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SDR1993-00018POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. iconco SDR 93-0018 SE corner o Pac. Hwy. & 217 LDS 93-0010 181 36CO3 2200, 2300, 2400, 250Q, 2600, 27 PROPOSAL DESCRIPTION FILE NO: SDR 93-0018 / PDR 93-0010 FILE TITLE: COSTCO WHOLESALE APPLICANT: Costco Wholesale 10809 120th Avenue. NE Kirkland, WA 98033 REQUEST: A request for Site Development Review/Planned Development approval to allow construction of a 155,415 square foot commercial wholesale 1:etail building. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120 and 18.164. LOCATION: Southeast corner of the intersection cf SW Pacific Higway and Highway 217. (WCTM :LS1 36CD, tax lots,2200, 2300, 2400, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 1BA, tax lot 200 and 251 18B, tax lot 1201) ZONE: C-G(PD) (General Commercial, Planned Development) The General Commercial zone allow Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate serviceo, business support services, eating and drinking establishments, among other uses. CIT: Eat CONTACT: Joel Stevens PHONE NUMBER: 293-1254 CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1993 JL PLANNING COMMISSION DATE OF HEARING: TIME:7:30 HEARINGS OFFICER DATE OF HEARING: TIME:7:00 CITY COUNCIL DATE OF HEARING: TIMEt7t30 ATTACHMENTS X VICINITY MAP X NARRATIVE X SITE PLAN X LANDSCAPING PLAN X ARCHITEMURAL PLAN X OTHER: GRADING PLAN 41, 5035260775 W&H PACIFIC INC. ELT CITY OF TIGARIO, OREGON 7.:p„tl.P11,LISULQE CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 1, GENERAL INFORMATIMi PROPERTY ADDRESS/LOCATION Southeast corner of the Pacific Highway and Hghway 217 TAX MAP AND TAX LO') NO. ....._=-3.604-2S1-1Ek34-2S1-15,4-±1:6346% SITE Sin 2ELLIAgral______ PROPERTY OWER/Dap Rum* Costco Wholesale ADDRESS 10809 120th Aye. N.E. PHONE 206-828-8100 ary Kirkland WA ZIP APPLICANT* :::1;11-114C F-961 T-287 P-002/003 OCT 06 '93 10:12 ( rOrt STAFF USE ONLY CASE OTHER CASE NO'S: RECEIPT NO. 93 ---,2_,..-211-211- APPLICATION ACCEPTED BY: AIL Deg: — cre .- App11,0tion elements submitted: A L./ 1/4E1 41.11114iCatiart form (t) (j) Owner's signature/written authorization 14_(9) Title teansfer instrument (1) Assessor'! map Cl) fl,(E) Plot plat (pre-app checklist)" -`'-(F) Applicant's statameut ADDRESti CITY PHONE ZIP 11111/111■,114 *When the owner and the applicant are different people, the applicant tuat be the purchaser of record ot. a leaflet in possession with *written authorizatiot from tha °truer or at agent of the owner with written authorization. The owner(a) must sign this application it the space provided on page two or samit a 'written authorization with this application. 2. PROPOSAL stimAttlt. The ownenS 6T record of the subjett property request Bite developmeut review approval to allow the construction of a 155,415 scare foot Costco Wholesale Store 0520/13P Relt'd 5/87 (pre-app checklist) JeletrePetitoyateza-44** ta,*eetYee--Vi-t4rhtt-2-r5O*Rttls-44i Filing fee (t in19.0)) 46.1,iaarl (X) Construction +4 Cost Estimate 446 to, (PIA DATE DE/NE) TO DE COMPLETE: wig Prtia =MON DEADLINE: Comp, ptAg/ZONg DES/GNATION: Ph Cc (AAM Na.O. Number: Approval Date: Min. Approval Date: Plaaftina Engineering 4.4Leoutigoommonp...... re 7'. a 5035260 ? ?5 W .H PACIFIC INC. F --961. T -287 P- 003/003 OCT 06 '93 10 :12 3. List any variance, conditional uSe, sensitiVe lards, or ether land use actions to y % be considered as pant of this ,application: A street vacation a plication . 1 .,, [' -reet is being....51-talLUTA. under separate cover 4 Applicants: To have i cO plete application you will need to submit attachments described in the attached information sheet at the time you submit this application. . THE APPLICANT(S) SHALL =TUT THAT A. The gbajrc �e uest does not violate an deed restrictions heat uLay b /WIYwlwpYlYi 4�r•ibd rYl'rl att___A_tchec_Lts_uLl IlkojaLast. subject property. D. if the application Jo granted, the applicant Will exercise, the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statement. said the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false* b • The applicant has read t:hd ept4td contents of the application, i nc1ttdai<ug the policies and criteria, and understands the requirements for approving or denying the appiira.tion« DATED this 60 ,day of agtita SXONATUXt1 S Of each owner (eg. husband and wife) .of the Subject: property. (KUL :pm/0524P) r 4 1,3 1$ ,;; 0 Li 3 l .I air k °t 1 ",�I it $.0 8 6 a6' G _$., 3 @! ,$ it' ,MA'„ ft,1011!HI o 1 0/t3 1 - r I �$91r q6_ y4 •I 1 $•dl I6E�� -131• U 1.6,ffi,�,4¢4''�. °� $e. @. e'V.1 1 9 -7,� t'9r 7 A !,1 b a.. 1. ;I', <I . ;14 t • °o ,� "it E.,y$ - 4d P t �i 1 E Pe -il n r I` .$ i Ie °$ °$ ,p 4"J J '. a 6 Y 1 .J 0, ?.,3,73 EI :9dR 13 1p 4 Y $ a1 3. 0 19 1 °�;IA °rr ,1 334 r,rH! f9$ oylalo I :Mf I'1y.l4' 10080 North Wolfe Road • Suite 310 • Cupertino, California, 95014 -2597 Val co Financial Center • (408) 996 -0700 • FAX: (408) 996 - 3027 August 25, 1993 . Mr, Victor Adonri Development Assistant Planner Community Development Department CITY OF TIGARD 1315 S. W. Hall Blvd. Tigard, OR 97223 Re: Tigard Triangle Dear Victor: Thank you very much for assembling all the information for our meeting yesterday and spending your lunch hour and more helping educate us on the ever changing development policies of the city and state. I don't mean to be critical by that statement as it still is much more pleasant attempting to do this in Tigard than a number of cities in California. Although we don't always agree on the details I think we all want to deliver the best possible project we can for both ourselves and the community. If we continue to work together and have the helpful input that we received from you that goal will be possible. Although WH Pacific will be the point persons for the application effort, if there's anything I can do to help the city in this process (as the major vacant landowner for too many years), please do not hesitate to contact me, Sincerely, WESTERN -DUFF TIGARD PROPERTIES C cc: Ed Murphy Director of Community Development CITY OF TIGARD 1315 S. W. Hall Blvd. Tigard, OR 91223 «; Shopping Center Development Commercial Real Estate Partnerships JAN-25-'34 10:10 ID:W/H PACIFIC - PDX 3AN-24-i9S4 16:27 FROM RN U4VE$ 10 Western—Duff Tigard Pothers, a California general partnership, property owner of Tax 11,4s 3200 and 3900 on S, W. 79th Avenue, authorize W & H Pacific to act as my aptit for any and all development applications in adriection with site development review, plan development review; and stoat vacation for commercial retail use, ry PACIFIC 8405 S.W. Nimbus Avenue P O, Box 80040 Portland, OR 97280 Tree Survey and Analysis Statement Costco Tigard DRAFT W&H Pacific performed a survey and inventory of the existing trees larger than 6" caliper located within the proposed Costco Tigard site boundries. This effort was in response to the City of Tigard's Development Code Chapter 18.80. For each tree with. a minimum 6" caliper, a field notation of tree species, approximate size and general location was made. The survey revealed a great diversity of species type and size throughout the residential side of the site. Once completed, each tree was evaluated for "significant tree" status, depending upon the tree species type, size and age, and relative health (resistance to disease and infestation). Of all the existing trees inventoried, three appeared to qualify as significant. Each exhibited significant size and stature for their particular species, and appeared to be in relatively good health. Two trees exhibiting such qualities include a 42" and 36" Oregon Oak, both located in the roadway loop planting area at the end of the roadway. A third significant tree is a 24" Tulip Tree in the front yard of one of the east roadway residences. Given the locations of the significant trees, the location of the proposed building, and the extent of the proposed rough grading necessary to accomodate the building and parking configuration, presevating the three significant tees appears to be impossible. (Please refer to the Grading Plan). However, Costco recognizes that numerous other existing trees within the site have an aesthetic value and would add considerably to the built landscape appearance if relocated from their present locations. Some trees are suitable for transplanting on the site after grading has taken place. There may be opportunities to move there from present non - compatible locations to areas where they could be prominantly displayed and allowed to thrive and fluorish. Following is a listing of existing trees that have some potential for being relocated; 6" Cornus florida 6" .Prunus spp. 8" Quercus garryana 8" Picea pungens 'Glauca' Psuedotsuga menziesii 8" Psuedotsuga menziesii 10" Picea pungens 'Olauca' 10" Psuedotsuga menziesii 12" Picea pungens 'Olauca' 12" Minus nigra Flowering Dogwood Dwarf Flowering Cherry Oregon Oak Colorado Blue Spruce Douglas Fir Douglas Fir Colorado Blue Spruce Douglas Fir Colorado Blue Spruce Austrian Pine (51)3) 626-0455 Fax (503) 526 -0775 Planning + Cngineering Surveying • Landscape Architecture r Environmental Services 12" Psuedotsuga menziesii 20" Prunus cerasifera Douglas Fir Flowering Plum Name of applicant ,O5 tio(tscat RECEIVED PLANNING SEP 2 8 1993 Subject Property: Tax Map and Lot #Jj C3D- 1 I .6,1 ?crl) • s 3 C rL,5 Address or General Location S. Lk) C-A5Y-3V,A 141.11\ Ct.ka S. W bat-i-movmr, AFFIDAVIT OF POSTING NOTICE C-611/14noncLa. do affirm that I am (represent) the party initiating interest in a proposed a buitatmj affecting the land located at sotefiltutsi-cistatu ectf4vc: Hwy cu4 su) DNA:trmiu.+1A gel and did on the day of 19 j 3 personally post notice indicating that the site may be proposed for a Cdowihi,a,c-k, DJ Q wa-e- application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at PCL 1,1l2Lo_cui -1e15),6 4-co,A (state location on property) Subscribed and sworn to, affirmed, before me this 6.4 1.1.01r.10.011=IMMIlb1117111.111.1f OFFICIAL SEAL KIMBERLY A LANE NOTARY PUBLIC - OREGON COMMISSION NO 014215 COMMISSION EXPIRES MAR. 26,1906 ‚5 _Eskt. Notary Public for the State of Oregon My Commission Expires: 3- c).40 7 (1 day of 19.13 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: logiffijo■postnatcIt City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OE{ 97223 a cm( OF TG D OREGON August 31, 1993 Mr. Charles L. Marsh, Ur. General. Partner Western Investment Properties 10080 North Wolfe Road, Suite 310 Cupertino, CA 95014-2597 Dear Mr. Marsh: Thank you very much for your letter expressing pleasure with your recent meetings with staff members Ed Murphy, Randy Wooley, and Victor Adonri. I forwarded your comments to the Planning and Engineering Departments. We appreciate the time you took to send the complimentary message. You will continue to find Tigard staff to be responsive and courteous as they assist you and your associates through the process for your project. Thank you again for the acknowledgement. Eincerel 45V---- Patrick T. Reilly City Administrator c:\ id Murphy Randy WooIey 13125 SW Hall Blvd., Tigard, OP 97223 (503) 639-4171 TDD (503) 684-2772 10080 North Wolfe Road • Suite 310 • Cupertino, California 95014 -2597 Wilco Financial Center • (408) 996.0700 * FAX: (408) 996-3027 ,,. ...,- August 2(i, 1993 Pat Redly City Administrator CITY OF TIGARD 1315 S. W. Hall Blvd. Tigard, OR 97223 Re: Tigard Triangle Pre- pre - application Meting Dear Mr. Reilly: I just want to tell you how pleased. I was with the level of attention that we received Tuesday from Ed Murphy, Randy Wooley and Victor Adonri in regards to discussing our not yet announced major tenant for our commercial part of the Triangle. It was very beneficial to have Ed and Randy take the time to attend this meeting and give us clear answc s and concerns from their respective viewpoints to help us design an approvable project and one that I hope will make it through your process expeditiously. Although I don't always agree with every city or state policy, I continue to be impressed with the very considerate and d professional way in which your department heads and their employees represent the community, I assume you get more letters of complaint than compliment so hope I can brighten your day a little by telling you how helpful the star continues to be. Sincerely, WESTERN-DUFF TIGARD PROPERTIES CHARLES L MARSH, JR. General Partner CLMJjm Shopping Center Development Commercial Real Estate Partnerships PACIF C 8405 S.W. Nimbus Avenue F O, Box 80040 Portland, OR 97280 September 15, 1993 RECEIVED PLANNING SEP161993 Mr. Victor Monti City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Mr. Adonri: W &H Pacific representing the owner of the property located at the southwest conger of Pacific Highway and SW Da ,; a yuth Road in Tigard, Oregon. We are considering proposing a commercial/retail building at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday, September 28, 1993 W &H Pacific 8405 S.W. Nimbus Beaverton, Oregon 7 :00 pm. Please note this will be an informational meeting on preliminla plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 626 -0455 if you have any questions. Sincerely, W &H PACIFIC Hal Keever, A.S,k,,A. Associate Development Services Manager HCUK/kkal (503) 626 -0455 Pax (503)526-0775 Planning • Engineering • Surveying • Landscape Architecture • Envirrmmental Services a STATE OF OREGON CITY OF TIGARD AFFIDAVIT OF MAILING ) SS ) 1, 144 , being duly sworn, depose and say that on aS421142111L , 1 . 19 13 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at 5.Lki tam P o4 L 1-twy a± S&5 • .� DosAvtiovOi , a copy of which notice so mailed is attached hereto and made a part of hereof. 1 further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at , with postage prepaid thereon. ignature Substtribed and sworn to before me this % day of 1 OFFICIAL SEAL, KIMBERLY A LINE NOTARY PUBLIC: OREGON COMMt?slcN NO, 014215 COMMISSION EXPIRES MAR. s0. 1996 h: \Iogin\jo \aflrnail.cit u4,10,_ rotary Public �� , (R My Commission Expires: h; Ann Leiser 6009 Pendleton Court Portland OR 97221 Carey R. Lee 11815 SW 79th Tigard OR 97223 Chevron USA, Inc. 575 Market Street Room 1834 San Francisco CA 94105 Edward K. & Irene E. Leong 11910 SW 79th Avenue Tigard OR 97223 Gordon S Martin et al 12265 SW 72nd Tigard OR 97223 Harold D. & Violet V. Williams 11660 SW 79th Tigard OR 07223 Jeffrey A. Bozich et al 11695 SW 79th Avenue Tigard OR 97223 Judith M. Probstfield c/o T. M. & N. N. O'Callaghan 4014 SE Wynnwood Drive Hillsboro OR 97123 Oliver 3, & Mary F. Brault 11755 SW 79th Avenue Tigard OR 97223 Stanley & Gladys Church e/o Hans F1. Grunbaum 11744 SW Pacific Highway Tigard 011 97223 Bertha C. & James W. Mulford 12900 SW 9th Street #131 Beaverton OR 97005 Cha.iles Fred Ford Linda Fay Ford 11845 SW 79th Avenue Tigard OR 97223 Chevron USA, Inc. Property Tax Division PO Box 7611 San Francisco CA 94120 Frank H. Schriener Louise M, Schriener 11780 SW 79th Avenue Tigard OR 97223 Hans & Marylyn K. Grunbaum 21390 SW Edy Road Sherwood OR 97140 Harry R. & Agnes E. Anderson 11905 SW 79th Avenue Tigard OR. 97223 John D. Alexander 11700 SW Pacific Highway Tigard OR 97223 Larry A. Bissett 10205 NW 1007th Avenue Portland OR 97231 Ralph L. & Helen R. Ausmann 11965 SW 79th Tigard OR 97223 Stanley McGrath et al PO 13ox 880 Sherwood OR 97140 Bruce A. Wooden Beverly Wooden 11850 SW 9th Avenue Tigard OR 97223 Charles Kimball Joseph R. Fox 3483 River Road North Salem OR 97303 Crom - Spieker- Hosford #67 by Spieker Partners PO Box 5809 Portland OR 97228 Gerald C. & Mary E. Crooh 11720 S W 79th Avenue Tigard OR 97223 Hans Grunmaum 21390 SW Edy Road Sherwood OR 97140 Howard H. Morrison Mildred FL Morrison 11795 SW 79th Avenue Tigard OR 97223 John D. Alexander 11688 SW Pacific Highway Tigard OR 97223 Marie H. Martin c/o Gordon Richard Martin 12265 SW ' /2nd Avenue Tigard OR 97223 Ross W. & Leslie J. Gifford 11690 SW 79th Tigard OR 97223 Stanley R. McGrath, Trustee Frances Pedersen, Trustee 834 SW St. Clair Portland OR 97205 Super Value Stores, Inc. by West Coast Grocay Co. 3601 State Street Salem OR 97301 Ted L. Millar 3030 SW Moody Portland OR 97201 From: FINANCE /ED Subject: dartmouth To: DICK X -To: pat,wayne,randyyw,dick,carol Date: 17 Sep 93 10:47:47 Gary and I decided to take the following course, with regard to Dartmouth. Please let Gary or I know immediately if you have concerns with this. A. decision essentially had to be made today, or at the latest Monday, according to Gary. 1. We will not attempt to modify the existing LID. 2. We will allow Cub Foods, Coatco and Martin to ask us to modify the contract to widen out Dartmouth to 5 lanes between 99w (well, actually, back to the LID boundary.) and 72nd. It will be their choice on how much frontage to widen. We will not widen across the wetland, Costco will have to dedicate right of way, and prove that they own the property. They will have to sign a separate agreement with the city authorizing the work, and allowing us to bill them separately for the additional cost of their frontage improvements. 3. We will allow them to widen to 5 lanes, without a separate deceleration lane on top of the five lanes. The deceleration lane is still a debatable issue. 4. I will take responsibility for asking the Planning Commission to modify the condition regarding widening. Unfortunately, it will be after t fact. 5. We have required Cub Foods, and will require Costco and Martin, to agree to not remonstate against a future LID. The next overlay LID would be for widening, traffic islands (landscaped or not), the intersection of 99w and Dartmouth, and any associated storm or utility work, moving street lights, or moving sidewalks. 6. To minimize future disruption and waste, we will advise Cub to set their sidewalks back to the e'e of the right of way, as well as the landscaping. We will also look at moving the street lights in the LID back their ultimate location. 7. We will consider moving the landscaping in they planter strip to the future LID, with CUB not installing trees now, but giving us a performance guarentee instead. This option still needs to be discussed. Chuck Corrigan has been advising us on this. Martin is apparently supportive. Gary, by the way, has been very effective in looking at options and discussing them with the contractor, other staff, the attorney and others. a PACIFTC 8405 S,W. Nimbus Avenue PO. Box 80040 CITY OF TIGARD Portland, OR 97280 PREiPR1E- APPLICATION MEETING AUGUST 24, 1993 11 :00 am ATTENDEES: Ed Murphy Director of Community Development 639 -4171 Randy Wooley City Engineer 639 -4171 Kelley Jennings Police Department 639 -6168 Victor Adonri City Planner 639 -4171 Jackie Frank Costco 206 -828 -8100 Mike Cutting Northwest Atlar►tic Partners 206- 462 -2061 Rick Martin W&H Pacific 626 -0455 Kelly McBride Mulvanny Partnership 206 -881 -7600 Hal Keever W&H Pacific 626 -0455 Chuck Marsh Western Investment Properties 408-996-0700 Chi Marsh • Lot line adjustment - not yet complete. Need to resolve description. • Earnest money agreement to buy houses in Twin Oaks contains permission to file application with City. Victor Adonri • Meeting - set up with all owners within 250' of proposed site prior to development application to City. Citizen Involvement Team - Victor to provide handout. Ha! Keever Discussed site history and site layout. Constrained by Dartmouth and wetlands. Wetlands delineation/draft report complete. Traffic report complete. ISAILMsBride Explained new "prototype store" 156,E square feet 30' high with 13' Cle it block and metal above Parking is sized to fit Costco store operation Lighting to be minimum 30' high HPS with 2 foot candies at lot surface (about twice normal) Building is centrally controlled /monitored fire and security system 1 t50 626 -0455 Fax c503) 526 -0775 Planning • Engineering • Surveying Landscape Architecture 4 Environilwntal Services 11 lidMa.rp y • Transportation Planning Rule (TJPR) does not affect this site currently. 9/20 to planning commission for review of new standards to be later implemented. ,y Victor Adonri • Page 161 - save significant trees is desired; review site plan for possible compliance Show where trees now exist and how we can possibly meet standards One new tree per 7 parking spaces is requirement for landscaping; existing trees saved counts towards this requirement Planning Process - Pre- application • C.I.T. meeting by owner • 2 weeks notice for City to attend if desired) - Development application include C.I.T. minutes and responses from owners • P.C. Public Hearing 10 day appeal period - Site development review PD review Street vacations Lot line adjustments Street vacation goes to City Council • All approvals can go simultaneously to P.C. • Significant Trees Use an arborist, if needed, to YD significant trees (by species) W&H Pacific will use LA stall initially tandY V6 ooley, Wetlands with 25' buffer Surface water management plan - Greg Barry (City contact) USA standards to be .met How site relates to adjoining parcels Utility Accesses Commercial driveway matching to Cub Foods site Future street (located apposite and near Costco north entrance) Utility EXTENSIONS/stub outs Alexander's restaurant joint access from Costco (7) Grade differential may make this impossible Printed on Recycled Paper • Traffic Report Driveway location to Highway 99 intersection Future access for remainder parcels along Highway 99 (vet clinic, etc.) • Frontage road elimination/future use • Traffic Report - current demand and build out demand • Look at old and new land use designations and how traffic is affected • Incorporate Cub Food traffic study • DIES report (draft) Carol Landsman, City Traffic Planner Randy and Carol looking at requirements in next week or so • Dartmouth May be 3 or 5 lanes in vicinity of Costco Cub dedicated additional right -of -way for 5 lanes 70' right of way from LID 10' additional dedication possible • Access road (aligning with Costco north driveway) Possible In new Master Plan for Tigard Triangle area - Ties to Cinema for future • Street LID d Gary Alison (City Contact) • TIF ersrvrsw+nwn Coordinate any utility changes with Gary Private utilities (PGE, etc.) by developers: not installed with LID No sidewalks No right- of-way yet - only rights of entry (court action) Apply for credit to off-set with LID cost after total costs are known (at building permit process) [cannot pay LID with TM May be able to get approximate credit for TIF prior to LID final costs Bicycle parking » 1/15 vehicle spaces required (about 30 -35 for Costco) Pedestrian access from Highway 99 needed. Printed an Retitled Pieper 3 YNeHSRlsssss+ Meeting adjourned at approximately 1:30 pm. Formal pre - application conference to be set when Costco has prepared necessary materials required by City. Pnnled on Recycled paper • . • t TO file, co FROM: Ed Murph DATE: August 3 SUBJECT: pre app if c MEMORANDUM CITY OF TIGARD, OREGON 1993 Issues. street vacation lot line adjustments wetlands and 25, buffer TIf credit. Apply after LID is finished and final assessments are determined. can add in other improvements to Dartmouth, beyond the LID joint access to property to the north Main issue...tree protection. Show surrounding parcel information...elevations), buildingu, streets, driveways, all parcels Ohow existing trees...complete a tree survey Dartmouth. City will require additional Right of way. Maybe additional lanes Site 15 acres plus Palmer equals 22 acres options will allow costco to submit an application for ali properties Notice everyone within 2501 of entire site, including the wetlands area. No lot split in advance of the rest Questions should the wetlands natural area count for anything in terms of landscaping? part of 15% or not? Should it be required to be dedicated? 4.A ShoUld parking be allow boVe the minimum? If so, should there be a trade off06.additional trees, for instance. They propose 766 parking spaces, Will ODOT declare frontage road surplus...vacate? Impact? How does grading, utilities relate to surrounding properties? Cut and fill new design,,,instead of 70,000 yds of import, now have 20,000 yds of expert • Narne of applicant C 54W L io f eS . Subject Property: Tax Map and Lot # J S i Li ! c 1 . 6 / 4 ?CD " ( S 13 L, CO a ,.cst.,) Address or General Location 5. W ' ej4st S' W Qt XLkr(vev.`I- Vic( AFFIDAVIT OF POSTING NOTICE 1, 1-10.1 K,.Q.alp-e..ift... do affirm that I am (represent) the party initiating interest in a proposed COAtruAcZal _C ! a bu.i (a (` A____ „ affecting the land located at sou-th Ho?' OLKA 5 .1) `i'k PJ and did on the __IL._ day of . , ' 19 9 5 personally post notice indicating that the site may be proposed for a CtNvthn /JUk1 t application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at Pa.:{ H cam m A4a. (state location on property) T is day of C* ignature Subscaribed and sworn to, affirmed, before me this 15 day of tuR.6eA. 10 OFFICIAL SEAL KIMBERLY A UNE NOrARY PUBLIC OREGON COMMISSION N©. 014215 COMMISSION EXPfF S tIOAR. 2+D,1904 Notary Public for the State of Oregon My Commission Expires: 3-c->4.4 - 7 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 3W Hall Blvd. Tigard, OJH 97223 Ioginyopostnot,tit PA T1 8405 SW. Nimbus Avenue P.O. Box 80040 Portland, OR 97280 CITY OF TIGARD PRE - APPLICATION CONFERENCE SEPTEMBER 9, 1993 RECEIVED PLANNING S E P 15 1993 ATTENDEES: Jackie Frank Costco 206 -828 -8100 Hal Keever W &H Pacific 503- 626 -0455 Rick Martin W &H Pacific 503- 626 -0455 Mark Vandehey Kittelson & Assoc. 503 -228 -5230 Chuck Marsh Western Investment Properties 408-996-0700 Randy Wooley City Engineer 503 - 639-4171 Victor Adonri City Planner 503-639-4171 Greg Berry City of Tigard 503 -639 -4171 Dick Biersdorf City of Tigard 503- 639 -4171 Public Facilities Dartmouth - under construction, complete 10/93. R W not dedicated Lot Line Adjustment Approved by planning Legal description in dispute Needs resolution Traffic study for triangle in draft form. Potential Coordination - Need to dedicate additional 10' of WW Build 12' additional road (concrete) may affect landscape treatment on frontage 5 lanes now confirmed by DKS - 99W to 72nd Avenue - Still need future street to east (may now be cul -de -sac) to serve other "triangle" parcels Coordinate future driveway locations Kittleson to include w /final traffic report Utilities CSF will be acceptable with owner agreement to maintain Utility extension - call Gary Alfson Costco to pay cost Letter agreement to City No "sensitive lands" issue to address Verify w/ USA that we cannot get into buffer (25') area with CSF and rip rap Easements platted must be vacated through City Council (503) 626 -0455 Fax (503) 526-0775 Planning Engineering. Surveying n Landscape Architecture + Environmental Services O Trees Street permit from ODOT and existing sewer manhole required 15' sewer easement required over relocated public sewer ▪ Significant trees - City found same 3 we identified ▪ Transplanting trees a good idea Development Application • City of Tigard - only need to hold Neighborhood meeting with property owners • Address P.O. concerns in application • Victor reviewed submittal requirements • Copy given to Costco and Western Investment 1 "tinled on pecycled Nper� PACI F I MEMORAND UM TO: Dkk Bewersdorff, ROM: Karl H. Mawsan, DATE: September 11, 1993 ids: Original Parking Lot Proposal Following is the original proposaal on changes to the parking lot standard from April, 1992, The variable width. park strip was dropped immediately because of the rrequiretncnts for a typical "parking in front" design, It wasn't pushed because (), there was violent objections, and (2) we knew the Transpoxtation Planning Rule might make even this incentive approach invalid, The 40% coverage in 15 years was designed such that two -row parking lots with 'o -way center driveway could meet the standard by having trees only along the sides of the parking area„ (I'm mailing you report sections that will explain that) The proposal was eventually reduced to 35% in. 20 years which is pretty easy to meet, but not adopted. The biggest =tern was fear of reduced visibility for the business (although we showed that by placement of different sues of trees that visibility could be maintahxed), but there seemed to be a general distaste by the development community for trees which would extend over pavement. The final adoption for commercial and multi-family parking lots Was 8% of the total parking area to be landscaped with a tree for every 4 spaces, If a group is considering canopy 1 would be happy to make a presentation. (I still have the slide show and remember the pros and cons. bow 1 a"v^` `41"41 03V- J207 r' • y• A f S v:1�+ Proposed Parking Lot Landscaping Requirement Public Hearing Before Council on April 27, 1992. 3.826 LAISCApI1�G'r 141~I► �.a 'r , n-u nrrr r,-.. (3) Parking Lot Design Standards: (a) Required Landscaping Adjacent to Ptiblic Rights -Of- Way .-A strip of land at least 5 feet in width, plus an add rgtal 1 foot of Landscaping aping for every 5 feet of average lot de j t.IA,t located between the abutting right-of-way and the off-street parking area or vehicle use area which is exposed to an abutting right-of-way, exeept-in y. . V 1 S.0 it (c) Parldng Area interior Landscaping—Interior Landscaping Area is defined as the parking area plus a maximum of 7 feet of landscaping along the edges of the parking area Landscaped areas shall be appropriately distributed to break up large expanses of pavement, improve the appearance and climate of the site, improve safety, and delineate pedestrian walkways and traffic lanes. A required landscaped .area shall have a minimum dimension of.5, 7 teeet and be no less than 64 square feet in area hx the design and placement of required ulterior landscaping, no parking g staff shall be more than 15 spaces *tam a required landscaped. mica. Shade trees shalt be placed in such numbers and locations so that tree canopies will cover at least 40 percent of the total parking Interior Landscaping Area within fifteen years. Shade trees shall have a ru�mnm 2 -inch caliper and 6 -foot branch height at time of planting. CITY OF FORE GROV5 P.O, Uox 326 Foeest Grove, Oregon 91115 Ott* 159 .3200 MX (6 3) 359-2207 • ka. 51352607 ?5 Order No. H iO77b( Page No. . 7 W &H PACIFIC INC. DESCRIPTION F -583 T -183 P -001 RUG 04 '93 13:16 PARCEL X: ICI Lots /and )", TWIN OAKS LANE, Washington County, Oregon. PARCEL II Rots 1 through 8, inclusive, PALMER ACRES, Washington County, Oregon. EXCEPTXHG THEREFROM that portion of Lot 8 conveyed to the State of Oregon by and through its State Highway Cata1ssiori by deed recorded in Book 588, Page 567, Washington County Deed Records. • Creative Solutions , , , Superior Service PAC3FIC 8405 $,W. Nimbus Avenue P.O. Box 80040 Portland, OR 9728() (503) 626 -0-155 Fax (503) 526-0775 • Sur‘eyinc • Environmental • Landscape Architecture Services AC6640E12'5 I1- fiCE55 0 caWeikveri Project: Date: Checked by Sheet No. of Job No: • CITY OF TIGARD PRE - APPLICATION CONFERENCE NOTES NON - RESIDENTIAL DEVELOPMENT DATE: 6/ / > ! 9 92 STAFF: 6'41 APPLICANT: _ AGENT: Phone: Phone: _____ PROPERTY LOCATION: Address: o tiTh 0 tact .F 1 c L I Ifv Q.st b art WL 1111it Tax Map & Tax Lot: / NECESSARY APPLICATION(S): n ( o'idei G) ',V(J ` " e/ E a) L�}w/o c. n, 6,17 (NQ a „i ! °° uS)_J / e r' .L C- .14- P (A) LM ' C°c, • PROPOSAL DESCRIPTION. L y , < ) COMPREHENSIVE PLAN DESIGNATION: ZONING DESIGNATION: (7 - 6; ( �t,' ( Fir attor,ecoa c '6) CITIZEN INVOLVEMENT TEAM 1 &> CHAIRPERSON: PHONE: ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 1 sq. ft. Minimum lot width: �.`. C:' ft. Setbacks: front ft. side l -* ft. garage _EL__ ft. corner + ft. Maximum site coverage: Minimum landscaped or natural vegetation area: _21,5 Maximum building height: „_,,_, ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. rear ft. from street. Maximum lot depth to width ratio of 245 to 1. SPECIAL SETBACKS Streets: ft -Established-areas Lower- inteneLty -= =vanes: . from cente Cline of j !4t) f // / C f /itf °.' From . ft., along the site's boundary BUILDING HEIGHT PROVISIONS Building Height Exceptions (Code Section 18.98#020): Buildings located in a non- residential zone may be built to a height of 75 feet provided: 1W A maximum PAR (building floor area to site area ratio) of 1.5 to 1 will exist; 2. All actual building setbacks will be at least 1/2 the building's height; and 3. The structure will not abut a residential one district. Page 1 { PARKING AND ACCESS Required parking for this type of use: L s i aLe.... ePe r4 Q.Q 1 fir. Secondary use required parking: No more than 25% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: -» Standard parking apace dimensions: 9 ft. X 18 ft. - Compact parking space dimensions: 8.5 ft. X 15 ft. ilf--Disabled parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for civic, non - residential, commercial and industrial developments which provide 15 or more parking spaces. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 3ioycle parking spaces shall be provided on the basis of one space for every 15 vehicular parking spaces. ;r All driveways and parking areas, 44144014rdet.u►ifigleff �4 c. , must be paved. Drive -in use queuing areas: , - Minimum number of accesses: Minimum access width: 24 feet —_ (9- Maximum arceae width: 40 feet �1. Pedestrian access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. "y minimum of one tree for every seven parking spaces must be planted in and around all parking arean in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. Per detailed information on design requirements for parking areas and accesses, see Development Code Chapters 18.100, 18.106 and 18.108„ CLEAR VISION ARM, The City requires that clear vision areas be maintained between three and eight feet in height at road /driveway, road /railroad, and road /road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. Page 2 BUFFERING AMD SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. applicable to your oposal area: ft. al . along east boundary ft. along soy h bounda :y ft, along wes oundiry In addition, sigi t obscuring screen ngq is require along "L v The required buffer ,,widths which are ng north boundary r. �' 'Ln ► ('r el. X41* STPEET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturity. Further information on regulations affecting street trees may be obtained from the Planning Divisi n. e, Ile to A 6 1)7a( i. /Mb ti / r 4y 14,0 -'7 a ir! _ r e;r ..CC 1 /9)0 SIGHS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign code Exception application may be filed for review before the n'earings Officer. SENSITIVE LANDS Code Chapter 18.134 provides regulations for lands which are potentially unsuitable for develoiment due to areas within the 100 --year 2loodpiain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWli1V)iR, the rest onsibility to x�rec�ise1y identi �eneit.i.ve lands areas. and their boundaries is the responsibility of the amlicant. Areas meetin the definitions. of Sensitive lands must be clearly indicated on plane submitted with the development application. Page 3 .i r,u Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. In most cases, dedication of 100- - year floodplain areas to the City for park and open Space areas is required as a condition of the approv 1, of a development application. _ r) , e &l et " . S- - 0 (. .. f�.,e "3 C Q d Q'_ C ' ) w A � c C _L /-Qc �C� Cd ADDITIONAL CONCERNS OR COMMENTS . C, �+ 4 M °( vCl 4Lt.) r7 MAL' viC.'.i i�r.a )Q1.1'_ (�e' c yl 'c C_ c i U 1 r -S" , n ! S'0 1 ' u\ ' d e g ) ( S rte,r-HP /o ca i St ftikkiL . L11QL PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE NOSE: Applications submitted b mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week'c applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4: 30 on other days, Maps submitted with an Application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch b 11 inch ma of t ro need rca Sot should be submitted for attachment to the staff re ort or administrative decision. Application with unfolded ma s shall not be accepted._ The Planning Division and Engineering Division will preform a preliminary review of the application and will determine whether an application is complete within 10 days of the counter submittal. Staff will notify an applicant if additional information or additional copies of the submitted materials are needed. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the '' ' r ,. rL, t a Ll /�.� A basic flow chart which illustrates the review process is available from the Planning Division upon request. Page 4 This pre- application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Another pre -- application conference is required if an application is to be submitted more than sic months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: t i TL yq 4J„' r.! q y 10116' i 7,4 //din c ', c ' frl cl (fc/ CcA, c pity. 5? , V Q ` / r „gui, s2,x dk Ct(!_ '16-Q �/ +� PLANNING DIVISION PHONE: 639-4171 cik /4,-/v.it..25 .■ lll/// ∎ 1/.47' Sj (V ,,J), /�J/4 - -ikt. Cf.* ‘IA..1.Q.1: I 1, 1 ILS • q• ,y)Q./ pigs? er),) �� c,., q 9 Paige S 1/) , PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on spec;i.fic concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public; 1) to increase abutting public rights --of -way to the ultimate functional street classification right -ofi -way width as specified by the Community Development Code; or 2) for the creation of new streets. Approval of a. development application for this site will require right-of- way dedication for: 1 • to feet from centerline. 2. to feet from centerline. 3. to - feet from centerline. Str eet improvements, 1. street improvements will be necessary along 2. street improvements will be necessary along 3. Street improvements shall include ;, feet of pavement from centerline, plus the installation of curb and glitters, storm Beware, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department)„ a five -foot wide sidewalk (Sidewalks may be required to be wider on arterials or major collector etreete, or in the Central Business District), necesaa 'r street signs, Streetlights, and a two year streetlighting fee. In ewe cases, where street improvements or other necessary public improvements are not currently practical, the street improvemonts may be deferred. In such oases, a condition of development approval may be Specified which requires the property owner(e) to execute a non - remonetrarlce agreement which waives the property owner's right to remonstrate against the formation of a local improvement diotrict formed to i sprove 1. tis 2. Page 6 Pedestrianways bikewayl: Sanitary Sewerm: The nearest sanitary sewer line to this property is a(n) inch line which is located in _ The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's Water Supply: The Tigard Water District (Phone: 639 -1554) or the Tualatin Valley Water District (Phone: 642 - 1511) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90 -43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and /or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic impact Fee (TXF) ordinance. The Traffic impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of tripe which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TI? shall be oalculatad at the time of building permit issuance», In limited circumstances, payment of the TIF may be be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible onlyr, When the TIF ie greater than $5,000.00, Page 7 STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. RP: preapnon PREPARED BY: Page 8 ENGINEERING DIVISION PHONE: 639 -4171 Staff 67 Date CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639 -4171. BASIC MATERIALS II EMS TO BE INCLUDED: A) Application form (1 copy) B) Owner's signature /written authorization C) Title transfer instrument D) Assessor's map E) Plot or site plan F) Applicant's statement ( t r -- owne-r -a-- ...ad:d.►hess s-- w4t- h- i-n"'2 -St " f t- (H) Filing fee SPECIFIC MATERIALS A) Site Information showing, (No, of copies O, ): 1) Vicinity Map ®, 2) Site size & dimensions 3) Contour lines (2 ft at 0--10% or 5 ft for grades > 10 %) 4) Drainage patterns, courses, and ponds 5) Locations of natural hazard areas including: a) Floodplain areas b) Slopes in excess of 25% c) Unstable ground d) Areas with high seasonal water table e) Areas with severe soil erosion potential f) Areas having severely weak foundation soils 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats b) Wetlands 7) Other site features: a) Rock outcroppings b) Trees with 6" + caliper measured 4 feet from ground level 0) Location of existing structures and their uses 9) Location and type of on and off —site noise sources 10) Location of existing utilities and easements 11) Location of existing dedicated right —of —ways E3) Site bpvelopment Plan showier (,No. of copies)): 1) The proposed site and surrounding properties 2) Contour line intervals . 3) The location, dimensions and names of all: a) Existing & platted streets & other public ways and easements on the site and an adjoining properties APPLICATION CHECKLIST M Page 1 b) �, roposed streets or other public eys & easements on the site. c) Alternative routes of dead end or proposed streets that require future extension 4) The location and dimension of: a) Entrances and exits on the site b) Parking and circulation areas c) Loading and services areas d) Pedestrian and bicycle circulation e) Outdoor common areas, f) Above ground utilities 5) The location, dimensions , setback distances of all; a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site b) Proposed structures, improvements, utilities and easements on the site 6) Storm drainage facilities and analysis of downstream conditions 7) Sanitary sewer facilities 8) The location of areas to be landscaped 9) The location and type of outdoor lighting considering crime prevention techniques 10) The location of mailboxer, 11) The location of all structures and their orientation 12) Existing or proposed sewer reimbursement agr=*ements C) Grading Plan (No, of copies 1 ) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information; 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done, 2) A statement from a registered engineer supported by data factual substantiating: a) Subsurface exploration and geotechnical engineering report b) The validity of sanitary sewer and storm drainage service proposals c) That all problems will be mitigated and how they will be mitigated D) Artectural Drawings (No, of copies ) The site development plan proposal shall include: 1) rloor plans indicating the square footage of all le' structures proposed for use oh -site; and 2) Typical elevation drawings of each structure. E) Landscape Plan (No. of copies L) ) The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1) Description of the irrigation system where applicable C ] 2) Location and height of fences, buffers and screenings EtY C3 C uY C3 C C3 IL APPLICATION CHECKLIST — Page 2 1 • F ) • 3) Loci{ an of terraces, decks, shelters; ,lay areas and common open spaces [ 4) Location, type, size and species of existing and proposed plant materials. [ The landscape plan shall include a narrative which addresses: 1) Soil conditions. [ 3 2) Erosion control measures that will be used. [ 3 Sign Drawings Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. ' G) Traffic generation estinu to I2,y. �v H) 6i^ 0Am na a l t -ion or lot line ad `ustment rnap showier. (No. of Copies,,_,) : 1) The owner of the subject parcel [9/, 2) The owner's authorized agent [`°' 3) The map scale, (20, 50,100 or 200 feet= 1) , inch north / arrow and date 4) Description of parcel location and boundaries 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel [L]'' 6) Location of all permanent buildings on and within 25 feet of all property lines 7) Location and width of all water courses [ 3 8) Location of any trees with 6" or greater caliper at 4 feet above ground level [ er 9) All slopes greater than 25% [ 3 10) Location of existing utilities and utility easements [L3' 11) For major land partition which creates a public street: a) The propozed right -of-way location and width [ 3 b) A scaled cross- section of the proposed street plus any reserve strip [ 3 12) Any applicable deed restrictions [ 3 13) Evidence that land partition will not preclude efficient future land division where applicable [ 3 1) Subdivision Prelimina Plat Map and data showin (No, of Copies ): 1) Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet [ I 2) The proposed name of the subdivision 1 3 3) Vicinity map showing property's relationship to arterial and collector streets 3 4) Names, addresses and telephone numbers of the owner developer, engineer, surveye +r, designer, as applicable'; 3 1] C3 5) gate of application 6) Boundary lines of tract to be subdivided 7) Names of adjacent subdivision or names of recorded owners of adjoining parcels of unsubdivided land 8) Contour lines related to a City- established bench- mark at 2 -foot intervals for 0--10% grades grater than 10% OPLICATION CHECKLIST - Page 3 qai [3 4 9) The pose, location, type and size <. all of the following (within and adjacent to the proposed subdivision): C ] a) Public and private right —of—ways and easements C ] b) Public and private sanitary and storm sewer lines [ ] c) Domestic water mains including fire hydrants [ ] d) Major power telephone transmission lines (50,000 volts or greater) [ ] e) Watercourses C ] f) Deed reservations for parks, open space, pathways and other land encumbrances C 3 10) Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated E ] 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. [ 3 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision. C 3 13) Scaled cross sections of proposed street right—of—way; C ] 14) The location of all areas subject to inundation or storm water overflow C 3 15) Location, width and direction of flow of all water- courses and drainage ways 1 3 16) The proposed lot configurations, approximate lot dimensions and lot numbers, Where losts are to be used for purposes other than residential, it shall be indicated upon such lots C 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any C ] 18) The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting C 3 19) Supplemental information including: a) Proposed deed restrictions (if any) 1 ] b) Proof of property ownership C 3 c) A proposed plan for provision of subdivision improvements 1 3 20) Existing ,natural features including rock out- croppings, wetlands and marsh areas, C 3 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application, C 3 Other Information C ] 4 APPLICATION CHECKLIST — Page 4 v E 1. NPO NO. ,( . 2. CITY DEPARTMENTS NOTIFICATION LIST FOR ALL APPLICATIONS Jp1ee /,./-Building Official /Dave S. ✓ City Recorder l.: " - Engineering /Chi -4D: 6IWG - Permits Facilitator /Viola G. 3. SPECIAL DISTRICTS ,-Fire District i/ (Pick -up box) Tigard Water District - 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use & Tranap. 150 N. First Ave.. Hillsboro, OR 97124 Brent Curtis - Kevin Martin Mike Borreson Scott King ---- Fred Eberle City of Beaverton Jim Bendryx - Principal Planner PO Box 4755 Beaverton, OR 97076 City of King City City Manager 15300 SW 116th King City, OR 97224 City of Lake Oswego - City Manager 380 SW A Lake Oswego, OR 97034 State Highway Division C,'��' - Bob Doran PO fax 25412 Portland, OR 97225 -0412 5. SPECIAL AGENCIES ` General Telephone L.7-- Engineering Office PO llox 23416 Tigard, OR 97281 -3416 NW Natural Gas Scott Palmer 220 NW Second Ave. Portland, OR 97209 TCI Cablevision of Oregon Mike ballock 3500 SW Bond St. Portland, OA 97201 Columbia Cable (Frank Stone) 14200 SW Bri.(#adoon Ct. Beaverton, OR 97005 0. STATE AGENCIES Aeronautics Div. (ODOT) �L- Diviiiion of State Landd Coinneroe Dept. - M.H. Park -'° Flab 4 Wildlife PUC Dept. of Environ. Quality 7. FEDERAL AdENCIES Corps. of Engineers Post bffine 0. OT ER Southern Pacific Transportation Company Duand M. Forney, PLS - Project Engineer 800 NW 6th AVenuti, R. 3240 Union Station Portland, Olt 97209 Parke & Recreation Board Police Field Operations School Dint No. 48 (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 School Dist. 23J ---" (Tigard) 13137 SW Pacific Buy. Tigard, OR 97223 Unified Sewerage Agency /SWM Program 155 N. First St. Hillsboro, OR 97124 Boundary Commiasion 320 SW Stark Room 530 Portland, OR 97204 METRO - GREENSPACES PROGRAM Mel Uuia (CPA's /'LOA'S) 600 NE Grand Portland, OR 97232 -2736 DLCD (CFA's /ZOA's) 1175 Court St. NE Salem, OR 97310 -0590 Other City of Durham City Manager PO Box 23403 -3483 Tigard, OR 97224 City of Portland Planning Director 1120 SW 5th ,portland, OA 97204 ODOT Lidwien Rahmann 9002 SE McLoughlin Blvd. Milwaukie, OR 97222 City of Tualatin PO Box 369 Tualatin, OR 97062 Portland General Elec. Brian Moore 14655 SW Old Schallo Fry. Beaverton, OA 97007 Metro Area CommuniCationd Jason Hewitt Twin oaka Technology Center 1615 NW 169th Place S -6020 Beaverton, OR 97006-4806 US West Pate Nelaon 421 SW Oak Bt. Portland, OR 97204 i m -M Kboet x Transit bov. C74" Ki Tr 4012 SE 17th Ave. Portiand, oR 97202 DOGAMI • EXHIBIT "A" APPEALS Director's Decision to Planning Commission . costs Planning Commission /Hearings Off. to Council BLASTING PERMITS COMPREHENSIVE PLANT PROCESSING Text only, Map only, or both CONDITIONAL USE PROCESSING Conditional Use Review FLEXIBLE SETBACK STANDARDS HISTORIC OVERLAY DISTRICT HOME OCCUPATION -Renewal INTERPRETATIOM OF COMMUNTITY DEVELOPMENT CODE r by Community Development Department LAND PARTITION Residential and Non - residential LOT LINE ADJUSTMENT PLANNED DEVELOPMENT PROCESSING Conceptual and detailed plan review SENSITIVE LANDS Flood plain Wetlands /Steep slopes /Drainageway SIGN CODE EXCEPTIONS SIGN PERMIT 0-24 sq. ft. 24-100 sq. ft. 100 + sq. ft Temporary signs SITE DEVELOPMENT REVIEW Under $10,000 $ 10,000 .. $ 99,999 $ 100,000 - $499,999 $ 500,000 - $999,999 $1,000,000 or more over $1 million not to exceed SUBDIVISION PRELIMINARY PLAT Subdivision Variance, if needed TEMPORARY USE Director' Decision Special exemption /Non - Profit TREE REMOVAL PERMIT . VACATIONS Streets and public access • $235.00 . $315.00 + transcript $125.00 $675.00 $365.00 $ 80.00 $ 80.00 $ 50.00 / 7 T mic $ 10.00 yearn --1-4 pe $ 55.00 $235.00 $50.00 $500.00 $520.00 $235.00 $230 00 $ 10.00 $ 25.00 $ 35.00 $ 10.00 $ 80.00 $155.00 $315.00 $41$.00 $520.00 $2000. $415.00 $105.00 $ 50.00 VARIANCE Administrative . - .. . . . $ -0:. $ _0- $300.00 . r Ai . • • • r A . $80.00 each sign + $1 per $10,000 + $5 /lot deposit - actual costs charged Sign Code . . . . . . . . . . . . . . . . . . . $210.00 ZONE CHANGE ANNEXATIONS Less than 10 acres $520.00 10 acres or more . . . $025.00 ZONE CHANCE PROCESSING Less than 10 acres $520.00 10 acres or more $625.00 ZONE 0R2.DINANCE AMENDMENT . .. .. . . . . . r . r r $310.00 JOINT APPLICATION PLANNING PEE . . . . r r . 100% of highest planning fee plus 10% of all additional planning fees related to the proposal. br /tte� i. ACS i AfkoaDq6D s9 i4.1-'6T I 1&, .011/1/ STATE OF OREGON County of Washington City of Tigard P/U-16n1-' depose and Bar AFFIDAVIT OF MAILING ) ss. (Please print) That I am a '(-)/S for The City of G,//That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: 1.111.1.1.11.111.11.111111111110.11.1.1.11W , being first duly sworn/affirm, on oath Tigard, Oregon. A copy (Public Hearing Notice/Notice of Exhibit "A") was mailed to each named attached list marked exhibit "B" on the said notice NOTICE OF DECISION as here bulletin board on the day of in the United States Mail on the postage prepaid. • 4,Vt.i .L 1 4-1 Prepared Notice City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council Decision) of which is attached (Marked rpons at th adgpes shown on,;the NIP' day of 19..LL? attached, was posted on an appropriate , 19 • and demited k... 19'0 SubApsibed and sworn/affirm tai me on the .47 day of 19.1,44,Er # NOTARY PUBLIC My Commission OP 0* GON Expires: -4 9 s/ E ;fit+ A N O T I C E O F P U B L I C H E A R I N G NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, December 6, 1993 , AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SDR 93- 0018 /PDR 93 -0010 FILE TITLE: Costco APPLICANT: Coetco Wholesale OWNER: Same 10809 120th Ave. NE Kirkland, WA 98033 (206) 828 -8100 REQUEST: SITE DEVELOPMENT REVIEW SDR'93 -0018 /PLANNED DEVELOPMENT REVIEW PDR 93 -001,0 COSTCO A request for Site Development Review /Planned Development approval to allow construction of a 1.55,415 square foot commercial wholesale retail building. LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 1BA, tart lot 200 and 2S1 1BB, tax lot 1201) APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.52, 18.62, 18.800 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, and 18.164. ZONE: C- -G(PD) (General Commercial., Planned Development) The 0 -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, :financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE 'RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SION LANGUAGE INTERPRETERS AND QUALIFIED OILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 639 -4171, EX T. 356 (VOICE) OR 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC NEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IP A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER November 16, 1993, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE ]PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Dick Beweredorff AT 639 - 4171, TIGARD CITY HALL, 13125 SW HALL BLVD., TIGARD, OREGON. 41 YW. W. /r.) till L .:Nina tL8MtNTARY P ,r o 1« I36CC- 00100 BARASCH, GEORGE BY GENERAL MOTORS CARP 485 WEST MILWAUKEE AVE P 0 BOX 9026 DETROIT MT 48202 1S136CD- 02100 NEW WEST FEDERAL SAVINGS & LOAN 343 EAST MAIN S'1° SUITE 805 PO BOX 300A STOCKTON CA 95202 2S101BA -OOlOi .., MARTIN, GORDON 15 ET AL % MARTIN, GORDON' RICHARD 12265 SW 72ND AVE TIGARD OR 97223 251018E -01400 . CROW- SPIEKER- HOSFORD *67 BY SPIEKER PARTNERS PO BOX 5909 PORTLAND OR 97228 .LS136CD- -01000 CHEVRON U S A INC 575 MARKET ST RR 1834 SAN FRANCISCO CA 94105 • .. 18136CD -01100 • • MILLAR, TED L /BEACH, JOE F 0R TR SWAN, WALTER A JR TR BY WEST WOOD CORP 3030 SW MOODY AVE PORTLAND OR 97201 1S136CD -02600 ....... ..,�. DOUGHTY, J PAUL LILLI 10150 SW CANYON RD BEAVERTON OR 97005 15136CD -01700 PRO,BSTFIELD, JUDITH M 0 °CALLAGRAN, T M& N N 3590 SW CEDAR HILL: BLVD BEAVERTON OR 97005 1S136CD -01900 444444.4•- ALEXANDER, JOHN D 11680 SW PAGIPIC HW'Y TIGARD OR 97223 C 18136CD -02000 SUPERVALU HOLDINGS INC ATTN: TAX DEPT PO BOX 990 MINNEAPOLIS MN 55440 2S1018D -00100 VANGORDON, DORIS GERLACH, ETHLL E HUNZIKER, EDWARD R 14430 SW 94TH CT TIGARD OR 97224 2S101BA -00300 MARTIN, GORDON S , AL % MARTIN, GOR ,HT R 12265 SW 72 TIGARD Cr 97223 E;>jog - 18136CD -00100 MCGRATH, STNALEY R TR AND PEDERSEN, FRANCES TR ET AL PO BOX 880 SHERWOOD OR 97140 15136cD -01001 e‘, CHEVRON U S A I 575 MARKET ST 1834 SAN FRANCIS CA 94105 1S136CD -01300 MCGRATH, ST EY ET AL PO BOX 880 SHERWOO OR 97140 15136CD- 01601 DOUGHTY, a PAUL AND LILLI 10150 SW •N RD B AV3 RTON 97005 15135CD•- 01800 ALEXANDER, JOHN D 11700 SW PA.CIPIC HWY TIGARD OR 97223 • .. 7 } . s . a r 4 1S136CD` -02000 0•'4'464.44.4•.4447.44. BUPERVrALU UOLOZ C. IN ATTN3 TAX DEPT'' PO 130X 990 MINK i O S MN 55440 :t COSTCO WHOLESALE 10809 120TH AVE NE KIRKLAND WA 93033 GERALD CR00M 11720 SW 79TH TIGARD OR 97223 JOEL STEVENS 9660 SW VENTURA CT TIGARD OR 97223 1S136CC -00100 BARASCH, GEORGE BY GENERAL MOTORS CORP 485 WEST MILWAUKEE AVE P 0 BOX 9026 DETROIT MI 48202 1S136CD- -02100 NEW WEST FEDERAL SAVINGS & LOAN 343 EAST MAIN ST SUITE 805 PO BOX 300A STOCKTON CA 95202 25101BA. -00101 MARTIN, GORDON 5 HT 'L % MARTIN, GORDON RICHARD 12265 SW 72ND AVE TIGARD OR 97223 25101BB -01400 CROW—SPIEKER—HOSFORD #67 BY SPIEKER PARTNERS PO BOX 5909 PORTLAND OR 97228 18136CD -01000 CHEVRON U S A INC 575 MARKET ST RM 1834 SAN FRANCISCO CA 94105 1S136CD -- 01100 .... MILLAR, TED L/BEACB, JOE k' JR TR SWAN, WALTER A JR TR BY WESTWOOD CORP 3030 SW MOODY AVE PORTLAND OR 97201 15136CD -01600 DOUGHTY, J PAUL LILLI 10150 SW CANYON RD BEAVERTON OR 97005 1S136CD -01700 ..................... PROBSTPIELD, JUDITH M % O'CALLAGHAN, T M & N N 3590 SW CEDAR HILLS BLVD BEAVERTON OR 97005 18136CD -01900 ... «....ti•».