Loading...
HomeMy WebLinkAboutDDR2025-00001 Dicks House of Sports Staff Report FINAL w att NOTICE OF TYPE II DECISION DEVELOPMENT DESIGN REVIEW ° DDR2025-00001 DICKS HOUSE OF SPORT TIGARD 120 DAYS + 45 DAY EXTENSION= 11/28/2025 SECTION I. APPLICATION SUMMARY FILE NAME: DICKS HOUSE OF SPORT CASE NO.: DEVELOPMENT DESIGN REVIEW (DDR) DDR2025-00001 ADJUSTMENT (ADJ) ADJ2025-0001 ADJUSTMENT (ADJ) ADJ2025-0002 ADJUSTMENT (ADJ) ADJ2025-0005 PROPOSAL: The applicant is requesting approval to replace the demolished Sears building with a Dicks House of Sport.The proposal includes a sports field,lawn area, new fire access, realigned storm main, and parking lot and pedestrian improvements.The applicant is also requesting an adjustment to the number and location of bicycle parking spaces and to pay a fee-in-lieu for a portion of the parking lot tree canopy requirement. APPLICANT: Tyler Ott;Kimley-Horn 1 SW Columbia St,Suite 650 Portland,OR 97204 OWNER: Andy Greenwood;Macerich 11411 North Tatum Blvd Phoenix,AZ 85028 LOCATION: 9800 SW Washington Square Rd;WCTM 1S12600 Lot 400 COMPREHENSIVE PLAN DESIGNATION: Mixed Use ZONE: MUC;Mixed Use Commercial APPLICABLE REVIEW Community Development Code Chapters 18.120, 18.410, 18.420, 18.670, CRITERIA: 18.725, 18.910, 18.920,and 18.930. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to conditions of approval. The findings and conclusions on NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 1 OF 40 which the decision is based are provided in Sections V and VI. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO PERMIT SUBMITTAL: 1. Prior to permit submittal, the applicant must submit assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. 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:Jenny McGinnis (503)718-2427 or Jenny.McGinnis@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 or landscape architect 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 or landscape architect 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 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). 5. Prior to commencing any site work, the applicant must provide a tree establishment bond that meets the requirements of the Urban Forestry Manual,Section 11,Part 2.This bond amount will be for newly planted trees. 6. Prior to commencing any site work,the applicant must pay the tree canopy fee-in-lieu for the portion of site tree canopy not being 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: Buck Smith, Principal Engineer at Buck.Smithgtigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 7. Improvements associated with private stormwater management facilities must be designed in accordance with the following codes and standards: NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 2 OF 40 - City of Tigard Public Improvement Design Standards - Clean Water Services (CWS) Design and Construction Standards - City of Tigard Community Development Codes and Municipal Codes - Other applicable County,State, and Federal Codes and Standard Guidelines 8. Prior to commencing any site work,the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected,conveyed,treated, and detained. 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. 9. 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 and the storm drainage report to CWS after preliminary review for CWS's review and approval. 10. Prior to commencing any site work,the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. 11. Prior to commencing any site work,the applicant must obtain approval of a Stormwater Management(SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. 12. 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 stormwater management 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. 13. Prior to commencing any site work,the applicant must submit a construction vehicle access and parking plan for approval. 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. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. 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. 14. Prior to commencing any site work,the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. 15. Prior to commencing any site work,the applicant must submit a Preliminary Sight Distance Certification for approval. Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 3 OF 40 16. Prior to commencing any site work,the applicant must obtain an approved NPDES permit. 17. Prior to commencing any site work,the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. 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 areas that will have natural slopes between 10 percent and 20 percent,as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 18. Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO BUILDING PERMIT: 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:Jenny McGinnis (503)718-2427 or Jenny.McGinnis@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 19. Prior to issuance of building permit, the details of the bicycle parking demonstrating compliance with the design requirements of 18.510.040.0 and the location, quantity, and weather protections provisions of the granted adjustment are to be submitted and approved by Planning. 20. Prior to issuance of building permit,the applicant must submit a revised photometric plan that shows the lighting for the bicycle parking areas and paths providing access to these areas meets the requirements of 18.410.050.D. 21. Prior to issuance of building permit, the applicant must pay the parking climate fee in the amount of$111,000. 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:Jenny McGinnis (503)718-2427 or Jenny.McGinnis@u,tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 22. Prior to final building inspection, the applicant must call in and pass a final planning 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 ENGINEERING DIVISION,ATTN: NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 4 OF 40 Buck Smith, Principal Engineer at Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 23. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. 24. Prior to final building inspection,the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. 25. Prior to final building inspection,the applicant must submit documentation of the recordation of all required easements including but not limited to public access,including over the open space area,and utility easements for storm and surface water drainage,sanitary sewer,water, and franchise utilities. 26. Prior to final building inspection,the applicant shall provide copies of the signed maintenance agreements noting the continuing obligation of the property owner or tenant to maintain the sidewalks, curbs,and planter strips. 27. Prior to final building inspection,the applicant must request an inspection and obtain final approval from TVF&R. 28. Prior to final building inspection,the applicant must submit the Final Sight Distance Certification for approval. SECTION III. BACKGROUND INFORMATION Proposal: The applicant is requesting approval to replace the demolished Sears building with a Dicks House of Sport.The proposal includes a sports field,lawn area,new fire access,realigned storm main,and parking lot and pedestrian improvements. The applicant is also requesting an adjustment to the number and location of bicycle parking spaces and to pay a fee-in-lieu for a portion of the parking lot tree canopy requirement. Site History: Staff conducted a search of City records for the subject site and found the following: - Planned Development(PDR2019-0001) - Minor Land Partition (MLP2020-00005) - Minor Modifications (MMD2020-00022,MMD04-00014);and - Pre-application conferences (PRE2025-00025,PRE2025-00020,PRE2025-00018,PRE2025- 00002,PRE2019-00018). No other previous land use records were found. Vicinity Information: The subject site is located at 9800 SW Washington Square Rd; Washington County Tax NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 5 OF 40 Lots 1S1260000400.The site is located southeast of the intersection of SW Hall Boulevard and Eliander Ln.The site is 15.55 acres in size and is zoned Mixed Use Commercial(MUC).The property is proposed to be partitioned under a separate land use application.The portion of the property that is being modified with this application is 4.9 acres.Adjacent properties to the north,south,and west are also zoned MUC. Properties to the east are zoned MUC and RES-B. The site contains an existing retail shopping center with a large parking lot and associated landscaping. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code 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 II Notice of Application regarding this application to affected parties on August 19, 2025. A revised notice including the information about the request for an adjustment to the fee-in-lieu for parking lot tree canopy was mailed to affected parties on September 17, 2025. On September 17,2025,comments were received from Luke Jarmer,requesting additional information about the development and asking whether a noise ordinance would apply to the sports field. On September 16,2025,comments were received from Austin Sharp,recommending that a disc golf course be included in the development. On September 25,2025, comments were received from James Zupancic on behalf of Crescent Grove Cemetery, stating that the cemetery has no objection to the proposed development but will be monitoring any permits to confirm that development and construction plans conform to their agreement with Macerich.No other written comments were received. SECTION V. 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 18.410 Off-Street Parking and Loading 18.420 Landscaping and Screening 18.670 Washington Square Regional Center 18.715 Adjustments 18.725 Development Design Reviews 18.910 Improvement Standards 18.920 Access,Egress and Circulation 18.930 Vision Clearance Areas SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The following subsections address only the approval criteria applicable to this decision. 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 new development,therefore,this chapter applies. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 6 OF 40 18.410.030 Vehicle Parking and Loading Standards A. Quantity. 1. The ratios for the maximum number of off-street vehicle parking spaces allowed are provided in Table 18.410.3, subject to the following: a. If application of the maximum parking standard results in less than six parking spaces for a development with less than 1,000 square feet of floor area, the development is allowed up to six parking spaces. b. 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. c. If a development is approved with no specified use, the development must apply the maximum parking standard for the use category that would allow the fewest number of parking spaces, chosen from all the uses that could be contained within the building type(s). d. In mixed-use and multi-tenant developments, the maximum allowable vehicle parking is determined individually for each use. e. The following types of parking areas are not included when calculating the maximum number of vehicle parking spaces allowed: (i) Parking spaces contained in a parking structure; (ii) Market-rate paid parking spaces; (iii) Designated carpool or vanpool spaces; (iv) Designated accessible parking spaces; (v) Fleet vehicle storage; and (vi) Vehicle storage spaces for sale,lease, or rent. The proposed development includes an approximately 142,000 square foot building for indoor retail sales.As provided in Table 18.410.3,the vehicle parking maximum for Indoor Sales and Services uses is 5 spaces per 1,000 square feet of floor area. Accordingly, the proposed development has a vehicle parking maximum of 710 parking spaces (142,000/1,000 x 5 = 710).The identified development site includes 164 parking spaces, which is part of a larger parking lot associated with the entire mall development. No additional spaces are proposed with this development. This standard is met. B. Vehicular access.Vehicular access to off-street vehicle 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 off-street vehicle parking and loading areas meets the requirements of Chapter 18.920 and 18.930, as described in the respective sections of this report. This standard is met. C. Pedestrian access. Paths that cross access driveways or that provide access to vehicle or bicycle parking areas are subject to the following: 1. Paths must be physically separated from vehicle parking and maneuvering areas 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; NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 7 OF 40 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; 3. Paths must be in compliance with applicable federal and state accessibility standards. The proposed development includes two pedestrian paths that are designed to comply with the standards in this section, as shown on Sheet C2.0 of the applicant's submitted plan set. The first path will provide access from the adjacent parking areas on the west and south sides of the building and bicycle parking in front of the building. This path will maintain a minimum width of approximately 12 feet and be physically separated from vehicle parking and maneuvering areas by a 6-inch curb.The second path will provide access into the site from SW Washington Square Road to both vehicle and bicycle parking areas.This path is located along the southern side of the lawn area and the eastern side of the sports field. It will maintain a minimum width of approximately 6 feet and be physically separated from vehicle parking and maneuvering areas by a 6-inch curb. Additionally, a striped pedestrian path is proposed from the front of the store to the main parking area. This path crosses the main drive aisle for a distance of approximately 26 feet and will use appropriate pavement markings as shown on Sheet C2.0 of the submitted plan set. All proposed paths will be constructed in accordance with City of Tigard Engineering standards and comply with state and federal accessibility standards.This standard is met. D. Drive-through facilities. 1. All uses with drive-through facilities must provide on-site stacking lanes for inbound vehicles as provided in Table 18.410.1. 2. Stacking lanes must be designed so that they do not interfere with off-street parking areas or with vehicle,pedestrian, and bicycle circulation. No drive-through facilities are proposed.This standard is not applicable. E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or pervious paving surface, except for the following: 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. As stated in the narrative submitted by the applicant, the parking area and drive aisles will be paved with asphalt and the proposed sidewalks will be paved with concrete. This standard is met. F. Striping. 1. All off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials, except for spaces provided with the following types of development: a. Small form residential; b. Detached accessory dwelling units; or c. Any other residential development where spaces are not grouped. 2. All interior vehicle drives and access aisles must be clearly marked and signed to show direction of flow. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 8 OF 40 The parking lot within the identified development site will be repaved and include the installation of directional arrows and pavement markings per Manual on Uniform Traffic Control Devices (MUTCD) standards and specifications as shown on Sheet C2.0 of the Preliminary Plan Set. All parking spaces will be clearly and separately identified with pavement markings.This standard is met. G. Wheel stops. Parking bumpers or wheel stops a minimum of four inches in height must be provided a minimum of three feet from the front of vehicle parking spaces wherever vehicles can encroach on a right-of-way or pedestrian path. Curbing may substitute for wheel stops if vehicles will not encroach into the minimum required width for landscape or pedestrian paths. The proposed development will not create any conditions where vehicles can encroach on a right- of-way or pedestrian path from any parking spaces; therefore,no parking bumpers or wheel stops are required to be provided. This standard is met. H. Lighting. Lighting must be provided that meets the following standards: 1. All pedestrian paths in parking areas and providing access to parking areas must be illuminated 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. Lighting may not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site. The proposed pedestrian paths providing access to parking areas are illuminated to a minimum level of 0.5 footcandles at all points by luminaires directed toward the parking surface, as shown on the Photometric Plan provided by the applicant.The identified development site is located in the middle of a parking lot associated with the greater mall development.No new lighting is proposed at the boundaries of the lot.These 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 parking and drive aisles located within the development site comply with the dimensional standards in Table 18.410.2,as shown on Sheet C2.0 of the Preliminary Plan Set.This standard is met. J. Accessible parking. Where off-street vehicle parking is provided, it must include the required number of accessible vehicle 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 identified development site includes 6 accessible vehicle parking spaces, which will be sized, signed,and marked as required by the TDC and in compliance with ORS 447,as shown on Sheet C2.0 of the applicant's submitted plan set. K. Loading areas. All off-street vehicle loading areas for passengers or goods must: NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 9 OF 40 1. Include sufficient area for turning and maneuvering of vehicles on site.At a minimum, the maneuvering length must be at least twice the overall length of the longest vehicle using the site. 2. Be designed such that vehicle stacking does not impact any public right-of-way. (Ord. 22-10 §2; Ord. 22-06 §2; Ord. 18-28 §1; Ord. 18-23 §2; Ord. 17-22 §2) The proposed development includes a vehicle loading area located northeast of the proposed building. The loading area is designed to accommodate up to 3 trucks,with a maximum length of approximately 73 feet. The development provides over 150 feet between the edge of the loading dock and the adjacent driveway, which exceeds twice the overall length of the longest vehicle using the site. The loading area is located along a private drive aisle, more than 900 feet from a public right-of-way, and it is therefore reasonable to conclude that there will be no impact on any public right-of-way from vehicle stacking. This standard is met. L.Electrical service capacity.Electrical service capacity, as defined by ORS 455.417,must be provided to new off-street parking spaces in compliance with the standards of this subsection. Adjustments to the standards of this subsection are prohibited. 1.Non-residential development and residential or mixed-use developments with less than five dwelling units must provide electrical service capacity to a minimum of 20%of all offstreet vehicle parking spaces on the site... The proposed development includes grading,repaving,and restriping of a portion of the existing parking lot. There are 164 parking spaces within the identified development site, meaning electrical service capacity must be provided to at least 33 spaces (164 x 0.2 = 33).As shown on Sheet C2.0 of the plan set submitted by the applicant,33 spaces will have electrical service capacity.This standard is met. M. Tree canopy.Tree canopy must be provided over parking areas in compliance with the standards of this subsection. Tree canopy values are credited at 75% of their listed canopy area in the Tigard Urban Forestry Manual (UFM) tree list or at 75%of the area calculated using the method described in Section 13 of the UFM. 1. Developments with off-street parking areas less than 20,000 square feet in size,as measured using the method provided in Section 18.40.150,must provide a minimum effective tree canopy coverage of 30%over all parking areas. 2. Developments with off-street parking areas of 20,000 square feet or more, as measured using the method provided in Section 18.40.150,must meet one of the following: a. The development provides a minimum effective tree canopy coverage of 40% over all parking areas. b.The development provides a minimum effective tree canopy coverage of 30%over all parking areas in addition to solar panels with a generation capacity of at least one-half kilowatt per parking space on the same site. c.The development provides solar panels with a generation capacity of at least one-half kilowatt per parking space above the parking area. In this case,no minimum tree canopy requirement applies. d.The development provides a minimum effective tree canopy coverage of 30%over all parking areas and the applicant has paid the parking climate fee, as provided in the Tigard Fees and Charges Schedule. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 10 OF 40 The off-street parking area for the identified development site is over 79,143 square feet, therefore the development must provide one of the options listed above. The proposed development includes approximately 17,782 square feet (22%) of effective parking lot tree canopy coverage as shown on Sheet L0.0 of the plan set submitted by the applicant. The applicant states in their narrative that site and use specific constraints limit the area available for additional tree planting beyond the amount proposed and therefore has submitted an adjustment application to pay the parking climate fee for the remaining percentage of required parking lot tree canopy,as discussed in Section 18.715 of this report. 18.410.050 Bicycle Parking Design Standards A. Quantity. The minimum number of required bicycle parking spaces is provided in Table 18.410.3. If application of the minimum bicycle parking standard results in less than two spaces, then the development must provide at least two spaces. Small form residential, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. The proposed development includes an approximately 142,000 sf building for Sales and Repair-Oriented Indoor Sales and Services.The minimum number of required bicycle parking spaces as provided in Table 18.410.3 is 0.3/1,000 sf,meaning 43 bicycle parking spaces are required (142,000/1,000 x 0.3 = 43).The applicant proposes to only include twenty(20) bicycle parking spaces.Ten (10) spaces are proposed near the primary entrance and the other ten spaces are proposed to be covered and located on the west side of the building. As this is below the required number of spaces, the applicant has submitted an Adjustment application,which is discussed in more detail in Section 18.715 of this report. B. Location. Required bicycle parking must be located within 50 feet of a required or main entrance of a primary building, except that required bicycle parking for mixed-use or nonresidential development that includes any vehicle parking within a parking structure must be covered and located within 100 feet of a required or main entrance of a primary building. The proposed development includes twenty(20) bicycle parking spaces, 10 of which are within 50 feet of the primary entrance to the building. The other 10 spaces are proposed to be covered and located on the west side of the building,which is more than 50 feet from the primary entrance.The applicant has submitted an Adjustment application for the location of the bicycle parking,which is discussed in more detail in Section 18.715 of this report. C. Design. 1. Bicycle racks must be designed to allow a bicycle frame to lock to it at two 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 six feet in length and have an access aisle between each row of spaces that is at least five feet in width. Covered bicycle parking must provide a vertical clearance of seven feet; 4. Bicycle parking spaces must be paved with a dust-free hard surface material. The applicant did not submit a specification sheet for the proposed bike racks.Therefore,a condition of approval is necessary for the applicant to provide details of the bike racks that demonstrate the NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 11 OF 40 racks meet the dimensional requirements and are a loop design that allow for locking at two points of contact and will be securely anchored to the ground on a paved surface. This standard will be met through the following condition of approval: • Prior to issuance of building permit, the details of the bicycle parking demonstrating compliance with the design requirements of 18.510.040.0 and the location, quantity, and weather protections provisions of the granted adjustment are to be submitted and approved by Planning. As conditioned,this standard is met. D. Lighting. Lighting must be provided that meets the following standards: 1. All bicycle parking areas and paths providing access to these areas must be illuminated 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. Lighting may not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site. The applicant submitted a photometric plan,but it does not include the location of both bicycle parking areas.Therefore,a condition of approval is required to ensure these standards are met.This standard will be met through the following condition of approval: • Prior to issuance of building permit,the applicant must submit a revised photometric plan that shows the lighting for the bicycle parking areas and paths providing access to these areas meets the requirements of 18.410.050.D. As conditioned,this standard is met. FINDING: Based on the analysis above,all of the applicable off-street parking and loading standards are met or can be met through conditions of approval. 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. The proposal is for a modification to existing development; however the property is located within the Washington Square Regional Center Plan District,which supersedes the Commercial Zones and Nonresidential Development Standards Chapters. 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 12 OF 40 The proposal is for new development;however the property is located within the Washington Square Regional Center Plan District, which supersedes the Commercial Zones and Nonresidential Development Standards Chapters. 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. The proposal is for nonresidential development; site and parking lot tree canopy standards apply. 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. The required site tree canopy for the proposed development is 33 percent.The proposed site tree canopy is 22 percent as shown on Sheet L0.0 of the plan set submitted by the applicant. TCDC 18.420.060.0 allows the applicant to pay a fee in lieu of planting when the tree canopy requirement within UFM Section 10,Part 4 is not met.This standard will be met through the following condition of approval: • Prior to commencing any site work,the applicant must pay the tree canopy fee-in-lieu for the portion of site tree canopy not being met. As conditioned,this standard is met. 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; An Urban Forestry Plan that was coordinated and approved by Todd Prager of Todd Prager & Associates,LLC,a certified arborist and tree risk assessor,has been submitted.This standard is met. 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual has been submitted.There are a total of 34 open grown trees located within the project area. Out of these 34 trees, 15 will be retained and 18 will be removed to accommodate the proposed improvements. A separate tree removal permit must be obtained to remove trees outside of the identified development site. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 13 OF 40 This standard is met. 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; A tree canopy site plan has been submitted.The project arborist has included a signature of approval and statement attesting that the tree canopy site plan meets all requirements in Section 10,Part 2 of the Urban Forestry Manual. A supplemental report was prepared and submitted by Todd Prager,a certified arborist,of Todd Prager & Associates, LLC. Out of the 34 existing trees in the project area, 15 will be retained and protected during development. Thirty-one (31) new trees are proposed. The minimum required effective tree canopy for the site is 33 percent and the required parking lot tree canopy cover is 40 percent. The supplemental report states that the site tree canopy for the project area is 22 percent and the parking lot tree canopy is also 22 percent.A fee in lieu will be paid for the remainder of the required site tree canopy and an adjustment application has been submitted to pay a parking climate fee for the remainder of the required parking lot tree canopy.This standard is met. 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 The area of the parking lot proposed to be modified provides 22%canopy coverage from a combination of existing parking lot trees and new parking lot trees to be planted.An adjustment application has been submitted to pay a parking climate fee for the remainder of the required parking lot tree canopy. As adjusted,this standard is met. 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. c. An existing tree may be used to meet the street tree standards provided that: i. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; and ii. The tree would be permitted as a street tree in compliance with UFM street tree planting and soil volume standards if it were newly planted. No street trees are required or proposed as no tight-of-way improvements are required.This standard is not applicable. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 14 OF 40 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 will be inspected, documented, and reported by the project landscape architect in compliance with the inspection requirements in UFM Section 11,Part 1. This standard is met through conditions of approval. The following conditions of approval are necessary to ensure compliance with this standard: • Prior to commencing any site work, the project arborist or landscape architect 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 or landscape architect 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. 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. Thirty-one (31) new trees are proposed to be planted. A condition of approval is necessary for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11,Part 2.This standard will be met through the following condition of approval: • Prior to commencing any site work, the applicant must provide a tree establishment bond that meets the requirements of the Urban Forestry Manual,Section 11,Part 2.This bond amount will be for newly planted trees. As conditioned,this standard 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.This standard will be met through the following condition of approval: NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 15 OF 40 • 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). As conditioned,this standard is met. FINDING: Based on the analysis above,all of the applicable landscaping and screening standards are not fully met,but can be through conditions of approval. 18.670 Washington Square Regional Center Plan District 18.670.020 Applicability A. Applicability. The standards and procedures in this chapter apply to all property within the Washington Square Regional Center Plan District,with the following clarifications: 1. Property within the Residential-B (RES-B)zone or the Parks and Recreation (PR) zone is exempt from the provisions of this chapter,but not from the provisions of this title. 2. Property within the subdistricts shown on Map 18.670.A are subject to different or additional development standards,use restrictions, or review processes as provided in this chapter. The property is located within the Washington Square Regional Center Plan District,within the design review subdistrict. 18.670.040 Review Process B. Design review subdistrict review process.The following review processes apply in the Design Review Subdistrict. 3. The following types of development require a development design review as provided in Chapter 18.725,Development Design Reviews: a. Mixed-use development that does not comply with all the standards provided in this chapter; b. Residential development that does not comply with the additional standards provided in Subsection 18.670.090.B; or c.New nonresidential development or a major modification to nonresidential development. The proposed development is a major modification to nonresidential development. A development design review is required. 