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Agenda Item - 2013-10-07 - Number LU 13-0044 - LU 13-0044
STAFF REPORT CITY OF LAKE OSWEGO PLANNING DIVISION APPLICANT/OWNER: FILE NO: Kenneth E.Jernstedt LU 13-0044 TAX LOT REFERENCE: STAFF: Tax Lot 500 of Tax Map 2 lE 04 BA Debra Andreades LOCATION: DATE OF REPORT: 12800 Goodall Road September 27, 2013 COMP. PLAN DESCRIPTION: 120-DAY DECISION DATE: R-7.5 January 14, 2014 ZONING DESIGNATION: NEIGHBORHOOD ASSOCIATION: R-7.5 Forest Highlands I. APPLICANT'S REQUEST The applicant is requesting approval of a minor land partition to divide the 7.35-acre site into three parcels.Two trees are proposed for removal to accommodate the project. II. PRELIMINARY DECISION Approval of LU 13-0044 with conditions. The complete listing of conditions is provided on pages 16-21 of this report. LU 13-0044 Page 1 of 22 III. APPLICABLE REGULATIONS A. City of Lake Oswego Community Development Code (Chapter LOC 501: LOC 50.03.002.2 Residential Districts Use Table LOC 50.04.001.1 Dimensional Table for Residential Zones LOC 50.04.002.5 Special Street Setback LOC 50.06.001.2-50.06.001.3 Structure Design-Residential Zones 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 50.06.003.4 Local Street Connectivity LOC 50.06.004.1 Landscaping, Screening and Buffering LOC 50.06.004.3 Lighting Standard LOC 50.06.006.2 Hillside Protection LOC 50.06.006.3 Drainage Standards LOC 50.06.007.1 Solar Access LOC 50.06.008.1-6 Utility Standard LOC 50.06.011.1-3 Vision Clearance LOC 50.07.003.3 Public Notice/Opportunity for Public Comment LOC 50.07.003.4 Hearings LOC 50.07.003.5 Conditions on Development LOC 50.07.003.7 Appeals LOC 50.07.003.14 Minor Development Decision LOC 50.09.002.5 Compliance with Approved Permit B. City of Lake Oswego Streets and Sidewalks Code (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 Section 40 Major Road Expenditures. IV. FINDINGS A. Background/Existing Conditions: 1. The property is approximately 7.35 acres in size, and is located at the intersection of Goodall Road and Knaus Road, both of which are classified as neighborhood collectors (Exhibit E-1). 2. The site is zoned R-7.5, as are the properties to the south across Knaus Road and the southwest across Goodall Road (Exhibit E-2). Properties to the east and west are part LU 13-0044 Page 2 of 22 of unincorporated Clackamas County. Properties to the north are in the City of Portland and/or Multnomah County. All surrounding properties are developed with single family homes. 3. The site contains an existing single-family dwelling that will remain (Exhibit E-4). The site slopes down towards the south at approximately 12-20%(Exhibit E-9) and contains mature conifers along the perimeter of the site and a cluster of mature deciduous trees adjacent to the existing house on the north portion of the site. 4. The applicant states that the eventual plan is to create 17 lots through a serial partition process or a Master Plan process with a Development Agreement,working with the Forest Highlands neighborhood on the details.The current request for a three lot partition may be the first step in achieving that eventual plan; nevertheless,this application is reviewed based solely upon the scope of the request—a single three lot partition. [A land division of the site into three parcels was approved in 2007 (LU 07- 0063), however,the partition plat was never recorded. Also in 2007, a different applicant entered into a Development Agreement with the City of Lake Oswego (LU 07- 0089)that was designed to accommodate a phased development of the site;the phasing was to be through a series of partitions over a period of three years that would result in 18 lots coinciding with a master plan approved in 2008(LU 08-0019),similar to what the present applicant contemplates. That development was never carried out.] V. REVIEW AND APPROVAL PROCEDURES A. Neighborhood Meeting The applicant held the required neighborhood meeting on August 5, 2013, and an additional meeting on August 21, 2013. The minutes of the meetings are included in this report as Exhibit F-6. B. Public Notice to Surrounding Area The City has provided adequate public notice and opportunity to comment on this application pursuant to LOC 50.07.003. No letters were received as of the date of this report. 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. VI. MINOR DEVELOPMENT A. Classification of Application LOC 50.07.003.14.a.ii(8) describes a partition as minor development. LU 13-0044 Page 3 of 22 B. Criteria for Review of Application Per LOC 50.07.003.14.d,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-7.5 Dimensional Standards [LOC 50.04.001.1j The site is zoned R-7.5. The applicant proposes to divide the site into three parcels. The existing structure on the site will remain on Parcel 3. Construction of future structures on each parcel will be subject to the site development requirements that are in effect at the time of building permit application or at the time of construction if no building permit is required. The current lot dimensional standards for the R-7.5 zone are listed in the matrix below. Standard Minimum Parcel 1 Parcel 2 Parcel 3(Existing house) Lot Area 7,500 sq.ft. 100,646 sq.ft. 86,842 sq.ft. 123,160 sq.ft. Lot Width 50 ft. —495 ft.* —130 ft.(Knaus Rd.)* —60 ft. ^222 ft. (Goodall Rd.) Setbacks -Front 25 ft. Undeveloped Undeveloped ^280 ft. -Side 5 ft. min, 10 ft. Undeveloped Undeveloped 85 ft.(north) combined 104 ft. (south) -Rear 30ft. Undeveloped Undeveloped 120 ft. Height 28-35 ft.,depending Undeveloped Undeveloped 24 feet on slope of lot Lot Coverage 30%(for dwelling Undeveloped Undeveloped 36,948 sf(30%)allowed 524' in height) 4,454 sf existing(.03%) =36,948 sf. Floor Area 3,000 sq.ft.+ Undeveloped Undeveloped 25,898 sf allowed [(actual lot size— (Total existing square 5,800 sq.ft.)x 0.191, footage not provided, +600 sq.ft. if however existing house garage provided is well under permitted maximum) *Lot with double frontage As illustrated in the table above and on Exhibit E-6,the proposed parcels comply with all lot dimensional standards of the zone. In addition to the standards outlined above,the dwelling design and garage appearance and location standards of LOC 50.06.001.1 are applicable to the house that will remain on Parcel 3,where the side lot line of the lot has changed from what it is today; and to future structures on Parcels 1 and 2. Compliance with these standards will be reviewed at the time of building permit application. Special Street Setbacks [LOC 50.04.002.5] The Special Street Setback is to assure an adequate front yard setback is available in the event of possible future street improvements, such as additional lanes, pedestrian and bicycle facilities,transit facilities, drainage management improvements, lighting, and street landscaping.All yards are measured from the special street setback line. Knaus Road has a special street setback of 30 feet measured from the special street setback reference line(as LU 13-0044 Page 4 of 22 established pursuant to LOC 42.03.135), which in this case is the center line of the road. The existing right-of way is 40 feet, therefore, a 10-foot special street setback would be applied to the front yards of Parcels 1 and 2. The applicant has indicated a 10-foot dedication along Knaus Road on the preliminary plat (Exhibit E-6), and is also showing a 5-foot dedication along the Goodall Road frontage. However, as discussed under Chapter 42 Streets and Sidewalks,additional dedication will be required. A special street setback is in anticipation of possible future improvements in the right of way to assure an adequate front yard setback is available after the future street improvements. A front yard setback is measured from the special street setback line. Following dedication, no additional special street setback on Parcels 1 and 2 will be required because the special street setback will match the street right-of-way on Knaus Road. R-7.5 Structure Design Standards 1LOC 50.06.001.21 These standards are applicable to future structures on Parcels 1 and 2. Compliance with these standards for Parcels 1 and 2 will be assured during the building permit approval process. These standards are also applicable to the house that will remain on Parcel 3 because the partition establishes new lot lines from which the standards are measured. See analysis below. Street Front Setback Plane This standard is not applicable to the existing house on Parcel 3 because the front lot line is not changing from where it is currently(west property line). This standard is either met or, if the house is non-conforming it is permitted to remain (LOC 50.01.006.1.d). Side Yard Setback Plane The side profile of a structure is required to fit behind a plane that starts at the side property line and extends upward to 12 feet in height, sloping towards the center of the lot at a 12:12 pitch up to the maximum allowed height. The south side lot line of proposed Parcel 3 has changed from a street side to an internal side lot line. Therefore,this standard is applicable to the existing house on Parcel 3 that is proposed to remain. As indicated on Exhibits E-6 and E-7,the existing house complies with the side yard setback plane. Side Yard Appearance and Screening The development must comply with one of the side yard appearance and screening treatments: Maximum Side Yard Plane, Side Yard Features, or Screening. As discussed above,this standard is applicable to any development that will remain on Parcel 3 and is applicable to both interior side yards and side yards that abut streets. However, because the orientation of the lot is not changing with regard to this standard (the south side yard is still an interior side yard or a side yard that abuts a street) if the existing house does not meet this standard, it would be considered non-conforming and would be permitted to remain (LOC 50.01.006.1.d). LU 13-0044 Page 5 of 22 Garage Appearance and Location The garage appearance and location standards apply unless a garage is located at least 60 feet from a public right-of-way. The garage of the existing house is located approximately 270 feet from Goodall Road;therefore,this standard does not apply. 2. The Development Standards applicable to minor developments; Off Street Parking, Loading and Bicycle Access FLOC 50.06.0021 This standard requires that a single-family dwelling provide one off-street parking space. Exhibit E-6 illustrates that the proposed parcels are of sufficient size to accommodate the required off-street parking spaces. Compliance with this standard will be assured during the building permit review process for Parcels 1 and 2; Parcel 3 complies now. Access FLOC 50.06.003.11 This standard requires that every lot abut a street for at least 25 feet(except flag lots), and prescribes standards for access lanes. As shown on Exhibit E-6, Parcel 1 has 495 feet of frontage on Knaus Road and 226 feet of frontage on Goodall Road. Parcel 2 has 242 feet of frontage on Goodall Road and 130 feet of frontage on Knaus Road. Parcel 3 has 42 feet of frontage on Goodall Road, complying with the requirement. This standard also addresses site access(driveway) impact on the adjacent streets. The Engineering staff finds that neither of the frontage streets requires restricted access; only the location of the driveways are regulated. No proposed driveway locations are shown on the application drawings.There are also design guidelines in the City Engineer's policy memorandum, Guidelines and Standards for New Streets and Frontage Improvements in the Urbanizing Rural Fringe and Transition Neighborhoods effective February 1, 2005, describing that driveway approaches shall be asphalt and limited to 16 feet wide, irrespective of the number of garage doors facing the street.The existing driveway on Parcel 3 complies with this standard. As part of the building permit application for Parcels 1 and 2, a site plan will be required showing that the location of the proposed driveway approach for each driveway complies with these standards.As conditioned,this standard is met. On-Site Circulation—Driveways and Fire Access f LOC 50.06.003.21 This standard contains the geometric design standards for proposed driveways that serve as fire department access roads, and other design features such as slope and width of driveway approaches. The maximum grade and cross slope for a driveway is 15%and 5%, respectively. Engineering staff states that on corner lots where the adjacent streets are not fully improved to their anticipated ultimate width,the nearest edge of the proposed driveway to the intersection shall be no closer than 30 feet when measured from the lot corner. The lot lines after street dedication shall be used as the basis for determining compliance with this standard which will be assured during building permit review. 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) LU 13-0044 Page 6 of 22 standards shall be used in determining compliance with this standard. Compliance with this standard will be assured during building permit review. This standard also regulates aspects of design related to emergency vehicle access. On properties served by dead-end driveways that exceed 150 feet in length, the applicant must provide either an approved fire department turnaround or an alternative method of fire suppression,such as residential sprinklers. Although no house designs have been submitted for Parcels 1 and 2,those parcels are large enough that this could present an issue. The existing house on Parcel 3 is more than 150 feet from the street but no additional square footage is proposed. Therefore,the Fire Marshal states that it is considered non-conforming and the access can remain as is. Compliance with this standard for Parcels 1 and 2 will be assured during the building permit review process. This standard can be met. Local Street Connectivity[LOC 50.06.003.41 This standard is applicable because the proposed development site is larger than 1.75 acres. This standard prohibits the construction of closed end streets longer than 200 feet; development is to be designed so that streets create connections to adjacent developable properties. No new streets are proposed as part of this application. When an applicant proposes construction of a structure that does not require the construction of a street, but is located on a site larger than 1.75 acres, a future connectivity plan is required to be filed with the City and recorded with the County Clerk, as a condition of development approval.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 and the placement of future structures that will allow construction of the future access, in order to meet the standard. As indicated in the future development plan, Exhibit E-13,the future street will be able to connect to the property to the east that could be redeveloped. As a condition of approval, this plan shall be recorded with the County Clerk at the time the plat is recorded. As conditioned,this standard is met. Landscaping,Screening and Buffering [LOC 50.06.004.11 This standard applies only to partitions involving the creation of a street. This partition does not involve the creation of a street; therefore this standard is not applicable. Lighting FLOC 50.06.004.31 This standard prescribes lighting standards for public and private streets, pathways, accessways and parking lots. There are no existing street lights along Goodall Road or Knaus Road in the immediate vicinity of the site.Street lights are not required except at street intersections for collector level roads.This development will create increased traffic, bike, and pedestrian trips to the intersection of Goodall Road and Knaus Road, thus requiring this intersection to have a street light. There is an existing utility pole at the intersection but there is no street light on the pole. This development will create increased traffic(average 10 vehicle trips per day per new dwelling), bike,and pedestrian trips to the intersection of Goodall Road and Knaus Road thus requiring the need to mitigate for the impacts of the new development to the transportation system. Staff finds that the impacts upon the transportation system LU 13-0044 Page 7 of 22 created by an additional lot would generally meet the Dolan exaction requirement of rough proportionality) for a new street light and pole. If the applicant chooses to install a new street lighting pole and light,that would be acceptable as well. As a condition of approval a street light shall be installed at the intersection of Knaus and Goodall Roads.As conditioned, this standard is met. Hillside Protection [LOC 50.06.006.21 This standard applies to all development that includes hillsides or areas with erosion potential and requires that development on undisturbed slopes exceeding 20%grade be kept to a minimum. If the site contains areas over 20%slope, a slope analysis map is required.The purpose of this standard is to maintain slope/soil stability on adjacent properties and protect natural vegetation. On land with undisturbed slopes in excess of 12%, cuts and fills shall be regulated such that no more than 65%of area in undisturbed slopes of 20%to 50%shall be graded or stripped of vegetation. In addition, land over 50% undisturbed slope shall be developed only where density transfer is not feasible. The applicant has submitted a slope analysis map, (Exhibit E-9).The majority of the site is in the range of 0-20%with small areas of slope in the 20-50% range in the vicinity of the existing home and at the far east of the site which also contains a very small area of 50%slope.The applicant states that these areas were previously disturbed by grading and terracing during development of the existing home and driveway (Exhibit F-1) which resulted in artificially created slopes in the 20-30% range. Undisturbed slopes are defined as those that: Undisturbed Slopes: Slopes, or portions of slopes, that have not been previously altered from the natural topography for slope stability, i.e., re-contoured,graded, and/or terraced and the altered slope was either performed in accordance with or subsequently approved by a licensed geotechnical engineer, registered civil engineer experienced in soils engineering, or licensed engineering geologist. Undisturbed slopes consist of natural topography,vegetation, and soils. The topographic map of the site (Exhibit E-5) confirms that the natural topography is broken in this area.The Geotechnical Report(Exhibit F-4) states that although no undocumented fill was encountered in the test pits that were dug, it appears that fill was placed in this area. [Staff notes that a prior analysis was done by the previous applicant for the site. The Geotechnical report states that, in addition, undocumented fill was encountered