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Hearings Officer Packet - 04/24/19950 (CITY OF TIGARD OREGON TIGARD BEARINGS OFFICER 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 I OF 3 h NogiMpan0oagend4.24 i 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\pa"oagend4.24 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\pam/Vhoagend4.24 4r* 4po COMMUNITY NEWSPAPERS, INC. P.O. BOX 370 PHONE (503) 684-0360 BEAVERTON, OREGON 97075 Legal Notice Advertising 'City of Tigard 13125 SW Hall 'Tigard,Oregon Blvd. 97223 ? Tearsheet Notice • ? Duplicate Affidavit • ??R ?. ? 199 AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss- I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theTf Bard-TuaI at i n Tj me a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti card in the aforesaid count and st te; t t the Hearings-y 9?-0 ?2 Magno-Humphries a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: ri3-13,1995 Subscribed and sworn to ore me t/hisl3th day of April,: Notarybiic for Oregon My Commission Expires: AFFIDAVIT Legal NoticeTT 816 3 The following will be considered by the Tigard Hearings Officer on Mon- day, April 24, 1995, at 7:00 P.M., at Tigard Civic Center - Town Hall, 13125 S.W. 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 S.W. Hall Boulevard, Tigard; Oregon 97223, or by calling (503) 639-4171. PUBLIC HEARINGS: t^nNDITIONAL USE PERMIT (CUP) 95-0002 MAGNO-HA MPHRIES ADDITION LOCATION:. $800 S.W. Commercial Street (WCTM 2S12AD, tax lot 1203j. 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. CONDITIONAL USE PERMIT (CUP) 95-0001/ VARIANCE (VAR) 95-0002 HARDY/BUSH/CHEVRON A request for the following development applications: l) 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 S.W. Pacific Highway (WCTM 2S13DD, tax lot 1200). Northeast corner of the inter- section of S.W. McDonald Street and S.W. Pacific Highway, AP- PLICABLE REVIEW CRITERIA: Community Development Code Sec- tions 18.62, 18.90, 18.96, 18.100, 18.102, 18.104, 18.106, 18.108, 18.116, 18.120,18.130,18.134, and 18.164. ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative ser- vices, financial, insurance, and real estate services, business support SC- vices, general retail sales, eating and drinking establishments among oiler uses. SITE DEVELOPMENT REVIEW (SDR 9) 5-000? SENSITIVE LANDS REVIEW (SLR) 95-0003 SCHOLLS BUSINESS CENTER EXPANSION The Director has approved, subject to conditions, a request for the follow- ing 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. LOCATION: Southwest end of S.W. Nimbus Avenue (WCTM IS I 34AD, tax lot 6200). 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, finan- cial, 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. SUBDIVISION (SUB) 95-0001/ SENSITIVE LANDS REVIEW (SLR) 95-0004 WILMINGTON HEIGHTS/CASCADE COMMUNITIES LOCATION: At S.W. Greenfield Drive, south of the Mountain Highlands Subdivision (WCTM 2S19AA, 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 require 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 8.13. 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. TT8163 -Publish April 13, 1995. 0 TIGARD HEARINGS OFFICER CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET ...(Please PRINT) AGENDA ITEM #: 2.1 DATE OF HEARING: 4 / 24 / 95 Page 1 of CASE NUMBER(S): CUP 95-0002 OWNER/APPLICANT: MAGNO-HUMPHRIES ADDITION LOCATION: 8800 SW COMMERCIAL STREET TIGARD OREGON 97223 PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name /Address /Zip & Affiliation) Name (Print Name /AddresslZip & Affiliation) Aer Name: x L) C, - 1 5 4 rv - Name: Address: 3S0 7 a, w z p-?' -9? - Address: City: VAN d State: WA Zip: 966 e?' - City: State: Zip: Name: -JOI }" Al (2 YSoo (cot) -r Name: Address: (QYSg ,J uJ ZEST P19-2-e- U iZ. Address: City: gneML.A t03 State: p_ Zip : 57222 City: State: Zip: Name: Name: Address: /Z ,I z- v 17Z.V'eo+, Sr Address: City: State: e?2 Zip: 9Tz2? City: State: Zip: Name: ik? Name: Address: Address: City: State: &'?If Zip: City: State: Zip: h: V ogin\patty\ signinho.mat BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application for a conditional use permit ) FINAL ORDER for a warehouse in the CDB zone ) for property at 8800 SW Commercial Street ) CUP 95-0002 in the City of Tigard, Oregon ) (Magno-Humphries) I. SUMMARY OF THE REQUEST The applicant requests approval of a conditional use permit to build a warehouse for use in conjunction with existing food and vitamin production facilities at the intersection of Hall Boulevard and Commercial Street. The site now contains a roughly 20,000-square foot building used for the business. A roughly 4000-square foot addition was approved in CUP 94-0005. The applicant now proposes to develop an additional 14,335-square foot building and associated parking and landscape improvements for the business. A warehouse is a conditional use in the Central Business District ("CBD") in which the property is situated. A public hearing was held April 24, 1995 to review the application. City staff recommended conditional approval. The applicant accepted the recommendation with exceptions. Two other persons appeared in favor of the application. The owner of the apartments across Commercial Street testified with concerns about increased noise from the site. The hearings officer held open the record one week at the applicant's request. The hearings officer approves the conditional use as provided herein. II. FINDINGS ABOUT SITE, SURROUNDINGS AND PUBLIC FACILITIES The hearings officer incorporates by reference the findings about the site and surroundings in Section II of the City of Tigard Staff Reported dated April 14, 1995 (the "Staff Report"), and the agency comments in Section III of the Staff Report. III. APPLICABLE APPROVAL STANDARDS The hearings officer incorporates by reference the approval standards in Section IV of the City of Tigard Staff Report dated December 6, 1994. IV. HEARING AND RECORD 1. Hearings Officer Larry Epstein received testimony at the public hearing about this application on April 24, 1995. The hearings officer held open the record until May 1. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. 2. City planner Will D'Andrea testified for the City. He summarized the Staff Report. 3. Mark Ferris testified for the applicant. He noted the Staff Report incorrectly identified the size of the building as 15,000 square feet. In fact, it will only contain 14,335 square feet. He discussed the proposed number of parking spaces in relation to the size of the building and its allocation to particular tasks. He requested that the hearings officer hold open the record for seven days to allow submission of revised plans showing the allocation of space in the building as it relates to parking requirements and to allow the Page I --- Hearings Officer Final Order CUP 95-0002 (Magno/Humphries) • • applicant to prepare revisions to the proposed findings in the Staff Report. He accepted the conditions of approval recommended by city staff except condition of approval 6.f, which requires 56 parking spaces. He agreed to a modification of the condition to require such lesser number of spaces as may be required by the City Code based on the final allocation of space in the building. 4. City engineer Michael Anderson testified that condition of approval 4 should be deleted, because there are no overhead lines abutting the frontage of the site. He testified that the applicant should not be required to do a traffic study as originally requested by ODOT, because ODOT made its request based on a mistaken belief that the site was not developed. But he noted that the applicant will make frontage improvements to Hall Boulevard, and that the applicant should obtain a permit from ODOT for those improvements. A condition to this effect should be added. 5. West One Bank manager Pam Benson and accountant Mike Marr testified in favor of the application. 6. John Bookout, who owns apartments on the north side of Commercial Street, testified with concerns about noise from the new building or parking lot. 7. After the hearing, Mr. D. Andrea submitted a memorandum dated April 27 in which he recounts that the applicant submitted a revised floor plan for the existing and proposed buildings on the site, and staff had concluded that the number of parking spaces to be provided on the site complies with City standards. Therefore he recommended the hearings officer delete condition of approval 6(f) and 6(g) and revise condition 6(i) to allow a maximum of 18 compact spaces. V. EVALUATION OF REQUEST The hearings officer incorporates by reference the findings about compliance with the Community Development Code and Comprehensive Plan in Section V of the Staff Report. The hearings officer adopts the April 17 memorandum in place of finding IV.A.7 in the Staff Report regarding parking requirements to the extent they conflict. Conditions of approval should be amended as discussed at the hearing and in the April 17 memorandum. VI. SITE VISIT BY HEARINGS OFFICER The hearings officer visited the site and surrounding area. He observed the existing access to and structures, vegetation, and grades on the site and adjoining property and the condition of the adjoining streets. VII. CONCLUSION AND DECISION 1. The hearings officer concludes that the proposed conditional use permit complies with the applicable criteria and standards of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with conditions of approval warranted to ensure such compliance occurs. 2. In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and other reports of effect agencies and public testimony and exhibits received in this matter, the Hearings Officer hereby approves CUP 95-0002, Page 2 --- Hearings Officer Final Order CUP 95-0002 (Magno/Humphries) • 0 subject to the conditions of approval recommended in Section V of the Staff Report with the following amendments: a. Conditions of approval 4 and 6(f) and 6(g) are hereby deleted. b. Condition of approval 6(i) is hereby amended to allow a maximum of 18 compact spaces rather than 22 and to state that 45 total spaces are required. c. Condition of approval 9 is hereby added to read as follows: The applicant shall submit a permit or other written authorization from the Oregon Department of Transportation (or evidence satisfactory to the city engineer that a permit or authorization is not required) before undertaking any construction on Hall Boulevard. Page 3 --- Hearings Officer Final Order CUP 95-0002 (Magno/Humphries) DATED this 11th day of May, 1995. 0 0 AGENDA ITEM 2.1 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Thelma Humphries STAFF REPORT to allow the development of a 15,000 square foot CUP 95-0002 warehouse building on a site with an existing warehouse and food processing use. 1. SUMMARY OF THE REQUEST CASE: Conditional Use Permit CUP 95-0002 SUMMARY: A request for Conditional Use approval to allow the construction of a 15,000 square foot warehouse building on a site with an existing warehouse and food processing use. APPLICANT: Thelma Humphries OWNER: SAME 8800 SW Commercial Street Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Central Business District ZONING DESIGNATION: Central Business District LOCATION: 8800 SW Commercial Street (WCTM 2S1 02AD, Tax Lot 1203). The southwest corner of SW Commercial Street and SW Hall Boulevard APPLICABLE LAW: Community Development Code Chapters 18.66.040, 18.66.050, 18.96.020, 18.100.015, 18.100.030, 18.100.035, 18.100.110, 18.102, 18.106.020(P), 18.106.030(D)(2), 18.106.020(0),18.106.040(A)(1), 18.106.050(N), 18.106.080,18.108.050(A),18.108.080,18.114, 18.116, 18.120, 18.130.040, 18.130.150(C)(26), 18.150, 18.164.030(A) and (E), 18.164.070, 18.164.090, 18.164.100, and Comprehensive Plan Policies 2.1.1, 4.2.1, 5.1, 7.1.2, 7.3.1, 7.4.4, 7.5.2, 7.6.1, 8.1.1, and 8.1.3. STAFF RECOMMENDATION: Approval subject to conditions. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Pagel II. SITE AND VICINITY INFORMATION A. Background Information: Prior to the current use the property had been used as the Praire Market Grocery Store. This property was remodeled for the current use under a Site Development Review approval in 1982 which added 1,920 square feet. In July of 1986 the City Council heard a zoning interpretation of the conditional permitted uses within Central Business District. The City Council found that production aspects of the food processing use was secondary to the warehouse and distribution aspects of the use. The Council interpretation required that applicant apply for Conditional Use Permit approval. In September of 1986 Conditional Use Permit 5-86 was approved subject to conditions which permitted the current use, a vitamin and drug processing use. Through the Conditional Use Permit an additional 620 square foot expansion was permitted along the southern elevation for reception and conference areas. General office space within the existing building was also created at that time. In December of 1994 Conditional Use Permit (CUP 94-0008) was approved to allow a request for a major modification of the approved conditional use permit to construct a 3,952 square foot expansion to the existing facility. B. Site Information and Proposal Description: The subject parcel is 1.80 acres. The site is roughly rectangular in shape with direct street frontage along SW Commercial Street. The parcel adjoins a smaller remainder utility parcel which adjoins SW Hall Boulevard. The property is developed with a 24,072 square foot industrial building and 95 parking spaces. Properties to the south, west and north are all zoned Central Business District. Properties to the east are zoned Light Industrial and are developed with industrial uses. C. Vicinity Information: Property to the north is developed with a mixture of single family residences, multiple family residential uses and commercial uses. The property to the west is developed with a car repair business. To the south the site abuts the railroad right-of-way and the City of Tigard Water Department facilities. III. AGENCY COMMENTS HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page2 0 0 1. The City of Tigard Engineering Department has reviewed the proposal and has provided comments which are summarized in the analysis of Section 18.164 below. 2. The City of Tigard Water District states that an additional fire hydrant is required at the entrance of this project from SW Commercial Street in order to provide fire coverage so that all portions of the buildings are within 250 feet of a hydrant. Also, the existing fire hydrant, currently approximately 100 west of SW Hall Boulevard, will need to be relocated approximately 60 feet towards SW Hall Boulevard. The relocation is necessary to maintain 250 feet fire protection coverage of the proposed building. In addition, approximately 125 feet of 8" water main will need to be lowered (sta. 12+50 - 13+75) due to proposed road cuts. 3. The Oregon Department of Transportation states that ODOT recommends the applicant provide a traffic study to determine the potential impacts to SW Hall Boulevard. 4. GTE states that the developer is to provide conduit to GTE's specifications. 5. The City of Tigard Building Division, City of Tigard Police Department, City of Tigard Maintenance Services, Tualatin Valley Fire and Rescue, Unified Sewerage Agency, Portland General Electric, have reviewed the proposal and have offered no comments or objections. IV. EVALUATION OF REQUEST A. Community Development Code: 1. Chapter 18.66.040 lists Wholesale, Storage and Distribution as a Conditional Use in the CBD zone. Chapter 18.66.050 states that there is no minimum lot area and no minimum lot width requirement in the CBD zone. There are no setback requirements except 30 feet where a commercial use within the district abuts a residential zoning district. This property does not abut a residential zone, therefore there are no applicable zone setbacks. The applicant proposes to build a structure of 30 feet in height, well under the maximum 80 feet. The minimum landscape requirement is 15 percent. The applicant is providing approximately 12,937 square feet (16.5%) of landscaping, thereby satisfying this criteria. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page3 0 0 2. Chapter 18.130.040 contains the following general approval criteria for a Conditional Use: 1) The site size and dimensions provide adequate area for the needs of the proposed use; 2) The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. 3) All required public facilities have adequate capacity to serve the proposal. 4) The applicable requirements of the zoning district are met except as modified by this chapter. 5) The supplementary requirements set forth in Chapter 18.114 (Signs) and Section 18.120.180 (Approval Standards) Site Development Review, if applicable, are met. 6) The use will comply with the applicable policies of the Comprehensive Plan. This proposal is consistent with the applicable approval standards. The site will provide adequate area for the construction of the proposed warehouse. Site characteristics are suitable for the proposed warehouse as there are no significant trees, water courses, wetlands or other natural features on the site. Adequate public facilities are available to serve this proposal. Compliance with the applicable zoning district requirements, site development review' and Comprehensive Plan Policies can be satisfied by this proposal as demonstrated by the analysis presented within this report and review process. 3. Section 18.130.150(C).(26) contains the following additional Conditional Use criteria for Wholesale, Storage and Distribution: a) The lot area and dimensional requirements of the underlying zoning district shall apply; and b) Additional requirements shall apply as required by the underlying zoning district. Dimensional requirements are satisfied as discussed above. Compliance with additional code requirements shall be satisfied as presented within this report and review process. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page4 0 4. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.80 (Planned Development), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Oudoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The overall site is currently developed and does not contain natural drainage or existing trees in need of preservation. Bufferini?, Screening and Compatibility between adjoining: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is not applicable as the proposal does not abut a different use as outlined in the Buffer Matrix (18.100.130). Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. A revised plan shall be submitted which shows how the mechanical devices on the roof shall be screened, year round, from adjoining properties and the public street. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page5 0 0 Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. An exterior lighting plan for the perimeter of the building and parking lot shall be submitted for review and approval. 5. Section 18.100 contains standards for landscaping and screening. a. Section 18.100.015 requires that the applicant submit a landscaping plan, and that the approval standards are the applicable standards contained in Section 18.100 and which are listed below: b. Section 18.100.030 (Street Trees) states that all development projects fronting on a public, private street, or a private driveway more than 100 feet in legth shall be required to plant street trees in accordance with the standards in Section 18.100.035. Section 18.100.035(A) requires that landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in subsection 18.100.035(B). Section 18.100.035(B) requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium, or large). The preliminary plan indicates the provision of 7 red maple trees spaces approximately 27 feet apart along the frontage of SW Commercial Street, thereby satisfying this requirement. The plan also indicates that the trees shall be planted with a caliper of 1.5 inch whereas the code requires a minimum 2 inch caliper. A revised plan shall be submitted which provides for minimum 2 inch caliper street trees. C. Section 18.100.110 (Screening: Special Provisions) lists the specifications for providing screening for parking and loading areas. Section 18.100.110(A) (Screening of Parking and Loading Areas) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page6 0 • effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. In an effort to meet the basic requirement of providing the required canopy effect, the site plan shall be revised to provide an additional (2) parking lot tree and shall be located in the area adjacent to SW Commercial Street. Section 18.100.110(B) and (D) (Screening of Refuse Contianers and Service Facilities) requires that such facilities be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. A revised site plan shall be submitted which indicates how the garbage enclosure is to be screened. 6. Section 18.102.020 (Visual Clearance) requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. A revised landscape plan shall be submitted which indicates the landscape material in front of the existing building. Compliance with vision clearance criteria shall be satisfied upon review of the revised landscape plan. 7. Section 18.106 (Off-Street Parking and Loading) contains standards for parking and loading. a. Section 18.106.030(D)(2) (Parking) requires that one parking space be provided for each 1,000 square feet of gross floor area within warehouse (plus 1 space per 200 square feet of office area). The proposed building requires 14 spaces based on approximately 14,300 square feet of warehouse and an additional 3 spaces based on approximately 700 square feet of office, for a total of 17 required parking spaces. Conditional Use (CUP 94-0008) required 39 spaces for the existing building and addition. The site therefore requires a total of HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Pagel 0 • 56 parking spaces to accomodate both, the existing and proposed uses. The site plan shows the provision of 49 parking spaces. A revised site plan shall be provided which provides the required 56 parking spaces. b. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 4 disabled parking space if 51 to 75 parking spaces are provided. A revised site plan shall be submitted which provides for an additional handicapped parking space. C. Section 18.106.050(N) requires that artificial lighting on all off-street parking facilities shall be designed to deflect all light so as not to create a hazard to the public use of any road or street. The applicant shall submitt a lighting plan in compliance with this standard. d. Section 18.106.020(0) (Bicycle Parking) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. This proposed building requires 17 parking spaces, therefore one (1) bicycle parking space shall be provided for this building. A revised site plan shall be submitted which shows the provision of one (1) bicycle parking space. e. Section 18.106.040(A)(1) (Compact Car Spaces) allows up to 40% of the required parking spaces to be compact. The code allows 22 of the required 56 parking spaces to be compact spaces. The revised plan shall provide for no more than 22 compact spaces. f. Section 18.106.080 (Off-street loading) requires that every industrial use having floor area of 10,000 square feet or more, shall have at least one off-street loading space on site. The plan shows the provision of two loading spaces, thereby satisfying this criteria. 8. Section 18.108.080 (Access and Circulation - Minimum Requirements) requires that commercial or industrial uses which provide fewer than 100 parking spaces to provide one access with a 30 foot access width. In addition, section 18.120.180 (A)(1 1)(b) requires that circulation patterns within a development be designed to accomodate emergency vehicles. The plan shows a 40 foot driveway width, thereby satisfying this requirement. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page8 • 9. Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Walkways shall provide convenient connections between buildings. Unless impractical, walkways shall be constructed between a new development and neighboring developments. The site plan does not provide for a walkway from the street to the entrance of the building. A revised site plan shall be submitted which provides for a direct connection from the building entrance to SW Commmercial Street. The plan shows the parking lot grade to be 166 with the sidewalk grade of 170. The street grade of SW Commercial Street is to be lowered with the street improvement. This will reduce the grade differential and allow for a more convenient walkway connection. The revised plan should incorporate the walkway with one of the required parking lot tree islands. 10. Section 18.114.130 (C) (Signs) lists the type of allowable signs and sign area permitted in the CBD zone. All signs shall be approved through the Sign Permit process as administered by the Planning Division. 11. Section 18.116 (Mixed Solid Waste and Recyclable Storage) requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. 12. Chapter 18.150 requires a permit and contains standards for removal of trees having a trunk 6 inches or more in diameter measured four feet above the ground on undeveloped residential land. A permit for tree removal must present rationale which complies with specified criteria in order to obtain approval. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. 13. Chapter 18.164 contains standards for streets and utilities. a. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page9 0 b. Section 18.164.0300 requires a minor collector street to have a minimum 60 foot right-of-way and a 40 foot minimum roadway width, and 2-3 moving lanes. C. Section 18.164.070(A) requires sidewalks adjoining both sides of collector streets. d. Section 18.164.090 requires sanitary sewer service. e. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. PUBLIC FACILITY CONCERNS: Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: The site currently takes access from SW Commercial Street, a Minor Collector street as shown on the City Comprehensive Plan. The existing right-of-way is 60 feet wide and no further dedications are required. The existing improvements in SW Commercial Street consist of an asphalt concrete roadway of unknown origin which is in poor condition and should be re-constructed. In addition, the existing roadway has been constructed to a vertical alignment that is inconsistent with the standards of a Minor Collector and the street should be re- constructed and lowered along a 250 foot long portion of the site frontage, as shown on the plan and profile for SW Commercial Street submitted with the application. The re-construction area should include an additional 12 foot wide lane on the opposite side to provide for a complete travel lane in each direction. Otherwise, the construction will join the existing pavement as shown. This road re-construction within the area to be lowered would constitute a 2/3 street improvement. The new site plan shows the location of a new building and the re-construction of the existing driveway to provide a 40 foot wide opening onto Commercial Street. The site is not contiguous to SW Hall Boulevard and no access is proposed. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page 10 s 0 Pursuant to a Conditional Use Permit in 1994, relating to a minor change to the existing building, the applicant signed an agreement that waives the property owner's right to oppose or remonstrate against the formation of a future Local Improvement District to improve SW Commercial Street. However, the applicant now proposes to improve SW Commercial Street at this time. The applicant suggests that the street improvement might be made through a Local Improvement District (LID), and that the improvement might qualify for traffic impact fee (TIF) credits. Decisions on LID and TIF are not a part of the Conditional Use review. LID and TIF issues will need separate approval from the City Council. 2. SEWER: The existing 8" public sewer in SW Commercial Street provides service to the site and no changes are proposed. 3. STORM DRAIN: The site currently drains along the existing pavement surface toward the existing railroad track area, contiguous to the site along the southerly boundary. The proposed construction does not create a net change in the impervious areas, but the new construction includes an new underground storm drain system. The new pipe should end in an approved energy dissipator at the common boundary with the railroad to disperse the flow in a manner that simulates the existing conditions. B. Applicable Comprehensive Plan Policies. 1. 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. Policy 2. 1.1 is satisfied because the applicant was required to hold a neighborhood meeting with nearby property owners, notice of the application and public hearing on this item was provided to the Citizen Involvement Team East Representative, to owners of property in the vicinity of the site and in a newspaper of general circulation. The site has also been posted with a sign which states that a land use development application is pending for this property. 2. Policy 4.2.1 provides that all development within the Tigard urban planning area shall comply with applicable federal, state and regional water quality HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Pagel l • • standards. Policy 4.2.1 is satisfied as the applicant is providing an underground storm drainage system even though there is no net change in the amount of impervious surface. 3. Policy 7.1.2 provides 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 utilities placed underground. This policy is satisfied as addressed below. 4. Policy 7.3.1 provides the City will coordinate water services with water districts. This policy is satisfied as addressed below. 5. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. The conditional use complies with Policies 7.1.2, 7.3.1, and 7.4.4 because the serving Private Utility Companies and Public Agencies have been provided with copies of the proposed development application. Public facility services are adequate to serve this proposal or shall be conditioned to be provided. 6. Policy 7.5.2 provides that as a part of the ongoing development review, the City shall require the Tigard Police Department to review development applications. The Police Department was provided with a copy of the development plan in compliance with Policy 7.5.2. The Police Department has not provided any objections to the provision of service in this area to this development as it has been designed. 7. Policy 7.6.1 provides that the City shall require as a precondition to development that: A) The development be served by a water system having adequate water pressure for fire protection purposed; B) The development shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and C), The applicable fire district review all applications. Tualatin Valley Fire and Rescue was provided with a copy of the development plan in compliance with Policy 7.6.1. The Fire Department has not provided any objections to the provision of service in this area to this development. 8. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. This policy is satisfied as addressed below. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page12 • 9. Policy 8.1.3 provides the City will require as a precondition of approval that: A) Development abut a dedicated street or have other adequate access; B) Street right-of-way shall be dedicated where the street is substandard in width; C) The developer shall commit to construction of the streets, curbs, sidewalks to City standards within the development; D) The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; E) 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. This application complies with Policies 8.1.1 and 8.1.3 because the public improvements to the public streets adjoining this site will be required to be consistent with the City of Tigard road improvement standards. The street and access plans do not appear to raise any significant safety or capacity concerns. V. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the Conditional Use request 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 Conditional Use Permit CUP 95-0002 subject to the following conditions: ALL CONDITIONS SHALL BE SATISFIED OR COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL ANDERSON IN THE ENGINEERING DEPARTMENT, 639-4171. 1. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Commercial Street frontage. Improvements shall be designed and constructed to collector street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. The improvements shall include a 12 foot lane on the opposite side of the centerline to provide a full width lane for opposing traffic in the area to be lowered. STAFF CONTACT: Michael Anderson,Engineering Department(639-4171). HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page 13 • 0 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 execute a Public Improvement Agreement with the City and obtain a permit for the construction of the required improvements. The agreement shall provide for the work to be constructed under the direct supervision and inspection by a Professional Civil Engineer, in accordance with the Developer - Engineer agreement shown in the City Standard Specifications. 4. The applicant shall underground the existing utilities in SW Commercial Street or pay the fee in-lieu of undergrounding. 5. An additional fire hydrant is required at the entrance of this project from SW Commercial Street in order to provide fire coverage so that all portions of the buildings are within 250 feet of a hydrant. Also, the existing fire hydrant, currently approximately 100 west of SW Hall Boulevard, will need to be relocated approximately 60 feet towards SW Hall Boulevard. The relocation is necessary to maintain 250 feet fire protection coverage of the proposed building. In addition, approximately 125 feet of 8" water main will need to be lowered (sta. 12+50 - 13+75) due to proposed road cuts. 6. Revised site and landscape plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Screening of any mechanical devices on the roof from adjoining properties and the public street. b. Minimum 2 inch caliper street trees. C. Two (2) additional parking lot trees, to be located within the parking area adjacent to SW Commercial Street. d. Screening of the trash enclosure, by placement of a solid wood fence, masonry wall or evergreen hedge. HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Pagel4 • e. Landscape material in front of the existing building. f. Fifty-six (56) parking spaces. g. Four handicapped parking spaces. h. One (1) bicycle parking space. i. Maximum of 22 compact spaces based upon 59 required parking spaces. j. Walkway connection from the entrance of the proposed building to SW Commercial Street. The plan shall incorporate the walkway with one of the required parking lot tree islands. Pedestrian markings shall be provided within the parking lot area. 7. Tree removal permit for any tree greater than 6 inches in diameter measured four feet off the ground. 8. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall submit a written sign-off from the franchised hauler regarding facility location and compatibility. 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 approved construction plans are issued by the City, the Applicant (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 HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page 15 • 0 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 applicant. 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 applicant 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 applicant 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 applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the city. D. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page 16 0 0 shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. E. 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. F. 18.164.200 Engineer's Certification Required 1. The applicant'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 public works improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITION(S) SHOULD BE REQUIRED PRIOR TO THE CERTIFICATE OF OCCUPANCY: 9. All site improvements shall be installed as approved per the revised site plan. CONDITIONAL USE APPROVAL SHALL BE VALID FOR EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. Prepared by: .-zz,:% ,^ 4/14/95 William D'Andrea Date Assistant Planner Approved by: l LL3-e.,U e?.? 4/14/95 Dick Bewersdorff Date Senior Planner HEARINGS OFFICER - CUP 95-0002 - MAGNO HUMPHRIES Page 17 EXHIBIT A APPLICANT / OUNER THELMA K1'71°KQIES 8800 Sll1. COMMRCIAL ST. TIGARD, OR 91223 ENGINEER/WR1/EYOR ALPHA ENGWEERING, W- 9600 SLL OAK WTE 230 PORTLAND, OR 9'1223 ( 903 ) 482-8003 FAX ( 903) 492-8043 -SW COMMERCIAL STREET --- - - --- AREA BREAKDOUN TOTAL BITE AF -Au ID• Am EXISTMG BLDG, 20.110 OF. PROPOSED ADDITION: 3.962 9F. PROPOSED WAREHOUSE: 19.000 OF. - TOTAL SITE COVERAGE, 835% TOTAL LANDOCAPM( . 16.3% TOTAL PARKHti, 49 SPACES ( 40% COMPACT ) _- ----- - -- _ f -- ?' ---- - - - - - - - ' - - SOUTHERN PACIFIC RAILROAD • a w 0 0 Z z z a. J' a ?aR V LL 0 } H U PLOT PLAN EXHIBIT MAP CASE NO. fP 95-0002 MAJOR MODIFICATION F4AGD-Hamm s :MIS w ft a w 0 a z z z a C. a OC a F- LL 0 V VICINITY EXHIBIT MAP CASE NO. CUP 95-0002 MAJOR MODIFICATION mAcNc>-HUr4pHRIU ADDITION EXHIBIT B 0 l AT PnA ENGINEERING INC. PLANNINGA DEVELOPMENT SERVICES A SURVEYING March 10, 1995 Mr. Mark Roberts City of Tigard Dept. of Community Development 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: Magno-Humphries Warehouse Job No. 293-003 Conditional Use Application Dear Mark: The following is offered in support of our application for a conditional use permit on the above referenced project. Pursuant to our pre-application conference, I would like to respond to a number of specific issues: 1) Zoning District Dimensional & Setback Requirements: There are no minimum lot size requirements. The building has the required 45' setback from Hall Blvd. and meets all other setback requirements. Adequate area exists for the needs of the proposed use and for aesthetic design treatment. Total site coverage is 83.5 % for all existing and proposed buildings which is within the maximum 85 % allowed. The remaining 16.5 % will be landscaped, and exceeds the minimum 15 % requirement set forth in Chapter 18-64. Maximum building height will not exceed 40'. 2) Parking & Access: The existing access drive width has been increased to 40' to better accommodate the turning radii of the large trucks which service this facility. The total proposed building square footage is 39,072 square feet of which approximately 2000 square feet is office space. A total of 47 parking spaces have been provided which meet the requirements for both office and warehouse facilities. 40% (19 spaces) have been designated as compact and three as handicapped. Pedestrian access to Hall Blvd. will be provided by a sidewalk constructed in conjunction with the improvements to S.W. Commercial Street. It should be noted that, due to grade constraints, the sidewalk will need to be curbside. PLAZA WEST • SUITE 230 . 9600 SW OAK A PORTLAND, OR 97223 A 503-452-8003 A FAX 503-452-8043 • Mr. Mark Roberts March 10, 1995 Page Two 3) Landscaping. Buffering & Screening: • Street trees have been provided along the Commercial Street frontage and will be spaced approximately 30 feet apart. A minimum of one tree per seven parking spaces will be provided. Additional shrub Material will also be planted to help screen the parking lot from Commercial Street. Given that the surrounding uses are all CBD, no buffers are required. Additional shrub plantings should effectively screen the loading area adjacent to Commercial Street. 4) Additional Comments or Concerns: "A detailed narrative will need to be provided. The Transportation Planning Rule will need to be addressed as it relates to transit and pedestrian accessibility due to the transit-served nature of Commercial Street and Hall Blvd. Please review Tri-Met's previous comments concerning the recent major modification approved for the building addition. " As stated previously, a five foot wide sidewalk is being provided in conjunction with the Commercial Street improvements. Pursuant to OAR Chapter 660, Division 12, Subsection 3, "facilities are to provide safe and convenient pedestrian and bicycle access within and from ... industrial parks to nearby residential areas, transit stops ... This shall include sidewalks and bikeways along arterials and major collectors..." The sidewalk provided meets the intent of the Transportation Planning Rule in that it provides for direct bicycle and pedestrian access to Hall Blvd. It should be noted that Tri-Met's recommendation for a sidewalk separated from Commercial Street by a four foot wide landscape buffer cannot be accommodated due to the elevation difference between Commercial Street and the existing parking lot. Subsections 4 and 5 are directed primarily at providing transit facilities and access for office, commercial\retail and industrial uses. The proposed warehouse has less than 4% of its total area allocated to secondary office use and therefore these sections are not applicable. 5) Commercial Street Improvements: Much discussion has taken place regarding the street improvements and how these improvements ould be funded (see plan attached). Requirements for two-thirds street improvements as outlined at the pre-application conference consist of twenty feet of pavement, sidewalk, plus twelve feet on the opposite side. 10 • • Mr. Mark Roberts March 10, 1995 Page Three There is a requirement for placing the existing overhead utilities underground. One major issue has centered around the lowering of Commercial Street and the removal of "the hump" in order to provide the required visual sight distance for this street classification. Pursuant to our discussions with City Staff, the applicant is requesting that the City, 1) petition the City Council to form a Local Improvement District (L.I.D.), or, as an alternative, 2) the applicant would pay a "fee-in-lieu" for her share of the improvements. Our preferred option would be the formation of the L.I.D. where the applicant would assume the cost for her one-half share of the improvements and the City participates along with adjacent property owners to implement the remainder. The applicant also requests that engineering fees accrued to design the Commercial Street improvements be credited against any assessments. 6) T.I.F. Credits: The applicant is also requesting that Traffic Impact Fees assessed against this development be applied to the Commercial Street improvements. We predicate this request on the fact that the requirement for removing "the hump" on Commercial Street is based on a need to correct a hazardous condition which currently exists. It is our understanding that, even though Commercial Street does not have the required status, these funds may be applied for this purpose. 7) Public Improvements: Sanitary Sewer: There is a existing 8" sanitary sewer located in Commercial Street which will accommodate the proposed facility. Water: There is an existing water line located in Commercial Street which will accommodate the proposed facility. Storm Sewer: Storm drainage from the existing building and parking lot currently discharges into an existing drainage ditch located in the Southern Pacific R.O.W. adjacent the South Property line. • • Mr. Mark Roberts March 10, 1995 Page Four Pursuant to discussions with the city engineering department, the applicant has been informed that a water quality/detention facility is not required since the drainage condition existed prior to this application. The actual amount of impervious surface and pollutants has actually been reduced with the current development plan. Drainage from both the roof system and parking lot areas will be intercepted and chanelled into the existing drainage swale at approximately the same location as is currently existing. Summary All required public facilities are available to serve this development as proposed. All applicable standards of the zoning district are met by this application and the proposed use complies with the site development standards set forth in the City of Tigard Development code. In addition to this statement, I have also attached the required plans and documentation as required. If I need to provide any additional information, or offer clarification on the materials submitted, please let me know. Sincerely, ALPHA ENGINEERING, INC. Mark B. Ferri Director of Planning t: \293-003\ W P\STMT. M B F 4 A EXHIBIT 0 • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Forum Properties for a Site Development Review and a Sensitive Lands Review to develop 41,786 square feet of office and industrial space; to perform land form alterations within the 100-year flood plain area by removing approximately 4,460 cubic feet and filling other areas with approximately 4,150 cubic feet of soil; and to pave portions of the 100-year flood plain area to develop parking and service areas. The project is located at the south end of the Scholls Business Center. I. SUMMARY OF THE REQUEST FINAL ORDER SDR 95-0002 SLR 95-0003 (Forum Properties - Scholls Business Center) The applicant is proposing to develop an approximate 41,786 square foot single story, Offioe/Industrial Building. The project is located in the Scholls Business Center. II. FINDINGS The Hearings Officer adopts and incorporates by reference the Tigard Community Development Staff Report dated April 17, 1995 (the "Staff Report) including the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request. III. HEARING A HEARING Hearings Officer Denieoe Won held a duly noticed public hearing regarding the application on April 24, 1995. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (ftitten Testimony). These exhibits are filed at the Tigard City Hall. B. SUMMARY OF ORAL TESTIMONY 1. City Planner Mark Roberts testified for the City. He summarized the staff report and recommendation. 2. Fred Van Domelen, representing the applicant, testified in favor of the application. He generally agreed with the staff report and recommended conditions. He stated that the garbage enclosure will probably be enlarged to meet City minimum standards. The applicant will comply with the City Code's bicycle parking requirements. The bicycle parking spaces will be located at each of the four main entries. Concerning a difference in information sources about whether the 100 year flood plain elevation is at 160.60 feet or 161 feet, he stated they will either provide documentation that the floodplain elevation is at 160.60 feet or will accommodate the 161 foot elevation and adjust the cats and fill. The wattage of the security lighting will be increased to 400 watts. And finally, street trees will Page 1 -- Hearings Officer Final Order SDR 95-0002 / SLR 95-0003 - Scholls Center • • be added to meet the Citys requirements. He stated that he had no objections to the proposed conditions. IV. EVALUATION OF REQUEST A COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE AND COMPREHENSIVE PLAN. The hearings Officer incorporates by reference the findings about compliance with the Community Development Code and Comprehensive Plan in Section VI of the City of Tigard Staff Report. V. SITE VISIT BY HEARINGS OFFICER The Hearings Officer visited the site and surrounding area without the company of others. She observed the existing access, structures, vegetation, and grades on the site and adjoining property, the condition of the adjoining streets, and the relationship of the site to residential areas to the west. M. CONCLUSION AND DECISION 1. The Hearings Officer concludes that the proposed development plan complies with the applicable criteria and standards of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with conditions of approval warranted to ensure such compliance occurs. 2. In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and other reports of affected agencies and public testimony and exhibits received in this matter, the Hearings Officer hereby approves SDR 950002 and SLR 95-0003, subject to the conditions of approval recommended in the Staff Report. DATED this 4th day of May, 1995 niece n City of Tigard Hearings Officer Page 2 -- Hearings Officer Final Order SDR 95-0002 / SLR 95-0003 - Scholls Center ?UBLIC HEARISG NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, APRIL 24. 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: ? ill, k CITY OF TIGARD FILE NO: SITE DEVELOPMENT REVIEW (SDR) 95-0002/SENSITIVE LANDS REVIEW (SLR) 95-0003 FILE TITLE: SCHOLLS BUSINESS CENTER EXPANSION APPLICANT: Forum Properties, Inc. OWNER: KBC Tigard II 8705 SW Nimbus Avenue, Suite 230 8705 SW Nimbus Avenue, Suite 230 Beaverton, OR 97008 Beaverton, OR 97008 REQUEST ? 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. LOCATION: Southwest end of SW Nimbus Avenue (WCTM 1S1 34AD, tax lot 6200). APPLICABLE REVIEW Community Development Code Sections 18.32, 18.68, 18.84, 18.100, 18.102, 18.106, CRITERIA: 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. 