bandon of city...dunes overlay because the lot previously contained development. in a letter dated...

$: Bandon of City...Dunes overlay because the lot previously contained development. In a letter dated July 24 1\ 1998, USDA Rural Utilities Specialist Ken Durrell, in regards to development$
City of Bandon PLANNING COMMISSION AGENDA DOCUMENTATION DATE: October 26, 2017

SUBJECT: VARIANCE: 1277 4™ STREET SW - HELLECK ITEM NO: 4.2

SUBMITTED BY:

VARIANCE APPLICATION STAFF REPORT

Application File Name (Number): Helleck (17-104)

Applicant's Request

City of Bandon Planning Department Bandon,Oregon97411

Phone: 541-347-2437 www.cltyofbandon.org/general/page/planning-department

Approval of a variance to construct a single-family dwelling on a lot in the Controlled Development 2

Zone with a 16" overhang into a contiguous lot that is currently unbuildable due to location outside the

South Jetty Sewer Local Improvement District, location within the floodplain and on the Foredune, and

has not been granted an exception to the Beaches and Dunes Overlay Regulations.

Owner/ Applicant:

Helleck-Anderson Family Trust, (714) 751-2464

Applicant's Representative:

David Reed, (541) 551-0057

Lead City Staff:

Dana Nichols, City Planner, (541) 347-2437, ext. 231

Hearing Date:

Thursday, October 26th 2017, at 7:00pm

Subject Property/Location/Size:

The property is a vacant lot on the South Jetty on 4th Street Southwest, west of Madison Avenue. The

property, 1277 4th Street SW, contains three lots, encompassing approximately 9,600 square feet.

Current Zone Designation:

Controlled Development 2 Zone

Relevant Dates:

A Variance application was submitted to the City of Bandon on August 23'd, 2017. The application was

deemed complete as submitted. Notice was sent out on October 5th, 2017 to surrounding property

owners regarding the public hearing before the Planning Commission.

Purpose of Staff Report:

Staff reports provide the Planning Commission and community members with information regarding

current land use requests and staff analysis of the application. The staff report provides only preliminary

information and recommendations.

llPage

City of Bandon Planning Department Bandon, Oregon 97411

Phone: 541-347-2437 www.cityofbandon.org/general/page/plannlng-department

Ordinances Referenced:

(See also http://www.cityofbandon.org/sites/default/files/fileattachments/general/page/280/title 17 -

zoning-2014.pdf)

17.112 Variances

Current Request:

The subject of this request is for a Variance to build a single-family dwelling ("SFD") in the Controlled

Development 2 {"CD-2") Zone.

I. Relevant Facts

21Page

Background - History of Application

This application involves a vacant parcel (comprised of three lots) located on the South

Jetty, which is in the CD-2 Zone. The eastern most lot, referred to as Lot 2, is located within

the South Jetty Sewer Local Improvement District and has been provided with an exception

to the Beaches and Dunes Overlay. This lot is also does not contain any part of the

Foredune. The other two lots within the parcel, however, are outside of t he South Jetty

Sewer Local Improvement District, have not been granted exceptions to the Beaches and

Dunes Overlay, are located within the floodplain, and are partially or totally on the

Foredune.

The property is located within the 100 year floodplain, specifically in the VE zone. According

to the website of the Federal Emergency Management Administration, the VE zone contains

"areas subject to inundation by the 1-percent-annual-chance flood event with additional

hazards due to storm-induced velocity wave action."

One of the lots, Lot 2, previously contained a home that burned down in the 1960's. The

applicant is requesting to build a single-family dwelling on this parcel. The residence is

3IPage


Phone: 541-347-2437 www.cityofbandon.org/general/page/plann ing-department

proposed to be built on the lot that previously contained a home (Lot 2) and a portion of

that home would hang over into the contiguous lot (Lot 3).

A portion of the property was purchased by the applicant in 1981 (Lots 3 & 4) and the

remaining amount purchased in 1993 (Lot 2). Correspondence between the applicant and

the City of Bandon regarding the potential to build on the land began in the early 1990's. In

a letter dated September 23'd, 1993, the applicant inquired about view encroachment,

setback requirements, and sewer service with regards to building a new, single-family home.

The City Manager at the time, Ben McMakin, responded stating that, (1) in regards to the

viewshed, the Planning Commission may choose to consider requesting that the applicant

build on the south end of the lot to protect the view of the neighbor; that (2) Bandon

Municipal Code lists general exceptions of yard requirements in 17.104.060, which states

that, if there is a dwelling on one abutting lot with a front yard of less than the required

depth for the zone, the front yard for the lot need not exceed a depth of one-half way

between the front yard depth of the abutting lot and the required front yard depth; (3) that

sewer service to the property can only be connected to Lot 2, since it was the only of the

three lots to be excluded from the Farmers Home Administration rules, the funder for the

expansion of the sewer system into South Jetty area. This allowed development on Lot 2,

with a reduced front yard setback to 10 feet.

In the subsequent years, conversation between the applicant and the City of Bandon

Planning Department continued regarding the development potential of Lots 2 & 3. In 2006,

Jason Locke, Planning Director at the time, responded to questions of the applicant stating

that in order to build a new home, a limited street extension would be required for access,

the property will be subject to the conditions and requirements of the CD-2 Zone and the

Shoreland Overlay, the required front setback for the property would be 10 feet, and that

development outside the sewer district boundary intended for human habitation is not

allowed.

The applicant then requested that the City contact the USDA and request that the sewer

boundary be revised to include Lot 3. The City responded stating that in order to build on a

portion of Lot 3, the first step would be to apply to FEMA for a Letter of Map Amendment

(LOMA) to show the lot is outside of the floodplain. A LOMA is a certification from the

Federal Emergency Management Agency which shows, through a survey, that the natural

grade of a property is higher than the BFE (Base Flood Elevation). It does not change the

existing Flood Insurance Rate Map (BMC 15.28.050). Then the applicant would have to bring

the matter in front of City Council to formally request that they contact the USDA to alter

the sewer boundary. The LOMA determination document received in October 2008


Phone: 541-347-2437 www.cityofbandon.org/general/page/planning-department

removed the property (Lot 3) from the Special Flood Hazard Area. Available City records do

not indicate that this matter was brought to the City Council.

In 2014, the applicant completed a deed restriction that combined Lots 2 & 3 to obtain a

reduced setback. This lot line adjustment did not affect the boundary of the South Jetty

Sewer Boundary District and requires that if ever sold, the two lots be sold together. The

western construction limit for both properties combined is the west lot line of Lot 2,

allowing for a zero setback from this still existing property line.

The applicant also provided communication between the applicant and Sam Goldstein of the

Oregon Rural Development program of the USDA. The communication shows that in

February 2015, the USDA reviewed documentation of the property and the development

limitations placed on it for the 1996 sewer loan and grant program. Mr. Goldstein stated

that requests similar to these are routinely approved and that the restrictive policies have

been rescinded.

In August 2017, the applicant's representative, David Reed submitted an application for a

Variance to be allowed to construct a single-family home on Lot 2, with roof eave overhang

and gutters that extend 16 inches into the setback (Lot 3). Plans for the home can be found

attached to this report.

Detailed Description of the Site and Proposal

Site Description

The property is located on the North West side of Madison Avenue, one parcel west of

the road. Fourth Street SW has not been improved; however the parcel abuts the Fourth

Street right-of-way to the north. The property is approximately 0.19 acres, with the

northern facing side of the property (76.20' in length) facing the unimproved street. The

parcel contains three lots, as tax lots 3900 and 4000.

Figure 1 Tax Lot Map and Designation Figure 2 Aerial View of Subject Property

41Page

Current Proposal



The applicant is requesting a variance to construct a single-family home on Lot 2, that

includes eaves that overhang into Lot 3 by 16" along the side (western) of the home for

a length of 30 feet. The variance is required because Lot 3 is not suitable for

development due to the fact that it is not part of the sewer improvement district, it

contains a portion of the Foredune, it is impacted by the Beaches and Dunes Overlay

zone, and it is within the floodplain.

II. Project Impact

The applicant's property is located on the South Jetty, which is in the Controlled Development 2

Zone. The purpose of the CD-2 zone is to protect and enhance the unique character, natural

resources and habitat characteristics of the Bandon Jetty and its bluff area, to provide for the

development of a coastal village atmosphere, and to exclude those uses which would be

inconsistent with the area's character (BMC 17.24.010). The property parcel contains three lots

(2, 3, & 4) only one of which is within the South Jetty Sewer Local Improvement District (LID). Lot

2 is within the South Jetty Sewer LID and was granted an exception to the Goal 18 Beaches and

Dunes overlay because the lot previously contained development.

In a letter dated July 241\ 1998, USDA Rural Utilities Specialist Ken Durrell, in regards to

development outside of the South Jetty Local Improvement District, states that, "since most of

the project area is located within the 100-year floodplain, and the stated purpose of the project

is to protect the environment, and not to promote economic stimulus, a Local Improvement

District (LID) was formed. The LID boundary was established, in part, to avoid direct or indirect

support of floodplain development. It was determined that even though the LID encompasses

an area of the City within the 100-year floodplain, development would be allowed on certain in

fill lots within the boundary." The applicant's property contains both a lot that is within the LID

and two lots that are not. Development outside of the LID has been expressly prohibited to

protect the environment.

The roof eave overhang and gutter that extend into Lot 3 are located on a lot that, for the past

20+ years, has been argued over and development specifically prohibited by more agencies than

just the City of Bandon. In such a highly sensitive natural area, development on the Foredune

and within the floodplain could have implications within the neighborhood and to the

surrounding natural environment.

One of the major concerns here is that this property has already been granted various

concessions due to the extenuating circumstances of residing in an environmentally sensitive

area with prior development; however the City is constrained by state and federal policies that

SI Page



preclude this property from developing any further beyond the bounds of what has already

explicitly been allowed.

Ill. Procedural - Required Burden of Proof

Title 17-Chapter 17.112 -Variances

17.112.010 Authorization to Grant or Deny Variances

The Planning Commission may authorize variances from the requirements of this title where it is

shown that, owning to special and unusual circumstances related to specific piece of property,

the literal interpretation of this title would cause undue or unnecessary hardship; except that no

variance shall be granted to allow the use of property for purposes not authorized within the

zone in which the proposed use would be located. In granting a variance, the planning

commission may attach conditions which n finds necessary to protect the best interests of the

surrounding property or neighborhood and to otherwise achieve the purpose of the title.

The applicant has provided a complete application and has addressed the need for a variance,

outlining the distinct special circumstances related to the property and development. The

Planning Commission has the authority to act on this application and may impose conditions

that are appropriate for this request.

17.112 Conditions for Granting a Variance

No variance shall be granted unless it can be shown that all the following conditions can be met:

GI Page

A. Exceptional or extraordinary conditions apply to the property that do not apply generally

to other properties in the same zone or vicinity, which conditions are a result of lot size

or shape, topography or other circumstances over which the applicant has no control.

The applicant has stated that the exceptional circumstances that apply to the property

are that Lot 3 is located within the floodplain, outside of the South Jetty Local

Improvement Sewer District, and subject to the Beaches and Dunes Overlay Zone

requirements, thus preventing the applicant from building on the lot.

The Commission may wish to discuss whether "exceptional or extraordinary

circumstances apply ... " The property is of a size and configuration that is similar to

other developed lots in the South Jetty area. The lot does have some additional impacts

and limitations from being near the dune, in the floodplain, etc., but does it rise to the

"exceptional and extraordinary" level compared to the surrounding neighborhood?

71Page



B. The variance is necessary for the preservation of a property right of the applicant

substantially the same as is possessed by owners of other property in the same zone or

vicinity.

The applicant has stated that a variance for the overhang and gutter is necessary for

controlling the rainwater runoff of the proposed residence and for preventing the

potential degradation of the Foredune. It is a "minor encroachment onto his own

property, which is consistent with other development allowed on the South Jetty."

The Commission may wish to discuss whether the variance is necessary for the

"preservation of a property right. .. " Is the need for an overhang and gutter a property

right? Is a home of this size and scale on this specific parcel a property right? Could the

applicant design a home either without the overhang, or design the home 16" narrower

without needing a variance? Most likely. Through combining Lots 2 & 3, the applicant

has been able to have a zero setback on the western side of the property allowing for a

larger home on Lot 2 than would have been allowed otherwise, making the

"preservation of a property right" difficult to prove.

C. The authorization of the variance will not be materially detrimental to the purpose of

this title, be injurious to property in the zone or vicinity in which the property is located

or other conflict with the objectives of any city development plans or policies.