and soils in this area are stable. This report is part of the previous file, LU 07-0063). Because the land in slopes of 20-50% is defined as disturbed, LOC 50.06.006.2.d.4 does not apply. This standard is met. 1See discussion in LOC Chapter 42 Streets and Sidewalks for general discussion about exactions. LU 13-0044 Page 8 of 22 Drainage Standard for Minor Development [LOC 50.06.006.31 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 Manager or City Engineer. The Engineering staff has made the following findings and conditions of approval: All surface runoff created from the new impervious surfaces shall be managed on- site. This project shall be developed to maximize the amount of storm water runoff which is percolated into the soil and to minimize direct overland runoff into streets, drainage systems, and/or adjoining property. Storm water runoff from roofs and other impervious surfaces should be diverted into swales,terraces and/or water percolation devices on the lots when possible. Storm water management will be required for the impervious surfaces from the new roof areas and driveways. The applicant has submitted a preliminary storm water report prepared by a registered engineer(Exhibit F-3).The drainage report shows that each parcel will have an individual private storm water infiltration trench system for the new impervious area. Sizing of the trench was based on a contributing area of 3,030 square feet of impervious area, resulting in an infiltration trench of 8 feet wide by 40 feet long by 5 feet deep. Engineering staff notes that the impervious area for each parcel will likely be larger than 3,030 square feet of contributing impervious area,thus requiring a larger infiltration trench than what is indicated in the calculations. Parcels 1 and 2: Because there is adequate area on each parcel to construct a larger infiltration trench if needed, Engineering staff finds the proposed method of storm water management acceptable. Final trench design and sizing calculations will be reviewed at the time of building permit submittal, when the final home design and driveway locations are determined. Engineering staff also notes that subsurface disposal systems are regulated under the Oregon Department of Environmental Quality's Underground Injection Control (UIC) program, and the design shall meet all applicable requirements if a UIC is installed for stormwater disposal. Driveway runoff cannot be directed to a subsurface disposal system without DEQ approval. As a condition of approval,each future building permit application for the individual parcels will be required to submit design calculations for the infiltration storm disposal systems to ensure they are adequately sized for the new impervious surface on each parcel.Alternative storm water management facilities such as rain gardens of infiltration swales can also be proposed, subject to review and approval by the City Engineer. Parcel 3: Demonstrate to the City Engineer's satisfaction that the existing drainage from Parcel 3 either: a. Does not cross Parcels 1 and 2 and is contained on Parcel 3 or is discharged into an approved storm drainage facility as approved by the City Engineer, or LU 13-0044 Page 9 of 22 b. There is a drainage easement across Parcels 1 and 2 for the current drainage pattern. As conditioned,this standard is met. Solar Access [LOC 50.06.0071 This standard requires that 80 percent of the parcels resulting from a partition approval comply with the solar design standard. All three parcels,therefore, must comply with one of the three alternatives: (a) Basic Requirement, (b) Protected Solar Building Line, or(c) Performance Option. A lot complies with the Basic Requirement if it has a north-south dimension of at least 90 feet and has a front lot line that is oriented within 30 degrees of a true east-west axis. As shown on Exhibit E-6, the basic standard is met for Parcels 1 and 2 but not for Parcel 3 because it does not have a front lot line within 30 degrees of a true east/west axis. As an alternative,the applicant can show that Parcel 3 meets the Protected Solar Building line option, which requires that there be at least 70 feet between the middle of the north- south lot dimension on the lot to the south and the Protected Solar Building line on the Parcel 3 and at least 45 feet between the protected solar building line and the north edge of the building area of the parcel. As indicated on Exhibit E-6, Parcel 3 can meet this option. As a condition of approval,the parcels must be identified as solar lots in a "Notice of Development Restriction" recorded with the plat. As conditioned,this standard can be met. In addition all single-family detached structures in any zone are required to meet the Maximum Shade Point Height Standard [LOC 50.06.007.2.c],which protects structures located to the north of the site from shading.Compliance will be assured during building permit review. Utility Standard [LOC 50.06.0081 The Engineering staff has reviewed the application and finds that utilities are available or can be made available as follows: Sanitary Sewer: Sewer service for this development will be obtained by extending a public sewer from an existing 8-inch line in Goodall Road, located approximately 220 feet south of Knaus Road.2 This development will be required to bring public sewer up Goodall Road to the north property line of Parcel 2, approximately 420 feet north of Knaus Road. Public sanitary sewers shall be located within the public street, and service laterals shall be provided directly to a parcel, without crossing other parcels with a public sewer easement unless the use of the private sewer easement is for a driveway, per City Engineer policy (LOC 50.06.008.4.f).The Utility Plan, Exhibit E-12 shows that all lots can be served directly by the sewer line in Goodall Road if the sewer line is extended north of the north property line of Parcel 2. The applicant has proposed, however, that the sanitary line to Parcel 3 cross Parcel 2, but the applicant does not show that the area is a driveway. Presumably this is based upon the applicant's final build-out plan, Exhibit E-13, which shows that, upon that event,the Engineering Division's requirement will be met. However, because approval of this application must be based solely upon the proposed partition, not the applicant's 2 The sewer line does not need to be extended to the north boundary of Parcel 3,as is usually required per LOC 50.06.008.3.d because the property borders the City of Portland and the parcels are at the top of the drainage basin. The City Wasterwater Master Plan does not plan for facilities further upstream. LU 13-0044 Page 10 of 22 build-out plan, a condition of approval is required that, prior to issuance of a building permit on any lot,that compiles with one of the following: a. The sewer line must be extended on Goodall Road to north of the north property line of Parcel 2 and that the public sanitary sewer shall be located within the public right-of-way, and service laterals shall be provided directly to a parcel,without crossing other parcels within a private sewer easement;or b. The public sewer easement is shown to be located in a driveway; or c. A subsequent partition or subdivision approval shows that the public sewer line will not cross any lots. As conditioned,this standard is met. Water and Hydrants: There is an existing 8-inch City water main located in Knaus Road. This project will require an 8-inch public water extension be brought up to the north property line of Parcel 2, approximately 410 feet north of Knaus Road as a condition of approval. As conditioned,this standard is met.The Fire Marshal states that hydrant location is adequate for the project. Sidewalks: Asphalt pathways exist across the street from the site along Knaus Road.There are no existing sidewalks or pathways located along Goodall Road; however,there is an existing sidewalk located along the south side of Adrian Court across from the northwest corner of the site. See discussion below under LOC Chapter 42. 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. 3. 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 Ordinance [LOC Chapter 421 Vision Clearance[LOC 42.03.130] This standard requires that no vegetation, fence or signage higher than 30 inches be located within a "vision clearance triangle." The vision clearance triangles for a driveway are formed by 10-foot legs extending from the intersection of the driveway and the street travel lane. No driveway approaches are shown with the proposed partition development. As a condition of approval,at the time of building permit review, the proposed driveway approach location for each parcel shall demonstrate compliance with this standard.As conditioned,this standard is met. Street and Sidewalk Improvements[LOC 42.03.005—.125] 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.3 The City Engineer's comments are included for review of '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 50.79.025(1)(c). 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 13-0044 Page 11 of 22 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 article. 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 offers the following findings and conditions of approval: The proposed 3-parcel partition can be expected to contribute 10 vehicle trips to the City's street system per parcel per average weekday!' 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 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. • Street frontage improvements, landscaping and pathway improvements shall comply with the City Engineer's policy memorandum, Guidelines and Standards for New Streets and Frontage Improvements in the Urbanizing Rural Fringe and Transition Neighborhoods,effective February 1, 2005. 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 ruled (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. Goodall Road and Knaus Road are designated as a"neighborhood collector" in the City's functional classification system.The City's Comprehensive Plan identifies Goodall Road south of Knaus Road as shared roadway bike route and needing a pathway. Goodall Road is a direct route to Boones Ferry north of the site,thus also needing a shared roadway.The Comprehensive plan also identifies Knaus Road as a shared roadway.The existing pavement widths along these roads are substandard for this designation.A Trip Generation(8th edition), Institute of Transportation Engineers LU 13-0044 Page 12 of 22 standard engineering design of a shared lane is 14 feet wide.The existing pavement width varies along the site frontages of these two roads, but in some areas the entire roadway width is approximately 18-feet wide, within a 40-foot wide right-of-way. Goodall Road and Knaus Road are also identified as a proposed "Community Connector Trail/Pathway" route in the Lake Oswego Trails and Pathways Master Plan. The applicant has indicated a 10-foot voluntary dedication along Knaus Road on the preliminary plat(Exhibit E-6),and is also voluntarily showing a 5-foot dedication along the Goodall Road frontage. (The applicant anticipates submission of future serial partition applications or a development agreement for the future development of the site, which in turn would result in analysis and possible exaction of 10-feet right-of-way dedication. The applicant prefers to proceed with the dedication voluntarily at this point.) Because of the applicant's indicated voluntary dedication, staff review of the application for purposes of meeting the Special Street Setback and Onsite Circulation standards, as well as the requirements of the Street and Sidewalk Improvements standards, has assumed that the dedication will occur. Accordingly,the dedication will be included as a condition of approval; if the applicant decides not to make the voluntary dedications, then the applicant must seek a modification of this approval in order for the conditions of approval and Dolan exaction findings relative to the dedication to be made which would reflect only this three lot partition. For exaction purposes, based on increase of two additional parcels and given the site is a 7.35 acre corner parcel,the development will be required to dedicate sufficient right- of-way for required frontage improvements; however, construction of the street frontage improvements will not be required at this time. In addition,sufficient right- of-way dedication along the site frontage of Goodall Road and Knaus Road shall be provided as a condition of this development,to achieve a future half-street section of 14-feet of pavement from the traveled centerline, a 3-foot wide gravel shoulder, an 8- foot wide drainage swale,and a 6-foot wide asphalt pathway at the back of the right- of-way. The dedication shall occur with the recording of the plat. Existing overhead utilities along Goodall Road are required to be installed underground along the site frontage and may be allowed to be located within a public utility easement adjacent to the dedicated right-of-way.A public pathway within an easement will be allowed in lieu of a pathway in the right-of-way only at locations where the pathway must jog onto private property around existing trees that will be preserved. However,given the 7.35 acre parcel size and that it is a corner lot,there is not sufficient rough proportionality to require the construction to be undertaken at this time. An LID Waiver will be required in order to defer undergrounding of utilities at this time. The LID Waiver may be terminated if the area is partitioned or subdivided in the future and the additional lot creation, along with this 3-lot partition, meets the required rough proportionality test and utilities are required to be placed underground. It appears that the required right-of-way dedication will be approximately 10-feet along the site frontage of both roads; however, a final engineering analysis will need to be submitted for review prior to recording the partition plat to verify if 10-feet dedication is sufficient for the future street improvements identified above.A 10-foot public utility easement along the site frontage of Goodall Road may also be required for undergrounding the existing franchise utilities. LU 13-0044 Page 13 of 22 As a condition of approval of the proposed development, the City will require the following exactions: • Dedicate sufficient right-of-way to accommodate the following anticipated half- street improvements along the site frontage of Goodall Road and Knaus Road: o For the widening of the pavement along the east side of Goodall Road and the north side of Knaus Road along the entire site frontage to achieve a 14-foot wide shared travel lane (measured from the existing painted yellow centerline) and construct a minimum 3-foot wide, compacted crushed rock shoulder. o For the construction of an 8-foot wide drainage swale along the site frontage on Goodall Road and Knaus Road.A culvert shall be provided at pedestrian crossing where the pathway will connect back to the edge of road and at driveway approaches. o For the construction of a 6-foot wide asphalt pedestrian pathway behind the drainage swale along the entire site frontage on Goodall Road and Knaus Road, with a connection back to the edge of the road. • Grant a public utility easement(according to the minimum width standards for the franchise utility companies) along the site frontage of Goodall Road for undergrounding the existing overhead utilities or franchise utilities. The City finds that exacting the right-of-way dedication and public utility easement for future street improvements is directly related to the increased traffic, bike, and pedestrian trips that will be created by this development. The City also finds that requiring the right-of-way dedication and public utility easement along the site frontage is roughly proportional to the adverse impacts created by the development because: • The development will generate 10 additional vehicle trips per additional parcel per day using Goodall Road, Knaus Road and the adjacent local street system. • The additional site generated traffic creates an increased point of conflict between pedestrian and bicycles using the adjacent street system. By providing right-of-way dedication and public utility easement for future street improvements along the site frontage,the public safety will be maintained. • The new future pathway will result in a greater use of alternative modes of travel (pedestrian, bicycle,transit), both today and in the future, as traffic volumes increase in the area.These additional alternative mode travel trips will partially offset the additional vehicle trips generated by the development. • Similar exactions for right-of-way dedication and public utility easements have been required for similar developments in the area,with the result being that such exactions for street frontage improvements have mitigated the increased traffic (vehicle, pedestrian, and bicycle) by preserving the functionality and public safety features of the public street system. • The additional right-of-way dedication will be approximately 11,750 square feet, or 3.7%of the 320,166 square feet (7.35 acres) square foot development site. • The additional public utility easement along Goodall Road will be approximately 5,350 square feet, or 1.7%of the 320,166 square feet(7.35 acres) square foot LU 13-0044 Page 14 of 22 development site. In light of the above facts and Code requirements, staff finds that the development of this site will place sufficient additional demand on this local street to justify the right-of- way dedication and public utility easement at this time, and that the required dedication and easement are roughly proportional to the degree of impact imposed by the new development, as described above, and consistent with the improvements of similar developments of land along Goodall and Knaus Road,as required by the U.S. Supreme Court in the case of Dolan v. the City of Tigard. City of Lake Oswego Tree Code ]LOC Chapter 551 Tree Removal This Code requires approval of a permit for removal of any tree in excess of 5-inches in diameter, subject to Type II criteria as listed in LOC 55.02.080(1-4), and prescribes protection measures for trees to remain during construction. The utility and tree removal plans (Exhibits E-12 and E-8) indicate two trees(pines) are proposed for removal to extend the sewer line into the site. Compliance with LOC 55.02.080 is required for such tree removal. Any trees proposed for removal will be granted tree removal permits [LOC 55.02.035; 55.02.080], if they: • Must be removed for development or landscaping purposes; • Will not have a significant negative impact on erosion, soil stability,flow of surface waters, protection of adjacent trees, or existing