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. SDR 95-0002/SLR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION April 4, 1995 ANYONE WISHING TO PRESENT SiTTEN TESTIMONY ON THIS PROPO1 CTION 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. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER 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. I- a w 0 C? z Z z Q J a 0 a 0 1= UL O H U SDR 95-0002/SLR 95-0003 SCHOLLS BUSINESS CENTER EXPANSION April 4, 1995 0 TIGARD 0 HEARINGS OFFICER 2?L CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET ...(Please PRINT) 7 IF Page 1 of AGENDA ITEM #: 2.2 DATE OF HEARING: 4/24/95 CASE NUMBER(S): 1 1 SITE DEVELOPMENT REVIEW (SDR) 95-0002 SENSITIVE LANDS REVIEW (SLR) 95-0003 OWNERIAPPLICANT: FSCHOLLS BUSINESS CENTER EXPANSION/FORUM PROPERTIES ECATION: SOUTHWEST END OF SW NIMBUS AVENUE (WCTM Isl 34 AD, TAX LOT 6200) TIGARD OREGON 97223 PLEASE PRINT YOUR. NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name/Address/Zip & Affiliation) (Print Name/Address/Zip & Affiliation) Name: Ae-xy Name: Address: 3 ?73 3 5'G? /2,tO-t L 4 Address: City: PorgyrZ-lWo State: Zip:2770/ City: State: Zip: Name: Name: Address: Address: City State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: h:Vogin\patty\signinho.mst , 1 0 AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON A request to develop 41,786 square feet office and industrial space. A request to perform land form alterations within the 100-year flood plain area by removing approximately 4,460 cubic feet and filling other areas with approximately 4,150 cubic feet of soil. The applicant also proposes to pave portions of the 100-year flood plan area which adjoin the site to develop parking and service areas. STAFF REPORT 1. SUMMARY OF THE REQUEST CASE: Site Development Review Sensitive Lands Review SDR 95-0002 SLR 95-0003 SUMMARY: A request to develop 41,786 square feet of office and industrial space. A related request to perform land form alterations to areas along the westerly property line which adjoins the Fanno Creek which is within the 100-year flood plain area. APPLICANT: Forum Properties Inc. OWNER: KBC Tigard II 8705 SW Nimbus Avenue 8705 SW Nimbus Avenue Suite 230 Suite 230 Beaverton, OR 97008 Beaverton, OR 97008 COMPREHENSIVE PLAN DESIGNATION: Light Industrial (IL) ZONING DESIGNATION: Planned Industrial OP) LOCATION: The southwest end of SW Nimbus Avenue at the southerly end of the Scholls Business Center (WCTM 1S1 34AD, tax lot 6200). APPLICABLE LAW: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.164 and OAR 660-12-045 (4) and (5). STAFF RECOMMENDATION: Approval subject to conditions. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Background Information: The site is the southwesterly most portion of the Scholls Business Center. The existing business center is comprised of some one million square feet of industrial and office space along the north side of SW Nimbus Avenue south of Scholls Ferry Road. The center also includes a retail shopping center at the southwest corner of Scholls Ferry Road and SW Nimbus Avenue. The entire center has been developed in a series of phases over the last fifteen years. The HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 1 site comprises the majo#f the remaining vacant land within# Scholls Business Center which is not within the 100-year flood plain or a wetlands area. B. Site Size and Shape: The site is approximately 5.23 acres and is roughly an irregular shaped flag lot with access towards the north to SW Nimbus Avenue. The parcel averages approximately 350 feet by 600 feet in property dimensions. C. Site Location: The site is located to the south and west of the developed portions of the Scholls Business Center. D. Existing Uses and Structures: The site is presently vacant. The site is vegetated with grasses. The property has a slope of approximately two percent which is oriented towards Fanno Creek. E. Surrounding Land Uses: West of the site is the Fanno Creek, farther west across the creek are areas developed with detached single family residences. Directly to the north and east of the site are areas developed with a commercial driveway and parkway type landscaping which serves the Scholls Business Center. Adjoining the driveway are developed portions of the Scholls Business Center. To the south are areas within the Fanno Creek which contains the 100-year flood plain and wetlands. III. APPLICABLE APPROVAL STANDARDS/EVALUATION OF REQUEST A. Community Development Code: 1. Chapter 18.68 specifies that the minimum landscaping requirement shall be 25 percent. The overall landscape plan proposes to landscape a total of 31 percent of the site. The applicant has provided a landscape plan which provides a mixture of tree, shrub and ground cover materials designed to integrate the landscape materials used within the existing Scholls Ferry Business Center. 2. Chapter 18.84.040(A) sets forth the applicable approval standards for a sensitive land review which involves areas within the 100-year flood plain. Section 18.84.040(A) provides the following criteria for development within the 100-year flood plain: a. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements, and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge; If the floodplain is demonstrated to be at the 160.60 elevation as shown the applicant has not proposed to add any net fill within the 100-year flood plain. Two smaller areas on the site have been proposed for cut and fill. In one area this cut area is proposed to serve as a water quality and quantity treatment area. Another area has been proposed for cut and fill in order to allow construction of parking and service areas. The applicant has also not proposed to narrow the width of the flood plain through the proposed construction activities. It is recommended that the applicant verify the 100-year flood plain elevation along the property frontage, the FEMA Panel Map appears to indicate that a portion of this property is at the 161 foot elevation rather than 160.60 foot elevation as shown on the preliminary site plan. HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 2 b. Land form faterations within the 100-Year floodpFain shall be allowed only in areas designated as commercial or industrial on the Comprehensive Plan Land Use Map, except that alterations or developments associated with community recreation uses, utilities or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards; As indicated the site is zoned Planned Industrial (IP). which permits the type of landform alterations which have been proposed. The applicant has proposed to alter the existing land form within the 100-year flood plain but not to add fill to the floodplain. No buildings or impervious surfaces are proposed to be constructed. C. Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100-year flood; Previous studies indicate the 100-year flood plain along much of the site's Fanno Creek frontage to be at an elevation of 161 feet along the northerly portion of the site. The applicant has indicated that the 100-year flood plain is at an elevation of 160.60 along the entire length of the property which adjoins the floodplain. It is recommended that the applicant provide either additional study work to demonstrate that the flood plain elevation is different than as shown on the FEMA Flood Insurance Panel Map or revise the site plan to indicate the limit of the 100- year flood plain as shown on Flood Insurance Rate Maps. An area of special concerns is the northwesterly corner of the proposed building which appears to extend into the adjoining 161 foot 100-year flood plain area. In general the applicant proposes to modify land forms in such a manner so as to add no net fill. Two smaller areas on the site have been proposed for cut and fill. In one area the cut is to serve as a water quality and quantity treatment area. Another area has been proposed for cut and fill in order to allow construction of parking and service areas. The applicant has also not proposed to narrow the width of the flood plain through the proposed construction activities. d. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearings Officer as untimely; Although this site adjoins an area dedicated to the City as a Park and Open Space Area, the existing pathway in this area is constructed along the west side of the Fanno Creek. Development of a trail system along both sides of Fanno Creek is not contemplated. e. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of the average annual flood; A bicycle or pedestrian pathway has not been proposed to be constructed as a part of this project. Currently a pathway exists within an alignment along the opposite side of Fanno Creek. The City has no long term plan to pursue design and construction of an additional pathway system along the east side of the Fanno Creek. f. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 3 Division Sate Lands approvals shall be obtod; One of the recommended conditions of approval requires that the applicant obtain all necessary permits from the Army Corps of Engineers for the proposed cut and fill work within the 100-year flood plain on this site. The applicant reviewed this type of work with the Division of State Lands who state that because the work is to be outside of the creek and wetlands area that no permits are required. The landscape plans indicate that the 100-year flood plain areas to be disturbed also are to serve as the 25 foot buffer setback area to the adjoining wetlands. For this reason the applicant shall obtain all necessary erosion control permits as required by the Unified Sewerage Agency. The applicant's landscape plan proposed to seed disturbed areas with Perennial Rye Grass plantings. g. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian and bicycle pathway plan; A pathway has been constructed along the opposite side of Fanno Creek along the property's frontage. The City has no long term plan to pursue design and construction of an additional pathway system along both sides of Fanno Creek. 3. Chapter 18.100 requires that all developments fronting on a public street or private driveway more than 100 feet in length be required to plant street trees in accordance with Section 18.100.035. The minimum required spacing is 20 feet with a maximum spacing of 40 feet depending on the size of the proposed tree species at maturity. The landscape plan indicates that a total of 10 of the 12 existing parkway trees are to be preserved and incorporated into the site as street trees. Based on a review of the landscape plan it wasn't readily apparent what the species of these trees is or what their spacing is to be upon project completion. 4. Chapter 18.102 (Visual Clearance) requires that a visual clearance area be maintained along the intersections of all public and private right-of-ways. The site plan does not propose any new structures or landscaping which would be expected to intrude into the vision clearance area. 5. Chapter 18.106 (Parking) states that the parking ratio for warehouse, storage and distribution use areas to be provided for at a ratio of one space for each employee on the largest shift. The Development Code also requires 1 space for each 350 square feet of office area. The plan submittal did not provide a floor plan. The proposed floor plan is expected to change over time based on the needs of a variety of future tenant improvements which would occur. The 140 parking spaces which have been proposed will serve a range of floor plans including the ratio required for a floor plan with the entire building floor area developed with office space. In that instance the site would require a minimum of 120 parking spaces. 6. Chapter 18.106 (Bicycle Facilities) requires a minimum of one bicycle parking space for each 15 parking spaces for all new industrial developments. A total of 140 parking spaces have been provided to serve this development so a minimum of fifteen bicycle racks are required to serve this site. These racks should be located at the main building entrance(s) HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 4 preferable underoer whenever possible for ease of*. The conditions of approval require that the site plan be modified to provide a minimum of fifteen bicycle parking racks to serve this facility. 7. Chapter 18.106 (Off-Street Loading Areas) requires that all buildings in excess of 10,000 square feet be provided with loading areas which are designed to the satisfaction of the City Engineer. The applicant has proposed to provide loading areas with covered docks for each of the 10,000 square foot tenant suites. Based on their location, these loadings areas are expected to provide safe, convenient loading access to each of the proposed suites. 8. Chapter 18.108 (Access and Circulation requires a minimum of two, 30 foot access width curb cuts to serve commercial and industrial uses with more than 100 parking spaces. The applicant provided a total of three curb cuts which is in excess of City requirements. The proposed site plan provides an internal system of sidewalks to the adjoining private driveways proposed to serve this site and properties to the north and east. The site development review considered requiring a sidewalk along the site's private street frontage, however, this requirement would necessitate reconstruction of much of the existing parkway and would not connect to other sidewalks within the rest of the industrial center. 9. Chapter 18.114 (Signage) is applicable to this development. The regulation requires that a permit be obtained for future wall signage and freestanding signage to serve this facility. The applicant has not included signage as a part of their site development package. Review and approval of all new signage shall be conducted through the Planning Division. Structural plan check review shall be conducted for freestanding signage in excess of six feet in height. 10. Chapter 18.116 (Recycling and Trash Enclosure Facilities) is applicable to this development the regulation requires that the applicant comply with one of four methods for demonstrating that sufficient facilities are available for trash and recycling collection: 1) Minimum Standards; 2) Waste Assessment; 3) Comprehensive Recycling Assessment; or 4) Franchised hauler review and sign off. The applicant's submittal provides a trash and recycling enclosure which measures approximately 70 square feet. The minimum standard requires six square feet of enclosure for each 1,000 square feet of building area. To comply with the Minimum Standard a facility of this size would require combined enclosure dimensions which measures 250 square feet. It is suggested that the applicant comply with the franchise hauler sign off method of compliance in order to address a range of enclosure design issues inherent with necessary site servicing. 11. Chapter 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 5 18.681 18.84, 180, 18.102, 18.106, 18.108, 18.114,•120, 18.164 and OAR 660-12- 045 (4) and (5). The proposal's consistency with these criteria has been reviewed elsewhere within this report. The proposal contains no elements related to the provisions of Code Chapters 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), 18.144 (Accessory Use and Structures) or 18.150 (Tree Removal) which are also listed under Chapter 18.120.180.A.1. These Chapters do not address the type of development proposed within this application and are therefore found to be inapplicable as approval standards to development of this site. Chapter 18.120.180.A.2 provides for other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed elsewhere within this report. The proposal contains no elements related to the provisions of 18.120.180.3 (Residential Exterior Elevations), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (Landfill Development adjoining the 100-year floodplain, 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Chapter 18.120.180.4 (Buffering and Screening and Compatibility between adjoining uses) This criteria is not applicable because an Open Space Tract (a portion of the Fanno Creek) adjoins this site to the west which buffers this area from residential uses. Adjoining residential dwellings are approximately 300 to 400 feet away across the Fanno Creek. The applicant has addressed this issue within the landscape plan through the planting of native species within areas adjoining the 25 foot wetlands buffer area. Chapter 18.120.180.5 (Privacy and Noise) This criteria is applicable but because adjoining residential uses are approximately 300 to 400 feet away across Fanno Creek. The applicant has addressed this design issue within the landscape plan through the planting of native species within areas adjoining the 25 foot wetlands buffer area. The plantings to be provided within this area are expected to be of sufficient numbers and variety to effectively screen the site. The plantings are also expected to be of benefit to the area given the native plantings which have been proposed. Chapter 18.120.180.10 (Crime Prevention and Safety) Subsections a, c, d, and a are applicable due to the type of development which has been proposed. The lighting levels and visibility of the site have been reviewed and conditionally approved by the Police Department. Subsection b is not applicable to this application because it relates to visibility to a laundry room. No laundry rooms have been proposed. Chapter 18.120.180.11 (Access and Circulation) is applicable. The Fire District has conducted a Fire and Life Safety review of the proposed plan and has recommended approval of the plan subject to adequate fire flow verification. Provision of pedestrian facilities to serve this site is reviewed elsewhere within this report. Chapter 18.120.180.12 (Public Transit Facilities) is not applicable because the site does not directly adjoin a transit served street or a street which is proposed to be served by transit. Chapter 18.120.180.13 (Parking and Loading) is applicable and has been reviewed elsewhere within this report. HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCROLLS CENTER PAGE 6 Chapter 18.120.114 (Landscaping) is applicable and Oeen reviewed elsewhere within this report as it relates to Subsection A and C. Section B is not applicable because open space areas are not required to be provided within the Planned Industrial Zoning District. Chapter 18.120.180.15 (Drainage) is applicable and has been reviewed elsewhere within this report. Generally new development is required to demonstrate that downstream properties will not be unduly impacted by the drainage patterns of new upstream development. Chapter 18.120.180.16 (Provisions for Handicapped Accessibility) is applicable and has been reviewed within this report as it relates to the provisions of handicapped accessible parking. Review of handicapped accessibility is primarily conducted through the subsequent Building Permit Plan Check review. Chapter 18.120.180.17 (Signage) is applicable but was not included as part of this submittal, although may be reviewed through a separate sign permit process. Chapter 18.120.180.18 (Provisions of the underlying zone) are applicable and are reviewed elsewhere within this report. 12. Chapter 18.164 contains standards for streets and utilities. a. Section 18.164.090 requires sanitary sewer service. b. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The Comprehensive Transportation Planning Map for the City of Tigard designates SW Nimbus Avenue as a Local Street. The site directly adjoins the public right-of-way at one narrow point which was not constructed with a sidewalk system. Much of the site directly abuts a private driveway which extends from SW Nimbus Avenue. The Engineering Department has reviewed the street and public utility requirements for the area and have recommended conditions of approval in accordance with the standards set forth in the Community Development Code to address the standards addressed in Sections a and b. 13. The Americans with Disabilities Act (ADA) is applicable to this development. The act requires a minimum of two disabled person parking spaces be provided if 101 to 150 parking spaces are provided. Based on the number of parking spaces which have been proposed this site will require a minimum of five handicapped parking spaces. A total of seven new handicapped parking spaces have been shown on the plan which are to be located at the main building entrance(s) in compliance with this requirement. 14. The Transportation Planning Rule (TPR) became effective May 8, 1994. The City adopted a series of revisions to portions of the Development Code to implement the Transportation Planning Rule. A portion of the rule is applied directly to applications for new development, specifically OAR 660-12-045 (4) and (5). This section states that new retail, office and institutional buildings at, or near, existing or planned transit stops are to provide preferential access to transit through the following measures: a. Orienting building entrances to the transit stop or station; HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 7 b. clustering dings around transit stops; and, • C. locating buildings as close as possible to transit stops. The intent of this requirement is to provide preferential access to transit by locating building entrances at a direct, safe, and convenient distance from the transit street and by removing other barriers to pedestrian access. Building entrances should be located in a way that allows a direct, safe and convenient pedestrian link between the development and the transit stop. New retail and office buildings located on transit streets should have at least one public entrance facing the transit street or, if not facing, be within a specified distance of the transit route. A combination of building orientation, distance and pedestrian amenities can work together to display and direct a person to an entrance. the commercial driveway which will provide access to the site. The site does not have direct frontage on an existing or planned transit served street, therefore, no conditions of approval can be applied to this site for transit facilities. The principal building entrances are located in such a manner so as to be clearly visible from The applicant also proposes to develop a system of separated walkways within the site to provide direct access to the building entrances. IV. OTHER STAFF COMMENTS The Engineering Department provided the following comments: FINDINGS: 1. 2. STREETS: The proposed development will take access from the existing private roadway that extends southerly off of SW Nimbus Avenue and that provides access to the other portions of the existing Scholls Business Center complex. The private access road consists of a two lane divided roadway with a landscaped median. The applicant proposes to construct three driveways connecting to the private road and provide sidewalk connections from the proposed building to the private road. No public road improvements are proposed or required of this application. With respect to the Sensitive Lands Review, the applicant proposes to comply with Section 18.84.040A(1) wherein the land form alteration proposed by the grading of the site will maintain the "zero-foot rise" floodway and "shall not result in any narrowing of the floodway boundary". The applicant's engineer shall provide the cross sections and calculations to verify that the plan is consistent with these requirements. SANITARY SEWER: The site is served by the existing eight inch public sanitary sewer line in an easement that crosses the site in an east/west direction. The sewer is sufficient capacity to serve the proposed development. HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 8 0 0 3. STORM SEWER: The site slopes in a southwesterly direction towards the existing Fanno Creek stream bed that is situated along the westerly property line. The applicant's preliminary grading plans show the construction of two (2) water quality facilities adjacent to the wetland along side of Fanno Creek, within the buffer area between the proposed building and the Creek. The proposed on-site private storm drain will direct the storm water flow to the proposed water quality swales. 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 site development that includes a water quality facility complies with this requirement. The final design should comply with the minimum USA standards and shall be privately owned and maintained. In addition, the applicant's site survey indicates that a private storm drain crosses the property, connecting directly to the Fanno Creek drainageway. The on-site drainage plan should include an analysis of the storm water flows in this system and include this pipe in the new design of the water quality facilities. V. CIT & AGENCY COMMENTS 1. The applicant conducted a Neighborhood Meeting prior to submittal. The applicant's landscape plan was revised as a result of the concerns raised by residents to the south and west (across Fanno Creek). The neighbors raised concerns related to the impacts of noise from the proposed loading areas along the westerly side of the buildings and light glare which would be generated by security lighting on this portion of the site. The site location varies from 300 to 400 feet to adjoining residential areas. For this reason the design of the site improvements are not expected to exceed the Environmental Performance Standards set forth in Chapter 18.90. The applicant states that a concentrated effort was made to revise the landscape plan to screen the site visually from the neighbors view. The landscape plan provides a variety of native wetlands plantings which are vary in size and type at planting and have been designed to effectively screen the site from view. 2. The Police Department reviewed this application and states that the location of the proposed "wall pack" type lighting is expected to be adequate for this purpose. The Police Department would require that the wall packs be upgraded to 400 watts. The plan presently states that the wall packs would provide 200 watts. 3. The Unified Sewerage Agency reviewed this application and stated that the applicant's narrative was essentially correct as it relates to their initial review of the proposed design and location of the water quality and quantity treatment facility. 4. General Telephone, the Building Department and the Tualatin Valley Water District reviewed this application and had no comments or objections. HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 9 0 0 5. 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. Plans for the project are conditionally approved, provided the applicant submits to this office revised plans for review and approval of the following items: a. Hydrants: Hydrant shall be located at the southeast end of the building. Location of the hydrant shall be reviewed and approved by this office prior to installation. b. Access Roads: Access roads are acceptable with this office as designed. No parking signs shall be installed where parking would reduce access roadways to less than 20 feet in driving width on one or both sides. No parking signs shall state: "NO PARKING", "TOW AWAY ZONE", "FIRE LANE", "ORS 98.810-812". They shall be posted no closer than four feet to the ground nor higher than six feet above the ground and shall be placed often enough to be conspicuously seen. UFC 10.207(1) C. Fire Department Connection and Adjacent Hydrants: Fire Department Connection and the adjacent hydrant are acceptable with this office. d. Fire Flow: Required fire flow shall not be greater than the available fire flow or 3,000 gpm, whichever is less. Enclosed for the applicant is a set of instructions and a work sheet for calculating the required fire flow. Required fire flow work sheets shall be completed and a copy forwarded to this office for review and approval. e. Access Roadways and Fire Fighting Water Supply: Access roadways and fire fighting supply shall be installed and functional prior construction of the building. Mr. Gene Birchill conducted this review. He can be reached at 526-2502. 6. No other comments were received by the Planning Division. VI. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the proposed site Development and Sensitive Lands Review request for this site 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 SDR 95-0002/SLR 95-0003 subject to the following conditions. ALL CONDITIONS SHALL BE SATISFIED AND PUBLIC IMPROVEMENTS SHALL BE COMPLETED OR COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL ANDERSON IN THE ENGINEERING DEPARTMENT. ALL STAFF LISTED CAN BE REACHED AT 639-4171. HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 10 Recommendations: 0 40 PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION(S) SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain a Street Opening Permit for the sewer and storm drain connections to the public systems. STAFF CONTACT: Michael Anderson, Engineering Department. 2. The applicant shall submit a final drainage plan that details the on-site water quality treatment as required by Unified Sewerage Agency Resolution and Order No. 91-47. Design calculations shall be in conformance with the general requirements of Surface Water Quality Facilities Technical Guidance Handbook, USA, 1991. STAFF CONTACT: Greg Berry, Engineering Department. 3. The applicant shall provide detailed cross sections and calculations prepared by a Civil Engineer to verify the proposed site grading is consistent with Sensitive Lands criteria per Section 18.84 of the City Code. STAFF CONTACT: John Hagman, Engineering Department. 4. The applicant shall provide a hydrology and hydraulic study of the existing and proposed drainage systems for the site for approval of the Engineering Department. STAFF CONTACT: Greg Berry, Engineering Department. 5. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department. 6. Washington County has established and the City has agreed to collect Traffic Impact Fees in accordance with Resolution No. 94-18. The applicant shall pay the fee established for the proposed use. 7. The applicant shall provide wall packs in the locations shown on the preliminary plans for security lighting along the westerly loading areas. The wattage of these fixtures shall be upgraded to 400 watts rather than the 200 watt lighting currently indicated. STAFF CONTACT: Kelley Jennings, Police Department. 8. The applicant shall submit a revised site and a landscape plans that shows provision for the following: a. The plan shall incorporate a minimum of fifteen bicycle parking racks. The racks shall be located near the main building entrances and under cover where ever possible. Given the building design which has been proposed for this site bicycle parking racks may be provided indoors where feasible. b. The landscape plan indicates that a total of 10 of the 12 existing parkway trees are to be preserved and incorporated into the site as street trees. Based on a review of the landscape plan it wasn't readily apparent what the species of these trees is or what their spacing is to be upon project completion. The landscape plan shall be revised to indicate the species and spacing. Based on this information the street trees shall be spaced so as to comply with the street spacing requirements. C. It is recommended that the applicant provide either additional study work to demonstrate HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 11 that the flood pla evation is different than as shown d4le FEMA Flood Insurance Panel Map or revise the site plan to indicate the limit of the 100-year flood plain as shown on Flood Insurance Rate Maps. An area of special concerns is the northwesterly corner of the proposed building which appears to extend into the adjoining 161 foot 100-year flood plain area. d. The applicant shall obtain all necessary permits from the Army Corps of Engineers for the proposed cut and fill work within the 100-year flood plain on this site. e. The applicant shall modify the plan to comply with one of the four following methods of trash and recycling enclosure design. 1) Minimum Standards; 2) Waste Assessment; 3) Comprehensive Recycling Assessment; or 4) Franchised hauler review and sign off. It is suggested that the applicant comply with the franchise hauler sign off method of compliance in order to address a range of enclosure design issues inherent with necessary site servicing. 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 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS. Section 18.164.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ?2? P"ae- 4/14/95 PREPARED BY: Mark Roberts DATE Assistant Planner 4/14/95 APPROVED BY: Richard Bewersdor DATE Senior Planner HEARINGS OFFICER - SDR 95-0002/SLR 95-0003 - SCHOLLS CENTER PAGE 12 0 EXHIBIT A px, P of a KOLL MKS CENTER -? SITE -----> > D -107 LjQ ix 1?4 . 0 - R- PLOT PLAN EXHIBIT MAP a \?JJ I? M MALL a... CRESCENT i _?A CEMElU R-4.5 f- ULJ V Z Z ' Z a ?. ul. ;oe ooo/ ..? o? a c? U. Y O F- ?? ?a U CASE NO.. -- SDR 95-0002 SLR 95-0003o,, SCE MLS BUSINESS- 'CE TM I \ I I !? I G l 1 - - l g km N70'Il'31-E $4? \\ \,\\ , a a as O \\ ApJ - w - _ 4 / N)0Y131 Z ?fl IS° 0 yo G N70Y.• 1 b5!` 8 Y 7,1 ? sm I g I IJ I a. W Z z a 0 a LL O U VICINITY EXHIBIT MAP 4 CASE NO. SDR 95-0002 SLR 95-0003 EXHIBIT B VAN OMELEN / LOOIJENGA / *-.GARRIGLE / KNAUF Consulting Engineers 3933 SW KELLY AVE. / PORTLAND. OREGON 97201-4393 / [5031222-4453 / FAX 246-9263 PRINCIPAL ALFRED H. VAN OOMELEN DIRK N.M. LOOUENGA 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 SCROLLS 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 within 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. c E Fred Van Domelen - VLMK o u + MEMBER VAN omr=Lr=N / LOOIJENGA /0cGARRIGLE / KNAUF Consulting Engineers 3933 SW KELLY AVE. / PORTLAND, OREGON 97201-4393 / [503) 222-4453 / FAX 248-9283 PRINCIPALS ALFRED H. VAN OOMELEN DIRK N.M. LOOUENGA 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, T1 S, R1 W, Section 34AD, City of Tigard, Oregon. LEGAL DESCRIPTION: TI S R1 W, 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,?MC tNSs ;C E" e co?C 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. SITE PLAN SYMBOLS ° ` r ' "„ r.[? o n:': n s.,•oi•: mu swK.a,- 1 a w M FIZZA- ••• ,•^• a v • ' PRO T SUUUA%. o„ rt UVIV wU rear Srwuuiw0 - w • • • ,w (•) eo' m[.?VOS MrtD (? a • i ? .? ? _ - QS c +nRl a mr?c, r?awc Sluts !-Sf . LAND AREA / BIAIDINC AREA SU1•IARY: O OO ? ? m. ne sn, an arrtx,.a nr 0 • Y J s..[„ .a e • KEYNOTES: O a? A.,e? ... SW NIMBUS AVE. .-ie.ca-na ?•Y 1+70'.1 31'E 18.00 519519"E 1 J,00 r N19'15'29 -W 17.00 - SOLTMERN PACFIC RAL.ROAD 51915']9"E 586.64 • f\_-"QoJ f ) rd' ?,l . f`?' ?o? unnr nnmw r tea W?8'?9'It"W J 61.60 16.4 \ av H15 S'W .S7 115' I'll-* )- 16.60 N?8L9'11'W 15.89 Y N•mY,n[ 08,01 SITE PLAN ? ? m > r, u u 735 o. VAN DOMELEN/LOOIJENGA SCROLLS BUSINESS CENTER sp4Roi No McGARRIGLE/KNAUF wx- a«? vul R 3933 --.W. KELLY AVENUE POR?LANLD, ORE (503) 222-4453 VICINITY MAP SNUI r0 VAN 16MELEN / LOOIJENGA /•cGARRIGLE / KNAUF Consulting Engineers 3933 SW KELLY AVE. / PORTLAND, OREGON 97201-4393 / [503] 222-4453 / FAX 246-9263 PRINCIPALS ALFRED H. VAN DOMELEN DIRK N.M. LOOIJENGA 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 y ?N6 ENO i ;C E^ e ocuCi cI*' MEMBER • v . %• •• •:.•.•. l OREGON ` SEE MAP REMAINDER SHOWN IS I 34AA ON MAP IS I 34AA 101 L I N E ie 6201 REMAINDER SHOWN I P,. Bpi 6.23Ac. ON MAP IS 1 34AA m N I IW 1 184.3 I 6200 5.23 AC. i 1 i ? ? 1? ?? :? J Jul r 7 3 =+ \ \ 1A1 \\ \ r J r r? rR D A \ \$ `32 0 \ \ao ??a \ 6202 \ \ 3. /9Ac. °,, ?; \ \ 7LO9 O \ 16? ` i O ? \ 83a• ` ?86.`c j \ 0 X05 92 A 4 1 61.0 \ \ 38.40 i I Z , TRACT A l \ LANDSCAPE B FER ' \ a STORM DETE ION 4' N I\ J.P. 43 18 l.? \ % 0 1 43.24 23641, \ 176.81 N 890 52' 291 i P; :•a 301.81 53.02 I 69.98 1 S 468.20 iO N 89° 52' 6" E 2.12 30 •05 36.80 9600 9500 9400 -0 2.63 AC. 432 ., 9300 ?- in a 31 CD in 30 6 e ;25 a Zs 9200 ?p 5100 29 9100 28L? R•SO'-i in 28 op N 161.95 8.26 /OG /O C IOLSS So W . 900 - 27 8600 2 3 _74 ,g &? 4o e. 1 5&27 0 23 0 w 8900 8800-8700 y?l - J J?1 )5.69 > 26 : 25 24 52.37 3 3? P a?0 • ? ¦ 6R. R'30' 46.8' Zo- L1, $S.W. WINDSOR N lf-o o : Z w 6. 2140 40 40 8 . i 32 0 .i? 79' 8000 8100 8201 .99 00 a 5.15 c 16 17 18 19-9 8 0 7901 Do %W H 50' 40' 40' , 45j 7800 7700 7F5 j 33 w 15 14 30 50' Id 4d n r? x.28 0 ` R 2 t00 1500 ?. INITIAL i 34gD N CANCELLED TAX LOTS 2700, 6300, 2600, O 8300, G? z j T2{°° -o J c l -15 .o 15 55.6 i i A 1 h 57 10o so a N 100 ; 1 W Vol 6201 a ses°? h N_ 1 ?e0, 6.23Ac. ti? 9. \00 9H w 30" E ZO o TAx LOTTED ;? 6301 N O •?'\°3? ?' 2500 M a ON MAP M z /0. //At. 1 1 E ° 40 1800 100 N ?' • ^ N f. 65 " N 85°19' 30" w IS I 34AA 1 IN 58 U ' 9 100 200 ` 1w 184.3 ba ° 'S415 1s E a 3 6200 11e.z7 $ " ?- E N N 86 30 17 2400 V, O 21 0 ° 100 o m 1 5.23Ac. 10 5185 N 1900 64 it N 8599 30 w o 1 I r ?J J J ??l 0 1 59 '19'30- WO In U) " l J ( 1 J 100 sZ , o,A 1 ' 2 N 84°05 35 W C ?"" \ \ `/$ rl n? in fff 1 J • N '4 w 0 2000 63? a •J ° 101 v w 0 9 l2 33. W 60 g ?' ?° '3B m 400 \ \ 3 r°• - O in -J 3 87.50 2200 23 3 \ • :0 E c S 89°46 20 W b a5? 2100 62°p N PARCEL A \ \ \ rf in z '° ??p ?t h w J 61 N ?09 OO 500 1{' , m \ \ 1r z R=20 606 Ac. 0 \ °^3 to \ J J (J r , W 50 63'11 ti /p 24 0 ?? RO ti? ° .?? PUBLIC PARK 0 cob c ', \ S .W. E 600 C2 \ \ S ° 4E' 20° W 65 Z ??. \ \rb 75 40.17 30.16 a z 700 25 ao ? r \ \`'p 900 it 800 o N Nab ??? 2gs \ o s ? \\ 26 T 1-7 S 89c 46' 20° W p°• 371.09 \ 7. 86.59 56.32 4, \ _ NS 9 45 07E-184.91 • p 6100 S \ t- \ TRACT °Ja s3, ° ?' y D PARK a? o N z 169.91 . D 35 134.91 82.91 Z 5800 5700 0 0 c 5900 o \ 4318 20 236 rQ _ 5600 N'? o W 215 1° 97.47 U e 23 ^, y < loo 115 Lu-\Q .eg 36.80 6000 o'C J 108 ? 5300 5200 '9500 9400 2 4 ?9 6,9 h a 9 19 4 90 5500 0 27 `' Q32 m 31 RE 5 o A 26 ? 3C m 66.87 - ?•y9 ? m ? 24 Q? rs ?2?06 25' ?6 SEE MAP B? S. W ?'° ao23 5400 43.88 assn 5100 25 r IS I 34AC 66.87 .29 R s v cbO00? 28L, Ft-5d --? N 2800 2900 ?b6.ro 9 N N 18 31.42 25.62 R N \/' ?1 ?' 6`t•? 5000 w . 440 ~ 17 ' Q b- `''`' v?•ry 37 = 49-04 4900 29 Z 8900 105.69 A 26 v 3000 J ° 31.42 bO ? 30 ` N 16 a Q. `V 4 Q ep 4800 in a / ; a 1139 ?b 4000 mp ?A gl 1-M QCW 100 6 1,10 Lo 3900 ra ° o z 4700 ql ? 15 1 0 9 104.68 4100 32 g'= 7900 a 16 . ig C! 7 S o 5 ?j n0 lly'S K-0 3200 "si I ' a2' g O 14 ad 1 93.12 = 4600' ..? uo 14200 f - 3800 !L 7800 in N 33 lei 3300 OD 4 a a 15 L j° w \ Se R.? ?8 " .? O 8 ? - ?' \\ a 30 ao' 13 107 1 ? „ 110 4300 3700 3400 cp s? " 12 r 9 " 0 3 4400 R i 0 ae 110 107 in _ ?e0 4500 • 3600 L, 2 >n 1 m 64 41 3500 S u INITIAL N 11 " TR ,.C., " 10 ^`? POINT 00 _ ° 5 0 150.69 0. ?,i,• a' 1 S 89° 56 16" W 620.89 p F- SEE MAP so' IS 134DA i IBIT %PUBLIC HEARI%G NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, APRIL 24, 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: A i ;"' ip CITY OF TIGARD FILE NO: SUBDIVISION (SUB) 95-0001/SENSITIVE LANDS REVIEW (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 ? 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 MAY TINUE THE PUBLIC HEARING T OTHER 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. I? SITE a W D U Z_ Z Z a J a 0 a c? LL 0 0 SUB 95-0001/SLR 95-0003 WILMINGTON HEIGHTS/CASCADE COMMUNITIES April 4, 1995 0 TIGARD 0 HEARINGS OFFICER CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET...(Please PRINT) AGENDA ITEM #: 2.3 DATE OF HEARING: 4/24/95 Page 1 of _ CASE NUMBER(S): I FSUBDIVISION (SUB) 95-0001/SENSITIVE LANDS REVIEW (SLR) 95-0004 OWNER/APPLICANT: WILMINGTON HEIGHTS/CASCADE COMMUNITIES LOCATION: AT SOUTHWEST GREENFIELD DRIVE, SOUTH OF THE MOUNTAIN HIGHLANDS SUBDIVISION (WCTM 251 9AA, tax lot 12oo) TIGARD OREGON PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR. ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name lAddress/Zip & Affd Wion) (Print Name/Address/Zip & Affiliation) J U R g s (vo o V G Name: >? 5 7.S -ssw 4 zin:97?2? Name: KwA<mi,. C• RObin'5of1 Name: Address: 1100 SW Sth i5U1-M 2300 Address: City: R ?jLA44D State: QE: Zip: 91`f.0 L4 City: State: Zip: Name: ?R 1 ?1 r 1 Name: Address: 11? Ciw"° C, ?State: ® p _ Zip: State: Zip: Name: (7?rAC, V,41 V\ I?Cvw City: State: `Z>Z Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: h: Vogin\patty\eigninho.mt ?? 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%. ) 1. 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. 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 Wilmington Street. Michael Anderson responded that the staff opposes restricting parking on Wilmington 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. Michael Anderson responded that the downstream system has been designed to include stormwater runoff from Page 1 - Hearings Officer Final Order SUB 95-0001 / SLR 95-0003 - Wilmington 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 VVllmington 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 inclusion 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 Wilmington Court. This fencing shall be designed to allow maintenance access. At Page 2 - Hearings Officer Final Order SUB 95-0001 / SLR 95-0003 - Wilmington 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 applicants request, SUB 95-0001 (Wllmington 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 e)asting underground system without significantly affecting downstream properties. Dated this 4th day of May, 1995 . ,Gc%-rim AO-P,r?- ? Denieoe B. VVon City of Tigard Hearings Officer Page 3 - Hearings Officer Final Order SUB 95-0001 / SLR 95-0003 - Wilmington 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. The application also is a request for Sensitive Lands Review for portions of the site which exceed 25% in slope. 1. SUMMARY OF THE REQUEST CASE: Subdivision Sensitive Lands Review SUB 95-0001 SLR 95-0003 STAFF REPORT 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 V 11 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, topography 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. Proposed 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 0 v family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size Average lot width Front setback Garage setback Interior sideyard setback Corner sideyard setback Rear setback Setbacks to more restrictive zones Maximum building height 5,000 square feet/unit* 50 feet 15 feet 20 feet 5 feet 10 feet 15 feet 30 feet** 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 0 10 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 80% 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 0 Ap 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 0 • 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 40-44 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 0 10 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 0 0 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: 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 0 0 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 l i n e 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 0 0 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 0 0 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 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. 91-47) 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. 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 0 • • 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; 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 facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 9147. 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 & O 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 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 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 17 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 4/14/95 PREPARED BY: Mark Roberts DATE Assistant Planner 4/14/95 APPROVED BY: Richard Bewer dorff DATE Senior Planner HEARINGS OFFICER- SUB 95-0001/SLR 95-0003 -WILMINGTON HEIGHTS PAGE 21 <4 SITE a w 0 z z z Q a 0 oC a LL O U VICINITY EXHIBIT NO TH Scale 1'0400' MAP CASE: SUB 95-0001 SLR 95-0004 WILMDiG M HEIGH'T'S/CASCADE FEET 0 400 800 0 0 ?px,FilHt? An r-1 I ?^jY I 8 I 1 1 ------- ? it ?l \•/ \ o _ -- S F . ------------t ,, Y .. ,..• ?l -- s ---------- CL 1z J / P U PLOT PLAN CASE NO. EXHIBIT MAP -000 SUB 95 SLR 95-0003 3 0 • EXHIBIT B 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • WILMINGTON HEIGHTS A 11 LOT SUBDIVISION PROPOSAL BY CASCADE COMMUNIITES PROPOSAL: Wilmington Heights Preliminary Plat An 11-Lot Single Family Residential Subdivision LOCATION: SW Greenfield Drive (extension of SW 132nd Avenue), south of SW Walnut Street LEGAL DESCRIPTION: Tax Lot 1200, Section 9, T2S, R1W PLAN DESIGNATION: Low Density Residential ZONING DISTRICT: R-7 (5,000 square foot minimum lot size) C.I.T: Central C.I.T. OWNER & DEVELOPER: Cascade Communities, Inc. Donald W. Oakley, P.E., President 700 N Hayden Island Drive, Suite 340 Portland, OR 97217 TEL: 289-9011 FAX: 289-7656 ENGINEER: Donald W. Oakley, P.E. Oakley Engineering, Inc. 700 N Hayden Island Drive, Suite 340 Portland, OR 97217 TEL: 289-7411 FAX 289-7656 LAND USE PLANNER: Greg Winterowd, Principal Winterowd Planning Services, Inc. 700 N Hayden Island Drive, Suite 385 Portland, OR 97217 TEL: 735-0853 FAX: 735-4622 SURVEYOR: Mark Lichtenthaler, P.L.S. G&L Land Surveying, Inc. 7905 SW Nimbus Avenue Beaverton, OR 97005 TEL: 641-0308 FAX: 671-0877 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • Wilmington Heights TABLE OF CONTENTS 1. NATURE OF THE APPLICATION AND BASIC FACTS ............. 3 II. PRELIMINARY PLAT APPROVAL: TCDC 18.160 ................ 7 III. DEVELOPMENT STANDARDS .............................. 8 IV. SENSITIVE LANDS: TCDC 18.84 ........................... 14 V. SOLAR ACCESS: TCDC 18.88 ............................. 17 VI. CONCLUSION ....................................... 18 Maps Map A: Location Map Map B: Neighboring Street Map Map C: Concept Plan Map D: Preliminary Plat Map & Utility Plan Map E: Grading Plan and Tree Removal Plan Tables Table A: Land Use Summary Table B: Solar Access Summary Figures 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 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 Exhibit A: Draft Conditions, Covenants, and Restrictions (CC&R's) Exhibit B: Ecologist's Report Exhibit C: Grading and Drainage Plan: TCDC 18.80.160 Exhibit D: Geotechnical Report: TCDC 18.84 Wilmington Heights Subdivision Narrative Page 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • 0 CASCADE COMMUNITIES, INC. BY OAKLEY ENGINEERING, INC. CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, 700 N. Hen Is. Dr. Suite 340, Portland, OR 97217 TEL. (503289-7411 - FAX. (503) 289-7656 1085\CCI\VIL\WIL-1ACN, 01/09/95 AT 11:05 LOCATION MAP Wilminton Heights Subdivision Tigard, Oregon MAP A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 • . • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 s ? ? r I ? \0 e \e, 00 v , TL '1100 a 3' ? Il ?J 0 Moue cdn 2.... „?" ?? h,'' ??ii t?i t ??y,yi 16 TOMTN HIGHLANDS eb,IJ, 027 IMF- II III ? ?-r a n f} /r Tract 'A',Y; Mountain 19 / Highlands.-L f? Lr' l® I I I ,? ---8;875-gq.ft. 9;884 s ;ft. . _t7 qcr`'.. 8;010 sq.ft. I 7,762 sq ft r" j I q .10,034 sq.ft 0 eta" SANITARr°^"? ? W. Y?IDIII lit. • V 0 ST - 6"WATER 9,431'sq.ft. 1 1 1 i I J T ir ,rYJ -- 9,240 sq'ft. 19,232 sq. l o it . ... ?j I ? ? ?" ? ,Yat11 _ 1i TL5800', I 99 '?;? 1 n? ?MV I I I I ?? l ` 6! I 9,761 sq.ft. 9,734 sq.ft I INTERIM _ _....I.__ - PUBLIC -ACCESS -...--. EASEMENT 1 /' A i(: s II rTT? - TL 100 Z 1 inch = 50 feet Concept Plan Wilmington Heights Subdivision Tigard, Oregon CASCADE COMMUNITIES, INC. m,6p BY OAKLEY ENGINEERING, INC. CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, 700 N. Hoyden Island Drbe, Sufte 340 PoMm d bM 97217 Tel. (503) 289-7411 - Fax. (503) 289-7858 \ TOP OF WT WT SLOPE FOR STREET CONSTRUCTION TOE OF WT \\' \ RIGHT-OF-WAY ((ROW) 0.62 ACRES \ OPEN SPACE OS) 0.57 ACRES TOTAL LOT ARA (LA)-2.33 ACRES TOTAL SITE AREA 3.52 ACRES y CONSERVATION AREA (CA)_O. 52 ACRES ., LOT BUILDING AREA BA) 1.81 ACRES TOTAL LOT AREA (LA? 2.33 ACRES iw 1? \ TOTAL OPEN SPACE (OS+CA)_1.09 ACRES 01- LOT BUI DABLE AREA (BA)-1.88 ACRES 38% OF NET AREA (AFTER RIGHT-OF-WA YI SAVED AS OPEN SPACE/CONSERVATION AREA 9,616 JANUARY 23, 1995 n 1 1 • 0 • I BLOW-OFF NTERIM TL 1100 7• 183 CONNECT TO MOUNTAIN HIGHLANDS, Tract 'A' PHASE 2 SEWER WHEN CONSTRUCTED / r lb° Dedicated Open Space 0.57 ac. 60'ROW \$o 40 PVM/ Ca- -- / 277 - - ---------- 3 9,734 sq.ft. 1 :? -I- ------ ----------- Tfact 'A' I I 6* PRIVATE SnTORM DRAIN T --- / M oLintmn I /D I c7 V I HighIcInds /,? ?.\ \ \ on 7,762 sq.ft. 8,875 sq.ft. °I 9,884 sq. ft. /SCAARGETO WATER QUALI BASIN IN MTNTM \ ? , \ ?? I I I /-EXISTING T SANITARY S EWER MAIN P?gs TO BE \ ? \ I 8,010 sq.ft. I I ABANDING ONED EASEMENT TO SHOWN. BE .?\ I I I Sa??y^-\ I \ ®0\ 75 / / o- 7 o SANITARY M ? -1 1 ?. 41 T _?- ? 1 I 2 I 9,240 sq. ft. I I i 9,232 sq.ft. ?I ' I I ?44 R I I ,' 28 Fu,MT. I I - ---- ---- ----- ----- .A_? TL 5800 INTERIM CLEANOUT NTERIM WATER BLOW-OFF I _I I I - --- ---- ----- 115, TL 1201 • 1 inch = 50 feet 7 fA n\ ? FNl T ?M DRAIN 0,034 sq.ft. 1 ` / 9,431 sq.ft. 5\ / / / ? C MIl?n?lim PROPOSED STORM SEWER ----?