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SUB1995-00001 410 CITY OF TIGARD EXHIBIT A Washington County, Oregon IBIT NOTICE OF FINAL ORDER - BY HEARINGS OFFICER Concerning Case Number(s): SUB 95-0001ISLR 95 -0003 Name of Owner: Wilmington HeiahtslCascade Communities Name of Applicant: Same Address of Applicant: 700 N. Hayden Island Drive City: Portland State: Oregon Zip: 97217 Address of Property: At SW Greenfield Drive, south of the Mountain Highlands Subdivision. Tax Map & City: Tigard State: Oregon Zip: 97223 Lot No(sl.: (WCTM 2S1 9AA, tax lot 1200) Request: A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. Zone: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. Action: ❑ Approval as requested ® Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) Final Decision: THE DECISION SHALL BE FINAL MAY 18,: 1995. . UNLESS AN APPEAL IS. FILED: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. THE: DEADLINE:FOR: FILING ::_.OE AN :APPEAL?.IS: 3:30: P:M OI MAY 18;:.1995::: Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639 -4171. HEARINGS OFFICER NOTICE OF FINAL ORDER SUB 95 -0001 /SLR 95 -0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES 410 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Cascade ) FINAL ORDER. Communities for a preliminary 11 -lot subdivision for ) SUB 95-0001 3.53 acres in the R-7 zone and a Sensitive Lands ) SLR 95 -0003 Review for portions of the site with slopes in excess ) (Wlrnington Heights) of 25 %. I. FINDINGS The hearings officer hereby adopts and incorporates herein the Tigard Community Development Staff Report dated April 14, 1995 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request, except to the extent expressly modified. II. HEARING The hearings officer conducted a duly noticed public hearing regarding the application on April 24, 1995. The following testimony was offered in relevant part. 1. City Planner Mark Roberts summarized the Staff Report He submitted an additional condition #19 to address concerns raised by the applicant and an adjoining property owner about unauthorized access to properties to the south of the proposed subdivision. The condition requires a fence at the end of the sewer easement between lots 5 and 6. 2. The hearings officer asked the staff some questions for clarification. a. She asked if the paving of easement requirements applied solely to the easement between lots 5 and 6. Mchael Anderson responded yes. b. She asked what the staff response was to the Fre District's request that "no parking" signs be posted on Wlrrington Street Mdiael Anderson responded that the staff opposes restricting parking on Wlmington Street The City adopted a "skinny street" standard in May of 1994. The purpose of the narrower street standard was to reduce the grading and tree removal associated with road construction in new subdivisions. It was not the City's intention to limit parking in the roadway. He stated that the proposed street width provides adequate emergency vehicle access. c. She asked whether the Staff intended to limit the applicant to provide required water quality treatment on the subject site or whether the staff intended to allow joint use of a water quality detention pond on the adjacent Mountain Highlands subdivision as the applicant desires. Mdiael Anderson responded that the downstream system has been designed to indude stormwater runoff from Page 1 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights this subdivision. He suggested an amendment to Condition 3 to clarify that the detention facility may be shared. 3. Don Oakley, President of Cascade Communities and project engineer, testified for the applicant He accepted the Staff Report generally. He stated that they plan to construct Mountain Highlands Phase II and Wlrrington Heights subdivisions at the same time, as one project, and that is why they want to combine the water quality pond's service area. He stated that the developer has coordinated with the City and USA about the design and location of the facility. The drainageways and existing facilities have adequate capacity. He also stated that he concurs with the additional condition #19. 3. Tom Jurhs, owner of tax lot 1201 which is immediately south of the proposed subdivision. He stated that the pedestrian path is a problem to him because it will encourage people to come onto his property. He already has problems with trespassers, even though he has put up "no trespassing" signs. Also, he has a problem with people leaving trash on his property and he's worried about fires being started by careless trespassers. He said that a good solid fence may help reduce these problems. 4. Don Sill, a resident in Benchview Estates which was developed by Cascade Communities. He testified that Don Oakley and Cascade Communities did everything they had promised to do and also when any problems arose they took care of them He encouraged approval of the subdivision based on the good character of the company. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. She observed the site's tree coverage, the nature of surrounding development, the terrain and condition of surrounding streets. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with the those standards. Those findings are not disputed in large part The hearings officer adopts these findings as her own, to the extent they are not disputed as expressly provided otherwise below in support of a derision to approve the subdivision, subject to the conditions recommended in the Staff Report. 2. The staff recommended at the hearing the indusion of an additional condition as follows: "19. Interim security fencing shall be provided to the joint pedestrian pathway / sewer utility easement between Lots 5 and 6 towards the proposed Local Street SW Wlmington Court This fencing shall be designed to allow maintenance access. At Page 2 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights ID • such time as future development occurs on properties to the south this fencing may be • removed to allow pedestrian access to adjoining pedestrian pathways. •I fendng shall be designed to the satisfaction of the City Engineer." The hearings officer finds that the fendng condition recommended by the staff at the public hearing is required to protect adjacent property from trespassers that a pedestrian path terminating at the property line might encourage, to protect the health and safety of the community, and that the applicant agrees to the additional condition. IV CONCLUSIONS The applicants request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes based on the above findings and the condusions in section VI of the Staff Report V. ORDER The hearings officer approves the applicants request, SUB 95 -0001 (lAIlnington Heights), subject to the conditions in Section 'Al of the Staff Report, with the following amendments: 1. Condition of approval 3 is amended as follows: The applicant shall submit a final drainage plan that details on -site or alternative water quality treatment that comply with the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The proposed fadlity shall be dedicated to the City of Tigard. The facility shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 2. Condition of approval 19 is added to read as follows: The applicant shall demonstrate that he can discharge storm drainage runoff from the increased impervious surface from the development into the existing underground system without significantly affecting downstream properties. Dated this 4th day of May, 1995 Aae-psci4.-t- 63./...4Jcfr Deniece B. Von City of Tigard Hearings Officer Page 3 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - WImington Heights AGENDA ITEM 2.3 BEFORE THE HEARINGS OFFICER • CITY OF TIGARD, OREGON A request to subdivide a 3.53 acre parcel into 11 lots. STAFF REPORT The application also is a request for Sensitive Lands Review for portions of the site which exceed 25% in slope. I. SUMMARY OF THE REQUEST CASE: Subdivision SUB 95 -0001 Sensitive Lands Review SLR 95 -0003 SUMMARY: The applicant requests subdivision review to divide a parcel consisting of approximately 3.53 acres into 11 lots ranging in size from 7,762 to 10,034 square feet. Access to the parcels would be from a proposed local street. The applicant has also requested Sensitive Lands Review for portions of the site which exceed 25% in slope. APPLICANT: Cascade Communities OWNER: Same 700 N. Hayden Island Drive Portland, OR 97217 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (6 -12 dwelling units per acre) ZONING DESIGNATION: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential development. LOCATION: (WCTM 2S109AA, tax lot 1200) The property is located on SW Greenfield Drive, (the extension of SW 132nd Avenue) south of the Mountain Highlands and Morningstar Subdivisions. APPLICABLE LAW: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. STAFF RECOMMENDATION: Approval subject to conditions. HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 1 II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size. shape. and location: The site is an irregular shaped lot of 3.53 acres. The property is located on the westerly side of SW Greenfield Drive (the extension of SW 132nd Avenue). Adjoining areas to the north within the Mountain Highlands and Morningstar Subdivisions are developing with lots average of similar square footage. B. Existing uses, t000eraphv and drainage : The site is currently undeveloped and heavily wooded. Much of the site is steeply sloping towards towards the east. The site slopes from an elevation of approximately 435 feet along the the easterly property line to elevations of 460 to 485 feet along the westerly property line. C. Surrounding zoning and land uses: The site is adjoined by developing subdivisions to the north which are Zoned R-4.5 (Planned Development). To the west the subdivision is adjoined by undeveloped areas within Washington County. These areas are zoned R -6 within the County's "Bull Mountain Community Plan" which designates all of the adjoining unicorporated County areas for similar residential uses with 5,000 square foot lot minimums. Immediately to the south of the subdivision are two parcels with limited development. The parcel immediately to the south is an undeveloped drainage area and a single family home both of which are within the City and Zoned R -7. Further south is the Woodford Estates Subdivision which is also within the City and is Zoned R -7. To the east is a vacant, wooded area is zoned R -7 which was recently been annexed to the City. D. Pr000sed use: The applicant proposes to subdivide the site into 11 residential lots ranging in size from 7,762 to 10,034 square feet. The subdivision proposal includes the development of a local street with an interim hammerhead turnaround for emergency vehicle access, and two future local street extensions to adjoining properties to the west. III. APPLICABLE APPROVAL STANDARDS A. Community Development Code: Development Standards: Section 18.52 contains standards for the R -7 zone. Single - HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 2 family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 5,000 square feet/unit* Average lot width 50 feet Front setback 15 feet Garage setback 20 feet Interior sideyard setback 5 feet Corner sideyard setback 10 feet Rear setback 15 feet Setbacks to more restrictive zones 30 feet** Maximum building height 45 feet The proposed subdivision will comply with the use and setback standards of the R -7 zoning district through the Building Permit Plan Check review process. None of the lots as proposed would directly adjoin more restrictive zoning districts. The applicant has proposed streets or open space area where the site adjoins R-4.5 areas. The site directly adjoins a County R-6 area to the west which is comparable in density to the site's R -7 designation. Sensitive Lands Review: Portions of the site exceed 25 percent in slope. Section 18.84.040(B) requires review of development within steep slope areas. To be approved for development within these areas a development must comply with the following criteria: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The applicant has not proposed to develop within the steep slope areas of the site. Due to the proposed development of less steep portions of the site the subdivision minimizes the need for grading and disruption of hillsides. 2. The proposed development will not result in erosion, stream sedimentation, ground instability, or other adverse on - site or off - site effects or hazards to life or property; Based on the location of the proposed development sites and the design of public facilities, the subdivision is not expected to create adverse on -site or off -site impacts as revised by the recommended conditions of approval. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of the foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink -swell capability; compressable/organic; and shallow depth to bedrock; Because the subdivision plan avoids the creation of building sites HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 3 S within excessively steep slope areas, the soils conditions listed within this . criteria are not expected to significantly impact the subdivision as designed. The applicant provided a soils investigation of the site which indicates that the soils which were found on site should not be subject to shrink/swell, instability or slumping. That study also did not find high water tables in the area. 4. Where natural vegeatation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; Because the subdivision plan avoids the creation of building sites within excessively steep slope areas, extensive erosion control measures are not expected to be necessary. The preliminary plat application also included an erosion control /grading plan. The applicant has also been required to obtain an erosion control permit. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new detached single family residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 8O% or more of the newly created parcels meet this standard. Where site development constraints make it impossible to comply with the Basic Standard due to site constraints a new subdivision can also meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Through these options gains in energy efficiency are ensured through the design of the residence which allows sufficient solar access or through the home design which incorporates window glazing with a southern facing and thus a solar orientation. An exception to the solar access standards can be approved based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street and public easement patterns, impacts to density, cost or amenities of the project which adds five percent or more to the cost of each lot. Section 18.88.050 requires that the future construction on these lots be designed and sited such that the lowest height of any solar feature(s), ie: living space, will not be shaded by an adjoining residence from new development on lots to the south. As proposed Lots 4 and 5, comply with the basic solar access requirements as specified in Code Section 18.88.040(C)(1). An additional two of the remaining nine lots can be counted towards the 20% Basic Standard exemption in terms of orienting HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 4 lots to meet the Basic Solar Access standard. It is recommended that the lot configuration for the subdivision be approved as proposed. Given the overall site topography, the increased development costs • associated with reconfiguring the parcels which is related to expected increases grading and site improvement costs. The site is also constrained given the location of Street A, the need to provide an additional street connection to the west as shown as Sw Wilmington Court. For these reasons the remaining seven lots may be exempted from compliance with meeting the Basic Standard and the Protected Solar Building Line Options. Compliance with the Performance or Solar Balance Point Options are required. Although the majority of the lots are recommended to be exempted from being required to be reconfigured, Section 18.88.050, the Solar Balance Point Option, is applicable to each of the 11 lots and is to be implemented at the Building Permit Plan Check review. It is expected that development of homes on several of the lots which are recommended for exemption may have solar access constraints which precludes building to the 35 foot height limit permitted in the R -7 zone. Portions of the homes to be developed towards the northerly property line may have this constraint. It is required that the draft C. C. & R's which were provided in this application be revised to explain the development constraints inherent in providing solar access to this development. Alternatively a note on the final plat map may be added. Density: Section 18.92.020 contains standards for determining the allowable residential density for a specific site. The number of dwelling units permitted is based on the net development area, excluding sensitive land areas and land dedicated for public roads or parks, or for private roadways. This land area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots which may be created on a site. • Section 18.92.020(A) (Density Computations) sets standards for determining the net developable area for development of a site. The gross site acreage is 3.52 acres. After deduction of the street right -of -way to be dedicated for public right -of -way the site is approximately 2.90 acres. Sensivitive Lands Area with slopes in excess of 25 percent subtracts another .57 acres to leave a subtotal of 2.33 acres. An additional .52 acres are to be dedicated as conservation areas. This leaves a net developable area of 1.88 acres. By dividing this remainder area by the 5,000 square foot minimum lot of the site's zone, this site yields an opportunity for up to 16 dwelling units under the property's R -7 zoning designation. The applicant is proposing 11 lots which complies with the density requirements. HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 5 410 Landscaping: Section 18.100 contains landscaping standards for new development. . The applicant must also comply with the standards set forth in Section 18.100.035 - which requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length shall plant street trees. Section 18.100.035 sets standards for the planting of street trees. The standard requires that street trees be spaced between 20 to 40 feet apart depending on the size classification of the tree at maturity. A street tree plan shall be submitted for review and approval which provides street trees along the proposed street frontages. 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 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. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Section 18.102 (Vision Clearance) Requires that a visual clearance area for all street intersections be provided within a triangular area 30 feet from the intersection of the right -of -way. Placement of any future possible obstructions including street trees and subdivision identification signs shall comply with this standard. The Building Division will review each residence and other related permits for compliance with setback standards set forth for structures within the clear vision area. The street tree plan will also be reviewed by the Planning Division for compliance with the vision clearance requirements. Access, Egress, Circulation: Section 18.108.070(A) contains standards for the width of access driveways to single family residences. In order to comply with the standard each lot must be provided with a ten foot wide residential driveway. The proposed street extensions are expected to provide sufficient connectivity to future development to the west. Section 18.108.070(B) states that private residential access drives shall be provided and maintained in accordance with the provisions of Section 10.207 of the Uniform Fire Code. Section 18.108 regulates street and driveway design. The street improvement plan proposes to construct local streets with a minimum paved width of 26 -28 feet of pavement within 40 feet of total right -of -way width. Due to the approximate 400 foot length of the proposed street the interim "hammerhead" turn - around which has been proposed is expected to be of sufficient HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 6 l design to accomodate emergency vehicle turn around until dvelopment occurs on properties to the west. Exact driveway design will be reviewed prior to the issuance of building permits. Tree Removal: Section 18.150.020(E) requires a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. A permit for tree removal must comply with the following criteria as specified in Section 18.150.030(A): 1. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner; 3. The trees are not needed to prevent erosion, instability, or drainage problems; 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and 6. New vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. Section 18.150 requires that the number of trees over six inches in diameter that will be removed during construction be minimized. A detailed tree survey plan was submitted as part of this application. As indicated by the inventory a large number of existing trees on site will need to be removed to accomodate street and site improvements. Due to the slope of this area and the need to construct the extension of SW Greenfield Drive along the property frontage it is expected that several trees will need to be removed to construct necessary improvements. These areas shown are shown as cut slopes which adjoin Lots 10 and 11. A tree removal permit is required prior to obtaining any site permits. It is recommended that tree removal permits be issued in phases. Initial tree removal shall be limited to the proposed steet improvement area and public utility easement areas. The second phase shall be related to the development of individual lots. It is recommended that to the extent possible the trees within the Open Space Easements be maintained in place. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 7 S parcels into four or more lots. To be approved, a preliminary plat must comply with • the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; The proposed subdivision complies with the Comprehensive Plan Map's designation for the site of Medium Density Residential. The Comprehensive Plan allows for development of a maximum of 6 to 12 dwelling units per acre. The proposal has been reviewed within this report for compliance with the applicable regulations of the R -7 zone, and other applicable Comprehensive Plan Policies and affected government agency regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; The proposed name of the subdivision, "Wilmington Heights ", is not duplicative of any other plat recorded in Washington County. 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; The site abuts properties with approved plats which would require conformity or connectivity with adjoining areas. The design and width of the proposed street provides for both adequate and safe access to the lots in this subdivision. The applicant's proposal has sufficiently addressed the possibility of extending the street to facilitate connectivity with future development; and 4. An explanation has been provided for all common improvements including the provision for public services such as sewer, water, drainage and street improvements. Street and Utility Improvements: Section 18.164 contains standards for streets and utilities serving a subdivision: 1. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. Sections 18.164.030(A) and (E) are satisfied as the applicant shall improve the proposed local streets to City standards and as the proposed street meets the City's street standards. 2. Section 18.164.030(E) requires a local street to have a minimum 44 foot right - of -way and 24 foot paved section between curbs and sidewalks. HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 8 l 3. Section 18.164.030(F) states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be • constructed at the end of the street. Section 18.164.030(F) has been addressed through the design of the project two street extensions have been provided to less steeply sloping areas to the west to facilitate future development. The applicant has also proposed to construct an interim hammerhead turnaround at the end of the street which would serve as primary access to the 11 parcels. The applicant has also proposed to construct the extension of SW Greenfield Drive along the easterly property line. 4. Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. Section 18.164.030(K) is satisfied as the proposed street provides for future connectivity. The proposed local street has been designed with an interim hammerhead turn around becuase the street would be approximately 400 feet long. The street would provide access to 11 properties which is less than the maximum of 20 which is permitted. 5. Section 18.164.040(A) (Blocks Design) states that the length, width and shape of blocks shall be designed with regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. The subdivision design furthers to the extent possible street connectivity in the area. The project proposes to provide two future street connections to the west( please review the related response under Section 6 below). 6. Section 18.164.040(B)(1) (Block Size) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: a. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; b. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. c. For non - residential blocks in which internal public circulation provides equivalent access. Section a of this criteria is applicable. Sections b and c are not applicable HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 9 41 applicable because the site does not adjoin an Arterial or Major Collector • Street or a railroad right -of -way and the development is a portion of a residential block. Crtieria b has been addressed through the applicants future streets plan. Due to the undeveloped nature of property to the west this subdivision has been designed to provide street connectivity to future development to the west to the extent possible given the topography of the area, the need to limit access to SW Greenfield Drive to the extent possible given its designation as a Minor Collector. Provision of a street connection to the south of the subject property (the northerly portion of Tax Lot 1201) was reviewed, due to the topography of this drainage ravine area it is recommended that the principal access to this parcel be provided from the Woodford Estates Subdivision, or through Tax Lot 200 to the west. A local street shown as "A Street" has been approved along the southerly perimeter of the Mountain Highlands to access Lots 14 and 15, northerly portion of the subject site, within Phase 2 of the Mountain Highlands Subdivision. As proposed the "A Street" connection would then continue to the westerly boundary of Wilmington Heights and Phase 2 of Mountain Highlands. Wilmington Court, a local street, has been proposed from this street at a point a 120 feet from SW Greenfield Drive. "A Street" the main project entrance street would provide access to two lots within the Mountain Highlands development and a local street connection to future development to the west. SW Wilmington Court has been proposed as a second westerly connection to undeveloped areas and is a local street which would be expected is serve the proposed 11 lots and future development to the west. 7. Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian and/or bikeways shall be provided through the block. Based on the approximate 500 foot length of Wilmington Court it is recommended that the 15 foot public sewer easement be developed as a pedestrian/bikeway path along the sideyard property line between Lots 5 and 6. This is recommended due to its location at some 400 feet into the block. Future development to the west would be expected to extend the block length in the future. 8. Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed parcels exceed the minimum width to depth ratios. 9. Section 18.164.060(B) requires that lots have at least 25 feet of frontage on HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 10 public or private streets, other than an alley. Each of the parcels have in excess of 59 feet of direct frontage on SW Wilmington Court. • 10. Section 18.164.090 requires sanitary sewer service. The applicant has proposed to provide sanitary sewer service to each of the proposed parcels. 11. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant intends to collect storm water runoff within the proposed street right -of -ways and direct the water to a water quality pond within Phase 2 of the Mountain Highlands Subdivision. The Engineering Department has required as a Condition of Approval that the applicant provide study work to demonstrate the adequacy of downstream storm drainage facilities. B. Applicable Comprehensive Plan Policies. Citizen Input: Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The subdivision is consistent with Policy 2.1.1 because notice of the application and the public hearing on this item was provided to the Citizen Involvement Team (CIT) West representatives and to owners of property within 250 feet of the site. A neighborhood meeting was held by the applicant concerning proposed development of the property. Notice of the public hearing was published in a newspaper of general circulation. Water Quality: Policy 4.2.1 provides that all development within the Tigard urban planning area shall comply with applicable federal, state and regional water quality standards. To comply with Policy 4.2.1 the applicant has been required to pay a fee as established under the guidelines established by the Unified Sewerage Agency Resolution Order NO. 91-47. Public Utilities: Policies 7.1.2, 7.3.1 and 7.4.4 provides that the City will require as a condition of development approval that public water, sewer, and storm drainage will be provided and designed to City standards and that utilities shall be placed underground. Policies 7.1.2, 7.3.1 and 7.4.4 are satisfied because the developer is required to extend public sewer and water systems to this site prior to development. In addition, the developer is required to provide for underground installation of utility lines. Fire Protection: Policy 7.6.1 states that Fire District shall review all new development applications to ensure adequate fire protection is available to serve each new development. Tualatin Valley Fire and Rescue was provided with a copy of the development plan in compliance with Policy 7.6.1. HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 11 10 Street Improvements: Policy 8.1.1 provides that the City will plan for a safe and . efficient street and roadway system that meets current needs and anticipated future . growth and development. The subdivision proposal complies with Policies 8.1.1 because the proposed improvements to the public streets adjoining this site will be consistent with City of Tigard standards and will be developed to the appropriate street widths called for by the City's functional classifications. The internal subdivision streets are proposed to be developed to City of Tigard street standards. Street Improvements. Policy 8.1.3 states that the City will require the following as a precondition of approval: 1. Development abut a dedicated street or have other adequate access; 2. Street right -of -way shall be dedicated where the street is substandard in width; 3. The developer shall commit to construction of the streets, curbs, and sidewalks to City standards within the development. 4. The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; 5. Street improvements shall be made and street signs or signals shall be provided when the development is found to create or intensify a traffic hazard. The subdivision proposal complies with Policies 8.1.3 because the proposed improvements to the public streets adjoining this site will be consistent with City of Tigard standards and will be developed to the appropriate street widths called for by the City's functional classifications. The internal subdivision streets are proposed to be developed to City of Tigard street standards. IV. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed the proposal and offers the following comments: Findings: 1. Streets: The project proposes to construct a new street, SW Wilmington Court, that would HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 12 extend southerly and westerly to the west property line, to provide access to the proposed lots. Included in the plan is the extension of SW Greenfield Drive to the southeasterly boundary and the construction of Street "A" from SW Greenfield Drive • to the west boundary. The proposed street cross - section should be changed for SW Wilmington Court to provide a right -of -way width of 42 feet that includes the minimum standard 2.50 feet shoulder rather than the 1.50 feet shown. The overall subdivision street and pad grading, that is shown on the preliminary grading plan, will require significant excavation and fill that should comply with Chapter 70 of the Uniform Building Code. The applicant should provide a preliminary geotechnical report and final construction supervision grading report by a Professional Civil Engineer and Engineering Geologist. 2. Sanitary Sewer: The existing 8 inch public sanitary out -fall sewer from the Woodford Estates subdivision crosses the site in an easement. The applicant proposes to construct a new main that will align with the proposed streets, except across Lot 5. The existing sewer has sufficient capacity for the proposed development. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system that will drain the proposed water quality facility under construction in the adjoining Mountain Highlands subdivision. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 Surface Water Management Regulations. requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The proposed water quality facilities should be designed to comply with the minimum USA Standards. In addition, the facility shall be maintained by the applicant for a period of three years prior to acceptance by the City. V. CIT & AGENCY COMMENTS 1. The facilitator for the West Citizen Involvement Team was notified of the proposed subdivision. The Citizen Involvement Team has not provided any comments or objections to this development. In addition, the applicant conducted a neighborhood meeting to provide information concerning this proposal. HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 13 2. General Telephone reviewed this application and stated that the developer . shall coordinate utlitity placement with all utility providers. 3. The Unified Sewerage Agency reviewed this application and stated that a water quality facility is necessary, that the applicant shall provide for roof and foundation drainage. An erosion control and prevention permit is also required. 4. The Postal Service reviewed this application and recommended that joint mailbox locations be provided between Lots 8 and 9. As an alternate location the Postal Service recommended a location between Lots 7 and 8. The Postal Service recommended the use of a Type II NDCBN & Parcel Locker. 5. The Unified Sewerage Agency stated that a Water Quality Facility is needed. The agency recommended that a 25 foot undisturbed corridor be maintained between the Open Space ares and the lots. The agency recommended that all utilities be extended. The applicants statement indicates that water quality treatment is to take place within an existing facility in Phase 2 of the adjoining Mountain Highlands Subdivision. No wetlands areas have been identitified on site which would require the 25 foot setback which was requested. The applicant has proposed to extend all necessary utilities to the property lines which is discussed elsewhere within this report. 6. The Tualatin Valley Fire and Rescue Department reviewed this application and provided the following Fire and Life safety review based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and the Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. The Fire District stated that the plans for this project cannot be approved as submitted and recommended resubmittal with the following revisions: a. Street Widths: The fire code requires that street widths of not less than 20 feet of driving surface be provided. The fire district is willing to allow 32 foot wide streets without the posting of "no parking" signs. However, for streets that are 26 and 28 feet in width, the fire district would ask that no parking signs be posted on at least one side of the street and that the rule be strictly enforced. No parking signs shall state: " NO PARKING ", " TOW AWAY ZONE ", "FIRE LANE ", "ORS 98.810- 812 ". They shall be posted no closer than 4 feet to the ground nor higher than 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1). Resubmitted plans shall show locations of no parking signs for review and approval. HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 14 b. Hydrants: The Fire Code requires that hydrants be placed at intersections. The hydrant shown on the street shall be located at the intersections. The fire code continues on to state that if any portion of a structure is greater than 500 feet from a fire hydrant, then additional hydrants shall be added. This distance shall be measured around the outside of the structure and along access roadways. Location of hydrants shall be reviewed and approved by this office in coordination with the Tigard Water Department. c. Fire Flow: Required fire flow shall not be less than 1,000 in the area. If larger than 3,600 aggregate square foot single and dual family dwellings are built, fire flow is recommended to be at least 1,500 gpm if not higher. d. Dead Ends: This department has some concerns with the number of residences being built on adead end street. This increases access time and other access problems which create longer response times. This department would urge that SW Greenfield Drvie be extended as soon as possible to create a circulating street. e. After completion of this project call for an inspection. Please provide 24 hour notification prior to anticipated inspection time and date by calling 526 -2469. Mr. Gene Birchill conducted this review. He can be reached at 526- 2502. 7. The Police Department, the Building Department and Portland General Electric have reviewed this application and have no comments or objections. VII. CONCLUSION AND RECOMMENDATION The Planning Division recommends that the Hearings Officer find that the proposed subdivision, will promote the general welfare of the City and will not be significantly detrimental nor injurious to surrounding properties provided that development which occurs after this decision complies with applicable local state and federal laws. In recognition of the findings staff recommends APPROVAL of Subdivision SUB 95 -0001/ /SLR 95 -0003 for "Wilmington Heights" subject to the recommendations which follow: Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 15 • RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY; • 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. The minimum street width for the proposed SW Wilmington Court shall be 26 feet of pavement within a right -of -way of 42 feet. STAFF CONTACT: John Hagman, Engineering Department. 2. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 3. The applicant shall provide an on -site water quality facilityAs established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The proposed facility shall be dedicated to the City of Tigard. The facility shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. STAFF CONTACT: Greg Berry, Engineering Department. 4. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is sufficient to insure compliance with USA R & 0 91- 47, Section 6.02. STAFF CONTACT: Greg Berry, Engineering Department. 5. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions. STAFF CONTACT: Greg Berry, Engineering Department. 6. A final grading plan shall be submitted showing the existing and proposed contours. A soiis report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. STAFF CONTACT: Michael Anderson, Engineering Department. 7. The applicant shall provide a geotechnical report for the proposed grading and slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Building HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 16 Department. STAFF CONTACT: Michael Anderson, Engineering Department. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, February, 1994 ". 9. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection. STAFF CONTACT: Greg Berry, Engineering Department. 10. The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department. 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 13. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the construction of required street and utility improvements. This tree removal shall be applied for and approved by the Planning Division prior to removal of such trees on -site. STAFF CONTACT: Mark Roberts, Planning Division. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITIONS PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 14. A street tree plan which complies with Section 18.100.035. A street tree plan shall be submitted for review and approval which provides street trees along the SW Wilmington Court and Local Street A. STAFF CONTACT: Mark Roberts, Planning Division. 15. A tree removal permit shall be submitted which specifies those trees which are to be HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 1 7 410 removed in connection with the preparation of individual lots. This tree removal . shall be applied for and approved by the Planning Division prior to removal of such . trees on -site. STAFF CONTACT: Mark Roberts, Planning Division. 16. It is recommended that the 15 foot public sewer easement to be developed as a pedestrian/bikeway path along the sideyard property line between Lots 5 and 6. STAFF CONTACT: Mark Roberts, Planning Division. 17. Seven of the 11 lots may be exempted from compliance with the Basic Standard and the Protected Solar Building Line Options. Development on each of the 11 lots shall comply with either the Performance or the Solar Balance Point Options. STAFF CONTACT: Development Services Technicians 18. The draft C. C. & R's which were provided with this application shall be revised to explain the development constraints inherent in providing solar access to this development. Alternatively, a note may be provided on the final plat map. STAFF CONTACT: Mark Roberts, Planning Division. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 19. Street trees shall be planted in accordance with the street tree plan which has been reviewed and approved. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 18 conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: HEARINGS OFFICER - SUB 95 -0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 19 a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall . be monumented before the City accepts a street improvement. • 2) The following centerline monuments shall be set: A) All centerline - centerline intersection points. B) All cul- de-sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul- de-sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Department. 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 20 amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION ‘"2" / / L 4/14/95 PREPARED BY: Mark Roberts DATE Assistant Planner " � / 4/14/95 APPROVED BY: Richard Beweridorff DATE Senior Planner HEARINGS OFFICER - SUB 95- 0001 /SLR 95 -0003 - WILMINGTON HEIGHTS PAGE 21 i b . ,. ,i. . •• : om 1 1 • so 1. 