HomeMy WebLinkAboutMMD2022-00051 RTTC NOTICE OF TYPE I DECISION
MINOR MODIFICATION MMD2022-00051 111
RIVER TERRACE TOWN CENTER MODIFICATION
TIGARD
120 DAYS = May 9, 2023
SECTION I. APPLICATION SUMMARY
FILE NAME: River Terrace Town Center
CASE NO.: Minor Modification (MMD) MMD2022-00051
PROPOSAL: The applicant proposes the following minor modifications to the River Terrace
Town Center Planned Development(Case No.PDR2021-00004/SUB2021-00006):
• Modification to Condition of Approval #6 to clarify timing of the site
improvements related to the future park.
• Modification to Condition of Approval #14, specifically regarding site
improvements for SW Jean Louise and SW Roy Rogers Roads including details
of SW Jean Louis Road to reflect the street Sections Al and A2 on the approved
Circulation Plan,Sheet 9,between SW Roy Rogers Road and SW River Terrace
Blvd.; and improvements required for SW Roy Rogers Road in response to
comments received from Washington County's Engineering Plan Reviewer.
• Modification to the Site Plan and approved Preliminary Plat to eliminate open
space Tracts E,M,N,0, Q,R,and W in Phase 1.
APPLICANT: The New Home Company
15455 Greenbrier Pkwy. Suite 240
Beaverton, OR 97006
(503) 940-7861
Contact: Chris Walther,VP Construction
APPLICANT REP: Maureen Jackson;Pacific Community Design,Inc.
12564 SW Main Street
Tigard, OR 97223
OWNER: AG EHC II (NWHM) Multi State,2,LLC
c/o Essential Housing Management,LLC
8585 E Hartford,Suite 118
Scottsdale,AZ 85255
LOCATION: The site is located east of SW Roy Rogers and north of SW Roshak Rd
(WCTM 2S106 Tax Lots 3300 and 3301)
BASE ZONE: RES-B, C, E, and C-C (R-4.5, R-7, R-25, CC, River Terrace Plan District at the
time of the original approval).
APPLICABLE
REVIEW
MMD2022-00051 River Terrace Town Center 1
CRITERIA: Community Development Code (CDC) Chapter 18.765.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request.The findings and conclusions on which the decision is based are noted in
Section IV.
SECTION III. BACKGROUND INFORMATION
Application:
The original application was submitted December 7, 2022,with supplemental memorandums submitted
on December 22, 2022 additionally modifying COA#6 and correcting the modification of COA#14 to
include an updated Phasing Plan and Preliminary Plat showing open space removals; and January 10,
2023 removing initially proposed Mercantile Alley modifications.
Site Information:
The 40.10-acre site, as described above,is located within the River Terrace Community Plan area east of
Roy Rogers Road, south of East River Terrace, north of Roshak Ridge, and west of unincorporated
Washington County. The site is zoned RES-B, C, E, and C-C (R-7, R-12, and CC at the time of the
original approval).The Planned Development and Subdivision for River Terrace Town Center(Case No.
2021-00004/SUB2021-00006) was approved by the City of Tigard on February 4, 2022 for the
development of 491 residential units with 25,716 square feet of commercial/retail space.
Proposal Description:
The applicant is requesting approval of a Minor Modification application to modify Conditions of
Approval 6 and 14. Specifically, the applicant is requesting modification to these conditions as follows:
The requested modification to Condition of Approval#6 is noted in bold below:
6. Prior to commencing Phase 2B 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 the 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).
The applicant submitted a revised Phasing Plan,Sheet 13,which includes Phase 2B to acknowledge
changes in phasing for development purposes and to adjust the condition timing accordingly.