-- - PROPERTY LINE - PROPOSED STORM SEWER ® PROPOSED STORM SEWER MANHOLE ¦ PROPOSED STORM SEWER CATCH BASIN --- - PROPOSED SANITARY SEWER ® PROPOSED SANITARY SEWER MANHOLE - - --- PROPOSED WATER MAIN A PROPOSED WATER FIREHYDRANT -•-•-•- 4-. PROPOSED BLOW- OFF VALVE - 04 '-•- PROPOSED WATER VALVE PROPOSED CONSERVATION AREA 4 ,Y ?1-111; 9,761 sq.ft. 1' , \ \ Y =15 PUDUC SANI?,,y J 1? , \ \ \ _EASEMEN ;i r? \ INTERIM 5 ti0 , l \` PUBLIC b ACCESS 45 m •`EXST8,- EASEMENT o 1 `SAN11gRY ` 19? l I 9,616 sq.ft. -M 54' --- ----- ---- --- TL 100 INTERIM WATER BLOW-OFF ! TL 200 i 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) Cascade Communities, Inc. requests Hearings Officer approval of the following land use request: ' 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 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 ' Wilmington Heights Subdivision Narrative Page 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 40 Wilmington Heights Subdivision By Cascade Communities, Inc. January 1995 TABLE "A" Land Use Summary Total Site Area Street Right-of-Way (ROW) Tract "A" - Dedicated Open Space Total Lot Area Total Site Area Total Lot Area Buildable Area Conservation Area Total Lot Area Total Open Space Area Tract "A" Dedicated Open Space Conservation Area Total Open Space Area Ratio of Open Space to Net Buildable Area 3.53 Acres 0.63 Acres 0.57 Acres 2.33 Acres 3.53 Acres 2.33 Acres 1.84 Acres 0.49 Acres 2.33 Acres 0.57 Acres 0.49 Acres 1.06 Acres 58% 1 1 1 1 11 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". The Wilmington Heights street design and lot layout largely are determined by previously approved subdivisions, topography and neighboring parcelization patterns. Mountain Highlands and MomingStar 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 comer. 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 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. Wilmington Heights Subdivision Narrative Page 4 1 u? 1 0 0 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. Impacts on Neighboring Properties North: Land to the north is approved for single family residential development. 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 large parcels. West: A minimum 15 foot wide conservation area along the rear of Lots 1 - 4 will require 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 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 vicinity. Existing Site Drainage Wilmington Heights Subdivision Narrative Page 5 11 71 n 'J 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 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. Wilmington Heights Subdivision Narrative Page 6 1 1 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. 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 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • 0 III. DEVELOPMENT STANDARDS 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. 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 sq ft maximum in all cases. The R-7 district has a 15' front yard setback requirement. This standard can be met on all of the lots in the proposed subdivision. A. TCDC 18.100.030 STREET TREES All development fronting on a public street, private street or private driveway more than 100 feet in length is required to plant street trees. Street trees will be planted in accordance with City standards. B. VISUAL CLEARANCE AREAS: TCDC 18.102 TCDC 18.102.020.A A clear vision area shall contain no vehicle, hedge, planting, fence, 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 further reduced in height or eliminated.. . TCDC 18.102.030 A visual clearance area for all street intersections ... shall be that 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 will provide for adequate vision clearance. C. OFF-STREET PARKING AND LOADING: TCDC 18.106 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 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. Wilmington Heights Subdivision Narrative Page 8 1 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 . .. shall be discouraged. Response: No access is proposed directly to SW Greenfield Drive, consistent with this standard. All access will be from SW Wilmington Court, a local street. E. SIGNS: TCDC 18.114 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, 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. Response: This standard will be met at the time of final plat approval. F. TREE REMOVAL: TCDC 18.150 ' 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 ' needed or required improvements within the development... TCDC 18.150.020 No person shall cut a tree (s) upon private or public property without ' first obtaining a permit from 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. 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 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 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. 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: ¦ Larger lot sizes. The minimum lot size in the R-7 district is 5,000 square feet. The 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. Wilmington Heights Subdivision Narrative Page 9 1 1 1 1 P 1 • 0 ¦ 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 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 development. ¦ A 0.57 acre dedicated open space tract is proposed to protect trees along the steeper 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 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 points are provided to properties to the west (Tls 5800, 100 and 200) at their respective property lines, as suggested in the pre-application conference. Wilmington Heights Subdivision Narrative Page 10 1 0 • 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 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 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. 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 H ' Response: Street lights comparable to those approved in MorningStar and Mountain Highlands are proposed for Wilmington Heights. ' 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 ' 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. 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. ' 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 2-112 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.C Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome ' 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 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- Wilmington Heights Subdivision Narrative Page 12 ' way ... in conjunction with the development of 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 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. development plan adopted by the City is located in whole or in part in a subdivision, the Requirements: Response: 1. Just over Where a one-half proposed acre of park, wooded land playground or west of other (above) public ) use SW shown in a ' Commission may require dedication or reservation of such area within the Greenfield subdivision. 1 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". Wilmington Heights Subdivision Narrative Page 13 N. SENSITIVE LANDS: TCDC 18.84 t TCDC 18.84.010 defines sensitive lands as those which are potentially unsuitable for 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. , wetland areas, steep slopes or unstable ground. The purposes of TCDC 18.84 are to minimize erosion, promote bank stability, maintain and enhance water quality and fish and development Response: due to When Tax their Lot location 1201 was within the 100-partitioned year from the floodplainsubj, subject natural property (Tax Lot drainageways1200), wildlife habitats, and preserve scenic quality. ' 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 Percent of Maximum Density 11 Lots 65% F 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 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 and roof stormwaters and convey them safely to the stormwater system in SW Greenfield Drive. 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 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 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 considerable overland length of surface water travel (over 100 feet) through forest floor detritus for any residual surface flow. 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 control measures which will be taken during the construction of this porject. C. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible%rganic; and shallow depth-to- bedrock. Response: None of these soil conditions exist on this site. See Exhibit D, "Geotechnical Report", by LaVielle Geotechncial, P.C. D. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening. 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. 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 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). Wilmington Heights Subdivision Narrative Page 15 1 1 1 1 11 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 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. Wilmington Heights Subdivision Narrative Page 16 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 18.88.040.13 Applicability. The solar design standard in Section 18.88.040. C shall apply to applications for 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.C 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 ' 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. Wilmington Heights Subdivision Narrative Page 17 i t i i 0 Wilmington Heights 0 Table "B" Solar Access Summary BASIC EXEMPT ADJUST ED LOT # SOLAR >20% Slope Off-Site On-Site N/S Streets Loss of Density -- Shade Shade 1 NO YES NO NO :.::.:;.::.:. 2 NO N NO NO YES YES 3 NO NO NO YES YES 4 YES 5 YE S 6 No NO YE9... '::::>:: 7 N N NO NO YES YES 8 0 NO NO N YES YES 9 NO NO NO NO YES YES 10 NO NO NO N YES E 11 NO NO NO NO YES YES Percent Meeting Solar Standards 18% Percent of Adjusted Lots 64% Percent of Exempted Lots 18% 1 1 1 1 1 1 1 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 Wilmington Heights Subdivision Narrative Page 18 0 • • • 550 ------------------ ---------- ----------------- ----------------- ------------------------------------- ------------------ ---------------- --------- ------- ------------------ ------------------ - ----------------- --------------- ---------------------- --- - ---- ---- -- - -------- - -------- ----------------------- - - ---------- ------------------ ----------------- ------------- ----- ------ ----------- ----------- ----- - -- - ------------- ------------------ ----------- ------------ - --- ------------- Future- By offie ------------------ --------- -------- ---- ------------ ------------------ ------------------ ----------------- ----- - - - -------------------- --- ---------- ------- - ----------------- ------------------ ------------------ ----------------- ----------------- ----------------- --------- ---- ------------------ ------------ ----- - ------ ---------- ---------- -------- ------------------ ------------------ - ----------------- ---- ------------ -- 500 ----------------- ------ - ------- ------------------ - ---- ---------- ---------- ----------------- --------- -------- ------------------------------------ ------------------ - ----------------- --------- -------- -------------- ---- --- ---- ------- ----------------- ------------------------------------ ------------------ - ------------------ - ------------------------- --------- ------------------ - ----------------- ------------------------------------- ---------- - - ----- - ----------------- ---------- -------------------------- ----------------- ------------------ ----- --- -- M ---- PROPO S ED POSSIBL E FUTURE 450 -------------------- ------------------ - ----------------- -------- ----------------- ---- ------------------ -------------- -- ------------------ ------------------ -------------- -------- --- -------- -------------- ---- ---------- ------- - ----------------- --------------- -------------------- -------------- - --- -------------- ---------------------------- -------- ------------------ - ----------------- ------------------ ------ ----------- -- ----- - ----------------- --------- - ------- ------------------ -------- --------- ----------------- - ----------------- ---- ------ ----------------- ------- 400 - --------- -------- ----------------- ------------- ---- ------- ---------- ----------------- --------- -------- - - ---------- -- ---------- ------- - ------ z ? ---------------- - - ? ---------------------------- --------- ------------ ------------- F ----- --- 370 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 S.W. Greenfield Drive Street Centerline Profile SCALE: 1 200' HORIZONTAL 1 " = 40' VERTICAL S.W. Greenfield Drive Street Centerline Profile Wilmington Heights Subdivision Tigard, Oregon CASCADE COMMUNITIES, INC. FIGURE "Y OAKM ENGINEERING, INC. 1 CIVIL ENGINEERING, & SITE DEVELOPMENT 1 DRAINAGE PLANNING & DESIGN, HYDROLOGY, 700 N. Hoyden Island Drive, Suite 340 Portland, Oregon 97217 Tel. (503) 289-7411 - FoK. (503) 289-7656 DAACCI\VALVAL-PROF, 01/23/95 AT 12:14 m tan Fidiands Man ' Tex Lot 1100 Construcked _ (Based on Concer kW Poseble Afigm s i) -- 0 J ? I GRA ? ------ -f RAf)E&- 1?-OTHERS ......... ...................... ?-----........- --- ?---------..... ....... . ? . _ _......-- --- .. _.....t ........._...- , ...... ............... ...... -- INISHED ELEV. 426 f CENTERLI E GRADE ? 5% ... ---....... _ .-------_ _........ ......_. ..... ! 89 --------------- ._ ----------------- ....----.. \ I ? EXISTING ADE _ _ 1 1 1 1 1 1 • • • • 460: I w z_ v ? II a I 0 oc EXIST. GRADE _ AT SiAE}7 cENTEF L NE\ 440. 16. PPA)POSED 4b 01 j i AT ? C?NTERLINE i i z I P'? r ? ? ! I 0) 420 Pg! Mountain FF i i I I ! i 400--- 10+00 9+00 8+00 7+00 Local Street "A" Local Street "A" Street + Utility Profile Street & Utility Profile SCALE: 1" = 50' HORIZONTAL 1" = 10' VERTICAL Wilmington Heights Subdivision Tigard, Oregon CASCADE COMMUNITIES, INC. FIGURE OAKI.EY ENGINEERING, INC. CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, 100 N. Holden Island Oriw, Suite 340 Portland, rogon 97217 Td. (503) 289-7411 - Fax. (503) 289-7656 C:\J08S\0CI\W1L\WIL-FULL 01/09/95 AT 16:07 1 1 1 1 • • • • 500 480 Of CIL F- 0 cr- GRADE AX-81 REET 084 PROPO GRADE SED s'n tEET CENTERLINE 460 . 8' 440 p ? ? m S EE FK`i 2 FOR ATION S.W. Wilmington Ct. fil P t & Utilit St ro e ree y Wilmington Heights Subdivision 420 0+00 1+ 00 2+00 3+ 00 4+00 Tigard, Oregon S.W. Wilmington Cour t CASCADE COMMUNITIES, INC. FIGURE Street + Utility Profil e OAMY ENGINEERING, INC. SCALE. 1 = 50' HORIZ ONTAL CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, 1 " = 10' VERTI CAL 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 z wm? R 3W our Row / i z o I ?- a ? 1 N ? EXIST ? ax W AT CENTERLINE / ? J ?- U ?' ?• S 6'SANfT SEWER } ? Q t Q z ? ? 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11:29 CASCADE COMMUNITIES, INC. 60' RIGHT-OF-WAY FIGURE sy OAKUY ENGINEERING, INC. STREET SECTION 4 CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision 700 N. Hen Is. Dr. Suite 340, Portland, OR 97217 Tigard, Ore on TEL (503289-7411 - FAX. (503) 289-7656 g 1 1 1 1 1 1 • • 44' RIC-iT-OF-WAY 22' 22' 25 28' S' 2S PAVED z_ 14' - 14' z I ? 0 I= 05 6 1,61 loll MAX J 3 LOCAL STREET 'A' MAX 3 SCALE: 1' -10' .00 CASCADE COMMUNITIES, INC. 44' RIGHT-OF-WAY FIGURE BY OAKLEY ENGINEERING, INC. STREET SECTION 5 CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision 700 N. Hoyden Is. Dr. Suite 340, Portland, OR 97217 Tigard, Oregon TEL. (503) 289-7411 - FAX. (503) 289-7656 C:\JOBS\CCI\WIL\WIL-SIXS, 01/11/95 AT 11:29 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • 0 40' RIGK-OF-WAY 0' 201 ? 26' S 1.5' PAVED ' Z I:3 65 3 6- 3 0 MAX MAX 3 1 3 LOCAL STREET SECTION S.W. Wilmington Court NOTE: NARROWER SECTION ON WILMINGTON COURT TO REDUCE GRADING IMPACTS ON LOTS 1, 2, 3 AND 11. SCALE: 1' - 10' CASCADE COMMUNITIES, INC. 40' RIGHT-OF-SPAY FIGURE eY OAKLEY ENGINEERING, INC. STREET SECTION 6 CIVIL ENGINEERING, & SITE DEVELOPMENT DRAINAGE PLANNING & DESIGN, HYDROLOGY, Wilmington Heights Subdivision 700 N. Hoyden Is. Dr. Sude 340, Portland, OR 97217 Tigard, TEL (503) 289-7411 - FAX. (503) 289-7656 Oregon C:\JOBS\CCr\WIL\WIL-STXS, 01/11/95 AT 11:29 ?- r i ./ I f f i ? n?'' I I - - ------ - ----- - i i , f2. , i o0 ! it I I' il' I ! I f;/ i , , I I i ^{ 211 r 'S r e r ------------ CONTROL i ri \\ j PJ r \\ r.' ?? MANHOLE o''? 115 ------------------- EPPIPE1' ? OUTLtT PIPE EXIT. 30°PCP R`QUILITY PO / STORM DRAIN .?\ MOUNTAIN HIGHLAND --- -- \,\ O / -- -- - ---------- Y _ ----. - --------- -------- 4?? 7V-) 1 inch = 60 feet I " ' \ I 6- PRIVATE TORSI DRAIN 10 ^*_--- I I I / I ?_-------- \ P =p - - STORM - W* iri #-on ti I G! J i' y'l / I % 0 q/ f I 1 WILMINGTON HEIGHTS 1 1 1 1 1 1 I 0 I I \\ I I ------------- -- rx I _. ?I MACCI;WILVAL-POND, 01/23/95 AT 12:20 0 E BIT A DRAFT CC&Rls ' DRAFT DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS "WILMINGTON HEIGHTS" ' CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON 1 INDEX ' Page DECLARATION 1 ' ARTICLE I Definitions 2 ARTICLE II Restrictions 3 through 10 THIS DECLARATION, made this _ day of . 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 vision w described within as follows: ' 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 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. Page 1 of 14 of Washington, State of Wilmington Oregon, Heights w", ahich is duly more recorded particularly 1 ARTICLE I DEFINITIONS • "Architectural Control Committee" shall be defined as the declarant and other such members as the Declarant from time to time appoints. "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 location and dimensions of the conservation areas and other easements.) ' "Declarant" shall mean and refer to Cascade Communities, Inc. and its successors and assigns, if such successors or assigns should acquire more than one undeveloped lot from Declarant for the purposes of development. ' "Declaration" shall mean and refer to the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS applicable to the properties as executed by the ' 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. ' "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. ' "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 ' buyers, but excluding those having such interest merely as security for performance of an obligation. n "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. Page 2 of 10 ' ARTICLE II RESTRICTIONS The following restrictions shall apply to the occupancy and use of said real ' property and shall be for the benefit of and limitations upon all present and future owners and authorized users of all said property: ' 1. Land Use and Building Type: ' A. No lot shall be used except for single family residential purposes. B. Mobile homes are not permitted to be placed as a residence on any lot, ' 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. ' 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 ' 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. ' 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". ' 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. Page 3 of 10 approval of the Architectural Control Committee. J 1 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 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 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 "privet", are exempt from this requirement if the front facade includes sufficient and appropriate corner and detail "blocking", as determined by the Architectural Control Committee. 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 ' 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 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 ' lot. Page 4 of 10 1 1 1 , 1 1 1 1 1 1 1 1 8 1 1 1 1 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 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 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. Parking: A. All residences shall include a private, fully enclosed garage with two parking spaces and an area of at least 400 square feet. 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 garage area, and (2) at least two spaces shall be provided on a paved driveway area outside of the public street right-of-way. 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 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. 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 HEIGHTS except for the purpose of delivery, loading, or unloading. Fences: 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 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 than 3'-6" in height and shall not obstruct sight distance from any street or driveway. 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. Page 5 of 10 1 • • ' C. Declarant may erect brick entry monuments within the wall easements shown on Plat. If such monuments are erected, they shall be maintained 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 ' located shall be responsible to maintain the area between said monument and/or wall and the back of sidewalk. 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. 9: Miscellaneous Outdoor Equipment: ' A. No exterior antenna, except satellite dishes mounted at ground level in the backyard, shall be permitted. Air conditioners, heat pumps, and other ' 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. ' B. All exterior equipment such as, but not limited to, air conditioning or heating systems, or swimming pool pumps, shall be sheltered, insulated or ' otherwise baffled as necessary to conform to City noise standards. C. No outdoor overhead electric or telecommunications wire, service drop, 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. ' 10. Animals: ' 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 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. 11. Signs: No signs shall be placed on any lot (excluding fence easements shown on plat on 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 ' 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 J i • • 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 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, 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 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 ' submitted to the Architectural Control Committee for approval prior to construction: ' 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. ' 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 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. ' Page 7 of 10 1 1 1 1 1 1 16 1 1 1 1 1 17. • • 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: (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. 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 exempt from the provisions of this subsection. 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 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, including but not limited 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 8.13. Also, wood decks (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. t 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 ' 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 pedestrian access to the public open space area . ' (2) Non-native pest species such as Himalayan Blackberry may be removed provided the area is immediately re-planted with non-pest species which are native to Oregon and appropriate for the local growing conditions. (A list of appropriate species may be obtained ' from the Declarant.) Page 9 of 10 1 1 1 (3) Dead, dying or hazardous trees may be removed. Trees may not be removed merely to improve the view. Native understory plants may 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 ' encouraged. Trimming, cutting, mowing, raking and other alterations of native vegetation within the conservation area is prohibited except to removed diseased or dead trees. Page 10 of 10 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 • EIL?IIBPl' B ECOLOGY REPORT ' Martin Schott, Ph.D Ecistand ..Wetlands Specialist ' WIL . 152 SE Yd Street Carib , OR. 97013 :(503)266-6946 WILMINGTON HEIGHTS NATURAL RESOURCEASSESSMENT _ Prepared For CASCAOE COMMUNITIES, INC.. Prepared by Martin R: Schott; Ph D: , January 1995 . 1 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 (Ater 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. 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T 0 SW -" I u +c N T v y.ti ?akA; ,?: ti d: SE Iavt E J < .? 1 t r 1 yl , WTKFNS PE J`1- - --- i --- - - < i ALBERTA T - ICTH _ - 1 1 fONNER IT 'Q??C `..f? ?yy w ^? -- _. -T o LRESTViEY y S - _ S tCl e d d tTW° ?4 Yi a +P - -`f?n'1-- ?;. •'4it,.e IC«B? Sil< VAA1lS 'YRUy d' --? of SW '?i tr yb• ? st? < ?. +. t ? :?AR16 f I ? $M MARION ST ?i / s $ ?.i MRY n < ? _ I ? q.• ? SW FIR Iy ? f 12 a+aiR ? ES; I' ? coa H s I J 8 g ' H RM SW ! ? p SW LL yy?? Rt m., R T <y --, 1 pEi _1W ?' yA 11NYd F fA IT AF p J r 1 Y + L' a ruwt e I EDG J `7•? "PAS DR SANOBURO ? 1 eENO.^ 0. I- v ' ' ' 4}a? e u s .. ?,?G M1 'Yip, SLUM CEHTEN KR VIEW „?.. _ _ SrnA , id A? 5a YIIYUIIaR ` E LL ST 4 `HILL _ DR . ?r •Yrm ` a IIM l ! sti y `r LN S t _ r=MEADOWS I _ , tlB00F GAME 91 -` I n ELRDSE Cr >r p??l II I >y e9,?--I ?,--ra ?> >•? ? ? ' r A? ? ?qY SY 1NVId I?LN t ?. 911ff VId da d c r'- I s INF.j,_ a ST` svn n I BOHITA RD _ Eooo S?w [W , Ij L,r ?rl sl •K r 1?17ID < p R ; a i > / S I run s` i? imnn < r - it g w 11 6 A? f: a 3< ?- .. BF`- I i Y< 1 BUL _ tv '. RMC ' ST { if' { BI " <( °z I } SW $ UM € 1111 41 L. 91 NEI BI ?) SHAKESPEARE RD s' I I Sw < A E a. MiRL CT r C IN SW INAL _--6000 - -- e I +IS 0 I yy 01 IN IfIUI. SY i ST ' Ir N-TON- - - 1-- i SW mmi - - a p _ At yp arm I , 44, i ail SW IUBLEE ST PO gl ~ ?I It BLE SW UN TI, Y = F ?? < sl EH HARRI Q10 ~ A I +f :' 9 r ,at 3 :v? i _ - rt s _ ;...e'~ .a S s. 04 4 sl_ a y A m i s M svv snlu[ EIS Q L P • • observed include; serviceberry (Amelanchier alnifolia), indian plum (Oemleria cerasiformis), blue elderberry (Sambucus cerulea), hazelnut (Corylus cornuta), and trailing blackberry (Rubes 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 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 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. 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 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i ? • • • i ' been under development, and development of the site would be a continuation of the same types 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 1 1 1 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 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 1 1 1 1 1 1 1 1 1 1 1 1 1 • clearing. An additional advantage of regular monitoring visits is that unanticipated problems are identified early and corrected properly. Dust from 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. 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 • 0 EXIIIBIT C GRADING, DRAINAGE, AND WATER QUALITY REPORT 1 1 1 1 1 GRADING 1 1 P 1 E EXHIBIT C 11 GRADING, DRAINAGE, AND WATER QUALITY PLAN Prepared By Oakley Engineering, Inc. January 1995 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 geotechnical 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. The following erosion control measures shall be taken: Construction Period o All erosion control standards prescribed by the City of Tigard and by Unified Sewerage Agency (USA) shall be observed. o A 12000 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 require the DEQ permit). o Silt fencing shall be installed on the downhill side of site along the uphill side 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. 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. ' 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 ' 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. ' Post-Construction ' 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 ' 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 I J • 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 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 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 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 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 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPENDIX A Page 1 of 3 Mountain Highlands Phase Two and Wilmington Heights Extended Dry Detention Water Quality Pond Oakley Engineering January 19, 1995 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 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. Page 3 lists the basin characteristics and outflow characteristics for the orifice chosen. • • Page 2of3 ' 2S/-T2+02=(2S/-T1+01)-2(01 )+11+12 TIME = 600 sec TIME I S/-T2+ 02 hr cfs 02 cfs cfs 0 0 0.000 0.000 2S/-T+02= 0.17 0 0.000 0.000 ' 2S/-T+01- 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 ' 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 ' 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 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 ' 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 ' 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 3.33 0 0 3.642 3.608 0.017 0.017 0.017) *600sec/2 3.50 0 3.574 0.017 Inflow Hydrograph 3.67 0 3.540 0.017 ' generated by King Co. 3.83 0 3.507 0.017 HYD Program for a 4.00 0 3.473 0.017 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 ' 4.67 0 3.340 0.017 4.83 0 3.307 0.016 5.00 0 3.274 0.016 ' 5.17 0 3.241 0.016 5.33 0 3.209 0.016 5.50 0 3.176 0.016 ' 5.67 0 3.143 0.016 5.83 0 3.111 0.016 6.00 0 3.078 0.016 6.17 0 3.046 0.016 6.33 0 3.014 0.016 6.50 0 2.982 0.016 ' 6.67 0 2.950 0.016 6.83 0 2.918 0.016 ' 7.00 0 2.886 0.016 1 1 i? 1 • • BASIN EL ft DEPTH ft AREA s AAREA s VOL cf) ?OTALVOL c 400 0 0 0 0 0 401 1 1115 558 558 558 402 1 1617 1366 1366 1924 403 1 2119 1868 1868 3792 404 1 2621 2370 2370 6162 405 1 3124 2873 2873 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 0 0 0 0 0 9034 DIAMETER INVERT AREA Cd ORIFICE #1 0.75 400 0.003066 0.6 ORIFICE #2 0 0 0 0.6 ORIFICE #3 0 0 0 0.6 ELEVATION DEPTH VOLUME 2S/-T+02 OUTFLOW ft ft c S cfs) (cfs 400 0 0 0.00 0.000 401 1 558 1.87 0.015 402 1 1924 6.43 0.021 403 1 3792 12.66 0.025 404 1 6162 20.57 0.029 405 1 9034 30.15 0.033 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 0 0 9034 30.11 0.000 Page 3of3 -T=TIME PERIOD =600 SECONDS ---------------- - ------------ - ?= ------- -y. - -------"- -------------- (' f ' t?iJ 1 1 -..._. 2 , . I / ! I 1 0, I. .I , , ;N ,/ r 00 \\ ? ? I , li .I I i\\ •1 °1t!'1\ ?fy ?O?1?s 211 i , \ i ?'•. \ i MANHOLE `? CSI i 0 ------------- Rq O,P'? Q 1 /' 1 + -------------------- ET' PIPE M \ , , OUTE?',J PIPE 64 `I EXIT. 30"PCP ?r R`QU?4LITY. PO STORM DRAIN ; E \ll r( ;' / +. AIN Z 1 inch = 60 feet /1 10 7,__ _.. i .., + P.?'i it I I i? I I I I I j.. I _STOR4 `N , I ; e( I I I 6" PRIVATE,STORII DRAIN 1 1 1 1 y I 3 I I I I C I WILMINGTON HEIGHTS o \.\ - - ------ - --------- A\ AP ?cHIBI "G" 1/23/95 AT 1 La VIELLE GEOTECHNICAL A C. 2313 NE Alameda Portland, Oregon 97212 (503) 287-0511, FAX 282-7671 November 30, 1994 Cascade Communities, Inc. 700 North Hayden Island Drive, Suite 340 Portland, Oregon 97217 Our ref: 94-1098.001 RE: REVISED GEOTECHNICAL ENGINEERING REPORT ' MOUNTAIN HIGHLANDS PHASE 2 & 3 TIGARD, OREGON L L 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 t 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. 1 1 • • November 30, 1994 2 94-1098.001 Site Description 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:1 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. 1 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. A geotechnical engineer from our firm observed the excavation of the test borings and examined and classified the soils encountered. Pertinent information including depths, stratigraphy, soil engineering characteristics, and ground water occurrence were recorded. 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. I' 1 1 • • November 30, 1994 3 94-1098.001 Subsurface Conditions 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 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. 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 ' more detail in the following paragraphs. Foundations Shallow conventional spread footings may be used throughout the site if they are t 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 ' based on the following recommended values. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 9 • November 30, 1994 4 94-1098.001 Maximum Allowable Bearing Pressures: 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: Interior footings: Minimum Footing Width: Isolated footings: Continuous footings: Lateral Load Resistance: 18 inches below adjacent grades 12 inches below adjacent grades 18 inches 12 inches Ultimate Passive Resistance: 90% Compacted Fill 360 pcf, Equivalent fluid Medium Stiff or Stiff Silt 400 pcf, Equivalent fluid Coefficient of Friction: 0.3 Note: The values for lateral load resistance do not include any factor of safety. The top foot of depth should be neglected in 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 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 ?J • • November 30, 1994 5 94-1098.001 Slopes 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 preparation in 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 material 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. 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 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 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 J L 1 1 1 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 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 in the central area of the site. We recommend this ravine crossing be 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. 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 in the ravine bottom. The culvert installed in the ravine across the right-of-way should include water stops that are embedded in properly compacted 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. 1 The slopes of the properly compacted fill embankment may be designed and constructed with slope inclinations as steep as 1-1/2H:IV provided the slope faces are protected from erosion by riprap armoring. The riprap material should consist 1 of Class 50 Loose R.iprap 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 1 00390.44 (a),(b) of OSHSSHC in a layer with a minimum thickness of 6 inches. 1 Use of This Report This report has been prepared exclusively for the use of Cascade Communities, 1 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. 1 This exploration was performed in general accordance with locally accepted 1 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 1 opportunity to work with you. If you have any questions or require additional information, please contact us. 1 Sincerely, 1 LaVIELLE GEOTECHNICAL, P.C. 1 Craig C. LaVi elle, P.E. ' Principal I H V14.805" P"o Ono" 27- 90 1 1 • November 30, 1994 8 94-1098.001 SUMMARY TEST PIT LOGS Depth (f 1 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 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. Test Pit No. 2 (at dam embankment) 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. 0.0- 2.0 Soft to medium stiff red-brown, fine sandy Silt with roots and trace clay (ML) 2.0-12.0 Medium stiff to hard, red-brown, fine sandy Silt, trace clay (ML) Test terminated at 12 .0 feet. No seepage encountered. 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 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 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. 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. 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. 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I 10 ?0 S0 . 0 PUBLIC HEARIOG NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, APRIL 24, 1995 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: CITY OF TIGARD FILE NO: CONDITIONAL USE PERMIT (CUP) 95-0001/VARIANCE (VAR) 95-0002 FILE TITLE: HARDY/BUSH/CHEVRON APPLICANT: Don Hardy OWNER: L.P. Bush, Inc 122 SE 27th 2624 Pacific Avenue Portland, OR 97214 Forest Grove, OR 97116 REQUEST ? 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 Community Development Code Sections 18.62, 18.96, 18.100, 18.102, 18.104, CRITERIA: 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. 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. CUP 95.0001NAR 95-0002 HARDY/BUSH/CHEVRON April 4, 1995 ANYONE WISHING TO PRESENTOTTEN TESTIMONY ON THIS PROPOSI&CTION 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. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER 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.WILL D'i (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, ORI ONE %NDREA AT =GON. <1 a W G a Z_ Z Z Q J a 0 a C3 F= LL O H U CUP 95-0001NAR 95-0002 HARDY/BUSH/CHEVRON April 4, 1995 0 TIGARD 0 HEARINGS OFFICER J?L CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET...(Please PRINT) AGENDA ITEM # ? 2A 11 DATE OF HEARING: 4/24/95 11 Page 1 of -t CASE NUMBER(S): CONDITIONAL USE PERMIT (CUP) 95-0001/VARIANCE (VAR) 95-0002 OWNERIAPPLICANT: HARDY/BUSH/CHEVRON-CHEVRON STATION LOCATION: = T13970 SW PACIFIC HIGHWAY (WCTM 2s13DD, Tax lot 12oo) TIGARD OREGON PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR. ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name/Address/Zip & Affiliation) (Print Name/Address/Zip & Affiliation) Name , A-O-e- -l 1 V" IM y Name: Address: I Z 2- 5E -:?177/ AI-R- Address: City?r-H a r.. b State: 0 2 Zip: ?70 r?( City: State: Zip: Name: Name: Address: Address: City State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: h: login\patty\ signinho.mst • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Don Hardy for L.P. Bush, Inc. ) F I N A L O R D E R for approval of a conditional use permit for a service station ) and a variance to vehicle stacking standards for land at ) CUP 95-0001 13970 SW Pacific Highway in the City of Tigard, Oregon ) VAR 95-0002 1. SUMMARY 1. The applicant requests approval of a conditional use permit for a service station in the CG (General Commercial) zone and a variance to the minimum required on-site vehicle stacking requirement in Tigard City Code section 18.106.060(A). The site contains 12,440 square feet. It occupies the northeast corner of the intersection of Pacific Highway and McDonald Street. The site was used for a service station in the past, but that station has been demolished. The new station will consist of 4 gasoline dispenser islands. The island will be covered by a 38-foot x 53-foot canopy. A 200-square foot office/rest room building will be constructed in the northeast corner of the site (setback 5 feet from property lines). There will be 42.5 feet of vehicle stacking area between Pacific Highway and the pump nearest to it and 52 feet of vehicle stacking area between McDonald Street and the pump nearest to it. Existing curb cuts near the intersection of Pacific Highway and McDonald Street will be removed. A curb cut onto Pacific Highway near the north edge of the site will be widened. A curb cut also will be provided to McDonald Street near the east edge of the site. Three parking spaces will be provided on site. About 2200 square feet of the site (or about 17.6%) will be landscaping. The applicant does not propose to include space for retail sales of consumer goods on the site, other than small quantities of automobile supplies and general purpose vending machines. 2. At the public hearing in this matter on April 24, 1995, City staff recommended conditional approval. The applicant accepted most of the conditions of approval recommended by staff with exceptions noted below. No one else testified. For the reasons provided herein, the hearings officer hereby approves the conditional use permit and variance, subject to conditions of approval at the conclusion of this final order. II. HEARING AND RECORD 1. Hearings Officer Larry Epstein received testimony at the public hearing about this application on April 24, 1995. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. 2. City planner Will D'Andrea summarized the Staff Report. 3. Dave Kimmel testified for the applicant. He corrected the Staff Report by stating that the site will not contain a store. It will contain a couple of vending machines. He agreed to accept a condition of approval prohibiting retailing, other than goods directly related to automobile services and goods commonly sold through vending machines. a. He objected to recommended condition of approval 8.D, which would require the applicant to extend a walkway from the proposed office/rest room building to Pacific Highway, arguing the walkway is unnecessary, because the building will not provide retail goods, and it is not practicable to provide a relatively safe pedestrian pathway across the stacking lanes to reach the building. Page 1 --- Hearings Officer Final Order CUP 95-OOOIIVAR 95-0002 (L.P. Bush) • • b. He discussed alternatives to recommended condition of approval 10, which would require the applicant to submit a traffic study and quarterly reports about traffic impacts of the reduced stacking distance. He objected to the suggestion in the Staff Report that the City could require the applicant to close one of the driveways to the site if the reduced stacking distance becomes a problem. He objected to the requirement that traffic reports be submitted quarterly forever, arguing the City should be able to determine within a relatively short time whether the reduced stacking distance is a problem. He proposed that the applicant provide quarterly traffic reports for one year after occupancy. If the reports show no problem, further reports would not be necessary. If the reports show a problem, the City Engineer can retain jurisdiction to decide whether further reports are warranted and/or whether access to or activities on the site should be modified to address the problem. 4. City engineering staff Michael Anderson discussed access limits with Mr. Kimmel, noting that the applicant for "Boston Chicken" across Pacific Highway from the site in question is required to install a raised median being built between opposing lanes of traffic on Pacific Highway. That will prevent left-hand turns into the site from southbound traffic on Pacific Highway, and may eliminate the need for a "pork-chop" diverter for the Pacific Highway driveway on the site. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. The hearings officer announced at the hearing that he had done so and invited parties to ask what he observed. No one did so. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report as amended at the hearing. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with those standards. Those findings are not disputed in large part. To the extent the findings are not disputed, the hearings officer adopts them as his own in support of a decision to approve the application subject to the conditions recommended in the Staff Report except as expressly provided otherwise below. 2. If the building on the site does not provide general consumer goods, and is limited to an office and rest rooms, the hearings officer finds that section 18.108.050(A) does not require a pedestrian pathway to be built between the building and the adjoining street. Moreover, the auto-oriented nature of the use on the site and the relatively small size of the site make such a path potentially hazardous. Therefore the hearings officer finds that condition of approval 8.13 should be amended to delete the pathway requirement and to insert a prohibition against selling consumer goods in the building, except auto-related goods and goods commonly sold through vending machines. 3. To ensure that granting a variance to the minimum stacking distance standard does not adversely affect traffic, a condition of approval is warranted to require the applicant to submit periodic studies of impacts of the lesser stacking distance on traffic on adjoining streets and turning movements into and out of the site. The studies should be prepared by a professional engineer with expertise in traffic engineering, submitted to the city engineer for review and approval, and provided at least quarterly for one year after occupancy of the service station. If, at one year, the city engineer concludes no problems are evident, further studies should not be required. If, after one year, the city engineer concludes the lesser stacking distance is causing or contributing to significant adverse Page 2 --- Hearings Officer Final Order CUP 95-OOOIIVAR 95-0002 (L.P. Bush) • • traffic effects, then the city engineer should decide what to do. Authority should be delegated to the city engineer to limit access to and/or use of the site to remedy the problem and to require the applicant to submit additional studies to monitor the impact of the remedial measures for a definite, reasonable period of time. Decisions by the city engineer should be subject to appeal to the hearings officer. V. CONCLUSIONS Based on the findings provided or incorporated by reference above, the applicant's 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 certain changes. VI. ORDER The applicant's request, CUP 95-0001 and VAR 95-0002 (L.P. Bush), is hereby approved, subject to the conditions in Section V of the Staff Report, with the following amendments: 1. Condition of approval 8.13 is hereby amended to read as follows: The plan shall state on its face that the building on the site may not be used for retail sales other than sales of motor vehicle-oriented goods and sales of goods commonly sold in vending machines. 2. Condition of approval 10 is hereby amended to read as follows: The applicant shall employ a professional engineer licensed in Oregon with expertise in traffic engineering to study impacts of the on-site stacking distance on traffic on adjoining streets and turning movements into and out of the site. The engineer shall submit written reports regarding his observations and analysis to the city engineer for review and approval at least quarterly for one year after occupancy of the service station. If, at one year, the city engineer concludes no problems are evident, further studies are not required. If, after one year, the city engineer concludes the lesser stacking distance is or may be causing or contributing to significant adverse traffic effects, then the city engineer shall decide what to do, such as limiting access to and/or use of the site and requiring the applicant to submit additional studies to monitor the impact of the remedial measures for a definite, reasonable period of time. Decisions by the city engineer may be appealed to the hearings officer as provided for administrative decisions in the Development Code. ATI I?this 8th dp?Olay, 1995. 1 01 //// City of ? igardpe#ogs Officer Page 3 --- Hearings Officer Final Order CUP 95-000I1VAR 95-0002 (L.P. Bush) 0 0 AGENDA ITEM 2.4 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Don Hardy, representing STAFF REPORT L.P. Bush Inc., to allow the development of a gasoline CUP 95-0001 service station, canopy and 200 square foot office/ VAR 95-0002 convenience store. 1. SUMMARY OF THE REQUEST CASE: SUMMARY: APPLICANT: Conditional Use Permit Variance A request for Conditional Use approval to allow the construction of a gasoline service station, canopy and 200 square foot office/convenience store. Don Hardy OWNER: L.P. Bush Inc. 122 SE 27th 2624 Pacific Ave Portland, OR 97214 Forest Grove, OR 97116 CUP 95-0001 CUP 95-0002 COMPREHENSIVE PLAN DESIGNATION: General Commercial ZONING DESIGNATION: C-G (General Commercial) LOCATION: 13970 SW Pacific Highway (WCTM 2S1 03DD, Tax Lot 1200). The northeast corner of SW Pacific Highway and SW McDonald Street. APPLICABLE LAW: Community Development Code Chapters 18.62.040, 18.62.050, 18.96.020, 18.100.015, 18.100.030, 18.100.035, 18.100.110, 18.102, 18.104.020, 18.106.020(0), 18.106.030(C)(14),18.106.040(A)(1),18.106.050(N), 18.106.060(A), 18.108.050(A), 18.108.080, 18.114, 18.116, 18.130.040, 18.130.150(C)(30), 18.134, 18.164.030(A) and (E), 18.164.070, 18.164.090, 18.164.100, and Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.5.2, 7.6.1, 8.1.1, and 8.1.3. STAFF RECOMMENDATION: Approval subject to conditions. HEARINGS OFFICER - CUP 95-0001/VAR 95-0002 - HARDY/BUSH/CHEVRON Pagel II. SITE AND VICINITY INFORMATION A. Background Information: The site has been developed with a gasoline service station. The applicant received a demolition permit to remove the existing station. No other development applications have been recieved by the City. B. Site Information and Proposal Description: The 12,440 square foot site has approximately 109 feet of frontage on SW Pacific Highway and approximately 130 feet of frontage on SW McDonald Street. The site is relatively flat and has been developed with service station. The applicant requests Conditional Use approval to allow the construction of a new gasoline service station. The new station will consist of four multi-product dispensers with two dispensers per island. The dispensers will be covered by a 38 foot by 53 foot canopy, and a 200 square foot office/restroom and small convenience store will be built. C. Vicinity Information: Properties to the north, south, east, and west are zoned C-G (General Commercial) and are developed with a mix of commercial uses. The uses located at the intersection include another service station, restaurant and book store. III. EVALUATION OF REQUEST A. Community Development Code: 1. Chapter 18.62.040 lists Vehicle Fuel Sales as a Conditional Use in the C-G zone. 2. Chapter 18.130.040 contains the following general approval criteria for a Conditional Use: 1) The site size and dimensions provide adequate area for the needs of the proposed use; HEARINGS OFFICER - CUP 95-0001NAR 95-0002 - HARDY/BUSH/CHEVRON Page2 2) The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. 