The applicant has stated that the variance would not be detrimental to any ordinance or

injurious to surrounding property. The variance would be consistent with current city

objectives, specific to previous rulings made by the city council regarding current

development outside on the South Jetty.

D. The variance requested is the minimum variance which will alleviate the hardship.

The applicant has stated that the variance requested in the minimum needed to

alleviate the hardship for uniform roof drainage and safely controlling rainwater runoff

from the residence.

The Commission may wish to discuss whether the variance is the "minimum

needed ... " If a reasonable home could be constructed on the property without the

variance, which appears to be the case, then this variance request is not the "minimum

needed" but rather the "minimum desired."

IV. Conclusions



As previously stated, this is a request for a Variance to build a home on two lots (Lot 2 & 3),

where one lot (Lot 2) has been deemed appropriate for building and the other (Lot 3) has not.

The applicant is requesting to build a home on a lot that has already obtained allowances which

make the applicant's property buildable to a greater degree than previously allowed. The lot has

no western setback, allowing the applicant to construct the home right up to the western

property line and use Lot 3 as the required setback and backyard space.

Bandon's Comprehensive Plan discusses implications of sites listed within the Beaches and

Dunes Goal 18, including Policy U: Areas Subject to Goal 18 Development Restrictions. This

policy states that, "The City shall prohibit residential development(s) and commercial and

industrial buildings on beaches, active foredunes, on other foredunes which are conditionally

stable and that are subject to ocean undercutting or wave overtopping, and on interdune areas

{deflation plains) that are subject to ocean flooding." The Jetty area is subject to this overlay;

however the City has taken an exception for three vacant lots in the Sewer District. The

applicant owns one of these lots, Lot 2, Block 34. The other lots are not provided this exception

and thus subject to the rules above.

This section also states that the City shall be responsible for the conservation and protection of

ocean beaches and dunes and will strive to reduce hazards to human life and property from

natural or man-made changes within the area. While Lot 2 has an undeniable right to construct

a home through the exception listed above, the other two lots do not and the City has an

obligation to protect sensitive land, human life, and property from what will undoubtedly occur

from weather related events.

The applicant has claimed hardship, stating that Lot 3 has extraordinary conditions that apply to

this property only, while, generally, other properties enjoy a property right different from this

parcel. While this is true for Lot 3 & Lot 4, the City has already agreed to a zero side yard setback

for Lot 2 to allow greater use of the property than is generally allowed elsewhere in an attempt

to mitigate this issue. The applicant's narrative also states that all previous correspondence

between the City of Bandon and the applicant have resulted in the City identifying numerous

reasons why the eave overhang and any projection into the setback would not be permitted.

The City has historically maintained that Lot 2 is buildable, while no portion of Lot 3, including

the airspace, is buildable.

The design of the proposed residence shows that the issue stems from two western facing

bump-out sections on the home that have windows, a feature that is not required, but is

aesthetically desired by the applicant. The applicant has claimed that the reason for the variance

is to allow for uniform roof drainage and to control runoff from the residence to protect the

Bl Pa g e



natural resources located in the western setback, where the overhang and gutters extend

beyond those bump-outs.

The City of Bandon Public Works Department has indicted that properties on the Jetty are

required to hard-plumb gutters out to the street for just this reason: to prevent run-off from

damaging these sensitive areas. Lot 2 of this parcel is located within the Sewer Local

Improvement District and has access to the city's sewer services, however only Lot 2 enjoys this

property right. The applicant cannot build on Lot 3 because it is not within the LID and thus even

with an overhang onto Lot 3 the property would then be collecting water from Lot 3 and

depositing it into City sewers that are only setup to deal with water from Lot 2.

It could be argued that the 16 inch over hang into the required setback is no big deal; but the

code does not allow for such a determination. ft could also be said that it is no big deal to

modify the plans for the proposed home to match the standards that the City has set forth. The

City granted the applicant a zero side yard setback requirement when Lots 2 & 3 were combined

with a lot line adjustment, allowing nearly all of Lot 2 to be developed since the front setback

requirement was also reduced to 10 feet. The regulations put in place by the City and other

agencies exist to protect the Foredune and surrounding sensitive shorelands from development

and the extension of the building into the protected area should not be allowed.

The applicant has claimed that the reason for the variance is to allow for uniform roof drainage

and to control runoff from the residence to protect the natural resources located in the western

setback. While it has already been proposed that this issue could be resolved by shrinking the

footprint of the home by 16 inches on the rear, it could also be resolved by removing the rear

overhang altogether. Many oceanfront Bandon homes have opted to forgo the overhang and

only include gutters. As all runoff will be hard plumbed out to the street to comply with the

standards set forth by the Public Works Department, gutters are the only required feature for

this to occur, and would require the architect to shrink the bump out windows by only 4 inches.

It should be noted the materials submitted by the applicant contain a geotechnical report and

structural calculations for the home, which are not the subject of the request by the applicant.

The geotechnical report states that, "all discharge lines from all surface and subsurface drains

including rain gutters should be routed and connected to the City of Bondon's Storm water

System." The Structural Calculations show a drywell located on Lot 3, which is inconsistent with

geotechnical recommendations. These materials are not the subject of this Variance application

and will be discussed at a later meeting should the applicant choose to submit an application for

development. Since this property is located within the Controlled Development 2 Zone and is

subject to the Shorelands Overlay, a conditional use permit and plan review will be required

prior to development of any kind.

9IPage

V. Recommendation



After reviewing the application, Staff does not believe the Variance application meets the

criteria for approval and recommends denial of this application. In addition to the fact that the

City has previously prohibited the development of Lot 3 for decades, the information presented

by the applicant does not provide a persuasive case explaining what factors have changed that

should allow the development now, no matter how minor. The design of the home that requires

the variance is strictly aesthetic and no "hardship" exists. The applicant's claim that the

overhang and gutters are needed to control runoff does not appear compelling as Public Works

will require the gutters to be hard plumbed out to the street. While the applfcant has provided

an email from an employee of the USDA potentially rescinding the restrictive policies placed on

this property during the 1990's, this does not change the policies in place within the City of

Bandon.

With the above discussion in mind, Staff recommends denial of the application. The Planning

Commission can approve, approve with additional conditions or modifications, or deny the

application. The Commission may also do neither and continue the hearing to an upcoming

meeting and request additional information.

To deny the application, the Planning Commission could accept some or all of staff findings as

presented, or accept the findings with revisions based upon the evidence received at the

hearing and upon the Planning Commission's opinion relative to the evidence.

To approve the application, the Planning Commission could accept the applicant's findings as

presented and direct staff to prepare findings to support approval of the application based upon

evidence received at the hearing and upon the Planning Commission's opinion relative to the

evidence.

Should the Planning Commission choose to approve, Staff recommends the following conditions

be added to the Variance approval:

1. Gutters on the structure will need to be hard plumbed out to the street to meet with

city sewers, consistent with requirements of the Public Works Department.

2. No additional exceptions to Lot 3 or Lot 4 should be granted for the future construction

of any additional features, including, but not limited to cornices, eaves, canopies,

sunshades, gutters, chimneys, flues, belt courses, leaders, sills, pilasters, lintels,

ornamental features, or other similar architectural features.

3. No additional exceptions to Lot 3 or Lot 4 should be granted for the future construction of any accessory uses, including, but not limited to decks, patios, awnings, heat pumps, fences, trellises, flag poles, tanks, towers, exterior stairs and walkways, and other exterior structures on the property.

10 I Page

Name Value

Map_No 2BS15W256D

Parcel_No 3900

ACRES 0.19

OWNERl HELLECK/ANDERSON FAMILY TRUST

OWNER3 H Ell.ECK, DAVID TicE ET AL

SITUSZIP 0

AV 136930

RMVLAND 223450

RMVJMPR 0

TXID 244SBOO

PCLCD RESIDENTIAL - UNIMPROVED

PLAN_ZONE CD-2

TXCD 65400

TUD 28S15W256DTL0390000

!01 34747

"V c., 0

, CITY OF BANDON

VARIANCE APPLICATION

DATE RECEIVED: '6/:J?,/t, FEE PAID: ~~OD

1

RECEIPT#: j (, 02..0Cf 4' D

Current Ownershi Property Address

APPLICATION coMPLETE: f; as S1A\Oi·"1. tt etL INITIALS: pJ

A lication #: 17-1 0 f 1277 Southwest 4th Street, Bandon OR. 97411 Property Owner: Helleck-Anderson Family Trust Mailing Address: 1500 Anita Lane City: Newport Beach Attach proof of Ownership and Legal Description.

Daytime Phone: 714-751-2464

Fax/e-mail: [email protected]

State: CA Zip Code: 92660

Lot size: .19 acres

Map: 28s15w25bd

Tax Lot: 3900

NOTE: IF APPLICANT IS DIFFERENT FROM PROPERTY OWNER, THE ATIACHED AUTHORIZATION STATEMENTS, MUST BE INCLUDED WJTH THIS APPLICATION.

Applicant: David Reed Mailing Address: P.O. box 1808

Daytime Phone: 541-551-0057

Fax/e-mail: [email protected]

State: OR Zip: 97411

I HA VE READ THE APPLICATION AND THE A TI ACHED DOC UMENTATION AND UNDERSTAND THAT MY APPLICATION MAY BE DEEMED INCOMPLETE AND DELAYED IF I HAVE PROVIDED INSUFFICIENT INFORMATION AND DOCUMENTATION TO ALLOW APPROVAL. I CERTIFY THAT THE INFORMATION PROVIDED IN THIS APPLICATION, INCLUDING ALL SUBMITIALS AND AITACHMENTS, IS TRUE AND CORRECT, TO THE BEST OF MY KNOWLEDGE.

Describe the Variance Requested

Mr. Helleck has proposed to construct a new single family residence on the subject property noted above {Lot #2). Mr. Helleck is requesting the ability to provide a continuous roof overhang and gutter system spanning the entirety of the proposed roof to control rainwater runoff. Mr. Helleck is requesting a variance to allow for a 12" roof eave overhang with a 4" gutter on the West side of the proposed residence, a total overhang of 16". The 16" overhang would encroach over property also owned by Mr. Helleck (Lot #3) in two locations, for a total of 40 square feet. The eave overhang and gutters would be located approximately 24'-3" above finish grade.

VARIAN:~CATION CHECKLIST APPLICATION#: \J• 10~ FAILURE TO C PLETE THE CHECKLIST MAY RESULT IN DELAYS OF YOUR APPLICATION

STAFF APPLrCAN

V 'c· v=::,••1 LETTER OF AUTHORIZATION OR EARNEST MONEY AGREEMENT

~ LEGAL DESCRIPTION OF THE EXISTING PROPERTY

I PLOT PLAN MUST INCLUDE THE FOLLOWING;

~ PROPERTY LINES, LOT DIMENSIONS ~ ALL DIMENSIONS MUST BE WRITTEN ON THE PLOT PLAN

~ SETBACKS ON ALL SIDES OF THE PROPERTY

~ LOCATION OF ALL EXISTING AND PROPOSED l3UILD1NGS OR ADDITIONS

~ LOCATION OF ALL MECHANICAL EQUIPMENT

~ LOCATION OF ALL DECKS, FENCES, PATIOS, NON-PERMEABLE SURFACES

~ LOCATION AND PURPOSE OF EASEMENTS, IF APPLICABLE

~ ALL OFF-STREET PARKING

~ LOCATION OF FRONT ENTRANCE

-

~ LOCATION OF DRIVEWAY AND MATERIALS TO BE USED

~ SURFACE DRAINAGE AND ROOF DRAINAGE DIRECTION ~ MUST BE APPROVED BY PUBUC WORKS DEPARTMENT

~ EXISTING AND PROPOSED WATER AND SEWER LINE LOCATIONS

I ADDITIONAL DRAWINGS:

~ ELEVA TlONS: ALL FOUR INDICATING NORTH, SOUTH, EAST AND WEST; IF REMODEL OR ADDITION, MUST INCLUDE FULL

ELEVATION WITH EXISTING AND PROPOSED AREAS CLEARLY MARKED.

SIGNS

DRAWINGS TO SCALE AND SQUARE FOOTAGE OF ALL PROPOSED SIGNS AND COLOR SAMPLES OF ALL S!GNAGECOLORS

PLOT PLAN WITH LOCATION OF ALL EXISTING AND PROPOSED FREE-STANDING SIGNS (IF APPLICABLE) LOCATION AND

SQUARE FOOTAGE OF ALL EXISTING SIGNS ON PROPERTY/BUILDING

NOTE: AT LEAST ONE SET OF PLANS MUST BE NO LARGER THAN 11u X 17". IF YOUR APPLICATION DOES NOT MEET THIS REQUIREMENT IT WILL BE RETURNED.