The requested modification to Condition of Approval #14 is noted in bold and strikethrough below:
14.Prior to commencing site improvements, the Applicant must submit plans showing
the following required street improvements to Engineering for review and approval:
SW Jean Louise Road(Commercial Collector,full street improvements east of SW River
Terrace Blvd.):
MMD2022-00051 River Terrace Town Center 2
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 Jean Louise Road(Commercial Collector,full street improvements west of SW River
Terrace Blvd. and east of private street):
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 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) 14'sidewalk(walking/furnishing zone)
o (2) 0.5'public access behind sidewalk
o 8'public utility easement across road frontage, outside of right of way
SW Jean Louise Road(Commercial Collector,full street improvements east of SW Roy
Rogers Road and west of private street):
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 Travel Lanes:12'minimum travel lane(each direction)
o Median Turn Lane:14'minimum travel 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) 14'sidewalk(walking/furnishing zone)
o (2) 0.5'public access behind sidewalk
o 8'public utility easement across road frontage, outside of right of way
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 where sidewalk does not meander around existing light and high
voltage transmission poles.
o 10'sidewalk
o NOTE:Any additional width for sidewalk area can[be]placed in a
MMD2022-00051 River Terrace Town Center 3
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. The sidewalk may
meander around existing light and high voltage transmission poles. The
sidewalk shall be a minimum 0.5'from curb.An easement will be provided
over the entirety of the sidewalk.
o 0.5'public access behind sidewalk
o 8'public utility easement across road frontage,outside of right-of-way
The requested modification to Condition of Approval 14 for improvements to SW Jean Louis
Road conforms to the street Sections Al and A2 on the approved Circulation Plan and is being
made to support the Community Commercial area with wider sidewalks and furnishing zones
provided along the ground level commercial frontage.A copy of the Circulation Plan, Sheet 9,
is provided in Exhibit C.
Modification to Condition of Approval 14 for improvements to SW Roy Rogers Road is being made
to eliminate the requirement of a 5-foot-wide planter strip in locations where the sidewalk
meanders around existing high-voltage power lines.This request is being made in response to
comments received from Washington County's Engineering Plan Reviewer,Vannie Nguyen,PE.
The County requested the sidewalk be"aesthetically meandered"around existing light and high
voltage transmission poles and be located no closer than 6-inches from the curb. Sheet A, Proposed
Sidewalk Deflections in Exhibit C details the proposed frontage improvements and sidewalk
deflections that address the County's comments.
Additional Requests
The applicant also requests approval of a Minor Modification to eliminate open space Tracts E,M,N, 0,
Q,R,and W,as shown in Preliminary Plat,Sheet 6.2.The open space areas will be incorporated into the
adjacent single-family detached home lots.The planned development continues to comply with the
common open space requirements as illustrated on the Open Space Calculations Maps&Tables Exhibit
(Sheet 4.2) in Exhibit C.
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
18.765 Modifications:
18.765.060 Minor Modifications
A. Definition.A minor modification has the following characteristics:
1. It has minimal impacts on surrounding properties, sensitive lands, or public facilities;and
The applicant is requesting modifications to revise two conditions of approval and eliminate open space
tracts within the development area east of River Terrace Boulevard (Phase 1) Phasing Plan,Sheet 13.
The proposed revisions to conditions of approval are described above.Revision to Condition#6 is restricted
to the timing of when the condition must be met from prior to initial site improvements to prior to Phase
2B improvements. Modification of Condition #14 would acknowledge the approved sections Al and A2
for Jean Louise Rd. in the land use permit and conform to Washington County standards for location of
sidewalks to avoid conflict with transmission line poles along Roy Rogers Road.
The impacts from the elimination of the proposed discretionary open space tracts located in the Phase 1
portion of the site will be internal to the development.
Therefore, staff finds the proposed modifications will have minimal impacts on surrounding properties,
MMD2022-00051 River Terrace Town Center 4
sensitive lands, or public facilities, consistent with the characteristics of a minor modification.
2. It does not cause the development to go out of conformance with any applicable standard
or further out of conformance if already nonconforming, except where an adjustment has
been approved.