3) All required public facilities have adequate capacity to serve the proposal. 4) The applicable requirements of the zoning district are met except as modified by this chapter. 5) The supplementary requirements set forth in Chapter 18.114 (Signs) and Section 18.120.180 (Approval Standards) Site Development Review, if applicable, are met. 6) The use will comply with the applicable policies of the Comprehensive Plan. The development of a gasoline service station in an C-G zone requires a Conditional Use approval. The site size and dimensions provide adequate area for the proposed use given the reduction in the required 75 foot setback requirement. Site characteristics are suitable as there are no significant trees, water courses, wetlands or other natural features on the site. Adequate public facilities are available to serve this proposal. Compliance with the applicable zoning district requirements, site development review and Comprehensive Plan Policies can be satisfied by this proposal as demonstrated by the analysis presented within this report and review process. 3. Section 18.130.150(C)(28) contains the following additional Conditional Use criteria for Vehicle Fuel Sales with convenience sales: A) The lot area and dimensional requirements of the underlying zoning district shall apply; and B) Additional requirements shall apply as required by the underlying zoning district. As discussed below, dimensional requirements are satisfied. Additional code requirements can be satisfied by this proposal as demonstrated by the analysis presented within this report and review process. 4. Section 18.62.050 (C-G Zone) states that there is no minimum lot size requirement. The minimum lot width requirement is 50 feet. There are no setback requirements except 20 feet where the C-G zone abuts a residential zoning district. This site does not abut a residential zoning district. The proposed building is approximately 11 feet in height, well under the 45 foot HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Page3 maximum height. The minimum landscape requirement shall be 15 percent. The applicant is proposing approximately 2,192 square feet (17%) of landscaping. The applicant has been conditioned to provide additional right-of-way which will impact the square footage of the site and landscaped area requirement. A revised landscape / impervious surface calculation shall be submitted which provides for a minimum of 15 percent landscaping in accordance with this section. 5. Section 18.96.020 (Additional Yard Setback Requirements) requires that the building setback on SW Pacific Highway (an Arterial street) shall be the setback distance required by the zoning district plus 50 feet measured from the centerline of the street and that the building setback on SW McDonald Street (a collector street) shall be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. As indicated on the site plan, these setback standards are satisfied. 6. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.80 (Planned Development), 18.92 (Density Computations), 18.94 (Manufactured/ Mobile Home Regulations), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under section 18.120.180.A.1. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Oudoor Recreation Areas: Residential Use), 18.120.180.8 (Sensitive Lands), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Page4 • a Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is in the process of re-developement and does not contain natural drainage or existing trees in need of preservation. Buffering. Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This criteria is not applicable as the proposal does not abut a different use as outlined in the Buffer Matrix (18.100.130). Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. A revised plan shall be submitted which shows how any mechanical devices on the roof shall be screened, year round, from adjoining properties and the public street. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. An exterior lighting plan has been submitted and approved by the Tigard Police Department. 7. Section 18.100 contains standards for landscaping and screening. a. Section 18.100.015 requires that the applicant submit a landscaping plan, and that the approval standards are the applicable standards contained in Section 18.100 and which are listed below: b. Section 18.100.030 (Street Trees) states that all development projects fronting on a public, private street, or a private driveway more than 100 feet in length shall be required to plant street trees in accordance with the standards in Section 18.100.035. Section 18.100.035(A) requires that landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in subsection 18.100.035(B). Section 18.100.035(B) requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium, or large). The landscape plan shows the provision of HEARINGS OFFICER - CUP 95-OOOINAR 95-0002 - HARDY/BUSH/CHEVRON Pages 5 red maple trees, with a 2 inch caliper, to be planted along both street frontages, thereby satisfying this criteria. C. Section 18.100.110 (Screening: Special Provisions) lists the specifications for providing screening for parking and loading areas. Section 18.100.110(A) (Screening of Parking and Loading Areas) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one tree for each seven parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. A revised site plans shall be submitted which provides for parking lot trees adjacent to the proposed parking areas and increased screening of the parking and fueling area, in accordance with this section. Section 18.100.110(B) and (D) (Screening of Refuse Containers and Service Facilities) requires that such facilities be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. The plan indicates screening with a cyclone fence. A revised plan shall be submitted which provides screening in accordance with this section. 8. Section 18.102.020 (Visual Clearance) requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed within this area provided all branches below eight feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, vision clearance criteria is satisfied. HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Page6 9. Section 18.104.020 (Fuel Tank Installations) requires that all underground fuel tank and above-ground stationary fuel storage containers may be installed in all districts provided that: A) All fuel tank installations must be reviewed and approved by the Buiding Official; and B) Application for the necessary permits from the Building Official shall be accompanied by a signed, approved document from the applicable fire district. The applicant shall submitt documentation of the approved Building Official and Fire District approvals. 10. Section 18.106 (Off-Street Parking and Loading) contains standards for parking and loading. a. Section 18.106.030(C)(14) (Parking) requires that one parking space be provided per 400 square feet of gross floor area for convenience sales, but not less than 4 spaces per establishment. The plan shows the provision of 4 parking spaces, thereby satisfying this criteria. b. Section 18.106.050(N) requires that artificial lighting on all off-street parking facilities shall be designed to deflect all light so as not to create a hazard to the public use of any road or street. As indicated on the site plan, lighting shall satisfy this criteria. C. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires 1 disabled parking space if 1 to 25 parking spaces are provided. As indicated on the site plan, one disabled parking space is provided thereby satisfying this criteria. d. Section 18.106.020(0) (Bicycle Parking) requires one bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. As indicated on the site plan, one bicycle parking space has been provided. e. Section 18.106.040(A)(1) (Compact Car Spaces) allows up to 40% of the required parking spaces to be compact. All four of the proposed parking spaces are standard size spaces. f. Section 18.106.060(A) (On-Site Vehicle Stacking Areas) requires that gasoline service stations provide an area for inbound vehicles of 75 feet HEARINGS OFFICER - CUP 95-0001NAR 95-0002 - HARDY/BUSH/CHEVRON Pagel 0 0 between the curb cut and nearest pump. Section 18.106.060(B) grants the approval authority, upon request, to allow reduction in the amount of vehicle stacking area if such a reduction is deemed appropriate after analysis of the size and location of the development, limited services available, etc. The applicants plan provides only 40 feet from SW Pacific Highway to the nearest pump and 40 feet from SW McDonald Street. The applicant requesting for a variance approval from the 75 foot setback requirement to allow the proposed 40 foot setback. The variance is addressed in section 18.134 below. 11. Section 18.108.080 (Access and Circulation - Minimum Requirements) requires that commercial uses which provide fewer than 100 parking spaces to provide one access with a width of 30 feet, with 24 feet of pavement width. In addition, section 18.120.180 (A)(1 ON requires that circulation patterns within a development be designed to accomodate emergency vehicles. The plan shows the provision of two access drives of 30 foot width, thereby satisfying this criteria. 12. Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Walkways shall provide convenient connections between buildings. Unless impractical, walkways shall be constructed between a new development and neighboring developments. Revised plans shall be submitted which provide walkway connections from the entrance of the store to SW Pacific Highway, in accordance with this section. 13. Section 18.114.130 (C) (Signs) lists the type of allowable signs and sign area permitted in the C-G zone. All signs shall conform to the provisions listed in this code section. 14. Section 18.116 (Mixed Solid Waste and Recyclable Storage) requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum standard, Waste assessment, Comprehensive recycling plan, or Franchised hauler review and sign-off. The applicant shall submit evidence or a plan which indicates compliance with this section. The applicant shall also provide a written sign- HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Page8 0 0 off from the franchise hauler related to the location and compatibility of service equipment. 15. Section 18.134.050 (Variance) provides standards for granting a variance: 1. The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. This variance will not be in conflict with other standards as the Code allows reductions in vehicle stacking areas. Section 18.106.060(B) grants the approval authority, upon request, to allow reduction in the amount of vehicle stacking area if such a reduction is deemed appropriate after analysis of the size and location of the development, limited services available, etc. All other standards and policies shall be complied with as discussed in this report. The purpose of the 75 foot setback is to provide stacking area for incoming traffic. The applicant has designed the site to provide for maximum efficiency. The design allows a 3 car stacking area using a car length of 15 feet, with space in between vehicles. The canopy and fuel dispenser orientation provides the maximum distance from the driveway curb to the dispensers. The fuel island spacing is capable of fueling two vehicles at once. Additionally, a pass-through lane is designed in the center of the station to allow customers to reach the forward dispenser if a vehicle is fueling at the rear dispenser. Customers will be informed to pull to the most forward pump with directional signage. The applicant has not provided a traffic report or other evidence which supports or verifies that the proposed design will function so as to not impact the adjoining streets. The applicant, as a condition of approval, shall be required to submit to the Engineering Department a traffic report which documents the volume and functioning of the modified stacking lane. This data shall be submitted quarterly and must be prepared by a registered traffic engineer. Evaluation of this proposed conditional use shall be based upon this report. Should the report provide evidence that the stacking area is not functioning satisfactorily, this conditional use permit shall be modified to ensure proper functioning or shall be revoked. 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Page9 0 0 same zoning district. The special circumstances which exist include the lots size, shape, corner lot location and the newly imposed requirements for stacking. The site is approximately 12,440 square feet and has approximately 109 feet of frontage on SW Pacific Highway and approximately 130 feet of frontage on SW McDonald Street. The lots irregular shape and corner lot orientation provides only 110 feet between the two access points, which are located on opposite frontages. The only other solution for providing the 75 foot stacking distance would be to close one of the driveways. 3. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. The requested variance will in no way affect the Conditional Use status of the proposed gas station. All other City standards will be maintained, as discussed in this analysis. 4. Exisiting physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in this title. Existing physical and natural systems will not be adversely affected any more than would occur if the variance were not requested. This is due in part to the fact that this is a previously developed site which is being rebuilt as a new service station. Drainage will be connected to an approved system and the traffic study conclude that the proposed development will not effect the existing traffic service level on SW Pacific Highway of SW McDonald Street. 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship related to this variance is not self-imposed as the applicant has no control over the size and shape of the site or location of the existing streets. The requested variance is the minimum variance which would alleviate the hardship as this reduction enables the applicant to utilize the site while providing a design which allows for on-site stacking options. 16. Chapter 18.164 contains standards for streets and utilities. HEARINGS OFFICER - CUP 95-0001NAR 95-0002 - HARDY/BUSH/CHEVRON Page10 • • a. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. b. Section 18.164.030(E) requires an arterial street to have a minimum 60 foot right-of-way and a major collector street to have a minimum 60 foot right-of-way with a 44 foot minimum roadway width, and 2-3 moving lanes. C. Section 18.164.070(A)(1)(b) requires sidewalks adjoining both sides of arterial and collector streets. d. Section 18.164.090 requires sanitary sewer service. e. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. PUBLIC FACILITY CONCERNS: Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: 1. STREETS: The applicant has submitted a traffic study entitled "Highway 99W Near McDonald Street - Traffic Analysis Report" as prepared by Keech Associates, Inc., dated August 9, 1994. The report analyzes the effects of the additional traffic from the site's proposed driveways, one on SW Pacific Highway, a State Highway, and one on SW McDonald Street, and the impact to the existing and proposed traffic at the traffic signal at the intersection of SW Gaarde Street/SW McDonald Street with SW Pacific Highway. The report concludes that the driveway onto SW Pacific Highway, with a right turn in/out only option provides the best circulation for both the site conditions and the highway/street intersection, and the applicant has incorporated this design on the site plan. In addition, the report indicates that a right turn lane on the westbound leg of SW McDonald Street would be necessary for the anticipated future "Total Traffic" HEARINGS OFFICER- CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Pagel l 0 0 conditions. Included in the recommendations from the State Highway Department (ODOT) is the installation of the right turn lane. At the request of the applicant, a meeting was held to discuss the alternatives that would implement the recommended right turn lane. It was agreed that the extra widening should be shared between both sides of SW McDonald Street by dedicating an additional 6 feet on each side. The right turn lane would be constructed in stages with the north curb line being relocated with this application, and the south curb line to be relocated in the future. The applicant should modify their site plan to show the widening of the existing northerly curb lane construction to 28 feet from centerline and dedicate 6 feet of additional street right-of-way. Also, the drivewway on SW McDonald Street shall be widened to 45 feet to accomodate delivery truck requirements. The street widening construction is eligible for TIF credit. The applicant shall obtain a Public Improvement Permit for the construction in SW McDonald Street. The driveway location in SW McDonald Street shall be approved by the Engineering Department. The applicant is required to obtain a revised ODOT access permit for their connection to SW Pacific Highway. The highway has been constructed to current State standards and no additional right-of-way or street construction is required. The existing power poles and overhead lines serving the area are located along both sides of SW Pacific Highway and along the SW McDonald Street frontages, and the applicant should place the facilities located along this frontage underground, or pay the fee in-lieu of undergrounding. 2. SANITARY SEWER: The site is served by the existing 8 inch public sanitary sewer located in SW McDonald Street with a 6" lateral. The applicant's utility plan should be revised to show an extension of the existing lateral to a point 3 feet north of the new street dedication and a cleanout constructed to grade. The existing main sewer has sufficient capacity for the project. 3. STORM SEWER: HEARINGS OFFICER - CUP 95-0001NAR 95-0002 - HARDY/BUSH/CHEVRON Pagel2 0 0 The site was previously developed as a service station and was improved with asphalt and portland cement pavements. There is no additional impervious areas created by the new construction. The proposed utility plan shows an underground storm drain system connecting to the existing underground system in the State Highway. 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. Section 7.02 of the R & O states that: "The provisions of Chapter 7 shall apply to all activities which create new or additional impervious surfaces...". Since the intended use will not create any new impervious surfaces this application is not required to install a on-site water quality facility or pay a fee in-lieu of construction. B. Applicable Comprehensive Plan Policies. 1. 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. Policy 2.1.1 is satisfied because the applicant was required to hold a neighborhood meeting with nearby property owners, notice of the application and public hearing on this item was provided to owners of property in the vicinity of the site and in a newspaper of general circulation. The site has also been posted with a sign which states that a land use development application is pending for this property. 2. 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. Policy 4.2.1 is satisfied as the proposed utility plan shows an underground storm drain system connecting to the existing underground system in the State Highway. 3. Policy 7.1.2 provides 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 utilities placed underground. This policy is satisfied as addressed below. 4. Policy 7.3.1 provides the City will coordinate water services with water districts. This policy is satisfied as addressed below. HEARINGS OFFICER - CUP 95-0001NAR 95-0002 - HARDY/BUSH/CHEVRON Pagel3 0 0 5. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. The conditional use complies with Policies 7.1.2, 7.3.1, and 7.4.4 because the serving Private Utility Companies and Public Agencies have been provided with copies of the proposed development application. Public facility services are adequate to serve this proposal or shall be conditioned to be provided. 6. Policy 7.5.2 provides that as a part of the ongoing development review, the City shall require the Tigard Police Department to review development applications. The Police Department was provided with a copy of the development plan in compliance with Policy 7.5.2. The Police Department has not provided any objections to the provision of service in this area to this development as it has been designed. 7. Policy 7.6.1 provides that the City shall require as a precondition to development that: A) The development be served by a water system having adequate water pressure for fire protection purposed; B) The development shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and C) The applicable fire district review all applications. Tualatin Valley Fire and Rescue was provided with a copy of the development plan in compliance with Policy 7.6.1. The Fire Department has not provided any objections to the provision of service in this area to this development. 8. Policy 8. 1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. This policy is satisfied as addressed below. 9. Policy 8.1.3 provides the City will require as a precondition of approval that: A) Development abut a dedicated street or have other adequate access; B) r Street right-of-way shall be dedicated where the street is substandard in width; C) The developer shall commit to construction of the streets, curbs, sidewalks to City standards within the development; D) The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; E) 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. This application complies with Policies 8. 1.1 and 8.1.3 because the public improvements to the public streets adjoining this site will be required to be consistent with the City of Tigard road improvement HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Pagel4 0 0 standards. The street and access plans do not appear to raise any significant capacity concerns. IV. AGENCY COMMENTS 1. The City of Tigard Engineering Department has reviewed the proposal and has provided comments which are summarized in the analysis of Section 18.164. 2. The Oregon Department of Transportation has reviewed this proposal and has offered the following comments: 1) A right turn lane must be provided on the westbound approach of McDonald Street to improve levels of service; 2) A traffic study will be required to determine the impact on the state highway; 3) The existing sidewalk and curb must be improved to meet current ODOT and ADA standards; 4) On-site detention will be required if the applicant wants to connect onto the storm drainage/ sewer system in the state right-of-way; 5) ODOT will require a permit for all work performed on state right-of-way. 3. Unified Sewerage Agency has no objection but suggests that an industrial waste permit may be required. 4. GTE states that the developer is to provide conduits per GTE specifications. 5. The City of Tigard Building Division, Tigard Police Department, Tigard Water District, Tigard Maintenance Services, Tualatin Valley Fire and Rescue, and Portland General Electric have reviewed the proposal and have offered no comments or objections. V. CONCLUSION AND RECOMMENDATION The Planning Division concludes that the Conditional Use request 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 Conditional Use Permit CUP 95-0001NAR 95-0002 subject to the following conditions: HEARINGS OFFICER - CUP 95-0001/VAR 95-0002 - HARDY/BUSH/CHEVRON Pagel5 • ALL CONDITIONS SHALL BE SATISFIED OR COMPLETION SHALL BE FINANCIALLY ASSURED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL ANDERSON IN THE ENGINEERING DEPARTMENT, 639-4171. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY SECURED: 1. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Pacific Highway (99W). A copy of the permit shall be provided to the City Engineering Department prior to issuance of the building permit. STAFF CONTACT: Michael Anderson, Engineering Dept. (639- 4171). 2. Additional right-of-way shall be dedicated to the Public along the SW McDonald Street frontage to increase the right-of-way to 36 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. The forms and instructions are available at the Public Counter and/or from the Engineering Department. STAFF CONTACT:Diane Jelderks, Engineering Dept. (639-4171). 3. The applicant shall install street improvements to widen SW McDonald Street to provide for the westbound curb lane at a location 28 feet from centerline and the construction shall include concrete curb, sidewalk, driveway apron, asphaltic concrete pavement, streetlights, private sewer line extension and underground utilities along the site frontage. Improvements shall be designed and constructed to collector street standards and shall conform to an alignment as approved by the Engineering Department. The driveway width shall be increased to 45 feet. STAFF CONTACT: Michael Anderson, Engineering Department (639-4171) 4. 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). HEARINGS OFFICER - CUP 95-0001/VAR 95-0002 - HARDY/BUSH/CHEVRON Page16 5. The applicant shall execute a Public Improvement Agreement with the City and obtain a permit for the construction of the required improvements. The agreement shall provide for the work to be constructed under the direct supervision and inspection by a Professional Civil Engineer, in accordance with the Developer - Engineer agreement shown in the City Standard Specifications. 6. The applicant shall underground the existing overhead utilities along the southeasterly side of Pacific Highway and along the northerly side of SW McDonald Street, or pay the fee in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Dept. (639-4171) 7. All fuel tank installations must be reviewed and approved by the Buiding Official. Application for the necessary permits from the Building Official shall be accompanied by a signed, approved document from the applicable fire district. 8. Revised site and landscape plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: a. Screening of any mechanical devices on the roof from adjoining properties and the public street. b. Parking lot trees adjacent to the proposed parking areas. Increased screening of the parking and fueling area on the perimeter of the site. C. Screening of the trash container by placement of a solid wood fence, masonry wall or evergreen hedge. d. Walkway connection from the entrance of the store to SW Pacific Highway. e. Revised landscape / impervious surface calculation shall be submitted which provides for a minimum of 15 percent landscaping. f. A plan which shows compliance with Community Development Code Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant shall choose one of the following four methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan or Franchised Hauler Review and Sign-off. The applicant shall also provide a written sign- off from the franchise hauler related to the location and compatibility of service equipment. HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Pagel? THE FOLLOWING CONDITION(S) SHOULD BE REQUIRED PRIOR TO THE CERTIFICATE OF OCCUPANCY: 9. All site improvements shall be installed as per the approved revised site plans. 10. The applicant shall be required to submit to the Engineering Department a traffic report which documents the volume and functioning of the modified stacking lane. This data shall be submitted quarterly and must be prepared by a registered traffic engineer. Evaluation of this proposed conditional use shall be based upon this report. Should the report provide evidence that the stacking area is not functioning satisfactorily, this conditional use permit shall be modified to ensure proper functioning or shall be revoked. 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 approved construction plans are issued by the City, the Applicant (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 applicant. 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 HEARINGS OFFICER - CUP 95-0001/VAR 95-0002 - HARDY/BUSH/CHEVRON Pagel8 A. As required by Section 18.160.170, the applicant 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 applicant 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 applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. D. 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. E. 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. F. 18.164.200 Engineer's Certification Required 1. The applicant'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 public HEARINGS OFFICER - CUP 95-000INAR 95-0002 - HARDY/BUSH/CHEVRON Pagel9 works improvements or any portion thereof for operation and maintenance. CONDITIONAL USE APPROVAL SHALL BE VALID FOR EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. Prepared by: "&,lam Dawo(ZZL, William D'Andrea Assistant Planner Approved by: Dick Bewersdorff Senior Planner i 225- e Date Date HEARINGS OFFICER - CUP 95-OOOINAR 95-0002 - HARDY/BUSH/CHEVRON Page20 • r EXHIBIT A PARK ST PARK ST ILI 11 yo D m V? ? r -o QP f- t\ 0 V r a W C? Z GARDEN PARK P Z Z HILL VIEW Q > J a Glj •..... SITE v s, o ? LL O F- U p?2 VI W TERR rTT l VICINITY EXHIBIT MAP CASE No: NO TH v l Soals 1'.400' _ FEET v?-? o?S OCO? 0 400 800 EXHIBIT B Planning/Design Group Variance for L.P. Busch to build a a new Chevron Service Station at 13970 SW Pacific Highway, Tigard, Oregon January 30, 1995 122 S.E. 27th Portland, Oregon 97214 Phone: (503) 236-6000 Fax: (503) 232-2357 PDG on behalf of L.P. Busch, is applying for a variance for the rebuilding of a former service station located at the north east corner of SW Pacific Highway and SW McDonald Street. The variance is necessary due to the April 26, 1994 City Council adoption of a 75 foot setback from fuel dispensers to driveway curb. Gasoline service stations are required to have 75 foot setback between the curb cut and nearest pump, per Chapter 18.106.060 of the Tigard Community Development Code. The 75 foot setback was chosen by City staff and adopted by City Council to replace the previous minimum three car stacking area from the driveway curb. The former station had 8 fuel dispensers with 4 dispensers per island, and the nearest dispenser was 28 feet from the driveway curb. The station had two driveways on both SW Pacific Highway and SW McDonald Street. The new station will consist of 4 multi-product dispensers with two dispensers per island. The dispensers will be covered by a 38 foot by 53 foot canopy, and a 200 square foot office/rest room and small convenience sales area will be built. The items sold within the convenience sales area will be snacks and confectioneries in vending machines, windshield wipers, oil, and other replacement parts. The driveways nearest the SW Pacific Highway and SW McDonald Road intersection will be closed, and the existing driveway on SW Pacific Highway will remain, and the driveway on SW McDonald Street will be widened. The station will employ 2-3 individuals based on customer demand. The property is zoned General Commercial (CG). A traffic study has been completed by Keech Associates, Inc. which addresses the impacts from the service and service level of the Pacific Highway/McDonald Street intersection. A Conditional Use Permit for the re-establishment of the service station is being submitted concurrently with this Variance application, and a Site Design Review application is also being submitted for concurrent review. As required by the City of Tigard Community Development Code, a neighborhood meeting was held on December 14, 1994 at 7:00 pm. Letters were mailed to property owners/residents within 250 feet of the site based on County Assessor records, and the site was posted. The affidavit of mailing and posting were mailed to Will D'Andrea on November 30, 1994. No interested parties or neighbors came to the meeting, and no letters or phone calls were received in response to our meeting. In order for the variance to be approved the following criteria must be addressed. r %_,? 0 1. The proposed variance will not be materially detrimental to the purpose of this title, be in conflict with the policies of the comprehensive plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. The City Council adopted 75 foot setback from driveway curb to nearest dispenser was part of the Transportation Related Amendments to address the State of Oregon Transportation Rule and other development standards. According to the minutes of the City Council meeting there was no discussion of the revised setbacks for gasoline service stations. According to Carol Landsman, the staff planner who presented the transportation related amendments to the City Council, the setback change was to establish a specific distance from the driveway curb cut to fuel pumps since differing opinions existed on the length of a vehicle in determining the 3 vehicles per pump stacking distance. - Chapter 18.106.060 (B) of the City of Tigard Community Development Code states, "The approval authority may, upon request, allow a reduction in the amount of vehicle stacking area if such a reduction is deemed appropriate after the analysis of the size and location of the development, limited service available, etc." Our design accommodates the maximum vehicle stacking area possible while providing the ideal number of dispensers for customers. The design allows a 3 car stacking area using a car length of 15 feet, with space in between vehicles. The canopy and fuel dispenser orientation provides the maximum distance from the driveway curb to the dispensers. The fuel island spacing is also designed to create the maximum fueling efficiency with each dispenser capable of fueling two vehicles at once. Additionally a pass-through lane is designed in the center of the station to allow customers to reach the forward dispenser if a vehicle is fueling at the rear dispenser. Customers will be informed to pull to the most forward pump with directional signage. This will provide increased efficiency of the station by reducing the customer vehicle stacking. Credit card machines will be located on the fuel dispensers to minimize customer fueling transaction times. The site has been designed with a minimum 3 vehicle spaces between the driveway curb and each pump. The stacking lane for vehicle fueling should be measured from the farther dispenser since motorists will pull forward to the farthest pump, so they can easily get out of the service station. The 200 square foot office/sales building is intended to provide the minimum sized building for necessary service station operations. We believe that the requested variance is consistent with the intent of the City Community Development Code when the stacking area, circulation, and operation factors are considered. Although vehicle circulation is fairly congested as depicted on the landscaping plan, this scenario is intended to represent the maximum peak hour situations. The number of service stations along SW Pacific Highway will limit the potential customer base, so the depicted vehicle stacking situation will not likely be realized. -2- %-, a Direct competitors will be the Union 76 Station across the street, and the BP and Astro Stations at the SW Pacific Highway and Walnut Street intersection. Other competitors farther to the north include two Texaco Stations, a Chevron Station, and a BP Station. Competitor further to the south include Arco and Astro Stations. All these service stations will reduce the potential customer base and vehicle stacking from the proposed Chevron development. Chapter 18.106.060 (C) of the City of Tigard Community Development Code states, "Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian, and bicycle circulation." We believe that our design accomplishes this objective to the maximum extent possible. The site will be made more pedestrian friendly by the closure of the driveways nearest the SW Pacific Highway and SW McDonald Road intersection, and by placing the fuel dispensing area further back on the property to reduce pedestrian conflicts. Based on the traffic study prepared by Keech Associates, Inc., a maximum of 61 vehicles will fuel per hour during the pm peak hour. The study concluded that the impacts from the development would not effect the existing peak traffic hour service levels of either SW Pacific Highway or SW McDonald Street. Two copies of the study are being submitted with this application. The traffic service level at the SW Pacific Highway/McDonald Street intersection will not be reduced below the current service level of E. The station will cater to the existing traffic on SW Pacific Highway and SW McDonald Street. The traffic study addressed three alternative access possibilities. 1. Full access at both proposed driveways, with left and right turns in and out (Full Access Scenario); 2. Full access on McDonald Street and limited access on Highway 99W, prohibiting left turns out (Limited Access Scenario); and 3. Full access on McDonald Street with no driveway on Highway 99W (No Access Scenario). The study concluded that the limited access alternative #2 was the best alternative. The study also analyzed a 1,600 square foot convenience store on the site which has been eliminated from the proposal. The traffic study recommended a construction of a port chop at the SW Pacific Highway driveway to preclude left turning movements from the property. The port chop has been designed to prevent left turns onto SW Pacific Highway. The port chop will be designed with a mountable curb to allow the fuel delivery truck to cross over when exiting the site. The fuel delivery trucks will enter the site from SW McDonald Street and will exit the site from SW Pacific Highway over the mountable port chop. The fuel delivery truck path is noted on the site plan, and is separated from the fuel dispensing islands, to not conflict with vehicle fueling. Fuel deliveries to the site, will be made at non-peak traffic hours, to allow maximum customer access to the site. -3- • a The surrounding properties are zoned and developed with commercial structures. The site abuts SW Pacific Highway to the west and a Christian book store and florist are located on the west side of SW Pacific Highway. The site abuts SW McDonald Street to the south, and the Union 76 Station and 7-11 convenience store on the south side of SW McDonald Street. Gold's Gym and Neisen's Tire Warehouse are on the north and east sides the site. The proposed development is consistent with the following Tigard Comprehensive Plan and Public Facilities Plan Policies: Transportation Policies 8.1.1 The city shall plan for a safe and efficient street and roadway system that meets current and anticipated future growth and development. Does not apply to project. 8.1.2 The city shall provide for efficient management of the transportation planning process within the city and the metropolitan area through cooperation with other federal, state, regional and local jurisdictions. The Oregon Department of Transportation (ODOT) controls access to SW Pacific Highway and ODOT coordinates their access approval process with the City's development permit process. 8.1.3 The city shall require as a precondition to development approval that: a. Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority. The site abuts publicly dedicated streets, and there are approved driveways on the site for access purposes. The existing northern driveway on SW Pacific Highway will remain, and the eastern driveway on SW McDonald Street is proposed to be widened. b. Street right-of-way be dedicated where the street is substandard in width. Adequate right-of-ways exist for the proposed development. C. The developer commit to the construction of the streets, curbs and sidewalks to city standards within the development. The development will comply with all City construction standards. -4- ft a d. Individual developers participate in the improvement of existing streets, curbs and sidewalks to the extent of the development's impacts. New sidewalks will be constructed on the site, abutting both SW Pacific Highway and SW McDonald Street. e. Street improvements be made and street signs or signals be provided when the development is found to create or intensify a traffic hazard. The traffic study prepared for the development identified the development will not create or intensify traffic hazards. f. Transit stops, bus turnout lanes and shelters be provided when the proposed use of a type which generates transit ridership. The development is purely auto oriented, so transit facilities are not necessary. g. Parking spaces be set aside and marked for cars operated by disabled persons and that the spaces be located as close as possible to the entrance designed for disabled persons. A handicap parking space is located in the front of the building to accommodate persons needing special accommodations to the building. h. Land be dedicated to implement the bicycle/pedestrian corridor in accordance with the adopted plan. No bicycle or pedestrian corridors were identified by staff during our pre- application conference. 8.1.4 When the actual routes of future transportation improvements have not been determined, the city shall designate study areas on the comprehensive plan transportation map and provide general project descriptions to: a. Identify the approximate areas within which these projects will occur, and; Does not apply to project. b. To explain the type and extent of these future improvements. Does not apply to project. -5- r 8.1.5 When reviewing development applications within comprehensive transportation plan map study areas, the city shall work with applicants to avoid conflict with the location of future transportation improvements. We have coordinated our development with staff and no future transportation improvements were noted by City staff. 8.1.6 A change in roadway classification or location shall require an amendment to the comprehensive plan transportation map, and; when the location of all or a portion of a roadway within a transportation map study area has been determined, the map will be amended by: a. Designating the location of the roadway. Does not apply to the project. b. Designating its classification, and; Does not apply to the project. C. Deleting the appropriate portion of the study area involved. Does not apply to the project. 8.1.7 The City shall support the goals and objectives of the Oregon Department of Transportation to improve traffic flow and capacity at the intersection of I-5 and Highway 217/Kruse Way. However, the city retains the prerogative to review, comment and concur with the actual alignments of the project. Does not apply to project. Economy Policies 5.1 The city shall promote activities aimed at the diversification of economic opportunities available to Tigard residents with particular emphasis placed on the growth of the local job market. The development of the project will result in construction jobs and employment of 2-3 individuals who will operate the station. -6- • r 5.2 The city shall work with Washington County and adjacent jurisdictions to develop an economic development plan incorporating a local economic development plan. Does not apply to project. 5.3 The city shall improve and enhance the portions of the central business district as the focal point for commercial, high density residential, business, civic and professional activity creating a diversified and economically viable core area. Does not apply to project. 5.4 The city shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. Does not apply to project. 5.5 The city shall prohibit residential development in commercial and industrial zoning districts except: Complimentary residential development shall be permitted above the first floor in the Central Business District, and above the second floor in commercial professional districts. (The density of residential development shall be determined in accordance with the R-40 Districts.) Does not apply to project. 5.6 The city shall consider private financing by private developers in coordination with available bonding methods to provide public facilities to commercial and industrial land designated on the comprehensive plan map. Does not apply to project. 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district. The lot size of 12,440 square feet is substantially reduced by the 75 foot required setback which leaves only 1,741.6 square feet available for service station use. We have provided the maximum dispenser setbacks possible, and believe the layout will provide more than -7- • M adequate stacking room available on the site through the canopy being oriented to the flow of traffic across the site, and the limited size of the office allows the maximum flexibility in the location of the fuel dispensers. Most other service stations on SW Pacific Highway have substantially less stacking area and do not meet either the 75 foot setback from curb to nearest dispenser or the minimum 3 car stacking area between the curb and the nearest dispenser. From our observations these service stations on SW Pacific Highway do not have vehicles stacking into the highway right-of-way. 3. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. The site has historically been used as a service station, and the owner of the property desires to replace the former service station with a smaller service station. The design of the site is intended to maximize vehicle stacking areas and circulation efficiency on the property. Four parking spaces will be developed on the site, for customer and employee use. 15% landscaping is required for the site development and 17.6% landscaping is proposed. The proposed building height is 10 foot 8 inches, and the canopy height is 18 feet. One bicycle racks is proposed for employee use. Reasonable use of the property needs to be allowed since we are replacing an former service station with a smaller service station, which will have better internal circulation, vehicle stacking and will be more aesthetically pleasing. 4. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in the title. The traffic study prepared for the site concludes that the proposed development will not effect the existing traffic service level on SW Pacific Highway or SW McDonald Street. The development of the site will have less impervious surface area because 17.6% of the site will be landscaped compared to the previous 2.8% landscaping on the site. This will result in substantially less runoff from the site. 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The site cannot be developed without a variance to the 75 foot setback from driveway curb to nearest dispenser. Only 14% of the site is developable for a service station with the existing 75 foot setback. 