•.i..b.. ALEXANDER, JOHN D 11688 SW PACIFIC HWY TIGARD OR 97223 1S136CD fib. )00 SUPERVALU HOLDINGS INC ATTN: TAX DEPT PO BOX 990 MINNEAPOLIS MN 55440 2S101BD -00100 VANGORDON, DORIS GERLACH, ETHEL E HUNZIKER, EDWARD R 14430 SW 94TH CT TIGARD OR 97224 2S101BA -00300 MARTIN, GORDON S ET AL % MARTIN, GORDON R 12265 SW 72ND TIGARD OR 97223 1S136CD -00100 MCGRATH, STNALEY R TR AND PEDERSEN, FRANCES TR ET AL PO BOX 880 SHERWOOD OR 97140 18136CD- -01001 ..........,.04.«...0. CHEVRON U S A INC 575 MARKET ST RM 1834 SAN FRANCISCO CA 94105 1S136CD -01300 MCGRATH, STANLEY ET AL PO BOX 880 SHERWOOD OR 97140 181360D -01601 DOUGHTY, J PAUL AND LILLI 10150 SW CANYON RD BEAVERTON OR 97005 1S136CD -01800 ALEXANDER, JOHN D 11700 SW PACIFIC HWY ', TIGARD OR 97223 • .. • • M .. • • • 15136CD -02000 .•d.....•. «......b... SUPERVALU HOLDINGS INC ATTN: TAX DEPT PO BOX 990 MINNEAPOLIS MN 55440 usGsso 'ov ppismzEtAT. t.S‘v.Ok‘ti$(.11.4ttts41.,,r;59.3.t.irl•metti. C.R.9e 5 STREET S d94 eft E 31.9E 2200 s89A . SEE MAP 302 .79 Ac. GREENWAY 104 1.06 Ac. 213.10 s 0'' 3r sefte 200 6.26Ac. SEE MAP 2S i IBC 4394c. SE. V4 N.W. 1/4 SECTION 1 T2S RIW WM. WASHINGTON COUNTY OREGON e;; ;o'E s SCALE I" 1.100' �' s. o;- 1.1.1.1.._ 3.12 Ac. SEE MAP 25 1 IAB CANCELLED 200 A-1.102 A- 1,102, 105 2.57Ac. SEE MAP 2S 1 IAC REQUEST FOR COMMENTS TO: 1 ' i4+% DATE: October 20 1993 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW STIR 93 -0018 PLANNED DEVELOPMENT REVIEW PDR 93-- 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 1BA, tai; lot 200 and 281 188, tax lot 1201). A request for Site Development Review/Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G(PD) (General Commercial, Planned Development) The C -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. 1, 1998. You may use the space provided below or attach a separate letter to return your comments. If you are unable to res ._oud brt the above date;, please phone the Staff contact noted below with your comments and confirm your comments in writing ae soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: V ctor Adonri PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: tame of Person Commenting: Phone Number: 1. NOTIFICATION LIST FOR ALL APPLICATIONS 'O NU. IVO-1W ' (2) ca pies 2. CITY DEPARTMENTS 'Building Official /Dave S. ty Recorder engineering /Disler6.W444 . '5' Permits Facilitator /Viola G. 3. SPECIAL DISTRICTS Fire District (Pick -up box) Tigard Water District 8777 SW Burnham St. Tigard, OR 97223 4741....? 7� Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wanh. Co. Land Use & 150 U. First Ave. Hillsboro, OR 97124 Brent Curtis 1evin Martin Mike Borreson Scott King Fred Eberle Tranop. City of Beaverton -`�' ate Bendryx - Principal Planner PO Box 4755 Beaverton, OR 97076 City of King City City Manager 15300 SW 116th King City, OR 97224 City of Lake Oswego City Manager 380 SW A Lake Oswego, OR 97034 State Righway Division Bob Doran PO Box 25412 Portland, OR 97225 -0412 nbcli 5. SPECIAL AGENCIES VGeneral Telephone ngineering O1:fice PO Bak 23416 Tigard, OR 97281 -3416 LltW Natural Gass Scott Palmer 220 NW Second Ave. Portland, OR 97209 TCI CablOVinion of Oregon Mike Uallock 3500 SW Bond St. Portland* OR 97201 Columbia Cable (Frank Stone) - 14200 SW Brigadoon Ct. feavet of, OR 97005 6. STAtt AGENCI88 A+arbfaut .cd biv. (0D0T) Division of State Landis - Commerce boot. - )4J1. Park Filth & Wildlife PUC Dept. of Bnviron. Qrtality 7. FEDERAL AGENCIES Corps. of Enginear+rn Pont Office 8. M IIR Parks & Recreation Board Police 'Field Operations School Dint No. 48 (Beaverton) Joy Pah, . PO Box 200 Beaverton, OR 97075 School Dint. 237 (Tigard) 13137 SW Pacific Hwy. Tigard, OR 97223 Unified Sewerage Agency /Swint Program 155 N. Filet St. Rilleboro, OR 97124 Boundary Commission — 320 SW Stark Room 530 Portland, OR 97204 MIITRO - GREEKSPACES 'PROGRAM Mel Buie (CPA's /P.OA'a) 600 NE Grand Portland, OR 97232 -2736 DLCD (CPA's /ZOA'a) 1175 Court St. NE Salem, OR 97310-059D Other City of Durham `" City Manager PO Box 23483 -3483 Tigard, OR 97224 City of Portland Planning Director 1120 SW 5th Portland, OR 97204 .Lidwien Rahmann 9002 SS McLoughlin Blvd. Milwaukio, OR 97222 'ity of Tualatin PO Bois 369 Tualatin, OR 07062 • f Portland General Elec. . ? Brian Moore 14655 SW Old Scholia Pry. Beaverton, OR 97007 Metro Area Communications — jar= Hewitt Twin Oaks Technology Center 1015 MW 169th Place S.-6020 Beaverton, OR 97006 -4806 SS Went — Pete Nelson 421 SW Ouk St, 4 Portland, OR 97204 '.fri -Mast Tranait DeV. Kim Knox 4012 SR llth Ave. Portland, 0A 97202 ��„ b0GAMI OTHgft 84:utha/It p,tcifid Transportation Company Duane M. rortt y, PT.S -+ Project thqinohr 000 NW Gth Avenue, _ it. 324, Wen Station; Portland, OR 97209 •t November 20, 1995 Mr. Byron Sullivan Costco Wholesale 7855 SW Dartmouth Street Tigard, OR 97223 Re: Landscape Maintenance Dear Mr, Sullivan: g_elg—oo/ .4411-444A CITY OF T1GARD OREGON It has come to the attention of the City of Tigard that certain landscaped areas and landscape material have not been properly maintained on the Costco premises. The Tigard Community Development Code Section 18, 100,020 (A) states that; unless otherwise provided by the lease agreement, the owner, tenant, and their agent, if any, shall be jointly and severably responsible for the maintenance of all landscaping which shall be maintained in good condition so as to present a healthy, neat and orderly appearance and shall be kept free from refuse and debris, It is clear that due to the opening of the store prior to full maintenance measures, the site has never looked the way it was originally intended to look. The areas in question are the banks along the Pacific Highway side of the property, as well as the banks adjacent to the wetland area, Please submit to the City Planning Division a schedule, program, contract, or some other method by which Costco will ensure the continued maintenance of the on -site landscaping, as per the approved landscape plans, We expect that Costco will bring the site into compliance within 21 days. Failure to respond in a timely manner will result in a Municipal Code Violation and Citation, subject to fines of $250 per day for code violations, If you have any further questions concerning this information, please feel free to contact me at 639 -4171, Sincerely, dielle4t,d a & William D`Andrea Assistant Planner 1 :lcurpin \will1costco Itr 0: Costco Land Use File Code Enforcement Officer 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 6842772 - AFTER RECORDING RETURN TO: Jeffrey H. Keeney, Esq. TONKON, TORP, GALEN, MARMADUKE & BOOTH 1600 Pioneer Tower 888 S.W. Fifth Avenue Portland, Oregon 97204 -2099 EASEMENT AND ACCESS AGREEMENT q' /e,g5 — 9 5'g -s THIS EASEMENT AND ACCESS AGREEMENT, dated for reference purposes only this JLILL day of October, 1994, is granted by COSTCO WHOLESALE CORPORATION, a Washington corporation (Costco), to JOHN D. ALEXANDER (Alexander). RECITALS A. Costco is the owner of certain real property located in Washington County, Oregon and more particularly described on Exhibit A attached hereto (the Costco Parcel). Costco intends to construct a Costco cash and carry membership facility an the Costco Parcel, together with parking areas and other amenities. B. Alexander is the owner of certain adjacent real property located in Washington County, Oregon and more particularly described on Exhibit 8 attached hereto (the Alexander Parcel). The Costco Parcel and the Alexander Parcel are depicted on the site plan attached as Exhibit C hereto (the Site Plan). C. Pursuant to the terms of the land -use approvals granted to Costco by the City of Tigard in SDR 93 -0018 and PDR 93- 0010, Costco is required to grant Alexander an access easement over a portion of the Costco Parcel upon the terms and conditions set forth below. AGREEMENT NOW THEREFORE, for valuable consideration, the parties agree as follows: 1. Access Easement. Subject to each and every term of this Agreement, Costco hereby grants and conveys to Alexander a permanent, nonexclusive easement in, to and over that portion of the Costco Parcel cross- hatched i 1.1 Use by Permittees. Use of the Access Easement shall be nonexclusive, and shall be for the use of Alexander and his respective employees, agents, contractors, customers, visitors, invitees, licensees and concessionaires. 1.2 Unimpeded Access, Relocation. Costco covenants that at all times free access between the Costco Parcel and the Alexander Parcel shall, be permitted at the proposed 30 -foot curb cut depicted on the Site Plan, provided, however, that Costco or any subsequent owner of the Costco Parcel shall have the right, in its sole discretion, to relocate the Access Easement and to locate and relocate the buildings and other improvements, walkways, driveways, parking areas, and open spaces anywhere on the Costco Parcel so long as no building or other structure or barrier shall be located on the Costco Parcel which would bar the reasonable and convenient passage of pedestrian and vehicular traffic across the Costco Parcel from the Alexander Parcel to SW Dartmouth Street, as such may hereafter be modified. Furthermore, subject to applicable zoning codes and regulations, Costco may, at any other location other than the above - referenced curb cut, construct curbs, barriers, fences or landscape barriers between the Costco Parcel and the Alexander Parcel. 1.3 Restrictions on Use. Use of the Access Ease- ment shall be limited to the ingress and egress purposes described above and for no other use. Alexander's use of the Access Easement shall (i) be subject to Costco's co- extensive right to use the Costco Parcel, (ii) not unreasonably interfere with Costco's use of the Costco Parcel, and (iii) be exercised so as not to obstruct or endanger Costco's operations or facilities. Without limiting the foregoing, Alexander shall not be entitled to park or allow any vehicles to park on the Costco Parcel. 2. Project Development Restrictions. Alexander shall not develop the Alexander Parcel to a density greater than that permitted by the Tigard Zoning Code and the parking requirements set forth therein. Alexander shall maintain at all times on the Alexander Parcel a number of spaces at least equal to the number of spaces legally required for the improvements thereon and shall not seek any variances or exemptions from such legal requirements. 3. Maintenance and Repair.. The cost of periodic main- tenance and necessary repairs to the Access Easement shall be borne exclusively by Costco, provided, however, that Alexander shall reimburse Costco for any damage to the Easement Area caused or permitted by Alexander. 4. Indemnification, Liability insurance. Alexander hereby agrees to indemnify and hold Costco harmless from any and all liability, damage, expense, causes of action, suits, claims or judgments arising from inj r "• A ' • use of the Access Easement with a financially responsible insurance company or companies, including coverage for any accident resulting in bodily injury to or death of any person and consequential damages arising therefrom, and comprehensive property damage insurance, each in an amount not less than $2,000,000 combined single limit coverage. Alexander's liability insurance policy with respect to the Easement Area shall name Costco as an additional named insured and shall contain a provision that the policy may not be cancelled without 30 days' prior written notice given to Costco. Prior to commencing use of the Access Easement, Alexander shall deliver to Costco a certificate evidencing such coverage. 5. Condemnation. In the event that the Access Easement or any part thereof is taken by power of eminent domain, or is conveyed under threat of condemnation and such taking will render the Access Easement unusable for the purposes described in this Agreement, this Agreement shall terminate. If such taking does not render the Access Easement unusable, Costco shall, to the extent of condemnation proceeds received, promptly repair and restore the remaining portion of the Access Easement as nearly as practicable to the condition existing just prior to such condemnation without contribution from Alexander. Proceeds from any such condemnation shall belong exclusively to Costco. 6. Attorney Fees. In the event of any litigation arising under or in connection with this Agreement, the prevailing party shall recover from the losing party the prevailing party's reasonable attorney fees at trial and on appeal as adjudged by the trial and appellate court 7. Breach o.± Obligations. In the event either party fails to perform its obligations under this Agreement, the other party shall, in addition to any other remedies afforded under Oregon law, be entitled to require such performance by suit for specific performance or, where appropriate, through injunctive relief. 8. Notices. Whenever any notice is required or sent under this Agreement, it shall be made in writing and served either personally or sent by U.S. first class certified mail, postage prepaid, return receipt requested and addressed to the parties as follows: If to Costco Costco Wholesale Corporation 10809 120th Avenue, 14,E. Kirkland, Washington 98033 Attention: Richard a. Olin If to Alexander: John D. Alexander 11700 SW Pacific Highway Tigard, Oregon 97223 Either party may designate a different address for purposes of any subsequent notice by written notice to the other party. 3 1 I, • • • • r); • • . • • • i , „ : • 9. Effect of Agreement. The Access Easement granted hereunder is not personal but shall run with the land as to all property burdened and benefited by such easement. The rights, covenants and obligations contained in this Agreement shall bind, burden and benefit each party's successors and assigns. 10. Third Party Rights. Except as provided for herein, Costco hereby reserves all rights with respect to the Costco Parcel, including, but not limited to, the right to grant easements, licenses and permits to others. 11. Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Access Easement to the general public or for any public purposes whatsoever, it being the intention of the parties that this Agree- ment shall be strictly limited to and for the purposes expressed herein. 12. Governing Law. This Agreement shall be construed and enforced in accordance with the laws of the state of Oregon. COSTCO: COSTCO WHOLESALE CORPORATION, a Washington corporation By Its STATE OF WASHINGTON ) ) ss. County of King On this :2/ day of October, 1994, before me personally appeared • , to me known to be the • of the corporation that executed the within and foregoiBg instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. In witness whereof, / have hereunto set my hand and affixed my official seal the day and year first above written. 47091 \ 2641,28 Notary Public in and for the state of Washington, residing at My commission expires ---77-9%-"!.7 4 • .• • . • • EXHIBIT A LEGAL DESCRIPTION PARCEL I: Lots 1 through 8, inclusive, PALMER ACRES, Washington County, Oregon. EXCEPTING THEREFROM that portion of Lot 8 conveyed to the State of Oregon by and through its State Highway Commission by deed recorded in Book 588, Page 567, Washington County, Oregon. PARCEL II: Lot 1, TWIN OAKS LANE, Washington County, Oregon. PARCEL /II: Lot 2, TWIN OAKS LANE, Washington County, Oregon, PARCEL IV: Lots 3 and 10, TWIN OAKS LANE, Washington County, Oregon PARCEL V: Lot 4, TWIN OAKS LANE, Washington County, Oregon, PARCEL VI: Lot 5, TWIN OAKS LANE, Washington County, Oregon, PARCEL VII: Lot 6, TWIN OAKS LANE, Washington County, Oregon. PARCEL VIII: Lot 7, TWIN' OAKS LANE, Washington County, Oregon. PARCEL /X: Lot 8, TWIN OAKS LANE, Washington County, Oregon. PARCEL X: Lot 9, TWIN OAKS LAN , Washington CoUnty, Oregon, PARCEL XI: Lot U, TWIN OAKS LANE, Washington County, Oregon. (Continued) • b LEGAL DESCRIPTION PARCEL XII: Lot 12, TWIN OAKS LANE, Washington County, Oregon. PARCEL XIII: Lot 13, TWIN OAKS LANE, Washington County, Oregon. PARCEL XIV: Lot 14, TWIN OAKS LANE, Washington County, Oregon. PARCEL XV: Lot 15, TWIN OAKS LANE, Washington Cotinty, Oregon. PARCEL XVI: Lot 16, TWIN OAKS LANE, Washington County, Oregon. PARCEL XVII: Lot 17, TWIN OAKS LANE, Washington County, Oregon. PARCEL XVIII: Lot 18, TWIN OAKS LANE, Washington County, Oregon. PARCEL XIX: Lot 19, TWIN OAKS LANE, Washington County, Oregon. PARCEL XX: A portion of that certain tract in the Southwest quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, described as Pardel XX, in that certain deed of trust to New West Federal Savings and Loan Association recorded at Document No. 89028994, Deed Records of Washington County, Oregon, said portion being more particularly described as follows: Eeginning at a point on the North line of said Parcel II, which point bears South 83036'41" East 22,60 feet from the Northwest corner thereof; and running thence 381.33 feet along a nontangent 465.00 foot radius curve to the right (the long chord of which bears South 0304122" East 370.74 feet); thence 510.80 feet along a 535.00 foot radius curve to the left the long chord of which bears South 01032'55" East 491.62 feet) to the center of a creek known a,4 Red Rock Creek: thence following the center of said creek South 10632'11" West 13.89 feet, South 62027'30" West 39.83 feet, South 19021'41" West 7.92 eet, South 81054'42" West 17.36 feet, South 0502438" West 34.15 eet, South 51612'52" West 33.41 (Continued) • •• LEGAL DESCRIPTION PARCEL XXIII: That portion of the following described tract of land in Section 1, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, lying Easterly of the Easterly boundary of the Beaverton-Tigard Highway as described in Case No, 27-169, Circuit Court for Washington County: A tract of land in the George Richardson Donation Land Claim No, 38; beginning at a point on the South boundary line of the Richardson Donation Land Claim 4.69 chains South 83° East from the Northwest corner of the donation land claim of the W.W. Graham Donation Land Claim No, 39; and running thence North 20°43' West 4.52 chains; thence South 79°25" East 4.45 chains; thence North 77°28' East 3.30 chains; thence North 440 East 2.50 chains; thence North 12030' East 1.70 chains; thence North 37°10' West 1.69 chains; thence East 4.50 chains, more or less, to the West line of PALMER ACRES, a recorded plat of Washington County; thence along said West line South 1°15' East 10.365 chains to the South boundary of said Richardson Donation Land Claim; thence North 83°00 West 11.95 chains to the place of beginning. , ,..,...,, .... tt:. LEGAL DESCRIPTION feet, South 40002'17" West 43.15 feet to the West line of said Parcel /I; thence North 00013S.5" East along the West line, 986.76 feet to the Northwest corner of said Parcel II; thence South 83°36'41" East along the North line thereof, 22.60 feet to the point of beginning. PARCEL XXII That portion of the following described tract of land in Section 36, Township 1 South, Range 1 West, Willamette Meridian, Washington County, Oregon, lying Easterly of the Easterly boundary of the Beaverton-Tigard Highway as described in Case No, 27-169, Circuit Court for Washington County. Beginning at a point in the George Richardson Donation Land Claim No. 38, said beginning point being reached by running from the Northwest corner of the W.W. Graham Donation Land Claim No. 39, South 830 East 4.69 chains and North 20°10' West 4.52 chains to a stone, and the true point of beginning; thence South 7902511 East 4.45 chains; thence North 77°28' East 3.30 chains; thesce North 44° East 2.50 chains; thence North 12°30' Bast 1.70 chains; thence North 37°10' West 1.69 chains; thence South 86°13' West 49 links; thence North 00°29' West 15.00 chains along the West line of TWIN OAKS LAND, a plat of record of Washington County, and its Southerly and Northerly extensions, to the center of Taylor's Bridge Road; thence West 30 links; thence along the East line and its Southerly extension of that tract conveyed to Ralph L. Palmer, et u.x, by deed recorded in Book 251, Page 759, Washington County Deed Records, South 00°29' East 15.00 chains; thence South 86°13' West 1,84 chains; thence South 59°10' West 4.50 chains; thence North 84°33' West 3,11 chains; thence South 20°10' East 2.72 chains to the place of beginning. PARCEL XXII: That portion of the following described tract of land in the George Richardson Donation Land Claim No. 38 and 55 in Section 36, Township 1 South, Range 1 West and in Section 1, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, lying Easterly of the Easterly boundary of the Beaverton-Tigard Highway as described in Case No, 27-169, Circuit Court or Washington County, Commencing at a point on the South boundary line of said Richardson Donation Land Claim, South 83° East 4.69 chains from the Northwest corner of the W.W. Graham Donation Land Claim No. 39; and running thence North 20043' West 4.52 chains to a stone; thence South /S025' East 4.45 chains; thence North 77028' BaSt 3.30 chains; thence North 44°00' East 2.50 chains; thence North 12°30' Bast 1.70 chains; thence North 31010 West 1.69 chains to binning point of tile land to be described; running thence from said beginning point South 86013' West 32.34 feet to an iron pipe on the Easterly line of private roadway 30 links wide; thence North 0003' West following the Easterly line of said roadway 336.03 feet to an iron pipe; thence East 321.86 feet to an iron pipe on the West line of PALMER ACRES, a recorded plat in Washington County, Oregon; thence South 1°44'40" Bast following the Westerly line of said plat of PALMER ACRES, 333.65 feet; thence West 299.00 feet to the place of beginning. (Continued) A • EXHIBIT B Alexander Parcel PARCEL 1 A tract of land in the Southeast Quarter of Section 36, Township 1 South, Range 1 West, Willamette Meridian, Washington County, Oregon, being a part of that tract described in deed to Cyrus R. Knight et ux recorded August 16, 1948, in Book 288, page 53, Washington County Deed Records, to -wit: Beginning at a paint on the southeasterly right of way line of SW Pacific Highway (Oregon State Highway 99W) said point being the most westerly corner of said KNIGHT tract; thence North 52652' East along said right of way line 51.0 feet to an iron pipe set at the most westerly corner of that tract described in deed to Alex Finke et ux recorded September 27, 1967 in Book 661, page 615, Washington County Records; thence South 36° 42' East along the westerly line of said Finke tract 205.01 feet to an icon pipe on the south line of said Knight tract; thence North 85° 22' West along said south line 67.91 feet to the southwest corner of said Knight tract; thence North. 36° 42' West along the westerly line of said Knight tract 159.77 feet to the point of beginning; SUBJECT TO easements, conditions and restrictions of public record; rights of the public in any portion within roads and highways; the usual printed exceptions of title policies; and any encumbrances arising by the act or failure to act of any party other than grantors. PARCEL II The following described property situated in Washington County, Oregon: Beginning at an iron pipe in the Southerly line of that certain tract of land conveyed to John and Bernice Dobbins by deed recorded on Page 216, page 150, Washington County, Oregon, Deed Records, which iron pipe bears South 85° 22' East 1972.3 feet from the re- entrant corner on the West line of the George Richardson D.L.C. No . 55, and bears North 85° 22' West 18.4 feet from an iron pipe at the Northeast corner of PALMER ACRES, a duly recorded subdivision in Washington County, Oregon; said point of beginning bores North 85° 22' West 248.5 feet from an iron at the Southwest corner of a tract of land conveyed to C. L. Chilson by deed recorded on Page 194, Book 124, Washington County, Oregon, Deed Records; thence from said described point of beginning North 85° 22' West along the Northerly .line of PALMER ACRES and southerly line of said Dobbins tract, a distance of 240 feet to an iron pipe on the Southerly boundary of the Ste Highway; thence North 52° 41' Est along the Southerly boundary of said highway, 180 feet to an iron pipe; thence South 36° 42' East 160.4 feet to the place of beginning. EXCEPTING THEREFROM, that portion of the property conveyed to the City of Tigard by Road Right-of -Way Deed recorded on December 18, 1985 as Recorder's F'ee No. 85050034. A S EASEMENT LEGAL DESCRIPTION A TRACT OF LAND IN THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, WASHINGTON COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A 3/4" IRON PIPE AT THE NORTHEAST CORNER OF PALMER ACRES A RECORDED PLAT ON RECORD AT WASHINGTON COUNTY; THENCE ALONG THE EASTERN LINE OF SAID PALMER ACRES SOUTH 01 °42'05' EAST 16.59 FEET TO THE NORTHEAST CORNER OF LOT 1 OF SAID PALMER ACRES; THENCE ALONG THE NORTHERN LINE OF SAID LOT 1 NORTH 85052135" WEST 32.88 FEET TO THE POINT OP BEGINNING; THENCE CONTINUING ALONG THE NORTHERN LINE OF SAID LOT 1 NORTH 85052135" WEST 30.00 FEET; THENCE LEAVING SAID LOT LINE SOUTH 04°09125" WEST 71.10 FEET; THENCE SOUTH 85°50/35" EAST 109.98 FEET TO THE BEGINNING OF A CURVE; THENCE EASTERLY 6.20 FEET ALONG THE ARC OF SAID CURVE CONCAVE TO THE SOUTH HAVING A RADIUS OF 29.00 FEET THROUGH A CENTRAL ANGLE OF 12°14/29" TO A POINT ON A CURVE ON THE WESTERN RIGHT -OF-WAY LINE OF DARTMOUTH ROAD, FROM WHICH POINT A RADIAL LINE BEARS SOUTH 72°31/50" WEST; THENCE NORTHWESTERLY 60.47 FEET ALONG THE ARC OF SAID CURVE CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 453.00 FEET THROUGH A CENTRAL ANGLE OF 07 °38'53" TO A POINT ON A CURVE FROM WHICH THE RADIUS POINT BEARS NORTH 64 °59'47" WEST; THENCE SOUTHWESTERLY 41.04 FEET ALONG THE ARC OF SAID CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 34.00 FEET THROUGH A CENTRAL ANGLE OF 69 °09'120; THENCE NORTH 85 °50135t" WEST 28.39 FEET; THENCE NORTH 04°09125" EAST 39.10 FEET TO THE POINT OF BEGINNING. ALL AS SHOWN ON EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF. END OF DESCRIPTION. RE3ISTERED PROFESSIONAL LAND SURVEYOR 12o-ed OREGON JANUAFIY 19, 1993 DOYLE L.. ANDERSON Izeiva' 4 c., l /-7,„5" Sheet 1 of 2 frY $ , S !" : **. : " ;1".■ • , se' .„. 4' ' Sr, Pt* ":::‘\•°:41411t4, ! ' P0/NT OF EGlNNING A = 1214'29" R = 29.00' T = 3.11' L = 6.20' Dtiel:lat,444,1 EXHIBIT '41' EASCMENT EXHIBIT PACIFIC bRAWN BY: TG V Designed ByiDLAN Sheet 2 of 2 t.. William D'Andrea Assistant Planner City of Tigard 13125 SW Hall Boutevard Tigard, OR 9722: As we discussed on the phone December 3, we are under contract with Robinson Construction Co. (see attached) to repair the banks in question for the Tigard Costco. The work is scheduled to begin the first week of January 1996 to avoid any problems with holiday traffic. We appreciate your patience with this matter and will do all we can to complete the work promptly. Jerry Dempsey Steve Marcy 999 LAM' DRIVt . ISSAQUAH, WA 98027 . (206) 313-8100 A M E R I C A I N S T I T U T E AIA Document A101 Standard Form of Agreement Between Owner and Contractor where the basis of payment is a STIPULATED SUM 1987 EDITION THIS DOCUMENT HAS IMPORTANT LEGAL CONSEQUENCES; CONSULTATION WITH AN ATTORNEY IS ENCOURAGED WITH RESPECT TO ITS COMPLETION OR MODIFICATION, The 1987 Edition of AIA ,Document A201, General Conditions of the Contract for Construction, is adopted in this document by reference. Do not use with other general conditions unless this document is modified. This document has been approved and endorsed by The Associated General Contractors of America. AGREEMENT made as of the 20th day of November in the year of Nineteen Hundred and Ninety-Five BETWEEN the Owner: (Name and address) PRICE COSTCO, INC. 999 Lake Drive Issaquah, Washington 98027 and the Contractor: (Name and addfrcrss) The Project is: (.Ntt►►te and iocatlr) l) The Architect is: (same and address) ROBINSON CONSTRUCTION CO. 21360 NW Corner Road Hillsboro, Oregon 97124 Costco Wholesale Parking Lot Revisions 7855 SW Dartmouth Tigard, Oregon 97223 j0i 450`s84 Mulvanny Partnership 1920 NW Johnson, Suite 101 Portland, Oregon 97209 The Owner and Contractor agree as set forth below, Coo right 1915, 1918, 1925. 193 ", 1951, 1958. 1961, 1963, 196'', 1974, l9"", ©198" by The American Institute of Archi• tern;, 1735 New York Avenue, KW , Washington, 1).C. 20006. Reproduction of the material herein or substantial quotation of its provisions without written permission of the AMA violates the copyright laws of the 1'nitec! States and will be'uhiect to legal prosecution. AlA DOCUMENT Aibi + ()WNER.c »4TtAC:Tol AGREEMENT W TWEIXTN 1sDi7'loN 6 AI.At t3198°` TIE AMERICAN INSTI'1't!T1 Cl AItC:IIrnicTS, 1131 NRWl4' AvEN('E, N W', WASUUONoToN, tt.K:. z xxxx A10141901 1 WIINNING; Unlicensed photocopying violate3 US, copyright laws and k subject to legal prosecution, ARTICLE 1 THE CONTRACT DOCUMENTS The Contract Documents consist of this Agreement. Conditions of the Contract (General, Supplementary and other Conditions), Drawings. Specifications, addenda issued prior to execution of this Agreement, other documents listed in this Agreement and Modifications issued after execution of this Agreement; these form the Contract, and are as fully a part of the Contract as if attached to this Agreement or repeated herein. The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations or agreements, either written or oral. An enumeration of the Contract Documents, other than Modifications, appears in Article 9 AR TICLE 2 T1E WORK OF THIS CONTRAC T The Contractor shall execute the entire Work described in the Contract Documents, except to the extent specifically indicated in the Contract Documents to be the responsibility of others, or as follows: Items 1 through 5 on Robinson Construction Co.'s proposal letter dated October 26, 1995, plus provide a new hydrant for the hydrant that was broken by truck traffic. ARTICLE 3 DATE OF COMMENCEMENT AND SUBSTANTIAL. COMPLETION 3.1 The date of commencement is the date from which the Contract Time of Paragraph 3.2 is measured, and shall be the date of this Agreement, as first written above, unless a different date is stated below or provision is made for the date to be tined in a notice to proceed issued by the Owner. arisen lbe date of commencement, if it Ogees from the dale of this ,Igree?Neirl or, if applicable, slate Wul the date trill be flied in a 'Jolla, to proceed ) January 2, 1996 Unless the date of commencement is established by a notice to proceed issued by the Owner, the Contractor shall notify the Owner in writing not less than five days before commencing the Work to permit the timely filing of mortgages, mechanic's liens and other security interests. 3.2 The Contractor shall achieve Substantial Completion or the entire Work not later than (Insert /be calendar date or number of calendar tla all!'t the dale ry commencement Also insert any requirements for molter Substantial Completion ter tarn portions of the Murk. if trot stated elsewhere to the Contract t)rtctu►tutrls ) March 1, 1:)96 , subject to adjustment,, •f this Contract Time as provided in the Contract Documents. llltserr /n•i l :'. tS if ate)'. for liquidated damages relining to failure to coot /!lute on fella' ) Ito nie MA DOCUMENT A101 + oWN>~itd:oN`ritAcTOR AGRI MEND' t;ni`t'loN 19 TUCE AM!~tt1C'.AN 1NSTt 1'U i'I: tW A1tcII1`t'acTS, 1",435 NEW YORK AVi:Nt'1's, N W., WASI IINUT.`!N, t) C.. 21)INXi A101 -1987 2 WARNING t /nllnent od photocopying vlolatt,s U.S. copyright lawwra and it Inklitt to legal hroaatuti4h. ARTICLE4 CONTRACT SUM 4.1 The Owner shall pay the Contractor in current funds for the Contractor's performance of the Contract the Contract Sum of Ninety Seven Thousand Five Hundred Eighty-Two Dollars ($ 9 7 5 8 2 . 00 — — ), sub Jeect to additions and deductions as provided in the Con- tract documents, 4.2 The Contract Sum Is based upon the following alternates, if any, which are described in the Contract Documents and are hereby accepted by the Owner: (State the numbers or other identification of accepted alternates. if decisions on other alternates are to be made by the Owner subsequent to the execution of this Agreement, attach a schedule of such other alternates showing the amount for each and the date until which that amount is valid) Base Bid New hydrant /materials only 4.3 Unit prices, if any, are as follows: MA DOCUMENT Aib1 • t31yt Nt.ir ( ;ON'TRAt:'1'OR Aciitt?i?MI Nr • 'I W'l?U 1'ii lii)ITION • Mkt ' , 1911' 1;b11iRIc;AN INs rI1'ti Ii OV ARc;1HI TECIN, 1135 NEW YORK MINT, N 1w ' 'AwlllN(40N, i) t. 2(X$Xi A1014987 3 WAfNING: Uniicailsed photoGopyino violates U.S, copyright blows end Id subjact to !agile prosecution. ARTICLE 5 PROGRESS PAYMENTS 5.1 Bvsed upon Applications for Payment submitted to the Architect by the Contritctor and Certificates for Payment issued by the Architect, the Owner shall make progress payments on account of the Contract Sum to the Contractor as provided below and elsewhere in the Contract Documents. 5.2 The period covered by each Application for Payment shall be one calendar month ending on the last day of the month, or as follows: 5.3 Provided an Application for Payment is received by the Architect not later than the last day of a month, the Owner shall make payment to the Contractor not later than the 10th day of the same month, If an Application for Payment is received by the Architect after the application date fixed above, payment shall be made by the Owner not later than days after the Architect receives the Application for Payment. 5.4 Each Application for Payment shall be based upon the schedule of t'attres stlbnhittcd by the Contractor in accordance with the Contract Documents. The schedule of values shall allocate the entire Contract Sum among the various portions of the Work and be prepared in such form athd supported by such data to .substantiate its accuracy as the Architect may require, This schedule, unless objected to by the _Architect, shall be used as a basis for reviewing the Contractor's Applications for Payment. 5.5 Applications for Payment shall indicate the percentage of completion of each portion of the Work as of the end of the period covered by the Application for Payment. 5.6 Subject to the provisions of the Contract Documents, the amount of each progress payment shall be computed as follows; 5.6.1. Take that portion of the Contutc:t Sum properly allocable to completed Work as determined by multiplying the percentage completion of each portion of the Work by the share of tile toed Contract Sum allocated to that portion of the Work in the schedule ()f values, less retainage of i V e pert.'elht ( 5 "C>). Pending final determination of cost to the Owner of changes in the Work, amounts not in the dispute may be included as provided in Subparagraph ".i.`" of the General Conditions even though the Contract Stith has not yet been adjusted by Change Order; 5.6.2 Add that portion of the Contract Sum properly allocable to materials, and equipment delivered and suitably stored at the site for subsequent incorporation in the completed construction (or, if approved in advance by the Owner. suitably stored off the tiitc at a location agreed upon in writing,), less retainage of rive percent ( 5 %); 5.6.3 Subtract the aggregate of previous payments made by the Owner; and 5.6.4 Subtract amounts, if any, for which the Architect has withheld or nullified a Certificate for Payment graph 9.5' of the General Conditions. 5 „7 The progress payment amount determined to accordance with Paragraph 5.0 shall be further modified circumstances 5.7.1 Add, upon substantial Completion of the \Fork, a sum sufficient to increase the total payments t., One Hundred percent( 100 sum, less such amounts as they Architect shall determine for incomplete' cork .utd unsettled claims; and 5.7.2 Add. if final completion of the Work is thereafter materially delayed through no Iault of the ( ontrartot' any a,lditit)thal amounts pit y al'tle` 111 accordance fa ith Subparagraph 9.10_7 of the (icneral Conditions. 5.8 Reduction or limitation nt' retainage, tf any, shall he as follows: run 1. 111h1111ei1 /,) fur In Still■l,nittal ( I1111pltuI)111 1 / the elltac 411 1' ((Witte I,r 1111111 N)t' reltlll(l,t,e' (e8111l1u.g lrn111 Alm 111w1(ea 111 aril► /,crrct' t;l,Ipl). qo „ / ,111[1 `+ r, .,' (11)„1 t' ,111(1 this IS 111,1 t`.ej ltlll/t41 t't,ett 1, ', -, 1)1 61it° ( „11001 (1f+i111 ►1t'llls, Ill1e'rl Ilya PM( 1'.01111 1, Hilt llt,li 1 11ThIt(Itl,)It AIA DOCUMENT A1b1 (A\ \tRrr) %1lttt"TOR .t(,111:1Aft'.I » 1att1.1'III MI IRA » \IV » lilt” 1111 fair 1111 NN I \411 t 1 1 I- t ►1 tltr 1111t.t t w. t "'')" NINt 1011k tt t, �1 1. "v at , tt .t,I1tvr,1 t )'.. ,) 1. „tnfK) 4101.1987 4 WARNING. Unlicensed photocopying violates U.S, copyright tam arid Is subject to legal proseeulio Final payment, constituting the entire unpaid balance of the Cc,atract Sum, shall be made by the Owner to the Contr Ictor when (1) the Contract has been fully performed by the Contractor except for the Contractor's responsibility to correct nonconforming Work as provided in Subparagraph 12,2.2 of the General Conditions and to satisfy other requirements, if any, which necessarily survive final payment; and (2) a final Certificate for Payment has been is! ued by the Architect; such final payment shall be made by the Owner not more than 30 days after the Issuance of the Architect's final Certificate for Payment, or as follows: ARTICLE 7 MISCELLANEOUS PROVISIONS 7.1 Where reference is made in this Agreement to a provision of the General Conditions or another Contract, Document, the ref- erence refers to that provision as amended or supplemented by other provisions of the Contract Documents. 7.2 Payments due and unpaid under the Contract shall bear interest from the date payment is due at the rate: stated below, or in the absence thereof, at the legal rate prevailing from time to time at the place where the Project Is located, (Insert rate of interest agreed upon, If auv.% (Mire laws and requirements larder the Federal Truth ut tending Act, similar state and local consumer credit laws and oilier red:thattms at the t)trner's and Cunlrttclro 's principal places of'bust ►less, the location of the Project and elsewhere may a /feel the validity a)f this provision Legal (lathe should ha obtained with respect to deletions or modifications, and also regarding requirements such as written disclosure's or w'ait'ers.) 7.3 other provisions: ARTICLE 8 TERMINATION OA SUSPENSION 8.1 The Contract may be terminated by the Owner or the Contractor as provided in Article 14 of the General Conditions. 8.2 The Work may be suspended by the Owner as provided in Article 14 of the General Conditions. AtA DOCUMENT Aioi + t)'XNhtt CON'tItAC,T'C)It ACittl:1NIEN'l' # TW'I:l,lttll tit)I'Clt)N + MA °' ' '::.1')W' till AM t.ltRC:A,N 'N1,711'171'. Attt:l llTt::c'rs. 1-'31 NEW YORK Al t.1Vt'ti, N A! i1INO ON D C. 2 0(HRi A101.1987 6 WARNING: Unilcenned photccopyin l victatas US, copyright !aft and Is *object tc1 legal prclitecuticn, ARTICLE 9 ENUMERATION OF CONTRACT DOCUMENTS 9.1 The Contract Documents, except for Modifications issued after execution of this Agreement, are enumerated as follows! 9,1.1 The Agreement is this executed Standard Form of Agreement Between Owner and Contractor, AIA Document A101, 190 Edition. 9.1.2 The General Conditions are the General Conditions of the Contract for Construction, AIA Document A201, 1987 Edition, 9.1.3 The Supplementary and other Conditions of the Contract µre those contained In the Project Manual dated , and are as follows: Document Title Pages Not Applicable 9.1.4 The Specifications are those contained in the Project Manual dated as in Subparagraph 9.1.3, and are as follows: (h'ithe'r list the .5 A :Nations /W'(? tit' rcjcer to all exhibit attached to IUIs Agreement) Section Title Pages Not Applicable AIA bOC^UIVIENT A101 ' OWNER C OV'1t:1( VON A01114SIP1/41' + 111 E1.I.111 Is1)111O "r w A1A • 19tr 'IlIP-ANUAtIcANI"0,111'1'I1 ( ,1tt:IIIi1q`1S.1'VVM\ 1r)UI AVI;tit ti. N11, .ANHINt,1ON.1)( ;.11x0, A101.1987 6 WAI1NlNc1: Unlicensed photoeopyin j vlolatat U.S. copyright laws and le subplot to legal prosecution, 9,1.5 The Drawings are as follows, and are dated unless a different date is shown below ((:(then Irst the Drawings heed r.r rcJer to an exhibit attached to this Agreement ) Number Title Date R.CC-1 Drawing 11/21/95 RCC-2 Drawing 11/21/95 1 of 1 Driveway Re- design 10/20/95 W & H Pacific 9.1.6 The addenda, if an}; are as follows. Number Not Applicable Date Pages Portions of addenda relating to bidding requirements are not part of the Contract Documents unless the bidding requirements are inset enumerated in this Artlt le Y. MA DOCUMENT A101 n UWt tEfl (,ONTRAct'OR MiRRt:MEM' • TWVLETIT 'EDITION ' AIA't' i "w 198' THE AMERICAN INN I'1'I'`f'I: OF A14; 1ITl CT.. , 1**,11 Ntiw YoRI A1'IiNt°E, WASIIINCiTON, D C; 2IK0Ki A101-1987 7 WARNING: UnlIcontsed photocopying vloletes U.S, copyright loft and 1 subJect to legal pwc►esctttion, 9.1.7 Other documents, if any, forming part of the Contract Documents are as follows: (List here any additional doc'unw ns which are Intended to form part yaw Contract Documents. The General Conditions provide that bidding re;uirements such as advertisement or invitation to bid, Instructions to Bidders, sample forms and the Contractor's bid are not part ()jibe Contract Documents unless enumerated ut Ibis Agreement They should be listed here only if intended to he part of the Contract Documents.) 1. Robinson Construction Co.'s proposal letter dated October 26, 1995 re: "Tigard Parking Lot Revisions" will compose the basis for the scope of work of this contract. 2. No change orders will be approved without the written or faxed approval of the architect or Mr. Tom 'Walker of Price Costco, Inc. This Agreement Is entered into as of the day and year first written above and is executed in at least three original copies of which one is to be delivered to the Contractor, one to the Architect for use in the administration of the Contract, and the mmainder to the Owner. OWNER (Printed 'UMW amid lit ?) Randy S. Robinson, President (PrlliWcl income anal Ittler CAUTION: You should sign an original AIA document which has this caution printed in red. An original assures that changes will not be obscured as may occur when documents are reproduced, AIA DOCUMENT Alol C)1w'NrR,C;C)NTRACTC)R AGREEMENT a TWLLItTH EDITION 4 AIA y t)H THE AMERICAN INSTITt'TEi GE AERctiITEt Ts, I" 31 NEW' YORK Ale E:NUt;, N W., WAsNtNuToN. I) t, 2()ofK, WARNING: Unlicensed photocopying violates U.S, copyright laws and l subject to legal prosecution. A101 -19R1 a 10. The app? ,ii cent shall demonstrate that • atoxm draiaaage run -off can be discharged into the existing drainageway ;without significantly impacting properties downstream. 11. Sanitary sewer and storm drainage•detai1141— Shall• be provided as part of the public iimpro+rement plans. Calculations ;and a. topographic map of the storm drainage basin and vanitary .sewer service, area. shall be provided as a supplement to the public improvement .plans.. Calculations shall be based on full development of the serviceable' area. ',The location and capacity of, existing, proposed, and future be addressed. 12. The applicant shall provide connection of proposed building to the public sanitary sewerage syst m. A connection permit is required to connect to the existing public sar,titary sewer system. 13. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-41. Submitted design calculations shall include an operation and maintenance plan. - • • 14. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order, No. 91 -47. 15. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 16. The grading plan shall comply with Chapter 70 of the State of Oregon Structural Specialty Code. 17. An Occupancy Permit will not be issued until S.W. Dartmouth. Street is open to traffic between S.W. 68th Avenue and S.W. Pacific Highway. 18. Demolition permits must be obtained from the Building Division prior to the removal of any structures on the site. 19. All existing underground utilities shall be removed during site work operations. 20. A geotechnica1 report shall be submitted to the Building Division with plans for the site work. The report shall, include specific recommendations and specifications for the rockery walls which are consistent with the "Standard Rockery Construction Ctuidelines ", published by the Association of Rockery Contractors or other approved standard. , ,21. The lighting plan for the west side of the building shall be reviewed and 'd- e approved by the Police Department, 22. Revised site and landscaping plans, which contain the following elements shall be submitted for Planning Director approval: a. Sidewalk connections to the store from SW Pacific Highway. A link ,V shall be provided to the bus stop at the northwest corner of the "7 site. A sidewalk and crosswalk heading east from the store entrance to SW Dartmouth Street. c. ,) Sidewalk widths that will have a minimum amount 8 feet, where cars park up to the curb adjacent fb= - e uLldi.ng. Raised crasawelke to delineate pedestrian. crossings, or as otherwise PLANNING COMMISSION FINAL ORDER.- SD1 03•- 0028 /PAR 93 -0010 w COSTCO 10 KIM C .40 approved by the = Planning Director. e., -- f „. e. ' �t''we -six' b�cle: parkins spaces shall, be provided and distributed t,`.hroughaut the site so that they are easy - to'see and use by customers and employees. At least_..Walf. -Of the required spaces shall ''" ' be located .near ;the. building, ent�;anc *,..'5teferably_ under the building cancipy.: Employee bicycle .parking can, be provided indoors if an area `` :. is designated for ::, .• this use.The • bicycle rack design . shall , also be submitted for approval.: `r1., ' • 0 f. Eight loading spaces shall be provided, • or the applicant must obtain a variance approval for five spaces. g� The applicant shah, submit a revised landscape plan to incorporate additional plant material to adequately screen the west side of the proposed building. View corridors for signs on the building can be taken into consideration. h. The applicant shall replace the 20" maple and 30" London pine tree located in the northwest corner of the site with six 3 caliper trees 'e ~A _ °'°° in the same general vicinity. i. Street trees shall be provided along the SW Pacific Highway. Street trees and landscaping shall be provided along the SW Dartmouth Street frontage. The SW Dartmouth Street landscape improvements shall be consistent with the "Landscape Development Standards for Dartmouth Street Extension ", dated October 1, 1992. Landscaped islands shall be provided with trees that have mature heights over 30 feet near the east, north, and west sides of the building. These features will be designed to soften the mass of the building, and screen rooftop equipment. k. Parking lot trees will be provided to create a canopy when they mature. Said trees shall be documented by an arborist to be of a species and size to reach 35 percent coverage of the parking stalls within 20 years. The view corridors for signs may be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. 1. Trees and other vegetation shall be provided along the base of the retaining wall on the south side of the project for screening. m. Plantings near driveway entrances shall meet visual clearance standards. n. In order to help compensate for the visual impact of the grading and tree removal, the Director may place minimum size requirements on replacement trees in specific locations to ±provided the desired level of screening. o. The 12 trees listed in Attachment "E" of the applicant's submittal shall be identified and incorporated into' the revised site and( landscaping plans. 1 23. A tree removal permit is required and may be issued, .for` trees over six 1` inches or more in diameter measured four feet above the ground only after approval of the revised site and landscaping plan. 24. A temporary easement shall be provided for the property south of the proposed southern retaining wall that allows for the construction of a PLM 1 xNG MIS SIOi , r`I NAL ORDER SDR 93- 0018 /PDA 93 --0010 - C OSTCO 11 amp easement alignment is selected and dedicated. In addition, the applicant should be requested to 'place a monetary contribution toward the construction of this pathway, This could be an escrow account that is returned to the applicant if the pathway is not constructed within a sptecified time,, such as five years. • • 441 r.1.% C. RECCHHENDATIONs r - . .1.. The Planning staff recommends approval of SDR 93-0018 and PDR 93-0010 subject to the following conditions. 'Unless. otherwise noted, all conditions shall be satisfied prior to issuance of wilding permits. 1. All existing easements, except those required for facilities that are to remain, and rights of way within the site shall be vacated. 7 Lot line adjustment approved by MIS 93- OS be completed and recorded. 3. Right-of-way shall be dedicated to the public along the frontage of the proposed S.W. Dartmouth Street right-of-way to increase the total of the dedicated P-4( proposed right-of-way to 47 feet from the centerline. The 'c* descriptic , hall be tied to the centerline of the currently proposed right-of-way of S.W. Dartmouth Street in accordance with the approved plans for LID No. 42. 4. The aoolLcant shall record documents that provide for the parcels to the north (W(TM 1S1 36CV 1800 1900) to be able to use the driveways of the subject parcel for ingress and egress to S.W. Dartmouth Street. S. Standard street improvements, including concrete sidewalk, and driveway apron, shall be installed along the S.W. Dartmouth Street frontage. Improvements shall be designed and constructed to major collector street standards and shall conform to the alignment of existing adjacent improvements. a. A concrete sidewalk shall be installed to arterial street standards along the SW Pacific Highway frontage. 6. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future local improvement district formed to install a traffic signal or otherwise improve S.W. Dartmouth Street. 7. Two (2) 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, 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvements plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installat4onistreetlight fee are requited. 9. The proposed privately operated and maintained sanitary sewer and storm -/ drainage system plan-profile details shall be provided as part of the public improvement plans. PLANNING COMMISS/ON MAL OR= - SDR 93-0018/PDR 93-0010 - COSTCO LANDSCAPE DEVELOPMENT STANDARDS FOR, DARTMOUTH STREET EXTENSION CITY OF TIGARD TIGARD, OREGON October 1, 1992 The following landscape standards an recommended for the streetscape of the properties within the Dartmouth Street L.I.D. and in conjunction with the development standards for Tigard Triangle. These standards are meant to provide typical landscape design criteria and guide development to enhance the streetscape right- of-way property along Dartmouth Street and to help insure that it is distinctive, clearly understandable and unified. In order to ensure unity of the streetscape along Dartmouth, a landscape master plan has been developed. Each development will be required to landscape their street corridor frontage as specified and detailed on the master plan. The streetscape corridor along Dartmouth is the primary image setting zone. This corridor begins at the back of the curb of Dartmouth and extends outward for a distance of 21 feet along both sides of the entire length of the roadway. The first 13 feet of the streetscape corridor is within the L.I.D. right -of -way. The remaining 8 feet of the streetscape conidor, located behind the sidewalk and on private property, is a required landscape setback. The entire 21. feet (including a 6 foot walk) shall be landscaped and installed by the developer during their project construction. Typk al landscape layout details and plant lists are shown on the master plan drawing. The following are guidelines for elements that fall within the streetscape corridor area and are to be addressed by the developer. PawijT, Reviled 10810 .4' :4 1.1 SCREENING, 1.1.1 The screening intent of the Dartmouth landscape master plan is to block the low level, close -in views from the mad, of parking lots, yet allow for higher, longer distant views to the commercial buildings and their identification signs. 1.1.2 All screening within the 8' landscape setback behind the sidewalk shall be a minimum of 3' above the surface parking elevation of adjacent existing and future developments. This screening shall be accomplished by installing shrubs specified on the landscape master plan. The screening shrubs specified on the plant list can be expected to reach 3' in height within 3 years. Minimum size at planting is specified on the landscape master plan. 1.1.3 Where buildings abut the road without a parking lot between the building and the street, the typical landscape buffer behind the right -of -way will not be required. The intent is that the area between the building and the right - of-way will be fully landscaped, but will not need the screening shrubs as typically required in front of parking lots. The 7 foot planting strip with trees and groundcover, between the road and the sidewalk, will still be required. 1.2 GRADING 1.2.1 Transition slopes between the streetscape corridor and development shall not exceed 3:1. If transition exceeds 3:1, the installation of walls may be required. 1.3 PLANT MATERIALS. 1.3.1 Street trees, screening shrubs, ornamental shrubs, and ground cover plants (species and spacing) will be required as shown on the landscape master plan, The layout and spacing of trees and plants is shown on the master plan. All streetscape landscaping shall be provided and installed by the developer during project construction. 1.3.3 Street trees should be placed so they will not conflict with underground utilities within the right -of -way. The utility corridor should be located in the 7 foot planting strip between the road and the sidewalk, within the first 4 feet nearest the curb. The trees should be placed within the remaining 3 feet nearest the sidewalk, 1.3.3 Shrubs in the streetscape corridor shall be installed to aid in the screening of future parking lot development and utility fixtures adjacent to the right-of-way, 1.3.4 The landscape master plan drawing specifies the approved list of plant material that can be used along Dartmouth Street. Landscape plans for the streetscape of each project must utilize combinations of plants selected from the approved plant list shown on the master plan drawing. Other plant material in the streetscape corridor will not be accepted. Plant layout shall be designed as "tnass plantings, utilizing many plants of the same species together in "blocks" of "masses" of plants. WW1 Pacific Revised 1011192 • 1.4 IRRIGATION 1.4.1 An automatic underground irrigation system will be required along the entire Length of the streetscape corridor. 1.4.2 As an alternative to conventional spray irrigation, a "drip" irrigation or low volume "micro- spray" system shall be designed to promote water conservation. 1.4.3 The developer will be required to submit an irrigation construction design to be approved by the City of Tigard. 1.5 $IONAGB 1.5.1 Only directional and traffic control signage will be allowed in the streetscape corridor area. 1.5.2 Street trees, should be placed so they will not conflict with clear vision to the traffic signs. Within the 7 foot planting strip between the road and the sidewalk, the signs should be placed nearest the curb and the trees should be placed away from the signs, nearest the sidewalk. 1.5.3 As trees mature, their lower branches should periodically be pruned up. or "headed -up" to avoid conflicts with clear vision to traffic signs. 1.6 SIDEWALKS 1.6,1 Sidewalks shall provide a safe, vehicular separated, all weather, efficient and aesthetically pleasing means of pedestrian circulation connecting lots continuously along both sides of Dartmouth Street. 1.6.2 Sidewalks along Dartmouth Street shall be provided by the developer with locations as indicated on the master plan and shall meet the following standards: 6 feet in Width, 4 inches in depth (concrete). 1.7 VISUAL Cl.,FARANCE. 1.7.1 Proper sightline distances shall be provided at all access drives and intersections in the stmetscape corridor area along Dartmouth Street, All plantings within the clear vision triangle should be planted and maintained, not to exceed 3 feet in height. Street bees should be set back minimum 25' from curb lines at intersections and drives to allow for clear vision. w rr ! a:irw /levied 10/119.2 1.8 MAINTENANCE 1.8.1 It is the responsibility of the developer to maintain the streetscape corridor adjacent to their development throughout their occupancy of the site. 1.8 .2 All trees and plant material in the streetscape corridor area shall be maintained in a healthy disease free condition. As trees mature, their lower branches should periodically be pruned up or "headed -up" to avoid conflicts with vehicle travel and clear vision to traffic signs. 