windbreaks; • 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, • The sole purpose is not for the purpose of providing or enhancing views. Regarding the removal of these trees,staff finds that: • Removal is necessary for development because these trees are located in the area where utilities will be extended into the site (Exhibit E-12). Otherwise,the trees would be damaged by the proposed construction. • Removal of the trees will not have a significant negative impact on erosion,soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks because there are numerous other trees that are clustered that provide windbreak, erosion control and soil stability.There are larger trees in the rear of the site, on the perimeter of the site and adjacent to the existing house that provide windbreak, erosion control, and soil stability(Exhibit E-12). • Removal will not have a significant negative impact on the character, aesthetics,or property values of the neighborhood because the trees, are not the dominant trees from the street. • The trees are not being removed for view enhancement, because the removal will not improve any view, and as stated above, are being removed for development. The applicant should apply for a verification tree removal permit for two trees with mitigation plan showing two new trees to be planted, prior to approval of any construction plans. LU 13-0044 Page 15 of 22 Mitigation Any tree approved for removal should be mitigated at a minimum 1:1 ratio. Mitigation trees are required to be a minimum 2-inch caliper for deciduous trees and a minimum 6-8- feet height(excluding leader) for evergreen trees. The final landscape plan will be required to show two new trees that will be planted for mitigation. All burlap and wire cages shall be removed before trees are planted which will be a condition of approval. Tree Protection The Code requires tree protection measures when a tree protection zone or drip line of a tree is within the construction zone, whether on or off-site [LOC 55.08.030(1)]. The protective 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 trees. The applicant should 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 and approved by the City. A note should be placed on the construction documents that informs the site contractors about the necessity of preventing damage to these trees, including bark and root zone, and that no materials should be stored or compaction occur within the root zones of the adjacent trees [LOC 55.08.030]. The contractor shall be subject to fines, penalties and mitigation for trees that are damaged or destroyed during construction. As a condition of approval, as required by LOC 55.08.02 and 55.08.030, a tree protection plan shall be submitted with the building permit plans for staff review and approval. Tree protection measures must be installed prior to issuance of any grading or building permits. Tree protection fencing consists of 6-foot high chain link fencing supported by 6-foot high metal posts, placed a maximum of ten feet apart. 4. Any applicable condition of approval imposed pursuant to an approved ODPS or prior development permit affecting the subject property. There are no outstanding conditions of approval that affect the subject property. VII. CONCLUSION Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that LU 13-0044 complies with all applicable criteria and standards or can be made to comply through the imposition of conditions. VIII. ACTION TAKEN Approval of LU 13-0044, subject to the following conditions: A. Prior to Approval of the Final Partition Plat,the Applicant/Owner Shall: 1. Submit a final plat to City staff for review and signature of approval within one year of the dated of this decision. The deadline to submit the final plat to City staff is May 21,2014. The final plat must be dimensioned as depicted in Exhibit E-6, and reference this land use application—City of Lake Oswego Planning and Building Services, Case File LU 13-0044. Upon written application, prior to expiration of the one-year period,the City Manager LU 13-0044 Page 16 of 22 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 current law and compatibility with surrounding development. 2. 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 ORS Chapter 92. 3. The final plat shall include the following information to the satisfaction of staff: a. Dedicate sufficient public right-of-way to accommodate the required street improvements along Goodall and Knaus Roads to the satisfaction of the City Engineer. The final construction plans shall be submitted that are advanced enough to determine the right-of-way dedication width required for providing future half street improvements along the entire site frontage of Goodall and Knaus Roads.The right-of- way dedication shall be wide enough to account for the design of the following street improvements: i. Widen the pavement along the east side of Goodall Road and north side of Knaus Road along the entire site frontage to achieve a 14-foot wide shared travel lane (measured from the existing painted yellow centerline)and a minimum 3-foot wide, compacted crushed rock shoulder. ii. An 8-foot wide drainage swale along the entire site frontage on Goodall and Knaus Roads. iii. A 6-foot wide asphalt pedestrian pathway behind the drainage swale along the site frontage on Goodall and Knaus Roads. A culvert shall be provided at the pedestrian crossings where the pathway will connect back to the edge of road. iv. Undergrounding the existing overhead utilities along the entire site frontage along Goodall Road. b. Grant a public utility easement (according to the minimum width standards for the franchise utility companies) along the site frontage of Goodall Road for undergrounding the existing overhead utilities or franchise utilities. 4. Submit a landscape plan to show plant species, size and spacing for the following, to the satisfaction of staff: a. A future vegetated drainage swale along Goodall and Knaus Roads. b. Provide a note on the final landscape plan requiring all burlap or wire cages to be completely removed from root balls of all trees and shrubs before they are planted. 5. Record a "Notice of Development Restriction" with the final plat. The Notice shall be submitted for staff review and approval prior to recording and shall contain the restrictions LU 13-0044 Page 17 of 22 listed below. A site plan showing the Protected Solar Building line shall be included and labeled as Exhibit A. a. Parcels 1-3 are solar lots and Parcel 3 is subject to the requirements of LOC 50.06.007.1.d.ii [Protected Solar Building Line] as indicated in Exhibit A. b. Any future parcelization of Parcels 1-3 shall conform to the Parcelization and Connectivity Plan attached as Exhibit B (Exhibit E-13 of LU 13-0044). 6. Submit engineered construction drawings for the public and site improvements for review and approval by the City Engineer. Drawings shall conform to the City's designs standards and the drafting specifications found in the City's booklet"CAD Standards and Design Requirements," May 2006 edition. [Note: receiving construction plan approval is not a pre- requisite for recording the final plat.] The plans shall include the following: a. Compiles with one of the following: (1) Design that brings the public sanitary sewer up Goodall Road to the north property line of Parcel 2, approximately 420 feet north of Knaus Road and that the public sanitary sewer shall be located within the public right-of-way, and service laterals shall be provided directly to a parcel, without crossing other parcels within a private sewer easement; or (2) The public sewer easement is shown to be located in a driveway;or (3) A subsequent partition or subdivision approval shows that the public sewer line will not cross any lots. b. Design of an 8-inch public water main extension along Goodall Road up to the north property line of Parcel 2, approximately 420 feet north of Knaus Road. c. Design showing the location of the private water services. d. Design showing any new fire hydrants, if required by the Fire Marshal. Fire hydrants shall be installed per City standards. e. At the applicant's option,either submit a design for hanging a light on the existing utility pole or submit a design showing a new street light at the intersection of Goodall and Knaus Roads,to the satisfaction of the City Engineer. 7. Construct the public improvements required by Condition A(6), above, or submit a financial guarantee to ensure construction of the public improvements per LOC 50.07.003.9. The financial guarantee shall be based on 120%of an itemized engineer's estimate of the cost of construction of the public improvements,that is in turn based on final construction plans that are far enough advanced to support the estimates,to the satisfaction of the City Engineer. 8. Submit a preliminary title report or lot book report showing the status of title and any liens and encumbrances. 9. Execute and, following City approval, record an LID Waiver to underground utilities on the utility poles. Note:the LID Waiver may be terminated by the City if the area is partitioned or subdivided in the future and the additional lot creation, along with this 3-lot partition, is adequate to meet the required rough proportionality to require the construction of undergrounding the overhead utilities. LU 13-0044 Page 18 of 22 B. Within 90 Days of the Recordation of the Final Partition Plat,the Applicant/Owner Shall: 1. Submit a final title report, or lot book report from a title company demonstrating that the plat was recorded and that the private and public easements and Notice of Development Restrictions 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 easements, maintenance agreement and Notice of Development Restriction. C. Prior to the Issuance of any Grading or Building Permits to Construct Any Structures on Parcels 1-3,the Applicant/Owner Shall: 1. Complete all public and site improvements as required by Condition A(6), above,submit certified "as-built" drawings, and receive a certificate of completion and acceptance by the City. a. Parcels 1 and 2: Submit a storm water disposal plan for each parcel. Installation of a subsurface infiltration facility or rain garden on the individual parcels is an acceptable method for storm water disposal. The plan must include design calculations to ensure they are adequately sized. Stormwater disposal facilities shall meet minimum setbacks of five feet from property lines and 10 feet from building foundations. Subsurface disposal systems(i.e., drywells or storm chamber systems) shall be engineered. Driveway runoff shall not be directed to a subsurface infiltration disposal system without Department of Environmental Quality(DEQ) approval.Any emergency overflow shall be conveyed to an approved point of disposal. b. Parcel 3: Demonstrate to the City Engineer's satisfaction that the existing drainage from Parcel 3 either: i. Does not cross Parcels 1 and 2 and is contained on Parcel 3 or is discharged into an approved storm drainage facility as approved by the City Engineer, or ii. There is a drainage easement across Parcels 1 and 2 for the current drainage pattern. 2. Apply for an erosion control permit and install the erosion control fencing as required by LOC 45. These measures shall remain in place throughout construction period. 3. Demonstrate that driveway approaches comply with the "vision clearance triangle" standards. No vegetation, fence,or signage higher than 30 inches will be allowed within the area formed by ten-foot legs extending from the intersection of the driveway and the street travel lanes. i. Driveway approaches shall be asphalt and limited to 16 feet wide, irrespective of the number of garage doors facing the street. Culverts meeting City standards shall be located across the driveway approaches.The size of the culvert shall be engineered, but shall not be less than 10 inches in diameter. ii. Provide evidence from a traffic engineer that the driveway approaches are 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. Any sight-obstructing vegetation along the LU 13-0044 Page 19 of 22 Goodall Road or Knaus Road site frontage as one exits the driveway approach shall be permanently removed. 4. If dead-end driveways on Parcels 1 and 2 exceed 150 feet in length, or additional square footage is added to the structure on Parcel 3,the applicant must provide either an approved fire department turnaround or an alternative method of fire suppression, such as residential sprinklers. 5. Apply for and obtain a verification tree removal permit for two trees, including a mitigation plan that shows a total of two mitigation trees. 6. For each parcel, apply for and obtain the appropriate tree removal permit, if necessary, and submit mitigation plans. 7. Install all tree protection fencing as required by the Tree Code (LOC 55), below. All protection fencing shall be inspected and approved by staff prior to the issuance of any grading or building permits. D. Prior to the Final Building Inspection or Occupancy of any Dwelling on any Parcel,the Applicant/Owner Shall: 1. Provide certification from the engineer of record that the stormwater facility for each parcel was constructed according to the design and is functioning properly. Code Requirements: 1. Tree Protection: Submit a tree protection permit application as required by LOC 55.08.020 and 55.08.030 for review and approval of staff, including off-site trees that are within the construction zone. This plan shall be attached to the construction documents or printed on the construction site plans, and 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. Such measures shall be clearly outlined in the tree protection plan. 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 approval has been obtained from the City Manager and project arborist. LU 13-0044 Page 20 of 22 Notes: 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. EXHIBITS A-D [No current exhibits; reserved for hearing use) E. GRAPHICS/PLANS E-1 Tax Map E-2 Vicinity map with zoning E-3 Aerial View of the Site E-4 Site Survey with Trees E-5 Existing Conditions E-6 Proposed Partition Site Plan with Protected Solar Building Line E-7 Side Yard Setback Plane Compliance E-8 Tree Removal Plan E-9 Slope Analysis E-10 Future Parcelization and Connectivity Plan E-11 Erosion Control Plan E-12 Utility Plan E-13 Final Build-Out Plan and Design Elements(2 pages) LU 13-0044 Page 21 of 22 F. WRITTEN MATERIALS F-1 Applicant's Narrative F-2 Applicant's Addendum Narrative F-3 Preliminary Storm Drainage Report, prepared by 31 Consulting, Inc., dated September 3, 2013 F-4 Geotechnical Report, prepared by Geo Pacific Engineering, Inc., dated September 3, 2013 F-5 Arborist Report, prepared by Walter H. Knapp&Associates, LLC, dated September 12, 2013 F-6 Minutes of Neighborhood Meetings,August 5,2013 and August 21, 2013 G. LETTERS Neither for nor Against(G1-99): None Support(G100-1991: None Opposition (G200+): None Date of Application Submittal: September 3, 2013 Date Application Determined to be Complete: September 16, 2013 State Mandated 120-Day Rule: January 14,2013 LU 13-0044 Page 22 of 22 rnls map was mewed for N-E.I/4 N.W.I/4 SEC.4 T.2 S. R.1 E. W,M. U.L.c. 2 1E 4BA eseesementpUrposeonly. CLACKAMAS COUNTY dOS1AH FRANKLIN N0.43 I°=100' CANCELLED O IIOI 001 OOI 890 DJ m of 0 4 1i. . U _ T N O M1 A }—I C O L./ 1�1 T r ±! 400 . =..-'�gym I:lnessww rtse4!500 - - _ COUNTY LINE ` '21e.''" i1 eAG 1.00 y Ac. 229Ac fun on Ii 1 LOT 3 7 19 44 1 ol�7 ) C 1 :. 1 z• i' .k� J„ TooW 1. ...... 1I Gl•io 40,6 .. • `rp1F) }il` ` f 099Ac. '-.* 1 'iwl ,.l 1 E;I!°II ^.gyp 00W IMCLO m 12 'r ..yy.xv .1u,r I t ' I' s/V' �TR •fb^i]+++s yyy�f lY':. . '•:�_ 'a•�• �-c®�,�,�'r'-SL �� • +7'., LINE JOSIAH FRANKLIN OL�cr �f---+„� �",ee.awe.�• f� .1`\ ,,, 11 d.`. � 331 40` A. ... -_. 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TAX LOI 2300 1 MAP 1-1E-33EO TAX LOT 1400 1 MULTNOMAH COUNTY MAP 1-(0-33CD (0 0 0013 FENCE (Da KFNNEU MULTNOMAH COUNTY PPN106 /'5 DIM Da nxs 6 Dux wl mrz w'x4vMpa SW AORIAN CT_�! lc P.1706 1401lNLE0.AREA WOMB I L, m 1 h-- r \6 1 `I/ `gym -- _ �_J N. .SVG w A531rC v-'I{- _ PoNKLED AREA L FAIT ro FpilGEr� 44050 � Legend: -11.0t-'" ___—_,- ''-, ff ornucet p WATit.m... �'6'a[m r_, t; �` rM I 'MLL B �..v� T[m WALL0 ® WATER VALVE I__J ASPHALT , ; '� eRs9MH[ \` 'DEL I'N ' . y`�1.6Vfm 1��^ �� / I ® WATER Lk�03 �l 0010(0IE '��`5— ` EG4`.5/`_,,,, `�y5 �1),• y�,m IAM1OSCAPINGJ} A FIRE HYDRANT L-Isn'/ 1 y, NSRxa ya1 ' IL tr'AF\.ly �',"'�F"'�x. m• L•"), (�...M......- — o NNW POLE I I I ; STONE NL m% 1\ 11 1 if 0.0. Fm Wsm `yJ {O MP°D sPawxILO LA .a TRAFFIC SIGN q f L rmw ?o1m / 1 1 '\ \ \ 1 G R NJ'S` H I1 —\ _ - 1 \ 1 L 5C�+-s1 I,sm �1 I o GAS NNE \\ \ 61 IA 'off v' Oxon --v— /I I —PROPERTY UHE Tv .�s i rP9uos 1 y \. E L E�.�,q , RISER \ 1` 11 1Y6 �"O TAX LOT 501 •+ STORM SUER U1E 1 1 '° "' Ns ExasnrLc xgFl ,ND MAP 2-1E-48A —� 03ERHEAD POWER UNE + i /��x•nR ; 1 `AA EAS PA",:,N D.,,,,, ` i. � CLACNAAfAS COUNTY �� EDGE a GRAVEL I Tat' \� \ 1 EDu5-� / ` 0210 40045 PHONE LINE lu 1 RL,F:no wL saw -n,ne I I / \ ' i NPNSN6'E NM . WA1Qt lNE I. YIRR(cz ,n ppl yf, R \ �J / _I \ ) EDGE OF PAVEMENT Iv UMDERGRCUND CARLE PI I�H _ - =—��+—I —�z=_�I1 i —'��_JJ~ -rr',�. TAX LOT 301 CUM IE S \ s 6w'PGE PERPEiIUW • I' =j ='F MAP 2-1E-48A I V1 \ \ •\ \\ UNITY EASEMENT. - /Ir'I� i � 11 '.41A``m. CIACNAMAS COUNTY 4 BOCK 631•PAGE 320 1 • / �i----'WP1PoRMnR:LOCATION . ' • nc \ \ .\� w_ _// I / • �v` 35'HEIGHT RESTRICTION FROM - C Notes: \ 41,gRUff � II / / MING GRCUNO PER • -.`t-M.m 1 mimeo \ N,\ - � I IV'/ '/yD- °TIC NO.90-3)J65 '{�i 1 LIMY INFOPoWnpI MOM ON m15 IMP IS BASED UPON INSERTED \ �--� - 1pLlnD N WPROOMAIE 0 PP I29 FEATURES RECORD DATA AND TONE MARKS PROVIDED BY MUG MUT. 21 1I��I ! \\ - \ / I % - IA�Ho SIE(Y1C LOCAlIONI gGGm- LOCATION SERVICES NO WARRANTEE ARE MADE RECANTING THE ACCURACY 7 \ \ / / Y�Y `- c OESOt$E6rip,6- 5&, I l OR CWPIFlGF55 OP THE UNITY NFOAMAIION SHORN ADDITIONAL 1111 \ /. II / /a J�-� VINES MAY ORSr INTERESTS])PARTIES ARE HEREBY TENSED MAT 1t� I +AI1 \ \ \ / - I / i _ ` �,.�5+"1L F I OF MY LOCATORS ITEMS TIE VERIFIED PRIOR TO DESIGN OR CONSTRUCTION LION \ *56P.. \ ' - \\� ^ / /� C''`�`` '5,,._ I 1 I \ \ I / —\ .'^jl'l. » 2 YDIRWL DATUM CIrc OF VJS OSAEW NM'29 A I-I • 'pe,.�l, \ , / --I I—B.OD' P(TBEIOOA ,T4''�� ' `Z'°"[ I I I I \RM \\ \\\ / ...ill. 'I/Boa 931,Wff1"CE132/ /' •IJ s` J.CENrWR INTERVAL IS IXE FODT 1 1 I \ ' / ,II IkC / ` 4. rWOaopoo FEATURES 91°MN a n9S MAP MERE LOCATED USING if-, \ \� / /I I / 1 - STANDARD PRECISION TOPOGRAPHIC MAPPING Pa0CE0N4S TRRD PARTY { \ /. / I / 2090 EL 1gRS OF DATA ERNA THIS MAP PROVIDED NA AUTOCAD DARING FTIES°R z I�Iy � \ '� �✓/ / III / _ ---L FI DATA EXCHANGE FILES SHOULD NOT RELY ON ANY AUTOCA0 GENERATED \ N'ME \\ • \ / 1 / .. ,+r INFDMAnD WREN IS BEYDD THE LINTS OF PREGICON OP 1W3 MAP \ • _9ri'� ` \\ THIRD PARTIES URNS DATA FROM 1H5 MAP N AN AUTOCAD FORMAT SHOULD 1 �\\yy,L \ \\ / All l l /'` II `\ IVMENCEMEN0 ANY Flaws AAMY 4B�C PEE90N COCONSSTRUCT EVER CONTACT H{p PPI11034 \ \ •% •/III /_ 1 .. \\N Fr COMPASS ENGINEERING FOR FURTHER INFCPo//.11TH FURTHERMORE.COMPASS \\ / NW[ ENGINEERING RILL NOTE RESPONSIBLE ND RELO LIABLE FOR ANY DESIGN I • \ \�----.