1,741.6 square feet is far to small for use a as service station. Sheet C2 of our submitted plans identifies the area taken up by the 75 foot setback. -8- to Summary: as The design of the Chevron Service Station incorporates sufficient vehicle stacking areas and will provide safe on-site circulation for patron motorists. The development will be designed with more landscaping than required by code and will improve the appearance of the site consistent with the City development standards and comprehensive plan. We request your approval our proposed variance. Sincerely, G Don Hardy Planning Consultant File #6956 -9- • M EXHIBIT C • Planning/Design Group Conditional Use Permit for L.P. Busch to build a a new Chevron Service Station at 13970 SW Pacific Highway, Tigard, Oregon January 30, 1995 122 S.E. 27th Portland, Oregon 97214 Phone: (503) 236-6000 Fax: (503) 232-2357 PDG on behalf of L.P. Bush is applying for a conditional use permit for the rebuilding of an former service station at the north east corner of SW Pacific Highway and SW McDonald Street. This Conditional Use Permit application is being submitted concurrently with a Variance application to reduce the 75 foot setback from driveway curb to nearest fuel pump, and a Site Design Review application is also being submitted. The conditional use permit is necessary for vehicle fuel sales. The former station had 8 fuel dispensers with 4 dispensers per island, and the nearest dispenser was 28 feet from the driveway curb. The station had two driveways on both SW Pacific Highway and SW McDonald Street. The new station will consist of 4 multi-product dispensers with two dispensers per island. The dispensers will be covered by a 38 foot by 53 foot canopy, and a 200 square foot office/rest room and small convenience sales area will be built. The items sold within the convenience sales area will be snacks and confectioneries in vending machines, windshield wipers, oil, and other replacement parts. The driveways nearest the SW Pacific Highway and SW McDonald Road intersection will be closed, and the existing driveway on SW Pacific Highway will remain, and the driveway on SW McDonald Street will be widened. The station will employ 2-3 individuals based on customer demand. A traffic study has been completed by Keech Associates, Inc. which addresses the impacts from the service and service level of the Pacific Highway/McDonald Street intersection. As required by the City of Tigard Community Development Code, a neighborhood meeting was held on December 14, 1994 at 7:00 pm. Letters were mailed to property owners/residents within 250 feet of the site based on County Assessor records, and the site was posted. The affidavit of mailing and posting were mailed to Will D'Andrea on November 30, 1994. No interested parties or neighbors came to the meeting, and no letters or phone calls were received in response to our meeting. The property is zoned General Commercial (CG). Chapter 18.130.040 of the Tigard Community Development Code states that, "The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use or to enlarge or alter a conditional use based on findings of fact with respect to each of the following criteria:" • • • 1. The site size and dimensions provide adequate area for the needs of the proposed use. The proposed development involves retails fuel sales and convenience sales within the 200 square foot building. According to Section 18.130 (28) of the City of Tigard Community Development Code, Vehicle Fuel Sales with Convenience Sales requires no minimum lot area. Although the site has no minimum lot area requirement, the development will exceed the requirements of Chapter 18.130 (8) of the Tigard Community Development Code which states, "Vehicle Fuel Sales requires a minimum lot size of 10,000 square feet". Our proposed development is on a lot of 12,440 square feet. The lot has approximately 109 feet of frontage on SW Pacific Highway and 130 feet of frontage on SW McDonald Street. The lot depth measured from SW Pacific Highway is approximately 116 feet. The lot area and dimension are adequate for the needs of the proposed service station and will meet all the City development criteria with the exception of the requested variance. There are many service stations within the City which are located on smaller lots than the Chevron site. 2. The characteristics of the site are suitable for the proposed use considering the size, shape, location, topography, and natural features. The size of the lot is adequate for use as a service station, and the shape of the lot with access from two roadways makes it an ideal location for the proposed use. The site is relatively flat and virtually the entire site was previously covered with asphalt with the remaining area covered by a building. The entire site has been committed to commercial use. The property is properly zoned commercial since it abuts SW Pacific Highway and service stations are appropriate uses adjacent to the state highway. Reasonable commercial use of the property should be permitted. 3. All required public facilities have adequate capacity to serve the proposal. The site has existing water and sewer laterals and electricity is available to the site. Release of storm water from the site into the state's drainage system on SW Pacific Highway will be reviewed and approved by the Oregon Department of Transportation. A traffic study has been completed for the site by Keech Associates, Inc., and the study concluded that the impacts from the development would not effect the existing peak traffic hour service levels of either SW Pacific Highway or SW McDonald Street. Two copies of the study are being submitted with this application. 4. The applicable requirements of the zoning district are met except as modified by this chapter. -2- With the exception of the requested setback variance, the site meets all the City development requirements. Additionally, all underground fuel storage tanks will comply with Chapter 18.104, Fuel Tank Installations of the Tigard Community Development Code, and all DEQ and EPA requirements. 5. The supplementary requirements set forth in Chapter 18.114 Signs, and Chapter 18.120.180, Approval Standards, if applicable, are met. The development will comply with the sign criteria of Chapter 18.114 and the site development review criteria of Chapter 18.120.180, upon approval of the setback variance. 6. The use will comply with the applicable policies of the comprehensive plan. The applicable policies of the Tigard Comprehensive Plan and Public Facilities Plan Policies are identified below: Transportation Policies 8.1.1 The city shall plan for a safe and efficient street and roadway system that meets current and anticipated future growth and development. Does not apply to project. 8.1.2 The city shall provide for efficient management of the transportation planning process within the city and the metropolitan area through cooperation with other federal, state, regional and local jurisdictions. The Oregon Department of Transportation (ODOT) controls access to SW Pacific Highway and ODOT coordinates their access approval process with the City's development permit process. 8.1.3 The city shall require as a precondition to development approval that: a. Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority. The site abuts publicly dedicated streets and there are approved driveways on the site for access purposes. The existing northern driveway on SW Pacific Highway will remain, and the eastern driveway on SW McDonald Street is proposed to be widened. -3- • • b. Street right-of-way be dedicated where the street is substandard in width. Adequate right-of-ways exist for the proposed development. C. The developer commit to the construction of the streets, curbs and sidewalks to city standards within the development. The development will comply with all City construction standards. d. Individual developers participate in the improvement of existing streets, curbs and sidewalks to the extent of the development's impacts. New sidewalks will be constructed on the site, abutting both SW Pacific Highway and SW McDonald Street. e. Street improvements be made and street signs or signals be provided when the development is found to create or intensify a traffic hazard. The traffic study prepared for the development identified that the development will not create or intensify traffic hazards. f. Transit stops, bus turnout lanes and shelters be provided when the proposed use of a type which generates transit ridership. The development is purely auto oriented, so transit facilities are not necessary. g. Parking spaces be set aside and marked for cars operated by disabled persons and that the spaces be located as close as possible to the entrance designed for disabled persons. A handicap parking space is located in the front of the building to accommodate persons needing special accommodations to the building. h. Land be dedicated to implement the bicycle/pedestrian corridor in accordance with the adopted plan. No bicycle or pedestrian corridors were identified by staff during our pre- application conference. -4- 8.1.4 When the actual routes of future transportation improvements have not been determined, the city shall designate study areas on the comprehensive plan transportation map and provide general project descriptions to: a. Identify the approximate areas within which these projects will occur, and; Does not apply to project. b. To explain the type and extent of these future improvements. Does not apply to project. 8.1.5 When reviewing development applications within comprehensive transportation plan map study areas, the city shall work with applicants to avoid conflict with the location of future transportation improvements. We have coordinated our development with star and no future transportation improvements were noted by City staff. 8.1.6 A change in roadway classification or location shall require an amendment to the comprehensive plan transportation map, and; when the location of all or a portion of a roadway within a transportation map study area has been determined, the map will be amended by: a. Designating the location of the roadway. Does not apply to the project. b. Designating its classification, and; Does not apply to the project. C. Deleting the appropriate portion of the study area involved. Does not apply to the project. 8.1.7 The City shall support the goals and objectives of the Oregon Department of Transportation to improve traffic flow and capacity at the intersection of I-5 and Highway 217/Kruse Way. However, the city retains the prerogative to review, comment and concur with the actual alignments of the project. Does not apply to project. -5- • Economy Policies 0 5.1 The city shall promote activities aimed at the diversification of economic opportunities available to Tigard residents with particular emphasis placed on the growth of the local job market. The development of the project will result in construction jobs and employment of 2-3 individuals who will operate the station. 5.2 The city shall work with Washington County and adjacent jurisdictions to develop an economic development plan incorporating a local economic development plan. Does not apply to project. 5.3 The city shall improve and enhance the portions of the central business district as the focal point for commercial, high density residential, business, civic and professional activity creating a diversified and economically viable core area. Does not apply to project. 5.4 The city shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. Does not apply to project. 5.5 The city shall prohibit residential development in commercial and industrial zoning districts except: Complimentary residential development shall be permitted above the first floor in the Central Business District, and above the second floor in commercial professional districts. (The density of residential development shall be determined in accordance with the R-40 Districts.) Does not apply to project. 5.6 The city shall consider private financing by private developers in coordination with available bonding methods to provide public facilities to commercial and industrial land designated on the comprehensive plan map. Does not apply to project. -6- Summary: The design of the Chevron Station will achieve the City's development standards and will allow reasonable use of the property as a service station. The new station will be a substantial improvement to the site, and we request your approval of the conditional use application. Sincer ly, r? Don Hardy / Planning Consult File #6956 -7- 1 1 1 1 1 1 1 1 1 0 0 MGHWAY 99W NEAR McDONALD STREET TRAFFIC ANALYSIS REPORT Robert Keech Associates, Inc. Consulting Traffic Engineer 1225 NW Murray Blvd. Suite 206 Portland, OR 97229 (503) 641-6333 94.021 Expires 6'30 - 5 1 1 1 1 1 1 TRAFFIC ANALYSIS OUTLINE Determination of Proposed Land use activity Appendix B Estimation of Trip Generation Appendix C Appendix E Survey of Existing Traffic Flow Estimate of Trip Distribution Appendix D Site Traffic Assignment Appendix F Estimation of Traffic Growth Determination of Surrounding Land use patterns r-------?-- ----? I Appendix G I I Existing Traffic Projection I I I I Existing + Site Traffic I Projections I I I I I I I I I Total Traffic I I I j Intersection Anolyaiaj L-----------------J Robert KEECH ASSOCIATES INC. CONSULTING TRAFFIC ENGIINEER 1225 NW MURRAY BLVD., SUIT 206, PORTLAND, ORE. (5031641-6333 1 1 1 1 1 1 1 1 1 HIGHWAY 99W NEAR MCDONALD STREET TRAFFIC ANALYSIS REPORT August 9, 1994 Introduction: This report examines a proposed 1,600 square foot convenience store with eight gasoline pumps. This site is located on the northeast corner of Highway 99W and McDonald Street/Gaarde Street in the city of Tigard. Access for the site is initially proposed off of both Highway 99W and McDonald Street. However, two additional access scenarios, as discussed below, are examined. Additionally, the impact of an eight-pump service station without a convenience store was analyzed as an alternative land use. Area Analysis: The analysis area includes the intersection of Highway 99W and McDonald Street/Gaarde Street and the two access points. Alternative Access: Three access plans were reviewed: 1. Full access at both proposed driveways, with left and right turns in and out (Full Access Scenario); Keech Associates, Inc. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Highway 99W Near McDonald Street Page 2 2. Full access on McDonald Street and limited access on Highway 99W, prohibiting left turns out (Limited Access Scenario); and 3. Full access on McDonald Street with no driveway on Highway 99W (No Access Scenario). Findings: The existing traffic flow on Highway 99W was observed at about 2,370 vehicles per hour and 3,160 vehicles per hour, AM and PM peak hour respectively. The AM and PM peak hour flows on McDonald Street were measured at about 630 vehicles and 900 vehicles per hour respectively. The trip generation for this site with the convenience store is estimated at 1,200 trips per day. A peak generation of 140 trips per hour is anticipated during the PM peak hour, when the site is in full use. Without the convenience store, the site traffic generation is estimated at 1,040 vehicles per ' and 122 trips per hour during the PM peak hour. Currently, the Highway 99W at McDonald Street intersection operates at an "E" level of service during the PM peak hour. This is not anticipated to change with the addition of the site's traffic flow, although the level of service would decrease to an "E-F" level under total traffic conditions (existing + site + 10 percent increase in background traffic flow on Highway 99W). Keech Associates, Inc. 1 11 Highway 99W Near McDonald Street Page 3 The McDonald Street driveway access is expected to operate at level of service "C" or better for all conditions and access scenarios. The Highway 99W driveway access will operate at level of service "F" for left turns exiting the site. Inbound left turns from southbound Highway 99W will operate at level of service "C" or better for all conditions. Southbound left-turning traffic can choose to turn left into the driveway from the left turn bay, or, if opposing traffic is too heavy, continue to the signalized intersection and turn left on the appropriate signal phasing. The limited access scenario, with left turns from the driveway onto Highway 99W prohibited, provides the best circulation for the site and for the signalized intersection. Northbound pass-by traffic can easily access the site using the right turn in-right turn out access. Southbound traffic can enter the driveway when opposing traffic is light to moderate or simply opt for the left turn phase at the signalized intersection. Projected vehicle queue length in the southbound left-turn lane on Highway 99W is not predictable for level of service "F" operations. At level of service "E" operations, the projected queue length is 235 feet. While queue lengths on westbound McDonald may approach 250 feet, the signal phasing should clear this queue before southbound left-turning traffic approaches the McDonald Street driveway. Keech Associates, Inc. l?L 1 1 1 Highway 99W Near McDonald Street Page 4 Conclusion: The "limited access" alternative, a driveway allowed onto Highway 99W but with exiting left turns prohibited, appears to provide the best circulation plan. Left turns from this driveway would be difficult most of the day because of the heavy traffic flow on Highway 99W and the driveway's nearness to McDonald Street. The "no access" plan would concentrate the flow on McDonald Street and its driveway. This is not desireable because of the added burden to the Highway 99W at McDonald Street intersection and because vehicle queues on McDonald Street west of Highway 99W are anticipated to extend beyond this driveway. Consideration should be given to the construction of a right turn lane on the westbound approach of McDonald Street to Highway 99W. Currently this intersection operates near its design capacity, resulting in long vehicle queues. It can be anticipated that "Total Traffic" conditions will exceed its design capacity. The construction of a right turn lane on the westbound approach of McDonald Street would increase capacity by about 8%. The intersection would still operate at a calculated "E" level of service, but would result in shorter vehicle queues interfering with the McDonald Street driveway and less vehicle delay at the intersection. 1 The inclusion of a convenience store does not adversely affect the Keech Associates, Inc. 99W Near McDonald Street Page 5 Highway ' operation of the signalized intersection or this site's driveways during the AM ' or PM peak hours for any of the access scenarios examined, nor would the inclusion of a convenience store change the above conclusions. It is anticipated that the convenience store would generate an additional 18 vehicle ' trips during the PM peak hour (a 15% increase of site generated traffic). Robert Keech, P.E. Traffic Engineer ' P.E. #8822 ' Keech Associates, Inc. 1 1 1 1 FI 1 • • APPENDIX A Vicinity Map AUU T_ BER r. h ` ?+ N S ?" - - SW, ST \ I MID a g., ":MA Stir CLYDESDALE PK 0. sy s J 3 ????, t' ? s11 e 1? ! ? ? T $ I - PL o ? N n S? A? ?Oy? ? ? sr T P w TIP ?? 10, S A x m y I SN_L-_ERROL 00 it -5 R NA UT J 4 , p to .. )'T MID 4: 1 ?r' I Ur Ott C ,/ N1?T Su y If E 41, H, r j Sr lr ?,, MAIN PARK % SW ALBERTA ST SN TKINS : . L. S _FONNER St r`k Z ts AMFS RD SW MARION ST o R ENN > ?s Yk 'e ?V / Q g DEL titi PARK 57 41 !?. ' Qq r ?y C\l P v COOK LN ??? N d0. `' . a ?? t ~ ? '?? FAJv f7!2 r- SW FAT C VE ST } STN . y .ti rr.e ST Sw c ' 1 Sll ROSE . FAIRY FAIRF4lV Sw CA CTfNFER ;F EDGEWOQD T to 1~ ' St vT CT_ w ' ` t ti 'Y` W. HILLVIEW. ST. I L S rrr?o r ;2 r s cvr ' im SW c H V IEW ' L 5 - = ?- 1 87 ACDONALD ?.. = 1 ?.l p. - . SW GAA DE ST 0400 900 y? ` I = s a Sw' DAI FrW: 511 Ah2E11 SW RASE ST Pill Q SW HCF Q MOUNT?t N ; y r- _ ' r , . c W MI w ° N 0? S VIEW ERA VI ?t€E EN. ; v+ C ''• '1 !st S f = CZ Q r 3 PARR J ? Q ?l1RDOCK INf P o, i - T ?y a NT I I UL ELD" EVANG? E K SW g PEMBR 9 ? r I e MID N 1 ? I SW MU DOC S a 11 P o CT SO Y1EMR I 10 I 10000 IREB w-? M SW PEA RI _ ,1q G TON ?bcr ?? I crow g aj Sk l . SW LADY DR 14, 2? SW HEID CT_t MARLYN CT . ..' REI - -A G SW LESLIE CT SW SW "EL CT sw -c? ' 'I ON DR SW HOODVIEW SN ATTLER S . : ::• 4- _ Kl yV ?[ a t E5 LX NT Y .?, PO ?F. r+ S KAB& ST RFIfLD $W SIDE . 'Ry e+ A A CT Q ? ? mm m 1 1 1 1 1 1 11 • APPENDIX B Site Traffic Generation 1 1 1 1 1 PROJECT SITE TRAFFIC GENERATION Worksheet SITE NAME: Highway 99W Near McDonald Street SITE USE: Eight Pump Service Station with Convenience Store SITE SIZE: 1,600 Square Feet (1) UNADJUSTED DAILY VEHICLE TRIP GENERATION RATE: 150.0 trips/Pump ESTIMATED MODAL SPLIT: 0.0 ADJUSTED DAILY VEHICLE TRIP GENERATION RATE: 150.0 trips/Pump TOTAL DAILY GENERATED TRIPS: 1,200.0 trips/day PERCENTAGE OF TRIPS OCCURRING DURING AM PEAK: 7.5 AM PEAK HOURLY GENERATED TRIPS: 90.0 trips/hour AM ENTER TRIP SPLIT: 0.50 in/total AM TRAFFIC VOLUME IN: 45.0 trips/hour AM TRAFFIC VOLUME OUT: 45.0 trips/hour PERCENTAGE OF TRIPS OCCURRING DURING PM PEAK: 11.7 06 PM PEAK HOURLY GENERATED TRIPS: 140.0 trips/hour PM ENTER TRIP SPLIT: 0.50 in/total PM TRAFFIC VOLUME IN: 70.0 trips/hour PM TRAFFIC VOLUME OUT: 70.0 trips/hour (1) Information from preliminary site plan. ' Source: Trip Generation, 5th Edition, Institute of Transportation Engineers, 1991, Land Use Code 845 I PROJECT SITE TRAFFIC GENERATION Worksheet SITE NAME: Highway 99W Near McDonald Street SITE USE: Eight Pump Service Station without Convenience Store SITE SIZE: 1,600 Square Feet (1) UNADJUSTED DAILY VEHICLE TRIP GENERATION RATE: 130.0 trips/Pump ESTIMATED MODAL SPLIT: 0.0 ADJUSTED DAILY VEHICLE TRIP GENERATION RATE: 130.0 trips/Pump TOTAL DAILY GENERATED TRIPS: 1,040.0 trips/day 3 8 PERCENTAGE OF TRIPS OCCURRING DURING AM PEAK: . AM PEAK HOURLY GENERATED TRIPS: 86.0 trips/hour AM ENTER TRIP SPLIT: 0.54 in/total ' AM TRAFFIC VOLUME IN: 46.0 trips/hour AM TRAFFIC VOLUME OUT: 40.0 trips/hour PERCENTAGE OF TRIPS OCCURRING DURING PM PEAK: 11.7 06 PM PEAK HOURLY GENERATED TRIPS: 122.0 trips/hour PM ENTER TRIP SPLIT: 0.50 in/total PM TRAFFIC VOLUME IN: 61.0 trips/hour ' PM TRAFFIC VOLUME OUT: 61.0 trips/hour (1) Information from preliminary site plan. Source: Trip Generation, 5th Edition, Institute of Transportation Engineers, 1991, Land Use Code 844 1 1 1 1 1 e i t HIGHWAY 99W NEAR McDONALD STREET PROJECT SITE TRAFFIC GENERATION SERVICE STATION WITH CONVENIENCE STORE (BY DISTRIBUTION TYPE) DISTRIBUTION TYPE IN OUT TOTAL AM "DRIVE BY"(1) 24 T/H 24 T/H 48 T/H "PRIMARY" 21 T/H 21 T/H 42 T/H TOTAL 45 T/H 45 T/H 90 T/H PM "DRIVE BY"(2) 41 T/H 41 T/H 82 T/H "PRIMARY" 29 T/H 29 T/H 58 T/H TOTAL 70 T/H 70 T/H 140 T/H T/H = TRIPS PER HOUR (1) 54% PASS-BY TRIPS AND DIVERTED LINKED TRIPS (ITE Pages 1347, 1352) (2) 58% PASS-BY TRIPS AND DIVERTED LINKED TRIPS (ITE Pages 1347, 1352) ' HIGHWAY 99W NEAR McDONALD STREET PROJECT SITE TRAFFIC GENERATION SERVICE STATION WITHOUT CONVENIENCE STORE (BY DISTRIBUTION TYPE) 1 C t 1 t DISTRIBUTION TYPE IN OUT TOTAL AM "DRIVE BY"(1) 25 T/H 22 T/H 47 T/H "PRIMARY" 21 T/H 18 T/H 39 T/H TOTAL 46 T/H 40 T/H 86 T/H PM "DRIVE BY"(2) 35 T/H 35 T/H 70 T/H "PRIMARY" 26 T/H 26 T/H 52 T/H TOTAL 61 T/H 61 T/H 122 T/H T/H = TRIPS PER HOUR (1) 54% PASS-BY TRIPS AND DIVERTED LINKED TRIPS (ITE Pages 1347, 1352) (2) 58% PASS-BY TRIPS AND DIVERTED LINKED TRIPS (ITE Pages 1347, 1352) t 1 APPENDIX C Site Traffic Distribution t • 0 APPENDIX C Site Traffic Distribution Site traffic distribution based on observation of existing traffic flows and general land use patterns. w m = = m = m m m m m m m a Robert KEECH ASSOCIAT-S INC, CONSULTING TRAFFIC ENGINEER 11225 NW MURRAY BLVD, PORTLAND OR 97229 X5031 641-6333 iHWY 99W near McDonald Street 5 i. P2 / Mf) R y 'r/Z,1PS S %d McDonald St ?A 00`V Zv °70 ? 4, t ? rr . r ?r rr rr r rr rr r? r r r r m -m Robert KEECH ASSOCIAT 5 INC. s CONSULTING TRAFFIC ENGINEER ?`O - ' 1225 NW MURRAY BLVD, PORTLAND OR 97229 J503I 641-6333 HWY 99W' near McDonald Street S / 7"= l ? /i' ??i C ? 15 T?21 u3 v?i o rJ o0l porss, ,/ , FoLL. /? ccfs s / McDonald St P ?Yo +I t I+ 4-,?? ?mm mm m m m m= m m mm mm m_m Robert KEECH ASSOCIATES, INC. CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD, PORTLAND OR 97229 (5031 641-6333 HWY 99W near McDonald Street :5 1T-r- -FR- R'FFic Z)?sTn,i?ui?oJ G6?o Ark fz-R-z - S' ser ; L???rFa Access MrOnnn1d St r ?r r r r r r r r r r r r rr r r r r Robert KEECH ASSOCIATES INC, CONSULTING TRAFFIC ENNEER ?`??-- - 1225 NW MURRAY BLVD, PORTLAND OR 97229 15031 641-6333 HWY 99W near McDonald Street /T'r I e t'FFic ??STn? u;?aeJ A-M Pr--,#r4 - ?4ssBy' A)v 4co,sj, McDonald St ?p s a,?F-I> t 9 I/P z -\ 4 -t 14-1 ? 4 Ro.bert ASSOCIATES INC. KEECH CONSULTING TRAFFIC ENGINEER 1225 NW. MRRAY BLVD, PORTLAND OR 97229 15031 641-6333 HWY9:9W near McDonald Street . ?/Y1 I??fT,r - PR'=s' BY / f" ?L L ? CG.e S$ ? Mnr)nnn1H St Robert _ H ASSOCIATES INC, KEEC CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD. PORTLAND OR 97229 X5031 641-6333 HWY 9'9W -near McDonald Street 1 ?/tFFic1sTniFdui76KJ t??1 t??,},? - T?gssey ; Lr n-?rho A ccEss 3010 McDonald St Robert KEECH AS SOCIATE3 INC CONSULTING . TRAFFIC ENGINEER - r- 1225 NW MURRAY BLVD, PORTLAND OR 97229 X5031 641-6333 _ HWY 99W near McDonald Street 517-r 1 "FFic ?ISTnil?ui7oJ JO ?CCFSS ?pafr 16 McDonald St y b 17lo Jr3'/o 0 s ?? :olo • Cb 41 4, 4J 4_ L-0 1 r • • APPENDIX D Site Traffic Assignment i Robert KEEC C NSULTI ASSOCIFAT=N7--S6IN1NEEC', R1225 NW MURRAY BLVD,, PORTLAND, OR 97229 %31641-6333 HWY 99W near McDonald Street JI'f? Tje?fllC KSSI6?/?F:.uT McDonald St wit" r Y '!` +1 ? rD? 3/34 T? LE GC-A),D Co,vv?N?E'.YC? STo,e??wirh?cvr Co.?dE•wi?c.6 57's? #15-- k;j n1- Robert CONSULTI ASSOCIFATENG?INEER' 1225 NW MURRAY BLVD., PORTLAND, OR 91229 %31641.6333 HWY 99W near McDonald Street AA ;Ptit4 /ior#,-- T,2?gF?ic /ltMrr cAcc ss a 2 E McDonald St 3 ? ?i %io\? 4-1`'f+ I N ?c% n 7/Q i LC- GcN,} Lq 1S'- W/T7¢ Co,vVr_-N/E-..VCe 5Tb4E1 1rd0?T" 601..0&1fA X6.vcE S7V40- 0 Robert KE C NESULTINA6TSROAFFATEES N6INEER. 1225 NW MURRAY BLVD., PORTLAND, OR 97229 J5031-641-6333 HWY 99W near McDonald Street -s rr- T,eqiio- /4SS/6,omr u'7' 4M Pe.+x /T/07-41, 7744FF/C. /oD 4CCESS 4-,t F-1> u McDonald 5t 0 2Z/ ZZ 3Is ? ? ???? T ACA. M ? Lr- GcuD 'qlr- W?n1 Co?vrl?N??iyGL` STokF?wir,?ovT Co,?vE,?,r6.?cf Seer Robert KEECH ASSOCIATES INC; CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD.. PORTLAND, OR 97229 031641.6333 HWY 99W near McDonald Street 51-r,-- Te#eAr)C Ass,6AJ *407-- 14 A c? C ?s McDonald St r ? X0/9 IJ 44 P +1 t r+ L.C- GL.tJ,D q /5"- W/nh C0N??N/?iyGG` S7b4E Jr40?T CO *.d vjFA0490-4 C40r 57O46- r k" Robert KEECH ASSOCIA ES INC, CONSULTING TRAFFIC ENGINEER 11225 NW MURRAY BLVD., PORTLAND, OR 91229 X503 641-6333 HWY 99W near McDonald Street 5i-rr DTR##eFoee P14 / Tv 7/! L- 11-1M /T,ED ,?[CeSS McDonald St Atzq/iy _p Z Zo I1 4-1 F+ ?^ \ (ji. A t /3// -,r,- ®- ?l hD-1" 4-1 L9 aC-ud Co,uvcN/Eti?? STo,e??witf/o?r Co?vE.w?•ve.E" $T??GE q Ir- W,r?.? Robert KEECH CONSULTING TI1225 NW MURRAY BLVD., PORTLAND, OR 97229 I5031641.6333 HWY 99W near McDonald Street St-rr- -re#FF,e- Assi6,JMs.u?- iN F'e4-X /70 Z4 c. T24 FFi C IN v 4ce-,e ss McDonald St _g 4 1 I- ?2/z ?a 41 %Ft? /G?AJD S-- Went C-0NvrGN1E"VCe 57b4e1W/1#040T 66l.JvE.w.vc6 $7V40- 1 r 0 n • APPENDIX E Existing Traffic Flow 11 1 APPENDIX E Existing Traffic Flow Existing traffic flow as measured May, 1994. 1 1 1 i 1 1 1 1 1 - 1 1 r = m m Robert KEECH ASSOCIATES INC, CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD, PORTLAND OR 97229 X5031 641-6333 HWY 99W near McDonald Street FL_,-nuv McDonald St LI> ? 4, F4 xx 4j 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 INON. TURN MOVEMENT COUNT SUMMW REPORT STREET/GAARDE STREET AT HIGHWAY 99W W* T-19 1* P=_91F N O 1788 ? ? 1578 1JL?t'r; ur Lvulvt : u?? ?o? ?? DAY OF WEEK: Thu R 45 655 88 TIME STARTED: 07:00 T TIME ENDED: 09:00 H 4-308 41 L? 4-218 67 J L62 T= 3.2% T= 6.60 171 -? ?-76 P=.853 1 80 P=.813 TEV=TOTAL ENTRY VOLUME ? j T=*6TRUCKS BY APPROACH P=PHF BY APPROACH 239 -? 187 1449 413 154 -? Peak Hour 736 ? 07:20-08:20 Traffic.Smithy iL T= 5.6%.P=.911 11790 TEV=3035 Traffic Survey Service - EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD -? ? r I rL z ALL 07:00-07:05 0 14 3 2 37 4 3 4 11 91 95 7 7 4 5 4 1 4 8 174 190 07:05-07:10 07:10-07:15 1 0 10 10 4 7 1 0 44 69 0 9 128 14 6 4 6 253 07:15-07:20 0 17 4 1 56 4 5 10 18 102 101 16 7 5 6 2 5 2 7 219 230 07:20-07:25 0 0 14 17 5 5 4 5 58 51 8 17 126 17 7 7 0 260 07:25-07:30 07:30-07:35 0 15 4 5 45 2 15 122 17 3 8 4 240 07:35-07:40 0 12 9 4 54 10 4 15 10 93 140 18 17 10 8 6 7 1 5 232 287 07:40-07:45 07:45-07:50 0 0 9 29 6 4 4 4 77 47 11 18 124 15 7 4 7 270 07:50-07:55 0 10 11 2 49 11 7 13 19 114 146 13 10 10 8 4 16 7 4 244 292 07:55-08:00 0 0 12 13 4 0 5 3 61 46 8 16 151 9 5 5 4 260 08:00-08:05 08:05-08:10 1 15 9 1 50 2 14 101 2 10 4 10 7 219 264 08:10-08:15 0 11 4 3 60 7 11 9 19 13 127 104 11 18 4 2 7 3 6 237 08:15-08:20 0 0 14 10 6 7 5 9 5 53 6 18 89 10 10 7 6 225 08:20-08:25 08:25-08:30 0 13 10 6 56 9 14 121 9 8 7 8 7 261 244 08:30-08:35 0 13 10 5 3 60 63 5 15 13 19 115 73 9 6 2 8 5 6 0 198 08:35-08:40 08:40-08:45 0 1 4 12 1 1 7 68 8 15 135 8 3 2 12 8 272 216 08:45-08:50 0 5 4 3 2 68 68 11 6 13 11 83 106 9 6 4 8 8 6 6 221 08:50-08:55 08:55-09:00 0 0 1 5 1 1 4 64 11 17 78 14 3 5 3 205 Total Survey 3 285 120 88 1361 170 341 2665 269 146 8 133 76 132 67 5713 941 PHF °s Trucks 25 33 3 84 2 8 .8 3.3 .8 1 9 .92 12 76 4.1 94 5.9 88 5.9 74 2.6 . 9.6 3.8 6.1 . 7.1 Stopped Buses . 0 . 0 0 . 0 0 0 0 0 0 2 2 0 0 0 0 0 7 0 0 Peds 0 7 0 0 3 Hourly Totals 07:00-08:00 1 169 66 37 648 69 159 1382 158 79 68 55 2891 3017 07:15-08:15 1 174 163 65 74 41 51 654 655 83 90 184 184 1447 1432 152 149 83 85 75 78 58 69 3031 07:30-08:30 07:45-08:45 1 2 156 67 53 670 102 191 1400 120 77 70 78 7 2986 2822 08:00-09:00 2 116 54 51 713 101 182 1283 111 67 65 7 Robert KEECH ASSOCIATES INC, a CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD. PORTLAND OR 97229 (5031 641-6333 C9 i HWY 99W near McDonald Street /::?? zi: P" u McDonald St 4--Z?s 15-1 t r? X2'1 ? fro(" ?-so1 1 1 1 1 1 rte, L INTERSEQ&ON TU RN MOVEMENT COUNT SUMMJW REPORT McDO NAW STREET/GAARDE STREET AT HIGHWAY 99W T= 758 3.2% P=.939 • DATE OF COUNT: 05/26/94 N 11 O + 11399 DAY OF WEEK: Thu R 114 1504 14 0 TIME STARTED: 16:00 T TIME ENDED: 18: 00 H *-535 ?J L? .4-50 1 76 J X139 T= 2.5% T= 2.7% 127 -? .4-205 P=.931 13 15 P= 7 .888 TEV= TOTAL ENTRY VOLU ME A j T=%TRUCKS BY APPROACH 1 r", P=PHF BY APPROACH 216 -o. 216 118 4 1 29 396 -? Peak Hour 1674 • 17: 00-18:00 Traffic Smithy T= 4.7% P=.930 11529 TEV=4004 Traffic Surrey Service EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND OIOD ? 1 ?J ?? 4 1 r? ?- L FROM - T ? 3 j ALL 16:00-16:05 1 9 5 5 115 9 18 106 11 12 9 8 9 5 9 304 314 16:05-16:10 0 5 7 6 9 8 123 160 7 12 18 20 106 98 12 7 19 11 7 352 16:10-16:15 16:15-16:20 0 0 4 4 6 5 130 9 21 145 17 12 10 3 362 16:20-16:25 0 5 6 9 136 9 13 108 7 11 8 13 5 7 7 324 272 16:25-16:30 1 4 2 6 7 106 96 9 8 15 12 102 99 7 13 16 16 12 288 16:30-16:35 16:35-16:40 0 0 8 10 1 10 5 102 5 22 88 6 18 18 6 290 16:40-16:45 0 8 3 4 7 112 131 10 10 27 14 106 102 13 12 9 16 11 13 8 8 311 328 16:45-16:50 16:50-16:55 0 1 6 9 9 4 10 124 10 21 112 8 9 10 10 328 16:55-17:00 0 9 5 8 11 5 142 108 6 10 19 11 113 107 7 14 8 8 8 11 13 15 341 311 17:00-17:05 17:05-17:10 3 1 11 10 5 11 120 13 23 80 10 18 20 8 319 17:10-17:15 1 7 7 7 115 9 14 22 113 92 14 6 20 12 19 16 10 13 336 333 17:15-17:20 2 11 3 9 5 7 10 128 127 15 7 22 96 19 15 18 13 336 17:20-17:25 17:25-17:30 1 1 15 11 12 140 10 21 125 8 8 18 12 381 17:30-17:35 0 9 5 10 127 7 14 8 16 12 84 89 15 15 10 11 11 18, 12 13 313 328 17:35-17:40 17:40-17:45 2 1 9 19 4 5 10 10 13 125 9 21 85 7 13 23 14 332 17:45-17:50 1 6 4 10 123 16 20 99 2 5 6 15 14 21 14 13 6 333 325 17:50-17:55 0 0 13 14 6 7 11 11 118 136 14 15 21 13 10 112 10 13 16 10 357 17:55-18:00 Total Survey 16 208 140 200 2981 244 436 2469 249 77 304 79 337 83 234 87 7818 953 PHF 01 Trucks .65 18 8 .84 2.4 .76 .7 .89 .5 93 3.4 .78 2 83 1.8 95 5.1 5.6 . .7 3.6 4.3 . 3.7 Stopped Buses . 0 0 0 0 9 0 0 0 1 9 0 0 0 0 0 8 0 0 Peds 0 13 0 0 4 0 Hourly Totals 16:00-17:00 3 81 64 86 1477 104 220 1285 120 147 132 95 3814 16:15-17:15 7 10 91 107 66 77 87 96 1422 1445 108 113 212 228 1275 1233 128 130 153 157 154 178 107 128 3810 3902 16:30-17:30 16:45-17:45 13 118 77 110 1524 121 216 1198 135 148 185 141 3986 17:00-18:00 13 127 76 114 1504 140 216 1184 129 157 205 139 4004 1 0 0 e 1 1 s ? APPENDIX F I Traffic Growth t 1 1 1 1 1 1 1 1 1 APPENDIX F Traffic Growth The traffic growth was assumed at a 10% increase on the existing traffic flow on Highway 99W only. Due to the built-out nature of the surrounding areas, no growth was assumed on McDonald Street. This increase is used to provide a level of service comparison for the immediate future. m m = m m m = m = m m = m m m m = r Robert KEECH ASSOCIAT-S INC, !CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD, PORTLAND OR 97229 %31641-6333 HWY 99W near McDonald Street r?? Fri CSR. c? wT!-} ?Al PiFJk Alo v/, McDonald St o t m m m m m m m m m = r Robert KEECH ASSOCIA ES INC. CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD. PORTLAND OR 91229 1503 641-6333 ? 4-1 ?'? HWY 99W near McDonald Street ? TkA-G'GJc GRowrN t"?M PC7't r- N o.,eL- McDonald St m m X14 4-It r* 7? `? / r 0 11 d ? APPENDIX G ? Intersection Analysis ' APPENDIX G Intersection Analysis Traffic Projections: ' Estimated Existing - Estimated Existing traffic flow from field measurements conducted May, 1994. Existing + Site - Existing plus site generated traffic flow. Total Traffic - Existing and site plus traffic growth. Traffic growth is assumed at a 10% increase over existing traffic flow level for Highway 99W only. Due to the built-out nature of the surrounding area, no growth is assumed on ' McDonald Street. 1 1 1 1 1 1 1 SUMMARY OF CAPACITY ANALYSIS HIGHWAY 99W AT McDONALD STREET Intersection Existing LOS Existing + Site LOS Total Traffic LOS L 11 11 W/Store a/b/c W/O Store a/b/c W/Store a/b/c/d W/O Store a/b/c Highway 99W at McDonald Street (signal control) AM Peak Hour B C/C/C C/C/C C/C/C/C C/C/C PM Peak Hour E E/E/E E/E/E E-F/E-F/F/E E-F/E-F/F Driveway at McDonald Street (stop sign control)(1) AM Peak Hour -- A/A/A A/A/A A/A/A/NA A/A/A PM Peak Hour -- B/B/C B/B/C B/B/C/NA B/B/C Driveway at Highway 99W (stop sign control)(1) AM Peak Hour -- E/C/NA E/B/NA E/C/NA/NA E/C/NA PM Peak Hour -- F/B/NA F/B/NA F/B/NA/NA F/B/NA LOS = Level of Service (See Level of Service Criteria) NA = Not Applicable a = Alternative A (full access at Highway 99W driveway) b = Alternative B (limited access at Highway 99W driveway--no left turns from site onto Highway 99W) c = Alternative C (no access--no driveway--onto Highway 99W) d = Alternative D (limited access at Highway 99W driveway with right-turn lane on McDonald Street) (1) The level of service, for stop sign controlled intersections, is calculated for each stop or yielding movement. Generally, the side street left turn movement has the poorest LOS as illustrated in the Summary of Capacity Analysis. This LOS may be experienced by only a few vehicles (those making the left turn), whereas the average LOS of all vehicles entering the intersection would be much better. 1 ? t 4j 4r 4 19?- ? h1r? 1 Slte 0 `' a ? tk; 41- 4 G7 r` cr C' Existing W It- 79 4-141 4 1 7??- T) r? p c T. ic Growth xia ? Lz " tl? FF* 1 HW", 999W near McDonald 51reet Total Traffic ob r KE!-:,-.,,H ASSOCIATES INC, CONSULTING TRAFFIC ENNEER 11?? NW MURRAY BLVD., PORTLAND, OR 97229 1503164'1-6','5' ' E CTIO" - SIGNALi?ED i?\`TERS S -SIGCAP-- - VER (05.7A192) 8/ 2/1994 14:18:40 7 ? ? 7 ? y ?l J Y?i/1'1CL?1JLL GHt?T R H nN rG CT ES r I? 7 1 ( i L l .- t . 1 Ll , i7 .1 _ _ . 1T Ti-,,=Q l`C.L-"1 tea. _' T EXIS _L G COtD TTTl1 S 1994 _.-.?'\, ?. A'7 .. r m r. n 7T_ 0.:- : 1 J 1 C R Z'1! DAVE ?1 t -L J .? lj V _ P? TASE ' L !PHASE !PHA SE ! PHASE !PHASE 80 G= 68 Y= 12 1 1 I ! ! • .. 3. JY ,L Jy y y y y Y 1 L 1 1 1 :, y? ;I, 1 i L ' I 1 I I ! ! * SERVICE LEVEL B I 1 ! ! y SATURATION 64 0 + L J1 JJ. y Y 1 y y Jet. .1, y •k r SOT T? _\1Is ' r r E Z ?•j I , \T/)l'E i`I il .. i '.:T'T-}Ti-i ti 11 0 'EL ,f TII','?I qI ``-E' [ TD'l-,TJ ' -- 2 RT. 12.0 i.. 12.0 R.. 12.0 L T'.. 12.0 R-- 12.•0 RT. 12.0 ! T.. 12.0 L.. 12.0 ! S ! _.. 12.0 T.. 12.0 ;... 12.0 0 ! .0 T +.. '^.0 1 L ... 0 ... 0 , : . ;1'1 ` f ` , \i; , L _:. F-E7:T LOS . :...10` ! `1O _ V 1 ? 5 7 % E:' "T 5, 796 B A ?_...__DS) E; T,, T ' -C?` -.'_ASE WITH OVERLAP (C-3 -1 , SOUTH V T7 1? - -- ----EAST-- ! 177 .000 082 . .091 02)8 037 On? ' ; -'A.DLI ! 0O( -024 . : ; 0C, 0 ! ??? 20? 045 ! 1 049 t' , ' S %; `ti ,r-, 3 i V/C . TOTr._ `.: i :; --1 (1 ?11NI"il"1 075 _ 1_1.G v T T MF ! ` I T I A'"'?T (SECS) ',O?fE :).iC)ZAt_Tr 1 C; E % C ! T LOS APTR ' L 1. R ! L T R SOT 'T Q01-,TH 1 15.3 U _ .. NORTH ! i.5. r' 28 3 08.3 i. 5 20 0 ..: 8 i -T i .i8 E O7 '(>. 2n ! t 71^ a n, ., _.._, . _ ., .. , n I 1 _ ? .:.a ? ... _. , ._. _ .. .. ?. . . U _ _ ._. ,._, ... ..... J .., ... i -., .. v .i ., . . . 1 -- SIGN."kLIZED INTERSECTION ---SIGCAP--- VERS (05JAN92) 8/ 2/1994 14:39:26 ?','TE::SECTION: TIGARD,1-1 ':HWAY 99W,/`1cD N-ALD STREET `1rS: EXISTI-ING - SITE; FULL ACCESS W/ STORE,1994,AM .T^0 0y7 r. 500,000. :,N?ALYST: DAVE CRAM LE NAME: B21AMFja'I !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! C= 8r G= 64 Y= 16 r ' ! f ! I !: }: ?; .4 JL J• t 1 y i t J• J. •L 1 V J, W t :k W '.r'. y ! ! t t ? ! ! y ! ! SERVICE LEVEL C ' ! t ! ! * SATURATION 6996 ? y ? r t t ? i ' T-DPROACE LANE GEOMETRY ! ! SOUTH NORTH WEST q' LAN ' MOVE ;WIDTH MOVE ?IDr11,1 `1 - ID H MOVE \_?LT''. GR 1 ! ? 2 0 RT R.. 1 R.. 12.0 R1 . '.2. 0 ! ! . . T 12 r? T 2 0 2.0 L.. 1 T . .. J 0 12 n .0 : ... ' _ OV _,nc?.;r L c! w T?'D 'T' i' 1 .+nt;r ;',?? n r'-AJO ' ! '-- - -• t L 1\ Ti\m T `? ! T 1- : OLT 1 r -7 nn A 6 o i l!\ PEASE WIT `?`' " (,' EPL=: j , _ a . L ! 2 0 ! - - ! .A'S ;i'OVERLA (' ' ) i'• - 'LR P _ , _ , ! APPROACH C VALLES MOVIE S0L TH NORTH ! WEST EAST T R .179 .0(w) OOC 083 ! ?? 9`i2 U2c""• 001 - 037 R 000 --ADJ ! 0.:4 ! .000 .000 ' T : : 202 097 047 ! T i. l 1J J ( •(; .. 39 .054 :\ /C .iIl 5 V/C- 1 2 0 TA L `iBE R= ._,u'v M`' "'i C, ? -E APPR T. T .p 7T4 i 5 O':TTi -' S n a 26.6 25. ?73 239 0 ' SORT!, ! 8`; ^-.70 30 - _ ^ ?`, . S 36.11 9 .9 ,2.-7 27.r 1 ?c, 1 ' --SIGNALIZED Iii ERSE: 'i iC'; - - SIGCAP--- VERS (05JAN92 ) 81 2/199"1 14:50: i- INTERSECTION : TIGARD , H- GHW-'?Y 99- W/McDONALD STREET ?'CLU 1ES : TOTAL TRAFFIC; FULL ACCESS SST/ STORE, 199 A!"1 `1ETR0 SIZE: 500,000- AI-IN ALYST: DAVE CRA`1 FILE NAME: C21A^1F I PF__?SE !PH ASE ASE P.: HA 'S L PHASE . PHASE C- 8 4 . ! ! ! ! ! ! J- ,L 3• •L -L ,Y L Y •'v ? -t, ,L .L :1. 1 ,L .L W ,L J,Y L J• -L ' + ! , ! ! ! ! * SERV-1CE LEVEL C y ! ! ! ! ! ! SATURATION 72° ' . .. ? ! _ ( •?.• •?. ?. -.. ?- ? J' J.'`{' .L J. y .L .L J. 3. 3. J1.L .L iJ. ! APPROACH LANE GEO`•1ETRY ! ' l..t -, 1A.v '912Th MOVE T;-:'Drl!'1_I i ?: NORTH OVE I.I DrI. T i?' WEST LAST ! M0 l.iTDrt'p -MOV -IDT *- ?'F ,_ i?, ,k.Li7 W ID'. f 1. ! RT. _.2. R .. 12.0 -- - R.. 12.0 2 ! yur T T J ? 0 0 L. 12 T 12 ! L 12.0 T .. . . 12.0 : : L.- ! 0 0 4 ! .. 0 L .. 12.0 ... .0 ... .0 ! \. 7 ?. <' i `Af VE' i AT 1r?T ?-._r - ? v"-.?i L.\T h T.'T' ! T ' aUT^ 2) C' rat _ 877/ q6 (: is ?6c _ 12, r. 72". 0 6 8, Al 6' 1 •; 'rn'-n - ri 'iI - -? „? n ? n n ! • r \' ' C _ 'T-, T it -\ n LT, :n r, e ,? + -. - ,l ^ •-. I ?• -; ! ur ! ^/ 1'\ 1 1. L:LA. E T - M," EP LA t T7 . . ''\PPROACH V/C VAL-'ES ! H M.- NORT '7 r" r V, L 000 .000 .03 ! R r ! 10 1jJ ! /O0 028 124 .001 .037 ! C00 C00 y ` TT ! =? 224 ! .097 .047 T i I " C 1Gt' n r 7 V63 (l c . O7J9 _ ." c ' _. 075 T\ C= 7'` ^ -, \';C-. 349 -(\' %7/C=.-1 72 TOTAL AM 1 V/ - . 11, BER=.200 M L EG VOLU`1r '. ! TIME AVAIL (SECS) ! MOVE STORAGE EG ! AT LOS C APPR L T R L T R! SO ii 2882 9 SOUTH ! 15. 5 "pr1; ! .5 27 . 5 27 . 5 196 2`,° 0 ! ?.? "i.7 98 291 3C '. ?T Q nsT ! J. .9 .2.7. 6 6 1V5 0 4141 4 -t- .-3 Site 47 Traffic Growth L? ? 2 J 3° 74, 4 Exis ting tin g.?ito 41 7l V 1 ' Total Traffic HWY 99W near. McDonald Street Robe rt KEECH ASSOCIATES INC. CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD., PORTLAND, OR 97229 )503) 641-6333 ' --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 15:16:24 TNTERSECTIOI: TIGARD,HIGH WAY 99W/MCDONALD STREET VOLUMES: EXISTING + SITE; FULL ACCESS W/O STORE, 1994, AM METRO SIZE: 500,000-+- ANALYST: DAVE CRAM FILE NAME: B21AMFWO ' !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! C= 80 G= 64 Y= 16 I I I I I 1 I !;yy:k:k?c*:?::k*:t;tt:?:**:k:k**:`.t. *t I I I I I I i * * ' ! ! ! ! ! ! ! * SERVICE LEVEL C I ! ! ! ! ! ! * SATURATION 69% ! APPROACH LANE GEOMETRY ! SOUTH NORTH WES T EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE W IDTH MOVE .WIDTH ! 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12.0 ! 2 T 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! ! 121.0 L 17 /? -c . O ! ^ ! .0 L.. 12.0 ... .0 .0 '• EMFl .NT ^ VOLU MEES _VE SAT rod. ! `IOVEME\ - O;? APP: T R TOT ! L _ R ! L T So} T:- + ? 87 453 158 798, 6996 63 63% ! C B B + N0^ 8" 655 45 788 26 0 A C :. ! E. 7 17 .1 0, r EAST ! 86 79 62 2 ;7 54 0 62) 00, 62`? ! A B B ! APPR! IRKS: :X-W'•K!PEDS? NO ! PHAS ING '• -- ! ' S ! 5. 6 ! ! S "s ! N ! 11 . 1 ! N /S-T URN PHA SE WI TH OVERLAP (C-3) ! . W ! 3 20; ! W ! ! ! E/W-T URN PHA SE WI TH OVERLAP (C-3) ! , __ E ! 6.60! ! E ! ! ! ! ! APPROACH V/C VALUES ' MOVE ! SOUTH NORTI]. ----------- WEST ------- ----- EAST ------- T --- --------- R '. .179 --- .000 .000 .083 ! R ! .093 .028 .001 .037 ! ' R --ADJ! .000 .024 .000 .000 ! T ! .133 .202 .097 .047 ! .113 .056 .039 .053 ! ' '--S % '- '- -. F-W V /C=. 170- TOTAL AMBER=.20 0 MINIMUM V/C= . 075 ' ! ! 7-G V0LliME ! ! TIME AVAIL ( SECS) ! MOVE STO RAGE ' LEG AT LOS C! APPR ! L T R ! L T R SOUTH ! -1833 ! SOUTH 14 9 26.6 26.6 ! 178 239 0 ! t0RTl-i ° 16 2 ! . NORTH ' lu 9 26.6 36.4 ! 89 270 30 ! WE S': ! 659 ! `1Et3T ! 9-9 12 . 7 27.6 ! 65 163 1 ! 1 EAST ! 770 ! EASE' ' 9.9 12.7 12.7 ! 90 140 0 ' ,SIGN711TZED INTERSECTION' --- .?? ? SIG('--- VERS (05JAN92) 8/ 2/1994 15.19.52 'mom2 S"'T'TON T_GARD,HiG'_-? 'Y L.. .. ....... J_.t. -iiiA ?'OT:kL TRAFFIC MET! 'C' `.' I:ZE: SCG, v00 _ 99:x'/McDOJALT) STREET FL :T T _'-1CCESS W/O STORE, 1991, AM ANALYST: DAVE: CRAM FILE NA`;E: C21.AMIFL WO !PHASE !PHAS !PHASE !PHASE E !PHASE °.DgA SE ! C= 80 G= 64 Y= 16 - I I I I I I I J, L .L y i W y y -L -L •4 -L 4 ? -Y, •l- W i -Y -4 J- -L L 4 I I I I I y :li ' I I I I I I ! ! y SERVICE LEVEL C ! ! I ! * SATURATION 72% r' y • I I I ? ! . -- I .L ? i 1 L r •/,4 y y i 1 ;K Jy L ?; J, ? i J,? i J- ! APPROACH IN IF' GEOMETRY SOUTH NORTH A' I MOVE. WT1T I :"OVF '.-DTH [VEST EAST ?lOVF WIDTH ?i(l T T/1,TnTI ? 1 ' - i RT. ! T.. .0 12.0 12.0 RT. 13.0 0 T.. 12.0 L.. 13 . y n L 1 0 0 : OLi;';_-, y '.r'T,RATIO': !.)\' -M 0 17 .. L..t.__iT ?i _ I r .-. 57 .? o 'v is (2 0- w - -*-^1 •. n \- T I rj ?'i? ?'(? I L i;:? - 1 f. I I _ _ _ ..;.:, . `' - 1 PLIASE W 1 ; UV: RL:At' (C .2o'! :, _. ? 77 "R" PHA i T`PTJ nNiT F T '?P r r _ I ,- AP P°.C)':C -' C VALUES ' 1 `4O?'E 1T I "- \nT,Tt WEST ------EAST I ---- --- - -- - --- T R ! .197 - -- - ------ .000 -- - .000 .083 ! 1C'_ R 028 .001 .037 ' ! . R -ADJ' 000 021 .000 000 T ! 115 .22-? 097 047 _ ('S? L ! _36 .063 J-) 399 E /C=.172 j'ri`?':? - .?\:PjER=.20t`? M, TJ. ,?.:T ?" \i - ' L,F, v ?`OL.'`; E I'I :.VEIL' (SECS; \1C?:,L _,TC1R:IGE -- r? 1 AT `OQ I A?PP\ L T R 1 .\ I r Ic r ';7 c 27.ir 1'%r' `'S9 0 i; '7 17 1? Ll 7i Al N14 S 3 -? z 4- Site ?- 4- 7 ? 4J 4L? f5U G7 A-ItI Existing 1, Iv 4 i i I - L+ _ T.?a??ic Growth 7 1 ..4 4- 7 G 1,- -';?V 1 4 1 Total J i 1 -t Fil n1T-- Traf f is HWY 99w near McDonald Street Rob W rt - aw/ qq? / I- /Ylc,Dov,j--p 571t-rer KEi-;,-,,H ASSOCIATES INC, i??1 CCN ! 1LTING TRAFFIC E&NEER 6333 SF?V,/!A STA-riot W/ CDU!/E?J1FaJCE- Rl? ?22J N1'11_??URRAY BLVD., PORTLAND, OR 97229 (503) 641 --SIGNALIZED INTERSECTION ----SIGCAP--- VERS (05vAN92) 8/ 2/1994 1-4:53:38 INTERSECTION : TIGARD,HIGH WAY 99W/`icDONALD STREET VOLUMES: ENISTING = STTE, LIMITED ACCESS W/ STORE,1994,AM ' METRO SIZE: 500,000: A??ALYST: D WE CRAM FILE NAME: B21AMLWI !PHASE !PH ASE !PHASE !P HASE !PHASE !PHASE '. C-- 80 G= 64 Y= 16 I I I I I I I 3; ;t; f• y y -4 -L ? ,L L J- L J, L -4 ,F J- J- J, ;1? J.Y .1 1 I ! I I I I ?; ' I I I 1 I ! ! y, SERVICE LEVEL C I 1 I I ! ! ! * SATURATION 68•°ro I __ . - - -.. 1 - - - - - __ I - - - - - - I J• a- mil- .L 1 4 v L JW i ;Y 1 1 Y J, 1- •1? J? ;Y L J i \DPRO AC H :VANE GE0-'di 'l rt-.t_•t; ! TH NOP 72',"T T -A ?.. -2.0 ... .0 ... 0 .- i 1 :Oj? 797 80- 6, ". B ! 6 ! J J '"O J ' `C TL l' .t 1 "2' ": W 3 ! ! -- ! ! EN-'T URN P SE W1Tu OVER' _._ (C-3) . . . ! `- 6 1G, T7 I - - - ! ! 1 APPROACH V'C VALU11 w u T-T "I .... .- , 0 m ` q Fri l l - - - - - 1 -7 . -. - - - -. - 02 0 n1 ,,, ,.? T! l u ?•? 1 0r.r OOC V . CCU C 7 74 ? . .: r i, Rr r • ?.e .-: \ E S'IORAGE r r- _? - '1 APP'" - R I ? T R 1 ^O?'TH L\ 18^4 ' -) n ! 1V : , ' SO' -1 I i A g ., 19 I NO `, i\ rrH 1 .a r- 16_ ! 178 2 " 0 ! - a 1r ') I n n 7 !: n 'j n I 2f i )- .1 : V cJ . _ . . r 7 -- -7 0 17 1 1 V 1 V ' - SIGNALIZED INTERSECTION --SIGCAP-- VERS( 05JAA92) 8/ 2/1994 15:26: G ' IXTE' SECTION: T.'OI-LIMES : ,; nT.,<, yT z17 .i. .\L ...,L : TTG'\RD, HIGuWAY 99W/McDONALD TOTAL TRAFFIC; LIMTTED ACCES 500 000- , STREET S W STORE, r'. 1994 , AM DAVE CRA`, FII-E NAME': C21AMT:ItT ' ! ^ S I PH •"•- 'PHASE !PHASE !PHASE !PHASE ! C'= 8C G= 64 1'= 16 1 ! I ! . ; I J- •L 'L: .l, 1. L 1 .l- J1 J. W J. 1- :k :k :k 1 y * ;l, ,4 ?, J- 1 I I I ; I I ' SERVI CE LEVEL C ! ! I ! SATUR ' ATION 720 y I I _ -- 1 I - __ - __ I I I 1 ! : , t J: y y 1; y J, L J J• y i i L J?: :1: i y y :r y ?: 1 SOUTH NOR3'u !l;E_T EAST ! LANE ! "IOVE WIDTH ^10V? WIDTH MOVE t<I MOVE WIDTH I 2 RT. i2.G T.. 12.0 R.. 12.0 T.. 12.^ R.. '?.0 RT. 12.0 ! 112.0 ! L 3 ! 4 ! L.. 12.0 .0 .. 1?.? ?. L.. 121'.0 L.. __. ... .0 :: 0 ! ... .0 11 r ., r i ?. a? rn T I- C 1 7r t'- ,!l T ME T n _T O,J?J, :CV 1- O .,. r{: ??'._ ...:):. , `1OVE!\?_.?_.. L..)U i_ '71 0 G" _ c. F t, 'T"-:J r)l7 !_?.n 111. ?, . ;) . 77 WITH OVERLAP (C Inv SOL'T" NOR`I' ! ?:L'ST ?`.ST ! T. ! 19? 000 .000 .083 ! 1 1 a ^' a OC' n R 10? Lu.J 1 V J I ?? - AD-'T ! 000 02 .000 000 ' T , ^5 2''`' 097 .047 ! 1 l u G L 126 .05:> 0'9 .058 N--S V/C= • 31 E IV/C=. 1-72 TOTAL- AMBER=. 20' MINIMUM V/C= .075 ! LEC VOLUME ! TIME AVAI ( OFf-S i ! MOVE STORAGE 1 LEG ! AT LOS C ! APPR ! T R ! '_ T R ! nn,:mu 9 •89 ' S0?'TII . r_ 5 27 . .3 2f' 3 1-9 259 0 1' ' J 1J L' 1 11 nT,rr•• 1 ? 27 3 98 2921 0 : WEST ! 9. 21 11.9 n? : 6C` 1Gr i I I J ? 4--7t, Nl4 jt-k 4--3 4;- 1", hF? Sife J O 14,4 4 ?7 D ?L N p a G Traffic Growth 171--' Existing 4? 6-? -1 W E=xisting ; `-n itE 4144 1?p i Total Traffic HWY 99W near McDonald Street Robert _ 1 r KEECH ASSOCIATES INC. CONSULTING TRAFFIC ENGINEER :7 -- ? 1225 NW MURRAY BLVD, PORTLAND OR 97229 J503) 641-6333 ' SIGNALIZED INTERSECTION --SIGCAP-- VERS (05JAN92) 8/ 2/1994 15:23:19 LRf;EC ION T1T T, T : TIGARD,HIGHWAY ` 9TH?/McDONALD STREET -OL..TTM,T7Q: E?:ISTING - SITE LI'.T`1ED ACCESS W/O STORE, 1994, A"-i ' 1ET v SIZE. 500r 000-i rANA:,I'ST. D.,V E C R'1:"1 FILE N AME . 321A.MLWO !PHA.;. !PH ASE .rIH.;E AS_ ? HI SE H?1S._ C- 80 G= 64 i.= 1 I 1 1 I I I 1 W i, -L W W W W W W W -i- W ? W W W W W W W W W W I I I I I 1 ;r; ?: 1 I 1 ! ! y SERVICE LEVEL C 1 I I 1 ! " I ! SATURATION 690 W I . 1 t ! I ,. :t: ,Y L JJ3W W •? W y W y W J, L L ,L J; J. J; i ! ..P -ROACH LANE GEOMETRY ' ! SOUTH `:C?t IF WEST `Ac;r I LAVE NU\'E 4?'1:DI: ?... 1D'1H 'OVE i;.D"r; MOVE t'? 1 1 it T -12.0 i G- R.. 12. V i7.. .., V ?'fJ 41 -) 1 •t n r• •0 i 1 2 0 0 n 0 0 1 \?(11'_.. 1.(l ' I,"j1 ;;...i ? _1F c?p ^T' ETON, I t4/lC(r., L-\. _t- f\i,' I i. . .. '1 O •? _ ._ 1 c_ O ' 1 f, C .Lt1 0. 1 U : 1 C, -J ,' ?? ?; - C . 1 r •? 1 .' n oV r V 1 A5' J G'i) J . J `a J PHAS i t- r , i ?• 0 t - _ w`/4r_ 1, T y!-1 ?` !?I=mar T._Tu \?'i-._ - (?•-,.1) t1 'tt - 1-1 T7 ' t1' i_ 1' 1 T RN PH=' F- `'.TP 1OACii ViC 1 VALtiES • 11 T f-) ?T 9 17 nn0 `' 000 CS_? R 0- L?:7! .000 .028 n2 .10 4 .001 .037 :% n r. 0n0 vv T 1 .133 .201 097 .041.7 ' .. ! .113 C56 03` 055 ! 'T'OTAL AMBER- 200 1y 'I.1T ? t7r 5 1 LEC;. VOLi.\ E I L . F G 1 T LOS r n C T•:-T- • t 'l X 3 4 i v V . .. tcn^? ' h t (SECS) 0 1 V - n?G-7 ? S ) To m .: Air1 I n^A T `a T Sl?'_ _ T 4. ?6 .., _74 2 0 0 L. 17 --SIGNALIZED INTERSECTION - -SIGCAP-- VERS(05JA'\92) 8/ 2/1999 15:30: 9 INTERSECTION: TIGARD,HIGHTWA Y 996'/McDONALD STREET VOLU^iES : TOTAL TRAFFIC ; LIMITED ACCE SS W/O STORE , 1999 , AM ?IETRO, SIZE: 500,000-L ANALYST : DA IJE ""RA` ' FILL NA":E: C21AMLvt TJO ! PHASE '. PHASE H_. -PHA SE Pi.AS HA SE C= 80 1 1 ! ! 1 1 .1. 1 1 y L y L J' :. •t- i w w 1 w? L •L w w y . ?. w I I I ! I I ! is y SE2V ICE rEVFL r y L ! I , , r n T I. '-ON 720- 1 ! 1 I y 1 w y 1- L 1 J. :?, y y v i y L J' Y ?J- ;v J• ?• ?• : r -1 AC I . --l . P k- i - I r `T Ty. 1 T 47 ' i 1 J?i D S 1 . ' 0 = - -.- - (!` - r T T -- -- - - - ' 2 ! y 1 0 12.0 11). , G J T T. 12.0 ! L I 3 T :: 12 0 '- ... _ . L.. 12.0 ... .0 ... .0 ! R / ! r? "77 ,) u 'v 66 o ",_r "7 1 1"=Q 17-1 '0' 7 NO! WEST` I " !' 000 . 00 0 . .08-3 (( (( 1t ' I? :DJ! n?)n .029 OOO 000 ! . 222 . 0` '7 10 47 ?. T O -)3 II?? Van mac„ Z / ) \11 iTM?-1.? r 07 5 -:i '\r, C= T7 , -., j /C=. -"-i 2 ` TOTAL NM 172 - BER= 200 \ ! LE'C- VOT. +.F ! ! TIME AVAI?- (SECS? ! IvE STORAGE ! EG ! AT C),; C' ! APPR ! L T ?? T R ! SC;i'TH ! 1889 ! SOUTH '. 15.5 27. 3 2 7 . 3 ! 196 259 ' "iU!'"'iT ! 1 6 ! `NORTH 1 -15.5 27.3 36. ' ! 98 292 30 i ! ' -^T _ ,. 6 ! Ia'E'? _ '7 9.2 11. ` 7 .6?` 1 66 -7 r !7 A ST c! cl ®- (o g° 414 4- 3 Ni?? r / I- r a Site 4 7 71 --? ;? Existing 4 i T.Ic ,iN Growth 7? ®- 7? -t- .r / i lr T ,a 41 -14?- 4 lq?- -1 1- 6 7 -t +1 't F'? py -+ 1 y Total Traf f is 'Yert Hw± 99W near McDonald Street RQi?? E I Qq KH ASSOCIATS?C /'-x HaVrL -tj a A r?- r = 5 CCN` LILTING TRAFFIC ENNEER SCn vAW%A S 1225 !1' i MURRAY BLVD., PORTLAND! OR 97229 1503) 64i 6333 Tit?//?J W/ c?DAJLrctJlP4JCE• ?R? ---.---- -.--- _ - -------- ' --SIGNALIZED INTERSECTION - -SIGCAP-- VERS (05JAN92) 8/ 2/1994 15: 3:45 INTERSECTION: TIGARD,HIGHWA Y 99W/McDONALD STREET VOLUMES: EXISTING + SITE; NO ACCESS W/ STORE, 1994, AM METRO SIZE: 500,000+ ANALYST: DAVE CRAM FILE NAME: B21AMNWI !PHASE !PHASE !PHASE !PHA SE !PHASE !PHA SE ! C= 80 G= 64 Y= 16 I I I I I I 1 :k ! ! ! ! ! ! ! * SERVICE LEVEL C ! ! ! ! * SATURATION 6900- I 1 1 I I I I ?; ;q i APFRO- ii _.z- 1-:LO SOUTH NORTH WEST EAST ! ' I.:'1NE ! MOVE WIDTH MOVE T.^,IDTI \7!:' WIDTH MOVE WIDTH- ? 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 12.0 L.- 12.0 ! T. 3 ! L.. 12.0 T.. 12.0 : L. 12.0 .0 ! 4 ! .. .0 L.. 12.0 ... .0 ... .0 ! ' MOVEMENT VOLU MES MOV•ZE SATURATION ! MOVEMENT LOS ! T TOT L R ! L T R ' ' SOL"?F: 187 433 178 798 ! 69% 63% 63% ! C B B NORTH ! 98 651 45 791 ! 4796 69 % 26 96 ! A C A WEST ' 67 174 45" 69°- 0% ! A C ! ' EAST 92 79 84 255 ! 56 06 69 - 69% ! B C C APPR! TRKS! IX-WLK!PEDS? NO. ! PHASING ti 5 r^ , S . `" T ' PHASE WITH OVERLAP (C-3) W 0 ! W ! - - , 'EN-T PHASE WITH OVERT A° (C-3 URN - .. ! 6 . vi ! E -_ ! ! ! ! APPR'0ACH V/C. \7 T Ur-" NORTH 4 L T-- ----EAST-- ' ; 1' ! 179 - -- .000 - OrG .097 ! ! .104 .028 .001 .050 .' R ADJ! .000 .024 .000 .000 L ! .1.27 .201 .097 .047 '. L ! 113 .063 .0-'9 .056 ! ' N-S V/101= .314 E-W V/C=. 172 TOTAL AMBER=.200 MINIMUM V/C_=.075 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEC ! AT LOS C ! APPR ! L T R ! L: T R ! SOUTH ! 1841 ! SOUTH ! 14.9 26.5 26.5 ! 178 240 0 ! ' NORTH '. 1645 ! NORTH ! 14.9 26.5 36.3 ! 99 269 30 ! WEST ! 660 ! WEST ! 9.9 12.7 27.7 ! 65 163 i ! EAST ! 842 '. EAST ! 9.9 12.7 12.7 ! 