1.8.3 Water and fertilizer shall be applied as necessary to maintain normal color and rate of growth. 1,.8.4 Planting areas throughout the stmetscape corridor shall be maintained in a weed and litter free condition. 1.8.5 All landscape features shall be maintained in an attractive manner at all times. {V&I! Pacific Revised 1011192 STATE OF OREGON County of Washington City of Tigard depose and say: AFFIDAVIT OF MAILING ) ss. • a..-11k\.- a being first duly sworn/affirm, on oath Please print) That I am a / 1?,4l. a ( e 4A» 4 ' 4 for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: 17That I served NOTICE OF DECISION FOR: __City of Tigard Planning Director 7-igard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked Exhibit "A") was mailed to each named pqrsons at t e addr=ss shown on the attached list marked exhibit "B" on the J,6-. day of 4V 19 , said notice NOTICE OF DECISION as hegeto att ched, was poste on an appropriate bulletin board on the 20- day of .,P1) 4.it' ,a 191' j and deposited in the United States Mail on the ( day of , '..4,11441 , • postage prepaid. e (Aid Prepared Notice • ,•. ,• • •. Sub cribed and sworn/affirm to me on the 199 day of i4e.danfLithA2_, NOTARY PUBLIC OF OREGON My Commisaion Expires: - , fit i>4.1Akb 1# A CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER -- BY PLANNING COMMISSION 1. Concerning Case Number(s): SDR 93- 0018 /PDR 93 -0010 2. Name of Owner: Costco Wholesale Name of Applicant: Same 3. Address 10809 120th Avenue NE City Kirkland State WA Zip 98033 4. Address of Property: Southeast corner of the intersection of SW Pacific Highway and Highway 217. Tax Map and Lot No(s).: 1S1 36CD, tax lots 2200, 2300, 2500, 2600, 2700c, 2800, 2900, 3000, 3100, 3200 3300 3400, 3500, 3600 3700 3800, 39002. 4.000, 4100, 2S1 1BA, tax lot 200 and 2S1 1BB tax lot 1201 5. Request: A re• est for Site Development Review Planned Development approval _to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Communit Develo• meat Code Chapters 18.62.050 18.80, 18.901_18.100 18.102, 18.106, 18.108 18.114 18.12,0, and 18.164. Zone: C- .G(PD) (General Commercial, Planned Development) The C -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. 6. Action: Approval as requested X Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: X applicant and owner(s) Owners of record within the required distance X The affected Citizen Involvement Team Facilitator X Affected governmental agencies S. Final Decision: THE DECISION SHALL HE FINAL ON December 22, 1993 UNLESS AN APPEAL IS FILED. The adapted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall, P.O. Box 23397, Tigard, Oregon 97223. 5. Appeal :, Any party to the deci.oion may appeal this decision in accordance with 1t3.32.290(S) and Section 18.32.370 which provides that a written appeal may be filled within 10 days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal. fee ($315.00) and transcript costs, (varies up to a maximum of $500.00) . The deadline for filing of an appeal is 3 :30 p.m. December 22- 1953 10. Questions :. if you have any questions, please call the City of Tigard Planning Department, 639 -4171. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 93 -17PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING AN APPLICATION FOR DEVELOPMENT OF A 155,415 SQUARE FOOT COMMERCIAL RETAIL BUILDING BY COSTCO. The Tigard Planning Commission has reviewed the applicant's plans and narrative materials, comments of reviewing agencies, the Planning Division's staff report, and recommendations for the application described below. The Commission held a public hearing to receive testimony on this application on December 6, 1993. The Commission has based its decision on the facts, findings, and conclusions noted below. A. FACTS 1. General Information Site Development Review SDR 93-0018 Planned Development PDR 93 -0010 A development approval request for. Site Development Review and Planned Development approval to allow the construction of a 155,415 square foot commercial retail building and related facilities. Applicant: Agent: Owner: Location: Applicable Community 18.100, 18 Costco Wholesale 10809 120th Avenue, NE Kirkland, WA 98003 W and H Pacific 8405 SW Nimbus Avenue P. O. Box 80040 Portland, OR 97280 Costco Wholesale The southwest corner of the SW Pacific Highway and Dartmouth Street intersection (WCTM 151 36 CD, tax lots 2200, 2300, 2400, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 36000, 3700, 3800, 3900, 4000, 4100; 2S1 1BA, tax lot 200; and 2S11BB, tax lot 1201). Review Criteria: Development Code Chapters 18.62, 1880, 18.90, 18.96, .102, 18.106, 18.108, 18.114, 18.120, 18.150, and 18.164. 2. Background Information The Tigard Comprehensive Plan and zone designations for the northwestern portion of the site adjacent to SW 79th Avenue (Twin Oaks Lane subdivision) were changed from Love Density Residential, R- 3.5 to Genera$. Commercial, C'G in 1988. The remainder of the site has been zoned for General Commercial use since the Comprehensive Plan was adopted in 1983. This site is within the area known as the Tigard Triangle. The Triangle has been the focus of a planning effort over the past two years. There is presently a draft 'Tigard Triangle Specific Plan that is undergoing public review. The use proposed for this site is PLANNING COMMISSION SINAI, ORDER - SDR 934018 /PDR 93..0010 COSTCO 1 • ••■1. ..• , • consistent with those that would be allowed by the Specific Plan. The Specific Plan also addresses site design, landscaping, transportation and access, open space and pedestrian trails. 3. Vicinity Information The property is bordered by SW Pacific Highway, a veterinary clinic, and restaurant on the north and northwest. Commercial development is on the north side of SW Pacific Highway. Highway 217 abuts the western boundary of the property. SW Dartmouth Street, which is presently under construction, borders the property on the east. Undeveloped commercial property lies on the east side of the street. SW Pacific Highway is an arterial street that is under the jurisdiction of the Oregon Department of Transportation (ODOT). A frontage road .s between the street and the subject property. There are no sidewalks on the SW Pacific Highway frontage. SW Dartmouth Street is designated as a major collector. Improvements are to include five travel lanes, sidewalks, and bicycle lanes. In addition, a landscaping concept has been developed for the street in conjunction with the Tigard Triangle planning effort. Tri-Met bus route #12 provides service along SW Pacific Highway with stops at the northwest corner of the site and east of the SW 78th/Dartmouth intersection. 4. Site Information The site consists of 22 separate parcels that are proposed to be consolidated in advance of this development. Nineteen of the 22 parcels are part of Twin Oaks Lane subdivision located in the northwest portion of the site. These lots are served by SW 79th Avenue, a public etreet, The remainder of the property is divided into larger parcels in Palmer Acres subdivision. This portion of the property is undeveloped, including a 20-foot wide public road right-of-way which borders the east side of Twin Oaks Lane subdivision. Twin oaks Lane subdivision has a large number of mature trees which are hown on the applicant's tree survey. Other tree e are generally located near the perimeter of the site, The remainder of the northern part of the property is covered with grass. A wetland area associated with Red Rock Creek covers the majority of the southern half of the property, This wetland has been identified in the City's inventory (gxhibit A). 5. Proposal Deecription The applicant proposes to build a 155,415 square foot retail building near the southwest corner of the property. The remainder of the site will be used for parking, driveways, loading, and landscaping. The wetland area on the south end of the site will be retained. Two driveways on SW Dartmouth Street are shown. The northern driveway is proposed to be limited to right turn movements. The southern driveway will allow all turning movements, and it ib anticipated by the applicant's traffic engineer that a traffic PLANNING COMMISS/ON FINAL ORDER - SDA 93-OO18/PDR 93-0010 COSTCO 2 2 , '1,.'r • n' • CI) signal will be needed in the near future. The only pedestrian access to the store is a sidewalk along the southern driveway. An extensive amount of site grading is proposed. The site presently drops down steadily from an elevation near SW Pacific Highway of approximately 220 feet to the wetland at 160 feet. The applicant proposes to cut into the northern half of the site and fill the southern half to provide a level area for the building and parking lot. This filling will require a retaining wall on the south side of the parking and loading area that will reach a maximum height of 26 feet. No development is proposed in the wetland area. This grading will also necessitate retaining walls along thr SW Pacific Highway frontage and portions of the western boundary of :he project. The site plan identifies three maples at,." one birch tree that will be retained in the northwest corner of the site. All other trees, with the exception of the wetland area, will be removed. The applicant indicates that 12 trees may be suitable to remove and transplant. The site plan has 849 parking spaces of which 19 are for handicapped use. The majority of these spaces are located to the north and east of the building. The handicapped spaces are adjacent to the east side of the building. Truck loading spaces for 5 trucks are located on the south side of the building. Twenty -two bicycle parking spaces are shown at the southeast corner of the building, near the truck loading area. The main driveways on the site are proposed to run along the north and east side of the building. A driveway also loops around the west and south sides of the building. In addition to the one sidewalk between SW Dartmouth Street and the store, sidewalks are provided adjacent to the east, north, and west sides of the building. The sidewalk widths range from 5 to 14 feet. 6. A•enc and Nei•hborhood Or.anization Comments The Engineering Department has the following comments: The applicant proposes to construct a 155,415 square foot commercial wholesale retail building between S.W. Pacific Highway and S.W. Dartmouth Street. The northeast side of the site ie along a frontage road to S.W. pacific Highway, a state highway. The applicant has not proposed any access along this frontage and no comments have been received from the State Highway Division pertaining to this application. a. Streets: The frontage along S.W. Dartmouth Street has been improved with a curb. Any remaining improvements required to fully improve the frontage should be installed. S.W. Dartmouth Street has been constructed within a proposed right. -of -way remaining to be publicly dedicated. The street should be open to traffic before occupancy of the proposed building is permitted. The applicant has applied to vacate the existing right -of -way of S.W. 79th Avenue and proposes to remove adjacent houses. To ensure that all easements are eliminated, the plat creating PLANNING COMMISSION S'INAL ORDER .. SDA 93- 001.8 /pf►R 93 -0010 - COSTCO 3 the S.W. 79th Avenue right -of -way should be vacated as well. A traffic study has been submitted by the applicant. The study concludes that the pavement width already constructed on Dartmouth Street will be adequate in the long term and that the proposed driveways will function at an adequate level of service in the long term, except that a traffic signal may be needed on SW Dartmouth Street at the south driveway within five years. These conclusions are supported by work performed for the City by an independent traffic engineering consultant who is working on the Tigard Triangle Study. The applicant should share in the funding of the traffic signal in the future when the signal is needed. In reviewing traffic, we also looked at future access to adjoining parcels. The parcel to the north (currently Alexander's Restaurant) is located very close to the intersection of SW Dartmouth Street and Pacific Highway. In the future, when the parcel is redeveloped, direct access to this parcel should be restricted or eliminated to reduce conflicts with traffic at the major intersection and at the north driveway to Costco. The only alternative location for access will be through the Costeo site. Therefore, the applicant should be required to provide for a shared access in the future. Currently, the site does not have legal access to SW Dartmouth Street. However, a lot line adjustment previously approved by the City would resolve this problem. Therefore, evidence should be provided that the lot line adjustment has been completed and properly recorded prior to issuance of building permit for this project. b. Sanitary Sewer: Sanitary Sewer service is provided by an exiting public line from Pacific Highway, that passes through the site, then continues along Red Rock Creek. The portion of the line passing through the site is proposed to be relocated: A separate application is required to vacate this line's easement. c. Surface Water Runoff: Storm water run-off will be Collected in a private drainage system and directed to a private oft-site storm water quality structure that would discharge to a 25 foot wide undisturbed corridor of a delineated wetlands along the south side of the site. The Unified Sewerage Agency had 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 on-ratite facility should be required since it appears to be feasible and has been proposed by the applicant. The delineated wetlands along southwest Red Rock Creek are sensitive lands ae defined by USA Resolution and Order No. 91-47 requiring a undisturbed corridor of a minimum width of 25 feet along the wetlands. The applicant has shown the required undisturbed corridor and has not proposed any encroachments within it. PLANNING COMMISSION EINA.t ORDER - SDR 93µ0018/PDR 93 -0010 - COSTCO 4 •A • • • The Building Inspection Division has the following comments: a. Prior to issuance of the building permit, demolition permits for all existing structures must be obtained. b. All existing underground utilities must be removed during site work operations. c. A geotechnical report shall be submitted to the Division with plans for the site work. The report shall include specific recommendations and specifications for the rockery walls which are consistent with the "Standard Rockery Construction Guidelines", published by the Association of Rockery Contractors or other approved standard. Tigard Police Department would like to see additional details regarding the exterior lighting proposed for the west side of the building. Portland General Electric and Northwest Natural Gas have no objections to the proposal. General Telephone indicates that the developer is responsible for providing and placing all conduit and trenchee according to GTE specifications. The applicant should allow 45-60 days from GTE Engineering completion to GTE construction completion. No other comments have been received. B. MAJOR ISSUES This portion of the report outlines the major issues pertaining to the proposal. This summary is followed by findings and conclusions in Exhibit B. 1. Consolidation_of_nrsmgrty The application first requires the combination of the 22 parcels into one property in order to build the Costco store and facilities. rn addition, the stret right-of-way for SW 79th Avenue and the undeveloped 20 foot wide right-of-way must be vacated prior to development. 2. Clearingpd site grading The applicant proposes a significant amount of grading for the entire site This is the primary reason that none of the significant trees on the site are proposed to be saved (except for 12 which may be transplanted). This grading will completely transform the site. The applicant indicates that the grading is necessary to provide a flat surface for the 3 1/2 acre building and a gentle grade for the parking lot. Though the Community Development Code standards may permit this type of site modification, the Planned Development provisions of the Community Development Code encourage the retention of existing trees and topography, Section 18.80.120 A. 3. a. (i) states: The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible. PLANN/NO COMM/SSION VINAL ORDER - SIR 93-0018/PDR 93-0010 - COSTCO 5 -1 Subsection (v) states: Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible. While the applicant considered altrnate building locations in the pre-application conferences, the applicant has not presented any information or findings to show how the proposed site plan conforms with these criteria. Alternate building locations and parking lot design alternatives were not part of the application submittal. The tree survey presented by the applicant does not appear to include all of the trees over six inches on the site. For example, Lot 1 of Twin Oaks Lane subdivision shows one tree of 30 inches in the rear yard when there is also a second tree of nearly equal size. 3. Access The Engineering Department comments indicate that the vehicular access to the site has been properly considered. Future joint access to the Alexander's Restaurant property should be provided. Pedestrian access to and within the site should be amended to provide improved circulation and safety. It is understood that the majority of customers will drive because of the size and volume of merchandise they tend to buy. However, accommodating employees and customers by foot, bicycle, or transit should not be ignored. This is especially important because of the proximity of the site to residential development on the north side of SW Pacific Highway and to the east. Section 18.80,120 A. 3. h. (ii) (c) states that for public transit, hard surface paths should be provided "conneeting the development to the waiting area." The proposed site plan offers no connections to the two bus stops on Route #12. The development should provide improved linkages between the building and the stops. Except for the front entry area, pedestrian access around the building is provided by a 5-foot wide sidewalk that is between the building and parking spaces or driveway. The major access drives separate the parking lot from the store, requiring patrons; to cross the busiest driveways without a crosswalk. No sidewalks are provided within the parking area. This situation creates congestion and it potentially unsafe. The site plan should be amended to encourage motorists to arrive, park, and leave without driving past the entrance and associated pecl'etrian traffic arid to encourage the pedestrian use of crosswalks rather than "jaywalking" along the length of the main driveway, In order to improve pedestrian access and safety, the following amendments are recommended: - Provide sidewalks to the store from SW Pacific 0i,ghway. A link should be provided to the bus stop at the northwest corner of the site. - Provide a sidewalk heading eaut from the store entrance to SW Dartmouth Street. - Provide sidewalk widths that will have a minimum amount of usable width of 8 feet, where cars park up to the curb PLANNINO COMMISSION FINAL ORDER - 8D1 93-0018/PDR 93-0010 - COSTCo 6 adjacent to the building. -- Provide raised crosswalks to delineate these pedestrian areas and to slow traffic. - Reorient the parking aisles in the front (east) of the site so that they run north - south rather than east -west. The aisles should be designed to encourage motorists to avoid driving near the building entrance. In addition, a sidewalk and crosswalk should be provided which heads east across the lot towards SW Dartmouth Street. This sidewalk would serve as the main pedestrian walkway between the parking spaces in front the building entrance. 4. Parking Of the 849 parking spaces proposed, only 389 are required by the Code using the °general retail sales" category, which requires one space for every 400 square feet of building area. If approximately 1/3 of the building is calculated as "food and beverage sales ", one might make a case for a parking requirement of about 515 spaces. Because of the nature of the business, it is recognized that exceeding the Code requirement will be necessary during peak business periods to accommodate the customers. However, exceeding the Code standards by 300 to 460 spaces may be somewhat unnecessary. Some adjustments to the site plan to provide increased amenities (such as trees and screening) at the expense of some parking is justified. The handicapped parking spaces are appropriately located. However, the 5-foot wide sidewalk serving them is inadequate, particularly considering that after cars pull in and overhang the sidewalk, the useful width is less than 4 feet. To allow for comfortable handicapped usage and two -way pedestrian (and shopping cart) traffic, a minimum usable width of 8 feet should be provided. The applicant proposes 22 bicycle parking spaces far from the building entrance. Twenty -six spaces are required based on the 389 vehicle parking standard. The plan should be amended to include 26 spaces as required by the Code and to distribute the bicycle parking throughout the site so that it is easy to see and use by customers and employees. At least half of the required spaces should be located near the building entrance, preferably under the building canopy. Bmployee bicycle parking can be provided indoors if an area is designated for this use. 5. Loading For this size facility, the Code requires that 8 loading spaces be provided. The plan show 5 spaces. The applicant contends that only 5 spaces are necessary. The reduction may be justified, however this departure from City standards may only be considered with a variance application. Since the applicant did not request a variance, the site should be amended to have 8 loading spaces, or a separate variance application must be submitted for City approval. 6. Landsgact nin and screening Because of the site grading noted above, virtually all of the existing vegetation .is proposed to be removed for the 155,415 square foot building, large parking lot, and some landscaped areas. The landscaping concept presented is consistent with the basic Code PLANNING COMMISSION FINAL ORDER -- SDR 93- 0018 /PDR 93 -0010 - COSTCO 7 ai • • ' 11 e • standards for landscaped area and parking lot landscaping. A final landscaping plan should be submitted to confirm compliance with Code standards. In addition to these general standards, screening and buffering are important because of the extent of the grading, vegetation removal, and the scale of the project. A building and parking area of the size proposed can have a very imposing presence. Section 18.80.120 A. 4. requires that thought be given to screening of buildings, rooftop equipment, parking lots, and loading areas. /n order to provide improved visual screening, the following changes are recommended: - The applicant should submit a revised landscape pl to incorporate additional plant material to adequately scree- the westside of the building in the twenty foot landscape bufter. - Omit some of the parking spaces in the northwest corner of the lot to preserve the significant trees (e.g., 20" maple and 30" London plane tree) in this corner and to possibly provide a pedestrian access to SW Pacific Highway in this location. - To compensate for the loss of a 20" maple and 30" London Pine tree in the northwest corner of the lots, the applicant should provide at least SiX 3" caliper trees in the same general vicinity. Provide street trees along the SW Pacific Highway frontage. - Provide landscaped islands with trees that have mature heights over 30 feet near the east, north, and west sides of the building. Also, a landscaped area for shrubs, etc. could be provided on the east and north building faces. These were considered by the Commission and were deleted because of applicant's statements relative to maintenance and affect on parking realignment. These features are intended to soften the mass of the building, help screen rooftop equipment, and help focus attention, toward the entrance and wall signs. - Submit a plan for the parking lot trees that will provide a canopy when they mature. The view corridors for signs should be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. - Provide trees and other appropriate landscaping along the base of the retaining wall. on the south side of the project. 7. Oten snace and trail corridors Because the southern portion of the property is primarily wetland; it .tut be left in its present state because of its environmental and wildlife valve, The only development sought by the City for this area is a pedestrian pathway that links the SW DartMouth Street with the residential areas and Phil Lewis Elementary school to the qou:h. Detailed planning for this pathway has not been completed; but it is important to preserve the ability to provide this pedestrian route in the future. It is recommended that a temporary easement be applied to the southern portion of the property for a pedestrian pathway with the understanding that it will expire when a specific PLANNING COMMISSION FINAL ORDER 011 93-0018/PDR 93-0010 - COSTCO 8 a • easement alignment is selected and dedicated. In addition, the applicant should be requested to place a monetary contribution toward the construction of this pathway. This could be an escrow account that is returner: to the applicant if the pathway is not constructed within a specified time, such as five years. C. RECOMMENDATIONS The Planning staff recommends approval of SDR 93 --0018 and PDR 93 -0010 subject to the following conditions. ,ess otherwise noted, all conditions shall be satisfied prior to issuance ol building permits. 1. All existing easements, except those required for facilities that are to remain, and rights of way within the site shall be vacated. 2. Lot line adjustment approved by MIS 93- 05 be completed and recorded. 3. Right -of -way shall be dedicated to the public along the frontage of the proposed S.W. Dartmouth Street right -of -way to increase the total of the dedicated and proposed right-of-way to 47 feet from the centerline. The description shall be tied to the centerline of the currently proposed right -of -way of S.W. Dartmouth Street in accordance with the approved plans for LID No. 42. 4. The applicant shall record documents that provide for the parcels to the north (WCTM 1S1 3GCD 1800 & 1900) to be able to use the driveways of the subject parcel for ingress and egress to S.W. Dartmouth Street. 5. Standard street improvements, including concrete sidewalk, and driveway apron, shall be installed along the S.W. Dartmouth Street frontage. Improvements shall be designed and constructed to major collector street standards and shall conform to the alignment of existing adjacent improvements. a. A concrete sidewalk shall be installed to arterial street standards along the SW Pacific HIighway frontage. 6. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remoristyate against a future local improvement district formed to install a traffic signal or otherwise improve S.W. Dartmouth Street. 7. Two (2) 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. 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public: improvements plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installation /streetlight fee are required. 9. The proposed privately operated and maintained sanitary sewer and storm drainage system plan - profile details shall be provided as part of the public improvement plans. PLANNING COMMISSION FINAL ORDER -- SDR 93-0018/PDR 93 -0010 - COSTcO 9 10. The applicant shall demonstrate that storm drainage run-off can be discharged into the existing drainageway without significantly impacting properties downstream. 11. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 12. The applicant shall provide connection of proposed building to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 13. The applicant shall provide an on-site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. Submitted design calculations shall include an operation and maintenance plan. 14. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order No. 91-47. 15. The applicant shall obtain a "Joint Permit" from the City of "agard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 16. The grading plan shall comply with Chapter 70 of the State of Oregon Structural Specialty Code. 17. An Occupancy Permit will not be ssu,ed until S.W. Dartmouth Street is open to traffic between S.W. 68th Avenue and S.W. Pacific Eighway. 18. Demolition permits must be obtained from the Building Division prior to the removal of any structures on the site. 19. All existing underground utilities shall be removed during site work operations. 20. A qeotechnical report shall be submitted to the Building Division with plans for the site work. The report shall include specific recommendations and specifications for the rockery walls which are consistent with the "Standard Rockery Construction Guideline', published by the Association of Rockery Contractors or other approved standard. 21. The lighting plan for the west side of the building shall be reviewed and approved by the Police Department. 22. Revised site and landscaping plans, which contain the following elements shall be submitted for Planning Director approval: a. Sidewalk connections to the store from SW Pacific Highway. A link shall be provided to the bus stop at the northwest corner of the site, b. A sidewalk and crosswalk heading east from the store entrance to SW Dartmouth Street. c. Sidewalk widths that will have a minimum amount of usable width of I, 8 feet, where care park up to the curb adjacent to the building. de Aaiscd crosswalks to delineate pedestrian crossings' or a otherwise MANNING COMMISSION FINAL ORM SDi 93-0018/PDA 93-0010 - COSTCO 10 • • • approved by the Planning Director. e. Twenty-six bicycle parking spaces shall be provided and distributed throughout the site so that they are easy to see and use by customers and employees. At least half of the required spaces shall be located near the building entrance, preferably under the building canopy. Employee bicycle parking can be provided indoors if an area is designated for this use. The bicycle rack design shall also be submitted for approval. f. Eight loading spaces shall be pr)vided, or the applicant must obtain a variance approval for five spaces. The applicant shall submit a revised landscape plan to incorporate additional plant material to adequately screen the west side of the proposed building, View corridors for signs on the building can be taXen into consideration. g. h. The applicant shall replace the 20" maple and 30" London pine tree located in the northwest corner of the site with six 3 caliper trees in the same general vicinity. i. Street trees shall be provided along the SW Pacific Highway. Street trees and landscaping shall be provided along the SW Dartmouth Street frontage. The SW Dartmouth Street landscape improvements shall be consistent with the "Landscape Development Standards for Dartmouth Street Extension", dated October 1, 1992. j Landscaped islands shall be provided with trees that have mature heights over 30 feet near the east, north, and west sides of the building. These features will be designed to soften the mass of the building, and screen rooftop equipment. k. Parking lot trees will be provided to create a canopy when they mature. Said trees shall be documented by an arborist to be of a species and size to reach 35 percent coverage of the parking stalls within 20 years. The view corridors for signs may be identified by he applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after he trees mature. 1. Trees and other vegetation shall be provided along the base of the retaining wall on the south side of the project for screening. m. Plantings near driveway entrances shall meet visual clearance standards. n. In order to help compensate for the visual impact of the grading and tree removal, the Director may place minimum size requirements on replacement trees in specific locations to provided the desired level of screening. o. The 12 trees listed in Attachment "E" of the applicant's submittal shall be identified and incorporated into thr revised site and landscaping plans. 23. A tree removal permit is required and may be issued for trees over six inches or more in diameter measured our feet above the ground only after approval of the revised site and landscaping plan. 24. A temporary easement shall be provided for the property south of the proposed southern retaining wall that allows for the construction of a MANNINO COMMISSION ?INAL ORDER - Sb1 93-0018/PDR 93-0010 COSTCO 11 • 0 • 1 pedestrian pathway linking SW Dartmouth Street and the properties to the east and south. This easement may be terminated once a pathway route has been determined, and a specific easement created to allow for, its construction. 25. The applicant shall establish an escrow account with funds dedicated for the construction of a pedestrian pathway from SW Dartmouth Street to the southern property boundary. The amount of deposit shall be based on present cost estimates for a 10 -foot wide paved pathway. If the pathway is not constructed within five years, the account shall be refunded to the applicant. 26. The billboard near Highway 217 shall be removed. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.120.060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: 1. Require a bond in an amount not greater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensurer the completed project is in conformity with the approved plan; and 2. Approve and release such bonds. B. The bond shall be release When the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 2. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 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. It is further ordered that the applicant be notified of the entry of this order. PASSED: This day of December, 1993, by the Planning Commission of the City Of Tigard. ton igard Pla ,dent fission PLANNING COMMISSION FINAL ORDER - SDRt 93 -.0018 /PDR 93. 10010 - COSTCO 12 EXHIBIT A PHIL LEWIS ELEMwNTAR ' SCHOOL t ONZt, A 9 . ° J1 . PAGE 18 EXHIBIT B FINDINGS AND CONCLUSIONS The applicants have presented a report entitled City of Tigard Site Review /Plan Development Application that addresses the applicable Community Development Code provisions. This report also includes a traffic study prepared by Kittelson and Associates, and a wetlands analysis prepared by W &H Pacific. This report is referred to as the "applicant's statement" below. The relevant Community Development Code provisions are found in Chapters 18.62, 18.80, 18.90, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150, and 18.164. The proposal, as modified by the staff recornmendations, complies with these criteria as described below. 1. Chapter 18.62 General Commercial District Section 18.62.030 is satisfied because the proposed combination of food and beverage /general retail sales is permitted in the C -G zone. Other requirements of the zone are addressed in the applicant's statement (p. III -1). 2. Chapter 18.80 Planned Development The majority of the approval criteria in this chapter refer to other portions of the Code which are addressed elsewhere in this report. The criteria that require an amendment of the proposal relate to tree preservation and screening (Section 1880.120 A. 3.). The nature of the development will require a substantial amount of tree removal. Once additional trees are preserved or planted as recommended in the staff report, these criteria will be satisfied. 3. Chapter 18.90 Environmental Performance Standards The application complies with this chapter as described in the applicant's statement (p. III -16). 4. Cha ter 18.96 Additional Yard Setback Requirements and Exceptions This chapter is satisfied because the development provides the required setback from SW Pacific Highway and Dartmouth Street. 5. Chapter 18.100 Landscaping_gpd Screening The proposed landscaping meets the general Code requirements. Additional landscaping details to assure Code compliance, street trees along SW Pacific Highway, and screening (as described in the conditions of approval) must be provided to satisfy this chapter. 6. Chapter 18.102 Visual Clearance Areas Compliance with the provisions of this chapter must be confirmed during the review 6.1d approval of the final landscaping plan. The conceptual plan indicates that gees and other plantings will be located in vision clearance areas. The size and species of these plantings must be selected and placed in a manner the provides adequate visibility at the driveway entrances. 7. Chapter 18.106 Off- Stneet Parking and Loading Section 18.106.030 requires one parking space for every 400 square feet of general retail floor area. This yields a parking PLANNING COMMISSION PINAL OADgR SDR 93- 0018 /PJ)1 93 -0010 -- COSTCO 13 requirement of 389 spaces. The site plan shows a total of 849 spaces. Section 18.106.020 P. requires one bicycle parking space for every 15 required vehicle parking spaces. A total of 26 bicycle parking spaces are required, and the applicant proposes providing 22. The dimensional standards outlined in Section 18.106.050 are satisfied. Subsection 18.106.050 J. states that access drives from the street to off-street parking and loading areas "provide maximum safety for pedestrian and vehicular traffic..." The proposed plan creates a number of congested and potentially dangerous areas that mix vehicular and pedestrian traffic. The recommended amendments in the conditions of approval will satisfy this criterion. The five loading spaces do not meet the Code standard of eight spaces for a facility of this size (Section 18.106.080). The plan must be amended to include eight spaces or a separate variance application must be approved. 8. Chapter 18.108 Access, Egress and Circulation The proposed access driveways meet the requirements of this chapter. Also, the driveway locations are consistent with the access plan for ST4 Dartmouth Street. 9. Chapter 18.114 Signs The proposed wall signs conform with the applicable standards in this chapter as noted in the applicant's statement (p. 10. Chapter 18.120 Site Development Review As in the Planned Development chapter, this chapter calls for the protection of existing trees (Section 18.120.180 A. 2. a,). The existing site plan does not address this issue. It is acknowledged that the majority of the trees on the site must be removed to develop the property as it is designated in the Comprehensive Plan. However, it does appear that greater attention can be paid to tree preservation as recommended in thia report. As noted earlier, more attention needs to be given to screening to reduce the significant impact of the building and parking area. The amendments proposed for the site and landscaping plans will provide the necessary additional level of screening required by the Code (section 18,120.080 A. 4.). Providing imprweed linkages to transit are required by Section 18.120.080 A. 12. and the amendments recommended in this report will comply with this section. 11. Chanter 18.150 Tree Removal In order to satisfy the criteria in Section 18,150,030, the applicant must show how reasonable efforts are being made to preserve trees on the site. In addition, to help compensate for the visual impact of the trees removed, the applicant will be required plant trees of an appropriate number and size as part of the development. 12. Chapter 18.164 Street and Utility improvement Standards As conditioned by the 8ngineering Department the standards of this chapter will be satisfied. PLANNING COMMISSION FINAL OADER SDR 93,-0018/PDA 93-0010 - COSTCO 14 111111111M1011011111111111101111 El- IDU VA L L STREE T 1:11IL LEWIS ELEMENTARY , • , • s JOEL STEVENS 9660 SW VENTURA CT TIGARD OR 97223 GORDON S MARTIN 12265 SW 72ND AVE TIGARD OR 97223 JEFFREY H KEENEY 1600 PIONEER TOWER 800 SW 5TH PORTLAND OR 97204-2094 GORDON S MARTIN PO BOX 740 GLENEDEN BEACH OR 97388 HAL KEEVER 8405 SW NIMBUS BEAVERTON OR 97005 GARY KATISON KITTELSON & ASSOC 610 SW ALDER SUITE 700 PORTLAND OR 97205 JACK FRANK PRICE COSTCO INC 14040 221ST AVE NS WOODINVILLE WA 98072 it • , . (- COSTCO WHOLESA,2%; 10809 120TH AVE NE KIRKLAND WA 98033 • • RECEIVED PLANNING JAN 2 7 1994 DEVELOPMENT APPLICATION AUTHORIZATION September 23, 1993 1, Western—Duff Tigard Partners, a California general partnership, property owner of Tax Lots 3200 and 3900 on S. W. 79th Avenue, authorize W & Pacific to act as my agent for any and all development applications in connection with site development review, plan development review; and street vacation for commercial retail use. •enry G. inns, Jr, General artiier__—, arles L. Marsh, Jr, General Partner / r q c" 91 MEMORANDUM CITY OF TIGARD, OREGON TO: Honorable Mayor and City Council FROM: Patrick J. Reilly, City Administrator DATE: February 1, 1 994 SUBJECT: Costco Attached please find a memorandum from Ed Murphy regarding the aforementioned development, prepared subsequent to Council discussion, about whether to "call up" the decision. A detailed discussion can be scheduled, if Council or members of Council so desire. Such a discussion need not be at a regularly scheduled Council meeting. PJR /jh attachmnt c: Ed Murphy h.\logln`Jo \pJr0201.2 e MEMORANDUM CITY OF TIGARD, OREGON TO: Pat Reilly, City Administrator FROM: Ed Murphy, Community Development Director DATE: January 12, 1994 SUBJECT: Costco and other commercial development A few weeks ago, when I was reviewing the Costco store plans with the City Council, some members of the Council expressed concerns with various aspects of the proposal. This memo is to advise you and the Council about how staff handled the Costco review, how the type of review differs from other commercial proposals, and what potential changes could be made to the Development Code. 1. HISTORICAL SKETCH: The properties involved in the proposed Costco store have been zoned for commercial for a number of years. During the Tigard Triangle Planning process, the Planning Commission and the City Council both re-affirmed that Commercial zoning when they adopted the Triangle "Concept Plan ". (The alternative use being proposed by the consultant was for offices). At that time, the issue was not the protection of the trees, but more the property owner's rights, the soft market for office, and the discouragement of more "strip commercial" on 99w. Neither staff or Planning Commission or Council knew about Costco at that time, but it was clear that the development firm that had options on several of the properties planned on some type of commercial center. The type of development allowed by the Commercial zoning would have made it difficult to preserve many of the trees, whether it was a Costco or some other type of "box" retailer that ultimately developed on the site. 2. DESIGN: The Council expressed two concerns...the general design, particularly saving the existing trees and landscaping, and the amount of parking being proposed. In terms of the general design, let me review in a nutshell the process the staff used to review the proposal. Staff met with the applicant to get a general idea of the proposal. Staff discussed with the applicant at that time that the trees were a major issue. Subsequently, staff a. Checked with the City of Bend on what requirements they imposed on the new Costco store there. b. Checked with other jurisdictions for their requirements on parking lot landscaping. c. Reviewed the Costco design, including the access proposal, with two different consultants d. Held several meetings with Costco representatives, looking at alternative layouts, landscaping approaches, pedestrian circulation, parking lot layout and other design details. e. Checked the proposal against the draft Triangle plan When it became clear that no matter how it was designed, most of the trees would have to be removed because of the necessity to regrade and level the site, the staff shifted its focus to the planting of new replacement trees. Under the current ordinance, as it is written and applied, trees may be removed for development, but the applicant has to show why it is not possible to save them and incorporate them into the development proposal. The staff recommended, and the Planning Commission required: * 35% coverage in the parking lot, instead of the City's code standard of one tree for every seven parking spaces * Use of the area that now serves as a 20 wide gravel driveway serving as access to a billboard for a heavy vegetative buffer, to help screen. the Costco store from highway 217 * removal of the billboard * screening and landscaping along Pacific Highway, and along the retaining wall to the south of the store * landscaping along Dartmouth • pedestrian walkways leading directly from Dartmouth and Pacific Highway to the main entrance. In terms of the amount of parking proposed, the Code does not set a maximum number of parking spaces, and current practice is to not set a limit as a condition of approval. Therefore, it was not recommended by staff, or required by the Planning Commission. 3. DISCRETIONARY AUTHORITY Based on the comments the Council made, I believe there is some question about how much discretion the city has when reviewing different development proposals. The degree of discretion depends partly on the particular zone. To take three examples: l�Cgafonds is being proposed in a C -G zone. It is allowed outright, subject to a Director's Decision on the site plan. With Megafoods, staff required replacement trees based on the tree removal provisions in the Code, It would have been difficult, under the Code, to deny the Megafoods proposal. w v • Costco was proposed in a C -G zone also, but that property had a "PD" (Planned Development) overlay zone. Therefore, it required Planning Commission review, and the degree of discretion was higher, based on the PD requirement. The Planning Commission required replacement trees, and additional landscaping and screening. Had the Planning Commissk n applied the criteria in the Code rigorously, it could have been possible to deny the application, or to put conditions on the proposal that would have effectively precluded the development of a Costco on that site. (For instance, requiring that the developer save 50% of the existing trees over 6" caliper). Obviously, any conditions placed on the proposal, or an outright denial, would have to be based on findings of fact as they relate to the criteria in the Code. The Planning Commission chose to approve the Costco proposal, after making a finding that it was not possible for the applicant to save many of the trees because of the grading requirements. Any development proposed under the Community Commercial zone requires a comprehensive plan change and a zone change, plus a site plan review with specific approval requirements as well as suggested guidelines. Therefore, the degree of discretion is very high, starting with simply not changing the Comprehensive Plan, There are no "rights to develop" in the same sense as where the commercial zone has already been established. 4. CHANGES TO CONSIDER Listed below are some of the Development Code changes staff thinks could be considered in the future that would emphasize design and preservation of trees more the current ordinance. Increase the landscaping requirements for parking lots, Set a maximum number of parking spaces, with more than the maximum allowed only: through a variance request or with a financial assessment for each parking lot space over the maximum or if the parking lot is structured (2 stories or more) Set some limits on number of trees to be removed, for instance, no more than 50% of the trees 12" caliper or larger, either in all cases or in those areas deemed to be significant forest areas. The only change being initiated by staff at this time is the first one increasing the parking lot landscaping requirements. Essentially, staff will be proposing more and larger trees be planted that will eventually provide 35-40% lot coverage. Staff is doing the research now, and will forward a Code amendment to the Planning Commission later this spring. Should the Council direct the staff or the Planning Commission to review some of the above ideas, or any others, staff would be pleased to start working on them as time permits. I hope this has be of some value. If you have any questions or comtnents, please let the know. v. NORTH-SOUTH AISLE OPTION I FACIFaL 8405 SM. Nimbus Avenue P.O. Box 80040 Portland, OR 97280 RECEIVED PLANNING DEC 2 3 1993 MEMORANDUM TO: Victor Adonri FROM: Hal Keever DATE: December 20, 1993 . RE: Loading Bay Requirement Clarification Tigard Costco 304 -0301 Per your request, I am writing you this memo to clarify that the loading /unloading bay on the south side of the building is an at -grade bay. This bay is used by delivery vehicles of smaller size that do not require a dock platform. Per our conversation, it is my understanding that the plan I submitted showing the eight loading bays is acceptable to the City of Tigard. Please calf me should you have any questions, (503) 626-0455 Pax (503) 526 -0775 Planning • Engineering 6 Surveying * Landscape Architecture • Environmental Services off of the Tigard Triangle analysis that has been conducted over the last several months. Commissioner Holland asked if there was a proposed loop isle between Costco's proposed main driveway and another driveway. Randy McCort responded that the intent of the loop isle was to provide a facility that would act as a relief valve in the case that that access control is provided. • Commissioner Holland asked if there was going to be a connection to SW 69th? • Randy McCort said that SW 69th would have limited access with the full access being provided at SW 70th. • Senior Planner, Carol Landsman, said if the Conurnissioners have comments they can share them with her at the next meeting and she will discuss them with the consultant. • President Fyre said he was having difficulty commenting when he doesn't know what the Triangle Plan is going to be when it is approved. 5.1 SITE DEVELOPMENT REVIEW SDR 93- 0018 /PLANNED DEVELOPMENT REVIEW PDR 93 -0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WC'rM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 2S1 IBA, tax lot 200 and 281 1BB, tax lot 1201) A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE APPROVAL CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, and 18.164. ZONE: C-G(PD) (General Commercial, Planned Development) The C -C zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Senior Planner, Dick Sewersdorff, reviewed the staff report and the pertinent background information on the request for Site Development Review and Planned Development Review. He discussed the major issues and addressed conditions of approval. Page 2 - Planning Commission Minutes - December 6, 1993 tr fr • APPLICANT'S PRESENTATION • Mr. Jack Frank, Director of Development, Price Costco Inc., 14040 221st Avenue, NE, Woodinville, Washington 98072, gave background information on Price Costco and introduced associates -- Hal Keever, Project Manager; Rick Martin, Project Engineer and Mike Smith, Landscape Architect. Also available for further comment were Mitchell Smith of Mulvaney Lee Architects; Gary Katsion, Traffic Engineer, Kittelson & Associates; Jeffrey H. Keeney, counsel, Tonkon Torp. President Fyre said he would like Mr. Keever to address staff's concerns as that is what the Commissioners will be deliberating on tonight. Mr. Hal Keever, Project Manager W & H Pacific, 8405 SW Nimbus Avenue, Beaverton, Oregon, referred to the staff report and said there were some inconsistencies that he was concerned about. Mr. Keever went over the issues of his approval and disapproval with the staff report. Mr. Gary Katsion, Kittelson & Associates, 610 SW Alder, Ste. 700, Portland, Oregon 97205, spoke about the traffic issues. Commissioner De Frang asked if Costco would be installing speed bump. Hal Keever said that it would be a problem to put in speed bumps as some of the parking area would be where large carts are pushed and it would be too hard to maneuver the large carts over the speed bumps. PUBLIC HEARING Mr. Gordon S. Martin, 12265 SW 72nd Avenue, Tigard, Oregon 97223, handed out a letter from his father Gordon R. Martin. Mr. Martin said that his family is in favor of the Costco development but would like to see the intersection at. Dartmouth and 99W improved before Costco is built. APPLICANT'S REBUTTAL Mr. Jack Frank addressed the Dartmouth-99W intersection issue said the traffic analysis was very thorough and in accordance with city and state guidelines. Jack Frank said that Price Costco, as a condition of approval, is willing to participate in hall the cost of a future traffic signal at the southerly driveway on Dartmouth. Page 3 - Planning Commission Minutes - December 6, 1993 • tr • • • • 6' r • • • . ". • • e • Mr. Hal Keever further discussed the redesign of the northeast corner of the parking lot. to Commissioner Wilson said he was concerned about the severity of the 60' fall in grading. Hal Keever discussed how they had tried to preserve the vegetation and that the remaining 12+ acres to the south will be untouched and left in its natural state. • Commissioner Wilson asked how Costco arrived at its number of 849 parking spaces. • Hal Keever responded that they are asking for more than the minimum spaces normally required as Costco shoppers are usually in the store for a longer time period. • Commissioner Wilson asked how the Tigard Costco relates in, size to the Aloha or Tualatin stores. 6 Hal Keever said this will be the largest Costco in Oregon. • Director of Community Development, Mr, Ed Murphy, discussed Condition No. 6, traffic signals and the widening of Dartmouth Street. Discussion followed. President Fyre wanted to clarify for the applicant that they waive any future right to participate in an LID that would take place. PUBLIC HEARING CLOSED 6 • Commissioner Moore wanted to go over staff recommendations on item 22, Discussion ensued on staff's recommendations. Commissioner Saxton said that if the parking is oriented as shown in the applicant's drawing, the cars will have to slow down to turn into the aisles, Commissioner Moo.ce said he agrees with the applicant and that the shrubs are not needed. Commissioner Schweitz said his concern with the carts is that a reasonable place is provided to leave them in order to reduce people running back to the building with them. He said the shorter the aisles, the easier it will be for the traffic. He was not in favor of the shrubs. Page 4 - Planning Commission Minutes December 6, 1993 ''■•• • • • • • ••• .ir • Commissioner Holland was concerned about cars stacking up in order to get into the parking lot. He said he favored the city's plan. Commissioner Wilson said he also favors the applicant's plan regarding the parking lot. Commissioner De Frang says she sees problems with congestion and would like to see speed bumps installed so that traffic could be slowed down. Commissioner Saxton says he does not favor the shrubs installed and is concerned about Condition 25. Discussion followed. President Fyre said he liked the layout of the applicant's parking lot. He said he is in agreement with what has been said already and wants to see the billboard removed. Commissioner Moore moved to approve Site Development Review SDR 93-0018/Planned Development Review PDR 93-0010 Costco with the following changes: 22. b. Delete. d. Sidewalk widths that will have a minimum amount of usable width of 8 feet, with cars parked adjacent to building. e. Raised crosswalks to delineate pedestrian crossings or as otherwise approved by the Planning Director. f. Delete. i. Delete. Revise and approve by staff. k. Revise and approve by staff. m. Strike sentence, "Also, a landscaped area for shrubs, etc, shall be provided on the east and north building faces." n. Add: Said trees shall be documented by an arborist to be of a species and size to reach 35 percent of the parking stalls coverage within 20 years." Page 5 - Planning Commission Minutes * December 6, 1993 • • , • • • Billboard shall be removed. Motion seconded by Commissioner Saxton. Motion carried unanimously Commissioners present. 