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HomeMy WebLinkAboutPDR2021-00004 Decision FINAL w Attachments NOTICE OF FINAL ORDER ,, OF THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD A Final Order approving a land use application for a Planned Development Concept Plan, Detailed Plan, Subdivision, Sensitive Lands Review and Temporary Uses. The Planning Commission held a public hearing to receive testimony on this application on January 31,2022.The Planning Commission has based their decision on the facts, findings, and conclusions described in further detail within this Final Order. 120 DAYS = 03/17/2022 SECTION I. APPLICATION SUMMARY FILE NAME: RIVER TERRACE TOWN CENTER CASE NO.: PLANNED DEVELOPMENT REVIEW (PDR) PDR2021-00004 SUBDIVISION (SUB) SUB2021-00006 SENSITIVE LANDS REVIEW (SLR) SLR2021-00011 TEMPORARY USE PERMIT (TUP) TUP2021-00018-23 PROPOSAL: The applicant requests approval of the proposed Planned Development (Conceptual and Detailed Plan Review), Tentative Subdivision, Sensitive Lands Permit,Temporary Use Permits,and Early Grading Authorization. The planned development provides 491 residential units with 25,716 square feet of commercial/ retail space. The development consists of ten (10) four- story apartment and mixed-use buildings and a mixture of single detached housing.Six(6) of the buildings will be mixed-use with retail space at the street level and three (3) floors of residential above and four (4) buildings will be entirely residential with a total of 348 apartment units. The project will be developed in two phases, the first phase being the infrastructure and the single detached housing portion of the site and transfer of the future Community Park tracts to the city. The second phase being the apartment and mixed-use development. APPLICANT: Stanton Street Building Company,LLC Pam Verdadero PO Box 1287 Cannon Beach,OR 97110 PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 1 OF 134 OWNER: Tax Lot 2S1060003301 Don Roshak 11300 SW River Road Hillsboro, OR 97123-9313 Tax Lot 2S10600003300 Ronald Roshak Linda Price Jerry Roshak Don Roshak July Linn Krill Gary Roshak Carol Endicott APPLICANT'S REPRESENTATIVE: Pacific Community Design,Inc Maureen Jackson 12564 SW Main Street Tigard,Oregon 97223 LOCATION: The site is located east of SW Roy Rogers and north of SW Roshak Rd (WCTM 2S106 Tax Lots 3300 and 3301) COMPREHENSIVE PLAN DESIGNATION: Medium and Medium-High Residential, Community Commercial ZONE: R-4.5, R-7, R-25, CC, River Terrace Plan District APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.110, 18.120, 18.210, 18.230, 18.280,18.290, 18.320,18.410,18.420,18.440, 18.510,18.640,18.710, 18.770, 18.830, 18.910, 18.920, 18.930. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal,the applicant must submit an Autocad file of proposed street names and assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. The address fee must be assessed in accordance with the current Master Fee Schedule. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the PLANNING DIVISION,ATTN: Gary PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 2 OF 134 Pagenstecher(503)718-2434 or garyp@tigard-or.gov.The cover letter must clearly identify where in the submittal the required information is found: 2. Prior to commencing any site work, the project arborist must perform a site inspection for tree protection measures,document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 3. The project arborist must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 4. Prior to commencing any site work,the applicant shall provide a tree establishment bond in the amount of$326,540.00 (580 individual planted trees x$563/tree) that meets the requirements of the Urban Forestry Manual Section 11,Part 2. 5. Prior to commencing any site work, the applicant must provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual,Section 11,Part 3).This fee amount($18,766.00)will be for 74 individual and two stands preserved (1S" at $189 + 73 x $28/each additional individual = $2,233 and 1St at $249 + 1 x $44/each additional stands = $293) and newly planted trees (580 x $28/each individual = $16,240). 6. Prior to commencing site improvements,the applicant must execute a Development Agreement with the City detailing the design,construction,and timing of improvements for the River Terrace Community Park in excess of the minimum improvements required of the applicant in conjunction with the land use application (minimum required improvements are detailed in memorandum entitled"Revised Site Plans to Clarify Open Space,Public Benefits,and Pedestrian Connectivity" and as shown on the applicant's Circulation Plan,Sheet 9). 7. Prior to commencing Phase II site improvements, the applicant must submit a revised site plan showing that the private utility facilities meet the applicable location and design standards. 8. Prior to commencing Phase II site improvements,the applicant must submit a revised site plan showing paths that provide access from public sidewalks to required building entrances have a minimum unobstructed width of eight feet. 9. Prior to commencing Phase II site improvements, the applicant must submit revised site plans showing path surfaces visually distinguished from drive aisle surfaces where paths cross drive aisles. 10. Prior to commencing Phase II site improvements,the applicant must submit plans detailing how the parking area striping,wheel stop, and lighting design standards are met. The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Jeremy Tamargo, Principal Engineer at (503) 718-2462 or JeremyT@tigard-or.gov.. The cover letter must clearly identify where in the submittal the required information is found: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 3 OF 134 11. Improvements associated with public infrastructure including street and right-of-way dedication,utilities,grading,water quality and quantity facilities,streetlights,easements, easement locations,and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • Tigard Community Development Code (CDC),Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State,and Federal Codes and Standard Guidelines 12. Improvements associated with public infrastructure including street and right-of-way dedication,utilities,grading,water quality and quantity facilities,streetlights,easements, easement locations,and utility connections for future utility extensions are subject to the City Engineer's review,modification,and approval. 13. Prior to commencing any site work,the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading,utilities,stormwater quality and water quantity facilities, sanitary sewer, streetlights,and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction,an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 14. Prior to commencing site improvements,the Applicant must submit plans showing the following required street improvements to Engineering for review and approval: Roy Rogers Road (5-Lane Arterial,half street improvements): o Minimum 49'right-of-way dedication from centerline o 0.5'curb o 5'planter strip o 10' sidewalk ■ NOTE: Any additional width for sidewalk area can placed in a pedestrian easement over the required 10-foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract,provided the easement covers the full 10-foot width. o 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW River Terrace Boulevard (Collector, full street improvements): PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 4 OF 134 • 110'minimum right-of-way dedication (total) • 52'minimum paved width o (2) 11'travel lanes o (1) 14'median/turn lane o (2) 8'parking lane • West side of street: o 38'minimum trail corridor • Trail: 12'minimum width multi-use path • Trail corridor landscaping: 26' minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature o 0.5'curb o 5'curb-tight sidewalk • East side of street: o 0.5'curb o 7.5'planter strip o 6' sidewalk o 0.5'public access behind sidewalk SW River Terrace Boulevard (Collector,narrow section,full street improvements): • 44'minimum right-of-way dedication (total) • 24'minimum paved width o (2) 11'travel lanes • West side of street: O 0.5'curb o 12'multi-use path o 0.5'public access behind sidewalk • East side of street: O 0.5'curb O 6' sidewalk o 0.5'public access behind sidewalk SW Jean Louis Road (Commercial Collector,full street improvements): o 78'minimum right-of-way dedication (total) o 50'minimum paved width o Bike facilities: 6'minimum width bike lanes (both sides of street) o On-street parking. 8'minimum width (both sides of street) o Travel Lanes: 11'minimum travel lane (each direction) o Left-turn Lane: 11' minimum width where left turns are allowed, as determined by City Engineer o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5 curb o (2) 5.5 planter strip o (2) 8' sidewalk o (2) 0.5'public access behind sidewalk PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 5 OF 134 o 8'public utility easement across road frontage,outside of right-of-way SW Streamwood Lane (Local Residential<1500 vpd, full-street improvements): o 54'minimum right-of-way dedication (total) o 32'minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5'curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW Tuscany Street (Local Residential <1500 vpd, Skinny Street Option, frill-street improvements): o 50'right-of-way dedication (total) o 28'paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5'curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW Beacon Lane (Local Residential<1500 vpd,full-street improvements): o 54'minimum right-of-way dedication (total) o 32'minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5'curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW 165th Avenue (Local Residential<1500 vpd,full-street improvements): o 54'minimum right-of-way dedication (total) o 32'minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5'curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW 166th Avenue (Local Residential<1500 vpd,full-street improvements): PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 6 OF 134 o 54'minimum right-of-way dedication (total) o 32'minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5'curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage,outside of right-of-way SW Market Street (Private street,local commercial): o 20'minimum paved width o Per TMC 18.910.070, private streets shall have sidewalks meeting City standards along both sides of the street o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local commercial streets Private Alleys (Local Residential, full-street improvements): o 20'minimum tract width • 17'minimum paved width • (2) 1'mountable curbs • (2) 0.5'public access behind curb o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local residential streets 15. Prior to commencing any site work,the applicant must obtain all required approvals and permits for construction from all necessary agencies,including but not limited to Washington County,in accordance with the Washington County Response Letter(County File number CP22-903,dated January 24,2022). 16. Prior to commencing any site work,the applicant must submit the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee", and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation,limited partnership,LLC,etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. 17. Prior to commencing any site work,the applicant must provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 7 OF 134 18. Prior to commencing site improvements, the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B. 19. Prior to commencing any site work,the applicant must submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected,conveyed,treated and detained for review and approval. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 20. Prior to commencing any site work,the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS after preliminary review. 21. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. 22. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines,hydrants and water services to be designed in accordance with the City of Tigard Standards for review and approval. 23. Prior to commencing any site work,the applicant must provide written approval from TVF&R for fire flow,hydrant placement,and emergency vehicular access and turn around. 24. Prior to commencing any site work,the applicant must submit all public utility easements,joint access easements,public access easements and maintenance agreements for review and approval. 25. Prior to commencing any site work,the applicant must submit an erosion control plan as part of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). 26. Prior to commencing any site work,the applicant must submit a final grading plan showing the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate,on the grading plan,which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary. 27. Prior to commencing any site work,the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 8 OF 134 28. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. 29. Prior to commencing any site work,the applicant shall submit a revised traffic study report that provides a proportional share impact analysis for the identified need for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3, Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements). 30. Prior to commencing any site work,the applicant must complete the annexation process in order for public sanitary or storm sewer services to be provided. 31. Prior to commencing any site work, the site development plans must demonstrate compliance with CWS conveyance design requirements (D&C Section 5.02). This condition will include making gravity sanitary sewer service available at a depth and capacity necessary to accommodate the future decommissioning of Scholls Country Estates Pump Station (TLNO 2S105CB15800). THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Jeremy Tamargo, Principal Engineer at (971) 713-0281 or JeremyT@u,tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 32. Prior to final plat approval,Pursuant to 18.280.040, all lots approved for rowhouse development in the R-7, R-12, and R-25 zones must record a deed restriction prohibiting any type of development other than rowhouse development on the lot. 33. Prior to final plat approval,all improvements associated with public infrastructure including but not limited to street improvement under the City of Tigard jurisdiction must be constructed, completed and/or satisfied. The Applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. 34. Prior to final plat approval,all public utility facilities including but not limited to storm drainage, water quality and quantity,sanitary sewer,water,gas,electrical,communication,and wireless must be completed. Private storm water quality and quantity facilities must be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. 35. Prior to final plat approval,the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network(GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary.Along with the coordinates,the plat must contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north.These coordinates can be established by;GPS tie networked to the City's GPS survey or by random traverse using conventional survey methods. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 9 OF 134 36. Prior to final plat approval,the applicant must submit for City review four(4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee, and any other necessary data or narrative.The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director. Note:Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor.After the City and County have reviewed the final plat,the applicant must submit one copy of the final plat for City Engineer and Community Development Director signatures. 37. Prior to final plat approval,the applicant must record all public utility easements,joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. 38. Prior to final plat approval,the applicant must submit the Final Sight Distance Certification for review and approval. 39. Prior to final plat approval,the applicant must place all existing and proposed utilities underground. 40. Prior to final plat approval,the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants,Conditions,and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. 41. Prior to final plat,the applicant shall pay a fee-in-lieu for the project's proportional share impact for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3, Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements).The proportional share impact fee-in-lieu amount shall be reviewed and approved by the City. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the PLANNING DIVISION,ATTN: Gary Pagenstecher(503)718-2434 or garyp@u,tigard-or.gov.The cover letter must clearly identify where in the submittal the required information is found: 42. Prior to a final building inspection,the applicant shall call for a final planning inspection and final urban forestry plans to ensure the project was completed according to the approved plan. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 10 OF 134 SECTION II. BACKGROUND INFORMATION Proposal: The applicant requests approval of the proposed Planned Development (Conceptual and Detailed Plan Review), Tentative Subdivision, Sensitive Lands Permit, Temporary Use Permits, and Early Grading Authorization. The planned development provides 491 residential units with 25,716 square feet of commercial/retail space on the subject 40-acre site.The development consists of ten (10) four-story apartment and mixed- use buildings and a mixture of single detached housing. Six (6) of the buildings will be mixed-use with retail space at the street level and three(3) floors of residential above and four(4)buildings will be entirely residential with a total of 348 apartment units. The project will be developed in two phases, the first phase being the infrastructure and the single detached house portion of the site and transfer of the future Community Park tracts to the City. The second phase being the apartment and mixed-use development. The applicant is requesting approval of a Consolidated Planned Development. Through the planned development process,the applicant is requesting the following adjustments: Standard 18.230.040.B.2.b S-3 Screening Standards: The applicant is requesting flexibility to reduce the screening standards required for apartment development that abuts the R-12 zone along the southern boundary of the site. 18.320.040.D.1.a Utility and Service Area Locations: The applicant is requesting an adjustment to reduce the distance between the trash enclosures located west and just north of Building 3 and west and just south of Building 5 and the property line with SW Roy Rogers Road. 18.920.030.I.2 Minimum Driveway Setback from Collector: The applicant is requesting an adjustment to this standard to reduce the minimum driveway setback on four lots on SW 165th Avenue from SW Jean Louise Road. 18.920.0341 Minimum Driveways Required for 50 or more Apartments: The applicant is requesting an adjustment to the minimum driveways required to serve the mixed-use and apartment development south of SW Jean Louis Road to provide an emergency access to/from Roy Rogers in lieu of a second driveway. Tables: 18.280.1, Dimensional Development Standards:The applicant is requesting adjustments 18.290.1, 18.230.1, to lot width and setback dimensional development standards. Table 10 of this and 18.320.1 report provides a comparison of the lot width and setback standards required by Code to the proposed planned development. Site History: The applicant is proposing a planned development with single detached houses, rowhouse, apartment, and mixed-use development. The 40.10-acre property consists of Tax Lots 3300 and 3301 on Tax Map 2S106. The site includes residential zones R-4.5, R-7, R-25, and Community Commercial (C-C) and is PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 11 OF 134 located in the River Terrace Community Plan area. Existing residences and structures on the property will be removed to accommodate the development. The site abuts unincorporated Washington County residential development to the east, River Terrace East to the north, SW Roy Rogers Road to the west, and Polygon at Roshak Ridge to the south of the site. Located east of SW Roy Rogers Road and north of SW Bull Mountain Road the proposed development includes transportation connections that are critical to the viability of the community.The project provides the final segment of SW River Terrace Boulevard between River Terrace East to the north and Roshak Ridge to the south and connection of the east-west collector Jean-Louise Road from the Lorenzo Road to the east to SW Roy Rogers Road. p , ' . + �j.. ...A °, z' ,, .. Id-.On Street 1 ` ' R� \5. LEGEND i{ l I k� • ... —_. - C11..,L., WO USE nYnKlOPAT to ExIT` uu^xrxr r s-t A. MEI WiLUM4;:U,r, REVISIONS we " 4 \ '4,§N W3t3d I-.1 Y nuxn rucxux¢i uwu'[s • Y CI I-:L,.. . I I I 6 x. TM,MULTI MILT uxn5.Ja V.O. I, 0 }. IE,�F „A . s ; •• ' @.,, i ft l c I " tea.,. in. rlcorl_ ncu T-J 1 . - 4 j+j .�J i x J .t' I' : I,L:n c F"."'""nmm IZAN.Tema«, J Am`.:.�' ''. ism ,_ I" f�7 l r m*nL SM.FuuLrunns+a RIVER !'� -..Y". cs �� �, e�� M� TERRACE s T s E 1 I .:. TOWN CENTER g - - art �� - I i 1 sniF n j i € n a i 14 YJ ai ! -! _ Y�JJ Q concEPr r '► Y 6 x • SITE MAP E e 17 - 5.3R SECTION III. PUBLIC COMMENTS The CDC requires that property owners within 500 feet of the subject site be notified of the proposal and be given an opportunity to provide comments prior to a decision being made. Staff mailed a Type III Notice of Public Hearing regarding this application to affected parties on December 16, 2021 and posted the site on January 13,2022. On January 31,2022, staff received the following comments: - An email from Dede Marshall requesting clarification of the extent of River Terrace Boulevard that will be provided by the proposed development. - An email and written testimony from Marie Johnson Walkiewicz stating that although she supported the increase in housing and the addition of a town center, she had detailed concerns PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 12 OF 134 regarding wetland impacts,mitigation,stormwater management,and transportation connections. - Emails from Bridget and Tim Monterossi expressing concerns about traffic safety when River Terrace Boulevard is extended through the site, which is already experiencing speeding on the completed segment from Scholls Ferry Rd. - An email from Justin Sardone expressing concerns about traffic impacts to the existing neighborhoods and ways to keep pedestrians safe. - An email from Cameron Benjamin stating that her family shares the same concern as others with the existing and excessive speed of traffic on River Terrace Blvd that already exist and requested a copy of the applicant's traffic report. At the public hearing, the Planning Commission received testimony from five of the members of the public identified above,generally in opposition to the proposal based on concerns over increased traffic and safety with the proposed new street connections. The applicant and staff responded stating that the project was required to connect to streets that abutted the subject property,including SW Tuscany, SW Lorenzo and River Terrace Boulevard, and that traffic safety and mitigation strategies can be addressed through monitoring traffic impacts once the public streets are built to determine appropriate safety mitigation strategies. On February 1,2022,a copy of the traffic report was forwarded to Ms.Benjamin. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA The following summarizes the review criteria applicable to this decision, in the order in which they are addressed: Applicable Review Criteria 18.770 Planned Developments 18.640 River Terrace Plan District 18.830 Subdivisions 18.40. Measurements (Residential Density) 18.110 Residential Zones 18.120 Commercial Zones 18.230 Apartments 18.280 Rowhouses 18.290 Single Detached Houses 18.320 Commercial Zone Development Standards 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.440 Temporary Uses 18.510 Sensitive Lands 18.910 Improvement Standards 18.920 Access,Egress and Circulation 18.930 Vision Clearance Areas PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 13 OF 134 SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS The following subsections address only the approval criteria applicable to this decision. 18.770 Planned Developments 18.770.020 Applicability This chapter applies to all proposed or existing planned developments. The applicant is proposing a planned development application. This chapter applies. 18.770.030 General Provisions B. Planned development approval is required to establish a new planned development or to substantially redevelop an existing planned development. Substantial redevelopment is defined as a proposal that involves substantial changes to uses, structures, site improvements, operating characteristics, or original findings of fact. The applicant is requesting a planned development approval to establish a new planned development. C. An applicant may choose to submit a single consolidated planned development application or two consecutive planned development applications consisting of a concept plan application and a detailed plan application. The applicant is proposing a consolidated planned development. D. The proposed development must comply with all applicable development standards and requirements of this title, except as specifically adjusted through the planned development approval process.Planned development review satisfies the requirements for site development or conditional use review and a separate site development, conditional use, or adjustment application is not required. Compliance with the provisions of this chapter are addressed in the responses to the following application sections. E. If sensitive lands review is required, a sensitive lands application must be submitted concurrently with a consolidated or detailed plan application.A sensitive lands application may not be submitted concurrently with a concept plan application. There are sensitive lands associated with this property. A Sensitive Lands application has been submitted concurrently with the consolidated application including Concept Plan, Detailed Plan, and Preliminary Plat. F. If land division is proposed, a subdivision or land partition application must be submitted concurrently with a consolidated or detailed plan application. A subdivision or land partition application may not be submitted concurrently with a concept plan application. The applicant is proposing to subdivide the property. Therefore, a concurrent subdivision application is included in this application packet. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 14 OF 134 G. If the proposed development has more than one base zone designation, density and floor area standards are calculated for each base zone as provided by this title. The proposed development includes four different base zone designations across the site including R-4.5, R-7, R-25, and CC. Density calculations for each base zone are provided in the response to Section 18.40.040—Residential Density. H. Density and floor area allocations and increases allowed with planned development approval are as follows: 1. Minimum density and floor area may be allocated anywhere on the site regardless of the underlying base zone designation. 2. Maximum density and floor area may be increased subject to the limitation of Subparagraph 18.770.060.B.10.b. The applicant is proposing to spread use types and associated density requirements across zone boundaries on the site through the planned development process. Density calculations for the site are provided in the response to Section 18.40.130—Residential Density. The applicant is not requesting an increase to the maximum density requirement for the site. Therefore, the development complies with the allowed density. I. Uses and housing types allowed with planned development approval are based on the underlying zoning as follows: 1. Residential zones. All housing types and civic uses are allowed. Commercial uses not allowed by the underlying base zone may be allowed where appropriately located, designed, and scaled. 2. Commercial zones.Apartments and civic uses not allowed by the underlying base zone may be allowed where appropriately located, designed, and scaled. 3. Industrial zones. No additional uses are allowed beyond what is allowed in the applicable base zone. The subject property includes R-4.5, R-7, R-25 residential zones and CC zoned areas. The planned development provides 491 residential units (348 apartments, 50 rowhouses, and 93 single detached houses) and 25,716 square feet of commercial/retail space on the ground floor and apartments above, and four residential only apartment buildings. J. The following development standards may not be adjusted with planned development approval: 1. Minimum density or minimum floor area ratio. 2. Maximum parking ratio. 3. Any development standard that contains an express prohibition. The applicant is not seeking to adjust the minimum density,parking ratio,or any standard that contains an express prohibition. CONCLUSION As shown in the above analysis,the general provisions of the Planned Development Chapter are met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 15 OF 134 18.770.040 Required Analysis In addition to the submittal requirements in Paragraph 18.710.030.C.3,a consolidated or concept plan application must include the information listed below. The graphic illustrations must adequately demonstrate the required information.Examples of graphic illustrations include,but are not limited to, the following: maps, site plans, massing studies, elevation drawings, photo simulations, and digitally created 3-dimensional drawings.Manually created artistic renderings are usually not adequate on their own to illustrate the required information. A. Proposal summary. A written description and graphic illustration of the planned development proposal with enough specificity to convey the overall land use pattern, development scale, circulation network, and housing types and densities. The description must include a statement about the planning objectives to be achieved by the proposal and why the applicant believes the public benefits from the proposal are sufficient to warrant the type and amount of flexibility requested. A written description and graphic illustration of the planned development proposal with enough specificity to convey the overall land use pattern, development scale,circulation network,and housing types and densities was provided by the applicant. The applicant requests approval of a planned development that provides 491 residential units (348 apartments, 50 rowhouses, and 93 single detached houses) and 25,716 square feet of commercial/ retail space. The plan provides the critical final segment of SW River Terrace Boulevard between River Terrace East and Roshak Ridge. To the west of the SW River Terrace Boulevard connection the applicant is proposing six mixed-use buildings and four apartment buildings. Each of the mixed-use buildings contain 4,286 square feet of commercial/ retail space on the ground floor and 36 units above. Three of the apartment buildings contain 34 units and one building contains 30 units. The eastern side of the site provides 50 rowhouse lots and 93 single detached house lots with 76 small lots, two medium lots, and 15 large lots. The proposed plan seeks to implement the vision of the River Terrace Community Plan by providing a mix of housing options with convenient small-scale retail space for the community. The plan also seeks to provide critical street and pathway connections through the site with development of two collector streets in SW River Terrace Boulevard running north/south and SW Jean Louise Road running east/west. A segment of the River Terrace Trail corridor is provided along the west side of SW River Terrace Boulevard connecting the River Terrace East development north of the site to the Polygon at Roshak Ridge development south of the site. Additionally, a multi-use path (MUP) will be provided that connects the existing MUP from the west side of Roy Rodgers RD. through the site to connect with the River Terrace Trail as well as the east side of Roy Rodgers RD. and the commercial area. Zoning on the site consists of the R-4.5 zone, the R-7 zone, the R-25 zone and the CC zone. The planned development distributes uses throughout the site across zone boundaries. Through the blending of uses and densities across zone boundaries the site plan is designed in an efficient manner while maintaining compliance with density requirements across the development as demonstrated in response to Section 18.40.040. The flexibility in the location of housing types and uses across the site provides an efficient plan that allocates the highest density and commercial uses at the heart of the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 16 OF 134 site along the two collector streets and adjacent to SW Roy Rogers Road, an arterial. This creates a vibrant center of activity with lower density options transitioning to the east as the site abuts existing single detached house development. The applicant is not requesting any modifications to required minimum or maximum density requirements for the development. B. Flexibility request. A detailed written description of all proposed adjustments to development standards and the reason for each proposed adjustment.The description must be accompanied by professional studies or analyses as needed to adequately support the reason for each proposed adjustment. The description must also include a table that lists each applicable development standard and the associated proposed standard in a side-by-side column format. A detailed written description of all proposed adjustments to development standards and the reason for each proposed adjustment was provided by the applicant.The applicant is requesting adjustments to various development standards with the planned development application. The requested adjustments and associated analysis supporting each adjustment are detailed below. 18.230.040.B.2.b Apartments. Development Standards. Landscaping and screening: The applicant is requesting an adjustment to section 18.230.040.B.2.b, landscaping and screening standards for apartment development.The specific code section requiring the adjustment is as follows: b. Apartments that abut an R-1 through R-12 tone must be screened to the S-3 standard along all proper y lines, except street property lines. Located directly south of the mixed-use and apartment development on Lot 2 of the proposed planned development are Tracts R and Y of Polygon at Roshak Ridge,zoned R-12.The S-3 screening standard is required to be provided where apartments abut an R-12 zone. Elevations of apartment building numbers 8,9,and 10,that face the southern boundary of the site require screening to the S-3 standard. The applicant is not proposing a sight obscuring fence or wall,as required by the S-3 standard because the open space tracts R and Y in Polygon at Roshak Ridge and on-site parking areas and drive aisles are adjacent to Buildings 8, 9, and 10 and provide approximately 200 feet of separation from the apartments and the R-12 single detached house development to the south. The applicant is requesting an adjustment to this standard to eliminate the six-foot-tall sight obscuring fence or wall requirement that would restrict access to the trail and open space amenity and create a physical barrier between the commercial center and pedestrian path. Instead, the applicant proposes enhancements to the pedestrian path along the southern boundary and along the pond in the southwest corner of the site. The enhancements and plantings proposed create a large natural area that effectively buffers and screens the apartment uses from the R-12 development to the south.Pond restoration and enhancements to the path create a natural resource amenity with overlook opportunities for residents of the proposed planned development and Polygon at Roshak Ridge. The pond planting plan and trail improvements are detailed on Sheets L3.01 and L3.02, buffer mitigation is detailed on Sheet L5.01, and tree canopy coverage along boundary of the parking area and drive aisle is detailed on Sheet P2 in Exhibit C. 18.320.040.D.1.a Commercial Zone Development Standards. Utilities and service areas: PDR2021-00004 RIVER TERRACE TOWN CEN I'ER PAGE 17 OF 134 The applicant is requesting an adjustment to section 18.320.040.D.2, utilities and service areas for commercial zone development.The specific code section requiring the adjustment is as follows: 1. Private utility facilities, such as transformers or control valves, that serve a single development must be located below ground unless the functional properties of the facilio require aboveground placement. If located above ground, all facilities 1 cubic foot or greater in volume or with any one dimension greater than 2 feet must meet the following standards where not wall-or roof-mounted or located inside a building: a. The facility may not be located within 20 feet of any street property line; Two waste collection and recycling enclosures serving the mixed-use development in the CC zone are located less than 20 feet from the property line with SW Roy Rogers Road, as illustrated on the Site Plan, Sheet 11.1 in Exhibit C. One enclosure is located west and just north of Building 3 and setback from the street property line by approximately 10 feet. The second enclosure is located west of and just south of Building 5 and setback from the property line by approximately 15 feet. The two other enclosures along the western property line, located on the northwest and southwest corners of the mixed-use development, are setback more than 20 feet from SW Roy Rogers. The applicant is requesting an adjustment to this standard to reduce the distance between the trash enclosures and property line with SW Roy Rogers Road. Relocation of the trash enclosures would increase the distance between the facilities and buildings intended to use the enclosures. Moving the enclosures eastward would obstruct vehicle clearance of the garage and tandem parking spaces on the western portion of Buildings 3 and 5. The current locations provide a direct, efficient, and safe pedestrian connection from the buildings to the trash enclosures as shown on the Circulation and Site Plans, Sheet 9 and 11.2 in Exhibit C. Locations of the trash enclosures also allow safe and efficient access and maneuverability for garbage trucks that serve the development. Landscaping, tree canopy, and a site boundary wall, detailed on Sheets L2.04,L2.06,and L4.05, 5,will effectively screen the trash enclosures from the SW Roy Rogers Road right-of-way. 18.920.030.I.2 Access, Egress, and Circulation.Access Management: The applicant is requesting an adjustment to the minimum driveway setback requirement from an adjacent collector street, specifically Section 18.920.030.I.2: 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections.Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection is 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot.If shared access is not possible or practicable, the driveway must be placed as farfrom the intersection as possible. The planned development includes an extension of SW Jean Louise Road (collector) running east and west through the site from Lorenzo Lane to the east to SW Roy Rogers (arterial) to the west. According to 18.920.030.H.2, driveways on the adjacent queueing streets must be located at least 150 feet from the intersecting collector street. Four driveways serving single detached homes along the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 18 OF 134 east side of SW 165th Avenue are located less than 150 feet from the SW Jean Louise Road right of way. The applicant is requesting an adjustment to this standard to reduce the minimum driveway setback from SW Jean Louise Road. The traffic volume on SW 165th Avenue, a local street, is contained within the development due to natural resource area located on the north and south sides of site; therefore, no conflicts are expected within the queuing distance. A traffic analysis prepared by Kittelson&Associates and preliminary sight distance certification is provided in Exhibit G,verifying the design and location of driveways and streets are safe by meeting adequate stacking needs, sight distance, and deceleration standards as set by ODOT,Washington County, and the City of Tigard. 18.920.030.J.1 Access, Egress, and Circulation. Minimum access requirements for residential uses: The applicant is requesting an adjustment to the minimum driveway requirements of Table 18.920.1. The applicant proposes a planned development with 348 apartment units, 178 units located north of SW Jean Louise Road, and 170 units south of SW Jean Louis Road. The southern mixed-use and apartment site has a single vehicle access point along SW Jean Louise Road.The access is aligned with the accessway to the northern mixed-use and apartment development area,approximately 250 feet east of Roy Rogers Road and 350 feet from SW River Terrace Boulevard. A second fire and emergency vehicle access is located along Roy Rogers Road,approximately 450 feet south of the intersection with SW Jean Louise Road. Due to the access spacing requirement of 600 feet along Roy Rogers Road, a County arterial road, this access point will be gated for emergency vehicle access only. Due to physical constraints of the site, the applicant is requesting an adjustment to the minimum driveways required to serve the mixed-use and apartment development south of SW Jean Louis Road. The southern apartment and mixed-use development is bound by SW Roy Rogers Road to the west, SW Jean Louise Road to the north, SW River Terrace Boulevard to the east, and the natural resource area associated with the creek corridor in the existing Roshak Ridge development to the south. As stated previously, access is restricted onto Roy Rogers Road due to its status as a County arterial road. The access provided is required to be gated for emergency vehicle access only. Access to the site via the southern boundary of the site is precluded due to the existing Roshak Ridge development with a creek corridor and existing single detached homes. Access from SW River Terrace Boulevard is precluded due to access limitations and the grading necessary to tie into the existing River Terrace Boulevard location as illustrated on the Preliminary Grading Plan, Sheet 7.1 in Exhibit C, as well as potential conflicts with the River Terrace Trail. Setbacks and dimensional standards: The applicant is requesting multiple adjustments to dimensional development standards. The following table details the requested adjustments providing the requirements and proposed dimensions for each standard across all of the zones within the development. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 19 OF 134 Table 9. Planned Development Modifications to Dimensional Development Standards C-C Apartmen I Apartm Rowhouse SF SF CC Zone t Detached Detached SF Zone ent R-25 Rowhouse (Table R-25 R-4.5 R-7 Detached 18.320.1) propose (Table Propos (Table Proposed (Table (Table Proposed d 18.230.1) ed 18.280.1) 18.290.1) 18.290.1) Min. Lot 50 ft 50 ft n/a n/a 20 ft 15 ft. 50 ft 50 ft 30 ft Width Minimum Setbacks I Building: Building: 12 ft Front 0 ft 0 ft 20 ft 0 ft. 15 ft 12 ft 20 ft 15 ft Porch:8 ft Porch:8 ft Garage:20 ft Street Oft Oft 20 ft Oft. 10 ft 8 ft 15 ft 10 ft 7 ft side 0 or 20 ft 0 or 20 Interior:O ft Interior:3 ft Side (adj.to ft 10 ft 0 ft. 5ft Alley:3 ft 5ft 5ft Alley 3 ft residential) Front loaded: 0 or 20 Building: 3 or 20 ft Oor2Oft ft 15ftor0 (20ftwhen 15ft 0 or 20 (20 ft (0-setback Patio:10 ft Rear (adj.to ft 20 ft adj to for alley driveway 15 ft 15 ft Alley residential) resident access) parking loaded: ial) provided) Garage or Building:3 ft 3 or 20 ft Front (20 ft when 20 ft or 0 20 ft or 0 loaded: Garage n/a n/a n/a n/a n/a driveway (0-setback (0-setback 20 ft parking for alley for alley Alley provided) access) access) loaded: 3 ft Maximum Setbacks Front 20 ft None n/a n/a 20 ft. i 20 ft NR NR NR Street 20 ft None n/a n/a 20 ft. 20 ft NR NR NR side C. Public benefits proposal. A detailed written description of all proposed public benefits. The description must be accompanied by drawings, plans, or details as needed to convey the location, size, and overall nature of each public benefit. Public benefits include features, amenities, or protections that in some way exceed the minimum standards of this title to the benefit of the general public or planned development users. A detailed written description of all proposed public benefits has been provided. The planned development proposal offers many features that provide public benefit and enhance the surrounding community. The planned development has been designed to integrate into the River Terrace community while providing integral pedestrian and vehicular connections.The development includes the final segment of the SW River Terrace Trail, a 12-foot-wide meandering MUP that provides pedestrian and bicycle connection from Scholls Ferry Road to the north to 150th Avenue to the south. Additionally, an MUP will be provided that connects the existing MUP from the west side of Roy Rodgers Rd. through the site to connect with the River Terrace Trail as well as the east side of Roy Rodgers Rd. and the commercial area. Street connections through the site include extensions of SW Jean Louise Road and SW River Terrace Boulevard,collector streets. SW Jean Louise connects to Lorenzo Lane to the east and intersects with PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 20 OF 134 SW Roy Rogers Road at a signalized intersection to the west. Pedestrian and vehicular circulation through the development is illustrated on the Circulation Plan, Sheet 9 in Exhibit C. The planned development includes 25,716 square feet of commercial/ retail space provided on the ground floor of six mixed-use buildings with apartments above. The commercial space provides an opportunity for community oriented small-scale retail, service, and restaurant uses for the residents of the River Terrace community. The commercial spaces will front SW Jean Louise Road and a private internal drive to create a vibrant, active, and walkable streetscape for the community. Plaza spaces are provided at the intersection of SW River Terrace Boulevard and SW Jean Louise Road forming a gateway to the more high-density uses from the lower density development to the east. Plaza spaces throughout the mixed-use and apartment development support the neighborhood- oriented commercial and retail spaces along SW Jean Louise Road and the along the private internal street leading north to the future community park area. The plaza spaces provide opportunities for gathering, outdoor dining, and community activity for the neighborhood residents. The future community park located at the northern end of the project site will provide recreational amenities for the River Terrace Community and provide conservation and enhancement of existing wetland features. The River Terrace trail corridor and pedestrian connections in the planned development provide safe and efficient pedestrian access to the commercial area and future community park. The applicant further refined their public benefits analysis with respect to the community park in their memo dated January 17, 2022 "Revised Site Plans to Clarify Open Space, Public Benefits and Pedestrian Connectivity" and as shown on the applicant's Circulation Plan, Sheet 9. The applicant states that the area consists of 4.8 acres suitable for park features and amenities. Conceptual designs for the park provide parking,play elements,picnic shelter,benches, seating, sport courts, sport fields, and unstructured open space in accordance with the adopted Park System Plan Addendum for River Terrace. Final design of the park will be determined through a design process in partnership with the city that will include future community engagement. D. Environmental analysis. A written description and graphic illustration of the relationship between the planned development proposal and any existing natural features on the site. The description and illustration must explain how the proposal addresses any existing sensitive lands, significant tree groves, land forms, or other natural features on the site. A written description and graphic illustration of the relationship between the planned development proposal and the existing natural features on the site has been provided. The project site includes several natural features that were taken into consideration with development of the plan. There are several delineated wetland areas present on the site.The applicant has submitted an application to the US Army Corps of Engineers to fill two of the five delineated wetland features on the site, totaling 1.6 acres in size. These wetland features are located toward the center of the site and their fill is necessary to build the final extension of SW River Terrace Boulevard through the site. Additional wetlands located at the northwest and northeast corners of the site will be preserved and protected within the future community park planned for the site. Tree groves located along the CWS vegetated corridor area at the northwest corner of the site will be retained with the future community park. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 21 OF 134 E. Compatibility analysis. A written description and graphic illustration of the relationship between the planned development proposal and the surrounding community. The description and illustration must explain how the proposal integrates with and responds to existing development patterns through a discussion about the arrangement, location, and massing of all proposed buildings, uses, and site improvements, including streets and paths. A written description and graphic illustration of the relationship between the planned development proposal and the surrounding community has been provided.The proposed plan seeks to implement the vision of the River Terrace Community Plan by providing a mix of housing options with apartments,rowhouses, and single detached homes with 25,716 square feet of convenient small-scale commercial/ retail space for the community. The proposed planned development is designed to integrate into existing development adjacent to the site and within the River Terrace Community Plan Area. Large and medium sized single detached house lots, averaging approximately 6,000 square feet, are proposed along the eastern boundary of the site adjacent to an existing single detached house subdivision outside the plan area. Smaller single detached house lots transition to rowhouse lots east of SW River Terrace Boulevard, and mixed-use and apartment development is proposed west of SW River Terrace Boulevard. Street connections through the site include extensions of SW Jean Louise Road and SW River Terrace Boulevard,collector streets. SW Jean Louise connects to Lorenzo Lane to the east and intersects with SW Roy Rogers Road at a signalized intersection to the west. A segment of SW River Terrace Boulevard, including the River Terrace Trail corridor, will connect segments already constructed to the north and south ultimately providing a connection from Scholls Ferry Road to 150th Avenue just north of Beef Bend Road. Tuscany Street also abuts the development site to the east and will be continued and connected to the proposed street system. The proposed mixed-use and apartment buildings are located, designed, and scaled to create an attractive and vibrant commercial area along collector streets. The commercial/retail spaces provide the opportunity for goods and services at a neighborhood scale to serve the River Terrace community. The higher density apartments will support the retail located within mixed-use buildings. SW River Terrace Blvd provides physical separation from the mixed-use and apartment buildings and the rowhouses provide further buffer and transition from the higher intensity land uses to the single detached houses. Apartments and rowhouses proposed in the planned development increase the housing diversity available in the River Terrace community. Plaza spaces are provided at the intersection of SW River Terrace Boulevard and SW Jean Louise Road forming a gateway to the more high-density uses from the lower density development to the east. Plaza spaces throughout the mixed-use and apartment development support the neighborhood- oriented commercial and retail spaces along SW Jean Louise Road and the along the private internal street leading north to the future community park area. The plaza spaces provide opportunities for gathering, outdoor dining, and community activity for the neighborhood residents. F. Land use analysis. A detailed written description that demonstrates the need for or benefit of any civic or commercial uses proposed in a residential zone or civic or residential uses proposed in a PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 22 OF 134 commercial zone where not allowed in the underlying base zone. The description must be accompanied by professional studies or analyses as needed to adequately support the proposed land uses. The description must also include a table that lists each proposed land use category by location. A detailed written description that demonstrates the need for and benefit of civic and commercial uses proposed in a residential zone or civic or residential uses proposed in a commercial zone where not allowed in the underlying base zone has been provided.The subject site includes R-4.5, R-7,R-25 and CC zoning designations. The 40.10-acre site has 4.19 acres in the R-4.5 zone, 10.59 acres in the R-7 zone, 7.67 acres in the R-25 zone, and 17.65 acres in CC. The planned development provides 491 dwelling units: 93 single detached houses, 50 rowhouses, and 348 apartments. All uses proposed are permitted in the R-4.5,R-7,or R-25 zones,pursuant to table 18.110.3.The CC zone allows mixed-use development with residential development above ground-floor commercial uses. No civic or institutional uses are proposed. A Density Calculations Map and Table is provided on Sheet 4.1 in Exhibit C. G. Impact identification. A detailed written description of the impacts of the planned development proposal on adjacent properties or the surrounding community that would not occur if the site developed without a planned development approval. If impacts exist,the description must include a detailed mitigation proposal where practicable. The applicant does not anticipate the proposed planned development to have any impacts on the surrounding community that would not otherwise occur without a planned development.All uses proposed with the planned development are allowed within the base zones established for the site. The site plan has been designed so that the development is integrated into the surrounding area, with the lowest density uses located on the eastern side of the property adjacent to the established residential neighborhood. Existing development to the north, south, and west of the site is within the River Terrace Plan area and was also developed using the planned development procedure. Additionally, the proposed plan is in keeping with the River Terrace Community Plans and Maps. CONCLUSION As shown in the finding above,the consolidated planned development plan application includes the information listed above and the graphic illustrations adequately demonstrate the required information. 18.770.050 Approval Process A. A consolidated planned development application is processed through a Type III-PC procedure as provided in Section 18.710.070. The proposed application is a consolidated planned development application and requires a public hearing before Planning Commission. The hearing is scheduled for January 31,2022. 18.770.060 Approval Criteria A. Consolidated planned development. The approval authority will approve or approve with conditions a consolidated planned development application when all of the following criteria are met. 1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 23 OF 134 These criteria are addressed adequately below,this criterion is met. 2. Adequate public facilities are available to serve the proposed development at the time of occupancy. The attached Preliminary Utility Plan,Sheet 8 in Exhibit C,and the Circulation Plan,Sheet 9 in exhibit C, demonstrate the provision of adequate infrastructure in compliance with the infrastructure plans for River Terrace. This criterion is met. B. Concept plan. The approval authority will approve or approve with conditions a concept plan application when all of the following criteria are met: 1. The information and analysis required by Section 18.770.040 is sufficiently detailed and of high enough quality to effectively evaluate the proposed development; Detailed responses and analysis as required by Section 18.770.040 have been provided by the applicant in Exhibit C and the Applicant'Statement sufficient to effectively evaluate the proposed development. See detailed discussions in various other sections of this report. This criterion is met. 2. The characteristics of the site are suitable for the proposed development considering size, shape, location, topography, and natural features; The characteristics of the site are suitable for the proposed development considering size, shape, location, topography, and natural features because the subject site is within the River Terrace Plan Area and was specifically identified as the location for apartment and mixed-use development in the CC zone. As shown in the Concept Plan Map (Sheet 5.2) and Concept Site Map (Sheet 5.3), the site is connected to surrounding development through extension of existing collector streets including SW River Terrace Boulevard and SW Jean Louise Road. Sensitive lands located on the northwest portion of the site will be preserved in the area of the future community park. The size, shape, topography, and location of the property is suitable for the proposed development, as it is a large property, is gently sloped, and located centrally to other River Terrace development.This criterion is met. 3. The proposed development is reasonably compatible with and thoughtfully integrated into the surrounding community; The proposed development is reasonably compatible with and thoughtfully integrated into the surrounding community because the planned development is designed to integrate into existing development adjacent to the site on all sides as well as the greater River Terrace Community. Large and medium sized single detached house lots,averaging approximately 6,000 square feet,are proposed along the eastern boundary of the site adjacent to an existing single detached house subdivision outside the plan area with similar sized lots. Smaller single detached house lots transition to rowhouse lots east of SW River Terrace Boulevard, and mixed-use and apartment development is proposed west of SW River Terrace Boulevard. Street connections through the site include extensions of SW Jean Louise Road and SW River Terrace Boulevard,collector streets. SW Jean Louise connects to Lorenzo Lane to the east and intersects with SW Roy Rogers Road at a signalized intersection to the west. A segment of SW River Terrace Boulevard, including the River Terrace Trail corridor, will connect segments already constructed to PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 24 OF 134 the north and south ultimately providing a connection from Scholl's Ferry Road to 150th Avenue just north of Beef Bend Road. The planned development also includes an extension of Tuscany Street to SW 165 Avenue, a local street. This criterion is met. 4. The proposed development includes features, amenities, or protections that exceed the minimum standards of this title to the benefit of the general public or planned development users, and the proposed benefits are sufficient to warrant the type and amount of development flexibility requested; The proposed development includes features, amenities, or protections that exceed the minimum standards of this title and benefit the general public and planned development users. The proposed benefits are sufficient to warrant the type and amount of development flexibility requested by providing a mix of housing options including apartments, rowhouses, and single detached homes blended with supporting commercial uses.The following will be provided: • mixed-use development with 25,716 square feet of convenient small-scale retail space on the ground floor with apartments above; • plazas and open spaces for apartments located adjacent to the River Terrace Trail corridor; • pedestrian connections that provide safe and efficient pedestrian access to the commercial area, River Terrace Trail, and future community park including the connection from the west side of River Terrace Boulevard underneath Roy Rogers Rd; and • dedication of 8.2 acres of the subject property for development of the future River Terrace Community Park and open space for the use and enjoyment of residents throughout the community,as intended in the City of Tigard's River Terrace Community Plan(4.8 acres of usable park space and 3.4 acres of sensitive lands); and recreational amenities within the future 4.8-acre community park located at the northern end of the project site and detailed in the applicant's revised submittal dated January 17, 2022 "Revised Site Plans to Clarify Open Space, Public Benefits and Pedestrian Connectivity"and as shown on the applicant's Circulation Plan,Sheet 9. Conceptual designs for the park provide parking, play elements, picnic shelter, benches and seating, sport courts, sport fields, and unstructured open space in accordance with the adopted Park System Plan Addendum for River Terrace. Final design of the park will be determined through a design process in partnership with the city that will include future community engagement.To ensure the design,construction,and timing of these improvements for the River Terrace Community Park,in excess of the minimum improvements required of the applicant in conjunction with the land use application,the applicant must execute a Development Agreement. The applicant has requested the following type and amount of development flexibility: 18.230.040.B.2.b Apartments.Development Standards.Landscaping and screening: The applicant is requesting an adjustment to section 18.230.040.B.2.b, landscaping and screening standards for apartment development requiring S-3 standard fencing along all property lines,except street property lines. The applicant is requesting an adjustment to this standard to eliminate the six-foot-tall sight obscuring fence or wall requirement that would restrict access to the trail and open space amenity and create a physical barrier between the commercial center and pedestrian path. Instead, the applicant proposes enhancements to the pedestrian path along the southern boundary and to the pond in the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 25 OF 134 southwest corner of the site. The enhancements and plantings proposed create a large natural area that effectively buffers and screens the apartment uses from the R-12 development to the south. Pond restoration and enhancements to the path create a natural resource amenity with overlook opportunities for residents of the proposed planned development and Polygon at Roshak Ridge. 18.320.040.D.1.a Commercial Zone Development Standards. Utilities and service areas: The applicant is requesting an adjustment to reduce the required 20-foot setback from Roy Rogers Road for two waste collection/recycling enclosures.The proposed locations provide a direct,efficient, and safe pedestrian connection from the buildings to the trash enclosures as shown on the Circulation and Site Plans, Sheet 9 and 11.2 in Exhibit C. Locations of the trash enclosures also allow safe and efficient access and maneuverability for garbage trucks that serve the development.Landscaping, tree canopy,and a site boundary wall, detailed on Sheets L2.04,L2.06, and L4.05, 5,will effectively screen the trash enclosures from the SW Roy Rogers Road right-of-way. 18.920.030.I.2 Access,Egress,and Circulation.Access Management: The applicant is requesting an adjustment to this standard to reduce the minimum driveway setback from SW Jean Louise Road. The traffic volume on SW 165th Avenue, a local street, is contained within the development due to the natural resource area located on the north and south sides of site;therefore,no conflicts are expected within the queuing distance.A traffic analysis prepared by Kittelson&Associates and preliminary sight distance certification is provided in Exhibit G,verifying the design and location of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,and the City of Tigard. 18.920.030.11 Access, Egress, and Circulation.Minimum access requirements for residential uses: Due to physical constraints of the site, the applicant is requesting an adjustment to the minimum driveways required to serve the mixed-use and apartment development south of SW Jean Louis Road. The southern apartment and mixed-use development is bound by SW Roy Rogers Road to the west, SW Jean Louise Road to the north, SW River Terrace Boulevard to the east, and the natural resource area associated with the creek corridor in the existing Roshak Ridge development to the south. As stated previously, access is restricted onto Roy Rogers Road due to its status as a County arterial road. The access provided is required to be gated for emergency vehicle access only. Access to the site via the southern boundary is precluded due to the existing Roshak Ridge development with a creek corridor and existing single detached homes. Access from SW River Terrace Boulevard is precluded due to access limitations and the grading necessary to tie into the existing River Terrace Boulevard location as illustrated on the Preliminary Grading Plan, Sheet 7.1 in Exhibit C as well as conflicts with River Terrace Trail. Setbacks and dimensional standards: The applicant is requesting multiple adjustments to dimensional development standards. Flexibility with these standards will allow the developer to increase the supply of needed housing,while creating a neighborhood that blends well with the existing development to the north that was also processed using similar planned development modified dimensional standards. These adjustments allow for efficient development of the site that meets the minimum density and still provides open space amenities. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 26 OF 134 FINDING: As shown in the analysis above,the applicant's proposed development includes features, amenities, and protections that exceed the minimum standards of this title to the benefit of the general public or planned development users, and the proposed benefits are sufficient to warrant the type and amount of development flexibility requested.To ensure the design, construction, and timing of the River Terrace Community Park improvements,the applicant must execute a Development Agreement. 5. The streets, buildings, and site improvements of the proposed development are designed and located to preserve existing, healthy, and noninvasive trees and tree groves to the greatest extent possible; No mapped significant tree groves exist on the subject property. However, there is one existing tree grove on the site located along the vegetated corridor to the north near Roy Rogers Road. This tree grove will be retained in the future community park development. The Urban Forestry Plan Supplemental Report (Exhibit F) includes detailed analysis provided by the project arborist regarding existing tree conditions. The proposed development is designed and located to preserve existing, healthy,and noninvasive trees and tree groves to the greatest extent possible. This criterion is met. 6. The streets, buildings, and site improvements of the proposed development are designed and located to preserve all natural drainages to the greatest extent possible, except where the applicant has demonstrated that modifying a natural drainage results in the same or better environmental function as the existing drainage; The project site includes one natural drainage across the northern portion of the property. The drainageway is included within the proposed open space area reserved for a community park and is proposed for restoration and enhancement as detailed in the project's CWS SPL, Exhibit E of the application. This criterion is met. 7. Any impacts from the proposed development are mitigated to the extent practicable; Any impacts from the proposed development will be mitigated to the extent practicable because a Traffic Study (Exhibit G) was prepared by Kittleson to evaluate potential traffic impacts and found no impacts beyond those expected from this size of development. Street connections,intersection performance,and sight distance have been evaluated and found consistent with applicable standards. No transportation impacts were identified that need mitigation.An arborist evaluation of the on-site trees and required tree canopy cover for the site, lots, and parking lots meet standards. The Urban Forestry Plan (Exhibit F) details the plan to restore future tree canopy cover. The proposal also includes a Water Quality and Detention Analysis (Exhibit H) prepared by Pacific Community Design for stormwater detention and treatment.The plan includes three LIDA water quality swales that outfall to the adjacent regional storm detention facilities,Landi Pond to the north and Roshak Pond to the south. As detailed in the Analysis, these facilities, together with the onsite collection and detention system meet to applicable standards and mitigate the impacts of the proposed development the extent practicable.This criterion is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 27 OF 134 8. The city engineer has determined that any adjustments to street or access standards do not result in unsafe conditions; The applicant is requesting adjustments to the Access Management(18.920.030.I.2) and Minimum access requirements for residential uses (18.920.030 J.1)._The requested adjustments have been evaluated by the applicant's traffic engineer, Kittelson and Associates, and the city engineer has determined that the adjustments can be approved and will not result in unsafe conditions.This criterion is met. 9. The proposed development complies with all applicable development standards and requirements of this title, except as adjusted through this approval process; and As addressed within this report, the proposed development complies with all applicable development standards and requirements of this title, except as adjusted through this approval process or addressed through conditions of approval.This criterion is met. 10. The proposed development is within the following limits: a. Maximum building height may be increased by up to 50 percent, b. Maximum density or floor area may be increased by up to 30 percent, and c. Minimum landscape area may be reduced down to 10 percent. The applicant is not requesting an increase in the maximum density or floor area or reduction in the minimum landscape area. The applicant is proposing a maximum 50 percent increase in building height. According to Table 18.230.1 the maximum building height for apartments in the R-25 zone is 45 feet and according to Table 18.320.1 the maximum building height in the CC zone is 35 feet. As shown on the conceptual elevations provided in Exhibit D,the proposed buildings are 52.5 feet in height.The additional 7.5-foot height for the buildings in the R-25 zone is a 17 percent increase and the additional 17.5 feet of height, from 35 to 52.5 feet for the buildings in the CC zone result in a 50 percent increase. The adjustments to maximum building height requested are within the allowed limits.This criterion is met. FINDING Based on the above analysis, the applicant meets the concept plan approval criteria, as conditioned. CONCLUSION Staff recommends the Planning Commission approve with conditions the proposed consolidated planned development application. 18.640 River Terrace Plan District 18.660.020 Applicability The regulations of this chapter apply to the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.640.A,which is located at the end of this chapter, and on the official zoning map. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of this title. Compliance with all applicable standards and requirements shall be demonstrated in order to obtain development approval.The standards and requirements in this chapter shall govern in the event of a conflict. 18.640.030 Provision of Adequate Public Facilities PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 28 OF 134 A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals can be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in subsection E of this section are met and when all of the following funding components of the River Terrace Funding Strategy have been adopted by the city and are in effect: 1. Transportation: A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer: A citywide utility fee surcharge. 3. Stormwater: A River Terrace stormwater utility fee surcharge. The standards of Subsection E—Additional standards, are addressed below. The Transportation, Sewer and Stormwater funding components of the River Terrace Funding Strategy have been adopted by the City. C. Deferral of Compliance. The applicant is not requesting a Deferral of Compliance. D. Exception. 1. An exception to one or more of the standards in subsection 18.640.030.B may be obtained through a Type II procedure as provided in Section 18.710.060. 2. An exception shall be granted only if the applicant: No exemptions to the standards of subsection 16.640.030.B. are requested with this application. E. Additional Standards. 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, shall be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ability of any other property to develop in compliance with the applicable River Terrace Infrastructure Master Plan. Infrastructure improvements shall be evaluated for conformance with this standard during the land use review process.The city shall take into account the topography,size,and shape of the development site; the impact of the improvement on the development site; and, the reasonableness of available options during its review. The applicant shall not be required to reduce otherwise permitted density or obtain a variance to demonstrate compliance, but this standard may be considered in reviewing a variance application. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 29 OF 134 Improvements for water, sewer, stormwater, and transportation have been designed to serve the development and to not unduly or unnecessarily restrict the ability of any other property to provide or access a public easement or facility required for the property to develop in accordance with this Code. The applicant is not proposing any pump stations or trunk lines.The applicant is not requesting a variance that would necessitate consideration of this standard.This standard is met. 2. Infrastructure improvements for water, sewer, and stormwater shall be placed in easements that are located,wherever possible,within existing or future rights-of- way. Easements and rights-of way shall extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way shall be evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way shall be required as a condition of land use approval, except where the approval is for a future phase of a planned development or land division approval. Infrastructure improvements for water, sewer, and stormwater will be placed within the right of way or easements and will extend to the edge of the development site,as required.This standard is met. 3. Development in water pressure zone 550 shall either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capacity,to the satisfaction of the city engineer and Tualatin Valley Fire and Rescue during the land use review process. The development will connect to the water pressure zone 550 to the east and south, pursuant to the Water System Improvements Plan adopted with the River Terrace Plan District, and to the existing 18- inch water line in water pressure zone 410 at the intersection of Roy Rogers Road and SW Jean Louise Road. The water system has been designed with sufficient capacity to serve the site as detailed on the Utility Plan, Sheet 8 in Exhibit C.This standard is met. 4. Development in the north and south sewer sub-basins shall demonstrate,where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development,or that it can be served by other system improvements, to the satisfaction of the city engineer and Clean Water Services during the land use review process. The proposed development is located in the north sewer sub-basin.The sanitary sewer system is designed to connect to the existing sanitary sewer trunk line running west in SW Jean Louise Road which connects to a pump station that has been built with adequate capacity to service the site.The sanitary sewer system planned for the site is detailed on the Utility Plan,Sheet 8 in Exhibit C.This standard is met. 5. If compliance with stormwater management standards is dependent upon an off- site conveyance system or an on-or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility shall include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 30 OF 134 adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on-or off-site regional system or facility may include a condition to form a reimbursement district. c. No stormwater management system or facility shall be approved if it would prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. The stormwater plan for the site does not depend upon conveyance to an off-site facility that has not yet been provided. The stormwater system planned for the site is detailed on the Utility Plan, Sheet 8 in Exhibit C.This standard is met. F. Other Provisions. 1. Unless expressly authorized in a development approval,no person shall impose a private fee or any charge whatsoever that prohibits,restricts, or impairs adjacent or surrounding properties from accessing a public easement,facility,or service. 2. For purposes of this section, an ordinance or resolution adopting an SDC,utility fee, or other charge to fund public facilities and/or services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. The applicant does not intend to impose a private fee or any charge whatsoever that prohibits,restricts, or impairs an adjoining property from accessing a public easement, facility,or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided.This standard is met. 18.640.040 Approval Criteria A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.820.040 and 18.830.040, the following approval criteria shall apply to all partition and subdivision preliminary plat applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the CDC,and Washington County,where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties,if any, as to width and general direction. 2. The preliminary plat does not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the preliminary plat. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 31 OF 134 As demonstrated on the Circulation Plan and Future Street Plans, Sheets 9 and 14.1 thru 14.6 in Exhibit C, the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the CDC. The River Terrace Transportation System Plan Addendum Figure 3 shows SW Roy Rogers Road as an arterial street, the proposed River Terrace Boulevard as a collector street, and a new east/west collector street, SW Jean Louise Rd. Frontage improvements will be in accordance with the arterial, collector, and neighborhood route street standards, as addressed in later sections of this report. The proposed development incorporates a section of River Terrace Boulevard and associated MUP system through the center of the site in conformance with the River Terrace Transportation System Plan Addendum Figure 6. Compliance with the street spacing and connectivity standards of this chapter and the CDC are demonstrated in response to section 18.640.080 and later sections of this report. With the provision of the above-mentioned future street connections, the preliminary plat does not impede the future use or development of adjacent property within River Terrace not under the control or ownership of the applicant proposing the preliminary plat.This criterion is met. B. Conditional Use, Planned Development, and Site Development Approval Criteria. In addition to the approval criteria in Sections 18.740.030, 18.770.060, 18.770.080, and 18.780.060, the following approval criterion shall apply to all conditional use, planned development, and site development review applications in River Terrace 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant shall design construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, the TCDC,and Washington County,where applicable;and c. The approved plats of subdivisions and maps of partitions of abutting properties,if any, as to width and general direction. The applicant is requesting approval of a planned development. The Circulation Plan and Future Street Plans, Sheets 9 and 14.1 thru 14.6 in Exhibit C, demonstrate that the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the CDC. The proposed planned development incorporates a section of River Terrace Boulevard and associated MUP system through the center of the site, and an east/west collector street through the site, SW Jean Louise Road, connects Roy Rogers Road to existing streets along the eastern boundary of the site to conform with the River Terrace Transportation System Plan Addendum Figure 6. No additional streets, street extensions, or intersections are identified within the subject site in the River Terrace Transportation System Plan Addendum. Compliance with the street spacing and connectivity standards of this chapter and the CDC are demonstrated in response to section 18.640.080 and later sections of this report. The development conforms to approved plats of subdivisions and maps of partitions of abutting properties, as to width and general direction, where applicable. Compliance with the planned development criteria of section 18.770 is demonstrated in later sections of this statement.This criterion is met. C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply with the River Terrace Community Plan, related infrastructure PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 32 OF 134 master plans,this chapter, and other applicable provisions of the TCDC. (Ord. 15-03§ 1, 2) The applicant understands that the approval authority may attach such conditions as are necessary to carry out the goals and policies of the Tigard Comprehensive Plan,River Terrace Community Plan, and other applicable ordinances and regulations and may require that reserve strips be granted to the city for the purpose of controlling access to adjoining undeveloped properties. 18.640.050 Community Commercial Development Standards Development in the C-C zone is subject to the land use and development standards in Chapter 18.120, Commercial Zones, and Chapter 18.320, Commercial Zone Development Standards, except where an adjustment has been approved as provided by Chapter 18.715,Adjustments, or Subsection 18.640.660.D. (Ord. 18-28§1; Ord. 17-22§2) The proposed planned development includes approximately 17 acres within the CC zone. Compliance with the standards of sections 18.120 and 18.320 applies and is demonstrated in the respective sections of this report. 18.640.060 River Terrace Boulevard Development Standards A. Applicability. The applicable development standards in this title apply to all development in River Terrace, except where an adjustment has been approved as provided by Chapter 18.715,Adjustments, or Subsection 18.640.060.D, and except as specified below. The development standards in this section apply to the types of development listed below on lots abutting the River Terrace Boulevard right-of-way (ROW). The general location of the River Terrace Boulevard ROW is shown on Map 18.640.B, which is located at the end of this chapter. The Public Works Director, in consultation with the Community Development Director,will approve the final ROW alignment. 1. All single detached house and rowhouse development. 2. All apartment development. 3. All development subject to conditional use approval. The proposed planned development includes a section of the River Terrace Boulevard right-of-way; therefore, the development standards of this section apply. B. Building placement and design. 1. The following standards apply to all apartment, rowhouse, and single detached house development that is located on the side of the River Terrace Boulevard ROW opposite the trail corridor, except where an adjustment has been approved as provided in Subsection 18.640.060.D. The following standards apply in lieu of the design standards in Chapter 18.230,Apartments; Chapter 18.280, Rowhouses; and Chapter 18.290, Single Detached Houses, only for the building facades specified below. a. Rowhouse and single detached house lots must abut the River Terrace Boulevard ROW with their front or side lot lines. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 33 OF 134 i. Lots with front lot lines abutting the River Terrace Boulevard ROW must meet all of the building design standards in Subsection 18.640.070.E. ii. Lots with side lot lines abutting the River Terrace Boulevard ROW must meet the building design standards for articulation, eyes on the street, detailed design, and garages and carports in Paragraphs 18.640.070.E.1, 2, 4, and 5 for the facade that faces the River Terrace Boulevard ROW. b. Any building designed for residential use on an apartment development site that is located within 40 feet of the River Terrace Boulevard ROW must meet all of the building design standards in Subsection 18.640.070.E for the entire elevation that faces the River Terrace Boulevard ROW, including those portions of the building facade that are more than 40 feet from the ROW. c. Apartment or rowhouse development sites may not include nonresidential buildings or uses (e.g.,parking lots, detached garages or carports, and utility or storage buildings) within 40 feet of the River Terrace Boulevard ROW. The planned development is designed with rowhouses lots and a single detached house lot located on the side of the River Terrace Boulevard ROW opposite the trail corridor as illustrated on the Concept Site Map, Sheet 5.3 in Exhibit C. One of the small-detached lots and two of the rowhouse lots abut the right of way with their side lot line and the remaining lots abut the right of way with their front lot line. Lots with side lot lines abutting the River Terrace Boulevard ROW will meet the building design standards for Articulation, Eyes on the Street,Detailed Design, and Garages and Carports in Subsections 18.640.070.I.1, 2, 4, and 5 for the facade that faces the River Terrace boulevard right of way. The remaining lots with front lot lines along River Terrace Boulevard right of way will meet the design standards of Section 18.640.070.E—Design Standards for Rowhouses. Compliance with the applicable design standards can be seen to the responses to the requisite sections below and in the River Terrace Boulevard Development Standards Compliance Matrix and conceptual floorplans and elevations in Exhibit D. This standard is met. 2. The following standards apply to all apartment, rowhouse, and single detached house_development that is located on the side of the River Terrace Boulevard ROW with the trail corridor, except where an adjustment has been approved as provided in Subsection 18.640.060.D. The following standards apply in lieu of the design standards in Chapter 18.230,Apartments; Chapter 18.280, Rowhouses; and Chapter 18.290, Single Detached Houses, only for the building facades specified below. b. Any building designed for residential use on an apartment development site that is located within 40 feet of the River Terrace Boulevard ROW must meet all of the building design standards in Subsection 18.640.070.E for the entire elevation that faces the River Terrace Boulevard ROW, including those portions of the building facade that are more than 40 feet from the ROW. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 34 OF 134 c. Apartment or rowhouse development sites may not include nonresidential buildings or uses (e.g.,parking lots, detached garages or carports, and utility or storage buildings) within 40 feet of the River Terrace Boulevard ROW. Two apartment buildings front along the River Terrace Boulevard right of way. These buildings will be within 40 feet of the right of way and will meet the design standards of subsection 18.640.070.E for the elevation that faces the River Terrace Boulevard. Compliance with the design standards is discussed later in this report. No non-residential uses (parking lots,detached garages, carports, or storage buildings) are proposed within 40 feet of the right of way. This standard is met. 3. The following standards apply to all development subject to conditional use approval that is located on either side of the River Terrace Boulevard ROW, except where an adjustment has been approved as provided in Subsection 18.640.060.D. The proposed development does not have conditional uses; therefore, this section does not apply. 4. Direct individual access to River Terrace Boulevard from rowhouse or single detached house development sites is not allowed along the River Terrace Boulevard ROW, except where an adjustment has been approved as provided in Subsection 18.640.060.D. Direct access to River Terrace Boulevard from apartment, conditional use, and commercial development sites are allowed where no other practicable alternatives exist. If direct access is allowed by the city through the site development or conditional use review process, the applicant is required to mitigate for any safety or traffic management impacts identified by the City Engineer. This may include,but is not limited to, the construction of an on- site vehicle turnaround to eliminate the need for any vehicle turning or backing movements in the public right-of-way. The single detached house and rowhouse lots abutting River Terrace Boulevard take access from internal access drives or alleyways, no direct individual access to River Terrace Boulevard is proposed. The proposed apartment and mixed-use development include one direct access to River Terrace Boulevard located on the west side of SW River Terrace Boulevard, approximately 500 feet north of SW Jean Louise Road.This access point is necessary to provide an additional ingress and egress point for the site that allows for adequate fire access to the site.The access point is also intended to provide direct vehicle access to the future community park. The access has been designed to provide safe circulation for both motor vehicle and pedestrians as addressed in the traffic study provided in Exhibit G. The main access point for the development is located along Jean Louise Road between SW River Terrace Boulevard and SW Roy Rogers Road. This standard is met 5. Fences,walls, hedges, or any combination thereof, such as a fence on top of a retaining wall, over 3 feet in height are not allowed in any front, side, or rear setback that lies between any apartment,rowhouse, or single detached house development site and the River Terrace Boulevard ROW, except as allowed below or where an adjustment has been approved as provided in Subsection 18.640.060.D. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 35 OF 134 Unstained wood, unfaced concrete masonry units (CMU), and chain link fencing are prohibited, except as required for wetlands or other sensitive areas. a. Fences or walls that are an integral part of an entrance, such as on a porch or stoop, are allowed subject to the applicable setback standards. b. Rowhouse or single detached house development sites with side lot lines abutting the River Terrace Boulevard ROW may have a fence,wall, or hedge up to 6 feet in height and 25 feet in length along the side lot line. Additionally, a fence, wall, or hedge up to 6 feet in height may be of any length along the rear lot line and the side lot line opposite the River Terrace Boulevard ROW. An illustration of this fence allowance is shown in Figure 18.640.1. Single detached house and rowhouse development sites with side lot lines abutting SW River Terrace Boulevard right-of-way may have a fence, wall, or hedge up to six feet in height and 25 feet in length along the side lot line as permitted by 18.640.060.B.5.b. Final design of fences,walls,or hedges for these lots will be provided at time of building permit. Detail of the proposed site boundary wall and retaining walls is provided on Sheet L4.05 in Exhibit C. No unstained wood,unfaced CMU,or chain link fencing is proposed. This standard is met. 18.640.070 Planned Developments The requirements of Chapter 18.770, Planned Developments, shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way,including tracts for vehicle access,to 20 percent of gross site acreage for the purpose of calculating net development area and density. The proposed development utilizes the 20 percent deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density, as noted in Table 1,Net Development Area Calculation of the Applicant's Statement,included below in the Residential Density section of this report. B. Housing types. In addition to Paragraph 18.770.030.I.2,all housing types may be allowed in the C-C zone where appropriately located,designed and scaled. Any proposed housing must meet the applicable standards of this chapter and the applicable housing type chapter in 18.200 Residential Development Standards, except as adjusted through the planned development approval process. The development site contains 17.65-acres in the CC zone. The applicant is proposing mixed use and apartment buildings and rowhouse development within the CC zone. The proposed mixed-use and apartment buildings are located,designed,and scaled to create an attractive and vibrant commercial area.The higher density apartments will support the retail located within mixed-use buildings. SW River Terrace Blvd provides physical separation from the mixed-use and apartment buildings and the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 36 OF 134 rowhouses provide further buffer and transition from the higher intensity land uses to the single detached houses.Apartments and rowhouses proposed in the planned development increase the housing diversity available in the River Terrace community. Compliance with the applicable design standards of Chapter 18.200, or noted exception through the planned development,is demonstrated in earlier sections of this report.This standard is met. C. Common open space. A minimum of 20 percent of gross site area is required as common open space. Common open space may not contain sensitive lands. The following alternative open space and development enhancements may be provided in lieu of meeting the 20- percent open space standard. These alternatives are intended to provide the community with benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan addendum. As noted on the Open Space Calculations Maps &Tables,Sheet 4.2,the 40.1acre proposed planned development is required to provide 8.02 acres of common open space. Including 4.8 usable-acres for the community park,the planned development provides 8.43 acres,21 percent,of common open space area. In addition to the 4.8-acre community park,the development provides 1.12 acres of common open space for the apartments, 1.23 acres of the SW River Terrace Boulevard Trail Corridor,and 1.28 acres of pedestrian connections and landscape corridor as shown on the Open Space Calculations Maps&Tables,Sheet 4.2.Without the community park,the proposed development provides 3.63 acres, 9.1 percent,of common open space.The 3.4-acres of sensitive lands located on the subject property are not included in these calculations. While the minimum common open space requirement is met if the community park is included, the developer is providing alternative open space and development enhancements including parks,trails, and open space that benefit the community and are consistent with the River Terrace Community Plan and River Terrace Park System Master Plan addendum.The enhancements provided are detailed in the following responses: 1. The development must provide parks,trails, or open space that: a. Meets a need for neighborhood parks, linear parks, open space, or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan's level of service standard; and b.Will be dedicated to the public if the proposal is for a neighborhood park,linear park, or trail. As shown in the Preliminary Plat(Sheets 6.1) Exhibit C,the development includes land for development and dedication of a future community park at the northwest corner of the site (Tract C).This community park is identified in the River Terrace Park System Master Plan addendum.As shown on the Preliminary Plat (Sheet 6.2) Exhibit C,the development plan also includes development of a park within open space set aside as Tract D east of River Terrace Boulevard. Also,proposed for dedication is the section of the River Terrace Trail which will connect to trail segments constructed to the north and south, eventually providing a trail connection from SW Scholls Ferry Road to the north to the Westside and Tonquin Tails to the south. The community park in Tract C, open space in Tract D, and River Terrace Trail segment will be dedicated to the public with the final plat.This standard is met. 2. The development shall include at least three of the following development enhancements: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 37 OF 134 a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations.Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement.Trails and paths in a public access easement shall be maintained by a homeowner association. b. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas shall obtain all necessary approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement.Trails in a public access easement shall be maintained by a homeowner association. c. Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further than 0.25 mile from the development site. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement.Trails and paths in a public access easement shall be maintained by a homeowner association. d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings,and/or other similar treatments. e. High-quality architectural features on rowhouses and single detached houses that meet the building design standards in subsection 18.640.070.E. The planned development includes trails, pathways, sidewalks, and pedestrian connections designed to meet the development enhancement standards of 18.640.070.C.2.a,b.,and c. As shown on the enclosed Circulation Plan,Sheet 9,the development includes a segment of the SW River Terrace Trail Corridor through the center of the site.The meandering MUP corridor will facilitate access to the future community park,commercial and retail in the mixed-use development,intersecting trails,open space area located along the south side of the site,adjacent residential communities, and the future elementary school.Additionally,a pedestrian connection between SW 165 Avenue and SW River Terrace Boulevard will connect the existing residential development to the future community park and commercial area.Trails will be provided through and adjacent to natural resource areas and open spaces. As illustrated on the enclosed Circulation Plan,Sheet 9,an MUP is also proposed through the natural resource area in the future community park.The 10-foot-wide MUP will connect the future community park to the sidewalk on SW Roy Rogers Road and pedestrian underpass to the west,the retail and commercial area to the south, and River Terrace Trail Corridor to the east. A trail is also proposed adjacent to the natural resource and open space area along the southside of the site between SW River Terrace Boulevard and SW Roy Rogers Road.The trail is designed to include an overlook area of the pond and natural area located to the south,in Roshak Ridge.Enhancements proposed for the trail and pond are detailed on the previously provided landscape plan sheets L3.01 and L3.02 in Exhibit C.The necessary regulatory approvals and permits will be obtained for the development of these trails. Located less than 0.25-miles from the future community park,the mixed-use and residential areas of the proposed planned development will have direct access to the park from the River Terrace Trail, pedestrian connections, and sidewalks as illustrated on the enclosed Circulation Plan,Sheet 9, as well as access to trails and neighborhood parks north, south, and west of the site.Trails, sidewalks, and PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 38 OF 134 pedestrian connections will meet applicable ADA standards,be located within public access easements, and maintained by a homeowner association.This standard is met. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in paragraph 18.640.070.C.2: a. Long-term maintenance plan administered by a homeowner association that is acceptable to the applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right- of-way. c. Park facilities in the River Terrace Trail corridor, including, but not limited to,benches,picnic tables,lighting,and/or small playground areas (i.e., tot lots or pocket parks). Provision of such facilities may allow the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city's level of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and trails. The public works director shall determine whether the proposed facilities elevate the trail corridor to a linear park facility. The planned development includes trails, pedestrian connections, and sidewalks designed to meet the development enhancement standards of 18.640.070.C.2.a, b., and c. The applicant is not requesting to use one or more of the enhancements of this section in lieu of one of the enhancements listed in Section 18.640.070.C.2. D. Street Design Standards. The standards of Chapter 18.910,Improvement Standards shall apply in addition to the specific provisions for public skinny streets, private streets, and private alleys in subsections 18.640.080.0 and D. As shown on the Circulation Plan, Sheet 9 in Exhibit C, and demonstrated in the applicant's statement, the proposed development meets the standards of Chapters 18.910 and 18.640.080.0 and D for public skinny streets,private streets, and private alleys. E. Design standards for single detached houses and rowhouses. The following design standards apply to single family detached houses and rowhouses where the applicant chooses to provide them under Subparagraph 18.640.060.A. The design standards in Chapter 18.290, Single Detached Houses, and Chapter 18.280, Rowhouses, apply in all other situations. These standards are intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles.The graphics provided are intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 39 OF 134 The design standards of this section apply to the rowhouses,single detached homes,apartment buildings, and swim center that abut SW River Terrace Boulevard.The Conceptual Elevations and Design Standards Compliance Matrix in Exhibit D shows compliance with individual standards for each product type. These exhibits are representative of the product type proposed to be constructed and demonstrate compliance with the applicable standards of this section.As shown in Exhibit D, and subject to building permit verification,the applicable design standards are met. 18.640.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.640.7. The general location of River Terrace Boulevard is shown on Map 18.640.B,which is located at the end of this chapter. Figure 18.640.7 River Terrace Boulevard Cross-Section • _ - �r.rarrorac.ir 14'Median/ 6' 8.5'• , b 11 Turn lane'.' 11' • 5.5" 13'•••• 12'Trail 13'•••• RAN 119' 3 Lane 110'R V • Includes 0.5'curb "Interspersed with 6'landscape strip extensions "'Includes 2'clearance from travel lanes and 0.5'curb on both sides • 26'minimum width of landscaping unequally distributed on both sides of the trail 1. Design standards for River Terrace Boulevard. Right-of-way width must be 110 feet, plus additional right-of-way as needed for slopes, retaining walls, etc. Right-of-way and improvement widths may be reduced to lessen impacts on protected natural resource areas. Right-of-way and improvement widths may also be reduced where the city determines that on-street parking adjacent to the trail corridor is not feasible or necessary or where a reduction is otherwise in the public interest as described in the River Terrace Community Plan, River Terrace Transportation System Plan Addendum, or River Terrace Park System Master Plan Addendum. Given the unique nature of this street, the Public Works Director, in consultation with the Community Development Director,will determine the final alignment, right-of-way width, and improvement widths using the following standards as guidelines unless the applicant requests a formal adjustment through a Type II procedure, as provided in Chapter 18.715,Adjustments.All landscaped areas must meet the Public Improvement Design Standards for River Terrace Boulevard. The section of River Terrace Boulevard within the proposed development site will include 110 feet of right of way except where the street crosses the natural resource area to minimize the impact, as shown on the Circulation Plan, Sheet 9 in Exhibit C. a. Sidewalks. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 40 OF 134 i. With or without on-street parking, and not adjacent to trail corridor: 6-foot minimum width. ii. With on-street parking, and adjacent to trail corridor: 5.5-foot minimum width (includes 0.5-foot curb). iii. Without on-street parking, and adjacent to trail corridor: no sidewalk required. The sidewalks provided along River Terrace Boulevard conform to the standards of this section as shown on the Circulation Plan, Sheet 9 in Exhibit C. b. Landscape strips. i. With or without on-street parking, and not adjacent to trail corridor: 8.5-foot minimum width (includes 0.5-foot curb). ii. With on-street parking, and adjacent to trail corridor: no landscape strip required. iii. Without on-street parking, and adjacent to trail corridor: 8.5-foot minimum width (includes 0.5-foot curb) between travel lane and trail. This width may also be used to meet the trail corridor landscaping requirement in Subparagraph 18.640.080.A.1.f.ii. The landscape strips provided along River Terrace Boulevard conform to the standards of this section as shown on the Circulation Plan, Sheet 9 in Exhibit C. c. Bike facilities. Accommodated within trail corridor described in Subparagraph 18.640.080.A.1.f. Bike facilities are accommodated within the 12-foot meandering MUP, as required. d. On-street parking. 8-foot minimum width where provided, interspersed with 6-foot minimum width landscape strip extensions. On-street parking along River Terrace Boulevard is provided in eight-foot-wide parking areas as shown on the Circulation and Parking Plans, Sheets 9 and 10.1 in Exhibit C. e. Travel lanes. i. Through lanes: one 11-foot travel lane in each direction. ii. Median: 14 feet between travel lanes to be used for landscaping, pedestrian crossing refuge, or left-turn lane (includes 2-foot clearance from travel lanes and 0.5-foot curb on both sides). iii. Left-turn lane: 11-foot minimum width where left turns are allowed, as determined by the City Engineer. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 41 OF 134 Travel lanes are 11 feet wide and the center median or left turn lane is 14 feet wide as shown on the Circulation Plan, Sheet 9 in Exhibit C. f. Trail corridor. 38-foot minimum width on one side of the street. i. Trail: 12-foot minimum width of paving. ii. Trail corridor landscaping: 26-foot minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature. This width may be reduced if adjacent to a public park or other open space easement or tract and may be used for stormwater management purposes with the approval of the City Engineer. As shown on the Circulation Plan, Sheet 9 in Exhibit C, the River Terrace Trail corridor is 38 feet wide with a 12-foot-wide meandering MUP, and 26 feet of landscaping distributed on either side. The above standards are met. g. Required street lighting. Intersection safety lighting and basic street lighting per Public Improvement Design Standards. Street lighting will be provided as required per the Public Improvement Design Standards. Detailed lighting plans will be provided with the public improvement construction documents. With PFI Permit review and approval, this standard is met. h. Vehicle access. See Paragraph 18.640.060.B.4. The vehicular access standards applicable to River Terrace Boulevard are addressed in response to section 18.640.060.B.4. B. Commercial collector. The following street design standards apply to the commercial collector as shown in Figure 18.640.8. These standards apply to the collector street located in the C-C zone. The general location of the commercial collector is shown on Map 18.640.B,which is located at the end of this chapter. Figure 18.640.8 Commercial Collector Cross-Section PiS6 (41 mr9 ail rR'h]G.lf Y sr�Y TT 8' 8' 6'Bike 11' } 11' 6'Bike 5.5' 8' i/1 R/W 78 2 Lane 78'RAY PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 42 OF 134 1. Design standards for commercial collector. Right-of-way width must be 78 feet,plus additional right-of-way as needed for slopes, retaining walls, etc. Right- of-way and improvement widths may be reduced to lessen impacts on protected natural resource areas. Right-of-way and improvement widths may also be reduced where the city determines that a reduction is in the public interest as described in the River Terrace Community Plan, River Terrace Transportation System Plan Addendum, or River Terrace Park System Master Plan Addendum. The City Engineer will determine the final alignment, right-of-way width, and improvement widths using the following standards as guidelines unless the applicant requests a formal adjustment through a Type II procedure as provided in Chapter 18.715, Adjustments. The section of SW Jean Louise Road between the connection to SW Lorenzo Lane to the east and Roy Rogers Road to the west is designed as a commercial collector with 78 feet of right-of-way as shown on the Circulation Plan, Sheet 9 in Exhibit C. a. Sidewalks. 8-foot minimum width on both sides of the street. b. Landscape strips/furnishing zones/tree wells. 5.5-foot minimum width on both sides of the street (includes 0.5-foot curb). c. Bike facilities. 6-foot minimum width bike lanes on both sides of the street. d. On-street parking. 8-foot minimum width on both sides of the street. e. Travel lanes. i. Through lanes: one 11-foot lane in each direction. ii. Left-turn lane: 11-foot minimum width where left turns are allowed, as determined by the City Engineer. f. Required street lighting. Intersection safety lighting, basic street lighting, and pedestrian-scale lighting. g. Pedestrian street crossings. Curb extensions must be provided at all pedestrian street crossings (midblock or at intersections) unless the City Engineer finds it is in the public interest not to require curb extensions (e.g., to facilitate truck turning movements). As shown on the Circulation Plan, Sheet 9 in Exhibit C, the section of SW Jean Louise Road between the connection to SW Lorenzo Lane to the east and Roy Rogers Road to the west is designed as a commercial collector with 78 feet of right-of-way with sidewalks,landscape strips,bike facilities,on-street parking,travel lane dimensions,lighting, and street crossings consistent with the applicable standards in this section.These standards are met. C. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.910.6.B. Private street PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 43 OF 134 standards are established by the city engineer in compliance with subsection 18.910.030.T. The subject site fronts on Roy Rogers Road, an arterial upon which vehicle access cannot be taken. Access to lots adjacent to Roy Rogers Road (lots 56-79)will be taken from a private street(Street Section C on Plan Sheet 14—Exhibit C).This 1. The skinny street option in Figure 18.910.6.B may be used: a. Regardless of the expected number of vehicles per day; b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.640.100; and c. When the proposed skinny street is located in a planned development. The extension of SW Tuscany Street to SW 165th Avenue is designed as a public skinny street. The segment of the street is less than 100 feet long and designed with five-foot-wide sidewalks,5.5-foot-wide planter strips, and optional on-street parking on both sides of the street within 50 feet of right-of-way as shown in the Circulation Plan, Sheet 9 in Exhibit C.These standards are met. 2.A private street option may be used: a. When the applicant can demonstrate that a public street option is not appropriate for the development being proposed and/or is not practicable due to topography or other natural constraints associated with the specific development site; and b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; and c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.640.100; and d. When the proposed private street is located in a Planned Development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there shall be a legal recorded document that includes the following at a minimum: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. 3. Private streets that are proposed in locations other than those described in paragraph 18.640.080.C.2 must meet all of the standards in subsection 18.910.030.T. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 44 OF 134 No private streets are proposed.These standards do not apply. D. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in 18.910.030.R. Adjustments to any of these standards shall be processed through a Type II procedure, as provided in Section 18.710.060 and using approval criteria in 18.790.030.B.8. 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is managed by a homeowner association into perpetuity. For each alley there shall be a legal recorded document that includes the following at a minimum a. A legal description; and b. Ownership; and c. Use rights, including responsibility for enforcement; and d. A maintenance agreement,including an allocation or method of determining liability for a failure to maintain. (Ord. 15-03 § 1,2) The applicant is providing 20-foot-wide private alleys to provide vehicle access to rear loaded rowhouse and small single detached house lots as shown on the Circulation Plan,Sheet 9 in Exhibit C.The alleyways are located in tracts for private access purposes as shown on the Preliminary Plan, Sheets 6.1 and 6.2 in Exhibit C. Management and maintenance of the alleys will be the responsibility of the development's homeowners association.This standard is met. 18.640.090 Street Connectivity A. Street alignment and connections. In addition to the exceptions already allowed in subsection 18.910.030.H, the following exceptions shall also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of- way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. A bicycle and pedestrian connection is provided to the trail corridor south of Building 8 and two additional connections are provided north and south of Building 7 as shown on the Circulation Plan, Sheet 9 in Exhibit C. Distance between connections do not exceed 330 feet.This standard is met. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians,cyclists,and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets,sidewalks,and trails as determined by the approval authority. There are no public or private school sites proposed with this application. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 45 OF 134 B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. The perimeter of the two blocks east of SW River Terrace Boulevard and north of SW Jean Louise Road measure approximately 1,880 feet, measured along centerline. This is greater than the required 1,600 square feet. The length,width, and shape of blocks has been designed to provide adequate building sites for single detached houses and apartment and mixed-use residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing adjacent development,existing natural resources,and the location of planned collector streets within the site were factors in the design of the proposed block layout. The design of these blocks was dictated by several factors,the first being the location being bound to the south by SW Jean Louise Road,a collector street,which runs east and west through the site and wetland areas to be preserved in Tract D to the north.The second determining factor was the steep grades existing on this portion of the site. The grades in this area exceed 15 percent from south to north , making the development of an additional east-west street connection via extension of SW Tuscany Street west to SW River Terrace Boulevard difficult in this location.Additionally, street access points to SW River Terrace Boulevard,a collector,are to be minimized;therefore,a pedestrian/bicycle connection is provided in lieu of a vehicular connection. The mid-block pedestrian/bicycle connection includes five feet of landscape on either side of a five-foot paved walkway in Tracts G,I,J and K.This connection provides pedestrian access from SW Tuscany Street to the east to the sidewalk along SW River Terrace Boulevard. The development complies with Block Improvement Standards as demonstrated in response to Section 18.910.040 in a later in this statement.This standard is met. 18.640.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.410, Off-Street Parking and Loading, the following on-street parking standards shall also apply to single detached house and rowhouse development in River Terrace with individual off-street parking and vehicle access on a local street,neighborhood route,or private street or alley. B. Quantity Standards. All single detached house development described in Subsection 18.640.100.A must provide the following number of on-street parking spaces. 1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street parking spaces shall be provided. 2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street parking space shall be provided. 3. For dwellings with more than 2 off-street parking spaces, a minimum of 1 on-street parking space shall be provided for every 2 lots with more than 2 off-street parking spaces that are adjacent to each other. The 143 rowhouse and single detached homes in the planned development require 124 on street parking spaces calculated in the following Table. The plan provides 275 on street parking spaces along street PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 46 OF 134 frontages adjacent to the rowhouse and single detached house development as shown on the Parking Plan,Sheet 10.1 in Exhibit C.This standard is met. On-Street Parking Required Number of On- No. of Street Spaces Type of Dwelling Dwellings Parking Requirement Required Interior Rowhouse with 1-Car Garage and 1 Driveway Space 28 1 space per dwelling 28-spaces Exterior Rowhouse with 2-car Garage 1 space for every 2 and 2 Driveway Spaces 22 dwellings 11-spaces Single Detached Houses with 2-Car Garage 76 1 space per dwelling 76-spaces Single Detached Houses with 1 space for every 2 2-Car Garage and 2 Driveway Spaces 17 dwellings 9-spaces Total 143 124-spaces C. Dimensional Standards.Parking spaces shall be at least 20 feet in length.Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure,or fire hydrant to meet the required dimensional standard. As demonstrated on the Parking Plan, Sheet 10.1 in Exhibit C, parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron,crosswalk,congregate mailbox structure,or fire hydrant to meet the required dimensional standard.This standard is met. D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot's street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in paragraphs 18.640.100.B.1 through 3 may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in Paragraphs 18.640.100.B1 through 3 may be provided in parking courts that are interspersed throughout the development when the following standards are met: As demonstrated on the Parking Plan, Sheet 10.1 in Exhibit C, parking spaces within the proposed development will meet the location standards of this section. All on-street parking spaces required in Subsection B.1 — 3 above are either provided on a street frontage associated with the affected lot or on the same block and within 200 feet of the affected lot.No parking courts are proposed to serve the single detached house or rowhouse development.These standards are met. 18.640.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in compliance with Section 18.440.040,meet the approval criteria in Subsection 18.440.050.C, and comply with the provisions in this section. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 47 OF 134 If temporary sales office or model home is not proposed in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in compliance with Chapter 18.440,Temporary Uses. The proposed development application includes a request for one (1) model home that will have a sales office operating within the home.The standards of Section 18.440.040 and Subsection 18.440.050.0 were addressed earlier in this report. The Model Home Plan is shown on Sheet 16 in Exhibit C. A. Temporary sales office. 1. A maximum of one temporary sales office,not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. The applicant is requesting approval for one temporary sales office located within the garage area of a model home as shown on the Model Home &Sales Office Plan, Sheet 11.3 in Exhibit C. This standard is met. 2. Conditions of approval for a temporary sales office shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to,the following: a. Provision of adequate fire access and water supply,including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. The applicant understands approval of the temporary sales office may be conditioned to ensure the public's health, safety,and welfare. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. Any improvements to the property will be designed and constructed in a matter that does not preclude future use of the property as zoned. B. Model homes. 1. The number of model homes shall be limited to: a. Three, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application. b. One, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is not proposed in conjunction with a planned development application. The preliminary plat application is proposed in conjunction with the planned development application; therefore, the number of model homes is limited to six, or one for every six acres of land proposed for 40.10-acre subdivision site(40/6=6.6).The applicant is requesting approval of six model homes as shown on the Model Home&Sales Office Plan,Sheet 11.3 in Exhibit C.This standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 48 OF 134 2. Conditions of approval for a model home shall protect the public's health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply,including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. The applicant understands the temporary sales office/model home shall include conditions of approval, such as the requirements listed above. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. Any improvements to the property will be designed and constructed in a manner that does not preclude full compliance with all applicable development standards upon final plat approval. The applicant understands the risk of altering or relocating the model homes prior to final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards,including but not limited to:setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose.Nor shall the model home approval be the basis for a variance, exception,vested right, or nonconforming use. The model homes will be located and constructed on separate preliminary lots intended for dwelling units as shown on the preliminary plat,in conformance with all applicable development standards. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. No model home will be occupied except during established business hours.None of the proposed model homes will be used as an overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in compliance with either Subsection 18.640.110.A or Subsection 18.440.030.C. The applicant is requesting approval for one temporary sales office located within the garage area of a model home,as shown on the Model Home&Sales Office Plan,Sheet 11.3 in Exhibit C,in compliance with Subsection 18.640.110.A. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 49 OF 134 C. Owner authorization and performance bond.The temporary use application for the sales office or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to Paragraph 18.640.110.D.2.The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. The temporary use application for the model home/sales office includes authorization from the owner for the city to enter the property and take necessary actions if the units are declared a nuisance pursuant to Paragraph 18.640.110.D.2. The applicant will post a performance bond in favor of the city in the amount designated in the temporary use approval. D. Removal of model home or temporary sales office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in compliance with Section 18.830.030, including any approved extension. 2. A model home or temporary sales office not removed in compliance with Paragraph 18.640.110.D.1 shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s)in compliance with the owner authorization and performance bond required in Subsection 18.640.110.C. The applicant understands and accepts the removal standards of 18.640.110.D.The final plat is intended to be obtained prior to the lapse of the preliminary plat.The Model Homes standards are met. CONCLUSION Based on the above analysis,the applicable River Terrace Plan District standards have been fully met or can be met through conditions of approval.. 18.830 SUBDIVISIONS A. Approval criteria. The approval authority will approve or approve with conditions an application for a preliminary plat when all of the following are met: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable regulations; The applicant requests approval of a planned development subdivision and the Preliminary Plat is provided on Sheets 6.1 and 6.2 in Exhibit C. Upon approval of this application, a final plat will be prepared in compliance with any relevant conditions of approval. This criterion is met. 2. The proposed lots must comply with the following: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 50 OF 134 a. All development standards are met.The development standards,including density standards for residential and nonresidential development, are provided in the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Development Standards. All development standards are met. Except those that are amended through the planned development request. This criterion is met. b. Each lot for quad, rowhouse, or single detached house development is rectilinear in shape with straight side lot lines at right angles to front lot lines, and straight rear lot lines parallel to front lot lines, except where not practicable due to location along a street radius or because of existing natural features or lot lines. Side and rear lot lines that are segmented may not contain cumulative lateral changes in direction that exceed 10 percent of the distance between opposing lot corners, as measured using the process of Subsection 18.40.060.C. Each lot for proposed rowhouses or single detached house development is rectilinear in shape with straight side lot lines at right angles to front lot lines,and straight rear lot lines parallel to front lot line. This criterion is met. c. Each lot has a minimum of 40 feet of frontage on a public or private right-of-way, except for the following types of lots: i. Rowhouse lots have a minimum of 15 feet of frontage on a public or private right-of-way; ii. Lots with curved frontages along cul-de-sacs or eyebrows have a minimum of 20 feet of frontage on a public or private right-of-way as measured along the arc of the front lot line; and iii. Lots at the terminus of a private street have a minimum of 20 feet of frontage on a private right-of-way. As illustrated on the Preliminary Plan, Sheet 6.2 in Exhibit C, all rowhouse lots have a minimum frontage of 15 feet as required.The single detached house lots with curved frontages, at the north and southeast side of SW 165th Avenue, have more than 20 feet of frontage. Lot dimensional standards, including minimum frontage for some single detached house lots, reduced to 30 feet, are being modified with this planned development application. The adjustments are detailed on Table 1. As adjusted these criteria are met. d. Lots created using the density and dimensional standards for cottage cluster, courtyard unit, quad, and rowhouse development must record a deed restriction that prohibits any type of development other than the type proposed with the subdivision application. This deed restriction cannot be removed except through another land division process. A deed restriction will be recorded to ensure rowhouse development as proposed with this application. As conditioned this criterion is met. 3. The proposed plat name is not duplicative and satisfies the provisions of ORS Chapter 92; PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 51 OF 134 A copy of the Subdivision Plat Name reservation form, approved by the Washington County's Surveyor's Office,is included in Exhibit L This criterion is met. 4. The streets and roads are laid out so as to conform to the plats of subdivisions and partitions already approved for adjacent property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and The streets and roads within the plat area have been located and designed to conform with the Transportation Improvements Plan adopted with the River Terrace Community Plan and connect to existing streets adjacent to the plat area.This criterion is met. 5. An explanation has been provided for all common improvements. All common improvements have been explained throughout this report. This criterion is met. B. Conditions of approval. The approval authority may attach conditions that are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the city for the purpose of controlling access to adjacent undeveloped properties. CONCLUSION Based on the above analysis, the applicable subdivision criteria have been fully met. Staff recommends the Planning Commission approve the proposed subdivision. 18.40 Measurements 18.40.020 Net Development Area Net development area is determined by subtracting the following areas from the gross lot area: A. All sensitive lands, including: 1. Land within the special flood hazard area, 2. Land or slopes exceeding 25 percent, 3. Drainage ways, and 4. Wetlands; B. All land dedicated to the public for park purposes; C. All land dedicated for public rights-of-way; D. All land proposed for private streets; and E. Optionally, the applicant may subtract the following: 1. Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map",provided they are preserved in a tract; and 2. Trails and paths,provided they are preserved in a public access easement. (Ord. 18-23 §2; Ord. 17-22 §2) PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 52 OF 134 The following table calculates the net development areas in the residential zones on the subject property. The density and open space calculation maps and tables are provided on Sheets 4.1 and 4.2 of Exhibit C. Net Development Area Calculation R-4.5 R-25 Zone R-7 Zone Zone Total Gross Area in Residential Zones 4.19 ac 10.59 ac 7.67 ac 22.45 ac Less Sensitive Lands 0.93 ac 2.33 ac 0.66 ac 3.92 ac Less Land Dedicated for Public Park 1.17 ac 0.83 ac 1.23 ac 3.23 ac *Less Land Dedicated for Public&Private ROW 0.84 ac 2.12 ac 1.53 ac 4.49 ac OPTIONAL:Less Significant Tree Grove 0.00 ac 0.00 ac 0.00 ac 0.00 ac OPTIONAL: Less Trails & Paths in Public Easement 0.03 ac 0.21 ac 0.23 ac 0.46 ac Net Development Area in Residential Zones 1.22 ac 5.10 ac 4.02 ac 10.34 ac *Pursuant 18.640.070.A Density Calculation for planned developments in River Terrace land dedicated for public or private ROW is limited to 20 percent of gross site acreage. In addition to the residentially zoned area, the subject site consists of 17.65 acres zoned CC for a total gross area of 40.1-acres.According to Note 5 of Table 18.320.1,"the net development area, as defined in Section 18.40.020A, is used to establish the lot area for purposes of calculating the floor area ratio (FAR). Residential floor area in mixed-use developments is included in the floor area calculation to determine conformance with FAR"There are no minimum and maximum FAR requirements for development in the CC zone;therefore,net development area calculation is not necessary for the CC Zone. 18.40.130 Residential Density A. Calculating maximum number of residential units for apartment, rowhouse and single detached house development. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net development area by the minimum number of square feet required for each lot in the applicable base zone. B. Calculating minimum number of residential units for apartment, rowhouse, and single family detached house development. The minimum number of residential units per net acre is calculated by multiplying the maximum number of units determined in Subsection 18.40.130.A by 80 percent. C. Residential density for other housing types. Minimum and maximum residential density for cottage clusters, courtyard units, and quads are provided in the development standards chapters for each housing type. D. Fractions. When a density calculation results in a fraction, the result will be rounded down to the nearest consecutive whole number. The project proposes development of single detached homes in the R-4.5,R-7, and R-25 zones,and rowhouses and apartments in the R-25 zone.Utilizing the net development area calculated in Table 1, the table below calculates the maximum densities for single detached houses,rowhouses,and apartments by dividing the number of square feet of net developable acreage in each zone by the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 53 OF 134 minimum square footage required for each unit type in that base zone.The minimum density is 80 percent of the maximum.The density for the rowhouses in the R-25 zone is calculated based on the minimum lot size of 1,500 square feet and maximum lot size of 1,750 square feet according to the development standards of Table 18.280.1. Note: 0.29-acres of the net developable area of the R-25 zone is proposed for single detached houses, 0.36-acres of the net developable area of the R-25 zone is proposed for the rowhouse development,and 4.02-acres of the net developable area of the R-25 zone is proposed for apartments. Residential Density Requirements Apartments SFD in SFD in SFD R-25 Rowhouses in R-25 R-4.5 Zone R-7 Zone Zone in R-25 Zone Zone Total Maximum Number of Units 5.10 ac 0.29 ac 10.34 ac Net Development 1.22 ac (222,156.0 (12,632.4 0.36 ac 3.37 ac (450,410.4 Area (53,143.2 sf) sf) sf) (15,681.6 sf) (146,797.2 sf) sf) Min.Lot Size (per Tables 18.230.1, 18.280.1 & 18.290.1) 7,500 sf 5,000 sf 3,050 sf 1,500 sf 1,480 sf n/a Max. Number of Units 7 units 44 units 4 units 10 units , 99 units 164 units Minimum Number of Units 80% of Max./ 1,750 sf. Lot Size for Rowhouses (per Table 18.280.1) 6 units 35 units 3 units 9 units 79 units 132 units The density and open space calculation maps and tables are provided on Sheets 4.1 and 4.2 of Exhibit C. The planned development proposes 77 single detached houses, seven rowhouses, and 62 apartments in the residential zones as shown in the table below providing a total of 146 units. Proposed Density R-4.5 Zone R-7 Zone R-25 Zone Total Single Detached Houses 12 units 61 units 4 units 77 units Rowhouses 0 0 7 units 7 units Apartments 0 0 62 units 62 units Number of Units 12 units 61 units 73 units 146 units The residential density requirements are met. The uses proposed in the CC zone are not subject to density standards. 18.110 Residential Zones 18.110.030 Land Use Standards A. General provisions. A list of allowed, restricted, conditional, and prohibited uses in residential zones is provided in Table 18.110.2. If a use category is not listed, see Section 18.60.030. PDR2021-00004 RIVER TERRACE TOWN CEN 1'ER PAGE 54 OF 134 The project proposes development of single detached homes in the R-4.5 and R-7 zones,and rowhouses and apartments in the R-25 zone. All uses proposed are permitted in the R-4.5, R-7, or R-25 zone, pursuant to table 18.110.2 as household living.This standard is met. B. Development standards.The standards for residential development in residential zones are located in the applicable housing type chapter in 18.200 Residential Development Standards.The standards for nonresidential development in residential zones are located in Chapter 18.350, Residential Zone Development Standards, and the applicable plan district chapter,if any The proposed development is both residential and commercial.The applicable standards in Chapter 18.200,Residential Development Standards and Chapter 18.350,Residential Zone Development Standards are described below. 18.110.050 Densities The maximum and minimum density standards for the housing types listed in Table 18.110.3 are provided in the applicable development standards chapter for each housing type and calculated using the methods in Section 18.40.130. (Ord. 18-28§1;Ord. 18-23§2; Ord. 17-22§2) The planned development proposes 77 single detached houses, seven rowhouses, and 62 apartments in the residential zones providing a total of 146 units,meeting the density requirements.The density and open space calculation maps and tables are provided on Sheets 4.1 and 4.2 of Exhibit C. This standard is met. CONCLUSION: Based on the above analysis,the applicable residential zone standards are met. 18.120 Commercial Zones 18.120.020 List of Base Zones B. C-C: Community Commercial zone. The C-C zone is designed to provide convenience shopping facilities that meet the regular needs of nearby residential neighborhoods. With a service area of about 1.5 miles, such commercial centers typically range in size from 30,000-100,000 square feet on sites ranging from 2 to 8 acres. Separated from other commercially-zoned areas by at least 0.5 miles, community commercial centers are intended to serve several residential neighborhoods,ideally at the intersection of two or more collector streets or at the intersection of an arterial and collector street. A limited number of other uses,including but not limited to gas stations, medical centers, religious institutions,park-and-ride lots, and uses with drive- through services, are allowed conditionally. The subject site consists of 17.65-acres zoned CC. The applicable standards are addressed below. 18.120.030 Land Use Standards A. General provisions.A list of allowed, restricted, conditional, and prohibited uses in commercial zones is provided in Table 18.120.1, except for uses in the TMU zone, which are provided in Chapter 18.660,Tigard Triangle Plan District. If a use category is not listed, see Section 18.60.030. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 55 OF 134 The applicant is utilizing the planned development option to efficiently distribute uses and densities across the site. Development within the CC zoned area includes six mixed-use buildings, four apartment buildings,rowhouses, and single detached homes. The mixed-use buildings are designed with ground floor retail and residential uses above as allowed through footnote (3) in Table 18.120. and subject to the standards of Chapter 18.320. According to Chapter 18.640.070.B. all housing types are allowable in the CC zone in a planned development located within the River Terrace Plan District"where appropriately located, designed, and scaled." The proposed apartment buildings and rowhouses proposed are located, designed, and scaled to create an attractive and vibrant commercial area. The higher density apartments will support the retail located within mixed-use buildings. SW River Terrace Blvd provides physical separation from the mixed-use and apartment buildings and the rowhouses provide further buffer and transition from the higher intensity land uses to the single detached homess. The residential only (apartment) buildings, rowhouses, and single detached houses are subject to the residential development standards of Chapter 18.200. The proposed uses are allowed.These provisions are met. 18.120.040 Land Use Restrictions The following restrictions apply to all uses in the C-N and C-C zones: A. Uses must be contained inside a structure except for the following accessory uses: 1. Parking and loading areas; 2. Day care outdoor play areas; 3. Dining or drinking areas where associated with an allowed Eating and Drinking Establishment or Sales-Oriented Retail use; or 4. Sale, display, or storage of horticultural and food merchandise where limited to a maximum area of 5 percent of the gross floor area of the primary use. B. Uses with drive-through services or operating before 6 a.m. or after 11 p.m. are allowed conditionally. C. Each use is allowed a maximum gross floor area of 5,000 square feet per building or tenant except for the following uses: 1. Sales-Oriented Retail uses primarily involved in the sale of food and beverages are allowed a maximum gross floor area of 40,000 square feet per building or tenant; and 2. All other Sales-Oriented Retail uses are allowed a maximum gross floor area of 10,000 square feet per building or tenant. (Ord. 18-28 §1) The six mixed-use buildings, designed with ground floor commercial spaces, are anticipated to support sales-oriented retail and restaurant uses.Each commercial space will not exceed the maximum gross floor area of 5,000 square feet as illustrated on the Typical Mixed-Use Building Floorplan provided in the Exhibit D.No drive-through services are proposed,and all uses,except those accessory to the mixed-use development as permitted above,will be located in the buildings. These restrictions are met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 56 OF 134 18.120.050 Housing Types A. A housing type is not a use category. It describes a type of development that can contain a Residential Use. B. A list of allowed, limited, and prohibited housing types in commercial zones is provided in Table 18.120.2. Commercial zones that do not allow any residential uses or allow them only in a mixed-use development are not included in the table. Terms and abbreviations used are defined as follows: The applicant is utilizing the planned development option to efficiently distribute uses and densities across the site. Development within the CC zoned area includes six mixed-use buildings, four apartment buildings,rowhouses, and single detached homes. The mixed-use buildings are designed with ground floor retail and residential uses above allowed pursuant to footnote (3) in Table 18.120. and subject to the standards of Chapter 18.320. According to Chapter 18.640.070.B.all housing types are allowable in the CC zone in a planned development located within the River Terrace Plan District"where appropriately located, designed, and scaled." The proposed housing types are permitted. CONCLUSION: Based on the above analysis,the applicable commercial zone standards are met. 18.230 Apartments 18.230.020 Applicability A. The standards of this chapter apply to apartment development in the R-12, R-25, R-40, MUC, MUE, MUE-1,MUE-2, MUR-1, and MUR-2 zones. Additional standards apply in the River Terrace Plan District as provided in Chapter 18.640, River Terrace Plan District. An applicant may elect to apply the approval process and standards of this chapter or of Chapter 18.280, Rowhouses, when proposing rowhouse development. B. The standards of this chapter also apply to nonconforming apartment development in the R-1 through R-7 zones. In lieu of specific base zone standards, apartment development in these zones is subject to the R-12 zone standards. The proposal includes development of apatuiients (residential only buildings)within the R-25 zone; therefore,the standards of this section apply.Additional standards relative to the River Terrace Plan District in Chapter 18.640 are addressed in this report. 18.230.040 Development Standards A. Base zone development standards are provided in Table 18.230.1. The applicant is proposing ten (10) apartment buildings on the property. Six of the buildings (numbered 1 thru 6) are mixed-use with ground-floor commercial uses and four of the buildings (numbered 7 thru 10) are residential use only. One of the residential-only and five of the mixed-use buildings are located entirely within the CC zone. The remaining buildings straddle the CC and R-25 zones. Compliance with the Commercial Zone PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 57 OF 134 Development Standards of Table 18.320.1 is demonstrated elsewhere in this report. The minimum and maximum residential density for apartments in the R-25 zone provided in Tables 2 and 3 of this report are based on the minimum lot size of 1,480 square feet per unit and calculated to comply with Table 18.230.1. As illustrated on Sheet 11.2,the apartments in the R-25 zone are designed to meet the maximum lot coverage of 80 percent and the 20 percent minimum landscape area.The 3.57-acres of apartment area in the R-25 zone is designed with 1.17 acres of landscape area,or 35.7 percent.The 1.17 acres of landscape area also ensures the lot coverage is less than 80 percent. The applicant is using the planned development process for approval of the proposed development, which allows for flexibility in some development standards.Table 10 of the applicant's statement details the dimensional standard modifications proposed to apartments in the R-25 zone in this planned development. As adjusted through the planned development process,these standards are met. B. Landscaping and screening.All required landscaping,including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. The minimum landscape area standard is provided in Table 18.230.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard and any required common open space area may count toward meeting the minimum landscape area standard. The minimum landscape area required in Table 18.230.1 for the apartment uses in the R-25 zone is 20 percent.The 3.57-acres of apartment area in the R-25 zone is designed with 1.17-acres of landscape area, or 35.7 percent as illustrated on the Apartment Landscape Plan, Sheet 11.2 in Exhibit C. This standard is met. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: a. Service areas and wall- and roof-mounted utilities must be screened to the S-1 standard. Service areas and utilities are also subject to the standards in Subsection 18.230.040.G. b. Apartments that abut an R-1 through R-12 zone must be screened to the S-3 standard along all property lines, except street property lines. Apartment building numbers 8, 9, and 10 adjacent to the southern boundary of the site abut property zoned R-12 developed with single detached homes. The standard above requires screening to the S-3 standard to be provided along this property line. The applicant is requesting an adjustment to this standard through the planned development procedure. Compliance to the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 58 OF 134 provisions and required analysis of Planned Development Section 18.770 is addressed elsewhere in this report.As adjusted through the planned development process, this standard is met. c. Surface vehicle parking areas,loading areas, and drive aisles within 20 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the street property line, except where access is taken. The applicant states that no surface parking areas, drive aisles, detached garages, or carports are proposed within 20 feet of a street property line. Tracts A and B run along the western property line between the parking area and Roy Rogers Road as shown on the Preliminary Plat, Sheet 6.1 in Exhibit C. These tracts including plantings and screening elements between the parking area and the right of way. This standard is met. 3. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. Compliance with the tree canopy standards of Section 18.420.060 are addressed later in this report. C. Common open space. 1. Common open space is required. The minimum total area of required common open space is 10 percent of the gross site area or 750 square feet, whichever is greater. More than one common open space area may be provided to meet this standard, but any area used to meet this standard must be a minimum of 20 feet in width and depth. The gross area of the apartment development, 10.50-acres, requires 1.05-acres of common open space, as noted on the enclosed Site Plan and Apartment Open Space Plan, Sheet 11.1. The apartments are designed with 1.12 acres (10.7 percent) of common open space. All areas identified to comply with this common open space development standard are at least 20 feet in width and depth as detailed in Table 1 and illustrated on the plan. This standard is met. 2. Apartment developments with less than 20 dwelling units must provide at least 2 different items from the list below within areas identified as common open space.Apartment developments with 20 or more dwelling units must provide at least 4 different items from the list below within areas identified as common open space. a. Playground equipment or play area for children, b. Sport court, c. Playing field, d. Lawn or garden, e. Covered seating, f. Swimming pool or water feature, g. Plaza or courtyard with permanent seating, h. Gazebo, i. Club house, PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 59 OF 134 j. Workout room, or k. Other similar item as determined by the director. The proposed mixed-use development will provide 348 apartment units, 62 of which are located in the R-25 zone;therefore, the common open space requires at least four different items from the amenity list. The development provides more than four amenities including a children's play area, lawns, covered seating, swimming pool,plazas with permanent seating, club house, and workout room. The community swim center located north of Building 3 provides a pool, club room,gym, and multi-purpose room.The development is also designed with plaza areas, covered seating, children's play area, open lawn play area, porch swing, and trail connections that lead to the River Terrace Trail and a pond overlook. Common open spaces and amenities provided for apartments are detailed in Table 1 below and illustrated on the enclosed Site Plan and Apartment Open Space Plan, Sheet 11.1. Details of the areas are provided on Sheets L3.01 thru L4.05 in Exhibit C. Common Open Space for Apartments COMMON OPEN SPACE FOR APARTMENTS Area Size Dim ensions Type Description Community Swim Center with A 7,221 sf 87.1x 83.0 Active Open Space Pool, Club Room, Gym, and Multi-Purpose Room B 3,386 sf 49.5 x 68.8 Passive Open Space Landscaped Lawn C 3,385 sf 50.2 x 67.6 Passive Open Space Landscaped Lawn D 7,008 sf 94.5 x 70.5 Passive &Active Landscaped Lawn with Porch Open Space Swing and Play Area E 4,077 sf 178.8 x 21.7 Passive Open Space Landscaped Pathway Park Overlook Plaza with Benches, F 2,107 sf 29.0 x 72.7 Passive Open Space Bike Racks, and Connection to Community Park G 846 sf 28.2 x 30.0 Passive O en S ace Landscaped Central Plaza with p p Outdoor Seating H 846 sf 28.2 x 30.0 Passive O en S ace Landscaped Central Plaza with p p Outdoor Seating I 19,725 sf 20.7 x 450.7 Passive Open Space Pond Overlook with Trail Connection, and Seating 48,601 sf/ 1.12 acres Total Common Open Space for Apartments The apartments are designed with 1.12-acres (10.7 percent) of common open space,meeting the minimum 10 percent requirement. The proposed development provides active and passive recreation opportunities for residents of the apartments appropriate for the commercial area. The PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 60 OF 134 areas are suitable for public gathering and provide connections to adjacent natural areas, open space, and community park. This standard is met. 3. At least 50 percent of the dwelling units in a development must face outdoor common open space or a public street. This standard is met when the front door or a window from the kitchen,living room, or dining room of a dwelling unit faces the outdoor common open space or a public street. All apartment buildings front a public or private street (all private streets have public access easements over their entirety). Each individual unit has windows facing the public or private street, with either a bedroom,living room, or both. This standard is met. 4. Building facades, including accessory structure facades, that face outdoor common open space must meet the 15 percent window area requirement in Subsection 18.230.050.B or be screened to the S-4 standard as provided in Table 18.420.2. The Apartment Design Development Standards Compliance Matrix previously provided on Sheet A- 2 in Exhibit D notes that the design of side elevations fronting outdoor common open space will be modified to provide 15 percent window area. As noted, this standard will be met at the time of building permit review. 5. Common open space may not be located in the front setback or include sensitive lands. Locations of the common open spaces provided for the apartments are illustrated on the Site Plan and Apartment Open Space Plan, Sheet 11.1. The common open space areas provided for the apartment buildings in the R-25 zone are outside of front setbacks and do not include sensitive lands. This standard is met. D. Private open space. 1. Private open space is required for each dwelling unit. Each private open space must be a minimum of 48 square feet in area and a minimum of 5 feet in width and depth. 2. Private open space must be directly accessible from the interior of the dwelling unit that it serves. 3. Additional common open space above the required minimum may substitute for some or all of the required private open space at a 1:1 ratio. Each apartment unit includes a private balcony that is a minimum 48-square feet in area that is directly accessible for the interior of the dwelling unit as illustrated on the floorplans, Sheets MF-9 thru MF-11 in Exhibit D. This standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 61 OF 134 E. Pedestrian access. 1. Paths must provide pedestrian access from public sidewalks abutting the site to all required building entrances on the site. 2. Paths must provide pedestrian access between all common open space areas, vehicle and bicycle parking areas, building entrances, and service areas designed for use by residents. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B. 3. Paths must extend to the perimeter property line to provide pedestrian access to existing or planned pedestrian facilities on adjacent properties, such as trails or public access easements. 4. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet. As illustrated on the Circulation Plan, Sheet 9 in Exhibit C,pedestrian paths are provided throughout the apartment and mixed-use development site to allow safe and convenient access from the public sidewalk to building entrances. Pathways connect vehicular and bicycle parking areas to entrances as well as common open space area. Paths within parking areas or along drive aisles meet the standards of subsection 18.410.040.B. All pathways will be constructed with hard surface material and be a minimum of five feet in width. This standard is met. F. Vehicle and bicycle parking. 1. The applicable provisions and standards of Sections 18.410.010 through 18.410.060 apply to apartment developments. 2. The standards in Sections 18.410.070 through 18.410.090 do not apply to apartment developments. 3. The minimum and maximum number of off-street vehicle and bicycle parking spaces are provided in Table 18.230.2. Any fractional space requirement is rounded up to the next whole number. Table 18.230.2 Off-Street Vehicle and Bicycle Parking Quantity Requirements Vehicle Apartment Vehicle Minimum Maximum Bicycle Minimum Size (Zones A and B) 500 sq ft or 1 space per dwelling less unit 1 bedroom 1 space per dwelling None 1 space per 2 unit dwelling units 2 bedroom 1.25 spaces per dwelling unit PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 62 OF 134 3 bedroom 1.5 spaces per dwelling unit 4. Apartment developments with 10 or more required vehicle parking spaces must also provide additional vehicle parking for guests. The minimum amount of additional parking spaces is 15 percent of the minimum vehicle parking requirement as provided in Table 18.230.2. Guest vehicle parking must be clearly identified with pavement markings or signs. 5. Apartment developments with 20 or more dwelling units must also provide additional bicycle parking spaces for guests. The minimum amount of additional parking spaces is 15 percent of the minimum bicycle parking requirement as provided in Table 18.230.2. Guest bicycle parking must be located within 20 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site. Bicycle parking may be located in the public right-of-way with approval of the City Engineer. 6. Apartment developments with 20 or more dwelling units must provide all required non-guest bicycle parking spaces inside a structure or under a roof. Required bicycle parking is exempt from the location standard of Subsection 18.410.050.A but may not be located inside individual dwelling units. Compliance to the required and provided vehicle and bicycle parking for the proposed development is demonstrated in Section 18.410—Off Street Parking and Loading. This standard is met 7. Surface parking, detached garages, and attached or detached carports may not be located closer to a street property line than the building closest to that street property line. No surface parking areas, drive aisles, detached garages, or carports are proposed between any street property line and a building with dwelling units. Tracts A and B run along the western property line between the parking area and Roy Rogers Road as shown on the Preliminary Plat, Sheet 6.1 in Exhibit C. These tracts including plantings and screening elements between the parking area and the right of way. This standard is met. 8. Parking areas may not occupy more than 50 percent of the total length of each street frontage as measured 20 feet from the street property line. Drive aisles without adjacent parking spaces do not count as parking areas for the purposes of this standard. No parking areas are proposed to occupy street frontages. Tracts A and B run along the western property line between the parking area and Roy Rogers Road as shown on the Preliminary Plat, Sheet 6.1 in Exhibit C. These tracts including plantings and screening elements between the parking area and the right of way. This standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 63 OF 134 9. Attached garages may be attached to any side of an apartment building. If attached to the street-facing facade, they may not be located closer to the street property line than the apartment building facade and the facade must include at least 1 entrance for each proposed garage that meets the standards of Subsection 18.230.050.A. Driveways associated with attached garages that take direct individual access from a public or private street must meet the rowhouse location and access standards in Paragraph 18.280.050.E.3 and Subparagraph 18.280.050.E.2.a. The garages located on the ground floor of the apartment buildings are not located on the street facing facade, do not extend beyond the building facade, and a garage door is provided for each garage. Entrance to the garages and tandem parking spaces are taken directly from interior drive aisles, not public or private streets. This standard is met. G. Utilities and service areas. 1. Private utility facilities, such as transformers or control valves, that serve a single development must be located below ground unless the functional properties of the facility require above-ground placement. If located above ground, all facilities 1 cubic foot or greater in volume, or with any one dimension greater than 2 feet, must meet the following standards where not wall- or roof-mounted or located inside a building: a. The facility may not be located within 20 feet of any street property line; and b. The facility must be dark in color and painted or wrapped with a non- reflective material. 2. Service areas, such as waste and recycling containers, outdoor storage, and mechanical equipment, may not be located within 20 feet of any street property line, except where located inside a building. The waste collection and recycling enclosures serving the apartment development in the R25 zone are located more than 20 feet from any street property line, as illustrated on the Site Plan, Sheet 11.1 in Exhibit C. This standard is met. H. Lighting. 