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SDR1994-00024 • • .Exl+ • CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER - HY PLANNING COMMISSION 1. Concerning Case Number(s): SDR 94- 0024 /PDR 94 -0003 2. Name of Owner: Waremart, Inc. Name of Applicant: Trammell Crow BTS, Inc. 3. Address 2 Pierce Place #700 City Itasca State IL Zip 60143 4. Address of Property: Northwest corner of SW 72nd Avenue and SW Dartmouth Street. Tax Map and Lot No(s).: 1S1 36DC, tax lot 2500 5. Request: A request for Site Development Review approval to allow construction of a 23,500 square foot "Office Max' general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Zone: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. 6. Action: Approval as requested X Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) X Owners of record within the required distance X Affected governmental agencies 8. Final Decision: THE DECISION SHALL BE FINAL ON December 28, 1994 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon 97223. 9. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(3) and Section 18.32.370 which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($315.00) and transcript costs, (varies up to a maximum of $500.00). The deadline for filing of an appeal is 3:30 p.m. December 28, 1994 10. Questions: If you have any questions, please call the City of Tigard Planning Department, 639 -4171. • • CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 94 -06 PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING AN APPLICATION FOR DEVELOPMENT OF A 23,500 SQUARE FOOT OFFICE MAX RETAIL BUILDING. SECTION I. PROPOSAL SUMMARY CASE: Site Development Review SDR 94 -0024 Planned Development Review PDR 94 -0003 APPLICATION: The applicant requests Site Development Review approval to allow construction of a 23,500 square foot retail building. OWNER: Waremart, Inc. APPLICANT: Trammell Crow BTS Inc. P.O. Box 12909 2 Pierce Place, #700 Salem, OR 97309 Itasca, IL 60143 -3143 Location: 7500 SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). Northwest corner of the intersection of SW Dartmouth Street and SW 72nd Avenue. COMPREHENSIVE PLAN DESIGNATION: C -G, (General Commercial) ZONING DESIGNATION: C -G(PD) (General Commercial, Planned Development) APPLICABLE REVIEW CRITERIA: 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. SECTION II - DECISION: Notice is hereby given that the Planning Commission has approved the proposal subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Impervious surface / landscaping calculations shall be submitted which indicates that the site provides a minimum of 15% landscaping. FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 1 • • b. An additional two parking lot trees, one each within the south and west parking area. c. Striped /crosswalks identifying pedestrian connections both from the handicapped accessible parking to the entrance and sidewalk connection from SW Dartmouth Street. d. Screening of rooftop mechanical devices from adjoining properties and public street. Screening of the entrance of the loading area from SW Dartmouth Street. e. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign - off. 2. Landscape and lighting plans shall be submitted to the Tigard Police Department for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as per the approved revised site plans. 4. The applicant shall pay the standard Traffic Impact Fee in accordance with City Resolution No. 94 -18. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION III. BACKROUND 1. Backround: FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 2 • • In 1993, the City approved a Planned Development and Site Development review application (SDR 93 -0002 / PDR 93 -0001 / SLR 93 -0002 / SCE 93 -0001) for a 150,000 square foot shopping plaza on a 19.9 acre site. The approved concept plan included a building pad where the current site development request is located. A public hearing was held on November 7, 1994. The Planning Commission did not adopt changes to the conditions of approval that were suggested for consideration by staff on page 10 of the staff report. 2. Vicinity Information: The site is located on the norththwest corner of the intersection of SW 72nd Avenue and SW Dartmouth Road. Properties to the north, west, east, and south are zoned C -G (General Commercial). Properties to the northeast are zoned R -3.5 (Residential, 3.5 units per acre). Tigard Act III theatres are developed on the property to the north, Costco is located to the west, a commercial center on the property to the north is currently under review and the properties to the east are developed with residential structures. 3. Site Information and Proposal Description: The site has frontage on both SW Dartmouth Street and SW 72nd Avenue. The site is developed with an existing Cub Foods shopping center. The property contains an undeveloped building pad site on which the current application is located. The applicant requests approval to construct a 23,500 square foot "Office Max" retail building. 4. Other Staff Comments: The City of Tigard Engineering Department's findings are addressed in Section III (B). 5. Agency Comments: General Telephone and Electronics has reviewed this proposal and has offered the following comments: Developer to place conduit to GTE's specifications. The City of Tigard Water District, City of Tigard Maintenance Services Division, City of Tigard Building Department, City of Tigard Police Department, Unified Sewerage Agency, Tualatin Valley Fire District, Portland General Electric has reviewed this FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 3 • • application and have offered no comments or objections. No other comments have been recieved. SECTION IV. FINDINGS, ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build an office furniture /supply retail store. This use is classified in Code Section 18.42 (Use Classifications) as General Retail Sales. Code section 18.62.030 allows General Retail Sales as a permitted use in the C -G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C -G zoning district. There is no minimum lot size requirement. The site has an average lot width of 200 feet, exceeding the minimum lot width standard. Developments within the C -G zone are required to provide a minimum of 15% landscaping. Impervious surface / landscaping calculations shall be submitted which indicates that the site is in compliance with this standard. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C -G abuts a residential zoning district. The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 21 feet, well under the maximum allowed. Section 18.120.180(A) (1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. These chapters are also listed as approval standards for a Planned Development Review application under Section 18.80.120.2. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 4 • • Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Oudoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lends), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The overall site is currently developed and does not contain natural drainage or existing trees in need of preservation. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is not applicable as the proposal does not abut a different use as outlined in the Buffer Matrix (18.100.130). Section 18.120.108.4(B) states that on -site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. A revised plan shall be submitted which shows how the mechanical devices on the roof shall be screened, year round, from adjoining properties and the public street. The site plan shows the provision of a 60 foot long masonry wall to screen the loading area from the intersection. A revised landscape plan shall be submitted which screens the entrance of the loading area from SW Dartmouth Street. Crime Prevention and Safety: Section 18.102.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. An exterior lighting plan for the perimeter of the building and parking lot shall be submitted for review and approval. Planned Development: Section 18.80.120 identifies approval criteria for a planned development site plan. Section 18.80.120.A.2 lists other code sections which are essentially the same approval standards as 18.120.180 (Site Development Review). Section 18.80.120.A.3.a states that FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 5 • • site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. This requirement is satisfied as there are no existing trees on site and the amount of site work will be minimal because of the fact that the overall site has been previously prepared as a result of the previous site development approval. Section 18.80.120.A.3.b provides standards relative to buffering and screening a proposed development site from surrounding uses and streets. This criterion is addressed in section 18.100 below. Sections 18.80.120.A.3.c,.d, and .e refer to residential developments and as such are not applicable. Section 18.80.120.A.3.f, .g, .i, .j, .k are essentially references to the requirements of other Code sections dealing with access, landscaping, signs, parking and drainage and are addressed in the sections below. Section 18.80.120.A.3.1 is not applicable as the site is not within a floodplain. Section 18.80.120.A.3.h allows the approval authority to require the developer to provide facilities relative to public transit needs such as bus turn -outs or shelters, if the proposed development abuts a transit route. Neither SW 72nd Avenue or SW Dartmouth Street is currently served by Tri -Met bus service. Tri -Met has not requested the provision of any transit related facilities. Therefore, no transit related facilities will be required as conditions of approval. Additional Yard Setback Requirements: Section 18.96 requires a minimum 30 foot setback from the centerline of SW 72nd Avenue, beyond any setback required by the underlying zoning district. The proposed building will be set back approximately 60 feet from the centerline of SW 72nd, thereby satisfying this requirement. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The landscape plan shows the provision of street trees, in compliance with this section. FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 6 a • Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively Screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan indicates screening in accordance with the requirements of this section. A revised landscape plan shall be submitted which provides for an additional two parking lot trees, one each within the south and west parking area. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan this requirement will be satisfied. Minimum Off - Street Parking: Section 18.106.030(C) (20) requires a minimum of one parking space per 400 square feet of gross floor area for General Retail Sales. The 23,500 square foot building would therefore require 58 parking spaces. The proposed site plan shows the provision of 74 parking spaces, satisfying this requirement. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 3 disabled parking spaces if 51 to 75 parking spaces are provided. This proposed site plan shows the provision of 3 disabled person parking spaces, thereby satisfying this requirement. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in FINAL ORDER - SDR 94 - 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 7 • • any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Five bicycle parking spaces will be required for this development. The applicants narrative states that 5 bicycle parking spaces will be installed adjacent to the front entrance. Off - Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one off - street loading space on site. The proposal shows the provision of one loading space, thereby satisfying this requirement. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of two access drives. These drives are shown to have widths of 24 and 36 feet respectively, thereby satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6 inch vertical separation (curbed) or a minimum 3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obtructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The plan shows pedestrian connections to both SW 72nd Avenue and SW Dartmouth Street. The SW Dartmouth Street Connection crosses the loading area for a distance of approximatley 32 feet and shall be marked for pedestrian crossing. Signs: Section 18.114.130(C) lists the type of allowable signs and sign area permitted in the C -G zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 8 • • adequate space for on -site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick -up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign -off. The applicant shall submit evidence or a plan which indicates compliance with this section. Transportation Planning Rule. The portion of the Transportation Planning Rule, which became effective May 8, 1994, that applies to this application is OAR 660-12 - 045(4)(b). This section states that New retail, office and institutional buildings at or near existing or planned transit stops to provide preferential access to transit through the following measures: A. Orienting building entrances to the transit stop or station; B. Clustering buildings around transit stops; and, C. Locating buildings as close as possible to transit stops. The intent of this requirement is to provide preferential access to transit by locating building entrances at a direct, safe, and convenient distance from the transit street and by removing other barriers to pedestrian access. Building entrances should be located in a way that allows a direct, safe and convenient pedestrian link between the development and the transit stop. New retail and office buildings located on transit streets should have at least one public entrance facing the transit street or, if not facing, be within a specified distance of the transit route. A combination of building orientation, distance and pedestrian amenities can work together to display and direct a person to an entrance, and to make a journey pleasant, logical and obvious. The proposed building is orientated internally toward the parking lot, with no public entrance directly facing the street. The applicant is proposing sidewalk connections to both SW 72nd Avenue and SW Dartmouth Street. The applicant contends that this plan meets the intent of the Transportation Planning Rule through the provision of a sidewalk connection to SW Dartmouth Street, the fact that the building entrance is within 130 feet of the SW Dartmouth Street sidewalk, and finished grades prevent an entrance along SW 72nd Avenue. FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 9 • • Staff would recommend that the Planning Commission consider a building entrance which faces the intersection of SW 72nd Avenue and SW Dartmouth. This location would be relatively at grade with the intersection, would make the corner the focus of the streetscape and would be the most accessible location for pedestrian traffic crossing the intersection. An entrance at this corner could provide the building entrance orientation discussed in the rule. Staff would also recommend that the Commission consider the relocation of the loading dock from the intersection to the north side of the building. At this location, the finished grades would provide for screening of the loading area and provide for a shorter walking distance for pedestrian access off SW Dartmouth Street. If either of these alternative design options are recommended for compliance with the Transportation Planning Rule, applicable conditions of approval will need to be written as part of the Final Order. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1) (a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. TRAFFIC: The applicant has submitted a traffic study entitled "Tigard Office Max at Cub Food Commercial Center ", prepared by Kittelson & Associates, Inc. of Portland, Oregon, dated August 30, 1994. The report is an update to the report submitted February, 1993, for the "Cub Foods Commercial Center ". The new report provides a comparison of the traffic generated by the then proposed bank and fast foods facility to be located on the pad that will now be developed for Office Max. The report concludes that the traffic generated by an Office Max is less than the previous report indicated. Based on this data, no new improvements are recommended. However, the report again confirms the need for future traffic signalization at the intersection of SW 72nd Avenue /SW Dartmouth Street, and the possibility of a traffic signal at the SW Dartmouth driveway. The applicant previously agreed to participate in the formation of a future Local Improvement District (LID) to finance the construction of future public works improvements on both SW 72nd Avenue and SW Dartmouth Street, that was recorded in September, 1993. FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 10 • • The staff concurs with the findings of the traffic report that no new off -site improvements are required. The project will be required to pay the standard traffic impact fees to help fund traffic improvements to the general area. 2. STREETS: Both SW Dartmouth Street and SW 72nd Avenue are Major Collectors as shown on the City Comprehensive Street Plan. The applicant previously dedicated in September, 1993, 52 feet of right -of -way for SW 72nd Avenue and 45 feet for SW Dartmouth Street to conform to the existing construction completed with the Dartmouth LID. The construction is complete and no further dedications are required. 3. SANITARY SEWER: The existing 8" public sanitary sewer in SW Dartmouth Street has a number of sewer lateral stubs constructed with the Dartmouth LID to serve the site. This existing sewer has sufficient capacity to serve this development. 4. STORM SEWER: The site currently drains to the existing private underground system constructed with the Cub Foods development to the on -site water quality facility. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The existing water quality facility treats the surface stormwater prior to the disposition of the storm water into the existing Red Rock Creek area. The facility is privately maintained. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This day of November, 1994 by the Planning Commission of the City of Tigard. /1/1/41_ eur F Planning Commgrsion President FINAL ORDER - SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 11 i _ _ ; 0 .. _ _ __ _ _ : _ s r - , lidi sewAis o� ....a ,. 2 . . 10 O 4 = ::::: F „iRH: W •• •• :: : : : : : : ::• • • • •i a .... � '' I 0 a 0 • : . '. . . 1111 xi* _ :::::: :: 1 11111 z a. tie DARTMOUTH ST 0 . I a eL SS LL- t MO • . h ii i O ii. 1 . . : yny . N _ . 6 VICINITY CASE NO. • •. EXHIBIT MA P 5DR q'4_ RtbRgq- 000 • * sc4i- - TRAMMELL -CROW STS INC 2 PIERCE PLA #700 ITASCA IL 60143 -3143 WAREMART INC PO BOX 12909 SALEM OR 97309 ED CHRISTENSEN - ALPHA ENGINEERING 9600 SW OAK ST S -200 TIGARD OR 97223 • • AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss. City of Tigard (Aui katur , being first duly sworn /affirm, on oath depose and say: (Please print) �•• / ^ r That I am a # `�GCXO for The City of Ti*rd, Oregon. _ That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director t— Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit •A•) was mailed to each named ersons at the r addre s shown on the ' attached list marked exhibit •B• on the � day of 1((�iIM 19 9 Y said notice NOTICE OF DECISION as herggto at ached, was postec,pn an appropriate bulletin board on the V7" day of L ) WI OVE 1 9 ( 9 �_ ; and depo ited in the United States Mail on the 1 day of n.JovP.(44 , 19 1 postage prepaid. CAA Prepared Notice Q. Subsc 1 ibed and sworn /affirmed before me on the / 0 day of L(T(71.►y► 19 9 . OFFICIAL SEAL 1 1 .. 12 • . /.4 i /L JEL ( �''n �:�'!� DIANEM.DtRKS ) iTARY PUBLIC 0 I NOTARY PUBLIC -0REGON ,) My Comm . It '� ission res: 9/7/4 �, 5 ,, o COMMISSION NO.008977 ( 1 ` () MY COMMISSION EXPIRES SEPT. 7, 1945 c��(Z �j�I' 19024 tUaxeYvins -k PROPOSAL DESCRIPTION FILE NO: SDR 94 -0024 / PDR 94 -0003 FILE TITLE: WAREMART / TRAMMELL CROW APPLICANT: Trammell Crow BTS Inc. OWNER: Waremart, Inc. 2 Pierce Place, #700 P.O. Box 12909 Itasca, IL 60143 -3143 Salem, OR 97309 REQUEST: A request for Site Development Review approval to allow construction of a 23,500 square foot "Office Max" general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. LOCATION: (WCTM 1S1 36DC, tax lot 2500). Northwest corner of SW 72nd Avenue and SW Dartmouth Street. ZONE: C -G (General Commercial) The General Commercial zone allows Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. CIT: East CIT REPRESENTATIVE: Joel Stevens PHONE NUMBER: 293 -1254 CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1993 X PLANNING COMMISSION DATE OF HEARING: TIME:7_30 HEARINGS OFFICER DATE OF HEARING: TIME:7_00 CITY COUNCIL DATE OF HEARING: TIME:7_30 ATTACHMENTS X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE _ ARCHITECTURAL PLAN X SITE PLAN OTHER: GRADING PLAN STAFF CONTACT: William D'Andrea - 639 -4171 r • • ,� CITY OF TIGARD, OREGON PLANNED DEVELOPMENT APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE 0 Y CASE NO. j et. c L /f % /� 7// 'ox3 OTHER CASE NO'S: RECEIPT NO. APPLICATION ACCEPTED BY: (` fi/ g DATE: 9- 7- 9 so 1. GENERAL INFORMATION Application elements submitted: PROPERTY ADDRESS /LOCATION /r (A) Application form (1) 1500 6W PARTtI00114 elre t X' (B) Owner's signature /written TAX MAP AND TAX LOT NO. 1 36 PC authorization TAx LOr: _ (C) Title transfer instrument (1) SITE SIZE /\ (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* NVAizEntsarr INL• T (E) Plot plan (pre -app checklist) ADDRESS p O. 3 % 12'109 PHONE (C (F) Applicant's statement CITY 6 .SM ZIP OR 11301 (pre -app checklist) APPLICANT* - ceAnht1L (.Q.01Jil 816 \14t . )( (G), List of property owners and ADDRESS 2 ?Wt( P Ac('E..1COPHONE addresses within 250 feet (1) CITY 1Tt A \t _L\1J015 ZIP 60143 ^3143 JC (H) Filing fee (A730) n 1^! *When the owner and the applicant are different 470 people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to create a Planned N.P.O. Number: Development consisting of A 2 / solo- F Conceptual Plan Approval Date: 121: tJriL t'ev .oPMsrr: - OFF( C- MA' 4 Lintel 17 tK11.J4 Detailed Plan Approval Date: \ SPAtes At -t:6 N.100- CORNEC Planning or Sw VAI2'fMO0114 C f 7244) • Engineering (MAP/11P • • 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. • 5. THE APPLICANT(S),SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants - so acknowledge that any permit issued, based on . this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of 19 SIGNATURES of each owner (eg. husband and wife .f the subject property. 4.10 (KSL:pm/0737P) • ALPHA ENGINEERING INC. PLANNING A DEVELOPMENT SERVICES A SURVEYING RECEIVED PIANNINII MEMORANDUM SEP 19 1994 DATE: September 19, 1994 TO: Will D'Andrea FROM: Mark Dane 07 RE: SDR #f94 -0024 In completion of application the following materials have been submitted. 1) 5 sets of complete landscape plan indicating location and type of proposed plant materials, parking lot trees and screening. 2) 5 sets of architectural drawings identifying building elevations. 3) Calculations for impervious surfaces, structures and landscaped areas. 4) Owner written authorization Said calculations are as follows: Total development parcel 72,500 sf Building area 23,500 sf Parking area 36,350 sf Landscaped island area 2,250 sf Net landscaped area 14,900 sf / 20% of total development parcel 342002 \app- mats.md PLAZA WEST • SUITE 230 • 9600 SW OAK • PORTLAND, OR 97223 • 503-452-8003 • FAX 503 -452 -8043 SEP 1 : 19' September 12, 1994 CITY OF TIGARD Ed Christensen OREGON Project Manager Alpha Engineering Inc. 9600 SW Oak Street, Suite 230 Portland, OR 97223 Re: Notice of Incomplete Submittal Dear Mr. Christensen, The Planning Division has conducted a preliminary review of SDR #94 -0024, an application to construct a 23,500 square foot "Office Max ", and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1) Provide a landscape plan which indicates the location and type of proposed plant materials, parking lot trees and screening, • as well as provide site coverage calculations for impervious surfaces, structures and landscaped areas. 2) Architectural drawings of the building elevations. 3) Owner Written Authorization / Title Transfer Instrument / Warranty Deed. If you have any questions concerning this information please feel free to contact me at 639 -4171. Sincerely, Will Di Andrea Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 04/05/94 15:35 trZU8 343 8569 MULLAMJ) 3 BAK! 1PJUUZ /Ull • • RECEIVED SPECIAL WARRANTY DEED OCT 0 61994 (Statutory Form) COMMUNITY DEVELOPMENT SUPERVALU HOLDINGS. INC., a Missouri corporation, Grantor, formerly known as Wetterau Incorporated, the successor by merger of SUPERVALU Holdings, Inc., an Ohio corporation, which was the successor by merger of Ohiocubco, Inc., an Ohio corporation, conveys and specially warrants to WAREMART, INC., an Idaho corporation, Grantee, the real property described on Exhibit A, which is attached hereto and incorporated herein by this reference. free of encumbrances created or suffered by Grantor, SUPERVALU Holdings, Inc., an Ohio corporation, Ohiocubco, Inc., an Ohio corporation, or SUPERVALU INC., a Delaware corporation formerly known as Super Valu Stores, Inc., except the encumbrances listed on Exhibit B, which is attached hereto and incorporated herein by this reference. The true consideration for this conveyance is 37,233,100.72. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. Dated this r�_ of March, 1994. Attest: SUPERVALU HOLDINGS, INC. By: • 7,,!..4..t / iywr By.� /, � i 20 � L Teresa H. Jo - on G . Scott . Its: Secretary Its: a President , rr `I STATE OF MINNESOTA ) ) 5S COUNTY OF HENNEPIN ) This instrument was aclmowledged before me on March2. =, 1994, by Gary D. Scott as Vice President of SUPERVALU HOLDINGS, INC., a Missouri corporation. i • • ' i / r� JOHN R WALD '• C- ../''� : NOTARYPUBUc.MINNE53TA : • N tary Public for Minnesota NB1t1EPIN COUNTY My commission expires: • My Canmisnim Expires Ma. 11, I B97 t S . • „Mn1MNPIfPCMl��M��.�nMM�M.W�' Until a change is requested, all tax statements shall be sent to the following address: Waremart, Inc. P.O. Box 5756 Boise, ID 83705 -0756 3RW0721.WP 0323942 04/05/94 15:Jtl F2U5 J4J a*159 UULLANJ & lAK1 gnaw/Oil • • • Order No: 125840 EXHIBIT A LEGAL DESCRIPTION PARCEL I: A portion of that certain tract in the Southwest quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, described as Parcel I, in that certain Bargain and Sale Deed to Supervalu Holdings, Inc. and recorded as Document No. 93003638, Deed Records of Washington County, Oregon, said portion being more particularly described as follows: Beginning at an iron rod on the East line of said Parcel I, which iron rod bears South 00 °02'16" East 152.20 feet from the Northeast corner thereof, said point of beginning also bears North 05 °04'21" West 975.53 feet from the Washington County monument ac the South quarter corner of said Section 36; and running thence North 86 °45'24" Wesc 21.07 Eeet to the center of Red Rock Creek; thence in the center of said creek South 58 °43'05" West 5.76 feet, South 04 °12'11" west 34.80 feet, South 51 °41'12" West 44.29 feet, South 15 °53'22" East 19.63 feet, South 26 °50'41" West 68.45 feet. South 78 °47'53" West 31.55 feet, South 28 °58'14" Wesc 51.39 feet South, 71 °42'53" West 25.45 feet, South 13 °12'08" Easc 56.70 feet, South 26 °18'07" West 28.27 feet, South 56 °08'24" Wesc 32.37 feet, South 24 °39'15" Wesc 27.15 feet, South 19 °40'08" East 29.20 feet, South 47 °21'43" West 18.99 feet, South 14 °11'18" East 29.48 feet, South 59 °58'35" West 23.13 feet, South 09 °44'38" West 14.97 • feet. South 66 °43'03" Wesc 12.43 feet, South 17 °55'29" West 13.88 feet, South 71 °08'07° West 22.17 feet, South 30 0 38'58" West 50.50 feet. South 04 °36'13" East 19.85 feet, South 63 °54'34" West 17.35 feet, South 40 °04'35" West 46.87 feet, South 04 °35'05" East 26.76 feet. South 87 °53 West 15.88 feet, South 32 °29'24" Wesc 35.45 feet, South 78 °41.09" West 16.27 feet, South 55 °41'21" West 56.27 feet, South 10 °32'11" West 15.32 feet. South 62 °27'30" West 39.83 feet, South 19 °21'41" West 7.92 feet, North 87 °S4'42° West 17.36 fee:, South 05 ° 24'38" Wesc 34.15 feet, South 51 °12'52" West 33.47 feet and South 40 °02 West 43.16 Eeet to a point on the west line of said Parcel I; thence along the boundary of said Parcel I, North 00 ° 13'48" East 986.76 feet to an iron rod, South 83 °36'41" Easc 545.14 fee: co an iron rod, and South 00 °02'16" West 152.20 feet to the point of beginning. XCEPTING THEREFROM the following parcel: A portion of that certain tract in the Southwest quarter of Section 36, Township 1 South, Range 1 west, Willamette Meridian. City of Tigard, Washington County, Oregon, described as Parcel II, in Trustee's Deed to New West Federal Savings and Loan Association (hereinafter referred to as New Wesc) recorded as Document No. 89028994, Deed Records of said county, said portion being mcre particularly described as follows: Beginning at the Northeast corner of PALMER ACRES, a plat of record in said county. said point also being the Northwest corner of said Parcel II; and running thence South 00 °13'45" West, along the East line of PALMER ACRES, 986.70 feet to a point in the center of an existing creek; thence in the center of said creek North 40 °02'17" East 43.07 feet, North 51 °12'52" Easc 33.47 feet, North 05 °24'38" East 34.15 feet, South 87 °54'42" East 17.36 feet, North 19 °21'41" Easc 7.92 feet, North 62 °27'30" East 39.83 feet and North 10 °32'11" East 13.89 feet to a point on the West right of way line of proposed S.w. Dartmouth Street; thence following said west right of way line 510.80 feet along a 535.00 foot radius nontangent curve to the right (the long chord of which bears North 07 °32'55" West.491.62 feet); thence 381.33 feet along a 465.00 foot radius curve to the left (che long chord of which bears North 03 °41 West 370.74 feet) to a point on the North line of said Parcel II; thence North 83 °36'41" West, along said North line, 22.60 feet to the point of beginning. -1- • • Exhibit A page -2- Order No: 125840 LEGAL DESCRIPTION PARCEL II: A portion of the Southeast quarter of Section 36, Township 1 South. Range 1 West, Willamette Meridian, Washington County, Oregon, said portion being more particularly described as follows: Beginning at an iron rod on the East line of said Parcel I, in that certain Bargain and Sale Deed to Supervalu Holdings, Inc. and recorded as Document No. 93003638, Deed Records of said county, which iron rod bears South 00 ° 02'16° East 152.20 feet from the Northeast corner thereof, said point of beginning also bears North 05 °04'21" West 975.53 feet from the Washington County monument at the South quarter corner of said Section 36; and running thence North 86 °45'24" Wesc 21.07 feet to the center of Red Rock Creek; thence in the center of said creek South 58 °43'05" West 5.76 feet, South 04 °12'11" West 34.80 feet, South 51 °41'12" West 44.29 feet, South 15 °53'22" East 19.63 feet, South 26 °50'41" West 68.45 feet, South 78 °47'53" West 31.55 feet, South 28 ° 58'14" West 51.39 feet, South 71 °42 West 25.45 feet, South 13 °12'08" East 56.70 feet, South 26 °18'07" West 28.27 feet, South 56 0 08'24" West 32.37 feet, South 24 °39'15" West 27.15 feet, South 19 °40'08" East 29.20 feet, South 47 °21'43" West 18.99 feet, South 14 ° 11'18" East 29.48 feet, South 59 ° 58'35" West 23.13 feet, South 09 °44'38" West 14.97 feet, South 66 °43'03" West 12.43 feet, South 17 °55'29" West 13.88 feet, South 71 °08'07" West 22.17 feet, South 30 °38'58" West 50.50 feet, South 04 °36'13" East 19.85 feet, South 63 °54'34" West 17.35 feet, South 40 °04'35" Wes: 46.87 feet, South 04 °35'05" East 26.76 feet, South 87 °53'43" West 15.88 feet, South 32°29'24" West 35.45 feet, South 78 °41'09" West 16.27 feet, South 55 °41'21" West 56.27 feet, South 10 °32'11" Wesc 15.32 feet, South 62 °27']0" West 39.83 feet, South 19 °21'41" West 7.92 feet. North 87 °54'42" West 17.36 feet, South 05 °24'38" West 34.15 feet, South 51 °12'52" West 33.47 feet and South 40 0 02'17" West 43.16 feet to a point on the Wesc line cf said Parcel I; thence along the boundary of said Parcel I, South 00 °13'48" West 32.55 feet to an iron rod and South 83 °52'11" East 530.54 feet to an iron rod; thence South 99 °16'25" East 168.22 feet; thence South 74 °00'53" East 371.13 feet; thence 117.99 feet along the arc of a 465.00 radius curve to che left (the long chord of which bears South 81 °17'01" East 117.67 feet); thence South 88 °33'09" East 170.04 feet to a brass cap at the angle point of the East line of the George Richardson Donation Land Claim No. 35 and the angle point in the centerline of 72nd Avenue (County Road No. 245); thence along said centerline, North 01 °43'56" East 943.33 feet to the Northeast corner of Tower tract recorded in Book 258, Page 419, Deed Records of said county; thence North 86 °45'24" West 825.44 feet to the point of beginning. EXCEPTING THEREFROM the following Parcels I, II, III and TV: EXCEPTION PARCEL I: A portion of that certain tract in the Southeast quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, Washington County, Oregon, said portion being more particularly described as follows: Beginning at a point chat bears Norch 86 °45'21" West 430.14 feet, South 01 °43'56" West 100.02 feet and South 88 °16'04" East 48.38 feet from the Northeast corner of the Tower tract per Book 258, Page 419, Deed Records of said county, said point of beginning also bears North 22 °38'45" East 918.74 feet from the Washington County Surveyor's monument at che Southwest corner of said Southeast quarter; and running thence South 56 °46'00" East 126.22 feet to an iron rod; thence South 01 °43'56" West 185.05 feet to an iron rod; thence South 11 °30'30" East 34.93 feet to an iron rod; thence South 01 °43'56" East 280.81 feet to an iron rod; thence North 88 °16'04" west 164.00 feet to an iron rod; thence Norch 01 °43'56" • v"• vu, p7 au. uu V �vv r�r vvv� uvuuu•r ,n rr u.♦ v v a • • Order No: 125840 Exhibit A page -3- LEGAL DESCRIPTION East 565.81 feet to an iron rod; thence South 88 °16'04" East 48.38 feet to the point of beginning. EXCEPTION PARCEL II: A portion of the Southeast quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, said portion being more particularly described as follows: Beginning an a railroad spike at centerline station 145 +59.51 point on tangent of S.W. 72nd Avenue per Survey No. 20942; and running thence North 01 °43'56" East, along said centerline, 22.59 feet to the Northeast corner of the Tower tract per Book 258, Page 419; thence North 86 °45'21" West, along the North line of said Tower tract, 45.00 feet; thence South 01 °43'56" West, parallel with and 45.00 feet West of the centerline of S.W. 72nd Avenue, 346.44 feet; thence South 03 °28'41" West 229.28 feet to a point 52.00 feet West of said centerline thence South 01 °43'56" West parallel with and 52.00 feet Wesc of said centerline, 337.82 feet; thence 49.33 feet along the arc of a 31.50 foot radius curve to the right (the long chord of which bears South 46 °35'17" West 44.44 feet); thence South' 85 °33'09" East 83.35 feet to a point in the center of said S.W. 72nd Avenue; thence North 01 °43'56" East, along said centerline, 920.80 feet to the point of beginning. EXCEPTING THEREFROM any portion previously dedicated to S.W. 72nd Avenue. EXCEPTION PARCEL III: All that portion of the Southeast and the Southwest quarters of Section 36, Township 1 South, Rance 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, lying within 10.00 feet North of the following described line: Beginning at the intersection of the South line of said Section 36 and the centerline of 5.W. 72nd Avenue, which point bears South 88 °33'09" East 709.32 feet from the Washington County Surveyor's monument at the South quarter corner of Section 36; and running thence North 88 °33'09" West 170.04 feet; thence 117.99 feet, along the arc of a 465.00 foot radius curve to the right (the long chord of which bears South 81 °17'01" East'117.67 feet); thence North 74 °00'53" West 651.95 feet; thence 312.30 feet along the arc of a 465.00 radius curve to the right (the long chord of which bears North 54 °46'27" West 304.46 feet) to the flow line of Red Rock Creek. The intent is to described a 10.00 foot wide scrip adjacent to the North right of way line of S.w. Dartmouth Street (35.00 feet from centerline) presently being acquired. EXCEPTION PARCEL IV: All chat portion of the Southwest quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, lying within 10.00 feet South of the following described line: • vv vv. Vi aV. *V YLVV .JVVQ JEWLL IJ a LIAM WJUVO /V11 • • Exhibit A.page -4- Order No: 125840 LEGAL DESCRIPTION Beginning at a point on the South right of way line of S.W. Dartmouth Street presently under construction, which point bears North 63 °21'48" West 277.11 feet from a Washington County Surveyor's monument at the South quarter corner of Section 36; and running thence 339.26 feet, along the arc of a 535.00 foot radius curve to the right (the long chord of which bears North 53 °04'02" West 333.60 feet) to the intersection with the centerline of Red Rock Creek. The intent is to described a 10.00 foot wide strip adjacent to the south right of way line of S.W. Dartmouth Street (35.00 feet from centerline) presently being acquired. • Ue /UO /U4 13:4U Q CUO 440 000U fULLAPUJ & ZIAM. WjUUIIUlt • • smart H Utility easements that do not interfere with Grantee's use of'the Property for the operation of a Cub Foods or Waremart supermarket; building and zoninc laws and ordinances and state and federal statutes and regulations; current real estate taxes on the Property that are not yet due and payable. GENERAL EXCEPTIONS a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. . a. Easements, liens, encumbrances, interests or claims thereof which are not shown by any public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any ocher facts which a correct survey would disclose, and which are not shown by the public records. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. water rights, claims or title to water; whether or not the matters excepted under (a), (b), or (c) are shown by the public records. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. • • SPECIAL EXCEPTIONS 6. City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found.) 7. The premises herein described are within and subject to the statutory power including the power of assessment of the Unified Sewerage Agency of Washington County. e. The righcs of the public in and to that portion of the premises herein described Lying within the limits of S.W. Dartmouth, proposed S.W. Dartmouth and S.W. 72nd Avenue. 9. Rights of the public and of governmental bodies in and to that portion of the premises herein described lying below the high water mark of Red Rock Creek. 10. Any adverse claims based upon the assertion that Red Rock Creek has changed in location. 11. Any adverse claim based on the assertion that any portion of said land has been created by artificial means or has accreted to such portions so created. 12. Rights established pursuant to ORS 274.905, et seq to all or any portion of the herein described premises created by artificial means. 13. An easement created by instrument, including terms and provisions thereof. Dated: September 17, 1931 Recorded: September 23, 1931 Book: 143 =age: 11 In Fa•rcr OE: Property owned by Red Rock Dairy For: Laying and maintaining a tile drain; roadway Affects: Exact location not disclosed of record 14. Covenants, conditions, restrictions and easements, but omitting restrictions, if any, based on race, color, religion or national origin, as contained in deed. Recorded: May 10, 1947 Book: 274 Page: 9 Covenants, conditions, restrictions and easements, but omitting restrictions, if any, based on race, color, religion or national origin, as contained in deed. Recorded: May 10, 1947 Book: 274 Page: 11 (Continued) —2— • • • • • SPECIAL EXCEPTIONS (Continued) Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color. religion or national origin, as contained in deed. Recorded: May 23, 1947 Book: 274 Page: 433 Covenants, conditions, restrictions and easements, but omincing restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: June 20, 1947 Book: 275 Page: 383 Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: July 23, 1947 Book: 276 Page: 473 Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: September 9, 1947 Book: 278 Page: 149 Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: September 15, 1947 Book: 278 Page: 266 Covenants, conditions. restrictions and easements, but omitting rescric =ions, if any based on race, color, religion or national origin, as contained in deed. Recorded: May 4, 1948 Book: 285 Page: 153 Covenants, conditions, restrictions and easements, but omitting restrictions, if any, based on race, color, religion or national origin, as contained in deed. Recorded: July 28, 1948 Book: 287 Page: 384 Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: July 29, 1948 Book: 287 Page: 403 Covenants, conditions, restrictions and easements. but omitting restrictions, if any, based cn race, color, religion or national origin, as contained in deed. Recorded: August 20, 1948 Book: 288 Page: 421 (Continued) -3- • VR /VY/01 40.41 yLVV VVO VVVV IIVLLAI1I/ a IUtAS LEJ ULU/ VII re • • • SPECIAL EXCEPTIONS (Continued) Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained is deed. Recorded: September 20, 1948 Bock: 289 Page: 201 Covenants, conditions, restrictions and easements, but omitting restrictions, if any based on race, color, religion or national origin, as contained in deed. Recorded: May 16, 1950 Book: 307 Page: 75 15. An easement created by instrument, including terms and provisions thereof. Dated: February 16, 1953 Recorded: February 27, 1953 Book: 341 Page: 598 In Favor Of: Portland General Electric Company, a corporation of Oregon For: Electrical lines, telephone lines and appurtenances Affects: Exact location not disclosed of record • 16. An easement created by instrument, including terms and provisions thereof. Recorded: October 11, 1968 Book: 720 Pace: 515 In Favor Of: City of Tigard For: Underground sewer line and appurtenances 17. An easement created by instrument, including terms and previsions thereof. Recorded: February 6, 1970 Bock: 770 Page: 759 In Favor of: City of Tigard For: Sewer line 18. Access Easement Agreement, including the terms and provisions thereof; Dated: December 12, 1978 Recorded: December 19, 1978 Recorder's Fee No.: 78055158 19. Conveyances, Easements and Covenants Agreement, including the tens and provisions thereof; Dated: January 10, 1992 Recorded: January 15, 1992 Recorder's Fee No.: 92002831 By and Between: Western -Duff Tigard Partners, a California General Partnership and Super vale Stores, Inc., a Delaware Corporation The above document was re- recorded by instrument, Recorded: January 22, 1992 Recorder's Fee No.: 92004083 (Continued) -4- .