18.670.050 Land Use Standards A. General provisions.A list of allowed,restricted, conditional, and prohibited uses is provided in Table 18.670.1. Indoor Sales and Services is allowed with restrictions in the MUC zone. The proposed development is being reviewed through the Development Design Review process; therefore, the 30,000 square foot maximum gross floor area restriction in Section 18.670.050.B.3.a does not apply.The applicant states in their narrative that all inventory and materials will be contained completely within a building,and that no outdoor animal kennels or drive-throughs are proposed. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 16 OF 40 18.670.070 Site Design Standards A. General provisions. 1. Site design standards for nonresidential and mixed-use development are provided in Table 18.670.3 and Subsections 18.670.070.B - G. 2. Residential development, except for mixed-use development,is subject to standards of the applicable housing type in Part 18.200,Residential Development Standards. 3. Development reviewed through a development design review application is not subject to these standards and is evaluated through the development design review process. The proposed development is being reviewed through a development design review application and is therefore not subject to these standards. 18.670.080 Building Design Standards A. General provisions. 1. Building design standards for nonresidential and mixed-use development are provided in Subsections 18.670.080.B -H. 2. Residential development, except for mixed-use development,is subject to standards of the applicable housing type in Part 18.200,Residential Development Standards. 3. Development reviewed through a development design review application is not subject to these standards and is evaluated through the development design review process. The proposed development is being reviewed through a development design review application and is therefore not subject to these standards. 18.715 Adjustments 18.715.050 Approval Criteria The approval authority will approve or approve with conditions an adjustment application when all of the criteria in either Subsection 18.715.050.A or B are met. A. Criteria for demonstrating substantial compliance. 1. The proposed adjustment results in development that is generally consistent with the purpose of the development standard to be adjusted; and a. Has only minor impacts on surrounding properties or public facilities, or b. Addresses a site constraint or unusual situation, or c. Utilizes innovative design or results in sustainable development; The applicant is requesting three adjustments total. The applicant requests two adjustments to the Bicycle Parking Standards in TCDC 18.410.050: the minimum number of bicycle parking spaces and the location requirements. Additionally, the applicant requests an adjustment to the parking lot tree canopy requirement in the Vehicle Parking and Loading Standards in TCDC 18.410.030. Forty-three (43) bicycle parking spaces are required for the proposed Sales and Repair-Oriented Indoor Sales and Services use based on Table 18.410.3. TCDC 18.410.050.B states that the required bicycle parking must be located within 50 feet of a required or main entrance of a primary building. The applicant proposes to provide twenty spaces total divided between two areas. Ten spaces are proposed near the main entrance of the building and an additional ten spaces are proposed on the west side of the building. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 17 OF 40 The purpose of the minimum bicycle parking standard is to ensure a sufficient number of spaces are provided to meet the current and future needs of bicyclists. The number of spaces provided by the applicant provides ample parking for the proposed use as additional bicycle parking is provided throughout Washington Square Mall at primary mall entryways.Additionally,the adjustment is needed to avoid compromising pedestrian comfort at the entrance as providing the required number of spaces would result in overcrowding of the walkway. The purpose of the bicycle parking location standard is to ensure the parking is located and designed to discourage theft and optimize user safety, comfort, and convenience. The proposed location of the secondary bicycle parking area prevents overcrowding near the main entrance and is still near the building in a high traffic area,while optimizing safety, comfort, and convenience by providing a covered option for employees and patrons of the store. The adjustments to the number and location of bicycle parking spaces will have only minor impacts on surrounding properties and public facilities because demand is still anticipated to be met based on the context of the area as a regional mall that is primarily accessed by patrons in vehicles.Additionally, the provision of numerous bicycle parking areas around the greater mall area makes it unlikely that the adjustments will result in significant spillover onto adjacent properties. If spillover does occur, it would be similar to the spillover of vehicles using multiple parking lots to access the greater mall area. The last requested adjustment is to TCDC 18.410.030.M,which requires that parking lots include 40% tree canopy coverage A menu of alternative options is provided in the event that the 40% coverage cannot be reached,such as providing 0%tree canopy coverage and paying a parking climate fee in lieu of$1,500 per parking space. The applicant proposes to instead provide 22% parking lot tree canopy coverage and pay the parking climate fee of$1,500 per parking space for the remainder. The number of parking spaces within the identified development site is 164 spaces. Twenty-two (22) percent is equal to 55%of the 40%required parking lot tree canopy(22/40 = 0.55),meaning the$1,500 parking climate fee must be paid for the remaining 45% of the spaces (164 x 0.45 = 74). This results in a parking climate fee amount of$111,000. The city uses collected parking climate fees to install climate friendly improvements off-site. The purpose of the parking lot tree canopy standard is to maximize the aesthetic, environmental, and economic benefits that trees provide such as shade and heat mitigation by preserving, managing, and enhancing existing trees and requiring planting of new trees. By providing a combination of parking lot tree canopy,which will shade the parking lot, and paying the parking climate fee,which will fund solar panels or other climate friendly improvements that the city may install off-site,these benefits are still achieved and thus the purpose of the standard is still met and the adjustments will have minor impacts on surrounding properties and public facilities. The proposed adjustments will result in development that is generally consistent with the purpose of the development standards and has only minor impacts on surrounding properties and public facilities. This criterion will be met through the following condition of approval: • Prior to the issuance of building permit, the applicant must pay the parking climate fee in the amount of$111,000. As conditioned, this criterion is met. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 18 OF 40 2. The proposed adjustment does not have a greater impact on city-designated sensitive lands than would otherwise occur if the adjustment was not approved; and The site does not contain any sensitive lands areas.This criterion is not applicable. 3. If the proposed adjustment addresses a site constraint or unusual situation, utilizes innovative design, or results in sustainable development, any impacts from the proposed adjustment are mitigated to the extent practicable; and The adjustments are not addressing a site constraint or unusual situation and do not utilize innovative design or result in sustainable development. This criterion is not applicable. 4. If more than one adjustment is proposed, the cumulative effect of the adjustments results in development that is generally consistent with the existing development pattern of the surrounding area and the overall purpose of the base zone. The applicant is requesting three adjustments,two related to bicycle parking standards and one for parking lot tree canopy.The cumulative effect of the adjustments will result in development that is still generally consistent with the existing development pattern of the surrounding area and overall purpose of the base zone as adequate bicycle parking is provided for the use in strategic locations and the effects of providing inadequate parking lot tree canopy coverage are mitigated with the parking climate fee. This criterion is met. FINDING: Based on the above analysis,the adjustment approval criteria have been fully met. 18.725 Development Design Reviews 18.725.020 Applicability This chapter applies to all new development, substantial redevelopment, or modifications to development or land use approvals where development design review is either proposed or required as provided in Subsection 18.670.040.B. The proposal is for a modification to existing development where development design review is required, this section applies. 18.725.050 Approval Criteria The approval authority will approve or approve with conditions a development design review application when all of following criteria are met: A. Scale.The proposed development is thoughtfully integrated with its surroundings, at an urban scale that addresses pedestrian needs and comfort within the context of the area to be developed. Single story buildings are limited to buildings with a maximum 5,000 square-foot footprint and where promoting incremental development. The proposed development provides pedestrian-scaled places with strong relationships among buildings, open spaces, and pedestrian pathways; NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 19 OF 40 The proposed development includes a new two-story sporting goods store, an ancillary outdoor sports field,public open space,and pedestrian paths.The proposed building is at a scale that is consistent with the surrounding area, in the context of a regional mall and features façade articulations, glazing, and a variety of materials to provide an engaging relationship between the building and adjacent pedestrian paths. Passing pedestrians are able to view activity on the sports field as well as users of the open space, which will include seating and picnic tables in addition to a flexible lawn area that can be used for leisure, active recreation, and gatherings. A wide, landscaped pedestrian path provides seamless and comfortable access between the entrance, open space, sports field and store. It maintains a minimum width of approximately 12 feet around the eastern and southern building facades, ultimately connecting to the open space and out onto Washington Square Road.This criterion is met. B. Pedestrian comfort. The proposed development is designed to support pedestrian access, safety, and comfort on and adjacent to the site. The proposed development bridges or removes any pedestrian barriers and implements pedestrian-friendly designs and block lengths; The proposed development includes pedestrian paths surrounding the building leading to the sports field and public open space.The pedestrian path maintains a minimum width of approximately 12 feet around the eastern and southern building facades, ultimately connecting to an open space to the east of the building.The pedestrian path provides seamless and comfortable pedestrian access around the store and connects to the rest of the mall. The path also connects to an existing pedestrian crossing across Washington Square Road that connects to the cemetery. Additionally, a striped pedestrian crossing provides for safe access from the entrance of the store to the parking lot.This criterion is met. C. Building design. All building facades or fences that face active transportation facilities and are intended for regular public access are visually appealing and provide design elements including facade variation and windows. Buildings incorporate exterior design and building materials that exhibit permanence and quality; The proposed development does not have any façade faces that face active transportation facilities.The proposed building façade features several materials,including brick,metal,and glazing,which are layered to create a varied façade that is visually appealing from the surrounding pedestrian paths,open space,and adjacent parking facilities.The outdoor sports field generates pedestrian interest and is constructed with highly durable materials.The outdoor sports field creates high-quality visual appeal and exhibits structural integrity and permanence.This criterion is met. D. Parking. Pedestrian paths providing access to parking areas are designed so that a visitor only needs to park once to easily and comfortably access multiple destinations on site. Development also complies with the maximum parking standards provided in Chapter 18.410, Off-Street Parking and Loading; The pedestrian path along the southern and eastern façades of the proposed building is the terminus for each of the parking aisles,providing direct access from all associated parking areas. The proposed parking is located directly south of the primary store entrance and the store includes an internal connection to the mall,which removes the need to move a vehicle once parked. A striped pedestrian crossing allows for safe access from the entrance of the store to the parking lot. The proposed development complies with the maximum parking standards in Chapter 18.410 and no parking spaces are being added to the existing parking lot. This criterion is met. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 20 OF 40 E. Common space. The proposed development includes publicly accessible common space that is designed to encourage public gathering through the integration of features such as broad steps or benches that serve as permanent seating, stoops, fountains, or plazas. Common space is located to easily serve the site and public, and is designed to provide safety and comfort for users while promoting vibrancy and livability. The proposed development includes a new open space on the eastern portion of the site.The open space will be landscaped with trees to provide shade in addition to a lawn area that can be used for passive or active recreation and community gatherings. Additionally, the open space includes benches and picnic tables that allow users to interact with the adjacent sports field. Landscaping and a screening wall will be provided along the north edge of the open space to screen it from the adjacent loading area. The open space area is visible and directly accessible from Washington Square Road and the larger mall property via a network of pedestrian pathways.A public access easement must be recorded over the entirety of the open space area to ensure use of this area is available to the public.This standard will be met through the following conditions of approval: • Prior to commencing any site work,the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. • Prior to final building inspection,the applicant must submit documentation of the recordation of all required easements including but not limited to public access,including over the open space area,and utility easements for storm and surface water drainage, sanitary sewer,water, and franchise utilities. As conditioned,this criterion is met. F. Active transportation facilities.Active transportation facilities are designed to be comfortable and desirable facilities to use and are visually prioritized over facilities intended for use by motor vehicles. Pedestrian paths on the eastern and southern facades of the proposed building provide an enjoyable and direct path to the primary entrance while pedestrian access from the east is through the common open space facility.There are no transit stops or routes on or adjacent to the development site.Bicycle parking will be provided both at the primary entrance to the store in addition to a covered bicycle parking area on the west side of the store. The bicycle parking area near the entrance will serve as a comfortable, desirable, and visible facility that encourages customers to use active transportation and employees who bike to work will benefit from the inclusion of covered spaces that provide protection from the elements over the course of a longer period.This criterion is met. G. Transit. The proposed development appropriately accommodates transit to or through the site in ways that best serve the public and proposed users of the development. The applicant provides documentation that TriMet has reviewed and approved any changes or impacts to transit routes or facilities. There are no transit stops or routes on or adjacent to the proposed development. This criterion is met. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 21 OF 40 H. Stormwater facilities. Stormwater facilities provide community benefits in addition to stormwater management. Stormwater facilities are vegetated and thoughtfully integrated into the development site through the inclusion of features such as seating, sculptural elements, and pedestrian paths. Stormwater facilities may be used to meet minimum common open space requirements when designed to facilitate public access. The proposed development includes a new public open space area, which will include over 7,200 square feet of new landscaping.This new open space area will provide community benefits in the form of a new recreation and leisure space while decreasing the impervious surfaces, which will support overall stormwater management on the development site.The site is constrained by private mandated parking requirements,which requires additional impervious surfaces to provide adequate parking,and poor soil quality, which limits potential stormwater infiltration rates. To ensure effective stormwater management facilities that comply with Clean Water Services'Design and Construction Standards,the proposed development will also include mechanical treatment and underground detention in the form of filter vault and detention chambers within the existing parking lot. This criterion is met. I. Sustainability and resiliency.The development incorporates sustainable and resilient site and building designs that reduce GHG emissions and operating costs,improve livability, and reduce impacts from natural hazards and disasters. The proposed development will replace an existing building and parking area and will include substantial upgrades to both the site and building systems that are aligned with the U.S. Green Building Council (USGBC)'s Leadership in Energy and Environmental Design (LEED) v5 standards in numerous ways, including: Site Improvements: • Eight (8) EV charging stations and thirty-three (33) EV-ready parking spaces • A public open space area over a previously paved surface,resulting in reduced pervious area • A public bicycle maintenance station near the open space area, supporting alternative transportation methods Building Improvements: • Roofing materials specified to meet Cool Roof standards that achieve high solar reflectance and thermal emittance values to reduce urban heat gain and improve building energy efficiency • Low-flow plumbing fixtures that meet or exceed EPA WaterSense standards • High-efficiency gas and electric water heaters that support water heating efficiency and reduce potable water demand. • High-efficiency LED lighting and advanced controls such as occupancy sensors,daylight harvesting,and automatic shut-off to optimize energy performance • High-efficiency cooling and heating equipment with refrigerants specified as low-GWP and non-ozone-depleting • Smart building systems for lighting,HVAC,and energy monitoring • Finish materials that include products with verified Environmental Product Declarations (EPDs) • Low or zero VOC products are specified for paints,primers,joint sealants,and elevator cab finishes • Formaldehyde-free batt insulation that contributes to improved indoor air quality NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 22 OF 40 • Demolition specifications that require contractors to maximize salvaging and recycling As demonstrated above,the proposed building and surrounding open space and recreational amenities have been designed to exceed minimum building development standards in order to create a more sustainable development that improves livability in the Washington Square Mall area.This criterion is met. J. Streets and access. The city engineer has determined that any changes to streets or access points do not result in unsafe conditions.All private streets are located within tracts and public access easements.All transportation improvements are consistent with Map 18.670.B. There are no required or proposed changes to public streets or access points within the development site.This criterion is met. K. Trees. The proposed development uses trees and landscaping to create a sense of place, provide protection from the elements, and mitigate the heat island effect of urban development. Development also complies with parking lot canopy requirements as provided in Subsection 18.410.030.M. The proposed development includes trees distributed thoughtfully throughout the development site. Trees are proposed to be planted in the open space area to both buffer the space from the surrounding uses and to provide shade and protection from the elements. Trees are also proposed in dedicated landscape islands throughout the parking area to provide canopy cover for pedestrians and vehicles and mitigate the heat island impact in heavily asphalt areas. Lastly, trees are proposed along the western pedestrian path to provide shade and break up the building façade. Landscaping, including shrubs and groundcovers,will be planted in the parking lot,open space,and along the pedestrian path.The applicant has included an adjustment application to pay a parking climate fee to fully meet the parking lot canopy requirements.This criterion is met. L. Flexibility request. If the proposal includes a change to a use restriction, the change results in development that is appropriately located, designed, and scaled to preserve and promote pedestrian-scaled urban development. The proposed development does not include a change to a use restriction. Indoor Sales and Services is a permitted use within the MUC zone.This criterion is met. FINDING: Based on the analysis in this report,all of the applicable development design review criteria have been met or can be met through conditions of approval. 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 23 OF 40 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. The proposal is for the replacement of the former Sear's building with a new building and associated facilities for Dick's House of Sports. As confirmed by the applicant's narrative, this property has access to the public street via an existing private roadway encircling the mall property but does not front any public streets. No change to the existing public or private roadways which serve the development area is proposed or required. The standards of this section do not apply. 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 development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development surrounding the proposed development. 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 24 OF 40 As acknowledged in the applicant's narrative, all required utility easements are in place and they are working with PFE to modify the electrical easement to accommodate the extension needed for electrical service. This standard is met. 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. As acknowledged in the applicant's narrative, all proposed sidewalks in the development will be in accordance with the standards of this chapter. This standard is met. 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). As acknowledged in the applicant's narrative, the trips generated from the new use are significantly less than those generated in the new use. The proposed development does not result in an additional 1,000 vehicle trips or more per day.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. As acknowledged in the applicant's narrative, the site does not front a public street. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 25 OF 40 As acknowledged in the applicant's narrative, the property owner enters agreements with the tenants on maintenance of sidewalks, curbs, and planter strips. These elements will be maintained by Dick's House of Sports. This standard will be met through the following condition of approval: • Prior to final building inspection,the applicant shall provide copies of the signed maintenance agreements noting the continuing obligation of the property owner or tenant to maintain the sidewalks, curbs,and planter strips. As conditioned, this standard is met. 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. As acknowledged in the applicant's narrative, the site does not front public right-of-way and no new streets are proposed. This standard does not apply. 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 26 OF 40 As acknowledged in the applicant's narrative,these situations are not anticipated,but they are prepared to take appropriate remedial action as necessary. 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. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 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. As acknowledged in the applicant's narrative, the site will connect to existing private sanitary sewer lateral and a new connection to an existing public sanitary sewer line is not required. This standard does not apply. 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; NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 27 OF 40 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. 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. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Inlets are provided so surface water is not carried across any intersection. Surface water drainage patterns are shown on the development proposal plan. The development is not traversed by a watercourse or drainageway. This standard is met. 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. As acknowledged in the applicant's narrative and the preliminary stormwater report, there will be no effect on downstream drainage as the site is designed to accommodate expected runoff from planned drainage areas. A preliminary storm drainage report was submitted as part of the land use submittal. The applicant has proposed to meet CWS standards for water quality and water quantity, but a conceptual design has not been provided. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. 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 and the storm drainage report to CWS after preliminary review for CWS's review and approval. • Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 28 OF 40 • Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. As conditioned,this standard is 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. As acknowledged in the applicant's narrative,the proposed development does not have frontage along an arterial or collector route. This standard does not apply. 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; NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 29 OF 40 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 30 OF 40 As stated in the applicant's narrative, all utilities within the proposed development are underground. The property owner, Macerich, is working with PGE on the extension of electrical conduit underground. No fee in-lieu payments are required. This standard does not apply. 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. As acknowledged in the applicant's narrative, the applicant will submit a bond for all improvements. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. • Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. • Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. As conditioned,this standard is 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. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 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. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the engineer permitting process. 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 NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 31 OF 40 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. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: Improvements associated with private stormwater management facilities 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 - City of Tigard Community Development Codes and Municipal Codes - Other applicable County,State, and Federal Codes and Standard Guidelines • Prior to commencing any site work, the applicant must obtain approval of a Stormwater Management (SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. • 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 stormwater management 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. • Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. 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. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. 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. As conditioned,this standard is met. 18.920 Access,Egress, and Circulation 18.920.020 Applicability A. Applicability.The provisions of this chapter shall 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 32 OF 40 As acknowledged in the applicant's narrative, the proposal is for new development or modification to existing development.This chapter applies. 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. As acknowledged in the applicant's narrative, the applicant has coordinated with the property owner, Macerich, on the requirements set forth in this section. Macerich will maintain access and egress as required. This standard does not apply. 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. As acknowledged in the applicant's narrative, an Access Plan is not required for the proposed development as there is no change to existing ingress/egress points which serve the development area. Ingress/egress to the development area will function in the same manner that it does currently. This standard does not apply. 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. As acknowledged in the applicant's narrative,the proposed development takes direct access from SW Washington Square Road,which provides access to the majority of the Washington Square Mall uses. The applicant is coordinating and will establish joint access agreements consistent with the overall approach to occupying tenant spaces within the mall. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. • Prior to final building inspection, the applicant must record all applicable public access, and utility easements including,but not limited to, for access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City. As conditioned,this standard is met. 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 NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 33 OF 40 the city for public use and must be maintained at the required standards on a continuous basis. As acknowledged in the applicant's narrative,the proposed development takes direct access from SW Washington Square Road, which is a private roadway which serves the Washington Square Mall property. 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 acknowledged in the applicant's narrative, any paving performed on the site will comply with this section and be coordinated with construction groups. This standard is met. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. As acknowledged in the applicant's narrative, curb cuts planned for the site are in compliance with this section. This standard is met. G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and sometimes between development sites. Path standards are provided in 18.200 Residential Development Standards, 18.300 Nonresidential Development Standards, and Chapter 18.410, Off-Street Parking and Loading.Additional standards may also apply if the site is located in a plan district. Pedestrian access paths meet the requirements of Chapter 18.410, Off-Street Parking and Loading,as discussed earlier in this decision.This standard is met. 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 small form residential development 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. Small form residential development is exempt from this requirement. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 34 OF 40 The applicant has submitted a preliminary civil plan and traffic memorandum containing proposed access, egress, and circulation through the site. The preliminary civil plans demonstrate preliminary compliance with the access, egress, and circulation. The proposed development does not result in inadequate or hazardous access. See findings in CDC 18.920.030.I. 