As shown in the Phasing Plan, Sheet 13 and the Preliminary Plat, Sheet 6.2, the proposed modifications
conform to the applicable Planned Development and Engineering standards and do not cause the
development to go out of conformance with any other applicable standard, consistent with the
characteristics of a minor modification.
Therefore, staff finds the proposed modification meets the definition of a minor modification.
D. Approval criteria. The approval authority will approve or approve with conditions a minor
modification application when all of the following criteria are met:
1. The proposed modification qualifies as a minor modification as defined in Subsection
18.765.060.A;
As demonstrated in the findings above, these proposed modifications qualify as minor modifications as
defined in CDC 18.765.060.A.This criterion is met.
2. If the proposal involves the modification of a condition of approval, at least one of the
following criteria is met:
a. The condition cannot be implemented for reasons outside the control of the applicant
or property owner;
b. The condition is no longer needed or warranted because circumstances have changed;
or
c. A new or modified condition better accomplishes the purpose of the original condition.
The applicant is proposing modifications to Conditions of Approval 6, and 14. The proposed modified
conditions better accomplish the purposes of the original conditions because it acknowledges the preferred
Phasing Plan, Sheet 13 (COA #6) and acknowledges the section details approved under the Planned
Development permit (COA#14).This criterion is met.
FINDING: These proposed modifications qualify as minor modifications to an existing
development, as defined in CDC 18.765.060.A, and comply with all applicable
standards of this Title.Therefore, the proposed modifications are approved.
Attachments:
Attachment 1: Phasing Plan, Sheet 13
Attachment 2: Preliminary Plat, Sheet 6.2
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was provided to:
X The applicant and owner
MMD2022-00051 River Terrace Town Center 5
Final Decision:
A minor modification is a Type I procedure.As such, this decision is final for purposes of appeal on the
date it is mailed or otherwise provided to the applicant, whichever occurs first. This decision is not
appealable locally and is the final decision of the City.
THIS DECISION IS FINAL ON JANUARY 12, 2023,
AND BECOMES EFFECTIVE ON JANUARY 13, 2023.
Questions:
If you have any questions, please contact Jenny McGinnis, Associate Planner at (503)718-2434 or
garyp@tigard-or.gov. You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall
Boulevard,Tigard, OR 97223.
;27.,_,„"51;
January 12, 2023
PREPARED BY: Gary Pagenstecher
Project Planner
MMD2022-00051 River Terrace Town Center 6
StantonStreet
II BUILDING COMPANY
FUTURE COMMUNITY PARK
FUTURE PHASE2B
COMMUNITY \,_
FriIf)
SW STREAMWOOD LN
PARK _ _
J 12564 SW Main Street Tigard, OR
I I ( 97223
[T] 503-941-9484
PFIASE 2B _,
1 1 1 . . ,,
DATE: 12/15/2022
�, ( TI REVISIONS
NO. DATE DESCRIPTION
7 [J
I
L
- I I TI
I r
0
I I I
U W ' ' w
a a a
C_ _ 1 ' rw±ui
w = _ --
� --'
w
E cn I v,
I
pHAsE 2c =
,_
[, ,, - u JJ \ PHASE i _________ ) . \
,_ -------,
Q
(� / 1 li-
Re.aleA, ieVIACte•
i nnnn — jiii-
(,,_
Lo
N RIVER
SW JEAN LOUISE RD - _ - -
0
TERRACE
-iii
- _ _
N TOWN CENTER
1
0
Z r \ r
—1
---)
ci_
— p
Lri
/ I
I
o C ,
,-3
1
(<2 rCe
II
1. 1
w OI
'r PHASING
- / —1 C I
7 PLAN
0) % _____. �/ \� -1
_ _ _ _ SWBEACONLN _ _ _ _ A
IT_co
o - IMF
N
U PROJECT NO.: 148-005
•3 TYPE: PLANNING
2 ("7)
o REVIEWED BY: PRE
a
0
Lo
0
q SCALE
00
80 0 40 80
i
Q 1 INCH = 80 FEET
i 1 3
z
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
0 0 bo N M 51
`\ `\ 67 66 0 65 0 64 o b b b b b b b b o
63 62 61 60 59 58 57 56 55 54 53 52 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 2 6,000 SF 6,000 SF 6,000 SF 2 4,800 SF 2 6,315 SF I i-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' _ - -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 00 12564 SW Main Street Tigard, OR
6 6 0 6 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
i_ PUE, TYP. PUE, TYP.