•� v-. ry -,r yr'v v7v vvvv YVLL(A!Y O WtflS IJV11 /Vjj • • SPECIAL EXCEPTIONS (Continued) 20. Overhead power distribution lines disclosed by instrument; Recorded: January 22, 1992 Recorder's Fee No.: 92004083 Affects: Parcel I 21. Any rights, interests or claims which may exist or arise by reason of the follovinc facts shown by a survey dated November , 1991 by Thomas Wright, Inc., prepared for Super Valu Stores, Inc. and inspection of said land. (a) Fence encroachment along Southerly property line as disclosed by instrument; Recorded: January 22, 1992 Recorder's Fee No.: 92004083 22. Service line for N.W. Natural Gas Company as disclosed by Letter of Incuiry. 23. Easements for existing public utilities in vacated street area and the conditions imposed thereby, Disclosed by Ordinance No.: 93 -03 • Recorded: March 2, 1993 Recorder's Fee No.: 93015703 Affects: Vacated S.W. Duvall Street • 24. Restrictive Covenants regarding street improvements, including the terms and provisions thereof and including among other things a waiver of richt of remonstrance. Recorded: September 16, 1993 Recorder's Fee No.: 93076023 Powers of assessment of the Dartmouth LID disclosed by the above instrument. 25. Restrictive Covenants regarding street improvements, including the terns and provisions thereof and including among other things a waiver of right of remonstrance. Recorded: September 16, 1993 Recorder's Fee No.: 93076024 26. Covenants, conditions and restrictions, but omitting restrictions if any, based on race, color, religion or national origin, imposed by instrument, including the terms and provisions thereof. Recorded: October 1, 1993 Recorder's Fee No.: 93081050 27. Covenants, conditions and restrictions, but omitting restrictions if any. based on race, color, religion or national origin, imposed by instrument, including the terms and provisions thereof. Recorded: October 1, 1993 Recorder's Fee No.: 93081051 28. Declaration of Covenants, Conditions and Restrictions and Reciprocal Easement Agreement, including the terms and provisions thereof; Dated: August' 30, 1993 Recorded: October 1, 1993 Recorder's Fee No.: 93081054 —5— .. - • • •.... n .... . . /---- ---....._ ..........7 — 11% 1 .... ; . 1 t • . , d CUB FOODS `.... ( r —1 79 S.F. 1 t ,RETAIL • C • FFtt 200.0 38,608 S.F. I I 1 L a g I: 1 0 1 1 , 1 W I P • RETAIL "Er FFs208.0 I 1 1 w i • J ram 111•424 44 • WHOM P—.- 24.690 S,F. 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V.V.' ..2•7 : Ail / //7, .i; : I ,•/••••4/ ;ISP .'0*7( eil , ? •.;;1/.• '. : , ,StMDA: 4 0704%, , , , ' I ',•!.' r .:;/ ,4. .... • " ;1 Elm; . ..... . -..' ..,...---` . : • i / ' 4 ...4 :.; .; > / > 3 ) / r,P7,: . /;?;;3# ...--. ... • • '-'" ' .1 V• 11 , ://4,,../a„ . ... 1 / . //.„ ,: .....-...- . . I.' ' '4.4) ik •-• ••• • .._ .... ... . . . • Um: ..... . ....., ....-.....- .. (.....) VICINITY 1 CASE NO. EXHIBIT MAP SR c D gq - CI)DQ cp R Do° • • N O T I C E • O F P U B L I C H E A R I N G NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, November 7, 1994, AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SDR 94 -0024 FILE TITLE: Waremart /Trammel Crow APPLICANT: Trammell Crow BTS, Inc. OWNER: Waremart, Inc. 2 Pierce Place #700 PO Box 12909 Itasca, IL 60143 -3143 Salem, OR 97309 (708) 773 -3143 REQUEST: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94- 0003 WAREMART /TRAMMELL CROW A request for Site Development Review approval to allow construction of a 23,500 square foot "Office Max" general retail building. LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street. (WCTM 1S1 36DC, tax lot 2500) APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 639 -4171, EXT. 356 (VOICE) OR 684 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE • • IN SUPPORT TO THE APPLICATION AFTER October 18, 1994, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Will D'Andrea AT 639 -9171, TIGARD CITY HALL, 13125 SW HALL BLVD., TIGARD, OREGON. .gyp 7 l:7 �r .r • 4 ml = SfT >a X1"1 :1111 DARTMOUTH ST . , ,■.. at II ne IN Ina 7 111 - :1V/a . Ex:- (ID 151360C -00200 1S1360C -00304 THOMAS, ALFRED E AM JUNE R WOZNIAK, JOHN G 7135 SW BAYLOR _ 11550 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1S136DC -00301 1S136DC -00400 BUEHLER, JAMES D & MELISSA S ' CHASE, WILLIAM L VIOLET 7175 SW BAYLOR ST ' 11580 SW 72ND AVE . TIGARD OR 97223 ' ! TIGARD OR 97223 1S136DC -00500 1S136DC -02500 TOM MOYER THEATRES SUPERVALU HOLDINGS INC 703 BROADWAY SUITE 605 ATTN: TAX DEPT • VANCOUVER WA 98660 PO BOX 990 MINNEAPOLIS MN 55440 1S136DC -02600 1S136DC -02900 SCHULTZ, MARK E AND LAURA K KOCH, ROBERT J 7010 SW BAYLOR ST • 7130 SW BAYLOR ST TIGARD OR 97223 TIGARD OR 97223 1S136DC -03000 1S136DC -03100 HORNE, WILLIAM I /ROBBIE L AMACHER, JUANITA AND 7160 SW BAYLOR BRIEN, KENNETH G TIGARD OR 97223 11680 SW 72ND AVE TIGARD OR 97223 1S136DC -03200 13136DC -03300 FEGLES, MARY A NOBLE, THOMAS L LARRIE P 11720 SW 72ND 11750 SW 72ND TIGARD OR 97223 TIGARD OR 97223 1S136DC -03400 1S136DC -03500 MAHON, HUGH S ANNA BELLE WINKLER, ROBERT G 11780 SW 72ND LOUELLA D PORTLAND OR 97223 11745 SW 70TH TIGARD OR 97223 1S136DC -03501 1S1360C -03508 CORNET, JANE AND JOHN R PETERS, ARDEN L 8416 SW 57TH AVE 7135 SW CLINTON ST PORTLAND OR 97219 TIGARD OR 97223 1S136DC -04000 1S136DC -04100 PHILPOTT, PHYLLIS L LEWIS, LYNN C Y C 7140 SW CLINTON ST 11860 SW 72 VE TIGARD OR 97223 TIGARD OR 97223 1S136DC -04200 18136DC -04300 LEWIS, LYNN C MARY C ANDERSON, RAY D & MARYLIN G 11860 SW 72ND AVE % KROO, STEVEN TIGARD OR 97223 11930 SW 72ND AVE TIGARD OR 97223 re 13136DC -04402 2S101AB -00100 HEDGEPETH, LOUISE AGNES POLLOCK, DONALD 8 /JULIA GAIL 11990 SW 72ND AVENUE 1834 SW 58TH 0202 TIGARD OR 97223 PORTLAND OR 97221 2S101AB -00101 1S1360-01400 CAMPBELL, DAVID A AND VIRGINIA L I QAYUH, ABDUL AND IS S 811 MEADOW 18245 RIVER EDG COLFAX WA 99111 LAKE OSWEGO OR 97034 1S136CD -01501 1S136CD -01601 QAYUM, ABDUL AND ISMAT DOUGHTY, J PAUL AND LILLI 18245 RIVER EDGE CT • 10150 SW CANYON RD LAKE OSWEGO OR 97034 BEAVERTON OR 97005 181360-02000 2S101BA -00100 SUPERVALU HOLDING NC MARTIN, GORDON R ATTN: TAX DEPT 12265 SW 72ND AVE PO B01 990 TIGARD OR 97223 NINNEAPOL MN 55440 2S1018A -00101 2S1018A -00300 MARTIN, GORDON S ET AL MARTIN, GORDON S E % MARTIN, GORDON RICHARD % MARTIN, GORDO 12265 SW 72ND AVE 12265 SW 72 TIGARD OR 97223 TIGARD OR 97223 TRAMMELL CROW BTS INC 2 PIERCE PLACE #700 ITASCA IL 60143 -3143 WAREMART INC PO BOX 12909 SALEM OR 97309 • • • AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss. City of Tigard ^/� I _ I, f ivite KuUn ry.., , being first duly sworn /affirm, on oath depose and say: (Please print) 1 {�.,,�, ' - G That I am a c:l/' p&I 'VV t ✓ ?�d &V' for The City of Tiga d, Oregon. J ✓That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director t/ Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit 'A') was mailed to each named pgr at the id ss shown on the attached list marked exhibit 'B' on the day of or q(Lr 19 , said notice NOTICE OF DECISION as heret was posted on an appropriate bulletin board on the day of _ / `i p.9 and depos e d in the United States Mail on the W IA-wday of (J e / , 19 q) postage prepaid. � IN t t Prepared Notice /J Subs bed and sworn /affirmed before me on the _S2 °ay of �C��✓ V'N 19 �� / `. `.� TARY P IC O F OFFICIAL SEAL f i - •s , DIANE M. JELDFRKS My Commission •:S' GON ) a,xr-, es: O N OTARY PUBLIC- OREGON h ( as COMMISSION N0.005977 MT COMMISSION EXPIRES SEPT. 7, 1995 5➢g 6114-0o IkVrew ' 1S136DC -00200 • 1S136DC -00301 THOMAS, ALFRED E AND JUNE R WOZNIAK, JOHN G 7135 SW BAYLOR 11550 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1S136DC -00301 1S136DC -00400 BUEHLER, JAMES D & MELISSA S CHASE, WILLIAM L VIOLET 7175 SW BAYLOR ST 11580 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1S136DC -00500 1S136DC -02500 TOM MOYER THEATRES SUPERVALU HOLDINGS INC 703 BROADWAY SUITE 605 ATTN: TAX DEPT VANCOUVER WA 98660 PO BOX 990 MINNEAPOLIS MN 55440 1S136DC -02600 1S136DC -02900 SCHULTZ, MARK E AND LAURA K KOCH, ROBERT J 7010 SW BAYLOR ST 7130 SW BAYLOR ST TIGARD OR 97223 TIGARD OR 97223 1S136DC -03000 1S136DC -03100 HORNE, WILLIAM I /ROBBIE L AMACHER, JUANITA AND 7160 SW BAYLOR BRIEN, KENNETH G TIGARD OR 97223 11680 SW 72ND AVE TIGARD OR 97223 1S136DC -03200 1S136DC -03300 FEGLES, MARY A NOBLE, THOMAS L LARRIE P 11720 SW 72ND 11750 SW 72ND TIGARD OR 97223 TIGARD OR 97223 1S136DC -03400 1S136DC -03500 MAHON, HUGH S ANNA BELLE WINKLER, ROBERT G 11780 SW 72ND LOUELLA D PORTLAND OR 97223 11745 SW 70TH TIGARD OR 97223 1S136DC -03501 1S136DC -03508 CONNET, JANE AND JOHN R PETERS, ARDEN L 8416 SW 57TH AVE 7135 SW CLINTON ST PORTLAND OR 97219 TIGARD OR 97223 1S136DC -04000 1S136DC -04100 PHILPOTT, PHYLLIS L LEWIS, LYNN C MARY C 7140 SW CLINTON ST 11860 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1S136DC -04200 1S136DC -04300 LEWIS, LYNN C MARY C ANDERSON, RAY D & MARYLIN G 11860 SW 72ND AVE % KROO, STEVEN TIGARD OR 97223 11930 SW 72ND AVE TIGARD OR 97223 1S136DC -04402 • 2S101AB -0010• HEDGEPETH, LOUISE AGNES POLLOCK, DONALD E /JULIA GAIL 11990 SW 72ND AVENUE 1834 SW 58TH #202 TIGARD OR 97223 PORTLAND OR 97221 2S101AB -00101 1S136CD -01400 CAMPBELL, DAVID A AND VIRGINIA L QAYUM, ABDUL AND ISMAT S 811 MEADOW 18245 RIVER EDGE CT COLFAX WA 99111 LAKE OSWEGO OR 97034 1S136CD -01501 15136CD -01601 QAYUM, ABDUL AND ISMAT DOUGHTY, J PAUL AND LILLI 18245 RIVER EDGE CT 10150 SW CANYON RD LAKE OSWEGO OR 97034 BEAVERTON OR 97005 1S136CD -02000 25101BA -00100 SUPERVALU HOLDINGS INC MARTIN, GORDON R ATTN: TAX DEPT 12265 SW 72ND AVE PO BOX 990 TIGARD OR 97223 MINNEAPOLIS MN 55440 2S101BA -00101 2S101BA -00300 MARTIN, GORDON S ET AL MARTIN, GORDON S ET AL % MARTIN, GORDON RICHARD % MARTIN, GORDON R 12265 SW 72ND AVE 12265 SW 72ND TIGARD OR 97223 TIGARD OR 97223 • • /� REQUEST FOR COMMENTS R(°X A TO: -I-ALPJApe( DATE: September 27, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot °Office Max" general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: �I / {/ • NOTIFICATION LIST FOR ALL APPLICATIONS • 1. , CIT (2) copies _ CPO NO. 2. CITY DEPARTMENTS B uilding Official /Dave S. Parks & Recreation Board Police Ci y Recorder �F ie ld Operations gineering /Michael A. Pennies Facilitator /Jerree G. Long Range Planning /Carol 3. SPECIAL DISTR A1'^ . Fire District (Dick -up box) Tigard Water Department - 8777 SW Burnham St. Tigard, OR 97223 _Tualatin Valley Water District _kr:Unified Sewerage Agency /SWM Program 6501 SW Taylors Ferry Rd. 155 N. First St. Tigard, OR 97223 Hillsboro, OR 97124 4. AFFECTED JURISDICTIONS wash. Co. Land Use & Transp. _ Boundary Commission 150 N. First Ave. 800 NE Oregon St. 416 Suite 540 Hillsboro, OR 97124 Portland, OR 97232 -2109 _ Brent Curtis _ Kevin Martin METRO - GREENSPACES PROGRAM _ Mike Borreson - Mel Huie (CPA's /ZOA's) Scott King 600 NE Grand Fred Eberle Portland, OR 97232 -2736 _ DLCD (CPA's /ZOA's) City of Beaverton 1175 Court St. NE - Jim Hendryx - Principal Planner Salem, OR 97310 -0590 PO Box 4755 Beaverton, OR 97076 _ Other _ City of King City _ City of Durham City Manager City Manager 15300 SW 116th PO Box 23483 -3483 King City, OR 97224 Tigard, OR 97224 _ City of Lake Oswego _ City of Portland City Manager Planning Director 380 SW A 1120 SW 5th Lake Oswego, OR 97034 Portland, OR 97204 4ZState Highway Division ypOT Sam Hunaidi Laurie Nicholson PO Box 25412 9002 SE McLoughlin Blvd. Portland, OR 97225 -0412 Milwaukie, OR 97222 city of Tualatin - PO Box 369 Tualatin, OR 97062 5. SPECIAL AGENCIES _ ✓General Telephone _ "rtland General Elec. _ Engineering Office Brian Moore PO Box 23416 14655 SW Old Scholls Fry. Tigard, OR 97281 -3416 Beaverton, OR 97007 �NW Natural Gas _ Metro Area Communications Scott Palmer Jason Hewitt ' 220 NW Second Ave. Twin'Oaks Technology Center Portland, OR 97209 1815 NW 169th Place S -6020 Beaverton, OR 97006 -4886 _ TCI Cablevision of Oregon Linda Peterson _ US West 3500 SW Bond St. Pete Nelson Portland, OR 97201 421 SW Oak St. Portland. OR 97204 Columbia Cable (Frank Stone) 14200 5W Brigadoon Ct. (e Tri -Met Transit Dev. Beaverton, OR 97005 Kim Knox 710 NE Holladay St. 6. STATE AGENCIES Portland, OR 97232 _ Aeronautics Div. (ODOT) _ DOGAMI _ Division of State Lands Commerce Dept. - M.H. Park _ OTHER Fish & Wildlife PUC Dept. of Environ. Quality 7. FEDERAL AGENCIES Corps. of Engineers Post Office 8. OTHER Southern Pacific Transportation Company _ Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 • 0 rp}7Ey �t5 3 CITY OF TIGARD - 91-4 PRE- APPLICATION CONFERENCE NOTES NON - RESIDENTIAL DEVELOPMENT DATE: DECC,)'1B&R El a I RCM STAFF: APPLICANT: AGENT: t C#VZ /Srmi Phone: Phone: PROPERTY LOCATION: Address: Tax Map & Tax Lot: sae 7 V F � ��ei►-e } t ) i4 J " NECESSARY APPLICATION(S): :TG evecoPmeAr eReviE ?4NNEa ReuterpmEw Se- )S:TiitS c -fsJns Re - wet.) PROPOSAL DESCRIPTION: tOHMER.C.I.f(.. Rent'? eEAJTy/Q COMPREHENSIVE PLAN DESIGNATION: n 1 l7{ / . -(5 / ZONING DESIGNATION: l - 1M5 CITIZEN INVOLVEMENT TEAR FAs CHAIRPERSON: TOt. STE & s :R PHONE: r'C — /15)15 ZONING DISTRICT DIMENSIONAL REQUIREMENTS mini lot size: � sq. ft. Minimum lot width: 50 ft. Setbacks: front — ft. side ft. rear a ft. garage — ft. corner `� ft. from street. Maximum site coverage: $S % Minimum landscaped or natural vegetation area: /5 t Maximum building height: V'S ft. ADDITIONAL tot DIMENSIONAL REQUIREMENTS Minimum lot hags: 25 feet unless lot is created the minor land partition s. Lots created as part of a tine must have a f o 15 feet of frontage or have a 15 foot wide access t . Maximum 1pt' depth to width ratio of &5 to 1. • SPECIAL SETBACKS • Streets: ft. from centerline of 'DftR7M0%.)7"hM . Estab areas: ft. Pram intensity zones: ' ft.,• aloartbe n boundary :. BUILDING HEIGHT PROVISIONS 8 nu ^ !ng fight (Code Section 18.98.020): gni:dings located in . a non-residential zone may be built to a-height_of 7S :feet provided:. _ 1. - A maximum FAN (building fl arm :to-alto area ratio) of 1.5 • to twill existrt r „: . ._ 2. All actual building '.setbacks;'vi11. be at least 1/2 the building's height: and' '.; ... s r - 3. The structure will not abut a residential district. Page 1 • • _.PARKING AND ACCESS ff''11 ,� /8./06.0330 Required parking for this type of use: 1l.. q Secondary use required parking: No more than 8E% of required spaces may be designated and/or dimensioned as compact spares. Parking stalls shall be dimensioned as follows: 11404050 - Standard parking space dimensions: Wit. X 41; ft. Q � 8 �i it 1C0 - Compact parking space dimensions: a'9 ft. 1 MR ft. $ x (L( __r Disabled parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minim + number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ----MP Bicycle racks are required for civic, non - residential, commercial and industrial developments which provide 15 or more parking spaces. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every 15 vehicular parking spaces. All driveways and parking areas, except for some fleet storage areas, must be paved. Drive -in use queuing areas: 0-9.g spAc.E$ 1. WIATTd Minimum number of accesses: 9Q QRU6D Minimum access width: 'f feet Maximum access width: CS feet ICC, t ■7 1 Sts q0" a aG filtuY Pedestrian access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Lanti<caped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requi emeats for parking areas and accesses, see Development Code Chapters 18.100, 18.106 and 18.108. CLEAR VISION AREA The City requires that clear vision areas be - -i.t between three and eight feet in height at road/ driveway, road/railroad, and road/road intersections. The vise of the required clear vision area depends upon the abutting street's functional classification. Page 2 • • BIIPPERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas mast be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. The required buffer widths which are applicable to your proposal area: ft. along north boundary ft. along east boundary ft. along south boundary ft. along west boundary In addition, sight obscuring screening is required aaeng .4-SCJdN a ^Wrsrf 7 '1ZECytt .J4 STREET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right - of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturity. Further information on regulations affecting street trees maybe obtained from the Planning Division. 1)Ai re\00 .1 St. S ANDRRDS SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits' handout is available upon request. additional sign area or height beyond Code standards say be permitted if the sign proposal is reviewed as part of a development review appl cation. Alternatively, a Sign code Exception application say be filed for review before the Hearings Officer. . . SENSITIVE :..• . = .. Code Chapter 18.84 provides regulations. for lends 'dada are potentialiy • : r unsuitable for development due to areas within the 100 - year flpopiiain, natural drainageways,.wetland areas, on slopes in excess of 25 percent, or • • on unstable ground. .::., Staff vial to preliminarily sensitive lands areas at the lire conference based on available infor ' :the responsibility to precisely identifv sensitive :. lands areas, and their boundaries, is the responsibility of the applicant.' Ereas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. - • - Page 3 • • • Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. In most cases, dedication of 100 - year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. WATIFN 3b ter. f AJ64 a5 iso-e-cir ADDITIONAL CONCERNS OR COMHENTS Wfl•RRR1WC ADDREECa CR 1T£ga i li- IR. 1,90 .180 S1)by/ ct\Met -zo l: e 5 t Cp.oup.-v 70.41VSP 144? \)etlA,,)b D&L JEA !tbt4 — 1J. S G M17i647 /a /J €)C.R V'Ri i n. it Di. 0440 (t\ - - 1 cZR 4 3e- Rea - ttJ `? if WW PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. ✓ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE NOTE: Applications submitted by mall or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.H.. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.H. on Fridays or 4:30 on other daps. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed protect should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will preform a prei i nary review of the application and -will determine whether an application is complete within 10 days of the counter submittal. Staff will notify an applicant if additional information or add+tinmml copies of the submitted materials are needed. The administrative decision or public bearing will typically occur approximately 45 to 60 days after an applir.wtirm .is accepted as being complete by the Planning Division. -:J. Ap fp=s involving.Aiffirnit or protracted issues or requiring review by other jurisdictions may take . - additional time to review.- -.Written recommendations from the Planning staff are issued seven (7) days prior to -the public bearing. A:.10 day. public appeal period folloes - all land use decisions... An appeal on this. • asatter would be beard by the - - -• - - >.. • :. - . - ... - A basic flowchart which illustrates the review process is available from. the Planning Division upon regnant. -- _-- -.. . . — c -M44C7 57A/by "ebSS - UtWN CoNNC-CL10 Page 4 r Ern) esoA NI S - D tA0Q [f! 57- 4,9N-b2c#cre 57,9A40 92 z' /t' SI/ fe- 9NGH /Se /Iq i /E/e Re This N /IC ECYcar 4 * • • This pre - application conference and the notes of the conference 'are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Another pre - application conference is required if an application is to be submitted more than six months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: YJ 1444St PLANNING DIVISION PHONE: 639 -4171 • • Page S • • PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: 1) to increase abutting public rights -of -way to the ultimate functional street classification right -of -way width as specified by the Ccfnm•ni ty Development Code; or 2) for the creation of new streets. Approval of a development application for this site will require right -of - way dedication for: <T 1. j 4g . � w- v�a .� -� T 1 - � n to l ic feet from centerline. 2. Arv 57• to 3 feet from centerline. 3. to feet from centerline. Street improvements: �y�, / , �,., -� 1. / �i street improvements will be necessary along afr 7i1w�)le e frek 2. street improvements will be necessary along m �f' 3. Street improvements shall include . feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials Or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. In some cases, where street improvements or other necessary public improvements are not enuccently practical, the street may be • deferred. In such cases, a condition of development approval may be specified which requires the property owner(e) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of.a local improvement district formed to improve: 1. 2. Page 6 NP?e 9 By CBX 772,hts-POr Mint) /Or* P zi&me fraersse Pedestrianways /bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) B inch line which is located in The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's MMt5- ern/4.6c Water Supply: The Tigard Water District (Phone: 639 -1554) UL Ulu Tualaiiu 642 ) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: STORHWATER QUALITY FEES . The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and/or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. .e_ Lam' i/ -sr rfai� TRAFFIC IKPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City s tran po _ts.on , applicant system- The app shall be required to pay a fee based . upon the number of trips which are "projected to result from the proposed development. The calculation of the TIP is based on the proposed use of the land, the sire of the.project, -and a general use based fee category. The TIF shall be calculated at the time of build! tipemnit issuance. _In limited circumstances, payment :f .the tfl may be allowed to be deferred until the issuance of an occupancy permit:• .Deferral of the payment until occupancy is permissible only vbea.the_Tr, is greater than $5,000.00. • Pay . r Page 7 • • • STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall eminence, until the applicant has obtained a street ope+iing permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. • PREPARED B ' ENGINEERING DIVISION PHONE: 639 -4171 • RP :preapnon ... • Page 8 • • • Staff Date Q.1 CITY OF TICARO COMiUNITY DEVELOPME TT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your • application. See your application for further explanation of these items or call Planning at 639 -4171. - ITEMS TO BE BASIC MATERIALS INCLUDED: A) Application form (1 copy) ('1 8) diner's signature/written authorization [.gyp C) Title transfer instrument [.d 0) Assessor's map (T E) Plot or site plan ('4' F) Applicant's statement [✓r • ( - • -• - -- - - .. _ - ( ] (H) Filing fee ($ SEE ) (-1' SCREW/E; SPECIFIC MATERIALS A) . Site Information showing (No. of copies 231 /� J): [ ] 1) Vicinity Map - (a• 2) Site size & dimensions [ 3) Contour lines (2 ft at O-10% or 5 ft for grades > 10%) [ 4) Drainage patterns, courses, and ponds [ 5) Locations of natural hazard areas including: a) Floodplain areas (id' b) Slopes in excess of 25% [ ] c) Unstable ground ( ] d) Areas with high seasonal water table (a,} e) Areas with severe soil erosion potential [ ] f) Areas having severely weak foundation soils 6) Location of resource areas as shown on the Comprehensive • Map inventory including: a) Wildlife habitats • [ ] • b) Wetlands 7) Other site features: a) Rock outcroppings - ( ] b) Trees with 6' + caliper measured 4 feet . from ground level _: - - [y]" . - 8) location of existing'._structur•es and their uses •- • [Y]" . 9) Location and type of' and off -site noise sources [� 10) Location of existing, utilities and easements. • &dr 11) Location of existing:dedicated right -of- ways`- • [✓j 8) Site Development Plan of copies 30): [ ] 1) The proposed: site and surrounding properties ± . '2) Contour 'line intervals-... . - . - 3) The location, dimensions and names of all: - a) Existing.£ platted streets 6 other public ways and easements on the site and on adjoining (44." Properties . APPLICATION CHECKLIST - Page 1 • • b) Proposed streets or other public ways 6 easements on the site. (sr c) Alternative routes of dead end or proposed streets that require future extension ( ] 4) The location and dimension of: a) Entrances and exits on the site (..]^ b) Parking and circulation areas (-r c) Loading and services areas y" d) Pedestrian and bicycle circulation ear e) Outdoor common areas, ( ] f) Above ground utilities 5) The location, dimensions C. setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site (ri b) Proposed structures, improvements, utilities and easements on the site [■ 6) Storm drainage facilities and analysis of downstream conditions 7) Sanitary sewer facilities 8) The location of areas to be landscaped (-j- 9) The location and type of outdoor lighting considering crime prevention techniques (+]" 10) The location of mailboxes ( ] 11) The location of all structures and their orientation (`} • 12) Existing or proposed sewer ^ reimbursement agreements [ ] C) Grading Plan (No. of copies 3v ) (or The site development plan shall include a grading plan at • the same scale as the site analysis drawings and shall contain the following information: 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. Der 2) A statement from a registered engineer supported by data factual substantiating: a) Subsurface exploration and geotechnical • engineering report [ ] '1) The validity of sanitary sewer and storm drainage service proposals . [w]' c) That all problems will be mitigated and how they will be mitigated - ( • O) Architectural Drawings (No: :of copies 3 [ ] The site development plan proposal shall:include: < . 1) - Floor plans indicating the square footage-of all structures proposed for. use. on- site: and : - (1J' 2) Typical elevation drawings. - structure. f 'Tarr - • • E) Landscape Plan (No. of copies 3v ) :' • C ] The landscape plan: shall be. draawn at the` same - scale of the ;_::.::- site analysis plan or a larger scale if necessary and shall : <. - indicate: 1) Description of the irrigation system where applicable Err 2) Location and height of fences, buffers and screenings (v( APPLICATION CHECKLIST - Page 2 -.' • • 3) Location of terraces, decks, shelters, play areas and common open spaces C 1 4) Location, type, size and species of existing and . proposed plant materials. (y] The landscape plan shall include a narrative which addresses: 1) Soil conditions. ( ] 2) Erosion control measures that will be used. ( ] F). Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. ( 3 G) Traffic generation estimate Cor H) Prelimina ition or lo line ad'ustment ma• showi • (No. of Copies ): 1) The owner of the sub'. t parcel ( ] 2) The owner's autho ' ed agent ( ] 3) The map scale, (24,50,100 or 200 feet =1), inch north arrow and date ( 1 4) Description of . =rcei location and boundaries ( ] 5) Location, wid and names of streets,. easements and other public =ys within and adjacent to the parcel [ ] 6) Location of a permanent buildings on and within 25 feet of a 1 property lines [ 7) Location and idth of all water courses 1 ] 8) Location of y trees with or greater caliper at 4 feet abo e ground level ( ] 9) All slopes :reater than 251 1 3 10) Location o existing utilities and utility easements ( ] 11) For major and partition which creates a public street: a) The • 'posed right -of -way location and width C 3 b) A s . led cross - section of the proposed street p1 any reserve strip ( ] 12) Any appli —le deed restrictions ( 3 13) Evidence .t land partition will not preclude efficien future land division where applicable ( ] I) Subdivision Prelim - Plat -• and data showi -(No. of Copies ): 1) Seale equaling 0,50,100 or 200 feet to the inch and limited to. • phase per sheet . C 3 - 2) The proposed name of the subdivision ., ( ] . 3) Vicinity map s • • property's relationship to arterial and , coll : , • , streets - • (] 4) Names,' addresses -• _telephone .numbers of the owner • developer, engineer surveyer, as applicable( ] 5) Date of application:=. : • ( 3 6) Boundary lines of .to be•subdivided ( - - 7) Names of adjacentfsubdi 'sion.or.naioes of recorded . owners of adjoining • -- ls'of.unsubdivided land (] • 8) Contour lines related to:.. City -established bench- mart at 2 -foot. intervals for-0 -10Z grades greater - than 101 ( ] • APPLICATION CHECKLIST - Page 3 - - • - • • 9) The purpose location, type and size of all of the following ithin and adjacent to the proposed subdivision : ( ] a) Public • private right -of -ways and easements [ ] b) Public • private sanitary and storm sewer lines [ ] c) Domestic -ter mains including fire hydrants ( ] d) Major ..-r telephone transmission lines (50,000 'gilts or greater) ( ] e) Watercourses ( ] f) Deed rese =tions for parks, open space, pathways and other and encumbrances [ ] 10) Approximate plan , • profiles of proposed sanitary and storm sewers wi • grades and pipe sizes indicated [ ] 11) Plan of the propos -. water distribution system, showing pipe size and the location of valves and fire hydrants. ( 1 12) Approximate centerli - profiles showing the finished • grade of all street including street extensions for a reasonable distance -yond the limits of the proposed subdivision. 1 ] 13) Scaled cross sections •f proposed street right -of -way; [ ] 14) The location of all areas subject to inundation or storm water overflow - 1 1 15) Location, width and dire tion of flow of all water- courses and drainage wa s - ( ] 16) The proposed lot configu tions approx mate lot dimensions and lot numbe - . Where lots are to be used for purposes other - residential, it shall be indicated upon such lots ( 1 17) The location -of all trees w . a diameter 6 inches or greater measured at 4 feet ..•ve ground level, and the location of proposed -- plantings, if any ( ] 18) The existing uses'of the pro.: , including the - location of all structures - • the present uses of • the structures, and a stateme of which structures are to remain after platting [ ] 19) Supplemental information includi •: a) Proposed deed restrictions ;f any) [ ] b) Proof of property ownership ( ] .c) A proposed plan for provision of subdivision improvements - [ 3 20) Existing natural features including rock out trappings, wetlands and marsh areas . - (3 . 21) If any of the foregoing information .- •t practicably - be shown on the preliminary plat, it shall be incorporated into a narrative and tted with the - application. 3) Other Information • [ 3 • Solar Access Cate 4e*'ctn _ (2362P /oof8P) • APPLICATION CHECKLIST — Page 4 NOTIFICATION LIST FOR ALL APPLICATIONS 1. le (2) copies CPO NO. 2. CITY DEPARTMENTS Building Official /Dave S. "Parks 4 Recreation Board Police City Recorder 'Field Operations - Engineering /Michael A. Permits Facilitator /Jerree G. ✓Long Range Planning /Carol 3. SPECIAL DISTRICTS Fire District (pick -up box) Tigard Water Department - 8777 SW Burnham St. Tigard, OR 97223 ✓ Tualatin Valley Water District _Unified Sewerage Agency /SWM Program PO Box 745 155 N. First St. Beaverton, OR 97075 Hillsboro, OR 97124 4. AFFECTED JURISDICTIONS wash. Co. Land Use a Transp• _ Boundary Commission 150 N. First Ave. 800 NE Oregon St. 416 Suite 540 Hillsboro, OR 97124 Portland, OR 97232 -2109 _ Brent Curtis (CPA's) Jim Tice (IGA'S) _ METRO - GREENSPACES PROGRAM - Mike Borreson (Engineer) Mel Buie (CPA's /ZOA's) Scott King (CPA's) 600 NE Grand Tom Harry (Current Planning App's) Portland, OR 97232 -2736 Lynn Bailey (Current Planning App's) DLCD (CPA's /ZOA's) _ City of Beaverton 1175 Court St. NE - --- Jim Hendryx - Principal Planner Salem, OR 97310 -0590 PO Box 4755 Beaverton, OR 97076 _ Other _ City of King City _ City of Durham City Manager City Manager 15300 SW 116th PO Box 23483 -3483 King City, OR 97224 Tigard, OR 97224 _ City of Lake Oswego _ City of Portland City Manager Planning Director 380 SW A 1120 SW 5th Lake Oswego, OR 97034 �Portland, OR 97204 of Highway Division ✓ e ODOT Sam Hunaidi Laurie Nicholson PO Box 25412 9002 SE McLoughlin Blvd. Portland, OR 97225 -0412 Milwaukie, OR 97222 City of Tualatin PO Box 369 Tualatin, OR 97062 5. SPECIAL AGENCIES fGeneral Telephone _Portland General Elec. Engineering Office Brian Moore Po Box 23416 14655 SW Old Scholls Fry. Tigard. OR 97281 -3416 �Beaverton. OR 97007 4r /\ NW Natural Gas 4 Metro Area Communications Scott Palmer Jason Hewitt 220 NW Second Ave. Twin Oaks Technology Center Portland, OR 97209 1815 NW 169th Place 5 -6020 Beaverton, OR 97006 -4886 TCI Cablevision of Oregon _ Linda Peterson US West 3500 SW Bond St. - Pete Nelson Portland, OA 97201 421 Sw Oak St. Portland, OR 97204 Columbia Cable (Frank Stone) _ 14200 SW Brigadoon Ct. Tri -Met Transit Dev. Beaverton, OR 97005 - Kim Knox 710 NE Holladay St. 6. STATE AGENCIES Portland, OR 97232 Aeronautics Div. (ODOT) DOGAMI Division of State Lands Commerce Dept. - M.H. Park OTHER — Fish & Wildlife PVC — Dept. of Environ. Quality 7. FEDERAL AGENCIES Corps. of Engineers Post Office 8. OTHER _ Southern Pacific Transportation Company Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 III a III p*R*j*D*E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625 -6177 February 15, 1995 To: City of Tigard Development Review City Planner From: Pride Disposal Company Subject: Planning of Solid Waste enclosure. Office Max (see page 2) 14 ft wide x 10 ft deep with 2 - 7 ft gates According to the design by Mr. Trey Gundlach, this new enclosure will meet Pride Disposal Company's equipment needs for safe and reasonable access, according to the service standards set by the City of Tigard. g ide Disposal Company I Lenny Hing Manager a :a Printed on 100% recycled paper. FED 10 '95 04 :09PM ALPHA ENGINEERING P.1'2 • ALPHA ENGINEERING, INC. • 9600 S.W. OAK, SUITE 230 PORTLAND, OR 97223 (503) 452 -8003 FAX: (503) 452 -8043 FAX COVELSHEET DATE: / 1 0 /a S' TIME: # g O TO: W C.i FAX NO. (tca) (..o25 — (.0 \ RE: "T'a -�5 �t�'Cw S'aQ� FROM: — C -1 2.t"( Number of pages 2- (including cover sheet). COMMENTS: ?GC— Cw- a•�^ca -berr. yam, . -tF s c--c:) a s -c c2sSz)P N .��E1� \r ..1e.0a.k1'e. -r..aa 9 L. e-ct t C. C , TC•oi - ' ' FEB 10 '95 04: 09PM f:a.PHR ENGINEErZl - . . . 1 t ibial/MD - 2 HANDICAP r 5 9 '.. : 1 1 • 3 COMPACT , • . . • • , • • .. I A. . ... .., ... . . . .. .. . 88.1 gar . ';',•:-. 1 ..; .•?, L II .• . . ..• • ._ ••.•.. . ...... ii : ••• • . .. ., VAN t • 1 ., 3TANDARD •-• 1 HANDICAP VAN .. . . . . . - . - r . 3 COMPACT •• • • . • • - .. . . . .• . . p . . . . . . . • . . . . ••. . • . • • • . , • . • • . . . . . . .. • , • . . . ., .. . , .. . • . . . . • • .. - . . . •• •••• • . . . •••• . . . , . . " • • • . • • • . . . . . . . . . . •• " ..• ••• . • . .• ., . . • • • .• • - cur %RICK. CURB • . . . • . • • . 1 CROON/ MARKINN. :::;;:: ; 13' s • . . . USNG nr WAlto ' • • • . • ., • . . . . .. .. : `... .. . • . . . . . . • • • . . . . . . . .t2 . • . . .. . . . - . • 011 ..1 . . • ..5 • t II ..... . . ' • ' . : . . .' er i HIE . . .... : . , - , .,_........ r.... . .. ...„............. k.... ._ 4.% 11111111.111.0.11- C e.“ V a.- 7.... 4 4..,,.. • .. .. • . •-•-".2 .2........ \ - ' " ' r ..'-- ..-.--.-.._..,,_.,_.. ... . ........ . :::. ■ '-'-' ‘tt---.{...-...._ / ki "'" ......_..._, , . I -...- .._ ......... &P .. (.0 \ / -,-.. ......... 1 . . .-''.."......._ - ........._ • .... , .......... 1 ' ............. ...... ) f . - .... .... I I i • : k -..--. 1 2 . , .. , . . • . . . • . ., • . . AGENDA ITEM S. I STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: HEARING LOCATION: SECTION I. PROPOSAL SUMMARY CASE: Site Development Review SDR 94 -0024 Planned Development Review PDR 94 -0003 APPLICATION: The applicant requests Site Development Review approval to allow construction of a 23,500 square foot retail building. OWNER: Waremart, Inc. APPLICANT: Trammell Crow BTS Inc. P.O. Box 12909 2 Pierce Place, #700 Salem, OR 97309 Itasca, IL 60143 -3143 Location: 7500 SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). Northwest corner of the intersection of SW Dartmouth Street and SW 72nd Avenue. COMPREHENSIVE PLAN DESIGNATION: C -G, (General Commercial) ZONING DESIGNATION: C- G(PD), (General Commercial, Planned Development) APPLICABLE REVIEW CRITERIA: 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. STAFF RECOMMENDATION: The Planning Director recommends that the Planning Commission approve the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section III. THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 1. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Impervious surface / landscaping calculations shall be submitted which indicates that the site provides a minimum of 15% landscaping. NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 1 • b. An additional two parking lot trees, one each within the south and west parking area. c. Striped /crosswalks identifying pedestrian connections both from the handicapped accessible parking to the entrance and sidewalk connection from SW Dartmouth Street. d. Screening of rooftop mechanical devices from adjoining properties and public street. Screening of the entrance of the loading area from SW Dartmouth Street. e. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign- off. 2. Landscape and lighting plans shall be submitted to the Tigard Police Department for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as per the approved revised site plans. 4. The applicant shall pay the standard Traffic Impact Fee in accordance with City Resolution No. 94 -18. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF THE FINAL DECISION. SECTION II. BACKROUND 1. Backround: NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 2 In 1993, the City approved a Planned Development and Site Development review application (SDR 93 -0002 / PDR 93 -0001 / SLR 93 -0002 / SCE 93 -0001) for a 150,000 square foot shopping plaza on a 19.9 acre site. The approved concept plan included a building pad where the current site development request is located. 2. Vicinity Information: The site is located on the norththwest corner of the intersection of SW 72nd Avenue and SW Dartmouth Road. Properties to the north, west, east, and south are zoned C -G (General Commercial). Properties to the northeast are zoned R -3.5 (Residential, 3.5 units per acre). Tigard Act III theatres are developed on the property to the north, Costco is located to the west, a commercial center on the property to the north is currently under review and the properties to the east are developed with residential structures. 3. Site Information and Proposal Description: The site has frontage on both SW Dartmouth Street and SW 72nd Avenue. The site is developed with an existing Cub Foods shopping center. The property contains an undeveloped building pad site on which the current application is located. The applicant requests approval to construct a 23,500 square foot "Office Max" retail building. 4. Other Staff Comments: The City of Tigard Engineering Department's findings are addressed in Section III (B). 5. Agency Comments: General Telephone and Electronics has reviewed this proposal and has offered the following comments: Developer to place conduit to GTE's specifications. The City of Tigard Water District, City of Tigard Maintenance Services Division, City of Tigard Building Department, City of Tigard Police Department, Unified Sewerage Agency, Tualatin Valley Fire District, Portland General Electric has reviewed this application and have offered no comments or objections. No other comments have been recieved. NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 3 SECTION III. FINDINGS, ANALYSIS AND CONCLUSION A. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build an office furniture /supply retail store. This use is classified in Code Section 18.42 (Use Classifications) as General Retail Sales. Code section 18.62.030 allows General Retail Sales as a permitted use in the C -G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C -G zoning district. There is no minimum lot size requirement. The site has an average lot width of 200 feet, exceeding the minimum lot width standard. Developments within the C -G zone are required to provide a minimum of 15% landscaping. Impervious surface / landscaping calculations shall be submitted which indicates that the site is in compliance with this standard. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C -G abuts a residential zoning district. The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 21 feet, well under the maximum allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. These chapters are also listed as approval standards for a Planned Development Review application under Section 18.80.120.2. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 4 standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Oudoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The overall site is currently developed and does not contain natural drainage or existing trees in need of preservation. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is not applicable as the proposal does not abut a different use as outlined in the Buffer Matrix (18.100.130). Section 18.120.108.4(B) states that on -site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. A revised plan shall be submitted which shows how the mechanical devices on the roof shall be screened, year round, from adjoining properties and the public street. The site plan shows the provision of a 60 foot long masonry wall to screen the loading area from the intersection. A revised landscape plan shall be submitted which screens the entrance of the loading area from SW Dartmouth Street. Crime Prevention and Safety: Section 18.102.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. An exterior lighting plan for the perimeter of the building and parking lot shall be submitted for review and approval. Planned Development: Section 18.80.120 identifies approval criteria for a planned development site plan. Section 18.80.120.A.2 lists other code sections which are essentially the same approval standards as 18.120.180 (Site Development Review). Section 18.80.120.A.3.a states that site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. This requirement is satisfied as NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 5 there are no existing trees on site and the amount of site work will be minimal because of the fact that the overall site has been previously prepared as a result of the previous site development approval. Section 18.80.120.A.3.b provides standards relative to buffering and screening a proposed development site from surrounding uses and streets. This criterion is addressed in section 18.100 below. Sections 18.80.120.A.3.c,.d, and .e refer to residential developments and as such are not applicable. Section 18.80.120.A.3.f, .g, .i, .j, .k are essentially references to the requirements of other Code sections dealing with access, landscaping, signs, parking and drainage and are addressed in the sections below. Section 18.80.120.A.3.1 is not applicable as the site is not within a floodplain. Section 18.80.120.A.3.h allows the approval authority to require the developer to provide facilities relative to public transit needs such as bus turn -outs or shelters, if the proposed development abuts a transit route. Neither SW 72nd Avenue or SW Dartmouth Street is currently served by Tri -Met bus service. Tri -Met has not requested the provision of any transit related facilities. Therefore, no transit related facilities will be required as conditions of approval. Additional Yard Setback Requirements: Section 18.96 requires a minimum 30 foot setback from the centerline of SW 72nd Avenue, beyond any setback required by the underlying zoning district. The proposed building will be set back approximately 60 feet from the centerline of SW 72nd, thereby satisfying this requirement. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The landscape plan shows the provision of street trees, in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 6 . . features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan indicates screening in accordance with the requirements of this section. A revised landscape plan shall be submitted which provides for an additional two parking lot trees, one each within the south and west parking area. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan this requirement will be satisfied. Minimum Off - Street Parking: Section 18.106.030(C) (20) requires a minimum of one parking space per 400 square feet of gross floor area for General Retail Sales. The 23,500 square foot building would therefore require 58 parking spaces. The proposed site plan shows the provision of 74 parking spaces, satisfying this requirement. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 3 disabled parking spaces if 51 to 75 parking spaces are provided. This proposed site plan shows the provision of 3 disabled person parking spaces, thereby satisfying this requirement. Bicycle Parking: Section 18.106.020(P) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Five bicycle parking spaces will be required for this NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 7 development. The applicants narrative states that 5 bicycle parking spaces will be installed adjacent to the front entrance. Off- Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one off - street loading space on site. The proposal shows the provision of one loading space, thereby satisfying this requirement. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of two access drives. These drives are shown to have widths of 24 and 36 feet respectively, thereby satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6 inch vertical separation (curbed) or a minimum 3 foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obtructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The plan shows pedestrian connections to both SW 72nd Avenue and SW Dartmouth Street. The SW Dartmouth Street Connection crosses the loading area for a distance of approximatley 32 feet and shall be marked for pedestrian crossing. Signs: Section 18.114.130(C) lists the type of allowable signs and sign area permitted in the C -G zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. Mixed Solid Waste and Recvclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on -site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick -up and removal by haulers. The applicant shall NOTICE OF DECISION SDR 94 0024 /PDR 94 - 0003 WAREMART /TRAMMELL CROW PAGE 8 choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign -off. The applicant shall submit evidence or a plan which indicates compliance with this section. Transportation Planning Rule. The portion of the Transportation Planning Rule, which became effective May 8, 1994, that applies to this application is OAR 660-12 - 045(4)(b). This section states that New retail, office and institutional buildings at or near existing or planned transit stops to provide preferential access to transit through the following measures: A. Orienting building entrances to the transit stop or station; B. Clustering buildings around transit stops; and, C. Locating buildings as close as possible to transit stops. The intent of this requirement is to provide preferential access to transit by locating building entrances at a direct, safe, and convenient distance from the transit street and by removing other barriers to pedestrian access. Building entrances should be located in a way that allows a direct, safe and convenient pedestrian link between the development and the transit stop. New retail and office buildings located on transit streets should have at least one public entrance facing the transit street or, if not facing, be within a specified distance of the transit route. A combination of building orientation, distance and pedestrian amenities can work together to display and direct a person to an entrance, and to make a journey pleasant, logical and obvious. The proposed building is orientated internally toward the parking lot, with no public entrance directly facing the street. The applicant is proposing sidewalk connections to both SW 72nd Avenue and SW Dartmouth Street. The applicant contends that this plan meets the intent of the Transportation Planning Rule through the provision of a sidewalk connection to SW Dartmouth Street, the fact that the building entrance is within 130 feet of the SW Dartmouth Street sidewalk, and finished grades prevent an entrance along SW 72nd Avenue. Staff would recommend that the Planning Commission consider a building entrance which faces the intersection of SW 72nd NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 9 Avenue and SW Dartmouth. This location would be relatively at grade with the intersection, would make the corner the focus of the streetscape and would be the most accessible location for pedestrian traffic crossing the intersection. An entrance at this corner could provide the building entrance orientation discussed in the rule. Staff would also recommend that the Commission consider the relocation of the loading dock from the intersection to the north side of the building. At this location, the finished grades would provide for screening of the loading area and provide for a shorter walking distance for pedestrian access off SW Dartmouth Street. If either of these alternative design options are recommended for compliance with the Transportation Planning Rule, applicable conditions of approval will need to be written as part of the Final Order. B. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. TRAFFIC: The applicant has submitted a traffic study entitled "Tigard Office Max at Cub Food Commercial Center ", prepared by Kittelson & Associates, Inc. of Portland, Oregon, dated August 30, 1994. The report is an update to the report submitted February, 1993, for the "Cub Foods Commercial Center ". The new report provides a comparison of the traffic generated by the then proposed bank and fast foods facility to be located on the pad that will now be developed for Office Max. The report concludes that the traffic generated by an Office Max is less than the previous report indicated. Based on this data, no new improvements are recommended. However, the report again confirms the need for future traffic signalization at the intersection of SW 72nd Avenue /SW Dartmouth Street, and the possibility of a traffic signal at the SW Dartmouth driveway. The applicant previously agreed to participate in the formation of a future Local Improvement District (LID) to finance the construction of future public works improvements on both SW 72nd Avenue and SW Dartmouth Street, that was recorded in September, 1993. The staff concurs with the findings of the traffic report that no new off -site improvements are required. The project NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 10 will be required to pay the standard traffic impact fees to help fund traffic improvements to the general area. 2. STREETS: Both SW Dartmouth Street and SW 72nd Avenue are Major Collectors as shown on the City Comprehensive Street Plan. The applicant previously dedicated in September, 1993, 52 feet of right -of -way for SW 72nd Avenue and 45 feet for SW Dartmouth Street to conform to the existing construction completed with the Dartmouth LID. The construction is complete and no further dedications are required. 3. SANITARY SEWER: The existing 8" public sanitary sewer in SW Dartmouth Street has a number of sewer lateral stubs constructed with the Dartmouth LID to serve the site. This existing sewer has sufficient capacity to serve this development. 4. STORM SEWER: The site currently drains to the existing private underground system constructed with the Cub Foods development to the on -site water quality facility. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 - 47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The existing water quality facility treats the surface stormwater prior to the disposition of the storm water into the existing Red Rock Creek area. The facility is privately maintained. APPROVAL SHALL BE VALID IF EXCERCISED WITHIN EIGHTEEN MONTHS OF THE FINAL DECISION DATE. n ot- 16 -q PREPARED BY: William D'Andrea DATE Assistant Planner C i eee.411.1-10 Par / - /0 APPROVED SY: Richard Bewer-.e f DATE Senior Plann - NOTICE OF DECISION SDR 94- 0024 /PDR 94 -0003 WAREMART /TRAMMELL CROW PAGE 11 • • w ;i± - m 7 - ilIK ILI ,;17...41, . 1 01. at t la o . . 0 1111 Z a w 99W 4 = : i • : 0 • . '' RR ■ I.l is Q sum DARTMOUTH ST CI CC . Q U. i itil . . . ra Si/a b... `�� H RMO O •. O 74r ■ 111 2 4.1 VICINITY CASE NO. EXHIBIT MAP q ' � ^CO �� c coo 3-- MEMORANDUM CITY OF TIGARD, OREGON TO: Will D'Andrea October 24, 1994 FROM: Michael Anderson, Development Review Engineer RE: SDR 94 -0024; PDR 94 -0003 OFFICE MAX Description: The applicant proposes to develop a 1.39 acre site within the Tigard Triangle Area, at the northwest corner of the intersection of SW Dartmouth Street and SW 72nd Avenue, as a part of the "Cub Foods Commercial Center ". The proposed project includes the construction of approximately 23,500 square feet of building area to provide for a commercial retail building for Office Max, an office supply store. The site is a pre - graded pad constructed at with the development of the contiguous Cub Foods project. Findings: 1. TRAFFIC: The applicant has submitted a traffic study entitled "Tigard Office Max at Cub Food Commercial Center ", prepared by Kittelson & Associates, Inc. of Portland, Oregon, dated August 30, 1994. The report is an update to the report submitted February, 1993, for the "Cub Foods Commercial Center ". The new report provides a comparison of the traffic generated by the then proposed bank and fast foods facility to be located on the pad that will now be developed for Office Max. The report concludes that the traffic generated by an Office Max is less than the previous report indicated. Based on this data, no new improvements are recommended. However, the report again confirms the need for future traffic signalization at the intersection of SW 72nd Avenue /SW Dartmouth Street, and the possibility of a traffic signal at the SW Dartmouth driveway. The applicant previously agreed to participate in the formation of a future Local Improvement District (LID) to finance the construction of future public works improvements on both SW 72nd Avenue and SW Dartmouth Street, that was recorded in September, 1993. The staff concurs with the findings of the traffic report that no new off -site improvements are required. The project will be required to pay the standard traffic impact fees to help fund traffic improvements to the general area. ENGINEERING COMMENTS SDR 94 -24; PDR 94 -03 OFFICE MAX PAGE 1 • • 2. STREETS: Both SW Dartmouth Street and SW 72nd Avenue are Major Collectors as shown on the City Comprehensive Street Plan. The applicant previously dedicated in September, 1993, 52 feet of right -of -way for SW 72nd Avenue and 45 feet for SW Dartmouth Street to conform to the existing construction completed with the Dartmouth LID. The construction is complete and no further dedications are required. 3. SANITARY SEWER: The existing 8" public sanitary sewer in SW Dartmouth Street has a number of sewer lateral stubs constructed with the Dartmouth LID to serve the site. This existing sewer has sufficient capacity to serve this development. 4. STORM SEWER: The site currently drains to the existing private underground system constructed with the Cub Foods development to the on -site water quality facility. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The existing water quality facility treats the surface stormwater prior to the disposition of the storm water into the existing Red Rock Creek area. The facility is privately maintained. Recommendations: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall pay the standard Traffic Impact Fee in accordance with City Resolution No. 94 -18. APPROVED: (2 Randall R. Woo 4 1 , City Engineer N: \ENGINEER \sDR94- 24.mja ENGINEERING COMMENTS SDR 94 -24; PDR 94 -03 OFFICE MAX PAGE 2 11/29/94 11:47 $5037318259 ODOT - REGION 1 e 002 /002 • • Omgo November 29, 1994 DEPARTMENT OF Tigard Planning Department TRANSPORTATION 13125 SW Hall Blvd. Regi Tigard, OR 97223 1 Attention: Will D'Andrea FILE CODE: PLA Subject: Office Max, SDR 94 -0024 ODOT has reviewed this application and has comments regarding this development. Our comments are as follows: • The Office Max traffic report reiterates our expectations of congestion and system failure on 99W and the need for additional capacity, or increase dependence on altemative routes and /or modes of transportation in this area. These issues should be addressed in the 99W corridor study. Thank you for your consideration. If you have questions, please call me at 731 -8232. • Laurie Nicholson Development Review Planner cc: Lee Gunderson Gary McNeel 9002 SE McLoughlin Milwaukie, OR 97222 -7394 734 (12 - 93) (503) 731 -8200 FAX (503) 731 -8259 11/29/94 11:47 $5037518 59 ODOT - REGION 1 I?] 001 /002 FAX FAX DATA SHEET • TO: DATE: TIME: LOCATIQN: N0. OF PAGES (including cover page): ^ FAX NO.: to 9 e- 702 9 FROM: O DOT " REGION 1 ) 9002 SE McLoughlin Blvd. Milwaukie, OR 97222 (If not received correctly, call FAX (503) 731 -8259 (503) 731 -8200) Special Instruction: Message: [ ] Confidential [ ] Urgent [) Please reply [ ] For your information 11 As requested • • MEMORANDUM CITY OF TIGARD, OREGON TO: Tigard Planning Department FROM: Maintenance Services DATE: September 30, 1994 SUBJECT: Site Development Review SDR 94 -0024 The following are comments from the Maintenance Services Department in regards to the above referenced Site Development Review. I particularly like the elevation facing Dartmouth, loading docks lend character to the area. PARKS, Floyd Peoples, extension 340 Landscape plan looks good. f0Li eA Jo Vitik RE.UEST FOR COMMENTS I • C TO � � ' / L I � / A_ I / v(�J DATE: September 27, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot 'Office Max" general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: \A) L L DA 21 -r?.1 u Li, Ice: The Ec.5rti4- fi r - i tike ` 4- 2y- nAAA-Lat -U . Low ,'ti Zcsctcs CC U') CuA -p.i4o rrtiz_ 7z) Pt . new to5 0 ,- .19 e- h &S � ,,- ( \,-art Name of Person Commenting: Phone Number: „ • • - L LJ '7 1 - -- . ' W:li li '- III P a . O at t - 1 . . 0 1111 • CI a Iii lill : mu :... 0 __ ■ ail . 1111 a. Ism DARTMOUTH ST 0 CC Q y 0 i isi/MI . Ell Um. °33” Ill arit I O •., O 71 .. V 1 11 111141111 BEVEL AND S T .111 VICINITY CASE NO. EXHIBIT . MAP c � � q • ,r,o REQUEST POR COMMENTS TO: )2At DATE: September 27, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 151 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot 'Office Max•.general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: Y, We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: ia-via Phone Number: 7 , III III RE.UEST FOR COMMENTS TO: A Ctle. .'_. L. /1 : i) ;.l—as DATE: September 27, 1994 4 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot 'Office Max' general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If You are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: SEP 2 8 1994 J ��//�� B Name of Person Commenting: psi. L . �H J��V\4Z_ V5 1 Phone Number: L, 4 t 44102.1 III III eP�� J�n / �,v (� REQUEST FOR COMMENTS TO: 1 ,y' Y� v. (nea etedt C DATE: September 27, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot 'Office Max' general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 1 We have reviewed the proposal and have no objections to it. ( Please contact of our office. Please refer to the enclosed letter. Written Comments: e� Name of Person Commenting: „. 7 c...._ Phone Number: 370 /ZZ REQUEST FOR COMMENTS TO: GEv1OLrai DATE: September 27, 1994 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 94 -0024 PLANNED DEVELOPMENT PDR 94 -0003 WAREMART /TRAMMELL CROW LOCATION: Northwest corner of SW 72nd Avenue and SW Dartmouth Street (WCTM 1S1 36DC, tax lot 2500). A request for Site Development Review approval to allow construction of a 23,500 square foot "Office Max' general retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.80, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. ZONE: C -G (General Commercial) The C -G zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct. 7, 1994. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: s>F V Ec__oPE2 're PJaoe coN4.3oc 'CO 6rEs SPEU Rc<4 - nonJ.s 0 Name of Person Commenting: 4• Phone Number: (o 2p - 594 v 1 1 APPLICATION FOR 1 SITE DEVELOPMENT REVIEW PLANNED DEVELOPMENT 1 For a General Retail Supplier 1 OFFICE MAX 1 1 1 1 1 1 Submitted September 6, 1994 r 1 L TABLE OF CONTENTS 1 DEVELOPMENT REVIEW & PLANNED DEVELOPMENT General Information Page 2 Procedures Page 5 I Zoning District Classifications Page 6 Overlay Districts Page 8 Supplemental Provisions Page 9 Site Development Review Page 13 Development & Administration Page 14 i ' Land Division & Standards Page 15 Summary Page 16 Traffic Impact Analysis Page 17 1 1 1 1 Office Max 1 FACTS Owner: Waremart, Inc. P.O. Box 12909 Salem, OR 97309 Applicant: Office Max Trammell Crow BTS, Inc. 2 Pierce Place 't Itaska, ILL 60143 Development Consultant: Alpha Engineering Inc. 9600 SW Oak Street, Suite 230 Portland, OR 97223 1 Project Manger: Ed Christensen Staff Planner: Mark Dane (503) 452 -8003 ,�- Fax 452 -8043 Transportation Consultant: Kittleson & Associates 610 SW Alder Street, Suite 700 Portland, OR 97205 Project Engineer: Bruce Robinson I Location: Northwest comer of SW Dartmouth Street and SW 72nd Avenue, within CUB Foods complex. Applicable Code Criteria: Community Code Chapters 18.32, 18.62, 18.80, 18.84, 18.90, 18.96, 18.98, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.144, 18.150, 18.164 1 1 office Max Page 1 1 1 GENERAL INFORMATION: ;I A development approval request for Site Development Review and Planned Development approval to allow the construction of a commercial retail site and related public I and private facilities. I Background Information: The proposed development site is currently zoned General Commercial under the Tigard Comprehensive Plan. It is �' a remnant parcel of land created with the Cub Foods development. The site is located within the area known as I the Tigard Triangle, bordered by Interstate Highway 99 to the north, Highway 217 to the west, and Interstate 5 to the east. The Triangle has been the focus of an ongoing planning effort by the City of Tigard over the past three years due to its regional significance. The population base within a 10 mile radius is over 650,000, and is rapidly I increasing. Recently, the draft Tigard Specific Plan was voted on to determine whether or not to pass it on to the City Council. The decision rendered was not to 1 recommend it to the City Council. However, the applicant's proposal contains many of the concepts contained in the Specific Plan. Vicinity Information: 1 SW Dartmouth Street (designated a major collector), constructed by LID with participation by this property I owner, runs adjacent to the southern property line of the site. SW 72nd Avenue (a major collector) borders the eastern boundary. North of the proposed development lies I the newly constructed Cub Foods store and to the west Costco is currently under construction. To the south lies a vacant parcel of land known as the proposed Tri- County I Center. This property is currently being reviewed for a ±300,000 square -foot general retail development. Existing residences partially line on the eastern right -of -way of SW i 72nd Avenue to the east. 1 1 orrkc Max Page 2 1 1 SW 72nd is fully improved the entire length of the easterly property line. SW Dartmouth is also fully improved. Said improvements were constructed in conjunction with the original Cub Foods development and the Dartmouth LID. Site Information: The proposed development site has been fully cleared and rough graded in anticipation of future retail development. There are no natural or manmade features on the site excepting the landscaping adjacent to SW Dartmouth Avenue and the utility services provided with the recent road and Cub Foods site improvements. 1 The site has been graded from a pad elevation of 212 feet in the northeast corner falling to a pad elevation of 200 feet in the southwest comer. A retaining wall at the southeast corner reduces the pads minimum elevation to 195 -feet at the Cub Foods entrance to SW Dartmouth, and from a 2:1 slope at the site's northwest comer, raises the maximum elevation to 224 feet at the SW 72nd Avenue driveway entrance. 1 1 1 Office Max Page 3 1 1 Proposal Description: 1 The applicant is proposing to construct a 23,500 square feet general retail development for the sale of business related goods. The site ingress /egress is obtained through entry of SW Dartmouth Avenue and SW 72nd Avenue via the existing access developed with the Cub Foods project. A warranted traffic signal will be placed at the Dartmouth/72nd Street intersection, funded through a Local Improvement District (LID). Another signal will be warranted at one of the Dartmouth driveways before the full build -out of the area. This will be funded either through a LID or Transportation Impact Fee (TIF) credits. (See attached Traffic Impact Analysis). The Office Max building will contain 23,500 square feet of floor area of which 19,800 square feet will be for sales, 2,900 square feet will serve as a warehouse, 2,150 square feet will serve as a receiving dock, and 800- square feet will 1 serve as office space. The development will provide 74 standard parking spaces and 3 handicapped spaces. .r .1 1 1 1 r Office Max Page 4 1 1 II: PROCEDURES FOR DECISION MAKING r 18.32: QUASI- JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with the relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with a narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all persons who are surrounding the property as well as other affected parties. The proposed retail center is consistent with the underlying zoning requirements and all relevant City ordinances and standards. Excepting for the existing Planned Development Overlay, the project could otherwise be evaluated through the City's administrative review process. The applicant requests that all proceedings be complied into a single action in accordance with section 18.32.100. 1 1 1 1 1 1 Office Max Page 5 III: ZONING DISTRICT CLASSIFICATIONS & REQUIREMENTS ' 18.62:C -G GENERAL COMMERCIAL The purpose of the General Commercial Land Use designation is to provide for major retail goods and services. The uses classified as general commercial may involve drive -in services, large space users, and /or a 1 combination of retail, service, or wholesale services. The uses permitted range from automobile repair and services supply, equipment stores, vehicle sales, and drive in restaurants to laundry establishments; and it is intended that these uses be adjacent to arterial or major collector streets. The applicant is proposing to develop the site with a 1 commercial use permitted outright under section 81.623.030 A2. The applicant does not anticipate the development of either any associated civic use types 1 permitted under section 81.623.030 Al, or any conditional uses permitted under section 18.62.040 A1-8 18.62.050: DIMENSIONAL REQUIREMENTS The proposed development site will comply with the dimensional requirements as laid out in section 18.62.050 specifically: a) No front, rear, or side -yard setbacks are required under this chapter unless specified under section 18.100 -102 b) The proposed structure will not exceed 45 ', feet in height excepting towers which may be up to 50 feet in height. c) The code permits no more than 85% of the site will be covered with impervious surface including all buildings, parking, and site ' office Max Page 6 1 access. In actuality, the Cub Foods development far exceeds the minimum 15% landscaped open area. The Tigard Triangle Specific Plan proposed 20% landscaped ' area. However, it is unsure whether the TSP will ever be adopted. There are numerous additional requirements related to the proposed development which will be detailed in the following narrative. 1 1 1 1 1 1 1 1 1 1 Office Max Page 7 1 IV: OVERLAY DISTRICTS 1 18.80: PLANNED DEVELOPMENT DISTRICT The proposed development site has been designated with a Planned Development Overlay District. The intent being 1 that the applicant is providing the means for creating a planned environment through the application of flexible standards which result in a superior commercial development. To enable the efficient use of land and to strongly promote an economic arrangement of land use, special provisions are made for buildings, circulation systems, open space and utilities that maximize the site's development potential. The overlay also permits the applicant to create a development that recognizes the relationship between buildings, the use of open space access -ways, and thereby maximize the opportunity for innovative and diversified working environment. The applicant shall comply with all applicable provisions of ' Title 18 necessary for the application of the project requirements of a Planned Development. Said provisions are detailed throughout the narrative. 1 1 1 1 1 Office Max Page 8 1 V:SUPPLEMENTAL PROVISIONS 18.96: ADDITIONAL YARD REQUIREMENTS & SETBACKS Section 18.96.020 identifies specific, named streets where additional setbacks from centerline are required to permit better light, air, and vision clearance to be attained. The additional setback requirement along SW Dartmouth is 47 feet, and 35 feet or more along SW 72nd Avenue. The Site Plan submitted identifies those setback requirements as being met. 18.98: BUILDING HEIGHT LIMITATIONS EXCEPTIONS Although not planned for at this time, the applicant acknowledges that portions of the proposed development may exceed the permitted 45 feet in elevation providing that the proposed structure is not within 75 feet of a residential zoning district, the total floor area of the site does not exceed 50% of the site area, and that towers will not exceed a height of 75 feet. All roof top equipment l must be screened as required by the Community Plan, although it is not perceived that any roof screening will be required for this project based on the existing site considerations and Office Max building and topographic elevations. 1 18.100: LANDSCAPING & SCREENING 1 Sections 18.100.80 & .130 require that a 20 foot vegetative buffer be placed on property zoned C -G when directly ' adjacent to a residentially zoned property. Tax Lots 4402, 4300, & 4200 (zoned R3.5) while adjacent to Office Max are separated by SW 72nd Avenue therefore this section is not applicable. 1 office Max Page 9 1 All interior islands and pad remnants as well as the entirety of the site's boundary, will be intensively landscaped. The size, species, and distribution of the landscaping for both proposals has been identified on the attached Landscape 1 Plans. • j 18.102: VISUAL CLEARANCE AREAS The Landscaping Plan submitted by the applicant is ' consistent with ensuring the preservation of vision clearance triangles at all four corners of the site. Sight distance at SW 72nd Avenue is 30 feet from the back of the intersecting sidewalks; 30 feet on SW 72 Avenue and 35 feet along Dartmouth Street at their intersecting right -of- way lines. The proposed building meets the visual triangle 1 setback criteria. 1 18.106: OFF- STREET PARKING & LOADING ' General Parking: The applicant is proposing to construct 24 standard parking stalls 18' deep by 8'8" wide. This more than meets the minimum requirements of 1 space per ' 400 square feet. The applicant is not proposing to construct any compact parking spaces at this time. However, the applicant understands that up to 40% of the proposed parking may consist of compact stalls. Disabled Parking: The Office Max site will contain 3 ' disabled parking spaces as mandated by the Americans with Disabilities Act. ' Bicycle Parking: Lockable bicycle racks shall be located in area protected from automobile traffic and in convenient locations within 50 feet of the entrances of the proposed general retail stores. One bicycle space or facility will be provided for every fifteen (15) vehicular parking spaces identified. Specifically 5 bicycle spaces will be placed 1 adjacent to the front entrance of the Office Max store. orrcc Max Page 10 1 r Long Term Parking: Five percent of all parking will be reserved for carpool & vanpool parking and will be located second only to bicycle parking and handicapped spaces in the preferential location of the reserved spaces. 1 The parking lot will be landscaped in accordance with the requirements of Chapter 18.100. ' Loading: The proposed loading facility is located along the southern wall of the proposed structure, and will provide ' sufficient room for a freightliner model truck (a truck with a 45 foot trailer) to reverse access the receiving dock. 18.108: ACCESS EGRESS & CIRCULATION ' The proposed development has two egress points onto the main site loop driveway. This in turn provides access to SW Dartmouth and SW 72nd Avenue. It is anticipated that a traffic signal will be required at one of the Dartmouth entrances prior to the full build -out of the projects fronting Dartmouth Street. According to the Transportation Analysis, a traffic signal is warranted at the intersection of SW Dartmouth and SW 72nd Avenue. This signal will be installed with this project, funded by a LID, or alternative ' financing. Pedestrian Access: The proposed sidewalks will be physically separated from the vehicular parking and access route except where pedestrian crossings are necessary. At ' these points, the walkway will be called out through the use of pavement markings or alternative materials associated with walkways. The maximum width of pedestrian crossing to a safe haven will be 30 feet. A sidewalk will be constructed from Dartmouth Street into the site to ensure ADA accessibility. No special access provisions are proposed for this site other than those required for ADA accessibility. The newly passed Transportation Planning Rule (TPR) (ORS 660 -12) has charged that all municipalities revise their code to meet the TPR, and that in the event that said revision not be made, any new development will be ' Office Max Page 11 1 ' required to comply with said statute. The City of Tigard ' has enacted such changes in its code. The proposed development seeks to comply with the intent ' of the TPR in providing many pedestrian and bicycle access points along future transit corridor and by creating grade friendly accessways within the development. The depth and location of the site along with proposed uses demands f a development that is more dependent on automobiles. An update of the Cub Foods traffic impact study accompanies this application. 18.114: SIGNS The applicant shall ensure that any signs related to the ' general construction of the proposed development shall comply with the relevant standards of this chapter as they are applicable. It is believed that because of the existing freestanding signage within the Cub Foods site, no additional freestanding signage will be allowed. However, ' building signs may account for 15% of the space on each side of the store's wall surface. 'I 1 1 1 1 1 1 Office M Page 12 ' VI: SITE DEVELOPMENT REVIEW 1 18.120: SITE DEVELOPMENT REVIEW 1 The intent of the Site Development Review is to implement the City of Tigard's Comprehensive Plan, and other ' approved standards in the City's code, to enhance the natural and man-made environment and to maintain and improve the qualities of and the relationships between individual buildings, structures and physical developments which best contribute to the area. In compliance with this chapter's provisions, the applicant has held various meetings with staff in addition to the original pre -app conference on June 23rd, 1994. 1 18.120.090 - Submission requirements: 18 complete sets of the application shall be submitted as requested by staff in the pre -app conference and shall include: a complete 1 narrative citing compliance with the relevant portions of the Tigard Comprehensive Plan, the Community Development Code, Oregon Administrative Rules Chapter 660, and all other applicable regulations; a complete set of plans including, On -site Analysis, a Site Plan, a Grading Plan, a Utilities and Drainage Plan, and a Landscape Plan. 18.120.180 - Approval Standards: Provisions for all Chapters 18.84 through 18.164 cited in this section are noted and their relevant sections addressed throughout this narrative. 1 1 1 1 1 Office Max Page 13 1 ' VII: DEVELOPMENT & ADMINISTRATION 1 18.144: ACCESSARY STRUCTURES The applicant, while not identifying any accessory structures on the proposed plan, acknowledges that if 1 constructed they will be built in association with the identified pad sites. Any such structures will comply with the criteria laid down under 18.144.070 ' The location of dumpsters, mailboxes, and a lighting plan will be submitted with the Final Construction Plans and 1 upon further discussions with the City. 1 18.150: TREE REMOVAL There are no trees or natural vegetation on this site excepting the landscaping along SW Dartmouth and the entrance driveways which will be retained or replaced when appropriate. 1 1 1 1 1 1 1 Office Max Page 14 1 i VI: LAND DIVISION & DEVELOPMENT STANDARDS 18.162: LAND DIVISION - MAJOR & MINOR LAND ' PARTITIONING - LOT LINE ADJUSTMENT The applicant will be negotiating for the sole ownership of ' the site through the duration of this application review. The lot has been partitioned off through a previous application process. i 18.164:STREET & UTILITY IMPROVEMENT ' STANDARDS Streets: With good planning by the City, SW Dartmouth, has been fully improved to adequately handle the proposed 1 developments in the area. The street has been fully improved with curb & gutter, and sidewalk. The right -of -way of SW Dartmouth will be fully dedicated to 47 feet through this project. SW 72nd Avenue is also fully improved adjacent to the proposed Office Max site. However, construction of the building and extensions of the site utilities may require the ' removal and repair of some public sidewalks. A traffic signal will be constructed at the intersection of ' SW 72 Avenue at Dartmouth Street through an LID. Any future warranted signals will be coordinated with the proposed signal at the intersection of SW Dartmouth and SW 72nd to ensure a smooth east -west flow of traffic. Sanitary Sewer: A number of service laterals were provided for the site when the Cub Foods site was developed and SW Dartmouth was improved. All proposed service lines will tie into the service laterals as shown on the grading and utility plan. Surface Water Run -off: Storm water run -off will be 1 collected in a private drainage system and directed to a private on -site storm water quality system west of the Cub Foods site. Adequate provisions for the water quality 1 requirements of this site were provided with the Cub Foods Office Max Page 15 1 site development. These provisions were performed in compliance with Resolution 91 -47 whereby, the Unified Sewerage Agency and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water & Fire Flow: Adequate domestic water ' and fire flow is provided to the site from either SW 72nd Avenue or SW Dartmouth Street. No major off -site improvements will be required to service the needs of the proposed development. SUMMARY ' The proposed Office Max development complies with both the underlying zoning and the Comprehensive Plan. It is 1 compatible with the surrounding commercial development and affords minimal additional impact to the surrounding ' area. There are no natural resources or specific concerns related to the project. Therefore, the applicant requests that the City of Tigard approve the project as proposed. 