1. Minimum illumination levels are measured horizontally at ground level. a. The minimum average illumination is 1.5 footcandles for paths, except those within parking areas,which are subject to the lighting standards in Subsection 18.410.040.I. All points of measurement must be a minimum of 0.5 footcandles. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 64 OF 134 b. The minimum average illumination is 3.5 footcandles for required building entrances and 2.0 footcandles for any non-required building entrances. All points of measurement must be a minimum of 1.0 footcandle. 2. Maximum illumination levels are measured vertically at the property line or sensitive lands boundary line. The maximum illumination is 0.5 footcandles at side and rear property lines, except that the maximum illumination may be increased to 1.0 footcandle where the development abuts a commercial or industrial zone. The maximum illumination is 0 footcandles at any sensitive lands boundary line. 3. Lighting must be shielded,with a cutoff angle of 90 degrees or greater to ensure that it does not shine upwards. Lighting sources, such as lamps and bulbs, may not be directly visible from adjacent properties or sensitive lands. The applicant states a detailed lighting plan will be provided with construction documents. Lighting will be designed to meet illumination levels at pedestrian paths,parking areas,building entrances, and property lines. To ensure compliance with these standards, a condition will require the applicant to submit a lighting plan prior to site work. As conditioned, this standard is met. I. Apartments are subject to all other applicable requirements of this title including but not limited to standards related to streets, utilities, sensitive lands, and signs. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2) These standards are addressed throughout this staff report and have either been met or conditioned, as appropriate. 18.230.050 Design Standards A. Entrances. 1. For dwelling units with internal building access, a minimum of 1 entrance per building must be visible and accessible from a public or private street or outdoor common open space. Additional entrances may face drive aisles, parking areas, or service areas. 2. For dwelling units without internal building access, a minimum of 1 entrance per dwelling unit must be visible and accessible from a public or private street, outdoor common open space, or drive aisle that has a curb and path adjacent to the unit. 3. A required building entrance must be at an angle that is no more than 45 degrees from the street, common open space, or drive aisle that it faces. A required building entrance to an individual dwelling unit may exceed this standard where it opens onto a porch or stoop provided the angle is no more than 90 degrees from the street, common open space, or drive aisle that it faces. 4. A required building entrance must be covered, recessed, or treated with a permanent architectural feature that provides weather protection for pedestrians. The required weather protection must be at least as wide as the entrance, a maximum of 6 feet above the top of the entrance, and a minimum of 3 feet in PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 65 OF 134 depth. The required weather protection may project into the minimum front setback. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D, all apartment buildings contain a primary entrance visible and accessible from a street or outdoor common open space. The primary entrances are recessed more than three feet providing weather protection as required. This standard is met. B. Windows. 1. All building facades that face a public or private street must include a minimum of 15 percent window area. 2. The minimum window area standard does not apply to stories with sloped roofs or dormers. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D, all front facades of the apartment buildings are designed to provide at least 15 percent window area. The Apartment Design Development Standards Compliance Matrix on Sheet A-2 in Exhibit D notes that the design of side elevations fronting outdoor common open space will be modified to provide 15 percent window area. The buildings are not designed with sloped roofs or dormers.As noted, and ensured with building permit review,this standard is met. C. Façade design. 1. All building facades that face a public or private street or outdoor common open space must include at least 2 different architectural features from the list provided below.An additional 2 different architectural features per façade are required on all buildings with 20 or more dwelling units. This standard may be met by including different architectural features on different facades of the same building.Buildings that do not include dwelling units are exempt from providing architectural features on facades that face common open areas,but must provide at least 2 different architectural features on all street-facing facades. a. Facade articulation.A wall projection or recession that is a minimum of 6 feet in width and 2 feet in depth for a minimum of half the height of the facade and with a maximum distance of 40 feet between projections or recessions. b. Roof eave or projecting cornice. i. An eave that projects a minimum of 12 inches from the building facade;or ii. A cornice that projects a minimum of 6 inches from the building facade and is a minimum of 12 inches in height. c. Roof offsets or dormers. i. A roof offset that is a minimum of 2 feet from the top surface of one roof to the top surface of another roof as measured horizontally or vertically with a maximum distance of 40 feet between offsets. See Figure 18.230.1;or ii. One dormer for each top floor dwelling unit that is a minimum of 4 feet in width and integrated into the roof form PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 66 OF 134 d. Accent siding. A minimum of 2 different siding materials are used, and one siding material covers a minimum of 40 percent of the building facade. e. Distinct base and top. The ground floor is visually distinguished from the upper floors by including a belt course and at least one of the following: i. a change in surface or siding pattern; ii. a change in surface or siding material; or iii. a change in the size or orientation of windows f. Window area.A minimum of 50 percent window area is included. g. Window shadowing.All windows include at least one of the following: i. Window trim that is a minimum of 2.5 inches in width and 0.625 inches in depth; or ii. Windows that are recessed a minimum of 3 inches from the building facade. h. Balconies. Balconies are included on all upper floors that meet the dimensional requirement for private open space provided in Subsection 18.230.040.D. i. Covered porches or recessed entrances.All first-story dwelling units with individual entrances include at least one of the following: i. A covered porch that is a minimum of 5 feet in width and depth;or ii. An entrance area that is a minimum of 5 feet in width and recessed a minimum of 2 feet from the building facade. j. Enhanced entrances or awnings.A building that provides internal access to dwelling units includes at least one of the following: i. A building entrance area that is a minimum of 8 feet in width and is either: (A) recessed a minimum of 5 feet from the building facade, or (B) covered with a permanent architectural feature that provides weather protection. The architectural feature must be at least as wide as the entry, a maximum of 6 feet above the top of the entry, and a minimum of 5 feet in depth. The architectural feature may project into the minimum front setback;or ii. A permanent architectural feature above all ground floor windows, such as an awning or series of awnings, that are at least as wide as each window, a maximum of 6 feet above the top of each window, and a minimum of 3 feet in depth. The architectural feature may project into the minimum front setback. 2. The following building materials are prohibited on all building facades,including accessory structure facades, that face a public or private street or outdoor common open space. They may not be used collectively on more than 35 percent of any other building facade. a. Vinyl PVC siding, b. T-111 plywood, c. Exterior insulation finishing (EIFS), d. Corrugated metal, e. Plain concrete or concrete block, f. Spandrel glass, or PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 67 OF 134 g. Sheet pressboard. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2) Each of the apartment buildings provide more than 20 dwellings units.As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D, all facades of the apartment buildings that front a street or outdoor common open space are designed to include facade articulation, cornice with six-inch projection and 12-inches in height,accent siding material,visual distinction between top and base of facade,window trim,balconies on upper floors,covered porch,enhanced entrances. CONCLUSION: Based on the above analysis,the applicable apartment standards are met or have been conditioned to be met. 18.280 Rowhouses 18.280.020 Applicability A. The standards of this chapter apply to rowhouse development in the R-7,R-12,R-25,MUR- 1, and MUR-2 zones. Additional standards apply in the River Terrace Plan District, as provided in Chapter 18.640, River Terrace Plan District.An applicant may elect to apply the standards of Chapter 18,230, Apartments, when proposing rowhouse development in base zones where apartment development is allowed. The proposed planned development plan includes 50 rowhouses,43 of which are located in the CC zone, and seven located in the R-25 zone. The applicant is utilizing the planned development option to efficiently distribute uses and densities across the site. The subject property is located within the River Terrace Plan District; therefore, the rowhouses are subject to the provisions of Chapter 18.640. Compliance with development standards for rowhouses located in residential zones is demonstrated in the following sections. 18.280.030 Application Type Rowhouse development requires a site development review application. (Ord. 19-09§1; Ord. 18- 28§1) According to Chapter 18.780.020.B. site development review for rowhouse development does not apply to development proposed through a planned development review process.The rowhouses proposed are part of a planned development;therefore, a site development review application is not required. 18.280.040 General Provisions All lots approved for rowhouse development in the R-7, R-12, and R-25 zones through the provisions of this chapter will be conditioned to record a deed restriction prohibiting any type of development other than rowhouse development on the lot. This deed restriction cannot be removed except through a land division or lot line adjustment process that brings the lot into conformance with the standards for development of other housing types. A rowhouse deed restriction imposed as a condition of a previous or concurrent land division or lot line adjustment process meets this standard. (Ord. 18-28§1) The applicant states that any necessary deed restrictions for rowhouse development will be recorded as required prior to plat recording. Pursuant to 18.280.040, all lots approved for rowhouse development in PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 68 OF 134 the R-7, R-12, and R-25 zones will be conditioned to record a deed restriction prohibiting any type of development other than rowhouse development on the lot.As conditioned,this standard is met. 18.280.050 Development Standards A. Number of units. A rowhouse development must contain at least two units. There is no maximum number of units, except that in the R-7 zone, the maximum number of units per grouping is 5. Rowhouses are proposed on the site in groupings of four,five,and six.No rowhouses are proposed in the R-7 zone.This standard is met. B. Density. Minimum and maximum densities are provided in Table 18.280.1. The minimum and maximum residential density for rowhouses in the R-25 zone provided in Tables 2 and 3 of the applicant's statement are based on the minimum lot size of 1,500 square feet per unit and calculated to comply with Table 18.280.1. This standard is met. C. Lot width.Minimum lot widths are provided in Table 18.280.1. The applicant is using the planned development process for approval of the proposed development which allows for flexibility in development standards. Table 10 of the applicant's statement details the dimensional standard modifications proposed to the lot width for rowhouse.As adjusted with the planned development,this standard is met. D. Setbacks.Minimum and maximum setbacks are provided in Table 18.280.1. The applicant is using the planned development process for approval of the proposed development which allows for flexibility in development standards. Table 10 of the applicant's statement details the dimensional standard modifications proposed to the rowhouse setback standards. As adjusted with the planned development,this standard is met. E. Parking.The provisions and standards of Sections 18.410.030 and 18.410.040 apply,except for Subsection 18.410.040.E. The following additional standards also apply: 1. Number of spaces. a. A minimum of 1 off-street parking space must be provided for each rowhouse. b. An on-street parking credit may be granted for some or all the required off-street parking as provided in Section 18.410.090. The rowhouses are designed with at least a one-car garage providing one off-street parking space as required as shown on the conceptual floorplans, Sheet RH-2 in Exhibit D. Compliance to the required and provided parking for the proposed development is demonstrated in Section 18.410 — Off Street Parking and Loading of this statement. This standard is met. 2. Access. Access to off-street parking areas for rowhouse development may be taken through tandem driveways, shared access, or from an alley. The following requirements apply to each situation in addition to the relevant sections of Chapter 18.920,Access, Egress, and Circulation. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 69 OF 134 a. Tandem driveways. If access is taken from a street other than an alley and access is not shared development-wide,the following standards apply.See Figure 18.280.1 for examples. The proposed rowhomes take access from an alley,therefore these standards do not apply. b. Shared access. If access for all units in a rowhouse development is shared and off-street parking areas are provided at the side or rear of a rowhouse development rather than at the front of each rowhouse unit,the minimum paved width of the shared access is 20 feet and the maximum width is 24 feet. The proposed rowhouses take access from an alley and no shared off-street parking areas are proposed; therefore,this standard do not apply. c. Alley access. If access is taken from an alley, the following standards apply: i. A maximum of one access is allowed for each rowhouse unit. ii. The minimum paved width of an alley access is 10 feet. The proposed rowhouses have a single access off the alley. The rowhouses have a paved width alley access of at least 10 feet as illustrated on Sheet 11.3 in Exhibit C. This standard is met. 3. Location. Off-street parking areas, including detached parking structures, must be located a minimum of 20 feet from any street property line, except alley property lines,where no minimum setback is required. 4. Parking structures. Parking structures in rowhouse developments are subject to the following: a. Detached parking structures must be located a minimum of 40 feet from a street property line where rowhouses provide main entrances. b. The maximum size for a detached parking structure is 200 square feet per rowhouse served by the structure. c. The maximum height for a detached parking structure is 15 feet. The proposed rowhouses have alley access and are designed with at least a one-car garage as illustrated in the conceptual floorplans, Sheet RH-2 in Exhibit D. No parking structures are proposed with this development.This standard is met. 5. Screening. Screening of parking areas is not required,except that in the R-7 zone, off-street parking areas provided at the side or rear of buildings and not in structures must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2.The required screening must be provided on the same site as the development. There are no rowhome lots provided in the R-7 zone. This standard does not apply. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 70 OF 134 F. Pedestrian access. Rowhouse developments of 5 or more units must provide a paved, accessible pedestrian path that connects the main entrance of each rowhouse to the following: 1. Sidewalks in the right-of-way abutting the site; 2. Common buildings such as laundry and recreation facilities; 3. Parking areas;and 4. Common open space and play areas. Each rowhouse will have a paved accessway leading from the front entrance of the home to the sidewalk or pedestrian path in front of the home. Rowhouses fronting River Terrace Boulevard are designed with paved pathways that connect to a pedestrian walkway running along a common open space area. Rowhouses fronting SW 166th Avenue and SW Jean Louise Road have paved pedestrian paths leading from the front entrance to the public sidewalk. Sidewalks within the development connect to neighborhood amenities including the mixed-use commercial development and common open space and play areas as illustrated on the Circulation Plan,Sheet 9 in Exhibit C.These standards are met. G. Landscaping. The provisions and standards of Chapter 18.420, Landscaping and Screening do not apply to rowhouse development, with the exception of Sections 18.420.030 and 18.420.040.The following additional standards also apply: 1. The minimum landscape area standards are provided in Table 18.280.1. All required landscape areas must meet the L-1 standard, as provided in Table 18.420.1. Table 18.280.1 requires 20 percent landscape area,planted to the L-1 standard, for the rowhouses within the R-25 zone.As illustrated on the Site Plan for the rowhouses,Sheet 11.3 in Exhibit C,the total area of the rowhouse development is 124,126 square feet requiring 24,825 square feet of landscape area. The rowhouses are designed to provide 27,253 square feet of landscape area, exceeding the minimum requirement. The landscaped areas are designed to meet the L-1 standard as illustrated in the planting plans in Exhibit C. This standard is met. 2. A minimum of 15 percent tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule. Twenty-nine lots in the C-C zoning district,lots 105 through 133, are proposed rowhomes.As stated in the Arborist Supplemental Report, dated December 31, 2021, an additional 43 individual trees are proposed beyond streets and parking lots, primarily to satisfy the minimum 15 percent effective tree canopy per lot landscaping standards specific to rowhouse development in accordance with this Section. The Tree Canopy and Planting Plans, Sheets L1.01-L1.04 in Exhibit C, demonstrates compliance with the 15 percent tree canopy standard.This standard is met. H. Waste collection. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 71 OF 134 1. Dumpsters are prohibited in rowhouse developments. 2. Waste collection and service areas may not be located in required setbacks and must be screened to the S-1 standard,as provided in Table 18.420.2. No dumpsters or waste collection service areas are proposed for the rowhouse units. Each individual rowhouse will utilize its driveway to roll bins to the curb for service on collection days. This standard is met. 18.280.060 Design Standards The applicant is proposing 50 rowhouse lots. The minimum and maximum residential density for rowhouses in the R-25 zone provided in Tables 2 and 3 of the applicant's statement are based on the minimum lot size of 1,500 square feet per unit and maximum lot size of 1,750 square feet to comply with Table 18.280.1. The applicant is using the planned development process for approval of the proposed development which allows for flexibility in some development standards. Table 10 of the applicant's statement details the modifications to dimensional standards proposed to rowhouse lots in the R-25 zone. A. Height.Maximum heights are provided in Table 18.280.1. The rowhouses are designed to be less than 45 feet tall as shown on the conceptual elevations,Sheet RH- 2 in Exhibit D,consistent with the 45-foot height limit for rowhouses in the R-25 zone.This standard is met. B. Unit definition. Each dwelling unit must include at least one of the following on the street-facing facade: 1. A roof dormer a minimum of 4 feet in width, 2. A balcony a minimum of 2 feet in depth and accessible from an interior room, 3. A bay window that extends from the facade a minimum of 2 feet, or 4. An offset of the facade of a minimum of 2 feet in depth from the neighboring dwelling unit. The proposed rowhouse products include a six-foot wide vertical wall offset at least two feet in depth to comply design standards as depicted by the conceptual elevations and Design Compatibility Matrix provided in Exhibit D.This standard is met. C. Main entrance.The main entrance of each rowhouse must face the street. If a rowhouse has more than one street property line,the entrance may face either street. The proposed rowhouses are designed with the main entrance facing the adjacent public street as illustrated on the conceptual elevations and Design Compatibility Matrix provided in Exhibit D. This standard is met. D. Porches. Each rowhouse in a grouping must include a porch that is a minimum of 48 square feet in area with no horizontal dimension less than 6 feet.A balcony on the same facade as the main entrance may substitute for a front porch,provided that the following are met: 1. The area of the balcony must be a minimum of 48 square feet, 2. The balcony must be a minimum of 8 feet in width, PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 72 OF 134 3. The floor of the balcony must be a maximum of 15 feet above grade, and 4. The balcony must be accessible from the interior living space of the house. The proposed rowhouses are designed with 48-square-foot front porches with no dimensions less than six feet as illustrated on the conceptual elevations and Design Compatibility Matrix provided in Exhibit D.This standard is met. E. Roofs. Roofs must be sloped, with a minimum pitch of 4/12 and a maximum pitch of 14/12, except that a roof may be flat if it meets one of the following: 1. The space on top of the roof is used as a deck or balcony that is no more than 150 square feet in area and is accessible from an interior room;or 2. The roof line includes a cornice that extends at least 6 inches from the facade and is a minimum of 12 inches in height. As shown on conceptual elevations and Design Compatibility Matrix provided in Exhibit D the roofs of the proposed rowhouses are sloped between the minimum pitch of 4/12 and maximum of 14/12.This standard is met. F. Exterior staircases.Exterior staircases to any story above the first story of a rowhouse are not allowed. None of the proposed rowhomes include exterior staircases to any story above the first story of the rowhouse.This standard is met. G. Windows. A minimum of 12 percent of the area of all street-facing facades on each individual unit must include windows or entrance doors. Window area is the aggregate area of the glass within each window,including any interior grids,mullions,or transoms. Door area is the area of the portion of a door other than a garage door that moves and does not include the frame. Half of the window area in the door of an attached garage may count toward meeting this standard. (Ord. 18-28§1) As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D the rowhouses are designed to provide at least 12 percent of the street facing facade area to be windows or entrance doors. This standard is met. CONCLUSION As shown in the analysis above,the applicable Rowhouses standards have been met,or conditioned to be met. 18.290 Single Detached Houses The applicant is proposing 93 single detached house lots; 12 in the R-4.5 zone, 61 in the R-7 zone, four in the R-25 zone, and 16 in the CC zone. The applicant is utilizing the planned development option to efficiently distribute uses and densities across the site. Compliance with development standards for single detached homes in the R-4.5 and R-7 zones is demonstrated in the following sections. 18.290.030 Development Standards Development standards for single detached houses are provided in Table 18.290.1. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 73 OF 134 The applicant is proposing 93 single detached house lots (76 small lots, two medium lots, and 15 large lots). The minimum and maximum residential density for the single detached homes provided in Tables 2 and 3 of the applicant's statement are based on a minimum lot size of 7,500 square feet per unit in the R-4.5 zone and 5,000 square feet per unit in the R-7 zone and calculated to comply with Table 18.290.1. As illustrated on Sheet 11.4 in Exhibit C,the single detached homes are designed to exceed the 20 percent minimum landscape area; therefore, the lot coverage is less than 80 percent. As illustrated in the conceptual floorplans and elevations in Exhibit D,the single detached homes are designed with at least a two-car garage,exceeding the one car off-street parking requirement. The applicant is using the planned development process for approval of the proposed development, which allows for flexibility in some development standards.Table 10 of the applicant's statement details the modifications to dimensional standards proposed to single detached home lots in residential zones. As proposed,the applicable development standards are met or adjusted as allowed through the planned development process.These standards are met. 18.290.040 Design Standards A. Entrances. The main entrance to a single detached house must meet the following standards: 1. The entrance must be set back no further than 8 feet from the widest street-facing wall;and 2. The entrance must be offset no more than 45 degrees from a line parallel to the front lot line. If the front lot is curved, the offset is measured from a line tangent to the midpoint of the front lot line. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D the single detached homes are designed with main entrances that are setback less than eight feet from the widest street-facing wall and are not offset more than 45 degrees from a line parallel to the front lot line. This standard is met. B. Windows. A minimum of 12 percent of the area of all street-facing facades, excluding alley-facing facades, must include windows or doors. Door area is the portion of a door that moves and does not include the frame. Garage doors designed for vehicle access may not be used to meet this standard. 1. Windows in a garage door may be used to meet this standard. 2. A maximum of 2 percent of the required window area may be frosted glass. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D the single detached homes are designed to provide at least 12 percent of the street facing façade area to be windows or entrance doors.Compliance will also be confirmed at the time of building permit.This standard is met. C. Attached garages and carports. An attached garage or carport must meet the following standards, except where vehicle access is taken from an alley. 1. A garage door or carport entrance designed for vehicle access must be the same distance or a greater distance from the street property line as the widest street- facing wall along the same street frontage, except as follows: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 74 OF 134 a. A garage door or carport entrance may extend up to 5 feet in front of the widest street-facing wall if there is a covered front porch and the garage door or carport entrance does not extend beyond the front of the porch. b. A garage door or carport entrance may extend up to 5 feet in front of the widest street-facing wall where the garage or carport is part of a 2-story building and there is a window on the second story above the garage or carport that faces the street with a minimum area of 12 square feet. 2. The total maximum width of all garage doors or carport entrances is 12 feet or 50 percent of the total width of the street-facing facade, whichever is greater. The width of a garage door is measured from inside the garage door frame. Where more than one garage door is proposed, the width of each garage door is measured separately. See Figure 18.290.1. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D the single detached homes with street-facing garages are designed with garage doors that do not extend beyond the front porch.All but one floorplan is designed with a garage door less than 12 feet wide.The home with the garage larger than 12 feet is designed with the garage width less than 50 percent of the total width of the street-facing façade.This standard is met. CONCLUSION As shown in the analysis above,the Single Detached Houses standards have been met. 18.320 Commercial Zone Development Standards 18.320.040 Development Standards A. Base zone development standards are provided in Table 18.320.1. The applicant proposes development of six mixed-use buildings designed with retail/ commercial space at the street level and three-floors of residential above. All but one of the mixed-use buildings is located entirely within the CC zone. Mixed-use building Number 1 straddles the CC and R-25 zones. The applicant is using the planned development process for approval of the proposed development which allows for flexibility in some development standards. Table 10 of the applicant's statement details the dimensional standard modifications proposed for the mixed-use buildings in the CC zone. As proposed and as allowed through the planned development process the applicable base zone standards are met. B. Landscaping and screening.All required landscaping,including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. 1. The minimum landscape area standard is provided in Table 18.320.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. According to Table 18.320.1, the minimum landscape requirement for the mixed-use development in the CC zone is 15 percent.The 7.58-acres of development area in the CC zone is designed with 1.3 acres, or 17.2 percent of landscaped area. Landscaping within the CC zone is designed to meet the L-2 standards as detailed on the planting plans in Exhibit C. This standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 75 OF 134 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: a. Service areas and wall- and roof-mounted utilities must be screened to the S-1 standard. Service areas and utilities are also subject to the standards in Subsection 18.320.040.D. b. Nonresidential development that abuts a residential zone must be screened to the S-3 standard along all property lines, except street property lines. c. Surface vehicle parking areas,loading areas, drive aisles, and stacking lanes for drive-through services within 20 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the street property line, except where access is taken. Surface vehicular parking areas and drive aisles are provided along the western property line within 20 feet of SW Roy Rogers Road requiring screening to the S-4 standard along the western property line. The Preliminary Grading Plan, Sheet 7.1 in Exhibit C, and planting plans in Exhibit C demonstrate the planting and screening in this area meet the S-4 standard including a sight obscuring wall, approved trees and hedges, and ornamental grasses complying with the screening standards detailed in Table 18.420.2. This standard is met. 3. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. The tree canopy standards of Section 18.420.060 for the mixed-use buildings and off-street vehicle parking areas are addressed later in that section. C. Pedestrian access. 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site.A minimum of 1 path is required for every 200 linear feet of street frontage. As illustrated on Sheet 9 in Exhibit C,pedestrian paths are provided throughout the apartment and mixed-use development site to allow safe and convenient access from the public sidewalk to building entrances with a minimum of one path for every 200 linear feet of frontage. This standard is met. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings, uses, and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 76 OF 134 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties, such as trails or public access easements,where practicable. As shown on the Circulation Plan (Sheet 9) of the applicant's January 13, 2022 revised submittal, the Community Connectivity Trail type (G) was added through the open space in the northwest corner of the site to connect the proposed development to an existing stubbed path at the undercrossing of Rory Rogers Road and to sidewalks north of the site. This standard is met. 4. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet. As illustrated on Sheet 9 in Exhibit C,pedestrian paths are provided throughout the apartment and mixed-use development site to allow safe and convenient access from the public sidewalk to building entrances. Unobstructed five-foot-wide pathways connect vehicular and bicycle parking areas to entrances as well as common open space area. Paths within parking areas or along drive aisles meet the standards of subsection 18.410.040.B. All pathways will be constructed with hard surface material. This standard is met. D. Utilities and service areas. 1. Private utility facilities, such as transformers or control valves, that serve a single development must be located below ground unless the functional properties of the facility require above-ground placement. If located above ground, all facilities 1 cubic foot or greater in volume or with any one dimension greater than 2 feet must meet the following standards where not wall- or roof-mounted or located inside a building: a. The facility may not be located within 20 feet of any street property line; and b. The facility must be dark in color and painted or wrapped with a non- reflective material. The applicant's statement did not address these standards for private utility facilities, such as transformers,location, and design standards. Therefore, a condition of approval is necessary to require the applicant to submit a revised site plan showing that the private utility facilities meet the applicable location and design standards. 2. Service areas, such as waste and recycling containers, outdoor storage, and mechanical equipment, may not be located within 20 feet of any street property line, except where located inside a building. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 77 OF 134 The waste collection and recycling enclosures serving the mixed-use development in the CC zone, located west and just north of Buildings 3 and west of and just south of Building 5, are located less than 20 feet from the property line with SW Roy Rogers Road, as illustrated on the Site Plan, Sheet 11.1 in Exhibit C.The applicant is requesting an adjustment to this standard through the planned development procedure. As proposed and adjusted through the planned development process, this standard is met. E. Lighting. 1. Minimum illumination levels are measured horizontally at ground level. a. The minimum average illumination is 1.5 footcandles for paths, except those within parking areas,which are subject to the lighting standards in Subsection 18.410.040.H. All points of measurement must be a minimum of 0.5 footcandles. b. The minimum average illumination is 3.5 footcandles for required building entrances and 2.0 footcandles for any non-required building entrances. All points of measurement must be a minimum of 1.0 footcandle. 2. Maximum illumination levels are measured vertically at the property line. The maximum illumination is 0.5 footcandles at side and rear property lines, except that the maximum illumination may be increased to 1.0 footcandle where the development abuts a commercial or industrial zone. 3. Lighting must be shielded, angled, or located such that it does not shine upwards or directly onto adjacent properties or sensitive lands. The applicant states that a detailed lighting plan will be provided with construction documents. Lighting will be designed to meet illumination levels at pedestrian paths,parking areas,building entrances, and property lines. As conditioned to provide a lighting plan that meets applicable standards, this standard is met. F. Nonresidential development is subject to all other applicable requirements of this title including but not limited to standards related to parking and loading, streets and utilities, sensitive lands, and signs. (Ord. 18-28 §1) As reviewed in this Staff Report, the proposed nonresidential development has been subject to all other applicable requirements of Title 18. This standard is met. 18.320.050 Design Standards A. Entrances. 1. A minimum of one entrance per building, or tenant space within a building without internal building access, must be visible and accessible from a public street. Additional entrances may face drive aisles,parking areas, or service areas. 2. A required building entrance must be at an angle that is no more than 45 degrees from the street that it faces. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 78 OF 134 3. A required building entrance must be covered, recessed, or treated with a permanent architectural feature that provides weather protection for pedestrians. The required weather protection must be at least as wide as the entrance, a maximum of 6 feet above the top of the entrance, and a minimum of 3 feet in depth. The required weather protection may project into the minimum front setback. As illustrated on the conceptual elevations and the Design Compatibility Matrix in Exhibit D,all mixed-use buildings contain one primary residential entrance and an entrance to commercial tenant space visible and accessible from a street and angled less than 45 degrees from the street frontage. The primary residential entrances are recessed, and the commercial tenant entrances are designed with awnings that provide weather protection as required. This standard is met. B. Windows. Buildings or tenant spaces designed for first-story use by Eating and Drinking Establishments, Sales-Oriented Retail, Repair-Oriented Retail, Personal Services, and Office uses must include a minimum of 50 percent window area on all first-story street-facing facades. (Ord. 20-01 §1; Ord. 18-28 §1) As illustrated on the conceptual elevations and Design Compatibility Matrix in Exhibit D,ground floor commercial tenant spaces in the mixed-use buildings are designed to provide at least 50 percent window area on street facing facades. As proposed and verified through the building permit review process, this standard is met. 18.320.060 Additional Standards for C-N, C-C, and C-G Zones A. C-N and C-C zones.The following standards apply to development in the C-C and C-N zones in addition to all other applicable standards of this title. 1. Pedestrian access. a. Paths that provide access from public sidewalks to required building entrances must have a minimum unobstructed width of 8 feet. As illustrated on Sheet 9 in Exhibit C, eight-foot pathway connections to public sidewalks from required building entrances for Buildings 4 and 6 are shown in two locations off SW Jean Louise Rd. As shown in L2.04 the space between the eight-foot sidewalks along SW Jean Louise Rd and building entrances for mixed use Buildings 5-7 is finished in hardscape allowing continuous pedestrian access. However,these additional standards for the C-C zone also apply to residential development in the C-C zone. Buildings 3 and 8 are residential apartment buildings located on River Terrace Blvd where only five-foot paths are proposed. Therefore, a condition of approval is necessary to require the applicant to submit a revised site plan showing paths that provide access from public sidewalks to required building entrances have a minimum unobstructed width of eight feet. As conditioned, this standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 79 OF 134 b. Path surfaces must be visually distinguished from drive aisle surfaces where paths cross drive aisles through the use of durable and low- maintenance materials such as pavers,bricks, or scored concrete. The applicant states that path surfaces will be visually distinguished from drive aisle surfaces. As shown in Sheets L2.01 through L2.06 the private Market Street pedestrian connections are distinguished. However, on L2.01, L2.04, and L2.06 visually distinct paths crossing drive aisles are not indicated.Therefore, a condition of approval is necessary to require the applicant to submit revised site plans showing path surfaces visually distinguished from drive aisle surfaces where paths cross drive aisles. As conditioned, this standard is met. 2. Site design. a. Minimum and maximum building setbacks are met when at least 70 percent of the street-facing building facade is located within the setback area. According to Table 18.320.1 the mixed-use buildings in the CC zone require a minimum setback of zero feet and maximum setback of 20 feet. As illustrated on the Site Plan, Sheet 11.1 in Exhibit C, mixed-use building numbers 3, 4, 5, and 6 which front SW Jean Louise Road are setback less than 20-feet. This standard is met. b. Vehicle parking and loading areas must be located to the side or rear of primary buildings and not between primary buildings and the street property line. All vehicle parking and loading areas are located to the side or rear of each mixed-use building. No parking areas are located between the buildings and street frontages of SW Jean Louis Road or SW River Terrace Blvd. Tracts A and B run along the western property line between the parking area and Roy Rogers Road as shown on the Preliminary Plat, Sheet 6.1 in Exhibit C. This standard is met. c. Vehicle parking and loading areas must be designed and located to minimize conflicts between vehicular and non-vehicular traffic. The vehicle parking and loading areas are designed and located to minimize conflicts between vehicular and non-vehicular traffic. Paths within parking areas or along drive aisles meet the standards of subsection 18.410.040.B. Pathway surfaces will be visually distinguished from drive aisle surfaces as shown on the Planting Plans and landscape details, Sheets L2.01 thru L2.07,L4.04 and L4.05 in Exhibit C. This standard is met. d. Loading areas must be designed and located to minimize adverse impacts on adjacent properties,particularly those in residential zones or with residential uses. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 80 OF 134 As shown on Sheet 11.1, loading areas that serve the mixed-use buildings are designed and located to minimize adverse impacts on adjacent properties. No loading areas are located adjacent to residential zones. This standard is met. e. Landscaping must be designed and located to emphasize the major points of access into the site and to help define and separate vehicular and non-vehicular circulation within parking areas. The Planting Plans and landscape details, Sheets L2.01 thru L2.07,L4.04 and L4.05 in Exhibit C, illustrate how the overall landscape plan is designed to emphasize major points of access into the site and help define and separate vehicular and non-vehicular circulation within parking areas.This is accomplished using entryway landscaping and landscaped medians throughout the parking and loading area. This standard is met. f. The following bicycle parking standards apply to the nonresidential component of a mixed-use or single-use development. Where a mixed-use development includes a residential component,the bicycle parking standards in Subsection 18.230.040.F apply to the residential component of the development. i. A minimum of 50 percent of required bicycle parking spaces must be located within 20 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site; ii. A minimum of 50 percent of required bicycle parking spaces must be covered where the site is located within 500 feet of an existing or planned trail; and iii. Bicycle parking may be located in the public right-of-way with approval of the City Engineer. The number of bicycle parking spaces required for the mixed-use development is detailed in response to Section 18.410.050.C. Bicycle parking intended for the commercial uses is located within 20 feet of the street property line and visible to pedestrians from the public sidewalk as illustrated on the Planting Plans in Exhibit C. Bicycle parking space for residents of the mixed-use buildings is provided in each unit and in bicycle storage rooms located on the ground floor of each building as illustrated on the conceptual floorplans in Exhibit D. This standard is met. g. Where the site is located on a street corner, the corner area must include a unique site or building design feature such as an angled or rounded building corner, prominent building entrance,permanent seating area,water feature, sculpture, or distinctive paving or landscaping. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 81 OF 134 Corners of the mixed-use buildings are designed to include enhanced plazas with distinctive paving and landscaping, and permanent seating as illustrated on The Planting Plans and landscape details, Sheets L2.01 thru L2.07,L4.04 and L4.05 in Exhibit C. This standard is met. 3. Building design. a. All street-facing facades must provide a minimum of 50 percent of window area on all first-story facades and a minimum of 30 percent of window area on all upper-story facades, except that residential uses on upper stories must provide a minimum of 15 percent of window area. As illustrated on the conceptual elevations in Exhibit D,ground floor commercial tenant spaces in the mixed-use buildings are designed to provide at least 50 percent window area on street facing facades and upper residential floors are designed to provide at least 15 percent window area. This standard is met. b. All street-facing facades must include pedestrian-scale architectural design features such as awnings,window shadowing, accent siding,roof eaves, projecting cornices, horizontal belt courses, or enhanced entries that are appropriately scaled for the building size and location.Awnings may project into the public right-of-way with City Engineer approval provided they have a minimum vertical clearance of 8 feet from sidewalk grade and a minimum horizontal projection of 5 feet from building facade. As illustrated on the conceptual elevations in Exhibit D,the street-facing facades of the mixed-use buildings are designed with pedestrian-scale architectural features that include façade articulation, projecting cornices, accent siding material,visual distinction between ground floor mixed-use and residential, and enhanced entrances. This standard is met. c. All building facades, other than street-facing facades, that are visible from public parking areas and adjacent properties must provide visual interest and avoid large blank walls through the use of windows, doors, color, landscaping, or wall treatments. As illustrated on the conceptual elevations in Exhibit D,Windows,doors,landscaping, and architectural treatments provide visual interest and minimize blank walls on all facades. Commercial tenant entrances are designed with awnings that provide weather protection as required.This standard is met. d. All accessory buildings,including structures required to screen utilities and service areas, and all site improvements, such as fences, walls, signs, and light fixtures, must use materials, colors, and architectural design features that are similar in scale and appearance to those on primary buildings. Chain link fencing and unfinished concrete blocks are prohibited. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 82 OF 134 Trash enclosures will be designed similar in appearance and not include chain link fencing or unfinished concrete blocks. As proposed, and verified through the building permit review process, these standards are met. CONCLUSION: As shown in the analysis above, not all of the Commercial Zone Development Standards are met,but can be met as conditioned. 18.410 Off-Street Parking and Loading 18.410.020 Applicability The provisions of this chapter apply to all new development and all modifications to existing development, including changes of use, unless stated otherwise. The proposal is for a new development, this chapter applies. 18.410.030 General Provisions A. Location. Required off-street parking must be located on the same lot as the use it serves, except where an on-street credit has been granted through the provisions of Section 18.410.090. All of the required off-street parking spaces for single detached and rowhouse units are provided on the same lot as it serves. No on-street parking credit is required to be utilized.This standard is met. C. Exclusive use. Except for shared parking agreements approved through a land use application, required off-street parking must not be rented,leased, or assigned to any other person or organization. The applicant is proposing a shared parking agreement for the uncovered surface parking spaces intended to serve residents, guests, employees, and customers of the mixed-use and apartment buildings. Compliance with the shared parking requirements of Section 18.410.030.E is addressed. D. Mixed-use and multi-tenant developments. In mixed-use and multi-tenant developments, the required minimum vehicle parking is determined using the following formula: 1. The use category with the largest proportion of total floor area within the development must provide 100 percent of the minimum vehicle parking required for that use category in Section 18.410.070; 2. The use category with the second largest proportion of total floor area within the development must provide 85 percent of the minimum vehicle parking required for that use category in Section 18.410.070; 3. The use category with the third largest proportion of total floor area within the development must provide 70 percent of the minimum vehicle parking required for that use category in Section 18.410.070; PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 83 OF 134 4. All other use categories must provide 60 percent of the minimum vehicle parking required for each of those use categories in Section 18.410.070. Apartments comprise the largest proportion of the total floor area of the mixed-use and multi- tenant development with 348 total units, 90 one-bedroom and 258 two-bedroom units.The minimum off-street vehicle parking calculation in Table 4 accounts for 100 percent of the parking for apartments and guests required in Table 18.230.2 and Section 18.230.040.F.4. The tenants and guests of the 348 apartment units require 475 off-street parking spaces: Table 1.Apartment Minimum Off-Street Parking Requirements Min. Number Required Use Parking Parkin Requirement of Units g Studio/1 1.0-space bedroom 90-units 90-spaces per unit 1.25-spaces 2 bedroom 258-units 323-spaces per unit Subtotal 413-spaces 15% of total Guest Parking required 62-spaces spaces Apartment Total _ 348-units 475-spaces The ground floor areas of the mixed-use buildings which total 25,716 square feet,is intended for commercial use. The applicant estimates that 60 percent of the commercial area will be used for sales-oriented retail and the remaining 40 percent for eating and drinking establishments. The minimum off-street vehicle parking calculation in Table 5 reflects 85 percent of the minimum parking required for sales-oriented retail and 70 percent of minimum parking required for eating and drinking establishments required in Table 18.410.3. The 25,716 sf of commercial area in the mixed-use development requires 104 off-street parking spaces: Table 2. Commercial Minimum Off-Street Parking Requirements Min. Required % of Parking Use Parking Area Parking per Spaces Required g Requirement Use Required Parkin 3-spaces per o Retail/Sales 1,000 sf 15,430 sf 46-spaces 85/0 39-spaces PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 84 OF 134 Restaurant 9-spaces per 10,286 sf 93-spaces 70% 65-spaces 1,000 sf Commercial l25,716 sf 104-spaces Total ■ Therefore, the complete mixed-use and multi-tenant development requires 579 off-street parking spaces. The mixed-use and apartment development site provides 662 off-street parking spaces as detailed in Table 6 and illustrated on the Parking Plan, Sheet 10.2 in Exhibit C. Table 3. Off-Street Parking Provided Type/ Location Number of Parking Spaces Provided Garages — 15 spaces per Building 150-spaces Tandem - 15-spaces per Building 150-spaces Carports - North of SW Jean Louis Road 75-spaces Carports - South of SW Jean Louis Road 111-spaces Surface Parking- North of SW Jean Louis Road 119-spaces Surface Parking- South of SW Jean Louis Road 57-spaces Total 662-spaces The proposed development does not exceed the maximum off-street parking. According to Table 18.230.2, there are no maximum vehicle parking requirements for apartments. The following table calculates the maximum parking permitted for the commercial uses according to Table 18.410.3. Table 4. Mixed-Use and Multi-Tenant Apartment Maximum Off-Street Parking Requirements (Zone B) Use Max. Parking Area Max. Parking Spaces Requirement Permitted Commercial Retail/Sales 4.5-spaces per 1,000 sf 15,430 sf 69-spaces Restaurant 23-spaces per 1,000 sf 10,286 sf 237-spaces Total 25,716 sf 306-spaces The applicant has demonstrated that the minimum parking spaces are provided for the mix of uses proposed on site.This standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 85 OF 134 E. Shared parking.The parking requirements of this chapter may be met through a shared parking agreement, subject to the following: 1. The applicant must demonstrate that the sites participating in the shared parking agreement provide sufficient and appropriately located parking for all uses on the sites during all periods of operation; 2. The applicant must provide satisfactory legal evidence in the form of deeds, leases, or contracts to establish the shared parking agreement; and 3. If a shared parking agreement is terminated, the requirements of this title thereafter apply to each use, structure, or lot separately. The applicant is proposing a shared parking agreement for the uncovered surface parking spaces intended to serve residents, guests, employees, and customers of the mixed-use and apartment buildings. A memorandum prepared by Kittelson &Associates provided in Exhibit G demonstrates how the provided parking adequately serves the multiple uses on the site. Legal evidence establishing the shared parking agreement will be provided to the City as required. This standard is met. F. Accessible parking.All parking areas must include the required number of accessible parking spaces as specified by the state building code and federal standards. Such parking spaces must be sized, signed, and marked as required by these regulations and in compliance with ORS 447. The parking area will include the required number of accessible parking spaces as required by state building code and federal standards.The number and location of accessible parking spaces is shown on the Parking Plan, Sheet 10.2 in Exhibit C and will be verified at the time of building permit.This standard is met. 18.410.040 General Design Standards A. Vehicular access.Vehicular access to off-street parking or loading areas must meet the requirements of Chapter 18.920,Access, Egress, and Circulation and Chapter 18.930,Vision Clearance Areas. Vehicular access to the off-street parking areas meet the requirements of Chapters 18.920 and 18.930 as reviewed in those sections.This standard is met. B. Pedestrian access. Paths that cross access driveways or parking areas are subject to the following: 1. Paths must be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are allowed for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used; PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 86 OF 134 2. Paths must be a minimum of 4 feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes,benches, bicycle racks, and sign posts; and 3. Paths must be in compliance with applicable federal and state accessibility standards. Pedestrian paths are provided throughout the parking area of the mixed-use development site to allow safe and convenient access as illustrated on the Circulation Plan, Sheet 9 in Exhibit C. Pathways are physically separated from motor vehicle traffic areas using curbs as well as landscaped medians and crosswalks that utilize pavement markings to differentiate the space.All pathways comply with applicable federal and state accessibility standards.The pathways will be constructed with hard surface material and meet the a minimum unobstructed width of four feet.This standard is met. C. Loading and unloading driveways. Passenger loading and unloading areas must be designed such that vehicle stacking does not impact any public right-of-way. A restricted loading zone is proposed on SW Jean Louise Road north of Building 6 as illustrated on the Parking Plan,Sheet 10.2 in Exhibit C.The loading zone is located to not impact the public right-of-way. This standard is met. D. Drive-through facilities. No drive-through facilities are proposed. E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or pervious paving surface,with the following exceptions: 1. Off-street parking areas associated with a temporary use application, as provided in Chapter 18.440,Temporary Uses, provided the approval authority determines that unpaved parking will not create adverse conditions. 2. Off-street overflow parking areas in the Parks and Recreation zone. The applicant states that all off-street parking areas will be paved with an asphalt, concrete or pervious paving surface, as required. This standard is met. F. Striping. 1. Except for parking required for single detached houses and accessory dwelling units, and individual spaces for rowhouses, all off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials; and 2. All interior drives and access aisles must be clearly marked and signed to show direction of flow. G. Wheel stops. Parking bumpers or wheel stops a minimum of 4 inches in height must be provided a minimum of 3 feet from the front of parking spaces wherever vehicles can encroach on a right-of-way or pedestrian path. Curbing may PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 87 OF 134 substitute for wheel stops if vehicles will not encroach into the minimum required width for landscape or pedestrian paths. H. Lighting. Lighting in parking areas must meet the following standards: 1. Parking areas must include lighting sufficient to illuminate all pedestrian paths and bicycle parking areas to a minimum level of 0.5 footcandles at all points, measured horizontally at the ground level. 2. Lighting luminaires must have a cutoff angle of 90 degrees or greater to ensure that lighting is directed toward the parking surface. 3. Parking area lighting may not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site. The applicant states that the Striping,Wheel Stop and Lighting standards for parking areas will be met. To ensure compliance with these standards, a condition of approval is necessary to require the applicant to submit plans detailing how the parking area striping,wheel stop and lighting design standards are met. I. Space and aisle dimensions.The minimum dimensional standards for surface parking spaces and drive aisles are provided in Figure 18.410.1 and Table 18.410.2. The provided parking spots are designed to comply with the parking space dimensions of Table 18.410.2 as detailed on the Parking Plans, Sheets 10.1 and 10.2 in Exhibit C. All drive aisles allow for two-way traffic and will be at least 20 feet in width as illustrated on the Circulation Plan,Sheet 9 in Exhibit C. This standard is met. 18.410.050 Bicycle Parking Design Standards A. Location. 1. Required bicycle parking must be located within 50 feet of a required or main entrance of a primary building; and 2. Required bicycle parking for nonresidential development must be covered and located within 100 feet of a required or main entrance of a primary building on the site if any required vehicle parking spaces are provided in a structure. B. Design. 1. Bicycle racks must be designed to allow a bicycle frame to lock to it at 2 points of contact, except that spiral racks and wave racks with more than one loop are prohibited; 2. Bicycle racks must be securely anchored to the ground,wall, or other structure; 3. Bicycle parking spaces must be at least 2.5 feet in width and 6 feet in length and have an access aisle between each row of spaces that is at least 5 feet in width. Covered bicycle parking must provide a vertical clearance of 7 feet; and 4. Bicycle parking spaces must be paved with a dust-free hard surface material. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 88 OF 134 C. Quantity. The total number of required bicycle parking spaces for each use is provided in Table 18.410.3. If the minimum bicycle parking requirement as calculated in Table 18.410.3 is less than two spaces, then the minimum number of spaces is two. Single detached houses, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. (Ord. 19- 09 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) The 348 residential units and 25,716 sf of commercial area require 215 bicycle parking spaces.Table 8 of the applicant's statement calculates the required parking based on the requirements of the CDC in Table 18.230.2, Section 18.230.040.F.4., and Table 18.410.3. for the mixed-use and apartment portion of the development. Table 5. Bicycle Parking Requirements Use Min. Parking # of units / Total Required Requirement Square feet Parking Spaces Studio/1 bedroom/ 2 1-space 348 units 174-spaces bedroom per 2 units 15% of total Guest Parking required spaces 26-spaces Apartment Total 200-spaces Retail/Sales 0.30 spaces 15,430 sf 5-spaces per 1,000 sf Restaurant 1.0 space 10,286 sf 10-spaces per 1,000 sf Mixed-Use Development 215 AMILTotal Each apartment has space to park a bicycle, providing 348 spaces. Each of the six mixed-use buildings includes a storage room that can accommodate 14 bikes,providing 84 spaces.Each of the four apartment buildings has two storage rooms that can accommodate seven bikes per room, providing a total of 56 spaces. The mixed-use and apartment buildings provide 488 bike parking spaces in the buildings. In addition, 17 exterior bike racks are located throughout the development providing 34 bike parking spaces as noted on the Planting Plans in Exhibit C. This standard is met. 18.410.070 Off-Street Parking Quantity Standards A. Off-street parking requirements. The ratios for providing minimum and maximum vehicle parking spaces are provided in Table 18.410.3. If application of the maximum parking standard results in less than 6 parking spaces for a development with less than 1,000 square feet of floor area, the development is allowed up to 6 parking spaces. If application of the maximum parking standard results in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 square feet, the development is allowed up to 10 vehicle parking spaces. The mixed-use portion of the site requires more than 10 spaces.Table 4 (475 spaces for apartments) and Table 5 (104 spaces for commercial) in the applicant's statement calculates the minimum off-street vehicular parking required for the mixed-used portion of the site (662 spaces provided) in response to Section 18.410.030.D. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 89 OF 134 18.410.080 Loading Standards All off-street loading spaces must have sufficient area for turning and maneuvering of vehicles on site. At a minimum, the maneuvering length may not be less than twice the overall length of the longest vehicle using the site. (Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) The Parking Plan, Sheet 10.2 in Exhibit C, shows the location of the restricted loading spaces on the south side of SW Jean Louise Rd to service the site. No off-street loading spaces are proposed. CONCLUSION Based on the above analysis, not all of the applicable off-street parking and loading standards have been met,but can be met as conditioned. 18.420 Landscaping and Screening 18.420.020 Applicability A. Landscaping standards. Landscaping standards apply to new and existing development that must provide a minimum amount of landscape area as required by the applicable development standards chapter. B. Screening standards. Screening standards apply to new and existing development with uses or site improvements that must be screened from other uses or the street as required by the applicable development standards chapter. C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development, except that parking lot tree canopy standards do not apply to subdivisions or partitions: 1. Subdivisions and partitions; 2. Apartments; 3. Nonresidential development, including mixed-use developments; 4. Wireless communication facilities; and 5. Mobile home parks. Landscaping, screening,and tree canopy standards apply. The Arborist's Report addresses compliance with the Urban Forestry provisions including tree canopy standards. 18.420.040 Landscaping Standards A. Landscaping standards are provided in Table 18.420.1. B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the development site and may be met by any combination of the following: 1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2 landscaping standard; 2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in Table 18.420.2 where required by the applicable development standards chapter; 3. Any required above-ground vegetated stormwater facility; or 4. Other areas as specified by the applicable development standards chapter. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 90 OF 134 C. Landscaping in excess of the minimum landscape area standard does not have to meet the L-1 or L-2 landscaping standard. Landscaping meeting the L-1 or L-2 standards is used to meet the minimum landscaping requirements for the applicable use types on the site. The landscape requirements for each use type are addressed in the corresponding section of this report. The Planting Plans and details in Exhibit C demonstrate compliance with the applicable standards.This standard is met. 18.420.050 Screening Standards A. Screening standards are provided in Table 18.420.2 and illustrated in Figures 18.420.1 and 2. These standards must be met as required by the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Development Standards. B. The following items are exempt from the screening standards of this chapter: 1. Roof-mounted solar panels, 2. Above-ground vegetated stormwater facilities, 3. Utility poles, and 4. Accessory structures allowed by Paragraphs 18.210.030.A.2 and 18.310.030.A.2. C. The following additional requirements apply to the S-1 screening standard: 1. Screening is required on all sides, except where access is taken. If access is provided by an opening without a gate or door, the opening must be oriented so that it is not visible from a public sidewalk; 2. Screening must be of an appropriate height and width so that the item to be screened is not visible from a public sidewalk. 3. Chain link fencing with slats and unfinished concrete blocks are prohibited where visible from a public sidewalk. Screening will be provided as required by the provisions of Table 18.420.2 where required or adjusted through the planned development request. Plantings and screening elements, as required,are detailed on the Planting Plans and details in Exhibit C. This standard is met. 18.420.060 Tree Canopy Standards A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10,Part 3,Subparts N and O.Parking lot tree canopy standards are provided below. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13.An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Demonstrate compliance with UFM tree preservation and removal site plan standards 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 91 OF 134 provide the minimum effective tree canopy cover; 4. Demonstrate compliance with parking lot tree canopy standards, where applicable, by providing the minimum effective tree canopy cover of 30 percent for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard; and 5. Include street trees where right-of-way improvements are required by Chapter 18.910, Improvement Standards. a. The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees. b. Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of 6 feet from the right-of-way when planting within the right-of-way is not practicable as determined by the City Engineer. The applicant's materials include Exhibit F, an Urban Forestry Plan (UFP), dated (Revised) December 31,2021.The UFP was prepared by Morgan Holen,the project arborist,who is an International Society of Arboriculture (ISA) Board Certified Master Arborist and Qualified Tree Risk Assessor This report describes the existing trees located on the project site, proposed tree removal,retention,protection, and planting,and describes the effective tree canopy cover needed to meet City requirements. In summary, the plan proposes to retain 74 individual trees and two tree stands in Tract C; 580 new individual trees and 32 tree stands are to be planted; 288 street trees are required and 360 street trees proposed; 177 parking lot trees each with at least 1,000 cubic feet of soil volume meet or exceed the 30 percent minimum canopy coverage;an additional 43 trees satisfy the minimum 15 percent canopy per lot landscaping standards for rowhouses; effective tree canopy for the residential zones is 60 percent (40 percent required) and 79 percent for the commercial zone (33 percent required). These standards are met. E. Urban forestry plan implementation. 1. Implementation of the urban forestry plan must be inspected,documented,and reported by the project arborist or landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In addition,no person may refuse entry or access to the Director for the purpose. The urban forestry plan requires the project be inspected, documented, and reported by the project arborist in compliance with the inspection requirements in UFM Section 11,Part 1. Therefore, Prior to commencing any site work,the project arborist must perform a site inspection for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. The project arborist must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 92 OF 134 compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. As conditioned,this standard is met. 2. The establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan must be guaranteed and required in compliance with the tree establishment requirements in UFM Section 11, Part 2. Section 11, Part 2 of the Urban Forestry Manual requires the establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of the approved urban forestry plan shall be guaranteed. Therefore, a condition of approval is necessary requiring the applicant to provide a tree establishment bond in the amount of$326,540.00 (580 individual planted trees x $563/tree) that meets the requirements of the Urban Forestry Manual Section 11,Part 2. As conditioned,this requirement is met. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. Section 11, Part 3, Subsection B of the Urban Forestry Manual states that prior to any site work, the applicant must provide a fee to cover the city's cost of collecting and processing the inventory data for the entire Urban Forestry Plan. Therefore, a condition of approval is necessary so that prior to commencing any site work, the applicant must provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan(Urban Forestry Manual,Section 11,Part 3). This fee amount ($18,766.00) will be for 74 individual and two stands preserved (1St at $189 + 73 x $28/each additional individual = $2,233 and 1St at $249 + 1 x $44/each additional stands = $293) and newly planted trees (580 x$28/each individual = $16,240). As conditioned,this requirement is met. CONCLUSION Based on the analysis above,not all of the applicable landscaping and screening standards are met but can be met through conditions of approval. 18.440 Temporary Use Permit 18.440.030 Types of Temporary Uses C. Temporary sales office or model home.This type of use includes a temporary sales office or offices either in a housing unit or in another temporary building for the purpose of facilitating the sale of real property in any subdivision or property within this city. This includes the use of one unit in a subdivision as a"model home"for purposes of showing prospective buyers. The proposed development involves a temporary use permit application for one sales office and six model PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 93 OF 134 homes.The proposal complies with Section 18.640.110,which cites criteria for temporary model homes in the River Terrace Plan District. 18.440.040 Approval Process A. Approval process. An application for a temporary use is processed through a Type I procedure, as provided in Section 18.710.050, using the approval criteria for the specific temporary use provided in Section 18.440.050. The application for the temporary use permit for the sales office and model homes will be processed through the Type I procedure, as required. The approval criteria of Section 18.440.050 are addressed below. Additional criteria for sales office and model homes are addressed in the River Terrace Plan District standards. 18.440.050 Approval Criteria C. Temporary sales office or model home. The approval authority will approve or approve with conditions a temporary sales office or model home when all of the following are met: 1.Temporary sales office. a. The temporary sales office must be located within the boundaries of the subdivision or property in which the real property is to be sold; and b.Sales offices approved through the provision of this chapter may not be permanent. This application requests approval of a sales office/ model home complex in the 1st Phase of River Terrace Town Center as shown on the Model Homes/ Sales Office Plan, Sheet 11.4 in Exhibit C. The sales office will be located within the garage area of the model home. The sales office/ model home complex will be converted to a residential dwelling upon substantial sale of the homes in the subdivision. This criterion is met. 2. Model home. a. The model home must be located within the boundaries of the subdivision or property where the real property to be sold is situated; and b. The property to be used for a model house must be a permanently designed dwelling structure. This application requests approval of six model homes in the 1st Phase of River Terrace Town Center as illustrated on the Model Homes/Sales Office Plan, Sheet 11.4 in Exhibit C. The model homes will be converted to residential dwellings upon substantial sale of the homes in the subdivision.These criteria are met. CONCLUSION Based on the analysis above, staff recommends the Planning Commission approve the proposed sales office and model home temporary use permits. 18.510 SENSITIVE LANDS 18.510.010 Purpose G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 94 OF 134 1. The special flood hazard area or 1996 flood inundation line,whichever is greater; 2. Natural drainageways; 3. Wetland areas that are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map"; 4. Steep slopes of 25 percent or greater and unstable ground; 5. Significant fish and wildlife habitat areas designated on the City of Tigard "Significant Habitat Areas Map"; and 6. Significant tree groves as shown on the "City of Tigard Significant Tree Grove Map." (Ord. 20-01 §1; Ord. 18-21 §2; Ord. 17-22 §2) As shown on the Existing Conditions and Opportunities and Constraints Plans, Sheets 2 and 5.1 in Exhibit C, the proposed development site is not within the Special Flood Hazard Area or 1996 flood inundation line. There is a natural drainageway and associated jurisdictional wetlands and buffers in the northwest corner of the subject property; jurisdictional wetlands and buffers in the northeast portion of the property,and jurisdictional wetlands with adjacent slopes in excess of 25 percent in the center of the property. The latter wetlands are associated with the constructed pond improvement that served the agricultural use of the property and are proposed to be filled and developed. 18.510.020 Applicability D. Jurisdictional wetlands.Landform alterations or developments that are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map," do not require a sensitive lands review. The city will require that all necessary approvals from other agencies are obtained.All other applicable city requirements must be met,including sensitive land reviews for areas within the special flood hazard area, slopes of 25 percent or greater or unstable ground, drainageways, and wetlands that are not under state or federal jurisdiction. As shown on the Existing Conditions Plan,Sheet 2 in Exhibit C,the site contains wetlands that meet the jurisdictional requirements of the U.S.Army Corps of Engineers,Division of State Lands. The applicant has submitted a Joint Permit Application to the US Army Corps of Engineers and Oregon Department of State Lands to fill two wetland features on the site, totaling 1.59 acres in size. These wetland features are located toward the center of the site and their fill is necessary to build the final extension of SW River Terrace Boulevard through the site. Additional wetlands are located at the northwest and northeast corners of the site.These wetland features will be preserved and protected within the area of the proposed future community park. These jurisdictional wetlands do not require sensitive lands review. F. Sensitive lands approvals issued by the director. 1. Sensitive land reviews within drainageways, slopes that are 25 percent or greater or unstable ground, and wetland areas that are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map" are processed through a Type II procedure, as provided in Section 18.710.060, for the following actions: PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 95 OF 134 a. Ground disturbance or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures that are greater than 528 square feet in size. 2. The approval authority will approve, approve with conditions, or deny a sensitive lands review application using the approval criteria provided in Section 18.510.070. 18.510.070 Sensitive Lands Applications A. Approval required. An applicant,who wishes to develop within a sensitive area, as defined in this chapter, must obtain approval in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III review is required, as provided in Subsections 18.510.020.F and G. The approval criteria for different types of sensitive areas are provided in Subsections 18.510.070.B—E. C. With steep slopes. The approval authority will approve or approve with conditions an application for a sensitive lands review on slopes of 25 percent or greater or unstable ground when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet or high water table; high shrink-swell capability; compressible or organic; and shallow depth-to-bedrock; and 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance with CWS "Design and Construction Standards". The existing slopes greater than 25 percent are located along the banks of a former irrigation pond. The proposed project will eliminate the pond and regrade the artificially created slopes. This pond is subject to a state/federal fill permit and no steep slopes will remain. The applicant has submitted a Joint Permit Application to the US Army Corps of Engineers and Oregon Department of State Lands and will acquire applicable erosion control permit. Copies of the permits will be provided to the city as required. These criteria do not apply. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 96 OF 134 D. Within drainageways. The approval authority will approve or approve with conditions an application for a sensitive lands review within drainageways when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The water flow capacity of the drainageway is not decreased; 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance with CWS "Design and Construction Standards"; 6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in compliance with Clean Water Services requirements and the city's adopted stormwater master plan; 7. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals must be obtained; 8. Where land form alterations or development are allowed within and adjacent to the special flood hazard area, the city will require the consideration of dedication of sufficient open land area within and adjacent to the special flood hazard area in compliance with the comprehensive plan. This area will include portions of a suitable elevation for the construction of a pedestrian or bicycle pathway within the special flood hazard area in compliance with the adopted pedestrian bicycle pathway plan. The drainage way located on the northwest corner of the site is located in the area of a future park and outside of the residential and mixed-use development area proposed. Project work within waters includes the removal of both sets of box culverts in the stream (Tributary 1) to remove the in-line irrigation pond,replacement of the downstream,westernmost set of culverts with a buried bottom box culvert to support a trail crossing, and wetland mitigation grading to reconnect the stream to its flood plain and to enhance aquatic habitat by using rock (cobbles) and logs in the stream- wetland restoration area. Engineering staff from Wolf Water Resources were retained to assist in the stream-wetland mitigation design. The stream restoration is proposed as part of the wetland mitigation,but also mitigates for the very minor ditch fill(7.5 cubic yards) that is proposed in order to decrease any hydrologic degradation to the adjacent forested wetland to the north of the site. The proposed design preserves significant tree habitat located PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 97 OF 134 along the northern boundary of the site and supports development of a future park featuring natural amenities and recreational opportunities. A copy of the supporting exhibits and service provider letter obtained by CWS is provided in Exhibit E. A CWS stormwater connection permit will be obtained during construction plan review and permitting. The applicant has submitted a Joint Permit Application to the US Army Corps of Engineers and Oregon Department of State Lands. Copies of the permits will be provided to the city as required.These criteria are met. CONCLUSION: Based on the analysis above, staff recommends the Planning Commission approve the Sensitive Lands Review application. 18.910 Improvement Standards 18.910.020 General Provisions A. Applicability.Unless otherwise provided, construction,reconstruction or repair of streets, sidewalks, curbs, and other public improvements shall occur in compliance with the standards of this title.No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this chapter and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. The proposal includes the construction of new structures,this chapter applies. 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 98 OF 134 c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer in compliance with Subsection 18.910.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Subsection 18.910.030.E. An adjustment to the standards may not be granted if the adjustment would risk public safety. As shown in the preliminary site plan, the proposed development has frontage on Roy Rogers Road, classified as an arterial road under the jurisdiction of Washington County. Street improvements are proposed along the applicant's frontage on Roy Rogers Road in accordance with the standards of this chapter and Washington County Road Design and Construction Standards. As shown in the preliminary civil plans submitted by the applicant, street improvements, including additional street width, are proposed in accordance with the standards of this chapter and the City of Tigard Public Improvement Design Standards. The proposed development includes the addition of local residential streets, addition of collector street SW River Terrace Boulevard, and SW Jean Louise Road and connections to existing local streets. The proposed street improvements will meet the standards of this section.Improvements must meet the following minimum requirements: Roy Rogers Road (5-Lane Arterial,half street improvements): o Minimum 49' right-of-way dedication from centerline o 0.5' curb o 5' planter strip o 10' sidewalk • NOTE: Any additional width for sidewalk area can placed in a pedestrian easement over the required 10-foot landscape tract. The sidewalk can also PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 99 OF 134 meander within the 10 feet of the landscape tract, provided the easement covers the full 10-foot width. o 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW River Terrace Boulevard (Collector, full street improvements): • 110'minimum right-of-way dedication (total) • 52'minimum paved width o (2) 11'travel lanes o (1) 14'median/turn lane o (2) 8'parking lane • West side of street: o 38'minimum trail corridor • Trail: 12'minimum width multi-use path • Trail corridor landscaping: 26' minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature o 0.5'curb O 5'curb-tight sidewalk • East side of street: O 0.5'curb o 7.5'planter strip O 6' sidewalk • 0.5'public access behind sidewalk SW River Terrace Boulevard (Collector,narrow section,full street improvements): • 44'minimum right-of-way dedication (total) • 24'minimum paved width o (2) 11'travel lanes • West side of street: O 0.5'curb o 12'multi-use path o 0.5'public access behind sidewalk • East side of street: o 0.5'curb o 6' sidewalk o 0.5'public access behind sidewalk SW Jean Louis Road (Commercial Collector,full street improvements): o 78'minimum right-of-way dedication (total) o 50'minimum paved width o Bike facilities: 6'minimum width bike lanes (both sides of street) o On-street parking: 8'minimum width (both sides of street) o Travel Lanes: 11'minimum travel lane (each direction) PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 100 OF 134 o Left-turn Lane: 11' minimum width where left turns are allowed, as determined by City Engineer o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5 curb o (2) 5.5 planter strip o (2) 8' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Streamwood Lane (Local Residential<1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW Tuscany Street (Local Residential <1500 vpd, Skinny Street Option, full-street improvements): o 50' right-of-way dedication (total) o 28' paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Beacon Lane (Local Residential<1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW 165th Avenue (Local Residential<1500 vpd,full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 101 OF 134 o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW 166th Avenue (Local Residential<1500 vpd,full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW Market Street (Private street,local commercial): o 20' minimum paved width o Per TMC 18.910.070,private streets shall have sidewalks meeting City standards along both sides of the street o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local commercial streets Private Alleys (Local Residential, full-street improvements): o 20' minimum tract width • 17' minimum paved width • (2) 1'mountable curbs • (2) 0.5'public access behind curb o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local residential streets As noted in the comments provided by Washington County, the applicant is required to construct the 4th leg(east)of the signalized intersection of SW Roy Rogers Road and SW Jean Louise Road intersection, including signal equipment, conduit, and street lighting.The westbound approach should include a left- turn lane and shared right-turn/through lane. The applicant is required to provide sufficient dedication of right-of-way for the traffic signal and associated equipment at the intersection of SW Roy Rogers Road/SW Jean Louise Road,including adequate corner radius to allow truck turning movements needed for commercial uses (per County Engineer). Prior to commencing any site work, the applicant must obtain all required approvals and permits for construction from all necessary agencies,including but not limited to Washington County,in accordance with the Washington County Response Letter (County File number CP22-903,dated January 24,2022). Through conditions of approval, this standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 102 OF 134 B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a fording that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Dedication of right-of-way along the Roy Rogers frontage as well as for the new public streets will be created through the approval of the final plat. Street improvements must be constructed in full compliance with the regulations applicable to the standards. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. The applicant has stated that access easements proposed with the final plat will be in accordance with the Uniform Fire Code and Tigard Municipal Code Section 18.920.030.H, I, and J. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 103 OF 134 Prior to final plat approval,the applicant must record all public utility easements,joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Through the conditions of approval,this standard is met. D. Street location,width and grade. Except as noted below, the location,width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in compliance with Subsection 18.910.030.N; and 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The proposed street system as shown on Sheet 9 — Circulation Plan in Exhibit C is in preliminary conformance with the Transportation Improvements Plan adopted with the River Terrace Community Plan. The proposed development includes the addition of local residential streets, addition of collector street SW River Terrace Boulevard, and SW Jean Louise Road and connections to existing local streets. Improvements associated with public infrastructures including street and right-of-way dedication,utilities, grading, water quality and quantity facility, streetlights, easements, easement locations, and utility connection for future utility extensions are subject to the City Engineer's review, modification, and approval. Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov) Through the Conditions of Approval,this standard is met. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 104 OF 134 E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. 2. Anticipated traffic generation. 3. On-street parking needs. 4. Sidewalk and bikeway requirements. 5. Requirements for placement of utilities. 6. Street lighting. 7. Drainage and slope impacts. 8. Street tree location. 9. Planting and landscape areas. 10. Safety and comfort for motorists, bicyclists, and pedestrians. 11. Access needs for emergency vehicles. Right-of-way and roadway widths must meet the minimum widths specified in Table 18.910.1. See findings in Section 18.910.030.A. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request,the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 105 OF 134 b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. The applicant has submitted a proposed circulation plan.The Circulation Plan (see Exhibit C, Sheet 14) depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines and connect to the existing network of streets surrounding the property to the north, south, east, and west. No existing or proposed bus routes, pullouts or other transit facilities, or bicycle routes (other than the River Terrace Trail corridor, which will run through the middle of the project) exist on or within 530 feet of the site. The Circulation Plan, Sheet 9 in Exhibit C, depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines and connect to the existing network of streets surrounding the property.This standard is met. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and Circulation. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. As discussed in the findings for CDC Section 18.910.040, the length,width, and shape of blocks has been designed to provide adequate building sites for single detached houses and convenient access, circulation,and control and safety of street traffic. As shown on the plans in Exhibit C,the proposed development provides an internal network of connecting streets that provide short, direct travel PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 106 OF 134 routes, and minimize travel distances within the development. Existing natural resources, existing grades, adjacent existing development, and the existence of a collector and arterial street were factors in the design of the proposed street alignment and connections. The two blocks bound by SW Jean Louise Road to the south and SW Streamwood Lane to the north both measures approximately 685 feet from centerline, exceeding the 530 foot street spacing standard of this section.The design of these blocks was dictated by several factors, the first being the location being bound to the south by SW Jean Louise Road,a collector street,which runs east and west through the site and wetland areas to be preserved in Tract D to the north. The second determining factor was the steep grades existing on this portion of the site. The grades in this area exceed 15 percent from south to north, making the development of an additional east-west street connection via extension of SW Tuscany Street west to SW River Terrace Boulevard difficult in this location. Additionally, street access points to SW River Terrace Boulevard, a collector, are to be minimized. Therefore, a pedestrian/bicycle connection is provided in lieu of a vehicular connection. The mid-block pedestrian/bicycle connection includes five feet of landscape on either side of a five- foot paved walkway is provided in Tracts G, I,J and K. This pedestrian connection aligns with SW Tuscany Street to the east and connects to the sidewalk along SW River Terrace Boulevard. The planned street network provides the connections depicted in the River Terrace Community Plan —Transportation Improvements.These connections include street extensions from the east including the extension of SW Lorenzo Lane,becoming SW Jean Louise Road and an extension of SW Tuscany Street to SW 165th Avenue. SW Jean Louise Road connects east/west through the site providing direct access to the planned mixed-use commercial development and continues to the street light- controlled intersection with SW Roy Rogers Road where it continues west. SW River Terrace Boulevard extends north and south through the site, providing the critical final segment of this collector street. Access to the future community park at the north end of the site is provided off of SW River Terrace Boulevard. The River Terrace Community Plan Transportation Improvements, Map 14, illustrates a recommended extension of SW Jean Louise, a City Collector, eastward to connect to SW Lorenzo Road ultimately intersecting with SW Roshak Road, an existing County collector. The Traffic Impact Analysis prepared by Kittelson&Associates assesses the proposal to determine if the new connection from SW Jean Louise to SW Lorenzo triggers a need to connect SW Lorenzo Lane to SW Roshak Road (Exhibit G). The report concludes "the extension of SW Lorenzo Lane to SW Roshak Road is not needed at this time" (Page 16 in Exhibit G). See additional findings in 18.910.030.CC related to the traffic study. The planned street network provides the connections depicted in the River Terrace Community Plan —Transportation Improvements.These connections include street extensions from the east including the extension of SW Lorenzo Lane,becoming SW Jean Louise Road and an extension of SW Tuscany Street to SW 165th Avenue. SW Jean Louise Road connects east/west through the site providing direct access to the planned mixed-use commercial development and continues to the street light- controlled intersection with SW Roy Rogers Road where it continues west. SW River Terrace Boulevard extends north and south through the site, providing the critical final segment of this collector street. Access to the future community park at the north end of the site is provided off of SW River Terrace Boulevard. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 107 OF 134 This standard is met. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle,but in no case shall the angle be less than 75°unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. As depicted on the Preliminary Circulation Plan in Exhibit C, Sheet 14, streets are laid out so as to intersect at an angle as near to a right angle as practicable. The proposed intersections will comply with these standards. The standard is met. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. The existing right-of-way abutting Roy Rogers Road is of sufficient width as required by Washington County Standards for an arterial road. Frontage improvements along Roy Rogers Road will be constructed with site development. See findings in Section 18.910.030.A. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed. As provided in the Preliminary Civil Plan, the applicant has proposed for street improvements for the development in accordance with the minimum standards of this chapter. L. Cul-de-sacs.A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. A cul-de-sac is not proposed or deemed necessary.This criterion does not apply. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 108 OF 134 M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. The proposed subdivision includes an extension of existing street "SW River Terrace Boulevard" and "SW Jean Louise Road".The application includes street name requests for"SW Streamwood Lane,""SW 166th Avenue," "SW 165th Avenue," and "SW Beacon Lane", as depicted on the attached Plans in Exhibit C. Street names and numbers must conform to the established pattern in the surrounding area and as approved by the City Engineer.This standard is met. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. The preliminary civil plans provided by the applicant meet City standards for grades and curves for streets. O. Curbs,curb cuts,ramps,and driveway approaches. Concrete curbs,curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04,Work in the Right-of-Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. The narrative and preliminary civil plan set show intent to comply with this requirement. Concrete curbs, curb cuts,ramps,and driveway approaches will be provided in accordance with this chapter and Section 15.04.This standard will be met through the PFI permitting process. P. Streets adjacent to railroad right-of-way.Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. The proposed development is not adjacent to an existing railroad right-of-way. This standard is not applicable. Q. Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 109 OF 134 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The proposed development abuts existing arterial street SW Roy Rogers Road to the west,and is traversed by proposed north-south collector street SW River Terrace Boulevard and east-west collector street SW Jean Louise Road.Residential lots abutting the proposed collector streets have vehicle access from private alleyways as demonstrated on the Preliminary Circulation Plan,Sheet 9 in Exhibit C.This standard is met. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. The proposed development includes private alleys as shown on the Circulation Plan, Sheet 9 in Exhibit C. The proposed alleys must provide a minimum 20-foot paved width. The pavement section for the proposed private alleys must meet City of Tigard Minimum Pavement Section requirements for public local residential streets.The proposed alleys do not include sharp changes in alignment,as detailed on the Preliminary Plat. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval,the applicant must record all public utility easements,joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. Through the conditions of approval,these standards are met. S. Survey monuments.Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. This standard will be met through the PFI permitting process. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 110 OF 134 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. The applicant has proposed private street,SW Market Street. Roadway widths must meet the minimum widths specified in Table 18.910.1. See findings in Section 18.910.030.A. The city will require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval,the applicant must record all public utility easements,joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Through the conditions of approval,these standards are met. U. Railroad crossings.Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval,or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. The development is not adjacent to a railroad crossing. This standard is not applicable. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. The Applicant acknowledges that the city will install street signs and that the cost of signs will be the responsibility of the developer.This standard will be met through the PFI permitting process. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments,with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. Post Office prior to final approval. Joint mailbox facilities will be provided in compliance with this standard. Plans for joint mailbox structures will be submitted for approval by the city engineer and USPS, prior to final plan approval. This standard will be met through the PFI permitting process. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 111 OF 134 X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. New traffic signals are not proposed or deemed necessary. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. The proposed subdivision will include street lights in accordance with the City's regulation. Compliance with street light design standards will be demonstrated with construction documents. Prior to commencing site improvements,the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B.This standard can be met through a condition of approval. Through the condition of approval,this standard is met. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Street name signs will be installed at street intersections in accordance with this standard.This standard will be met through the PFI permitting process. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. The development will require street improvements.This section is applicable.Street cross-section designs will comply with the standards of this Chapter. Compliance with these standards will be demonstrated with construction drawings.The standard will be met through the PFI permitting process. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 112 OF 134 BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any funds not used by the city within the 5-year time period will be refunded to the developer. A traffic study prepared by Kittelson &Associates for the planned development is provided in Exhibit G.Traffic calming is not proposed or deemed necessary for the proposed development. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances a. When the site is within 500 feet of an ODOT facility; or PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 113 OF 134 b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. A traffic study prepared by Kittelson&Associates for the planned development is provided in Exhibit G. The River Terrace Community Plan Transportation Improvements, Map 14, illustrates a recommended extension of SW Jean Louise, a City Collector, eastward to connect to SW Lorenzo Road ultimately intersecting with SW Roshak Road,an existing county collector. The Traffic Impact Analysis prepared by Kittelson&Associates assesses the proposal to determine if the new connection from SW Jean Louise to SW Lorenzo triggers a need to connect SW Lorenzo Lane to SW Roshak Road (Exhibit G). The report concludes "the extension of SW Lorenzo Lane to SW Roshak Road is not needed at this time" (Page 16 in Exhibit G). See additional findings in 18.910.030.CC related to the traffic study. Prior to commencing any site work,the applicant shall submit a revised traffic study report that provides a proportional share impact analysis for the identified need for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3, Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements). Prior to final plat, the applicant shall pay a fee-in-lieu for the project's proportional share impact for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID#3,Table 5:Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements).The proportional share impact fee-in-lieu amount shall be reviewed and approved by the City. Through the Conditions of Approval,these standards are met. 18.910.040 Blocks A. Block design.The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 114 OF 134 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The length,width, and shape of blocks has been designed to provide adequate building sites for single detached houses, mixed-use buildings and apartment buildings with convenient access, circulation, and control and safety of street traffic. Existing site topography and existing conditions were also factors in the design of the proposed block layout. As described below, site conditions and existing road location preclude full compliance with block perimeter standards. The proposed development is located within the River Terrace Plan District area and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.640.080. The perimeter of the two blocks east of River Terrace Boulevard and north of Jean Louise Road measure approximately 1,880 feet, measured along centerline. This is greater than the required 1,600 square feet maximum required in the River Terrace Plan District.The two blocks bound by SW Jean Louise Road to the south and SW Streamwood Lane to the north both measures approximately 685 feet from centerline,exceeding the 530 foot street spacing standard of this section. As discussed in the findings for CDC Section 18.640.080,the length,width,and shape of blocks has been designed to provide adequate building sites for single detached houses, apartments, and mixed-use residential dwellings and convenient access,circulation,and control and safety of street traffic. Existing adjacent development, existing natural resources, and the location of planned collector streets within the site were factors in the design of the proposed block layout. The design of these blocks was dictated by several factors,the first being the location being bound to the south by SW Jean Louise Road,a collector street,which runs east and west through the site and wetland areas to be preserved in Tract D to the north.The second determining factor was the steep grades existing on this portion of the site. The grades in this area exceed 15 percent from south to north, making the development of an additional east-west street connection via extension of SW Tuscany Street west to SW River Terrace Boulevard difficult in this location.Additionally, street access points to SW River Terrace Boulevard,a collector,are to be minimized;therefore,a pedestrian/bicycle connection is provided in lieu of a vehicular connection. The mid-block pedestrian/bicycle connection includes five feet of landscape on either side of a five-foot paved walkway in Tracts G,I,J and K providing a connection from SW 165th and to the sidewalk along SW River Terrace Boulevard. A bicycle and pedestrian connection is provided through the two blocks east of River Terrace Boulevard and north of Jean Louise Road that exceed the 1,600 foot maximum perimeter.The connection includes five feet of open space on either side of a five-foot paved walkway within Tracts G, I,J and K on the Preliminary Plan, Sheet 6.2 Exhibit C. The tracts will have public access easements over their entirety recorded with the plat. The connection provides a more direct route from SW Tuscany Street to SW River Terrace Boulevard.Location of Tract G,I,J,and K results in space between connections being less than 330 feet as illustrated on the Circulation Plan,Sheet 9 in Exhibit C. As illustrated on the Circulation Plan,Sheet 9, an MUP is proposed through the natural resource area in the future River Terrace Community Park. The proposed 10-foot-wide MUP will extend through the PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 115 OF 134 future community park in order to connect the existing sidewalk on SW Roy Rogers Road and pedestrian underpass to the retail and commercial area to the south and the River Terrace Trail to the east. The proposed MUP is required to meet the connectivity requirements of Chapter 18.910,where a full street connection is exempted. This standard is met. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development.The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Easements for public utilities must be provided at the time of final plat. Proposed easements are depicted on the attached Preliminary Plat, Sheets 6.1 and 6.2 in Exhibit C. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval,the applicant must record all public utility easements,joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Through the conditions of approval,these standards are met. 18.910.060 Reserved 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street.All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. The preliminary site plan (Exhibit C,Circulation Plan, Sheet 9) shows sidewalk improvements along the development frontage and the new public streets. B. Requirement of developers. 1. As part of any development proposal or change in use resulting in an additional 1,000 vehicle trips or more per day,an applicant shall be required to identify direct,safe (1.25 x the straight line distance)pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers (schools,parks,libraries,etc.).In addition, PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 116 OF 134 the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). A traffic study prepared by Kittelson &Associates is provided in Exhibit G. The pedestrian circulation system has been designed to provide safe and direct connections to neighborhood activity centers in the area. The plan provides a critical segment of the River Terrace Trail, which runs north to SW Scholl's Ferry Road and South as far as SW 150th Ave. Public sidewalks and pedestrian and bicycle connections through the site connect to the existing single detached house development to the east to the future community park in the northwest corner of the site, an existing MUP to development on the west side of Roy Rodgers Rd., and the mixed-use retail/commercial area.The Circulation Plan, Sheet 9 in Exhibit C, shows the pedestrian routes through the planned development.This standard is met. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street;it would conflict with the utilities;there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. The preliminary site plan shows the planter strip requirements are met for the frontage improvements and for the new public street improvements. The Circulation Plan,Sheet 9 in Exhibit C,details the street sections including planter strips. The sections have been designed in compliance with the sections approved for the River Terrace Plan District. Planter strips are not provided on sections of SW River Terrace where the street narrows to minimize impacts to natural resources.Planter strips are not provided along SW Jean Louise Road adjacent to the mixed-use development;however,tree wells and landscaping will be provide as illustrated in the Planting Plans and details in Exhibit C to create an attractive and pedestrian friendly frontage.This standard is met. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. The Applicant acknowledges that maintenance of sidewalks, curbs, and planter strips will be the continuing obligation of adjacent property owner(s). E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 117 OF 134 when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). Through the condition of approval,this standard is met. 18.910.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park,playground,or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision,the commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in compliance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. PDR2021-00004 RIVER l'ERRACE TOWN CENTER PAGE 118 OF 134 As shown on the attached Preliminary Plat (see Exhibit C), the proposed development includes open space tracts and an MUP corridor.The applicant has proposed Minimum River Terrace Community Park improvements as detailed in their memorandum entitled "Revised Site Plans to Clarify Open Space, Public Benefits and Pedestrian Connectivity" and as shown on the applicant's Circulation Plan, Sheet 9. As required by the land use application, the applicant proposes to dedicate 8.2 acres of the subject property for development of the future River Terrace Community Park and open space for the use and enjoyment of residents throughout the community, as intended in the City of Tigard's River Terrace Community Plan (4.8-acres of usable park space and 3.4-acres of sensitive lands). See findings in CDC 18.640.070.0 and CDC 18.770.040.C. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the-comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The Utility Plan, Sheet 8 in Exhibit C, shows the proposed improvements to sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer lines in Roy Rogers Road. Proposed sanitary lines will be further detailed with construction documents,which will be submitted to the city engineer for review and approval. The subject site is currently outside the jurisdictional boundary of Clean Water Services. Prior to commencing any site work, the applicant must complete the annexation process in order for public sanitary or storm sewer services to be provided. Prior to commencing any site work,the site development plans must demonstrate compliance with CWS conveyance design requirements (D&C Section 5.02). This condition will include making gravity sanitary sewer service available at a depth and capacity necessary to accommodate the future decommissioning of Scholls Country Estates Pump Station (TLNO 2S105CB15800). Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 119 OF 134 Prior to final plat approval, the proposed sanitary sewer system and associated facilities must be constructed, completed, and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. Through the conditions of approval,these standards are met. 18.910.100 Storm Drainage A. General provisions.The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. The applicant submitted preliminary plans that comply with these requirements. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development, and the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. The Utility Plan, Sheet 8 in Exhibit C, shows the proposed storm drainage system.The Preliminary Storm Report in Exhibit H provides sizing calculations and stormwater drainage system details in accordance with City of Tigard Standards and River Terrace Stormwater Management Design Standards. The stormwater facility was sized in accordance with River Terrace Stormwater Management Design Standards using the Tualatin River Urban Stormwater Tool model. The storm water drainage system will be separate and independent from the proposed and existing sanitary sewer system. Drainage facilities on site are designed to accommodate potential runoff from the upstream drainage area. The subject site is traversed by streams in the northern portion of the site as shown on the Existing Conditions, Sheet 2 in Exhibit C.The Preliminary Plat, Sheets 6.1 and 6.2 in Exhibit C, shows the stream to be located within an open space tract. Easements will be provided as required. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected, conveyed,treated and detained for review and approval. The storm drainage report must be prepared PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 120 OF 134 and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS after preliminary review. Prior to commencing any site work,the applicant must provide a performance bond for all stormwater treatment facilities associated with the development. Prior to final plat, all public stormwater drainage systems, including water quality and detention facilities, must be constructed, completed, and/or satisfied. Through the conditions of approval,these standards are met. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. B. Cost of construction.Development permits issued for planned developments, conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan,is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. The planned development includes a section of SW River Terrace Boulevard (collector) and an extension of SW Jean Louis Road (collector) from SW Lorenzo to SW Roy Rogers Road.The section of SW River Terrace Boulevard includes a 12-foot-wide MUP separated from the road for bicycle and pedestrian use. This multi-modal path is provided to connect through the River Terrace plan area from Schools Ferry Boulevard to other regional trail connections at the south. There are no additional adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 121 OF 134 The section of SW Jean Louise Road in the development is designed to provide six-foot-wide bike lanes on both sides of the street. Pedestrian and bicycle connections provided through the site are five feet wide. Street sections including the multi-use path,bike lanes, and pedestrian and bicycle connections are detailed on the Circulation Plan, Sheet 9 in Exhibit C.This standard is met. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines.All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 122 OF 134 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city.The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. All utility lines including,but not limited to those required for electric, communication,lighting and cable television services and related facilities will be placed underground in the proposed development.The attached preliminary utility plans in Exhibit C show proposed underground utilities facilities in accordance with the standards of this section, as needed for the subject site. The provision of adequate vision clearance is demonstrated on the Site &Typical Lot Plan (see Exhibit C, Sheets 11.1 through 11.4). The applicant does not seek an exemption or fee in-lieu for undergrounding utilities. Prior to final plat approval, all existing and proposed utilities must be placed underground. A fee-in-lieu of undergrounding is not proposed or required. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.830.070. Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. Prior to final plat, all improvements associated with public infrastructure including but not limited to street improvement under the City of Tigard jurisdiction must be constructed, completed and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. Prior to final plat, all public utility facilities including but not limited to storm drainage,water quality and quantity, sanitary sewer,water,gas, electrical, communication,and wireless must be completed. Private storm water quality and quantity facilities must be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 123 OF 134 Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. Through the conditions of approval,these standards are met. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. This standard is met through the PFI permitting process. Prior to final plat approval, the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network (GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat must contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by; GPS tie networked to the City's GPS survey or by random traverse using conventional survey methods. Prior to final plat approval, the applicant must submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee,and any other necessary data or narrative. The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director. Note:Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. After the City and County have reviewed the final plat, the applicant must submit one copy of the final plat, for City Engineer and Community Development Director signatures. Through the conditions of approval,these standards are met. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city,permit fee paid, and permit issued. B. Permit fee.The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. This standard is met through the PFI permitting process. 18.910.160 Reserved 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 124 OF 134 Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance.All such plans shall be prepared in compliance with requirements of the city. This standard is met through the PFI permitting process. 18.910.180 Notice to City A. Commencement. Work shall not begin until the city has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city is notified. This standard is met through the PFI permitting process. 18.910.190 City Inspection of Improvements Improvements shall be constructed under the inspection and to the satisfaction of the city. The city may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. This standard is met through the PFI permitting process. 18.910.200 Engineer's Written Certification Required The developer's engineer shall provide written certification of a form provided by the city that all improvements,workmanship, and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. This standard is met through the PFI permitting process. 18.920 ACCESS, EGRESS,AND CIRCULATION 18.920.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress provided in this chapter are continuing requirements for the use of any structure or lot of real property in the city. The applicant has acknowledged that the provisions and maintenance of access and egress provided in this chapter are the continuing obligation of the property owner. B. Access plan requirements. A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. The applicant has submitted a preliminary civil plan set showing preliminary compliance with the access,egress and circulation requirements of this chapter.The Circulation Plan,Sheet 9 in Exhibit C, demonstrates proposed access, egress, and circulation in compliance with the applicable standards. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 125 OF 134 Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. This standard is met through the PFI permitting process. Through the condition of approval,this standard is met. C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of all uses, structures, or units of land meets the combined requirements of this chapter,provided: 1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases, or contracts to establish the joint use; and 2. Copies of the deeds, easements,leases, or contracts are placed on permanent file with the city. Residential lots will take access from existing or proposed public streets or private alleys. Each residential lot will have access and egress through the provision of a driveway. No common driveways are proposed.The mixed-use and apartment buildings will take access from a common drive to the public street network. Deeds,leases, or contracts will be filed as required. D. Public street access.All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. As shown in the preliminary site plan,vehicular access for all lots will be via public street. Driveways, private alleys,and common drives will connect directly with public streets as shown on the Circulation Plan, Sheet 9 of Exhibit C, and will be maintained at the required standards. This standard is met. E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced material, or utilize a turf grid or open joint pavers. As shown on the preliminary civil plan, the proposed driveways and drive aisles are paved. This standard is met is met through the PFI permitting process. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. See findings in Subsection 18.910.030.0. H. Inadequate or hazardous access. 1. Applications for development permits will be referred to the Director for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 126 OF 134 c. Would in any other way cause hazardous conditions to exist that would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single detached house lots is discouraged. Direct access to collector or arterial streets will be considered only if there is no practical alternative way to access the site. If direct access is allowed by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include,but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single detached houses are exempt from this requirement. The proposed development does not propose inadequate or hazardous access. The applicant has not proposed direct access to arterial or collector streets from single detached lots. All units adjacent to an arterial or collector street will take vehicular access to private alleys and residential streets interior to the proposed development as shown on the Circulation Plan, Sheet 9 in Exhibit C. Single detached homes are exempt from the Section 3 requirements.This standard is met. I. Access management. 1. An access report must be submitted with all new development that verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance, and deceleration standards as set by ODOT, Washington County, the city, and AASHTO (depending on jurisdiction of facility). 2. Driveways must not be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection.The minimum driveway setback from a collector or arterial street intersection is 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practicable, the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet. Preliminary civil plans been submitted by the applicant to demonstrate preliminary compliance with the access, egress and circulation requirements of this chapter.The planned development includes a section of section of SW River Terrace Boulevard (collector) running north and south and an extension of SW Jean Louise Road (collector) running east and west through the site from Lorenzo PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 127 OF 134 Lane to the east to SW Roy Rogers (arterial) to the west. No rowhouse or single detached house lots take access from the collector streets within the development. According to 18.920.030.H.2, driveways on the adjacent queueing streets must be located at least 150 feet from the intersecting collector street. Four driveways serving single detached homes along the east side of SW 165th Avenue are located less than 150 feet from the SW Jean Louise Road right of way. The applicant is requesting an adjustment to this standard through the planned development process. The traffic volume on SW 165th Avenue, a local street,is contained within the development due to natural resource area located on north and south sides of site; therefore,no conflicts are expected within the queuing distance. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, approximately 250 feet east of SW Roy Rogers Road and 350 feet from SW River Terrace Boulevard and a secondary access is provided on SW River Terrace. Secondary access is provided on SW River Terrace Boulevard, approximately 400 feet north of SW Jean Louise Road,in compliance with this standard. The mixed-use and apartment site south of SW Jean Louis Road as has a vehicle access in alignment with the accessway to the northern site, approximately 250 feet east of SW Roy Rogers Road and 350 feet from SW River Terrace Boulevard. A secondary fire and emergency vehicle access is located along Roy Rogers Road, approximately 450 feet south of the intersection with SW Jean Louise Road. Due to the access spacing requirement of 600 feet along Roy Rogers Road,a County arterial road,this access point will be gated for emergency vehicle access only. This standard is met. J. Minimum access requirements for residential uses. 1. Vehicular access and egress for residential uses must comply with the standards provided in Table 18.920.1. 2. Vehicular access to apartment structures must be within 50 feet of the first- story entrance or the first-story landing of a stairway, ramp, or elevator leading to the dwelling units. 3. Private residential access drives must be provided and maintained in compliance with the Oregon Fire Code. 4. Access drives in excess of 150 feet in length must be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5 percent. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 128 OF 134 6. Where allowed, minimum width for driveway approaches to arterials or collector streets must be at least 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. A driveway will be provided for each of the single detached house lots with at least 10 feet of access and pavement width as required. Compliance with rowhouse access standards in Chapter 18.280 is demonstrated earlier in this statement. The applicant proposes a planned development with 348 apartment units, 178 units located north of SW Jean Louise Road, and 170 units south of SW Jean Louis Road. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and secondary access is provided on SW River Terrace Boulevard. Each of the access points provides more than 30 feet of access with 26 feet of pavement width and five-foot sidewalks on each side. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and fire and emergency vehicle access is provided on Roy Rogers Road. Each of the access points provides more than 30 feet of access and has 26 feet of pavement width.A secondary fire and emergency vehicle access is located along Roy Rogers Road, approximately 450 feet south of the intersection with SW Jean Louise Road. Due to the access spacing requirement of 600 feet along Roy Rogers Road, a County arterial road,this access point will be gated for emergency vehicle access only. A second access point for vehicular access/egress is not feasible due to constraints of the site;therefore, the applicant is requesting an adjustment to this standard through the planned development process. Vehicular access to the apartment structures is within 50 feet of the ground floor entrance as required. The private alleys meet the provisions of the Uniform Fire Code.The development does not include any access drives longer than 150 feet;therefore,this standard is not applicable. The proposed subdivision does not include any driveways in excess of 200 feet in length where two vehicles traveling opposite drives meet. Driveway approaches from the mixed-use development and apartments onto SW Jean Louise Road and SW River Terrace Boulevard are 26 feet wide as illustrated on the Site Plan, Sheet 11.1 in Exhibit C. This standard is met. K. Minimum access requirements for nonresidential uses. 1. Vehicle access, egress, and circulation for nonresidential uses must comply with the standards provided in Table 18.920.2. 2. Vehicular access must be provided to nonresidential uses, and be located within 50 feet of the primary first-story entrances; 3. Additional requirements for truck traffic may be imposed through conditions of approval of a land use application. The planned development includes six mixed-use buildings, each building containing 4,286 square feet of commercial space.The mixed-use site north of SW Jean Louis Road contains four mixed-use PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 129 OF 134 buildings with 17,144 square feet of commercial/ retail space requiring 93 parking spaces. The applicant estimates that 60 percent of the commercial area will be used for sales-oriented retail and the remaining 40 percent for eating and drinking establishments; therefore,requiring 93 parking spaces (31 spaces for 10,286 sf retail sales (at three spaces per 1,000 sf) and 62 spaces for 6,858 sf restaurant (at nine spaces per 1,000 sf)). The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and secondary access is provided on SW River Terrace Boulevard. Each points provides more than 30 feet of access and has 26 feet of pavement width. The mixed-use site south of SW Jean Louis Road contains two mixed-use buildings with 8,572 square feet of commercial/ retail space requiring 24 parking spaces. The applicant estimates that 60 percent of the commercial area will be used for sales-oriented retail and the remaining 40 percent for eating and drinking establishments; therefore, requiring 24 parking spaces (15 spaces for 5,143 sf retail sales (three spaces per 1,000 sf) and 31 spaces for 3,429 sf restaurant (9 spaced per 1,000 sf)). Primary vehicle access is provided from SW Jean Louis Road, and a fire and emergency vehicle access is provided on Roy Rogers Road. Each access point provides more than 30 feet of access and has 26 feet of pavement width.Vehicular access to the proposed commercial uses will be within 50 feet of the ground floor entrance as shown on the Circulation Plan, Sheet 9 in Exhibit C. This standard is met. L. One-way vehicular access points.Where a proposed parking facility indicates only one- way traffic flow on the site, it must be accommodated by a specific driveway serving the facility; the entrance drive must be situated closest to oncoming traffic and the exit drive must be situated farthest from oncoming traffic. This standard is not applicable. The applicant has proposed two-way traffic flow on the site. M. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions; or b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist that would constitute a clear and present danger to the public health, safety, and general welfare. 2. To eliminate the need to use public streets for movements between commercial or industrial uses,parking areas must be designed to connect with parking areas on adjacent properties unless not feasible. The Director may require PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 130 OF 134 access easements between properties where necessary to provide for parking area connections. 3. To facilitate pedestrian and bicycle traffic, access and parking area plans must provide efficient sidewalk or pathway connections, as feasible, between neighboring developments or land uses. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) The Director has not determined a need to restrict access based on the conditions outlined above. This standard is not applicable. 18.930 VISION CLEARANCE AREAS 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as provided in Section 18.710.050, using the standards in this chapter. (Ord. 18-23 §2; Ord. 17-22 §2) This section is applicable. The provisions of this chapter apply to all proposed development. 18.930.030 Vision Clearance Requirements A. At corners. Except within the MU-CBD zone, a vision clearance area must be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area must be maintained free of vehicles, hedges, plantings, fences,wall structures, and temporary or permanent obstructions (except for an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade. Trees exceeding 3 feet in height may be located in this area,provided all branches below 8 feet are removed. C. Additional topographical constraints.Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures, and temporary or permanent obstructions must be further reduced in height or eliminated to comply with the intent of the required clear vision area. (Ord. 18-23 §2; Ord. 17-22 §2) The vision clearance requirements of this chapter are applicable. See findings in 18.930.040. 18.930.040 Computations PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 131 OF 134 A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of 2 non-arterial streets,a non-arterial street and a driveway,and a non-arterial street or driveway and railroad where at least 1 of the streets or driveways is 24 feet or more in width,the vision clearance area is a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points that are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.930.1. 2. Non-arterial streets less than 24 feet in width.At all intersections of two non-arterial streets,a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets or driveways are less than 24 feet in width,the vision clearance area is a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of single detached houses, and 30 feet back from the property line on all other types of uses. (Ord.18-23§2;Ord.17-22§2) The proposed development has frontage on both arterial and non-arterial streets. This standard is applicable. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. Prior to final building inspection,the applicant must submit a Final Sight Distance Certification for review and approval. Through the conditions of approval, this standard is met. Through the conditions of approval,these standards are met. ADDITIONAL CITY OR AGENCY COMMENTS: Easements: Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. Fire and Life Safety: Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire flow, hydrant placement, and emergency vehicular access and turn around. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 132 OF 134 Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of the City of Tigard. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines, hydrants and water services to be designed in accordance with the City of Tigard Standards for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality facilities. In addition, a maintenance plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the city for review. The city will forward plans to CWS after preliminary review. Grading and Erosion Control: Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development,construction,grading,excavating,clearing,and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for review and approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. Prior to commencing any site improvements, the applicant must obtain a NPDES permit. Prior to commencing any site improvements,the applicant must submit a final grading plan the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines must be provided to sufficiently contain and convey runoff from each lot. The design engineer must also indicate, on the grading plan, which lots will have natural slopes between 10 percent and 20 percent,as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and permits will be necessary when the lots develop. Address Assignments: The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718- 2678 to ensure new addresses are assigned. Prior to permit submittal, the applicant must pay the addressing fee. The address fee will be assessed in accordance with the current Master Fee Schedule. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 133 OF 134 SECTION VI. AGENCY COMMENTS Clean Water Services issued a Service Provider Letter (CWS File Number 19-002681) stating the proposal's impact to the existing sensitive areas found near the site will be mitigated through on-site replacement, Payment to Provide, and purchase of wetland mitigation bank credits. The agency also submitted written comments, dated January 11, 2022, stating that a storm water connection permit is required.CWS further commented that the subject property must be annexed into the CWS jurisdictional boundary and the site development plans must demonstrate compliance with CWS conveyance design requirements.The decision has been conditioned to comply with CWS requirements. Tualatin Valley Fire and Rescue was sent a copy of the applicant's proposal. Tualatin Valley Fire and Rescue predicated on criteria and conditions of approval regarding Fire Apparatus Access, Firefighting Water Supplies, Fire Hydrants, and Building Access and Fire Service Features. A condition of approval has been added that requires the applicant to comply with all TVF&R standards. Washington County (Naomi Vogel, 503-846-7623) has reviewed the proposal and submitted a comment letter dated January 24, 2022 including required conditions of approval. These findings and conditions have been included as an attachment to the staff report and required conditions of approval. Attachments: Attachment 1: Concept and Detailed Plan Set Attachment 2: Zoning Map Attachment 3:Agency Comments Attachment 4: Public Comments SECTION VII. CONCLUSION The City of Tigard Planning Commission approved, on a vote of 9 to 0, the River Terrace Town Center Planned Development Concept Plan; PDR2021-00004. The City of Tigard Planning Commission approved, on a vote of 9 to 0, the River Terrace Town Center Planned Development Detailed Plan, Subdivision, Sensitive Lands and Temporary Use Permits; PDR2021-00004, SUB2021-00006, SLR2021-00011, and TUP2021- 00018-23 It is further ordered that the applicant and all parties to these proceedings be notified of the entry of this order. APPROVED: THE 31st DAY OF JANUARY 2022 BY THE CITY OF TIGARD PLANNING COMMISSION. Yi-Kang HtePlanning Commission President Dated this4i day of February 2022. PDR2021-00004 RIVER TERRACE TOWN CENTER PAGE 134 OF 134 RIVER TERRACE TOWN CENTER Attachment TL 3300 & 3301 TOWNSHIP 2SOUTH , RANGE 1 WEST, SEC . 6W. M . StantonStreet BUILDING COMPANY CITY OF TIGARD , WASHINGTON COUNTY, OREGON GROSS ACREAGE : 40. 10 AC SCALE 'vy' A 150 0 75 150 �� FLIIID BENCHMARK: m m SW SCROLLS FERRYRD ; ���,,,11- pnCIFIC AkMI TvnEcIGN 1 INCH = 150 FEET i �����11������i _ El\�� -(;) i l�JJ1I N m BM 12564 SW Main Street Tigard, OR I l IIII i i ii _ �_ +� _ !St11111111II1 I 97223 WASHINGTON COUNTY BENCHMARK NO. 938, SW STREAMWOOD LANE \ �Illl��l � _ .--� [T] 503-941-9484 A BRASS DISK SET IN CONCRETE, NE CORNER _ , - - " -:iimit _ �s�m Imi II OF INTERSECTION OF SW ROY ROGERS ROAD AND _ = ��J ►�yg==1��= =' FUTURE COMMUNITY PARK _ � � �►� idiiiif . DATE: 12/30/2021 SW BEEF BEND ROAD. cr I - , i- I /.� v , ��� ��A ■w►� IIIIIII►� p er%\ = PROJECT i� ■ REVISIONS I `:`\ /'I I SITE IIII ���I NO. DATE DESCRIPTION ELEVATION DATUM: NGVD 29, ELEVATION 180.657 _ w w / II I ,1111111111111 1111111 l - I 1 I oi000� IIII. .11111111111111111111 -� M. Z Z - M� _= M== IIII. . 1M 111111 > LLJ > SW JEAN LOUISE RD """ UTILITIES & SERVICES . a a J� � - ""' ° °" 0 ...• ° _I \I_ 1 _ I Him Ill ICI p mnuoy 1 ;;-- -m/�'`G E: = Ii14ti1#. 15 r. WATER: CITY OF TIGARD WATER L ) G D 0 -1 r I m I I I N I " i:.':: �■• III fl I ■r STORM: CLEAN WATER SERVICES I I W __ce mm �,'� ./ SEWER: CLEAN WATER SERVICES I w o = """" POWER: PORTLAND GENERAL ELECTRIC - = w o 7 ""'• IWO. - - 1 _ �/ir■ �■► GAS: NORTHWEST NATURALCI - = I E I � I �^- III 1111111. ■■■■ ■fl FIRE: TUALATIN VALLEY FIRE & RESCUE M G I I I 1 1 IU H(IIIIIIIIInvd POLICE: CITY OF TIGARD I I I u . . . u SCHOOL: TIGARD-TUALATIN SCHOOL DISTRICT I J _ J VICINITY MAP PARKS: CITY OF TIGARD - - - - PHONE/FIBER: ZIPLY o SW JEAN LOUISE ROAD c WASTE DISPOSAL: WASTE MANAGEMENT - - - , r PHONE: COMCAST 7171 APPLICANT: 1 1 1 SHEET INDEX: 1 1 COVER SHEET SEI C [1: 2 EXISTING CONDITIONS 0 STANTON STREET BUILDING COMPANY ::1--- 1 3 AERIAL PHOTOGRAPH a) H 1 4.1 DENSITY CALCULATION MAP R:avt, ievtace. PO BOX 1297 _ 1 I 4.2 OPEN SPACE CALCULATION MAPCANNON BEACH, OR 97110 I 1 I 5.1 OPPORTUNITIES AND CONSTRAINTS PLAN 5.2 CONCEPT PLAN MAP [P] 503-314-0807 i �� - J J 5.3 CONCEPT SITE MAP 9. SW BEACON LANE 6.1 PRELIMINARY PLAT RIVER CONTACT: PAM VERDADERO -rr / 6.2 PRELIMINARY PLAT N 7.1 GRADING PLAN N 7.2 GRADING PLAN OWNERS: PLANNER: GEOTECHNICAL ENGINEER: 8 UTILITY PLAN TERRACE 9 CIRCULATION PLAN 0 10.1 PARKING PLAN GEODESIGN INC. / NV5 10.2 PARKING PLAN - MIXED USE AREA w TL 3301 DON ROSHAK PACIFIC COMMUNITY DESIGN, INC. 11.1 SITE PLAN / TYPICAL MULTIFAMILY COMMON OPEN SPACE & LOT PLAN TOWN CENTER N 11300 SW RIVER RD. HILLSBORO, OR 97123 12564 SW MAIN ST. 15575 SW SEQUOIA PARKWAY, STE 100 11.2 SITE PLAN / TYPICAL MULTIFAMILY COMMON LANDSCAPE AREA & LOT PLAN PORTLAND, OR 97224 11.3 SITE PLAN / TYPICAL ROWHOUSE LOT PLAN 3 TIGARD, OR 97223 [P] 503-968-8787 11.4 SITE PLAN / TYPICAL DETACHED LOT PLAN TL 3300 RONALD ROSHAK, LINDA PRICE, [P] 503-941 -9484 11.5 MODEL HOME / SALES OFFICE PLAN LU CONTACT: SHAWN DIMKE, G.E., P.E. 12.1 TREE PRESERVATION PLAN > JERRY ROSHAK, DON ROSHAK, CONTACT: MAUREEN JACKSON, AICP 12.2 TREE PRESERVATION PLAN 0 _u JULY LINN KRILL, GARY ROSHAK, 13 PHASING PLAN Lrs AND CAROL ENDICOTT LANDSCAPE ARCHITECT- 14.1 FUTURE STREETS MAP 0 CIVIL ENGINEER: 14.2 FUTURE STREET - JEAN LOUISE RD o 14.3 FUTURE STREET - RIVER TERRACE BLVD (N) co PACIFIC COMMUNITY DESIGN, INC. 14.4 FUTURE STREET - TUSCANY ST } PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. 14.5 FUTURE STREET - LORENZO LN 14.6 FUTURE STREET - RIVER TERRACE BLVD (S) E 12564 SW MAIN ST. TIGARD, OR 97223 D TIGARD, OR 97223 [P] 503-941 -9484 L1.01 - L1.04 TREE CANOPY SITE PLANS �' [P] 503-941 -9484 CONTACT: KRISTINA KOLTAVARY, PLA L1.05 TREE CANOPY LEGENDS & NOTES c L1.06 TREE CANOPY SOIL VOLUMES DETAILS & NOTES 0 CONTACT: KC SCHWARTZKOPH, PE L2.01 - L2.07 PLANTING PLANS ci ■ L2.08 PLANTING LEGEND & NOTES } NATURAL RESOURCE CONSULTANT. L3.01 POND COMMUNITY AMENITIES PLANTING PLAN COVER SURVEYOR: L3.02 ROSHAK ROAD COMMUNITY AMENITIES TRAIL CONNECTION SHEET -c SWCA ENVIRONMENTAL CONSULTANTS L4.01 ROY ROGERS PLAZA & PARK OVERLOOK PLAN 0) L4.02 CENTRAL PLAZA PLAN 434 NW SIXTH AVENUE, STE 304 L4.03 BOULEVARD PLAZA PLAN PACIFIC COMMUNITY DESIGN, INC. L4.04 RESIDENTIAL OPEN SPACE PLAN 0 PORTLAND, OR 97209 12564 SW MAIN ST. L4.05 DETAILS o [P] 503-224-0333 L4.06 PLANTING DETAILS TIGARD, OR 97223 CONTACT: MIRTH WALKER, PWS, CWD L5.01 WETLAND MITIGATION PLANTING PLAN c [P] 503-941 -9484 L5.02 NORTHERN MITIGATION PLANTING PLAN PROJECT NO.: 148-005 3 L5.03 WETLAND MITIGATION LEGEND, NOTES, & DETAILS TYPE: PLANNING o CONTACT: TRAVIS JANSEN, PLS, PE TRAFFIC ENGINEER: L5.04 WETLAND MITIGATION NOTES & DETAILS 0, P1 TREE CANOPY PARKING LOT PLANTING PLAN REVIEWED BY: PRE o P2 TREE CANOPY PARKING LOT PLANTING PLAN 10 CD KITTELSON & ASSOCIATES, INC P3 TREE CANOPY PARKING LOT PLANTING LEGEND, NOTES & DETAILS O co 610 SW ALDER STREET, STE 700 0 PORTLAND, OR 97205I [P] 503-228-5230 Z CONTACT: JULIA KUHN, PE , 2 c3 Vith 0 we- - - 4 . , ,.1 3;1 a 1 N7f \� `_, x,* RIVER TERRACE - \ m ,� //' _-'' 44, , � ` EAST NO. 2 �, A'� \ �* ► • / Iii „, -,rT—RESIDENTIAL STRUCTURE ' ' `"�`d f \IA 1 1 \ 1` - / '�'>< / ' S � I - XSSX D - TO BE REMOVED.000RDINATE 3 - rn 1_! t - - rr r XS .r � �`d'T^ _�"r �_/• J r . ! � � ^11 ` - -- _ —v�u� "�W �ir.� XW � XVP LEGEND 0 - - WITH ELECTRICAL SERVICE PROVIDER - - - •� ! r1 - - - - �' -_ y - - • - - PRIOR TO REMOVAL OF POLES Et SERVICES - • . • • - -J ,�' -.•--- - Ij - 1 \ �L� - - -XW - X -RW r 1 -x - ) / - _� _ - - 254 7� FF;< X /Yr' - - WETLAND FLAGS - I I. X EXISTING SIDEWALK StantonStreet c _ i��iiiii��iiiiii/ L/" ti5 ::: :).:: / •/ - SURVEYED 2/12/2018 �- cinEXISTINGPAVEMENT.Z illy7 t� I 11:1;/,,f,- -�25�! :; / - - . _ / BUILDING COMPANY PROJECT BOUNDARYMAILBOX f I / ti:- / / - oy � _ ; I �,- tip'4� / / � . ./ / � o' - r �!:" ti`'b / / . -/ . � / ; EEEBUFFER .'♦�' / FLOW LINE / Ill / / 1 ®' CONCRETE Et ;: //C_ GAS RISER114. Alrf� I '� - �'� � � i / Lb' / / / _- _ -- - - -1::- 'EXIST. TO REMAIN / . `�' • EXISTING WATERS \ °" 111-i r -.__ ;,;;,,,- �ls! �/ �� ♦. � . / / / • ,Vb i_/ �� ` �' �<l� / / EASEMENT LINES /���/ �� �• '�'�� / %////��tib� // // � �; �— ' � ,� �11:11_11-- - - �V��/ � // // / . EXISTING RIGHT-OF-WAY 20' DRIVEWAY :♦ / ti - �� / TO BE REMOVED �:. :� :� :� / / / / ti� �/ / / / EXISTING CENTERLINE i ♦. .♦�� .♦�•♦. .♦ " - _ \ \ / /, SW STAHL DR - , ♦♦♦,. .♦':• ♦:• i / / / / / , Jw / �� I I / / / I EXISTING PROPERTY LINE Fr,€) � � � . . :♦• . .�• /' ' - -'^ I / / / / � EXISTING BOUNDARY LINE1 / / ,. ,d 47 .. ' :♦.♦:,.:. • . i WETLAND FLAGS / / .9 / I 1 +umPn('IFI(' r'�A/!�A� INIITV rI CIGN , i • / / SURVEYED 2/12/2018 / ( \ / �� �i � -` / I / 1 / I // // / / X X EXISTING FENCE '�' ! ^•- �// ° / " �- ' I �� J ( ( / / / / / ■ KERRON S 12564 SW Main Street Tigard, OR / �i � 1 / I I I 1 I } / I III I / / / CREST NO. 4 -322' - - EX 2-FOOT CONTOURS 97223 �►� / � -� ; �' „ � / / / I I I I I l �, I I I I / EXIST. WALL / / — — — ��Al'.• : �� / \ FENCE TO REMAIN / / — 320 EX 10 FOOT CONTOURS [T] 503 941 9484 / G�- -w,. G';/' o / / / TAX N0. 3301 I 1 \ '�� \ / \ I / / / / / / xss EX SANITARY SEWER / BRIDGE ABUTMENT .,a: .�,i.1i4 � '� / - . - - - _ / I I 1 / / / / I DATE. 12/30/2021 • o , � r ►3 , 4 j; I ;;J4 ;4 ti \ I / xsD EX STORM DRAIN •F: r viv� � �' 1 \ ���. 1b . . . - l I Ik I / / / / ( / xw EX WATER LINE /„,.--.7..<C:. • y ' /t� F 1 1 / -- - EXIST. TREE 1 1 I \ 1 11 i r ) I I l / -� �:- y / '�� 1 / ! /� 1 I REVISIONS �" �+ 1 1 1 \ \ r/ - - - _ _ _ I I 1 xG EX GAS LINE ..'' .✓ //. �� J -l� TO BE PROTECTED I 1 I 11 / A. . . (�( v l 1 1I I I/I 1 / I 1 1 NO. DATE DESCRIPTION 1 I 1 I I fr !/. �: . y I I I xE EX BURIED POWER LINE _ • ' � �/1' EXIST. CONCRETE Et GRAVEL i ,e I( 1 / I / ~ AREAS TO BE REMOVED -_ EXIST. TREE IIII I I I K 14440 i �bti - ' I I 1 xoH EX OVERHEAD POWER LINE • VI - TO BE REMOVED I I 1 I I ! �� / ` /00 EXIST. TREE, BARRICADE �r ''P ; 1 v I I ( ( I \ 00 0 ` / / / Et 44 LFOFFENCE 1 1` SW TUSCANY ST txcoM EX CABLE TV LINE U / I \ / / - - -/ TO BE REMOVED ! / ► 1 1 I \ e / / 1 I 1 xw XT EX TELEPHONE LINE 1%* ‘*\ / / / EXIST. GRAVEL l \ \ '�♦ ♦ �- f f- - - - - V,7: - / / / / �-� � NI1 .;������� .�-.. - / / TO BE REMOVED �i��7♦� - __ / .�/ / / / I --- \.�.����•���" � pEX SANITARY MANHOLE 1 \ . 2 1 / � —' ��=•f_ _ / I I ( \ �. �� etel .. �tib / / / / / POWER RISER ® EX SANITARY CLEANOUT 4+0 extriif / ( �i , - - �/ / / / ® EX STORM MANHOLE I;af�1�1��s ;+ in- ropedicoa., ,1�lA if g% -* 01 ,1; - l/ EX CATCH BASIN s' s' / / ` ` / EXIST. WALL Et ( ❑ 66 kvi.i l:4;.. 1t _ :I I I, � /�.�-2 / FENCE TO REMAIN «rti3 I / O EX STORM CLEANOUT �� '. �C�`: i ' _ --�oVir- 1 I I A A i/�r / /. r;.��1p _ Z7 EX FIRE HYDRANT 4 - 16' DRIVEWAYr BARN TO BE / I \ ♦ - - L1L _L� -" .=A * ' ; REMOVED l I 1 \ \ ti1°� / / /_ _i/ -- _ -_•* _� _ TO BE REMOVED •- EX WATER METER �: 1 �s �s � . / �\ �/ ",,z1,67. / / �� ® EX WATER VALVE ss� / I BARN Et TREES /� �i r, , / / i \ �j TREES Etiii TO BE REMOVED / . .` �f / �� / // / - / - - _ -�• ; ./ o - - - _ EX BLOW OFF \ t, T,. STRUCTURES / /./ / / / �ti' / // / / ----/- - --- SW MILAN ST EX AIR RELEASE VALVE WEST RIVER rt f . TO BE REMOVED / >% .i �. ` TREES TO BE r-r, / / // '� '/ / / -- -- /' TERRACE REMOVED �• ...*S?./ / / / 7 gb' / / - - _ - - EX THRUST BLOCK '' `Let RESIDENTIAL STRUCTURE 7 / / . . .( / / / / / / .ti �'/ / // / -- �' / _-- - - `� i�i / `t / / / / .1, .... / // / -- / --- -- Z N EX GAS VALVE J TO BE REMOVED ,� I / / / / / / .... qo / / / / i -- l /_ I % /' / // - _ // // / // / ti�q�. //// // / a o EX CABLE RISER , �_ a, I / fr� / / / - / # / / / // ' / qN / / - -- - . w EX TELEPHONE RISER- \ I/ ,� SHED TO BE REMOVED / / / / '�, / / / / / ,ti / // / - _- / z El 1==e ';rAO", 7 7 / 7 / WETLAND Et BUFFER 15/to / / / / - - ,- zLI EX LIGHT POLE �,��r ,r STRUCTURE / / - / // / // / TO BE FILLED �tiq o �// // //�-- --- / c = J i / // / / / / SURVEYED 2/12/2018 /"s / / / / / ❑ EXISTING AREA DRAIN I■ � o / ,e� TO BE REMOVED TRAFFIC SIGNAL .f�!`e �- JUNCTION BOX >:''•�.. / // / // '�,., • // // // // / / / / // / / , �/ / // / / N ❑ w POLE TO REMAIN - • .100!���•�••• ►F....... e�al- - o EXISTING CURB INLET _ �•; �` ��`t ,-.,#- ��. _ / / / / / o // EXISTING TREES ° e' 0 ►�0-4.-04;4,,,AgI�1s1�..�J�.I / / / / / / / EXIST. BARRICADE �V v iehhace. 0 I .■ L a •_•_•_•�•.•_•... YL,=.ems / r _ ■��j1.�:' L� STRUCTURE / / . // / / / i // / / / / / // / / Et 44 LF OF FENCE / / �. TAX N0. 3300 / / / / / 1 c ^; �:-.: <�, TO BE REMOVED / / / / / / / / / / / • WATER VALVE T~X!P. WV!104 / / / �/ // TO BE REMOVED / -..../,' 0 \l 1'�'t��S�l� p �t —— \►1ji�. / •/ / / / / / / / �o / / /' / VA'tit, --f�•'` .•___•_•__ / / / , !� ' .,� �/ / / / / / / / / / / / / / ` SW LORENZO LN ® EXISTING WELLS Et SANITARY DRAIN FIELDS TO BE REMOVED e� SW JEAN LOUISE RD X S X\ ��/A�`,,•' � � �� !!�i'�� ��► � � �s_7 si�ri. ���ii►� :v����•y�I�3% •��//// / / / / / / / / / / x�t \ r tr) `- ._...._,�a_,,.�_�=Y�=,ter=Y�-� ,, / / / / // // // // / / �`• / / / / i // - OR ABANDONED IN PLACE PER ALL APPLICABLE STATE AND RIVER II N ° XW ' COORDINATE WITH ELECTRICAL �I, / / / / / / / / / DEQ REQUIREMENTS. JUNCTION BOX SERVICE PROVIDER PRIOR TO / / / / / /1 / / / / / / / / / / / / / c� �.1 - �\ : REMOVAL OF POLES Et SERVICES / / / / / // / // / / // // // / / // // / // / / / EXIST. FENCE / `� / 37' WIDE ASPHALT DRIVE Et 100' L.F. / // TREES TO BE / / / // / / / / // / / / / / / / / TO REMAIN / / , TERRACE ° I 1 / OF GRAVEL TO BE UTILIZED FOR REMOVED / / / / / / / / / / 0 e / i / / / / / / / / / / i i / / 8 - " X �I CONSTRUCTION ENTRANCE ' / / / / / / / / / / / / / // / / / / / ' / -EXIST. GRAVEL DRIVES / / / / / / / / N I• , ' TRAFFIC SIGNAL / TO BE REMOVED / / / / // / / // / / / / / / / / // / �/ / // / / TOWN CENTER w - I POLE TO REMAIN / / / / / / / / / / / / / / "IN / // // ROW, SLOPE, DRAINAGE, PUBLIC UTILITIES // // / / / / / I I / / / / / / / / / // / // / // / ��� / / / / w i `� AND TEMPORARY CONSTRUCTION EASEMENT / // l / / I I I I I l l / l 11 // / / / // / / // -',/ // // / l RIVERSIDE " I �� / / / / l l I 1 1 / I 1 / l 1 l l / l / / / / / / / / l Z‘11. Lr3I / I I ► I I 1 1 I I / l I 1 I I l l M / c) AT SCHOLLS �, I \\ \ I / I i I I i I / l 1 ( I / / / l ,, MEADOW / I I I i I ► I / / / / / I 1 I / I 1 1 I I / I M l l / � ce / I I ( I I I 1 / / / / / 1 1 / 1 I / 1 I i / ( E o I `� j I I I I I I ' II I I I I 1 / 1 i j I I j / / 1 1 1 1 I / / 1 \ \ / 1 1 I I 1 / / 1 1 1 I I I 1 I 1 I ( EXIST. FENCE \ �, \ I 1 I I I I I I ' I l I ( ( I I ( I / ( I TO REMAIN N I i� \ \ I I I I I I I f I I I I I I I 1 1 \ \ I I I I I I I I I I I I I I i I I II \ \ I I I I I I I I I 1 I I M I ,` \ \ I RIGHT-OF-WAY I I I I I I I � \ ` TO BE VACATED I I PROJECT BOUNDARY I i EXISTING STORM \ `�� EXISTING a) !, t 1 \ I I 1 I 1 1 1 I I I MANHOLE II p/1 I\ \ �� \ I I I I 1 I 1 I 1 - CONDITIONS L \ .o W O N �Y 0O I M Q� �„ O cam^` A iT d' t-� � `.,' c^ en / CD �. !� c0—c0—c•0-°°-o0-0`-O4—O4 O. O� O O O O �^ .L(p� �10 �1�' N N N N N N r4 N N N N N N \ ` \ \ \ \ I 1 t 20.00' _� � 1--- c i / I I 1 I / 4 _ r... r. r / __co _ - - \ -- _ o I /',:-.—-- .. `o4\.� \ `\\�1- `i - - ` �\` r` .EXISTING ROW \� i/ /'� I )``\�\ ��/% `�\ \ \ w - IF / I11 / \ r j/ i � m IP / C \��\_ -,_ ���_-- \ '` \ \ \ a PROJECT NO.: 148 005 . 1 -Tim ik_ 111 / \ -.// - ----- / // Q _`- -_ -_ > \ / //� /_N . -/� ` \ \ \ \ H TYPE: PLANNING 0, 0 1 l r �/ _ -_.--// `����i�/� III\ REVIEWED BY: PRE �/ �/ - III I ; ROSHAK RIDGELLI -___ / �/% 1 �J I I I I �, 2 O , 1I ( II� > I \ I111 co 1 1 N II I 0 x a z 7 i 1111111111111111 I. . ,-,-„,q" _ ... '1 I '% -1 1 \ LEGEND: . - - . -/ PROJECT i .•. - .� r"" +"" �� 0 �� ' �� BOUNDARY StantonStreet �i .� _ �., _ ' 1,1 ; • .. f` I URBAN GROWTH BUILDING COMPANY _ _ BOUNDARY • � � .-A. TIGARD �e J CITY LIMITS . :-, ARTERIAL . i lit STREET - COLLECTOR 40 IV STREET I _ pnriFlr, r ohAMI �IITv nFcIGN -- 12564 SW Main Street Tigard, OR _ - - 97223 4 [T] 503-941-9484 ' DATE: 12/30/2021 , - - .041.101 ' - . . \ \ - -- - --- REVISIONS NO. DATE DESCRIPTION „_ _ _ _ _ . _ ., . + - F 1 r (ik ___ \ . i I ,•:, . )11,, . .. I SW STREAMWOOD LN —I -- �, -') .•4 4'•,: OIL I I I i ' � t — I I I Ii 0 1 I SW TUSCANY ST \ J r' ' T. ii, ji 1 I li ielVtaria •o �. I H I N I t'\i t_ .r . .1 L - I I I I RIVER �, - I 1 I i • I .2 dIllft 6 I t: -o Fr. } [.: TERRACE .. i I I13 ' ' 1 ' 1 TOWN CENTER '. Q.:j__ ___ _ SW JEAN LOUISE RD I = Q Z 1; I ' , .. 1.1.1=0 1; SW LORENZO LN ' ' ' - '- ' ' . - - n - - ----•\- 6--- - - -, } ( 1 I I 1 ode o I T p H I I - - _ '' = I I I I 1 A •- AERIAL N-6 .4sts 0 A I -1 6 0 . I I I I I �� PHOTOGRAPH - I (. - 1 w c _ o rE co 1 — 1 I I I ` �- tl R — — iI PROJECT NO.: 148 005 (:1 )1 .§ — SW BEACON LN --* / i. 4 TYPE: PLANNING REVIEWED BY: PRE 0 0 - SCALE i3 100 0 50 100 1 INCH = 100 FEET z PROJECT AREAS (Acres) _ o ZONE R—4. 5 R-4.5 Zone R-7 Zone R-25 Zone Total ZONE R 25 (MF) ZONE R-7 UNITS Gross Area in Residential Zones 4.19 10.59 7.67 22.45 4 L ( 12 ) Less Sensititve Lands 0.93 1.70 0.66 3.29 ( 11 UNITS) (0 UNITS) ll Less Land Dedicated for Public Parks 1.17 1.44 1.23 3.85 Less Land Dedicated for Public and Private ROW (20%) 0.84 2.12 1.53 4.49 _ OPTIONAL: Less Significant Tree Grove 0.00 0.00 0.00 0.00\ Stan `o n S`re e OPTIONAL: Less Trails and Paths in Public Easement 0.03 0.21 0.23 0.46 y -'4 v44 ' `14"4.44g4g44 < y w w w w w w w v a a < 4 4 4 4 ' 4 '4 '4 4 '4 �4 �q 4 �4 4 '4 4 4 4 4 4 4 4 �, 4 ' 4 4444444 `14 '4 '4 "444444444444 < Net Development Area in Residential Zones 1.22 5.10 4.02 10.34 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 , 4 4 4 4 4 < BUILDING COMPANY 4 4 4 4 4 4 4 4 < 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 W 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 < < 4 4 4 ' w w Q 4 4 41 4 4 4 4 4 4 4 41 4 < 4 4 4 4 4 4 4 4 < 4 4 4 4 4 4 4 4 4 4 4 A 4 4 4 4 4 4 4 4 4 4 4 4, .y .y .y .y .y .y .y .y .y 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 < 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 `r' b 4 4 4 4 4 4 4 4 4 4 4 4 4 4 - 4. - 4 :4 -4 -4 :4 -44^W .6'4 ^va ^4.✓'4 '4,- ^av"4 4,4 .4, . 4 .4444444444444 4 <444444 W v .v w w w w w w w w w w v� \44444444444444444444444444445 4 4 4 4 4 4 4 4 4 4 , � .r .�, , 4 4 4 4 4 4 4 4 4 4 4 4 4/v 4, W * w 4, w w � � � � *.1 <1 <1 Q44444444 'I4 4 * w w w � <1 <4444444444444<4444444 .I 4 4 4 4 4 4 4 < 4 W W W W W W 4, 4, W W W w N 4 4 4 4 4 4 4 4 4 4 4 4qv, 4, 4. � �4, 4' 4' W W W .4444444444 4. 4. 4. 4 �44444444444 LEGEND 4 4 4 4 4 4 4 4 < e W W W W W W 4, W W W W W ..4 4 4 4 4 4 4 4 4 4 v 4 4 4 4 4 4 4 4 4 .4-. 4, * w w w w w * * * , 4444dddddddd4 4 4 w w w w w ' 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 \ W W W W W W W W W W W W 4 4 4 4 4 4 4 4s w w w w w w w w w .v .v 4 44444444444444444444 w w w A W w w w w w w w w w w * * W��444444444444 v * v y, * * * * * * * * 4 4 4 4 4 4 4 4 4 4 4e * W W W W 4 4 4 4 49 .l1 '4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 W W W W W W W W w 4a4a4a4 /w w w PUBLIC ROW w w w w .v w w w4 ' 4 4 4 4 4 4 4 4 4 4 4 4 4 v, 4, 4, w 4, 4 4 4 4 4 4 4 4 4 4 4 4 4 \ .I, .I, .I, .I, w * w * w Ni, Ni, .v _* .v .v �^ 4^4 -* W W v 4 4 4 4 4 4 4 4 4 4 4 4 4 4, W W W W W W 4 4 4 4 4 4 4 4 4 4 4 4 4 ! `, `, `, `, `, 4, — < a444a4a4a4a4a4a4a4a4a44 4 4 W W W W W 4 4 4 4 4 4 4 4 4 4 4 4 4 W W W W W W 4 4 4 4 4 4 4 4 4 4 4 4 SW STREAMWOOD LN W W 4' W `y `y `y W �, " 4 4 4 4 4 4 4 4 4 4 4 4 < `i' `Y `y `y `y `Y `Y ' �. 4 4 4 4 4 4 4 4 4 4 4 4 4 w w w w .a444 14 ‘ , 411.14.14.11.14141414 .44<4 w w w * * w w / < 4 4 4 4 4 4 4 4 4 \ w 4' w PUBLIC PARKS/TRAILS 1:Lei:,) 4, W W W 4° 444° 4 • 4 4 4 4 4 4 4 4 4 • W W W W W W W W SW STAHL DR 4 4 4 4 4 4 4 4 4 4 4 4 4 4 `� 1��� ` PACIFIC COMMUNITY DESIGN * * 4 4 4 4 4 4 4 4 4 4 4 4 4 4, .4/ * * * * * * .r M �i .I 4 4 4 4 4 < 1 4 4 4 4 4 4 4 �` NItik‘V i� 11 `� r�• 4 4 4 4 4 4 . 4 4 4 4 4 4 ,w .444444444444 44444 . .‘ 444444444444, w w w w w w w w .v \\'' ( 97223 ,o� 11 �� ► SENSITIVE LANDS WETLAND12564 SW Main Street Tigard OR < 4 4 4 4 4 4 4 4 4 �c' 4 4 4 4 4 4 �, y �, �, �, �, �, �, �, r\\(1 44444444 44 4 4 4 4 4 DRAINAGE WAY >t VEGETATED CORRIDORdddddddddddd4dd �Qddddd , ' 4444Qdddr .v .v y v, .� .� .� v, v, .* , r ., �C ` �� ��, ) [T] 5039419484 , adadadadada4ad1Lir ddddd ., ' 44444 � \ ��`� 444444444444444 4 4 ..4 4 � am s — — — — i�� ii � � �� 444444444444444 - S ��1 NET DEVELOPMENT AREA DATE: 12/30/2021 4 4 4 4 4 4 4 4 4 4 4' = _� \ \ I 4 4 4 4 4 4 4 ^ 4^ 4 11 \ � < < < 1a1a ' w w w w w *Li 1__4 4 4 4 iEt .• • .,,, .0 4, 4, 4, 4, 4, 4, 4,I - Ir q �. REVISIONS TOTAL PROJECT AREA = 40.10 ACRES NO. DATE DESCRIPTION rah II I Isp + + 4, + + + + + `-�4-- IT 4, 4, 4, 4, 4, 4, 4, 4, 4,I I ik s i '-I-EL 9 1 I IV N I PI - I . i ni `�� SW TUSCANY ST {fir1 r 11 UNITS 1 1,1___1 � �71 , � C _ , — _ i-! I I 1 41,64\%. 1 i r Nb+N _ tA4N:1_ N N. > Li --1-c,___I i...] -.... ..,,....r7 ,„ XX \ I = ) : ,___L 0 LN - I - I Z li n\` �.is Z N __ I _ m - �`-_-- w r 1� - W - w i > - z z - e z _ w I S a \ �� a �� a U 11 I � 1\ +I I� w _ 1 g 1 w I9 .o \ ` 1 �\ �n - I -_ ,o ��\ ���.�S .o 1 %k I- SW MILAN ST m m m w i �4 _\ Z r \i1 ci___:_± e w80 - O N 1 , . Liiii-i _. i zi=i u_ .... .. i \ I \164L lk , _NL i L. ' ' . . . . ± IHO r -- �-- f �i _- I � CI 0 I BUILDING 3 BUILDING 4 B�, 1i�6IL-O 6,g VI:Nhil I' Nk\ �` Sok\i, �I R:Lvejt, ieVtace. N L Vie - a, ZONE CC I SW JEAN LOUISE RD ACRES I SW LORENZO LN RIVER 0 SW JEAN LOUISE RD 17. 65 C S r ._._ o — — — — — — — — — — — — w / L. .-J I .- � - _ \ �,. \\ TERRACE , . . . o M flBLDG6 I BOtLD Her PITibI i ) 1I \VIIII*o BUILDING 5 __ I ���w 0 z 1 1 \ ZONE R-7 o n \ 0) •S\ N 1 �, TOWN CENTER �7 ��� 111-11 1 1 %_‘ta� (61 UNITS) -a ui _ ( 1 r �� fir\sh` I z e O e 1 ., 'r Vr Single Family w x e e 0 1 '� — [ [I-A- ` ` SFD in R-4.5 SFD in R-7 Detached in Rowhouses in Apartments in Z 1 ss Zone Zone R-25 Zone R-25 Zone R-25 Zone Total �� IT �I Z e p _ 0 1 E _1 - _ J 17 UNITS RQ �� Maximum Number of Units 8 e — - e e 2 _ 1 f + �`� 1.22 ac 5.10 ac 0.29 ac 0.36 ac 3.37 ac 10.34 ac v e _ - ) m ' ■; �_ A -.� �\ ` \\ (53,143.2 sf) (222,156.0 sf) (12,610.3 sf) (15,758.5 sf) (146,797.2 sf) (450,410.4 sf) m m C - 6 , , ` Net Development Area r `� \ III Minimum Lot Size er Tables ir eN IS ` e ��� + .