THE PLANNING COMMISSION MAY AUTHORIZE A VARIANCE FROM THE REQUIREMENTS OF THIS TITLE WHERE IT IS SHOWN THAT, OWING TO SPECIAL AND UNUSUAL CIRCUMSTANCES RELATED TO SPECIFIC PIECE OF PROPERTY, THE LITERAL INTERPRETATION OF THIS TITLE WOULD CAUSE AN UNDUE OR UNNECESSARY HARDSHIP;

THE APPLICANT MUST DEMONSTRATE THAT ALL OF THE FOLLOWING CONDITIONS APPLY.

(1) What is the variance that you are requesting?

Mr. Helleck has proposed to construct a new single family residence on Lot #2 on the subject property noted above. Mr. Helleck requesting a variance to allow for a 12" roof eave overhang and 4" gutter (16" total) located on the West side of his proposed residence to control rainwater runoff. The 16" overhang would span over Lot #3 onto property owned by Mr. Helleck in two locations, for a total of 40 square feet The overhang would be located approximately 24'-3" above finish grade.

(2) Do exceptional or extraordinary conditions apply TO THE PROPERTY that do not apply generally to other properties in the same zone or vicinity; which conditions are a result of lot size or shape, topography or other circumstances over which the applicant has no control? Why? What are these conditions?

The property owned by Mr. Helleck (tax lot 3900) consists of Lots 2,3,4. The subject property for the proposed single family construction, located on Jot #2. The proposed 16" overhang (eave and gutter) would span over lot #3; property owned by Mr. Helleck. Lot #3 is located in the floodplain, outside of the South Jetty Local Improvement District (LID) and within the Beaches and Dunes Overlay (BDO) Zone.

(3) Is the variance necessary for the preservation of a property right of the Applicant, substantially the same as is possessed by owners of other property in the same zone or vicinity? Why? Explain.:

A variance for the proposed overhang is necessary for controlling the rainwater runoff of the proposed residence and preventing the potential degradation of the foredune and back edge consistent with Statewide Planning Goal 18 conservation guidelines. Mr. Helleck requests a minor encroachment onto his own adjacent property (lot #3) which is consistent with other development allowed on the South Jetty. (Please refer to attached}

(4) Will authorization of the variance be materially detrimental to the purpose of this ordinance, injurious to property in the zone or vicinity in which the property is located, or othenvise conflict with the objectives of any City development plans or policies? Why not? Explain.:

The approval of the variance would not be detrimental to any ordinance or injurious to surrounding property. The variance would be consistent with current city objectives, specific to previous rulings made by the city council regarding current development outside on the South Jetty. (Please refer to attached)

(5) Is the variance requested the minimum variance which will alleviate the hardship? What are other possible variances.:

The variance requested is a minimum variance that will alleviate the hardship allowing for uniform roof drainage and safely controlling rainwater runoff from the proposed residence.

(6) List here or append to this form any other information which you believe is applicable to your request, that will help the Planning Commission make a decision on your request.:

'Constructrcn Documents! site, structural floor plans, secllons and elevations

'Geotechnlc:11 Report from Cascadla Geose,vius Inc. 'Real Property Covenant Restriction BelWHf1 H•ll•ck and Clly of Baridon • Jetty Sewer Boundary Une Adjustment • Resolution No. 15·10 'Cfty of Bondon Resolution No. 95-11 {&hlblt Vllll 'Map of Jetty [commlttad Lands) ' Fomune Su,veys and Analysis at Bandon's Br11akwater Addition

• Prywell calculations and drawing Sheet S1Suppoltlng Ooc:umenta~on Latter from the Wayward R Studio 'Leiter to Planning Commlssron from Wayward R Studio O.led 8-7-17 • South Jetty Lo"-11 lmprovoment Pl•ltlet jUO), supporting lnfonn•tlon 'City Council Agenda Ocx:umenta~on • dated 813M 5 'AssochlUon Water or Sewer System Grant Agreement 8/16194 'Goldstein Email

"Environmental Assessment Class II Action 716/94

APPLICATION#; 17- IO~

Ij1\i I J) /1J &ti.. undersigned, gjveaudtorwrtion .. })A \r& Y.llcL as~ agent in

regard to the attached application, on the subject property, descnoed as Map ,;J,~ _s l:::::. W d-~ _f, j) Tax Lot sq DD ' in the current Coos County Assessor's records.

NOTE:

A F AXed copy of this form is acceptable for the purpose of fi.ling an IIJlplication..

However, the original will be required prior to final approval.

CONDITlONAL USE PERMIT APPLICATION 8-01-2014

AUTHORIZATION FOR ACCESS

APPUCATION#:

I, lbv 15) lk/lel. undersigned, give authorization to the planoblg Commission and/or City

staff to enter onto tne subject property,. deS£noed as;

MaP:i-S-f5-J,;15j) Tax Lot ..5 0, 0 {) in the current Coos County Assessor's records.

;). 85 t~W ;z-t,j) \ \ )\'\ J 11. I ] 7 Property Owl@, ~ 114, & Date: ..... c;;i:""""'"' .......... +-........... ~-_,_ __ .._, __

- ' '

I NOTE:

I

A FAXed copy of this form is acceptable for the purpose of filing an application.

However, the original will be required prior to final approval.

CONDIDONAL USE PERMIT APPLICATION 8-01-2014

PROPERTY DESCRIPTION . CODE:. 65400 MAP: 28SI$2SBD"03900 ACRES: 0;19

· -REAL•PROPERTY TAX STATEMENT : ,JUL\" i,.~015 TO JUNE 30, 2016

COOS.~OUNTY~ OREGON 2~0-NPRTB BAXTER

COQUILLE, OREGON 97423

~

SOIJ'l'H COAST BSD BANDON SCHOOL #54

SW ORiGON COMM COLLEGE

!ACCOUNT NO:

2448800

51 . 14 459.2 8 ,_80.98

HELLECK/ANDERSON FAMILY TRUST , HE'-'LECK, oAvio: TIEE; ET AL

·~~:~:· ·~ ;-f;:T!:J~~7~·J~ '"Vit:~~i.:;1~:~ ~-..f:~~:~;71~~~y~~ ~~-:~-~~-0~

coos OOUNTY~4H/ RXTENSI ON COOS COUNTY-L.IBRARY SERVICBS COO~ g:)UNTY

10.26 84.12

124.63

52 . 99 109 . 14

37.60

27.71 102 . 86

3411, W M.AC~RTHUR B_LVD SANT~ ANA CA 92704-6805

VALUES: REAL MARKET (RMV) LAND .

STRUCTIJRES TOTAL'RMV

TOTAL ASSESSED V AL'UE

EXEMPTIONS NETT AXAB!JE:

TOTAL PROPERTY TAXt

ASSESSMENT QUESTIONS TAX _2UESTI0NS

.. •'

LAST YEAR • . . '

156,880 _'. .'()

1S6i880 ... ;'::_

96,990 .

·, . 9~,"o

1,074.35

(541)3~79~

{541)396-:,7725

THIS YEAR

-184,670

0

i84i>70

' 129;080

129,osG

; • . 1)37,6..05

CITY OF BANDON CITY OF ~ N-LOCAL OPTION RATE PORT OF BANDON COOS COUNTY AIRPORT SO COOS GENERAL HOSPITAL ..

coos COUNTY URBAN RENEWAL CQ9S GO . UR SPEC·UL LEVY BANDON URBAN RBNBWAL 1 BANDOlf .URBAN .RBNBWAL I I

1.02

3 . 10 85.13 42.82

(~:~} ~; _ . ·:! ~ · r-; ~:yc,,~;~r:~~ o::~:·t~1~;_;:r:~~;~~t@m~:~~~·r;;,:~tiJft! .. ~~I·

CQOS COUNTY CITY OF BANDON CITY OF BltNDON BOND >10/ 6/01 ~N. S<::HOCl_L B9ND > 10/ 06/ 01

30 . 80 42 , 27

12.35 19 . 85

~·):l~":!7 .?{~~~~·-=-~'!:,i~:~·.:.~~~r-v;~~~~w·.r1.1~"1:i1~~-r::~~~~J&.~r~k:.

2015-16 TAX (Before Discount) 1,37

TOTAL DUE ( After Discount and Pre-payments) 1,33

The Wayward R Studio

August 17, 2017

RE: Helleck V araince Application

City of Bandon - Plaruiing Department Attn: Planning Cormnission 555HWY 101 Bandon, OR 97411

Dear Planning Commissioners,

Design I Preservation J Presentation

This letter is provided as an accompaniment to the variance application submitted on behalf of the owners/ applicant, David and Gretchen Helleck. The applicant has proposed to construct a new single family residence on the Breakwater Addition to Bandon, block 34, tax lot #3; the applicant owns Lots 2, 3 & 4ofblock 34.

The applicant is requesting a variance to allow for a 12" roof eave overhang and 411 gutter, for a total of 16". The eave overhang and gutter are located on the West side of the proposed residence to best manage rainwater runoff. The eave overhang, in two locations on the West side setback, would span over Lot #3 onto property owned by the applicant. The total eave extension would be 40 square feet (16" depth and 30'-0" in length). The overhang would be located approximately 24'-3" above grade.

Correspondenc~ between the applicant and the City of Bandon has identified numerous reasons why the eave overhang or any projection into Lot #3 would not be permitted. The applicant is requesting that the Planning Commission please consider the following information when deliberating the requested variance.

Background

The applicant purchased Lots 3 & 4 in 1983 and Lot 2 in 1993. While Lots 3 & 4 could not be developed per the Statewide Goal 18 prohibition ordinance, Lot 2 was included in the South Jetty Sewer Local Improvement District (LID) because it was identified as having been previously developed.

In June of2014 the applicant completed a "Real Property Covenant and Restriction in Favor of the City of Bandon" (attached) per section 17.104.050 of the Bandon Municipal Code, combining Lots 2 & 3, to obtain a reduced western setback on Lot 2. The new western side setback would be the west lot line of Lot 2.

The applicant finalized construction documents in 2016 for a single family residence for Lot 2. The placement of the new construction will utilize the approved zero side yard setback for the west side. The proposed hip roof requires an eave extension into Lot_ 3, to best manage rainwater collection associated with inclement weather.

The Wayward R Studio Design I Preservation I Presentation

Lot 2 restrictions as outlined by the City of Bandon Correspondence with the City of Bandon has outlined a nwnber of reasons why an eave extension cannot be allowed to extend over Lot 3:The reasons include that Lot 3 is: 1. Outside of the South Jetty Sewer Local Improvement District (LID) 2. Located in the floodplain. 3. Located on the Foredune. 4. Has not been provided with an exception to the Beaches and Dunes Overlay

(BDO) Regulations.

Applicants reasoning for approval for the (eave extension) variance:

The applicant acknowledges that there are multiple overlapping zones that define what is and is not permitted on the South Jetty. Moreover, the applicant believes that the information provided below outlines a comprehensive rational for the Planning commission to approve variance request.

South Jetty Sewer Local Improvement District

The applicant acknowledges that Lot 3 is outside of tlie Soutii Jetty Sewer Local Improvement District (LID), liowever the building restriction is no longer valid due to tlie USDA Rural Developments elimination ofrestridive development policies and resolution #15~10 approved by t!te Bandon City Council in Augusto/ 2015. Please refer to "Soutlt Jetty Sewer Local Improvement District (LID) supporting information (attached).

The applicant has received similar correspondence (attached) from Sam Goldstein, USDA Rural Development Director, rescinding the restrictive development policies limiting development outside of the.LID boundary. Tlie correspondence therefore authorizes the City of Bandon to rescind previously established boundary restrictions at its discretion.

T/ie Floodplain .

The applicant acknowledges that tile JOO year floodplain encompasses the whole of the South Jetty. All proposed construction will comply with The Federal

. . Emergency Management Agency (FEMA) guidelines and specifications.

2


The Foredune

The applicant acknowledges tlie existence of a foredune 011 Lot 3, however t!te extent of the f oredune does not encompass the entirety of Lot 3 as noted in previous correspondence with the City of Bandon. As described on the map and conclusions page of the "Foredune Surveys and Analysis at Bandon 's Breakwater Addition" written by New Millenium Consulting in 2009 (attacfted), the extent oftheforedune on the applicants Lot 3 is as described:

"Most of Hellick,s lot #3 is foredune. On the North side it reaches the lot corner, and on the South side it is 17'-0" from the lot corner.