------___AD � ` / / I' / \ D CaS1INC110N RELATED PRCdFMS R101 ARISE Dr OF THIRD PARTY \ '� / ll •. USAGE OF nes MAP ON AUTOCAD O 011ER FORMAT)RR ANY PURPOSE 2 I \ % III / 1 0111ER THAN SPECIFICALLY STAID NEREN THIS ETATOIENT IS AN OFFICIAL W / /�—\\ -St, PART OF MS MAP. t- \ / ,�P' \ Il ` JWM •.31t m^ 1 I L NYML.0 a \ SM4 G / 1I / T,61 1 wt MARL , .. W 1 II 31 -\�....wE \L� Y ,,,,-e / III %-"'"..>"-^^"'"""'^.,��\, `'J(�Mf n:e :7F N �t) I Lfll•r g. ., fi E 1. f�-N sw. CPP yR�OR t., n a u s x • W""'I� P 'NNW Y i - / M.. \ .__. '-`.— ,ma-- -----.....-- _ - 1rn1E d �Ic MTk 12 Tem WORD , �1 `�.J ANN xv T S / -� ,t'c�a+ 44 PP 1 N.. a4Yl, _ \ IE 493M W3S0 • _ ,E ailw �,` 1- -.._�, ., $ _j..__=_iz s SW NNAOS ROAD pp, �'$ -�—S- --\ -- Scale:51 - PLIISSIONAL r +O PHONE � —, _ • -40' r roESTµ E1440 [/ V. E It CCP 494.40 CA 6 WOE ONH CB 11 CURB INLET P'/2910 PP — ,. -'/ E It CCP A93A9 N/AIYER ROCK RN '4 RIM 49E52 1 0Tb++ ~, E N W.49694 IE INN 493.12 021-04E E It CCP 49J 56 E RR E 49674 IE OCT S.493.02 40' 0' 401 60' 120' °0N 0E1yA, 9RON SUMP 4956E 1 SUMP 492.52 . 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PWKSNgiGONSIMYOT11GTIEDMAIDd19aFTx9GI1EG,lMatlo - rENrERLNE $ S i CLACKAMAS COUNTY,OREGON ION NFw"ATION°aAMONmsPwIWAs D VELOP TDPoGRAFaG NNEYAFALLLPHINC e. wruNE MOSHEO6SERVATI OVINE ENGNEHR.NOTA1SURFACE aV IWLDNGMTUREIDRMLIN6SAMY66815Va GartPACTORSVI 5'NNE VETSVALLEri9IVAICOMDDNSPIO]NTO WNSTRUCIKMTO 1 FT GWiWR UNK FENCE DERAMINEWOKSPECFlLOEIAIW.IWMAAPHONIFdi4ATN1N L THOVOEDBY CQSASENDWEERBp OATFLAWUSI,TGIb. 3FT CONTOUR I I (OOc KENNEL, --. �_ MgRMSEVIER R `� AP DEOY MA%E TM LOT I/OO --• WATERLINE 1 5'p1AN tWK RUNE MAP 1-IE-.UfO J OA9 YNE 6'C1411N E.rFNCE MIAINMAAN COUNT! UNDERGROUND PMNER ul F'I. IA%LOT 2300 n206 I �I I YIP I-IE-3NL 18'FINE 2113t I co UNDERGROUND PHONE LINE k-E' 25'�' 5'CHAIN MULTNOMAH COUNTY 21196 IN'N 2.,Ed EMU/IRON 1Y 6.6 OVERHEAD POWER 22259 INK FERCE 2D523 B'MOD 2112s r NCOWNIE w-SPRUCE 016 14'DEfID I -J,�,� S8B M6. IS'DECO II i T I SW AORIAN COURP .'�'e PPRR6. 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OBSFNA£D FEAIURFS,RECORD DAA�AND GONE YAORS PROMDEp BY Z N� • B 1 ( \. , 2zow I OBSER ED ru s,RE RANGES.ANNOW IEV5 MAR S P YADE ILA; W MYR I"I MITOS B'LNG REGARDING THE ACCURACY OR COMPLEIENRS Or THE UTU1Y o w I�, ``,e-DEdo 2D$V , `�6-CEm S,, E%LUTING }- 1 MTaRvenal 9VIGNI1410 0)10)2 10 Un6rc$MAY ENST 52200 iFD 0 �I U�y I e,I. I ,``� ', I ' �.' ` -' HOUSE .. ROd(gETH141c FARMS ARE HEREBY ADVISED THAT UMW LODAMWS 1(02.BE U E.y I ,`'1 B'DEED�01/6 !.",: GA9 MEIEA IY OEOD ••ALL.. .I' MINTED NMI TO DESIGN OM CONSTAUCBON OF ANY CAIDGL �I (�7 [y F O .. ,:. ''•\1Y DE,dO 2LL519," :, A0.�-,: ..- FIEc METR 2g .•_�' I TAX LOT 501 I �-1 ^)N w 'X I M. 21',.Pf✓E•' AI ` 4IP 2-1E-reA i z rTNTn;u DAnw CITY OF LAKE orAECO xcw'�. F -I A \`:. ` .A RMT( . fAAOL1MA5 dlu9tt 2-IY ((0--)II 1_T `,I {_'20 PIME WAIL RETA6MXC •,,�_� SNY52265 021L0Y^ _� _I a SE0�WAD PRECISION TOPORRES GRAPHIC APHIC MAPPI INS NG PROCCEDURES IRD (^ � ' . 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(•6.... : p 1 Mo SEP 1 6 2013 e� $ L TAX LOT 1400 IIU 11110.4 Y I T.La;noa rwlnlwnrl Mc, T- SW ADRIAN COURT I La; — „1 --- - � ------ i � I I I 1 \ LOT 3 LEGEND I; ``\` 17316A Y i = BOUNDRR ME I e EXISTING RIO.C.WAY EXISTING CENTERIINE `\1 Iji x IEXISTING LOT LINE i i O / ----- PROPOSED LOT ONE-WAY F ____ PROPOSED LOT ONE 1' _ fP PROPOSED CENTERLINE L_jti,l'1 8�,,,� PROPOSED SETBACKLIHE 1 \/7�`�•'. •�RT(i ��-„-..r-' I -———- PROPoSEO EAGEIAENT NNE aJ I I / c _ DUSTING O 0 Z De O I 1 p , HOUSE I ZT A'-•I &.LOA' R IS' I - TAN LOT 501 O v, O W I EAP x-IE-IBA O 3 � '�.t,•.,�,L,-_``., �.•' -cuawAs COURT! � .SITE STATISTICS 1z555Goowu RawDUNE \� y 385`x915N: xxx.OS BnEADDRESS OSWEGO,OR /� �I -2 Lo I L \ E TA%Lm x1�IBA 50D FFFiii (�(f F��11 �I I L_—� --_--/ �NSBTIg191'1�59_B�J T- \I} I JURIBDICTbN CMOFUIae OSwEGD � ^1I �'Y HD.RES..fliCI4 1 C.O.S.AREA T95 AGREE �L, Q I �� �� ' �I t0.0U POE PERPETUAL �, f I TAX LOT XUO P110PER1YZONING RJ5 '.,4V71 I UDUTY EASEMENT, 1 APPRONRAIE LOCATION JS' NM 2-fE-IBA HOOStOIItxD ILL ��/ i��t0.tl s.eENEIn - INTO SEVAP.DATED� UROTN060lARIWE BLYLOAVOS0.M11E1 BBSAEC'P D0C N0. 1T 331 CUCKOOS COIMiY FLOOD HAZARD AMP NUABE0. ZONEXBMSWlOEDI PPNATE I-/ ' x31"fO SSS•2T0PE 1 OCA1104 IS APPROIJMAIE AR IfD SPERI5 L n sa�„��1ST Oz&V3TIS•E U' }+,- --j 1 LOCATON IS DESCRIBED N 000 L I HBYAARY�'— LOT 2 I --- D.eB�:5� �p+L" fry � SUBDIVISION STATISTICS �S S.aP u.E SEVAT I TAM IOT'A0 F6,Mz3 R y^I� R 1 .. `O R053 HEW DEDICS 00 0.165AgtEE JT SMiTI MAP 2-lE-IRA 150TZ _ l- MINIMUM ALLOWABLE $1 I >- T,600SF a G.O.W $I gAL%AWS COUNT( Sgg•j5a�f 1.A<.� �} EFPEcnVELmsIxE I I II I T AOFZ55 I.IV POEPEEPLIUAL 1-- 110be-JS'ppE ;-- -$\�2�.��Bx.]B'395�JSYffE •fib �TA%LOT JM MAXIMUM LOT DENSITY MAX) SDNRB '.,(av I. I I fl -"I-�—UTO,f FASDOTy 1" 1 ' GAQISOSSE(01M1Y MCI xEF AI BOdf WI.PM 320 W 1 1 A PROPOSED LOT DENSITY O.IxUNITSIACRE �S II �I Iro BEVMATEDI 1 �� R I MMRAVMLm DENSITY(THROUGN PARIIIIOIBI WA Q-` 1IS I A eun,olNG sol.R urvE z5a I--- z 1x5.Ta 581 T 'E_ ------�J 1 __--- O 1 I SETBACKS- • v E M18 II� 1 1 I SIDE xSFEEI - 1 SIDE 5FEET3 IS FEET SPIRES 1$-31-13 II f�I I pomp PAVERENT 'T f 1 REAR 30 FEET , n101111 .) IP 1 I STREET SIDE 15 FEET - 1 I AIM HEIGHT 85 FEET LOT 1 1 I5 1 1 10gEW s 11 * THE PURPOSE OF THIS PARTITION PLAN IS pg x TO SHOW THE PROPOSED LOT DIMENSIONS 1 ll IV LbT � i1FOR PLANNING PURPOSES THIS IS NOT AN4.� € IZ , ag e q �s' II I OFFICIAL PLAT AND IS NOT TO BE USED FOR � 1. ¢ tI I ; SURVEY PURPOSES. co Ey� \\\ SW KNAUS ROAD 4 AI o 1 TAXLOTR I xMEM. A rfl I ar 7::oe I• A I 3 CO I SHEET TILE I snlr I O dI 40IaN PARTITION NO.1 I F- c•?ia•P[ 4fl SHEET NUMBER I I ,, 11._ 5:.L.) a C1.1 0tA• 16 20iw D4v "�'f Lak-r- O( ,Eltv 3 1..4 mmun{?y GG 431CLpment Dent. ag idm g I N isb LEGEND ..,... BOUNDPAYUNE y =-- NMY NE —-- VISTING LOT LINE PROPOSED RIOMT.OF.WAY --- PROPOSED LOT UNE -— PROPOSED CMTE ERLI. — — SET..L1NE rl -———- PROPDSEO.61ELI NT UNE W 0 i0 Z tO SITE STATISTICS O ~ o �,5 r0 SITE ADDRESS Ii9'GOWEGO!ID L'''' :be, OSVECO.OR TAriOT 21E04BA600 'g NX SINCTON CITYOFIAIO:OSWEOO P F\�^�y-F/yyll F� I DROSS SREAR RJEA .5 ACRES CO• PROPERTYZONRIO b 4I00SO00120 FLCOOHAZARDMPP NUMBER ZONE X(11.1.DEO) 1 SUBDIVISION STATISTICS RWNf OF W.DEOIOATION a.165 ACRES A)J.-i,,V,lai 1 MMIuuM UOW eLE 00 SF - - EFFECMINIMUM LOB Si.T DENSITY(0O°40F M41) .UNITS 1.X11.1.1 LIT DEN6MY 5UNITS '.L(��(F� RIPOSEO LOT OEHSITY sIACRE '3 1111„a , P.m.I.OT DENSITY(THRI UOMPAATR.§I S WA CV ♦ D"K O SETBAIX& ♦�\ Y s. CV ' WOW 25 EET r. SIDE 5CEETS15 FEET DM.:12-31-13 AR EXISTING BLDG RE ,- STREET.* 90 FEET ,- STREET.*E 15 FEET MNL NEIGIR 05 FEET 11, [( FFE=545.0' THE PURPOSE OF THIS PARTITION PLAN IS f BLDG FACE ELEV=532.04' TO SHOW THE PROPOSED LOT DIMENSIONS --EXISTING GRADE=4.9%u FOR PLANNING PURPOSES THIS IS NOT AN --_--_- --- OFFICIAL PLAT AND IS NOT TO BE USED FOR 11 1 1 PL ELEV=532.04' _- __ _ ---- --- SURVEY PURPOSES. S 1M P- 104.3' "--1 i 4 - ,Dlr il' 1— nlEw5. Pr le C SHEETTTRE S..Elfi 'PARTITION NO.] R11.1 Sf 10 5 0 5 10 10 Cl al -r• m A y . 8' VZD'OEm MAPLE I 5'300 INN FENCE YAP ILOE I $ 8'OHMmu UKK FENCE PARCEL 1,PARTITION PLAT NO,2005.121 YIN.IIFOMAN CONTY TAX LOT 2z6D ame mu LOCATED IN THE NE 1/4 OF THE NW 1/4 $ s 1 I MAP 1-1E-3D9 18'a., 16"MAPLE 1D'MAMMOTH I I s a+xx MULTNOMAH count 21196 12'rcm OF SECTION 4,T,2S,R 1 E,W M , zzz6P. LINK MINCE 2Dsz3 C MO, 2-t2 DmD 21128 FENCE 0° CLACKAMAS COUNTY,OREGON --—-- ,.�-�^ \` . -v- Y149Em ,K.- \ , _ ' `\ _(/ his•f - ------- 1 SW ADRIAN COURT. III` P'1 . _ `mmmm`I 2Ds1e'' , x€1m 21192\ ` r t pAum • ; % `"1+ I l ,,P a 1z DEm -------- -_—---—1 '1 / +BEA.,.1Y OECD. +1'+f� a'9EdD\ \, I :J`Ab'^CJ_ ,Y-.--••-m„ I II ..... �\ I- i6'DEf>O'205N f -� 6'QEdD-� 211r \_ :1' - 1 --- �)5 \ + ig OEm, 2120D J tttm •I y2113T HU SiI J 'OWO r Il.R 1+ l .d'IOEW ,. �fY,�,` ... 'am ;`�y+.y, 1 .,`�56Yl� gpgyi / + �`.MNL „` 21162 T1168 ,. '"° - N` .11 � . 0 le DEd0. 205i2 \--1 1 I A�Y}� - 1190 f ID-DEm lir DWD f I i 22 e:�m ` j'1 1Au05VPM.. \' + I 1.-�'YMg \ 1""`, l.`i_. 1 1 1 2a• l 1._.. _ 1y-DEtlR9 9 {yy �1 �, /'c v �PCp'"�i.."�r�6'�OEm 21189':-_' ` l i---�Fi .., 'R-UEm 20610 /8.0 2z01s \ 22059 •I'- IPNG. `111010 1II -I_- r -!^``- \' B'OEd°2ESIJ! ': B.anD 6'°E , • - AREA 'J It - I '4 1 TNT6 - - CRASS f ,\ ti —%DEM 6"DEOO Ii LEGEND , 1-- ` ` �-6 DE(6) t 1 6"OEm +ram 11I I (,'{ .EXISTING DETAMOUN TREE .B'OEd� , j I, /EIt N!qIl - '\ B�DEdD 20Z \ 'r7 \ H 0702 Nldl RET'110.L I �J\DiB EXISTING CONIFEROUS TREE d I. � '_ 1 III, ( 2D le DDm 20519 CFP 0_ �0.. .. ..I I6'OURY .TREE POINT,474060ALIPER _ `` GI 1 I I•''`L 24 NC11; `\ 1'., •- .. TAR-10501 IY 0. () L') MAP 2-IE-lBA I �, iip TREE TO BEREMMED [J\\' A . N.W.'':?='!' cM,GI€¢ ' dA(XAYAs cdgm 2PM1Y / W O•I ��I I �{,,'J, • I RETAR6VG, 1 6RT51�Z120.Y / ♦ _ (Y.1 f/1 dL" 8"fBlt'/ \ �1 ..f � w - , )�� -- TREE PROIECTOM FENCING i Z oce @� - ♦ `,�,,.• '.`L:' `• ' `' ... —�`?_\L: Ipso -TREE PRESERVATION EASEMENT O$Q �`I �� •y g 'y'' 'i^RN� ''�. ''''LE �"�' �.5"11'�' c .�F LIMEO TREES LOBEPECNERVEDE Icy a� p _ \ / : ., '- 'E' �'`I ,\ MNEONIREEB TO�PPE6ERYE0 f2 r i _ z W TAX LOT MO 1 . _nrr•1 21DTB GMAMASECOIN U Tr,. 1 l -f`ar' •`. `-• ` �` - _ .... - - y: _ $PINE iY O NSBI1` 20Y31` \ ' _A ,TS MA W 30 Pt1E SPRUIF - '' _ ' - __�___ ______ �_-�I .,'FWE w N tIJa o {,V��J MTAX LOT SDD i' - =.`_� --.. Ji. Zp4A6 I _,_�. Illlliil'AA \( I IP 1-tE-iBA _ (1 1 { w \ 1.. .•.QAOIAMAi D]UNfY —1 rt9FRu3-M��� 0TAR LOT 301 I {r ,�1`,Ijl r. 3�aIAq , 1 - AAEA.. � 1 � _-6Aa-----------1--------- l.'�^B���J� aMAaAMns COUNTY J 4 1.ss AEPESk ,1. '' , { 2al39 "\ _ x JT SMp T7 , ` ` - - I zzEs! _ _ -E.... te n( Mit I 1f •, ; ; 3VE 24.91.6,7 ry1 \ ^ �,' - k / EXPIRES:12-31-13 \3Qi •.� ,V �\`` • - __• >! `'21' 6'N/AE r1-� �.._/,\ I I -` A \ I I z-le FNE / I ./.2 B52 4 MAPLE J , I ' / I ,\4 `,`fit „/c20314 's,,,\, _ .( „,! / i ..,,' /11-6. f 3? l .73'1PNE Q �.,! FENGE r !hL - -- � BFQ• • - _�__- 1SWxNAUSAOAtT— = r -- = -- ------- z� Si #r C >< )m I f I 0.r- r, ii Z COI CO I ' _ 6110010. 1111M I I Me _ -I� I T! I y I TAN LOTNA 12BNYMNO DI8I0NEDBY I MN 00 . � cNECNEDBY 1 v �ry, In'''1 ,yq y �'`� SIMESTREE TITTEE C. EL`W 6-14V Lai. HMIs.MKn.406T SHEET NUMBER N E0 20 0 20 10 C1.2 SEP 1 6 2013 G 1P'Kai Ay of 1 Pilaf` {F,r: An ;,°(Zftlii.tttfiV .., w4.'p'17;Ci`it gip}. N PARCEL 1,PARTITION PLAT NO 2005-121 EXISTING CONDITIONS PLAN ti 3 LOCATED IN THE NE 114 OF THE NW 1/4 OF SECTION 4,T2S,R.IE,WM THIS IN.WNMI@OEOFUR I%EASANIJISTIF CUIOROM S of PLAN SIWMlOTHE CON01T10N9OF 166 SRE PRIONTO CLACKAMAS COUNTY,OREGON DEVELOPEDnTo aau�ex Hlcwn i w i�aTos, AM SITE OOSERVATNIMS NV TE ENSNEER.NOT.SURFACE FEAFUNES oil Mums 1AAY 6E SN04Mi.CONTRACTORS,. Mill1N VERPT µL E%ISIRIGCWIO 00TM WC(1T RPPIICIA:TON10 lNN(RACE L OVERMINE EROVOE0Ev CCPUPORK FASSSEENOGNEETIRG OATW AUGUST M01IA TION (000 KENNEL) 1 TAX LOT 1400 MAP 1-IE-33LD 1 S.MAIN LAIN FENCE 6 CHAIN LNN R;NCE MIAIN0W1 COUNTY I I"'F 20�� TAX LOT 700E L,A ) I I MAP 1-IE-55W I I .F L MN.TNCYAN Ca1Nn�UN(FENCE /OOD/YIRE FENCE , , 1 IT _ , ———L_____________, SW ADRIAN CO RT11 . *. O �sMha fuE 1 �\!i T I NATf% r^ CO I I.-", _ 11`.ice �� 1� $ i�( .q. t, _ ._ -s9a is: Je� C-1 x' 1 I rl \, N1 O „vloseAFn+s / SVRIX¢m ! &>te:SH,A,-wr..E m I:t>I E Lax C R A S S I w W 2 TAME IO I ,—I O a `O• 4 O Ow n MVLI I �'t 1 \ \`, 7 EXISTING T .:sack TEEmN�c ^V Iti LJ 1 '�I,�- `',,,\, - \ \• .n',\ i`-- J GAS METE HOUSE I I LEGEND——-- BOUNDARY LNE }I ' 1 Nw I5 I ," `\ & \ �'1 ©5� TA%LOS S01 .. ZOO.... - 1 FOOT CONTOUR 5FOOT CONTOUR (� Q� `\\ .\ \\\ I y{ _ _ ` ta+nefl� u. w,Es-mlixrr II/I w z nJ 0_ 'S 4011, \ ,\�, 1 L\ SWi _ _.— ——1 EXISTINOTREE3 ~�[,1, �I _ ` A RUNOFF FLOW DIRECTION laT-J gal P. . '\ \ Ay V AI '!3' TAX LOT 400 1 f l i \ \\r'. \ `. \ ' - .'� T` rufluluu¢COATI' 11,1 \ \ \\ ' 1 SITE SLOPE ANALYSIS TABLE 0J 11 � • 1-. Mal......., dnum Sloe An UO Area Percent Cale, I \\` ❑ IiI 1 \`,,\ *N' e2 fP i,1 ,, _�__f" +zmz 1R.NR% IreaN a.z ■ ` 0(50Harts 1.IVR�,1I ti�r4.,1 :cR ^aixn .. 11)) . N. :J - om% m.m% ,6.,5. 4,5 ■ 4 E,wINE -_ I 10 \ �\\ AREA C7 � m01% .so am 1 WF OP ■ Z, _ i aNNN \ \\ll T�-A[ ORUS.(L GAS LOi]01 �jf ql9 _ ',\\ • �; - --- a - _ '�\ i MAPP-SECOUN '-r6Y'r ,�\... ... CLACKAMAS COUNTY \i\ ', ,t / MIRES:IR-31-1a I i-r_. \ Z S\ i C i 111 . ., - _ _ __ ,,_ - , ,,, ,,,, i gi I '1 I .`\\\, b• 1 � {,�. =� �: _,,.! i � �i `) \\ i 2 + 14%\\ I - 2 4 t r m l z{ , I 1 \\ ;, I j: -C? ;,.-/J Y4M'i e rroab F[nGE I N L C _ , ' )A. CA; � \`�`\ 15 ,AR Isr`. .,� " .. f':: 0 USfI H usx , '; A IER6S. ,* .� A E�� �•�. _. ,�.,.. ., _ - Ems, I W -, . i--1._�• • .T"� ..•-S •y F I ±1 LAND usE I • 1 C i t DESIGNED REOEN I e0f -4' ) ( ew_i � ------ ------- " N"" '� a, gE...,p cH Ids ,, y.' 611EFTT1'f1,8 a r Y E }.,J `Ay�-A„ SLOPE ANALYSIS 614ENT WAVER m C1.3 x,r"4 ".: 1...G .;,..: S,A t.l C ai Comm uni)f:;;-ve!f_•i Inon�t Dept. LEGEND e 3 ——— SDUNDARY LINE ———— EXISITNOPiGHTOF-WAY $—— EXISTING CENTERLINE ! EXISTING LOT LINE I —__—. . PROPOSED RIGHT-OF WAY I PROPOSED LOT LINE IFUTURE) TAX LOT NN 1 PROPOSED CENTERLINE MN II ANtlUN NUTTY PROPOSED SETBACK LINE IA 1-IE-33 PROPOSED EASEMENT LINE TAX LOT 2300 I I MA`1-IE-33N ' UtIONOMAI COIRm i ! TAX LOT 500 I L7 HANMu Mrc CURRENT TAX LOT TO SE DMDED y - J ------------ AKA T�ACR3E 1 ------ SW ADRIAN for 5 ��— — — — — — I COURT I 1 LOT 4 I \ \ I \ LOT 3 I 11 g 1 I 1 1 LOT 2 ,�` LOT 3 FUTURE ROAD I i~ 1 ,- -woo - o ono I TAX LOT 501 IMP 1-1E-03A JI I loT 1 I II 0 Y p I F I • LOT 13 LOT ; z �g I 1 1 ' LOT 12 ,I I EAO LOT,N1iF; ) I +3.303-I MNP z2 TY 1i+ nuweMw II L —i I 1, FUTURE ROAD i I OT 11 i LOT 7 j TAX WE TC 1B FUTURE RdAO J ��T SMtII i CLACKAIAS COUNTY 7 ANREA ACRE00 LOT 2 ----� ss ,'------- ��TAX z�0E pqo<< — — 're 1 I LOT 14 �;.su s O1AO1.WAs COUNTY � U,NF i. LOT 17 II 13 ; 1 I , T I I EXPIRES:12-31-13 I i LOT 15 I ' ; j LOT1 � b moms w LOT 8• I THE PURPOSE OF THIS PARTITION PLAN IS LOT 10 I TO SHOW THE PROPOSED LOT DIMENSIONS 6' 0,1 11 LOT 16 s ' FOR PLANNING PURPOSES THIS IS NOT AN 1 I I OFFICIAL PLAT AND IS NOT TO BE USED FOR = /� 1 l; lL I SURVEY PURPOSES 1 V ' 4? R. _ --f— — — — — — — ——_ — — § 1111" w W SW KNAUS ROAD —-- a > B�E I Rw 0 11 r— _---_—___—_--__ W e 1_ o m ` I / r ® AXLDT. 1 K0 1 I I I 1 DEN�NBX 1.� O I w GIECXED BY IRE SHEET TITLE I ' I }� p C^° , 1 .,.40 tmp� FINAL PARTITION '=Li " end Ar✓ b SHEET NUMBPA C1.4 1y SEE 1 6 2013 City of LZ I.6c J ()i S Je-o Community Development Dept. 8. 2D'DFOD YAPIL IAS LOT INN 'a s'CHAIN UM(FENCE s MN FENCE YAP,-IE-]BCD PARCEL 1,PARTITION PLAT NO.2005-121 I ROOM COUNTY TAz wr zwo slta 2154 LOCATED IN THE NE 114 OF THE NW i14 $ m 1 1 I I YA➢1-1E-]XXL ,B'WIE NM000206 —j 4-zr--,i-2s•-q yr aAm :The"'CUM' zns6 CCC +Y oEao OF SECTION 4,T 2S,R 1E•W M. N 7E25D UNC FFNLE rz052] :MID �m 25'� NO2D/MIRE Vic:. .V/r.(11•MOD Apo CLACKAMAS COUNTY,OREGON ------—I .. Se92Ytlt D SW AURIAN COURP. I-t snNw m zosre zosz, *R hm slei'' fAuccr '�Tjpb6 .. q' it oEao z n, '1 P4A .•1Y DEOD Ifi•DEOD -v' 6 � .6•DE(b mnF' ' I I :g DECO• : 21200 F\ ✓I-000 CC8'a Sao B.R 11515,y� . 8'OEOO iiIII L__,"-________ ` `.• 6-OECp '� 11ARRl IYpEaD :' -%' E. fM I - ... 'AIfiO G 0 DEa6' I N .,--4.. . '1f f.,UfE,• ,ir DEcu.. jos32 .'j x , D, N. 3N6a 1C 4EAY..... ,a®, 6 .? @EaD,�1 ; `� �"���21.'YE .. -...tAxD�?U5 : • Q Y119YJ! < f--`._;. ,- I .:4.. DEdD.-- S•.DE�7nb .. ' •' tr rim 206141 t fl'DE 22,„ v. 2m5S- - ,_ I �`��f.' OFCID, VXDff'A➢RN:, ARFA q{III. `1.* . ; �/ ' e��ao 22062 � caAss �q: �0 ; LEGEND ..1'r;-_'` `, '!., Halo �� • 220JT� i 6• ', _Emma DECIDUOUS TREE 1525. I.. % `.•6• , 6' ap EXISTING - I •.� :'.l '. � ;•. 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"�','' '-r13cn1t c-sr-l` PARCEL 1.PARTITION PLAT NO.2005-121 e II I I I LOCATED IN THE NE 114 OF THE NW 1/4 $ B 1 I LAX LOT zsoa OF SECTION 4,T 2S,RIE,WM. • I 1 IMP 1-tE-sxn TAX LOT i/DD CLACKAMAS COUNTY,OREGON MIAMOMNI COUNTY YAP 1-1E-DxD I 1 MULMWIN COUNTY SW ADRIAN ..I © 0 — — — — — d COURT — e© Q © p • na © 0 NI i E5 I I I 1 0 © 00 V iii 0 0 0 I I I 'N © i EXISTING WELL AND SEPTIC 0 ramp' TANK/DRAINFlELD TO BE I la p Q . ABANDONED PER APPLICABLE I_ I .I t7 _ 6 EXISTING 1 �� REQUIREMENTS AND STATE ` I 0 II TAX LOT 501 E. 10.V PRIVATE UMW MA P-tE-IBA EA�EEN r0 LDI CUTXAMAS COUNTY O. oI G PRCPDSED MAN[ _ d Op *MACE IRE TOM 3 ��yy 0U• •i I =/'' / SRNITARY Mx J LOT 3 * © TAX LOT ROD v�i, fO?3 y' ���'' cuMAP Awso mrc 4 r0 - - JL - _ � © i! 01SNlAY NH 7-A// ' p / �8 Ctsmn SANITARY :vmRr LINE SEWER EASEMENTP. V I PROPOSED WATER SERWCE LIRE r 0 tmt LOT 2 - r JJ'111 ITAX LOT sm MP I' * 'TI X (WXAMASECOUNTY u I R Q. 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IP . ••' 1 . . _ ' !‘L-.. ..e.F.3.3 lAilir-lir 11.1.02 il . , T ., I - : f !,.f• ' 1.... 16 0...,,43. 11111 ' -IT 7IP I . •, . ... =..,.., 4' '''''''' .. ''''' '.; :::-41 ''.-:, ''',1 1 t'''. • • I — ;;>1 . . ,... . _ - ,...--..,-". i ........,....... .111.11.11.....r, -..c,'""'-`,et '•,..--4 4 -4:'1 - 'lir{ L• .„ ... I o▪ all i,re '`.) , r 111 1•-• - n 'A-Tv 0 1 ma.).• .. ,.., EXAMPLE STORM WATER FACILITIES II! , --- _talk t I Pz.'.>" 1. 1 )-, - '--,,,-- -r 101 . P""111 ''' 7 WilrYr.r- ----- ---. .4 - 11" it414 i--Aky. . ..'"-.-_,7- •, —.'k _--. 1 A ' wilet 1 - VI *ils 4,4' , SW Knaus Road . • I N • STREET LIGHT FIXTURE LOCATIONS i August 2013 J.T. SM.rrut 10, KARSYN SUMMIT-DESIGN ELEMENTS INTRODUCTION APPLICANTS REQUEST The Applicant seeks approval of an application for minor partition to divide a 7.35 acre site into three parcels. The resultant parcels will be approximately 101,177 square feet (2.32 ac), 109,841(2.52 ac) and 99,757 (2.29 ac). This narrative has been prepared in order to describe the proposed development and to document compliance with the relevant sections of Lake Oswego's Development Code. An application for partition was previously approved on this property which allowed for the applicant to record the partition after either constructing the required improvements or providing a performance bond in lieu of improvements. The Applicant requests a similarly worded condition of approval for this proposal. SITE DESCRIPTION/SURROUNDING LAND USE The subject site is 7.35 acres in size and is on the northeast corner of the intersection of SW Knaus Road and Goodall Road. The site is zoned R7.5- Low Density. There is one single-family home on the site. The site is generally grassy with trees around the perimeter of the property and surrounding the home. The site is not within the floodplain. The site slopes down toward the south at between 0% and 20%, with the steepest portion located in the middle of the site,just southeast of the existing home as a result of past grading to construct the existing structure and driveway. A few limited portions of the site have grades exceeding 20% however these primarily consist of disturbed soils which were graded to allow for the placement of the existing home on the property. The properties to the north and west of the site are outside the Lake Oswego City Limits, as is the flag lot along the eastern boundary of the site. The properties to the south are within the City of Lake Oswego and are zoned and developed with the R-7.5 zoning. PROPOSAL The applicant proposes to partition the property into three parcels. Each of the resultant parcels will be sized so as to divide again in the future. NEIGHBORHOOD MEETING The Applicant has held two meetings with the Forest Highlands Neighborhood Association. These meetings took place on August 5th and August 21st. The submitted materials include the required affidavits, certified letters, plans presented at the meetings and meeting minutes. 