95 163 0 ! i 0 1 --SIGNALIZED INTERSECTION --SIGCAP--- VERS (05JAN92) 8/ 2/1994 15:11: 4 INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: TOTAL TRAFFIC; NO ACCESS W/ STORE, 1994, AM ' METRO SIZE: 500,000+ ANALYST: DAVE CRA^1 FILE NAME: C21AMNWI ' !PHASE !PHASE '.PHASE !PHASE !PHASE !PHASE ! C== 80 G= 64 Y= 16 1 i ! ! * SERVICE LEVEL C y ! ! * SATURATION 72% ! CH LANE APPROA TRY '- GEO M E C SOUTH `` L ? EAST LANE ! `IOV? WIDTH ^10`1E I?IDIT! 1 MOVE WIDTH MOVE T-) r ! 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. i2.0 ! 1 2 ! T.. 12.0 T.- 12.0 T.. 12.0 L.. 12.0 3 ! L. 12.0 T. 12.0 L. 12.0 .0 ! 4 ! ... .0 L.. 12.0 ... .0 ... .0 ' M0VE%IEN`1, V0L1 MES ! MOVE SATURATION ! MOVEMENT LOS APPR ! L T R TOT L T R! L T 2 SOUTH =7? ?18 S '*/ 7 0 6 'G uC'o r- I. 1 2 f J I- :' 118% , % S! 0 7 . ?v: J - _ .. ._ _. ... r.A?T _ r_ r n or = y-o 92 79 C ? f . o B, C 7 2% , Ar - R ! IRKS! WL1"' !PEA NO ! ! rH vI?:C !\.//S-T URNT OVERLAP i W 3.2°961 E ! r.6%! ;• ' !E/W--T E ! URN PHASE WIT OVERLAP ;C--3 ! APPROACH V/C VALUES M OVE SOUTH NORTH WEST EAST ' ----------------- - T ------ ------------ ------------ R 1-97 "•OC --- .000 .097 '. R ! 116 .028 .001 .050 ! 1 R --ADj! .000 .02-1 _ .000 .000 ! T ! .139 .222 .097 .047 ! L ! .126 .069 .039 .056 ! 075 /C N-S V/C= .348 E-W V/C=.172 TOTAL AM =. BER=.200 MINIMUM V1 ! LEG Vol TTM E ! ! TIME AVAIL (SECS)'. MOVE STORAGE 1 LEG ! AT LOS C! APPR ' L T R! L T R SOUTH ! 1888 ! SOUTH ! 15.5 27.-_ 27.4 1 . 196 259 0 ' NORTH ' 1671 ! NIORTH ! 15.5 27.4 35.6 ! 108 2S3 3C WEST 63 ! [BEST ! 9.2 11.9 66 165 ! T-';\ J l ^_,' I f??11'• ! EAS11- ! 01. 2 1? .9 1-1.9 ! 96 i65 `/..? i • ? =`M1 Ir t. .t}, Yet S 3 } - ,F 7 rt \\\\\7?i?lrr'Iaa_???_////7777 ? I Exi_sti ng Si te 4-j 44 4;_ go 4Z ° 4- ZV ? A7 4 7V 7 ? __ 41t Existing ' 4 q Traffic Growth I '7Y Total Traffic HWY 99W near McDonald Street Robert .)4wj gqw A-7- MG'Po,04LD 6T/zzE7- KEECH ASSOCIA ES INC. A4 PC-, r- ffwz -?-'° 4c°r- 5$ CONSULTING TRAFFIC ENGINEER SM4-c-1225 NW MURRAY BLVD. PORTLAND OR 97229 1503) 641-6333 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 • --SIGh?ALIZED INTERSECTION ---SIGCAP---- VERS (05JAN92) 8/ 2/1994 15:36:24 INTERSECTION: TIGARD,HIGHWAY 99W/Mc,DONALD STREET VOLUMES: EXISTING SITE; NO ACCESS W/O STORE, 1994, AM METRO SIZE: 500,000_. ANALYST: DAVE CRAM FILE NAME: B21AMNWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! C= 80 G= 64 Y= 16 I I I 1 1 I 1 is a I I 1 1 ! ! !* SERVICE LEVEL C 1 ! ! ! ! ! ! * SATURATION 69% I 1 1 1 1 I 1 :l• y ! APPROACH LANE GEOMETRY '• ! SO UTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH --- MOVE WIDTH -------------- MOVE WIDTH ! ------------- - 1 ! ------ RT. ------ 12.0 ---------------- R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L:.. 12.0 T.. 12.0 L.. 12.0 ... .0 ! 4 ! .C L.. 12.0 ... .0 ... .0 ! 1 %10V E?T.ENT VOLUMES ! MOVE SATURATION; ! MOVEMENT ;-:OS ! APPR' '. T. T R TOT ! L T R ! L T R ! SOUTHH ! 187 °32 179 798 ! 69% 63 - 63 0 ! C B NORTH 1 98 655 45 798 ! 4796 6900-- 2,5 0 ! A C' A ! WEST 67 17? 1 242 1 45% 690- C b A C ... EAST '. 90 79 82 251 ! 56% 68% , 68% '. B C C ! APPR! TRKS! 1-----1 !X- 1-- WLK!PEDS? NO! ! ---1----------I ----- PHASING ----------------- -------------- ---- S S ! 5.6%! ! S 1. -- ! ! ! N !11.196I. ! N ! -- ! !N/S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2°6! ! W ! -- ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E '. -- ! ! ! APPROACH V/C VALUES MOVE ! 1 SOUTH NORTH -- ----- WEST ----- EAST -------------- ! 1 ------- TR ! -------- .179 -------- .000 .000 .095 ! R ! .105 .028 .001 .048 ! R. -ADJ! .000 .024 .000 .000 ! T ! .127 .202 .097 .047 ! L ! .113 .063 .039 .055 ! N-S V/ C=.315 E-W V/C= .172 TOT AL AMBER=. 200 MINIMUM V/:C=-.075 ! LEG VOL UME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! ------ 1-------- ----! ------ 1- ---- ------ ------- 1--=--- --------- ! SOUTH ! 1838 ! SOUTH ! 14.9 26.6 26.6 ! 178 239 0 ! NORTH ! 1643 ! NORTH ! 14.9 26.6 36.4 ! 99 270 30 ! WEST ! 659 ! WEST ! 9.9 12.7 27.6 ! 65 163 11 EAST ! 836 ! EAST '. 9.9 12.7 12.7 ! 94 160 0 ! --SIGNALIZED INTERSECTI ON --SIGCAP-- VERS( 05JAN92) 8/ 2/1994 15:39:44 INTERSECTION : TIGARD,HI GHWAY 99W/McDONAL•D STREET ' VOLUMES: TOTAL TRAFFIC; NO ACCESS W/O STORE, 1994, AM METRO SIZE: 500,000= ANALYST: D AVE CRAM ' FILE NAME: C2IAMNWO !PHASE !PH ASE !PHASE !PHASE !PHASE !PHAS E ! C= 80 G= 64 Y= 16 I t 1 1 I I I !: * 1 1 I 1 ! ! !* SERVICE LEVEL C I ! ! ! ! ! ! * SATURATION 72% I ------ I -- ---- I ------ I ------ i ------ I ---- -- I is * * * * is t. * * * *'* * * * * * * * * * * is ?C APPROACH LANE GEOMETRY 1• ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! ---t-- 1- -! ----------- RT. 12.0 ------------------- R.. 12.0 -------------- R.. 12.0 -------------I RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ! 4 ! .0 L. 12.0 .0 .0 ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS ! ' APPR' ! L T R TOT ! L T R 1 L T ---R - ! SOUTH ! 207 472 199 878 ! 72% 66°6 6696 ! C 8 3 NORTH ! 108 725 45 878 ! 49% 72% 266 ! A C A ! ' WEST ! 67 174 242 ! 47°6 72°6 0% ! A C • • EAST 1 90 79 02 251 ! 58% 710 710 ': B C C I APPR! IRKS! !Y-WLK!PEDS? NO! ! PHASING i i I I _ I I ---------------------- S ! 5.6%! ! S ! -- ' N !11.1%! ! N ! __ ! !N/S- TURN PHASE WITH OVERLAP (C-3)! AP (C-3)! W ! 3.2%! ! W ! ! !E/W- TURN PHASE WITH OVERL E ! 6.696! ! E ! -- ! ! ! APPROACH V/C VALUES MOVE ! SOUTH NORTH WEST EAST ! I ' --- TR ---- I - ! =------- .197 ---------a-- .000 ---------- .000 ---------- .095 ! R ! .117 .028 .001 .048 ! R. -ADJ! .000 .024 .000 .000 ! T ! .138 .224 .097 .047 ! ' L ! .126 .069 .039 .055 ! N-S V/C=.349 E-W V/C=.172 TOTAL AMBER=.200 MINIMUM V/C=.075 ! LEG VOLUME ! LEG ! AT LOS C ! ------------ SOUTH ! 1884 ! NORTH ! 1668 ! WEST ! 638 ! EAST ! 814 ! ! TIME AVAIL (SECS)! MOVE STORAGE ! APPR ! L T R! L T R! ------ I---=-- ------------I------ ------.-_I SOUTH ! 15.5 27.5 27.5 ! 196 258 0 ! NORTH ! 15.5 27.5 36.7 ! 108 294 30 ! WEST ! 9.2 11.9 27.3 66 165 1 ! EAST ! 9.2 11.9 11.9 ! 94 162 0 ! HWY- 99W near McDonald Street Rob art H w V 91 k) 4r MecDov&iz 57-1tFET- KEECH ASSOCIATES INC.. Pm gar. -F-too« #ccr-ss CCN15/l1LTING TRAFFIC. -ENINEER Sf?av?c& Srr-rioa w _?wyF t?-Mgt ? 1225 NIIN MURRAY BLVD., PORTLAND, OR 97229 16031641-6333 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 14:19: 1 INTERSECTION : TIGARD,HIGHWAY 99W/McDONALD STREET ' VOLUMES: EXISTING CONDITIONS, 1994, PM METRO SIZE: 500,000+ ANALYST: DAVE CRAM ' FILE NAME: A21PM 104 Y= 16 !PHASE !PH ASE !PHASE !PHASE !PHASE !PHASE ! C= 120 G= ! ! ! ! ! ! ! y SERVI CE LEVEL E ! ! ! ! ! * SATURATION 92% APPROACH LANE GEOMETRY '• '. SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH `COVE WIDTH '. RT 12.0 R 12.0 R 12.0 RT. 12.0 ! 2 ! T._ 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! r. i2.0 T.. 12.0 12.0 ... .0 ! ' 4 ! :: .0 L 12.0 ::: .0 .0 ! ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS ' APPR ! r, R TOT ! L T -R --! --T -------------! SOUTH ! 216 1184 129 1529 ! 92% 820 820 ! E D D ! NORTH ! 140 1504 114 1758 ! 64°6 9200- 24-00- '. B E A ' WEST ! 76 127 13 216 ! 820 500-0- 17% ! D A A ! EAST ! 157 205 139 501 ! 92°s 9296 9296 ! E F E ! ' APPR! IRKS! !X-WLK!PEDS? NO! ! ---PHASING ---------? '-----_---- S ! 4.7961 ! S ! -- N ! 3.2%! ! N ! ! !N/S-TURN PHASE WITH OVERLAP (C-3)! ' W ! 2.5%! ! W __ ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 2.7%! ! E ! - - ! ! ! t ! APPROACH V/C VALUES `• MOVE ! SOUTH NORTH WEST EAST ! ' ' ---- TR ---' ! --------- .365 -------------- .000.j ------- .000 ------------- .191 ! R ! .072 .063 .007 .077 ! R. - ADJ! .000 .059 .006 .000 ! T ! .329 .418 .071 .114 ! ' L ! .124 .080 .044 .090 ! N-S V/C=.54 2 E-W V/C=.241 TOTAL AMBER=.1 33 MINIMUM V/C=.050 !i LEG VOLUME ! ! TIME AVAIL. (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L ? T R ! L T R ! ------ ! ---- ---- ---- ! ------ ------------ ------ !---------------! SOUTH ! 26.46 ! SOUTH ! 16.5 55.5 55.5 ! 311 588 0 ! NORTH ! 2608 ! NORTH ! 16.5 55.5 62.1 ! 201 674 92 ! WEST ! 620 ! WEST ! 6.6 20.0 36.5 ! 120 176 15 ! EAST ! 742 ! EAST ! 12.0 25.4 25.4 ! 236 452 0 ! L, • --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 14:43:10 INTERSECTION: TIGARD,HIGHWAY 99W/MCDONALD STREET VOLUMES: EXISTING + SITE; FULL ACCESS W/ STORE, 1994, PM METRO SIZE: 500,000+ ANALYST: DAVE CRAM FILE NAME: B21PMFWI !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! ! C= 120 G=108 Y= 12 y SERVICE LEVEL E * SATURATION 95% APPROACH LANE GEOMETRY '• ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH '. t --- -- - - ------------------ ----------- ---- ------------ ----------- -----! ! 1 RT. i2.0 R.. 12.0 R.. 12.0 RT. 1 2.0 ! 2 ! T_. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 12 0 12 0 T 0 12 L 0 ' 4! : 0 : :: L 12.0 : :: 0 ::: : 0! ! MOVEMENT VOLU MES '. MOVE SATURATION ! MOVEMENT LOS ! ' APPR '• ? L ''' R TO'T' ? L -- T R ------- ---- ! L T ---------- R ! ----- ------ SOUTH ! ----- --------- 216 1189 134 --.-- --- 1539 ! -- 95% 816 81% ! E D D ! WORTH ! 140 1504 114 1758 ! 6896 95% 22% ! C E. A '. ' WEST ! 76 131 13 220 ! 84% 5096 13% ! D A A ! EAST ! 167 209 139 515 ! 95% 9596. 9516 '. E E E ! ' APPR! TRKS! ? !X-WLK!PEDS? ----- ! ------ NO! ! ----- ? - ---- PHASING ------------------------ ----- ---- ----- S ! 5.6%! ! S ! -- ! ! ! ' N !11.11t! ! N ! - ! !N /S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2%! _ ! W ! - ! !E /W-T URN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- '. ! ! ! APPROACH V/C VALUES MOVE ! SOUTH NORTH WEST EAST ! ? ' ------- !-=------- TR ! .388 ---------- .000 _ ---- ------------ .000 ------- .206 ! R ! .079 .071 .007 .082 ! R -ADJ! .000 .067 .006 .000 ! ' T ! .349 .464 .073., .124 ! L ! .131 .090 644 .102 ! N-S V/C=.595 E-W V/C=.256 ! - LEG VOLUME ! LEG, --- ! AT LOS C ! --- --------- --- SOUTH - ! 2574 ! NORTH ! 2526 ! WEST ! 607 ! EAST ! 735 ! TOTAL AMBER=:100 MINIMUM V/C=,.050 TIME AVAIL (SECS)! MOVE STORAGE ! APPR ! L- T R ! L T R! ------ ------ ------ ------- l-------- -------? SOUTH ! 16.6 58.9 58.9 !STORAGE LENGTHS! NORTH ! 16.6 58.9 65.2 !NOT RELIABLE AT! WEST ! 6.3 19.5 36.1 !THIS LEVEL OF ! EAST ! 13.0 26.1 26.1 !SERVICE ! --SIGN?'1LIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 14:47:22 INTERSECTION: TIGARD,HIGHWAY 99W/McDONAL•D STREET VOLUMES: TOTAL TRAFFIC; FULL ACCESS W/ STORE, 1994,PM METRO SIZE: 500,000 ANALYST: DAVE CRAM FILE NAME: C21PMFWI !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! I 1 1 ! 1 1 t 1 1 I I t 1 1 ! ! ! ! ! ! ! ! ! ! ! ! ! ! C= 120 G=108 Y= 12 * y` * SERVICE LEVEL E-F * SATURATION 101% * * ! APPROACH LANE GEOMETRY ! ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH `'LOVE WIDTH MOVE WIDTH ! -- - -- + ------- ---- --- --- ----------- -- -------------- ----------------- 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ! 4 ! --• .0 L.. 12.0 ... .0 ... .0 ! ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS ! APPR ' ! 1 L T R TOT ! + L T ---- R ! ------- + L ----- T ----- R ! ----- ------ - SOUTH ! ------ 236 ------- 1309 ------ 144 ------ 1689 ! ------ --- 101% -- 86% 86-°6 ! E-F D D ! NORTH ! 150 1654 124 1928 ! 71% 1016 23% ! C E-F A ! ' WEST ! 76 131 13 220 ! 89% 53% 14% ! D-E A A ! EAST ! 167 209 139 515 ! 10196 10196 1011! E-F E-F E-F ! APPR! TRKS! !X-WLK!PEDS? NO! ! PHASING S ! 5.6%! ! S ! -- ! ! '• ' N !11.196! ! N ! ! !N/S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2%! ! W __ ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! ! APPROACH V/C VALUES MOVE ! SOUTH NORT H WEST EAST ! t ' ---- TR ---1 ! --------- .426 -------- .000 ------------ a .000 ------------- .206 ! R ! .084 .077 .007. .082 ! R- -ADJ! .000 .073 .006 .000 ! ' T ! .384 .511 .073 .124 ! L ! .143 .096 .044 .102 ! N-S V/C=.654 E-W V/C=.256 TOTAL AMBER=.1 00 MINIMUM V/C=.050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! ------!-=-- ---- ----! ------ ! ------------ ------ !--------------- ! SOUTH ! 2633 ! SOUTH ! 17.0 60.6 60.6 !STORAGE LENGTHS! NORTH ! 2580 ! NORTH ! 17.0 60.6 66.5 !NOT RELIABLE AT! WEST ! 590 ! WEST ! 5.9 18.3 35.2 !THIS LEVEL OF ! ' EAST ! 703 ! EAST ! 12.1 24.5 24.5 !SERVICE ! 4141 4 N Site 1 I? a T?afric I 11 ? o 0 Growth existing ?::.?: o A 139 X44 o 1314 ?3 i ? ?xistjnq r t' ? 1?9 0 13 Total t F-P y c- M o z M Traf f is HWY 99W near McDonald Street fob art _ NWY99w ???oURyd sT2??7- KEEIH' ASSOCIATES INC?Pm P4,t -t~dv- ru?? kcc s CONS)LILTING- TRAFFIC ENGINEER SEisy e-t, Sr?i6A.) w/a Cfl?r ,??ra?c Sm Lp 1225 NW MURRAY BLVD.;' PORTLAND, OR 97229 (5031641-6333 1 • . 0 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: EXISTING + SITE; FULL ACCESS W/O STORE, METRO SIZE: 500,000+ ANALYST: FILE NAME: B21PMFWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! 1 1 1 I 1 1 1 1 I I I I ! ! ! ! ! ! I ! ! 1 1 t 8/ 2/1994 15:17:55 1994, PM DAVE CRAM C= 120 G=108 Y= 12 y SERVICE LEVEL E * SATURATION 950 ! APPROACH LANE GEOMETRY '. ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! - ------ -------- ----------------- ------------- -------------- I ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ! 4 ... .0 L.. 12.0 ... .0 ... .0 ! ! MOVEMENT VOLUM ES ! MOVE SATURATION ! MOVEMENT LOS ! ' APPR' ! 1 L T R TOT ! 1 L T ----- R ! --1 L ------- T ------ R ! ----i ------ SOUTH ! ------- 216 ------ 1189 ------ 133 ------ - 1538 ! ------ 95% 8196 81% ! E D D ! NORTH ! 140 1504 114 1758 ! 68% 9596 22% '. C E A ! ' [VEST ! 76 131 13 220 ! 840 5096 13% ! D A A ! EAST ! 166 209 139 514 ! 9596 9596 950 ! E E E ! 11 APPR! TRKS! 1 ----i !X-WL•K!PEDS? I-----1------ NO! ! ----I ----- PHASING ! ------------------------------ -- ---- S ! 5.696! ! S ! -- ! ! ! N !11.1%! ! N ! -- ! !N/S- TURN PHASE WITH OVERLAP (C-3)1• W I. 3.296! ! W ! -- ! !E/W- TURN PHASE WITH OVERLAP (C-3)! E 1 6.60! ! E ! -- ! ! APPROACH V/C VALUES MOVE ! I SOUTH NORTH ----- WEST ---------- EAST ! ----------I --- TR ---- ! --------- .388 -------- .000 .000 .206 ! R ! .078 .071 .007 .082 ! R- -ADJ! .000 .067 .006 .000 ! T ! .349 .464 .073 .124 ! L ! .131 .090 .044 .102 ! N-S V/C=.595 E-W V/C=. 256 TOTAL AMBER=.100 MINIMUM V/C=.050 ! LEG VOLUME ! LEG ! AT LOS C ! ---------- SOUTH -- ! 2573 ! NORTH- j 2526 ! WEST ! 607 ! EAST` ! 734 ! TIME AVAIL APPR ! L T SOUTH ! 16.6 58.9 NORTH ! 16.6 58.9 WEST ! 6.3 19.6 EAST ! 12.9 26.1 (SECS R 58.9 65.2 36.2 26.1 ! MOVE STORAGE ! ! L T R ! -------------- !STORAGE LENGTHS! !NOT RELIABLE AT! !THIS LEVEL OF ! !SERVICE ! 1 • 0 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 15:21:16 INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: TOTAL TRAFFIC; FULL ACCESS W/O STORE, 1994, PM METRO SIZE: 500,000+ ANALYST: DAVE CRAM FILE NAME: C21PMFWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! C= 120 G=108 Y= 12 i * y SERVICE LEVEL E-F * SATURATION 101% ' APPROACH LANE GEOMETRY ! ! SOUTH NORTH WEST EAST ! LATE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! ----- -- ----------------- -------------- ------------ ---------------- 1 ! P.T. 12.0 R_. 12.0 R.. 12.0 RT. 12.0 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ! ' 4 ! .0 L. 12.0 .0 .0 ! ! MOVEMENT VOLU MES '. MOVE SATURATION ! MOVEMENT LOS ! ' APPR ' ! L T R TOT L --- 'T' R ---±-------- ! L T R ! ------------------ ------- SOUTH ! ---------------- - 236 1309 143 ------- --- --- 1688 ! 101% 86-°s 86% ! E-F D D ! NORTH ! 150 1654 124 1928 ! 7196 10196 23% ! C E-F A ! ' WEST ! 76 131 13 220 ! 89% 5396 14% ! D-E A A ! EAST ! 166 209 139 514 ! 101% 101% 101% ! E-F E-F E-F ! ' APPR! TRKS! --- ! ----- ! !X-WLK!PEDS? !----- ! ------ NO! ! ---- - PHASING ---------------------------- - S ! 5.6%! ! S ! -- ! ! '• 1 N !11.1%! N !N/S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2%! ! W ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! '• APPROACH V/C VALUES ! M OVE ! SOUTH NORTH WEST EAST ! ? ' - T ------ --------- R ! .426 --------------- .000 6 ------------ .000 ------- .206 ! R ! .084 .077 .007 .082 ! R . -ADJ! .000 .073 .006 .000 ! ' .T ! .384 .511 .073 .124 ! L ! .143 .096 .044 .102 ! N-S V/C= .654 E-W V/C=. 256 TOTAL AMBER=.100 MINIMUM V/C=.050 !, LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! ------!- -----------! ------ !---- -------------- !---------------? SOUTH ! 2631 ! SOUTH ! 17.0 60.6 60.6 !STORAGE LENGTHS! NORTH ! 2580 ! NORTH ! 17.0 60.6 66.5 !NOT RELIABLE AT! WEST ! 590 ! WEST ! 5.9 18.3 35.3 !THIS LEVEL OF ! ' EAST ! 701 ! EAST ! 12.1 24.5 24.5 !SERVICE ! ?y Z Site Q G° (3 414 4 a 41 4- N \ ,Tf^ic Growth mo . ? I Fk: %Z7 13 Exiating . 39 !3/-- s M r 13 - rA s ?-- 2 0 4141 1'y 13 rA fa ? Tota-l Traffic HWY' 99W near McDonald Street R.ob art. ?w,fg9w ?r??c?o?&..4 :5TItfe7- KE-vH ASSOCIATES INC.'Pm rmpc, llvvrL - 1-iM)7EO 4&ress CONSULTING TRAFFIC ENG1INEER 9 _??o,?v?4,it c,?v,?1225 N'id_MURRAY BLVD., PORTLAND, OR 9722 )503) 641.6333 1 1 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 14:55:12 INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: EXISTING 1 SITE; LIMITED ACCESS W/ STORE, 1994,PM METRO SIZE: 500,0001 ANALYST: DAVE CRAM FILE NAME: B21PMLWI !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! C= 120 G=108 Y= 12 1 i •,F i i •4 * i i * ? i .Y 1 ..• •L -Y i J. L * Ji JSERVICE LEVEL E SATURATION 95% * APPROACH LANE GEOMETRY '• ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH ---- MOVE WIDTH ------------- MOVE WIDTH ! -------------- ----- - I ! -------------- RT. 12.0 -------------- R.. 12.0 R._ 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 '• 4 ! ... .0 L.. 12.0 ... .0 ... .0 ! ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS ! APPR' ! L T R TOT ! L ---- T ------ R ! L T ------ - --- ----- - R ! ----- --- --- ------------- - - - -- SOUTH ! 216 1189 134 ----- - 1539 --- 95% 81% 810- ! E D D ! NORTH ! 140 1492 114 1746 ! 6896 9500- 2296 ! C E A ' WEST ! 76 131 13 220 ! 8496 52% 1496 ! D A A `• EAST ! 179 209 139 527 '. 950- 95% 950 ! E E E APPR! TRKS! !X-WLK!PEDS? -- ! ! ----- ! ------- ! NO! ---- ! ---=- ------- PHASING ------------ -- ------ - -- --- --- ---- S ! 5.6%! ! S ! -- ! '• ! ' N !11.1%! ! N ! ! !N/S-T URN PHASE WITH OVERLAP (C-3)! __ W ! 3.2%! ! W ! ! !E/W-T URN PHASE WITH OVERLAP (C-3)! E ! 6.6%! , E ! APPROACH V/C VALUES '• MOVE ! SOUTH NORTH WEST EAST ! ? ' ------- !--------- TR ! .388 -------- .000 --=--- ------ .000 ------------- ..206 ! R ! .079 .071 .007 .082 ! R. -ADJ! .000 .067 .006 .000 ! ' T ! .349 .461 .073 .124 ! L ! .131 .090 .044 .110 ! N-S V/C=.592 E-W V/C=.256 TOTAL AMBER=.1 00 MINIMUM V/C= .050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! 1 ------ ! ------------ ? ------ ! ------ ------ ------ I ---------- -----! SOUTH ! 25.85 ! SOUTH ! 16.7 58.7 58.7 !STORAGE LENGTHS! NORTH ! 2527 ! NORTH ! 16.7 58.7 65.0 !NOT RELIABLE AT! WEST ! 608 ! WEST ! 6.4 18.6 35.3 !THIS LEVEL OF ! ' EAST ! 748 ! EAST ! 14.0 26.3 26.3 !SERVICE ! I I 1 J 1 • • ----SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: TOTAL TRAFFIC; LIMITED ACCESS W/ STORE, METRO SIZE: 500,000_ ANALYST: FILE NAME: C21PMLWI !PRASE '.PHASE !PHASE '.PHASE !PHASE '.PHASE ! ! ! ! ! ! ! I 1 1 S I 1 1 1 I I I 1 I I ! ! ! ! ! ! ! 8/ 2/1994 15: 1: 8 1994, PM DAVE CRAM C= 120 G=108 Y= 12 ;t * SERVICE LEVEL E-F * SATURATION 101% APPROACH LANE GEOMETRY '• ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! ------1- 1 ! ---------------- RT. 12.0 -------------- R.. 12.0 ------------ R.. 12.0 ---------------- RT. 12.0 .2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ". 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ' ^ ! .0 L_ 12.0 .0 0 , ! MOVEMENT VOLU MES '. MOVE SATURATION ! MOVEMENT LOS ! A-!) R' ! L T R TOT ! L T R ! L T R ! SOUTH ! 236 1309 144 1689 ! 101° 86100- 86*- ! E-F D D `NORTH ! 150 1642 124 1916 ! 71 0 101% 23 e ! C E---F A ' r;EST ! 76 131 13 220 '. 8996 55% 1496 ! D-E A A '. EAST '. 179 209 139 527 ! 101% 10196. 101-°a '. E-F E-F E--F ! APPR! TRKS! +-----1 !Y-WLK!PEDS? I-----1------ NO! ! ----1 ------- PHASING ----------------------------- --- S ! 5.6°6 ! ! S ! -- ! ! ! ' N !11.1%! ! N ! ! !N/S-T URN PHASE WITH OVERLAP (C-3)! W ! 3.2%! __ ! W ! ! !E/W-T URN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! ! APPROACH V/C VALUES M OVE ! SOUTH NORTH WEST EAST ! + 1 - T ------I---=----- R ! .426 ---------s---- .000 ------------ .000 ------- .206 ! R ! .084 .077 .007 .082 ! R -ADJ! .000 .073 .006 .000 ! ' T ! .384 .507 .073 .124 ! L ! .143 .096 .044 .110 ! N-S V/C= .650 E-W V/C=. 256 TOTAL AM BER=.100 MINIMUM V/C=.050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L T R ! L T R ! ------'1- -----------! ------!------ ----------- -1----------------1 SOUTH ! 2645 ! SOUTH ! 17.1 60.4 60.4 !STORAGE LENGTHS! NORTH ! 2583 ! NORTH ! 17.1 60:4 66.4 !NOT RELIABLE AT! WEST ! 592 ! 'WEST ! 6.0 17.4 34.5 !THIS LEVEL OF ! ' EAST ! 714 ! EAST ! 13.1 24.6 24.6 !SERVICE ! • • --SIGNALIZED INTERSECTION --SIGCAP--.VERS(05JAN92) 8/ 2/1994 15:48.44 INTERSECTION: TIGARD,HIGHWAY 99W/MCDONALD STREET JWJ" MIT1647-70uS)* VOLUMES: TOTAL TRAFFIC; LIMITED ACCESS W/ STORE, 1994,PM METRO SIZE: 500,000-F ANALYST: DAVE CRAM FILE NAME: TT-PM.MIT !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! C= 120 G=108 Y= 12 Z * SERVICE LEVEL E * SATURATION 93% * * * * * * * * * * * * * * * * * t * * * * * * I APPROACH LANE GEOMETRY ! ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOV E WIDTH ! -----i ------- ---- .-- --------------- ----- ------------ ------ --------- 1 RT. 12.0 R.. 12.0 R.. 12.0 )CR.. 12.0 2 ! T.. 12.0 T.. 12.0 T.. 12.0 T.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 L.. 12.0 ! ' 4 ! .0 L. 12.0 .0 .0 '• ! MOVEMENT VOLUMES '. MOVE SATURATION ! MOVE MENT LOS ! ' APPR' ! L T R TOT ! L - T R ! ------------ L ------- T R ! --------- ------ ! SOUTH ! ------ 236 ------ 1309 ------------ -- 144 1689 ! --- 93% 80% 80% ! E D D ! NORTH ! 150 1642 124 1916 ! 66% 9396 22% ! B E A ! ' WEST ! 76 131 13 220 ! 83% 93% 17% ! D E A ! EAST ! 179 209 139 527 ! 9396 - 88% 54% 1 E D--E A ! ' APPR! TRKS! ,1--WLK!PEDS? NO! ! - -PHASING S ! 5.6%! ! S ! - - ! ' N !11.196! ! N ! ! !N/S-TURN PHASE WITH OVER LAP (C-3)! W ! 3.2%! ! W __ ! ! !E/W-TURN PHASE WITH OVER LAP (C-3)! E ! 6.6%! ! E ! - - ! ! ! APPROACH V/C VALUES ! MOVE ! SOUTH NORTH WEST EAST ! ? f ---- TR ---! ! --------- .426 -------- .000 --- --- ------ .000 ------------- .000 ! R ! .084 .077 .007 .082 ! R- - ADJ! .000 .072 .006 .069 ! ' T ! .384 .507 .073 .124 ! L ! .143 .096 .044 .110 ! N-S V/C=.65 0 E-W V/C=.183 TOTAL AMBER=.1 00 MINIMUM V/C= .050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L• T R ! L T R ! ------!---- ---- ----! ------! ---=- ------- ------ ------ ---- ---- SOUTH ! 2879 ! SOUTH ! 18.6 65.7 65.7 ! 351 578 0 ! NORTH ! 2811 ! NORTH ! 18.6 65.7 72.2 ! 235 687 921! WEST ! 645 ! WEST ! 6.5 9.4 28.0 !'120 201 17 ! ' EAST ! 779 ! EAST ! 14.2 17.2 35.8 ! 281 318 173 ! N14 %zz- cJlt2 a lT S Exis ing ? 1*) O a 1 --o 9 177 A o t,, a 13-1 ' r _ ` -- - q7 ?X(Sfil.^ J= 1771 Traffic Growth .74 ? ?.A? ?+ W. ?? HWY 991 near McDonald Street R o b E) rt - N W Y 99 w, rh ao?, ?r Ld sTti4?7- K E E? H ASSOCIATES' I N-C, PM P ?fi,- 140r urn -, C r rh ?r?o /? cuss ?.11LTING' TRAFFIC EN I-NEER CON? 1 s '; sEriv?c, r S'rlrr., &..) w/a .9 5225 NW HURRAY BLVD , PORTLAND , OR 97229 (5031641-635,/ Total Traffic 1 1 1 1 --SIGNALIZED INTERSECTION ---SIGCAP-- VERS(05JAN92) 8/ 2/1994 15:24:32 INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: EXISTING SITE; LIMITED ACCESS W/O STORE, 194, PM METRO SIZE: 500,000- ANALYST: DAVE CRAM FILE NAME: B21PMLWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! t 1 1 I I I I I I I I I 1 1 ! ! ! ! ! ! ! C= 120 G=108 Y= 12 * SERVICE LEVEL E SATURATION 959s APPROACH LANE GEOMETRY '• ! SOUTH NORTH NEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! -----' - ------------- -- ------------------ ----------- ------------------! ' 1 1 ! RT. 1-2.0 R.. 12.0 R.. 12.0 2.0 RT. 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 + T 12.0 T.. 12.0 L.. i2.0 0 ' ' 4 ! .. .0 L. 12.0 .0 . . . .0 ! ! MOVEMENT VOL UMES ! MOVE SATURATION ! MOVEMENT LOS ! ' APPR ! L T R TOT ! L T R ! L• T R! SOUTH ! 216 1189 13 3 1538 ! 95% 81% 8196 ! E D D ! NORTH ! 140 1493 11 4 1747 ! 68% 956 22% ! C E A ! LATEST ! 76 130 1 3 219 ! 8496 52% 14% ! D A A ! EAST ! 177 209 13 9 525 ! 95% 950 956 ! E E E ! ' APPR! TRKS! ---- ' ----- + !X-WLK!PEDS? + -----+----- NO! ! -----' -- PHA ------------- SING ! ----------------- S ! 5.6%! ! S ! - - ! ! ! ' N !11.196! ! N ! ! !N/S-T URN PHASE W ITH OVERLAP (C-3)! W ! 3.2%! _ ! W ! _ ! !E/W-T URN PHASE W ITH OVERLAP (C-3)! E ! 6.6%! ! E ! - - ! ! ! APPROACH V/C VALUES MOVE ! SOUTH NORTH WEST EAST ! ------- + -------- T R ! .388 ----------d --- .000 ----------- .000 -------- .206 ! R ! .078 .071 .007 .082 ! R -ADJ! .000 .067 .006 .000 ! ' T ! .349 .461 .072 .124 ! L ! .131 .090 .044 .109 ! N-S V/C= .592 -E-W V/C= .256 TOTAL AM BER=.100 MINIMUM V/C=.050 !. LEG VOLUME ! ! TIME AVAIL (SECS )! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L T R ! L. T R ! ------+- --------.---! ------ !------ ----------- - +--------------_! SOUTH ! 25,82 ! SOUTH ! 16.7 58.7 58.7 !STORAGE LENGTHS! NORTH ! 2525 ! NORTH ! 16.7 58.7 65.1 !NOT RELIABLE AT! WEST ! 607 ! WEST ! 6.4 18.8 35.5 !THIS LEVEL OF ! ' EAST ! 744 ! EAST ! 13.8 26.3 26.3 !SERVICE ! 1 1 1 IJ 0 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) INTERSECTION: TIGARD,HIGHWAY 99W/MCDONALD STREET VOLUMES: TOTAL TRAFFIC; LIMITED ACCESS W/O STORE, METRO SIZE: 500,000- ANALYST: FILE NAME: C21PMLWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! 8/ 2/1994 15:31:22 1994, PM DAVE CRAM C= 120 G=108 Y= 12 * SERVICE LEVEL E-F * SATURATION 1010 ! APPROACH LANE GEOMETRY ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOV E WIDTH ! - ! - 1 ! ------ RT. -------- 12.0 ------ ------------- R.. 12.0 ------------ R.. 12.0 ------- RT. -------- -- 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 3 L 0 12 12.0 T. 12.0 L ' 4! .. . 0 . L 12.0 .. 0 ... 0 ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVE MENT LOS ' APPR' ! L I R TOT '. L T R '. L T R! SOUTH ! 236 1309 144 1689 ! 101% 8696 860 ' E-F D D ! NORTH ! 150 1642 124 1916 ! 711061 101% 23% ! C E-F A ! WEST ! 76 131 13 220 ! 8996 55°s 14% ! D-E A A ! EAST ! 179 209 139 527 ! 101% - 101°x. 101% ! E-F E-F E-F ! 1 1 1 1 1 1 1 1 1 APPR! TRKS! ! !l-WLK!PEDS? NO! ! -- ------- PHASING ---------------------- ---- ----- S ! 5.6%! --- ! S -- ----- ! - ----- - ! ! ! N !11.1%! ! N ! - - ! !N/S-TURN PH ASE WITH OVERLAP (C-3)! W ! 3.2%! ! W ! - - ! !E/W-TURN PH ASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! - - ! ! APPROACH V/C VALUES MOVE ! SOUTH - NORTH ----------- WEST ------ EAST ! -------------? ------- ! TR ! ------- .426 ---- .000 .000 .206 ! R ! .084 .077 .007 .082 ! R - -ADJ! .000 .073 .006 .000 ! T ! .384 .507 .073 .124 ! L ! .143 .096 .044 .110 ! N-S V/C= .650 E-W V/C= .256 TOTAL AMBER=.1 00 MINIMUM V/C=.050 LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! - - AT -LOS C ! ? APPR ! ----! L ' ------ T ------ R ! L T R ! ------ --------------- ------- .SOUTH ! ------- 2645 ---- ! -- SOUTH ! 17.1 60.4 60.4 !STORAGE LENGTHS! NORTH ! 2583 ! NORTH ! 17.1 60.4 66.4 !NOT RELIABLE AT'. WEST.,! 592 ! WEST ! 6.0 17.4 34.5 !THIS LEVEL OF ! EAST ! 714 . ! EAST ! 13.1 24.6 24.6 !SERVICE '. L j39 a o ° 77 F? N 13 Ex*ating J N i ' `7 Site 4- Z?9 179 J31-- 1's?n 01° O I J? r' --? --? L _ • ?i O fl 4- 44J -1 L* T?aT fic Growth Total Traffic HWY .99W near M'06nald Street Robeart ?r KE H ASSOCIATES— INC. pt.(l No #aavss CONSULTING TRAFFIC EQNEER Srrawc&_Srl-riots w CouvF?.t ?raa? 1225 NI'd MURRAY BLVD., PORTLAND, OR 97229 (5031641-6533 1 i • --SIGNALIZED INTERSECTION ---SIGCAP-- VERS(05JAN92) 8/ 2/1994 15: 5:31 INTERSECTION: TIGARD,HIGHWAY 99W/MCDONALD STREET VOLUMES: EXISTING + SITE; NO ACCESS W/ STORE, 1994, PM METRO SIZE: 500,000-+- ANALYST: DAVE CRAM FILE NAME: B2IPMNWI !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! I 1 ! 1 ! 1 I I I I 1 ! I I ! ! ! ! ! ! ! ! ! ! ! ! ! ! C= 120 G=108 Y= 12 1 * SERVICE LEVEL E * SATURATION 96% * * ! APPROACH LANE GEOMETRY ! ! SOUTH NORTH WEST EAST ! LANE ! MOVE WIDTH MOVE WIDTH -- MOVE WIDTH -------------- MOVE WIDTH ! -------------- 1 ! --------------- RT. 12.0 -------------- R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 '. 4 ! .. .0 L.. 12.0 ... .0 ... .0 ! MOVEMENT VOLUMES ! MOVE SATURA.L-L A ! MOVEMENT LOS ! ' APPR' ! L T' R TOT ! L T R ! L T R ! SOUTH ! 216 1155 158 1539 ! 9696 83% 8396 ! E D D ! NORTH ! 161 1492 114 1767 ! 78% 96% 230 ! C-D E A ' WEST ! 75 131 13 220 ! 86% 4900- 1 3 0 ! D A A ! EAST ! 179 209 167. 555 ! 96% 96100- 95 0 ! E E E. APPR! TRKS! ---- ! --- -- ! !X-WLK!PEDS? ! -- --- ! ------ NO! ---- I ! ! ---=- ------ PHASING --- ---- ---------------- ! ' N !11.1%! ! N ! ! !N/S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2%! __ ! W ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! ! APPROACH V/C VALUES ! M OVE ! SOUTH NORT H WEST EAST ! ! - T ------!-=------- R ! .388 -------- .000 ------ ------ .000 ------------- .223 ! R ! .093 .071 .007 .099 ! R -ADJ! .000 .067 .006 .000 ! ' T ! .342 .461 .073 ..124 ! L ! .131 .103 .044 .110 ! N-S V/C= .592 E-W V/C=.273 TOTAL AMBER=.1 00 MINIMUM V/C=.050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L T R ! L T R ! -----l- - -----------! ___---! ---=-------- ------l-------------'--! SOUTH ! 25.36 ! SOUTH ! 16.4 57.5 57.5 !STORAGE LENGTHS! NORTH ! 2499 ! NORTH ! 16.4 57.5 63.8 !NOT RELIABLE AT! WEST ! 597 ! -WEST-' ! 6.2 20.4 36.7 !THIS LEVEL.OF ! ' EAST' ! 790 ! EAST ! 13.7 27.8 27.8 !SERVICE ! 1 1 9 --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) INTERSECTION: TT_GARD,HIGHWAY 99W/McDONALD STREET VOLUMES: TOTAL TRAFFIC; NO ACCESS W/ STORE, 1994, METRO SIZE: 500,000 ANALYST: FILE NAME: C21PMNWI !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! I ! 1 I I I I 1 I I I I I I ! ! ! ! ! ! ! ! ! ! ! ! ! ! 8/ 2/1994 15:12:20 PM DAVE CRAM C= 120 G=108 Y= 12 * * * SERVICE LEVEL F * SATURATION 102% _Y * ! APPROACH LANE GEOMETRY I- SOUTH NORTH WEST EAST ! LAVE ! MOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WIDTH ! 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12.0 ! 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! ! L.. 12.0 s T.. 12.0 ?.. 12.0 ... .0 ! ! .0 L.. 12.0 ... .0 ... .0 ! NOVEMENT V`OLUMES ! :MOVE SATURATION ! MOVEMENT LOS APPR' ' T R TOT ! L 1 T ----R --! L R ! S 0U714 236 1285 168 1689 ! - - 102100- -- - 8896 ---- - --- -- 880- ! F D-E D-E NORTH ! 171 1642 1-24 1937 '. 800 10296 23% D F A ! ' WEST '. 76 131 13 220 ! 91% 51 R6 1396 ! E A A ! `1ST ! 179 209 167 555 ! 10296 102% 10296 '. F F F ! APPR! TRKS! !X-WLK!PEDS? NO! ! PHASING ----I-----I I----- I ------ ---- I ----- ----------------------------- S ! 5.616, ! S ! __ ! ! ! N !11.1%! ! N ! ! !N/S-T URN PHASE WITH OVERLAP (C-3)! W ! 3.296! __ ! W ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! ! APPROAC H V/C VALUES ! MOVE ! SOUTH NORT H WEST EAST ! I ' - T ------! I --------- R .426 -------- .000 --s---- ------ .000 ------------- .223 ! R ! .098 .077 .007 .099 ! R . -ADJ! .000 .073 .006 .000 ! T ! .377 .507 .073 .124 ! ' L ! .143 .109 .044 .110 ! N-S V/C= .650 E-W V/C=.273 TO TAL AMBER=.1 00 MINIMUM V/C=.050 ! LEG VOLUME ! ! TIME AVAIL (SECS)! MOVE STORAGE.! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! ------I- -----------! ------ i ------ ------ ------ I --------------_! ' SOUTH ! 2597 ! SOUTH ! 16.8 59.3 59.3 !STORAGE LENGTHS! NORTH ! 2553 ! NORTH ! 16.8 59.3 65.2 !NOT RELIABLE AT! WEST ! 582 ! WEST ! 5.9 19.1 35.8 !THIS LEVEL OF ! ' EAST ! 756 ! EAST ! 12.9 26.1 26.1 !SERVICE ! ' 4-141 ?? a P *j 4-4 135 4 ?s 4; -J 13 Existing :._ I * i N -4r Site 4- a Traffic Growth 0) ? ley ark, 4 z0? 4J 4, 4 '-?? As 71, - z 131--® .s M 13 N ?? ?' 1 Total Traffic HWY 99w, near McDonald Street (fob rt- - - I INC: J?LOY 99w- 4r -me-boNrryd ST2?tcj? KEE(-`/H ASSOCIATES P 1 PEAK- ??d?n 00 4"ar s CONS!ILTING TRAFFIC ENGINEER St:n vice. SrfiTiA?, w/D ? u v???r.??c Snm e 1225. NW MURRAY BLVD. PORTLAND OR 97229 (503) 641-6333 ' --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 15:37:51 INTERSECTION: TIGARD,HIGHWAY 99W/McDONALD STREET VOLUMES: EXISTING + SITE; NO ACCESS W/O STORE, 1994, PM METRO SIZE: 500,000+ ANALYST: DAVE CRAM FILE NAME: 21PMNWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE '. ! ! ! ! ! ! ! ! ------' ------' ------' C= 120 G=108 Y= 12 J * SERVICE LEVEL E * SATURATION 96-00 ! APPROACH LANE GEOMETRY ! ! SOUTH NORTH WEST EAST LANE ! `'LOVE WIDTH MOVE WIDTH MOVE WIDTH MOVE WID ! TH -- ' 1 ! RT. 12.0 R.. 12.0 R.. 12.0 RT. 12 .0 2 ! T.. 12.0 12.0 T.. 12.0 L•.. 12 .0 ! 3 ! L.. 12.0 T.. 12.0 L.. 12.0 ... .0 ' 4 ! .0 L. 12.0 .0 ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS '. ' APPR ' ! L T R TOT ! L T R ! ' L T R ! i ------' SOUTH ! ------ 216 --- --- 1168 - ---------'--- 154 1538 ! ---- 9696 ------------ 83•-06 83-00- ! ----------- E D ------ D ! NORTH ! 159 1493 114 1766 ! 770 960 22% ! C-D E A ! ' WEST ! 76 131 13 220 ! 8596 49% 13% ! D A A ! EAST ! 177 209 164 550 ! 96% 960: 9696 ! E E E ! APPR! TRKS! !X-WLK!PEDS? NO! ! PHASING S ! 5.6%! ! S ! - - ! N !11.1%! ! N !N/S-TURN PH ASE WITH OVERLAP (C-3)! W ! 3.2%! W ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! - - ! ! ! APPROACH V/C VALUES ! MOVE ! SOUTH NORTH WEST EAST ! ' ---- TR --- ! ---=---- .388 --------- .000 --- ---------- .000 ------------- .221 ! R ! .091 .071 .007 .097 ! R -ADJ! .000 .067 .006 .000 ! T ! .343 .461 .073 :124 ! L ! .131 .102 .044 .109 ! .N-S V/C=.592 E-W V/C= .271 TOTAL AMBER=.1 00 MINIMUM V/C=.050 ' LEG VOL UME ! ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L' T R ! L T R . ! - ---------- ---- -.---! ------! --=--------- ! ------'-------------- SOUTH ! 25.36 ! SOUTH ! 16.4 57.7 57.7 !STORAGE LENGTHS! NORTH ! 2500 ! NORTH ! 16.4 57.7 63.9 !NOT RELIABLE AT! WEST ! 598 ! WEST ! 6.3 20.3 36.7 !THIS LEVEL OF ! EAST ! 782 ! EAST ! 13.6 27.7 27.7 !SERVICE ! --SIGNALIZED INTERSECTION --SIGCAP-- VERS(05JAN92) 8/ 2/1994 15:40:59 INTERSECTION: TIGARD,HIGHWAY 99W/MCDONALD STREET VOLUMES: TOTAL TRAFFIC; NO ACCESS W/O STORE, 1994, PM METRO SIZE: 500,000+ ANALYST: DAVE CRAM FILE NAME: C21PMNWO !PHASE !PHASE !PHASE !PHASE !PHASE !PHASE ! ! ! ! ! ! ! ! 1 1 I I 1 I 1 I I 1 I 1 1 ! ! ! ! ! ! ! C= 120 G=108 Y= 12 i j;a{ayy ryy?;k.r;tic;ta?a ?:r:akt.?; * SERVICE LEVEL F y SATURATION 102% APPROACH LANE GEOMETRY ! ! SOUTH NORTH. WEST EAST ! LANE ! MOVE WIDT`! MOVE WIDTH MOVE WIDTH MOVE WIDTH ! 1 - -- -'- - - --------- -- -------- 0 12 ------------ 12 0 R -------------------1 0 ! 12 RT 1 RT. 12.0 . R.. . .. . . 2 ! T.. 12.0 T.. 12.0 T.. 12.0 L.. 12.0 ! 3 '. L.. 12.0 T.. 12.0 L.. 12.0 ... .0 '• ' ! .0 L. 12.0 .0 .0 '• ! MOVEMENT VOLUMES ! MOVE SATURATION ! MOVEMENT LOS ! ' APPR' ! ' L T R TOT ! L - I -------- T R ------------- ! L T R ! 1 ------------------ I -- ----- - SOUTH ! ----------------- 236 1288 164 ------ 1688 ! 102% 87% 87% F D-E D-E ! `FORTH ! 169 1643 124 1936 ! 8096 102% 23 % ! D F A ! WEST ! 76 131 13 220 ! 90% 5196 1316 ! D-L A A ! EAST ! 177 209 164 550 ! 102% - 10296 102% ! F F, F ! ' APPR! TRKS! I-----1 !X-WLK!PEDS? 1-----I------ NO! ! ----1 ----- PHASING ------------------------------ ---- S ! 5.6%! ! S ! -- ! ! ! ' N !11.1%! ! N ! ! !N/S-TURN PHASE WITH OVERLAP (C-3)! W ! 3.2%! __ ! W ! ! !E/W-TURN PHASE WITH OVERLAP (C-3)! E ! 6.6%! ! E ! -- ! ! ! APPROACH V/C VALUES ! MOVE ! SOUTH NORTH WEST EAST ! I ------- I --------- TR ! .426 -------------- .000 ------------ .000 ------- .221 ! R ! .096 .077 .007 .097 ! R . -ADJ! .000 .073 .006 .000 ! 1 T .378 .507 .073 .124 ! L ! .143 .108 .044 .109 ! N-S V/C= .650 E-W V/C=. 271 TOTAL AMBER=.100 MINIMUM V/C=.050 ! LEG VOLUME !. ! TIME AVAIL (SECS)! MOVE STORAGE ! LEG ! AT LOS C ! APPR ! L- T R ! L T R ! ------I-- -----------! ! ------!------------------ 1--------------- SOUTH ! 26,00 ! SOUTH ! 16.8. 59.4 59.4 !STORAGE LENGTHS! NORTH ! 2558 ! NORTH ! 16.8 59.4 65.3 !NOT RELIABLE AT! WEST ! 583 ! WEST ! 5.9 19.1 35.8 !THIS LEVEL OF ! ' EAST ! 749 ! EAST ! 12.7 25.9 25.9 !SERVICE ! 1 Site r-- 4 4r T??a f f is Growth t -t F+ F xi 4- 14J 41 e,T Total Traffic HWY 99W -near McDonald Street Rob rt _ K E H ASSOCIATES INC. #/h Horn- -Fv « /?-cct-?s CONSULTING TRAFFIC ENGINEER 5???,c&_Srrriov _Co?yFy.1.?u?c Sra 1M NIN MURRAY BLVD., PORTLAND, OR 97229 (5031641-6353 UNSIGNA FD INTERSECTION CAPACITY KSHEET McDonald Street Access at MCDonal Street D Driveway Date of Count: Existing Site z X Day of Week: Weekday; Full Access; W/ x x Time of Day: AM Peak Hour :;x:;xxxxxxxxx xx<<xxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: .t <xxxxxxxxxxxx?:xxzxtx <xxYxx A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D <<<<<<<>>>>>>>C<<<<<<<>>>>>>>B <<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 7 412 0 5 0 15 0 0 0 0 216 6 PCH 8 6 17 RIGHT TURN S FROM D (DR) ' CONFLICT ING FLOW .SBR -BT= 219 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 1.77% IMPEDANCE CREATED= .99 ' LEFT TURNS FROM A (AL) CONFLICT ING FLOW BR B T= 222 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= .75% T NIPEDANCE CREATED= .99 LEFT TARNS FROM D (DL) COX'- LLICT ING FLOW . 5DR - BT-:-BL+AL+AT+AR+CT =CR= 638 CRI-IC AL GAP= 6S EC . IMPEDANCE ADJUSTMENT= .99 ' C'AP': T_ r%' USED= 1.33' IMPEDANCE CREATED= .99 ' CAPACITY OF SHARED LANES FOR APPROACH D 743 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 17 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 8 C APAC *11 Ty 4157 ADJUSTED CAPACITY 452 D E M A D -OS=A) 6 DEMAND (LOS=A) 23 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH iJNSIGNA?D INTERSECTION CAPACITY kSHEET McDonald Street Access at McDonal Street ' x D x Driveway Date of Count: Total Traffic x x Day of Week: Weekday; Full Access; W/ X x Time of Day: AM Peak Hour xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 ' B # of lanes on major street: 2 A APPROACH GRADES: ?;x1zx; st>: <zx:?xxxxxxx:?Yx?:Sxxx A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 7 412 0 5 0 15 0 0 0 0 216 6 ' PCH 8 6 17 RIGHT TURNS FROM D (DR) CONFLICTING FLOW . 5BR+BT= 219 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ' CAPACITY USED= 1.77°s IMPEDANCE CREATED= .99 LEFT TURNS FROM A (AL) CONFLICTING FLOW BR+BT= 222 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 75°b IMPEDANCE CREATED= .99 LEFT TURNS FROM D (DL) CONrFLICTTNG FLOW .SBR+BT+BL4-'tLiAT+AR-CT+CR= 638 ' CRITICAL GAP= 6a^EC. IMPEDANCE ADJUSTMENT= .99 CAPACITY USED= 1.33a IMPEDANCE CREATED= .99 ' CAPACITY OF SHARED LANES FOR APPROACH D 743 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 17 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 8 CAPACITY 457 ADJUSTED CAPACITY 452 DEMAND (LOS=A) 6 DEMAND (LOS=A) 23 ' LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH Nl4 N1'i t 4 4- lq,?- hT z sire 41 4 41t r? Traff 1c. Growth 1113 Existing existing+Site 41- Total Traffic HWY '99W near McDonald 5treet. Robert Goa, 5-rtE-c-T-KEECH ASSOCIATES I N'C, 1 _ CONSULTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD., PORTLAND OR 97229 (503) 641-6333 ' [?NSIGNALIWID INTERSECTION CAPACITY OKSHEET McDonald Street Access at McDonald Street ' x D x Driveway Date of Count: Existing -. Site x x Day of Week: Weekday; Full Access; W/O X x Time of Day: AM Peak Hour Kxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 ' B # of lanes on major street: 2 A APPROACH GRADES: ' xxxxxxxx?:xxxxxxxxx?:?: ;::x_:xt.? A 096:B 096:D 0% McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >:• >%',>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT T AT AR DL DT DR CL CT CR BL BT BR VOLUMES 9 411 0 6 0 11 0 0 0 0 216 6 PCH 10 7 12 ' RIGHT TURNS I FROM D (DR) CONFLICTI NG FL-LOW . 5BR-'-BT-== 219 CAPACITY 961 CRITICAL GAP==-:5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 961 CAPACIT`,' 1-25"0' IMPEDA\CE CREATED= .99 DEMAND (LOS=A) 12 ' LEFT TURNS FROM A (AL) CONFLICTI NG FLOW BR -BT= 2_^.2 CAPACITY 1070 CRITICAL GAP= 1-.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 1070 CAPACITY US.r-D= .9300- IMPEDANCE CREATED= 99 D=1IAND (LOS=A) 10 LEFT TURNS D ( D _ ..--L CONFLICTI NG i. '_?),' 58R=B'?'-?BL AL-!-AT+ARTCT -r R= `i 9 ClPACiTY 457 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= 99 ADJUSTED CAPACITY 452 CAPACITY ?Q E1.55% IMPEDANCE CREATED= .99 DEMAND (LO.°"=A) 7 CAPACITY OF SHARED LANES FOR APPROACH D 679 DEMAND (LOS=A) 19 LOS = Level of Service (11/89) On major streets with 4 lanes, conflict-ing voluume equals0.75 of P.CH ' UNSIGNA*ED INTERSECTION CAPACITY WKSHEET McDonald Street Access at McDonald Street 4 D N Driveway Date of Count: Total Traffic ' X Day of Week: Weekday; Full Access; W/0 x Time of Day: AM Peak Hour ' 5x_X:XXxxxxxx XXXXXXXXXxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: ;:;X=XxxxxxxxXXXXXXXXXXXXXXXXX A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES PCH 9 411 0 6 0 11 0 0 0 0 216 6 10 7 12 ' RIGHT TURNS FROM D (DR) CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ' CAPACITY OF SHARED LANES FOR APPROACH D 679 CONFLICTING FLOW .5BR+BT= 219 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 1.250 IMPEDANCE CREATED= .99 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR-BT= 222 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ' CAPACITY USED= .93°s IMPEDANCE CREATED= .99 LEFT TUR`kC FROM D (DL'• CO\FLICTI?iG F L06? . 5BR -BT+BL+AL+AT+AR ACT =C R= 639 CAPACITY USED- 1.55% IMPEDANCE CREATED-- .99 1 1 1 1 1 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 12 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 10 CAPACITY" 457 ADJUSTED CAPACITY 452 DEMAND (LOS=A) 7 DEMAND (L•OS=A) LOS = Level of Service (11/89) On major streets with 4 lanes,.conflicting voluume equals0.75 of PCH 19 .mil, ... .. .. Site --- 4-; 4 z T:?a ric Growth Aq6l 60 4- 4j 'RIV z ri 4141 7 HWY 99W near McDonald Street l11 C_ b0 A' { t0 -j-- f1 rc?ss }/yt Sr.A lc . .57-4T/0.0 W CO?Jf?FttJ.1 -5mag- Total Traffic Rob art ff_CH ASSOCIATES INC. CONSULTING TRAFFIC E&NEER 1225 N'id MURRAY BLVD., PORTLAND, OR 9722915031641-6353 ' UNSIGNAJOED INTERSECTION CAPACITY OKSHEET McDonald Street Access at McDonald Street 1 1 x D x Driveway x x x x xxxxxxxxxxxx xxxxxxxxxxxx B A - xxx_ xxxxxxxxxxxxxxxxxxxxxxxx McDonald Street Date of Count: Existing 1 Site Day of Week: Weekday;Limited Acc; W/ Time of Day: AM,Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<««<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 7 412 0 5 0 22 0 0 0 0 216 6 PCH 8 6 24 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR±BT= 219 CAPACITY LEFT TURNS FROM D (DL) 1 CRITICAL IMPEDANCE ADJUSTMENT= 1 GAP= 5SEC. Tr'"' USED= 2.5% I.11PEDANCE CREATED= .98 ' LEFT TURNS FROM A (AL) CONFLICTI NG FLOW BRBT= 222 IMPEDANCE ADJUSTMENT= GAP= 4.5SEC. TMENT= 1 CAPACITY USED= 75% IMPEDANCE CREATED= .99 CO`:?LTCTI NG FL06V . 5BR=BT?-BL?AL+AT-AR=C'I -CR= 638 CRITICAL GAP= 6SEC. ?IENT= .99 IMPEDANCE ADJUST ' CAP:CTTY IMPE'DAN'CE CREATED=- .99 USED= 1.33% ' CAPACITY OF SHARED LANES FOR APPROACH D 784 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 24 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 8 C A P A C ITY 15'7 ADJUSTED CAPACITY 452 DE2,4AND (LOS=A) 6 DEMAND (LOS=A) 30 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 11 ' UNSIGNAfED INTERSECTION CAPACITY &KSHEET McDona d Street Access at McDonald Street x D x Driveway Date of Count: Total Traffic x x Day of Week: Weekday;Limited Acc; W/ x x Time of Day: AM Peak Hour ' xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: xxx?•xxxxxxxxxxxxxxxxxxxxxxxxx A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<««»»>>>C<<<<<<<>»»>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 7 412 0 5 0 22 0 0 0 0 216 6 PCH 8 6 24 RIGHT TURNS FROM D (DR) ' CAPACITY OF SHARED LANES FOR APPROACH D 784 CONFLICTING FLOW .5BR--BT= 219 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 2.5o IMPEDANCE CREATED= .98 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BRt-BT= 222 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 75°s IMPEDANCE CREATED= 99 LEFT TURNS FROM D (DL) CONFLICTING FLOW .5BR+BT+BLrALrATrAR CT=C R= 630 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 CAPACITY USED= 1.33% IMPEDANCE CREATED= .99 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 24 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 8 CAPACITY 457 ADJUSTED CAPACITY 452 DEMAND (LOS=A) 6 DEMAND (LOS=A) 30 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 4J414 tL 4- 4j 9J I' Site 4- 9!3 J Existing.. T IJI -41 4 lzq?7 4- _7 ?41 4 d? exisr?ng-5?re ? h?r? Traffic Growth vI r? Z Total Traffic - HWY 99W near McDonald Street Robert KEECH ASSOCIATES INC, kccEss CONSULTING TRAFFIC ENGINEER 5C-,") e-& STS o,? w/o Co,,vEw«ueF-- 5,-a-tr-- 1225 NW MURRAY BLVD., PORTLAND, OR 97229 1503) 641-6333 ' UNSIGNAQkED INTERSECTION CAPACITY ORKSHEET McDonald Street Access at McDonald Street x D x Driveway Date of Count: Existing + Site ' x x Day of Week: Weekday; Limited Acc; W/O X x Time of Day: AM Peak Hour xxxxxxxxxxxx xxxxxxXxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: ' t-:_:X xxxti=:xxX tixxxxxxxxxxxX tixt A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES 9 411 0 6 0 14 0 0 0 0 216 6 PCH 10 7 15 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .SBR+BT= 219 CAPACITY 961 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 961 CAPACITY USED= 1.56% IMPEDANCE CREATED= .99 DEMAND (LOS=A) LEFT TURNS FROM A (AL) 15 CONFLICTING FLOW BR+BT= 222 CAPACITY 1070 ' CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= .93% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 1070 10 LEFT TURNS FROM D (DL) CONFLICTING FLOW . 5BR+BT+BL+AL+AT+AR=CT =CR= 639 CAPACITY 457 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 452 ' CAPACITY USED= 1.55% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 7 ' CAPACITY OF SHARED LANES FOR APPROACH D 707 DEMAND (LOS=A) 22 t t LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH ' UNSIGNA ED INTERSECTION CAPACITY WIKSHEET McDonald Street Access at McDonald Street ' x D x Driveway Date of Count: Total Traffic x X Day of Week: Weekday; Limited Acc; W/O x x Time of Day: AM Peak Hour ' xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: xxxxxxxxXXxxxxxxxxxxxxxxxxxx A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 9 411 0 6 0 14 0 0 0 0 216 6 PCH 10 7 15 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW SBR BT= 219 CAPACITY 96' CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTi1ENT= 1 ADJUSTED CAPACITY 961 I CAPACITY USED= 1.56'- IMPEDANCE CREATED= .99 DEMAND (LOS=A) LEFT TURNS FROM A (AL) 15 CONFLICTING FLOW BR--BT= 222 CAPACITY CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY c..APACITY USED= .93% IMPEDANCE CREATED= .99 DEMAND (L•OS=A) 1070 1070 10 LEFT TURNS FROM D ( DL ) CO\FLICTING FLOW . 5BR+BT--BL ,,-AL-AT+AR -CT'-=CR= 639 CAPACITY 57 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 452 ' CAPACITY USED= 1.55% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 7 ' CAPACITY OF SHARED LANES FOR APPROACH D 707 DEMAND (L•OS=A) 22 t LOS = Level of Service,(11/89) On major streets with 4,lanes, conflicting voluume equals0.75 of PCH z N4, vi? I41 -- T,; df-ric Growth 3?? i G M v i ®- 2t? 4- HWY 991 -near .McDonald Street How.-L_ -A) o teZr-SS $ f?/1 we _ •sTitT/O•J w COnl1/F?tJ.I _ ?' Total Traffic Robart KEi_:,JH ASSOCIATES INC, CCN,_5hLTING TRAFFIC E&NEER 1225 N'/ MURRAY BLVD., PORTLAND, OR 97229 1503) 641-6333 UNSIGNA4ED INTERSECTION CAPACITY SkKSHEET McDonald Street Access at McDonald Street x D x Driveway Date of Count: Existing + Site x x Day of Week: Weekday;No Access;W/ x x Time of Day: AM Peak Hour xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: xxxXxxxxxxxxxxxxxxxxxxxxxxxx A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all APPROACH >>>> » >A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B <<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 39 411 0 6 0 39 0 0 0 0 216 6 PCH 43 7 43 1 RIGHT TURNS FROM D (DR) CONFLICTI NG FLOW .5BR=BT= 219 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 4.47% IMPEDANCE CREATED= .97 1 LEFT TURNS FROM A (AL) CONFLICTI NG FLOW BR--l-BT= 222 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ' CAPACiTl' USED= 4.02% T_??PHDANCE CREATED= .97 LEFT TURNS FROM D (DL) CONFLICTI NG FLOW .5BR?BT+BL;ALYAT=-AR,CT=CR= 669 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .97 ' CAPACITY USED= 1.64% IMPEDANCE CREATED= .99 ' CAPACITY OF SHARED LANES FOR APPROACH D 817 1 t CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 43 CAPACITY 1070 ADJUSTED CAPACITY 1070 DEMAND (LOS=A) 43 CAPACITY 439 ADJUSTED CAPACITY 426 DEMAND (LOS=A) 7 DEMAND (LOS=A) 50 ' LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH ' UNSIGNATSED iNTERSECTION CAPACITY WKSHEET McDonald Street Acc ess at McDonald Street x D z Driveway Date of Count: Total Traffic ' x x Day of Week: Weekday;No Access;W/ x x Time of Day: AM Peak Hour xxx=XxxXxxx xxxxxxxxxxxx B Prevailing Speed: 30 # of lanes on major street: 2 A APPROACH GRADES: x ?xxt_?xZZxtxxxxx ?xx?::>: McDonald Street. A 0%:B 0%:D 0% SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C <<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 39 411 0 6 0 39 0 0 0 0 216 6 PCH 43 7 43 ' RIGHT TURNS FROM D (DR) LEFT TURNS FROM D ( DL } 1 CONFLICTING FLOW .5BF+BT= 219 CRITICAL GAP- 55EC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= ?.47% IMPEDANCE CREATED= .97 1 LEFT TURNS FROM A (AL) CONFLICTING FL OW BR=BT= 222 CRITICAL GA?== 4.5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 1.02% !MPEDA'1:CE CREATED= . 97 CO\TFLICTINCT rL C?