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ROBINSON 12975 SW BULL MOUNTAIN ROAD 900 SW 5TH, SUITE 2300 TIGARD OR 97224 PORTLAND OR 97204 DON SILL GREG WINTEROWD 13130 SW CLEARVIEW WAY 700 N. HAYDEN ISLAND DRIVE TIGARD OR 97223 PORTLAND OR 97217 DON OAKLEY CASCADE COMMUNITIES, INC. 700 N. HAYDEN ISLAND DR., SUITE 340 PORTLAND, OR 97217 SUB 95 -0001 /SLR 95 -0004 WILMINGTON HEIGHTS .CASCADE COMMUNITIES HEARINGS OFFICER FINAL ORDER • • Cri H 1 • Ili A .. CITY OF TIGARD OREGON Q . AFFIDAVIT OF MAILING 1 . STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn /affirm, on oath depose and say: That I am a Senior Office Assistant for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: X That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission X Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B ", on the 8th day of May, 1995; said NOTICE OF PUBLIC HEARING /NOTICE OF DECISION /NOTICE OF FINAL ORDER as hereto attached, was posted on an appropriate bulletin board on the 8th day of May, 1995 and deposited in the United States Mail on the 8th day of May, 1995, postage p - ? aid. -- ■libi /, i. i.l _Aid _ �.ih��/� � i NENP■ P -pared Notice i Subscribed and sworn /affirmed before me on the ) 1 ` . day of , 19_Z. r I) 4 r; e►! , OFFICIAL SF— :r :; __� / � : 4 1 P�IOTRRYF'U9LICORECS j NOTARY PUBLI /. OREGO y cc�aa 's�ION�ao•008g77 0 My Commission xpires: y ? 1 '� ` 90 i rO S b sSSIOPd FIRES um 7, 1935 9 FILE INFO.: (FINAL ORDER BY THE HEARING'S OFFICER SUB 95 -0001/SLR 95 -0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES PROPOSAL DESCRIPTION' atl� "I "I!J CITY OF TIGARD \ OREGON \ FILE NO: SUB 95-0001/SLR 95 -0003 FILE TITLE: WILMINGTON HEIGHTS /CASCADE COMMUNITIES APPLICANT: Cascade Communities OWNER: Same 700 N. Hayden Island Drive Portland, OR 97217 (503) 289 -9011 REQUEST: To Subdivide one existing parcel into 11 parcels. Portions of the site contain 25 percent slopes which also requires Sensitive Lands Review. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM al-5J V4A /-(t /fie° APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18,114, 18.150, 18,160 and 18.164. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. CIT: West CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: T.B.A. TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts (503) 639 -4171 x317 SUB 95 -0001 /SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27, 1995 1 ( -Q- & • A t e up ll hi 0 • 4L U4' - // /2q ,1, CITY OF TIGARD, OREGON SUBDIVISION APPLICATION 75 G.a j_s- K�vk2( .C.) CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. 5V, C35 -- C?a) / OTHER CASE NO's: - /-ie Q ;-10063 RECEIPT NO. 95.- - 2C/03 .. APPLICATION ACCEPTED BY: Q�cJ L DATE: //z //' 5 1. GENERAL. INFORMATION Application / elem submitted: PROPERTY ADDRESS /LOCATION S1J 6/2 - mF /EZ/i j)2, ✓(A) Application form (1) St7o) if czp HT 4.4 ( 5 5l >P3D/ 1)/5 / D - "J B) Owner's signature /written TAX MAP AND TAX LOT NO. T L /26)--6, 5 . - - e _ 7 - - 9 � T25 authorization 2 ( J M , k J (C) Title transfer instrument (1) SITE SIZE 3 53/ D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* 65 G/} )c C!S!`9HVJA) /T /q. E/(E) Preliminary Plat (pre -app checklist) ADDRESS 7 7 - o N. f l - fr y D E N / 5 . 0 2 PHONE 269 - 90 / / (F) Applicant's statement CITY Per/27 -A-/fin (.. ZIP g 72/ (pre -app checklist) APPLICANT* 5 p -f E' -- List of property owners and ADDRESS PHONE addresses within 250 feet (1) CITY ZIP (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DERRM NED TO BE COMPLETE: from the owner or an agent of the owner with written , - , f 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. P /ZO DESIGNATION: 2. PROPOSAL SUMMARY M R- 7 The owners of record of the subject property .- request permission to divide a "3,5 : (Total Area) parcel into 11 lots between Preliminary Plat Approval Date: (number of lots) 7 742 and ((' 039- square feet in size. ' Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 / Recording Date and Number: 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: 5te' - 7v5 (7 6R 426 / E?J 1 O. D. 63 A c e°t3' X722 -7 ? 77 - / - *7v zS % S �PE 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 3 day of 19 5 . SIGNATURES of each owner (eg. husband and wife) of the subject property. J6r.3 / LJ) kJ. PQES G G ar (:!? 1 n.C', (KSL:pm /0520P) O Chicago Title Insur ® Company of ( • ' A I ��' POLICY OF TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY OF OREGON SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, CHICAGO TITLE INSURANCE COMPANY OF OREGON, an Oregon corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. CHICAGO TITLE INSURANCE COMPANY OF OREGON Issued by: By: CHICAGO TITLE INSURANCE COMPANY OF OREGON 4 ,1 10001 S.E. SUNNYSIDE ROAD CLACKAMAS, OREGON 97015 at(p7 v i President (503) 653 -7300 _ AN p� a,. a !G t. f i / P2--4.1 / ' ' ; , 1 ,.. i gORPORArf•. . g .--- 1 0„14.04, , �'' �' te 1 ‘ d e tis4.4 Authorized Signature ,411 `'09 ALTAOWNER'S POLICY (10-17-92) Secretary Reorder Form No. 9452 • SCHEDULE A Date of Policy: December 30, 1993 at 2:32 p.m. Policy No.: 112431 Amount of Insurance: $70,000.00 Premium: $360.00 1. Name of Insured: CASCADE COMMUNITIES, INC., an Oregon corporation 2. The estate or interest in the land which is covered by this policy is: Fee Simple 3. Title to the estate or interest in the land is vested in: CASCADE COMMUNITIES, INC., an Oregon corporation 4. The land referred to in this policy is described as follows: (Continued) • • Order No: 112431 LEGAL DESCRIPTION A tract of land in the Northeast quarter of Section 9, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, described as follows: Beginning at an iron pipe at the Northwest corner of the East half of the Northeast quarter of said Section 9; thence South along the West line of the East half of the Northeast quarter of said Section 9 to the Northwest corner of that tract conveyed to Michael C. Zusman by deed recorded as Recorder's Fee No. 91050080, Washington County Deed Records; thence along the Northerly line of said Zusman tract North 60 °19'43" East 415.39 feet to the Northeast corner thereof, being on the West line of that tract conveyed to James D. Lyman et ux by deed recorded in Book 200, Page 143, Washington County Deed Records; thence North along the West line of said Lyman tract to a 3/4 inch iron pipe on the North line of said Section 9; thence West along the North line of said Section 9 to the place of beginning. • • Policy No. 112431 SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: GENERAL EXCEPTIONS 1. 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. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the 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. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. 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. 5. 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. • • Policy No. 112431 SCHEDULE B - continued SPECIAL EXCEPTIONS: 6. Taxes for the fiscal year 1991 -92, delinquent Amount: $3,593.88, plus interest Taxes for the fiscal year 1992 -93, delinquent Amount: $3,159.05, plus interest Taxes for the fiscal year 1993 -94 Total Amount: $3,120.86, plus interest unpaid Levy Code: 023 -74 Account No.: R485638 Map No.: 2S19AA Tax Lot No.: 01200 7. The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency of Washington County. (There are no assessments as of the date of this policy.) 8. An easement created by instrument, including the terms and provisions thereof, Dated: APRIL 8, 1991 Recorded: MAY 21, 1991 Recorder's Fee No.: 91026201 In Favor Of: City of Tigard For: Underground sewer line and appurtenances Affects: A strip of land 15 feet in width across the subject property 9. Lack of right of access to and from said land. The within described property does not appear of record to have access to a public street or way. 10. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: December 17, 1993 Recorded: December 30, 1993 Recorder's Fee No. 93110450 Amount: $55,821.41 Grantor: Cascade Communities, Inc., an Oregon corporation Trustee: Chicago Title Insurance Company of Oregon Beneficiary: Bull Mountain Project of Oregon, an Oregon limited partnership (Continued) . . OWNER'S INFLATION PROTECTION ENDORSEMENT Attached to Policy No. 112431 Issued by CHICAGO TITLE INSURANCE COMPANY OF OREGON Dated: December 30, 1993 at 2:32 p.m. Premium: No Charge The Company, recognizing the current effect of inflation on real property valuation and intending to provide additional monetary protection to the insured owner named in the policy, hereby modifies the policy, as follows: 1. notwithstanding anything contained in the policy to the contrary, the amount of insurance provided by the policy, as stated in Schedule A thereof, is subject to cumulative annual upward adjustments in the manner and to the extent hereinafter specified; 2. 'adjustment date' is defined, for the purpose of this endorsement, to be 12:01 a.m. on the first January 1 which occurs more than six months after the date of policy, as shown in Schedule A of the policy to which this endorsement is attached and on each succeeding January 1; 3. an upward adjustment will be made on each of the adjustment dates, as defined above, by increasing the maximum of insurance provided by the policy by 10% (ten percent) per year for 5 (five) years; provided, however, that the maximum amount of insurance in force shall never exceed 150% of the amount of insurance stated in Schedule A of the policy, less the amount of any claim paid under the policy which, under the terms of the conditions and stipulations, reduces the amount of insurance in force; 4. in the settlement of any claim against the Company under the policy, the amount of insurance in force shall be deemed to be the amount which is in force as of the date on which the insured claimant first learned of the assertion or possible assertion of such claim, or as the date of receipt by the Company of the first notice of the claim, whichever shall first occur. The total liability of the Company under the policy and any endorsements therein shall not exceed, in the aggregate, the face amount of the policy and costs which the Company is obligated under the conditions and stipulations thereof to pay. This endorsement is made a part of the policy and is subject to all the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. CHICAGO TITLE INSURANCE COMPANY OF OREGON BY: i` 12-% G G 2j Authorized Signature 6.1 Endorsement . , . • • . _ . _ .; • . SEI • :2$ .._..... . .:• • • ,..,...,.... . , , ..,..„._ .. .t ins cu. vie CONNER IV e. s snit . •: .. : • 1200 3.93 Ac. I., . , .• f t • (0.9.10)916) (C.S. 15,970) ii • ..1, 4 • 1 •••• c. • 4' :4: ':'• .. . 1 i"' I Z .., 4 • ,.. 1 -i; .., :.., ., ., .._ • ,..- .... • i• ....- .,-. 3-74 ,.. ..,..„ \ --- . . .. • 3... 1201 0 2.00 Ac. ....- 10 i,7 Z SEE MAP CHICAGO t - A • - ThIs. pl3t is for yair aid in - „ 3Vi iocats. your land with reference - Tn- _ 10 streets and other parcels. vvil:ie •-..s , ::', - .t :5 baiievr•d to 1,11 SI......S. 1100 b :::: :.:: : ass:if:nes t , of, ::-.:_. -. L:.: 3!::• ;C-SS OCC.LIr rig ri 1 1.07Aa . • . by reas?r, of reli.ric: thereon" • 23.78 Li CHICAG',:: - r.:N_L' !!' COM:7-.1V ■ S s):4i.F.:DE ROAD CLAC.r:;•XAS. OREGON 97015 • MOS OW 7515 1242111 AL Pt 1400 1500 1600 1300 2 3 i 4 7 g01 I 6 2 t (0 • 0 5 4 i I i ' • Si SO4 Ile IA- * ............. t�16T E; - n-ws PRL - PrP P i L50 • tvc)DC3 D15GOSStD'■I OF fz � M L rn N6 MT, 14-(6141.ft CITY OF TIGARD W!-K N IA) ET L:• C.&.2-TED N Ocr PR - APPLICATION CONFERENCE NOTES tZ D . D'tc 'IZ4W DATE: 1//7-- �y STAFF: ` v' R k Q V14 noK ®a APPLICANT: �QsCa�� °u' iuri"1GENT: L'vI i' /. 7Q ( 13+(//45011 Phone: / / Phone: PROPERTY LOCATION �n ADDRESS: (� 1 OT �� TAX MAP & TAX LOT: 2 ` (O .4 IA n r caG f L� r / NE SSARY APPLICATIONS) : l� l v: S �G �1 �HSf� �� t-40440 -m S PROPOSAL DESCRIPTION: cI -e 6 ' t.(J , 4 -4 COMPREHENSIVE PLAN DESIGNATION: // LC3 / - 5 u S P ZONING DE DESIGNATION: — "1. L 2-7 S / CITIZEN INVOLVEMENT TEAM # I.( e 5+ CHAIRPERSON: PHONE: ZONING DISTRICT DIMENSIONAL REQU REMENTS Minimum lot size: sq. ft. Minimum lot width: ft. Setbacks: front 2 ft. side ft. rear ft. garage 24 ft. corner ft. from street. Maximum site coverage: Minimum landscaped or natural vegetation area: Maximum building height: — 56 ft. ADDITIONAL 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: h / q ft. rom centerline of AZ 9 n Established areas: ft. from yi /it tau e.tofa1Cq / Lower intensity zones: si G ft., along the site's 7/:/ boundary Flag lot: 10 foot side y rd setback. Zero lot line lots: minimum 10 foot separation between buildings. Multi- family residential building separation: See Code Section 18.96.030. Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 ft. minimum setback from side and rear lot lines. Accessory structure up to 1000 sq. ft. on parcels of at least 2.5 acres in size - See applicable zoning district setbacks for primary structures. Page 1 • BUILDING HEIGHT PROVISIONS Maximum height of 30 feet in R -1, R -2, R -3.5 nd R -4.5 zone Maximum height of 35 feet in R -7 and R 12 zon s - Maximum height of 45 feet in the R -25 zone Maximum height of 60 feet in the R -40 zone _ _ G LOT BUILDING HEIGHT PROVISIONS Maximum height of 1 -1/2 stories or 25 feet, whichever is less in most zones; 2 -1/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zones provided that the standards of Code Section 18.98.030(B) are met. IAL DENSITY CALCULATION Community Development Code Chapter 18.92 specifies that the Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including - Land within the 100 year floodplain - Slopes exceeding 25% - Drainageways 2. Land dedicated for park purposes 3. Public right -of -way dedication 4. All land to be provided for private streets (inclu s accessways through parking areas) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1) above which may be applied to the developable portion of the site (Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL D RANOITION Regardless of the allowed housing density in a zoning district, any property within 100 feet of a designated established area shall not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80 % of total number of proposed lots: 1) demonstrate a north -south dimension of at least 90 feet; and 2) demonstrate a front lot line orientation within 30 degrees of a true east -west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: - East, west or north slopes steeper than 20 %. - Off -site shade sources (structures, vegetation, topography). - On -site shade sources (vegetation). Page 2 III • Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: - Reduced density or an increased cost of at least five percent due to either: * east, west or north slope greater than 10%, * significant natural feature, * existing road or lotting pattern, * public easement or right -of -way. - Reduction in important development amenities. - Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: a. The north -south lot dimension and front lot line orientation of each proposed lot; b. Protected solar building lines and relevant building site restrictions, if applicable; c. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall including their height, diameter, and species, and a statement declaring that they are to be retained; and d. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: b. Protected Solar Building Line: The solar building line must a) be oriented to within 30 degrees of a true east -west axis, b) provide a minimum distance of 70 feet from the middle of the lot to the south property line, and c) provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. c. Performance Options: There are two performance options which may be utilized. The first option requires the house to be oriented within 30 degrees of an east -west axis and have at least 80% of the groun floor's south wall protected from shade. The second option requir that at least 32% of the glass and 500 square feet of the roof a e. .ce south and be protected from shade. Please contact the Building Division for further information regarding the Prote ed Solar Building Line and Performance Options relating to building heigh• and construction. /// P ' • ofvtMcx.tiCQ 0 p GVi a -eQ. ✓S 10Q___ �� p -1-Et. EL 6 s4 -1-- V czlo 1 52_ v� ¢ D � �o/ SQ /a ir Page 3 Q • • PARKING AND ACCESS i — Required automobile parking: tJ l spaces per dwelling unit. - ered par ^g ea w e_ llin un -t-ie required - - Multiple family units with more than 2 bedrooms require two parking spaces per unit. M ti -f ly d ll g is ith re hari\lO re it sp ces hall rovid� a mi imu O Loth r qui�ieftar ing or ues use. \ \ No more than 40% of required s cess may be designated and /or dimensioned as compact spaces. Parking stal shall be dimensioned as follows: - Standard parking space dime sions: 8 ft. 8 inches X 18 ft. - Compact parking space dimens ns: 8 ft. X 15 ft. Handicapped parking: All parking areas shall provide appropriately located and dimensioned dis led person parking spaces. The minimum number of disabled person par 'ng spaces to be provided, as well as the parking stall dimensions, are ma dated by the Americans with Disabilities Act (ADA). A handout is availab upon request. A handicapped parking space symbol shall be painted o the parking space surface and an appropriate sign shall be posted. Bicycle racks are required r multi - family, commercial and industrial developments. Bicycle racks hall be located in areas protected from automobile traffic and in conv ient locations. Bicycle parking spaces shall be provided on the basis of ne space for every 15 vehicular parking spaces. All parking areas and driveways must be paved. 1/ , Minimum number of accesses: ©p,e p o£ 24cl( /,goo 6-e Minimum access width: 6 cal sci Is I - 54b ( ec.( 5+0- (/ SY� Z8 -3Z z' - 5 L.1 _de sac 36- vim[ 4- 12_ A ' ra.a). 'S5 a-te ed Pedestrian access must be provided between bui ding entrances and parki areas, outdoor common areas, and public sidewalks and streets. A minimum of one tree for ery seven parking spaces must be planted in and around all parking areas 'n order to provide a vegetative canopy effect. Landscaped parking area shall include special design features which effectively screen the parki' lot areas from view. These design features may include the use of lan Gaped berms, decorative walls, and raised planters. For detailed information on design requirements 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 maintained 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 1 the abutting street's functional classification. Page 4 • • BUFFERING 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, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. The re fired buffer widths which are applicable to your proposal area: �1 4 ft. along north boundary 1/a ft. along east boundary ___44$__ ft. along south boundary o/ « ft. along west boundary In addition, sight obscuring screening is required along ,--- - - Z STREET TREES — — ----------------- / Street trees are required for all developments fronting on a public or 1 private street as well as driveways which are more than 100 feet in \, i 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 may be obtained from the Planning Division. ' � SIGNS Sign permits must be obtain -• prior to installation of any sign in the City of Tigard. A "Guidelines •r Sign Permits" handout is available upon request. Additional sign area 'r height beyond Code standards may be permitted if the sign proposal is r-viewed as part of a development review application. Alternatively, a Si. code Exception application may be filed for review before the Hearings • ficer. SENSITIVE LANDS Code Chapter 18.84 provides regulations for la •s which are potentially unsuitable for development due to areas within the 100 -year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or l_. on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Page 5 • Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. 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 G �n �a dei 144 1 Lc re 1A.)\,2v4 €(4 d s s e Ln��a� , d 1/ P� t / U LJJ2��o N.c) eC ;�i.. T ►5 aveo t!6, r o 4-de 1 ( . .s c vi cz4-uv2 . / c4 2 L1 ?a tfee 'Lvc g cA -,014 e �.� s.e o� dev€l� �,�� ` ev.0 1.� �ut e Z ` Q e e_ 1 6 + e- PROCEDURE }S t aAn,ca,:or„(1 �1�u5,�rL M ministrative staff review. Public hearing before the Land Use Hearing Office v 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 is 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 P ✓o GG us 0 �v� vieG'�'��'I 4 loe11 e7 1� 'Z a(Ad k, cc 6 Page 6 `}-�.j• ( �j / Sub��vJ ! (I V (/�/l G :c �( q ) 3 tto Ald 14 Q- a 5 c asee� i deN4II v 91101)(,11 emce trta v • • staff are issued seven (7) days prior to the public hearing. A 10 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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: �- PLANNING DIVISION PHONE: 639 -4171 / v'ad--- v3 rn uv 16 s -s 0 4--- q In r // 1/14 e v 9.e.uJ ' -‘24-t4 Q U ��l £9 S Page 7 • • 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 Community Development Code; or 2) for the creation of new streets. Approval of a development application for thi9 site will require right -of- way dedication for: 1. /Wag ' � 0/2. to feet from centerline. 2. A te to bO feet from centerline. 3. g�r y to feet from centerline. Street improvements: 1. O street improvements will be necessary along / 2. A2 street improvements will be necessary along 1 ,' sj 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 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 formed to improve: 1. P 440f2JA/4 al - e 8 7° �jfl 1 )1C PK PO .55 s7v 7 -12 Gas r ski 'A- • 2. Pedestrianways /bikeways : /06f204153- , ANN &VriaL) Sanitary Sewers: The nearest sanitary sewer line to this roperty is a(n) inch line which is located in WA'G4U'r ` `Ar4s -ir The proposed development must be connected to a sanita sewer. It is the/' - 9 developer's responsibility to extend the sewer along the propose development site' s G I J G 7 ? 4 Z 1472419 G —s /41411444c /)11/,‘. Water Supply: The ,iL7Y Water District (Phone: //4105 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, 252 -2506) 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: /� � ) �� 4vzi //��`� � Storm sewer improvements: `L11 PA4i/ `,7�l /szu t, ' 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. et/V.'S f t4T7 '" 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. Page 9 • • 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 A11 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 BY:, ENGINEERING DIVISION PHONE: 639 -4171 Page 10 III EXHIBIT - A - • A PPEALS D irector's Decision to P lanning Commission _ _ $235_00 . costs Planning Commission /Hearings Off- to Council . $315_00 + transcript BLASTING PERMITS $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 HONE OCCUPATION Geiginal-Peemit $ 50_00 TY' 1C .Peaewzl $ 10 _ 00/1"exs -j-.(rf . INTERPRETATION OF COMl:UNITY DEVELOPMENT CODE . _ _ $ 55.00 by Community Development Department LAND PARTITION Residential and Non - residential $235_00 • LINE ADJUSTMENT $50.00 PLANNED DEVELOPMENT PROC SING - ' - -- . Conceptual and detailed •law review $500:00 SENSIT 0 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 + 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 • 520_00 + $1 $10,000 •ver 1 million not to exceed $2000. (T PRELIMINARY PLAT $415_00 + $5 /lot Subdivision Variance if needed $105. _ _ TEMPORARY USE -- Director' Decision . $ 50_00 _ Special exemption/Non- Profit - - - - - _ - - _ $ -0- TREE REMOVAL PERMIT - $ - VACATIONS - St and public access $300_04 deposit -actual - costs charged _ VARIANCE - Aeb njstrative $80_00 ' Sign. Code $230_00 - - ZONB CSAME ANNEXATIONS .. • - . Less than 10 acmes : $520 -00 - _.. . 10 acres or more $625.00 - . ZONE CRAM= PROCESSING -7:c. - Less than 10 aches - - • _ - - -' - .$520 _00 ';: -,c--'7 _ - _ - - _ _ : - - - - - - - - - - - • $310_00 ` - ::. / JOINT APPLICATION Pf c FEE ' - - - - - - - 100t of - plaa aaag `° - , -. fee plus 10t of all additional planning fees re Ned to the proposal- T .. be /Resl.ksl I r•., I c L . - c &rarwi/ c 'i4, • • RECEIVED Cascade Communities, Inc. DEC 19 1994 LITTOTTOM December 16, 1994 Ms. Liz Newton Chair, CIT Central 13125 SW Hall Boulevard Tigard, OR 97223 SUBJECT: Wilmington Heights Subdivision Dear Ms. Newton: I wanted to inform you and your CIT group of our proposed 11 lot subdivision which is located at the south end of SW Greenfield Drive, immediately south of our approved Mountain Highlands subdivision. I have enclosed a copy of our notice for a neighborhood meeting on Jnauary 5, 1995. I would also be glad to make a presentation to the CIT Central, if you think it would be of interest to your members. Sincerely, CASCADE CO k UNITIES, INC. Donald W. Oakley, P.E. President Quality Residential Development in the Pacific Northwest , . 700 N. Hayden Island Drive, Suite 340, Portland, OR 97217 TEL: (503) 289-9011 FAX: (503) 289 -7656 • Planned Wilmington Heights Subdivision Meeting Notice Tax Lot 2S19AA -01200 is planned as an 11 lot residential subdivision to be called "Wilmington Heights ". The lots will be approximately 8,000 square feet in size or larger and about one half acre is planned to be retained as public open space. The subdivision will be accessed by the continuation of SW Greenfield Drive through the Mt. Highlands Subdivision. Prior to applying to the City of Tigard for the necessary permits, the owner and developer, Cascade Communities, Inc., invite you as neighbors to a meeting to discuss the project. The meeting will be on: Thursday, January 5, 1995 at the City Meeting Room 13125 SW Hall Boulevard Tigard, Oregon 97223 Meeting will begin at 7:00 PM Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We hope that you will be able to attend the meeting. Sincerely, CASCADE COM ► N , E , INC. 0,„ ` I r Donald W. Oakley, P.E. President • • WILMINGTON HEIGHTS CITY OF TIGARD WASHINGTON COUNTRY Owners 250 feet surrounding subject property described as 2S19AA -01200 PROPERTY OWNERS NAME 2S19AD -01100 SARA LOUISE PAGE & JULIE ANN STRAYER 920 MAIN ST. WEST MONMOUTH, OR 97361 2S19AA -01201 ERIC RYSTADT HOMES INC. 13765 NW CORNELL RD. PORTLAND, OR 97229 2S19AA -01100 THOMAS A. & L. JILL JURHS 12975 SW BULL MT. BLVD. TIGARD, OR 97224 2S19AB -00100 JAMES R. & MADELINE E. SHULTZ 13268 SW BULL MTN. RD. TIGARD, OR 97224 2S19AB -00200 JAMES R. & MADELINE E. SHULTZ 13268 SW BULL MTN. RD. TIGARD, OR 97224 2S19AB -01200 FRANK B. & PATRICIA A. FORAN 13145 SW BULL MTN. RD. TIGARD, OR 97223 2S14DD -01600 CASCADE COMMUNITIES, INC. 700 N. HAYDEN ISLAND DR. #340 PORTLAND, OR 97217 2S14DD -01601 CASCADE COMMUNITIES, INC. 700 N. HAYDEN ISLAND DR. #340 PORTLAND, OR 97217 2S14DC -05800 DAVID P. & BEVERLY PAULL 13277 SW BULL MNT. RD. TIGARD, OR 97224 r . • • WPS Memorandum TO: Wilmington Heights File FROM: Greg Winterowd SUBJECT: Neighborhood Meeting DATE: January 6, 1995 This memorandum summarizes the results of the neighborhood meeting regarding the proposed Wilmington Heights Subdivision, held at Tigard City Hall on January 6, 1995. In attendance at this meeting were Tom and Jill Jurhs, who own a single family residence and live on Tax Lot 1 100 (12975 SW Bull Mountain Road) and also own Tax Lot 1201 lying immediately south of the proposed subdivision. The Jurhs currently enjoy being surrounding on two sides by treed properties. The Jurhs expressed concerns regarding the following potential impacts: • tree removal • view of new homes across the ravine from their home • loss of wooded views • increased trespassing on their property via the existing sanitary sewer easement A discussion of proposed and possible mitigation measures ensued. As a result of this discussion, Mr. Oakley agreed to include the following design features in the proposed subdivision: 1. On -site tree removal will be minimized by retaining most of the trees on Tract "A" (abutting SW Greenfield Drive) and by providing conservation easements at the rear of each proposed lot. 2. The height of any future residence on Lot 6 (the lot which is most visible from the Jurhs' home) will be limited to approximately 26 feet (as measured from curb to highest point of roof) by a deed restriction. 3. Conservation easements in the rear of Lots 5 -7 will maintain tree cover, and thus will minimize adverse impacts to views, from the Jurhs' home. Land Use and Resource Planning • Growth Management • Site Development Suite 385, Office Courts Building • 700 North Hayden Island Drive • Portland, OR 97217 Tel: (503) 735 -0853 Fax: (503) 735 -4622 • . WPS Memorandum Page 2 4. SW Greenfield Drive, as proposed, will be aligned to the east of Tax Lots 1100/1201. The proposed right -of -way will not abut (or require dedication from) Tax Lots 1100/1201. Thus, traffic and noise impacts on the Jurhs' property will be minimized. 5. Mr. Oakley agreed to construct a darkly - painted cyclone fence along the rear property lines of Lots 5 -6, to minimize the possibility of trespass from residents of Wilmington Heights and the general public. Mr. Oakley also agreed to post a "no trespassing" sign on his property at the north end of the sewer easement until construction of the Wilmington Heights streets is completed. Land Use and Resource Planning • Growth Management • Site Development Suite 385, Office Courts Building • 700 North Hayden Island Drive • Portland, OR 97217 Tel: (503) 735 -0853 Fax: (503) 735 -4622 ,: 411, 10 4 . CITY OF TIGARD OREGON AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say: That I am a Senior Office Assistant for The City of Tigard, Oregon. X That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission X Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on the 5th day of April, 1995 and deposited in the United States Mail on the 5th day of April, 1995, postage prepaid. /l ,* 111700 , � ep a re • ■ ; ' ce -- Subscribed and sworn/affirmed before me on the / day da of 19f. ` +!s, OFFICIAL SEAL 7 (I r' " ` NOTARY Pt13LIc-0REGOa ; NOTARY P :O p OF OREG N 4 i `-' COMMISSION NO. 008977 13 an coon E SEPT ; ' ? a 3 My COmmiSSl i Expires: ` 7/ 7 9 5 FILE INFO.: (SDR 95- 0002/SLR 95 -0004 (NOTICE OF 4/24195 PUBLIC HEARING FOR THE H.O.) WILMINGTON HEIGHTS/CASCADE COMMUNITIES 41) Exhibit "A" PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, ;o6l AT A MEETING ON MONDAY, APRIL 24. 1995 AT 7:00 PM, -'1 I I .. IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -000 FILE TITLE: WILMINGTON HEIGHTS /CASCADE COMMUNITIES APPLICANT: Cascade Communities OWNER: Same 700 N. Hayden Island Drive Portland, OR 97217 (503) 289 -9011 REQUEST A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM 2S1 9AA, tax lot 1200). APPLICABLE REVIEW Community Development Code Chapters 18.26, 18.52, 18.84, 18.88, 18.92, 18.102, CRITERIA: 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164; Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1 and 8.1.3. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 (503) 639 -4171, EXT. 320 (VOICE) OR (503) 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 HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. SUB 95-0001/SLR 95-0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES April 4, 1995 THE HEARINGS OFFICER "CONTINUE THE PUBLIC HEARINGVANOTHER 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 APRIL 4, 1995, 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 HEARINGS OFFICER 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 TWENTY -FIVE 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 TWENTY -FIVE CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. W♦ ri SITE a. ■ � . z ►I a P _ J a — a _ _ N EV TO WI N r SUB 95. 0001 /SLR 95 -0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES April 4, 1995 SUB 9 1 / LR 95 -0004 WILMINGTON S /CASCADE COMMUNITIES 28109AD -01100 2S109AB- 00100. Exhibit 'B" PAGE, SARA LOUISE & SHULTZ, JAMES R STRAYER, JULIE ANN 13268 SW N RD 920 MAIN ST WEST p9ARD OR 97224 MONMOUTH OR 97361 2S109AB -00200 2S109AB -01200 SHULTZ, JAMES R & MADELINE E FORAN, FRANK B PATRICIA A 13268 SW BULL MTN RD 13145 SW BULL MTN RD TIGARD OR 97224 TIGARD OR 97223 2S109AA -01100 2S109AA -01200 JURHS, THOMAS A & L JILL BULL MOUNTAIN PROJECT OF OREGON 12975 SW BULL MTN RD BY CASCADE COMPUTERS TIGARD OR 97224 900 N HAYDEN ISLAND DR PORTLAND OR 97223 2S109AA -01201 2S1090A -01900 ERIC RYSTADT HOMES INC 12975 SW BULL MTN RD PORTLAND OR 97229 2S104DC -05800 2S1090A -01900 PAULL, DAVID & PAULINE TRUSTEES PRICE, C. ELIZABETH AND 13277 SW BULL MTN_RD SQUIRE, LEE GODDARD TIGARD OR 97224 13125 SW BULL MOUNTAIN ROAD TIGARD OR 97224 CASCADE COMMUNITIES 700 N. HAYDEN ISLAND DRIVE - PORTLAND OR 97217 0 - FAX TRANSMITTAL - 4 DATE: TO: Sue Curran, Legals (fax) 620 -3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639 -4171 PLACE UNDER CITY OF TIGARD LOGO The following will be considered by the Tigard Hearings Officer on Monday, , 1995 at 7:00 PM at Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Both public, oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. Failure to raise an issue in person or by letter precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Boulevard, Tigard, Oregon 97223 or by calling (503) 639 -4171. PUBLIC HEARING: SUBDIVISION (SUB) 95- 0001/SENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES • LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. TT PUBLISH DATE: , 1995 SUB 95- 0001 /SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27, 1995 SUB 95 -0001 /SLR 95 -000 WILMINGTON HEIGHTS /CASCADE COMMUNITIES 2S109AD -01100 4111111 2S109AB -0010 Exhibit 13" PAGE, SARA LOUISE & SHULTZ, JAMES RR& &_ DEUINE STRAYER, JULIE ANN 13268 N RD _ MLA T 920 MAIN ST WEST yW OR 97224 MONMOUTH OR 97361 25109AB -00200 2S109AB -01200 SHULTZ, JAMES R & MADELINE E FORAN, FRANK B PATRICIA A 13268 SW BULL MTN RD 13145 SW BULL MTN RD TIGARD OR 97224 TIGARD OR 97223 2S109AA -01100 2S109AA -01200 JURHS, THOMAS A & L JILL BULL MOUNTAIN PROJECT OF OREGON 12975 SW BULL MTN RD BY CASCADE COMPUTERS TIGARD OR 97224 900 N HAYDEN ISLAND DR PORTLAND OR 97223 2S109AA -01201 2S1090A -01900 ERIC RYSTADT HOMES INC 12975 SW BULL MTN RD PORTLAND OR 97229 2S104DC -05800 251090A - 01900 PAULL, DAVID & PAULINE TRUSTEES PRICE, C. ELIZABETH AND 13277 SW BULL MTN RD SQUIRE, LEE GODDARD TIGARD OR 97224 13125 SW BULL MOUNTAIN ROAD TIGARD" OR 97224 CASCADE COMMUNITIES 700 N. HAYDEN ISLAND DRIVE PORTLAND OR 97217 ill -REQUEST FOR COMMENTS 4 / ,drill ' TO: 'j , �/, ,i, it 9 DATE: February 27, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts ' (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM ` , lot fL ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9, 1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 provided below: — (Please provide the following information) Name of Person Commenting: Phone Number: SUB 95- 0001 /SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27, 1995 _ ue 95:--1000 ( 9 NOTIFICATION LIST FOR ALL APPLICATIONS - r q-0 7 C, 1. CIT (2) copies CPO NO. — I, 2. CITY DEPARTMENTS / 5 L '' .- Building Official /Dave S. ice Eg C. y Recorder Field Operations ;" ineering /Michael A. 1L emits Facilitator /Jerree G. Long Range Planning /Carol 3. SPECIAL DISTRS ire District 1 (pick -up box) Tigard Water Department - 8777 SW Burnham St. Tigard, OR 97223L// - — 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 & Transp. Boundary Commission 150 N. First Ave. 800 NE Oregon St. #16 Suite 540 Hillsboro, OR 97124 Portland, OR 97232 -2109 Brent Curtis (CPA's) — Jim Tice (IGA'S) METRO - GREENSPACES PROGRAM — — Mike Borreson (Engineer) Mel Huie (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 _ State Highway Division — 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. SPECII AGENCIES General Telephone _ Portland General Elec. - Engineering Office Brian Moore 8840 SW Burnham St. 14655 SW Old Scholls Fry. Tigard, OR 97223 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 (Craig Eyestone) 14200 SW Brigadoon Ct. Tr _ i -Met Transit Dev. Beaverton, OR 97005 Kim Knox 710 NE Holladay St. 6. STATE AGENCIES Portland, OR 97232 Aeronautics Div. (ODOT) JS Postal Service — Division of State Lands Randy Hammock, Growth Coordinator Commerce Dept. - M.H. Park Cedar Mill Station — Fish & Wildlife Portland, OR 97229 -9998 PUC Dept. of Environ. Quality — DOGAMI 7. FEDERAL AGENCIES Other Corps. of Engineers 8. OTHER Southern Pacific Transportation Company — Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue, R. 324, Union Station Portland, OR 97209 1 EQUEST FOR COMMENT _ _ NO .- TION UST FOR LAND USE & DEVELOPMENT APPL, .ATIONS Uf i era r. i • .1 Ct.4 I' A — - - • — — — - , 1::'''.. ' ....i ::-:':::.!-.*:',::' .:':::. .:.::.::.::: .. ':.::':-;':::.:::::'::.:,,- ..,:::: my00/EOgrof..TEi90:;::::: : . ::::.:,---•,.:.:.::::•,•:,:.:-.:::::,•:,..::::•:.:.,:::::•::::...•.:.::::::•......-. • .:,....:,..... -,-,.„...,:-....:::::::::_..: I (circle one) — CIT Area: (N) (5) (9 (C) ** Placed for review in Library CIT Book *• CPO NO. — r •::::: . i::•: , : , :: . :•i* .- '•': - .:: . • , ::,- ,- .: . • , :i-E:?::?•:•H:•::•: - : --. : - •::•"::, ...:.• :::..-::'::::.:.:::: ' .:: . 1 1:.:.:::::: : : : ,:::::::.::::,::::::::,::::::.::::. . : : . :: i i.:' : . ...:: : ::.::::: , :::::;:::.: , ...:::• - . , ::::,::... ,...:...:.:::::::,;::::::.:,:::::::::::::::::: . ,... : :... :... ...,..,.:.:,..,...„...... :...„,:.:. ' :;.::::.:.::......:. . . . ::.: . ...:...„ ...: . • • : . . .:.::......: .., .... ...:...:.............. ... : .: : .,.. : . : ,:-, : :. i ., : :::: .. :.:.:::::......::: Building Official/Dave Scott Field Operations/John Acker Police/Kelly Jennings _ _ _ _ City Recorder/Cathy Wheatley Engineering/Michael Anderson Development Service Technicians _ _ _ Advanced Planning/Carol Landsman Water Department/Michael Miller _ .: .,.:::::.:•:.':::'.:::.. -...'....: . .: . ::..:::::::i.::::•i;:•'::.i:i'::'::.•:- . . . . . : DISTRICTS :::: :.•::::::':::::::.::., ::': . ::::::.::-::':::::•:.:-::.:::'::::::::::::::.::.::,:::::.::::::::::::::::::::.:-:-. :.: : . • :::.:•:•:•.:-:-::.:-:.--::..:.::.:-•:••::.:-:::.•::,.:: . :: ----..:•:-:-:..:::-..:-:...:-:-.-:::,.. _ _ Fire Marshall Unified Sewerage Agency _ Tualatin Valley Water District Wa. County Fire District SWM Program/Lee Walker PO Box 745 (pick-up box) 155 N. First Street Beaverton, OR 97075 Hillsboro, OR 97124 i ':•••• , ::•:•:• , ::ii'i': .] :::. . ::••"::: . ::-..::::<:-:•::: . : :: - :. , • , :ii;.:::i•:: :, :.::•:•: - . - . i •jtjRISDICTIONS.j:::.:::::::•:::::-- -..:•• . -:•-:.:-• • ... • ... -:::..,.:-,.. -::::::•,::::-• :: i. • .::.:.:.::: .:::::::.i.,-.. : -.:.: -....: .-:- - .: .:::--..-.,-.:..- Wa. Co. Dept. of Land Use & Transportation Boundary Commission _ METRO - GREENSPACES PROGRAM 150 N. First Avenue 800 NE Oregon St. #16, Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro, OR 97124 Portland, OR 97232-2109 600 NE Grand Avenue Portland, OR 97232-2736 _ _ Brent Curtis (CPA's) State Highway Division _ Jim Tice (IGA'S) Sam Hunaidi ODOT/Region 1 _ _ Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Transportation Planning SsAtt King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders azTom Harry (Current Planning App's) Portland, OR 97209-4037 Lynn Bailey (Current Planning App's) _ Oregon DLCD (CPA's/ZOA's) 1175 Court Street, N.E. _ Other _ City of Beaverton Salem, OR 97310-0590 Jim Hendryx - Principal Planner ' City of Portland _ PO Box 4755 City of Durham Planning Director Beaverton, OR 97076 City Manager 1120 SW 5th PO Box 23483 Portland, OR 97204 _ City of King City Tigard, OR 97281-3483 City Manager _ City of Lake Oswego 15300 SW 116th - City of Tualatin City Manager King City, OR 97224 PO Box 369 PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 1 ::::-.:.:-.•:: : -...-:.:•:::::: : ::: : : : :::•:: , :::::.:-..::: : :•: ; :::::::::: : : : . :-..-, • ..,,:.:. .- :::.:.::,.,..„.,. .-.-_,.- --::: --:-..--:..----::.,.:•:.::::::::.:::'.:-.:::::- - :.--:-..:,::--.,,:::•:-.::::::-:,:.•::::::.::::::•.-:-.-.---:::-..:.::.::.:-. -::::-.:::-:::::_:•:.:-.::::,::..--:.....:..:.:....::.:........... ..... ... . ....• ... . .... ••• . .. -,...•,:::::::.::::::....i.:::::::-:::::::.::: -..,:::::-.::-:-.:-: -: ......-..:..-.:::-::.....::: . - . ::::::.:.:...:::::--:...:.:-:. General Telephone Electric Portland General Electric _ _ _ Columbia Cable Jim Wieskamp/Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Road 14200 SW Brigadoon Court Tigard, OR 97281-3416 Beaverton, OR 97007 Beaverton, OR 97005 _ NW Natural Gas _ ____ Metro Area Communications/Jason Hewitt Tri-Met Transit Development Scott Palmer Twin Oaks Technology Center Kim Knox, Project Planner 220 NW Second Avenue 1815 NW 169th Place S-6020 710 NE Holladay Street Portland, OR 97209-3991 Beaverton, OR 97006-4886 Portland, OR 97232 _ TCI Cablevision of Oregon _ ____ US West Communications Southern Pacific Transportation Co. Linda Peterson Pete Nelson Duane M. Forney, PLS - Project Engineer 3500 SW Bond Street 421 SW Oak Street 800 NW 6th Avenue Rm. 324, Union Station Portland, OR 97201 Portland, OR 97204 Portland, OR 97209 STATE AGENCIES ::':::i:i:?-::•:•:i ii - --• -• - - ---•••• .-- ••• - -- ••• - ----..------- --- ------•------ . -- ----.. • -•.• • -----...-- •----- - - - . .- ... -- - —... ----- ----. ---- --- - - -------. . .........- ...-- _. . . -.......................... . . . . .. . ...... .... ... Aeronautics Division (ODOT) Division of State Lands US Postal Service _ _ _ ___ Commerce Dept. - M.H. Park Fish & Wildlife Randy Hammock, Growth Coordinator _ _ PUC DOGAMI Cedar Mill Station Dept. of Environ. Quality Portland, OR 97229-9998 Corps. of Engineers Other _ 1111 • 5ugs-moo r i„„di May 24, 1995 .4.1.„1-.4:i CITY OF TIGARD Deniece Won O REGON City of Tigard Hearing's Officer 722 SW 2nd Avenue, Suite 400 Portland, OR 97204 Re: Wilmington Height Final Order Dear Deniece; This letter is in follow up to the final order issued for Wilmington Heights. The order recommended revising Condition of approval #3 related to the water quality treatment facility and adding a Condition of approval #19 related to downstream drainage impacts of the development. I reviewed the final order when this was issued but overlooked a couple of discrepancies. Condition of approval 19 was to have required a security fence between lots 5 and 6 to restrict access to a utility and pedestrian easement. The neighboring property owner had argued that this easement would have attracted unwanted trespass on private property. Condition 19 wasn't to have been related to hydrology study requirements. Condition 4 was provided which is our standard condition addressing urban storm water drainage facilities. Because the hearing portion of the discussion refers to the fence requirement and was supported by both the applicant and the neighboring property owner we feel that if a letter were issued to the file to clarify the conditions that this would be sufficient. Condition 19 should also be renumbered to Condition 18(a). An unrelated Condition 19 was already a part of the staff report prior to the memo provided at the hearing. Please fee free to contact me concerning this information. Sincerely, 1744 /Q Mark Roberts Assistant Planner, AICP 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 111 411 . � 1I, . \ . CITY OF TIGARD q `T � \ , ,,� ` \ \, \ � \` . . 4 OREGON vl ' y l M1., M1v. vplti A . + M1 M1 l : t` TIGARD HEARINGS OFFICER '4; M1 M1 \\�.'' ; \ \M1 ;24� h•<•}hM1 }• .};; ' '+�'£M1M1 4' M1 .;: b y M1IM1 '.: h14. +lv.A.. l.. ..., \ h M1 ly. lhti\ •:tiv vxv:A;::; PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign -up sheet(s). Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Planning Commission meetings by noon on the Monday prior to the meeting. Please call (503) 639 -4171, Ext. 320 (voice) or (503) 684 -2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: _ • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above. (OVER FOR MEETING AGENDA ITEMS) TIGARD HEARINGS OFFICER - 4/24/95 PAGE 1 OF 3 h: \login\patty\hoagend4.24 • CITY OF TIGARD HEARINGS OFFICER APRIL 24, 1995 - 7:00 P.M. AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 CONDITIONAL USE PERMIT (CUP) 95 - 0002 MAGNO - HUMPHRIES ADDITION LOCATION: 8800 SW Commercial Street (WCTM 2S1 2AD, tax lot 1203). A request for a Major Modification to the approved Conditional Use Permit to allow a 15,000 square foot warehouse building on a site with an existing warehouse and food processing use. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.66, 18.96, 18.100, 18.102, 18.106, 18.108, 18.120, 18.130 and 18.164. ZONE: Central Business District (CBD). The CBD zone allows a range of concentrated commercial office retail, high density residential, mixed uses and limited industrial uses. 2.2 SITE DEVELOPMENT REVIEW (SDR) 95- 0002 /SENSITIVE LANDS REVIEW (SLR) 95- 0003 SCHOLLS BUSINESS CENTER EXPANSION. LOCATION: Southwest end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200). A request for the following development applications: 1.) Site Development review to develop 41,786 square feet of office and industrial space. 2.) Sensitive Lands review to perform grading work within adjoining 100 year flood plain areas. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I -P). The I -P zone allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses and is encouraged to be developed in an industrial park setting. TIGARD HEARINGS OFFICER - 4/24/95 PAGE 2 OF 3 h:V ogin\patty\hoagend4.24 • 2.3 SUBDIVISION (SUB) 95 -0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0004 WILMINGTON HEIGHTS /CASCADE COMMUNITIES LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM 2S1 9AA, tax lot 1200). A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.84, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164; Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1 and 8.1.3. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 2.4 CONDITIONAL USE PERMIT (CUP) 95 0001NARIANCE (VAR) 95 - 0002 HARDY /BUSH /CHEVRON. A request for the following development applications: 1.) Conditional Use approval to allow the construction of a gasoline service station; and 2.) Variance approval for a reduction of the required 75 foot setback from the driveway to the nearest fuel pump. LOCATION: 13970 SW Pacific Highway (WCTM 2S1 3DD, tax lot 1200). Northeast corner of the intersection of SW McDonald Street and SW Pacific Highway. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.90, 18.96, 18.100, 18.102, 18.104, 18.106, 18.108, 18.116, 18.120, 18.130, 18.134, 18.164. 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. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARINGS OFFICER - 4/24/95 PAGE 3 OF 3 h:Vogin\patty\hoagend4.24 • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Cascade ) FINAL ORDER. Communities for a preliminary 11 -lot subdivision for ) SUB 95-0001 3.53 acres in the R -7 zone and a Sensitive Lands ) SLR 95 -0003 Review for portions of the site with slopes in excess ) ( Wlmington Heights) of 25 %. ) I. FINDINGS The hearings officer hereby adopts and incorporates herein the Tigard Community Development Staff Report dated April 14, 1995 (the "Staff Report"), induding the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request, except to the extent expressly modified. II. HEARING The hearings officer conducted a duly noticed public hearing regarding the application on April 24, 1995. The following testimony was offered in relevant part 1. City Planner Mark Roberts summarized the Staff Report He submitted an additional condition #19 to address concerns raised by the applicant and an adjoining property owner about unauthorized access to properties to the south of the proposed subdivision. The condition requires a fence at the end of the sewer easement between lots 5 and 6. 2. The hearings officer asked the staff some questions for darification. a. She asked if the paving of easement requirements applied solely to the easement between lots 5 and 6. N6chael Anderson responded yes. b. She asked what the staff response was to the Fire District's request that "no parking" signs be posted on Wilmington Street. Mchael Anderson responded that the staff opposes restricting parking on Wlmington Street. The City adopted a "skinny street" standard in May of 1994. The purpose of the narrower street standard was to reduce the grading and tree removal associated with road construction in new subdivisions. It was not the Citys intention to limit parking in the roadway. He stated that the proposed street width provides adequate emergency vehide access. c. She asked whether the Staff intended to limit the applicant to provide required water quality treatment on the subject site or whether the staff intended to allow joint use of a water quality detention pond on the adjacent Mountain Highlands subdivision as the applicant desires. N6chael Anderson responded that the downstream system has been designed to indude stormwater runoff from Page 1 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights • this subdivision. He suggested an amendment to Condition 3 to darify that the detention facility may be shared. 3. Don Oakley, President of Cascade Communities and project engineer, testified for the applicant. He accepted the Staff Report generally. He stated that they plan to construct Mountain Highlands Phase II and Wilmington Heights subdivisions at the same time, as one project, and that is why they want to combine the water quality pond's service area. He stated that the developer has coordinated with the City and USA about the design and location of the facility. The drainageways and existing facilities have adequate capacity. He also stated that he concurs with the additional condition #19. 3. Tom Jurhs, owner of tax lot 1201 which is immediately south of the proposed subdivision. He stated that the pedestrian path is a problem to him because it will encourage people to come onto his property. He already has problems with trespassers, even though he has put up "no trespassing" signs. Also, he has a problem with people leaving trash on his property and he's worried about fires being started by careless trespassers. He said that a good solid fence may help reduce these problems. 4. Don Sill, a resident in Benchview Estates which was developed by Cascade Communities. He testified that Don Oakley and Cascade Communities did everything they had promised to do and also when any problems arose they took care of them He encouraged approval of the subdivision • based on the good character of the company. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. She observed the site's tree coverage, the nature of surrounding development, the terrain and condition of surrounding streets. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with the those standards. Those findings are not disputed in large part. The hearings officer adopts these findings as her own, to the extent they are not disputed as expressly provided otherwise below in support of a decision to approve the subdivision, subject to the conditions recommended in the Staff Report. 2. The staff recommended at the hearing the indusion of an additional condition as follows: "19. Interim security fencing shall be provided to the joint pedestrian pathway / sewer utility easement between Lots 5 and 6 towards the proposed Local Street SW Wlmington Court This fencing shall be designed to allow maintenance access. At Page 2 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlnington Heights • such time as future development occurs on properties to the south this fencing may be removed to allow pedestrian access to adjoining pedestrian pathways. All fencing shall be designed to the satisfaction of the City Engineer." The hearings officer finds that the fencing condition recommended by the staff at the public hearing is required to protect adjacent property from trespassers that a pedestrian path terminating at the property line might encourage, to protect the health and safety of the community, and that the applicant agrees to the additional condition. IV CONCLUSIONS The applicants request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes based on the above findings and the condusions in section VI of the Staff Report. V. ORDER The hearings officer approves the applicants request, SUB 95 -0001 (Wlmington Heights), subject to the conditions in Section VII of the Staff Report, with the following amendments: 1. Condition of approval 3 is amended as follows: The applicant shall submit a final drainage plan that details on -site or alternative water quality treatment that comply with the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. The proposed facility shall be dedicated to the City of Tigard. The facility shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 2. Condition of approval 19 is added to read as follows: The applicant shall demonstrate that he can discharge storm drainage runoff from the increased impervious surface from the development into the existing underground system without significantly affecting downstream properties. Dated this 4th day of May, 1995 A(22-12.4":4-c- 63•A<J r Deniece B. Von City of Tigard Hearings Officer Page 3 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights *mg itnyi: May 24, 19 9 5 / ' rt - ?G CITY OF TIGARD Deniece Won OREGON City of Tigard Hearing's Officer 722 SW 2nd Avenue, Suite 400 Portland, OR 97204 Re: Wilmington Height Final Order Dear Deniece; This letter is in follow up to the final order issued for Wilmington Heights. The order recommended revising Condition of approval #3 related to the water quality treatment facility and adding a Condition of approval #19 related to downstream drainage impacts of the development. I reviewed the final order when this was issued but overlooked a couple of discrepancies. Condition of approval 19 was to have required a security fence between lots 5 and 6 to restrict access to a utility and pedestrian easement. The neighboring property owner had argued that this easement would have attracted unwanted trespass on private property. Condition 19 wasn't to have been related to hydrology study requirements. Condition 4 was provided which is our standard condition addressing urban storm water drainage facilities. Because the hearing portion of the discussion refers to the fence requirement and was supported by both' the applicant and the neighboring property owner we feel that if a letter were issued to the file to clarify the conditions that this would be sufficient. Condition 19 should also be renumbered to Condition 18(a). An unrelated Condition 19 was already a part.of the staff report prior to the memo provided at the hearing. Please fee free to contact me concerning this information. Sincerely, /7//14 414aL:- - Mark Roberts Assistant Planner, AICP 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 i • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Cascade ) FINAL ORDER. Communities for a preliminary 11 -lot subdivision for ) SUB 95 -0001 3.53 acres in the R -7 zone and a Sensitive Lands ) SLR 95 -0003 Review for portions of the site with slopes in excess ) (Wilmington Heights) of 25 %. I. FINDINGS The hearings officer hereby adopts and incorporates herein the Tigard Community Development Staff Report dated April 14, 1995 (the "Staff Repot, induding the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request, except to the extent expressly modified. II. HEARING The hearings officer conducted a duly noticed public hearing regarding the application on April 24, 1995. The following testimony was offered in relevant part. 1. City Planner Mark Roberts summarized the Staff Report. He submitted an additional condition #19 to address concems raised by the applicant and an adjoining property owner about unauthorized access to properties to the south of the proposed subdivision. The condition requires a fence at the end of the sewer easement between lots 5 and 6. 2. The hearings officer asked the staff some questions for darification. a. She asked if the paving of easement requirements applied solely to the easement between lots 5 and 6. Michael Anderson responded yes. b. She asked what the staff response was to the Fire District's request that "no parking" signs be posted on Wlmington Street. Michael Anderson responded that the staff opposes restricting parking on Wlmington Street. The City adopted a "skinny street" standard in May of 1994. The purpose of the narrower street standard was to reduce the grading and tree removal associated with road construction in new subdivisions. It was not the City's intention to limit parking in the roadway. He stated that the proposed street width provides adequate emergency vehide access. c. She asked whether the Staff intended to limit the applicant to provide required water quality treatment on the subject site or whether the staff intended to allow joint use of a water quality detention pond on the adjacent Mountain Highlands subdivision as the applicant desires. Michael Anderson responded that the downstream system has been designed to indude stormwater runoff from Page 1 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights • • this subdivision. He suggested an amendment to Condition 3 to darify that the detention facility may be shared. 3. Don Oakley, President of Cascade Communities and project engineer, testified for the applicant. He accepted the Staff Report generally. He stated that they plan to construct Mountain Highlands Phase II and Wlmington Heights subdivisions at the same time, as one project, and that is why they want to combine the water quality pond's service area. He stated that the developer has coordinated with the City and USA about the design and location of the facility. The drainageways and existing facilities have adequate capacity. He also stated that he concurs with the additional condition #19. 3. Tom Jurhs, owner of tax lot 1201 which is immediately south of the proposed subdivision. He stated that the pedestrian path is a problem to him because it will encourage people to come onto his property. He already has problems with trespassers, even though he has put up "no trespassing" signs. Also, he has a problem with people leaving trash on his property and he's worried about fires being started by careless trespassers. He said that a good solid fence may help reduce these problems. 4. Don Sill, a resident in Benchview Estates which was developed by Cascade Communities. He testified that Don Oakley and Cascade Communities did everything they had promised to do and also when any problems arose they took care of them. He encouraged approval of the subdivision based on the good character of the company. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. She observed the site's tree coverage, the nature of surrounding development, the terrain and condition of surrounding streets. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with the those standards. Those findings are not disputed in large part. The hearings officer adopts these findings as her own, to the extent they are not disputed as expressly provided otherwise below in support of a decision to approve the subdivision, subject to the conditions recommended in the Staff Report. 2. The staff recommended at the hearing the indusion of an additional condition as follows: "19. Interim security fencing shall be provided to the joint pedestrian pathway / sewer utility easement between Lots 5 and 6 towards the proposed Local Street SW Wlmington Court. This fencing shall be designed to allow maintenance access. At Page 2 — Hearings Officer Anal Order SUB 95 -0001 / SLR 95 -0003 - Wlmington Heights • • such time as future development occurs on properties to the south this fencing may be removed to allow pedestrian access to adjoining pedestrian pathways. All fencing shall be designed to the satisfaction of the City Engineer." The hearings officer finds that the fencing condition recommended by the staff at the public hearing is required to protect adjacent property from trespassers that a pedestrian path terminating at the property line might encourage, to protect the health and safety of the community, and that the applicant agrees to the additional condition. IV CONCLUSIONS The applicants request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes based on the above findings and the conclusions in section VI of the Staff Report. V. ORDER The hearings officer approves the applicant's request, SUB 95 -0001 (Wilmington Heights), subject to the conditions in Section VII of the Staff Report, with the following amendments: 1. Condition of approval 3 is amended as follows: The applicant shall submit a final drainage plan that details on -site or alternative water quality treatment that comply with the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. The proposed facility shall be dedicated to the City of Tigard. The facility shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Page 3 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wilmington Heights • • • 2. Condition of approval 18(a) is added to read as follows: Interim security fencing shall be provided to the joint pedestrian pathway / sewer utility easement between Lots 5 and 6 towards the proposed Local Street SW Wilmington Court. This fencing shall be designed to allow maintenance access. At such time as future development occurs on properties to the south this fencing may be removed to allow pedestrian access to adjoining pedestrian pathways. All fencing shall be designed to the satisfaction of the City Engineer. Dated this 25th day of May, 1995 Deniece B. VVon City of Tigard Hearings Officer Page 4 — Hearings Officer Final Order SUB 95 -0001 / SLR 95 -0003 - Wilmington Heights • • Deniece Birdseye Won Attorney At Law 6295 SW 155th Ave. Beaverton, OR 97007 May 25, 1995 Mark Roberts City of Tigard 13125 SW Hall Blvd., Tigard, OR 97223 Re: Wilmington Heights Final Order Dear Mark, My discussion of the proposed interim security fencing in the "Hearing" and "Discussion" sections of the Final Order for SUB 95 -001 and SLR 95 -0003 (Wilmington Heights)was intended to lead to the inclusion of the condition that you proposed. At the end of the hearing I announced my intention to include the staff's proposed condition and in the Final Order I included a finding that the fencing condition is required. I was surprised when you correctly pointed out that in drafting the order I failed to add the appropriate paragraph to the second amendment to the conditions. This is clearly a word processing error on my part. I hope that this letter will be sufficient evidence that the Condition should be considered applicable. I have also rewritten the order if it is possible to issue a corrected order. Sincerely, kaerKe■CA- .Z<A0 Deniece B. Won Hearings Officer 04/24/95 14:43 $503 22480 STOEL RIVES libOO2/003 STOEL RIVES BOLEY JONES &GREY — ATTORNEYS wT LAW SUITE 2300 • STANDARD INSURANCE CENTER 900 SW FIFTH AVENUE PORTLAND. OREGON 97204 -1268 Telephone (503) 324 -3380 Telecopier 15031 220 Cable Lawport rele: 7'034ss Weiler's Direct Dial Number 29w191 April 24, 1995 VIA FACSIMILE Mr. Mark Roberts, Planner City of Tigard Planning Department 13125 SW Hall Boulevard PO Box 23397 Tigard, OR 97223 Re: Application by Cascade Communities. SUB 95-0001/SLR 95 -0003 Dear Mark This firm represents Cascade Communities. Don Oakley has provided me with a copy of your staff report to be heard by the Hearings Officer tonight. Don's principal concern has to -do with condition of approval 16 which requires as follows: - "It is recommended that the 15 foot public sewer easement to be developed as a pedestrian/bikeway path along the sideyard property line between Lots 5 and 6." • As I understand the situation from speaking with Don, condition of approval 16 is premised on your finding for Tigard Community Development Code - ("TCDC") 18:164.040(8)(2) which - requires that pedestrians and/or bikeways shall be provided through the block when a block length exceeds 600 feet: However, your finding for notes that Wilmington Court has a 500 foot block length. Unless there is another code provision applicable, this section does not justify the condition of approval - - - Moreover, notwithstanding TCDC 18.164.040(8)(2), the City has the burden of proof to demonstrate a "rough proportionality" between the impact of the subdivision and the need for condition of approval This subdivision proposes to create only- Il lots. The trail goes nowhere at this point because the area at its . terminus is not platted. Further, the findings contain no evidence justifying a need created by this subdivision for this trail It is highly unlikely that an 11 -lot subdivision creates the need for a trail that, in any event, does not go anywhere. 11:03-16600 .1 IMO COS 04/24/95 14:44 $503 22180 ` STOEL RIVES • 0031003 STQEL RIVES BOL.EY JONES ErGREY Mr. Mark Roberts April 24, 1995 Page 2 Don is also concerned for two other reasons. First, a trail that is developed but terminates at the property line will certainly_ be a safety and nuisance problem for adjacent property owners. Second, the trail requested has no benefit since it is so short It will be a gathering spot without any supervision and could potentially create a safety problem in the event someone is trapped at the end of the trail. The adjacent neighbors are also concerned because the trail would terminate at their private property and encourages trespassing. Don is willing to dedicate an easement to the public provided the City agrees with the following three conditions. First, the subdivision approval would not require Don to make any improvements at this time but would allow him to post an acceptable surety for future improvements if and when they are required within a - certain time petiod. Second, Don would construct a fence at the end of the easement . to prevent trespass. Third, if the adjacent property is developed and the easement extended, the fence would be removed, the surety called by the City and the improvements constructed. If such had not occurred within that time period, the surety would - be returned to Don with interest and the fence would remain. Don's other concern is not reflected in the findings or the conditions of approval. Don understands that you want him to construct a hard surfaced road on the existing sewer easement The staff report does not contain any findings on this point or a condition requiring it. As with the trail, the City must demonstrate a connection between the impact of the subdivision and the requirement for the condition. The need for a paved road is not created by the subdivision since the - sewer is an existing sewer within a dirt road easement Further, there must be some basis in the TCDC to require such a condition of approval. Don and [will call you on Monday to discuss this matter. We look forward to resolving it with you then. Very truly yours- milaP C. - Michael C Robinson MCR.-saa cc Mr. Don Oakley, Via Facsimile PCIOW aocs, 00015 4 MEMORANDUM CITY OF TIGARD, OREGON TO: The Hearings Officer FROM: Mark Roberts, Assistant Planner DATE: April 24, 1995 SUBJECT: Wilmington Heights SUB 95- 0001 /SLR 95 -0003 Interim Security Fencing For the Pedestrian Pathway Based on concerns raised by the applicant and the adjoining property owner over continuing unauthorized access to the properties to the south of the subject site, it is recommended that the following condition of approval be added: 19. Interim security fencing shall be provided to the joint pedestrian pathway /sewer utility easement between Lots 5 and 6 towards the proposed Local Street SW Wilmington Court. This fencing shall be designed to allow maintenance access. At such time as future development occurs on properties to the south this fencing may be removed to allow pedestrian access to adjoining pedestrian pathways. All fencing shall .be designed to the satisfaction of the City Engineer. STAFF CONTACT: Michael Anderson, Engineering Department. • • ‘ ;A ,'• "'\ 4 •.' CITY OF TIGARD • `� •• �t &` \-•• � \ .k • „ \` , } • , . • OREGON • \. \+ � K•Kvtiiti �i �4�•K• \ � '\: ' K+ � h4 : :� 4 ^iv <: { : : ?? r }' � \ `• < ` iamt K " <:; <•,.,i'.. TIGARD HEARINGS OFFICER 4 . \ .k ki, ...: 0.. . \ ': y am"'• A \ \ 4v: }.:� \ h \:\•. <Y \' + �\w.Z3:2,d.i� }'n'7 \fi PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign -up sheet(s). Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Planning Commission meetings by noon on the Monday prior to the meeting. Please call (503) 639 -4171, Ext. 320 (voice) or (503) 684 -2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above. (OVER FOR MEETING AGENDA ITEMS) TIGARD HEARINGS OFFICER - 4/24/95 PAGE 1 OF 3 h:Uogin\patty\hoagend4.24 • CITY OF TIGARD HEARINGS OFFICER APRIL 24, 1995 - 7:00 P.M. AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 CONDITIONAL USE PERMIT (CUP) 95 - 0002 MAGNO - HUMPHRIES ADDITION LOCATION: 8800 SW Commercial Street (WCTM 2S1 2AD, tax lot 1203). A request for a Major Modification to the approved Conditional Use Permit to allow a 15,000 square foot warehouse building on a site with an existing warehouse and food processing use. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.66, 18.96, 18.100, 18.102, 18.106, 18.108, 18.120, 18.130 and 18.164. ZONE: Central Business District (CBD). The CBD zone allows a range of concentrated commercial office retail, high density residential, mixed uses and limited industrial uses. 2.2 SITE DEVELOPMENT REVIEW (SDR) 95- 0002 /SENSITIVE LANDS REVIEW (SLR) 95- 0003 SCHOLLS BUSINESS CENTER EXPANSION. LOCATION: Southwest end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200). A request for the following development applications: 1.) Site Development review to develop 41,786 square feet of office and industrial space. 2.) Sensitive Lands review to perform grading work within adjoining 100 year flood plain areas. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.114 18.120 and 18.164. ZONE: The site is zoned Industrial Park (I -P). The I -P zone allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses and is encouraged to be developed in an industrial park setting. TIGARD HEARINGS OFFICER - 4/24/95 PAGE 2 OF 3 h:U ogin\patty\hoagend4.24 2.3 SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0004 WILMINGTON HEIGHTS /CASCADE COMMUNITIES LOCATION: At SW } Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM 2S1 9AA, tax lot 1200). A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.84, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164; Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1 and 8.1.3. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 2.4 CONDITIONAL USE PERMIT (CUP) 95 0001NARIANCE (VAR) 95 - 0002 HARDY /BUSH /CHEVRON. A request for the following development applications: 1.) Conditional Use approval to allow the construction of a gasoline service station; and 2.) Variance approval for a reduction of the required 75 foot setback from the driveway to the nearest fuel pump. LOCATION: 13970 SW Pacific Highway (WCTM 2S1 3DD, tax lot 1200). Northeast corner of the intersection of SW McDonald Street and SW Pacific Highway. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.90, 18.96, 18.100, 18.102, 18.104, 18.106, 18.108, 18.116, 18.120, 18.130, 18.134, 18.164. 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. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARINGS OFFICER - 4/24/95 PAGE 3 OF 3 h:Vogin\pattyVtoagend4.24 VAN Or°'YIELEN / LOOIJENGA / I GARRIGLE / KNAUF Consult Engineers 3933 SW KELLY AVE. / PORTLAND. OREGON 97201-4393 / (503] 222 -4453 / FAX 248 -9263 PRINCIPALS ALFRED H. VAN DOMELEN DIRK N.M. L OOUENGA ROGER W. McGARRIGLE JAMES E. KNAUF January 30, 1995 Mr. Mark Roberts CITY OF TIGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: SITE DEVELOPMENT REVIEW SENSITIVE LANDS REVIEW SCHOLLS BUSINESS CENTER BUILDING "S" Dear Mark: Enclosed please find the Site Development Review and Sensitive Land Review submittal for the proposed development of an approximate 41,786 square foot multi -tenant office /industrial building. We have included the following items with our submittal for your use: 1. Completed/Signed Application 2. Appropriate Fee 3. 18 folded copies of Site Plan, elevations and utility plans with Appropriate Information, including General Building Elevations 4. 8 1/2" x 11" PMT of the Site Plan 5. Site Analysis Data included on site plan. 6. 18 copies of Statement of Proposed Development 7. List of Property Owners witliin 250' plus interested neighbors. 8. Color copy of the artist rendering which depicts proposed building colors. 9. Memorandum from Fred Van Domelen regarding Flood Plain Development. 10. One copy of the Site Plan G -1 with the Flood Plain Mitigation Calculations. Thank you for your help with this submittal. We look forward to working with you. Sincerely, Kim Schoenfelder ,+,, cc: Monte Haynes - Forum Properties, Inc. Fred Van Domelen - VLMK A y q MEMBER _ _ SUE PLAN SYMBOLS: ritIli: - - - - - - - a .m a s1 .. .. rou , r LIM ofs a :. wa. :w c � 1 bp 460, 0 .x11 1 :a 0 •••�� ••»•• 1o eef KOH. e.. 00510.111 1.000...1. LAM Mt r4 ..., ... m.... SOUTHEMI PACWC RALROAD 1 u .-1 Ca wm mom* PROJECT SUMMARY: -• 1, OF 0.030. 01.. & .a 11.410,0.000., 1.e1 ,S„: 110x116= w a xo..∎"11.4iiuid 0004931C - - 8.00 - - - - 51915'29 - E 086 6. M (.) . 60000606.9 0100 .6 609] 0706 .10 - .111 0 .... Q . c .001 Cr ...AV ...a •04004 £ L . 1d -n 01915'29'E . 17.00 LARD AREA / 13U0.0040 AREA SUMMARY: - O ...a 61915'29'03 . 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P•.! 0 o �F,d, /N j , 87505'15 83.60 NMBUS AVE 219'15'29 - E , It5 22 xSeW 00 / Ng >~o x 18.42 • ��, /�� ! '4,, // / ` y _w 0725'.9'1 6 t - W -� . -�+ ' \ �/ O J-��' 18.0 .,1 ._.. .,, I /// - /1/!_!////1/1! /// !.// _ _ __ -� p ry] WI ppls p � El El p fI / 25.e9 . . � -• / / // /. , to e1 I YA YA 0 G G d I � % / t u \9 1 . . 505 ! W AISCO, MISR 6,1... a _._ -♦ �� 0.0' ., _ ♦ ..s / j r PLAN \ _ 8191529N 177.57 d m m m I 0)10 -. t<,N° .B • • / SCHOLLS FERRY ROAD (HIGHWAY 210) _ N 1. 0) N 1 I> m 210 WASHINGTON SQUARE •r I I EXISTS 1 G VACANT PRO5E•'T SITE ENGLE PARK \ \ N /•, \ \c: \' V 4 1, 1- \`gyp VAN DOMELEN /LOOIJENGA SCHOLLS BUSINESS CENTER 94735 DATE McGARRIGLE /KNAUF I 3933 SW. KELLY AVENUE � PORTLAND, ORE (503) 222 -4453 VICINITY MAP VAN DIWELEN / LOOIJENGA / I3ARRIGLE / KNAUF r H Consulting Engineers 3933 SW KELLY AVE. / PORTLAND. OREGON 97201 -4393 / [503) 222 -4453 / FAX 248 -9263 PRINCIPALS ALFRED H. VAN DOMELEN DIRK N.M. LODUENGA ROGER W. McGARRIGLE JAMES E. KNAUF SCHOLLS BUSINESS CENTER - BUILDING "S" STATEMENT OF INTENT FOR PROPOSED DEVELOPMENT January 30, 1995 • The applicant is proposing to develop an approximate 41,786 SF single story, Office/Industrial Building. The project is located in the Scholls Business Center which is currently developed with other similar office /industrial type buildings. Numerous development approvals have been granted by the City of Tigard for the development of this business center. This development' will be located on Tax Lot 6200, T1S, R1W, Section 34AD, City of Tigard, Oregon. LEGAL DESCRIPTION: T1S R1W, Section 34AD, Tax Lot 6200 ZONING: I -P, Industrial Park, City of Tigard, State of Oregon. VICINITY INFORMATION: The site is located at the southwest end of SW Nimbus Avenue. The site is a part of the Scholls Business Center Development. BUILDING AREA: Approximately 41,786 Square Feet. PARKING: 140 parking stalls are proposed BUILDING LIGHTING: Wall mounted "box type" lighting is proposed in the rear of the building. These fixtures were chosen because they divert the light downward, reducing the glare to neighboring properties. DRIVEWAYS: Four new driveways are proposed off SW Nimbus Avenue to provide ingress and egress to the building. UTILITIES: The project will connect to existing infrastructure (power, water, sanitary, storm, natural gas, telephone, etc.) constructed previously with the Scholls Business Center Development. a .00 t *e „ MEMBER • • • SCHOLLS BUSINESS CENTER BUILDING "S" Site Development Review/ Sensitive Lands Review Submittal 1/31/95 - Page 2 of 4 LANDSCAPING: Approximately 54,278 square feet of Landscaping is proposed (31.4 %). A great deal of effort and design expertise has gone into the Landscaping Design for the proposed building. Fanno Creek and surrounding wetlands borders the properties west property line. Several residential homes border Fanno Creek to the east. The developer held a neighborhood meeting on January 27 with interested neighbors, as well as a representative from the Central CIT. Their comments and concerns regarding screening of the building to the west have been addressed (at a significant premium cost to the developer) on the current landscape plan. Creative and concentrated efforts have been made to screen the building from the residential neighbors view. It was the intent of the landscape architect to provide an eye pleasing variety of plant material, including several native plantings to tie into the wetland border, and trees which vary in size, texture, and color to catch and hold the eyes attention, thereby detracting from the view of the building across Fanno Creek. Landscaping throughout the remainder of the site has been designed to match the intense "quality" landscaping found throughout the Scholls Business Center Development. The grove of large trees located in the southeast corner of the site will be preserved. This development will not remove a single existing tree. DESIGN FEATURES: The building's design contains many architectural features typically absent on the majority of industrial buildings. The intent of the applicant is to provide an upscale office /industrial building which is architecturally pleasing, while maintaining the functionality of the building. Some of the architectural features are as follows: a) Many building reveals which continue around the building (please see the building elevations enclosed) b) Extensive use of glass located at the building entries. d) Large quantities of eye pleasing landscaping surrounding the building e) Several steps in the east wall • • • SCHOLLS BUSINESS CENTER BUILDING "S" Site Development Review/ Sensitive Lands Review Submittal 1/31/95 - Page 3 of 4 WETLAND: The sites west property line forms the east boundary of a delineated wetland. This development will not impact the wetland. The development will maintain a 28' to 40' buffer area which will be planted with evergreen, deciduous, and native plantings. These trees and plantings will provide a natural transition from the wetland area, provide for wildlife refuge, as well as screen the development from the wetland area. FLOOD PLAIN: The 100 year flood plain is mapped at elevation 160.6. This contour meanders along the west property line, and in a few instances meanders into the proposed developed area. The applicant is applying for a sensitive lands review to develop within this area. The development within the 100 year flood plain will be accomplished using the "no net fill" methodology. The end result will be that the floodway will not be narrowed, and the flood plain will have no change in volume. Please see the attached statement from Fred Van Domelen regarding Sensitive Land Review / Building "S" Scholls Business Center. The applicant has contacted the following agencies to discuss permits to build in the flood plain: Division of State Lands - Land Conservation & Dev. - Mr. Jim Kennedy (503) 378 - 2332 Mr. Kennedy's comments are paraphrased as follows: - We can build in the flood plain - Non residential building - elevate finish floor a minimum 1'0" above flood elevation, or flood proof building - If development is not located in the floodway, Land Conservation & Development does not require a permit. US Corps of Engineers - Mr. Dale Haslen (503) 326 - 6996 Mr. Haslen's comments are as follows: - Their area of concern is the ordinary high water mark. - If filling occurs in wetlands a permit would be required. This project will not impact the wetland boundary. - 100 year flood plain area is not a concern to the Corps. - Corps issues permits for work in the wetland's area and within ordinary high water mark, not in the 100 year flood plain outside of those areas. Division of State Lands - Mr. Bill Parks assistant Jane (503) 378 - 3805 Mr. Parks indicated that a permit is not required if work is outside wetland and creek area. • • • SCHOLLS BUSINESS CENTER BUILDING "S" Site Development Review/ Sensitive Lands Review Submittal 1/31/95 - Page 4 of 4 Unified Sewer Agency - Mr. Lee Walker (503) 648 -8678 WETLAND ISSUES: Mr. Walker referred to the following ordinance: Res. Order 91 -47 Washington County (Chapters 6 &7) Preserve & Maintain Corridor Mr. Walker's indicated the following: - Can regrade and revegetate 25' buffer zone - Can have water quality facility in buffer if the width of the swale is added to the 25' minimum (25' min. + 12' swale = 37' total). Swale can be placed in middle of buffer - minimum of 15' setback from wetland. - Can weir over swale into buffer with low flow. 100 YEAR FLOOD PLAIN - Use No Net Increase in Fill Methodology. - Flood plain Mitigation can be in 100 year flood plain. PREVIOUS MEETINGS: 12/12/94: Preliminary Project Meeting with City of Tigard, Mark Roberts 1/10/95: Preapplication Conference City of Tigard, Mark Roberts, Michael Anderson 1/27/95: Neighborhood Meeting, Surrounding Neighbors, Central CIT Representative 1/31/95: Meeting with Interested Tenants from Scholls Business Center. VAN DIELEN I LOOIJENGA / ARRIGLE / KNAUF ' Consulting Engineers 3933 SW KELLY AVE. / PORTLAND. OREGON 97201 -4393 / [503] 222 -4453 / FAX 248 -9263 PRINCIPALS ALFRED H. VAN DOMELEN DIRK N.M. LOOUENGA ROGER W. McGARRIGLE JAMES E. KNAUF January 19, 1995 MEMORANDUM FROM: Fred Van Domelen, P.E. SUBJECT: Sensitive Land Review/Building "S" Scholls Business Center This memorandum addresses the "Approval Standards" in Section 18.84.040. These comments will primarily address the flood plain issues. The proposed work in the 100 year flood plain will be accomplished with "no net fill ". The flood plain meanders considerably east/west and the proposed work will partially straighten the flood plain boundary. Land not currently in the flood plain will be put in it. Some of the easterly meanderings of the flood plain will be filled. The end result will be that the floodway will not be narrowed and the flood plain will have no change in volume. AHVD:kmc a, MG [y � h MEMBER • 11 $ V • 111 g • • . OREGON 15 I 34AD ^ I SEE MAP V IS I 34AA \ i r REMAINDER SHOWN I ON MAP IS I 34AA i I � I llo► LINE ■ 6 REMAINDER SHOWN a , " CANCE{lED TAX LOTS I B ON MAP I S 134 ' J 27 00, 6300, 2600 I 9 , �O 6.234c. le\ O 8300 ►► G I ii ►h I A I I / i N z IV' ► ' t X64 3 N • I 1 6200 A j 5.23c. � TAi I I P I J 1 J\J r r.... r•... . tIN , \ 121- , -r : 1 i r e j I 3 �-,- A 3 V., i , • .n -..\ !\ \ � TS a \ .° 1 \ \ r� .� • • p � • ! I A. ,52 • I,0.86 i a ' \ \ \O < I ; �� \ 6202 0 \ 3 . . /9Ac. L . '0 \ \ � ° . 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OOL£ o 00017 II N 005£ N Oe sloes N 91'04 LI'00 91 .o 006E MS$ F 0068 2T9 4°'64 L,08•N 00517 9N 1 0 92•gs 2b l4 21'46 On Z 000£ On 00££ ou 171 OoZ£ 1i s 0 9 0 s 001 59 u 0052 3 •04,61098 s 42111 M 02 917069 S 09 0002 C N IA „02 ,34 o dab£ I S I ' dVW 33S 0 2 0 - O. goi SI £b 68'029 d M „91 ,09 0 68 S W// 0/ I0£9 2 c N c GO 0 0 a' U N 60'14.4 xildd 0178nd '0D' 909 V 1308Vd VVb£ I SI &Xi NO 031101 XV/ N A N -4 N A 0 G8 2 O N 0 y 4 0 001 a OZ. 001 .M „02 ,9• 368 S W N c. 91 411 w Od17£ 1 SI dVIN 33S .001 LS A 8Z 006 94. 0 0 A 3 C • Cascade Communities, Inc. ... .. ..- .. { Y44i01Ye�' S' t9LCit }NR'AtA:'i41.R:f.TXP: "�•ZSd 1'.•: yi•_:iRi::�.SR1t0.ti'fjYH January 25, 1995 Mr. Mark Roberts Community Development City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SUBJECT: Wilmington Heights Subdivision Application Dear Mark: Transmitted herewith is our application for the 11 Lot Wilmington Heights subdivision on the 3.53 acre TL 1200, Section 9AA, T2S, R1 W, WM. The submittal consists of the following items: * Application Form * Check payable to the City of Tigard for $470. * 30 copies of the applicant's statement with bound Maps, Tables, Figures, and Exhibits. * Copy of the Title Report showing ownership by Cascade Communities, Inc. * One original copy of current Assessor's Map. * Copy of the Preliminary Plat Pre -App checklist * List of property owners within 250 feet. * Copy of Minutes from Neighborhood Meeting The subdivision is accessed by a Local Street "A" from SW Greenfield Drive, which will be constructed as part of Mt. Highlands Phase 2. Wilmington Heights will be dependent on the construction of Mt. Highlands Phase 2 for access, water and storm water services. The water quality pond for Wilmington Heights will be located within Mt. Highlands Phase 2 adjacent to the existing drainagway with sufficient capacity for both projects. We plan to construct both projects together beginning in late Spring. The subdivision has been designed to limit the impact to this treed, sloping site by reducing density, increasing lot size, and by defining open space and conservation easement areas. Please let me know if you need any additional information. Sincerely, CACADE COMMUNITIES, INC. : Donald W. Oak ey, P.E. President Quality Residential Development in the Pacific Northwest 700 N. Hayden Island Drive, Suite 340, Portland, OR 97217 TEL: (503) 289 -9011 FAX: (503) 289 -7656 • 0 Mountain Highlands m bdivi$ ion Phase 1 1 MorningStar m ' I (CorSst�ucted) Subdivision m t_�_ (Constructed) ' i I I 8 Moun Highlands 9 i Subdivision Phases 2 and 3 0 r ' (Approved) 1 TL 5800 Future /— -� i \ Streets j , /�' N 1 \ \ \4� / ��j '1 TL 1400 a ' �� //� ` \ ., -- \ \_ ■ i TL 100 - -JI _� \\\ TL 1100 2 0 Wilmington \ \ ,E H .9 is \ \ Fut extension of 3 - 8 i t 6A \ \ S.W. Gree Drive ' to Bull Mountpin Road -; 88 , 7 , TL 200 5 \ / / .. / TL 1201 -J _ J r. /- TL 1200 / V TL1100 I i i i v 1 inch = 200 feet DECEMBER 15th, 1994 CAS€ — GO.MMUNITIES INC. CONCEPT PLAN FIGURE / B Y OAKLEY ENGINEERING, 1 CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE Wilmington Heights Subdivision AINAGE PLANNING & DESIGN, HYDROLOGY, f2, 0_ N. Ha d en Is. Dr. Suite 340, Portland, OR 21 (503 289 - 741 1 — FAX (503) 289 - 76597. 7 Tigard, Oregon D:\J\ L \WIL -SITE, 01/23/95 AT 12 :25 CITY OF TIGARD • Washington County, Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER Concerning Case Number(s): SUB 95 -0001 /SLR 95 -0003 Name of Owner: Wilmington Heights /Cascade Communities Name of Applicant: Same Address of Applicant: 700 N. Hayden Island Drive City: Portland State: Oregon Zip: 97217 Address of Property: At SW Greenfield Drive, south of the Mountain Highlands Subdivision. Tax Map & City: Tigard State: Oregon Zip: 97223 Lot No(s).: (WCTM Jot ) Request: A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. Zone: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. Action: ❑ Approval as requested ® Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: El Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) Final Decision: << >< THE» D. ECIS[ O. N> SHALU BE a= 1NAL> ONAP: R. IL< > >'19:95 >UfVtES'SAN <APPEAL.. S..... ILEQ The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. ....:. N >�CI <LNi ><.::1<`IpdL'15`3.. X11...0 ...Ls .. L .:;;:;.;:.;:.::.::.::.;:.;:.;:.;:.;:.;:.;:.;;:<.;:.;:.;:.;:.;:.;;;::.;:.;:.;:.;:.::.;:.::.;:.;:.;:.;:.;:.;:.;;:.;:.;:.;:.;:. :::.:::.::.::.::.::.::.::.::::.::.:::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::.::::::.::: <::::::::::::...::.::::::...:.::.:::::::.: :::::::.; .::::::::.:::::::::::. Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639 -4171. HEARINGS OFFICER NOTICE OF FINAL ORDER March 6, 1995 IIIMMINIMINOMMEMINF • • PROPOSAL DESCRIPTION CITY OF TIGARD OREGON FILE NO: SUB 95-0001/SLR 95 -0003 FILE TITLE: WILMINGTON HEIGHTS /CASCADE COMMUNITIES APPLICANT: Cascade Communities OWNER: Same 700 N. Hayden Island Drive Portland, OR 97217 (503) 289 -9011 REQUEST: To Subdivide one existing parcel into 11 parcels. Portions of the site contain 25 percent slopes which also requires Sensitive Lands Review. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. CIT: West CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: T.B.A. TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts (503) 639 -4171 x317 SUB 95-0001 /SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27, 1995 • REQUEST FOR COMMEN'IO _ MA C a TO: i _. I/ / DATE: February 27, 7, 1995 C ITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts t (x317) Phone: (503) 639 -4171 Fa= (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 000USENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGH'T'S /CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, .18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9, 1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 endosed letter. Written comments provided below: // ! 1 I u * ' t ' i a ; 4 co�.ss)ale dLe_Ai-elolOixteez:Fa 4d co 1-c sdvtu tr ® . - °s{41 - ,oc,va i, o as l r o7/2411 I ' ' I ( Qi ac j(� Ue e 1 •1 s - ; (Please provide the following information) I Name of Person Commenting: 144 G V k �S 4.va Phone Number: SUB 95-0301/SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27. 1995 • REQUEST FOR COMMEN111 440 � ,,tln►1J TO: /i DATE: February 27, 1995 CITY OF TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9. 1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 com cents provided below: b.� .L0+,‹ 8 4 - 1 .i 4 J Loo n-. A N-- -GBH. Ln-& - (Please 'provide the following information) Name of Person Commenting &,.xL a► vt"Akercice--, �' Phone Number: 53 l - SUB 95-0001/SLR 950003 WILMINGTON HEIGHTS /CASCADE COMMUNfTIES Monday February 27. 1995 V • . -_............ - - • • ........... ...... . - •••-••• • • • --.... .................-...........- .............. ....r....•.. 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'''''''''' ' ' ' ' ++++++ """"" . • • •••••••••• • • • - - •••••••••••••••• • MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts April 6, 1995 FROM: Michael Anderson, Development Review Engineer ,A RE: SUB 95 -0001; SLR 95 -0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Description: The applicant proposes to subdivide a 3.93 acre area into 11 residential lots. The site is located northerly of SW Bull Mountain Road contiguous to Mountain Highlands No. 2 and extends westerly of SW Greenfield Drive (the extension of SW 132nd Avenue), at a local street shown as Street "A" . The site is also known as Tax Lot 2S1 9AA 1200. Findings: 1. Streets: The project proposes to construct a new street, SW Wilmington Court, that would extend southerly and westerly to the west property line, to provide access to the proposed lots. Included in the plan is the extension of SW Greenfield Drive to the southeasterly boundary and the construction of Street "A" from SW Greenfield Drive to the west boundary. The proposed street cross - section should be changed for SW Wilmington Court to provide a right -of -way width of 42 feet that include the minimum standard 2.50 feet shoulder rather than the 1.5 feet shown. The overall subdivision street and pad grading, that is shown on the preliminary grading plan, will require significant excavation and fill that should comply with Chapter 70 of the Uniform Building Code. The applicant should provide a preliminary geotechnical report and final construction supervision grading report by a Professional Civil Engineer and Engineering Geologist. 2. Sanitary Sewer: The existing 8 inch public sanitary out -fall sewer from the Woodford Estates subdivision crosses the site in an easement. The applicant proposes to construct a new main that will align with the proposed streets, except across Lot 5. The existing sewer has sufficient capacity for the proposed development. ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 1 • • 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system that will drain the proposed water quality facility under construction in the adjoining Mountain Highlands subdivision. 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 proposed water quality facilities should be designed to comply with the minimum USA Standards. In addition, the facility shall be maintained by the applicant for a period of three years prior to acceptance by the City. Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY; 1. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. The minimum street width for the proposed SW Wilmington Court shall be 26 feet of pavement within a right -of -way of 42 feet. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) 2. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) 3. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. The proposed facility shall be dedicated to the City of Tigard. The facility shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171). 4. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 2 • • sufficient to insure compliance with USA R & 0 91 -47, Section 6.02. STAFF CONTACT: Greg Berry, Engineering Department (639 -4171) 5. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions. STAFF CONTACT: Greg Berry, Engineering Department (639 -4171) 6. A final grading plan shall be submitted showing the existing and proposed contours. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. STAFF CONTACT: Michael Anderson, Engineering Dept(639- 4171). 7. The applicant shall provide a geotechnical report for the proposed grading and slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Building Department. STAFF CONTACT: Michael Anderson, Engineering Dept(639 -4171) 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, February, 1994 ". 9. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171). 10. The applicant shall make an appointment for a pre- construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) 11. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) 12. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 3 • • IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 4 • • applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline- centerline intersection points. B) All cul -de -sac center points. C) Curve points, beginning and ending points (PC's and PT's) . b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Dept(639- 4171). ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 5 • • • 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite /Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 6 • . s • • G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. APPROVED: C / Randall R. Wool , City Engineer MJA:sub95- 01.mja • ENGINEERING COMMENTS SUB 95 -01 WILMINGTON HEIGHTS PAGE 7 REQUEST FOR COMMENTS 4,•X` • • TO: . // % i !/ DATE: February 27, 1995 CITY of TIGARD OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (583) 638 -4171 Fai (SOS) 684-7387 RE: SUBDIVISION (SUB) 95-0001 /SENSITIVE LANDS REVIEW (SLR) 95-0003 VfIIAKINGTONHEIGHTS/CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. - LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R.7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday • March 9.1995. You may use the spats provided below or attach a separate letter to return your comments. If you are unable to respond tv the above date, please phone the staff' contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 provided below: bY/4T6.e GI1At.1TY rACA v ITS hLF. t a(vt and r s'- u0 -b Co' Q Iook c%t►►-, AF1g 3 EX-r6r CD P , j j ► v S? w► (,i$ STO6LM AN11) rroe `r - Meese provide the fallowing otfierinotge& Name of Perron Commenting: ri1 L— W Phone Number (. '1 4 ■ 7 9 SUS S6•0031 /9.R9b01:133 WuJa4GT0 ' MEI614I8/CASC* 00 REQUEST FOR COMMENT* a A. TO: ; , �..r�� ,1/ DATE: February 27, 1995 CITY OF TIGARD NOV FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) - - Phone: (503) 639 -4171 Fa= (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. - Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18:52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9,1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ,c We have reviewed the proposal and have no objections to it. Please contact of our office. - Please refer to the enclosed letter. Written comments provided below: (Please provide the following information) Name of Person Commenting: fre Phone Number: A>I SUB 950001/S1 R 950003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27, 1995 • REQUEST FOR COMMENT. TO: _ v/�d� /:i � �J.�l/L • / DATE: February 27, 1995 � T IGARD / � CITY OF T OREGON FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 6847297 RE: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95 -0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108 -, 18.114, 18.150, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9, 1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 provided below: (Please provide the following information) Name of Person Commenting: 4- , Phone Number: ti • SUB 95-0001/SLR 95000.3 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27. 1995 • • g N e Fl TUALATIN VALLEY FIRE & RESCUE ` AND . BEAVERTON FIRE DEPARTMENT /R RES J P 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076 • (503) 526 -2469 • FAX 526 -2538 F ri March 16, 1995 Mark Roberts City of Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Subdivision 95 -0001 S.W. Greenfield Dr., south of Mountain Highlands Sub. Dear Mark: This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans submitted to your office cannot be approved at this time by this department. The following corrections need to be made and revised plans submitted to this office for review and approval. 1. Street Widths: The fire code requires that street widths of not less than 20 feet of unobstructed driving surface be provided. The fire district is willing to allow 32 foot wide streets without the posting of "no parking" signs. However, for streets that are 28 feet and 26 feet in width, the fire district would ask that no parking signs be posted on at least one side of the street and rules strictly enforced. No parking signs shall state: "NO PARKING ", "TOW AWAY ZONE ", "FIRE LANE ", "ORS 98.810- 812". They shall be posted no closer than 4 feet to the ground nor higher than 6 feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1) Resubmitted plans shall show locations of no parking signs for review and approval. "Working" Smoke Detectors Save Lives • • • Mark Roberts March 16, 1995 Page 2 2. Hydrants: The fire code requires that first, hydrants be placed at intersections. The hydrant shown on the street shall be relocated to the intersection. The fire code continues on to state that if any portion of a structure is greater than 500 feet from a fire hydrant, then additional hydrants shall be added. This distance shall be measured around the outside of the structure and along access roadways. Location of hydrants shall be reviewed and approved by this office in coordination with Tigard Water Department. 3. Fire Flow: Fire flow shall be not less than 1,000 gpm in the area. If larger than 3,600 aggregate square foot single and dual family dwellings are built, fire flow is recommended to be at least 1,500 gpm if not higher. 4. Dead Ends: This department has some concern with the number of residences being built on a dead end street. This increases access time and other access problems which create longer response times. This department would urge that S.W. Greenfield Dr. be extended as soon as possible to create a circulating street. 5. After completion of this project call for an inspection. Please provide 24 hour notification prior to anticipated inspection time and date by calling 526 -2469. If I can be of any further assistance to you, please feel free to contact me at 526 -2502. Sincerely, ik IF Gene Birchill, DFM Plans Examiner GB:kw cc: Cascade Communities, Inc. % Oakley Engineering, Inc. "'REQUEST FOR COMMENT. / r TO: - . /110 . DATE: February 27, 1995 REGOOF ARD FROM: Tigard Planning epartment STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95-0001 /SENSITIVE LANDS REVIEW (SLR) 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.154, 18,160 and 18.164. LOCATION: At SW Greenfield Drive, south of the Mountain highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9, 1995. 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 above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 provided below: (Please provide the following information) \\ Name of Person Commenting: �P� W 0e,S 2 -28 c(5 Phone Number: ' O SUB 950001 /SLR 950003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday February 27. 1995 •REQUEST FOR COMMENT. TO: ! , i . DATE: February 27, 1995 CITY OF TIGARD / OREGON FROM: Tigard Pr g Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0001 /SENSITIVE LANDS REVIEW (SLR) 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES. A request for Subdivision preliminary plat approval to subdivide an existing parcel into 11 parcels. Portions of the site contain 25% slopes which also requires sensitive lands review. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.26, 18.52, 18.88, 18.92, 18.102, 18.106, 18.108, 18.114, 18.150, 18,160 and 18.164. LOCATION: - At SW Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM , lot ). ZONE: The site is zoned R -7. The R -7 zone permits a range of single family detached and attached units for medium density residential. 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 BACK BY: Thursday - March 9,1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond b_y the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. 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 provided below: (Please provide the following information) Name of Person Commenting: Phone Number: SUB 95-0001/SLR 95-0003 WILMINGTON HEIGHTS /CASCADE COMMUNITIES Monday Febniary 27. 1995 r .01 4?: 1 _._ ... .. . ...:::::.::.. •- . '---. 1.1J ... I. . , . . . ..., .........„ _.. ..--_-_---- . ......._..-..-.. _....::....._ _. ,.., ••... • CI --i -- ''''," -':...;,-.: • ::: ••• 7.: . - . .., . / --- 7 . ..',,, ' ::'. 't 1 .. _...,..!' . ... : - 7:.,„*.;•' . ..,..;,•ny‘l 1 f : ' . , . ' (-.5 ._...\ t. • ij . ., .' - .4....-,.., - - • -- - • ,. , i''‘ :. : e . ,..•, etr■•.'" , .t 1201 ' i Z - . - liw "::<0 01 - \ ,..?,..•• , i • , • 416‘ \....., , , ; . • .. . -..a ,.....x.x,...1/4 AL .. „ ,. --- inwpwr Z ' . - 8 500: . I IL 100 1 .. I , 1 . . " ''t --1' - - I I , 1 1.--- - : , ‘ .... ... 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EXHIBIT MAP SUB 95- 000 SLR 95 -0003 AMENDMENT to the COVENANTS, CONDITIONS AND RESTRICTIONS "WILMINGTON HEIGHTS" CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON WHEREAS, Cascade Communities, Inc. is the Declarant for WILMINGTON HEIGHTS, a platted subdivision in the City of Tigard, County of Washington, State of Oregon, and WHEREAS, the Covenants, Conditions, and Restrictions for WILMINGTON HEIGHTS, hereinafter referred to as "CC &R's" were duly recorded on November 22, 1995 in Document No. 95- 086277 of the Washington County Records, and WHEREAS, Article IV, Section 3 of said CC &R's provide for the amendment of said CC &R's upon approval by the owners of seventy five (75) percent of the platted lots in WILMINGTON HEIGHTS, and WHEREAS, Cascade Communities, Inc. is the owner of at least seventy five (75) percent of the platted lots in WILMINGTON HEIGHTS; NOW, THEREFORE, Cascade Communities, Inc. hereby amends the Conditions, Covenants and Restrictions for WILMINGTON HEIGHTS Subdivision as follows: Attachment "A ": Wilmington Heights Conservation Area Plan REPLACE: Attachment "A" is replaced with, and superceded by, the revised Attachment "A ", "Conservation Area Plan for "WILMINGTON HEIGHTS ", dated March 11, 1996, attached. After recording return to: Cascade Communities, Inc. 700 N. Hayden Island Dr. Portland, OR 97217 Page 1 of 2 AMENDMENT TO COVENANTS, CONDITIONS AND RESTRICTIONS, WILMINGTON HEIGHTS: IN WITNESS WHEREOF, the undersigned, being Declarant herein, has hereunto set its hand and seal this 27 . day of March 1996. CASCADE COMMUNITIES, INC. By: ._ GI , . Donald W. Oakley President • STATE OF OREGON ) ss: County of Multnomah The foregoing instrument was acknowledged before me this e1. day of March 1996 by Donald W. Oakley, President of Cascade Communities, Inc., on behalf of the corporation. ?6,14/1 W-?/44/14.921 Notary Public for Orego / My Commission Expires : 6/ Ce/9�i r.:�.. OFFICIAL SEAL ` E' � 1� JANET M. JOHNSON • ;��_ NOTARY PUBLIC•OREGON �" COMMISSION NO 017571 MY COMMISSION EXPIRES AUG 16. 1996 Page 2 of 2 0 5 A ti, O \ '/ WILMINGTON HEIGHTS , CONSERVATION AREA PLAN u. \ IN THE SE 1/4 OF SEC. 4 AND THE NE 1/4 7`0 OF SEC. 9 AND A PORTION BEING A REPEAT 1- MG __�1 OF A PORTION OF TRACT "8" MOUNTAIN HIGHLANDS i',,7' 11 \ T. 2 S., R. 1 W., W.M. 9.080 SF. 0 CITY OF TIGARD 20.0' • �qf v 1 \ 1 „a/r WASHINGTON COUNTY, OREGON 8.831 SS. a I _ i I". .4 1 8.336 O . f' 11 B 20.0' Q b i 2 112.66 • : P.V.SS. • PRIVATE SANITARY SEWER EASEMENT It a 9,223 S.F. ° 25. P.V.SD. PRIVATE STORM DRAINAGE EASEMENT J. S.O.E. - SIGHT DISTANCE EASEMENT S.S.U.E. o CITY OF TIGARD SANITARY SEWER EASEMENT CZt 1 Imo V 9,304 S.F. 20.0.- 1 b 1 § i .9 naoe s 1 9.723 S.F. d i 29.8' 8 g n476' 9,770 SS. 20.0 I b z li7.l4• g 10,355 S.F. . y, / a b�' / 1 %) 9,946 S.F. • , 30 Lam.' is Ct i CASCADE C01MMTfS MG MIDDY TURNAROUND EASEMENT. / 00/1/AD l wa e, PNESDEIIT IS EMENDED. TO BE 6MOCCIRED MEN ROM r' 74 ,/a-,' 1r `Pi Doted: 03 /11/96 - 8,247 SF. • '34. 100' 0' 100' 10.76 eyN ° ' 1 $ , `y ., IMIWI 11.604 SF. , • p � ;�� '�I•� J9 J. Q" . St . 1 , CITY OF TIGARD __ ___. 1 PLA NiNG DEPT. WILMINGTO !J BY flow ,,s © Le 1 1 � _ % s� A 11 LOT SUBDIVIS 0 • 'PROPOSAL D ATE 5��' ►- w / � I BY CASCADE C ", 4' _' ii _ _ ��_ , t o , , I by '/, I � K�� ` (/ qS �lH / 0 tom, ar- PROPOSAL: Wilmington Heights Preliminary Plat � g Y 1 An 11 -Lot Single Family Residential Subdivision LOCATION: SW Greenfield Drive (extension of SW 132nd 1 Avenue), south of SW Walnut Street LEGAL DESCRIPTION: Tax Lot 1200, Section 9, T2S, R1W I PLAN DESIGNATION: Low Density Residential t ZONING DISTRICT: R -7 (5,000 square foot minimum lot size) I C.I.T: Central C.I.T. OWNER & DEVELOPER: Cascade Communities, Inc. I Donald W. Oakley, P.E., President 700 N Hayden Island Drive, Suite 340 Portland, OR 97217 I TEL: 289 -9011 FAX: 289 -7656 ENGINEER: Donald W. Oakley, P.E. I Oakley Engineering, Inc. 700 N Hayden Island Drive, Suite 340 Portland, OR 97217 I TEL: 289 -7411 FAX 289 -7656 LAND USE PLANNER: Greg Winterowd, Principal I Winterowd Planning Services, Inc. 700 N Hayden Island Drive, Suite 385 Portland, OR 97217 I TEL: 735 -0853 FAX: 735 -4622 SURVEYOR: Mark Lichtenthaler, P.L.S. ' G &L Land Surveying, Inc. 7905 SW Nimbus Avenue Beaverton, OR 97005 1 TEL: 641 -0308 FAX: 671 -0877 1 1 Wilmington Heights TABLE OF CONTENTS 1 I. NATURE OF THE APPLICATION AND BASIC FACTS 3 I II. PRELIMINARY PLAT APPROVAL: TCDC 18.160 7 III. DEVELOPMENT STANDARDS 8 1 W. SENSITIVE LANDS: TCDC 18.84 14 I V. SOLAR ACCESS: TCDC 18.88 17 VI. CONCLUSION 18 Maps I Map A: Location Map P I Map B: Neighboring Street Map Map C: Concept Plan Map D: Preliminary Plat Map & Utility Plan I Map E: Grading Plan and Tree Removal PLan Tables I Table A: Land Use Summary Table B: Solar Access Summary 1 Figures I Figure 1: SW Greenfield Drive Street Centerline Profile Figure 2: Local Street "A" Street and Utility Profile Figure 3: SW Wilmington Court Street and Utility Profile I Figure 4: SW Greenfield Drive - Minor Collector Street Section Figure 5: Local Street "A" - Proposed Local Street Section Figure 6: SW Wilmington Court - Proposed Local Street Section Figure 7: Water Quality Pond Exhibits I Exhibit A: Draft Conditions, Covenants, and Restrictions (CC &R's) Exhibit B: Ecologist's Report I Exhibit C: Grading and Drainage Plan: TCDC 18.80.160 Exhibit D: Geotechnical Report: TCDC 18.84 I Wilmington Heights Subdivision Narrative Page 2 1 1 ct 4 ct o I 2 U ®''' I 411D \ 49e, R r r O — ti� N 1 11‘4)1 C S'I‘ a I SW WALNUT ST. Sly c, / ip r A A A(/ 3 N ¢ TSt \X . W N Q P s 1 Heights 1 1 .. m bdivision � SW GAARDE ST. I 111 ■ 3 SW BULL MOUNTAIN RD. 1 I ¢ O SW McDONALD ST ul SW BEEF BEND RD. 1 1 I SW TUALATIN RD. 1— 1 NOT TO SCALE I \., CASCADE COMMUNITIES, INC. LOCATION MAP MAP I BY OAKLEY ENGINEERING, INC. A CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilminton Heights Subdivision 700 N. Hayden Is. Dr. Suite 340, Portland, OR 97217 Tigard, Oregon TEL (503)289 -7411 — FAX. (503) 289 -7656 ' C: \J08S \CCC\WIL \WIL —NCN, 01/09/95 AT 11:05 _ 1 " _ ' .....----21 1 -- _ — — H -- - 1 • i T ffIT ' (7 \ _..,, .__ � '„" _ _ / apt, - _ ....., , ( A_ I T- 0 *- 1 ?„ BL 1j4 „-- ;_,- --- T �jY ____-.:,4--- - ` / V 1 1_- "' mi l .. • \ 1 \ l 1 1 _.,� - _'__- .� 1' ;t T r i ��t- 1 k /.„_ �y `-. ' 1"i t , i r • / , l ( _ • f _ �� T \.41: `4 S`v \I a I "1/ / J �� 1201 f \ ,} _ ,i\�i i i i� t (, , _.t - :: 1 ,.. 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T ° 1111. {1111. 1111. 1111. .J� 1111 .. ... ., .....,:::..::.....:..:::.:.:.: t ... .. 1111 #b. .. ... .. 1111. 1 1 __1_11_1__. <_ <__ .__11__11__ 1111.. <_..._ __........................««««._ . «. <. <_ <. <. <.m..........._.._ .. ................._.. mm........._................_.................< .........._...._............._. ... _..<_.._._._.._._.._.__....._...<__.. ......._..................... ._....._. m. m... m.. m........ ................................................................................................................................... .. <............._<...._..._ <._< ••••• .__...._... _1111 - 1 . Preliminary Plat Map • 1 • eo ��s INTERIM �o't 4,) & Utility Plan • e O OFF c o e • �y" i-- TL 1100 1 inch = 50 feet Wilmington Heights Subdivision • 1 _., T r Or Tigard, Oregon 1 CASCADE COMMUNITIES, INC. MAP _ 1 CONNECT TO M BY OAKLEY ENGINEERING, INC. OUNTAIN HIGHLANDS, / T�acf 'A" ` PHASE 2 SEWER WHEN CONSTRUCTED / CIVIL ENGINEERING, & SITE DEVELOPMENT �• DRAINAGE PLANNING & DESIGN. HYDROLOGY, 1J ,O \,,. Dedicated Open Space ` 700 N. Hoyden Island Drive, Suite 340 ,� / • 0 Portland, Oregon 97217 1 ., I \e \ \ c\ �� 0.57 ac. , ` • Tel (503) 289-7411 — Fox. (503) 289 -7656 I G\ 60'R / : �1 - \l't$ �'� • I 40 PVM/ I c • \ _ �y = 1I 1I 11 m PROPOSED STORM SEWER / 277' ._ /�_ / g� -.== - - = ° °•- -•_� >> ` _ — — _ _ PROPERTY LINE I "'(( _ ,... _- ..= = TL 1201 \ , `"" _ a' • ` PROPOSED STORM SEWER PROPOSED STORM SEWER MANHOLE \' \\ _� — -_ — • PROPOSED STORM SEWER CATCH BASIN I .-- -� 6' PRIVATE STORM DRAIN I ` t 7 , I Tract 'A' - _ _ / Motntam >0 9 f,� / - - \ �_ s PROPOSED SANITARY SEWER / Highlands �/ _ " 8,875 sq.ft. In v � 7 fASp'?s�� • • PROPOSED SANITARY SEWER MANHOLE � \ /f \ \ Subcivision 7,762 sq.ft. q 9,884 sq.ft. =/ 7 sy _• —• —•_ — p }` PROPOSED WATER MAIN W AS QUALI1;Y \ \ 10,034 sq.ft. '' _ _ PROPOSED WATER FIREHYDRANT BASIN IN MTN. � 11 EXISTING SANITARY SEWER MAIN / �� PROPOSED BLOW OFF VALVE TO BE RELOCATED AS SHOWN. , � • HIGHLANDS, 2 \ I 8 ,010 S .ft. EXISTING EASEMENT TO BE / /� `� — ' ��' —'– PROPOSED WATER VALVE \ �'�\ \ '1 `ABANDONED / / �\ \:401 I P� \�P '� l � f , / � �% / s \� _ __ ___ _ _____ ____ _ PROPOSED CONSERVATION AREA \ 22' / 9,431 sq.ft. \\ 42 20' S0' 1 * ��$/74 �}� ,47 / / • - O \\ (Do \\ I 25 -41L 5 / 1 \ ' o SANITARY _.� ■ M _ S. -. - W / ilnyngton ct- 9 / 4 � ` it / � ' �. —. B' WATEf� \ �, .. \9 - � � � L 1 2 8 _ _ 1 _ P s — ..N‘A, , . , 1 \ ....\0 __ A9 9,232 sq.ft. 9,761 sq.ft. 4 \ \ --- -- _ _ _ ANIT4 _ fMEn . • 1 Sosw �� 9,240 sq.ft. o q. 9,734 sq.ft. q ti ` Y _ _ _ _ _ _ EAS i II INTERIM 5 \ \ u ` PUBLIC rD _�� f �Y .1 ACCESS _ _ \ o XUST 8- I - �- 44 , R EASEMENT o I • ' - SANIT _ 2 8 P\�►AT. I 1 9,616 sq.ft. r S d. J ! 4\_ s :. a' r' y MR �� _ _ _ _ - � ..._ Oar - N .-_ .- - - - aa.Y.l•.Ilaa�...�.C:c, YYa.Wa�AY1M.' �1.�..�.�M�YMrR:�• 135' 54' IN TERI M CLEAN TL 100 INTERIM WATER BLOW -OFF I IL 200 TL 5800 INTERIM WATER BLOW -OFF I I 1 D: \J \CCI \WIL \WIL -BASE, 01/23/95 AT 10:48 1 ' I. NATURE OF THE APPLICATION AND BASIC FACTS ' The subject property is zoned R -7 (5,000 square foot minimum lot size) and has 3.53 gross acres. The site is located in the City of Tigard at the south end of SW Greenfield Drive (an approved extension of SW 132nd Avenue), between Walnut Street and Bull Mountain Road. See Map A, "Location Map". The subdivision is designed to comply with the Tigard Comprehensive Plan (TCP) as implemented by the Tigard Development Code (TCDC). The design provides for the continuation of SW Greenfield Drive (the southern extension of 132nd Avenue) and for future local street connections to properties lying west of the site. (See Map B, Neighboring Street Map.) The proposed Wilmington Heights Preliminary Plat consists of 11 single family residential ' lots, ranging in size from 7,762 to 10,034 square feet. See Map C, "Concept Plan" and also Map D, "Preliminary Plat Map and Utility Plan". Table A, "Land Use Summary", describes the proposed acreage distribution for Wilmington Heights. ' A. Nature of Land Use Requests Required Under the Tigard Community Development Code (TCDC) 1 Cascade Communities, Inc. requests Hearings Officer approval of the following land use request: 1 1. Preliminary Plat Approval: TCDC 18.160 2. Sensitive Lands Development Approval: TCDC 18.84 This report demonstrates how the proposed Wilmington Heights Tentative Plat complies with the relevant approval criteria for each of these discretionary land use review processes. ' B. Applicable Development Standards In addition to discretionary criteria, compliance with the following TCDC standards is also demonstrated in this report. 1. R -7 Single - Family Residential (5,000 sq ft): TCDC 18.52 1 2. Solar Access Requirements: TCDC 18.88 3. Density Computations and Limitations: TCDC 18.92 4. Visual Clearance Areas: TCDC 18.102 ' 5. Off - Street Parking and Loading: TCDC 18.106 6. Access, Egress and Circulation: TCDC 18.108 7. Signs: TCDC 18.114 8. Tree Removal: TCDC 18.150 9. Street and Utility Standards: TCDC 18.164 1 Wilmington Heights Subdivision Narrative Page 3 Wilmington Heights Subdivision 1 By Cascade Communities, Inc. January 1995 1 TABLE "A" 1 Land Use Summary 1 Total Site Area 3.53 Acres Street Right —of —Way (ROW) 0.63 Acres Tract "A" — Dedicated Open Space 0.57 Acres Total Lot Area 2.33 Acres Total Site Area 3.53 Acres • Total Lot Area 2.33 Acres Buildable Area 1.84 Acres Conservation Area 0.49 Acres Total Lot Area 2.33 Acres Total Open Space Area ' Tract "A" Dedicated Open Space 0.57 Acres Conservation Area 0.49 Acres Total Open Space Area 1.06 Acres Ratio of Open Space to Net Buildable Area 58% 1 1 1 1 1 1 1 1 1 1 C. Existing Site Conditions and Relationship to Adjacent Properties ' Map B, "Neighboring Streets Map ", shows the relationship between the subject property, SW Greenfield Drive and neighboring properties. Map E, "Grading Plan and Tree Removal Plan ", shows existing topographical conditions and existing trees in relationship to the proposed lot layout and street system. Design Considerations The 3.53 acre site is located in a developing residential area on the northeast flank of Bull Mountain. The subject property is mostly wooded with second /third growth of mixed conifer ' and deciduous species. The site is bisected south to north with an existing sanitary sewer easement which was constructed several years ago to serve the Woodford Estates subdivision to the south. ' The site slopes to the northeast, east and southeast with slopes generally between 15 % to 33%. The steeper slopes are mostly contained within the open space Tract "A". The areas with slopes greater than 25 % are shown on Map E, "Grading Plan and Tree Removal Plan". 1 The Wilmington Heights street design and lot layout largely are determined by previously approved subdivisions, topography and neighboring parcelization patterns. • Mountain Highlands and MorningStar Subdivisions included the dedication of SW Greenfield Drive, which provides a portion of the future "minor collector" link between SW Walnut Street with SW Bull Mountain Road. Wilmington Heights includes additional Greenfield Drive dedication at the subdivision's northeast corner. SW Greenfield Drive is proposed to be improved where it passes through Wilmington Heights. SW Greenfield Drive is aligned to the east of the site for several reasons: to avoid crossing the extremely steep ravine ' directly south of the site, to minimize cuts, fills, and slopes of the resulting collector street by following the contours, to preserve the developable portion of TL 1100 to the east and southeast of the site, and to avoid placing the minor collector above future potential 1 residences on TL 1100. Mountain Highlands Phase 2 includes a cul -de -sac and opposing east -west local street (shown ' here as Local Street "A ", which provides vehicular access to Wilmington Heights at its north property line. Local Street "A" was placed to provide future potential access to the south property line of Tax Lot 5800 and to the north property line of Tax Lot 100 (both to the west ' of Wilmington Heights), at a location which minimizes street gradient and allows sanitary sewer extension at the lowest points of both adjacent properties. SW Wilmington Court is perpendicular to this local street and generally follows slope contours and the cleared area along the existing sanitary sewer easement. SW Wilmington Court provides access through Wilmington Heights, as well as providing future potential access to the southern portion of Tax Lot 100 and the northern portion of Tax Lot 200. 1 Wilmington Heights Subdivision Narrative Page 4 1 1 A tree survey identified the location of all trees over 6" dbh on the site which are shown on Map E, "Grading Plan and Tree Removal Plan". An open space area totalling 0.57 acres to ' be dedicated to the City of Tigard is proposed to separate the collector street from the rear property lines of the Lots 7 -11 and to protect trees on this area of steeper slope. In addition, a conservation area is proposed to be designated along the rear of all lots in order to ' minimize visual impacts to neighboring properties, to preserve tree buffer areas and /or to minimize tree removal on areas of steeper slopes. 1 Impacts on Neighboring Properties North: Land to the north is approved for single family residential development. 1 MorningStar and Mountain Highlands Phase 1 have been constructed. The remainder of Mountain Highlands (Phases 2 and 3) have received tentative plat approval and are planned for construction in years 1995 and 1996 respectively. Property to the west, south and east is vacant, except for single- family homes located on P Y P large parcels. ' West: A minimum 15 foot wide conservation area along the rear of Lots 1 - 4 will require g q ' the preservation of trees and will help to buffer Tax Lots 100 and 200, to the west, from this single family subdivision. Future access to western properties, (Tax Lots 100, 200, and 5800), is provided by two local streets which pass through Wilmington Heights and which ' are aligned with adjacent property lines. South: The south property line parallels a wooded natural drainageway. Tax Lot 1201 lies ' to the south. The ravine, however, is so deep (over 50 feet) that direct local or collector street access directly to the south would be prohibitively expensive and a road fill would destroy the ravine. Consequently, the extension of SW Greenfield Drive is shown on Map B ' routed further to the east. This wooded ravine to the south provides a natural buffer from the residence located across the ravine approximately 250 feet to the south. It also provides a natural drainageway and wildlife corridor for the area. East: SW Greenfield Drive will provide future collector street access to TL 1100 located to the east and southeast of this site. When extended, SW Greenfield Drive will connect SW ' Walnut Street and SW Bull Mountain Road through TL 1100. This extension will provide through street access to TL 1100 and will provide a corridor through which the sanitary sewer can be extended. Future development on TL 1100 will be visually buffered from 1 Wilmington Heights by Tract "A ", the 0.57 acres dedicated open space area. No bicycle or transit routes are planned for this collector street system, or elsewhere in the 1 vicinity. Existing Site Drainage 1 Wilmington Heights Subdivision Narrative Page 5 1 The site slopes to the northeast, east and southeast. The ravine located at the south boundary of the site flows northeastward. There is another ravine which originates west of the site in ' TL 5800 and flows through Mountain Highlands Phase 2. This northerly ravine has already been culverted for the SW Greenfield Drive fill crossing. The Wilmington Heights site will be drained to a proposed water quality facility to be located in the northerly ravine and ' shared with portions of Mt. Highlands Phase 2. Existing Sanitary Sewer Availability ' An existing sanitary sewer crosses the Wilmington Heights site from south to north. This sewer was placed without any development plan in mind for this site and must be moved to ' efficiently develop this site. The existing sanitary sewer easement will be abandoned when the new streets and utilities are constructed and the final plat is recorded. The proposed sanitary sewer will connect to the existing downstream sewer in SW Greenfield Drive. The sewer capacity analysis performed by Oakley Engineering, Inc. as part of the MorningStar subdivision application in 1993 included the Wilmington Hieghts site in the projected flows. Adequate capacity was indicated. ' Existing Water Main Availability Y An existing 12" diameter water main is currently extended to the south terminus of SW Greenfield Drive. This main will be extended in SW Greenfield Drive through Mt. Highlands Phase 2 to the site. Sufficient fire flow and pressure are available to serve this site. 1 1 1 1 Wilmington Heights Subdivision Narrative Page 6 1 II. PRELIMINARY PLAT APPROVAL: TCDC 18.160 ' TCDC 18.164.020.A states that subdivisions are reviewed in a two -step process: a preliminary plat and a subsequent final plat. TCDC 18.160.040 requires that a final plat be submitted within 18 months of the date of preliminary plat approval. ' A. TCDC 18.160.060.A PRELIMINARY PLAT APPROVAL STANDARDS The proposed preliminary plat complies with the City's comprehensive plan, the applicable zoning ordinance and other applicable ordinances and regulations. 1 Response: The site is planned and zoned for 5,000 square single family residential lots. The average lot size is just over 9,000 square feet and is consistent with the TCP. The site is not within a designated fish and wildife habitat, timbered or tree area. Policy 3.4.2, therefore, is not applicable. The potentially significant southerly ravine was excluded from the buildable area of this site when is was partitioned from this site several years ago by others and made a part of Tax Lot 1201 to the south. The bottom of this ravine is over 100 feet horizontally from the southern property line of Wilmington Heights and the ravine is forested. Moreover, as shown in Section III of this report, the subdivision has been designed to minimize tree removal, through use of conservation areas, large lots and street design. The plat name is not duplicative and satisfies the provisions of ORS Chapter 92[.090(1)]. Response: The name Wilmington Heights is unique in Washington County and has been reserved through the County Surveyor by Cascade Communities. The tentative plat satisfies the provisions of ORS Chapter 92.090(1). The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. ' Response: By providing for the extension of SW Greenfield Drive (SW 132nd Avenue), this application also complies with relevant sections of the Bull Mountain Transportation ' Plan. Local streets have been extended to adjoining properties to the west. SW Wilmington Court cannot be extended to serve Tax Lot 1201 due to the presence of a ravine separating ' the two lots. Tax Lot 1201, however, has access from the south. B. TCDC 18.160.070 APPLICATION SUBMISSION REQUIREMENTS: PRELIMINARY PLAT These requirements are satisfied by this application narrative, Maps A - E and Figures 1 -7 of this application. Wilmington Heights Subdivision Narrative Page 7 1 1 III. DEVELOPMENT STANDARDS I TCDC 18.50.030 states that single - family detached dwellings and subdivisions are allowed outright in the R -7 zoning district, subject to the provisions of the code. I TCDC 18.50.052 establishes dimensional requirements for the R -7 Single - Family Residential (5,000 sq ft). The R -7 zoning district applies to the entire 3.53 acres of the site. Proposed land uses are limited to single - family residential. Minimum lot sizes will exceed the 5,000 I sq ft maximum in all cases. The R -7 district has a 15' front yard setback requirement. This standard can be met on all I of the lots in the proposed subdivision. A. TCDC 18.100.030 STREET TREES U All development fronting on a public street, private street or private driveway more than 1 P g P � P P Y 100 I feet in length is required to plant street trees. Street trees will be planted in accordance with City standards. I B. VISUAL CLEARANCE AREAS: TCDC 18.102 TCDC 18.102.020.A A clear vision area shall contain no vehicle, hedge, planting, I f e n c e , wall structure, or ... obstruction exceeding 3 feet in height, measured from the top of the curb ... Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection ... obstructions shall be I further reduced in height or eliminated.. . TCDC 18.102.030 A visual clearance area for all street intersections ... shall be that I triangular area ... 30 feet distance from the intersection of the right -of -way line .. . Response: Grading at street intersections and vision clearance easements on the final plat I will provide for adequate vision clearance. C. OFF - STREET PARKING AND LOADING: TCDC 18.106 I TCDC 18.106.030(A) requires a minimum of two spaces for each detached or attached dwelling unit, one of which must be covered. Each single family residence will have at least II two garage spaces and two additional spaces in the double driveway in front of each garage. Each space will be a minimum of nine feet by 18 feet, as required by TCDC 18.106.020(A) and TCDC 18.106.050(B). Each space will have direct access to a public street, as required by TCDC 18.106.050(F). All access drives will be paved according to City specifications. D. ACCESS, EGRESS AND CIRCULATION: TCDC 18.108 This application conforms to those required under the TCDC parking and loading section. 1 Wilmington Heights Subdivision Narrative Page 8 1 1 TCDC 18.108.060.B Direct individual access to ... collector streets as designated on the Tigard comprehensive plan map: transportation element from single-family dwellings . 1 . . shall be discouraged. Response: No access is proposed directly to SW Greenfield Drive, consistent with this 1 standard. All access will be from SW Wilmington Court, a local street. E. SIGNS: TCDC 18.114 I TCDC 18.114.130.A.3 Every platted subdivision shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public right -of -way, I with the site properly landscaped and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the Director considering the purpose of the zone. I Response: This standard will be met at the time of final plat approval. P P PP 1 F. TREE REMOVAL: TCDC 18.150 I The purpose of this chapter is to prohibit the unnecessary removal of trees on undeveloped lots in the City prior to the development of those lots. At the time of development in may be necessary to remove certain trees to accommodate structures, streets, utilities, and other I needed or required improvements within the development.. . TCDC 18.150.020 No person shall cut a tree(s) upon private or public property without I f i r s t obtaining a permit f r o m the City ... For purposes of this chapter, tree removal permits shall be required for all trees having a trunk six inches or more in diameter, four feet above the ground level. 1 Response: An arborist has been retained for the project: David Halstead of Halstead's Arborculture Consultants. Tree permits are granted by the Director where consistent with I the criteria in TCDC 18.150.030, Criteria for Issuance of [tree- cutting] Permits. Map E, "Grading Plan and Tree Removal Plan ", show the trees which are planned for removal as part of the subdivision construction. No trees will be removed except to allow street and I utility grading pursuant to preliminary plat approval, or where necessary to remove diseased or dying trees based on the arborist's recommendations. Remaining trees on within the buildable portion of the individual lots will require a separate permit process for each lot. I G &L Land Surveying has identified all trees on the site that are 6" dbh or greater. The subdivision has been designed to minimize impacts on forest cover in the following ways: I • Larger lot sizes. The minimum lot size in the R -7 district is 5,000 square feet. The I proposed average lot size in Wilmington Heights is 9,226 square feet. Larger lot sizes make it possible for the individual lot owner to save more trees and still build a suitable residence. 1 Wilmington Heights Subdivision Narrative Page 9 1 1 • Tree conservation areas have been designated in several areas on the site, totalling 0.49 acres. Except for diseased or dying trees, tree removal will not be authorized in 1 conservation areas. • Streets have been designed to be the minimum width allowable under the TCDC, with ' abutting sidewalks, which minimizes required cuts and fills. Moreover, streets within the site generally follow, rather than oppose, contour lines, which has the effect of minimizing cuts and fills, and therefore minimizes tree loss at the time of subdivision 1 development. • A 0.57 acre dedicated open space tract is proposed to protect trees along the steeper 1 slopes on the east side of the site. These factors, taken together, mean that more than 50% of existing trees 6" dbh or greater, as shown on Map E, will remain after the streets and utilities of the subdivision have been developed. The designated areas of open space and conservation areas ensure that the site ' will retain a wooded character even after the homes are constructed. G. STREET AND UTILITY IMPROVEMENT STANDARDS: TCDC 18.164 TCDC 18.164.030.D The location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, ' to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: ... b. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development ' shall either: (i) Provide for the continuation of appropriate project of existing streets in the surrounding areas, or (ii) conform to a plan adopted by the Council, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Response: SW Greenfield Drive, an extension of SW 132nd Avenue, is generally ' indicated on the Bull Mountain Transportation Plan. The specific location for this collector street extension was determined through the MorningStar and Mountain Highlands subdivision approval processes, and is shown on Map B, "Neighboring Street Map ". SW 1 Greenfield Drive is aligned in a southeasterly direction to minimize cut slopes and to minimize impacts from crossing natural drainageways to get to Bull Mountain Road. This alignment also moves the future intersection with Bull Mountain Road a reasonable distance away from the tight curve in Bull Mountain Road just west of Woodford Estates. Further, the alignment provides access to TL 1100 and preserves the more developable portions of TL 1100 for future residential development. ' Two access oints are provided to properties to the west Tls 5800, 100 and 200 P P P P � 200) at their respective property lines, as suggested in the pre - application conference. 