3 GOODALL ROAD PARTITION I 3J CONSULTING, INC. EXHIBIT F-1 LU 13-0044 APPLICABLE CRITERIA► The following sections of Lake Oswego's Land Development Code, Streets and Sidewalks Ordinance and Tree Removal and Protection Ordinance have been extracted as they have been deemed to be applicable to the proposal. Following each bold applicable criteria or design standard, the Applicant has provided a series of draft findings. The intent of providing code and detailed responses and findings is to document, with absolute certainty, that the proposed development has satisfied the approval criteria for minor land partition. City of Lake Oswego Community Development Code (Chapter LOC 50): LOC 50.02 R-7.5 Zoning District LOC 50.04.001 Residential Low Density Zones(R-15, R-10, R-7.5) LOC 50.04.002 Special Street Setbacks LOC 50.06 Development Standards LOC 50.06.001 Building Design LOC 50.06.002 Parking LOC 50.06.003 Circulation and Connectivity LOC 50.06.004 Site Design LOC 50.06.006 Geologic Hazards and Drainage LOC 50.06.007 Solar Access LOC 50.06.008 Utilities LOC 50.06.011 Vision Clearance LOC 50.07.007 Land Divisions City of Lake Oswego Streets and Sidewalks Ordinance (LOC Chapter 42): LOC 42.08.400-42.08.470 Sidewalks City of Lake Oswego Tree Removal and Protection Ordinance(LOC Chapter 55): LOC 55.02.035 Tree Removal in Conjunction with Minor Development LOC 55.08.020 Tree Protection Plan Required LOC 55.08.030 Tree Protection Measures Required 4 ' GOODALL ROAD PARTITION j 3J CONSULTING, INC. 50.02 ZONES AND SITE SPECIFIC STANDARDS 50.02.001. RESIDENTIAL DISTRICTS 1. RESIDENTIAL-LOW DENSITY ZONES a. Districts The residential-low density zone districts are R-15, R-10,and R-7.5. b. Purpose To provide lands for single-family residential development with densities ranging from two to five dwelling units per gross acre. Applicant's The purpose of this partition is to create lots for single-family residential development. Finding: Future partitioning will be proposed to achieve a density which reflects the neighboring community. The requirements of this section have been satisfied. 50.03 USE REGULATIONS AND CONDITIONS 50.03.002.2 RESIDENTIAL USE TABLE Applicant's This partition proposal is for one single-family residential dwelling per lot. Per the Finding: residential use table,one single-family detached dwelling is permitted per lot. The requirements of this section have been satisfied. 50.04 DIMENSIONAL STANDARDS 50.04.001.1 RESIDENTIAL LOW DENSITY ZONES TABLE 50.04.001-1: RESIDENTIAL LOW DENSITY ZONES DIMENSIONS Comments/ R-7.5 R-10 R-15 Additional Standards DENSITY 50.04.001,1.b Minimum [1] 80%of max 80%of max 80%of max Maximum(units/acre) [2] [2] [2] MIN. LOT DIMENSIONS [3] 50.04.001.1.c Area(sq.ft.) 7,500 10,000 15,000 Width(ft.) 50 65 80 Except PD[3] Depth(ft.) — — — MAX. FLOOR AREA 50.04.001.1.d 5 GOODALL ROAD PARTITION I 3J CONSULTING, INC. Base Calculation: Additional floor area allowance per residential unit 3,000 sq. ft. + [(actual lot size—5,800providing a garage(sq.ft.) sq.ft.)x 0.19] 600 750 850 YARD SETBACKS 50.04.001.1.e Primary Structure Front(ft.) 25 25 25 Side Adjacent to Street(ft.) Arterial/Collector 20 20 20 Local 15 15 15 Height<18 ft. Total 15,5 min. 10 10 Interior Side(ft.) Height>18 ft. 10 15 15 Rear(ft.) 30 30 30 Accessory Structure Front(ft.) 25 25 25 Side Adjacent to Street(ft.) Arterial/Collector 20 20 20 Local 15 15 15 TABLE 50.04.001-1:RESIDENTIAL LOW DENSITY ZONES DIMENSIONS (Continued) Comments/ R-7.5 R-10 R-15 Additional Standards Side 5 10 10 Height<18 ft. Rear 10 15 15 Side 10 15 15 Height>18 ft. Rear 15 15 15 MAX.LOT COVERAGE 50.04.001.1.f MAX. BASE HEIGHT(FT.) Primary Structure [4] [4] [4] 50.04.001.1.g Flat Lot 28 30 35 Lot with Sloping Topography 32[5] 34[5] 35 Sloped Lot 35 35 35 Lesser of 24 ft. orLesser of 24 ft. orLesser of 24 ft. or Accessory Structure height of roof formheight of roof form height of roof form50.04.001.1.g [6] of primaryof primaryof primary St[IlrtllrP ctriirtt ire ctri irturp Additional Standards and Modifications 50.04.001.1.b—g 6 GOODALL ROAD PARTITION( 3J CONSULTING, INC. [1] For purposes of this section, the number of lots required shall be determined by dividing the net developable square footage by the minimum lot size per unit required in the underlying zone, and multiplying this number by 0.8. The result shall be 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 requirements of this section are subject to the exceptions contained in LOC 50.04.003.10, Exceptions to the Minimum Density Requirement for All Zones. [2] Net developable footage divided by the minimum lot area per unit and rounded down to the nearest whole number. The actual density allowed on a site will be determined at the time of development review. Maximum density will be allowed to the extent that facts presented to the hearing body show that development at that density can occur within requirements set forth in the Development Standards. [3] Up to a 25% reduction in minimum required lot area for each dwelling unit shall be allowed to permit the relocation of a designated historic landmark,when relocation has been approved by the designated hearing body. [4] Base building height of single-family dwellings may be increased by one ft. for every five additional ft. in yard setback on all sides. [5] Maximum base height across the site shall be established by a flat plane measured at 28 ft. (R-7.5 zone)or 30 ft. (R-10zone) TABLE 50.04.001-2: RESIDENTIAL LOW DENSITY LOT COVERAGES Height (ft.) of primaryMaximum Lot Coverage(%) structure R-7.5 R-10 R-15 22 or less 35 35 35 >22 to 23 33 34 34 >23 to 24 30 32 33 >24 to 25 28 30 32 >25 to 26 25 28 30 >26 to 27 25 27 29 >27 to 28 25 25 28 >28 to 29 25 25 27 >29 to 30 25 25 25 >30 to 31 25 25 25 >31 to 32 25 25 25 >32 to 33 25 25 25 >33 to 34 25 25 25 >34 25 25 25 Applicant's The three proposed parcels all exceed the 7,500 square foot minimum size requirement. Finding: The maximum density for the R-7.5 zone is 5 dwelling units per acre. The proposed partition will result in 3 parcels on a net 7.185 acres (7.35 gross — 0.165 right-of-way dedication on SW Knaus Road = 7.185 net acreage), or 0.42 dwelling units per acre. Partitions are not subject to the minimum density requirement. All lots greatly exceed the minimum dimensional standards. Floor area, setback, height and lot coverage standards will be met as reviewed during building permit submittal. The requirements of this section have been satisfied. 7 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 50.04.002.SPECIAL STREET SETBACKS 1. PURPOSE To assure an adequate front yard setback is available in the event of possible future street improvements, such as additional lanes, pedestrian and bicycle facilities, transit facilities, drainage management improvements, lighting,and street landscaping. Applicant's Per Table 50.04.002-1, SW Knaus Road has a 30-foot special street setback measured Finding: from the centerline of the existing right-of-way. The existing right-of-way along the site's southern frontage on SW Knaus Road is 40 feet total, 20-feet from existing centerline. The applicant is proposing to dedicate 10 feet of right-of-way and widen SW Knaus Road from the centerline north. The result will be the eventual placement of a 14-foot wide pavement section, 3-foot gravel transition area, 8-foot drainage swale and 6-foot asphalt path, for a total right-of-way of 31 feet from centerline. The special setback will be within the future right-of-way and no additional special setback is necessary on this property. The requirements of this section have been satisfied. 50.06 DEVELOPMENT STANDARDS 50.06.001. BUILDING DESIGN 50.06.001.2 STRUCTURE DESIGN- RESIDENTIAL ZONES 50.06.001.2.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,as illustrated below in Figure 50.06.001- A:Street Front and Street Side Setback Plane. 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. 50.06.001.2.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. ii. Projections `f-1 GOODALL ROAD PARTITION j 3J CONSULTING, INC. 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 illustratedin Figure .06.001-C. 50.06.001.2.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-G:Side Yard Setback Plane. 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. (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. ii. On steeply sloped lots that are upslope from the abutting street, no side yard plane is required. 50.06.001.2.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 1or 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. (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. ii.Treatment 2—Side Yard Features 1 GOODALL ROAD PARTITION I 3J CONSULTING, INC. (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. (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. 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. Applicant's All building design standards will be met as reviewed at time of building permit Finding: submittal. The requirements of this section have been satisfied. 50.06.001.4 GARAGE APPEARANCE AND LOCATION a.R-0,R-2, R-3, R-S, 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 (3)Duplexes. ii.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. 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 r {{ (b) If applicable,the point of the dwelling closest to the street side yard line; 1 fi`o'i l GOODALL ROAD PARTITION J 3J CONSULTING, INC. (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. 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. (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: (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. GOODALL ROAD PARTITION I 3J CONSULTING, INC. (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 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. 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. Applicant's All garage design standards will be met as reviewed at the time of building permit Finding: submittal. The requirements of this section have been satisfied, 50.06.002 PARKING 50.06.002.2. 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 TABLE 50.06.002-3: MINIMUM OFF-STREET PARKING SPACE REQUIREMENTS requires 1 space per dwelling unit for single-family residential dwellings. Applicant's A minimum of 1 space per each of the three dwelling units will be provided. r Finding: y ; GOODALL ROAD PARTITION! 3J CONSULTING, INC. The requirements of this section have been satisfied. 50.06.003.1 ACCESS/ACCESS LANES(FLAG LOTS) c. Standards for Approval i. Every residentially zoned lot shall abut a street for the following minimum length: Rowhouse-17 feet Flag Lot-LOC 50.07.007.2.c All Other-25 feet 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); (4)Traffic volume presently carried by such street;and (5) Projected traffic volumes. 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. iv. Direct access from a development or a structure to a local residential street is required unless such access is not available. 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. 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. vii. Access lanes created by a partition or private streets created by a subdivision shall contemporaneously provide an option of dedication to the City. 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 "offlane" parking area for a minimum of four standard vehicles. 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. H 3 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 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. 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. Applicant's Access drives are not proposed as part of this partition application. All access standards Finding: will be reviewed and addressed at the time of building permit submittal. The requirements of this section have been satisfied. 50.06.003.2. ON-SITE CIRCULATION—DRIVEWAYS AND FIRE ACCESS ROADS 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. (2) On corner lots where the adjacent streets are not fully improved to their anticipated ulti- mate 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 right-of-way dedication is required as a condition of approval, the lot lines after dedication shall be used as the basis for determining corn-pliance 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 drive-way 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. ii. Driveway Widths GOODALL ROAD PARTITION) 31 CONSULTING, INC. Driveways shall conform to the minimum width requirements of LOC 15.06.610(Oregon Fire Code Adopted)and LOC 50.06.002, Parking. 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%. (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 pro- posed 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 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 drive- way 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. 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 affectedproperty(ies). A declaration on a plat or on a recorded development plan may also be used to satisfy this standard. Applicant's All three proposed parcels have the capability of meeting the required driveway Finding: standards. While the lots are not anticipated to develop until further land divisions are processed, each lot is capable of providing driveways which will meet the standard of a maximum driveway grade of 15% with a maximum 5% cross slope. All driveway locations will provide safe and convenient access to the parcels, meeting all standards, City and AASHTO. All Fire Department standards will be met as shown on the attached plans. The requirements of this section have been satisfied. a io1 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 50.006.03.3 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 sub- divisions and planned developments. This section is also applicable to modifications which in-crease 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. Applicant's This section is not applicable to partitions and is therefore not applicable to this Finding: development application. The requirements of this section have been satisfied. 50.06.003.4 LOCAL STREET CONNECTIVITY b. Purpose and Intent The purpose of the connectivity standard is to ensure that: i. The layout of the local street system does not create excessive travel lengths or limit route choices. This will be accomplished through an interconnected local street system to reduce travel distance, promote the use of alternative modes of travel, provide for efficient provision of utility and emergency services, provide for more even dispersal of traffic, and reduce air pollution and energy consumption; ii. Streets, alleys and residential accessways shall be designed to meet the needs of pedestrians and cyclists and encourage walking,bicycling and transit as transportation modes; iii. Street and pedestrian and bicycle accessway design is responsive to topography and other natural features and avoids or minimizes impacts to LOC 50.05.010, Sensitive Lands Overlay Districts; LOC 50.05.011, Flood Management Area; and steep slopes pursuant to LOC 50.06.006.2,Hillside Protection; iv. Local circulation systems and land development patterns do not detract from the efficiency of the adjacent collector or arterial streets; v. The street and accessway circulation pattern contributes to connectivity to and from activity centers, such as schools, commercial areas, parks, employment centers and other major trip generators; vi.The Metro Urban Growth Management Functional Plan street connectivity requirements (Metro Code 3.07.630)are met; vii. Proposed development will be designed in a manner which will not preclude properties within the vicinity that meet the definition of further developable, from meeting the requirements of this standard; and viii.To guide land owners and developers on desired street and bicycle and pedestrian accessway connections to the existing transportation system that will improve local access to schools,transit,shopping,and employment areas. 4A..1 GOODALL ROAD PARTITION 13J CONSULTING, INC. Applicant's No new public streets are proposed with this application. Finding: The requirements of this section have been satisfied. 50.06.004 SITE DESIGN 50.06.004.1 LANDSCAPING,SCREENING,AND BUFFERING Applicant's This section is not applicable to partitions. Finding: The requirements of this section have been satisfied. 50.06.004.2 FENCES Applicant's All fence standards will be followed when fence construction occurs. Finding: The requirements of this section have been satisfied. 50.06.004.3 LIGHTING STANDARDS 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. v. Street Lighting (1)Street lighting installations shall achieve criterion values listed in Table 50.06.006. Collector Streets in the R-7.5 Zone, Intersections only,Avg: Light Level 0.3 fc;Avg: Min. Uniformity 4:1; Max:Min. Uniformity 20:1. Applicant's The City Engineering Department provided comments at the pre-application requiring Finding: street lights at all proposed street intersections. No lighting has been proposed within the applicant's submission as no new streets will be created as a result of this proposal. The Applicant understands that the City may condition the Applicant to install a new fixture at the corner of Knaus and Goodall Road. The requirements of this section have been satisfied. 17 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 50.06.005 PARK AND OPEN SPACE CONTRIBUTIONS 1. APPLICABILITY Applicant's This section is applicable to subdivisions and major partitions and is not applicable to Finding: this minor partition application. The requirements of this section have been satisfied. 