� ` tv„, 7,500 sf 5,000 sf 3,050 sf 1,500 sf 1,480 sf n/a rff I�_ ,*%:&,,N71,\ 18.230.1 18.280.1 �t 18.290.1) ' ►, \ Maximum Number of Units 7 units 44 units 4 units 10 units 99 units 164 units "' • ` �'' �� �� \ �' Minimum Number of Units 11 bi't-L‘l- Nr 80/ of Maximum 6 units 35 units 3 units 9 units 79 units 132 units - \ A . � ��� �. �� DENSITY wi ft.1 0 pA.4S , \ �Niiillk ,� / R 4.5 Zone R 7 Zone R 25 Zone Total I � _ Single-family Detached 12 units 61 units 4 units 77 units CALCULATIONS N 17 UNITS 17 UNITS \ \ ( ; \ Rowhouses 0 0 7 units 7 units 11 I SW BEACON LN Apartments 0 0 62 units 62 units MAPS Et TABLES o \� y -� h. \ I ' Number of Units 12 units 61 units 73 units 146 units c r 9 NOTE: CC ZONE ALLOWS RESIDENTIAL USES. i NO MINIMUM/MAXIMUM DENSITIES SPECIFIED. ( I I w PROJECT NO.: 148-005 .§ ZONE R-25 (MF) g ZONE R-25 (SFD) Q 7) TYPE: PLANNING 0 REVIEWED BY: PRE (51 UNITS) 0, (4UNIT ) m o o ZONE R-25 ( RH ) SCALE 80 0 40 80 � m (7 UNITS) == z 1 INCH = 80FEET • 0 or ,,� ZONE R-4. 5 ZONE R-25 (MF) ZONE R-7 a? � � � a � � a a a a 4 4 4 StantonStreet 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 21111:3 4 4 4 ` 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 Q44444 ., adada4a4a , 444444444444444444444444444444444 . 4444444444a . � 444444444444444444444444444444a BUILDING COMPANY 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 ,4414444 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 444444444444444444444444444444 4 4 44 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4444444444444444444444 44444444444444 a4444444444444 � 444 " 4 44444444444444444444444444444 I 4 <1 <1 <1 <1 <1 <1 <1 <1 4 • 4 4 4 4 4 4 4 • 4 • 4 4 4 4 4 4 4 4 4 4 4 4 4 LEGEND • 4 4 4 4 4 < 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 44 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 - 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • ' 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 . 4 4 4 4 4 4 4 4 4 4 4 - • 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • ; 141444444414444 PUBLIC OPEN SPACE = 7.42 ACRES 4 4 4 4 4 4 4 4 4 4 4 4 4 4 410111. I4444444444444444444444444 4 4 4 4 4 4 4 a 44444444444444444444444444 - • 4444 4 4 4 44444444444 4 4 4 4 4444 SW $TREAMWOOD LN • 4 4 4 4 4 4 4 4 4 4 4 4 • • 4 4 4 4 4 4 4 4 4 4 4 4 • ' 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 44444� • 4 4 4 4 4 4 4 4 4 4 PRIVATE EN E = 1.61ACRES • ' 44444 4 " • ' 444444444444444444L SW STAHLDR pl+riFir r'nA/!kAI ir<sITv nEcIGN 4 4 4 4 4 4 4 4 4 4 4 4 4 4 1 �_ 4 4 4 4 4 4 4 4 4 4 4 4 4 - IL 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 4 4 4 12564 SW Main Street Tigard, OR 4 4 4 4 4 4 4 4 •'1 4 4 4 4 4 4 SENSITIVE LANDS (WETLAND, 97223 mon 4 4 4 4 4 4 4 4 4 4;;�`� 4 4 4 4 4 • • 4 4 4 4 4 4 4 4 4 �.«' 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • • 4 4 4 4 4 DRAINAGE WAY �t VEGETATED CORRIDOR) 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 [T] 503 941 9484 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 4 , - (NOT INCLUDED IN OPEN SPACE CALCULATION) • 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 • 4 4 4 - _ 4 4 4 4 4 4 4 4 4 4 �� 4 4 � � � 4 4 4 4 4 4 4 4 4 4 4 4 • „4 , 4 4 _ 444444444444444 4 - • � TOTAL PROJECT AREA = 40.10 ACRES DATE: 12/30/2021 I r I . 44444444444 . 4 4444441 � 444444444444 , 4 . . REVISIONS 4444444 ' 4 4444 - ' 1 NO. DATE DESCRIPTION OPEN SPACEEm- I (-- i- ill i ___,_____ J I y n \\iT� RE�(UIRED COMMON OPEN SPACE SW TUSCANY ST • 20% OF GROSS AREA OR 8.02 ACRES li X \ i _i_ - � -\ � PROVIDED COMMON OPEN SPACE d� \ • 22.5% OF GROSS AREA OR 9.03 ACRES op mmor i ;Iir IL I I I I G.IM■■■■■■■s AmM•LI ,7t MITI • LJI r II 1 ILI II ,.... I. ■■■n 111111111• 1 01 - - ■ ■ 1 W W d e Z Z 1 > > _ ' � . _ _ W 1 Q Q Q - , - ���o 11■ U - w w iii . 1 ,_ I SW MILAN STin i- 1... - , _ ._ - �� _ - J.. 1 .. .i. , • CeLLI -., moo - ���i , . , ��� i II .. . • MEI 11111111111 N ■ ,ri ■ _a iI •I , , • .. 1 ■ 1 , I. r� 1111 Wei. ievtace. N .I _ - �� ■■■■ N is n. -I ill V�1, ■■■■■■■■■ ,„ _,_„_.,„,_,.,„ ZONE CC N I I `_� ii ■ SW JEAN LOUISE RD I SW LORENZO LN RIVER o SW JEAN LOUISE RD c 17. 65 ACRES N(1.: 1 �` m. .o... _��■■�■_._■■■Iwii■■_- ■ - ---- ■��■■■■■ cy O , �������� .__, •. _ F ■mii■i ii■■■■ii■■■r1■■ iPiiiiiiiiiii.l I C ��' _ iT1N TERRA E w o ::: - 1 r N w 111 ; W 1 I _ 3 0 . - ZONE R 7 TOWN CENTER z Immillikk AIME .• 1■■. 1iemom II! 1III■9 III _II I •��. 11I 000 1C-71 ::. 11 0�' OiliM IA I d e iri I em= e MM ■ OW - 13 _ -- - - r - e E 1 ow 1 I I■ I CD 1; OIM I / - i �� ■_ . - ; ;- - - I OPEN SPACE I ■ I CALCULATIONS 10 % N C ,, / MAPS Et TABLES —CDC r�risEITIIIIMMIR ■►���� ri�rrral/42z it Or) / / — / \\ W PROJECT NO.: 148-005 3 ZONE R-25 \ `, ZONE R-25 Q TYPE: PLANNING o \ r = REVIEWED BY: PRE / W (;) ____7_(K,/ W vo co SCALE ,c I > cn 80 0 40 80 o I / 1 INCH = 80 FEET J LEGEND / \ EERRIDOR l 111.1.1.11W RIVER TERRACE . // J \��������\ EAST N 0. /� SIGNIFICANT TREE GROVE StantonStreet t./ . 11BV /// 300 EXISTING MAJOR CONTOUR BUILDING COMPANY \ // • 299 EXISTING MINOR CONTOUR - - I I ' �� , EXISTING \ RIVER TERRACE TRAIL CORRIDOR I i � lk !� �� DRAINAGE NAG E �1 1 \'\, _ : / 1 CWS VEGETATED / �` i '� /n BASIN � / I FUTURE COMMUNITY PARK —� , EXISTING WETLAND i (6-12ACRES) 1 CORRIDOR \ -- i j -� �� CWS VEGETATEDiL - I:Lei::1 I 1 �� 4 STREET CONNECTION REQUIRED r EXISTING -� ' aT'\ CORRIDOR j I SW LEEDING LN WETLAND ,,�' _ � - N 3. 5% pnripi n1AAw�I �s�Tv n cIGN _ _ •1•ar--k_ 4� SLOPE PERCENTAGE -s • �� \ / 12564 SW Main Street Tigard, OR / 97223 \\ ' \ \-- [T] 503-941-9484 Vrel ...../ / N _ / I � ' -- �/ �� DATE: 12/30/2021 ' z) lip REVISIONS ZONE * ZONE ' / ,,,,--/ en M R-12 '/ R-25 ® // ZONE/ , ,, � / / R-7 � 0 ZONE NO. DATE DESCRIPTION ,� / / '6 ME iii `�p�" - _ r -6. 6 j l /, 7 R-4.5 �, SW STAHL DR sJ O D I - ,' EXISTING / A _ /- O' 40111 i ce WETLAND �� D ; ���� 2 / I I �'�;�r v LOWER � � /- v i A ._�/ r 11 \ f�� ZONE �� - /� r DENSITY IL R-7 • I � I � � I� I l V / �8. 8 � _ %� n _ _ _ _ I I D� o7,A ea Idi / , 1 / SW TUSCANY ST _id , 71/ . iiiiIcC ACC ESS RESTRICTION i A i`cP, T--3' // jw / 0 imao II ♦ P• > w I 1 ZONE — z ZONE CC d SW MILAN ST R-25 HIGHER - , LOWER _ I DENSITY R, - ' DENSITY ., wen, ievtace, N - WEST RIVER , - / N N / / / / ZONE TERRACE / /' , , R-' RIVER .; J �� Ti, •S%/ SW JEAN LOUISE RD - COLLECTOR / / V 1 14z...it zo iLN TERRACE N SW JEAN LOUISE RD 2 �- -�' Alf - // SIGNALIZED TOWN CENTER // / 7 INTERSECTION ,/ / / 1 / / / / - i / a // HIGHER / i / / // fp LOWER 00 -� DENSITY I 1 i / i DENSITY } RIVERSIDE a 1 I i I -6. 9% Mid Day .-E AT SCHOLLS M \ ► i / I cf)DO J N I I I _ 0 - 10 / MEADOW Z ACCESS RESTRICTION a ® g g l M i 0 i I 4.0,- - , • „� OPPORTUNITIES j ZONE ZONE i EXISTING WETLAND ���� ���, `so. 11 / R-25 ,EXISTING ROW I R-25 I Li] �, AND 5 - , \ \ \ , = CONSTRAINTS W , —_ _ \ _ 1111 I- Fa II Sun Exposure PLAN __ 1_ _ _ _ ____ .._ _ _______ , _ - _ uw ocel_ _ _______ ____ ___ _,\\ _____ , ...\\ ...__ _--___ _ _\ _,,, -\ \ , ,- 2 EXISTING w J, ,� /i/ \ \ I PROJECT NO.: 148 005 .2 �`\ I— —I \ TYPE: PLANNING N DRAINAGE W O I I REVIEWED BY: PRE BASINI ZONE E o ROSHAK RIDGE ZONE • 6) R-12 -I R-4.5 i 00 ilitimmini ~ • / / 100 SCALE 50 100 o Q 1 INCH = 100 FEET 5 . 1 z • -1' t i • .; •- . ,4• '�• -Kf jlt' �', !v •t, .., r • 7-• .411r- ' LEGEND PROPOSED CONCEPT PLAN • • • • of , ii, ,t ' ""'' - , ` , '` :. . �; , rl,,, - �` OPEN SPACE AREA % SITE It l, :elit,-, ,Gf�d' '2,• II- �t (1 ■I. • i i r ''•'4:4(4. • ii, ' / " ' t �� . _,A. �� "�' • 1. • `� -4•�r""-- - -._. , PARKS/TRAILS, LANDSCAPE TRACTS <9 AC 15% StantonStreet' i*� • .„ ' 1_: �_ :1•211,7:____ __,ill,r,'''-c-14:.,': �t�-;t�may` f; BUILDING COMPANY !x•• •-_tti`.5t «t ' ' l t. roRESOURCE AREAS <11 AC 15%. r k � > Mf ' tom : t �.� � EXISTING + tr . STORM FACILITY <2 AC 3/o •, ' ; DRAINAGE •w,-Q*� l• .it, r ' ' ipp OPEN SPACE TARGET 8.02 AC 20%• � BASIN y �► GROSS SITE AREA 40.10 100 ; ; • ;t LAND USE - RESIDENTIAL 1 il EXISTING WETLANAD , I 6,997 - 5,030 SF TYPICAL DETACHED SINGLE FAMILY LOT SIZE it EXISTING STREAM •• 1 0/ ` ` 4,804-4,800 SF TYPICAL DETACHED SINGLE FAMILY LOT SIZE 4 Frilli, PnriinAA► IUNITY I� �GN `‘,:,, '. ; '1 STREET CONNECTION ��, �' ` ^ 12564 SW Main Street Tigard, OR \ "Ilb///r Leedng �� 3,908 - 2,560 SF TYPICAL DETACHED SINGLE FAMILY LOT SIZE VIONI* ; •. [T] 503-941-9484 N. '. ' . illiEmmmmm& ci. 4 ' , ._ �. '� P;, TYPICAL ROWHOUSE LOT '+ a� , - TYPICAL RESIDENTIAL MULTI-FAMILY BUILDING DATE: 12/30/2021 ,. . e \ FUTURE COMMUNITY'�. TYPICAL COMMERCIAL/RESIDENTIAL MIXED-USE BUILDING REVISIONS . '!� , PARK ;�. /' r „Air....,4,01404, i_ f `' NO. DATE DESCRIPTION I� PEDESTRIAN ELEMENTSME '' � SIDEWALKS, TRAILS AND PATHWAYS �, ‘116 14. MI) -�',, - MAIN STREET liff14.4 . .a: 0 .,, Y :'• _ '-r- I::_ '- .; '" All PLAZA SPACES 40.11 FUTURE - - 15' WIDE ,. r COMMUNITY PARK . , RIVER TERRACE -� " ... + .).>r.; ° R LANDSCAPE " . ' 1 to TRAIL CORRIDOR r— �` Pi J TRACT )" .. COMMERCIAL INTERFACE rr> STREET TREES — ' � WITH COMMUNITY PARK ill - �!� SPACE AND OPEN T �� uscany MEET MEET 40% r CANOPY URBAN sJ ,_.. — 7,4 • COVER / ,- CI) CI) REQUIREMENTS ____,... I W I ' ., -*Ur 't' ,, i /4., i_ --� o o z J �� s) - tI I. - r_,•- wfig' > w STREET ��� •,, T ivuluce- 1 ,. '-� r : .: X 0 A SIDEWALKS ARE UTILITIES ARE IN THE STREETS QV. �M cn CONNECTION PEDESTRIAN TYPICAL STREET ... / + I li I W { ELEMENTS WITHIN chi d �/ �j I I ,, ALL STREETS \ \ p i' + t 0 f) 1) 1� N i •• tides,--' ce . : "'fir ADJACENT TO GROUND,,; - f RIVER U ( �` N iAi FLOOR COMMERCIAL TO Q u I. C ..�i 44., - '" • • :�- ` • •• - 11` HAVE WIDER SIDEWALKS WIDER SIDEWALKS MIXED-USE MIXED-USE - — � ' y V. TERRACE !f • _ AllIMIMMIMMIMMO _ -- - w ADJACENT TO — _ • �, , � :; w (,) COMMERCIAL011/1 0,_ SW Jean Lou ie Rd ... . . ( - r -Ti I.. , _.....iii) TOWN CENTER Lai i , m itom - COLLECTOR o - MIXED-USE : MIXED-USE . -a ROAD it TRAFFIC SIGNAL 4 _I • ; �l f 01 Q Q I —M Nc 'ram W W '� mmilk. f - MAIN STREET , — - r- r. C I W W F , It 07. ' • PLAZA SPACES _ `� T CONCEPT N -; : - s :.. > '- ,' PLAN MAP .H , , 10' WIDE - 1 :T..� 1 .4144, ", :1 LANDSCAPE3\/\/ deac�ori Lii o TRACT _ jL- --- ....-.- If _:. ,�� PROJECT NO.: 148-005 d� '' 't ZA ' , y TYPE: PLANNING till. ' ,' .�..b.. 1, - R v' � • REVIEWED BY: PRE �, t ROW TO •BE STREET CONNECTION „ • o .. :r EXPAND VACATED — - _ _ r ,,.�: DRAINAGE co I ' f. TRAIL ENHANCEMENT OPPORTUNITY - ,' n :`44 ,?;',�. J �� - SCALE • �-,1, BASIN 1 • . r r� p 1 100 0 50 100 Z 1 INCH = 100 FEET • ', K Y i (• t. r.,1 1' - #'� LEI.:41,.. .r ilijt t • ` r`. �� - .' �r �� If. • alp • • w . `, / ' - • ram•, '. h_ Ia çç : ,5: t t' '/ v4 . ••-. is i • _5 L� !.r` �, b �� , _ 11 �„ , il,�. � Y I. Lr!',' � �+.`�� 114 StantonStreet ► r.. . `' ,: r. .,�,�, . i �' I ` � ' A �i �'• BUILDING COMPANY \ \ilk lii , : 041,0 \ -.4.. ,•,.••.,.-., .. 40,_,a ` ' 11 k. i. I .1. ., ,. _. ! • A' - , ,,,s,, p. \'\ -, , -, \ , • • .., (.7,... .- .4: iti.'„,.,=,-... :. �' " LEGEND r M)ko /l'� - - - - ' ' q.t. lilt �• I i 1:r\.......•••----,liq:11:) PnrIPIr rnAAtcAI NITv nFgIGN e '• ! = MIXED USE APARTMENT BUILDING 12564 SW Main Street Tigard, OR '. ‘. ' '• � k. MIMI 97223 \ �; �� \, , Leed1 . ,' r] 216 UNITS &t 24,000 SF OF [T] 503 941 9484 • � '' •; N. f �' - • COMMERCIAL SPACE 1� .10 1 DATE: 12/30/2021 MMIIIIME . T d '\'' ..., , RESIDENTIAL ONLY APARTMENT / 'r ► �.._ xR� REVISIONS BUILDING - 102 UNITS \Alf OP, �., ' ► r ► �► 1 NO. DATE DESCRIPTION ' f • ME 09°, ��*,�,�► 1a-,` 1 . Wifir RESIDENTIAL ONLY APARTMENT _,I,1,,,'r (72- C-1 I 9-...0 BUILDING WITH TUCK UNDER GARAGES . 4 , ir_ __ _. t ati Y „ - -- � � 30 UNITS ; -� lisW 1 1 1 1.6 , „;,,,,, / , / \,/ \ �� \,i "ea.�a-•w� Zvi -��.4 '=•,a:� F ; 44,...,.., i IIPIP•14.0, -... '\ 0 lb .•r Y ` • . -• •111.iCCI . . � TOTAL MULTI FAMILY UNITS 348 ij)4:. ;k >, .• .,y1, 4, . `' ` . -' �- FUTURE 1 1. - , . • T ff - „ i• �y� ,• C. C COMMUNITY �� �� ��� -�� ll fyjy,, '. 4 ,� , �;`s ` '' `{ - - '�- PARK _ �� _ rill,:t,t4c .,�,ft � , tk;ikk.. • ' 41 A , { >'� .. . t at ti r) lirr— f il ., 1 c -`. ;` 1 �, K1 r,. _� _ i : 74: ,,,1 can St ISO ROWHOME LOTS - 50 -� _ o r , y ••4 . -�_V r m1 .% � .�• r I iiiii6-- - Jay 1 • -:._r... EN ER : : — .o ,Ati i INGLE FAMILY REAR LOADED tre,‹ - '-`• -- ,44.4/ fi i ------3 .��- SMALL S - '' i ■� ,. _• cIJ . .L '.1 xo �roN j AB 76 LOTS Et,monsil ..,�,, — �� � � 41III,',.- 1 : .. °+ '' MEDIUM - SINGLE FAMILY FRONT LOADED 0 , . `i or - 1 • ' — '' = . - 2LOTS c.) _ . 04 . - ... .0 it cl� �� �' "T �)- - LARGE - SINGLE FAMILY FRONT LOADED -. r -.�-.12 . r - 15 LOTS R:(A7e)t,�� s. - .. iiii 4 l I a. _ _ N • • •,,., r � 1r a / I 7 . ,. 4if T '' 1le il ----Pr\' '' — TOTAL SINGLE-FAMILY UNITS - 143 �, Y. •..�„ L ii RIVER 3 o . •• 36 Units 36 Units ,-, 1 1 1 cy)L a, — -� -� -� -14_, TERRACE ii i cv, ),:iir I _ ply �� _ — # • c ill _ ii • re oLn TOWN CENTER , k, , , N N ir ,,, , , - -- ..1� 'R- r `! s st lib lit 2 tis_ \ ,_,f 0 ,`,;=y- Miles -- - 4 ;,. _ ;, F F 4 Q — - ■I 36 Units NI 36 Units ��o��e 1�, I:' • ---, ,,-- 4 API— h ' , 0 1 I> / ' �� _ .� 1T5 1 ii.' . . , — i, 1 I 1.I F __ ' . is ,' � F.I `������ _ w 1 y E; _ � -cr Ni- c• t % --1 . , - rs � �11711.11 r CONCEPT ill 1:-. iP• 1 • _ ./ M �' yy�� .� SITE MAP 1Fr Y' r' ;Irl„ple . • _ - ° '"f •; f �,�` ;,may ,i, 11,.- — 1 \ -•u a - .- _ /`ire �' -�� r ®. •ii \. / �� 1i� .I do s� ` - a — r v. +, A. %, rta \ --- --a — :ft. .. .. .. •- a t t - .'�l�• •Y. ' 1 4 A) ��a ■ ��� ..a. ,,. �''^ I (L Ill C ki • • i z t�� �• � , 1 G �c C, 'Si . ,+ n . 1 - t, .4 K : o _ " ,1 • Si,4. ( �� ,, art _ _.. •' .,-, } • PROJECT NO.: 148-005 (;) Q �� TYPE: PLANNING a • i Y� » v�„'� ,'� REVIEWED BY: PRE 4* • • ,. • 44 t ,x. , 4,•,!} 'c.Clt .� SCALE o 1-: 100 0 50 100 L 0_ z 1 INCH = 100 FEET StantonStreet MATCHLINE - SHEET 6.2 BUILDING COMPANY � - - - - I� - - -s / - - - - - - - - �' / - - - -- - - - --1 i , - - - - - - - - - r T _ -- 84.9' 50' .9_%r _ ----.-------- --T 44.00' SIGHT DISTANCE EASEMENT — L _ll 110.00' SW RIVER TERRACE BOULEVARD 110.00' _84.3'— Ul �— 23.T1 93.00' I 6.00' b.I FLIIID 6.00' PUE, TYP. PUE, TYP. PACIFIC COMMUNITY DESIGN 1 L — — — — — _ — — — — — — — _ — — — — — — — — — — 12564 SW Main Street Tigard, OR L— \264.' 437.2' �y — — — — 403.2' — — — — — — 97223 3-941 N •9� ��� [T] 503-941-9484 \ .� f \ �� �.` \` �•` .` DATE: 12/30/2021 1 SANITARY SEWER N'�` Nam` I I REVISIONS C EASEMENT - N N` \ I I NO. DATE DESCRIPTION \ \ \ N� N N NN I I NN I I \ \ N ` �-78.00' -I \ I I \ \ 6.00' 6.00' \ 15.00' PUE, TYP. ' PUE, TYP. N \\ 1 SANITARY SEWER I EASEMENT I ROW TO BE VACATED FUTURE COMMU 1M PARK I o I \ Q 15.00'0 2 \ TRACT C \ 1 06^� STORM DRAINAGE 234,151 SF in 1111, N. 264,913 SF \\ 230,996 SF '' N EASEMENT \ w . Weh. ielthrt.Ce., O \ \ ., \ ` N `coLo \ 7\ I I _ RIVER \ SURFACE DRAINAGE EASEMENT / 6 \0 \ I� TERRACE E 0 `\ I I I 1 w TOWN CENTER w \ N \ I \ N\ r - - I I Iii WATER QUALITY I I oy- ---- \ I I FACILITY EASEMENT v \ �. T3 \ 418.8' — o 330.2' ^' j \ I -- — — — 91. 7 — - — — 405.2' D 58.1' \ 1 r 1TRACT— - _ — — — — 316.8' t 2.00' ROW 4152 S F o c lI 266 21 2.00'I ROW DEDICATION o 0 28g'3 TRACT B DEDICATION 6,332SF 98 00 SW ROY ROGERS ROAD PRELIMINARY O 174.1' 34.9' 1,112.6' V) PLAT 0) C c a / 0 N c PROJECT NO.: 148-005 2 3 TYPE: PLANNING 0, REVIEWED BY: PRE 0 i Lo 0 0 SCALE i 50 0 25 50 0 a a 1 INCH = 50 FEET 6 . 1z StantonStreet BUILDING COMPANY 168.5' SURFACE 60.0' 60.0' 60.0' 65.0' I 50.0' I 70.5' 60.0' 60.0' 60.0' 48.0' 63.0' I 78.0' I 64.1' 48.0' 60.0' 60.0' 60.0' 60.0' 67.3' I DRAINAGE 6.00' 6.00' 6.00' F ` 6.00' \\ ` PUE, TYP. PUE, TYP. I I PUE, TYP. EASEMENT PUE, TYP. I I o o 60 N M 51 `\ `\ 67 66 0 65 0 64 b b b b b b• b b b o 6362 61 60 59 58 57 56 55 54 53 52 00 5,918 SF ass"; 5,030 SF o o I o 0 0 0 o I o 0 0 0 0 5,891 SF 6,000 SF 6,466 SF 150.00' I 6,997 SF 6,000 SF 6,000 SF 6,000 SF 4,800 SF 6,315 SF I ---0--78.00' I 6,313 SF 4,804 SF 6,000 SF 6,000 SF 6,000 SF 5,852 SF b `\ `\ j.J I I I15.00' SANITARY " I l I• I l /�- SEWEREASEMENT � `�� �.�- -1 - _ �� 1`� - _ 1 - - - �/ ;� _ 1 - �1b V �, _ 39.4'- 60.0_- - - -'S1.1' _ �D• - -56.3' - - -_ =660.0.- - 60.0.- - -- =-60.0' -48_0'- -- - 50_0'-- p•- 49.1' -- _48.0' =- - --60.0._- - - 60.0=_ - - '60.0- =- -36.6.- y. � PACIFIC COMMUNITY DESIGN 00 001 f 12564 SW Main Street Tigard, OR 6 6 60 I I PUE, TYP. 54.00' 6.00' SW 165TH AVENUE PUE, TYP. 54.00' 6.00' 54.00' PUE, TYP. 97223 [T] 503-941-9484 PUE, TYP. PUE, TYP. jil - - - - - - - - - - - - - _L i - - -_66.0'- -_ 20.0' _ -37.0'- - _32.0'.- -32.0' - _35.0'. -- 36.0'_ --32.0'- 15.0' -32.0'-- _37.0' - - 32.0'_ - _32.0' --32.0'_ _ 38.8'- - - - -79.2'- F,7.- _78.8'_ __ - 20.0' 15.6'.- 37.0'- -32.0'- -_32.0'_ -32.0'- - 32.0'- - _32.0' - -26.0' DATE: 12/30/2021 / �� 68 zo.o' 0 84 6.00' 43in 6.00' o 0 0 0 0 0 0 0 0 0 0 0 0 .61 3,198SF o00 o0 0000 0 00O NIPUE TYP. f REVISIONS cV ll o 00 00 00 00 00 00 ,� 00 00 00 00 ,� N 3,821 SF Noo 3,908 SF PUE, TYP. WATER QUALITY 'P I 80.0' 73 74 75 76 77 78 Y N 79 80 81 82 83 M in 93.0' 6.00' I N U N 44 45 46 47 48 49 50 I NO. DATE DESCRIPTION FACILITY EASEMENT I 2,874 SF 2,560 SF 2,560 SF 2,800 SF 2,880 SF 2,560 SF U 00 2,560 SF 2,960 SF 2,560 SF 2,560 SF 2,560 SF PUE, TYP. I 93.0' f 2,959 SF 2,560 SF 2,560 SF 2,560 SF 2,560 SF 2,560 SF 3,183 SF 69 0 • 0 85 0 42 / I I M 2,560 SF M ~ M 2,976 SF ;' rsi M 2,976 SF M I ssifi / i' 93.0' 6 / 6.00' I 80.0' y, 17.0' 32.0' 32.0' 35.0' 36.0' 32.0' 15.0' 32.0' 37.0' 32.0' 32.0' 31.5' "��• I I I .p" 5 2 31.9' 32.0' 32.0' 32.0' 32.0' 32.0' 40.8' / �I PUE, TYP. 70 0 0.5' I I 93.0' TRACT L o 86 0 l I o 41 b TRACT P o SURFACE // I M 2,560 SF M 15,337 SF 1 2' M 2,976 SF M M 2,976 SF M 8,820 SF NJ 0 DRAINAGE � 54.00' I 80.0 & 17.0' 32.0' 32.0' 35.0' 35.0' 32.0' 20.0' 32.0' 32.0' 32.0' 32.0' 32.0' ,,> 93.0' I 78.00' -I I 6.4' EASEMENT I +,� I I 93.0' y 27.7 32.0' 32.0' 32.0' 32.0' 32.0' 44.5' I Imo-54.00' 71 0 87 0 40 o 7TRACT Q I /V/ I 2,560 SF M Z M 2,976 SF M Ni M 2,976 SF M 990 SF 80.0' / I I 99 98 97 96 ,r, 0 94 v o 93 92 91 90 89 v M 63 93.0' I I I 38 37 36 35 34 33 32 93.0' n / I 2,874 SF 2,560 SF 2,560 SF 2,800 SF co 2,560 SF g 2,560 SF 2,560 SF 2,560 SF 2,560 SF 2,560 SF g I 2,718 SF 2,560 SF 2,560 SF 2,560 SF 2,560 SF 2,560 SF 3,554 SF c. V 92,561 SF W b N I- I- I `! , I Z N 72 88 N N 39 2,955 SF 20.0' d 37.0'- d 32.0"-0 32.0'r o 35.0" -0 35.0'- -0 32.0'- 20.0' 0 b b b b b N 60 b b b b b b b / J d d d d w v 3,908 SF 3,821 SF N , �l 77.8' 0 0 0 0 0 o J l rn rn o 0 0 0 0 o J 0 4.1' 66.0' b b b 0 b b b b 32.0'-- -32.0'-- 32.0'-- -32.0' - -32.0'- -21.9'- 20.0' - - --78.8'- -- �`�' �� - --79.2'- -- - 20.0' 13.0'--34.0' --32.0' - -32.0'- - 32.0'- - -32.0' - -32.0'- - -31.3' �Yy 0 so 0 f TRACT E 6.00' 6.00' vl Q 483SF 6.00' PUE, TYP. SW 166TH AVENUE 54.00' 0 6.00' PUE, TYP. 54.00' w PUE, TYP. Q PUE, TYP. W 0 Z I- + (Y + 8.0' J (n - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ,�., -- _66.8'. - 20.0' _18.7'- _32.0' - -32.0'-- .32.0'_ --32.0'- - 32.0'_ - _32.0' - 15.0' _32.0' --32.0'- -_32.0'. - -32.0'- - 32.0'_ - -37.0'- _ 20.0' - --61.2'- - Z lw ,\',C� -- 56.5'_ _ 20.0' - -32.0'- - _32.0'.- -32.0'-- .32.0'_ -_32.0'- -32.0'_ -_32.0' - -29.0'�; Z b 0 0 0 b b b 0 b b b b b 133 - N Ln b b b b b b b I Z -- 11, V�1 ( 1 00 0 in ,n (n (n ,n in in in ,n (n (n ,n i� 23 " O ,n ,n (n (n ,n (n ,n0 • v, N. N. N. N. N. N. N. N. N. N. N. N. N. o .o un N. N. N. N. N. N. N. N. 3,353 SF V 7 63 M 2,451 SF 0 2,579 SF M I U 6.00' 0:; M - v 75.0' J N 70.6' Nr NI I Q PUE, TYP. i145 144 143 142 141 140 139 138 137 136 135 134 132 N M u� o .o o o 00 0 0, 0 30 31 I W Ln I M 80.8' V �,, r, �? 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,400 SF 2,719 SF Z M 22 u-? �' N c N c N c N c `V v 2,400 SF 3,203 SF r'l CO b I- 75.0' 1,150 SF I Q 1,083 SF 70.6' "' TRACT R - - - - (V ,�I L; M 131 M Lv I o I o 101 0 - M 21 M Cn 500 SF U M 2,587 SF M �o / 75.0' 1,150 SF I I \ I 1,083 SF 70.6' L N I I 80.8' '' 30.7' 32.0' 32.0' 32.0' 32.0' 32.0' 15.0' 32.0' 32.0' 32.0' 32.0' 32.0' 17.6' "'N. 0 130 o c/1 I 13•>. 19.3' 32.0' 32.0' 32.0' 32.0' 32.0' 32.0' 43.7' I R.97eit, I TRACT H N 1,950 SF N 20 TRACT S o b 102 b 75.0' N 1,952 SF 15,630 SF I �' N 8,988 SF M 2,587 SF M 6.00' 16 f-54.00 NJ ' I 80.8' ^p 9• .2' 15.3' 15.3' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 25.0' 15.0' 25.0' 15.3' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 6.5' .,�� 0 129 o PUE, TYP. I 70.6' h�12.1'115.3' 15.3' 26.0' 26.0' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 31.7�' I 6.00' L I I N 75.0' 1,950 SF N I N 19 N. ^•rTRACT T I I PUE, TYP. `~ WATER QUALITY I o 103 0 128 M�-78.00'�I I 1,952 SF 322 SF I I RIVER M N N VI VI VI VI VI VI VI VI VI VI VI VI VI VI l!'f V�1 V�1 V�1 V�1 If) If) If) FACILITY EASEMENT I M 2,587 SF M 105 o M M M M 110 111 N M M M M U 116 M M M 120 121 cv M (h M M 125 75.0' 1,15o SF I M 18 70.6' M 15 ,r a, r, a, 12 11 o a a 8 7 a a a 3 0 m o m o m 0 m cO m,- co .o o - co - co - co N m N m C'1 m u-, m m m m m m m N \ 80.8' 1,976 SF o o o 0 1,836 SF 1,836 SF o o o 1,766 SF o o 0 1,836 SF 1,836 SF o o 0 1,802 SF 127 1,083 SF - • 1,854 SF `- 0 0 1,846 SF 1,846 SF `- 0 0 1,846 SF 1,846 SF 0 0 0 2,241 SF N \ 6.00' 75.0' 1,150 SF M 17 70.6' M o PUE TYP. I~ I Ln �, o 0 0 0 0 0 0 0 0 0 0 0 6 -- - ^ 104 b 0r. 0 0r. 0 0 N.N r.0 r.0 r.0 r.0 r.0 r.0 r.0 r.0 r.0 r.0 Ns.0 r.0 r.0 r.0 0 0 I i� 1,083SF ^ 54.00'� TERRACE o 0 I I i 2,991 SF M 29.2' 15.3' 15.3' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 25.0' 15.0' 25.0' 15.3' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 27.1' 20.0'- 126 PUE, TYP. 70.6 _20.0' 26.5' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 26.0' 26.0' 15.3' 15.3' 15.3' 32.0' 80.8' 20.0' v v N I �' 16 5.0' i�I (NI6.00' I I �l N 3,286 SF I�/ 1�l 2,607 SF N w PUE, TYP.��_- - - I ?�� - - - - - - - -531.8'- ' - - - - - - 58.8'- - �/ ,9�- -54.8'=_ - r -280.6'- L �tii TOWN CENTER W --I ` ' _- 84.9' - - 50.9_%I- ti� TRACT F 1 TRACT U 12,639 SF 6. 0' -----k --f-- T � PUE, TYP. 7,525 SF PUE, TYP. o 44.00' SIGHT DISTANCE EASEMENT v L I 110.00' SW RIVER TERRACE BOULEVARD 110.00' 4.3'- �_ 23.7' I 93.00' C 6.00' 6.00' 7 PUE, TYP. PUE, TYP. III - - - - - - - - - - - - - -E \ L \264.' 437.2' 403.2' - - - - - `� .E \ C 0 ci MATCHLINE - SHEET 6. 1 PRELIMINARY 0 0 PLAT V) 0) C C 0 co 0 N 0) PROJECT NO.: 148-005 3 TYPE: PLANNING 2 O REVIEWED BY: PRE 0, 0 10 0 0 op SCALE 7 50 0 25 50 0 i 1 INCH = 50 FEET 6 . 2 2 LEGEND -- - - -324- - - - EX 2-FT CONTOUR -320 - EX 10-FT CONTOUR 324 FG 2-FT CONTOUR 320 FG 10-FT CONTOUR StantonStreet PROPOSED RETAINING WALL MATCHLINE - SHEET 7.2 - - - - GRADING LIMITS BUILDING COMPANY -L EXISTING FENCE • ej ■■ / `� XX SEDIMENT FENCE t`� �/� /_� / r ��/ �- /` i / / / ' / I N 1 N.IINAM1 i I 1 I I I I ^ / / CONSTRUCTION FENCING � ..i . ��-� --.)/f /�// / ��1�`� / / l / / I 1 a l Ib 1 1 / 15 / / / / WATTLES *��4��"' //%2 n(%'/ �/ Vet" ��, / / / ' ' ' I ' I I I I I I I I I N / i ?7q �� I N / ti \_ 1 ' ti I \ / / / / iii; '��i =___ WABIO-BAG PROTECTION - '//%/; \ / / +�����`� ' / / / I I I 1 I I I III I V ^ z _ )- \ I•• 1 !' / I�( I / 1 I I I I � II I 11 � �� 4 74 r; Iki \,��t��' ti�/�I\ \- ��, �, / I I I1II I I 1 I I I 1 I 1 oN , piMIL- kF I �� 1 Lea^ RETAINING WAI LOCKLL, TOYP. /J� 4I 1 •� --,_/ / I I 1 I I 111 P o C Fr,€) 1 <�j� ,,� / ✓/ - -_ I I 1 I I I I I 1 - II ,, e /!mob it it■iiii-o-d= 1 ) / o 291.7/� / 1 1 /, ,/ S/ 1/ ���, I I I 11 I I I I I II C�► ` r ■ �ti�b I / I /� �� / L2ao^N�283.2FG ®� 1/ -- - / / / / I 272.0 TW 1 \ \ I / / 1 o I 1' 1 C 11 ., 264.0 TW,, / / I •`265.3 FG 1 / 60 / / I •I ti$ g2 287.3 TW 0.9' 1 3 ® 254.1 FG / I I 2 W I I I / I IIII - ,2 : / / I I I / I / 2286.4 FG 1 pnriFl� n1AA�Ae ir<s�Tv nEcIGN TW I 268.7 TW 1 . ( ( ! ■ � I I I 1 1 �-// (I) 253.E FG ® 255.0 FG I ® 272.0 FG I I II ! ■ ti� 111 ��� ` / 284/ Ink ►`� 12564 SW Main Street Tigard, OR 11 0.267.3 254.1 FG / J I I I ' T, 290.5 TW- 97223 I I I I I /( 1V I I 1 ` . 1 / _ /� 1°1' , 2s� I ti N ® 286.1 FG [T] 503 22 9484 ' - / I I. 1 I ■ mmr, 1 I I 1 1 I - :,- ���il i 1 . Iti - r ■N■1-o`--■■!. `I \\ I ■ / �� lik' LY'° 2�6 �� �� ip / 1 N N co N N N r is. ■■►v ■■ \ \ ?so / i• / A / ��� / DATE: 12/30/2021 • i pr4 I/ I ti • ` ■■■ MI■man NE \\ ir..., ,, ■_ / ti I 1 r ) I Pr r / �' _ 10 1 ^ t■■ I�■: vii j6A---- ■ 2�$ �' L� / tib I tib i� ��� // 2 I " I �.■■ ■■I �� . � . IREVISIONS I \ !! 'I ■■, im �66 11 tie�ti , 291.9 TW.i• yy^ ■ yI w ■�■■�i I 6�- "� 1i / RIM / 291.3 FG NO. 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IPLAN r1 �, ■■7_ I i I I ► ► 1 1 .0 I ii■i'I'���� ■l1I1_ 1__ _, ■w■■■■rar, 1illito_ c ■II■_,: \ ■i■■■■:�W■iiiiiiG' n mu ■ r 1(11� I I I I I i \ I EXISTING ci vi■■i■■rr�r■:■■■■■�I■i■�� 1i- - - �u� I ■� ,269.9 TW �� 1 `'�■■■u■■■ r•Ai tiaa I I o I 1 RETAINING WALL1Nlir267.0 FG �\ \I C 1 � I I I I 1 1 I I I tej\i I \� 334.1 TW m �� A '4 1 1 I I ■���, I I I I 111116L I I 1 I I I I 1 \ 326.3 FG 7.7' (;) 3 N �- ■�■ -N ��z�. ` 1 _�li/2�6 ✓4 I ti���� :, \ I �NI ♦1 I I `•���I ����/ _ ��-� I1 \ m VDPROJECT NO.: 148 005 '�� _ �, K L 1 TYPE: PLANNING 2 268.9 TW _ \•� I, N N/��N N\ I �' I I / 1 V \ 1 �1'1 324,N I FG - -268 2�p �V o ) I •■ N��� \1 N /vI!�]L 1 �s\�►1������� Mo \M ;0. I - -. 4t -266 \ N /D I , ■ ■ I41\\ I ,` I OJ O N/ V �' p N M M MM / M Mo 264 O N ■v� _ REVIEWED BY: PRE / I46266.6 I I \ \ �, n n ^ _� ■•N N/ Q�� 7� ,.'. �P S O. O O O O M �^ M Q �M „� 1 at M uO / 262 \\ N �, �, N N j / 1y `� c.1 �' 1 co o r a \ \ �'o \ ?, `++ M\ .' `o \ - \ 329.6 TW.' 0 1 r _ %i \ N I 1 ��\ 16 0 0 0 oa oar 1 328.3 FG M o I - - - / S�.� 1 I �1MIllDl , V N �11 I \ �� �� _ I SCALE 1 � �-IL / / I \ � �� 324 �� ��/ z- 333.7TW 60 0 30 60 ,- • - J - _i \ - + _ � / I L mi. N` - \\ ylIIIIiriiii_u_j_jy � L}11 � � U,IIII II \ 328.5FG7 . 1 i I� i - - - -� ` � �' �' I/ ��� - - �` \ /- - =- - \� /�_ _- / ->> 1 INCH = 60 FEET LEGEND -- - - -324- - - - EX 2-FT CONTOUR -320 - EX 10-FT CONTOUR 324 FG 2-FT CONTOUR 320 FG 10-FT CONTOUR StantonStreet PROPOSED RETAINING WALL _ _ _ _ _ GRADING LIMITS EXISTING FENCE BUILDING COMPANY XX SEDIMENT FENCE CONSTRUCTION FENCING WATTLES 21 ;_= ;== BIO-BAG PROTECTION \\\ \\ \\\ \\ \\ \\• \ \ \\ \� \\ \\ \ \ \\\ \\ \ \ \\ \\\ \ ,�-- v (/ // \\ \\ \� \\\ \\ \ \\\ \\ \\\ \ // V // \ \ \\ \ \ / �/ I:r......0..•.....!i:1111 \\ \ \ // / �� 11/11/1/1_-....-___„----- 1/111/111/;\1;\ pnriFlrn1AAwAe NslTv nEcIGN // 12564 SW Main Street Tigard, OR r / / 97223 ® 270.1 TW i I [T] 503-941-9484 ,266.4 FG / r /,/ 270.2 TW ` - NN \ ,, �' \ \ \ IDATE: 12/30/2021 / I/ 257.0FG `® - ® 270.3TW \\ /� \\ \ \ \\ \ \ \\ // ��\_ �\ \\ tiea�\ \ \ \/\ \ \ \\ J REVISIONS J NO. DATE DESCRIPTION 1I--_ rk 1 i i AR 270.7 TW - - -`- 266- \- n \ \\ \ - -268 -� // 256.9FG + � . �, 267.1 FG `� \ \ \\ \ \ \ _---- / f - / 26u \_ Em- / �>/4 271.OTW: 'c.�_ - - -- 266�� - • .�►�►�11►. ..+ 'vr► �., .��44 - I• �b tip • • Off► ,`►��+v�,�,�,,�,�,, ° ° ° ° ° ° ° ,* 04� g"1'414,4**),4** 144 ,' S. \� .• d) ****0'271.3 TW : : . iffiN v / ° ,�,,�,� �.� • 4"410� ,t,"�,"r,"i,` ° ° ° ° ° ° hw ° 4iit446•444 ������ LOCK N LOAD 262.5 FG ` 'I I 270.4 FG / , / °��,�,��,� , ���44.4%/v - 267.9 FG Nale* �, �, �, �, ° ° ° ° ° ° °S J hbi 4./ ��"�,T ,��r�:�♦ RETAINING WALL, TYP. , 271.6 TW I i / p �,�,�,� " • • 41.4.44 - r /� it#4•17,7". 4��'��^•?�,♦ �/ 265.0 FG ® 7N i 7 . ♦N,.,,i14"/ • ,*As. : �,s,� ° ,/�-� -- ktsii.-�%4pad / /L72_, .0 TW AN -__-268 / °`��`���'O�` Nt.4•444.4** v� ` o / • iSAA.A. • ,,44"im • v v _ ' *14.4+.40/ .4.*4 v ii-444-4 ,,, is /.• •i+is• /v v 7/\ 44"%OA ,.,_ *0 v , ,, , r_/_„ 1 ci, >-] / v V ***kV* ki+ / V V 4' V / / / ..�`���0�%25����Z _\ I , , � •�+& *ee 7 ://r: 272. TWA ,/ di - o -271. 2 v z V, X7 ° y ° ° S t> � i// ��� �i�i��i��i�`�s;� `� �� ,`ti�►,O��Z�p / / / i/269.9FG ®�- r �• \�- --- - - -27 - - -- � vw`�`` _� ° ° °-'1" IV .4 v / / / / 7 A �� �, 277.0 TW p-- 7 .44*A"je)-44•'- ' / // 7 7 4.***4"44"..0° / / ----.224 . . - ____ --....* I** iNi4 ' / / i 7 s, �"4 �C 4 it:*" i� ,44 � " b /227721.•93 T7W- , 1 _- - -- z68` _ __ , 7� \ , / /( 282.3 TW 1 ./ . !��1► �`�jrj`iw> !�"�`�`��'�� �h / / / / / /// Z66 ` ��2 - - - �- 4 �1 / ® 276.6 FG - - ---- - - -r - /- - '�� ` ,I�, �, �i'- / ^b ti / / / / //// - - �. - -- - - - / LOCK N LOAD��k� I ,. 11 T ikpo ,�0-SO�♦O / / / ( / /��� / / - 6y �� ` - -- - -- 1%, -- �' 1 I / RETAINING WALL, TYP. /��L✓ram^�� • N. ° / o �ILS*44t4:4".4.1 / I l l / ` - ) I I e 289.2 TW:7 J ///^_� �c ---- ram / / I .4 I I I / ,,-- ��i//_7/ y 5 ASV% ., % 4 ' / I / 1 l It /l I I / �, I I 1 I I II 1 / `� 278.2 FG ® 0 Cl) MATCHLINE - SHEET 7. 1 0 WAIL iel0LaCe. U) N RIVER .(.1 N 0 TERRACE 0 (.1 TOWN CENTER in w I V) CD 0 0 a iri 0 co 0 E D V) CD C 'E PRELIMINARY 0 4, GRADING 0) PLAN c C 0 co O (ii) 0) PROJECT NO.: 148-005 3 TYPE: PLANNING 2 a REVIEWED BY: PRE a 0 i 0 o SCALE v 60 0 30 60 o m m L i 1 INCH = 60 FEET7 • 2 ti ` .\ ice. / T % LIONE (550 ZONE) WATER ` t\ cn r`` :� I LEGEND �� �� PROPOSED STORM \ — ! II'I�11}�1}�!I■ , \ '� OUTFACE TO WETLANDS \ / 1'�ice„ �'- ' Imi XSSXSD —- EASEMENT LINES ; , • XW „I��; xw I Xw _ StantonStreet oy CONNECT TO EXISTING . • i , Il _ IxW XW � _• - EXISTING RIGHT OF WAY i ,..m.b...... STORM MANHOLE ;, it ...� wh— xw xw i -x BUILDING COMPANY _�r. v ,• . • . ,• ,• • . • fil , — EXISTING CENTERLINE �� '`�"` r►�. v v v v �� +r► . `♦r► `� `�� v `w� , ,1 PROPOSED WATER v O� Off•. •i•; : .•, •. , ' • . •.+.160 '' �rr'` •�+� `'V`♦+�' � �♦ O� O� CONNECT TO EXISTING Yid O� " ** �`r �* O� O� O�"O�`�v �tilir QUALITY SWALE v "`` ' "•• •" 1a.00' SANrTA�Y," ♦ '�Z� EXISTING PROPERTY LINE • `� �4. .""`S" vvvvvvvv `�`�`Ss4"�`Ss•S�`S �� `� ♦ o v �`�`�` : • .. ,' : .:, •. ' t♦�v♦`� SANITARY MANHOLEo ►O�1'♦O�"O�"O�" v v v v v v v v O�"O�"O�"O�"O�"O�� CONNECT TO 12" .00' STORM , . • • . Ni/ RFASEM4, " .4�/ zy ►�1' `�p`� `� ` `� `� `� `� `� PROPOSED STORM ' • '. �►• ` ' `♦♦�♦�'` EXISTING BOUNDARY LINE , ��. v • • • • ' `�4. - " �,+♦j�`�,♦j�`�` �t WATER LINE (410 ZONE) I i" I ER EASEMENT % • • �t♦�"' ";�:,♦j ;" `; .- 0 0 1OUTFACE TO WETLANDS ; ", ` �`V� `�♦ `�► ``�♦ I I v `�,� , ,.••• ``� i� O vv� OEXISTINGFENCE♦`�`�`�` ♦li�`�♦i�,`�♦►� - ♦i�"�♦i�` ri' ��"�i��'i���♦i�`. v - - - 324 - -- EX CONTOUR LINE O� Off` O� O I I - I I PROPOSED WATER O�O�O�O�O . • �O�♦���♦`►` v v o`r I 1+4.4'�,O��i, ,��''.44.�`o rJ , N • O�, O�, �i0I Yh`�I " " ♦ " "� J I QUALITY SWALE `� `� , , �'` vvvvxss EXSANITARYSEWER�♦j� �j� �j4A� �j� ♦j� v vvvv xsDEX STORM DRAIN FLIIID : `��`�,0�"�0��,♦` �♦+"�O�"i!' PROPOSED FLOW 4.***4`fvi� v v v v v v Q� ♦j� ♦j� �j� �" ♦j�,♦ — — — SW STREAMWOOD LN _ _ v v v v v v xw EX WATER LINE `�O�`�O�`�O�`�♦► ��O�p�O� SPLITTER MANHOLE I .-� •,`4"`�"`4"� �'♦ " `_' \ xG EX GAS LINE """"`�`�.�' ��w,``",,``�♦v �. Is w 8" 5550�w ss •�,�� ss 8" 550 ss `�♦ `�"`�".t SD SD o��- XE EX BURIED POWER LINE PACIFIC COMMUNITY DESIGN �0� ��,�0�``�`�` PROPOSED FLOW'♦jam ♦j�♦ '' ' — — — XOH EX OVERHEAD POWER LINE ♦4•44t,, 1 II /ramSPLITTER MANHOLE 12564 SW Main Street Tigard, OR ++�+v�,`�`�♦o I I iv, 3 ti XCOM EX CABLE TV LINE 97223 4`►` .•+r♦j4•44`�v I I I N I I [T] 503 941 9484 xr EX TELEPHONE LINE yr1kt, 0•1•444'.*A '';w+"`""`"`' - �� I I © EX SANITARY MANHOLE��,s 1' �p�0���.pt ri` ' 1' ' • I I Sp I I ® EX SANITARYCLEANOUT DATE: 12/30/2021 ' ��5% / o I •` \ ,"`�,`� / 33 s �/s I IS,3 ss o EX STORM MANHOLE `::::. i q4 ma c/ ""` /,;// I I I / I I ❑ EX CATCH BASIN REVISIONS 4 • . 'j o - NO. DATE DESCRIPTION !: `� / PROPOSED STORM 15.00' SANITARY / / I I I I o0t l< o EX STORM CLEANOUT — w •f y y 1.. —- OUTFALL TO WETLANDS SEWER EASEMENT / / I � - / I o I o EX FIRE HYDRANT /////`` � � I 3 I N" 3 (� —— — — � ® EX WATER METER /�,�, I N • EX WATER VALVE do PROPOSED WATER = N �, 1 s XS_ CONNECT •TO 8"WATER � EX BLOW-OFF QUALITY SWALE / / I I LINE (550 ZONE) 1 !� e 8" 550 XD I - // — — �r ❑° EX AIR RELEASE VALVE \ \ I / / C I e • n —— — — — \ EX THRUST BLOCK i. ~ I SS SS = / 3 v, 3 SD 3 I I y� N EX GAS VALVE r--- _ I I 0 EX CABLE RISER C---- — 6D o • o M bi v L_ I I o I I r o o v, o 1 O1 N J NI N 1 ® EX TELEPHONE RISER N PRIVATE0 I K w I N I I ❑ EXISTING AREA DRAIN STORM o a •o po EXISTING CURB INLET SEWER 3 "' w In I w w N - > I a a < a EXISTING TREES TO REMAIN PRIVATE o c _ '� I = '\ 0 ici PRIVATE SANITARY > o o so o Ln N o STORM N SEWER I 3 1 3 3 1 ,� SEWER I "' c" '� I "' vi I - v, ..,-- -,., LI .i . - 3 II- I 3 I J • • • K i- o - I til 0N • r f— N I I /a L 0 N 4IFIIJ J. Jr o - — — SD K .i1/1 Lu SD o o I I SD o 0 1 3 1 SS i 11 1 0 —• NH I . • I I I 1 R:Lveit,0 1 11 II * 11 11 1 Il N CONNECT TO v, // l JI J -- - - _ °: EXISTING SANITARY MANHOLE — / \-- — — N — — — / — — x �f ;,��•• ; • — — — — — ® - - - - • 3 /� � RIVER `~ 'Ri� ' A ss SS SW JEAN LOUISE RD • t, • SD SD • 4S sou X- IFF� w �IIII 8" 550�;, �ri� XW .., ..� 1, 18" 550 w w�8" 550 r Q; INII ' w 12"410 12"410 w • , __ �� TERRACE N ■.■-■r• _ _ _ _ 9 _ _ — — — — — — — — — — _ CONNECT TO 8"WATER o ••,� _ ; I6' T,r (i nl N LINE (550 ZONE) CONNECT TO Y' CONNECT TO 18" WATER LINE �� I I 1r 1 1 oo EXISTING STORM REDUCE TO 12" LINE (410 ZONE) _+T I 1 i I TOWN CENTER 1 I N H II 1_' ■® I I r17—ss 1 e I j I I I . 0 o I I I o 0 33 1 o ss 3 a s �� f I, as 1 ,�Myl -----.., l �I l I 1 1 _ , ._"'°1 • • I. .i. 1 Lri 1 141K .—�. I v, I ,,, -crx PRIVATE I o S I n 11 o I N 0 STORM i" I I K } x F_ SEWER 1 I o I 3 0 D i. 1III �. PRIVATE 1 03 N "'Lr' ,v .� STORM ii o - Ln Ln -1 Z‘I I o, o 0 SEWER 0 �r o I I 1 I J flw w I 31 1 3 UTILITY — rl ___)i cy) v �—SD SD sD SD PROPOSED FLOW PLAN —H— —_ _ 11 0 .o \ CONTROL STRUCTURE , r, - -_ ` 1 SW BEACON LN ili I / oo — /� w;D ``8" 550p + w 18" 550 / o \ vvvvvvv • '� 1 ` 1--- N / / _\ �F PROJECT NO.: 148-005 i / / 6) / / \ \\ CONNECT TO 12" CONNECT TO 16" WATER LINE o TYPE: PLANNING a ( I ( WATER LINE (410 ZONE) ( REDUCE TO 12" LINE (550 ZONE) x REVIEWED BY: PRE o, 1 PROPOSED STORMWATER FACILITY oi J i WITH WQ PLANTER AT BASE OF POND op r �// / I) LI I SCALE 8 i / / i I, 11 1 x 80 0 40 80 a i 1 INCH = 80 FEET z I . --" LEGEND: \'1\ 0::.s 3J sf ✓ - - s fJ B3 , � - Ai GO ROAD SECTION TYPE 0.5'-Ifs f0.5' -�0.5' 12.0' 8KI 1DIA 8.0 StantonStreet SEE THIS SHEET FOR DETAILSI 11 VARIES MEANDERING VARIES PARKING 11.0' MEDIAN/ 11.0' PARKING 8.5' 3 TO 23 MULTI USE 3 TO 23 OR TRAVEL RAINWATER TRAVEL OR PLANTER PATH PLANTER LANE SWALE LANE PLANTER BUILDING COMPANY PROJECT BOUNDARY �' o 15.0' 12' SIDEWALK - b WALK WALK / \ 38D - O SW STREAMWOOD LN O \` ANDSCIPE 52.00' 8' SIDEWALK LANDSCAPE CORRIDOR 5' MIN. SIDEWALK = m`i \l,, �� RIGHT OF WAY I - l■■■■■■■ / RIVER TERRACE BLVD 5' MIN. SIDEWALK (NON ADA) I 1 2-LANE RESIDENTIAL 4' SIDEWALK / / N.T.S. . cip . Filiii:11 1 - if ©_ I 17_ eli' © 6 I1 . . . PACIFIC COMMUNITY DESIGN \ \ - I �" j �' 12564 SW Main Street Tigard, OR � 310.9' 311.0' E_L ••n Ir. ,, /r--,\ _�,_ .• M1 97223 1411 322.0' 319.5 , I® � �� [T] 503 941 9484 FUTURE COMMUNITY PARK: - II 0.5 -If.-f0.260 :■ I 12i-- , .0' 8.0' 11.0' 11.0' 8.0' 111111 ' _ I %.-1 VARIES MEANDERING VARIES PARKING TRAVEL14'0 TRAVELPARKING8.5' DATE: 12/30/2021 4 D 3'TO 23' MULTI USE 3'TO 23' OR LANE TURN LANE LANE OR PLANTER r41, I PATH PLANTER PLANTER j ® JWALK WALK REVISIONS f43)o 26.0' - = 8.5' � 3s.o' NO. DATEDE RIPTI N 08.5' - ILi . 11 IL ; ii . . 11 II I ,..... ,.■-` _... ' ■.,,,,I MULTI MODAL TRAIL52.00' L �� 1N' B2 - I I LANDSCAPE CORRIDOR - 110.0' , , _ - � � I Lull ,O. II�II�I �IJ � � � � � � CVO � 1 (1) 0 I �ouii RIGHT OF WAY�� 6.0 II / I RIVER TERRACE BLVD _Li Dcon. -� '- = 26.0' I I I 2-LANE RESIDENTIAL 11 I I �I -_ -- /� • I N.T.S. • II_ I 1 rim 1 < .0 I I I- • o 1� 1► -f ■�I r - .1' 305.8' �I`I MOUNTABLE rl ■ �E �'= ' - -- 299.8' .0 300.1 r 1308 0.5' 0.5' CURB,TYP. i_ I,8.5'= 8.5' ■ ■� 8.5 8.5' e I 12.5' E I'JYl` Pr 8.5' 1 I I�, r�T l I } i.= = I ���I % ._ III U I N I N MEANDERING LANE LANE 6.5' MULTI-USE WALK 8.5' - Ifl f1 / CtiI PATH 19.0' - 26.0' - B 1 J i TRAVEL _ IGO !! PAVED WIDTH 1 U - - ff •f�•111161l - 44.0' -i -ri■❑■-� - RIGHT OF WAY 20.0' -� ! _ " WWI I I © PRIVATE ALLEY _L it= F.1i 1 RIVER TERRACE BLVD �`. �� a, c I i (4t,t,e4Lazi.... ..m..... 110 Ita. 1CID 2 LANE RESIDENTIAL NARROW SECTIONN.T.S.g i UN Mg -ilm • �� : i:�■�■■■■■■■1�■■■■■�■ - - , ■■■■■■■■■■mmi -- ■■■■ > MILI N.T.S. . n n nm non nm nrn / SW JEAN LOUISE RD °° A3 A3 L A3 A 1 A2 \ u I~ �° Ci OlimimmlimmilL=2 , i ■-■■_ ,_....�.il�i• ,•,...-�■�,-. ■ ■■ -• ice..s.- �i■r!' ■I i•It ,�■"IEEE 1 ■ cc - R:Lveit, N ■ c= - •- F•INi #/.' r I Igrja L,I,J ,i; . It : I 1 . ..►1�,�..���.�:irl 1 1 1 1 I w RIVER • ---------�- 111111i111i11111111111i1O1i11• ■ I 32.°' . ion Ili I ,� 1■.■ 'LO © I PAVED WIDTH 5.0'MIN. 5.0'MIN. N ® ■■■■� 26.0' 1 _ \ © 15.0' S.0' OPEN 5.0' OPEN o; ® i i� ILL - -� WALK- 5.5' S.5' WALK SPACE WALK SPACE (Ni �� 41111/91/ .lIII;I IIIMMIIINFINIM -1� ® m I PLANTER 54.0' PLANTER • ;��a ■■� ��E - T E R RAC E N mk ■ I■G� -a �_ (/'� RIGHT OF WAY p 0 : 1'.� P �1 �26.0' \\\\\\ ■��■ II II O O RESIDENTIAL - LOCAL CITY OF TIGARD STANDARD O PEDESTRIAN CONNECTION o• ■ ma S MI ■ (PARKING ON BOTH SIDES) 26.0' ; H: : B 1 M 0 I I N.T.S. N.T.S. TOWN CENTER L1Jw 260' - NI (3) ok 1 MI ',:am MI 414 gipiøIj !: 8.5' �11 NI ■ ce - 0 ■-1. iONO/=s1 N. IIIiii i l7J L r MA o 8.5' ii i1 8.5' Lci -I r �■� 8.5' I ■■■I t �. Ilimm , Km o 1 T 8.5' ill / Amu ■I- - _8.5' I: ii ■■:"i / I ! ; .--- ■r , psitif ill p 23.0' 8.5' 23.0' I J10' 17.5' 26' 17.5' 10' ■ PED. DIAGONAL PRKG. DIAGONAL PRKG PED. N. -� - ^.8.5' � �•.� +��I t. - � TRAVEL LANES 26.0 �21.0' ••��'°o; \! A 1 - AREA AREA f 25.0' ws� �m��N��llr�,-- ."*. 0- SW BEACON LN O / PUBLIC EASEMENT 8 5' ► �1• - PRIVATE STREET c ■I I B3 = - �,,,,,,�� OP 2-LANE COMMERCIAL ,�' I! �"`�""`ten (DIAGONAL PARKING BOTH SIDES) �� N.T.S. C I RC U LAT I O N ' N 0 u,co imi PLAN • *•.4./ pan I4 ., ' -:;:#".• . . ;), 4, 6 i7=•-_,i ' IND 01 ' --mfiljiiii.1 9 (;) '-. PROJECT NO.: 148 005 C 14.0' 14.0' 14.0' 14.0' 0.5'- - 0.5' 0.5' -- 0.5' 12.0' 14.0' 12.0' 11.0' 11.0' 11.0' 11.0' WALKING/ 6.0' 6.0' WALKING/ WALKING/ 8.0' 6.0' 6.0' 8.0' WALKING/ 8.0' 8.0' 6.0' 6.0' 8.0' 8.0' TYPE: PLANNING TRAVEL MEDIAN TRAVEL TRAVEL TRAVEL TRAVEL TRAVEL 28•°' FURNISHING BIKE BIKE FURNISHING FURNISHING PARK BIKE BIKE PARK FURNISHING WALK PARK BIKE BIKE PARK WALK p ZONE LANE TURN LANE LANE ZONE ZONE LANE LANE ZONE LANE LANE PAVED WIDTH REVIEWED BY: PRE o` _ 5.0' 5.0' % 5.5' 5.5' WALK- ~WALK Lo 78.0 _ 78.0 PLANTER PLANTER 5.5' 5.5' 0 RIGHT OF WAY RIGHT OF WAY - RIGHT OF WAY - PLANTER 50.0' PLANTER - SCALE oho . SW JEAN LOUISE RD - 3-LANE CITY COLLECTOR A SW JEAN LOUISE RD - 3-LANE CITY COLLECTOR RIGHT OF WAY 80 0 40 80 (NO PARKING) (PARKING ON BOTH SIDES) CO SW JEAN LOUISE RD RESIDENTIAL COLLECTOR 9 g_ N.T.S. N.T.S. p (PARKING ON BOTH SIDES) O RESIDENTIAL - LOCAL SKINNY STREET m m m a N.T.S. (OPTIONAL PARKING ON BOTH SIDES) 1 INCH = 80 FEET Z \ -- LEGEND: OSTALNUMBLSRIOASPECIFICAREA F PARKING StantonStreet \\ I CAR PARKED ON STREET , BUILDING COMPANY I — SW STREAMWOOD LN MDCAR IN DRIVEWAY (RESIDENTIAL) ,jai■ •eI! •eI! •el! •el! •el! •el! •el! •el! •el! •el! •el! •el! u.Iu 1.1. 1.1. 1.1. I.1. 1.1. 1 e1U 1 e1U lul:� 11\li \ r / , \ \ 8 — flikr7 II J ® 8.5 ® � 8.5II 1 , J fi 1 1 II 20.00 20.00 1 !, 1 - I '1 Imo' I11 -I 1 p �`' J i �� �1 ��� T ' J REQUIRED PROVIDED 1 \__. �: GI .G II _ II I .ilrl L •1_i l 1fil— E 0 nrIFI� mow r<slTv nEcIGN `� .,, . �- [-12-11:1 I 112564 SW Main Street Tigard, OR �7 .. r r 1F7-114 L 1 97223 \ I _ / - I :. �Q I 1 i J [T] 503 941 9484 Tid__I kr II _ �� I -- I �. DATE. 12/30/2021 I --7 rD---- — ■ Li4 ..... [ OFF STREET PARKING • - - - _ 41__ _ REVISIONS J /�. U .,. 4 \, / REQUIRED f� � ;� � NO. DATE DESCRIPTION iii b _ - - III _.I ! I cm ® L l • DETACHED SINGLE FAMILY: O• \ i ° II II / \ III �1 1 >aU L 1 1 1 I� p I_ _ _ IyI ;I- 93 HOMES AT 1 SPACE/HOME = 93 SPACES TT1 ° (I 1 1 I ) I I c.7:_ YU ir��� - : - 4 4 __� ! 24 __,,,L, , .I r J IIEm- I I I I I I I I - ® r -�1 _ 7 11---I _ r J I ■ ; '� F'�" I I -- • ROWHOME: i_, _ — � II - J L i a yJ ' L 50 HOMES AT 1 SPACE/HOME = 50 SPACES / 1 is i wr > n DC TOTAL REQUIRED 143 SPACES (� - � /� [ 1, � � I _ � .I.i F— �� �� 7 �- �I � [ ,_ r ■.,& N J 1 ■ _ _ L i qp p PROVIDED / T _ w - ' Imo' '- ? !1 ! i I i L r J • DETACHED SINGLE FAMILY: ri j J --J (FRONT LOAD) ° — _ _1 / _ ■ - ----: [ .., ' N t/)7 r El 1 17 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES = 68 SPACES (ALLEY LOAD) °— =/ ���� _ I nor - 1, ! P rJ76 UNITS W/2 CAR GARAGE = 152 SPACES I ii ((I� Im � J1 I�I"1 Li U ., I I I ., Ill :iI- a J 220 SPACES ` J 7 f n tTr cn - ■ - I v rO: I I J.l a . r I I T a -n"" ROWHOME: : >.� I� I L 22 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACE = 88 SPACES���+; ' - uy �_ � ■il ,J 1 28 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE = 56 SPACES VI �i •■I �tl I� ti it T®1 144 SPACES 0 I IN 1 IIII -- ■ - 1• . ■ - I -I1 r II I i I 1 n ■ ti � � I 1 g i � li �• � TOTAL PROVIDED = 364 SPACES 9-. [•. --r___— III P� _!'1____ ,. IIPPIR uor uor uar uar aaracir_....9 .,___.70 _.\. , -.-- _ - Jl•n 'l•. Jla1 el.� m.n El.. RM. Jl•n ,1.. Jlai Roll Jla1 Jl� -YW WJr N� L71� YL10 YLYY� ■ — - — _ — • — • — • — • — • — • — — - ON STREET PARKING O SW JEAN LOUISE RD — • • • •— a) u _ 111A�l �C°' I y 1 �'�l�' fill nrrr nrrr nrrr r+,�t r+rn _CD / \ nrulf.) REQUIRED - - II�' � 6 ,\ • DETACHED SINGLE FAMILY: R:Lveit, ( , , , , ' �r7 �� ti �1 ji ievtace. L II 1 17 HOMES W/4 OFF-ST. SPACES AT 1 SPACE/2 HOMES - 9 SPACES r� i r 11 _I- ��' a ! I 1 �' 76 HOMES W/2 OFF-ST. SPACES AT 1 SPACE HOMES = 76 SPACES I 0+�; - "� n / I I Ili 85 SPACES 1 III Ica s ara I� _ ■ Wk. I h� I I� I_ , • ROWHOME: RIVER N — I mil = - I ■ �, _11 50 HOMES W/2 OFF ST. SPACES AT 1 SPACE/HOME = 50 SPACES 'III ", r-klE-- 1 [ 1 , N 1I LI IIII �If I : Hull ' LJ11?� 3H 31 L, Qo �, - _77...- TOTAL REQUIRED =135 SPACES TERRACE Li i, -1--- 6- r1 ---- LL J PROVIDED ri _ri4) — • _ _ _ 1. 1 L ON STREET PARKING SPACES PER PLAN= 276 SPACES IL 0 Li, CC , r - ■ r- - -- .r_ _ L7 J TOWN CENTER "' — L �` �' /� - - ' -' I W fJ TOTAL PROVIDED = 276 SPACES c w - _ �. i _ �-- /-- � , III ; ,. 4ae_`� e h I 11 l L O 1 1 E --J \ LJ ®I OM 1 Q I �=/ �� " _ 1 1 ■ y .I.i ,ter -- !L n L r ti_ '--"r` ' i 1 a 0 — -H-4-1 71 ____ jr, . ! g I.- --1-c,___I n , 1 — ,-:, " P Lf " I ,- I iiiil iri WI {-� EiII'- 17 .,., a III 1 I111111 I I I I 1 (rnlTl n ly - :' I { 4I ` �4—T a , L _0 (0).— _ _..1 ..__:. \pQ\\Ou\11 IIII // //. E fiEll U—I1 u , J I111 %, - �. , . , . , ® ® r , amrriI , ru. �rr�, r�, rri r , r�, ri, r , mrn ® 1 PARKING 01111 IIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII1111110 I / 1 r -I - 1 SW BEACON LN —(2 - 7�� "�" SEE SHEET 10.2 FOR APARTMENTS/COMMERCIAL PARKING PLAN FOR 1 n SINGLE- FAMILY / ROWHOUSES c 0 M O c PROJECT NO.: 148-005 3 (;) i3 TYPE: PLANNING 0,a REVIEWED BY: PRE 0 Lo 0 0 co SCALE 80 0 40 80 0I 0 i 1 INCH = 80 FEET • z I t I I 1 __,I _, 6 LEGEND: I 1 1 -\ I w E I 9 NUMBER OF PARKING O STALLS IN A SPECIFIC AREA � I �, ® CAR IN ON STREET PARKING STALL \ 1 f- lea CAR IN PARKING STALL (RETAIL) StantonStreet I 21 0.—.11-.......—y------1,----, O I ,, BUILDING COMPANY O _ ,, NORTH PORTION REQUIRED I ggiglOODUOUOUOUOUUDOOD6600006OUU0000DOOD ■i' ElI ,, I RESIDENTIAL REQUIRED ® CAR IN PARKING STALL (ADA) I 1 11j�1 III NM • 11 STUDIO/ 1 BED C 1 SPACE/UNIT: 60 SPACES ® CAR IN PARKING STALL (FOOD) \ �■_ I � rum ' • 118 TWO BED C� 1.25 SPACE/UNIT: 148 SPACES I , • GUEST PARKING @ 15% ® CAR IN PARKING STALL (RESIDENTIAL) 31 SPACES ■■■■■■■■■ L--` I I I I - �■ 1 �� �"�� ® CAR IN PARKING STALL (BUILDING 1) 131 ® I' ® Ii■t! Milli I TOTAL REQUIRED = 239 SPACES I �1■i11 �I�! �jil• MIT NIA �5 ■■■�■■■■■■■`■■� I "'" CAR IN PARKING STALL (BUILDING 2) p--� I t 1 ■t■I Slit ��L=III ®C O ■■■■� -� N• - � � ■ ■ COMMERCIAL REQUIRED �L�,i ♦ - Err! ® CAR IN PARKING STALL (BUILDING 3) i Nil 71�1i. ® �I■II���I■ii. Q I I i WA ff* ,I- 7 `\��� ■I,J ®Le j TOTAL REQUIRED = 69 SPACES I l ® i:. �� ano;00 M owl Ii u r xj r `���` r/ ♦ =■I 71.11 ,� ,, �w r i ■ rt rlr ( ) p ]I ■ i16�(1� ■1= ��: vo L ill �I iC �1�i ® 1 rn p _ ■ ill ® - ,d ��- �<�is,_ff,-, , ®�_.- ;��� ,,T�1 �t■l�l® E ® CAR IN PARKING STALL (BUILDING 5) Frili:11/1 C - vr. ..- _ ,, pl+riFin1AA�Ae �siTv nEciGN I I emu p [� ® �1�= ./=■I_1 ® C ^ p, ,l TOTAL REQUIRED NORTH PORTION = 308 SPACES1 - ,, rn = CAR IN PARKING STALL (BUILDING 6) -b� l■,l' ■ ] a® N N Ali #•` ' NI �„ �'Ir �I■I ,�_l® ADA SPACES REQUIRED = 7 SPACES 12564 SW Main Street Tigard, OR 1 RR 5.J r „"' CAR IN PARKING STALL (BUILDING 7) 97223 ED ® 0=1 ■ ]I■i„ 1 ]I■II x LLJ 18 ■I mili [T] 503 941 9484 C�® o ! J ■1•,1 Lj,®IJUEDI � _ 1 rn I CAR IN PARKING STALL BUILDING 8 ® !' i ■ ■loll �t0 am -0 �� ■ ■IIII �__�� z �' p�♦ -■I ■1� owl 1 �' 1 ■■■■■■■ ® ■ `" z 17 ® CAR IN PARKING STALL BUILDING 9 ■ ■t w ■I■= 7� ��L _ w ® :13:- Rill ■[�,1 ■lq I z _ ( ) �1 I ■ illlnll. ■_. ����o�l� Z p - �■ - l7 C ■ �� ® z ■I r�L -1■' o w ® tl� '�� �t�'! z ■ r ® CAR IN PARKING STALL (BUILDING 10 DATE: 12/30/2021 ® iil i ■ ='tilt �I,_� o w x 1 � �1■ ■ ,., J r■I_ ,. - •_I■ it •toia «-' ■ ` NORTH PORTION PROVIDED ) ® ak ■ K.,� I■I=C [aid IL - REVISIONS ;� �t■irpipm ��, ���' _1■i oo r� i ,t ��t■il z ® CAR IN GARAGE BUILDING 11 ® 7r t ■ i.,t [� I■I- 7 .:��t �n■I, ® mr - IN 3 D ( )�' i■� • I�I I[ ]I•II rill ��� i ,, - ® CAR IN GARAGE (BUILDING 2) NO. DATE DESCRIPTION ® [t � n h�u ]Ini� ® ',7= ::" ✓ _■i_-i ®� _ ^ ■ �' RESIDENTIAL PROVIDED — =rJi - • ■fill ■i,Uil ■■■® CI O ®I ����■I� �' _ �'� ® ■■�■■■,, - :I • 75 TWO BED W/ 1 GARAGE � 1 TANDEM: 150 SPACES ��� �� IIII I® �1■,l p11� �- ,Ilr Gm - / ::..H.4:1 �[■ � • ADDITIONAL RESIDENTIAL STALLS: 115 SPACES ® CAR IN GARAGE (BUILDING 3)® O _ Jl�il ][ailam ® iJUUOUbbiallilr �11� ■���■■� O r�� . 11l.u. 1■ 'I _ ® CAR IN GARAGE (BUILDING 4) ■■ d TOTAL PROVIDED 265 SPACES I am® " CAR IN GARAGE (BUILDING 5) 3 n Q ■ ■ COMMERCIAL PROVIDED TM : : F1 TOTAL PROVIDED = 79 SPACES ® CAR IN GARAGE (BUILDING 6) '_� J ^� u J ■ ■ ■, ,J ,■, ,. a ,�, u u , ,_� ,�, �, ■ l ® CAR IN GARAGE (BUILDING 7) ■ ■ II■ ° ■' ■ i ■ ■ ■ i t ■ u i■,° ■ 1 ■ °z=, E. ,_.� ® : �� Ai __■■ ��=1° utEl 1■_i , 1wilii , rl = CAR IN GARAGE (BUILDING 8) -- �� ►'■■�-■■■■ ■ TOTAL PROVIDED NORTH PORTION 344 SPACESu u 0 lel la 10 a g 14, i 0 o 0 11' ■■■��■ 000 UOU 11000111 it ■ I! ADA SPACES PROVIDED = 9 SPACES ® CAR IN GARAGE (BUILDING 9) a al 1 I I 1.11 ■ ■■I1 ' ,_ ® CAR IN GARAGE (BUILDING 10) III 1 ' BUILDING 4 - MIXED USE ■I li,IB6IREDS N3 - XUENDI E L36 RESIDENTIAL UNITS �I ' ■ US' ' •• " CARPORT • ' L z r■� -- .-,_ ���- r -j z ram_ � r■1� -_� � -- � - - _ lid-YiiIJ�O ■I:■� Rim. ■■■■■■■■I ■■■■ ■`� iiiiall �III I III I , „ , II I In in III- IIMEN•••••1111111•MIN • Bill K , II IIIIIIJIIII■II IIIIIIIIIi1■IU—I I I■111,-■1- _ ■■■1 ■lul■■■ �■lll ■ lll SOUTH PORTION REQUIRED ■i.I 111m,19 11m,19 um !■ - ■6l •I IUII Now mot owl 11■,Iq gm 111mit , ,� 1104-- - SW JEAN LOUISE ROAD — — RESIDENTIAL REQUIRED- _f__ • 30 STUDIO/ 1 BED @ 1 SPACE/UNIT: 30 SPACES ■ - _ _ • 140 TWO BED C� 1.25 SPACE/UNIT: 175 SPACES ■ API' _ ill -�1 nowt 1■liiiiiam' Ihlr a 1■t■�I! = Dalt� • GUEST PARKING C 15% 31 SPACES ® 8.5 ® 8.5 I11 /� III IIIII �� _ � � � — I u 1 .[�[�m ,— -- — ■■■ ■ iWi■■lia°4i�ME■ [� TOTAL REQUIRED 235 SPACES c IM■■■■■GM!M��1m■mm-li1r■■i[It� �� ■�omai�L•��r■m 3",_ 7� N l �■■n■n■I� - L■J �:��' l■1.I - - ■�_ ■ I ���s t� LI�Il ■I f z 8. rJ 8. rJ � � � t�� _ ■ � ' COMMERCIAL REQUIRED REQUIRED PROVIDED R:avit,,„ ( BUILDING 5 - MIXED USE • I '„ BUILDING 6 MIXED USE ■■■ ri TOTAL REQUIRED = 35 SPACES ieVtace. a - HOUR-RESTRICTED 36 RESIDENTIAL UNITS ■ = li ✓ jll 36 RESIDENTIAL UNITS •■ irmo '' ^ r, LOADING ZONE■ ■ ■❑■ < <-: _ _ ■t• .. ,, it ii rl w I g igi a 0 I n i ■, �i g 0 g 0 0 gill 1 ■� i :' H g 1 : : - 7 n Ei a r:, I ii R� ER _ �■ ADA SPACES REQUIRED = 7 SPACES0 ; J I , , '1� . J• v L'T ■■�° ° ■II ■i ig r hi `l I ■°JI ■ ■ ■.l ■ ■ ■ ■ ■ l rl • .Ll�.,�h fir r.,i■I iL iiiliai'IPII .- MUM l i�� lli��i ,! �ru ,'1��� !���1�h�LIL 1 1 ■ :1'1 TERRACE ■■�_ NOTE: ADDITIONAL ON STREET PARKING SPACES AVAILABLE. cy I ; ■aU■— ■. / I 11 \ I ■I rl o I `..m■■I■IMI� •■■■■UMIE■! • ii w ", I ® ,, , r�-. ®' um. or oar s lilt. ,�l„l = \ ® I I 11 ICI • I SOUTH PORTION PROVIDED all TOWN CENTER i ® �7t.��� i� �� 1�� 1■ ® ® 1■in ]Ioil. ® 1 �$ I■ L ® L1:�, ■• I„ Ent ® �1• ����*' : It ® wilt i11== A\\ cI_■I. ® li � I l ■moot twi ® CI_ ° ■t , ® I• 'S' ,y���L- ® LW ■!al ■c■, II IIII I■ ® �11111� ■ n p ■■ * " *, d dull ® -� rl 1 i; 8 - _ ■I ® 71,�,�, ■ . ■ ,� ' . ■ �I i e 5P `: RESIDENTIAL PROVIDED ■ ' ]IUI ® ■ Cy 00, ■ :irm [Ih„, EJUi �_ 131:19i , • 75 TWO BED W/ 1 GARAGE 8 1 TANDEM: 150 SPACES 0 1 Pill cmi.� ® r i1■ ��v ����� ■ ■t■I o ® z I ® �_� ■I h z • ` ■ zEctrn D MD EMI l I" �l■u z 1 • ADDITIONAL RESIDENTIAL STALLS: 140 SPACES ore ]Irl-- o DM 0133 ' 1 . C^�L _1 w�g ���L a s 20 ■toil 17 ® ■■� l TOTAL PROVIDED = 290 SPACES 22 1 e a 7�� ` ■t■_sil z II ® W l�� oat ® o Z 14 c 4 z ' . I '® w / I ® Atoll ■ ■ w w r t7 1 z - �, I ■ i p� z o /� ,����� z ® Ala Riot •'lii; ® o w -' li ® kw" ■ ! ! N 7 �L ■1 0 ® Y I rl COMMERCIAL PROVIDED o w �I■ ���% ���� (■II ]I�Il�l �1�11 ® z o I■ ll�rl p� e, a I I ® [�lt��l� - m M _ �■ , � �i tl, � � � � , �� TOTAL PROVIDED = 28 SPACES Ill _Till UM 7ti� MI m g ',#' Iv- ■ m rn rod �a CM DV111 i■L■■■� -I It c �I■11 la �� ` ■1 ® q alai 71��1 I I. ® ■„�,�� C11111 10 ® II - ,:N%' �-■ . - '" ® TOTAL PROVIDED SOUTH PORTION = 318 SPACES ® Cl it F11i11 7ta," ® I1' ��' ��. 1171 ® 7®b C 7 ■I, ■ ,� �1�1 ��ll�'�� MI ® ■ ADA SPACES PROVIDED = 7 SPACES ® [Il ,n i1l.yl ® I® ■ 11I PARKING PLAN ® r]l�lll • 7[�lil ® J _ ow, •■[I I�I __ e It *oft; I' pc ® � ■■■■ I EL III, ®11 :colt ]loll ■•I�[■�1 �� I 1� -- k..■■■....� \�L•••.�:�.:::.. •� ) = I 11 • r" MIXED- USE 1 f �'� i - 1 u I 18 \. - I r, AREA 0 ral c UM • IV 0 a, Jl mtmeul ,ft..a,-_,',LL--w_:;l M:.L!.! 1t1wE..l1 J.0L.C;t1.]00l IP'L!'-I.' •:,1�IIi 7 li Tcocao_ I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I / / !il li! ft lil RI r _.:0=,..-.--=---1-1.=-] l�ll�i I�III�!t5 ,ii 1 ', ill I�II:I iiillil�!II�!, t I�! am !O • Qo• I ,, • 3 •1 $ ® : ♦� \\\\������� \\III IIII 1 I / / ,�,, PROJECT NO.: 148 005 2 I O ® : //v TYPE: PLANNING ii (;) o I I I \\\ /, REVIEWED BY: PRE 0 0 co SCALE 50 0 25 50 .(7)a I I 0 i 1 INCH = 50 FEET • z 2 MATCHLINE - SHEET 11 .2/ 11 .3 ( Ig ) SW RIVER TERRACE BLVD C C ._. .........---._...---'"-T StantonStreet I , , 1111111111 _LJ_ i- � BUILDING COMPANY 111110°111111.111111a41111Ellna° IIIII Ma IIMS411111M111106a°1111 111M116a*NallISOS.W ' > / / / I. L - - - - - - - - 1.0 III ■-� - --- - - ---- - 1 / '►ICI ll' _■■■■■■ilii■ii �ia■ iriar- -9.0 1 ►IIIIINNI►►i�'►IIII ll►U'�►I = or - - - -i - ri--- p /\,› i> // / •.� ► ''I �''' I IMMIE1 IyiI'�II� l _ ■illy '''/1 - A. �■ / / • I> NV t.r:44s#41; I MU BLDG 7 ■I ■ BLDG 8 \� /.. p RESIDENTIAL = RESIDENTIAL \ ,/ / trt0rd i. ■ i ■ i ■ ii ■ i ilm 1 pA r' r'njMAAI,.nII nFIGN 171-1-717-1-7-1--- 1 I LI. 1 I I .%**4# L 'I . 1. . I - -2.11 .4 El, ii. 1 i_ __ioll I 1 ��,�,�p ► ® - ' i '' // 12564 SW Main Street Tigard, OR \ ������,� ► 8.5' 97223 - - 26.0' 8.5' 25.0' 8.5 / // [T] 503 941 9484 ABM 8.5' 4, B• H ICI - 1 / / / , ,�,v ► 6.0' IIIIII CD a R■ 1111 w 1 o ����� / / DATE: 12/30/2021 0,14*#•#•1449W#4p i m XLL' 'W''* i VI 9.3. hili ■I CD 0 20.0' f / / REVISIONS /• * IO I# / j i i T ;.i = 9.2 = •i.� -.--1 / , NO. DATE DESCRIPTION .:,.. .!= Z IIIII 8.5' / StA 0„ NA+*;#30*. 04,40?*\ � p 26.0 8.5'47104r#04# = - - !ET - - •$••••$•• *******4' 1 , . . . , , ---, ---. ----. ---. --. --; [ - ) - 1 - mil mu ...... ! . 1 1 , _ ! _1 1 . . ! 1 _ _ _ _ -,.. 1 #4*#•4*#0*\ 4i#A.00$* o I .. MU r j ii g WIMP . .a 0, ,#,�� $•0$4•.#�� +�,������ 61.2' - MU BLDG2 26.0' - �_ ■ Ir MU BLDG 9 ,� / �j1 �♦ �,�j����j1 p _ _ IA 25 ■ RESIDENTIAL ■ / •0, •$,$•*4 „,$•. p MIXED USE \� _ mil ■Ili ■■1E I■ / +4* ' �� �� � ■ .. -- :::�■ ! !'7 mani. ■I ■I■ 1111.11.11111..10111 ■MIME■■■ 8.5' ' • • TRACT C ► Mliimir:oi�ntain..:mgm..�nyn..�n n 1 :�i:i mow• /MM\�Mim ■MI230,996 SF ‘1116V/IIMMENI r \■M■MM■M■■■� // ,, •..80.:*#44, �,,,r� '.'4�,�,,,4 ► P IMICIL ■ ' - =� ■ I ■■1111 8.5'III 21.0' // /� / #0,�, 4,,,�,' +,,�,� p 1 ■-■i■ 26.0' 8.5' - �- = 26.0 26.0' 8.5' AMEN v, / / •S Z"*At 4 4' 4•4 I II :PM lord.---mll 0 Ar---dmx , livialamh /' ,/ ...0 / 0*- ,� � / / ., ■low:an:�i-��ioi�n:n:n�nr..,...n:n�r�m � 211.... ti ° 'I'. sv iA ■Ila >.. !�5:7 �M m�_� i�: �n,ioioni�: _ �,�, „,,,�! ,'� / / /' �I 26.0' E■�I■•■■■■�■�■��■ ■EM ■ = Ii . I ■ -� [�■.I ---,■1 I . AIM 1 / , .... ,N $04. IO„I. *O /� �,��� / / _ 4-» �7 - BLDG 10 30.4' p p p ,�,,,`� do, ,, _ I MUr1 ---4 I �' 1 MU RESIDENTIALIOIO _ D p „ ,� , 61.2' BLDG 1 23.0' p p > p ,�„�►v, / / ,�, MIXED USE �-#,44? �� MI : ,---1 - WQ U �> p p ,,� , /‘•## / ,�, - 1 1 1 ■ 1 '.1. 1 , ill I - ' - 4 ,,, i.: " W , _ i 111111. OIL U CO = LO = i I R.. �C p p ,/ / / ,/ / / I _ U' I I- U' - 26.0' 8.5' i N . D p / _ ry i p p / / / / / / / / If � IIIIIIIIIHVe: V R/, 9.T / , / / , / .7 I c� ,, /, / / - _- I I I I I I I I I I I ( I �1I I I ( I I 1 1 1 I I I I I rill I I I I II I I I I I I I I IMU 9.8' I � - MU • \ ,. / ,* / / / / , / // / C _ _ II r ..,/ ,� / / / // am d #* [...„ ) I� AL$ , . I - fL- 26.0 - . 0.##. 4# / / , / 20 0 85' 200I . 8.5 ■ _ :/ 111'il1/ / / tEEIN*-- I I I I 1 1 1 1 1 o 13.6 1 8.5 ,, ' 20.5 w / � TOWN CENTER �o 9.8 r14.9' TRACT A '_ -co / +4# / / / / // / / TRACT B - - - - -E / /1 Va / /, ,# ��IIIr °lir SW ROY ROGERS RD irio A#,. 0 co o SETBACKS APARTMENT OPEN SPACE LEGEND N Front 0-feet GROSS AREA = 10.50 AC MU APARTMENTS SITE P LA N c Side 0-feet or 20-feet adjacent to Residential Zone c Rear 0-feet or 20-feet adjacent to Residential Zone OS OPEN SPACE REQUIRED COMMON OPEN SPACE AND _ • 10% OF GROSS AREA OR 1.05 ACRES P PUBLIC PARK WQ WATER QUALITY FACILITY PROVIDED COMMON OPEN SPACE APARTMENT m • 11.2% OF GROSS AREA OR 1.17 ACRES +�„ APARTMENT COMMON OPEN SPACE c OPEN SPACE o PLAN co 0 N 3 PROJECT NO.: 148-005 3 TYPE: PLANNING 0 REVIEWED BY: PRE a 0 o SCALE ao 50 0 25 50 -I- i 0 1 INCH = 50 FEET Q z MATCHLINE - SHEET 11 .2/ 11 .3 I ( O. SW RIVER TERRACE BLVD ( ) ( - - - - -) - - ------i-----------ae. ... - _ _ _ _ _ .1 r StantonStreet 1 - 1 I I /- i BUILDING COMPANY gyp / / p , /' / 126.0' 1.0' 1_ M , p p /' ' L - - - - - - - -I - - - 19.3' _ p p / / p#..*► ►�1'''I �''''��►� 3 9.0'..■��■ ■� _ = �III�jd111111��11U - - ����� ' / Ti , Dp , /// / �. p f���' p / / •4*## 64.4' I = = I' p / /� p ■ - M� BLDG 8 / / 'SA$ ■ MU BLDG 7 ■I ,�„�D ■ I RESIDENTIAL Ui I I_ I 'RESIDENTIAL ,/ / �,,,�► - ■ I - pu - _ _ �■■Y - I 101 1 o I/ ,/ / Ve# ,�„, ► I I 1 i . .... , I ' , I:!......•••.......,ei:11 7■ / / pnri Ei� n1AA�nl �slTv nEcIGN reN> - - 1 '..l ` II��:® 61.9' ( / / /�� ► ' L r-y �I = I� _ / , 12564 SW Main Street Tigard, OR / 97223 ♦����♦ 26.0' 8.5' 26.0' 8.5' 8•5 25.0' / T 503 941 9484 : ••• Ii� ► CC ZONING it / , / ,v ► 6.0' . 7 1 v = - w \���� / ,' DATE: 12/30/2021 / / 4A0Sat#4* 1 ' 0 i o x �I la: o I 20.0' f I ,/ / REVISIONS //' , • IO IO m r �I■ 9.3' IIIMN m x V' , , ♦ „ ,� ` ,,, 9.2' ;., -� / , NO. DATE DESCRIPTION ,�it;*#itif•Ati. , 1 ill = III26.0' I 8.5' , ,/ /IO IO C , - ��■ IL mu M ' I 0 / �Oj,�Oj,♦ �1,Oj,�Oj , - CCzoNING - = � �/ IO **** IO IO D , I p ■I c �■ /�,#4 ,*# .1V �♦* 61.2' MU 26.0' If. IP 1BLDG 9 . 22.0' ' /�' I,� ,�,�,`♦ +�I�,�I� DD BLDG 2 = .r.. . M •rt:. ���■i 25.9' ' ' RESIDENTIAL i0 / / •0, #,�,�,� ��,#,••�* ' MIXED USES` ■11� ■�1..■■ III■■ / / +4*/ ,� ***4 , �#► ■ ■�■�■�■ ■ �■■ ■�.�\#et•St• I> I . D rues to" ��naa:mmn...nmiaa:nmi lei_ n..a�..,1...,IIIN / TRACT C ► I �n3ia■poi iIMII IMII �m..�nyim:an ■ 1 ��Rina■�1��� ❑ ■I❑ ■ I■■m \�� \ ■m� J / ,� • ,� .. ,�,4% 11111 _\,�"""` 230,996 SF XVIrippIMIMIIMEIMM.\�■■■■■■■■► �� =1_ ■■■■■■■■.�I P ► P - = 'a II ill M I M 1 I I"M.i 1.1% 8.5' 21.0' / 04* Oj,�Oj� ,�,#O�O D CC ZONING I •IS 26.0' 8.5' 8.5'-- 26.0' 26.0MI 8.5' r� / I,IO OIOj,. ♦�IOj,1. ► I fie■■ ■ -_■��-- I �� �� ,/ • �,io�•,A. .,ion ' .m NAr\\� ' ,�, ,i„1, �♦, , :Tim rn:n�n� i�- n.n�rnn�ne„nor: �''■s'° . L. _ it: .,R 25 ZONING ���■■���i■ ■ILa 'r7!�s � �= n�n-a■.a�� �n�io �iMIEM �n...m.taaa�nummummr�■��,� v0.,� / / 26.0'4 ., is III MI 1 IIII # IO ,Ir �I,� ,I - I3 RE 7 BLDG 10 ; 304' R-25 ZONING DD ,� � , �, MUui ■ CC ZONING RESIDENTIAL -■„ 4 �1 61.2' BLDG 1 ■ �� j 23.0' D p D p ,�„�►v�" // , 1 �, MIXED USE 1 A - lir - ' IWQ IO IO / I✓ U �� D D �,�, / ' I ♦ - 1 1 , , 1 1 1 , . . I - W . i.: ' ;;6- 4 MI i , i 3 I 111 I■ ' L , , LU / / I U' I U' - I 26.0' 8.5' I I R.97eit, p�p / / ' / , 26.0' 8.5' X 11..' ! 2 X _ , I i u) / . > > If .. woo ... _9.7 / / // / / / / I 1 inj 1 1 1 RIVER .ci .#•$ / , , / / .;) / I a - Li 1 II _..1 , ___ _____,, /d #0?�,�� // . .... 'IN • / /' , ir, 1 �:- I ' 20.0' 26.0' TERRACE 0.* o / / // ,/ // IIi// / s.5o.o' s.5' 8.5 � :.0*4, / ■ ` .■/ , / ®.5 :.0,. 13.6' I�• i 0.5' Eli- 2 � $.5' TOWN CENTER _Lu ,�,� / /' // ' // / 9.8' 1 14.9' TRACT A - - - 3 / ,,/ •4* // / / / TRACT B - - - A / /,* iv' 0 - SW ROY ROGERS R I 0 co o E MIXED USE AND APARTMENT LANDSCAPE AREA D LEGEND "' R-25 AREA = 3.57 AC MU APARTMENTS LAN DSCAP E R 25 REQUIRED LANDSCAPE AREA = 15% OR 0.54 AC OS OPEN SPACE 0 R-25 PROVIDED LANDSCAPE AREA = 35.7% OR 1.17 AC P PUBLIC PARK PLAN , CC AREA= 7.58 AC WQ WATER QUALITY FACILITY 0 CC REQUIRED LANDSCAPE AREA = 15% OR 1.14 AC N CC PROVIDED LANDSCAPE AREA = 17.2% OR 1.30 AC LANDSCAPE AREA o) APARTMENT c coci 0 N )(B1 PROJECT NO.: 148-005 3 TYPE: PLANNING 0 REVIEWED BY: PRE a 0 o SCALE co 50 0 25 50 v 0 1 INCH = 50 FEET Q z 1 1 . 2 - I I I I I \//T j— `�♦♦♦♦ � DDDDDDDD u -1_ r r J .♦`A• I- III __J L_- 5-- 5-- 5-- 5-- 5-- 5-- r r /i D D D D J r J J L_ J J L_ J L_ J L_ J L_ J L- J L_ J L__ J L__ J L__ �� �� ��♦��I♦ D D D D D D L L � L 1 L r L �� L L L L M _, �� L � L � M � L L L L L I ,I �/� /% // L / / fl ♦♦ ♦♦ 1 1 1 I I I I I r-- , r- 1 1 % / / 1 1 1 1 1 1 1 1 1 1 1 1 I 1 51 - 1 �/ // / ' ♦♦♦ ��♦ D > D 67 1 66 65 I I 64 I 1 63 1 62 I 1 61 60 59 58 57 1 56 55 54 53 52 // / /% �♦• �� 1 II II 11 1 1 1 1 1 1 1 I _ StantonStreet ♦� D D I i , 1 I� I I �1 1 1� 1 1� 1 1 1 1 1 1 1 1 1 1� 1 1� 1 1� 1 1 I I t* / / Z_ I 1 1 1 1 I 1 II II -J .. // / D L ( L___ ; , // r BUILDING COMPANY 1 s�J �. I LJHH � LJ L J L J L —II L L L t_s t_s-s t_s- •__. I L •-� s o-!-s�J �J % �/ / I I / / // ♦ ♦♦ ♦ I dllllllllll_,dll milk,. die -.,►1� Ile �llllllllllll►I. / ♦♦♦♦♦♦♦♦� _— ` j/ // . . ♦♦ ♦♦ • ♦ ► / / \ / i \ // • • ♦♦, • ' ,♦♦♦♦� SW 165TH AVE /• : % * .4***• ♦♦, OS 1,200 SF-1OS 1,739 SF OS 1,127 SF /AAA 1 • 0St.0 / ��Ir,.• ►, �� �� �� III,,. ,,, !Fr ,,Ig p,, ►al gild / /I ///q1• il I ICI .I Ls� �111 II' r r = r = r _ r = r = r 1 �ill� "/ //• • " 68 I r— _ - - -1 r 1 r 1 r I 84 I 4 -I I -I I 1 i / / %♦♦ I I ° ° ° r 3 II / /1 I 11 I I / , ♦ ♦♦ 1 S 1 I 1 S S _, S _, S _, S 1 S 1 S 1 S S ]I S ]I S ]I 1 S 1 �li 1 S 1 I[ S IC S IC S S S S III S I / / I " . . FLiii:1111 11 1 1 1 1 1 1 1 1 1 1 MI MI MI I I* 1* I* 1 I 1 I 1 I I* '�! I ♦♦♦♦♦♦ III 73 1 1 74 1 1 75 1 1 76 1 1 77 1 1 78 TRACT K 79 1 80 I I 81 1 I 82 1 I 83 TRACT M TRACT OI 44 1 45 II 46 II 47 II 48 II 49 II 50 , / pnrinr Imo INITv nFgIGN ILI'.-1--- III C '1 , I GL.- / 69 S 1� 1*��1 1*�— 1*�— `I,� 1 1 II II II II II 1 1 C 85 .2u , J 1 1 1 1 1 1 1 1 1 1 1 1 / / • ' I ♦♦♦ I , 1 1 H 1 H 1 H 1 1 1 1 1 1 1 1 I II 1 J 1 1� 1 1 1 1 1 1 1 1 1 1 1 1 1 /— / / ♦♦♦♦♦♦ I 1 42 S j—�// // / 12564 SW Main StreetTigard, OR " • • • \ ♦♦♦♦♦♦ 1 r __l ____J ___J L___J L___J L___J L__ L___J L____J L_____I L_____I L____ I r * r *___, __ .I/Illi���l I �— / ° L _I I ____ I I ____ 1 1 __ I I ____J L____ I L____ � / % , [T] 503-941-9484 ♦♦♦♦♦D ' 70 L J I :dlll/IIllllilliiI� ,/ ,/ /% $ 1 TRACT L S 86 1 ° 1_ 41 S TRACT P ► / / 1 / ♦♦♦**Z♦♦♦♦ D r r r r r LI I ---, I I I I I 1— ►►IIIIIII''I // , DATE: 12/30/2021 ♦♦♦♦♦♦ �J 1 1 1 1 1 1 1 1 1 1 ' -/ II; D ► S"U+ ?"-- s 87 40 S J J J J ' Hi // REVISIONS I1 I I I I 1 1 1 1 I 1 1 I I I' 1 I' 1 I' 1 I' 1 I' 1 I' // ♦♦♦♦♦ D JII II `-. - J _ IIIIII �'/ /� NO. DATE DESCRIPTION ♦♦ D TRACT D r I 99 1 I 98 I I 97 I I 96 95 94 TRACT J 93 1 92 1 91 I I 90 89 TRACT N I- r *t TRACT Q 38 37 36 35 34 33 32 1 / � Lr , / % / i / D D 92,561 SF 11I I II_I *I *I *I �I �I D I 72 C 1 1 1 1 1 : 1 1 1 1 1 1 1 I 1 1 1 - _ J % // J I J J J J J CI I I _ L J /r / D I Iff II 1 s L- SL J L- SL J L S J S C S L_ sL J L_ sL J L- sL J L_ sL J L_ SL J I I I 1 S 88 IAbb. 39 S S S S S S S ° ° ° S/ �IIII�lllll►►I. 41�I�II Z— I `- iJ `' /z I I `I f / i I I l I I / / / - I II►►1.. TRACT E ' ) l,IIIIIIIIIIII►�. ,�lllllllllll_.►l� .dllllllll�iI �II \ .d111111111_.tl� / // r / p II / // / // I a \-OS 483 SF OS 1,600 SF— SW 166TH AVE OS 1,633 SF OS 990 SF Z /�_/7 /// / OS 1,317 SF OS 1,131 SF— OS 500 SF O / // /� 1 / Ir. 11I ,► wI/i" IllIIIIII ►�4���I I _ �i�ll 1�11�� �111�� i�lll) I I �� ��IIII�� /P Lr =�i r ��Il 1331 I� 23- .1 k $ s —i $ s $ s —i s L- S I cn / /� // /S I I S S S S S S 1 S 1 1 S 1 S 11 S 1 S $ iI I fit I / / 1 1 1 11 11 I � (Y 1 1 1 1 1 1I 1 1 1 1 1 1 I 1 1 I 1 I ,% / / I I I I 1 ■ ' I L�.I I °J 'TRACT R 1 1 1 1 1 11 1 1 I // L J TRACT W 145 144 143 142 141 140 TRACTI 139 11 138 11 137 11 136 11 135 11 134 1 ■ I 132 N _1 I ., r 24 25 26 27 28 29 30 31 1 / ,/ I L�-- x1 I 1 I IL=r 1 II IL=r — 1 II IL= : 1 22 - 1 1 1 ///% / % r * ,,,=, — �I ,,,=, I +� � I I+ s1 i 1 s p 1 Q zs1 i ��a.1 M �'1 M 1 j / // 1 101 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 / • ■ RH 131� ° 21I RH 1� % //1 J�, � ___J �___J �___J �___J � J ■ 1 r.AI •� J � J � J l►lli /,.���r I� , ■ 130 /i.11 TRACT H OS 1059 SF L z t J 20 ■TRACTS C I j102 S I I I ■ - /JII 129■ I ,i ter —, i r1—i� i i --i—,—, ,- -} J— ,: I i —� - -' - -' -+ r�, . ,103 S I J /i f f 125 128 I ., illilil //�105 106 107 108 109 110 111 112 113 114 115 TRACT G 116 117 118 119 120� 121 122 123 124 18 15: I L J L LJ ,J zJ RH RH TRACTT3 1 /li IJ J yl Jr L 127 1 ° RH III17 1 .I /0 — I 104 r s J : 2_-r - _ t - RH -2 ._ RH J � oRHsi 1 1,__, _, -1 � A� ��11111►,. ' 1.F126�ill / ievtace. ,� I V N OS 12,637 SF f OS 7,525 SF RIVER C 0 J SW RIVER TERRACE BLVD ( ) ( ) N OS 34,253 SF OS 20,474 SF ��- _ _ T E R RA C E o I I - I I ( 7 D // / - — / / -- D TOWN CENT E R—— — _— D / / 26.0' Iw 1.0 9.3' D D / / 1 ► - - - - - — - - L — — /> v11I111111 -i1 ��� 9.0'�� ��� '91.11111G�h EI G111U P o MATCHLINE - SHEET 11 . 1 w M CO -_ -- ' I ' —' J I 1---_ I I ' -- -I' �1111111111' II 16.0' MIN. 3.0'MIN. i LANDSCAPING COVERAGE WITHIN ROWHOUSE REGION SETBACKS II co — END UNIT — 10.0' MIN. -REAR BLDG (ALLEY) Rowhouse Region Area = 124,126-sf Rowhouses LEGEND RESIDENTIAL LOT COUNT: T5 DRIVEWAY DRIVEWAY I IN OP Required Landscaping Area (20%) = 24,825-sf Minimum Setback Summary II } IN/ON �I Front S SMALL LOTS 50 ROW HOME LOTS Provided Landscaping Area within Tracts F, G, T, and U = 20,203-sf Building 12-feet M MEDIUM LOTS 15 LARGE LOTS D I I Provided Landscaping Area on Rowhouse Lots (50 lots x 141-sf Min.) = 7,050-sf Porch 8-feet L LARGE LOTS 2 MEDIUM LOTS C r r II Total Provided Landscaping Area = 27,253-sf Side C II I I 20.0' MIN. Street 8-feet RH ROW HOME LOTS 76 SMALL LOTS r GARAGE (ALLEY) 8.0' MIN. Interior 0-feet OS OPEN SPACE 348 APARTMENTS SITE PLAN 11 1 1 STREET SIDE Alley 3-feet 8 11 1 7 6 5 4 3 I I Rear (AlleyLoaded) 491 TOTAL � 1 1 P PUBLIC PARK J 1 IL I J I Garageor 3-feet WQ WATER QUALITY FACILITY Et TYPICAL I I II Garage 20-feet (when driveway parking provided) _ ROWHOUSE cL _I it I z J — — 0 LOT PLAN cl co o Aa m Cl,0) 8.0'MIN. 12.0'MIN. 3 PORCH BUILDING / i PROJECT NO.: 148 005 P TYPE: PLANNING a — / REVIEWED BY: PRE 0 o I 0 co SW RIVER TERRACE BLVD SCALE :7 I 50 0 25 50 a TYPICAL LOT PLAN-ALLEY LOADED ROWHOUSE ———�� 2 SCALE: 1" = 30' 1 INCH = 50 FEET kt ,� VVV �� �\ ,� � DDDDDDDD J u r r \\\. ���, �L , L� - J '71L__ J L__ J L__ T-J II 1__ \\ \\ —:71 J L__ J L__ J L_ J L__ J L__ J L__ \ ,,W. , D D D D D D L L � L ��1 �� L r L II 1 T III- L > 1 T L L i r- L M J L L I J L L F M B L L L L L fi 1I� \\ \ \\ . . D D 1 I I IlkI \\ \\ • �� ��� D D D 67 66 1 65 64 1 63 62 61 60 59 58 57 �; 56 55 54 53 52 i � \\ \\\\\ �, ,j7' D D II \ \ \\ StantonStreet • �� D -�_J 1 1 1 1 1 1 I I I I 1 1 L__ II Ir--Jk \\ \\�,,��. > D I I I I I I I I I I I I 1 1 1 1 1 11 Z_ \\• . . --J I I I I I I I I I I 1 I 1 1 1 I L__ I1—' \\ BUILDING COMPANY ��1� ` L�Z f L J L L J L L J L II J L y—II J L o sr , �� f J Ih' J L t J L J L J i s \\\\\\ \\ ### 44. Dy 2_s-sue t_s s�I/i ilki__,L, � � �It _sI _ \ \. • . , �Illl1 0►�.. — — — .— — ,►�ll���l�l..,,ill (f(IIhii;iii►,. 4X \ • IO IO Ir � � . ' � •IOI � I,�O� • • ,,, • �,,,�� SW 165TH AVE• • ,,,�, OS 1,200 SF OS 1,739 SFOS 1,127 SFkkv\,:\ \ • • ' ' ' ' ' ' 0##0 .r.\ \\\\ II r 1 I 1 1' 4.. ,�,� I 1 U �il I I o r — �I� I 'III U� �II I III' r r r—. — r—� r—r r—r r—� 1 IIiII \\ \• 68 I Fr.................,€) r Ir r — - - - 1 r I r I r 84 4 I 1 1 1 1 1 1 \\ . I 0 I \1 SSS SS 1 Sj[ s I ] S ] S II[ 5 C $ C $ 5 5 5 S I\ 1 l 1 I 1 I I I I 1 I I I MI I MI � i I 1 I,' © - 46 47 48 49 50 ‘I*40) \\ PACIFIC COMMUNITY DESIGN •• 1 II II 1 Ip ,# r LJ�--, 1 1 1 I1 1 DI 1 c x r Z*---1 69 S 1 1 1 I* I 1* I* I I I 1 I I I I I I I I r 1 J I I II II I���1 ���1 ���1 1 $ 85 42 $ \\ 12564 SW Main Street Tigard, OR 111 11 1 1 1 1 II I I I I I I II IC ■ ■ 97223 I I I I I I I I I I I I I I I I— r �� �J J L____JL____JLJL It LJLJL 70LJ�* L L Llllll�llll \ \ 1T] 503 941 9484 $ TRACT L S 86 41 S I TRACTPJ DATE: 12/30/2021 I= 71 $ 1 II $ 87 r 1 Lill* J $ 1 *I *I *I *I *I *I I* I.\\\\ REVISIONS \ D 1 1 I I I= I J J J J J J 4. I I I I D 01 1 I I I I I I I I I I I I I I I I I I I L_ J ° J i\\ \\ NO. DATE DESCRIPTION \ OW > TRACT D r• I 99 I I 98 I I 97 I I 96 I I 95— I 94 TRACT J 93 I I 92 I I 91 I I 90 I 1 89 TRACT N rI r I*�� TRACT Q 38 37 36 35 34 33 32 \ I II I I h *I I I *I II *I II * 7I *I *I h *I I h *I I FI ' 1 \ D 92,561 SF I * 1 \\ \ D I 72 S $ 1 1 —1 1 Di I JI I D 1— S �� 1 J1 1 J1 1 31 1 J1 1 �I I I ;101 I I' ( LL __� L_ __1L_ -_1 L_ __I L_L J \♦ \\I L_ $ — $ L__ $ L— $ — $ L— $ L_ $ L_ $ L_ $ I $ 88 I39S ( S S S S S S S ♦\\ \ \ \ D ���III�i11111, I� IIIII � �I �l � �_J �_J r �_J �_J �_J �_J �_J �� L �� J I I� i ■ A\ \I ( � 1z � I I � I I� � �� r.o I ■ \\\ J Illy.. .►llll TRACT E I & ,IIIIIIIIIIII►I. �llllllll� .. II►i,.IIIIII���IIIh►.. dll�lllll�i '"""9��\ ,d111111111_.tl� ` \ 0 \ a \—OS 483 SF OS 1,600 SF SW 166TH AVE OS 1,633 SF -J ■ \\ \\ \ OS 1,317 SF OS 1,131 SF- OS 500 SF- OS 990 SF o ■ \\ \ \ — — U \�\ \ • Lc) 1 / \ 1 I 1-1-1 ■ \\ \\ \ N 711111101p °q11w1111 1 I1 DI'� ''141 '''I l '''101 I� 1lDr' ''IIII ''' \•* IIIII I I .. .. - ---- -- -- ----''III I I ' s 1 il� I'''--1_ ''I'I I I - - ° - _� ° - _ - -� ° - - - _� ° - 111111 ( l ■ \ \\P �I� � I � � � r 1 � r 1 � F r ���� �I� r— � � 5 5 5 5 S - �i , 13 l 23 °� ICI 5 5 1 5 1 1 1 1 - 1 � \\ \ I 1 100 1 II II I i II II— II 11 1 \\S S SS S S S 1 S 1 S I S 1 5 1 S S 1 . 0 \\II I I I� 1 1 I I 1 1 I I 1 1 I I - 1 I II 1 1 II 1 1 II 1 1 I Iill \\ \ TRACT W 145 144 143 142 141 140 TRACT I 139 l 138 137 l 136 135 1 134 N TRACT R 24 25 l 26 27 l 28 29 l 30 31 1 \ \ \\ II II II 132 — III II I II I II I I1 I ■ \ r * _ L= 11 I ~. 1 l= 1 l= 1 l= 22 I 1 l= 1 l= 1 l= I ■ \ \\ L 1 z 1��s 1 z 1��� �= 1 1��x 1 1 �= 1 O ��=II Hi ��� M ��. M \\ \\1 Hi L---- 1 1 11 1 11 r .1J21I RH 1-J L---J _ 1 1 _ 1 1 1 1 1 1 1 1 1 1 1 1 \ \\ \I 1 101 JI 1 _ 1 1 1 1 __J L____ 1 1 1 1 J RH 131, W `l J L___J L___J L___J L___J L___J 1 1 r �� , 1141_'tl'i I 130 I20 L ►III II��II Illr14111 TRACT H OS 1,059 SF z_ _J 1 - .� TRACTS Min gi ::*\\\11:\1\1\\\1\\ \102 s r r--z s OS 322 SF IIll,lll, \— 129II �I, zee 'lll�ll'�i \1 103 $ Irrf - 1IL, 128 , 1 •J1 I ill"! 1 1 1 (•105 106 107 108 109 110 1 111 112 113 114 115 TRACTG 116 117 118 119 120 11 1 121 122 123 124 125 1 18 TRA TT15 y II 4 3 I \ \\ \\y — RH1 27 , RH C \ 1 1 l �� I RH � � J1 1l � � RH ? �I 171 1 •1 ■ \\ \ \\ - - 1 =_ RH . ,7 � - RH � i \ \\ \\ a 0 — --1 1 104 $ t __ t . --s 1 1I1N *Ir11Ii -L-- . . 111-sI1 r I I 1 ,► i \ \ \ L *f-- �� \ - \ R:Lveit, I IIIIIII►�,. 126 16 J ■\\\\\ \ N , TRACT Flill �� TRACT U �� ■ \\ — —— — 1��.._ ,dtl�Il�l��,,��lll Allithih. ill ,►wr ■I , 7 IvL Lo C\i '\—OS 12,637 SF OS 7,525 SF ( 0 ) SW RIVER TERRACE BLVD C ) C )) RIVER 0 OS 34,253 SF i OS 20,474 SF T E R RAC E 6 .■�■..■.■ 7 />� \ \ _ �■ ---- \\ \ 1• -- -- ----_ _ _ _----- - ___-- - --- - _........ (— ' ./ > D \iiiiit \ TOWN CENTER w 26.0' 1.0' III — — — — — — Ilir +9.3' D \ N IP i1 9.0' ''�■■■S ■emu;.' r — — — — — — — — — — --. EMIlikriiiiiiiiiir CD 0 MATCHLINE - SHEET 11 . 1 w - SETBACKS I o SW 165TH AVE 15.0' MIN. 10.0' MIN. 2,282 SF LANDSCAPE Single Family Detached 15.0' MIN. 10.0' MIN. co 12.0' MIN.—__8.0'MIN. 803 SF LANDSCAPE BUILDING PORCH REAR BUILDING REAR PATIO Front } - (31.4%) L _, _ _ Building 12-feet } — — 2,220 SF LANDSCAPE L _ _ _ _ Porch 8-feet I _ •�'''111I'�1111�111,''� (46.3%) — — r, ,�I II E Garage 20-feet cn — �o Mil I I J L 7 -J L-- _ Side 1 C �__ 1 �___���' II II II II II II II II Street 7-feet c I I I I Interior 3-feet LEGEND RESIDENTIAL LOT COUNT: ! r 17.0'MIN. I I I Alley 3-feet S SMALL LOTS 50 ROW HOME LOTS SITE P LA N % * 1* I I STREET SIDE Rear (Front Loaded) I I 3.0'MIN. M MEDIUM LOTS 15 LARGE LOTS ru Buildin 15-feet Et _C 48 2,60 SF I 50 STREET MIN. SIDE 60 a,oo sF 58 1 63 SIDE 62 Patio g 10-feet L LARGE LOTS 2 MEDIUM LOTS TYPICAL �, W b,000sF Rear (Alley Loaded) 3.0'MIN I I I Lu I I I I I RH ROW HOME LOTS 76 SMALL LOTS DETACHED SIDE I 3.0'MIN 3.0'MIN I 1 1 1 Building/Garage 3-feet rn— NI I I II or OS OPEN SPACEII I 348 APARTMENTS Z SIDE SIDE } Building/Garage 20-feet (when driveway parking provided) 491 TOTAL LOT PLAN P PUBLIC PARK 16.0' I I Z WQ WATER QUALITY FACILITY co 1 DRIVEWAY z0 �'' L I— 1 T �1 II CD -r----7J �=--- L--r--- ;I U t2O.0' MIN.— �J �16.0'— I— � — — -I I-20.0' MIN.- 3 PROJECT NO.. 148 005 GARAGE16.0' GARAGE - - — 3.0'MIN. BLDG�ANDa �Im DWY — I N /'ii/Ii.. i 1���►►�,.. �_ D_WY TYPE: PLANNING C Lij GARAGE (ALLEY) Al N 12.0' MIN. REVIEWED BY: PRE i im I 8.0'MIN. \ 12.0' MIN. \ 8.0'MIN. BUILDING/ \ / i `n - I 1 — PORCH BUILDING PORCH 0 c I 1 I co 1 I 1 1 - SW 165TH AVE- - SW 165TH AVE - - - - 50 0 25 50 SCALE a TYPICAL LOT PLAN-ALLEY LOADED SMALL TYPICAL LOT PLAN-MEDIUM TYPICAL LOT PLAN-LARGE ———�� 1 INCH = 50 FEET 1 1 0 4 Z SCALE: 1" = 30' SCALE: 1" = 30' SCALE: 1" = 30' J1LEGEND � „— _��.= CEDAR FENCE =x=x— WROUGHT IRON FENCE ;.----1 StantonStreet rr > r I I 1 I I I I 58 I I BUILDING COMPANY A I I II / � � I I 1 I I I I I 1 I ' U . ____, , , ,I1 I I I I I I 1 1 ' /L I I — — — — — — — — — — o: o � j FrnII II II _ H _ — I : — ± I_ D ____.-_---::---'22).....v) =1 i! _, I II I— II -' `- PACIFIC COMMUNITY DESIGN � 1 ' J I � III ii .LIIII„LIII,III.III, , II 12564 SW Main Street Tigard, OR IIIIIII II 97223 — — — — — — ).' l� ) MODEL _ � [T] 503 941 9484 ✓ / HOMES / ` SALES _ _ OFFICE - - - �1 � WROUGHT IRON� � � �. III - SW JEAN LOUISE ROAD — DATE: 12i30i2021 I �III.IIII,I"„-IIIIL,I,I� I � IITLI,IIII,LIII.IIII.III, �I ' FENCE6' CEDAR FENCE TYP. REVISIONS I II I�0 1 \ 4' WALK 12.00' MIN. 7.00' MIN. NO. DATE DESCRIPTION =a I MODEL 8.00 MIN. HOMES TYP. FRONT STREET SIDE FRONT PORCH —� . f,Or—r- — — — IIII Ili � . • 1 /� BLDG. - la 1 I II � b q J . .. JL p ` - - - ;•.T vex , / ° - . x7'x,,,u — 1 -1 1 [ 1 -- i ‘ , , � � 4 � � : °' 12.00 MIN. � II i J , ) I / �;— x1 ° FRONT BLDG. ° :1 SHARED i (7) PROJECT SITE MAP SIDE-YARD 8.00' MIN. x ' ••`'"� • • , .� 7 57 0 1,,, � 15.00' MIN. MODEL MODEL FRONT PORCH x o� REAR BLDG. 3.00' MIN. i �, o SIDE BLDG. ° HOMEHOME e4 a7.00' MIN. I � i SIDE BLDG. MODEL HOME/ � SCALE 40 1 I 41 42 43 I SALES OFFICE 10.00' MIN. 20.00' MIN. 200 0 200 aFl L�` I ':;'. GARAGE = REAR PATIO 1 INCH = 200 FEET ' i ''• = _ _ _ _ _ _ _ 0 6' CEDAR FENCE °� Ol.9Z ``' i . TYP. ' w • T20.00 MIN. a '‘ / VAN We),,, ievtace, REAR GARAGE I ': 56 H I I. `r'.c7, . . . . , H I PARKING , .. AREA a - - - - - - RIVER 6 I , 0 3.00' I', .. _ _ _ _ _ _ _ MIN. SIDE f A'` : 1 I I I� I I 6' CEDAR FENCE TERRACE 4 WALK, x TRACT 0 TYP. •x 1 TYP. w w _ _ TOWN CENTER N e 1 e e x Al—Im---Icri 12.00' MIN. ° 1FRONT BLDG. 1 -,. .-, ..... 1MODEL °N io 1 fIA - w— [...I_ _1 jHOME 3.00' MIN. MODEL 44 — ° � d8.00 MIN. :::•. REAR GARAGE , HOME FRONT PORCH 11 SHARED14 I1-1 ` 4' 4 WALK, LxH _ _ _ _ _ _ _ _ _ SIDE77 -YARD - MODEL = ° TYP. I I c HOME 45 I I 3.00' • MODEL HOMES . I I WROUGHT MIN. SIDE Et SALES OFFICE - `N — _I IRON �' FENCE I 54 PLAN ('' FT i.,...70-0-0, -x-1.7-1 c 11 0 3.00' I 6' CEDAR FENCE TYP. 46 MIN. SIDE 1 M 0 " III III N o) 6)MODEL HOMES / SALES OFFICE PLAN PROJECT NO.: 148 005 o TYPE: PLANNING 2 0 REVIEWED BY: PRE 0 0 0 co 1 SCALE 1 i 20 0 10 20 z 1 INCH = 20 FEET • 5 irr- LEGEND 3 TREE PROTECTION SPECIFICATIONS DECIDUOUS 1. TREE PROTECTION ZONE.THE PROJECT ARBORIST SHALL CONIFEROUS DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE_ 11' ' \ // �� INFRASTRUCTURE MUST ' EXISTING TREE TO BE REMOVED O # 5 r� ✓ ie BE INSTALLED CLOSER TO THE TREES,THE TPZ MAY BE FEASIBLE,THE TPZ SHALL BE ESTABLISHED AT THE DRIPLINE OF r 0 ►` ,' i /'�\ D. XT PROTECTED TREES AS A MINIMUM. IF o:!` 4„A.e•x , * , - T• s � , / , 1AStantonStreet 80020 �".- - \ 4 . �� 70064 700,. *" *. '� �• ESTABLISHED WITHIN THE DRIPLINE AREA IF THE PROJECT /'\� a 80022 a 1 a r=r" - i # ,r • EXISTING TREE 80018 '7i , `;•�: �i � ��•• • `�++ � ARBORIST DETERMINES THAT THE TREES WILL NOT BE UNDULY �� WITH DRIP LINE BUILDING COMPANY 80024 70062p� 1 i x DAMAGED. THE LOCATION OF THE TPZ SHALL BE SHOWN ON 80016 � A ` if,_8 )0,*. �� �� �X X �(—� / r CONSTRUCTION DRAWINGS. 7 h f (0--- EXISTING TREE TO BE RETAINED 80015 eJ�'� VK r `y , „ , ON,••,� 1 ` " AI I Ay /•�► •�, STAND 2 I`� �- 2. PROTECTION FENCING.ALL TREES TO BE RETAINED SHALL BE \i\i\i\i\i\i\i �70054'� '`'�. '°'i I��r`/�I \i\i\i\i\i\i\i\i '� PROTECTIVEWITH TREE PROTECTION FENCING 8001744'. ►` + ►'� \/ \/ \/�/\/\/�/�/\ �_� �/_ _ PROTECTED BY 5 FOOT TALL 2 INCH MESH CHAIN LINK FENCING �' 80026 \/ j 4* 'i !'70071 3 965 SF , _ ,/ / C0) PER DTL 1, THIS SHEET 0., 4 � � \ / ,� �����v ��A' ` 411, SI 'j \� � � � � � � � � � � � � � � � � � � � � � � � � ` FENCING SECURED TO 1.5-INCH DIAMETER STEEL OR ALUMINUM POSTS 70077 � . � , .4ri_'- ,�70061- `�'c4'o"o` 47005 �1k/#7470065' \/\/\/\/ * PLACED NO FURTHER THAN 8-FEET ON CENTER AND SHALL BE - - - Ili D' \ ' , , 80025 - \�\�\�,, r �� �/ \�\�\i\i\i .. .. ..\.. - - - - WETLAND 80023 vi v vX vi vi v vi4',® TRACT D �► / , � 70067 v/v/v/v/v/v/ INSTALLED AT THE EDGE OF THE TPZ. 70076 �•; .� \ \ . 80021 � � �� \ 4/\/\/\/\/\/ rwAAk_t :. , &,v147�. � \/\/\/\/\/\/\/1!� \ \ p\ � � T � � � � � � � � � � � � � � � � � � .. .. . / -_1A-,, \\ � \/\/\/ 70__055�md1'70066\/\/\/\/\/\/\/\l� , , 1 1 �'�� 3. PRECONSTRUCTION CONFERENCE.THE PROJECT ARBORIST 80019 Y 80014 ,�w/v/v/ y 4- v/v/v/v/v/v/�/` 70074 1 /� , / ' /\/\/\/ . �� .Iy�.���C70052�C� � U\/\/\/\/\/\/�✓� �� i SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL • �G / ✓\/\/\/ f1' :��� �I',,'1 ♦�� ,i�r" \/\/\/\/\/\�\ ,> AND •TREE PROTECTION PRIOR TO ANY CONSTRUCTION. ♦• ••• DRAINAGEWAY \� 70073 1 el., \/\/��% ♦,d%,.� ���AI /'C- _ ,</\/\/\/\/\/y \ .. ,. " , , , , , , , , ,j r 4 • 70060 ,� u � ���� 7 ������� JIr �\/\, �Y� �! �'' �j -� ��/ 70028 4. PRUNING.THE PROJECT ARBORIST CAN HELP IDENTIFY IF AND �� �� � � � 70027 WHERE PRUNING IS NECESSARY ONCE TREES RECOMMENDED .ter.+ ,� 70058t om' �� r•� 0053.�► 70017 � �i� ��l� �1 ,� \/\/\/\/\/\/ .t,�� �/ - - ' '// EXISTING WETLANDS BUFFER �! _ _ � it -PF �� \/� r _ FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED i AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE 70059 .�� F . a.'0 M"'' ZONE R-7 _ \/\/\/\/\/\/\ � \/\/\/\/\/\/\/\/\/ /� ,� SEESHEET12 2 �� � EXISTING DEGRADED WETLANDS\ ,', � ��F L U v/v/v/v/v/v/ - PERFORMED BY A QUALIFIED TREE SERVICE. �� I:r,ei:11 pA IFI(' rAAA,AI INITV IIFCIGN L/vi BUFFER TO BE IMPROVED 65. TREE PROTECTION ZONE MAINTENANCE.THE PROTECTION X v/v/v/v/v/ 12564 SW Main Street Ti and OR , , _ � FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY >bbbbbbbv •v ;/v � / �� �{ III u u u u u u u u ■ u � PROPOSED WETLANDS BUFFER UUUUUUUUU � EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT97223 / TRACT C \/ /r))r ii T 503-941-9484 / / /\, \/\/\/\/ ~41 ,,6 „ : i x \ 104� 03 102 101 .100 u. 72`/\71/\70 69 68\/\/\i\i\i\i\/\/\/\/ \/ \/ \i \i t. a3, , , /� \I SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ.� t/441,tfol�- ♦ • `. 44 .�.. pit,{��� )/ ♦ I'��K/\/ rx,/ 111=11 111EI� C _yTll `_ STAND 1 //L��,;, � �► � �,J `;� SEE SHEET 12.2 � � � � �� � � _ _ _ _�/\/\�\/\/\/\/\/\/\/\ %�,,� /��� \� /''',/E ,� ���� fit, 1� =� 1 ���.��I 1= 0 7. EXCAVATION. EXCAVATION WITHIN THE TPZ SHALL BE - - ZONING BOUNDARY LINE DATE: 12/30/2021 At , %1/ ;<<. r ►-/ ,� \, v IFI1I-11I-1-{1f1 ,040 SF AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION 1 %� 1� `� �r,I i�:.� i�,�. �; ,' > � - •� I IEI I=1 IEI IEI IEI I'�1T=�r1- 1-1 I- 111-111-111 1=.�s,!. �•;��i� ` '� \ \ \ \ I1=1 1- T = SEE SHEET 12.2 WITHIN THE TPZ IN UNAVOIDABLE,THE PROJECTARBORIST 70824 TREE NUMBER REVISIONS ' , �' II =1 =1 �— I=11 T T1 1 111 11 =1 1 1 -III 65SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE �� ZONE R-25 �. ��• ' .. RII=III=1o5= "!- = 1=1 I( =173 (REFER TO "ATTACHMENT A: ��� ♦ 41 \/\x \/\/\/\/\/\/\/, ; , , , , , , , ,r \/ METHODS TO MINIMIZE IMPACTS TO TREES.ALLEXISTING TREE INVENTORY DATA" NO. DATE DESCRIPTION �li ���� � .�„ f, ©�uuu ` �/U�/\/v� / \/y III = — 106 III 145 CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER THE ON SITE �/� ,,� / � � t_ '�� � � � � � � � � � � � �,�� �� I I I- I -III-III „ I�I III III - -III-III III- I I I I-I�I;III- I I I I� FOR TREE DETAILS) ;, \ iii, .� �� a / \/\/ .y \/\/\/ nl. 111 �1=1 1=11 1-11 -111=111=111=11 111=111 111=111 11-111 11 =111� TECHNICAL SUPERVISION OF THE PROJECT ARBORIST. _ , \il / � �� �` ��� C ��, Y �� _ _ _ 107 111,111E111 _ 98 74 II 1 TT ,l/ - - - - _ 111 111EIII= III- I 8. TREE PROTECTION INSPECTION.THE PROJECT ARBORIST SHALL JjjII1JHIGHEST VALUE HABITAT BOUNDARY l"%`i� 1,I =1I11I1=1I1=1I -1I 64 70006 \/\/\/ INSPECTAND VERIFYTHE LOCATION OF PROTECTION1� . %�\ r � � / I✓\/\/\/ I371111 =111=11Ho9d11111111111111E111= � = = - 111=11 111=97=111= 11 III=I 75 MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE I , , , , a / \/ IEI I I WEI IEI I I=1 I IEH EI I I-111-I I H I I I I I=11 H I IE1 11=1 I IEI I I 11E111- Q A 70005 143 - PROTECTION MEASURES REGULARLY,AND PROVIDE BIWEEKLY - � � � � � � � � � � � � � � � � =.?i/ --1\'\/\/\/ ■ 111E1 -111E111E_110=111E111E111E1 =111-111 111E11 11-111-111 111� N. � / I✓\/\/\/ \/ 111_111=1 =11 -I 1=11 =111-111 111-HH 111=111 III=I I96 =III 1 =11 1=76 WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE r MODERATE VALUE HABITAT BOUNDARY ( ( - �' CONSTRUCTION. �/N COMPLETED, 1 \F777- 1\/ \/\/ \ �, / _ 1/u u u \/ 1 —III—I1I-11III—I11E11I-142=III—III 111= 11 111=1 1111E 11-111=1 I 1 70004 �,�J STAND 3 tEl' 70036 \�� \ ��� . / i, ,\/ , 1=1111 l 11 I-111E111=11 El 11E111-111E111 111E111 1 -111E111E111E11E111-1, y, lop UL� / \/\/\/\/ \/\/ -III -1-1 1- 1- 1E95-1- 1- 77 9 THE FINAL ARBORIST SHALLOPROVIDE A FENAL REPORT THAT ^, 28,282 SF TOTAL • �-4 -7- - - - - `/`/�, \;\;�� 113 - -1-III-141 -III - - -I - -� = - DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND \ \ • I LOWER VALUE HABITAT BOUNDARY / III IEI -IFil:14(11II=11 1= I- I=1 I=111= III \ \ \ \ \ \ \ L\1\� e '\/ \/\/\/\/` _ _ PROTECT THE REMAINING TREES. --J 5,691 SF R-7 \/\/ \/\/\/ \/� 11114 ==I1I = m11111 III-I1I94 I-I1I11 -111/8 63TRACT B `/`/ `/ -�'- -III-III=III III11 IIII -III � 22 591 SF R-25 R'®� f ` ` ` `� L i M i -115 =1 =1 11=TRACT L . I, ' \ \I \j\j \j 'TRACT H I=TRACT 11E 11 111 11 1TRACTJI TRACT KSEESHEET12.2 f �I `� ,\/ \/\/\/\/\/\/\ KEYNOTE:j11I 1 - - - -I = ,1 I, MORGAN HOLEN, ATTEST THAT THIS TREE 164 II-III-III-139=III-III 111E 79REMOVAL OF TREES LOCATED ON PROPERTY PRESERVATION AND REMOVAL PLAN MEETS THE �80008 IIP. 4. � \ \ \/\ \/\,1 7 111 K,� 80011 \j\i\i\i\i\ 118 1 I E111E1111381E111 11E11111'' 92 80 CONSENT OF ADJACENT PROPERTY OWNER. OF TIGARD URBAN FORESTRY MANUAL.,,�f K 80007 ; t ��r ' 70041 I l\\\\U Ix,\/\/ 119 III=III=1 I-III= . -� •4 h?.� •/�Ilirl 41 ix,"" "v\ 1v - - ;f�. 2 COORDINATE WITH THE PROJECT ARBORIST `1� 4:44., Ow. ` , 170040 \\\\\y \/\/\/\/\ 120 \/ III=III=137y' 91 81 61 O PRIOR TO OPENING PROTECTION FENCING <,� Iv/v/v/v/v/v/•., ✓ =�1JJy WHERE TREE REMOVAL IS PLANNED WITHIN MORGAN HOLEN •,.Asp..,• l +y 1 —J ✓\/\/\/\/\/\/\/\/ 80004 +Z' ►,� �r��► � 70039 1 70035 \/\/\/\/\/�121, 136 90 82 TREE PROTECTION ZONES. ISA BOARD CERTIFIED MASTER ARBORIST, PN-6145B u .• , Al � �• �!5'003 70038 s ' u\/\/„?..- ISA TREE RISK ASSESSOR QUALIFIED �.rc, W v/v/\/v/j122 ____Liiiir e�`1 F��,, 80005 80006 lig erg" 89 83THE TRUNKS OF TREES 70017 AND 70028 -a 80002 > yy_4. 13 5 �/� 80003 �`�` 70034 123 60 K SHALL BE PLACED IN DIRECT CONTACT WITH DATE: 7. __ \ �,, 124 TRACT N TRACT M THE GROUND SURFACE WITHIN THE WETLAND 80001 co I 6 70051\ ,l 70042 \ \� . Ir u ;,,t 134 - OR VEGETATED CORRIDOR AND REMAIN NOTES: I � - 125 \ ON-SITE• BRANCHES AND SMALL WOODY 1. COORDINATE WITH PROJECT ARBORIST PRIORTO tr)'O 70049 0 4J 70003 \, , 59 DEBRIS SHALL BE HAULED OFF-SITE. REMOVING OR MOVING TREE PROTECTION / MEASURES TO SUPERVISE CONSTRUCTION IN - > IIIITREE 70016, A 12-INCH DIAMETER OREGON PROTECTION ZONE.N ► 70050 I 3127 131 88 87 86 85 84 WHITE OAK LOCATED IN STAND 1, SHALL BE 70044 126 128 129 130 132 133 58 PROTECTED DURING REMOVAL OF INVASIVE 2. REFER TO "ATTACHMENT A: EXISTING TREE 70046 / TREES WITHIN THE STAND AND REASSESSED INVENTORY DATA" PREPARED BY MORGAN HOLEN IBY THE PROJECT ARBORIST IN TERMS OF >* ASSOCIATES FOR CANOPY RADIUS DIMENSIONS. I 70048 70002 =js �� � SUITABILITY FOR RETENTION FOLLOWING N p, . �� / \ / �' EXPOSURE FROM ADJACENT TREE REMOVAL. 3. SEE SHEET 2 FOR EXISTING CONDITIONS AND TAX RIVER 1k1;G0 1 5t\ \�r- 70000 IF TREE 70016 IS RECOMMENDED FOR MAP INFORMATION. I a^_„ ��•" `�"' SW JEAN LOUISE ROAD _ LJ_J , kr mg REMOVAL DURING CONSTRUCTION, THE = I - Ah �,, iia 70001 ARBORIST SHALL DOCUMENT THE 4. SEE SHEET 7 FOR THE PROPOSED GRADING PLAN �� \ / 70047 / RECOMMENDATION IN A MONITORING REPORT AND RETAINING WALL LOCATIONS. TERRACE ."-***) I I I I �} Cr\ AS NOTIFICATION TO THE CITY AND THE �:i7004557DEVELOPER SHALL COORDINATE WITH THE 5. SEE SHEET 8 FOR THE PRELIMINARY UTILITY PLAN. O 16 17 18 19 20 21 22 23 - ADJACENT PROPERTY OWNER TO OBTAIN TOWN CENTER 39 40 41 42 43 WRITTEN CONSENTTO REMOVE THE 6. SEE SHEETS L1.01 -L1.06 FOR LANDSCAPE PLAN. > 0TBOUNDARY TREE. ' 56 COORDINATE WITH PROJECT ARBORIST PRIOR o -TRACT T TRACT R= T 5 TO OPENING OR ADJUSTING PROTECTION in 3 15 24 T— - FENCING FOR PATH CONSTRUCTION AT TREE ' ' v, TRACT Q i TRACT 0 70057. x `� 14 - 55 k N 13 25 38 44 uj NOTE: 0 k 12 coo x 26 37 45 - NOTIFY MORGAN HOLEN Et ASSOCIATES BEFORE CONDUCTING ANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREES i 1 11 T Ti 1 'i `,•._� m vl 27 36 46 54 PROPOSED TO REMAIN. ,� TRACT A_\ / 10 a I I ` ������ 2 a 9 <c a FENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION! cf) s \-\ `�� 1- ~ 28 35oc 47 c �• 8 r 53 TREE 0 \ '\ L\ \ \ \ \��` 7 29 34 48 PRESERVATION 6 FENCE SHALL IDEALLY BE } �\ \\ �\ \ \ \ \ I f` \ ` 5 30 33 49 7- LOCATED AT THE OUTER 1:1) �-.