] Red �Ilder ]4 Yes 329 ` Tfe ReserveatlNe:itla4e RC Median DI�H � �''�"�� Ca rd no#:]:13 4 3 9�0 a na�,�i a�rYm„� n . - . ' . o ' , � ' �.�9� ` ��ar ' �� '��:� ;� j-.�-:.�-.�..a.,_,�....�..«..«.....s-..««.«.,,�..«.«...v..,«..«�«.....��«.z......�......._. ,..,.6��.�_._ ��— e. ..�.�_ :�..',...v:.S«.s..,eq . . .. .. : .> ... .>.. . ,. , ,. ,._ .., ..� , . . , 1536 pouglas Iin ]4 Ye� 4 i i 138D '� �- 1N�ster�a':Redce�ar � 2� ' Y�,� -� � ..��..���.._�,�..�.�.�_�_.��_� ���..��...�.,,�,,�..�.�.�._..�._W.��.��..��...�...� �. ��, 167f1 Douglas I�n 79 Yes � - ..�� _�.,�,�... �. � ...�..� ,_ � ��. ��1a3 ��.2U3 �Jr�eg�r��?1���te�3ak ,�. ��.� �� '_ _ __��__W._��� �.�.�..:'� ..... . � _. . _ � f 1679 We91f nn R� claedau ]8 Y� 9 ; ,�� ,��r .,� ..,�m. ,.� , • ; ��1677 Re�A�der 28 �€ Y�es �� � � :1089 ]953 Elad Cntionwood � � � T ]8 � � � p� ; . �22$ , '� �i�glish Flawt��a;r�t � 3fD.;. �.�. .���.. v��._. �.� w�� .��:.:�� �.,..�:_..�:..�.. _ ` :13071 ]148 REd�llder �� � M3�a ��� �� YEs �� ..� �.�, _.� ,�. _�..� �.� � � _ f ��� , 15�� ; , �3�uglas;F�r , ; , „ .�.��,�_�.��..�.�...��.�.�. ; 32 ` ; Yes �..� �.,.�..�.w . :� �_ �� ..�._ ]3a7 1141 WE 91e nn Af cluedau 33 � YF s �a,� �� �. - �,�.�..�., � �5�� �3ougias F�r �3 '�e� ��m...���. �. � _��_ . �_ ___�_�._�.�..�.��.� �_.W��m..��..�_ �...��.�.._�..�. ` 827 1172 Oregona�h 39 �..�,...e�.�.��,.:� �.� : �M��.7� �1201 B�gl�a��1ll�p1�,�._e.,�.�,.,�� �� ���.�...��..._�.� � � ]949 Douglas N�r 3 A � .. _ . �;,:-�-�- �662 ` 8igle�f 11f#aple ` ` � _��._� _ . ..�. . . - � � �,�..��..�..�.,�.�.�... � _ _ � ..���. _�.. .���.. ,:•� 3�3. _ _ . ; Y��:s.u;'m._.�n� 9330 WE�1ern AEccedan 38 /q �+ )y� r � ���� F.,,��...u��.»�+-m�». �Y����J�!} �� .. ��ai� ]98 3��_��_.hM.��.�_.�,�.Red F11de� _..�.�.�..�..�.�..�,.....�.. �. �....�...�.�4�.,��_�... YE s ! ��,. e �.� T - ,. � ��44 ' aoug��s���' �q � �...�.,��_.�.� �_ms.�_.���_�.�.�..��_�ss,.._�.v - �--����m._� ev .�- �� ._;� ; 9 397 Snn ule n'�lll ilfow 84 YF� g Median 9� 330 71fJe Reserve ail UE IestJlalVle � Lci�le Oswaga,Ore��an ��h0� IA ii�tl�n�l d bmu s !h!pi�g thi Fulu�e Arellmfnary Sfte Developmertt Estfmate:Bulldlag Footprint Are��i Pre ared 8y:RPM Date:ApriI30,2014 � 3,556 Z 3,544 3 4,6fi4 4 2,772 5 2,884 6 3,029 7 3,2a9 8 3,235 9 2,267 lQ 2,211 1] 3,10$ 1] 3,�.Q8 13 2,450 II4 2,552 I� 2,407 J 9 2,653 :I a 2.626 :19 I,800 � AJ911MF114�'I: 1. 9ased cn PI lui9din� 9�t1 acks on curre nt�if rsicn af Cardnc plans anil ii cludes si�le luad illara�a areas. � �;``° ;_ " .�.,,� ,`;i �, pp;�=i /+ F''.eal"°e i.� � �Ii"E� iS� ( f'° ti�.' f A-'� 3 . 9 . , d 1i�a;�% �� '; - " 43 'i 7 Y ��.�p�.