1 Wilmington Heights Subdivision Narrative Page 10 1 TCDC 18.164.030.E Minimum Rights -of -Way and Street Widths: ' Minor Collector 60' R -O -W 40' Roadway Width Local Streets 40' R -O -W 26' Roadway Width ' Response: The continuation of SW Greenfield Drive through the site will be within a 60 foot right -of -way with a 40 foot wide pavement (See Figure 4). Local Street "A" is proposed as a 28 foot wide pavement within a 44 foot wide right -of -way (See Figure 5). Wilmington Court, because of its steeper cross slope, is proposed as 28 foot wide pavement in a 40 foot right -of -way (See Figure 6). The proposed right -of -way for this local street is adequate for street pavement, curbs, and sidewalks. Private utilities will be placed behind the sidewalk in the public utility easement as is usually done. ' TCDC 18.164.030.F.1 Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and: a. A reserve strip across the end of a dedicated street shall be deeded to the ' City; and b. a barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in street construction costs. Response: Two local streets are necessary to give access and permit satisfactory future division of adjoining land to the west, and the street has been extended to the boundary lines t of Tax Lots 100, 200 and 1200. A reserve strip will be dedicated across the interim end of both local streets. A barricade at the end of each local street will be installed. A turn- around within an interim public access easement is proposed at the end of SW Wilmington ' Court, as requested in the pre- application conference. This easement will be abandoned when SW Wilmington Court is continued to the west. ' TCDC 18.164.030.M Grades shall not exceed ... 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances no greater than 250 feet)... and 1 centerline radii of curves shall not be less than ... 350 feet on minor collectors, or 100 feet on local streets... and Streets intersecting with a minor collector ... shall provide a landing average five percent or less. 1 Response: SW Greenfield Drive is shown on Figure 1 to have grades 12 percent or less through this project and can be constructed with grades of 12 percent or less all the way to ' Bull Mountain Road. Two segments (each less than 250 feet) of SW Wilmington Court will have grades of 15 percent with other grades being less than 12 percent. All streets will meet the requirements for minimum centerline curve radius. A landing will be provided for the intersection of Local Street "A" with SW Greenfield Drive. ' TCDC 18.164.030.X Street lights shall be installed in accordance with regulations adopted by the City's direction. Wilmington Heights Subdivision Narrative Page 11 1 1 Response: Street lights comparable to those approved in MorningStar and Mountain Highlands are proposed for Wilmington Heights. 1 TCDC 18.164.040 The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs ' for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ' Response: Lots averaging approximately 9,226 square feet have been proposed. Each lot has direct access to a public street. Street design takes account of topographic conditions by following contour lines to the extent practicable, while providing access to adjoining 1 properties. TCDC 18.164.050.A Easements for sewers, drainage, water mains, electric lines or other public utilities shall either be dedicated or provided for in deed restrictions. t Response: All public utilities will be located within the street rights -of -way. A private storm drain easement will be provided at the rear of Lots 6 -10 to pick up roof and basement drains and convey such stormwater via pipe to SW Greenfield Drive. 1 TCDC 18.164.060. A Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type and use contemplated. . . The depth of all ' lots shall not exceed 2-1/2 times the average width. Response: No lot is more than 125' deep and each lot has an average lot width of at least 70'. TCDC 18.164.060.B Each lot shall abut upon a street other than an alley for a width of at least 25 feet .. . Response: This standard is met, as shown on Map D, "Preliminary Plat and Utility Plan. TCDC 18.164.060.0 Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome 1 specific disadvantages of topography and orientation, and a. a planting buffer at least ten feet wide is required abutting the arterial rights -of -way; and b. All through lots shall provide the required front yard on each street. ' Response: No through lots are proposed. Dedicated open space and a 25' conservation P g P P P P easement are proposed to buffer the backs of Lots 7 -11 from the SW Greenfield Drive, a collector street. ' TCDC 18.164.070.A Except where exempted by the Commission, sidewalks shall be constructed ... a. on both sides of ... collector streets built at the time of street construction; b. on both sides of all other streets and in pedestrian easements and rights-of- 1 Wilmington Heights Subdivision Narrative Page 12 1 1 ' w a y ... in conjunction with the development o f the property ... B. A planter strip separation of at least five feet between the curb and sidewalk shall be required [for] .. . ' collector street[s] except where ... there is inadequate right -of -way; the curbside sidewalks already exist on predominant portions of the site; or it would conflict with utilities. Response: Sidewalks are proposed along both sides of the street. Curbside sidewalks already exist along SW Greenfield Drive, north of the subject property. Curbside sidewalks (as opposed to planter strips) result in a considerable reduction in grading impacts and tree ' removal within this forested hillside site and are proposed for all streets as shown on Figures 4 - 6. TCDC 18.164.080 Public Use Areas A. Indicated in Development Plan: Dedication Requirements: 1. Where a proposed park, playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the ' Commission may require dedication or reservation of such area within the subdivision. Response: Just over one -half acre of wooded land west of (above) SW Greenfield Drive is proposed for dedication to the City of Tigard. This open space area would complement dedicated open space in steeply- sloped ravines in Mountain Highlands and MorningStar ' subdivisions, and may eventually connect with potential open space associated with the adjoining ravine to the south. ' TCDC 18.164.090 Sanitary Sewers Response: There is an existing 8" sanitary sewer which crosses the site from south to ' north. This sewer line will be relocated through the site to keep it within the street right -of- way. The sewer will be connected in Local Street "A" to the sanitary sewer which will be constructed as part of Mt. Highlands Phase 2 construction, scheduled for late Spring 1995. These sewers will both discharge into the existing sewer in SW Greenfield Drive. TCDC 18.164.100 Storm Sewers ' Response: A 12" storm sewer will collect flow from SW Wilmington Court. Uphill lots (Lots 1 - 5) will discharge onto SW Wilmington Court. Lot 11 will discharge directly onto SW Greenfield Drive. Roof, yard, and basement drainage from Lots 6 - 10 will be collected in a private backyard stormwater easement as shown on Map D, "Preliminary Plat and Utility Plan ", and will discharge into the catch basin at the southern end of SW Greenfield Drive. All stormwater from the site will, therefore, be collected by storm sewer and will be routed within the street right -of -way to a water quality pond to be located in Mt. Highlands Phase 2 on the west side of SW Greenfield Drive. See Figure 7, "Water Quality Pond ". See also Exhibit C, "Grading and Drainage Plan". 1 Wilmington Heights Subdivision Narrative Page 13 1 IV. SENSITIVE LANDS: TCDC 18.84 ' TCDC 18.84.010 defines sensitive lands as those which are potentially unsuitable for development due to their location within the 100 -year floodplain, natural drainageways, wetland areas, steep slopes or unstable ground. The purposes of TCDC 18.84 are to 1 minimize erosion, promote bank stability, maintain and enhance water quality and fish and wildlife habitats, and preserve scenic quality. ' Response: When Tax Lot 1201 was partitioned from the subject property (Tax Lot 1200), the natural drainageway and ravine were included in Tax Lot 1201, leaving Tax Lot 1200 ' with relatively buildable higher ground. Approximately 0.63 acres, or 18%, of the site has slopes exceeding 25%. Of these 0.63 acres of steeper slopes, 57% of the area is located within the dedicated open space tract or within the conservation areas. Only 0.27 acres lies ' within lotted areas. There are no floodplains, natural drainageways, or wetland areas on the site. The site is geologically stable as stated in the attached Exhibit D, "Geotechnical Report", by LaVielle Geotechnical, P.C. The Density Computation requirements of TCDC 18.92.020 allow 16.9 units as follows: ' Total Gross Area of Site 3.53 acres Less Area of Sensitive Lands 0.63 acres Less Dedicated Open Space Area ' (outside of sensitive lands) 0.33 acres Less Street Rights-of-way 0.63 acres Net Area 1.94 acres, or ' 84,506 SF Minimum Lot Size 5,000 SF Maximum Number of Lots 17 Lots ' Number of Lots proposed 11 Lots Percent of Maximum Density 65 % ' The approval criteria for portions of developments with slopes over 25 % are listed in TCDC 18.84.040(B)(1) -(4). All four conditions must be met. The conditions are as follows: A. TCDC 18.84.040.B APPROVAL STANDARDS FOR AREAS WITH ' SLOPES OVER 25 PERCENT The extent and nature of the proposed land form alteration or development will not create site ' disturbances to an extent greater than that required for the use. Response: The site layout proposed was designed to minimize disturbance to the more ' steeply sloped areas of the site. Site disturbances were reduced by reducing the density to 65 % of the permitted density and by designating open space tracts and conservation areas over 57 % of the areas with slopes greater than 25%. By increasing the amount of open Wilmington Heights Subdivision Narrative Page 14 1 1 space and protected treed area, the perimeter of the site will be buffered by established vegetation. In addition, a private storm sewer along the rear of Lots 6 - 10 will collect yard I and roof stormwaters and convey them safely to the stormwater system in SW Greenfield Drive. I B. The proposed land form alteration or development will not result in erosion, stream bank sedimentation, ground instability, or other adverse on -site and off - site effects or hazards to life or property. ' Response: A geotechnical report for this site has been prepared by LaVielle Geotechnical, P.C. This report found that ground instability should not be associated with development on I this site. The potential for erosion from home construction on Lots 6 and 7 will be mitigated by designating a conservation area of permanent native vegetation along the back yard boundaries of these two lots and also by installing a stormwater pipe along the backyards of I these lots. No impact to the southerly ravine is anticipated, due to the interception of site runoff from new home construction via the storm drain along the rear of Lots 6 - 10 and the 1 considerable overland length of surface water travel (over 100 feet) through forest floor detritus for any residual surface flow. I Stormwater from the site will be piped to a water quality pond in Phase 2 of the Mt. Highlands Phase 2 development immediately to the north. See Exhibit C, "Grading and Drainage Report", for a detailed description of the functioning of this pond and other erosion I control measures which will be taken during the construction of this porject. C. The structures are appropriately sited and designed to ensure structural I stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet /high water table; high shrink -swell capability; compressible /organic; and shallow depth -to- 1 bedrock. Response: None of these soil conditions exist on this site. See Exhibit D, "Geotechnical 1 Report", by LaVielle Geotechncial, P.C. D. Where natural vegetation has been removed due to land form alteration or 1 development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening. I Response: Where the limits of grading for street construction extend into Lots 6 and 7, the disturbed area will be seeded and covered with jute matting pending home construction. I Outside the limits of grading as shown on Map E, "Grading Plan and Tree Removal Plan ", the existing vegetation will remain until home construction commences. At the time of I further lot clearing and home construction, the builder will be required to obtain construction approvals which can include any necessary measures to prevent erosion during construction as specified in the current erosion control ordinances of Unified Sewerage Agency (USA). 1 Wilmington Heights Subdivision Narrative Page 15 1 1 The conservation areas along the rear of lots 6 and 7 will be defined in the Conditions, Covenants, and Restrictions (CC &R's) which will be recorded. A draft of the CC &Rs is 1 included in this application as Exhibit A. TCDC 18.84.050 Application Submission Requirements An existing site conditions analysis, a site plan, a grading plan, and a landscaping plan for areas with slopes of 25 % or greater are required. ' Response: The required application materials are found on Map E, "Grading Plan and Tree Removal Plan". The portions of sensitive lands within the conservation areas and open space tract will be left undisturbed and native vegetation shall be left intact. Within Lots 6 and 7, where slopes over 25 % extend into lot areas, the landscaping plan shall be required at time of home construction on those two lots. Prior to home construction, the existing trees will be left in place on these two lots to the extent possible, allowing for street grading, as shown on Map E. 1 1 1 1 1 1 1 1 1 1 1 Wilmington Heights Subdivision Narrative Page 16 1 V. SOLAR ACCESS FOR NEW DEVELOPMENT: TCDC 18.88.040 ' A. PURPOSE AND APPLICABILITY TCDC 18.88.040.A The purpose of this section is to ensure that land is divided so that ' structures can be oriented to maximize solar access and minimize shade on adjoining properties from structures and trees. TCDC 18.88.040.B Applicability. The solar design standard in Section 18.88.040. C shall a p p l y to applications f o r a development to create lots in ... R -7 zones ... except to the ' extent the approval authority finds that the applicant has shown one or more of the conditions listed in Sections 18.88.040 D and E exist, and exemptions or adjustments provided for therein are warranted. Response: Table B, "Solar Access Summary", includes a table summarizing proposed lots that meet the solar access standard, or for which exemptions or adjustments have been taken ' pursuant to TCDC 18.88.040 D and E. TCDC 18.88.040.0 Basic Requirement: a. Has a north -south dimension of 90 feet or more; ' and b. Has a front lot line that is oriented within 30 degrees of a true east -west axis. Response: Wilmington Heights has two lots which meet this standard -- Lots 4 and 5. ' Exemptions or adjustments are allowed, and have been taken, for the remainder of the lots, pursuant to TCDC 18.88.040 D and E. ' Lot 1 is exempted because it slopes in a northerly direction at a slope greater than 20 %. Lot 6 is exempted because of off -site shade. The remaining lots are adjusted due to north/south street pattern and loss of density. The north \south street pattern is necessary because no 1 driveway access is allowed from SW Greenfield Drive and the proposed SW Wilmington Court follows the contours to minimize street grade in this sloping site. b. . . significant development amenities that would otherwise benefit the lot(s) will be lost or impaired. 1 Response: The project, as designed, takes advantage of the relatively flat area which exists along the west end of the property (Lots 2 -4) and allows for daylight basements for ' Lots 6 -11. If an east /west street were constructed, considerable additional street and site excavation work would be required and the proposed open space area would be lost. This would result in unnecessary loss of tree cover, increased development costs, and increased potential for erosion. 1 Wilmington Heights Subdivision Narrative Page 17 1 Wilmington Heights Table "B" 1 Solar Access Summary 1 BASIC EXEMPT ADJUSTED I LOT # SOLAR >20% Slope Off —Site On —Site N/S Streets Loss of Density Shade Shade 1 N - YES N N U 5 U U I 2 NO J NO NO NO YES :............: >::» ::;:::: 3 NO NO NO NO _ YES YES 4 YE S YES I S .:::::.:.::::::::::. 6 NO C5 7 NO NO NO NO YES YES 8 NO - NO NO NO YES YES I 9 NO NO NO NO _ YES YES 10 NO NO NO NO YES YES 11 NO NO NO NO YES YES 1 Percent Meeting Solar Standards 18% I Percent of Adjusted Lots 64% Percent of Exempted Lots 18% 1 1 1 1 1 1 1 1 1 1 1 VI. CONCLUSION ' The proposed Wilmington Heights subdivision meets all requirements for development of the proposed 11 lot subdivision. The lot pattern minimizes cut /fill grading impacts and maximizes tree preservation through the designation of an open space tract and conservation ' areas. The overall site impacts are lessened by reducing density allowing more than half of the trees to remain after completion of the streets and utilities. The neighboring properties are buffered by treed conservation areas and are benefited by the the extension of future local streets and utilities to property lines on the east and west sides of the site. When complete, the site will be an isolated site of large lots within a treed setting. 1 1 1 1 1 1 1 1 1 1 1 Wilmington Heights Subdivision Narrative Page 18 1 IN 1 1 1 1 550 • .. . _ ___ . 1 1 . . : . : • : - : . I Mountain ligNands ---- • : Mountun 1-li _ Nands hs i ! g co . - fi, --, i - I : 1 . : . . • i Tax Lot 1100 Phase 1 Future Street Construction by Others • • .. . . I ! - Constructed Pae 2 i • (Based on Conceptual Possible Aignment) 1 ! • • . . „ ....- : • : . 1 '-- - . • . $ 'g I . • . • .. . . : : . : • . z' . 0 : ..., Z-12 : : • . : . •- ___ 500 - . • : : . i c 11 / . . • • . . . .- • . .••• / 1 0 M , _ / • i CO . .•• . ____ .--- --i i -(=>i I . . : .. : : 19ROPCSED POSSIBLE FUTURE GRADE GRADES-BY-OTHERS . . . 7 -- /..---4. .•• ' • • . ' • : • — . : ; 1° • • • • . 11- . • : — , 450 . . : / _ t ______________________, INISHED LEV. 426 • ir 1 • . . :•.•' .•' .:: • . , _ _______ - : • ..t. --- : . . • . . : • . . . : ''' •,. 1 iCENTERLIIE GRADEJ . : ___ : , _ 4 ---45% .--: -189- •••• : -- -1 - . :• . . _ -- • i — : - :‘, • : : - • . • . . • 400 : . *N ...,..--- .7 -: -- 7 I \ r -- es - - . : ' ..••• .• . . * . • 1 ______ • . \ i 7 \ . • .••• . - • EXISTING GRADE 1 : :• .. . • • • . . I 370 : . . • \--4- ,=.' -....:....7 • . . • • • • . : • * • • . . 28+00 29+00 30+00 31+00 32+00 33+00 34+00 35+00 36+00 37+00 38+00 39+00 40+00 41+00 42+00 43+00 44+00 45+00 46+00 47+00 48+00 49+00 50+00 51+00 52+00 53+00 54+00 55+00 56+00 1 S.W. Greenfield Drive Street Centerline Profile 1 SCALE: 1" = 200' HORIZONTAL 1" = 40' VERTICAL 1 S.W. Greenfield Drive Street Centerline Profile 1 Wilmington Heights Subdivision Tigard, Oregon 1 • CASCADE COMMUNITIES, INC. BY OAKLEY ENGINEERING, INC. FIGURE CIVIL ENGINEERING, & SITE DEVELOPMENT 1 DRAINAGE PLANNING & DESIGN, HYDROLOGY, I 700 N. Hayden Island Drive, Suite 340 Portland, Oregon 97217 Tel. (503) 289-7411 — Fax. (503) 289-7656 DAADDI\WIL\WIL—PROF, 01/23/95 AT 12:1 4 1 ini 1 1 I 460: , I i • j W O Z i. 2 / ' E . / II or -r 3 v � �r' ( ` I 0 V EXIST. GRADE / / U) d AT STREET CENTERLINE / ` i I 1 • 440: J PROPOSED �,�'�' • • i �j AT STREET' •: MBiL�E • g 7 0 t • / yrX I i I ` j 6 co 420 M - IV i • I 3 I / MOI�$E61 I{11I8f1Cf8 / / . / / i Phase 2 / / I 1 • • i ! .••• i I _ i • • F 3 W I j • • ; 400 ' • 10 +00 9 +00 8 +00 7 +00 Local Street "A" Local Street "A" Street + Utility Profile Street & Utility Profile 1 SCALE: 1" = 50' HORIZONTAL 1" = 10' VERTICAL Wilmington Heights Subdivision Tigard, Oregon I CASCADE COMMUNITIES, INC. FIGURE OAKLEY ENGINEERING, INC. CIVIL ENGINEERING, & SITE DEVELOPMENT 2 DRAINAGE PLANNING & DESIGN, HYDROLOGY, 700 N. Hayden Island Drive, Suite 340 Portland, Oregon 97217 Tel. (503) 289 -7411 — Fax. (503) 289 -7656 I C: \JOBS \GCI\WIL \MAIL —FULL 01/09/95 AT 16:07 1 1 500 • I 1 I 1 . r . l WITHIN ROW / OF ROW / Z I.- J 480 ' / 1>- / cL / Q O z o I � a_ 1 N EXIST GRADE _ , I / \61° - - -' ...... . 1 Q -- -- — ., . W AT ST REET CEt�ffERLJNE, / '�—■— 460 cr) —"PPP- U 7' E (IST. 8' 1 16 — , S 4NRARY 8' SANITARY SEWER O s _ cc 440 EMI z z FoR �� p co 0) m • I SEE RG. 2 Q+ 5R CONTINUATION / 1 //I m g S.W. Wilmington Ct. Street & Utility Profile 1 420 0 Wilmington Heights Subdivision 0 +00 1 +00 2 +00 3 +00 4 +00 Tigard, Oregon I S.W. Wilmington Court CASCADE COMMUNITIES, INC. FIGURE Street + Utility Profile BY OAKLEY ENGINEERING, INC. SCALE: 1" " = 50' HORIZONTAL CIVIL ENGINEERING. & SITE DEVELOPMENT 3 I 1 " - 10' VERTICAL DRAINAGE PLANNING & DESIGN. HYDROLOGY. 700 N. Hayden Island Drive, Suite 340 Portland, Oregon 97217 Tel. (503) 289 -7411 — Fax. (503) 289 -7656 D: \J \CCI \WIL \WIL —PROF. 01/23/95 AT 12:04 I M 1 ... MOUNTAIN HIGHLANDS, PHASE WILMINGTON HEIGHTS _ ----- --- ---- Stormwater System . / , . --- ______ 1 r „ , , ,„ .. ,..1 _____ ---- _ ------ - -- ______________---__ ___ . _.:- .-___________ ----- _ & Water Quality Pond / / 7 'I .. _ .„...., / , .."--- - _ _,„ Wilmington Heights Subdivision 1 ', , „ .....--- 1 - • 1 ------ -....--../ - .) ---- --- ; 1 ..,.., -- 1 1 _ 1 inch = 60 feet Tigard, Oregon 4 1 1 , ., ..-- , ■ 1 ____________. FIGURE 1 1 , I / / 1 i . / . 1 • ! I / ,.-- / .„... .,... •-• .-• . .• 4 .:__-- ------ - v '..i ,....)_ 11 : 1 :118 __ _ .• . .._ _____ ____ .._______ ___ ..,„ _ ._____;:- :: „.- . .... , i _________-------- ., ,...-- 0 - - . ____--- ---1/4-: CASCADE COMMUNITIES, INC. BY OAKLEY ENGINEERING, INC. 7 . . .• ‘ CIVIL ENGINEERING. & SITE DEVELOPMENT . . . r I , A • . A , „ , , ...,-/-9 -- A ----- 1 __-,------ DRAINAGE PLANNING & DESIGN, HYDROLOGY. ,* a ' Cif' I -t ---. _ .' ..- 700 N. Hayden Island Drive. 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I .„,-- .......... .....___ .......... .............. . ------ _ - ------ .__ -----____ , , -.. , i 1 I , ------- _ i ., \ \\ , I ! -_____ --- -. ••• _......-._...._ ---_ \ \ „, . , \ ......,. .,...- --- Y -- --.„._ I 0: \I CC! \ WIL \WI L - PON D. 01/23/95 AT 1220 1 . 7 II 1 1 I 60' RIG-IT- OF-WAY 30' — — 30 , 1 4.S -- ' PAVED '� S 5 I Z 20' — _ 20' z 1 w 2 71 2 I MAX 0_ 1 � Mum � MAX 2 1 1 2 MINOR COLLECTOR STREET SECTION 1 S.W. Greenfield Drive 1 1 1 1 1 I SCALE: 1' -10' CASCADE COMMUNITIES, INC. 60' RIGHT - OF - WAY FIGURE 1 W OAKLEY ENGINEERING, INC. STREET SECTION 4 CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision I Is. Dr. , rtla, OR 721 7 Tigard, Oregon TEL N. (503 289 - 7411 Suite — FAX. 340 (503) nd 289 -76 g g C : \JOBS\CCr�WIL \WIL —S1XS, 01/11/95 AT 11:29 1 1 1 1 1 44' 1 RIGHT -OF -WAY 22' -1 22' 1 2.5 --5'— — 28' •••• --5-a • 2.5' PAVED I z 1 14' 14' z CI CI I 3 w 3 — 11 ° 1 r I MAX MAX 3 li • 1 I � s 3 LOCAL STREET A 1 1 1 1 1 1 SCALE: 1' -10' 1 " CASCADE COMMUNITIES, INC. 44' RIGHT - OF - WAY FIGURE BY OAKLEY ENGINEERING, INC. STREET SECTION I , CIVIL ENGINEERING, & SITE DEVELOPMENT 5 DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision 700 N. Haden Is. Dr. Suite 340, Portland, OR 97217 Tigard, Oregon TEL. (503) 289 -7411 — FAX. (503) 289 -7656 c: \Joes\ccr\wiL \w1L -sus, 01/11/95 AT 11:29 1 1 1 1 40' 1 RIG-IT-OF-WAY I 1.5' - 5'-- — 26' - ....-5-- 1.5 LU PAVED I Z I I 0 I 0 I 1 �1 a. 2 iF a y 1 MAX `' / / / / / / / / / / / / / / / / / / /im,„iiiiiiiiiiiii�iiiiii ��. MAX 3 1 3 . 3 1 LOCAL STREET SECTION S.W. Wilmington Court 1 1 NOTE: NARROWER SECTION ON WILMINGTON COURT TO 1 REDUCE GRADING IMPACTS ON LOTS 1, 2, 3 AND 11. 1 1 1 SCALE: 1' -10' 1 CASCADE COMMUNITIES, INC. 40' RIGHT — OF — WAY FIGURE BY OAKLEY ENGINEERING, INC. STREET SECTION 6 TEL I CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision 7 00 N. 5 03 Ha ) den 28 Is - 7 4 . Dr11 . SuR F AX. 340 ( 503 ) 289 — Portland, OR 9721 7656 Tigard, Oregon Tl and Ore on ( — ' C: \J08S\CCI\WIL \WIL —STXS, 01/11/95 AT 11:29 / 1 DRAFT DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS "WILMINGTON HEIGHTS" ' CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON 1 INDEX 1 Page DECLARATION 1 ARTICLE I Definitions 2 1 ARTICLE II Restrictions 3 through 10 I made this of THIS DECLARATION, ade t s _ day o , 1995, by Cascade ' Communities, Inc., a registered Oregon Corporation, hereinafter referred to as DECLARANT: ' WHEREAS, Declarant is the owner of certain real property in the County of Washington, State of Oregon, which is more particularly described as follows: ' "Wilmington Heights ", a duly recorded subdivision within Washington County, State of Oregon. AND WHEREAS, Declarant will convey said property subject to certain protective covenants, conditions, restrictions, reservations, easements, liens and charges for the benefit of said real property and its present and subsequent owners as hereinafter set forth, NOW, THEREFORE, Declarant hereby declares that all of the said 1 property, with the exception of Tract "A" and the public rights -of -way of said Plat, is and shall be held, sold and conveyed subject to the following easements, restrictions, covenants and conditions, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of said real property. These easements, covenants, restrictions, reservations and conditions shall constitute covenants to run with the land and shall be binding on all persons claiming under them and having or acquiring all right, title or interest in the described property or any part thereof, and shall inure to the benefit of and be limitations upon each owner thereof, and his heirs and assigns if an individual, or its successors and assigns, if a partnership or corporation. 1 Page 1 of 14 1 1 1 1 ARTICLE I DEFINITIONS 1 "Architectural Control Committee" shall be defined as the declarant and other such members as the Declarant from time to time appoints. 1 "Conservation Area" shall mean the perpetual private open space areas identified on Attachment "A" for Lots 1 - 11. (Attachment A will be a plat drawing showing the 1 location and dimensions of the conservation areas and other easements.) "Declarant" shall mean and refer to Cascade Communities, Inc. and its successors and 1 assigns, if such successors or assigns should acquire more than one undeveloped lot from Declarant for the purposes of development. 1 "Declaration" shall mean and refer to the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS applicable to the properties as executed by the 1 Declarant on the _ day of , 1995. "Lot" shall mean and refer to any plot of land shown upon the recorded subdivision plat ' of WILMINGTON HEIGHTS with the exception of the public rights -of -way and excepting the Tracts specified above. 1 "Off- Street Parking Spaces" shall mean paved areas accessible from a public street and paved to such street, including spaces enclosed by a garage, each having a size of at least 9 feet by 18 feet. 1 "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any lot which is part of the properties, including contract 1 buyers, but excluding those having such interest merely as security for performance of an obligation. 1 "Residence" shall mean that portion or part of any structure intended to be occupied by one family as a dwelling, together with attached or detached garage, as the case may be, and the patios, porches, or steps annexed thereto. 1 1 1 1 Page 2 of 10 1 1 ARTICLE II RESTRICTIONS 1 The following restrictions shall apply to the occupancy and use of said real 1 property and shall be for the benefit of and limitations upon all present and future owners and authorized users of all said property: 1 1. Land Use and Building Type: A. No lot shall be used except for single family residential purposes. ' B. Mobile homes are e o es a e not permitted to be placed as a residence on any lot, 1 either temporarily or permanently. C. No structures of a temporary, or permanent, character, such as a trailer, recreational vehicle, basement, tent, shack, garage, barn or other outbuildings shall be used on any lot at any time as an additional or only residence. 1 D. Exterior buildings such as a private greenhouse, storage unit, private swimming pool or similar detached structures are permitted if the location, ' size, design, and decoration or such structure is in conformance with the residence as determined by the Architectural Control Committee, as designated by Declarant. No such exterior structures shall be constructed or placed on any lot prior to construction of the residence nor prior to the approval of the Architectural Control Committee. 1 2. Dwelling Size: The dwelling, exclusive of open porches and garage, shall not be less than 1,900 square feet in floor area for one story homes and not less than 2,000 square feet for homes more than one story. 1 3. Easements and Setbacks: A. All easements are shown on the Final Plat for WILMINGTON HEIGHTS. B. Building setback lines are shown on Attachment "A ". 1 C. The setback for the front of the garage shall be 20 feet from the right -of- way line regardless of front yard setback shown. 1 Page 3 of 10 1 1 II 1 D. Conservation areas affect Lots 1 - 11. Conservation area restrictions are stated in Paragraph 17 below. 4. Exterior Materials: ' A. Roofing material must be (1) cedar shingles, (2) cedar shake, or (4) tile. Artificial tile or shake, such as Masonite, may be used. ' B. Exterior siding shall be stucco (or Drivet), cedar shingles, brick, stone, or composite lap siding. T -111 plywood or other pressed wood sheet siding shall not be permitted. C. Windows shall be wood or vinyl clad in white or color coordinated with the house, but may not be mill finish aluminum. In appropriate circumstances 1 the Architectural Control Committee can approve other materials if necessary to facilitate design, provided they are in keeping with the character of WILMINGTON HEIGHTS. Uniform Building Code, if more 1 restrictive, shall apply. ' D. Every residence shall have a minimum of 125 square feet of masonry trim on the front exterior facade. Such masonry shall be naturally colored brick or stone. Homes with exteriors of stucco, or stucco substitutes such as ' "Drivet ", are exempt from this requirement if the front facade includes sufficient and appropriate corner and detail "blocking ", as determined by the Architectural Control Committee. 1 E. Front door entry railing shall be of wood, brick, or wrought iron construction. Tubular metal railings shall not be permitted. 5. Exterior Finish and Color: ' The exterior finish of all construction on any lot shall be designed, built and maintained in such a manner as to be compatible with the character and existing structures within this subdivision. Exterior colors must be natural earth tone 1 colors and must be approved prior to application by the Architectural Control Committee. No excessively bright colors shall be permitted. 6. Business and Commercial Uses: A. No trade, craft, business, or similar activity of any kind shall be conducted 1 on any lot, nor shall any goods, equipment, vehicles, materials or supplies used in connection with any trade, service or business be kept or stored on 1 lot. ' Page 4 of 10 — 1 1 B. The provisions of these CC &R's do not prohibit the right of any home builder to construct a residence on any lot, to store construction materials 1 and equipment on said lots in the normal course of construction. C. The provisions of these CC &R's do not prohibit the right of any home I builder to use any single family residence as a model home for purpose of sales in this subdivision for the period of one year following the initial purchase of the lot from the Declarant. 1 7. Parking: 1 A. All residences shall include a private, fully enclosed garage with two parking spaces and an area of at least 400 square feet. 1 B. A total of four off - street parking spaces shall be provided for each lot as follows: (1) at least two spaces shall be provided within an enclosed 1 garage area, and (2) at least two spaces shall be provided on a paved driveway area outside of the public street right -of -way. I C. Parking of any boats, trailers, motor homes, motorcycles, trucks, truck - campers and like equipment shall be parked behind a fence or within the confines of an enclosed garage, and out of direct view from the street. No I owner shall permit any vehicle of any kind, including automobiles, boats, trailers, motor homes, motorcycles, trucks, campers, etc., to be abandoned or to remain parked on the street for a period in excess of 96 hours. I Boats, trailers, motor homes, motorcycles, and campers shall not be allowed to be parked in any driveway for a period greater than 96 hours. Trucks larger than one ton shall not be parked in WILMINGTON 1 HEIGHTS except for the purpose of delivery, loading, or unloading. 8. Fences: I A. Any fences constructed along any back lot line or side lot line shall not be more than six feet in height as measured from ground level and shall be 1 constructed of cedar or non - punctured, treated wood of a natural wood color finish. In addition, all fences must comply with City of Tigard standards. Any fences within 20 feet of the front lot line shall not be more 1 than 3' -6" in height and shall not obstruct sight distance from any street or driveway. 1 B. Fences constructed within conservation areas shall not exceed 5 feet in height and shall be chain link fencing with all components of a dark green or black color. 1 1 Page 5 of 10 1 I C. Declarant may erect brick entry monuments within the wall easements shown on Plat. If such monuments are erected, they shall be maintained I by the owner of each lot on which they are located and no fence or obscuring vegetation shall be placed or planted on the street side of said walls. Further, owners of each lot on which such monument or walls are I located shall be responsible to maintain the area between said monument and /or wall and the back of sidewalk. 1 D. Declarant shall install fence along the rear of Lot 5 and along the westerly 50 feet of the rear of Lot 6. A gate shall be installed for the sanitary sewer easement. I 9. Miscellaneous Outdoor Equipment: ui ment: 1 A. No exterior antenna, except satellite dishes mounted at ground level in the backyard, shall be permitted. Air conditioners, heat pumps, and other I service equipment are permitted outdoors, but may only be located to the rear of a residence and shall be screened so as not to be viewed from any street. 1 B. All exterior equipment such as, but not limited to, air conditioning or heating systems, or swimming pool pumps, shall be sheltered, insulated or 1 otherwise baffled as necessary to conform to City noise standards. C. No outdoor overhead electric or telecommunications wire, service drop, I pole, tower, or other structure supporting said overhead wire shall be erected, placed or maintained. All connections to TV cable, telephone, and electric service shall be underground. 1 10. Animals: I No animals, livestock or poultry of any kind shall be raised, bred or kept on any lot, except that a reasonable number, not to exceed three (combined total number) of dogs, cats or other household pets may be kept provided that they are 1 reasonably controlled so as not to be a nuisance. Wild animals which might be a threat to neighboring children or domestic pets are not permitted. 1 11. Signs: No signs shall be placed on any lot (excluding fence easements shown on plat on 1 which Declarant may erect a brick corner monument) except that not more than two signs, each up to six square feet in size, may be temporary displayed on any I lot by the owner, Declarant or by a licensed real estate agent for real estate purposes. (This restriction shall not prohibit the temporary placement of "political" signs on any lot.) Page 6 of 10 1 1 12. Rubbish and Trash: ' No lot, open space, or street shall be used to dump trash, rubbish, yard debris, or dirt resulting from landscaping work. All garbage and other waste shall be kept in appropriate sanitary containers for proper disposal. Such containers shall be 1 kept out of public view except on scheduled trash collection days. 13. Completion of Building Construction: ' A. The construction of any building on any lot, including private lot drainage, Y g Y � gP e g, construction of sidewalks and driveway entrance, exterior painting, and all other exterior finish, shall be completed within eight months from the beginning of construction. In the event of undue hardship due to weather 1 conditions, this provision may be extended for a reasonable length of time upon written approval from the Architectural Control Committee. ' B. Home construction for any lot purchased from the Declarant must be started within one year from date of purchase of the lot. 14. Site Alteration: There shall be no grading, excavation or filling on any lot of more than 24 cubic ' yards of material, except for house foundation excavation and backfill or except for the surface application of landscape materials, without the approval of the Architectural Control Committee. No fills shall be approved for Lots 6 - 7; all net excavation materials shall be removed from these two lots. No fills of any kind may be placed on or within the conservation areas. 15. Retaining Walls: Any retaining walls which do not meet all of the following requirements must be 1 submitted to the Architectural Control Committee for approval prior to construction: 1 A. The retaining wall may not be more than three feet in height as measured from the top of the footing to the top of the wall. 1 B. All portions of the retaining wall, including footings, must be located on the property of the owner constructing the wall. No retaining wall may be 1 placed within six feet of the front property line or within six feet of the side property line if the side property line is adjacent to a street right -of -way. ' C. An uphill property owner may not place a retaining wall within five feet of a property line if the adjoining property lies downhill from the contemplated retaining wall. 1 Page 7of 10 D. All retaining walls shall be constructed according to sound engineering ' principles, including, but not limited to, adequate foundations, drainage weepholes, back -of -wall drainage, and sufficient structural sections to prevent bowing, slumping, displacement, or similar distortions. ' E. All retaining walls shall be of one of the following materials: g g 1 () rot resistant wood construction of a natural color and texture, (2) brick or ' brick -faced masonry construction, (3) mortared stone, or (4) sculpted concrete masonry units. The wall shall be capped with a similar material ' as the wall. No flat concrete block or plastered concrete walls are permitted. ' F. Where fences are placed on top of retaining walls, the height of the fence is measured from the top of the footing of the retaining wall, i.e., the combined height of the wall and the fence are considered as fence height. ' For fence and retaining wall heights to be counted separately, the fence must be set back at least three feet from the retaining wall and the area between the fence and wall landscaped. ' 16. Completion of Landscaping: ' A. Front and corner yard areas must be landscaped within eight weeks after substantial completion of home construction, except if such completion occurs during the months of November through March in which case the ' landscaping shall be completed by May 15th of that year. "Landscaped" means 100% coverage of the following combination of landscape materials: (1) grass seeding, hydroseeding, or grass turf, (2) street trees, (3) other ' planted trees and shrubs, and (4) ground cover such as mat vegetation, barkdust, or river rock. ' B. In addition to the provisions of section 16.A., rear and side yard areas must be landscaped by the owner of any lot within six months of occupancy of the dwelling on that lot. ' C. Conservation areas are provisions t from the rovisions of this subsection. 17. Conservation Area Restrictions: ' Attachment "A" of this document indicates the Lots restricted by conservation areas. These conservation areas may be enforced by the Declarant or by any lot owner within WILMINGTON HEIGHTS. The following restrictions shall apply to the conservation areas shown on Attachment "A ": Page 8 of 10 1 1 A. The natural scenic and open space values of the conservation area shall be maintained and protected. Any uses within the conservation area shall ' protect natural resources and preserve any wildlife habitat or natural vegetation characteristics of the real property. ' B. Any trash, lawn or garden debris, or other unsightly or offensive material which may be found or deposited within the conservation area shall be immediately removed by the owner of such conservation area. C. No temporary or permanent structure of any kind, includin g but not limited 1 to garden /tool sheds, patios, communication devices or accessory structures, shall be placed on, or above, or maintained upon the conservation area. However, fences within the conservation area are permitted subject to the provisions of section 8.B. Also, wood decks 1 (including wood stairs to said decks) may extend up to 12 feet into the conservation area provided they are supported by post construction and ' meet all other applicable codes. Said decks, however, may not extend into utility easement areas or into the area between the projected sideyard limits of the building envelope and the side property lines of the lot. D. Fires of any kind are prohibited within the conservation area. ' E. The use of insecticides, pesticides and /or herbicides is prohibited within the conservation area. ' F. Installation of above - ground utilities, structures, cables, or lines is prohibited within or above the conservation area. ' G. No changes in topographical conditions, land surface or surface water flows (including excavation, fills, or re- channeling of surface drainage) are permitted within the conservation area except to repair or prevent soil 1 erosion. H. Cutting, mowing, or removal of vegetation is prohibited except under the following circumstances: (1) Vegetation may be cut only as necessary to provide a minimum 1 pedestrian access to the public open space area. (2) Non- native pest species such as Himalayan Blackberry may be 1 removed provided the area is immediately re- planted with non -pest species which are native to Oregon and appropriate for the local 1 growing conditions. (A list of appropriate species may be obtained from the Declarant.) Page 9 of 10 (3) Dead, dying or hazardous trees may be removed. Trees may not be removed merely to improve the view. Native understory plants may 1 not be removed or mowed. I. No irrigation facilities shall be placed within the conservation area except on a temporary basis to assist newly planted vegetation. J. No use of the conservation area shall be permitted which could contribute to increased run -off, siltation or pollution of the drainageways serving WILMINGTON HEIGHTS. K. Oil, grease, paint, detergents, household cleaning chemicals, or substances shall not be used or disposed of in the conservation area or in any other ' location where they may later enter the conservation area. L. Motorized vehicles, bicycles, sleds, and other similar vehicles and toys ' which could cause excessive damage to the vegetation within the conservation area are prohibited from crossing through the area. ' M. Fences within the conservation area shall comply with the provisions of section 8.B. ' N. All residential site construction and easement work performed in or near the conservation area boundaries shall not impose any permanent negative effects to the described areas. All construction debris, surplus grading ' material, cut or fallen limbs, stumps, snags or clippings, or other deleterious foreign material, shall be kept out of the conservation area. ' O. Placement of barkdust, and the planting of lawns, ornamental plantings and other landscaping is prohibited in the conservation area, except for plant species native to Oregon. Natural placement of such vegetation is 1 encouraged. Trimming, cutting, mowing, raking and other alterations of native vegetation within the conservation area is prohibited except to removed diseased or dead trees. 