7. OTHER BUSINESS 8. ADJOURNMENT - Meeting adjourned at 9:05 PM. Lorraine Campbell Planning Commission Secretary ATTEST: .4 .44:411011W Irr fir 6 Pre dent 10PC12-6.min Page 6 - Planning Commission Minutes - December 6, 1993 • • 4 • :,w • Councilor Schwartz recalled that when the new City Hall was located and built on the Hall Boulevard site, it was the thinking that the fire and water buildings would also be located in this vicinity thereby establishing a core area of government offices. He advised he would not want to have another City office on Main Street. After discussion, consensus of Council was that staff should prepare a report to Council on the sale of the building for a presentation in January. City Administrator Reilly noted options would be prevented to Council, as well as information on the appraised value. 3. UPDATE - PLANNING COMMISSION DECISION - COSTCO WHOLESALE - SDR 93-0018/PDR 93-0010 City Administrator Reilly noted that Councilor Fessler asked for a review of the Planning Commission decision for the Costco development. Community Development Director Murphy reviewed the type of development. The following are key points of his summary: • • 156,000 square foot store (building would be about 4 acres in size) Construction will stay out of the wetlands area 849 parking spaces Several houses will be moved out Almost all trees on the site will go There will be a number of retaining walls New trees will be planted Access will be off of Dartmouth Street Landscaping concerns by the Planning Commission resulted in the requirement of screening an the Highway 217 side No objections were expressed at the Planning Commission level The area is zoned commercial with a planned development overlay Councilor Fessler reported it was her understanding that this will be the largest of all the Costco stores, She asked whether a four-acre building was what the City wanted as the gateway onto Dartmouth Street Triangle area)? She noted staff had thought that 515 parking spaces would be enough, but Costco added several hundred more, resulting in what appeared to be a great excess. Councilor Fessler suggested some creativity could be used with parking to eliminate the large amount of asphalt on the site, Community Development Director Murphy noted Costco did explore a couple of alternatives for the site. These alternatives did not save many trees. Mr. Murphy advised the Development Code sets the minimum number of parking spaces, but no maximum. According to Costco's experience, they determined the number of parking spaces needed. CITY" COUNCIL MEETING MINUTES - DECEMBER 21, 1993 - PAGE* 3 Legal Counsel Ramis explained that if Council calls up this issue, they can call up on the record, or they can ask for additional testimony. If Council should call it up, they would be calling up to approve, modify, or deny the proposal. In order to modify or deny, Council must cite criteria. Council discussed parking and the Code. Mayor Edwards noted the Planning Commission reviewed the landscaping requirements; he also noted that the store will be located in a commercial area. A structured parking area would be more expensive and present liability and safety problems. He said he was not in favor of calling it up at this time. Councilor Schwartz noted he had not envisioned a Costco-type of development at this location. However, he was not persuaded that there was a reason to vote for a call up for a review of the Planning Commission decision. He noted a two-story parking structure would not be practical with the type of commercial activity where customers are pushing carts of groceries to their vehicles. Councilor Fess ler noted there was too much of an increase in parking. In addition, the landscaping would take thirty or forty years to be an effective buffering. Councilor Hunt noted his agreement with Councilor Fess ler that Council has the right to review this kind of situation. He noted, however, he disagreed with the conclusion that a two-story parking structure would be the solution. He noted it would be difficult for Costco customers to use such a structure. Councilor Fess ler questioned whether there were any other areas of the decision that Councilor Hunt would be agreeable to call up. Councilor Hunt responded no. At the conclusion of discussion, there was no motion or action initiating a Council call-up of this issue. (See additional discussion on this issue - Item No, 7 of these minutes.) Legal Counsel Ramis advised Council does have the ability to call up this issue for review to make Judgment on the development criteria and determine whether or not it had been fulfilled. In response to a question from Councilor Hawley, Community Development Director Murphy advised the Triangle master plan would be reviewed by the Planning Commission in January. 4. TRANSPORTATION UPDATES: A. MSTIP IL City Engineer tiVooley noted the portion of Durham Road under the Oregon Department of Transportation's jurisdiction is scheduled for improvement. It is proposed that a three lane road be constructed, much the same as the portion of Durham Road that the City improved, This improvement would include bikepaths and sidewalks, and improvement at the lighted intersection at Booties Ferry. County funds will be used with a 1995 construction date; however, right-of-way acquisition has been difficult. In addition, the bridge widening and railroad crossing has also proven to be CITY COUNCIL MEETING MINUTES - DECEMBER 21, 1993 - PAGE 4 PACIF 8405 S.W. Nimbus Avenue P.O. Box 80040 Portland, OR 97280 March 17,1994 Dick 13rewersdorf City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 -8199 RECEIVED PLANNING MARS. 8 1994 RE: SW DARTMOUTH ROAD COSTCO Job No. 4- 304 -0301 Dear Dick: Following is a brief explanation of the design rationale for the parking lot landscape design for the proposed Costco store on SW Dartmouth Road, The City of Tigard Planning Commission SDR 93- 0018IPDR 93-0010-Costco report requested the placement of parking lot trees with sufficient canopy to ensure a 35% coverage of parking lot stalls, within 20 years of planting. In response, W &H Pacific specified the Halka Honeylocust (Gleditsia triacanthos 'Haika') trees for the parking lot islands and edges. These trees have broad domed canopies (drawn at 40' diameter) that will shade the parked cars and soften the parking lot surfaces. The Honeylocust tree canopies within the parking lot Islands will shade 100% of the pavement next to the islands, The Honeylocust canopies along the parking lot perimeter edges provide 30% shade coverage, of the pavement next to the planting, Together, the average tree canopy coverage for the entire Costco parking lot equals 35% of the paved surface area, In addition the Halka Honeylocust trees have small leaves, require little regular maintenance, and have good growth form characteristics. All these features support the Costco objectives for providing clean, attractive shopping environments that need only reasonable lifetime maintenance. City of Tigard development standards require the planting of 1 tree per 7 parking stalls. The W &H Pacific site plan indicates 744 parking stalls, requiring 106 parking lot trees, The proposed planting design includes 153 Halka Honeylocust trees, providing an excess of 47 trees over and above the required number of parking lot trees. Lastly, Costco intends to protect and transplant 12 existing trees to new locations after the building construction is completed. These trees will be transplanted along the Red Rock Creek edges to screen the creek and Hwy. 217 off -ramp views to the Costco bonding, Please call if you have any questions, Sincerely, Michael Smyth Project Landscape Architect MDS /mlb (503) 626.0455 Fax (503) 526 «0775 Planning • Engineering Surveying Landscape Architecture • Environmental Services • .•,' easement alignment is selected and dedicated. In addition, the applicant should be requested to place a monetary contribution toward the construction of this pathway. This could be an escrow account that is returned to the applicant if the pathway is not constructed within a specified time,, such as five years. C. RECOMMENDATIONS * ; The Planning staff recommends apprcsral 'oe.DR 93-0018 and PDR 93-0010 subject to the following conditions. Unless otherwise noted, all conditions shall be satisfied prior to issuance of building permits. 1. All existing easements, except those required for facilities that are to remain, and rights of way within the site shall be vacated. 2. Lot line adjustment approved by MIS 93-05 be completed and recorded. 3. Right-of-way shall be dedicated to the public along the frontage of the proposed S.W. Dartmouth Street right-of-way to increase the total of the dedicated and proposed right-of-way to 47 feet from the centerline. The description shall be tied to the centerline of the currently proposed right-of-way of S.W. Dartmouth Street in accordance with the approved plans for LID No. 42. 4. The applicant shall record documents that provide for the parcels to the north (WCTM 1S1 36CD 1800 & 1900) to be able to use the driveways of the subject parcel for ingress and egress to S.W. Dartmouth Street. 5. Standard street improvements, including concrete sidewalk, and driveway apron, shall be installed along the S.W. Dartmouth Street frontage. Improvements shall be designed and constructed to major collector street standards and shall conform to the alignment of existing adjacent improvements, a. A concrete sidewalk shali be installed to arterial street standards along the SW Pacific Highway frontage. 6. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future local improvement district formed to install a traffic signal or otherwise improve S.W. Dartmouth Street, 7, Two (2) 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. 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvements plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. 5. The proposed privately operated and maintained sanitary sewer and storm drainage system plan-profile details shall be provided as part of the public improvement plans. PLANNING COMMISSION FINAL ORDER - SDR 93-0018/PDR 93-0010 - COSTCO 9 • 1, • • • 10. The applicant shall demonstrate that storm drainage run -off can be discharged into the existing drainageway without significantly impacting properties downstream. 11. Sanitary sewer and storm drainage detiilrs;rshall' be provided as part of the public improvement plane. Calculations and ,a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement, plans.- Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines' shall be addressed. 12. The applicant shall provide connection of proposed building to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 13. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. Submitted design calculations shall include an operation and maintenance plan. 14. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order No. 91 -47. 15. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 16. The grading plan shall comply with Chapter 70 of the State of Oregon Structural Specialty Code. 17. An Occupancy Permit will not be issued until S.W. Dartmouth Street is open to traffic between S.W. 68th Avenue and S.W. Pacific Highway. 18. Demolition permits must be obtained from the Building Division prior to the removal of any structures on the site, 19. All existing underground utilities shall be removed during site work operations. 20. A geotechnical report shall be submitted to the Building Division with plans for the site work. The report shall include specific recommendations and specifications for the rockery walls which are consistent with the "Standard Rockery Construction Guidelines ", published by the Association of Rockery Contractors or other approved standard. 21. The lighting plan for the west side of the building shall be reviewed and approved by the Police Department. 22. Revised site and landscaping plans, which contain the following elements shall be submitted for Planning Director approval: a. Sidewalk connections to the store from SW Pacific Highway. A link shall be provided to the bus stop at the northwest corner of the site. b. A sidewalk and crosswalk heading east from the store entrance to SW Dartmouth Street. c. Sidewalk widths that will have a minimum amount of usable width of 8 feet, whers Care park up to the curb adjacent to the building. d. Raised crosswalks to delineate pedestrian crossings, or as otherwise PLANNING COMMISSION FINAL ORDER SDR 93- ,0018 /PDR 93-0010 COSrCO 10 • .4-!.:10 • • • • • approved by the Planning Director. e. Twenty-six bicycle parking spaces shall, be provided and distributed throughout the site so that they are easy to see and use by customers and employees. At least half Of the required spaces shall be located near :the building entrance,,. preferably under the building canopy. Employee bicycle parking can be provided indoors if an area is designated for this use...T,The bicycle rack design shall,also be submitted for approval. " f. Eight loading spaces shall be provided, or the applicant must obtain a variance approval for five spaces. g. The applicant shall submit a revised landscape plan to incorporath additional plant material to adequately screen the west side of the proposed building. View corridors for signs on the building can be taken into consideration. h. The applicant shall replace the 20" maple and 30" London pine tree located in the northwest corner of the site with six 3 caliper trees in the same general vicinity. i. Street trees shall be provided along the SW Pacific Highway. Street trees and landscaping shall be provided along the SW Dartmouth Street frontage. The SW Dartmouth Street landscape improvements shall be consistent with the "Landscape Development Standards for Dartmouth Street Extension", dated October 1, 1992. Landscaped islands shall be provided with trees that have mature heights over 30 feet near the east, north, and west sides of the building. These features will be designed to soften the mass of the building, and screen rooftop equipment. k. Parking lot trees will be provided to create a canopy when they mature. Said trees shall be documented by an arborist to be of a species and size to reach 35 percent coverage of the parking stalls within 20 years. The view corridors for signs may be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. 1. Trees and other vegetation shall be provided along the base of the retaining wall on the south side of the project for screening. m. Plantings near driveway entrances shall meet visual clearance standards, n. In order to help compensate for the visual impact of the grading and tree removal, the Director may place minimum size requirements on replacement trees in specific locations to provided the desired level of screening. o. The 12 trees listed in Attachment "t" of the applicant's submittal shall be identified and incorporated into the revised site and landscaping plans. 23. A tree removal permit is required and may be issued for trees over six inches or more in diameter measured four feet above the ground only after approval of the revised site and landscaping plan. 24. A temporary easement shall be provided for the property south of the proposed southern retaining wall that allows for the construction of a PLANNING COMMISSION FINAL ORD= - SDR 93-0018/PDR 93-0010 - COSTCO 11 • a r. pedestrian pathway linking SW Dartmouth "Street and the. properties to the east and south. This easement may be terminated once a pathway route has been determined, and a specific t- easement created to allow for its construction. r,a .. 25. The applicant, shall establish an ' esdrowb.account . with .funds dedicated for '" the construction of a pedestrian , pathway from SW Dartmouth Street to the southern property boundary. The'amounto.of deposit shall be based on present cost estimates for a 10 -foot wide paved. pathway. If the pathway is not constructed within five years, the account shall be refunded to the applicant. 2d. The billboard near Highway 217 shall be removed. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FALLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.120.060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: 1. Require a bond in an amount not greater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformity with the approved plan; and • 2. Approve and release such bonds. B. The bond shall be release when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 2. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 18.164.180 Notice to City Required 1. Work shall not began 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. It is further ordered that the applicant be notified of the entry of this order. PASSED: This of Tigard. day of December, 1993, by the Planning Commission of the City ton i.gard Pla ent Co uni5siori PLANNING COMMISSION FINAL ORDER SDR 93-0018 /PDR 93 -OO1O * COSTCO 12 TO: FROM: DATE: SUBJECT: MEMORANDUM CITY OF TIGARD, OREGON file, Costco, andy, Dick Ed Murphy December 1 1993 clarification to final order The Planning Commission chairman signed the final order, which becomes effective on December 22nd. The memo is to clarify a couple conditions, Condition #6. As I pointed mi. at the hearing, this condition is for a non=remonstance agreement for a potential future LID. The LID could include signals, street widening, pedestrian improvements, traffic control devices including traffic islands, additional landscaping, signage, and intersection improvements at Pacific Highway, including property acquisition. I think that the non - remonstrance language should reflect that potential. Cub Foods signed a general non - remonstrance. Although that language should be sufficient, I would feel more comfortable if the language more specifically pointed out what the potential LID could erncornpass. Condition #22f. Let's not forget that they need to apply for and receive a variance if they want to have five, not eight, loading spaces. Condition #22g. The landscaping plan should be reviewed thoroughly to make sure that the type, pla.�ernent and size of the trees to be planted along the west side will screen the building. Reretember, the developer committed to major landscaping along this side instead of moving the building to the east 20 -30 feet, and in lieu of trying to save any trees along that side. (It still may be possible to save some of the trees along the west side, and incorporate therm into the plan). We should not be shy or hesitant in asking for substantial landscaping here. Condition #22k• Parking lot trees should be spaced to provide 35% coverage, but also to break up the amount of continuous pavement, The developer had suggested at least one tree every 70 feet. I would like to see how the applicant's plan for 35% coverage compares with a tree every 70 feet, or a 1 tree for every 4 spaces standard. Condition #25. I was hoping we would change this language, but we missed the chance. I think that we could identify the location of the proposed pedestrian path, and ask the developer to install it, rather than to deposit the money. Either way, we need to identify what we want, and soon, since this condition must be fulfilled prior to a building permit being issued. My preference is to have the developer help identify the route, and get the necessary permits, and construct the train Condition #23. Let's make sure .that they get a tree removal permit b -fore they start removing ,any trees. And let's make sure any tree removal or Chapter 70 permit is co- ordinated with engineering requirements. 4 MULVFtflflY PftRTflERSHIP A R C H I T E C T S P. S. 7e; e.1 � � � Dole: 010 t4_ Pro,oct No.: 94-0115'1, L` ►t ' `^"1J ii _ i�ro,ocl. ..L�.lABl.J..a.t.5...sica 35 ettz, Attention: ❑ Transmittal no; Nirompili4 cptirr4OrTIWS O Memo ❑ Fax # ❑ Report o F.O.U.# Wo aro Bonding you lho following: For your: Action rnqulrod: Ca Attached ❑ Prints ❑ Submittal 0 Information and use 0 As Indicalod 1.1 Undor aoparato cover 0 originals ❑ Shop Drawings ❑ Novi ow and common C� flotumod for corrocllons CJ Express Dollvory ❑ Lotter 0 Other M7 014` ❑ As requested ❑ For signature and return —16106Pk_&___ 41x w fop, /toU 11 rrnclosumt aro eat ris Aalad kindly notify us n" once?, JOEL YAU] 1 2200 Nerihup Way, Bellevue, WA 98005 (206) 881 -7600. FAX (206) 869 -2563 • Q Transmittal Q Memo ❑ Fax it Q Report O F.OSDN4t oil O .giz► r Date: bile/44 Project No.; 9A��. �' project; A ID COSTCil (135,000 SF) We are sending you the following: For your: Action required; 0 Attached © Prints 0 Submittal 0 Information and use Ci As indicated 0 Under separate coverU f.xpross Delivery CI Originals CI Shop Drawings 0 Review and comment 0 Returned for corrections 0 Letter 0 Other 0 As requested 0 For signature and return JOEL YAMAUCa II enclosures nra not as t otad kindly notify us at ono, 12200 Norlhup Way, Bellevue, WA 98005 • (206) 881 -7600 • FAX (206) 869 -2563 MULVrth ElY PflRTflERSHIP A R C H I T E C T S P.S. June 21, 1994 Mr, Mark Roberts City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 RE: Costco Wholesale Tigard, OR MP #: 94 -085 Dear Mr. Roberts: This is in response to your June 15, 1994, letter regarding remaining conditions of approval, Responses are in the same order found in your letter: e. Bike parking will be relocated as indicated on attached sketch, It is my understanding that a variance was pursued through Victor Adonis of your office - I was told it had been addressed and was no longer an issue, Have enclosed a letter, o, Trees to be relocated have been "tagged" in the field and the current drawing indicates the trees to be saved. See attached print. #24. Temporary easement for pedestrians - handled by separate document submitted. by W.H. Pacific on or around June 20, 1994. #25, Escrow account contingent on Item #24 submittal, If you have any questions, please contact our office, Sincerely, MULVANNY PARTNERSHIP P.S. C75)314-4,..e*— Joel Yamau ,1Y /rd Douglas L Muivanny Jerry Quinn Lee el Mitchell C. Smith 12200 Northup Way, Bellevue, WA 98005 (206)881 -7600 w FAX! (206)869 -2563 MU LV Tfl flY PPrRTfl ERSH I P A R C H I T E C T S P. S. June 22, 1994 Mr. Roberts City of Tigard 13 125 SW Hall Blvd Tigard, OR RE: Variance for Loading Dock: Reduction of Bays Dear Mr. Roberts: In your June 15th letter you made reference to a need to request a variance for reducing the loading dock bays from 8 to 5. Costco has over the years determined that they only need 5 bays, Providing 8 bays means expanding total building area by approximately 8,000 s.f. While I'm sure Costco could find a use for 8,000 s,f M it is not appropriate or productive space at this time, Having 5 bays instead of 8 provides for less pollution and traffic congestion in the parking lot and on the roadways. It also reduces the unattractive element of the building and allows better use and siting of building on the property by minimizing the need for extensive retaining walls and grading operations, It would be greatly appreciated if this request for variance can be approved. If you have any questions, please contact our office, Sincerely, MULVANNY PARTNERSHIP i'.s. C-7?)14°' Joel Yamauchi JY /rd Douglas I. Mulvanny m Jerry Quinn Lee Mitchell C. Smith 1 2200 Northup Way, Bellevue, WA 98005 a; (206)88 1 -7600 i FAX: (206)869.2563 . ....�...,.....+w.F.IYw....11Y�I W Y.v tammiaimimilinassemc losseassamenatgelatematis AINNISIIMINIONa 5r «rt • P', . Met. *.61 .+Jr. Hr.. r+ y....... r1�NIww1. d...... ��Y....I. 1» .I.+.�...,.Y.►..,A..Y.....�.IYw .L.+Fi Iw..w.. r.rN ..•rr ..O1* w.M. w..w.. M•M .NIw... .rwrY w. I 111111111111111111111111111111111.1101111.11111.11.11111K 1041 MIPS LP CP PPICEDIS OAS Pa 4.41 »44 CONC. PAD $r Pa 1.��,��4!ON7.y,+� .w 1 *q.� � i ....■M.. 491 -i4 ?n1.MWAwoor " t roue ») 014 CO AC. /{'AO. 41I ay tit try .,..,� I I I I I I I I I I .4, ir 114. • •: .0340. OVT400,1 , 1044.1. OW OIL b Akitolt" 1" intr- • Y * r Iw • ' 1• • 1 ' it • 0 I. 1 . ► . .' • Y • '• • ,1 • f]11 • ' P . Y 1 ` ! • +,� 4 1 1 1 ' • M I i. Y Y ... Y ^4f • ` Y • ,+,. 0 , • 1 Y 1 • • 1 i Y , .t:,..: Y Y • ` I Y 1 , ' 1 1',•'`\ r .1...' • ... ► �: 1 1 % f. 1 , , ' / 1 1 1 1 1 1 r : f , 1 \'''' ,, 1 i �;i 1 111 i' ' 1 I/ ' � 1 4. rY •• • r Y s.,st +1 Y 1 + N.,'.... i W�TLaNr IUPPrL�a. Ll Ht?' air coluciFJO t:MTUO-r, Ne , wA 'bIrt. pI1414+1 604,o44 14011•. FLYtiNG TH1, Limo, • k. .Yx oaf +Y1' 1PACIFIC 8405 SW Nimbus Avenue P.O. Box 80040 Portland, OR 97280 December 22, 1993 c) RECEIVED PLANNING DEC 2 71993 Mr. Dick Brewersdorf City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223-8199 RE: COSTCO, CASE NO SDR 93- 0018/PDR 93 -0010 W&HP JOB NO: 304 -0301 Dear Mr. Brewersdorf: The purpose of this letter is to confirm our telephone conversation and notify you of the lot consolidation process. Per our phone conversation regarding the "Notice of Final Order - By Planning Commission" and the issue on Page 5, Item 1, regarding consolidation of lots is referring to only the Twin Oaks Subdivision. A lot consolidation on those lots is a very simple process. It requires a one page form (copy enclosed) to be filled out and returned to Washington County. W &H will accomplish this task after Costco has acquired all the properties. If I have mis- stated any of the above information, please let me know. Sincerely, W&H PACIFIC, INC. (12 Doyle L. Anderson, P.L,S, Project Surveyor DLA/pb Enclosure 1fie.0304 0to.sir (503) 626 -0455 Fax (503) 526-0775 •r Planning' neering o Surveying' Landscape Architecture + Environmental Services •a M1 June 15, 1994 Joel Yamauchi Mulvanny Partnership, Architects P.S. 12200 Northup Way Bellevue, WA 98005 Re: Costco Conditions of Approval CITY OF TIGARD OREGON Dear Mr. 'Yamauchi: The City's Fermit Coordinator Jerree Gaynor states that you have requested an itemized review of the Conditions of approval. These conditions of approval have yet to be signed off from applicable City departments. The following is a list of conditions of approval yet to be completed: Portions of condition of approval #22 have not yet been completed. e) The site plan shows bicycle parking racks at the south east corner of the building entrance. The bicycle rack design still is to be reviewed by the Planning Division. The bicycle racks need to be dispersed at points near the building entrance for user convenience. f) This condition required a variance to be filed to reduce the number of required loading spaces as set forth in the Community Development Code. This still needs to be done. o) This condition has been modified based on the recommendations of the City Arborist, Mr. Floyd Peoples, who recommended that a total of seven trees be relocated. The landscape plan still needs to be modified to show the location of the trees to be relocated and the location, size and number of Cedar and Fir trees to be planted along the wetlands area as a buffer area. Condition of approval #24 requires a temporary easement for the creation of a pedestrian easement from SW Dartmouth Street to properties to the north, south, and east. Please provide evidence of completion of this condition. Condition of approval #25 requires that an escrow account be set up for a permenant pedestrian easement. Provide evidence of completion of this condition. Please feel free to contact me concerning this information. Sincerely, 406 Mark Roberts Assistant Planner 13125 SW Hall Blvd, Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 - May 20, 1994 Mulvanny Partnership Architects P.S. Attention: Joel Yamauchi 12200 Northup Way Bellevue, WA 98005 CITY OF TIGARD OPEGON Re: Minor Modification to the Costco Site Dear Mr. Yamauchi; The Planning Division has reviewed the proposed revision to the approved site development plan for the the Costco site and has approved the proposed changes as a Minor Modification„ These types of changes are defined as minor, if the revisions do not modify on site parking such that off-site circulation is impacte i'ri, Minor revisions cannot require additional parking. Site design features must also remain in compliance with applicable development standards. The smaller Costco appears to be less of an impact to the site because developed areas will provide a greater buffer from wetlands areas. On site circulation is improved to the front of the store, to loading areas and from the northern driveway and is similar or unchanged in other areas. The site plan indicates there will be 122 fewer parking spaces. Because the site will provide 317 spaces in excess of that required for a retail use within the General Commercial zone this reduction in parking is permissible. Based on recent discussions the City's Arborist has had with the tree relocation contractor working with Robinson Construction, the landscape and irrigation plans need to be revised to reflect the existing trees which are suitable for relocation, the location and the location and numbers of Cedar and Vir trees to be planted adjacent to the wetlands areas as mitigation for other siginf icant specimens which were determined to be unsuitable for relocation, due to their size, health or season of reloaation. Please contact Floyd Peoples, the City Arborist, concerning landscpae plan changes. Please feel free to contact me concerning this information. Sincerely, Mark Roberts Assistant Planner CC: Dick Bewersdorff Mark Aleksich 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 MD (503) 684 -2772 • • PACIFY, 8405 S.W. Nimbus Avenue RO. Box 80040 Portland, OR 97280 Tree Survey and Analysis Statement Costco Tigard DRAFT W &H Pacific performed a survey and inventory of the existing trees larger than 6" caliper located within the proposed Costco Tigard site boundries. This effort was in response to the City of Tigard's Development Code Chapter 18,80. For each tree with a minimum 6" caliper, a field notation of tree species, approximate size and general location was made. The survey revealed a great diversity of species type and size throughout the residential side of the site. Once completed, each tree was evaluated for "significant tree" status, depending upon the tree species type, size and age, and relative health (resistance to disease and infestation), Of all the existing trees inventoried, three appeared to qualify as significant. Each exhibited significant size and stature for their particular species, and appeared to be in relatively good health. Two trees exhibiting such qualities include a 42" and 36" Oregon Oak, both located in the roadway loop planting area at the end of the roadway. A third significant tree is a 24" Tulip Tree in the front yard of one of the east roadway residences. Given the locations of the significant trees, the location of the proposed building, and the extent of the proposed rough grading necessary to accomodate the building and parking configuration, presevating the three significant trees appears to be impossible. (Please refer to the Grading Plan). However, Costco recognizes that numerous other existing trees within the site have an aesthetic value and would add considerably to the built landscape appearance if relocated from their present locations. Some trees are suitable for transplanting on the site after grading has taken place. There may be opportunities to move them from present non- compatible locations to areas where they could be prominantly displayed and allowed to thrive and fluorish. Following is a listing of existing trees that have some potential for being relocated; 6" Cornus florida 6" Prunus spp. 8" Quercus garryana' Picea pungens 'Glauca' Psuedotsuga menziesii Psuedotsuga menziesii 10" Picea pungens 'Glair ma' 10" Psuedotsuga menziesii 12" Picea pungens 'Glauca l2" Pinus nigra 8 "I 8 "" 8 "" r Flowering Dogwood Dwarf Flowering Cherry Oregon Oak Colorado Blue Spruce Douglas Fir Douglas Fir Colorado Blue Spruce Douglas Fir Colorado Blue Spruce Austrian Pine (503) 56.0455 Fax (503) 526 -0775 Planning • Engineering • Surveying* Landscape Architecture • Environmental Services 4. PAQFI(V 8405 SW, Nimbus Avenue P,O. Box 80040 X'ort1 nd, OR 97280 MEMORANDUM RECEIVED DEC 1 7 1993 COMMUNITY UEl'EUPMENT Date: From: To: Subject: December 17, 1993 Hal Keever Ed Murphy - City of Tigard Planning Director Costco Tigard Job No, 4 -304 -0301 Please review the enclosed floor plan and note the eight loadi:,g bays high-lighted on the plan. Please advise me if this will meet the intent of the City of Tigard Community Development Plan. Additionally, I will need to know the appeal period of the City Council on the street vacation scheduled for January 25, 1991 I would like to receive a response from you by December 22, 1993 via phone or memorandum. Peel free. to call me if you have any questions or need additional information. Thank you. (503) 626 0455 Pax (503) 526.0775 Planning • Engineering • Surveying • Landscape Architecture • Environmental Services . . - •••, • TTITITI frm ITT iffiri TITM rtlii tTITflTT1T11TL W/55M/. Sger Ra\ A APPLICATION AND PERMIT TO OCCUPY tr."! f4ORM OPERATIONS UPON A STATE HIGHWAY Oregon Rule, ohs ter-is5 GENERAL LOCATION HIGHWAY NAME AND ROUTE NUMBER PERMIT NUMBER PURPOSE OF APPLICATION 0 o CONSTFIUCT/OPERATE/MAINTAIN) TYPE 1W Washington BETWEEN OR NEAR LANDMARKS Dar thmou th Rd . AND HWY, REFERENCE MAP NUMBER DESIGNATED FREEWAY DYES NO 5B-24-2 APPLICANT NAME AND ADDRESS 1.- Costco Wholesale Corp, C/0 WWI Pacific 8405 SW Nimbus Ave . L Beaverton, OR. 97005 Attn.R. Martin IN U.S. FOREST OYES Elk NO 0 NON-COMMERCIAL SIGN ..... —___. IF: FACILITIES AS DESCRIBED BELOW. –1 MISCELLANEOUS OPERATIONS AND/OR B.0 N 0 (41 CI U I R E 0 REFERENCE: AMOUNT OF BOND OAR 734-56 El YES 0 NO mm $ 10 000.00 /_____ INSURANCE REQUIRED REFERENCE: SPECIFIED COMP. DATE El YES El NO OAR 734-- 3 0/31/94 ----------- 036 (1 • bETAIL LOCATION OF FACILITY mace use back of application or attach additional sheets) tFne mnrn MILE MILE POINT POINT ENGINEERS STATION 42+99.16 ONNIMILOCINIIIMIIOMMOSIIII11.1161■00111•1111■1•11111111 ENGINEERS STATION 45+47.32 SIDE OF HIGHWAY OR ANGLE OF CROSSING South DISTANCE FROM BURIED CABLE OR PIPE OPEN CUT NO SPAN LENGTH 290' CENTER LINE --- R/VV LINE R/W DEPTH Min.36" . SIZE AND KIND 8" PVC Pipe • 3.427 Q., 8.474 SPEC'IAL PROVISIONS (For more apace use back of application or ettacn ammo= Imam) 1—OPEN CUTTING OF PAVED OR SURFACED AREAS ALLOWED? 0 YES (OAR 734-55-100(1)] LE NO [OAR 134.65-100(1)1 2—TRAFFIC CONTROL REQUIRED? MI YES IDAR 734.55,028 (6)) 0 NO 8—WITHIN 48 HOURS BEFORE BEGINNING WORK AND AFTER COMPLETING THE PERMIT WORK, THE APPLICANT OR HIS CONTRACTOR SHALL NOTIFY THE DISTRICT REPRESENTATIVE AT TELEPHONE NUMBER 229- 5n02- A COPY OF THIS PERMIT AND ALL ATTACHMENTS SHALL EE AVAILABLE AT THE WORK AREA ORS 757.541 REQUIRES EXCAVATORS TO LOCATE AND PROTECT ALL EXISTING UNDERGROUND UTILITIES, AVOID INJURY AND ADDED EXPENSE — CALL BEFORE YOU DIG. 4- Work will be for the relocation of an existing sanitary sewer line as per final approved plan . 5- See attached sheet for additional general provisions. IP THE PROPOSED APPLICATION WILL AFFECT me LOCAL GOVERNMENT, THE APTIUCANT SHALL MANAGER'S SIONATUI4 LOCAL GOVERIVE7FIML de ATUR X Ili. WV 11144„ if . /1 APPLICA X Atilt, • ACQUIRE THE LOCAL GOVERNMENT OFFICIAL'S SIGNATURE avorts ACOUIRING THE DISTRICT TITLE APPLItATIt14 twre Ce # /e9,461us, When lt-ilstion ipprovin by IllDepartmeInt, tho opplicant la subject to, iceapts and ippriwos DISTRICT MANAGER OtIPEPRESEKTATI the lama nd ImOvIslor0 contained and attached; and the ternis of Oregon Adminlatrativa Rule, chapter 734. Divl$10ti 65, W111011 Is by this rolaronce made a port of this pito*, i34.3487 (6.9i) M.Y4MAAEK.._ APPROVAL DATE Sam Hunaidi • ", AGENDA ITEM 5.1 STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: DECEMBER 6, 1993 HEARING LOCATION: TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OREGON A. FACTS 1. General Information Site Development Review SDR 93-0013 Planned Development PDR 93-0010 A development approval request for Site Development Review and Planned Development approval to allow the construction of a 155,415 square foot commercial retail building and related facilities. Applicant: Agent: Costco Wholesale 10809 120th Avenue, NE Kirkland, WA 9?003 W and H 8405 SW Nimb,s Avenue P. O. Box 80040 Portland, OR 97280 Owner: Costco Wholesale Location: The southwest corner of the SW Pacific Highway and Dartmouth Street intersection (WCTM 181 36 CD, tax lots 2200, 2300, 2400, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 36000, 3700, 3800, 3900, 4000, 4100; 2S1 1BA, tax lot 200; and 2S11BS, tax lot 1201). Applicable Review Criteria: Community Development Code Chaptets 18.62, 18.80, 18.90, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.150, and 18.164. 2. Bqr.taL2and Information The Tigard Comprehensive Plan and zone designations for the northwestern portion of the site adjacent to SW 79th Avenue (Twin Oaks Lane subdivision) were changed from Low Density Residential, R-3.5 to General Commercial, C-G in 1988. The remainder of the site has been zoned for' STAFF REPORT - 3DR 93 .0018/PDR 93-0::0 - COSTCO PAGE 1 General Commercial use since the Comprehensive Plan was adopted in 1983. This site is within the area known as the Tigard Triangle. The Triangle has been the focus of a planning effort over the past two years. There is presently a draft Tigard Triangle Specific Plan that is undergoing public review. The use proposed for this site is consistent with those that would be allowed by the Specific Plan. The Specific Plan also addresses site design, landscaping, transportation and access, open space and pedestrian trails. 3. Vicinity Information The property is bordered by SW Pacific Highway, a veterinary clinic, and restaurant on the north and northwest. Commercial development is on the north side of SW Pacific Highway. Highway 217 abuts the western boundary of the property. SW Dartmouth Street, which is presently under construction, borders the property on the east. Undeveloped commercial property lies on the east side of the street. SW Pacific Highway is an arterial street that is under the jurisdiction of the Oregon Department of Transportation (ODOT). A frontage road is between the street and the subject property. There are no sidewalks on the SW Pacific Highway frontage. SW Dartmouth Street is designated as a major collector. Improvements are to include five travel lanes, sidewalks, and bicycle lanes. In addition, a landscaping concept has been developed for the street in conjunction with the Tigard Triangle planning effort. Tri-Met bus route #12 provides service along SW Pacific Highway with stops at the northwest corner of the site and eat of the SW 78th/Dartmouth intersection. 4. Site Information The site consists of 22 separate parcels that are proposed to be consolidated in advance of this development. Nineteen of the 22 parcels are part of Twin Oaks Lane subdivision :Located in the northwest portion of the site. These lots are served by SW 79th Avenue, a public street. The remainder of the property is divided into larger parcels in Palmer Acres subdivision. This portion of the property is undeveloped, including a 20-foot wide public STAPP i R 93 - 3 1 e I:F. .9 3 - 0 0 1 0 PAGF, 2 road right-of-way which borders the east side of Twin Oaks Lane subdivision. Twin Oaks Lane subdivision has a large number of mature trees which are shown on the applicant's tree survey. Other trees are generally located near the perimeter of the site. The remainder of the northern part of the property is covered with grass. A wetland area associated with Red Rock Creek covers the majority of the southern half of the property. This wetland has been identified in the City's inventory (Exhibit A). 5. 21222sal Descriution The applicant proposes to build a 155,415 square foot retail building near the southwest corner of the property. The remainder of the site will be used for parking, driveways, loading, and landscaping. The wetland area on the south end of the site will be retained. Two driveways on SW Dartmouth Street are shown. The northern driveway is proposed to be limited to right turn movements. The southern driveway will allow all turning movements, and it is anticipated by the applicant's traffic engineer that a traffic signal will be needed in the near future. The only pedestrian access to the store is a sidewalk along the southern driveway. An extensive amount of site grading is proposed. The site presently drops down steadily from an elevation near SW Pacific Highway of approximately 220 feet to the wetland at 160 feet. The applicant proposes to cut into the northern half of the site and fill the southern half to provide a level area for the building and parking lot. This filling will require a retaining wall on the south side of the parking and loading area that will reach a maximum height of 26 feet. No development is proposed in the wetland area. This grading will also necessitate retaining walls along the SW Pacific Highway frontage and portions of the western boundary of the project. The site plan identifies three maples and one birch tree that will be retained in the northwest corner of the site. All other trees, with the exception of the wetland area, will be removed. The applicant indicates that 12 trees may be suitable to remove and transplant. STAFF REPORT - CDR 93 - 0 018 /NUR 93-0010 CO STCO PAGE The site plan has 849 parking spaces of which 19 are for handicapped use. The majority of these spaces are located to the north and east of the building. The handicapped spaces are adjacent to the east side of the building. Truck loading spaces for 5 trucks are located on the south side of the building. Twenty-two bicycle parking spaces are shown at the southeast corner of the building, near the truck loading area. The main driveways on the site are proposed to run along the north and east side of the building. A driveway also loops around the west and south sides of the building. In addition to the one sidewalk between SW Dartmouth Street and the store, sidewalks are provided adjacent to the east, north, and west sides of the building. The sidewalk widths range from 5 to 14 feet. 6. _.4ggngynd Ngighlp/tgadOmanization Comments The Engineering Department has the following comments: The applicant proposes to construct a 155,415 square foot commercial wholesale retail building between S.W. Pacific Highway and S.W. Dartmouth Street. The northeast side of the site is along a frontage road to S.W. Pacific Highway, a state highway. The applicant has not proposed any access along this frontage and no comments have been received from the State Highway Division pertaining to this application. a. Streets: 7 The frontage along S.W. Dartmouth Street has been improved with a curb. Any remaining improvements required to fully improve the frontage should be installed. S.W. Dartmouth Street has been constructed within a proposed right-of-way remaining to be publicly dedicated. The street should be open to traffic before occupancy of the proposed building is permitted. The applicant has applied to vacate the existing right-of-way of S.W. 79th Avenue and proposes to remove adjacent houses. To ensure that all easements are eliminated, the plat creating the S.W. 79th Avenue right-of-way should be vacated as well. A traffic study has been submitted by the applicant. The study concludes that the pavement width already constructed on Dartmouth Street will be adequate in the long term and that the proposed STAFF REPORT - SDR 93-0018/PDR 93-0010 - COSTCO PAGE 4 -•••'• . . • driveways will function at an adequate level of service in the long term, except that a traffic signal may be needed on SW Dartmouth Street at the south driveway within five years. These conclusions are supported by work performed for the City by an independent traffic engineering consultant who is working on the Tigard Triangle Study. The applicant should share in the funding of the traffic signal in the future when the signal is needed. In reviewing traffic, we also looked at future access to adjoining parcels. The parcel to the north (currently Alexander's Restaurant) is located very close to the intersection of SW Dartmouth Street and Pacific Highway. In the future, when the parcel is redeveloped, direct access to this parcel should be restricted or eliminated to reduce conflicts with traffic at the major intersection and at the north driveway to Costco. The only alternative location for access will be through the Costco site. Therefore, the applicant should be required to provide for a shared access in the future. Currently, the site does not have legal access to SW Dartmouth Street. However, a lot line adjustment previously approved by the City would resolve this problem. Therefore, evidence should be provided that the lot line adjustment has been completed and properly recorded prior to issuance of building permit for this project. , .1„ • ••••••., b. Sanitary Sewer: Sanitary Sewer service is provided by an existing public line from Pacific Highway, that passes through the site, then continues along Red Rock Creek. The portion of the line passing through the site is proposed to be relocated. A sepavate application is required to vacate this line's easement. C. Surface Water Run-off Storm water run-off will be collected in a private drainage system and directed to a private on-site storm water quality structure that would discharge to a 25 foot wide undisturbed corridor of a delineated wetlands along the south side of the site. STAFF REPORT - SDR 93-0018/PDR 93 CuSTCO PA:4E 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 on-site facility should be required since it appears to be feasible and has been proposed by the applicant. The delineated wetlands along southwest Red Rock Creek are sensitive lands as defined by USA Resolution and Order No. 91-47 requiring a undisturbed corridor of a minimum width of 25 feet along the wetlands. The applicant has shown the required undisturbed corridor and has not proposed any encroachments within it. The Building Inspection Division has the following comments: a. Prior to issuance of the building permit, demolition permits for all existing structures must be obtained. b. All existing underground utilities must be removed during site work operations. c. A geotechnical report shall be submitted to the Division with plans for the site work. The report shall include specific recommendations and specificaLions for the rockery walls which are consistent with the "Standard Rockery Construction Guidelines", published by the Association of Rockery Contractors or other approved standard. Tigard Police Department would like to see additional details regarding the exterior lighting proposed for the west side of the building. Portland General Electric and Northwest Natural Gas have no objections to the proposal. General Telephone indicates that the developer is responsible for providing and placing all conduit and trenches according to GTE specifications. The applicant should allow 45-60 days from GTE Engineering completion to GTE construction completion, No other comments have been received. STAFF REPORT SD g 93-0018/PDR 93-0010 , CosTco PAGE I . 4, B. MAJOR ISSUES This portion of the report outlines the major issues pertaining tk) the proposal. This summary is followed by findings and conclusions in Exhibit B. 1. ConsolidationproaaLta The application first requires the combination of the 22 parcels into one property in order to build the Costco store and facilities. In addition, the street right-of- way for SW 79th Avenue and the undeveloped 20 foot wide right-of-way must be vacated prior to development. 2. glag.sinLanigitgsgmlima The applicant proposes a significant amount of grading for the entire site. This is the primary reason that none of the significant trees on the site are proposed to be saved (except for 12 which may be transplanted). This grading will completely transform the site The applicant indicates that the grading is necessary to provide a flat surface for the 3 1/2 acre building and a gentle grade for the parking lot. Though the Community Development Code standards may permit this type of site modification, the Planned Development provisions of the Community Development Code encourage the retention of existing trees and topography. Section 18.80.120 A. 3. a. 0.) states: The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible Subsection (v) states: Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible The applicant has not presented any information or findings to show how the proposed site plan conforms with these criteria. Alternate building locations and parking lot design alternatives have not been presented. The tree survey presented by the applicant does not appear to include all of the trees over six inches on the site. For example, Lot 1 of Twin Oaks Lane subdivision shows one tree of 30 inches in the rear yard when there is also a second tree of nearly equal size. In critical STAFF REPORT - 93-001B/PDR 93-0010 - COSTCO PAGE 7 • j. • . areas where it may be possible to preserve existing trees, the tree survey should be amended to show all significant trees. 3. Access The Engineering Department comments indicate that the vehicular access to the site has been properly considered. Future joint access to the Alexander's Restaurant property should be provided. Pedestrian access to and within the site should be amended to provide improved circulation and safety. It is understood that the majority of customers will drive because of the size and volume of merchandise they tend to buy. However, accommodating employees and customers by foot, bicycle, or transit should not be ignored. This is especially important because of the proximity of the site to residential development on the north side of SW Pacific Highway and to the east. Section 18.80.120 A. 3. h. (ii) (c) states that for public transit, hard surface paths should be provided "connecting the development to the waiting area." The proposed site plan offers no connections to the two bus stops on Route #12. The development should provide improved linkages between the building and these stops. Except for the front entry area, pedestrian access around the building is provided by a 5-foot wide sidewalk that is between the building and parking spaces or driveway. The major access drives separate the parking lot from the store, requiring patrons to cross the busiest driveways without a crosswalk. No oidewalks are provided within the parking area. This situation creates congestion and is potentially unsafe. The site plan should be amended to encourage motorists to arrive, park, and leave without driving past the entrance and associated pedestrian traffic and to encourage the pedestrian use of crosswalks rather than "jaywalking" along the length of the main driveway. In order to improve pedestrian access and safety, the following amendments are recommended: Provide sidewalks to the store from SW Pacific Highway. A link should be provided to the bus stop at the northwest corner of the site Include a sidewalk with the northern driveway to the store. STAFF REPORT - CC:STCO 1-AT4E • • '4.■ , , , • • Provide a sidewalk heading east from the store entrance to SW Dartmouth Street. Provide sidewalk widths that will have a minimum amount of usable width of 8 feet, with cars parked up to the curb. Provide raised crosswalks to delineate these pedestrian areas and to slow traffic. Reorient the parking aisles in the front (east) of the site so that they run north-south rather than east-west. The aisles should be designed to encourage motorists to avoid driving near the building entrance. In addition, a sidewalk and crosswalk should be provided which heads east across the lot towards SW Dartmouth Street. This sidewalk would serve as the main pedestrian walkway between the parking spaces in front the building entranc;. 4. Parkin Of the 849 parking spaces proposed, only 389 are required by the Code using the "general retail sales" category, which requires one space for every 400 square feet ,pf building area. If approximately 1/3 of the building is calculated as "food and beverage sales", one might make a case for a parking requirement of about 515 spaces. Because of the nature of the business, it is recognized that exceeding the Code requirement will be necessary during peak business periods to accommodate the customers. However, exceeding the Code standards by 300 to 460 spaces may be somewhat unnecessary. Some adjustments to the site plan to provide increased amenities (such as trees and screening) at the expense of some parking is justified. The handicapped parking spaces are appropriately located. However, the 5-foot wide sidewalk serving them is inadequate, particularly considering that after cars pull in and overhang the sidewalk, the useful width is less than 4 feet. To allow for comfortable handicapped usage and two-way pedestrian (and shopping cart) traffic, a minimum usable width of 8 feet should be provided. The applicant proposes 22 bicycle parking spaces far from the building entrance. Twenty-six spaces are required based on the 389 vehicle parking standard. The plan should be amended to include 26 spaces as required by the Code and to distribute the bicycle parking throughout the site so that it is easy to see and use by customers and ODR 93 Crj18 41)1.). =1, -0 A -.7 employees. At least half of the required spaces should be located near the building entrance, preferably under the building canopy. Employee bicycle parking can be provided indoors if an area is designated for this use. 5. Loading For this size facility, the Code requires that 8 loading spaces be provided. The plan show 5 spaces. The applicant contends that only 5 spaces are necessary. The reduction may be justified, however this departure from City standards may only be considered with a variance application. Since the applicant did not request a variance, the site should be amended to have 8 loading spaces, or a separate variance application must be submitted for City approval. 6. Landscr,..ng and screening Because of the site grading noted above, virtually all of the existing vegetation is proposed to be removed for the 155,415 square foot building, large parking lot, and some landscaped areas. The landscaping concept presented is consistent with the basic Code standards for landscaped area and parking lot landscaping. A final landscaping plan should be submitted to confirm compliance with Code standards. In addition to these general standards, screening and buffering are important because of the extent of the grading, vegetation ::emoval, and the scale of the project. A building and parking area of the size proposed can have a very imposing presence. Section 18.80.120 A. 4. requires that thought be given to screening of buildings, rooftop equipment, parking lots, and loading areas. In order to provide improved visual screening, the following changes are recommended: Move the building east 20 to 50 feet to increase the width of the landscaped area along the west boundary of the project. This will allow greater opportunity to preserve existing trees in this area, and will allow for more landscaping. Parking spaces along this western boundary should be selectively omitted to preserve existing trees. Omit some of the parking spaces in the northwest corner of the lot to preserve the significant trees (e.g., 20° maple and 30" London plane tree) in this corner and to possibly provide a pedestrian access to SW Pacific Highway in this location. STAFF REPIRT SI% 93 0018/PDR 93-0010 0)0T01 - Provide street trees along the SW Pacific Highway frontage. - Provide landscaped islands with trees that have mature heights over 30 feet near the east, north, and west sides of the building. Also, a landscaped area for shrubs, etc. should be provided on the east and north building faces. These features are intended to soften the mass of the building, help screen rooftop equipment, and help focus attention toward the entrance and wall signs. - Submit a plan for the parking lot trees that will provide a canopy when they mature. The view corridors for signs should be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature. - Provide trees and other appropriate Jan ;aping along the base of the retaining wall on t south side of the project. 