1 1 1 1 1 1 1 1 1 orris Max Page 16 1 • ' D KITTELSON & ASSOCIATES, INC. TRANSPORTATION PLANNING /TRAFFIC ENGINEERING 14575 BEL -RED ROAD, SUITE 102•BELLEVUE, WA 98007•(206) 641-5848* FAX (206) 641 -5850 August 30, 1994 Mr. Dick Bewersdorf - Community Development Services ' City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 1 Subject: Tigard Office Max at Cub Food Commercial Center - Traffic Impact Analysis Dear Mr. Bewersdorf: ' This letter report documents the traffic impact analysis prepared for the above referenced project. The analysis presented is update to the February 1993 Cub Foods Commercial ' Center traffic impact analysis. The original Cub Foods Commercial Center project included a perimeter parcel which was assumed to include a 3,600 square -foot fast -food restaurant and a 3,400 square -foot drive -in bank. The plans for the perimeter parcel have changed to include a 23,500 square -foot Office Max replacing both the 3,600 square -foot fast food restaurant and 3,400 square foot drive -in bank. The updated analysis documents the differences in traffic impacts created by replacing the fast -food and bank uses with the proposed 23,500 square -foot Office Max project. PROJECT DESCRIPTION 1 The proposed Office Max project is located on the northwest corner of the SW 72nd Avenue/SW Dartmouth Street intersection. The project site is on the perimeter parcel of the ' Cub Foods Commercial Center. Attachment 1 shows the project site vicinity. The Office Max project is a 23,500 square-foot warehouse type office supply store. Attachment 2 shows the site plan for the proposed Office Max project. The project will have 1 access from both SW Dartmouth Street and SW 72nd Avenue via the existing Cub Foods Commercial Center driveways. The project is projected to be constructed in late 1994 or early 1995. For purposes of this - traffic impact analysis, 1994 was used as the buildout year. EXISTING CONDITIONS Only the changes in the existing conditions since the submittal of the Cub Foods Commercial Center traffic study are documented below. See the original Cub Foods Commercial Center traffic study for a more detailed discussion on the existing conditions in the site vicinity. Site Conditions and Adjacent Land Uses The project site is a vacant perimeter parcel within the Cub Foods Commercial Center development. A Cub Foods and PetSmart currently reside in the Cub Foods Commercial ' BELLEVUE PORTLAND • SACRAMENTO 1 Mr. Dick Bewersdorf August 30, 1994 Page 2 Center. The adjoining land to the west is a Costco wholesale outlet. Immediately south of the Cub Foods Commercial Center is the future site of the Tri- County Center, a +/- 320,100 square -foot retail shopping center. Since the original Cub Foods traffic study, Kittelson & ' Associates, Inc. has prepared studies for the Costco and the 'Fri- County Center sites. Transportation Facilities and Funded Transportation Improvements As a result of the above developments the assumed lane configurations for the following three intersections have changed since the Cub Foods Commercial Center traffic study: ' • Highway 99W /SW Dartmouth Street • Highway 99W /SW 72nd Avenue SW Dartmouth Street/SW 72nd Avenue ' The changes in assumed lane configuration are shown in Attachment 3. Since the submittal of the February 1993 Cub Foods Commercial Center traffic impact study, SW Dartmouth Street has been constructed to accommodate five lanes between Highway 99W and SW 72nd Avenue, except for a short section west of the site and south of the Costco site crossing the creek, which consists of a basic three -lane cross - section with one through lane in each direction and a two -way center left turn lane. Temporary roadway striping aids in the transition from 5 to 3 lanes through this section. To accommodate a five -lane cross- , section on this section of Dartmouth, an additional 12 feet of right -of -way will be required. Once wetland issues have been resolved, the City of Tigard should construct a full five -lane section across the creek using funds acquired from System Development Charges on Tigard ' Triangle developments. TRAFFIC IMPACT ANALYSIS ' The evening weekday peak hour traffic impact generated by the proposed development was analyzed as follows: The size of the proposed retail development was confirmed. • The total number of future evening peak hour trips, both in and out of the ' proposed development, was estimated for the current development plans for the site. • The 1994 baseline traffic volumes were estimated at each study area intersection from the 1994 traffic volumes with Tri- County Center minus the fast food and bank components of the Cub Foods Commercial Center. The ' 1994 traffic volumes with Tri- County Center includes traffic volumes from the Costco and Cub Foods developments. The 1994 baseline condition without the site was analyzed based on two 1 1 Mr. Dick Bewersdorf August 30, 1994 Page 3 I conditions: unconstrained by a capacity bottleneck at the Highway 99W /SW Dartmouth Street intersection and constrained by capacity conditions at the ' Highway 99W /SW Dartmouth Street intersection. • The trip distribution pattern from the Cub Foods Commercial Center traffic I study was used to assign project - generated traffic to the study area intersections. I Traffic demands on each study area intersection were analyzed for the 1994 • with project condition to identify any capacity or level -of- service deficiencies. I Site Generated Traffic Volumes The trip generation for the proposed 23,500 square -foot Office Max was estimated from a trip I generation survey of an existing Office Max facility in Portland, Oregon. The survey is attached to this letter for your reference as Appendix A. Table 1 summarizes the trip generation for the proposed project. Also included in Table 1, for comparative purposes, is ' the trip generation estimates previously for the drive -in bank and fast food restaurant. Table 1. Trip Generation Summary I PM Peak Hour Floor Size Daily ' Land Use (Sq. Ft.) Trips In Out Total Proposed Use 1 Office Max 23,500 1,150 55 60 115 ' Previously Proposed Use Fast Food 3,600 2,275 70 60 130 ' Drive -in Bank 3,600 960 70 80 150 Gross Total (fast food & bank) 7,200 3,235 140 140 280 I Pass -by Trips 645 30 30 60 Net Trips 2,590 110 110 220 I As seen in Table 1, the proposed Office Max generates approximately 1,440 less new trips than the previous bank and fast food restaurant proposals on a daily basis, and 105 less trips on a weekday PM peak hour basis. 1 1 ' Mr. Dick Bewersdorf August 30, 1994 Page 4 I Trip Distribution Attachment 4 shows the trip distribution pattern used to assign the project - generated PM ' peak hour traffic. The trip distribution pattern shown in Attachment 4 is the same trip distribution pattern used in the February 1993 Cub Foods Commercial Center traffic study. 1 1994 Baseline Traffic Volume Condition The 1994 baseline traffic volumes were estimated at each study area intersection from the I 1994 traffic volumes with the Tri- County Center development minus the fast food and bank components of the Cub Foods Commercial Center. The 1994 traffic volumes with Tri- County Center includes traffic volumes from both the Costco and Cub Foods developments. Both of I these traffic volumes are included since the projects are already under constructed or in operation. The Tri- County Center traffic volumes were included in the baseline - since this project was in- process before the Office Max project proposal. However, the Office Max project may be constructed before the Tri- County Center. Therefore, the 1994 baseline traffic volumes are likely to be conservative with the addition of the Tri- County Center traffic. The 1994 baseline traffic volumes without the proposed Office Max are shown in Attachment 5. 1 Level of service analysis were conducted at the four study area intersections and two project driveways. Table 2 summarizes the 1994 weekday PM peak hour baseline level of service. ' Table 2. 1994 Without Site Level of Service Summary I 1994 Baseline Intersection (assumed control) Delay V/C LOS 1 Dartmouth/Highway 99W 54.0 1.10 E 72nd/Highway 99W 23.3 .90 C 1 72nd/Hampton 14.3 .72 B 72nd/Dartmouth ' (All -Way Stop Control) >100.0 >1.20 F (Signal) 7.7 .56 B ' Reserve Capacity LOS Project Access/Dartmouth 40 E 1 Project Access/72nd 60 E 1 1994 Capacity Constrained Baseline Condition Traffic from the Triangle has two alternatives in accessing Highway 99W. The Triangle 1 • 1 ' Mr. Dick Bewersdorf August 30, 1994 ' Page 5 traffic can use either the SW Dartmouth Street/Highway 99W intersection or SW 72nd Avenue/Highway 99W intersection to access Highway 99W. The distribution of traffic I through these intersections will be influenced by capacity constraints along these travel routes. As one travel route experiences greater travel delays than the other alternative route, traffic will reroute to the other travel route. It is likely that the traffic will distribute in a 1 manner where the delays at the SW Dartmouth Street/Highway 99W and SW 72nd Avenue/Highway 99W intersections will balance. This situation will be referred to as the capacity constrained condition and will be modeled in all subsequent conditions. I As shown in Table 2, the level of service at the SW Dartmouth Street/Highway 99W and SW 72nd Street intersections are not balanced in the 1994 baseline condition. The SW I Dartmouth Street/Highway 99W intersection is projected to operate at LOS E while the SW 72nd Avenue/Highway 99W intersection is projected to operate at LOS C. Therefore, the Triangle traffic was reassigned to the roadway network to reflect a capacity constrained I condition. Triangle traffic was assigned to the roadway network based on an iterative approach with the intention of balancing the delays experienced at the SW Dartmouth Street/Highway 99W and SW 72nd Avenue/Highway 99W intersections. Attachment 6 shows I the 1994 without project, capacity constrained weekday PM peak hour traffic volumes. Table 3 summarizes the results of the 1994 baseline capacity constrained analysis. The level 1 of service based on the previous, unconstrained assumptions are also shown in Table 3 for comparative purposes. I Table 3. 1994 Capacity Constrained Without Project Level of Service Summary 1994 Unconstrained 1994 Constrained Intersection Baseline Baseline I (assumed control) Delay V/C LOS Delay V/C LOS I Dartmouth/Highway 99W 54.0 1.10 E 49.3 1.10 E 72nd/Highway 99W 23.3 .90 C 42.2 1.03 E ' 72nd/Hampton 14.3 .72 B 14.3 .72 B 72nd/Dartmouth (All-Way Stop Control) >100.0 >1.20 F >100.0 >1.20 F (Signal) 7.7 .56 B 8.4 .61 B RC` LOS RC` LOS 1 Project Access/Dartmouth 40 E 15 E 1 Project Access /72nd 60 E 28 E 1 Reserve Capacity 1 ' Mr. Dick Bewersdorf August 30, 1994 Page 6 I 1994 Total Traffic with Site Development Condition III The 1994 total traffic volumes with site development were developed by adding the site generated traffic volumes to the 1994 capacity constrained baseline traffic volumes. Attachment 7 shows the site generated PM peak hour traffic volumes and Attachment 8 1 shows the 1994 total weekday PM peak hour traffic volumes with the proposed Office Max. Table 4 summarizes the 1994 with project level of service. The 1994 capacity constrained 1 baseline level of service is also shown in Table 4 for comparative purposes. I Table 4. 1994 with Project Level of Service Summary 1994 Constrained 1994 with Intersection Baseline Project (assumed control) Delay V/C LOS Delay V/C LOS I Dartmouth/Highway 99W 49.3 1.10 E 51.2 1.10 E 72nd/Highway 99W 42.2 1.03 E 42.7 1.03 E 1 72nd/Hampton 14.3 .72 B 14.5 .73 B 72nd/Dartmouth 1 (All-Way Stop Control) >100.0 >1.20 F >100.0 >1.20 F (Signal) 8.4 .61 B 8.5 .61 B RC' LOS RC' LOS 1 Project Access/Dartmouth 15 E -11 F I Project Access/72nd 28 E 13 E ' Reserve Capacity 1 Even under baseline traffic conditions, the SW Dartmouth Street/Highway 99W intersection is approaching its design capacity; therefore, any further development within the Triangle I would likely result in capacity deficiencies at that intersection. The following observations of current conditions were noted in the Transportation and Traffic evaluation of the Tigard Triangle Specific Area Plan: ' "At the ORE 217 /Pacific Highway interchange, the queue on the east leg of Pacific Highway at the ORE 217 southbound ramps backs up nearly into the intersection of the ORE 217 northbound ramps /Pacific Highway. This causes vehicles travelling southbound on Pacific 1 Highway to stop abruptly. Also, queues on the east leg of Hall Boulevard /Pacific Highway sometimes back up to the ORE southbound intersection, preventing the last few vehicles on the ' ORE 217 southbound off-ramps from getting through the intersection at Pacific Highway. A Mr. Dick Bewersdorf August 30, 1994 ' Page 7 key bottleneck occurs south of the study area on Pacific Highway at the intersections of Hall ' Boulevard and Greenberg Road /Main Street." Until this congestion on Highway 99W is alleviated, negligible benefit will be obtained from any capacity improvements made to nearby intersections such as the SW Dartmouth ' Street/Highway 99W intersection. At this intersection, the Dartmouth Street Concept Plan assumes that Highway 99W will ultimately become a six -lane facility. Therefore, we recommend that improvements to this intersection be considered as part of a Highway 99W ' corridor study. An interim improvement to Highway 99W being considered by ODOT /City of Tigard is to add a third eastbound uphill lane to Highway 99W, with dual left -turn lanes for westbound traffic. Given the above uncertainties, we recommend that the System ' Development Charges from this and other nearby developments be applied to improving the SW Dartmouth Street/Highway 99W intersection once the final intersection configuration has been decided. Our level of service analysis assumes that the change to the signal timing and striping suggested in the Costco traffic impact study is implemented, i.e. restripe the exclusive northbound through lane as shared left - and - through, and "split" the northbound and southbound phase into two separate phases. 1 The all -way stop - controlled SW Dartmouth Street/SW 72nd Avenue intersection will reach capacity in 1994 under the baseline conditions. The Tri- County Center traffic impact study ' recommended signalization at this intersection. The SW Dartmouth Street/SW 72nd Avenue intersection meets signal warrants as discussed in the following section, and will operate satisfactorily with permitted left turns on all approaches. The location of this signal will ' introduce large gaps into the westbound and southbound through traffic streams past the site driveways. Therefore, the "E" and "F" levels of service reported at the two site driveways using the 1985 Highway Capacity Manual methodology (which assumes random gaps) is ' probably overstated. Since the driveway onto SW Dartmouth Street is reported to operate at LOS F, a signal warrant analysis was conducted at the intersection. As shown in the Signal Warrant Analysis section, this site driveway does not meet signal warrants. Traffic Signal Warrant Analysis A special investigation was conducted to evaluate the need for installing traffic signals at the ' SW Dartmouth Street project driveway and SW Dartmouth Street/SW 72nd Avenue - intersection. The Minimum Vehicular Volume Warrant (Warrant 1) and the Interruption of Continuous Flow Warrant (Warrant 2) are both based on the eighth - highest hour conditions. The Peak Hour Volume Warrant (Warrant 11) was also examined. For the purposes of this analysis, it was assumed that the eighth - highest hour is equivalent ' to approximately 70 percent of the peak hour. Additionally, only half of the minor street's protected right -turn volume is included for warrant evaluation purposes, since right turning vehicles provided with a separate right turning lane are unlikely to benefit significantly from a traffic signal. It is important to recognize that these warrants are necessary, but not by themselves sufficient justification for the installation of a signal. For example, the warrants evaluated ' Mr. Dick Bewersdorf August 30, 1994 ' Page 8 above take into account traffic volumes on all major and minor street approaches, but do no ' explicitly account for driver delay, directional distribution of the main street traffic, or the proportion of side street right turns and left turns. Other system -wide considerations, such as the effect on capacity and levels of service, should be also taken into account. In many instances, unsignalized intersections meeting one or more of these warrants continue to operate very satisfactorily and with less total delay than would occur if a traffic signal were installed. Professional judgement should be used in assessing the need for a traffic signal even after one or more of the above- identified warrants are satisfied. The results of the traffic signal warrant analysis are shown in Table 5. Under 1994 projected conditions with the project, the project driveway on SW Dartmouth Street will not meet any ' of the warrants tested for signalization. Therefore, it is recommended that the driveway operate with stop sign control upon the completion of the project. Table 5. Traffic Signal Warrant Analysis Assuming Total 1994 Traffic Volumes Warrant Met? Overall Intersection Warrant #1 Warrant #2 Warrant #11 Evaluation ' Dartmouth St NO NO NO NO Driveway 72nd Av/Dartmouth St YES NO YES YES It is likely that development of the other properties within the Triangle (particularly those abutting SW Dartmouth Street) will occur within the next 1 to 5 years. Accordingly, signal warrants at the SW Dartmouth Street site driveway will be examined in the following section ' assuming full development within the Triangle. The traffic volume estimates provide only an indication of when operational problems at the ' intersection may begin to appear, and should not be used to determine when a signal will be required. Field observations of the intersection's operational characteristics and actual volume measurements should be conducted at the driveway location before any decision to install a signal is made. As noted in Table 2, the SW Dartmouth Street/SW 72nd Street intersection will be operating ' at LOS F in the 1994 without project condition. Also, this intersection is projected to meet Warrants 1 and 11. Therefore, signalization of this intersection should be required concurrent with this project. 2010 TRAFFIC CONDITIONS A review was conducted of the recently completed Tigard Triangle Specific Area Plan: 1 • ' Mr. Dick Bewersdorf August 30, 1994 Page 9 I Transportation and Traffic Evaluation, which evaluated, among other things, roadway cross- section needs for build -out of the remaining undeveloped land within the Tigard Triangle. 1 That study concluded that, with build -out of the assumed land use scenario, the segment of Dartmouth between 72nd and Pacific Highway would need to consist of a basic five -lane cross- section, including two through lanes in each direction of travel and a center median lane for left - turning traffic. SW Dartmouth Street has been constructed to accommodate five lanes between Highway 99W I and SW 72nd Avenue, except for a short section west of the site and south of the Costco site crossing the creek, which consists of a basic three -lane cross- section. Temporary roadway striping aids in the transition from 5 to 3 lanes through this section. To accommodate a five- I lane cross - section on this section of Dartmouth, an additional 12 feet of right -of -way will be required. Once wetland issues have been resolved the City of Tigard should construct a full five -lane section across the creek using funds acquired from System Development Charges I on Triangle developments. Attachment 9 illustrates the ultimate lane configurations recommended for the Specific Area I Plan. This plan also projected the 2010 Tigard Triangle buildout traffic volumes within the project vicinity. Modifications were made to these projections to account for updated information on potential development projects. Specifically, adjustments were made to I account for the increased density of Tri- County Center and the changes in land use for the Cub Foods Commercial Center perimeter parcel. The adjusted 2010 total PM peak hour traffic volumes are shown in Attachment 10. 1 Table 6 is a summary of the results of the intersection LOS analyses under 2010 with project conditions. As shown in Table 6, the SW Dartmouth Street/Highway 99W intersection is projected to operate at LOS E, but would still operate below its design standards. I Table 6. 2010 with Project Level of Service Summary I 2010 Total Traffic Intersection (assumed control) Delay V/C LOS ' Dartmouth/Highway 99W 43.3 1.10 E 72nd/Highway 99W 20.7 .92 C 1 72nd/Hampton 27.0 .85 D 72nd/Dartmouth ' (Signal) 10.0 .80 B Reserve Capacity LOS 1 Project Access/Dartmouth -77 F Project Access /72nd 125 D 1 1 1 Mr. Dick Bewersdorf August 30, 1994 Page 10 The LOS E condition at the SW Dartmouth Street/Highway 99W will likely influence some ' Tigard Triangle traffic to divert to the SW 72nd Avenue/Highway 99W since it is projected to operate at LOS C. Traffic is likely to redistribute from the SW Dartmouth Street/Highway 99W intersection to the SW 72nd Avenue/Highway 99W intersection until the delays at the two intersections balance. As noted previously, this condition is known as the capacity constrained condition. Traffic Signal Warrant Analysis ' Given the LOS F projected at the SW Dartmouth project driveway, a traffic signal warrant analysis was conducted to evaluate the need for installing a traffic signal at the driveway. ' The SW Dartmouth Street Concept Plan recommends only one signal on SW Dartmouth Street between Highway 99W and SW 72nd Avenue. The SW Dartmouth Street project driveway and the south Costco driveway are candidate locations for this traffic signal. The project driveway will meet both Warrant 2 and 11 for signalization. See Table 7. However, these long -term estimates only provide an indication of when operational problems at the intersections may begin to appear, and should not be used to determine when a signal will ' be required. The intersection's operational characteristics and actual volume measurements should be monitored at the SW Dartmouth Street project driveway before any final decision to install a signal is made. Note that the applicability of Warrant 2, "interruption of ' continuous traffic" is questionable at this location because of the proximity of the SW Dartmouth Street/SW 72nd Street signal which will create gaps/discontinuities in the traffic stream westbound on SW Dartmouth Street. Table 7. Traffic Signal Warrant Analysis Assuming Total 2010 Traffic Volumes ' Warrant Met? Overall Evaluation Intersection Warrant #1 Warrant #2 Warrant #11 ' Dartmouth St Driveway NO YES YES NO 1 CONCLUSIONS AND RECOMMENDATIONS ' The traffic analysis described in this report indicate that the proposed Office Max project can be developed subject to the following findings: ' • Without the project, but including adjacent developments, the intersection of SW Dartmouth Street/Highway 99W will operate at capacity during the critical weekday PM peak hour period. For this reason, the improvements to Highway 99W identified in the Tigard Triangle Specific Area Plan should be funded and implemented as soon as possible. • With or without the addition of site - generated traffic from the proposed 1 1 Mr. Dick Bewersdorf August 30, 1994 Page 11 development, the intersection of SW Dartmouth Street/SW 72nd Avenue will ' require signalization under projected 1994 conditions. Signalization of the two site access driveways on SW Dartmouth Street and SW 72nd Avenue will not be warranted under projected 1994 conditions. ' However, it is estimated that the SW Dartmouth Street project driveway may require signalization by year 2010 based on signal warrant analyses. ' A recently completed transportation analysis that evaluated year 2010 build - out conditions within the Tigard Triangle concluded that the segment of SW Dartmouth Street between SW 72nd Street and Highway 99W would need to ' consist of a basic five -lane cross - section, including two through lanes in each direction of travel and a center median lane for left- turning traffic to accommodate full buildout under current zoning. SW Dartmouth Street has ' recently been constructed to a five -lane section with the exception of a short segment across the Red Rock Creek west of the site on Costco property. This segment consists of a basic three -lane cross - section (one travel lane in each ' direction and a center median lane for left turning traffic). To accommodate estimated traffic volumes for year 2010, a five -lane cross - section will be required on this section of SW Dartmouth Street as well. All other ' improvements identified in the Tigard Triangle Specific Area Plan will result in sufficient capacity to accommodate forecast base volumes, as well as site - generated traffic from the proposed development. In particular, the study forecasts that Highway 99W will require major capacity improvements in the form of additional through travel lanes. These required mitigation measures have already been identified as a result of the impacts of surrounding developments. Therefore, no new mitigation measures are recommended as a result of the Office Max development. However, the Systems Development Charge assessment should be applied toward the above improvements which have been previously identified. Please call me at (206) 641 -5848 if you have any questions or comments regarding this 1 analysis. Sincerely, ' J. Hann Lee Associate Attachments c: \ projfile\ 1322 \ 1322rpt.doc 1 111 0 NORTH 1 (NOT TO SCALE) I 13 > > J CO 1 J J Q 2 I N 3 N > ` 5 1 21 1 0 SW HAINES RD. t 0 SITE � ' ---lk 9 S T. w 4 1- I sw yGN 2j'FR St SW HAMPTON ST. 1 I Li A. a 0 z I N N In 1 1 1 1 1 SITE VICINITY TIGARD OFFICE MAX Attachment K TIGARD, OREGON q 1 AUGUST 1994 1 1322F001 1 . . . 1 1 I i 1 ' . ■ 1 1 •,- : , . F• E•Th. 1- 7 ; " c • 1 -,, — i l' ' ''-,..... ; 1 • li' 1 I 2 1 I 1 I Ul ' ■ ' 1 I :1 \i,____ . ; __L_ ---:- - -- I--- I. II • 1.1 i , ..> - . t71 i --- t - - Lz-2I --I- ---- • . , --, --., i - -in --- --1---!, -7___-11. „_...ppl;i:11 --,.. .- ! I ii iTi _Tr: • ._ .:__ l' / 1 1 0 1 .;,, • I.; -. . • --. I • ,- -, - r ., --,----‘:;%._, iiii i ili !, q I-4 0 I yteTI ! ----- 1 • — -4/"--E--i/C5,- •. , I 1 . I: yatI.$ -1 . . odor L . . ' .‘ . s ' t _ 4 1 I I I I I I I I _r • rel"."M I I d • 11 T enif : 4 „ 5 67 ANDA11110 - --"• ' :i.7 7 :0‘ i _i___- ' ---. rl 1 2 10 STANDARD . . +---- "L 1 H = st / ; ''. I ! I II I I In— --I I I 1 ! = • , i 0 • - : • ....:' . . ) , 4 !? ., • ...., f'''','"0/.:(2.44/ ' .. • 1 I iln ... STAND -I HAND. ''.. ---1 -----: 1 • — -• _i I 1 ; ! I. — 6 .. • stano.-> 144112 i;;;%71 1 I P __ ,.,. , ill li f.— n Or ANOAPO • ....„.. i II ' — .. • :. .,,i , vV_E_LiL 4..b .„ . I ...--..----._ .. ., , \ :-. ---:' •• - - 11 1 1 ■1 At 1 1!, ' _ ____1 • . _ ___ , _ , ._. • CENTER . 1 ./ 1 1 . 1 • 1 . I SITE PLAN TIGARD OFFICE MAX . Attachment K TIGARD, OREGON 2 I AUGUST 1004 • 1322F002 1 (::44 0 � \ NORTH \ (NOT TO SCALE) 1� t(ll 4 1 a 1 1 0 1 1rr \t , � (INTERSECT 5 ION 1 IMPROVEMENT) i SW HAINES RD. 99 I to • ' 09 tPt VSITE o tiJ ;9 / ao m S T. 11 _1 ® . Q tai > 2 > Q I 3 x to co ' ti0N Sit c f 2ii re R ST N I, I SW HAMPTON ST. 1 lk4 IX _ 1 L. . 1 S r K 1i LEGEND ' S - TRAFFIC SIGNAL T - STOP SIGN (FUNDED IMPROVEMENT) 1 FUNDED IMPROVEMENTS AND ' ASSUMED LANE CONFIGURATION TIGARD OFFICE MAX Attachment 1- / TIGARD, OREGON lk ' AUGUST 1994 2\ 1322E003 0 NORTH 1 (NOT TO SCALE) 1 1 20%. 1 0 1 \ % 99 1 30 %� SW HAINES RD. 1 N o O943TMO SITE 15% ,,,,--ii) Tti �� I m sr. —J 217 w = a a 3 N = F- op Si v, ' ti&NZi /reR N 30% N 0 S T i • SW HAMPTON ST. 1 ` - 3 N 1 1 I TRIP DISTRIBUTION TIGARD OFFICE MAX Attachment 27 TIGARD, OREGON 4 NN AUGUST 1994 ' 322F0. 1 0 o NORTH n N ( C I (NOT TO SCALE) sal nn 1107/ ) j \ I 115Thik 80- 80 220y � 240 r 4 ` \ \ \\ o ♦ 165 25 055 \ - ' I a 1 fr AA ' tit T - • I a W \ 51y 5' �. �� i 9 p p ° i 1 101J 5 0 I 0 1 SW HAINES RD. .9 1 1n 4., ,p 9'p SITE CI 40 ---4 m ST. J 217 w > = > a I x In H Sir 6'0 c I / F 0 N R Si n I in SW HAMPTON ST. _U) 120 -' 1lo o 210y C � N ' 185 j ` , \ O 120 NVf I L 20 `� CO * c 360 // 1 \ I / 1 1994 P.M. PEAK HOUR 1 BACKGROUND TRAFFIC TIGARD OFFICE MAX Attachment Irj /, TIGARD, OREGON . J ' AUGUST 1994 1322F005 O o NORTH ', m (NOT TO SCALE) O M MV f — nn 110." j 1► ' 15� 225/Ai `BO 220 41 2a0 \ I P \ 1 ,65� 25 y ` r � ~ 'IL's; Mm III ot )\, �t r . / � b b0 —M MOO .. a \1 h: I\ l } fry0` bO mS C 1 ,1� r 5 1 5 ~1swo s 1 IIINES RD. • I 4 N ,... o 9 'f'T / SITE o MOST J ST. i m 4 217 W > J = > 4 I 2 N Ski, r y � 1 0� /M FR o Si /W HAMPTON ST. t 1 in M ,201 ~ �„0 0 1 210e, —1. eN ,20. 185 1 I K),I,Iy � 2° LO n 360 I t r OD 01 1 1994 CONSTRAINED P.M. PEAK HOUR 1 BACKGROUND TRAFFIC TIGARD OFFICE MAX Attachment F TIGARD, OREGON G i< 1 AUGUST 1994 CJ .L 1322F006 1 0 1 o NORTH Ai ili (NOT TO SCALE) 1 10-+ ,0„„ .- TI N o 1 f � l 1 r 0 I \ : ••••A I SW HAINES RD. .9 ----- I w 1 o 9 'Pl 7 6i / E // Moor. 4 I J S ?. M J J Li = Q Q ' H Sir 03 CD ti 0 N Z ST N. 1 SW HAMPTON ST. 0 0 N N 11. 1L o J 2o �,s 1 -N‘ i y / N Kcli ; ' SITE GENERATED 1 P.M. PEAK HOUR TRAFFIC TIGARD OFFICE MAX Attachment TIGARD, OREGON 7 �� 1 AUGUST 1994 1322P007 1 1 O o NORTH i o un n inon (NOT TO SCALE) Ln 1 120 I L 80 I 125 230 y f 245 75� 25 I N�iT j q tr / Al e b 5° _ Ln o o / l 0 0 o a A f ti� a° 0 , tP 0 kf • C1 5 1IN v 1 1°1.001' rr 1 c) v 0 0 0 ' SW HAINES RD. .9 4 I N O � 'f' T �SITE� ° MOS T. • _i ST. 14 03 c 217 w > M > 4 4 I N I— S AY ti I CO 1 �� ST I N SW HAMPTON ST. N m 140 125 0 ` 1 210—, x250 e� 120T * i r 185 1 � I - 20 N " ° n J r 360 \ N ._ / t o I+ 1994 TOTAL CONSTRAINED P.M. PEAK HOUR TRAFFIC �� TIGARD OFFICE MAX Attachment tr TIGARD, OREGON 8 K AUGUST 1994 CJ ��. LLL��` I I n I 1322E008 I 0 NORTH 1 TO SCALE) (NOT J 4" 1 s � s t 9 Or 1 � S t (INTER CTIO I wo n • I( NPR* EME T) IAN 1 _SW HAINES RD. .9 1 fn r O � 4 'T SIT or . \la Alli Oppr s a 217 w Ls] I 4 a x Sp co 42, c 1 N2 /4-FR z `n 9 ST n 1 No...... SW HAMPTON ST. Nal till _ 1 1i\t. I K f y -I ir ‘11M„ II `l t r / LEGEND \ // S - TRAFFIC SIGNAL r - STOP SIGN (FUNDED IMPROVEMENT) 1 2010 TIGARD TRIANGLE SPECIFIC AREA PLAN 1 LANE CONFIGURATION TIGARD OFFICE MAX Attachment 7 TIGARD, OREGON 9 1 AUGUST 1994 9 .2` 322E009 O N NORTH r-- LC) (NOT TO SCALE) M b N 120 1 I / i r 1 \► I L 85 125 51 -4. 4— 670 1 �c 250 r 1,0 ` R" 11`5 ` v 1 �/ nmo S ow ► \ t _ 1 `s s I ry` ~ ~ w f� is 1 bo 1� 1 10 r e h�rw 6 s LP I SW HAINES RD. _ •9 N 1 O-5,,, SIT ° M ,0(/ -----.4 -' ST, I CD J Q 0 w j r > a I N Sl ti co V) 0 ST n 1 SW HAMPTON ST. b N N 01 / li 1 140 J 1 'L 160 in Lc, , 515—• 4- 465 b no MM , 20- r 185 / 1 114 _ I v , t T 2751 ,I 50 N m 330y 4— 370 580 r 465 _ 11 \ tr } \ ON b V1 V M N 2010 TOTAL P.M. PEAK HOUR 1 VOLUMES TIGARD OFFICE MAX Attachment 7i TIGARD, OREGON 1 AUGUST 1994 7 1 0 N \ 1322F010 1 1 APPENDIX A ' Office Max 10319 S.E. 82nd Avenue August 9, 1994 Office Max 'Driveway" Count Trip Generation 1 Time Period In Out 4:00 -4:15 17 23 1 4:15 -4:30 17 13 4:30 -4:45 9 14 1 4:45 -5:00 12 10 5:00 -5:15 18 10 5:15 -5:30 10 19 5:30 -5:45 8 14 5:45 -6:00 12 11 1 1 1 1 1 1 r 1 1 1 A ., \ g ! \ 1 Z s rri: i .7.7...... ..s—.' , 4 di q h f 4 ,... " , -i . g : Pat 14714 IS 0 r - 1 i i F I I i # !: i t • 411 1 11 i: , • 3 . gi a l • I , w rfn Se I I r H , L OT C i ! 1 II 11— Fief: • J .-•-.. - , .. , . 1 . :-......... .. - i iii, . . , ... Ill IR" 2 • I • • ''' ' I ' ■- nin 1 , 1 -- I -- 2.17n nr: I I i I 1 I 1 1 1. _ ,.. 1 :___1.1 ._____=Iiii : I ! be I , • ,,..,..c, ... 1 II .ci .,• .-- _r— • — 0 af 2 v P-4111 11 VICINITY MAP -::,ki i LuLii c - 1 tli l _-.1_ F--=-=-----•-.1 -.1 a l I. 1 Ej 1 ti :11 g N e., . 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T'fl •FRLrml wr , am an MNI 1•1111 MN � a n ell a a ,s !t a s• NW M, a 1 1 CITY OF TIGARD PRE - APPLICATION CONFERENCE NOTES � NON- RESIDENTIAL DEVELOPMENT ., /� 1 DATE: O/[ 3 /'7'7 STAFF: n //o jj / � 6-41.7.-4a l�/y 1 APPLICANT: ( -`I AGENT: L -1 ct3'e' n c✓t d� ' � `ei.✓' Phone: y— Phone: L i < il / �1 PROPERTY LOCATION: 7 ( t 5'L r 1 f) 4 :404/ / cfed - Address: (..11 lJ Tax Map& Tax Lot: I S i S CJi c1 NECESSARY APPLICATION(5): 9(6,-,/ ` / ctiQ7 "�rn4'p 7Z, ,,,L, r.// 1 1 PROPOSAL c w ; SAL DESCRIPTION: l.� co i � —' - ¥(X) c l ! 4 T4, 'ce )/ v f c t / H -4 C Food < .< Air CP.�-ii I COM PLAN DESIGNATION: c( 6 `i � - / ' '&h era ( / �_C Ltt *NCc'!'r& l ZONING DESIGNATION: C fr" (s- ("Pep N.Pt.q / <I Ate aie/ n4/ 1 CITIZEN INVOLVEMENT TEAM edt:CR CHAIRPERSON: — Tr / S f e.'e't j PHONE: ' L'i 3 1 -St ZONING DISTRICT DIMENSIONAL REQUIREMENTS //� l' e ,_ i . 'i % 1 / Mnimum lot size: , /7,1n-CL sq. ft. < <N-E e 1 J' N tm. 1 � 44arbmffm lot width: CO ft. .J( 4 Setbacks: front o.-n ft. side //‘; '•i{ ft. rear l t o k c' ft. garage ti tl ft. corne* /' /,1r +c ft. from street. 1 Maximum site coverag Sri Is Minimum landscaped or natural area: / 5 t Maximum building height: L] 5 ft. ADDITIONAL LOT DI?ENSI REQUIREMENTS ,' Minimum lot frontage: 5 feet unless lot is created through the minor land partition process. a created as part of a partition must have a minimum of 15 feet of ntage or have a minimum 15 foot wide access 1 easement. _ Maximum lot depth to width do of 2.5 to 1. I SPECIAL SETBACKS - --7-2, . Streets: - 30 ft. f centerline of Established areas: a? /r ft. from 41,4 I Lower intensity saness ft. along the si ss Nil boundary BUILDING HEIGHT PROVISIONS Building Height Exceptions (Code Section 18.98.020)s Buildings located in . II a non - residential sone may be built.to.a height _of 753feet provided:.: • - - • 1. A.mazimam PAR (building floor area to site area ratio) of 1.5 .,_ 2. All actual bai!d!ng setbacks—Will: be cat tenet 1/2 the - _ . 1 building's height; and :_: :- -. _ .'a • 3.. The structure will not abut a residential•sone district. 1 Page 1 1 ' PARKING AND ACCESS , / � Required parking for this type of use: 10.0-r �oC � </C �' "`' ,\" � /%17 Secondary use required parking: ' ---- Q r - SU f64/ - E //((3 [ C` No more than tat of required spaces may be designated and /or dimensioned ' as compact spaces. Parking stalls shall be dimensioned as follows: - Standard parking space dimensions t. X 18 ft. tc a S - compact parking space dimensions: S. t. X 15 ft. X 'Ts Disabled parking: All parking areas shall provide appropriately located ' and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act // II (ADA). A handout is available upon request. A handicapped parking symbol shall be painted on the parking apace surface and an appropriate sign ./ shall be ••sted. Bicycle racks are required for civic, non- residential, commercial and r II ? '\ industrial developments which provide 15 or more parking spaces. Bicycle '; racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the II basis of one space for every 15 vehicular parking spaces. All driveways and parking areas, except for some = s orage areas, must \ be paved. - II Drive -in use queuing areas: ha Minimum number of accesses: e»a / II Minimum access width: 3L feet • J ' _.1 A 6 : 4 + r avc4' Maximum access width: a feet /'/ q _. Pedestrian access must • - prov . - . c- ..- .. .......... ... antes :.. parking 1 areas, outdoor common areas, and public sidewalks and streets. � - - �A - -- minimum- of— one'trae for every - g spaces must be planted in '\ and around all parking areas in order to provide a vegetative canopy ' effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design \ features may include the use of landscaped berms, decorative walla, raised planters. II For detailed information on design regairemients for parking areas and accesses, see Development Code Chapters 18.100, 18.106 and 18.108. , CLEAR VISION AREA II The City requires that clear vision areas be ai ta+. between three and eight feet in height at road/ driveway. road / railroad, and road road • intersections. The size of the required clear vision area depends upon ) the abutting street's functional classification. ' Page 2 II 1. 1 BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between I different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas moot be occupied by a mixture of I deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by I vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. I Th,q�nne r ired buffer widths which are applican1 to your proposa area: h ft. along north boundary ,,^^� % ft. along east boundary I /I 0 ft. along south boundary Y' Q proposal. ft. along west boundary In addition, sight obscuring screening is required along I STREET TREES Street trees are required for all developments fronting on a public or • private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right - of - way' I or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 _,, feet apart depending on the breaching width of the tree at maturity. / Further information on regulations affecting street trees may be obtained / from the Planning Division. 1 . SIGN Sign permits must be obtained prior to installation of any sign - City of Tigard. A 'Guidelines for Sign Permits' handout is available upon -.. .' request. Additional sign area or height beyond Code standards may be \ permitted if the sign proposal is reviewed as part of a deve t review • application. Alternatively, a Sign code Exception application may be / I filed for review before the Hearings Officer. SEZiS snv5 ]Lazws _ • Code Chapter 18.84 regulations for lands which are potent; y • unsuitable for due to areas within the 100-year floodplain, natural drainageways,. areas, on elopes in amass of 25 percent, or I on unstable ground. - . -Stet will attempt -to - preliminarily _:identify . • a - sensitive lands areas at the lication conference based on available :. ':. information. aowzv S,: -the resvonalhility to precjsely identify sensitive ;.=•-:.. . lands areas, and their boundaries. 10' the responsibility of the applicant..._ f Areas meeting the definitions of sensitive lands mast be clearly indicated on plans submitted with the development application. - • , 1 Page 3 II Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lan areas. In most cases, dedication of 100 - year floodplain areas to the ty for park and open apace areas is required as a condition of the a al of a development application. ' ADDITIO�NAL CONCERNS 9 OR CiMENTS l I `? � / o / c— 44 i D 4- 9'4Q Ge € 447 GL V 1 ✓2 O p} rk 1 ` 5 N- e-- avor SW 4€44p 10 a/4 was � j see �e as a t i Ka4 41 1 4 "C ; 1- d ig,call t frc -}-� c 1 the 1 ( l 4 A'' .c e v'a do 14 1 �P ev II batik 0 F- Joz.-leANn of is /QS PROCED Administrative staff review. Public hearing before the Land Use Hearings Officer. II 1/ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. II APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at II the Community Development Department counter at City Hall. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.H. on Thursday will be batched for processing with the il following week's applications. Applications will NOT be accepted after 3:00 P.H. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 • inches. One 8.5 inch by 11 inch map of a proposed protect should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will preform a prefimina•y review of the application and will determine whether an application is complete within 10 days of the counter submittal. Staff will notify an II applicant if additional information or additional copies of the submitted materials are needed. 1 The admin.strative decision Or public bearing will typically occur ' approximately 45 to 60 days after application-1s accepted as being complete by the Planning Division.:. .Applications involving.di.fficult or protracted issues or requiring review by other jurisdictions may take . additional time to review. - Written reoommndations from the Planning II staff are issued seven (7) days prior to the public bearing. A 10 day . . _ 'ell= appeal period follows - all land use decisions.. An appeal on this ' - matter would be heard by the - - - --'- �o f -elan Atomic flow chart which illustrates the r1 process is available from ' t h e Planning Division upon t ' - .- k\ /n / / // ® Pe? 4 ec +r/osi s- `t- o 7 - and K aa �j u� (,) fsc-u 5 >e . 1 3014 QvL I � vavl 'towQl^Jc 0 a-- 4- vv1 od., W " y D • II Pag s d A �' ¢ � �- C e , ! pc r S c.n`,.4 ry I Y /� o f 6 SLree tl� c 6LUp � ittei nL S a eQ$ Q0,,.1 ajo1,4, • v- -c.-- ciekt a' avp4 W i5 6,is CucSed• ) ' This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development code requirements applicable to the potential development of ' a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and ' aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of I . City staff relative to Code requirements prior to submitting an application. Another pre - application conference is required if an application is to be submitted more than six months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: 11 4:1 1 4 44 2-41.1,— PLANNING DIVISION ; PHONE: 639 -4171 1 (jam I s e_ c IS ' % a .-car, s -lc (4.0,615 jMa., / h c 4eCK 1 .9 U v1 ✓'�� r S5ue 5 , J l �� c `1 741Jc6ue-/ c 1ec' 1 • • • 1 Page 5 1 II ' PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; II (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. II The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final 11 recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The II following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. II Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: 1) to increase abutting public rights -of -way to the ultimate functional street classification right -of -way width as specified by the Community Develoopment Code; or 2) for the creation of new I streets. &Xirn ail, 7V A* as 4 72/" Approval of a development application for this site will require right -of- O way dedication for: IL 1. to feet from centerline. II 3. to feet from centerline. 3. to feet from centerline. ' Street improvements: A'/ 1. street improvements will be necessary along II 2. street improvements will be necessary along 3. Street improvements shall include . feet of payment from centerline, plus the installation of curb and gutters, storm sewers, II underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials ar major 11 collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. In some cases, where street improvements or other necessary public II improvements are not currently practical, the street - improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non- . remonstrance agreement which waives the property owner's right to ' remonstrate against the formation of -a local improvement district farmed to improve: 1. • 2. UP-0 Yb 77 Mere," Page 6 Pedestrianwaya /bikeways: Sanitary Sewers: The nearest sanitary sewer line to thi property is a(n) 8 inch line which is located in Arel1 The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's Water Supply: The Tigard Water aistrlat (phone; 639 -1554) tin Val le.. V atew ..u at ' ^ `) provides public water service in the area of this site. The District should be contacted for information ' regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of ' Tigard: The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. 1,t ,608 aid Al-T� er4t ' Other Agency Permits: ` Storm sewer improvements: ��U,I�A/�iC f � j yy 41$.4 STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the ' discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and/or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. 4exi s yi4 ,,'1,4 -s3�L try -�a-� IC TRAFFIC IMPACT FEES 1 In 1990, Washington County adopted a county -wide Traffic Impact Fee (MP) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's ' transportation system. The applicant shell be cognized to pay a fee based . upon the number of tripe which are'projeated to result from the proposed development. The calculation of the 'TIP is based on the proposed use of the land, the sirs of the. project, -and a general nee based fee category. The TIT shall be calculated at the -time of buildings oermit issuance. In • - limited circumstances, payment of the - TIF may be allowed to be deferred until the issuance of an occupancy permit.• .Deferral of the payment until occupancy is permissible only when the is greater than $5,000.00. • P>19.71 Gee ' Page 7 i 1 ' STREET OPENING PERMIT No work shall be preformed within a public right - - way, or shall I c o m m e n c e , until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS 1 All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with ' elevations at the corner of each lot. 1 ' PREPARED 8 ENGINEERING DIVISION PHONE: 639-4171 1 1 - 1 - 1 1 1 - 1 1 . 