1 1 1 Page 10 of 10 Martin Schott, Ph.D. -- Ecologist and Wetlands Specialist 152 SE 3rd Street • Canby, OR. 97013 • :.. ' (503)266 -6946 WILMINGTON HEIGHTS NATURAL RESOURCE :ASSESSMENT 1 . Prepared For CASCADE COMMUNITIES, INC: . L.. .. .. Prepared by Martin R. Schott, Ph.D. • . .. . � � January 1995 WILMINGTON HEIGHTS NATURAL RESOURCE ASSESSMENT ' INTRODUCTION The proposed Wilmington Heights Subdivision is located on Bull Mountain, in Tigard, Oregon ' (T.L. 1200, Sect. 9, T.2S., R.1W., W.M.) (Figure 1). More specifically it is located immediately south of the Mountain Highlands - Phase 2 development. When S.W. Greenfield Drive is extended it will cross the northeast corner of the site. The site is approximately 3.47 acres. It has ' moderate to steep slopes to the north and northeast. The project consist of developing approximately 11 house lots, extending S.W. Greenfield Drive, ' building S.W. Wilmington Court, and all the required utilities. The intent of this report is to evaluate the natural resource value of the site, the effects of the proposed development would have on the natural resources, and how the projects impacts could be reduced or mitigated. METHODS ' Tigard's natural resource map was reviewed to determine if the project was within an area identified as a significant natural resource area. Tigard does not identify the area as a significant natural resource area, but does describe the area as a mixture of coniferous and deciduous forest. ' Since the site is entirely forested it was evaluated using a revised version of the wildlife habitat evaluation methods developed by the City of Portland. The revised methods was developed by METRO for its natural resource inventory. The method numerically rates 16 different habitat ' components (Appendix A). Three habitat components are concerned with food, five with cover characteristics, and the rest with special habitat features. The food components have scales ranging from 0 -11. Two of the cover components have scales ranging from 0 - 11, and three have scales ranging from 0 - 8. Seven of the eight special habitat components have scales ranging from 0 - 4, and one component ranges from 0 - 9. There are 117 possible points, the higher the score the greater the wildlife habitat value. RESULTS ' Wildlife Habitat The entire site had been logged in the past, and the existing plant community consists of second or third growth forest. The forest consists of Douglas fir (Pseudotsuga menziesii), red alder (Alnus rubra) and big -leaf maple (Acer macrophyllum). The forest is relatively even aged, and most of the trees have dbh's less than 12 inches. There are a few Douglas firs with dbh's near 20 inches. There are almost no snags on the site. The shrub layers are relatively poorly developed due to the closed forest canopy. Oregon grape (Berberis nervosa) is the dominant shrub. Other shrubs 1 R 1x ar e _ ■ 9 3 Y t- :Ir. . ..�r 9 ! • : ' ° ^m• r >Ela ° _ SIN A i m 135TH � • . 6 ° p S R Prim am ' M 1 132ND AY 132ND AY '� - - r asaY • ■,d a V _ :.„.... ___1i . ; p 1 `� I� .r I 123RD P AV .� 1.., �, 4 p • . 7NK r • - 4 4k7- r""t . - . '"-:, . ' .-- „::: fir ' 1 . `'��,q L, -p . ; . ! a !' p - f? z sw >' . t �i t0 T' j .� L E 1771D W '+ Igt I ' ': M I _ _ @ r 320p -- -- 1• p ` EMI r \ + q i L '. % • 1- !:.„,. r r J ' Y{ fi 4 '• qe a �T ` 4 A z sx II9[x N b - O $ I 71 ' Al 115TH V AV �� Al , • gq,... � y4 1 . 11 " 14TH AI { +C .4 0 b ;►i r I- p p sx tr 1161N AV tr> • i " #'a• ' . 7 + � —.M2 • 4191 • IM AM , .. . - fi r - g o . U + I . qk r Qv, 61 p, 1� • rd n ' _ I [T 12 AN: : \ - - � i � 5N Cp pttL R u y y ��. r'. 109TH _ _ ^ �_�•� - sr a6 . ''i _ !il jp'N'164. f Al 0 - � � - � �1 e t N ni _ l i�D� ' P a c y[x Yl _ � '� S sv .p, snap M a -. '4 ,� 6 i p ® { . SH mil! c i r+ P 1�'A rF R '. - E SY I � I . to �V f +i 4 n ' Z ... v to _ 1 1 t • r A. I -alb •RD V II- - � ., i W - Q 3¢ f,� a �. . • ' � y A q p c t1Y3SY! At �'� 1511 - 100TH I;�. p •:�� el. YAY ct , .. w ro sw t ( , I -a @ I ,. AY - • Al ' I - -- rr;? � " Z 9 7TH I • % 10 4j. 4 _• SN t. ` � � � f r' ^ ) - 4' � i 97TH e�'a 2 m r?-�v. a � t � 93 ;27344 ['. _ �� ' �• . � 1%i •p. iv~I2 Wi n , ,, :'=' 4 � •• y � i . � � �� 3 t ¢ 7`V EEE y il ,, " • >Q . 1 sr El) W i` .. 1 .'C:�: ^' :, >r alst A , ' it t • � wN6 a � ? r s r � . p i � �� I /� sw 9DTH Av A E ; i � R — - ,w AV ; : . •, %'vp LL y5 ' i:I �' r �o • � W �� yr i H� Lt $ . I ,r te . ' �� • >r ' A a�ro r a ; V n ° - SN 82ND I AV I I ' ate - j .I .p Y 0 ° � " ,r S I/ 815TA _ M il _ .�" r . 7 y . a P ; A ' 9 r,, 8 SW a 80 Thrill t © �� ({T —__. -_. ( ._._,.__aa , •" \ ,rte • A1 78TH A �" !�� Q ,wri -_ ar a.. - - - -- -- �' . gIERRY 12 0R , `, . 1 K . •- ,,. . 1 _ c + 76TH AV , - AV `>2 �. . Q m i sw 1 � `V r.� • 74 sN ® i <�� __ '_ �� = 5: � _ �•/ ; -_ f %2 `4 i� :_iv, j :,'.„ • ill m IP ' • 74 % 74TH AV : SW '° Q 72ND it , , lt /12 I i .M it Q� p bf' - 32 Err, 71 44 770111 v SM F 72ND '\ = . , ♦ ' r , r € G ` I .-. S � "°°° 1 �� aa�y��.�72 _awl _ < ' — l u'u . 1 v.A.. .� S , SE„, '191:• \ { • 1 a--- , r - --. - (ii l:� in VIVA ;" ,� ... 1 •" ` : ,... r ��'�� : 67 TH 1 , , 1 u�� p u, »w� i ry i +f.Y:r �y� FRY _ : r 7. \� . o, ■ SW rd i I bit Ar g 1 = SN RANGY , a � _. SM 63RD SN " '- ' ND -• • I \ �mg 62x0 AV AY 8 99` t5 ' , _ 4 s 62ND t .0 t:. 4' t N . N. �I T Ar �� Yn i' I E lr• ^` � E 60TH I AV • nx �`,.... wit :t.t� �� • � Figure 1. Site Vicinity Map . 1 observed include; serviceberry (Amelanchier alni olia Indian plum (Oemleria cerasi ormis blue elderberry (Sambucus cerulea), hazelnut (Corylus cornuta), and trailing blackberry (Rubus ' ursinus). The herbaceous layer is dominated by sword -fern (Polystichium munitum). There are a few brackenfern (Pteridum aquilinum) present. Himalayan blackberry ( Rubus discolor) is found along the forest edge. Habitat Values 1 The wildlife habitat assessment score for the site is 49, which is less than half of the 117 possible points (Appendix A). The site is only a small part of a much larger natural community. However, from what was observed of the surrounding area, the score for the entire natural area would be very similar to the score assessed for the site. The surrounding areas had very similar communities. The availability of food is limited. Significant amounts of food are only available ' on a seasonal basis, and there are relatively few different types of food. Because the site is a young, closed forest there is only a fair diversity of structure, and a limited number of species present. However, it does have better than average scores for escape cover, and nesting places. Since Douglas firs are at least a co- dominant in the community there is good year around cover. Because of the site location, and since there has been limited development in the surrounding area there is currently little human or recent physical disturbance on the site. Development is 1 occurring on adjacent areas and there will be both an increase in physical and human disturbance on the site. The site is a young forest and there are no special habitat features. Finally, since the site is on Bull Mountain, which stands out by itself, it has a relatively high scenic value. A view shed study might determine the true scenic value of the site. 1 PROJECT IMPACTS ' The proposed development consists of extending S.W. Greenfield Drive, building S.W. Wilmington Court, and building 11 houses (Figure 2). This plan would result in a loss of approximately 3.13 acres of forest habitat. Approximately 15,000 square feet of the forest is proposed for reduced development. Much of this area would remain in the existing natural community. An additional approximately 6,000 square feet would be within the reduced development area, but would be cleared and graded for the extension of S.W. Greenfield Road. 1 Once the site and surrounding areas are developed there would be a significant increase in both human and physical disturbance. The remaining open area would be used for passive recreation. ' In addition, there would be increased use of the site by both dogs and cats. Due to existing leash laws dogs should not have a significant impact on the wildlife using the remaining open space. However, there are either no leash laws for cats, or they are ignored. Many people allow their cats out of the house, and cats have proven to have a significant impact on the smaller wildlife species. In addition to the permanent habitat loss there would be short term impacts during construction. The impacts on the undeveloped portion of the site and the adjacent undeveloped forested properties would be from increased noise, traffic, and dust. Much of the area north of the site has EN — — — N. N. 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' v i i ** 1 / "C / , as / i $ .__,<i.._ 4_4 / \ .._ _Iiifre_4‘ .i" ,, A t -, / A : > * I i qr- s -7. , , , , 4, - i mt. , 0/ 40 , 41* T i'-7 • / 1 i i( e y„. : 4:,:_p_frtf,...,t-, / / 06 ,,, 4y,. s =4 / ,, , \ ,:,• , *7(,:_i / AL/ . i ' , / i / 41k,„ 0 * .„_/ 4 " - i't / / (--.,( j / / rv V I 4 01,,-;;:e._ M 119 * / / / / g : * / ,,--1- 'cl / / / / / / / 4 . 4 • , l \,/ , . * f //1 / - �, / I / \ ; '• . � . • /7 ' t / ,..„ /-..-ket IF, , .2 1 0 / 0 / / rN/ --)f ' 1 i I / f• I'm / / / /---/ W 4(7 /�` / 1 , y , r / f l / / / ii;i4 471 / * I v i aii. / I / ., / , / tr-r 4(--ay, i ir; /5 ' 4'..:-r4 / / / I 4 /I i I ( I P * ) • ( \t 4 M I / 11 :. 1 / V ` o %' % r.• /* - *.14. 67, '‘7 -, ` // 4 ' 0 / / * r- . 44 I 1 been under development, and development of the site would be a continuation of the same t P P types 1 of noise, dust and traffic. These impacts are expected to have minor affects on wildlife. Wildlife quickly facilitate to increased noise and activity. Another potential short term impact of the development would be increased runoff, siltation and turbidity of the drainage located south of the site. Although there was water in the drainage during the site visit, the drainage appears to be ephemeral. Since the drainage appears to be ' ephemeral there should not be any aquatic species in the drainage to be impacted. Since the drainage eventually connects with a stream there is a potential impact to aquatic species further down the drainage system. ' A potential long term impact would be the decrease in water infiltration, and increased runoff once the project is developed. Once the project is developed approximately 30 percent of the ' land area will have impervious surfaces. In addition, the impervious surfaces are usually connected to storm drains, which eventually connect with existing drainages. This could result in increased runoff and decreased water infiltration. MITIGATION RECOMMENDATIONS ' There are several mitigation measures that could be implemented which would reduce the projects impacts on the site, and adjoining natural areas. The project already proposes less intensive ' development on the east side of the site. In addition, an arborist has been retained to help preserve as many trees as possible. This can be accomplished by identifying the trees to be preserved. Although most of the site will be developed there is no reason why many of the existing trees cannot be used for landscape purposes. Trees along property lines, and open areas should be identified and marked prior to clearing the site for the streets and utilities. In addition, ' since the trees on the site have been surveyed it should be possible to determine the clearing needed for each lot, and restrict the initial clearing to only those trees that need to be removed. In addition, a conservation easement could be dedicated on the south side of the site. There is a ravine and drainage approximately 70 feet south of the southern property line. The project proposes to dedicate at least a ten foot conservation easement along this property line, which would further protect the ravine. Runoff and sedimentation could be controlled or reduced through erosion control measures, and 1 ssedimentation facilities. USA has both erosion and storm water requirements for all new developments. These requirements should help reduce potential impacts. There will be a significant cut slope required for the construction of S.W. Greenfield Drive. The cut slope could be planted with Douglas fir seedlings and seeded. The seeding would help ' prevent erosion. The Douglas firs would provide habitat for wildlife, and help screen the project. There should be a preconstruction meeting and regular monitoring visits during construction of the projects infrastructure to insure the contractor meets the project design, including site 1 clearing. An additional advantage of regular monitoring visits is that unanticipated problems are g g gu g P P identified early and corrected properly. ' Dust from om construction could be reduced by applying water during dry periods. Increased noise cannot be mitigated. ' Decreased groundwater infiltration could be partially mitigated by building curbless roads, which would allow storm water to run off onto lawns. In addition, the gutters of the houses could run onto the yards instead of into storm drains. 1 These mitigation measures cannot replace the direct loss of habitat, but could reduce both the short and long term impacts caused by the proposed development 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I EXffiBIT C 1 GRADING, DRAINAGE, AND WATER QUALITY REPORT 1 1 1 EXHIBIT C 1 GRADING, DRAINAGE, AND WATER QUALITY PLAN Prepared By ' Oakley Engineering, Inc. January 1995 1 GRADING The proposed grading for street and public utility construction is shown on Map E, Grading Plan and Tree Removal Plan". There will be no fills placed on this site. All excess cut ' material will be transported to Mt. Highlands Phase 2 subdivision which is planned for concurrent construction. The primary use of the fill on that site will be the ravine crossing for SW Greenfield Drive. The geoteclmical report (See Exhibit D) indicated that no bedrock was encountered by the two deep testpits on the site. The limits for grading are indicated on Map E. The limits will be clearly marked during construction. 1 The following erosion control measures shall be taken: Construction Period o All erosion control standards prescribed by the City of Tigard and by Unified 1 Sewerage Agency (USA) shall be observed. o A 1200C NPDES erosion control permit required by DEQ for residential development sites greater than 5 acres shall be prepared and submitted as required. (Both Wilmington Heights and Mt. Highlands Phase 2 are each less than 5 acres, but, if constructed concurrently, are more than 5 acres and will 1 require the DEQ permit). o Silt fencing shall be installed on the downhill side of site along the uphill side 1 the conservation areas and shall be maintained in place until site cover vegetation has been sufficiently re- established. ' o Storm water shall be shunted away from the water quality pond until vegetation in the pond has become sufficiently established. ' o The high flow outlet for the storm drainage pipe is currently rip- rapped at the outlet into the existing drainageway. The erosion protection at this outlet will be maintained. 1 1 o Existing trees within the building envelopes shall be left in place and shall be removed only as necessary to accomplish subdivision street & utility grading as ' shown on Map E, "Grading Plan and Tree Removal Plan". Individual permits for additional tree removal will then be required as each lot submits for home building permits. o Chopped straw shall be applied to steeper areas as necessary to control erosion. 1 o Erosion control in very steep areas such as the 2H:1 V drainageway crossing embankment which becomes disturbed by utility trenching shall be controlled by using jute matting or closely spaced silt fencing as required by USA with 1 hydroseeding. ' o All disturbed areas of the site shall be reseeded immediately upon completion of public facilities construction with a grass seed mixture at the rate of 5 pounds per 1,000 square feet. 1 Post - Construction t o All silt fencing shall be kept in place and maintained until site vegetation becomes sufficiently established. ' o Any areas of erosion within the site shall be re- graded and re- seeded as necessary to control such erosion. ' o Building envelopes will be cleared only as necessary to construct each particular home and only as such home construction is scheduled. o Catch basins providing street drainage will be protected with geotextile fabric and drain rock placed over the catch basin rims. DRAINAGE The site currently drains overland into ravines on neighboring properties. There are no 1 established drainageways located on the property. The southerly portion of the site drains into the ephemeral drainageway in a deep ravine to the south of the site This ravine parallels the site to the south and flows northeasterly. ' The northerly portion of the site drains to the ravine located within Mt. Highlands subdivision Phase 2 which is also flows northeastward. A fill has been placed across this drainageway along the future alignment of SW Greenfield Drive extension. There is an existing 30" ' smoothbore polyethylene storm drain pipe running through the pipe which drains the natural upstream basin. 1 1 1 All post - development flows from the site will be collected in a 12" diameter storm drain in SW Wilmington Court and directed down Local Street "A" to SW Greenfield Drive. See In 1 Wilmington Heights, the uphill lots (Lots 1 - 5) will drain into SW Wilmington Court. The downhill lots (Lots 6 - 10) will be drained by a backyard private storm drain which will be connected to the public system in SW Greenfield Drive. Lot 11 will be drained directly onto Local Street "A ". Given the steep slopes on the site, 12" diameter storm drains will have more than adequate 1 capacity. All stormwater flows from the site will be directed in the public system in SW Greenfield Drive, as discussed above, and will then be piped to a water quality (sedimentation) pond located in Mt. Highlands Phase 2. The pond will be located on the west side of SW ' Greenfield Drive on the south bench of the existing drainageway. The flow into the water quality pond will be controlled by a specially designed manhole in ' SW Greenfield Drive through which all on -site flows from Wilmington Heights, from westerly lots in Mt. Highlands Phase 2, and from Greenfield Drive will be directed. The constricted flow orifice will be directed into the water quality pond and the remaining higher ' flows will be directed into the existing 30" storm drain. The 30" pipe is of adequate capacity to accommodate post- development flows. The functioning of the pond is discussed and sized in the following section. WATER QUALITY ' Water Quality for Wilmington Heights shall be achieved by routing the design storm through a water quality pond. The water quality pond is located north of the project in the Mountain 1 Highlands Subdivision. See attached map. Storm water shall be piped from the street and private storm system in Wilmington Heights along with the storm water from S.W. ' Greenfield Drive and local street A to the west. The design of the Water Quality Pond is based upon parameters set forth by the Unified Sewerage Agency. The 0.36 inch design storm is routed to the basin and detained. Any larger storm shall bypass the basin and be directed downstream by means of splitter in the control manhole. All upstream flows that have historically flowed through the channel shall 1 be piped past the pond. The design requires a pond of approximately 1200 cubic feet. With an orifice for the inlet ' pipe to the pond of 0.75 inches the maximum outflow is 0.017 cfs and the maximum volume detained is 1115 cubic feet. At least one foot of freeboard shall be provided. The maximum volume detained after 48 hours shall be 20 cubic feet. See Appendix A. 1 1 1 APPENDIX A Page 1 of 3 ' Mountain Highlands Phase Two and Wilmington Heights Extended Dry Detention Water Quality Pond 1 Oakley Engineering January 19, 1995 1 Storm Event is the 1 year, 4 hour event @ 0.36 inches. Orifice: 0.75 inches Peak Outflow: 0.017 cfs Peak Volume: 1115 cubic feet 24 Hour Volume: 190 cubic feet 1 48 Hour Volume: 20 cubic feet The inflow hydrograph was generated by the King County HYD program. Page 2 is the routing of the design storm through the orifice. g g g g 1 Page 3 lists the basin characteristics and outflow characteristics for the orifice chosen. 1 1 1 1 1 1 1 1 1 Page 2 of 3 i 2S/"T2 +O2= (2S/ "'T1 +01)- 2(01) +I1 +12 TIME = 600 sec TIME 1 2S /"'T2+ 02 I (hr) 0 (cfs) 02 (cfs) (cfs) 0 0.000 0.000 2S/ - T+02= 0.17 0 0.000 0.000 I 2S / "T +O1- 2(01)+ 0.33 0.03 0.030 0.000 11+12 0.50 0.08 0.140 0.001 0.67 0.15 0.367 0.003 I Peak Flow 0.83 0.4 0.912 0.007 0.017 CFS 1.00 0.27 1.568 0.012 1.17 0.21 2.023 0.015 I Peak Volume = 1.33 0.17 2.374 0.015 1115 CF 1.50 0.14 2.653 0.016 1.67 0.13 2.892 0.016 I 24 Hour Flow 1.83 0.11 3.100 0.016 0.0050 CFS 2.00 0.1 3.278 0.016 24 Hour Volume 2.17 0.1 3.445 0.017 1 190 CF 2.33 0.1 3.612 0.017 2.50 0.04 3.718 0.017 48 Hour Flow ( 2.67 0.01 3.734 0.017 Peak I 0.0005 CFS 2.83 0 3.710 0.017 48 Hour Volume 3.00 0 3.676 0.017 (3.734- ' 20 CF 3.17 0 3.642 0.017 0.017) 3.33 0 3.608 0.017 *600sec /2 3.50 0 3.574 0.017 Inflow Hydrograph 3.67 0 3.540 0.017 II generated by King Co. 3.83 0 3.507 0.017 HYD Program for a 4.00 0 3.473 0.017 I 4 hour, 0.36 inch storm. 4.17 0 3.440 0.017 4.33 0 3.407 0.017 4.50 0 3.373 0.017 I 4.67 0 3.340 0.017 4.83 0 3.307 0.016 5.00 0 3.274 0.016 I 5.17 0 3.241 0.016 5.33 0 3.209 0.016 5.50 0 3.176 0.016 I 5.67 0 3.143 0.016 5.83 0 3.111 0.016 6.00 0 3.078 0.016 1 6.17 0 3.046 0.016 6.33 0 3.014 0.016 6.50 0 2.982 0.016 1 6.67 0 2.950 0.016 6.83 0 2.918 0.016 I 7.00 0 2.886 0.016 1 1 Page 3of3 BASIN EL DEPTH AREA AVG AREA VOL TOTAL VOL I (ft) (ft) (sf) (sf) (cf) ( 400 0 0 0 0 0 401 1 1115 558 558 558 I 402 1 1617 1366 1366 1924 403 1 2119 1868 1868 3792 404 1 2621 2370 2370 6162 I 405 1 3124 2873 2873 9034 0 0 0 0 0 9034 O 0 0 0 0 9034 I 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 I 0 0 0 0 0 9034 O 0 0 0 0 9034 0 0 0 0 0 9034 I 0 0 0 0 0 9034 DIAMETER INVERT AREA Cd I ORIFICE #1 0.75 400 0.003066 0.6 ORIFICE #2 0 0 0 0.6 ORIFICE #3 0 0 0 0.6 I ELEVATION DEPTH VOLUME 2S / "T +O2 OUTFLOW (ft) (ft) (cf) (S) (cfs) (cfs) N T =TIME PERIOD I 400 0 0 0.00 0.000 =600 SECONDS 401 1 558 1.87 0.015 402 1 1924 6.43 0.021 I 403 1 3792 12.66 0.025 404 1 6162 20.57 0.029 405 1 9034 30.15 0.033 I 0 0 9034 30.11 30.11 0.000 0 0 9034 0.000 O 0 9034 30.11 0.000 I 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 I 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 1 1 1 1 — --„--' / , ... •---- ..-* , ..., ,,-. _____ - ___ ____—_•------------- —3f ._____ ___ Stormwater System . . ., ....-... 1 I ----------- ---- ---.............------......------ ,__..—_,...- / ,____,__--- _ ------' „....„...------- , ..„” 41[7.) & Water Quality Pond .....„, ,- - -- __ . u...)., _____,„.._ __,.....„-- , ..--7 ..., ..-- , ...,_, - i Wilmington Heights Subdivision __....---- 1 ..---- , _---,,".\----------- 1 inch = 60 feet Tigard, Oregon ...-- ....... .- i , .... ,..' 1 ....- .. _.—_— -- ----- -------- ,....• .,..'-'- '._... 0 ..--- CASCADE COMMUNITIES, INC -: . . M A P • .• . .. - --I-- I 0 - ,---- - .,)b 1 I ---k ------ , . , . . • 1 . -..---- ---- -- co BY OAKLEY ENGINEERING, INC. . ,-- A ...--- i -a) ....- CIVIL ENGINEERING, & SITE DEVELOPMENT --- --17-1--- I 1 , ..--•! 1 - 9 1 s ....-- DRAINAGE PLANNING & DESIGN, HYDROLOGY, EXHIBIT II „.---- , •-, i ...,,,....--- _.1 / Z -----. ------ 700 N. Hayden Island Drive, Suite 340 ., V.' .._.., / --A .--. ,•-1., - ---„...._ --- - -- ----- --- / ..-• 1 •-/ ----- _..----- N. _.-- ----- 'TA •-•..,,,, ---..,..., ••....., •-.....„ "--,..., .....,, •,, i ...---- • .... ..• I ; • ' 4'ei ----- ...,-------- --- i 1 i t 1 / 7 \ , _____„-------- t , z , . ...... .......,_ ... • i i I , ,- / . ..--- - -_. ,, ....„ .....„ "---.. ---..... • ....,.... ..., .., . --. --,.....„ x, . : C% 47 -...--. ........ ',:., "--...„... '...... ...-".., ."....„ I I I 1 i „/ / „. „ __ -- ------::: 1 \ - _...'<4°'' ..Al k ........-....--- , --- ------.. '',.. 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NIT \PIPE \ ,, t 1, .... i .....„--- ,..., - - r / I t / -/- ,-' 1 / ...- ,•-• ---- t. k . •-• .........., ---- •, 1 • - \ •• ,‘ , Ntg‹.'./.7 / .....,...--- N. ..... 1 1 \ \ \ A \ , . .... ...- ..-- , , „. • .....---- ----_________ I ... / ....... r ...-- f t , . ' / 3 .. , • 2 1 4 , / , , f , ; o 9 . / if ' 1 /,/, ----.. t... I 1 % ...... . '', N . , OUTLa PIPE \ , • / • / / i 1 / .• • / / i 1 ; ' i : Y ..../ / ......, .,K r „ ------------- ....•...„ 1 ... ...-._........ ........, --■-•-.--•-,...,..--...-.. -.......:'...^.......___...._.... -'--...„. ........._....,........ \ EXI T. 30"PCP STORM DRAIN .. .. . • . .,• \ . i 1 1, I , I I II ...----4.----- , X \ ii ..---' 1.■.■ -• __,■■■•■•■■■ . ---- "---...„..... \ I ....-.............- 1 f 1 -'.'"...'-',. . • ; 1 ‘ I I 1 ".....,............ ...----''''.....„ -----..,_, • i ._,.. -- .....----..... .. MOUNTAIN HIGHLANDS, PHASE \ WILMINGTON HEIGHTS - .... --....,___ -- i ---- ------9- • .........„.. _. ...„... , ._... „.... . I 9: \ AGO \ WIL \ WIL- POND, 01/23/95 AT 12:20 • .-:. LaVIELLE GEOTECHNICAL P.C. 2313 NE Alameda Portland, Oregon 97212 1 (503) 287 -0511, FAX 282 -7671 November 30, 1994 Our ref: 94- 1098.001 Cascade Communities, Inc. 700 North Hayden Island Drive, Suite 340 Portland, Oregon 97217 1 Ait ration: Mr. Donald Oaldey, P.E. RE: REVISED GEOTECHNICAL ENGINEERING REPORT ' MOUNTAIN HIGHLANDS PHASE 2 & 3 TIGARD, OREGON Dear Don: ' We are pleased to present the results of our revised geotechnical engineering investigation for the proposed Mountain Highlands Phase 2 & 3, residential housing development, in Tigard, Oregon. An initial report for the Mountain ' Highlands development had been issued on November 14, 1994. Since that report was issued approximatelt 3.5 acres forming 11 lots were added to the developments southwestern border. This revised report addresses the entire proposed development. The site is located as shown on the attached Vicinity Plan Figure 1 and the Site Plan, Figure 2. We have proceeded with this investigation ' based on the October 14, 1994 written authorization. The primary geotechnical concerns regarding this project are related to providing ' adequate foundation support for the proposed houses, suitable subgrade for the roadways, and maintenance of stable slopes and site drainage. Proposed Development ' It is our understanding that the proposed development will consist of approximately 20 acres subdivided into 63 residential lots for single family woodframe houses and paved streets. We expect the project to include a roadway ' fill crossing of a ravine, buildings with relatively light foundation loads, and below -grade structures limited to daylight basements below the houses. Building locations have not as yet been established. In addition the project will also include the slope stability evaluation of an existing stormwater detention structure. v N - November 30, 1994 2 94 1098.001 1 Site Description 1 The site is on the slopes below and to the south of the Mt. Highlands Phase I subdivision located south of the intersection of SW Benchview Terrace and SW 123nd Avenue. The site slopes to the east with an inclination of 5H to 2H: I V (horizontal:vertical) and is divided by the upper portions of several ravines. The site is vegetated with mature fir and maple trees and the site appears well drained. ' An existing stormwater detention basin formed by a fill embankment across the upper end of one of the ravines is present in the central area of the site. Subsurface Exploration ' Our subsurface exploration was completed on October 20 and 21, and November 15, 1994. The exploration consisted of excavating a series of seven test borings with a hand auger. The approximate locations of the test borings completed for ' this study are presented on the Site Plan, Figure 2. Logs of all the test borings are attached to this report. The test borings were drilled at sites of critical points of interest around the development and located in the field by pacing distances from existing site ' features. Disturbed, but representative bulk samples of the soils encountered in the borings were retrieved. The representative soil samples were classified in accordance with the Unified Soil Classification System. 1 A geotechnical engineer from our firm observed the excavation of the test borings and examined and classified the soils encountered. Pertinent information 1 including depths, stratigraphy, soil engineering characteristics, and ground water occurrence were recorded. 1 All samples were packaged to prevent moisture loss and returned to our laboratory for further examination. The depths and thicknesses for the soil units shown on ' the logs represent the approximate boundaries between soil types; actual transitions may be either more gradual or more severe. The soil and groundwater conditions are those recorded for the dates indicated, and may not necessarily represent those of other times or locations. The test borings were backfilled immediately after the subsurface conditions had been logged. 1 1 1 November 30 - be , 1994 3 94 1098.001 Subsurface Conditions 1 Soils ' The single soil unit encountered in our test borings consisted of a surficial medium stiff to stiff red - brown, fine sandy Silt with roots and trace clay. This unit ranged over the full 12 foot depth of our borings. Columbia River Basalt (CRB), the ' bedrock in this area, was not encountered in our borings. We did observe CRB at the base of the ravine in the central portion of the site, at an elevation of approximately 310 feet, in contact with the stiff Silt described above. ' Groundwater 1 No seepage was encountered in any of the test borings. The groundwater table beneath this site is expected to be well below any of the proposed excavations. However some limited amounts of perched groundwater may be encountered at shallow depths depending on the changing seasons and local rainfall. 1 Geotechnical Engineering Recommendations ' General Based on the results of our geotechnical engineering study, the site can generally ' be developed as planned. We encountered fine grained soils that are stable in their current slopes, and adequate to support shallow conventional foundations and the proposed roadway. These and other geotechnically related points are discussed in 1 more detail in the following paragraphs. Foundations Shallow conventional spread footings may be used throughout the site if they are ' founded in the medium stiff to stiff, red -brown fine sandy Silt. Foundations may also be founded on structural fill founded on the above mentioned soil and compacted to at least 90% of ASTM D -1557. Spread footings should be designed 1 based on the following recommended values. 1 1 1 1 November 30, 1994 4 94- 1098.001 Maximum Allowable Bearing Pressures: 1 2000 psf Medium stiff, red -brown fine sandy Silt ' 2000 psf Compacted Fill (90% of ASTM:D -1557) These values may be increased by 1/3 for short term wind and seismic loadings. Minimum Footing Embedment: Perimeter footings: 18 inches below adjacent grades Interior footings: 12 inches below adjacent grades ' Minimum Footing Width: Isolated footings: 18 inches Continuous footings: 12 inches Lateral Load Resistance: ' Ultimate Passive Resistance: 90% Compacted Fill 360 pcf, Equivalent fluid Medium Stiff or Stiff Silt 400 pcf, Equivalent fluid Coefficient of Friction: 0.3 1 Note: The values for lateral load resistance do not include any factor of safety. The top foot of depth should be neglected m design computations of the passive ' capacity unless the soil is confined beneath a pavement or slab. Estimated Settlement: Total Settlement: 3/4 inch Differential Settlement: 1/2 inch 1 Floors Framed floors may also be used if a vapor barrier is placed over any areas of bare soil and adequate venting is included in the crawlspace. 1 1 1 November 30, 1994 5 94- 1098.001 1 Slopes 1 In general the slopes on the site appear stable. No slump blocks, ground cracks, scarps or other evidence of past instability was observed. All permanent cut or fill slopes should be left at inclinations of 2H: IV (horizontal:vertical) or flatter. Permanent cut slopes should be revegetated and otherwise protected from erosion as soon as possible after final grades are achieved. Temporary cut slopes may be made at steeper inclinations for short term construction access. Earthworks ' Site re aration in p p the building area should consist of stripping the topsoil ' (generally 3 to 6 inches), all vegetation, and surficial materials from the areas beneath footings, floor slabs and pavements. We expect all the site soils can be excavated with conventional earthmoving equipment. In general the soils onsite are highly moisture sensitive and therefore they are not suitable for use in structural fills except during warm dry weather.. ' If fill material is imported to the site we recommend the import P p rt should be ' a clean sand and gravel that contains less than 5% passing the No. 200 sieve, based on the minus 3/4 inch fraction. This type of material can typically be placed and compacted in wet weather conditions. 1 If foundation excavations are allowed to become wet, the subgrades can be easily disturbed and stirred to mud. To avoid excessive site disturbance the contractor 1 should implement subgrade protection measures. These measures should include, but not be limited to, the placement of either a thin layer of pea gravel, crushed ' rock, or a lean concrete mud mat over the prepared and approved subgrade. To protect areas that will receive construction traffic during winter season ' construction, we recommend temporary construction roads be built with a construction fabric atop the subgrade and covered with at least 6 inches of well graded sand and gravel. For these measures to be effective, they must be in -place 1 prior to the subgrade becoming wet and muddied. ' Any Fill placed beneath building foundations, or pavements should be placed in maximum 8 inch loose lifts and compacted to at least 90% of the ASTM D 1557 laboratory standard. We recommend a large steel wheeled vibratory roller be used to compact the imported granular Fills while a sheepsfoot roller is best for compacting the fine grained soils. If density tests taken in the Fills indicate 1 November 30, 1994 6 94- 1098.001 compaction is not be being achieved, the fill should be scarified, moisture conditioned and recompacted. Fill placed on slopes steeper than 5H:1 V should be properly keyed and benched ' into the medium stiff to stiff native soils during placement as shown in Figure 3. Drainage Control Measures ' Groundwater was not encountered on site The groundwater table beneath this site is expected to be well below any of the proposed excavations. However some 1 limited amounts of perched groundwater may be encountered at shallow depths depending on the changing seasons and local rainfall. We recommend both short and long term drainage measures be incorporated into the project design and construction. Surface runoff can be controlled during ' construction by careful grading practices. Typically, these include the construction of shallow upgrade perimeter drainage ditches or low earthen berms, and the use of temporary sumps to collect seepage and prevent water from damaging exposed subgrades. All collected water should be directed under control to a positive and permanent discharge system such as the storm sewer. We ' recommend footing drains be included in the design of all the homes. Roadway Embankment Ravine Crossing We understand the proposed roadway right -of -way is planned to cross the ravine located m the central area of the site. We recommend this ravine crossing be 1 accomplished by installing a culvert in the base of the ravine in the right -of -way and constructing a compacted fill embankment across the ravine. 1 The base of the ravine should be prepared prior to the placement of the culvert by the excavation and removal of all loose or soft materials. Based on the conditions ' we observed during our exploration there is less than 1 foot of loose or soft material present m the ravine bottom. The culvert installed m the ravine across the right -of -way should include water stops that are embedded in properly compacted 1 silt obtained from on -site sources. ' The fill placed above and around the culvert to construct the embankment may consist of the red -brown fine sandy silt from on site sources or other relatively fine grained material imported to the site. We recommend that we be allowed to evaluate the suitability of the imported fill material prior to using it in the embankment. To prevent seepage around the culvert, coarse grained fill material should not be used as backfill immediately around the culvert. 1 November 30, 1994 7 94- 1098.001 1 The fill placed on the slopes of the ravine should be properly keyed and benched 1 into the medium stiff to stiff native soils during placement as shown in Figure 3. t The slopes of the properly compacted fill embankment may be designed and constructed with slope inclinations as steep as 1- 1 /2H:1V provided the slope faces are protected from erosion by riprap armoring. The riprap material should consist of Class 50 Loose Riprap as defined by Section 02330.10(a),(b),(c) of the 1991 Oregon State Highway Standard Specifications for Highway Construction (OSHSSHC). The loose riprap should be placed in accordance with Section 00390.44 (a),(b) of OSHSSHC in a layer with a minimum thickness of 6 inches. Use of This Report This report has been prepared exclusively for the use of Cascade Communities, Inc. and their consultants for specific application to this project. Once the proposed site development plans are finalized, we should be contacted to review our conclusions and recommendations. This exploration was performed in general accordance with locally accepted ' geotechnical engineering practice to provide information for the area explored. There are possible variations in the subsurface conditions between the exploration areas and in the groundwater conditions with time. We are pleased to have this opportunity to work with you. If you have any questions or require additional information, please contact us. Sincerely, ' LaVIELLE GEOTECHNICAL, P.C. ,PLO PROpi ' C deA1122 14,05 `IS 0't ®• 4, - 27 -90 v Craig C. LaVielle, P.E. 4i G, •(gi Principal C. L A .. 1 0/ 1 1 1 November 30, 1994 8 94- 1098.001 SUMMARY TEST PIT LOGS Depth (ft.) Soil Classification 93- 1033.001 Test Pit No. 1 (at dam embankment) 0.0 - 0.5 Soft to medium stiff red - brown, fine sandy Silt with roots and trace 1 clay (ML) 0.5 - 12.0 Medium stiff to hard, red - brown, fme sandy Silt, trace clay (ML) 1 Test terminated at 12 .0 feet. No seepage encountered. 1 Test Pit No. 2 (at dam embankment) ' 0.0 - 0.5 Soft to medium stiff red - brown, fme sandy Silt with roots and trace clay (ML) t 0.5 - 12.0 Medium stiff to hard, red - brown, fme sandy Silt, trace clay (ML) 1 Test terminated at 12 .0 feet. No seepage encountered. Test Pit No. 3 0.0 - 2.0 Soft to medium stiff red - brown, fme sandy Silt with roots and trace clay (ML) 1 2.0 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) 1 Test terminated at 12 .0 feet. No seepage encountered. 1 Test Pit No. 4 0.0 - 2.5 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 2.5 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) Test terminated at 12 .0 feet. No seepage encountered. 1 November 30, 1994 9 94- 1098.001 Test Pit No. 5 ' 0.0 - 2.3 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 2.3 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) Test terminated at 12 .0 feet. No seepage encountered. ' Test Pit No. 6 ' 0.0 - 1.0 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 1.0 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) Test terminated at 12 .0 feet. No seepage encountered. Test Pit No. 7 0.0 - 0.5 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 0.5 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) Test terminated at 12 .0 feet. No seepage encountered. 1 Test Pit No. 8 ' 0.0 - 2.5 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 2.5 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) 1 Test terminated at 12 .0 feet. No seepage encountered. 1 1 1 November 30, 1994 10 94- 1098.00 1 Test Pit No. 9 1 0.0 - 2.3 Soft to medium stiff red - brown, fine sandy Silt with roots and trace clay (ML) 1 2.3 - 12.0 Medium stiff to hard, red - brown, fine sandy Silt, trace clay (ML) 1 Test terminated at 12 .0 feet. No seepage encountered. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 NM I NM = MI NM MI I= I = IIMI • • MN • MN • ' • vi - c , , aylo °moo • . yo- f�� - ,.. : 2 11 1114P Q o m SY .' BEMO �� y ¢ • O w n .it ` C.. F r A 1 ' '' . r� '. 1 , Lk-S / 210 u''' •� '!17 . 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Test Pit Locations I , • 1 inch = 130feet • Wilmington Heights Subdivision Tigard, Oregon FIGURE LaVIELLE GEOTECHNICAL 1 1 1 (Vista Pointe Subdivision) ••-::- .-2..- BY OAKLEY ENGINEERING, INC. CIVIL ENGINEERING. & SITE DEVELOPMENT 2 MAP -- , .., DRAINAGE PLANNING & DESIGN. HYDROLOGY. TO • 700 N. Hayden Island Drive, Suite 340 I .......-- Portland, Oregon 97217 • 1 ------- ___ .. ...._ ..._. • ,• ...„---_:: i __:_ -- . ti-.7:72--------- --.— ---- " " ---.,. ---/--------------/ , ---/-.....,,..\ • Tel. (503) 289-7411 - Fax. (503) 289-7656 ---------- -1)0c:116Q:fed 40 e zilir....-gb, i • .....-- r., .-- ....--_-: - _ ,..k cloof 1 ,-;......--.0- ----,...-- ...--- -- I I I ,4 ._,• ,-- ---,, , ,....... ,.. - ' / -- --, .,,,,,,,,,,,,..-- „N .,.........--- .45 ,____ ,-, - . ,,,,- --- ., •.. , ,‘• , - h• - ...- *---- • --=--, ; -- ' 1- '._/. 7- .21 - 7._ ----- \ - / • - - ----, 1 r , '-- • ; ‘ - 3 \ . % ' . -1" - • - ‘ , 1 , --. 1 - y : s. ,, ,f - 1. . 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Fernridge Terrace v ...... -.........._ _... 1 I 1 • ,' 1 " •"\---". 7 '- il , __,.,,, ____ kii./ 1 t ) 1 ::---.-'7:----------1 I i i ---,-......:, ,,„... - - All .. . ■ , , „ ; , „ ,,/, ,,,,,, 9 ,,,/,/ \ %. ‘, ( \\,, • \ \ - ; r -- .----- ,/, " / ! ' ',V/ 4' \./.• ' ' ' ' -- • '- \ ',. ', I --/ / ke , f D:\Acc,,ww\,„„__BORE.., /23/95 AT 11:10 1 _ --2, '- ' t'' ' '': i:------- - ) ' ' / '' ,��_ _._ _ fir- „,,, ._ ., . � . _ ” Grading Plan .. '' , /2\r---..,%. c . ‘ i, -r �� & Tree Removal Plan t . - A ' .-- .' / N \;`.. \.<,-;' N \'-i \-.."/ L ,ii 111 0 0 �� Wilmington Heights Subdlvzslon _ r. ° .�� - , i Tigard Oregon r. N _ ..„, / + --°-._ ^ 4 " ` - r y ', ` emu... MAP N. .10. 111, N. - ., , --- 4. p;p114 1 ;, 4 -, " t.. t �.� ��' ,�� CASCADE COMMUNITIES INC. � �_ ., ir .. t t,, _ tt _tt tt_tt.,,r_ 11_11_ tt_ tt., � tt_tt_tt it t,_tt_tt_tt_tt it a ®tt tt _t ,_,t_tt_t t _ _ _ , ,,. if _w - .'' �Il "....:\, I ,. �y @.. 1\, / � / _..M...__..... -____. "'"""_` _ _,�•' `_`.`_`_..- ...._w..........._._ ..�_..._ .� � ., � _, _.. -. `�_- ^._,_._. ..... \... ` `' .r . OAKLEY E INC. '` �• = i` � -. - '-- -- "--- " -- -'- - - ' ._ . f • LJ ) its CIVIL ENGINEERING, & SITE DEVELOPMENT - - -_� ;�x,' � � _�./ i `„ , �.•� ` �� `. �`� DRAINAGE PLANNING & DESIGN, HY DROLOGY, 0 a ---- -- _ -- ' : `� / ..( ~ 8 ` ((_`��' .� _ '� . �, � , , ► ``.� 700 N. Hayden Island Drive, Suite 340 .._ ._} -, - ` , ) o ( , ` _ ___ T rae - `� `�, Portland, Oregon 97217 "c---1\ I � / ' Q r t(% _.-- •--t--- % �� ` �`� , ° . �`,. Tel. (503) 289 -741 1 — Fax. {503) 289 -765 NN. Y, (----- I ' i/':: , O __— z d ica y! a ,�e -,, •,'• ,I. ,,.*, ,.1 ."---,..‘"6...„\ 0 � \ NN, 2 c\ _.. (r ,,.„ t `` .-t( , , , , ,,, , .„_).....„ tba.c) i V N. ..„._ •...„.„./...----- .. t e \ SCALE: 20 lk,NN , , _______,-------------- j....) k. --._/- - \C ':... / = CALE 60 R OW ; 40 1\ 4 1 ( 4. 6 P VM , . -..„-- . - . , ) . 1 4 ......----- 0 ..,..,.. - - - -C-I) -.._ .._ _, Y ` _ tip \ _ _ �, J' ' ' .... �' �'� __ _ -• -_ - - � _ _l� - _ _ . ' = 1 �` `. LIMITS OF CLEARING AND GRADING VOR \-.. / - __ ..®- s ,� ♦ �, ITITIT T ITTTIIIIIITITITHIT � ,� - _ _ _ __. __ ___- �� .. IIIIIII STREET AND UTILITY CONSTRUCTION _ � � . . W _ _ _ _... — ri ._ _ - - _ -,;_ „•;. _-___ _ _ ` • =- _.__ .. = W� , ,, ` •� AREA OF SLOPE GREATER THAN 25� - ,... ________„.7. -6,17.... ,:____ ______-vr Alt,,„,... . _ 5 'i ................