_L _i
jil
-_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'- ��� - --78.8'- -- - 20., 37.0'_ - -32.0'- -_32.0'_ - -32.0'- - 32.0'- - _32.0' - -26.0' DATE: 12/30/2021
/ �� 68 zo.o' 0 84 1`� 6.00' 43 o l 6.00'
F0 0 0 0 0 0 0 0 0 0 0 0 y fcob. cob
00
oo
3,821 SF I PUE TYP. I" 3,908SF �I REVISIONS
3,198 SF o 0 0 0 0 0 0 0 0 0 0 0 N N , rn
A0000
000000N p PUE, TYP.WATER QUALITY 80.0' 73 74 75 76 77 78 Y N 79 80 81 82 83 u M v 93.0' 1 6.00' I N H N. 44 45 46 47 48 49 50 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 o0 2,560 SF 2,960 SF 2,560 SF 2,560 SF 2,560 S H PUE, TYP. I 93.0' 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 ' M 2,976 SF M
/ � 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' IN I I I 93.0' p 31.9' 32.0' 32.0' 32.0' 32.0' 32.0' 40.8'
/ �I PUE, TYP. 0 .5' I I
70 TRACT L o 86 I I D 41 0 TRACT P o
SURFACE // I M 2,560 SF M 15,337 SF 1.2' Ni 2,976 SF M M 2,976 SF Ni 8,820 SF NJ
o
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 27.7 32.0' 32.0' 32.0' 32.0' 32.0' 44.5'
EASEMENT / 0 71 0 ^;\ '1' I I 93.0' �� I �-54.00'
0 87 0 40 0 RACT Q I
/// I 2,560 SF Ni Z M 2,976 SF i"' 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 bo
93.0' I I 38 37 36 35 34 33 32 r
cr 93.0' 1
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
s 92,561 SF W o 0 N I- I- I `!
cd
ZZ N 72 r. EY s 88 N (V 39 I
2,955 SF M 0 0 0 0 0 0 0 0 0 0 0 0 0 3,908 SF I v o 0 0 0 0 0
-
J o 0 0 0 0 0 0 0 0 0 0 0 0 3,821 SF o 0 d d d d d
0 "•- - -- - 20.0' - -37.0'- - -32.0"- -32.0' -so
so
-35.0" -- 35.0'- --32.0'- -20.0' - '32.0'-- -32.0'-- 32.0'-- -32.0' - -32.0' -21.9'- '1.0' - - --78.8'- - _- - - _79.2'- -- - 20..' 13.0'- 34.0' _32.0'- 32.0'- = 32_0'- - -32.0' -_32.0'- - -31.3"�'Yy
o _ _ . . - - - - f - - - - - - - - - - - - - -
RACT E 6.00' 6.00'
vl Q 483SF 6.00' PUE, TYP. SW 166TH AVENUE 54.00' 6.00' PUE, TYP. 54.00'
W , Q PUE, TYP. W
Z
Li) - - - - - - - - - - - - - - - - - - - - - - - - - - - - J
,v., -- _66.8'. - 20 _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.. 2.0'- - _32.0'.- -32.0'-- .32.0'_ -_32.0'- -32.0'_ -_32.0' - -29.0'�; Z