1 RP:preapnon - - 1 Page E i 1 1 1 August 3, 1994 1— ' RE: Office Max Site Job No. 324 -003 ' Dear Interested Party: Alpha Engineering Inc., representing Office Max, is proposing to develop the 1.42 acre parcel south of Cub Foods, and east of the Costco property, as a simliarly designed commercial site. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: When: Wednesday, August 17, 1994 Where: Tigard City Hall 13125 SW Hall Blvd. ' Time: Conference Room 6pm ' Please note, this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 452 -8003 if you have any questions. 1 Sincerely, ALPHA ENGINEERING INC. 1 Mark Dane Staff Planner 342002Woticel.md 'Gordon Martin Paul Simmons Phyllis Philpott 12265 SW 72nd Ave. Cub Foods 7140 SW Clinton St. 'Tigard, OR 97223 P.O. Box 12409 Tigard, OR 97223 Salem, OR 97039 'Lynn Mary Lewis Steven Kroo Northland Homes Inc. 11860 SW 72nd Ave. 11930 SW 72nd Ave. 1834 SW 58th Ave., #202 'Tigard, OR 97223 Tigard, OR 97223 Portland, OR 97221 'Louise Agnes Hedgepeth Donald Pollock David Campbell 11990 SW 72nd Ave. Gail Julia S. 811 Meadow Tigard, OR 97223 1834 SW 58th Ave., #202 12120 SW 72nd Ave. 1 Portland, OR 97221 Tigard, OR 97223 Joel Stevens Mark F. Mahon Craig Hopkins 660 SW Ventura Court 11310 SW 91st Court 7430 SW Varns igard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Mary Swintek 915 SW Frewing, #23 igard, OR 97223 1 1 1 1 1 1 1 1 AFFIDAVIT OF MAILING 1 STATE OF OREGON ) ) SS CITY OF TIGARD ) 1, ij being duly swom, depose and say that on Aniectierf Sea 19'14 , 1 caused to have mailed to each of the persons on the attached fist a notice of a meeting to discuss a proposed development at INS W.U. CaeMSC Or 4u npe"ptAH } .0 • 7LND , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at 'ft SAC , with postage prepaid thereon. 7 Signature '' Subscribed and sworn to before me this % day of �H{�i ( ,f2wF,.rlL , 191 7 • 1 OFFICIAL SEAL • Notary Public N _ 1 �$} K. DIANE EHL �\; NOTARY PUBLIC - OREGON t .yc;:' . My Commission Expires: (n - c '1 c - COMMISSION NO, 007P40 COMMISSION EXPIRES JUNE 04, t995 • 1 h: \login\jo \atfma0-cit 1 1 1 1 Name of applicant nMLO X • I Subject Property: Tax Map and Lot # 1. . D5 ) t h • t S \ 36 DG Address or General Location k• S .W. COtt -12 OI% 66-) P- Pgiyno fl i 4 51", nta0 ' AFFIDAVIT OF POSTING NOTICE I, M1[ DAtvF_ , do affirm that 1 am (represent) the party initiating interest in a proposed !mot" •w+ a ' Si ic oa.1T affecting the land located at M7✓ 1.1H140CNf 4Z or 6I.J 2244D -k" SU D$tNOUlW , and did on the 1cp day of itrU4nPe , 19 ° 14. personally II post notice indicating that the site may be proposed for a <t1F mi t.L✓PW1 I;Ey1fj.J{ ptbfN6r) application, and the time, date and place of a neighborhood meeting to discuss the proposal. V EtAP' r e l ' i r The sign was posted at \16" - P.W. CO1;1402- of Sw 71440 k 5c--) OA+'Utimootl-1 . (state location on property) ' This (C day of (L-i , 19 "I ( 1 Signature 1 Subscribed and swom to, affirmed, before me this � o day of _ f , ,,�,2 t , 19 OFFICIAL SEAL ( fr K. DIANE EHLERS ' � s � \ • NOCOMMITARY PUELIC NO - ORE No Public for the State of Oregon \ SSION 007240 COMMISSION EXPIRES JUNE 04, 1995 My Commission Expires: (0 - (- - cj 1 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard • Planning Division ' 13125 SW Hall Blvd. Tigard, OR 97223 i ALPHA ENGINEERING INC. PLANNING • DEVELOPMENT SERVICES • SURVEYING 1 ' AUGUST 30, 1994 LEGAL DESCRIPTION ' OFFICE MAX PARCEL JOB NO. 211 -009 A PARCEL OF LAND LOCATED IN THE SOUTHEAST ONE - QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHICH THE SOUTH ONE - QUARTER CORNER OF SAID SECTION 36 BEARS SOUTH 15° 59' 07" WEST 43.38 FEET AND NORTH 88° 33' 09" WEST 418.91 FEET; THENCE SOUTH 74° 00' 53" EAST 102.31 FEET; THENCE ' SOUTH 88° 16" 04" EAST, 101.33 FEET; THENCE NORTH 46° 43' 56" EAST, 28.81 FEET; THENCE NORTH 1° 43' 56" EAST 188.00 FEET; THENCE NORTH 88° 16' 04" WEST 173.87 FEET; THENCE NORTH 01° 43' 56" EAST, 19.98 FEET; THENCE NORTH ' 88° 16' 04" WEST, 79.94 FEET; THENCE SOUTH 01° 43' 56" WEST 12.68 FEET; THENCE NORTH 88 16' 04" WEST, 48.11 FEET; THENCE SOUTH 1 43' 56" WEST 154.90 FEET; THENCE SOUTH 36° 08' 38" EAST 23.68 FEET; THENCE SOUTH 74° 00' 1 53" EAST 68.63 FEET; TO THE POINT OF BEGINNING. CONTAINING APPROXIMATELY 60,420 SQUARE FEET. 1 THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS COUNTY SURVEY NO. 24389. REGISTERED PROFESSIONAL ' LAND SURVEYOR OREGON NLY . 1990 MICHAEL z° R. GATES 2449 1 1 PLAZA WEST • SUITE 230 • 9600 SW OAK • PORTLAND, OR 97223 • 503-452-8003 • FAX 503-452-8043 I C FOUND 5/8" IRON ROD WITH YELLOW CAP "THOMAS WRIGHT, INC. " - . % MINK S.W. 172ND AVENUE ti t 1 SCALE 1" = 50' R d'• I l d 'r ``• I w 1 ro N 01'43'56" E 188.00' Pfr I i i i ..,,,, ..,,, , ,\ ,\‘‘,.\\ \ \ ‘ 1 o i CL o Z,\, \ \C\cs• N:\\ \ \ \ \ \ \ \ *■,`‘, 't cri CO 1 L. °D I S 01'�6'S1" W 60,420 SF Mi 0 I ; -N, 01'43'56" E I _o I z 19.9' �� cul z - 1 - 1 I , r I w ' 3 �( ,i4 v i I m : r I �� o / I o et- ro °) z co N CO o a ' — z • / S 3 � 8 coo / S S � IVp I W ' S 01 4 CO Q � N z ° \Illlllllllllill � yc., 1" I S 01 W---.154.90' , t I I , I 0 1 "�, Z Y ch Cr --rt, LEGA� • ;, ti/ er% 1 c > 1 DRAWN BY: RLMc DATE8. ` I REVIEWED BY:MRG DATE: 9.94 PROJECT NO.• 211 -009 ALPHA ENGINEERING INC. I SCALE: 1" = 50 ' ENGINEERING s DEVELOPMENT SERVICES s SURVEYING ` OFMAXSKC.DWG J \., PLAZA 503 - 452 -8003 . FAX 503 - 452 -8043 PLAZA WEST *SUITE 230 - 9600 SW OAK s PORTLAND,OR 97223 1 1_ • 4.. , CITY OF TIGARD, OREGON 'PLANNED DEVELOPMENT APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 ' Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE N0. ' OTHER CASE NO'S: RECEIPT NO. APPLICATION ACCEPTED BY: II DATE: 1. GENERAL INFORMATION Application elements submitted: ' PROPERTY ADDRESS /LOCATION _ (A) Application form (1) 1500 6W PARTt -1 5'T _ (B) Owner's signature /written 'TAX MAP AND TAX LOT NO. 151 36 PC authorization 1A3 an: _ (C) Title transfer instrument (1) ' SITE SIZE _(D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* t/VAl2 Et1 A'RC • _ (E) Plot plan (pre -app checklist) ADDRESS 1 BOX 12 PHONE _(F) Applicant's statement ,CITY 6/act-EM ZIP OR T1301 (pre -app checklist) APPLICANT* 'CQ tL craw '515 106.• _(G) List of property owners and 'ADDRESS 2. fE.tt PJC'E..100PHONE(706)173 -4100 addresses within 250 feet (1) CITY 1'( A \\�1N0i ZIP 60143 -3143 _(H) Filing fee ($730) ' *When the owner and the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 11 2. PROPOSAL SUMMARY The owners of record of the subject property I request permission to create a Planned N.P.O. Number: Il Development consisting of A 22,, - St= Conceptual Plan Approval Date: I .tree- gel-Al 1. beVeLOPri'GNT• It " DPPI G- t1, wt''M '77 PACK N4 Detailed Plan Approval Date: ' SPACES A'1 1t4� N•W- (.ORNE0, Planning OF $W VAC-111001H 4 5W ? Zp • Engineering ' II0526P/13P • • 1 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: ' 1 A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants -so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of 19 SIGNATURES of each owner (eg. husband and wife Lof the subject property. 400 a rThl t Cc ePtit csxiT - 1 1 . 1 1 (KSL:pm /0737P) 1 1 1 • CITY OF TIGARD PRE- APPLICATION CONLERENCE NOTES SEPT A 1 I `•l NON- REES�IDEENTIAL DEVELOPMENT c E l DATE: I `) ` STAFF: APPLICANT: AGENT: V' R N 7).9t11 S Phone: Phone: C //SS PROPERTY LOCATION: _ Address: 500 CA) T)f!Z /Mot )7/7/ 5 Tax Map & Tax Lot: / 5( / n �Q 77c — c:7;500 NECESSARY APPLICATION(S): �l1IVO (� 7NT) 7i9-,C7/ PROPOSAL DESCRIPTION: ' ' 4 I ' r PAr sirs: COMPREHENSIVE PLAN DESIGNATION: C -o ZONING DESIGNATION: CITIZEN INVOLVEMENT TEAM ( * CHAIRPERSON: C IS( 0/ � %EtiENS PHONE: r ( % — /6 -1 ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: sq. ft. Minimum lot width: ft. Setbacks: front ft. sid ft. rear ft. garage ft. corner ft. from street. Maximum site coverage: % Minimum landscaped o atural vegetation area: Maximum building ght: ft. ` r DDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS Streets: ft. om centerline of Established areas: ft. from Lower intensity s: ft., along the site's boundary BUILDING HEIGHT PROVISIONS Building Height Exceptions (Code Section 8.020): Buildings located in a non - residential zone may be built a height of 75 feet provided: 1. A maximum FAR (buil floor area to site area ratio) of 1.5 • to 1 will exist; - 2. All actual ding setbacks will be at. least 1/2 the building's ght; and 3. The stru a will not abut a residential zone district. Page 1 PARKING AND ACCESS Required parking for this type of u . Secondary use required g: No more than 25% of required cee may be designated and /or dimensioned as compact spaces. Parking alls shall be dimensioned as follows: - standard parking s dimensions: 9 ft. X 18 ft. - Compact parking s e dimensions: 8.5 ft. % 15 ft. Disabled parking: All parking areas hall provide appropriately located and dimensioned disabled person g spaces. The minimum number of disabled person parking spaces t be provided, as well as the parking stall dimensions, are mandated y the Americans with Disabilities Act (ADA). A handout is available u n request. A handicapped parking symbol shall be painted on the par g space surface and an appropriate sign shall be posted. Bicycle racks are required for ivic, non- residential, commercial and industrial developments which p vide 15 or more parking spaces. Bicycle racks shall be located in are protected from automobile traffic and in convenient locations. Bicy a parking spaces shall be provided on the basis of one apace for eve 15 vehicular parking spaces. All driveways and parking areas, except for some fleet storage areas, must be paved. Drive -in use queuing areas: Minimum number of accesses: Minimum access width: 24 fee Maximum access width: 40 f t / Pedestrian access must be/provided yEtween building entrances and parking areas, outdoor common areas, and lic sidewalks and streets. A minimum of one tree for every seven par 'nu spaces must be planted in and around all parking areas in or o provide a vegetative canopy effect. Landscaped parking areas s include special design features which effectively screen the parkin lot areas from view. These design features may include the use of 1 docaped berms, decorative walls, and raised planters. For detailed information on design g6quiresents for parking areas and accesses, see Development Code Cha rs 18.100, 18.106 and 18.108. - CLEAR VISION AREA The City requires that clear vis areas be maintained between three and eight feet in height at roa driveway, road/railroad, and road/road intersections. The sire of e required clear vision area depends upon the abutting street's funct onal classification. Page 2 HOFFSRING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must /be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, d walkways. Additional information on fired buffer area materials and sizes may be found in Code Chapter 18.1 . The required buffer wi s which are applicable to your proposal area: ft. along orth boundary ft. along east boundary ft. al g south boundary ft. along west boundary In addition, ght obscuring screening is required along STREET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right - of - way or on private property within six eet of the right - of-way boundary. Street trees must have a min caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the ranching width of the tree at maturity. Further information on regu ions affecting street trees may be obtained from the Planning Divisio SIGNS Sign permits must be obtained pr to installation of any sign in the City of Tigard. A 'Guidelines f Sign Permits' handout is available upon request. Additional sign or height beyond Code standards may be permitted if the sign propo is reviewed as part of a development review application. Alternati y, a Sign code Exception application may be filed for review before a Hearings Officer. SENSITIVE LANDS - .. Code Chapter 18.84 provides regulations for 1 •.- which are potentially unsuitable for development due to areas wi 100 -year floodplain, natural drainageways, wetland areas, on el..- : in excess of 25 percent, or on unstable ground. Staff will att to preliminarily identify sensitive lands areas at the pre - applic • on conference based on available information. HOWEVER, the responsibi tv to precisely identify sensitive lands areas, and their boundaries, the responsibility of the applicant. Areas meeting the definitions of = sitive lands must be clearly indicated on plans submitted with the de : ooment application. Page 3 Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. In most cases, dedication of 100 - year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. ADDITIONAL CONCERNS OR COMMENTS - AC CEG EA-se1Aot• PROCEDURE / r/ Administrative staff review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will preform a preliminary review of the application and will determine whether an application le complete within 10 days of the counter submittal. Staff will notify an applicant if additional information or additional copies of the submitted materials are needed. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or - protracted issues or requiring review by other jurisdictions may take ' . additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10 day . public appeal period follows all land usa decisions.. An appeal on this matter would be heard by the AN NhJ6C ' C WA l J 5S /O/AJ A basic flow chart which illustrates the review process is available from - the Planning Division upon request. - • Page 4 This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the _ Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Another pre - application conference is required if an application is to be submitted more than six months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: I.O A Q t \tr T+tO- PLANNING DIVISION PHONE: 639 -4171 • Page 5 PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: 1) to increase abutting public rights - of to the ultimate functional street classification right -of -way width as specified by the Community Development Code; or 2) for the creation of new streets. Approval of a development application for this site will require right -of - way dedication for: r • 1. A " v k15 1 to feet from centerline. 2. to feet from centerline. 3. to feet from centerline. street improvements: 1. street improvements will be necessary along 2. street improvements will be necessary along 3. Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. In some cases, where street improvements or other necessary public improvements are not currently practical, the street may be . deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non- remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: 1. 2. • Page 6 Pedestrianways /bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) fl inch line which is located in >ZZ4400n L The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed _ development site's Water Supply: The 4) or the Tualatin Valley Water District (Phone: 642 -1511) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant maybe offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and /or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. /5774/4 ,H2/r. tot, 512 g44f»i v rbc7 TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based - upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. / Ste 14 Molar ear SG Page i T 41 1 . STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED � �l� E NGINEERING DIVISION PHONE: 639 - 4171 - RP:preapnon Page 8 EXHIBIT 'A' . APPEALS Director's Decision to Planning Commission . - $235.00 . costs Planning Commission/Hearings Off. to Council . $315.00 r transcript BLASTING PEWITS $125.00 COMPREHENSIVE PLAN PROCESSING Text only, Hap only, or both $675.00 . CONDITIONAL USE PROCESSING Conditional Use Review $365.00 FLEXIBLE SETBACK STANDARDS $ 80.00 HISTORIC OVERLAY DISTRICT $ 80.00 HOME OCCUPATION Original-Peewit $ 50.00 TYr iC Renewal $ 10.001year -wet. INTERPRETATION OF COMMUNITY DEVELOPMENT CODE . . - _ $ 55.00 by Community Development Department LAND PARTITION Residential and Non - residential . . . . . _ . $235.00 LOT LINE ADJUSTMENT . . PLANNED DEVELOPMENT PROCESSING Conceptual and detailed plan review $500_00 SENSITIVE LANDS Flood plain $520.00 ' Wetlands /Steep slopes /Drainageway $235.00 . SIGN CODE EXCEPTIONS $230.00 SIGN PERMIT 0 -24 sq. ft. $ 10_00 24 -100 sq. ft. $ 25.00 . 100 t sq. ft $ 35.00 Temporary signs _ $ 10.00 each sign SITE DEVELOPMENT REVIEW Under $10,000 $ 80.00 $ 10,000 - $ 99,999 $155.00 $ 100,000 - $499,999 $315.00 $ 500,000.- $999,999 $415.00 _ $1,000,000 or'more $520.00 t $1 per $10,000 over $1 million not to exceed $2000. SUBDIVISION PRELIMINARY PLAT $415.00 t $5 /lot Subdivision Variance if needed $105.00 TEMPORARY USE Director' Decision . $ 50_00 . Special exemption/Non- Profit . . _ _ _ ._ . _ $ -0- TREE REMOVAL PERMIT • $ -0- VACATIONS Streets and public access $300.00 deposit - actual costs charged VARIANCE Administrative $80.00 '' Sign Code $230_00 " - ZONE CHANGE ANNEXATIONS • . . Less than 10 acres $520.00 • _ 10 acres or more $625_00 ZONE CHANGE PROCESSING _ - - Less than 10 acres - $520.00 10 acres or more $625.00. ' ZONE ORDINANCE At4ENDINENT - $310.00 . . . ' JOINT APPLICATION PLANNING FEE 100t of highest planning _ fee plus 10t of all additional planning fees related to the proposal_ br /Resl_ksI ar&rz 7-11/4/ Staff T) • CITY OF TIGARO Date CAL{ COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your • application. See your application for further explanation of these items or call Planning at 639 -4171. ITEMS TO BE BASIC MATERIALS INCLUDED: • A) Application form (1 copy) 1 8) Owner's signature/written authorization [v]" C) Title transfer instrument/Deer, pi p) Assessor's map [ 3 E) Plot or site plan F) Applicant's statement [✓Y (H) Filing fee ($ 72j ) [fi7- SPECIFIC MATERIALS q A) Site Information showing (No. of copies l ): [ 3 1) Vicinity Map _ [�] 2) Site size & dimensions [�] 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) [-J 4) Drainage patterns, courses, and ponds [•] 5) Locations of natural hazard areas including: a) Floodplain areas [ 3 b) Slopes in excess of 25% [ ] c) Unstable ground [ ] d) Areas with high seasonal water table [ 3 e) Areas with severe soil erosion potential [ ] f) Areas having severely weak foundation soils [ ] 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats [ 3 b) Wetlands [ ] 7) Other site features: a) Rock outcroppings 1 [ ] b) Trees with 6" + caliper measured 4 feet from ground level • VI 8) Location of existing structures and their uses [r] 9) Location and type of on and off -site noise sources [ ] 10) Location of existing utilities and easements [✓r 11) Location of existing dedicated right -of -ways [� • 8) Site Development Plan showinq/'(No. of copies ): [ ] 1) The proposed site and urrounding properties [ ], 2) Contour line intery s 1 1.. 3) The location, dime sions and names of all:• a) Existing & atted streets & other public ways and ease is on the site and on adjoining [ 3 properti APPLICATION CHECKLIST - Page 1 • 3) Location of terraces, decks, shelters, play areas and common open • ces ( 3 4) Location, type, ize and species of existing and ,proposed plan. materials. ( ] The landscape pl shall include a narrative which addresses: 1) Soil condit'ons. ( ] 2) Erosion c• trol measures that will be used. ( ] F) Si•n Drawi • Sign dram • shall be submitted in accordance with Chapter - 18.114 of Code as part of Site Development Review or prior to ••tai ng a Building Permit to construct the sign. [ ] G) Traffic qe ration estimate ( ] H) Preliminary partition or lot line adjustment map showing (No. of Copies '1 ): 1) The owner of the subject parcel - (� 2) The owner's authorized agent (,1^ 3) The map scale, (20,50,100 or 200 feet =1), inch north arrow and date (°]'' 4) Description of parcel location and boundaries (L]^ 5) Location, width and names of streets,. easements and other public ways within and adjacent to the parcel [y- 6) Location of all permanent buildings on and within 25 feet of all property lines [.� 7) Location and width of all water courses ( ] 8) Location of any trees with or greater caliper at • 4 feet above ground level (`C . 9) All slopes greater than 251 1 ] 10) Location of existing utilities and utility easements ( 11) For major land partition which creates a public street: a) The proposed right -of-way location and width ( 3 . b) A scaled cross - section of the proposed street plus any reserve strip (3 12) Any applicable deed restrictions • 13) Evidence that land partition will not preclude efficient future land division where applicable ( ] . 1) Subdivision Prelimina Plat and data shout -(No. of Copies ): 1) Scale equaling 30,50,100 • 200 feet to the inch ' and limited to-one • _ -- per sheet . ( ] 2) The proposed name.of -.- subdivision -( 3 3) Vicinity map showing • ..sty's relationship to arterial and cull- streets - • ( 3 4) Names,' addresses anid, - .numbe -s of the owner • developer, engineer' surveyer, designer, as applicable( ] 5) Date of application: ;: . ( ] . 6) Boundary, lines of:..- to be'-subdivided - ( ] • . 7) Names of adjacent: ivision.or.nabes of recorded • - owners of adjoi parcels'of.unsubdivided land ( ] 8) Contour lines rely to :a City - established bench- ' :,-._:. :. mark at 2 -foot intervals for•0 -101 grades greater than 101 - ( ] APPLICATION CHECKLIST - Page 3 - NOTIFICATION sun 'ma ALL APPLICATIONS 1. _ MO NO. _ (2) copies _ CFO ND. 2. CITE DEPARTMENTS Building Official/Dave B. Parks & Recreation Board — Police City Recorder — Field Operations Engineering /Chris D. — Permits Pacilitator/Viola O. 3. SPECIAL DISTRICTS _ Fire District _ School Dist Bo. 48 (Pick -.p box) (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 _ Tigard Water District _ School Diet. 23J 8777 SW Burnham St. (Tigard) Tigard, OR 97223 13137 SW Pacific Hwy. Tigard, OR 97223 _ Tualatin Valley Water District _ Unified Sewerage Agency /SUM Program 6501 d Taylors Ferry Rd. 155 H. First 8t. Tigard, OR 97223 Hillsboro, OR 97124 4. AFFECTED JURISDICTIONS Hash. Co. Land Use A Tranap. _ Boundary Commission 150 N. First Ave. 320 SW Start Roos 530 Hillsboro, OR 97124 Portland, OR 97204 Brent Curtis _ Kevin Martin METRO - ORSBB.4PACE8 PROGRAM _ Mike Borrasca — Mel Buie (CPA's /OO&'e) Scott King 600 NE Grand Fred Eberle Portland, OR 97232 -2736 ---- Jim City of Beaverton 1 Court OK B.odryx - Principal Planner Sales, OR 97310-0590 PO fax 4755 Beaverton, CM 97076 _ Other — City M�ager City _ City of Durham Manager 15300 SW 116th PO Banc 23483 -3483 King City, OR 97224 Tigard, OR 97224 — City of Lake Oswego City of P City Manager — Planning Director 380 8w A 1120 SW 5th Lake Oswego, OR 97034 Portland, OR 97204 _ State Highway Division COOT - Bob Doran — Lidwien Ralusann PO Box 25412 9002 8E McLoughlin Blvd. Portland, OR 97225 -0412 Milwankie, on 97222 _ City of Tualatin PO fax 369 Tualatin, OR 97062 5. SPECIAL AG8NCI89 — S • Telephone — anlA Moore General Elec. PO Box 23416 14655 8M 01d Scholl. Fry. Tigard, OR 97281 -3416 Beaverton, OR 97007 _UV Natural Gas Metro Area Communications Scott Palmer — Jason Hewitt 220 MI Second Ave. Twin Oaks Technology Center Portland, OR 97209 1815 NW 169th Place 8-6020 ICI Cablevision of Oregon Beaverton, OR 970061886 — Nike Hallock US West 3500 8M Bond 8t. — pate Nelson Portland, OR 97201 421 8H Oak St. Portland, OR 97204 Oolmbla Calla (prank Sterns) — 14200 SW Brigad000 Ct. Tri -list Transit D... B eaverton, OR 97005 — Ma Ines 4012 8E 17th Ave. 6 . STATE AG'BOCIES Portland, OR 97202 _ Aeronautics Div. (COOT) - DOGAMI Division of State Land. — Fish a Wildlife — COm.rc. Dept; N.H. Park _ — OTC POC Dept. of Envirm. Quality 7. FEDERAL AGENCIES Corp.. of Engineers — Post Office 8. OTHER Southern Pacific Transportation Company — Deane M. Forney, PLS - Project Maginot 800 NW 6th Avenue, R. 324, Union Station , Portland, OR 97209 .I I i - FOUND 5/8" IRON ROD WITH YELLOW CAP "THOMAS WRIGHT, INC."---....... 1 s S.W. j72ND AVENUE + SCALE 1 = 50' A 6'. I ?dirk/ 1 w Ili 5�" Six '� N 01'43'56" E 188.00' - � I ° N re) ce vi to ca co p Z 60420 SF � s of ° 2 ° s ' sI"w I 0 ,-N 01 E I r o f Z 1 1 19.9' ( 1 h 4,1 T._ .6 a I w 3 h 1 CO i i� 1 ( . X O 1 I O et- 10 CD Z Lfl a CO N I Z � 3.38 6V 00.0 X 1 .68' 3'_ co o _ N W S O1 43'E6� W 2.4"4- y O i _ P. ,2. S 01'43'56" W,154.90' `L,�O 1,N \5 n ril Q O I d at 1 DRAWN BY: RLMc DATE A 1 REVIEWED BY: DATE:5.29.94 PROJECT NO.: 211 - 009 ALPHA ENGINEERING INC. SCALE: 1" = 50' ENGINEERING . DEVELOPMENT SERVICES . SURVEYING OFMAXSKC.DWG OFFICE 503 - 452 -8003 A FAX 503 - 452 -8043 1 \,... PLAZA WEST A SUITE 230 - 9600 SW OAK A PORTLAND,OR 97223 J • • • • ALPHA ENGINEERING INC. PLANNING A DEVELOPMENT SERVICES s SURVEYING AUGUST 30, 1994 LEGAL DESCRIPTION OFFICE MAX PARCEL JOB NO. 211 -009 A PARCEL OF LAND LOCATED IN THE SOUTHEAST ONE - QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT FROM WHICH THE SOUTH ONE - QUARTER CORNER OF SAID SECTION 36 BEARS SOUTH 15° 59' 07" WEST 43.38 FEET AND NORTH 88° 33' 09" WEST 418.91 FEET; THENCE SOUTH 74° 00' 53" EAST 102.31 FEET; THENCE SOUTH 88° 16" 04" EAST, 101.33 FEET; THENCE NORTH 46° 43' 56" EAST, 28.81 FEET; THENCE NORTH 1° 43' 56" EAST 188.00 FEET; THENCE NORTH 88° 16' 04" WEST 173.87 FEET; THENCE NORTH 01° 43' 56" EAST, 19.98 FEET; THENCE NORTH 88° 16' 04" WEST, 79.94 FEET; THENCE SOUTH 01° 43' 56" WEST 12.68 FEET; THENCE NORTH 88° 16' 04" WEST, 48.11 FEET; THENCE SOUTH 1° 43' 56" WEST 154.90 FEET; THENCE SOUTH 36° 08' 38" EAST 23.68 FEET; THENCE SOUTH 74° 00' 53" EAST 68.63 FEET; TO THE POINT OF BEGINNING. CONTAINING APPROXIMATELY 60,420 SQUARE FEET. THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS COUNTY SURVEY NO. 24389. REGISTERED PROFESSIONAL LAND SURVEYOR • OREGON �utr xs. OREGON MICHAEL R. G ATES 2449 GORDON E. DAVIS 1020 SW TAYLOR, SUITE 555 PORTLAND, OREGON 97205 503) 248 -1185 503) 227 -7221 -FAX 503) 250-0386 - MOBILE alalat . 11 PROPERTY DEVELOPMENT SERVICES September 9, 1994 PUBUC AFFAIRS CONSULTING STRATEGIC PLANNING Mark Roberts City of Tigard P.O. Box 23397 Tigard, Oregon 97223 RE: Pre - Application Conference Minor Partition - Cub Foods Center Dear Mark: This is a request on behalf of Waremart, Inc. for a pre - application conference to discuss the approval of a minor partition to create a single parcel to accommodate the proposed Office Max project. Accompanying this letter are two site plans on which the proposed parcel is identified as the outlot pad, generally in the northwest quadrant of theintersecdon of SW 72nd Avenue and Dartmouth. On the original site plan, this comer had been shows with two parcels: The proposed Office Max project will take the entire comer and so only one parcel will be required. I look forward to talking with you at the earliest possible time. Sincerely, ,/ i- 1 • fi r r f�►�: Gordon E. Davis c: Paul Simmons t 0 Li ( i* f - Y ' 553 NE 70wE1 ° yy �BEEG12 ' I 1 2 5 1 28 I 12 S 1 2 72 20 3. 936 -419 r r SW , , y am . 223 7 / 4i0?Dif f e r MiiAC r ii / 41 W 2 I I 1 s o 70.33 so • I 1 I 295.89 • ss 31 00 3000 1 2504 - c — — T - . n 4838 I 3. /SA I :• 7 • •_ 6 a 2503 0 ,e s z2 1 7.00Ae 3 L — _ _ _ a r VAL.L —L — J — _ k'• 9 0.61 r 9O + STREET - 1 - VACATED + 93 03) + - r - - - - - - - - - - • 3200 o 8 1 1 ° P. 1 - - roDn+2 I 0 R • • — — — _ _ 3300 ■ Y 1 m • 1 k r 9 , E u k. 18 1.00 L — 127 — Lr 123 i — • — : \ � 1 3400 r l 0 8 28.96 , — — — ` m 10 m (C.S. 24,389) c 181. (C.S. 25,160) ' ' 3501 • • N` O .. Pt \ in 11 a V \ w 8 2 4.6 1 1 •e O 161.31 ii e L� NW COR. LOT27 � N • INITIAL POINT R � t 151.6 �_ 4( 4100 e 823 - - ' sz — — N • 181.7 164 210 1 y - 4200 • I (h 2 .6� -- NB 7 °39'w 820.8 • -� 1 � , i 2 00 N 4300 A O • 0 0.46 Ae. F a ___ -R- -I • 09.26'E e1 s_4 — 200 — — — — — — — 214727 — — T — 1• 4402 • — .53..0 — A 1 37.6 - 399.36 .. 117 . - SEE MAP ___ ' - 2S $ 1 IBA A INITIAL POINT FRUITLAND AC INTERSECTION OF GEORGE R11 • 8 NORTH LINE OF SEC.I JAN 24 '95 12:59PM ALPHA ENGINEERING P.1 /1 ALPHA ENGINEERING, INC. 9600 S.W. OAK, SUITE 230 PORTLAND, OR 97223 (503) 452 -8003 FAX: (503) 452 -8043 FAX COVER SHEET DATE: 1211/45 TIME: TO: U.J c ' At) DI2E FAX NO. (0 ?4 - 7297 rS BP //LraeD RE: ©rn r' e!✓) t'C FROM: ED C. n the r.snA i s ej Number of pages 1 (including cover sheet). COMMENTS: c . — Art GO ASAJA 775 "0 U2 C-rz R77c&iS .Cote Pic/CC-to? 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' 1 ' i / 'Is e - ' I . / ! • 1 I i f r' r , i i i j 1 ' k - ' tl :,;• V; .; ' 1 1 1 , „ -■') : ,•;" r ■•••••\'''N1 1 ' . - N\ f '''' ;/ :'' '''' • '';' ' ' -':•lj 1 I ! ; I 1 / / I , . \..... / , „, ,J, • 1.... 1:. ck . { s ,, • .,;•./ :, -, „ , , 1 - : fs■ •;.--- - , ...,- 40 ' - ,1 ' ■ ,, ■ „ I! , ' / , f "a' ' 1 '-,• •:': '' al" / _ \ :Alio., ',,'" \ , ? , ..., _ • ' ' ' 1 : f :-.:. _ - f ' I- --- __, • - - - „._ _„--- , ,, /, / • , - \ / .: , ,,,,., 1 /I . , •-,., , i 1 / / _4. \ .... •'" '";" / , , ;,:..77,7"/" - / 1 ' ,, , , . , / 7 ''-`,.-2-;::4,1-fl::..'_-/-' „,, „ , 91021 2" \ 1 .. ' i ' ; (' , • „i , 535.00 .. ' .... , , ' ....,. . 1 , P , / / - •''' At- BR" PAGE 1 OUTDOOR POINT BY POINT ILLUMINANCE ANALYSIS ! I A1 ltllII t 'al)I*! 1- AjiIIII++II]1P+11ilill iihllli7 im 1111111 t 11f11 JI li b Mill! IIIIHt I I i 4,01111111111 1111 uh!11>ill)t; 0,1 ; . JOB: OFFICE MAX 11 1111! 4 ij111 11 I { , l il ll ,ill(' , •.1 1iilallp a a11111 bit j l r„ ® lilII l }Ilil LOCATION: T I G A R D Ill liIl0 .01o ki1l 1111 +a,r lliill@Ii11lI uoirll PREPARED FOR: RICK @ MID—VALLEY b illNi�'i11'1U 1i11 '!11111 i 1w1, 'g111,} )I111 1l1lli I Ali i PREPARED BY: M M DATE: 01/30/95 LAYOUT NUMBER: JD1 a �c° `-{ (cock) , La ©u l- 3 _ P Lighting calculations are based on procedures established by the Illuminating Engineering Society of North America. Photometric data is supplied by our own testing facility or independant testing laboratories and is based on nominal values for ballast, lamp and normal manufacturing tolerances of the fixtures. Input design factors such as, size of area, mounting height, work plane height, and fixture aiming are supplied by ;) others. Variations from actual installed situations may cause footcandle values to differ from those calculated. Lithonia Lighting cannot be held responsible for differences arising from these variations. OPOINT is a program provided by Lithonia Lighting as a service to users and specifiers of lighting products. 3 OPOINT has the following capabilities - Computes point by point illuminance on a horizontal plane - Automatically corrects for the burning a-gle of metal halide lamps and reduces lumen output accordingly - Calculates maintained or initial footcandles - Employs floodlight and luminaire photom -trics - User defined grid and horizontal plane - Standard and custom (user- defined) layouts ) 1 I -J I) PAGE 2 i h }! 1* Iriliti. 4� ir13 11141 ��[ il'<i111i 1!i �lllit+ 11th li t li. I Ilih 111]ii rii!!b 0 'ihi iili r tiliiijiIrlii Itl` lj1IGIIILbN i111U �: II ijh iilillit1'$ IIjII4i g ill i li' Ih11i.1111111I I li J I I t r, 11 ll� I d 1 { Q(11 I 1 I ' irl 11 l . . ]l�l v 11111 i'Ilr 1Ui q, l 114r' u, ( rt l t er 110 i 11111 ® Oil 1141011, 11 I Sri+ 11 ii/11 : 110' 4 18j0 blil ial ' 1 1 1i t i 1 1 '11 1 g1' '11 101 Ph 140 1 L „ wl i i 111 iAi 1 01 AI 1111 1 i11 il■lli Si11 P4 41114411'1' il111� iii ' � IiIU r u {iIK x , Ill,i 1 ill! it Il I fa, ,1 ilitHoil 1111 1∎1 Iiille Ili I X r11� n ,r . � Fixture Type A Fixture Type 6 LUMINAIRE DATA Catalog Number KVS3400MR5 TWP175M 4 Luminaire Description VERTICAL LAMP, CUT -OFF LUMINAI WALL MOUNT SECURITY LIGHT Total Quantity 3 1 Test Report Number HT 1186041702 HT 16935 LAMP DATA - Catalog Number M400CU MVR175CU Lamp Description 400W UNIV COATED SYL 175W UNIV COATED GE- Rated Horizontal Lumens 32000 12000 Rated Vertical Lumens 36000 14000 Total Light Loss Factor 0.80 0.80 35 Pole- P (u S ORIENTATICON AND AIMING SUMMARY li 3' 60-5c- a dho of C - r 4- Pole Location Fixture /Lamp Combination Horiz Angle Vert Angle X -Aim Y -Aim 1 85.0, 10.0 38 A - KVS3400MR5 / M400CU 0 0 +85.0 +10.0 2 85.0, 90.0 38 A - KVS3400MR5 / M400CU 0 0 +85.0 +90.0 3 85.0, 150.0 38 A - KVS3400MR5 / M400CU 0 +85.0 +150.0 q 185.0, 10.0 12 6 - TWP175M / MVR175CU 180 0 +185.0 +10.0 ) u j a it p ol )' .3 1` . .) -,,,) 3 f tic" ., n -. _ - c 1 Al 1 0 PAGE 3 �'i1 1'Ig ltt 1 llii 1 10 tl)l?.r of iI it J llllll' lu aitttilii'13t 'i 4!l4,;IC Is!!' i IIIlti a I II „l,lf iIl',ii!Ill! !i +.1Ilre: Ui I1L n I u!iii I n,+ i to l ' I, it li illi, !at i fii r +a 1 1 II ( 11 t llll_ li,� 11. u a iv' 11 1 MU i lii 11 . iQllk a {hlq +l i Hi uul' ,ilt r,: I tl! Mill • IIif lii ! i li �I Ill ii,1 i i 11' it,- itil.i,4 illlllli? II( [ lull II� j l l l +llil lit i; Illht 1 U,. ® q�hii Llillh �1171i'at !An, Ilii l�Ni )Ir ® a ti ,1,,,,, tt it Il iii' i .IP ra ur . a::.,. v. n ,g. I. ,n GAAi{�I , .,,...:. , In 1 lilt! t,itliii iit1iI t iiIlt i ; i,il!iii Ili! ' 0, 0, 11111 liiiti' liljl U�jilliia H' i`!^l'.. fl C" tii' t Rte .l -. M' laly m llr1NI i l,n IIIII!!I' Milt ,iitl�Jllt)t i 1114 l ii0 h Io ld I I i i 110 iffigh 00 i ru• i! ii uil;itl;- lilJli uiip Ii it ij Ill) ,1li1011°'itIN ' i d i llldilV gip' TOTAL HORIZONTAL ILLUMINATION (MAINTAINED FOOTCANDLES} ON A 0 FOOT WORKPLANE Scale = 20 feet per inch Y Co-Ord. (feet) 210 + + + + + + + + + + + + + + + + F) 0.2 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.2 200 + + + + + + + + + + + + + + + + 0.2 0.3 0.4 0.5 0.6 0.6 0.6 0.7 0.7 0.6 0.6 0.6 0.5 0.4 0.3 0.2 190 + + + + + + + + + + + + + + + + 1 0.3 0.4 0.5 0.6 0.6 0.7 0.8 0.8 0.8 0.8 0.7 0.6 0.6 0.5 0.4 0.3 180 + + + + + + + + + + + + + + + + + 0.3 0.4 0.5 0.6 0.7 0.8 0.8 0.9 1.0 1.0 0.9 0.8 0.8 0.7 0.6 0.5 0.4 170 + + + + + + + + + + + + + + + + + 0.3 0.4 0.5 0.7 0.8 0.9 1.0 1.2 1.4 1.4 1.2 1.0 0.9 0.8 0.7 0.5 0.4 160 + + + + + + + + + + + + + + + + + 0.3 0.5 0.6 0.8 0.9 1.0 1.2 1.6 2.1 2.1 1.6 1.2 1.0 0.9 0.8 0.6 0.5 A te 150 + + + + + + + + + +�`' " + + + + + + + 0.4 0.5 0.7 0.8 1.0 1.1 1.4 1.8 2.8 2.8 1.8 1.4 1.1 1.0 0.8 0.7 0.5 ) 140 + + + + + + + + + + + + + + + + + 0.4 0.6 0.7 0.9 1.1 1.2 1.4 1.7 2.1 2.1 1.7 1.4 1.2 1.1 0.9 0.7 0.6 130 + + + + + + + + + + + + + + + + + .1 0.4 0.6 0.8 0.9 1.1 1.2 1.4 1.6 1.7 1.7 1.6 1.4 1.2 1.1 0.9 0.8 0.6 120 + + + + + + + + + + + + + + + + + 0.4 0.6 0.8 1.0 1.1 1.3 1.4 1.6 1.7 1.7 1.6 1.4 1.3 1.1 1.0 0.8 0.6 110 + + + + + + + + + + + + + + + + + 0.5 0.6 0.8 1.0 1.2 1.3 1.5 1.7 1.9. 1.9 1.7 1.5 1.3 1.2 1.0 0.8 0.6 z) 100 + + + + + + + + + + + + + + + + + 0.4 0.6 0.8 1.0 1.2 1.3 1.6 1.9 2.5 2.5 1.9 1.6 1.3 1.2 1.0 0.8 0.6 90 + + + + + + + + + • + + + + + + + + 0.4 0.6 0.8 1.0 1.2 1.3 1.6 2.1 3.1 3.1 2.1 1.6 1.3 1.2 1.0 0.8 0.6 °) 80 + + + + + + + + + + + + + + + + + 0.4 0.6 0.8 1.0 1.2 1.3 1.5 1.9 2.3 2.3 1.9 1.5 1.3 1.2 1.0 0.8 0.6 7 0 + + + + + + + + + + + + + + + + + ,..; 0.4 0.6 0.7 0.9 1.1 1.3 1.5 1.7 1.8 1.8 1.7 1.5 1.3 1.1 0.9 0.7 0.6 ` ''= _ j r 6 0 + + + + + + + + + + + + + + + + + q., _ - -- - - - - -- - - - - - - - n. -, - - n n - n -°- _ n n - 4 _ ._ _ • n _ 4 , _ 4 r _ 4 - -O - - 4 O __A --F -,4 _ i - 4 -' _ `- _ e.I n_ _ A 0 A e 50 + + + + + + + + + + + + + + + + + 0.4 0.6 0.7 0.9 1.0 1.2 1.3 1.4 1.5 1.5 1.4 1.3 1.2 1.0 0.9 0.7 0.6 40 + + + + + + + + + + + + + + + 0.7 0.9 1.0 1.1 1.3 1.4 1.5 1.5 1.4 1.3 1.1 1.0 0.9 0.7 0.5 30 + + + + + + + + + + + + + + + 0.7 0.8 1.0 1.1 1.2 1.4 1.6 1.6 1.4 1.2 1.1 1.0 0.8 0.7 0.5 20 + + + + + + + + + + + + + 0.9 1.0 1.2 1.6 2.1 2.1 1.6 1.2 1.0 0.9 0.8 0.6 0.5 Pt` 10 + ® + + + + + + + + ® 0 2.6 2.6 1.7 1.2 0.9 0.8 0.7 0.7 0.7 ,t e 0 + + + 0.7 0.7 0.9 1) 0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 X Co-ordinates (feet) 1) 't d 7 .,1 :3 j I J 0 j #. j I I1 fih lll,0 llilllilju+iitill 141 ilil' , ql II1R: 111111 , t W` , i+,ll ,It111 ttll,u iii 1d np117i ^ !111,11 I�+d I 'Id (111+1+ 11I1 + a I +I + Inuit ypll t 'J111' , -I fl 1:4 Ilj dlllll ll( hii l �iilUl ni ill 0' t= m 1i tl111 ;i0 i14 i 1 11, , 1111 i ',l n! n,1111, , ai tlidtn nlp 1,11 ,Jtgl . I,JIlli:. t1 11 ifl 190 ; ij]Illi hHUlttfll�i "91i�1u , ltiailti�llllltr,llll�k ; �, q t 1rt 1,011111 n ililll 1111D J1) r 1* Y3'r,.it. f3:f r.11 tFir tt r 7 rr rry. � N r T u r t) SECTION I FOOTCANDLES AVG MAX MIN MAX /MIN AVG /MIN 1.0 3.1 0.2 16.4 5.5 Maximum footcandles computed at X = 90 , V = 90 Minimum footcandles computed at X = 10 , V = 210 ) -) y r � i i ., h Yrk +• , '• r V t un r* K r +. •. w rr r /" , '�_I .'•sus• •? f. r,r„ „ 5 5, • t, .'". ?ko-a, +> a, *" 4 ; ;'-z 1 s', ,; ' +�'" l, ".#2A?:•� � ' {' :r ,,1 # ; ip;, , •� •s, +..;' . ,. 5 „ •-,'•''1'4.-'4:- f Jf. S ,• '�: ! • , 5, ti s , pd N•r t • bav'r'` t \ .r . ,r, p a f' I r ' ' ,Y, , 'r' „ ; r' '. 1 , " 7 r • • f L '..�.� 5S ' "r•r S1 V ', " t!, l '5'•:''„1,5`.1: � 4, F , t „ . I 1 t y;t'1� '^ .i' ' , ` + \ , a • �.I t �•♦ • ,r ^f„L"•' .,•5ar • „ 5': %' r. 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( e 4 r.;. ,1 l i ;, F ' ?,' ,, r r ' " • t 4. tt r "/. .f - . • ` 1 f ' 2' , _ , . y1 0 ' 'STANt�ARD' f. ; «'''` , c. i ' ` \` SFr 7 1 , , F 1 •t !� r .: ' r1 w Yr ', 1 • ' ) r 5;'. tj ,4r , ' ' ii\ 42.0 ; . • ; • ,: e ,. e t a . . • , 1; 0 • 24.0' '—•.- It ,. ,, .., ,•• . , .,g .. . :,....:.,,,, ‘4,,,, S I 2t. J! A .10 A . .„.. • { , S NDARD� ' ,F: ! I , • • t „ { S ST ANDARD.. 2t HANDICAP g' S' g' II r , . , p, + 2 PAT , I. -- yl+—�i . • l'' , i / .. 1 " . . � , • i ' J 30.0' ' 'C' .C.` •`C t' ,r; ''`'.I ' , � n' . , I' 'I88 O'Y . ! / 1 1 • A r - ;. {7 f,at , ' , c , 'C, 1 C `''{' 'd' �•' •,, •• ' • -t P F D` ' S • , , C,'' r' r •; r , .. 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't r5w, r '•'' '•' - 1,4 \ ' . f, �"'`•5.a�� ' L ','• ;' •,� ,' t•F '1.0. 0 • ' ` �•f [+'> ` e , y ..'a '•` � 1'r iH`.� ?lnt FA', •'.�F F. �''� iy i .N 'e. , y: f � ,,� '•p.. ..... - ' <' �• ,:��'�' =- �'' yr a '+ <' t �.� 1 r� i F '" -�:', � ' • , . r t a' • .'�: + <�y a . 3 7th. '4. • } �• " ;, , ; '2,• ' . . �'' G.t 1 , . 1 : ' . °', ',;, � t R. dr, !",; '•,';� i I, ;r F ,y1 � 1 i 1`�, ` t. y R f, , F f ,� ,• , " « , .. • t4 r i "7....,•.. a ty , , f H L ' " , �1. . �' 1∎7' ' `•. b ti L ) ♦t! • i'4, `^'-- --, • s,. _• . 1 �I .., 4, . A I , `., t'1: � ' !t • s : 4 , _ "'.".,,.•..., r • ' 1 ', rn • ` . ' Eae.;'� l ` d , 1 ,, .r,,, 1, ` ,,• vl . S Ai +; , >•`• . � r y ,,_�i.� , 5i ••Ml'i� <.�rV „'�'+W.C L ,F'' 4 . '3 ' t ' ! t„ �. r r �� ' r 1 �r ; . ' '•• 't , . , .,,., , _ •. F, •, " „±w.� • :j 'R'e6. .rM0'' ,.A.;;F) a L•+ .4 .A F r , . t • .�.'"� — ..�L Y ' ?. �` 14 PAGE 1 OUTDOOR POINT BY POINT ILLUMINANCE ANALYSIS ''�'r� i i Ali >ril lit4i !i� I 1 i" 41410141°11! ! { 1 �1 1 ' i . li @ 1 1!liil [ ip �� 1Vlli ; ll� � i, d ,1�1�11 �II� �1 111 lil1 all,��: • a lei i llk 6 k i d i � , „�I�ll. ' ii i- a lit�l� l l ai _ i 11 hi rl {ii? - � � '!' ! JOB. OFFICE MAX 01 oigh X06 0u,', ; II >1li 4A ,4 ,ihl Ifl .41 LOCATION: T I G A R D , O R PREPARED FOR: RICK MID- VALLEY ELECTRIC i 1 n Ilil 4 1h i ili A 4ti+ Ii IJ t jl li p I P R E P r ICU r L T R I h [It c • I; triJllll • gl41(1{IJ' ljilr j iugh llthI ilui 4 E IHl ,; pri 3'illl!" ; 1; !` PREPARED BY: M M DATE: 01/28/95 LAYOUT NUMBER: JD1 e o (e- — 11.(); A yet2cv CY) If Lct Sou 9 Lighting calculations are based on procedures established by the Illuminating Engineering Society of North America. Photometric data is supplied by our own testing facility or independant testing laboratories and is based on nominal values for ballast, lamp and normal manufacturing tolerances of the fixtures. Input design factors such as, size of area, mounting height, work plane height, and fixture aiming are supplied by others. Variations from actual installed situations may cause footcandle values to differ° from those calculated. Lithonia Lighting cannot be held responsible for differences arising from these variations. OPOINT is a program provided by Lithonia Lighting as a service to users and specifiers of lighting products. r OPOINT has the following capabilities - Computes point by point illuminance on a horizontal plane - Automatically corrects for the burning angle of metal halide lamps and reduces lumen output accordingly - Calculates maintained or initial footcandles - Employs floodlight and luminaire photometrics { - User defined grid and horizontal plane - Standard and custom (user- defined) layouts i - ti j J 0 „ 0 PAGE 2 1 ' II' li W 11 111 , 111 , 1 i i tia` iiI Iiu!Illlll(i Iii {h� API tl ii'I +p lfitrliliJli. �0. ,1 [1 1111 igilll{I 9 {I{ ttlji { i `� Jlii I�I11 I 'r IMO, 11.lIt; lHl V III. f 1 , ,11101111 :. l� { } l l ll t 11 t 111 1,�111,i - 1 111 1 11 1 ! 11(11 • 1 11 1111 I Il1l ' ) illil ,ill a villa -14 1111' �! 1 11111. r, 11 1 1 t ® t�11i1 nl(1 i n ;lullI{ 1 lI Ilia P11at'i; a jI 11111 t' gl.! ,11;111 11111' 011111. 11411,11 '(jl l�' I I111 1 ' 1 ,111 l)lll�ll,illi ` � 1I111 two 4100 i ' 111111 1 r jljl 441 % all qii' ' ell . 1 ' - 11f�113 1 , 41 INi� , ll�li,: Illl�0�' I lli li1111'I i1111iI1t1111 4 AO 1 11 �11�ir1 jl)101 11111 11 ii I illi , 'Ill n' i oil -- ‘1 Fixture Type A N LUMINAIRE DATA ` Catalog Number KVS3400MR5 Luminaire Description VERTICAL LAMP, CUT -OFF LIJMINAI Total Quantity 8 Test Report Number HT 1186041702 LAMP DATA - Catalog Number M400CU Lamp Description 400W IJNIV COATED SYL Rated Horizontal Lumens 32000 Rated Vertical Lumens 36000 Total Light Loss Factor 0.80 1 3 g Po I e 1 4 ORIENTATION AND AIMING SUMMARY 3 be se above 6.r e.... Pole Location y. Fixture /Lamp Combination Horiz Angle Vert Angle X -Aim Y -Aim 1 42.0, 90.0 38 A - KVS3400MR5 / M400CU 0 0 +42.0 +90.0 38 A - KVS3400MR5 / M400CU 180 0 +42.0 +90.0 2 135.0, 90.0 38 A - KVS3400MR5 / M400CU 0 0 +135.0 +90.0 38 A - KVS3400MR5 / M400CU 180 0 +135.0 +90.0 3 42.0, 150.0 38 A - KVS3400MR5 / M400CU 0 0 +42.0 +150.0 38 A - KVS3400MR5 / M400CU 180 0 +42.0 +150.0 4 135.0, 150.0 38 A - KVS3400MR5 / M400CIJ 0 0 +135.0 +150.0 38 A - KVS3400MR5 / M400CU 180 0 +135.0 +150.0 ) J 0 3 3 3 j 1 0 s PAGE 3 Do, Iloilo. 11W 1'I t1i 00 ,11 itl y Jil f1 tI11 t g1410'04100 , ' ' 1 {;{ 1111q ' '0406 i 8, lltl 41 111111 ,h 410 1t it 0 I ' 11IIi�I�t C 1i , �. ii f i i i - - _ .. I III 1 I 1 i t I1i I I 11 k j k 1��i ' 1�I� 1 ` 1t.'. ,a,{ iG lr 'I �iltt i {ii , P Il� 1 ['ll� {R1 + il t 1, {{�. 