„......._ - ttre _______, r..... ,....7 va _ rte._ ___ ______ ____ ....... -----...; -) ----- -- / .. . ...., , _:.1.., _ _ .......- ..- -4k -. ir i - _ — : _ - = �` : : =:� :� :_ .. = = -= __ -- - =� �.:: = :: WOALE__-_,, . == : = - .. 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M ' MIMII� .IIYIIMWIYM11W,�YM1MM1► . r p iiii, � y �-' n� 1 j rr �rr non n m n _ .. i. , ,,' i 3 � ►re non n�rr ®n�n�n ling �n�n�Tt�n n r nowt to ®n ®n t n � ty_ -.-- .. _ . .....w,,,.. �.____ , _ 3 �.. .Z. �.�. .�.i � i►�i ,+ t � �� 11 11 1 l 1 1 l a i l'i1 1 ' r '' , �� 11 �� ref"'' ---1-)' � , - __ 4,,ikait- , �: -," \ \ ,_ , , � TL 100 , 40)** i � :; \ \ \ TL ti 800 IkAtIri � ,. 1166"- 0.0 V Imp \ \ \ 1 I JANUARY 23 1995 •t 0• \J \CCI\ WIL\ VAL -BASE. 01/23/95 AT 10 a 1 i 1 f i ii i ' r, 5' j 4 W 1 Y 4 F qix' • ' 1 i i 2, 4 t 1 ' 4 SECTION 9 T2S RI W W.M. 2S I 9AB , .,. i V ASHINGTON COUNTY OREGON, SEE MAP . SCALE I" =100' 2S 1 4 t2°o.301 6 S$ 36' 343 90 !9127 I � �'' W 666.60 0 400 100 I t, 1PAC. I 500 AC. 500 AC. (CS. 10,531) ( o 0 X e I A i h i 1 CANCELLED 1300, F ,[ (C S.13, 190) *0 t o 1 a _ >v 1: s 3AC. o �• � � — — 26' E(.SE ME NT r —1 341' f 496/36? s 260' 436' M/L I 300 J 200 If I 2912? I / 6/AC 1 1/B D0 99 AC. I e a i+ 1 16 •S M n x I 0 I' - (cs. 9,0211 I 1 2378 \ SEE MAP I 4 2S 19AA no' us i 26160 363' 60 _ 9t.6? I 900 1 1 w I 300 I ; 206 AC. 0I I (C.S 10,10 I E. 1 n I 0 IR o 01 di .9 $ . W i 292.6! i 1 I S.W. 103TH '" 1 AVE. It's I . . W i ,. ° 61 ( ca. 10 N V 1 23 1 -y-- � Imo-• 26939 0 J 6 8044 E 37473 • o f 121.44 f\ 121.63 "'lll CC 1 7 P 'T ' 1000 0 ' 600 1 400 1p3 /. t6AC, " 5700 66 AC. 105.31 3 a? I . 1.07 AC. \ Q c « - 2 26 AG n cc 2 , I 1100 3i C. 8 (Cs 21,907) 4 ° 1 l,� / I .0- 60'-- (CS.10B c - 0 33 E1 I y g `) b 1 E 2 0 * 17366 a 2. i 5600 / � / � 136 90 AG 2 i N T 4/A, ATCH I. •v LINE °_. 3 . ape a N t3 FOR ASSESSMENT PURPOSES 1 ONLY. )7) DO NOT RELY ON FOR ANY is •eis i 18 OTHER USE. - 1, .. ° ' t T I GA R D M r R n 4 SE I /4 SECT ION 9 T2S R I W W.M. '''N 2S ` 3 9AD WASHINGTON COUNTY OREGON i SEE MAP SCALE 1" =100 2S 1 9AA _ I so" SEE MAP 3° 2S 1 9AA leo' W 20 41 .- ....., .......... !imuss 3700 $ D 1800 1 • I100 MATCH LINE SEE MAP 0 29 O r Z . 10 ti) ; //90Ae. e 2S 1 1088 1 0. W 14 12316 1 35050 569 °sd30�w 2465 153 zY 190 �t1 I • 600 500 h S II �R 5 S 3600 CT _ 1 28 0 144.69 I 1 • 9 S ( CANCELLED TAX LOTS 127. Of a 2000 - I G _ ° 231 S 1200,1201, � 5 W 500 ,, ` 12 • ' c •$ 3 35 S . 40 0 _ I = P F 27 a • 16S.9T 1 • ' 1" • P i • 0 8 • • ii 2100 J 0 • r 700 15 15 0 4 I = 1 ° 112 -75 p `�� a 'j / Z q 3400 L'"1, 0 13 •-- �J Ur. a Y 164.23 Lt1 • n b I 0 26 ,. 7 e k.• '� 2163 1- y r ;s; � 67.92 i �" –' r 300 N 69° 30S0f 3153 ,/J P 3 o 1_a • 11273 _ 5099 4127 4 aP 1 . 900 800 o SEE MAP e + � /.464e. 94Ae. / (� j 2S 1 IOBC 3200 S.W. N :: Ic S Is 231.5 ial L) $ BIRDSVIEW — . 1 -� ` `1... r 24 ' r STREET d ' s9.50' 01'E 312 65 • Q • 9 _ _ 200 1 6729 u2.71 so ' � 4 ' ' 2400 4 e � 1000 1 j + 2 I o _ I $ I la 3100 23 i 4 16 n 2044;: ' 0 ID 0 1 7. ,\ • * 137.30 9 - 0 e 0a4 I VI 3 8 0 00 'X2500 • r I I ° 23:7* g 2313 • • 22 o . °r 11 3 32 c o c= • S - 1 AA e 50 ni 06 a IB a + INITIAL . 8 a 3 290 2 80 0 7 2 700 ow co, $ o = V 1 i POINT oi a 232 • 21 • S Ig so' p -- . p :16.t. p A ► 0 te I9 1165 ° 55' 05' E 31361 4 A /�UNTAIN — p 56 Y7 104 3f 91.75 _. n-/MTJ (50. R•617 \\\\\\\ (50131 �Ul.� a (C R A- 1471/ 4 w1DE) 567 • 1 4112 1 4 2 S .w. (213.191 1600 7.132 521 IN 69. 0 4 30 61 1500 B.69A 1400 678Ae q �� 1300 Y Z //Ac d i 3.S6Ae. V 1 { alia "icee -. 4.4.. ✓ ., =, .. .a.G 1$ iix ram_ z. 4f. ZM'` a. ai$- Ikl.cM ----. ri , - .• =u- ..-??i a ,', :=aJ . - t. ... .u.- .: ' .. < -1 ... - .Y+"&�.: YY:•s.Ta._.;dii' rr5 "' -- y$. _ #s .ht`:> +a�1 `�- +`s�i. r. �w°'�i- =r .. 28 �:-. � ":k•'. >-3 t -- _ - -.- _,sfi»S : "Y `,3i:9X3c f7.naRas 'sLT#'d'3`a'ttii ::', 3�.e: 4.- 3'. -s`.- + _ _ , ..::?T tea. _.....0 .8•=`.4.- -:S .M.X0Pf: R[§&Y.- 31`.:3#&$f 1- 4 4 -I...-- .410- T7A'34's-ON 4 ='F%: . .a - a - -. xr- 3X4.3 - -a6 ,bar` -?u -.0, - .r< _-. :',1,- - -: NE 1/4 NE 1/4 SECTION () T2S R I W.M. 2S 1 9AA M-- .SHINGTON COUNTY OREGON a SCALE I +00 � l \., 1,c) SEE MAP --J 2S I 4 V3VD 23-78 I 3 e(1521` / I20 — - \ ' WEST 409 88 193 38 ° 1/16 COR 3 58 0 BY C S 3752 1/16 CORNE I 200 100 6o , . 300 ` 200 1 6 . 9 I 10 — :__T1Z . 3.93 Ac In I I I l 250 1 1. E 10,41E) (C S 15,970) 1 400 v N 86Ac o 1 V' N ° I - I ~ I z W W N a a 250 41 1 V N ,1 C lC C 23-7 !I . „, I' ,I , (C.S 22,414) i I a\- ta 186.69 1 500 i I-- ; 75A l o 3 7 50 a;I n 1° f il i ko 1201+ �' SEE MAP J N 2 .l'JAc ' . = ` 1 ? o' 2S I IOBB J SEE MAP i, N I (42321) 18669 F 2S 1 9A U 1 ‘4� EAST 660 700 160 1 6 00 , j ° /.66 .46Ac In , (C S 22,223)1 1100 , ! In /.07 ° 1 ( • ', 500 s 3 � / • 5 I I 800 I 277Ac 1 :, 65 06 65' 75 6S 124.29 30 1 I ;g 1400 1500 1600 i °- m O .� =l I $ 2 0 3 4 \'' 1700 0 1 1 ° I ' N Z s e) _ a 5 — _ — 65 04 65' i 2600 15 t 51 LL ' - - 660 1 1 TRACTS,W 11 1800 900 A O , I • 2500 2400 1 70.14 i4 p, ,o. � t, ry 6 1 o I .3 /8Ac % 's. , w _ �L '''` 125 12 lt' ° o N 33 O 32 L1 , 1900 ..1 �f I I o. s _ N N o I ® 7 7 a � ( 69 84 10 18 ° a 1 • £ k M IQ N 11928 I , I I 2300 160 02 0 2000 0 31 o n 8 ti) a ' to ti ' 660 ■ 160 01 _____0 D L 1 f 2200 rn 2100 119.99 L 3 I ,, 1000 I 0 30 ° z 9 • ; o y '1 /. 66Ac (C S. 22,223) I N • 160' C 120' N • i MATCH LINE f 1 _ _ EAST — o T T 6 3 380 i 217 I 5O O S O' N �, �, + I 2 3 ®74 I SEE MAP ' 2S 1 9.4D FOR ASSESSMENT PURPOSES ONLY. DO NOT RELY ON FOR ANY OTHER USE. TIGARD 2S I 9AA • , NEV4 SECTION 9 TS RI WM. 2S 194 . WASHINGTON COUNTY OREGON 1 SCALE I "x200 t CANCELLED TAX LOTS 8400, 2500,1201, 700, 600, Y > 4 2702 ,1600,1401,27011,2713, 100,101,102,103,160,800,801 300,400,401,402 .500/101,502 ' r 001'610040 1 607,600'0000 1000 1203,1204,1200, 1300,1400,140 1 500,1501, 1602, 1603,404,1700,1702, 1703,1500,1601, 2000, 2104, J. ■ SEE MAP . 2S 1 9AB t r, a O'R ? R4 ` /g ? /i 2100' 2 > . w \ ° 31 ' 30 I 2.0e.8c. N 1 120 I MATCH LINE 1C' k-10' I c 1 .i 3� c s 89 °5 W 365' z TAX LOT1V' ON MAP 2S 1 9AB o BU 12 1900 . 1N W 2 2.90.4c 1 ' "'pa w .4. I I Q� N J N 2600 4. 1--a II I3> W 23. ,. , . N 8� 4' W 4J2.81 1,54 Ac. o4t1 74 . nom 1 .273.11 p . 11, 0 N o if t v m 2 1 -4' 2101 ° ° a 2105 :. m ° 206 \ t � � t M ° - . 4 /.o/ Ac. . 73 A C • n m a 2714 s ' ' >• 3 cP o 8r) Z w 191 K, -I ,.. / �, �W /.o5ao �: SEE MAP of - d w n 3 as w `; ..1 1 � �, _ 0 2S 1 9AD SEC � P ¢w S89z54 E 402.86 Oo t 3(41 Qk '' 2S `_ -;BD I o 2103 3 191 hp NBB °25'E 201 a' 0 a , 6 /. Or Ac. . . 0 o I 6 2102 g 2700 200 �° 235.56 " — ROAD. • O 6 .75Ac. _ 129 y 273 6 — — — O — _ -- 3100 S53 °54'E 402.8' 7.s3Ac. 2 X00 ti N FOR ASSESSMENT � /roar n_ _ 43804 PURPOSES ONLY 1 - N � r � p 7 in DO NOT RELY ON _ k /.I3Ac N r,9°54'W 402.7 In r1 v FOR ANY OTHER USE 2300 Ni S89 °52'00 W 454 65 tn 1 ` / 62 Ac ; 0 2 711 2 C ? 5. 3 13,753 o ,_ - /.1lAc 212.13 ' - M N89 ° 52'00 r 439'13 I $ 3 08 22 1 136 25 3 9 °54'E 402.66' 0 ; o , oo0 No l 1 674) l o e S N ; 9 6 , • 0 137 13 L n 2705 s 00;,,,,,. 2709 g 0 69 C 12 666 o .3 /Ac. I C\-) °' .E �' a 0 , 1 6- + � A /'� I \ 2703 440.01 S ��lIF l7i 3•J�� Tai�r:'� °I 1 l 270J �L . ^,�l E;r. ' 1 O �e,.) n 177 Ale, �, SsESSI,i':�1T '�'�i_ tT�Uil a - r 406.8 7 <. 'o 440.76 1 �" 15 3 q Cl 442.6 M/L FOR AS&E °a1E�';� � RP DE S 2701 �� 119 Ac. SEE MAP -' t „ 2S 1 9D Or�W - 00 UUN sc0r RAY c : y 270 d20.138 j2 704 12z4c 7 � a � T IGARD 22118 p vr 2S -I 9A R o • - 221 - / FoR ASSESSm ENT PURPOSES SE 1/4 SE 1/4 SECTION 4 T 2 S R I W W.M. 2S 1 4DD FOR Y I.Nr C1 ` OTH ERREUSE. ON LY WASHINGTON COUNTY TIGARD SCALE 1 100 SEE MAP 2S 1 4 - Fo li tE C'GR ( 1320.39 CS 3,971 f /P6 COR •iNdf:;._T ♦'.'.f a ; w..'4. ^i -,.. J. -. t'.n : . .. ., .,. _..:... ...... ... ... .- . :: .:. 0 1500 14769 TRACT A W4 314 40 I I en Mt- 1St 73 ti ea° 29' 21" r o 7G 54 81.19 1600 n 200 300 15 52 AC i 00 z 1 1972 AC t r w N t N 1 t � ` 4 ~ _ m N '444 I I 4 t t 2 .970 ;.1 /7.2 787 Q ! l'itq - ! /-. • ,( Ply 5, 2 v as a^ 400 t � -+ Ca t R` 3 $ a/� 4 8` \ \ 3 73 4 , � Q` 6 `500 1400 2 `, ' \ , x -17' ° Q' s 6.35 ■ >.. 5'r 9t • W 1, - '`' 6� �SS ` ;' / 600 N --- 0 t 13 oe 9t D . ' Q ; ()1 1300 i 0 , \ s • L � . a tC 2 W tD (( k r0 5 1 0 4 p 0 / 12 t 39 \ ; c 700 1200 1 i o ; N a ct — 13 a 6 P V) \ a s i .0 k. CV A o N . 1 10 50 • 1, o 01 6 ,06.99 • I I : F Z 800 ; �� W 0 Q, t • ..s, Q t i `'' 6 � > p 4 CJ �� (cs 21,245) i 3 z� — b ' ' 1—ii ( f ii f r " t o nv s,, . ,7, t" ` 9831 ti 0 TRACT B" z " J W a' 0 w N N 900 (.1) � M m y k.. M Q N N e b b ..t a) 4 $"t Z 8 o ae.e r l n w p 3.21 5 10 J CU 0 1000 °' 1100 7-_, 9 P . ii. xi p 0 1 , ' m A a 94 20 ) \� m • w c C o 9 9 9 ' 96 19 66 62 °' 1 '0 i. �N 3 u w 4 , o 22.46 ot ' o W S ol 1. ` -' " T ^ "-- ` # 11 G t � 1 � 4. N A • m t o - -: 3 "V MI • d id tr co N ` a , le , i 00 t ' 1 o , rt 4 3 I' S88 ° 13'49 "E ' 774.40 S 88° 13'x,9" E FD, 3 I/4" . N.....L .:1 ALUM. DISK FD. 1/16 COR 1318'13 N \_ (1319.18) . 9 10 SEE MAP 2S 1 9AA TIGARD 2S 14DD 1 SW 1/4 SE 1/4 SECTION 4 T2S R I W W.M. 2S 1 4DC WASHINGTON COUNTY OREGON `- , SEE MAP SCALE I"= 100' 40' 0 CANCELLED TAX LOTS i 2S 1 4 (f) 5700,5701, 0 . r ►tr 'IL A. '.\ \ti \t \"11. ttt \t \_ NIL tttt 476 5S 99 66 93 9307 65' 80 119 01 60' • � y9 S e8 26 T • E in 2900 3000 3100 3200 3300 i y 2800 , 4) 5 2 0 0 \ 0 A N 30 0 31 v. •,' 32 .� �' 33 m/ r /.B6 AC. N ' \ • tit' 2700 v 29 N f _ N SEE MAP -,•4 a � 28 a o_ 4x' 9 (� ^ 1` • ' 2 S 1 4 A n 0 2600 27 01 • 65.7 1 55.59 �19 yo. t3 �" N 3400 w ! m TRACT A s b ) i / o_ • �69tti ° ,�o 26 r a T° �� ccR� 543' . 32.18 50.35 a j9 8 ' r R 34 .o 1 2500 n QR% � p e w g 3900 • 9 a 8. 0 t22y2 �IF � � �� ? y '� o ` 3 te r 4000 ..4 , O. ,° 3 9 a , 3500 6 A s G z55 40 ,r, ° . Y t' • 2400 25 �o •1 \V tfr s4 a too ::: --� " . {k :: , co 1 O ,, t � , 9 400 i� ( .t `�• 60 Z INITIAL PT. 24 X1 6 G \, w 0� -3 . 770C s ae 29 2 1' E 233 00 a / oo Ac. t i. 0 .1 N 1 ' ° t0 .p • N�s 9 36 n � CAW � 470 0 ,, `- to i C , 2s t o 2 b 15 0 , f% 2200 6 23 3 �^ ,006 4500 1 104.70 eo TRACT "A" ,` >; 1 O "V C 22 ' 47 � ° � 4200 3700 '�- P to* y 2.2 •E o f. i� u 45 M� '� ��. _ t5 r- P e 2100 � � 73 � :oo � e S T � �e 42 i', . 2 o . m 7600 21 s39 2see 6 Dti4400 300 /26 AC 3 C 3" , 2�p, •r t 9 4900 ° 48 > 44 4 3 • t` A2 A " 9 'p o a �, �*: , ` 6 b� l 2 rajo9 17 14.e eir 2000 r 5000 ° 49 15 e2 T 5 2 ' � °� e N z225' , l24• 5 7800 i ° s h 397 a 6 . 7 • • 11:29E: 13 .21 ' 0 0 2t /. 57 AC °' c to r • - 2. M �; 510 0 5 ° �' G� 2 �� / e� 5,5.-.5e BENCHVIEW �P 1 `` 51 ea •G Rs 295' 10 > > 2 / At N O 0'; 87 6. o.- • 64.18 -; 2 0 , 84 . 47 _ . , 8000 3 .a 3 5 �= 0 p e' 1900 • :A01 f Ts 6 4 � 100 1!.84 ,,4r1'S . y A7500 2s255 9 z 70 e tia IG 140 I � qb .. 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IA _ 156.10 _ --1.. 1318 08 COR. � 262.86 ' 462 N EASEMENT 5e5/65 _- 4 1/4 ". = I see le 3e E T I G A R D I 12 Z I SEE MAP 2S I 4DC 1 W I 2S 1 9A \ / \ , WILMINGTON HEIGHTS /> CONSERVATION AREA PLAN � IN THE SE 1/4 OF SEC. 4 AND THE NE 1/4 - /29. OF SEC. 9 AND A PORTION BEING A REPLAT / 0 S DE s ., 0 OF A PORTION OF TRACT " B " MOUNTAIN HIGHLANDS ____-----\ , "'` T. 2 S., R. 1 W. W.M. ry 11 _ s z ,,, � CITY OF TIGARD ' 9 S M 47.13' 40.89 9 W' N WASHINGTON COUNTY, OREGON N < � 1 1,0.,2 \ \ \\ 0o pl N ',' / //, \ �; 8,831 S.F. d , ,/ of M , , l , . ` i 119.53' ` o 1 10 r �o� ° � ° 8,336 S.F. 1 >:'a 1 1 0- 9 >¢ 20.0' -• 0 1pI x1 I ? 1' P.V.S.S. = PRIVATE SANITARY SEWER EASEMENT 2 11266' ' 10- - °' 9,223 S.F. S °2 P.V.S.D. = PRIVATE STORM DRAINAGE EASEMENT r Q 1 S.D.E. = SIGHT DISTANCE EASEMENT >I 2 S.D.U.E. = CITY OF TIGARD STORM DRAINAGE EASEMENT 9 N S.D.U.E. = CITY OF 'TIGARD SANITARY SEWER EASEMENT z 51 1 119.37 r 0 > > 1 1 I 9,304 S.F a a 5 20.0'' Z ° Z La 1 c, La 1 • al 1 1808 ' r W z 1 p 1 ' 9 ,723 S.F. cl s N; � < - Z 8 o ci a "' 119 36 - 9,770 S.F. > p o 1 A to d j z 200' ! o W 4 Z Z 10,355 S.F. c / i . cv n o f J 7 1 , o > CI� 1 h ! 250' 9,946 S.F. .� . �.. 8 1 ' CASCADE COMMUNITIES, INC, INTERIM TURNAROUND EASEMENT. ° , / 4 ? - D ONALD W. OAKLEY, PRESIDENT TO BE ABANDONED WHEN ROAD f - 1 4 . r IS EXTENDED ::-' i'42 2036' , o , , � Dated: 03/11/96 43 1 09 , , 4 � Q N I ' _ / ' / cam 1 V l • 8,247 S.F. ,, o0 20.36' 88.44 co t N b ' �, ; � 6. . � S 5 / �� / „ ", 11,604 S.F. ,,,� , ' ,, -G ;S�� a5 �. o LO 't /irk `` ,�tt•4 '0 1 � 60' 0' 60' 120' 180' ' ` ' /�� 5 �� ONSERV ' e / a \ IQ AREA c / , � h D \J \WIL -CONY, 03/11/96 AT 09:37 , a #NCB, P flY i • .- .. — . ' o 74 „, p . . `` v ., . _ v , a r . . � a , TR p i Cowl _...., is is • . _ -10,. s. 4 r . . , 0 'vision .„.: 0 .. „, ._ . , .,,„ ,. ,.,...,,, ' S , . „.,. ,..,__ . . ,. ._. r r ti >. : ” Y om` ' . ., - INDEX _ t5 _ - u - ` F.. i `fie, fi r'._` `° ."., " - ' ` r _ ,a. Y --•: , d. __ � 4. s # . �{ tlC 1 . CONSERVATION AREA AND TREE= REMf VAL I PLAN 4 ,, 7 .. . ' 2. GRADING AND EROSION CONTROL PLAN '?, * ._ ',.•, , PLANNING D_. ` ..,-..-_,m...- A t �� ` 3 . STREET AND STORM SEWER PLAN - ' - . " ,,.. r , qx"" A 11 _ Lot ResidenLial Subdivision F' T �— _ �._,_„ , 4. INTERSECTION DETAILS ;# ' - s • 5. .CENTERLINE STREET PROFILES ' . ,. - .:.r 6. SANITARY SEWER PLAN - ^,, . r r 7. SANITARY SEWER PROFILES 8. WATER AND STREET. LIGHT PLAN 1 Y.F (3 SHEETS • 'OF STANDARD DETAILS) ;f " / '', 0 `') GENERAL NOTES .-, . . 210 iew .': { { ' :r; N. PT - _ - , GENERA NOTES y . # , } 5, Fr ", 0 N: i ' -_ / , . - 1. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO CURRENT CONSTRUCTION . r -: ''_ ,< •wi'4',.-1 . . -- T ,k. I / S OF THE CITY OF TIGARD,,CITY OF TIGARD UTILITES, WASHINGTON , + '; - 2 1 STANDARD M ,�' e ,r t t`-r ' s i if l-, 4 Ter" , : COUNTY THE UNIFIED SEWERAGE AGENCY, AND ALL OTHER APPLCABLE STANDARDS. , - ., ` ., ;, - - ; °' 4 rt , °: , _ : = - ;,, ''•, i s T t ,. -t' �� a �� °° h�e� w '� = 2. CONTRACTOR SHALL NOTIFY UTJLITY COMPANIES AS REQUIRED ,TO COORDINATE WORK' , ` , t - `._ #- _ - a`� L Gen f . o�\� .�z M s � �y __M _ �� f INSPECTIONS CONTRACTOR HE VERIFY TO LOCATION AND . =' ,r. - -4 ,- .-: - =",.- « , 5 ,1 c ya k ' Ste- , i \� , " ` , < i CONSTRUCTION IN ACCORDANCE WITH ORS 757,541 -571. - - :,r.x, ° a° • c E\ . � �� f r ` tie r SW WALNUT ST. y Q c? �• / ,',•,..7 � , . 2,,'•;',-% ' ;^ . M S! • e - �r ` "1 PORTLAND GENERAL ELECTRIC 503 590 - 1351 ' r, `' - = ``� ; UNDE RGROUND UTILITY LOCAT 503 246 - 6699 ' ;'�' ; , . :� =r < or Mornin S 13 - ,_,_ . • to N Si- ` �i'. lt�• � i rr ' I 6 , dlw,. Y e + ` o 4 .' ' \ NORTHWEST NATURAL GAS 503 220 -4211 } US WEST 503 242 -7744 p --, ;.- ' e,. Wilmington �4 1 n � t s COLUMBIA CABL TV 503 644 -3188 $; �� gF a � � S • 5 _ CITY OF T I CARD SAN /S TM 50 639 -4171 , `Y ;';''.• ; ¢ } Hey is ■.. 5� 1 a dS _v � SubcirvisionIti 99W m S r T T EXISTI NG ;'a . SW GAARDE ST = � ha a -_ �-- --1 _ .• i UTILITIES AND IMPROVEMENTS. ANY DAMAGE TO EXISTING UTILITIES OR - ''- " ' ` , =•' _s,“ 4 c A �' N 6 j i IMPROVEMENTS RESULTING FROM CONTRACTORS OPERATIONS, SHALL_BE REPAIRED OW:: i `:_p' , & °^ : „ ,i r A - - . f, , . IN___________ REPLACED AT THE CONTRACTOR'S EXPENSE. T ' 7 SW BULL MOUNTAIN RD. - y_�_,_ �•.'_ ' t' f - ' ” - 4. CONTRACTOR SHALL CONNECT AND /OR MATCH EXISTING UTILITIES ANp lMPR9VEMENTS, '; ,..:',1,-' _ • %_; . ';: 'a # r ( IN CONFORMANCE WITH THESE PLANS AND THE SPECIFICATIONS IN ORDER TO PROVIDE,. ' ` ; ' '':M'_ k -,y '-Q . ;* ti COMPLETE AND OPERATIONAL SYSTEMS. CONTRACTOR TO COORDINATE RELOCATION OF', '' -'"' :'` , -> ,- r... % y a-: . F -, t EXISTING UTILITIES AS NECESSARY AFTER OBTAINING PROPER APPROVALS FROM CITY '._= y , =' ' ,, , J Fg. 4 1 1 AND UTILITY AGENCIES. *F ' a 9 70 ;, � Y � 5, BASIS FOR BEARINGS: BENCHVIEW ESTATES SUBDIVISION. ' - Y , J 1,"-e o _�`�_— Highl , ,, :.: r x. �; =�` , �, A 6. BASIS FOR ELEVATION: WASHINGTON COUNTY BENCHMARK #170, EL 241.797. BRASS' T '�`. r 1 ,. r te, . .. -wk�. N D RD- SW MCDONALO ST ' ti DISK SET IN CURB AT THE NW CORNER OF SW 121ST AVENUE AND TIPPITT PEACE, * ".,,, °: : .; .{ .., „. ' . - N S W BEEF B ` -- P as 3 `; 7. DURING THE COURSE OF WORK CONTRACTOR SHALL COORDINATE AND ACCOMMODATE S' , , C. ' x IYoodshlre Lam -- �- Q r -_- ° �' < , J ; \ sir - �' ° O THER CONTRACTORS, OPERATIONS OF THE OWNER; OR OPERATIONS OE VARIOUS , '. --s ,: -. z ` -- -, -; ; �:, I, ' ti UTILITY DISTRICTS OR OTHER AGENCIES AND MINIMIZE EXISTING RESIDENTIAL. AREA • .4 ; , � t ; x . ° , \ �r \ , } IMPACTS. .'•., ` =;,. `.. -. `1' -,° •., . , 11 k 8. RO TRFLI BARIADD OTH1iFt ' " } NECESSARY SAFETY MEASURES IN A CONFORMANCE REGU ON WITH THE MANUAL OH UNIFORM TRAFFIC ,, b , t ,-,- n al ' / \ •` ,. , ,. CONTROL ACT DEVICES OSHA PROVIDE REGULATIONS FIC , AND ALL AT OTHER R APPLICABLE C REGULATIONS ANT,- " k `N : 3 '' ' 3R „:= ' Hit . i \ 1 N \ ` ` y r i AS NECESSARY TO ENSURE PUBLIC SAFE TY. ' L .` -° '' :a . f ' • we.: ., 2D ' - °' 9 THERE IS A 8' WIDE PUBLIC_UTILITY EASEMENT ADJACENT TO ALL STREET RI .' `- _ , ayr ' ; .' = ` s,w • ' ` } SW TUALATIN RD P 0 : 2 \ t _ _ :r w ' 4` } . . v Y e ; i- w OF WAY. '.,. r,, . .w ;. ' -,,; g 4 10 EXISTING PUBLIC APPROACH ROADS SHALL BE KEPT CLEAN AT ALL TIMES. DAMAGE.' '`,:` , 3 . .,- „ �' `- 'tt°°`M , , : °' r 15 e \ 6 ' j TO APPROACH ROADS TO BE REPAIRED PROMPTLY. IF NOT, INSPECTOR SMALL STOP ,'= . ;k' ti y. , rt - ,, �, .> 1 f � 0 1 i____ t WORK” UNTIL SUCH TIME AS CLEANUP IS ACCOMPLISHED. • Y „ : . , .. i � 11 11, ALL SACKFILL MATERIAL USED IN STREETS SHAL CO NFO RM TO THE CITY.OF'T1GAR0 `` "''� * '` 5- A 1 AND UNIFIED SEWERAGE AGENCY SPECIFICATIONS.' .: 4' € T r ei � .� }� 12. DURING CONSTRUCTION CONTRACTOR SHALL HAVE A MINIMUM OF ONE-SET OF <. ;�`'i` S.=�. � j�` -� � f ' CONSTRUCTION PLANS AND SPECIFICATIONS ON THE JOB SITE AT ALL TIMES. : � '3:, a• } : ° " VICINITY MAP . = ;, . : ¢: .,_ . „Lry a ' 13. CONTRACTOR TO IS CONSTRUC TO NOTIONFY A CITY OF PRE- CONSTRUC TIGARD INSPECTIOETING N D E PAR TMENT 48 HOURS ; '- =.� ,e x�,� ^'J.., �� PRIOR TI. TI ON ME 1S REQ Thu WITH THE CITY= 4 '`' ' i � : J - ¢ r <. ` ` `` S `fi , r74 )1 NTS Pr t OF TIGARD PRIOR TO CONSTRUCTION. :' ., r , , TM, , ',. ti - ., ; �f .v 0 ` 14, CONTRACTOR SHALL CLEAN UP ANY FOREIGN DEBRIS THAT IS PRESENT IN THE . : ,. , ' J'� '4 41 'r - .• , I EXISTING DRAINAGE WAY, OR IS DEPOSITED IN THE DRAINAGE WAY DURING THE ' , , ,,. • ;, . ,r•,-, rf / S COURSE OF CONSTRUCTION , _ . _ - ,_ ' `s A 1 1 LOT RESIDENTIAL SUBDIVISION BY: / - 4 . 0 .: ' ,: '° ' ' : I V7 15AFTER PRIVATE of Impervious Surface ALD R TO BTIAL COMPLETION. CASCADE COMMUNITIES INC. 16. ALL UTILITIES SHA a 4o zoo s . F . ` 5 700 N. Hayden Island Drive, SUIte 340 /+/, ' 17 . C ONTRACTOR SHA LL NOT INTERRUPT SANITARY SEWER SERVICE TOEXISTING U PSTREAM T.:. °X �' ' USERS w y Portland Oregon 97217 , a g 18. CONTRACTOR RESPONSIBLE FOR INSTALLATION AND MAINTENANCE OF ALL NECESSARY J`µy=R ,, -- Tel (503) 289 -901 1 — Fax (503) 289 -7656 BY T CITY TIGAR � ' EROSION CONTROL MEASURES UNTIL FINAL ACCEPTANCE B HE, CI 0 O,. VN . , f' , , ; j ' - l DEVELOPER TO ASSURE SUCH, — , , ',.•, 1`;' .. y t.,.,.' *,- :.' :, . PLANS PREPARED BY: _ ` � 19. ENGINEER SHALL PROVIDE ASBUILT PLANS TO CITY UPON COMPLEIION_OF p -.` '", ¢,,.- i g r ;.V t = ti CON STRUCTION. w : ° {- >' , . . , .., OAKLEY �,NG N R N I C. a : , ,. E E I N H �j . : t -; s _ 20 ; UTILITES SHALL BE AIR TESTED AND TV TESTED PER CITY OF TIGARD RE QUIR g EMENTS :-. ` � ; � >h ` tt K ' U i u I I Jr., , f-, 21 . Sw Gl ,LANE' SHA BE PO ST E D „ TOW AWAY ZONE, FIRE LANE" s : ' ' .‘.,:',;,:es,,,.? Y. go D L o J P.E. .E. os ` r > . , e r a a I ¢E ' `; , 812' Gtr- 'WStS1DI 0 1 � THE STREE �.. ` r, ;a .� 700 N. Hayden Island ()rive, Su 340 , . ° z . - ,, . � " . ,�' : ,� : S AT E MA Portland, Oregon 97217 -- . ' , ° y; .. 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' ... t.r.' i .4,-*‹! ,c'''''' / - ......................r.............'....'6,4' .,,...1 ...-.1) 1 1 . 41 ) i ., ,, .. --. . ,..\,• , , ........t I s ' 1 \\...,...,N, F ,!?7,(ek 51 0 -) , „. i 1 \ , F.F. 465 6 - -- ---------- 4,.., 2 ....______„„ ,,..„ i f ,.....,..„ 6 . ,.. ,. .• i \ I / -" "L• 4.,...._\.• ,s..-- I ,00'.. \ . ...- TREE REMOVAL, , 1 r c1: . i i . . , / x.-I---A- i . . ' ..Y ..,,i_ 1 t ru a. I t,<;`) i f 1 ,...1) •..., }- 1 ALL TREES TO BE REMOVED ARE INDICATED ON PLAN. NO TREE LARGER THAN 6 , 4.41......2_0,-,, b,3.) I , i 1 .1"., A A . '4.. - 4:•.) CALIPER SHALL BE REMOVED UNLESS SPECIFICALLY \ V r „A. 1 1 I. ..{.\-- ,--,-, CIFICALLY INDICATED ON PLAN NO TREES › ,, - ,i I I ,,, , 428 L , ...,-,'-'4 i i . - - ,-.?iir- .e - ', 4 0 .. . OR SHRUBBERY, EXCEPT NUISANCE PLANTS SUCH AS BLACKBERRIES, SHALL BE .. . / Ins ‘‘ir, ' ,.,, ) t...”' 1 • ., ..../ ilk--- REMOVED FROM CONSERVATION EASEMENT AREAS OR LAND DEDICATED TO THE CITY OF , . 5 ,, I It; , ■ __•.,,,,,-- 94., ___----------. co ..--" e''''.- ' --.. -.,"'• , . 1 V 1 11.1.5 \ C) ' , r' ,...--, . --, /. * - GARD EXCEPT AS NECESSARY FOR " TI 1 GRADING AND THE CONSTRUCTION OF . / ,, s '''' i . I ,.(... . / •. ; ; / ...':-......._ ___ / . I t cp., ,. ,..,, 1 FACILITIES SHOWN! ON PLANS . / ' -'' , : ' - r ' . -- • 4,- :1 ,-'. ' ' : :' '' t ,,,... , , 1 f / /' , .? 4 1/ ,:..` 0 .. ' ' V 81* 41S-111 . FF 475 ,' f /1. 1 \ . V.:: c ° i' ..,--„ / 0 - 7 I C - 2. A B F R T AAC A H LL ES F O IL F L A p L L L A IR cE E mE ES N R T E O M R O S VE H D AL S L H B A E LL R B DA E 0 M vE UL D CH F E R D OM AN T D HE PL S A IT C E E . C) ON LOT AREAS ,,, - ..,.%?,, ...;;.-, 4: ;1-4 tta .=: 41.7., ::-....--.."--._..-_,"'f----,:-- E/'\\ r'S: -/ (. ') ' 1 ,, .,,,,i/ce,A,,,, ./ •. I , i J / t / I/ /----A- CONSER.----- ...- 1 r: v _,..../ I 1 i 1 : , 4 „ ; -1 i ,/ 4 ' 1 , 110w4P** rieeTkli , ';'• Virt . ,';:4 , ! / __ //,/,_-_-. --1 —_,AREK:._--, 0. 0 : . 111 ' ,.. _' Ni 1913E:1111) :- ' 1 i / f-:; * -.°.... 41111P' * 3 ALL STUMPS OF TREES TO BE REMOVED SHALL BE EXCAVATED AND/OR GROUND UP OR ' I ; . ,‘.... t I 0) - . .-__ L.__ ___ /....___7,=:,..... ‘,_ - 3(' - / I , . . REMOVED FROM THE SITE. AREAS DISTURBED FROM STUMP REMOVAL SHALL BE . .. , . , ', - ' i *,- r wr : a _ ' „ ,t ,--- I ; .- BACKFILLED WITH STRUCTURAL FILL MATERIAL. FILL IN AREAS OF PUBLIC , . , . . , ' ' i .i. I /1 IMPROVEMENTS SHALL BE COMPACTED 95% MAX DENSITY PER AASHTO T-99. FILL IN — -., ... ot ,, _______ , . I i / i ,./ I , ( ..A . „s ,_,.......),;##,.. AREAS OF PRIVATE IMPROVEMENTS SHALL BE 90% AS PER ASTM 0-1557 , y ' ..4., : - '' - ...* 7 / i 4. °-- , 1 / /±---- -;• 45j ( ..., ..- . \ 1/ - .c -4 , 1 __. - -" 4. ALL CUT OR FALLEN LIMBS, STUMPS, SNAGS, CLIPPINGS OR OTHER DELETERIOUS OR , . „ 1 -. '.. frimal r ' '' . '' 4 '' - ,..... — . . co --..)-/---' t / ,. t/ 1 // #00,00 - -- , 2, ,..t.,, . .. .... . , . :- , „... 4:2,•••• ,. e -- _ Cirli... ,,-} c.lat , , ,J4.- . 4 - s • --'• , _ , • .._ r V1 97 I --W w-- FOREIGN MATERIAL SHALL BE MULCHED OR REMOVED FROM THE SITE /ji hp',C .. , . . . -i Le R 1 - -;,./. . - U... i ...01" 4 ...11 . • , : , . . .. . 7. 1 ,,,. / . d r / •• i ,Akid.---1 • , , 1 . - i ..1 i _) . . - e :., II i .. • .. :, a 41 .0 . 41 r..^ . . ' . ' ' ' . . . , . .. , , __, ,,,., , _ , .: - o. L__ ,„ .;:..„,i: , ,:;_,. , ,,,,,._i. ,t , -, ,j; : : ;: .,_ . , . , .,4.,._ i I --.. . .. , • ,,-.,.. --.4...i:":• SP" .: , - ,.-_,,,•-, , , , 1 W 4 , _ . , .....,. I ' *P . 41 . go I 1 Sry., , • , , I 1 ; ' 40 . , -' , . . ''' ''.., tt,1‘ 1 i . , . - :1-' ' - .: CIIII): ' * , • - s • ... '', ..i, i -„,:,.. 1/4 --, ' • -, -'' •..iE . . ' , t . . . t 40 ' I I 1 ,.7.5 t i t --x . „, , - . . , • • . . .-! , . .. . , CONSERVATION - AREA • . . .... , . ,,. .. _ . , , . .. ,,..,, :.. ,,, I I t * : .... I., ' -- TREE REMOVAL PLAN , /kr _. 1 1 I I . SCALE: 1 n = 40' SCALE: 1 '' = 40' 4. 0 I f 1 t , . C2 , , ,. , ' , . ' -- ' , • '.* .1. - ' '''. ''''' .. „.. / , / 1 „ . , . - . . 1 . . . . • .-• . , . - -' ' '.: '. ' .:,-,'+' ''''''. j, ,_ -",, ',, •-; ' I, •., -' ,4 " . ''',, ' 'Z ' ' . • / / , Wil 1 r • ' . , . - . . • . , - , . ' r - : ''. ' ' '' '1::' .* - '' ' '''' , :i,",.'f '..'" - ..:,: / / / / . , , , , •-. ' ' 4 • ' / .''''i l'' ''I't '.P 4.- ••,-,.. ., 1 1 - I • 0 49 .,, , . . . • ,_ _ , , , _ . .. ,;(1„_ . , - - , , `4 . , f , , 1 . , . ,.. . ,, I e ' , ; 1c I i _.:. . , --- / i . / . . , . 1 _ , : r r , f i .!.-.,...' r . . ' , I I' . . . - . :I / ,. ••• , . , . . • „ . f . . - . .. . . , .. . / i , i I . . , .... -- ' SHEET : ,..1 : .1■1 . : ::' , . 11 , ': ., !,-: -- ., ''' '.'3:.' :i 1 , . _ .,. . I i / - ' ' . . . . ' .-- - — 'i. ." - 'T ''', ',,-./: = • . . • . . , .-.."-'• 1 '''' 1 . i , , ,. . , . . ., • _ . „ , / k .”` „ L / • ' • • '.• '?' .- . 4. ,, L:4, 7 •':.'-''' -2 ', . . , , 1 , - , . '.' . ,..' ,, . _,-, , . . ,.. .. ; * 4. _ . . , . . , „ , , . I , . ; • - i % . .. _ , , , . . . , ..- . _ _ , ,, . , . . , 4 . . .. „ , . . 4. , . . , . .. , ; - .. _ , . , . . . . • , „ , . , . . . . . .. . ; . , , , --- , - .. „ . . . ., . .. ' _ . . ' . , - , _ . -- ' ' , ,,,, . . . . . , ,,,, E.,:.._0,:ci,iii:,:cr:,:.11■11,Q,,,..41:11:1::wf..ii,,l'i:::1:.,':,,,::::...,,,,,,,,..s,,,,:?i,,..,,:ifi.,,,,,--.;,.:„-.:--,,,,.t.:,:ti,-;:::::,,,,,,i,1„:1;,,,, - ., . , . . , , • . , : . , VOLUMBEISM0011■14. - • . . ..., .- , , , - . :-• , . • 0.\J\CCi\Wit.\WIL-C1 04/05/95 AT 07 59 . • . . , , . . . . , ,. '• . . , • - . -... • . • ' '- ' • - - . l ' - - _ . . . ,.. . . ,...- . . . , , . .., . - - '- - ,.4.. * .'-' ''. . `. • .1:-... ,-"'''..t. ' ---'-‘ . . • , . ,. _, ., _ . . . . . - . __ . ' : ,.., ..” ''- ..' " "..'„'s 1- N.,,e, -..; ' . I, ,,•:,,i-.: il 4 ,',..'s; . . . . _ -;-: 1 - ,, -, ,,. , . . .;.'' - . 4 1, --,*, '1-- ,'' .■ '•. c' ''',' ' r'*' 0:1 :t ...k-': , . . .. - ' .'.'' . _,-. -,.,, . .-.‘,. ..i . 3......- , ', -,' .- , , . . • , --. :,-- 7 :.....: .1:- .-!');•,_ '.:'-'1,..t.-..e-__'g-, _. _ . _-_-- CURVE RADIUS DRAWN'°3 , = t`,` D. OAKLEY o4y0 / s: CHECKED y ` , ;t4T E ;= TANGENT CHORD BEARING DELTA C 1 200. 00' 55. 56' 27. 96' 55 38' N 06' 03' 48 �� W 15' 54' 56" 120. 00' 188. 49' 119. 99 169. 70' S 46 34" W 89' 59' 48" U. DILULLO' A,.. _030 5 �. DESIGNED ` } ; ' ATC: - ? B. SAATO ,`0. 3 z., :.:'. DRAWN'°3 , = t`,` D. OAKLEY o4y0 / s: CHECKED y ` , ;t4T E ;= REV1S104S ' v ,a [EMI ", • - "•,• • • •-4 ‘C'T -4 4 • ••• ; 4.4 '4.....e.1":•• - 4 • •• 4 4 •••,„..,.: " ife,, • ^ 4 t.„9• - • ••0 -,•`444.••," 4°'4‘, '; '•••• ;", • :Op 4,7%"r ••4? '0;444 " • 4 •••. .`t4•••' " ". t.t••t4".'.i.•:••;.„ '•„.t :N. • c . ..kk ' • 44 • . '..14444,..4yrkt't •••,•••..aW*'.4"--" '444.,.• 4 Z A.:A,. ^ • 44* " . 4 • 4••* tr`tk . 40 .. ••••t4.4. ••••• ' • • ' u+, %,..."4tr7 s." , • ,+ , • ;7: --" , •4-41-• 4 -4 :••• * PLAN SHEET NO , } 3 ., i PRO,ItCT , ■p. 4 D \J \CCI \WIL \WIL -C1 04/03/95 AT 12 32 STA. 4 +80.00 END STREET CONSTRUCTION INSTALL STREET BARRICADE SEE DETAIL RD -3, SHEET D2 WITH SIGN TO READ "STREET TO BE EXTENDED IN THE FUTURE" o� • 5 STA 0 +00 00 + S W WILMINGTON LN = STA. 8 +68 98, I S.W RIDGEFIELD 3 0 co SIGHT ESMT SEE DETAIL • STP Et S1A. 9- 00.37, 5.96' LT —i t S.W. RIOIXF1E1.D LN, RIM. 43375 1 1 C PT = 1 +07,08 PC = 2 +77,' , , , , , , • t I i ,1 1 ./. / I I 1 , � r I , , y /• j , •/. Y re f , , f • , •/ • SIGH ESMT SEE DETAIL e s 7 ,/. 0. . .111111111110 .. 10 , , 9 STA. 0 +40.89 BEGIN STREET CONSTRUCTION 1 1 \ i t \ l 4 r 1 1 4 > 4 1 II 1 I s , S1 10 +00 00. t S W RIDGEFIELD LN i =;STA 34 +52.70 tt S.W GREENFIELD DR. V _- — i ' \ N \ / i 1 ) I I I I f / / I / / \ I • _I 1 PRIVATE BACKYARD DRAIN I SEE SHEET 2 • /,• I ,/ ' 1 ./• •/. I •/' . , •/, l /' I I I STREET STA. S W CFEENF'IELD DR. R:M. 4 21 19 17 STREET AND STORM SEWER PLAN SCALE: 1" = 40' STORMWATER RUNOFF FROM UPPER LOTS AND STREET SURFACE SHALL BE CONTROLLED BY EXISTING INLETS AT THE CURB RETURNS. DOWNHILL LOTS SHALL DISPOSE OF STORMWATER INTO AN EXISTING 8" PRIVATE STORM DRAIN. BOTH THE THE EXISTING INLETS AND THE EXISTING $" PRIVATE STORM UNE WERE DESIGNED TO INCLUDE FLOWS'FROM WILMINC.4'c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v ♦ TYPICAL SIGHT DISTANCE CONSERVATION EASEMENT vv . SIGHT DISTANCE CONSERVATION EASEMENT RIGHT -OF -WAY Y 30' •••••• PLAT BOUNDARY NEW CURB RIGHT -OF -WAY PROPERTY LINE LOT LINE EASEMENT STREET CENTERLINE :' .""?911- NEW SIDEWALK lllfffi/lf# SWIM" 000® • RIGHT -OF -WAY t A v r WALL EASEMENT SIGHT DISTANCE EASEMENT RIGHT -OF -WAY TYPICAL SIGHT DISTANCE CONSERVATION EASEMENT SCALE: NTS, NEW SIDEWALK BY OTHERS EXISTING STORM SEWER EXISTING STORM SEWER MANHOLE EXISTING CATCH BASIN AND LEAD EXISTING SANITARY SEWER NEW STORM SEWER NEW PRIVATE BACKYARD DRAIN NEW STORM SEWER MANHOLE NEW CATCH BASIN AND LEAD NEW CLEANOUT NEW MONUMENT BOX SIGN STREET LIGHT WATER METER FIRE HYDRANT 30' 30' SCALE: 1" = 40' Chi- =1Nit- r •; �: e!Y! .}� Vii. 7_ < a t "y - � , ,. .- . ', - -- -..ei -." - °;" a , t:1:: .e-.:" Y tr; y -a Ya' jY�sny't" `_ o.. '1 4...;( '(' -':' 1 ''i y - _ , • . - .. M. - .'tip / • "3 /1 , , 0 • 41KkEY `iQ4f.0;3 ry �` �e ! ! CURVE RADIUS LENGTH TANGENT CHORD BEARING DELTq G JA ' " f :::.:,,,,,A: 9 X ., �.. I � ' ; Cl 200. 00 55. 56 27. 96 55. 38 N 06' 03 48 W 15 '5.,4 56 , U',,,,. r C2 120 00' 188. 49' 119. 99 169. 70' S 46' 539' 34" W 89' 59' 48" ' ~ : K.� I 6 / I OF DRIVEWAY / X -` R # ," r INTERIM EMERGENCY I ` ' l f , -' J / ; ° � TURNAROUND EASE + " 4 ' • / ti k ; ; ti TO BE ABANDONED WHEN EL 4 78. 51 2,s' RT ✓ �, I EC, STA. 4 +22 58, 4 .. : -2,,,, , f� ' ' f \S X s STREET IS EXTENDED EL. 478.43 i / ' ': . O BC STA 4 +21.05, 32 2' R ■ f �,� . : € ; . z I • a f f f EL 478.2 : #'y 1 EC. STA. 4 +47.42 42.6' RT p = 24°09'44" / / 7 1, �` / , ' 1. STA 0 +00 00 I S W LMINGTON LN �, � ' j,Y ff ,,,/ `y 4 ' R = 2500' //1 a 0- S' ' %` T = 5 35' 7 = S A, 8 +6: 98, I S,W, LOCAL r- a - tea i ., r �' , 4 CO ` BC STA, 4 +48.95 32 2' RT ! L 10 54' � / ' - , ° �` �' - ' ' f p 24'09'44" �t '9" E. 18.90' / / e ' 4 ;" "` r rF M ' 'A ". 1� . ! � �, �' R - 25.00 - i F' ;; - _ �. : : r / = 5 35 / TC 475,08 Q 1 4.1 :_' , , -_. ............ n. ::Ii1: r L = 10 54' t /' . mo � / : " w . . , t -. cU ..,1''' j 0 ,......., 0 1 t 2., . , , ,.,., - .. -...,- .-. --i--- y S 11 , 02'00 W 1 f l STA+5539.EL 459 � � ,,,, r` ,` /�� '�,\► � / i�l; O _-----A___ _-----A___ N 1 ,/ TC 480 06 / ,� a S88'13'49'E - l Z / „,. , L.P. 1L-J7 : END STREET CONSTRUC110N ‘: 6 �. 5 O . '� . . =s -"Y "X i END OF PAVEMENT STA. 4 +80.00 --� \ GS �` D 1 � �. TC.44314 C2 i/ y f O 1 MA TCH EXISTING 1 1�=r1 a } _____ .... ______ _- � 7 11 I ;tti ; END OF PAVEMENT 1 ! I j! 4 "` t C 3 :3z 't TC, 4431 4 A �4 I �� 1 C � -"O MATCH EXISTING \ �4 2� / _ -6- - I C 1 1 a ` � a 4 a (' \ 1 O +O 89 STA. T : S W, WILMINGTON LN. 16' COMMECA I S OF A. 4 + . �RI L , ' 0 R DRIVEWAY 1 t o ,N„0. , - 1 \ \ TOP OF 6" CURB 1 i 4 , i P 'v _ y _ r 3. •7 , 1 i �� _,..., ,7 , \i, ,,,\ 1 , , � Z ti) • W N J . ._ ., , , ,• ..,.. , ,.=_ 6() ,... : .. ,, , ,, ... c Q: , J p °x S.W. WILMINGTON LANE EMERGENCY TURNAROUND ESM . -, , Sc S.W. RIDGEFIELD LANE ® WILMINGTON LANE ; , r .., �, Ail SCALE: 1" = 20' SCALE: 1 '' = 20' : _: ^ '. - ',44" He 5,.-i,.•:,' „ a4, ' - '''' ' -;f 1: !'1.? ;, il NOTE: = FINAL LIFT OF AC SHALL BE PLACED APPROXIMATELY ` .• °.j`';. � ,` ,- 1 YEAR AFTER ACCEPTANCE OF PROJECT BY THE CITY OF TIGARD. 4 , E-4 `.t£t:� -' w s 4 t + r y a , r ""t ' -' 0 .. -';4 , , .. _ . „ . . , . ,- .•,,,..:::,._,.._:.4„,,_ .:,,,„ , E.,..4 c..., , ,!,,,,, 1.4 -V- --0 5'y 5' -- 14' 14' J 5' -0.5'-..� 8 , `� ri P U E. SIDEWALK SIDEWALK . P U E. xg .r ,' : ", <::� t ' ' 13 PEAK OF CROWN LEVEL � '? V iy' id. WITH TOP OF CURB -1- o STD. VERTICAL CURB - '' �� ' , „ ' o Fr' S(O 6" 6 21r SLOP 5 t ,r ' s T , s g fi . PE A _ LINE _ 3 ..4•1_,,,V E- -- _ .. i � 4 a ,.��7i�Slir�fr� �r�s - _ - 1 y y ' LEVEL ` P J . .. ' t + r C; r r .. Mri ` ; *e fx ' v a. > • at iyalll� ' - , 4' . 1 ' - i f '14 y ,,,,,:::.717..„.„0„,. I J •J ; ill�� 11/2" CLASS "C” AC i _ { . : s } 7 r t _ .r ;+ y w r _ x 2 CLASS “B” AC = ` ' -r a • - '. ,.4 * ~ k f :' '' f 2 "OF�/i -0" r OF 2' -0" =; > _ � .,� ' . '` ' � F , ° � -mod 'x.. A •. �.Z . t .5 , gy . - 1 � " } rte ' r„.)..? , r i -.,, t !; :4- ',0'2--,,,,i` i? , 5 . � .a r . t' 40 ROW - 28' PAVEMENT © 1 - tt ,': '''''a ; . , `' STANDARD CROWN SECTION ; F ; SCALE: NTS ‘1, . t '. S 'F �e n: ' r��5r • S.W. Wilmington Ln. - Sta. 0 +40.89 to Sta. 4 +80.00 - ...';','.4 K , t $Hl ��z . _ �. _ ,,,,,,,l,„ qi " - „ T a Y{ 4` 7; ,, i a i' I 'f , , 2'.7%:' 3 - , k f PROJECT., .� { \*44/1• , . D \J \CCI \WIL \Wll -C1 04/03/95 AT 12:14 3 f , �` K 4 r ,£ a T 3 • rf, ,,f ,,{ t 1. ^.; -�" z 4. 5 F� 1 yy a S ., S -a; " -f \ h ` y .$,n� i r I Yr ' y . 1 4 n i - C , ' , - .x' ig ski` • a .` .4_''Z• 41ti }N� "'�' l '' ° :;::: 4 y ,. °' a ' ., 'b .. _ . _�A' ' _ ;A s . , i ,^� g � ( . • DESIG NED.. - . . :f' - ''• OAST * " • . I .- ti \ '.� \ _ -- �w ,� ' i y \ i { ? B. SAG%�Tk) : j F � . � } , { Q J�, 5 • p . —' f D. ' OAftLE` 'b4/153/9 h .. 1 4 °c ,, ,• ;1/4/// , t 1 , - � � / t CHE ; E AT r . ; ( i ` f\ \ � \ / ` r 1 , ; 1 ' t ®..�... ®� FIAT BOU NDARY � S .ON + r ,: f ■ I t + b t ` � ! ' I 1 -- NEW CURB _, ` , , ; ' � F. 1 v � a ._ I i ` t 5 _ _ _ - _ .. _ '_"�_ RIGHT -OF -WAY _ t . I \ ` r i a l r ^ / - - PROPERTY LINE : a , ty . / �� £ . x eI i O 7 ry ti d � , 1x r�t3`� ^ryL1SS}� ' - . - LOT Y .' om SFL ETt $ + ?/ ;D, 10.0TiiT 1 r 'y, , \ ,� r ,/ \ 4jr[F �1 J�eL°LuL L c f� a ,', 9 -••,-'•4‘...• a t% S. II)L � _t L �. w \ '' \ S.W. GREENFIEI TJ OR. / EASEMENT . '; I STREET `7 O 94, ',t3 r3" LT I f ' ,;f` r /"" _ w\ „ � ° . 'EET STA. '0 +1006, 10' RT — — ' = L i j I - > i�;T, ,�s_d IriH 6 - . m ._ I r'' � �' �/� \(\&' `- ti \ •• = SIT S 'Wt. RID EF,EL0 LN, t , STREET CENTERLINE s £[ „I I ST 04-0 00, SAy 17/IItl -t _A j , ,' c ti � ! \ J � . SCA 1 = 4 ` ~ ` �� • h ' � , � ` . , NEW :: : ” ' ! �,,/ f r , � ' M ,/' ., M NEW BY OTHERS .E ., -. , 1 - STA. }eT,'tt'-s ('M: 4-39,35 `` I ./� '.” �r - v ' ` ti \' �� \ �� t • K .'� + � • i,>'. jDGEFIL�D LN, I -- ,E . : ,.....-- I \ \ \ __ _ J EXISTING SANI ARY SEWER � . � C? vU ._ - -.- -ma c' ;/ v T — -_ __ I, _ __ I _.. __ EXI STING SANITARY - F�-1 F . . o 1 -• � ;. .. ,/, ,, ` - 1.- \ \ SEWER MANHOLE ' , 3 �- �rrsT�•. o.. o.r�.l ��. 4 j •�o.•�..�•. ��.. ��.. �•. �.. ••.�•• ••��.•..• ..� ,.,... -.-. ...._ __•. .._... -...- ... .. -.. _.. .,....L .-. « .«.. ...,.- r .. •.,....... • - - y ' - 1' _ ', F - f 1 .. 8k AN ` >> pp _ _ " —� 1 , �� Q NEW SANITARY SEWER MANHOLE = r p 0.-.4 v `. t\� I \'' S STA. , +29. +, 1 LT ,n � NEW SANITARY SEWER /,� 1 -. I \ 1 \ WER L ATERAL y ;,': lrT�� ( / y � � / � 1 a F t e r i 1 1 \ 1 ' ,� R � ff _I 0. N EW SANITARY SE WER CLEA : { . ,tom ...• • ` I I O L , j STA. 0 +40.89 I ,/' ,x\ ' SIGN '-, -T ►•� , , ,^• ,. 4 ST REET LIGH -* - {' T 3 . ..- �F` 2 ` : ..5 ' \ \ BEGIN STREET CONSTRUCTION I ,.`,' \ ; k, . I 1 ' / '' I Ia WATER METER � 1 I \ 4 A FIRE HYDRANT - ' ' f lf�T�''rt : X i t._ ____________________ i.,I 1 EXIST. SAN MH -7 DOG r / 1 '' fi t'. 11, = STREET STA 1 +47,16, l :4":,,,,,:::;,. ` i . J 4 _ p S W WILMINGTON !N. RIM: I --E.1-,,,,,,,....4. ,:;;° ` II . 44 _ R IM: 458± ( { ° - : ..: ` ._` -- t ADJUST RIM TO 450.73 ( r NOTES - ^ , ; s • • ^ ` ' _ O t t N -4 FOR TYING INTO THE EXISTING SANITARY SEWER, t a : '`. STA: 1 +65 � # 1 A OOG HOUSE CONNECTION MAY BE USED. THE r ` :�, {a °,i Ai T ry w ` ° ' ,� '. OFFSET 28 L 1 I POURED W PLACE BASE I S POURED UNDER THE ` ° 7 ` -£; ° EXISTING SANITARY SEWER LINE m m�� - _ - - - w 1 "' EXISTING LINE. THE BASE SECTION OF THE O `'_' I TO BE ABANDONED, CITY OF TIGARD s+ - w _ _ A Y - ^ I I OG HOUSE CUT � '�' "s r w _ PR ECAST MANHOLE HAS DOG HOUSE CUTS; THE 2�, _ ,;, TO ABANDON EASEMENT WHEN PROJECT , - _ _ _ _ , 6, „ IS ACCEPTED r` 1 ' �� _ - _ _ - _ _ OPENINGS ARE CUT CLEAR TO THE BOTTOM OF • ' t. I I ` " THE MANHOLE SECTION THE SEC110 IS 's+ `� * ^ _ '� '' ` EXIST. SAe � K z t� ! RIM; 4 9.24 I LOWERED INTO PLACE OVER THE LIVE SEWER °- �'" cvr ; , LINE WHEN THE CHANNEL IS POURED AND THE "'' ` ' =' } I 00 EE. IN 447.,43, 8 P , ,,,> y� p r . v k .4 - ,,. I STA: 1 +99 tJ � • � IE. Oa �N �447.4$ 8 PVC I " r EXIST. 8 SANITARY SEWER NEW SANIT S HAS BEEN A PPR OV E D, ` r L $ ° ° .= �.'' 3 OFFSET: 28 ' w ./�4� }} 1 �� TO BE R Etat OVE[� THE TOP OF THE EXISTING PVC SEWER LINE IN l $ 1 I THE NEW MANHOLE CAN BE REMOVED AND THE / • _ % e Z �� r 1 E XISTING DOWN STREAM LINE PLUGGED. > `n > , ► STA 2 +39 r} OFFSET 28! �' "- ~, I �i I I POURED IN PLACE BASE ,;, ; . • 711 • N •.l I (POURED UNDER EXIST. SEWER) SIDE VIEW ' � . SAN MI-I-8 DOGHOUSE ; I ; a ;:.; -- }' ::`,.--.::'1: • . ' ` �• - Y y e t 'ti r � � ,.r , A, +I All -1 z 1 , x STA: 2 +98 = STREET STA. 2 +74.43, I TOP HALF OF THE SECTION —T ' OFFSET: 18 R 7 f I f S.W. WILMINGTON W. 0 1 OF PVC SEWER LINE TO BE l _ i • _ -- ` RIM: 466 49 I REMOVED WHEN NEW SEWER : ` ^f SEE DETAIL O a J LINE IS APPROVED ,° ~ I � f I Q 0> / /�� \\ f 13: l I \ DOG HOUSE CUT ' DOG HWSE CUT � *z^ SAN MH -9 DOGHOUSE ' f � / l o f STA: 2 +93 — ,� ' I , \ / ° ; STA. 3 +73 72, SAN MAIN -i ! f ® OFFSET: 39 L y� / `�� `�' \ - , - , x- :EA', i = STREET STA. 3 +83 72, 9.0' RT , ! / / I r r + 1 / �. ,. ' ' �- �/ EXIST_ 8` SANITARY SEWE e' aj t` F , , thra S W. WILMI LN. ,/ ; +2 �, ' 1 1 , • -' = , `4.R RIM 471 98 / ! �� / / 1 i EXIST. 8` SANITARY SEWER i i ,' 4`' =.) SEE DETAIL Q ' r r c� / `" , i l • J I , I 1 , ` Y ,. ' ` } ' ; � _, t / � ��` i � + J , i 1 . i _ ti ! z - y , '`??1.1-. . 1, . » ,,n r f / ' ter f J �r' ;:,,,,.: A. 4 +80.00 , f ' " �" �• �o \ 7 / � ` 4 . ; . . * *40 �" N \ ' 1 / ./• , 7 FRONT VIEW POURED IN PLACE 8ASE _ ;„ < ; I END STREET CONSTRUCTION _ �� v � i i V i / •/' ` _ — . (POURED UNDER EXIST. SEWER) 4 Y r ,. 4 -. � 1 >..-‘• `.< / ./ '• POURED IN PLACE BAS .. ' .,. , m 1� 1 1 = \� /• (POURED UNDER EXIST. SEWER) TOP VIEW 1 ,. 4 1 . 4. , - ' - '," • 4E Et ''. ae t S1. SAN Pries r° I r •/ , .„ ,; _ � r X I 4 x_12 5 g , 0 , •/ • . .r }.' r • y S� ' 1 , / DOG HOUSE DETAIL 2 }` a TO BE REMOVED I { 4? 1/' • / / • SCALE: NTS 6 4 - ;n • 4 ,.. ,1 EEcT,EA • i EXISTING SANITARY SEWER LINE ..• ` ) P•4•`• � ' "– t ' .' � ' }^" TIGARD *� /' , ' ® STA. 4 +52.11, SAN MAIN -1 ill TO BE ABANDONED CITY OF Y r STREET STA, 4 +40 58, 107 2' LT P TO ABANDON EASEMENT WHEN PROJECT '� ' ' °Q • 1 ./' S.W. WILMINGTON LN. ' ' F}.. 1' - - ,,,. ;, IS ACCEPTED. I = `'' '. ,. ' P = N 12839,73,E 6091.42 " � ` ,_ �*'' - 4** � / '•y. RIM 452 T „ '''' . l '' 1�[.: ' - r; .' � P � ' ` • % , . /• SANITARY SEWER - ; r.,. • `' z - - ! 1 ALL GRAVITY SANITARY SEWER MAINS SHALL BE 8" PVC, ASTM 3034 SDR 35 AND ' ' ` ?' ` I SANITARY SEWER LATERALS SHALL BE 4` PVC, ASTM 3034 SDR 35, IN CONFORMANCE . ✓ ,, , , � WITH USA 'S R&O 91 - 47 AS AMENDED BY R&D 91 -75 SECTION 405 /• ' . 3'3 4 fr SANITARY PLA _ . •., r. 1=- , . „, , :: - „: ` ., /'• i 2. SANITARY SEWER LATERAL SHALL BE CONSTRUCTED IN' WITH U,S.A F ' I i '' SCALE: 1” — 40' 6 DETAIL 300 - _ *: " s• • , / 1 3 ALL SANITARY LATERALS SHALL BE A MINIMUM OF 10 FROM THE COMMON PROPERTY V j ' ,`�' � :- f,, f ..,. ` UNE. T s :.� r.; .* I 1 ' l ' 4. ALL SANITARY LATERALS SHALL EXTEND A MINIMUM OF 10' BEYOND.THE RIGHT OF 'y'r -:'_i;; ```` I f 1 ► t,. D• • � WAY. • I STA 5 +46.65, SAN MAIN 1 I ' 1 = STREET STA. 4 +54 82, 117.7' LT r � I , = N 12768 56,E 6029.78 5. ALL LATERALS SHALL MAINTAIN A MINIMUM SLOPE OF 1/4' PER FOOT, - - : "7 _,., ;:•„,;, I;; ; {- " -N i I RIM. 466 00 • _ ` ,Y -. ", r ' / SEE DETAIL © 6. SANITARY LATERAL STATIONING IS SANITARY SEWER MAIN STATIONING UNLESS 0 OTHER NOTED. 7, SEE SHEET 7 FOR SANITARY SEWER PROFILES. a , •1" • ' f . , ; _ • • J t ' 8. SANITARY SEWER MANHOLES SHALL CONFORM TO U S A'S DETAIL 010 SANITARY :,1:,:::.:*1-1 ti - ' `` >p• ' F' t DROP MANHOLES SHALL USE U S A.'S DETAIL 060., . r 1 9. SANITARY CLEANOUT SHALL CONFORM TQ U S A'S DETAILS 150 AND 155. ' ` 7 - ' ' ' . E. ' 3 r ' 10. TRENCH BACKFILL AND PIPE ZONE MATERIAL SHALL CONFORM TO CITY OF TIGARD'S . >' '' . - ; x,� } a i DETAIL 103. _` } ' EXI S•w SAN • i , - " = : . {;.ti: .'i 453,60 \ � 1 ; r ; 11, ALL MANHOLES OUTSIDE OF RIGHT OF WAY TO BE TAMPERPROOF ACCORDING TO - ' °y .> . ' _ .; ; E I .A. TAI NO A K T RE IR D HE ; i N ' k: 4' `'• 1 .E 1 Si 4 90 U SS DE L 130 ( G S E S QU E ). $ r t 12_ MAINTAIN 10 FEET OF HORIZONTAL SEPARATION BETWEEN ALL SANITARY SEWER LINES, . � rx ,, " OF VERTICAL SEPARATION BETWEEN ALL $ I ) t AND WATER MAINS THERE SHALL BE 36 CROSSINGS OF THE SANITARY AND WATER LINES, WITH THE WATER LINE ABOVE THE - '� , SANITARY LINE, , _ 0 :" ~��k;`'» '? 13 ALL LATERALS TO THE MAIN LINE SHALL BE CONNECTED BY THE USE OF TEES NOT ' - . WYES ,,, ,I, . • PROJEC ' , ., ,: ; . –s e-,....' , ; - i .' -` D \J \CCI \WIL \WIL C1 04/03/95 AT 12 28 '•z ,, ! r" • • - i G r p s • {;' • h 'y ca #k ` k a _`?i „„ : ,-.- _ , ' ; - - - k - - T'i .7, ,-- - ,-; .N,, ,,,i; 4 ,7. „ .7' , • •`•'-,' '',. • _ .: ,,, ?. ., — .. ' - .......,-, , - ,,:- ... t ..-. ,, -,, ' v. . ' ' . - - _ - • 4 ,,,i , .. - „ - . ' ' ,`,.., . . ' ,, ,,,'*. l' . ,- 4 i 5 ri 7 ,' ..*, - ' - ' •''' -"..,, "■ .•■•'' -”' ^!;%*. ,., - t, ""..•." 4 - ' , ...,- s -, , -,,l'<e l'or . v '-.. 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SAN MI-1-7, DOGLOUSE 1 = STREET TA. 3+83.72, 9.0' RT 1 LT STA. 4+52.11, SAN M IN-1 = STREET STA. 4+40 8, 107 2' STREET STA 4+54 82 - .-- - S:W:14/11.14NGTOR1 . - - - 602I. . .. ?....'-- _ - , Cfa d - S. s '7' 440 , .... < - -'',.6 t = STREET STA. 1+47 IF, t RIM: 471 9§ I = N 12839.73, E 609 42 RIM. 466.00 . . . '''!■ . OK S.W. WIWINGTON LN.i IE. 448 30, EXIST . 8"PVC RIM SEE DETAIL : 452+ t. 449.10, EXIST 8"PVC . RIM: 458± i SAN MH-8, DOGHOUSE f IE. IN 448 74 SEE DETAIL ADJUST RIM TO 456 731 STA. 3+07.48, SA1 MAIN-1 NV 1 IE OtJT 44-8.64 1 17 . , „,,4",,,,, „,=")11 W ' -,.-' ' .;',..''-- ''.' ''' ' '? - '-' ;'''' --1.'.3 I IE. IN 447 27 1 = STREET STA. 2+74.43, It . . - 0- - ,...- %- 1 IE OUT 447.17, EXIST 8"PVC S W. WILMINGT01 IN. 1 i I , . I 1 RIM. 466.49 , „,_,....1. __. IEJNA4.7.88.....EXI:J„ 2"...PVC -- — „ ,-- — . ...- - — -- -. . -i ' SEE DETAIL i , IE. OUT 447.78 I • ' .2 .. ..,-.. -, '-i” , '.';,-- ■ - , I I i Aft l i ---- , ----:, —• ,.1 i i %Pr 1 i . 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' ., ;'", , "_ : _.-.1.,,,, 't ,14 ..t I STIET- . 8 7 ,70. .o' F S W. RIVAT' D 1.N ..." / / ,/ t/ ,-/ - •,„., \ \ St 1 \ \ \ \\.\\ ---- 7:T" --- - - &v. GREENFIRD DR. / . .. 1-- , . ,. ' - - , _-: :,, = ..; - , ,/,,,:,,---, 4,-•:.- ,, m,',4....-.•;.- -0 ''‘'' ,,. - ' .t...,&',.:. :„- i --- SIRFET ST . 0-tt18.•;?4, 10 0' ,":" / ,/,,; / / ,,./ ,, 's,... , \ - SIRE SIP_ '10-f-l 10 RT , 5 . EASEMENT . ' I ''' /—* '°;,, • °" ,- ; 7ti,- .' -;, 4. .t".:. f,...'3.. ' 1 , 7/ ( P \ . s . \\•,, \ ''. S.W. RIDFUIELD.A.N. • . . . , --°. •., - ''. ' : ... ' , e i - .----- i \ V/ / \ ..,,-"" „...„..„„ .:x...-:-..,...,,, .. --, '4 '.:-"":"..- 1 -?: ''"''-*N. \ ' / . , . X 0 — STREET CENTERLINE • ' L ,,,..- .. , „, ,,,... \\\ \ \ \ \ \ k., N co . ,,, :;) , = . 0A0-::!,,,-.4140:.•c40a4, NEW SIDEWALK , , , .. 1 n Fir-?Fri 7 + soc,i0,0 ,- fir - c, / i i ' \ , --- - /.,,,,,,,,..- -, , , k,..,, \ \ '\\,\\ . „. . . I 1 -- ,,,,, - „" ..._/... ../../ \ \\\ \ x FAX I red gin I PIC 0 1 1 I 1 IF 4 1 05I NEW SIDEWALK BY OTHERS SCAE 1" 40' - _ L: ..... ", ' • - - ' '''' " ',. :: ':..... C.....) I- - C....) 0 'Zi '." ,-- -‘--i . ..".z i.`A - , ; ;1 .„-.., I d 7 ,,, \''''' \ ...., \ \ ,,,/ , I, I , s A 1 1 .,, ,,-, .„...--,,,,- ,/ \ \\ \ \ k.,,, \ , ,,,\.<. , . - ,_ ' ,f . „. •, - • i--4 „ '' 4 .; , ,.. l 1 f ,....,.....-,.s.:..=-.:_-.:--._.......--.-........-------- ----'------ s / - ' ' '7-.-77.;<:- \ \ \ \ 1 .1 \ \ ' r \ \'‘ \\\ 1 \'‘)\\ _ \ ,,,,,, \ ..,. \ — — — WM --- - 7 — EXISTING WATER MAIN - . , . . , . , , ,F•;-,)0 • 0.'•: -: t;'•'' - .7,°, .. - ''' \ ,it ' - 4' ' \ ..., -..,.. - . i 0 ‘- • r. ' -.' ' • ' . 0 --i, ' ',. ''',. c*?.., •'. 1 0 ..------- k \ \ N. \ \-,. ..■1............ \\ T4. —.—..... 1 • ,.. 5' SIDEWALK , • EXISTING FIRE HYDRANT ASSEMBLY 7f---g . i . co ____„., 7 t, - - ■ - 1 - / - - -3 I fr INATFR I.AN 1\\% \ ......\ \\.‘ \ 1 N ,A STING EXISTING BLOW-Off ASSEMBLY , CIT'4 - 1••■••-1 . „....., .. -.--• ' i 4 .e. - ,,t 2 : C.,--.1 - - --- --- - — --- 7 ..,...,.. :== --al, \ 7 S A \ 1 ‘ , 1\ \ , \ . ..,„ \ , v i , • EXI GATE VALVE AND VALVE BOX , , lx-r;11 74' , , \ _.. 2*„ _ : .............."... - .. -- ;.. ---- ..."="7.7.„ -- ... - 7222. - _ - - - ---- ‘-•••<.:, 0 'ii : -REMOVE EXIST 2" BLOW-OFF ASSEMBLY ' NN,... •,. , - -- - 6 3 ) - -- - - -- EXISTING SANITARY SEWER ' (7) - 1÷, (3'''-••• = •;-."-:! .."-- 'Ilf rri SIRAX±fra0C,X ' A NEW WATER MAIN . , , • • . •+4 :', I 0 1 1 , ,,,,, ,bcci \/ „ ,.,4 >,-> : -••''' STREf.T STA 36+29.80, 10 f,".1 LT . I N I \ ''\ 1/ I ,,,,,,‘ \\\\ \ ..,,, ' • /O PARKING SIGN —. I 7 I , .> \' 'N \ 7/ . \ )31 NEW FIRE HYDRANT ASSEMBLY .4.... ' ' • C I- '''. *---: - '' SEE NOTE 18 (TYP ) . STA. 0+40.89 , .