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. The applicant has submitted a preliminary civil plan illustrating proposed access, egress, and circulation through the site.The preliminary civil plans submitted demonstrate preliminary compliance with the access, egress, and circulation requirements of this chapter. As noted by the applicant, an access report is not needed as this redevelopment of the existing site does not propose to modify any access points into the development area. The proposed ingress/egress points from SW Washington Square Road match the existing condition and are not within influence areas of collector or arterial street intersections. The drives all front onto a private roadway, not public roadways as identified above. 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 five percent. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 35 OF 40 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. As acknowledged in the applicant's narrative, this project does not propose residential development. This standard does not apply. 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. As acknowledged in the applicant's narrative, access points in the development design plan set are in conformance with Table 18.920.2. The relocated private drive aisle at the front of the store meets the 50 foot vehicular access requirement. This standard is met. As acknowledged in the applicant's narrative, private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. The proposal was routed to TVF&R for comment.The applicant also submitted an approved permit from TVF&R (Permit #2025-0086). This standard can be fully met through the following condition of approval: • Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. As conditioned,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. As acknowledged in the applicant's narrative, private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. This standard is met. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 36 OF 40 FINDING: Based on the analysis in this report,all of the applicable access,egress and circulation review criteria have been met or can be met through conditions of approval. 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. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entryways into the development area from a private drive to the west and from SW Washington Square Road to the east. The development will ensure that new plant material will not impede the existing site triangles. The proposal is for new development or modification to existing development. This chapter applies. 18.920.030 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. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entryways into the development area from a private drive to the west and from SW Washington Square Road to the east. The vision clearance requirements of this chapter are applicable.The applicant has proposed a private driveway connection to Street Name. 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. NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 37 OF 40 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. 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 small form residential, and 30 feet back from the property line on all other types of uses. As acknowledged in the applicant's narrative,SW Washington Square Road and the private drive aisles within the development area are considered non-arterial streets and are designed to meet the vision clearance area requirements within this section. The proposed development has frontage on a private street.This standard is applicable.As shown on the applicant's preliminary site plan, vision clearance triangles have been established at the intersections of the new proposed driveway in preliminary accordance with the standards of this chapter. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for approval. Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. • Prior to final building inspection, the applicant must submit the Final Sight Distance Certification for approval. As conditioned,this standard is met. FINDING: Based on the analysis in this report,all of the applicable vision clearance area review criteria have been met or can be met through conditions of approval. ADDITIONAL CITY OR AGENCY COMMENTS: Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of Tualatin Valley Water District (TVWD). The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. Grading and Erosion Control: The City of Tigard and 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 NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 38 OF 40 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 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. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must obtain an approved NPDES permit. • Prior to commencing any site work, the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. 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 areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. As conditioned,this standard is met. Address Assignments: The City of Tigard is responsible for 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 submit an assignment of addresses and pay the address fee. The address fee will be assessed in accordance with the current Master Fee Schedule. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Engineering Department provided comments,which have been incorporated into this report. SECTION VIII. AGENCY COMMENTS Clean Water Services submitted written comments,dated September 9,2025,stating that a storm water connection permit must be obtained. These comments have been incorporated into the conditions of approval. Tualatin Valley Fire and Rescue was sent a copy of the applicant's proposal.A Service Provider Permit (SPP #2025-0086) from TVF&R was provided with the applicant materials. Attachments: Attachment 1:Approved Plan Set Attachment 2: Zoning Map Attachment 3:Agency Comments Attachment 4: Public Comments NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 39 OF 40 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Parties of record X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 14, 2025 AND EFFECTIVE ON OCTOBER 30, 2025 UNLESS AN APPEAL IS FILED. Appeal: The Development Design Review is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.710.090.A.1 may appeal this decision in accordance with Section 18.710.090.A.2 and .3 of the Tigard Development Code. A written appeal together with the required fee must be filed with the Director within fifteen (15) days of the date the Notice of Decision was mailed.The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. Appeal hearings are de novo. A de novo hearing allows for the presentation of new evidence, testimony and argument by any party. The appeal authority must consider all relevant evidence, testimony and argument that are provided at the hearing by the appellant or any party. The scope of the hearing must not be limited to the issued that were raised on appeal. The decision of the appeal authority is the final local decision. THE DEADLINE FOR FILING AN APPEAL IS 5:00 P.M. ON OCTOBER 29, 2025. Questions: If you have any questions, please contact Jenny McGinnis, Associate Planner at (503)718-2427 or Jenny.McGinnis@tigard-or.gov.You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. October 14,2025 PREPARED BY: ennY McGinnis Associate Planner October 14,2025 APPROVED BY: Schuyler Warren Assistant Community Development Director NOTICE OF DECISION DDR2025-00001 DICKS HOUSE OF SPORT PAGE 40 OF 40 >- m w I— Q Q 0 7Z E 0 I E 0 T _ SITE DEVELOPMENT PLANS cn z o 0 O C FOR 5 fY o „),, DicK. s HOUSE OF SPORTS --,, Q o o I z E o 1 a U E 05/27/2025 SheetListTable �. - 0, T SITE DEVELOPMENT SUMMARY: Q SITE INFORMATION Sheet Number Sheet Tie o o o 0 CO.0 COVER ZONING DISTRICT: MIXED-USE COMMERCIAL (MUC) 3 4,7' o��s_za ����r-' n o , z 'noo EXISTING LAND USE: COMMERCIAL % \ ' '��' � i1' ' •l , �' Ir �� r CO,�.xr . 1 GENERAL NOTES 0 PROPOSED LAND USE: COMMERCIAL w it W ,t1) = w z Y 0, _-,2', .. C1 .0 EXISTING CONDITIONS & DEMOLITION PLAN WE W C-,C SITE AREA 0 0 TOTAL DEVELOPMENT SITE AREA: 222,051 SF (5.10 ACRES) ' C1 . 1 EXISTING CONDITIONS & DEMOLITION PLAN LID D E EXISTING PARKING*: 278 STALLS ' t.- tr, - y © cN EXISTING ADA PARKING*: 13 STALLS ei C1 .2 EXISTING CONDITIONS & DEMOLITION PLAN �. 1 I w, o PROVIDED PARKING*: 164 STALLS _ F,.� •*, -- — '� C2.0 HORIZONTAL CONTROL PLAN ,0 PROre *. , x A '\F- SIN£ SS/0 o PROVIDED ADA PARKING*: 5 STALLS ., lir Qill ,,'' .,, -.. .A,,'......, *"'• 0 .. : ' , .. 1.- :. 1 <c, "P * TOTAL PARKING PROVIDED THROUGH REA: 6462 STALLS � . C2. 1 HORIZONTAL CONTROL PLAN ° DEVELOPMENT SITE �� � �� ci) - I j 1 e• gyt, r,r,-, vb - .1c, ' ,,..:'. , '1 .,. ,._9'/P. 8 0 ° *VALUES WITHIN DEVELOPMENT SITE AREA 9 4 -7, , = C2.2 HORIZONTAL CONTROL PLAN ' iC:REGON:oy ER J. 6 IT w .• o 1 ri .' - ,; IY: --. . EXPIRES: 12-31-26 PROJECT CONTACT LIST: ,� i - e �� . & � C3.0 GRADING & DRAINAGE PLAN 6 r 'I T , _ _ U N- L O 6 _ .}t! a LLI N 2 OWNER i . - C3. 1 GRADING & DRAINAGE PLAN w MACERICH COMPANY — :a►� �� i �a ar: o N Q oCO 0 CONTACT: ANDY GREENWOOD ; t, k ., - _ �: - /: ' - .... .:0 a • �,-,- z z w _c EMAIL: ANDY.GREENWOOD@MACERICH.COM �' ` . @ r s ' , C3.2 GRADING & DRAINAGE PLAN Y o J TEL (602) 953-6338 •• 44 _.t.:.' .. :, r - — Et 1 oLli 0 < ` .,.., C3.3 GRADING & DRAINAGE PLAN CO o DEVELOPER v 4116 ,, ,:;K lir �� o DICK'S SPORTING GOODS ` 9 `� •, > Q CONTACT: BRIAN BACIK C3.4 GRADING & DRAINAGE PLAN "1 Q EMAIL: BRAIN.BACIK@DCSG.COM LOCATION MAP i•k W ° TEL: (312) 402-2133 C4.O UTILITY PLAN a, SCALE 1"=150' W Y � I CIVIL ENGINEER CO° KIMLEY-HORN AND ASSOCIATES, INC. C4. 1 UTILITY PLAN lit 7 ° CONTACT: TYLER OTT W EMAIL: TYLER.OTT@KIMLEY-HORN.COM - C4.2 UTILITY PLAN > TEL: (503) 395-5439 r r' L.,,,,,;, ,,„y ?� O N `� '________)/ -- -� ems C5.0 DETAILS - 1 ARCHITECT GENSLER PARCEL (7" -- •111::: I I I —. CONTACT: MEGAN BENGSTON Y--� I I I- '1'11' l C5. 1 DETAILS - 2 E o IlilllllMA ¢ { 2 EMAIL: MEGAN_BENGSTON@GENSLER.COM _ �, 11111■ -r I I CL TEL: (213) 327-3890 0 f4E • " 3 Hu C5.2 DETAILS - 3 z LANDSCAPE ARCHITECT c,,o �. Q KIMLEY-HORN AND ASSOCIATES, INC. �s�� ��.,.�� � L0.0 OVERALL LANDSCAPE COVER O 2 co o Et 0 CONTACT: ALAN MCWAIN •.':�: ••••g�•i;•i � .� �' W � ' �Ri ' L0. 1 TREE PRESERVATION PLAN D . EMAIL: ALAN.MCWAIN@KIMLEY-HORN.COM ,t,• mos grAi;�:-- �a a0q� ���■�� L_ Q Q TEL: 206 536-2735 �''t�inik��lim "s•+ ��'''o4, 1 -1-1 0 D CD SIV �� ��,S:06,, 1 �; L0.2 TREE PRESERVATION NOTES co z ° SURVEYOR .t 61 Tl�i�� • ,, S&F LAND SERVICES at •' a , • 0 Y�S� PIL p Z I— ammo 7 ,) CONTACT: ARRIN OISHI MUM -- -•� ���ilo,.� i :■II I-- MT— L5.0 OVERALL LANDSCAPE 0 I— EMAIL: ARRIN.OISHI@SFLANDS.COM I C9 O / � � W TEL: (503) 420-3077 VICINITY MAP OD � z � �iL5. 1 LANDSCAPE PLAN = cn i= NTS GEOTECHNICAL ENGINEER Q o U o COLUMBIA WEST ENGINEERING, INC. L5.2 LANDSCAPE PLAN p 1- o E' CONTACT: NICK PAVEGLIO co EMAIL: NICK.PAVELGIO@COLUMBIAWESTENGINEERING.COM SHEET NUMBER TEL: (971 ) 384 - 1666 C0.0 0 , ° } C m U) N GENERAL NOTES: TREE PROTECTION NOTES: PAVEMENT SHALL BE SAW CUT TO PROVIDE A BOUNDARY WHICH IS STRAIGHT AND CLEAN IN APPEARANCE. w 1. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR PRECISE BUILDING DIMENSIONS, BUILDING 1. THE CONTRACTOR SHALL PROTECT ALL TREES AND SHRUBS OUTSIDE OF CUT/FILL LINES, IN ADDITION TO I- Q UTILITY ENTRANCE LOCATIONS, AND EXACT LOCATIONS AND DIMENSIONS OF EXIT PORCHES, RAMPS, THOSE THAT RECEIVE TREE/SHRUB PROTECTION BARRIERS. THE CONTRACTOR IS ALSO REQUESTED TO 5. ALL UTILITY MAIN FEATURES SHALL BE PROTECTED IN PLACE UNLESS SPECIFICALLY MARKED FOR o DOWNSPOUTS, GRAVEL AREAS ADJACENT TO BUILDING WALLS, AND BOLLARDS IN BUILDING SIDEWALKS. SAVE ALL OTHER EXISTING TREES AND SHRUBS WHERE POSSIBLE. REMOVAL. ANY DISCREPANCIES FOUND BETWEEN THE BUILDING AND CIVIL PLANS SHALL BE IMMEDIATELY 2. WHEN ROOT PRUNING IS NECESSARY, USE A TRENCHER TO CUT AREA WHERE APPROPRIATE ROOT 6. THE CONTRACTOR SHALL PROPERLY AND LEGALLY DISPOSE OF ALL DEMOLITION DEBRIS OFF OF THE = REPORTED TO THE ENGINEER. PRUNING SHOULD BE PERFORMED. TO PRUNE ROOTS LARGER THAN THE CAPABILITY OF A TRENCHER, CONSTRUCTION SITE. 2. ACCESSIBLE PARKING SIGNS WITH A "VAN" MARKING SHALL HAVE ADDITIONAL SIGN MOUNTED BELOW USE HAND TOOLS TO OBTAIN A CLEAN CUT. DRESS WOUNDS LARGER THAN TWO INCHES AND USE E THE SYMBOL OF ACCESSIBILITY SIGN DENOTING VAN ACCESSIBILITY; REFER TO CONSTRUCTION DETAIL PLYWOOD FORMS WHEN TREE ROOTS ARE ADJACENT TO PROPOSED CURB AND GUTTER. STANDARD EROSION AND SEDIMENT CONTROL PLAN NOTES: 0SHEETS. 3. NO SOIL DISTURBANCE OR COMPACTION, CONSTRUCTION MATERIALS, TRAFFIC, BURIAL PITS, TRENCHING 1. WHEN RAINFALL AND RUNOFF OCCURS DAILY INSPECTIONS OF THE EROSION AND SEDIMENT CONTROLS 7, 3. REFER TO CONSTRUCTION DETAIL SHEETS FOR DETAILS OF ON-SITE SIGNAGE, STRIPING, AND OR OTHER LAND DISTURBING ACTIVITY ALLOWED IN THE TREE PROTECTION ZONE. AND DISCHARGE OUTFALLS MUST BE PROVIDED BY SOME ONE KNOWLEDGEABLE AND EXPERIENCED IN PAVEMENT MARKING. REFER TO SITE PLAN FOR ADDITIONAL DIMENSIONAL INFORMATION. 4. NO GRUBBING WITHIN TREE PROTECTION ZONE. LEAVE SOIL AND LEAF LITTER UNDISTURBED. THE PRINCIPLES, PRACTICES, INSTALLATION, AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS 10 2 4. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY, COUNTY AND STATE REGULATIONS AND SUPPLEMENT WITH 1-2 INCHES OF MULCH. RE-SEED WITH GRASS ONLY IN DISTURBED/GRADED AREAS. WHO WORKS FOR THE PERMITTEE. w CODES AND O.S.H.A. STANDARDS. 5. TREE BARRICADES MUST BE INSTALLED BEFORE ANY DEMOLITION, CLEARING, GRADING OR 2. CONSTRUCTION ACTIVITIES MUST AVOID OR MINIMIZE EXCAVATION AND CREATION OF BARE GROUND zz 0 5. ALL ISLANDS WITH CURB & GUTTER SHALL BE LANDSCAPED UNLESS OTHERWISE INDICATED. CONSTRUCTION BEGINS AND IS NOT TO BE REMOVED UNTIL AFTER CONSTRUCTION. FROM OCTOBER 1 THROUGH MAY 31 EACH YEAR. U 6. EXISTING CONDITIONS INFORMATION IN THESE PLANS ARE BASED ON THE SURVEY TITLED 3. DURING WET WEATHER PERIOD, TEMPORARY STABILIZATION OF THE SITE MUST OCCUR AT THE END OF 5 Lu "TOPOGRAPHIC SURVEY - DATED JULY 26th, 2024. PROVIDED BY S&F LAND SERCIVES 4905 SW SCHOLLS TRAFFIC CONTROL NOTES: EACH WORK DAY. tY 2 FERRY ROAD, PORTLAND, OREGON 97225, PHONE: 503-345-0328. 1. REFER TO MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (LATEST EDITION) FOR DETAILS OF 4. SEDIMENT CONTROLS MUST BE INSTALLED AND MAINTAINED ON ALL DOWN GRADIENT SIDES OF THE 7. THE CONTRACTOR SHALL FURNISH AND INSTALL ALL NECESSARY BARRICADES, SIGNS, FENCES, STANDARD TRAFFIC CONTROL SIGNS AND STANDARDS. CONSTRUCTION SITE AT ALL TIMES DURING CONSTRUCTION. THEY MUST REMAIN IN PLACE UNTIL N FLASHING LIGHTS, TRAFFIC MEN, ETC. FOR MAINTENANCE AND PROTECTION OF TRAFFIC AS REQUIRED PERMANENT VEGETATION OR OTHER PERMANENT COVERING OF EXPOSED SOIL IS ESTABLISHED. BY THE STATE DEPT. OF TRANSPORTATION, ODOT AND CITY OF TIGARD INSPECTIONS. GRADING NOTES: 5. ALL ACTIVE INLETS MUST HAVE SEDIMENT CONTROLS INSTALLED AND MAINTAINED AT ALL TIMES DURING 5 8. THE CONTRACTOR SHALL PROTECT ALL MONUMENTS, IRON PINS, AND PROPERTY CORNERS DURING CONSTRUCTION. UNLESS OTHERWISE APPROVED, A SURFACE MOUNTED AND ATTACHABLE, U-SHAPED ° CONSTRUCTION. 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY OF TIGARD AND ODOT REGULATIONS AND FILTER BAG IS REQUIRED FOR ALL CURB INLET CATCH BASINS. 0 < 9. THE CONTRACTOR SHALL REPLACE EXISTING CONCRETE CURBS, SIDEWALK, PAVING, AND GUTTER AS CODES AND O.S.H.A. STANDARDS. 6. SIGNIFICANT AMOUNTS OF SEDIMENT WHICH LEAVES THE SITE MUST BE CLEANED UP WITHIN 24 HOURS 6 INDICATED ON PLANS AND AS NECESSARY TO CONNECT TO EXISTING INFRASTRUCTURE, INCLUDING ANY 2. ALL CONTOURS AND SPOT ELEVATIONS REFLECT FINISHED GRADES. SPOT ELEVATIONS AT CURB AND AND PLACED BACK ON THE SITE AND STABILIZED OR PROPERLY DISPOSED. THE CAUSE OF THE SEDIMENT , z DAMAGE CAUSED BY THE CONTRACTOR. GUTTER LOCATIONS ARE TO THE GUTTER FLOW LINE, UNLESS OTHERWISE NOTED. RELEASE MUST BE FOUND AND PREVENTED FROM CAUSING A RECURRENCE OF THE DISCHARGE WITHIN ° 10. APPROVAL OF THIS PLAN IS NOT AN AUTHORIZATION TO GRADE ADJACENT PROPERTIES. WHEN FIELD 3. ALL ELEVATIONS ARE IN REFERENCE TO THE BENCHMARK, AND THIS MUST BE VERIFIED BY THE GENERAL THE SAME 24 HOURS. ANY IN-STREAM CLEAN UP OF SEDIMENT SHALL BE PREFORMED ACCORDING TO >. CONDITIONS WARRANT OFF-SITE GRADING, PERMISSION MUST BE OBTAINED FROM THE AFFECTED CONTRACTOR PRIOR TO GROUND BREAKING. THE OREGON DEPARTMENT OF STATE LANDS REQUIRED TIME FRAME. a z o S PROPERTY OWNERS AND TEMPORARY CONSTRUCTION EASEMENTS MAY BE REQUIRED. 4. THE CONTRACTOR SHALL IMMEDIATELY REPORT TO OWNER ANY DISCREPANCIES FOUND BETWEEN 7. SEDIMENT MUST NOT BE INTENTIONALLY WASHED INTO STORM SEWERS, DRAINAGE WAYS, OR WATER °' 11. CONTRACTOR AGREES TO REPAIR ANY DAMAGE TO PRIVATE PROPERTY AND THE PUBLIC RIGHT-OF-WAY ACTUAL FIELD CONDITIONS AND CONSTRUCTION DOCUMENTS AND SHALL WAIT FOR INSTRUCTION PRIOR BODIES. IN ACCORDANCE WITH THE STANDARDS OF THE CITY OF TIGARD . TO PROCEEDING. 8. SEDIMENT MUST BE REMOVED FROM BEHIND ALL SEDIMENT CONTROL MEASURES WHEN IT HAS REACHED 4 o 12. COORDINATE ALL CURB AND STREET GRADES IN INTERSECTIONS WITH INSPECTOR. 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND A HEIGHT OF 1/3RD THE BARRIER HEIGHT, AND PRIOR TO THE CONTROL MEASURES REMOVAL. O Q 13. THE CONTRACTOR SHALL IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN SHALL REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION. 9. CLEANING OF ALL STRUCTURES WITH SUMPS MUST OCCUR WHEN THE SEDIMENT RETENTION CAPACITY O 0 THE ACTUAL FIELD CONDITIONS AND THE CONSTRUCTION DOCUMENTS AND SHALL WAIT FOR 6. CONTRACTOR SHALL BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE. HAS BEEN REDUCED BY 50% AND AT COMPLETION OF PROJECT. = Q o c o INSTRUCTION PRIOR TO PROCEEDING. 7. ALL FILL TO BE COMPACTED PER THE RECOMMENDATIONS OF A GEOTECHNICAL ENGINEER LICENSED IN 10. ANY USE OF TOXIC OR OTHER HAZARDOUS MATERIALS MUST INCLUDE PROPER STORAGE, APPLICATION, `' 6 14. ALL SITE DIMENSIONS ARE REFERENCED TO THE FACE OF CURB OR EDGE OF PAVEMENT UNLESS THE STATE OF OREGON. AND DISPOSAL. o o8 o 0 ° OTHERWISE NOTED. ALL BUILDING DIMENSIONS ARE REFERENCED TO THE OUTSIDE FACE OF THE 8. LIMITS OF CLEARING SHOWN ON GRADING PLAN ARE BASED UPON THE APPROXIMATE CUT AND FILL 11. THE PERMITTEE MUST PROPERLY MANAGE HAZARDOUS WASTES, USED OILS, CONTAMINATED SOILS, Q C° 7 _ STRUCTURE. SLOPE LIMITS, OR OTHER GRADING REQUIREMENTS. CONCRETE WASTE, SANITARY WASTE, LIQUID WASTE, OR OTHER TOXIC SUBSTANCES DISCOVERED OR z - o w 0 15. THE CONTRACTOR SHALL CONSTRUCT ACCESSIBLE RAMPS AT ALL INTERSECTIONS IN ACCORDANCE 9. THE PROPOSED CONTOURS SHOWN IN DRIVES AND PARKING LOTS AND SIDEWALKS ARE FINISHED GENERATED DURING CONSTRUCTION. >NIE "' J 0 5 WITH THE CITY OF TIGARD STANDARDS MANUAL (LATEST REVISIONS FOR ACCESSIBLE RAMP DETAILS). ELEVATIONS INCLUDING ASPHALT. REFER TO PAVEMENT CROSS SECTION DATA TO ESTABLISH CORRECT 12. THE APPLICATION RATE OF FERTILIZERS USED TO REESTABLISH VEGETATION MUST FOLLOW oz ' w Co -0 , 16. ALL OFF-SITE CONSTRUCTION MUST BE PERFORMED IN ACCORDANCE WITH CURRENT CITY OF TIGARD SUBBASE OR AGGREGATE BASE COURSE ELEVATIONS TO BE COMPLETED UNDER THIS CONTRACT. MANUFACTURER'S RECOMMENDATIONS. NUTRIENT RELEASES FROM FERTILIZERS TO SURFACE WATERS CUEI w o r STANDARD SPECIFICATIONS AND DETAILS. ALL ON-SITE CONSTRUCTION MUST BE PERFORMED IN 10. CONTRACTOR SHALL ENSURE POSITIVE DRAINAGE SO THAT RUNOFF WILL DRAIN BY GRAVITY FLOW MUST BE MINIMIZED. TIME RELEASE FERTILIZERS SHOULD BE USED AND CARE SHOULD BE MADE IN 'H ACROSS NEW PAVEMENT AREAS TO NEW OR EXISTING DRAINAGE INLETS OR SHEET OVERLAND. J < co ci- � ACCORDANCE WITH CITY OF TIGARD STANDARD SPECIFICATIONS AND DETAILS. APPLICATION OF FERTILIZERS WITHIN ANY WATER WAY RIPARIAN ZONE. � Q 2 17. ALL WORK MUST COMPLY WITH OREGON STATE BUILDING CODE AND OREGON ACCESSIBILITY CODE 11. ANY GRADING, BEYOND THE LIMITS OF CONSTRUCTION AS SHOWN ON THE GRADING PLAN IS 13. OWNER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND °' CO CHAPTER 11 AS WELL AS FEDERAL, STATE AND LOCAL ACCESSIBILITY REQUIREMENTS. CONSIDERED A VIOLATION OF THE GRADING PERMIT AND SUBJECT TO A FINE. MAINTENANCE OF ALL EROSION AND SEDIMENT CONTROL MEASURES, IN ACCORDANCE WITH CURRENT Lc-) 5 I U 18. ADJACENT STREETS SHALL BE KEPT CLEAN AT ALL TIMES. 12. •EXISTING TOPOGRAPHIC INFORMATION SHOWN IS TAKEN FROM THE SURVEY REFERENCED IN THIS PLAN CLEAN WATER SERVICES STANDARDS AND STATE, AND FEDERAL REGULATIONS. ■ o 0 H E 19. CONTRACTOR MUST INSTALL CONSTRUCTION FENCE AROUND THE PERIMETER OF THE PROPERTY UNTIL SET. 14. PRIOR TO ANY LAND DISTURBING ACTIVITIES, THE BOUNDARIES OF THE CLEARING LIMITS, VEGETATED N O ,E THE BUILDING IS SECURE WITH TEMPORARY DOORS AND LOCKS. 13. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE GENERAL N.P.D.E.S. BUFFERS, AND ANY SENSITIVE AREAS SHOWN ON THIS PLAN SHALL BE CLEARLY DELINEATED IN THE 0 z T 20. CONTRACTOR SHALL PLAN AND CONSTRUCT WORK SO AS TO CAUSE MINIMUM INCONVENIENCE TO THE PERMIT FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES AND ALL TERMS FIELD. UNLESS OTHERWISE APPROVED, NO DISTURBANCE IS PERMITTED BEYOND THE CLEARING LIMITS. o _EOWNER AND PUBLIC. THE CONTRACTOR SHALL PROVIDE TRAFFIC CONTROL AND ERECT AND MAINTAIN AND CONDITIONS IN THE STATE OR MUNICIPAL GRADING AND EROSION CONTROL PERMIT ISSUED FOR THE OWNER/PERMITTEE MUST MAINTAIN THE DELINEATION FOR THE DURATION OF THE PROJECT. NOTE: - AT ALL TIMES DURING THE PROGRESS OR TEMPORARY SUSPENSION OF WORK, SUITABLE BARRIERS, THIS PROJECT. VEGETATED CORRIDORS TO BE DELINEATED WITH ORANGE CONSTRUCTION FENCE OR APPROVED ° FENCES, SIGNS OR OTHER ADEQUATE PROTECTION, INCLUDING FLAG MEN AND WATCHMEN AS 14. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OF TOPSOIL. EQUAL. �_ED PR Ore c, 0 u NECESSARY TO ENSURE THE SAFETY OF THE PUBLIC AS WELL AS THOSE ENGAGED IN THE 15. CONTRACTOR SHALL STABILIZE AND WATER DISTURBED AREAS UNTIL A HEALTHY STAND OF GRASS IS 15. PRIOR TO ANY LAND DISTURBING ACTIVITIES, THE BMPS THAT MUST BE INSTALLED ARE GRAVEL `� GIN£ `r>0 CONSTRUCTION WORK. CONSTRUCTION SIGNAGE SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OBTAINED. CONSTRUCTION ENTRANCE, PERIMETER SEDIMENT CONTROL, AND INLET PROTECTION. THESE BMPS <� �`'� �� ti9 ° OF "OREGON SUPPLEMENT TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES" BY THE ODOT. 16. THE CONTRACTOR IS RESPONSIBLE FOR THE DESIGN AND IMPLEMENTATION OF ALL SHEETING, SHORING, MUST BE MAINTAINED FOR THE DURATION OF THE PROJECT. 81 692PE i o 21. THE CONTRACTOR SHALL PROVIDE ALL STAKEOUT SURVEY. ANY EXISTING STAKEOUT OR BENCHMARKS BRACING AND SPECIAL EXCAVATION MEASURES REQUIRED TO MEET OSHA, FEDERAL, STATE AND LOCAL 16. IF VEGETATIVE SEED MIXES ARE SPECIFIED, SEEDING MUST TAKE PLACE NO LATER THAN SEPTEMBER OREGON 12, SHALL NOT BE RELIED UPON BY THE CONTRACTOR. REGULATIONS PURSUANT TO THE INSTALLATION OF THE WORK INDICATED ON THESE DRAWINGS. THE 1ST; THE TYPE AND PERCENTAGES OF SEED IN THE MIX ARE AS IDENTIFIED ON THE PLANS OR AS �`� L 22. ANY NECESSARY FIELD REVISIONS ARE SUBJECT TO REVIEW & APPROVAL OF AN AMENDED PLAN &/OR DESIGN ENGINEER ACCEPTS NO RESPONSIBILITY FOR THE DESIGN(S) TO INSTALL SAID ITEMS. SPECIFIED BY THE DESIGN ENGINEER. T qR• 8,20 o a PROFILE BY THE CITY OF TIGARD PRIOR TO CONSTRUCTION. 17. THE CONTRACTOR SHALL INCLUDE IN THE CONTRACT PRICE ANY DEWATERING NECESSARY TO 17. WATER-TIGHT TRUCKS MUST BE USED TO TRANSPORT SATURATED SOILS FROM THE CONSTRUCTION )<ER J• 0� 23. LOCATIONS OF EXISTING SHOWN UTILITIES ARE APPROXIMATE. IT IS THE RESPONSIBILITY OF THE CONSTRUCT THE PROJECT AS SHOWN ON THE PLANS AS AN ALTERNATE ALLOWANCE. SITE. AN APPROVED EQUIVALENT IS TO DRAIN THE SOIL ON SITE AT A DESIGNATED LOCATION USING o CONTRACTOR TO DETERMINE THE SIZE, DEPTH, MATERIAL AND LOCATION OF ALL EXISTING 18. CONTRACTOR TO BE RESPONSIBLE FOR DEWATERING AS NECESSARY TO CONSTRUCT THE PROJECT AS APPROPRIATE BMPS; SOIL MUST BE DRAINED SUFFICIENTLY FOR MINIMAL SPILLAGE. EXPIRES: 12-31-26 UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION AND TO TAKE WHATEVER STEPS ARE NECESSARY SHOWN ON THE PLANS. REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL DEWATERING 18. ALL PUMPING OF SEDIMENT LADEN WATER MUST BE DISCHARGED OVER AN UNDISTURBED, PREFERABLY - TO PROVIDE FOR THEIR PROTECTION. THE ENGINEER HAS ATTEMPTED TO LOCATE AND INDICATE ALL RECOMMENDATIONS. VEGETATED AREA, AND THROUGH A SEDIMENT CONTROL BMP (I.E. FILTER BAG). Z 19. THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS, 1- o Q EXISTING FACILITIES ON THE PLANS; HOWEVER, THIS INFORMATION IS SHOWN FOR THE CONTRACTOR'S 19. THE ESC PLAN MUST BE KEPT ONSITE. ALL MEASURES SHOWN ON THE PLAN MUST BE INSTALLED ti LO 0 CONVENIENCE ONLY. THE ENGINEER AND THE OWNER ASSUME NO RESPONSIBILITY FOR THE LOCATIONS DOOR LOCATIONS AND EXACT UTILITY ENTRANCE LOCATIONS AND ELEVATIONS. PROPERLY TO ENSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER A SURFACE WATER SYSTEM, w N = CO OF UTILITIES SHOWN OR NOT SHOWN. PRIOR TO DIGGING ON AND OFF SITE, THE CONTRACTOR SHALL 20. ALL FILL MATERIALS, EXISTING BUILDING FOUNDATIONS, PAVEMENT AND UTILITY STRUCTURES, TOPSOIL ROADWAY, OR OTHER PROPERTIES. 0 co F o Cl) >- HAVE ALL UTILITIES LOCATED BY "OREGON 811" 1-800-332-2344. THE CONTRACTOR SHALL CONTACT ANY AND ANY OTHER DELETERIOUS MATERIALS SHALL BE COMPLETELY REMOVED FROM WITHIN THE BEARING 20. THE ESC MEASURES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE 0- rn o °N° Q o ' C0 H UTILITY COMPANY WHOSE UTILITIES ARE NOT LOCATED BY "OREGON 811" FOR EXACT LOCATION OF ZONE BELOW THE STRUCTURE. CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE MEASURES SHALL BE UPGRADED AS NEEDED Q oo z z 21. ALL FOUNDATION AND UTILITY EXCAVATION SHALL BE INSPECTED BY A QUALIFIED GEOTECHNICAL w � T THEIR UTILITIES PRIOR TO STARTING CONSTRUCTION. IT SHALL BE THE SOLE RESPONSIBILITY OF THE TO MAINTAIN COMPLIANCE WITH ALL REGULATIONS. I � � Q � Q w 0 CONTRACTOR TO REPAIR AND/OR REPLACE ANY AND ALL DAMAGE MADE TO UTILITIES BY THE REPRESENTATIVE TO DETERMINE WHETHER UNSUITABLE MATERIAL MUST BE REMOVED. ALL 21. WRITTEN ESC LOGS ARE SUGGESTED TO BE MAINTAINED ONSITE AND AVAILABLE TO DISTRICT 0 o o C CO 5 o CONTRACTOR TO EXISTING CONDITIONS AT THE CONTRACTOR'S EXPENSE. UNDESIRABLE MATTER SHALL BE REMOVED, BACKFILLED AND COMPACTED WITH SUITABLE MATERIAL AS INSPECTORS UPON REQUEST. - ----- < -E' 24. BURIED DATA, TELEPHONE AND CATV CABLES (FIBER OPTICS AND CONVENTIONAL) ARE KNOWN TO VARY REQUIRED BY THE GEOTECHNICAL REPRESENTATIVE AT CONTRACTOR'S EXPENSE. 22. IN AREAS SUBJECT TO WIND EROSION, APPROPRIATE BMPS MUST BE USED WHICH MAY INCLUDE THE '- °' DUE TO INSTALLATION TECHNIQUES. CONTRACTOR SHALL COORDINATE WORK WITH CONFLICTING DATA, 22. GRADES, ELEVATIONS AND LOCATIONS SHOWN ARE APPROXIMATE. AS DIRECTED BY THE ENGINEER, APPLICATION OF FINE WATER SPRAYING, PLASTIC SHEETING, MULCHING, OR OTHER APPROVED �I -o TELEPHONE AND CATV CABLES AS NECESSARY FOR INSTALLATION OF THE PROPOSED WATER AND THEY MAY BE ADJUSTED TO ACCOMMODATE UNFORESEEN CONDITIONS. STATIONS, OFFSETS AND MEASURES. -0 ° SEWER. UTILITY COORDINATION SHALL BE INCLUDED IN THE PROJECT SCHEDULE AND IT IS THE EXPLICIT ELEVATIONS REFER TO THE CENTER OF DROP INLETS, MANHOLES AND JUNCTION BOXES, AND THE 23. ALL EXPOSED SOILS MUST BE COVERED DURING WET WEATHER PERIOD. a 6 RESPONSIBILITY OF THE CONTRACTOR TO ASSURE THAT THE PROJECT SCHEDULE INCLUDES THE MIDPOINT OF THE GUTTER FLOW LINE FOR CURB INLETS UNLESS OTHERWISE NOTED. Q NECESSARY RELOCATION. THE CONTRACTOR SHALL NOT BE PAID ADDITIONALLY FOR THIS 23. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH w COORDINATION. FIT AND CONTINUOUS GRADE. L 5 25. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH UTILITY PROVIDERS ANY 24. EXISTING AND PROPOSED GRADE CONTOUR INTERVALS SHOWN AT 1 FOOT. I- ° � Q ADDITIONAL SUPPORT OF EXISTING UTILITY POLES OR OTHER ITEMS AS REQUIRED FOR TRENCH 25. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF 0 & ° EXCAVATION. ALL COSTS OF SUCH WORK SHALL BE PAID BY THE CONTRACTOR. ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE Z 26. THE CONTRACTOR SHALL VERIFY THE VOLTAGES OF ALL ELECTRICAL UTILITIES AND FOLLOW THE RIGHT-OF-WAY OR ABANDONED AT MAIN AS REFERENCED IN THE PLANS. E .2 APPROPRIATE OSHA STANDARDS WHEN WORKING IN THEIR VICINITY. 26. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. 27. TRAFFIC ISLANDS, CURBS AND CONCRETE DRIVEWAYS SHALL BE REPLACED TO THE FIRST EXPANSION 27. ALL AREAS WITH 2:1 SLOPE OR ERODABLE SLOPES SHALL BE COVERED WITH ERONET MATTING OR Q N JOINT BEYOND THE TRENCH EXCAVATION LIMITS AND TO THE FULL WIDTH. TRAFFIC ISLANDS, CURBS AND APPROVED EQUAL INSTALL PER MANUFACTURER'S INSTRUCTIONS. i N S CONCRETE DRIVEWAYS SHALL MATCH EXISTING. 28. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING w e 28. THE CONTRACTOR SHALL FURNISH AND INSTALL ALL SHEETING REQUIRED FOR THE INSTALLATION OF UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND Z N THE UTILITY. ALL EXCAVATIONS SHALL BE KEPT WITHIN THE DESIGNATED EASEMENT WIDTHS. WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS w EXCAVATION WITHIN PAVED AREAS SHALL BE KEPT TO A MINIMUM. SHEETING SHALL BE INSTALLED AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT �I� REQUIRED TO PROTECT EXISTING UTILITIES. LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. n Q 29. ALL MATERIAL CLEARED AND GRUBBED BY THE CONTRACTOR IN ORDER TO CONSTRUCT THE WORK, 29. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SUCH AS TREES, VEGETATION, ETC., SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE THE SAME. PROPERLY DISPOSED OF OFF-SITE AT A STATE APPROVED DISPOSAL SITE. E 30. IMMEDIATELY PRIOR TO DISTURBANCE, CONTRACTOR SHALL OBTAIN DIGITALLY RECORDED VIDEO OF FINE GRADING NOTES: J r THE UTILITY ALIGNMENTS INCLUDING EACH DRIVEWAY, SIDEWALK, ETC., TO BE DISTURBED. EACH SHALL 1. SIDEWALKS TO HAVE A MAXIMUM 2% CROSS SLOPE AND A MAXIMUM 5% LONGITUDINAL SLOPE. < BE RESTORED TO ITS ORIGINAL CONDITION OR BETTER. 2. PEDESTRIAN CROSSWALKS TO HAVE MAXIMUM 1.5% CROSS SLOPE AND MAXIMUM 5% LONGITUDINAL Z z 6 31. CONTRACTOR SHALL MAINTAIN A MEANS FOR ACCESS TO EACH PROPERTY AT ALL TIMES. SLOPE WITHIN STRIPED AREA. J U O N a 32. DURING CONSTRUCTION, EMERGENCY VEHICLE APPARATUS ACCESS AND ACCESS TO FIRE HYDRANTS 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL DIRECTIONS. u- Q Z W SHALL BE MAINTAINED AT ALL TIMES. 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL DIRECTIONS. O o 2 33. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS AT LEAST 7 DAYS PRIOR TO CONSTRUCTION Q THAT CONSTRUCTION ACTIVITY WILL TAKE PLACE IN THEIR AREA. W 34. TRENCHES AND EXCAVATIONS SHALL BE BACKFILLED OR COVERED WITH ROAD PLATES AT THE END OF DEMOLITION NOTES: VI Ct 0 T ° 1. THE CONTRACTOR SHALL COORDINATE ALL REMOVAL EFFORTS WITH THE OWNER. COORDINATION ITEMS 0 THE WORK DAY. ARE ANTICIPATED TO INCLUDE SITE ACCESS, TRAFFIC CONTROL, MAINTENANCE OF ACCESS AND �.L < 0 J 35. CONTRACTOR SHALL PATCH ALL ROADWAY PAVEMENT DISTURBANCES BY THE END OF EACH WEEK. UTILITIES FOR EXISTING BUILDINGS TO REMAIN, AND EROSION CONTROL. 0 0 TEMPORARY GRAVEL PATCHES SHALL BE PROVIDED DAILY AND MAINTAINED UNTIL PAVEMENT PATCH IS 2. ALL FEATURES MARKED TO BE ABANDONED IN PLACE SHALL REMAIN IN EXISTING CONDITION UNLESS v 5 PROVIDED. EROSION CONTROL SHALL BE PROVIDED AS NECESSARY FOR GRAVEL AREAS. REMOVED THROUGH EFFORTS FOR OTHER FEATURES. w co 0 U) 36. AT THE COMPLETION OF THE WORK, CONTRACTOR SHALL REMOVE FROM THE SITE ALL TOOLS, 3. SPECIAL CARE SHALL BE TAKEN TO PROTECT AND MAINTAIN ALL EXISTING FEATURES NOT MARKED FOR Z _ 6 APPLIANCES, CONSTRUCTION EQUIPMENT AND MACHINERY, AND SURPLUS MATERIALS AND SHALL Z RESTORE TO ORIGINAL CONDITION ALL PROPERTY NOT DESIGNATED FOR ALTERATION BY THE REMOVAL. IN THE EVENT OF ANY IMPACT TO SUCH FEATURES, THE CONTRACTOR SHALL PERFORM O i- CONTRACT DOCUMENTS. REPAIR AND/OR RESTORATION TO ORIGINAL CONDITION AS OF START OF WORK. O 0 4. WHERE PAVEMENT REMOVAL AREAS ABUT OTHER PAVEMENT AREAS TO REMAIN, THE EXISTING I 0V p 0 ° (13 i L U U ° U-0 o I- L L I- 0 5 (.7.) m SHEET NUMBER -0 0 0 1 „, \ / - m o H / o FO // I r. Q ®” ON WASHINGTON SQUARE I o / / / / / / / / / / / / MALL / i Y / -;, = W o / \\. - r 7 / / / / / / / / /� IIIIIIIIIII1I;•;, r e r� // PliiIIII•i 2_c2,EgoG.nl. .-I 1r F.A••.•'*:4•:•.*,, CT5rY .•-FO4- .-.'I P,2:i A1 d1019v-.,1 1111,1,„ 42 :• f d . •.•A.�. ,'. : fi ,. r.• •..t' • .,,a ;V,\Y -,I1,,, W •..:1.•..4..'..---I"-:—pog '•1,.:'-r...M..,..•.•• • • .-.• % • S DI . I1 ', EXISTING SEARS i " - :,' . ; '; . •tI * • •. BUILDING & 6. f , o -I Ii� .;.'.r LEGEND z E - - E ; MUMENT • • • • XISTING SIGN L vS cr �' i ✓ II I 0 .,,,:cH 00_ D4 EXISTING GAS VALVE ° • A. , 1 -. /4 + r - •r r•l ' I D4 EXISTING WATER VALVE C� / 1:.;•4_*_ I • /11111111 r i r r i l;.' 'di) . ..•`o;.'