'Jill I1ti ' '11 �t ' I (If 'aim 1111 ' X1111 1 1111 ' I pi hi algl ti 111. ,; U'1111+ f oh $ 1 I lA , 111PId 11 t t II]i 1I 13 !I {l �IIii ujPm dI „ 1 I Ili■ i ,1i11 111, IPt4 i s 1 , 11 g '1 i 1 al 11 '°,. {,111 I t ':,, Iili ,{,, I 'f 1Y' , , "i_ �i i *� i s , i , j1 0 1 . l 1 11P; : ' .:a 4 l : i t b e ' li A 1 111° _ 1 i,lll; i •h' n li • Iltil!lu!010101°9111 ,. 91 +1:,, { i ' hl 1111 ' ;11 ! • {l j l(1tI �I�1 1+ 'I � . I - ,I Ili;,ip ltr+ : i i "1!! : i'f' - ,11414 li!(! ::1111 t i>Illil U11fl it Ilihlsll4iil!,a�? 111�1'_ s TOTAL HORIZONTAL ILLUMINATION (MAINTAINED FOOTCANDLES) ` Po (e_ ON A 0 FOOT WORKPLANE 1 Scale = 20 feet per inch } `� I rN) Lf L c . ) 'r Y l C a j o to #' Y Co-Ord. ill (feet) 210 + + + + + + + + + + + + + + + + 1.1 1.2 1.3 1.4 1.4 1.5 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.3 1.3 1.2 200 + + + + + + + + + + + + + + + + 1.3 1.5 1.6 1.7 1.8 1.8 1.9 2.0 2.0 2.0 1.9 1.8 1.8 1.7 1.5 1.4 190 + + + + + + + + + + + + + + + + 1.5 1.7 1.9 2.0 2.1 2.2 2.3 2.3 2.3 2.3 2.3 2.2 2.1 1.9 1.8 1.7 I 1$0 + + + + + + + + + + + + + + + + + 1.6 1.8 2.0 2.2 2.4 2.6 2.6 2.6 2.7 2.7 2.7 2.6 2.6 2.5 2.4 2.2 1.9 170 + + + + + + + + + + + + + + + + + 1.8 2.0 2.4 2.9 3.2 3.3 3.2 3.1 3.1 3.1 3.1 3.1 3.3 3.4 3.2 2.7 2.3 160 + + + + + + + + + + + + + + + + 2.3 2.9 3.7 4.5 4.4 3.9 3.5 3.5 3.6 3.5 3.6 4.0 4.11 4.4 3.4 2.6 150 + + + +® + + + + + + + + +• + + + ) 2.5 3.2 4.4 63 5.5 4.3 3.8 3.8 3.8 3.8 3.9 4.6 6.? 6.0 4.0 2.9 140 + + + +® + + + + + + + + + ® + + + 2.7 3.3 4.2 5.0 4.9 4.4 4.1 4.0 4.1 4.0 4.1 4.5 5.1 4.9 3.8 3.0 ' 130 + + + + + + + + + + + + + + + + ° N 2.7 3.2 3.7 4.1 4.3 4.2 4.2 4.2 4.2 4.2 4.2 4.2 4.3 4.0 3.5 3.0 i - 120 + + + + + + + + + + + + + + + + I 2.8 3.0 3.5 3.8 4.0 4.1 4.2 4.3 4.2 4.2 4.1 4.1 4.0 3.7 3.4 2.9 J 110 + + + + + + + + + + + + + + + + 2.7 3.2 3.7 4.1 4.3 4.2 4.2 4.2 4.2 4.2 4.2 4.2 4.3 4.0 3.5 3.0 `) 100 + + + + + + + + + + + + + ®+ + + 2.7 3.3 4.2 5.1 4.9 4.4 4.1 4.0 4.1 4.0 4.1 4.5 5.1 4.9 3.8 3.0 ° 90 + + + + + + + + + + + + + •+ + + J 2.5 3.2 4.4 6., 5.5 4.3 3.8 3.8 3.8 3.8 3.9 4.6 6.2 6.0 4.0 2.9 80 + + + + + + + + + + + + + + + + J 2.3 2.9 3.7 4.5 4.4 3.9 3.5 3.5 3.6 3.5 3.6 4.0 4.6 4.4 3.4 2.6 N..) 70 + + + + + + + + + + + + + + + + -,i _K, s . __ 2 . 0 2 . 4 2 . 9 3 . 2 3 . 3 3 . 2 3 . 1 3 . 1 3 . 1 3 . 1 3 . 1 3 . 3 3 . 4 3 . 2 2 . 7 2 . 3 r:-,9 ~ ' .. 60 + + + + + + + + + + + + + + + + J 2 - ~':, - .. _ _. __ _ _ _ _ _ _ _ 4 _ n _ n _ n _ n n _ n a _ n n _ n n_ _ n e• _._7 _ - 2 .. O . - 'f _ ___A 0 -._A _ -G _A_G_ A _ t. _ A _A _ 4 A 50 + + + + + + + + + + + + + + + + 1.5 1.7 1.9 2.0 2.1 2.2 2.3 2.3 2.3 2.3 2.3 2.2 2.1 1.9 1.8 1.7 o 40 + + + + + + + + + + + + + + + + 9 1. 1.5 1.6 1.7 1.8 1.8 1.9 2.0 2.0 2.0 1.9 1.8 1.8 1.7 1.5 1.4 30 + + + + + + + + + + + + + + + + 1.1 1.2 1.3 1.4 1.4 1.5 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.3 1.3 1.2 3 20 + + + + + + + + + + + + + 1.1 1.1 1.2 1.2 1.3 1.3 1.2 1.2 1.2 1.1 1.1 1.0 0.9 10 + + + + + + + + + 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.8 0.7 t 0 0 + + + + + + + + + 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 X Co- ordinates (feet) 1 :1 1 1) ) ) ) I ` ) I - 0) - 1 J 4-r„ 9 '! il!)(({ ) 1 ; 1 1,1 1 1x,111 illllt. Al { 11 h111i Illli: 1t, I hll t f Itht t ril 11111;1 11101, lily{ 7 ° I�ttlil ; � �1 �t�Ill1' }Illi,ilil t�lt! ; tlilf`'r 1I�IIp 1 sill�li �hiN i1J�) � iil! 111�1; a +Ill�l rr r i s ^11x111 111111(u,11111 1, ii lll�fi� yijll(ti l {ll( llltl (i tlm! IIJu t I �' 11 1�,� flt {i6, i di l 19 44 + [i t ,- 1 " 1 1111 1 ;AY' 1111; 4I0 ' t111 rit1 111N1u��ij w 4110 t1Ihj1i yir, ;r l` ' uny end ,II(it s ; i SECTION I FOOTCANDLES AVG MAX MIN MAX /MIN AVG /MIN 2.8 6.6 0.5 13.2 5.6 Maximum footcandles computed at X = 40 , Y = 90 Minimum footcandles computed at X = 160 , Y = 0 j s 1 j ' 'tea ,.n{.. ,. , . '''•*''. .,, t r #r ^,:,a aq ;" t T *ti.� 'r� f.,r+ � .7 , t i :• , . ; . { .' , ' . , 3^; 1',.e > G'k(' ' ' ti ' '. 1. �;� � ��'•.+•�� \. .� ., �.• .t '4•" St vl a ,� �f'].i., �•,C, K(, t • „p+y.r s,r x�... �'�� t ,, ”' +t ` Hv1" S�` \'S ' �;( %t % °a. r � " ' il, � S,t't , h • , . : r✓ ,,,•• �) " r ' ^ +' ,� •ri 1 • ru' N• ) • . (y .', y,; ,i'. ` y, 7� R � " r F /ar �'! "• +''4'' i�J ' . {'' l : :•,. . �. t. k�: /. 1 ^�1 ., ^' '{ a4 , „ ,,.,„ i4 ' 4 V� ` "1,T '� ': }C. �t� " N tr • a' .,: �� " •' s r•. • ' • � l':.Gw,, ' 1, r b' L!' Ir'',.''3 V r t,, 1 , ;. } ., . • , +"• A• � w yl� • " U ,.,• .{ " ' _, ;f,1r "t: .-}, • ,,•.' ' S.' t t t "" _ 'fir + .. . • � i r1 , 5 - \ • 4 R " 25 a ': • ,, ' ;,. '' • :• „ • L" 39,27 :.'� ~ " ` ^ ; `,,, ,, • • .. r' 1 { ,,•r ' 1 . ' r •• •' '''+ r • ' r,/,-;777/72;,:-.7 L • an r —_ •,• s_{{ ° "4 = - _ � d .. : .,� ,. t ' wc ti . 'ri .' ` ' ;: ' "�' " 0 - t • , • ,�� i� ice• ..........•�- I { , •. I ' ,, '1 'te y "r . , \ , , ( // r't '• r �',� K = --- 1; ,.�,:,_.. ,:�-.' ,'`�,,. S � !; •. 1 • r.1. • ,� l t. fir ." .. ♦ " "3 , • ,,' ' h.t.. ^ f u I � fr ,, ,( )1; 6 , , ...di -. , 0 Y 1, + ,f, C`• /� ' �� (I ' L r r I ,� , 2 0 , I, 1, (• 4.5. 4. ` , , •., , : ,I• ?,_ •}' .. , ,, r .:' 1 , � rri` " + I , , mss. nti . .. " ,+2w , ^�i ' ,•• . Tdsr' 4, r9�. r ,' •�5 „t. ' , • ''• , 2' ' : ' y10''STANOARD' , r ' • • ;. • ',, I . ! Lo _ .. 42.0 J i „ 24.0' ~ • . M s • - + ,. ” I 1, . 1 "•`J , 'li • ' r � .. ` i \ / l ' • 4 a , • 4' * •, , } . �' as ' ,. • J,• • S ' ; 1'' °; ' I , I I o • i " 2 1 . ? 0 : S ANDARD 4 " ?' ' ' t 1 • • 1 '• 1' f ` ` ,:'G.7 , ',,,.• � ' , V 4' . 1 1 1 " N • {" { ' � S 2ANDICAP ` 9- .j d A i 1 t-' • 2' ' ' ` ; 3 PA , z. � : . rAIIIII : A.: dr rif • t , l , • ) 3 0.0' C'''.: ; ,'C , , • , 'u a• 4 1 . „ • N r. ;rr •. _._ k. . ' '' r r ) G' r . ae (-�" •` k , _.. �j *t d'S3 P' �. r i' t ' ''' ' r ' • .. 1 ,� 4 f+' If .. �' ' ' '). •r , C "0 .. • '0 ) `,}•i, p '•s;' . ' ;1r ..*•' ; •&, 1 ;Mi :, Y.. ,I •� �� ., i .: " .. • . - ,i,,,,,,,,,, .„ .,,,, d . .... .. .. <� (� •t •' •` ,. r . ; ' 's M1 4. " ^'� �,•`/ A' .f� ) ," •` , . VAN / { • 1 1 I . • if • • 1 , ',(r: IS,, r v' , • r r .Y, " } At • ,f r• • "', " w'' «''�{ANDiCAF VAN f 'rs 1 , • ; t : ,1 2 � ', . 't u f ; STI�NDARJ� r � , 8''r ,� '' 6 TIRE' i , •r •. ; „ .,�_,,�' 3.:C WIP'ACT' • , . • �� • r " • ` "STOPS , r ►r r' 1 . ;s y;, 1 •. , WHITE 4- , 'UNES ;:� • • . .. . 1 Q p .4 ,, f 4 STANDARQ S�TA� '' . , " r • • ,.i�l I , ,i ' • 8.5 18 (•'•,� 1 '' Y,• ' -r ° '•' • •. , �� ., 1 111 • r' (' y • . ,. 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' ' ' �� i / ' '-`--__ / -- �_ ' '- -----' !'',1 | -CO ` ' ' - ^ ' �` ` � �� ~ �, \l*£/ ' ' ~ ` . `.^ ' ' ' . . . ~_ . ` . ' . / '` . ' ' '� -I= ! Y ��.'- : ' ' ` ' \�� -__�. '- .�. ___ -_ - .' . . �, ....... . . ' , ` . . . . . ' , ` . | -- . '' .� - - - | ` � �r� • -~-�.- - '`~ ��r � . ' ' . �' . ' ' • �� / ' � ^ �^ . �' � ' . \�� • '- =� --, ' � ` � ^ ' ' '' ' �� | ' � - ` --..' ' -'. RETAINING WALLS --^~ iiiiiiiiii. ' ' � ' � ' � . ' '' ' --~� ' -~'._ '~`-- • ' ' ' ' . ` ' ' � ' � ' . . ' ' . ! ' ' � ' . ' '. ' - �, _ --._.`_ '-'__ --_ � . ...... � ..... . � | ' ' ` • ' • .y�� n. ~- `- -� '—` ' I _J f ' ' __- . / | ' / '. -' ` �� . '-' '- ' `` . ' � - m -`' ---- �� . ' ` ' ' � � | ° �� ` _ �~ _- - , � mr �� I ' � W r ^ `' ` -` --- ~� | K), / -- ' . ' -�_/ [ l " ' _ ---~_ `.__~. '`- -_ ° -`- ^ -- ' � _ -- ~�-~ ��----- ` ' , ,^ | �� \\ � .. W ' ' I II i ; II I ' --' 4/91,, 440u ` -. -- ^`'- -----=== ' ' `~^ | ` ' Cl__ �J ( F '' ' -`` --``- ��^- � -`- -----` ' ---�___ -- �~~~� / ��U � ' _-_ | _�� / | . ' . ' -`---_ -----_. _" --'-- - ------ ------ __ m�;_� _|. ` --� --- / --� ' ' � ' '.�r� -~-~- ---- ^-` ' -'-- ---------- ._ --- ----' -- +~' � -~~^ '^ ' ' � ' � � � � | | -`�/ �--'-` --�~�@� ' ' ----' rk , ' -- -- ' - A `` � .. ' ~�*� . L/ �`�� -____ ''+____._- -.___ _ `' - _ _' .. �` - / / ' ' ` ` ~' 'EX|Dl[ UTILITY CROSSING TO BE ' � / ' ` ' ===� �-- ~�-� - -`- ~--`--.-- ' �-- ' ` `��'� ° '-`'- ~,�� '=-^-----`--'--^`------=— ---= --,`- � ' | ' - - U�[�� p�� A�� COMPANIES. �' '� IL --- �' �-� _--- ~-~----- '-`--_ -' `' `---- ` `' --'-- -' - ' '` �c ' EXISTING GTE W�L VAULT TRIANGLE \\ � ' . CO ' . ' ~ -~- -'` --�-_� --- ' - ---- + L / i / � . •� 11.i ' -- ` ' ' `- ' ' � `� | . -- '.__ -. ``.` '--_ / �u ' � _� ��_ ' -__ -___ . `_ - ._�_ __ �~ ___� . / _____ ___�__ ��,�D__ By � . .� . � . .. _� /,_�. . ' - '`'___ ``- __ . � - -^^---'-- ----- ---'---__�__ _ ____ _____ ` | . . �mm�' ' �-�/ `'-`'^-. '-- ' ' ``- --.'`--`-' �` / � ------��--^ -- ---� -�- ' ' .. .' '' �' �'' ''' ' ''^�'. -.. '-' -- -__ '~' / / / | `' '' � ' .. ' � . / / '-. . . . | / � . r .` � � ' `-' '`-`- ' � � �� ~ ` /� `^ ' L_� ' . ` -,',v^'m |-- ` ``-'_ ._ `~. ---'+ _ ____ --- -- - ----'--' �~�� -----'---- --'-----' ______ ____ | • ' | ' ' ` ^ . '' ^ ' � � ' :, � ' ~ / .. . -' � ---ti . '--'-` ' - ___' __ . / / ��-00118 � ' '�/\ . ' _ ' ' - - ' _ / ---' ' ' J��~� ' ' . ' � / ~�^� �---- w�-� �' ` __ -�- �- / ---- ' ' --- -'- -_ '---- � .'' . � ` �' � ' � '` --'~. ' --- | '� | ' - `� � ' ' ^ . '-- `-- --'- | / �' � \ � ` ' � �� ' '` `�`. | | ' ' � ' � ' � . � ` `` --- -a` � � ` ' - -� ` - ' �:t: ! / _ . ' ) __________ � | � _____ - ____-__-'_--_--_'-__ � . . . -_--__-_ '_- -_ � , ' --'-- \ ' ._- ._— _-- / � � .. . � ' . --' ---' -__- __ _—__________'__ \ . «� �� ^� | �� ^ . ' ' -- I ' "� ^� r� �� ' � . . I ' | , ` ` ' . _ ` '` , __ ' . . � � `. + . . � . / ' *�pm�.�a�x�,� . `� � -- ' ' ' L| — ---------'_--__._______________�________ ! --2O � 0 20 �^ ' 40 _ . . ' .� ' . . PROJECT - '------ � —._~ ' ^. ' NO.: �� [} ------ • . __- ` . . . ,, �� . ^` ~ ' ^ ' TYPE, CONS PLANS -~~~.�� ' - . . 4 � , . ` .. ' ^� - �� ■ `. . ' ~ �� . ' ' �' � � . . \ ''. � ■ . . . �/ .e.... - - I I } r p, 14 %. ' ' " - r a xb .A:, d �? nYL • ,-/ . ; °_f'i I { I . ' - fir, C)",*,,,' , ; 'p' , ., ; � � r SPECIAL PROVISIONS o i'"'„,„ - I - x ril ?h; i t I • 'SPECIAL PROFESSIONAL INSPECTIONS REQUIRED 'BY UBd - ' . ' -. • -' - Cy 6 Vi i ,' : '' '; i - 7014 AND AS RECOM M ENDED BY THE SOILS ENGINEER' SHALL`', 8E _ • • .. , ' , - z >; ` ,s � ° ' `'' 4. i d ,•,,', I PERFORMED. R EPORTS OF THESE INSPECTIONS' SMALL BE 'PROVIDED , : ., '' • ' M N' .. ;',!; ,,i '} ' • • z TO THE BUILDING OFFICIAL. ANY CHANGES TV 11,71E., PLANS -. . • „ W ' .. ' ^f ' • ' ' ' INCLUDING ADDITIONAL - DRAINAGE AND DEWATERING, MEASURES, . • . , N. w (,) 0 , ? ; : , ' SHALL BE REPORTED AND SUBMITTED TO THE BUILDING OFFICIAL - J. , p. ° o ° y f 'd•. , r, i , ', FOR APPROVAL. o a '' ; ', ;I I ' SPECIAL CONSIDERATION HA L B GIVEN T Tl-IE US OF NATIVE- y . SHALL E 0, VE . 1:';.1 ' II _ _ , MATERIALS FOR STRUCTURAL FILL INCLUDING DRYING °' , e i : -,1 ' I �p T' '� PERIODS BETWEEN LIFTS, CONSTRUCTION DELAY. BETWEEN . ' ' 'UT'' " , PLACEMENT OF FILL AND FOOTING /SLAB PLACEMENT, AND - OTHER - 4 M- t � U :',- 4 , - I RECOMMENDATIONS MADE BY THE SOILS ENGINEER. - c� - "EROSION CONTROL OF THE F=ACES, OF 'THE CUT `AND F IL L -SLOPES . ` ' • ^ ,�''' - • I SHALL BE PROVIDED PURSUANT TO UBC SECTION 7013. , ALL EROSION. , I CONTROL SHALL BE IN PLACE PRIOR TO THE OCCUPANCY OF ANY ' , .,,. �' STRUCTURE ON THE SITE." { 1 ^ FILL EXISTING AREA DRAIN REMOVE EXISTING CURB "FINAL REPORTS AND 'NOTIFICATION OF COMPLETION' SHALL BE ' ' 'y : ' - ' WITH BASE ROCK AND PAVE OVER & SIDEWALK & CONSTR. DWY. PROVIDED TO THE BUILDING OFFICIAL PURSUANT TO UBC SECTION ' m ' ' }•' ' ' RETAINING WALL i . S CUT 1 OF EXISTING BY OTHERS I 7015." `. SAW J � • EDGE OF PAVEMENT FOR TIE IN ' r , I I ` . EROSION CONTROL NO r J r • 210.80 STOP ° / /� � 1. CONTRACTOR SHALL .INSTALL AND MAINTAIN EROSION /SEDSMENYA ON 214.0(? _ _ _ 7 ., 1 I. 20 .50 209.10' ;_ 22 0. o0 2 . oo /� • / CONTROL DURING CONSTRUCTION THE MINIMUM „ / : o �' \210.40 212 . 224.01 EROSION /SEDIMENTA CONTROL' MEASURES SHALL BE' AS FOLLOWS: N ,, • . 00 '-f'' < / 0 206.50 206.80 210.4 - 2. APPROVAL OF THIS EROSION /SEDIMENTATION CONTROL (ESC) PLAN DOES . 0 AIN A . PERMANENT R A GR DR GE OF 0 0. APPROVAL 25 AN O 2 N NOT CONSTITUTE ' 0 0 S 1�U TR " 1 ! ' 206.60 206.65 _ .� �"� DESIGN ( E SIZE AND LOCATION OF ROADS, RESTRICTORS, , . / a 204 205 .00 :p. } CHANNELS, RETENTION FACILI UTI ETC. - , 1 210.30 ti, - , 1 � I AREA DRAIN TO BE\ 224.00 r. ; 4 3. THE IMPLEMENTATION OF THESE ESC FLANS AND 1'FiE CONSTRUCTION, SEDIMENT FENCE (TYP.) • BY BUILDER AND CONNECTED TO ; MAINTENANCE, REPLACEMENT, AND UPGRADING 0'' T}�ESE ESC DETAIL SHT 6 OF 6 � ' ' . w ! 1 : `t. ROOF DRAIN. I ' FACILITIES IS THE RESPONSIBILITY OF THE COTACOR UNTIL ALL a 1 05 20 206.30 209 CONSTRUCTION IS COMPLETED AND APPROVED AN 10 i NRT I TI VEGETATION/ 1 206 2 ` 206.20 , ' CO 5' SIDEWALK :/ _ I 204.00 ''� "' N I I NG LANDSCAPING IS ESTAB LISHED. o SAW CUT EXISTING PAVEMENT C r 2 09.85 AROU D BU LO I ; , , SIDEWALK TO BE REMOVED z ' REMOVE DRIVEWAY 1 1 4 ', ��DURING EXCAVATION AND 4. THE ESC FACIUTIES SHOWN ON THIS PLAN MUST • BE CONSTRUCTED IN ' , ' A _ 1 2 0.00 > >- . REPLACED WHEN FINAL CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES, AND, IN INSTALL CURB & SIDEWALK I 209.65 + O 9 9 i I GRADING IS COMPLETED. SUCH A MANNER AS TO INSURE THAT SEDIMENT AND', SEDIMENT LADEN , .. " . , 1 � _ _ '' - ; 222.00 WATER DO NOT ENTER 'THE DRAINAGE SYSTEM, ROADWAYS, OR VIOLATE ' ' d 1 , -' , r 1 _21:)9_ .70 � 09 s0 ~ IN STA I L TEMP. GRAVEL ` I APPLICABLE WATER STANDARDS. , , o 1 j CONSTRUCTION ENTRANCE r 1 (Ni 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM t om. u4. - ' 205 ; j 05.80 / i i REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE . ® o o . ' 1 209 // 209.70 209.50 ' CONSTRUCTION PERIOD, THESE ESC FACILITIES SHALL BE UPGRADED AS AS (Ni I ! '.� 20 70 - �� _ / NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT 0 ' c � , w . • I ; 203.50 209.6 I r AND SEDIME -L WAT ER DO NOT LEAVE THE SITE a w a �°,� m ; ' CONSTRUCT RETAINING WALL TO MATCH Y A . - THE EXISTING RETAINING WALL / OFFICE �X M n N / 6. THE ESC FACILITIES SHALL BE INSPECTED G AILY BY THE x m 0° z r • SEE WALL HEIGHT CHART PAGE 5 OF 6. I , � 2 0 9• APPLICANT /CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE w ,°, F . in U w THEIR CONTINUED FUNCTIONING. o (RETAINING WALL DETAILS SHT 5 OF 6) 205.20 208.30 - _ • y J ''4j- • .30 208.70 = 0 . 0 a. 205.10 205.10 208.65 F 20 8.65 7 THE ESC FACIUTIES ON INACTIVE SITES SHALL BE ,INSPECTED AND o a' y r 2 ._ 0 p • '` - -=-- / I /� MAINTAINED A MINIMU OF ONCE A MONTH OR WITHIN THE 48 HOURS ".' � , 208.50 „ /� FOLLOWING A STORM EVENT. 208.1 2 / 8, A NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO I 2)8 55 220.00 ✓ > ACCUMULATE WITH A T RAPPED CATCH BASIN. ' ALL CATCH BASINS AND' N _._ 1 2 04 35 / 3S : • : , " T ` , CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE i s� r i CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN WATER INTO • ' i- , 0, �� 1 I 20 2. 4 0 204 207.8 7 I� TH DOWNSTREAM S YSTEM. W`` z / 0 20 .80 z o : .�- _ ! I d U 204.50 9 STABILIZED GRAVEL CONSTRUCTION ENTRANCES SHALL' BE INST =D AT ° y o . 207.70 20 770 THE BE GINNING OF CONSTRUCTION AND MAINTAINED FOR THE- DURAIT N'" � INSTALL GRAVEL j 4 „ n INL T ARRI R OF 11-IE PROJECT. ADDITIONAL MEASURES ' MAY gE REQUIRED TO INSURE Ps ., ,;' ' 1 202.70 202 70 1 THAT ALL PAVED AREAS ARE KEPT CLEAN F`OR THE DURATION, OF THE :� 0 / PROJECT. . 0 r 2 218.00 . 0 20 2.80 ; �' I / 1 0. STORM DRAIN INLETS, BASINS AND AREA DRAINS 5HALL:,DE PROTECTED: `� 204.73 :, UNTIL PAVEMENT SURFACES ARE COMPLETED AND /OR VEGETATION ,' ''- i / IS REESTABLISHED. Vi - _ _ I ' ' - �l r I ' 11 PAVEMENT SURFACE AN VEGETATION ' ARE TO' BE PLACED AS RAPIDLY ' = ' -' : 203.00 I;/ AS POSSIBLE. C ; 2 05.50 :„*.----..ft 203.30 L 21� 12 SEEDING, MULCHING AND REVEGETATION SHALL BE PERFORMED, AS SOON • ' - �� 203.90 205.0 A S GRADING IS COMPLETED FOR EACH PHASE OF CONSTRUCTION. t / , .:.- •.� 203.60 203.80 204.10 205. • - 50 _ . ,�,` �� 205. 205 f, 00 •'' •., _ .. 203. so ,= 20 _ _ ,. 1 P CONSTRUCT RETAINING W ALL ON / :::2::::: ' - ' < " /'''''''' / r . , . THE TOP OF THE EXISTING WALL \ ` 2Q4 f,+ 0 0 ' 3 ENCH MA SEE WALL HEIGHT CHART PAGE 5 OF 6. � •.. •�-•• / INSTALL GRAVEL C' S% Z 0 / INLET BARRIER ; (RETAINING WALL DETAILS SHT 5 OF 6) �• / ' • 204.7 204.90 �� 201.00 0 �.w�- 205.1 ►1 / , ELEVATION BASED ON WASHINGTON COUNTY BENCH' MARK" 315 ' ' r , • MARKED• CAN SOT 1935 1970 ELEV 274 698. r --1 .1.4..... 8 a - � �•. , --= %- - - -! _ I ` / 2 05.00 2i. �� 208.00 .9 DESCRIPTION: , ., ... W _ BRASS CAP SET IN 12 INCH SQUARE CONCRETE POST AT THE Q' SOU CORNER OF THE INTERSECTION OF 5. W, 72nd AVE AND S.W. VILLA RIDGE WAY (OLD 99W) ON WEST EDGE OF I- I I O - p U� 20 3.00 PAVEMENT RADIUS. r ',Sir . REMOVE AND REPLACE �? 27 FEET SOUTH OF CENTERLINE OF VILLA RIDGE WAY o SECTION OF SIDEWALK CONSTRUCT 2' KEYSTONE 29 FEET WEST OF CENTERLINE OF 72nd AVENUE TO MAKE SANITARY` • SEWER AND WATER WALL WITH RAILING . SEDIMENT FENCE 4 F EET EAST- OF PGE POLE # 5968 "1975" ' • ' ,' ; CONNECTIONS. INSTALL 5' SIDEWALK , DETAIL SHT 6 OF 6 MAX. SLOPE 1/20 ` NOTE. I-�- ALL SPOT GRADES SHOWN ARE f Po re P ess P o ��; � ASHPALT ELEVATIONS. ADJACENT - ' K'r . 9 d _`.. �/ ADJAC NT \,\n ve ��i,1� s TOP 0� CURB ELEVATIONS ARE ; �,,_ ......01,491-o _. `si �!1' Ali 0.5' HIGHER t �� t 441, .tit ` / __l_ Radius = 25' Min. - ..4"t -gto{;i�;1tWW ""1I� .., � - e Clean Pit Run or 2"- Minus Gravel ��1i1,;��.,�, - ., - � , Subggrode Reinforced J� �' Geofextile, as Required D e p th ' Provide Full Width of ,t S . ` C A L E 6 ' ro o 1 8 Min Gravel(12 Min. Dep z ,, Ingress /Egress area* t ; . }yM1 _ Runoff Water with j - Sediment .,•�., : ~ `' � OFFICE ,MAX * 20 Min. for Single Family and Duplex Residential Wire Ivlgsh with -2 Q 2 0 40 ' _ �RD�EO " Sediment Filtered rr = Water Filt op a b r i c on :' , ' NO 3 4, 2. -- , 0 D L ;:\:' . .r tft, dbNtt. 13LQN5. ' . _ — -____ __. - ._ _ _____-_ '�_- _ _ _ - . �� - . • ' � / � - . I � ! ' ' / \ � i / ' . ' ' ~ � ' ' ~ ' ' I � / • - I � / ' i / ' ' � k ` � ', • '' ' . ., / • .0 ' | ' - � '__ ...../-- -- ---,- --_ , . ' | | � ''^ ' | » �. � ' / - I �� --- ' ' �-'�--' � � - -- ' -__-_ '' ' / ' ' 1 ( ' r i ' ^ ` ' �' ' • / \ ' ' ' } • ' ' / ' ' • ,/ / / • / i `~ | { ` ' � ' '''17` ' • " � i ' ' ' | ' `� ` ` ^ ` | ' | ' | ` ' ' ` . i 'J ^ ! � | ` � .. ' � I ' � ' - � __ .. ----'-^' r--''--`---� ' _ ~ ' � • • • r~ � ( � � ' ••••• '' � � .. • / / / \ � ' � .,- —� ' - ' --'' � ' ' ' / , /� `�� | ' ' ' 4 • | / . '/ ' ' / | | | ' ' ' � � ' / ' | / / � | / ' ' ' ' ' ' / J ^ ` | ' | ... ) /^ ' i ' } / / �/ „, / ' "; ` � ' / ! ---- � -^� ' ' / ' ' / | | ' ,, � � � ' � 9! ' � I ~^ ' - - -_. � '—'--. - �-- �_' .' .' � � � / / ' �� ` ` | . ,, . � . _ ' - __- / � ■ .- -� . ` '' ~ ^ r ~ ` / / -- ` .1, . ' '' / / ' / | . I � � / � � �� ` ` ' � \ ` �� ' 1 / � ' ' ! | / | ' '^ _' o ' ■ � ... . / _ - ' ___� _� _ _�� _- � . / I ' / � ` ' i | i / �� /� ' � � ' ` � - � ~ '— - ........ ' � � ` ' ' ' � • :,•,., • ,„. ~ ' � � | | • — ■~ `` � ' j ' ' ' / | ' ' ! ■ I. '� � . ' ' '' - — _ _� __ -��-- ' --- � ,' ` - . _ __� / / ' i / i ` ' ` - '` " / ~ / k � '' � / _ -'� ' ' � | � ! � � ' � ' ' ' � ' ' ' ) . ' ' � 1 � � � ' | J / / ' ' / , U l\ '— ` ' � -- � -- '� I ' ' / ' // ' � \ �. / ' „ � . | , . ` ` ~ / ' � . ` �' ~ ` | � ' ' ' / ' ' �� ' / � � ' ' �r � � • ' /^'--�__ � ` ' ' ' � � ' � / ' ' '~' / �' / | � '` / � / ' r ` ' ' ' - ' / | � , '' ^� ' � . � '- / .. ' / /! vr ,' ' - ' ` | • � _ ^ ` � \ ' ,„ � ��-_� _ ' • • � / ^ ( , � I -4. . ' � - ,° ' 4 / �~- `-~ .. ---' � ' � ' • �� ' ~-��/---'-'---- - -- --- _ - � ' ' ' ' , / ' y } �� ' i -- �� - ' ' ' ` ' 4 ` �-- ��w��]�� - ' ' a � ' ' \ _. � � �------' ' - '--------'~ I ' ' � \ | | ' ' ' ' '�� .' ' \ I ' '- ��===`==`-= -`'�'`==,-�'_�=�____` � ' ' | i , � | / ' , � ' ' | ' \ `' / ' ��'�=`==---- -- - -^`=`-�-=------- � | | � • ' ` . ' /|' \ ' ' ' | / ` ^ �/��` w ` �''' • !' ' ' / | ' i'�� ' ' / �' `/ � ' ' � ' � | ' ---- `- --' �' -- --� � ' ' ��' � � ' ' `'`� ' | • --- --- ------- . t � � | / ` ` �� r- ~�� ' ` |/ ' ' --- / __ ' .' ' '� t | | / / / � ' ” `' ' ` CONNECT TO EXISTING { ` � - --- - / ! / ' ` • � '' - p ` � �� • • • • 4. I In j . I • 4 3 1 - 7 \ r \ ; \,_1., j.....,) - 2 •-. INV. 199.0 , - . \-,,•„,,.. , ,, I. ! l i - . 1 ,... 1 o - IA 7:20. ,,, 4 PERF. PIPE UNDERQRAINS TIE TO • . 1 ' il , , Li 1) fi 1 .,i - - I,. 1 , .._ 1 l' 1 r 4....„... -_, _ , „ , 0 ■ cm i ~- � �� - .' ' H . / | � •., •• .4 ^ ,. � '.; :�A � • I / ' ' � ' � LI , . .„ . I . .1 . _ j__ 1 ' , INSTALL .0j #1 \ 1 I | ' | | • • I, | ` � • ` | | | I `' ' | | / | ' ' :CI' "" ` ^ 4 • , .. - 1 4 • 1 " ': 4 . ' : - : • ' ' ''-‘: ' | ' ' °+ `� - i II | I I ' ' , �� i �� N ^^ \ � ` ' ` � ' | ' - ' / ' � � � -- �� .. '--- ' � 1.4._ � . OFFIC 0=�° � | '� ' NQ|�� r + 0 N�_. MAX ' / / � " i � ` � � ' ~ � »o --- �! � -� � | / ' ' ' ��/ ~- r ~ • ;,. ;1 : i . 74 - l' '' ' ' ' :' : . �� ' | . | / `-' | I / / ' ' _ / / ------�—~ ' ' / ! / . � � � � I ' ' \ ` ' / � ! / . ` , . DEPTH = LOCATION `" EXISTING `` � / ` / / . \ , . � � | ` N N � �� UDUO�5 PRIOR TO START OF � t ", ; :-.„:',. / �~ • / /' I ' ' � | = �°� / ' l �U�UU�UU NOFY LMN[[� .. ' \ . / / wn ~ ' _ =^�� . / \ " v/ DISCREPANCIES um CONFLICTS \ | ( | i • ' 01 . _ � ---- ! -^ /TE ��Q� STORM, SANITARY, ETC..) ' , ` `` ' ^� ` � • ' . | \ \ -- --�r�-~-~~-------� ` z � (TEL, --' '^`'~`" , �'''� ' ' ,�� ' `' • '~ ` ~ ~+ ' \ \ |\`~ \~~ ----- | ~ ~~�~ ' � � I . ' | \ | . ` ' - { . / ' � | . ' ^ �' . . � , . 1 � ' � / | '' ' ^ ~ `° ki : 1/4,, ' ' ` / , .1 ( '' �� \ ' � / ' ' i -'-:-........'r VAULT = � / ' ^ DAYLIGHT TO DRAIN. `~~_ INSTALL 225-8END \ / . I � ' | ., �� ' / fq 1 I _ -- . ' - f 22 � ' rl . . . ) _ .-~~. -.- , / m '� / ' . � � '| � .� � / � \ �|A OfDD) ' \ ,^ I | i � �� I' ' | ' - \ ' � � 0 204 7] '� ' ' \ | | . � ' � / INSTALL �� 1E, � ��' ' | ,, | ` t s^' ' • l' L _____ ' ` ' ' � | LN �fA 1 O0.DO / a' ^�� 1 7 ' Q0„ 64 , STUB END 5' ' ' ' �� { ' A / ^c =-.• 193.84 | ' � -~-_-_-' -�+_.. -- . -.� '-~~/ � - �� / ' ( ` RIM = 205.40 / �� ` ` \ �� ' � ' � . � � . '^ / ' ' ', � ' / � �` ~ -` Q�/Q - | '^u� BUILDING. � -'- - ' / | ` / � '�~� ^ . - ^ ` ' ' — INSTALL BUILDING. ! ^ ' ' � '^ • / ` ~ �� `�` / �T �� ' � � -� � �� ' - � ' ' ` ' /' | � � ' ^ ` / ` � ' `^ ` ' ' � ' . ~ `` . � � ,„ ~ ' � ^ I I li I :. •-. ... 7 - � ~- . ` ' / 1 -~ '`.- ' -- ' / '� ��. � .. ' . • . � � • ,,. - _ .' ,, -.7 41_ STA 0 + .,.00 4 t‘ „ ,,,i 1 d 1 IN SAME TRENCH _ _.~_ -. �.`_` ' .~v "" ' ' �' _" '14 ,. ''1 ‘' , I.., ; .: : :... : ; , : r 1 . 1 .. ..., --'-� '--`---�-~ ` ~.-� . _- ' ---- -- �- { ' �*�' - ,. ,., ,.. ,. , . ....,.. - ,' :: '. : ______ '-` UNM0� � -��' ' �* � „, ..`_-�. ° • --�~.." - - | N0 Q • ` - - �--"••...,.,,„ -- ' -_ _ / �/ OF o PVC ' , ~�~�� ` -. 0. 4 '�0 � `--_ � �\l� . ----`- -_ - ` -` -- � _ ----�.`-`- _ ` �~~. - ' - -- -�-� . �� ' ._`___ . ' -- '_ -. � ralfty ' CONNECT |U EXISTING ~ \ ` -'_ ��~ '' _ `.~ �--~- ' ' h � n •, - `7�. _ _ `__--~_ . -__ __^~,,...,`. °~ "" . -` _~---- ' ` --`-- ~` 87.- APPROX. ' _ �- '-- - ' . __ ' _ _ '~-`__` . -. .____ -'� - "z ,,• "`°."`� " .""_ LINE _-~- / '` • ' �---~ '~~- ' - -- -- / �[��N��T TO ��N� ' \ ' `� • � _ ----- ---_ `�` ''-__ - ' - -'` __ DOUBLE DETECTOR CHECK 7` --- . • \ � . ' ' � � _'__~-``_ ^.......„„..._,, ` `_ � _`_`__'_ ..~` -'~ VAULT WITH ' --`~-~~�~~-��---------------- `�'��----'--�---- -_� _---------'---'--'--' --' ' � � « ' �. � -' -- D�CO'J�5AL DOOR ` / �� -- - -' -- |-- ' -`--- '' - --`� / ' � ^- INSTALL w � BY 6" . / ` = | ' _____________ � ` • -- - --` - - . . . ■ ' � �' -- ' | � ~ ,_ '-` -�--~-.�`-`` . � � ./ � / • � \ ' ^ `^'-_ --__ ~. / - . �) y > | ^ � �'`' --` -. -cc�`- / ' ' [ . } ' t ` � ' ~ ' 1 � ' ' ' - ' ~ ` - • '-'--' ``''-' -`. . � '_- -' . __- _ '' _- -_ � '_ 8 _SS '_-____-_ .. __ - _-__--__' _- �__ _ -__-. __---__ ____�__-_____- _-_ � / .. ' _� • . `� - ' .. '- ' `_ --- ` / ` � � ' ` F� .`_ .. ``- -- ��`._ / --- ----------- --- /- __ ______ ' / __- -________ . I ' --- ... ` —'`-~.-_ / — - ' -- ' 7�'' � ` '� '' -` - `_�-�- / / � � ` ' . ` , • ' '-' ` ---_-_____- . . ' ^ . , � 1^- ' ^ ~--_ ... -- ' ' .� .. ' �' . � • ^' ` ' ' .�;v� �/" ~ ^ �- `_ --=' j ■ | � ' `'`-._ `� ----------- ' _ -- __ -- _ ' — | � � � � � . ' �� ' ^ ' ` ----��-- | ' . . � � _ . ' ' '_ ' - ' � '�' � '-------' '� � | � . ., ' ' ' ' .� .: . ` SCALE '�'�` �� • -----------'-_-__-__ , � ' . / • � �----- � | - ,, `` ' ^ ''�' ` '"��/ �� `'�� . � / � � � ��y' ' ' t - �w��eww�m�m � ' A �''n ` /� ~`�� , � ~ -=��'�^ ' ( ; � '' • � wv ' | . - . ' ^ ` /�'�� ''- ` ^ i/r�� ' � ' �� | ' ' � ' ' � ^' �~ 20 0 � 20 � �� '-- -``=- - � �' � . _ _---__.__ _ -_-__ _ � _ / . -- -- ,_= . ^_~ • 40 , . �°� ''\^� pR�J��T� ��F�|��/ "' . / . ' � '� MAX.. . . --'_--._ _ __� �` r . .' • ' - `/ ` ' ‘� .`-- `_```� . ' � . �` ' ` �'..\`�� . N[>�- /��` `(]*��'� • ' ^ ' ^ ' ' '. ' `� � • ~ �! `^ - �� - - "�^*��zv, �� ' ^ � � � -•-';'-=';-' ' : c � - ~` � _____ __ ____ .�_ ^'^ TYPE ��T� PLANS--.,,'s --- '' � ` �- - � ' . . . ,. � . , , ,' / . ' .� ' '�� `.. . . 1-...„ ^ �� • , � . . _ ' ' � . • . . , . , / '. �,� �^ ' -- --- ,, ------- ~~ - -~~~~~~ --- --'-~� _._.__ _ -' --'--� -- — - '-- �''� � ' - - ' '� '� ' �� /^��^ � \�.`� .,�`�� - ' _ ' - --_ a . " ' . r F- co 00 N , I I _. I' it agaPeF. M tin ' , I W _ G i i N � \R.6ljtt! t .z 2 t�,..:. n5 „ Ci :�»�'W::F � j ► T \ / C✓ __ 4 -, . gave_ ---- • RE1" 10vE E 1 - STiN� CURB .. _ _ N rk F i ' ti m `� t V V O � I ''''II W SfD�UJ�4LK CONSTR Y , a � - w i = �.,. vim' � z iii: p + U TOP O { 1:T A t �y r � y *�`�_ �ey �►�� 11 � T �,��i�d�►f, -► � " zip r- _ r I. , i1 4 CO Via I ,:ile < 51 • t -- -� .. _ _4 .,.. li w z w 1 4 — ' 7 • � / 5 . 11 •1' ` `' __ y� _� J / 4 r M c} `n ,..,, 7 inn rr.4 ... ,, : ,.''',X,„/ ,.., ir ' �I _ 0 u4 rri RE1" tote- EXf ST INS, DRf vELLAY - _ - fa., 4 elrj ,�o ; . _� � __ .J :RPL UJ1T� --1 ClR3 SIDEWALK qA• '"� �,1' �.R"' : 1 iTT N 1 'i i a' ' Cr) v cONStRUCT A --- TO 4 ' OO_. r - T \ -- o 0 0 �� ,i i o a a Q iiiii..„ 1 sp, ., . . .. ...,, ,, 6-1 oi ., - . .„... „ , , ..... it , • z , , i . ....,. . , -.,..,... .......„ .......... -.......„ ___..7 x . , „., . . . ..1•1•. _[ 0 4 _ 0) co . " NJ fil X RETAIN INC WALL TO Ni � V� �,� T E EXISTNRETr41NINUJ ALt,i ! P II k I I, � ' w A to ,n o iii .. J - 1 �� — � r if t 1 I y p D GL !J1 \. ,,,,2,,--,- ^\ _ - rp • ,, d /-1-'. J 1 ` , , i E ( � _ ./' 1 ,1:iri.: ( ‘:1 ,,,,,,,, , \, , •„.1tegf 1 ---- ! r''''''''''''''''''a'''..''''n . ° i oi 4 : / / ' XL____71___ThL___. r� t . 1 „,, I -- —....S ___,.1:::).. // ll // Ti Top or T I-4E 5)< 6T I i -' � ' ly ... RET,4 f;�l1NC$ U f , t G� Lx r i i r�L` 10 F�I L�.1 ts, , -v ) ' , , y ' L L oNA lava- �iirl O ,.► a. L-4: _ „, _ '- -. . . ' -;- * 1 ,F 1 4., V• .• - c , ___T _ , } '-. ` } . 4��j!r1`I� `^ ^. ni 7��'� ''. „_ - . / , ._.,,..,. . , , , • . _ , ,° . - , z, `; " i +, tiW 0 • ,: ;� �''XJ l fir-} - � ... l l ,, • a, n -t, 1 /4 . , , A 1 _ , I UD t�W j -� 5 141, r , ' t9u/ , PLANT MATERIAL LIST S l F , _� o N �II� =j ! 1. 1 Commo Name = r _ Symbol Size /Cond. Spacing S -- Botanical Name # 4 "_ O Trees _ u i AP Aristocrat Pear 2 "cal.,B &B 25'o.c. . t' .tt vl Pyrus calleryana 'Aristocrat' HC Hogan Cedar 8'- 10',B&B 6'o.c. ,; Thuja plicate 'Fastigiate' Shrubs DV David Viburnum 3 gal. 3'o.c. ;. Viburnum davidii I DWE Dwarf Winged Euonymus 24 " -3p" 4'o.c. • U Euonymus elate 'Compacta' j EGE Emerald Gaiety Euonymus 2 gal. 2.5' ' Euonymus fortunei 'Emerald Gaiety' = GA Glossy Abelia 5 gal. 4 Abelia grandiflora Z JA Japanese Andromeda 24 ^ -30" 4'o.c. Pieris japonica 'Mt. Fire' JH Japanese Holly 5 gal. 4'o.c. --I Ilex crenata 'Convexa' NZR Nova Zembla Rhododendron 24 " -30" 4'o.c. Rhododendron 'Nova Zembla' OLL Otto Luyken Laurel 18 " -24" 3'o.c. Prunus laurocerasus 'Otto Luyken' PSR Purple Splendour Rhododendron 24 " -30" 4'o.c. Rhododendron 'Purple Splendour' RGB Rosy Glow Barberry 5 gal. 4'0.c. Berberis thunbergii 'Rosy Glow' RH Rotunda Holly 3 gal. 3'o.c. Ilex cornuta 'Rotunda' � 1 WP Waxleaf Privet 5 gal. 4'o.c. W 0—� r--- ., O Ligustrum japonicum 'Texanum' DE Groundc0ver to 6Q ' =�n�1 3® marlemr O 30 60 Baltic I Ps " _' -; .- •. �, s, ... _ .,„ —, ,: vy 4 "pot 18 "o.c. Hedera helix 'Baltica' NOTES: + � • R= PROJECT OIG� MAX I NO. 1. Plans for an automatic underground irrigation s} stem will be 199 X45 - 002 submitted upon approval of the site and landscae plan. _ TYPE PRELITI1�lARY.' ____ _ ____ __ . \ -, _ . . - ' M N Cs ts- - , ' /' .44F1 if : -r- ' ''- " 0 rj ' q . . ' . . - . :.• J: , - 1 -I .___ IV Z Z ■ ,,'" . , : - ...0 / I, 0 \'''., ' '-. "--:, --.--_-_-' ,--.:-.,-/- • ..-, , . , , .......„_____„,„ ,,,, _. , _ . ........... ...i.. . , r c.-; 0 .....- , „,„- ,,, .......... __ . 0 0 r4 8 . ,,,., 1. . F-. kr, • . z v) I 0 A , - r ' ,....• , , . eSi c , 'A.\: ' ,,,,, _,,.., : ' , ' In 4 0 ' , c) .1 ...„ .. ,' , • :::‘..-:::; , C/D ........ r•4 r i / Ef I P ...., - ' r.- 'h.- 0 cu • - - -,--------------___ =MOVE---E-X15T-ING-- ci-Rr3_._ as '. ---' , 1-:- ..• , , , ' -.' 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Trees _ __ AP Aristocrat Pear 2"cal.,B&B ' 25'o .c Pyrus calleryana 'Aristocrat' . --„ _ , „ __ . ,_ ---- HC Hogan Cedar 8' -10 6'o .c _ . ..,, _ ___ ---- - ----- --- '_, „_____ ---------- _ ..._„_... . ----- _ Thuja plicata 'Fastigiata' ....,..__..,._ --- --- _.„ . _„ ------- _ 0 -4: Shrubs - DV David Viburnum 3 gal. 3'o.c. Viburnum davidii DWE Dwarf Winged Euonymus 24"-30" 4'o.c. ki) Euonymus alata 'Compacta' _____ EGE Emerald Gaiety Euonymus 2 gal. 2.5'o.c. -z""-----„-- ...--- ---. ------- -- ------ .___ ...... „........__ __ ..... ,, Euonymus fortunei 'Emerald Gaiety' . GA Glossy Abelia 5 gal. 4'o.c. Z I(J- Abelia grandiflora .,... ..,,,..., .4 JA Japanese Andromeda 24"-30" 4'o.c. Pieris japonica 'Mt. Fire' JH Japanese Holly 5 gal. 4'o.c. Ilex crenata 'Convexa' NZR Nova Zembla Rhododendron 24"-30" 4'o.c. Rhododendron 'Nova Zembla' OLL Otto Luyken Laurel 18"-24" 3'o.c. Prunus laurocerasus 'Otto Luyken' PSR Purple Splendour Rhododendron 24"-30" 4'o.c. Rhododendron 'Purple Splendour' RGB Rosy Glow Barberry 5 gal. 4'o.c. Berberis thunbergii 'Rosy Glow' RH Rotunda Holly 3 gal. 3'o.c. w--- Ilex cornuta 'Rotunda' ,.---- WP Waxleaf Privet 5 gal. 4'o.c. ., Ligustrum japonicum 'Texanum' ... Groundcover ( > g; 30 0 30 0 Hedera helix 'Baltica' CV „_ . Baltic Ivy 4"pot 18"o.c. 6 [ I 0 II- PPM TE D e PROJECT OFFICE MAX NOTES: / 1. Plans for an automatic underground irrigation system will be SEP 5 1 NO. 345- 002 994 , submitted upon approval of the site and landscape plan. TYPE PRELIMINARY Y -..., , r • ,, 4:4—, .P^ ,`,"^, G ` - i 7 -v.4• , "C 4 , _ _ _ d , t r' t t �h . 4" b �x .a ,. wf '. • 1 r9 N fax ' JY 'a• ti qr _ ', +: a V • . . „ n, '3 b' i t .n • + t , , t l • • , . ,• r a ,. , i n , •. , r , _ r Y , r 1 • L. . 'ti I T ,. r r , vt :N• - _ ,.r'. .P. 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' - REVISIONS , , _, _ . _ _ ---- - . • - . _ . - , • SHEET INDEX vlsiN o o 15 ...... . . . . , , . . A 01,10/c15 illavalff / . , SEQ. NO. SHEET DESCRIPTION SEQ. NO. SHEET DESCRIPTION \ . . ' a a - -- . _ f . L * Ao s , . _ _ ,- „_ CIVIL/LANDSCAPE .. _ -_ MECHANICAL/PLUMBIN6 .- - , " • . , . 1 . ....-- - . . 1 1 COVER SHEET AND NOTES 56 TIM-I MECHANICAL FLOOR PLAN _ , . ' 2 2 SITE PLAN __ 5 TIM-2 MECHANICAL 4 PLUMBING NOTES -. . • 3 3 GRAIN G 4 EROSION CONTROL PLAN . , . . -r--- , . " . \ , - \ \ \ 5 5 RETAININ6 IAIAL.L 4 DETAILS ELECTRI CAL \ 6 6 DETA I LS \ . 7 1 LANDSCAPE PLANS ' 5 & TIE- 1 L I 6HT1 NG FLOOR PLAN , - . \ Allift \ 8 8 I RR I 6ATI ON DETA I LS 5'1 TIE-2 PONER FLOOR PLAN \ q ci SPEC IF 1 CAT I ONS 40 TIE-3 ELECTRICAL NOTES 4 DIAGRAMS \ \, NO I 0 10 DETA I L5 41 TIE-4 ELECTRICAL. NOTES- 4 DIA6RAMS - . \\ . . _ \ . 42 TI mE- 1 MECHAN 1 CAI.. 4 ELECTRICAL SPEC 1 5. _ \ . \ • I III N 6 15 SA-24 SITE PLAN DETAILS 14 A-I.0 1 FLOOR PLAN 16 A-5.0 15 A-2.0 ROOF PLAN . S W 7 2 n d AVE. STREET 1,0RIL:EI S S: E T A :O R :S HIT : D ' 1 . __ . , . S -T R E # 2 8 7 ,, • ,A . . __, . 1 ... . 1 2 .1 A S TS A ..4 - . 1 1 .0 REFERENCE SIM PLAN. . , T . 1 G _: _ iz D c E NI _ E R , DARTMOUTH - l T. A & A-4.2 NALL SECTIONS 4 DETAILS I C RD C) fl O N1 . . 101 A---.-.5.0 MISCELLANEOUS DETAILS - . / 20, A MI SCELLANEOUS ROOF DETAILS , 21 A-HC HG - 6ENERAL INFORMATION r 1 A go k . p • _ " ' m e 1 ,''' ''' LU I 4• • STRUCTURAL . ,w "-: - e,.....,, , c , , •• '-'.: me %%, 4 -,-, 0 ''''. ,', ..,1 V f.A 0 (V '4114* - _ 22 5-1 FOUNDATION PLAN . 23 S-2 ROOF FRAMING PLAN ' P7--. • . 24 5-5 RETAINING NALL SECTIONS 4 ELEVS. o . , 25 5T-I GENERAL NOTES 4 ' T Y P IC AL DETAILS , , . , 26 5T-2 MISCELLANEOUS DETAILS - , . _, _ , , - 21 5T-5 MISCELLANEOUS . DETAILS 1 . - I ii - , , i - . cn to , . _ ,,,, . , , . co i2 , , TENANT IMPROVEMENTS 0 I 0 (:_ 14 ' 45 ARCH I TECTURAL. 1 , A COMMERCIAL PROJECT FOR- • . 28 .,,TIA-I FLOOR PLAN 3 1 S - 2. 5 2c1 TA-2 CEILING PLAN (/) c.) • TRANAmELL CROW BTS, .1 n c . . o TI A-5 SERVICE E CENTER DETA 1 L5 4 NOTES 51 TIA-4 PARTIAL. FLOOR PLANS 4 NOTES in Ca . Twc) PIERCE PL. ACE 52 TIA-5 GENERAL NOTES, pOOR/FINISH SCHDL 55 TIA-6 INTERIOR ELEVATIONS . I * ITASCA, IL 60143 54 TI A-1 C E I L IN& DETAI L5 35 T 1 F- 1 F I XTURE PLAN - .,- - , . = , TEL: (708) 773-44100 . ,.., = , FAX: (708) 250-4008 . . GENERAL NOTES = il , I. CONTRACTOR SHALL VISIT ME 5ITE, FAMILIARIZE HIMSELF WITH n. PROVIDE CERTIFICATIOT4 OF FOOTING LOCATION. (SEE SAMPLE 41...o - - r EXISTIN6 CONDITION& AND REVIEW AND UNDERSTAND THE nouuemeNT5 FORM IN FROJECT MANUAL). CERTIFIED BY EN6INEER. a === OF ME CONTRACT DOCUMENTS. CONTRACTOR SHALL VERIFY ALL _ - . DIMENSIONS, ELEVATIONS AND CONDITIONS PRIOR TO BEGINNING AM( 18. ALL MEAL EXITS INDICATED ON ME PLANE, SHALL BE OPENABLE , . WOW AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCY. DO. FROM ME INSIDE WITHOUT ME USE OF A KEY OR ANY SPECIAL. . _ NOT SCALE DRAWIN65. CONTRACTOR SHALL, CE RESPON.S1BLE FOR ALL KNOWLED6E OR EFFORT AND SHALL BE LAMED, 11415 DOOR TO REMAIN CMI CORRECTIONS IEPAIRS RewiRer, we TO HIS FAILURE TO DO 50. UNLOCKED DURING BUSINESS HOURS" IN BLOCK LETTERS A MINIMUM OF I INCH 141611 ON A CONTRASTINI6 BACK6ROUND. SPECIAL LOCKING DEVICE ' 2. THE PROJECT MANUAL WITH SPECIFICATIONS SHALL EC A PART OF SHALL BE ON AN APPROVED TYPE. FLUSH BOLTS OR SURFACE BOLTS ARE ) THESE DRAWINGS AND CONTRACT DOCUMENTS. NOT ALLOYED. MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED Q 85 LBS. FOR EXTERIOR DOORS, 5 LBS. FOR INTERIOR DOORS AND 15 5. SOLELY A5 A CONVENIENCE TO THE OWNER AND CONTRACTOR, THE LEO. FOR FIRE RATED DOORS. ARCHITECT MAY INCLUDE DOCUMENTS PREPARED Erf CERTAIN CONSULTANTS ABBREVIATIONS . VICINITY MAP (OR INCORPORATE Tie RECOMMENDATIONS OF SAID CONSULTANTS INTO DOCUMENTS PREPARED BY THE ARCHITECT) WITHN ME SET OF Sq. ALL. EXTERIOR OPENIN65 SHALL. COMF'LY 141114 THE CITY SECURITe ORDINANCES. . (1) / . .2 pocurem 155.CD SY ME ARCHITECT. IT 15 EXPRESSLY UNDERSTOOD, . , i THAT BY SUCH ISSUANCE, ME ARCHITECT ASSUMES NO LIAE3ILITY FOR 20. WHERE EXIT DOORS SINS OUT OVER A LAND1N6, THE LANDIN6 Cfl 0 C;1) THE SERVICES OF SAID CONSULTANTS. SHALL WIT BE MORE THAN BELOW ME THRESHOLD. . 0 C ■ 0 DIAMETER C.H.D. CONGEALED HOSE B155 ELEC. ELECTRICAL 6R. GRADE MIN. MINIMUM ROAD. REDWOOD TM.. TELEPHONE . CD SQUARE FOOT/FEET C.I• CAST IRON EL. ELEVATION ' GYP. 6YPSUM MISC. MISCELLANEOUS REF. REFERENCE T46 TONGUE AND GROOVE ANDE5TAEL5Ato 21. PROVIDE EXIT Slat!, AND EXIT LI614TIN6 AT ALL EXITS A5 4 AND CAI CEILIN6 JOIST P. ELF-GIRICAL PANEL M.O. MASONRY OPE141N6 REFR. RIEFIRJOERATOR THK. THICK 15e5 RECOMMEND lle nr IT MMENP ION5 ARE ATI°N5 A PART OF a 5 REQUIRED BY CODE. 49 AT C.J. CONTROL JOINT Q. EQUAL. 14.15. HOSE 5155 MM. MOUNTED sew. REINFORCED T.J. TRUSS -JOIST q CENTIERI-INE CL6. CEILIN6 - -. EQUIP. EQUIPMENT H.G. HOLLOW CORE MTT MAIN TELEPHONE RE4212. REGUIRM TP. TOP' OF PARAPET , ic k.. a ... „ 0 POUND OR NUNISER CLR. CLEAR E.A. EACH WAY SCR. HF-ADER TERMINAL. RESIL. RESILIENT T.S. TOP OF SHEATHING -------------- • IN CONSTRUCTION CONTRACT. ME ARCHITEOT ASSUMES NO RESPON.511511.1rf FOR FCIN6S AND CONCL.USION5 N T HE SOILS REPORT AND INCLUDES: IT F OR REFERENCE ONLY. CONTRACTOR SHALL warp?' Tie ARCHITECT, EN&INEER 2.2. NO ADDMONAL ROOF OPENING OR ROOF MOUNTED EQUIPMENT 15 ALLOWED BEYOND THAr mai 15 SHOWN ON THESE PLANS WITHOUT ( ) EXISTIN6 C.M.U. CONCRETE MASONRY UNIT =15. EXISTIN6 HOW. HARDWARE MIL. MULLION RM. ROOM T.IAL TOP OF SALL AND OMER OF ANY DISCREPANCY BETWEEN MIS REPORT AND THE PLANS WRITTEN! CONSENT OF THE ARCHITECT AND STRUCTURAL ENGINEER. AB. ANCHOR aoLT cio CLEANOUT EXT. EJCTERIOR HT. HEIGHT RAD. Recesseo HOSE 505 TYP. ' TyPicAL D WE . ASV. ABOVE C.O. CONDUIT ONLY H.M. • HOLLOW METAL N • NORTH RD. ROUGH OPENING Aix PRIOR TO EGINNIN6 ORK. THE MOR STRINSENT Reauinmewr sHAu. APPLY (' 2s. No STRUCTURAL MEMBER SHALL 5E COT-FOR PIPES, AZ. DUCTS, A/C AIR CONDITIONIN6 COL. COLIJMN FON FOUNDATION HORIZ. HORIZONTAL. N.I .C. NOT IN CONTRACT R.O.W. RI .5 6HT OF KAY U.C. UNIFORM SUILDIN6 CODE 0 U 5L 1•4D MATERIAL S SHALL C.CNFORM TO M E LATEST ADOPT ED E TC., UNLESS SPECIFICALLY DETAILED AND/OR APPROVED D B y m 1 A.O. ASPHALTIC CONCRETE CONC. CONCRETE FD. FLOOR. DRAIN HP. HIGH POINT NO. NUMEER R$. RESAWN U. UNLE OTHER . AL 0RK AN WISE NOTED di UNIFORM BUILDING CODE A.5 AMENDED, ALL ORDINANCES STRUCTURAL EN&INEER. I AD. AREA DRAIN CONN. CONN ECTION F.F. F FINISH FLDOR HT6. HEATIN6 NOM. NOMINAL. ■ • AND Irk REISULATIONS Or THE VW OR COUNTY WITH UNRISDICTION AND SPECIAL AO0U5 ACOUSTICAL CON.STR. CONSTRUCTION FIN. FINISH HDIAID. HARDWOOD N.T.S. NOT TO SCALE s SOUTH VB. VINYL MAW AFF AOVFINISH FLOOR C�ONT. REGUIREMENTS INDICATED N ME BUILDN6 EiMMARY OR THESE 6ENERAL 24. ALL SHOP WELDINS TO BE DONE IN A CERTIFIED LICENSED SHOP. BE FLOOR CoONT. OONTINUOU S FLXT. - - "FIXTVRE HVA C HEATIN6, VENTILATION 4 5.A.T. susPeNcep ACOUSTICAL VERT. VIERTICAL CUE FOODS NOTES. ALL FIELD WELDING SHALL BE DONE ONLY BY LICENSED WELDERS UNDER ALUM. ALUMINUM CONTR. CONTRACTOR . PLR.. FLOOR AIR CONDMONIN6 OA. OV LE ERALL TILE V.C.T,. VINYL COMPOSITION TI L. ONDUIT, ET THE LAR SI STUD SHALL E APPROX. APPROXIMATE , CTSK COUNTERSUNK FL. FL.014 LINE • ID. 'rave oiAmeTER oz. om GeNTER V.T.R. VENT THROU6H ROOF SITE1 in IL !REQUIR CONTINUOUS SPECIAL. INSPECTION WITH CERTIFICAT 151 BUILDIN OFFICIAL. ISSUED A5 6. WHEN SCOPE OF YORK FOR TENANT' 1MFRDVIEMENTS EXCEEDS THESE ED G ' ARCH. ARCHITECTURAL, C.Y. CMGs YARD FLUOR. FLUORESCENT 1E. INN/ERT ELEVATION OD. OUTSIDE DIAMETER SZ. SOLID CORE DOCUMENM, CONTRACTOR SHALL SUBMIT PLANS TO ME DEPARTMENT A-5.PP.. AUTOMATIC SPRINKLER ROOM IN F.H. FIRE HYDRANT . INCH OM OVERFLOW DRAIN SCAM. SCHEDULE 1 WEST BUILDING AD OF BL. DOU5LE F.O.M. FA OF MASONRY INSUL. INSULAilON OP6. OPENIN6 SECT. SECTION 14/ ITH SAFETY FOR APPROVAL. PRIOR TO STARTIN6 1MPROVIEMENT 25. WHERE LARGER STUDS OR MRIRIN6 15 Reszutgeo TO COVER DUCTS, DCE W • WORK. CC., GER ZE OR FURRING . 0 , BD. BOARD DEPT. - DEPARTMENT r.o.s. PACE OF slur> INIT. INTERIOR OPP. OPPOSITE 5I4T. SHEET ' W.C. WATER, CLOS I PIPIN6, ET DARTMOUM 5T. ' rig N DODD THE FULL LENGTH E WHERE G t.- BLT26. E3UILDIN6 PT. SH ET. DETAIL F/S FINI SURFACE 5HT6. SHEATHING WI,. WOOD , 1. ALL 5l6NA.6E 15 NOT A PART' OF MI5 CONTRA OF 114E SURFAC 114E FURRIN OCCURS. CT. SIGN CONTRACTOR 51-K. ELOCK , / DIF . DOUGLAS KN6 FIR F.S. FourrrAIN F.S.R. FLOOR SINK JT. JOINT PART14 PARTITI ATION . ON 5IM. SIMILAR • W.H. WAMR 10 KITH= HEATER ' < NTS SHALL 05TAIN SEPARATE APPROVALS AND PEWITS FROM WA FIRE STOPP TO CUT OM ALL RNING 26. PROVIDE ING CONCEALED DRAFT " w 15L.K6 DP DRIN FIRE SPRINKLER. RISER . PL. PROPERTY LINE SPEC SPECIFIC W AGEN4IES FOR 516NS OPENIN&S (BOTH VE:RTICAL AND HORIZONTAL.) AS Recul AcH geo e M. 5EAM DIA. DIAMETER FT. FOOT/F1EET LAM. LAMINATED PLAS. PLASTER 52. 50U ARE 14.RJ. WEAKENED PLAN J . , OINT g WAY AT ne l CC 1534. EOUNDARY NAILING DIM. DIMENSION Pro. FOOTIN6 , LAV. LAVATORY PL.156. PLJJP4151N6 55K. SR'/IC. I SINK W.R. WATER RIMISTANT CEILIN6. M . BLOCKIN6 0 DOT. DOTTOM DN DOAN PURR. FURRING LT. LIGHT PLYND. PLYWOOD 55. STAINLESS STEEL k4.. P. WELDED AIRE FABRIC b. UNLESS OTHERWISE INDICATED ON THESE DRAWINGS OR IN Tle Z7. 114E BUILDING(5) AND FACILITIES MUST BE ACCESSIBLE TO AND I-- = BTIAN. BETWEEN DR DOOR FUT. FUTURE PD.C. POINT OF CONNECTION STD. STANDARD PROJECT MANUAL AND SPECIFICATIONS AS 'VEIN& N.I.C. OR EXISTING, FUNCTIONAL FOR THE PHYSICALLY DISAEILED IN ACCORI2ANCE WITH Q) DS DOWN-SPOUT MAX. MAXIMUM P. PAIR 511... STEEL ALL ITEMS, MATERIALS, ETC. AND INSTALLATION OF THE SAME An A AMERICANS WITH DISABILITIES ACT (AD AMBR RAN A. AU6 MB. MACHIN OLT P.T. A) A AND ALI- OTHER 0 X C CE 17145. DW& 6 6E E B messuRe TREATED STOR. STORA6 E PART OF M E CONTRACT DEFINED BY TS E , DRAWINGS A ND SIAM/FEDERAL. 60VERNING AGENCIES. 0 3 0 CT/ CAME TELEVISION 6AV. 6 ALVANIZED MECH. MECHANICAL STRUCT. STRUCTURAL , , \ SPIFICA \ KRUEC BLVD. ECTION.S. , 28. ALL FLOOR.5 IN PUBLIC AREAS SHALL HAVE NON-5LP SURFACES IN 0 M c3. CATCH BASIN e EAST ”6.,C,. . 6E14ERAL CONTRACTOR MET. METAL Q.T. GJARRY 11LE 5D.V. sHur OFF VALVE , vs q• CONTRACTOR SHALL ASSUME SOLE AND COMETE RESPONSIBILITY 2 leC COMPLIANCE WIN ALL HEALTH AND sAFErr woes oF CM. GEMENT A. EACH 6.1. GALVANIZED IRON MFR. MANUFACTIJRER SYM. SYMMETRICAL . . - , FOR JOB SITE CONDMONS AND COMPLY WITH SAFETY REOULATIONS AND STATE AND FEDERAL. ASENCIES GPI 8 ° CER. CERAMIC ez. evAPoRATive Gomm 6.1-.5. 6W-LAM AM M.H. MANHOLE R. RISER RESTRICTIONS AS REQUIRED FOR WORKERS AND PEDESTRIAN PROTECTION E.J. E.XPANSION JOINT 6L. - *LASS RAP. RADIUS T. TREAD DURING ME COURSE OF CONSTRUCTION OF THIS PROJECT. PROVIDE 2q. STRIPING FOR TIC VISUALLY IMPAIRED! THE-UPPER APPROACH I Ez 6ND. ROUND RD. ROOF DRAIN T.B. TOP OF BEAM PROTECTION AS REQUIRED TO PREVENT ANY DAMAGE TO EXISTING T.C. TOP OF CURB A141D THE LOWER TREAD OF EACH STAIR - SHALL BE MARKED BY A STRIP OF em_ac, 0 DAMAGE E CLEARLY CONTRAST1N6 COLOR AT LEAST 2-INCNIE5 WIDE PLACED LL/ S , OCCURS, ME CONTRACTOR SHALL REPAIR OR REPLAC E DAMAGED D ARE A PARALLEL TO AND NOT mon THAN I-INCH FROM T ie N OS E O F THE STEP > A.. I_EGAL - DESCRIPTION BULDING SUMMARY . • DIRECTORY ANzwoR MATERIAL AS REQUIRED TO THE OWNERS APPROVAL AT NO ADDITIONAL COST. . THIS REQUIREMENT SHALL APPLY CONTINJOUSLY OR LANDING. * w < 0 la " 0 AND NOT BE LIMITED TO 14:XIMAL. WORKING HOURS. 50. PROVIDE 4" 1416H DIE CUT HOUSE NUMBERS, REVERSE READIN6, In Ed ' .. • C■I CONTRASTING COLOR, SIMILAR TO LETRASET TUTURA BOLD" FOR EACH _ . 