`,++' J?3'BT 669 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= _97 ' CAPACITY' USED - T%?PEDA`CE 1.6-4'0 CREATED= _99 ' CAPACITY OF SHARED LANES FOR APPROACH D 817 CAPACITY 961 ADJUSTED CAPACITY 961 DEMAND (LOS=A) 43 CAPACITY ADJUSTED CAPACITY DEMAND (LOS=A) CAPACI y ADJUSTED C AP A C I'TY DEMAND (LOS=Ai 1070 1070 43 4J9 426 7 DEMAND (LOS=A) 50 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH It— 44J ?7 4 NV P +, `P 4 Exi at inq+Si t e t- G ' I n %A z? Traffic Growth 41 Total T raffic HWY 99W near McDonald Street Ntc-l7o t-,Lv ST??T- ???SS Robert KEECH ASSOCI _ ATES INC. " X/n Arun. -"'° AceC-5s CONSULTING -TRAFF IC ENGINEER 5T04r- 1225 NW MURRAY BLVD., PORTLAND OR 97229 (503) 641-6333 1 1 UNSIGNAISED INTERSECTION CAPACITY McDonald Street Access at McDonafKSHEET Street D x xxxxxxxxxxxx x Driveway Date of Count: Existing + Site Day of Week: Weekday; No Access; W/O Time of Day: AM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: x x xxxxxxxxxxxx B A xxxxxxxxxxxxxxxxxxxxxxx_` NNXX McDonald Street APPROACH D: all 1 APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 40 411 0 6 0 34 0 0 0 0 216 6 PCH 44 7 37 RIGHT TURNS FROM D (DR) CONFLICTING FLOW . SBR+BT= 219 CAPACITY 961 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 961 CAPACITY USED= 3.8596 I`IPEDA`:CE CREATED= .97 DEMAND (LOS=A) 37 1 LEFT TURNS FROM A (AL) CONFLICTI NG FL OW BR--B T= 222 CAPACITY 1070 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 1070 CAPACITY :;:QED- 'A.11'0- IMPEDANCE CREATED= .97 DE71AND (1-,OS-=A' 44 LEFT TURNS FROM D (DL) CO\FLICTI ' G ~ L OW . 5BR +BT1BL SAL SAT-AR+CT+C R= 670 CAPACITY 438 CRITICAL GAP= 50"EC. IMPEDANCE ADJUSTMENT= .97 ADJUSTED CAPACITY 425 ' CAPACITY USED == 1 .65% I`:PE') N'CE CREATED= .99 DEMAND (L•OS=A) 7 CAPACITY OF SHAR ED LANES FOR APPROACH D 800 DEMAND (LOS=A) 44 1 1 t u 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of P.CH fKSHEET UNSIGNA4*ED INTERSECTION CAPACITY Street McDonald Street Access at McDona x D x Driveway Date of Count: Total Traffic ' Day of Week: Weekday; No Access; W/O x x Time of Day: AM Peak Hour xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: ::x t:_:xxxxxz:xx_;t:?:xZxxxxx_,;?-;xxxx A 0%:B 0%:D 011- M c?o_:ald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< M0VE%1EN. T AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES 40 411 0 6 0 34 0 0 0 0 216 6 PCH 44 7 37 ' R. IGiaT TURNS FROM D (DR) CONFLICTING FL•('11 .5BR-BT= 219 CAPACITY 961 CRITICAL GAP= SSLC." I`PTEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 961 CAPACITY USED= 3.85% !MP`-DANCE CRE=LT7-D= .97 DEMAND (LOS=A) 37 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR: BT=. 222 CAPACITY" 1070 ' CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITi USED= 4.1106 INPEDANCE CRF.'*1TED= .97 DEMA_`•D (LOS=A) 1070 44 LEFT TURNS FROM D (DL) CONFLICTING FLOW SER=aTrBL+AL=AT -ARLC`I+CR= 670 CAPACITY 438 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .97 ADJUSTED CAPACITY 425 ' CAPACITY USED= 1.65"? IMPEDANCE CREATED= .99 DE_`'iAvD (LOS=A) 7 ' CAPACITY OF SHARED LANES FOR APPROACH D 800 DEMAND (LOS=A) 44 1 t 1 1 1 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.-75 of PCH Ni4 r „ hT z Site r? r z T?-aT ric Growth 39N-+ Existing L13 ?, ? w9r ?X!S .. s? 4j -14r- 4 Z J3 J-9 I Y 4-1- Total Traffic HWY 99W near McDonald Street pm Ho v? - f otL ?ccess S r'-A vacs Sr4-rio,? w CoyvFy.J _ Rob rt KEF---uH ASSOCIATES INC, CONSULTING TRAFFIC ENGINEER 122 NN MURRAY BLVD., PORTLAND, OR 97229 1503] 641.6333 ' UNSIGNAL D INTERSECTION CAPACITY KSHEET McDotla d Street Access at McDonal Street ' x D x Driveway Date of Count: Existing + Site x x Day of Week: Weekday;Full Access; W/ x x Time of Day: PM Peak Hour ' xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: :<xxxx:<:<xxxtxxxxxxxxxxxxxxxtX A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES 11 394 0 8 0 21 0 0 0 0 494 13 PCH 12 9 23 RIGHT TURNS FROM D (DR) ' CONFLICTING FLOW .5BR-=BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 3.26% IMPEDANCE CREATED= .98 DEMAND (L•OS=A) 23 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR=BT= 507 CAPACITY 804 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= 1.49% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 804 12 LEFT TURNS FROM D (DL) CONFLICTING FLOW .58R:-BT?BL-LAL+AT+AR+CT-*-CR= 905.5 CAPACITY CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 318 315 CAPACITY USED= 2.866 IMPEDANCE CREATED= .98 DEMAND (LOS=B) 9 ' CAPACITY OF SHARED LANES FOR APPROACH D 523 DEMAND (LOS=A) 32 1 1 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH I UNSIGNAfED INTERSECTION CAPACITY J[KSHEET McDona d Street Access at McDona Street x D x Drive,?ay Date of Count: Total Traffic ' x x Day of Week: Weekday;Full Access;W/ x x Time of Day: PM Peak Hour xxxxxxxxxxxx xxsxxxxxxxxx Prevailing Speed: 30 ' B # of lanes on major street: 2 A APPROACH GRADES: xxxx?;?:?:xx ixxxxxxxxxxxxx`iXx?ix A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<< <<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES PCH 11 394 0 8 0 12 9 21 0 0 0 0 494 13 23 11 RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED== 3.26% IMPEDANCE CREATED= .98 DEMAND (LOS=A) 23 ' LEFT TURNS FROM A (AL) CONFLICTING FL OW BR+B T= 507 CAPACITY 804 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 804 ' CAPACITY USED= 1.49% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 12 LEFT TURNS FROM D (DL) CONFLICT ING FL OW . 5B TB`s :_BL?AL &AT+AR-CT -CR= 905.5 CAPACITY 318 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 CAPACITY USED= 2.86% IMPEDANCE CREATED= .98 DEMAND (LOSM 9 ' CAPACITY OF SHAR ED LANES FOR APPROACH D 523 DEMAND (LOS=A) 32 1 1 1 1 1 1 1 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH Ni?? r ,os hT? z Site Ida. z?? . mot Fk? 311 Existing t-I 4- L) 9:?> 4j 41 41 1;4V iA ?- L* m 4 4F .;? 4-1 T??aff is Growth I FF--' 4. c7_1 ?x°Si':rGT?l I41 41 4;_ to ? ?t F? 34y--' Total Traffic HWY 99W near McDonald Street Robert _ 0- Dov ?D 5 z?r ???ss ??H ASSOCIATES INC. fi T2 KEEV CONS3ULTING TRAFFIC ENGINEER S ?.c vie ST.?-?-ica w/o Ccvv?v??•vc? 1225 NW MURRAY BLVD., PORTLAND, OF, 97229 (503) 641-6333 1 1 1 1 UNSIGNAIIED INTERSECTION CAPACITY JJPKSHEET McDonald Street Access at McDona Street x D X X xxxxxxxxxxxx x Driveway Date of Count: Existing + Site Day of Week: Weekday;Full Access;W/O Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: x x xxxxxxxxxxxx B A xxxt?x?:xxxxxxxxxxx_;xxx:?xxxxxx McDonald Street APPROACH D: all 1 APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 10 394 0 7 0 19 0 0 0 0 495 11 PCH 11 8 21 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .SBR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 2.98% IMPEDANCE CREATED= .98 DEMAND (LOS=A) 21 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR+B T= 506 CAPACITY 805 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 805 ' CAPACITY USED= 1.37% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 11 LEFT TURNS FROM D (DL) CONFLICTING FLOW . SBR 0T-BL-AL+AT=AR+CT+CR= 904.5 CAPACITY 318 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 CAPACITY USED= 2.51% IMPEDANCE CREATED= .98 DEMAND (LOSM 8 ' CAPACITY OF SHARED LANES FOR APPROACH D 526 DEMAND (LOS=A) 29 1 1 LOS = Level of Service (11/89). On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 1 1 1 UNSIGNA,*ED INTERSECTION CAPACITY ORKSHEET McDonald Street Access at McDona Street i D x xxxxxxxxxxxx x Driveway Date of Count: Total Traffic Day of Week: Weekday;Full Access;W/O Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 096:B 0%:D 0% SHARED LANTES: x x xxxxxxxxxxxx B A xxxxxxxxxxxxxxxxxxxxxxxxxxxx McDonald Street APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 10 394 0 7 0 19 0 0 0 0 495 11 PCH 11 8 21 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 'SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPiICITY USED- 2.98% IMPEDANCE CREATED= .98 DEMAND IT OS =4)L) ' DEFT TURNS FROM A (AL) CONFLICT ING FL OW BR+BT= 506 CAPACITY 805 CRITICAL GAP= 4.53EC. IMPEDAN CE ADJUSTMENT= 1 ADJUSTED CAPACITY 305 ' CAPACITY USED = 1.370- IMPEDANCE CREATED= .99 DEMAND (LOS=?.) 11 LEFT TURNS FROM D (DL) CO' F LICT II`G FLOW . 5BR--BT-BL-! AL =AT-=AP. -CT+CR= 901. 5 CAPACITY 3' CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 ' CAPACITY USED = 2.54% IMPEDANCE CREATED= .98 DEMAND (LOS=B) 8 ' CAPACITY O F SHARED LANES FOR APP ROACH D 526 DEMAND (LOS=A) 29 1 1 1 1 1 1 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 2?I Site L a 4 4- -l- ?Q_ ; 1C Growth 4 ?t,Tr? ?13 1- qty 4j4? 1?v !l `' I ®-- ?9 m ? Total Traffic HWY Saw .near McDonald Street Rob art KASSOCIATES INC. PM Hvvn. _ Limrrta &drrss CONSULTING TRAFFIC ENGINEER Sr,aac&_S?'it'Tio•? w _?UVfyl fie. - ?ro? 122 NIN MURRAY BLVD., PORTLAND! OR 97229 (5031641_6333 1 1 11 McDonald Street UNSIGNA ED INTERSECTION CAPACITY JJVXSHEET McDonald Street Access at McDona Street X D x x XXXXXXXXXXXx x Driveway Date of Count: Existing + Site Day of Week: Weekday;Limited Acc;W/ Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: X x Xxxxxxxxxxxx B A XXXXXXXXXXXXxxxxxxxxxxxxxxxx APPROACH D : all 11 APPROACH >>>>>>>A <<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 11 394 0 8 0 33 0 0 0 0 494 13 PCH 12 9 36 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 5.11% IMPEDANCE CREATED= .96 DEMAND (L•OS=A) 36 ' LEFT TURNS FROM A (AL) CONFLICTI NG FLOW BR+BT= 507 CAPACITY 804 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 804 ' CAPACITY USED= 1.49% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 12 LEFT TURNS FROM D (DL) CONFLICTI NG FLOW .5BR+BT+BL=AL•+AT+AR+CT+CR= 905.5 CAPACITY 318 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 ' CAPACITY USED= 2.86% IMPEDANCE CREATED= .98 DEMAND (L:OS=B) 9 ' CAPACITY OF SHARED LANES FOR APPROACH D 565 DEMAND (LOS=A) 45 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH UNSIGNAO ED INTERSECTION CAPACITY fRKSHEET McDonald Street Access at McDona Street .: D x x xxxxxxxxxxxx x Drivetaay x xxxxxxxxxxxx B Date of Count: Total Traffic Day of Week: Weekday;Limited Acc;W/ Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: A McDonald Street APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<««< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 11 394 0 8 0 33 0 0 0 0 494 13 ' PCH 12 9 36 ' RIGHT TURN'S FROM D (DR) CONFLICTING FLOW .5BR--BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 5.11- IMPEDANCE CREATED- .96 DEMAND (LOS=A) 36 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR-BT= 507 CAPACITY 804 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 804 ' CAPACITY USED= 1.49% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 12 LEFT TURNS FROM D (DL) CONFLICTING FLOW . 5BR-L-BT-=BLTAL'-_YT - %R-CT CR= 905.5 CAPACITY 318 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 CAPACITY USED= 2.86% IMPEDANCE CREATED= .98 DEMAND (LOS=B) 9 CAPACITY OF SHARED LANES FOR APPROACH D 565 DEMAND (LOS=A) 45 ' LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equalsO.75 of PCH 1 z.. Niv r ;os *,tr? Z Site Existing. M ? 4-Liqvs 4-' 4, 4- - +141- 41 lqiV -? 47i . ; T-affic Growth 10 1 31Y4 F 't- I/ 4--- y y,- 4_? It F? Total Traffic HWY 99W •near McDonald Street Rob' ert, _ CH ASSOCIATE%' IN C. M??DU?-LD 5T2z?T ??C?S$ KE E PM Pt&K Hovn- 1-1M1T?,0 Acc0-55 CONSULTING TRAFFIC EINEER Sr-•=-v1Cr- .57 ? co w/o 1225 NW MURRAY BLVD., PORTLAND, OR 97229 (503) 641-6333 ' UNSIGNAIED INTERSECTION CAPACITY ?KSHEET MCDoh d Street Access at MCDona Street x D x Driveway Date of Count: Existing t Site ' x x Day of Week: Weekday;Limited Acc;W /O x x Time of Day: PM Peak Hour ' xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: :ti :???:Zxx?iSisixsiSYY StijixY xxxxY A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C <<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 10 394 0 7 0 30 0 0 0 0 495 i1 PCH 11 8 33 ' RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 4.68% IMPEDANCE CREATED= .97 DEMAND (LOS=A) LEFT TURNS FROM A (AL) 33 CONFLICTING FLOW BR+BT= 506 CAPACITY 805 ' CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= 1.37% IMPEDANCE CREATED= .99 DEMAND (LOS=A) 805 11 LEFT TtiR?:'S FROM D (DL) CONFLICTING FLOW . 5BR+BT+BL +AL•+AT=AR-CT+CR= 904.5 CAPACITY 318 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY 315 ' CAPACITY USED= 2.54% IMPEDANCE CREATED= .98 DEMAND (LOS=B) 8 t CAPACITY OF SHARED LANES FOR APPROACH D 568 DEMAND (LOS=A) 41 11 1 ' LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH UNSIGNAOED INTERSECTION CAPACITY •RKSHEET McDonald Street Access at McDonald Street D h xxxxxxxxxxxx x Driveway Date of Count: Total Traffic Day of Week: Weekday;Limited Acc;W/O Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: x x xxxxxxxxxxxx B A Dill:ixxxxxxxxxxxxxxxxxzxxxxx McDonald Street APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>E<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 10 394 0 7 0 30 0 0 0 0 495 11 PCH 11 8 33 RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR-FBT= 500.5 CAPACITY CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= 4.68 % IMPEDANCE CREATED= .97 DEMAND (LOS=A) LEFT TURNS FROM A (AL) CONFLICTI NG FL OW BR-B T= 506 CAPACITY CRITICAL GAP= 4.5SEC. IMPEDANC E ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= 1.37% IN.IPEDANCE CREATED= .99 DEMAND (LOS=A) LEFT TURNS FROM D (DL) CONFLICTI NG FL OW . 5BR =B`'' BL AL AFr-* AR-FCT=CR= 904.5 CAPACITY CRITICAL GAP= 6S---C. IMPEDANCE ADJUSTMENT= .99 ADJUSTED CAPACITY CAPACITY USED= 2.54% IMPEDANCE CREATED= .98 DEMAND (LOS=B) ' CAPACITY OF SHARED LANES FOR APPROACH D 568 1 1 1 t DEMAND (LOS=A) ' LOS = Level of Service (11/89) On major streets with 4 lanes,. conflicting voluume equals0.75 of PCH 705 705 33 805 805 318 315 8 41 rg? cJlt2 4- T-a-L '+ic Growth \3 z„ 4- 913 I` r , I ? Ytl r ?X!? 4- Total i raffic _ -srt HWY 9cW near McDonald Street R o b,_-x G?dvl?tp J7"?t_j" AL!C'?SS K ASSOCIATES _ INC. E Rn'1 Pr Novn_ -No hcc?ss CC?It LILTING TRAFFIC ENGINEER i 6 33 Slav c& Srir-riots w _Co.vvFyt +?c Srv 1225 !qvq ?HURRAY BLVD., PORTLAND, OR 97229 (503I 64 UNSIGNAQkED INTERSECTION CAPACITY KSHEET McDonald Street Access at.McDona Street x D x Driveway Date of Count: Existing + Site x x Day of Week: Weekday;No Access;W/ x x Time of Day: PM Peak Hour xxxxxxxxxxxx xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: xxxxYxxxxxxxxxxxxxxxxxxxxxxx A 0%:B 0%:D 0% McDonald Street SHARED LANES: APPROACH D: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D <<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 56 388 0 14 0 56 0 0 0 0 493 14 ' PCH 62 15 62 RIGHT TURNS FROM D (DR) CONFLICTING FLOW .5BR+BT= 500 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 3.79% IMPEDANCE CREATED= .94 DEMAND (LOS=A) 62 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR+BT= 507 CAPACITY 80=i CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 804 ' CAPACITY USED= 7.71% IMPEDANCE CREATED= .95 DEMAND (LOS=A) 62 LEFT TURNS FROM D (DL) CONFLICTING FLOW .5BR+BT=BLOAL=AT=AR+CT+CR= 944 CAPACITY 300 CRITICAL GAP= 6SEC. IMPEDANCE: ADJUSTMENT= .95 ADJUSTED CAPACITY 285 CAPACITY USED= 5.26% IMPEDANCE CREATED= .96 DEMAND (LOS=C) 15 ' CAPACITY OF SHARED LANES FOR APPROACH D 548 DEMAND (LOS=A) 77 I? LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH ' UNSIGNA*I ED INTERSECTION CAPACITY OKSHEET McDonald Street Access at McDonald Street x D x Driveway Date of Count: Total Traffic ' x x Day of Week: Weekday;No Access;W/ x x Time of Day: PM Peak Hour XXXXXXXXXXSX xxxxxxxxxxxx Prevailing Speed: 30 B # of lanes on major street: 2 A APPROACH GRADES: :ixxxxxxxxxxxxxxxxxxxxlYYXXXX A 0%:B 0%:D 0% ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D <<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 56 388 0 14 PCH 62 15 0 56 0 0 0 0 493 14 62 RIGHT TURNS FROM D (DR) ' CONFLICTING FLOW .5BR?-BT= 500 CAPACITY 705 CRITICAL GAP= 5SEC_ IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 8.790 IMPEDANCE LEFT TURNS FROM A (!L) CREATED- .94 DEMAND (LO-O=A) ^ CONFLICTING FLOW BR-L = 507 CAPACI'T'Y 304 CRITICAL GAP= 4.5aEC_ IMPEDAN CAP',.CITY USED= 7.71% IMPEDANCE CE ADJT'STMENT= i ADJUSTED CAPACITY CREATED- .95 DEMAND (LOS=A) "004 62 LEF'T' TUR`: S FROM D (DL) CONFLICTING FI-1 . 5 r %;-BT=BL : AL CRITICAL GAP= 6SEC. IMPEDANCE -AT-'AR'-CT -CR= 944 CAPACITY ADJUSTMENT= .95 ADJUSTED CAPACITY -00 285 ' CAPACITY USED= 5.26-";, IMPEDANCE CREATED= .96 DEMAND (LOS=C) :15 ' CAPACITY OF SHARED LANES FOR APP ROACH D 548 DEMAND (L•OS=A) 77 11 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of P.CH 4J IF Existing 'di L Site ----------------------------- ®-- q f 4..J 4-4 4; T'. "•af rIc Growth F? So , J Total Traffic HWY 99W near McDonald 'Street. Bola ,3, _ R ' Ma.?ovlt"LD 5T2tET ?- ESS KEEC"H ASSOCIATES INC, CONSULTING TRAFFIC ENGINEER ' -5,5 .vleu.- 54y,00 w/o Couv?•?? -v?? S7v? 1225 NV'J MURRAY BLVD., PORTLAND, OF, 97229 (503 641.6333 I UNSIGNAOED INTERSECTION CAPACITY IWKSHEET McDonald Street Access at McDonald Street D x xxxxxxxxxxxx x Driveway Date of Count: Existing + Site Day of Week: Weekday;No Access;W/O Time of Day: PM Peak Hour Prevailing Speed: 30 # of lanes on major street: 2 APPROACH GRADES: A 0%:B 0%:D 0% SHARED LANES: 1 1 X x xxxxxxxxxxxx B A xxxxxxxxxxx xxx`Ysixx?i:ixxxxxxxx McDonald Street APPROACH D: all 1 1 APPROACH >>>>>>>A« <<<<<>>> » >>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 50 394 0 7 0 54 0 0 0 0 495 11 PCH 55 8 59 RIGHT TURNS FROM D (DR) ' CONFLICTING FLOW .5BR-BT- 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 8.37% IMPEDANCE CREATED= .94 DEMAND (LOS=A) 59 ' LEFT TURNS FROM A (AL) CONFLICTING FLOW BR-BT= 506 CAPACITY 805 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 805 ' CAPACITY USED= 6.83% IMPEDANCE CREATED= .95 DEMAND (L•OS=A) 55 LEFT TURNS FROM D (DL) CONFLICTING FLOW .5BR--BT-BL--AL-AT-AR-CT-CR= 944.5 OPACITY 300 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .95 ADJUSTED CAPACITY 285 CAPACITY USED= 2.81% IMPEDANCE CREATED= .98 DEMAND (LOS=C) 8 ' CAPACITY OF SHARED LANES FOR APPROACH D 600 DEMAND (LOS=A) 67 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 1 UNSIGNA?ED INTERSECTION CAPACITY OKSHEET ' McDonaa d Street Access at McDonald Street x D Driveway Date of Count: Total Traffic ' x IN Day of Week: Weekday;No Access;W/0 H Time of Day: PM Peak Hour xxxxxxxxxxxx xsxxxxxxxxxx Prevailing Speed: 30 ' B # of lanes on major street: 2 A APPROACH GRADES: x?;?;xxx<<xxxxx:<xxxxxxZxxxxxxxx A 0%:B 0%:D 096 ' McDonald Street SHARED LANES: APPROACH D: all ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 50 394 0 7 0 54 0 0 0 0 495 11 ' PCH 55 8 59 RIGHT TURNS FROM D (DR) ' CONFLICTI NG FL OW .5BR+BT= 500.5 CAPACITY 705 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 705 CAPACITY USED= 8.37% IMPEDANCE CREATED= .94 DEMAND (LOS=A) 59 ' LEFT TURNS FROM A (AL) CONFLICTI NG FL OW BR+BT= 506 CAPACITY 805 CRITICAL GAP= 4.5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 805 CAPACITY USED= 6.83'0- IMPEDANCE CREATED= .95 DEMAND (LOS==A) 55 ' LEFT 'T'URNS FROM D (DL) CONFLICTI NG r r. OW 5BR : BT = BL =AL+AT+AR+CT CR- 9-4 . 5 CAPAc"T" 'Y 3D0 CRITICAL GAP= 6SEC. IMPEDANCE ADJUSTMENT= .95 ADJUSTED CAPACITY 285 ' CAPACTT USED= 19,5 IMPEDANCE CREATED= .98 DEMAND (LOS=C) 8 CAPACITY OF SHAR ED LANES FOR APPROACH D 600 DEMAND (LOS=A) 67 1 1 1 ' LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 11 OP 6 IQ 7 ? 41 F+ Z Slte -- 4-1 0 -4r Traff'c Growth N14 S Z -4- 14;- - *It E=xisting t I` -?v Total Traffic HWY. 99W near McDonald Street Rob ^r't _ [I-wY 9?w AC-C ASSOCIATES INC 4m Pr-,tk KoVL « CON'5?ILTING TRAFFIC ENNEER 5t/iv1Q? STi9TID.J ?/? Covv i .?a ?7?,.f X225 NIW MURRAY BLVD . PORTLAND, OR 9722 9 {503{ 641-63?J I UNSIGNA D INTERSECTION CAPACITY ;?KSHEET ILighway 99 Access at Highway 99 x_iNX_ixx1x1xxXXxxXY`i1xxx1xXx:i B ? Highway 99 t H Z x C x Driveway Date of Count: Existing + Site Day of Week: Weekday;Full Access;W/ Time of Day: AM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C : all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1565 17 0 0 0 7 0 18 15 780 0 PCH 8 20 17 ' RIGHT TURNS FROM C (C.R) CONFLICTING FLOW .5AR+AT= 1180.125 CAPACITY CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY CAPACITY USED= 6.29% IMPEDANCE CREATED= .96 DEMAND (LOS=C) ' LEFT TURNS FROM B (BL) CONFLICTING FLOW AR-AT= 1186.5 CAPACITY CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= i ADJUSTED CAPACITY ' CAPACITY USED= 5.4% IMPEDANCE CREATED= .96 DEMAND (LOS=C) LEFT TU?\?S FRO>i C (CL) CONFL ICTI`:G FLOW . 5AR-AT-=_IL+BL--BT+BR'-DT -DR= 1780.1CAPACITY CRI';T_C AL GA-= 6. 5SEC. IMPEDANCE ADJUSTMENT= .96 ADJUSTED CAPACITY t :; 'SED= 1-1.27% ? IMPEDANCE CREATED)= 92 CAP:-T'? rr-+c ?:, DEMAND (LOS=E) CAPACITY OF SHARED LANES FOR APPROACH C 159 11 DEMAND (LOS=D) LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH 318 318 20 315 315 17 74 71 8 28 ' UNSIGNAI-ED INTERSECTION CAPACITY WKSHEET Highway 99 Access at Highway 99 Date of Count: Total Traffic ' Day of Week: Wee):day; Full Access; 1r'/ Time of Day: AM Peak Hour ' Xxxxtxxs?XXXXX:?-%kxxxxlxXx_:xx Prevailing Speed: 40 B # of lanes on major street: 4 A APPROACH GRADES: ' x zxxNxxxxx-% xxxxxxxxxxx A 0%:B 096:C 096 Highway 99 x _: SHARED LANES: x x APPROACH C: all x C N Driveway ' APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES 0 1565 17 0 0 0 7 0 18 15 780 0 PCH 8 20 17 RIGHT TURNS FROM C (CR) ' CONFLICTING FLOW .5AR-?-AT= 1180.125 CAPACITY 318 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 318 CAPACITY USED= 6.29% IMPEDANCE CREATED= .96 DEMAND (LOS=C) LEF'T' TURNS FROM B (BL) 20 CONFLICTING FLOW AR?AT= 1186.5 CAPACITY 315 ' CRITICAL GAP= 5SEC. IMPEDANCE ADJI.STME?vT= 1 ADJUSTED CAPACIT%' CAPACITY USED- `. 1'•1PEDANCE CREATED= .95 DE%''.ND (LOS=C) 31.5 17 DEFT TURNS FROM C (CL) CO%'FLIC11NG FLOP: .JAR :.;'-A: -B7-BI'-BR'-Dr DR- 17800.1 C_ii CRITICAL GAP= 6.5UEC. IMPEDANCE ADJUSTMENT= .96 ADJUSTED CAPACITY CAL'ACIT US ED= 11 27' IN1^EDA`NCE CREA;'ED 92 DEM'- Nr (L.OS=E ) 8 CAPACITY OF SHARED LANES FOR APPROACH C 159. DEMAND (LOS=D) 28 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equalsO.75 of P.CH 47 Traff is Growth ?l ?y 1N V ^j N Total Traffic _ HWY 99W near McDonald Street Robert NwY 5 J.GCEss KEECH ASSOCIATES INC. A?? F,Hov rc _ "0«'4GcLSS CONSULTING TRAFFIC ENGINEER <c 1tviec- Z>7i}-7D j w/;- C'p ?, vf.. ?l?.vo£ Sra,F 1225 NW MURRAY BLVD., PORTLAND OR 97229 ?503? 641-6333 a??LPo -!i?, 4-1 IT, F+ 1 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 xxxxxxxxxxxxxxxxxxxxxxxxxxxx B ' A xxxxxxxxxxxx xxxxxxxxxxxx Highway 99 x x x x ' x C x Driveway Date of Count: Existing + Site Day of Week: Weekday;Full Access;W/O Time of Day: AM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D <<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1562 20 0 0 0 4 0 19 11 783 0 PCH 4 21 12 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1179 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 6.6°0- IMPEDANCE CREATED= .95 LEFT TURNS FROM B (BT) "86.5 CO.%Y L'TCTT'IG f LOG' AR-AT'= i1CRITICAL GAP SSEC. IMPEDANCE ADJUSTnIENT-= i. C_.. i'TT' T,ct 3.81--%- iMPED NCr-RcArrpn -- .97 n N -q r, CAPACITY 318 ADJUSTED CAPACITY 318 DEMAND (LOS=C) 21 CAPACITY 315 ADJUSTED CAPAC-ITY ?1 DEMAND (1-10S=SiACITY ADJUSTFED CArTT`_' •l D (L; L S = E ; DEMA:D (LOS=D) 7? GED maic-r s'--reefs iaD;Cs _ 1 t 'n-r T ? e Is'.75 of .=CH t_ of is l_.?? ?_ l m ct.a 1 - 0 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 xxxxxxxxxxxxxxxxxxxxxxxxxxxx B A XXXXXXXXXXXX XXXXXXXXXXXX Highway 99 x x x x x C x Driveway Date of Count: Total Traffic Day of Week: Weekday;Full Access;W/O Time of Day: AM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' V0LU 1E.S 0 1722 20 0 0 0 4 0 19 11 803 0 PCH t 4 21 12 RIG;rIT T?^\TS FROM C (CR) COXFLICT'ING FLOW .5AV'+AT= 1299 CAPACITY 270 CRITICAL GAP= SSEC. IiPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 270 CAPACITY USED= 7.78") IMPEDANCE CREATED= .95 DEMAND (LOS=C) 21 LEFT TURNS FROM B (DL) CONFLICTING FLOW AR-AT= 1305.5 CAP ACTTY 268 ' CRITICAL GAP= 5SEC. i^7PEDANCE ADJUSTMENT= ADJUSTED CAPACITY 268 CAP:',r ,T',1 Sj D== 4..45°: !MPEDANCE CREATED== .97 DTE`MA'\L (LOS=C 1 . ` T7177 -,:L" r r-' P O n4 C ("T ' CO>: T I N 'G ?... ?.T L-BL-ST-E?R '1' DP- = 2.957 . CA' C =7'1 5c GAP= ?'C. T\.-EDANCE ADJL'..1-1.F. T- 97 ?p71' 'i'D CAPACT?y 57 rA^",r'_:Y S T7 D, 7.0? ? DAvrr rr?E*,TEr_. CAP'- T rV OF SHARED ?.._.FS L'OR APPROACH C 169 DEMAND (LOS=D) 25 II_OS -- Level of Service (11/89) 1 Cn major streets with 4 Lanes, conflicting voluume equals0.75 of PCH L Y/ I u 11 N1'+ , 4"i 6 r v ? ? i ?XISII'1 F-P t sire 1h 4J 47 T`-aff Ic Growth 410 N l- zt? ' ?57 % \.,, 1 4(- O 4- n 1 N ?' I v Total Traffic HWY 99W near McDonald Streel t^t _ KEE,-"',H ASSOCIATES INC. w ?1 c E S S Nwy 9 `? ,4M pz,IK rlo,,,L CONS.LILTING TRAFFIC ENGINEE5-mmuer- S' A-*m ,J W/ Covv?CJ? .c?Q ?nnf; 225 N\VV MURRAY BLVD., PORTLAND, OR 97229 031641-63,53 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 ' xxxxxxxxxxxxxxxxxxx>xxxxxxxx B ' A xxxxxxxxxxxx xxtxxxxxxxxx Highway 99 x x ' Y X C x Driveway Date of Count: Existing + Site Day of Week: Weekday;Limited Acc;W/ Time of Day: AM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C <<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL C T CR BL BT BR VOLUMES 0 1565 17 0 0 0 0 0 18 15 780 0 PCH 20 17 RIGHT TURNS FROM C (CR) CONFLICTING FLOW . 5AR : AT= 1180. 125 CAPACITY 318 ' CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 318 CAPACITY USED= 6.2996 T"07-DANCE CREATED= .96 DEMAND (LOS=C) 20 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR4-AT=- 1186.5 CAPACTTY 315 CRITTCAI: GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 315 C..^A(`_Ll'` `.::??D= 5_ T""D DAT<CE CREA`?ED= 95 DE?1.?!?? OS=C) 17 - r H r? 1, 1, S C. `} .3 Y_ R APPROAC :z. _...... _ ._:. HAri.., LA,} _ _ T- ::. u l ?:C, S 1,T J, t:, -, ,, aneF. l: i....l? ? g vo1uum.e eq u caI 0. 75 of •-`CI UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 r xxxxxxxxxxxxxxxxxxxxxxxxxxxx B ' A xxxxxxxxxxxx xxxxxxxxxxxx Highway 99 x x x x x C x Driveway Date of Count: Total Traffic Day of Week: Weekday;Limited Acc;W/ Time of Day: AM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B <<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR ' VOLUMES 0 1725 17 0 0 0 0 0 18 15 860 0 PCH 20 17 ' RIGHT TURNS FRO`'? (" OCR) CONFLICTING FT OW .SAR+AT= i30C.i25 CAPACITY 270 ' CIZITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= ADJUSTED CAPACITY 270 CAPAC-- Y USED= 7.1-100- IMPEDANCE CREATED= .95 DEMAND (LOS=C) 20 LEFT TURNS r' ^°f B ( B7 CONFLT_CTI'?G L L I AR=AT= 1306.5 CAPACITY 268 r CRTTICAL GAP :7 7,5."C. I`1PEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 268 3 n% IT ?,inFDT1?TCE CREEIiTFD= nr ,? _ ., DE"Ikti's (T 0S=C) a i-. 7 - :-?r nn w n' (7 07 ;', ;? T\ T T. %7^N C'I NR T P -\C)?.r 1. C l;' T -1 S- " D ( T OS=F ) 20 F" i_O`_' ._ Lc-.-el of 'S'ervice (11/89) I O 1.n.aior streets with 4 lanes, conflictir: voluume equals0.75 of PCH i z p O It- 10 4- ,;?v Total Traffic HWY 99W near McDonald Street Robert _ NwY 9'? Re.aeS5 rEECH ASSOCIA I ES INC. AA' pL-1,< 1-e>v rt - `1'"1 Tfn ff ecEss CONSULTING TRAFFIC ENGINEER 4E/ZVIGE of57v tc 1225 NW MURRAY BLVD., PORTLAND, OR 97229 15031 641-6333 IStlno Aj 41 4 Traffic G r o w t t 19T?- F? 1 UNSIGNAL•IZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 ' xxxxxxxxxxxxxxxxxxxxxxxxxxxx B ' xxxxxxxxxxxx xxxxxxxxxxxx Highway 99 x x x x t x C x Driveway Date of Count: Existing + Site Day of Week: Weekday;Limited Acc;W/O Time of Day:.AM Peak Hour Prevailing.Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0%:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1561 21 0 0 0 0 0 20 10 784 0 PCH 22 11 RIGHT TURN'S FROM C (CR) CONFLICTING FLOW .5AR-AT= 1178.625 CAPACITY 319 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 319 ' CAPACITY USED= 6.9% IMPEDANCE CREATED= .95 DEMAND (LOS=C) 22 LEFT TURNS FROM B (BL) ' CONFLICTING E L'0W AR=AT= 1186. 5. CRT_TT T C (? L'C IMPEDANCE ADJLTST_.ENT= 1 .:: 7- CA ? C;APAC TTY S ED ... ? 1??pvDAN CE CREATED= .98 CAPACITY ADJUSTED !'' ? PACITY DEMAND 315 315 11 Cirr` L_.?:E C= ??P RO: C. C 0 DE'_ -NN 22 1 1 1 I`e:2".'1!`P (1_,89) C)s' ii:??C? C^?S wit-1, 47 l Lieu, L<`ii--L;C 11"I C{ C.i.ll lTi? GCjualSv.75 CJi PCH 1 1 t e UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 Date of Count:. Total Traffic Day of Week: Weekday;Limited Acc;W/O Time of Day: AM Peak Hour xxxxxxxxxxxxxxxxxxxxxxxxxxxx Prevailing Speed: 40 B # of lanes on major street: 4 A APPROACH GRADES: xxxxxxxxxxxx xxxxxxxxxxxx A 0%:B 0%:C 0% Highway 99 x x SHARED LANES: x x APPROACH C: all x C x Driveway APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOL '?ES 0 1721 21 0 0 0 0 0 20 10 864 0 pCH 22 11 RIGHT TURNS FROM C (CR) CONFLICTIING FLOW .5AR-A"1-- 1298 .625 CAPACITY' 271 CRITICAL GAP= 5SEC. 1MPE-DANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 271 C A1 1CITY USED= 8.12% I":PEDANCE CREATED= .94 DEMAND (LOS=C) 22 LEFT TURNS FROM B (BL) CONFLICTI NG FLOW AR' AT= 130`.5 CAPACITY 268 CRITICAL C 1F "CIT`_' GAP= 5SEC. USED= T"1P-DANCE DAN E AD 7TSTMENT= 1 CREATED= .97 ADJUSTED CAPACITY DEMAIND ( LOS=C) 268 11 nn?m?: ?i, f L-_ 7_ 111. N P" nT?T?pL=. T -?II; L_._, .-..D TCI - ? ,np pnhru ?.?_??.:. C 0 ;. -? rl rrt AND D7.A ,_...5-?) , .. T ? / 0S - L C\'L1 L?.L r iJ ei' \' 1Ce 111! P. q ' On major streets with 4 lazes, conflicting voluume equals0.75 of PCH 1 _ • IL Oak z 4- 4 Existing •N \n 1 ? -4r sire - - i i O r ?l ?j 4- 4 Z? 4- ?i T Growth i _ i zy -4v ®-, ; Total Traffic HVVY! 99W near McDonald Sireei R .-"H ASSOCIATE'S INC, K E E P111 Pr-4-1,e- 14a„r. CONS 1I_TING TRAFFIC ENGINEER 5t'?v/er S7-h-mmt! 22I NW: VURRAY BLVD., PORTLAND, OR 97229 ?503? 6?+1-63? 1 1 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 ' xxxxxxxxxXXXXXXXXXxxxxxxxxxx B ' A XXXXXXXXXXXX XXXXXXxXXXXX Highway 99 x x x x ' x C x Driveway Date of Count: Existing + Site Day of Week: Weekday;Full Access;W/' Time of Day: PM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A 0%:B 0-%:C 01% SHARED LANES: APPROACH C : all APPROACY >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOL1T:?=ES 0 137-1 25 0 0 0 12 0 29 21 1746 0 PCH 13 - 32 23 1 RIGHT "URN"S r ROMI C (CR ) CO'•:FLICTIZrG FLOW .SAR- :-0-23.625 CAP ACTT`' 373 CRITiCAL GAP= 5SEC. T`"RED?:\CE ADJUSTMENT= 1 ADJUSTED CAPACITY 373 CAPACTTY USED= 8.589e IMPEDANCE CREATED= .94 DEMAND (LOS=B) 32 LEFT TURNS FROM B (BL) CONFLT_CTTNG FLOW NR--A T= 1053 CAPACITY 369 CRITICAL GAP= 5SEC. !MPEDANCE ADJU'ST`°"•=NT= 1 ADJUSTED CAPACITY 369 APACI% ? SED= 6.193z T`?EDt^CE Cq r?•:D=: C, DEMAND (LQS'-B) 23 R N r) \4 rn-tT TT.,r T _ c L O1?. rT '13 c:t`. 71 ,t. "n7?P Tr _. "1 -. . C ?L T„T P=- ? rr (' .__,. TI L'r? 1, \ \?r ASDV i..•('Tn•^LA /. 7 ` }• 96 ADV V??)TE? \ ?17. 1?i1. i . o T Tr (I I T) • C. _ 1 n 10 7' -•-. C-.11 DEMAND i OF- -, 1ED L.'1"?Z -D.%:? A P P R A C H (^ DE_,.-AND 0 :? is Cls 'y.iG ?: c?.l of se-1`. Ice (11/89) 01, ZI?a30r streets lry??ii lai:es, conflict:i;lc3 voluumt' eC1uaiS^.i5 of PCH • 0 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99. ' xxxxxxxxxxxxxxxxxxxxxxxxxxxx B ' A :4XXXXxxXXXXX XXXXXXXXx:ixx Highway 99 x x i x x C x Driveway Date of Count: Total Traffic Day of Week: Weekday;Full Access;W/ Time of Day: PM.Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH-GRADES: .A 0%:B 096.:C 0% SHARED LANES: APPROACH C: all APPROACH >>>>>>>A<<<<<<<>>>>>>>D<<<<<<<>>>>>>>C<<<<<<<>>>>>>>B<<<<<<< ' MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VO:UMES 0 1519 25 0 0 0 12 0 29 21 1926 0 PCH 13 32 23 RIGHT TURNS FROM C (CR) CONFLICTING FLOW SAR-A?= 1148+ 625 CAPACITY 331 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 331 CAPACITY USED= 9.67% iMPEDANCE CREATED= .93 DEMAND (LOS=C) 32 LEFT TURN'S FROM B (BL) CONFLICTING FL OW ?.R=A T= 115,83 CAPACITY 327 CRITICAL GAP= 5SEC. IMPEDANCE '.DJUST_`"E\T= 1 ADJUSTED CAPACITY 327 :.: _ - I V... ?tT •_D- 5 DEMAND (LOS=B) TCT1NG m _ ._'r' T'R D. TDR - L' ^ . ?. '.rv I!`t - C'D T.^, T C:1,i . A7, ? _ - T%4 1lcr.?1.+ }}"( T_ 7i LTV ?.J T?.R 7?'\T._ nr T-1-iCD r,AP: ._. 1 N, 1) i O.; -,i -- or ?o s 1:=??;1 lane: f Cc%i"i aiS V .7 ? O f PC i: T?f .. r - ? i. t .1 yr a'z'! tr ? r ?J .1 Jr y 1 44 All AL, 1? ? '?a qf.:' • - - ?cve 1`v 'Sp 'c v' ."`f 'rt-.'? t2. ? + •: • ~ e 71?/?? J d `?•?,,.c ?' ' i ? ?1 t ? ' •? iv ? 1? r . ? ? j MF . 1 T ?Y ?4. r - .. t r ? ? va±"i• f rY • - _ 4 a Site 0 d= z T:-affic r I 4- I 'W Growth n Zs z? 1 1. 4- 414- 4 ,o 14-77- -e -47 L. + ?. C; + G r N Q- a- 4- 4j4-1- to - ?Ia,Yr Z Total Traffic HWY 99W near McDonald Street 14wy 9Qw Ac'cess PA Pr, gK. Hovn_ - FvLL- ?-ccr- ss SLiI v/C? SfQ'TiaJ W/0 Couv?U![,•chs7DzE RObert - KEECH ASSOCIATES' INC. CONS11LTING TRAFFIC ENGINEER 1225 NW MURRAY BLVD., PORTLAND, OR 97229 (503) 641-6333 1 1 UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 xxxxxxxxxx B Date of Count: Existing + Site Day of Week: Weekday;Full Access;W/O Time of Day: PM Peak Hour Prevailing Speed: 40 # of lanes on major street: 4 APPROACH GRADES: A' 096:B OAS:C 0% SHARED-LANES: APPROACH C. all A Highway 99 x x x x x C x Driveway APPROACH »»>>>A<<<<<<<>>>»»D««<<<>>>»»C«««<»»»>B«««< ' MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1383 21 0 0 0 10 0 25 19 1747 0 PCH 11 28 21 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1045.125 CAPACITY 372 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 372 CAPACITY USED= 7.53% IMPEDANCE CREATED= .95 DEMAND (LOS=B) 28 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 1053 CAPACITY 369 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 369 CAPACITY USED= 5.69% IMPEDANCE CREATED= .96 DEMAND (LOS=B) 21 LEFT TURNS FROM C (CL) CONFLICTING FLOW .5AR+AT+AL+BL+BT+BR+DT+DR= 2374.3CAPACITY 1 CRITICAL GAP= 6.5SEC. IMPEDANCE ADJUSTMENT= .96 ADJUSTED CAPACITY 1 CAPACITY USED= 1100° IMPEDANCE CREATED= 0 DEMAND (LOS=F) 11 CAPACITY OF SHARED LANES FOR APPROACH C 4 DEMAND (LOS=F) 39 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equalsO.75 of PCH UNSIGNALIZED INTERSEC TION CAPACITY WORKSHEET Highway 99,A6 ce6s`at Highway 99 ' Date of Count: Total Traffic Day of Week: We.ekday;Full Access;W/4' Time of. Day: PM Peak Hour xxxxxxxxxxxxxxxxx Prevailing Speed: 40 • B # of lanes on major street: 4 A APPROACH GRADES: ' xx xxxxxxxxxx A 0%:B 0%:C Ohs ? Highway 99 x- x SHARED LANES: x X. APPROACH C: all x C x Driveway. APPROACH >>>»»A«««<»»»>D« ««<»»»>C«««<»»»>B«««< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT Bk ' VOLUMES 0 1523 21 0 0 0 10 0 25 19 1927 0 PCH 11 - 28 21 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1150.125 CAPACITY 330 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 330 CAPACITY USED= 8.479999% IMPEDANCE CREATED= .94 DEMAND (LOS=B) 28 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 1158 CAPACITY 327 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 . ADJUSTED CAPACITY 327 CAPACITY USED= 6.42% IMPEDANCE"CREATED= .96 DEMAND (LOS=B) 21 LEFT TURNS FROM C (CL) CONFLICTING FLOW .5AR+AT+AL+BL+BT-BR+DT+DR= 2614.3CAPACITY 1 CRITICAL GAP= 6.5SEC. IMPEDANCE ADJUSTMENT= .96 ADJUSTED CAPACITY 1 CAPACITY USED= 1100% IMPEDANCE CREATED= 0 DEMAND (LOS=F) 11 CAPACITY OF SHARED LANES FOR APPROACH C 4 DEMAND (LOS=F) 39 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH Nlv l s hT?? ? sa Z Site i f -_ 4? _Zr Z T:- "ic Growth ?xisfian:g: L z1 r4 4- 41 4 1?v Fk;'. 41- J. 1 Zy 4- I v Total Traffic HWY 99W near McDonald Street Rob -rt - ES W vq?w Aacr:55 KEE"H ASSOCI_ INC. p4 P?v- jib _ Limirr,,& ass CON??)(_TING TRAFFIC ENGINEER 5riiviez SrRTiau W1 GovvFNi ???5 X225 10: ',HURRAY BLVD., PORTLAND, OF 97229 1503) 641-633] UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 Date of Count: Existing +-Site Day of Week: Weekday;Limited Acc;W/,- ' Time of Day: PM Peak Hour XXXXXXXXXXX Prevailing Speed: 40- B f of lanes on major street:. 4 A APPROACH-GRADES: ' A 0%:B 0%:COhs ' Highway 99 x x SHARED LANES: x x APPROACH C: all. ' x C x Driveway. APPROACH >>>»»A«««<»»»>D« ««<»»»>C<<<««»»»>B«««< MOVEMENT AL AT Ak DL DT DR CL CT CR BL BT BR 1 VOLUMES 0 1379 25 0 0 0 0 0 29 21 1746 0 PCH - 32 23 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1043.625 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 8.58% IMPEDANCE CREATED= .94 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 1053 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 CAPACITY USED= 6.23° IMPEDANCE CREATED= .96 CAPACITY OF SHARED LANES FOR APPROACH C 0 CAPACITY 373 ADJUSTED CAPACITY 373 DEMAND (LOS=B) 32 CAPACITY 369 ADJUSTED CAPACITY 369 DEMAND (LOS=B) 23 DEMAND (LOS=F) 32 LOS = Level of Service (11/89) ' On major streets with 4 lanes, conflicting voluume equalsO.75 of PCH ' UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 Date of Count: Total Traffic Day of Week: Weekday;Limited Acc;W/, Time of Day: PM Peak Hour x xxxxxxxx Prevailing Speed: 40 B # of lanes on major street: 4 A APPROACH GRADES: j xxxxxxxxxxxx xxxxxxxxxxxx A 0%:B 0%:C 0% Highway 99 x x SHARED LANES: x x APPROACH C: all ' x C x Driveway APPROACH >>>» »A« ««<>>>» »D« ««<»»» >C< «««»»»>B« ««< ' MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1519 25 0 0 0 0 0 29 21 1926 0 PCH - 32 23 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1148.625 CAPACITY 331 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 331 CAPACITY USED= 9.67% IMPEDANCE CREATED= .93 DEMAND (LOS=C) 32 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 1158 CAPACITY 327 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 327 CAPACITY USED= 7.03% IMPEDANCE-CREATED= .95 DEMAND (LOS=B) 23 CAPACITY OF SHARED LANES FOR APPROACH C 0 DEMAND (LOS=F) 32 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equals0.75 of PCH r+r ? Z Site _ Existiri t,y 4- 4-141 p ? 4-I T F-?. I-D -® 2? I? 4J 4- 4 T,-af f is Growth 'of ? N r Total Traffic HWY 99w near McDonald Street Rod rt _ _14-w 5?w A acass KEE,-",'H ASSOCIATES INC. PM Pv4x Hov•z --Lim i'7-a kac",3 CONSULTING TRAFFIC EN61NEER 5 f- t vi cr: 'S-r4-ri v U W/o Couv???r?c?STO? 1225 N1W MURRAY BLVD., PORTLAND, OR 97229 (505 641-63551 ' INTERSECTION CAPACITY WORKSHEET UNSIGNALIZED Highway 99 Access at Highway 99 Date of Count: Existing + Site Day of Week: Weekday;Limited Acc;W/O ' Time of Day: PM Peak Hour xxxxxxxxxxxxxxXXXXXXXXXXXXXX Prevailing Speed:.40 B #of lanes,on major street: 4 A APPROACH GRADES: ' A 0%:B'O%:C 0% Highway 99 x x SHARED'LANES: x x APPROACH C: all x C x Driveway. APPROACH >>»»>A<«««»»»>D««<<<>»»»C<<<««»»»>B«««< MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1383 21 0 0 0 0 0 24 19 1747 0 PCH - 26 21 RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1045.125 CAPACITY 372 ' CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 372 CAPACITY USED= 6.99% IMPEDANCE CREATED= .95 DEMAND (LOS=B) 26 LEFT TURNS FROM B (BL) CONFLICTI NG FLOW AR+AT= 1053 CAPACITY 369 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 369 CAPACITY USED= 5.69% IMPEDANCE CREATED= .96 DEMAND (LOS=B) 21 ' CAPACITY OF SHARED LANES FOR APPROACH C 0 DEMAND (LOS=F) 26 n D [I 1 LOS = Level of Service (11/89) On major streets with 4 lanes, conflicting voluume equalsO.75 of PCH UNSIGNALIZED INTERSECTION CAPACITY WORKSHEET Highway 99 Access at Highway 99 Date.of Count: Total Traffic Day of Week: Weekday;Limited Acc; W/O , Time, of Day: PM Peak Hour ' xxxxxxxxxxxx xxxxxxx Prevailing Speed: 40 + B k of lanes on mayor streets 4 A APPROACH'GRADES: ' xxxxxxxxxxxx XXxxxxxxxxxx A 0%:B 0%:C W Highway 99 x x SHARED LANES: x x APPROACH C: all ' x C x Driveway APPROACH »»>>>A«««<>»»»D<«««»»»>C«««<»»»>B<<<«« MOVEMENT AL AT AR DL DT DR CL CT CR BL BT BR VOLUMES 0 1523 21 0 0 0 0 0 24 19 1927 0 PCH 26 21 ' RIGHT TURNS FROM C (CR) CONFLICTING FLOW .5AR+AT= 1150.125 CAPACITY 330 CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 330 ' CAPACITY USED= 7.88% IMPEDANCE CREATED= .94 DEMAND (LOS=B) 26 LEFT TURNS FROM B (BL) CONFLICTING FLOW AR+AT= 1158 CAPACITY 327 ' CRITICAL GAP= 5SEC. IMPEDANCE ADJUSTMENT= 1 ADJUSTED CAPACITY 327 CAPACITY USED= 6.42-° IMPEDANCE CREATED= .96 DEMAND (LOS=B) 21 CAPACITY OF SEARED LANES FOR APPROACH C 0 DEMAND (L•OS=F; 26 LOS = Level of Service (11/89) ' On major streets with 4 lanes, conflicting voluume equals0.75 of PCH r 1 1 APPENDIX H Site Layout • I r) ~ 1} • , ~ , ~l., of ~ - .a , , . t~ ~ ~ ' , ' t , . 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NO. 233.003 TYPE F'R~L~MiPIA,RY I - - - - - - r - ~ - - ~ - 1•r-r- - - - - - ' y t 1. I e k,~, rl 1" , Y l~ ~ . e. ~ r: 'r, r{ v, ~ ~ , ~r ~ f + ~ 1 . 'i j . Q~ ~ •1 ~ ti ~ 1 A 1 1 1" . r 1W 1," 11 ( 1 i . 1, 'r ~ , r' •y , . 1,+ " x s , ' ~ , ~ fr ~ ' . s ~ 'i ~ ~ / f ~i ;5 t , ~ '~i ~ } ~ ~ 4 . ~ h: In I , ' ~ ~ ? I 1 COPYRIGHT 1994 ~ Miler Consulting Engineers,lna. V ~'t ' • Y .r r ~ ~ n ~ I, . • f C4NSIliING~ ' ENGINEERS . ' i ` . 9510 SAM 8orbur Blvd.•.~'~r, ~ • Suite One Hundred r 81'-3 3 4" 591-9" 60'-0" Portland, OR 97219-541,x, .Phone (503) 246-1254;.' w,, Fax (503) ,Z46-1395 , rry~, " - r, ~ ~ ~ ~ tt: ~ i n ~ '.rr4e i. I 12' x 12' RAMP . " 1 ~ r ~ • 8 ~ , ~ . ~ 1 1 ~ ~ t ~,1 ~ ia. d' • ! • ~ ~4. ~ ti,, ~i~ , 12'-0" 34'-0" 12'-8" i ~ ~ ~y r n ~ ~ . • - - ~ t rt N 1 1 ~ y „ ~~i ~ ~ ~:r N O ~ , I N ,1 . . 00 ~ A N ( 4`,c t 0 ~ ~ ;,i~:w I N I t I N MAIN OFFICE OFFICE OFFICE LUNCH ROOM MEN'S WOMEN'S MAINTANAN~ ' r MAINTANANCE 1 v ~ ' ~N 0 2 ~ . , ~ ~ ` I • ~ ~~ti,' ' I I 1 I I ~ I ~ O t1~ t. ~ - . V U'~. ~ - - - ~ ~ ~ r / t . c0 ~ ~,~r~ i{ ~ N ,Y'~~ 1 ~ ~ Y1. O t N. O r y ~ I I I I ICI ~ ~ ~ N } < ~ h ~ 1 : ~~r A r ~ 1~ t' , J 1 RETAINING } ' ~ • ' ~ ~ ; ~ ,t f~; " WALL. I ~ ~ ' w,~, ' I I I I ? T t~ iii ~ ~ - a1 F 1~ ~1 / a1 ?1 ~ Ir a l1 1 1 •a 1 1 i •1 f1 a1 , I t 1' 1 1 1 ~ t I i , L ~ , i 1 f 1 I 1 ~ 11 / 11 t r} . 1 / , ' 1 .1 1 , Y '1 1, ~1 ~ . ' 1,1 1 ~ I, 1' 1 i~ 1 ' 1 1~ 1 1 f 1, ~ 11 a ' 1 1 . I /1 a •~It 1 11 Y 1 • 1 " • ~ 1 ~ / N ~ , ~ ~ i [ ~ 9~'~ ~ • •i,Y~l 1 ~ RAIv~ ~-:----+t ' ~ ~ 11 STOR E ~ ~ J08 No. ~ ~ ~ ~ ~ 1 If 1' r1 1 11 41 •1 / , 1 41 ~ ' 1 1t '1 , 11 ~1 J I • 1 ~ ~ a • r / 11 1 1/ ~ ~ ~ 1 1 rr ~ 1 f ~9~00;5~9xA.,; ~~AwN • r ~ ' a ~ ~ ' ' ~ ' 11 ' / .N 1 '1 ' 1 a II 1 'r . ~ Ci~ECKEO • ~ ~ ' ~ 1 M 1 M 1 1 M 1 M 1 q 28 -0 28 -0 28 -0 28 -4 28 -0 q ' 111 ~ r w~~ OATS n /n /ri r,., ~.i'~~~' 200'-0" REMSIONS w. y, 'I MI.. I A'i I, f ~ . .:.I ;tall FLOOR PLAN r f ~ 1 /M. 'Jr Z V. .i SHEET N OT F i y 11 1 4 h r,l i - - - ---T- - - - r i - ' , OOPY'ZiGHT 1994 ' Md'er Consulting Engineers,lnc,, ' - . ~r METAL ROOF ~ I L E R CONSIl11NG ENGINEERS - ~ ~ - 1 - - - 9570 SW8orbur8lvd. Suite One Nundred Portland, OR 97219-5412 : METAL ,METAL Phone (503) 246-1250 , SIDING SIDING Fax (503) 246-1395 t ' o 0 I ~ ~ 8 CONCRETE 8 CONCREIE N N 8LOCK WALL BLOCK WALL 3 x 3 •I 3x3 ,I ~ 4x3 4x3 4 4x3 4x~ 4x3 4x3 C_x3~ 4x3 4x~ ~ JJJ L ~ ,j i 3'-0" x 6'-8" 6'-g., MAN DOOR. R. If i n ~ U ~ M ~ Q QN i ~ z , O ~Z , J o~ ~ U~ J J ~ 3 F- Q w 3 a a~ ~ oQ . w . ao z aN ~n Q ~ METAL ROOF ~ N 12 ` 1 - i 1 s Z ~I ~z 0 ~ i w> .,~i +i ~ wJ METAL o ~ ~ w SIDING ~ ~ cv U o UQ N ~ Z w 8" CONCRETE t t t , N , ©LOCK WALL `j ~ l J08 n0. ~ ~ - ' ~ ~ 950059 , ~ ~ ~ ~ ; ~ ; CHECKED ~RA1MJ 4'-C 4'-0" ~ 1'-6" _ .,.--.r-~~-~--- ~ OATS' /n /n ~ G %7 J i REVISIONS EAST ELEVATION SECTION B-8 SHEET -20F 3 c' a " T ~ - . -r----- - - ~ ' i r ' h . . I "t. . ~ . ~ ~ ~ ~ ,tti;. ,,i•' ' ~t, COPYRIGHT 1994 METAL ROOF Miler Consulting Engineers,Jna` . ~ 'r~ - - - - - - - - - - - - ~~=~s=~_==~____-________ 8" 4HR. CONCRETE DLOCK WALL • ~I II ~ " FULL 11EIGNT AT 2 PARAPET. , I I ly ~ 1 \ i t~ ~ o L o C4NSIl11NG ° ~•ENGINEERS' ta` N ~ CGNSTUCTION CONSTUCTIGN JOINT JOINT `~1 9570 SW Q~rbur 81vd. Suite One Hundred Portland, 0~ 97219-6412 I Phone (503) 246-1250`' `•1~ Fax (5Q3) 246-1395 ~ ~ ,y . , s;.~ . ,I . q y.YI ' ~~I 1 1'I rr~~ V1 ~ , IJ ~ I n ~ . 'I ~ I ~ , ' J J U . ' 3 z ` w a~ Qa ~N ~ I Q a Q Q Q~ .S, ~ ~ ~ N METAL ROOF ~ ~ ow,,~ 12 ~ ~ U C~ 1 ~ 3Q o v~ • Z ~ 000o F METAL SIDING ~ ~ ~ . o o ' 8" CONCRETE DLOCK WALL o I PRODUCTION PRODUCTION ~ , N STORAGE STORAGE 10 _ _ ~ O I o ~ ~ f`. g 4x4 10 N I 10 g ~ Q ~ y 1 nl - ~ I I, I. U ~ ~ '~nn I ~ ( I I . 1_ ~ I 1 1- .y/ I-I I I- I' -1- ~ ~ ' ~1-I ~I ~1 I 1_ 31-G" x ^1- 811 ~'-D" x VI- 8M I I _ I I I f 4 _ON I 11'-6 w Q J I MAN DOOR. 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S ~y/y~ ,1 ~ d ~ • ~ Y, ~l'~ r~l~ ^l ~ 1F~~,,.:1tty.~`,! _ - .?i.~`.i 3x a' ~y,h~lAlr, +hV.lr7ty~t„sl'l' Lr,l+„v%h`' i~ ~i+~tl,?" h, f?. • , a f JIV,~ ,i ! k , ~ v' < . ~ ~ .l • ~r6.~'e.'i'a.4L r !a „ ` nb.~ . w -•..a~. _yy~ fY ,t"~r7'~ f lira a'~ "d, ',F ah" .rr A,., J~• S~ "~~tjt~"r 1'N~t ,~3 A.r>M+3!~•.f 3`i;,, "1" .'yd'gk' T'~' L~. r 1 'til" „ ~y °.ulF' r.a, ~ ',"d„~}. ,ia~ art, 7+v5j~ ~ ip x , •;b'. ,,~r~ _ - . I ~ ~ ~ / 16'1- t: t w ~ : ti / / / / i / ~ i 55J,,, , ~ Yf~ vy r A ~ . a, ,r ~ - I v ti{ y,, "%",k', 'ti 'lii.,a. ;Ir!y+;'af4`~..,, "A. n~~?~~. Y, :l~•C~,M '2 -~xf„", ,w,•', r ~ „ Q 1 'w er~`K u~,~r, •Ar-~t~v ~>;iA ;M.,~„•,~, ~•>t1+,. e : t ~ ~ ~+162, V?~i~- ~ / / Q~~ , - +~i1' ' , , , 2023"V' ';r«Q~, _ ~ ...f k"•~V'i' y- ~ra~~1,•..4 ~a',Sei, +~,':1 '~0'~.'~4+:1y. ' .1,;,i:~m-,'~1 ~r~ w ® 1 ^ , , n r' i _ ~~1~ - _ •~f . y. ; ~W'1+Y t~ •f, ,I. .ry~~.c ~ r .l'' ~S~fi' :~rn• "ti `5~,,,+•q, Y .c. ,n. +r„~ . r '`'I;''~~' „ ~ n J .,,r. V P'r ` 1 )1 .aK •1 't• ,.i r, ~ , ~ ^ r . } L ' a d } , r,, w ` .,1 D0' / ° ~ ~ e~ / 61.5 ~ 2.5 • /i' / / ~ 1 r'rl-, ,•rX J . r ,F „ w •~I. h c , t ~t, ~ y~ lr It YY~cvf ~r ,.~Y,"r ~ 4hy~• 7 V Q 4. -low ;Krv < t + r , w t .+i'+ -161,2 x' yi`. r, t 1r1, 4 ,i M1rf ~ , , . , y yp/.,V y ~ .r M ^ • ~ ~ ~ & Ia 4+, a ~Y'^ ' ~ r ~r,rl... ~ 1 . 1 COVERED r - , , rM • 155.6 J ~ ' • . ~ 1 y - ~ r ' Wf ` ~ r r ~ w. ~F"l~„'+'1+'1'IY` '~w'.r WVFl" ~1 `J + ti A. yi'~`1 r': • .i DOCK / / ~ ? / , 25:49.1 - 4',.h•, , ~ . Q .G / W ~ ' . L~± t r>)T* ' ~ / ~ ~6~~ ~ ' MQ' ~ 'T ~ j r t1:J:, a r RSO64.00 L=2$.38 •~,;11 . 0~28.11 C8-4,478'54'41 E r ~ ~ 159.2 _ rG ' p. ~j ~ ~ ~ ~ ~ , ' , .r r . Imp.. 'w , 91" ' rv ;y+ •N 19'15'29°W to SICN, ~ir`„`C1~ ~ ~ ~ ~ ~ ~ ~ 157.9 ~ „ ~ ?5. ; ti ' ~ ,r r ?k ; . ? / ` " - a • 15&0 rig. Q r, ~ ~ e k. :~~~~•i~Yl~lifn ,Igl~llr' a~Ylr~ I 581. / ~y1 scApE aU~FcR `+'~4 't,,~ °L ^ ~ P ~ ~ ' ~ ~ ~ r \ ~ • w ;~K 15F, , 1:,,,.1 N'AY' •w • ~ 1~a~1r~rY i1 'Y' M0. ~ ~ + ~ + l' R ' 4.4,~~~ w.M fT'• r,yA ~1r,~rr i R' - -1=- -----=f'~., / N / / REFERENCE s i + s' w r ~a NORTH 1~ 0-7 , ~ . , 1 •15&5 ~ ,~~„,a•' ~~hr 1 r a Y Y ,n, ' '.fir ~v.",~ °N± t+,•: SITE PLAN , -30.o J ^ v x 4 ti' SAN 4. 57.6 30' n,30' 60' Q0. t•f , Y"`~ "'WIN RN c 1 .t r,. ~ Y ` ` , ? . Y# t4r • ~ ' . }E 14&$2 y ~ „ iR ` C' »fl ~•i' IF, 149.13 E •iy. tk'.. ,i, '''r` a: , f a„ r.. J 157.8 • ` ~ _ • lE 14$.137 • ) . r • ~ ~ , P ` h+ rn~- ' ~ ~ r ~i}~},~ ~ ~ ~:,r ti '7•~'r+.,"t ;~~t,ra ~ ,.I` r~n~ ~ ' i. 1, V, > DATE PRINTED SCALE PROJ. 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S '•+.s e } 7?tS~nY,•f, •i- ^r a, .>e .~i -~'n." r ~ ';iie;, w•~ •e' ^r 'Mnlt r ,{t' i i 1'S _ > v , • ~ ~ , ,i' 'y i, 1'c ~i, '!Ir 'r'~,~~Y, n'r _ .~.i' •~',n. r , Y, y4,'txil~ ,n ,~,,~~>4'•;'s,?~ n ~ : r tt ~ ~br„•x4~.~~,;.. i,Y '•Y" , r, - 1 v , . + „ ,~.+`v,~v 'N,r t.yC , ,I ~ «f. "N~ ,~q~yt fT t p• r ms.• ,.w , ~ , yCd~md,.rJ+~~ ,~2 a "~'•i A, .v 'Oi ISe yr - , ~ ~!`;t? y rf~H sr k '`vy^l1'' '6 ".tir ~Y A' .y KS, ;ii. / a. ! 7', ^,lr'°` .nlw P~µ '!1~ . ~9~ ~ t^• •.yi.T+;Fr,. ly+F "e ",yvr 1 y~`~~, 'M',,; ,.,'^5, - ~h - 1 }t,~"'re' y, 4 .ta. y •l. o ' y'~yn t:. i. .t r• P' . ' r' 6 •J` iw yi~F'~tlLJrC+)~'y"9,h' rrtti, •,I 'r`>~'S~iY' I o' ~ ' , - .J•' „+i 1~ 7~A. 1 -1r r ~ ' r , b ''~'v1„ • va ~ t - `%.+`Jrr~` rf J, ,+'1y,, ~rtrr. r, ,r t ^~''y w~,:4 ' ~ - - y _ R ~ y4: , p s fiPPt ,I ~'~p}k,y~l ,'Y ~~~G ~.kv 1 ".tti ~ Rr${~ ~~,a~u ij` ~ ' NTLINE 14ECIPIGTIQ - PLAIiTING AND SECMNG F, GENERAL: Alt plants shall eo?rtorm to ell applicable standards of the latest edition of the "American Standard •,,y~rre..' i ~ i j for Nursery Stock", A.N,S, 1.260,1, FERTILIZER: For' trees and shrubs use Commercial Mix . Inorganic 5•G-3 with micro nutrients eM 50X slow releasing nitrogen, R 4 ~ gyp, ~ 1 .C ' GHAwtoLK TRI=~'1GS ?~~r'Y stock shall be he~?tthy, well branehM and rooted, formed tnx Co variety end specie, full Roliagcd, free pt~ING- Place the ~ ~~OU';<IDCOVBR C'~,~~.. of disease, injury, defects, insects, weeds, and weed roots. Trees shall have straight trunks, sYmnetrieel aril shrubs ri pia ft on a layer of compacted planting mix et the center of the planting hole. Ptent trees N ~or ~9Nal) tfps, and hour an intact si le feeder, up 9ht end ace for best ra ~ N ~ ~ 238 AUU ARCTOSTAPHYLOS L'VA-URSI "MASS." 1 gal. 3' o.c. ` ` ~ ~ lams, Chec r >M~ ^Ce• R~ containers or ties arld burlap from the t of 669 l.' P k oots end tut clean arty frayed or broken roots, St ~ fj ' r~ . ~ ~ ssachusetts Kinickinick with soil mix while works a99~'r plants in rows. 8ackfill planting hole SlNlSTITUTIONS: OntY es approved by the Landscape Architect. ng each layer to eliminate voids, s S ~ 12 ~ 1~AHOlVIANERVOSA af~ahonia 1 al. o.c. ' ~ , W OiflP/UlT'EE AND REPLACEMENT: All plan;,Teterial shall De guaranteed from final eeeeptance for one full growing approximately 2/3 full, water thoroughly, then allow water to soak away, Place remains ba fi ~ sur ace around lan n9 ck ll and dish ' `'~s°' 4 ,f x07 ;VDT 1VA'~DL~A DOMESTICA "NA'~A" ] dal. ~ 2' o.c. ~ - - 7, F• yTA,~g season or one year, whichever is longer: During this period any plant material that is not in good condition P t to hold water. Finer grade should k cep root ball slightly above surrounding grade, not • and producing new growth (except that material damaged by severe weather conditions, due to Owner's negligence, to exceed 1 inch. voter again until no more water is absorbed, Ins*.ial watering by irrigations tam is ' ' arf Heavenly Bamboo `'s, , "iLII.CN 2 Vl" MM, or lost doe to vendalism)•shalt be replaced by the Contractor. allowed, Ys not ' - 39 C T ~ ral Beau 1 al. 4' o.c. ~ ~ ~ t ~ DC CO 0 ASTER DAIV.G~. Co tv ~ ROOT CROU,N AT T`O1O TOPSOIL AND fINAI ORADE'S: lands " STAKING OF TREES: Stake or guy all trees, Stakes shall be 2" X 2" (ram.) quality tree stakes with int. Th 0' w '~~~e..