/ `:+ 'i'w " :mod • — _- _•�• / n 1 EXISTING FIRE HYDRANT o o ° ci 0 . ,, r--/ •:I 2 ' -�- P"°. - EXISTING STREET LIGHT Q '`' .Y� ICV z o 0 `� A.' 441�, / / i 7 ® EXISTING IRRIGATION CONTROL VALVE ^ Q _ ri I: •':• / !s '•� I © EXISTING COMMUNICATIONS UTILITY MANHOLE z ~ o w Cn to li% a r%D Zs 6 / N, ' 2 SO i �uu EXISTING STORM DRAINWin I� I `.a, • r.. . ! D = W!I `'0 - .d • +/ ". ' -- — I Or �� h © EXISTING ELECTRIC UTILITY MANHOLE I u) Y4 J / / / / / / / / / / / / / A�� � _" —•a -_ — —�— • '�• -- �� •� �T �' y d'� - r 9/ I g0 �' • S EXISTING SANITARY/ SEWER SYSTEM MANHOLE ^ P _ 14 W D //// �j �,��� •.D SD SD SD SD '0 n� !r�' 7 ® EXISTING STORM STRUCTURE EY m I F I • o �, SD SD SD �,� I� �Q EXISTING TRANSFORMER _ No 0 \ ��•\W� s �/� P EXISTING ELECTRIC UTILITY PANEL N r ° � v' W � o ���' _ ,� ��_ _ El �' O EXISTING BOLLARD U _ EXISTING WATER PIPE r ar GA ' AS AS ''.�����- ?,�►>/f�� _� E GAS G Sel ``' GAS - CD o �� c/ 7 E���;,o 0 E E —E v E — EXISTING ELECTRIC LINE �' \ 5>0 eV, 01 E '� E , 1r.. p MI cI ��p PROFFS 7�/ Tv GAS— : : UNE ,7 81692PE 0 0 ��� v I c (gh ':t - E k— -. TV :::-.x, I 4,, -p, N EXISTING TV LINE OREGON �\ • * Ca; , EXISTING CONCRETE PAVEMENT 0 \ iii 1 \ We..: Illlilll EXISTING TREE TO BE DEMOLISHED y< 0� A X ERJ w EXISTING UTILITY LINE TO BE REMOVED EXPIRES: 12-31-26 0 o , � 1� SAWCUT BOUNDARY \dr --------- DEMOLISH SITE ITEM Q \�� ����������������� EXISTING CANOPY TO BE DEMOLISHED U r� �n O - w (NI = '6 � EXISTING PEDESTRIAN BRIDGE TO BE DEMOLISHED w O o / �` �CXXXXXX� O ; cn } ° �/ } � � / I �////// EXISTING BUILDING TO BE DEMOLISHED � � o � Q � m o o // Q oo z z w Y - EXISTING SEARS AUTOPART ELECTRICAL LINE TO BE DISCONTINUED AND Y c� w � = o o J 1 • / ABANDONED IN PLACE. TEMP POWER TO BE PROVIDED UNDER SEPARATE PERMIT. PARKING LEGEND 0 0 0 " o • / Z • 95 PARKING SPACES TO BE REMOVED 6 \ h 0 x I 11 ADA PARKING SPACES TO BE REMOVED ° r, r 0 0 164 PARKING SPACES TO REMAIN z z co 2 5 0 . I —Z P y ;i • J o / Q 5 co 0 Z • 0 O 1111A c•) .., 4i el.'' 3 i�7 U QE 00 L,2 -''' \ . ., s ' z 61- - E 4E E E - . I— W r ;, . 0 \ • 0 ,\ co L / N / / / SD- \ �— SD SD SD i:i.i. , U z 6 0 / SD\ . f I 1— O SD • > Imo, I n/ < — LLJ 0 5 \ • \SD SD so • • • • • • • • n dlli ti 0 2 O D 0 \ Tcn _ + , Q O 55 II LLI co 0 NIX • SS SS Ss SS ss — SS SS SS SS q SS a3 qq ¢ v !•D - ----7.ss r SW WASHINGTON S S` = s' ss � � D Z H SQUARE ROAD — .� Q O iN • • / o 0 0 0 0 0 0 V _ r = U p , , (.9! li o , \ j IIIr 1 IIIr �/ Q � O O 0 V \ o I GRAPHIC SCALE IN FEET Cl U i- 0o N 0" 120 40 80 / \ 0 U ,_) _„ \m , . o I NORTH SHEET NUMBER o SCALE: 1"=40' Cl .O o ci 0 v`' o LEGEND00 N d \4961° ° — - PROPERTY LINE ., i / w . :. , Q f�� d. X EXISTING SURVEY MONUMENT Q °. . j ` EXISTING SIGN 1111111 0 / d. 0 \ as•. !d / EXISTING GAS VALVE I -ae • ® I d • s I EXISTING WATER VALVE . / ,11�` a EXISTING FIRE HYDRANT 'a°. I1 EXISTING STREET LIGHT ® ../ U) I 0 4 ®—Q _.._ r'M�I�����• ®ICV EXISTING IRRIGATION CONTROL VALVE 7 _® �_/ ��� o..�� ���������1►1�1►�`►-ii�" , 41 © EXISTING COMMUNICATIONS UTILITY MANHOLE > z r1 1, �1)04021 AA.; - + 0.1 �D EXISTING STORM DRAIN i 6 ®® 1� -�.'�r .y.•�_�4► s= ° I / © EXISTING ELECTRIC UTILITY MANHOLE � �� q I OS EXISTING SANITARY/SEWER SYSTEM MANHOLE / " \\ • e TA EXISTING STORM ^ � J . .° q 1i D ® EXISTING TRANSFORMER STRUCTURE \,, ®®® �Q� u-v' I . ° . Ii El© EXISTING ELECTRIC UTILITY PANEL � """ '"'�� � ` • I ►� OB EXISTING BOLLARD C z ° j �V EXISTING WATER PIPE NRRT\�f I 1 O a I E EXISTING ELECTRIC LINE KEY MAP a C3 C' 74 ® GAS EXISTING GAS LINE SCALE: 1" = 250' z T FO EXISTING FIBER-OPTIC LINE w o 'cal `` c)b d° a .a. // EXISTING SEARS N EXISTING TV LINE O Q Q .4. . a EXISTING CONCRETE PAVEMENT ^ \ `'t-' w a . d a. d BUILDING EXISTING TREE TO BE DEMOLISHED Q , o ° /' o I z a a ° EXISTING UTILITY LINE TO BE REMOVED o o 0 ° • _,\, 1V- SAWCUT BOUNDARY I- Nn o >- NS 2 \ Z o\ I I I I I I I I I DEMOLISH SITE ITEM >IIluuEL 5 Ln L N a W EXISTING CANOPY TO BE DEMOLISHED CU IwzTYP. w � w ss�r d [XXXXXXXI EXISTING PEDESTRIAN BRIDGE TO BE DEMOLISHED w 1- ci- d •.. . • E,ct / a V////// EXISTING BUILDING TO BE DEMOLISHED m Q ° a X EXISTING SLOPE LID o DEMOLITION KEYCN 3 , / TYP. d l p (1) -0 ° Ja, 1 , EXISTING CURB TO BE REMOVED . o (' / d . - co Q • ,4 O2 EXISTING TREE TO BE REMOVED — 0 �ncp PROre- o o °�' O3 EXISTING LANDSCAPING TO BE REMOVED �`''\)��INt41,0y H WATER LINE TO BE CAPPED ° i'i 81692PE s x ,_ AND STUBBED oQ Q •�, :.° .41 ,- V O4 EXISTING FIRE HYDRANT TO BE RELOCATED OREGON / VIA °ai0,® O EXISTING PRESSURE INDICATOR VALVE TO BE RELOCATED , . ' 8,20 w y<ER J• 0� ' d • 1 POWER A D ELECT- CAL O EXISTING TRANSFORMER TO BE RELOCATED EXPIRES: 12-31-26 � i�'I°`�`'� � • .i LINES TO BE CAPPED. o d ^" °,d• „� Al\ k O7 EXISTING VAULTS TO BE PROTECTED IN PLACE Q o V,,I °ti e - 1 �� it �_ / < Q �:hl cv /, / ®W 1 d ��i U LC) O q ° �� �► uJ N 2 Q N n 8 EXISTING LIGHT POLE POWER TO BE DISCONNECTED AND REMOVED. TEMPORARY POWERu o 11111FWAL ° ° . a n sI® O � o wo cn o E ^" •� % w d a a d • • d °' . jL I-D. _ _-.RD TO BE SUPPLIED TO LIGHT POLE PRIOR TO NEW POWER SOURCE INSTALLATION 3 oo Q Q m m q. d a • a d c.` °. c G 0_ O7 o N 0 > \ a ad ° CO w m 0 o ^",,e •• ° a ° d., a a d O• . EXISTING STORM LINE TO BE DEMOLISHED IN PLACE. CONTRACTOR TO SLURRY-FILL AND Q , op z z w / / / / / / / / / / �/ ICE r 4• ° 0. d • • ° GROUT FOLLOWING COMPLETION OF STORM REROUTE INSTALLATION Y o o J c� ��� r `� °.; , ° o d' d a. . . °.Q ° 4 4 . ! • Q cnLL, Q w 1 „‘„,,., -, \ ® O — -- ---- a _ __ __� ',. 0 . . o W ul ``� o -- 10 EXISTING SEARS AUTOPART ELECTRICAL LINE TO BE DISCONNECTED AND ABANDONED IN © 12 • PLACE. TEMP POWER TO BE PROVIDED UNDER SEPERATE PERMIT AN',,^" �� �, . ��, 11 EXISTING UTILITY LINE TO BE PROTECTED IN PLACE O. Lo co Q ...1 12 EXISTING POWER VAULT TO BE REMOVED z Z w F O w TYP.O © Q CD Q O F 13 EXISTING GAS SERVICE AND METER TO BE DISCONNECTED AND REMOVED O J wA ° �' `` O� Nia f 14 EXISTING WATER SERVICE AND METER TO BE DISCONNECTED AND REMOVED 0 z „ ( u� xI �o ♦ . l • CrEt , TYP. © O o � \ E ,^",k` TYP., IFATIDI'.4, �� ) ,,i1I \ ,r7 15 EXISTING CURB TO BE PROTECTED IN PLACE1 C O, `� ( .�A 1 rr O 1., Q ►1 GAS - O 1P1 _ AS G A GAS GA .►�1r�i S`d� r U J r "�_ `�� 16 EXISTING SEARS POWER SUPPLY TO BE DISCONNECTED AND REMOVED _p w c,G N,I c•�, O L a, �, � 1 t "^" y l�� - E ' _ ` �► TYP.Q �� Assay �' CN TYP. 11 �, , '�� ��� `1� a z 0 0 / ^" O E �� 1 �� 18 PEDESTRIAN BRIDGE TO BE DEMOLISHED. SEE STRUCTURAL DEMOLITION PLAN FOR MORE G �°� �. ,,``�� O INFORMATION DISCONNECT POWER _ E E E a. I— LL.I / w N — ry PRIOR TO DEMO. '� �,��` �� 0 �•� OORDINATE WITH r- N - Tv TV 'WA,/ TV 19 EXISTING LANDSCAPING TO BE REMOVEDLo — �) �� r OWNER AND PGE. Lo ��1 w r "'� T0 21 EXISTING CONCRETE SIDEWALK TO BE REMOVED w m : '''o/ L ifs e TYP. n N .I�< TYP. /' w 1 22 EXISTING STRIPING TO BE REMOVEDt' \ z C, 0 —1 U o Q a . w 1 23 EXISTING ADA SIGN TO BE REMOVED J Z w 5 ''''' \ \ , DEMOLITION NOTES Q o E v ti ti ti ti p 2 1. THE CONTRACTOR SHALL COORDINATE ALL REMOVAL EFFORTS WITH THE OWNER. 0_ L1j 0 o A E COORDINATION ITEMS ARE ANTICIPATED TO INCLUDE SITE ACCESS, TRAFFIC CONTROL, U) � Q O v MAINTENANCE OF ACCESS AND UTILITIES FOR EXISTING BUILDINGS TO REMAIN, AND EROSION U_ < O CONTROL. ° \--: 2. ALL FEATURES MARKED TO BE ABANDONED IN PLACE SHALL REMAIN IN EXISTING CONDITION O CD � • �i . t UNLESS REMOVED THROUGH EFFORTS FOR OTHER FEATURES. w 0 C� ^" 3. SPECIAL CARE SHALL BE TAKEN TO PROTECT AND MAINTAIN ALL EXISTING FEATURES NOT U) Z 5 MARKED FOR REMOVAL. IN THE EVENT OF ANY IMPACT TO SUCH FEATURES, THE Z Q CONTRACTOR SHALL PERFORM REPAIR AND/OR RESTORATION TO ORIGINAL CONDITION AS OF 0 START OF WORK. O 4. WHERE PAVEMENT REMOVAL AREAS ABUT OTHER PAVEMENT AREAS TO REMAIN, THE I (9 Li 0' A 0 \ EXISTING PAVEMENT SHALL BE SAW CUT TO PROVIDE A BOUNDARY WHICH IS STRAIGHT AND Z Q CLEAN IN APPEARANCE. — 0 _ - • 1111111 :49TYP. 5. ALL UTILITY MAIN FEATURES SHALL BE PROTECTED IN PLACE UNLESS SPECIFICALLY MARKED _ U) Id L_ TYP.® IFOR REMOVAL. U CO 0LL O �;.\ 6. THE CONTRACTOR SHALL PROPERLY AND LEGALLY DISPOSE OF ALL DEMOLITION DEBRIS OFF — Q OF THE CONSTRUCTION SITE. GRAPHIC SCALE IN FEET 0 U 1- o 0 10 20 40 0 m NORTH • SHEET NUMBER oSCALE: 1"=20' . F LEGEND co PROPERTY LINE j, / X / / d` �, / r r '• .° .° /\.\/ EXISTING SURVEY MONUMENT Q ill ° . . _ � °' ' EXISTING SIGN A , VE ' R O U ,� D .d °-•. • .. . . EXISTING GAS VALVE AL AI R ASE ° d a a. ° ° • a d dj EXISTING WATER VALVE CONCCRETE n C1 . 1 C1 .2 • ° ° •d • ° a . d d. Q a ° � EXISTING FIRE HYDRANT r . A •. DNA L°L . d • d ®® T /ra1 %// a • \\ o EXISTING STREET LIGHT Q a I. d/r r ril r r l j r , ' • : ° . d., ° d. d `� (SIC EXISTING IRRIGATION CONTROL VALVE r' H �'�� a°•j• •' a'd ° ASSUMED LOCATION OF • ° . "� e © EXISTING COMMUNICATIONS UTILITY MANHOLE ell I = '. O ' •I• ' • - • EXISTING STORM DRAIN, a d • ° •° 4 1,1'u, ,, • • D EXISTING STORM DRAIN i i 1 / d , a I .° :d . ° • . CONTRACTOR TO VERIFY a . . d .• • d°.. • �II 41 'u, 4�.1 1,,,4 ►��� i ®® • ° • LOCATION AND DEMOLISH . ° d • • • • `� © EXISTING ELECTRIC UTILITY MANHOLE ®®® w AY 00� 'I • • � ,; fY � Nird d• '.• • ' 0 qD I N G DOCK -.. °.�• .• � � - � ° d �. � °• : 4 °. '" • - ,. d � � S EXISTING SANITARY/SEWER SYSTEM MANHOLE ° d ° .da °. d. •• d ° ° EXISTING STORM STRUCTURE —� ®®� ® . .d . e d d d d .d • I ® d I. d :8 ° ❑0 EXISTING TRANSFORMER :o• ° I• � ' d ° ° ° d. . d u � • EXISTING ELECTRIC UTILITY PANEL — —po— e���� -- R O ' D ' EL i AL i AY • a .: 1 -d ° . ' : ° ° . d • •a d • t ON C R.E.TE. . • . - � o B A. - BOV' SU '. ER • NE LO SIN DOC' /� • I a • • d ° • w� I O EXISTING BOLLARD z o d ° ' d. d ° a ' da// /�° ° UVAL ' \444A. I EXISTING WATER PIPE NORTH/ Xi� lP 11 11 I^ll�ll' l / l� "l�l l r 'l r ( l �dl 1 / P l l f l r � l l l' l // / l i l 9• r 'l r l r l r / r l l l r' ' t r l r r A. • MAP .•a d .. °. d d° d .a ' d°• d• E EXISTING ELECTRIC LINE KEY A c) o °° • SCALE: 1" = 250' C z ° a r l r l' l r u GAS EXISTING GAS LINE o T d • ' 0 ° FO EXISTING FIBER-OPTIC LINE w Cr W� I N EXISTING TV LINE 0 Q o A . I / / &' : ,• g , EXISTING CONCRETE PAVEMENT 0 Q • 1 o ° 1 X EXISTING TREE TO BE DEMOLISHED Q oo °� I ® EXISTING UTILITY LINE TO BE REMOVED EXISTING SEARS Lad Q � � o d —,\, A,— SAWCUT BOUNDARY �� w o ° ° d I I I I I I I I I I DEMOLISH SITE ITEM >IIIII BUILDING = � wY Ec ° A I 24 d 1 �� N� ������ EXISTING CANOPY TO BE DEMOLISHED w o \\ • IXXXXXXXJ EXISTING PEDESTRIAN BRIDGE TO BE DEMOLISHED J -,- :I'— Law coa: 4 I •4 V////// EXISTING BUILDING TO BE DEMOLISHED Y m a `•w " X.XX% EXISTING SLOPE N E • ° 1 DEMOLITION KEY N a l l l 1. l I. , � r o � r< . O EXISTING CURB TO BE REMOVED ,� ° AIIIIIII c0 'CD -c °• d . . d d' • 4 • 4 • d f-�- r-�� ~/ 2 EXISTING TREE TO BE REMOVED d d ° ° d° .0 G .I l l �1 /-F--1-1—Y -1 l i- lO ° . d d 5 ° V a�•, •,- a. . r, . . - °. da.r° d ' a -a u O ���p PROFFS,S o ° n d ° � GIN£ /O H � - `� / - -- _ ® O I O EXISTING LANDSCAPING TO BE REMOVED �� �.� F� ti� X _ 0 81692PE Lau o ' I, d, - - O 44. I 4O EXISTING FIRE HYDRANT TO BE RELOCATED OREGON °° " O7 EXISTING VAULTS TO BE PROTECTED IN PLACE 44) 8'Z a r l / r l a y<ER J. 0� No p '—' d EXPIRES: 12-31-26 cn . / $ • ° 4 I O EXISTING STORM LINE TO BE DEMOLISHED IN PLACE. CONTRACTOR TO SLURRY-FILL AND O � 41 r r / O GROUT FOLLOWING COMPLETION OF STORM REROUTE INSTALLATION o :� / O r--- i7 _b%� • 1 11 EXISTING UTILITY LINE TO BE PROTECTED IN PLACE I Q ° uai� G .f ��.° . ,,^� / / / �--p• • . • .��/ 1 r l 1 /� /� ° U N O / s AN d d° ' d • ° ° . • °° ." ..°\ RD �- a T �/ ♦ - I /� --)1001 ,1,4 1 15 EXISTING CURB TO BE PROTECTED IN PLACE O co N w m } • D d •f� rI ;d . d•. '° •. d •• 'd .• ° • • . ° .•. A • a d d G ^^ . , 8• V �� u 0 N 0 m p o - • d . ° • a v Q CO z O� U ° . °'. 'd ° d'• dd •.d d b d - p a C d'd •- d/ - - - - Y ® ° 1 16 EXISTING SEARS POWER SUPPLY TO BE DISCONNECTED AND REMOVED Y o o J c� d ° 1� •o ° li d I U w _ � � ~— �; �� —,�� ') l / / / / , l /'- -i / `^ •1-: • .4. a. d .. • ,�, - . \ 20 EXISTING BUILDING AND CONNECTED CANOPIES TO BE DEMOLISHED. BASEMENT TO BE O O / -/ I / , + / -% , , , -/ , / -/ , "1- '7— - ..1 , - - A O BACKFILLED IMMEDIATELY AFTER DEMOLITION. SEE GEOTECHNICAL REPORT AND I ` 4, % '',; t STRUCTURAL PLAN FOR ADDITIONAL INFORMATION -- E Oo ,� r, 21 EXISTING CONCRETE SIDEWALK TO BE REMOVED 0) / � I�'� _ ® I 4 EXISTING STRIPING TO BE REMOVED 0 Q o y O /// ry / _ / % 23 EXISTING ADA SIGN TO BE REMOVED j .l 1 1 / r i l l • oii .. TYP. .. 1 1. TYP. c �/ • Z a � /,/ © ^ g // 24 EXISTING WALL TO BE PROTECTED IN PLACE z O I� �� W��� �' �- W W W �. W W OSW W W W W M �14 � " `�_ GAS ��,w GAS GAS GAS GAS 'S GAS ��`' GAS GA AS GAS czs. % GAS 3AS GAS `- L'Tn - �* E z o� „, �� �� !- t E E —E — E - - ._ E E �� 1 , I •-y E1PIPPF TYP. 11 w _ - O � o o Tv Tv -� �C> - -E-, TV e TV N TV TV ' /,^� � 0 — Ni E E Pr- E TV TV - N N X o ° & .... ii Ill - Osss 4 J -, . . . „ _ „,,‘„, ,,,,, , TYP. N Q I Z 0, ° TYP. 22 °S ' , ,^,,�°` I \\ J U O ° ' °` V�1 DEMOLITION NOTES r Q z t o „^ t N 1. THE CONTRACTOR SHALL COORDINATE ALL REMOVAL EFFORTS WITH THE OWNER. co ° Q COORDINATION ITEMS ARE ANTICIPA CL TED TO INCLUDE SITE ACCESS, TRAFFIC CONTROL, W ��-8` 0 MAINTENANCE OF ACCESS AND UTILITIES FOR EXISTING BUILDINGS TO REMAIN, AND EROSION U) Et 0 0 a,cn Rc CONTROL. Q �� GAS 2. ALL FEATURES MARKED TO BE ABANDONED IN PLACE SHALL REMAIN IN EXISTING CONDITION Q (D O °�'I ``' UNLESS REMOVED THROUGH EFFORTS FOR OTHER FEATURES. O 0 3. SPECIAL CARE SHALL BE TAKEN TO PROTECT AND MAINTAIN ALL EXISTING FEATURES NOT w co 0 ° °' ,^ ,4Wr, kk ° MARKED FOR REMOVAL. IN THE EVENT OF ANY IMPACT TO SUCH FEATURES, THE (n Z_ CONTRACTOR SHALL PERFORM REPAIR AND/OR RESTORATION TO ORIGINAL CONDITION AS OF Z Q a �, ^ START OF WORK. O O n ° i t , I 4. WHERE PAVEMENT REMOVAL AREAS ABUT OTHER PAVEMENT AREAS TO REMAIN, THE L "^ ( EXISTING PAVEMENT SHALL BE SAW CUT TO PROVIDE A BOUNDARY WHICH IS STRAIGHT AND = C� O )' ^ °i CLEAN IN APPEARANCE. O Z CL Q a �, w 441 5. ALL UTILITY MAIN FEATURES SHALL BE PROTECTED IN PLACE UNLESS SPECIFICALLY MARKED O_ _ FOR REMOVAL. _ CO I ° g6. THE CONTRACTOR SHALL PROPERLY AND LEGALLY DISPOSE OF ALL DEMOLITION DEBRIS OFF U 22 TYP. _ Q F ' /°^°6 I OF THE CONSTRUCTION SITE. (� O TYP 22 : I OGRAPHOIC SCALE IN FEET40 CI Q ~ c_, _ / \ U m , . :14 NORTH SHEET NUMBER 6 O SCALE: 1"=20' C1 .2 • Lh } CO ° SITE LEGEND WASHINGTON SQUARE / I — — PROPERTY LINE A © / / / / / / / / / / / MALL /o / , / /,. ... .., / _ _ / EASEMENT LINE _ ./ / ,........, /�/ PROPOSED STANDARD CURB E 1 _L/\ ° / / TRENCH LINE FOR STORMWATER REPLACEMENT o oIII • y:'. ,. . I PROPOSED LIGHT DUTY ASPHALT PAVEMENT z I 0 . g'.}''• � I I I L— PROPOSED HEAVY DUTY ASPHALT PAVEMENT fy o © ..ate, cv : ':. :. a m :i. • •M 1fir. •.a-. .a.• PROPOSED CONCRETE PAVEMENT " /. _ � ..` .v I I PROPOSED CONCRETE SIDEWALK EWALK / rr I Q / l1.1 w w Oz L.o .v .v .v .v .v v PROPOSED LANDSCAPINGPROPOSED HOS ""�: EN • � OPEN SPACE °L 2-STORY :..•....\ , , , , , , , \ z8I ,±7,800SF 73N' : PROPOSED SYNTHETIC TURF SURFACE TI 0.)0 Oi ' - +142,000 SF :..: .:... :: I 1 . . . �. 4, 4, 4, 4, 4, 4, 4, 4, ' I Lwj o m t / 1 .0, T ..:..:.:.:.:.: ° I I I I I i ' I I I I I I II II I II I I v <- = oi . 4 4 4, , 4 PROPOSED o- o ........:— SPORTS FIELD = . . ..:: — < Z ` :: SITE DATA SUMMARY TABLE: : ±18,400 SF o � I Z o O< WI I/ . z OWI (---;(-:,,,,,, -Thfr u _1l SITE DISTURBED AREA 4.90 ACRES (213,482 SF)(j4o II I BUILDING AREA � cL Li ' � +142000 S.F. CU c°' (TOTAL GROSS FLOOR AREA) w a 1 / / / / / / / / W • r ' rn .... .. I I I I I I �< " I TOTAL PARKING SPACES PROVIDED 164 SPACES Y m ° v \� I I m .v < TOTAL PARKING RATIO PROVIDED in D \ 4_. .. (BASED ON TOTAL GROSS FLOOR AREA OF THE o 0 """"' """"" 2 .v G ONLY- DOES NOT INCLUDE FIELD 1 1 / 00 S F R. ... Er 'y m - BUILDING �;a- 't�. ...:...':... :....• : ARE O:.: :.. .... . . :. .. ... > A) -0 ° w m W E �. ,���� i ' 7� �\''' W < TOTAL ACCESSIBLE PARKING SPACES Do L �,� .v m 5 SPACES 0 0 '�" O 1 ��0� _� w < PRORVIDED PROF o o /i�� ' j / < C I CI STANDARD ACCESSIBLE PARKING SPACES 4 SPACES `����D IN£FS`r0 o gni rr � );��: / �` �` t ` ` �'` 4, �� : 11 < I VAN ACCESSIBLE PARKING SPACES 1 SPACES i� ; ti9 W 81692PE I . a ►�� OREGON o E " „W ra 4 � tr � �AA s v v W m ,, EV CHARGING READY STALLS PROVIDED 33 SPACES �qR 2��� -6' ° )1tilak, 60.0 TRENCH LIMITS < ER J EM _ EV CHARGING STALLS INSTALLED 6 REGULAR/2 ACCESSIBLE FOR STORM LINE > m EXPIRES: :2-31-26 \ EM z REPLACEMENT "� < BICYCLE PARKING STALLS* REQ'D 43/ PROVIDED 20 SPACES DEVELO"4 NT SITE w Q �� s � < h "SUBMITTING TYPE 2 ADJUSTMENT 1 o Q D EL ENT SITE m L." 1: U �` O N 2 I /ta < "�. N I W O LLJ O CO o d I p CO H N U) >- / CT) < oo < C° m CD ° I ' O o w C z w Y Q CT) Q w 0 0 0 0 o o o a, Z ►, I- Q O co 0co cn o 61 Z .Q v=iW O XI ID Q Q CK S Z 3D gloomJ Q Y 0 �' Q • H O— E 7 (f) ( r Z 0 N a� • N o I O NLO �' I O o al co E • N m 0) 6 I U O < o ,", I Z w o LL Q O N O2v- fir: — 0- uj 0 D (I) ------"-----, / 4i'''' * T a) 41 ti j 1 • o e - O❑ a CI © it H O © - LII cn U — ® m Z Z_ ° - r SW WASHINGTON m J Os SQUARE ROAD - 0 H c _ CO i- LL OE2 T1 T I I I I — Q UN GRAPHIC SCALE IN FEET }Uo 0" 120 40 80 / \ 0 o m G' NORTH SHEET NUMBER ° -6 ° N 0 SCALE: 1"=40' C2.0 2 o 1 01 305.0' m N 4 r LINE TABLE LINE TABLE / 1 1 = ram, ,/,/ /um,-, „■••,/ ), •••,..um.. - w Q LINE LENGTH BEARING LINE LENGTH BEARINGA i 0 L1 27.85 SO°42'32.72"W L53 16.17 S59°35'38.21"E a I � � II L3 3.57 S44°26'25.62"E L54 12.24 N60°49'03.01"E as' `-, °'. � . -..1 . 1 _C2.2 � I L5 352.30 S89°26'25.62"E L55 10.80 SO°34'30.69"W d . d ` � 1 J L21 23.83 N44°26'56.15"W L56 15.59 N62°05'05.39"E .4 0 . �� �_ I r �� da, L24 6.04 S0°29'42.12"W L58 7.98 N0°01'37.21"W 4. . WF ? �� l+ ° g f _ Z L26 14.44 S59°02'27.22"E L60 17.31 N89°26'25.62"W ° ': O d Y BRIDGE t . 2 L27 8.39 SO°00'00.00"E L62 3.73 SO°35'51.61"W 44 4' - _ w d �d • ice,_ IY 1 L29 10.60 S590 27 36.13nE L64 16.31 S590 38'26.89"EP c,o / O FD . ` :, L31 8.16 NO°00'00.00"E L65 10.90 NO°31'17.69"E +�� i rn • ' :Ij ®®®® I L33 10.80 SO°34'30.69"W L66 13.09 S58°49'38.15"E N 1 - =i E,' u nnninni S L34 15.59 N62°05'05.39"E L72 5.55 SO°01'36.09"W ''"""\ 15 0 I o z L36 9.53 NO°01'37.21"W L123 27.65 S58°00'15.96"E T/ , KEY MAP = L38 17.47 N89°26'25.62"W L125 3.32 SO°16'54.80"W 4, . 0 ° ,fj SCALE: 1" = 250' NORTH a O S L40 5.48 SO°33'34.38"W L128 27.68 N58°02'38.06"W ,,V"Q; ° ° ^ I SITE LEGEND L42 12.48 N60°23'50.70"E 50.70E L130 3.32 NO 49 34.10E r // � J o Q o L44 10.50 NO°30'57.51"E L132 3.43 SO°03'40.30"W - * � - - PROPERTY LINE o o E (/) / � 0 o ° ""�\ �° L45 12.40 S60°00'28.48"E L134 29.50 N60°53'09.89"E � � W � � EASEMENT LINE < � ,�, � • a PROPOSED HOS ° L47 3.41 N1°16'29.98"E L136 3.25 N8°29'47.29"W PROPOSED STANDARD CURB /\ Q _ L49 17.95 N89°26'25.62"W L139 28.97 S60°47'54.40"W - 0 w lim. ° (� 4 ' 2-STORY ± 142 3 000 S F TRENCH LINE FOR STORMWATER REPLACEMENT �@ . L51 6.87 SO°20'53.46"E L141 3.19 NO°39'40.03"E f ' `'`, Q I = ' w Y o W 04 CUwzo � r �, I I PROPOSED LIGHT DUTY ASPHALT PAVEMENT0 Ir � m 0 N I PROPOSED HEAVY DUTY ASPHALT PAVEMENT LO D LINE TABLE ` ; ■ .■.. o 0 W • w N • `' PROPOSED CONCRETE PAVEMENT p LINE LENGTH BEARINGK4 _, .. . ••• ,. •, .. e E 2 L143 27.18 N57°52'24.66"W :....:`:....°'''`• `''`' PROPOSED CONCRETE SIDEWALK ° / Q 1 16 ° L145 3.19 SO 46'06.19"W C� ::.....:. ...._.,. . �p PROFFS o R 1 L147 27.19 S57°52'29.41"E -- �,. ® x .v x .v W .v W .v W s W PROPOSED LANDSCAPING242' W W W C- 81692PE Q Q c 1 o N � � � L ' I I I I I I I I I I I III I I I l i PROPOSED SYNTHETIC TURF SURFACE OREGON �o � � W y<ER J. �� w ° CURVE TABLE CURVE TABLE ,:u,�yb, j EXPIRES: 12-31-26 o SITE INFORMATION o CCURVE RADIUS LENGTH DELTA CURVE RADIUS LENGTH DELTA " 1 / 1. CONTRACTOR TO VERIFY EXISTING IMPROVEMENTS SHOWN ON THE PLAN. Q 6 j � Cl 28.00' 22.06' 45°08'58" C27 3.00' 4.74' 90°31'58" 7- � � w N.- LC) � L Q r 2. CONTRACTOR TO PROTECT IN PLACE, DURING DEMOLITION AND CONSTRUCTION, ALL o o cn C2 28.00' 21.99' 45°00'00" C28 3.00' 3.12' 59°40'03" �' � I� I EXISTING IMPROVEMENTS THAT ARE TO REMAIN AS NOTED ON THE DEMOLITION PLAN. rI Q Q m m t o N o m - C7 28.00' 8.69' 17°47'23" C62 3.00' 6.34' 121°10'10" , "'' " \ I 3. ANY EXISTING STRUCTURE, IMPROVEMENT OR APPURTENANCE TO REMAIN THAT IS DAMAGED = 00 w z z Y _ L / / A IC .-4 i jr '� ..3DURING DEMOLITION OR CONSTRUCTION SHALL BE IMMEDIATELY REPAIRED OR REPLACED BY Y o o a w a _ C8 3.00' 6.14' 117°16'29" C63 3.00' 3.05' 58°17'11" ® w THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. 0 o o 0 L1 C9 3.00' 3.12' 59°32'09" C64 3.00' 6.37' 121°40'27" 'c'i F( 6 4. ALL RADII 3' OR 10' UNLESS OTHERWISE NOTED ON PLAN. ° ° �, C10 3.00' 3.11' 59 27'36" C65 3.00' 3.08' 58 52'12" r �� tip 5. ALL DIMENSIONS SHOWN TO FACE OF CURB UNLESS OTHERWISE NOTED ON PLAN. 0 o ° C11 3.00' 6.31' 120°32'24" C66 3.00' 3.18' 60°44'14" II co Q (,•,N Q C12 3.00' 2.36' 45°05'43" C67 3.00' 6.24' 119°10'30" C1 W CONSTRUCTION NOTES I- C13 3.00' 3.25' 62°06'43" C68 3.00' 3.63' 69°22'57" C8 C71111-IMMIMIN ill It ' Q L24 'k C2 F 4 1 CONSTRUCT 6" STANDARD CURB PER DETAIL 125 ON SHEET C5.1 0 XI C14 3.00' 4.68' 89°24'48" C69 3.00' 5.80' 110°42'18" `' \ . I .' I �. ° ° "" I P 15 1 2 CONSTRUCT HEAVY DUTY ASPHALT PAVEMENT PER GEOTECHNICAL REPORT J .W W W C15 10.00' 15.71' 90 00'00" C70 3.00' 6.36' 121 27'51" W w / wQ J AM L21C16 3.00' 6.29' 120°09'44" C71 3.00' 3.06' 58°32'05" C9ikk\►��� ,IIPJ C12 GAS - G S •GAS GAS yr- G S GAS La - SVO4 CONSTRUCT ADA ACCESSIBLE CURB RAMP WITH TRUNCATED DOMES PER CITY OF TIGARD H 0_ s ' irrgi L31 F E � - t - • AND OREGON STANDARDS DRAWINGS. SEE DETAIL 128 ON SHEET C5.1 Z • SC17 3.00' 6.22' 118°43'02" C72 3.00' 6.35' 121°21'29" \ I - E r 18 0 � 5 CONSTRUCT CONCRETE SIDEWALK PER DETAIL 120 ON SHEET C5.1 o S C18 10.00' 15.83' 90°42'56" C73 3.00' 3.07' 58°38'36" 1 L26 E'I • N © MMIVM C27 N 1 C15 C14 E E . . E .� C19 3.00' 4.76' 90°54'28" Et TV L27 ► ��_ 1 C19 E L49 N $ ,,, L60 C22 E L72 E 7 INSTALL DIRECTIONAL ARROW PAVEMENT MARKINGS L29 ' '/ C28- • L70- o 0 o C20 3.00' 3.10' 59°14'45" C10 •� C11 ' W Vir --, �� C184 C23 ( 8 PROPOSED STOP BAR 21.0' C21 3.00' 3.25' 62°06'43"cd C70 L147 L318 m /5' J L L47 21.5 L62 458 N J R Y C21 9 PROPOSED LANDSCAPE AREA K4 .� C22 3.00' 4.68' 89°24'48" L141 C73 2 .tr C20 , 1 `� lir Z C23 10.00' 15.70' 89°57'43" L40 C13 N h 10 EXPECTANT MOTHER PARKING SPACE U O Q C71 9 11 J z � 6 C24 3.00' 6.27' 119°46'49" 1 \ C16 / s C17 L56 .. Q - L42 L55 L64 11 INSTALL HANDICAP STALLS O N L143 L145 L34 L53 L44l L65 o I C24 i a- w 0 o , C72 L33 . L54 15 BIKE RACKS (10 SPACED @ 2.5' O.C.) (n Et 0 JIB � Qo �� � 18 PROPOSED CROSS WALK STRIPING .�li I I 0 tn 1 0 in CO Li ill*° L123 L139 C69 eM o Q C62 0 (1 0 L130 L136 p p ° C63 C66 C68 Z Q c C65 L125 L134 D ELO ' kiENT SITE 1 cn L128 L132 / U Q O • C64 C67 GRAPHIC SCALE IN FEET 0 U 0 10 20 40 / \ p I m • _ _ :7...7" . m- _ _ _ mm- -).....7.,m mm- mm _ .... -.. .:17.........:, NORTH SHEET NUMBER LINE TABLE LINE TABLE MIMI= °°LINE LENGTH BEARING LINE LENGTH BEARING L7 33.95NO°33'3 4.38'E L74 9.53 SO 00 02.13 W aaR µ. 7 L9 58.88 S89°26 25.62'E L75 15.27 S63°04'40.98"W T. I T ° d . / L12 44.86 NO°49'47.09"W L76 10.91 NO°33'00.88"E I �'' •,,'''' if CD A 'd,4' . . . a ' • C2. 1 I [7:Ci2.2 _111I d qa. Ad :a `I' �, L14 107.05 N89°26'24.61"W L77 12.76 S62°12'39.09"W e t ��I° • - - _ J S89°26'25 62"E NO°59'15 61"E ��� "`� � _hi Al• Onuwuuoul■� �� L16 71.01 L78 4.79 I 1 �� �� 1 . ' I®IeIIIR d �:wl`y o ��a- , „�- ,lily d d vp5 L18 152.50 SO°33'34.38"W L79 17.68 S89°26'25.62"E ���� ® � � �� ���__` z ° d d.4 • L19 86.35 SO°33'34.38 W L80 17.21 Ns9 26 25.62 W f . R W / , 011 „ o , n a4 4 N � I. I II ICIill a.d d d4 89°26 SO°14'32 08"W \\\*‘t w ° L20 120.34 N '25.62"W L82 7.20 ` cc ° 4 a . . d ca oi��lll1Mr... 4 „n °him a a I,,,,,� d d \4 . a ` ' ,� ` a N1°41'23 51"W 58°25'11 40"E y 111 L68 2.71 L84 15.45 S E III vaA d d 4Q 4 , ;�WIEMPI V • .man •d$ d d°�' d 44 .d 4 .. a. . 4 Pp ®®®® g) FROPOSED F-IOS * � � 4 d .. 4 �d' ..•dQ. .d Q 4 : O da - Q. Q d. Q dQ .'da 1 V __��-r "' i�_� d d - o n.4 A a d d o����lil . . 4 177_T e d. d 4.d a d a. 1nIIIII II • r d d 4 .c., 2-STORY ± 142 000 S F Ld d 4 444 4 4 d ^ 4 4 4 4 4 4 4 z v13 d d 'a" 4' � LINE TABLE LINE TABLE 4 ° 4 d C .d d 4 d . .. O : tl � a � 4�. 4 �d � .' 4 � C7 d 4A '' KEY MAP m' '; 19 . 4' . ' S7111� 4 d Gd d_ 4.d 4 .4 d= LINE LENGTH BEARIN LINE LEN TH BEARIN SCALE: 1" - 250' NORTH aT444 d01.111[111d d, :O d 4 '4 d d ,.. d EI d L118" a 4 d d e d' 4 a U' L96 21.14 S63°45'11.94"E L85 10.39 NO°31'34.09"E 6 L98 14.27 N14°1114.70"E L86 12.70 S58°40'29.94"E LINE TABLE LINE TABLE Q 0 0 II _ _ L16 = ' 1/ 'I \V L99 11.51 NO°33'34.38"E L88 4.22 NO°56'33.41"E o Q . . . v - a LINE LENGTH BEARING LINE LENGTH BEARING o - 0 ° I 4V "V \fr \V 4V \V 'V L101 35.96 N89°26'25.62"W L90 5.28 SO°19'13.19"W < � °; o 1 e 6 � �y .� .tc►!'!�.�. ? L110 15.77 N61°5T52.24"E L152 27.12 S62°07'07.58"E ^ o o 0 I � . .` \, , , , 4 \V L104 2.20 SO°47'38.00"W L91 15.65 S60°18'12.17"W ^ Q a o ° ___ . . . �`. • o `J L112 4.68 N1°02'20.34"E L154 4.79 NO°02'39.61"E "\ Li I ` L106 14.20 S63°56'29.16"E L92 10.36 NO°28'06.79"E - Z 5 aLc) w f `V `V `V `V `V `V `V I L115 90.57 SO°33'34.38"W L156 28.14 N61°13'03.54"E o I L107 10.52 SO°34'18.33"W L93 12.07 S60°17'09.18"W w z N G \V \V \V \V \V ' ° ° L116 18.24 S14°11'14.70"W L158 3.54 NO°14'53.95"ELi 0 L108 10.57 N60 40'11.64"E L94 1.78 NO 21 13.83 W w H E \ 4' 4' 4' 4' 4' L118 80.00 N89°26'26.97"W L160 28.08 S61°21'44.29"W laJ t. . 1-1 L109 115.67 NO°32'47.89"E L95 16.97 S89°26'25.62"E E m ° 1 " L119 17.52 S89°54'09.37"E L162 3.63 SO°33'59.83"WLID m 5 20 N -E') I ® 21 TYP o Ell L121 17.07 SO°43'18.17"E o 1 �V �V ccio n • n -0 U I I 1:;1 I I I • I I L148 26.58 N63°46'57.28"W r I I 12.5' _ I- 14.0' 1 �; E I c° • J �, r L150 3.85 S1°55'43.19"W co �, �, �, �, �, �, �,' ��� CURVE TABLE SITE LEGEND ° • L18 . . . L9 © o_p PROF ° I '' 4 CURVE RADIUS LENGTH DELTA - - PROPERTY LINE �,__•\�GINF�s`'�Dy9 C • L19 C5 C3 28.00' 43.98' 90°00'00" EASEMENT LINE 81692PE ' ' ' ' ' j \l/ / • o o a r101. . . .yR C4 48.00' 75.40' 90°00'00" PROPOSED STANDARD CURB ����EQGON���1 1 / C5 10.00 15.95 91 23 21 yo64 � ) GERJ• 0 • a . . i� C6 10.00' 15.54' 89°01'27" PROPOSED LIGHT DUTY ASPHALT PAVEMENT �' I 45.6' I EXPIRES: 12-31-26 0 C58 o - / C25 3.00' 6.43' 122°51'45" I / 4 �L112 • I PROPOSED HEAVY DUTY ASPHALT PAVEMENT Q 6 1 ( ;_��� C26 10.00' 15.32' 87°45'02" U tiLc) O COI CT) ITI C29 3.00' 4.68' 89°26'28" w N o < ;i�1 o p PROPOSED CONCRETE PAVEMENT Ct oo Q Q m m o w 10.�' L 10 " C31 3.00' 3.30' 63°04'39" Q coo - w z z 0 m _ N, 0 U +� U o n J > PROPOSED N RETE SIDEWALK CONCRETE I w W C35 3.00 6.22' 118 46 37Q � a _, a U (n O O U 0 o • t j 26.0 AlC37 10.00' 15.63' 89°34'19"._____d 1 I `Y `Y `Y W W W o I '/ ' I <. • m , .., , - - W W W 4, 4, 4 PROPOSED LANDSCAPING H.-- ..010,/// ,,,,, C39 3.00' 4.73' 90°19'02" 4, W W W 4, 4, 5 I C40 3.00' 3.07' 58 39'43" LW " IIII III PROPOSED SYNTHETIC TURF SURFACE 0 co Q ��a «�� I rll i e C41 3.00' 6.30' 120°22'57" Et °' 0 120.3' ' / , -> 0 -- _ - '- - _' e - . in / F, < ,! C42 10.00' 15.77'- 90°22'S9" CONSTRUCTION NOTES z Leo �,! I m - s A 0/ © < i, , ki44i C43 3.00' 4.70' 89°45'39" 1 CONSTRUCT 6" STANDARD CURB PER DETAIL 125 ON SHEET C5.1 O I o 1 4 5 > - W I m = II C45 3.00' 3.14' 59°58'59„ _Iz - 2 CONSTRUCT HEAVY DUTY ASPHALT PAVEMENT PER GEOTECHNICAL REPORT Y w w - ,� k,,, - w w w ,,, w w 16 W -- M i•1 C49 3.00' 6.25' 119°21'37" < - GAS �Ac GAS GAS GAS GAS - ^"` GAS GAS GAS 3 y •S GAS AS GAS _ ~ � -o C51 10.00' 15.87' 90°54'48" 3 ACCESSIBLE ELECTRIC VEHICLE STALLS. ELECTRICAL VEHICLE STALLS TO BE INSTALLED BY z Q SERVICE PROVIDER AS DEFERRED SUBMITTAL. ����� F C43 �' > m C53 5.00' 8.91' 102°03'33" 0 ■ �- _ _ � t= "� C55 - F ' i' E �� `� • - ° 4 CONSTRUCT ADA ACCESSIBLE CURB RAMP WITH TRUNCATED DOMES PER CITY OF TIGARD N C39 i C fl C54 5.00 7.85 90 000o AND OREGON STANDARDS DRAWINGS. SEE DETAIL 128 ON SHEET C5.1 E ° C26 E L104 I•ll N mod- Tv L82- TV -� / > I " 5 CONSTRUCT CONCRETE SIDEWALK PER DETAIL 120 ON SHEET C5.1 O NF '� L79 E E L95 ii E N \fr9 ry ry ry Tv I I C29 l L80 �'� '' I m I CURVE TABLE 20.5' �, �,I ��, �, �'Q 21 9' G �, L90� C5� L101 I < 6 CONSTRUCT CONCRETE DRIVEWAY L68 C31 J 2 .1' L88 ` C49 C45 t > 2 4 G'os C54 W m ���I �, N CURVE RADIUS LENGTH DELTA7 INSTALL DIRECTIONAL ARROW PAVEMENT MARKINGSL78 `V Iii J ` 9 8lii g C9z • ° 1 1 C40 �g� J > < ' „1q \ a �� I C55 3.00' 4.70' 89°45'56" J () O Q• ' ��6 �� 9 ‹..2/ ITI uI o a PROPOSED STOP BAR J z WC35 / \ L84 / < C56 3.00 3.39 64 44 07 QN .� 9 L85 L86 L93 L107 l 'cp ' C2577 , 5 C41 L92 W m '� ,�, N C57 3.00' 3.19' 60°55'32" 9 PROPOSED LANDSCAPE AREAJ a N W o 104, „o0 L76 �- a c� C58 3 00 5 50 05 0 39 _ (nEt O 0 ,gyp > 12 PROPOSED BUY ONLINE PICKUP IN-STORE PARKING • ® W <- GA C59 28.00' 36.85' 75°24'07" p � •� C53 .� �U.I c,G, �..L Q O 60.0'TRENCH LIMITS C6O - � C60 3.00' 6.99' 133°31'03" 13 CONSTRUCT CONCRETE PAVEMENT SECTION PER GEOTECHNICAL RECOMMENDATIONS 0 FOR STORM LINE I> < 1 e W U) z "^ C61 3.00' 4.67' 89°09'25" 15 BIKE RACKS (10 SPACED @ 2.5' O.C.) U)cn REPLACEMENT - �°' `� 2 DEVELO ' `.i NT SITE C79 m " L160 uJ < � I �, C74 3.00 5.98 114 17 20 16 FUTURE EV CHARGING STALL CONTRACTOR TO INSTALL 4' CONDUIT TO EACH STALL FROM O n U 3 C74 L148 L158 m I " ,r C75 3.00' 3.35' 64°02'51" BUILDING FOR FUTURE ELECTRICAL INSTALLATION = 0 O p C78 5 ' , Z o_ Q „� " 17 INSTALL BENCH O � ° C77 � I C76 3.00 6.17 117 5013 _ fx L150 _ C80I C75 L154 Gm I C77 3.00' 3.34' 63°49'37" ~ o g 19 INSTALL 11.5 SCREENING WALL U W O Q) L156 - Q �L152 C78 3.00' 3.19' 60°58'10" o L162 / ° 20 INSTALL 6" THICK CONCRETE PAD OGRAPHGIC SCALE IN FEET U �- C79 3.00 6.22 118 5310 / \ Cr) C76 C81 °' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ m.. _ _ _ _ _ _ _ _ _ _ C80 3.00' 3.18' 60°47'44" 21 INSTALL BICYLE MAINTINANCE STATION NORTH SHEET NUMBER -0 o / \ / C81 3.00' 6.25' 119°20'56" 22 INSTALL 4' SCREENING WALL SCALE: 1"=20' C2.2 CU \ m O f o r, FO - 13 w `'' CP5 Q WASHINGTON SQUARE I / / / / / MALL / erg' 1 _ �w _ , LEGEND i . FL FLOW LINE E �/ �� H J 8"x24" LATERAL CONNECTION N lu PROP. 8" TRENCH DRAIN1 1 N. 657764.0741 i ' FS FINISHED SURFACE >, N II HEAVY DUTY TRAFFIC 657 05.347D7 / E:IN:7 (N) 5.6899 205.82 I I ME MATCH EXISTING � • � � � � INV (N) 205.82 I ?A _s• E. 7616952.3797 ` ° INV IN: (W) 206.49 7,31I - - PROPERTY LINE / I INV OUT: (S) 223.59 INV OUT: (S) 205.82 `J u) / . . i 39 LF OF 8" HDPE ® 1.00% '.,. - - I I I GRADE BREAK LINE p �N II \,,, _ TE �r 1'. "� N r 8" TRENCH DRAIN OUTFACE t I I I. - . -_- PROPOSED MAJOR/MINOR CONTOUR wi,}n 1 N: 657766.1576 I fY �' �� E: 7616952.3574 I \� _ EXISTING MAJOR/MINOR CONTOUR ill:,of , INv our: (E) 223.20 � 1 1 1 � II I I 1 � / (xxx.XX FL/ME)--. PROPOSED SPOT ELEVATION - I _ L. J_ _� 1 J _ " PROPOSED SLOPE 13LFOF8" HDPE © 3.04%�" I X.XX% r�l PROP. 8" TRENCH DRAIN / 213 LF OF 8" HDPE CD 7.83% CURB FACE ""I N PROPOSED HOS HEAVY DUTY TRAFFIC RATED \ :• I ' "' N: 657753.0001 Ii�r �,�� 2-STORY E: 7616952.3499 ; \ CURB BACK o r `\ / ±142 000 SF INV OUT: (N) 223.60- \� .., GRADING LIMITS Z• 1 + I .� FFE 228.70 (17 • �\ EN SPACE• ` 1I r� 0 INLET PROTECTION 4, N o ±7,800 SF I a i� < I STORM WATER FLOW DIRECTION ARROW • Ir \ :' �: I EROSION CONTROL WATTLE 0 PROPOSED Ixtel n PROPOSED STORM PIPE O Q � . =7 �,, SPORTS FIELD _ _ L. 7 = o a o 0 '', ` ±18,400 SF Z , �` Q z o / 1 o u °�' GENERAL GRADING NOTES ^ , 2v0 I , ) EX. MANHOLE 2 /\ Q w �j = ►� / STA: 16+80.77, 0.17RT 1. SIDEWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% LONGITUDINAL z ~ a w ,�" - / / / RIM: 225.77 V � 0 ( J (A C= INV IN: (N) 203.93 (EX.) / EXISTING 6' MH-1 �� / i 0�I - / �r INV OUT: (SW) 203.13 H zo STA: 10+10.02, 0.12RT 04 _ \ I / m 2. PEDESTRIAN CROSSWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% WE w cc i / / RIM: 227.01 A •• _,1;;r 70 \ - Iyi << . i I LONGITUDINAL SLOPE WITH STRIPED AREA. INV IN: (SE) 199.18 36" RCP - �� m C1 . Q \ s.. - INV IN: (S) 217.60 (EX.) 0 44.1 - - _ i m .. . - - 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL INV OUT: (W) 195.14 36" RCP (1' I DIRECTIONS. 'n D F� <' it. cn � - - - -227- - d W •mC' o -E' \ It U N W �/A r" 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL U �� i < '� 139 LF OF 36" RCP ® 0.50% c„ -0 o ��ul Ws it �� ® _ w m '� DIRECTIONS. IVI l� ,_, ,^ �� `,. r - - STPMl MH-1 _ 9�R W /Z -STRM MH-2 VV-. G WI W < J � 1 o ._ *� ,fir,, ,,. . GA_ STA: 11+05.62, 0.00 Sb' GAS - STA: 13+05.56, 0.00 A n. W. nAs ! -�_- GRADING NOTES 1, l =� 1�!: _ STRM MH 3' co RIM: 226.31 E E RIM: 226.59 r E 1 Q o) o oli! 96 LF OF '•" RCP 0 0.50% �1�!a INV IN: E 199.85WI INV IN: E 201.05 - _ STA: 15+41.38, O. 0 ,.�� pR /\ \ Tv ` INV OUT. )NW 199.65 227 E INV OUT( )W 200.85 RIM: 223..3 i O I 1 �t�stD Ore- . S • \ ' _ �- 12+0� - - �i, ,e ,, INV IN: (NE) 202.'3- m O ADA LANDING AREA - 4 X4 MINIMUM AREA WITH MAX 1.5% SLOPE IN ALL ��� ��GIN£�c� oy 81692PE 0 1 1 \ \ : 1 13+00 +00 INV IN: (SE) 216.82 < / / DIRECTIONS �, v r e• \ �. �� = e =_ 2� _ INV OUT: (W) 202.23 i 0:= `_ m Pw\ 11 _� . / -* _ _ _i - �� -� 22� + 'r_' LJ L I I /I/I 999II7r2'V . ER J• p'� & '.41 f ---- (51 EM - - 32 / m� , , EROSION CONTROL NOTES cn :q \ - 200 LF OF 36 RCP © 0.50% 226 STA: 15+41.38, 35.45RT I r EXPIRES: 12-31-26 \ \\ - _ EM' 225 L RIM: 218.23 < eI 8 � I INSTALL AND MAINTAIN INLET PROTECTION PER DETAILS 915 & 920 ON SHEET Q •�\ `\�\ \ \ . J ` - PP' - - _ _ / INV o (NW) 217.00 < I I ` / C5.0, TITLED "INLET PROTECTION TYPE 4" AND "INLET PROTECTION TYPE 5", < ', I / _ - - _ - �� - < I I \ / O1 RESPECTIVELY. INSPECT, CLEAN, AND MAINTAIN PROTECTION TO PREVENT SEDIMENT r� Lc) o U Q \ - II V VG' V 223- i m I U 0 a - I LADEN WATER FROM ENTERING THE STORM SYSTEM THROUGHOUT w N- N 2 l 1 I I 7- o w o cn 6 o •\ ` 223 DEVELOPMENT SITE / I I I 7 / CONSTRUCTION.