10. IF THERE ARE TRENCHES OR EXCAVATION 5 OR MORE IN DEPTH U1LOIN U BUILDINS SPACE AND maw onecTLy ABOVE ENTRANCE DOORS, 4" H X 136 CODE: .S. ( C. MI) ED ITION INTO WHICH A PERSON IS REQUIRED TO DESCEND, CONTRACTOR SHALL 2" 14 X 5/8" THK. INSTALL MECHANICALLY FASTENIED (NOT UP) U.P.C. (1991) EDITION LAIS2LC21:312==.25:13 - s ' IM1:91i1 21131/QUISALlarzthil= OBTAIN NEGESSARY PERMIT FROM THE STATE DIVISION AL OF INDUSTRIAL SAFETY. JJMINUM euLotwo Aoonss NUM:CRS IN A CONSPICUOUS LOCATION ON I Cl) ARCL L - I-- THE BUILDING 50 THAT THEY ARE visma FROM THE STREET PER LOCAL. A PE OF AND LOCATED IN THE SOUTHEAST ONE QARTER F __ U OF - . . , U.M.G. (1190 EDITION N.E.C. (1990) EDITION Trareirsids11 Grwor4 EMS, inc.. I 1 - OtPlooMox, Ino. ANF 4 Associates MUNICIPAL CODE. COLOR AND STYLE SHALL BE AS SUBMITTED TO SECTION 36, TOWNSHIP I SOUTH, RANGE NEST, loilLLAMETTE OCCUPANCY •SPROUP:. - 5 - 2 , Twa Fol•rorcwo Picicas 5605 Warrensville Center Rd. 4500 Tolstoi Ave, Ste 101 II. PROVIDE ALL LABOR, MATERIALS, EQUIPMENT, TOOLS, ARCHITECT FOR APPROVAL AND CONFORMANCE KITH REGULATIONS. 1RANSPORTATION, UTILITIES, OTHER SERVICES AND MATED TASKS Itasca, M.. es0145 _ 5Viker Heights, OH 44122 El Monte, GA 91'751 iiIERIDIAN, CITY OF TI6ARE), HASHIGNTON COUNTY, OREGON, DESCRIBED AS FOLLONS: ' CONSTRUCTION TYPE: TYPE 111-N FULLY SPRINIGLERED TEL.: (-roe.) 24:05-.2.1e>1 TEL. (216) 4 121-6400 TEL: (818) 448-8182 ' NECESSARY FOR PROPER execunow OF THE CONSTRUCTION REQUIRED BY 51. 'Nov= 'ut.. APPROVED FIRE exnwsuisims AS reamer) BY . BID ISSUE DATE CONTRACT DOCUMENTS. FIRE MARSHAL VERIFY LOCATIONS OF EXT1N6UISHERS WITH ARCHITECT II/14/ P.A.x. (70& 250 FAX (216) 265 FAX: OW 445 , BASIC AREA ALLOWAB1 12,000 S.F. ATTN.- Robert. V. Seierw ATTN: Susan Barns ATTN: Norman Hon 12. ANY REVISION OR ADDMONAL mow nom= 5Y FIELD Awo Fin mARsHAL. psovveo FIRE PROTECTION IF nom" ay JOB NO. LOCAL. AUTHORITIES w ■ - IN , TIM. ' BEGININ6 AT A POINT FROM WHICH THE SOUTH ONE-QUARTER CORNER OF SAID SECTION INCREASE FOR (2) YARDS 60 SPRINKLERS 56,000 5.F. CONPMONS OR LOCAL GOVERNINIS AUTHORITIES SHALL BE BROU6HT TO - **". '.. 9 4-45-25 36 BEARS SOUTH 15 NEST 45.58 FEET AND NORTH 2)8 NEST 418.11I ARCHITECT 333:NTICe.MaINIZE Ce1Y11..Mathil= THE ATTENTION OF THE ARCHITECT 8mm FRoceepiws. I s2. A commem suFeRviser) AuromAnc FIRE SPRINKLER SYSTEM PLOT DATE: 1 FEET; THENCE SOUTH 88°16 AT " ES, 10133 FEET; THENCE NORTH 46°45 EAST, ACTUAL AREA 25,490-5.F. MUSIL PERKONITZ RUTH, INC. Kittelson 4 Associates Alpha Engine:42ring, Inc. 15. SHOULD ANY A..5PHALTIC CONCRETE ReauiRE PATCHING ADJACENT TO SHALL EC PROVIDED IN STRICT ACCORDANCE WITH ME FIRE DEPARTMENT REGULATIONS. PLANS 514,41.1. EC SUBMITTED BY A 01/10/cT5 28.8 f=EET; THENCE 1•10RT1 ° 1 -1 14556" EAST laa.00 FEET THENCE NORTH 88°16'04" 4 1150 5.1#4. PIONEER CT., sunm iimi 610 51A1 Alder St., 5t. .0 .100 qb00 SKOak. Street, Ste. 250 BUILDINGS, IT SHALL BE DONE ACCORDING TO ME PAVING LICENSED FIRE SPRINKLER CONTRACTOR 5401 spRINKu:K rise 70 P , OR 4 PLOT SCALE: INILZOLLE, ORE.6014 cT-10 POrtIcind, OR 47205 ortland 1 - 1225 SPECIFICATIONS AND THE SOILS REPORT ANC) WALL BE OF THE 5Alwit ALARM, AND STROBENISUAL ALARM DIRECTLY TO ME FIRE I = I HEST 113.81 FEET; THENCE NORTH 01°4356" EAST, Ic1. FEET; TRENCE NORTH 58.°16 NVI TEL.. (505) 685-1550 . 'TEL TE : (505) 228-'52W L 42-800 SHE AS ADJACENT PAVED AREAS. DEPARNT, BUI = (505) 55 SECTION AND DRAINJA■6E CEM TMELDIN DEPARTMENT TMENT AND ARCHITECT FOR REVIEW AND NEST, 71. FEET; THENCE SOUTH 01°4356" HEST 12.68 FEET; THENCE NORTH 88°16 OCCUPANT LOAD and EXIT WIDTHS FA-NG (505) 682 FM: (505) 215-aibq rAx: (505) 452-8045 APPROVAL. SHOP DRAWIN65 SHALL E TED DRAWN BY: NEST, 48.11 FEET; THENCE SOUTH 1°4356" NEST 154.' FEET; THENCE SOUTH 36°0858"- OCCUPANT LOAD (U5C SEC. 550 TT 3c0 AN.: Jonathan 6roy, PM AM: Bruce Robinson, PPH ATTN: Ed Christensen, PM 14. ME CONTRACTOR SHALL EC RESPONSIBLE FOR OBTAINING AND DEPARTMENT AND ARCHITECT 5 ST TO THE FIRE PRIOR TO INSTALLATION. FV EAST, 23.68 FEET; THEN SOUTH 14°0053" EAST, 68.63 FEET; A FLOOR AREA OFFICC INTERIOR CONSULTANT BL. EPARTMENT TO THE POINT OF BE6INN6. U5E AREA OCC. LOAD FACTOR OCCUPANCY LOAD PAYING FOR ALL PERMITS. LICENSES. INSPECTIONS AND 1E5TING INDICATED ON Tle PLANS AND BY SPECIFICATIONS OR REWIRED BY THE SHEET TITLE . LOCAL S D SOILS REPORT AND/OR ReouiRer) By ANY 60VERNMENT A5ENCY . 55. NOTE: 111= -4 -4- - Ni - l Par 1 • • - SUBMITTED 'FOR I. SALESROOM 19,645-5.F. 50 655 Trammell Crow CompaN , 6. Herschman Architects CITY OF TI6ARD . CONDITIONAL OVAL OF THE Fin AND EOILDIN6 DEPARTIAENTS. COVER SHEET CONTAINING APPROXIMATELY 60,420 SQUARE FEET. THE BASIS OF 5. 5TOGKROOM/STORAt5E 5,841-5.F. 500 10 6.950 SA 6ornini Drive 25625 commerce Park Rd. 21118 BRIDGE ST. 5• CONTRACTOR SHALL VERIFY THE SIZE AMP LOCATION OF ALL THREE (5) SETS OF COMPLETE_XORKINO PLANS AND HYDRAULIC S. TOTAL oovaron, OR 47005 elan OR d, 014 44122 UTILITY LINES AND STUBS TO ME EUILIN D6(5) A.S MAY EX INDICATED CALCULATION,S, WHEN REVIEWF-D BY THE RE6ISTERIED SHEET NO. _ 25,440-3.F. 665 • Clev TI6ARD, er , - TEL (505) 64 . TELI (216) 464-4144 TEL: 015) 555-6 ON ME PLANS. CONTRACTOR SHALL BE graumeo TO BRING ALL EN6INEER SHALL BE SUBMITTED TO THE FIRE AND BUILDING • FAX (505) 520-'1400 FAX: (2(6) 464-65(42 FAX: (515) 555-1104 UTILITY LINES (WATER, SEWER, &A5 AND ELEOTRICAL), INTO ME DEPARTMENTS FOR APPROVAL BEFORE INSTALLATION _ ATTN: John A. StInek, Mngr. Director ATTN: Mike Crisllp, PM ATTN: Mark Burrows BUILDINS FROM TeRmiNAnow POINTS AS INDICATED ON THE SITE John Lovelace, Constr. We% PLANS. READY FOR SERVICE. 34. 6ENERAL CONTRACTOR 15 RESPONSIBLE OORDINATION OF TS , BEARINGS FOR THIS DESCRIPTION IS COUNTY SURVEY No.2438) EXIT KIDTH ALL FIXTURES 4 CAB1NE1RY INSTALLATION, WHICH INCLUDES DRILLIN6 A TOTAL. EXIT WIDTH REQUIRED: 11 L.F. ' ' 16. ME &ENTERAL. 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L. , i it i ' I .. , , I I , 1 „ • , N '•••-•.....,?,,,, \ 1 ' f I _ 1 ---. :- .. „ . .. . . , ‘.' .: , i•"•:::''' ' i 1, . 11 , . J 1 1 15' OC. (TV) Mir \ i l l \ 1 1 , dr .0C it. gig GI CI CI 0,4 ' 1 1 i ti i , , \ 1 ,, s i , it ''''' 1 1 , 1 I 1 , i k -----, .1 /1 '', ,,,,, r . ! . , 4 . ,..., 4, ,, , . \ . - 1- , "- . • 1 i A . t", --- ....- 1 '1: \/1 .11, t4;12-4-13-q61.::' _1,.,- L IE N = 1 '"4:1 1 1 1 1 1 ' ° • . • ,., _ T / III \s! 1 ..,........ i I 1 I r . 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S 311 0.005 1 1 i \ 1 1, 4 ....,. . t 6 . 1 f i ,. I ___ -- it , i , ,,,,. . ,. . . '\,./- ---" '.... .. - , -, f i' 1 1 i 1 i 1 r ' i I I / ■ , ‘ CI ' 3 -3 3 3 3 ' - , .. • . . 1 r I \ 0 CONNECT 4" PVC OMNI° 887 - WA .,„ - ..... N,,, : ,... • (.. I • \ k 1 r II ....-.. 1 . . . r1i , ,,,,„,........". r 1' i r 1 i , • VAULT & DAYLIGHT TO DRAIN. ' , , ,, . . r / '''`.1 I 19_6 ,/ 1 : _ IN ' ALL. 45* • I , i 1 441 I tIm ___-...---------- ig ',/ ,.......------ ILN ‘! STA 0+' - 10 I 1 1, . 1 . i FP 1, , • v„ , .....„ i • ,i-- , if, , :7 ,' ■• I, r ...C d. \ I 1(LN STA 0+ • • ' -- 1 , / --.'''''''''.. 1 1 t...............r.........oro.■,.............■.,.....................■.........4... , ., . 14 .. . \ .., 1 . .. I 1 4................. ......-. .4 ... ,440 \ i 111/ I iii, \ \ . ..\\ 1 \ Ii / 1 r r • c,.., _......../ , • . „ , 1 .16 . , .... . .0, .....---- g. k ,....\\N. ‘,.,,,z., ,i i ,,,,.,, ____ 1, - ' 98.&3 1 C t7c4 i . , . .., i . i $ . t I i I -....,........ 5 LF ADS 0' b. • • ; it • I 0... _ , • • ,' 1 , tss. s s_ 1 . r i I A 1 6 . i • ' I i , .. ) „ ,, i k 1 g- k t i - ,,-- 7 ... 1 • • • . ' 1 ::: I 'I' l''' ; / I 1 VAN 1 / • -...- • / I LI • , , , ,.,,,.. .. . , p„....,-_,, , / . , ‘,... i r r F I 1.1 1 . ' r C' 1 I ! 1 I \ INS ALL 22.5' BEND , 1 / , .", ,, ' , .; . 1 61 , I • " E,, IE = 198.84 , INSTALL 11.25' WYE, ' ' - ' , . i 1 ,9* di .■,‘ ,` ,. ,,,,, , •,.• , i , ' • '' "•''',' , ,.: , • ' i C.," • .... I 1 / - I' e STOPS/ N."' ' LN C STA 0+71.00', - „ , 1 - • , 1 -"-- : t i t 1 ' , -...,..,„. r (LN D STA 0+00) , , , , , . / / , r ' , . ' , 3 :.:.. , : 1 1 i >1 1 ..,,,,,, 1 ........„:__, r ) ' . i . I I r . . • '. : •• ,A.. , .r.i 4 t I 4 ap . ....., i k I _ . . 1 k•-• , N . 0 -- - --- -7:--,..... , , .., ., , .p„,,4 / ::,,,-? STALL a3 ' 44(4°0 I E = 199.24' 206 , , ,, ., 't . , 1 • •• I 1 . ; ... ' / , 4: ' r----7" • i TE = 202.4 .* Ck- , \ Is. Li ' t I , • __ I __, If r - . . , , - . ,_ .., .. , . . - - ._ , v..t. , i 0 -,..s.'„' t '' ' .i: ' (0+8.31. 0.82) , r i f . , , •••t: . ug.. STA 1+00.00 ' I 1 -.), I , r---... -- f 6 / ' 4.0 • . , . i , • --...... - i ,.... , ‘ i , , , . . , , i . .•.,, 1E 196.86 : ..7 I ,. „ . INSTALL CO. #3 [ 1 --....,„. . IV ----..:•,,--;‘„, r c , i --... ....., II i r . -,. , . efiTsrrtfoot 1 ., , k , i --..., '.."'"■... 0 ''.,•',.:fr ' ', 1, Ir ••■,: ..„J , .0 ••‘ / I t 'Po t ,,.., i R..,204...... , i.,•, , , ...,, _....-„,„- .. , ...„..--„, _.. _. t ...... I.., - r ' -, •00 . . . i , 4P , • 1 1 z I ' : ` / ii r r .,::.,^,::.,,,' 14 = 200.24 \ II I\ 1---- - J.-. i r r 1 OP 6 , 4 , .. , , 1 ,` . • „ •r: . „• ' ., P 1 • .1, ...„- , . t i . .. - I ' i i , . , --.-... _ ,, , , ' . . ,- , , i 1 1 i - 0 • r 1 r ,, , . -...._ -,... .,......,...,,,,,,,.......„....,-..:„...., ., I 1 .4.1 I li C.5' 40 0 ■ . . ' _ . . i . 4 , • , ..... .........„...4 , , . . ril il , STUB END 5' \I 111-----'"----...„.."'' .... ............ il , 1 , . t r , , , , , , • • , . --..... • 74.34, -0.49) / UNE "E" : 70 L." , k , ,.. . ----------.....„......„ -... \ •- l ,------,....... Rim . - a. \ , i I , ,, / , , ROM THE BUILDING. .1 _ . .• . . . , --„„ 1 , na y--- , , . •4,,',,i' .,. . r , r i 1 I i . t 4 I 1 NG% k 11 Z . (V . X , , ,, , ,* . ',.. '11114111110,...... ' i i 1 ' I • ' , - / .........i.......,.. ...,--- 4,..... ,..::. ..............-.....-...,„_.24 , 0 „ ...._,, •••,.., , r P • 1 1 , ) OF 8" ADS 0 S • 0.01\8 r . --,,,, , I 1 „.....,-.,,,;•,„•,... , / ... . ..--... ., ., .... i INSTALL 22.5' MJ BENDS FR:: SW CORNI"; '• t 1 r----illkL i I . , , • -I . IIJI arnilimisar g.1.0 / '''' "..3,..,.. ..".4 ' ' 1 I 11 < ....4 ' , . .. • . .,,, , ...33,,......... L ' ' ' .."...:::,..., I . , , , M b. ' U. 11.251M: ' PS , :I , . , ,. ,. : pr • - 410 ,s . . 4N1416. . im i llj4".9 'END 'S , • , r _„.. INSTALL CB -i „ , u. c," . . . -......, .,.: ,,•,...... . ,i 1 % "'L., ,./ , . ,_. , ....„,, •''''■,,,,,,,... r ., , 0:, . • 1. I et . , • ' , . '•,'•, .- / / -‘,.... - ,--....... 7 ,.... , • . 0 IP 18 ilr-r--..,..." ..., I 1 M .. \ 1 • ,' •••<, ••• '''''''''.•=......, . - • ,....1 • ALL 45' 43 SEND - • ' , ' r„ ‘ . .• ..... , i , ..... \,....., _ 1 28 LF. OF -P --.'"""""---4"---------------.4111 VC IN SAMELENCH LN E STA 0+00 i I . , ,ls , ' , . 4011 . _ . - , . _ .........„-,.;..,::„.......-.., 0 S=O / / / f c ( 4" ....,T.......,..., 1,101 . ,....), ,r. ' ' --.. ' r. - **---------------....„-- .....0 --,_,_ --.......... ,.., G E RA : E 2o un i.50 2°4 : 7 L I a . -•.- - 1.---' , Au. - . ATER ...SERVICE . , 7 -_,„_ ....,_. .... z , ?„ . , -..-.....-..,,,...„........ al ' ''''', •• •:.# , • r to • 2 L. 1 2 N7 :4111 i nf. ",„........ I S. W/O •--_________ / ---,-,......„ -......„! , ......... ... , (...„ i . ' . ........ .. ,., . / • .. ..............._ ....., • -(111) ----- i - -- - --, -1 . , . IN TALL SS C.* i ....... yrN., ,,,, •,--- r r • ,t,... \ - ,- v ‘ • 4.11 , . ,-.:, - -- \ ,,, . ....,„..- < 7.- ' I i . , \ ...•'-' '''`,..„.....„ IL 1--,-. I-. . .. . . . , .....,, . ... , ., . /- , \ . . ... ..... .... I, ., . , ,,,,,,,,,..,,„•-.• . , .......... Uril . -.....„ ..., , r , , \ .„..--i 1 r ii. • . , r . , ,........ , .......__ , 1 ,.. --.7 7 ---- NSTAI: 44 9 5 6 .2. 2 .4 6m 2.-0_, N, -----...._ i _ . . _ . ,. . . ,,,,,,..„.„,,,..„, .. . .- -........, , ‘ , . , ...... . ----............................. .......,,,..:„ s7.- e ,,, . ‘ .. ' / PLUG END f --'.."" ' • ....... k' - .•, . ......... , -......, , , ,-.., , r...; ' ,.,' - i l 0 . -- '4 7 • ,,s;:' •- • , .....„ . , ., , • ... ••••,...... i • , , :, ' , "•, ' '' ' ■ ..•••..„.....„ •■•••• . / INSTALL 6 FIRE UNE' r: i ,,,, ,...., -. . - 'I i ) ... : e i , ....., ' - - --------.: W JI . . F D 7 - - - - - .."-- ...: 4 ' CH ' VA ( li L. T ASSEMB I ntl ' : , - ! - ," ' ./ : '''' ''''' ' ' . : ' '," .,,. „.' '1 ' :'. ,' ,. ," ,,,, :1 ,' .' ''' ' "1 1 ,L : i , ..: ' , 117:: ' -,.' ' ,--: ' ' ' ...' , ,.' . :::coNt i crlf;STA--- Ex:TING : SAN. SR / . _ ---.- ------- --------,s ,...._''. f . •„,,,,,,,„,_,•,. ....._. . , , ,, ,........... . , .., UNE "Al" .7.! 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DETAIL 3/A4 (CO-ORD11•1ATE lei/ EILD'G /*1-1ELL DWG'S.) ei W / 16'-0" / 24-0" 120'-0" 28' v w / / / / / • o cr I-- X CD / / I&V-0" • / ,.. „.., t PARTITION LEGEND • 0 die . 1-- zzzzz TYPE "A" == TYPE "F" I Z 5/8" DRYWALL EACH SIDE OF 6" METAL SAME AS TYPE "C" EXCEPT HEIGHT TO BE SfuDs 6 24" o c. TO ROOF DECK LV-0" APF. (EXTEND FRAMING AT CORNER 114 FE 0 0 TO DECK FOR BRACING) I-- T 0 I M1111111111111111111 YPE " C " A z - su-i 5/8" DRYWALL EACH SIDE OF 3 5/8" MET . PAINT SCHEDULE i 4 W co CC 311:31C "G" 0 STUDS 4:p 24" o.c TO 6" ABOVE CEILING TYPE ' " 0 5/8" TYPE 'X DRYWALL EACH SIDE OF 3 5/8 AI HI PAINT WALL (5) - c r • NNW TYPE "D" METAL STUDS 0 24" oz.. TO fg.00F DECK 0 P 42", NT PANT W ALL ALL 0 TO 8 0. WINDOW, PAINT 5 . 1 CO'' NOT, 0 c■ SAME AS TYPE "C" EXCEPT DRYWALL AS D TO DECK tet=r TO Si - 4 IMMT TIA , 0 m Ty " " C NDICATED (— —) TO EXTEND TO DECK = YPE " CII 'T "H TO ECK REFER TO "REAR WALL CAIN-LINK FENCING OVER 2 x 4 NON-COME3 0, PAINT WALL 0 t =cpE E ELEVATION" ON E/HEET A 6 8 I-- Cl) I— 5/8" DRY WALL OVER 3 5/8" MTL STUD STUDS TO 10'-0" AFF (SEE SPECS SHEET A5) TO DECK \Y FOR PAINT NOTES FURRING STRIPS IN/ 13ATT INSULATION kV T1'PE "J" <> PAINT iNALL 0 FAINT NALL 0 , FOIL FACED VAPOR BARRIER OVER EXISTING NALL TO REMAIN AS 15 TO DECK MASONRY WALL TO UNDERSIDE OF DECK v ABOVE VESTIBULE (CO-ORDINATE I^V BLDG .r.,HCLL DINGS) ' ., 1 B v ID 14/ IS 9 S 4 UE DATE: . , . N E f) JOB NO. - • 94-345-25 , _ PLOT DATE: . 01/10/95 PLOT SCALE: 1/8' = 1'-0' DRAWN BY: . KM — SHEET TITLE: Ti FLOOR PLAN - SHEET NO. . . TiA_i FLOOR PLAN - TENANT IMPROVEMENTS 1 . SCALE 1/8' is T-0* MS - _ 0 t- « o ` A U 0 1 1 \lim E-. C A X 1 1 cv W 41 "� .0 ,,,:. ,__ . ,t O Q ME CQj R EV15E GENERAL NOTES SHEET INDEX W g _ S 1Th 7 I A95 14 \ 1 1. ALL WORK TO CONFORM TO THE LATEST EDITION OF THE OREGON 1 ' COVER SHEET & GENERAL NOTES yq � � r 1 CHAPTER A.P.W.A. SPECIFICATIONS, THE CITY OF TIGARD STANDARDS 2. SITE & STRIPING PLAN � � � AND SPECIFICATIONS, AND THE CONTRACT SPECIAL PROVISIONS. ) m 3. GRADING AND EROSION CONTROL PLAN 2. THE CONTRACTOR SHALL PROCURE AND CONFORM TO ALL CONSTRUCTION 4. UTILITY PLAN PERMITS. C o OU-1.10\\\-6 r 5. RETAINING WALL NOTES AND DETAILS ° 3. CONSTRUCTION OF ALL FACILITIES TO BE DONE BETWEEN 7: 00 AM AND o 9:00 PM. 6. ENGINEERING DETAIL SHEET a ' Zvi '95 . 4 ALL EXISTING FACILITIES TO BE MAINTAINED IN PLACE BY THE 7. LANDSCAPE & IRRIGATION PLAN _ CONTRACTOR, UNLESS OTHERWISE SHOWN OR DIRECTED. THE SITE LOCATION �' CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO SUPPORT, 8. LANDSCAPE & IRRIGATION DETAILS. }. W LI MAINTAIN, AND PROTECT EXISTING UTILITIES AND OTHER FACILITIES U 9. LANDSCAPE DETAILS N • AT ALL TIMES DURING CONSTRUCTION. DARTM•UTN ST. � o 5. THE LOCATION AND DESCRIPTION OF EXISTING UTILITIES SHOWN ON 10. LANDSCAPE SPECIFICATIONS v THE PLANS ARE COMPILED FROM AVAILABLE RECORDS AND /OR FIELD w \ w SURVEYS. THE ENGINEER DOES NOT GUARANTEE THE ACCURACY NOR THE HE � 1-- c COMPLETENESS OF SUCH RECORDS. THE CONTRACTOR SHALL FIELD o VERIFY LOCATIONS OF ALL EXISTING UTILITIES. S T 0 R & SANITARY N O T E S CI: 6. THE CONTRACTOR SHALL ERECT AND MAINTAIN ALL TRAFFIC CONTROL i Z DEVICES. CONSTRUCTION SIGNING SHALL BE IN CONFORMANCE WITH 1. ALL WORK AND MATERIALS TO CONFORM TO THE LATEST EDITION OREGON KRUSE any;. '''' ny; THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES AND CITY OF CHAPTER A.P.W.A. AND THE U.S.A. STANDARDS AND SPECIFICATIONS. . TIGARD REQUIREMENTS. LOCAL AND EMERGENCY ACCESS SHALL BE B?TA ROAD _ I rnI TO STARTING CONSTRUCTION. N o 7. NO TREES GREATER THAN 6 INCHES IN DIAMETER SHALL BE REMOVED a WITHOUT AUTHORIZATION BY THE CITY. PRIOR TO CONSTRUCTION, A 3. ALL CONCRETE MANHOLES SHOWN ON THE PLANS ARE 48 INCHES MINIMUM w E, o o p c PHYSICAL BARRIER SHALL BE PLACED AND MAINTAINED COINCIDENTAL }; DIAMETER AND CONFORM TO U.S.A. STANDARDS. MANHOLE EXTENSION NORTH N WITH THE DRIPLINES OF TREES NOT MARKED TO BE REMOVED OF RINGS SHALL BE LIMITED TO MAXIMUM OF TWELVE INCHES TOTAL' o GREATER THAN 6 INCHES IN DIAMETER. HEIGHTS. I- 0 Y 00 I,� I �_ I- w c7 8. NO CONSTRUCTION VEHICLES SHALL BE ALLOWED TO ACCESS OR DEPART 4. ALL BACKFILL IN THE RIGHT -OF -WAY SHALL COMPLY WITH CITY OF TIGARD VICINITY MAP -"'` N m >- >.. m II THE SITE VIA BAYLOR OR CLINTON STREETS WITHOUT PRIOR APPROVAL PUBLIC WORKS STANDARDS. NTS 03 m OF , N OF THE CITY OF TIGARD. c5 ° ~• w 5. SUBSEQUENT SETTLEMENT OF THE FINISHED SURFACE WITHIN THE 2 La Z 3 w ' 9. THE PARKING OF CONSTRUCTION VEHICLES SHALL BE LIMITED TO THE WARRANTY PERIOD SHALL BE CONSIDERED TO BE A RESULT OF IMPROPER L, a > o a { SITE ADJOINING S.W. 72ND AVENUE, AND SHALL COMPLY WITH ALL COMPACTION AND SHALL BE PROMPTLY REPAIRED BY THE CONTRACTOR AT o 0 cc a C" CITY OF TIGARD REGULATIONS REGARDING THE LOCATION AND DURATION NO EXPENSE TO THE OWNER. i' OF THE PARKING. 6. ALL SEWER LINES ARE TO BE AIR TESTED PER DIVISION III, SECTION 1s .4__- 10. NO CONSTRUCTION MATERIALS SHALL BE PLACED OR STORED WITH THE 303.3.16 OF THE STANDARD SPECIFICATIONS. ALL MANHOLES 'Tf-fAT - RIGHTS -OF -WAY OF S.W. 72ND AVENUE OR DARTMOUTH STREET AT ANY REQUIRE HYDROSTATIC TESTING SHALL BE TESTED IN ACCORDANCE WITH ' LEGEND TIME. A.P.W.A. DIVISION III, SECTION 303.3.15 OF THE STANDARD � - ,y SPECIFICATION. � c :16: ei, � ,� A x z J% N 7. ENGINEER RESERVES THE RIGHT TO ADJUST GRADES OR ALIGNMENT TO a i - x - EXISTING SANITARY SEWER LINE G RAD I N G INOTE S ACCOMMODATE OTHER UTILITIES AS REQUIRED. t i o � EXISTING STORM DRAIN LINE y �' cQ O f . ' 8. ALL P.V.C. SEWER PIPE SHALL CONFORM TO ASTM D3034, SDR 35 `" EXISTING WATER LINE ` ��/ N 5 � P� o SPECIFICATIONS AND SHALL BE CLEARLY MARKED AS SUCH. JO E 1. ALL GRADING IS TO BE PERFORMED IN ACCORDANCE WITH THE I - - -- EXISTING SANITARY SEWER MANHOLE RECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY 9. ALL STORM PIPE SHALL BE ADS N -12 AND SHALL CONFORM TO ASTM - , - - .--___I____--- EXISTING CATCH BASIN APPLIED GEOTECHNICAL, INC., DATED DECEMBER 24, 1992, AND F405 SPECIFICATIONS. �' """"""" """ """ """ - EXISTING STORM DRAIN MANHOLE AS SUPPLEMENTED APRIL 29, 1993. . -. ( r ; - _ -_-__-- EXISTING WATER VALVE r THE MAJORITY OF THE SITE HAS BEEN RECENTLY STRIPPED. PRIOR TO NOTES f' ' EXISTING FIRE HYDRANT START OF GRADING OPERATIONS, WE RECOMMEND THAT ANY SOFT - WATER .N. MANMADE FILLS, LEACH LINE SYSTEMS, ORGANIC SOILS, GRASS, ROOTS " / ' -." `__� SANITARY SEWER LINE OVER 2 INCHES IN DIAMETER, AND DEBRIS, BE REMOVED FROM BENEATH - / SANITARY SEWER MANHOLE 1, ALL BUILDING AREAS AND FOR A DISTANCE OF 5 FEET BEYOND THE 1. ALL ON -SITE WATERLINE CONSTRUCTION AND ALL MATERIALS SHALL MEET , -�� PERIMETER FOOTING LINE. A REMOVAL DEPTH TO 18 INCHES BENEATH - THE REQUIREMENTS OF THE TUALATIN VALLEY WATER DISTRICT. ' ��i STORM DRAIN LINE THE FILL AREAS WITHIN THE CUB FOODS /RETAIL BUILDING IS ' __._ CATCH BASIN - CB, OSCB 7 BY THE EXPLORATI 2. CONTRACTOR TO VERIFY ALL UTILITY LOCATIONS PRIOR TO - jjlIONS. DEEPER REMOVAL OF FILL _� STORM DRAIN MANHOLE MATERIALS (UP TO 8 FEET) IS ANTICIPATED IN AREAS OF PREVIOUS CONSTRUCTION AND SHALL COORDINATE WATERLINE INSTALLATION WITH - .� ._�. III 0 STRUCTURES WITH BASEMENTS AND WHERE ORGANIC SOILS ARE PRESENT OTHER UTILITIES. N I f ....„ -- CURB INLET (POSSIBLY NEAR THE CREEK). AN ENGINEER SHOULD REVIEW THE 0 -- CLEANOUT W STRIPPING AND STRIPPED UPGRADES TO ENSURE THAT ORGANIC SOILS, 3. ALL WORK AND MATERIALS SHALL COMPLY WITH OREGON STATE HEALTH v - -- WATER LINE O UNCONTROLLED FILL OR OTHER MATERIALS WHICH MAY BE UNSUITABLE DIVISION ADMINISTRATIVE RULES, CHAPTER 333, A.W.W.A. AND w FOR STRUCTURAL FILL SUPPORT DO NOT EXIST. A.P.W.A. STANDARDS. '� .��' F" BLOWOFF �� 0 - 4° °`-�� WATER VALVE M o. WHERE LOOSELY BACKFILLED TEST PITS OR FILLED FORMER BASEMENTS 4. 6" AND 8" PIPE SHALL BE PVC PRESSURE PIPE, 900 -81, CLASS 150 --------- WATER METER OCCUR WITHIN BUILDING OR PAVEMENT AREAS, THE LOOSE SOILS (DR 18); CONFORMING TO ANSI /AWWA. 2" PIPE SHALL BE ASTM D I I ► a , _ _ .. SHOULD BE TOTALLY REMOVED TO EXPOSE NATIVE SOILS, THEN 1785, SCHEDULE 40 PVC, NSF APPROVED. THRUST BLOCK n REPLACED WITH GRANULAR BACKFILL. ODOT 3/4 " -0 CRUSHED BASE _ , FIRE HYDRANT (- ROCK IS RECOMMENDED. IT SHOULD BE PLACED IN 8 -INCH MAXIMUM 5. HYDRANTS SHALL CONFORM TO AWWA C -502 AND SHALL BE APPROVED BY SIGN I i I Q LIFTS AND COMPACTED WITH MANUALLY - GUIDED MECHANICAL COMPACTORS THE WATER DISTRICT. «r r i, - UTILITY POLE . _., 0. caste `J TO GRADE. COMPACT TO 90 PERCENT ASTM D1557 TO WITHIN 3 FEET ' :,i Awl ' ' -- - EDGE OF EXISTING PAVEMENT - EP OF SUBGRADE AND TO 93 PERCENT FOR THE UPPER 3 FEET. 6. ALL TEES, BENDS AND BLOW -OFF LOCATIONS TO HAVE A POURED -IN- - PLACE CONCRETE THRUST BLOCK CONFORMING TO CHART SHOWN ON • I • I • - TEMPORARY CONSTRUCTION DRIVEWAY (/) IN PAVEMENT AREAS WHERE STRUCTURAL FILL IS REQUIRED, THE - DETAIL SHEET. a STREET BARRICADE LL SURFACE SHOULD BE STRIPPED OF ALL GRASS, ROOTS, VEGETATION, OR ,� I t - UNDERGROUND ELECTRIC y L!_ DEBRIS, AND MOISTURE - CONDITIONED TO NEAR THE OPTIMUM MOISTURE 7 WATER MAINS TO HAVE A MINIMUM COVER OF 36" FROM FINISH - LIGHT POLE III 0 CONTENT AND COMPACTED TO 92 PERCENT OF ASTM D1557 (MODIFIED GRADE. i T I. -- TELEPHONE RISER PROCTOR). E ADDITION, GRADING SHAL SPECIALTY ODE CHAPTER __ 8. PIPE BEDDING SHALL BE AS PER A.P.W.A. DIVISION III, SECTION I O' WELL - AS NOTE 70 OF THE STATE OF OREGON STRUCTURAL SPEC 301.2.02 AND SHALL BE 3/4 " -0" CRUSHED ROCK. � ..--- FENCE - AS NOTED U I -- 2. EMBANKMENTS OR STRUCTURAL FILLS SHALL BE CONSTRUCTED FROM -- EXCAVATED MATERIAL ACCEPTABLE TO THE SOILS ENGINEER AND SHALL 9. TRENCH BACKFILL SHALL BE "CLASS B" PER A.P.W.A. DIVISION III, - SURFACE STORM WATER DRAINAGE CD BE BROUGHT TO GRADE IN LIFTS NOT TO EXCEED 9" LOOSE MEASURE. SECTION 301.2.048 IN ALL PAVED AREAS IN THE PROJECT. I MONUMENT BOX EACH LIFT SHALL BE COMPACTED TO THE SPECIFICATIONS LISTED i CONCRETE SURFACE IN THE BEFOR MENTIONED SOILS REPORT. 10. ANY CROSSING OF WATER MAIN BY SANITARY SEWER SHALL BE MADE AT BRUSH TREES APPROXIMATELY 90o AND HAVE 18" OF VERTICAL CLEARANCE. � - BRUSH/ TREES FILLS SHALL NOT BE CONSTRUCTED ON NATURAL SLOPES STEEPER THAN ; N TOP OF WALL TWO HORIZONTAL TO ONE VERTICAL. NO ROCK OR SIMILAR 11. ALL MANS TO BE TESTED AT 150 PSI FOR ONE HOUR WITH A MAXIMUM Cit �.,_ TI3 TOP OF BANK IRREDUCIBLE MATERIAL WITH A MAXIMUM DIMENSION GREATER THAN 12 LOSS OF 5 PSI. WETLANDS INCHES SHALL BE BURIED OR PLACED IN FILLS. ROCK OUTCROPPING F____ Li. 12. ALL MAINS SHALL BE CLEANED AND FLUSHED WITH POTABLE WATER PRIOR TO DISINFECTION AND BACTERIOLOGICAL TESTING IN - HANDICAP RAMP & SIDEWALK o T- ACCORDANCE WITH A.W.W.A. STANDARDS C601. PRK JAN 17 1995 PROJECT OFFICE MAX N0. 342 -002 „_ TYPE CONST. PLANS 1, 1 "' • t i :II E 11 I I i ; _..._. __ z a I \ 1, ', I U A A 2 D to ; 3 1 �,. , E i i'fl 1 .aE y J r ( I ) I •' • r ♦ , ♦ j t r' — � O O O) gi4 i ' `] N O �• / 1 J ij il tII • i 4 It I � _ - rza <4 qq r I f 1 I i • i : 1 I ' 1 ix:///1 L j T; I I r+ 1 I + ++ - • Ce w !il r': j r R= 25.00 . m _ L 3927 J £ j ' _ �` 1 ` Y a w w : . H . y ♦ . r : r' :' ' '• 1 J - OE .•__."" -- ..^•^____^'^'-___....•__ i:: ;: ::::111,1::,,,].. ti ` 1 • ♦ I L r d ♦ + ✓', t_ _ « :.•r ; f - — —__. — — - - _ ..._ _ _. I T RI AN G ix `.. +._ ; '� 'i 1 ,. STOP--------- STOP ; w ,:, �: 30' L ' j: ,- ; : ' 76.5' ` ` , 1 91 i 6 \ ,,, I o ° I • ' i i t � j'' _ '>i"i' • ' `' ' � I 24.7 ' I t �' `, N �, i; 0.63 i -�� j I�! !II! , r i , ! \ I � � I , i 111 w w i i,;: - 11 ( ; \- \ `I ! ; t .75 1 2 4 • ' 25' .63 7 9 STANDARD '� \ z_ ' E 4 Q 1 " N I' w O 1-- M E # E - I' ■ 1 I o I 4, ,..) _ \L z to 1 JI I I 3 ;i f 2' 10 STANDARD I II ,, 1 .e"'.\. l I l' II 420 __ - _.._..._� I : ` 85.0' � I ' ' Il ■ I I rn I o I 92,5' CROSSWALK MARKINGS TO BE PLACED j' i ' RETAINING WALLS USING 12" WHITE STRIPES ®24 O.C. NOTES: w w w i ' �'f -' ;i 11 I f a a a ' i o 0 0 / ti+ 1Q O TY TRENCH TO BE AC(FlLLE W N I' J + , = i l GATE &CA PP ED W% 3 AC. �IF PAVED) o w - t z 1 2 1 ; i i ) I o 10 STANDARD I r ! I VC & 3 -2" PVC SCHEDULE 40 ELEC. I w cv p a ' J j o ®�� G ENDS r M N CO - J y INSTALL 1 -4 PVC SCHEDULE 40 ELEC GRADE i {r ` I� i " m m m © II If tD N r- d' ,� i •-••• 4 I-' FROM EXISTING GTE CONDUIT TO BLDG. W Z w 1._ i i ' i ' , ;� ti JIIJ2I S STANDARD - 2 HANDICAP g' 5' 9' 2 3 0 " " a W a • ! j , I # 3 COMPACT (+- -i.l+- +I� --,.J i , > o f 1 i r 1 x i I 0 0 . 0_ N I ,. � 30.0' - / l F F = 2 0 9 . 0 I E � I I�GHT TRUCK ET 6 PAVE 6 MENT SECTION �' t C C C SEE SHE • t 88.0' i I PARKING SPACES: b / 67 STANDARD t / 1 " ff 90.5' 8 - OMPACT II £ , , ' f � C C C 2 - HANDICAP ;: ma c f/ / 1- HANDICAP VAN I I o " ' J- V AN ii % ' I I �,, I !E f • .. 2 ' I ' r 6 S - 1 HANDICAP VAN I � _ I' r f ` ' 6 ' TIR it I ' STOPS 3 COMPACT f 7 , u U ! j III .li:,.r �_ '! I :I. `^ 1 ,` , ! ��li; �' it l r f , 1 .., I = a ' ill. " 4 ' WHIT 4 LI I i jli °i!� i I r' t i I i \ ! 1, �I,I�I I li. / i , 1 ! ! `�• 7 , STANDARD STALL ;' r �i�l _ 8.5' X 18' (TYP) I 2 -4" d • : 4 PVC SCHEDULE 40 ELEC. GRADE W/ 3 R SWEEP INSTALL 'i !�* F r 5 I ., 1 i ix : { a = 11 t r It! I 'I I ! I STEEL W/ 3' R SWEEP j 1 1 ' 2" PVC ELEC. GRADE SWEEP '' ! - ' �' a 'l o � I , SCHEDULE 40 ` �\ i� y _. * j t �.— GPI ED 3 W ESA RAL �. I 1 E •. /` -fin 1 t b CROSSWALK MARKINGS T 1 - - r� i' �� „: � 16" CURB USING WHITE BE PLACED -% . -` sr. NG 12" STRIPES ' p C II G S RVICE ED BY L N i T0 E : :: TI w - -. S VE R TICAL ®24 i ED , ��~ _, D g RO P A TH RS. /.. / . •/ J ti _4 eh. I i I' 1 % >> '� t • TRANSFORMER PAD i A I I i --- -----„ aitift,4t,v„,,,,, ftftft -- , i ftrft f >I< l_d_i ! RETAINING WALLS _ - �� ` _ 1 o 12' !EXISTING G UTIL V LT Ch _ _ o \\0 I, N .__, j I ` A 0) / : // \\ „ b ,01] I " `l` / ` I ` 'a. CIS LL / 0 < LL_I CD ` ` _ 123' / :' `; `- _ - '1 -----_,, .....______ _ __„___ t� OU ,' - _ _,,w 1 y EXIST. UTILITY CROSSING TO BE 77/ 0 0 .,..r. '` '`° - ION UTILIZED BY PGE &CABLE COMPANIES. ---_______ „,_$,... _____________ _ TRIANGLE „...__ _........„ ,..s.....,...„,.„,, I I LL .....„ ____________ s _.„....,._ ___•,, t „_, , w , „.._ ..._„, , ..„.....„, __ _� `` -�_� ` ;' -- - _ ...__.. _._.- - \ lam ' a I I ! I , �__ __ _ Y� _.. , _ -- _ U I I i - t�t . _w- _w.___._._• _ — — — _.... _ — _ .i i i i ii i i i : I C :5 .. SCALE N o ' 0 , ) -20 0 20 40 PROJECT OFFICE MAX ______- --- - --• - -- - -- -.--Y- __-` --_ .___----- ---•- --•--- ---- -- --• __�__._--_-_-- --_-__. -____ ..--- - --- - _ - ---___ I N 0. 342-002 �`� \ 1 TYPE CONST. PLANS T - - ------ - - • ------- ____ _______ _ _______ -- i 1 i 1 : --, ' i . _, . _ .----- _____.... , , i I n v i ' i i ! 7,_ I i <'. } 1 / i ., .- 1 , i 1 , _ 1 3 7_. / 7 ---- I, I I ' , 3 1 i ....._..._..... , i 1 j ,i 1 , ,' ; ' , ,. .. ,,.. 1 ---„-- , __... ____ .. , ; , , -,...,, / 1 / Ei 3 1 \ 1 ,,,, , 1 . , , / ,...____ ..._„„„ _ .... . . , 3 I 1 VISIONS 1.4 rn oa , _.,.. , ‘ ■ - -, . , - I i 7 i 1 I 1 , 1 . . ,1 ,-, Z_________ .. I / / I / i . "SPECIAL PROFESSIONAL INSPECTIONS REQUIRED BY UBC SECTION --.. .,,,,..,.....---' . ''' , .... c ..... , ,.....:, --/- , _ _. „ , , / / 1 ; _...„.. --- , _ / / r \ SPECIAL PROVISIONS - ' I 7014 AND AS RECOMMENDED BY THE SOILS ENGINEER SHALL BE i .,, , „ I : 1 1 , , , t PERFORMED. REPORTS OF THESE INSPECTIONS SHALL BE PROVIDED , i x r4 sec) --, 1 _.-- ,..--- i l'' ,, 1 , ... I I t; F , .._.....-- .-...- ..„-.„ ,..- t -._ _. -.. .„. ...-- 'i , I I INCLUDING ADDITIONAL DRAINAGE AND DEWATERING MEASURES, 1 1 1 ' . , \ -IP rzi r... , 1 _„ ,-,-,- .1 / / - /4 I . I TO THE BUILDING OFFICIAL ANY CHANGES TO THE PLANS, 1 1 1 1 SHALL BE REPORTED AND SUBMITTED TO THE BUILDING OFFICIAL „,.:,,, -,,,.,,,,,.‘, m €4 41 t.4 '-,-, . '-' 1 I ' .1 //-,'" I " , .- e 1 , 1 *." ---'-- /7/ / / ; ' , /1 1 001.4r 1 ' ' 1 , . ,..'1 l k l . " ' ' , - I I ! FOR APPROVAL." - -- ,',---7„--. 1 - I , - - I 1 • I ' . .1' , . - , . ' : ' ! i ! ):11 , ! Ezl Z P c\2 '''./,/././, 1 , ' r / , . , , 1 . , / ____ _. -„. ,- I ', ' / • + , • i e / , 1! I ' I I I rri ri . A I ' "--'` . 7.L. ' "SPECIAL CONSIDERATION SHALL BE GIVEN TO THE USE OF NATIVE --, , , ' ..„ ,,,,, _ • ./ I I i, .( I I 1 MATERIALS FOR STRUCTURAL FILL, INCLUDING SIGNIFICANT DRYING , I , - -- C i 1 , , j -,:;,./? --: . : .- / ' L ' 1-- / -./ 7- ' i___ _. ,,,,, ...... .. , i , ; i i I ' I ------ I I i W V2 1 PERIODS BETWEEN LIFTS, CONSTRUCTION DELAY BETWEEN ' ' -1 , - '---,. ..., , . , i ..._... ,,, ,.. 1 ,- I PLACEMENT OF FILL AND FOOTING/SLAB PLACEMENT, AND OTHER 1 4 A / i ...„ _ ...„ „.. , „. ' /, . , -, • /// „ i i ' RECOMMENDATIONS MADE BY THE SOILS ENGINEER." g .5 .._. , „. ,,,i i i / , _ ___-- - . -... : - --- 1:7/ ---- - i , . , (.-N .,. , ..L i• Jviu: , zurreA:;::::;:a.mostki:,i..::.40000,i,i,,:tb -- - ,,,,,,, ,........,..z. 1- - \ ' -- - -- ---- \,--7-------------------1-_, , - I ;-,:.: \ " I I . I i "EROSION CONTROL OF THE FACES OF THE CUT AND FILL SLOPES 1 „ Eta ".-- N / I r C. I 1 I ,_. ,. . .„ _ _ _ _ ,,, cl , ..,... , i , I SHALL BE PROVIDED PURSUANT TO UBC SECTION 7013 ALL EROSION . v/ 7 (o/ o / / I ---7 - (\cis .- __ _„. ,,,,_,„,,,,„,..._ . --- ' l';: 1 Q:;, i __,.....L.......i., * ill --- % i I I CONTROL SHALL BE IN PLACE PRIOR TO THE OCCUPANCY OF ANY \ Q/ :S:Y.:<:-', 1,I\ i 1-- 1 CV (V/ r / t- Z /1 r- / t-c-V „. , , . , I I STRUCTURE ON THE SITE" ..-/.:-: / L, ..., , cv 1 /.......-,..,--,....-,.....,....st ev cV r\i'9-3/11 cV -:-: i 1 ! 1 T - ----- ...._._„.___„____ / i / E I ,..... . , i Cr) , T1 rit/..,4 \ FILL EXISTING AREA RAIN REM0i EXTSTING CUR B --------- ---- ---- - ---- ________ -,,,‘,1 • i I I I ; I 1 u p f - I N i l . E R D EP T O O RT TH S EN : _.....,... Tr. I „---/-,/`,. \ WITH BASE ROCK AN PAVE OVER N,\ & SIDE LK & CONSTR. DWY. \ ...._ _,--- __ i _ ,,,,, _ _____ ,,,,, , ----; --":,,;\:',, , 1 I 7015." cr _--„- \ \ ,I vs/A , i " ' I ' ' ' - u, ' ---\----• I ' , , I fr 1 1 \ \ SAW CUT 1' OF E STING \ i i i ; 1 ;,/, , i , I \ EDGE OF PAVEMEN FOR TIE IN ,.;.;---- ,,,,, -------'22 ----- ------------------ ,,,,, . ‘ i A \ I ,.....,,.... ,,, y. ,, / ._./.....• _,..,_ .: ,, (Z311'. , - •,„, ,i. ;;:i.i '::-:\:.;,:' , i . ...• ,,. -,., ........ 11 II EROSION CONTROL NOTES ,., (Li \- ,..._ , -. -- 240.80 STOP ,;.- ------ ----- '-'-' - ''-- I ° 1. CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION/SEDIMENTATION z I I! Z D ,, ' - --- - o : .. -... . -, , ...- - , 1/ ///) -------------;::-- , = „... , •• mow t501 T guililli " nit . '' - ." .- ',, .H_ _ ; ‘ „ , __/ .. .. „. .... . . -.. . 1 - 1 1 , ; 1 - THE MINIMUM 0 0 ....„ ,„ , OP' . :,., f I I EROSION/SED1MENTATION CONTROL MEASURES SHALL BE AS FOLLOWS: FA L f g . .: ,.<-./.') . I ' 1 -• , -- f ___/:.,', '---j I -._ .._ „......_ , A --, -.... -/.:, , , .' /c - , 206.50 .1111-we 210.40 210.80 if ; 4011111"1". "failli'l 1 CONTROL DURING CONSTRUCTION e'111111111110- 111111111111"."1"., ' _,..----- --- , '-,- @AC. V v 4 " '. 1 1 1 I \ ' ,, .A//../„.i .....4 • -, . it 0 , ..' ' 5.4 -, , - -,.. , i I I 2. APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL (ESC) PLAN DOES L eg Vi i - ' '''" --,- , - i 205.21 ' . ' 111111111,40 40 __- -- ,,,,,,,,, - liP " 11 IM listeso • ,.,„ yraimmemi......„---.....16..4116, „ , tt f ' i I , I NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE 8 , ,/,/,/: , •,,, , ,.- ,, II _ I ----, ‘ , I / ; I Viliaililiato IL. : IF - --I .---- _ DESIGN ( E.G. SIZE AND LOCATION OF ROADS, PIPES, RESTRICTORS, i -1 1 11. , --.,,, - ,/../s/ z ' , I '. 0 I .1,111, _ 204.50 ' 206.60 206.6 f ' '').--1* o a 0 . 4F--q4010 11 0 1 1- 1 210. 0 ' f t , Il :. ' t i re, : 0 .:1, 4, 1 4,41.: 1,::! . . , f f : :11 4 4 . : - - - - - " - s 02.5 _ . - - - - - : A F- - - A f . - i i I i CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.) ' \ -,-///---' :;.:' [ . I _ .. ..___ ...END VALLEY_GU_L_ ____ --1.7... d , z , . 75.00 \ • NT 1 ,, AREA DRAIN TO B INSTALLEDf 0 N4IIII NVIE•4 ' _ ' 1 --- . ! I 1 3. THE IMPLEMENTATION OF 11-1ESE ESC PLANS AND THE CONSTRUCTION, or, , ----- \--- f 1" # 4e - efeve _ BY BUILDER AND C ---- 4J ■..... SEDIMENT FENCE (TYP) ThK 1 \ \ -\:i -OftV • 0 t is, • Jietav ,._- ONECTED "--:.. t. if 2 ,2.2 i .il IS RE E P S L T A A C B E L M IS E H N E T D ,.AND UPGRADING OF THESE ESC p- 1 I 1 i i . a ! ! 1 , ----------- -4 1 , ! DETAIL SHT 6 OF 6 \ FRENCH DRAIN .--4 't i f ' - at -' 1 I 1 I FACILITIES IS THE RESPONSIBILITY OF THE CONTRACTOR UNTIL ALL o _ i , -____________ 205.20 206.30 1 , Ir. 1 20 0 fi) t I If CONSTRUCTION IS COMPLETED AND APPROVED AND VEGETATION/ i ! . , g I 206.2' 206.20 1 1 , \ \ it!. 41 , t at t l i fprO f f: 6 :1! , , '1 0 . I ARO ND BUILDING , , 1 , ,,,,/ 1 LANDSCAPING MAI NTE NAN C, - 1 i ! .00 1 1 . I 1 \ 1 I ..,),„, . . l .,7 SIDEWAL - TO , E VED O 4. THE ESC FACILMES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN _____ z In ,.. 1 # 204 ., : SAW CUT EXISTING NAVEM:NT ■ ---I \ 1 7 30, 0-ftt- 11 1:11.1 1 .1. 7 4, DURING EXCAVAlloN AND • r-- 1 \ , . REPLACD WHE FINAL .2 CONJUNCTION TION WITH ALL CLEARING AND GRADING ACTIVITIES, AND IN . . - REMOVE DRIVEWAY -i i \ Jk*fireliOrtti • ,,' ' !! GRADING IS Ot•IPFEID. f SUCH A MANNER AS TO INSURE THAT SEDIMENT AND SEDIMENT LADEN INSTALL CURB & SIDEWALK l ‘ / INSTALL 3' V LLEY GLITTER --\\I li WATER DO NOT ENTER THE DRAINAGE SYSTEM, ROADWAYS, OR VIOLATE ,t. ' I 1 i , : __________t ___________.. ..._____ . _..._ 1140 . \ : 111111 INSTALL TEMP OR . • VL , ' er ,i • ,, .,_________J ,, AROUND BUIL NG 1 I APPLICABLE WATER STANDARDS i 1 _, ,,,, _, _ • ,. I , II CONSTRUCTION E • i ii i 1 ' Lii ' I , N ANCE 1 , 1 5. THE ESC FACILITIES SHOWN ON THIS PLAN ARE 11-IE MINIMUM [ II , , ) _..._ .. 205.60 eo I I . I REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE < Q < oe ce i- La C•1 b m < 1 1 c I ' i • i , .....- 1 . oJ80 \ , , ! i , o o o 04 I THESE ESC FACILITIES SHALL BE UPGRADED AS cv p i ./ ; I I CONSTRUCTION PERIOD, .. „ ,, . -913. , , 4 / I „ t i 1 • i \ 1 , , * 1 I I NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT c.) 01 i I 1 ---- --i- 205 70 1 '. I , 1 I - , (., Y I , ! i • ' 203.50 ' l' I . , 1 ' \ -,Y-".-1 I *ACE MAX . „ , I i 0 1 . AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. ),- >_ co CONSTRUCT ,RETAININGI;WALL TO MATCH' - j 1 \ , 6. 11-4E ESC FACIUTIES SHALL BE INSPECTED DAILY BY THE o • N 208 50 1 1 ›- STING r II 01 / II 1 co 03 11 XI RETAINING WALL 3-4---- ii, \ ; I ----------4-- - I 0 ik ..- \ i . II '....-) APPLICANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE I \ 0) , ) l' i 1 i i -- __. 4/ /... SEE WALL HEIGHT CHART PAGE 5 OF 6. , i /i ; iil L..,_ _ ..:'. 205.20 cf20.30 a F = 209.0 I • . , . - AI ... THEIR CONTINUED FUNCTIONING. u.ii z 0 La z . . (RETAINING WALL DTAI,LSN I 205 10 205 10 SHT 5 OF 6,) I I ' ' I it 20870 I I . ..65 I1 ii . ____., '..,. 7. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND LLI La' n CI CY o_ VI , ; I/ - 1 i 0 ----203-06---- \ I I - 208 -, 208.65 i I i!...■1% : 1 . . 1 1 , MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 48 HOURS \ v."1. . ii . „ , I - c: 0 I -: \ 4' i I , --- FOLLOWING A STORM EVENT. . . , , , I i 11 i :: ; ; ‘'1!" 1 - 1 I (.......\._ (...... 208.50 I , 6 N 1 1,/ 1 i I 1 9 6 I I ' '," --------1-----..,..._ 1 I ■ 11 I 111- . /1/ I ! il I - I i . I I ', r , ; 0 . = , ' 0 I },' , - \ 208 55 I 1 r ACCUMULATE MN A TRAPPED CATCH BASIN ALL CATCH BASINS AND I . 0 ....1......__ ' ' 10 ti I 204.35 ------________ ____ _ \ ---7 - i \. 1 ' 1 / .'' :/// ,, I ! 1 i , 1 -- 8, AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO 1 i IN. CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAViNG. THE . to \ 1 1 , \ CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN WATER INTO ce ;46 r 1 , , , „hi- i• x i t • 1 C C C \ 1 1 , / 11 , I 0 l ': .27 I \ . l- 44 % c l j 0 , 204.60 ' 1 I \ THE DOWNSTREAM SYSTEM. i t 1 ! 7 :„; i i ,: 6 40 / i j4 ' l'4' ' V ' N 1 1 1 r, i" I t- j 9. / STABILIZED GRAVEL CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT " 8 II I ,, !II 1 0 s': - ------ 204.50 \ 1 8 :0 ' " 1 r 1 r , I k X . I ■ 207.30 07.70 207.80 • • o3 I THE BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION , . , , i ill 1.) ,i . ''' 3. 1 . ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE ' $ tO o INSTALL GRAVEL - F if f ,': : r ' > / t `e3 \ ' , 2) 1 \ • c' . I OF THE PROJECT ADDI ,(/ 1 i ' I THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE ri # . INLET BARRIER .1 1 g . , 202.70/20a70 "--....„- " I , ' , 4... , i•2 < -.. -,.., PROJECT. > -.,-,.•. • ,,,,... 194 -.. -P- n "7'. / % i f------- 7/ 1 0 206 o 5 ,1 ,1 .., \ I \ 1 , 0 0 1 I /, I'll' I 202. ,..,,, \ i./ R ‘ 10. STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED 1 ' ; , - i 1/ ; 7 "/ / l: ;: " . 1 o - "'--...,,, '-.... 1.,z ; f-z, ; :.-. I; I itk ."-....,...,,,,.., 2041 .18 7 7 I !, 1 UNTIL PAVEMENT SURFACES ARE COMPLETED AND/OR VEGETATION .11111' 1 .----, , .< ,,. .z. , :-_--.1', , t : ,,-, i , , , I IA 1 , , 11 \ : I i IS REESTABLISHED. At. Ill , 1:::: ' i I ii J F :...... ' '''''''' ‘' '' ::/.. 2 :;',..' . .'1: . „ ::2 '1J ----- 1 i / 80 END VALLEY G , 203.10 I '; . 1 \ A.,.. 1 1 -. 11. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY I , .71 r ! I l' , s....... , , I / 1 , ' - 1 . AS POSSIBLE. 0 -'---. 1 , „,,...----, ' --- ----(-, ---- - "::-- - 2" --- :',`. - -- - .... --- :------>--- .;. „.,-- - 1 3 . ' '''.<(:'.....:::'.....':"...'::>' % 1 1 / ' \ / I ,,*. : i I 1 I , 1 1 1 \ V 1 \ J 1 _ 1 , i ■ I 1 : I I . c .. 7,4 _ '''. . I 7 „ : ■ / 1 1 ! 12. S p S H H A A s L E L o B F E c SOON ---. ./// 1// , / --..„-- --- - . 16, ... ._ _._ ,., :a \ , ■ ,,,, tz , vattitaw,,..... , ft. 'lb • ' .:4141''':.: / I 203/30 ,I / i 1 ,'"---:.. ' f 1 1 i J 1 i I •.0 if . / I / ''-- 2039 -,,,,.._ -.. i , . ,, , , Z Z ,z1 -,,..,:, .,... n44 Rxxv , .., i I / / , i I , . I 1 ,- :04.10 I I -..- . ...,...: 0 ' ,.„.___,................. .,, / , ----- .-F _ J 1 1 2000 I 283.84; ' 1 , 205.90 ; . , , ; . , : ' / 24.80 se ., --, . 205.407 .I 7- ' -- c,%.,)„._,. 50 : 1 . Ii x ° I 1 I , , ___„ 204 .. /7 RETAINING WALL ON ';,=, , ,...-.. - -..-... ."----- "'""......„, --- t --.- ■.... .. _111111 . 1.1 . 205.20 7. 101116 I ., . , / , i INSTALL AEIVEU ; _, I BENCH MARK < Z , -------%%% 0 7 SEE WALL HEIGH PAGE 5 OF 6. #, ND CURB i ----„, , .:----,,, ___., - i 4.70 iii 0 I, ./, INLET BAR R I 0 ___, ,' (RETAINING WALL DETAILS--SHT 5 OF 6) ,,,...„ ... ---.. -- ------',. 1 204.50 I ' AO . XI 1 I ELEVATION BASED ON WASHINGTON COUNTY BENCH MARK # 315 -„, -.... -, . - . , , ---. -- .„,. _ , , ,_. ,, „ ..„,. ' -' BEGIN t URB 1.4'. ) / 4 , ....,..'-..--„..„,„, -----____, -- ,,=: , .... ,,, -- :_ -_, I",_...... ... ‘ 7 _ 71. 4 i 6 i 6 ..____ IMIII I 0 0 m 0 0 m I k - - - - - 2 1 .. . . ._0 - - 2 . - - -0 i I MARKED: CAN SOT 1935 1970 ELEV. = 274.698 'n 0, ____ -, '-- '''' ''''':. --- ilb...11:745ir_74,„, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, 11- ,t d I . , . I 1 ------- W --,„,,,,,, , = .., i I 1 DESCRIPTION: ._, „., --...„. _ ------ ,,,, . si -- ss ---- 0 ,., Ti: , .--7116---E,NZLcR--;E3-15cE:::NWALL ---".----., ,, ,,,-',„ _ _ , . 1 I BRASS CAP SET IN 12 INCH SQUARE CONCRETE POST AT THE 0 , , _. ,...,, ----.,__, .., , . , , _, „,.„ . _ -.... ..-.. I I SOUTFIWEST CORNER OF THE INTERSECTION OF S.W. 72nd AVENUE -- -.„. ,,,,---„. -__ -. . , -- _ 4.c --, --, ■71.141 " 2::: I „, , „, ,.., ‘-- .% j ' I I ' AND S.W. VILLA RIDGE WAY (OLD 99W) ON WEST EDGE OF I 1 I a_ 0 ...___ __. -------- 06/7ft ------,.„..,_,____ - _- , ._ ,, „.,_ -,-,---- -, =.'1,-. f, 5 ,„ , . ----. „ 7 ': . .„, ,,, _ i i. I i PAVEMENT RADIUS. 11,.. I --- ,, ----4 --- -, ._ __,..,, _ ... E E . 1 ; I _......_ - _..„___ --_________ --„...._,,,,,,. _,,,,..,..,...„ ki ,,,,„, --------- , ,N ,, 11_:_'1_ C E 'I SHOULD :" --- s , . :, 27 FEET SOUTH OF CEN TERLIN E OF VILLA RIDGE WAY 3. SECTI OF SI DIEWALK , , / ; , , i ‘ : i LJ.. c ,...., 11 :::-- _ :._ --------...___ -- ."' --- ,,j2 "--- .„.,., TO MAKE SANITARY ' ._, : ,,,,, ,! CONST. 32 LF OF 4 FEET EAST OF POE POLE # 6968 "1975" 0 0 0 _,_, - --- ------__ „,__ -„, SEWER AND WATER !--. ,-.--- ,,,,, .i.,.._ „ - _ , _Of 5', .$1.10EWALK )1 29 FEET WEST OF CENTERLINE OF 72nd AVENUE \--- SE DIMENT T _ ,,, : ' i . i CONNECTIONS. i , S = '0. 950 ,,,,,,,,,,,,,,- Z ---„, , , ,,,, „.„ ,,,,, _ .,_ .-. ' 1 ! >"-- i :. , ..'n , ,. 6 ./ (I/ ( c0 / NOTE: 0 I-- „............. -----,„ . „._ ---•„ ..__ cv cy (N./ kil < cv / - - „. .„ ,,, ,. ' NA \ - , ., ..., ._., , c \rf' 1- I ASHPALT ELEVAONS ADJACENT 1' ALL SPOT GRADES SHOWN ARE (..) _ _, --- „_.,,,,.._, - -- ' - TI. ( ?G NI ela 1 C)I3‘ .4 ,011 111.11.111111111 - - -- _. - - ,•„ „„ I .._ _ i _ .., ,......... ._.. - - ..,..._ ,,, , I TOP OF CURB ELEVATIONS ARE A „...,,, ---- \--- - I- --„, . , i 1 '5 161.111 o•le 44,4 Sly , ..,,,,,,, ' HIGHER . „ ,„...„ „„,.„,.. 5- p1/499r _ rvt i * ' ' --- -.-. -- - - ...,..„ I - -- ::. VI ; 0.5 dr.*, cir . -....M4.4*.top ?Ter „,..„_,, --,„,_ _ .._„„.._ op -------„ __,.....___.„. CUT - 2750 CY 0 - --41.4 , :t.p","*.two...)-e* _ „.. _, _ _.„ ,,, , 1 ••• Radius = 25' Min. ,,,, _ ,, „„„ - ,,,,, - - „_._________ . ., .„.. .._„ ,,,,, „.„...._ : ' FILL - 4325 CY , • , Clean Pit un or 2"- Minus Gravel 4*-1■ A**PAZIO . ....„„...„....„. „..„...„.._ .„.. 1 ___ - , i t t R Sul:wade einforced 8 --1 4.1 4- 0 ' ) .. Geofextile, as Required Depth Ingress/Egress area* Runoff Water with . ravel (12" Min. Depth) , - SCALE , __.. ,,,,, ..._ ___________ Provide Full Width of 18" Min G . - L o 0 ' 1 1 1 . , 1 Sediment . . . . .., °40""iii74410"."'";,', =---- ,'Priej!"-1;''T.todl!-W42'1".'- I * 20' Min. for Single Family and Duplex Residential 4 ater Filtered Sediment Wire ggsh . with -20 0 20 40 1 ii W Fi a bn c 1 p 4 0 2 FFICE 0 M 0 AX 2 TYPE CONST, PLANS .' ' . . . I I 1 cl I - 1 ! _ I I 7 0 . : i 3 {' t t { y i i ( . CC 1 I I�' j �• 1 tt i 1 /' : 1 O I . it; . I ' ( { i 0. J - � J I i I I I Cl v c.; I I ' i .. .„ ) 1 . I I I I i I i f rr; I � r rri NI I , z 1 � i I H :: (, j ._ ........ - - -`__ 111 1 I rI! �' a r 4 i 1 J 41 4 la y ) i I 1 I 7 I n _ , ' i r j I ..._ . 1 3 • I1. r I I ° I`, i ( i li J ! ` ,' CONNECT TO EXISTING - -� _ � i i I s 0 Ct 1 S[&AO) B IE 198.00 _ �1 1 ' --! _ I °° u i id r i T = ` j S p I ;' �. : i t - i ri'J _ _ r _..,, ,r r r ` ,a• F^^^.