~ ~^~0 ~ RC RUBUS CALXCNOIDES 1 gal, 3' o.c. ~ i OF'10WD 6 AEiOvE cape Contractor is to supply end place 12 of topsoil in planting beds and 6" hall be of porgies Fir clear and stu stained earth-tone rem, Tree ties shall be "Gro-Streit" Tree i~ 9UQROUNDNG GRADE in lawn areas if topsoil on site is not eoMucive to proper plant growth, un ass offierwise notified by the or approved 1. G ~wir g T ~ ~ b" ~ A ' merald Ca cow.,l[ w~ Z.%i ~ti O}~ General Contractor. aqua W es shalt be a minimum 2 strand twisted 12 ga, wire, and 2-ptY garden hose set*.ion. NEMIOLK °~A1rK MULGµ, MIA.CMING F ' . gees . . 32 SHH SARCOCOCCA HOOKERANA HU~,IS t al. 2' o.c. ~ 1'_p- , Lerxiscaping shall incltxie fished grades and even distributim of topso:t to meet planting requirements. O PLANTINGS: Mulch planting areas with approved mediae grind bark mulch to a depth of 2 inches in • ~ •7 fi „ „ „ I~ ,:t;,Y , 1 ~ 6 VVIB VL~ICA 1~10R B01VLES 4 pot l8 o.c. ~ i O" ~ FIN1$H GRADE Grades aM slopes shall be ndicated. Plantfrg bed grades shall be approximately 3 1/2 inches below adjacent ground cover areas and 3 inches in shrub beds, walks, paving, firrished gradelines, etc., to allow for bark application. Finish grading shall remove all arf Blue Periwinkle Iz" rttw; °LANTNG 5011_ A'dD ~ I .tlepr•essions or low areas to provide positive drainage throughout the area, Finished sod lawn grade shall meet UvN AND 9IOSLMIE AREAS: After areas have been r (j FEQTILIZEQ AS SFEU}'tEd r P epered as described under soi r ~l g ado et adjacent walks, pevirg, etc. lawn areas to required grades, and insure a smooth, firm and movable lawn ar l p eparatiorf, float or drag M=t1 i -•ilt ea. Apply Commercial fertilizer W W ~ , ~ ~ ' h 1 1 K ,7 ~ 40 ~ AEG ABELIA GRA'~1DFLORA Edwacd GouchecR ~x , ~ '~'~t EXISTING 9U9CsRADE (15.15-15-5) with micro-nutrients and 50Y slow releasing nitr n at 2 NEICBICIDES: Prior to soil ration alt areas shows g g r sq,ft., Ammonium nitrate (33.5-0-0) et 10 lbs, per Ot ~ s ~ lbs. per 1,000 sq.ft., lime et 50 lbs. t prepe n9 any rr+desireble weed or ress rowth shall be treated Pe 1 000 with Round-up in strict attordence with thr manufacturer's instructions. Establish an even, fi,k textured seed bed meet9 q• t., and rake or work into soil surface, p , ~x ~4~'~-~'.. G n9 grades, surfaces aM tax±ure. eneral: Sluetag grass seed conforming to applicable State laws. No mxious need seeds, Submi ~ dwazd Goucher Abelia ~ I - I - I SOIL PREPARATIdI: York all areas by rototitling to a minimum depth of 6 inches. Remove all stones (over 1° Guaranteed analysis. Sow seeds with , • t size), sticks nartar large clumps of . ~ li a mechanical spreader at a uniform rate as specif~ced below, Rake seed , ~ 19 BCP BERBERIS THUti'BERGII CRL'1~ISON PYG:VII'' 1 2 o.c. • ~ D.~CiD' ' 'G vegetation, roots, debris, or extraneous mater turned up in working. 9htly to provide cover. ~ D.1=CiDUOLlS Soil shall be of a hortpgeneous fine texture, Level, smooth and lightly tonaact area to lua or mi 1 f P nus.0o Z , " 36 BRG BERBERIS THUNBERGII "ROSE GLOW" 5 gal. 4' o c , . . TR~~ ~L,4 required grades, BIOSYALE: Pro•time 720 Filtration Grass Mixture et 2 lbs. per 1,000 ,ft. ass . L,4NTINC~ D~T,41L Portland oR or as r ~ ( applied by Hobbs b Nopkins/ lz ose Glow Barbera app owed r1"1 In groundcover and lawn areas add 2" (two inches) of mushroom compost or Garden Care (or as apporved) and till m L,,~lo,~f,~'' u ' ~ BSA BUXUS SEVIPERVIRENS AUREO-VARIEGATA ~ gal 3 o.c 40, ,o,.sca ~~,g(„q in to the top six inches of~soit. FINE SEEDED LAVNS: Seed Mixture: "Ch ion" - Derennie • or approved l a e~ l Ryegress mix (es supplied by Seed Research of Oregon - ~ t 5 lbs, per 1,000 sq.ft. ~ M Vane sled Bo~cwood NOTIFIGTldI: The Contractor shall notify the laMsca Architect 48 ours in fi it! De h advance o Installation of the MAINTENANCE - UvNS• ~ r-a 1~=~,;^° ~ , 4 i .CAE COR'~1US ALBA ".Elegantissima" 3 gal. 5' o c. "'+'r • Plants. Final location shall be approved by the landscape Architect. The lawn areas shall be maintained by waterrrg mows re - '"~1 ' ' minimum 60 d ng, seeding, and weeding fore •.h ,w ~ aYs after seeding, After 30 days apply Anranium nitrate a ~10 lbs, per 1 000 f . r stye sled Tartaaan Do ood ' ' sq, t. Mow and keep ' ~ ~ et 1 1/2" to 2" height, Remove clippings and dispose off site. w PUNTIIIG HOLE: lay out alt plant locations and excavate all soils free planting holes to 2 1/2 times the root / ~ ~ ~ ~ 9 CS COR'~IUS STOLONIFERA Redtwi Do ood 3 al 5' o.c 4 ball or root syst width. Loosen soil inside bottom of lent hole, is e f ' " ROUGH SEED. N p D pos o any subsoil or debris from (alive area) Perennial Rye grass at 5 lbs. per 1,Op0.sq.ft. . • ~ nM ~r''~. ~ 54 EAC EUONY'~IUS ALATA "COVLPACTA" 5 gal 4' o c excavation, Chet drainage of planting hole with water, and adjust any area showing drainage problems. - 1, ^ ttEAN lR. At completion of York all extra material s lies i ~ I ^ arf Vin ed Euonvmus ~ > SOIL MIX: Prepare soil mix in each planting hole by mixing: All walks , ~ ~ ~ pmmt, etc., shall be removed 'rom the site. paving, or other sur aces shalt M •i_.. _ , ~ 146 ICC ILEX CRENATA "CONVEXA" S gal I a' o.c z ports native t s • - a~~a~ s~aii nave debris removed end a soil opsoit (no subsoil) cleared from surface. Alt areas of the projec*, s^alt be Clean, orderly and complete. ^Y 1 pert Mushroom canpost or approved equal. , Conva~ Leaf Ja anew Holly I 31 ICG ILEX CRENATA "GREEN ISLA~1D" 2 3' o c. ' , Thoroughly mix in planting hole end add fertilizers at the following rates: Small shrubs - 1/8 lb./ plant Green Island Ja anese Holly Shrubs 1/3 to 1/2 lb./ plant ~ h '~`J'~' ' ~ S LC I,EUCOTHOE CATESBEI "Rainbow" 2 al, 3' o,c ~~W~ V Trees - 1/3 to 1 lb./ plant ~ d N d roo in Leucothoc r~lLCu . Z ~>s~^ M~1 Z " d ~ ~5 NIt1 VIAHONIA A UIFOLIUM Or on Gra e 30 o.c FlNlgl-t GR.41?E N t N ~'ky ~ 17 vIC ;VIXRiCA CALIk'ORIVICA acific ~Va~c Hurtle 5 1, 5' o a W " ~ N N N ~'k'.. 4 1VA~1DL11A DO;VI'ESTICA "~IOYER'S RED" 30" 3' o.c. , 1vlover's Red Heavenly Bamaboo ~ , i~ ~ O (?~i , 6" Mly, , 7 PL PRUNUS LUSITA'v'iCA . ortu Laural 5 6 ac. - °LANTiNG 901E A~ ~ ~ ~ - FER"ILIZER ~ r 6tIY WILT BIZ 6~t•, • , 4 RBB RRODODEWROIv BOtiV BELLS 1 R-~,l 4 o,c. i Q mot- r ~ r J i~`` , w lls d endcon ' X* ~ ~ 7~ 2 2 Z E i5. NG 9u°lCsRADE , , ~ a X p O N ~ 13o Be Rho od Y`-~:4 RDA R N "DORA AMATEIS" -18" - w / ~~U~ ~ . v - C`? .l ~ 19 RHODODEND 0 15 o.a Y~.a i u „ n „ ' A3~y Z\ T ~ Jf l $ z ~';A~ ~ 18 RGG RHODODENDRON GNNY GEE 1~-15 o c ' Si3 ~'1 ~ O ~3 ~'L~4u 111VCx T ~~Nd , ~ i< t W D~ ,41E u . ~ ~ - Ginnv Gee Rhododendron ~ r ~ , W - , C~'..tn1DUNE ~ w V W/~ L4. , 16 RN ROSA ~'[JTKA~,A (Nutkana Rose) 5 gal, 5 o.c voT -o seaae "O SCA3E TO t3>' SMRE J CC AT t~lUzstl~ W o O { ' I i r Q Q S 'RPJ RHODODEIv'DRON PJ;vI 18-21" 4' o.c. Y. Q z Q ::.:r , 5 RU RHODODE;ITDROIV UNIQUE 18-..1 4 o c. ~i~ ~l i ~ 2X J ~ ~ ni ue Rhododendron ~ , '1CYl?-~l-L l2" ~ ~(Z2~ 6'?~zSf'Y.l.l- ~ O 42 RW RHODODENDRON "3VNSOtiIE" 15-18" 3' o.c. ~ a ~ . Yinsome Rhododendron ' 4~,,, ; ~I~~ ~ , 17 SD SPIRAEA DOUGLASII Vestern S iraea ~ al. ac. , V w . Q W Z) - ' s~ 4k ~ 6 SS SALLY SCOULERIA'VA (Scowlers tiVillrnv) 2 gal. 5' o.c . . EVERGREEN TREE STAKING DETAIL ~ z zW ~ ~'.a.< ~ 37 VD VIBUR'v'U1~ DAVIDII vid Viburnum ~ al, 3 o.c. ' ~ - - r~~w', ~ ~ ~ ~ w~ VO ~ ACC~IUVI OVATG'aVi ver een Hucklbem 3 al, • ac. . Il ~ ~ w J J W ,,1 ~ ~ x X w,~ , , . AC ACER CIRCI1vATU~i (Wine lVTaple) 8 10 as shrnvn ~s3' ICC Ir)•f~E!~-, 3•~P , - ,•,e iI ~ f ;Vain. 4 stem N ~a ~ . . K « 26 AG ACER GNvALA Amur Ma le 5 1. ~ ~ i o ,,,p~M I M M ~ ~ ~ ~ ~ I ~ ~ i I r~ d` ~ ~ C+ , M 6 AP ACER PAL,VIATL'Ul Green Ja anew y1a lel 1 1/~ cal. j, ~ , 20 AR ALNLS RUBRA Red Alder ~ cal. ;1w ' 1» K K , 1 I ~ : ; 13 BJ BETL'LA JA LIEVIONTI 3a uemomi Birch ~ cal. ~ 1„ <l r I r'~'t~ = , v~ ' 7 BP BETL'I,A PAPYR>~Rfi a es Bark Birch ~ cal, ' i:~<<< I a ~ ' , 5 COG CHAVIAECYPARIS OBTUSA "GRACILIS" 7-8 ft. - I „ ,~•K.. ~ • Ar, , ,~,~,y ' - Slender Hinoki Tess ! ~ 7 r i 1 ~ISR ~VIAGNOL.IA X SOULANGIANA "RL'STICA 7-8 ft. ' ~ ~ - ~ ~ ; ~ ~ A , TG~ 164.38 r v ~ ~ ti~. ~ ~ t . ~ C,, ~ J~ n ; ' RUBRA ustica R. Saucer ~a olia _ _ . ~ ' _ / ~ ~ ~ L ~ ~ L ~ 3 PPG PICEA PUNGENS "GLAL'CA" 6-81}. 10' o.c. ; ~ \ - ~ ~`•~r,.. Colorado Blue S Luce } ' ~ '~~l~IOVA"i ~ ~XI~~I!`i{~ 1.41ti11~ ~ • ~ ~ ` ~6 ~ ~ ~ ~ ~ ~ r<x?~r l.t~IG ~'R.F..1: ~ -'a R ~ ~ r - ~ , „ S~ PCR PYRLS CALLERYIANA RED SPIRE ~ cal. as shown _ ~ I ~ ~ T . ~ ed S ire Flowezfnf Pear ~ - ' CURB _ ' ~ ` ~ PSA PRIJNLS SE.RRULATA A~~iAGA`VA ~ cal as shown I - - - ~ ~ r^ - - - - ~ ~ y,~ I I' I ~ , Aman~ a Chem ~ ?~'~C~ ~ Ili' I,_C . r C.B. 1 ~ EXIS'tVG r ~ , 'I ~ A.. ~ TG-164,4 A4 ApIN . / J . . , K „ ; • 7 PSC PRUNUS SARGENTI COLLU'V~IARIS 4 cal. as shown , !?Gl2 ~ ~ L OSC C ~ U-, - Ci I ~ I~C , . 'Z ~ 5.~r, SAC , P`~~~ . ' ~ Collumnar Sar t Cherrv , ~ ~ _ ia'~_:1. d ' l"~~:r ` 10 TH TSUGAHETEROPIZYI.I,A estern Hemlock 10-12' 10' o.a n. / ' ' . 4 TP TH[JJA PLICATA estem Red Cedaz 10-12' 7' ~ l0' o.c. ' T ~ ~ S ) ~ ) ^S. STUB T 15•pC ~ • Cg 1 STUB- ~ ~ / / ~ ~ ~ I y ' !~kl • , , r ~ . 1, , ~ . ~ ~v ~,,x• ' ~ ' SAC ~ 5' Au I a I NJIJUAt ~A • ~ ~ . y . ~ 'l•VJ 5 ....-CC ~ ~ - ~AC , y , I I • ?Zk1 rn,*,~ , NO ~ ~ r ` 5't' ~ ' I ~ ~ i . l~~ z~ P R ~ ~ ~ I I ' ~U t ExIS'It~tC-' ~ C r--•- ~ rr+, ~r Y ' 1, ornractor shall verify uantities listed. i • a - ti I" n im i n s s ~ ~ ' { ~ ~ 2. t materials shall be irrigated by automatic unde row d at o v tem ,r , • y ~ ~ g , , ~ ~ ~u w ~ ~ ~ ~ 3•A~ ~ ~ , , I~ ABU U ~ ' I • COIa i~G . ~ r ; " ~5" ~ I~!•EZIti H ~ 3 ~ ro,,~ Ally i ~ COCA ~+^4 / w•v ~ 1 u~5 AWN~IAL_ 15 ' uDU , ~ I ~ ~ ~ -.I ~ 32 ~IL!~1 , ',,.~r ' ICG . . , c,. i 1 .c,, . , r I C~ i ~ z . , ~ 3 • ~ ' - r . ~ 1 f ~ ~ ~ I ' I / .vim, r,~r~ ~-w CC L , n K• ~ r. I ~.C~~ C~ 1 I ~C ~ a , ~w , • M N 1•AC I 'i' ~ 1 ~ ~ W $ ~ , 4~~ ~ x ~ i 59 •AU ~a , t ~ 'r ~ et~~ • N , i h ; / ~ RDA `I ' I , > ' 4. ~ _ L'~~ _ - - - - _ - - - - ICC_. ~ 5G y, ~ r ~ - T 5A c.e. ~ >~M~l ~ ~ . t ~ : S~VD K~ 5~ ~ ~ '`roe - ~ ? ~ AC l.C I I ~.C.-t63.4t A .4 I ~ 'i~ 1~ ~ . ~ 1' RDA : ' , ~ ' I I ~ ~ • , lo• RUA I ~ I n ~ ~ #~~,,~~s„r - j ~ y~HR'''' r ' / ~ln~ ~ G . I I P I 2'~P , _ _ i~ . ~3 'VMS ~ d.~.~ I ~NrsN ~LCba EIEv. • ,64.s ~ j~ • ~ "1 MC ~ U r , 75' 1. F "~f C• r,; / Il~• NDN z ?Wi'n' _ ~ ~ 1z• i~l^ ~ n SIGN W.V. D!!:) A, lw w W-W I I I.. • TH-5 LAW 00, t E TP 4, ci. x.. , ` ASPHALT PAVING - L u All +vo SW NMBU, SAVE. V !1 t /5 • Aco L ~r z 317- v "15 Exs,nv , i • I;AG . 5 oo, 7P A 1-31 N! Q Abu s - - - - - - - - - - - 4 ?4j UP) 14 5 _AU 6 ~V 4 P to • N1D~ !o . P C U SIGN ~v w NO 2 ~ 4 / @ ss mm .0 • / , •A• Pod RACY • C~ 2' LAMOSCAPE BUFFER c.1N Q 9TH-z !Z66 z Gr 4nGNM nrr••.r•r. •.r r!•,n MM~•1O r.w~ ryp rMY~rr~~rr~ , . Q LANDSCAPIN PLAN ' Y~1• ~!I~'t t k ~ T~ ,,f LFf 1-30-95 _ Z 60* 1 -30 947,35 735 , , ' . ORAMM C+C ,y• , fir f SHeET X10 • ! V SNaa n ~ ""Y 1 . -O=N St VL-W PLOT DATES: F . 1/3/95 ,3 34. ~ ~ ta`Ic. rye "v~ ' r j'l~• - H 1. r K~. ' . Y f "t. f t f 1 ai 7:49.20 _ x. Poet 0lfin Boa Z11 1s1Mv~rt6~ OreZen 91O7S Phony X03) 6~4.90K6 ~z (501) X41 •~09, - ' ~ . ~;s:~_ 947351_1 , /2,/45 13:56.59 Y'S.'- •1"ri:M lf•'',~'4 yY4:!. 1~ ~..1. 1 I dY IM•^ C~ 4• ~ r . . • 1 • Y"s ,pk~j;t,~r.*~n~'~ r'r. ~ 'J ~'rC.;. r ~ iztKx .'Sir; •,.;~.~µs'<fi~:.'~,:. 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I Gradin Plan I ' ,r I & Tree Removal Plan ~ ~ ___.-.___l._-__...___--._--___ I ~ I Wilmington Heights Subdivision I /f~ \ ~J ~ , i j.< ,1 ~ I Tigard, Oregon . ~ i ' . \ ~ MAP . ~ / ~ ~ 1 ~ t ~ 1 ~ _ CASCADE COMMUNITIES, INC. r` 1 u I li 1 u n N N ?1 II N u If u u n N n 1 ~ ~ r r r ~ ~ ~ ~ r ~ ~ ~ Irllrll~ll N 11 Ilrllrll~llrll N M II 11 1111 ~ 111 II Ilrllrllrll~l . \ \ ©Y OA KLEY ENGI - ~ NEERING, INC, ~ \ CIVIL ENGINEERING, & SITE DEVELOPMENT \ ~ DRAINAGE PLANNING & DESIGN, HYDROLOGY, ~...1 - / ~ Jr't., _ 11 ' \ , \ ~ 700 N. ~iayden Island Drive, Suite 340 - ~ . 2 . ~ Portland, Oregon 97217 ~ ~ \ Tel. (503) 289-7411 -Fax. (503) 289-7656 f l .1~ \ , ~ ~ \ f ~ ~ ~ . . • ~ 1 _ ~ 20' 0' 20' 40' 60' ~ \ ~ ~r ' Lam- ~ ~ ~ ~ ' SCALE: t " = 20' ~ , • 1 z ~ i t ) J \ r . I • ~ ~ r ~ r . ~ ,t - - - - . ~ r . . r, h - f - ~ - , , _ - - - ~ ~ 1 _ _ _ . - _ _ _ _ _ ~r ~ \ LiM11S OF CLEARING AND GRADING FOR \ STREET AND UTILITY CONSTRUCTION l ~ ~ _ _ r ~ r7~7r ~~T AREA OF SLOPE GREATER THAN 25q tS ~ - . - - - - - - -F~ ~ 1 r - - . r 1 ~ ~ . _T.... - - - - - - - rj _ ~ - ~ ~ - - - --V----- - TREES TO BE REMOVED AS PART OF CLEARING ~ /1, \ ~ FOR STREET CONSTRUCTON t.~ ~ z, r- I `_T..~ ~ ~ TREES TO REMAIN AT TIME OF STREET - \ V'~ j ~ _ - ~ CONSTRUCTION • , . n n I I I ac - - I - a ----:v ~ CONIFEROUS TREES, 6" iN DIAM. OR GREATER i ' ~ I 1 n I ou I _ DECIDUOUS TREES, IN DIAM. 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'Y,ti ~ ~ I i • _ . _ - • ~ - _ _ T.._._._._..~.. • V nor n n n n~in nWnWis n n n 7n n n n~ri n n n- n¦Tn ~n~'n~n ~n%n~n¦~n~iri~lin~to i is I u t tau/n Ii n~n~n ~t1 n~l1 - --T- AAA I 41 ' TL 100 I TL 5800 , . I ~ I JANUARY 23, 1995, D- J a MR MIL-BASE 01/23,195 AT 10,.04 . •4 I ` y 1~.; . r.~p KCB ~ ' • $ `aR yf . l ~ , i. 6, r• r - . r, r , a r .i a h~ 1'1 I ~ f~ Q .~t~ k! ~t z ~tf ----,L - ~y ~3 `a .o. 't' ~ / r yr 0`3{ ~f a ,ti.- :''i+l ~.qr i r r, 4 e fl i r `,1 e r, ~ /,r < . ,.~.V„~' ter f- ' • Y~k{ t A" x`"~ j, i~t'' 'k ~r r I' r~ , r, r~i=C ° r~,~ ~.:r~. ~'rf s, " k."~~.., RI i ~~'e~l f ~TL~~ ~ t~j 'e~~. i~`' f ~s , , `t ~ ~ ~ , y , n l+ Y, ! ~ ,1 f ~ ~ ~a, ~ i "i - G' i ! ~ 1 r ~ / SY_ f+ ,~;~'~i ~ .~~~,~;i ~~4`+ ~,1: tF ,i•~",~~5'~'P~y, i~ ~y'"i tla~ • F'.l :,C" ~,7` A r{, r e tt,~ ~r tit .r~' ~~f ~,A ~ 1 t FF o-~ ~ ~7~,~~~ ~s, r~.~ss `,~~~l~i!'s d~ T e~i ~~~N, r ~'r' ! - s~~ ~.h ~~l " c r., e . 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'M"~ 'F '~'Mr ~ ' ~ ;iii: ~•;u tia - y ' ~"J+' r , ~ ph0t L ~ ."•$`'~5~` ^t~ "~.'ts;`v.s~!91 '4~ i~"'B,°t*;~`~ s,e.~ 3;> # ,a i~' ft; J` -Agg " R i • F t ~~.aq t q, d ' r k r. 34 r~+T,ttM ,q ~ i "'t. `SIN'' T•'; ~ 3, ~ ! gi` '~-a U- 4't 646.1 B.rGS'~ VIC T+ fit -1y. _r ~ ~ - 1 °1 _ ...J ~ ~ . t°:_ , !iA?.~. - ~ ~ ~~~Gp, t ~ w Q, Index of Drawin s n~ ~ ~ ~ ~ 1 No. Description ~ Date ro ec a a icini a onsu an s ~ o Site Drawings ~ C~ 3 I PROJECT DESCRIPTION: ALTA SURVEY PREPARER: ; ~ ~ '"'~'l%~;~~5 a~~, ~ix'ti o~KUU~ , s, a, a " : " ' bRi ~°Ir p,; i I a ~ uq' uv., w M 7i3o ' ~ ~ s at. 1~ --_.!lyla 3 t e to , A Rp NEW ~ ~ ~ t~ ~ . 1 ~ ~ f~` CHEVRON STATION HICKMAN, IMLLIAM~ & ASSOCIATES, 1NC ~ ~ , ~ w ter„ w~,; ~ ; ~ ~ ~ _ . a ~ , ~ CS PROJECT INFO, SHEET INDEX ~ 1-20-95 ~ ' NEW 200 S,Q,F,T, BUILDING. , ~ ca r ~ a sw P 7150 S.W, FIR LOC)P, IIGARD, OREGON 97223 ! b ~ ! s~ a ~w TOPOGRAPHIC SITE SURVEY 1-20-95 E+ ~ til' a~'n~gw~sSu ~ 3i~Sp~I Si 4~ rf ~ PHONE (503) 639 - 5436 _ w isi - 4 ~ ~ ~ ,nls c, ,rw~ ~ y.. ~ SY n(d N n q f ~ ~ `1 ~1 p z , ~ 1dJ n r ~ i ~ su . J ~ i i urt N r-~' Ji 4 ! I g~ ~ r1 ~ ~ ~ _ , ~ P C1 SITE PLAN 1-20 95 ~ P i u w,! ~ i~1~~11 .f s~. ~:~~L'___ UK8 F ~~h~! ~ 11~ C2 GRADING PLAN 1-20-95 , . ~I ~ tl 1 S-- - ~--5 ~ g roav~ i w *r?a ~ w f, ~ iM P} y 1 KtlW ~'1~ \y ,4 ~ R y 1 ~ 1 9 i I ~ ~ ~S1 C3 UTILITY PLAN 1-20-95 ~ APPLICANT, ~ q„ s~ ,b I Sro1T1~1 ~ 1. ~ ~ ~ ~ ' • ~ ~ 1 ~e T~ ti, e :,d+ ri ~~Ir e wIJKr~ „ r .r _ - 54 u r : ; a + ~ h ~S RON CAIN IVIL ENGINEER; ~ , °I ! ~ s S r,lrN .~S ' w ts~l sl ~fy ~ y0 Nr rT ^ R L1 LAND5CAPE PLAN 1-20-95 N LP BUSCH COMPANY .t~~,~l~ '°'Su' ~WAINUT ~ti~ I!~' Cr, ~ ~ ~ ~ , s ~ ' ~ i ' K apt! v ,~!r ~ + Wry ~ * [ , ~ ~ti IE1 ISLAND, CANOPY AND BUILDING LAYOUT 1-20-95 ~ ~ FLYING '~A° PETROLEUM r. ~ ~ 'N `ai a ~ sfr- x: - Sv'flB[Rti 3 I w N11MP,C9tt ~y w-~ U ~V~j- r~ ~ wrslyM ~ e I i~m~iii 2624 PAClF1C AVE. t ~ J~~tl tl'~ ~ ti ;f--- ~1Yty Jwt; r+U t ! c, s c+YV ot~ . . ' ~r+vvb ~ crw. 9y~" DS FUEL DISPENSER SETBACK 1-20-95 FOREST GROVE, OREGON 97116 ~ at-, , S - ~ ~ t„, g larl~„ Sv' ~ S~ 'lc lox SI ~ ~W^+. b ! A al 1~~ ~ ~ ua~ R 503 357-9711 a ~ ~ tib ~ J4,'•"'` ( ) tiir~ r~ ~ r ~ ~9 4 ~ I/9~ V ~ ~ s ti IANEO R! iF~' i i~ yuu~ ~ 4 r ~ ~:4~ilal~ ~!^J rm ~'J 4~ Il r- 4 b - ~ r. ®DPK WC. 1994 uL RICHlS RESERvED ARCHITECT; i ~I~ y~ 'i I St_ + ~ q ~ sr - ~ q` .~9'+C~Y.C~ w 1.19 N ~IJ Q ~ o~ rRwsu~E~ A~Rr F°aRU WD i ~ 7P I w b 7 ruNUr L 'T'di`+a ~ ~ ^ PLANNING DESIGN GROUP LANDSCAPE ARCHITECT; ~ ~._,,~1 ,~',~+i;~~~ ~J~ - 4~+! w E sr Y Building Drawings ~ THE PROPERtt OR W PART, BY hYi 1#AHS MTHOUf THE 122 S,E. 27TH AVENUE. ~ a A IY ~ P , ^a lr'una w ~_n.a;~~°y' .t I SV ~ { E ST roSw! ~ , ~ MCDOHALD T a PORTLAND, OREGON, 97214 T - - " I .",~'tiil i , r Y !W `a Y au ~ s u v +oK sa SII EsROSf CT S HY"C II PRKM WPoTfEN PERY6SpN OF CPN NC. ;QHY"C (503) 236-6000 w : x, r:•,~; ~`1 1mKrl % .b r~ w wwrµ~,~ ~54~ I ss~ a! 9 c ~ C44 A r ~ wwr+,! rln u d`~'"~ bt (503 232-2357 FAX ~ ~ ~ ;l. ~ L , v ~ fR r,t, :r ~t~~ 1 ) f'! ` + I Yi I~ Y ~ it nl ~ ? i A~ A[ ,~.n . ~ ~ yp, , r, INE w !JI ST yiW sr r ~ ( { -T I 'uN 0 Rfl 4+,it,b`A ` i BUllfl~ 4KWN1l t tvuwr s!~ N10 3 FnK ~ u¢;"ty'p_- ' ~ W 1~ ~ I!D w iu.-~w, III CiN $Y ~ $ S ~ ~ ~ ~ 3f: OJf ~ T ylSd ~ , sr , q c~' ~ e~ ,k ~ 1 ZONE; ' •r• N.~a , hwr zr Kiu n s u~l a ~ ~ y~ 1 t `N`~ IAI ~ yd ` L ii f 41 s Cl L l[kll CI CY ~ d C Y B 7 - 3 - l7 ( u . t, ! J d v! ~ yr hNNln v st C C-G AL EN N ER. ~ s+. J~'+ +~I - ~Y- Y4~,~;",. i Ll,~l i 8 N+ ( otti Ci ,p ~ SY ~DTI[~ 4 SAiTI[p n~"°l' S $V FOSS t TOSS ~ ~ s~q~ SY KABIE T ~ vuslus tI v Is1 cNUi! 3 ^ti ~ 3 3 7~ ~ L r d , ~ o ~ YIEU } ~ tntil p, . ~1 n 1 1 fiIX 1 CC4YlNY d I , ~ 1 CUN W i b y'F ! OCCUPANCY; ~ , ~ , ,w ,tca ~r'Jo~ ~ ~ If 3 . ti ~,t,..1~ ~ ~ ~ - r w ie,• rte N TO ° , ~ SW ~`,,t ry wall ~i a~s , BUILDING B-2 ~1~ 'AP [ ? n, ~ - A G pJ~4 M r oe yl- purui' u n lur b b+.i . ~ D i rry, p t w un d ~~a~i ~„p~~~ ~Izo - piEf ,.s uS~I ~p of Jnw , I r~ w k w 7`S P~ Jrrow " ! CANOPY B i ! Su lasm' r, I - r-,r L , SN pUp}~ sr ~ R ~ ~ ~ ~ S N N~ a ~ s is a ,1 ~ ~ ~ ~n',~, n ~l ly 11 ! 101 ~ R SY'J. ~ Ie ~.a ~y ~ / I I I CONSTRUCTION TYPE; MECHANICAL /PLUMBING ENGINEER: ~C tVJ V '~,1\~J}' ~1~iY BUILDING VN ~ ~~~n CANOPY 111-N J ~ ~ ~4W m ~ BUILDING AREA: N~~ JN~ BUILDING 200 SQ. FT, CANOPY; 2,014 SQ. FT. ELECTRICAL ENGINEER: TOTAL 2,214 SQ, FT. o ! ro ec eview an rova s r~ SITE AREA: L.IJ I 12,440 SQUARE FEET Dates VJ 0 Rezone No,; {.1.. TAX LOT N0: TANK CONSULTANT: V~ v C.U,P. No,. V Tank Drawin s ~ ~ ~ LANDSCAPE AREA; g ~ ~ U 2,192 SQUARE FEET (17,60 Variance: ~ ~ ~ ~ ~ QU ~ 4 CONSTRUCIION CODE USED; Arch, Review: 1991 EOITlONS ~ 03 ~ Building Log No,: ~1 ~ " z PARKING REQUIREMENTS: U~ HANDICAP: 1 PROVIDED 3 Eng, File No.: a a FIRE SPRINKLERS: State Highway. NONE PROVIDED RFY1310N9 Environ. Health: Signage: 5pccifications Date Building Drawings aaQaaa SCALE 1/4"=t'-0" FEE NAIL C04ER ~ ~ ` DRAWN 9Y= R.C,TRI~IBLE .e CFK'D BYE ~ 11A'(C 1 /~(1l~~ vn n. i~tv~a., 9 lEEF NUMBER I • ~ ` r ~ v ~ ~ FOREST GROVE, OREGON Revised: CUP 95-0001/VAR 95-0002 HARDY/BUSH/CHEVRON FACLITY NUMB LP SUSCH PROJECT NUMBER 6956 I - - - - - r-- ~ ~ ~ ~ ~ _.~.~._....._._...~..._.....~._,~.~..~..o... LEGEND: ,,.r.... ¢ {j -r - UOUNDARY LANE OF SI'E ,1 ~ , FOUND ~iCNLMEN'i A, GESCRIDEG CONTROL PChJT - RIGHT-OF-WAY CENTERLINE WA1cR L'NE ~ C CAS LINE ----GTE UNDCRGROUPJO GTE TELCPNCNE l,\E OT OVERHEAD TELCPHJ!~E LINE SE 1 /q- C~~ SECTI~~ T2S, R^ ~~y W.~~r, p LNDERCROUND P01'VER LINE ~ OP UVEFHCA`.: PG'h'ER LINE CITY OF TIGA1=~~, W~-~SHINGT~J~I COUNTY, ORECC~!~ ~ / CURB U'r~ ~ 7 ~i YV / I PON~:R , OL[. „TIL, , POLE / FIRE HYORAI~T / 'WATER V:~4T: / / _ G,1S YALV~ / WATER M T R ti / EE / 1RAfFiC FLOW OIR~~;~ON / VICINITY MAP CATCH DAMN sc;~L~ 1"=2000' ~_.._.....~__......r....... ...._,_...._.r..,i FOC BCTTO!d FACE GF U ~i3 C / / FOC6 DOT10M FAG': OF CURS 6VIT'~ 6" EXPOSURE / GUY RNCHJR ~ - N t., r } se TRAFFIC SIGNAL OOX ! / / r ~ ~ ~ J ~01~„~r-~ij1 1 ? ~~~~I~1~ .~YI ~'~'M~n^%~p•; . ® MONITORING PJE'_L / - - - - - - LANE LIVE ~ r / I ~ I i ~I~Sr ~ A I(~4A1 i, ~ ~~Tr',p y' ~l M~tAn y1'• ~ ~ V,. Q~ ~r ~ 7h ~ ?o - - - DOU6LE YELLOW LANE UNE ~ / / ~ , ~ ~~II''/~,~' :.1! s ~~r.Illl'~-. 7 h_i~:ul.~i U~.~~~,~ . ' ;'i ~-e"v;.;. ~/"h,~ Ir,~`~'~'C 1A ~ ~I ~I~~, u/" ':`l(~ r~~~ ~ ~ • t 1 ~ ~ N ~ ;i~(J~ t; ~ IY A~Y/~ ~~i~~ ~ ~ ii,i', ''`~~~Tr ~~~~1~' WALL , ~~5 CONTOUR LINE / ~i+'Qcst 'I/gyp- ~i P~~/%'~; ~~I ~I~ ~~~~i '~~r~ IS ~~~C' (~~•1"' ~r~~'?ip'~~~~°'. Tian ~f ~r ~~'Vf ~1~ ~ ,~I~ ~r ~ t J TRAFFIC SIGN / , ~'~rA ~ ~ ~ .r ~ir ''@ ~ I i rip r BUILDING LInC / it ~ ~I ~ / / ~ I ~ t~ I ~ ~ n11 ~ t1 r 1M1 r~ Yi r J ~ ~I 41 ~I ''f I~, ~ 1J ll~ ~ ~ I -y i „'l.'~. ~ ~ s ,?~~4~,, s.,~n,~~'~ ~ N~ ~ LIGHT POLE / / 1 1 NIIIS ~ ~ S~'„V,TtRY SEµ1ER ~tANHOLS / DQ STGRM DRAIN 6fANHOLE sl / (,•~%1 ~~1~rl~~. 1~.+ ,y'- rT', '"(~.?~~"'1' ',;I~ .~J-•, v\ `--~~,'1~+1-~~'I .~~r, o~~ + If/~'.. ; o~~l / I IIli/ ~ ~~'a- 1 .~!v '~.~i, ~ % ~.~9~ ~ 'S''~ a 1, a ~ '~~V r ~ ~ ~ti sw SW S~„EWA~K / ~'!G' I ~ ~ J~~~r ~ ~ k~ ~ '1~(,f ,~~yd (z~.1 11`~i .I, . ~.~it /.I I I'~ ~~~k~s~~ ~ / ~ I.. • a..~ 1 l~ ~l\~L r 7/ ~ ~~i=1 ~~~~~A~~' : i ' ~ 1 ~~r'. .irc~W ' I . r I~ •t...~ ~1 ~l I/J~ ~ ~VA r~Il~ I~~ ` n~~~ rU ~ ,F / i .Iw li I ~ I~I" Or,~''J i; ' '.j l 'l ~ t!. ~ 'fir ~l:`A.W LS LANDSC,~P~NG r~ ~ / / AC ASF;iALT CGNCRE~1= ~ ~ / , 7 ' di/i r' r ~ ~ v~~, .~.h~i! .r.'' S 5. v d(" Y: b [rYW I, ~ . I ~ ~ 1, ;r l a° `~o°_ 11 g ~1 I ~ ,,.I{~~i. .IN. 'I. 2 '.~~i,'L-~- =~_i-= ~3 ~~i`• CAF ~r ~i - $~i r ' ~~'~I ~ ~ j.~~ ..r .'I.~O I'j i.~if'•(' ~ 'r~l'~Y r~ " Y ~ k-%' CD CO,TGr~ BASIIJ E~ / / / ~ ~~l)~~/~yh~'ti~,, ~ 1/ ~~i CY I1".i~~t~ ~~~~i,1 ~ ,'b•• u~;1 y!'•• ~ 1'lG. h~j~~~~~~~~1 .1~~~~ AP A~CLE °CNT i ~ i r~~ 21557 / ~ Av~~4)r~ ~ 'V',r"1~~~~J11C>f ~ ~1~,''~;i r.ceq 't~{'.i. ~..J~t~~t~.._fl:•b tr;r.~o~' ~fy/'~~•- - r asi ~ l 4. ~Il~~r~ ~ ' ~ '~.I ,r, + I i,,. ~p rv'4~-- ~ 1,~~~. A~ CONC ,;,,NCR_~E aABhR / 40 / NG NAT'RAL GRJJND / ~ ~ ,I,., '~l~q hjll.~;. .~L~ 1~~-=.i-, Zia? , ~ EP r ~ r ~ / ~ o'v EDG~ OF P„V~6ENT / ' wMdu tam~~~ ~ 1~ ''~i:1'.,~~'1 ~';i. ~ ~K,~,~r~~.-;..~Ii ~,I,~,~ `~y~/){/`~\ ~I II /•J l ~f~~~" if ~ il. ))y1'~ \~,1`~_ ~ i'~'~ ~ 1~' it l\ ~iti ~,~T 'r~~r?~'(~f')~~ ~'~}t', ~`l~ 1REt oR BR~;H Ll,vr / / ~T~~41-!`// _ ~I~~r~ l~/ I / ~ C~~1 ~ ~1: ~ (I f~l~l ~I~~l/~ ?f ,?ri~l1, i~''it ' ~~N.^ . .~1_ ~~rFi~'~lA~ ?S r.VEftGREEN TREE / ~~1FE:` >r' ~ 1A `w ~ i li ~ ~I' J ~ - `1:S'~'~ ~ ~C~'~ ~.xiTrSvJr~r~~~ . I r -.'I`'ll ~Y 1 w / / EDGE OF PAVEVENT / r~~~~. r ~ ~ ~u~l-' ~I~ h~'llL~" ~ Y /~I i T fr ~~yl,kl f.l'~ / ,i.ti~}'~ ( Rj Rf_CO7D GEARING AND/OR DISTANCE - _ / ~ - ~ ~ ~ ~ r °~t~ ~ .~'•IVY I~~ ~ 1c i~ _1~1~ 'ti ~'V v:, ~ I' 'I ~t~~ ~G ~~~i'~~i~ ~ ~ ^'rY7~ I U"'n~ r~ ~I ~ ~ I~f~'~I 1fo 1 ~ .~1s ~I ~-~f~~ (0 ~!y '~r~"~. ~ ) i'~ I 1 ~ _ _ DITCH LINE ~ ' / ~ ~,r.~l 600, ' ~~'l~ •i% ~ ~ ~ v~l,,~r 'tl ir~.l 't/ ~p I,, ~ .~~'~cr~ ~ ~ ~ :160.• '100.' ~ \ 100 av ~ IC '1 . ~ n ~ Li 0 DALLARD / / ~ 12" ROUND V;,L'JE LID / ~l ~ J - ~ f r~ G~, j,~,,rt~' r 1 11" .~u~,~~~1 lil~rti~ ~s.>r=~ >I ~ I~ ~ ~ y , i t n- ,~t ~ / ~ , 24 X 24 .,QUARE LID t ~ 111 _ f r ~•1 1 ~r i/~~~. J;/8I ~ Yi,i"-~/!, .rl i l'la~,„1'/,f,;.~ I/ 1,1..-,~, ~ ~a._.~ ~''ar,,~ 0 ~ ,a`1~ I ~ ~~r~,,, . ~J r)~ I 1 / ~ , AC C~7 fUEL PUMP / / / ~j// \4~\ ~ ..o~~~i r I (~7=„ ~1+~ ~ +,/•~\Jl"Z ''r ~l t ./~~..~'1 r ~ t ~ ' I}'` F ~u17 y~~~ 11 ~ ~ ~ vo~G / PARKING AREA err 1 ~ C;~ 'E~~ K - % ~ ~8//' ~I.?. '~.~t~~~,',1i' r ti - w~~"' ~~1 + ~ ~ ~ r~l \ ~r I jfilll~ •4 II \ .._.o._....._.a..._. vbAJ:;7 ~~;~'cE Uu>% / / 2t / , / B~ oe / e ere es / I / hC-SW ne se r~ R / / / Aae Y50 a'r't I~~~-' ti,~ 'vf.`jf' ~~r~' ~M',~I ~ ~8 ~ j~! r'' I~~~ ~ ~ 0:: ~ ~ '+~'r,~:.:'r'~+yir' ~ u ~•J ~ w~l .nc ~ I i t~ l 11 .~,y ~I i ~J GRAPHIC SCALL / i, R ~a , n ~ I` ;J, CI% ~LS~"1~~~i / f;i ~ /I ' ~ a ' ~ , -I' - f ~ ~ 'I~ ~ ~!~Ip~ a ~ ~"'E eq .r^ J Af1P~f~oSr(i iF 1'= ~ ~ ~ ~ I a" I~ ~ ~ ~ ~ ~ ~~'I AI hw ~ ~ ~ b' ~ c / / / ~ / / I 20 o to 20 +o ea / / / / / / oti I ......~....-.J / LS TREES LS I / / / 2 e r (IN r^EET) / / / m z2 9P 89'28 50 E 80.47 R) ages 1 inch = 20 ft. / ~ ~ hA S 89'53'58 E t-/~J 80,47' / ~ ~ aRR+tNDm- o ~ 77 ~ 7 _ S77e~-- --r 277er --i 79s I 2rrat LS CUfIB+rL 9ohRO ~ IhR / / / o~~ Aet[vD ~ i / / pnVr~~nsecLRe rt' / / / ~ ~3Lw 2te22 I / AC ~P / / / ~ zn2e i / ~ ' AC / / ~ nn ee I / he a I N 1 / / / .el Y ~ et ~ ~i / I Ac ss ` / / / / e~. ,p^ ~°~Q AC ~+°~.2T92/ ~ n4 AC SURVEYOR'S NOTES ,10 o a n~ r° ~ ~ ` / / / e~ 2Te,ar PARKING AREA / 7elo a ~ GRAVL.L ~ / / ~ Q1 t2'uD ; eLDC coA Ire ~ 1) ALL ELEVATIONS FOR THIS SURVEY ARE BASED UPON THE CITY OF TICARD ELEVATION DATUM USING BENCHMARK / / / rnJT rv trelo ~ DP1 H isLhaD e9 22 X130 A GRASS CAP IN CONCRETE CURB ON THE NORTfTERIY EDGE OF THE ELMER~S PANCAKE P,0.R'r(INO LOT ON '.HE WEST SIDE OF PACIFIC HIGHWAY SOUTHWESTERLY OF 1TIIS SITE, ELEVATION FOR BENCHMARK X130 IS 285,71 / / / / ,~n Q a ~ N CO CRETE SLADo / / PO gyp. 2r .ry ~ ~e.iir / / / d' ~ ~ iSUND 2) ALL BEARINGS FOR THIS SURVEY ARE BASED UPON N x9'54'29" W BETWEEN THE SE CORNER OF SEC'~ION J r / a ~ n EXISTING / ~ ~ < ~w oce ? RAVEL No7 AND IRON R00 IN A MONUh~ENT 80X AT THE INTERSECTION OF S.W. PACIFIC H'NY AND S.W. MCDONDALD ST, PER WASHINGTON COUNTY SURVEY X23008, / / / / v e74,, BUILDING / ~p G sw Ar / / / / ee ?'v 7e. 7Ae p~ ^ / / / 4: uAhvD V G a / / '?4, y? a emoe i CO CRETE SLAB Ww / / / /vP 7 ~ ~ 'ot ~v re e / / / / '~w ~ 'S o 0 0 I~ O / rP d 2 9tez2 2792 GRAVEL o / ~ Dt ie De 7yoSlC z Z / / c AC ~x 2~u ~K 2 u to CONCRETE SLAB nose ~ m r / 1279 2e I 4 7~DD~pp SW Btnc a>A RD ~ ~ greet Weer teas 4 968- 27D.71 _ eL ~ to ®279 w gu ®t2'c~ttvD ®zvo 5 9 yuRa~sw i~DCS°coA K RA a «L~ vu PLANTER e w G~ - ~ ~ ^p 79 D2e ~m n~ ~ ~ o J P ~ AG r y ~ 21JD ~ by°~ ~ s st CONCRETE SLA ~ ~ ~ (N 89'28'30" W) ~8o LS DITCH LINE r9 eD v9 sl ~ by - N 89'53'58" + A°c° B0 108.41' eo ~ ~ J . z _ ~ ~ 279 Te96 'mT CURB CUT CURB ~ b ~v9se -DU`Ae'? oR oR ~ aP oP - or ~d- oaf---.-_- __s,_~- or ov ti ~ A , :t~ r $ N - - - _ CE PP I1~ ei ~T~ ~n~9a 47A7 ,qL1~~ 5 alY aRB I E N - .f~-pC-- - ~R"+.-A~- ~ R ~ inn y ~ OO Qp N 89 53 58" W 160,01 ' " 1 ~ p O ~ N 1 (N 89'28'30 W 160,00 R) ~ ~ 30 ¢ 10 I 8 ~ / ~ ~ F' - - - - - - - Tet e~ ~ J u 0 _ t r r.~ r ~ _ 3 z 0 - - •te eo . 2 a OB-- E~ - - - _ - _ - - - - oBL nt _ r^ w w see ap--- w , w W ~ •rr' x'-' - -gym tr Tom - - ~ - - - Seae rs- - - - - - - - n oo - O ~461,N WtA T 7N SI ' ti FNO !j!'A1 IF baASS CAP 'DACh~ CRS-- ti?'- W W tdP S[t---- w ~--t w YI W - w 27923 a i WL tTG ZS I D I I YA. l / - - w 2t9 tt ~ r - ~ 27011 M. w- w e+ae---,row - w t;MG?a?tso--- w w w ~ ~ ~ ~o t7Qq n LR cv ttt A9- 8y ~~--~ffje2es ~ CURVE TABLE awe CURVE RADIUS LENGTH TANGENT CHORD _ BEARING DELTA _ ~ 24.00'- 51,88' _,44.99 42.35 N 27'58'29 W 123'50 59 ~Ra° CROSS WALK - - - - - 2 ~e-----~~ zetze a B 4b aRB / / / / / .123 aAe ~ / / / / / REGISTERED ROFESSIONAL ND S YOR REVISIONS EGON DESIGNED BY, DATES e/ DATEi 8/12/94 TOPOGRAPHIC SITE SURVEY SHEET JULY 14,1978 NO. BY PPV DATE SE 1/4 of SECTION J. T2S, RiW, WM, NICKMAN, WILLIAMS r(;'RY W. HICKMAN - DRAWN BYE GM SCALE, t" 1878 - - SCALES 1"=20 CITY OF 11CAR0, WASHINGTON COUNTY, OREGON lit% & ASSOCIATES, INC. r EXPIRES 06/30/95 CHECKED BY, MLH FOR: PLANNING DESIGN GROUP, PORTLAND, OR 1150 SW, FIR LOOP, ACARO, OREGON 9722) 1 OF 1 PHONE (503) 639-5436 DRAWING NO, 2940801,DWG 1WC I 0 C K~YNOTES~ ~ 1 Prior to starting construction, the Contractor shall be 0 responsible to make sure that oll required permits and ~1 Construct 3° class "C" asphaltic concrete over 6" compacted ~ o approvals have been obtained, No construction or fabrication 3/4" minus crushed rock base. Limit of paving to be existing shall begin until the Contractor has received and thoroughly property line. See drawing for clarification. Install new 6" concrete extruded curb. reviewed all plons and other documents approved by all of Provide 400 watt, forward throw, metal halide yard light on 16' ,C ~ T AR A: 12 440 8~ . F.T. the permitting authonties TOTAL SI E E Q / pole per detail. Construct foundation, provide conduit and power, C TOTAL LANDSCAPE AREA' 2 92 S.Q./F. T. (17.6} 2. All work shall be performed in accordonce wish these plans , 4 Install new Air /Water unit ,o and specifications and the requirements and standards of the ~ o. ~ O5 Paint 24" high letters white, local governing authority. ~6 Furnish and install bike rack, °Pedalar's Post" or equal by Life Enterprises, (503)777-4751 ~ 3. Site grading shall be performed in accordance with these plans ~ • . S $953 58• E . , ,80.47 ~7 Paint 4" wide solid white stripes. and specifications, the contractor shall be responsible for removing ~ o ~ ° ' . , ~8 Paint white handicap symbol on blue background. ~ and re lacin all soft ieldin or unstable materials and re lacin 26 ~ ' ' in P 9 Y 9• P 9 34 with suitable materials, All excavated or filled areas shall be • ' ' t~~ compacted to 90~ of modified proctor maximum density per o ~1 5' V New concrete slab. ~ R=?' f . , 10 New 38' x 53' canopy. A.S.T.M. Test D-1557-18. Moisture content at time of lacement P M P 16 8 3 NEW NEW ~ 11 Construct P.C,C, curb nosing. I ~ I 2 e U shall not exceed 2~ above nor 3% be ow optimum, A ~ ~ 200s,q./ft, 0 ~ K' 0 17 200s.q./ft. • 0, ~ ~ I BUILDING BUILDING ~ • 12 New 13' x 3'-6" pump islands. ' ~ ~ r•~n. I` z (10x20 ) (10'x20') I 4. The location of underground utilities and facilities shown ~ , I,;~ > BY BY 13 Mountable concrete port chop. (See detail this sheet,) ®~N ,~5 ~ NICNiS NESENwo on these Ions are based on field surve and local utdit o ~ ~BECKER CO. P Ys Y ~ 1 7 BECKER CO. I 1 c4 Construct P.C.C. curb edge sidewalk per ODOT standards. ~c i~c ~ro ~"~iro OP~`rED = 3' company records. it shalt be the contractor's full , OR IA.WSMIifCD M ANY FORM, IN W1gtf t 5 responsibility to contact the various utility companies to `pti 19 Construct P.C.C. curb edge sidewalk per city of Tigard standards. ~ rwPo :~'~s ~S~ • 11 - Iocate their facilities prior to starting construction. No ~ - f ~5a New area catch basin. additional coin ensation shall be aid to the contractor for S 6 ~i' 8 I 5 t5b New area catch basin with maximum 1/2" spacing in grate. damage and repair to these facilities caused by his work ~ ~ " ~ l~ 18 ' 16 Paint traffic arrows white. force. l ' s 16 33 • 17 Provide wall mounted handicap sign. ~ 5. All dimen ions and rades shown on the tans shall be s g p 3 9 , 18 New concrete filled pipe bollards, verified b the contractor riot to construction. The ~ ~ ~ R=3 Y P contractor shall notif the owner or desi net if an discre ancies oi~0 S' ' Y 9 Y P , I 19 Construct P.C.C. curbed ramp -max slope 1:12. Q~ exist prior to proceeding with construction for necessary plan or grade changes. ~ 3 3 20 New double wall underground tanks. Wet hole installation is anticipated. W V No extra compensation shall be paid to the contractor for ' ' ' • • . ~ 31 I Refer ko tank manufacturer re uirements. O W work to be redone due to dimensions or grades shown r . , 1 . q 26 Area of new landscaping, See sheet L1. ~ ~ ~ 5 • . incorrect) on these plans if such notification has not been given. • . Y h ' ~ ~ 27 Construct new P.C.C. curb & driveway ramp. ~ Q Q i wr' 'n REMOVE EXISTING ORIVEWAY ~ n Iti q. M • ti , REPLACE WITH NEW SIDEWALK ~ d' • o 0 8~ PER ODOT STANDARDS , 31 Oil water separator. Utility vault co. # 660-CPS-RETRO. J U U 6. The Contractor shall be res onsible for rovidin ode uate . ' • P P 9 q 2 7 • ~ ~ 32 Emergency stop switch ®72"A.F,F, with I.D. sign. ~ ~ W . o safeguards, safety devices, protective equipment, and safety 12 12 I 7 ~ N ' ~ ~ ~ , 33 10' x 10' x 6' high cyclone fence trash enclosure with light grey slots. m ~ N procedures and methods to protect the Ilfe, health and II d~ i ~ ~ N ~ 34 Provide pole mounted 'right turn only' sign, safety of worker s, subcontractor s, supp?ier s, and the ' ~ t, j I ' ~ (1 p II • ' I i ~ 15 , public on all work related to this project. All work and ~ ! ~ ~ , . ' ' ' I o 35 New pole sign, per Chevron standards. safety procedures shall be in full conformance with OSHA 1 ~ . , . • e uirements and the re uirements of local overnin 2~ I a° ~ . • . • ' ' • ' ' ~ en .<s~`' ~ 2 2 ( Z agencies. r~:ly W J 4 1 ` ~ . U.. it 7. A set of approved final site and building plans must be on- ~ R-20 ~ 'A s~?'t;~;~r~~~'~-`G' a ~ G ~ ~1y, ~~7~r,llr ~ W 'site at all times during the construction period. I i 35 o~~ ~,_::;~~,r,~t. cv ' ~ ~ 8. All site work shall conform to U.B.C. and Cit of Ti aril ,r ( 9 ~ ,,,~,r~~,~ 3 Y 9 - r , I 1.._.,,, / 1 II ' ~ ~ requirements. „~:~r.~~~,~,1~.~ 18 91-DPI ' 1 \ J • ~ ~ 7.. 1 ~4" W t~ 9. Sanitary sewer location based on Department of city works 3 • ~ o as builts and is o roximate. Contractor to verif location. SIGNAL ~ Poi ' 0 s R~ PP Y ~ ~ • 3., ~ ~ Q ~ POLE . ~ I 4 a s o00 z •0 • \ - ' . - - p~q ~ R-5 ' r? 4 ~ 2 R=5 ~ W ~ O OC n v' ~ R=8 R2' t cS. • R ~?p, 2 , . 11 11 . ~ I; . ~ W r; j~; 28 , a a < • WX . i / - N DRIVE q , ;i / ~ ~ / , ~ . N 89 5~ 58 W 108.41 , . ; ,k ~ . ~ ~ CITY OF~ ~ ` y ~ /r , ~ i, ~J / ; 8 1 /4 f f l , 4 ~i ~/,.r REMOVE EXISTING DRIVEWAY g~_0• 8'- , 8' C ^ D REPLACE WITH NEW SIDEWALK 27 REPLACE WITHINNEW SIDE~YALK TYPE °F" MOUNT~1®LE ~UFiB PER CITY OF TIGARD STANDARDS , 30 -0 _ \ PER CITY OF TIGARD STANDARDS NOT TO SCALE o o ~ , I ~ ~ ~ (SEE PLAN FOR LOCATION) o o ~ r~ o W 0 z . z Yor i obl o ~ 15' Mint a Dummy Joint ~/i" Oeep "V" groove ~ 6 ~~"R~ ~ SI, 0.02'/ft. Surfaco of ~'-i----;r':~-`~'--,--.- - Pavomant aaaaaa A ~ ~ 1 W ~ ~y., ~ ~ 69565P1A R,C,TRIMBLE SCALE 1"=10'-0" MONOLITHIC CURES & SIDEWALK ~1°~'~ ~ DATE' ~ Mn /o~ / -1- 9F IEET NUMB c 1 FACILITY NAVM LP BUSCH P90 JECT NUMOM 6956 / / / / ~ - ~ C / / / / / LEGEND ~ / , , / au ° / / / / 0 / 341.68 TC NEW ELEVATION 341.18 BC / / / / / / / / / ~ / o 342.58) EXISTING ELEVATION BENCHMARK ~ ~ / / / / 3~T~ C MATCH EXISTING ELEVATION CITY OF TIGARD ~ 130 C ~ / ELEV. = 285,11 C / / / BC BOTTOM OF CURB ~ 0 / / / / TS TOP OF SLAB A BRASS CAP IN CURB; NORTHERLY EDGE OF ~ / / / / / TSW TOP OF SIDEWALK ELMERS PARKING LOT; WEST SIDE OF PACIFIC HWY; TA TOP OF ASPHALT SOUTHWESTERLY OF THIS SITE. TC TOP OF CURB / / / / / _ S 89'53'58" E 80.47' _ TI TOP OF ISLAND / / / / 279,05 TSW 278,55 TA .05 TSW rn / / / / / ~ ~~a~~~~~~~~~~~~~~wam / / / / 0 1., -~~a~~~~~~~~~~~~~~wam\ / 77,25 BC 277.58 BC 278,00 BC 278.23 BC / ~ t;~, ~ i / / / ~ ~ ~ NEW NEW ~ a " - r;~ ~ / / / ~ _ ~ , ~ 200s.q./lt. 200s.q./it.~ u~i ~ / ~ / ~ ~ BUILDING / 0 BUILDING ~ ~ ~ / / / / ~ 101x201 ~ (10'x20') / ,c? t, ; / / Q` / / FF 219.55 .'FF219.55\ GFi~DING~ND PAVING ~ ~ r / / / / / ~ . ,1277,00 M 275 INV - ®DPK 1NC 1995 RL RIGHTS RlSEKvED 1. Excavate site areas and rough grade as follows; D~n~HOS,u~ ~ vHOr~tatt or / 219,05 TWS - ~ / / / ~ / 279,00 TS _ I I DF1f IHC FHD ~kE HOT 10 BE Rf3"fiIODIIGED 0 - / / ,.c = r_ Paved areas - 9" below finish grade os TRWSYDTEO ~H nHr Fors, IH Drive slab - 12" below top of slab v~oa r a ~rss~so~ov~ir~ / / it ~;<z, ' ~ ~ / / / 277.79 RIM ~ \ 278.55 T 218,90 TA i Building slab - 8" below top of slab 218, 90 TA / / / 274,39 INV ~ ~ ; Jj ~ \ / `fi. 8' \ New underground tank area to be excavated and backfilled, in / / / / \ 278.74 TA - conformance with DEQ, EPA and tank manufacturers. / i 278.74 TA I Planter areas - 6" below finish grade. Remove all stones, / / / 277.40 TA ~ ~ G „ \ 278,55 TA sticks and onstructlon debris to a depth of 12" (18" below / / / / / ~ ~ \ finish grade and prepare for topsoil. / ~ ~ 279.5011 / ~i ~ i \ 2. Backfill with graded granular material, clean and free from / / ~ / i all rubbish. Place fn maximum 12 layers and compact with 0~ / i \ mechanical tampers or rollers to 95% density. z / / / / ~ \ 3. Grade setback area behind building to avoid standing water. / / + , Swale to drain away from building wall. / / / 279.00 TS / ~ ~ M / 279,50 TI A \ o 4~j0 4 Contractor shall obtain and bear the cost of compaction ~ 'h ~ \ \ ~ r tests at each of the four canopy column footing locations. ~ Q O / / / ~ ~ 279. TI V 5. Place base material and fine grade to 0.05' and compact Q / / / \ \ / / / / \ \ w as follows; x U / / \ / / \ / / / / ~ / \ 'A i 279.00 TS N Paved areas 6" crushed rock 3/~4" minus ~ U ~ ~ Drive slab 4" crushed rock 3/4° minus or sand ~ ~ W / / / / / \ ~ ~ d°~ Building slabs 4" crushed rock 3 4" minus or sand m ~ N ~ / ~ \ ~ o Tank slab Pea gravel or sand/to 8" below top of ~ ~ / / / / / ~ 278,50 TS ~ 8.35 RIM \ 279.50 TI ~ - / / I \ J 2 6.85 INV 35 RIM ~ slab by tank installation contractor, Do not run equipment over N 85 ENV z tank backfill damage to tanks may result. / / / / ~ i - 2. ~ / 218.15 Tk1 i =ry;'il / / \ i ~I~r,~ J L" 6. Listed depths of base material and paving material shall be the finished compacted thickness. / / / i \ , ;';rya-'•, I r~ 7, Grades not otherwise indicated shall slope uniformly between J points where elevations are given or between such points and W / / / ~ \ ~ ~r/j,.L existing finish grades. Cut in flow-lines, especially at I ~ ~ rs; '?'i117~~~~~~' drivesiab to insure proper drainage as shown on the plans. (n 278.55 TA 8. Asphaltic concrete pavingg~~ shall be applied in two layers / / ~ I' ~ ,:~~`~~i+l~i.~~U~~ 278.55 TA / \ / / 278.58 T \ / TT,I;,~~,~,,~;,r. ~ having a total depth of 3 after compaction; The binder (bottom) layer shall be 2 Class B asphaltic .1)i~ f,1lct.J ~ / 278.85 TS ,.a concrete The surface (top) layer shall be 1" Class C modified / 279.00 TS asphaltic concrete. n 9. Place asphaltic concrete only on a clean, dry base course with a surface temperature not less than 40 degrees F and W ~ ~ ~ rising. ~ 279,00 279.60 TA u.. ~4~ / 279.09 TA 030 10. Apply a seal coat to new paved areas, subsequent to proper ~ Uj A ~ curing of the surface. ~ ~ n 280,90 TS 280.50 TA ~ _ Z % i - _ ~ ~ / ~ ~ ~ ~ / ~ ~ ~/,i ; • ~ / ~ N 89'53 58 W 0~4 i, "~'i : l•''~% W R V~WA~ I ,rr ' P OP OP OP OP ~ Op;- OP 0 ,Q a QP;" OP e '-r I- O O O -~J - - - - - - - - - - - - - - - - rI O - - W ~ ~ 0 - a.- _ - - - I ~ z - w a U M a a a a a a ~ FLE NAME 6956C2A DMWN B`(~ R.CJRIMBLE GRADING PLAN CFKD BYE SCALE.1 10 0"-- DATE 1/20/95 SHEET NAVER C2 FACL" NUMBER LP BUSCH PROJECT NUMBER 6956 / / / / / / / / / / / / / SITE UTILITIES, SCOPE OF WOI~K~ ~ ~ / / / / / All construction materials and installations shall conform to ~ / / requirements of the respective uti?ity company, including trench / / / / / ~ location and depth / / / 0 / / / / 1, TELEPHONE; C / / General Contractor shall provide trenching, (1) 2" PVC ~ / / / / / conduit with pull string, and all backfilling from existing C ~ / / / pole to and including building service entry, In addition C the contractor shall provide a 48" x 48" x 3/4" plywood ~ Q / / / / / telephone board mounted in the Building with a ~6 ground to ~ / ® " / / / / S 89'53 58 E 80.47' the electrical panel, / .....~.~.......4z...s GTE shall pull the telephone cables from the existing € .r.. r ~ facilities to the telephone backboard and terminate. E ~ / / / / / / / / / / 0 / C.O. 2. POWER: ~ General Contractor to provide (1) 4" sch. 40 PVC conduit / / / / from base of pole to C/T CAN, All conduits tv / / / ~;a I have pull rope. GC to provide all trenching, bedding, & / ~ / / Q) / / ~ NEW NEW I backfill from power pole to C/T CAN, / / ~ ~ . ~ Zoos.. rt. PGE to provide conductors and current transformer, N~~ 200s.q./ft. / / / / q/ o~ h~~ / ~ / / ~ , BUILDING BUILDING N / / / ~ 1 ~ (10x20) (10'x20') 3. STORM SEWER /ROOF DRAINS: / / / ~ General Contractor to install new catch basin, piping as shown, ~ / / Provide all components indicated on contract / / / ~ / ~ / - I as necessary for complete, functioning system. / ~ / / 0 • DETENTION "B" I ~DPN MC 1995 N.L RIGHIS RESERvED / / / / / / ~ C.O. _ C. ~ i„1 4. WATER: C. I General Contractor: General Contractor to provide all 'os*iRC~uo R~RO° o°~ Ro 0o cED ~;'.c~'-~" 71 F / / 1 l 4 PVC ®1% _ OR 1RANSNIfiED IN u!'f FORM, M Wliplf trenching & piping, pipe bedding and backfill from new oa Fir, ar rm MuHS ~,n,a,r n~ X11 \ / E.C.B. ~ ~ P P I ~ ~ domestic water meter to building entrance, and from the ruMasaM aF ocK ~+c / / SEE DETAIL ,1'' ~ ~ ~ I irrigation meter & double backflow check valve to irrigation / THIS SHEET / / a~ 0~, A I I system. GC to install double backflow check valve for / / n ll~, a'C p ~ i~ / / 10 LF 6 CC / ~ 2,,- \ irrigation Refer to the Building & Landscape Drawings for ~~(E,, 1 / G ~ \ ~ I continuation of systems, / / / G ~C \ / / \ ~ I I 5. SANITARY SEWER; ~ / / / r; I General Contractor to provide trenching, sewer pipe, / \ / / / p ~ S~, ~ 660 CPS RETR bedding, and backfill from existing sewer lateral ~ / / ~ G ~ / / (F i OIL WATER 'S RETR I I to building. ~ TER p / / / ^ p ( SEPERATOR iTOR ~ I ~ / ~ / / .h ~ \ / ~ ~ \ ~ / ~9 / 1~ \ I~ ° ~ 0 / / / \ U~ \ 21 LF4PVC®1o i ~vc®1o wl ~ ~Q~ W ~ ~ p ~ '~s 1 ~ Qi C.O. / / / \ ~ \ / / / \ ~ / / / ~ ~ ~ i I g UTILITY NOTES J ~ Q~ / / I \ ~ i / ~ i ~ / / / ;I \ ~ / / F \ of o ~ ~w / / / / / ; ~ / \ 1 DETENTION "A" )N "A" o ~ z 1. See sheet C2 for site grading, m J N / ~ / / / \ s~ c.o. / / ' h_. ~ ~ 2, This utility site plan is to be used in conjunction with the 0 z I \ / ~ ac ";y~~;"~rirl'r' ~ ~ I I Architectural, Landscape & Grading site plans for information ~ o / / / ~ ~ C.O, ~,rl ~'~i"i~Illl,~~ w I I regarding site work. II / / / \ ~~~rr~~v i ~ p o • ~..J ~ I 3. Pipe materials; / / E.C.B. V ~;;~)rrz~!~'~ ~ / i ~ A. Water service materials shall be copper type "K". W `r i~~ / / ` %`1`s,ti~l~f ,f~~,r,,i Diameter shall be as shown on drawings. Provide 24" ~ i' ~rY71 ,au" cover on water service. Contractor's price of water / / ~ ~ ;~r,l yl~ \ ^n 1 ~c • , '~t r ~,n !Ir ~ A service shall include all fees and appurtenances ~ / / ~ -„r' p~~r.I~~Ir llll ~ ~A P ~ ~~~~,',r1 , G i I required by the utility to provide a complete working ~ ~,.~;~J ~ i SIGNAL .r~ ® _ I service, (n ~ I B. PVrm Sewer Pipe; POLE ~0 ~ C ASTM 3034, SDR 35 V RELOCATE EXISTING WATER ,Q / 'R I C. Sanitary Sewer Pipe; METER. CONTRACTOR TO co ~ VERIFY AND TAP INTO. ~ `0 ~ I PVC ASTM - 3034, SDR 35 ~ ~ D, Electrical & Telephone Conduit; NEW 1"- v~0 ~ I SCH 40 U.L. Listed PVC, gray, 36" cover, 36" sweeps ~ ~ ~ ~ ~ EXISTING / ) , P DCVA SANITARY SEWER I I E, Roof Drain Tightline Pipe; / ~ LATERAL 6'-6" PVC ASTM - 3034, SDR 35 Q ~ i lJ- ~ 1 DEEP. CONTRACTOR z ~w TO VERIFY, 4. The location of underground facilities shown on these plans ~j ~ 0 ~ , 1 ~2 CW LINE _ ~ ~ are based on field surveys and local utility company record, ~ ~ It shall be the contractor's responsibility to contact the ~ ~ r` ~Y i r i / ~ , ~ ~ ~ various uti?ity companies to locate their facilities prior ~ U ,N 89 53 58 W 108.41 to starting construction. No additional compensation shall i" ~ % ~ / 1- NEW DRI,VULWA~f t~,. ~ ~;n ~ ~ ,~;r be paid to the contractor for damage and repair to these G - ~ ~f~~r~ OP - -OP ~~----OP -OP -L- ~ OF5 - ~'s~~, - - - - - ~ - OP - - - - facilities caused by his work force. ~ RELOCATED 1" WATER RELOCATED 1" WATER METER FOR METER FOR r~orrs _ _ _ _ _ _ _ LANDSCAPING _ DOMESTIC _ r ~ 0 0 0 - o ~ w N i ~ - - - ~ _ _ _ 0 _ i - Z W a m 0 G aaaaaa FILE NAI~E~ 6956C3 DRAWN BYE R,C.TRIMBLE SCALE; 1 Oi 0"- SITE C~LCUL~TION~ DATE 1/20/95 TOTAL SITE AREA 12,440 SQ,FT, 9FT NUIUBER TOTAL LANDSCAPE AREA 2,192 SQ,FT. C3 IMPERVIOUS SURFACE AREA 10,248 SQ,FT FACLffY NUS LP BUSCH PROJECT NUM)M 6956 i ~ - Q~ ~ PLANT KEY ~ 0 KEY QTY, NAME SIZE SPACING ~ ~ ~ ~ 4 CORNUS STOLONIFERA, RED-OSIER DOGWOOD 2 gal, 6' O.C. ~ Q cCS L, y` 8 PHOT]N1A FRASERI 2 gal. 3' O.C. ~ TOTAL SITE AREA; 12,440 S,Q,/F.T. 33 BUXUS KOREANA, KOREAN BOXWOOD 2 gal. 2' O.C. n d~ TOTAL LANDSCAPE AREA; 2,192 S,Q,/F,T, (17.60 5 ACER RUBRUM, RED MAPLE 2" cal, 40' O.C. 0 2 PRUNUS SERRULATA, FLOWERING CHERRY i-1/2" cal. 20' O.C. ~ N ~ b VARIES GRASS J S 89'53'58" E 80,47' • . . . . . . . r . . . . . . . . , . . . r'r'r r • . . . . . . . • • . . . r . . , . • . • ~ VARIES ANNUALS W/ BARKDUST _ . • . . . . . . ' . . . . . . . . . . . . . . . . r . . . . . . . . • • • ' • • ODPK INC 1994 AIL RIGHTS RESERvED . 0 Tt#SE DRAMIHOS AAE THE PROPERtt OF • DPK INC, AND ARE N01 i0 BE REPRODUCED $ y..•.•. • • • OR TRANSIIfT1ED M ANY FORM, IN WHOtE OR IN PART, sY ANY MGNS Ynl}KMJT THE ~ J • . • . PRIOR WRNIEN PERMISSION OF DPK INC. 0' ' ' a, ` NEW y.'. r' ~ p ~ ~ ~ :w 5 ~ ~ ~ eu~LO~NC DING y... '20') ~ . . r . . ~ ~ y... y... ~ • . ~ y ~....I y ~ ~ YU v n ® r'r'.' ~ ~J s • • LANDSCAPE NOTES ~ o Q ~ ~ r '.•r'. • • • 1. All plant material (except annuals) shall be guaranteed from ~ nV ~ • .J • • • final acceptance for one full growing season or one year, U / . whichever Is longer. ~ ~ 4 4m~~ w e • • ~ • • ~ • 2, Provide a separate price for a one year maintenance agreement ~ J N •'I ,o • which details periodic trimming, weeding and fertilizing, r'1 J LJ ~ ~ z ~ 3. Place o minimum of 6" topsoil in all planting areas. Planting / o beds shall be 3" below adjacent curbs and walks to allow for 'Q ~ v ' ' barkdust. Rototill topsoil into subgrade a minimum of 6". ~ ~ ~ ' ' ' ' w 4, Excovate planting holes to 2 times the largest root ball width, ti r•,•.• ~ Backflll with a planting mix of 3 parts topsoil, 2 parts organic !~li ~ matter and t part cow manure. Dish surface around plant to ;t hold water, CONSTRUCT NEW SIDEWALK i m '.'.'r' ~ ....I o o ~ . . • • ' ~ 5. Fertilizer shall be commercial mix inorganic 5-4-3 with /R ' ~ ~ V .•.•,•~I z micro-nutrients and 50q slow releasing nitrogen. Mix into ~ ' ' ' planting areas at the following rates: ~ ~ d • r • r ' • • / r • • ~ • r / • r ti • • r • • ' ' ' ' Small Shrubs 1/8 Ib, per plant ~ 2 • r • • • • • r • r • r ? r • • • • ~ • ' ' Shrubs 1/3 to 1/2 Ib, per plant ' ' ` Ground Cover 25 Ibs per 1,000 sq. it. QU • r r • • ~4 r . • • r r f~ • • i~ . r a • • Y r•V• ' 6. Mulch planting areas with medium ground bark mulch to a ?j ~ 3 tl ( . depth of 2" in ground cover areas and 3" in planting areas. ~ ~ Q . . • • ~ . • ~ . .r . r • . ~ r n 7. Irrigation system shall be provided and installed by contractor, U~ o ` . r . . • • • G 9 'A` • a ~a ~ , , . .:~I tr. • . . r • 4 , ~ ` REVISIONS c~ • e' ~ . s. • ~ ~ ~ ~ ~ ~ i ~ N 89 53 58 W 1 4 ~ i -~f l' /I ~ . ~ ~~l ~ ~ ~ ~ ~ WA~ ' E r , . l, / N E ~ ~ , ~ ~ ~ l• i ~ i; SIRU-C.T~IE1~SiIIFwai k 0 CONSTRUCT NEW SIDEWALK ~w ~ ~ o M aaaaaa BCAI~ i"~10'-0" - - RLE NAIL 6956SK4 DRAWN gY~ C C BEATTY CHK'D BY- LANDSCAPING PLAN DATE- 11/09/94 SCALE 1"=10'-0° SHEET NlUDEf# L FACL" MAMEF~ LP BUSCH L PROJECT NUMBER 6956 U c NEW 38' X 53' CANOPY „ 8" FASCIA CAP INTERNALLY ILLUMINATED 1 1/2 WHITE STRIPE FASCIA BLUE LETTERS WHITE LIGHT GRAY w 1..J NOTE r'~ n r~ I I I ~ ~ ~ NOTE; CANOPY STRUCTURAL DRA N CALCULATIONS TO BE FURNISHED BY RNISHEDABYNCANOPY C~ IMAGE KEY LEGEND ~ MANUFACTURER. ~1 RED RE-360 ~ 400 WATT SMH RECESSED CANOPY LIGHT TYP. OF 12 BLUE BL-370 I ~ ~ I I ~ ~ ~ I I ~ ~ I I ~ ' LJ DKGREY GY-210 ~ t c~ 1 I 1 1 f " ~ ~ i ~ _.I_.J....'I 1 4 GREY' CDLDR - GY450 z~ I C H E 1IR 0 N ? APPLY TD LOWER HALF OF WALLS ONLY 1 I ~ I I I I I I I I I I 5 OFF WHITE COLQR - WH - 740 ~ I , I NEW MULTIHOSE DISPENSER I ~ AN D AR D S ? APPLY 1d UPPER HALF []F WALLS dNLY ~ 1 I f I l l ~ I I I I I I ~ I I f ~ ~ J1 l~ i V A ~ E 6 WNI?E Wa~a935 _ ? tt~ 1 1 ~ 4 T.S. BOLLARD TYP, I ~ I I I I i l I I f I I i DETAILS i I I I NEW CONCRETE [BLAND ii II ~ ~ I ! li ®DPR WC. 1945 N.L RKIMS RESfRvfD I} THESE DRMIIHCS NiE 11E PROPERTY OF ! OPN INC. MID ME NOT TO BE REPRODUCED OR TRANSNITIED IN PNY FORM, IN WHOtE it ~i OR IN PNiT, Bf ANY MGNS W(fHON 1tIE PRIOR WRRTEN Ff(ilJ15SION OF DPK hNC. I ~ i I i SEE STRUCTURAL DRAWINGS FOR CANOPY FOOTING ~ SPECIFICATIONS ~ ~ ~ 6 ! ~ i I ~ 4 ~ VJ I M ~o 2 5 W ~ J ES OT ND L 1 4~0 Q I o Q ~ L1J 5 5 0 0 ~ 4 ~ 4 ~ qq~,,~DopC ® JN1L INTERNALLY ILLUMINATED NEW 38' X 53' CANOPY FASCIA OFF-WHITE 3 ~ ~ o ~ LOGO 3 20' 20,_0. 5'-0` 10'-0' m s i~ r -1 I" ~ r'1 I I l i ~ ~ ,l I L_ l ,1 _ 1 VG EAST ELEVATION BUILDING NORTH ELEVATION Z UPPER PORTION OF SCALE:1/4"=1'-0" COLUMN DARK GRAY INTERNALLY ILLUMINATED V SPANNER LIGHTS-WHITE 1fYP, .z ~ m ~ 0 W ~~z ~ t....~ 1 Z N ~ Q BLUE INFORMATION PANEL U.. ~ 4 ~ WHITE COLUMN ~ NEW MULTIHOSE DISPENSERS z3 ~ CLADDING ISLAND VALET NOTE ~ °oQ . Q~ (BY OTHERS) SEE SHOP DRAWINGS PROVIDED BY ~ ~ ~ o P.O.S. SIGN FRAME THE BECKER COMPANY FOR STRUCTURAL V ~ (NON ILLUMINATED) 0 0 0 N W 4" X 48" CONCRETE ~ 0 0 0 E DETAIL. r1 a FILLED T.S. BOLLARDS NEW CONCRETE DISP. a -J ~ a a V, ~ ISLANDS ~r , 5,_~„ I ! I I i I I REVISIDNB I I I r---1-i--- ; ~ ---s-~----•~ i i I ! I 1 ~ I I SEE STRUCTURAL DRAWINGS I ~ FOR CANOPY FOOTING ' ' Feu n SPECIf1CATI0NS ~ ~ I I I ' I i , ~ co FIRE EXIINGU HER 0 I N 9 N V TIO ELE A ST EA RTH D NO , LAN >o IS „ ~A°E0 22 x 36 ATTIC ACS SCALE:1/4 =1 -0 36 ATTIC ACCESS ~ o pure ~ I co u~.~o 10 0 ~ OFF CE ~ N ~ L _ _ _ J RESTROOM > 9 n n ~ ' aaaaaa ua~v ~ ~ ii ii I u n p II 11 ~ W~ I/Y~a~~-~~ 11,_0„ 2'-2" 10'-7" 2'-2" 11,_0„ 24" 24" STORAGE O F~I.ENAME 69561E1A 0 ~ ~ DRAWN BY~ TRIMBIE SHELVES R S `i S R U x. U CWC'D BYE ~ ~ ~ I I I DATE~_1/20/95 • ~ I I _ o ? - 4'-0' 20'-0' SKEET NUA6M 9" 5'-31 5'-81/2" 5'-81/2" 5'-31/2" 1 T 9" lEl BUILDING FLOOR PLAN FACIJWNA081o POLE SIGNAGE SCALE: 1/4"=1'-O" LP BUSCH ISLAND PLAN SCALE 1/4" = 1'-0" PROJECT MMM 6956 I I G ~d/ ~ p~+~p~+ ? lr ~ r.r ~ ~ I I TOTAL SfTE AREA; 12,440 SQ,FT. I TOTAL LANDSCAPE AREA, 2,192 SQ,FT, (17,60 N REMAINING DEVELOPABLE N AREA AFTER 75' SETBACK; 1,702 SQ,FT, (14~) N ~ N S 89'53'58" ~ 80.47' ®DPN INC. 199 kl RIGHIS RESERvED iN TfiESE DRANINGS gftE THE PROPERtt aF ~u»>~~m~»~»~m~~~ y' DPI( INC, hND ARE NOT 10 BE REPRODUCED ~»U~~y~~~ ~ DR iR4~VS11fTIED IN KNY fOR11, IN WHOLE ~y__ 5 DR IN PART, BY A4Y I~GNS M11HOUf THE PPo9R WPoTIEN PERIIISSgN CF DPK iNC, ~ ' ~ , ~ NEW 4` - ~ ~ ',~W w ~ 200s.q./ft. 0 Lq,/ft, ~M BUfLD(NG LD(NG ' 0' ~ (10x2 ) ~ 'x20') a I ~ ~ U ~ ~m ~ ~ ~~~~~U~~~Um W~ Q~0 z o~ ~ ~ U U~~ _J m ~ W ~ ~N ~ ~N~~ w I Q ,0 ~ ~ ~'I o L~.JI f ~ C V~Jr 'J G rG.. W s t 6(rJl~w N ~ V J 1 O ~ ~ o J t+~ Z ~ ,J x ~ ~ z~ ~ ~Q ~ 4 l() ~ Z~0 O i U~ G W ww Q ~ ~r. f1G1h7MF7 ~ ' ' N 89'53 58 W 108,41 % ; ~i•. R 0 I 0 a a a a a a E~CALE~ 1n=TOr_On - - - ~ - - F9.E NAt~ 6956C2 C>FiAHM BYE C C BEATTY CHK'D B'Y~ DATES 12 /12 /94 75 FUEL DI5rCN5CH 5C I t3Hk..,r\ SHEET NUMBER SCALE 1"=10'-0" DS FACUW NUMBER LP BUSCH PROJECT NUMBER ~ 6956 I