(TYP) o o Q Q m I II m 7 I I/ rn 7 cs) oJC\I o > o Y __ ____.____ ______ ___ 7 - 2 I I IIi / a c) a w �/ - - 22 - - - - - - - - - /I ' I \ / U w o _ cn o / cn C) I 215- •-o E y� 227 . ./ II I 7-7 - - - - - - - - _ ____ _ - -221 - - - - _ _ �� I 10214- - ' � Q ., r' \ 221 - - - _ - _ _ - - / IIII LJ II co Q / r /1 213 � J °' y �220- I 11 I Z1; w > Ai \ y - - 22o z2oco 2 _ II/////// . 11 �_�Z_ ii U \ �' LL X • 1� I I -21 1 \ Q �i %7 I'1 111 > 3 Q 279 /11 /- - - -219- - - - - - - - IIII1 210-- ��i7 �� XI*. - ----- III / U1 :► 06 __ i i o- \ o •\ / sa rti - - -218- - _ 22. - _ - - I1/ / I / v �209 � CD �n I E - � E E - _ 27 O - � � - III I /� /' I Z I - -218- - - 8 � _ - 1 I\ o r IIII / :207- - \isr(_ ,r---- N_ - / 0 0 . if ,... ..---------,„.. -217- - N I - - - - - - - 217 II 1 \ i \ \ � / �' s� so �� rya 11 I I- 11 / 7 206 - z °' E INLET PROTECTION TYP. SD / _ I�I Z\ Li 0 < / \\ - A-- - --- 21 6`O - _ ( ) // / - �205� / o _ _ - -/ _ _ - - - - roof •- - - �, I"� I III / I CC CC n SD s - \ / - ' - - -_217 2 216 _ _ _ is r- __�W__ _z '� / I - I I CC o \ - ❑ -- � � - ------ 215- 214-2, __ - - _-- *_ - � �I/ I O G _ - - - - - _ - _ - - -212211 ~�:-- � V/ -204 � 11 LLI o E / � � \�, - � - - ---_ - _ E - 210209g - _ /// 41 I vJ Et O LL Q O • S ss ss /ss / - -7- 1 �- -�- \ _ZoeLLJ co Li SS ` SS SS CS < v_<v-- � vgS--cv - s N ,o 00 01"� - SS ' !is Z° \ S W �R/A S H N G T O�I�I _ / // 1 1 ---�- N N _ N � s -� O I- • _ - - N \ SQU, YROA17 / / / / I ) ) --I- I - ,� O 1 7 _ i -, \ \ II 1: / LL _ O oQj' �/ / i �l �/ / / GRAPHIC SCALE IN FEET 0 U 0 20 40 80 'Irk Q U 1" m , NORTH SHEET NUMBER -0 / SCALE: 1"=40' (� .O o 6 ~ n E \ \‘: V (228.70 FFE)- m E \ 1\iiiiorN 228.70 FFE (228.70 FFE} --.\ 0 ° W .('� H \ le 0 6 228.00 FS/ME) 0 • ®-11111111 • • N.,....7 ==M %� a ®® C3. 1 C3.2 A 4 4 1 _0 wi P-C;)5Q:)-- il--- 1 ----C )-' e0 1 4/')'"A '4141111 ..: .!*.' v / / ) > L..1 \ „<:,_ ,,_, o fY o wor °=a�ar wa:o 0 / N�' * wQ� o e (� I \ z I I _t / ; N 0) KEY MAP / 54 SCALE: 1" = 250' NORTH Z O do v) ,An, / \rr / IPROPOSED HOS 0 , 0 -0__,, ``' co LEGEND o ,) o o / 2-STORY FL FLOW LINE Q o_ o z E /� / FS FINISHED SURFACE ^ zQ w ! o �4 i )4 v4 a \ 4 ± 142000SF � � � N C ME MATCH EXISTING z 5 o aj _ - - PROPERTY LINE w �w �/ II -lk \ Q FFE - 228 . 70 GB GRADE BREAK LINE Gil) 7 i\CCU w �� w ' /4 ° * J \`` S PROPOSED MAJOR/MINOR CONTOUR m \ /� w EXISTING MAJOR/MINOR CONTOUR N Q g (XXX.XX FL/ME)--. PROPOSED SPOT ELEVATION • imi CN 0 8 • 0 0 X.XX% PROPOSED SLOPE © o w / I CURB FACE 0 o / w CURB BACK o ° v) I ir ir ii GRADING LIMITS <���p PROFESS/ o 7 ���5 ��G I N E�r� O'1'� �o�g INLET PROTECTION 81692PE 0 0 / „, STORM WATER FLOW DIRECTION ARROW OREGON / EROSION CONTROL WATTLE q 8 0`� t ° 0 N I PROPOSED STORM PIPE '<ER J• °� o W f � EXPIRES: 12-31-26 (226.84 FS/ME) / N3 L 227.48 FS/ME) GENERAL GRADING NOTES _ z / Q Li U N. O C 0 '''"fa° 0 -(228.02 FS/ME) w N I L Q a °� 1. SIDEWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% LONGITUDINAL - o w o U) =N'_°� / W , Y^ - J u SLOPE. rI Q N Q o m LiJ N / / rea, `� / i! 1` ! 2. PEDESTRIAN CROSSWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% Y o o J c� z / EXISTING 6' MH-1Wil NE Q3 LONGITUDINAL SLOPE WITH STRIPED AREA. U w ce _ / I / / / / / _ / / STA: 10+10.02, 0.12RT �/ ;J�� U \\ o 0 0 0 o / \\ r ' RIM: 227.01 ®IC ►• / 8 \ _ _ _ 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5/° SLOPE IN ALL Z \ _ INV IN: (SE) 199.18 36" RCP------...._ 'p w \ DIRECTIONS. /, \ - INV IN: (S) 217.60 (EX.) ,� 60 228.40 FS) a \ ei 71. °w INV OUT: (W) 195.14 36" RCPIP:: 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL J \ „�„ � 228.70 FFE) o �, • ��a1PC1 DIRECTIONS. 11 m Q ' /1,4) - \ , \ I 228.70 ES) 228.70 FFE) 228.70 FFE) w �'y N /.---( GRADING NOTES V \ \ 0 Q 1�, \ £ Li I- 1 228.40 Fs L�„i1,i�J ADA LANDING AREA - 4'X4' MINIMUM AREA WITH MAX 1.5% SLOPE IN ALL Z I \ I �- 22s.1s FL ` oy 228.40 Fs DIRECTIONS Q -0 t.ti \ Lo [fi., .� 1 ;�. 0 0.01% i ° v F i�` j O ®2 ADA RAMP - SLOPE NOT TO EXCEED 7.5% RUNNING SLOPE AND 1.5% CROSSCt o � f „` 225.73 FL V. 226.74 FL _ H yy yy W _ W SLOPE (TYP) Q A WI' °G - \ v II \ \ �� - /-228 ,� W W W ►• ( GAS 'S AS As '�AC - nes _cas C228.41 FS �y� 9 sdC EROSION CONTROL NOTES °w \ 228.42 FS STA: M+0 T - , -E 228.41 FS : _-� co �� ,:u a ` �_:._ E RIM: 22601.62, 0.00 � / """� C 96 LF OF 36" RCP ® 0.50% , ' 226.75 FL) INV IN: (E) 199.85 226.74 FL 1 INSTALL AND MAINTAIN INLET PROTECTION PER DETAILS 915 & 920 ON SHEET Z \ 226.73 ` INV OUT: (NW) 199.65 - C5.0, TITLED "INLET PROTECTION TYPE 4" AND "INLET PROTECTION TYPE 5", ft /j� �w /\\ N Ty - `- TV ' 226.74 FL 226.74 FL E - O RESPECTIVELY. INSPECT, CLEAN, AND MAINTAIN PROTECTION TO PREVENT SEDIMENT 0 0 \ \ Ct �_� .� _ E 226.74 FL TV 22s.74 FL - ry LADEN WATER FROM ENTERING THE STORM SYSTEM THROUGHOUT N (*) 224.85 FLm \ _ : CONSTRUCTION.(TYP) ,(N E .t, V \\ I 225.97 FL) xG� _ t \ \ AMR r-s�� *Li f Sri M U O Q a 225.04 FL �� ��// Z W \ 226.36 FL L.L Q V (224.45 FL (226.58 FL j‘ii R CC 7 \ \ 226.54 FL �� 226.54 FL) � , O G O v 225.80 FL I `` E (226.19 FL \ I ' w226.29 FL 226.54 FL 6 J 0 (224.65 FL (226.06 FL ` Q O E o \N, Ig'' I \Y � I - �c EM Cr h n % t� i \N 200 LF OF 36" RCP ® 0.50% `%° / 226 (n z ` \ (223 02 FL 11pp D 224.12 FL) EM (-1 O \ n H\!)).\ A I _ 225 = Vz OLNL o c •\ I \Ar** \ (223.36 FL ,3_,_ - (222.63 FL 222.92 FL 0\ 223.74 FL) _ - _ -• •\ \\ N DEVELOPMEN 15I IT U Q Se o • \ GRAPHIC SCALE IN FEET 0 U H o .(222.48 FL 222.98 FL) 0 10 20 40 'Irk Q U 0 __, .A 223 m •\ 221.58 ME / NORTH SHEET NUMBER -a o \ .. SCALE: 1"=20' C . g / I 228.69 FFE) I I I I m o / / / :� I II Lu Q Jr ..., E 8"x24" LATERAL CONNECTION I I I ' N: 657764.0741 o = PROP. 8" TRENCH DRAIN - 228.08 FS/ME) _ ,ram _ _ _ _ _ _ ir _ms _No E: 7617165.6899. `J = \� III HEAVY DUTY TRAFFIC RATED 4 . - J E N: 657805.3477 / ° ° d - a INV IN: (N) 205.82 I 1 ° E: 7616952.3797 / ° 228.70 FFE) ° ° I. INV IN: (W) 206.49 I C3. 1 C3.2 a INV OUT: (S) 223.59 d ° a INV OUT: (S) 205.82 I �0 / °° a ° ° da d' �� er ° d• 11I I ® ® Q I - I I I ��\ a ,41l too - o o o rI r, - I I I \ d u 1 39LFOF8" HDPE ® 1.00% � \ - - - - - - - -(226.89 FS/ME �� J ° 4u. /, 9 A`i\�:n I o (Nit \---,i"' ''', -------_-___7 - -,-,7,m ,,,, _____ ,"' V ill 1 - = 8,i rY 8" HDP E @ 2% MIN SLOPE - t G � ® * e ® E 8" TRENCH DRAIN OUTFALL I I -- -_ - '° °. I;e6's\• ° .•, I ' -® ®® %_[J - C; N: 657766.1576 / 1 I - -- _, - - -� E: 7616952.3574 N I \ 1 , - - INV OUT: (E) 223.20 I II N I I A A� iRllilid 1 I I N A /� �� ° o ° I ) 1 ° z l I �' AKEY MAP _ - J - J - J -I I SCALE 1 250 U 0 -- " - ' NORTH z P CD T 13 LF OF 8" HDPE ® 3.04% - - - - - - - 213 LF OF 8" HDPE © 7.83% ° r, T C, O S 228.70 FFE) % u LEGEND O J a PROP. 8" TRENCH DRAIN a HEAVY DUTY TRAFFIC RATED 228.20 FS) ° Q N: 657753.0001 0 IT I g, 1- --0_ o E: 7616952.3499 0'75% CONNECT TO EXIST G I , FL FLOW LINE O a, o INV OUT: (N) 223.60 • • • • RCP VIA 8"X20" TEE I Q ° �' I FS FINISHED SURFACE ^ o o o CI \, 1" ❑ II 226.99 FS/ME) ME MATCH EXISTING ' z• w yam'' - -- `. 0.75% I - - PROPERTY LINE >g 2 PROPOSED HOS �• - OPEN SPACE \\ , d GRADE BREAK LINE 1-- z Y ❑ .4 • I CUI wow CD PROPOSED MAJOR/MINOR CONTOUR �� w 2-STORY - ±7 , 800 SF . EXISTING MAJOR/MINOR CONTOUR Em o ❑ W r, XXX.XX FL/ME PROPOSED SPOT ELEVATION CI ± 142 000 SF �(227.81 FS) �� X.XX% PROPOSED SLOPE • �� o 228.17 FS) (227.53 FS) ° CURB FACE © u' FFE = 228 . 70 .a _. . I ❑ o •n ••1. :. I• ,. I CURB BACK Do = PROPOSED 623�„ il _ GRADING LIMITS � � / ��p PROFF ❑ 227(226.8\ FS 226.80 FS/MED , . ,I [1-fl o INLET PROTECTION �`�� GIN£ two" SPORTS FIELD \-4228.17 FS) F - o , STORM WATER FLOW DIRECTION ARROW '" 81692PE I ± 18 ,400 ro SF �9 -(227.49 FS/ME) �� I EROSION CONTROL WATTLE OREGON 0 - ® Al d I PROPOSED STORM PIPE T qR 8,20`�� o \3i:.),÷ <v / y�ER J. O� / EXPIRES: 12-31-26 i I o -(226.64 FS) " GENERAL GRADING NOTES - EX. MANHOLE 2 / 11"NIAVSTA: 16+80.77, 0.17RT z o E - / RIM: 225.77 0 0 Q _ - - / 1. SIDEWALKS TO HAVE A MAXIMUM 1.5/o CROSS SLOPE AND A MAXIMUM 5/o LONGITUDINAL 0 ti in 0 v - - - INV IN: (N) 203.93 (EX.) w N 2 L Q / (c:- � � ) ( <_- - SLOPE. o o cn '6 I ,/ / \ _ INV OUT: (SW) 203.13 O co N w } } o wcn I - �/ / �l :�+ / 2. PEDESTRIAN CROSSWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% 0- o N Q o m o n. - 226.64 FL < ►'L LONGITUDINAL SLOPE WITH STRIPED AREA. Q 00 z z Y 2.86% / �u . 1 z O o L c9 '.' (n a u Y Q < W m 4 I 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL u) o o v 0) o / ❑ 226.80 FL' < / 1/1/ 4 • DIRECTIONS. 8.70 FFE < 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL �, `` \ / - DIRECTIONS. h- I ❑ 228.13 FS) m - - -co 0 / / '4 6,,\ i 3 �� , _ GRADING NOTES w co Q 228.69 FS / .0 LV l '' / m z •• / < ' '��� �' ME 0 ADA LANDING AREA - 4'X4' MINIMUM AREA WITH MAX 1.5% SLOPE IN ALL Q Q ( oo / DIRECTIONS Z 228.40 FS X i _ o 13 (/' %� x 139 LF OF 36" RCP ® 0.50% �(228.4o Fs} 228.41 Fs) - _> - < 111 I �'I \ O2 ADA RAMP - SLOPE NOT TO EXCEED 7.5% RUNNING SLOPE AND 1.5% CROSS Q 1.32% (228.41 FS (228.20 FS} w ITl '' I / SLOPE (TYP) o W -"' '" `" W W W W W M I►: I EROSION CONTROL NOTES a Z-- r_eS G, - �, �- sTRM MH-2 GAS _ -GAS- - GAS " ' - GAS G / GA GA G� S GAS < 4! AS / , GAS/ '0 - 1 - \ - RIM: 13+05.56, 0.00 - INSTALL AND MAINTAIN INLET PROTECTION PER DETAILS 915 & 920 ON SHEET 0 F RIM: 226.59 w �_--��E_-E _ INV IN: (E) 201.05 F F t F -� F / I I /, AI E/ / I C5.0, TITLED "INLET PROTECTION TYPE 4" AND "INLET PROTECTION TYPE 5", Z o INV OUT: (W) 200.85 t % -- STRM H-3 #.�' , I `w, / O1 RESPECTIVELY. INSPECT, CLEAN, AND MAINTAIN PROTECTION TO PREVENT SEDIMENT • 226.74 FL 226.74 FL 226.74 FL 22� / STA: 15+41.38, 0.00 / �! / / O LADEN WATER FROM ENTERING THE STORM SYSTEM THROUGHOUT 226.74 FL �'i1- 226.74 FL 226.74 FL 1_ i RIM: 2.3.63 / / Q ` Q 4 oo -, TV ` 226.74 FL) E E TV INV IN: (NE) 2.2.43 t ^j j // / �- N CONSTRUCTION.(TYP) _ter-��i INV IN: (SE) 2 6.82 I - 7--Aill MI N E • ( AO INV T: (W) 20 �� < // // / ir .I 2.23i AI 226.12 FL mi: = ill! - C 3 L 1 = \ ZZb C = w / m � �, / / �I U o - Ir22509 r FL J ~ J z � N LiJ 1141 (226.55 FL (225.38 FL QCC c� 126.48 FL C.✓ a 225.85 FL 225.96 FL ` ` `� I I / O C O 7226.52 FL IIIc 26.58 FL 226.32 FL / 5 / i� E 0 D 226.41 F�� " - - Il� / ,4i I I I ° L�U/ O t 5 / 1 / (n IQ 0 >, 236 LF OF 36 RCP © 0.50% oll _ 35 LF OF 12 RCP ® 0. o% I Q N 1 N - - _ _o 224.30 FL 1 I 1 (9 / < 0 224 - - r / I I - _ 111I�IllhJ p U s s- - - - - - 224.83 FL / _ / 1 I GAS - �/ / 09s 224.48 FL 22�> I �� I I I �// w z I I w STA: 15+4 .38, 35.45RT 1 „` 1 / ° / 1 O 1_- , 2 \\ RIM: 218.23 m I I4 \ \ I I O u) o (223.42 FL INV OUT: (NW) 217.00 < I - • / I• / a 223.09 FL 1 CD I _ ,4� 1 I / z 3 (223.84 FL < I .i ■ I 1 �' - -223_ - ' ,m = CO I= (223.11 FL I I L 2 555(223.43 FL i I Hi • / _ 0 O 0 (223.25 FL -� 1277 d.I _ _ / , GRAPHIC SCALE IN FEET 0 > - } D DEVELOPMENT SITE 1 I I I I / 0 10 20 40 / \ 0 \ 222.80 FL)o , I I I I / I / CO (222.84 FL NORTH RT H I I I I I / / SHEET NUMBER 7a I - - - I 1 I I W / SCALE: 1"=20' o _E �' �, 1"'`I ` 2 , C3.2 C .• re 1 I col\N E ISTING 6' MH-1 / \ w o ® 7� w S A: 10+10.02, 0.12RT - - - - - - RI . 227.01I- 05oo IN IN: (SE) 199.18 36" RCP z / 0 IN IN: (S) 217.60 (EX.) • I, t 1 INV OUT: (W) 195.14 36" RCP , 4 i ' r' - n)h-7, , ! \ , - \ . " li 0 _ . -, ____ ,\ _ 7i _ _ �V r______77.7,7_____1 m, q rkNilizi I 1 ilAac J O Q T w w ��� w w �® w w _ w � ; GAS S GAS GAS 'GAS- _ GAS _GAS _ GAS _- - ®il. \ • - - - '' _ ® w � E `G`') 4 E E E E E m000i=wi/iiiiii 227 I- (_ =_wI r- s� TV TV . TV 1Y �� TV TV iv . • . z 1 ,niiiiiiiiiiiii � - N7 SD m _ I il—t-ink .-- x_o issm----i, — m -1-2+i iI z ( 14+00 U 1„+01 I 11%1 t _ �, Mil _ _ Km _ mi. atii. _ _-', �;: �ie KEY M A P o STRM MH-141MI .��� I iL/' , pwam T SCALE: 1" = 250' NORTH a Z ON STA: 11+05.62, 0.00 • RIM: 226.31 •• • , J m T0, m W INV IN. E 199.85 o \ INV OUT: (NW) 199.65 \ � O I = -_ , • 2,5, 0 dEl 4 0 0 _, LEGENDSct EM z S o 0 r .o ` ` IIIIIIIIIIS FL FLOW LINE z 1 a >- O o FS FINISHED SURFACE >p,„4 0)E (1)o ME MATCH EXISTING w z Y PROPERTY LINE w o I GRADE BREAK LINE Q E m 0• _ PROPOSED MAJOR/MINOR CONTOUR ,n D EXISTING MAJOR/MINOR CONTOUR • �� c 8 236 © () r o �XXX.XX FL/ME PROPOSED SPOT ELEVATION 0 ,, w X.XX% PROPOSED SLOPE CURB FACE z = o N 0 ��p PROFF =o N o o CURB BACK .\F, SSA 0 0 00 00 0 232 mi-o u) c. �GINEF O o io�oo��� c�i 0 Ln°J ii ii ii GRADING LIMITS 4, `� 'f' ti9 Fe - I 0-006 N ±rnO0 o o zI— Nz •D S +corn .. MNN� OREGONE • Q N� .. -- _ 1 ±NCB =�NZ� El INLET PROTECTION > n i- _ `"z o M " --o STORM WATER FLOW DIRECTION ARROW 1q 0`�O 1 -0wacn�zzz �Q » �_ �mzz .�� R. 8,2 o w 228 ) io N ct_Z PROP. SURFACE EROSION CONTROL WATTLE y<ER J. 0_ ° PROPOSED STORM PIPE EXPIRES: 12-31-26 I '-'-----_t 12 o - _ ____ ____ - ____ 224 - GENERAL GRADING NOTES Lir w N co Q o co w o cn EX. SURFACE 1. SIDEWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% LONGITUDINAL 0- C) ap Q o >- o '- SLOPE. Q co z z Y XI YI O o a ( < w -, , 2. PEDESTRIAN CROSSWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% 0 o o v a t, 220 LONGITUDINAL SLOPE WITH STRIPED AREA. • . z 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL Q E - DIRECTIONS. C0 ° I > a- O 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL w "' Q 216 �) DIRECTIONS. .. , 0 a-o , z GRADING NOTES z N = M O ADA LANDING AREA - 4'X4' MINIMUM AREA WITH MAX 1.5% SLOPE IN ALL N ° 212 m DIRECTIONS m O2 ADA RAMP - SLOPE NOT TO EXCEED 7.5% RUNNING SLOPE AND 1.5% CROSS � cn • � 2 SLOPE (TYP) 06 D z , m EROSION CONTROL NOTES z EL 208 n INSTALL AND MAINTAIN INLET PROTECTION PER DETAILS 915 & 920 ON SHEET 0 Q W Q C5.0, TITLED "INLET PROTECTION TYPE 4" AND "INLET PROTECTION TYPE 5", o 0RESPECTIVELY. INSPECT, CLEAN, AND MAINTAIN PROTECTION TO PREVENT SEDIMENT LADEN WATER FROM ENTERING THE STORM SYSTEM THROUGHOUT 0 204 CONSTRUCTION.(TYP) - 0 z o f U O rE — p2 ci) o " - 200 — 0_ w 0 D � _ O o , - LL < O ._ I 200 LF OF 36" RCP CD 0.50% 0 96 LF OF 36" RCP 0.50% 236 LF OF 36" RCP ® 0.50% 0 Y w 196 U (n z 0 - r - I- . - ou) Q o = C� o C 192 (!) z o 0 E 2 190 Q 0 0 U L 10+00 11 +00 12+00 13+00 GRAPHIC SCALE IN FEET p- -k ,U 0 0 40 0 E' STORM A PROFILE VIEW NORTH SHEET NUMBER ° HORIZONTAL SCALE: 1"=20' 0 VERTICAL SCALE: 1"=4' C3.3 0 >- g m g 7 _ _ \ \ H MATCHLINE SEE SHEETC3.3 w 0 ° Q 0 \ \ 1 _1 vik„,_. __ E \ ... : i $ , , 0 \ iv.!... Ad&L\ E - - - - - - - - - - ---- --1 1 7 11 I I:......,................. °E \ \ i 1 illi Tiol I I I I I I I I I` 9 -N111\6:- E E \ ` ®® 07 j 1 226 '� E \ \ �® \ 41111I )01,),0 kll 1 ft\ ‘, e0C1 % �� A -- � - 'fir � WGI-CC?-G7 cn -5 . 14111W --- L r - - ,-- IL, , , :s. 1 0 0 , ___ _,\,,,, \ , _-, ,„ _„, ,_ , , \ ,\ , , , -, ,, ..z (-,-) , 5 - , „ „ ,: , , ..„ , ,4,. \ IWIti / ec' .--' , , Q)o \ tillik ,/diL on: \ I` VIIIPIV 4k \\ . 1 1 14 K :2'\V \§\/ fY *- \ \ 236 LF OF 36" RCP ® 0.50% ° \ \ NI EX. MANHOLE 2 `G, ` ' 1 =a�..E•a o ° STA: 16+80.77, 0.17RT � �I I I I I I I J a Q 224c U RIM: 225.77 ` o - d _ - INV IN: (N) 203.93 • / ° I Z ° \ j\\•51 �^ INV OUT: (SW) 203.13 `� �' / . .v g * __I _ \\ ,v„,,„ / KEY MAP 35 LF OF 12" RCP 0.50% MH-3 _ �� +00 % - / T z 91 'C`I •e SCALE: 1" = 250' NORTH U N vly, RIM: 2 3.63 ` yn / I ® w o INV IN: (NE) 20 43 " '(`I .•41 INV IN: (SE) 216. / 139 LF OF 36 RCP CD 0.50% Q O INV OUT: (W) 202.23 F- _ / . / ci Q 6 C.. A: 15+41.38, 35.45RT - _ _ 0 AIR \ LEGEND 7:E>:p o 0 ° RIM: 218.23 \ _ ^ y � o FL FLOW LINE " INV OUT: (NW) 217.00 /\ \ � \ \ / • o° FS FINISHED SURFACEz O� oQo ME MATCH EXISTING z ~ awm - - PROPERTY LINE o ,.WYo , GRADE BREAK LINE Li 00 � PROPOSED MAJOR/MINOR CONTOUR �0Q0 01EXISTING MAJOR/MINOR CONTOUR LID D 1 236 (XXX.XX FL/ME� PROPOSED SPOT ELEVATION ■ � o ocN ° X.XX% PROPOSED SLOPE ON , 1CURB FACE c .0 EX. MANHOLE 2 _E f 1 5' MHCURB BACKSTA: 16+80.77, 0.17RTQ1RIM: 225.77232 GRADING LIMITS �� FSS/ OF 0 o INV IN:203.93 �`� �GIN£F O L INV OUT:203.13 [L 11 fl INLET PROTECTION c. 7 �' ° 8 - 81692PE 0 1 0 .�- STORM WATER FLOW DIRECTION ARROW OREGON I N EROSION CONTROL WATTLE �� 8 0 a "1 -co N 6 N 228 PROPOSED STORM PIPE T y<ER J2• o� ° _ +r70- .. oIm rnNNNH - u) PROP. SURFACE _ `"z z 0 EXPIRES: 12-31-26 1 cn cov)EZZZ _ - - n GENERAL GRADING NOTES o Q I - -\_ - -\ 224 U N- o °, ° _ _ _ _ 1. SIDEWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5% LONGITUDINAL w N = ,E,_ EX. - 1 -Tr SLOPE. 3 SURFACE 0- rn co. w N > CD 0 I65 - 2. PEDESTRIAN CROSSWALKS TO HAVE A MAXIMUM 1.5% CROSS SLOPE AND A MAXIMUM 5`)/0 < oo z z Y I ° LONGITUDINAL SLOPE WITH STRIPED AREA. Y Q co Q w xLLJ 1 220 o o i o 3. ADA PARKING AREAS AND ACCESSIBLE AREAS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL - - DIRECTIONS. Z 1 Q E , D 1 4. SIDEWALK INTERSECTIONS AND RAMP LANDINGS TO HAVE A MAXIMUM 1.5% SLOPE IN ALL �r 1 O DIRECTIONS. a- = 216 LLJ • Q r 1 GRADING NOTES 0 CV Q m 1 O ADA LANDING AREA - 4'X4' MINIMUM AREA WITH MAX 1.5% SLOPE IN ALL Z O CV ° DIRECTIONS m Q CO m I 212 O2 ADA RAMP - SLOPE NOT TO EXCEED 7.5% RUNNING SLOPE AND 1.5% CROSS CVo = 1 SLOPE (TYP) D Q m 1 EROSION CONTROL NOTES 06 Q .,, W 208 INSTALL AND MAINTAIN INLET PROTECTION PER DETAILS 915 & 920 ON SHEET Z W .� 1 W C5.0, TITLED "INLET PROTECTION TYPE 4" AND "INLET PROTECTION TYPE 5", - Q I A 0RESPECTIVELY. INSPECT, CLEAN, AND MAINTAIN PROTECTION TO PREVENT SEDIMENT 0 z - LADEN WATER FROM ENTERING THE STORM SYSTEM THROUGHOUT Q o 1 CONSTRUCTION.(TYP) U 204 _ CD I 1 _ °° - V LF OF 36" RCP CAD 0.50% L.L Q - cC H 200 236 LF OF 36" RCP CO 0.50% (I) O o \ ' T J Q 6u, I 0 Y 1 196 uJ co 0 EI1 1 = 0-10 ° - 192 C/) z co o , , I\ d ,_ I 190 0 LL 0 ' 15+00 16+00 16+90.76 0 GRAPHIC 10 20 40 0 0 U 0 STORM A PROFILE VIEW 13 °' HORIZONTAL SCALE: 1"=20' SHEET NUMBER VERTICAL SCALE: 1"=4' C3.4 _o ° \ m C a I ° FO "II H 0 GP5 WASHINGTON SQUARE LEGEND o T,, / / / / / / / / / / / MALL T v> PROP. 8" FIRE WATER SERVICE PROPERTY LINE o 1 Il..'ll A I� = w PROP. WATER SERVICE EXISTING SURVEY MONUMENT € / - —� ;- — g EXISTING SIGN ° •/ �t0 FWw FVWV FW GV EXISTING GAS VALVE T � � (� PROP. FDC LOCATION -j--- I><, Q II G B-. • C$q T WV IXI EXISTING WATER VALVE ° ':a u . ..••. II EXISTING FIRE HYDRANT z �l 1° G S EXISTING STREET LIGHT _,), , . . . �� I II� IPROP-G��y ICE y' !CV EXISTING IRRIGATION CONTROL VALVE w ' Or �IV © EXISTING COMMUNICATIONS UTILITY MANHOLE +��� I PROP. ELE� ICE i PROPOSED HOS � © EXISTING STORM DRAIN /10E- j I- 2 STORY BUILDING - © EXISTING ELECTRIC UTILITY MANHOLE 1 ± 142,000 SF / L --�PRO - • C EXISTING SANITARY/SEWER SYSTEM MANHOLE :_: ` „ „ „ „ _ n rn REFERENCE SHEET C3.0 ,` EXISTING STORM STRUCTURE o ^� I (-,•(-,• \� .�� a EXISTING TRANSFORMER z o '� ' P EXISTING ELECTRIC UTILITY PANEL I EXISTING BOLLARD a i---(9 z T • q- w EXISTING WATER PIPE w o PROPOSED 0 r;i.p:,,d n ^ �. .. - E — EXISTING ELECTRIC LINE ° II ' �I] GAS— O U Q SPORTS FIELD //���i' EXISTING GAS LINE o fAl __ h. 0±18urt ,400 SF FO- EXISTING FIBER-OPTIC LINE < o c o PROP. HYDRANT 4" ' o — N— EXISTING TV LINE o o / 1 i� w i �: _ L J II UTILITY NOTESlaj�� w Y Jo gip; i{{ Li PROP. ELEC SERVICE m ��r 1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. > oz / / / / / / / ,�� _ 1- �� EL < / 2. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORE CONNECTING I H n RELOCATE HYDRANT I / u TO ANY EXISTING LINE. �_ < WfV•" `' — v !' / I m / 3. SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 6"AND 8" PVC SDR35 PER ASTM D 3034, m / > < . Lo D F RELOCATE HYDRANT ,. , ?. �13 w m 4. WATER LINES SHALL BE AS FOLLOWS: 6 AND LARGER, PVC C 900 PER ASTM D 2241 N o `� it II / < CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 6" AND LARGER DUCTILE IRON PIPE PER ■ oN I' ,� �• < ® AWWA C150 SMALLER THAN 6" EITHER COPPER TUBE TYPE "L" (SOFT) PER ANSI 816.22 OR PVC, 200 P.S.I., , o �' '� F i ` ` x�rye > ' i 1 � f� m w m PER ASTM D1784 AND D2241. _ W i ^ yy W m A 5. MINIMUM TRENCH WIDTH SHALL BE 2 FEET. o �, ��` ' �GAN GA GAS G �S bJ C AS GAS ,,AS GA GA ``' GAS w GAS G 6. ALL WATER JOINTS ARE TO BE MECHANICALLY RESTRAINED JOINTS PER TABLE. ALL UTILITIES SHOULD o° yy,,'���� / rr- ��",i� E PRONT f EE - E E E /, > a BE KEPT TEN (10')APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF \ ` I Eagog E - _ E E e 4 PIPE TO OUTSIDE EDGE OF PIPE). 0 PROFF `� S o V � ?lN— - N N ' "� E N E ry E , ►� ' 'TV 7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 4'-0" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A �`" �GINEF `VoII (f: I 1 ° ° < VERTICAL CONFLICT BETWEEN WATER LINES AND SANITARY LINES (EXISTING AND PROPOSED), THE �� 81692PE �� 1 - •'' C r �� ■� - I ■ < SANITARY LINE PIPE SHALL BE CENTERED DIRECTLY OVER THE CROSSING, THE WATER LINE SHALL HAVE I I C i w \ 0 0 ,/ _1 ,. E / m - MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF OREGON j E PROP. STORM LINE �� `� s w ! + 8. CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 AWWA C-151 CLASS 50). 1, . 8,2< 'a-') ' ri I / REFERENCE SHEET C3.0 .44 ♦ > +.. Illlilll ( ) ( ) y< 0 s w <_ Ao ` 9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. ER J. q ► EM 1 > _ 10. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 EM 2 + w 1-1 m •y '.� P.S.I. EXPIRES: 12-31-26 0 • I / w < 11. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. / o \r s �\ < CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCAL AUTHORITIES < D EL ENT SITE DEVpME ITE // m (ANY CITY) WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. U r` O o Q \/t �/ < I 12. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING w 1 w N • jI. UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, 3 op I- w m m o — — \ — — : , — — — — ,, �� AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED 0- p N o m o ON AS = o o w E5 W./ 13. BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT Y < CO < w LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL 0 o o v o • • BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. Z 1 o , Z 0 14. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED 79 a O BY CODES AND/OR UTILITY SERVICE COMPANIES. THIS AND THE FINAL CONNECTIONS OF THE SERVICE —I o ° r, I- 4 SHALL BE COMPLETED 30 DAYS PRIOR TO STORE POSSESSION. 0- CO o ► I 0 0 15. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS Q \/' Z AND SPECIFICATIONS. o , — y —0 VI 16. EXISTING METAL BOLLARDS AROUND FIRE HYDRANTS AND POST INDICATOR VALVES HAVE NOT BEEN \ C\\ I Li] SET IN CONCRETE AND WERE PREVIOUSLY INSTALLED FOR PROTECTION DURING CONSTRUCTION. '6 • CONTRACTOR TO COORDINATE WITH PLANT ENGINEER AND FOR TO DETERMINE FINAL LOCATION OF 0 �° Q BOLLARDS AND SHALL FILL WITH CONCRETE. PLASTIC SLEEVE SHALL BE PROVIDED BY THE a •• ~ j D OWNER/DEVELOPER AND INSTALLED BY CONTRACTOR. • \ lam1awk ` 17. FIRE SPRINKLER SYSTEM TO BE INSTALLED WITH QUICK RESPONSE SPRINKLER HEADS. il 11.11...i& .0 < o a> z N • L E E E E E ► E • NIP LI 0 0 , fir" CM 1)))4. :I i N ? D ° I_ - off, " L co O 0 o I (., ," 0 'f• r "„ate° LL O ° + ^ _ Q O 0 __ _ _ _ = t t Tr O\ I 0 o r W WASHINGTON �M1, — i C3 Z ° SQUARE ROAD — f .1 0 H Et O in 1 CD p L ° pay II O 1 j \ M I °' o GRAPHIC SCALE IN FEET 0 Q U ° , 0 20 40 80 / \ 0 U m , NORTH SHEET NUMBER -o o (llSCALE: 1"=40' wl o �� CO ,,g / \49g, II--- - 7 ,.... .....,/r• ,FEF, Irrs,J.••.., ii-;,....--, ,INE‘- ‘[.. .,T4.-- --.‘.-- --‘imigi g N .4 1 I- /------------\ ° . . 0 cn 4- Q I ,�. o a' 0 m I ° ti . /Ta I C4. 1 C4.2 o I 1 J 1 / '/ Jr, g „-� ,,, . .. . 4' d Q ® ®® / 4 4 c� , �s 0. � cn / /_I . '4"• 4 .. . * 1_, _____ o i ' -, 0 -- 1 4 , ' ®®go . ,2 e I 5 44• • =®®y; i W �� �i 2 . t. � ® o n ' O II 2 , .41 ,,-/ 0 %''�€ * �� IQ II ' Iz I u) PROPOSED BUILDING o ' tc 72 LF 6" SANITARY SEWER LATERAL @ 25% 2 STORY KEY MAP I T PROVIDE CONCRETE SLOPE ANCHOR MIN SPACING 35' O.C. SCALE: 1" = 250' NORTH z ±142,000 SF a i,'" -7/44° " 22FINISHED FLOOR = 227.80 I . W o T / I� III SANITARY NOTESi co o .c< 0 U z EX. 48" SANITARY SEWER MANHOLE II 1 INSTALL 6" SANITARY CLEANOUT AT EXISTING cL a IE IN (E): 201.84 ^"� w II SEWER LATEAL. CONTRACTOR TO VERIFY INVERT Q o c o 7Z IE IN (N): 201 .85 a 2 SANITARY SEWER LATERAL POC IE 221.80. SEE o og 8 0 IE OUT(S): 201.76 / : Qa.. ° PLUMBING PLANS FOR MORE INFORMATION Q ° ? z - o w CI) uIIII >111111 CL 0 (f) WATER NOTES CU = wz Y 0 w, N 1 6": 203.53 J o U Q La I "" O INSTALL 12"X6" TEE w E . < m Q 2O INSTALL 6" GATE VALVE L D / N f N -III ■ � 0 oo o, '' w 4 /' O3 INSTALL FIRE HYDRANT ASSEMBLY. SEE TVWD STND DETAIL 502 SHEET C5.2 O 73 ° / I 0 I ELECTRICAL NOTES O2 N ° ,4, , ���p PROFFS o I �� G I N F `��O z ,_ 0INSTALL 5106 VAULT. RIM TO MATCH SIDEWALK GRADE. PROVIDE SLIP RESISTANT LID. �� <,� F,P * F ° ^" I- Li 81692PEQ0 0 / N OREGON I UTILITY NOTES ,�gR. 8,z�`�� / W y<ER J. O� _° o I 1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. w 2. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORE CONNECTING EXPIRES: 12-31-26 E TO ANY EXISTING LINE. o imi.(1):711d1-LI.mil - 3. SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 6"AND 8" PVC SDR35 PER ASTM D 3034, o , "n" ° ' 4. WATER LINES SHALL BE AS FOLLOWS: 6" AND LARGER, PVC C-900 PER ASTM D 2241 ° `4L ``' /1 ` CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 6" AND LARGER DUCTILE IRON PIPE PER w N 0 I o Q __ o _ AWWA C150 SMALLER THAN 6" EITHER COPPER TUBE TYPE "L" (SOFT) PER ANSI 816.22 OR PVC, 200 P.S.I., -, Q w oN CO o , - n / 1© ; PER ASTM D1784 AND D2241. Q Q m m 5. MINIMUM TRENCH WIDTH SHALL BE 2 FEET. C o N ° m o 0) P / "')n'� ,�Q 67 N_ . ALL WATER JOINTS ARE TO BE MECHANICALLY RESTRAINED JOINTS PER TABLE. ALL UTILITIES SHOULD Y o o J 6 Z 6 I / / / / / / / / / / / / / / lc BE KEPT TEN (10')APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF v w a _ PIPE TO OUTSIDE EDGE OF PIPE). 0 o o �uL ,,v o ° W y - p 7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 4'-0" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A Z F _c - 1 * \ \' VERTICAL CONFLICT BETWEEN WATER LINES AND SANITARY LINES (EXISTING AND PROPOSED), THE wL �' �`�` I SANITARY LINE PIPE SHALL BE CENTERED DIRECTLY OVER THE CROSSING, THE WATER LINE SHALL HAVE Q „"" MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF CO o 4C1' 8. CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). co Q ''' F 9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. o ° 10. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 2 ' / J w /%, F i , .1 . , ���- P.S.I. "' w 11. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. //I/ ►� • CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCAL AUTHORITIES D j o \ n ,- '� I yy P "' 44\ W W W N (ANY CITY) WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. W 7/1 . W 12. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING 7 .---.'-'.---- �� ►�� GAS S GAS GAS GAS GAS GAS GAS :Li- _SVO UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, I _ AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED a w 'w � E �' �\ „1 n NI.: E, _ E E k _ F t E E E F F ON AS -E- '- %�� L "" O �1 E E �./ - 13. BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES ATAil z � .� ` '.� l•r .!.; LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL / ,w N I i E E E E E E BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT ry \ N v TV Ery F N TV ry TV TV - TV _ WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. N `n \�, w e0� iiN =E 14. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED W uL 0 BY CODES AND/OR UTILITY SERVICE COMPANIES. THIS AND THE FINAL CONNECTIONS OF THE SERVICE SHALL BE COMPLETED 30 DAYS PRIOR TO STORE POSSESSION. CL irk °� �' 1 % 15. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS N E Lk--\ �,, 0 - - - - IE -I - I. Nr ' AND SPECIFICATIONS. I 16. EXISTING METAL BOLLARDS AROUND FIRE HYDRANTS AND POST INDICATOR VALVES HAVE NOT BEEN J O. O ° , I- Q a 4 E � `\ \ � .-_ SET IN CONCRETE AND WERE PREVIOUSLY INSTALLED FOR PROTECTION DURING CONSTRUCTION. J z W ```.. .. CONTRACTOR TO COORDINATE WITH PLANT ENGINEER AND FOR TO DETERMINE FINAL LOCATION OF Q - CC E z BOLLARDS AND SHALL FILL WITH CONCRETE. PLASTIC SLEEVE SHALL BE PROVIDED BY THE 0 o ' OWNER/DEVELOPER AND INSTALLED BY CONTRACTOR. 17. FIRE SPRINKLER SYSTEM TO BE INSTALLED WITH QUICK RESPONSE SPRINKLER HEADS. w 0 F. v^/ Et T 6 iil U_ < 0 _1 •• a O U ,:mL .si itiiiiiiiiii'i" O V co 7 _ . '1"" Z di U) - D I- • O LL N U) Q • 0 I (r) O 0 • o , z Q • D ELO ' kIENT SITE 1 cn E U Q o °' °' GRAPHIC SCALE IN FEET 0 U } ° 0 10 20 40 / \ Q .) m , • immi . r _ _ _ 7.„,„:„7- ->mm- _ _ mNORTH SHEET NUMBER -o 0 oSCALE: 1"=20' 4. 1 � . 1 1 } co 11 Alla 0 200 LF OF 8" FIRE SERVICE Q 11 - - - - A • O 0 Q ° C 185 LF OF 2 1/2" SERVICE 5 LLJ Q ‘ FW FW F F �..E via, FW FW FW F f.. =a ..... ( I i A e>,E • `°.. GAS GAS C 4. C r_. 4.2® � 14 ''' 01 • � T � \ eGqs GA 2 � ~:� r n hl ap , ,- 4. 5 -sw , : ? 0 i % ® (A PROPOSED BUILDING -- o' 1 � 0,1 ,w, ": ®® a _ w irY ±142,000 SF2-STORY , lip �� ,�" , \ a FINSIHED FLOOR = 227.80 �'''' ci o u o .a , u1il a I I Z � I 1 EO oz.21WATER NOTES�� ��@ • ° SCALE: 1" = 250 NORTH z 0 INSTALL 12"X6" TEE cn o . I 2O INSTALL 6" GATE VALVE 0 _ o La © U Q OINSTALL FIRE HYDRANT ASSEMBLY. SEE TVWD STND DETAIL 502 SHEET C5.2 = o o o Q eL ,°'� o 7Z ` ' I] \\ ( z ° (Iv ..- 0 CONNECT TO EXISTING 24" WATERMAIN VIA HOT-TAP o o2 o 0 �►' ' OPEN SPACE z o ` _ ±7,800 SF O INSTALL DOMESTIC WATERLINE, SIZE AND LENGTH PER PLAN 5 8 H ` l] a I �o I .° I O INSTALL 2" WATER METER PER TVWD STD DWG DETAIL 605A ON SHEET C513 o \\ ,' .2 T 1 o w III \`'' I O7 INSTALL 2 1/2" WATER METER SERVICE POC IE = 223.80. SEE PLUMBING PLANS FOR MORE Q INFORMATION u `-' II NJ a I Os INSTALL FIRE WATERLINE, SIZE AND LENGTH PER PLAN ■ 0 0 o ill ® ' ' n I �I ' I 9 CONNECT TO EXISTING 24" WATER MAIN VIA HOT-TAP O PROPOSED �r r CO f co SPORTS HELD `���` GAS NOTES PR o ±18,400 SF nl , 4 /\CONNECTTOEXISTINGGASMAIN. COORDINATEWITHNWNATURAL *GIN( FSS% - I 81692PE o / . I ©INSTALL 207 LF 2.5" GAS SERVICE LATERAL o ° �r1] Ia° OREGON Q j I IF AINSTALL2.5" GASMETER. SEEPLUMBINGPLANSFORMOREINFORMATION qR, g,2���� CD oerl: a ELECTRICAL NOTES y<£R �. �` cn a I ] a EXPIRES: 12-31-26 E I 1 ♦ 1 �, p 2O INSTALL 812 LF OF 8 4 CONDUIT. CONTRACTOR TO COORDINATE WITH PGE 1 Q I �'`'�` I .a 3 INSTALL NEW TRANSFORMER AND PAD. CONTRACTOR TO COORDINATE WITH PGE U ti O ] i O LLI N 2 L Q �I o w o cn 11 o C �' p co 1 N c >- I O INSTALL 90 LF OF 8-4" CONDUIT FOR SECONDARY POWER _ Q 00 Q co > m a Q L a N 0 m o • 4Lu o 3 I ° . I 0 INSTALL NEW PULL BOX. CONTRACTOR TO COORDINATE WITH PGE Y o o U E5 a _ _, } §4PL N UTILITY NOTES �' �i'i�`u 1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. / 1 77 [] 5 I� S 2. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORE CONNECTING TO ANY EXISTING LINE. J `4� �1 3. SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 6" AND 8" PVC SDR35 PER ASTM D 3034, Go Q I I 4. WATER LINES SHALL BE AS FOLLOWS: 6"AND LARGER, PVC C-900 PER ASTM D 2241 o . �� F, , IEl] CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 6"AND LARGER DUCTILE IRON PIPE PER ,, ' - - - - -^ - -- - ! M AWWA C150 SMALLER THAN 6" EITHER COPPER TUBE TYPE "L" (SOFT) PER ANSI 816.22 OR PVC, 200 P.S.I., ' I /O / i PER ASTM D1784 AND D2241. J UI 0 / I 5. MINIMUM TRENCH WIDTH SHALL BE 2 FEET. I- f , 6. ALL WATER JOINTS ARE TO BE MECHANICALLY RESTRAINED JOINTS PER TABLE. ALL UTILITIES SHOULD D II o I. BE KEPT TEN (10')APART (PARALLEL) OR WHEN CROSSING 18"VERTICAL CLEARANCE (OUTSIDE EDGE OF tiV w _ _I w wA tiL w w yy yy ,. .4I w w _ M I'1 I PIPE TO OUTSIDE EDGE OF PIPE). ` •O 7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 4'-0" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A L � G' : AS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS - #AS_ II I VERTICAL CONFLICT BETWEEN WATER LINES AND SANITARY LINES (EXISTING AND PROPOSED), THE Q --E-___________ O SANITARY LINE PIPE SHALL BE CENTERED DIRECTLY OVER THE CROSSING, THE WATER LINE SHALL HAVE z ✓ 0 E �� F t E F t F E F E F E E E I I s 1 ,,,.1 ,.., _nn MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF E E - V) I "_��JJ 8. CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). N ©- w --Tv--E- Tv E rvE NE NE NE �. N �N\ Q n 9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. w Lo 0 0 rffia--1 miiik ' um �.�� 11110 I 10. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. �! I 11. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. u6Nk N ME II OBI, - I. - - .I, ,I, - - - - I. . a "' `� < I I CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCAL AUTHORITIES . ims No Q (ANY CITY)WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. z �' O 04" `g ►� I 12. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING J U O UTILITIES ASSHOWNON THESE PLANSISBASEDON RECORDS OF THE VARIOUSUTILITY COMPANIES, ~ J U Q E �_`� AV \ill U S S O S S CO S CO S, Z w `' E C I,� I AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED Q CC - I ` 7r • ON AS 0 2 co O ct `` .,' 13. BEINGEXACTORCOMPLETE. THECONTRACTORMUSTCALLTHEAPPROPRIATEUTILITYCOMPANIESAT� Q I two `o . S ', : LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL (f) . 0 ` �� BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT h► 6lkir WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.ci Q O .� GAS 14. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED 0 D 0 Y . - 0 BY CODES AND/OR UTILITY SERVICE COMPANIES. THIS AND THE FINAL CONNECTIONS OF THE SERVICE c , ,� a SHALL BE COMPLETED 30 DAYS PRIOR TO STORE POSSESSION. in z 15. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS z - t I' I AND SPECIFICATIONS. D O I- I I 16. EXISTING METAL BOLLARDS AROUND FIRE HYDRANTS AND POST INDICATOR VALVES HAVE NOT BEEN O g o i- . ,,,ri^,e I I SET IN CONCRETE AND WERE PREVIOUSLY INSTALLED FOR PROTECTION DURING CONSTRUCTION. _ O 0 L " 3 5 CONTRACTOR TO COORDINATE WITH PLANT ENGINEER AND FOR TO DETERMINE FINAL LOCATION OF CL fY Z c 'I A. BOLLARDS AND SHALL FILL WITH CONCRETE. PLASTIC SLEEVE SHALL BE PROVIDED BY THE C!) z co , .:1 _ DEVE ITEM �' OWNER/DEVELOPER AND INSTALLED BY CONTRACTOR. _ 5 17. FIRE SPRINKLER SYSTEM TO BE INSTALLED WITH QUICK RESPONSE SPRINKLER HEADS. U Cn LL ,14 I L- o I GRAPHIC SCALE IN FEET 0 U ` I U co1,, NORTH _ _ _ mi . 1 _ _ _ _ _ _ _ _ _ - - _ - . 1 SHEET NUMBER -o o CDo SCALE: 1"=20' . CO `; FOR FURTHER INFORMATION t IA SEE " 3„ C L A S S „A„ CHAPTER 4 OF ON CLASSCLEAN WATER W o SERVICES EROSION PREVENTION I- SURFASESPECIFIEDATION AND PLANNINGMENT AND DONTROL ESIGN MANUAL. � SS PC) FE NOTF• S F� GG� - FO o SEE STD MOUND EXCESS NATIVE MATERIAL C.9 QPF,O P .111 • . °� R Mi = DRAWING 600 OVER TRENCH TO ALLOW FOR TACK ALL EXPOSED MATERIAL. \co.\\ QRO\l D.. N C/ T-CUT ASPHALT \ SETTLEMENT FO PQ G; b• '�• 0 .:'Q c STyN E DETAIL — _ THICKN SS OR EXISTING.ING.ATCH AC TO GREATER OF 3" v u C = = W + 24" MIN. I I I _-III-11ft,.,,.� . e • .• . �.'e' ; a � • .p ° . . o a — — — 12" MIN. 12" MIN. o._�:. . . . • .1 -111-III-111-111-111 I- I1-I I1= -I11-1I I H 1 SAWCUT EXISTING AC Q a• - D ' p' S.'. o:. • ° ° III=111=1 1—III—III—III-111= o ' • '• :o _ I. 1 11-111-111-111-111 —111—�I-11—I )1 1 � / ' _ y �i� •IIII IIIIIIIIII- 11 I 1 12" NATIVE TOP SOIL • • " �- =III — — 111=1 IF TOP SOIL EXISTED RADIUS = 25' MIN. a. • V a •' • 'o • q•�.• p; Z 1I1I -III1I1 95% COMPACTION � COMPACTION 1-1' PRIOR TO EXCAVATION. —III— WITHIN 36" OF / / -III-I h SURFACE 1 \O� 0-SS 1 = ° ° / / I- a , ° a/ / / SEE NOTE 5 FOR APPROVED ROCK QUO(� OF �G�F I UNDISTURBED a a ° 1 l 1— ° a . / — EARTH a., a a ° a ° , \Q c�S r) -I I `-90% COMPACTION / NATIVE III— a ° Q ° e ° SUBGRADE REINFORCEMENT \, C' P UNDISTURBED ID ° ° GEOTEXTILE, AS REQUIRED P��EARTH ° • BES�RFACE F j ATERIAL 1-1 I I III= ° a a / = d d.. 8" MIN. Can;-• ° ° 1/ / / 111 a DEPTH o / _ o Q DEPTH A 3/4" - 0 CRUSHED / // / 1—I' a VARIES ROCK 11 EXISTING - 3/4" - 0 z ° a / / BASE ROCK 44 4 CRUSHED ROCK GRAVEL CONSTRUCTION o / // a ENTRANCE CURB RAMP E � � o � a / = a (j O ° a °a a a PAVEMENT = l'\' Y 3/4"-0 CRUSHED L, 4 d o ROCK PIPE ZONE ° 4 o 1/2 PIPE a a (n cr a ° 0.D. PLUS 6" � a - / \ \ v ♦ �`• raj.t,.?: -_`�i41+'.T. .,f,f;�'.A O'"6-, ////////NY //// //////�/� .�r'J 'L:rl."r'#''4F'F-'`I',th' '!;<Yl�l*p�•3yty�<x�,•.-�,ar-r','"�:.:�;., o a • • � . VIPS.varS. PIPE ZONE O — o- — -•..•..•..•..•..•.., .000L 41 � A /%////\/A\/x\�\\/�\�/\//\//�//\//\/�.^f'.1.:; e. .e. e. D e o•e 6$ .e• O O I IIIIII- sozos / / // a, 3/4"-0 111=11 . . . . . . : . , . : : : . . .- III-1I1= i N\.,.. . . . a �' ci PIPE BEDDING s-;ls-;ls-;ls-;ls-;ls -;lT aej ls-;lt;!t;!t;!t;!t.'3 •. — — ,.;0,.;0,•; ,• ,• 0 10, ,•0m0-• BEDDING •• ^ 0 o 4 =1 ° •=•=•=•= •=- •=-•=-•=-•. 111EI I I1 I I- •a•a•a•s •s •s •s •a •r-•e z `n(AD O o 111- ii•--•--•-•-i-i-•--•-- •--•--•--•--•--•--•-•g i 1=1 I 1=1 I 1=111- , = = = /� NOTES: z w w ~ o 47,0HEW * _ _ ' '=' ''_ '-I I I-I 1 I-11 I-1 O = w 111-11 -- — -I 111-111=1 o -1-1-1- - - - 1 -III-III-III-III-III-III-I >Nu f:1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING -1 - III 11j111 111-I 11=111E -III- 1 = w -III- - -1 j TRENCH STABILIZATION: OF SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR a11 -1 1— NOTE:IF REQUIRED, TRENCH STABILIZATION CLEAN OUT OF ANY MEASURES USED TO TRAP SEDIMENT. >- Ir = 1/2 PIPE O.D. PLUS 4" MIN. FOR PIPE SMALLER THAN 18" SHALL BE SPECIFIED SEPARATELY 1. TEE CUT TO BE DONE AFTER EXCAVATION AND BACKFILL OF TRENCH. H H w 1/2 PIPE O.D. PLUS 6" MIN. FOR PIPE 18" AND LARGER 2. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF- WAY. J AND PLACED PRIOR TO PLACEMENT � � 3. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE E . Q OF BEDDING MATERIAL. 2. SEE STD. DRAWING NO. 590 FOR BEDDING, PIPE ZONE, AND TRENCH BACKFILL. THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. o Y m m 0 4. WHERE RUNOFF CONTAINING SEDIMENT LADEN WATER IS LEAVING THE SITE VIA THE CONSTRUCTION CD ' ENTRANCE, OTHER MEASURES SHALL BE IMPLEMENTED TO DIVERT RUNOFF THROUGH AN APPROVED N m NOTE: FILTERING SYSTEM. ■ 0 o0 o 5 1. ALL COMPACTION REQUIREMENTS PER AASHTO T-99 AND ODOT/APWA SPEC 00405. 5. DIMENSIONS NIL 2. THE TRENCH WIDTH AT THE SURFACE OF THE GROUND SHALL BE KEPT TO A MINIMUM NECESSARY TO SINGLE FAMILY :: ge: © E INSTALL THE PIPE IN A SAFE MANNER. w 3. THE MINIMUM TRENCH WIDTH IN THE PIPE ZONE SHALL PROVIDE A CLEAR WORKING SPACE OF SIX 20' LONG BY 20' WIDE 8" DEEP OF 3/4" MINUS CLEAN ROCK. o o INCHES OUTSIDE THE MAXIMUM OUTSIDE DIAMETER OF THE PIPE BEING INSTALLED. COMMERCIAL/SITE DEVELOPMENT of 1E 4. IN ALL CASES, TRENCHES SHALL BE OF SUFFICIENT WIDTH TO ALLOW FOR SHORING, PROPER JOINING 50' LONG BY 20' WIDE 3-6" CLEAN ROCK, GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE OF PIPE, AND BACKFILLING OF MATERIAL ALONG THE SIDES OF THE PIPE.La E FABRIC TO PREVENT SUB-SOIL PUMPING. ,i620PROF / ° '`<C' F`S.f/ o \� *GIN£F? 0* TE\ CH 3ACKF LL T— CUT 81692PE O 8• - ci EDETAILS C eariWiter Services ASPHALT E T A I L S CleairiW item Services C 0\ S T U C T 0\ E\ T A\ C E Clean iten Services \ qR EGO o�� \ s,2� c o DRAWING NO. 590 REVISED 10-31-19 DRAWING NO. 600 REVISED 10-31-19 DRAWING NO. 855 REVISED 10-31-19 y4ER j. 0� ° ° EXPIRES: 12-31-26 ° c � z o FOR FURTHER INFORMATION I- o ON DESIGN CRITERIA SEE ti O CHAPTER 4 OF CLEAN WATER MAY BE USED SHORT TERM Ij N 2 in SERVICES EROSION PREVENTION O O cn o a W/ UTILITY WORK AND W/ w AND SEDIMENT CONTROL O CO H N w Ts 0 PLANNING AND DESIGN MANUAL. PHASING OF DEVELOPMENT ����.�_�,.,;,;; (1 O m } I prra Ytfas�i�jN 0 m p i [L 1" REBAR FOR BAG REMOVAL Q oo Q m rr. LL r U 1'r ��� ' I .,�,,_liii� ':':e�� n�n.,w'.i :+°: = O O J C z �l� NO • ' , q - _____ �' CATCH BASIN GRATE Y a cn a w O I :. , ;r s',: iGu• ;�I'U ^�� yu I,.,-nll m: - ill�l�fil■�1111 U W 0' S o t ,. FLOW . ,I ° N�.,.�� Rail i 'I `i co •. I l III, I �i m o o v :. c:• • • OpE 1ElOG �i„ � iiii�iiiii�iil� I�il� �i n E ° S1 nigh 1.111 I I NI n paw�uA _ • 11...' YIIIII�� I�/ o �iiipl i �► — __mNu �/ ', WOOD STAKE I' Ilm,I II�BII .11l'll !�ri.0ifir_=s _=:e'AlpI:i �P� PLACE WATTLES ALONG SLOPE CONTOURS. adios Iligii 01 1 • X ( PROFILE = - . � .���. .,$,...:__ r u! Ins,. t,.in i 1 Q Q I }• HOJEUR1_ _:a - CATCH BASIN �"�I �I �I �I 1 / 1• •�•• _ = 1#4.4.4 EXPANSION RESTRAINT Q Q:l AI OI OI OI I� 4n�G�■n:::ice=�■nl ,�/ �, �, �, d _=:::..i .v.- wetailimstenkr.0_ I "„i.a:P.i; Witiritabl 0,-.., 0#4.4.4*/ AREA DRAIN . • ��0�4 j444+f d K WHEAT STRAW, RYE :. :.,�,b>:? = ='. SV••d t#4.0#4;"cal o GRASS STRAW, L�`h°r'�'z �;:tis;:y}�. '= 60' crrP) . •n STAGGER COCONUT OR w`=`ti' i 'T JOINTS EXCELSIOR WATTLES - " . ;!::1-''. , �� d Q .� ; Y CATCH BASIN �eN=4 • \#4.1 . .d ' I- 75 L0 ° '"' y ,IN111 11iA STORM PIPE �4 • W N _`:.= "=' FLOW oniim*IN . o ° IYIII�II�I d d Ilia PI IIIke�111 +� ❑ Mew l l I •rca k yy.r• kip 1 - . . d ° SECTION I III11111116,, 1 ' mraru d ❑ • • DITCH BOTTOM 11111111 1� II II FLOW a a STAKING SPACING �����V� 1 Q o ❑ • • ❑ � 4' O.C. d 11 111I � IIII�IN _ FLOW FLOW I.._., _ ..■.■.:1■y • ° ❑ 4 e a'�e I 4• . • . Q 'd d . a J U 0 w o ° �� �Il��el in7J Z 0 ❑ MINIMUM 1' NOTES: o a. 'w o;.. ij 1 ammo FILTER1113111111 OO SACK o .� / OVERLAPPING ° �C::■./-A �j o ON UPHILL 1. STAKING SPECIFICATIONS: DITCH INLET PLAN VIEW __: v.r,-! 0^ 2 O (� ❑ ° SIDE a. 1"X2" WOODEN STAKES I..L w 0 D- 0 ° b. ADDITIONAL STAKES MAY BE INSTALLED ON DITCH INLET 6" overlap of bags. tV O 0 ,' DOWNHILL SIDE OF WATTLES, ON STEEP SLOPE OR HIGHLY EROSIVE SOILS. CATCH BASIN INSERT Q 0 o 2 ❑ 2. SPACING IN ACCORDANCE WITH DETAIL 940. 0 E CD _c , V Y .( ° 3. REMOVE ALL ROCKS, CLODS, VEGETATION OR U' ,-' - OTHER OBSTRUCTIONS SO THAT THE INSTALLED NOTES: w Z o -o WATTLES WILL HAVE DIRECT CONTACT WITH THE PLAN VIEW SOIL. 1. TYPES.ADDITIONAL MEASURES MUST BE CONSIDERED DEPENDING ON SOIL NOTE: 0 I- _c 2 INSTALL THE WATTLES IN A 2" DEEP TRENCH, In ° INSURING THAT NO GAPS EXIST BETWEEN THE FOR FURTHER INFORMATION ° SOIL AND THE BOTTOM OF THE WATTLE. THE 2. BIO-FILTER BAGS SHOULD BE STAKED WHERE APPLICABLE FOR FURTHER INF❑RMATI❑N 1. RECESSED CURB INLET CATCH BASINS ON DESIGN CRITERIA SEE = rn O ENDS OF ADJACENT WATTLES SHALL BE USING (2) 1"x2" WOODEN STAKES OR APPROVED EQUAL PER BAG. ON DESIGN CRITERIA SEE MUST BE BLOCKED WHEN USING FILTER V CHAPTER 4 OF CLEAN WATER E OVERLAPPED 1 FT. MINIMUM TO PREVENT CHAPTER 4 OF CLEAN WATER FABRIC INLET SACKS. SIZE OF FILTER SERVICES ER❑SI❑N PREVENTI❑N (J) z (n Q 3. WHEN USING 30" BIO-BAGS TO PROTECT A CATCH BASIN YOU SERVICES ER❑SI❑N PREVENTI❑N FABRIC INLET SACKS TO BE DETERMINED - SEDIMENT PASSING THROUGH THE FIELD JOINT. AND SEDIMENT CONTROL _ HAVE 4 BAGS AND THEY SHALL BE OVERLAPPED BY 6". AND SEDIMENT CONTROL BY MANUFACTURER. I PLANNING AND DESIGN MANUAL. U CO I- o ,_ PLANNING AND DESIGN MANUAL, Ci)E - Q 0 D U >- WATTLES I \ LET P �OTECT 0 \ �� INLET P OTECT 0 \ � aeariiW_ite Services C�earil -ite Sew Services aearil it�� Services SHEET NUMBER � o TYPE 4 TYPE 5 O -o DRAWING NO. 880 REVISED 10-31-19 DRAWING NO. 915 REVISED 10-31-19 DRAWING NO. 920 REVISED 10-31-19 C5.0 o >- 00 cul- t 0 I- o Q Q 0 0 0 0 0 T CURB JOINT E SEE STD DETAIL NO. 146 0 5' MIN. SEE NOTE 5 ROW T .. 2% o ; I Ie ; ROAD 'f , = : :;r 1Y = :; EDGE3/4R_\ 6 zf= li` iiT-1=. " rtl,1411- ° -=1 l =� 1 111-=111 1 = 1 - Ow2 2" OF 3/4"-0" BASEROCK T 6,, 5" - DRAINAGE BLOCKOUT_ �_ fY COMPACTED SUBGRADE / 3" I.D. SCHEDULE 40 _ DWV (ABS OR PVC) / °d a °�-- PIPE W/COUPLING SIDEWALK ADJACENT TO CURB poop o o ° 16" o p 000 ° o ° CU Q PLANTER 5' MIN. ROW A 0 0 0ci -o STRIP 0 ° 4 Z 0 6" 0000 O?, ROAD .' .�. ...a.,;;i•.• �,:_:� ..�_...��,•.. ..T=P � � p a � � `("'fif-'1 L1if-il'f-�1, '�ff�171=fii-"III- ' (.3 , L 1-1 I1 -IT i_iT , ' I 11E1 11E1 11E1 11E1 I l 11=1 11-1"- z 1 1�11�1- ' 9" • SIMI vi X / 2" OF 3/4"-O" COMPACTED SUBGRADE COMPACTED SUBGRADE O BASEROCK Q o NOTES: cp SIDEWALK AWAY FROM CURB 1. EXPANSION JOINTS: = o o o 0_ n' NOTES: A. TO BE PROVIDED: '� z 1. CONCRETE SHALL BE 3000 P.S.I. AFTER 28 DAYS. 1) AT EACH POINT OF TANGENCY OF THE CURB. 0 Os 4 ,2 0 2) AT EACH COLD JOINT. z 2 V i 2. PANELS TO BE 5 FEET LONG UNLESS OTHERWISE SPECIFIED. ^ 3) AT EACH SIDE OF INLET STRUCTURES. H ro I 3. EXPANSION JOINTS & CONTRACTION JOINTS SHALL BE 1/2" PREMOLDED ASPHALT 4) AT EACH END OF DRIVEWAYS. >44o - o w IMPREGNATED MATERIAL OR EQUAL EXTENDING FROM SUBRADE TO FINISH GRADE AND 5) AT LOCATIONS NECESSARY TO LIMIT SPACING TO 45 FEET. _ w PLACED AT SIDES OF DRIVEWAY APPROACHES, UTILITY VAULTS, WHEELCHAIR RAMPS AND AT CD I w o 3 s SPACING NOT TO EXCEED 45 FEET. 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL w i El- WITH A MINUMUM THICKNESS OF 1/2"AND SHALL COVER ENTIRE CROSS _1 `" I 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS THE CURB, SECTION OF CONCRETE. . Q O o THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN. 1/2" RADIUS. Y m co CO A- 3. TRAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 15 FEET APART `n D 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE CURB IS USED WITH A DEPTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA. ■ o 0 OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. OTHERWISE SIDEWALK SHALL HAVE N o E A MINIMUM THICKNESS OF 4 INCHES. 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 28 DAYS. :: ge: © 3 ~ 0 w 6. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3" DIAMETER 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MIN. OF 2 FEET o II 1E SCHEDULE 40 DWV (ABS OR PVC) PIPE AT 2% SLOPE. CONTRACTION JOINT TO BE PLACED AND MAX. OF 3 FEET FROM PROPERTY LINES (SEE NOTE 5 STD DETAIL NO. 126 o '" OVER PIPE. U 6. FOR SUBDIVISIONS AN "S" FOR SANITARY AND A "D" FOR STORM DRAIN SHALL ��p PROFFS - '6) 7. CONCRETE SHALL HAVE A MEDIUM BROOM FINISH AND TROWELED ON ALL FOUR SIDES BE STAMPED ON THE TOP OF THE CURB ABOVE THE LATERAL \�- GINf s o• °' APPROVED BY: NO SCALE APPROVED BY: NO SCALE C- 81692PE cn ,, MICHAEL A. STONE, P.E. MICHAEL A. STONE, P.E. O ��• ���e•, .�•n, �as,�,oe CONCRETE DWG. NO. �ti•re�c•���•�n .�nzo�o.� .o•e STANDARD DWG. NO. OREGON ° o CITY ENGINEERCITY ENGINEER • E JANUARY 2013 SIDEWALK 1 20 JANUARY 2013 CURB 125 T qR 8,20`�� U o APPROVAL DATE APPROVAL DATE y4 ER J• O'� ' EXPIRES: 12-31-26 CU 0. 0 STOP SIGN LOCATION As required in z I- 0 I Q (INSTALL 4" PVC SLEEVE UNTIL CROSSWALK Off typical sections w T- N I • a DRAINAGE BLOCKOUT of construction o Lu o cn PERMANENT SIGN INSTALLATION) STRIPING Street Street o co i_ N w } 0 3" I.D. SCHEDULE 40 EXISTING PAVEMENT DIG OUT REPAIR SAW CUT OR GRINDING -I I plans L co Q Q m m 1" 6'� DWV (ABS OR PVC) / PC/PT Area Q coo o N 0 >- w I PIPE W/COUPLING / c5'' 1 T-cut (see = o o w 6 m o 6 1" BATTER 1 -R=11=11=11=N R== Y J -it=B=N=N=N=1 i=ii SIDEWALK note 1) 0 W Q w ROAD 1" 6" 1„ R ° - ° a�rii n=n=u=u n=u CURBSIDE . Surfacing / CUn o o 0 CO o �__j_ „`��;, V,JJ � � Topsoilorasco12„ O T 'TE �' /o AC directed Base Material 6" 4 1/2"MAX. a11=1 / �� \F cA_ 0 U o 00 0 4=.11.=: 00,0 QOOoo0 o0 Opo0000 1 +' _ o a •o°oo°o 0 00 ° o 0 o O 000 00 o O 0000 00 O �' U U XI ° °°°° Riin: .00 00 000o O AB 0°0 00 0 00o AGGREGATE BASEROCK TRUNCATED DOME o " 0 Q 0 BASE COURSE nu:11: 000 0 ,,o oo� 00 000 0 0 o r \G,,,a g Q U Q Q - Q OOoOo 000000000001 DETAIL <o Q o Q 24" III� � � � � 1 � � �ii�� � o•� .N'• lr to> �I -o p � COMPACTED SUBGRADE I -I_ -I -1 COMPACTED SUBGRADE U �P�� tijA o o .. U p CV E 2 \ O O O / �,P EXPANSION X L LOCAL STREETS: © © ©o o f ���e JOINT (TYP) w U U � = C/) r'' o o > �P� C� a) _ 0 8 E c J `- T 1. CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 P.S.I. AFTER 28 DAYS. AC - 6" CLASS "C" ASPHALTIC CONCRETE, °o OO oO . ~ Q z -o U Q -0 2. EXPANSION JOINTS: AB - 4 (1-1/2 - 0") AGGREGATE BASEROCK CURB o Q / ) Q) .. U U D I- Lo 0 •�a C " -0 +' C N U o A. TO BE PROVIDED: OR '• U 0- U U U U in N I c0) L- ° .0 1) AT EACH POINT OF TANGENCY OF THE CURB. AC - 8" CLASS "C" ASPHALTIC CONCRETE N j U ~ 2) AT EACH COLD JOINT. O ( 3) AT EACH SIDE INLET STRUCTURES. RAMP TEXTURE o � , 0_r j U PATTERN DETAIL PLAN VIEW Q Q n 4) AT EACH END OF DRIVEWAYS. MAJOR COLLECTOR STREETS: V. - 6, u) 5) AT LOCATIONS NECESSARY TO LIMIT SPACING TO 45 FEET. 6" Min bedding 6„ •16" AC - 9" CLASS "C" ASPHALTIC CONCRETE, below outside of Q 0 B. MATERIAL TO BE PRE-MOLDED, ASPHALT IMPREGNATED, NON EXTRUDING, AB - 4" (1-1/2" - 0") AGGREGATE BASEROCK MIN MIN N E WITH A THICKNESS OF 1/2 INCH AND SHALL COVER ENTIRE CROSS SECTION OF CONCRETE. 4' 4' 6" pipe bell 3/4" - 0" I 2 3. CONTRACTION JOINTS: crushed aggregate FLUSH .. J A. SPACING TO BE NOT MORE THAN 15 FEET. 11 III=III soeoo )0�40. 4I. J (-5 0 / -III-III-I _ 8 . , < I .. r . � . J C� < . F ...r., Q B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1-1 2 INCHES. -III-11 - i=" =°>o°- j � z w w a ""=111=111=111=1 -111-1 I I _ _°"° .,: -.- ' ... ' ��������������������� _ < 2' Min Trench \;;/ / � \�`\ , Q - w I I- 80 0 � ee,,�8a o o 4. BASE ROCK 2"-0" OR 3/4"-0", 95% COMPACTION. BASE ROCK SHALL BE TO 111-11 ° �� °°�� �\ \//\/\\ //\ SUBGRADE OF STREET STRUCTURE OR 4" IN DEPTH, WHICHEVER IS GREATER. '-III=11:v • o° o o° ° o° o°o° foundation /\\ //\/\\ / O 2 O 4" P.C. CONCRETE 1 i1111111�i11� 1°oo o°o° 0�00 o stabilization W • 5. DRAINAGE BLOCKOUT - 3" DIAMETER PIPE: �1-III-11° o 0 0°oo°oar o0 ° 2 3/4"-0" AGG. BASEROCK if required (/) o cn A. 3" I.D. PIPE WITH COUPLING. NOTES: Q B. DRAINAGE ACCESS THROUGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB 1. JOINTS TO BE TACK AND SANDED WITH BITUMINUS ASPHALT EMULSION.. SECTION A-A 0 D CD 0 o m SAW CUT VERTICALLY 18" EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. NOTES: NOTE: y C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' 2. ASPHALT PLACED IN MAX. 3" LIFTS EACH COMPACTED TO 92% MIN. 1. CONCRETE SHALL ATTAIN A MINIMUM COMPRESSIVE STRENGTH OF 3000 P.S.I. IN 28 DAYS. 1. 1' T-CUT FOR PIPE ONLY PROJECTS. I (nLi AND A MAXIMUM OF 3.0' FROM PROPERTY LINES. 2. CONTRACTION JOINTS SHALL BE SCRIBED 3/4" DEEP AND RAMP PANELS SHALL BE BE LL z S EDGED ON 4 SIDES. 2. JOINTS TO BE TACK AND SANDED. z - D I- °• 6 6. FOR SUBDIVISIONS AN "S" FOR SANITARY AND A "D" FOR STORM DRAIN SHALL 3. EXPANSION JOINTS SHALL BE 1/2" ASPHALT IMPREGNATED MATERIAL OR EQUAL. 3. SAWCUT SHALL BE TACK COATED WITH BITUMINUS ASPHALT EMULSION. O BE STAMPED ON THE TOP OF THE CURB ABOVE THE LATERAL 4. SURFACE SHALL HAVE A MEDIUM BROOM FINISH WITH TROWLED EDGES ON ALL SIDES.. 0 I- 5. COLOR OF DOME AREA SHALL BE COLONIAL RED OR AS APPROVED BY ENGINEER. ° 6. SEE STD DETAIL NO. 146 = N 0 APPROVED BY: APPROVED BY: APPROVED BY: APPROVED BY: NO SCALE NO SCALE NO SCALE NO SCALE (1) (I) Q MICHAEL A. STONE, P.E. MICHAEL A. STONE, P.E. MICHAEL A. STONE, P.E. MICHAEL A. STONE, P.E. 0 _ f_ DWG. NO. PAVEMENT DIG-OUT DWG. NO. WHEELCHAIR RAMP DWG. NO. TRENCH DWG. NO. I U) - CITY ENGINEERCITY ENGINEER CITY ENGINEER CITY ENGINEER C,Us•rs .P ,ea�,ee� a..n,na z..aM.P,s o.1U„raV.ce,.mnre0�cu,ea�,e.. , .n,.202,02.00 ..s.one o.1U.,raVu�.mnre0�nunesIS .aww�.n.m.2ozsoz.o.CO..pne o,U.an..ce,.nnMw�n.roScnee ,.,n 2o2,02-w .ova E 2 JANUARY 2013 CURB GUTTER JANUARY 2013 AND REPAIR JANUARY 2013 STANDARD CORNER JANUARY 2013 BACKFILL U < 0 126 182 128 180 _ Q o o APPROVAL DATE APPROVAL DATE APPROVAL DATE APPROVAL DATE 0 v } 0 0 m SHEET NUMBER 0 TS o ° 5. 1 ›- E m 0) UJ ocn I- Q Q 0 c '6 O TVWD O E POLYETHYLENE ENCASEMENT r18" MIN. STRAP/SLIN{_ WATER I I 18" MIN. I 2a" MAX. o WRAP ("POLYWRAP") T O O O FINISHED GRADE FINISHED) 1 _ _�i'. CURB TIGHT SIDEWALK GRADE O Q I. - i I 12" -BREAK FLANGE® o j% \//\//,\ /\ 5. ':�4 l t4MIN . �A OI - � K m s z ����\; \!\\<�\%\\�\\�\\��\��\ 12" MAX. }_ T : O N ® r� -r _ • .- O T •.a i� - , \\��///J 4' MAX I+ W �� BURYL 0 fy 6 - -- �y a-� O5 h 2 1 DEPTH O r c_, ,1 Ella. J µr NOTES: J C y 1/4 <E70 �, gri 0 c � © MAX. _ \� -- 6., CLASS 52 DI PIPE _ al \Go �� 1. VALVE AND VALVE �'� BOX SHALL REMAIN ,II , © O O cn 1 11 ACCESSIBLE AT ALLcn 0 H Q 3 I� •� TIMES. O �O 3/16 E70 E z F o O �\ � O. ' ,7�2 \V' ;x. r 18" MIN `o CIRCUMFERENTIAL XAJ 111 JilillaiL , I^-1, 24" MAX +r 'I 72" MAX. likill-1-----111111 PLANTER STRIP �- - BRIEAK FLANGE H 1 ; -4 --I ... O 18" MIN. ® U o ID 4 I rfRJr__•.i,, SEE NOTE G I - o) al"1. . ��� f Q 0 ONE SECURE LAYER OF TAPE H Q E WRAPPED ALL THE WAY AROUND s? -----, - �� , 1/4 �E70 _iv__ 0 P a 6 MIN �?- '- 1._ TYP �L � 1/4 u) 0 ,7 o - <`zr /� //�\7.1.2\,,•�\� I �E70 KEYNOTES: Q O KEYNOTES: O A. VALVE BOX ASSEMBLY PER STANDARD DETAIL 402. I z o ' 1. CUT THE POLYETHYLENE ENCASEMENT WRAP ("POLYWRAP") TWO FEET LONGER THANG. MAINTAIN MINIMUM CLEAR SPACE IN ALL ^ Z 00 Et 0 KEYNOTES: Z 0 0 o PIPE AND SLIP OVER PIPE BARREL. B. 6" GATE VALVE. WRAP TEE, VALVE, AND PIPE TO DIRECTIONS PER STANDARD DETAIL 503. Co � _ o N A EAST JORDAN MODEL #3639Z1 VALVE BOX, OR APPROVED EQUAL. VALVE BOX SHALL BE PLUMB. A. a THE FOOT VALVE WITH POLYETHYLENE ENCASEMENT PLACEMENT OF CONCRETE AROUND HYDRANTS ^ Q w I 6 c CENTERED ON AXIS OF OPERATING NUT, AND NOT REST ON OPERATING ASSEMBLY. 3 PRIOR TO BACKFILLING. EXTEND ENCASEMENT WRAP PROHIBITED. I- "- 2. EVENLY SPREAD POLYWRAP ALONG LENGTH OF PIPE BARREL, PROVIDING ONE FOOT OF EAST JORDAN MODEL #3639A1 COVER. FOR PEDESTRIAN HARD SURFACE AREAS, EAST JORDAN 2 A MINIMUM OF 6" BEYOND TEE. SECURE TO PIPE c ( LO w SLACK AT EACH END. MODEL y3639A2 COVER SHALL BE USED_ CAST "TVWD WATER" IN TOP SURFACE OF COVER. 0" WITH 10 MIL PVC PIPE WRAP TAPE. SEE STANDARD H. FOLLOW MANUFACTURER RECOMMENDATIONS FOF p q KEYNOTES: C < c• o DETAIL 301, DO NOT WRAP HYDRANT BARREL. BURY LINE. BREAK FLANGE SHALL BE A MINIMUM = 1 Ili o C. UNPAVED AREAS ONLY: PROVIDE 4" THICK CONCRETE PAD OVER 4" COMPACTED 3/4"-0" r A. EXTEND 2" OPERATOR NUT TO 18" FROM FINISHED GRADE WHEN VALVE NUT IS 60" OR C 3" AND A MAXIMUM OF 6" ABOVE FINISHED GRADE. w z CD E TAKE UP SLACK IN THE TUBE ALONG THE PIPE BARREL, MAKING A SNUG BUT NOT Q = w i °' i TIGHT FIT. FOLD OVER ON TOP OF PIPE AND SECURE IN PLACE WITH ONE LAYER OF o CRUSHED ROCK. PAD SHALL EXTEND OF A MINIMUM OF 6" AROUND VALVE BOXES. REINFORCE DEEPER FROM FINISHED GRADE. C. TEE. NEW CONSTRUCTION TEE SHALL BE MJ X MJ X _ CONCRETE WITH #4 REBAR MAX 12" O.C. CENTERED VERTICALLY IN SLAB. PROVIDE 3" CLEARAN�� 6 FLG- CONNECTIONS TO EXISTING MAINS SHALL BE I. NO RISER KITS ON NEW HYDRANT INSTALLATION`= I-I H 0 6. VALVE BOX PER DETAIL 402. J cn CIRCUMFERENTIALLY OR SPIRAL WRAPPED TAPE ABOUT TWO FEET ON CENTER. (PE TAPPING TEE PER STANDARD DETAIL 302. THRUST FROM EDGES AND PENETRATIONS- F C. 2" SQUARE OPERATOR NUT. o E � Q_ BLOCK REQUIRED ONLY FOR TAPPING TEE. J. 24" X 24" X 8" CONCRETE BLOCK - 3500 PSI, 2" o SHOWN LOOSE FOR CLARITY) TAPE SHALL BE 10-MIL BLACK ADHESIVE PVC TAPE, D. 6" TYPE SDR 35 PVC. D3034 PIPE SPACER. LENGTH AS NECESSARY. 9 D. 1" MINIMUM SOLID STOCK A36 STEEL (SQUARE). VALVE OPERATOR EXTENSION SHALL BE = BELOW SCORE LINE, AND 12" BELOW BURY LINE- Y m co _ CHRISTY'S PIPE WRAP TAPE, OR APPROVED EQUAL. E. OPERATOR EXTENSION REQUIRED WHEN VALVE NUT IS 60" OR DEEPER FROM FINISHED GRADE. SEE `s HOT DIPPED GALVANIZED AFTER FABRICATION. D. MECHANICAL JOINT WITH GRIP FOLLOWER, TYP. ALL CONCRETE SHALL NOT IMPACT WEEP HOLE. in D °) STANDARD DETAIL 403. "= a JOINTS IN HYDRANT ASSEMBLY SHALL BE FULLY N CO E. 6" SDR 35 PVC D3034 PIPE SPACER. LENGTH AS NECESSARY. a RESTRAINED. K. WRAP HYDRANT BARREL WITH PE WRAP BENEATH ■ 0 0 e 4. LOWER PIPE INTO TRENCH, ENSURING TO NOT DAMAGE POLYETHYLENE WRAP. MAKE UP F. a WRAP VALVE WITH POLYETHYLENE ENCASEMENT PRIOR TO BACKFILLING. EXTEND POLYETHYLENE 15 F. ROCK GUARD. 1/8" STEEL PLATE WELDED TO SOLID SHAFT. GUARD SHALL BE 3/8" BURY LINE TO 6 INCHES BELOW CONCRETE BLOCK. NI0 0 5 5L, JOINT. MINIMUM BEYOND VALVE AND SECURE TO PIPE WITH 10-MIL ADHESIVE PVC PIPE TAPE. SEE q E. 12" x 12" X 8" CONCRETE PIER BLOCK ON ENSURE PE WRAP DOES NOT INTERFERE WITH WEFF _ I. SMALLER THAN INSIDE DIAMETER OF PIPE SPACER. :: ge: O H ( STANDARD DETAIL 301. ° G. SECONDARY ROCK GUARD IS REQUIRED IF DISTANCE FROM UPPER ROCK GUARD TO = UNDISTURBED NATIVE SOIL. HOLE. v ,- w n 5. PULL FORWARD POLYWRAP FROM PREVIOUSLY PLACED PIPE STICK OVER BELL. = G. VALVES 8" AND SMALLER SHALL BE MJ GATE VALVES. VALVES 12" AND LARGER SHALL BE M.l A VALVE NUT EXCEEDS 72 INSTALL SECONDARY GUARD HALFWAY BETWEEN UPPER o SECURE IN PLACE. BUTTERFLY VALVES. LL F. 1-1/2" CLEAN DRAIN ROCK POCKET. 4 CUBIC FEET L. ADD VERTICAL BENDS TO MAINTAIN 4' MAX BURY of M s H. 2" SQUARE OPERATING NUT. Q GUARD AND VALVE NUT. a MINIMUM. MINIMUM 6" ABOVE HYDRANT DRAIN DEPTH. 6 OPENING. PLACE GEOTEXTILE FABRIC OVER TOP Ln E 3 6. PULL POLYETHYLENE FROM NEW PIPE OVER THIS SAME BELL, PROVIDING A DOUBLE g I. 8" X 6" PVC SDR35 REDUCER SXS, CONNECT TO D3034 PIPE USING A COMPATIBLE PVC CEMENT H. 2-1/2" X 2-1/2' X 3/8' STEEL FLAT BAR. 3 a g g o DRAIN ROCK TO RESTRICT SOIL FROM MIGRATING \ ° m LAYER OF POLYWRAP. SECURE IN PLACE- J. COMPACTED ROCK. q I. 3"X3" X 3/8" X 2" LONG STEEL SQUARE TUBE. INTO DRAIN ROCK POCKET. ���D PROres C o 0 0 ��'�t�G�IV£F •s��'L Ill y a APPROVED BY EFF DATE 07/01/2' o APPROVED BY EFF DATE 07/01/24 APPROVED BY EFF DATE 07/01/24 o APPROVED BY FFF,DATE 07/01/24 8 E PETER BOONS POLYETHYLENE ENCASEMENT 9 PETER BooNE PETER BOONS VALVE OPERATOR PETER BOONS FIRE HYDRANT - 81 692PE TUALATIN VALLEY STANDARD DETAIL a TUALATIN VALLEY _ TYPICAL VALVE SETTING STANDARD DETAIL a TUALATIN VALLEY _ _ STANDARD DETAIL TUALATIN VALLEY STANDARD DETAIL E a)o Q c WATER DISTRICT DRAWING SCALE INSTALLATION METHOD 7 1 A r WATER DISTRICT DRAWING SCALE .2 WATER DISTRICT DRAWING SCALE EXTENSION 7, m r WATER DISTRICT DRAWING SCALE STANDARD INSTALLATION EL Q NONE n1111.01111 NONE 402 NONE 403 NONE 502 OREGON Q f z z z z '11 R ‘?- :_..Y 1 � 8, y<ER J. 0 EXPIRES: 12-31-26 L 6 z O E_ U ti DLO O Q W N 2 o -o o •D ° D EASEMENT I • ° f+ PUBLIC UTILITY EASEMENT +I (1 Op Q 35 Q 0p m a PUBLIC UTILITY I O CO w CV e SINGLE SERVICE SINGLE SERVICE 0- O (Ni ° m o D+ • +° D 1 • 5/8". 3/4" OR 1" 1-1/2" OR 2" Q N- 00 z z Y r I ° I �0 SEE NOTE 4. 1 -1" MIN, 4" MAX. I O O CD U SIDEWALK I 4 AND 6 b I 18" �O D il Y U w _ D (WIDTH VARIES) ° - ��� J_ cn 0 0 C) BACKFLOW ASSEMBLY. �� 3, o y " • • e D I TYP., SEE NOTE 6 * SERVICE + -*..»._____.___�..r # Y 7 cp , r D SINGLE r 1 r 1 o SINGLE • L' • ri-3» 0- • ,e•_' i,-..---r- t. • ----E # -1 ,D D ••24" e I_ _I - 1 R 1 :> LIMIT OF REQUIRED SERVICE TT J SIDEWALK ° 12 I i --PA- -�----- I I ilu ‘ _�-Z z r CLEAR ZONE SEE NOTE 4 4.. • -'"-" - 6 --�1 MARK PROPERTY-� D • + D 1--- - ° e • ° ° O L _ x /L- - D LATH ON P L O N LINE AND LOT °o° • . ° ° P / • D. BOX ORIENTATION / ' '' - ---�� ��� Q Q NUMBERS ON o '° AT PUE, TYP - _;F.?._ N. J SEE NOTE 4 OIt s, Y 3' FACE OF CURB. PROPERTY I LATH ON P/L z FIRE HYDRANT 1'o ° SEE NOTE 7. AT PUE, TYP. I • w METER, TYP. TYP CORNER, TYP. p ° I D •D & & a F (INSTALLED BY TVWD) a) - �� N. + D• _ +• -• W I , (1NID HE VARIES) • \„ H Q " 5' .If '�., 11. 5• D z I E . ./ °II°\"/011' m w , 0 -E �; Q L. • ti a ? ° BACKFLOW ASSEMBLY, CO �O I „ TYP., SEE NOTE 7 DUAL (U-BRANCH) SERVICE J rj � ' / ° ALTERNATIVE METER D , T / BOX ORIENTATION a -` 5/8", 3/4", OR 1" r 18" // / SEE NOTE 4 u .a 0 ,-_/ �.-_. !iJ i�l ..�' D e __-___-_ DUAL , D • ,. {'1� 1 s�it5� I _ fix - - - ' °+ ,. ' I.1I 1 :„ - �I LU LO 18"-24" II,_ --°----------•*------`--_---=---- 1 I �" SERVICE tIII L� OR COMPLY WITH J _ ____ ______ N ill. 1 D • ° .. + • D --_ 0 S LOCAL JURISDICTION I I 1i3-1 ° 12" MIN. 14 PROPERTY--- i -P� 7 3„ N CURB FACE OR EDGE DJAL 1 - _ CORNER, TYP. - 6 � . o • e __- P �__ __- MARK PROPERTY OF STREET. SERVICE it' -1 D LINE AND LOT D II a• (V '- I ' ° +• _ I NUMBERS ON • . I 1 - r_ co U ,,: SEE NOTE 8. , - GM Q: : °a' 10' r 10' r ILL V j-_ >------- ----------- ° `k i' FACE OF CURB, P • D -- . .5 D • ---- J 8 TYP. ° I 18" ~% 1SX )� --��_ -r� L. ,' pi o I P, ° ° • • �0� •N ° D° „ ^ - 11 1 1, -*[� - D Q O R I I N - NOTES: ,. c E 3 4"-O" LEVELING COURSE, PRIVATE SIDE PLUMBING 1. THIS DETAIL SHALL BE USED IN CONJUNCTION WITH 601, 602, 605A, AND 605B. N / Y .- 4" MIN. DEPTH, TYP. PER CURRENT 13 a 2. THIS DETAIL APPLIES ONLY TO WATER SERVICE CONNECTIONS 2" OR SMALLER. v PLUMBING CODE, TYP " NOTES: ,,, 3. NEW SERVICE LINES SHALL BE A MINIMUM 1" DIAMETER UNLESS OTHERWISE NOTED ON THE NOTES: 2 VI APPROVED PLANS_ Z J - 1. THIS DETAIL SHALL BE USED IN CONJUNCTION WITH 601, 602, 605A, AND 6056. 4. LOCATION AND ORIENTATION OF METER BOXES SHALL BE APPROVED BY DISTRICT INSPECTOR J U Q F- 6 - 1, THE CLEAR ZONE PROHIBITS THE FOLLOWING: 2. THIS DETAIL APPLIES ONLY TO WATER SERVICE CONNECTIONS 2" OR SMALLER. a 3 ~ • VEHICLE PARKINGA' PRIOR TO INSTALLATION. r � J o cn° • FENCES 3. NEW SERVICE LINES SHALL BE A MINIMUM 1" DIAMETER UNLESS OTHERWISE NOTED ON THE E 5. DEVELOPER'S SURVEYOR SHALL: £ L.L - W • TREES g APPROVED PLANS_ 5.1. SET A LATH AT THE INTERSECTION OF THE PROPERTY LINE AND THE PUBLIC UTILITY a Q Et a 4. LOCATION AND ORIENTATION OF METER BOXES SHALL BE APPROVED BY DISTRICT INSPECTOR 4 < U • LARGE BUSHES a PRIOR TO INSTALLATION. o EASEMENT. m O • RETAINING WALLS 5.2. SET A LATH AT THE INTERSECTION OF THE PROPERTY CORNER AND THE RIGHT-OF-WAY ^ 5. DEVELOPER'S SURVEYOR SHALL: d LINE, IF MONUMENT HAS NOT YET BEEN SET AT THE TIME OF SERVICE INSTALLATION. Iu L.L w 0 a a f GENERAL NOTES: ^ 11 O • ANYTHING ELSE THAT MAY INTERFERE WITH OPERATION OF THE FIRE HYDRANT. 5.1- SET A LATH AT THE INTERSECTION OF THE PROPERTY LINE AND THE PUBLIC UTILITY 5.3- MARK PROPERTY LINE AND LOT NUMBERS ON FACE OF CURB WITH WHITE PAINT. 1_ KEYNOTES: V J ° ° 2. THE CLEAR ZONE ALLOWS THE FOLLOWING: o EASEMENT. 0 1- REFER TO DETAIL 605E FOR ALLOWABLE METER BOX 5.4. MARK METER BOX LOCATION(S) AND SET GRADE HUBS, IF CURBS ARE NOT INSTALLED AT MANUFACTURERS. A.METER BOX, TYP- o 2 • LAWN GRASS ' 5.2. SET A LATH AT THE INTERSECTION OF THE PROPERTY CORNER AND THE RIGHT-OF-WAY I THE TIME OF SERVICE INSTALLATION. 2. THIS DETAIL SHALL BE USED IN CONJUNCTION WITH B. SINGLE SERVICE ANGLE METER STOP, COMP x METER Q O 0- a • MULCH , LINE, IF MONUMENT HAS NOT YET BEEN SET AT THE TIME OF SERVICE INSTALLATION. , 6. SHOWN IN SIDEWALK FOR INFORMATION ONLY. SINGLE SERVICE WATER METERS SHALL ONLY BE a DETAILS 601 THROUGH 6056. REFER TO DETAIL 601 SWIVEL OIfp �I'1 • BARK DUST 8 5.3- MARK PROPERTY LINE AND LOT NUMBERS ON FACE OF CURB WITH WHITE PAINT. INSTALLED IN SIDEWALK IF APPROVED BY DISTRICT ENGINEER- DUAL SERVICE WATER METERS ARE C.DUAL SERVICE ANGLE METER STOP, FIPT x METER �J z FOR ALLOWABLE HARDWARE. _ .� • GROUND COVER , 5.4. MARK METER BOX LOCATION(S) AND SET GRADE HUBS, IF CURBS ARE NOT INSTALLED AT .54 NOT PERMITTED WITHIN SIDEWALKS. METER BOXES SHALL BE INSPECTED BY DISTRICT PRIOR TO 3. DISTRICT SHALL INSTALL ALL METERS AFTER SWIVEL rn 2 i a THE TIME OF SERVICE INSTALLATION. P. POURING CONCRETE SIDEWALK. °' PROJECT ACCEPTANCE AND APPLICABLE FEES ARE 13 D. 1.5" OR 2" METER RESETTER w V • LOW PLANTINGS z o 3. WHEN PLACED WITHIN THE CLEAR ZONE, GROUND COVER COULD BE DAMAGED WHEN 3 6. SEE SECTION 8.2. OF THE STANDARDS FOR BACKFLOW REQUIREMENTS- 3 7. SEE SECTION 8.2- OF THE STANDARDS FOR BACKFLOW REQUIREMENTS- Q, PAID. E. 1" TYPE K SOFT COPPER TUBING. 12" MIN. BENDING (/1 HYDRANT IS OPERATED OR MAINTAINED. 4. METER BOXES SHALL BE SET PLUMB, WITH THE TOP RADIUS. v� z ° 7- ORS 92.044(7) PROHIBITS LOCATING ANY UTILITY INFRASTRUCTURE WITHIN 1-FT OF A SURVEY 8. ORS 92.044(7) PROHIBITS LOCATING ANY UTILITY INFRASTRUCTURE WITHIN 1-FT OF A SURVEY SET HORIZONTALLY. F. 1.5" OR 2" TYPE K SOFT COPPER TUBING. D I- 4. WHERE ALLOWABLE WITHIN CITY OR COUNTY JURISDICTIONS, HYDRANTS MAY BE PLACED 3 MONUMENT- DEVELOPER SHALL PAY FOR ANY RELOCATION OF SERVICES AND/OR METER BOXES / 0 5. COMMERCIAL PROPERTIES SERVED BY A 1" METER G. U-BRANCH, 1" COMP x 1" MIPT. 0 9- 9 g MONUMENT. DEVELOPER SHALL PAY FOR ANY RELOCATION OF SERVICES AND OR METER BOXES N O WITHIN THE SIDEWALK, IF THE SPACING REQUIREMENTS ARE MET AS SHOWN. FOUND TO FALL WITHIN 1-FT OF A SURVEY MONUMENT LOCATION. FOUND TO FALL WITHIN 1-FT OF A SURVEY MONUMENT LOCATION. MUST BE SERVED BY A SINGLE SERVICE- H.COPPER COMPRESSION OR SWEAT 90' BEND- el 0 g = CD Q o o a o o N O S APPROVED BY EFF DATE 07�01/24 ,�j APPROVED BY EFF DATE O7/O1/24 APPROVED BY EFF DATE 07 O1/24 o APPROVED BY EFF,DATE 07 01/24 I w L�L "� �� WATER SERVICE CONNECTION: WATER SERVICE CONNECTION: ? V Jl L />, PETER BOONS FIRE HYDRANT PETER BOONS PETER BOONS PETER BOONS WATER SERVICE CONNECTION: _ TUALATIN VALLEY STANDARD �► TUALATIN VALLEY METER BOX PLACEMENT STANDARD DETAIL TUALATIN VALLEY METER BOX PLACEMENT STANDARD DETAIL TUALATIN VALLEY STANDARD = c - WATER DISTRICT DRAWING SCALE CLEAR ZONE c WATER DISTRICT DRAWING SCALE c WATER DISTRICT DRAWING SCALE c WATER DISTRICT DRAWING S:: METER BOX ASSEMBLY = I A NONE 503 A r NONE IN PLANTER STRIP 603 A NONE BEHIND SIDEWALK 604 A NOME NONE 605A o r z z z o i U >- D 0 U m SHEET NUMBER TS o 15 ' C5.2 15 '2 m 2- z w Q 14 SHEET INDEX o FO TT_________r____________ ___1 SHEET NUMBER SHEET TITLE - I 4 W '" 0 I WASHINGTON SQUARE MALL I L0.0 COVER SHEET 10 h, / I - _• L0.1 TREE PRESERVATION PLAN o /L: N VW I) Fww F1� N �Fw L0 2 TREE PRESERVATION NOTES o �, a cn i GRS Gx p L5.1 LANDSCAPE PLAN 5 �� L7 _ 11 ailipimm ft I ��IIIIII �. ��:�f�pi I O ❑ I 41,,,,i.e= - ll • L5.2 LANDSCAPE PLAN IA. 0 III 404 o ,.$A-ur" . N•, I .i in Vilta-- k• ,_ .4 MOM Ibr ILANDSCAPE REQUIREMENTS PER TIGARD LAND DEVELOPMENT CODE I i _1 imp REQUIRED PROVIDED z PARKINGI GARAGE dik d� - G G Virelai1 I I L-1:ANY COMBINATION OF TREES PLANTS OR LAWN WITH OR WITHOUT OTHER L 1 L-1 cN _ I L440:' iAlilli A LANDSCAPING NATURAL OR ARTIFICIAL LANDSCAPING ELEMENTS SUCH AS PONDS, U 411 p:"• "_ " • ?:. •:`. :; I FOUNTAINS, LIGHTING, BENCHES, BRIDGES, ROCKS, PATHS, SCULPTURES, TRELLISES, - PROPOSED HOS Y ` _J OR SCREENS. w T3. _ w O 2 T RY S O I I \` L 2:A MINIMUM OF 50% OF THE TOTAL REQUIRED LANDSCAPE AREA MUST INCLUDE L 2 L 2 0 0 ■ I ° h` afl - 1 ±142 000 S F SMALL, MEDIUM, OR LARGE SHRUBS;A MAXIMUM OF 50/°OF THE TOTAL O U z Q 'i .; Y. REQUIRED LANDSCAPE AREA MAY INCLUDE ANY COMBINATION OF MULCH, 0 J I I • t GROUNDCOVER, LAWN, OR HARDSCAPE, EXCEPT THAT HARDSCAPE AREAS MAYCi) o 0 0 O o 0 • I r;i * .;!." INOT COVER MORE THAN 25/o OF THE TOTAL REQUIRED LANDSCAPE AREA Q o II110I _ ` Dolz I 11: •1 6.n it I PROPOSED • dlIWASUF N I URBAN FORESTRY MANUAL STANDARDS: �� z - a w I -0j I SPORTS FIELD 1-1 I • SECTION 10 -TREE CANOPY SITE PLAN REQUIREMENTS O:- 0 oi il:j : o o Vil, ±18,400 SF ! 8 ,) 33 PERCENT TREE CANOPY COVERAGE FOR THE OVERALL DEVELOPMENT SITE 33% 22% I w oL I / ,, I I (SITE AREA=222,051 SF) w '� ' i • UNDER GROUND UTILITY(TYP) z 0,,2 et, 0 ' ■ �2 / < ?L%�// THE MINIMUM SIZE FOR ALL TREES PLANTED IS 1.5 INCH CALIPER 1.5"CAL METE . , 11 -..' • I /-•- -- 0 I \ le ) _ 11 il1� c� ( I SMALL TREES MUST BE SPACED NO CLOSER THAN 20 FEET ON CENTER FROM MIN 15'O.C./ MET cN � � • �'_ ,y1� OTHER TREES AND 150 FEET FROM THE FACE OF HABITABLE BUILDINGS. >10 FROM BLDG OO � ( ANA_L.,____---- 4. \ ' r-+ • • MEDIUM TREES MUST BE SPACED NO CLOSER THAN 15 FEET ON CENTER FROM MIN 20'O.C./ MET E o W ' f 7.4, 11•Mii w O OTHER TREES AND 10 FEET FROM THE FACE OF HABITABLE BUILDINGS. >15 FROM BLDG j 7 I \ i .Nuirmaiw Nii,„0:1M t 4 ow-- Ailemk ,) / II I— 0 I Am -7- 0- _ . o .