7. Ooen_saag, and trail corridors Because the southern portion of the property is primarily wetlewd, it must be left in its present state because of its environmental and wildlife value. The only development sought by the City for this area is a pedestrian pathway that links the SW Dartmouth Street with the residential areas and Phil Lewis Elementary School to the south, Detailed planning for this pathway has not been completed, but it is important to preserve the ability to provide this pedestrian a..pute in the future. It is recommended that a temporary easement be applied to the southern portion of the property for a pedestrian pathway with the understanding that it will expire when a specific easement alignment is selected and dedicated. In addition, the applicant should be requested to place a monetary contribution toward the construction of this pathway. This could be an escrow account that is returned to the applicant if the pathway is not constructed within a specifieJ time, such as five years. STAFF REPoRT SDR 93-0018/PDR 93-0010 - COSTCO PAGE 11 ••• :0( • ;.7 , •• tiN,4 C. RECOMMENDATIONS The Planning staff recommends approval of SDR 93-0018 and PDR 93- 0010 subject to the following conditions. Unless otherwise noted, all conditions shall be satisfied prior to issuance of building permits. 1. All existing easements, except those required for facilities that are to remain, and rights of way within the site shall be vacated. 2. Lot line adjustment approved by MIS 93- 05 be completed and recorded. 3. Right-of-way shall be dedicated to the public along the frontage of the proposed S.W. Dartmouth Street right-of--way to increase the total of the dedicated and proposed right-of-way to 47 feet from the centerline. The description shall be tied to the centerline of the currently proposed right-of-way of S.W. Dartmouth Street in accordance with the approved plans for LID No, 42. 4, The applicant shall record documents that provide for the parcels to the north (WCTM 1S1 36CD 1800 & 1900) to be able to use the driveways of t"e subject parcel for ingress and egress to S.W. Dartmouth Street. 5. Standard street :inprovements, including concrete sidewalk, and driveway apron, shall be installed along the S.W. Dartmouth Street frontage. Improvements shall be designed and constructed to major collector street standards and shall conform to the alignment of existing adjacent improvements. a. A concrete sidewalk shall be installed to arterial street standards along the SW Pacific Highway frontage. 6. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future local improvement district formed to install a traffic signal or otherwise improve S.W. Dartmouth Street, 7. Two (2) 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 Lo any drawings required by the Building Division and should only include sheets relevarm to public SPA PP REPoRT - 93-0018/PDR 93-0010 - COSTCO r'AGE 12 rr '1W 4 • " ' • • •. • . • P improvements. 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvements plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer-engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. 9. The proposed privately operated and maintained sanitary sewer and storm drainage system plan-profile details shall be provided as part of the public improvement plans. 10. The applicant shall demonstrate that storm drainage run-off can be discharged into the existing drainageway without significantly impacting properties downstream. 11. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on fl.t.11 development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 12. The applicant shall provide connection of proposed building to the public sanitary sewerage system. A connection permit is required Lo connect to the existing public sanitary sewer system. 13. The applicant shall provide an on-site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No 91-47. Submitted design calculations shall include an operation and maintenance plan. 14. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order No 91-47. 15. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 16. The grading plan shall comply with Chapter 70 of the State of Oregon Structural Specialty Code. 17. An Occupancy Permit will not be issued until S.W. Dartmouth Street is open to traffic between S.W. 68th Avenue and S.W. Pacific Highway. STAPP WTOPT - SDR 93O018/PD R 93-0010 - COSTCO :3 / • • • s. • , ' , • , 18. Demolition permits must be obtained from the Building Division prior to the removal of any structures on the site. 19. All existing underground utilities shall be removed during site work operations. 20. A geotechnical report shall be submitted to the Building Division with plans for the site work. The report shall include specific recommendations and specifications for the rockery walls which are consistent with the "Standard Rockery Construction Guidelines", published by the Association of Rockery Contractors or other approved standard. 21. The lighting plan for the west side of the building shall be reviewed and approved by the Police Department. 22. Revised site and landscaping plans, which contain the following elements shall be submitt.',d for Planning Director approval: a. Sidewalk connections to the store from SW Pacific Highway. A link shall be provided to the bus stop at the northwest corner of the site. b. A sidewalk adjacent to the northern driveway to the store which connects with a sidewalk running south to the store entrance. c. A sidewalk and crosswalk heading east from the store entrance to SW Dartmouth Street. d. Sidewalk widths that will have a minimum amount of usable width of 8 feet, with cars parked up to the curb. P. Raised crosswalks to delineate pedestrian crossings. f. Parking aisles in the northeast half of the parking lot (SW Dartmouth Street side) shall be redesigned so that they run north-south rather than east-west. The aisles shall be designed to encourage motorists to avoid driving near the building entrance. In addition, the design of the driveways and parking shall be integrated with the sidewalk noted in c. above. g. Twenty-six bicycle parking spaces shall be provided and distributed throughout the site so that they are easy to see and use by customers and employees. At least half of the required spaces shall be located near the building entrance, preferably undr the building canopy. Employee bicycle parking can be provided indoors if an area is designated for this use. The bicycle rack design shall also be submitted for approval. STAFF REPORT 93 -001TDR COSTCO .7.--,ArJE 14 h. Eight loading spaces shall be provided, or the applicant must obtain a variance approval for five spaces. i. A revised tree survey for the area west of the existing SW 79th Avenue right --of -way shall be provided. The building shall be moved east 20 to 50 feet to increase the width of the landscaped area along the west boundary of the project. The purpose of this adjustment is to preserve a greater number of existing trees in this area, especially in the northwest corner of the site. Parking spaces along this western boundary shall be selectively omitted, as appropriate, to preserve existing trees. The amount of shifting the building location shall be determined by considering the potential number and quality of trees saved and the proper function of the building design, parking, and site circulation. k. Parking spaces in the northwest corner of the site shall be eliminated as necessary to preserve the significant trees (e.g., 20" maple and 30" London plane tree) in this corner and to possibly provide a pedestrian access to SW Pacific Highway in this location. The amount of parking space reduction shall be determined by considering the potential number and quality of trees saved and the proper function of the parking and site circulation. 1. Street trees shall be provided along the SW Pacific Highway. Street trees and landscaping shall be provided along the SW Dartmouth Street frontage. The SW Dartmouth Street landscape improvements shall be consistent with the "Landscape Development Standards for Dartmouth Street Extension ", dated October 1, 1992. m. Landscaped islands shall be provided with trees that have mature heights over 30 feet near the east, north, and west sides of the building. Also, a landscaped area for shrubs, etc. shall be provided on the east and north building faces. These features will be designed to soften the mass of the building, and screen rooftop equipment. n. Parking lot trees will be provided to create a canopy when they mature. Said trees shall be documented by an arborist to be of a species and size to reach 35 percent coverage within 20 years. The view corridors for signs may be identified by the applicant so that the trees selected provide the maximum amount of screening while allowing visual access to the wall signs after the trees mature, o. Trees and other vegetation shall be provided along the STAFF REPORT CDR 93.0018/PDR 93 -0010 - CoSwC:O PAGE 1, 6 • I • 1! base of the retaining wall on the south side of the project for screening. p. Plantings near driveway entrances shall meet visual clearance standards. q. In order to help compensate for the visual impact of the grading and tree removal, the Director may place minimum size requirements on replacement trees in specific locations to provided the desired level of screening. r. The 12 trees listed in Attachment "E" of the applicant's submittal shall be identified and incorporated into the revised site and landscaping plans. 23. A tree removal permit is required and may be issued for trees over six inches or more in diameter measured four feet above the ground only after approval of the revised site and landscaping plan. 24. A temporary easement shall be provided for the property south of the proposed southern retaining wall that allows for the construction of a pedestrian pathway linking SW Dartmouth Street and the properties to the east and south, This easement may be terminated once a pathway route has been determined, and a specific easement created to allow for its construction, 25, The applicant shall establish an escrow account with funds dedicated for the construction of a pedestrian pathway from SW Dartmouth Street to the southern property boundary. The amount of deposit shall be based on present cost estimates for a 10-foot wide paved pathway. If the pathway is not constructed within five years, the account shall be refunded to the applicant. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST, 1. SECTION 18.120.060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: 1. Require a bond in an amount not greater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformity with the approved plan; and 2. Approve and release such bonds. STAFF REPORT - E: 3 nlE/PDR 93-0010 COSTCO PAGE 16 • • • . .• • , , • . • . • . B. The bond shall be release when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 2. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 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. (' / PREPARED BY: Dick.,tiewet'''sdorff Senior Planner Date STAFF PJPoH JDP 93-0018:1,DR 93-0010 COSTCO PAGE 17 • • 111 • PHIL. L EW S ELEMENTARY SCHOOL. STAPP REPORT ;[9R 93- OO18 /1 R 93-0010 ' :STCo • •. • • • EXHIBIT B FINDINGS AND CONCLUSIONS The applicants have presented a report entitled City of Tigard Site Review/Plan Development Application that addresses the applicable Community Development Code provisions. This report also includes a traffic study prepared by Kittelson and Associates, and a wetlands analysis prepared by W&H Pacific. This report is referred to as the "applicant's statement" below. The relevant Community Development Code provisions are found in Chapters 18.62, 18.80, 18.90, 18.96, 18.100, 18.102, .106, 18.108, 18.114, 18.120, 18.150, and 18.164. The propo.:1, as modified by the staff recommendations, complies with these criteria as described below. 1. Chanter 18.62 General Commercial District Section 18.62.030 is satisfied because the proposed combination of food and beverage/general retail sales is permitted in the C-G zone. Other requirements of the zone are addressed in the applicant's statement (p. 111- 1 ) 2. Chapter 18,80 Planned Dev'eluement The majority of the approval criteria in this chapter refer to other portions of the Code which are addressed elsewhere in this report. The criteria that require an amendment of the proposal relate to tree preservation and screening (Section 18.80.120 A. 3.). The nature of the development will require a substantial a=unt of tree removal. Once additional trees are preserved or planted as recommended in the staff report, these criteria will be satisfied. 3. Chanter 18.90 Environmental Performance Standards The application complies with this chapter as described in the applicant's statement (p. 111-16). 4, ChLoter 18.96. Additional Yard Setback Recuirements and EblmLima This chapter is satisfied because the development provides the required setback from SW Pacific Highway and Dartmouth Street. STAFF REPGFT -:ne/PDR 93-001: • COST.0:: s • 140 • • . 5. Chapter 18.100 Landaganingand Screening. The proposed landscaping meets the general Code requirements. Additional landscaping details to assure Code compliance, street trees along SW Pacific Highway, and screening (as described in the conditions of approval) must be provided to satisfy this chapter. 6. Chapter 18.102 Visual Clearance Areas Compliance with the provisions of this chapter must be confirmed during the review and approval of the final landscaping plan. The conceptual plan indicates that trees and other plantings will be located in vision clearance areas. The size and species of these plantings must be selected and placed in a manner the provides adequate visibility at the driveway entrances. 7. Chapter 18.106 Off-Street Parkinguca Loading Section 18.106.030 requires one parking space for every 400 square feet of general retail floor area. This yields a parking requirement of 389 spaces. The site plan shows a total of 849 spaces. Section 18.106.020 P. requires one bicycle parking space for every 15 required vehicle parking spaces. A total of 26 bicycle parking spaces are required, and the applicant proposes providing 22. The dimensional standards outlined in Section 18.106.050 are satisfied. Subsection 18.106.050 J. states that access drives from the street to off-street parking and loading areas "provide maximum safety for pedestrian and vehicular traffic..." The proposed plan creates a number of congested and potentially dangerous areas that mix vehicular and pedestrian traffic. The recommended amendments in the conditions of approval will satisfy this criterion. The five loading spaces do not meet the Code standard of eight spaces for a facility of this size (Section 18.106.080), The plan must be amended to include eight spaces or a separate variance application must be approved. 8. chapler.22„128 Access,. 8cfress and Circulation The proposed access driveways meet the requirements of this chapter. Also, the driveway locations are consLstent with the access plan for SW Dartmouth Street. STAFF REPORT - 81)R 93-0018/1DR 0010 - C.F1TC(1 PAGE 20 • ; • • r • • • • • . • 9. Chapter 18.114 Signs The proposed wall signs conform with the applicable standards in this chapter as noted in the applicant's statement (p. III-10). 10. Chapter 18.120 Site Development Review As in the Planned Development chapter, this chapter calls for the protection of existing trees (Section 18.120.180 A. 2. a.). The existing site plan does not address this issue. It is acknowledged that the majority of the trees on the site must be removed to develop the property as it is designated in the Comprehensive Plan. However, it does appear that greater attention can be paid to tree preservation as recommended in this report, As noted earlier, more attention needs to be given to screening to reduce the significant impact of the building and parking area. The amendments proposed for the site and landscaping plans will provide the necessary additional level of screening required by the Code (Section 18.120.080 A. 4.). Providing improved linkages to transit are required by Section 18.120.080 A. 12. and the amendments recommended in this report will comply with this section. 11. Chapter 18.150 Tree Removal In order to satisfy the criteria in Section 18.150.030, the applicant must show how reasonable efforts are being made to preserve trees on the site. In addition, to help compensate for the visual impact of the trees removed, the applicant will be required plant trees of an appropriate number and size as part of the development. 12. Cha ter 18.164 Street and Utility_Improvement Standards As conditioned by the Engineering Department, the standards of this chapter will be satisfied. STAFF RE.:P,T 93001/PDR - C:3T.7:2 PAGE 21 ' . • . • 4 : • 4 ' •• TT • • , # • Provide a pedestrian trail connection south from the front of the building which will allow direct pedestrian access between this site and future activity center(3) to the south. Because of the extensive grading of the site by the applicant, this pedestrian connection will need to be elevated by a bridge over the adjacent wetland area. Provide a pedestrSan connection between The southerly entrance to the site southwest along the top of the retaining wall to a point even with the front of the building. This connection will provide access from areas north and east to the main north-south pedestrian path. 10,141. C c my I11 ril41.11Lia1ai • e• mew t s, ir '''MLA/Mg 1 L 2 or 5 MEMORANDUM CIT'1 OF TIGARD TO: Planning Department FROM: Greg Berry, SUBJECT: SDR 93 -0018 Costco Description: November 18, 1993 The applicant proposes to construct a 155,415 square foot commercial wholesale retail building between S.W. Pacific Highway and S.W. Dartmouth Street. The northeast side of the site is along a frontage road to S.W. Pacific Highway, a state highway. The applicant has not proposed any access along this frontage and no comments have been received from the State Highway Division pertaining to this application. 1. Streets: The frontage along S.W. Dartmouth Street has been improved with a curb. Any remaining improvements required to fully improve the frontage should be installed. S.W. Dartmouth Street has been constructed within a proposed right -of-way remaining to be publicly dedicated. The street should be open to traffic before occupancy of the proposed building is permitted. The applicant has applied to vacate the existing right - of-way of S.W. 79th Avenue and proposes to remove adjacent houses. To ensure that all easements are eliminated, the plat creating the S.W. 79th Avenue right - of-way should be vacated as well. A traffic study has been submitted by the applicant. The study concludes that the pavement width already constructed on Dartmouth Street will be adequate in the long term and that the proposed driveways will function at an adequate level of service in the long term, except that a traffic signal may be needed on Dartmouth Street at the south driveway withi:.i five years. These conclusions are supported by work performed for the City by an independent traffic engineering consultant who is working on the Tigard Triangle Study. The applicant shuuld share in the funding of the traffic signal in the future when the signal is needed. In reviewing traffic, we also looked at future access to adjoining parcels. The parcel to the north (currently Alexander's Restaurant) is located very close to the ENGINEERING COMMENTS SDR 93-0018 COSTCO PAGE 1 intersection of Dartmouth Street and. pacific Highway. In the future, when the parcel is re- developed, direct access to this parcel should be restricted or eliminated to reduce conflicts with traffic at the major intersection and at the north driveway to Costco. The only alternative location for access will be through the Costco site. Therefore, the applicant should be required to provide for a shared access in the future. Currently, the site does not have legal access to Dartmouth Street. However, a lot line adjustment previously approved by the City would resolve this problem. Therefore, evidence should be provided that the lot line adjustment has been completed and properly recorded prior to issuance of building permit for this project. 2. Sanitary Sewer: Sanitary Sewer service is provided by an existing public line from Pacific Highway, that passes through the site, then continues along Red Rock Creek. The portion of the line passing through the site is proposed to be relocated. A separate application is required to vacate this line's easement. 3 J. Surface Water Run-off: Storm water run-off will be collected in a private drainage system and directed to a private on-site storm water quality, structure that would discharge to a 25 foot wide undisturbed corridor of a delineated wetlands along the south side of the site. 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 on -site facility should be required since it appears to be feasible and has been proposed by the applicant. The delineated wetlands along southwest Red Rock Creek are sensitive lands as defined by USA Resolution and Order No. 91-47 requiring a undisturbed corridor of a minimum width of 25 feet along the wetlands. The applicant has sho.n the required undisturbed corridor and has not proposed any encroachments within it Recommendations: 1. No building permits shall be issued until all existing easements and rights of way within the site have been vacated. ENGINEERING COMMENTS SDR 93-0018 COSTCO PAGE 2 2. No building permits shall be issued until the lot line adjustment approved by MIS 92- has been completed and recorded. 3. Right -of -way shall be dedicated to the public along the frontage of the proposed S.W. Dartmouth Street right -of -way to increase the total of the dedicated and proposed right -of -way to 47 feet from the centerline, The description shall be tied to the centerline of the currently proposed right- of-way of S.W. Dartmouth Street in accordance with the approved plans for LID No. 42. 4. The applicant shall record documents that provide for the parcels to the north (WCTM 1S1 36CD 1800 & 1900) to be able to use the driveways of the subject parcel for ingress and egress to Dartmouth Street. 5. Standard street improvements, including concrete sidewalk, and driveway apron, shall be installed along the S.W. Dartmouth Street frontage. Improvements shall be designed and constructed to major collector street standards and shall conform to the alignment of existing adjacent improvements. 6. An agreement shall be executed, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future local improvement district formed to install a traffic signal or otherwise improve S.W. Dartmouth Street. 7. Two (2) 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, 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvements plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installation /streetlight fee are required. 9. The proposed privately operated and maintained sanitary sewer and storm drainage system plan - profile details shall be provided as part of the public improvement plans. ENGINEERING COMMENTS SDR 93-0018 COSTCO PAGE 3 4% 10. The applicant shall demonstrate that storm drainage run -off can be discharged into the existing drainageway without significantly impacting properties downstream. 11. Sanitary sewer and storm drainage details shall be provided a part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the ,serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 12. The applicant shall provide connection of proposed building to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 13. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. Submitted design calculations shall include an operation and maintenance plan. 14. The applicant shall provide, as a minimum, a 25 foot buffer which meets the requirements of Section 6.08.3, of USA Resolution and Order No. 91-47. 15. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements of NPDES and Tualatin Basin Erosion Control Program. 16. The grading plan shall comply with Chapter 70 of the State of Oregon Structural Specialty Code. 17. An Occupancy Permit will not be issued until S.W. Dartmouth Street is open to traffic between S.W. 68th Avenue and S.W. Pacific Highway. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.120.060 BONDING AND ASSURANCES A. On all projects where public improvements are required the Director shall: 1. Require a bond in an amount not grater than 100 percent of other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and ENGINEERING COMMENTS SDR 93 -0018 COSTCO PAGE 4 .r. • „ • 2. Approve and release such bonds. B. The bond shall be release when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. 2. SECTION 18.164 STREET AND UTILITY IMPROVEMENT STANDARDS A. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. APPROVE: 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. Randall R. Wood , City Engineer ENGINEERING COMMENTS $DR 93-0018 COSTCO PAGE 5 .•,. a • 00911 082:11 05311 ADZ tll 98211 90911 tf6Z11 09211 00211 98111 95110 5tt911 ' 00111 1 • 51911. 11911 98011 •0801I 29111 9£111 01111 179 011 89011 09011 01c01t 900 11 960 11 96601 02011 59011 90011 50011 50601 • 09601 Ob601 01 601 . 58901 9060 % . PostflhM brand fax transmittal memo 767 '------- � / RECEIVED PLIMINP. TUALATIN VALLEY FIRE & RESCUE AND NOV g 19R BEAVERTON FIRE DEPARTMENT 4755 S.W. Griffith Drive • P.O. Box 4755 • Beaverton, OR 97076 • (503) 526-2469 • FAX 526-2538 November 8, 1993 Victor Adonri City of Tigard Planning Department P.O. Box 23397 Tigard, Oregon 97223 Re: Costco Warehouse S.E. Corner Intersection Pacific Hwy. & Hwy 217 Dear Victor: WRIMOMNIIMOWNINIMIRIMMIWIAlle This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the Uniform Fire Code (UFC) and those sections of the. Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations, Site plans submitted for the above captioned project reveal the following items: 1. Access appears to be acceptable, No parking signs will be required along access roadways where parking will obstruct 20 feet of unobstructed driving surface as required by the Fire Code. No parking signs shall state, IINO MIMING", "TOW AWAY ZONE", "VIRE LANE", "ORS 98,810-812n. 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, Un 10,207(1) Areas noted are along the rear of the building, along the 40 and 30 foot wide main access from Dartmouth, along the right-in, right-out access from Dartmouth, and from that access along the open driving space that runs north and south to the building, Additionally, along the area where truck loading platform is for the south side of the building, other areas may be requested as field inspectors note, "Woking" Smoke Detectors Save Lives • p Victor Adonri November 8, 1993 Page 2 2. Fire hydrants and water piping system was not noted on plans submitted. Plans shall be submitted to this office for review and approval prior to issuance of any permits for installation. 3. Required fire flow for this structure is 2,600 gpm at 20 psi. Fire District records indicate available fire flow for the structure is 1,454 gpm at 20 psi. The required fire flow shall not exceed the available fire flow or 3,000 gpm. This Plans Examiner would suggest that a study of the area be made along with the Tualatin Valley Water District to determine how water volumes can be increased to this structure. If 1 can be of any further assistance to you, please feel free to contact me at 52G -2502. Sincerely, a /' Gene Birchill, DFM Plans Examiner GB: kw cc: W & H Pacific P.O. Box 80040 Portland, Oregon 97280 Douglas Mulvanny 12200 Northup Way Bellevue, Washington 98005 Gary Pippen Tualatin Valley Water District P.O. Box 745 Beaverton, Orerron 97075 '• RECEIVED PLANNING MT 2 9 1993 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY October 26, 1993 Mr. Victor Adonri City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Victor: Subject: Costco Thank you for the opportunity to review the Costco proposal. I find no major conflicts, but have some questions and comments. The existing drainage ditch along the south lot lines of the existing subdivision appears to convey drainage from Highway 99. Is this being rerouted? If public drainage is being collected on site then the system should be public. The grading plan for the easterly drive access indicates the possibility of ponding in the entry, some flow coming in from the public street and flows going south down the entry road. A water quality facility is being shown, but the available space seems small for a project of this size. I would suggest the system design be approved prior to final site approval as the access road and/or parking may have to be modified if more treatment space is necessary. A Joint Erosion Control Permit is necessary. If the drainage ditch noted above is a wetland then appropriate DSL/COE permits are required (mitigation for loss of existing water quality element may be appropriate). Thank you again for the chance to look at the plans early in the planning process. Sincerely, alte, Lee Walker Design and Plan Review Supervisor /eb 155 North First Avenue, Suite 270 Phone: 503/648.8621 Hillsboro, Oregon 87124 FAX: 503/640.3525 • RECEIVED PLANNING. OCT X9'993 BEQUEST FOR COMMENTS Ji i,. ,1 DATE: _October 20 1993 FROM: Tigard Planning Department J�11�_ } q: , ll T RE: SITE DEVELOPMENT REVIEW SDP. 93 -0018 /PLANNED DEVELOPMENT REV'ZEWl PDR 93- 0010 COSTCO LOCATION: Southeast corner' of the intersection of SW Pacific Highway and Highway 217. (WCTM 1S1 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 2S1 1HA, tax lot 200 and 2S1 1DB, tax lot 1201). A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C -G(PD) (General Commercial, Planned Development) The C -G zoning designation allows public agency and administrative serviced, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. /, 1993. You may use the space provided below or attach a separate letter to return your :omments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: _Victor Adonr. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it.' Please contact `'271. �/ of our office. Please refer to the enclosed letter. Written Comments: 1'"` Lt 4 �� a RECEIVED PLANNING OUT 2t) 1993 Name of Person Commenting: Phone Number: 6... REQUEST l"r'OR COMMENTS DATE: October 20 1993 RECEIVED PLANNING OCT2 7 1993 FROM: Tigard Planning Department RE: S/TE DEVELOPMENT REVIEW SDR 93=0018/PLANNED DEVELOPMENT REVIE- PDR 93- 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 1S1 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 1EA, tax lot 200 and 2S1 lEE, tax lot 1201). A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C-G(PD) (General Commercial, Planned Development) The C -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review'. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. 11, 1993. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond bL the above data& please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639_ 4171. STAFF CONTACT: Victor Adonri PLEASE CHECK THE VOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please Contact of our office. Please refer to the enclosed letter. twomeawompawarm Written Comments: Name of Person Commenting: Phone Number: ,ia G.2 D L 17) TO: REQUEST FOR COMMENTS PROM: Tigard Planning Department DATE: October 20, 1993 RE: SITE DEVELOPMENT PENT REVIEW SDR 93-- 001.8/PLANNED DEVELOPMENT REVIEW PDR 93- 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 151 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 251 1BA, tax lot 200 and 2S1 1BB, tax lot 1201) . Al request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building, APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C -0(PD) (General Commercial, Planned Development) The C -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. information supplied by various departments and agencie information available to our staff, a report and recomr and a decision will be rendered on the proposal in to comment on this application, we need, your co use the space provided below or attach a separa If you are una ile to reson pd by the above da 2e near future. If y nts by Nov. 1, 1993. letter to return your please phone th From other pared wish ou may omments. aff contact noted below with your comments and confirm yo comments ting as soon as possible. If you have any questions regarding Yiw int er, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Victor Adonri PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written Comments: of our office. 'J :c u .'�r, Lea G(��;� Name of Person Commenting Phone Number: ,,'. O 6y "� .. 10 REQTJEST FOR CCNTS TO70(4 ayiZkag. DATE: October 20 . 1993 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR_ 53 -001£ PLANNEID DEVELOPMENT REVZE,R7 PAR 93- 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 1S1 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 2S1 1BA, tax lot 200 and 281 1BB, tax lot 1201). A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C -G(PD) (General Commercial, Planned Development) The C-G zoning designation allows public agency and administrative services, public support facilities,, professional and administrative services, financial, insurance, and real estate services, bu.:inesc support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to Comment on this application, we need your comments by Nov. 11, 1993. You may use the space provided below or attach a separate letter to return your cortmentn. l.f ^oi axe unable to rea�pond by the above date,,, please phone the staff contact noted below with your comments and confirm your comments in writings ae soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Victor Adonri PLEASE CHECt THE FOLLOWING ITEMS THAT APPLY: _AL We have reviewed the proposal and have no objections to it. Plear#e contact Please refer to the enclosed letter. Written Comments: of our office. joie...0K No Name of Person Commenting: -12, I ft-kcozer Phone Number: .27: M1 ' REQUEST FOR CO NT MMES TO: Ntli.) DATE: October 20. 1993 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 93-0018 PLANNED DEVELOPMENT RLVIEW PDR 93- 0010 COST.CO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 18A, tax lot 200 and 281 188, tax lot 1201) . A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18,90, 18.1000 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C -G(PD) (General Commercial, Planned Development) The C-G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. 11, 1993. You may use the space provided below or attach a separate letter to return your comments. If you dire unable to reesond by the above date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Victor Adonri PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: XXX We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: G. SCOTT PAL ',BP, Phone Number: 226-4211 EXT 2449 o�. '!1 REQUEST FOR COMMENTS DATE: October 20 1993 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 93 -0018 PLANNED DEVELOPMENT REVIE PDR 93- 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 281 1BA, tax lot 200 and 281 'BB, tax lot 1201). Al request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C -G(PD) (General Commercial, Planned Development) The C-G zoning designation allows public agency and administrative services, public support facilities, profeEssional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. 1, 1993. You may use the space provided below or attach a separate letter to return your comments. If you are unable to reenond by the above dates please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questione regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Victor Adenri PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: orruotoill We have reviewed the proposal and have no objectione to it. Please contact Please refer to the enclosed letter. Written Comments: r A 4,1A NWI 4446 of our office. ra ) tA 01'tdt4 S)44 v" 1� l��y t" �� r "' �{� a�T.�� ,��t\< G r.eYt\,> O'Nt —q at,•''*, %r;.,(,,, �+q...- .,....ems! p ..«....W......,.,.. 7K Vi 1 e eta e ',JAS°, cJ „e 'tE? aa14 • ',CV Name of Person Commenting �� 'ti 4 J S r;= ss,'.4!p. �� 4` 7= v � r p C ',Ai fry% (� � t � Cn��,`�., � yr, a t Phone Numbers `)1.la . ;Y. V- '11\ (,1.. ,',y Y�S,-c 0, �,:,.b,'t5) .�a 0 sAA REQUEST FOR COMMENTS DATE: October 2p 1993 FROM: Tigard Planning Department RE: SITE DEVELOPMENT REVIEW SDR 93- 00.81PL.ANED DEVELOPMENT REVIEW PDR93= 0010 COSTCO LOCATION: Southeast corner of the intersection of SW Pacific Highway and Highway 217. (WCTM 181 36CD, tax lots 2200, 2300, 2500, 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 2S1 1B., tax lot 200 and 281 1BB, tax lot 1201) . A. request for Site Development Review/Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. ZONE: C.G(PD) (General Cosmercial, Planned Development) The C -G zoning designation allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, and eating and drinking establishments among other uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Nov. 1, 1993. You may use the space provided below or attach a separate letter to return your comments. If yrou la a unable to respond ksy the above: date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigsxd Planning Department, 13125 SW Bail Blvd., Tigard, OR 972234 PHONE: 639 -4171. STAFF CONTACT: Victor Adonrl PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. vemwoomeoweaswe Please contact Please refer to the enclosed letter. Written Comments: of our office. Name of Person Commenting: ..�.,� ._..� Phone Number: ow, IIjLOE31GARD 13125 S.W. Hall Blvd. Tigard, Oregon 97223 First Class Mail KEITH LIDEN 'McKEEVER /MORRIS INC ,722 SW 2nd Suite 400 PORTLAND OR 97204 sDK,q3-oo/g/piRt13-no/D FLOPPY DISK MAILER . DO NOT FOLD OR SEND AVOID EXPOSURE TO ELECTRIC MOTORS AND OTHER MAGNETIC FIELDS 1 41 0. AA I , fA May 20, 1994 Mulvanny Partnership Architects P.S. Attention: Joel Yamauchi 12200 Northup Way Bellevue, WA 98005 Re: Minor Modification to the Costco Site • CITY OP TIGARD OREGON Dear Mr. Yamauchi; The Planning Division has reviewed the proposed revision to the approved site development plan for the the Costco site and has approved the proposed changes as a Minor Modification. These types of changes are defined as minor if the revisions do not modify on site parking such that off -site circulation is impact ;Minor revisions cannot require additional parking. Site design features must also remain in compliance with applicable development standards. The smaller Costco appears to be less of an impact to the site because developed areas will provide a greater buffer from wetlands areas. On site circulation is improved to the front of the store, to loading areas and from the northern driveway and is similar or unchanged in other areas. The site plan indicates there will be 122 fewer parking spaces. Because the site will provide 317 spaces in excess of that required for a retail use within the General Commercial one this reduction in parking is permissible. Based on recent discussions the City's Arborist has had with the tree relocation contractor working with Robinson Construction, the landscape and irrigation plans need to be revised to reflect the existing trees which are suitable for relocation, the location and the location and numbers of Cedar and Fir trees to be planted adjacent to the wetlands areas as mitigation for other siginficant specimens which were determined to be unsuitable for relocation due to their sire, health or season of reloaction. Please contact Floyd Peoples, the City Arborist, concerning landscpae plan changes. Please feel free to contact me concerning this information. Sincerely, 17142,,, Mark Roberts Assistant Planner CC: Dick Bewersdorff Mark Aleksich 13125 SW Halt Blvd„ Tigard, ON 97223 (503 ) 639 -4171 TIED 1503) 68$2772 • 4 • June 15, 1994 Joel Yamauchi Mulvanny Partnership, Architects P.S. 12200 Northup Way Bellevue, WA 98005 Re: Costco Conditions of Approval Dear Mr. Yamauchi: CITY OF TIGARD OREGON The City's Permit Coordinator Jerree Gaynor states that you have requested an itemized review of the conditions of approval. These conditions of approval have yet to be signed of from applicable City departments. The following is a list of conditions of approval yet to be completed: Portions of condition of approval #22 have not yet been completed. e) The site plan shows bicycle parking racks at the south east corner of the building entrance. The bicycle rack design still is to be reviewed by the Planning Division. The bicycle racks need to be dispersed at points near the building entrance for user convenience. f) This condition required a variance to be filed to reduce the number of required loading spaces as set forth in the Community Development Code. This still needs to be done. o) This condition has been modified based on the recommendations of the City Arborist, Mr. Floyd Peoples, who recommended that a total of seven trees be relocated. The landscape plan still needs to be modified to show the location of the trees to be relocated and the location, size and number of Cedar and Fir trees to be planted along the wetlands area as a buffer area Condition of approval #24 requires a temporary easement for the creation of a pedestrian easement from SW Dartmouth Street to properties to the north, south, and east. Please provide evidence of completion of this condition. Condition of approval #25 requires that an escrow account be set up for a permenant pedestrian easement. Provide evidence of completion of this Condition. Please fee }, fres to contact me concerning this information. Sincerely, /-inn G / /CGe Mark Roberts Assistant Planner 13125 SW HOII 8Ivd., Tigard, OR 97223 (503) 639 -4171 mD (503) 684-2772 — i ' ! / MULV ,: 6tRSHIP n ny P A R C H I T E C T S P. S. June 21, 1994 Mr. Mark Roberts City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 RE: Costco Wholesale Tigard, OR MP #: 94 -085 Dear Mr, Roberts: This is in response to your June 15, 1994, letter regarding remaining conditions of approval. Responses are in the same order found in your letter: e, Bike parking will be relocated as indicated on attached sketch, f. It is my understanding that a variance was pursued through Victor Adonis of your office W I was told it had been addressed and was no longer an issue. Have enclosed a letter, o, Trees to he relocated have been "tagged" in the field and the current drawing indicates the trees to be saved, See attached print, #24. Temporary easement for pedestrians - handled by separate document submitted by W.E. Pacific on or around June 20, 1994, #25, Escrow account contingent on Item #24 submittal. If you have any questions, please contact our office. Sincerely, MULVANNY PARTNERSHIP P.S. J` /rd A' 1 IA • TO: FROM: DATE: SUBJECT: • Ed Murphy December 1 99 clarification to final order a MEMORANDUM M CITY OF TIGARD, OREGON andy, Dick The Planning Commission chairman signed the final order, which becomes effective on December 22nd. The memo is to clarify a couple conditions. Condition #6. As I pointed out at the hearing, this condition is for a non - remonstance agreement for a potential. future LID. The LID could include signals, street widening, pedestrian improvements, traffic control devices including traffic islands, additional landscaping, signage, and intersection improvements at Pacific Highway, including property acquisition. I think that the non - remonstrance language should reflect that potential. Cub Foods signed a general non - remonstrance. Although that language should be sufficient, I would feel more comfortable if the language more specifically pointed out what the potential LID could emcompass. Condition #22f. Let's not forget that they need to apply for and receive a variance if they want to have five, not eight, loading spaces. Condition #22g. The landscaping plan should be reviewed thoroughly to make sure that the type, placement and size of the trees to be planted along the west side will screen the building. Remember, the developer committed to major landscaping along this side instead of moving the building to the east 20-30 feet, and in lieu of trying to save any trees along that side.. (It still may be possible to save some of the trees along the west side, and incorporate therm into the plan). We should not be shy or hesitant in asking for substantial landscaping here. Condition #22k. Parking lot trees should by spaced to provide 35% coverage, but also to break up the amount of continuous pavement. The developer had suggested at least one tree every 70 feet. I would like to see how the applicant's plan for 35% coverage compares with a tree every 70 feet, or a 1 tree for every 4 spaces standard. Condition #25. i was hoping we would change this language, but we missed the chance,1 think that we could identify the location of the proposed pedestrian path, and ask the developer to install it, rather than to deposit the money. Either way, we need to identify what we want, and soon, since this condition must be fulfilled prior to a building permit being issued. My preference is to have the developer help identify the route, and get the necessary permits, and construct the trail. Condition #23. Let's make sure that they get a tree renioval permit before they start removing any trees. And let's make sure any tree removal or Chapter 70 permit is co- ordinated with engineering requirements. PACIFIC 8405 S,W, Nimbus Avenue P.O. Box 80040 Portland, OR 97280 March 17,1994 Dick Brewersdorf City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 -8199 RE: SW DARTMOUTH ROAD COSTCO Job No. 4- 304 -0301 Dear Dick: RECEIVED PLANNING .`BAR 18 1994 Following is a brief explanation of the design rationale for the parking lot landscape design for the proposed Costco store on SW Dartmouth Road, The City of Tigard Planning Commission SDR 93- 0018/PDR 93- 0010 - Costco report requested the placement of parking lot trees with sufficient canopy to ensure a 35% coverage of parking lot stalls, within 20 years of planting, In response, W&H Pacific specified the Halka Honeylocust (Gleditsia triacanthos ' Halka') trees for the parking lot islands and edges. These trees have broad domed canopies (drawn at 40' diameter) that will shade the parked cars and soften the parking lot surfaces. The Honeylocust tree canopies within the parking lot islands will shade 100% of tine pavement next to the islands, The Honeylocust canopies along the parking lot perimeter edges provide 30% shade coverage of the pavement next to the planting, Together, the average tree canopy coverage for the entire Costco parking lot equals 35% of the paved surface area In addition the Halka Honeylocust trees have small leaves, require little reguhr maintenance, and have good growth form characteristics. All these features support the Costco objectives for providing clean, attractive shopping environments that need only reasonable lifetime maintenance. City of Tigard development standards require the planting of 1 tree per 7 parking stalls, The W &H Pacific site plan indicates 744 parking stalls, requiring 106 parking lot trees. The proposed planting design includes 153 Halka Honeylocust trees, providing an excess of 47 trees over and above the required number of parking lot trees. Lastly, Costco intends to protect and aransplant 12 existing trees to new locations after the building construction is completed. These trees w!ll be transplanted along the Red Rock Creek edges to screen the creek and Hwy. 217 off -ramp views to the Costco building. Please call if you have any questions. Sincerely, ,A-S1 Michael Smyth Project Landscape Architect MDS /mib (503) 626 -0455 Fax (503) 526 -0775 Planning + Engineering + Surveying 'Landscape Architecture + Environmental Services CITY OF TIGARD SITE REVIEW/ PLAN DEVELOPMENT APPLICATION PREPARED FOR: COSTCO WHOLESALE, INC. 10809 120TH AVENUE, N.E. IRKLAND, WASHINGTON 98033 OCTOBER 1993 PREPARED BY: W&H Pacific, Inc. P.O. Box 80040 Portland, OR 97280 (50) 626-0455 Contact: Chris Corich, Project Planner I PACIFIC Creative Solutions , .. Superior Service TABLE OF CONTENTS SECTION L PROJECT DESCRIPTION II. LAND DEVELOPMENT REVIEWS REQUESTED III. APPLICABLE CITY OF TIGARD COMMUNITY DEVELOPMENT CODE Chapter 18.62 C -G General Commercial District Chapter 18.120 Site Development Review Chapter 18.92 Density Computations Chapter 18.96 Additional Yard Setback Requirements and Exceptions Chapter 18.98 Building Height Limitations; Exceptions Chapter 18.100 Landscaping and Screening Chapter 18.102 Visual Clearance Areas Chapter 18.106 Off-Street Parking and Loading Requirements Chapter 18.108 Access, Egress, and Circulation Chapter 18.114 Signs Chapter 18.146 Flexible Setback Standards Chapter 18.150 Tree Removal Chapter 18.80 Chapter 18.90 IV. DRAWINGS Planned Development Environmental Performance Standards 1 -6 Site Information Map 2 -6 Site Plan 3 -6 Grading Plan 4-6 Composite Utility Plan 5 -6 Landscape Concept Plan 6 -6 Area Circulation/Access Map DD-1 Building Elevations DD -2 Building Floor Plan V. ATTACHMENTS A. B. C. D. E *yyy. Y . G. Pre - Application Conference Summary Notes Traffic Study prepared by Kittleson and Associates Geotechnical Study by RZA Agra Wetland Delineation by W&H Pacific Tree Survey Repott Land Owner Affidavits CIT Meeting iViinutes (Sept.28 CIT Tvleeting) I PACIFIC Creative Solutions , .. Superior Scrvice L PROJECT DESCRIPTION Prmiect Summary Project Title: Location: Owners/Applicant: Lead Agency: Contact Persons: Principle Contributors: Land Developmc nt Application for Costco Wholesale Southeast Corner of Pacific Highway and Highway 217 Costco Wholesale 10809 120th Avenue, N. E. Kirkland, Washington 98033 Jackie Frank Phone 206 -828 -8100 City of Tigard Planning Department Victor Adonri City of Tigard Planning Department Phone: 639 -4171 HIal Keever (Applicants Representative) W&H Pacific Phone: 6260455 Land User Civil Engineering, Landscape W&H Pacific P.O. Box 80040 Portland, Oregon 97280 Phone: 626 -0455 Legal/Land use Consultant Tonkon Torp Galen Marmaduke & Booth 1600 Pioneer Tower 888 SW Fifth Avenue Portland, Oregon 97204 Phone: 221 -i440 Architect Mulvanny Lee Partnership 122001`l'orthup Way Bellevue, Washington 98005 Phone: 206 -881 -7600 1 t.. Transportation PlanningiTraffc Engineering Kittelson & Associates 610 SW Alder, Suite 700 Portland, Oregon 97208 Phone: 228 -5230 Consulting Engineers & Geologists RZA -AGRA 7477 SW Tech Center Drive Portland, Oregon 97223 Phone: 639-3400 Project Details: Gross Site Size: 26,9 Acres Net Developed Site: 14.65 Acres Landscaped Area: 2.25 Acres (15.3% of DDeveloped Site) Building Size: 155,415 square feet. Parking and Loading: 849 total spaces. Handicapped spaces, Five truck loading clacks, Twenty two bicycle rack. Access Driveways: Two One 24' right turn in, right turn out. One 35' full access Planned Construction Start Date: March 1994 Planned Store Opening Date: July 1994 2 Pro jegiSarrative Costco Wholesale, a membership retail store chain with 110 stores in 16 states, is developing a 14 acre site at the corner of the Pacific Highway and Highway 217 in the City of Tigard. Plans call for the construction of a 159,000 square foot store to be opened in the fall of 1994. This will be the 3rd Costco store in the Portland metropolitan area. The site is zoned general commercial and the store is an allowed use in that zoning designation. The site is zoned general commercial and the store is an allowed use in that zoning designation. A pre - application meeting was held with City of Tigard Staff on September 9th, 1993. At that meeting, it was determined that the proposed development would be reviewed based upon the following City of Tigard Community Development Code Sections: Chapter 18.80 Planned Development Chapter 18.90 Environmental Performance Standards Chapter 18.92 Density Computations Chapter 18.96 Additional Yard Setback Requirements and Exceptions Chapter 18.98 Building .Height ,Limitations: Exceptions Chapter 18.100 Landscaping and Screening Chapter 18.102 Visual Clearance Areas Chapter 18.106 Off- Street Parking and Loading Requirements Chapter 18.108 Access, Egress, and Circulation Chapter 18.114 Signs Chapter 18.120 Site Development Review Chapter 18.146 Flexible Setback Standards Chapter 18.150 Tree Removal Chapter 18.162 Land Division, Land Partitioning, Lot Line Adjustment Of those codes, the Chapter 18.120 - the Site Development Review code is the most comprehensive, covering virtually all of the other code sections to be reviewed. In conversations with Victor Adonri, City Planner for the City of Tigard, it was concluded that the land development application should be built around a review of project compliance with that Chapter of the Tigard Development Code. Based upon that conversation this development application package has been prepared responding to the requirements of Chapter 18.62 C -G Commercial General Zone Code Requirements, and Chapter 18.120 -Site Development Review. Site Development Issues Site Acquisition /' Street Vacation. The project site has been assembled by the acquisition of 22 separate parcels. Nineteen of the parcels are single family homes along 79th Street. Plans call for the .removal of all 19 homes and the vacation of 79th Street The utilities which were used to serve those homes will be vacated. The sanitary sewer serving those homes serves a larger area and will be relocated to the west boundary of the site. The street vacation will be completed as a separate application under the Tigard Municipal Code Chapter 15.08. The existing 19 parcels will be combined with the main parcel through a parcel consolidation process, 3 '•i The three other parcels have been purchased to form the complete site, one to the south, one on the east side, and one on the southwest corner. One section adjacent to Dartmouth Road was incorporated into the site via a lot line adjustment - Case # 93 -005, Super Valu- Western Duff- Davis/MIS, decision date May 20, 1003, Two existing businesses will remain adjacent to the Costco site - the Tigard Vet Clinic to the northwest of the Costco site, and Alexander's Restaurant on the corner of Pacific Highway and Dartmouty. Access to those sites will remain unchanged and the development of the Costco site should not impact or compete with those existing businesses. Should the owners wish to sell those businesses, the sites should remain viable for like uses or other small stand alone type retail shops such as medical clinics, electronic repair, specialty restaurants, or other similar type retail establishments. Site Grading and Topography. The undeveloped site slopes from a high point along the Pacific Highway to a low around Red Rock Creek, a tributary of Fanno Creek. To achieve a flat building site for the building and parking lot, it will be necessary to cut the northern half of the site and fill parts of the southern half, Work in the southern half of the site will, however, not impact the wetland areas associated with Red Rock Creek. Tree Removal. Because of the extensive grading required to achieve a flat building site, it will be necessary to remove virtually all of existing vegetation. In August of this year, a tree survey was conducted to determine if there were tree's which might be suitable for transplanting from their existing locations into temporary storage, and then into the final landscape for, the store. Twelve trees were identified and efforts will be made to successfully remove them from their existing locations to be reused in the final landscape design. Wetlands/Sensitive Lands A wetland delineation has been completed for the area adjacent to Red Rock Creek to delineate areas meeting state and federal wetland criteria. The building; parking, and grading will avoid impacting those areas and will provide a 25' buffer from the developed area and the wetland. Based upon this design, it was the conclusion that there is no requirement for a "sensitive lams" review for this land development application, Planned Development Code/Site Development Review Code Overlap The majority of requirements for Site Development Review (Chapter 18.120) and Planned Development (Chapter 18.80) are the same. Rather than duplicate responses to each of the code requirements, this development application has been developed around the Site Development Review with a follow on section dealing with the few sections of the Planned Development Code which are not found in the Site Development Review Code. This approach was discussed with the City of Tigard Planners and found to be acceptable. Planned Development Conceptual Plan/Detalled Plan Chapter 18.80 - Planned Development, of the Tigard Community Development Code requires that a 4 "Conceptual Development Plan" be developed and approved followed by a "Detailed Plan ". This development application is a combined conceptual and detailed plan. The developers and planning staff have been in close contact throughout the planning process for this development and believe that the essential elements of the planning process including the development of a conceptual plan leading to a detailed plan have been met and it is appropriate to proceed with the combined conceptual and detailed plan. Citizen Involvement Team (CIT) Meeting On Tuesday September 28th, a Citizen Involvement Team (CI' /Neighborhood Meeting was held at the W&H Pacific Offices to present the project to citizens living in the vicinity of the project site. The meeting was attended by approximately 10 neighbors and the project team including representatives from Costco, the architect, and W&H Pacific. The meeting lasted approximately one hour and did not surface any major concerns. There were questions regarding the date that the persons living along 79th might have to move. This question will be answered by Costco. A copy of the Meeting„Notes are included as Attachment G to this development application. 