As shown on Figure 9 oftlte study, the identijiedforedune and hack edge do not encompass the entirety of lot 3 as initially indicated by the City of Ba,idon. The applicant asserts that tlte proposed eave extensio,i and gutter would not extend i,ito or impact theforedune as documented in the survey.

Beaches and Dunes Overlap (BDO) Regulations

The applicant acknowledges that both Lots 2 & 3 are located in the Beaches and Dunes Overlay Zone (map attaclzed)that is subject to the Statewide Planning Goal 18 development restrictions. From the Bandon Comprehensive Plan dated 12-15- 2008, The Beaches and Dunes Statewide Planning Goal 18:

"The city shall strive to conserve; protect, and, where appropriate, develop and restore the resources and benefits of dune areas within the coastal shorelands of the Coquille estuary. The city shall also strive to reduce the hazard to human life and property from natural or man-induced actions associated with these areas. The plan and related implementing actions shall provide for diverse and appropriate use of dune areas consistent with their ecological, recreational, aesthetic, water resource and economic values and consistent with the natural limitations of dunes and their vegetation for development or use. Where dunes provide protection to inland areas from ocean or river flooding, they shall be protected.

The applicant asserts that the design of the proposed residence, incorporating a hip roof with continuous gutter system is necessary manage the large amounts of rainwater runoff associated with inclement weather. Controlling large amou11ts of potential rainwater runoff during a lieavy rainfall so close to Lot 3 prevents degradation of the foredune and hack edge and is consistent with Statewide Planning Goal 18 conservation guidelines.

3

' . The Wayward R Studio Design I Preservation I Presentation

Conclusion

The applicant asserts that the outline above provides a logical argument for the approval of the requested variance for a 16" eave and gutter over the western setback line of Lot 2 associated with a new single family residence to be located on the South Jetty.

The information provided in this letter reinforces that the eave extension and associated construction will not impact the foredune, is consistent with the requirements of Statewide Planning Goal 18, and will be constructed in compliance with The Federal Emergency Management Agency (FEMA) guidelines and specifications.

The elimination of the USDA Rural Developments restrictive policies and City's adoption of resolution 15-10, has invalidated the original goals of the LID boundary. Citing the invalidation of the LID boundary, the applicant respectfully requests the western side setback line of Lot 2 be considered a yard, consistent with section 17.104.030 of the Bandon Municipal code

The applicant is committed to developing lot 2 in a manner that safeguards the coastal resources identified on Lot 3 through responsible design and construction. Based on the research provided, the applicant believes that the variance for an eave extension and continuous gutter system for their proposed single family residence represents responsible design and should be approved.

Thank you,

Dave Reed Wayward R Studio

Attachments: 1. Real Property Covenant and Restriction between Helleck and City of Bandon 2. South Jetty Sewer Local Improvement District (LID) - supporting information 3. Association Water or Sewer System Grant Agreement (8/16/1994) 4. Environmental Assessment Class II Action (7/6/1994) 5. Map ofJetty (committed Lands) 6. City of Bandon, Resolution 95-12 (Exhibit VITI) 7. Goldstein Email 8. Foredune Surveys and Analysis at Bandon's Breakwater Addition 9. City of Bandon, Resolution 15-10 10. Beaches and Dunes Overlay Zone Map #1 and #2

4


South Jetty Sewel' Local Improvement District (LJD) - supporting information

The following timeline is a breakdown of information regarding the South Jetty Sewer Local Improvement District (LID). The information validates the ability of the Planning Commission to rule on the Helleck Variance Application.

1994 In June/July of 1994 the city of Bandon submitted an "Environmental Assessment, Class II Action" (attached) outlining the project description and need for the "South Jetty Sewer Project"; the main objective of the assessment being environmental, "to remove the existing health hazard of failing septic systems". The assessment outlined the existing conditions on the Jetty, the environmental impact of the proposed project and expected outcomes. In section 10 of the assessment, "Compliance with FEMA's executive order 11988, floodplain management, and executive order 11990, protection of wetlands", paragraph three states:

"There has been no substantial development of the floodplain in the blocks North of 3rd street East to Bluff Street. To assure no impact occurs in the area, the city will be required to pass a city ordinance restricting any future sewer hookups in those areas, except for the county restroom and lots 7 and 8 of block 21. Please refer to the attached Exhibit VII and VIII for a clearer explanation."

For clarification of the exhibits addressed above:

1.

2.

Exhibit VII (attached) is identified as a plat map of the Jetty simply labeled "committed Lands". The map identifies property within the 100-year floodplain where development would be allowed. Specifically, lots 7 and 8 of block 21 are identified as the current unoccupied building formerly known as the Bandon Boatworks restaurant.

Exhibit VIII (attached) is identified as Resolution #95-12, adopted by the city of Bandon in 1995.

In August of 1994 the South Jetty Sewer District was formed and assessed in part by a waste water loan/grant from the Rural Utilities Services, USDA, fonnerly known as Farmers home Administration.

1

/i,' ,,l'i'&:1[ 1

,_ I I


Sout/i Jetty Sewer Local Improvement District (LID) supporting information (co11t.)

1995

2015

In April of 1995 the City of Bandon adopted resolution #95-12 (attached), accepting the August 1994 Amendment #1 to the letter of conditions of the Rural Utility Service's Agreement for funds. Resolution #95-12 reads:

"A resolution of the mayor and the common council of the city of Bandon, adopting a policy of not providing sewer service to any new structures within the 100 year floodplain in the South jetty area, except within the local improvement district (LID) boundaries, or to any new structures which would encroach upon or adversely impact any designated wetlands within the city limits."

To further clarify, the resolution states that:

"The city of Bandon shall not provide sewer service to any new structures within the 100-year floodplain in the South Jetty area in order to control and/or restrict above ground development, except within the Local Improvement District boundaries."

Resolution #95-12 also included the "Improvement Plan Assessment District Map, City of Bandon, Jetty Sewers Improvement District (revised March 1993). The map identified the assessment district boundary, and proposed pump station, water lines, man holes and sewer lines.

In February of 2015, USDA Rural Development (which is Rural Utility Service's renamed), through its State of Oregon Director, wrote the city that was currently authorizing elimination of restrictive development policies through reinterpretation of past agreements and programs. Further, they authorized the city to rescind the development policies if it chose to do so. (from resolution #15-10)

In August of 2015 The City of Bandon adopted resolution #15-10:

"A Resolution of the mayor and city council of the city of Bandon authorizing a jetty sewer district boundary line adjustment."

Resolution item #7:

"In 2015, the city council approved a Conditional Use Permit for the construction of a single-family residence on the property identified as TL8100, map 28-15-25bd, Coos County Assessors Records, located immediately East of the Bandon Boatworks on the South Jetty. This property is outside the established LID Jetty sewer boundary."

2


South Jetty Sewer Local Improvement District aID) supporting information (co11t.J

2015 Resolution Item #7: (cont.)

" ...... It is likely that the McElrath parcel was left out of the boundary because the existing parcel was used in connection with the Boat Works and there was no existing structure on the McElrath property. It is not inconsistent to claim that the original McElrath property should have been included in the boundary, since the McElrath property was committed to development by the now grandfathered DEQ septic system ......

For clarification:

Resolution #95-12 identified specific parcels for the establishment of the LID boundary within Section 10 of the Environmental Assessment, Class II Action to comply with FEMA 's executive order 11988, floodplain management, and executive order 11990, protection of wetlands. The resolution included connecting the Bandon Boatworks Restaurant to the new sewer and specifically omitted the surrounding property.

In 2015, the Bandon City Council's Resolution 15-10, allowed new construction to be connected to the city sewer and incorporated into the LID boundary. While the original grandfathered septic system allowed the property to develop, the research above shows that it was never intended to be included in the LID boundary.

Conclusion

The South Jetty Sewer Local Improvement District (LID) boundary was established by the City of Bandon, through a USDA grant in 1994. By establishing the LID boundary, the City's goal was to specifically control and/or restrict above ground development, protecting the surrounding wetlands and residents from ecological damage and health hazards associated with failing septic systems.

The applicant believes that the revocation of USDA Rural Development Grant Restrictions, in addition to the City Council decision to adopt resolution 15-10, has served to undermine and invalidate the goals of the LID boundary. The applicant requests that the Planning Commission take into account their ability to rule on the proposed Helleck variance based on the facts provided.

3

~.

:•

111W, l'ROJIIRTY COVDAJrl' Ah Rllfl':tUC1'IOW Uf 1"1\VOR OP Clff OP J.UDOlf .

ucttf',Av1J) 1 I.. ILJ?- ~&1~ ~ l~tk t. 'l~rty ~ tUl~(}l arc owncra (h~fnl\ftel' reffflod to A• 8ttwnora") of root f"pcrty ~ll?~Ba41,~; o(~,4~ ie~'rf/6 lb;qa: \._O~ ~ tt ~~ropcrty dc~~onl(hfflllilartlr~e~ to u •p~~~i-- -3 2. Tho City ofDru\don la 11 municipal C()r'p#ratlon tbat i& dlvged With prom\illflltlng and en!brclna and rogutatlngland uac lawa or1hc 5r11te ofOrego11 ~nd th,.. Clf.v or Dundon, lndr.idiuic partltl<1n Mid 1<mlNJ Jaw,.

3. ln order to ®mply with the- aandon Cc\de and ttatc law the properly daactibad ab(,vo (.'(iuld be lnlcrpn,ted u.11 dl11cre~ lots or pa.rcohl.

4. Ownol'II dcatre ~~with r..onatru(l~'lR ltfl fmprovcment on all or part or the pruµurty by ......... l)y l l d- J.--.. b\ ~ 1-\l) uf.c_

5, ln order tll (lOtllply with the •~ble Jaw• and rcgu!atlon11 the propc:rt)' bu.a to be cumblnod to achieve the neoc&aary lot c,ovc..e.go Of arc& notwtthatandmg th.e lesa1 pnnclpl~ that th111 late, •• dJ•~te lot.a, could ~ aevenlly IIOld,

COVMAIITih

1. Now, themfbN-, the pmpi,rty nwn~~ d.:da.rc that in t?(lnaideratton oftho Gbnvo tccl'°"hs and tht IN111nce of 1hc .lSOlimg compUunoe permit by the City of''Sandon tr:, allow tl'lc conetruc«on of the abovn-doacribed lmpro~nt. the ownort hereby grant 1nrt dN'larc t h11 ft'>llawing <'Ot/c:nl\n t in 'l!vor nrthc City nt Bandon:

2. No portion of tho -.bovo-deaorlbed property, arnountb\s to lua than Che whol~ prnpcrt.v, ahull he ttttld, divided or .•apnrated ~lttu;iut ubtiunrn; the writton con11ent or the (.'ity or Bandon, which conscl).t &hall be a1vcn upon the ruJlns that the l)N)}JOIIC!d action of aale, alienation ur dNitilm will ooaupl)' With the then ROVcmln1 law b, oifert nt f hr ttm, or thn rcquc11t 1o1nd o. llndlng thllt It will not CCIUR a violation or the governtna eodc b~ leavlns ln•uOlcli!n t .apac~ or lot c:~raic n>r tbe Improvement.

~. Thia covenant and dctlaratlun Ji, binding c,n •U tM hf.It'*, aUC<.'e111tote, aaidsna and grantet1a of the Undertlsned and ahall run with ti\«) land and bindft11 on .all partte11 and pere9na clatmJns under th11m. ·

{property owner t 11

..

..

CASCADIA GEOSERVICES, INC. 190 6th Street PO Box 1026 Port Orford. Oregon 97 465 D. 541-332-0433 C.54.1-655-0021 Email: [email protected] www:cascadiageoservices.com

May 16, 2016

Mr David Helleck. Co-Trustee Helleck/ Anderson Family Trust 1500 Anita Lane Newport Beach, CA 92660 E-mail: [email protected]

Soils. Geology and Hydrology Report 4th Street SW Bandon, OR 97 411 Coos County Map 28S-1 SW-25BD. Tax Lot 3900 Project No. 01062015_Helleck B

Dear Mr Helleck;

Cascadia Geoservices, Inc. (CGS) is pleased to submit this report regarding the soils.

geology and hydrology of your property (subject property or site] located on 4th Street

SW in Bandon. Oregon (Figure 1, Site Location Map). We understand that you own two

tax lots at this location and that you plan to build a 2 story single family residence on

the eastern most lot (Tax Lot 3900) (Photo l J. The purpose of this field investigation and

report are to address the City of Bondon's Municipal Code 17.24.040C regarding

development within the city's Controlled Development Two Zone (CD-2]. It is a lso to

provide you with basic geotechnical design parameters for developing the site.