\ \ ` \ v 4 52 PERIMETER OF THE CRITICAL Et REMOVAL \ \ \ \ \ \ \ \ \ \ \ \ t \ \ \ \ \�`•• i , 31 32 50 ROOT ZONE. SEE TREE 0) \\ 3 DRIP LINE PROTECTION PLAN THIS SITE PLAN c_ \ \ \ \ \ \ \ \ \ \ \ \ \ \�� - I SHEET c c & �r \ \- \_\,_:z _ \/ \ \ \ \ \ \ \ ��. LO 51 c \� \ \I \ \ \ \ \ \ \ \ 1:X \ \ \ \ \ \ \ \ \ \ co 8' o l\7 \ \ �- :� \\\ \ \ \ \ \ \ \ , -\ I TYP �` y >`� �` ?` �` >. 22 22 ZZ Z�� ZZ :Z :Z :Z :Z \ :\ \\ \\ .\ \\ \\ .\ \\ .\ \� \�� ,n n n n n n, PROJECT NO.: 148-005 3 )b'y� •\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ � ' / G TYPE: PLANNING U )(x✓ U 'Z � REVIEWED BY: PRE o \/ \/ \/ \/ \/ �` \ \ \ \ \ \� ` - 5' CHAIN LINK FENCING. 80 SCOALE 40 80 T01 BECPROTOEOCTED NE 00 2" MESH CHAIN LINK SECURED TO 1-1/2" DIA co STEEL OR ALUMINUM POSTS 1 INCH = 80 FEET 0 i 1 TREE PROTECTION DETAIL1 2 a (NOT TO SCALE) • z irr- LEGEND 0 DECIDUOUS ��Li. —\'� __ --�/ \■ \ // �, CONIFEROUS — -- --r--C� " "C' \� \\ \ \ \ \ \ \■ \ \ ► " 70078 r / ' EXISTING TREE TO BE REMOVED V v v v v v v v v v� �1 v - _ StantonStreet J❑ r� �,;�11i�_�'•� 70079 \ \ \ \ \ \ \ \ \ / \ I , EXISTING TREE �.I/�.� • ��Imp= -a,��,.- A ,� \ \ � /' WITH DRIP LINE BUILDING COMPANY �� r Qr080; I \ \ \ \ \ \ �� i \ \ EXISTING TREE TO BE RETAINED ' , ' ` \��� \�\\/ \ �. WITH TREE PROTECTION FENCING A��,70113 \ /\ \ / \ / \\ �\ o PER DTL 1, THIS SHEET / \ \ \ \ r • \�\\/ \\\J \\\\\\ \\�/ \ \ \/.- \ 7¢'081 70106 _ :gl:r , /� ,�`111 \ \ \ - - - - WETLAND ` �� / 70105 4 7 4 �� ' 4 4. , I \\ v \ \\\�\ \`\/\ \\/ \\\\� \ � - - _ �� ll \ \ \ 70100 / 0 �a70102 ♦ ��� ��_ A A \ \/< A \ • ♦• '. • '�•� DRAINAGEWAY \... ,��fi1 ` n I A�� �,��� �� / . .A�� �.vI�t. 70082 \ \ \ w— �� ,\l�\•:� rl.!w,'�(/ _ 4 7 1121 �4 \\\\� \\\/ \ \\\\„,2, 0 / _ir 40 N 41, wrV-4/r4"24"wr-11fVw1r41 Willri 0 N \ /N EXISTING WETLANDS BUFFER Ikk. ",:: ���IVY, ��1/ // �I �P► %�'► : i�h���a 70114��. 'sN4Ok \ / Fr,€) .'`a .' •'�:���� 70084 70091 ' ♦ ,41,4!/1�!����p�4 /�i�:r,40,11 Tov---if �,,��.� 116 4171*N \7 / \ ►<w•♦�: EXISTING DEGRADED WETLANDS I ripic- s, sI sTvn c a ♦ . . � ii .�� �� '11 ����� w. o� pA AAA A._.C< � GN r,..,.•..e _ -o- @_ 70085 70092 _-.riI�►•• ;,..� ,0�Iff ► 4 ` ;��.. i c 70119 o ZONE R-7BUFFER TO BE IMPROVED •� q�� v ► �1 �7•l .44,i-k'''lv° fripr ix I1��d_�<O • v 12564 SW Main Street Tigard OR i OBI/ � / 'q qq qq qq � I, �� ' �/`� •',olg `- _+"i ' >gggqqqq PROPOSED WETLANDS BUFFER `/:/ �'" 70086 70089 �' %�i ��, "�� A �k \\ \/ \ q V q V q V q Z VVVVVVVI 97223 ► �.���A�i �14 I� _ii ���,.� �►� _ ,�#r Arn 503-941-9484 /� I o ,� ��\41 , I��� /��,-,t��i�1 / �I• 1)7010770115 1` ' ... i'► 7, tirAi� -.������ / � pv,�j�;��q��_���•-_ ,,� � lip i%� ����: .�\. �sL��r � FL►-�_:���♦ \\\\ EXISTING SIGNIFICANT TREE GROVE 70087 1 '% VI�r%*Ir �' ;�#1- 7010 / 70117 ��►::. �� ���:% � ��. �� At�� 1�� �� it.�� 1' � �� ��,� �►��� o o ZONING BOUNDARY LINE DATE: 12/30/2021 ICI °�f �/ �.� I �yi - •_V_ �l.Vi,9�. i , 70057 _=11�i'�- �1�'��'����,��I� i!r+•� ��I / 7013 �r�Z � <<�s�."`: ��� \ ✓ u�—�MI ��� �e���� / 1��' o • s: �,, i= Fhb „� '. 0 I AV /N\4.,.-- _ �� / � ' iii, 70099 �� ��ZaL � -� 70824 TREE NUMBER REVISIONS k it -..1IV7 �� 70098 / ► � <� b�> �� �' (REFER TO "ATTACHMENT A: �,►�,���il �, v'/� \ 4IPPArAilli17:'fi°:-14:1:,144,„!:2144:FL1-:(17::c Ci1 . `�.���.ii `w!°0' - % 701241*w EXISTING TREE INVENTORY DATA" NO. DATE DESCRIPTION PPir 013FOR TREE DETAILS ` 70093 70 lir ��• ��� ' /. \ 70135*w 70097 /....`,... / i �l �I v��� -: I�`�� 70127 \irr #1/4. �le„, A , , N �� / ' "1�' �/��I �,D,' 70128 , o III HIGHEST VALUE HABITAT BOUNDARY \!, OLO i# y. 4 �� ., A 4. ��' __ __ _N, _ , N / \ kCilAll� A.e l%� /4., 44,-/Afrotoo., i i� u u MODERATE VALUE HABITAT BOUNDARY 7� / ,%��IpD► 70136 70138 Alw70130op., 0 delf$Ato P — „ —/ \ / • '70139 -7 _ir i fr�■ I • J LOWER VALUE HABITAT BOUNDARY N ��I N N N , - oPt4t...,/, 40,4 0\ ���� I 44 *k �*4 • KEYNOTE: 7/N ' J ` j \, \ 1 REMOVAL OF TREES LOCATED ON PROPERTY O BOUNDARIES REQUIRES PRIOR WRITTEN I 70167 701434. CONSENT OF ADJACENT PROPERTY OWNER. 70166 `4 70141 // ©\\ / \\ / \/ i rft \ COORDINATE WITH THE PROJECT ARBORIST 70151 /'�\ \/ \/ \/ \/ PRIOR TO OPENING PROTECTION FENCINGlorNi 70164 4�, WHERE TREE REMOVAL IS PLANNED WITHIN �1►, 70163 .1 �� �Id•I,, "",�, //\//�� 70162- --m • -iit� !��/���_ \\✓ \\✓ \\✓ \\✓ TREE PROTECTION ZONES. �1 I� Ii � ►���.��,�,�� 70142 / / U / \11��� /pii%,,.; i / / ♦ 0 70165r / a \ 3 THE TRUNKS OF TREES 70017 AND 70028 ����♦� �C4''W1Fla"1 o \\ / \\ / \\\ ill \ \ SHALL BE PLACED IN DIRECT CONTACT WITH Oilt „A /- _�It V� �;?11h�:��'►%%I / ♦ THE GROUND SURFACE WITHIN THE WETLAND 70160 �i�. 1111111111101:711- .. \/ ii10 .� ►� \_„���i►;�e� �� 70145 / / OR VEGETATED CORRIDOR AND REMAIN o IP �iIC\ r , �� ������i.am i/:�•4� 70147 •..1\/ \ \ ON SITE; BRANCHES AND SMALL WOODY _._, . ,A ��i �K1lk r .,i0-k 1 / STAND 3 \ \ \ O DEBRIS SHALL BE HAULED OFF SITE. 70159 �Wi��►'�I�;�q ��� •�—� ��'\� 70146 ��'''�``,��%�.��� , ,� �� o I ' 28,282 SF TOTAL 4 TREE 70016, A 12-INCH DIAMETER OREGONRe.avx -revtace, /III-2 4A � 0 70148 \ \ \ o N 70157 TAW � '�,I�i ��' 70149 I 5,691 SF R-7 I \ \ ill \ \ WHITE OAK LOCATED IN STAND 1, SHALL BE • ���� �`� 70150 I ZONE R-25 22 591 SF R-25 I PROTECTED DURING REMOVAL OF INVASIVE d /AW ►& 0 70152 I TREES WITHIN THE STAND AND REASSESSED 0 70158 1.1* 0":"i�� IMO N ��1� 70154 I v v v 70016 BY THE PROJECT ARBORIST IN TERMS OF I I 1 A \ \ \ © o 10fro i SUITABILITY FOR RETENTION FOLLOWING RIVER (NI EXPOSURE FROM ADJACENT TREE REMOVAL. 0 70153 I I 4 70015 w 70156 I 1 \ \ \ \ � IF TREE 70016 IS RECOMMENDED FOR 70155 \ •\ \ \ til4W-4 * �� REMOVAL DURING CONSTRUCTION THE I0 �/ 70014 ARBORIST SHALL DOCUMENT THE TERRACE RECOMMENDATION IN A MONITORING REPORT STAND 3 ` ► �f AS NOTIFICATION TO THE CITY AND THE `� _y_ rge r - DEVELOPER SHALL COORDINATE WITH THE ` ��., r - , ADJACENT PROPERTY OWNER TO OBTAIN Z SCALE: 1" = 20' i��� 41#. . . I�),,Avj TOWN CENTER O `` � � 70012 \ v ,� '— 0���� � ORUNDARYITTEN OTREENT TO REMOVE THE Ce 4114_Lu w �� ,� I ce t �' %�'\ O COORDINATE WITH PROJECT ARBORIST PRIOR Cl_ O-�ari,„ \-..N.-..ir,- � vi, „. .. — 70011 TO OPENING OR ADJUSTING PROTECTION Lu LU �� FENCING FOR PATH CONSTRUCTION AT TREE '��Di� "��► ;�- • � 70057. iri , ,Ipyi , ,, ,,„,.\ co 70013 1 . .%:\ - �ii I,41/0�• A. ,4� I AA 70009 0% �� 70007 `��trj; Vim 44k TREE III o �1j 70008 PRESERVATION �tpu) , Ott REMOVAL j ' x SITE PLAN 0 STAND 1 coci 0 1 ,040 SF 1 0 c 0) PROJECT NO.: 148-005 3 x TYPE: PLANNING 2 0 I REVIEWED BY: PRE a 0 Lo STAND 1 0 00o SCALE: 1" = 10' v i 0 L Q z StantonStreet BUILDING COMPANY FUTURE COMMUNITY _ , PARK \, ...,.__ FUTURE I I SW STREAMWOOD LN r pnriFir rnAAkAI It.irry nEcIGN �[ � // 12564 SW Main Street Tigard, OR COMMU NITY 97223 [T] 503-941-9484 I 1 PARK Ez 1 1 1 1 DATE: 12/30/2021 t I I - REVISIONS 1\ I NO. DATE DESCRIPTION 7 I I I 1 I I 1 -t i I 1\ _ o _II I I m U - u w w < I Q r / w 1 i I- 1 1 = � I ) 1 l� I— I 4 I , T' I ce w .I) .o I I 1 I (— —) cn I � 1 '_ I PHASE 2 \ I ,� 11111111/ I [i L „ „ , . , N____. 1111u , . ,_ 1 J , PHASE 4 N / LL a I / 1 - I I Rve , ievtace. T �- �� RIVER SW JEAN LOUISE RD — • - — — — — . — — o IMMr - -- - - _f TERRACE , c----) (---r- , N �, TOWN CENTER cy) I 1 Z r Q 1 / 1� __ 1 `1 Lp C 1 1 _i I o k N VI I1I Lv IOO I N / C.. —) PHASING PLAN -\1 )- � — - - - �\ ,I) _ISW BEACON LN _ _ — — A — a- — — — — — — o I Mr N o) PROJECT NO.: 148-005 3 TYPE: PLANNING 26) o REVIEWED BY: PRE a 0 0 q SCALE 00 80 0 40 80 / o a 1 INCH = 80 FEET z Ell allj III __ MI, 169TH AVE. IIIIIM al (NEIGHBORHOOD StantonStreet BUILDING COMPANY 1111M ft I ROUTE) ftft Ina 0,.... m W RIVER TERRACE BLVDilt, - (CITY COLLECTOR) 1 W , - / ' - **t PACIFIC COMMUNITY DESIGN • 530.0000 ROSHAK ROAD 12564 SW Main Street Tigard, OR ' 0*0 APPLEDALE RD (CITY COLLECTOR) • 97223 [T] 503 22 9484 (NEIGHBORHOOD ROUTE) 0011 DATE: 12/30/2021 100‘t REVISIONS \\ NO. DATE DESCRIPTION ROY ROGERS RD - v -- (COUNTY ARTERIAL) ' _ I Milir 1X RIVER TERRACE BLVD ' (PLANNED CITY .1 , . u . ( 011 km COLLECTOR) =I' 71 I_Aiil , r 7-- ----_______-- Iii i 1 - -. > c -) a. J I 1 Mi r I 11111 II ii, JEAN LOUISE RD 1 I 1 0 A - (CITY COLLECTOR) G L) C r - K 0 C� I I 0 1C_ 2 siii 2 - - - - - - - mole • --L5-J..1" ` , Rm 1 Wen, ievtace, eN �, 1 rat O. hall. RIVER 0 4) I " I 1 6 ' ]-- JEAN LOUISE RD 1 (PLANNED CITY �I r � TERRACE w COLLECTOR) OM I i - N URBAN GROWTH ILI TOWN CENTER ' 0. 1/ JBOUNDARY d _.� ig OF - I MEd J 0 f C 7 ROY ROGERS RD (COUNTY ARTERIAL) - 530.0000 I I I I \ \ Il E RIVER TERRACE BLVD o FUTURE I (CITY COLLECTOR) 0 . STREETS cY)U) J MAP •C /C .. \ - - - _________ __ N PROJECT NO.: i II 4 (;) TYPE: 148-005 2 PLANNING a O J REVIEWED BY: PRE C o SCALE i 0 150 0 75 150 a z 1 INCH = 150 FEET 1 4 . 1 - -- 4 / / / I \ - - - StantonStreet � 1 l BUILDING COMPANY I ,iceI ,‹ d 1 VI IL_ I 'I 4_11ffialit 7 g I — i I 1 ......-, 263 I ( / N � � h-d 1 .__ ii,At? ` ` / / o — — SW JEAN LOUISE ROAD _ o : i il PACIFIC COMMUNITY DESIGN •/ I / i �I — ) 12564 SW Main Street Tigard, OR 79 223 `\ I ti'°`' /gib / e ^� KEY MAP [T] 5037941 9484 N N N 1, / 1 // 1+00 \ / 2+00\ I / / DATE: 12/30/2021 1+50 1+00 0+00 // it, _ I I I . I I I I/ REVISIONS / NO. DATE DESCRIPTION SW JEAN LOUISE RD I -1 AN LO ISE RD / I ,II / J a. n .. . v d a o d \ \I!!!!WWWO � dII . ' lir � -.- -ten I � ®II, ������ �iiiiin��i�� i�i�i�i�i�i�i�����i� — — — 0 Q / ,' / ‘ Cn d 4r7/0„ Ll / w FA* c , , -- w 0 / , ,--- `I� V - 11j \;( O N, $ N N �bh / /// //� U bb / ° /l �b1 0 a . I 1 / // /� ° I / / / / // / / Illr14111 / a_ FUTURE JEAN LOUISE RD TIE-IN TO ROY ROGERS RD - PLANIFIN-Zmhill N HORIZ SCALE: 1" = 20' N 310 310 R:Lvex U ievtace. N O �1 PVI STA:2+26.06 RIVER PVI ELEV:270.51 w 300 Lu K:12.00 300 N LVC:68.09 _ _ TERRACE N M- O O 290 CLI sO o N PVI STA:1+53.26 290 TOWN CENTER N �„ a a „ PVI ELEV:265.43 co Lu u H v, N w K:14.00 D 5 LU a , LVC:76.92 UL O sc N N 280 ON oo oo 280 + N + N N W W O m CO W W O 09 V 270 270 U } E _a 0.98% — — ——— 1.48% 6.97% C FUTURE 0 260 260 FINISHED GRADE CL AT STREET TIE- IN JEAN LOUISE RD JEAN LOUSE RD N BEGIN CONSTRUCTION 250 INTERSECTION OF ROY ROGERS RD Et JEAN LOUISE RD EXISTING GROUND CL AT 250 TO ROY ROGERS RD JEAN LOUISE RD (WEST) PLAN Et PROFILE c co O / N � 240 240 PROJECT NO.: 148-005 TYPE: PLANNING 2 ° 235 (7) 235 REVIEWED BY: PRE Lo -1 +50 -1 +00 0+00 1 +00 2+00 2+50 9 SCALE : 20 0 10 20 0 FUTURE JEAN LOUISE RD TIE-IN TO ROY ROGERS RD - PROFILE ��� iHORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 1 INCH = 20 FEET z 1 4 • 2 - 4) 4 4 1 �`y\ .` ,i _ _,.I / 1l 1 i ► \ ► 1 • I� I : 1 I ►a ► , ' 1II 1 , \`� \ / � -�,--_�J l I , , , 1 II ► I r I , ,z 1 I StantonStreet 4 4 I A 4 / / I / / l 1 I 0 I 1 `'� ��� `\ 7//;// �� / ���—' � �� 1 I I I I \� ( 1,c1,, I � � � . 1I1i1 I • BUILDING COMPANY 4 4 I 4 4 'C ��♦ 4 4 / /'i - -- I l I I I I I �'��� \\ •\ \\ \ I 1 11 I I l I 11 I 1 1 ♦ .\\ / / /// / // ,� 1 I / / / / � \ �J \ \ \ \ I 11 1 1 I I I II ;4L / / / / / \ I / / / \� \ � 1iI/ / m I I I_ 1 � � // / /// // / \ /�-- �/ / / X \ \\ �\ ` \ 266 1 I I ° I fri I I Q I I _ • \ \ ,�'.� \ ^' R� �so �,/i�,/ / /// / __ — j \ \ \\ _ \ \ 26a� \ 1 1 1 1 I I ° I I �-1 HH 1 / ' 1 N /// // / _ - -- _ —� / \ \ ylI3\ ` ` / 1I1117 /� /// � — _._ \ \ \ vo I I 1 �— ° I HI I — — '� '� '� 1 \ I'�I III I INN N -� \ \ 271 ,-1- / ` I I a SW JEAN LOUISE ROAD �� �► \ I I I I I I III ; N � N -��� X \ `\ \ \ \ \ �'� i III I I --j \ V� \ I I 1 I I ► ♦�I 11 1 i _ �_ — a �, I i I - - 11111111 1--all HI --s— \ • ' 11 I I III 1 I 1 ��� \ ° \v ° ° V 1 v : i� I I I o I:r,ei:11 \ \` \ ICI 11 1 1 III ���►�_— \�� 1 �_� 1 I I ► I I \ \\ /\ 1 1 1 I 1 _0—ItTf _�� ` I 11 1 _ __ PACIFIC COMMUNITY DESIGN \\\� I 1 1 1 I 1 1 1 I-4 ' —� 6 1 1 I 4 4 4 \ \ ► I 1 I a-r _ ��� \ �6 `'6� A s SW RIVER TERRACE BLVD11 I I 1 1 _ _ 12564 SW Main Street Tigard, OR Il I 1 1 I \ \ � • \ 1� 1 j- �I/.,% � 1 I I �60 —� " III 97223 4 1 1 \ ` \ -- — I It I ' r, �I N s4 `,`-i 9 X 1�6+00 ► 1, 1 1 ► 5t°° 1 1 I KEY MAP \ �'�✓ _ = N N N N N \\ \ \ \ 2>> ? �, N o M I I 1 I 1 I I I I T 503 941 9484 \ � WI N N N / � 1 \ � \� \ 1 � �� N N I 1 zz I 11or \ �' / I —r I 1 I \x \ \ d , d ° 1 d �� �� DATE: 12/30/2021 ��� po l 1 274 I� \ ° \ �� 1 I \ 1 1 1 \ d, \ \ y , ��� �\ \ \ \ 1 I � �+ 1 ° a �` \� \ C �' °\� '� I 1 111 REVISIONS c v i 1°_, v\ - \ \ 4 _ O \ 'I : , ° • . \ 1 1 NO. DATE DESCRIPTION ItgRpG e� I I I + \ 1 \ °Ai O \ 1 \ 1 1 J F \ RAVE ..„ .► . \ \ \ \ \ \ I 0 , \ ° \ \ v N 11.....''''''' ........."''''''.......‘ 4 \ 4 \ \ \ \ \ \ \ \ I\ I\ \ \ \ \ \ \ \ \ \ \ \ \ ` \ \ \ ` \ \ \ /c".* �\ \\ I 11 \\ \\ I \\ \ \ \\ I \ \\ \\ \ \ \� \� % ;s ���'�s s tAi 119 \ 1 6 \ \ \ A L, \ \ \ \ \ \ \ \ 4 \ 4 1 \/ .v 4 1 -•----....._ \ lc> S sg, `4\ \ \ N —\ i I �`\♦ 1 \ \ �\ \ \ \ \ \ \ \ \ \ \ I \VA \zs6 1 \ \ ��� \\ \ N \ \ \ \ \ \ 1 •�,�\ ` \ \ \\ �� \ \\ \N N N \ \ \\ \ \\ \\ \ I s\,` — i \ \\ \ ` \ \ N \ ` \ \ \ \\ \ \ \ \ `\ ` N )1 y \�\ \ \ \ \ \ \ \ ` \N \ \ \ \\ \ \ \ \ � \ _ \ \ N a V x : I V\ \ \ \\ `N N \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ \ . \ \ \ ce c_ FUTURE RIVER TERRACE BLVD TIE-IN TO EXISTING RIVER TERRACE BLVD (NORTH) - PLAN N HORIZ SCALE: 1" = 20' CTI R:Lveit, N 6 0 0 RIVER I- w w U) TERRACE 300 300 o 00 0 0 U TOWN CENTER W II N II N 290 _N w _N w 290 IJ_ > -I > -I d W d W I N Lri 280 280 O 09 EXISTING GROUND CL AT i RIVER TERRACE BLVD (NORTH) _ } D 270 - - - --- - - -- - - - -- - - -- - - -- - - -- - - - o Q.\ -1.07% 270 0 27' - - FUTURE _// C ——— C — ———— — —— —— — FINISHED GRADE CL AT STREET TIE-IN 260 _— _—— —— — RIVER TERRACE BLVD 260 RIVER TERRACE BLVD AT U) C RIVER TERRACE BLVD (N) o PLAN a PROFILE M 250 250 N 119+00 118+00 117+00 116+00 115+00 PROJECT0) REVIEWED NO.BY:: 148 005PRE 2 P TYPE: PLANNING a O i O 9co SCALE ,r 20 0 10 20 FUTURE RIVER TERRACE BLVD TIE-IN TO EXISTING RIVER TERRACE BLVD (NORTH) - PROFILE 0 m�� iHORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 1 INCH = 20 FEET z 1 4 . 3 d ��9 / ° I I I StantonStreet / , a, 1 1 1 1 1 I II/ / I 1 I / BUILDING COMPANY / 1 / / / 1/ ti8o 1 I 1 'l / / , I 1l I IJI I � ,_ _I / 1 I, 1 8, a° 1 / I g 1 - 1- -1 1 / / ° 1 1 I > / i / / I / ° /I / =I / I ti / / I _ _1 4< / a r I i oo� NSW JEAN LOUISE L_- I _ ____. / / I I J Olt I I I I I In I I I I = PACIFIC COMMUNITY DESIGN / / 1 a / tia4 ° . I — 1 4 \ \ — ) 12564 SW Main Street Tigard, OR I •V* . T 503-941-9484 / 97223 / / I / / I � I I �I � � a a `° �R I� , KEY MAP [ � 1 / / tia5 I I �� I a / , / / / o+ , / , 1+i0 j I SW TUSCANY STry I 2+do l N (� /� SW TUSCANY STD 3+09 1 I 4+00 DATE: 12/30/2021 / I I I I I 1(I \ jog' II rt I (\ -� ,\ \ --I 1 i T i I — — — REVISIONS b o I N v is' o ,� o r .- a, 0 NNO. DATE DESCRIPTION o00o co co co coco co co co o, rn a` c or m m m rn rn 0 0 0 ,1. N I NNN N N NNi N N N r1 (-1 (`� (`� N N N M M M • :....°e./........................ / / / / .. / n d / .. �/ 1 ..e ° x ,' d 1 . .d � - l °° 1a a/ / v 1/ // / ti$1� // //-- _ d- I� X( - S X\ \ X -XL 1 l0► // I1 ,// ,/ // I /I // // / j I °�� I/ I I , // / / I / / I ; // >6% ° 1 Q // // // // I // / / / / II Z // // / /I / ` // / // / / II w // / / / / / /' / / / / / . /,i,,tq x / / / / / // / // : ad / / �. I / / // / c/'1 / / / / / 0 o / 1 0 / / // / / 1 / %9 / / // / 11 I // / / ,/ r , 1 / / ,// I 1 r: FUTURE JEAN LOUISE RD TIE-IN TO ROY ROGERS RD - PLAN 00 N HORIZ SCALE: 1" = 20' R:( CTI Oe U N a RIVER v Lu w w c' TERRACE 320 ON 320 0N N • LL as 0 ii N Tr FA _ o TOWN CENTER p N LLJ O0 + N + 5J W, + LC'• ,- s W d W 310 iiN " N aN 310 u_ 1_ �� N " v~, > PVI STA:1+93.82 w w PVI ELEV:287.38 a W a w K:6.00 LVC:57.02 - - 0 300 N o ——— 300 co N 0, — N + N — -- W W — / N 1, t!1 u —— p > > V > - - oo m w w 11 p0% — E D 290 _ _ _ cD 1.50% 1.50% — J EXISTING GROUND CL AT 290 FUTURE .- 2.50% TUSCANY ST (EAST) 0 -- STREET TIE- IN 280 _ __ - --- 280 TUSCANY ST TO ��„ - - - - - - - FINISHED GRADE i INTERSECTION OF CL AT TUSCANY ST TUSCANY ST (E) c 165TH AVE Et a TUSCANY ST PLAN Et PROFILE M 270 270 N 0+50 1 +00 2+00 3+00 4+00 (7) PROJECT NO.: 148-005 TYPE: PLANNING 2 o REVIEWED BY: PRE N 0 L o 9 SCALE °o° 20 0 10 20 0 FUTURE JEAN LOUISE RD TIE-IN TO ROY ROGERS RD - PROFILE m�� i HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 1 INCH = 20 FEET z / / / // -- ' dKI I// al � �' /� StantonStreet/ / - 1 / I - / -/ -// - - � BUILDING COMPANY / / / / r dt_ .- 7- 7/ x) , , , , , , , 7 7 , , ,,- , , c,, , , , _, _ I . 7 , , L, _ , , , , z, , . , , ,- , 7 . , 7 , , g , _ , ,_ , , . , , , , . , // / /ix/ 1 , , , . / / / / :..- ----/ t— crA°.—fi\ / grOWIP — / ... / Q' - \ •, / / / I SW JEAN LOUISE ROAD /_ —,.../' / / z , < . - - L,,,-- — ---- mmin .____% _ �/ a a d d d a a . dI` Q I a / .d d a / _// p = = —� �4d °� ` / d/ d / / ,-pTia - / PACIFIC COMMUNITY NIT Y DES IGN / / / / / / / / / / / // // x ' . ` \ ° Q- . d . a, 12564 SW Main Street Tigard, OR / / 7,/ // / -/ // / / // a � a — /— _ - - - 97223 03 941 9484KEY MAP / // , / bI - / / / / W w h/ ^ / ^ \ N / ^ /N / /") / � // O/ O O M —ry�y ^7 / n, - / / 15+00/ // / / / / / / / / 14+00 , SW LORENZO LN , 13+00 / /— DATE: 12/30/2021/ / /11+00/ / 12+00 / JEAN LOU RD 1 / i / 1 / / ( _ / - / / / / �- / -/ / / / / REVISIONS\/ / ./ , / / / / NO. DATE DESCRIPTION / / ��/ ',)/ '.°`— h '°^ I^ � / \ � �� V� �� �v� � N ° �� � � ^ � � � � � F s �6 J / / \ / // / / / / 1iiI. / ^ Q . / a. a ''/ r `/ / / / 1G a// d d /a d y log;°,4 / / / 4 Q / I Q ° // / dad Q / G G /1QG da / ° , da / a QI .Od 4 Q Q d d Oa / / / O / I / , ,....., / / ► ,, iv / / / / / / // / / // I /' I / // / / / / j / / / / / / K // / j f / // // dI / // / // / / I / / / / / / / / / A/ / / / / / / / / / / / / / r� / / / / / / I / IIII / / / — /o / / / / / / d �/ / / / / / 1 0 / / / / / I / / / 0_ FUTURE JEAN LOUISE RD TIE—IN TO LORENZO LN — PLAN rY / / N HORIZ SCALE: 1" = 20' R:Lveit, ievtace. N U N 0 Lo N RIVER ~ PVI STA:13+41.27 n w co N 350 PVI ELEV:322.59 M 350 cy) �� M TERRACE PVI STA:11+62.15 LVC:36.19 i_ ii 0 PVI ELEV:313.03 N O 00 � N. o w LVC:74.15 M M TOWN CENTER N M l+ M 340 0- rnco PVI STA:12+98.23 - w - w 340 w o o NI N. PVI ELEV:319.15 L'A > vi > K:14.00 > 00 > `" � �n rn rn N O O� I— + in + M m w LVC:49.00 • u L EXISTING GROUND CL AT u m i; w o LORENZO LN N 330 PVI STA:10+78.87 m w ^ - N N 330 + (.1 + M �_ PVI ELEV:304.13 n, M — KLri :14.00 — u — � — — - - - — — o LVC:86.51 — > m > w 4.98% — — — _ o ao ► m w . T3 320 N 0 — 320 E — 4.50% — END CONSTRUCTION CD w - FUTURE c 310 __— — INTERSECTION OF — : — JEAN LOUISE RD Et 310 STREET TIE- IN m 165TH AVE JEAN LOUISE RD 0 i FINISHED GRADE CL AT TO LORENZO LN 300 JEAN LOUISE RD 300 0 PLAN Et PROFILE co 0 N PROJECT NO.: 148-005 • 290 290 TYPE: PLANNING 2 0 11 +00 12+00 13+00 14+00 15+006) REVIEWED BY: PRE 0. Lo 9 SCALE op -1- 20 0 10 20 FUTURE JEAN LOUISE RD TIE—IN TO LORENZO LN — PROFILE 0 m m�� i HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 1 INCH = 20 FEET z ° // / / I / / / / I . 1 1 1 1 1 1 T /.... ' i_. ..._ _ , I - — _301• i / / / I 11II � 1111I , 11 BUILDING COMPANY ��� / / / II ► III ' ,, 1111 11111 � � 1 _ � I / , I 1111 111 ► 111111 I / / / I I I I I I 1 ----\\ 1111 , , 11 1 1 0. _ _ _ 300- — I I / / I I1 1 1 1 1 1 m l I L_ _ / I / / III I \` 1 1 1 I 1 1 i 1 �I �� I g I — I I ap ; [= = Ei1/4.j / I I / / III 1 1 1 1 1 1 1 1 N — - - —299j7II I - -/ Iv o •SWJEANLOUISEROADw300 / I • -iv // 1 I ( , , 1 I I 1 I / � / / PACIFIC COMMUNITY DESIGN 296 l / 1 1 1 1 I I I \ /// 11 1 1 1 1/ - - - - 295 / 1 1 1 1 I I \\ 1 I / / ► 1 ► ► p 12564 SW Main Street Tigard, OR = a — _° �9s / I 1 I l 1 •I I 1 ( I I1 , ► , 1.1 _ 97223 \\\ s °p ..., V" - —297— 11) I - . — % 1 1 ` \1�1 ,//J J 1l 1 1 o�:� 1111111 KEY MAP [TI 503-941-9484 \ _ I r ��� 4- i�11� f if j if fi if if if if if if 1 ° \— v a s v. v v ° d a d ° DATE: 12/30/2021 ° a 7-:____(/ '� • .#/ REVISIONS SW ' IVER TERRA ' E BLVD i SW RIVER TERRACE BLVD (SOUTH) — I — — I — — I NO. DATE DESCRIPTION 9 /b.... v.\ . 102+00,295— -I-9s ° ° aI a v ° a . ° ° • _ ,, /0/+Qy -294— v ° °v a d7 a p' ° v vsi v \ — ° °\ r p— er__ _ - q� / / Ir II o _ r __ _. - -- 293- - - - 1;0 / / / I11 4°1 111 \\ �" / , / I I NN \tiq / i • 1 INN \ \ \ \\L 1 292— - -- / ' 'c, r ) \V • `N\ \\ \ • ) —291 - - - - - 1q' / / / ' N I 1 ` \ \ \� \ I I\ ` 1 OPPM � � �qti I / I 1 I I 1 \� \ \ 1 -290 01 o� JO (..:d / "-i 1 i 1 i 1 1 1 / \ `` 1 1 ° 11 tiq _ _ — / / 1 1 / / y I I 1 1 1 / / 1 I 1 ��ti I I I v — — — — — z89- - _ -- -�— 1- / / / / / \ I I I 1 1 a_ FUTURE RIVER TERRACE BLVD TIE-IN TO EXISTING RIVER TERRACE BLVD (SOUTH) - PLAN 0o N HORIZ SCALE: 1" = 20' R:Lveit, ievtace, N U N a - RIVER w w 330 • 330 TERRACE 0 EL TOWN CENTER ~ + N w HIGH PT STA: 103+45.71 0 _ D 320 HIGH PT ELEV: 295.84 �� N I I 320 D PVI STA:103+85.33 < ii ,o PVI ELEV:296.06 N w K:20.00 a w c� LVC:99.24 310 310 O Lf) Ln O N O o, co ^ W o0 4 rri 1n u'i V r1 0, M 0. +Nr N r+ N O W W } V U 300 w W m co 300 V) 0.50% e- FUTURE - - - -- - - -- - - -- - - -- - - -- - - -- - - 0 STREET TIE-IN Y_ \— 290 END CONSTRUCTION 290 RIVER TERRACE BLVD TO � EXISTING GROUND CL AT N INTERSECTION OF RIVER TERRACE BLVD (SOUTH) c FINISHED GRADE CL AT RIVER TERRACE BLVD RIVER TERRACE BLVD (S) c RIVER TERRACE BLVD Et BEACON LN 280 280 PLAN a PROFILE o 104+75 104+00 103+00 102+00 101 +00 100+75 / N PROJECT3 TYPE: P NO.: 148 005 2 LANNING a REVIEWED BY: PRE N 0 Lo 9 SCALE op -1- 20 0 10 20 FUTURE RIVER TERRACE BLVD TIE-IN TO EXISTING RIVER TERRACE BLVD (SOUTH) - PROFILE 0 m�� i HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 1 INCH = 20 FEET z //�� - - \, - \I_____- - - - TREE LEGEND: NOTES: I • X Xf % 1. SEE SHEET L1.05 FOR STREET TREE LEGEND t" I' �,� �,�• �, �,�`&,�,�,�, ♦��‘V-IjItalirwN.:. �, �• X X `-I KATSURA TREE Et NOTES. 8, �, ► �, �, �, �, �,8 �, �, �, \ • • �' 1 I `. 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL " "iS Ni4414 4"4 *4"j,"i,"t.,"84"**,"S *ii 1444 �4.4 *,1,.. 1IoVOLUMES NOTES, DETAILS AND EXAMPLES. �,"�,"�,"�,"�,"�,"�," �," � Ni•�,"�� � YELLOWWOOD 3. PLANTERS UNDER STREET TREES UNLESS 4littittilst±ilit14#6444144' � *, �, �, *, �, *, 4•41+44, �, �` �, �, II JOTHERWISE NOTED ARE TO BE SEEDED WITH StontonStreet . oI"�,`$.,414.4 GRASS SEED SUPREME MIX (LAWN). SEE BUILDING C0MPANY *• ***4•44% ,,"i,`,�,��' o oI W PLANT LEGEND AND GENERAL PLANTING z z HONEYLOCUSTSTAND C-5 I + " `,, SHEETS FOR ADDITIONAL INFORMATION. AREA: 7,149 SF "�,"i, *'"�,`,� STAND 2 :i I • i CANOPY: 8,936 SF 1 ♦�, �4* S " "i.44 V. AREA: 3,965 SF W 4. A PERMANENT UNDERGROUND IRRIGATION I �.I�.� TREE 70052 �, �,�,�,�,��� CANOPY: 7,930 SF I w AMERICAN HOPHORNBEAM SYSTEM WILL BE AREAS UUNDERNEATHOSTREDETOR ALL TREES.LAWN I �� 8404*** ♦ Oi O� z I � � TREES 7007377 1 � � ♦ • � - -,I � �*&4#* i TAND 4 �,� 1 \ I = 5. SEE CIVIL PLANS FOR IRRIGATION WATER - _ 1 ` . . S C \ METER LOCATIONS. TREES 70058-59 � vv� �` ,� AREA: 48,678 SF 4t, I \ I � WILDFIRE BLACKGUM 1 �'v'�� ,� sCANOPY: 60,848 SF •,� I . \ �� 6. ! ! ! 6 . 7.• •• • \\„, lGREENASH *4 *4 J � �n1AA��e �slTvn� IGN 7. NTY AREA: 683 SF �`t,"�,"**,". 4.i.4"i.,�,♦� ICORINTHIAN LINDEN PUBLIC RIGHT OF WAY SHALL BE INSTALLED 12564 SW Main Street Tigard, OR CANOPY: 854 SF ` " " ` PER WASHINGTON COUNTY STANDARDS SEE 97223 STAND 3 `.,�I,�` ,�, � 4S.4" ,�,"�,�,�, I ,� t 1 /� DETAIL 2 SHEET L1.05. [T] 503 941 9484 AREA: 22,591 SF v,�� � SP � " � � �I _I CANOPY: 45,182 SFe'��� ,`� STAND C 2 S•SS•SS'� '�. '..I 1116 s A 1115 : . 11 x RED OAK 8. SEE CIVIL PLANS FOR TREE PRESERVATION Et / �:, AREA: 5,961 SF *44 i4""jam �4 1 I� 61,4.2���I1�1�I1 �� , CANOPY: 11,922 SF •,"�,"�,�♦� �:■ ��� ti� 7� �� REMOVAL PLAN. DATE: 12/30/2021 TRACT C ,�,�'� •�� 1 li ! 9. SEE SHEETS P1-P3 FOR PARKING LOT TREE \\‘ 1 .0 . • " �, ♦4 /1► r' REVISIONS - � - - - - - - Oii)l• • - \ � 24,913 S �,.� I 1122� I � � FRONTIER ELM CANOPY COVERAGE.- z , o `, `� . 'III/ � � NO. DATE DESCRIPTION /�r • 1 �`����,/tit:44 .44419 'I� TREE 70057 �, �• 1 11285 �/' ` filAAMERICAN HORNBEAMI ���� � � �� ��� 1� 2,991 SF 2,587 SF• • •..., • . �� 1 ,.41- ,13 1 . 1 so4.*.- ��� 1►== i; ��1 I 4i7 ; �♦� r: ,:,,„=„2,•.,,, SHIROFUGEN CHERRY `� ���I 84 ZONE R-4.5 ZONE R 7 I �,�A \ NATCHEZ CRAPE MYRTLE 1A62 ��. ��I�„- ) • • • '��� � '`' ` IN I. ►�� )1 ZONE C-C IM .i ~ \� \ ��� 1 ZONE C-C ��� ��,/ ��� .� I�I�� . 0- .._ VINE MAPLE `�, �a\ •� N N �♦�• ♦1283 \ I►1/1 1110 105 ::,',:,:•,.•-• LAWN- SEED WITH GRASS SEED SUPREME MIX SEE PLANT LEGEND FOR xi n I ♦: ,�; ,,12 0 1�' 1,976 SF :':;:•:",y- TYPE AND QUANTITY- SHEET L1.05 • STAND C-3 �' I ,♦� r �• I '�, � . -31 106 AREA TO BE PLANTED PER - RIVER >' : •'�_ AREA: 1 919 SF I 1� .; y AR (L) I ( �� �'_� 1,083 SF TERRACE BOULEVARD LANDSCAPE DESIGN 13(1 .. `,►v 9• - - CANOPY: 2,399 SF ! ��� '4 , sa CANO /J • • • . . . . „ '.� ,i M ' 6 107 GUIDELINES. 6 • \_ • . �J I 11, I r� 1,083 SFig, PARKING LOT TREE CANOPY COVERAGE .0 108 To 1�► /� SEE SHEETS P1-P3.1 �5 I ff16 1,083SFEFUTURE COMMUNITY • I / ��\ `:, 109 PARK ���� ����� ��5� 1,083 SF ci_ I (..‘ --1 \ • . .i .., • ." ,, Air' I STAND 1-1 ' illiji k,,,.., ■ 7 7/ ,■ �1Iti/' 0 I 1,836 SF AREA: 197 SF ■ 4 N CANOPY: 246 SF o .�13� 1 I JI �1 ♦ I�► 111 �� 0112 PROPOSED AND PRESERVED TREE STANDS d M ,: I : / ��. ��nhII IIIiL.��.�..�.�..�.�..�..��.�.�.��� CS\�iit �■- - ,�• ' 1 / 1,836 SF �I - \ J WWI 1277 o I ■■■■_■■_■■ �� �1� R:avit,z CV � JlEEP!' UM. �1 �►� 112TRACT B r �- r r r r ;' �� �� rifillpirl ��� ��' � ■l■■II■� /� J ►� 1279� 13: �: � l � �, �� Itr k�, k� pii l ■■■ ■�►� ♦1 m '' �� 1,os3 SF _ TOTAL AREA TREE CANOPY 1 Ir1111 �J �J { �,001i 1_ 685 168. ��_ � e i4 ;-l A ■r ■W ,♦� w /� `% 113 U 1 _ I. l , o. _j o . � ■i■■I I■■ �♦ ► TRACT F I AREA / F I -�� �� ■I■■ ■■ I • ��1 1 l.� i 1,083 SF _ __, w #, �� 12,6 •���278- 114 A 1 ■'■■I I■■ ► 1 . 12 ' I CAN1 4 673 SF 5 841 SF 2 ( ..Pt! I lf 1111 _ ■■ ��� w ØIii697 1,083 SF PROPOSED x�� RIVER I cn I TRACT B i� .. 1 11►�� .� D. w .K, Imo'• ,"J \' -- - - - i - . F � tlihiIIIHE i I 1 I 115 TRACT C 1p1 �llE �T J•ct II- -...1, �1 r� 1�1 W ,\ , I 1766SF sy'I � ;p11! : ;,,,` > I • ' TOTAL AREA TREE CANOPY TERRACE ce rr1 1 j! hb01 �1 TRACT G w moil�,; �A= 7o f�rr��,� �„ - ^ /♦ __ - ■II�. �m� AREA ,,A 1` STAND B 1 is ► � J `i ��1 d& 1766SF ll" ..7= 86 o _-'11 CANOPY: 5841 S �It" 1'�� I • , / �� I • PROPOSED 58429 73,036 SF TOWN CENTER 1/" S1 PRESERVED 32,517 SF 65,034 SF �'�i1 .'� ' ZONE R 25 I • JEll 11,EN•N ... Al117 cp `�(>I���1r ''' _ ZONE C-C _ LIB '; FYI 1 1� �*VI �'i I ���_�� ,1275 c, LOT 1 1,083 SF �, `� �J ' ' 1 288 Mil 296 _ r , � - ''� ► 118 ;�cy�,a i:, �11�� - �" • gpiI- vo111Romium ' ►� ,'12 9 �� 1274 1,083 SF TOTAL AREA TREE CANOPY TREE CANOPY � _• , �� ��� �� MAV !� 119 AREA 0 lb, li '. r ujI I i r ��� _ 1393 1,os3sFPROPOSED 16 118 SF 20148 SF S�TE PLAN �� it 1 �i � * ��i'.��luul'�� I , 2, 4 •►' r �' MI- 290 911 297 ilk i t / , �►ail►�. .�.�� .LIE , , , u - ►� Ilitizi) 1395 1,836 SFI�MOrme; ,, I _ 267 7 270 = 7 1I - F `,►$ -_ ,1► - .I O 1291/ 1 298 © ..� ji p 1 i �, /1, : - =.a E -:i _ I,61.1-1I. z3o 996 sF �� �► w Ir 4� ,I ��N /� ► Iiv, � _. N '1 �;=il( 1 'r N e ! �!_ `� �� +�sl! I " ,4d 1 1►\� ' 121 j ik � - 4 �, . 0 1292 1,836 SF #4; ill 2.9 IMITApjAPI VA yI, hr I ���� � 11 �� 1. ���► � �� I� y� l �� I71 I ,_imhe VI ����.�� �� 1273 .�I� �1394� I _ •1293 41i11300 0 ��I Ilk �� .I 1..� ,� ��� ;;JI"IJMØ'I !_IfuI !r�11 �� �- �� � 4 123 �/ 13971os3sF cn \ i �� r� � � � ' (- � = __________ � 'I'I,�,�� � 72 � 124 . ( + IP � III , LIN SEE-SHEET L1 .04 � � �I�I , 009 ►�� \, ; ♦ 11h 1398MEM 1,os3 sF��Or-i tea• / v �. 5 ���I , �� �� �� �� 125 �Lw � � IIIIIII 11111I,\ I�III� ,, , // �� II \ J _ �� II 1 / .♦. =__, /nI_ -1 --- SW JEAN GUISE ROAD IT_ �r+� -� 1 ( p 1III 11;1 ", li* i 1,802 SF � ell" 1 +1E$: 1271 11� I o ' - 14,---_, <� / `�XT� ��� 44 �kA / 111111 V�. - r� p $ II,�) � : �■37 PROJECT NO.: 148-005 3 ' a p 3 TYPE: PLANNING o O TREE CANOPY PLAN - �� REVIEWED BY: KMK Lo KEYMAP 0 0 SCALE I 402040(i) Ll • 01 1 INCH = 40 FEET I F------ ���_-')-- � TREE LEGEND: NOTES: X X XI X �` ,' S, �, �, �, �, �, �, �, `----i 1. Et NOTES. L1.05 FOR STREET TREE LEGEND . �, �, �, �, �, �, �, �, I � KATSURA TREE ��� �,• �,• �, �, �, �, �, �, 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL J *ON�,"�,"�,"�,"�,"�,"�,"�,"�,"�, VOLUMES NOTES, DETAILS AND EXAMPLES. �W I ,"�,"�,S%•SS SS•S%S"�,"�,"�, YELLOWWOOD 3. PLANTERS UNDER STREET TREES UNLESS N �,"�,"�,"�,"�,"�,"�,"�,"�,"� OTHERWISE NOTED ARE TO BE SEEDED WITH Sta n to n S t re e t N14.4S14.4*4.4*4.40t44S144S14.4*44.+14. " " " " " " " " " GRASS SEED SUPREME MIX (LAWN). SEE w PLANT LEGEND AND GENERAL PLANTING BUILDING COMPANY LvI " " " " " " HONEYLOCUST W TRACT D "� " " " " " *44" " SHEETS FOR ADDITIONAL INFORMATION. - I 92,561 SF `,• "�,"�,"�,"�,"�,"�,"�,` 4. A PERMANENT UNDERGROUND IRRIGATION _ `�•,�,"�,"�,"�,"�,"�,"�,"�, AMERICAN HOPHORNBEAM SYSTEM WILL BE PROVIDED FOR ALL LAWN V I STAND D-1 .4,�,"4 ** .4,"�,*44i44"� AREAS UNDERNEATH STREET TREES. ~ AREA: 39,512 SF ,�,�, \ 1 I CANOPY: 49,390 SFi404S14.4*4.4*404S144*4.4.+144 .' 5. SEE CIVIL PLANS FOR IRRIGATION WATER \ 44**14.4*44.+144*404*44.+14.4. WILDFIRE BLACKGUM METER LOCATIONS. \ 1 Fr.............€11 I ®8181= � ,4. � �,� �,� �,� �,. dr 6. ALL STREET TREES ARE TO BE INSTALLED 21 "�,"�,"�,"�,"�, WITH A GEO TEXTILE ROOT CONTROL \was I �, �, �, �,"�,` GREEN ASH SYSTEM PER CITY OF TIGARD DETAILS 4 �'-�_ ,.�._ _.�� ,..__ ,..�_ __s_ ,. ..s.� „�� �m+,r ,�i _ ,.A. _ _ ,��g, -�44044"� i.44�, �, SHEET L1.05 DETAILS 1 Et 2 SHEET L1.06. ■I� 1 100 I 1006 1007 I �� I IIfF ►a. .:• . 1001A 1002,,r�61003 .;mow 1004..,• .1005 i': . . .� �: :• .�10081��1009 1010 1011 ,:.1012 1013., 1014 0 1023. ini_ 7. ALL STREET TREES PLANTED IN COUNTY PACIFIC COMMUNITY DESIGN VW" Vi rVi w V A V4* V.,A V4f r Vow Vow V4A Vow Vi w Vi,A Vi,A V4* VWr- 10 -� 1 CORINTHIAN LINDEN PUBLIC RIGHT OF WAY SHALL BE INSTALLED 12564 SW Main Street Tigard, OR I PER WASHINGTON COUNTY STANDARDS - SEE 97223 SW STREAMWOOD LN \!• /� DETAIL 2 SHEET L1.05. �• [T] 503-941-9484 .1116.=r 1115 1114. . 1113 1112 . :.1 y - 1109 ` 1108 A`1107`A 1106 A 1105;: + :: `10 6, 67 x RED OAK 8. SEE CIVIL PLANS FOR TREE PRESERVATION Ft •. . • ..: . ::,.... .• •. . ...•• R■ + :;":`:.:.:� t:..-. . 5,030 SF REMOVAL PLAN. I i1 1 A , A I1 � I1 �12 7*AiwAv w:*A .*Aiml ,i, DATE: 12/30/2021 ,.♦ ��r�` '7\'' '�\^ 7\^ �.• w�' "tipv__ 7�_ "�\F' 7\^ '�\� s/ �� • STAND E 1 ' I 9. SEE SHEETS P1-P3 FOR PARKING LOT TREE li III ittiV �� rT���• AREA: 1,642 SF CANOPY COVERAGE. REVISIONS � ? FRONTIER ELM �101 < 11 -fr- / CANOPY: 2,053 SF . /�: �� ►,� I `, /1: li** 0 ;, 7 NO. DATE DESCRIPTION 1156 , .: 1103 /► ., 104 103 102 101 100 Ir IAli / 'TRACT E 72 71 70 69 68 v.; •� AMERICAN HORNBEAM 1� 27991 SF 2 587 SF 2 587 SF 2 587 SF 3 353 SF 1 �, 2,955 SF 2,560 SF 2,560 SF 2,560 SF 3,198 SF1 66 pia:_ . •ilW 1155 ��; ` •._.... A 5,891 SF �/�.' , � 1102 9 I r ' SHIROFUGEN CHERRY '/�►� lii 1��?, ZONE R-4.5 I 1kb : �` ZONE R 4.5 -WAIN = I MN MN NATCHEZ CRAPE MYRTLE ►cI - - - - - - - - - - - - - ZONE R-7 RP 4 ZONE C-C o o VINE MAPLE ...„ /� = ��.� m m 1 - �P' �• TRACT W ��t► `� n ' 651 1 LAWN SEED WITH GRASS SEED �,�/ 1110 105 �i " , �� n V 6,000sF • :•,, 1, ?. .. SUPREME MIX SEE PLANT LEGEND FOR �1 �, 1 175E 1'►• �.� 1152 199 73 •:;. :''. /.,`i%v I 1►,��.' ' ��,I►_�� I TYPE AND QUANTITY SHEET L1.05 ,,,- + 1,976 SF V�r� i ������'�� / 2,874 SF 2,874 SF • /< , AREA TO BE PLANTED PER RIVER �� 12 0' - mat,:A� -• - 1 '1100C(::.:4:1") „C m /,� �,., -3 106 STAND W 1 145 la ' I :}+ : 1021 TERRACE BOULEVARD LANDSCAPE DESIGN /�miski AREA: 1,899 SF 2,400 SF t � 1,083 SF_ 11 � �/ tl GUIDELINES. � '1�\ �� 107 CANOPY: 2,374 SF � `� 1150 -- �\ ' 98 74 '� � _ Q�j• ,I� �' .6 1,083 SF �'�� /' '� 12 hS6OSF z,56oSF PARKING LOT TREE CANOPY COVERAGE (.1‘C10 2 U '� 6,466 SF E All .� 6 1,083 SF 2,400 SF i1� 1149 , 0 .!1098 • a 11,� �, �/ ,5 1,083 SF \ /' 141123 2,560 SF 2,560 SF I 0. 143 In: Ir,����� 2,400 5F ,1 ; '•�' 11. 1097 �18"9� 1220.��.. 112z1' PROPOSED TREE STANDS 1280 1,836 SF N � �t �1148 '���1 24 � 96 76 - ';��. �" ��:: .;�'' \cj 1 I �� � / 2,800 SF 2,800 SF I � � .c TRACT D TRACT E v j►/ ' I' 111 142 ' _�!1_j/ C I :1096 �j � 1277 I 1,836 SF 2,400 SF /' , I�^I 1 Qom, '� � � ,� TOTAL TREE CANOPY TOTAL TREE CANOPYlLt� �� ;10�1 1147 ,I. r\5 , - �2zz !,u1.223 i.: 1224':;:r 11?� AREA AREA AREA AREA CV I 112 95 • ,< � _ r '''.-4. ; o j?_-1� 1279 1,os3 SF . / /' � 77 ••11095, - /, �" ► 113 141 451 �_ z,800 SF 2,88o SF w 4.4► TRACT F I 2 400 SF = ►� r! 7 1 PROPOSED >5 39,512 SF 49,390 SF 1 ,642 SF 2,053 SF N • 12,632.F�1278 1,083 SF_ TRACT I-1 /`qv 1146 / \ STAND K 1 >c ;� 114 AREA: 1,473 SF i1� 1 26 1289 TRACT G TRACT I 11697 1 1,083 SF /' I /, ' AREA: 1,473 SF I RIVER CANOPY: 1,841 SF 94 78 63 TOTAL TREE CANOPY TOTAL TREE CANOPY , CANOPY: 1,841 SF �.� I 140 �� i 1560SF Oil. 2,560 SF 6,997 SF ������ 115 2,400sF /� /� �� �� N AREA AREA AREA AREA /► 1,766 SF .. . ��� J.. �� !_� �i �i�� t. jI TERRACE T �1� ' 1101 I I i� 1144 ` TRACTJ 1II,� �IV��%TRACT K �4�/1 ,�� , �`,� TRACT I� 11 :!�►I 1 .00 sF �,�� 11►��� 1,200 SF ���e7�, :.. I 1 4 I PROPOSED 1 ,466 SF 1 ,833 SF 1 ,473 SF 1 ,841 SF w ►k,/' �. -- ; TRACT G �� lid ' �� -_ �I■il►i' ih_ - - . o > __: 1IIE1 M � � 1 M1 1 125 SF rz 1�r ����►� 1,059 SF ���� �4� W ��� ���� ::1094 h� ��� � ���� �� TOWN CENTER w it , ► > - 79 TRACT J TRACT K .� ' I / \ Q .4 93 STAND J-1 N 054 1276 �P 116 ,�i 139 ,�1n1 2 , 1 28 2,560SF AREA: 1 473 SF 256oSF O590 = 15 1,766SF 2,400SFth r TOTAL TREE CANOPY TOTAL TREE CANOPY STAND G-1 I1143 / �/ CANOPY: 1,841 SF 1 'S 62 Lfio I" , 117 AREA: 1,466 SF NI-i_= •O ;ill I (1645'= 42 • 4:„. � �, +,'I 12751,os3 SF CANOPY: 1,833 SF � 80 ',1093 w 'Y , 6,00o sF I AREA AREA AREA AREA c d►l/ ,,1_, / \, /� • 92 > I PROPOSED 1 ,473 SF 1 ,841 SF 1 ,473 SF 1 ,841 SF ,� fir 118 138 �1:;'. 1142� i, 1 29 jz,560SF 2,960SF Q 7 .ti10 6 TREE CANOPY 12 9 .,1274 1,083 SF 2,400 SF 1111 1� / i /, - I '; 2 TRACT W 0 E1%1. 1393 1,083 SF /�;. /' L Lir' �I TOTAL TREE CANOPY SITE PLAN 137 � . , 30 SF AREA AREA ik 120 z,56o SF�/ 2,400 SF 1111114,1 ' 1 7 61 } �kilt j. 1395 1,836 SF IIkJ \ � ,/ _ 6,000 SF I PROPOSED 1 ,899 SF 2,374 SF 4 82 I . 1091, D ,,I,, I 121 136 4'11 40 .�Ii 1 31 190 10 8 CD 1396 I z,56o SF :I I'll I I 1,836 SF 2,400 SF �' I / \ 11 //' 2,560 SF c IA/ I lk::. ; J ' � 1394 1,083 SF �1 122 ,. 1 32 ' 89 83 it 1090 %if," ,,,riA, %%//. IL � 135I, 1139 I I 2560 SF poil / ,0 123 2,400 SF ,� �_ / �` 2,560 SF • I �j//GN 11* 1 397 I 1,083 SF �' / fill L_ 4,,��.- I � I .< 6,000 SF , r f "T L J ` ��� 1,083 SF 9. � I�'�c TRACT N s1 TRACT M � , �/� � . 1398 134 `1� \ I 1�'/;a`, `, 1,633SF �,/ \,-1,739SF- �� ��fl�l .� �MATCHLINE SEE SHEET L103 ,;::: „ i%��1k/c�� - `_I ►/�:1089 ��' v�7 a ram„ //////%/fr_Attliko, I 125 2,719 SF `--- ��� it ; �J L _ �� � CO / , / . SW JEAN L GUISE ROAD 1,802 SF \ , 11 l�,1399I P, I , I ,` 59 •'• . PROJECT NO.: 148-005 'l,/�mmn 1088 10 1, 4,80o SF { TYPE: PLANNING i�*v I STAND N 1 STAND M 1- :y, I , O a� i'�G 2 & 5 . E ' a 2 TREE CANOPY PLAN 8 ) ' 1. F '�r • REVIEWED BY: KMK I Lo co KEYMAP SCALE 0 (7) 40 0 20 40 M M M L 1 • 02 Z 1 INCH = 40 FEET TREE LEGEND: NOTES: 1. SEE SHEET L1.05 FOR STREET TREE LEGEND AIIII' KATSURA TREE 8 NOTES. _.I 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL VOLUMES - NOTES, DETAILS AND EXAMPLES. YELLOWWOOD 3. PLANTERS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH StantonStreet GRASS SEED SUPREME MIX (LAWN). SEE HONEYLOCUST PLANT LEGEND AND GENERAL PLANTING BUILDING COMPANY r �'us3 SF 135 • ` . cry 60 83 A IV7�/ 60 I I SHEETS FOR ADDITIONAL INFORMATION. ��\► 123 2,400 SF I 1139 �\ N / , 2,560 SF , �` 2,560 SF 6,00 SF 1397 1,083 SF \i / TWO I 4,��. _ •: 4. A PERMANENT UNDERGROUND IRRIGATION • 4IIi3 ' SET L1 .02, AMERICAN HOPHORNBEAM� � SUNDSTREETTREES.` ^ � ` ^��^ i1134 1,633 SF ��; A O SF ��� 125134 `�7'•iia1TA iv 1089 I 5. SEE CIVIL PLANS FOR IRRIGATION WATER '' 2,719 SF 111 / , i WILDFIRE BLACKGUM METER LOCATIONS. 1,802 SF �♦ 1199)IIII 59 4, 6. ALL STREET TREES ARE TO BE INSTALLED STAND N 1 STAND M 1 1088 „. 1 4,800 SF WITH A GEO TEXTILE ROOT CONTROL r ,r , : CANOPY: 2,365 SF CANOPY: 2348 SF "' GREEN ASH_IL35 /� !1' I7. ALL STREET TREES PLANTED IN COUNTY I:!......•••.......,ei:11 PACIFIC COMMUNITY DESIGN 8PUBLIC RIGHT OF WAY SHALL BE INSTALLED/ 88 1 87 86 85 84 I 12564 SW Main Street Tigard, OR 6L -- / /1'::' \, 2 976 SF 2 976 SF 2,976 SF 3,821 SF CORINTHIAN LINDEN PER WASHINGTON COUNTY STANDARDS - SEE v- 126 I 127 128 129 130 131 132 133 / 411 3,908 SF e58 /� DETAIL 2 SHEET L1.05. n97223Stre3,286 SF 1,150 SI1,150 SF 1,950 SF 1,950 SF 1,150 SI1,150 SF 2,451 SF 1137 \ , / 10 3111 :6 �/ 6,315 SF [T] 503 941 9484 L Nr I • 1 +•• , I x RED OAK 8. SEE CIVIL PLANS FOR TREE PRESERVATION et REMOVAL PLAN. \it s/ DATE: 12/30/2021 J I - ••�9 I] _ _ _ x _ - _, ?�; 9. SEE SHEETS P1-P3 FOR PARKING LOT TREE ,,, W T 7 1189 i 1190_ 1191•/ 1192- 1193 i 1/4 ® 1196'�1197 •• . l FRONTIER ELM CANOPY COVERAGE. REVISIONS W i� 11801181 1182 . : 1183 !1184�. .,1185 � fi�lo u� .-' .! ;�■; ;. :. . � �I� ,' -'!... . NO. DATE DESCRIPTION W 7 . AMERICAN HORNBEAM wI I A, Z SW JEAN LOUISE RD 1 SHIROFUGEN CHERRY - /� / 1207 ,_ 1206 1205 .. ; 1201 i 1200 NATCHEZ CRAPE MYRTLE V 1216-�1215: 1214. 1213 1212 1211: ,., t jr�1209= 1208 [�- •�li��: : ..:'�. I , f��� • Ili _ ®i.... .•LJ I li ., ,.. L�,�,�,•:. ... 1 Wilk ktkAiii' N imin___:i ® VINE MAPLE /--- 1 \ : l'� 1 LI I II LAWN- SEED WITH GRASS SEED `',-':,:• '''':;. . SUPREME MIX SEE PLANT LEGEND FOR •rL 1178 ,111 ,� 57 j. ..'."`-'`.'.'•. TYPE AND QUANTITY- SHEET L1.05 7' 16 I 17 18 19 20 21 22 23 N 1 I .7 .0.1084 6,313 SF 2,607 SF • 1,083 S 1,083 SF 1,952 SF 1,952 SF 1,083 SI1,083 SF 2,579 SF \�_�,_/ 1p, / 1 42 43 AREA TO BE PLANTED PER RIVER /�.�r::\ 39 40 41 I I .' /;� \ 3,821 SF 2,976 SF 2,976 SF 2,976 SF 3,908 SF TERRACE BOULEVARD LANDSCAPE DESIGN ,I 1177 GUIDELINES. ,1 1 58 1083 I STAND T 1 ��. ) ... PARKING LOT TREE CANOPY COVERAGE m 08 SF 14111 i / 1SEE SHEETS P1-P3. o 19 CANOPY:31,635 SF F 1 14 ; '= 29 ..:10 5 56 1690�1 �` I 1 O .+ 4,804 SF 1691 . .`��!` STAND Q 1 I � TRACT T �,TRACV R_-� 1 AREA: 1,899 SF A 010211= 26 322 SF 50o SF ci-h.,1 CANOPY: 2,374 SF 0 1400 111 1 10 6 ,.' 18 /I c D -��_ 1174 Emmill 54 SF I2382SF it:::: I CI 24 \ � / ` 1127 SF 1085 !1friTT ! �r ►�/ o I 1,089 SF CANOPY: 1,968 SF �; / �-'11 \ ♦ 38 • 55 6 )1401 13 25 4 1173 ,ti1 60 STAND 0 1 44 4/ 6,00o sF kir P 2,718 SF 2,959 SF !.:1080 ;:�' �� ./► I 1,0s9 SF 2,400 SF ,/ AREA: 1,899 SF, 1 CANOPY: 2,374 SF .' ievtace, o ." 403 12 10�8 PlP- I 1,846SF 41 !5SF37 ►'.�1 I PROPOSED TREE STANDS w �1403 26 10792,400 SF 11172 1 , 60 2,560 SF TRACT M TRACT N IIIU1yAl I 11 \��! / -- RIVER 54 TOTAL TREE CANOPY TOTAL TREE CANOPY 1404 I 1,846 SF _ /��� \ 6,000 SF AREA AREA AREA AREA 1 36 �/► 10 ZONE C-C z, 27 SF /r"ill aril 62 z,56oSF 46 '� W / 2,560 SF ;1078 .t 10 0 1 878 SF 2 348 SF 1 892 SF 2 365 SF TERRACE In 1,089SF� III 1 -� - \ N/ Q Lb tITRACT U 9 ZONE R-25 W V = I PROPOSED > > > > 1 1406 7,525 SF 1,089 SF 28 / Q '�I 1 63 0 �I I- r a 35 ��. ,� � TRACT 0 TRACT Q w IIt , 2,560SF 47 1077 TOWN CENTER • /r 8 2,400 SF \ ��1// ` 2,560 SF • �i 10 53TOTAL TREE CANOPY TOTAL TREE CANOPY =' �i 1407 1,846SF / �p 1 /��' v, 1 �''.:_� �' 6,000 SF I AREA AREA AREA AREA u' :4\ 3429 •.1076 0-.0 1408I 7 1169� 64 48 ,•2 IPROPOSED 1 ,901 SF 2376 SF 1899 SF 2374 SF 1,846 SF 2,400 SF li. -- '/, C,560 SF 2,560 SF a• > > > �11409 1 ,c TRACT R TRACT T TREE CANOPY 1410 I 1,os9 SF 30 `\'• ,� 1 65 33 49 r1075, `` 1168 2,560SF ` TOTAL TREE CANOPY TOTAL TREE CANOPY SITE PLAN o �� '' 5 2,400 SF ItI �h / 1 2,560 SF •! I / . 10 3 52 AREA AREA AREA AREA 7-./ I 1,089 SF 1 1411 4 WI /= // �\ 1 .'1074 ;'.: 5,s52 SFI PROPOSED 1 ,574 SF 1968 SF 1 ,740 SF 2,175 SF E g_ 1412 I ' 1,os9 SF 1167 ,�1 66 ;* �\\ � 31 \ �, / /, 1 32 50 � ' x u)D _____ h ,554 SF 3 183 SF ' CD I 3 3,203 SF - 2,241 SFI I\ '' �IM -� 1072 ; 1073 :..••:..:. tb062 . .. A 1063 ;.- . .: 1066 1067 ..• I,I. 068.:•••:; 1069:,..,-:I- �..... . I er...„_z_,. * r , 5 51 . r 1. I SW BEACON LN - till‘ 5,918 SF I I- 1 G4q/ H 1061. : ;, 1060 10 , , , 59 1058 1057 1056 1055 1054 1053 052 1051 1050. 1049 1048 1047 ::: i ' 's X R I °_ _ _;,_. SW JEA + ;f�i�,,r. "'//% PROJECT NO.: 148 005 �_ / _10 ._..7-- , oi�iiir\ oS ', ,,.�s�. iii�rAQ :,>.,. MS iii/fig �/ TYPE: PLANNING Lc5 �� gS �iii�V REVIEWED BY: KMK o m i /ram „�7//iiii�% %iii iii/%/�%//r/j/ TREE CANOPY PLAN "j �a ° - 0-==-, WA VJ% 0 co KEYMAP i SCALE 0 (i) 40 0 20 40 _ . a L 1 • 0 3 z 1 INCH = 40 FEET TREE LEGEND: NOTES: 1. SEE SHEET L1.05 FOR STREET TREE LEGEND `.I Et NOTES. �\ .I KATSURA TREE 2. SEE SHEET L1.06 FOR TREE CANOPY SOIL VOLUMES - NOTES, DETAILS AND EXAMPLES. YELLOWWOOD 3. PLANTERS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH S to n to n S t re e t GRASS SEED SUPREME MIX (LAWN). SEE I PLANT LEGEND AND GENERAL PLANTING BUILDING COMPANY ►, �� � �1 •1LYS 1JOU �� w = ' L ► A �i '\ ' 123 HONEYLOCUST SHEETS FOR ADDITIONAL INFORMATION. �1�j��r � � � 1F� � � � �� • � I �� I jimilMill ��'�,�� •� \ 4��i��1397 I 1,083 SF 17 0 -��1, MATCHLINE SEE SHEET L1 .01 __ _�� r L �__ _- _ I '♦ /� ��> 4. A PERMANENT UNDERGROUND IRRIGATION ► • �11 fir0 _ � �_ I124 1 • SYSTEM WILL BE PROVIDED FOR ALL LAWN F' 1 III '� O.4 , /♦ 1398 1,083 SF AMERICAN HOPHORNBEAM + �q` \ � I 44.*V\ O. ` ♦. 411. /lip AREAS UNDERNEATH STREET TREES. 5. SEE CIVIL PLANS FOR IRRIGATION WATER ( pi 4r- el -- �v� te, • 1K1802 SF WILDFIRE BLACKGUM._ 0, - � r �,j �� WITH A GEO TEXTILE ROOT CONTROL .11..1 tr, � ir1114 SYSTEM PER CITY OF TIGARD DETAILS 4 1 7:411 ' o 11_11-Am �w °I�r:� -�=V"r NPA'-Ail*At 1270 J FLIT.) pv:,� GREEN ASH SHEET L1.05 Et DETAILS 1 Et 2 SHEET L1.06. 4 ./� �=r STAND 1 3 �toor1��6_1 ��� Il ' ��\�Wiss i' I 7. ALL STREET TREES PLANTED IN COUNTY PACIFIC COMMUNITY DESIGN : ♦�L STAND1 4 / �1►` .�`.\ RIGHT OF WAY SHALL BE INSTALLED AREA: 1,151 SF1 �' STAND 1 2 �, , ri 12'•L CORINTHIAN LINDEN PERPUBLICRIG WASHINGTON COUNTY STANDARDS SEE 12564 SW Main Street Tigard, OR -�-��� AREA: 2,462 SF iVAlg'iMI, '<� tl , 1269 7 126 127 128 :�1379 CANOPY: 1,439 SF AREA: 12308 SFI / 97223 1. II `` 1302c:e ��v� CANOPY: 3,078 SF , ��� /� DETAIL 2 SHEET L1.05.CANOPY: 15,385 SF M1 ? � �� 3,z86 SF 1,15o s1,15o SF [T] 503 941 9484 �_�S1 rl i • 582 - 15r , / �, © AlII1.PN7.4 �` 7 x RED OAK 8. SEE CIVIL PLANS FOR TREE PRESERVATION Et L �� I^ 1303 • �.�� . �_ -r . ���,�� �i ■ I I REMOVAL PLAN. A " j r gir,ftk4. j f -- -iemir �- -IMI F We l►ff&W-N i. �4 DATE: 12/30/2021 ��� ��� '� '� 9. SEE SHEETS P1 P3 FOR PARKING LOT TREE �� I__- -_ // . - -% // /\\// \\ • '♦• r. 11 FRONTIER ELM REVISIONS 1039 1064 1065 ♦� ♦♦� , O 11 $�� ' CANOPY COVERAGE. \ cci /� r��% i �� 36 39 40 341 3 �♦ ��♦♦�� L326 _ 27__ 28 /v29_: 30._ 3,:. i. 32 A hi C33-=�1334 oci3 .,�� 337 38 . Z_ c Nib, 2 - _ - '♦� _I ��� , - J 1� `1� NO. DATE DESCRIPTION W W . AMERICAN HORNBEAM ° SW JEAN LOUISE RD QQu I = �- Ito SHIROFUGEN CHERRY lk ___=..____---- W _ W C � / i i 2% 1071 10`70 f `I�I ...tw 1215 ,� _ 1 46 - 1 45 1 44 1 4 I ' .. _: NATCHEZ CRAPE MYRTLE -- 1 .0 1 59 _ 1 58 1 57 1 56 1355 13 4 1?53 1 _1 52 1351 350• 1349 1 48 1 47 i�� �!! ���iii�� W I♦♦j� W 1r1 MV / �. �� :�-��k _ _ �� �� �� �� �i �� - ♦ �� - -I VINE MAPLE �/ M mos MI - i r�� t A � 1689 ►'0111M ae - s 1 r Z .1mit ��\, �� I u • • LAWN SEED WITH GRASS SEED s �- �- Z- �� 1 t- -I -- `► 7W f�Ii L -f �■ ���- I� -24 • r': :`` SUPREME MIX SEE PLANT LEGEND FOR Lill �,��/�,/�` �� + 16 I ,7 18 !" TYPE AND QUANTITY SHEET L1.05 O.: 1687 '� � 1308 1110� � . . " . . . .13;0 .fj1 ♦, ` 189'= 30© ��iff ► STAND 2 2 �--/ 2,607 SF 1,083 S11,083 SF 1,9!'; II\ STAND 2-1 AREA: 10,152 SF 401 , * ' 126g � � AREA TO BE PLANTED PER - RIVER I,tl �,/� ► I TERRACE BOULEVARD LANDSCAPE DESIGN �� ' `� "���� AREA: 2,502 SF CANOPY: 12,690 SF ' 1 `,t� � GUIDELINES. �� • 1309 c. �'� CANOPY: 3,128 SF ��,�� ��_� Iv r . 13:1 i 11 �� � � �►� iI�� � ����♦ �� ililik '�i�� IPARKING LOT TREE CANOPY COVERAGE :1 to �eeA.��/N 168: - - J ����, ° ° o _ihill_ , �o C ���� ��, 1 9 SEE SHEETS P1-P3. -'� ° ° o 0 0 0 IPA - Imo_ i 0 1 0 : of , ,� ♦ / 1267 ' �� 0 .1691., Imo. . r,` I ° ° ° i _ 1 �� tin-;.-0 �� ♦♦ \, ,°4 �11 ._ _ TRACT 'a LE_ , 3lf -1 , � WO OW4 •♦♦ ��. `/1 • 1400 -& 322 SF --- Ir STAND A-1 44 ��1 �♦ -�1\I� I i° AREA: 4,529 SF C\i ► l����►♦ ,1.4A 1,854 SF IIICANOPY: 5,661 SF __ '�1.1� '�1 -- kt"� �����♦ ♦I �I1� I iir �j s 7 _ 1085 14 1�/1�I �� ��� r _ -� r � rA ►♦♦ 1 I 1� • 1,089 SF taix,..diVI I h I M �j►�' / ♦ •914 1265 �: 1401 I 13 N „ rilL\\ 1 o ► 404 ► .1 1,089 SF . , , , �O�!�,!� �tii 4 / I� pip Wen, Tehhace, O _4_%� �I ��� I 12 o r►�� �� ♦11264 i� 1 8SF-,,,;14 I I fl. ��� I ► , I $ it _ 11 �h1"i � 1 314 �� I; - 1�1��'�j !� �. C� III r► vOV ��►�` i �' 1404: I 1,846 SFRIVER �' , ' �� 2 - tr 1263y i'i ' PROPOSED TREE STANDS o ', II . I• I' f X/RE e ,r 234,151 SF / o 11 , � / r�_ ► 10 ZI AI. I MI INI . .i �� N =4 152 SFIll , . , - , . , , a ' �( -� ' .` �_r`.- / -� •\ (.41TFA' CT U NM 1,089 SF Z( TRACT A TERRACE w ,�, • C _ Ili'' = - VI,�i 1262 , \\� 1406 7,525 SF 1,089 SF TOTAL AREA TREE CANOPY ce � i il11 rT�ER25 i • 1316 /� 322 ,., (� ,�ce ,e'' IIEF - 335'= 8 Oi •� 335'= 8 I"�� V �/►,► �� Ai � ► I 8AREAT E TER ce 6 44-i iil I ti-' - ��� 1 © �11-- ��� o ���-�I. �1407 1,846 SF XOWN C N��1►, ► �. 1317 1 irato, ►�, , 5569 SF 6961 SF ���( r 11 • PR P ED >to [1:61 1 A� 1�� - / ��,- -- r �1 A. M���►� �iy 1408 7 LOT 2 o W O �1,�� ��, f ; 318 •I3 _ l 1846SFco o ► I ■ - STAND 2-5 ,�,` �'.♦O �,r� I►�!'11 STAND 2 3 ► ' , _ . bil 1409�0 ' o AREA: 1,057 SF • �, STAND 2 4 AREA: 15,263 SF �` /��♦♦ ♦` 1 1 TOTAL AREA TREE CANOPY �, (' ,Viilit ,I wall , CANOPY: 19,079 SF �♦ r, ,mli,,:,,,. 6 TREE CANOPY O I IN - CANOPY: 1,321 SF • AREA: 1,889 SF = - ��, i*♦ 7<1260 _4i� v Q ■ • _ CANOPY: 2,361 SF , �414LV,,_-' - �,� ,v♦ �� �� - 1410 I 1,089 SF AREA � 4 -�, 1 X iii( N ► I ' .� r1 1_ �,�`�, `ems % , �♦ .•� 5 PROPOSED 30,863 SF 38,579 SF SITE PLAN 1,089 SF i U ��'� 1 rf� � � �' / v 1 ♦' 1594si:i4111 ,r A -A jtjr 4r4 F v�'��"'r'W ��� Fl ��j �� �� �� _ .I�0.+S1���*** Z �,r, 1,089 SF IIIMI_EL _oh _, _AIN • •Idi • I 3 ,,--- i -----_, 411 rirmal1111111.11111111111111111111=011k C3) Ar , ,,,i asumo.,...._ __... ow r de Ia._ ,% \AA, AtIosAissir 11 I\ - 2,241 SF *E ..::..1 31)M, ifirer \ \ i \ i \ i \ / \ i v,,, , ot, _„.........ronsamENNImmom........__,_._ _lie wilearmiummwer , .i4p V ge A A ® ® ' c 1 -4/".N\7":- Ji #. _ .. _ _,_, Y_ -4o , ,,,, -......_ _,---,......._ .,--,..._ .,-...,_ _....„--,__ ____--- ....1 ...0•• mai \ ‘• -1.1414%1-9.62: .4,P : :.. ..1 I - , --i -:.,-'-441% 1111/ r ,-- toS4 4 WA• F-if___ - Li-ir I ' -I Z ( vov. ev \ ,•Vv--1,-% -vedApPAN•44. .• I . 7 1 __, ,_ � ;�l��/ 1=��'��`,�,"�,",; 1061 1060 1059 �;� /��% /'% 1���� ' STAND A 2 / / / \ \ �'�,�', _ ' �`,",- - �,i/%///'i��%/� - �������j�� GUISE ROAD ci AREA: 1,040 SF - - - - - ������/. o - - - - - - /� /� / �� /� / - sm Ak---z-1/LIS_-__A.::1 ' - - CANOPY: 1300 SF ♦ % 1, fe r. PROJECT NO.: 148-005 2 i �% ",%"W �ii` = L TYPE: PLANNING OTREE CANOPY PLAN REVIEWED BY: KMK Lo KEYMAP 0 0 co SCALE :7g 4) 40 0 20 40 Z 1 INCH = 40 FEET STREET TREE - PLANTING LEGEND NOTES: SYMBOL QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION 1. PLANTER STRIPS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN), EXCLUDING STREET TREES IN TREE WELLS. 76 KATSURA TREE/ CERCIDIPHYLLUM JAPONICA: 2" CAL., B&B LAWN (SEEDED) Alt /- - \- . PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. RATE: 8 LBS/1000 SQUARE FEET. Roo. I 53 YELLOWWOOD / CLADRASTIS KENTUCKIA: 2" CAL., B&B �i--� 2. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS StantonStreet (� 71 HONEYLOCUST / GLEDITSIA TRIACANTHOS VAR. INERMIS: 2" CAL., B&B In Planter Strips, Root Barrier Shall 3. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE 2" Pea Gravel Backfill Be Min, 36" Depth x 10' Len Length BUILDING COMPANY ,Entire Length And Depth \ 0 g e PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 2 & 3 SHEET L1.05. FOR COUNTY ROADS (ROY ROGERS) SEE DETAIL 1 SHEET L1.05. \. 0 Placed Vertically On Concrete Side Of of Root Barrier 38 AMERICAN HOPHORNBEAM / OSTRYA VIRGINIANA: 2" CAL., B&B \ / Tree And Centered On Tree 6. ALL STREET TREES PLANTED IN COUNTY RIGHT OF WAY ARE TO BE INSTALLED PER WASHINGTON COUNTY ROOT BARRIER DETAIL - SEE DETAIL 1 SHEET 0 L1.05. t,---52 WILDFIRE BLACKGUM / NYSSA SYLVATICA 'WILDFIRE': 2" CAL., B&B Sidewalk \ /y r Curb W. 7. ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS BACKHOE TURNING SHOULD BE �. Tjj\i USED TO LOOSEN THE SOIL. Do Not Undermine7Ii32 GREEN ASH / FRAXINUS PENNSYLVANICA : 2" CAL., BEtB structural Components 8. BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE When Excavating. \ ` � CLAY)AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE / III 11 CORINTHIAN LINDEN / TILIA CORDATA 'CORINTHIAN' : 2" CAL., B&B BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF (41*-1\ COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED TOPSOIL AND 3 5" OF YARD WASTE ' '---i x 13 RED OAK / QUERCUS RUBRA: 2" CAL., B&B ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE. ) y -- pnriFiC CC)MMIINITV nFcIGN • 14 FRONTIER ELM / ULMUS 'FRONTIER' : 2" CAL., B&B TREE ROOT BARRIER INSTALLATION 12564 SW Main Street Tigard, OR TOTAL: 360 QUANTITY OF TREES PROPOSED FOR PLANTING GENERAL NOTES: LANDSCAPE PLAN 97223 (Not to Scale) [T] 503-941-9484 GROUNDCOVER 1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR NOTES: SYMBOL QTY. SIZE AND DESCRIPTION: SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. All Street Trees With Trunks Closer Than 4 Ft. To Paved Surfaces Shall Be Planted With Root Barrier DATE: 12/30/2021 Between the Root Ball And Paving. LAWN (SEEDED) 33,142 PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. 2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY Plantings Within Tree Wells Require Root Barriers Along All Sides Of The Tree Well. REVISIONS . S.F. RATE: 8 LBS/1000 SQUARE FEET. CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. Q Installation To Be Completed In Accordance With Manufacturer's Specifications. NO. DATE DESCRIPTION AREA TO BE PLANTED PER - RIVER TERRACE BOULEVARD 3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. ME (TO.Y� LANDSCAPE DESIGN GUIDELINES. ,4�' ,, WASHINGTON COUNTY TREE ROOT BARRIER 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE. ���' DEPARTMENT OF LAND USE & INSTALLATION �"�� TRANSPORTATION o oN ENGINEERING SECTION ** ADDITIONAL CANOPY TREES - SEE L2.01 FOR ADDITIONAL INFORMATION 5. BED EDGE TO BE NO LESS THAN 11.5"AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLOT STAMP: 02/24/11 5:33P KELLYE EFFECTIVE DATE: WASH. CO. A PLANT TO LIMITS OF AREA AS SHOWN. CAD: 4010.DWG 3/18/2011 4010 Oh 24 AMERICAN HORNBEAM / CARPINUS CAROLINIANA : 2" CAL., B&B 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. AW 11 WILDFIRE BLACKGUM / NYSSA SYLVATICA 'WILDFIRE': 2" CAL., B&B 7. CONTRACTOR TO FINE GRADE AND ROCK HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OFWASHINGTON COUNTY ROOT BARRIER $111,117 � IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 0 2 SHIROFUGEN CHERRY / PRUNUS SERRULATA 'SHIROFUGEN': 2" CAL., B&B 8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE SCALE:N.T.S REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND 4 NATCHEZ CRAPE MYRTLE / LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ': 2" CAL., I 3&B SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, T THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN DEEPROOT GREEN -T) c0— 2 VINE MAPLE / ACER CIRCINATUM: 2" CAL., B&B INFRASTRUCTURE, LLC c9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 101 MONTGOMERYIP 6 10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION STREET, SUITE 2850, SAN TREE TIE (2) TD FRANCISCO, CA 94104 WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. INFO@DEEPROOT.COM „R.\ GLAV. STEEL WIRE; LOSE E 11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE TEL: 415 781 9700 TO ALLOW 4" OFF LOCATIONS. _'I MOVEMENT IN ALL o DIRECTIONS 12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE MULCH AS SPECIFIED. P. "`---jj�((( FINISH GRADE I ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER KEEP MULCH CLEAR OF $ N IS LONGER. TRUNK BASE. CUT AND REMOVE TWINE - BURLAP, AND WIRE BASKET 00 13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND 2"X2"X8' WOOD STAKESN FROM TOP AND SIDES OF o ._ FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. SET OUTSIDE muROOTBALL. ROOTBALL ON d . 'n� ievtchce, STREET TREES BY STREET FRONTAGES WINDWARD AXIS 3' UNDER FIRST LIMBS OR 5' HIGH.STREET 14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL o o FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES (REMOVE AFTER ONE WHICH EVER IS LOWEST. PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. YEAR) \ — 4 -_, = A 818' / 40 = 21 TREES _ J w 15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. `—I J — m = NOTE: BACKFILL SOIL z =1 _ 111-1 0 lE 1. TIE BRIGHTLY COLORED i B 1695' / 40 = 42 TREES V11E11E11E111 RIVER - - /= — o w P.V.C. RIBBON ON WIRE16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. o 11=11 - — — 1-111- �ce 0a O 1695' / 40 = 42 TREES PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE M =111, = 11= GUYS. (MIN. 1 PER GUY.) 1 =111-111=111=J1 111- 2. IN LAWN AREAS CUT TREE -0 LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN ` 11=111=111�I111 1I� CIRCLE AT 12' RADIUS FROM E DO 590' / 40 = 15 TREES COMPLIANCE WITH THE DRAWINGS. I =1I1- TRUNK. TERRACE L O 1021' / 40 = 26 TREES 17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT / DIAMETER OF / w DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. ROOTBALL + 12" w FO 1142' / 40 = 29 TREES STREET FRONTAGE IDENTIFIER TREE STAKING TOWN CENTER '-'-' 18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD v., 0 1189' / 40 = 30 TREES RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 2 ..___. SCALE:N. T S ,ri0 335' / 40 = 8 TREES 0 o L co O 348' / 40 = 9 TREES XXXI=X a 0 577' / 40 = 14 TREES REQUIRED STREET TREE QUANTITY LENGTH/40 TREE CANOPY ° FRONTAGE LENGTH KO577' / 40 = 14TREES PLANTING LEGEND DEEPROOT TREE ROOT BARRIER; c UB24-2; INSTALL 2" BELOW CURB STAKES TREE TIE O 267' / 40 = 7 TREES GRADE (BOTH SIDES) AND NOTES T) 12 LINEAR FEET MIN. TREE TRUNK OM 270' / 40 = 7 TREES SIDEWALK MULCH NO998' / 40 = 25TREES II/ / / / / / / / / /rff �- i / / / / / / / 1 a aN C N1L'e,i 4 TOTAL: 288 REQUIRED STREET FRONTAGE TREES O ce 1 STATEMENT: Z ° t) I, KRISTINA KOLTAVARY, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS a \ ' 152 _c ALL OF THE REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL X I / / / / / / / / / / / �"-� / / / / / / / / / / / 1_ C CURB KRISTINA KOLTAVARY o REGISTERED LANDSCAPE ARCHITECT#513 GUTTER co STREET N / 6' jr a PROJECT NO.: 148-005 .11 12' / TYPE: PLANNING 2 0 REVIEWED BY: KMK 0, 0 0) TREE PLANTER & BARRIER FOR 0 0 oo (3TREES IN RIGHT OF WAY .(5, SCALE:N.T.SLl • 05 a z STANDARD COVERED SOIL VOLUME SPECIFICATIONS REMOVAL, STORING AND AMENDED SOILS FOR OPEN SOIL VOLUME=(PLANTER STRIP AREA+FRONT YARD AREA CONNECTED BY THE COVERED CONTINUOUS ROOT PATH)x SOIL DEPTH PLANTED AREAS: PLANTER STRIP AREA=6 FEET X 22 FEET=132 S.F. AREA CONNECTED BY CONTINUOUS ROOT PATH=4,000 S.F. 1. PART 1. COVERED SOIL MATERIALS \ I I OPEN SOIL VOLUME=(132 S.F+4000 S.F.)x 3'=12,396 C.F. CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND \ LIMIT OF AVAILABLE COVERED SOIL VOLUME=(SIDEWALK WIDTH)x(SIDEWALK LENGTH)x(STRUCTURAL SOIL DEPTH) SOIL(SO'RADIUS) A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 -- -- COVERED SOIL VOLUME=(°,x(3')x(3,=54°.F. TREE'A' SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD BUILDING /� ' 4A TOTAL SOIL VOLUME�PEN SOIL VOLUME+COVERED SOIL VOLUME=72,398 C.F.+54 C.F:72,45D C.F. 12, Y A STREET 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH AREAS AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL REEINA12'RIGHTOFW YN(500C THE F)THEREFORETHISSOIIL VOLUME REQUIRED ILLVOLUMEMEETS „:' StantonStreet j CITY REQUIREMENTS. - � 2. LOAM/ORGANIC TOPSOIL TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL STOCKPILE T- 3. SOIL BINDER SUCH AS "STABILIZER" EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE. h1t �' - E BUILDING COMPANY 4. WATER i "+ 7 '1f �:�xl. "c EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY d , +/E` }' PART 2. PROPORTIONS OF COVERED SOIL MATERIALS THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL LANDSCAPEDYARD FRONT -� - =H tt `\ � ,,�z > 4 MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD. / (OPENSOILVOL°ME) � t r A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION //// 4'°°°S.F. / - Z `:_, ..,;\ ONLY ( DAMP AND NOT MUDDY WITH ADEQUATE MOISTURE TO BREAK INTO r 3lo,LrzAV l°s)LE j/ 9 r MATERIAL AMOUNT FOR 1 CY AMOUNT FOR 4.6 CY CLODS WHEN TURNED AND WILL NOT LEAVE A MUD STAIN ON THE AND ��������/ e OPEN SOIL VOLUME m < OPEN SOIL VOLUME OF COVERED SOIL OF COVERED SOIL PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO t TREE'A' LL CURB INSTALLATION. i �// 4417 10011 ROOT PATH COVERED SOIL YI VOLUME(MINIMUM WIDTH 3') STREET t STREET CRUSHED ROCK 23.2 CUBIC FEET 4 CUBIC YARDS (BLENDED SOIL PLACEMENT AND COMPACTION: \1 j//_ ROOT BARRIER PER II-IIIIIIIIIIIII II-I II nooa• o o k\ I W y p/ y/ aC /[{/ fkil IDEWALK MANUFACTURER'S SPECIFICATIONS '-III—III—III—III—III a000 aVOV.000ao \/\, , , f'II� II_ II II 1 I III— TOPSOIL 5.9 CUBIC FEET 1 CUBIC YARD SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN `\ �j BOILVOLDMEDNAVAILABLETQ �L_iIIIII illIIIII�oo�ooaVVVV3 0000QOQo\/��/��/III,. IIIIIIIIIIIIIIili�1111111111111111111111' SOIL VOLUME ROOT PATH (OPEN SOIL VOLUME) o 0 °o o° o ','; III III- (- I:Lei:,11 SOIL BINDER 13.7 CUBIC FEET 4 POUNDS LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2" \\ BUILDING / TREEAWHERENQCDVERED LANDSCAPED FRONT YARD Illli_III=III„II IIII1111111illlli Illiill iilllll�ll =I ' ROOT BARRIER PER A I COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM \ \ SIDEWALK MANUFACTURER'S SPECIFICATIONS WATER 1.6 GALLON 46 GALLONS DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR \ \\ % PAC! cotton!iNi Tv n, cIGN ROOT PATH COVERED SOILS VOLUME DRAINAGE SPECIFIC BLENDED SOIL MIXES. `\\ COMPACTED SUBGRADE 12564 SW Main Street Tigard, OR \. -12 RIGHT OFWAY I 97223 12'RIGHTOFWAY [T] 503-941-9484 °RB PROFILE B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER LIMIT OF AVAILABLE SOIRADIUS) -/ CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE -- --- NO SCALE EXAMPLE SOIL VOLUME DWG.NO. DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED PLAN CALCULATION — STREET TREE APPENDIX 11 DATE: 12/30/2021 SHALL WITH ROOT PATH BE DETERMINED DURING MIXING. REVISIONS PART 3. COVERED SOIL MIXING PROCEDURES NO. DATE DESCRIPTION A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END STREET TREE WITH ROOT PATH ME RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES SCALE:N.T.S THAT WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. C. ADD ALL OF THE TOPSOIL MATERIAL. D. ADD THE SOIL BINDER. 1 ROOTUFAC BARR MANTUIERRERSPER TOTAL SOIL VOLUME CALCULATION FOR TREE'A': SPEGFICATIONS II II OPEN SOIL VOLUME=100'x 5'x 3'=1,500 C.F. D IL ME .F. E. ADD HALF OF THE ESTIMATED WATER. ��,yr TOTAL SOIL VOLUME=150 C.F./"/� ^ TOTAL SOIL VOLUME=7,500 C.F F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. w 1500 C.F.IS GREATER THAN THE SOIL VOLUME REQUIRED BVA STREETTREEINAN18'RIGHT UIREM NTT C.F.)REREFORE THIS .6 SOIL VOLUME MEETS CITY REQUIREMENTS. / c G. MIX THE MATERIAL TOGETHER. / NA 3 6 H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY t ' ) � TREE A' 7 WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS cc A Ly, IMPI411 AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. o ---QDRB N ; I�t ` Em - 1 18'RIGHT "V� 1 * ti O OF WAY < I :A r � 0 .,i I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE TREE'A' hf 'f rA o TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED �� " { Fi. tit) ~ ., ROCK �j , � " .� 41L SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED eJSTREET CRUSHED ROCK IN THE MIXTURE. 5'PLANTER m z III OPEN SOIL VOLUME , ^z� N �, STRIP G I te . O SIDEWALK 1/ OPENMOIL i m SPECIF ROOT ICATIONS PER MANUFACTURER'S CO CO J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE v TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE / & CURB o DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. '1I4 Re.avA, ieh/Lace 0 SIDEWALK 4,===,.. PART 4. PLACEMENT OF COVERED SOIL � 7-----1-7—) ,�Lu A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO s 'I-III-III-III-III-III-III-Ii y,// // 1=I11=11=111=111=111w ''-1 �I 1-1 1-1 1-1 1-1 I -f1� 1 11 11 I, 1 1-1 1= NOT b' i1111-111=11I=111=111=111=1 1-111- RIVER STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE 1// iiT TREET a PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL I II - 113'RIGHT OF WAY 6 - TO COMPACTED SUBGRADE N tE DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. DRAINAGE NO SCALE PLAN PROFILEEXAMPLE SOIL VOLUME TERRACE CALCULATION — STREET TREE DWG.NO. w B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE WITH OPEN SOIL APPENDIX 11 Lu Lu ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS TOWN CENTER w INCORRECT WITH OPEN SOIL GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING PLACEMENT OF COVERED SOIL. 2 \ STREETTREE SCALE:N.T.S Lti o C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. / 0 co SUB-GRADE i ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL TREE CANOPY a CONSTRUCTION DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND PLANTING LEGEND c COMPACT TO THE REQUIRED SUB-GRADE COMPACTION.0 AND NOTES D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH Ti LIFT TO THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT _Q EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL a THAT c c WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE c 0 OF w THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF 1:1)} AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED. U) E. BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY a PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR c PLYWOOD. c 0 c co 0 i a PROJECT NO.: 148-005 c 3 TYPE: PLANNING 2 0 REVIEWED BY: KMK 0. 0 Lo 0 0 co i a Ll • 06 z NOTES: 1. SEE SHEETS L1.01-L1.07 FOR STREET TREE PLANTING PLANS. 2. SEE SHEETS L3.01-L3.07 FOR RIVER TERRACE BLVD. PLANTING PLANS. Stan to n S t re e t 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK Et BUILDING FINISHED ELEVATIONS. BUILDING COMPANY 4. QUANTITIES ARE TO MATCHLINES. 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. SEE IRRIGATION DRAWING. 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. ELECTRICAL SERVICE TO BE A MOBILE HOME STAB IN. Fr\ii..00.1.14:) IAririr rnnA,MMII IPI!Tv nFSIGN 12564 SW Main Street Tigard, OR I97223 _�/"'\ N [T] 503 941 9484 Lei 1 �� 1 IW DATE: 12/30/2021 FUTURE • o-: �( � COMMUNITY PARK I w REVISIONS WI NO. DATE DESCRIPTION cn WATER QUALITY SWALE I W �= SEE CIVIL DRAWINGS SHEET 8 Z I FOR ADDITIONAL INFORMATION I = :Q ......, ) I/ Q PARK OVERLOOK PLAZA (.N.--,-........ ...„,..„ — ...—...—...—...—. SEE SHEET L4.01 I I , ., _ I Iaii SITE BOUNDARY WALL 9 11W, , L4.05 I • 11111111111111111111111111011111111111111111111/1Itilwr* • ® 1� OIi �V IiIiIiIiIiIi ,iN1j9 1 .- Ii1� I) �� MN D t�1o0 i , 1�,,1� 1� I� I� 1� M 1� 1� 1� 1� 1�' 1� 1� 1� I��I;! ��I��1� �Q1`�,���`��t����� I uivlory����l��i��1�'� �`�i`�i��1�� I�� J�c _ 1ai _�f �,�►�.,��TD OlC41 I/�/ ' � J1J _� J'J�JIi'�li01 *.t.42Elitii wry.tJl��.i�����,����Jl����,���1��`�����►����.L�i►1�1� lt: i �' 1 . ®CTI �� o to 9,002 =-; - z me-4747v, ,,,„__ mu," ,=== ===, b. W 0 wererewowe i 1 a 1 lirj.41 ,,,,,,K�1 , �' Jczoa Otis;., , I SEE SHEETS L1.01-L1.04 FOR is+8ti0_ ',DAI �a 4 it`s V j:%'�►V.,` �1's 1 ♦ ♦ ♦ ♦ �+ y: .� .OI'�- � .�J�p�O`4�0`O�a!IO�Q I �1 �1�?�!�.:.>�� : �1 *. _ °• ��►, ��O INFORMATION ON PARKING LOT ci o��dri I] �. &� �— BIKE RACKAI Illr AND STREET TREES I L4.05 .C1 ,,,I....___,....-4We' 'II' qi1 o �►��� TRASH ENCLOSURE PRECAST CONCRETE— c0 O� 0 © VEHICULAR© 1 ,, SEE SHEETS L1.01 L1.04 FOR L4.05 PLANTER CONCRETE L4.05 R:LveA, / 0 p.�` "�1�� TRANSFORMERINFORMATIONONPARKING LOT�'`:'�'.,�) ,O PAVINGOj?� L� ANDSTREETTREES4 TRASH rt Ititi' cNi -P o o44.. ��i► .1 • 3. PPP�► 111 \ L4.05 RECEPTACLE ,iii !A 41 bei AO al.Si ,4,, I \ ANN L, (,) ':�_,a,0in +I edLou 04—•:..: • -1, ilkiiipt, . .91 114. • RIVER t!telp‘l iii • noo���, i a1 Ifr‘1 iiiii BUILDING 1 _,�a� *ai. _ 1 TERRACE ct ` I+ � III * _c` BENCH / c,,44fr, i Nw I114:010/1 L4.05 o BUILDING 2 1 !. z qS,1 ���. rlitly ' ill j g E E 00 �!4 ��� oitv 1�� #' L4.05 POLE LIGHT ' ' o I II ���114 1 TOWN CENTER 1. — la 0,3;*ifi ot 1 CARPORTtlk ��► .cO 0;611146 IN9 4 '�16I-4, LAWN r 1 AREA 1 Q R o, xi J ,. as L _ , 1 � � � � + � � � � � '��. : � � � � � - - - - - - - I__ilkSI M M � z � � � � � � � � � � � � � 1.. PLANTING PLAN wow" � � - .,ice I" ;" MATCHLINE EESH ETL204F"I' l' I : _, E O AREA 1 - PLANTING PLAN cT_ 1 , - 1 I �� I B I c C? '--I --C , SW JEAN LOUISE ROAD to z (- ,.,,, 01) ' > — PROJECT NO.: 148-005 o f .\a o N TYPE: PLANNING o REVIEWED BY: KMK KEYMAP O O co i 0 (i) 20 SCALE 0 10 20 z 1 INCH = 20 FEET • • • 1 , NOTES: AirI AWA A I kVAAIkVA A./A Alk r 1 1 ► �/ S w' �� �/' �o o' — 1. SEE SHEETS L1.01 L1.07 FOR STREET TREE ' ®I�I � - �� '• I � ����I PLANTING PLANS. I I�► �WI1 AWI1 A_I1 AWIWAWI1W IWAMM • .:.. /--.. - ^ ^ ^ w �+ ��i� 2. SEE SHEETS L3.01-L3.07 FOR RIVER TERRACE BLVD. 1 ♦ I♦ PLANTING PLANS. ► �� , .• r : StantonStreet • I 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK Et ♦ OCV °° II „�' ' '?l,'. BUILDING FINISHED ELEVATIONS. BUILDING COMPANY I ' -�� r: .� \. ♦ • OlLy / ; 4. QUANTITIES ARE TO MATCHLINES. NI ♦ �`_ 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN W I ► a/ AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. W = II SEE IRRIGATION DRAWING. W ♦ % .. • .• \ 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. 4 / . ` t/� I .'1 ir ELECTRICAL SERVICE TO BE A MOBILE HOME STAB \ F411 _ .''....:;...1:.....•:.:..: .1 ♦ LAWN " I I- '♦ 0 ( �41/4 � 4/_III II1 (1 r v,......•...E......•:.,.•..:....,'..M.. ....."..'•:.. DAriric r-nnAhAI INIITV nFSIGN ,♦ ►♦l /tilt 1+ '' ' ?' \1 12564 SW Main Street Tigard, OR -i-A-*-' ,, .♦ •• i.':••:' • • DATE: 12/30/2021 1 ♦ ® � r .. REVISIONS 1 ♦ ,®m 4 �1 .: LAWN ♦ 1 NO. DATE DESCRIPTION 1 I �♦ • 1 1 • I * \/ A iv lw Vitt •.e. 14 llitifit..:.:::: FUTURE I ♦ \AV:A.414g �� I COMMUNITY PARKil'LAr I Fimg 4jjIIW!1lUtat11rs—pw. ; . .,,r ,.,..... \ 0 _,..7 1 1 Mc rP 1P) . 1 I — = - / I A EILI \ 1xrf// � j>f,,a v0 1411I = X M. o:::........:., r 1 ./� w�� CV 1P41411110;1 L 0.1 � o. 00-1: oos000a►4oal00004000�r0000 •o 1 Re1eceh. ievtace CV 4.�� ���/.•• ) �� �Ia 1 .ate • i 1 o `�l► ♦ �I�I���fl6♦11��AIvA1,24:I1.� �_. �� � ♦'�` 'raCONCRETE STAIRS WITH�CNi 1 0 �� ���V�i. ���Si2 :I�f��►y►���� d' ,Cep • .'�l���c�a•oO'Oj4i 0►r♦ram ejt.ijaijs=, ,, " ►� �i4P •Ir ova4��s �l sj�t�a00��t�t.f tt $ 5. CHEEKWALLS AND RAILING in --------- O� c .•R s•Aq����1 � �e /i���s®®��� a ♦�.. mac:=_ ego°_..� �.:p��i��if �.►i�►�►i:►�i���►i:►ri0 el9Pi���i ►i��►��i��IF�i0►��►��.� I, .�..:. III .�I.\ FOUN RIVER 1� • 1d�k/ !. . .. ♦w♦��►w1►.�.mm,.♦�► �► ♦ ♦ �► o. ♦� ritiotl: I,�. 1A,7 TD o, = ■ OA ¢o<< tao :E AA7J -, , 0 , , , olkiii, / TERRACE oc .: „iv...Jr. ,�e� _ • I T 4104004 ao \♦ ; :I:7 .-, �` �:11:1_10:::, 7 TOWN CENTER 1 41, ° i �� ' � ' SWIM CENTER ^ 41 ► 7' .44 tc.04.Wei%�. IRIS LtiIP I • CO �'` 0O bb �/ i MOND NIli �. •�d�pll AREA 2 a 1 E 1 0 . ,,„ ' J�QId`r; 1 �- oal PLANTING PLAN y - ;0- 4 roe•�1.' a y c c ,��0'�i�'�`� �I CONCRETE WALK 4 ,,,t,,) ,,,,....t...,,,,,,, P 0401 0 ea' — L imit y ,,,, .•4o Oki i, t ¢ .E I L ` �0 = ♦����bii - CONCRETE STAIRS WITH '� I ,,,„,..;,_ OiO�I� ♦ + ♦ iii / :s0,4aA CONCRETE STAIRS WITHD ,QO TRANSFORMER Oil , `p:} ��r'O CHEEKWALLS AND RAILINGw♦� =! �c' .Q , CHEEKWALLS AND RAILINGteal �. �_ Milt o a o.,ooa�a000a� _ �oo�► �, A, ---- Lo� cw�.—v: • ,v. �oa� -a �+ aaaa...a.». .<< a: ; a�r0a _ �. — m co R �, ,. �* s / ��■ ►�' _ ' I �'' ' �! �'.�'''10.0:i ly0:00:e' c�e 4,**0•0:4.F���� ?' ` ('1�►1 ����` •�!� Q�' /^'�'�T'1� • /'T1Tr �i-pi4 0 „ ••• V%1._.�G:L:C.CCC,CCC C C C; «'C C �G:C(C:C,c C,C:Cc,C _C' " I►�� I"` •7,4°,4 -' 1 1�� l�� .. ■r• i a,..iktws a cccccc-ccccccccccccccc,_ccccc�_ccccc 1 ♦ / i�i�///.G// PIIMM11.111111111111111111111111 a 1 - _ re �► �.� ♦ �II1111111111111.. .11EAMMIE � � \ - %���� sOs:1-- -=----ucecc.cccetec\ ,,....4010 .i.cccccecoeccccerccce «:ce ���_, 1 Q Q` fj� • w I I�` ;T 7i!'; p7 �• r 'r T r r r (r r rT) .e. otomer �mmov '.e a o c • CARPORT o Wfq tit ] ' I — A ►.:pit: ,' 1: �f Cc' 0,` 0,,,,,ttity5,...i.1,0,1 la _____ law '-,c'r • Z I .1hall IL______ __, MI OMM WVi (•1.•• •'. r �� ,,, Oi'!. SW JEAN LOUISE ROAD "%j ' • c. 1 %'% Q " THAT CONCRETE WALK CONCRETE WALK �/n- "•� tea, '. ' ' I LAWN Cc � ► 1 BLIL, ____, / � ��' i a ,‘„..,r 1 Q�d ACc � � .._,N, a,,,,,,, .,a, J �0 � ., , ` 'i• l iii , \, �'�rold�'la,= 1 p 10, _ i PROJECT NO.. 148 005 IL, , 01. Eto. � . 1��1 �-, , BUILDING 3 ; t ►o . / ��� ,,,, \ 8 _ 1 C . - .. '-�:'= V ► ' s ✓ 3?_► N TYPE: PLANNING 2 1=Ii _ -_ 0..0i■ . ♦ ,I`/ /% . 1,a — OATS \6 D1 a: ;b "._01,,,i1/47.0:_IIPI 0 �.0� / ;. ?� •� i li REVIEWED BY: KMK Ir 10'�� — ' MATCHLINE SEE SHEET L2. t3 ' �-- . .�: i. -crr currrc I n+ I n� rno :. fit-Ai i ---------- SCALE (i) 20 0 10 20 O AREA 2 - PLANTING PLANm m m L2 • 02 z 1 INCH = 20 FEET ♦ • , / II I f r1 �.� - r �' ; ' - - - - - - - - - - - - - ..�Il MATCHLINE SEE SHEET L2.02 - - - - - - - - - - - - - - - - - - - � ' 47 NOTES: ,S I G 11K r. 46,E ►�Ivii!lh:16,07e/a'4:1:::::lje . ,��� I �-.. .aE ..�A .� t 010� SEE SHEETS L1.01-L1.04 FOR �` 'A 0 � �► c OATS = `!r9,. 1. SEE SHEETS Li 01 L1.07 FOR STREET TREE fo' INFORMATION ON PARKING LOT /I AND STREET TREES �� 4cp ./ *`,"� PLANTING PLANS. r c-I*P��.l� ►,, !'r ��1001 - I ,.. , C 4,4011, y■ f�� �a �� , / 4,-ar4) HPYE2. SEE SHEETS L3.01-L3.07 FOR RIVER TERRACE BLVD. '��"��IPLANTING PLANS. ki„,, i 1 �2b4 J 1 '1 �'%. �� CONCRETE STAIRS WITH, I I u * � �' ,` i.Q'.l CHEEKWALLS AND RAILING StontonStreet (�°� �y �;,) ��, FOUN �► �� �'' 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK Et' 1 O � -CARPORT • ,;.� ` � ia�._OraD _-,,, a� BUILDING FINISHED ELEVATIONS. BUILDING COMPANY I C `Ole 0 o • A'� 1 ilikil , Ir. HPYE 4. QUANTITIES ARE TO MATCHLINES. VII IIII������� . �'• _ Lk' :;... ��,j�0,.�. 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN a1 . � L k ��:.. 7::::714 � i� Lilk 4 i$ Totkim AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. SEE IRRIGATION DRAWING. • 011/4 1 1 kOOOOOOiill X :; ` lidIi b� '•• . 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. V d /0 `.�d y�;' I �;,�, 4ELECTRICAL SERVICE TO BE A MOBILE HOME STAB 141111111111 N•_Wii14 10,,:rotryik II:P t ,■ FOUN n� a �,rWilli n pl- 4 rug- ( il!,'� _��,��F 40 a ;n 4 � .�Qi: — (_ 1,0G to di "' 1414..,01,..,i''i''ii At1('IrI(' ( (1AAf\�ll Jnl TV Il®�� ILAWN ► 04$ n�. 0_ * i i:0 ` ., / I +D4, ;. ::, 4 1:74%.0111114:1 �Q,�� 0c W , 1� k / \��a�����®�,� FSiGN 12564 SW Main Street Tigard, OR ' 1lW* I o c etio of t ,4,111 / 1 , `fii��lla l_ 97223 IW War U 11,104104 ' i ,,,„.. .,0; 4/01 - BUILDING 3 illtt. ►, �''� CONCRETE WALK [T] 503-941-9484 irl,0 1 \ 4 toistit+. i IL SSW*„ /. DATE. 12/30/2021 Awit. o - .40 � . , � . RE i4:101.7_,..!::::::,:::,.:4)orraodo)m o'. REVISIONS �e►:r,.. _ � ;-� o � I.�arc. W�L I�,„ 4 1 NO. DATE DESCRIPTION / , 0 \ N j,,,,,08„,„.„.„ _, / \ 0 O!illtiii11:11:04(11:::;04:ssigillet, A • ------ A�Or 6,45 o 0 I Alti< A 40, oillitkoaci,„.. , \ c, . i -... - , .4, , TRASH ENCLOSURE --• - - �� ' ./ FOUN `�'����%g0�41jG 1iii* 4 ,4 '6400 0,,-.4, m, 1 �• ►� , ,, ..-44� = CONCRETE STAIRS WITH �• ' � •, '� CHEEKWALLS AND RAILING J .. (.., 1 ••• •• . • • • • • • .. ,...... z. • c ;r, + :i.. . .. • .. •: , . ce 1 4N ,I . ►.fit m 1:. _ .,, .. „,..:...,‘•.:,• . ,„,..„,...„,),,,,, NE ilerinnumitim T 1 • • Li . . ,.. _____viva z; - . l•. '•• .r LAWN •F•• .`, -- t..'‘i4t .P/Wmta.f 4/‘r:I r 4 ,.1.,4- 1 . : . 4�d%pp� ` t l) *& 0 ,_, _____...._ rilv___wv_.A.,- -....„.;--.11,-,witowyervo"k 'A' 1 I I'A Taal t-' W Ai To = — taor..10.1.1%,44i,litAtiler4.17 _ • cii)A1 ee_ t r. 141 iiiii""1111 .c) u 1 *k & E I- 41v. vow 1 0.-- V iiiip -i7 \ 04F AV A(.4.1 \isici\K w_f___gisp,..,00, r w „,,.. 4 <, , ,, , _„„....„,... \, r 4 ) 1,P,),..11Y1,1 44*, �i AI ;,.;, ..,,'„� ��il 1 1 , <e , ice% lestfit, I. __:.11 IN Atik •„ BOULEVARD PLAZA ,,4 ,� 4��•,lhi s. ►//\N SEE SHEET L4.03 A %C�(ti11Nna•6C! ado! - \ I411) 1 BUILDING 4141 0 I r sh •.4141, 4,, Iry or e \ i111 s 4Ilik, lir I uv!t , ievtacz cn I '1_4,11* TIL401410.,..4*4 zirbigfi MA • +, . `'''I ' 11.01 - - - . _ . A .11 ,;,. ..'Win r&L ?If*1ipNIII \! 1osy; RIVER *� 4 !it tart - _...1mm= ,..---..--- --•• •••-- • tas , . � . .... . • TERRACE E1) 1 41,6 4 I r it i , �� �w ... z �I�r�' �I!IIIW-�,� Ill�i�, �11� ram , •♦ (,I= , I Mil% iii ;0 - ' . • -Nisi Niviiiii mib.,)WWWWWW TOWN CENTER _, PEDESTRIAN Aft 0 I POLE LIGHT L4.05 0 CO a I _1 SW JEAN LOUISE RD AREA 3 I SW JEAN LOUISE RD m PLANTING PLAN c 1 ©PRECAST CONCRETE Q ci L4.05PI PLANTER V rY _ ,iis 1 Ark" ► �® i I� IIi.'I— J���-micTs: ITS ' I'�►-i ii1�- , Ill�rw Mt--nil _•_ Ti i \ wAlk ' ...1.•: ' : '''''''''''''',: ..• : ' �s �1�� .E y--11- avi lop) lit OP\ 11 ' _V . 2 ...1k.A......_ ...,4-1„,....1"11...... .. • ow, . c „........ _lito •P"" ""-111-1 SM I Q . . moo, •• •_Ai• A # N� 0 _ '� a> i ;I: • .*�II�n���N , - sl , o = ogoa011i �ioaQaa� a0000�, . p 1 �1 1 ,� ' > -...ei — 1 I—— — �I lk at-I II IP I1l.l1 i4: "f , I � :oi iii ID I - tip , rA •c 1 '‘' 41, iloteL.,44$ , �.� „7:::,,,1 „___, , w I I , I w,amptipt Aegt-ex _ BUILDING 7 I .lipAiwit ,,,, 4.440 ,� 1 2 T - ( I m 1= =1 I ► o ,tom •,���ti . 1 ` 10 "J �� I �0 1 \ . �1 ('��� • 1 PROJECT NO.: 148-005 BOULEVARD PLAZA , r - 4��r' ' �Z� A I• - > _ •_ 2 I SEE SHEET L4.03 . . E`d� '"'*Ail:• • kk ) TYPE: PLANNING ' + pf -ii � S`'ii%/i v'�•� � i��i�� , KEYMAPin REVIEWED BY: KMK 9 I II II I* tom,„\II 1 Q A.„,,4 ,, ,. MATCHLINE SEE SHEET L2.06 L2 • 03 SCALE 20 0 10 20 _ . O AREA 3— PLANTING PLAN z 1 INCH = 20 FEET 4• .,t. i ► O�6" t'11irs I+pO r LAWN i ll' oir VII�' ' �� O __ L o 1 NOTES: ?� __ �'3 ' '� =MATCHLINE SEE SHEET L2.01 m �' �C�`�►`'��� ����� -� ""r ` 1. SEE SHEETS L1.01-L1.07 FOR STREET TREE O�. ��7• �� , I � I � PLANTING PLANS. iJ:�C�� 11t„ iill \ �►�� I�rFel 2. SEE SHEETS L3.01-L3.07 FOR RIVER TERRACE BLVD.il 1 !�;�Il����ri•� js � Iird ` �� � I � PLANTING PLANS.t �:, r \ („..0:0,...0„:„.„,,„ o00000� elle.1111 IL I StantonStreet ����� , ♦ ♦ J III ` 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK B0 � 1� ),„C,aoQ ' ,.O♦O,O,O„O,O IIII o BUILDING COMPANY fiCait�r .� ►i� �'i�i�i�\i�i . . . . . .� o SEE SHEETS L1.01 L1.04 FOR I BUILDING FINISHED ELEVATIONS. rtiCittil _ � �, IINFORMATIONONPARKING LOT -,� I'1� �r' o�>, III 4. QUANTITIES ARE TO MATCHLINES. " IIM -� • ANDSTREETTREESiiiil_rRACT' : Q� �; ��� 41 Al �' 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN II •! � 00: BUILDING 2 AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. ����� ���� / �� O]��10 = *'' itg, LT. SEE IRRIGATION DRAWING. , to . 1♦ ��;��� �1� CARPORT 4 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. "��_/a' il ♦('O�il �.� / r�i70 ; ELECTRICAL SERVICE TO BE A MOBILE HOME STAB ��i�=►�. I 4t IN. Wit �� 01 0 TABLE/CHAIRSPF �)QI,..1 1� 9 I �ar� l l o ��e i:1:1 �I SITE BOUNDARY WALL 44.05 �� ,4 411-4 I 4A�`�I► (AAl � 4;� lI�nriPiC cnnAkA1 Ir<ilTv nPSIGN ptce a I� 1, LAWN ,.= I 4 arts �� I BUILDING 1AL 'II fflp I\ ',.. 12564 SW Main Street Tigard, OR 97223 •-oto i. lam' ' �1.itaik + ��,4 [T] 503 941 9484 �� Lie,L_CL."0„.l■�>d „MIL al 1 :�� - 'f :'I �; '.' PRECAST CONCRETE L4.05i '1 DATE: 12/30/2021 .;.: n1 4 RADMOUN TRANS 1 oct I:A*1VOil PLANTER ,"' Q ��� � i p C O��i�{�����I I!% QQ' Q PEDESTRIAN :1,11 ,,7. r gyp �6 lis,m, �`o; 'QD• 0 1 REVISIONS J o A 1Y, `� Irmo' i POLE LIGHT ���f., , . �� era �t���<o�n�� �o��!j;, {ail 1� - �j _ ��,, yt � 1 NO. DATE DESCRIPTION C� ?���1i17 PGE �i y _ -J�, 11 �L� 4��1 -0., ctr11-S .� or•=d�3fl�c I iminmeidialillill tn•..,�1��i-..I 4 - - t� et Jill wv lQ- !�' E4 • 1 elo so L hiVl IfgI �� BENCH ► .,1a.1ousito ., 1►10 41‘1,. Ausiimamm o oocl, � a� ,� 0471-Pmi co, 4. 44.__LAVA 11,,..iii , , vo 41t"11 b 4t+eI ©(4iII&IT II TRASH ENCLOSURE v pftal ,T_•0.7C°E-,6D_ 1 i 11 I- I _ El _ILA--_ s1_ T ���p -----.=,....o4 po.ia.„01.r4-,i-1-p4cV3mpskrfr 0ge.0I.r.04,i.t,‘00 r„i"1l1,/l.k1.„".-.,0 li _____M __M i _i El_ . __I j____M .vl_7 1 A IO.p1l �0 0 . '. v�d Ii I 1 0 1 a 1 riI/k ,1411-m0\pe_0...-0t•N0i„inr.1----94wkP =O iAvi7 .. - � 8rs,tlim11fpe"gi,tii*1.) owi_v,asin (,,, , ....• a iroot.,, A .4.-0 et AA a , Th? r 1'11/P - ''..--....;..-er-t:-44(:. :.:kin I I\ 1. Pik r 1, ,iiiorrii 40 : Ira .1110 d ... •of I'd BE LP, (tivit '''; 0.014000001ro -1- :- ...10 vi,*to* 11 CP , Nmr.im pk.1 VP 4 � r� o ♦I�'��0 C NTRAL PLAZA �A i / R:tve)t, ROY ROGERS PLAZA r:. „Vier '�♦ Tehhace, � •• • :7 ► • `` �� SEE SHEET a �. _o . SEE SHEET L4.01 I/I� oBUILDING 4 10 . I LAwN :•� 1� BUILDING 5 1ft�pr ;� �i ,,: _ O /.A • . ■ire;«` gie. 10 E v*4..4F I v ii ;.:: :. . �o �� . � �_ .._ �,:-.��mam, RIVER _ , � _ I _J .,. •IdapiN ‘ adakk wA L __ r /by • II wore,. • 1.,.... !Pat 100,_..04, •aD0- - - iPill-- ► :.►.►.1 . groir rev-- - *Ism_ _Tr 9_ Vi, a 1o�DIIg;>.��I����•�,. .►. __ o- 1 -- - i ,��. .isbir trE , „ > �� ,,,o�o���o ���� o, 111 - III J TERRACE � �iivy -_ , _ . . MAI� a'� a 000� 1`li <.i; ov-���_ :o�a�a�g�.� �c�a�a����� III���II 0 . .��,'�►.�.. �... Reel • ■ ilt4" M111111111 iiiir z -� = �'� - �' / , li I �ramagr:riqpçd \■ 1� TOWN CENTER Q ► �/ 'Al`� , , /II/A`.I TABLE/CHAIRS A_!LW". I _, . ';, Elleim ;��-or ,...., 11111s� 11111� IIII�I11��' 111s11�' 11, I I , Lri CD co IbiimiligibtAiiii ly .--- '� 1 o 111Willitriftitikyivi .v 0-1- ..,„,..., / ‘Il / ‘11.00 .0.° BIKE RACK AI SEE SHEETS L1.01-L1.04 FOR I AREA 4 L4.05 0 INFORMATION ON PARKING LOT I J u 1 AND STREET TREES PLANTING PLAN E SW JEAN LOUISE RD 1 w II w 1 �' N PEDESTRIAN I �� _ - 1t= t 1lLk .F POLE LIGHT • L , 6lkika& :-c_ '� - I ,_,E f,_i_t__.__i4r-,, _,11 -imI.m IuI.II 1, � !'�.,--'�- -'�'- r /, r. 111 ` I�I11 1111,1■-i. ■IN �. 1��!II■1�. 111� ���t. ��►;ew �, ���� tiin��i ■II�!i - il�li�•- NNll��i � .1�lfllllllll■■\ __��I 111 11_.., _ ■1�_ __...... _ - - ,Z --..-. -.--.Y-111 ..._r1.11.. .1.,._ i..e.....r_.........v,do 4wtv--4 .„i,„,E,,als,A,l-aM-.-iml-i,;, O[1W1aWNroEwtaWE kP I--....i.mk,S. ---A ay. ..,-,-..-.-I_,k.,.,1,,,,1,:. / 11 1 1 ( TABLE/CHAIRS11 TRASH RECEPTACLE k��/i_cz0,,,ca,)) IV ItiA - -..�.�. --_.: `0.m 1a,Ri...._,k..1, e --t--.......-.,ti.1...k4.;:s.... _ - r. �.� . -)1 im Mil asiciftriZeinessetrifirifitis • 44..ikilk\IIIrdabk �, �� ��I1114, IMM1111111011 I _,� _ •,., ;.�o� • o �.���c�n-c :�,. .-: ►�ao�coJ aid *.n,Q;g. -- ,, � ___ eea-s, G0000cioo�� O o_oo 1_ ,, 1 _ k CIE III / 511111111 ■■■.■ 03 •:.1I � _ - ----- I I � �'�(�IIls��o16E, Ilss�s�I - � � � � o ���'�' � �-�' � � I� '��/,�I �T- �- _1 � //%%%i /% f- 00-00 - \ :�D('aQII.#E \ O•J ►�i��Y�►��i, ir p ( r ,# '■,�� , I �O �� r1- 1 1 I I �IL�IL� �I.�I•or. mt_.it_4 _ - �\ //I / SW JEAN LOUISE ROAD ��.. l •- �� ��� ---,-raoo ���= G - I •aoo -- .mot i a ', ", -.��_ r �: _ MICM, 11111111 ,���- �, Rio r. �� �SNr ,.I.I �. ,'w�, � �� +- 1==1 LAWN .•��; ��:*; ►� r ,_ -` ' ' BUILDING 7 1 p $ en i• ,�,IPIPSVM � , I _ _ + PROJECT NO. 148-005 2 • •• ►1**M BUILDING 6 a �i ifi��:i► ♦�i '♦�i liienza 1 " � �A6 D TYPE: PLANNING � ��' REVIEWED BY: KMK 0 0.• .).'...:'l: .•• .A4 alta of CENTRAL PLAZA !`�+ ►`♦ .i� r.r.� �► • SEE SHEET O � '►�' ♦�' I KEYMAP q - ror .4 �., L4.02 iOlS� co � � � � � .: l m m m � � � � � � � � � � � � � � m m m m m m � M �! i� I �' �C 1C [-_iNa MI MI - - - - - - - - IMI I. s SCALE �------ '•• j.� 7�IC �1���V,400 20 0 10 20 �_' RO. li��GERS PLAZA MATCHLINE SEE SHEET L2.05 •�#' ►'' �� ! !t �:. ■ O AREA 4 - PLANTING PLAN 1 c 20 FEE Z - • . - MATCHLINE SEE SHEET L2.04 L_`t.VL NOTES: 1 _ r--ri '';- 7 1 I 1:- m mi mi mi mi mi mi mi mi mi mi L • :�..RQ. = �GERS PLAZA �# �. /` �► � � � 1. SEE SHEETS L1.01-L1.07 FOR STREET TREE .E ell EET L4.01 ,�.��� �,�— I ��` 1 �� PLANTING PLANS. 7 , Ladm.o. I. / • rilIli rig j� ���► ,' 2. SEE SHEETS L3.01 L3.07 FOR RIVER TERRACE BLVD.r'" IL _II BUILDING 6 %�� BUILDING 7 •1 PLANTING PLANS. • LAWN - - ht!ii! ► rt, ..'•1� StantonStreet -top* ���!• �!! — 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK Et • . :. III 40% - ir.m,, PEDESTRIAN 8 it. fir'' �Mf / rD 1,_,__________„_,___,---- BUILDING FINISHED ELEVATIONS. BUILDING COMPANY . ,,,DV' ��r�-�-• r,,...,_.� POLE LIGHT L4.04 �-� � Q 1 0 \.. ,` .. -%,�"�6 D I [ ] A►� waves ,,zoili,, r I 1 ilkialk ir DU �L. 4. QUANTITIES ARE TO MATCHLINES. I �-� �� � j 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN .. ���► I J I - - — — _ "�� ...... . ;�� _ 1 u SEE RRIGATIONUNDERGROUND DRAWO G DIRRIGATION SYSTEM. ... 1, .. ���`4 All\ II - VEHICULAR© I 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. • I CONCRETE L4.05 ELECTRICAL SERVICE TO BE A MOBILE HOME STAB Ci p. TRASH ENCLOSURE SEE SHEETS L1.01-L1.04 FOR PAVING 1 "'' / INFORMATION ON PARKING © PRECAST CONCRETE (�' LOT AND STREET TREES rili___. L4.05 PLANTER O`it: Ili ffel ..ii ° °POO I i" - " �Agppe Ill\lrecol__ �►.rib I�(two,_� asap, 1 A` _ �, P r,ei:1 Dnril=i(' nnA�AI.ir<ilTv n SIGN O,�;y�1,,,1�, d�d0(� �_ � !c�_d_O,O���_CIY7!9 ► 4 � , fra:A C if• i 1: im..c...- oir _it : . 4 .,r,,•�. ♦ 1 12564 SW Main Street Tigard, OR :: F ' � • O .