5 Cretitrve Solutions ... Superior Service II. LAND DEVELOPMENT REVIEWS REQUESTED The Costco Wholesale development at the corner of the Pacific Highway and Highway 2171s located with in the City of Tigard. The development is subject to the following sections of the Community Development Code: Community Development Code Chapter 18.62 - C -G Commercial General. District Community Development Code Chapter 18.120 - Site Development Review Community Development Code Chapter 18.80 - Planned Development Conceptual Development Plan & Detailed Development Plan Within the codes listed above are references to the following chapters of the Community Development Code: Chapter 18.62 C -G General Commercial District Chapter 18.80 Planned Development Chapter 18.90 Environment& Performance Standards Chapter 18.92 Density Computations Chapter 18.96 Additional Yard Setback Requirements and Exceptions Chapter 18.98 Building Height Limitations: Exceptions Chapter 18.100 Landscaping and Screening Chapter 18.102 Visual Clearance Area Chapter 18.106 Off- Street Parking and Loading Requirements Chapter 18.108 Access, Egress, and Circulation Chapter 18.114 Signs Chapter 18.120 Site Development Review Chapter 18.14.6 ,Flexible Setback Standards Chapter 18,150 Tree Removal Irt addition to the Community Development Codes listed above, the project will require a street and utility vacation for 19th Street to be prepared according to Municipal Code Chapter 15.08 - Street Vacations. Application for the street vacation will be via a sepa rate a,cation made concurrently with the submission of the project for reviews under the Community Development Code outlined above. 1 (PACIFIC Creative Solutions . Super Service . 1 1 I 1 1. 1 1 1 1 P III. APPLICABLE CITY OF TIGARD COMMUNITY DEVELOPMENT CODE The following pages contain a review of the Costco Wholesale development and the applicable sections of the Tigard Community Development Code. 1 1, way • CHAPTER 18.62 GENERAL COMMERCIAL DISTRICT 18.62.030 Permitted Uses A. Permitted uses in the C -G district are as follows: 2. Commercial use types: 1. General retail sales; Response: The Costco Store is a permitted use in a GC District. 18.62.050 Dimensional Rggniremen.rs Response: There are no minimum lot area requirements in a C -G district. The average minimum lot width is 700' which exceeds the 50' requirement of the code. The development meets the yard setback standards of Chapter 18.96 and 18.100. These will be addressed as part of the in the Site Development Review section which follows. 18.62.060. Additional Ileq_uirerr�er�t.5 Response: The following Chapters of the Tigard Community Development Code are shown as "Additional Requirements" for the C -G District: Chapter 18.80 Planned Development Chapter 18.90 Environmental Performance Standards Chapter 18.92 Density Computations Chapter 18.96 Additional Yard Setback Requirements and Exceptions Chapter 18.98 Building Height Limitations: Exceptions Chapter 18.100 Landscaping and Screening Chapter 18.102 Visual Ciearance Areas Chapter 18.106 Off-Street Parking and Loading Requirements Chapter 18.108 Access, Egress, and Circulation Chapter 18.114 Signs Chapter 18.120 Site Development Review Chapter 18.146 Flexible Setback Standards Chapter 18.150 Tree Removal Based upon discussions with the City of Tigard planning staff, the review will focus on Cha pter 18.120 Site Revelment Review. Most of the chapters listed above will be addressed within the approval criteria of Chapter 18.120 Site Development Review. Those items which are not included in 18.120, will be addressed in the pages immediately following that section. 1 A,, l • • J CHAPTER 18.120 SITE DEVELOPMENT REVIEW 18,.120.020 Aoplicabititf Provysions Response: Site Development Review is applicable to nll new developments. 18.120.030 Ad nil nistrstion and Approval process Response: The owner /option holder of record for all parcels included in this land development application is Costco Wholesale Corporation of Kirkland Washington. Caste() Wholesale is submitting this application for Site Development Review for the Costco Wholesale store to be built on the site. On September 9, 1993 a preapplication conference was head with City staff. Minutes from that meeting are included hi Attachment A. of this application package. This development will be completed before the six month validity of the preapplication conference expire. 18.120.050 Phased Development Response: The owners intend to complete this project in a single phase with construction scheduled for the spring of 1994 and store opening in the fall of 1994. All required public facilities will be constructed concurrently with the site development and store construction. 18,120.090 Aoullcation Submission ltgggirements The following items are required for submission of a development application for site development review. C.1. An existing site conditions analysis, Section 18.120.110; C.2. A site plan, Section 18.120,120; C.3, A grading plan, Section 18.120,130; C.4. A landscape plan, Section 18.120,150; C.S. Architectural elevations of all structures, Section 1.8.120.140 C.6, A sign plan, Section 18,120.160; and C.7. A copy of all existing and proposed restrictions or covenants. (Ord. 89 -06; Ord. 86.23; Ord. 83 -52), Response: Each of the items listed above are provided in Section V - Drawings, of this application. A brief discussion of the drawings is provided below. 18 120,110 Site Conditions Responses Drawing 1 -6, the Site Information Map illustrates the site information required by this section of the code except as noted below: The vicinity map is provided in the top right hand corner of this drawing. It illustrates the location of the project in the area street network. Access to the site 2 •.� n n• 'r • is currently via 79th Street (which will be vacated) and Dartmouth Street (which is under construction). Tirimet bus line 12 p Barbur Blvd operates on the pacific Highway on the northern boundary of the site and has on street stops, but no bus shelters. There is no designated bike lane along the Pacific Highway and none is planned for Dartmouth Street on the eastern boundary of the site. The Pacific Highway has a pedestrian sidewalk along the northern side of the Pacific Highway, and Dartmouth Street will have a pedestrian sidewalk. Existing utilities are in the form of above ground power lines (not shown on the drawing) and underground water, sanitary sewer, and natural gas within the right of way of 79th Street. The site is composed 22 parcels including 19 small (.25 to .5 acre) residential parcels. All of the residential parcels have been optioned for purchase and will be combined with the large parcel through a lot consolidation process and the vacation of 79th Street to form one large contiguous 26.9 acre parcel for the development. Existing one foot contour intervals are shown on this drawing. The site slopes to the south from a high point along the Pacific Highway to a low point along Red Rock Creek which runs along the southern boundary of the property outside of the area to be developed. There are no established drainage ditches feeding Red Rock Creek. Red Rack Creek (a tributary to Fanno Creek) flows southwesterly along the southern edge of the property outside of the are to be developed for the store. The southwestern corner of the site appears to be within the 100 year flood plain as shown on FEMA Map #410476. This area the associated wetland area is outside the area to be developed and will be left undisturbed. There are presently no slopes on the site which exceed 25% and a geotechnical report prepared by RZA ACRA Inc (included as Attachment C) indicates that the soils are stable and not subject to slumping, earth slides or movement nor will there he foundation problem building on the soils. The RZA Agra geotechnical analysis also investigated the level of the water table and found no seasonal water table within 24 inches of the surface and no indication that the are no seasonal high water table problems on the site. The geotechnical analysis investigated soil the potential for soil erosion on the site and found that the site was not subject to severe soil erosion. The site is not within the area identified in the Tigard Comprehensive Plan Resource Document Volume 1 as an important area for wildlife habitat. A victim—, delineation has been completed for the site. Wetlands are found along the southern boundary of the site outside the area to be developed for the stores A copy of the wetland deletion report is included as attachment D of this application package. 5 n • 1 1 1 The site has no rock outcroppings. There are numerous trees on the existing site with a six inch caliper or greater measured four feet from ground level. The majority are ornamental! trees associated with the residences along 79th Street. The remainder of the site is relatively free of trees. There are 19 existing residential structures on the site and approximately 12 accessory structures associated with the residences. All of those buildings are presently under option and will be purchased with the land and will be removed intact or demolished on site and removed. The only noise sources on or around the site are associated with traffic noise on the Pacific Highway or Highway 217. Once complete, Dartmouth Street will contribute traffic noise to the site. There are no industrial or commercial noise sources on or adjacent to the site. 18,120. 120 he Site Development Plan Response: A. Site Development Plan (SDP) has been prepared as required by the code illustrating the following items: Driveway access to the proposed site will be via two driveways on Dartmouth Rd M one located approximately 300 feet south of Pacific Highway and the second approximately 900 feet south of the Pacific Highway. The northern most driveway will be a "right turn in" to the site and a "right turn out" of the site, This; will prevent conflicts for vehicles stacking on Dartmouth Rd. on the approach to the Pacific Highway. No access will be provided along the Pacific Highway frontage on the site. The existing frontage road serving the Tigard Vet Clinic and running to Alexander's Restaurant at the corner of Pacific Highway and Dartmouth will remain. The site will contain 849 parking spaces, 19 of which will be handicapped parking spaces immediately adjacent to the building., Three of the handicapped spaces will be oversize "van spaces". All other parking spaces will be standard size parking stalls. Vehicular circulation isles will be ti feet wide for one way isles with angle parking, ,end 24 feet wide on isles with 90 degree head in parking. "Through" isles for truck access will be 24 feet wide. isle wiltbs and parking stall dimensions are shown on the Site Pion drawing and are in compliance with Chapter 18.108 - Access, Egress, and Circulation, and Chapter 18.106 .. Off Street Parking. A truck loading ramp with 5 loading bays will be provided at the southeast corner of the building with space for setui. tractor trailers. 4 Five foot wide sidewalks will be provided along the Dartmouth Road frontage, adjacent to the access driveways, and adjacent to the building. Access into the building will be at grade and it will be possible to drive to within 30 feet of the store entrance which will be located at the northeast corner of the building. Nineteen handicapped parking spaces will be immediately adjacent to the entrance along the east side of the building.. No separate bike lanes are planned on the site. Eleven bicycle parking spaces will be provided on racks located at the south end of the handicapped parking on the east side of the building. It is anticipated that these spaces will be used (if at all) primarily by employees. There will be no outdoor common areas although the southern portion of the site along Red Rock Creek and including the associated wetlands will remain in its natural state and will not be impacted by the development of the store. All utilities, including electric power, will be underground. There are two existing structures on adjacent properties - the Tigard Vet Clinic on the northwest corner of the site, and Alexander's Restaurant on the northeast corner of the site. The Tigard Vet Clinic is approximately 10 feet from the Costco site and will be approximately 170 feet from the building. Alexander's Restaurant is approximately 80 feet from the Costco site and will be approximately 620 feet from the building. The current access and parking to both buildings will remain unchanged with the Costco development. Parking for Alexander's will remain immediately adjacent to the Costco site. The northern most driveway onto the Costco property has been graded to make it possible to connect to the Alexanders Restaurant if it becomes desirable to share a driveway access in the future. This is not part of the present plan. Separating Costco and Alexanders will be a retaining wall and new landscaping. The Costco store will be a total of 155,415 square feet. Of that amount, 5,184 will be tire sales and installation. The building is generally rectangular in shape and will be oriented on a north/south axes with the main entrance located on the no sine of the building. As previously noted, all utilities will be underground. The location of proposed utility lines is shown on the Composite utility Phan - Drawing 4-6. The perimeter of the site and the parking lot will be landscaped with a fully automated, programmable irrigation system. Details of the landscape plan Crap be found on the Landscape Concept Plan ,. Drawing 5.6. The southern portion of the site along Red Rock Creek and its associated wetlands will be left in its natural vegetative state. The parking lot and building will be lit with metal halide or mercury vapor lighting located on 30' to 50' high poles located throughout the parking lot. This type of lighting provides excellent illumination of all facilities and is energy efficient. The 5 lights will turn on via photo sensor, and will also have a manual override. The type of fixtures to be used will be a "cut off" design which prevents light spill over onto adjacent properties and will focus the light onto the Costco site. There will be no on -site mail box. Mail is received at the Tigard Post Office. 18.120.130 Oradin Plan Response: The present site slopes from a high point along the Pacific Highway to a low pint Wong Red Rock Creek. To get a flat building site, it will be necessary to cut the northern half of the site and fill the southern portion of the site. This is illustrated on the Grading Plan - Drawing 3-6. An analysis of soils and geotechnical conditions was prepared by RZA AGRA, Inc, Engineering and Environmental Services. A copy of their report is included as attachment C of this land development package. It was their conclusion that: O Native, non.. organic silts found on the site are suitable for foundation support for the proposed building and pavements. Shallow spread footings bearing on undisturbed native silts or structural fill may be designed for bearings pressures up to 2,000 psf. b Topsoil stripping depths are expected to be in the range of 6 to 12 inches, but up to 24 inches may be necessary In some areas. The topsoil is not suitable for use to support foundations, pavements, or as structural fill. • The native silts are suitable for reuse as structural if used under controlled moisture conditions. • The permanent groundwater level on this site is expected to fluctuate. near elevation 160. A complete review of the geotechnicai report, please see Attachment C. The grading plan and actual grading will comply with the City of Tigard Grading Policy for the implementation of Chapter 70 of the Uniform Building Code. 18.120.140 Architectural T.�rawtngs Response: Architectural drawings are provided in the drawing section of this application illustrating the building layout and total size and building elevations. The Tigard store will be a new prototype store for Costco utilizing masonry walls for the first 13' of wall topped with metal panels 17 feet tall for a total height of 30 feet. 18A20.150 The architectural elevations also illustrate the sign plan for the store. Landsc g Pla i 6 Response: A landscape concept plan is provided with Drawing 5-6, the Landscape Coneapt Plan. Final design with specific planing schedules and details of the sprinkler system will be prepared as part of the building permit application. Because of topographic constraints, retaining walls will be used on the northern, western, and southern sides of the site as well as adjacent to the entrance driveways. Walls which will be visible from public streets or within the parking lot, will be decorative boulder rock type face. Walls on the undeveloped southern side of the site will be a plain concrete wall. The wall heights range from 1 foot to a high of 26 feet. The heights of the walls is shown on Drawing 3-6. The truck loading area will be screened to the south by a masonry retaining wall. This will screen loading operations a ass well as to provide security and safety in areas of truck and trailer maneuvering. The trash/recycling systems located at the southwest corner of the building will be completely enclosed and screened from the public. The trash/recycling bins are fully enclosed and are opened only upon emptying. Because of the elevation difference along the northern portion of the site, a two tier or terraced decorative retaining wall will be used. There will be no decks, shelters, play areas, or developed common open areas. The southern portion of the site will be left in it's natural vegetative state as opens area. All street trees will be planted in accordance with Section 18.100.035 based upon an approved tree planting list and will conform to the Dartmouth Road street tree standards established by the City. A detailed planting schedule will be prepared with the final landscape plans to be developed with the building plants for store construction. The current landscape plan calls for 107 parking lot trees, 100 perimeter landscape trees, and 16 trees along the Dartmouth Road frontage (street trees). Landscape planting areas will be protected against damaging surface soil erosion with the use of tree and shrub materials that should develop extensive fibrous root systems. All shrub beds will be planted with ground cover materials which should provide a protective rooting system in all planted areas. Finally, all shrub bed areas wntl be top dressed with bark much. Response: Oostco will use A wall sign painted directly to the side of heir building. The signs proposed for this store are illustrated on the building elevation Drawing The total area of the signs on the elevations will be as follows: North Elevation Sign Area: 576 s q ft. Wall .Area: 7200 sq ft. Percent of Wail: 8% East Elevation Sign Area: 498 sq.ft. wail Area: 8640 sq.ft. Percent of Wali: 6% West Elevation Sign Area: 576 sq ft. Wall Area: 14550 sq ft. Percent of Wall: din Within a C -G district, the allowable size for a wall sign is 15% of the building face upon which it is mounted. The signs to be used do not exceed the allowable area. 18.1.20.180 Approval Standards A. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Provisions of the following chapters: a. Chapter 18.84, Sensitive Lands; Response: In the preapplication conference held on September 9, 1993 with City staff, it was determined that this criteria is not applicable to this application. All development on the site will occur a minimum of 25 feet from the established wetland and flood plain. b. Chapter 18.94, Manufactured/Mobile Home Regulations; Response: This criteria is not applicable to this application„ Response: This Criteria applies to residential development and is therefore not applicable to this application. d. Chapter 18.144, Accessory Use and Structures; Response: This criteria is not applicable to this application. e. Chapter 18.96, Additional Yard Area Requirements; Response: Chapter 18.96.020 I.1.a. requires an additional 50' centerline setback for buildings located on the Pacific Highway within the City Limits. The building locution will be set back 200' which exceeds the minimwnx requirement. 18.96.060 Storage in Front Yard. There will be no storage in the front yard of the Costeo store. All storage will be internal, and loading and unloading of trailers will be in an enclosed area on the southeast orner of the building. f. Chapter 18.98, Building Height Limitations; Exceptions; Response: The Costco store will be 30 feet high which is less than the 45 foot allowed building height in a C.0 zone. g. Chapter 18,100, Landscaping and Screening; Response: The criteria of Chapter 18.100 have been met by Chapter 18.120.150 Landscape Plan of Chapter 18.120 - Site Development Review. h. Chapter 18.102, Visual Clearance Areas; Response: A 35 foot visual clearance area will be provided at both access driveways to the store. Retaining walls and landscaping will designed and constructed to provide clear line of sight on all corners of the property adjacent to Dartmouth Road. 1. Chapter 18.106, Off-street Parking and Loading; Response: Plans call for a total of 849 auto parking spaces, 19 designated handicapped spaces, 22 bicycle parking spaces, and 5 truck loading spaces as shown on Drawing 2-6, the Site Plan. With the exception of the number of truck loading spaces and bicycle spaces, these numbers exceed the minimum requirements of Chapter 18.106. Based upon extensive experience at Costco Wholesale outlets at other locations, this number of truck loading and auto, handicapped, and bicycle parking spaces will provide adequate parking for store customers and employees. The number of truck loading spaces required by Ch. 18.106.080 is 8 (one space for first 10,000 square feet and 1 space for each additional 20,000 square feet). Unlike many retail stores, Costco receives all of it's merchandise from a central warehouse system in full truck lows. This makes it possible to schedule truck arrivals and unloading to minimize the amount of truck loading space and merchandise storage space within the building. Stock received by a store is quickly unloaded from trucks and placed directly on the sales floor. As a result, the planned 5 truck loading spaces is more than adequate for the needs of this store. Experience at other Costco Wholesale stores has shown that the number of persons traveling to the store by bicycle is generally minimal. The Community Development Code requires a ratio of one bicycle space to each fifteen required auto parking spaces yPelding a requirement for 26 bicycle parking spaces. In reviewing the type of bike rack systems in use at other Costco Stores, the racks come in sets of 11. Plans for the Tigard store call for the installation of two of those units providing a total of 22 bicycle parking spaces. If, however, employee or customer demand exceeds the 22 available bicycle parking spaces, Costco will add more to respond to the demand and meet employee and customer needs. The parking lot will be lit by either metal halide or mercury vapor lights on 30' to 50' tali light poles.. The lights will be "cut of'" type fixtures to direct the light down onto the parking lot rather than onto areas off site. As shown on Drawing 2 -6, parking stall dimensIoas and Isles widths meet the standards of Ch. 18.106,050 Parking Dimension Standards. The parking lot will be drained through a storm sewer system which will collect water and run it into a compost storm water filtration system. This fluter system will remove pollutants and other contaminants prior to discharging it into Red Rock 9 ■ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Creek. j. Chapter 18,108, Access, Egress, and Circulation; Response: Two driveways are planned for the store and will access directly onto Dartinouth Road, a dedicated public street. The northern most driveway will be 24' wide and the southern most driveway 35' wide. Vehicular access to the store will be possible to within 33 feet of the main store entrance on the northeast corner of the building. Pedestrian sidewalks will be provided around the perimeter of the building and along both of the driveways onto and off of the site. The walk ways will be a minimum of 5' wide. A traffic impact study was prepared as a pars, of this application by Kittleson and Associates and is included as Attachment B. k, Chapter 18.114, Signs; Response: Costco 'Wholesale will use painted on wall mounted signs on the North and East elevations. The total area of the signs allowed in a C.G Zone is 15% of the wall area upon which they are mounted. The north sign will be 576 square feet or 8 percent of the wall area. The east sign will be 498 square feet or 6 percent of the wall area The west sign will be 576 square feet or 4 percent of the wall area All of the signs fall within the size allowed by the code. Application for a sign permit will be made at the time building plans are submitted for the construction of the store. 1. Chapter 18.150, Tree Removal; and Response: A tree removal permit will be required prior to the commencement of grading for the development of the building site. Because of the topography, and the location of the building, the majority of the site will either be significantly cut or filled with only, a narrow band in the center of the site remaining at its present elevation. As a result, most, if not all vegetation on site will be removed in the process of site grading and leveling. As part of a tree survey of the site, 12 trees have been identified as having potential for transplanting from their existing locations to be included in the final landscape plan for the site. A copy of the tree survey identifying the site and species of the trees is included as Attachment E. At the time construction begins, the trees identified will be uprooted with a spade tree removal systenn and they will be stored until they can be to onsplanted as part of the finished landscape plan. m. Chapter 18.164, Street and Utility improvement Standards. Response: The Costco store will be connected to a sanitary sewer. The portions of the existing sanitary sewer, water line, and gas line in the 79th Street right of way will be abandoned. The sanitary sewer line will be relocated to the western boundary of the site and will reconnect the existing sanitary sewer near the southeast corner of the 10 building. This is illustrated on Drawing 4-6, the Composite Utility Plan. 2. Relationship to the Natural and Physical Environment: a. Buildings shall be: Response: Trees. As was noted above, it will not be possible to preserve existing trees at their present locations. Efforts will be made to transplant a dozen trees identified as having potential to survive transplanting to become part of the finished landscape plan. Topoaranhy. Because of the sloping topography of the site, it will be necessary to alter the existing grades to achieve a level building site and parking lot. As was noted above, the site will cut on the northern half and filled on the southern half. This is illustrated on Drawing 34 the Grading Plan. Drainage. Existing drainage will be altered in the sense that the northern portion of the site will become impervious with the installation M a building and parking lot. The southern section of the site along Red Rock Creek and the wetland area associated with the creek will not be altered. Drainage from the building and parking lot will be filtered through a compost storm water filter to remove oil and pollutants and contaminants which will result in a clean discharge into the creek to meet the standard of the Unified Sewerage Agency (USA). The discharge will be dissipated by rock rip -rap to slow the water velocity to a degree that It will not cause soil erosion. (11) Located in areas not subject to ground slumping or sliding; Response: A geotechnical report has been prepared by RZA AGRA, Inc. and is included as Attachment C of this application package. The conclusion of the report is that the site contains soils which can be built upon without an undue hazard of ground slmping or sliding nor does the site present any unusual geotechnical problems. (111) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and :lire fighting: and Response: The building will be located 170 feet from the nearest existing adjoining building - the Tigard Vet Clinic and 620 feet from Alexander's Restaurant. The proposed building will not cast a shadow on either building nor will it impair lair circulation to those buildings. The Castro wholesale building will be designed to meet fire fighting vehicle access standards of the Uniform Building Code. Access for emergency vehicles for the Tigard Vet Clinic and Alexander's will remain unchanged as a result of this development. (iv) Oriented with consideration for sun and wind; and Response: The Costco Wholesale building will have complete solar access on it's southern exposure. The building will not cast a shadow on any adjacent buildings. b. Trees having a six inch caliper or greater shall be preserved or replaced by new plantings of equal character; and Response This code has been addressed as part of Chapter 18.120, Site Development Review which requires a landscape plan be submitted as part of the development application. 3. Exterior Elevations: Response: This criteria applies to single- family attached and multiple- family dwellin ia and is therefore not applicable to this application. 4. Buffering, Screening and Compatibility between Adjoining Uses: Response: The truck loading docks will be screened by a wall along the southern side of the loading dock. The waste/recycling area located at the southwest corner of the store will be screened by wails. 5. Privacy and Noise: Response: This criteria applies to residential uses and is therefore not applicable to this application. 6. Private Outdoor Area: Residential Use: Response: This criteria applies to residential uses and is therefore not applicable to this application. 7. Shared Outdoor Recreation Areas: Residential Use: Response: This criteria applies to residential uses and is therefore not applicable to this application. 8. Where landfill and/or development is allowed within and adjacent to the 100 -year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan Response: The applicant Is not aware of an adopted pedestrian/bicycle plan on this property. However, the applicant is considering the dedication of the flood plain to the City for their purposes. g. Demarcation of Public, Semipublic, and Private Spaces: Crime Prevention: Response: There should be no doubt about the demarcation of public and private spaces with 12 the Costco Wholesale development. There will be two distinct driveways which will clearly lead to the store, which itself will be well lighted and identified as a Costco store. The site topography will also lend to the visual demarcation of the development as separate and distinct from the surrounding area. 10. Crime Prevention and Safety: Response: The Costco Wholesale company places a high degree of emphasis on crime prevention and safety at their stores. Parking lots, walk ways, loading ramps, and driveways are well lighted. In addition, store personnel are trained in crime prevention techniques such as how to recognize and report suspicious activities on the premises. The building itself will be equipped with a monitored security alarm system. 11. Access and Circulation: Response: The development will have two access points, as allowed by the Community Development Code, Chapter 18.198.080 Minhnum Requirements: Commercial and Industrial Use. The northern most driveway on Dartmouth Road will be 24' wide, the southern most driveway 35' wide. Circulation isles on the site, as shown on Drawing 2-6, the Site Plan, have been sized based upon whether or not there is parking immediately adjacent to the isle and if so, the type of adjacent parking (le: 90 degree or 60 degree) as required by 18.106.050 Parking Dimension Standards. 12, Public Transit: Response: Trimet bus route 12 passes the development site on the Pacific Highway. No route changes are planned which would use Dartmouth Road. Based upon previous experience at other Costco Wholesale stores, it is unlikely that the store will generate much if any transit ridership. The Costco merchaudizing concept puts emphasis on large quantities or bulk purchases of a particular product. Such packaging does not lend itself to public transportation. Any transit ridership from the store can be accommodated at existing bus stops on the Pacific Highway. 13, Parking: Response: The store will have 849 parking, 19 handicapped parking stalls, and 22 bicycle parking racks. These are illustrated on Drawing 2-6, the Site Plan, and have been designed according to Chapter 18.106.050 - Parking Dimension Standards. The total number of regular parking spaces exceeds the code requirement. The number provided will be sufficient based upon experience at other Costco Wholesale stores. 14. Landscaping: Response: The landscaping plan has been designed In conformance with Chapter 18.100 • Landscaping & Screening and meets the requirement that 15% of the gross site area shall be landscaped. The landscape plan is illustrated in Drawing 54 the Landscape Concept Plan in Section V of this application package. 15. Drainage: Response: The drainage plan has been designed by registered civil engineers to comply with the City of Tigard 1981 Drainage Plan and with the standards of the Unified Sewerage Agency (USA). Plans call for collection of all runoff in a storm drain system to be collected and filtered in a compost filter system, then discharged into Red Rock Creek. 16. Provision for the Handicapped: Response: The store will be designed to comply with the latest Americans with Disabilities Act (ADA) requirements for handicapped access. Handicapped parking has been provided according to code requirements on the eastern side of the building adjacent to the main entrance to the store. 17. Signs: Response: The signs which will be used for the store will be wall mounted and will not exceed the maximum allowable area as specified by Chapter 18114 Signs. The sign on the east elevation will be 498 square feet or 6 percent of the wall area. The sign on the north elevation will be 576 square feet or 8 percent of the wall area The sign on the west elevation will be 576 square feet or 4 percent of the wall area. Drawings showing the design of the signs can be found as part of the building elevation drawing M Drawing 18. All of the provisions and regulations of the underlying zone shall apply unleas modified by other sections or this title (e.g., the Planned Development, Chapter 18.80.; or a variance granted under Chapter 18.134; etc) (Ord. 90-41; ord. 89.06; Ord. 84-29; Ord. 8352) Response: No variances are requested as part of this land development application. CHAPTER 18.80 PLANNED DEVELOPMENT Most of the items contained in the Chapter 18.80 - Planned Development are also contained in Chapter 18.120 .. Site Development Review and have been addressed in that section of this development application. Listed below are items which are not contained in Chapter 18.120. 18,80.015 The Process Response: Chapter 18.80.015.F and G. require that a conceptual development plan be submitted followed by a detailed development plan. This application is a combined conceptual and detailed development plan and approval is sought for both. 18.80.130 Site Conditions A.7.b. Areas having unique views: Response: There are no unique views on this site which require analysis under this section of Chapter 18.80. 18.80.160 Gradin and Drainage Plan A.2. Site Conditions Response: The drainage system has been designed by registered civil engineers with the form of W &H pacific and has been designed in accordance with the City of Tigard 1981 Drainage Plan and with Unified Sewerage Agency (USA) drainage standards. 18.80.170 The Landsca an B.1 - 3. Response: In the process of clearing the site for the grading, the existing topsoil will be stockpiled for later reuse in the landscaped areas. As needed, amendments will be added to the soils based upon the types of vegetation to be planted in a particular area. If necessary, additional topsoil will be imported to the site. Landscape planting areas will be protected against damaging surface soil erosion with the use of tree and shrub materials that should develop extensive fibrous root systems. All shrub beds will be planted with ground cover materials which should provide a protective rooting system in all planted areas. Finally, all shrub bed areas will be top dressed with bark mulch. 15 Y CHAPTER 18.90 ENVIRONMENTAL PERFORMANCE STANDARDS 18.90.030 Noise Response: The Costco Wholesale store is a general retail type operation and does not generat' noise other than that associated with customers, employees, and merchandize trucks coming and going. As a result, there is no noise impact from the store. Construction activities will be conducted within the hours of 7 am and 9 pm, as required by Chapter 18.90.030.A3. 18.90.040 Visible Emissions Response: The Costco Wholesale store will be emit any visible emissions as defined by 18.91,040 Visible Emissions. 18.90,050 Vibration Response: None of the functions within the Costco Wholesale store will cause or create vibrations discernible at the property line. 1890,060 Odors Response: Company operating policies require that the store maintain a high state of cleanliness. All odor producing products or by- products of the store operation will be contained in such a manner as to prevent the release of any odors detectable by the most sensitive noise at the property boundary. 118.90.070 Glare and Heat Response: By its nature, there are no glare or heat producing processes which will be visible or discernible at the property boundary. 18.90.080 Insects and Rodents Response: All waste products produced by the Costco Wholesale store will be contained id a recycling and waste disposal are at the southwest corner of the building. The area is not open to the environment and there should be no opportunity for insect and rodent infestation or attraction which would create a health hazard. 16 1 1 1 1 1 1 .ill PACIFIC 1 Creative .Solutions ...Superior Service IV. DIEI LWICNGS The following drawings have been prepared in compliance with the Tigard Community Development Code sections as noted for each of the drawings. Drawing Number Drawing Title/Name 1�6 Site Information Map. Chapter 18.120.110 Site Conditions - Site Development Review C►e.v..,.;er Chapter 18.80.130 Site Conditions - Planned Development Chapter 2 -6 Site Plan Chapter 18.120.120 The Site Development Plan - Site Development Review Chapter Chapter 18.80.150 Detailed Plan - Planned Development Chapter 3 -6 Grading Plan Chapter 18.120.130 Grading Plan - Site Development Review Chapter Chapter 18.80.160 Grading and Drainage Plan - Planned Development Chapter 4 -6 Composite Utility Plan 5 -6 Landscape Concept Plan Chapter 18.120.150 Landscape - Site Development Review Chapter Chapter 18.80.170 The Landscape Plan - Planned Development Chapter 6 -6 Area Circulation/Access Map DD -1 building Elevations Chapter 18.1,20.160 Sign Drawings - Site Development Review Chapter Chapter 18.80.180 Sign Drawings - Planned Development Chapter The Costco Wholesale store will use wall signs which are illustrated on the building elevation drawings. DD -2 Building door Plan V. ATTACHMENTS The following attachments have been provided with this land development application. Attachment A. Attachment B. Attachment C. Attachment D. Attachment E. Attachment F. Attachment G. Pre- Application Conference Summary Notes Traffic Study prepared by Kittleson and Associates Oeotechnical Study by RZA Agra Wetland Delineation by WV &H Pacific Tee Survey Report Land Owner Affidavits CT' Meeting Minutes (Sept.28 CIT Meeting) • • • „. • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • ; • • , • • ' • - • • 't s • • •vvva. PACIFIC Creative Solutions Superior Seiviee • . • id 5 • y•t i7 • CITY OF TIGARD PRE - APPLICATION CONFERENCE NOTES NON -- RESIDENTIAL DEVELOPMENT DATE: ! l ?..a APPLICANT. AGENT: Phone: 2±2 �S'• - Phone: STAFF: 1tt�1 1 cv the) 4 6 /�i• c tf C. PROPERTY LOCATION: Address : S W 7-P- 0,_ %A C__/ C T/ w /}-iii Tax Map & Tax Lot: , NECESSARY APPLICATION(S): Si r6 b4-LEL P `cvicW PL,41I,/e6 bE- 1i &CDp4,601/ L6-7- 7- t /n.1 A._AT ciS7Mems/ S "/ keE' r V,qc A -7-/e PROPOSAL DESCRIPTION:-.07101-q5 X 00 ig e-k COMPREEAENSIVE PLAN DESIGNATION: 6 j/N L C imGiea ZA- ekb1/4 - 6i&t i& 3 ZONING DESIGNATION: C 6 / —6 1)46 CITIZEN INVOLVEMENT TRAM `/ES CHAIRPERSON: PRONE: ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 1.14_.._.. sq. ft. Minimum lot width: © ft. Setbacks: front .0• ft. side �'� ft. rear e9 ft. garage _IL_ ft, corner ft. from street. Maximum site coverage: _ '95 % Minimum landscaped or natural vegetation area: Maximum building height: „_•5 ft. ADDITZ t)NAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide accedb easement. �5 % Maximum lot depth to width ratio of 2.5 to 1. SPECIAI. SETBACKS � �1 � streets: _ j5 ft. from centerline of �t � . BUILDING MIGHT PROVISIONS Building height Exceptions (Code Section 18.98 a non - residential zone may be built to a heir 1. A maximum FAR (bui • in floor are to 1 will exiut; 2. All actual bui ing setback buildingde height; d 3. The structure will not abut a resident1s1 zone district. • 20) : Buildings located in t of 75 feet provided: to site area ratio) of 1.5 ill be at least 1/2 the Page 1 s42.9., Cs .. I. PtswJ lezAktiorm..0.1±` (4.42)) t rJ ,n T 3-cz 1 c PARKING AND ACCESS Required parking for this type of use: I . s ' C oo 1 ! 0 GAcss , eDA �j, . Secondary use required parking: 4(--No more than 25% of required spaces may be designated and /or dimensioned as compact spaces. Parking stall:: shall be dimensioned ae follows: - Standard parking space dimensions: 9 ft. X 18 ft. - Compact parking space dimeneione: 8.5 ft. X 15 ft. Dieabled parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking epaceo to be provided, as well as the parking stall dimeneione, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle recite are required for civic, non- residential, commercial and A nduetrial developments which provide 15 or 40.sre parking spaces. Bicycle racko shall be located in areas protec*-.a.: from automobile traffic and in convenient locations. Bicycle paark.;ag epacee ehal1 be provided on the basis of one space for every 15 vehicular parking spaces. 41k1 All driveways and parking areas, except for some fleet storage areas, must be paved. Drive -in use queuing areas: Minimum number of accesses: ,. Minimum access width: 24 feet 0 e ; U01. Q. Maximum access width: 40 feet 4- Pedestrian access tenet be provided between building entrances and parking seas, outdoor common areas, and publie sidewalks and ,atreete. )`- A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design featuren which effectively screen the parking lot areas from view. These design features may include the tape of lasndacaaped berms, decorative walla, and raised planters. ,. Por detailed information on design requirements for parking areas and acceeuea, see Development Coda Chapters 18.100, 18.106 and 18.108. ••••■■••...14_11 1414..— .gwmo_...,.• 14...14..,_._. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in heiglht at road /driveway, road /railroad, and road /road intersections. The size of the required Clear vision area depends upon the abutting etreet. a functional classification. Page 2 li BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain cite perimeters. Required buffer areas are described, by the Code in terms of width. Buffer area mu: be occupied by a mixture of deciduous and evergreen tree: and 's d must also achieve a balance between vertical and horiz fences may also be requ required by the Code. Th r vegetation, fences, utilL.•'ie Additional information - n r found in Code Chapter 8.10 • tal Zblan ; theme • ed b • g . Site obscuring screens or. a often advisable even if not f - _areas may only be occupied by kwa s. red ffer area materials and sixes may be The required buffer idths which are applicable to your proposal area: ft. along north boundary ft. along east boundary ft. along south boundary ft. along west boundary In addition, ai ht obscuring screening is required aleri<g-, Dtrir� /& CL/AI A7/4 tiseQViCE,Fi /L/rieS. STREET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of --way boundary. Street trees must have a minimum caliper of•at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturity. Purther information on regulations affecting street trees may be obtained from the Planning Division. _..p_p_ LNA_44. .. . himb eir,t/ Smee r 734e6 ,9-- SIGNS Aswriresi Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upen request. Additional sign area or height beyond Code atandards may be permitter if the a ign proposal in reviewed as part of a development review application. Alternatively, a Sign code Exception application may be filed for review before the Hearin g0 Of icer. ,!1 ic►r :I. N r ICJ SENSITIVE LANDS Code chapter 18.84 prooidee regulations for lands which are potentially unsuitable for development due to areas within the 100 -year floodplain, natural drainagewaya, wetland areas, on elopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference baaed on available information. HOWEVER, the res»nai ai.1ity to recis�iely identifw aenait laude areas and their boundaries is the ot ilflibilitw of the a pp1ica Areas meeting the definitions of neitive lands must be clearl indicated on plane eubmttted with the develoment application. Page 5 staAl q, 1 1 1 1 1 1 i J 0 Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. In most cases, dedication of 100 - year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. a/ ' 13 af�i' : //'277 �` -: cam' Al 7'L - .�i /S „kQ �1. ig.:4 . --ALE .. ui'o 64.f A) /dam 2 DDI',! x.":i'NAL CONCERNS OR COMMENTS ACE tea`` �. A agoompl e./ /!2 &Alf • POURS Administrative staff review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. PLEASE MOTS: i4, Applications submitted by mail or dropped off at the counter wig Planningz Division secs ance ma be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the ,\ • p following week's applications Atmlicatioie will NOT be accented after 3:00 P.M. on Prida s or 4:30 on other day24. a s rn bmitteci with an application shall be folded IN ADVANCE to a.5 1 inches. One n.5 inch 21 inch m.ap of a proposed pro-iect �ihould be submitted for attachment to the staff re ere or administrative decision, implication with unfolded maps shall not secs •ed. • The Planning Division and Engineering Division will preform a prelivainary review of the application and will determine whether an application is complete within 10 thyo of the counter submittal. Staff will notify an applicant if additional information or additional copies of the submitted materials are needed. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application io accepted an being complete by the Planning Division. Applications involving difficult or protracted iesuea or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are ienued seven (7) days prior to the public hearing. A 10 day public appeal period follows all land use decieiond. An appeal on this matter would be heard by the C t T" Y' Cotr/OCi A basic flow chart which illuntrate© the review procend in available from the Planning Division upon request. Page 4 .e , I f i i This • pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuaa the opportuxnities and constraints affecting development of the site. The conference and notes c cover all. Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the ataff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Another pre - application conference is required if an application is to be submitted more than sic months after this pre - application conference, unless the second conference is deemed unnecessary by the Planning Division. PREPARED BY: Page 5 �ToR 74-�►Joni12 PLANNING DIVISION PHONE: 639 -4171 ft { 6 t, b 1 PUBLIC FACILITIES The purpose of the pre- application conference ie to: (3.) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following gents are a projection of public aproveoaent related requirements that may be required as a condition oS ievelopment approval for your proposed project. S.ght -of -wK y dedication The City of Tigard requires that land area be dedicated to the public: 1) to increase abutting public rights-- of-.ay to the ultimate functional street classification right --of -way width as specified by the Cooznunity Development Code; or 2) for the creation of new streets. Approval of a development application for this site will require right-of- way dedication for: to 4.54 feet from centerline. 2. _ to - feet from centerline. 2..__,, to - feet from centerline. Street e.rovemente: 1. /2. str provements will be necessary along 2. street improvements will be necessary , along �2. Street improvements shall include feet of pavement from centerline, plus the installation of cult and gutters, atorca ueawern, underground placement of utility wiren (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sideway may be required td be wider on arterials or major collector streets, or in the Central Busiaeas District), necessary street signs, streetli • Pedestrianwa.vm,(bi Menge Saanitar _ ewers : The nearest sanitary i inch line which is located in The proposed development must be connected to developer's responsibility to awielleut- the 1 e to this property is a(n) a sanitary sewer. sewer It ie the +later Sun»:L,yl The Tigard Water District (Phone: 639-1554) or the Tualatin Valley Water Dintr (P one: - ) provides public water ervice in the area of this cite. The District should be contacted for information regarding water supply for your proposed development. /ire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storrn sewerrovements: .... .:r... /. i STORKWATRR QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility and /or the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00 The City of Tigard shall deteraine if a f may . , . =. id or a Emil ty shall be constructed. CI �` C "/ eeee /TRAFFIC IMPACT PEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TYF' ) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation eyetem. The applicant shall be required to pay a fee basted upon the number of tripe which ere p::ojected to result from the proposed development. The calculation of the TIP is bused on the propooed use of the land, the fire of the project, and a general use based fee category. The TIF shall be calculated at the time of building -rmit &esuanc"e.. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is pernzieeible only. when the TIF id greater than $5,000.00. Page 7 • • j 1 1 W STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained str t g permit from the Ea ineering nt. 40 40,7xN0a4400 A /FINISHED FLOOR ELEVATXONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. RP:preapnon PREPARED BY:_!2;gilec9f_________ ENGI R/NG IVISXON PHONE: 639-4171 Page 8 l PUBLIC FACILITIES The purpose of the pre - application conference is to: (1) Identify applicable Comprehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns; and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications► which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right --of- wa r dedications The City of Tigard requires that land area be dedicated to the public: 1) to increase abutting public righte -of-way to the ultimate functional etreet claesification right-of-way width as epecif ied by the Community Development Code; or 2) for the creation of new atreete. Approval of a development application for thin site will require right-of- way dedication for: to feet from centerline. 2. to _,,,,_r____ feet from centerline. 3. to. feet from centerline. Street iaaprovements_s_ I. etreet improvements will be necessary along 2. street improvements will be necessary along 3. Street imnprovemente shall include feet of pavement from centerline, plus the installation of curb and gutters, storm eewerQ, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk ( (sidewalks may be required to be wider on arterials or major collector (streets, or in the Central Uusineas District), necessary street signs, streetlights, and a two year atreetlighting fee. In some cases, where street improvements or other necessary public improvements are not currently practical, the street 'improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-, remonstrance agreement which waives the property owner' a right to remonstrate against the formation of a Local improvement dietrict formed to improve: 1. 