Because our Soils. Geology and Hydrology Reports use many of the same figures, bore

logs and data, we have joined the reports together here under one cover with

separate headings. This report summarizes our project understanding, site investigation

and subsurface explorations and provides our conclusions and recommendations.

Mr. David Helleck, Co-Trustee Soils. Geology and Hydrology Report 4th Street SW Bandon, OR 97 411 Project No. Ol062015_Helleck B

BACKGROUND AND PROJECT UNDERSTANDING

Moy 16, 2016

Our understanding is based on email correspondence with you for the period from

November 11 through November 14, 2014; a conversation with Michelle Hampton with

the City of Bandon; email correspondence between you and the former City Manager

Matt Winkel. and the review by CGS of a Preliminary Base Map dated December 10,

2014 provided by Bandon Surveying. Our understanding is also based on our latest e

mail correspondence with you beginning on March 3, 2016. And, our understanding is

based on a site visit to the subject property on March 29, 2016 at which time an

exploratory boring was completed on the subject property.

We understand that you are proposing to build a two story, single family residence on

the above referenced site. The single family residence will be a wood structure. We

further understand that you are not proposing any deep excavations (such as a

basement) or fill which will be over 4 feet in depth or height, respectively. Based on a

review of the Preliminary Base Map provided by Bandon Surveying, the site is at or

below the current Base flood Elevation of 18 to 21 above mean sea level (AMSL). Per

the City of Bandon 's Ordinance 15.28.180 (Al, the Lowest Floor is required to be l foot

above the Base Flood Elevation. Because of this, you will be required to raise the lowest

floor a minimum of l foot above the current elevation of the site. It Is CGS's

~ recommendation that you elevate the lowest floor a minimum of 2 feet above the

current elevation of the site

SOILS

Section 17.20.040.C.1.B of the Bandon Municipal Code requires that a soils report be

prepared by a professional civil engineer currently registered in the state of Oregon

which shall include:

data regarding the nature, distribution and strength of existing soils, conclusions

and recommendations for grading. design criteria for corrective measures,

and options and recommendations covering the carrying capabilities of

Page I 2

' Mr. David Helleck, Co-Trustee Soils. Geology and Hydrology Report 4th Street SW Bondon, OR 97411 Project No. 0106201S_Helleck 8

Moy 16. 2016

the sites to be developed in a manner imposing the minimum variance

from the natural conditions.

In order to analyze the soils on the site, CGS completed one exploratory boring on

March 29, 2016. The boring was located near the center of Tax Lot 3900 at the location

shown on Figure 2. The boring was drilled to depth of 37 ft. below ground surface. The

boring was drilled using a track mounted drill rig operated by Subsurface Technologies,

Inc. of North Plains, Oregon (Photo 2). The boring was advanced using hollow stem

auger and mud-rotary drilling techniques.

Standard Penetration Test (SPT} soil samples were obtained at various intervals in the

boring using an Automatic Hammer. Uncorrected blow counts from the SPT sampling

are reported on the boring log which are included here in Attachment 1. Corrected

blow counts [(N)60] were used for our analysis. HQ rock coring was attempted twice at

37 ft. bgs. Due to the physical characteristics of the bedrock sandstone, the wireline

coring tube was unable to collect a core sample. Boring B 1 was backfilled with

bentonite clay upon completion.

From Oto 5 ft. bgs, Boring B 1 encountered loose silty fine sand; damp. The sand was

mixed with some concrete. We interpret this to be fill. From 5 ft. bgs to 27 ft. bgs, we

encountered loose to dense fine to coarse sand with trace fine gravel. The sand was

observed to be wet at 10 ft. bgs. The consistency of the sand become Medium Dense

at 10 ft. bgs and Very Dense at 20 ft. bgs. The grains were observed to be rounded. We

interpret this to be alluvium which formed when the Coquille River migrated south over

the site. At 27 ft. bgs, we encountered very dense silty fine grained sand: dry. We

interpret this be the soil equivalent of bedrock siltstone which is part of the Melange of

Sixes River. We were unable to advance the SPT at 37 ft. bgs (refusal) and made two

unsuccessful attempts to collect HQ core. The boring was backfilled with bentonite.

Page I 3

I

Mr. David Helleck. Co-Trustee Soils. Geology and Hydrology Report 4th Street SW Bondon, OR 97 411 Project No.O1062015_Helleck B

LABORATORY ANALYSIS

May 16, 2016

Select samples were packaged in moisture tight bags and shipped to our laboratory in

Woodland, Washington where they were classified in general accordance with the

Unified Soil Classification. Visual-Manual Procedure. In addition. water content (ASTM

D698) and Grain Size Distribution (ASTM D6913) was determined for select samples. The

results are summarized below in Table 1. The Lab Analysis Reports for the samples are

provided at the back of this report as Attachment 2.

Sample Depth Inches Soll Type Moisture .use Number (bgs} Content

% SS-1 5 Loose silty fine sand (some concrete} 11.2 SM

SS-2 10 Medium dense coarse grained sand 17.8 SW

SS-3 15 Medium dense coarse grained sand 13.l SW

SS-4 20 V. dense fine to medium grained sand 19.5 SW

SS-5 25 Dense coarse sand and fine gravel 9.2 SW ..

SS-6 30 V. dense silty fine grained sand 10.8 SM

SS-7 35 V. dense silty fine grained sand 12.1 SM

DISCUSSION AND RECOMMENDATIONS REGARDING SOILS REPORT

Because the existing elevation of Tax Lot 3900 is at or below the base flood elevation,

you will be required to elevate the house. Placement of structural fill is not feasible due

to the restricted area within which to place the fill and confine the side slopes. Y:f.&.

!b_er.efore recommend that the home be elevated to the required elevation using pile2,:

Based on the sofls present, it is our opinion that the single family structure can be

supported on piles which are embedded in the bedrock silty fine grained sandstone

encountered in Boring B 1 at 27 feet bgs. Because the City of Bandon has restrictions on

the placement of driven piles, we recommend that the piles be bored. We further

recommend that the piles be embedded ~nto the bedrock silty fine

Page I 4

' Mr. David Helleck, Co-Tl\.lstee Soils. Geology and Hydrology Report 4th Street SW Bandon, OR 97 411 Project No. 01062015_Helleck B

May 16, 2016

grained sandstone and that a Geotechnical Engineer or Engineering Geologist be on

site to observe placement of the piles, The size of and placement of the piles should be

based on the size and design of the structure and should be determined by a structural

engineer who is working with the design team. The piles should be suitable for use in a

marine application.

Based on our boring and site observations, fill has been placed on the site. We

observed concrete in the top 5 feet of our boring sample. It is our opinion that over time

this fill will settle differentially. If the house is supported on piles, this will not affect the

structure but may cause attached structures (decks, slabs, garage, etc.) to settle

differentially. ~ecause of this, we recommend that this fill be removed or reprocessed to

a depth of 2 feet beneath non-occupied structures and replaced with mechanically

compacted fill.

GEOLOGY

As prescribed by Section 17 .20.040.C.1.B of the Bandon Municipal Code regarding a

Geology Report for the site:

rh;s report shall Include an adequate description as defined by city manager or

designate of the geology of the slte, conclusions and recommendations

regarding the effect of geologic condiHons In the proposed development, and

opinions and recommendations as to the carrying capablllties of the sites to be

developed. The investigation and report shall be prepared by a professional

geologist currently registered In the state of Oregon.

The geology of the site was determined by a review of geologic reports and maps

provided by others and by our onsite inspections and knowledge of the area.

The site is located in a trough behind a linear foredune which parallels the coastline

(Photo 3). The lot sits at an elevation of 18 to 24 feet Above Mean Sea Level (AMSL) and

Page I 5

' Mr. David Helleck. Co-TNStee Sells, Geology and Hydrology Report 4th Street SW Bandon. OR 97411 Project No. 01062015_Helleck B

Moy 16, 2016

is approximately 100 feet east of the vegetation line and Ordinary High Water (OHW)

line (Photo 4).

Based on work done by others, surficial deposits at the site consist of Anthropocene

foredune deposits of unconsolidated, well-sorted. fine- to medium-grained sand. These

sands ore deposited by the wind in near-shore. bock-beach settings that parallel the

shoreline. The unit is typically characterized by unvegetated to moderately grass

covered surfaces on the seaward surface (stoss slopes). with lesser amounts of larger

woody shrubs developed on landward slopes {Jee slopes). The seaward side of the

active foredune is commonly the depositional site of large amounts of driftwood.

Regionally, the thickness of this unit i~.

The top of the foredunes west of the building site has been elevated with modern fill

which consists of construction material. dredge spoils, mixed gravel, sand, clay, and

other imported material. This may also include some boulders and cobbles. This fill

overlies the foredune deposits.

A review of the state geology map indicates that the mouth and estuary of the

Coquille River has probably migrated south periodically. over geologic time, from its

current position. This would indicate that the site was part of the river channel near the

mouth of the river. This is supported by the absence of bedrock outcrop along the

beach west of the subject property and by a review of the current topography.

Underlying the geologically young foredune deposits are medium to coarse. rounded

sands and fine gravels to a depth of 27 ft. bgs. We infer that these are river alluvium

deposits which were deposited as the Coquille River migrated southward. At 27 ft. bgs,

we encountered very dense silty sandstone. We infer that this is a bedrock sandstone

unit within the Upper Cretaceous to Jurassic meta-volcanic and meta-sedimentary

rocks of the Melange of Sixes River. This assemblage of soils and rocks have been

elevated during coastal uplift associated with the Cascadia Subduction Zone.

Poge I 6

Mr. Dovid Helleck. Co-Tn;stee Soils. Geology and Hydrology Report 4th Street SW Bandon. OR 97 41 I Pro;ect No. O I 0620 I S_Helleck B

Moy 16, 2016

A review of the State Landslide Inventory Database (SUDO 2) 1 and of Light Detection

and Ranging remote sensing (LIDAR) of the subject property and surrounding areas

indicates that the site is not in an area which has been impacted by landslides or which

is susceptible to future landslides.

Based on the presence of storm debris, wave-sea cliff interaction is occurring along

areas of the beach west of the subject property. Beach profiles conducted by others 2

using Real Time Kinematic Differential Global Positioning Systems (RTK-DGPSJ provide a

measure of the response of the beach to variations in the offshore wave energy which

is reflected in accretion of sediments on the beach during the summer and erosion of

sediments in winter. These data also contain infonnation on how the beach responds to

major storms in the form of dune or bluff erosion and retreat. A beach profile taken 70

feet north of the site conducted during various times in the summer and winter months

beginning in 1998 and most recently surveyed in February. 2009, indicates the beach

has widened by 50 feet over this 11 year period. This widening of the beach is a result of

accretion of dune and beach sands which has resulted in a net gain in the sedimentary

budget on this portion of the beach. The profile is provided here as Figure 3.

The subject property is located in an area that is highly influenced by regional seismicity

due to the proximity to the Cascadia Subduction Zone (CSZ). Recent studies 3 indicate

that the southern CSZ has generated maximum credible earthquakes with a Moment

1 (SUDO). Oregon Deportmenl of Geology and Minerol lndushy (DOGAMI) Statewide Londsrrde Information Database for Oregon. Retrieved October 20, 2014 from http:/ /Www.oregongeology.org/sub/sildo/index.htm

2 Washington Deportment of Ecology (WA beaches). Oregon Deportment of Geology and Mineral Industries /OR beaches). and at Oregon State University (OR/WA near shore bothymetry) accessed September 24. 2015 at The Northwest Association of Networked Ocean Observing Systems (NANOOS) website at http://',Nww.nanoos.org/.

3 Goldfinger. c .. et. ol. (20121. Turbidite Event History-Methods and Implications for Holocene Poleoseismicity of !he Coscodio Subductton Zone. U.S. Geologic Survey (USGSI. Professional Poper. l 661 ·F.

Page I 7

' Mr. Dcvid Helled:, Co-Trustee Soils. Geology end Hydrology Report 4th Street SW Bondon. OR 97 411 Project No. O 1062015_Hellecli: B

Mey 16.2016

Magnitude (Mm) of 8.7 or greater every 200 to 300 years. Time dependent probabilities

currently range up to 40% in 50 years for a southern segment rupture.

Based on recent mapping and modeling done by the State of Oregon 4. the site is within

the Tsunami Inundation Zone. Based on this modeling. the subject property and

surrounding area will be inundated by a Tsunami generated by a CSZ Moment

Magnitude {Mm) Earthquake of 8.7 or greater. Wave heights generated by a (Mm)

Earthquake of 9 .2 or greater have been calculated to over 60 feet for an area south of

the subject property which lies at the same elevation.