„, ,, , . \ \..y I BEGIN STREET CONSTRUCTION 1 , , , I LIGHT POLE LOCATION \ \.„, , , .„. g.,..... NEW 1" COPPER DOUBLE WATER SERVICE (BY OTHERS) _ - • I,. I / 7' , \ 0 ...... NEW 3/4" COPPER SINGLE WATER SERVICE (E3Y OTHERS) " . -C.,-.) ,..... -,- • r... -, , , ; I I ,..1 , A , ' \ I BEHIND SIDEWALK NEW BLOW-OFF ASSEMBLY .......E.•••••• • ,-.2-:- ‘,. - 5 t-li. ( 5 - .:8: I : :::-•;'-' 7 1 7 r.T4 H NEW GATE VALVE AND VALVE BOX - • \ -\- \ 4 OC) Ik:4\ , , , 1 ,,, J \\ I SCALE: NTS NEW THRUST BLOCK I ' ---- , ----- . I ,„ 10 \ 7 / , 1 7 \ t 7 7 , / 7 I \ I ■ NEW REDUCER . () ( - 1 . -- .. i ,..._ --------- - , c?) ›:-.. :1:1 : '- !..17 .3 -,0....-.. °14: :, 7 ; I NO PARKING SIGN SEE NOTE 18 (TYP ) ----------.." - ' .., ( I I I \ , -,, l • : A 150 WATT SHOE BOX TYPE STREET LIGHT 0 I I \ •••t4 _ td '<I i r 57 0 .- - C - -: - . --. --, 0 /0 ., • .•,•-- _., ‘,. 1 \ I AI- SIGNAGE REQUIRED BY CITY OF TIGARD CI_ ' - , . 't,,. 1, ,-,-,, , ' 1 ' : '"$ 2 ..., , z . i 1 „ 1 . -4 -1 i .i , .,,i ", •, ,- .,:,, , 4,A 3 \ eC I / , x • ...' '. :''''',' ,' - ' ^ . '1' • C ' - '. „ :t I . ( ,j I NO PARKING SIGN I \ 2 00 ''' 1 1 1 . I , ,, 1 1 I '':, 6.1 "4" A e:: N _ „......,...._ , ..,_ ,, , ._ _ 0 .., - • . ,..... 0. .,. ,..„.„. .,„.„. .: ---- ',...... 1 0 0 1 I 1 .r - - ..1.-- 1 I- - ' ',.,9 ...,.:-.:,. .. , I 3 SEE NOTE 18 (TYP ) , , I •., • : \ : •-., I ' - . , ,4401:0Q -•'*"." -..4 9 I 110 -::.T./_ ' -.. ''',0 I . ' ' ... 4..: 1 ... , '' A'', --r t ,, ``,f, • •* , 4 -,,,,, , .4 . . .,.,., _ , ..,,,,,.., 2": ' , , ,,, ,,,,f, I „ +49.34/10.0, LT / . : : I --- No / . I. " ---4 ---r 1 .. , ---N, INSTALL FIRE HYDRANT AS4M I . 41 E1LY I I , • STREET STA. 2+31 24 I I • .. ., . , ' --••- - r' - • •••, - , I ' ---/ .-• ..: ': i•-•: . . / ,.,-; - - . . - ' , ..".".-- " , ',,,' .../, , .,.. , ,- ._-:::,,,..',-,.-i.,:t ...,,';:i...., - • I „ t i I ...'' I- ,,,„,„„,,,, , INSTALL 8 MJ 11W BEND .1 ..! I I ' I , 41-,... , I NO PARKING SIGN ---------- 'I STREET STA. 2+88 75, 10 5 I. SEE NOTE 18 (TYP.) -,....„ / I 1 . . ,.., ) 1 8 ' . • I / 3 s , r _..... 1 I / 1 ''' --- ' / - A `• - ',' -11 ■, .._. , '" ,,,,, - .., • ---- ---, --.. i .- . . '•:-'• ,,: • .. : 4• ' ‘,„, ",°--- .:;.:5 • 4 ' '. ' , 13 •'''' , I I , .--„,„. - ---.. . . 1 .... / I ,..4 I NO PARKING SIGN SEE NOTE 18 (TYP ) 11 , _ 1 / /i f. STREET STA. 3+10 00, 10 0' , L7 , / / I " 01 , , / ..64 1,4 ' ,.'‘,..? ,.. ..:...„1-...- ,. I , , ,, I I ) I , 1 . . . - . SIGN TO READ / / / / .• Ewa+ .y...7, .. STREET TO BE EXTENDED IN FUTURE --5„1 1 0 •- / / / '. , /". - • SIGN TO BE MOUNTED TO STREET BARRICADE I Cy.lf-74 . / ' ` , I ,._'. _ ',;.:,, .--,.,.% e r t : .,, : 1 f , ... .Y \ ,' , I • . ./ . . . , ' / ._ . - . - ' ',.• ' ' F . '!-:.". - v - :; ‘ ,- ? = '1 \ \ INSTALL 8" MJ 221/2" :END/ /. / . - WATER N ,,;., , . .... . . , ill , 7 ' -'',./0. \ STREET STA, •• ' - -, .., --,_ ':, ,,'- .-_,-.-,, '-' ' )r i .■• , refakm._ -- --- . . _ ..... :- _.---- )c, ' \ I \ \ , , , 7 / / , / . ..." ' 1. THE CONTRACTOR SHALL MAINTAIN ONE SET OF CITY OF TIGARD UTILITIES STAMPED, APPROVED PLANS ON ' ' . ' il° STA. 4+80.00 - : END STREET CONSTRUCTION "4 ._______ ___ _A--- -- ,- . N • i \\ i / • i / / i .. - , • ' THE CONSTRUCTION SIT AT ALL TIMES. 4 -- I \ / 7 I • ° 2. CURBS MUST BE IN PLACE PR . IOR TO INSTALLING WATER MAINS. ...". ,,;‘,7 _,:,:',• 6 i Cil . „ / ,._. - • . - I INSTALL 8" MJ 22Y2" BEND ____\ 7 7 1 „ - - ' -,'' -,... . t004" i' : .{-11 , . 3. NOTIFY CITY OF TIGARD UTILITIES 48 HOURS PRIOR TO COMMENCING CONSTRUCTION TO SET UP A PRE- - 1 ' - 1 -• .- ''''...:•.- •-.,"/"•'...-.• . 11 11010. I t 'I ; STREET STA 3+88 98, 10 0' LT x \ / , . — ar. N _ \ :. • , t 1 , 6 s< ....."*. ...1" CONSTRUCTION MEETING TELEPHONE 639-1554 . . , - . 1 , ... ,y-; /: 1 1 \ ; ../... _ . , 4 ALL WORK SHALL BE IN ACCORDANCE MTH A.W.W.A. STANDARDS - .. , _, .. '' 41 ''''''- - , INSTALL TEMP. 2" BLOW-OFF K ASSEMBLY / I \ li i 1 .'. . 5. ALL WORK SHALL BE INSPECTED AND APPROVED BY CITY OF TIGARD UTILITIES. • . . . ' ' - A, ',I • t omr. ,en... : t - , /,, , WITH STRADDLE BLOC STREET STA 4+85 00, 10 0' LT 5 / ''' ) ... , . . . 6. ALL PIPE AND FITTINGS SHALL BE DUCTILE IRON, CEMENT LINED. PIPE WILL BE TYTON JOINT DUCTILE IRON I 1 , . ./ • „•• „'?-' • r.../ '',' .. ./ -...-7. -,..!,.-- ., . : Ny.-....t CLASS 52. MAXIMUM PIPE DEFLECTION IS 3 DEGREES. .. .. i i I? ' - - r. - _ , I ./1 / i ' . / i i • . . ' FOR SIGN LOCATION, SEE STANDARD CORNER WHEELCHAIR RAMP DETAIL, SHEET D3. 7. ,36" OF 3/4" MINUS GRAVEL COVER FOR ALL WATER MAINS IN STREET AND RIGHTS OF WAY. , ; - ' . ,.. . " , • (1 -, rcl , ._, , ,,,, INSTALL 8" MJ 221/2" BEND ,' 7 A -- Exiig4' ..' '-:: , ,,-:';',-. Yi-` // / 7 • . -;‘,,- : ',-- STREET STA 4+43 34, 10.0" LT 7 / ' 1 .. '. - 8. ALL VALVE OPERATING NUTS SHALL BE WITHIN 36" OF FINISHED GRADE, OTHERWISE VALVE OPERATING NUT - ,.:',- .. :: ' . - - - , - . 1 /' •,' 74' .,;, .i. .. FOR TYPICAL MAILBOX LOCATION, SEE TYPICAL MAILBOX MOUNTING DETAIL, SHEET Dl. EXTENSIONS WILL BE REQUIRED. ,/ I - .., , 1 --'„: -'1,:-. i .. I / / ., ,/ I .• " - , . , / , I . . / 9. POURED CONCRETE THRUST BLOCKS WITH AT LEA ST 8 SQUARE FEET OF BEARING SURFACE ARE REQUIRED AT ,, ' / i EACH TEE, CROSS, AND BEND LOCATION. SEE CITY OF TIGARD UTILITIES DETAIL 202. •_::-. ./.,: 01.' -,,•„'"'.,!, - 4'1.;47.'4%4, '-----'):,.. - ''' , ,•:- i f - '-_, • '° ° - ,..-. -• '`' -a 1 .'-!.? , ` ; .f-- 1 '4' W .. / 1 / , , : '.,, i, . , : ',,, ' '' . ' ' '' :.,,'..'44. ' 1 .4• / WATER PLAN -'', , ". ''- ' t i. ki 'I- '-:11 '.. - .. ', I 1I / / i / 1 +, - .• /el.. . , . : 10. FIRE HYDRANT ASSEMBLY CONSISTS OF A MJ x 6" FLG TEE, 6" FLG x MJ GATE VALVE, 6 MJ x MJ HOLDING ' : . , ' " . . , . / 7 7 .. SPOOL, AND A 1). MODERN MUELLER CENTURION FIRE HYDRANT;A-442 OR 2). CLOW MEDALLION, OR 3). , , ::--, . , . - ',, :-.'-; Allib , c; : ',. 1 I , , / , , . / . , CENTURION A-423, OR 4). WATEROUS PACER 6790 HYDRANT WITH A 6 MJ, 5-1/4 MVO, 3 PORT (2: 2-1/2 NST HOSE :','. , ' - . - - ' ,-' - - '''''':-=; ,: : ,-.. , :=.1::71 .74- ..110:1 7;1.- . . / „.,....„( / .....#. . - • CONNECTONS, 1: 4-1/2 NST PUMPER), 1-1/2" PENTAGON OPERATING NUT, OPEN LEFT, COLOR: YELLOW. SEE -," :! - :' , .,.,, : ‘.,-..- f *; Tr . CITY OF TIGARD UTILITIES DETAIL 101 - ,, -,,. . . - .:--, - --'''„ , i-:,/,.* r , w" ';v= I I , F • ‘,. 110. 1 1 .." :/ I - ,,,o. . . 0 • - , N . -- ...,- t ' 1 ; 4' i ; . -' .;, : t •I ' :'. 4 .4.7 ' ; i 4' ; 7,-': ;..;4 1 11. EACH FIRE HYDRANT SHALL BE INSTALLED UPON A PREFORMED 'CONCRETE BLOCK WITH 1-1/2 CUBIC YARDS .- ' - i ..1 %, . I • • °.- .., , OF CRUSHED 1-1/2 3/4 DRAIN ROCK TARPAPER WILL BE LAID ON TOP OF THE DRAIN ROCK TO SEPARATE THE - -, • ' ' . -- - ..-. - . T..t. ,, 4 - ,". g ..'`I ....° . , . ROCK FROM EARTH COVER. , ...-- -- - - • • • - . - 7 74 4 ,- 4, , sr ,-;.,./ g. -4 • /•;.- ...,1 ' - - ';. : " - ..;'':,f; ''': ::t: ', l'Ci k 1 " = 40' 14 . 12 ALL SANITARY SEWER LINES WITHIN 10 FEET LATERALLY OR 3 FEET VERTICALLY OF A WATER MAIN SHALL , - ':- '. ' -... s' ,-:. ' ...., - '-', k,' :...4.t ' * A'"cf X , - At . BE ENCASED IN A REINFORCED CONCRETE JACKET 6" THICK FOR A DISTANCE OF 10 FEET ON BOTH SIDES OF '-"' -I; ' „•,,„4• - ,, , i-„••_ , ,;, - , • . ,; • — - ,: .., - . ., - •- '' ' . ' ' - - , .,- f ` 1 '.:-;, '.. :,1; . . , WITH AT LEAST 18" THE CROSSING WHERE CROSSINGS ARE NECESSARY, OF SEPARATION BELOW THE WATER LINE. - THEY MUST BE MADE AT APPROXIMATELY 90 DEGREES, 7.-- - 1 . . , ..-';- --=, :'-, , rL J)14 ,',1 1 . , •.°- - ..'• `Y' '.i''.•••• . /°,i'itiE 5 -!Y - 1 •_,•••';' I ; ,•- '' ' •_13 ALL MAINS SHALL BE TESTED AT 150 PSI FOR ONE HOUR WITH A MAXIMUM LOSS OF 5 PSI. . _ „ . , = • - '- :-i'' . .-....‘„ f. /T, =•°- - /. rt • ..-' , . , ,-. ., . , • • :-% - •.- ' ,`,* -. .,, • - 4. ''LA 1 1 , . .-- .• , ,,, 14 ALL MAINS TO BE CLEANED AND FLUSHED WITH POTABLE WATER PRIOR TO DISINFECTION,' BACTERIOLOGICAL ' ' -- • ° .° "Z' -' •• - 7, - , - 1 , i° - !-' - .4 -:- : :, Ji.t g„../ • .•_ • • . . , " z- , - - • , - - :':,, - , , , ..:.-•_',•• ,. :.;...,:. ;A.,- , •-' 1 , , . °' - ' . TESTS WILL BE TAKEN BY CITY OF TIGARDIJTILJTIES . ' - ° , - .. , , ,•,, ..,- ....• '•. -r>i•,•/ - - - - ,! . _ , , . . , . . - , , •, . , „ . .•. 7 „.• - - /. ,-;,•-',/ • ,-,..''. ''-. ---=-4 ',.. .f- !/-'• 1 •••,' I . . . 15, CITY OF TIGARD UTILITIES WILL INSTALL ALL COPPER SERVICES PRIOR TO BLACK TOPPING OF STREETS. ' .. , .' - -,/ ' , , ' • - tt Nt, ", ,t 1- Zi?t'' '-,,,• :,--.. ' ' " ';' - ,. , - , 4 , i -,,-,,; . . . WATER METERS WILL BE INSTALLED BYCITY OF TIGARD UTILITIES UPON INDIVIDUAL,REQUEST AND PAYMENT, , .;--- - .. . . . I . . , _ , .. , - , , . ... , ,..%•,..) - ; it, -- -- •/ .-/,,/, s -•-•-!:'*".• -:."k• , .,k4 ' , „ i . , , • . . . • BY OTHERS (OWNERS) , - , . . ' ' • ' - ,.. •. ,. •,',/,. --- .- • „, gi, ;,1 .4.4 1.k - -t • , 41 : 1 . , , - 16 BLOW OFF DETAIL SHALL CONFORM TO CITY OF TIGARD UTILITIES DETAIL 102. • _ _ -.. , - ,. ,, • '• • •-' i =._ . ;=- 1 ' - , 3 - r.i.- . ,,,-- . - , . - . ,. , ..„ ,,.,.„ .. ... ...,, ,-,„ 4,,,, .4 ", g, t,', 5 V: • I , .; , _ .„ • , • . ; ., . . . , • 17. STENCIL BLUE "W" ON CURB At WATER METER STOP LOCATIONS AFTER WATER METER STOPS HAVE BEEN ., ' ,'- -*-.;. • ..Y, ...- --: -', - -...' . ,,,,'-' -'-, - 4-4 ::4' $ , ',., af. ,--, i ,' ;- „ ' , • f , ,... , . - ., , , , , . , , '-,-., , I ,7::, 7 '' ;v.; 7 '',.=. „ 4. ' • :-, INSTALLED BY 11-1E CITY OF TIGARD UTILITIES. -.--, -, 1....- • I . . . ' , - . • .., • 4 -. - . . , ' . . , . . - P., 7 ' ', V . ° NT - ' • -t.: - PS, 7 '-1, ' , 1 s `--• ''•- *•-•-/ . - . , 18: NO PARKING SIGNS TO READ TOW ZONE - FIRE LANE -=-. ORS. 98,810 AND SHALL BE PLACED WHERE, , . . , - - .. ,.. . . . - ' '' ' '' I , -' 1 " - ' i `;- t;,,,47- 'i,7,; k. $ ".■ 7 , , . . ': .. , . - ' , ' SHOWN AT,80 0.0 / ,- ' - '-.' .--- 'i •. ,---'- ,/ '•,' ;1• -- ,,l 57 5," - -,115r 475 1. 1 . . ' . -, „ , .• . 1 • „ , f - - • '' :,•, -•'- -•' ,15 .. 17 `; 1 'E C l''' i 15, ; • ,./ _ ,, • - , 7•_ - . . : _ • -, ;X `.,- ' /- • :, [ 1'.. • 7 , - t. : ,,, 1, li : -- - .- • ' '- • . ;• *. t5, 4-44 '',.•-••': 1, " • --',. . 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' ' , . , , . , ,, - ,* - . , - , , - _ ' . . e ' -VIII* 4 . 11 !•". . - * 4 ,,f r;"‘.4 . , -,,,- . , - • , • , ' , ., „, . • - , . s „ . . , - ' • r ,, . . , . ., , • , ' • , . - . , , . - • -'•-. ., , . • • , - , r ., ,. . . • ' ' _ ' ,, , . - . .1 ; ' _ ' • . • '4 q.: i•:.:; . * •-•- ' 1 --• - - --. -Lt 1 .i- - ' : s' . . , . .1 . . , . ,,: • _ , , , . , , . , ,_ . . . . _ . , , , , - NOTE: - • „ . . , . - , „ ' ' . ' - CONNECTS BETWEEN, , ., . , , , ... - , • - ' - ' 12' .. BRACKETS FOR ' ''' '' ' 6 '- I -,•,-• l o C R O ' op NNE p C LA T ' CH A IN ' ' • - . 1 • , - , ' . 4 ,- , it - , DE . . . • . . . ' • , -, ''' . INLETS/OUTLETS . MAXIMUM STORM 0 _ fl. - . ' ' , . . . . ... :, .., . . ^ ,, III NOTE: AS REQUIRED ' :' 4111 SLOPE SHELF TAIL B ' - ' ' 1 " AS REQUIRED ' OM** IS 3 CFS. ' ' -s • .'i'...._ . ' . .". -- •-- •• - f.•,, -._t• - 7 - , , •• er. ,. . r 4, ,.,,,,, THIS TYPE OF MANHOLE SHALL , IIW 12" MAXIMUM. . . , BE UID ONLY FOR PIPE SIZE ,, ' B la 1166414 B IF GREATER THAN i• - -, . A ' • ' TO DROP ,PLATE .. , , , - . , OF 24 OR LESS. . • Min 3 CFS, USE OREGON -- 4 -,:t . . . • r. • - , _ . ``. K- . , ' • • 1 DIA. INSPECTIO N 1 - 10LE •4-':': : ::' ''. •-• -1- •;: . - : f '' ' '':' ;' :' - D i'..;. : , MIMI - I . . . t l Minh i , INVERT. , • :, • L FLOW l 1111 t , V I , , , - /2"•' - _ • - ..- . _ . • 1 \ L E11 ,- ___\ 7 i , . , , . I/ ,\::__ . - . ' MAKE SURFACE 1 , (1111117) AND COVER , -- 11111 1 11 1 . ' . GROUT FILLET SMOOTH AND FORM GROOVED -El I4ANHOLE .... !,-.! TEP is SECTION A- ' . ,:' .: ''. - • . 5 .6 4 * :''.. : ' e. - -, : 4 .. . , 4: ., . . . • INLET 1 1 I 1 1 I ' ') ) 4 - - 7 - OUTLET • , SECTION C r . .., . 24*------] ' , !!!!!!IIIIIIII BRACKET C : H RE: :::: ''' ; ' , "-: : : . * ‘ ) ;, -;:!- :;, !1: •> .---:;4: :::!7 :ir i '4' 1 !-;', '' '' ,,, . .v.- „- . -• REMS d'• 3- '' ' ' 4 4 - 4, , , ' • '.,,,- `',. ‘ , .: , " * .",•' , ,c s f,;"•:' -' ,,ii 4: IA, _ _ ' I INVERT TO DIRECTION • ' • DETAIL A . - - -ARTITION TO BE FASTENED ' ,- j.---. ,. - , - , _, , . ,,':' -,-;,'".•;,;',.", 0 .. ,i, I - OF FLOW . . PLAN . . , 1 : , '',„ ', (,; ',.--;'''-' -.' '',. :•`',.-„.';',..-' 't:',.:.;' `; ,- 7 1 I ''"' , . 4 „, _...--- MANHOLE FRAME , (PARTITION LOCATION) ' TO MANHOLE WALL AT CORNERS „ AND 2 0.C. ALONG SIDES. HI.1 ••,.._„/ , , • row MAIN SEWER LI '. I / / MANHOLE TO CONFORM -i- L . . . . 3 BRACKTS MIN. EACH SIDE ' • h ---2" - "1 . . - , , . . . " ' ` ,,':"'"V :,- ' '.: < FE _, .1._____1- WITH ASTM C-478 - . us' ma AS SPECIFIED . . „ ..' ITH ' ,•,,,t,,.,-r , ', -,,• . 'e A' --'-''" 1 2 SELF TAPPING CONC. ' W CONCRETE ANCHORS. INSTALL ' > , - • . , ,-,.. ' ' •••'"' ''';.-• 'j * . j;''..`,,fil,-'1 - ' MIMI an& , - 1 . - ACHORS. PHILLIPS S-12 • PRIOR TO MANHLE CONE. ..- . , • - * '-',' :. • :74' - ,t , t '-:',,•'.." -;.-1,6"...Ii"r LOCATE MANHOLE CO ' ' mom TANDARD : OR eROVE! ,IQUAL, ' INSTALLATION PARTITION TO •-. " ' GALVANIZED CHAIN, 200# \ BE HIGH DENSITY POLYETHELENE, SEC ', PARTITION --- --FiFt ' , , - -11°== E ' "....\ ' . . . -,.. AND FRAME OVER LEDGE =MI • ' . • , PRECAST SECTIONS , 1/2 X 1-1 2 STAINLESS " ' BRACKET ;:.?:. • ."--_-'-- '..1 • •,7;:• - ,p- , 1-• •., , r %, , .4 4 , OF AT LEAST 12" IN MTH 11 . - --1 TANDARF VARIES 1'-4' CAP.ACITY, SLACK WHEN . i . , . In PLATE IS DOWN. ' 1/2" TFIICK, ASTM D1248,-78. A t - . 4, ,., ,' .,, I, : 'r . " ,,, - :) 3,, STE . 1,I -;. '' ; '-'; •„."'-;-.;, -rz•"--1 - •;02!. 4.'34 •-,,,'. - _ ,!,„:" - ..., l'i-- .,.: ,-T -, ,',.. . , 4 0, ' : ";,? r ,"=,4 , =-.-' ,:,;._ . ,- ,i'• ' • REIviOVEABLE 1/2" HOPE -2" I -I . . 1 : • 41 6" • -I- : ' ' ' • , , , '' ' ', ' . e ' ':',1 4 - _ !..:: 4 . z t....7,R -,: , re 4 / CAST IRON COVER AND F' , E ' . .i •:' t.. . . • ..., ki .,,, 12 . :...., ,' PARTITION PLATE'• `... • ._ . .: -" . - ,?, , ,,: n _ 7: ..,, J s.,t: : - .4 - - - . ,,f'; , 0. )- , t (SEE STANDARD PLAN) 7 MATCHED FINISHED GRADE OF STREET . _..1 1STEPS ,4 N I- IO L E " f" - ' -...- 14 . •• • , ,.'? /. • - - .• - ' . , , ,' DROP PLATE (GIAIN TO , _ ., . . , SET FRAME IN •gr „ ,., MANHOLE AT ACCESS). STD. . {- o " C `•?:1 7 " ' ;'1 ° - ,, ' . 7. :1 t.I.J STANDARD MANHOLE--\ -1 '"'--: ' ' ' , i `o -••••nownow-4 NON-SHR INKING GROUT FINISH GRADE-N FRAME AND COVER • . . 1 ' , . , , t - . „. ,-- . r- -•••. ;••,,, '''&4," ' • 2" MAXIMUM 27" FROM •-.....„., /2,I 0 - k DIRECTION ' . . TOP OF FIRST STEP 'L. "M- FaIMICTOP --, PLATE - A ''-' I* . . • '" ,% - - . . . . ,,-,-- 4 TO TOP OF CASTING I/4 M11■101111111•1111YAM 70: ,,,,,, A 9e/if , A (DETAIL C) A IA. ..,. . •,*.- I , SET FRAME IN tzIrkiittii717.0FROM 'w - ' , DETAIL B ..--1 ri 1. h- 1 2 - ' • -- . , . . 1111 . ' NON-SHRINKING ,/, , . eitfiNEIL:3-.1 w.-.1 F" - •- - I 1" TEE ,, 80. ' PREFORMED 4..---GROUT • --1 PARTITION ' ri STANDARD 48" 111Wiesi, al. LA"' P STIC GROUT ,, ,„ t. . , TOP OF CASTING . ' - PIPE SIZE FLOW -• ELEV , 5/16 DIA. ' SLOTTED HOLE FOR , . ,•:- 2" •r= : , - MANHOLE RISER .-$-1.•• ' f_ INSPECTION 111 I 18" MAXIMUM I 110 01 I E. . • 1/2" ANCHOR BOLTS 1-- GASKET PRECAST .0*: to, III •i,V ' -',- __.____---- PREFORMED 15" MAX DIA. • ATTACHMENT 11111■111W " 1' 1 , 0 • 1 7 48" FOR PIPE 1-.111111111111111111111," .,' CONCRETE ir, PLASTIC GASKET - ' . ' . • 1 plk -0- I- - 1/2", ,.;:- /- 'p , ;1 , r2 j 1 4 - 4 ,y1w , ,,,, : .y,, , .,; V, UNSTURBED SLAB - ' PARTITION PLATE BRACKET . 1_,I 24" OR LESS MOVAL3LE DEFLECTION PLATE 1 MIN NSPEC ' . ITION 01 13ELOW M co - . ....._ 48" 7 12 WIDTH4 HOLE IN PARTITION 12 GA. STAINLESS STEEL - SECTION D D 410 ' 4-p ,- - , . /2 „ < _._ 60" FOR PIPE 1, • - -'•:.".. !A* • i MATERIAL: STA' ESS STEEL, ' , ,, ' Or &,.:i4 „I MANHOLE RISERS. 1-1 o I FIBERGLASS PARTITION: . , . . ' . OF CUT MATCHES THE SINGLE FAMILY RESIDENTIAL 3.5 CFF/CRE ASTM D124878 A ACRE . , . DENSITY POLYETHELENE (HOPE), 1/2" THICK . . . • . ,. . - .•• , . 1 :. . . - „ . , , • , ,., _ ,. I - 6 2' 27'' OR LARGER COMPACTED ,'•: Ilf ,, , . ALUMINUNI, OR FIBERGLASS PLATE. MATCH ' • , . . • • l'r ' ' 3/4*-0 g FJ NOTES: ' - - - ` " ,;,1- II,. -i•-: ), - ,..,,, . _7 73Eir:,37,,,fi:42,::.;:,.<5.ri,!;.,,t(a.T.,...,,,,::;:ilii 1 1 > o I ! -, ilk , .-- DETAIL A ill111111111111111111iN . I E. OUT '•• -, .„';', -...:' '-'• 4, c-- : :'$ > _ , -;_ , . : ;;,1,-', :i t r ) 12" MAX. FOR CONCRETE PIPE I'' ' '' \`'. :t t , CRUSHED ROCK *'..t • ' 48" DIA. 1. HARDWARE, FASTENERS AND ANCHORS TO STAINLESS STEEL, DROP PLATE BRACKET - - 1... / PIPE -1 0 GALVANIZED STEEL OR 1/e STAINLESS 4 GA STAINLESS STE ,`,..'• ,/. , ' -• Z a 1. ET o TOP PARTITION TO BE sum v oL u mE REQuitEmENTs 1 5" MIN. 2. REMOVEABLE DROP PLATE TO MANHOLE PARTITION TO BE NSTRUCTED , , , • , , - -:,. „,..„) „ _' , „ z •, t, 't:„t„! ;,:, 4--; ,_,.,,_: ' *z - , , i, ,' ,r‘, :,,.*!., . , . r , "• ,i,, •f'; ' ,,,,,.,_,. ' ,1 : 1 17FT. SLOPE .. -. CUT SO THAT BOTTOM „ , .,_ ,,.Z ,-..... Z„ 91 - A.„,„ • ' • , "-•-;;'•'.. , ';;-': ... A *': '- 8` .1 7 , ; : k i - -:A • • . 0 - - '! 4 ._ ,.....---.-.... , .._ , , * ' ; • Y. 4 • ,,, , b. 4. .., la. , - •• - •4 1 ,4 - 1 . L. 11 o -■, INVER OF THE INCOMTNG PIPE. MULTI FAMILY ESIDENTIAL 22 0 C R (A COMMERCIAL/INDUSTRIAL 94.0 C /ACRE AND INSTALLED PLE CO . , • , ilii.1=11M1131V----- SET IN FRESH , . 'T. • - 4; , , •:' • ' 4-*-- . 4 , - i. • ; --‘,..- t 8 - ' • ' . . -,„ ,, d - ' • ,. . 5 . : ..;. - N.- c 4 , I :. - ' • . ' .11110 4 --- II . . - THE RADIUS OF THE CUT ULD MATCH . SECTION A-A 3. MANHOLE AND BASE PER MANHOLE DETAIL (DWG. 010). -, • - ,,,' ' _, '',-: :, : °II- " 1 ; - . ::-; • ':; " -'..1.111 r''': - INSIDE DROP MAXIMUM 2'0" • ' ' "co g: . . , CONCRETE AND T pipida.0 ,./ _....k, . ' fl; Ai 4 .. • < . : . ''' • • 4 1 . . " A • • ' ' 4 ' ' 0! SHO L -0 J THAT OF THE PIPE. . .. '. . . , ' , . . : . ' -= T•I' '.:• ' ' ' 5 .-ct VERTICAL DISTANCE, • 7 : ... . GROUT t::1 ' t..0-• o a rA CRA ,,31 12" LAYER COMPACTED . , , g , ,.,..., ,, ak • ' ' , , INVERT TO INVERT 6'0" MINIMUM el* * ,,, V ‘1 dr. unified . - , _ ---'''''' LAYER COMPACTED WL (3/4"-0) SECTION B-B ' . DETAIL C 4e- unified NO. 100 1 OF 2 -• NO. 100. 2 OF 2 ' %,.....------ sewerage • •,:, ,. •>, o-ff..:,,,:',.._ '' BASE MATERIAL(3/4"-0) • 6'0"MIN. . , . - POLLUTION CONTROL MANHOLE %,------.. sewera EILLUII2LleallEglidARKLE -,:s ;.:c , , NO. 010 . , . ' ---'' agency SCALE: NTS tvb(A --- agency SCALE: NTS I A . , u „ STANDARD MANHOLE . A-48 CLASS 30. / 2. COVER AND FRAME SHALL BE GRAY CAST IRON AST DETAIL 40.- , :-...,:., - ''' - (1 ; • , ."r t 'lZ. 1 "' ';''' '., ./..-.. -?''''.'` '','', i.;- r . SCALE: NTS 141 sewerage FLAT TOP MANHOL g y 11 unified NO. 020 A .../- ..,.._.--- ,E . Yor INSID DRQP MANHOLE 4.-- unified NO. 060 . *....5-' sewerage- _....------ E- ., . ... _ , ,. .- ,.. • ••: - : f -, . f -.%i . , , - STANDARD CAST IRON . ---'-' aenc -!' gcy . STANDARD MANHOLE , _,'0: ,.,,, ,,, .. .. :.:::: - SCALE: NTS aen SCALE: NTS DETAIL A . 4sp ,...,..' , /" 1 - ' FRAME AND COVER „ -' GRADE RING , ,.. - '-- ..,.• --"...,•. ,• HOLES PRECAST OR BORED •,,,•.Ii , , ,o, • - . Th -. PA . t .. t , _ , , . , WATERTIGHT MANHOLE RING . 3-BOLT DOWN COVER ii ,„ , FOR STEPS SHALL BE VERTICALLY Ella 'MIN :,. v , s , ...: 4%.0 -_-_,,44 6 •"t9 r .:;,: „ I i.' i li.: : 5 ., %Q SPACED 12 CENTER TO CENTER. <.., „ - , .t.' ••• '* Lt., ' • ',•z ,,.1 •-,-•: '''f-_;\ , II 3/4" SQUARE 0 0 1111111 ' SEE BOLT-DOWN DETAIL FINISH GRADE . ... „ n , . 7 lint - , ,•-• ' cz) tv -4-• !' .: Jo '..;!.4.4 ' -.,..„) fl.. - =,•0 - , - 1 vi ,' " ' 1, e„ c:14 ,.*:,, i rS ) ea .,.."& ,.9 '<1 ,:,z;-" NOTE: 7 - • ,- , 4" ft ..„, < ' ' „ , 0 0 \r 1110 110 1 MANHOLE STEPS MUST BE TIGHT AND FIRMLY ,,- c:G , 1 A ArAii A B . B . ''S..*.\ :c* ,*. 47 " WATERTIGHT PIPE PLUG ' , , '`• 00 o c: i D o b • 0 0 . - 1 - 2 • - •• :- - 7. -, '"': ' '-il'i • i•,,,, , f", •-`-';' C:107 1 DE1 t A tr A ' B ...,.... B `i.,,e _ 1.1111= _ o o NOTE: / '''• - . .............1, S El a 0 0 0 0 S ':-• ". N • . ' -:t.&••••:,‘, . PROVIDE 40 FOR A y"- ' C10. ADO f• 1 ' .0: • -•--- 6" CLEANOUT INSTALLATIONS ARE .-, , MI IMUM 6" AROUND - , 1 00000 0 _. TE EMBE T D TH 11-1 s E T Y A. M 7 U : S N T G A p L u S L O LI M NG EE ou T TH E ASTM LIMITED TO EASEMENT AREAS N, ..-. .. . 1.4 .... . MANHOLE STEP I '".- ;;.•• i ' , 0 0 Mr 441 - , .. ' 7 1. v , ,RI I O N ON A , ,"'„ "-,,,, C] DO 0 0 0 II -.------ 9 7/8" 0 Il L ea ..,......... 1111111111111 ' ait,.... ',CAANOUT --; *,•..1 , F-1 -•,,_,_,, -- ;'".'4'''' ---. CUTAWAY VIEW , .. - 4. • 1- i .?•': Y:4: 4 ;'- ' , • . 111111111111111111111 24 3/4" ' ..-I )., ‘,-.• - <, ••,. „ ,° , , LI a -cri 1 I SANITARY STORM . . I ,- 18 , At.._.,..,, ,. , .._„, . _ ,,, .. • . ' SECTION B-B 25" • • 3-3/8" FOR PLASTIC -/ ' 1 • • ;'• j‘..,,. t, - „ , trios., , , , , . s - ,.:,•",,'*,', '='''''''- 5 : '- %. .4 i i ■ 1 7,8) I 1 ---- "Va311. ._ T " iit-ria 0 I-----;- 13" CC -I SAFETY STEP 4 FOR GALVANIZED STEP •\ Nc 6\. - • ‘C:`' 4, ° " '• , lb ' - , . , • , - - -. , / f -. 1 : , :L ''-: 11=111■1111=111111111111111111 v 5 - 7 .. /.-216rApipwr La Li , , _ , - . ■ - ''" ':',.■ , %.?,':* .. li, : ; ,•.? ., * 4, . : '' -'" IM, 6" .mi.".AW--4'7- 1 1------ g" " ] 13■111 22 1- " 1 ' 2 --.-II--.-- 5/8" 7/8" I /2 - SECTION B-B I , .-., .=.- ' • '''- 0 ' - - ' :-:.' - . 4., ,,,.,',+ 1 i -- 23 I SEE 8"--8-5/8 DETAIL A . MATERIALS: . „. . - I. SECTION A-A 27" a cc ca z cc) ' , 30 3/4" BOLT DOWN GALVANIZED: - Mill - -• A, "., Pi , ti ,,, •0 \ \ \ wm \ i r ,/ F I - I - 25 • " I 1 t DETAIL #6 (3/4" DIA.) GALVANIZED DEFORMED REINFORCING BAR. .. ' .- • r• - . • b . - . \ • ' '''&%•"... 4 , , , _ - •,:,„ , : - -,.,,,.. ,_ ,:, -'.., ci ...4 3 :: ':- - ,...1:. : , ,':i' ;' -, s , : , - • : , ... 1 .t.:...% • 4 ; v ' • r • i '1 :,. / -\ A • x\ 1=1 ",.. t . I SECTION A-A , ., - „ REINFORCING BAR CONFORMING WITH ASTM A-615 GRADE 40. `,..,4... 4 : ' ' i• I . „' : 2 1 -, .. '4 • : }: ' • • .... . .). ■,....\ . • - • • //' 1 7/16 5/5 GALVANIZED CONFORMING WITH ASTM A-123. \ ,\''' •",A \'\\•. ME/ , 1/2"-- '-, 3" 7" I I PLAN PLASTIC: • . . , - t Fo!" _ - - .--- •'''::-T1 Mr/ , , ,.---",,,/: T MUST CONFORM WITH ASTM C-478. • . , .1. ,, t".,... ,, :‘,.:,,,- 1/4" ALLEN HEAD BOLTS Mr /;,,, 1 1 ■• la a r r 7 / 8 - Ests.F..Tilif. A 1/2", STEEL REINFORCING BAR MINIMUN 1/2" GRADE 60. 3 / 4 -_ 0 _/ ' CONCRETE ENCASED WYE- \__ ' 3/4"-0 ' " I LONG RECESSED T ;,: , . MEETING REQUIREMENTS OF ASTM A615 ENCAPSULATED , . ro 6" .i. • , - P7 / 3" 3" 1-- ITIt 11 /Ark" 1 lie 00. WITH INJECTION MOLDED COPOLYMER POLYPROPYLENE ' Tel. 1 1 „/ / / / „/", .0, / i 1 1/2"--13 N C. X 1 1/8" 1111117/ SCALE: NTS f4 S. STEEL WASHER WITH SERRATED SURFACES. 4. unified NON . 150 , D CLEANOUT . ,•-,. ,i,-,,, , /.://: 1 //P I .- 23" - -I .1 HEX HEAD STAINLESS STEEL CAP SCREW. T„irre . 3/32" THICK , ti A unified NO .. , U A __-_---------- : e g w en e ly age . STADAR ... . , - • ,•. '1.'. '././.,,,/ ,/,// - 24-1/2" • 31" 3 REO'D. PER COVER. 3 / 4 M / RUBBER I ami ,,/;.,, WASHER NI NO _1 _0 s . ..., / //://// SCALE. NTS - r et ,,, NOTES: / / / , • / / //, BOLT-DOWN / 6 Hif1LE STEP .• '„, v) '': :-•'• ' . - -.;;. ' 1" : '.i: 1. USE SUBURBAN TYPE ONLY IN NON-TRAFFIC AREAS agency . -01;7 '1/ I/ I / / /// 4 NOTCH LID FOR LIFTING HOOK 11.7 / 7/I ./ .,- ,NI 3. COVER AND FRAME TO BE MACHINED TO A TRUE BEARING ALL AROUND. /., / 4 . „1 7 , ' 1 '*. ' -- • ' Ca /// . . ' . 0. DETAIL NO. 120 • . EXCAVATION, FILL, AND GRADING NOTES: -6Y21 , , , .. ,. .•1••••1.••,..:. 1.1 /IMMO -' 44 5 , 44" ..' 4 ,','-‘''•-!'• -. -, . % : ., .. . , 4 :Y-': 1 , ; - ' A Li A ........ unified NO. 155 4.- unified s...:%" , sewerag MANHOLE FRAME AND COVER e U A , agency SUBURBAN AND STANDARD OTE: COVER AND FRAME SHALL BE OF GRAY CAST IRON A.S.T M. A-48 CLASSS 30. u A ....P.----- sewerage NO. 130 EXCAVATION, FILL. AND GRADING NOTES , 5. ' 1. EXTENT OF GRADING SHOWN ON PLANS SHALL BE CLEARLY MA ON SITE BY CONTRACTOR PRIOR TO COMMENCING ANY GRADING - / - -I t - . . , . AN OV • • l ' - 0 - :-I•' _ ..,• . „ . `. ' E 4 IN SCALE: NTS SCALE: NTS unified WATERTIGHT MANHOLE I- ,,-- ,,, 44 :* ;•:.' , -,-•-::.1. OPERATIONS. OWNER SHALL PROVIDE SURVEY REFERENCE POINTS. - - ' c: •§01-_, 'I' . ;'.,, 1--•-9Y4"-.-1 • E D CER NOTES: • " - ' --.' agency FRAM 2 ALL VEGETATION, INCLUDING BRUSH, GRASS, VEGETATIVE DEBRIS, RUBBSH, AND ANY OTHER UNSUITABLE MATERIAL WITHIN ANY AREA TO , . SCALE: NTS BE EXCAVATED SHALL BE STRIPPED TO A MINIMUM DEPTH OF 4" PRIOR TO ANY EXCAVATIONS OR FILLS AND KEPT SEPARATE FROM NATIVE FILL 4,11.■11_.... az .,,, 4 , .1. W --- ->„, MATERIALS ..-..,;„..- e ;6 0 " ' 3. - I. VALVE BOXES TO BE SUPPLIED BY: : ALL SOIL MATERIALS REMOVED FROM EXCAVATED AREAS, INCLUDING ROAD GRADING & CORING AND EXCAVATION TRENCHING BUT EXCLUDING A . I , METER BOX EQUIPMENT CO. , , ,: k --- ,_. ' . - a '' WO : : . STRIPPINGS STUMPS, ROCKS OVER 8 AND OTHER ORGANIC MATTER, SHALL BE USED BY CONTRACTOR AS NATIVE FILL MATERIAL UNLESS IT P 0 BOX 23095 1 \ - , t - 1 5 FOR 40 ROW ___ • 12 • _ - _ IS (A) DETERMINED BY ENGINEER TO BE UNSUITABLE, OR (B) MATERIAL IS OF EXCESSIVE MOISTURE CONTENT AND CANNOT BE DRIED OR , 44, , .,: - ',--.'- 8, PORTLAND OR 97223 'ti /L-TH ._7, =I AS FOLLOWS • 5' 2.0' FOR ALL OTHER ROWS Lt., Lo OTHERWISE PROCESSED BY CONTRACTOR TO ACHIEVE SUITABLE MOISTURE CONTENT FOR COMPACTION. 14,18 (503) 692 ., 0 -3200 -., - . _, ra . - i t - •, . , T „ .‘.• E •, :•, . „I \.- ---- - ''Ib• r - ' .- klkipotli CI k Z Z , "- 4. EXCAVATED MATERIALS SHALL BE PLACED WITHIN THE WORK AREA TO THE FILL GRADES INDICATED AS ENGINEERED COMPACTED FILLS EXCEPT -' - . ; - 4 . '44,. p ), ' ',1 , '.; - 2. ALTERNATIVE ,, t; rc : I i - ,• ,'' ■ : bj 0 ' t' 1 '' , 41 . ' ' 4' f .i 6" - t SIDEWALK a! c INSTALLATION. ' ' • -,-;:- i ,' '' - " 1-•-• . • y - • ".. ,-- * AI 0 0 <5'. 6 ,,,,.' 1. V _ . 1p • .{ ' ;;; - .. PIPE BEDDING • ''' h 11 1 . A WHERE ENGINEER DIRECTS SPECIFIC EXCAVATED MATERIALS TO BE HAULED FROM THE SITE (AS OFF-SITE HAUL). I 6 , - • g- CL Q. 8 WHERE ENGINEER DIRECTS SPECIFIC EXCAVATED MATERIALS TO BE _HAULED TO A STOCKPILE AREA TO BE DESIGNATED ON THE FUTURE • 3. CO T" VERS SHALL BE MARKED "MONUMENT" . . , . . ,_,_ . C . PTHECUEPD - * I - 4 - OR " SURVEY" . -1 - P4 SLOPE MIN. ANCHOR SPACING .', c„. . - - ...• e 'ii -. PHASE 3 OF THE MOUNTAIN HIGHLANDS SITE. -- 5Y2 , .. . •- - ' • -''' - ''--,'="'„'-' t' I''. CENTER TO CENTER - tA CP . , A. #, 4 . 4 . : 4 . I P wi ER THIN OS LO T T 12 AF V E C A H s E wi S TH OF 0 F u FILL TLCOMPACTION I IN AREAS O F ENGINEERED THE UNDERLYING FILLS GNVEGETATION EE NEED N O T BE E COMPACTED AND UP TO 12 INCHES OF FILL MAY BE 4. FOR STREET CLASSIFICATION "L 0 20 - 0.34 35 , OCAL" ONLY • , ' tt 1" SIDE STREET , / . , e jr ROW ROW El___4_ i- JOINT ACCESS 17---- ' / \, 17 ‚. ll , • 2 ' ' fq ''' i 't•7. '•:" •-•':' tl - . •.:" , :. -,r ','- I • ' ' 4 , [ , 5 STREET CORINGS SHALL BE PROOF-ROLLED OR OTHERWISE TESTED TO ENSURE THAT 95% MAXIMUM DENSITY COMPACTION PER AASHTO T-99 . , , ,, . ,,i -- '.- 0 35 - 0.50 25' POUR AGAINST UNDISTURBED SOIL VIEW CURB 1- H - 1 -"- I .: 4 LA IS ACHIEVED PRIOR TO PLACEMENT OF ANY BASE ROCK A MINIMUM OF 12 CORING SHALL BE REQUIRED IN AREAS OF NATIVE ORGANIC SOILS ANY SUB-GRADE STABILIZATION SHALL BE AT THE DIRECTION OF ENGINEER ONLY. ,'1,-"- :\*;-- '.''' ' 4 • P I IC/ - %-'' ' '" CURB - z.•. 15 OR CONC ENCASEMENT SIDE VIEW 0 51+ „ , • . . , , i ,:-•%•,,,, v,t.; 6 t . , . BEHIND SIDEWALK. , -N . . FUTURE SIDEWALK AREAS SHALL BE GRADED BY CONTRACTOR AS SHOWN ON PLANS TO ALLOW PLACEMENT OF PRIVATE CABLE UTILITIES . '' ', `...-- ' . '.-1 - ,- -1 .\, „):,.‘„-V2>,:3,1);›,,,-\-s,Z. s VARIES (AGREEMENT) 30' MIN. BETWEEN 7 ALL FILLS OVER 12 IN THICKNESS SHALL BE ENGINEERED FILLS ' FILLS MAY ONLY BE PLACED ON AREAS THAT HAVE BEEN STRIPPED AND 12",1 8, . </./-- r e '1" ,// ‘ /X/ 77 , , , ' a, ' ' '= ,,-'`:1 , C . ,-; - *": " RIGHT INTERSECTING STREET WHERE THE UNDERLYING SOILS ARE IN A FIRM STABLE CONDITION. ALL ENGINEERED FILLS SHALL BE PLACED IN HORIZONTAL LIFTS NOT 2 4", 30 4 . ' . ' 'i=l4-:% ;. • , \\ )- ' , : ts. - .,. , !› - - v ,, • - • . W /7 '7.,4e.,/,' 1 -: • 5 MIN. BETWEEN ADJACENT R/W St DRIVEWAY EXCEEDING 8 INCHES (LOOSE DEPTH) AND COMPACTED TO THE FOLLOWING STANDARDS . , . , 4 ; , , . ..p ,-Nr ./ '/ . \ v( C N( R=10 0' R=10.0' PROPERTY UNE Se APPROACH , 36'' -., -... - - 2, ;-, i...„ ' ,;'? : -z.. •' i ,1 - , A. WITHIN STREET RIGHTS-OF-WAY, FILLS SHALL BE COMPACTED TO 95% MAXIMUM DRY DENSITY PER AASHTO T-99. . ''t . i 18 • i, , , , , i .. ' ., ., • .c‘, I ' DRIVEWAY APPROACH ' ' I . .. . ' . , -, • ,,, „. , ,,,,...•3 : .V4 - '? '''eY,''''' - ' '..-,` t , ' ',. - -- . i , R=10.0' R=10 0' . B. OTHER REQUIRE RLEOQTUAIRREEMAESN, T E S NG O I F NE L JENRIFEODREMILLBSUISLHDIANLGLCICOE,IvIcPHAACpTTEEDR.T700. : : k' 90% MAXIMUM DRY DENSITY PER ASTM D-1557 AND SHALL MET ALL = , POUR BOTH SIDES A : , t "fr . ' 4 v 4 ill - f 30' :. MIN. BETWEEN DRIVEWAY APPROACHES ON SAME . - ,1 . 4 5-: • - • • _,.• ,•:;,- 4 s AGAINST UNDISTURBED * CONCRETE. & - ' x SIDEWALK la .... - SIDEWALK PROPERTY ----- ' , ' - 8 IN NO EVENT SHALL FILL BE PLACED ON LOTS AT SLOPES EXCEEDING 21+1V OR THE GRADES SHOWN ON PLANS WHICHEVER IS FLATTER. NO . 4' ,- '2.' :-.- e, .,..- - , . i ill , SOIL (TYP ) o z . . FRONT YARD SLOPE OR STREET SIDE YARD SLOPE SHALL EXCEED 3H:1V OR THE GRADES SHOWN ON PLANS WHICHEVER IS FLATTER. . . 4 eia::...........m , 1 atat ig mi lk imminiurit li-, 4* . i t i Shil26. - tut - . • . 9. AFTER STRIPPING AND BEFORE PLACEMENT OF ANY ENGINEERED FILL, THE BARE GROUND BELOW THE FILL SHALL BE SCARIFIED TO A DEPTH -- '-1 7W l-'-- -s ' .,;1 • - , - a. ' - - .. . , OF 6 IN THE DIRECTION PARALLEL TO THE SLOPE. ' L' • ' ' ' • 1 " . , . " . - 4. , 10 - FO .FILL GREATER THAN 24" IN THICKNESS ON SLOPES GREATF_R, THAN 10%, TERRACING INTO THE EXISTING SLOPE AS PART OF THE PLACEMENT ' ., . - ? ' = - .'''"" " 1, ; ',;"'',-::* 1 ' 4- . 7 ji : -S.1 .1‘‘ .' ' ' 8. • 3 ' l'"-- RIVER ROCK . • . r ' . '' ' , OF EACH LIFT SHALL BE REQUIRED. FOR TOTAL FILL HEIGHTS GREATER THAN 30 FEET IN VERTICAL RISE, A MIDPOINT 6 FOOT WIDE TERRACE -. . / / 41, - ''. ' A , . ''.; , /2, ,,,/,':,..-..., / MAIL BOX . . , ' SHALL BE PROVIDED TO INTERCEPT RUNOFF AND TO DIRECT IT HORIZONTALLY TO DRAIN. 4110 1.5' FOR 40' ROW ; , . _ .., - . * : , ..$1-IET ,, , NO . .y,,, ./....././.././ .,,,,,-;,,,/ './ ,,, PLAN 2 0' FOR ALL OTHER ROW'S #11,.., • ' . ,.., . ' :_. 11. ALL FILLS SHALL BE PLACED STARTING 1M11-I THE PORTION OF THE FILL AT THE LOWEST ELEVATION. . - i 1.i , 4J, i , ‘ - -4 , -- , , - . ' : !-, ',. - ' ' ''' -;,- ''' • " --• : ''' ::-_ . . . ..,...4- ' ' - 13. INCORPORATE RECOMMENDATIONS OF SOILS REPORT PREPARED BY LA VIELLE GEOTECHNICAL P.C. DATED NOVEMBER 30, 1995, BY RLI I F N I t. T L Q P P L L A A N E, MENT MUST USE ASTM 01557, OR SECTIONS 1556, 217, 2937 2922, OR 3017 OF THE UNIFORM BUILDING CODE (UBC). 0REO raL . '` , Y O 1 4 .i'l asegewnecryage SCALE - -'. .-- -• - .4."....' 1 Yr A 4 • - unified NO. 270 PLAN VIEW .... 12 ALL DISTURBED OR FILL AREAS SHALL BE SEEDED ACCORDING TO SPECIFICATIONS UPON COMPLETION OF GRADING 4 rial ANogalaL . crrY OF TIGARD . ' 14. ORIVEW: N TS APPROACH tpcooN ,, , - ' , . . ... 5, , CIT TIG20 ........“ a to - • mmajmoufa , , SCALE: NTS . ' - A . - - .. _ . tT _ . - •_, ,= t. - -.1....,- ,- b.„.. - "•.•, ,. • • ;, • * -' PROJthtt.N01;..:V... - c,- , tt- , :i,•,,,'.6•_' .••!•,ii ' '' ;" ',.. ' "t - - - '•'" V ' , • ..' : TYpICAL MAIWOX MOUNTING MORNINGSTARAOUNTAIN HIGHLANDS . OFIEGON , . _ . . r .,, SCALE NTS • - SCALE: NTS FINAL REPORT TO BE PREPARED AND SUBMI AS PER SECTION 7015 OF THE UGC. t, \r•.., , . - , ' 15, GEOTECHNICAL AND CIVIL ENGINEERS'TO PERFORM INSPECTIONS REQUIRED BY SECTION 7014 OF THE UBC, SAID REPORTS SUBMITTED TO THE CITY. TTED , . ., ' " .. _.. . , ,- • ',, - - - --C-, -- 1 - 4,4, ' ,4 , • ,: , , 0 \ACCI\WIL\wIL-DET1, 04/04/95 AT 08 49 , " ' ' . - - i . -, - - -4 „--,,- ,...-, X ,, -.0 4..K.-,,?. '' ' ,, , . - A ..% ' V'-;!-- 1 ,„N '`. .,.-„, - .:- , . , . . . , ,- .' , . . , . . .:': , . , . . . , -, • - . . . r , . - ‘, i • l ' ' ' ' a ' '.: . /A - ( -;' iffe .' 4! ' 1 - 2 IL _• . " d _ .s _ . I' ma. 1 . b �. 7 t fi a" . q iY h j tr . t.,„ + ' y'a ., s 3' _ r _ _ M' .'1'4,,„ s r n•7 _ s d 4 " r � s t _ ` F` • y • r .- ^ } 1. - T "-' p! x• 1 4 - Y• •. a „ Cr t..'4 t , , t I' • 11111111111. - if' 1 ; 8 P AS T PROPERTY LINE MIN. _ . • - , , ,, $ , . , €', t^ - F ' w NOTES . ia) TWO N0,3 BARS SE NO 3 BARS' , _ ° ' , 7,-,', y - 1 : D1 .0 . f ; ;Q Q r� , , ' ''' ' . 3 ;, t < f, 1 , a x 3/4» _ S - Y t AT 6 0.0. 1. 3/4 PREFORMED JOINT FILLER MATERIAL TO BE USED AS SPECIFlfO BY _ , t :;,_ ft: • - t5ESIONE `: ' .' - •:w •� ._ At RECESSED AREA :r'O "• j C D E A SEE DWG. E SSE D 1= t , • - d , , N0.444 fQRaDETAILS ENGINEER ONLY IN CON PAVEMEN OR GUTT i4N0 IQ EXTEND THROUGH ':-*"....;' BUILDING SEWER PIPE ` r '` 1' <` 8' SIZE AS SPECIFIED P U E. ONE N0+5 BAR B , , THICKNESS OF CONCRETE. , W ' ". . , B SAL TOr .s i _0 �F fit= ,f, _ 'WNW I ;t.," x ' - . LW, *4-*_ r W . • r te r ' . k. ` ,r _ as a d t_ B : , _ _ , 2. O NST. CATCH BASIN PER DE K BUT IM i N T' ^ • E TA U ME �IQ W T4 ACCOMMODATE ,- � . O «�+ T f �► FlLLERMATERIAL SEE E t_ � �, T A, rye 1, GEST PIPE SPECIFIED. _ r Y ,:q.` _ ,: ,_ .T� r ^ • NO DWG. Na N0. 7 7E 0 2 r , t s A A 9 11 I' - I'� Ili ' 3 . CONCRETE SHALL ATTAIN d M INIMUtt� C MP.f�ESS1VE STRENG OF 3000. P.S.T. �- - = `', _ L , D _ O AK C if Y• 4" IN 28 DAYS. - `,' "' + C ° C K c ',' <'E�i'�,'r� A¢ - L. "11111111111111 . , r < f ' ^ , - A _ .. ' ��S '� • _ - Y . , K , _` � `' a' - s t)rs !' ,. - v .'X .''R 'Fi 4. IF APPROVED BY ENGINEER, WALLS MAY SE PURE° AGAINST UNDISTURBED - A 1 -� - + r, r , a r " PLANT FABRICATED TEE FITTING 11/1 1111411:1i, EARTH EXCEPT FOR THE TOE? 8", WHICH SHALL BE FORMED. z ' _ - I_i/I { T ;{ ........j ON SEWERS 18" AND SMALLER I d , NOTE: • " ;'�' ., • - z u ;- BAR TO BE USED R JO on _ . , '-� F� __ y ' " + - ' • FIELD TAP ON EXISTING SEWERS RE SE WITH RECESSED 5 BACKFILL SHAL BE COMPACTED 0 95%D ENSI TY THROUGHOUT. - ° -, „ ' , d j AND NEW SEWERS LARGER THAN 18 , A - jx- - � ' :;` Y 4 R IN Y. E " 4 2 1 2 x 8 «p t CUB ONLY. SEE DWG .NO. . 4 LE 0 DO - ..,,,'',--1,4-,-; � CKFILI 2X r AGAINST PLUG TO SEE DWG ' FOR FRAME DETAIL SEE DWG. NO. 384 6. OVERSIZE CATCH BASINS-STEPS ARE REQUIRED - FOR 'DEPTH GREATER THAN » . , r, .. 'SQ. EDGE FLAT BAR TYP. - t r ` , ' � � �' � •' PR EVENT PLUG N0 370 2 4 FEET. I NSTALL 2 FT. FROM TOP T WITHIN # FT. bF BOTTOM. ` 2'1 2 x 1/2 z : . ' a " P9 F A DETAIL : 4R GRATE DE A _ SEE 9 � L DWG. N0, 3 0 . •- � ,. •s = ,; � ' �':� � IIP S (2 , EDGE FLAT BAR w - BLOWOFF &SECURE FOR SECTION B B d. ° r = 2X4 IN PLACE T • 1 ` LA E WI Nomor PLAN iv, , - S r r W I TRENCH BACKFILL PLAN = ' ` 4 �OR LATERAL FOR CURB PLACEMENT „ SLOPE OF PAVEMENT / _ �' SEER MAIN B * �. ► SEE DWG, N0, 400 3 x 2 1 2 x�8 "L '"Va R CURB f d SURFACE EXTEND AT LEAST 3 1 2" , , .1: 4 ,' ' > I. a; TYP. n K r ' �* t`�rr�,x„„ 1 1/2" TYPICAL OR AS 3/16" I/\ �' L 12" ABOVE SURFACE i / / - TOP OF PAVEMEN ; SPECIFIED BY ENGINEER I 2 1/4 ,. �''�' . t ��, /'f . L Ji BOTTOM OF . Q � 1_ 2 1/2 " --- I-- � °' p �'' ` . SUBBASE 1� �i I 1 MINIMUM SLOPE FOR o o ,4,--- F-+ '" �i r 6 PIPE = 0.010, FOR N j 4 1/2"--.--.- . O Q�. , , , ` 4" PIPE = 0.020. : µ .. o PLAN , ; #,' .T- HOLE EP ' z * a 6 MIN O '''.0": - BOTH ENDS 3/16" 2 1 2 " x 5 8" „ - r, , q. L4 ; + .. ; _, r� - 1 TYPE W " DIA. PIPE o N a THIS PIPE DIAMETER DETERMINES ALL BARS SQ, EDGE FLAT BAR SECTION A A - ' °. a Ls J' a c • ° 1 Ail MAGNETIC TAPE I SERVICE CONNECTION S * 0.--1 / ,� ,� , - W° SEE TABLE BELOW ) , A : l STANDARD 1'- 1 7 8 10 - 12 3 18 EA. t' MARKER. v OVERSIZE 2'- 3 3/8° 15" - 27" a 3° A ,. ' ;' ; j GREEN W/ BLACK LETTERS (WASTEWATER) z �` SEE DWG. NO 370(P91) FOR I i [-� !N-4 ' . v ; , ' p ` .. . _, „ GREEN WW // BLACK LETTERS (STORM DRAIN f v oo ' m o� FOR GRATE TYPE SEE DWG. N0. 390 0 :. 4 PLAN & SECTION A -A )- f: +�■i C ' -s ; ' 1 PLUG . w REQUIRES TWO GRATES. SEE 'n "' i� -• TYPE * W DIA PIPE PLAN +� ' . - f' 3 ' ' ` s _ DWG. NO,380 N t ,:. �f��ll ' $ ' I . - 4 w * "STANDARD" AND "OVERSIZE" ARE STANDARD 1 -1 7/8" 10 " -12" TYP. 5/8" x 3" BOLT -- 1 `- 2 1/2" `' x • c, `,_ AA a` , ; 4 m WASHINGTON CO. DESIGNATIONS l T OVERSIZE 2' -3 3/8" 15 " -27 1/4" V } t ;; TYPE W. I W. )'z 1; � $ cz� ` l''''''' '` t „ :a ‘IA " e a : b . H , co j STANDARD 1' -1 1 / 2 " 1 �` 0 " - �' � y' u 1 rc, • ° � > a. 3/4 - 0 PIPE ZONE MATERIAL �� f FOR GRATE TYPE SEE DWG. SECTION A-A �. �, 9.� . ^' ° ° AS SPECIFIE ' - v • -4- : ` N0. 390 1 OVERSIZE 1' -1 1/2* 1' 0" � • <� ''' - , 6 .. 1 1 REQUIRES TWO GRATES W o �, SUPPORT TEE WITH , . ,.,.-• : ° . . , . „ a� • NO SECTION B - B REQU IRES TWO GRATES SEE TYPE DIA. PIPE W. I W. , , . 51:0r 0) .; ,,,,,..,,,,,,,-.1 e ' r BEDDING GRAVEL, • • '` ,,, DRAWING NO 380 `" " • » �' - 'a tir 1. BATTER OF 1 4 TO 1" TO 6" - w - 6" --- STANDARD 10 " -12 1 -3 1 4 1-1 7/8" STAN DARD AND "OVERSIZE ARE WASHINGTON L . ' . ZT - 1 ` ' MINIMUM 2'0 WIDE E / » -- I I *" » ARE 1 / " ' . ' �; = -, ;`' FACILITATE FORM REMOVAL STANDARD & "OVERSIZE" » COUNTY DESIGNATIONS, , Z7 p C3 a e 6" 2 - 4 1/2' 6" I__ " 3/8" Z Z: ` / WILL BE ALLOWED. WASHINGTON CO. G0. DESIGNATIONS. OVERSIZE 15 -27 2' -4 3 4 2 -3 .'� �- � • *` 2 TOP OF WEEP HO 1 REQUIRES TWO GRATES 9): Q ' _ .� : r -v`' f s : ` U1A op- unified NO. 300 SEC TION A - A .-_.-4-, h E -" A V h -f . .:•',,:-',1 . f AT SUBGRADE. �� un ifi e d N0 3 70 2 o f 2 �' Q <`-� sewerage -- ry es l ! UILD SEWER agency uifiof 2 se H ASIN yr" agency' S CNT `r- fi 0. 3uni �- swage CATCH BASIN J' wage FRAME f sewerage CUR TYE a SCALE: NTS a gency • SCALE: NTS � , m .° ��',� . � ;; �� ,� J' OPTION: CONST JOINT= / " -.- 1 + ► .te a h �\ ''ay I \� 3 OF SURFACE R / SU CE A EA • • Q _ dim 1 1 NO 5 BAR 30' -0" MAX, 10' -0" MIN, 32' �� ,' , e-' 5 ' , 9- ' .6 ■„ s� Y EXIST. DRIVEWAY 16 16' - o tu �'4 ' ` '"11'.' 4'_' , :1:,3 : i ijA NORMAL SLOPE WIDTH VARIES 24' z I MATCH GRADE - I �- rn ° ° '� OF PAVEMENT c �, 12' I" , I ,- ce - . 4V y ; N > 's • < '" \ MATCH WIDTH \ \� \\ � \ \ \� \ \�1I / /1J / / / / / /// © X `?�: k 5. \\ • . b.xxxxr xxxxxxlI /dr Ar � �.e/ ill OF /4 REB ■ � � F a ; tJ. -4 VARI N, A 20" 1o"a (v ERncAL) fJ „ i: u;: . -- > � - � » R/W LINE 1 \71∎ \ \ \ \ \ \ \\ \'1I//////!///// A - �� ,7. w w, ;y , • " "1 1 ( VARIES 6 "x6 3• ` . . , ' =` ' k•-, )° GROUND I___..1 1 p 4 :> 2 S i � • „ T r, ( SEE TABLES) .., 10 GA. MESH �1 _ • . A P P Safi • r. r ' : -. s - '11 18" t•- I 1 I I ij ' POST I N I • � _ ' , - r ,C .;.1'1.1?,:--r, t ; ,V-.'-' r II SIDEWALK - > '; " ' OPTION: CONST. • I 1 . • r ' ,. ,. , ., 'T; s F A • JO NTS S ION ■::e CON zY s ' x Yz ' HOLE ( ' - } p ' JOINT= 1 3 OF J OINTS SURFACE AREA I 5 ' - 6 " I ;' 3» - 1 1 2 B CURB JOINTS B NOTES: 1 3' x 1 Yz" x ale 0 ' ° 7-; t . ' " �- N � � MS CHANNEL NO 3 BARS • I MI 1. MATERIALS: _ - � ' a 0 RADIUS 25' MIN. 1 C URB 1 rm SEE HOOK I I a O 2 "x2 "x40 ", 12 GA. GALVANIZED PERFORATED STEEL POST, BOLLARD PLAN PIT RUN OR ' "F -r : , :g k / BAR DETAIL A FACE OF CURB 2" MINUS GRAVEL' ► P L :f f' a 3 - 0 " 3' -q" O 2Y2 "x2Y2 "x18 ", 12 GA. GALV. PERFORATED STEEL STIFFENER POST. 10'� • • "TAUT t, t :. ' 'T; ;. Jr fl_ : . N r • 0 ' • p - 5 ' - 0 " MIN.- ----5 � Otl MIN. I t" ROUNDED SUBGRAE REINFORCEMENT a ; 2Y4 "xi Y4 "x36 ", 12 GA GALV. PERFORATED STEEL ANCHOR. /- °' ;'°' ?'_= "" 15' -0" MAX, 15 -0 MAX. » i if I� ( N GEOTEXTILE, AS REQUIRE 5 . ;. �,_ P 3 - - PROVIDE FULL Y VIDI Ti - LAN A x3Y2 ", GALVANIZED HEX HEAD BOLT WITH LOCK WASHER, OR V6" OF INGRESS /EGRESS AREA ' ' : , t:: ' - a • y ., ---- MIN, 1 1/2" f 0 GROUND ;' e z'," CORNER BOLT. i PAINTED 1/4" THICK { ±) ` ' ' • y ' '� ' Is, . _ USE EXIST. EXPANSION JOINT » , k FUSE SAWCUT AND PLACE COLD JOINT _L___ J 7 A6 "x5 ", GALVANIZED CARRIAGE WITH FLAT AND LOCK WASHER, 2 STEEL TUBE POST (" r.'"'-: + 20' MIN" FOR SINGLE FAMILY AND h NO 3 � w 3 O BAR 4 ` • F & � - c ' „ , ,`� 1 8" O BOLTS PER RAIL PER POST, : C/A ° r ^� -`� DUPLEX RESIDENTIAL - ; �' " N �` '. 1 ,t O 2" x8 CROSSRAILS- PAINTED WITH REFLECTORIZED RED AND WHITE N ` ;4 °' � `' L1 -1/2" EXPOSURE PAINT. - , a _ - c , O WELDED TO BOTTOM PLATE • . ° � =n? ELEyATION B -B 2 SEE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS 4 ....- unified FIG. 3-1 A ' -:"t`: : r 6" AND HIGHWAYS AND THE OREGON SUPPLEMENT, 24" x 21Ye x 3'e' - - ' „, •? .,, ANC HORED IN CONCRETE - 6 6" 4'e U -BOLT -1 MS PLATE -se wera g e .. • >, I • >, ` ' , . 3F -1 BARRICADES 1 .. 1 "r_ , W 6C -9 BARRICAIDE APPLICATION 1' CLEAR 0 6C 8 BARRICAIDE DESIGN z" FlN GRADE _� agency SCALE: NTS '� g z O STREET e _ 3 r# , ': ;`i ° ��Ye CLEAR ", ` * SECTION B -B c - a' ': 3 . ALL MATERI A WOR K MA NSHIP SHALL BE IN ACCORDANCE WITH' J T , '!!i 4 f, `° s'' ; HOOK BAR O THE CURRENT STATE OF OREGON STANDARD SPECIFICATIONS FOR !.1 : NOTE: FOR PLAN & ELEVATION HIGHWAY CONSTRUCTION. 7 ' *- = • ° � DETAIL SEE DWG. NO.370 NOTES: _ , 3 x 1 Y�Z x 4'ie" ,,- ..' : z 1. CONCRETE SHALL BE COMMERCIAL MIX ELEVATION -A 10 GA MESH 1Y2" ABOVE BASE Ns CHANNEL `r k' '`, AP, 2 O F COMPACTED 3 4 -0 AGGREGATE 3 0f �4 REBAR, „- f *zyk 2 CURB JOINT SHALL BE A TROWELE / 24' Ew, TB ! ;4 unified ,1 / 1! SEC TION A - A' " ;~ ; N0. 400 JOINT WITH A MINIMUM 1 2" RADIUS ''wai Hdh ^ u: ; ' - " =' 1 1 ui A _.....-_ s ®werege RECESSED CURB ALONG BACK OF CURB 1L -' ` - S E BARRICADE ► , MERC�AL DRIVEWAY .; agency SCALE: NTS 3. EXPANSION JOINTS SHALL BE 1/2" 41 1 1 Pt 11 x C�M ° � CITY OF T�D - � , `�j< < ti'- x ' PREMOLDED ASPHALT IMPREGNATED -' i SCALE NTS ' OWN SCALE: NTS a ; MATERIAL OR EQUAL, EXTENDING FROM CITY OF - + SUBGRADE TO FINISH GRADE BOLLARD _ �' �r FILTER FABRIC MATERIAL OREGON 'y E AL 36' WIDE ROLLS v - i'z`'' USE STAPLE OR WIRE RINGS TO ATTACH FABRIC o BALED HAY OR STRAW SCALE: NTS x 'r*- ' °�'" �' 2 "x2 "x14 GA. WIRE FA RI EQWVALENT a � B C OR NOTES: h ..` s . �F,. , : ::;:t;-,.;P:, TOE OF SLOPE OR STOCK PILE � ` £ s l": " ■ ■ ■ ■ ■ ■ ■■ h _ I 1 2' ON CENR . M � X OF SLOPE 1::c,:::::',-;. '{ � ; 111.11.1111111111 "1 y� e ` " 4" SPACING BETWEEN BARRIERS _=' _ n � ' GRAVEL (12" MIN. DEPTH) A , -fi ,„, ..! . t „ . � T PT. F m' .,� 18 "MIN. t T � F`r . 1- T 44 - -- NOTES d _Ili ,, - # <.)4 T` , I I 6' MAX I I 1, EMBED BALE 4 TO 6 INCHES, 1 ► " % RUNOFF WATER w ENDS OF B A #, = °''M I I_.. r WITH SEDIMENT " :s...4 4 4, I I 2x4" WOOD POSTS I I `_; ' :� a » 2. DRIVE STAKES MINIMUM 12r 1 OVERLAP 6 TYPICAL `� i U STANDARD OR BETTER OR U INTO GROUND SURFACE. n Y PLAN VIEW . $ :' .; .�� iiiiiiiilrlii>t�i�. . � PLAN VIEW x ; �.•,; C. EQUAL ALTERNATE: STEEL FENCE POSTS 3. DRIVE STAKES 0 , ` e + { • 1. FLUSH T TO , F r' } a . � _, . F . . • OF BALES WIRE MESH WITH r 7 y. , , , ( FILTER FABIC ON TOP s BIOF1LTER BAG i f FILTER FABRIC MATERIAL ' ; x 2 "x2 "x1 GA. WIRE FABRIC BALES TO BUTT TOGETHER • .. • - L SEDIMENT `y` • W E B OR EQUIVALENT � , SLOPING GROUND } , ' � „ , k ; 1 l THE D ISTANCE SUCH- THAT POINTS A AND B AR OF EQUAL FILTERED WATER j •� * 2' -0" ELEVATION, - o , %,„„ ,. =.'y, �,{, = >R i ,. y �. ' f PT. , . ` P . D- NOTE. � - i't'' ; . >; °' ,a5. E : ,' ' ,� • , x STAKING OF BAGS MAY BE REQUIRED tr' '• I 'z 4. ' : .: ?` `. WITH EITHER METHOD. USING 2 r\ it. +� _ ► 1 "x2 WOOD STAKES OR APPR�VE . _ , c ox , AA n f \,, 1 2 s . q 1 "� <6, EQUAL PER BAG '- �;< „:.-1... t . z} ;f ' j f �' " L 8 "MIN. t, 4. !` A-A r > - - I `� �� .� SCTION A A a i w • - unif . r' FI LTER MATERIAL - B W rge 2 2x2 x3 PEGS EACH ALE » [ \ \\ Y . PTD MUST BE 6 MIN - x S f ES : - t ': 4 t Vie GRAVEL { ANt WIRE M H �sHE N © 2' 2x2 3 PEG EA(t BALE , ag epoy r 44 " s INLET ,BARRIER :., = ., . 3 °.'� " �. - k , i z n ... � - _ - SECTI,�N- ei. - _ .SCALE., N T S^ ' _ � �' __ -..';=.,,.,„.'' . � �� . � ;,,,h, ' �' t , " '`' ,,' ` _ OVERLAP EDGES . NQ. 3'±3B A =F', a t .;_ _ X: , ... . , ' unified - s • FIG• 3 A .,- a �. � . , z � - sewerage FIG. j unified OVERLAQ FLOVI� = _ . � ,' 9 TRA L EDI ENT IEsewers a W M R unified , UlA ■■■•• - �". 9 R : NT FENCE f ., d ;F k3, s � Y , STRAW. L S DIM T `� t < _ .f - sewerage- E E I� � � .. �riR��l o .., _� \...... . , . .., , 1 -� p�pp � . : .��1 a�. a ' W :5'aY Y . J ; .. � S A NTS 1 ' - '!` '? � > C E. L t e - _ E. r g • I Y` C L N � . , a ° , , ,P , . . , a 1 • , r , IL L 4 4 IA WY D 0 0 9S AT 08 T # T' i� p , • " r .1 , ,qy .e - -� . . . i t ',!' .;: ,1 y , A( iSS r u. a a Y ,j ' i . a . , fi r h I _ + c ! , , 'v r° : ' 2 H ` 1 ' 3 } C v . it Y TI ' � , - r Y , , '! a eE i : P` r A n _, s - a ,r ' t om , -.. -1- '4,f ' . _ .., a -