50.06.006.3 DRAINAGE STANDARDS b. Drainage Standard for Major Developments, Partitions,Subdivisions,and Certain Structures 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 by the City for maintenance, access easements shall be provided at such a width to allow access by maintenance and inspection equipment. Applicant's Any proposed drainage facilities on the property will be provided with public easements Finding: enabling the City to have a continuous right of access. Easements will consider the City's requirements for access and maneuverability. The requirements of this section have been satisfied. (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. Applicant's The Applicant has proposed a stormwater management system which is described Finding: within the attached stormwater management report and preliminary plans. The proposed stormwater system includes a series of infiltration trenches which will allow for infiltration of stormwater collected from new impervious surfaces. In accordance with the City's Surface Water Management Manual, this site will be required to comply with state DEQ and City requirements for water quality and detention. The requirements of this section have been satisfied. (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 18 GOODALL ROAD PARTITION I 3J CONSULTING, INC. (c) RP districts on adjacent property. Applicant's The Applicant has proposed a stormwater management system which is described Finding: within the attached stormwater management report and preliminary plans. The proposed stormwater system includes a series of infiltration trenches which will allow for infiltration of stormwater collected from new impervious surfaces. The proposed trenches have been designed to be consistent with the City's Surface Water Management Manual and the installation of the infiltration trenches will ensure that neighboring properties are not adversely affected by the proposed development. The requirements of this section have been satisfied. (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. Applicant's The City's Surface Water Management Manual requires Applicants to design for Finding: detention of the 25 year storm event. The Applicant's proposed stormwater system includes a series of infiltration trenches which will allow for detention of stormwater collected from newly created impervious surfaces. The proposed trenches have been designed to be consistent with the City's Surface Water Management Manual and will result in either infiltration of detained stormwater run-off or the release of stormwater run-off at a rate which mimics the pre-developed rates. The requirements of this section have been satisfied. (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. Applicant's The Applicant has proposed a stormwater management system which is described Finding: within the attached stormwater management report and preliminary plans. The proposed stormwater system considers the existing drainage patterns, soil properties, and site topography. The attached report provides a detailed analysis of the existing conditions on site and the proposed design has been based upon this analysis. The requirements of this section have been satisfied. 19 GOODALL ROAD PARTITION 13J CONSULTING, INC. iii.Standards for Construction Applicant's All drainage and stormwater standards will be met as detailed in the submitted Finding: stormwater and drainage report. The requirements of this section have been satisfied. 50.06.007 SOLAR ACCESS 50.06.007.1 SOLAR ACCESS FOR NEW DEVELOPMENT 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. 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. e. Protection from Future Shade Structures and non-exempt vegetation must comply with the Solar Balance Point provisions, LOC 50.06.007.2,for existing lots if located on a lot that is subject to the solar design standard in LOC 50.06.007.1.d,or if located on a lot south of and adjoining a lot that complies with the solar design standard. Applicant's All three lots have been provided with north/south dimensions of greater than 90 feet. Finding: Two of the three lots have front lot lines which are oriented within 30 degrees of east/west. As lot 3 does not have an east/west frontage,the lot has been provided with a solar setback line which is shown on the preliminary plat. The line has been established consistent with section LOC 50.06.007.1.d.ii.3-4. The homes proposed on the new parcels will meet the protection from future shade standards. The requirements of this section have been satisfied. 50.06.008 UTILITIES 3. STANDARDS FOR APPROVAL 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; 20 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 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. 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. c. Sanitary sewers shall be installed to serve the development and to connect the development to existing mains. 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. 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; iii.Cleanouts; iv. Backfill requirements; v. Service laterals. 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. g. Design of water system improvements shall take into account provision for extension beyond the development to adequately grid or loop the City system. 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. Applicant's Sanitary sewer, water distribution, sidewalks/pedestrian paths, underground utility Finding: service and street improvements will be installed with this development pursuant to city standards. The submitted development plans include a scaled utility plan that demonstrates compliance with all city utility standards. The requirements of this section have been satisfied. 50.06.011 Vision Clearance Applicant's All vision clearance areas will be maintained throughout development of the site. Finding: The requirements of this section have been satisfied. 21 GOODALL ROAD PARTITION 131 CONSULTING, INC. 50.07 REVIEW AND APPROVAL PROCEDURES 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. 2. FLAG LOTS Applicant's No flag lots are proposed with the partition. All required information will be included on Finding: the final plat. The requirements of this section have been satisfied. 3. PLATTING Applicant's The Applicant's final plat submission will meet the requirements of this section. Finding: The requirements of this section have been satisfied. 4. PLANNED DEVELOPMENT OVERLAY Applicant's The Applicant has not proposed to process this development as a planned unit Finding: development. The requirements of this section have been satisfied. City of Lake Oswego Tree Standards(LOC Chapter 55) 55.02.035 Tree Removal in Conjunction with Major or Minor Development Permit. 1. If a Major or Minor Development Permit applied for pursuant to LOC 50.07.003.15 or 50.07.003.14, respectively, would require or result in tree removal and/or a tree cutting permit as defined in this Chapter, compliance with LOC 55.02.080 shall be a criterion of approval of such development permit. Tree removals in conjunction with a Major or Minor Development Permit shall be considered in conjunction with such permit and shall be subject to the application, notice, hearing and appeal procedures applicable to the proposed Major or Minor Development pursuant to LOC 50.07.003.3.e, 50.07.003.7.a, 50.07.003.15.b, and 50.07.003.7.The required Notice for Major or Minor Developments that would require or result in tree removals shall include a site plan indicating the location of any trees proposed for removal on the subject site. The proposed trees shall also be flagged with yellow flagging tape on site. Such flagging shall be maintained until a final decision on the proposal is rendered. The remaining, notice, hearing and appeal procedures in LOC Chapter 55 shall not apply to tree removals considered in conjunction with a Major or Minor Development 22 GOODALL ROAD PARTITION 13J CONSULTING, INC. request. Subsequent tree removals that have not been reviewed through either Major or Minor Development procedures shall be reviewed as provided in this Chapter. Applicant's The Applicant may be required to extend a public sewer line across a portion of the Finding: property as part of this minor development. The extension of the sewer into the site from Goodall Road may necessitate the removal of one or two existing trees (Pine 20381, Pine 20397, and Pine 20398). While the applicant intends to bond for improvements associated with this phase of the serial partition, the permitting of this potential removal is intended to be review as part of this application for partition. The requirements of this section have been satisfied. 2. Once a final decision has been rendered on the Major or Minor Development Permit, trees that have been approved for removal as part of that decision shall be subject to the verification permit process. Applications for verifications shall be made on the application forms as prescribed by the City Manager and be accompanied by an application fee as established by resolution of the City Council. The purpose of the verification process is to ensure that the trees approved for removal are properly identified for removal in the field and that the trees that were not approved for removal are not inadvertently removed. Removal of trees in violation of such land use approval will be considered a violation of this Chapter. The criteria contained in LOC 55.02.080 shall not apply to verification applications for tree cutting permits. 3. If a tree proposed to be removed has been specifically required to be preserved or protected as a condition of approval of a land use action pursuant to the Lake Oswego Community Development Code, the tree removal application shall be processed as a modification to that land use action and shall be reviewed subject to the criteria of LOC 55.02.080 by the body responsible for reviewing such land use actions. Such modification procedure shall not be required in cases of an emergency as provided in LOC 55.02.042(3), or when the tree is dead as provided in LOC 55.02.080(1) or is a hazard as provided in LOC 55.02.080(2). 55.02.042 Permit Classifications and Review Procedures. A person who desires to remove a tree shall first apply for and receive one of the following tree cutting permits before tree removal occurs: 1. Type 1 Permit is required for: a. A property that is located in a residential zone and is occupied by a single-family dwelling; b. Removal of up to two trees, 10-inch caliper or less per tree at DBH within a calendar year; and c. A tree that is not: i. Protected by a condition of approval of a development permit pursuant to the Lake Oswego Community Development Code; ii. Located within an area or parcel that has been placed on the Historic Landmark Designation List pursuant to LOC 50.06.009; iii. A Heritage Tree per LOC Article 55.06; Hai GOODALL ROAD PARTITION I 3J CONSULTING, INC. iv. Located within an RC or RP sensitive land overlay district; v. Located within the Willamette River Greenway(WRG)overlay district; vi. Located within the 25-foot Oswego Lake Special Setback; vii. Located on property owned by the City of Lake Oswego or dedicated to the public, including parks, open space and public rights-of-way. Type I permits shall be issued without further review upon application and demonstration by the applicant that the request qualifies as a Type I permit pursuant to this subsection. 2. Type II Permit: a. A Type II permit is required prior to any tree removal application that does not qualify in issuance as a Type I permit, Dead Tree Removal Permit, Hazard Tree Removal Permit, Emergency Permit, Verification Permit, Topping Permit, or Invasive Tree Species Removal Permit as described in this section. b. Type II permits shall be reviewed and approved by the City Manager pursuant to LOC 55.02.080 (approval criteria) and 55.02.082 (notice requirements). Applicant's Consistent with the requirements of this section, the Applicant has applied for a Type II Finding: permit for the potential removal of the trees identified herein. The requirements of this section have been satisfied. 7. Verification Permit: a. If a site has received development approval through a Major or Minor Development Process,then a Verification Permit shall be issued for those trees approved for removal through that process. To obtain a verification permit, an applicant must clearly identify in the field the trees to be removed by tying yellow tagging tape around each tree and submitting a site plan indicating the location of the requested trees. The City Manager may require the building footprint of the development to be staked to allow for accurate verification of the permit application. The City Manager will then verify that the requested trees match the site plan approved through the Major or Minor Development Process. 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 original development permit. b. Any tree not approved for removal through the original Major or Minor Development review process shall not be approved as part of the verification permit process, unless the subject tree is located within an approved building footprint, public/private utility or improvement area, and no feasible alternative exists to preserve the tree. In such cases, the City may allow the tree to be removed without a Type II tree cutting permit process; however, the mitigation requirements of LOC 55.02.084 shall still apply. c. Verification permits shall be issued upon application and demonstration by the applicant that the request complies with this section. Verification permits shall not be issued prior to the issuance of a building permit for the subject property without prior authorization by the City Manager. p GOODALL ROAD PARTITION 13J CONSULTING, INC. 55.02.050 Application for Permits. 1. An application for a tree cutting permit shall be made upon forms prescribed by the City. a. Invasive Tree Species Removal Permit.An application for an Invasive Tree Species Removal Permit shall contain: i. Photograph(s)that positively identify the tree species; ii. The number, DBH, species, and location of the trees proposed to be cut on a site plan of the property; iii. Information as to whether the tree is located in a public right-of-way,is within a Resource Conservation or Resource Protection Overlay District, or is part of an approved landscape or mitigation plan; iv. A mitigation plan, if required pursuant to LOC 55.02.084(1), with information showing proposed planting of any new trees to replace the invasive trees to be removed;and v. Any other information reasonably required by the City. b. Other Tree Removal Permits. An application for a tree cutting permit that is not for an Invasive Tree Species Removal Permit shall contain: i. The number, DBH,species and location of the trees proposed to be cut on a site plan of the property; ii. The anticipated date of removal; iii. A statement of the reason for removal; iv. A mitigation plan,if required pursuant to LOC 55.02.084(1),with information showing any proposed landscaping or planting of any new trees to replace the trees to be removed; and v. Any other information reasonably required by the City. 2. The applicant shall have the burden of proving that his or her application complies with the criteria for approval of the applicable class of permit. 3. Misrepresentation of any fact necessary for the City's determination for granting a tree cutting permit shall invalidate the permit. The City may at any time, including after a removal has occurred, independently verify facts related to a tree removal request and, if found to be false or misleading, may invalidate the permit and process the removal as a violation. Such misrepresentation may relate to matters including, without limitation, tree size, location, health or hazard condition, and owner's authorized signature. 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; Applicant's A proposed public extension of the sewer into the site from Goodall Road may Finding: necessitate the removal of one or two existing trees (Pine 20381, Pine 20397, and Pine �__ GOODALL ROAD PARTITION 1 3J CONSULTING, INC. 20398). While the applicant intends to bond for improvements associated with this phase of the serial partition rather than construct, the permitting of this potential removal is intended to be review as part of this application for partition. The final alignment of the sewer line will be addressed during the construction document phase and hopefully, the Applicant will be able to route any proposed sewer line extensions around the existing trees. If the removal is required, it will be the minimum required to facilitate the improvements associated with the approved development. The requirements of this section have been satisfied. 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 Applicant's The trees identified for potential removal are not located on a particularly steep area of Finding: the site therefore they are not likely to contribute to erosion or soil stability issues. The flows of surface waters,the protection of adjacent trees,or windbreaks on site. The requirements of this section have been satisfied. 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. Applicant's The proposed removal of the trees will not have any significant impacts to the character, Finding: aesthetics, or property values within the neighborhood. The previous development plans for the property which were approved showed a road access at the location anticipated within this development. The grove of existing trees which run the southern and western boundary will remain intact less the trees removed for the proposed sewer line extension. The requirements of this section have been satisfied. 4. Removal of the tree is not for the sole purpose of providing or enhancing views. Applicant's The proposed removal of the trees on site is proposed solely for the extension of a Finding: public sewer line. If a possible, the trees will be retained through the construction process. The requirements of this section have been satisfied. 26 GOODALL ROAD PARTITION I 3J CONSULTING, INC. 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. Applicant's If any of the trees identified herein are actually removed, the Applicant will arrange to Finding: mitigate for the removal. The mitigation will occur either through planting on site or through the payment of a fee in lieu. The requirements of this section have been satisfied. 55.02.082 Staff Decision and Notice Requirements for Type II Permits. 