The subject property has been surveyed and determined to be at the Base Flood

Elevation (BFE). The BFE refers to the elevation associated with the "100-year flood," or a

flood with a 1 % chance of occurrence in any given year. The "100-year flood" patterns

form the basis for the National Flood Insurance Program rates and regulatory floodplain

management. We recommend that you check with FEMA regarding the availability of

flood insurance for your site.

Seismic Design Criteria

The seismic design criteria for this project is based on the 2012 International Building

Code {IBC). Section 1613 and is taken from the USGS Design Maps Summary Reports

provided here as Addendum 2. The seismic design criteria. in accordance with the

{IBC) are summarized in Table 2 below.

4 Loccl Source (Ccsccdia Subduction Zone) Tsunami Inundation Mop Bandon. Oregon. 2012. STATE OF OREGON DEPARTMENT OF GEOLOGY AND MINERAL INDUSTRIES

5 USGS Design Maps Summary Report accessed from their web sile at http:/leho2earthquoke.wr.usgs,gov/designmops on January 16, 2016.

Page I 8

Mr. David Helled:. Co·Tf\Jstee Soils. Geology and Hydrology Report 4th Street SW Bondon. OR 97411 Project No. O 106201 S_Hellecl: B

Moy 16, 2016

Table 2: OSSC 2014 (2012 IBC) Seismic Design Parameters

Seismic Design Parameters Short Period 1 Second

Maximum Credible Earthquake Spectral

Acceleration Ss = 1.698 g S1 = 0.810 g

Site Class C-Yery Dense Soil

Site Coefficient Fa= 1.0 F11 = l.3

Adjusted Spectral Acceleration SMs = 1.698g SM1 = 1.053 g

Design Spectral Response Acceleration Sos= 1.132 g So1 = 0.702 g

Parameters

Peak Ground Acceleration PGA= 0.8 1 to .92 g

DISSCUSION AND RECOMMENDATIONS REGARDING GEOLOGY REPORT

Based on our site inspection, it is our opinion that the site is currently geologically stable.

Our observations coincide with beach profiles which indicate that deposition and

accretion along the beach west of the site has been on-going for the last 11 years.

Further, it is our opinion that the site is not in an area which will be impacted by

geologic hazards such landslides or earthflows.

In that your site is in an area which will be impacted by a future Cascadia Subduction

Zone earthquake, we recommend that your home be designed in accordance with

the State of Oregon recently updated 2014 Oregon Residential Specialty Code. In

addition, your site is an area which will be inundated by a Tsunami generated by a

Cascadia Subduction Zone Earthquake. Wave heights are expected to be in excess of

60 feet following a Moment Magnitude Earthquake of 9 .2 or greater. As such, we

believe that it is important that you know your nearest escape route in the event of a

Tsunami and that you review and become familiar with recommendations provided by

either state or local emergency preparedness organizations.

Page I 9

Mr. David Helleck. C o-Trustee Soils, Geology and Hydrology Report 4th Street SW Bandon, OR 97 41 1 Project No. 01062015_Hellecl: B

HYDROLOGY REPORT

Moy 16, 2016

As prescribed by Section 17.20.040.C.1.B of the Bandon Municipal Code regarding a

Hydrology Report for the site:

This report shall include an adequate description, as defined by the city

manager or designate, of the hydrology of the site, conclusions and

recommendations regarding the effect of hydrologic conditions on the proposed

development, and options and recommendations covering the carrying

capabilities of the sites to be developed. The investigation and report shall be

prepared by a professional civil engineer currently registered in the state of

Oregon.

Samples collected in our boring B 1 returned moisture content values of from 9 .2% to

17.8%. Groundwater was not observed in the boring due to the use of mud rotary drilling

techniques. We further note that we saw no indication of surface seeps, hydric

vegetation or near surface hydric soils on the site. This may be due in part to the fill

present on the site.

The subject property is located in an area between the foredune and the backdune

~ and is a low area called a trough or interdunal pond. The water in these depressions is

the result of fluctuating surface water levels. These ponds may even disappear in years

of lower surface water levels.

Based on the mean elevation of the Coquille River to the north and a pond east of the

site, it is our opinion that the primary groundwater table occurs near surface of the site

at a dep th of from 5 to 1 O feet bgs. We further note that this elevation fluctuates

seasonally and that the elevation and hydraulic gradient are tidally influenced .

Because of this, it is our opinion that groundwater will become an issue when you bore

your support piles and may re9!dire that the borings be cased in order to prevent them

Page I 10

Mr. Dovid Helleck, Co-Trustee Soils, Geology ond Hydrology Report 4th Street SW Bandon. OR 97 411 Project No. 010620 l S_Helleck 8

Moy 16, 2016

from caving. In that the residence will be elevated, subsurface drainage will not affect

the structure. We do however recommend that the yard be graded to provide positive

~ainage away from the residence and that a subsurface perimeter drain be installed

to collect runoff and to prevent seasonal surface ponding. All d.~<;:.b_arg_e, lin~s.from all

s~_Q!:ftin_s including rain gutters should be routed and connected

to the City of Bondon's Stormwater System.

DISSCUSION AND RECOMMENDATIONS REGARDING HYDROLOGY REPORT

As discussed, moisture content values in our boring samples indicates the presence of

near surface groundwater. We recommend that during pile installation, the contractor

~ave casing onsite in case it becomes n~essary to case the borinGJS: We further

recommend that the site be graded and that a subsurface perimeter drain be installed

to collect runoff and to prevent seasonal surface ponding. All discharge lines from all

surface and subsurface drains including rain gutters should be routed and connected

to the City of Bandon 's Stormwater System.

FOUNDATION DESIGN RECOMMENDATIONS

Boring B- l was drilled through the existing soils within the proposed area of the home

site at the location shown on Figure 2. The Boring Log for B- l shows that the subsurface

conditions consist of loose fill to a depth of 5 ft. Below this, Bl encountered sand to the

bottom of the boring grading from medium dense from the base of the fill to 20 feet

below ground surface (bgs} and becoming very dense from 20 to 30 feet bgs. B 1

encountered sandstone bedrock below 27 feet.

We consider_the upper 10 feet ?_f the siJ_e_to_ b.e a subsidence or consolidation hazard

due to the loose character of the sandy soils. Groundwater was observed at lO feet

but could rise during wet times of the year resulting in a liquefaction hazard in the upper

10 feet. Below that. the sand deposits are dense, precluding liquefaction at that depth.

Page I 11

Mr. David Helleck. Co-Trustee Soils, Geology and Hydrology Report 4th Street SW Bandon, OR 97 41 I Project No. 01062015_Helleck B

May 16, 2016

Based on our discussions with you, we understand that piles will be used to support and

elevate the home. Due to restrictions on pile driving by the City of Bandon, the piles

should be installed in pre-bored holes with a minimum 5 feet socketed into the

underlying sandstone bedrock. The piles will need to be designed to withstand tension

loadings as well as compression loadings. The piles used should also be designed to

withstand the extreme corrosive marine environment. Micropile installation is an

industry standard performed by many contractors and would provide the most efficient

foundation system for this site.

Figure 4 shows key elements of a standard micropile installation. The number of

micropiles and specific micropile design and layout will depend on the compression,

tension and lateral loadings which will be determined by the structural engineer based

on the structure that you choose to build. In general, we recommend that the

foundation zone start below 27 feet. The grout to ground bond strength is estimated to

be 20 pounds per square inch in the dense sand/sandstone. The thickness of the grout

to bond zone would be determined by the required loadings but should be no thinner

than 5 feet. The reinforcing bar and pipe dimensions used in the center of the pile will

be determined as part of the overall micropile design. The reinforcing bars are typically

dipped in a corrosion protective coating. The pipe thickness can be increased to

include "sacrificial steel" as a form of corrosion protection. The connection between

the micropile and the support pier and the connection between the pier and the house

will need to be determined by the structural engineer.

Care should be exercised to maintain a relatively clean hole before grouting to avoid

post-construction settlements of greater than'~ inch. Due to the very dense nature of

the sandstone encountered, it is our opinion that post-construction d ifferenti~

settlement between the piles should not exceed 50 percent of the total vertical

settlement of any one pile.

Page I 12

Mr. David Helled<. Co-Trustee Soils, Geology and Hydrology Report 4th Street SW Bandon. OR 97 411 Project No. 010620 I 5_Helleclc B

CONCLUSION

Moy 16, 2016

Cascadia Geoservices, Inc. has reviewed the soils, geology and hydrology of the site

located at 4th Street SW Bandon, OR 97 411. Based on our review, it is our professional

opinion that the site is suitable for the proposed single family structure. In addition, we

have provided recommendations under each of the separate headings based on our

observations.

Because the location is at the base flood elevation. the house will need to be elevated

a minimum of l foot above the existing grade of 21 feet above mean sea level. This is a

minimum and CGS recommends that you elevate the house an additional foot or two

feet total above this elevation. We further recommend that the house be supported on

above described micropile structure which will allow the house to be elevated. Based

on our investigation and experience with similar soils, it is CGS' opinion that the

proposed structure can be supported on piles which are in tum supported on Bedrock

silty sandstone which we encountered in boring Bl at 27 ft. bgs. We recommend that

the piles be drilled into the bedrock a minimum of 5 feet.

There is now a consensus among earth scientists that much of the western US coasttine

including the entire southern Oregon coast is in an area which has been seismically

active in the recent geologic past. Our understanding of these forces is evolving and

has been heightened by witnessing recent earthquakes and tsunamis in Northern

Indonesia (2005) and in Northern Japan (2011 ). In order to protect people living in

seismically active areas within the state such as the southern Oregon coast. the state

has recently updated their 2014 Oregon Residential Specialty Code ().It is our opinion

that new homes and remodeled homes such as yours should adopt these updated

standards into their design.

LIMITATIONS

This report has been prepared for the exclusive use of the addressee, and their agents.

and is intended for their use only. It is not to be photographed, photoc opied, or similarly

Page I 13

Mr. David Helleclc, Co-Trustee Soils, Geology and Hydrology Report 4th Street SW Bondon, OR 97411 Project No. 01062015_Helleck B

Moy 16, 2016

reproduced, in total or in part, without the expressed written consent of the Client and

Cascadia Geotechnical. Inc.

The opinions. comments, and conclusions presented in this report are based upon

information derived from our literature review, historical topographic map and aerial

photograph review and on our site observations. Conditions between. or beyond, our

site observations may vary from those encountered. It is possible that soil, rock, or

groundwater conditions could vary between or beyond the points explored.

The scope of services for this subsurface exploration and reports did not include

environmental assessments or evaluations regarding the presence or absence of

wetlands or hazardous substances in the soil, surface water, or groundwater at this site.

Q

If there is a substantial lapse at ii~ between the submission of this report and the start

of work at the site, if conditions have changed due to natural causes or construction

operations at or adjacent to the site, or if the basic project scheme is significantly -----,

~ modified from that assumed. tbis report should be reviewed to determine the

applicability of the conclusions and recommendations. Land use. site conditions (both

on- and off-site), or other factors may change over time and could materially affect our

findings. Therefore, tbis.~ should not be relied upon after two years from its issue. or

in the event that the site conditions change. --------The southern Oregon coast is subject to intense Pacific Ocean storms, subduction zone

earthquakes and tsunamis. As such, we cannot predict nor preclude the possibility of a

catastrophe. By necessity, the current and future owners of this property must assume

the risks associated with any "act of God" and hold harmless their realtors, pro fessional

consultants, contractors and involved regulatory agencies.

Page I 14

Mr. David Hellecl<:, Co-Trustee Soils, Geology and Hydrology Report 4th Street SW Bandon. OR 97411 Project No. 01062015_Hel!eck B

May 16. 2016

We appreciate the opportunity to provide our services and trust that this report meets

your requirements at this time. Please contact us at 541 -655·0021 so we can further assist

in anyway.

PROFESSIONAL QUALIFICATIONS

Eric Oberbeck has been a practicing Registered Oregon Geologist (G 1332) since 1992

and an Oregon Certified Engineering Geologist (El332) since 2013. Since November.

2012, he has been the Senior Principal Engineering Geologist for Cascadia Geoservices.

Inc. and prior to this, from 2008 until 2012, he worked first as a Project Geologist and

then Senior Geologist with PBS Engineering and Environmental, Jnc. in their Coquille,

Oregon office. As such. he has worked extensively on engineering geology projects

throughout the Pacific Northwest including Coos and Curry Counties. He holds a

Bachelor of Science Degree in Geology from Sonoma State University (1979) and has

completed graduate studies towards a Master's Degree in Geology from the Colorado

School of Mines [1982 to 1984).