2. Page 6 • 1 Pedeetriarntrays %biltewala : Sanitary Sewers: The nearest sanitary sewer line to thin property is a(n) inch line which ix located in The proposed development must be connected to a sanitary sewer. It ie the developer's responsibility to extend the sewer along the proposed development site's Water Supply: The Tigard Water District (Phone: 639 -1554) or the Tualatin Valley Water District (Phone: 642 -1511) provides public water service in the area of this site. The District should be contacted for information regarding water eupply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other, questions related to fire protection. Other Agency Permits: Storrs sewer improvements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has alreed to enforce, Reaolution No 90 -43 Surface Water Management Regulations which requires the construction of on -cite water quality facilities. At the di STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant baa obtained a street operiing permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. RP:preapnon PREPARED BY: ENGINEERING DIVISION PHONE: 639-4171 Page 8 11110111111111111111111111111111111111111111111 vaveineefflwaronersol 1/4 11 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST WY" Staff _ �_ Date t °9'9'•3 The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with vlur application. This sheet GUST be brought and submitted with all oth materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639 -4171. BASIC MATERIALS A) Application form (1 copy) 8) Owner's signature /written authorization C) Title transfer instrument D) Assessor's map E) Plot or site plan F) Applicant's statement ( _t f-. scope; --0wa d.c e. t. (N) Filing fee ( ITEMS TO BE INCLUDED: Col/ C E E [ C SPECIFIC MATERIALS A) Site Information showinnc (No. of copies C.) : [v15' 1) Vicinity Map _ E `� 2) Site size & dimensior:s E ms" 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 1090 [ 4) Drainage patterns, courses, and ponds [ 5) Locations of natural hazard areas including: a) Floodplain areas b) Slopes in excess of 25% C c) Unstable ground [ 3 d) Area with high seasonal water table [ e) Areas with severe soil erosion potential E e° f) Areas having severely weak foundation soils [ 3 6) Locution of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats 1 3 b) Wetlands [ ka''� 7) Other site features: a) Rock outcroppings E ) b) Trees with 6" + caliper measured 4 feet from ground level ' [ 8) Location of existing structures and their uses [44 4 9) Location and type of on and off -site noise sources 10) Location of existing utilities and easements C 11) Location of existing dedicated right-of-ways E B) site beyelopment Plan showing (No. of copies ): '[+a',,a 1) The proposed site and surrounding properties [ t 2) Contour line intervals - [r 3) The location, dimensions and names of all: a) Existing & platted streets & other public ways and easements on the site and on adjoining Ewe properties APPLICATION CHECKLIST -- Page 1 { b) Proposed streets or other public ways & easements on the site. c) Alternative routes of dead end or proposed streets that require future extension 4) The location and dimension of: a) Entrances and exits on the site b) Parking and circulation areas c) Loading and services areas d) Pedestrian and bicycle circulation e) Outdoor common areas, f) Above ground utilities 5) The location, dimensions S setback distances of a11: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjeicent property within 25 feet of the site b) Proposed structures, improvements, utilities and easements on the site 6) Storm drainage facilities and analysis of downstream conditions 7) Sanitary sewer facilities 8) The location of areas to be landscaped 9) The location and type of outdoor lighting considering .crime prevention techniques 10) The location of mailboxes 11) The location of all structures and their orientation 12) Existing or proposed sewer reimbursement agreements C) Grading Plan (No. of copies j_) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of yew- it is proposed to be done. 2) A statement from a ri,gistered engineer supported by data factual tAlhstantiating a) Subsurface exploration and geotechnical engineering report b) The validity of sanitary sewer and storm drainage service proposals c) That all problems will be aitigated and how they will be mitigated U) Architectural OEawing (No. of copies 312...) :, The site development plan proposal shall include: 1) . Floor plans indicating the square footage of all structures proposed for use on -site; and 2) Typical elevation drawings of each structure. E) t,andscaa plan (No. of copies 3) : t The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1) Description of the irrigation system where applicable C 2) Location and height of fences, buffers and screenings Gcy""'� APPLICATION CHECKLIST — Page 2 [i o. 3) Location of terraces, decks, shelters, play areas and common open spaces C v3''" 4) Location, type, size and species of existing and proposed plant materials. [ Q''r The landscape plan shall include a narrative which addresses: 1) Soil conditions. C ] 2) Erosion control measures that will be used. [ ] F) Sign Drawings Sign drawings shall, be submitted in accordance with Chapter 18.114 of.the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. [ ] G) Traffic !,t C &AiGs . C H) Preliminar •. rtition or lot line adiustmen1: map showi ?2. (No. of Copies r ): 1) The owner of the subject parcel 2) The owner's authorized agent 1 3) The map scale, (20, 50,100 or 200 f eefi =1) , inch north ' ,,,r arrow and date Lvr1° 4) Description of parcel location and boundaries [ 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel [ 6) Location of all permanent buildings on and within 25 feet of all property lines [ 7) Location and width of all water courses [ 3 8) Location of any trees with 6" or greater caliper at 4 feet above ground level C 9) All slopes greater than 25% C 142 • 10) Location of existing utilities and utility easements [ 11) For major land partition which creates a public street: a) The proposed right—of—way location and width [ ] b) A scaled cross -- section of the proposed street plus any reserve strip C ] 12) Any applicable deed restrictions [ 3 13) Evidence that land partition will not preclude efficient future land division where applicable [ 3 X) Subdivision Preliminary Plat Ma►� and data showing(No, of Copies ): 1) Scale equaling 30,50,100 or 20 yfeet to the inch ar'rd imited to one phase per sheet [ 3 2) The praOused name of the subdivision ,.e [ ] 3) Vicinity map showing pooperty's relationship to arterial and coUec tr streets [ 3 4) Names, addresses aria4, telephone numbers of the owner developer, e 'aneer, ever, designer, as applicable[ ] 5) Dave of appl' tiof C ] 6) fou+ldary 1' es of tract to be ubdivided C ] 7) Names o /adjacent subdivision or naives of recorded ownV of adjoining parcels of unsubdivided land C ] 8) Corur lines related to a City -- established bench park at 2—foot iinterva1s for 0-10% grades greater than 10Z APPLICATION CHECKLIST Page 3 C] (2362P/00 18P) 4 ' 9) ''he purpose, location, type and size of all of the f lowing (within and adjacent to the proposed su ivision) : 1 3 a) \Public and private right -of -ways and easements ( 1 b) P4lic and private sanitary and storm sewer 1 nes C ] c) Dom: stic water mains including fire hydrants C 3 d) Majo power telephone transmission lines (50,400 volts or greater) ( ] 3 e) Waterco ses f) Deed rese vations for parks, open space pathways and other and encumbrances ( 3 10) Approximate plan nd profiles of proposed anitary and storm sewers with grades and pipe sizes ndicated 1 3 11) Plan of the propose, water distribution ystem, showing pipe sizes ;id the location o valves and fire hydrants. C 3 12) Approximate centerline profiles showing the finished grade of all streets i luding str et extensions for a reasonable distance bey. the 1. its of the proposed subdivision. 13) Scaled cross sections of p • 14) The location of all areas su storm water overflow 15) Location, width and directio courses and drainage ways 16) The proposed lot configura dimensions and lot numbe used for purposes other • indicated upon such lo 17) The location of all tr greater measured at the location of pro 18) The existing uses o location of all s the structures, are to remain 19) Supplemental i a) Proposed b) Proof o c) A pro imp 20) Existing croppi 21) If any of the foregoing information cannot practicably be s on the preliminary plat, it shall be • w. pos .1. C] street right --of -way; C ] ct to inundation or • C] f flow of all water - C] pprox'mate lot lo;, is are to be ntial, it shall be ions, s. Whe than re s i s es with a dia feet above gro •sed tree planti the property, incl ructures and the pres • a statement of which ter platting ormation including; deed restrictions (if any) property ownership sed plan for provision of subdivi events tural features including rock out- s wetlands and marsh areas. ter 6 inches or level, and , if any ing the nt uses of structures • • ion C] C] incorporated into a narrative and submitted with the ' application. Other Information C] C] APPLICATION CHECKLIST - Page 4 ► P 1 45 4 $O IQ0. a(2) copw erXPICATTOt LIST FOR xTL APEYxCAZIC43 1. CPA NO. 2. CITY DEPARmEWrS Building Official/Dave 8. _ City Recorder Engineering /Ohrie- s.G' RE{ I1 • Poraitss Facilitator/Viola G. 3. SPECIAL DISTRICTS Fire District - (Pick -up box) Tigard Water District 8777 SW Mamba= St. Tigard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Perry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use 6 Tramp. 250 N. First Avo. Hillsboro, OR 97124 Brent Curtis Ravin Martin Hike Boat Scott king Fred Eberle City of Beaverton flier Bandryx - Principal Planner PO Beat 4755 Beavarun, OR 97076 City of Ring City City Manager 15300 SW 116th King City, Oat 97224 City of Lake Ouwogo city Manager 380 SW A Fake Oswego, OR 97034 /_ State Highway Division iVVT�"""V Bob Doran PO Box 25412 Portland, OR 97225 -0412 W V' I• 5. mnfoLAL AGE$CTIts Geoeral Telephone Engineering Office PO Box 23416 Tigard, OR 97281 -3416 ilfH Natural das (Scott Pallier 220 81W d4C004 k a. Parkland., OR 97209 TCI Cablevision of Oregon -- ""- Hike Usllook 3500 SW ,Board St. Portland, OR 97201 Columbia Cable (Prank Steno) `"--- 14200 Sid Srigadoon, Ct. beeVertoee, OR 97005 6. STATE Aciaticres AaronaUtica Div. (MCI) . DiViaion Of State I.auda Cai arca Dept. j- H.H. Park Fish & Wildlife Pi1C Drpt. of Bnvirot. ()Utility 7. FEDERAL AL.MOCIES Cerps. of Engineers Peat Offide Parka 6 Recreation Board • Police Field Operations School Dist No. 48 - (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 School Dist. 23.7 (Tigard) 13137 SW Pacific Bwy. Tigard, OR 97223 vefUnified Sewerage Agency /SWH Progran 155 N. Pirat 8t. Hillsboro, OR 97124 Boundary casaaiaaion -`-"- 320 8W Stark Room 530 Portland, OR 97204 103M -• GREEESPACES PROGRAM Mel Buie (4PA'v /ZO 'a) 600 SCE Grand Portland, oa 97232 -2736 DLCD (CPA's /WA'.) 1175 Court St. WE Salem, OR 97310-0590 Other City of Durham ▪ City ll4anager PO B4OX 23483 -3483 Tigard, OR 97224 City of Portland - Planning Director 1120 SW 5th Portland, OR 97204 ▪ dwien Rahmann 9002 82 McLoughlin 5iVd. 114ilwank.ie, OR 97222 City of Tualatin - PO Box 369 Tualatin, OR 97062 Pe rtland feral Sloe. Brian Ream 14655 SW Old Scholia Fry". BeeVenrton, OR 97007 _Metre Area Communications "-"" Jason Eievitt Twin Oaks Technology Ceentak 1815 NW 169th Place 0-6020 Beaverton, OR 97006 -4886 US twit Pate Mellon 421 SW Oak 13t. at Portland, on 97204 Tri -Het Transit Do*. *7 Xi* Snout 4012 82 117th AVa. Portland, OR 97202 tai OTHER e. OTREA Southern Paoifio 'i`rattepertatiosi Company - Raabe H. Porooy, Pis - Project Engineer 800 OW 6th /1Venue, A. 324, Union Station Portland, OR 97209 R +. EXI{XBIT "A" APPEALS Director's Decision to Planning- Co umissio a . . $235.00 costs Planning Commission /Hearings Off. to Council . $315.00 + transcript BLASTING PERMITS $125.00 coteRmazzsrva PLAN PROCESSING Text only, Map only, or both $675.00 CONDITIONAL USE PROCESSING Conditional Use Review $365.00 FLEXIBLE SETBACK STANDARDS $ 80.00 RI.:iORIC OVERLAY DISTRICT $ 80.00 HOME OCCUPATTON ®wig_. .1t-Permit . . . . . . . . . . . . . . . . $ 50.00 • a' = •ofetwal $ 10.00•/yeanr -Mc . INTERPRETATION OF COMt"4Ut4TVI DEVELOP CODE . . . $ 55.00 by Community Development Department LAND PARTITION Residential and Non- residential $235.00 LOT LINE ADJUST $50.00 PLANNED DEVELOPMENT PROCESSING Conceptual and detailed plan review $500.00 SENSITIVE LANDS Flood plain $520.00 Wetlands /Steep slopes/DrainageWay $235.00 SIGN CODE EXCEPTIONS $230.00 SIGN PERMIT 0 -24 sq. ft. . $ ]0.00 24 -100 sq. ft. $ 25.00 100 + sq. ft $ 35.00 Temporary signs $ 10.00 each sign SITE DEVELOPMENT REVIEW Under $10,000 . . $ 80.00 $ 10,000 - $ 99,999 $155.00 $ 100,000 - $499,999 $315.,00 $ 500,000 - $999,999 $415.00 $1,000,000 or more $520.00 + $1 per $10,000 over $1 million not to exceed $2000. SUBDIVISION PRELIMINARY PLAT $415.00 4. $5 /lot Subdivision Vaariance, if needed $105.00 TEMPORARY USE Director' Decision . . . . . . . . . . . . .., $ 50.00 Special exemption /Non- Profit . . $ -0- TREE REMOVAL PERMIT . . • . w b 4 4 . . . . 4 . 4 41 • . ♦ $ Y.0L VACATIONS Streets and public access ry VARIANCE Administrative Sign Code . . . . ZONE CHANGE ANNEXATIONS Less than 10 acres 10 acres or more . . . . a a.a 4 . ZONE CHANGE PROCESSING Less than �r.110yacres „ o . r . .. ' . . . 4 . 10 acres of more W . . . i . . ZONE ORDINANCE AMENDMENT $300.00 deposit - actual costs charged $80.00 $230.00 Y $520.00 « . $625.00 IOINT APPLICATION PLANNING PEE . . . . . W . fee plus lot of all additional planning br /Rest.1c5E . $520,00 • $625.00 $310.00 100t of highest planning fees related to the proposal. AppgDki-dtp s9 GF`F�7' 1 (id 7%/4l Transportation impact Study Tgard Costco Wholesale Outlet Tigard, Oregon Prepared for: Costco "Wholesale Prepared by: Kittelson & Associates, Inc. 610 SW Alder, Suite 700 Portland, OR 97205 (503) 223 -5230 September 1993 Project 1049.00 September 1993 Tigard Costco Wholesale Dutict Table of Contents Section 1 Executive Summary Section 2 Introduction Section 3 Existing Conditions Section 4 1994 Traffic Impact Analysis , , 12 Section S 2010 Traffic Conditions . . . . 24 Section 6 Conclusions and Recommendations , . 26 References . . . 28 Appendix A Lib Klttelsor► 6 Assdcr8t08, Inc. - , . ' • • •.■• ( 1 r • September 1993 77gard Costco Wholesale Outlet List Of Figures List Of Figures Figure 1 Site Vicinity Map 5 Figure 2 Existing RM. Peak Hour Traffic Volumes 9 Figure 3 Funded Improvements and Assumed Lane Configurations . 11 Figure 4 Site Plan . 14 Figure 5 Trip Distribution 17 Figure 6 1994 P.M. Peak Hour Background Traffic . 19 Figure 7 Site Generated P.M. Peak Hour Traffic 20 Figure 8 1994 Total Traffic With Project 21 List of Tables Table 1 Existing P.M. Peak Hour Level of Service • . 10 Table 2 Projected Weekday 'Trip Generation for the Proposed Site . 16 Table 3 Future P.M. Peak Hour Level of Service . 18 Table 4 Traffic Signal Warrant Analysis 22 Kittelson & Associates, Inc, 1 September 1993 Tigard Costco Wholesale Outlet Executive Summary Executive Summary Costco Wholesale is proposing to construct a Costco Wholesale Outlet of approximately 155,415 gross square feet of floor area on a 14.86 acre site southwest of the Pacific Highway West /Dartmouth Street intersection in the City of Tigard, Oregon. This study evaluated the traffic impacts from this proposed development and found the following: • All of the study area intersections currently operate at acceptable levels of service during the critical weekday p.m, peak hour time period, • With the addition of site - generated traffic from the proposed development, all study area intersections will continue to operate within acceptable level of service limits under projected 1994 conditions, Further, no offsite improvements are required to maintain acceptable levels of service beyond those assumed to be in place with the already funded transportation improvements within the study area, • Based on a review of the current site plan, it is concluded that the proposed develop- ment adequately addresses the following issues: (a) Provision of sufficient major access driveway throat depth, (b) Minimization of interaction between customers and delivery or service vehicles. (c) Provision of sufficient number of site driveways to disperse the site- generated traffic such that substantial congestion is not likely to occur at any one driveway, • Signalization of the Main Site Access /SW Dartmouth Street intersection will not be warranted under projected 1994 conditions, However, it is estimated that this inter- section will likely require signalization within 1 -5 years after the store opens, when other potential development along SW Dartmouth Street has occurred, • Traffic queued on SW Dartmouth Street at its intersection with Pacific Highway West (99W) during the p,m, peak hour will likely block the proposed site access closest to Highway 99W at the northern edge of the site, To .maintain adequate traffic operations at this location, restriction of the left -turn movements to and from the site is recom- nmended. This restriction can be readily accomplished with the raised median that will be included as part of the Dartmouth Street extension, A recently completed transportation analysis that evaluated year 2010 build -out conditions within the Tigard Triangle concluded that the ultimate segment of Dart„ mouth between 72nd and Pacific Highway would need to consist of a basic five -lane cross - section, including two through lanes in each direction of travel and a center median lane for left - turning traffic. Dartmouth, which is currently being constructed, will consist of a basic three -lane cross - section (one travel lane in each direction and a center median lane for left - turning traffic). Therefore, in order to accommodate the ultimate roadway cross- section on Dartmouth, an additional 12 feet of right- of-way will be required along the site's frontage. Kittelsor► & Assoc,ates, Inc, 11M. VAL Section 2 Introduction n \1 1 t 1 September 1993 'Tigard Costco Wholesale Outlet Introduction Introduction SCOPE OF THE REPORT The purpose of this report to provide an assessment of the expected on -site and off -site transportation impacts associated with the construction of a Costco Wholesale Outlet in Tigard, Oregon, The site is located on a vacant parcel that is generally bounded by SW Dartmouth Street on the east, a small creek on the south, Highway 217 on the west and Pacific Highway (Highway 99W) on the north. Figure 1 identifies the existing road system within the area surrounding the proposed site, Specific traffic related issues discussed in this report include: • Existing land use and traffic conditions in the project study area • Trip characteristic estimates for full development of the site in accordance with the proposed site plan. • Access design and location analysis for the proposed development. • The traffic impact of the proposed development on 1994 p.m, peak hour operations at the key intersections within the site vicinity and site driveways. • The projection of traffic volumes for roadways adjacent to the site for both 2010 traffic conditions and those that can be expected with full buildout of the Tigard Triangle area, 1 should be noted that the analyses conducted in this report are based on standard and nationally- accepted traffic engineering methods. In addition, many assumptions have been made to ensure that the results of these analyses are conservative and tend to overstate the projection of the likely traffic impacts from this development. This report has been prepared in accordance with the guidelines set forth by the City of Tigard. PROJECT DESCRIPTION Current site plans call for the construction of a wholesale outlet of approximately 155,415 gross square feet of floor area, The main structure would be approximately 150,231 square feet in size with an associated 5,184 square -foot tire installation center. Initial construction activities are expected to begin in late 1993 with occupancy in late 1994. The proposed development site is currently vacant. Krttelsom fi Asocistes, Inc. 4 SITE VICINITY COSTCO WHOLESALE OUTLET TIGARDJ OREGON S5PTM3ER 1993 1049F101 September 1993 Tigard Costco Wholesale Outlet Existing Conditions Existing Conditions SITE CONDITIONS AND ADJACENT LAND USES The project site contains a mix of vacant land and single family residences. With the exception of a strip of commercial uses along 99W, the majority of the adjoining land is vacant. For those properties along Highway 99W, where direct access to 99W exists, development consists of a mix of retail commercial and residential land uses, Where no direct access is available, such as in the vicinity of SW 72nd Avenue, the commercial uses are less intense (e.g., rental agencies, mini - warehousing). Immediately east and south of the site, the land is currently vacant. STUDY AREA The study area was defined as the site access drives and the following intersections: (a) Pacific Highway West (99W) /SW Dartmouth Avenue (b) Pacific Highway West (99W) /SW 72nd Avenue (future connection) (c) SW Dartmouth Avenue /SE 72nd Avenue (future intersection) TRANSPORTATION FACILITIES The primary roadways providing access to th,° general area of the site include Highway 99W, Highway 217 and Interstate 5 (I -5) which ;orm the three sides of the "Tigard Triangle" (hereafter referred to as the "Triangle "). This development will draw its primary access from one of the secondary roadways connected to these regional facilities -- SW Dartmouth Street (See Figure 1). SW Dartmouth Street is a proposed minor collector which will eventually connect 1 -5 and Highway 99W at the existing SW 78th Avenue /Highway 99W intersection, PEDESTRIAN AND BICYCLE ACTIVITY Field observations at the proposed site vicinity during the p.m peak hour showed very little pedestrian or bicycle activity at the study area It is expected that this development will have a minimal impact on these travel modes, TRANSIT FACILITIES Tri -Met provides fixed route transit service on two routes at the periphery of the study area. Ronte 12, "Barbur Boulevard" operates on Highway 99W at the northern edge of the Triangle. Route 78, "Beaverton-Lake Oswego " operates within the Triangle on SW 72nd Avenue between Highway 217 and SW Hampton Street, on SW Hampton Street between SW 72nd Avenue and SW 68th Parkway, and on SW 68th Parkway between SV,' Hampton Street and SW Atlanta, Route #12, ' 13urbur Blvd." operates regularly scheduled, all-day service between King City and Downtown Portland via Tigard Transit Center, Barbur Transit Center, and the Burlingame ' d ansit Center. Peak -hour extensions of this service serve the City of Sherwood on the fi September 1993 Tigard Costco Wholesale Outlet Existing Conditions south -west end of the route. During the a.m. peak period (7 :00 • 9 :00), service is provided from the Tigard Transit Center at headways which vary from 4 to 15 minutes. During the p.m. peak period (4 :00 - 6:00), service is provided both on a local basis and an express basis between Downtown Portland and the Burbur Transit Center, which results in a combined headway which varies between 3 minutes and 15 minutes, Transit service at this level is consider to be some of the best capable of being provided with fixed route bus service ir. a mixed traffic right -of- way. Route #78, "Beaverton -Lake Oswego" operates regularly scheduled, all -day service between the Beaverton Transit Center and the Lake Oswego Transit Center via Tigard Transit Center, This route travels through the existing concentration of office employment within the southern portion of the Triangle, During the a,m. peak period (7 :00 - 9 :00), service is provided from the Tigard Transit Center at headways which vary from 19 to 33 minutes. During the p.m, peak period (4 :00 - 6 :00), service is provided with a headway which varies between 20 minutes and 34 minutes, These headways are typical of suburban feeder transit routes. Depending on the trade -offs between additional route distance and potential for additional ridership, this route could potentially be diverted further north on SW 72nd to the proposed Dartmouth Street to serve proposed developments in the "heart" of the Triangle. TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS Since the weekday p,m. peak hour is the time period when the greatest total traffic demands are placed on the surrounding street system. this was the time period that was used in all subsequent analyses. Experience has shown that while retail center traffic by itself may be as much as 50 percent heavier later in the evening or on weekends, the combination of normal and retail center generated traffic is typically at its maximum during the weekday evening peak hour period. Existing weekday p.m. peak hour traffic volumes were counted at the SW 78th Avenue (Future Dartmouth St.) /Pacific Highway West (99W) intersection. The other study area intersections do not exist today. Therefore, turning movement counts at other locations were taken from previous studies conducted within the study area, The manual traffic counts were conducted between the hours of 4 :00 p,m, and 6 :00 p.m. during mid -week days in May 1993. These two -hour observations revealed that the weekday peak hour occurs from 4 :30 -5 :30 p.m. The existing traffic volumes are shown in Figure 2. Current Levels of Service All Level of Service (LOS) analyses described in this report were performed in accordance with the procedures described in the 1985 Highway Capacity Manual. A description of the LOS Concept and the criteria which determine LOS is provided in. Appendix A. Copies of the analysis forms are available on request. In order to assure that this analysis is based upon worst -case conditions, Inc peak 15 minute period flow rat/. during the evening peak hour was used in the evaluation of all intersection levels of service. Thus, the analysis reflects conditions that are only likely to occur for 15 minutes out of each average weekday. For the remainder of each weekday and throughout the weekends, traffic conditions within the study impact area are likely to be better than that described in this report. Klttelson Assa vates Inc. 8 NW' 1 1 101.00 SW HAINES RD. SW HALL BLVD. SW 68TH AVE SW HAMPTON ._ST,___ vomelliveavrivamiemmeamo EXISTING P.M. PEAK HOUR TRAFFIC VOLUMES OOSTOO WHOLESALE AL OUTLET TIGA O, OREGON SEP Mr 1993 1049FIi,2 September 1993 Tigard ;ostco Wholesale Outlet ;Exieng Conditions Table 1 identifies the results of the LOS calculations for existing conditions at the study area intersections. As shown in the table, the signalized intersection of 99W /78th currently operates at an acceptable level of service. Table 1 Existing P.M. Peak Hour Level of Service Intersection Signalized Unsignaiized J Delay 'V/C LOS Reserve Capacity LOS 1, lath Avenue /Highway 99W 13,7 0,86 B FUNDED TRANSPORTATION IMPROVEMENTS The following are the known, funded transportation improvements within the Triangle which are expected to influence future traffic patterns, namely: 1. Dartmouth Street As discussed previously, Dartmouth Street will connect the 15 southbound on -off ramps to Highway 99W. Initially, Dartmouth Street will be constructed with a three -lane cross - section consisting of one travel lane in each direction and a center left -turn lane. The ultimate cross - section of this facility adjacent to the site will be reviewed later in this report based on the predicted 2010 and Triangle Build -Out traffic volumes. 2. SW 72nd Avenue /Highway 99W intersection The existing indirect connection between SW 72nd Avenue and Highway 99W is pro- grammed to be replaced with an at -grade signalized intersection. The northern leg of this intersection will replace the existing signalized access for Fred Meyer to Highway 99W. These improvements and the assumed intersection lane configurations and controls are illustrated in Figure 3. Kittelson Associates, Inc. 10 • . { 1 LEG N D TRAFFIC SIGNAL "T" STOP SIGN (FUNDED IMPROVEMENT) FUNDED IMPROVEMENTS AND ASSUMED LANE CONFIGURATION COSTCO WHOLESALE OUTLET TIGARD, OREGON SEPTEMBEti i 9 3 • ti Section 4 1994 Traffic Impact Analysis A• t_ 1 September 1993 Tigard Oostco Wholesale. Outlet Traffic Impact Analysis Traffic impact Analysis The evening weekday peak hour impact of traffic generated by the proposed development was analyzed as follows: • The placement and size of the proposed retail center were confirmed, • The total number of future evening peak hour trips, both in and out of the proposed development were estimated for the current development plans for the site, • Background traffic volumes on each key road segment within the study area were estimated based on observed 1993 weekday evening peak hour conditions, traffic diversions based on the planned transportation improvements previously cited and the pattern of traffic volumes developed from the July 1988 "Triangle Area Traffic Circulation Study" prepared by the Oregon Department of Transportation (ODOT). The 1994 background traffic volumes also include traffic from the recently approved Cub Foods development near the intersection of 72nd /Dartmouth, • The regional : Market area relative to major feeder highways was examined to obtain an estimate of trip distribution patterns within the study area. Site - generated traffic predicted for the weekday p,m, peak hour was assigned to the roadway network and added to background traffic volumes developed for 1994 conditions. • Traffic demands on each roadway facility were analyzed to identify any capacity or level of service deficiencies under projected 1994 conditions, A detailed discussion of this methodology and the analysis results is contained in the remainder of this report. DEVELOPMENT PLANS Current site plans call for the construction of a wholesale outlet of approximately 155,415 gross square feet of floor area, The main structure would be approximately 150,231 square feet in size with an associated 5,164 square-foot tire installation center. Initial construction activities are expected to begin in late 1993 with occupancy in late 1994. The proposed development site is currently vacant. Two access drives are proposed for the development. The proposed access drive locations are shown in Figure 4. Both access drives connect to SW Dartmouth Street on the east side of the site. The northern driveway will consist of a two lane cross - section and will be limited to right -turn movements only. The southern driveway will consist of a three -lane cross-section with two lanes in outbound direction and a single inbound lane. Kittelson & Associates, Inc, 13 cap PO 6P .l 1\17553 O C1 VD11. 1J1If10 31VS310Hi 00,1500 ITVrld J,l a vtr am --" of /retiiv ``,,,.....rr�" '� \ \\ J, \`,,' i�~j, r CJ � \ \ \1 \ \ \ \ \ \1�\ \ 0 r; \t ,� �1t'�r►`".. \ \ \ \ \ \ \ \\ \ \ \\ F' 0 ! e\ / //., // / 11 / /'''' 1 IIIIIL \\\\\\ '\ \ \ \ \ \\. //11/1/11/41/11 / 1 j-l.LLt III \,`\ T�� 3ff CvSrCO WHOLESALE CORPORATION I I l I9 I S1TV .L,AN I �� i l l l; TIGARD LOCATION September 1993 Tigard Costco Wholesale Outlet Traffic Impact Analysis SITE GENERATED TRAFFIC VOLUIVIES Current site plans call for the construction of a Costco Wholesale Outlet of approximately 155,415 gross square feet of floor area. Several sources wet e investigated in order to develop a reasonable yet conservative estimate of the number of weekday p.m. peak hour vehicle trips likely to be generated by this development, These sources include previously published observations of the trip generating characteristics of several Costco wholesale facilities located in Oregon, Washington, and California (Reference 1), field studies of Costco wholesale facilities conducted by Kittelson & Associates, Inc., a recently published ITE Journal article examining the trip characteristics of club warehouse stores (Reference 2), The ITE 5th Edition of Trip Generation was not used because no land use was identified that matched the unique characteristics of Costeo, Some of characteristics that distinguish Costco from typical retail chairs are as follows: • Because it is a wholesale outlet, Costco exhibits many characteristics typically asso- ciated with industrial and warehousing uses. However, Costco facilities also typically generate substantially more traffic than is normally associated with most industrial land uses, * Because of the variety of goods that it offers for sale, Costco facilities also exhibit characteristics associated with retail commercial land uses. • The daily and weekday p,m, peak hour trip generation rates (expressed in terms of vehicle trip ends per 1,000 square feet of floor area) are substantially lower for a Costco facility than for a typical retail center. This is partly due to the demonstrated high sales volume per vehicle trip end. In most of the published information reviewed and data collected for previous studies of Costco wholesale stores (References 1, 2, 3, and 4), the p.rn, peak hour trip rates for club wholesale stores like Costco were substantially lower than the approximately 6 trips /1,000 square feet of gross leasable area rate that would be used for a similarly -sized shopping center. For purposes of this study, a conservative daily trip rate of 37.3 trips per 1,000 square feet and a afternoon peak trip rate of 3.73 trips per 1,000 square feet was assumed. Estimates of total daily and p.m, peak hour driveway volumes for the proposed Costco wholesale center and associated use were developed based on these assumed trip rates. Based on the daily traffic volumes on Highway 99W and the site's proximity to 99W, a retail center in this location could be expected up to draw 50% of its site traffic from vehicles already passing by the site on Highway 99W. In recognition of the destination orientation of wholesale shopping trips, only 20% of the total p.m, peak hour trip generation was assumed to be already passing -by the site on Highway 99W, in the case of this Costco Wholesale Outlet, it has been assumed that pass -by trips will be drawn to the outlet from Highway 99W. The remaining 80 percent are assumed to be representative of new trips and trips diverted from other areas to the study area. Y These assumptions are considered conservative, and it is likely the actual traffic impacts of the proposed retail center will be even less than indicated within the remainder of this report, Based on the information described above, the trip generation characteristics shown in Table 2 were estimated for buildout of the site in accordance with the proposed site plan on a weekday p.m. peak hour basis. Kittelson Associates, Inc. 15 1 l 1 1.. f a I 1 1 1 September 1993 Tigard Costco Wholesale Outlet Traffic Impact Analysis Table 2 Projected Weekday Trip Generation for the Proposed Site 156,1:15 Gros Square Feet of Costco Wholesale Outlet Trip Type Daily P.M. Peak Total In Out Pass -By" 1,120 110 55 55 New 4,480 450 225 225 Total l 5,600 560 280 280 * Estimated to be 20% of total site generated trips, TRIP DISTRIBUTION /ASSIGNMENT The distribution of site- generated trips onto the roadway system within the study impact area was estimated through eAamination of ti,, anticipated market area relative to the existing street circulation system, a review of trip distribution estimates prepared for other nearby develop- ment proposals, and a review o, the existing traffic volumes and circulation patterns. As a result of these analyses, the estimated trip distribution pattern shown in Figure 5 was prepared. The distribution of these trips was taken directly from the existing east -west split of traffic on Highway 99W. BACKGROUND VOLUME DEVELOPMENT Simultaneously with or prior to the development of this site, the funded transportation improvements will occur. These new facilities will promote a shift in existing travel patterns within the Triangle. There is expected to be no significant benefit to travellers with origin and destinations outside of the Triangle and as such, these new facilities are not expected to attract significant amounts of external trips through the Triangle. Therefore, the increase in traffic volumes within the triangle will primarily be due to two factors; 1) shifts of travel patterns within the Triangle, and 2) new development within the Triangle. These factors are described below in more detail. Traffic Attracted to bartrnouth Traffic generated in the southern portion of the Triangle which currently uses 72nd Avenue and Hunziker to reach destinations southeast of the Triangle is expected to be attracted to Dartmouth. This traffic would use Highway 99W in combination with Dartmouth to reach the desired destination, Similarly, some traffic entering the Triangle from southbound Iy5 which has destinations with primary access to 72nd Avenue will use Dartmouth to reach that street. As well, some of the traffic generated north of the proposed Dartmouth alignment will divert from Highway 99W to Dartmouth between the origin and the 78th- Dartmouth /Highway 99W intersection, ff Traffic Attracted to Improved 72nd Avenue A portion of the traffic currently using the 68th Avenue corridor to travel between the northern portion of the Triangle and south of Highway 217 can be expected to divert with the improved connection between 72nd Avenue and Highway 99W. 1 Kittelsoh & Associates, Inc, 16 Ft TRIP DISTRIBUTION COSTCO WHOLESALE OUTLET TIGARD ORECON SEPTENE3ER 1993 September 1993 Tigard Costco Wholesale Outlet Traffic Impact Analysis Traffic Generated by New Developments with the Triangle A retail center with Cub Foods as the major anchor tenant was recently approved for construction near the intersection of 72nd /Dartmouth, Traffic generated as a result of this development has been included in the 1994 background traffic volumes. The above factors are reflected in the 1994 background traffic volumes shown in Figure 6. The level of traffic diversion was estimated by preparing a traffic assignment model of the Triangle based on the land use descriptions provided in the 1988 ODOT study and trip generation characteristics from ITE Trip Generation, This model was calibrated to existing p.m, peak hour ground counts. INTERSECTION LEVELS OF SERVICE Using the estimated trip distribution pattern shown in Figure 5 and the existing pattern of travel on Highway 99W (for the pass -by trips), the traffic anticipated to be generated by the proposed development during weekday evening peak hours (both new and pass -by trips) was assigned to the street system within the study area. The assignment of this site - generated traffic to specific road segments and intersections within the study area is shown in Figure 7. Figure 8 illustrates projected total traffic volumes at all key intersections within the study area under 1994 weekday evening peak hour conditions, with full development of the site, Table 3 suznmarizes the results of the intersection LOS analyses under 1994 background and 1994 with project conditions, All of the study intersections are expected to exhibit acceptable LOS during the p.m. peak hour with development of the project, It should be noted, however that the 99W /Dartmouth inter r' ction is approaching its design capacity, and any further development within the Triangle would likely result in capacity deficiencies at that intersection. Table 3 Future 12.MV1. Peak Hour Level of Service Signalized Intersection 1994 Without Project 194 With Project I Delay V/C LOS belay V/C LOS 1. 78th - Dartmouth /Hwy 99W 23.4 0.95 C 29.0 0.97 D 2. 72nd /Hwy 99W 15.8 0.80 C 16.0 0.81 C ! Four -Way Stop Controlled Intersection ; 1994 Without Project a 194 With Project Delay V/C LOS Delay V/C LOS MI 3. 72nd /Dartmouth 8.1 0.54 E3 13.3 0.78 Two -Way Stop Controlled Intersection 1594 Without Project 1994 With Project ? Reserve Capacity LOS Reserve Capacity LOS 4. Costco North Access to Dartmouth I 720 A 5. Costco South Access to Dartmouth 140 D Kittelsoh & Associates, Inc. is COSTCO WHOLESALE OUTLET FIGURE TIGARD OREGON SCPTEM8LR 1 503 .. .. .. ... .. ,.. ...... ., r .. . ..... ., ,. .. '.. � �' "....,.. �: -,. _'. ... • � MFG SW HAINES R©. SW HAMPTON SITE GENERATED P.M. PEAK HOUR TRAFFIC COSTCO WHOLESALE OUTLET �TE�� 1 994 TOTAL P.M. PEAK HOUR TIRAFFIC COSTCQ WHOLESALE t UTLET FIGURE TIGARD, OREGON SEPTEMBER 199 :i 7049FIG8 i P^ j September 1993 Tigard Wholesale Outlet Traffic Impact Analysis TRAFFIC SIGNAL WARRANT ANALYSIS As a part of thin analysis, a special investigation was conducted to evaluate the need for installing traffic signals at the South Costco Access /SW Dartmouth Street intersection instead of stop control on the outbound site driveway movements. The Minimum Vehicular Volume Warrant (Warrant 1 as described in Reference 5) and the Interruption of Continuous Flow Warrant (Warrant 2) are both based on the eighth- highest hour conditions. The Peak Hour Volume Warrant (Warrant 11) was also examined. For the purposes of this analysis, it is assumed that the eighth - highest hour is equivalent to approximately 70 percent of the peak hour, Additionally, only half of the minor street's projected right -turn volume is included for warrant evaluation purposes, because right turning vehicles would likely benefit very little from a traffic signal, It is important to recognize that these warrants are necessary, but not by themselves sufficient justification for the installation of a signal. For example, the warrants evaluated above take into account traffic volumes on all major and minor street approaches, but do not explicitly account for driver delay, directional distribution of the main street traffic, or the proportion of side street vehicles making right turns instead of left turns. Other system wide considerations, such as the effect on capacity and levels of service, should also be taken into account, In many instances, unsignalized intersections meeting one or more of these warrants continue to operate very satisfactorily and with even less total delay than would occur if a traffic signal were installed. Thus, professional judgement should be used in assessing the need for a traffic signal even after one or more of the above- identified warrants are satisfied. The results of the traffic signal warrant analysis are shown in Table 4, Under 1994 projected conditions with the project, the Main Site Access /SW Dartmouth Street intersection does not meet any of the warrants tested for signalization, Therefore, it is recommended that the south access drive operate with stop sign control upon completion of the project, Table 4 Traffic Signal Warrant Analysis Intersection Warrant Met? ' Overall : Itvaluatiorn Warrant #1 Warrant #2 Warrant #11 Costco South Access NO NO , NO NO With the completion of the Dartmouth Street and 72nd Avenue improvements, it is likely that development of the adjacent commercial properties within the Triangle (particularly those abutting Dartmouth Street) will occur v,ithin the next 1 -5 years. Accordingly, signal warrants at the south site driveway were also examined assuming full development of the commercially zoned property that abuts the future Dartmouth extension, With all of these properties fully developed, volumes on SW Dartmouth Street would increase to levels such that level of service deficiencies would develop for the outbound left -turn from the site and MUTCD Warrants 4i2 and 411 would he met, Therefore, it is expected that the south site access driveway will likely require signalization within the next five years, depending on development activity within the Triangle. Kitteisoh & Associates, Inc. 22 1 1 September 1993 Tigard Costco Wholesale Outlet Traffic Impact Analysis These estimates only provide and indication of when operational problems at the intersection may begin to appear, and should not be used to determine when a signal will be required. Field observations of the intersection's operational characteristics and actual volume measurements should be conducted at this location before any decision to install a signal is made. INTERNAL. CIRCULATION The key issues addressed in this report with respect to internal circulation for the proposed development include the following: • The major access driveways should provide clear and unobstructed access throats with sufficient depth to ensure that parking /exiting maneuvers will not create significant conflicts with drivers entering or exiting the site. • The interaction between customers of the commercial center and delivery or service vehicles should be reduced as much as possible. • The number of driveways provided to the site are adequate to disperse the site - gener- ated traffic such that substantial congestion is not likely to occur at any one driveway. Based on a review of the current site plan, it is concluded that the proposed development adequately addresses each of the issues, The two primary access drives have more than sufficient throat depth to accommodate predicted traffic volumes, The internal roadway system around the perimeter of the site has been designed such that all service /delivery vehicles will be able to reach to the loading areas at the rear of the building, which will minimize the interaction between customers of the commercial center and service /delivery vehicles, The operational analysis indicates that an adequate level of service will be provided at all of the proposed site driveways. Further, several 'lternate ingress and egress routes are available, which will minimize the potential for congestion to develop at any single driveway. Consid- ering these factors it is concluded that the number of driveways provided to the site will be adequate to ensure that substantial congestion will not occur at any single driveway location. Kittelsch & As.>oc►ates, 2010 Traffic Conditions 1 1 i 1 September 1993 Tigard Costco Wholesale Outlet 2010 Traffic Conditions 2010 Traffic Conditions The 2010 traffic volume projections within the study area were considered to answer the following question: (a) Within the 20 -year planning horizon, what roadway cross - section will be re- quired on SW Dartmouth Street fronting the site to accommodate future traffic volumes. This information will help the City in determining right -of -way requirements along the site's frontage. To answer that question, a review was conducted of the recently completed Tigard Triangle Specific Area Plan: Transportation & Traffic Evaluation (Reference 7), which evaluated, among other things, roadway cross - section needs for build -out of the remaining undeveloped land within the Tigard Triangle. That study concluded that with build -out of the assumed land use scenario, the segment of Dartmouth between 72nd and Pacific Highway would reed to consist of a basic five -lane cross- section, including two through lanes in each direction of travel and a center median lane for left - turning traffic. Dartmouth, which is currently being constructed, will consist of a basic three -lane cross - section (one travel lane in each direction and a center median lane for left - turning traffic), Therefore, in order to accommodate the ultimate roadway cross - section on Dartmouth, an additional 12 feet of right -of -way will be required along the site's frontage. Kittelbh Associates, Ihc. 25 q Section 6 Conclusions and Recommendations 1111111111111111111111111111111111111111111111111111010111111111111111111111111111M1111111 1 i d i 1 1 1 1 1 i September 1993 Tigard Costco Wholesale Outlet Conclusions and Recommendations Conclusions and Recommendations Based on the results of the traffic analysis described in this report it is concluded that the proposed Tigard Costco can be developed while still maintaining acceptable levels of traffic service and safety within the surrounding transportation system. No off -site improvements are recommended in the near -term to accommodate this development. Based on a review of the current site plan, it is concluded that the proposed develop- ment adequately addresses the following issues: (a) Provision of sufficient major access driveway throat depth. (b) Minimization of interaction between customers and delivery or service vehicles, (c) Provision of sufficient number of site driveways to disperse the site - generated traffic such that substantial congestion is not likely to occur at any one driveway, • Signalization of the Main Site Access /SW Dartmouth Street intersection will not be warranted under projected 1994 conditions, However, it is estimated that this inter- section will likely require signalization within 1 -5 years after the store opens, when other potential development along SW Dartmouth Street has occurred. • Traffic queued on SW Dartmouth Street at its intersection with Pacific Highway West (99W) during the p.m, peak hour will likely block the proposed site access closest to Highway 99W at the northern edge of the site. To maintain adequate traffic operations at this location, restriction of the left -turn movements to and from the site is recom- mended, This restriction can be readily accomplished with the raised median that will be included as part of the Dartmouth Street extension, • A recently completed transportation analysis that evaluated year 2010 build -out conditions within the Tigard Triangle concluded that the ultimate segrnent of Dart- mouth between 72nd and Pacific Highway would need to consist of a basic five -lane cross - section, including two through lanes in each direction of travel and a center median lane for left - turning traffic. Dartmouth, which is currently being constructed, will consist of a basic three -lane cross - section (one travel lane in each direction and a center median lane for left - turning traffic). Therefore, in order to accommodate the ultimate roadway cross- section on Dartmouth, an additional 12 feet of right - of-way will be required along the site's frontage, Klttelson & Asaactates, Inc. Sep yer 1993 Tip .ostco Wholesale Outlet REFERENCES REFERENCES 1. Wilbur Smith & Associates, Inc. Trip Generation Characteristics at Costco Stores, 1988, 2. Wes Guckert. "Trip Generation Comparisons of Club Warehouse Stores ". ITE Journal, April 1993. 3. Kittelson & Associates, Inc. Transportation Impact Analysis for the Northwest Portland Costco, February 1989. 4, Kittelson & Associates, Inc. Transportation Impact Analysis for the Salem Costco, July 1991. 5. Institute of Transportation Engineers, Trip Generation, 5th Edition, January 1991. 6. Kittelson & Associates, Inc. Transportation Impact Analysis for the Cub Tigard Center, February 1993 7. DKS Associates, Inc. Tigard Triangle Specific Area Plan: Transportation at Traffic Evalu- ation, July 1993. Kittelson ,Associates, Inc. PO • •'ti li Sep oer 1993 rig« _'.ostco Wholesale Outlet Appendix A Level of Service Concept Level of Service (LOS) is a concept developed to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment, Six grades are used to denote the various LOS from A to Rat Table Al Level of Service Definitions (Signalized intersections) Level of Service Average Delay per Vehicle to Minor Street A Very low average stopped delay, less than five seconds per vehicle, This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. B Average stop delay is in the range of 5,1 to 15,0 seconds per vehicle. This generally occurs with good progression and /or short cycle lengths. More vehicles stop than for a LOS A, causing higher levels of average delay. C Average stopped delay is in the range of 15.1 to 75,0 seconds per vehicle, These higher delays may result from fair progression and /or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehiclesstopping is significant at this level, although many still pass through the intersection without stopping. D Average stopped delays are In the range of 75,1 to 40,9 seconds per vehicle. The influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavaorable progression, long cycle length, or high volume /capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines, Individual cycle failures are noticable, E Average stopped delays are in the range of 40.1 to 60.0 seconds per vehicle, This is considered to be the limit of acceptable delay.These high delay values generally indicate poor progression, Tong cycle lengths, and high volume /capacity ratios. Individual cycle failures are frequent occurances. P Average stop delay is in excess of 60 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with over saturation. It may also occur at high volume /capacity ratios below 1.00 with many individual cycle failures. Poor progression and Tong cycle lengths may also be contributing causes to such high delay levels, al Most of the material in this appendix is adapted from the Transportation Research Board. Highway Capacity Manual, Special Report 201 (1985), Kittelson & Associates. Inc. 1 1 1 1 1 1 1 1 Sept ,ee1993 Tiga ostco Wholesale Outlet Table A2 Level-of-Service Criteria for Signalized Intersections Level of Service Stopped Delay per Vehicle (Seconds) A 5.0 B 5,1 to 15,0 C 15,1 to 25.0 - D 25,1 to 40,0 E 40,1 to 60,0 60,0 Signalized Intersections The six LOS grades are described qualitatively for signalized intersections in Table Al, ,Additionally, Table A2 identifies the relationship between level of service and average stopped delay per vehicle. Using this definition, a "D" LOS is generally considered to represent the minimum acceptable design standard. KIttebon & A8sociates, Inc, 32 • Sep oer 1993 711gE- Costco Wholesale Outlet Table A3 General Level of Service Descriptions for Unsignalizeel Intersections Level of Service Average Delay per Vehicle to Minor Street A • • Nearly all drivers find freedom of operation, Very seldom is there more than one vehicle in the queue, B • • Some drivers begin to consider the delay an inconvenience, Occasionally there is more than one vehicle in the queue C • • Many times there Is more than one vehicle in the queue, Most drivers feel restricted, but not objectionably so, D • • Often there is more than one vehicle In the queue, Divers feel quite restricted, E • Represents a condition In which the demand is near or equal to the probable maximum number of vehicles that can be accomodated by the movement. • There is almost always more than one vehicle in the queue. • Drivers find the delays approaching intolerable levels, F • • Forced flow, Represents an intersection failure condition that is caused by geometric and /or operational constraints external to the intersection, Unsignelized Intersections The calculation of LOS at an unsignalized intersection requires a different approach. The 1985 Highway Capacity Manual includes a methodology for calculating the LOS at two -way stop - controlled intersections. For these unsignalized intersections, LOS is defined differently than for signalized intersections in that it is based upon the concept of "Reserve Capacity" (Le., that portion of available hourly capacity that is not used). A qualitative description of the various service levels associated with an unsignalized intersection is presented in Table A3, A quantitative definition of LOS for an unsignalized intersection is presented in Table A4, Klttc lson A Associates, Inc. 33 , o • • • • • • • 4 • , • . • • • • Sept 6 ,er 1993 'Tiger ostoc..) Wholesale Outlet • Table A4 Level-of-Service Criteria for Unsignalized Intersections Reserve Capacity (Pc Ph) .1. 400 --..„ Level of Service A Expected Delay to Minor Street Traffic Little or no delay 300-399 B Short traffic delays ........_ 200.299 C , Average traffic delays ...___ 100-199 D Long traffic delays •••rr••••■••••••••••••••••••••••••*••••••••••••*Y.•••••••••■ 0.14•••••• 099 E Very long traffic delays • ,anttloomitall. , When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queueing which may cause severe congestion affecting other traffic movements in the intersection. This condition usually warrants improvement to the intersection. The reserve capacity concept applies only to an individual traffic movement or to shared lane movements. Once the LOS, capacity, and expected delay of all the individual movements has been calculated, an overall evaluation of the intersection can be made. Normally, the movement having the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement, An "E" LOS is generally considered to represent the minimum acceptable design standard, Past experience with the unsignalized analysis procedure indicates this methodology is very conservative in that it tends to over-estimate the magnitude of any potential pxoblems that might exist, This is especially true for minor street left-turn movements. For example, the Highway Capacity Manual methodology does not take into account the effects of vehicle flow platoons that result from upstream signalization, Vehicles traveling in platoons tend to create greater gaps in the traffic flow that sometimes provide additional capacity for the side closest to the signal. Therefore, the results of any unsignalized intersection analysis should be reviewed with this thought in mind, Generally, LOS E for the minor street left turn Itnovement is considered to be acceptable for an unsignalized intersection, although it also indicates that the need for signalization should be investigated, tommommommemom Kate/sari & Associates, Inc, S4 , Soot. er 1993 Tig3 ostco Wholesale Outlet Table A: Level of Service Definitions (All-way Stop Controlled Intersections) Level of Service Average Delay per Vehicle to Minor Street A < 5 Seconds B 5 to 10 Seconds C 10 to 20 Seconds D 20 to 30 Seconds E 30 to 45 Seconds F > 45 Seconds 111 -Way Stop Controlled Intersectionsa There is no accepted procedure for a level of service analysis of an all -way stop controlled intersection. The procedure used for determining LOS for a four -way or three -way stop controlled intersection differs from that described for unsignalized intersections. This meth- odology, which is being reviewed by the Unsignalized Intersection Committee of the Trans - portation Research Board, uses a capacity estimation method based on headways observed at all -way stop controlled intersection in the western United States. The procedure incorporate several important variables, including volumes distribution, number o►flanes on each approach, and the percentage of right and left turns at the intersection. Intersection performance is measured in parameters similar to signalized intersections: delay, volume -to - capacity ratio, and Level of Service using a scale of "A" through "F ". Approach delay on any given leg of the intersection is calculated using the following equation: V Doexp 3.8x Where— D = vehicle delay on a given approach (sec /veh) SV = subject approach volume (vph) C calculated approach capacity (vph) exp w base of natural logarithms In this equation, the quantity SV /C is simply the volume -to- capacity ratio on the approach under consideration. Table A5 presents the LOS criteria for all -way stop controlled intersections, a2 Kyte, Michael. Esrrtna'tng Capacto and Delay al an Stop Conrrailed Intersection. University of Idaho. bcparttnent of Civil Engineering Research Report, September 1989. 