- - i1'__ -.. , ,^a 3 n, `� ! ( I r r r r r i r r .' : • , ! `'� ,. % .. r r r ♦r � .' .i • r% y • '' - t'r / % 'Th .....- ._...n... - ... ....... ............. .'_•n-- ___"""____ _ "'_ ____ .01-1-..,-4_,,,,,: � e ,r _ r ; � ( r ( 'F i f f ; r r r ,. r : ' r r r` ` r` I r , r r ' .' !rr r` : rr N, p S T r r, i . , rr - / t .,� I i^ l z ( r. `� ' < ., ONNE T TO EXISTING -� - A $ '� '' :- % `, STORM STUD , � '/ C�R lc Z a.9 � ; I ix J ` i ` Ii • li I p • 1 : ' ►� \ EX {E 397.0 l; SE_ a - reE - 2oz -G5 ''� j ' r I �' R I % = - II r I � i Ct N 1-////2-; N� _ , � , ^ s - - cn - I tN T► SEE NOTE O 1. .,_L- -- w _ _ ! - /-_=' - '` I 11 --n I ( j I ti -. _ - �' `► ' ( ° o o s INSTALL 22.5' WYE INV. 202.1 ` _ I z ► LN A STA 0 +24.00 1 INV. 203.0 --- N w I I, I 7 t N (LN . B STA 0 +00) - - - - __ _ - ` La . I u�� IE - 198.26 � I` - o __ ! ' � - `�--- `---- `- •--�---� 4" PERF. PIPE UNDERDRAINS TIE TO II ; I ? I --T:', . I 1 N DRAIN 1 � I PERIMETER FOUNDAIIO DR (TYP n t 1 _ _ ____ _ __,1 1 1 : , , (SEE DETAIL SHT. 6) I ,� I it $ f I1 I � I I f j II � ! � La Lai LLJ . I 1 I { INSTALL LN A ST +260) I I I f I f C3 CI CI e I ( I 15' OC. ( I 1 I ' _ .... _. _ RIM = 2 5. I i I 1 1 i el nl, o IE =19.2 II ii I • a a a o . i I A 1 I' o I t o Q I , I I s i ! ,1 , 1 N O O I OFFICE MAX > Y N II g w �' , II I l NOTE. m m I , I ° "' - - II Q CONTRACTOR TO FIELD VERIFY CO m C Z r) 1. 1 _ DEPTH &LOCATION OF EXISTING oz Z 3 w Ir 6 FRENCH RAIN I 3 w �:� 1 , ECHD J r c� I I I UT PRIOR TO START OF _ < -� • ' I ' ` =" II (SEE DETAIL SHT. 6) I CONSTRUCTION, NOTIFY ENGINEER w Ce w Cg 0 ' ' '' i f ' j - S = 0.005 - I OR ANY DISCREPANCIES OR CONFLICTS ° ° °' �'' 111 (TEL, GAS, WATER, STORM, SANITARY, ETC.. Q f, I ' � f INSTALL 45 WYE I VAULT + 1 I 1 " • LN 9 STA 0 +95.00 I / �}2 CON 4 PVC DRAIN TO 687 - WA j j J / I I , : j j (LN C S _. - ! - - - ' - / I A Y f 1STAL� C8 f _ & DAYLIGHT TO DRAIN. in C _ : / /: OO / / ' / ;',; ' _ _..._ . - -- IE- - 198 83 - r r ? J _` i ( 111111 : , ' F 0 S r: J J ,; { , _ / j € ' J t , ( r I VA N =/ I -- - ___ ,� ° z ° �Y %. c- I I � ; '. ' � ' _ INSTALL BE �' _` - _ _ - - - Cl_ Q r V INSALL225' `a ° J ' ,J j _ INSTALL 11 25 WYE IE = 198. I I ti t '' LN C STA 0 +71.00 ' , I ':; ,. - - - - -- -- M (LN D STA 0 +00) . .. J J i' f r f fi�i ; ? IE 19924 - _ _ - I ° , i ' 0 ,� STUB END 5' i I INSTALL 8" ABS I ' `? z± r " 4006 d3 GRATE 406, FROM BUILDING. GUTTER DRAIN 11 0'1.j. 'W .�� .� ` I ,_:' `I = , ', , ° IE 198.0 , ,i ` ; i , \ r • y ,� i _ - - - - 208.2 I I I; i � . = • '' '� ( 1 IE 202.5 - - - , __ _' ` =' / �. y' .4 - �_ ; i ;' +. S 0 �F Op (0 +98.31, 0.82) PLACE 78 LF OF 8" 1 j1 I ' I f' 8 INSTALL I ABS ®S= 0.0125& I I ' /y ' f� i ° , ;' 0 0+95.3 C .O. #3 - , / -.._._ s^- -<,.:(--- - . I - i r r , , S O 22 5' , INSTALL C:O. 0� INSTALL MJ BENDS I li r '.' .:- =; r #2 A O LN D STA 1 +00.0 I ; CONNECT THRU CB. K } � ; :: , ,, ` ` "" _ i LN /C STA/ 0 +73 00 _ f - - I. , ,, RIM 204.40 _ I j f \ K {` ; , l � ; , y ! 1E1= 1991:24 r` i � IE = 200.24 I NSTALL 2" & 6" LINES - i 1 \ ` S T UB END 5' I i i , I;. / ^ ` ` . Q74.3, -0.49) r' ,3 i IN SAME TRENCH FROM THE BUILDING. �, F �,� RIM = X94 7 r I \ r i LILT WATER TIE 0 f35' 7 r� � \ -w� ,' i _ 3 - - -FR9NI Sl4L CORNER OF i >< Z Li_l -• ,_ f `\ \ `'� -�_. `?` �� . ��' r ' � -=' � g BLDG. - _' - ._ . _ , ; ; t: C ('�) 7 - \ ` \ INSTALL :•; J BE DS A' f CL i i ; 11 r Q END •� O Q J " N OTE: 0 \ I` CONSTRUCT 3 - , -! _ _�_ I I VALLEY GUTTER - I, I jl AROUND BLDG. ., \ \) ,111 I SEE SHT 3 (� LINE "E" 70 LF. - { l > I NSTALL 6" FIRE LTNE _ " �``' ` °�- DOUBLE DETECTOR CHEC}� ASSNI8LY `� -_ _ OF 8 ADS (� S = 0.018 f `, I_ U. H--- F L-- • ` W FDC IN 687 -WA VAULT TH" - ___ _ 1 `�`' ``° �``� SUMP` ,., � / 81LC0 J 5AL DOOR AND U... - (f /� -- PUMP OUTLET 0 CURB - --- - -- -_ _ 0• 1 _� IN ;a_ D 0 0 �`` - �`w INSTALL X6 R UCER INSTALL S G LU E LL SS C.O. .0 #1 STALL CB _____ ____ _____ _ _ _ __ __ \ _ _.. f?4,7' ND ` °- _�� '`` 4 . CONNECT 28 LF OF 4" PVC LN E STA 0 +00 IE - 204.05 '' ` --?- I 0 S = 0.100 IE = 201.50 I 1 ■ �``�- __- ~```` ° --. INSTAtt `2_ 'WATER SERVICE '� � CONNECT TO EXISTING -', - W/-WATER SOX AI_PROPERTY LINE ; , WATERLINE STUB w - __.___ 1( I I - - I CONNi�T 10 -LF OF PVC - 1 . I 0 S = 0.020 TO EXISTING - STUB -- - w _ - _ ' ` I W/ 6 "X4" REDUCER AP?PQQ IE j - - _ I 195.0 (CONTRACTOR TO ____ ___ I I iti-J _ _______.___-_-- cn µ� SCALE ir i I l 1 20 40 1 -20 0 PROJECT OFFICE MAX � NO. 342 -002 TYPE CONST. PLANS • c� CO U 1 o ao Z ' iO z c34 0 � ,1.5'�, • o �a � w ; PAVEMENT - m rn RETAINING WALL NOTES T =. H D1. PAVEMENT , Z ! \_. \,. -P �_ ._�___..�._. SECTION A 3:1 (TYP) 5.1' UX1500 GEOGR - .-- __ __.... ___ � ,r ; 1212 ...j•4 .� ,. r ; � r` • - - - • - - •- •- . -.r• :12. %';: . , 1212 r, jr . _� .. .:. 12 .12 r ! _. � _ �• - � STOP---- ___ _..�.._.�._.�__� . u',4.). 1. FILL CONTAINING BRUSH, SOD, PEAT, ROOTS OR OTHER ORGANIC, 7'8" MAX ; ' , ? : - -- - = ' � - z ° PERISHABLE OR DELETERIOUS MATTER, INCLUDING, BUT NOT LIMITED =\ F �. w NOMA TO SNOW, ICE OR FROZEN SOILS, SHALL BE CONSIDERED UNSUITABLE '` -``'` - - 1 MATERIAL AND SHALL BE REPLACED. �_l UX15Q0 GEOGRID F , . 1 , ' r_r t a I „ 5 U GE � - . l 2. SOIL FILL MATERIAL SHALL BE DRY ON SITE OR GRANULAR IMPORT 5 4 MAX - - - - - - 5 4 I' �. y ± � '' :r--7-, } - I � SOILS. MAXIMUM SIZE OF MATERIAL SHALL NOT EXCEED 3 iN - ►I �'\ Jr � � DIAMETER. 8» 2'� L8" 2 ,8„ ! �" o I � 1!` l . 1 2040 >` 5,) UX1500 GEOGRID 5.1 UX1500 GEOGR = Il m 3. SOIL DENSITY TESTS SHALL BE PERFORMED AT 2 FEET VERTICAL i i - -- __ ELEVATIONS OR AS OTHERWISE SPECIFIED BY THE ENGINEER. - I► �h I ''-3:1 (TYP) I . 31 (TYP) ' 4. FILL FOR UNITS SHALL BE FREE DRAINING GRAVEL OR CRUSHED ROCK. 1Y ®� 20 0 ,,./ii 5. UNITS SHALL BE KEYSTONE INTERNATIONAL COMPAC. WALL TYPCCAL UNDER 5 FEET WALL CAS N O 5 FEET :! EET ' - - -• ..__ _. ....,,,_.i: ' . li 6. INSTALLATION OF KEYSTONE FACING UNITS SHALL BE INSTALLED PER _---; 1 X71 \_ I " _ to MANUFACTURERS RECOMMENDATIONS, KEYSTONE RETAINING WALL STATION 0 +00± - 1 +00f - I +1 I SYSTEMS, INC. MINNEAPOLIS, MINN. STATION 2 +30± - 2 +60t STATION 1 +OOt 2 +30t I \ �, 7. GEOGRID SHALL BE TENSAR UX1500 & UX1400 MANUFACTURED BY THE I , I ' --- "----\------ 1 CORPORATION, MORROW, GEORGIA. HE GEOGRID SHALL BE t! T J INSTALLED AS PER THE MANUFACTURER'S RECOMMENDATIONS. j I f I I i W 1 �i 03. • _ .• r r o li 1 +05 BEGINNING • TJ it r :ckl:;,1, - _ - ` - - EXISTING WALL REM /VE 1 t r 0 r , CAP, RAISE HEIGHT . w z ' CONNECT PERF PIPE J WALL HEIGHT CHART SECTION B ' ' EXISTING TOTAL i 1 3 r h ?' O t 1. ALL CONSTRUCTION SHALL CONFORM WITH CITY OF TIGARD BUILDING STATION BOTTOM WALL TOP OF WALL HEIGHT HEIGHT "r _ Nt CODES REGULATIONS. ' 1 \ I 0 +00 2 0 4 w o 02 .0 20 .00 0 2.0 196 ' I 1 2. FILL SHALL BE PLACED IN HORIZONTAL LIFTS NOT EXCEEDING 10 1 rr' w 17.1' W' INCHES IN UNCOMPACTED THICKNESS FOR HEAVY COMPACTION 0 +20 201.33 204.00 0 2.67 203. - - - -- - . - -- ----- --- - -- _- .. _ d 0 +40 200.00 204.00 0 4.0�___.. - -- o < 0 EQUIPMENT. FOR ZONES WHERE COMPACTION IS ACCOMPLISHED WITH -- - N HAND OPERATED EQUIPMENT, FILL SHALL BE PLACED IN HORIZONTAL 0 +60 199.00 204.00 0 5.33 �� r o T f f r 1 I - - c, Y ° LLi L IFT S NO EXCEEDING 6 INCHES IN UNCOMPACTED THICKNESS. 0 +80 197.67 203.00 0 5.33 __, _ w I N 1+00 +00 197.00 203.00 0 6.0 , 1 I r N Q 1 ,` 3. FILL SHALL BE COMPACTED AS SPECIFIED BY PROJECT GEOTECHNICAL 1 +20 195.33 203.00 4 7.33 :' t` '` J '' �' m II m it, 4 :;; CO m d Z ' V. ; ENGINEER OF RECORD TO A MINIMUM 92% OF THE OPTIMUM DENSITY 1 +40 194.70 204.00 5.3 5.33 NO CHANGE _ W z w t- M DETERMINED IN ACCORDANCE ASTM D 1557 (STANDARD PROCTOR 1 +60 194.70 200.00 5.3 5.33 NO CHANGE ;`` • 1 ` � z 3 w id DENSITY). 1+80 - 195.30 202.00 4.7 6.67 r`' 8 W w � v 14 2� JO { c o m a_ V) 4. TESTING METHODS AND FREQUENCY, AND VERIFICATION OF MATERIAL 2 +00 195.33 202.00 4.7 6.67 I SPECIFICATIONS AND COMPACTION SHALL BE THE RESPONSIBILITY OF 2 +20 198.70 202.00 3.33 5.33 ; 206 THE OWNER. 2 +40 199.33 202 0 2.67 r / 5. WHERE LARGE ROCK, STONE OR OTHER ACCEPTABLE MATERIALS ARE USED 2 +60 202.00 202.00 0 0 I� 4 r' / 3 r i r ` END OF EXISTING N `) IN THE REINFORCED BACKFILL ZONE, THEY SHALL NOT BE ALLOWED TO WALL - EXTEND PERF PIPE �S NEST, BUT SHALL BE DISTRIBUTED OVER THE AREA TO AVOID POCKETS. EXISTING AREA OF WALL = 75 S.F. 2 03.0 STA 2 +35 �c� i ��, i VOIDS SHALL BE FILLED WITH SMALL STONES OR OTHER ACCEPTABLE TOTAL AREA OF WALL = 1 430 S.F. so f r , { tO Z .15. N r r i f i r' r > Z r MATERIALS. CO CO �. 203 .0 , r c ° � ° 0 NOTE: EXISTING WALL CAP UNIT TO BE�,: ` '' i f f ' y � o REMOVED AND RESET AFTER 1 2 1212 •, , ; ; r I ' siQ a 4NS ADDITIONAL CO ARE ADDED. `;, }12_ goo 2 ; i , � EPA o if SECTION C �.� * 3. , , , 1. TENSAR GEOGRID SHALL BE PLACED AT THE LOCATION AND ELEVATIONS SHOWN ON THE ATTACHED PLANS. 6 0 2. TENSAR GEOGRID LENGTH & TYPE SHALL BE AS LISTED FOR EACH RESPECTIVE WALL SECTION. REINFORCED FILL ZONE LENGTH IS AS °.-- -, MEASURED FROM THE FRONT FACE OF THE KEYSTONE UNIT FACE. 3. TENSAR GEOGRIDS SHALL BE ATTACHED FIRMLY BETWEEN THE KEYSTONE BLOCK SECTIONS OVER THE FIBERGLASS CONNECTING PINS. _ • _ (f) 7 O 4. PRIOR TO PLACING FILL, THE GEOGRID MATERIALS SHALL BE PULLED IMPERMEABLE LINING f� ObULAR CONCRETE FACING UNIT r TIGHT TO REMOVE ANY SLACK IN THE GEOGRIDS AND REMOVE ANY SLACK 3•_0* (4' CONCRETE OR ASPHALT) - J AROUND THE CONNECTING PINS. r ._1 n , rn x 1-- LI 5. FILL MATERIALS SHALL BE PLACED FROM THE BACK FACE OF THE BLOCK _1"i =n'- 'L'u _ -, °_ 1 I I W cy BACK TOWARDS THE FILL TO ENSURE FURTHER TENSIONING OF THE M � o TO T uN r lati!V I FT. NATrvE SOIL oR �' - _ . . � -- n E ri% +o r iATUi ] ORAtNAGE DITCH �wunxE 9uRFACE O O GEOGRID MATERIALS. J S, M 1 ., B�cHC or 1YALL ARG ( 3� Wf1LT1RAT10H / � �` (o) DRAINAGE DITCH ( 9 4 3 0, 11 * * * CAP UN / al 6. NO CHANGES TO THE TENSAR GEOGRID LAYOUT, INCLUDING, BUT NOT - , SHALL BE MADE :, . .r. LIMITED TO ,LENGTH, GEOGRID TYPE, OR ELEVATION, i� R ETAINED 3 INCHES OF SOIL FILL REQUIRED BETWEEN < INC. THE CONTRACTOR MAY USE LONGER GEOGRID LENGTHS THAN THE FABRIC WRAP WITHOUT THE EXPLICIT WRITTEN CONSENT OF ALPHA ENGINEERING, t. TENSAR GEOGRIDS (TYP.) IaAcxf>,L ) 4' SLOTTED DRAIN PIPE W /CEOTEXTtI£ `fir -=',- OVERLAPPING GEOCRIDS FOR PROPER ,F coo „ / I ANCHORAGE i wn , t � i .,; L ONG AXIS OF CEOCRIO DESIGN SECTIONS REQUIRE FOR EASE OF CONSTRUCTION. MODULAR t cYO !°sy cFrut�n► - '�� "tl, 14) t r ; , APERTURE (PERPENDICULAR CONCRETE 4 �' l� �� 71 it d 7 n TO WALL FACE AUCNUENT) t� f''' I FACING UNITS • / NAGS C01fPO5rtE �m N 1��1� '711 lntl, � 2 .� 30x TO 50x COVERAGE �yU��. ono, 111 ,. r 7. BACKFILL SHALL BE GRADED AWAY FROM THE WALL FACE AND ROLLED AT 3 �� "' °'� Itl "' ' "` " � ! r " __ ``a i`T� ; tt9 Rt I r�',1 i � � WALL U. ° " r- -- 1 H OGHT EN .' F NPOR o 1`1.4.41. . a 0*.. , J7!r t 11 "0) ,. FA THE END OF EACH WORK DAY TO PREVENT PONDING OF WATER ON '' 7 WALL F RL ZONE / E " _, = N,, ,,;� ;° � . . n,LICNMENT (c) TENSAR UNwnAL GEMINI) CEOTEXTILE WRAP +�4 r f �,� CRUSHED STONE FILTER ZONE: �; ;?' / •.2 3 WALL HECHT 'w� r,, 1 r i'. I; I "; } ,, r y; 0 . 1 , s 6 +s SURFACE OF THE REINFORCED SOIL MASS. V r MINUS W /LESS TMAN 5X r- o• r f , % '' yf�l l y 11 " +ir � ✓ y ' ' r f I �= ASSWC THE U.S. STANDAR .' ..I I 4'1111U1 '•J ', ' 8. PERMANENT SURFACE WATER DIVERSION SHALL BE THE RESPONSIBILITY No. 2ofl SIEVE 1'"6""' ii 0 ____i MOtSULAR CONCRETE FACING UNIT 0 -r ---- 0 , OF THE OWNER. (b) SUBDRAIN °. -'I=Lm "- yy ��pppp�� p MINIMUM WALL RADIUS r SEE no 4. ENO OURET-fIELTOLOCETEO OUT CURVE OT L ES VIfH MODULAR - j SEE FIG. 4.3b CONCRETE FACING UNIT. CONTACT UNIT : ::: ::.•.• +•••: :: a :: :: 9. ANY DEVIATION FROM THESE PLANS AND /OR SPECIFICATIONS COULD et - MOLAR CONCRETE FAANC UNrT 1VARIES WITH WALL HU SUPPLER OR TENSAR EARTH TECHNOLOGIES 11611,3,11111.311.614111111414.14:1741 1--- >' RESULT IN WALL FAILURE AND CIVIL ACTION AGAINST THE WALL (GEOGRID LENGTH MEASURED FRON FRONT FACE) FOR SPECIFICATIONS L CONTRACTOR. I- DU �- 10. A MINIMUM OF 2 FEET OF FREE - DRAINING BACKFILL TO BE PLACED AgEMIT r COMPACTED CRUSHEp STONE ''�' IMMEDIATELY BEHIND THE WALL, & CONNECTED TO A 4" PERFORATED PAS UNREINfoRCED (CONCRETE LEVE ■,��,�,�,�,�.�,�tl�;l�,�,� ' PIPE COLLECTION SYSTEM AT THE BASE OF THE WALL. - THE DRAINAGE I UNITS WIDTH + M. I ±��AII►N��I� COLLECTION SYSTEM IS TO BE CONNECTED TO THE 8" UNDER DRAIN I � SYSTEM, & WRAPPED IN FILTER FABRIC (AMOCO 4545 OR EQUIVALENT). TYPICAL CROSS SECTION .._J AP ow AXIS (P ENbICW1R (c) LEVELING PAD = GEOGRIO PLACEMENT ON CURVES TO WALL FACE ALIGNMENT) I4. FIGURE 4.2 12 DETAILS (b) TENsAR atm& cock) FIGURE 4.3 FIGURE 4.1 F- 1 W LL r 0 ) - TENSAF1 QEOORIDS AND "INERT ORIENTATION v ° FIGURE 4.0 - WALL CROSS SECTION A WALL DETAILS _ GEOGRID PLACEMENT PROJECT OFFICE MAX TENSAR GEOGRIDS NO. 3 4 2 0 0 2 TYPE CONST. PLANS • r� far t co • CU / ,\ f- -. l ` (HORIZONTAL) VOLUME OF THRUST BLOCK / THRUST IIADN TO SOUTHEAST rvlslswroll COUNTY To LOOM. PUMAS C5 g BEARING AREA OF THRUST BLOCKS IN SQ. FT. 'FITTING IN CU. rDS. (YER1 CAL) WM STANDARDS � SP i p FITTING T EE 90' BEND 45' 22 1/2" 11 1/C BEND ANGLE ' " GI'1ND sA W APPROV� p" • R'. A / � j BEND BEND BEND 45' 22.5• tt.25' WOG FMK P.E. : M1 - - - FLANGE coJ tRa ADAPTOR CAST IRON OR \ \ \ v v 1.8 1.0 1.0 1.0 4 1.1 0.4 0.2 ALUMINUM FRAME \ \ / / \ / \� / \ \ / /i \ \ / / \ \ � + 4 1.3 .8 .0 .0 t • F to I 1.64 i \ q. 9• 6 2.8 4,0 2.2 1,1 1 6 2.7 1,0 0,4 FLO l AND COVER WITH "WATER" / ., . \ \ \ \ \ �' T■ � i ' ■ ■' i� il, . �t`I� /��ti1 /f inI'i thl♦�'■1� U' r i \� \ �� p,PE gib 8 5.0 a1 ; 38 2 i CAST IN TOP RFACE \ j �� j \ \ / \ \ 9 60 3 . PAVEMENT , -/ \ //It \ \ / / \� 13 8,7 4.4 22 12 .5 3.2 1.3 i t r... 1 -2 ■i �- HAND TAMP BACKFILL' I� i ` \� \ \ , \ %��\ 16 20.1 28.4 15.4 7.8 3.9 14 11.5 4.3 1.8 cao mom R3 SEAL Aug �� o woo RI VAULT MTN NON AROUND TOP SECTION PLUG TAPPED 2" 20 31.1 44.4 24,0 123 6,2 16 14,8 5,6 2.3 PRIOR TO se MN ^ o o m FRE I 111 L• ._ (BLOWOFF NOT SHOWN) 24 45.2 64.0 34.6 17.7 8.9 OSHA APPROVED LADOOt U GWIECTIOR O• o °' BACKFLLMG CAST IRON OR ALUMINUM �-6" MIN SECTION - - j z ` � BOTTOM SECTION 12" MAX. P AND as soy ANC W '1� CAPACITY. 4 0 f GATE VALVE MJ AND EARTH RBED _ GROUND LrE � � • _ _ „ srolsl DRAW GR OPERATOR EXTENSION VALVE VALVE COMPLETE STREET PLUG OR �!� / `� . ii RETAINER GLANDS EDGE OF PA ��> � `� v 4 v) (SEE DETAIL No. 5) (2) REQUIRED �� ` ` 1, .� • _ - g 0 p ai l , if m 1 ■ ■ ■ \\ \\ •• ; ' t; ' » : :t: aI • OPENED OS&Y // - a � ,� - •� /j, N TEE ICAL ND - ° N ! �� 1 % /j FlTTiNG ROD EMBEDMENT S��i�i ' �Iit,>r��lr� : { ,1 ►�1e1 ;� � . I NOTES: ( /\\ Z ' % � � % /�� SIZE SIZE B, s Is. 1, a i SCREEN \ j \ .- 2 a � �/ / 4 " -12" 6' �_ ( : > - 1) VALVE BOX NOT TO REST ON OPERATING ASSEMBLY. '\ � \ \/ ., ! -• • 14 " - 16" " ''' ! + 0] 2) OPERATOR EXTENSION / /// \ �' DRAM TO DAYLIGHT OR - INSTALL \ i, \ . U NDISTURBED � 'd".. r � DISTRICT FOR REQUIRED WHEN VALVE NUT /a �� X ELEVATION MAR :steoFICA1101+11 EARTH NOTES: IS DEEPER THAN 18 IN. - • e ` �� FIRE LINE DOUBLE CHECK DETECTOR I • C pY /i. FROM FINISHED GRADE. - N. 2'_0• - a 18' 10' (. ••. CONCRETE 3) CENTER VALVE BOX ON MIN MIN I� 1 �Pa AGN UNDISTURBED AXIS OF OPER. NUT. S a ay>fii ` 2) AU. CONCRETE EARTH. UTILITY VAULT OR ;EQUAL PO BILCO DOOR 4) PROVIDE 18" SQUARE BY 4" THICK PLAN - STRADDLE BLOCK TO BE a WITH C WITHOUT F.D.O. OR *EQUAL 1 , Z CONCRETE PAD OUTSIDE OF PAVED AREAS � PPE MATERIAL FIT �j SEE DETAIL No. 200 / I 6 687 -WA 676 -WA J-5AL Sand ° T1NG5 BEFORE POURING (n 5) VALVE BOX COVER SHALL BE A KEY COLLAR BLOCK INTO TRENCH SIDES AND BOTTOM A MINIMUM OF 1' -0" BLOCKING. • " /2 or 8" ADS Drafnguard 5 MINIMUM OF 4 1/2 IN LENGTH 4) CONCRETE SHALL BE'T 10 5106 -LA 5106 -LA JD-3AL MAR OF ALL JOINTS AND 4 . min. (fabric wrapped Clotted W Ate. • DETRO' DORM APPRg�D EOUAL flexible pipe) 0.57L to drofn TYPICAL VALVE SETTING DE T AIL No. .....____ COLLAR THRUST BLOCK \ DETAIL No. T HRUST BLOCKING E TAIL DO UBLE CH ECK D ETAIL No. • C C VALVE BOX DETAIL : t: 3 ) C J C 2OO ) (, J C DETAILS Jfl �� DETECTOR ASSEMBLY D CD A ' , c �c 12 1 m1n. Tit .NCH DRAfN DETAIL Q 0 NOT TO SCALE PLUG SEVERS LARGER THAN e • . • BUILDING SEVER PIPE -t' -i1•It`Ie, of irm4 ° �R - . extuz ) ... - - - . ii SIZE AS SPECIFIED , \Z CLASS D CLASS C • � • Nom. III 11 II- alt MOUND EXCESS • I I■i■It 1.�+� 01 =1C*I NAtr 6r-1105 SURFACE RESTER:TIW OVER TRENCH T TO ALUM MATERIAL y �S • ' �� +1, , ~� ' • ' S` f • AS SPECIFff �f.� 1� •' .. � '7�,.. i . - - - • . r �- , I I'- I- f FOR SEiTLE]tNT � 2 t'r� f �1 • • . Ill �N � 'R� • 1j• ��i r - �I V V V PLANT FABRICATED TEE FITTING t I =tt I i rIhl1SN �-MI� ON SEWERS 18' AHD SMALLER - ��•I��1(I \ \i1� ' r I O O O FIELD TAP CH ExiSTING SEVERS .� •••.� :. . ` ,' � e r-----,......... • 1,n _ _ ' ' IY4/\' � \ ' , . ' , . W • AND lE1! 18'' a BACKFILI. 2X, 6 .��" w ` a • ' , , Y r ' 1 • AGAINST PLUG TD ` , I6 1 Z! 20 Q Q Q A ' f , PREVENT i . f ~ 30•• 0 N PLAN BLOVOFF 6 SECURE , ' , ' ^ I , �•-•- . O Nolor U - 2X, IN PLACE vtTH y !. �. V- - - -.. \, O . r � � • DETAIL - • +� 3 .�,. I - Y D OR LATERAL TRENC BA affn.L UND LSTLRDED . . • z • �� • • IS ISLAND i • �I -} or „: LAND D L� - .+ i n w . SE VER MAIN �` ., . R YIV� Y 1 ` . , , ` CDP ' - UNDISTURBED ! D BUNDISTURBED �G U �Q 41', 00 GR6Jim • EARTH I Z 'R MATERIAL-2_ • W LN l. � . i I `�i { N ° I - " END AT LEAST • ,+ C2- I � f A ! f I`�} 1 t s9W C O )- c >- o�D o Z N f A � I ,r ABOVE SURFACE ' I IDI; oU"r �� ,,�vWwrrq CUT CROSS SECTION IN ' AD AREA CO °° 0° `� in R ` '' 4 + � � M�� z W w M MDQMUII SLOPE FOR `.+,•^ 1 ss w�f ..J • 4. 6' PIPE OA10, FOR a a �.iar t ♦`I - ^ "' ( Q 4' PIPE ' 0.020. ;:q.:.•>-;;;I:°:,4''', + .y r : 1-°.. I�� l y - I�/ lM a. F'yy I11 If �J I , y SE RVICE CONrECTIDN + r U� ` I� 1-, f 1 _ , " , F1 Nt5}1 LOO)' GREEN IC TAPE V/ BLACK LETTERS / .� MARKER' _ PIKE cD. + t ' �Q, GREEN (1JASTEVATEW _...,.../........ / ,,y 3J4' 0 CRUSHED ROCK • P LU S 6 ' GREEN V/ BLACK LETTERS (STORM DRAIN t,F ° S° '.. • , '. • •0 • . • - • 4 T ' -i ir) �iii i . N V . c .. PIPE ...5 � . � a BEDDING � �,� �.,9 F,;� �` BASiN Z IB '' � N4 4, o 3J,' - D P£ TERIAL % / INVERTED SYPHON CAT( _ •% , ^• As sPECIFIEn m %� d1A1`1D VAMP BA g1 (a" MIl4.) on[ 4 45 N - i ,m; y. . 117 +,.'P -,C° SUPPO2T TEE VITN 4' MM FOR PIPE SMALLER THAN 1B' ` +p ,�,, �• �. BED ➢ING GRAVEL 6' MIN. FOR PIPE 16 AND LARGER ` /,,, ��°�` 3 ,jg-0 • SASE Abv�EbAT1; � tv o z . nIMD+uN ea VIDE ELEVATION , NOTE' Co" MrN. Lame. ?RERTGD aAse- ci- z t° LL, � 6 s FIR THIS PROJECT O?&Y CLASS D 0 `c BACKFILL • 1 1/z' - D CRUSHED RDCX. N ATI Vc t'tA i'E�I ,l f' L' A .99 0 4' Pvt.,. PIPE MtN. DEPTH 24" PILACt..0 1 MIN. a Cu•F►T /P{; TRENCH 01 GRADED pQAI N GIRAYEI." 8.. WPAPPQ.D I N 1=I - T*Itt4. PHOBIC j BUILDING SEWER DETAILS FILL CROSS SECTION IN PAD AREA 300 DRAWING NO.240 N7 i FACE OF CURB , DRAINAGE BLOCKOUT WIDTH OF STREET 3• I D. PLASTIC PIPE II 3/4" WITH COUPLING � SC(ylu'E STANDARD GST IRON F RAME ■ COVER 1' R , I V2' R I M BADE ■ WATERTIGHT RIPE PLUS ally 1�;;�L E ./ /// / / "/ /, A A B ❑ ❑ IS ❑d B --T ��i► AR ROAD • • . • ❑ .. A ❑ ° • e•i . , S TANDARD MANHOLE 7 • ' - ❑❑IIo❑ • MpI, ° GR RING • 4• �� ' � 'C.: AsPHN. �otilc�ETS (2 L1 w= rs) (._) ; le g- F- 8.64ATE SASS - Z•. 14 " -o° , io 2'•-O" (opor SPELs 02`3 W • I L . o I ,:: PROVIDE MIN 3/of 4 - FOR A D 1 • • , f2 1111111111111111111 ; \ eoo C IMUM s" OUN COMPACTED W$(vR•AAD GP2-1. T - O MA -° f :pa C 0 CLEANOUT - • • ' . I Cs" -1.1 9 -7/8" ° nl , 0 - 4 + LIGHT TRUCK PAVEMENT SECTION ` (f) M BASE COU �, ' L B - B \ `O o C o \ I . a -,1 9" kg - 9 -� \ .00* c O < L IB //A O,o D o ° ° ° I. FOR DESIGN SPEEDS GREATER THAN 40 MPH THE EMERGENCY MOUNTABLE , , • • D. / (8.61) CURB CS -300 SHALL BE USED. SEC A -A . � . : • . oo . , I ' • '? 2 CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 PSL AFTER 20 GAYS o :''A• • :' 'y• : O. C a‘-'• V I 1 `� . .X0 I t 1a EXPANSION JOINT! . \UZI , , ° • ° ir0 + :'•'• 0 ,, A TO BE PROVIDED lk , 1 0�I CD 0 AT EACH POINT OF TANGENCY OF THE CURB • V( 7) AT AT EACH S C D OF I N ET STRUCTURES, \ , 0 • J LIL. 4) AT E END OF DRIVEWAYS. o • e • oae ' " H e �� 5) AT LOCATIONS NECESSARY LIMIT SPACING TO FEET, ^ ALLEN FEAR BOLTS . • °. r ' ® O B. MATERIAL TO BE PRE •MOLDED. ASPHALT IMPREGNATED, , N4 NON-EXTRUDING, 1 _ • WITH A THICKNESS OF 1/2 INCH. I LANG CONCRETE ENCASED WYE V RECESSED 3/4' -0 ' G(.,� 'L' APNM,Ti6.• Wt4C -7-51- 5 (2 LiF I'S) 3 CONTRACTION JOINTS , V' / A. SPACING TO BE NOT MORE S IS FEET . 9 rY+c E Z' $r4 " 7" Z" •O °� o0 (opor 'PEI..) O02(#30) I B. THE DEPTH OF THE JOINT SMALL BE AT LEAST 1 y= INCHES. K !` A/1 Val G �A` 1uv ,�, J{�GJ�J � p� 4. BASE ROCK • 2 3/4"-0 , 95 % COMPACTION. ASE ROCK SMALL BE TO �i' '- (iC/ ML� PA�E / . 1 - I �/ ,��•V SUBGRADE OF STREET EEE STRUCTURE STRUCTURE OR 4' " IN IN DEPTH TH, WHICHEVER IS GREATER. CLEANOUT T ( 1 S. DRAINAGE BLOCKOUT • 3 DIA. PLASTIC PIPE. �, / A. I.D. PLASTIC PIPE WITH COUPLING. �/ PARKING PAVEMENT SECTION v B. DRAINAGE ACCESS THROUGH EXISTING CURBS SMALL BE CORE DRILLED OR CURB SAW CUT VERTICALLY IS EACH SIDE OF DRAIN a REPOURED TO FULL DEPTH OF CURB. a STANDARD CURB CLEANOUT FRAME & COVER 1••- _ w �o t0 (n woo ,, PROJECT: OFFICE MAX N0. 345 -002 TYPE CONST. PLANS i ■ V 9 1 . p►pAOK ap o wl d 1 1 y, ,,i1 I.o►N b1 VINE ! • 1 $10 (.1 ' '„„, ,ittottp?„„ ‘-'-' s N e•I'f 604s*Po r( t ii i...,, y WOO, ‘ ' ,i r o , \nigest. 10006, v w ,,. 1 §i ■ x x , x .. g x Iii x x 7.1. L _ IR ,.,:u 1:i < , , , .: . /64 , 4.- -4 w, M HI 4uPrzo •1-- 4o4#4cYo,i ,.. otvgAtiove „ . 4 VI 1;4- ' _ \ T _ F%kg-411451 1 4 ' � - � ` � � f � ''16 ," , i 4 1 < e'.' ,ti. 1, t x x x x � i�,�r� t �4��\ 11 11 . • • 1 I '' • 11 , . . , . , - ,>'•"-4i /it - ( *AtO5e W/r . 1 I i 4 mwoi _. -r- 0.,....,,,.,. i: 1 1 .• . 1 i 1 . tiot 1 ,, tro.totto V,i >n ,... ,-,---- • 2 _ 0 ,. •.0.......,.,. .0,0 . ..,. Jl %lll ' F -f M - . - it 464,0 I Illk -.-- 1 u1 i::�::' i . " _ ..[ ' 4 : .4 Alt 0 Pk/ Olp% - 44.60-i., l000 pve totPei: 7 . x ,was /� P� IA I l�, w 1 * l >r 1 v -4' 1-)4 i t-- --- -1A97 e- vi 611.-- - 1 - 4,' Zol , CONIFER TREE PLANTING _ GROUNIJCOVER PLANTING Aiii i REMO `E CONTROL VALVE SLEEVE CIETAIL ;: ly ,D•j- - 1 - ... ... no scale no scale el' , c _ no scale r o scale . I : 1 b 6 A 111111 . A p dDb .A d a o c ;o ;,: o `_♦ o - W1� 3 C5 U' w . _ o A9 Z U I , , lt,. LI 6 up tl it: 0 . i l w1 I 01 -1, - lifteekt-i-N,olat4le _, ‘‘ --- pli.lif €0 t 1.4 15 GALLONS PER MINUTE PIPt SIZE & CLASS x g ii 2 , i 011. ,( , ... . _a _ , 01 pk/4, Flo \ip < _ TP-ge-Akr—rt ' VP( _ % � � 1 10 1111 011:11 6" 11111111Willietill I ' , . . , , , .. 0i5 +r � I W I`� 1► O / LASS V 4 ;l•l PI- ANt . 1 1 ' te , . t 11 i 15 GALLONS 1" CLASS 2 ; 1 w , 16.25 ' ALLOlS. 4, ,. 4' i 1'� �/,�I. i .� 40 AL I' 1/2 CLASS l ,� A i l' III r C A f �w M ►� � �'� � .0 �� . • �►�,,, • , t �� g2±: �� ' 4: ., v 0 •� • . • `�Cr�r■r■ ' , _ ��, p � � r L '- �1� 4 O 86 - 125 rALLONS SS 200 N • ; ' ' -, '. • U E , i t `I'D �P 2=1P —, J�a v V I: - b`( drro ) ' ` =u11 X ° n �C cJ WIl� � b. ; PI R-1 i Imo M r , may - -max j P DECIDUOUS TREE PLANTING BACKFLOW PREVENTION DEVICE QUICK COUPLING VALVE e• ,�° 1 P8 8128 SCH8I LI . et no scale e3 1 no scale no scale 1' 'no scab' .. . O 0 >i< 5 --J ,s I G a il {i;-i & \ < CK 41 O rir� -�. y .�1, - moo ►�o. T / _ a lllll"�=' „w • 0 1a ° ► a' Ill ` �`�✓►�T we III .� 11 -w Imo. ......, _ . - '74 4. i 91 or gc. ._ tfo ....____cr c .,„ ; , ,,, . , , , ___ .. ' 11■16/1114111 • lilia ii,"' , A - t III ' ; : . :::::::� t � i,,,,),,, .0 6 0 tt f • , • MIT qr- • , , ,_ ` ��Ir=� c I 0:10' ► Lam. 4 11111 ' ' AIM -- ____.-==- Iii Apr a t '':'4 ? M/k1 kii/11 0 I-At-IVO/id... %PON - 11!111 CD x . ' . ---.:_.....1 •p•• uo -6760 NAlt. F?)1.)-(a 06 , IN ....,, FV& 1,Aroe-k l. -- ---ifle . i...,< cc I , < / A, 1 //V -- 11 i AI SHRUB /GROUNDCOVER PLANTING /Oh I I� 1' I L � 6* 0 Y MANUAL DRAIN! VALVE no scab n o scale vim S 1.1 l V Jt T taAx LAi4 S APg ARCHI CY F Nt�. 34 -0 1 , • p, ,.. ��o � �+ i°A� 'tai� �i,ii�' 9+�3 • ��ft�►1+t� ��t�c� �1 br ft�d� • s bS nt�.�a � � �dN��". i�4.AN� / SECTION 02750 IRRIGATION • C. Galvanized Pipe and Finings Standard weight pipe, hot dipped SECTION 02950 LANDSCAPING A galvanized and threaded. Threaded cast iron or galvanized B Initial Soil Preparation (All Planting Areas): � - el PART 1 - GENERAL malleable fittings PART I GENERAL a 4 6 inch depth over each 1000 sq.ft of area: 1. Rototill the following proportions of materials, evenly mixed to D. PVC Riser: PVC 1120, Type 1, normal impact I.P S., NSF approved 1.01 SCOPE: Furnish labor, material, equipment and services necessary for Schedule 80 PVC, conform to PS 21-70. Cut to required lengths a. 3" Iayer, Textural Soil Amendment. 0 1.01 SCOPE OF WORK: Supply and Placement of imported Topsoil (if required), b. 10 lb. Webfoot Organic Deluxe 10 -10-5. installation of new irrigation system as shown on Drawings and specified threaded both ends, color dark grey. establishment of fine finish grading, of landscape installation, of landscape C. Ba.,kfrll soil Mixture - for all Tree and Shrub Plantings: Y , O herein Revise/repair existing system. I construction details, soil preparation, supply and installation of trees, shrubs 1 To each cubic yard of excavated planting bed soil, thorougly U X 204 PVC SOLVENT CEMENT: and groundcover, digging, maintaining and replanting existing following plant material, mix the followin in • redients for backfill: °D 1.02 RELATED WORK IN OTHER SECTIONS: A. NSF approved solvent for PVC to 4 inch size. tree staking and guying, mulching of planting bed areas, installation, and a 1,3 cubic and Textural Soil Amendment. Z • to re A. Section 02950 - LANDSCAPING B. Meeting requirements of ASTM D 2564 -73a, ff705. yard 4 o maintenance. b. 3 lbs. Webfoot Organic Deluxe 10 -10-5. rn P. v '' co 4 1.03 RELATED WORK BY OTHERS: 2 PVC PRIMER AND CLEANER: Weldon P -70 or approved. 1.02 RELATED WORK IN OTHER SECTIONS: 3.05 PLANTING TREES, SHRUBS, AND GROUNDCOVERS: Z to 1 A. Water Meter /Ball Valve. A. Section 02750 - IRRIGATION A. All planting holes shall be excavated twice the diameter of the tree, o B. Provisions for electrical service to controller location. 2.06 BALL VALVE: Brass construction. (By Others) shrub or groundcover root ball or root system W rn C. Control wire chase from controller to building exterior. 1 03 USE OF HERBICIDES: Applications of herbicides only by applicator B Plant upright and face to give be appearance or relationship to plants ) * 6 w 2 07 MANUAL DRAIN VALVE: Brass globe valve, 1/2" size with cross -type licensed under Oregon State Herbicide laws. and structures. Z rA e e m 1.04 QUALITY ASSURANCE: wheel. C. Loosen and remove twine binding and burlap from around top of each 1-+a ao rn A. Supervision: Provide at least one person who shall be present at all 1.04 PLANT MATERIALS: Provide in accordance with species, sizes, and ball. Pull no burlap from under balls. times during execution of this portion of the work and who shall be 2.08 QUICK - COUPLING VALVE: Z o thoroughly familiar with the type of materials being installed and the 3/4" inlet with vinyl cover and lock top. A. One piece, double slot, 3/4 quantities indicated on the Drawings. 1. Stake or guy trees work. immediately after this work w e� 2. Refer to tree planting detail. W q I manufacturer's recommended methods of installation, and who shall B. Rainbird Model No. 3RC. 1.05 GUARANTEE AND REPLACEMENT (NEW & EXISTING): D Cut off cleanly all broken or frayed roots. 4 o E direct all work performed under this section. 1 A. Guarantee plant materials and related workmanship of installation, E. Place and compact backfill soil mixture carefully to avoid injury to UPLI VALVE COUPLER: Rain Bird Model No 33DK. QUICK-COUPLING UICK CONG V beginning after written acceptance or work, for one year or one full roots, and fill all voids. 64 w m B. Restrictions: Conform to the "Uniform Plumbing Code" as adopted and n}odified by the State of Oregon and all legally constituted growing season, whichever is longer. F. When planting hole is three fourths filled, place planting tablets in w 4 authorities having jurisdiction. 2.10 LOCK CAP KEY: Rain Bird Model No. 2049. E . 1. Replace plant material not surviving or in poor condition during quantities recommended by the manufacturer, evenly spaced around g o C. Materials and Equipment: New materials and equipment of type and guarantee period. each plant. o brands as indicated on drawings and specified herein. 2. HOSE SWIVEL: Rain Bird Model No. SH O. 2. Correct deficiencies in soil or drainage conditions when C. When hole is nearly filled, completely soak and allow water to soak w attributable to plant losses, prior to replacement. awa N 2 12 LOCKING LID: P Y 1.05 DESIGN AND PLAN: 3. • Perform all replacement work in accordance with original 1. Fill holes to finish grade. a A. Layout of irrigation system is schematic. A. Weathermatic No. 906L or approved. Y g y B. RLK 1 k specifications at no additional cost to Owner. 2. Provide 2" water ring at base of each tree; remove at end of B. Follow as closely as possible �'' 4. Damage or loss of plant materials due to vandalism, freezing, or contract maintenance period. 2.13 VALVE BOX: "Ametek" Economy, Standard and Jumbo sized boxes, acts or neglects by others, is exempt from Contractor's 1.06 VERIFICATION OF DIMENSIONS: extensions and locking covers where applicable. replacement responsibility. 306 PLANTING BED GRADES: A. Before proceeding with the installation of any section of the B. Perform replacement work when requested by Owner within fourteen A Establish slopes in accordance with drawings or existing rough finish >- Y irrigation system, check and verify the correlation between ground 2 days (14) days after notification. grades of other contracts. co .14 DRAINAGE ROCK: 1 -1/2 inch minus clean, washed round rock. measurements and Drawings. 1. Plant replacements subject to seasonal limitations may be 1. Fine grade to uniform slopes, free of low spots or irregularities. B. Advise Landscape Architect of discrepancies before proceeding. 2 15 BACKFLOW DEVICE: performed at a later date when, in the judgement of the 2. Slope glades away from all building structures. Architect, survival of replacements is jeopardized by B. Grade planting bed soil 2" below bordering pavement of curb elevations A . Refer to Drawing. P g g P 1 07 VERIFICATION OF WATER PRESSURE: weather or other conditions. prior to application of mulch. W ci A. Verify water pressure at point of connection. 2. Advise Owner or Owner's Representative in writing when C. Contruct 3" minimum grade crown in planter islands. ° ° pressure test results to Landscape Architect for approval 2 16 REMOTE CONTROL VALVE: ! P P PP A. Refer to Drawing. replacement work is performed. Include specific instructions for < B. Submit prior to any work. immediate care of same. 3 07 PLANTING BED MULCH: vi 2.17 AUTOMATIC CONTROLLER: A. Mulch all shrub planting beds with a 1 1/2" minimum layer. Z 1 08 PROTECTION OF UNFINISHED WORK' 1.06 SUBMITTALS: P g y it A. Refer to Drawing B. Apply evenly to all visible areas within two (2) days after planting. O in A. Protect work at all times. A. List of growers for each plant species to be installed 10 days after N B. Keep rock, dirt, gravel, debris and foreign materials from entenng 2.18 CONTROL WIRE Type OF bearing U/L label for direct underground burial, the award of contract to the General Contractor. 3.08 CONTRACT PERIOD MAINTENANCE: 5 O W „ piping, valves and other irrigation equipment. NEC Class 11 circuits. AWG sizes, 1114 minimum. B. 1 cubic foot of proposed topsoil (if required). A. Begin immediately after planting of any type and continue until written W v C. 1 cubic foot of Textural Sod Amendment. acceptance by Owner. (60 days minimum). N 1.09 EXISTING IRRIGATION• 2.19 ELECTRIC CONNECTORS: Rain Bird Pen -Tate wire connectors, No. 101 D. Inventory of existing plants to be removed and condition. B. Plantings: Z A. Revise /Repair existing irrigation as required. i through 104, or approved equal. 1. Irrigate as required to establish plant materials. g B. Maintain existing irrigation m operable condition to existing plant- PART 2 - PRODUCTS .. 2. Reset plants to proper grade or alignment. - trigs at all times. 3. Maintain bed areas weed -free. _ - PART 3 - EXECUTION 2.01 FERTILIZERS: 4. Miscellaneous pruning as required. 1.10 ENVIRONMENTAL CONDITIONS: A. Guaranteed analysis of mineral or formulated products as specified. 5. Any action necessary to promote new plant establishment. i- o A. No solvent welding of PVC pipe in freezing weather. 3.01 GENERAL: 1. Comply with state fertilizer laws. 6. Replacement of immediate transplant losses. B. Solvent welding of PVC pipe under cover only during rainy A. Install materials and equipment in strict accordance with manuf- 2. Deliver to job in original, unopened containers, each bearing 7. Adjustment of tree staking of guying manufacturer's label of content. weather. acturer's written specification and recommendations. 3. Uniform compositon, dry and free- flowing. ' END OF SECTION B. Comply with local and state codes. I. II UTILITIES. C. Maintain job premises cleam and free from accumulations of debris B. Brands and Analysis: A. Be responsible for location of underground utilities. - Or disorder at all times. Remove equipment and surplus materials 1. Webfoot Organic Deluxe 10-10-5 or equal. B. Protect active utilities. If encountered, notify persons owning from each area of work as completed. 2. Planting Tablets: Par Ex IBDU, 17 gram tablets, 23-0-0 guaranteed analysis, manufactured by Estech General Chemicals 1 same. D. Leave no work in condition that would jeopardize other persons Corporation, Winter Haven, Florida. or property. 1 12 STORAGE: E. Test all lines for one hour minimum at pressure of water source. 2.02 TEXTURAL SOIL AMENDMENTS: A. Store on job site only as approved. Receive approval of test prior to backfilling work. A. Sludge Compost: Digested sewerage sludge and conifer sawdust ` ...1.,_ B. Be responsible for security and protection. compost as manufactured by North American Soils, Inc., 5303 North w W W t, C. Store no PVC pipe nor fittings in direct sunlight. 3.02 TRENCH EXCAVATION: Columbia Blvd., Portland, Oregon, and marketed under the trade name i A. Straight or "snaked" slightly. o < 0 1.13 EQUIPMENT FOR OPERATION: B. Slope bottoms uniformly, 1/2 `Y minimum grade to drain. "Garden Care ", or approved equal. A. Provide Owner with the following operation equipment C. Trench depth 18 inches minimum, 24 inches maximum, bottoms B. Turn over to Owner at time of Final Inspection. 2 03 MULCH MATERIALS: t, free from sharp rock or objects that may damage pipe. A. Free from noxious weed seed and all foreign materials harmful to plant ffi D. Trench width sufficient to allow proper tamping of backfill around life. 1. (2) lock cap key, weathermatic RLK -1. pipe. m m 2. (2) snap -lock unlocking tools for valve box covers. E. Keep topsoil separate from subsoils, replace in order of removal. 1. Bark Mulch: Fir and/or Hemlock bark, medium grind, +! -0" to ca >- p 3 (2) quick coupling valve coupler. . 3/4" grade. w . ci 2.04 WOOD TREE STAKES: 3 J 4. ( hose swivel. 3.03 TRENCH BACKFILL: 5. (2) lock cap key, Rain Bird 2049. A. Do no backfilling until approval of pressure test. 2. W W 6. (2) valve operating key, 30 -inch handle length. B. Use excavated soil or specified backfill bedding materials. A. Sound wood, 2x2 S4S, Douglas Fir; 8 foot lengths. Q Q B. Treat with two (2) liberal coats of stain/preservative, mixed 1:1, color o Ci CC a N 1.14 RECORD DRAWINGS (NEW & EXISTING) C. Material free from rock and/or debris that may damage pipe or as approved. prevent proper compaction. C. Installed as shown on Tree Planting Detail. J A. Maintain current with work progress, one red pencil shirked print D. Place 6 inch maximum lifts and compact thoroughly. ' D. Tree Ties: showing all deviations from drawings occurring during installation. E. Place mainli backfill only when pipe is filled with water; 25 PSI 1. "Chainlock" system. B. Show locations of stubouts, manual drains, pipe lines or other pressure minimum 2. Install as shown on Tree Planting Detail. subsurface features as installed. • �� 3.04 INSTALLATION OF PIPE: C. Show dimension reference from subsurface features to permanent • 2 05 TREE SHRUBS AND GROUNDCOVERS: structural or surface elements. A. Sizes, type and general locations according to Drawings. A. Genera, species, variety, quantity and size. D. Submit clean red lined print at end of project. 1. Lay with support beneath entire length. i . As indicated on plans. ►z 2. Slope all pipe to gravity drain. 2. N 1.15 SUBMITTALS: 3 Snake PVC piping to allow for expansion and contraction, Nomenclature conform to names given in Standardized Plant a ( A. Submit to Owner at time of inspection for final approval. 4. Combine runs in common trench where feasible with 3 inch Names, 1942 edition or that accepted in localized nursery trade. a ,.• ' Qt 1. As Built irrigation system prints. minimum separation. 3. Meet requirements of American Standard for Nursery Stock, T - _ 2. Co of warranties or affidavits applicable to 5. Flush lines prior g nor to installation of valves and irrigation heads. A 1973 edition A N.S I. Z60 1. y equipment or materials beyond Contractor's 1 -year period. B. Cutting and Joining: -' C Copy guarantees, 2.06 ON SITE TOPSOIL: ` - G� 3. Manufacturers catalogue cuts describing all equipment 1. Cut pipe square, debar and remove all surface contaminants A. On site strippings in s to be utilized for replacing original soil la layer and new and materials used. or moisture. eP g Y LA 4. Names, addresses and phone numbers of manufacturers 2. Chamfer all cut ends. contour grades. • and local suppliers of equipment. 3. Apply primer and solvent cement in accordance with manuf- .- 5. Written operating and maintenance instructions for all acturers recommendations. 2 07 IMPORTED TOPSOIL (IF REQUIRED): electrical or mechanical equipment used. 4. Make threaded joints leak resistant, with freedom of movement. A. Sandy loam topsoil free of clay, sticks, stones, roots, weed seeds or B Submit three (3) complete copies of the above submittals in hard 5. Use teflon thread sealant for threaded joints. other roots or grasses, and other foreign matter. cover binder. 6. Clean out threads and use tape or compound joint sealants for all galvanized pipe connections Leave no more than two 2.08 WATER: 1.16 GUARANTEE: (2) threads showing ,at joints. A. Metered domestic service for contractors use is provided on -site. A. Guarantee the irrigation system or any part thereof, against defective B. Be responsible for conveying and application equipment required to material or workmanship for one (1) year from the date of final 3.05 INSTALLATION OF VALVES: perform the Work. • acceptance. includes revisions and repairs to existing irrigation. A. Types, sizes and locations as shown on Drawings and Equipment C. Owner pays for water required to execute Contractor's Work. B. Repair any settling of backfilled trenches occurring during a one (1) Legend. year period after final acceptance. 1. Install in accordance with details for each type. PART 3 - EXECUTION / C. Include restoration of planting, paving or other improvements of any 2. Install manual drain valves at locations to completely drain all kind associated with corrections. P i Pe lines. • 3.01 GENERAL: 0 D. Make corrections without expense to Owner. A. Scheduling and Coordination: Coordinate Work Schedule with Owner's 3.06 INSTALLATION OF IRRIGATION HEADS: Project Representative where c A. Types and locations as indicated on Drawings. Install in accordance roJ P cooperation with other trades or contracts ' PART 2 - PRODUCTS with details for each type. is required Be responsible for timely performance of Work. I L1_1 B. Adjust and balance: 3 02 WEED ERADICATION AND CONTROL: 2 01 GENERAL: 1. Adjust and balance each system zone. A. Remove noxious weed growth and roots by herbicide applicator. O A. New materials and equipment. 2. Achieve uniform area coverage by all head types. Johnson Grass Crab B. Brands and types as shown on Drawings and specified herein. ( grass, Morning Glory, Horsetail, Canadian C. Substitutions or equals only by wntten approval of the Landscape 3.07 INSTALLATION OF IRRIGATION CONTROLLER: Thistle, Nutgrass, Quackgrass, etc.) M 0 B. Kill achieved by working soil permissible for annual types only. Architect. A. Type and location as indicated on Drawings: C. Allow time for herbicides to achieve effective kill prior to cultivating. 1. Install wall mounted) unit as approved . I I 2.02 IRRIGATION HEADS: 2. Verify exact placement of controller with architect. 3.03 TOPSOIL PLACEMENT: A. Construction as specified by model number reference. 3. Enclose all control wiring in conduit. A. Deposit 18" layer of topsoil in all planting areas. B. Manufacturer's catalogue numbers indicated on Drawings. B. Work by other trades include: Q 1. Provisions for electrical service to controller location. ■ 2.03 PIPE AND FITTINGS: 2. Control wire chase from cohtroller to building exterior. 3.04 SOIL PREPARATION: / ,� A PVC Pi PVC pipe, Chloride Plastic; PVC 1120, Class A. General: Remove large stones, concrete, asphalt, or other debris v , 3 08 INSTALLATION OF CONTROL WIRE: encountered or generated by this work from job site. Ii.. 200, Type 1, normal impact, I.P.S. approved plain and/or bell end, A. For wire sizes, refer to wire sizing chart published by manuf - (- color white; meeting requirements ASTM D2241 and D1784. acturer of control valves. IL 0 B. PVC Pipe Fittings: PVC 1120, Schedule 40, Type 1, normal impact, B. Use specified electrical connectors at all splices. All connections i P S., NSF approved; meeting requirements of ASTM 0 2466 - 74. and splices shall occur in valve boxes. C. Bundle wire together with electrical tape at 10 foot intervals. O Provide 12 inch expansion curls every 100 feet where runs exceed this length. D. Place wire at bottom of pipe ito provide protection. END OF SECTION . 0 [ O CHRISTOPHER FRESHLEY P ROJECT OFFICE MAX 2 �' .LANDSCAPE ARCHITECT NO. 342 - 1020 S.W. TAYLOR SUITE 355 • PORTLAND. OREGON 97205 • 5031222.9881 TYPE CONST. PLANS