Dr. Rick Thrall has over 30 years of geotechnical engineering experience, with 25+

years' experience in the Pacific Northwest. Rick has served as a project manager

and design engineer on unique combined geotechnical and civil engineering projects

involving buildings, bridges, dams, landslides, levees, transportation routes, water

supply and pumping facilities, park facilities, and pipelines. During that time he

has developed an emphasis for successfully undertaking projec ts which are both

technically challenging and organizationally difficult.

Page I 15

Mr. David Helleck, Co-Trustee Soils. Geology end Hydrology Report 4th Street SW Bandon. OR 97411 Project No. 01062015_Helleck B

Sincerely,

-~ Eric T. Oberbeck /~ : . G~ 2016.05.16 - ~ 11:32:16 -07'00'

Cascadia Geoservices, Inc.

Expires May 31, 201 6

PHOTOS

FIGURES

Figure 1- Site Location Map

Figure 2- Site Reconnaissance Map

figure 3- Beach Profile

Figure 4 - Schematic of Micropile

ATTACHMENTS

Attachment 1- Bore Log B 1

Attachment 2- Lab Results

Attachment 3- USGS Seismic Design Map Detailed Report

Poge I 16

Mey 16, 2016

Photo No: 1

Direction Photo is Taken: North

Photo Description:

Building site

Photo No: 2

Direction Photo is Taken: North

Photo Description:

Drilling site using tract mounted rig

Client: Mr. David Helleck Project: 4th Street SW

Bandon, OR 97 411

Date: May 8, 2016

Photographic Log • 1

Photographic Log

Cascadia Geoservices, Inc. Project No: 01062015

Photo No: 3

Direction Photo is Taken: South

Photo Description:

Beach foredune west of house

Photo No: 4

Dfrection Photo is Taken: South

Photo Description:

Foredune west of site

Client: Mr. David Helleck Project: 4th Street SW

Bondon, OR 97 411

Date: May 8. 2016

Photographic Log - 2

Photographic Log

Cascadla Geoservlces, Inc. Project No: 01062015

PROJECT 01062015

DATE Moy, 2016

Location Map Soils, Geology and Hydrology Report

4th Street SW Bandon, OR 97 41 T

FIGURE

o n • , x -- - ----- _(.·,, -•====a:»• 1'," ", \

~ -.

Proje~No: 01062015

Date: May. 2016

.. -'\

SITE RECONNAISNACE MAP Soils, Geology and Hydrology Report

4th Street SW Bandon, OR 97411

A N

Figure

2

500

·:1~· ··-.. ·---·~:~~-_,_ ·: -· • summer08 r

~~Feb09 : I ·- -~

:~ , :r ~ I ,,,. (11

400 ·-,·-Horizontal distance (ft)

300 200

_ _,.- ./

I I

100 0 - ··-~- · ···-· ·1- ··-· ·- ···-- ·~· ··

30

25

c:: C

'..:I

!! g 41 it iii 31 .l!! ,ow

2L 1

/

s 1 ~J\1\,L\ L\ . _// \j' / 0 [ __ MUW~k .. ··························--·······-·····-····- ····--------- ············· 0 (./

-1 '-- -~----------- - ~---- --_._ __ __.. ___ _,__ __ _. 180

PROJECT 016028

DATE MOY.2016

160 140 120 100 80 60 40 20 0 Horizontal distance (m)

Lat 43.1203, Long -124.4267

Beach Profile/ NANOOS Soils, Geology and Hydrology

Report 4th Street SW Bandon. OR 97411

FIGURE

3

House Supports (Connection by Structural Engineer)

Micro Pile/Pier Connection (by Structural Engineer)

Pier Support

I i I , ir I ! :,! . ' :J j ii

1 10 feet, Potential

---------------------_ } ! -------~~q~~~~:r_ ~~"-" iii I

Pressure Grouted Bond Length

PROJECT 16028

Moy. 2016

1'

i,1 I 30 feet, Soil Improvement Zone

!fi I

, j1/ 1-------steel Casing

Ill t

·- 111' '-~ f>?f '\: .. ·_,_:.~.:~~~:;_",_:_~.,~·:_:~ .... tt_::._:,~·.:_.:.,. l· (~ t\t· . ...,,.~-----,------, 111 ~::M!· a.;:...---------1Casing Plunge

, 'Ii ti· ,, . 11-1----!foundation Zone. ,.J; . !11 . lil .,,L

i ~~, (i I ,:~

1

------tCentralizer 'l..~< ··1 k __J;:~1 .

. ... . . :,-•1"1L-"-.::::_..- 1_· -----1 11' !Reinforcing Bari ,,l

Ii 11 ii)

J __ ~ not to scale

Schematic of Micro Pile Soils, Geology and Hydrology Report 4th Street SW Bandon, OR 97411

FIGURE

4

.. i;j ~ uJ

~ l;; ii .. o! ; i ai "'

FIGURE B-1 Page 1 of 1

HELLECK 4TH STREET

BANDON. OREGON

APPROX. BORING B-1 LOCATION: CASCADIA GE0SERV1CES PROJECT NUMBER: 16028

DEPTH (FEET)

MATERIAL DESCRIPTION ::c t lJ.J Cl

~ O A Bl OW COUNT ~ w 9 DYNAMIC CONE ~ i PENETROMETER "- ~ e MOISTURE CONTENT% ~ :;i OJil RQD% tzZJ CORE REC%

INSTALLATION AND COMMENTS

o.o -;.,""'"':+--:----:---;-----;;c:--::------:~~-:-:..---+-,rnrt--+-"'--'o.-------'iso~----1~00~----------l Loose, tan-brown. silty fine SAND with

5.0

10.0

15.0

20.0

25.0

30.0

35.0

some concrete; damp (FILL)

Loose, brown. fine- to coarse-grained SAND: damp, subrounded grains

ALLUVIUM {from 5.0 feet bgs downward)

Medium dense, brown. coarse-grained SAND; wet. sub-rounded to rounded grains

Very dense. tan. fine- to medium-grained SAND; wet, rounded grains

Dense. tan-brown. coarse-grained SAND wi'th trace fine grave l; wet rounded grains

becomes harder

Very dense, silty fine-grained SAND; dry, soil equilivent of bedrock sandstone f Melange of Sixes River)

Final depth 37.0 feet bgs

5.0

W%

10.0

W%

W%

20.0

25.0

W%

n.o

30.0

W%

~

J7.0

DRILLED BY: $1Jbsurface Technologies, LLC LOGGEO BY: E. Obertlecl<

ru;

m~

~~

ru~

ru;

ru~

8 .. groundwater est. at 10.0 feet based on

~; wet samples ..

: 23: :• :.. ;

:40 • • Slow dnling

102 jt

,. ~

Core cttempled ct 37.0 feet bgs; no core recovered

0 50 100

~OGGING COM?LET'ED: 3129/16 BORING B-1

Project Name: Helleck

Recorded By: Janet thrall

Sample Designation: SS-2, 10'

Remarks:

Grain Size Distribution ASTM D6913

Project Number; 16028

Date: 4/ 6/ 16

Weight Retained Total Weight Total Weight Standard Mesh Seive Openin2: (In) (g) Retained (g) Passing Percent Retained Percent Passing

10 0.0787 11.98 11.98 176.37 6.4% 93.6%

16 0.0469 19.89 31.87 156.48 16.9% 83.1 %

40 0.0165 83.47 115.34 73.01 61.2% 38.8%

100 0.0059 64.99 180.33 8.02 95.7% 43%

200 0.0029 1.79 182.12 6.23 96.7% 3.3%

-200 drv nan 0.11 182.23 6.12 96.8% 3.2%

-200wash 6.12 188.3S 0 100.0% 0.0%

-

Total 188.3S

TOTAL SAMPLE DATA WASHING DATA

Pan Number 3 Pan Number 3

Wet Weieht + Tare 233.55 Dry Unwashed Weight + Tare 203.76

Drv Weieht + Tare 203.76 Dry Washed Weight + Tare 197.64

Tare 15.47 Tare

Weight of Water 29.79 Dry Wa5hed Weicltt of Fin_es

(H) Water Content (%) 16% (A} -200 by \Ya.shine

100.0'lfi

90.0%

80.0%

70.0'lfi

60.0%

50.0%

40.0%

30.0%

20.0%

10.0%

0.0%

Particle Size Analysis

,..: . 1 I ' I

; :~ ' l i i ! i

' I I

~ ~ 1----,-.......;--;-.,..------ --t-.,----c---,--,---~ - ------11----'------=----:"'-----l ';5

~ : ~ t--,--.,-,--;--,---,...------ -------..,---- ~---r--,--,.---,----,---,-- --1 ',:

~ -'----'---'-'--------- - - --- - ----'-, ----1----'-~--- --'------l ~ ~-'----'---'---------+--'-----c-------"lc---t--- ~---'-----'-------1 "' , : :

1 0.1 0.01 0.001

Seive Opening (in)

(5.47

6.12

3%


Recorded By: J.Thrall

Remarks:

Sample Designation SSl

Sample Depth 5'

Pan Number A

Wt. Wet Soil +Pan (g) 70.11

Wt. Dry Soil +Pan (g) 65.08

Wt. Water (g) 5.03

Wt. Pan (g) 20.2

Wt. Dry Soil (g) 44.88

Water Content(%) 11.2

Sample Designation SS6

Sample Depth 30'

Pan Number F

Wt. Wet Soil +Pan (g) 85.24

Wt. Dry Soil +Pan (g) 78.91

Wt. Water (g) 6.33

Wt. Pan (g) 20.24

Wt. Dry Soil (g) 58.67

Water Content (%] 10.8

Sample Designation

Sample Depth

Pan Number

Wt. Wet Soil +Pan (g)

Wt. Dry Soil +Pan (g)

Wt. Water (g)

Wt. Pan (g)

wt. Dry Soil (g)

Water Content (%)

Water Content Determination ASTM D2216

Project Number. 16028

4/10/2016

SS2 SS3 SS4

10' 15' 20'

B C D

88.84 101.25 75.94

78.44 91.82 66.8

10.4 9.43 9.14

20.09 20.07 19.96

58.35 71.75 46.84

17.8 13.1 19.5

SS7

35' -

G

96.09

87.86

8.23

20.02

67.84

12.l

SS5

25'

E

89.44

83.57

5.87

19.74

63.83

9.2

-


Recorded By: j a net thrall

Sample Designation: SS-5, 25'

Remarks:

Standard Mesh Seive Opening (in)

1/2" 0.5

4 0.187

8 0.0937

10 0.0787

16 0.0469

40 0.0165

100 0.0059

200 0.0029

-200drypan

-200wash

Total

Grain Size Distribution ASTM D6913

Project Number: 16028

Oate:4/6/16

Weight Retained Total Weight Total Weight (g) Retained (g) Passing Percent Retained

0 0 180.96 0.0%

47.31 47.31 133.6S 26,1%

28.7S 76.06 l04.9 42.0%

10.81 86.87 94.09 48.0%

26.S7 113.44 67.52 62.7%

31.69 145.13 3S.83 80.2%

20.53 165.66 15.3 91.5%

4.24 169.9 ll.06 93.9%

0.08

10.98

180.96

Percent Passing

100.0%

73.9%

58.0%

52.0%

37.3%

19.8%

8.5%

6.1%

TOTAL SAMPLE DATA WASHING DATA

Pan Number 5 Pan Number 5

Wet Weieht + Tare 214.63 Dry Unwashed Wei2ht + Tare 196.21

Dry Wcii:ht + Tare 196.21 Drv Washed Wei2ht + Tare 18S.23

Tare 15.46 Tare 15.46

Weight of Water 18.42 Drv Washed Weieht of Fines 10.98

(H) Water Content (%) 10% (A) -200 by Washine: 6%

Particle Size Analysis

100.0%

90.0%

80.0%

70.0%

60.0%

50.0%

40.0%

30.0%

~ i ; i-;.....;-,.......:.-1.-,-------'-~ ... ""'-::---t--'-'---'-- :-- ----+--:'----+--:-------j ~ 1-,-...:_;_;__;__ _ _ .--' __ ___;:""'=o--'- -:----·-------1f--"-';_-+---'--,----:------1 ~

' &. 1--'--,....-'---,--'---------t-~ . ""'"""- ---,-------i;-----,- -,---~-------i -., ~ 1--'--'----'--;---------t---:--- ""'="---------i;-----,--,------,------t u "'-._ l l--'--,_.:....-,----,----;-----'----t--':--i-----,-- ...::ao..c,--......._----+--,-,--,--;....-___;-,----___; __ --1

20.0%

10.0%

____ __.

0.0% l 0.1 0.01 0.001

Seive Opening (In)

~USGS Design Maps Summary Report User-Specified Input

Report Title Helleck Residence, 4th St SW, Bandon, OR Sun May 8, 2016 15:41:55 UTC

Building Code Reference Document 2012 International Building Code (which utilizes USGS hazard data available in 2008)

Site Coordinates 43.12048°N, 124.42891 °W

Site Soil Classification Site Class C - "Very Dense Soil and Soft Rock"

Risk Category I/II/III r--r::.....,...~------ - -----' -

,.,

USGS-Provided Output

S5 = 1.698 g

S 1 = 0.810 g

SMS = 1.698 g

SM1 = 1.053 g

I ,

11

S05 = 1.132 g

SD1 = 0.702 g

For information on how the 55 and 51 values above have been calculated from pro babilistic (risk-targeted) and deterministic ground motions in the direction of maximum horizo ntal response, please return to the application and select the ~2009 NEHRP" building code reference document.