° t Et il* .I ? ! N 4.7 ,c.A I, \ ' 'N __mau G' 1 GAS UNDERGROUNDUTII,LITY(TYP) -�'1- SVO GA `` GAS -_4 lo, ----. or• rt.m ILII ?..... /1-1\ z LARGE TREES MUST BE SPACED NO CLOSER THAN 30 FEET ON CENTER FROM MIN 30'O.C./ MET • LAS 1126 • j �� mr- E� _ STORM LINE ISAPPROX.30'BELOWFINI--DE.SEEOIVIL E E STORM LINE ISAPPROX.30'BELOWFINISHGRADE.SEECIVIL / _ - W \ IOTHER TREES AND 20 FEET FROM THE FACE OF HABITABLE BUILDINGS >20 FROM BLDGaj Q �,,�� T, _ E _� E _ PRELIMINARY Q 3 TV �. UNDER ROUND UTILITY(T > ,,,, Q �,[�]�]R.MCWAIN JR, E I it _ \- Q D I • SECTION 13 PARKING LOT TREE CANOPY STANDARDS OREGON _•� Min R \ ALAI . IIMM i 1 C • • . , 06/09/2026 'C� �� ��� v� �� L II�0/�� O; (/) I THE DEVELOPMENT PROVIDES A MINIMUM EFFECTIVE TREE CANOPY 40% 22% �r I - *tit . 1 -`, �!*• I , \: COVERAGE OF 40%OVER ALL PARKING AREAS. (PARKING AREA=79,143) C4 pE A j I �� VI :r / I E` kli `` s — �V/IIIIIIIII z c� I ���� �I i I TREE CANOPY CALCULATIONS a` t� O t EM I ,E---- _ ��iit' w N 2 o a I (� / ( 2 / r _ ►' ' r I SITE: O w O (n �� , PROPOSED CANOPY COVERAGE =34,086 SF O co Q ti Q } m m CD • 0 �"� 0- cocl) o N o m o o I (r) cy, \ ,,A6 = w O I LIMIT OF WORK(TYP) • • Y Q (p Q w �� � 1--- lidd 1 O O J c� Z Y PARKING AREA: c� w _ [/-�J PROPOSED CANOPY COVERAGE = 19,899 SF*75% = 14,924 SF cn o o rJ `� IIT OF WORK(TYP)— — II — X I�� PRESERVED SITE CANOPY: � j il :: :, COVERAGE = 7,181 SF (2X= 14,362 SF ) I At CL a Q • \ , I ` f • \��!!I c� , 3 I PRESERVED PARKING LOT CANOPY: � '„ _, 4 • COVERAGE= 1,429 SF (2X=2,858 SF) o QLO q Ala!ik" etr•- . a __ SITE CANOPY CANOPY COVERAGE CALCULATIONS, Z LLI o o \ \v�� �I �'� P� = PROPOSED CANOPY COVERAGE= 34,086 SF - < > `T_{` j t PRESERVED CANOPY COVERAGE=7,179 SF*2 = 14,362 SF O T �� TOTAL CANOPY COVERAGE=48,448 SF J N N ' R - SITE AREA=222,051 SF111* ' J ▪ 0 0 77 ,, REQUIRED =73,277 SF (33%) � PROVIDED =48,448 SF (22%) �/ *It:1r! I..L, 4 PARKING AREA CANOPY COVERAGE CALCULATIONS w u I � PROPOSED CANOPY COVERAGE= 19,899 SF*75% = 14,924 SF \ > a ` - PRESERVED PARKING CANOPY COVERAGE= 1,429*2=2,858 / �,o v o �R` E E ` E ' • - • TOTAL PARKING CANOPY COVERAGE= 17,782 SF 0 w �• i E PARKING AREA=79,143 SF Qta REQUIRED= 31,657 SF (40%) o E04 I PROVIDED= 17,782 SF (22%)MET . ‘ _• -A* ', '4 Nfr Z E • ' o I 1r,El � E- V,,,711. 1 _ icri '‘44Glf" H 0 0 0> f' \ . .1 7MIP O a) © , tom = �R��. ,r • t • p _ irk• • • � '; 'y =,� 2�.. CL O �I� U o _c -. • . a- i 0 2- �° 182 - - 19 _= w a) 0 a o • = SW WASHINGTON SQUARE RD m a � V i r - 1� O U_ o o 'r b o 1 AP GRAPHIC SCALE IN FEET CI H 0 20 40 80 / \ U m a) NORTH SHEET NUMBER V C7 -6 O SCALE: 1"=40' I O.O o 2 >- \ I- Q 0 14 0 4. zx • FO G 13 D�j L:11 � '° '" �5� WASHINGTON SQUARE MALL 10, w h; _ PLANT SCHEDULE 'e>m .7.. �� #82 — u) _'GI DBH: 9» FWW F\�r FW z . r IT� ;� C-RAD: 8' SYMBOL QTY BOTANICAL NAME COMMON NAME CONT o Q :; ..••. ._.. .•G:S.. . 6q.:• . cn #6 I #10 . «; f� DBH: 12 » 2 .4� `.•• 1rft DBH: 11 EXISTING TREES _ �; #9 1 I I 30 EXISTING TREES TO BE REMOVED B&B DBH: 19 ' All ts. . #83 #7 #$ C-RAD: 15 i � DBH: 11" DBH: 8" DBH: 24" Ii . .4... 65 EXITING TREE TO REMAIN B&B , riv - 1 1 r C-RAD: 8 C-RAD: 5' C-RAD: 12 / L— I 11 " •• z° PARKING GARAGE cr3 El 1 W z a _ • PROPOSED HOS ,•; L PRESERVED TREE CANOPY CALCULATIONS 2-STORY ] CDQo z, ❑ �; ±142,000 SF o �� 15 TREES PRESERVED WITHIN THE PROJECTS LIMIT OF WORK: 7,134 SF o W f / iiHI _� Q °� o CO T L. #84 - - - 7 DBH: 4" #9. 12[_ ❑ U;� 16 10 r C-RAD: 8' DBH: 1' %��� z '0 o 0 o C-RAJ: 10 P ANNEuu Itk < w 1 a c±i/ >p% 5 c2) I-1 CD 0 0 ' ! � DBH: 9" #89 DBH: 7" i ❑ 1 `� 8 _ 1 w Y .4 ,_ C-RAD: 15' DBH: 2" C-RAD w zo Er ', / C-RAD: 5' N ' GA.)imim 1H 1 (J) - = ci- i 0 #87 #90 z n 1 , .� re DBH: 8" ( #88 DBH: 8" - .,. O E m isj-6 �� It C-RAD: 5' nilBH: 8 C-RAD: 8' ❑ < E' // I- p W 14,! 86 -RAD: 8' a #BH: 18" ■ o 0 DBH: 6" ji - D z W N I . '. 6 C-RAD: 8' #1 11:/ $4,,tC-R D: 15 = DBH: 11" < /� F I O C-RAD: 10' ❑ � ~ III Q ,(1) it• ' " > _ = __= ,li. a .4 ifii #3 T i " P ❑ DBH: '9" .. cn \ I, I J ` '_' i �' DE A, DBH: 8" m CI 15' OXSi l'� ��•, W - IP' �� ¢ R 15' -I \ C-RAD: 8' / # II ( ��� 0_ -� I G' GA #2 Sys DBH: 19'r • LA 112611 C-RAD: 15�i��� E E DBH: 13" �€ E #4 .,, vA -�o/ EI" - _ C-RAD: 10s E— DBH: 11" . E _ } J PRELIMINARY 0 o \ �-�/ EEjV _ N El` E C-RAD: 10 �A j O - o \ r� E� = _ iv Tom` c E N _ _ ALAN R:MCWAIN JR.\ E N #14 06 09/206 �OREGON �I %I 0 _ ► �� - C RAD: 10�� _�� � #15 �� a' fe �9pE AA° ���� ���� 4� DBH: 14" 1• C9 - �;o Z . dQ -RAD: 10 '�� - 77 ;� EM i s #1 #17 CC fI (A t w DBH: 5 ,� DBH: 14 U ; l N 2 EM C-RAD: '��r C-RAD: 15 w / / #18 -4,i��c, op c� m } o ti i » Q ti Q m �� s DBH: 15 a-!�.�',, tt #19 it ri ° N o Q , Z w fi �\ C-RAD: 12 ';' DBH: 10" Y 21 C-RAD: 15' = O O J 0 o / �J # » I Y a cn a w DBH: 8 1 c, w ct _ • #20 Cn \ �+� .,� �/ C�RAD�10' 6 DBH: 18" cn o o XI F� 3 I C-RAD: 12' Z 0 1 I * 1 0_ QQ � / Z N5co 0 aZ, \ A ; • O .. (,) . q 41r A.L. -t < • 41 Lo ,_ \ 0 N _ / / 1114-1111;414: ; , R LI N • yCNI T s • A*, I W in fY '0 0 0 < ,-', \ I •' W�/ o • E E E 7, -----.AE — L.f_ z —' O Q • e ..: u) u) E -4 U) a w EL I* Alb . _I q) ---' --I :4;4_ irrib,':Zet t•.' w — • ce=_ IP It. tr , 0 4 A2 51 . 0_ 0 0 ! ' 1'7!i ` i ` Zii0` ,.....ILL = O Q • N , 18 - \IIII y = W O W LL _ SW WASHINGTON SQUARE RD a ° o r i (/) a U IN = 5 VJ o - O E o �� GRAPHIC SCALE IN FEETi_ 0 20 40 80 / \ U T COc, I U NORTH SHEET NUMBER U C7 —0 O SCALE: 1"=40' I 0. 1 o . } m U) TREE ARBORIST REPORT o 7Z 0 Effective Open Grown or O Tree No. Common name Scientific name DBH' C-Radius2 canopy cover3 Heritage Tree4 p s Condition6 Preservation' Comments 0 _ (in) (ft) Stand Grown T (sq.ft.) E 1 northern red oak Quercus rubra 11 10 N 0 2 2 dead branches 2 to 4 in diameter, restricted rooting area 2 pin oak Quercuspalustris 13 10 N 0 3 3 restricted rooting space ;, 3 pin oak Quercuspalustris 16 15 N 0 3 3 fire hydrant, restricted rooting space 4 northern red oak Quercus rubra 11 10 N 0 1 2 dead branches greater than 4 in diameter, restricted rooting space O 5 Crimson ling maple Acer platanoides'Crimson[Ing' 8 8 N 0 1 0 heavy epicormic branches,dying from top down, not suitable for preservation,dead branches greater than 4 in diameter z 6 European white birch Betula pendula 12 10 N 0 2 2 moderate sapsucker holes,crooked trunk,dead branches 2 to 4 in diameter 0 — cn 7 shore pine Rnuscontorta 8 5 N 0 2 2 multi-stem:6,4,4,suppressed, ivy 8 shore pine Rnuscontorta 24 12 N 0 3 2 codominant leaders:16,14,12 Lu 9 shore pine Rnuscontorta 19 15 N 0 3 2 codominant leaders:14,13 10 sweetgum Liquidambarstyraciflua 11 10 N 0 3 2 crooked trunk,asymmetrical crown 11 Scot'spine Rnussylvestris 18 15 N 0 3 2 bowed trunk,crooked trunk 5 12 Scot'spine Ffnussylvestris 19 15 N 0 3 2 codominant leaders:16,10,crooked trunk 0 13 Scot'spine Ffnussylvestris 19 15 N 0 3 3 0 14 Oneseed hawthorn Crataegusmonogyna 15 10 N 0 3 2 multi-stem:10,10,6, invasive zci 15 Douglas-fir Pseudotsuga menziesii 14 10 N 0 1 0 dying from top down,dead branches 1 to 2 in diameter, ivy, large open trunkwound west side, preservation not recommended 1 16 Douglas-fir Pseudotsuga menziesii 5 8 N 0 3 2 asymmetrical crown,suppressed 17 Douglas-fir Pseudotsuga 14 15 N 0 3 3 invasive groundcover z 9 E 18 Douglas-fir Pseudotsuga menziesii 15 12 N 0 3 2 self-corrected phototropic lean,asymmetrical crown, ivy 19northernoak 10 15 N 0 3 2 self-corrected phototropic lean,asymmetrical crown,adjacent to 18 redQuercusrubrao CD 20 trident maple Acerginnala 18 12 N 0 2 2 thin,small diameter dead branches, ivy O < o 21 trident maple Acerginnala 8 10 N 0 2 2 thin,small diameter dead branches, ivy o Q o R 22 trident maple Acerginnala 9 10 N 0 2 2 thin,small diameter dead branches, ivy = (1) o o Co 23 trident maple Acerginnala 8 10 N 0 2 2 thin,small diameter dead branches, ivy Q co 5 24 trident maple Acerginnala 5 8 N 0 1 1 multi-stem:4,4,thin,small diameter dead branches,choked by ivy, remove ivy if preservation is desired � o 0 o 0 0• 2 25 trident maple Acerginnala 8 10 N 0 1 1 thin,small diameter dead branches,choked by ivy ^ < w 7- _ zo .0 26 trident maple Acerginnala 7 8 N 0 1 0 thin,dead branches,open trunkwound south side,choked by ivy, not suitable for preservation >4.- - 0 J �_ -c 27 trident maple Acerginnala 6 8 N 0 1 1 thin,dead branches,choked by ivy o > ° 28 trident maple Acerginnala 8 8 N 0 2 2 thin,small diameter dead branches, ivy, poison oak CDLA EL , cLJ 29 European white birch Betula pendula 15 12 N 0 2 2 self-corrected phototropic bow,dead branches,thin top ��E >- 1- ci- 30 trident maple Acerginnala 7 8 N 0 1 1 thin,dead branches 1 to 3 in diameter,suppressed, ivy. . Q o_ ,w 31 European white birch Betula pendula 17 12 N 0 3 2 self-corrected phototropic bow LID D C 32 trident maple Acerginnala 9 10 N 0 — 2 2 thin,small diameter dead branches, ivy _ No 0 1 . 33 trident maple Acerginnala 7 8 N 0 2 2 thin,small diameter dead branches, ivy N o 34 ponderosa pine Pinusponderosa 14 10 N 0 _ 2 2 thin,dead branches to 3 in diameter,cracking asphalt, limited rooting space © T 35 shore pine Pinuscontorta 19 18 N 0 3 2 bowed trunk,girdling root north side, restricted rooting space 36 trident maple Acerginnala 8 8 N 0 2 2 thin,small diameter dead branches, ivy n• o 37 trident maple Acerginnala 7 8 N 0 2 2 thin,small diameter dead branches,choked by - GXS TE!l D� ° a, 38 trident maple Acerginnala 7 8 N 0 2 2 thin,small diameter dead branches,choked by ivy c 39 trident maple Acerginnala 9 10 N 0 2 2 thin,small diameter dead branches,choked by ivy • LA 1126 • 0 Tv 40 trident maple Acerginnala 6 8 N 0 2 2 thin,small diameter dead branches,choked by ivy PRELIMINARY 0 2 41 trident maple Acerginnala 6 8 N 0 2 2 thin,small diameter dead branches,choked by ivy ALAN R.MCWAIN JR. - 42 trident maple Acerginnala 7 8 N 0 2 2 DBH measured at 4',thin small diameter dead branches,choked by ivy OREGON 0 43 trident maple Acerginnala 8 10 N 0 2 2 thincs) ,small diameter dead branches,choked by ivy ,� 06/09/2026 �� 44 trident maple Acerginnala 4 5 N 0 1 1 thin,suppressed, small diameter dead branches,choked by ivy / ° APEN 1 45 trident maple Acerginnala 10 10 N 0 2 2 thin,small diameter dead branches,choked by ivy 46 trident maple Acerginnala 10 10 N 0 2 2 thin,small diameter dead branches, ivy 1 J J w - N 47 trident maple Acerginnala 6 8 N 0 2 2 thin,small diameter dead branches,trunk wounds z cn c 48 trident maple Acerginnala 11 12 N 0 1 1 thin,small diameter dead branches,choked byivythroughout crown w N cog Q0 o w o w O 49 trident maple Acerginnala 11 10 N 0 1 1 thin,small diameter dead branches, ivythroughout crown p o N o 50 trident maple Acerginnala 11 10 N 0 1 1 thin,small diameter dead branches, ivythroughout crown rI rn o N Q o m 0 0 51 European white birch Betulapendula 14 10 N 0 2 2 thin, heavy ivy load Q oo z z Y E 52 European white birch Betula pendula 9 10 N 0 3 2 self-corrected phototropic bow - o o a ( a w U w ce _ 53 European white birch Betula pendula 11 10 N 0 2 2 self-corrected phototropic bow,thin,choked by ivy _ _ 00 0 0 XI 0 54 European white birch Betula pendula 12 10 N 0 1 2 dying from top down,thin,self-corrected phototropic lean a 55 London planetree Ffatanus x acerifolia 24 30 N 0 2 _ 2 thin,dead branches,choked by ivy 56 London planetree Ffatanus x acerifolia 17 25 N 0 2 3 thin,dead branches 1 to 3 in diameter z 57 London planetree Ffatanus x acerifolia 19 25 N 0 3 3 E Q 58 pin oak Quercuspalustris 18 18 N 0 3 2 codominant leaders:8,8,8,8,6,6,thin O 00 Q 59 pin oak Quercuspalustris 25 25 N 0 3 2 large pruning cut, narrow stem unions, inclusion H- N 60 bowhall maple Acer rubrum 10 15 N 0 2 2 dead top,small diameter dead branches,thin,overextended branches, mechanical damage to surface roots, restricted growing space Q 0 o 2 61 pin oak Quercuspalustris 14 18 N 0 2 2 large diameter dead branches, crowded scaffold branches,vertical branch growth 62 pin oak Quercuspalustris 8 12 N 0 3 3 w w N ,- 63 pin oak Quercuspalustris 11 15 N 0 3 3 0 N 64 northern red oak Quercus rubra 8 10 N 0 3 3 w 0 i 0 65 northern red oak Quercusrubra 5 8 N 0 3 3 restricted rooting space Et N -a z 66 northern red oak Quercusrubra 6 8 N 0 2 2 sunscald,good response,asymmetrical crown, restricted rooting space 0, 'D 67 northern red oak Quercusrubra 9 12 N 0 3 3 restricted rooting space Q• . 68 .Japanese maple Acer palmatum 4 5 N 0 3 1 sunscald southwest side, large wound w 69 .Japanese maple Acerpalmatum 4 5 N 0 3 1 sunscald southwest side,good response w Et H 70 .Japanese maple Acer palmaturn 5 5 N 0 2 1 sunscald southwest side, bowed trunk z o 71 bowhall maple Acer rubrum 12 12 N 0 3 3 z 72 flowering cherry Prunusserrulata 9 12 N 0 3 2 self-corrected phototropic lean,asymmetrical crown 0 H E 73 flowering cherry Prunusserrulata 10 12 N 0 3 2 self-corrected phototropic lean,asymmetrical crown Q D 74 flowering cherry Prunuserrulata 10 12 N 0 3 2 self-corrected phototropic lean,asymmetrical crown Lu Lu - Z n , 75 flowering cherry Prunusserrulata 7 10 N 0 2 2 thin,self-corrected phototropic lean,asymmetrical crown 0 Li 0 0_ o76 flowering cherry Prunusserrulata 7 10 N 0 2 2 thin,self-corrected phototropic lean,asymmetrical crown Cr) 0 W w E 77 flowering cherry Prunusserrulata 8 10 N 0 2 2 thin,self-corrected phototropic lean,asymmetrical crownI—I— 0 CC O 78 flowering cherry Prunusserrulata 7 10 N 0 2 2 thin,self-corrected phototropic lean,asymmetrical crown N 79 Alaskan cedar Chamaecyparisnootkaensis 7 8 N 0 3 2 multi-stem:5,3,3 O o a) 80 Alaskan cedar Chamaecyparisnootkaensis 7 8 N 0 3 2 multi-stem:5,4,asymmetrical crown O f D• Q 81 Alaskan cedar Chamaecyparisnootkaensis 11 8 N 0 3 2 multiple tops,asymmetrical crown 0— 0 0 • c 82 dogwood Cornusflorida 9 8 N 0 2 2 narrow crown,self-corrected phototropic lean,thin (n Q Z _I 83 dogwood Cornusflorida 8 8 N 0 2 2 DBH measured at 3', history of branch failure, narrow crown,thin lJJ 84 dogwood Cornusflorida 4 8 N 0 2 1 thin, high crown, large trunk cavity Q ° 85 dogwood Cornusflorida 9 15 N 0 3 2 asymmetrical crown,dead branches,epicormic branches 0 cn 2 86 vine maple Acercircinatum 6 8 N 0 2 2 multi-stem:3,3,2,2,2,2,suppressed, high crown wifYja- 87 hinoki cypress Chamaecyparisobtusa 8 5 N 0 3 2 asymmetrical crown, narrow crown U^ (1) 0 88 hinoki cypress Chamaecyparisobtusa 8 8 N 0 3 2 asymmetrical crown, narrow crown Q 89 vine maple Acercircinatum 2 5 N 0 2 2 multi-stem:2,2,1,1,1,thin D u) CD o 90 hinoki cypress Chamaecyparis obtuse 8 8 N 0 3 2 narrow crown 0 co . 91 hinoki cypress Chamaecyparisobtusa 7 8 N 0 3 2 narrow crown = 0 0 • 0 92 vine maple Acercircinatum 7 8 N O 3 2 multi-stem:4,3,3,2,2,1,one dead leader o I- w = 93 dogwood Cornusflorida 1 10 N 0 3 2 codominant leaders:8,8, high crown U co vine maple Acercircinatum 6 5 N 0 1 0 multi-stem:4,3,3,2,2, multipledead leaders amongst remaining live stems,suppressed,thin SHEET NUMBER O 95 vine maple Acercircinatum 7 8 N 0 1 1 multi-stem:5,3,3,2,dead leaders amongst living stems,suppressed 0 E m z I ri \ o • FO /3 PLANT SCHEDULE r________ mil+ ____ _________ _______ __________________1 n I 0F� 1 SYMBOL QTY BOTANICAL NAME COMMON NAME CONT �; ''' L,,''" I WASHINGTON SQUARE MALL 10 h, 1 ,1-• - _ I EXISTING TREES W p FWW F --, 16, 4,1 —I A . I -J-- 65 EXITING TREE TO REMAIN B&Biil . • 7,, 6 f/,ti .. ct (,) 1 . I gal __ EMt f o I 4, . • • . A 01AIII���III : PLANT SCHEDULE o al I o �' � p° +� - i SYMBOL QTY BOTANICAL NAME COMMON NAME CONT CAL SIZE -' .o O -- ti,,,, �, . 0 u PARK TREES z 1 L I PARKING GARAGE � o I '` I'�!!�!L I :'�.om, +kimi Is �I i -.,-I btI _, CEDRUS ATLANTICA 0 1114+� O 4,!?S?t?44 :5? 44S?4�7• , 4t?�'?4 1i t?4,-� _ :• w O I ��� ii�iQ44�t?a44?t?=4� 4eS?d '4T-i_S 64s4�t?;t? t?r��i!i! LJ' • 3 CANOPY AREA=1,963 SF ATLAS CEDAR B&B U o `,� `'�'`' Q ■ ■ 4 1 :: P.: ".. �,.P: I MATURE HEIGHT=40 60' a Z 0 '� \ b. PROPOSED HOS Q .:•- 4 I �� �� :: 2-STORY I :::. ` `: : .;_. : . ..,, : I PARKING LOT TREE 1 O ULMUS PARVIFOLIA z V ±142000SF O o I -� I �! : ?` I I CANOPY AREA=1,256 SF J } I 19 LACEBARK ELM B&B 1.5"CAL MIN 0 - a • G0, 4 u • ,12L o °o !Ft. ° IO = (n o ., MATURE HEIGHT 40' o ,__k ., ° � ,, •:..,...0jI DECIDUOUS TREES z o 0 _� o I PROPOSED �My ���������I ����� ����= I Q _ I U VI-I -I I�I--II-I- 3 .6I VI, ' t? �- —' ® CERCIS SILIQUASTRUM w `� SPORTS FIELD ' I CANOPY AREA=707SF >iii.n o w p 11-1_,, ;/ • 9 JUDAS TREE B&B 1.5"CAL MIN n >_ ,, , co , q 7 ili 1 / L-' > MATURE HEIGHT=20' ,� ±18,400 SF o ,.1_1 CU ' w __. a FAGUS SYLVATICALi 0 ioivp , , I gl? \R\ - t I • 4 CANOPY AREA=1,256 SF EUROPEAN BEECH B&B 1.5"CAL MIN w 1 w (oc_ I a ` UNDER GROUND UTILITY(TYP) MATURE HEIGHT=50' 0 CO Li) 12721 w o / I ..iOn Q O� < E \ TILIA CORDATA I • � O t} / m 3 CANOPY AREA=1,256 SF LITTLELEAF LINDEN B&B 1.5"CAL MIN Q 6] i i Q Iiirr < r: • N D �\ L / / / / / / / / / / / / .,}. U I Q m ^ I MATURE HEIGHT=40' ■ 0 o Q *AL • m �+� it__ . �' I Q O ' > < . ' I SYMBOL QTY BOTANICAL NAME COMMON NAME CONT SPACING SIZE ,�_,. O d m §i r' tel 1000000 I e00000• IVO O i 0 o .4. „ . 1\ w - . ,,, �, f ` Iiia ������ O i DECIDUOUS SHRUBS (t ��J II CI G� —� /--�\ --11- - Ai\ _ ) / O < ' n . I R I // j 44 CORNUS SERICEA RED TWIG DOGWOOD 2 GAL 5' OC 4�vXS T"!l� _ ,,,ii-ipar O. " ,♦ UNDER GROUND UTILITY(TYP) `finJAS GAS GA_Ft `` GAS rri G '. -- Z • L``1 1126 • 0 .__._ w p ,_ I �' ��• a"Mr VS `./ I OO OO ,_ m E - STORM LINE IS APPROX.30'BELOW FINISH GRADE.SEE CIVIL E E STORM LINE IS APPROX.30'BELOW FINISH GRADE.SEE CIVIL O _ =�� Q \ I EVERGREEN SHRUBS �, \ o ��a EEE�� \\\\\ _ _ _ /� o :�� _ PRELIMINARY O 3 0 E-• E - UNDER GROUND UTILITY(TYP) 0 V J o Q I � 4 .: - _ N I Ci • — E ( ) Q 'ATV 188 BERBERIS NERVOSA CASCADE BARBERRY 2 GAL 4' OC ALAN R:MCWAIN JRU .E 'It - !Q O �+� OOOO O , O OOQ 41111 m fr - Q OREGON ti; { " �� p o g o //U O 01 O o 1 0 0 o O O O O O O O O O o O c O_ > < > /`'� 06i09i2026 �' / -o � 1 1 QQ QQ �. Q QQ J O, O' O (, �� v,� I. 0 O' O O r• ��, .O �? O O 11 — O m > L ■ ) 89 VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 2 GAL 4 OC �/� �II �a.1 �� / \ o 0 0 m v C , l 0 .� I t i o a �pE,.. ARC Z � > �� p, � .� too........,, ,, (� = I SYMBOL QTY BOTANICAL NAME COMMON NAME CONT SIZE SPACING,,„ _ -4, \ V� I I 6 _, _, L.L.I s EM ♦ , p _ � ' GROUND COVERS > 0 w = pi! �' I1 253 O f� O O t EM IC LIRIOPE MUSCARI LILYTURF 4"POT 18"OC W N 2 <mil \ ilk' `�`;� • 00 Q ti Q m m N \r °f OSCO �0 < �`��-.( `' GRASS rn o N o }�+� 0 t\ m -1 4 , Q O Z m fi / TURF GRASS = 00 LL, z Y o \ \ O O ,40) I .. . PT LAWN SEED O O U U ( LIMIT OF WORK(TYP) / 0 ' • Y Q (Q Q W / 800.354.3295 U w _ z can - : . : : : LIMITO�RK(TYP) PT 301 WATER SMARTER V, TALL FESCUE BLEND �� ` / '• 5,636 SF MIX INCLUDES: TURF HYDROSEED • 0 �_ __ ___ __�� • _� TURF-TYPE TALL FESCUE- . FESTUCA ARUNDINACEA W X7.._._________.}I=Ik �► / a APPLICATION RATE:7-10 I: I / .• LBS PER 10 CO A 1 ,.. A. • „ o N LE o N _� �� •• Z T 44411 —_ n. R Ln o N • `, J Tait, Q N 77 y\zz7 N - • , i O w E E �• E E I E • w S Q e 11" 0 E W I` iir\,,,.. . 7 m q� Z < - • f . Ali,,,14. ` 0 w ,:,, . E., oCO 0 ,I_ ,,, ifiNk 44 / �� �� u) a w 0 0 _,D, \ III II 1i-. rok,,,,,_, � 1�Ny 8 0 , \ -"Iii,._}.1. 1„, 0 • • •4# ' Ail ._IQ vJ _A II II ,�� _ y 20 W o _ A. — • O Q L.L 4 18 —_ 19 I W O c �� — SW WASHINGTON SQUARE RD — W a a Nu 4"V ,..,__,i W 9e_ I o �� _ U O_ ID _ E o li GRAPHIC SCALE IN FEET 0 20 40 80 p k U T c, I I I Al U U m NORTH SHEET NUMBER U C7 -6 O SCALE: 1"=40' 5 o I .O 2 `v I 0 all ,ii -5 • fi) s (no 1 ° I / * pi 4 ,_ Q PIA -, 0 • �T 7..„ ... < G o 1 \ 0 I / 0 d I I �o�� E n I ` -= w I �r 0 I q (n rl 4 / 10I //r4 / I0- O O z Li I : I: - I .\ I 0 ..1:11- 4 FO \AK \ ...0-'' :.., j \ '''''''. c; 2,, „1.,, 0. . :. 0 wN i1tit1In0I; . .---- _ 0 rii_ „, 0 1 Q =, 0 I z° _LKEY MAP 0 � 11111- I Q �� `L.t" NOQTH U ON E PARKING GARAGEI �t' z0, w o _. I 0 I t_--,aS,_ I 1� I` ,,, * 1-Lgo wA\INo•41 I o 0 0 PROPOSEDHOS - . .. � 0 0 � z a •. Q L o O 't N 2—STORY I zLLJ 'o ` \` Q § p Ln F, \ * Z ± 142 000 SF I w og 040 k41 0I2C _ � I I PLANT SCHEDULE L1 . 1 cp . �-1111 N EY m O 0 W Q I I J o W gil° 0, SYMBOL QTY BOTANICAL NAME COMMON NAME CONT CAL ■ �� 0 0 I0 PARKING LOT TREE 0 S O n Z -c) A Q . I 1 6 N ' . CANOPY AREA ULMUS =1,256 SF g 4 LACEBARK ELM B&B 1.5"CAL MIN oa o / 0 I MATURE HEIGHT=40' r is 8z/A T�j� I � 0 I DECIDUOUS TREES • LA 1126 • tel CERCIS SILIQUASTRUM Q Q / I 9 CANOPY AREA=707 SF JUDAS TREE B&B 1.5"CAL MIN PRELIMINARY 6• ° I (' 0 ALAN R.MCWAIN JR. oE w I MATURE HEIGHT=20' ,. OREGON - o 06/09/2026 � 0 ° I F ��� 0 SYMBOL QTY BOTANICAL NAME COMMON NAME CONT SPACING 's % 0 J V) I 0 i I a DECIDUOUS SHRUBS 6' -6 I ` � �� �M C / 7 33 CORNUS SERICEA RED TWIG DOGWOOD 2 GAL 5'OC Q' Q' C/) `mot' I- r` O / I W (NU) 2 o II \ VS .�iQ�. '� EVERGREEN SHRUBS ° N m } ■■ ' ■ 91 BERBERIS NERVOSA CASCADE BARBERRY 2 GAL 4'OC 0 N Q o m o \ = © © Lil W—CrZ Z Y \� / / W I U W CC 2 CD DO '5 lbw .... All' tr,,-At SI ‘CI CD \** _2y - 6 I I Ai 5 .2 ?. •i 7 � �II I PLANT SCHEDULE • o I t � Q W F Z i I \ F SYMBOL QTY BOTANICAL NAME COMMON NAME CONT Q ® ®®®®®® 1 o w //_AlkilL411•In 1 �QQQQQQ I EXISTING TREES• 0 I W IIIII CL D_ -,_ - I \ e I o1 P \` W ____ _ W ______ W _ \ w 65 EXITING TREE TO REMAIN B&B ^ N ° I Zj �- \,mot I■1 I Q , ., ,� GAS 'S GAS G\'\\ A GAS — - GAS — GAS SVO O O '7� , - I _ UNDER GROUND UTILITY(TYP) F, U riok ni. \/ 1 \ STORM LINE IS APPROX.30'BELOW FINISH GRADE.SEE CIVIL Q o I *13 ! O ■ I — E I z 1<- • / .A' -ry -________ _ iv -ry w_____-__p- . ,C\I a; I i, e) 4 IllO; TV TV TV Alp )41 0 0 4 0 ,:, 0 ,, e,.,., ® ® 0 r:.) ,_, tor .40 1 ;( (!):0, o ® i ® ® 0 , 0 0 t -' ® 0 , ,,,- I i I < , iiii. Lo_ 0,, ,, . \ i] 10_ 0 I . Clidt) o Z 1 rn w 0 .E' Z 0 I * AZ z I - a�� � EM \I I \ 0IIIlliIIìo Y I CC. OQa 10 LL iki LLt tll f OCfl ,- 1.1.1 il t - I n \ 10, , a I 4:•ik, E: .10 6 Or rx Li) I V ° e( Zinm i D u) 0 O I LIMIT OF WORK(TYP) O LL 2..4 I I GRAPHIC SCALE IN FEET } \ A A >- ° i 3, n (5) / I 00 20 40 'Irk U — ,-- — — — — — — — — — —, — — — — — — — — — — NORTH nn / SHEET NUMBER IO . 0*: ���i�.........----- -----�— SCALE: 1'�=20' L5. 1 m _ � � - - ■■L�LLL ,�1il_G9_... - • ° 1 W FW FW FW FW FW FW FW FW I i_ Q W W W W W W W W `� I ---� ci 1 d ° ° II , 0 . ) - GPIS � CAS GAS' ° a — I ` I I 1 -` " _ ° . . ° . .. . . -� T I- C N _ -1—K--L IT ________________ 1 • - •n ° �s.5i � - I _ �� ° ° 4 I li lll S , , GAS GA _piAL1 mGAS 1 es fiI Nit _ �..r �1 j11 ,,_ ,,„ �� �� � 1 i____ I 11 _ vbL,,i 4,A .''' ■III _z 1 _ -1 Fp ��� a voifilatvw11) I � ) 111111111111 = w 1 1 ,BERMIELMEIP_. _r, r illiiiii akg __ fit I 1 ICi I \\ KEY MAP diak ditak. AMIE �I i NORTH U 1114W4170-"IMPTirszaTi*Ti*Asiiiidummaviki, I, I a' , EMI �I j I!,j'j 0►1M'i'r` M I I j iter- I -1 z 11010M1010 041s radar-I I M7�xYMM7dMM7orie' -1 1-IMIrtI *7�YA7� , 7d;ur 1-I 1 : I\ I IMF Mg '!-Ad 11010-1-lefaiffiliiiff-1-11,610MOrarAi I-I- Irar"imAllil.a. A I--1°S1 I-I-I Uj o i Lii c) i_< • • • • IPROPOSED HOS �, •�,� :: . . , . . . _ I PLANT SCHEDULE L1 .2 = Q 0 1 2—STORY °. . rc--D. z a p SYMBOL QTY BOTANICAL NAME COMMON NAME CONT CAL SIZE /^ w z , , , ° % ( O J 0 I _ 14 2 000 sF :: :. i PARK TREES LH W Y 0 CEDRUS ATLANTICA cu 1 w o >' r ❑ M� : : ,_, ` • 3 CANOPY AREA= 1,963 SF ATLAS CEDAR B&B EJ co 7d " u I MATURE HEIGHT=40-60' Q E c,„ 1 1 � 1 I .� 10! 1 I I I I ., IPARKING LOT TREE ■ �� o Jo 1 ° • ULMUS PARVIFOLIA N U CANOPY AREA= 1,256 SF U ' , • 7 LACEBARK ELM B&B 1.5"CAL MIN © In o '; I 1 - - — — —Alia A.I M WA I.I 1.= ,,'� MATURE HEIGHT=40' - I—I-I-I-I-I-I . I-I-I—I-I-I I—I�I—I- 1 1 1 1 1 1 71C�de�► IIC�OCG- - - - I�31W �� PROPOSED ❑ 1-1-1-1-1-1-I ;iv- I1-1-1-1-1- o ■ 1I1-1-1-1-1-1- DECIDUOUS TREES j TT❑ LE • - - - FAGUS SYLVATICA SPORTS FIELD - - - - 4 CANOPY AREA= 1,256 SF EUROPEAN BEECH B&B 1.5"CAL MIN - - -I-I • I MATURE HEIGHT=50' • LA 1126 - u I ° �7' �'' 1 PRELIMINARY °E IT -fig 400 sF ��1 1 11 8 1 • TILIA CORDATA - - 3 CANOPY AREA= 1,256 SF LITTLELEAF LINDEN B&B 1.5"CAL MIN ALAN R:MCWAIN JR. 3 - el I MATURE HEIGHT=40' OREGON C a I �� 06/09/2026 •C� I .. I I SYMBOL QTY BOTANICAL NAME COMMON NAME CONT SPACING SIZE `fC� C%� O �. UNDER GROUND UTILITY(TYP) 1 E A '" 12 1 !-I--1-1 ._;'�\ik • DECIDUOUS SHRUBS J J 00 • ea . I IN 0 r--- Lc) � � � �,•4i n , �� ,� �, 11 CORNUS SERICEA RED TWIG DOGWOOD 2 GAL 5'OC I- • u, { 1 1' m ' EVERGREEN SHRUBS N m } a >_ ■ / ° Q r` Q ec, ,0 m 1 ❑ • U < 4 1 11° ( ■ 1 72 BERBERIS NERVOSA CASCADE BARBERRY 2 GAL 4'OC Q COi z z a - ■ f:i j III �� I L ■ _) 89 VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 2 GAL 4 OC U w _ ° 1 m I I o 0 o I <� L SYMBOL QTY BOTANICAL NAME COMMON NAME CONT SIZE SPACING )V 44 w*Ori. I GROUND COVERS xll ■ \ El 1,253 LIRIOPE MUSCARI LILYTURF 4"POT 18"OC 4I I -I-I-I-I-I- Z ❑ 1 m z Q ■ ■ ■ ■ ■ 0 I GRASS/ > < ^ w m Ilk I° TURF GRASS L.L L ■ PT LAWN SEED- o- I: Alllik L' 800.354.3295 W AL I r n PT 301 WATER SMARTER W JV v W W W W W `�' > W W M lug N GAS GAS GAS ��,_ • TALL FESCUE BLEND �LI ( *0 5,636 SF MIX INCLUDES: TURF HYDROSEED o Y AS GAS GAS GAS GAS GAS GAS - Q N I GAS GAS 7( AS / GAS I TURF-TYPE TALL FESCUE- E U SCU U 4, ■ FESTUCA ARUNDINACEA STORM LINE IS APPROX.30'BELOW FINISH GRADE.SEE CIVIL F F A II) F t tI �— C■ - E :�—,� C APPLICATION RATE:7-10 0 N E ■� (� _ 1 LBS PER 10 z �y- T/ 'I'V UNDER GROUND UTILITY(TYP) o > 4 Q I cn Q N - Tv ,,, E _ _ Tv — l U / iy N TV TV I J a000 � aao Qa � oo � g al 1 PLANT SCHEDULE w 0 ® ® ® ooao oIT-g; �. i � Q a � ' o -� a oQ poll a o Q to�/ ' I SYMBOL QTY BOTANICAL NAME COMMON NAME CONT \ I ci_ Z �E tO ` EXISTING TREES U) I ■ � �� �° O u, u) a W 9 E s / Q M 1 65 EXITING TREE TO REMAIN B&B O z N ' 1 ` c 6 ` l7/1J CI -.C. _ I O 0 giiir T v, W444.z..20114 a I � 0 z ZM INN%4rri ! lik 0 0 < 4 er v isieriell: Q m I -- itor , w a- u) . . , ,..-_, 7<i. 0 * r--I iit. ....,+ 1 1 i 4 (-,c) -, t (:::-5/Y-'// r:',1. L7) < ___IT I el) f$' I 4 A LLI Lij 0- , i LIMIT WORK GRAPHIC SCALE IN FEET / \ - 6 0 - _ _ � _ _ _ _ _ _ _ _ _ _ _ _ _ _ � - 0 10 20 40 , - W � 11 m U 11 NORTH SHEET NUMBER 1 , ,(, Am �����������������mimi �� � ���� ���� SCALE: 1"=20' L5.2 Zoning Map iNacrirw Ott 1rua�r 1V31! Beaverton • RES-B Subject Site Zone: MUC I ! gar i �v IW�JI-7 - 0.1 S t PR I RES-C • RES-D MEMORANDUM Date: September 9, 2025 To: Jenny McGinnis, Associate Planner, City of Tigard From: Jackie Sue Humphreys, Clean Water Services (CWS) Subject: Dicks House of Sports, DDR2025-00001, 1S1260000400 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE A Clean Water Services (CWS) Storm Water Connection Permit Authorization must be obtained. 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. c. Detailed plans showing 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. 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. Outlook RE: You've been invited to Studio Session DDR2025-00001 08-19-2025 From McGladrey, Alexander M. <alexander.mcgladrey@tvfr.com> Date Wed 8/20/2025 7:53 AM To Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Hi Jenny, TVF&R Permit#2025-0086 with my approval is in the materials. As noted on the TVF&R permit and stamped site plan they must pay their MERRC Fees to TVF&R prior to building permit issuance. Other than that I have no further comments. Thanks! Alex McGladrey I Deputy Fire Marshal Tualatin Valley Fire & Rescue Direct: 503-259-1420 www.tvfr.com From: studio@bluebeamops.com <studio@bluebeamops.com> Sent:Tuesday,August 19, 2025 15:55 To: McGladrey,Alexander M. <alexander.mcgladrey@tvfr.com> Subject:You've been invited to Studio Session DDR2025-00001 08-19-2025 External Sender Alert k This email is from outside TVF&R. Do not click links or open attachments unless you are sure they are safe. L_Bluebeam Logo Join Session to Start Collaborating jenny.mcginnis@tigard-or.gov has invited you (alex.mcgladrey-@tvfr.com) to collaborate on a Session with Bluebeam. Invited Email: alex.mcgladrey-@tvfr.com Session Name: DDR2025-00001 08-19-2025 Session ID: 776-978-871 Server: studio.bluebeam.com New to Bluebeam? Join Session Create Account_ New to Bluebeam? Bluebeam is markup and collaboration solution designed for design and construction professionals. Start a free 14-day trial today, or visit our website to learn more. Facebook ,_Linkedln Twitter YouTube Instagram This email is sent by: Bluebeam,Inc., 443 S. Raymond Ave. Pasadena,CA 91105,USA We respect your right to privacy;view our policy. ©Copyright 2002-2025 Bluebeam, Inc.All Rights Reserved. III • TIGARD City of Tigard MEMORANDUM DATE: September 18, 2025 TO: Jenny McGinnis,Associate Planner FROM: Buck Smith, Principal Engineer PROJECT: DDR2025-00001: Dick's House of Sports 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. The proposal is for the replacement of the former Sear's building with a new building and associated facilities for Dick's House of Sports. As confirmed by the applicant's narrative, this property has access to the public street via an existing private roadway encircling the mall property but does not front any public streets. This standard does not apply. 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 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. The proposal is for the replacement of the former Sear's building with a new building and associated facilities for Dick's House of Sports. As confirmed by the applicant's narrative, this property has access to the public street via an existing private roadway encircling the mall property but does not front any public streets. This standard does not apply. 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. As acknowledged in the applicant's narrative, reciprocal egress agreements (REAs) are in place within the Washington Square Mall property to provide access to all parcels. Those agreements will remain in place and will be maintained in compliance with the Oregon Fire Code, Section 503 and TMC Subsections 18.920.030.H, I, and J. This standard does not apply. 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. As acknowledged in the applicant's narrative, a street plan is not required for the proposed development as there is no change to existing public or private roadways which serve the development area. Street grades are not being modified and ingress/egress to the development area will function in the same manner that it does currently. This standard does not apply. 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. As acknowledged in the applicant's narrative, The proposed development fronts onto SW Washington Square Road,which is a private road owned in conjunction with the overall mall property. No alteration of public rights-of-way is needed or proposed. This standard does not apply. 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. As acknowledged in the applicant's narrative, no extensions of existing streets are proposed for the site and not future streets are planned. This standard does not apply. G. Street spacing and access management. Refer to 18.920.030.H. As acknowledged in the applicant's narrative, the proposed development maintains all access points to the private SW Washington Square Road,which then provides access to surrounding public streets. The proposed development will not impact existing traffic conditions on public roads. This standard does not apply. 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. Street extensions are not proposed or deemed necessary. This standard does not apply. 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. New street intersections are not proposed. This standard does not apply. 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. Additional right-of-way dedication is not required. This standard does not apply. 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 or deemed necessary. This standard does not apply. 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. Cul-de-sacs are not proposed or deemed necessary. This standard 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. New street names are not proposed or deemed necessary. This standard does not apply. 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 proposed development is adjacent to Street Names, both existing streets. The streets and the grades of the streets will remain unchanged. This standard does not apply. 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. As acknowledged in the applicant's narrative, All curbs, curb cuts, ramps, and driveway approaches are designed in accordance with this section and TMC 15.04. This standard does not apply. 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 site is not adjacent to any railroad right-of-way. This standard does not apply. 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 site is not adjacent to any Arterial or Collector streets.This standard does not apply. 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. As acknowledged in the applicant's narrative, the proposed development does not contain any alleys. Access to off-street parking is provided via drive aisles which connect to the private SW Washington Square Road. This standard does not apply. 