1. An applicant for a Type II tree cutting permit shall: a. Complete a written notice form to be mailed by the City via regular mail to the neighborhood association whose boundaries include the proposed tree removal site; b. Complete a written certification that the property will be posted and the trees will be marked pursuant to this section; c. Within 24 hours of applying for a tree cutting permit, post a public notice sign of a pending tree cutting permit as provided by the City on the subject property in a location which is clearly visible and readable to vehicles traveling on a public street and to pedestrians walking or biking by the property. The public notice sign shall state that a tree cutting permit is pending for trees on the property marked by yellow plastic tagging tape, include the date of posting and the pending permit number as assigned by the City Manager, and state that city staff will consider any comments on the pending permit that are received within fourteen days of the date of posting; d. Mark each tree proposed to be removed by tying or attaching a yellow plastic tagging tape to the tree at 4.5 feet above mean ground level at the base of the trunk, on the same day that the property is posted; and e. Maintain the posting and marking for fourteen consecutive days. 2. Within two business days of the close of the fourteen day comment period, city staff shall make a tentative decision approving the permit or shall deny the permit. 3. If a permit is tentatively approved, staff shall immediately post a yellow sign stating the tentative approval and also stating the method and deadline for requesting the hearing pursuant to LOC 55.02.085. The applicant shall maintain the posting of this sign, together with the tree marking, for at least 14 consecutive days. If no request for a hearing is received meeting the requirements of LOC 55.02.085,the approval of the permit shall be final. 4. If the applicant appeals the denial of a permit, or appeals conditions imposed on a tentatively approved permit, city staff shall immediately post a red sign stating the appeal,and the time and date of the appeal hearing.The applicant shall maintain the posting of this sign and the tree marking, until the date of the hearing. 5. Failure to install or maintain the required notice and marking may result in denial or delay in issuance of the permit or revocation of an approved permit. (Ord.2260,Amended,09/05/2000; Ord.2221,Add,01/18/2000) 27 GOODALL ROAD PARTITION I 3J CONSULTING, INC. Applicant's The trees which would potentially be removed have been marked as required by this Finding: section. The requirements of this section have been satisfied. 55.02.084 Mitigation Required. 1. An applicant shall provide mitigation for any tree permitted for removal, with the exception of the following: a. Dead trees; b. Hazard trees; c. Trees that are 10 inches or less in diameter removed from developed single-family lot; d. Invasive Tree Species, except as provided in subsection (2) of this section. 2. Mitigation for Invasive Tree Species removal is required when: a. The removal is from a public right-of-way; b. The removal is from a Resource Conservation or Resource Protection Overlay District;or c. The tree was planted as part of a previously approved landscape or mitigation plan. 3. The mitigation requirement shall be satisfied as follows: a. Replanting on Site.The applicant shall plant,for each tree removed: i. Invasive Tree Species Removal Permit: Removal from a public right-of-way or from an approved landscape plan, either a minimum two-inch caliper deciduous tree or a six-to eight-foot-tall evergreen tree for each tree removed. Removal from a Resource Conservation or Resource Protection Overlay District, either a minimum one-half-inch caliper deciduous tree or a minimum two-foot-tall evergreen tree. ii. Other Tree Cutting Permits: Either a minimum two-inch caliper deciduous tree or a six- to eight-foot-tall evergreen tree for each tree removed. The tree shall be planted according to the specifications in the City Tree Planting and Maintenance Guidelines as approved by the City Council. b. Replanting off Site. If in the City's determination there is insufficient available space on the subject property,the replanting required in subsection (1) of this section shall occur on other property in the applicant's ownership or control within the City, in an open space tract that is part of the same subdivision, or in a City owned or dedicated open space or park. Such mitigation planting is subject to the approval of the authorized property owners. If planting on City owned or dedicated property,the City may specify the species and size of the tree. Nothing in this section shall be construed as an obligation of the City to allow trees to be planted on City owned or dedicated property. c. Payment in Lieu of Planting. If in the City's determination no feasible alternative exists to plant the required mitigation, the applicant shall pay into the tree fund an amount as established by resolution of the City Council. Applicant's If any of the trees identified herein are actually removed, the Applicant will arrange to Finding: mitigate for the removal. The mitigation will occur either through planting on site or through the payment of a fee in lieu. a:4. GOODALL ROAD PARTITION 131 CONSULTING, INC. The requirements of this section have been satisfied. City of Lake Oswego Streets and Sidewalks Ordinance(LOC Chapter 42): LOC 42.08.400-42.08.470 Sidewalks Applicant's Per Article 42.08, 5-foot sidewalks are required along all collectors in residential zones. Finding: However, the City Engineer's comments at the pre-application meeting stated that a 6- foot asphalt path will be required along SW Knaus Road and that sidewalk improvements have not been determined on Goodall Road, also a collector. The applicant proposes a 6-foot asphalt path on SW Knaus and is willing to agree to provide a 6 foot asphalt pathway along Goodall Road, consistent with the standards identified within the City's "Guidelines and Standards for New Streets and Frontage Improvements in the Urbanizing Rural Fringe and Transition Neighborhoods" (effective February 1, 2005). The requirements of this section have been satisfied. City of Lake Oswego Tree Removal and Protection Ordinance(LOC Chapter 55): LOC 55.08.020 Tree Protection Plan Required LOC 55.08.030 Tree Protection Measures Required Applicant's The submittal includes a tree protection plan. All required tree protection measures will Finding: be utilized. Appropriate permits will be obtained prior to any tree removal. The requirements of this section have been satisfied. SUMMARY AND CONCLUSION Based upon the materials submitted herein,the Applicant respectfully requests approval from the City's Planning Department of this application for minor land partition. 29 GOODALL ROAD PARTITION) 3J CONSULTING, INC. _0 . • . . -• _ . . .--. .• 0 ---: _ -,_ - _ . . . , . _ . . (7) .,._ • A • __.... -: -: -: - _ ., Civil Engineering Water Resources illik Land Use Planning September 13, 2013 City of Lake Oswego Community Development Department Planning Division Debra Andreades, AICP 380 A Avenue Lake Oswego, Oregon 97034 SUBJECT: LU130044— Karsyn Summit Partition Dear Debra, I am writing on behalf of JT Smith Companies with regard to the partition of the the Jernstedt property, known as Karsyn Summit (LU130044). This letter and the attachments hereto are intended to supplement the record for the project. The attachments hereto include a geotechnical report for the property and an arborist report for the property. While no trees are proposed to be removed for this, the first phase of development, we've placed this document in the record to document the current status of the trees on the site. The drawing exhibits that have been submitted include an exhibit showing compliance with the City's solar design standards and an exhibit showing the relationship between the existing building on site, the newly proposed property line, and the required side setback plane. As required by the City's code, the proposed lot lines meet each of these standards. The following excerpts from the City's codes (Sections 50.06.007 Solar Access and 50.06.001.e Building Design) have been provided along with a description of the Applicant's compliance measures with the required standards. 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. 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. c. Development Review EXHIBIT F-2 3J Consulting, Inc. LU 13-0044 10445 SW Canyon Road,Suite 245, Beaverton,OR 97005 Page 2 of 5 September 13,2013 Karsyn Summit The review procedures for a solar access permit are located in LOC 50.07.004.9, 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. 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. Applicant's Of the lots proposed within the partition, all of the proposed lots have a north-south Finding: dimension of at least 90 feet. All but one of the lots (lot 3) has a front lot line oriented within 30 degrees of a true east-west axis. As such, the alternatives to basic compliance have been addressed below. The requirements of this section have been satisfied. 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 Applicant's A solar building line has been shown on the attached preliminary plat for lot 3. The Finding: solar building line will be recorded with the plat for the proposed subdivision. The requirements of this section have been satisfied. (2) The protected solar building line for the lot is oriented within 30° of a true east-west axis; and Applicant's The protected solar building line on lot 3 runs at east-west axis. Finding: l/ Page 3 of 5 September 13,2013 Karsyn Summit The requirements of this section have been satisfied. (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 Applicant's The protected solar building line for lot 3 has been established by offsetting the Finding: middle of the north-south dimensions of the lots to the south by 70 feet northward. Where this line crosses the southern boundary of lot 3, the solar building line has been shown. The requirements of this section have been satisfied. (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. Applicant's The proposed plan identifies several potential building plan locations within lot 3 Finding: which could provide for the placement of a home that is at least 45 feet from the northern setback. The Applicant will ensure that any proposed home on the lot 3 will be situated so that at least 80% of their south facing walls will not be shaded by structures or non-exempt vegetation. Individual building plans will eventually be submitted to the City which will be required to document compliance with this section. The requirements of this section have been satisfied. 50.06.001 Building Design 2. STRUCTURE DESIGN—RESIDENTIAL ZONES 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-G: Side Yard Setback Plane, below. Page 4 of 5 September 13,2013 Karsyn Summit Figure 50.06.001-G: Side Yard Setback Plane ..... 7/N, , Allowed • `,•+ Property i Projection f . + t , a � i; NI +�3. Maximum _.-.— ! - r `I Base 1 1 t.. _ f i IUeight �.. i -i 1. i 1 1 ' Iif 1 1 I J; t 1 6i V t,IiV t11 �!��., a. 0 I Elli►I�II(Il�hfiiENfllfllhl��ll. ■I MI11111PIItl�■ ° Y, r> .r• 1 __# 4 ► Side Yard Setback Side Yard Setback. Applicant's The Applicant has provided an exhibit showing the relationship between the side Finding: yard of lot 3, the existing building, and the City's required side yard setback plane. No projections or any portion of the building on lot three will be located within the side yard setback plane. The requirements of this section have been satisfied. 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. Applicant's The Applicant notes that the appearance and screening of the sides of buildings is Finding: considered by the City prior to issuing building permits for lots which have side yards facing the streets and along interior yards. Prior to the submission of any applications for building permits on any of the proposed lots, the Applicant will submit materials illustrating compliance with one or more of the three potential treatment options for compliance with the appearance and screening standards. The requirements of this section have been satisfied. Page 5 of 5 September 13,2013 Karsyn Summit We trust that these responses and materials will assist in the City's favorable evaluation of our proposed development plans. Please feel free to contact us with any questions that you may have. We will be ready to respond to any questions or requests for any further clarification. Sincerely, Andrew Tull Senior Planner 3J Consulting, Inc. Attachments: Geotechnical Report Arborists Report Revised Tentative Plat(Dated September 13, 2013) Building Elevation drawing illustrating compliance with Side Yard Setback Plane copy: Mr. Jesse Nemec, JT Smith Companies Mr. Mike Robinson, Perkins Coie Mr. Brian Feeney, 3J Consulting, Inc. File y. II PRELIMINARY STD, M DRAINAGE REPORT KARSYN SUMMIT: 3 LOT PARTITION DATE: September 3, 2013 CLIENT: J.T.Smith Companies 5285 Meadows Road, Suite 171 Lake Oswego, OR 97035 ENGINEERING CONTACT: Kathleen Freeman, PE ENGINEERING FIRM: 3J Consulting, Inc PROJECT No: 13139 • 10445 SW Canyon Road, Suite 245 Beaverton, OR 97005 503-946-9365 ENGINEER'S CERTIFICATION The technical information and data contained in this report was prepared under the direction and supervision of the undersigned, whose seal as a professional engineer licensed to practice as such is affixed below. PROp ��5 � JFF `4S GIt Si et' r— <0 EGON 6tNE. FE EXPIRES: I EXHIBIT F-3 LU 13-0044 TABLE OF CONTENTS PURPOSE STATEMENT 1 PROJECT OVERVIEW 1 Project Description 1 Drainage Characteristics 1 Flood Map 1 Impervious Area Calculations 2 EXISTING CONDITION DRAINAGE CHARACTERISTICS 2 Uphill Drainage Characteristics 2 On-Site Drainage Characteristics 2 Downhill Drainage Characteristics 3 PROPOSED DRAINAGE CONVEYANCE SYSTEMS 3 On-Site Conveyance 3 Uphill Conveyance 3 Downhill Conveyance 3 SURFACE WATER QUALITY FACILITIES 3 Water Quality Guidelines 3 STORM WATER DETENTION FACILITIES 4 TECHNICAL APPENDIX 1 REFERENCES 1 LIST OF TABLES TABLE 1 —EXISTING BASIN AREAS 2 TABLE 2 - SOIL CHARACTERISTICS 2 Karsyn Summit: 3 Lot Partition Preliminary Storm Drainage Report PRRPOSe ST -reM�NT The purpose of this report is to show that this proposed project followed the City of Lake Oswego's Surface Water Management Design Workbook, revised in December 2003. This report will do the following: • Show compliance with all City of Lake Oswego drainage requirements and design criteria. • Provide factual data, field investigation reports, calculations, maps, drawings, cross- sections, analysis, and other information needed to support and verify the findings and conclusions of the drainage report. • Describe and show all existing on-site drainage conditions. • Describe and show all on-site and off-site adverse drainage impacts of proposed development. • Provide the conceptual drainage plan needed to mitigate the drainage impacts of the development. • Provide evidence (plans) that the proposed drainage system and facilities will meet required design criteria; will fit on the site; and will avoid, if possible, and minimize destruction or loss of natural resources. • Provide design criteria needed to prepare construction plans and specifications. PROD i✓CT OVERVIEW Project Description This project was originally submitted to the City for review in 2007 under the project name of Highlands View Partition No. 1. The site is located at 12800 Goodall Road in Lake Oswego on approximately 7.35 acres on tax lot 2s1e4ba 00500. (See Technical Appendix: Exhibits— Figures 1 and 2). The project site currently contains a private residence with an asphalt driveway and concrete parking area. The proposed project will partition the property into three (3) lots including required utilities. Drainage Characteristics According to the Lake Oswego Drainage Basin Map, the project site is located within the Tryon Creek Basin in the Willamette River Watershed. Stormwater runoff from the western portion of the site drains south to southwest towards SW Goodall Road and SW Knaus Road. This Runoff drains to SW Goodall Road enters an existing drainage ditch that conveys water south via a 12 inch culvert under SW Knaus Road. Runoff draining to SW Knaus Road is conveyed west towards the culvert through ditches, catch basins and underground pipes. The culvert conveys runoff south along the east side of SW Goodall Road to a tributary of Goodall Creek. The eastern portion of the site drains to the south to a ditch along Knaus road where drainage is conveyed through a culvert under Knaus road, approximately mid-site and flows south through adjacent properties to a tributary of Goodall Creek. Flood Map The site and all adjacent properties are located within Zone X (un-shaded) per flood insurance rate map (FIRM) community-panel number 41005C0012D. FEMA's definition of Zone X (un- shaded) is an area of minimal flood hazard, usually depicted on firms as above the 500-year flood level (See Technical Appendix: Exhibits— FIRM Panel 12 of 1175). 1IPage Karsyn Summit:3 Lot Partition Preliminary Storm Drainage Report Impervious Area Calculations Table 1 shows the current impervious and pervious areas for the property (See Technical Appendix: Exhibits — Existing Site Conditions). The existing site is approximately 4.8% impervious. Existing Basin Area sq. ft. acres Impervious Area 15,289 0.35 Pervious (Grass in Good Condition) 304,692 6.99 Total Area 319,981 7.35 Table 1 —Existing Basin Areas Following the City of Lake Oswego's Surface Water Management Design Workbook, an impervious area of 3,030 square feet (0.07 acres) can be assumed for each parcel; therefore, for the two additional parcels that are being created through this project, an impervious area of 6,060 square feet will be added. No other impervious areas are been proposed for this project. EXISTING CONDITON ARAINA�E al-tARACTERISTICS Uphill Drainage Characteristics The properties to the north consist of single family homes, landscaping and driveways. According to Portlandmaps.com, the soils on the uphill properties are moderately well drained (See Technical Appendix: Exhibits — Figure 3). Therefore, it is assumed that stormwater runoff infiltrates into the soil. The properties are sloped south and southwest towards the project site (See Technical Appendix: Exhibits—Figure 4). On-Site Drainage Characteristics The western portion of the site drains southwest into the existing ditches in SW Goodall and SW Knaus Road. The ditch conveys runoff to a 12 inch culvert crossing SW Knaus Road from SW Goodall Road. Runoff from the eastern portion of the site flows to the existing ditch on the north side of Knaus Road, which then is conveyed under Knaus through a culvert and then south. Site Geology The soil types as classified by the United States Department of Agriculture Soil Survey of Clackamas County are identified in Table 2 (See Technical Appendix: Exhibits — Hydrologic Soil Group—Clackamas County Area, Oregon). Soil Type Hydrologic Group Cascade Silt Loam C Cornelius Silt Loam C Table 2-Soil Characteristics Group C soils have slow infiltration rates when thoroughly wet. They consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. Geotechnical Report A geotechnical report by Geotech Solutions was prepared for the previous submittal on the property, dated August 31, 2006. The report recommends an infiltration rate of 0.7 cubic inches per square inch (includes a factor of safety of 3) applied to the sides only of an infiltration facility. 