171 Ill

'11

MCER Response Spectrum 1.87

1.70

1.53

1_3r;

1.19

l.02

o.as o.r;a

O.Sl

0.34

0.17

0.00 -+---+---+---l--t- -+---l---+--+---1---1 o_oo 0.20 o.,o o.r;o 0.80 1.00 1.20 1.,0 1.r;o 1.eo 2.00

Period, T (sec)

-a -ra '11

Design Response Spectr-um

1.20

1.08

0.91:

O.B4

0.72

o_r;o

0.4B

0.3!;

0.24

0.12

0.00 .......--1--+-+--t--+--+--t--+--+----l o.oo 0.20 o.,o o.,o 0.80 1.00 1.20 1 . .to u;o 1. eo 2.00

Period, T (sec)

Although this infonnation is a product of the U.S. Geological Survey, we provide no warranty, expressed or implied, as to the accuracy of the data contained therein. This tool is not a substitute for technical subject-malter knowledge.

CIVIL I STRUCTURAL I FIRE

Structural Calculations HELLECK RESIDEN-CE

1277 SW 4TH ST, BANDON, OR

Project Abstract:

Prepared For: DAVID & GRETCHEN HELLECK Work Order: 21110 Date: 6 July 2017

DRYWELL FOR NEW SINGLE FAMILY DWELLING IN BANDON, OR

1355 OAK ST., STE 200- EUGENE, OREGON 97401 P: (541) 484-9080 I F: (541 )484-6859

Table of Contents Structural Calculations

HELLECK RESIDENCE 1277 SW 4TH ST, BANDON, OR

Prepared For: DAVID & GRETCHEN HELLECK Work Order: 21110

Date: 6 July 2017

Subject General ·Project Information Rain Fall Zone and Curves USDA Soil Data

Drywe/1 System Design Detail

1355 OAK ST., STE 200- EUGENE, OREGON 97401

Page

1 to 3 4to 7

8 9

P: (541) 484-9080 IF: {541)484-6859

' I

Hydrology 7-A- l

APPENDIX A - RAINFALL INTENSITY -DURATION - RECURRENCE INTERVAL CURVES

1.0 Derivation of Curves

The Rainfall Intensity - Duration - Recwrence Interval (I-D-R) curves were computed in accordance with the method described in the 1973 NOAA Atlas 2 titled 11Precipitation-Frequency Atlas of the Western United States, Volume X-Oregon." A regional rainfall analysis was made by comparing rainfall data for 136 cities and areas, and thirteen zones w_ere established that have similar rainfall intensities. A set of I-D-R curves were calculated for each zone and the curves represent average values for that zone.

2.0 Use of Curves

The first step is to determine the zone in which the project is located. This can be accomplished by either using the enclosed map that shows the various zones or the alphabetical listing of cities and their corresponding zones. When ·the proper zone is located, the I-D-R curves for that zone will provide the needed rainfall intensities. The designer must use engineering judgement in selecting the proper zone if the proposed project lies within two zones or is on or near a diyiding line. The zone with larger intensity should be used if no personal knowledge of the area is available. as this gives the most conservative design.

Note: Rainfall Zone Map and Rainfall Zone Map with Highway Milepoints are in pdf fonnats.

ODOT Hydrauli~ Manual

Hydrology 7-A-3

TABLE 1: INDEX TO RAINFALL JNTENSITY-DURATION-RECURRENCE JNTERV AL CURVES

City Zone City Zone City Zone

-A-

Chemult IO Fox 12

Albany 7 Chiloquin 10 Frenchglen 13

Alsea 4 Condon 13

Amity 8 Coos Bay 3

Andrews 10 Coquille 4 -G-

Arlington 11 Corvallis 8

Ashland 5 Cottage Grove 8 Gladstone 8

Astoria I Glendale 5

Austin 9 Gold Beach

Grants Pass 5

-D- Gresham 8

-B-

Dallas 8

Bandon Dayton 7 -H-

Baker 13 Detroit 5

Beatty 13 Drain 5 Haines 10

Beaverton 7 Hebo 2

Bend 10 Helix 13

Blue River 5 -E- Heppner 13

Boardman 13 Hermiston 13

Boring 8 Elgin 12 Hill~boro 8

Brookings I Elkton 4 Hood River 5

Brownsville 8 Enterprise IO Huntington 13

Bums 13 Estacada 5

Burnt Woods 5 Eugene 7

-I-

-C- -F- Imnaha 10

Independence 8

Canby 8 Florence· 3

Canyonville 5 Forest Grove 8

Cascade Locks 4 Fort Klamath 9

Cave Junction 5 Fossil 13

}~Qll ODOT Hydraulics Manual

RAINFALL INTENSITY - DURATION - RECURRENCE INTERVAL CURVES s.o

4.0 Zone I

,.o

2.0

0,2

4 S678~10 15 20 25 30 40 50 60 TO 80 100 150 200 300 400

RAINFALL DURA T[ON, Minutes

100 Yf",

50 Yf",

25 Yf",

10 Yr',

5 Yr'.

2 Yr',

USDA United States ~ Department of

Agriculture

NRCS Natural Resources Conservation Service

A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants

Custom Soil Resource Report for

Coos County, Oregon

May 4, 2017

4.3' 714"N

43' 7 11J'N

Custom Soil Resource Report Soil Map

:l!llT.l'.l 3S3l3) _.I. ··-- _____ .!. .

3!1l7'-0 I_ --- - 3!l311ll -1-; -,-:~. _1 _ __ ...._

Map Scale; 1:672 If jrl"mlm A pooral:(8.5" X 11 j sheet.

--==-----=====Me!Bs 0 5 10 3'.l 31

----===::::::,,------~======f'eet 0 31 00 ~ ~

MapjXtJjecticn: ~Mercatxr Comeraxxdinates:WGS84 Edgelks: IJTM7.ooe10'IWGS84 9

I Co Tl4"N

43' 71D"N

Custom Soil Resource Report

Depth to restrictive feature: More than 80 inches Natural drainage class: Poorly drained Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None

59D-Waldport fine sand, 0 to 30 percent slopes

Map Unit Setting National map unit symbol: 21q8 Elevation: 0 to 120 feet Mean annual precipitation: 50 to 70 inches Mean annual air temperature: 52 to 54 degrees F Frost-free pen·od: 200 to 240 days · Farmland classification: Not prime farmland

Map Unit Composition Waldport and similar soils: 75 percent Minor components: 9 percent Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Waldport

Setting Landform: Dunes Down-slope shape: Linear Across-slope shape: Linear Parent material: Eolian sands

Typical profile Ht - 0 to 7 inches: fine sand H2 - 7 to 60 inches: fine sand

Properties and qualities Slope: 0 to 30 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Excessively drained Capacity of the most limiting layer to transmit water (Ksat): Very high (19.98 to

99.90 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Low (about 3.6 inches)

Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 7e Hydrologic Soil Group: A Hydric soil rating: No

Minor Components

Heceta Percent of map unit: 9 percent

14

Custom Soil Resource Report

Landform: Deflation basins on dunes Down-slope shape: Linear Across-slope shape: Linear Other vegetative classification: Poorly Drained (G004AY0180R) Hydric soil rating: Yes

15

'.,

~A MORTIER ANG

I T#,1 ENGINEERS CIVIL I STRUCTURAL I FIRE

1355 OAK STREET, STE 200 EUGENE, OR 97401

P: 541-484-9080 I F: 541-484-6859

\'IORX ORDER: 21110 I PROJECT: HELLECK RESIDENCE - DRYWELL

DRYWELL CALCULATIONS

N DESIGN CRITERIA * DESIGN IS FOR TWENTY-FIVE YEAR STORM * SOIL INFORMATION IS FROM: ·

I ENGR: RM I DAll:; 06/30/17 .

"USDA: CUSTOM SOIL RESOURCE REPORT FOR; COOS COUNTY, OR11

Drywall Calculatiqns Based -on SCS Rational Method

fSoilType:

,Area Orained: (HOUSE AND GARAGE ROOFS) :Storm lnte11 $ity: _;Storm D u_ratio n: : O ra_i nJi ne Q ia. rn~t~r: Qrcijnlil""!e LenQtt,: Ratiq_n ~I RlJnn off Co~ficie nt:

-So ii Permeability: RockVoid Factor:

:Volume of Water D1;!pO$ited. V ;-(Arn~*I nt_e.11 $ity*Owrc.ltj on*Run naff Co efic ient):

·Storage Capacity of Drainline, Vp

i (Area of Pipe*~en.i:ith of Pipe):

59D SAND

2155 ft2 0.52 i_n/hr

5 hrs 3 in

12 ft 0.99

19.98 in/hr 0.35

.Water Lost Out of Bottom of Drywell Per Unit Length, V~ __ __ r ., I i •, • • C • • • • 1 3

:-(Permeabilitv*Width"Duration)_: 1, .... __ _._ ?,~.§}t 1ft

Required Capacity_Per Unit LenQth, V:r

~ (Depth*Width*Void Ratio}:

'Width of D rywell: :Depth of Rock:

R~qu_ired L~f!Qth of Drywell: (V-Vpl/(Vb+Vr)

t · _-· ____ · ;,-sitn3 /ft

4 ft 4 ft

llwA MORTIER ANG

I ,,.#>I ENGINEERS WOFD(ORDER: 21110 PROJECT: HELLECK RESIDENCE - DRYWELL

DRYWELL DETAIL

.1 1/2" ROUND OR OPEN ROCK

4'

A DISTRIBUTION BOX

4'

SECTION A-A

DRYWELL TRENCH N.T.S.

CIVIL I STRUCTURAL I f:=1.RE

.3" PERF. PIPE

1355 OAK STREET, STE 200 EUGENE, OR 97401

P: 541-484-9080 IF: 541-484-6859

i ENGR; RM DATE: 06/30/17

TOP SOIL

TOP SOIL

90# ROLL ROOFING OR FILTER FABRIC

.3 HOLE DISTRIBUTION SOX OR EQUAL

LINE DITCH W/ FILTER FABRIC

1 1 /2" ROUND OR OPEN ROCK

LENGTH OF TRENCH _!!__sr LOCATE DRYWELL TRENCH 1 O' FROM BUILDINGS AND 5' FROM PROPERTY LINES.

i, ~-

·.:;::,

MORTIER AMG l'NOI t,j E !' RII

~ ,.-a-. ....... i....,~P40I ""w1-.10N

.... -~-' .· .... .. · { ! --

~t -------il~ -------~-~ ~L . ------------T -------- .----- . ------------- - --=-,

r--- in

1~

---- ------------------------+ S16"30"16"W94.741" j

I., :~

I !&.1!!11 .!~ LONGSPINNER ~

' f I ~

"Tl 0 C ::0 -; ::r:

~ en ~ -; el ::0 ;;; m 0~

a, 0

I N18"1s,ier 6 D4JJO' _j__ _______ __ _! ____ _ f ---- --~----_---·- ------ --------- -------- I~~ I ! 1=,..-~--1

I

~ r - ··-- - - - - - -- --- - -- -------- --··-·-- l!C.OI.E:1'"10- !

MADISON AVE. 60' R/W ' ----~1"1'71'1.C,,U,, ll'l)IIOt"""""~ -- ........ ,

SEct ......

2D' + PAVED SURFACE WITHOUT SIDEWALK OR CURB AND GlJTTI:R

11

11 @ DRYWELL DETAIL .,, @ SITE Pl},N , • • ., l!L_ _ _ _ ___;;...__ ________________________________________ __._ _ __. S1

·'· ~.

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