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. All boundary,internal monuments, and street monuments must be protected in accordance with the City's and County's requirements and standards. As acknowledged in the applicant's narrative, required survey monuments will be provided and coordinated between City and developer. This standard is met. 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. As acknowledged in the applicant's narrative, private roads serving the site will be built and maintained in accordance with the owner (Macerich's) agreement with the City. The existing private street (SW Washington Square Mall) will not serve any residential development as part of this proposed development. This standard does not apply. 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. Railroad crossings are not proposed or deemed necessary. This standard does not apply. 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. Street signs are not proposed or deemed necessary. This standard does not apply. 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. Residential development is not proposed. This standard does not apply. 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. Traffic signals are not proposed or deemed necessary. This standard does not apply. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. This site does not front public streets that require street lighting. This standard does not apply. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Public street name signs are not proposed or deemed necessary. This standard does not apply 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. As acknowledged in the applicant's narrative, no public roadways are anticipated to be altered as part of the proposed development. No resurfacing of public roads is proposed. This standard does not apply. 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. As acknowledged in the applicant's narrative, previous traffic study was completed which anticipated a larger development than what is currently proposed and that study yielded no need for traffic calming measures. Traffic calming is not proposed or deemed necessary. This standard does not apply. 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. As acknowledged in the applicant's narrative, a traffic study for a previously proposed development was accepted by the city and the new proposed development will be significantly less. Additionally, per ITE standards, the trips generated previously were 11,315 and the new use generates approximately 3,380 trips. 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 development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development surrounding the proposed development. 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. As acknowledged in the applicant's narrative, all required utility easements are in place and they are working with PFE to modify the electrical easement to accommodate the extension needed for electrical service. This standard is 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. As acknowledged in the applicant's narrative, all proposed sidewalks in the development will be in accordance with the standards of this chapter. This standard is met. 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). As acknowledged in the applicant's narrative, the trips generated from the new use are significantly less than those generated in the new use. The proposed development does not result in an additional 1,000 vehicle trips or more per day. 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. As acknowledged in the applicant's narrative, the site does not front a public street. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. As acknowledged in the applicant's narrative, the property owner enters agreements with the tenants on maintenance of sidewalks,curbs, and planter strips. These elements will be maintained by Dick's House of Sports. With conditions of approval, this standard is met. 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. As acknowledged in the applicant's narrative, the site does not front public right-of-way and no new streets are proposed. This standard does not apply. 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. As acknowledged in the applicant's narrative, these situations are not anticipated, but they are prepared to take appropriate remedial action as necessary. 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. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 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. As acknowledged in the applicant's narrative, the site will connect to existing private sanitary sewer lateral and a new connection to an existing public sanitary sewer line is not required. This standard does not apply. With conditions of approval, this standard is 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. 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. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Inlets are provided so surface water is not carried across any intersection. Surface water drainage patterns are shown on the development proposal plan. The development is not traversed by a watercourse or drainageway. This standard is met. 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. As acknowledged in the applicant's narrative and the preliminary stormwater report, there will be on effect on downstream drainage as the site is designed to accommodate expected runoff from planned drainage areas. A preliminary storm drainage report was submitted as part of the land use submittal.The applicant has proposed to meet CWS standards for water quality and water quantity,but a conceptual design has not been provided. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. 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 and the storm drainage report to CWS after preliminary review for CWS's review and approval. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through conditions of approval, this standard is 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. As acknowledged in the applicant's narrative, the proposed development does not have frontage along an arterial or collector route. This standard does not apply. 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. As acknowledged in the applicant's narrative,All utilities within the proposed development is underground. The property owner,Macerich,is working with PGE on the extension of electrical conduit underground. No fee in-lieu payments are required. This standard does not apply. 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. As acknowledged in the applicant's narrative, the applicant will submit a bond for all improvements. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. Prior to final building inspection, the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. Through the conditions of approval, this standard is 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. As acknowledged in the applicant's narrative, this is not a subdivision. This standard does not apply. 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. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the engineer 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. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: Improvements associated with private stormwater management facilities 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 • City of Tigard Community Development Codes and Municipal Codes • Other applicable County,State, and Federal Codes and Standard Guidelines Prior to commencing any site work, the applicant must obtain approval of a Stormwater Management (SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. 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 stormwater management 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. Prior to commencing any site work, the applicant must submit a construction vehicle access and parking plan for approval. 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. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. 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. Through the conditions of approval,this standard is met. CHAPTER 18.920 ACCESS, EGRESS,AND CIRCULATION 18.920.020 Applicability A. Applicability. The provisions of this chapter shall 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. As acknowledged in the applicant's narrative, the proposal is for new development or modification to existing development. This chapter applies. 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. As acknowledged in the applicant's narrative, the applicant has coordinated with the property owner, Macerich, on the requirements set forth in this section. Macerich will maintain access and egress as required. This standard does not apply. 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. As acknowledged in the applicant's narrative, an Access Plan is not required for the proposed development as there is no change to existing ingress/egress points which serve the development area. Ingress/egress to the development area will function in the same manner that it does currently. This standard does not apply. 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. As acknowledged in the applicant's narrative, the proposed development takes direct access from SW Washington Square Road,which provides access to the majority of the Washington Square Mall uses. The applicant is coordinating and will establish joint access agreements consistent with the overall approach to occupying tenant spaces within the mall. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. Prior to final building inspection, the applicant must record all applicable public access, and utility easements including,but not limited to, for access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City. Through the conditions of approval, this standard is met. 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 acknowledged in the applicant's narrative, the proposed development takes direct access from SW Washington Square Road,which is a private roadway which serves the Washington Square Mall property. 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 acknowledged in the applicant's narrative, any paving performed on the site will comply with this section and be coordinated with construction groups. This standard is met. F. Curb cuts. Curb cuts must be in compliance with Subsection 18.910.030.0. As acknowledged in the applicant's narrative, curb cuts planned for the site are in compliance with this section. This standard is met. G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and sometimes between development sites. Path standards are provided in 18.200 Residential Development Standards, 18.300 Nonresidential Development Standards, and Chapter 18.410, Off-Street Parking and Loading.Additional standards may also apply if the site is located in a plan district. Pedestrian access paths meet the requirements of Chapter 18.230,Apartments (insert relevant Chapter), and Chapter 18.410, Off-Street Parking and Loading, as discussed earlier in this decision. This standard is met. 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 small form residential development 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. Small form residential development is exempt from this requirement. The applicant has submitted a preliminary civil plan and traffic memorandum containing proposed access, egress, and circulation through the site. The preliminary civil plans demonstrate preliminary compliance with the access, egress,and circulation. The proposed development does not result in inadequate or hazardous access. See findings in CDC 18.920.030.I. 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. The applicant has submitted a preliminary civil plan illustrating proposed access, egress, and circulation through the site. The preliminary civil plans submitted demonstrate preliminary compliance with the access, egress, and circulation requirements of this chapter. As noted by the applicant,an access report is not needed as this redevelopment of the existing site does not propose to modify any access points into the development area. The proposed ingress/egress points from SW Washington Square Road match the existing condition and are not within influence areas of collector or arterial street intersections. The drives all front onto a private roadway, not public roadways as identified above. 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 five 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. As acknowledged in the applicant's narrative, this project does not propose residential development. This standard does not apply. 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. As acknowledged in the applicant's narrative, access points in the development design plan set are in conformance with Table 18.920.2. The relocated private drive aisle at the front of the store meets the 50 foot vehicular access requirement. This standard is met. As acknowledged in the applicant's narrative,private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. The proposal was routed to TVF&R for comment.The applicant also submitted an approved permit from TVF&R (Permit #2025-0086). This standard can be fully met through the following condition of approval: Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. Through the condition of approval, 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. As acknowledged in the applicant's narrative,private drive aisles within the development area which access the site from SW Washington Square Road are two lanes and provide travel lanes in each direction. Individual parking drive aisles are one way and will be designed and marked consistent with requirements. This matches the current configuration of the parking area. This standard is met. 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. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entry ways into the development area from a private drive to the west and from SW Washington Square Road to the east.The development will insure that new plant material will not impede the existing site triangles. The proposal is for new development or modification to existing development. This chapter applies. 18.920.030 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. As acknowledged in the applicant's narrative, the proposed development meets all vision clearance requirements at the two primary entry ways into the development area from a private drive to the west and from SW Washington Square Road to the east. The vision clearance requirements of this chapter are applicable. The applicant has proposed a private driveway connection to Street Name. 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. 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 small form residential, and 30 feet back from the property line on all other types of uses. As acknowledged in the applicant's narrative, SW Washington Square Road and the private drive aisles within the development area are considered non-arterial streets and are designed to meet the vision clearance area requirements within this section. The proposed development has frontage on a private.This standard is applicable.As shown on the applicant's preliminary site plan,vision clearance triangles have been established at the intersections of the new proposed driveway in preliminary accordance with the standards of this chapter. The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for approval. Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. Prior to final building inspection, the applicant must submit the Final Sight Distance Certification for approval. Through the conditions of approval,this standard is met. ADDITIONAL CITY OR AGENCY COMMENTS: Public Water System: The existing public water mains surrounding the proposed development are under the jurisdiction of Tualatin Valley Water District(TVWD).The following conditions of approval are required to meet this standard: Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. Grading and Erosion Control: The City of Tigard and 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 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. The following conditions of approval are required to meet this standard: Prior to commencing any site improvements,the applicant must obtain an approved NPDES permit. Prior to commencing any site work, the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. 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 areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. Through the condition of approval, this standard is met. Address Assignments: The City of Tigard is responsible for the 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 submit an assignment of addresses and pay the address 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 assignment of addresses and pay the address fee. Contact Oscar Contreras at 503-718-2678 for the submission of the Autocad file. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with a Public Facilities any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@u,tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 2. Improvements associated with private stormwater management facilities 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 • City of Tigard Community Development Codes and Municipal Codes • Other applicable County,State, and Federal Codes and Standard Guidelines 3. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. 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. 4. 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 and the storm drainage report to CWS after preliminary review for CWS's review and approval. 5. Prior to commencing any site work, the applicant must provide a performance bond for private stormwater treatment facilities associated with the development. 6. Prior to commencing any site work, the applicant must obtain approval of a Stormwater Management (SWM) Permit to cover all stormwater management facilities and an Erosion and Sediment Control (ESC) permit for land disturbance. An Engineering cost estimate of improvements associated with stormwater quality and water quantity facilities are required at the time of SWM permit submittal. An Engineering cost estimate of improvements associated site improvement are required at the time of ESC permit submittal. 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 stormwater management 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. 8. Prior to commencing any site work,the applicant must submit a construction vehicle access and parking plan for approval. 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. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. 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 any site work,the applicant must submit all utility easements,public access easements and maintenance agreements for review and approval. 10. Prior to commencing any site work, the applicant must submit a Preliminary Sight Distance Certification for approval.Site distance exhibits shall be designed in conformance with AASHTO (current edition) and include Vision Clearance Areas designed in conformance with the City of Tigard. 11. Prior to commencing any site improvements, the applicant must obtain an approved NPDES permit. 12. Prior to commencing any site work,the applicant must submit a final grading plan along with the Erosion and Sediment Control (ESC) permit showing the existing and proposed contours for approval. 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 areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 13. Prior to commencing any site work, the applicant must obtain approvals from TVWD for water service prior to issuance of city permits. 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 and/or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Buck Smith, Principal Engineer at (503) 718-2464 or Buck.Smith@tigard-or.gov. The cover letter must clearly identify where in the submittal the required information is found: 1. Prior to final building inspection,the applicant must complete all improvements associated with private stormwater management under the City and CWS jurisdiction. The applicant must receive conditional acceptance from the City of Tigard. 2. Prior to final building inspection,the applicant must submit a two years of maintenance assurance for all required public improvements and enter into a stormwater maintenance agreement with the City. 3. Prior to final building inspection,the applicant must record all applicable public access,and utility easements including, but not limited to, for access, storm and surface water drainage, sanitary sewer,water,and franchise utilities and provide recorded copies to the City. 4. Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. 5. Prior to final building inspection,the applicant must submit the Final Sight Distance Certification for approval. Outlook Re: Dick's House of Sport Proposal From Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Date Thu 9/25/2025 11:01 AM To Luke Jarmer <lukejarmer@gmail.com> Hi Luke, Yes,the City does have a noise ordinance, located here: City of Tigard, OR Noise Nuisances. Once the building and sports field is operational, if you feel like they are in violation of this ordinance, please contact Code Enforcement and someone will go out to assess the noise levels. Let me know if you have additional questions. Thanks, DIVERSE E Jenny McGinnis (she/her) I Associate Planner ill City of Tigard I Community Development � WEICOMIHG TIGARD ISAFE SPACE Direct: 503.718.2427 I Cell: 971.678.7548 FOR EVERYONE 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov www.tigard-or.gov Work Hours: Monday—Thursday 7:00AM — 5:30PM Emails sent or received by City of Tigard employees are subject to public records law. Community Development Hub lt. , Centro de Desarrollo Comunitario � �� Pwmltting.PIonning.&Lk.nsing Pr.rrnlsos.Plenlflceclon y Uccncles Onllno Sorvlcas Sorvlcbs an lima vAvw.tigard-or.gov/CommunityDevHub From: Luke Jarmer<lukejarmer@gmail.com> Sent:Wednesday, September 24, 2025 3:15 PM To:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Subject: Re: Dick's House of Sport Proposal I live on Coral St. near the mall but outside the 500ft notification radius. Currently, I can sometimes hear the noise from Westside Christian Highschool when they have games at the school. That's about a mile from my house. I'm guessing that an outdoor sports field will play music or have some kind of announcement system. If that's the case, I think noise from the facility should be considered as part of the approval process. Does Tigard have a noise ordinance for businesses? Luke On Wed, Sep 24, 2025 at 11:17AM Jenny McGinnis <jenny.mcginnis@tigard-or.gov> wrote: Hi Luke, It is surrounded by nonresidential properties and no concerns have been raised by any of the property owners within the 500-ft notification radius. Thanks, 'DIVERSE Jenny McGinnis (she/her) I Associate Planner IIICLUSIVE City of Tigard I Community Development WELCOMING TIGARD �E SPACE Direct: 503.718.2427 I Cell: 971.678.7548 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov www.tigard-or.gov Work Hours: Monday—Thursday 7:00AM —5:30PM Emits sent or received by City of Tigard employees are subject to public records law. Community Development Hub kis -' Centro de Desarrollo Comunitario Pw nitLing,Plannng.& Lk:.nslnci P..nni o .Plentflceclon yLlcandms OnIIn .Sorvlcas Solvlclos..n lime www.tigard-or_gov CommunityDevHub From: Luke Jarmer<lukejarmer@gmail.com> Sent:Tuesday, September 23, 2025 3:31 PM To:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Subject: Re: Dick's House of Sport Proposal You don't often get email from lukejarmer@gmail.com. Learn why this is important Great. Thank you for sharing. Looks like a good improvement for a big empty building! Are there any noise concerns with an open sports field for the nearby neighbors? On Mon, Sep 22, 2025 at 12:12PM Jenny McGinnis <jenny.mcginnis@tigard-or.gov> wrote: Hi Luke, Here is the link to the folder with all the application materials: DDR2025-00001 Dicks House of Sport Best, •DIVERSE Jenny McGinnis (she/her) I Associate Planner WELCOMING City of Tigard I Community Development TIGARD SAFE SPACE Direct: 503.718.2427 I Cell: 971.678.7548 FOR EVERYONE 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov www.tigard-or.gov Work Hours: Monday—Thursday 7:00AM — 5:30PM Emails sent or received by City of Tigard employees are subject to public records law. Community Development Hub kl '' Centro de Desarrollo Comunitario Pumltting.Planning.& Lk..nsing P..nml.os.Planlflceclon y L1c ncles ir, Onllnc.Sarvicas Sorvidos:.n hn:.e www.tigard-or gov CommunityDevHub From: Luke Jarmer<lukejarmer@gmail.com> Sent: Wednesday, September 17, 2025 7:41 PM To:Jenny McGinnis<jenny.mcginnisPtigard-or.gov> Subject: Dick's House of Sport Proposal You don't often get email from lukejarmergmail.com. Learn why this is important Hi Jenny, Could I have additional information about the proposed development of Dick's House of Sport? Luke 503-523-6940 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." Outlook Dick's new location From Austin Sharp <austinsharp111 @gmail.com> Date Tue 9/16/2025 7:21 PM To Jenny McGinnis <jenny.mcginnis@tigard-or.gov> You don't often get email from austinsharp111 @gmail.com. Learn why this is important It would be great for Dick's sporting field to include a few holes of pitch and putt disc golf! They sell discs and there are no par 2 pitch and putt courses around here to introduce folks to the sport on. A course like Rockridge in Bend takes very little space compared to a par 3 course, and it would be a unique niche! As a Tigard resident, we're always leaving the city to play disc golf, and we'd like to do it closer to home! Jesse Tomaino of All Day Disc Golf has helped plan new courses recently. I can put you into contact if you're interested! Thanks, Austin Sharp Outlook Re: Dick's House of Sports (Washington Square) From James Zupancic <jim@zupgroup.com> Date Thu 9/25/2025 2:06 PM To Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Cc Schuyler Warren <SchuylerW@tigard-or.gov> I 1 attachment(930 KB) 1971 CGCA&Winmar Company Agreement.pdf; Dear Ms. McGinnis: Thank you for your email and request. As you note in your email, the Memorandum of Agreement recorded at Book 854 Page 274 of the Washington County records refers to the unrecorded 1971 Agreement and the parties "approve, ratify and affirm the 1971 Agreement." See Paragraph 5 of Book 854 Page 275. Attached to this email is a copy of that 1971 Agreement, which runs with the land, and is expressly "binding upon and inure to the benefits of the respective successors and assigns of the parties." See Page 14 Article XIX of the 1971 Agreement. Macerich and its affiliated ownership groups are successors in interest to Winmar. The Memorandum of Agreement provides constructive notice of the 1971 Agreement. In the 1971 Agreement, many covenants including restrictive covenants were made concerning the Washington Square Property. At Page 6 Paragraph D of that 1971 Agreement, you will see the restrictive covenant that "there shall be no buildings or other structures erected on the development site within 200 feet of the north and west property lines of the Cemetery property." As I said in my email below, Crescent Grove Cemetery and Macerich (or its affiliate) have an Encroachment Agreement allowing this proposed project to proceed. However, under the terms of that Encroachment Agreement I cannot provide you a copy without Macerich's consent. Suffice to say that Crescent Grove Cemetery has no objection to the project proceeding, provided that it is in accordance with the Cemetery's agreement with Macerich. I wish to amend my prior email, and clarify that Crescent Grove Cemetery is NOT requesting a condition be imposed by the City of Tigard on the permit relating to the July 21, 2025 Agreement between the Cemetery and Macerich. Nevertheless, the Cemetery has an interest in and will be monitoring the progress of any permits to confirm that development and construction plans conform with its July 21, 2025 agreement with Macerich. Please let me know if you have any questions. Best regards, Jim Zupancic,Esq.,CRE JAMES D.ZUPANCIC, PC 16580 Fair Mile Road Sisters, OR 97759 Phone:(503)277-9906 Jim@ZupGroup.com www.ZupGroup.com Best Lawyers BEST LAW FIRMS US.News 2023 Recognized by peers 2004-2025 This email may contain confidential or privileged information. If you believe you have received this email in error, please notify the sender immediately and delete this message without copying or disclosing it. From: Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Date: Thursday, September 25, 2025 at 8:22 AM To: James Zupancic <jim@zupgroup.com> Cc: Schuyler Warren <SchuylerW@tigard-or.gov> Subject: Re: Dick's House of Sports (Washington Square) Hello Mr. Zupancic, Can you please send a copy of the 1971 agreement and the July 21, 2025 agreement? What you've provided appears to be an agreement between Winmar and the Cemetery, not Macerich, and there's no successors and assigns clause in the agreement. There is nothing in this specific document that clearly prohibits certain development within 200 ft of the cemetery property. Thank you, DIVERSINCLU SIEVE Jenny McGinnis (she/her) I Associate Planner • 'WELCOMING City of Tigard I Community Development TIOARD (SAFE SPACE Direct: 503.718.2427 I Cell: 971.678.7548 FOR EVERYONE 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov www.tigard-or.gov Work Hours: Monday—Thursday 7:00AM — 5:30PM Emails sent or received by City of Tigard employees are subject to public records law. ECommunity Development Hub Centro de DesarrolbComunitario Non-lining,Planning.&Licensing P:rrrnlsas,PlenlhcecIcn y LIc ncles 16. Online Services Sorvlcbs en lines rd-or gov+ommunityDevHub From: James Zupancic <jim@zupgroup.com> Sent: Monday, September 22, 2025 4:21 PM To: Jenny McGinnis <jenny.mcginnis@tigard-or.gov> Subject: Re: Dick's House of Sports (Washington Square) Thanks Ms McGinnis. Macerich is very aware of the restrictive covenant aka easement. I can send you a copy of that document tomorrow. Again, Crescent Grove Cemetery does not object to issuance of the development permit with this condition. Thank you, Sent from my iPhone Jim Zupancic, Esq., CRE James D. Zupancic, PC 16580 Fair Mile Road Sisters, OR 97759 503-277-9906 The information contained in this email (including any attachments) is intended for the use by the person to whom it is addressed and may contain information that is privileged or otherwise confidential. It is not intended for transmission to, or receipt by, any individual or entity other than the person to whom it is addressed, except as otherwise expressly permitted in this message. If you have received this email in error, please delete it without copying or forwarding it, and notify the sender of the error by reply email. Thank you. On Sep 22, 2025, at 12:28 PM, Jenny McGinnis <jenny.mcginnis@tigard-or.gov> wrote: Hello Mr. Zupancic, Is there a graphic that shows what Parcels A, B, and C are as referenced in this easement document? I'm unclear whether this applies to this project or not. We do not typically enforce private agreements but I will send this to the applicant to ensure they are aware. Thank you, <Outlook- xsjwpvig.png> Jenny McGinnis (she/her) I Associate Planner <Outlook- www.tigard-or.gov City of Tigard I Community Development 2sgo5zbw.png> Direct: 503.718.2427 I Cell: 971.678.7548 13125 SW Hall Boulevard, Tigard OR 97223 I tigard-or.gov Work Hours: Monday—Thursday 7:00AM —5:30PM Emails sent or received by City of Tigard employees are subject to public records law. From:James Zupancic<jim@zupgroup.com> Sent: Friday, September 19, 2025 10:36 AM To:Jenny McGinnis<jenny.mcginnis@tigard-or.gov> Subject: Dick's House of Sports (Washington Square) Dear Ms. McGinnis: As counsel for Crescent Grove Cemetery, I respectfully request your consideration of the following. Attached find a copy of the 1972 document recorded in the Washington County Records at Book 854 Page 274. This document refers to a restrictive covenant that prohibits certain development within 200 ft. of the Cemetery property. Please include as a condition of approval, the condition that any public permit be subject to compliance with the Easement Encroachment Agreement dated July 21, 2025 between the Applicant and Crescent Grove Cemetery Association. Please contact me if you have any questions. Thank you, Jim Zupancic,Esq.,CRE JAMES D.ZUPANCIC, PC 16580 Fair Mile Road Sisters, OR 97759 Phone:(503)277-9906 JimPZupGroup.corn www.ZupGroup.com <image001.png> Recognized by peers 2004-2025 This email may contain confidential or privileged information. If you believe you have received this email in error, please notify the sender immediately and delete this message without copying or disclosing it. 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."