2IPage Karsyn Summit:3 Lot Partition Preliminary Storm Drainage Report A new geotechnical engineering report is being developed to specifically address the proposed site development and will be included in the final stormwater report. Downhill Drainage Characteristics The downhill system continues draining south reaching a tributary to Good Creek (See Technical Appendix: Figure 5 — Downhill Drainage). The entire system is part of the Tryon Creek Basin which is a sub-basin to the Willamette River Watershed. There are no known downstream deficiencies. The western portion of the site drains to the southwest into existing ditches along Goodall Road and Knaus Road. These ditches come together at the southwest corner of the site where stormwater is conveyed under Knaus Road through a culvert and continues in a ditch along the east side of Goodall Road and then is conveyed through a culver to a tributary of Goodall Greek. The eastern portion of the site drains to the south to a ditch on the north side of Knaus Road where stormwater is conveyed under Knaus Road through a culvert and flows south across adjacent private properties eventually forming a tributary of Goodall Creek. PROPOSED AR.AINA E CONVEYANCE SYSTEMS On-Site Conveyance The runoff from the new impervious area within each partition will be conveyed to an infiltration trench that will be located on each parcel. Each trench has been designed using 3,030 square feet of impervious area and a maximum infiltration rate of 0.7 cubic inches/hour per square inch of side wall area. Uphill Conveyance There are no proposed drainage changes to the uphill conveyance. Downhill Conveyance The downhill conveyance system will not be altered. The proposed infiltration trenches for the 3 lot partitions will infiltrate all runoff from impervious surfaces for the storm events up to and including the 25-year event. Therefore, the downstream system will not experience an increase in flows for all storm events up to and including the 25-year event. S['UR.FACE WATER Q1AALITy FACILITIES Water Quality Guidelines The site meets the City of Lake Oswego's Surface Water Management Manual and Oregon Department of Environmental Quality for Water Quality standard. Since infiltration is proposed further water quality is not required per these standards and due to the following: • Construction is for one family dwelling per partition. • Development will not increase the amount of stormwater runoff leaving the site. 3 ' Page Karsyn Summit.3 Lot Partition Preliminary Storm Drainage Report STORM WA I NTIDN FACILITIES Each infiltration trench has been sized to infiltrate the runoff from 3,030 square feet of impervious area for all storm events up to and including the 25-year storm event. Additionally, a time of concentration of 5 minutes with an impervious curve number of 98 was used. Hydrograph Method The Santa Barbara Unit Hydrograph (SBUH) method was used to develop runoff rates from the proposed impervious area. The computer software XPSTORM was used to compute runoff rates and volumes for the 25-year, 24 hour storm events using a precipitation depth of 3.80 inches. The rainfall distribution to be used for this area is the design storm of 24-hour duration based on the standard Type 1A rainfall distribution. Infiltration Trench Three individual infiltration trenches at 8'Wide X 40' Long X 5' Deep will be sufficient to infiltrate the storm events up to and including the 25-year event. A void ratio in the trench of 30% was used along with a maximum infiltration rate of 0.7 cubic inches per square inch of trench wall. Refer to the Technical Appendix — XPSTORM Analysis for storm and sizing information. The storm systems will be constructed as part of the building permit. 4IPage Karsyn Summit:3 Lot Partition Preliminary Storm Drainage Report TECHNICAL APTENDIX Exhibits - Figure 1 —Project Location - Figure 2—Vicinity Map - Figure 3—Uphill Property's Soil Classification - Figure 4— Uphill Properties - Figure 5— Downhill Drainage - FIRM Panel 12 of 1175 - Hydrologic Soil Group-Clackamas County Area, Oregon - Existing Site Conditions Drawings - Sheet C1.0"Existing Conditions Plan" - Sheet C3.0"Utility Plan" XPSTORM Analysis - Post-Developed Impervious Area Runoff - Post-Developed Runoff Hydrograph - Post-Developed Trench Depth Geotechnical Report - To be included in final design REFER.E N CES 1. City of Lake Oswego Surface Water Management Manual Issued December 2003 2. Portlandmaps.com 3. http://www4.multco.us/lup/ (Multnomah County GIS Website) EXHIBITS I i4 , • , a O u I I • -... _ v _ t s I yn '• a S i _�.x ;,,t j -1 -.` _ _ .• ., ? and . `�1 q O .....•••1• ED iu ... i _ LL , i f�' : i, \ve.. . ---,. • . ..4". \ • CO 1 Of H N.__ri t.n.c� U ry.N• �iK - . -as,.r I W 7-..- ' • ^ ,f T O Li , , , .. . , , „,.. . • ...- --r IMi- - -:-`. '', I tl 1 ..„. t.„. .-. -•-. , ..), jj 1 •,;.------..., .------ 1 -1---7' B8N KS -- ;•.,„ , - .- r , ... J 1_, ..„; . ,. . '.- '1^ 7.-•,• NORTH pi:IAN s, '-,1 •--L .., , .1-- 1 . . . ..., lilt h..1- 1 i i \--- -.sr — .1.- ----rCA.MA_S I-• •--- A------1 I ,-,- ; - - ... --. ' jig • .-.. ..., , . ------ , - 1 fa: _..,• , ._ _ _ - i :,--, ,,_- 1---,, :-... 1 i • 1 -,.. _ "r" \J._L -— -.;.',..... ''......,-•,_. '.. MAY-W11Q[1PM .),,,, , . ‘ , t'-`,, i------,__ -Is 1-_ -,— Jer 1 ' billit, .. i—t.. --N4,, _ . ._ ---- ' -- 'FAIRIIIEW, Illip.-7*•4"---Lx-r."I'14". FORES T-GROirE-..-'--- • ) _,-. •• ,-- ---.--irx,:, ---. ....,71m: .t. • ,4 - 1 .-• . 1 -t---i•TROUTECALE l 'fj--' IC- ;4-"--- ORNTECIUS=Hill,LSBORO ' ',, • _-—MIE=.tail .14. I OD.R.Iii....AGI...,E] 1 .1 '-'.•,,.. 1-,cf..) 26 i_i,:n. • ,t lijiMils 41 I - 1‘ i ' i_ •,-.,.'l , •••. „;:::,-:::7-1L--_-::,,,---r .. so._ .—.I, • ••---4_44-- 116 Mallii . 'it' •••• AVERTeN'•;(k.: , a - 1 x. SIT___E LOCATION_ --c7'-2.77-4"), '••3 •, . . j 1 ,ilIME . •.i Ft .. fi.i, - co- ' \ i .11, _ 1— '' .,, , 1,,....„.„..k,..,....__________L-„,, ,,,i, -IGRESIIAN—''' ,-f.. 1. P:.• [":,-1'.. :1 : , ., it Wi -,4,\,Al?l' ,1../ 17ii-...t,, - • s-71---A. GASITA6N-',... 1 i '4 'Lypii LWAU..„ KlE, l'H'APi2Y-J .:ifiAlj.'LEY .. . ,, ..—"' "i—* • -'1111 , .4..1.17— , '''''.1... ''''-• j '..-'-- /-: Tician \ . i ------` , •;--, ' -1='.7..,..- - --'1,---- ' 1 LAKE OSWEGO 1 ' ' • e-----i- I -1 4-Nr1-?12..)---•I 1 ,r , --- .... ,,. .1161-11I4 SON7CITY , . , 1 -,i—DURHAM RIVE RG kOyE=-,- • .'• i',-Pi'•-• j.,.,_. k / \ ,--, r.„,.,,e, ' ''..., r- j-k214.) . ,,,.•• .,,', --- -1. ,, .-- 1,, / 1-1 j-. z,.TUALATIN .g , .1 WE'' 'S.TiL...,I...N N,11L AUcTIONE •-,, ,,,:1 ' '--•-) 11.----." k... --, k \. .., SHERWOOD 1.'h l'• k, -...-11-7 i ,. \oLit," ] 1\1 eL '11• '--1 ----. OREGioN'LITT `----\ 1—___.1.,t • „ ..---- `-.. .._, . ' ... ...,, ....„,,, IL--,44-• : ___ ''' 17, : .• , ____ • -NE-WD ERG"-- i__,... WIlL,S4NPVI-1,LE .. .. t 1 i i,( ) DUN D'EE • ,.•',, CANE •,. -- ._, , . Figure 2-Vicinity Map Uphill Property's:Soil Classification Infiltration and Soils There are three Infiltration and Soil Maps to assist with determining the potential for onsite infiltration: • Wetted Drainage Class • Hydrologic Soil Group • Sump Capacity Data by Quarter Section The Wetted Drainage Class and Hydrologic Soil Group maps are based on soil classifications that approximate saturation frequency and duration and also estimate runoff potential.The Sump Capacity Data by Quarter Section map is based on sump infiltration data collected and compiled by the City of Portland. Wetted Drainage Class Long-122.69672 Let 45.43332 Excessively drained Somewhat excessively drained Well drained Moderately well drained Somewhat poorly drained GLEt t)OD Poorly drained ♦ ♦ Very poorly drained 1 . Not Available l I l - :_ I-- —— —— I a s Wetted Drainage C v 0 I-- 1300 FT "Drainage class(natural)" refers to the frequency and duration of wet periods under conditions similar to those under which the soil formed.Alterations of the water regime by human activities,either through drainage or irrigation,are not a consideration unless they have significantly changed the morphology of the soil.Seven classes of natural soil drainage are recognized-excessively drained,somewhat excessively drained,well drained, moderately well drained, somewhat poorly drained, poorly drained,and very poorly drained.These classes are defined in the Soil Survey of Multnomah County, Oregon; 1983. Source: 2007 NRCS. Method for Compilation: All Components(Tie Break Lower). Click these links for further mapping and description of the infiltration and soil at your site. Hydrologic Soil Group Sump Capacity Data by Quarter Section Figure 3: Uphill Property's Soil Classification Uphill Properties have Moderately well drained soils per Portlandmaps.com. $ ^ It -.�._.'\\ ,,, r\-.,1�+"".,�_".'... __'4,Li. , i, � . _ 1 '• tip._ , ,1 ,...... -- ph- •`\� �, I ICI 1,� ( - rC� „II'b.\ .... A'\ � ! ! 6• I I4 ram r''+tw 'k' ': i11 ilicIM ''''''' N ''. I ' . • 1 • i I i 1 1— I it, , ,.. .. ., ' I, ' t ..,---N• ..4.... .N.,......24/' I. ill i i 1,4711, \ \ 1 i . f (.1 \ \ .` I I (u F tz' f ., I ,t .I / ~`' ' / I`t �. I: —r 1 ',.'-'\ i---A.4....„." ty A ► f _j/ N' Hi ' -' A_r I I- f. - ,.4�^,' ` a �t ` Y I� I I • 7 1 t- } i : I i '� Xt I _1 { tE • \. .,, ....\..' : 'T. ,,iuz..,1.. Ii. ' .:1 !-fil % '.,..-' 1- I :1 ''. -' - 1 ' ' ",.. \\\ 1\ •.,), �I 1 • s L . . .-'I I. , ' ' r , _,. , i, 1 , I 41, _Ai: • ~ • 'am 3A H 6L7_, .. 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Nam m user me ueP ewww w.m wkr, cn-a as ,s 4 hr~ YSBa Mwn PSW MO 12Ptti rt MUMCeTmYN NYM4r fAmn i _ e,. J a,wosewlo xusad on rwrarr-a mV�ranore,w Iro bops. 'o ; "� LA Nor AM• S: e b 'L- �' 1' Z' .�" MAP NUMBER is e a e ti I IIIN _OR+' O R . D AR+ A ® 41005C0012D ' * -a -a,, �� - - 5 �"�„ a �& 4:5 ... - . „ `x_ I — ! �� EFFECTNE DATE HE-Are s 'A - -- j , . F� .n v ZO .�". -. e . f ~j i' ra"r JUNE 17,2008 t' ?, 6 :- - -: _ I "P may, +° • ,,.: ' ? . .•,a ,a• :: ' ' :" C'`� V,' ,, Federal F.metY,'enq Management Agency , 2 .: .may .z 3 ,• fr, q ,- Ma : x r: z; 0 .R II SING®R+'OOI'ATE'D ARa S - t ; _ > . L •t ' -. , _ tip• _ ON . ,� 0 . _ 4� s �- _• r # n� ts- - " ,,. i , ;' f Est T nY j ' / 1.fl 1U CJ�I:I/L 'f $ 4 �`'' wco i:5 £� � it ereSt'S ge- nit o t' T5�TII b o+, Q T A ` D _ - Tit is an official copy of a portion of the aCose r¢ferenced Hood map. k '4i+/*/ • :.. s U 1, 41r�Li �,ARE _ was iendm cnt usrnq F-MIT On-t✓ne m map tloes not rto to d aeo n ' - a '.,' %A`o - Y F'• ;< o tP n 4,'1J5 «`� or amentlments which may hale be¢n matle subsequent to the tlaie on the 'a - a- bne blak For the latest product mrormaN about National Flood Insuranc¢ .ca .3ti .n - �,': - r ram hood ma check the FEMA Rood MapStore at www mac(ema. I Hydrologic Soil Group—Clackamas County Area,Oregon N a 4" 523640 523670 523700 523730 523760 523790 523820 523850 523880 523910 45°25'58"N ,r R - t P.'A' Aa"- - 45°25'58"N r lik . sp,„,........ lip. wr , i t • _:a r ihrR. l t i �',. a.,' . *4.. ..:-. *4k sr ,E .. ,1. N �i fiti r i •~ `\ w a Opp — !! i f • 45°25'52"N E .. l -1— I_ I 45°25'52"N 523640 523670 523700 523730 523760 523790 523820 523850 523880 523910 3 3 Map Scale:1:1,360 if printed on A landscape(11"x 8.5")sheet. `� Meters v El N 0 20 40 80 120 AFeet 0 SO 100 200 300 Map projection:Web Mercator Comer coordinates:WGSB4 Edge tics:l M Zone lON WG584 USDA Natural Resources Web Soil Survey 8/22/2013 Conservation Service National Cooperative Soil Survey Page 1 of 4 Hydrologic Soil Group—Clackamas County Area,Oregon MAP LEGEND MAP INFORMATION Area of Interest(AOI) C The soil surveys that comprise your AOI were mapped at 1:20,000. Area of Interest(AOI) CIO Soils Warning:Soil Map may not be valid at this scale. D Enlargement of maps beyond the scale of mapping can cause Soil Rating Polygons 9 P Y PP 9 n A o Not rated or not available misunderstanding of the detail of mapping and accuracy of soil line placement.The maps do not show the small areas of contrasting n A/D Water Features soils that could have been shown at a more detailed scale. Streams and Canals B Transportation Please rely on the bar scale on each map sheet for map 0 B/D Railsmeasurements. C Interstate Highways Source of Map: Natural Resources Conservation Service 0 CID Web Soil Survey URL: http://websoilsurvey.nres.usda.gov US Routes Coordinate System: Web Mercator(EPSG:3857) 0 D Major Roads Maps from the Web Soil Survey are based on the Web Mercator 0 Not rated or not available Local Roads projection,which preserves direction and shape but distorts distance and area.A projection that preserves area,such as the Soil Rating Lines Background Albers equal-area conic projection,should be used if more accurate • ' A Aerial Photography calculations of distance or area are required. ▪ ND This product is generated from the USDA-NRCS certified data as of �., B the version date(s)listed below. B/D Soil Survey Area: Clackamas County Area,Oregon Survey Area Data: Version 7,Aug 20,2012 • C Soil map units are labeled(as space allows)for map scales 1:50,000 f CID or larger. '- " D Date(s)aerial images were photographed: Jul 8,2010—Sep 4, ▪ r Not rated or not available 2011 Soil Rating Points The orthophoto or other base map on which the soil lines were A compiled and digitized probably differs from the background imagery displayed on these maps.As a result,some minor shifting © ND of map unit boundaries may be evident. • B O B/D us' Natural Resources Web Soil^ 'vey 8/22/2013 Conservation Service National Cooper Soil Survey Page 2 of Hydrologic Soil Group—Clackamas County Area,Oregon Hydrologic Soil Group Hydrologic Soil Group—Summary by Map Unit—Clackamas County Area,Oregon(OR610) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 13C Cascade silt loam,8 to C 0.9 11.8% 15 percent slopes 23C Cornelius silt loam,8 to C 6.7 88.2% 15 percent slopes Totals for Area of Interest 7.6 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes(A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential)when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture.These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate(high runoff potential)when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method.' Dominant Condition USDA Natural Resources Web Soil Survey 8/22/2013 aim Conservation Service National Cooperative Soil Survey Page 3 of 4 Hydrologic Soil Group—Clackamas County Area,Oregon Component Percent Cutoff. None Specified Tie-break Rule: Higher USDA Natural Resources Web Soil Survey 8/22/2013 '� Conservation Service National Cooperative Soil Survey Page 4 of 4 Hi' I Y s4o I 535 :� '� r © � %. '*-// ' LEGEND 1" =:::::- '; ', €,Sso _ __ ___ - x 1'CONTOURS F- . �' . - -- '. • fi \•• •s,'',-€_,''.-V"y ___:_ -- • - • — - -200- - - - 5'CONTOURS 1 + ' � ;(, ` ;r r \ _ - 1 FLOW DIRECTION \ \\•'1¢0, ',� °) w '--1-4'-. --'-sLe\ %,, %,\\'''. ''s s\ffe:. " '' \' ' s 67' -- - -%----:--- ..-' il-1.--- I --4-1:-- '', ' ' ‘' '''''''1'' 's ' % 'W%'; f - I EXISTING SITE ;, ', TOTAL AREA-7.35 AC c. DRAINAGE DITCH 1 so J' ' + +.'' ‘, .- - .'I'• '.. _ 53p� �- �'" = IMPERVIOUS FLOWS SOUTH 1-;,1 '\ \_ �0o_• • `\ AREA=0.35 AC �' ' _, • ===- =_ 5 - .• 't PERVIOUS AREA=7.00 AC I ' ` ` ' ` - - - -- 1'.{ , - ' -_------..-Ill--- ---• , *,o • s, r , `,\ --- - • --- 1.1-' _._'.--- --20- __ ___ __ —— '- - FLOOD s ;`;' -;. _ _ "5zo� HAZARD INFORMATION _, -----A-- _ ZONE X THE SITE IS LOCATED WITHIN ZONE X (UN-SHADED) I �, � ;;;'�r: �; - :;, _-515 _ _ _� (UN-SHADED) PER FLOOD INSURANCE RATE MAP (FIRM) LS `• '� \\', -- .j.i';., - _ --_-_A-._-.-..__.-__---•---- - p COMMUNITY-PANEL NUMBER 41005C0012D. FEMA'S I Ir: _ .. :",t t_______- - DEFINITION OF ZONE X (UN-SHADED) IS AN AREA OF \ ' sjs' P. -510 - _ MINIMAL FLOOD HAZARD, USUALLY DEPICTED ON � .� '' ` r ---- --- _ FIRMS AS ABOVE T �•. � �' ' � •, _- ' � � ,. •-;-" I HE 500-YEAR FLOOD LEVEL. ZONE X l','' \ " -- -�.I,' '- ' - ---------k •-- --- . - --- f IS THE AREA DETERMINED TO BE OUTSIDE THE \ ' - @3 500-YEAR FLOOD AND PROTECTED BY LEVEE FROM 1;�, 100-YEAR FLOOD. IN COMMUNITIES THAT PARTICIPATE IN THE NFIP, FLOOD INSURANCE IS fi _ --_._ - i_.- __ - 0. I AVAILABLE TO ALL PROPERTY OWNERS AND RENTERS -1-1:',' ¢ , , , — ------ lI -' ` I IN THESE ZONES. �• %%' 'fig: '1::::::''.. '; :----s1 DRAINAGE DITCH soot; • \ • \ '� ,1' oo ` FLOWS SOUTH ):� L"t' ., - • • . ( , 1„'' i. 12 INCH CULVERT o `��. ...... . - - g5 a' ' 'r ;.-0-- ; L (---0 __ =- FLOWS SOUTH,,— - --_-,. _ — '_ - " ' '-- ' ;. .-: ,`i �. - �. 495- soy -SW KNtAUS ROAD o — --50p= =, ;= =-5�5 - = '. 1 /11/ 1 DRAINAGE DITCH — — _ FLOWS WEST Scale:1 inch= 80 feet i i 80 40 0 40 80 I 3J CONSULTING, INC STORMWATER REPORT EXISTING SITE CONDITIONS Ali#13 CIVIL ENGINEERING KARSYN SUMMIT• EXHIBIT 1 WATER RESOURESOURCES . 3 LOT PARTITION LAND USE PLANNING Date:08/30/13 By:KEF I I DRAWINGS M EXISTING CONDITIONS PLAN PARCEL 1,PARTITION PLAT NO.2005-121 Ln o rN1SPWJIs wrENDED FOR USEASAt1 EXISTMGCONDITIONs 00 LOCATED IN THE NE 1/4 OF THE NW 1/4 PUH SxOWING THECONDIDONs OF IHEGITE PRGR r0 OF SECTION 4,T 2S,R.1 E.,W.M. PLAN SHOWINGI HECOMATIONS OFTHES THIS IOR WAS DEVELOPED PROM THE TOPOGRAPHIC SURVEY.AERWI PHOTOS, CLACKAMAS COUNTY,OREGONBYAND SITEVI B OWN ONO NOT ALL FEATURES OP UTILITIES MAY BE SHOWN CONTRACTOR SHALL VERIFY ALL EOSTMG CONDITIONS PRIOR TO CONSTRUCTION TO (DOG KENNEL) C 5•MNDETERMINE WORK SPECIFIC DETAILS TOPOGRAPHIC INFORMATION LD FENCE VERIFY BY COMPASS ENGINEERING DATED AUGUST.2013 I I I I I 5 TAX LOT 1400 ' , 20'DEM WPM NIP 1-1E-ilm 5 CH4N INK FENCE 5 CHAIN LINK FENCE INLMOIW1 COUNTY [ 21206 I �E I :- I j i_w$9 it PINE 19.MAPLE ID'HAWIINOH ,Y DEM 441 Et-�• �,�, 5 CHIN M1EINOYNI mum 21196 2-tr OECD r43'WOW/WDE 22259 M FENCE 14' 0 DECD _ 2128 �F — AD'SPRUCE PP GB id'a(X) is.a1P1 SW ADRIAN COURT = 3-r" simian 12 DECO 20524� POI 21197 FAUCET FAUCET ni3 DEGO e lY DEM r DECO ,___ _ _ WUS1 X31_,16 DEGGO 6°DECPo r211 r DEpp sss^^^��� '-^��c : 3 - ---- �'-PD FwCET 2120D C g'DEpb 1 t'y 21137 Y ffpD B R U 5 H y 6'I1EW I \ 1_ 22664 535.0.O 8'DEpD1 \t`3 °WNEAll�. 1RYj�21\i6z�21180 L1D'OEcm i- 1 i 44 PRic if DEOD C3 12�D ztt90 /p'ff°D ,� I LEGEND C/) „ STONE 41 > 6°DECO ��-24'DM IAN0.SCAPINC I Z i STONE Ma 22862 � 1J I .� .� BOUNDARY LINE Ley -'j{8 > ,+.,,• 211N ^(y__15°OEDP 2118f -'' -1 �X 2-24' 1 \- 24°OECD B"DEQD 29189 I - -- MGM-OF-WAN en _ � it�� h 1 ._9 CENTERLINE O -i l �-tl' j- I.wgscAPNc, s I ��n .GRASy IR__._ RCr)LL -: EWEEEEEXISTING ROCK RE)A I ST ERi r IVY ^f1�. 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