„,,,,„„ la , �A 1 �p"�� � p 97223 T 503 941 9484 lel 0. �,.i �� DATE: 12/30/2021 lib 8410)►ii:tp::01 rso �0 le y.6 pp0 1,e /I/�I/ EL sa ,�:,w ��Fti �11REVISIONS C��•�l1� [���0 �0� ��0'gr rip 01 orli i= _ _ ,,,, 41 013)pol NO. DATE DESCRIPTION ���Er�';`�� ',���� � mil prow ' ii.l' � III '� ���j �•�-'DI SITE BOUNDARY WALL L4.0' 'a'� BENCH r i o 1 Sr i i= ftio,,, tail gl, zit '� � SEATING. 4 1r �Q �� . _ .FoL, :le �.�e SEE SHEETS L1.01 L1.04 FOR ' _.�' �I1 0 INFORMATION ON PARKING Itd� ►_4 itixtril r LOT AND STREET TREES , , '' BUILDING 9 BUILDING 10 ��a 09; 1 0j,, 'i '" )0. � 'm / III / Irl I 1 0 'Or � � 1 G I _IIIArk �` II 0.4.„-1 '•-•ttfiTRANSFORMER -I p p TRASH RECEPTACLE ,, 0� fr_iA-rc) 4094 0 I tog N nLI' ' r ' 61 . 0I. . . 1 1 1 1 , L4.05 ' E0+4 ►D•D• 4 i I, til Iff=-..mm. Algal I II� /12 iwi III" _ BIKE RACK Ila Ol� , � , al o d ' 0 \ „,..,, If il, . Al - Ia ligliti- r:14 Fro ed,r,,,,_i .....„). „„:7 coo 1 i ..,:,,„ v. __......,,J,,,,,...,,,,, •,., ,..,.. I -- --Li" ill°. 6 zzi-a-1: it Li.,,,,gri,* latra . 0 ,0. n- 411 *I4 la° .. ,,,„,,.... _rammoi R.97eA, iehhchge, 0V, PAW_ �w 'rid �i.. -� . (JLo ... Ong&to 411 8 PEDESTRIAN �. -). r� 1 J o-°�`' �I'.�1 421 CARPORT WI LAII L4.05 POLE LIGHT IP ^e�%y � �1 ��� o I� balit RIVER �� ���� ocD ,Ila' oilloovi rtt- , �ototk, -0. .3y ...._...•,1 ii?,. :pi II 0 .11 .. ....p TERRACE a Mai.0 , s"1"r 4rA III (03 - i 0-, gate \-441,42 _____0 „,...___J - 4,..._ ,.. `"i Ie4o %1I 1 _Wharf\ �� III ( 'r`' TOWN CENTER i ic �'''�., '����I •'�"•'•\��•8'• QO•_0:�1�_O_D�J_O•.O°'.O•_a•��Ci�O•_Q•�O•,_�I .O�� U0QOt�t.)_Q_._C1.�_0.�0.��.�0 N I .,,," 000000.000_O_O_O_O O.O_O_ONLO_ _ _ VI \ lirli9 �i I va>> lik TRASH ENCLOSURE OAREA 5 °' Ca/ lir 111 ���os ig %o --- / , — — _ PLANTING PLAN G�,� 1 I Oa 4p,Q�A;O:Q!A000OOA,A.AA�O.A40O ,,A; .0�.040OA,A,A. . 0.0.E . �0�0,0 �O�Q�a Q0 :$_i I w ci 01\ •-e 4it Oil ,0 • • 0•_pt• O1• ,•,• 0t•r 0� O - 0, • V� 00, -1 �OdoO n i=a. / w IPI / w k_obltb �0�01 w F� MEIN . i0��-- �� , ' I - - - POND EXTENSION iiiipilOrt Z 1 c Off, .� f• :c• .:'f. : - _ d 1- 71AO `♦r I SEE SHEET L4.01 FOR ADDITIONAL tilt �_ - _ - �. � „a .' INFORMATION c-'157 '1�o *141k o I _ _ _ - - 0 ,1,0ots LAWN I -... fAti \ O�p� I M 111 el E _1 li it 1 ._ c • . of\:, SW JEAN LOUISE ROAD riIT a ... (.41) —— — — *4,4,414k41111b,411kAkAihk,' O��Q- % , 1 1 1 . 1 1 . /'t11��AA�A�l 001/8491/A411,��A0 1 ■ � mono ■■m im ;�O;O �� �� I I —— - - - - -- - - -- ——_ � ' �� .A �A�A►�I�A�A�AIA�A�QIDIQI�1'�OOQD'QaO�QQ�Z;Q,D,Q,QIR��IA�A�A..--'--� ---'-- - ►��O I - --- \ .,‘,-,0--,��' ^OYY7;'KIAr.11�Y6i:1i'1i�1ii'M; ' ; ;A;��(�0'O�QiD�Q�O'A'O�QirR1A:ASP ':tl: :M�;' '.,�itl������...:yitl��:�plq�y0�yrl j _,,,�,,_. ,,,,�. ■��■■ �a-�- ` �� / i -� ao 00 0o'oo�so o'oa�aoa►o o�\o �o..,..�d��o00000vo�+oa00000���o ;,,;,,4,='-��,h r4; 'I'f. ,/ "I/ ø1'ii ( iidiI:Ij PROJECT NO.: 148 005 I / 1 ill/ / \\ 0000 •‘Oo, JO _ z'/'/ 1 TYPE: PLANNING rn / / / `\ KEYMAP REVIEWED BY: KMK -q / / \N SCALE / / / \ I Cir) 20 0 10 20 _ _ O AREA 5 - PLANTING PLAN 1 c m L2 20 FEET • Z - T _�'%��,,ell,.- � � - I MATCHLINE SEE SHEET L2.03 :41 NOTES: . Lmmmimmimmimmimmk-__A • �` 1. SEE SHEETS L1.01-L1.07 FOR STREET TREE isi► �m/ "Ailte * o, 1 ► �� ,_ �, .41 Is PLANTING PLANS. ► �Yll�' �� •-p - 1 1 � ��w a i, 1q# �a._, iekii , �� ==:� \ 2. SEE SHEETS L3.01 L3.07 FOR RIVER TERRACE BLVD. r�� ��41►4\T �l'••4wA 11 . - Q!-% ' I PLANTING PLANS. _ _ ___ x� StantonStreet o � ����� _ „�. �� ��Hp, kiis4 j—� � • • 3. SEE CIVIL DRAWINGS FOR GRADING OF SIDEWALK Et • �? % ��c • ♦ BUILDING FINISHED ELEVATIONS. BUILDING C0MPANY Lea ... '�� �,.lb ��- 6 ZI �r��lp�j►��j►� _ LAWN .1.' . `) .... VbeA,''''' , ��►-.�►- 4. QUANTITIES ARE TO MATCHLINES. 1 (.. �.lV� g, • LAWNI = VI✓ �i� d c° — �_�..► 1 :� _ ,'--A& `� : .<. , c; - ► y ViV 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN T` . _'!•� '' '" *�„ �� FOUN ���11IIIII�►;1rt���►�A•��eO.�oeee ` �I&����II AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. y �:'wlr�^ 'b'� / e',' * SEE IRRIGATION DRAWING. I . ... .• .•:- - ' 4i itAkall SEE SHEETS L1.01 L1.04 FOR s• • • �i �.--!,1 r' 2' '1%'•:s::s1�• �, CONCRETE STAIRS WITH 144 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. INFORMATION ON PARKING ® �� �7, !•w'.�. L :'••••�``' 1 ► .♦ t4k :::: *� ) CHEEKWALLS AND RAILINGELECTRICAL SERVICE TO BE A MOBILE HOME STAB LOT AND STREET TREES ‘4grA '�.,�� ,, • _ r © \ IN. imiSO .F r/Q� 100 &- • . 3 30.E r-10 elir lr N1k)3•41,41114rig LII \/ • IV,:) . .'' isrhInik N. orotorpo 14 t:Isi:1 1 It lei*t1`A.at1.a01 I, 1 1 iiii �T�Arm, ;?•: :, � 1 ISH13 ��� AnC'IrIt" nn,r,�AI I�ilTvnPSIGN :tl�yVj�tr� d 1 i/011 ,��040A ►♦ 1 /i 0, ? ,�410► IRIS TRASH ENCLOSURE ►`� �'i_L•J't� =s►_ . ' .., Fr12564 SW Main 1114:1)StreetTigard, OR 97223 �` �I Imo. 1Aliall o 1 ��'�' �♦��1%Q� r plo::0..aLI #�j. I� [T] 503 941 9484 1 w, - - / '�i�{7��i;�`�L�lp� ► 1 i>f,{�,BOO 3�ajll J III T ., , 1k �Ca� *.� 1•4cG!��114•0,, ►� 4.--"ke'r4ivrik:�_Q�1 s'-1Q� � DATE: 12/30/2021 IS 0.01e011v Y • A, • ►,0.0,AgipTs o. . -- REVISIONS 0710 1 ��� \ r� ��� ___ :OlrjQO�*1BLIL �� ���� �� NO. DATE DESCRIPTION .4 OW - 43 . li-,,m Nil 1 o ♦ BUILDING 8 ace ,::, �� om‘Ail i ► > � p , -e 0 �� I o ' 'r''' ��'��� ��� i,:$4.-Tiotaii,,,,,;=0„,14D CONCRETESTAIRS WITH • �EM �` A._,._\,.t: d`'!�: CHEEKWALLS AND RAILING IIl•• r • J 1111 _ S. � IN ':' ��1111p, 'i 1 i' l� — hi fitka - air. 61 33;..;:',14$7(041;Weig,-:"% H Tic 1 . . ;' ;A c m ♦(I I Oh o� oi�'� ^°° DAYL ui :41k 1 1101ing." 42: ...... .. 411I- -><>< a) O 0000 IMW ♦ ► ♦ ♦ ♦ ♦ � iji ill I �:� � � Ir'''I'IP7V1-1:11114. t �' 4 imPPNI -3 O1.00001C� ° �' �� 03a a.�•; A•� I e/wia 40 0+0+0+0+0+0) D 1 ; ►'1, ' ►,.dl,� DAYL .._ 1107711141 .6,... 1 v oil e` :.,.. 1 �� ,`; • ' I �!..�-4;�,0 CONCRETE WALK ii'; 0 we �,�,��� '�1►� lub ���b dry *E 4 74 roi 1 -.1 4 ��1�I �•,• I. • �� a �1; dr HPYE 4 litili :fri' 1, .71_ oil...A � R J kiVe 4111117: 11111°' c) .►1:t1+1 �-�� E-!►? �Z��i1,� - P- — +�, ♦ ►/ Ilk#P i;': iQ:Q3>f ► \ hill '\ Ol iriT gWA'`,*:.i Ma itAa' etilve --LIN'S-147 6 y sop ,.,,,,, ,,,,,, ,, , , .„, �, ,� J � ..,,,•� � �/0,AiN:::� -401 .4 I►_ � 4$ ,oho-�00 VL.re ♦ ' I \� l� �0BLIL Qv ��1 _ wry ��iir I1 *4\41:0 goiA �.,� O e.CNI • � �� � �- .a►i - ,I�/ s� cp 10114N, CARPORT rAglAt �' i»��1► .�'� ♦ : `� 0� .,�,�+►�?�,� II\ 4 LII- n - /� ... / w f��� d����. �� b� y�� 0 ONCRETE STAIRS WITH _ , I �� ' ��,� ?%►, ._ . 1 / e =�� 1 CHEEKWALLS AND RAILING �. . �,. „_,_ .N.: FOUN r 41.111e4A�- RIVER I AIM .i. . 1 4 _ _1 ,01 I Areeiglar "1- AltZliqb _ _ ,0 - .►oo ►. •• �►../���ld�,,..,: ►, ittiliF4XA s� � �, TERRACE P6Ei / I t �� .40.) ie:v4INN . . II 1 40,„ r /,► �I►� ��Q+Pg � ►, ��� .y:.,.t5:-. �, . v 1 �� THAT Z ` a�o'o�►000�o o�a►000 o 1la,liffe �14J0��,0 :,. w',',-, RASP _ - �- : 1_;:. •;;A ►_.. . ..;*,• ,, �j rin:n••• , * TOWN CENTER , 6 ♦ - * I 1.0 o ; w:��164. IRIS i * ;;t�../'b•'ytk l \ ,,_," I Q did 1 .• .. .. i ► 4141 ��.4-- vv,401,4 olsAuss. _ • ; A:•,b, TRANSFORMER06,406. •lwr8ir �' '_i-PT,.i00C--,s11a0`0-EaD,2cEa.Oi'i1))>-' ‘A 10,%+ V6&\,\mt‘_4.o.hi\uW% mt:,t: 010 :4.40 1 "�1 \ (0\v.g t4A'l*A-"-1mip.1'.P1-Arf.0 ►.4 �e `-�"�:',�IO*i /1 " '••ii� emu;o.�•i`::. �In 1�►.�17iH1-I \ _cN(LV1112i-..A-11nLlI..-I11 Ii ---_-__— --ti-r----v-r7----.---1•- "9 i9tt4:awew. 1+ 4..:‘.Ii.AA*1.Al\0-4 k/-..-k.Ca:'.lo\..i1.'.IA'l•.i':.P:v.A.A'R:i d.-lE.i:td:,S-t••.I't,.2:1 k./,A,6•e-IN-:t:N.p%A4-lOT14..ri4 Mt t OtirSlld-kA ii'lN0oI.0Il..*.icmPr4-1/"'`"tl•r‘ i1.7.'.414•;wd.•*1k.:';•,10 4c6"•:Ti.i4 b01i3:"i1.we4:_:i0111oit14.i1Iioi..i144l`41i:ii:w t_,Al,,.0 4.1 l lr,4.is-'i7'0k,4g1_,-.-\. A \. .,\A NA005c0_113tr_r:_4.1 TRASH ENCLOSURE __ ® �'Q►;,, ��a�'I�y'� �� •,►• ► �,' '�iQ>at I v\e,-4 ;► oy xo�, ,� AREA 6 —_ , O 4: t► .,p�O04Q���4, i ,�.�•,.�•, /I uo yip .,. I • . . . "iWo. r-. • • 1M0I M_Eco. lairI _� PLANTING PLAN ►� �. ,�0,► 1� o # OATS c J I — TRANSFORMER MI 0" 1' �I� ► ► V_^► >ak>a* �� ► K , .1 04, Imo♦ 6 (0ti 1 � �1 c i '''_ 1 _ .. r ms .,/A)4,(.• opp01,� fie 1 w QI = .OPEN SPAC i'✓ ::>::::::.:. ,iF' y‘1•_rtA13tipp . ` 1" a1 m EE SHEET .04 F ::::>::::>:::: >:::: � �f A9 iAd\ :.::.,�� 1 '. .7/iA/p IwkL i0ip 101 >f f .� 11111 ��I m . i w � .•s 4 O O0 z i# 11.4,-sviroso 1 ' : -a • e.: : '.• '': ;. - '.ik4X0411.anil. kraislentgalKIti OP W 4 Twriciri, a m '2 1 -:,-;.--23, .. :. :. ..... .... -‘, ' .,...77mfo.to Awudib.......rigariwiik4400 \ a.. 0.1 la le . = - v, Q Noy) :. ;•. ' LAWN •' •: ROS-•E-•-:O�1�'1�```• ROSEw4/44 \ SW BEACON LN i'3 f a _ _I� • • O .s _i ii.74_ ___14! .�1 -�- A/ • 'la�a•.�����,Aar+�,���,�rt,A,a,�,����>a,A�A�>a,>s��n�>a,A�a��,��n�_�A�>wt►�,��n�O�o,����i�0���► 1611111 � ____�.�,_���. �,�.��a ��•���r���,� ♦ � �� i4Oi\\ ` SWJEANLOUISEROAD>a��, 'v,�a,,>�� ttli.��>alligo s'etfiv� dift��>a� ciilc�>Dc.�r�>�cl�ctie. �,i+� .:alo�a,�a, - 0 1 0010 �.oe9000 c ,/ i Gs OM �� a o� 0000soaooIIE�o4o `�a��` or --1 . �, j�- ,.1`r=1 ikitikollidik rrit i0001 11111 _A like ,/ '/ ii�%;G'„ PROJECT NO.: 148 005 / ' // 2 // // / / Iwlia IIPAWA- - -��,.-�� ^ 3 1 a ' ; z"s: :I TYPE: PLANNING SOUTHERN BUFFER MITIGATION - �444444 REVIEWED BY: KMK r KEYMAP CO I Wiliallaill I (i) 1 SCALE n 20 0 10 20 O AREA 6 - PLANTING PLAN m m m�� 2 1 INCH = 20 FEET L2 • 06 I�' 1 NOTES: \ . :... / 1 CONCRETE STAIRS WITH 1. SEE SHEETS L1.01 L1.07 FOR STREET TREE CHEEKWALLS AND RAILING11:1-- <z>LLIPLANTING PLANS. • rifil / 2. SEE SHEETS L3.01 L3.07 FOR RIVER TERRACE BLVD.r, icII ' • • 04 = 1 t��•► �"�. ''��I/ II�I,I I/ II`\��IIw♦1► 1►��.>i► I/ 1/I I .I/ II` M A �/I I� III Ilit I I ��,i,� �'(� • , / BUILDING FINISHED ELEVATIONS. BUILDING COMPANY 4. QUANTITIES ARE TO MATCHLINES. 5. LANDSCAPE AREAS WILL BE PROVIDED WITH AN CONCRETE WALK LAWN lib CONCRETE WALK AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. Q= \ ' (I) A 1SEE IRRIGATION DRAWING. -� I lip! 1.:. .• • 6. SEE CIVIL DRAWINGS FOR POWER TO CONTROLLER. \ -- r 0 N ECTRICAL SERVICE TO BE A MOBILE HOME STAB I ' Or - i ... ...* // it 1 lIIN 1 PACIFIC COMMUNITY DESIGN ;AIRIPIIIIII° \ /I 12564 SW Main Street Tigard, OR 97223 • •i•• [T] 503-941-9484 A AREA A - PLANTING PLAN O AREA B- PLANTING PLAN DATE: 12/30/2021 REVISIONS NO. DATE DESCRIPTION I I I 1 o:•. m ..'1. ....;:': .•:•:•::••.••I...:,.:, N ► �0> i4."_:v►� r.:;:„:... :;..... ::....:..... 1.....,....,..... ., ,.. . 1•,. ::., .!•I,I�•1.`per I000w-.t.4n...Iv, W A-vt E 4) '�'�:! 111 • . • ' • . . Nip SST 4 :10*Olt. 01:P ►`r v _ �o �� i�a� •�•I �..:•:•• .. ::• . . LAWN LAWN �- � I � L.n N I � N ' o AI co U !'�lQ h We 1 O •N J w .�II w 0 AREA C - PLANTING PLAN RIVE R E TERRACE Z Z TOWN CENTER J 0_ N J Lii 0 N \ .......1:\ )i:.± • AREAS A-D 0_0 PLANTING PLANS 2 aiin 1 . 0 1 I } EI N LAWN ;; c LAWN f I �4� i �' �1,�,�//I,6 I I►.JI_r I i�I:4-6�1 j-��� '= u I®Oi//,II��\�1 64'44"401)*',!•.'•-04;,. ..... ,... :. •;•.. • :••. :f..... 0 Ir _ iilw ,„_ LA ��0//���II�• 0 4mLH 17;2c ►#fir :o..CD C \ 1 I SW JEAN LOUISE ROAD ) - --) 1' , co /4".. 1 1 T - ( L — S 2'Aiii% I .. .._ , 11 — �1 - PROJECT NO.: 148-005 i\ l'/ ,,,8- 1 c , - - : TYPE:jii PLANNING 2 � 6 D REVIEWED BY: KMK 0 c, •I::i / 1 KEYMAP o • •• 1 SCALE O AREA D - PLANTING PLAN 20 0 10 20 M M M�� Z 1 INCH = 20 FEET L2 • 07 SITE PLANTING LEGEND SHRUBS GENERAL NOTES: LANDSCAPE PLAN SYMBOL COMMON NAME /BOTANICAL NAME: SIZE AND DESCRIPTION TREES 0 DARK KNIGHT BLUEBEARD/ CARYOPTERIS X CLANDONENSIS 'DARK KNIGHT': 2 GAL. 1. PRIORTHE TO CON CONTRACTOR RUCTION. THIE CONTRACTOR SHALL DETERMIFY WITH OWNER AND UTILITY NE EP IN THEFIIES 1ELD THE E TACTUAL LOCATIONSNS OF ALL S SYMBOL QTY COMMON NAME l BOTANICAL NAME: SIZE AND DESCRIPTION BIRCHLEAF SPIREA/SPIREA BETULIFOLIA 'TOR': 2 GAL. AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. OO SUZANNE FRINGE FLOWER/LOROPETALUM CHINENSE 'SUZANNE':2 GAL. © DAVID VIBURNUM / VIBURNUM DAVIDII:2 GAL. 2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT S to n to n S t re e t RED SUNSET MAPLE /ACER RUBRUM 'FRANKSRED': 2" CAL., B&B START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK OAKLEAF HYDRANGEA/HYDRANGEA QUERCIFOLIA: 2 GAL. BEFORE STARTING. 11110"tal DOUBLFILE VIBURNUM / VIBURNUM P. TOMENTOSUM: 2 GAL. BUILDING COMPANY SHAMROCK INKBERRY/ ILEX GLABRA 'SHAMROCK': 2 GAL. 3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. PACIFIC SUNSET MAPLE /ACER TRUNC. X ACER PLAT. 'WARRENRED': 2" CAL., B&B Q EMERALD MAGIC MESERVE HOLLY/ ILEX X MESERVEAE 'WILLEMER': 2 GAL. 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE. NEXT GENERATION PISTACHIO HYDRANGEA/HYDRANGEA MACROPHYLLA 'HORWACK': 2 GAL. �� THUNBERG SPIREA/ SPIREA THUNBERGII: 2 GAL. 5. BED EDGE TO BE NO LESS THAN 12"AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL SHIROFUGEN CHERRY/PRUNUS SERRULATA 'SHIROFUGEN': 2" CAL., B&B cp BENNETT'S WHITE ROCK ROSE/ CISTUS X'BENNET'S WHITE'2 GAL. BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. (----- - ., / 0 P.J.M. RHODODENDRON l RHODODENDRON X'P.J.M.': 2 GAL. 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. // 0 WICHITA BLUE JUNIPER/JUNIPERUS SCOPULORUM 'WICHITA': 6' HT., B&B 7. CONTRACTOR TO FINE GRADE AND ROCK HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A WHITE OAK/ QUERCUS ALBA: 2" CAL., B&B p� JOAN SENIOR DAYLILY/HEMEROCALLIS X'JOAN SENIOR': 1 GAL. SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS 0 YELLOW YUCCA/HESPERALOE PARVIFLORA 'YELLOW' 2 GAL. MATERIAL OR DEBRIS. 17,1q:0 .i......." EASTERN REDBUD / CERCIS CANADENSIS: 2" CAL., B&B �►� MOCK ORANGE l PHILADELPHUS X VIRGINALIS: 2 GAL. 8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND PACIFIC ('OAAAAI1NrTv nFSIGN ® PLUM PASSION HEAVENLY BAMBOO/NANDINA DOMESTICA 'PLUM PASSION': 2 GAL. ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR12564 SW Main Street Tigard, OR ® GIBBY HERE l HEBE 'GIBBY': 2 GAL. SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF 97223 THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF [T] 503 941 9484 RED MAPLE l ACER RUBRUM: 2" CAL., B&B DARK LORD RHODODENDRON l RHODENDRON 'DARK LORD': 2 GAL. GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN GOLDEN TICKET PRIVET l LIGUSTRUM X VICARYI 'GOLDEN TICKET': 2 GAL. 9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND 0 LUCKY LOTS ABELIA/ABELIA X GRANDIFLORA 'LUCKY LOTS': 2 GAL. DRAINAGE SYSTEMS. DATE: 12/30/2021 I VINE MAPLE /ACER CIRCINATUM: 2" CAL., B&B 0 WHITE GROUND ROSE /ROSA X'NOASCHNEE'P.P. #9573: 1 GAL. REVISIONS / 10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT MT. VERNON ENGLISH LAUREL l PRUNUS LAUROCERASUS 'MT. VERNON': 2 GAL. REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. _ GREENSPIRE LINDEN / TILIA CORDATA 'GREENSPIRE': 2" CAL., B&B 0 HYBRID HELLEBORE l HELLEBORUS X STERNII 1 GAL. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. NO. DATE DESCRIPTION 0 BLUE JEAN BABY RUSSIAN SAGE/PEROVSKIA ATRIPLICIFOLIA 'BLUE JEAN BABY': 1 GAL 11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS. x BIGLEAF MAPLE I ACER MAROPOHYLLUM: 2" CAL., B&B ORNAMENTAL GRASS 12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING SYMBOL CODE COMMON NAME l BOTANICAL NAME: SIZE AND DESCRIPTION OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER ® NORTHERN LIGHTS TUFTED HAIR GRASS l DESCHAMPSIA CESPITOSA 'NORTHERN LIGHTS': 1 GAL. PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS FOERSTER'S FEATHER REED GRASS/ CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER': 1 GAL LONGER. NATCHEZ CRAPE MYRTLE l LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ': 2" CAL., B&B , DWARF VARIEGATED MAIDEN GRASS l MISCANTHUS SINENSIS 'DIXIELAND': 1 GAL. 13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND , (?i_C) MORNING LIGHT MAIDEN GRASS / MISCANTHUS SINENSIS 'MORNING LIGHT': 1 GAL. FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. AMERICAN HORNBEAM / CARPINUS CAROLINIANA : 2" CAL., B&B " NEW ZEALAND FLAX/PHORMIUM 'PLATT'S BLACK': 1 GAL. tit* I 14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST LAWN & GROUNDCOVER TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW WILDFIRE BLACKGUM / NYSSA SYLVATICA 'WILDFIRE': 2" CAL., B&B SYMBOL CODE COMMON NAME l BOTANICAL NAME: SIZE AND DESCRIPTION RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. 15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH D LAWN AT A RATE OF 8 LBS/1000 SQUARE FEET. WITH NO FOLIAGE COVERED. • DEODAR CEDAR/ CEDRUS DEODARA: 6'-8' HT. ROSE WHITE GROUND ROSE / ROSA X'NOASCHNEE'P.P. #9573: 1 GAL. @ 36" O.C. lir"411 •`'' `•`''t,.•• 16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE U irtivi'ttiwo ttttt RASP CREEPING RASBERRY/RUBUS CALYCINOIDES 'EMERALD CARPET': 1 GAL., 36" O.C. LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN • SLENDER HINOKI FALSE CYPRESS / CHAMAECYPARIS OBTUSA 'GRACILIS': 6'-8' HT. APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE MOND BLACK MONDO GRASS/ OPHIOPOGON NIGRESCENS': 4" POT,12" O.C. LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED \y,li/ \\\\� BLIL BIG BLUE LILYTURF l LIRIOPE MUSCARI 'BIG BLUE': 4" POT, 12" O.C. WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. = INCENSE CEDAR/ CALOCEDRUS DECURRENS: 8'-10' HT., B&B �i , ��` 17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, /il ,- ,--'i> THAI TUFTED HAIRGRASS/DESCHAMPSIA CAESPITOSA: 1 GAL, 18" O.C. '(-1DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND 6 COLUMNAR EASTERN WHITE PINE l PINUS STROBUS 'FASTIGIATA': 6'-8' HT. ININ HPYE YELLOW YUCCA/HESPERALOE PARVIFLORA 'YELLOW': 1 GAL, 24" O.C. DISFIGUREMENT. co \\\\I i IRIS VIOLETTA IRIS l IRIS PACIFICA 'VIOLETTA': 1 GAL., 18" O.C. 18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR R:avt, iehluxe, • = WESTERN RED CEDAR/ THUJA PLICATA: 8' HT., B&B DAYL JOAN SENIOR EVERGREEN DAYLILY/HEMEROCALLIS X'JOAN SENIOR': 1 GAL., 24" O.C. QUANTITY OF PLANT MATERIALS. co - o \ --_� cNi ///I I���� �__ OATS RIVER MIST NORTHERN SEA OATS / CHASMANTHIUM LATIFOLIUM 'RIVER MIST': 1 GAL., 30" O.C. w FOUN CASSIAN'S CHOICE FOUNTAIN GRASS l PENNISETUMALOPECUROIDES 'CASSIAN'S': 1 GAL., 30" O.C. NOTE: `" 1. ALL NEW LANDSCAPE AREAS ARE TO BE IRRIGATED WITH AN AUTOMATIC RIVER a UNDERGROUND IRRIGATION SYSTEM. SOUTHERN BUFFER MITIGATION / AREA TO BE PLANTED PER - RIVER TERRACE BOULEVARD LANDSCAPE DESIGN GUIDELINES. s= 2. EXTEND EXISTING IRRIGATION SYSTEM TO PROVIDE COVERAGE FOR NEW (0.08 ACRE, 3,566 SF) / PLANTINGS. TERRACE o NOTE: TREESo 1. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED 3. IRRIGATION MODIFICATION INCLUSION: APPROX.. 100 LFT OF LATERAL PIPE AND z QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION 16 NEW SPRAY HEADS. TOWN CENTER z BY CONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER. J 12 OREGON ASH / FRAXINUS LATIFOLIA: 2 GAL./3' HT. 10' O.C. 2. DO NOT PROVIDE IRRIGATION WITHIN THE EXISTING TREES TO REMAIN DRIPLINE. N J 12 BIGLEAF MAPLE /ACER MACROPHYLLUM: 2 GAL./2' HT. 10' O.C. 0 0 co 12 DOUGLAS FIR/ PSEUDOTSUGA MENZIESII: 2 GAL./2' HT. 10' O.C. i a) a TOTAL 36 3566 SF X .01= 36 SHRUBS o PLANTING LEGEND C E QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION a 45 TALL OREGON GRAPE / MAHONIA AQUIFOLIUM: 1GAL./ 1.5' HT. 4-5' O.C. E _o 45 OCEANSPRAY/ HOLODISCUS DISCOLOR: 1GAL./2' HT. 4-5' O.C. C U) a 44 DOUGLAS SPIREA/ SPIREA DOUGLASII: 1GAL./ 1.5' HT. 4-5' O.C. c C 44 SNOWBERRY/SYMPHORICARPUS ALBUS: 1GAL./2' HT. 4-5' O.C. 1 TOTAL 178 3566 SF X .05= 178 a) a) U) NATIVE GRASS MIX C 'E QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION o SEED MIX: 0 3,566 SF LARGE LEAF LUPINE 8 LBS PLS/ACRE N 0.08 AC CALIFORNIA BROME/ BROMUS CARINATUS 10 LBS PLS/ACRE c BLUE WILD RYE / ELYMUS GLAUCUS 10 LBS PLS/ACRRE PROJECT NO.: 148-005 33 SPIKE BENTGRASS /AGROSTIS EXARATA 2 LBS PLS/ACRE TYPE: PLANNING 2 0 REVIEWED BY: KMK rn 0 LO 0 0 co i a L2 • 08 NOTE: 1. PROTECT EXISTING PLANT MATERIAL AND IRRIGATION TO i ag REMAIN. PROVIDE PROTECTION ZONE FENCING AT LIMIT OF �� �' POND PLANTING LEGEND � ,m. WORK LINE. REPAIR OR REPLACE TREES, SHRUBS, OTHER / VEGETATION AND IRRIGATION INDICATED TO REMAIN THAT IS • >tAli/ I DAMAGED BY CONSTRUCTION OPERATIONS. TREES itaaatva d . a' '�r �, / �II� (- PAW ���=GOO.OA 4Wria A a"4110 ea :.sr;:r- �1 /A A 2. DISPOSAL: REMOVE EXCESS EXCAVATED MATERIALS SYMBOLN. . . / Est4�r$� I!'�0 PWI�o�•r� C1'E�dr AW -..ifti?rctroil4a.. Q�a �� ,� QUANTITY COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION �,�� ������� ♦�, , .4o�►.a�i� A DISPLACED TREES TRASH AND DEBRIS AND LEGALLY DISPOSE a .� y� �A OF THEM OFF OWNER'S PROPERTY. ha' ` \,� ���� � . "iositaritilyegtotopu.Atrovcotrito.**411416,..�� r�i ��i..���7R�1��GYi��►1aq./V!! ;1, ly�s ►�� ;'.M��O 0j♦��♦�s, ►�/. y{,w -��{,!► � l�+�'� '� 11 � �Lr''�� !�r'v��a!''A����'!✓' ♦ t vIw' �7® I \ '1f�'/ ��1� I � ' �,<�� i1w�� a / �� �„ � t � �� rres.♦ �!�.�erl�i �\ 61a� ii , !� ril„1,� 04 � ► � _.a! I. ! v>et�. 4+i aoq�IV1 /�1� a®i®rrj ����, ��''�i.>7 irriatiorilietator frcktsr.-2,- volka,,,,N,4„..,R._,..tvtioritz ititv wq 4 412,1j_ ��q�® 46,1ppr, � i.• L �!s R.In ��I a ��Klm�-�,��o -.♦ ♦��Ai �7� rv! ����� .Y� ��� ��a�+ / I ,1 _ ,. ���a,,ice �� �� -`iiio:l�� ,..94 'ram `�, i ! '�' '�1!` / �b � I SB COMPANY �.� ,, Vim® alr;e, ,�® te ,®e- ���..J.;O ��I►�s► 1 / ft 3 MALUS FUSCA/OREGON CRABAPPLE: 3GAL. /4' HT. .� ,�.._ °m .�� i a -�toit ♦,40,gym m�a 1m°� ® ��, ..,,,„ ,-�-�® srm♦ - ��e�aa /l� \ ��S��n��% ��.i♦ - ��, „„„„„.., r !:- ier Op �404,-.,�m4 4(�• ;m acipiollleo +.- �� t'a.. 1� �', \AvivirW7M1 or 8 BIGLEAF MAPLE /ACER MACROPHYLLUM: 3 GAL. /4' HT./ ��«" , i W W ` W W W /� ►ti,- W ` ,-►-��-�: e�� 4, OREGON ASH / FRAXINUS LATIFOLIA 3 GAL /4 HT °.J pie. ` �r141 fai _____ ___j ►6 ism�►� e� t. v v v i� ♦ , ./ S'�w°� ��yle \ o �r•� D D ♦ i' D �1. ��i�sis�I\® 5 ��Sri �� oia i �i+ — ►� D —� p D ♦ ®' mz;� �- 4 ti 1® ��4�< /11, — p Dpp . p ♦ p p p ♦ m .��^1 wpiairci1 rriv....„c ra. r, W �'�� , � � �► i �i,� as'v.�� �--. [Q� cos vv` v°� ► ��� WWWWW p ► pp WWWWW D ° p ♦ W W W 0_e��iz it�� D DRED ALDER/ALNUS RUBRA : 2" CALIPER, B&B ® f I 0 . .. , , w , w D , , , , . , , , w , w , w ems /� 1`� ♦ re �w OP 1. D D ♦ D ♦ @ � �/1iq �.aiq����1!•♦� • D D D ♦ D p mwr1 ��'1, ��►t� �`C�— /►d � ���`� IIE w w w w w w w► D ° ►' w w w w w w w w w w D p w w w w t�����',�e f„ 4 �.d��1�J,� �v +1��4�~�.P W W W W W W w W W W ► p° D p p° D W W W W W W W W W W W W W W W♦ D p ► W/ W W W �,0��1! �� awl��,Ri jP.o `�`�Ir' ANfla� � ► ° °° p °? * * * * * * * * * * * * * Dpp° / W W /W117.7.....„. ���� t tt °rU `(1111tIrTgl, \ �A,�.' „ D p° ° D p° D V. ♦ /� ��' " ►� BLACK HAWTHORNE /CRATAEGUS DOUGLASII: 3 GAL/4' HT. Alk- 1 '<eves -��0 41 ,, . , , , w D p D v. w w __ -� �� W W W ° ♦° ♦ IMIT OF DEMOLITION WORK y W � _ / III/�/' Fr,€) �w�d����i� RP,, ����/ W Wr • pp° Dpp° Dp° D W W D ► ,V , W ., m.s �j // pnrlFirrrtvikAIINirrynFCIGN \�.a` i ��, IA W D D D >IY�y >r� >_ — — D �. �,Oy ` �� 7 ,®.�sM d► °g \ . jis_� W , >�i D ♦ W ♦ ®®�9 �, ,.►,►. .D' \ _ _ 7 WESTERN RED CEDAR/THUJA PLICATA: 3 GAL. /4' HT. �.� / D ' m� ,t•. a►..v . a an o ry ♦ p D ♦ D D A�I�`�i�sv Aid 1►�V�.!�l�4\`� /10 ��� �• •' ',�1�\ w + P��� maw'Ilv v, ► ♦ p • p ♦ D I ► ► I D �� ���461AVAing 14,0w•. �7 <•� �-1` 3w."� •��,4r �% � .��,� �i ♦ ♦D • p ♦ 1 D ® ®� _ — 12564 SW M tTigard, OR • ♦ Ap w�I r�e� $ i �/ to \ Main `i )01 ANt 4/ -��iii �;•', v. D ° ► ° w 1.;;?c°7;7;417. � ��ee_•9 I`Ir/' �0 �ag / I 15 WESTERN WHITE PINE / PINUS MONTICOLA . 3GAL. /4' HT. [T] 503 941 9484 ''47 241; a w�� ' D1 D ♦ yr'r 4 D •D , ,�, „ , '‘- ' r':�' ��.���� ilA�� � �`d'7���ie✓I •/fir • D ► ► I` x - ( �{ �ts ®o I 11 ► �► \ �i�®- �I_ ♦ ♦• p 1 D . p �, I D .; pD p �, � 1�- �•� �►p,:,,.� �1�1,;�'_�\�� A/ ,���� f ��,1�, A- / ye �� ♦ ` �� d DATE. 12/30/2021 a�^� . . >® > � ���° V. D D Oti I��eAlle �1\' \�\�®� ���„Ju�'�aa.o+y SHRUBS iA, ,joo���4 �y� ( .�j ,;L_1!. ''j ►,;�i� o ;;d�,�o� �.' SYMBOL QUANTITY COMMON NAME / BOTANICAL NAME. SIZE AND DESCRIPTIONREVISIONS ., ��64 1 ��">� ®® / W W W W W W W W W W W W W W W Wili �� �a`• 1����� ,� � ���A.Arm O 31 REDTWIG DOGWOOD/CORNUS STOLONIFERA: #2 CONTAINER NO. 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I, )1 ill r il III E PRIVATE PLAZA SPACE —' ' a Ai. . , . % �� 111 F SCORED CONCRETE PAVING ' ,, • :•., - 1111��i1`11 � � ,/fir; ��-' Ail 111 G PEDESTRIAN POLE LIGHT 7 SHEET L4.05 .. ` • pAciFir- mow INITv nFgIGN H PRECAST CONCRETE PLANTER 5 SHEET L4.05 __ _ 12564 SW Main Street Tigard, OR A — • 97223 ~�'�'�/'�• "' [T] 503-941-9484 1 I PLANTED AREA SHEET L2.04 ` :-'�'-. `>-4 II fIL ' DATE: 12/30/2021 II I ' REVISIONS III 41_ . NO. DATE DESCRIPTION II ll III III II ME III II `. e II Ieg .,;* 111 I T B H no 7 6 \ .111111111111 ► ► ► III ► ► ► ► ► ► ► ► ► ► ► ► ► ► F D G �i °o°o•o r . 00. 0 I N co Wen, Telt/Lace 0 O o ROY ROGERS PLAZA PLAN RIVER a E TERRACE ct PLAZA COMPONENT DETAIL TOWN CENTER 0 A BENCHES 7 SHEET L4.05 Lti F G B TRASH RECEPTACLE 4 SHEET L4.05 co FUTURE PARK G 0 ROY ROGERS PLAZA a C SCORED CONCRETE PAVING N a PARK OVERLOOK I� D PEDESTRIAN POLE LIGHT 8 SHEET L4.05 PLAZA PLAN 0 E D 0 G E PARK OVERLOOK FENCE 9 SHEET L4.05 a IMF 11111 M cI. j F CONNECTION TO FUTURE PARK PARK m m G OVERLOOK 1 . . PLAZA %�%-- r . } . . . G H G PLANTED AREA SHEET L2.01 il I_ . 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E .., PROJECT NO.. 148-005 c r♦6 D TYPE: PLANNING 0. 0 CENTRAL PLAZA PLAN KEYMAP REVIEWED BY: KMK SCALE 05 (i) 10 0 5 10 aL4 • 02 1 INCH = 10 FEET z -- \\ --_� - - r' -..7-A-'7-:1:T _------e--v--,-- �, \ u 5 :� L _ f StantonStreet c _ . _ _ .4p*'' BUILDING COMPANY ir-, .. 0...:0!liii'.,.;=-- .• :':.--. vcc40:', i--i 1 J :. • .._ ..,„ 1 ,;_.1.". --t-l' r-:.- =--' - - - t lir• - q•--` .^-4,- . -... 141 lidilleZa 141Biltit§:4--M'. ''' 1..;. ' . . ,- --....-; , ,,_ ..., , .. -1 4 - o L —Vel f.--- pnriFir, cC)MMI ir<sITv nFcIGN 'I:.7 '4*,-...,4..:'s:.21;.s.. ,*11. I 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 ��, ` . :� �a' DATE: 12/30/2021 ;.7. 1 : ., .Tr. 4:: �f • ems. ,.ri, I. _ �� �- , I.:..er_.P1'.,. REVISIONS .., •`'-7 --", Os' • qi ' , . NO. DATE DESCRIPTION ,1: t,..,. • .:.' 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BUILDING 5 ' `->� � �_ i Tom. ^ ` PA � r< FIGN n JI J 12564 SW Main Street Tigard, OR I 97223 IL PLAY EQUIPMENT [T] 503-941-9484 SCALE: N. TS- DATE: 12/30/2021 I 'V,4 J u II-. _ I� --IIREVISIONS NO. DATE DESCRIPTION M.'^ s f 94 i III -: :...: .. _ , , _,,-‘,N.T H I .� { ill I poligon. .:,, -_ I SHADE STRUCTURE WITH BENCH TD scALE: N.Ts 0 E % __, co + t= CV I __ V^ s , .. _.:i co R.:(Veit, ieVtaCe 0 A S .. -,... ..144 .....T -�= ' ot. w RIVER • • 3 ' TERRACE J w . ; TOWN CENTER lida PORCH SWING J We** 0 o SCALE: N. T S • cc) RESIDENTIAL 0 B OPEN SPACE I PLAZA COMPONENT DETAIL PLAN ri C A LAWN 871 SF. } I 10* a B SHADE STRUCTURE WITH BENCHES 2 THIS SHEET J c 11111 C TRASH RECEPTACLES 3 SHEET L4.06 ,mac I -- , �I = - > c �, p Z D PORCH SWING 3 THIS SHEET T - --:- 1111111E PLAY AREA WITH WOODCHIP SAFETY 1 THIS SHEETJ_ �a SW JEAN LOUISE ROAD SURFACE E _.- �--f ri_ -� w N ROSHAK STREAM F PARKINGco v' PROJECT NO.: 148 005 .\a �. ;jr-- i �' ) TYPE: PLANNING RIVER TERRACE BOULEVARD TRAIL REVIEWED BY: KMK 0. O RESIDENTIAL OPEN SPACE G C OU KEYMAP Lo RESIDENTIAL 0 H BLOCK RETAINING WALL OPEN SCALE SPACE 10 0 5 10 t(:1 )i co I PLANTED AREA SHEET L2.06 1 INCH = 10 FEET L4 • 04 r•1•m*. v�171•A•�.�.....-�,.......• arse-bo t-wTwI1r IMI samsolla 10-...411 • 4I• - ! iv., �- l_ s' /$ ♦J••_.. ./.. StantonStreet �J-= BUILDING COMPANY 1 - 1 �1� ..• ` J•, •• •...•. -.�fL..'j Ift lif rt. F7 :,;,..„:.4%.....,,,. irir . ._. ., . II I:r,ei:) • \r,i ..... -•.• rIFicr, kAsi sTvn c r •'•J .Nr.•NO,. -*AO ••49 AWNED•••M r• V, 12564 SW Main Street Tigard, OR � � VICTOR IIII III*II STANLEY"' 97223 •,1o.�., a� 1 i 1 ili..' _ f [T] 503 941 9484 w w• ..w L nnsvioi c.ir srU i.a.r., i..ora, i d:.. 1 — owes.M ow PI• l Create a timeless moment.. ,.••..-.• - is rorzsrA�LeY.com L t 1 i ••^• DATE: 12/30/2021 f .:. _ _ • . • _ TRASH RECEPTACLE VICTOR STANLEY 11 MANUFACTURER: VICTOR STANLEY P.O. DRAWER 330 - DUNKIRK, MD 20754 BICYCLE RACK SECURE SITE DESIGNS • - 7 J i MODEL: PERENNE COLLECTION-SAGE TOLL FREE: (800) 368-2573 MANUFACTURER: SECURE SITE DESIGNS, LLC VICTOR STANLEY REVISIONS BENCH VICTOR STANLEY MODEL: BRWS 101 P.O. BOX 307 DUNKIRK, MD 20754 SGE 36SA SIDE DEPOSIT SIDE-DOOR-OPENING LITTER TEL (301) 855-8300 FAX (410)257 7579 NO. DATE DESCRIPTION P.O. DRAWER 330 DUNKIRK, MD 20754 FINISH: POWDERCOATED PAINT, TITANIUM TOLL FREE: (888) 268 4726 MANUFACTURER: VICTOR STANLEY RECEPTACLE WITH STANDARD SOLID CONVEX LID. WEB SITE: VICTORSTANLEY.COMME MANUFACTURER: HADCO MODEL: LILY BENCH TOLL FREE: (800) 368-2573 SURFACE MOUNT TEL (410) 286 3375 LUMINARE: HADCO 58867E (SINGLE), S8867N (TWIN) TEL (301) 855 8300 FAX (410)257 7579 METAL: TITANIUM POWDERCOATED WWW.SECURESITEDESIGN.COM POLE: 16' DECORATIVE CAST ALUMINUM P 2065 14 A METAL: TITANIUM POWDERCOATED SIZE: 36 GALLON CAPACITY, SURFACE MOUNT FOOTING: AB CHANCE - C11242NG4TK W/ROUND MOUNTING PLATE SIZE: 6' LENGTH WEB SITE: WWW.VICTORSTANLEY.COM FINISH: BLACK (8 \ UGHT POLE (7BENCH (4 \ TRASH RECEPTACLE (1BIKE RACK SCALE. SCALE. N. T S / SCALE. N. T S / SCALE. N.T 1 — ,! � CMU PILLAR 1/4" X 1 1/2" STEEL BAR FENCE CAP 11 GAUGE 1 1 /2" SQUARE TUBE STEEL POST , .— - WITH CULTURED 6 FT. O.C. MAX. SET EQUIDISTANT BETWEEN r"= _ STONE 1/4" X 1-1/2" STEEL BAR TOP AND BOTTOM PILLARS • • `' rk§ ;� 1 - ,.. /% 711-1r ID RAIL t - .ill. IF. !iIwisigrato .T-1111 _, Mil;-"Zomm..56g1111 NOTE: ALL WELDS SHALL BE 3/16" NOMINAL '� 111 - THROAT THICKNESS. '� - -� 0 co ALL FENCE COMPONENTS SHALL BE - __ N , GALVANIZED STEEL. FINISH WITH ONE COATWO 111111r PRIMER AND TWO COATS EXTERIOR GRADE ilsor c� LATEX PAINT. SEMI GLOSS BLACK. •..- ,ku11: -.7-'-':-.'4:7:1-1--:1:1, .:: O t\ r ia\yCe r/ M1� • Qcvexie)mace, co I sG �, �g { S�,,. fig. , W ^, !V ,� ��yt yq ;�1 �� - ��.�� RIVER fin 4' r!{ry e , f:ez"' sue r:: �: 1'' 1 ' I � SIDEWALK/ FINISH GRADE ; , �Q� „�a fi r r � �: 1�%� �`��� �', f ,� `N��� ,�'� � — �� — — _ • h � ; �� V ° r �. , � � l n �b , 4 �� TERRACE :m:1', a '� .� l i .��#."�.. ,� P,.It �..i, a�'�o n :vaA1T "+li,, `•. v.$a I1 ct- PRECAST CONCRETE PLANTER TOWN CENTER w MANUFACTURER: LANDSCAPE FORMS SITE BOUNDARY WALL - TYPE 2 MODEL: LARKSPUR- 24" 2 CULTURED STONE RETAINING WALL api STYLE: 24"H IS 36" SQ. HOLDS APPROX. 18 CUBIC FEET / SCALE: N.T S ,i / OF PLANTING MATERIAL SCALE: N. TS // o // COLOR: GRAPHITE SIZE: 36"Dx36"Wx24"H co SCORED CONCRETE SEATING PAVING PRECAST CONCRETE PLANTER I DETAILS I 5 j SCALE: N.T.S 1 7-40- 7 ' BENCH / --� �- l.k < � ` TRASH . . �,5:•: ,. _- . . 4 RECEPTACLE i 9_ , - 7.-1 - /, ' : wr• �' •. _. �Wss- �,q •�. rami 2a� �«e,.. «��rs ter -.- �. r9 �>v��sue-�w�..A.,��`�s+ ss�•►�� �'o � � -- _ ,.., ' iigargr �ltria w"e•MM,r.•i"Man.. 11 '. ...fie �!� 0 Q BIKE RACK �rzm Zn��.e+,�®�aara,L wq,�' .� .L� _ _ gir (2) BIKES -, dv,. - � s';0 I 'IL I --------------_,...___,__, „..7_,..,/,......._________T_________________,. „e�alansrelmansw.� 1 • .a _ _. o 1Tr _ -_ �- � _ / PROJECT NO.: 148-005 / - 1— -- - ", .th ".-.. TYPE: PLANNING 2 4' X 9' TREE WELL CURB / REVIEWED BY: KMK BIKE PARKING LAYOUT 6 SITE BOUNDARY WALL - TYPE 1 (3) SPECIALTY CONCRETE FINISHES SCALE: N.TS 0 0 c / SCALE: N.T S SCALE: N.T.S 05 i L4 . 05 z EQ. O.C./ MULCH AS SPECIFIED KEEP MULCH CLEAR FP OF TRUNK BASE 0 / O DEEPROOT GREEN �' INFRASTRUCTURE, LLC 0 . 101MONTGOMERY - StantonStreet .\. l.7) o STREET, SUITE 2850, SAN TREE TIE (2) '-'1j# NQ FRANCISCO, CA 94104 BUILDING COMPANY \ 6\ I a INFO@DEEPROOT.COM �\ GLAV. STEEL WIRE; LOSE ±c — O° a w TEL: 415 781 9700 TO ALLOW 4" OFF °- °- _'. MOVEMENT IN ALL '� DIRECTIONS PLANT PER PLAN MULCH AS SPECIFIED. �`-� FINISH GRADE KEEP MULCH CLEAR OF \ V OFFSET PLANTS TO AVOID STRAIGHT NE TRUNK BASE. - BURLAP,CUT AND WIRE BASKETI ROWS 2"X2"X8' WOOD STAKES i_ FROM TOP AND SIDES OF SET OUTSIDE - I 1 - ROOTBALL. ROOTBALL ON d WINDWARD AXIS 1 3' UNDER FIRST LIMBS OR 5' HIGH. (REMOVE AFTER ONE WHICH EVER IS LOWEST. ( GROUNDCOVER PATTERN ) 1111NQN NOTE: pnriFlr cCA0AI �IITv nFcIGN SCALE: N.T S BACKFILL SOIL Z 1 1 Ile 11-1 1= 00 ' T��' _�-1 ~o � 1. TIE BRIGHTLY COLORED-III-1I; '-111=1 �0 w P.V.C. RIBBON ON WIRE 12564 SW Main Street Tigard, OR o 1=11 - —— 1— =111, V11E111E11E11 - 11-1 GUYS. (MIN. 1 PER GUY.) 97223 1 E11- 11-111—J 111= 2. IN LAWN AREAS CUT TREE [T] 503-941-9484 GROUNDCOVER PLANT 1 1= 11=III 1 1 1— 11 CIRCLE AT 12' RADIUS FROM =111- 1- 11 ..1 TRUNK. MULCH / DIAMETER OF DATE: 12/30/2021 ROOTBALL + 12" _ �—:I:::::::ACKFILL NO. DATE DESCRIPTION DECIDUOUS TREECI)SOIL SCALE. N. TS -1 1-1 1-1 1-1 1-1 1-1 1-111E111111E111E111E111E111E111E111E111=111 1 I-1 1-1 1-1 1-111-1 1-1 1=1 1=111=1 1=1 1=1 1=111=1 1=1 1=1 1=111=I I EIII,;,111,;,111;III„111,;,111,;,111;III„111 111 111;III111 111 111;III„1\„ THOROUGHLY / MIX TOADEPTH OF6" 12" THOROUGHLY TILLED SUBSOIL NOTE: STAKE ALL EVERGREEN 71 _TREES LESS THAN 4" CALIPER. "CHAIN LOCK" TREE TIES OR NOTE: TILL SOIL SO THAT THERE DO NOT STAKE VINE MAPLES. ARE NO CLODS OR CLUMPS LARGER TREES 1 1/2" CALIPER AND COVER NG BLACK X GARDEN HOSE THAN 1 1/2" DIA. LESS SHALL BE STAKED WITH A ��SINGLE WOOD STAKE UNLESS OTHERWISE SPECIFIED. 5 GROUNDCOVER & SHRUB PLANTING TWIST STRANDS AROUND EACH OTHER MIN. 3 GUYS @ TSCALE. N.TS120° APART c D 7 - SET ROOT CROWN NO MORE 6 _ IIIII: THAN 4"ABOVE FINISH GRADE TD �_ �� MULCH AS SPECIFIED KEEP //7-0 �!`� MULCH CLEAR OF TRUNK ., �� BASE - - F\ °. ' '' CUT AND REMOVE TWINE AND (c� _ _ �; `:;. , BURLAP FROM TOP AND SIDES O_ 1 — — — — 111 II ROOTBALL. REMOVE ALL WIREo� =1 I I—III—III II - -. :' III I I—I — o 0_ 1 111E111=111=1 ' 111=111 111E BASKET) �c� cwo xo : :.', ::;;:e.—III— co x J 11=III=111E ( ;: =I _ _ — 2"X2" WOOD STAKES OR METAL -III=III=III : ;:: ,. =III—I -m 11=111E111 I 1 ;;' �..;' -::.: _I I IE TREE ANCHORS AS APPROVED. o =III=III=III 11 111=1 Re.cvexievtace, ,� 11-111-111 111 ' :' : ' -111111111111 AMENDED NATIVE SOIL/BACKFILL o _ _ _ _ _ _ _ PLANTING MIX PER J I I III—III—III—III—III—III—III—III I —III 111EIII-III-III-111E111E111=111 111E ' SPECIFICATIONS w 11...111-11 =III—III—III=III=1 ,1, -III III TILLED, AMENDED, AND MOUNDED RIVER N 2 X DIAMETER NATIVE SUBSOIL CD OF ROOT BALL NOT TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) TERRACE T) 2. IN LAWN AREAS CUT TREE CIRCLE AT 12' RADIUS FROM TRUNK. o= J TOWN CENTER TREE J (2CONIFER SCALE: N.T S 0 0 CO i 0 PLANTING a 0 0 f) DETAILS E N. MULCH AS SPECIFIED, KEEP MULCH CLEAR OF SHRUB o yl\ STEM BASE BACKFILL V) / SOIL a ri FINISH , GRADE o ci J — 11 } Ha 1 o o 1- - SCARIFY EDGES AND i„.i.;..' i c ' BOTTOM OF HOLE o c 1 1 1 1 I I- ' ' co 0 / DIAMETER OF / a ROOT BALL + 12" PROJECT NO.: 148-005 3 TYPE: PLANNING 2 0 3 0 SHRUB PLANTING REVIEWED BY: KMK SCALE: N. T S 0 I L4 06 • \ errfj \ \ \ \ \ 20' WIDE TEMPORARY BUFFER IMPACT J \ \ \ \ \ �\ \ \ \ \ \ \ \ \ \ \ \ \ 'VI: ` \\ \ ` \\ \ ` \\ \ ` \\ \ ` � \ ` � \ (SANITARY SEWER LINE INSTALLATION) DEGRADED BUFFER \ \ \ \ \ \ \ il GOOD BUFFER `� \ \ `\ \ \ `\ \ \ BOUNDARY OF WETLAND "A" 3 453 SF ` \� \ `�\\ \ `\ \� RESTORATION 543 SF TO REMAIN FOR OFFSITE WETLAND WETLAND AND WATER EXTENDS OFFSITE ,\ _ \ \\ \ \ \ WETLAND EXTENDS OFFSITE 5,633 SF TO BE ENHANCED WETLAND C _ I \� �� \\\\ \\\ \\\1 �' r► ►���1 T ♦ ��1� ��• ~41 'V`� v v` v ' �i�i�i!�' � ♦♦ p ♦♦ WETLAND A \ NI ill .... . - . ♦♦ �.. �•► �♦ ♦ _ v v • , 4 ♦♦ ♦ ♦♦ ♦ StantonStreet 44k1A4stueitt•♦♦ ♦ g♦ pp p p pp p ♦♦�♦♦♦�♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦N '� �. � iAptt4titt#_� ♦,��� BUFFER ♦♦•♦♦`♦�. , ' �• �`♦ BUILDING COMPANY p , p p p p ♦♦♦,♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦ ., , ,, R p 'I ' \MITIGATION ♦♦♦♦♦♦♦ ♦``♦ ♦♦ ����o�� WATER QUALITY SWALE 2,048 SFp �j�♦♦ ♦ ��`1 b — V ��♦♦ ♦ ��. R ,i= p fir♦♦♦♦♦♦ , • . ``�►i4♦ *j. . ♦ , p p DE, RADED BUFFER BUFFER ♦♦♦♦♦ 4****4140% DEGRADED BUFFERp♦♦♦♦♦♦♦♦♦ ♦♦♦♦� (�♦♦ Vp♦♦♦♦♦♦, ♦ ♦ y . TO BE ENHANCED ♦♦4+.4**144.4♦♦ ♦♦ ♦♦� ♦y p p ♦`♦♦♦♦� .,�♦♦♦`♦♦,p MARGINAL BUFFER 21,016 SF 141� ��♦: pp T• BE ENHANCED MITIGATION p5,591 SF 3,895 SF ♦♦♦♦♦♦♦, �044"`� p TO BE ENHANCED ♦♦ ♦♦`♦♦♦♦♦♦♦`�♦ A�♦♦♦♦♦`' 44*4"*4"## 2,417 SF 4110 la *,♦♦♦♦♦♦♦ *4" p p p p p STREAM 44.4***144"♦ ♦♦ ♦♦ � . • V`• AAWNI • ppbppppPRESERVATION + ♦ 4.44.1844tiYi., �i_I. —i — nriFin1AA��e i�slTv ncl2,846 SF ♦♦♦♦♦♦♦ ♦,�,� _ P GN GOOD BUFFER fr* A.♦♦♦,x,♦ ♦ *4"♦� WATER QUALITY SWALE BUFFER 12564 SW Main Street Tigard, OR ♦♦♦7,� '+♦♦♦♦♦♦♦, p • • • IN PLANTER BOX TO REMAIN \ \ \ VI9.4t♦♦� '`�� •- DEGRADED BUFFER - MITIGATION T 97223 21 ,699 SF /<. \ \\ \\ el****44*****, � TO BE ENHANCED STREET ROW4,771 SF [ ] 503 941 9484 \ `� `\ \ \\ �� � p 36,779 SF • r -- r (7 DEGRADED BUFFER \� \ • / \ \ \ \ \ \ ♦♦♦♦♦♦♦♦,I a ENCROACHMENT 112 SF DATE: 12/30/2021 � �\ \ \\\ \\ \ \\\ \\\ \_ /- \ `�� #�`♦♦♦`♦♦ p ,, ,, \\ \ \ `\ \ `\ \ ;:��4.. ♦♦`♦♦♦♦♦�` p BUFFER • REVISIONS \ • \ ♦* 4*****, MITIGATION ‘ NO. DATE DESCRIPTION z V 989 SF ME to\\ \\ \ STREAM \ \ \ \\ \\ `\ \\ \ \ \ \♦♦ `♦ v N `\ \\ \\ `• \ \ \ \\ \\ `\ \\ \\, \ \A \\ ` I I I I \ \ \ \ \ \ \,\ \ •\ : • • • • , ,.. \/ -_-__., , , \ \ \• \ •\ \ \ ♦♦`♦**♦ \isv , i If , . \ , . \ \ \,, is4" C ----: c , , , , 4 v , ,_. . , -, , 4 vv v vv vv v \ v y *A 41 * \ \\ `\ \ \\ `\ \ 0 .: \\ \ `\ \y y WATER EDGE - To - / / WATER EXTENDS _ II - a • a E OFFSITE WATER QUALITY SWALE DEGRADED BUFFER - -I in_ TO BE ENHANCED - N 2,310SF - 1 I- I I O NORTHERN MITIGATION - PLANTING PLAN - SEE LEGEND SHEET L5.03 iri W W N a •s o J R:(veit, 73 ievtace. LEGEND �� SQ. FEET ACRES I V V V ��� EXISTING WATERS 12,404 0.29 o �, SOUTHERN BUFFER MITIGATION V V V V (0.08 ACRE, 3,566 SF) 7 V V V zz I I EXISTING WETLANDS 13,518 0.31 P G TREES RIVER Q 1 1 0 QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION 0 Q 1 MARGINAL BUFFER TO 2,417 14 OREGON ASH / FRAXINUS LATIFOLIA: 2 GAL./3' HT. 10' O.C. TERRACE w ►�:�:�: :: : 0.06 s� s� _.��:�:��:��:�: 4 BE ENHANCED 'a STUDY AREA BOUNDARY 11 BIGLEAF MAPLE /ACER MACROPHYLLUM: 2 GAL./2' HT. 10' O.C. z O DEGRADED BUFFER TO 71 117 1.63 [3 i LI 11 DOUGLAS FIR/ PSEUDOTSUGA MENZIESII: 2 GAL./2' HT. 10' O.C. TOWN CENTER w BE ENHANCED SOUTHERN BUFFER r p v v v IV \\�j������ MITIGATION TOTAL 36 Lti IV V V V V 7I BUFFER MITIGATION 15,270 0.35 — — — I - V •` 3,566 SF — SHRUBS p 0 0 0 1 , V V V , V V V 1 1 ,may QTY. COMMON NAME/ BOTANICAL NAME: SIZE AND DESCRIPTION WETLAND Q —���`�� — r- C _ (—=__�== \ .\ \ ilL\1 i& x it �� '" \ N ' 47 TALL OREGON GRAPE / MAHONIAAQUIFOLIUM: 1GAL./ 1.5' HT. 4-5' O.C. pONIL AO GOOD BUFFER TO 0.50 t�N \\N REMAIN ,,. I \ \\ \ \\ \\ \\ \ \ \ \ • \ \\ 47 OCEANSPRAY/ HOLODISCUS DISCOLOR: 1GAL./2' HT. 4-5' O.C. MITIGATION :. • 7— DOUGLAS SPIREA/SPIREA DOUGLASII: 1GAL./ 1.5' HT. 4 5' O.C. .eyp<:6s \ \• \ ��. » ; •. \ 0 49 / PLANTING PLAN r STREAM PRESERVATION 11 738 0.27 �t:. TI�� \ V°. •� _ _ W" �°° " °' 47 SNOWBERRY/SYMPHORICARPUS ALBUS. 1GAL./2 HT. 4-5 O.C. 1 r �"`�,+ 1 .,,,., , -.�6��.,__ \ \ \ \\ \ \ \\ \ ip r\ \ \'.. ,NeMiln \ ::::::;:::' TOTAL 190 STREAM TO BE 447 0.01 ""`'" * �1 \ ` \ \ ` \ \ ` \ \ ` \ \ ` \ 1` ` \, \ ` \, \ 116-11 ..,. arr c RESTORED `r:�` a''`'lt \ \ ` \ ` \\ \ ` \\ \ ` \\ \ ` \\ \ ` \ \ \ \ ` \ ` c \ \ `\ \ \ `\ \ \ `\ \ \ `\ \ \ `\ \ \ ` \ \ \ \ \\ \ NATIVE GRASS MIX v..„, \ \ \ \ \ \ \ \ \ \ \ \ y• I\ \ \ \ \ =� aa� \\ \ \ \\ \ \ \\ \ \ \\ \ \ \\ \ \ \\ \ \ t \ \ \\ \ \ \\ QTY. COMMON NAME/ BOTANICAL NAME. SIZE AND DESCRIPTION y -, . =-a ;;`�:'; 4�° A V A ` V A A V A A \ \ ` V \ \ \ \ V A \ V A ` IAA \ \ \ \ \ \ \ SEED MIX: __ }�_ �� ' �"° A A ` 7 V V V 3,566 SF .. LARGE LEAF LUPINE 8 LBS PLS/ACRE SW JEAN LOUISE ROAD STREAM 0 0 0 v 0.08 AC CALIFORNIA BROME / BROMUS CARINATUS 10 LBS PLS/ACRE "�'J - -- BLUE WILD RYE / ELYMUS GLAUCUS 10 LBS PLS/ACRRE � _� m l— SPIKE BENTGRASS /AGROSTIS EXARATA 2 LBS PLS/ACRE •c ' C p i ii N0)_ / al 1�AP PROJECT NO.: 148-005 3 TYPE: PLANNING 2 o SOUTHERN BUFFER MITIGATION - PLANTING PLAN- SEE LEGEND THIS SHEET0REVIEWED BY: KMK / 0 0 co SCALE 06) 100 0 50 100 a m m m L5 • 01 z 1 INCH = 100 FEET MARGINAL BUFFER TO BE ENHANCED - WETLAND B n , v DEGRADED BUFFER TO BE ENHANCED NORTHERN BUFFER MITIGATION V V V V (0.06 ACRE, 2,417 SF) (1 .51 ACRE, 65,696 SF) (0.16 ACRE, 6,932 SF) 7 V V V TREES TREES TREES QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION 4 OREGON ASH / FRAXINUS LATIFOLIA: 2 GAL. / 10' OC 256 OREGON ASH / FRAXINUS LATIFOLIA: 2 GAL. / 10' OC 37 OREGON ASH / FRAXINUS LATIFOLIA: 2 GAL. / 10' OC s to n to n S t re e t 4 BIGLEAF MAPLE /ACER MACROPHYLLUM: 2 GAL. / 10' OC BUILDING COMPANY 200 BIGLEAF MAPLE /ACER MACROPHYLLUM: 2 GAL. / 10' OC 29 BIGLEAF MAPLE /ACER MACROPHYLLUM: 2 GAL. / 10' OC 4 PSEUDOTSUGA MENZIESII / DOUGLAS FIR: 2 GAL. / 10' OC 200 PSEUDOTSUGA MENZIESII / DOUGLAS FIR: 2 GAL. / 10' OC 29 PSEUDOTSUGA MENZIESII / DOUGLAS FIR: 2 GAL. / 10' OC TOTAL 12 TOTAL 656 TOTAL 95 SHRUBS QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION SHRUBS SHRUBS QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION 15 MAHONIA AQUIFOLIUM /TALL OREGON GRAPE: 1 GAL. / 5' OC 801 MAHONIA AQUIFOLIUM /TALL OREGON GRAPE: 1 GAL. / 5' OC 118 MAHONIA AQUIFOLIUM /TALL OREGON GRAPE: 1 GAL. / 5' OC 15 HOLODISCUS DISCOLOR/OCEANSPRAY: 1 GAL. /5' OC 801 HOLODISCUS DISCOLOR/OCEANSPRAY: 1 GAL. /5' OC 118 HOLODISCUS DISCOLOR/OCEANSPRAY: 1 GAL. /5' OC 15 SPIREA DOUGLASII / DOUGLAS SPIREA: 1 GAL. /5' OC 867 SPIREA DOUGLASII / DOUGLAS SPIREA: 1 GAL. /5' OC 125 SPIREA DOUGLASII / DOUGLAS SPIREA: 1 GAL. /5' OC 15 SYMPHORICARPOS ALBUS /COMMON SNOWBERRY: 1 GAL. /5' OC 801 SYMPHORICARPOS ALBUS /COMMON SNOWBERRY: 1 GAL. /5' OC 118 SYMPHORICARPOS ALBUS /COMMON SNOWBERRY: 1 GAL. /5' OC TOTAL 60 pnriFiC CCAAMAI INITv nFclGN TOTAL 3,270 TOTAL 479 NATIVE GRASS MIX NATIVE GRASS MIX NATIVE GRASS MIX 12564 SW Main Street Tigard, OR QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION 97223 QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION QTY. COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION [T] 503-941-9484 2,417 SF SEED MIX: SEED MIX: V V V SEED MIX: BIG LEAF LUPINE / LUPINUS POLYPHYLLUS 8 LBS PLS/ACRE 65,696 SF 6,932 SF 0.06 AC BIG LEAF LUPINE / LUPINUS POLYPHYLLUS 8 LBS PLS/ACRE BIG LEAF LUPINE / LUPINUS POLYPHYLLUS 8 LBS PLS/ACRE DATE: 12/30/2021 CALIFORNIA BROME/ BROMUS CARINATUS 10 LBS PLS/ACRE 1.51 AC 7 V V V 0.16 AC BLUE WILDRYE/ ELYMUS GLAUCUS 10 LBS PLS/ACRE CALIFORNIA BROME/ BROMUS CARINATUS 10 LBS PLS/ACRE CALIFORNIA BROME/ BROMUS CARINATUS 10 LBS PLS/ACRE SPIKE BENTGRASS /AGROSTIS EXARATA 2 LBS PLS/ACRE BLUE WILDRYE/ ELYMUS GLAUCUS 10 LBS PLS/ACRE n n n BLUE WILDRYE/ ELYMUS GLAUCUS 10 LBS PLS/ACRE SPIKE BENTGRASS /AGROSTIS EXARATA 2 LBS PLS/ACRE SPIKE BENTGRASS /AGROSTIS EXARATA 2 LBS PLS/ACRE REVISIONS NO. DATE DESCRIPTION 0 C U xt C 6 �\ o') L) a) 0 C O J I- W W N R-c Wen. ievtace. W 0 V Z RIVER Z J Q TERRACE Z w Z TOWN CENTER Z w 0 NORTHERN a MITIGATION C LEGEND, NOTES, Et DETAILS 0) C C C U) 0) C C C co 0 PROJECT NO.: 148-005 TYPE: PLANNING REVIEWED BY: KMK 0, 0 U) 0 0 co L 5 i • 02 C.W.S. CONDITIONS FOR VEGETATED CORRIDOR AND MITIGATION AREAS: VEGETATED CORRIDOR AND MITIGATION AREA PLANTING NOTES: 1. CLEAN WATER SERVICES SHALL BE NOTIFIED 72 HOURS PRIOR TO THE START AND COMPLETION OF ENHANCEMENT/RESTORATION ACTIVITIES. * BARE ROOT STOCK SHALL BE INSTALLED ONLY FROM DECEMBER 15 THROUGH APRIL 15. ENHANCEMENT/RESTORATION ACTIVITIES SHALL COMPLY WITH THE GUIDELINES PROVIDED IN APPENDIX A: PLANTING REQUIREMENTS (R&O 19-05: APPENDIX A). CONTAINERIZED STOCK SHALL BE INSTALLED ONLY FROM FEBRUARY 1 THOUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. 2. PRIOR TO INSTALLATION OF PLANT MATERIALS, ALL INVASIVE VEGETATION SUCH AS HIMALAYAN BLACKBERRY, ENGLISH IVY, AND ENGLISH HAWTHORN, WITHIN THE ** CLUSTER = GROUPS OF 3-7 PLANTS IN SAME AREA WITH GRASS IN BETWEEN. SEEDING RATE: PURE VEGETATED CORRIDOR SHALL BE REMOVED. DURING REMOVAL OF INVASIVE VEGETATION CARE SHALL BE TAKEN TO MINIMIZE IMPACTS TO EXISTING NATIVE TREES AND LIVE SEED (PLS) POUNDS PER ACRE. SHRUB SPECIES. StantonStreet PLANTING NOTES (PER CWS DESIGN & CONSTRUCTION STANDARDS, APPENDIX A PLANTING 3. REMOVAL OF INVASIVE NON-NATIVE SPECIES BY HAND IS REQUIRED IN ALL VEGETATED CORRIDORS RATED "GOOD". REPLANTING IS REQUIRED IN ANY CLEARED AREAS REQUIREMENTS, APRIL 2019): BUILDING COMPANY LARGER THAN 25 SQUARE FEET. 1) PLANTINGS SHOULD BE MULCHED A MINIMUM OF THREE INCHES IN DEPTH AND 18 INCHES IN 4. PLANTINGS SHALL BE TAGGED FOR DORMANT SEASON IDENTIFICATION. TAGS TO REMAIN ON PLANT MATERIAL AFTER PLANTING FOR MONITORING PURPOSES. DIAMETER TO RETAIN MOISTURE AND DISCOURAGE WEED GROWTH AROUND NEWLY INSTALLED PLANT MATERIAL. 5. FINAL CONSTRUCTION PLANS SHALL CLEARLY DEPICT THE LOCATION AND DIMENSIONS OF THE SENSITIVE AREA AND THE VEGETATED CORRIDOR (INDICATING GOOD, MARGINAL, OR DEGRADED CONDITION). SENSITIVE AREA BOUNDARIES SHALL BE MARKED IN THE FIELD. 2) TREE PLANTINGS SHOULD BE PROTECTED FROM WILDLIFE DAMAGE (DEER BROWSE) BY INSTALLING TREE-PROTECTOR TUBES OR WIRE MESH CYLINDERS AROUND NEWLY INSTALLED 6. PROTECTION OF THE VEGETATED CORRIDORS AND ASSOCIATED SENSITIVE AREAS SHALL BE PROVIDED BY THE INSTALLATION OF PERMANENT FENCING AND SIGNAGE PLANTINGS. (SEE IVAM GUIDELINES) BETWEEN THE DEVELOPMENT AND THE OUTER LIMITS OF THE VEGETATED CORRIDORS. SIGNAGE SHALL MEET THE REQUIREMENTS OF STANDARD DETAIL 790. MAINTENANCE PLAN: 7. NO STRUCTURES, DEVELOPMENT, CONSTRUCTION ACTIVITIES, GARDENS, LAWNS, APPLICATION OF CHEMICALS, UNCONTAINED AREAS OF HAZARDOUS MATERIALS AS DEFINED BY OREGON DEPARTMENT OF ENVIRONMENTAL QUALITY, PET WASTES, DUMPING OF MATERIALS OF ANY KIND, OR OTHER ACTIVITIES SHALL BE PERMITTED WITHIN 3) CLEAN WATER SERVICES REQUIRES A TWO-YEAR MAINTENANCE PERIOD FOR VEGETATED THE SENSITIVE AREA WHICH MAY NEGATIVELY IMPACT WATER QUALITY, EXCEPT THOSE ALLOWED BY SECTION 3.04 AND 3.05. CORRIDOR MITIGATION. THE MITIGATION SITE IS TO BE INSPECTED ANNUALLY, A MINIMUM OF THREE TIMES DURING THE GROWING SEASON AND ONE TIME PRIOR TO ONSET OF THE GROWING SEASON. 8. PRIOR TO ANY SITE CLEARING, GRADING OR CONSTRUCTION THE VEGETATED CORRIDOR AND WATER QUALITY SENSITIVE AREAS SHALL BE SURVEYED, STAKED, AND INVASIVE SPECIES CONTROL IS TO BE CONDUCTED AS NEEDED BASED UPON THE SITE INSPECTIONS. TEMPORARILY FENCED PER APPROVED PLAN. DURING CONSTRUCTION THE VEGETATED CORRIDOR SHALL REMAIN FENCED AND UNDISTURBED EXCEPT AS ALLOWED BY IDACIP1r rOAAKAI !\I TV n cIGN SECTION 3.06.1 AND PER APPROVED PLANS. 4) CLEAN WATER SERVICES' SUCCESS CRITERION FOR VEGETATED CORRIDOR LANDSCAPING IS 12564 SW Stre et Main Tigard, OR 80% SURVIVAL OF TREE AND SHRUB PLANTINGS DURING THE TWO YEARS FOLLOWING PLANTING. THE97223 9. PRIOR TO ANY ACTIVITY WITHIN THE SENSITIVE AREA, THE APPLICANT SHALL GAIN AUTHORIZATION FOR THE PROJECT FROM OREGON DIVISION OF STATE LANDS (DSL)AND VEGETATED CORRIDOR LANDSCAPING SHALL BE MONITORED ANNUALLY DURING THE GROWING [T] 503 941 9484 US ARMY CORPS OF ENGINEERS (COE). THE APPLICANT SHALL PROVIDE THE DISTRICT OR ITS DESIGNEE (APPROPRIATE CITY)WITH COPIES OF ALL DSL AND COE PROJECT SEASON TO ASSESS SURVIVAL OF TREE AND SHRUB PLANTINGS. IF ANY MORTALITY IS NOTED ON THE AUTHORIZATION PERMITS. SITE, THE FACTOR LIKELY TO HAVE CAUSED MORTALITY OF PLANTINGS IS TO BE DETERMINED AND CORRECTED IF POSSIBLE. IF SURVIVAL FALLS BELOW 80%AT ANY TIME DURING THE TWO-YEAR 10. AN APPROVED OREGON DEPARTMENT OF FORESTRY NOTIFICATION IS REQUIRED FOR ONE OR MORE TREES HARVESTED FOR SALE, TRADE, OR BARTER, ON ANY MAINTENANCE PERIOD, THE PLANTINGS SHALL BE REPLACED, AND OTHER CORRECTIVE MEASURES, DATE: 12/30/2021 NON-FEDERAL LANDS WITHIN THE STATE OF OREGON. SUCH AS ADDITIONAL BROWSE PROTECTION, MULCHING, OR IRRIGATION, MAY NEED TO BE IMPLEMENTED. IF REPLANTING IS NECESSARY, THE MAINTENANCE PERIOD WILL BE EXTENDED FOR REVISIONS 11. APPROPRIATE BEST MANAGEMENT PRACTICES (BMP's) FOR EROSION CONTROL, IN ACCORDANCE WITH THE CWS CHAPTER 6 EROSION PROTECTION AND SEDIMENT TWO YEARS FROM THE DATE OF REPLANTING. CONTROL SHALL BE USED PRIOR TO, DURING, AND FOLLOWING EARTH DISTURBING ACTIVITIES. NO. DATE DESCRIPTION 5) INVASIVE SPECIES CONTROL IS TO BE CONDUCTED AS NEEDED BASED UPON THE SITE 12. PRIOR TO CONSTRUCTION, A STORM WATER CONNECTION PERMIT FROM THE DISTRICT OR ITS DESIGNEE IS REQUIRED PURSUANT TO ORDINANCE 27, SECTION 4.B. INSPECTIONS. INVASIVE SPECIES INCLUDE: HIMALAYAN AND EVERGREEN BLACKBERRY (RUBUS DISCOLOR(ARMENIACUS)AND R. LACINIATUS), REED CANARYGRASS (PHALARIS ARUNDINACEA), 13. THE DISTRICT OR CITY/COUNTY MAY REQUIRE AN EASEMENT OVER THE VEGETATED CORRIDOR CONVEYING STORM, SURFACE WATER MANAGEMENT, AND/OR SANITARY TEASEL (DIPSACUS FULLONUM), CANADA AND BULL THISTLE (CIRSIUM ARVENSE AND C. VULGARE), SEWER RIGHTS TO THE DISTRICT OR CITY THAT WOULD PREVENT THE OWNER OF THE VEGETATED CORRIDOR FROM ACTIVITIES AND USES INCONSISTENT WITH THE SCOTCH BROOM (CYTISUS SCOPARIUS), PURPLE LOOSESTRIFE (LYTHRUM SALICARIA), JAPANESE PURPOSE OF THE CORRIDOR AND ANY EASEMENTS THEREIN. KNOTWEED (POLYGONIUM CUSPIDATUM), MORNING GLORY (CONVOLVULUS AND CALYSTEGIA SPECIES), GIANT HOGWEED (HERACLEUM MANTEGAZZIANUM), ENGLISH IVY (HEDERA HELIX), 14. IN THE EVENT OF FLOODPLAIN GRADING, OVER-EXCAVATE THE SUB GRADE TO ENSURE 12" OF TOPSOIL CAN BE APPLIED WITHOUT IMPACTING SURFACE WATER ELEVATION. NIGHTSHADE (SOLANUM SPECIES), AND WILD CLEMATIS (CLEMATIS LIGUSTICIFOLIAAND C. VITALBA). 15. NATIVE VEGETATION ALONG THE SENSITIVE AREAS &THE VEGETATED CORRIDOR SHALL BE RETAINED TO THE MAX EXTENT PRACTICABLE. C 16. SHOULD FINAL DEVELOPMENT PLANS DIFFER SIGNIFICANTLY FROM THOSE SUBMITTED FOR REVIEW BY THE DISTRICT, THE APPLICANT SHALL PROVIDE UPDATED DRAWINGS, AND IF NECESSARY, OBTAIN A REVISED SERVICE PROVIDER LETTER. Ti) 17. FOR VEGETATED CORRIDORS 50 FEET WIDE OR GREATER, THE FIRST 50 FEET CLOSEST TO THE SENSITIVE AREA SHALL BE EQUAL TO OR BETTER THAN A"GOOD" CORRIDOR CONDITION AS DEFINED IN SECTION 3.14.2 TABLE 3-3. 18. FOR VEGETATED CORRIDORS LESS THAN 50 FEET WIDE, THE ENTIRE VEGETATED CORRIDOR SHALL BE EQUAL TO OR BETTER THAN A"GOOD" CORRIDOR CONDITION AS Protected DEFINED IN SECTION 3.14.2 TABLE 3-3. Natural Area CV 19. ENHANCEMENT/RESTORATION OF THE VEGETATED CORRIDOR SHALL BE PROVIDED IN ACCORDANCE WITH R&O 19-05, APPENDIX A. his notdu disturb water Cation. Do dl.turb boll or vegetation pro co o 20. PRIOR TO ANY SITE CLEARING, GRADING OR CONSTRUCTION, THE APPLICANT SHALL PROVIDE THE DISTRICT WITH THE REQUIRED VEGETATED CORRIDOR ENHANCEMENT/RESTORATION PLAN IN COMPLIANCE WITH R&O 19-05. > °,4111. 0 kan11 tln�Sm iaaY 121 21. MAINTENANCE AND MONITORING REQUIREMENTS SHALL COMPLY WITH SECTION 2.5 TABLE A-1 OF R&O 19-05. IF AT ANY TIME DURING THE WARRANTY PERIOD THE IMP Oil MOO LANDSCAPING FALLS BELOW THE 80% SURVIVAL LEVEL, THE OWNER SHALL REINSTALL ALL DEFICIENT PLANTING AT THE NEXT APPROPRIATE PLANTING OPPORTUNITY AND THE TWO YEAR MAINTENANCE PERIOD SHALL BEGIN AGAIN FROM THE DATE OF REPLANTING. w 22. PERFORMANCE ASSURANCES FOR THE VEGETATED CORRIDOR SHALL COMPLY WITH SECTION 2.07.2, TABLE 2-1 AND SECTION 2.11, TABLE 2-2 12"X18"SIGNS SHALL BE PLACED IN A MANNER AS TO CLEARLY IDENTIFY THE SENSITIVE N AREA AND VEGETATED CORRIDOR AS WELL AS AT ALL POINTS OF ENTRY SUCH AS THE 23. FOR ANY DEVELOPMENTS, WHICH CREATE MULTIPLE PARCELS OR LOTS INTENDED FOR SEPARATE OWNERSHIP, THE DISTRICT SHALL REQUIRE THAT THE SENSITIVE AREA BEGINNING OF PATHS.TRAIL HEADS AND ANY PLACE THAT THE PUBLIC MAY WANT OR BE AND VEGETATED CORRIDOR BE CONTAINED IN A SEPARATE TRACT AND SUBJECT TO A"STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION EASEMENT OVER ITS ABLE TO ENTER AREA. ievtace. -0 ENTIRETY" TO BE GRANTED TO THE CITY OR CLEAN WATER SERVICES. 12 24. THE WATER QUALITY SWALE AND DETENTION POND SHALL BE PLANTED WITH DISTRICT APPROVED NATIVE SPECIES, AND DESIGNED TO BLEND INTO THE NATURAL 0_ SURROUNDINGS. USE SOIL TYPES, HYDRAULIC CONDITIONS, AND SHADE REQUIREMENTS IN COMPLIANCE WITH R&O 19-05, APPENDIX A, TABLE A-1. z 25. DEEP ROOTING TREES AND SHRUBS ARE NOT TO BE PLANTED ON TOP OF CONCRETE PIPES, OR WITHIN 10 FEET OF RETAINING WALLS, INLET/OUTLET STRUCTURES OR RIVER OTHER CULVERTS 141IN 1217 26. LARGE TREES OR SHRUBS ARE NOT TO BE PLANTED ON BERMS OVER FOUR FEET TALL THAT IMPOUND WATER. SMALL TREES OR SHRUBS WITH FIBROUS ROOT SYSTEMS Protected TERRACE MAY BE INSTALLED ON BERMS THAT IMPOUND WATER AND ARE LESS THAN FOUR FEET TALL. Natural Area w 27. SITE PREPARATIONS: REMOVE ALL NONNATIVE PLANT MATERIALS, INCLUDING PLANTS, ROOTS, AND SEEDS PRIOR TO ADDING TOPSOIL (SEE IVAM GUIDELINES). TILL THE o.b.t u.tr.b aelb MbDtN,Albo. Me ones Nabbed USW tiWtre O SUB-GRADE IN THESES AREAS TO A DEPTH OF AT LEAST 4"AND ADD AT LEAST 12" OF CLEAN COMPOST-AMENDED TOPSOIL. THE COMPOST AMENDED TOPSOIL SHALL HAVE ambliuseassltsiimat-✓seam- TOWN CENTER THE FOLLOWING CHARACTERISTICS TO ENSURE A GOOD GROWING MEDIUM: A)TEXTURE - MATERIAL PASSES THROUGH ONE-INCH SCREEN (2arAtic St,vtne w L(, B) FERTILITY- 35% ORGANIC MATTER. w_ lob Mt+LU 0 28. SOIL PREPARATION: TO ENHANCE ORGANIC MATTER, LEAF COMPOST MAYBE PLACED UNIFORMLY ON TOPSOIL. OTHER AMENDMENT, CONDITIONERS, BIO-AMENDMENTS WETLAND co MAY BE ADDED AS NEEDED TO SUPPORT THE SPECIFIED PLANTS OR ADJUST THE SOIL PH. TRADITIONAL FERTILIZATION TECHNIQUES (APPLYING N-P-K)ARE NOT NECESSARY FOR NATIVE PLANTS AND SHOULD NOT BE USED. 4•X4'SIGNS SHALL BE USED FOR AREAS WHERE A LARGE NUMBER OF SIGNS ARE NEEDED SUCH AS THE BACK OR SIDE YARDS ON EACH LOT ADJACENT TO THE SENSITIVE AREA OR MITIGATION VEGETATED CORRIDOR IN NEW SUBDIVISIONS OF PARTITIONS. O 29. TIMING: CONTAINER STOCK SHALL BE INSTALLED ONLY FROM FEBRUARY 1 THROUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. BARE ROOT STOCK SHALL BE NOTES INSTALLED ONLY FROM DECEMBER 15 THOUGH APRIL 15. PLANTINGS OUTSIDE THESE TIMES MAY REQUIRE, ADDITIONAL MEASURES TO ENSURE SURVIVAL.. C Et DETAILS 30. EROSION CONTROL: GRADING, SOIL PREPARATION, AND SEEDING SHALL BE PERFORMED DURING OPTIMAL WEATHER CONDITIONS AND AT LOW FLOW LEVELS TO MINIMIZE } SEDIMENT IMPACTS. SITE DISTURBANCE SHALL BE MINIMIZED AND DESIRABLE VEGETATION RETAINED, WHERE POSSIBLE. SLOPES SHALL BE GRADED TO SUPPORT THE ESTABLISHMENT OF VEGETATION. WHERE SEEDING IS USED FOR EROSION CONTROL, AN APPROPRIATE NATIVE GRASS, REGREEN (OR ITS EQUIVALENT), OR STERILE WHEAT SHALL BE USED TO STABILIZE SLOPES UNTIL PERMANENT VEGETATION IS ESTABLISHED. BIODEGRADABLE FABRICS (COIR, COCONUT OR APPROVED JUTE MATTING (MINIMUM 1/4" SQUARE HOLES) MAY BE USED TO STABILIZE SLOPES AND CHANNELS. FABRICS SUCH AS BURLAP MAY BE USED TO SECURE PLANT PLUGS IN PLACE AND TO VEGETATED CORRIDOR DISCOURAGE FLOATING UPON INUNDATION. NO PLASTIC MESH THAT CAN ENTANGLE WILDLIFE IS PERMITTED. CONSULT CHAPTER 6 - EROSION PREVENTION AND SEDIMENT SIGNAGE EleanWateirServices CONTROL FOR ADDITIONAL INFORMATION. Our commitment�,clear. DRAWING NO. 790 REVISED 12-06 31. MULCHING: TREES, SHRUBS, AND GROUNDCOVER PLANTED IN UPLAND AREAS SHALL BE MULCHED A MINIMUM OF THREE INCHES IN DEPTH AND 18 INCHES IN DIAMETER, TO a) RETAIN MOISTURE AND DISCOURAGE WEED GROWTH AROUND NEWLY INSTALLED PLANT MATERIAL. APPROPRIATE MULCHES ARE MADE FROM COMPOSTED BARK OR LEAVES THAT HAVE NOT BEEN CHEMICALLY TREATED. THE USE OF MULCH IN FREQUENTLY INUNDATED AREAS SHALL BE LIMITED, TO AVOID ANY POSSIBLE WATER QUALITY IMPACTS INCLUDING THE LEACHING OF TANNINS AND NUTRIENTS, AND THE MIGRATION OF MULCH INTO WATERWAYS. CWS VEGETATED CORRIDOR SIGN 32. PLANT PROTECTION FROM WILDLIFE: DEPENDING ON SITE CONDITIONS, APPROPRIATE MEASURES SHALL BE TAKEN TO LIMIT WILDLIFE-RELATED DAMAGE (SEE IVAM GUIDANCE). SCALE: N.T.S c co 33. IRRIGATION: APPROPRIATE PLANT SELECTION, ALONG WITH ADEQUATE SITE PREPARATION AND MAINTENANCE, REDUCES THE NEED FOR IRRIGATION. HOWEVER, UNLESS SITE HYDROLOGY IS CURRENTLY ADEQUATE, A DISTRICT/CITY APPROVED IRRIGATION SYSTEM OR EQUIVALENT (I.E., POLYMER, PLUS WATERING) SHALL BE USED DURING PROJECT NO.: 148-005 THE TWO-YEAR PLANT ESTABLISHMENT PERIOD. WATERING SHALL BE AT A MINIMUM RATE OF AT LEAST ONE INCH PER WEEK FROM JUNE 15 THROUGH OCTOBER 15. OTHER IRRIGATION TECHNIQUES, SUCH AS DEEP WATERING, MAY BE ALLOWED WITH PRIOR APPROVAL BY DISTRICT STAFF. TYPE: PLANNING REVIEWED BY: KMK 0 34. ACCESS: MAINTENANCE ACCESS FOR PLANT MAINTENANCE SHALL BE PROVIDED FOR SENSITIVE AREAS AND VEGETATED CORRIDORS VIA A FIVE-FOOT EASEMENT OR SHARED BOUNDARY WITH STORMWATER FACILITIES. STORMWATER FACILITIES ACCESS REQUIREMENTS ARE PROVIDED IN CHAPTER 4. 0 0 co L5 • O3 Q i ao _ — -- PARKING LOT TREE LEGEND NOTES: ` 1. SEE SHEET L5.01 FOR STREET TREE LEGEND FUTURE COMMUNITY PARK � 1JPJi1ijII11 .IJIfJiaE WILLOW OAK Et NOTES. 1547 ,1546 _ 2. SEE SHEET P3 FOR PARKING LOT TREE ' ��� LEGEND i* NOTES. ,. —.. R \ ,�� ZELKOVA \ x X x iii ,`549 1 1 II a 3. SEE SHEET P3 FOR TREE CANOPY SOIL I lirl StantonStreet .► ,—���w. ■■ir►�i■►w.■�r�► tir�+■i.��■_►..■r�.,�r�w:■.�►�■i■n r ■n.::1. `111W . - 1 —��l w•- imo �r — — VOLUMES NOTES Et DETAIL. .■- •;06 -� 1505 --� 1504 �1503 ' 1502 I �-1501 ice- 1500 � i�■il —°•1543k��-"-- 2��-®� " 1540 ' 1539 �s■ �■�■ / �� BUILDING C0MPANY TI. 154 1541 .'�� �Ip ,- GREEN ASH 4. SEESHEET L2.01 L2.09 FOR ADDITIONAL1507.Er . ■ �r r� �� �- i• - - F r, > f �. �� r�rr r 0tfrie - Jilit:41 r �' I 1 , �Ir J'��ii 1 \ 61,:4101-11J-4' /'� . J� � i � I �� I J "/ PLANTINGS IN PARKING LOT AREAS. JO ,1 1508�� � J -� PARKING LOT Ing Ili ■II. I me I — W 5. A PERMANENT UNDERGROUND IRRIGATION :I1 ` eale ,!jai , COVERED SOIL: Ion I _C U EUROPEAN BEECH �� BOUNDARY COVERED SOIL: pia 3 — Q SYSTEM WILL BE PROVIDED FOR ALL PARKING �I 1509�` r - - 732 CF . . _ LOT TREE PLANTED AREAS. 447CF � Id � � ����- ,, 4- 1554 A EsE11 nii�Em 1 6. SEE CIVIL PLANS FOR IRRIGATION WATER Jam- UE i / .t. E 1537 lllili rM■MIrrI d MINSI NO�r �' _el ova, .:4 i -,„_1”........... COLUMNAR ZELKOVA �. � �,.,, .._ ■Z_ � METER LOCATIONS. ft 1510 Cr. 1►. r 1'34 � � ��� �_���I I �: —Eli 4 ���■■�����j����w a. i /I 1553 W � 1:!..............,€) �. I.�L_ .1�1�\IRii it � 1���„JM-1533 I e ,� AJiI' ��1556_11557 •---I cut Imp Srl� _ 7. ALL PARKING LOT TREES ARE TO BE , 1532 is ,�` o �H � 1 INSTALLED WITH A GEO TEXTILE ROOT illiT4-!f lug • _ -1560 1559 � _� MATURE CANOPY SPREAD VA imi- SI �r ■ CONTROL SYSTEM PER CITY OF TIGARD I MA t 1530' o '�. Aii.d.., �-_I� ! h ' ! - IIII - DETAIL 2 SHEET P3. pAripir cooKIAI INITv nFgIGN .1� ;,'��1525 �-�0 , ,t 111 - 8 REMOVAL PLANSEE CIVIL S FOR TREE PRESERVATION t* g ku " ZONE R-25 COVERED SOIL 12564 SW Main Street Tigard, OR Iti 1 �'�ar1524 �� ��J r� -� 1 — — i MI 'm C _ PARKING LOT 2 1566J.1565„ I i�■..■ _ 97223 i Sre I ',Al 523 ZONE C-C I '_II` �',�_JMJ��: yil _ om — [T] 503-941-9484 .� �,► - � — hr sui_, ,1527 67 ,1 ■ai �� • vi 1520 1519 1568 I ■ DATE:pram. fI —ps I ,1 ttiiPAG LOT #1 � J. REVISIONS _ �1�N.Ag ' x !,r so , ]I��EME — NO. DATE DESCRIPTION EU 1 11.1 _ h 1634 1 11111 I WE — Nil 0 lq6 y IN ISE /4:I �r Y 1: -1 rimi� r. I 1 o w - 1650 L - ot �i �638 e , / - 111E ��j ` MATURE CANOPY COVER �1639 �; 1 �� �-� " ��� ., ,11E�� %' 1640 I Al 1 I o I' 1653 1652 1111 1 f 1641 _ // kArri-f 10,4o-11642 !II �� •1643 , h COVER:O1L : e �-1l - ' II PARKING LOT #1 1 .I . r 1� 627 CF 1111 PGE �1 , - � i II I � ■ �� i - _ I — TOTAL PARKING LOT AREA 41 605 a; �j '!!',I — AO ... ifi 1biir•,m1I�i1� k,r,,,i,„: _,..... sok IIPM I111tl■_ .�1I�ii111I:I* 11.rr■■�:11 _ , �� IJI111 I I I I ice. . f .�� _ a) :FIR •41. 1658 �`-� _ TREE CANOPY AREA OVER PARKING LOT 14,082 v \ JIrT'I •1, 1 \,.�it ` _ I•�/ `k, l':r,,, 8" il-S te\ PA iP.E' \ J�_ ,� I ram.► ��`=,I �""" i `-. _ % CANOPY COVER OVER PARKING LOT 34% r��s- • � .-__.�. :ire �I 165' _ji I r�r COVERED SOIL: xi COVERED SOIL: COVERED SOIL: MINE IN Ili _ °Lo •--�: �� 699 CF 624 CF �- -��. Erftr 714 CF 1 1" — N . -- ' _ _ _,r a ,_ 0_1 - -2--%. 1 PARKING LOT #2 - (.(.1 1572i �I ���YJJl v 13 . 5 i 5 1011111 ii , Iv s .' 1538 iur*; �165: _ TOTAL PARKING LOT AREA 49860 co �� COVERED SOIL: ig 0 o ��L :� 0 IIPPPINI 462 CF - i_!■❑i pi II Is ._... sit — TREE CANOPY AREA OVER PARKING LOT 15091 iii �k - - % CANOPY COVER OVER PARKING LOT 30% - - h PARKING LOT #3 ' pp _ 3 �j : r ,-� rI _ `� -JL' `I� — ili 1`111 T TOTAL PARKING LOT AREA 35,982 i�..�rt� Elam �i� W . — 1 ■■IIMINNIII■�—■lI■INEi � MINIMINIMIELmTREE CANOPY AREA OVER PARKING LOT 11 ,404 Re.avA,ill (72 •• III II IIIII 1101]III kiwi] / ill in II III IIII cm III II oil 1 IIII III I IIIII II IIIII ■ � -, IIII II moll I ill IIf III HI ! III Hu IIII o .�" % CANOPY COVER OVER PARKING LOT 32% J o SW JEAN LOUISE RD PARKING LOT #4 Z RIVER MATCHLINE SEE SHEET P2 • Z Ar— TOTAL PARKING LOT AREA 45,232 a 111� III 'AllI till Hi u1 IIII III IIIII 'milli n111111 III+p1J111 I1I1111r \ , .J y TREE CANOPY AREA OVER PARKING LOT 13,605 TERRACE O II , \ 71 % 0 Q CANOPY COVER OVER PARKING LOT 30% O TREE CANOPY PLAN - PARKING LOTLU MIN % CANOPY COVER OVER PARKING LOT 30% TOWN CENTER 0 0 co Q TREE CANOPY 0 0 PARKING LOT c 2, SITE PLAN , IOM O \o_ = = ; :.. Jo ,_ il m m ///.%I///// ///// / 11111111 O , /4 LOUISE ROAD ci co 12' itl PROJECT NO.: 148-005 2 a o 3 it i TYPE: PLANNING 0, REVIEWED BY: KMK KEYMAP Lo 0 0 00 . . SCALE 0 (;) i 40 0 20 40 P 1 L . 1 INCH = 40 FEET PARKING LOT TREE LEGEND NOTES: 1. SEE SHEET L5.01 FOR STREET TREE LEGEND WILLOW OAK Et NOTES. 2. SEE SHEET P3 FOR PARKING LOT TREE LEGEND Et NOTES. 1 ZELKOVA 3. SEE SHEET P3 FOR TREE CANOPY SOIL StantonStreet VOLUMES NOTES Et DETAIL. %A BUILDING COMPANY ,'- GREEN ASH 4. SEE SHEET L2.01-L2.09 FOR ADDITIONAL V PLANTINGS IN PARKING LOT AREAS. EUROPEAN BEECH 5. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL PARKING LOT TREE PLANTED AREAS. 0— COLUMNAR ZELKOVA 6. SEE CIVIL PLANS FOR IRRIGATION WATER METER LOCATIONS. • .... p i i i ill _ _ _ LL3i/j \ 7. ALL PARKING LOT TREES ARE TO BE * I / 1111111 1111111 1110111 111 II IIIIII I Ill 1111111 111 1111I LW 1111011 1I111I11 II IIIII INSTALLED WITH A GEO TEXTILE ROO T I III II IIIIIII IIII III III IIII III IIII IIIII I IIIIIIII III#IIII IIIIII I MATURE CANOPY SPREAD CONTROL SYSTEM PER CITY OF TIGARD DETAIL 2 SHEET P3. Fr,€) pArlFlr roAAkAI NIr ni nFgIGN SW JEAN LOUISE RD MATCHLINE SEE SHEET P1 8. SEE CIVIL PLANS FOR TREE PRESERVATION Et ■ mm mm mm mm mm . • _ _ _ _ _ _ _ ir ir ir Ji _ _ _-_ _ _ _ ir ir ir ir ir ir ir Ji _ _ _ _ _ _ _ _ _ ir ir ir Ji ■ COVERED SOIL REMOVAL PLAN. 12564 SW Main Street Tigard, OR • 97223 III . [T] 503-941-9484 III III IIIg1I I I IW111 1111111 III IIIIIL 11111111 11111111 11101 111 1111117 \ 4# III II III IIIII II III III 1111111 11111111 IIII IIII 1111111 11111111 11111 IIIIIIII *. , _ DATE: 12/30/2021 EMI 1—\ 4r .0.- _._ . 1 1 1 i _:....imoimMI,_ . Will • 1 In: 1--- II.MIRE MI■� REVISIONS ■I ■ lliJimr I= NO. DATE DESCRIPTION E• • I Fl II PI 1MATURE CANOPY COVER— — mom Q° o ° °1 III : PARKING LOT #1 own III • I, r _I % COVERED SOIL: COVERED SOIL: ld'' IIll .1 , ,,, 1680 TOTAL PARKING LOT AREA 41 ,605 r COVERED SOIL: i PARKING LOT ��;r " II W 837 CF 1,137 CF > 633 CF 1 BOUNDARY -�'�_►I - TREE CANOPY AREA OVER PARKING LOT 14,082 I;�� r *I �.la r,, � , I ,�„� �,��,� 4 '' 1596 1597' 1598� I o 0 4' 1583 1584±1585-1586 Q ■a Illim � al — au • - -_ E ``;- I ` �� N�■r��� MIM1 I�f ,. �11- ,' v, % CANOPY COVER OVER PARKING LOT 34/ N r ., �, II 1 I� la.-) ii 1 MEP - UNT��'�� I' r PARKING LOT #2 r ito;_. �1588 I 1i _ II lf• 1601 . 11II NI J�I 1[ Rt!4 N ' �II 1575 �'� 1� ■I `R \\I�\\�:� MD =■■■.o II: • ' 1590 _ ' 111,,,;1021TOTAL PARKING LOT AREA 49860 I ' -" F PARKING OT #3 PARKING LOT # I�_ 111,, .1603..070 . � � i.11111 TREE CANOPY AREA OVER PARKING LOT 15091 QOPPPINI '! 1 r 1 �I 1591 il 1 _ ■■ ■ 11 1� /Al It am JUV it,_ A I 11 M., IF ■ % CANOPY COVER OVER PARKING LOT 30% N ' 1592 i 1604 .... ,,-, '�i �►_ � 1593�1594 �� k. �, , �_ �;� PARKING LOT #3 . cn IG 1577Jr� �I4�j� 1 ` EL -/ ■� in. , I� ■ �I;16- N. ■ ■ ■ ■ _ — �F ' ■ .... ■ NM _ r=� �— 1#1"1 =1 TOTAL PARKING LOT AREA 35,982 MI rT irtil.11.1 -dl 1� ��1r.1673 �II I= 1578 E R 25 1 _ 1_N' f - -_1 1111 Re.avit, • AA,12 II - ■I I;r 1674 Eli TREE CANOPY AREA OVER PARKING LOT 11 ,404 o kp 11)10 �_ ■I // i. of ININI 1675, „ ���■■ % CANOPY COVER OVER PARKING LOT 32/081 0 ( II 1663 \ -/ MN 1 - 1 r 1664 � PARKING LOT #4 0 "Tali ■t III - l I II �i - m it RIVER 1580 �■�� L 1i . ■LI i 16771i 1FE mmi■Q I • r� 1665 / :�� �',��, TOTAL PARKING LOT AREA 45,232 .I ■■ _ - �a I TREE CANOPY AREA OVER PARKING LOT 13,605 TERRACE O I I ' III It■� I�r�■■■■■� j_■ -�■■ I 'a ' I. ':I�1 '• � rtJ�11G �'A.111z `� , _ _ - - _�� '��■ ' ���iv-f'. � �Iriler---;6'0'7 � � % CANOPY COVER OVER PARKING LOT 30% • U libek iiiiiTI.� 1 ■ V,� ,j 1 ,i- • COVERED SOIL: - _I • o 0 LuLu ` -7 /IF/- - � 561 CF MIN % CANOPY COVER OVER PARKING LOT 30 TOWN CENTER I t $J�i e. I630 629 r 16251 J r Aer 17:11r Irak". ', Kir ,,,vm-41���`i�r`+�i ` �Jr �1 1608 `` 1 t� r' �■f!■1tomiIa\11 j l4.• ■�� ���■ / ar m - ♦ .�m� E1 Lri AtMl_� ��' �� • •� � � ' ��_■■■� •, is r 'I r � \G, ♦♦ o r I .� - - - I 1620 ������i covERED solL: r /, I, !♦o���> TREE CANOPY ._�� �I Ilea r •1609 ♦� ROOT PATH �CD 0 y Dui immi v (re,31,,, I FOR TREE 1582 — 11dr- f� � �r _ �� ` •.�\\\\\� ��.• PARKING LOT *srI I i _ _ _ - �� j � ' _' 617 ' O 1 1615 -1614 + 1613 1612 1611 1gr, HI 4 SITE PLAN tri„.210,..... / \ �\ \Oa■■qNum. ► •► I►'yaw 1 r'` • '��r. •Ii• •1`•• •►�V' t i i L / / N Ec, ®TREE CANOPY PLAN - PARKING LOT 15 _c 4Ilinil-r: - 1 -9(^•c Il-^a..b.J 1IIIIII1 LOUISE ROAD co 0) 14 : a�'. ;' �%'! ` PROJECT NO.. 148 005 �// TYPE: PLANNING REVIEWED BY: KMK KEYMAP 0 0 SCALE i 40 0 20 40 0 (i) L _ _ P2 Q _ _ _ 2 1 INCH = 40 FEET NOTES: PARKING LOT TREE LEGEND 1. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL PARKING LOT TREES, PLANTED, & LAWN AREAS. SYMBOL QTY COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTION .# 2. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 3 FEET OF ANY HARD SURFACE ik , PAVING OR UTILITY BOX. 416.( 56 WILLOW OAK/QUERCUS PHELLOS: 2" CAL., B&B �� 3. ALL PLANTER STRIPS & ISLANDS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS BACKHOE TURNING4 . 0 2 ZELKOVA/ZELKOVA SERRATA: 2" CAL., B&B SHOULD BE USED TO LOOSEN THE SOIL. I��-- 2In Planter Strips, Root Barrier Shall,,,,,,„.4. ,,, S to n to n S t re e t r 7 GREEN ASH l FRAXINUS PENNSYLVANICA: 2" CAL., B&B 6. BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE Pea Gravel EntireBackfill Length And Depth i Be Min. 36" Depth x 10' Length BUILDING COMPANY \ ') CLAY)AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE of Root Barrier Placed Vertically On Concrete Side Of r__��'� BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF Tree And Centered On Tree 19 EUROPEAN BEECH / FAGUS SYLVATICA: 2" CAL., B&B COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE. Sidewalk Curb 0 93 COLUMNAR ZELKOVA/ZELKOVA SERRATA 'MUSASHINO' : 2" CAL., B&B i\ \\ --\ le'**H4- ---7. 7 GENERAL NOTES: LANDSCAPE PLAN Do Not Undermine ri � `VW �';( Structural Components /\�\ \ �,, > ' When Excavating. �/ /�i : - 1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE if \ '. -. \/ I�` CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE /` I STANDARD COVERED SOIL VOLUME SPECIFICATIONS PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY 1. PART 1. COVERED SOIL MATERIALS CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. -`-� _�� pACIFIC COMML NI-ry nFcIGN A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: 3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. TREE ROOT BARRIER INSTALLATION 12564 SW Main Street Tigard, OR 97223 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE. (Not to Scale) [T] 503-941-9484 2. LOAM/ORGANIC TOPSOIL NOTES: 3. SOIL BINDER SUCH AS "STABILIZER" 5. BED EDGE TO BE NO LESS THAN 11.5"AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER 4. WATER All Street Trees With Trunks Closer Than 4 Ft. To Paved Surfaces Shall Be Planted With Root Barrier OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. Between the Root Ball And Paving. DATE: 12/30/2021 PART 2. PROPORTIONS OF COVERED SOIL MATERIALS 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. Plantings Within Tree Wells Require Root Barriers Along All Sides Of The Tree Well. REVISIONS A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: 7. CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF Installation To Be Completed In Accordance With Manufacturer's Specifications. NO. DATE DESCRIPTION IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. MATERIAL AMOUNT FOR 1 CY AMOUNT FOR 4.6 CY ���`i°N WASHINGTON COUNTY TREE ROOT BARRIER ME OF COVERED SOIL OF COVERED SOIL 8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE 3�,?. DEPARTMENT OF LAND USE & INSTALLATION TRANSPORTATION REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS 0o;, ENGINEERING SECTION CRUSHED ROCK 23.2 CUBIC FEET 4 CUBIC YARDS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS PLOT STAMP: 02/24/11 5:33P KELLYE EFFECTIVE DATE: WASH. CO. # SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN CAD: 4010.DWG 3/18/2011 4010 TOPSOIL 5.9 CUBIC FEET 1 CUBIC YARD 9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. - SOIL BINDER 13.7 CUBIC FEET 4 POUNDS D 10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING TREE PLANTER & BARRIER WATER 1.6 GALLON 46 GALLONS CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. SCALE: N.T S E 11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER LOCATIONS. CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED 12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO N SHALL THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, BE DETERMINED DURING MIXING. WHICHEVER IS LONGER. N TREE TIE (2) a PART 3. COVERED SOIL MIXING PROCEDURES 13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. GLAV. STEEL WIRE; LOSE a) A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END I TO ALLOW 4" OFF 0 RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES 14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE �r MOVEMENT IN ALL co THAT MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. ) e DIRECTIONS -IFWILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE ANDMULCH AS SPECIFIED. 404f, FINISH GRADE LIJQUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. 15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. KEEP MULCH CLEAR OF \ CUT AND REMOVE TWINE (/) TRUNK BASE. - 7. BURLAP, AND WIRE BASKET B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. 16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO 2"X2"X8' WOOD STAKES FROM TOP AND SIDES OF C. ADD ALL OF THE TOPSOIL MATERIAL. INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY SET OUTSIDE t• • ROOTBALL. BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT ROOTBALL ON • MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. r .._, Re.avt,Tll D. ADD THE SOIL BINDER. WINDWARD AXIS 3' UNDER FIRST LIMBS OR 5' HIGH. (REMOVE AFTER ONE -. WHICH EVER IS LOWEST. 17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT YEAR) -J - E. ADD HALF OF THE ESTIMATED WATER. DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. - -I I a N -I l I I 1 I= m = NOTE: BACKFILL SOIL _Z I _ -I 1. TIE BRIGHTLY COLORED F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. IfT' I 1 I- o w Z 18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR -I l I-I I;'; ` '_III-I o w P.V.C. RIBBON ON WIRE RIVER SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. b 1I-I I - I I- 1- 11-I I 1 I-III- \ce 0 G. MIX THE MATERIAL TOGETHER. "' =III, V11E111E111E111 = II=I GUYS. (MIN. 1 PER GUY.) Z -III-III-III-J lIr 2. IN LAWN AREAS CUT TREE QH. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARYEl I I II I I III III- I I- CIRCLE AT 12' RADIUS FROM WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS REMOVAL, STORING AND AMENDED SOILS FOR PLANTED AREAS: \III .. TRUNK. TERRACE O AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. / DIAMETER OF / z CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND EXCAVATE TO A DEPTH OF 36 ROOTBALL + 12" U I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF TREE STAKING w TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED VEHICLE LOAD AREAS AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL TYPES AND TOWN CENTER LIJ ROCK STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREAC2) SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED OFF SITE. SCALE: N. TS CRUSHED ROCK IN THE MIXTURE. DEEPROOT GREEN INFRASTRUCTURE, LLC o EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY THE LANDSCAPE ARCHITECT - 101 MONTGOMERY STREET, SUITE 2850, SAN FRANCISCO, CA 94104 TREE CANOPY o co J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE AND APPROVED BY THE CITY ARBORIST. SOIL MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE INFO@DEEPROOT.COM TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE SUPPLIERS YARD. MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION ONLY ( DAMP TEL: 415 781 9700 PARKING LOT AND NOT MUDDY WITH ADEQUATE MOISTURE TO BREAK INTO CLODS WHEN TURNED AND WILL NOT LEAVE A DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. DEEPROOT TREE ROOT BARRIER; 0 PART 4. PLACEMENT OF COVERED SOIL MUD STAIN ON THE AND PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO UB24-2;GRADE INSTALL S 2" CURB PLANTING LEGEND, u INSTALLATION. STAKES 12 LINEAR FEET MIN. NOTES Et DETAILS O A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO BLENDED SOIL PLACEMENT AND COMPACTION: TREE TIE NOT TREE TRUNK } STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN LAYERS OF NOT MORE THAN 12" IN SIDEWALK MULCH E DEPTH. PROVIDE 3 PASSES WITH A 2" COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL -I/ / / / / / / / / . / / / / / / / I D TO MAXIMUM DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR SPECIFIC BLENDED `�- DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. SOIL MIXES. w ' . .E 1- E �. /� o B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE cc ci ARCHITECT w F iv 00 } AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS a o X _ 4 INCORRECT - OPEN SOIL VOLUME a GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING --.---6' I / / / / / / / / / / / / / / / / / / / / / / / I PLACEMENT OF COVERED SOIL. PARKING LOT SURFACING CURB C C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. ------ GUTTER c SUB-GRADE n �f� �fZ:1 ,. i 1 11 _I 1 °01 ��\ ' ' : �-II--n- COVERED SOIL VOLUME STREET j ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL 1 11=11=11 L' • 4 0n \�/��oan 41Ici1-11"II'1I=11 6' CONSTRUCTION . 1l=II:=11=11- = . . t11=I1=II-11.=II;,II. i=N=II-II- t-ii=1t=n=n=• 1(=i =,,-,� 1f=11-11=n= COMPACTED SUBGRADE PROJECT NO.: 148-005 c DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND = C 1=q4 11-11'11-II' E=11=-U=1I-11=11=COMPACT TO THE REQUIRED SUB-GRADE COMPACTION. / 12 _ TYPE: PLANNING O 2 CURB o D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH DRAINAGE REVIEWED BY: KMK LO LIFT TO TREE PLANTER AND BARRIER FOR o THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT /� oo EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. PARKING LOT COVERED SOIL VOLUME ( )TREES WITHIN RIGHT OF WAY TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL P3 THAT SCALE: N.T S a WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE / SCALE: N. TS z // Attachment 2 a) 7.- _ - 0 a) o e IIM` `=• o mg o T }' N e a : :L • i i e , C R i w s i J ' ; -Cj .. - ry/ ?_ i 7 7 I : i 7 i I : : i $ J 'a i i ? ' ' ' ; z .. LIB r$ ■:.. • ■\.■ ,so :t•s• a - (g(�� V M 15 L _ o1 ^b-4 1 nn� I �1 i 1 �rII ir 31 - - - - O U; I"ony-Islg"i2 s _ I . s I c - i - o-�I 2. �a� �„�. ,�1 - M1' _ - r ------ •,; ..)— - - _ 0 • d C = 2 ro o r Z - Tr 1 N 7 Ce LL C ' N y a Cl.) Attachment 3 TIGARD City of Tigard MEMORANDUM DATE: January 31, 2022 TO: Gary Pagenstecher, Project Planner FROM: Jeremy Tamargo, Principal Engineer PROJECT: PDR20201-00004: River Terrace Town Center FINDINGS OF FACT: CHAPTER 18.910 IMPROVEMENT STANDARDS 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer in compliance with Subsection 18.910.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Subsection 18.910.030.E. An adjustment to the standards may not be granted if the adjustment would risk public safety. As shown in the preliminary site plan, the proposed development has frontage on Roy Rogers Road, classified as an arterial road under the jurisdiction of Washington County. Street improvements are proposed along the applicant's frontage on Roy Rogers Road in accordance with the standards of this chapter and Washington County Road Design and Construction Standards. As shown in the preliminary civil plans submitted by the applicant, street improvements, including additional street width, are proposed in accordance with the standards of this chapter and the City of Tigard Public Improvement Design Standards. The proposed development includes the addition of local residential streets, addition of collector street SW River Terrace Boulevard, and SW Jean Louise Road and connections to existing local streets. The proposed street improvements will meet the standards of this section. Improvements must meet the following minimum requirements: Roy Rogers Road (5-Lane Arterial, half street improvements): o Minimum 49' right-of-way dedication from centerline o 0.5' curb o 5' planter strip o 10' sidewalk ■ NOTE: Any additional width for sidewalk area can placed in a pedestrian easement over the required 10-foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract, provided the easement covers the full 10-foot width. o 0.5' public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW River Terrace Boulevard (Collector, full street improvements): • 110'minimum right-of-way dedication (total) • 52'minimum paved width o (2) 11'travel lanes o (1) 14'median/turn lane o (2) 8'parking lane • West side of street: o 38'minimum trail corridor • Trail: 12'minimum width multi-use path • Trail corridor landscaping: 26' minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature o 0.5'curb o 5'curb-tight sidewalk • East side of street: o 0.5'curb o 7.5'planter strip o 6' sidewalk o 0.5' public access behind sidewalk SW River Terrace Boulevard (Collector,narrow section, full street improvements): • 44'minimum right-of-way dedication (total) • 24'minimum paved width o (2) 11'travel lanes • West side of street: O 0.5'curb o 12'multi-use path o 0.5'public access behind sidewalk • East side of street: O 0.5'curb O 6' sidewalk o 0.5'public access behind sidewalk SW Jean Louis Road (Commercial Collector, full street improvements): o 78'minimum right-of-way dedication (total) o 50'minimum paved width o Bike facilities: 6'minimum width bike lanes (both sides of street) o On-street parking. 8'minimum width (both sides of street) o Travel Lanes: 11'minimum travel lane (each direction) o Left-turn Lane: 11' minimum width where left turns are allowed, as determined by City Engineer o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5 curb o (2) 5.5 planter strip o (2) 8' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Streamwood Lane (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PH Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW Tuscany Street (Local Residential <1500 vpd, Skinny Street Option, full-street improvements): o 50' right-of-way dedication (total) o 28'paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW Beacon Lane (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW 165th Avenue (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW 166th Avenue (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW Market Street (Private street,local commercial): o 20' minimum paved width o Per TMC 18.910.070,private streets shall have sidewalks meeting City standards along both sides of the street o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local commercial streets Private Alleys (Local Residential, full-street improvements): o 20' minimum tract width • 17' minimum paved width • (2) 1'mountable curbs • (2) 0.5' public access behind curb o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local residential streets As noted in the comments provided by Washington County, the applicant is required to construct the 4th leg (east) of the signalized intersection of SW Roy Rogers Road and SW Jean Louise Road intersection,including signal equipment, conduit,and street lighting. The westbound approach should include a left-turn lane and shared right-turn/through lane. The applicant is required to provide sufficient dedication of right-of-way for the traffic signal and associated equipment at the intersection of SW Roy Rogers Road/SW Jean Louise Road,including adequate corner radius to allow truck turning movements needed for commercial uses (per County Engineer). Prior to commencing any site work, the applicant must obtain all required approvals and permits for construction from all necessary agencies,including but not limited to Washington County,in accordance with the Washington County Response Letter (County File number CP22-903, dated January 24, 2022). Through conditions of approval, this standard is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a fording that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Dedication of right-of-way along the Roy Rogers frontage as well as for the new public streets will be created through the approval of the final plat. Street improvements must be constructed in full compliance with the regulations applicable to the standards. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. The applicant has stated that access easements proposed with the final plat will be in accordance with the Uniform Fire Code and Tigard Municipal Code Section 18.920.030.H, I, and J. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements, public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements, public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Through the conditions of approval, this standard is met. D. Street location,width and grade. Except as noted below, the location,width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in compliance with Subsection 18.910.030.N; and 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The proposed street system as shown on Sheet 9—Circulation Plan in Exhibit C is in preliminary conformance with the Transportation Improvements Plan adopted with the River Terrace Community Plan. The proposed development includes the addition of local residential streets, addition of collector street SW River Terrace Boulevard, and SW Jean Louise Road and connections to existing local streets. Improvements associated with public infrastructures including street and right-of-way dedication, utilities,grading,water quality and quantity facility, streetlights, easements, easement locations, and utility connection for future utility extensions are subject to the City Engineer's review, modification, and approval. Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov) Through the Conditions of Approval, this standard is met. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. 2. Anticipated traffic generation. 3. On-street parking needs. 4. Sidewalk and bikeway requirements. 5. Requirements for placement of utilities. 6. Street lighting. 7. Drainage and slope impacts. 8. Street tree location. 9. Planting and landscape areas. 10. Safety and comfort for motorists, bicyclists, and pedestrians. 11. Access needs for emergency vehicles. Right-of-way and roadway widths must meet the minimum widths specified in Table 18.910.1. See findings in Section 18.910.030.A. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request,the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. The applicant has submitted a proposed circulation plan. The Circulation Plan (see Exhibit C, Sheet 14) depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines and connect to the existing network of streets surrounding the property to the north, south,east and west. No existing or proposed bus routes,pullouts or other transit facilities, or bicycle routes (other than the SW River Terrace Boulevard trail corridor which will run through the middle of the project) exist on or within 530 feet of the site. The Circulation Plan, Sheet 9 in Exhibit C, depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines and connect to the existing network of streets surrounding the property. This standard is met. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and Circulation. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. As discussed in the findings for CDC Section 18.910.040, the length,width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings and convenient access, circulation, and control and safety of street traffic. As shown on the plans in Exhibit C, the proposed development provides an internal network of connecting streets that provide short, direct travel routes, and minimize travel distances within the development. Existing natural resources, existing grades,adjacent existing development,and the existence of a collector and arterial street were factors in the design of the proposed street alignment and connections. The two blocks bound by SW Jean Louise Road to the south and SW Streamwood Lane to the north both measures approximately 685 feet from centerline, exceeding the 530-foot street spacing standard of this section.The design of these blocks was dictated by several factors, the first being the location being bound to the south by SW Jean Louise Road,a collector street,which runs east and west through the site and wetland areas to be preserved in Tract D to the north. The second determining factor was the steep grades existing on this portion of the site. The grades in this area exceed 15-percent from south to north, making the development of an additional east-west street connection via extension of SW Tuscany Street west to SW River Terrace Boulevard difficult in this location. Additionally, street access points to SW River Terrace Boulevard, a collector, are to be minimized. Therefore, a pedestrian/bicycle connection is provided in lieu of a vehicular connection. The mid-block pedestrian/bicycle connection includes 5-feet of landscape on either side of a 5-foot paved walkway is provided in Tracts G,I,J and K.This pedestrian connection aligns with SW Tuscany Street to the east and connects to the sidewalk along SW River Terrace Boulevard. The planned street network provides the connections depicted in the River Terrace Community Plan —Transportation Improvements.These connections include street extensions from the east including the extension of SW Lorenzo Lane,becoming SW Jean Louise Road and an extension of SW Tuscany Street to SW 165th Avenue. SW Jean Louise Road connects east/west through the site providing direct access to the planned mixed-use commercial development and continues to the street light- controlled intersection with SW Roy Rogers Road where it continues west. SW River Terrace Boulevard extends north and south through the site, providing the critical final segment of this collector street. Access to the future community park at the north end of the site is provided off of SW River Terrace Boulevard. The River Terrace Community Plan Transportation Improvements, Map 14, illustrates a recommended extension of SW Jean Louise, a City Collector, eastward to connect to SW Lorenzo Road ultimately intersecting with SW Roshak Road,an existing county collector. The Traffic Impact Analysis prepared by Kittelson&Associates assesses the proposal to determine if the new connection from SW Jean Louise to SW Lorenzo triggers a need to connect SW Lorenzo Lane to SW Roshak Road (Exhibit G). The report concludes "the extension of SW Lorenzo Lane to SW Roshak Road is not needed at this time" (Page 16 in Exhibit G). See additional findings in 18.910.030.CC related to the traffic study. The planned street network provides the connections depicted in the River Terrace Community Plan —Transportation Improvements.These connections include street extensions from the east including the extension of SW Lorenzo Lane,becoming SW Jean Louise Road and an extension of SW Tuscany Street to SW 165th Avenue. SW Jean Louise Road connects east/west through the site providing direct access to the planned mixed-use commercial development and continues to the street light- controlled intersection with SW Roy Rogers Road where it continues west. SW River Terrace Boulevard extends north and south through the site, providing the critical final segment of this collector street. Access to the future community park at the north end of the site is provided off of SW River Terrace Boulevard. This standard is met. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75°unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. As depicted on the Preliminary Circulation Plan in Exhibit C, Sheet 14, streets are laid out so as to intersect at an angle as near to a right angle as practicable. The proposed intersections will comply with these standards. The standard is met. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. The existing right-of-way abutting Roy Rogers Road is of sufficient width as required by Washington County Standards for an arterial road. Frontage improvements along Roy Rogers Road will be constructed with site development. See findings in Section 18.910.030.A. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed. As provided in the Preliminary Civil Plan, the applicant has proposed for street improvements for the development in accordance with the minimum standards of this chapter. L. Cul-de-sacs.A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. A cul-de-sac is not proposed or deemed necessary. This criterion does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. The proposed subdivision includes an extension of existing street"SW River Terrace Boulevard" and "SW Jean Louise Road".The application includes street name requests for"SW Streamwood Lane," "SW 166th Avenue," "SW 165th Avenue," and "SW Beacon Lane", as depicted on the attached Plans in Exhibit C. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. This standard is met. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. The preliminary civil plans provided by the applicant meet City standards for grades and curves for streets. O. Curbs,curb cuts,ramps,and driveway approaches. Concrete curbs,curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04, Work in the Right-of-Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. The narrative and preliminary civil plan set show intent to comply with this requirement. Concrete curbs, curb cuts, ramps, and driveway approaches will be provided in accordance with this chapter and Section 15.04. This standard will be met through the PFI permitting process. P. Streets adjacent to railroad right-of-way.Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. The proposed development is not adjacent to an existing railroad right-of-way. This standard is not applicable. Q. Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The proposed development abuts existing arterial street SW Roy Rogers Road to the west, and is traversed by proposed north-south collector street SW River Terrace Boulevard and east-west collector street SW Jean Louise Road. Residential lots abutting the proposed collector streets have vehicle access from private alleyways as demonstrated on the Preliminary Circulation Plan, Sheet 9 in Exhibit C. This standard is met. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. The proposed development includes private alleys as shown on the Circulation Plan, Sheet 9 in Exhibit C. The proposed alleys must provide a minimum 20' paved width. The pavement section for the proposed private alleys must meet City of Tigard Minimum Pavement Section requirements for public local residential streets. The proposed alleys do not include sharp changes in alignment,as detailed on the Preliminary Plat. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. S. Survey monuments.Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. This standard will be met through the PFI permitting process. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. The applicant has proposed private street, SW Market Street. Roadway widths must meet the minimum widths specified in Table 18.910.1. See findings in Section 18.910.030.A. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Through the conditions of approval, this standard is met. U. Railroad crossings.Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval,or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. The development is not adjacent to a railroad crossing. This standard is not applicable. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. The Applicant acknowledges that the city shall install street signs and that the cost of signs will be the responsibility of the developer. This standard will be met through the PFI permitting process. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. Post Office prior to final approval. Joint mailbox facilities will be provided in compliance with this standard. Plans for joint mailbox structures will be submitted for approval by the city engineer and USPS,prior to final plan approval. This standard will be met through the PFI permitting process. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. New traffic signals are not proposed or deemed necessary. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. The proposed subdivision will include street lights in accordance with the City's regulation. Compliance with street light design standards will be demonstrated with construction documents. Prior to commencing site improvements, the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B.This standard can be met through a condition of approval. Z. Street name signs.Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Street name signs will be installed at street intersections in accordance with this standard.This standard will be met through the PFI permitting process. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. The development will require street improvements.This section is applicable. Street cross-section designs will comply with the standards of this Chapter. Compliance with these standards will be demonstrated with construction drawings. The standard will be met through the PFI permitting process. BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets,such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any funds not used by the city within the 5-year time period will be refunded to the developer. A traffic study prepared by Kittelson &Associates for the planned development is provided in Exhibit G. Traffic calming is not proposed or deemed necessary for the proposed development. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances a. When the site is within 500 feet of an ODOT facility; or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. A traffic study prepared by Kittelson&Associates for the planned development is provided in Exhibit G. The River Terrace Community Plan Transportation Improvements, Map 14, illustrates a recommended extension of SW Jean Louise, a City Collector, eastward to connect to SW Lorenzo Road ultimately intersecting with SW Roshak Road, an existing county collector. The Traffic Impact Analysis prepared by Kittelson&Associates assesses the proposal to determine if the new connection from SW Jean Louise to SW Lorenzo triggers a need to connect SW Lorenzo Lane to SW Roshak Road (Exhibit G). The report concludes "the extension of SW Lorenzo Lane to SW Roshak Road is not needed at this time" (Page 16 in Exhibit G). See additional findings in 18.910.030.CC related to the traffic study. Prior to commencing any site work, the applicant shall submit a revised traffic study report that provides a proportional share impact analysis for the identified need for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3, Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan:TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements). Prior to final plat, the applicant shall pay a fee-in-lieu for the project's proportional share impact for addressing the addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3,Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements).The proportional share impact fee-in-lieu amount shall be reviewed and approved by the City. Through the Conditions of Approval, this standard is met. 18.910.040 Blocks A. Block design.The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The length,width, and shape of blocks has been designed to provide adequate building sites for single-family residential dwellings,mixed-use buildings and multi-family apartment buildings with convenient access, circulation, and control and safety of street traffic. Existing site topography and existing conditions were also factors in the design of the proposed block layout. As described below, site conditions and existing road location preclude full compliance with block perimeter standards. The proposed development is located within the River Terrace plan District area and is thus subject to the minimum block perimeter standard of 1,600 feet identified in section 18.640.080. The perimeter of the two blocks west of River Terrace Boulevard and north of Jean Louise Road measure approximately 1,880 feet, measured along centerline. This is greater than the required 1,600 square feet maximum required in the River Terrace Plan District.The two blocks bound by SW Jean Louise Road to the south and SW Streamwood Lane to the north both measures approximately 685 feet from centerline, exceeding the 530-foot street spacing standard of this section. As discussed in the findings for CDC Section 18.640.080, the length,width,and shape of blocks has been designed to provide adequate building sites for single family and multi-family and mixed-use residential dwellings and convenient access, circulation,and control and safety of street traffic. Existing adjacent development, existing natural resources,and the location of planned collector streets within the site were factors in the design of the proposed block layout. The design of these blocks was dictated by several factors,the first being the location being bound to the south by SW Jean Louise Road, a collector street,which runs east and west through the site and wetland areas to be preserved in Tract D to the north.The second determining factor was the steep grades existing on this portion of the site. The grades in this area exceed 15-percent from south to north,making the development of an additional east-west street connection via extension of SW Tuscany Street west to SW River Terrace Boulevard difficult in this location.Additionally, street access points to SW River Terrace Boulevard,a collector, are to be minimized; therefore,a pedestrian/bicycle connection is provided in lieu of a vehicular connection.The mid-block pedestrian/bicycle connection includes 5-feet of landscape on either side of a 5-foot paved walkway in Tracts G,I,J and K providing a connection from SW 165th and to the sidewalk along SW River Terrace Boulevard. A bicycle and pedestrian connection is provided through the two blocks east of River Terrace Boulevard and north of Jean Louise Road that exceed the 1,600-foot maximum perimeter. The connection includes 5-feet of open space on either side of a 5-foot paved walkway within Tracts G, I,J and K on the Preliminary Plan, Sheet 6.2 Exhibit C. The tracts will have public access easements over their entirety recorded with the plat. The connection provides a more direct route from SW Tuscany Street to SW River Terrace Boulevard. Location of Tract G, I,J, and K results in space between connections being less than 330-feet as illustrated on the Circulation Plan, Sheet 9 in Exhibit C. As illustrated on the Circulation Plan, Sheet 9, a multi-use path (MUP) is proposed through the natural resource area in the future River Terrace Community Park. The proposed 10-foot-wide MUP will extend through the future community park in order to connect the existing sidewalk on SW Roy Rogers Road and pedestrian underpass to the retail and commercial area to the south and the SW River Terrace Trail Corridor to the east.The proposed MUP is required to meet the connectivity requirements of Chapter 18.910. This standard is met. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development.The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Easements for public utilities must be provided at the time of final plat. Proposed easements are depicted on the attached Preliminary Plat, Sheets 6.1 and 6.2 in Exhibit C. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. 18.910.060 Reserved 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street.All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. The preliminary site plan (Exhibit C, Circulation Plan, Sheet 9) shows sidewalk improvements along the development frontage and the new public streets. B. Requirement of developers. 1. As part of any development proposal or change in use resulting in an additional 1,000 vehicle trips or more per day,an applicant shall be required to identify direct,safe (1.25 x the straight line distance)pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers (schools,parks,libraries,etc.).In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). A traffic study prepared by Kittelson&Associates is provided in Exhibit G.The pedestrian circulation system has been designed to provide safe and direct connections to neighborhood activity centers in the area.The plan provides a critical segment of the SW River Terrace Trail,which runs north to SW Scholls Ferry Road and South as far as SW 150th Ave. Public sidewalks and pedestrian and bicycle connections through the site connect to the existing single-family development to the east to the future community park in the northwest corner of the site and the mixed-use retail/commercial area. The Circulation Plan, Sheet 9 in Exhibit C, shows the pedestrian routes through the planned development. This standard is met. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street;it would conflict with the utilities;there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. The preliminary site plan shows the planter strip requirements are met for the frontage improvements and for the new public street improvements. The Circulation Plan, Sheet 9 in Exhibit C, details the street sections including planter strips.The sections have been designed in compliance with the sections approved for the River Terrace Plan District. Planter strips are not provided on sections of SW River Terrace where the street narrows to minimize impacts to natural resources. Planter strips are not provided along SW Jean Louise Road adjacent to the mixed-use development;however, tree wells and landscaping will be provide as illustrated in the Planting Plans and details in Exhibit C to create an attractive and pedestrian friendly frontage. This standard is met. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. The Applicant acknowledges that maintenance of sidewalks, curbs, and planter strips will be the continuing obligation of adjacent property owner(s). E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building,commercial area,place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings or parks; and 4. A criterion which allowed noncompliance under this chapter no longer exists and a sidewalk could be constructed in compliance with city standards. The above-described situations have not been found by the council to exist.This standard does not apply. 18.910.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park,playground,or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision,the commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in compliance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. As shown on the attached Preliminary Plat (see Exhibit C),the proposed development includes open space tracts and a trail corridor. The applicant has proposed Minimum River Terrace Community Park improvements as detailed in their memorandum entitled "Revised Site Plans to Clarify Open Space,Public Benefits and Pedestrian Connectivity" and as shown on the applicant's Circulation Plan, Sheet 9. As required by the land use application,the applicant proposes to dedicate 8.2-acres of the subject property for development of the future River Terrace Community Park and open space for the use and enjoyment of residents throughout the community, as intended in the City of Tigard's River Terrace Community Plan (4.8-acres of usable park space and 3.4-acres of sensitive lands). See findings in CDC 18.640.070.0 and CDC 18.770.040.C. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the-comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The Utility Plan, Sheet 8 in Exhibit C, shows the proposed improvements to sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer lines in Roy Rogers Road. Proposed sanitary lines will be further detailed with construction documents,which will be submitted to the city engineer for review and approval. The subject site is currently outside the jurisdictional boundary of Clean Water Services. Prior to commencing any site work, the applicant must complete the annexation process in order for public sanitary or storm sewer services to be provided. Prior to commencing any site work, the site development plans must demonstrate compliance with CWS conveyance design requirements (D&C Section 5.02). This condition will include making gravity sanitary sewer service available at a depth and capacity necessary to accommodate the future decommissioning of Scholls Country Estates Pump Station (TLNO 2S105CB15800). Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. Prior to final plat approval, the proposed sanitary sewer system and associated facilities must be constructed, completed, and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. 18.910.100 Storm Drainage A. General provisions.The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. The applicant submitted preliminary plans that comply with these requirements. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development, and the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. The Utility Plan, Sheet 8 in Exhibit C, shows the proposed storm drainage system. The Preliminary Storm Report in Exhibit H provides sizing calculations and stormwater drainage system details in accordance with City of Tigard Standards and River Terrace Stormwater Management Design Standards. The stormwater facility was sized in accordance with River Terrace Stormwater Management Design Standards using the Tualatin River Urban Stormwater Tool (TRUST) model. The storm water drainage system will be separate and independent from the proposed and existing sanitary sewer system. Drainage facilities on site are designed to accommodate potential runoff from the upstream drainage area. The subject site is traversed by streams in the northern portion of the site as shown on the Existing Conditions, Sheet 2 in Exhibit C.The Preliminary Plat, Sheets 6.1 and 6.2 in Exhibit C, shows stream to be located within an open space tract. Easements will be provided as required. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected, conveyed,treated and detained for review and approval. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS after preliminary review. Prior to commencing any site work,the applicant must provide a performance bond for all stormwater treatment facilities associated with the development. Prior to final plat, all public stormwater drainage systems, including water quality and detention facilities, must be constructed, completed, and/or satisfied. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. B. Cost of construction.Development permits issued for planned developments,conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan,is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. The planned development includes a section of SW River Terrace Boulevard (collector) and an extension of SW Jean Louis Road (collector) from SW Lorenzo to SW Roy Rogers Road.The section of SW River Terrace Boulevard includes a 12-foot-wide multi-use path separated from the road for bicycle and pedestrian use.This multi-modal path is provided to connect through the River Terrace plan area from Schools Ferry Boulevard to other regional trail connections at the south. There are no additional adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan. The section of SW Jean Louise Road in the development is designed to provide 6-foot-wide bike lanes on both sides of the street. Pedestrian and bicycle connections provided through the site are 5-feet wide. Street sections including the multi-use path,bike lanes, and pedestrian and bicycle connections are detailed on the Circulation Plan, Sheet 9 in Exhibit C. As illustrated on the Circulation Plan, Sheet 9, a multi-use path (MUP) is proposed through the natural resource area in the future River Terrace Community Park. The proposed 10-foot-wide MUP will extend through the future community park in order to connect the existing sidewalk on SW Roy Rogers Road and pedestrian underpass to the retail and commercial area to the south and the SW River Terrace Trail Corridor to the east. The proposed MUP is required to meet the connectivity requirements of Chapter 18.910. This standard is met. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines.All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. All utility lines including,but not limited to those required for electric, communication,lighting and cable television services and related facilities will be placed underground in the proposed development.The attached preliminary utility plans in Exhibit C show proposed underground utilities facilities in accordance with the standards of this section, as needed for the subject site. The provision of adequate vision clearance is demonstrated on the Site &Typical Lot Plan (see Exhibit C, Sheets 11.1 through 11.4). The applicant does not seek an exemption or fee in-lieu for undergrounding utilities. Prior to final plat approval, all existing and proposed utilities must be placed underground. A fee-in-lieu of undergrounding is not proposed or required. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.830.070. Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. Prior to final plat, all improvements associated with public infrastructure including but not limited to street improvement under the City of Tigard jurisdiction must be constructed, completed and/or satisfied. The applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. Prior to final plat, all public utility facilities including but not limited to storm drainage,water quality and quantity, sanitary sewer,water,gas, electrical, communication,and wireless must be completed. Private storm water quality and quantity facilities must be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. This standard is met through the PFI permitting process. Prior to final plat approval, the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network (GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary.Along with the coordinates, the plat must contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by; GPS tie networked to the City's GPS survey or by random traverse using conventional survey methods. Prior to final plat approval, the applicant must submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee,and any other necessary data or narrative. The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County, and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director. Note:Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. After the City and County have reviewed the final plat, the applicant must submit one copy of the final plat, for City Engineer and Community Development Director signatures. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city,permit fee paid, and permit issued. B. Permit fee.The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. This standard is met through the PFI permitting process. 18.910.160 Reserved 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance.All such plans shall be prepared in compliance with requirements of the city. This standard is met through the PFI permitting process. 18.910.180 Notice to City A. Commencement. Work shall not begin until the city has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city is notified. This standard is met through the PFI permitting process. 18.910.190 City Inspection of Improvements Improvements shall be constructed under the inspection and to the satisfaction of the city. The city may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. This standard is met through the PFI permitting process. 18.910.200 Engineer's Written Certification Required The developer's engineer shall provide written certification of a form provided by the city that all improvements,workmanship, and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. This standard is met through the PFI permitting process. CHAPTER 18.920 ACCESS, EGRESS,AND CIRCULATION 18.920.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress provided in this chapter are continuing requirements for the use of any structure or lot of real property in the city. The applicant has acknowledged that the provisions and maintenance of access and egress provided in this chapter are the continuing obligation of the property owner. B. Access plan requirements. A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. The applicant has submitted a preliminary civil plan set showing preliminary compliance with the access, egress and circulation requirements of this chapter. The Circulation Plan,Sheet 9 in Exhibit C, demonstrates proposed access, egress, and circulation in preliminary compliance with the applicable standards. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. This standard is met through the Conditions of Approval and the PFI permitting process. C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of all uses, structures, or units of land meets the combined requirements of this chapter,provided: 1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases, or contracts to establish the joint use; and 2. Copies of the deeds, easements,leases, or contracts are placed on permanent file with the city. Residential lots will take access from existing or proposed public streets or private alleys. Each residential lot will have access and egress through the provision of a driveway. No common driveways are proposed.The mixed-use and apartment buildings will take access from a common drive to the public street network. Deeds,leases, or contracts will be filed as required. D. Public street access.All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. As shown in the preliminary site plan,vehicular access for all lots will be via public street. Driveways, private alleys,and common drives will connect directly with public streets as shown on the Circulation Plan, Sheet 9 of Exhibit C, and will be maintained at the required standards. This standard is met. E. Surfacing. Driveways and drive aisles must be paved with a dust-free, hard-surfaced material, or utilize a turf grid or open joint pavers. As shown on the preliminary civil plan, the proposed driveways and drive aisles are paved. This standard is met is met through the PFI permitting process. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. See findings in Subsection 18.910.030.0. H. Inadequate or hazardous access. 1. Applications for development permits will be referred to the Director for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist that would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single detached house lots is discouraged. Direct access to collector or arterial streets will be considered only if there is no practical alternative way to access the site. If direct access is allowed by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single detached houses are exempt from this requirement. The proposed development does not propose inadequate or hazardous access. The applicant has not proposed direct access to arterial or collector streets from single detached lots. All units adjacent to an arterial or collector street will take vehicular access to private alleys and residential streets interior to the proposed development as shown on the Circulation Plan, Sheet 9 in Exhibit C. Single detached homes are exempt from the Section 3 requirements.This standard is met. I. Access management. 1. An access report must be submitted with all new development that verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance, and deceleration standards as set by ODOT, Washington County, the city, and AASHTO (depending on jurisdiction of facility). 2. Driveways must not be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection.The minimum driveway setback from a collector or arterial street intersection is 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practicable, the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet. Preliminary civil plans been submitted by the applicant to demonstrate preliminary compliance with the access, egress and circulation requirements of this chapter. The planned development includes a section of section of SW River Terrace Boulevard (collector) running north and south and an extension of SW Jean Louise Road (collector) running east and west through the site from Lorenzo Lane to the east to SW Roy Rogers (arterial) to the west. No rowhouse or single-family detached lots take access from the collector streets within the development. According to 18.920.030.H.2, driveways on the adjacent queueing streets must be located at least 150 feet from the intersecting collector street. Four driveways serving single family detached homes along the east side of SW 165th Avenue are located less than 150 feet from the SW Jean Louise Road right of way. The applicant is requesting an adjustment to this standard through the Planned Development process. The traffic volume on SW 165th Avenue,a local street,is contained within the development due to natural resource area located on north and south sides of site; therefore,no conflicts are expected within the queuing distance. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, approximately 250 feet east of SW Roy Rogers Road and 350-feet from SW River Terrace Boulevard and a secondary access is provided on SW River Terrace. Secondary access is provided on SW River Terrace Boulevard, approximately 400 feet north of SW Jean Louise Road,in compliance with this standard. The mixed-use and apartment site south of SW Jean Louis Road as has a vehicle access in alignment with the accessway to the northern site, approximately 250-feet east of SW Roy Rogers Road and 350-feet from SW River Terrace Boulevard. A secondary fire and emergency vehicle access is located along Roy Rogers Road, approximately 450 feet south of the intersection with SW Jean Louise Road. Due to the access spacing requirement of 600 feet along Roy Rogers Road, a County arterial road,this access point will be gated for emergency vehicle access only. This standard is met. J. Minimum access requirements for residential uses. 1. Vehicular access and egress for residential uses must comply with the standards provided in Table 18.920.1. 2. Vehicular access to apartment structures must be within 50 feet of the first- story entrance or the first-story landing of a stairway, ramp, or elevator leading to the dwelling units. 3. Private residential access drives must be provided and maintained in compliance with the Oregon Fire Code. 4. Access drives in excess of 150 feet in length must be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5 percent. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. 6. Where allowed, minimum width for driveway approaches to arterials or collector streets must be at least 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. A driveway will be provided for each of the single-family detached lots with at least 10-feet of access and pavement width as required. Compliance with rowhouse access standards in Chapter 18.280 is demonstrated earlier in this statement. The applicant proposes a planned development with 348-apartment units, 178-units located north of SW Jean Louise Road, and 170-units south of SW Jean Louis Road. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and secondary access is provided on SW River Terrace Boulevard. Each points provides more than 30-feet of access with 26-feet of pavement width and 5-foot sidewalks on each side. The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and fire and emergency vehicle access is provided on Roy Rogers Road. Each points provides more than 30-feet of access and has 26-feet of pavement width.A secondary fire and emergency vehicle access is located along Roy Rogers Road, approximately 450 feet south of the intersection with SW Jean Louise Road. Due to the access spacing requirement of 600 feet along Roy Rogers Road, a County arterial road, this access point will be gated for emergency vehicle access only.A second access point for vehicular access/egress is not feasible due to constraints of the site;therefore,the applicant is requesting an adjustment to this standard through the Planned Development process. Vehicular access to the multifamily structures is within 50-feet of the ground floor entrance as required. The private alleys meet the provisions of the Uniform Fire Code. The development does not include any access drives longer than 150-feet; therefore,this standard is not applicable. The proposed subdivision does not include any driveways in excess of 200 feet in length where two vehicles traveling opposite drives meet. Driveway approaches from the mixed-use development and multi-family apartments onto SW Jean Louise Road and SW River Terrace Boulevard are 26-feet wide as illustrated on the Site Plan, Sheet 11.1 in Exhibit C. This standard is met. K. Minimum access requirements for nonresidential uses. 1. Vehicle access, egress, and circulation for nonresidential uses must comply with the standards provided in Table 18.920.2. 2. Vehicular access must be provided to nonresidential uses, and be located within 50 feet of the primary first-story entrances; 3. Additional requirements for truck traffic may be imposed through conditions of approval of a land use application. The planned development includes 6 mixed-use buildings, each building containing 4,286 square feet of commercial space.The mixed-use site north of SW Jean Louis Road contains 4 mixed-use buildings with 17,144 square feet of commercial/ retail space requiring 93-parking spaces. The applicant estimates that 60% of the commercial area will be used for sales-oriented retail and the remaining 40% for eating and drinking establishments; therefore,requiring 93-parking spaces (31 spaces for 10,286 sf retail sales (3-spaces per 1,000 sf) and 62 spaces for 6,858 sf restaurant (9 spaced per 1,000 sf)). The mixed-use and apartment site north of SW Jean Louis Road has two access points. Primary vehicle access is provided from SW Jean Louis Road, and secondary access is provided on SW River Terrace Boulevard. Each points provides more than 30-feet of access and has 26-feet of pavement width. The mixed-use site south of SW Jean Louis Road contains 2 mixed-use buildings with 8,572 square feet of commercial/ retail space requiring 24-parking spaces. The applicant estimates that 60% of the commercial area will be used for sales-oriented retail and the remaining 40% for eating and drinking establishments; therefore,requiring 24-parking spaces (15 spaces for 5,143 sf retail sales (3- spaces per 1,000 sf) and 31 spaces for 3,429 sf restaurant (9 spaced per 1,000 sf)). Primary vehicle access is provided from SW Jean Louis Road, and a fire and emergency vehicle access is provided on Roy Rogers Road. Each access point provides more than 30-feet of access and has 26-feet of pavement width. Vehicular access to the proposed commercial uses will be within 50 feet of the ground floor entrance as shown on the Circulation Plan, Sheet 9 in Exhibit C. This standard is met. L. One-way vehicular access points.Where a proposed parking facility indicates only one- way traffic flow on the site, it must be accommodated by a specific driveway serving the facility; the entrance drive must be situated closest to oncoming traffic and the exit drive must be situated farthest from oncoming traffic. This standard is not applicable. The applicant has proposed two-way traffic flow on the site. M. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions; or b. Provide inadequate access for emergency vehicles; or c. Cause hazardous conditions to exist that would constitute a clear and present danger to the public health, safety, and general welfare. 2. To eliminate the need to use public streets for movements between commercial or industrial uses,parking areas must be designed to connect with parking areas on adjacent properties unless not feasible. The Director may require access easements between properties where necessary to provide for parking area connections. 3. To facilitate pedestrian and bicycle traffic, access and parking area plans must provide efficient sidewalk or pathway connections, as feasible, between neighboring developments or land uses. (Ord. 20-01 §1; Ord. 19-09 §1; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) The Director has not determined a need to restrict access based on the conditions outlined above. This standard is not applicable. CHAPTER 18.930 VISION CLEARANCE AREAS 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as provided in Section 18.710.050, using the standards in this chapter. (Ord. 18-23 §2; Ord. 17-22 §2) This section is applicable. The provisions of this chapter apply to all proposed development. 18.930.030 Vision Clearance Requirements A. At corners. Except within the MU-CBD zone, a vision clearance area must be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area must be maintained free of vehicles, hedges, plantings, fences,wall structures, and temporary or permanent obstructions (except for an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade. Trees exceeding 3 feet in height may be located in this area,provided all branches below 8 feet are removed. C. Additional topographical constraints.Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures, and temporary or permanent obstructions must be further reduced in height or eliminated to comply with the intent of the required clear vision area. (Ord. 18-23 §2; Ord. 17-22 §2) The vision clearance requirements of this chapter are applicable. See findings in 18.930.040. 18.930.040 Computations A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of 2 non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least 1 of the streets or driveways is 24 feet or more in width,the vision clearance area is a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points that are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.930.1. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets or driveways are less than 24 feet in width, the vision clearance area is a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of single detached houses,and 30 feet back from the property line on all other types of uses. (Ord. 18-23§2;Ord.17-22§2) The proposed development has frontage on both arterial and non-arterial streets. This standard is applicable. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. Prior to final building inspection,the applicant must submit a Final Sight Distance Certification for review and approval. Through the conditions of approval, this standard is met. ADDITIONAL CITY OR AGENCY COMMENTS: Easements: Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. Fire and Life Safety: Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire flow,hydrant placement, and emergency vehicular access and turn around. Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of the City of Tigard. Prior to commencing any site work, the applicant must submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines,hydrants and water services to be designed in accordance with the City of Tigard Standards for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality facilities. In addition, a maintenance plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to commencing site improvements, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans must be submitted to the city for review. The city will forward plans to CWS after preliminary review. Grading and Erosion Control: Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction,grading, excavating, clearing, and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for review and approval. The plan must comply to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. Prior to commencing any site improvements, the applicant must obtain a NPDES permit. Prior to commencing any site improvements,the applicant must submit a final grading plan the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines must be provided to sufficiently contain and convey runoff from each lot. The design engineer must also indicate, on the grading plan, which lots will have natural slopes between 10 percent and 20 percent,as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and permits will be necessary when the lots develop. Address Assignments: The City of Tigard is responsible for the approval of new street names and assigning addresses for parcels within the City of Tigard. Contact Oscar Contreras with Engineering Division at 503-718- 2678 to ensure new addresses are assigned. Prior to permit submittal, the applicant must pay the addressing fee. The address fee will be assessed in accordance with the current Master Fee Schedule. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal, the applicant must submit an Autocad file of proposed street names and assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. The address fee will be assessed in accordance with the current Master Fee Schedule. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN:Jeremy Tamargo, Principal Engineer at (971) 713-0281 or JeremyT@a,tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 2. Improvements associated with public infrastructure including street and right-of-way dedication,utilities,grading,water quality and quantity facilities, streetlights, easements, easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • Tigard Community Development Codes,Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County, State, and Federal Codes and Standard Guidelines 3. Improvements associated with public infrastructure including street and right-of-way dedication,utilities,grading,water quality and quantity facilities, streetlights,easements, easement locations,and utility connections for future utility extensions are subject to the City Engineer's review,modification,and approval. 4. Prior to commencing any site work, the applicant must submit a Public Facility Improvement (PFI) Permit to cover all infrastructure work including stormwater Water Quality and Quantity Facilities and any other work in the public right-of-way. Four (4) sets of detailed public improvement plans must be submitted for review to the Engineering Department. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading,utilities, stormwater quality and water quantity facilities, sanitary sewer, streetlights, and franchise utilities are required at the time of PFI Permit submittal. When the water system is under the City of Tigard jurisdiction, an Engineering cost estimate of water improvement must be listed as a separate line item from the total cost estimate. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement Permit plans must conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 5. Prior to commencing site improvements,the Applicant must submit plans showing the following required street improvements to Engineering for review and approval: Roy Rogers Road (5-Lane Arterial,half street improvements): o Minimum 49' right-of-way dedication from centerline o 0.5' curb o 5'planter strip o 10' sidewalk ■ NOTE: Any additional width for sidewalk area can placed in a pedestrian easement over the required 10-foot landscape tract. The sidewalk can also meander within the 10 feet of the landscape tract, provided the easement covers the full 10-foot width. o 0.5' public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW River Terrace Boulevard (Collector, full street improvements): • 110'minimum right-of-way dedication (total) • 52'minimum paved width o (2) 11'travel lanes o (1) 14'median/turn lane o (2) 8'parking lane • West side of street: o 38'minimum trail corridor • Trail: 12'minimum width multi-use path • Trail corridor landscaping 26' minimum width of landscaping unequally distributed on both sides of the trail to facilitate trail curvature O 0.5'curb o 5'curb-tight sidewalk • East side of street: O 0.5'curb O 7.5'planter strip O 6' sidewalk O 0.5' public access behind sidewalk SW River Terrace Boulevard (Collector,narrow section, full street improvements): • 44'minimum right-of-way dedication (total) • 24'minimum paved width o (2) 11'travel lanes • West side of street: o 0.5'curb o 12'multi-use path o 0.5'public access behind sidewalk • East side of street: o 0.5'curb o 6' sidewalk o 0.5'public access behind sidewalk SW Jean Louis Road (Commercial Collector, full street improvements): o 78'minimum right-of-way dedication (total) o 50'minimum paved width o Bike facilities: 6'minimum width bike lanes (both sides of street) o On-street parking: 8'minimum width (both sides of street) o Travel Lanes: 11'minimum travel lane (each direction) o Left-turn Lane: 11' minimum width where left turns are allowed, as determined by City Engineer o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5 curb o (2) 5.5 planter strip o (2) 8' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Streamwood Lane (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Tuscany Street (Local Residential <1500 vpd, Skinny Street Option, full-street improvements): o 50' right-of-way dedication (total) o 28' paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Beacon Lane (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW 165th Avenue (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8'public utility easement across road frontage, outside of right-of-way SW 166th Avenue (Local Residential <1500 vpd, full-street improvements): o 54' minimum right-of-way dedication (total) o 32' minimum paved width o Pavement section must meet current public improvement design standards and details at time of application for PFI Permit. o (2) 0.5' curb o (2) 5'planter strip o (2) 5' sidewalk o (2) 0.5'public access behind sidewalk o 8' public utility easement across road frontage, outside of right-of-way SW Market Street (Private street,local commercial): o 20' minimum paved width o Per TMC 18.910.070,private streets shall have sidewalks meeting City standards along both sides of the street o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local commercial streets Private Alleys (Local Residential, full-street improvements): o 20' minimum tract width • 17' minimum paved width • (2) 1'mountable curbs • (2) 0.5' public access behind curb o Pavement section for alleys must meet City of Tigard Minimum Pavement Section for public local residential streets 6. Prior to commencing any site work,the applicant must obtain all required approvals and permits for construction from all necessary agencies,including but not limited to Washington County,in accordance with the Washington County Response Letter(County File number CP22-903,dated January 24,2022). 7. Prior to commencing any site work,the applicant must submit the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee", and who will provide the financial assurance for the public improvements. Specify if the entity is a corporation,limited partnership,LLC,etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. 8. Prior to commencing any site work, the applicant must provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. 9. Prior to commencing site improvements, the applicant must provide a photometric analysis for the review and approval. The applicant must submit plans showing the location of streetlights and the type and color of pole and light fixture for review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. All public streetlights must be PGE Option B. 10. Prior to commencing any site work,the applicant must submit site plans and a final storm drainage report as part of the PFI Permit indicating how run-off generated by the development will be collected,conveyed,treated and detained for review and approval. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 11. Prior to commencing any site work,the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard PFI Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans to CWS after preliminary review. 12. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing the proposed sanitary sewer system and associated facilities to be designed and constructed in accordance with the City of Tigard and CWS Design and Construction Standards. 13. Prior to commencing any site work,the applicant must submit site plans as part of the PFI Permit showing all proposed and/or extensions of public water lines,hydrants and water services to be designed in accordance with the City of Tigard Standards for review and approval. 14. Prior to commencing any site work, the applicant must provide written approval from TVF&R for fire flow,hydrant placement, and emergency vehicular access and turn around. 15. Prior to commencing any site work, the applicant must submit all public utility easements, joint access easements,public access easements and maintenance agreements for review and approval. 16. Prior to commencing any site work, the applicant must submit an erosion control plan as part of the PFI Permit. The plan must conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition). 17. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate, on the grading plan,which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary. 18. Prior to commencing any site work,the applicant must provide a performance bond for all public improvements and private stormwater treatment facilities associated with the development. 19. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for review and approval. 20. Prior to commencing any site work,the applicant shall submit a revised traffic study report that provides a proportional share impact analysis for the identified need for addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3, Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan: TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements). 21. Prior to commencing any site work,the applicant must complete the annexation process in order for public sanitary or storm sewer services to be provided. 22. Prior to commencing any site work, the site development plans must demonstrate compliance with CWS conveyance design requirements (D&C Section 5.02). This condition will include making gravity sanitary sewer service available at a depth and capacity necessary to accommodate the future decommissioning of Scholls Country Estates Pump Station (TLNO 2S105CB15800). THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN:Jeremy Tamargo, Principal Engineer at (971) 713-0281 or JeremyTga tgard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 23. Prior to final plat approval,all improvements associated with public infrastructure including but not limited to street improvement under the City of Tigard jurisdiction must be constructed, completed and/or satisfied. The Applicant must obtain conditional acceptance from the City and provide a two-year maintenance assurance for said improvements. 24. Prior to final plat approval,all public utility facilities including but not limited to storm drainage, water quality and quantity,sanitary sewer,water,gas,electrical,communication, and wireless must be completed. Private storm water quality and quantity facilities must be provided with two years of maintenance and entered into a stormwater maintenance agreement with the City. 25. Prior to final plat approval, the final plat must contain State Plane Coordinates on two monuments with a tie to the City's global positioning system geodetic control network (GC 22). These monuments must be on the same line and must be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat must contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north.These coordinates can be established by; GPS tie networked to the City's GPS survey or by random traverse using conventional survey methods. 26. Prior to final plat approval, the applicant must submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,pay the final plat fee, and any other necessary data or narrative. The final plat and data or narrative must be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. Final plat will include signature lines for the City Engineer and Community Development Director. Note:Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor.After the City and County have reviewed the final plat,the applicant must submit one copy of the final plat for City Engineer and Community Development Director signatures. 27. Prior to final plat approval, the applicant must record all public utility easements, joint access easements,public access easements and maintenance agreements with Washington County and provide a recorded copy to the City. 28. Prior to final plat approval, the applicant must submit the Final Sight Distance Certification for review and approval. 29. Prior to final plat approval, the applicant must place all existing and proposed utilities underground. 30. Prior to final plat approval, the applicant must provide evidence that the Homeowners Association (HOA) is formed and the Covenants, Conditions, and Restrictions (CC&R) document is in place with language in regard to the maintenance of tracts and private accesses. 31. Prior to final plat,the applicant shall pay a fee-in-lieu for the project's proportional share impact for addressing the addressing the gap in connectivity between Jean Louise Road (collector) and Roshak Road (collector) (Project ID #3,Table 5: Recommended Transportation Improvements in River Terrace as found in River Terrace Community Plan:TSP Addendum and as included in Washington County West Bull Mountain Concept Plan Street Connectivity Requirements). The proportional share impact fee-in-lieu amount shall be reviewed and approved by the City. WASHINGTON COUNTY OREGON January 24, 2022 To: Gary Pagenstecher -Associate Planner From: Naomi Vogel -Associate Planner RE: River Terrace Town Center/ Roshak North Subdivision City File Number: PDR2021-0004 / SUB2021-0006 County File Number: CP22-903 Tax Map and Lot Number: 2510600 - 03300/03301 Location: SW Roy Rogers Road / SW Jean Louise Road Washington County Department of Land Use and Transportation has reviewed the above noted development application to construct 25,716 square feet of retail commercial, 348 multi-family dwelling units, 72 rowhomes and 81 single-family units. Access to the development will be via a new signalized intersection on SW Roy Rogers Road and two (2) new public street connections to SW Lorenzo Lane and SW Tuscany Road,all county-maintained roads. The applicant submitted a Traffic Impact Analysis (November 11,2021) and supplemental memo (January 28, 2022) completed by Kittleson & Associates for the proposed development.County Traffic Engineering has reviewed the TIA for compliance with County R&O 86-95 "Determining Safety Improvements for Traffic" and concurs with the findings in both analysis for the development. CONDITIONS OF APPROVAL I. PRIOR TO ISSUANCE OF A GRADING PERMIT BY THE CITY OF TIGARD: A. Obtain a Washington County Facility Permit for all public improvements on SW Roy Rogers Road, SW Lorenzo Lane and SW Tuscany Road as noted below. 1. Submit to Washington County Public Assurance Staff:A completed "Design Option" form(original copy),City's Notice of Decision (NOD)and County's Letter dated January 24, 2022. Department of Land Use &Transportation Operations and Maintenance 1400 SW Walnut Street, MS 51, Hillsboro, OR 97123-5625 phone: 503-846-7623 • fax: 503-846-7620 www.co.washington.or.us/lut • lutops@co.washington.or.us River Terrace Town Center/Roshak North Subdivision City Casefile: PDR2021-0004/SUB2021-0006 County File:CP 22-903 Page 2 of 3 2. $40,000.00 Administration Deposit NOTE: The Administration Deposit is a cost-recovery account used to pay for County services provided to the developer, including plan review and approval, field inspections, as-built approval, and permit processing. The Administration Deposit amountnoted above is an estimate of what it will cost to provide these services. If,during the project,the Administration Deposit account is running low,additional funds will be requested to cover the estimated time left on the project(at then-current rates per the adopted Washington County Fee Schedule). If there are any unspent funds at project close out, they will be refunded to the applicant. Any point of contact with County staff can be a chargeable cost. If project plans are not complete or do not comply with County standards and codes,costs will be higher. There is a charge to cover the cost of every field inspection.Costs for enforcement actions will also be charged to the applicant. 3. Electronic submittal of engineering plans, geotech/pavement report, engineer's estimate, preliminary sight distance certification and the "Engineer's Checklist" (Appendix 'E' of County Road Standards) for construction of the following public improvements: Note: Improvements within the ROW may be required to be relocated or modified to permit the construction of public improvements.All public improvements and modifications shall meet current County and ADA standards. Public improvements that do not meet County standards shall submit a design exception to the County Engineerforapproval. a. Construction of the 4th leg (east) of the signalized intersection of SW Roy Rogers Road and SW Jean Louise Road intersection,including signal equipment,conduit, and street lighting. The westbound approach should include a left-turn lane and shared right-turn/through lane. b. Closure of all existing access on SW Roy Rogers Road not approved with this development. c. Public street connections to SW Tuscany Street and SW Lorenzo Lane to County standards. d. Construction access and traffic circulation/control plan if using County roads. e. Preliminary Sight Distance Certification for the intersection of SW Roy Rogers Road and Market Street/SWJean Louise Road intersection. f. Emergency access on SW Roy Rogers Road to County/Fire standards. The access shall be gated. g. Construction of a 10-foot sidewalk, 5-foot planter strip with street trees and installation of continuous street lighting on SW Roy Rogers Road. Note: The sidewalk can meander into the 10 foot landscape tract. River Terrace Town Center/Roshak North Subdivision City Casefile: PDR2021-0004/SUB2021-0006 County File:CP 22-903 Page 3 of 3 II. PRIOR TO APPROVAL OF THE SUBDIVISION PLAT BY THE CITY OF TIGARD AND WASHINGTON COUNTY: A. The following shall be noted on the plat and recorded with Washington County Survey Division (Survey Division 503.846.8723): 1. Provision of a non-access restriction along the site's frontage of SW Roy Rogers Road frontage. 2. Dedication of an 8-foot PUE along the site's frontage of SW Roy Rogers Road. 3. Dedication of right-of-way for the traffic signal and associated equipment at the intersection of SW Roy Rogers Road/SW Jean Louise Road, including adequate corner radius to allow truck turning movements needed for commercial uses (per County Engineer). 4. Dedication of additional right-of-way to meet a minimum of 49 feet from the centerline of SW Roy Rogers Road. Additional ROW may be required to permit the construction of the public improvements. 5. Provide a pedestrian access easement forthe sections of sidewalk that encroach into the 10 foot landscape tract. III. PRIOR TO OCCUPANCY BY THE CITY OF TIGARD FOR THE FIRST DWELLING OR COMMERCIAL BUILDING: A. The road improvements required in condition I.A.3. above shall be completed and accepted by Washington County, including final sight distance certification for access to County-maintained roads. B. Pay a proportional share for the future connection of SW Lorenzo Lane to SW Roshak Road to the City of Tigard. If you have any questions, please contact me at 503-846-7639. Cc: Road Engineering Services Traffic Engineering Services Assurances Section Transportation File MEMORANDUM Date: January 11, 2022 To: Gary Pagenstecher, Project Planner, City of Tigard From: Jackie Sue Humphreys, Clean Water Services (CWS) Subject: River Terrace Town Center, PDR2021-00004, 2S1060003300, 03301 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for CWS Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 19-5 as amended by R&O 19-22, or prior standards as meeting the implementation policy of R&O 18-28, and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance, project will require a 1200-CN Erosion Control Permit. If site area and any offsite improvements required for this development exceed five-acres of disturbance, project will require a 1200-C Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 19-5, Section 4.04. Access shall be provided for maintenance of facility per R&O 19-5, Section 4.07.6. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Application may require additional permitting and plan review from CWS Source Control Program. For any questions or additional information, please contact Source Control at(503) 681-5175. i. Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 19-002681, dated October 5, 2021. j. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract, not part of any buildable lot and, shall be subject to a"Storm Sewer, Surface Water, Drainage and Detention Easement over its entirety", or its equivalent. k. Clean Water Services shall require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. 1. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. m. If there is any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. n. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute CWS approval of storm or sanitary sewer compliance to the NPDES permit held by CWS. CWS,prior to issuance of any connection permits, must approve final construction plans and drainage calculations. From: Jeremy Tamargo Sent: Monday,January 31, 2022 6:37 AM To: Patrick Espinosa Cc: Gary Pagenstecher; Elle Allan;Jackie Humphreys Subject: River Terrace Town Center COA's Follow Up Flag: Follow up Flag Status: Flagged Hi Patrick, I received the following additional recommended conditions of approval from CWS for inclusion in the River Terrace Town Center staff report. Both of these conditions would be required to be satisfied prior to commencing site improvements. • Prior to permitting of the River Terrace Town Center(TLNO 251060003301 & 251060003300), the site development plans must demonstrate compliance with CWS conveyance design requirements(D&C Section 5.02). This condition will include making gravity sanitary sewer service available at a depth and capacity necessary to accommodate the future decommissioning of Scholls Country Estates Pump Station (TLNO 25105C815800). • The subject site is currently outside the jurisdictional boundary of Clean Water Services. Site must complete the annexation process in order for public sanitary or storm sewer services to be provided. I have cc'ed Elle on this email, so please let us know if you need any clarifications or have any issues with inclusion of the recommended conditions of approval from CWS in the staff report. Regards, Jeremy Jeremy Tamargo, P.E. City of Tigard Principal Engineer (971)713-0281 jeremyt©tigard-or.gov 13125 SW Hall Blvd Tigard, OR 97223 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." ATTACHMENT 4 Marie Walkiewicz 14150 SW High Tor Drive Tigard, Oregon 97224 medorn@gmail.com January 31, 2022 Tigard Planning Commission RE: River Terrace Town Center Planned Development Dear Commissioners: Thank you for the opportunity to comment on the proposed planned development of the River Terrace Town Center.As a resident on Bull Mountain, I've been watching the transformation of this area to a new neighborhood and am excited by the opportunity to have new businesses and new public areas within walking distance of our home. While I support the increase in housing and the addition of a town center, I will focus these comments on my concerns: Wetland impacts—It is concerning that the project will remove a wetland. While it appears to be far too late to change this situation,the River Terrace and associated development could have been much more compelling and livable if there had been more attention to protecting and restoring natural resources, rather than applying an urban grid over the existing terrain. It is especially disappointing that this situation placed the town center on top of a wetland that will be filled.The design of the community could have been much more interesting and true to its context if a less regimented approach had been taken that could have responded more fully to the natural conditions. Mitigation—While River Terrace to the north preserved some wetlands, it did a poor job of providing hydrologic and habitat connections on either side of River Terrace Boulevard. For the town center, I'd ask the commissioners to require wider stream and wetland connections. Either a bridge or a generously sized open bottom culvert would allow free flow of water under the crossing and the ability for aquatic and terrestrial species to easily move throughout the riparian corridor. I'd also ask that significant attention is given to the quality of the habitat restoration work that is done, including not only the planting palate, but also the maintenance regiments over the long term. Given the changing climate, special attention should be paid to species that provide habitat for wildlife and are suitable for changing weather conditions. I understand that this work may occur later in the process and potentially with a transfer of the remaining natural areas to the City of Tigard, but this is critical to the health of the stream and the remaining ecosystems, as well as the livability of the neighborhood for its residents. Stormwater management—In the materials provided by the developers, it is unclear(from my reading, at least) how stormwater will be managed. It may be that this will be determined at the development stage of the project, rather than during land use review. While this may make sense from a regulatory sense,the topography, soils, and lack of infrastructure on the site all have ramifications for stormwater management, which in turn has ramifications for the layout of the site. It seems unlikely that stormwater will be able to infiltrate into the soils and the town center will be highly pervious, generating significant amounts of polluted runoff in the lowest lying area of the site. It seems that water will need to be treated and conveyed to a detention facility(the existing facility at River Terrace south?) and/or to the stream to the north. If stormwater is conveyed to the stream, this could significantly impact the hydrology of the stream, resulting in much more flashy conditions and the risks of erosion and increase sediment loads. If, instead,there is a new detention facility will be added, it is uncertain where it will be located and how it will be designed. I appreciate that the new facilities that serve the north and south developments integrate native plants and natural features into their design; a longer-term concern will be their maintenance. It will be incumbent on the property owners to maintain their proper functioning over the decades to come.Any few facility(ies) should also have a high standard for their design as well as strong provisions for their maintenance. Transportation connections—The plan offers a rational urban design concept centered on the intersection of Jean Louise Street and River Terrace Boulevard. While this focus makes sense from a place-making standpoint and meets transportation safety standards, the lack of strong connection to the east misses an important opportunity to create a town center that not only serves the new development but also serves the existing neighborhood.This is risks limiting the vitality of the town center and increasing the likelihood that neighbors of the town center will drive rather than walk to businesses there. While transportation safety is a critical criterion in evaluating the town center proposal,the ultimate function of the town center and the reduction of vehicle trips should also be key considerations in your decision making. Again,thank you for the opportunity to comment. I wish you all the best in your deliberations about our newest neighborhood. Respectfully, Marie Walkiewicz Gary Pagenstecher From: Justin Sardone <sarjr260@gmail.com> Sent: Monday, January 31, 2022 3:49 PM To: Gary Pagenstecher Subject: Project Name: River Terrace Town Center Follow Up Flag: Follow up Flag Status: Flagged [You don't often get email from sarjr260@gmail.com. Learn why this is important at http://aka.ms/LearnAboutSenderldentification.] Hello, I wanted to address the neighborhood roads that will lead traffic into the development. Speed bumps will be needed as well as additional signage with radar readouts for"your speed".The neighborhood is going to have increased traffic and keeping pedestrians safe is a major concern. The cross walks should also be lined across the streets with signage so they stand out. The two main roads are going to be river terrace blvd and Sw appledale In. Sw Luke on and Sw 165 will also see increased traffic and connecting streets. Thank you, Justin 1 Gary Pagenstecher From: Dede Marshall <dedemarshall63@gmail.com> Sent: Sunday, January 30, 2022 5:35 PM To: Gary Pagenstecher Subject: Question regarding River Terrace Town Center You don't often get email from dedemarshall63@gmail.com. Learn why this is important Caution!This message was sent from outside your organization. Allow sender I Block sender Would this include the building of the River Terrace Blvd to go through connecting the two River Terrace neighborhoods on the East side? 1 Gary Pagenstecher From: Cameron Benjamin <cameronbenjamin@gmail.com> Sent: Monday, January 31, 2022 8:36 PM To: Gary Pagenstecher Subject: Fwd: River Terrace East: City of Tigard Notice of Land Use Public Hearing Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from cameronbenjamin@gmail.com. Learn why this is important Caution!This message was sent from outside your organization. Allow sender I Block sender Hi Gary, Our family shares the same concern with the existing and excessive speed of traffic on River Terrace Blvd as submitted by Tim Monterossi and many others.This is incorrectly being dismissed as an "anticipated" issue but it's already an existing concern for families with kids in this neighborhood.Tigard police has been made aware and assisted with this by rotating speed radars in the past. Traffic lights should be installed at Schools Ferry and River Terrace Blvd as well since there have been auto accidents and many near misses already. Please take these concerns seriously and email me the copy of the traffic study bring referenced in this virtual meeting. Sincerely, Cameron Benjamin 503-927-8729 Forwarded message From: River Terrace East<no-reply@eunify.net> Date: Fri,Jan 28, 2022, 2:38 PM Subject: River Terrace East: City of Tigard Notice of Land Use Public Hearing To: <cameronbenjamin@gmail.com> Hi Homeowners, The City of Tigard is extending an invitation to attend the virtual public hearing on Monday,January 31st, 2022 at 7PM to discuss the Planned Development/Subdivision of River Terrace Town Center. If you wish to provide comments at the virtual public hearing,the City will provide a call-in number to receive oral testimony during the hearing. You may also submit written comments, as provided below. If you have any question, or would like more information on this applicate, please contact the staff person listed below. Project Name: River Terrace Town Center Location: Site is located east of SW Roy Rogers and north of SW Roshak Rd Virtual Link: https://www.tigard-or.gov/your-government/public-hearings Submit Written Comments: Garyp@tigard-or.gov 1 Gary Pagenstecher From: Bridget Monterossi <bridgetmonterossi@gmail.com> Sent: Monday, January 31, 2022 3:04 PM To: Gary Pagenstecher Subject: Re: Public Hearing Follow Up Flag: Follow up Flag Status: Flagged Caution!This message was sent from outside your organization. Allow sender I Block sender My husband and I live in River Terrace and plan to attend the meeting tonight. When we were originally made aware of the proposed development we were told that traffic would be accessing via Jean Louise. We are hoping to hear more about what is planned relative to traffic mitigation on River Terrace Blvd. Right now it appears that the majority of traffic will be entering from Scholls Ferry road and accessing primarily via River Terrace Blvd.The community is already experiencing speeding down the hill on that road. Bridget MOnterossi On Tue,Jan 25, 2022 at 2:59 PM Gary Pagenstecher<Garyp@tigard-or.gov>wrote: Hi Bridget, I just sent you an invitation to the Planning Commission hearing. In the meantime, I've copied the Development Review Engineer,Jeremy Tamargo, if you want to ask him specific questions about traffic mitigation. Gary From: Bridget Monterossi<bridgetmonterossi@gmail.com> Sent:Tuesday,January 25, 2022 1:34 PM To: Gary Pagenstecher<Garyp@tigard-or.gov> Subject: Public Hearing You don't often get email from bridgetmonterossi@gmail.com. Learn why this is important Hi Gary, I called and left a message for you a couple weeks ago. I wanted to let you know that I plan to attend the virtual hearing on 1/31 and have questions pertaining to traffic mitigation on River Terrace Blvd. 1 Gary Pagenstecher From: Lukyanova,Anya <Anya.Lukyanova@nike.com> Sent: Monday, January 31, 2022 9:02 PM To: Gary Pagenstecher Subject: RE: Questions Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from anya.lukyanova@nike.com. Learn why this is important Caution!This message was sent from outside your organization. Allow sender I Block sender Thank you. I find the traffic studies HIGHLY misguided and only focusing on increase from additional residences. Studying actual traffic patters in the Bull Mountain Meadows, and how people navigate passage through neighborhoods, essentially cutting the large corner between Roy Rogers and Barrows.Actual patterns will quickly suggest that the shortcuts out of the entire neighborhood to the east of the development will go directly through streets like Tuscany, Milan to get people to Roy Rogers faster. From: Lukyanova,Anya Sent: Monday,January 31, 2022 8:24 PM To: garyp@tigard-or.gov Subject: Questions What are the development timelines? When would we expect the Jean Louise/Lorenzo to meet Roshak?Very concerned w/traffic flow short-circuiting through Tuscany (lots of kids!!) Anya Lukyanova I Global Sourcing&Manufacturing—Americas I NIKE Inc. I (m)+1 (503)333-6631 I Slack(Internal) 1