f/ o 0 0 0 0 0 0 0 0 0 0 0 133 - / 23 0 0 0 0 0 0 0 I LI,
I 100 O 1� I " - iri I O
N. N. N. N. N. N. N. N. N. N. N. N. 0 N. N. N. N. N. N. N.
3,353 SF U 7 63 M 2,451 SF 0 2,579 SF M N I U M
6.00' N 145 144 143 142 141 140 139 138 137 136 135 134 `" 75.o i J N 70.6' 00 `, 31 I W
PUE, TYP. 80.8' F- v 132 M M �n o .o o o 00 o 0• 0 30
,400I 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 L, Z M 22 u-? Ni N c N c N c N c `V v 2,400 SF 3,203 SF r•! m
0I- M 75.0' 1,150131SF M I W �' 1,083 SF "-'"' - `•,,CT R N N N N (V 7 I
NioI Ni
101 0I
U 2,587 SF M 75.0' 1,150 SF I 21 +0 SF 1 cry
U ''p 1,083 SF 70.6'
N I I 80.8' 7' 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' y 0 130 0 . 19.3' 32.0' 32.0' 32.0' 32.0' 32.0' 32.0' 43.7' I !_1w`
s� Oe (i TeMIACe.
I TRACT H N 1,950 SF N - 20
TRACT S 0
tY 0 102 b 75.0' N 1,952 SF
15,630 SF I �' N 8,988 SF
Ni 2,587 SF M 6.00' 1�,
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'
I N 75.0' 1,950 SF N I N 19 N. ^'/ TRACT T I I PUE, TYP.
`~ WATER QUALITY I o 103 0 128 M�-78.00'�I I 1,952 SF 322 SF I I RIVE R
M
N N VI VI VI VI VI VI VI VI VI VI VI VI VI VI l!•f V�1 V�1 V1 V1 If) If) If)
FACILITY EASEMENT I M 2,587 SF M 105 o M M M M 110 111 N M M M M 116 M M M 120 121 cv M (h M M 125 75.0' 1,15o SF I M 18 70.6' M 15 a r, a 12 11 o a a 8 7 a a a 3
m o m o m 0 m GO m co .o o - co - co - co N co N co('I m ri 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 1LL, ,083 SF - • 1,854 SF `- o 2. 1,846 SF 1,846 SF `- o 2. 1,846 SF 1,846 SF o p 0 2,241 SF
N \ 6.00' 75.0' 1,150 SF M 17 70.6' M 0
PUE TYP. I~ I L, bo 0 0 0 0 0 0 0 0 0 0 0 0
-- - N. 104 0Li" 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I i od b. � 1,083SF ^ 54.00'� TERRACE
6 - 7 0 N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. N. in 6.00' .o N. N. N. N. N. N. N. N. N. N. N. I�
0 II I i 2,991 SF N. 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'- 126PUE, 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 ic:)
1 "' 16 5.0' i�I(NI6.00' I I �I rn N 3,286 SF 1�l 2,607 SF NwPUE, TYP.��_- - - i ?\p`� 531.8'- ' 58.8'- - � ,9�- -54.8'=_ - r -280.6'- �ti. TOWN CENTER
W -i
` ' _- 84.9' - - 50.9CD _%I- ti� TRACT F 1 TRACT U 1
12,639 SF 6.-----k --f-- 0'
� PUE, TYP. 7,525 SF PUE, TYP.
44.00' SIGHT DISTANCE EASEMENT
v L I 110.00' SW RIVER TERRACE BOULEVARD 110.00'
84.3'- �_ 23.7' I 93.00'
C
00
6.00' 6.00'
7 PUE, TYP. PUE, TYP.
III
- - - - - - - - - - - - - -E ID \ L \264.' 437.2' 403.2' - - - - - -
`� •9\ (�<1.
c \ \
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
LU
0
0
a) SCALE
7 50 0 25 50
0
a 1 INCH = 50 FEET 6 . 2
2