�S„ , , l l I I i EXHI9IT A-9'I l U 13-006A Aa�e 1 of 1 331 Fra n: Darrel Younc Ti: Hastay. Johann�� Cas A�lan Safare�•�ill MacKenzie• 5cottlownsend: Rob Britto� Su6jact: hlocil Di�elapment planrirg m�eting far nei�ht orhnocl tee� ta��k Dale: Pltn�lz��,Aprfl�1,ail l�l II:24:44 AM ❑ea� M9. � aslay, I'm r�iniling in my capacity as pnesident oil the Westwood F omeowneus Associalion (WF-4A}, v�i f ich is adjaa ent to the q Ianned F ood �e�elopmen 1 pno�ecl on Fos bei�g Ro� d. My neighk ou, Rob B nitton, notifred the WHDA boand aboul If e M�}� ' 9'IF meeiling 1he city has pfanned �bndiscussion and feedbaaE about 1he pnoposed de�elopment. F�e also mentioned ilh� t you wo� Icl IiF e as many con ce�n9 a s possible at out tf e forl hcoming de�elopmen�l la be senl 10 ��ou via email in ad�ance a 1 the meeling, perf aps so tf at�Ihey ma�� be speciflia all�� addnessed in 1he mee'ling. llo that end, I wanted to mention the ibllowing two issues�l c ues�lion9 tha�l f a�e been u� i9ed to the WF Clpl k oaucl necently. Finst, se�enal WH O�I housef olds ane conaeunecl abo� t con9tnuc�lion t�affia flow duning tf e fengthy building phase; in par ic�ila n, tf e acce99 �ia F odgens Road 10 �Ihe bulk oi the constnuclion s ites. As you may know, F odger9 F oad may be accessed eithe� �ia 9o�ithwood Clni�e o� ;luncreek Duive. It i9 1he 9tnong pi�eflei�ence o�l tf e WF CI�I boarcl lhat access be limited to only Soulf r�iood C ri�e, and that no �egulau consl�uction t�affa be allowecl �ia Suncreek Diii�e. We 9inceuely hope that is possible, while we necogni�e that en�b�cement may be difficult. �lecond, there has t een signillcant conce�n about loss of the remaining maiuiie luees on tf e si�e, in partiaulaii tf ose in the norhwe9t co�neu, and �Ihose along the sou�lhe�n edge. We ueafize that Lake Osweg�o ha9 9t�ong tuee pueseruation uule9, and hope �hal these v�iill be iu[ly utilized to iietain �If e natunal beau�ly oi the siie. We would hope that the same rules go�enning planned uemo�al of 1uee9 on de�eloped lots, and the opportunity fou neig�hbons �o �oice ihein objeations to lhose plans, would be applied in the case of the F-ood De�elopment. 111tha1 is nol the ca9e then we'd like ta cliscuss altennati�e9 ai the May '19th meeting. llhe VI IF-OA boa�d f as asked F ob B�itton �o t e our coordina�lion agent �bn news � nd feedbaa� �elatecl to If e deveiopment. 1'm g�lad tf at he f as connected with you, � nd �Ir e boa nd and [ look iorwand la his iiepor 9. Of cou�se, I a m ceriainfy a�a iIa b!e in F ob'9 absence. We alf IooE lorwand ta wouking with you a nd �If e de�eloper�o ma ke tf i9 a succe9sfui de�elopment with the leas�l disruption possible foii oun neig�hbons. qan�ef Young Pues iclent WHOA (503) 620-10'13 � EX}�lBIT GI-1 L l. 11�-OOB4 333 Frn m: AIlan Solare! Ta: Has .]ohann<� Cc:. solaresam(u�aal.com 5ubject: f oa�l anvela�ment��lanning meeting for neighl orh�od faedt�ck Date: flrida��,Ma� i12,2U14 9:73:31 AM I F ave a n is�ue that 1 ►nioulcl lil e you ta consider.Yu�i ha�a �(reacly hearcl fra rn the V4e9twa a d Horneov+iners Al�sociatian'� cancern ragarding construction trailYc. This issue is similar buk �ddre�ses fong ta rrn traflla ca ntrol� fa r i iehia le� exiting the +niei t s ide a f the sut dir iisian on to Wog e r: Ha ad. I �inde r:tand tl i t there are � t out 1:1 I a uses pli n ned for tf e ►nie�t sicle of the a ubdi�ii�ion th�t wiiil exit onto Roge rs Poa€d. Ma;t trip� �niill t e goin g to CI�k Clreel SaF ooE, Kn is e VI�ay, N erca ntila Village, 9 aone9 f erry di;trict, LOHS, dawntawn L O, eta.. Sinae it i9 tF e sha rte st Niay to gu, rno:t clriver�,wil! natiir� I!y turn l�on Rogers Poa�d, go dawn tf e r ill, �nd turn left on to Sunareel Dmie, Then the� +niifl tum rigf t an Fost e rgMle�tlake br.. tlal! th is tf e Sa iith Fbute. 1 am aoncemed a I u u1 the imp aci (#I caus, oongesl ion, �is ibiEil y, s peed, s afet71; of 1 he addilionai tuaflic on 1he loweu paNl ofl RagE n9 Road � ncl ihe eastann ha111 afl S�mareeN buiue (tat►riaen Rogeus ancl Fosbeng�. Ragen�i Road and Suncueek buive ane "laaal" 9tneeis and aue no1 clE signed flon muaf lraflfia. They are aliieady i usy a ncl oPle n aloggEd v+iitf pa�iNed cans. TFese sirE at9 9erve iF e Vl+estwoacl neighborF aacl NiF iah aonsists o11 5b hou:iE�, The addil ional i 3 houi�s inc�ease:i 1 he �I a fl househoid9 us in g it t y alrr a:i 25!i. The�iE i9 an aliernale raule fan ca�s exiiing ihe s�ikdivisian ihat waulcl sol�ie 1hi9 puoblem - - Tunn riaht a n Ro gE ns, and ga �tf e hill 1/7 bloak, and tunn eighi a n Sa�itf v�ood, brivE . Then twn uigM an Fosbeng, Clall this ihe Nortf Rou'IE . Here aue sorne ad�antages. - Sou1 hwood bnive is a "co11E ci or" si neet �n heue as 9 u n aneek is a "la aal" s tneei (I 1 hink tf E s e a ne tf e rig F t 1 e nms; •� Tf is noule acicls onf�� one short bloaF io the noule. -� Ii uses 2 �ghi 1 urns nal F er 1 han 7 ie1N 1 urns. To acaorr F�lish this, some t}IAe o11 tnallfic coMual deviae (e.g., median, �lunn fane, No I eft Tunn sign) wou(d need to be in,ialled t �� ihe E ntry/a�iit lo the subdivisian io makE duivei�s E�iiting iF E sut cli�ision tuun uighl on Ra ge ns Road. Tf is ►niould take ca��e of 1he vaf iales exitina the subdivi�ian. The tnallic contua( deviae w ould f a�a 1 o t a design ed ;i a ii �Ilowed cans, ►n hicf ara i�ei�irining ta i r e :i�it clivision by the same PIor11r Rouie, io n akE a lelp baak inlo tf E subdivision. ; 't N any clnivens wiil v�iant l o ue1�inn �ia the sEighi ly shorten Sa�ith Ro�ite so i1 may also be k v�orth consiclE ning a rr aa ns ofl rE stniating caus enterina 1F E subdivi:ion t�� ihal nouie. I woulcl be F�p py to drav�i a simple diagra R showiing this ill it waulcl be helpllul. � ;. � I will be inleras lE cl io f E a n tf e opinions o l l .CI. t�affia engineers, as v�ie II as ��Qiin own, an tf e �alidity ol my assumpiion ihai iherE v�iili f e a prak lerr and also about any possitlE solui ions. �Illan Sola��es � E�H 19IT G-2 LU ' 3-0 464 3 334 '