1;Itteison & Associates, Inc. 36 SUBSURFACE EXPLORATION AND PRELI1bIINARY GEOTECHNICAL ENGINEERING REPORT PROPOSED COSTCO STORE TIGARD, OREGON PREPARED FOR: MULVANNY -LEE & ASSOCIATES 21.6984 -00 JUNE, 1993 RZAAGRA, Inc. AGRA Engineering & Environmental Services Earth'& E'ivrronnenta! Croup RZA AGRA, Inc • (Formerly. Ritter hcasc.°•2(P'•;c`'' & Ac os7ote -, Inc) Engineering & Environmental Serv!!ces tot June 18, 1993 Mulvanny -Lee & Associates P.C. 12200 Northup Way Bellevue, WA 98005 Attn: Mr. Chandler Stever k .. SUBJECT: SUBSURFACE EXPLORATION AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT PROPOSED COSTCO STORE TIGARD, OREGON Dear Mr. Stever: 7477 SW Tech Center Drive Portland, Oregon 97223 -8024 (503) 639 -3400 FAX (503) 620- 7892 21- 6984 -00 Enclosed are 5 copies of our preliminary report documenting the results of our subsurface exploration and geotechnical engineering study for the proposed Tigard Costco store. Based on our subsurface explorations and geotechnical analyses, it is our opinion that the site is suitable for the proposed development, subject to our recommendations. However, during the course of our study the proposed building location was moved to the southwest corner of the site. This portion of the site is occupied by existing residences, and could not be investigated during our site reconnaissance and subsurface exploration. We recommend that further subsurface explorations be conducted in the proposed building area when site access is permitted. The native, non - organic silt underlying the topsoil is suitable for support of foundation loads up to 2,000 psf. Geatechnical design and construction recommendations are discussed in Section 4.0 of the enclosed report. We appreciate the opportunity to assist you on this project. if you have any questions regarding this report, or require additional information, please contact our office at (503) 639-3400. Respectfully submitted, RZA AGRA, Inc. R. Warren Krager, P.G., S nlor Geologist Stuart Albright, P. E., Sero•otechnical Engineer 1 AGRA Fart; & &nvrro'7mentci' Group TABLE OF CONTENTS 0.0 SUMMARY 1.0 INTRODUCTION 2.0 SITE AND PROJECT DESCRIPTION 2.1 Site Description 2.2 Proposed Project 3.0 SITE EXPLORATION AND SUBSURFACE CONDITIONS 3.1 Site Exploration 3.2 Site Geology and Subsurface Conditions 4.0 RECOMMENDATIONS AND CONCLUSIONS 4.1 Site preparation 4.1,1 Dry Weather Construction 4.1.2 Wet Weather Construction 4.2 Proof - rolling 4.3 Fills 4.4 Areal Settlements 4.5 Retaining Structures 4.5.1 Restrained Walls 4.5.2 Non- Restrained Walls 4.6 Foundations 4.7 Floor Slabs 4.8 Subsurface Drainage 4.9 Utility Excavations 4.10 Seismic Characterization 5.0 PAVEMENT DESIGN 6.0 FUTURE GEOTECHNICAL SERVICES 2 3 3 3 4 4 4 5 6 6 7 7 8 9 9 10 10 10 11 11 12 13 13 13 16 Muivanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21- 6994.00 .D_SUMIMARY The portion of the site that we Investigated is geotechnicaily suitable for the proposed construction subject to the recommendations provided herein. Key design items are summarized below, and are discussed in greater detail in the following sections of this report. Subsurface conditions in the proposed building area could not be investigated because occupied residences were present on the site. However, native soils on the eastern half of this site consist of a layer of topsoil underlain by medium stiff clayey silts to silts. Native soil conditions on the western hall of the site are expected to be similar. The native, non - organic silts are suitable for foundation support of the proposed building and pavements. For the type of building proposed, shallow spread footings bearing on undisturbed native silts or structural fill may be designed for bearing pressures up to 2,000 psf. Topsoil stripping depths are expected to be in the range of six to 12 Inches, but stripping depths up to 24 inches may be necessary in some areas. The native silty soils at this site are moisture sensitive and easily disturbed when wet. We recommend dry weather grading and site work. A granular working blanket will probably be necessary for wet weather construction, Shallow perched groundwater conditions were observed during our subsurface investigation. Deep cuts may encounter perched groundwater. Positive site drainage and foundation perimeter drains are recommended for this site. The native silts are suitable for reuse as structural if used under controlled moisture conditions, Imported structural fill material may consist of any relatively well- graded soil that Is free of debris and organic matter and that can be compacted to the following recommended levels (A$TM D- 1557): Granular P111 - 95% Fine - grained fill outside foundation areas 02% Top eight Inches of pavement subgrade - 95% Retaining Wall Rackfill - 88-90% The preceding summary is intended for introductory and reference use only. Design should be based on the complete recommendations provided in this report, MuivF,nny -Lee & Associates P.C. Proposed Tigard Costco June 1 6, 1993 21 - 698 4-00 Paige 3 1.0 INTRODUCTION This report presents the results of our surface and subsurface exploration and geotechnicai engineering study for the proposed Costco store In Tigard, Oregon. The location of the site and proposed development are shown on the attached site plan, Plate 1. The purpose of our study was to establish surface and subsurface conditions at the site on which to base our conclusions and recommendations regarding foundation and pavement design, grading and construction related geotechnical considerations pertaining to the proposed development, Our scope of work included review of geologic reports and literature for this area, surface and subsurface explorations, laboratory testing, and geotechnicai engineering analyses, This report has been prepared for the exclusive use of Costco, Mulvanny -Lee and Associates, W & H Pacific, and their agents, for specific application to this project in accordance with generally accepted geotechnical engineering practice. Written authorization to proceed with this study was granted by Costco on May 4, 1993. 2.0 SITE AND PROJECT DESCRIPTION 2,1$ l ription The project site is loeated at the southeast quadrant of the intersection of Highway 217 and Pacific Highway (Hwy 99W) In Tigard, Oregon. The west and north margins of the site are bounded by Highway 217 and Pacific Highway (Hwy 99W) right -of -ways, respectively. The east and south margins of the site are bounded by an undeveloped grassy parcel and a wetland scrub area, respectively, The proposed site consists of an undeveloped grassy parcel on the east, and a 19 lot single - family residential tract on the west, which together total approximately 35 acres. The residential portion of the project site was occupied at the time of our field work, so detailed reconnaissance and /or subsurface explorations could not be conducted in this area. Our surface reconnaissance and subsurface explorations were limited to the eastern, grassy parcel Which was vacant at the time of our subsurface exploration. The site slopes gently down to the south, dropping In elevation from approximately El. 220 at the north to El. 170 near the southern property margin. Drainage is generally to the southwest, toward Fenno Creek. An unnamed tributary of Fenno Creek flows along the east and south edge of the property. The southern margin of the site abuts a relatively flat, poorly drained area that contained some areas of standing water during our spring field work. The near - surface site soils consist of soft, moist, slightly organic clayey silt Mufvanny- Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 topsoil underlain by silts of the Aloha soil series. The Aloha soil series develops on alluvial silts of the Willarnette Silt Formation, 2 g Proposed Project The proposed project, as we understand it, will consist of constructing a new retail store with CMU or metal walls, spread perimeter and column footings, and a floor slab on grade. It is our understanding that floor loads in the range of 350 psf and column Toads of about 120 kips are anticipated, The finished floor elevation will be about El. 169,5, This will require a maximum cut of approximately 10 feet on the north side of the proposed building. Structural fill up to 18 feet in height may be required on the south portion of the proposed building pad, The south edge of the proposed parking lot will also be filled approximately 14 to 28 feet. We understand that most of the deep cuts and fills will be structurally retained. Retaining wall heights up to 28 feet are proposed, The project involves construction of a truck loading dock and access drive at the rear of the building, Construction of site utilities, paved auto access drives, paved parking area, and minor landscaping are also proposed, . -p SITE EXPLORATION AND Stip URFAf E CONDITIONS 3.1 Site Exploration Our field exploration for this project was conducted during the week of May 10 -14, 1993, and consisted of geologic /geotechnlcal reconnaissance, and 13 backhoe excavated test pits. Our reconnaissance and subsurface explorations were conducted in the undeveloped eastern portion of the site in the proposed parking area, Test pits or borings were not excavated in the residential portion of the site. Since the proposed building was relocated In in the residential portion of the site, and subsurface explorations could not be conducted in this area, our geotechnicai design recommendations pertaining to the proposed building should be considered preliminary. We strongly recommend that further subsurface explorations be conducted in the proposed building area when site access permission Is granted, The backhoe used for the subsurface exploration was a Case 580 K, subcontracted to us by a local contractor. The subsurface explorations were approximately located by pacing from property corners and site features shown on preliminary site plans provided by W &H Pacific, The location of the proposed development, and the approximate locations of our subsurface explorations are shown on the Site Plan, Plate 1. Mulvanny -Lee & Associates P.C. Proposed Tigard Costco June 18, 1993 21- 6984 -00 Page 5 Soil characteristics, test pit excavation conditions, and groundwater occurrences were logged in the field by a registered geologist from our firm. Representative samples of the site soils were returned to our nails laboratory for further examination, classification, and testing. Descriptive logs of the subsurface explorations are included in the appendix of this report. 2 Site Geology and Subsurface Conditions Based on our office research and subsurface explorations, we have determined that the near - surface geology of the site consists of Late Pleistocene age deposits of silts with minor very fine - grained sands, and a trace of clay. This silt deposit is referred to in geologic literature as the Willamette Silt Formation, named by Allison in 1953. The Willamette Silt Formation is a slack water silt deposit resulting from repeated temporary inundation of the Portland Basin and Willamette Valley by Pleistocene glacial outburst floods of the Columbia River, The last of these great floods, also thought to be one of the largest, occurred about 12,400 years ago. Only minor erosion and deposition of alluvium, soli horizon development, and cultivation have modified the site soils since original deposition. The geologic unit discussed above has been cultivated and weathered to form a surficial topsoil zone. The near - surface topsoil is underlain by unweathered silty soils, The engineering properties of these soils Is discussed in more detail in the following sections: Organic Topsoil - The upper 6 inches to two feet of the site soils consist of dark brown slightly organic topsoil that may have been cultivated a number of years ago, This layer generally consists of a soft, moist to wet, dark brown to black, organic silt to clayey silt that is not suitable for support of foundations, pavements, or for use as structural fill. Most of the organic topsoil is confined to the upper 6 -12 inches, but deeper topsoil is present on the flatte' southern portion of the property. In this area organic topsoil up to two feet is present. Stripping depths in the range of 12 inches are expected to remove most of the soft, organic topsoil from the parking area, However, Isolated areas of deeper stripping may be necessary, and we recommend that we be retained to evaluate the stripped subgrade. Topsoil stripping depths in the residential portion of the site are expected to be highly variable. Undisturbed Native Silt d Underlying the topsoil and disturbed near - surface silty soils of the Aloha series, native soils consist primarily of slit, with very fine - grained sand, and a trace of clay. based on our test excavations, the undisturbed slit consistency varies from medium stiff to stiff. The relative soil moisture content was damp to moist at the time of our exploration. These silts are generally suitable for subgrade Mulvanny -Lee & Associates P.G. Proposed Tigard Costco June 16, 1993 21-6984-00 support of pavements and moderately loaded foundations if prepared in accordance with our recommendations (see Section 4.0). The silts are moderately compressible, and proposed fill loads are expected to result in area settlements. Because the soils are moderately well- drained, we expect areal settlements to occur fairly quickly upon loading (see Section 4.4). These silts are also suitable for use as structural fill if placed and compacted near the optimum moisture content, which is in the range of 14 to 16%. Moisture contents at the time of our subsurface investigation were in the range of 20 to 25%. Close monitoring of soil moisture content and compaction effort may be required during site grading if native soils are used for structural fill. The fine - grained soils are very moisture and frost sensitive and are easily disturbed when wet. We strongly recommend dry weather grading and construction at this site. Surface Runoff and Groundwater • A rock -lined drainage or storm runoff ditch has been constructed near the center of the site. However, it does not appear that significant water flows through this ditch. it appears that most of the rain water that falls on the site percolates into the ground. Minor runoff in the form of sheet flow may occur during periods of heavy and /or prolonged precipitation. Slight to moderate seepage of groundwater was observed in a few of the subsurface explorations on this site. Standing water was present at the ground surface on the southern margin of the property. Based on the soil texture and color observed in subsurface explorations it appears that most of the site soils are moderately well drained, It is probable that the record rainfall of April, 1993, has resulted in deveiopemnt of minor zones of perched groundwater. Permanent groundwater is expected to fluctuate near elevation 160 in the vicinity of this site. As a precaution against perched subsurface water accumulating under foundations or floor slabs we recommend foundation and floor slab elevations at or above existing grades, with subsurface drains installed around all perimeter footings, 4c� IaECC►Itllh� NaATIgI�IS AND CONCLUSIONS NS 4.111t1Preparatiort Prior to beginning construction, all areas of the site that will receive structural fill, foundations, floor slabs, or pavements should be cleared of any previous improvements, stripped of organic topsoil, roots, and any non engineered manmade fills, I,e., and excavated to firm, non-organic, undisturbed native soil or structural fill. • Muivanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21- 6984 -00 Topsoil stripping depths are expected to vary from approximately six to 24 inches in depth over most of the site. Topsoil stripping depths in excess of two feet may be necessary along the southern margin of the site. An average 12 inch stripping depth will remove most of the organic topsoil in proposed parking and access' drive areas. Depth of topsoil stripping and fill removal in the residential portion of the site are expected to vary substantially. We recommend that old foundations, utilities, and other existing site improvements be removed down to firm native silts or engineered fill, and the resulting excavation should be backfilied with compacted crushed rock. Failure to adequately abandon and backfill old foundations and utilities may cause moisture to enter structural fills and under boor stabs, possibly leading to excessive settlements or premature slab failure. After removal of existing site improvements, and stripping of organic debris and topsoil, we recommend that the resulting exposed subgrade be observed by a representative from our office. Any areas of soft or undesirable soil should be overexcavated down to firm non - organic silty soil, We have provided recommendations for both wet weather and dry weather construction. However, due to the moisture sensitive nature of the silts at this site, we recommend that the site be prepared during dry weather to minimize disturbance to the subgrade. if wet weather grading is attempted, we anticipate that pumping and /or rutting of the subgrade will result, and these areas will require overexcavation and stabilization with granular material In accordance with Section 4.1.2. 4.1.1 d3ry'Weather onstruction - Seasonal wetting, drying, freezing, and thawing has loosened the near - surface silty soils. After topsoil stripping and excavating to final grades, but before any new fill is Installed, we recommend that all pavement and floor slab areas be scarified to a depth of at least eight inches. The scarified soil should be moisture conditioned as necessary and compacted to at least 92% relative to ASTM D -1557. Even during dry weather it is possible that areas of subgrade will become soft or will pump. Soft or wet areas that cannot be effectively dried and compacted should be prepared in accordance with Section 4.1.2. Firm, undisturbed foundation subgrade In deep cut areas will not require scarifying and recompacting. 4.1.2 Wet Weather Construction During wet weather or when adequate moisture control cannot be maintained for the fine - grained soils, it may be necessary to install a granular working blanket to support construction equipment and provide a firm base on which to place subsequent 'lls and pavements. Commonly the working blanket consists of a bank run gravel or pit run quarry rock (six inch to eight inch ij Mulvanny -Lee & Associates P,C, Proposed Tigard Costco June 16, 1993 MIN 21-6984-00 Page 8 maximum size with no more than 5% by weight passing a No, 200 sieve). We recommend that we be consulted to approve the material before installation, The working blanket should be installed on a stripped subgrade in a single lift, with trucks end - dumping off an advancing pad of granular fill, After installation, the working blanket should be compacted by a minimum of four complete passes with a moderately heavy steel drum or grid roller. The working blanket must provide a firm base for subsequent fill installation and compaction. Ordinarily a working blanket of 12 to 18 inches is adequate, depending on the gradation and angularity of the granular material. This assumes that the material is placed on a relatively undisturbed subgrade in accordance with the preceding recommendations, and that it is not subjected to frequent heavy construction traffic. Soft, wet areas or haul routes for heavy construction equipment may require a granular working blanket thickness of two feet or more. If particularly soft areas are encountered, approved filter fabric Installed over the silt subgrade may be substituted for up to five or six inches of working blanket thickness, Filter fabrics should be of a non - woven, non - degradable type, If desired, we can provide you with sample specifications for this material. Construction practices can greatly affect the amount of working blanket necessary. By using tracked equipment and special haul roads, the working blanket area cell be minimized. The routing of dump trucks and rubber -tired equipment across the site during wet weather may require extensive areas and thicknesses of working blanket. Normally the design, installation, and maintenance of a working blanket is made the responsibility of the contractor, 4,2 PrQof- rollinq Following subgrade preparation in accordance with the previous sections, and prior to fill placement, or base course Installation, we recommend that the subgrade be proof - rolled with a fully - loaded 10 to 12 yard dump truck, This pertains to ail building and pavement areas, Any areas that pump, weave or appear soft and muddy should be overexcavated and backfilled with compacted granular fill, if a significant length of time passes between completion of fill placement and commencement of construction operations, or if significant traffic has been routed across the site, we recommend that the site be similarly proof - rolled again before final placement of base rock, asphalt, or concrete is allowed. Mulvanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 Page 9 4.3 Fills Any fills on this project should be installed on a subgrade that has been prepared in accordance with the recommendations In Sections 4.1 and 42 of this report. Fills should be Installed in horizontal lifts not exceeding about eight inches in thickness, and should be compacted to at least 92% relative compaction for silty soils, and 95% for sands and gravels. The top eight inches of pavement subgrade should be compacted to 95% relative compaction. This criteria may be reduced to 85% in landscaping or planter areas. Compaction specifications are based on the maximum dry density of the soil as obtained by the ASTM D- 1557 method of compaction. During dry weather, structural fills may consist of virtually any relatively well- graded soil that Is free of debris and organic matter that can be compacted to the preceding specifications. The native silts (excluding topsoil /organic soils) would generally be adequate for these fills if placed and compacted near the optimum moisture content of the soil. The optimum soil moisture content Is approximately 15 %, while the current moisture content at the time of our exploration was as high as 25 %. During dry summer weather a day or more of drying time may be needed for each eight Inch thick lift. Air - drying or adding water, with occasional mixing or discing may be required to adequately moisture condition the site soils for use as structural fill. 4.4 Areal Settlements The deep areal fills proposed for this project will increase the stresses In the existing soil strata, causing variable consolidation and settlement, even if the fills themselves are adequately compacted. Areal settlements resulting from the weight of newly installed fills on the southern margin of the building pad are expected to be in the range of four to six inches. Since the proposed building will require both cuts and structural fills, significant differential settlement across the building pad is anticipated. We recommend that settlement plates with extension rods be Installed on the native subgrade In deep fill areas, The rods should be surveyed periodically during and after construction of the fills to verify settlements. Construction of the proposed building should proceed only after the rate of settlements decrease, It Is our preliminary estimate that settlements will be 90% complete by approximately 30 days after completion of the fill. We point out, however, that wet weather grading or poor filling techniques can prolong and /or increase settlements. We recommend that we be contacted to review fill settlement data before construction of the proposed structure begins, Muivanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 Page 10 4.5 Retaining Strructures The tables presented in this section summarize our recommendations for design of retaining structures. These values represent our best estimates of long terra pressures that will develop in an active or at -rest state of stress. No factors of safety are included in these numbers. These values assume that retaining structures will be adequately drained by either weep holes spaced no more than six feet on center or by a perforated pipe subdraln installed in a properly graded filter material or wrapped in a filter fabric (also see Section 4.8). Retaining wall backfill should consist of relatively free - draining granular soil lightly compacted, not in excess of 90% relative to ASTM D -1557. Overcompaction can greatly increase retaining wail pressures. �d.5,1 Restrained Wails - Restrained walls are any walls that are prevented from rotation during backffiiiing. Most basement walls are restrained at the top by a floor and fall into the category of restrained wails. In addition, any retaining walls that are rigidly connected to buildings or that make sharp bends may fail into this category. We recommend that rigid walls be designed for the pressures shown below. Backfill Slope Equivalent Fluid Pressure Ha rizontal/Vertical Imo. /cu. ft. Level 40 3H :1V 80 2H:1V 100 These pressures represent our best estimates of actual pressures that may develop and do not contain a factor of safety. AIL Non-Restrained Walls - Non - restrained walls have no restraint at the top and are free to rotate about their base. Lateral movement at the top may bo up to t /zoo times the wall height. Most cantilever retaining wails fail Into this category. We recommend that non - restrained walls be designed for the pressures shown in the following table. Backfill Slope c�r�zgntal, V rtical Level 3HIV 2H:1V Equivalent Fluid Pressure mss. /cu. ft. 30 Mulvanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 Page 11 These pressures represent our best estimate of actual pressures that may develop and do not contain a factor of safety. 44 Fpundations The medium stiff to stiff undisturbed native silts and structural fill are suitable for support of light to moderate foundation loads. We recommend that an allowable net bearing pressure of 2,000 psi be used for column and perimeter footings. This allowable bearing pressure assumes that foundations are a minimum of 12 Inches wide and are a minimum of 18 Inches below lowest adjacent exterior grade. This bearing pressure may be increased by one -third for short term loading such as wind o, tisrnic forces. For dead loads less than or equal to 120 kips for columns, and in the range of 4-6 kips /ft for continuous footings we do not expect total foundation settlements to exceed one inch, and differential settlements to exceed one -half inch. Rapid settlement of foundations are expected, with nearly ail of the settlement to be complete by the end of construction. For passive pressures in resistance to lateral Toads a 350 pcf equivalent fluid weight may be used for the site soils, excluding soil within one foot of the surface where no passive resistance should be used In design, unless confined at the surface by pavement. A base friction equal to 40% of the vertical load may be used at the base of foundations as sliding resistance. If foundations are excavated during wet weather it may be necessary to install a thin layer of crushed rock or lean concrete in footing bottoms to minimize subgrade disturbance during placement of loans and reinforcement steel. 4.7 Floor Slabs Floor slabs on grade should be prepared In accordance with Section 4,1, Site Peeparation. We recommend that any floor slab areas be proof -rolled with a fully loaded dump truck. Any areas that pump, weave, or appear soft or muddy should be overexcavated and stabilized with compacted granular fill. Floor slab design thickness will be controlled by the subgrade soils In the building area. For recompacted silt subgrade at this site we recommend using a modulus of subgrade reaction of 200 psi /in, A minimum six-inch thick compacted crushed rock layer should be installed over the prepared subgrade to provide a capillary barrier ,n • Mulvanny-Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 Page 12 and to minimize subgrade disturbance during construction. This crushed rock material should be well - graded, angular, and contain no more than 5% passing a # 200 sieve. Since the northern half of the proposed building is in cut, and occasional lenses of perched groundwater were observed in the subsurface, we feel that the possibility of moisture accumulating under the building floor slab exists. If floor moisture is a concern, we recommend installing an impermeable membrane between the crushed rock and the floor slab to minimize floor moisture. To maximize water tightness, the membrane must be installed in accordance with the manufacturer's recommendations: Normally, a thin sand layer is placed both below and above the membrane. The lower sand layer is to protect the barrier from punctures during construction, and the overlying layer is to prevent differential moisture loss In the concrete gel which can result in slab curl. In general, a 6 mil polyethylene barrier is suitable for this purpose if the contractor takes care not to damage or tear the material during installation. 4.8 Subsurface Drainagg During site contouring positive surface drainage should be maintained away from all buildieg foundations. Perimeter footing drains are recommended around all exterior footings at, or slightly below, the base elevation of the footings. Underslab drains should not be necessary unless seeps or springs appear in the building subgrade. AN drainage systems should be sloped to drain by gravity to a storm sewer or other positive outlet. Water from downspouts and surface water should be independently collected and routed to a storm sewer. This water must not be allowed to enter the subsurface drainage system. The following figure Illustrates typical foundation perimeter drainage. Impermeable Membrane 1 11 4inch Diameter — Perforated PV OOP cawed .,w......,.�- Non.wowen Fitter Fabric Open Graded Crushed Pock 16 Mulvanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21- 6984 -00 Page 13 4.9 Utiliy,„Excavations The exploration pits were excavated easily with a Case 580 K rubber tired backhoe. No rubble fill, boulders, or other excavation obstructions were encountered during our subsurface exploration. No side wall instability was observed in the exploration pits. However, minor seepage of perched groundwater was noted at depths of seven to 10 feet in several of the exploration pits. Although not observed in the exploration pits, vertical slopes In fine- grained soils of this nature often collapse suddenly and without warning. It is recommended that all utility excavations deeper than about three to four feet be shored in conformance with OSHA standards, or be sloped no steeper than 1 H :1 V. Flatter slopes may be necessary if caving occurs, or if heavy bows of groundwater are encountered, During the winter and spring excavations below perched or static groundwater are expected to require occasional dewatering with a sump pump. Shoring and dewatering systems are typically designed and provided by the contractor. 4,10 Seismicaracterization Recorded significant seismic activity in the immediate vicinity of this site Is limited, Currently the site is in UBC zone 3, where a Z factor (developed to be equivalent to peak effective horizontal ground acceleration in g's) of 0.30 may be used, A site soil coefficient S3 with a value of 1,5 may be used in base shear calculations. The site's near surface soils are not particularly susceptible to liquefaction, and during a zone 3 event we would anticipate that softening of the site soils would be minor and would result In negligible footing settlements. Developing site specific response spectra is beyond the scope of this work, and we recommend using UBC developed spectra, 5.0 PAVEMENT DESIGN In order to facilitate pavement design, we have conducted two CBR tests on the near - surface clayey silt soils sampled at this site. Based on this Information we feel that the following should be used for pavement design: Relative ,Compaction 95% Resilient CBR k Value Modulus (p0 4 i 25 6,000 We have alternate pavement designs for both asphalt and portland cement concrete,. Ali designs have been prepared in accordance with widely accepted AASHTO design methods. We have provided a range of pavement designs for various traffic conditions. These pavement sections are provided in Table 5.0, • 4 • /,M c 1 Mulvanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21-6984-00 Page 14 Pavement Designs. Our designs assume that the subgrade will be prepared in accordance with Sections 4.1 and 4.2 except that the top eight inches should be compacted to 95% relative to AASHTO T -180 or ASTM D- 1557. Specifications for pavements and base course should conform to current Oregon State Highway Department specifications, with the addition that the base rock should contain no more than 5% passing a #200 sieve, and that asphalt concrete be compacted to a minimum of 91°h relative to Rice density. TABLE a.0 PAVEMENT DESIGN ASPHALT CONCRETE PAVEMENT: Approx. Number Approx. Number of Asphalt Concrete Crushed Rock of Trucks per 16 kip design axles Thickness Base Thickness Da each way) jito Auto Parking 10 2.0 7 5 22 2,5 8 10 44 2.5 9 15 66 2.5 10 25 110 3.0 10 50 220 3.5 11 100 440 4.0 12 150 660 4.0 13 PORTLAND CEMENT CONCRETE PAVEMENT:405 Approx. Number Approx. Number of P,C.C, Crushed Rock of Trucks per 18 kip design axles Thickness Base Thickness Day (eachy I (in.) in 5 22 5,0 0 10 44 5.5 0 15 66 6.0 0 25 110 6.5 0 50 220 6,0 6 100 440 7,0 6 150 660 7.5 6 • A An Muivanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 ASPHALT CONCRETE WITH ASPHALT TREATED BASE :6 21- 6984 -00 Page 15 Approx. Number Approx. Number of Asphalt Concrete Asphalt treated of Trucks per 18 kip design axles Thickness Base Thickness payloch way) ,(1000„] (in.) in. 5 22 2.0 6 10 44 2,0 7 15 66 2.0 7 25 110 2.5 7 50 220 3.0 8 100 440 3.5 8 150 660 4,0 8 Notes: 1) All pavement sections were designed using AASHTO design methods, 2) All pavement sections assume an AASHTO reliability level (R) of 90 %, with a terminal serviceability of 2,0 for asphalt concrete, and 2.5 for cement concrete. 3) The 18 kip design axle loads are estimated from the number of trucks per day using State of Oregon typical axle distributions for truck traffic and AASHTO Toad equivalency factors, and assuming a 20 year design life. 4) Concrete design ba3ed on a modulus of rupture equal to 550 psi, and a compressive strength of 4000 psi, 5) Concrete sections assume plain jointed or jointed reinforced sections with no load transfer devices at the shoulder, 6) Asphalt Treated base refers to °Plant Mix Asphalt Treated Base" with a minimum Marshall stability of 1200 lbs. If possible, construction traffic should be limited to unpaved and untreated roadways, or specially constructed haul roads, If this Is not possible, the pavement design selected fi T:<,rn Table 5.0 should include an allowance for construction traffic, Stabilizing the top of subgrade with a fabric may be helpful and enonomical, We would be happy to provide appropriate fabric specifications and corresponding rock thickness reductions upon request. 0% 1 Muivanny -Lee & Associates P.C. Proposed Tigard Costco June 16, 1993 21- 6984 -00 Page 16 _6A111.111_1131 GEOTECHNICAL SERVICES The recommendations contained in this report are based on information gathered during our field studies and literature review, and on information provided by Costco, Muivanny -Lee & Associates, W & H Pacify;. In order to correlate preliminary soil data with the actual soli conditions encountered during construction, and to check for construction conformance to our report, we also recommend that we be retained for construction observation of stripping, grading, compaction, foundation excavations and other soils related portions of this project. It is particularly important for us evaluate areal settiement data, to ascertain settlements are esentiaily complete before foundation anf framing begins, We have not yet received a detailed copy of the plans for this project, We recommend that we be provided an opportunity to review the final plans and specifications when they become available. This will allow us to determine whether any change in concept may have affected the validity of our recornrnendations, and whether our recommendations have been correctly interpreted. If you have any questions or desire further Information, please feel free to contact the undersigned. RZA AGRA, INC. R. Warren Kreger, P.G,, Senior Geologist Stuart Albright, P,E., n 16 G hni . ' ngineer, NOTE: DRAWING BASED ON PLAN PROVIDED BY : W&H PACIFIC PROJECT NO, 4-304-0301 CADD DWG. 0304PROIDWG XREE: TIGARD DATED: 6/7/93 PROPOSED COSTCO BUILDING 53 TP-13 WETLAND DELINEATION LINE 120 60 0 120 240FT LEGEND: [TP-13 rgi APPROXIMATE TEST PIT LOCATION II •••••■ ••■•••••• ...A.. RZA AGRA, Inc. w.o. IFortorly RIttsitio.04.6mtn Atzexiaindmi DESIGN RWK ENGINEERING ENVIRONMENTAL SERVICES DRAWN ML 747taW, red, Caller &Ivo DATE 6/17/93 Para)* Oregon 0234024 SCALE NOTED Phew Mt Et104400 Pot 150 6,M7802 SITE PLAN - APPROXIMATE TEST Pa LOCATIONg MULVANNY LEE AND ASSOCATES COSTCO WHOLESALE CORP. TIGARD, OREGON TWSF., DfWMNOS ARE THE PROPERTY OF RZA AGRA CONSULTANTS A.NOARE NOT TOSE IREPRCOUCE b IN ANY MANNER WITHOUT THE WRITTEN CCINSENT OF TIZA ACM Mulvanny -Lee & Associates Proposed Tigard Costco June 18, 1993 TEST PIT LOGS Depth (ft.) Materials Encountered Test Pit No. 1 21- 6984 -00 Page 1 0 - 0.5 Sod and medium gray brown Topsoil. 0.5 - 8.0 Stiff to medium stiff, damp to moist, medium brown lightly mottled Silt. 8.0 - 11.0 Medium stiff, moist to wet, media ; brown and Tight brown mottled Silt, Test pit terminated at 11 feet, and ltickfilled upon completion. Pit No. 2 0 - 1,5 Dark brown Topsoil Fill with terra cotta brick rubble. 1.5 - 10.0 Stiff, moist, medium brown lightly mottled Silt. Test pit terminated at 10.0 feet, and backfifed upon completion. Test Pit No. 3 0 - 0.5 0.5 - 8.0 8.0..11,0 TetPQtNo.4 0 - 1.0 1.0 - 11.0 Sod and rooty, dark brown Topsoil, Medium stiff to stiff, darnp, medium brown Silt. Stiff, damp to moist, medium brown and tan Silt. Slight seep of perched groundwater at 8 feet, Test pit terminated at 11 feet and backfiiled upon completion, Sod and dark brow 1, rooty, Topsoil, Stiff, damp to molsk, medium brown slightly mottled Silt. Slight seep of perched groundwater at 7 feet. Test pit terminated at '11 feet and backfiiled upon completion. Tgst pit Igo. 0 - 1.0 Sod and dark brown Pooty Topsoil, 1.0 w 8.0 Medium stiff to stiff, damp, medium brown lightly mottled Silt. 8.0 - 11.0 Stiff, moist, yellowish brown Silt to clayey Silt. Test pit terminated at 11 feet and backfliled upon completion. • Muivanny -Lee & Associates Proposed Tigard Costco June 18, 1993 TEST PIT LOGS 21- 6984 -00 Page 2 Depth 0,t0 Materials Encountered Test Pit No. 6 0 - 0.5 Sod and dark brown rooty Topsoil, 0.5 - 8.0 Medium stiff to stiff, damp, medium brown slightly mottled Silt. 8.0 - 11.0 Stiff, moist to wet, medium brown Silt. Perched groundwater seeping into test pit at 10 feet. Test pit terminated at 11.0 feet and backfilied upon completion, Test Pit No.," 0 - 0.5 Sod and dark brown rooty Topsoil. 0.5 - 5.0 Stiff, damp to moist, medium Silt 5.0 - 10,0 Stiff, wet to moist, medium brown mottled Silt. Trace of perched groundwater seepage into test pit at 5-6.5 feet. Test pit terminated at 10.0 feet and backfilled upon completion, Test Pit No. 8 0 - 0.5 Sod and dark brown Topsoil, 0,5 - 4.5 Medium stiff to stiff, damp to moist, medium brown Silt, 4.5 - 8.0 Stiff, moist, medium brown lightly mottled Silt. Test pit terminated at 8.0 feet and backfilled upon completion. ,et pit No. 9 0 - 1.0 1.0 - 7.0 list Pit NQ,10 Sod and dark brown Topsoil. Stiff, damp to moist, medium brown Silt. Trace of perched groundwater seepage at 4 feet. Test pit terminated at 7.0 feet and backfilled upon completion. 0 1.0 Sod and dark brown Topsoil. 1.0 - 7.5 Stiff, damp to moist, medium brown lightly mottled Silt. No seepage observed. Test pit terminated at '1.5 feet and backfilled upon completion. Mulvanny -Lee & Associates Proposed Tigard Costco June 18, 1993 21-6984-00 TEST PIT LOGS Depth (ft.) Materials Encountered Test Pit No. 11 1 1.0 Sod and dark brown Topsoil. U p 1.0 - 7.0 Stiff, damp to moist, medium brown Silt. Test pit terminated at 7.0 feet and backfilled upon completion. Test Pit jig, j2 0 - 1.0 Sod and dark brown `topsoil. 1 1.0 - 7.5 Stiff, damp to moist, medium brown Silt. Test pit terminated a 7.5 feet and backfiiled upon completion. Test Pit No. 13 0 2.0 Sod and dark brown to black organic Topsoil Fill. 2.0 - 7,0 Stiff, damp to moist, medium brown lightly mottled Silt. No seepage observed, Test pit terminated at 7.0 feet and backfiiled upon completion. LL rt RZA AGRA, Inc. (Formerly: Rittenhouse - Zeman] & Associates, 1'3c Engineering & Environmental Services ovo $ August 11, 1993 Costco Inc, c/o Mulvanny -Lee & Associates P.C. 12200 Northup Way Bellevue, WA 98005 Attn: Mr, Kelly McBride SUBJECT: SUPPLEMENTAL SUBSURFACE EXPLORATION AND GEOTECHNICAL INFORMATION PROPOSED COSTCO STORE TIGARD, OREGON Dear Mr, McBride: 7477 SW Tech Center Drive Portland, Oregon 97223 -8024 (503) 639-3400 FAX (503) 620 -7892 21 -06984 -00 In accordance with Costco's authorization, we conducted five additional borings on the proposed Costco store site in the residential subdivision that was not previously accessible to us. The proposed building pad is domed ii. this area. The approximate location of the borings is shown on the attached site plan. Logs of the borings are also included at the end of this letter. The purpose of the additioaai subsurface explorations was to confirm geotechnicai soil conditions in the proposed building area, and screen for possible environmental contamination. A letter report discussing the findings of the environmental screening will be sent separately. The five borings in the building area encountered shallow manmade fill and native clayey to sandy silts, and perched groundwater at multiple levels. In general, the subsurface conditions observed in the supplemental borings in the proposed building pad are consistent with conditions observed in previous subsurface explorations on the balance of the development area. We previously prepared a preliminary geotechnical engineering report for this project that outlines our recommendations for site preparation, grading, foundation design, drainage, and other geotechnical concerns. Based on the additional subsurface explorations, it is our opinion that the conclusions and recommendations provided in the preliminary report are applicable to the proposed building area. The following recommendations are supplemental to the preliminary geotechnical engineering report prepared for this project. AGRA Earth & Environmental Group Mulvanny -Lee & Associates P.C. Proposed Tigard Costco August 11, 1993 21- 6984 -00 Page 2 SITE PREPARATION - Significant uncontrolled fills or other soil conditions detrimental to the proposed development were not encountered in the borings. However, minor landscape or topsoil fill is present on a number of the existing lots. Underground utilities, floor slabs, foundations, and possibly basements are also present on the existing lots. As discussed in our preliminary geotechnical engineering report, we recommend complete removal of non - engineered fills and previous improvements and backfllling the resulting excavations with compacted crushed rock, After stripping and removal of previous improvements, we should be retained to observe the prepared subgrade. RETAINING WALL BACKFILL AND DRAINAGE - Significant groundwater was encountered at depths ranging from ten to 20 feet below the ground surface In the two northern borings, B -1 and B -2. it Is expected that significant water will he encountered in the proposed retaining wall cuts on the perimeter of the development area, and possibly in floor slab or pavement subgrades. Adequate retaining wall drainage will be required to prevent excessive wall pressures from developing. Backfill behind retaining walls should consist of free - draining granular material. To minimize pressures on retaining walls, we recommend the use of crushed rock backfill (conforming to OSHD Standard Specification 703,08). Use of other material could Increase wall pressures. Overcornpactlon of this fill can greatly increase lateral soil pressures. We recommend that this fill be compacted to between 88% and 90% relative compaction (ASTM D- 1557). in addition, we recommend that all fill within about five feet of retaining walls, be compacted with lightweight, hand- operated equipment. The following figure illustrates recommended retaining wall backfill and drainage details. Wa'l Drain Material Such as Miradrain SAND BACKFILL �---� .� .o Perforated PVG Pipe ~--� ---- Pea Gravel NATIVE SOIL Approved Non - woven Filter Fabric F4 Mulvanny -Lee & Associates P.C. Proposed Tigard Costco August 11, 1993 21- 6984 -00 Page 2 SITE PREPARATION - Significant uncontrolled fills or other soil conditions detrimental to the proposed development were not encountered in the borings. However, minor landscape or topsoil fill is present on a number of the existing lots. Underground utilities, floor slabs, foundations, and possibly basements are also present on the existing lots. As discussed in our preliminary geotechnical engineering report, we recommend complete removal of non - engineered fills and previous improvements and backflliing the resulting excavations with compacted crushed rock. After stripping and removal of previous improvements, we should be retained to observe the prepared subgrade. RETAINING WALL EIACKFILL AND DRAINAGE - Significant groundwater was encountered at depths ranging from ten to 20 feet below the ground surface in the two northern borings, B -1 and B -2. It is expected that significant water will be encountered in the proposed retaining wall cuts on the perimeter of the development area, and possibly in floor slab or pavement subgrades. Adequate retaining wall drainage will be required to prevent excessive wall pressures from developing. Backfill behind retaining walls should consist of free - draining granular material. To minimize pressures on retaining walls, we recommend the use of crushed rock backfill (conforming to OSHD Standard Specification 703.08). Use of other material could increase wall pressures. Overcompactlon of this fill can greatly increase lateral soil pressures, We recommend that this fill be compacted to between 88% and 90% relative compaction (ASTM D- 1557). In addition, we recommend that all fill within about five feet of retaining walls, be compacted with lightweight, hand - operated equipment. The following figure Illustrates recommended retaining wall backfill and drainage details. Wall Drain Material Such as Miradrain SAND BACi{FILL //1 e Approved Non-woven Filter Fabric Pea Gravel NATIVE SOIL Perforated PVC Pipe emu Mulvanny -Lee & Associates P.C. Proposed Tigard Costco August 11, 1993 21. 6984 .00 Page 3 SOJfj URFp±CE DRAINAGE - During site contouring positive surface drainage should be maintained away from all building foundations. A orn to two percent slope away from the building pad should be sufficient to control surface water. However, i cut areas seeps of groundwater may appear on sUrfaice grades, and these areas should be provided with drainage. For this project we recommend excavating a cutoff trench in the subgrade and Installing a perforated drainage pipe within an envelop of free draining gravel. Drainage details should be provided on a case by case basis. Failure to install adequate drainage may result in premature pavement or floor slab failure. Perimeter foundation drains are recommended around all exterior footings at, or slightly below, the base elevation of the footings. If finished floor elevations are below adjacent exterior grades, or if seeps or springs appear on the building subgrade, we recommend underslab drains in addition to the foundation perimeter drains. All subsurface drains should be protected by a filter fabric to prevent internal soli erosion and potential clogging. Ail subsurface drainage systems should be sloped to drain by gravity to a storm sewer or other positive outlet. Water from downspouts and surface water should be independently collected and routed to a storm sewer. Surface water must not be allowed to enter the subsurface drainage system. The following figure illustrates typical foundation perimeter and undersiab drainage details. 4lnch Diameter Perterated PV Pipe Approved t onmoven - Piller f=abric Open Graded shod -- Impermeable Membrane Muivanny -Lee & Associates P.C. Proposed Tigard Costco August 11, 1993 21 - 6984 -00 Page 4 PLAN REVIEW AND GEOTECFiNICQL CONSTIUJ j N A,gEl"RVATi ION - We have not reviewed final grading, wall, and foundation plans for this project. We recommend that we be provided the opportunity to do so in order to determine whether any change in design may have affected the validity of on! recommendations. We also recommend that we be retained for construction observation of stripping, grading, compaction, foundation excavation':, and other soils related construction operations in order to correlate preliminary soli data with the actual soil conditions encountered during construction, and to check for construction conformance to our report. We appreciate the opportunity to assist you on this project. If you have any questions regarding this information, please contact the undersigned. P. Warren gager, CIE,G,, S or Engineering Geologist OREGON R. WARR4N IMAGER technical Engineer OREGoN ;Si ,,2e �,ib® rAL6 ?•. 0 if 1 1 1 1 1 1 120 so 0 B-1 6-2 4?? R. HANS , GRUNBAUM MR. & MRS.. FRANK SCHREINER 11750 .0... 4. ■■•••• ...MN • 8-5 11935 120 240FT SCALE: 1120` APPROXIMATE LOCATION OE HEATING OIL U,S.T. LEGEND 8-1 el TEMPORARY ENVIRONMENTAL MONITORING WELL LOCATION GEOTECHNICAL SOIL BORING LOCATION PLATE 1 RZA AGRA, Inc. (ranneAltahmixtuss,Zentan & ALaeeJ El4GiliratrUNG & ENVIRONOENTAL SERWES 747 S.W. Tech Cankr Wye Portienct Orson =WON Mom, 150 6=4W For 0503)80.7922 A W.0, DESIGN flan. INAWN WRN./ML DATE W10/03 SNOTED SAL NO - 1O6984-O2 CAD FILE NAME SITERLAN SUBSURFACE EXPLORATION LOCATIONS PROPOSED COSTCO STORE HIGHWAY 217 AND HIGHWAY 99 TIGARD, OREGON THESE DRAWINGS ARE THE PROPERTY O RZA AGRA CONSULTANTS AND ME NOT 10 0E REP Peo an IN ANY MANNert WITHOUT Tht IkArrtrN CONSENT b tIZA AGM, .1 DJECT: COSTCO - TIGARD vation Reference: N / A Groundwater Surface Elevation: N / A START CARD No.: Well Cornpleted: N/A Relative Casing Elevation: N / A SOIL DESCRIPTION AS-BUILT DESIGN 2" ...PrY., gr.9Y1 . c..1.1.Y§AER ................................ ... ALE./ PPm Very stiff, Moist to wet, rust mcded, gray micaceous SILT with trace clay, tine sand and weathered basaltic gravel. Da. Sch. 40 Temporary PVC Wei Point r Dia. Sch. 40 .020 Mot PVC Watt Screen Nit Encountered groundwater level WD While drilling MeamAred static SW groundwater level Drilling Started: N A 8016 Drilling CoMpleted: N / A RZA AGRA JOB No 109984-02 COSTCO .TIGARD Highway 217 & Highway 99 Tigard, Oregon RZA AGRA o Inc, ENGINEERING ENVRONIVIENTAL SERVICES 7477 SW Mehl Center Drive Portland , Oregon 97223-8024 Phone (503) 639-3400 Logged By: D.S.R. t1 )JECT: COSTCO - TIGARD START CAM RD No.: N / A i' dvation Reference: N / A Well Completed: N IA roundwater Surface Elevation: N / A Relative Casing Elevation: N / A fi eet SOIL DESCRIPTION BORING No.: B -2 AS -BUILT DESIGN Ivry, gray, CRUSHED ROCK (driveway fill) ALEU ppm Medium stiff, moist, black mottled, gray - brown SILT, with trace day, Well Point removed and boring back filled with bentonite Stiff, moist, lightly rust mottled, gray, micaceous SILT, with trace day, and rounded coarse sand, Very stiff, moist, nest mottled, black and gray, fine sandy SILT, with trace of day. 2" Dia. Sch. 40 Tcnipomry PVC Well Point Stiff, saturated, rust mottled, gray, tune sandy SILT, with very thinly bedded sand. r DtL SOL 40 .020 Slat PVC W.0 Soften TOTAL DEPTH 26.5 FEET Encountered groundwater level Wb While drilling Measured static SW groundwater level RZA AGRA JOS No 109984,02 COSiTCCA - TIGARD Highway 217 & l tghway 99 Tigard, Orogon RZA AGRA, inc. ENGINEERING & ENVRONNIENTAL SERVICES 7477 SW Tech Center Drive Portland, Oregon 37223.6024 Phone (503) 639-3400 r 1 31 0 G Boring B -3 SOIL DESCRIPTION • 1 Hollow Stem Auger Stiff, moist, dark brown, micaceous SILT with trace organic fragments (native fill). Stiff, moist, black mottled, brown, micaceous SILT with trace clay, and widely scattered basaltic gravel, Medium stiff, wet, black mottled, brown, micaceous SILT with trace clay and fine sand. Very stiff, moist, lightly rust mottled, brown, micaceous SILT, with trace of clay and fine sand. Very stiff, moist, brown and blue grey SILT, with some clay, and a trace of weathered coarse sand. Very stiff, moist, dark gray, clayey SILT. T. AL T 26.5 FE Ti LEGEND 2,t OM, split spoon sampler 3,0" OM. undisturbed sampler 3.0" 11L Universal sampler 3.0" lying sampler Grab sample Interval UCHEM Laboratory/chemical analysis F • "KZ STANDARD PENETRATION RESISTANCE B. A Blow per foot(140 lb, hammer/30" drop) cc 10 20 30 40 Sarplert pushed % moisture content Sample not recovered Water level fluctuation Static water level Plezometer tip R2A AGRA JOB No. 106984-02 COSTCO - TIGARD Highway 217 & Highway 99 Tigard, Oregon RZA AGRA, inc. ENGINEERING & ENVIRONMENTAL SERVICES 7477 S.W. Tech Center Drive Portland, Oregon 57223 Phone (503) 630 -3400 Fax (503) 620.7852 Baring 8-4 Hollow Stem Auger SOIL DESCRIPTION as -J w G. 2 co STANDARD PENETRATION RESISTANCE . Blows per toot(140 lb. hammer/30" drop), 10 20 30 40 Sod and silty, TOPSOIL Stiff, damp, brown and gray, SILT with trace organic fragments (native fill). Stiff, moist, brown, micaceous SILT with trace fine sand, J r . iI Very stiff, wet, lightly rust mottled, brown, micaceous SILT with some fine sand, Very stiff, moist, dark gray,clayey mottled, brown, micaceous SILT, SILT with trace of coarse sand. Very stiff, moist, lightly rust mottled, dark gray and blue gray, clayey SILT. U AL DEPTH 26,5 EET z 11 0 G LEGEND 2,0" 0.13. split spoon sampler 0.0. undisturbed sampler 3,0" I.D. Universal sampler 3,0" I.D. Ring sampler Grab sample Interval L/CHEM laboratory /chemical analysis P • Sampler pushed % molstU a cO pteht Sample not recovered Water level fluctuation Static water level Piezometer tip RZA AGRA JOB No. 106984-02 COSTCO - TIGARD Highway 217 & Highway 99 Tigard, Oregon A AG , Inc. ENGINEERING & ENVIRONMENTAL SERVICES 7477 S.W. Tech Center Drive Portland, Oregon 97223 Phone (S03) 039 -3400 Pax (503) 620-7892 swoloirmiewrierienuilmenouril * 7 . . , Boring B-5 Hollow Stem Auger STANDARD PENETRATION RESISTANCE SOIL DESCRIPTION Damp, brown and gray SILT with widely scattered organic fragments (native fill). Shelby Tube pushed 12" Stiff, moist, brown, micaceous SILT with trace clay and fine sand. -Shelby Tube pushed 12" Moist, lightly black mottled, gray and brown. micaceous SILT with some clay. Very stiff, moist, dark gray and brown. clayey SILT with a trace of coarse sand, TOTAL DEPTH 21.5 FEET' "14 LEGEND 2.0" 0,D. split spoon sampler 3,0"010. undisturbed sampler E 3.0" La, Universal sampler 3.0"1.D. Ring sampler G Grab sample Interval tJCHEM Laboratory/chemical analysis lemiliwourdrismougiammiowsiimed Sampler pushed % moisture content Sample not recovered Water level fluctuation Static water level Piezometer tip III iii nip Fammir IMMIR N NOM N 111111 MMINNIIMUN N MI MI MEMMINNSONIN MIIIIIMMIII IMMIM rill i 1110111 INIMMIIM IMIMMILHIM UM NIMM MU INIMI MIME ICI 1111 11111 I Ia IM" M IMN 111 11 I MMNIM 1MMu 10O il 1o1 mm INinI M t umis Iuirmml mu MIMI UM MEN MEM rIM MU IM" 1111II iii 1110116iiii uiuiu.iiiisusuivaiiii a 1 1 111 la RZA AGRA JOB No, 106984-02 COSTCO - TIGARD Highway 217 & Highway 99 Tigard? Oregon RZA AGRA, Inc. ENGINEERING 8« ENVIRONMENTAL SERVICES 7477 S.W. Tech Center Drive Portland, Oregon 97223 Phone (503) 639-3400 FaX (503) 620-7892 I • 0. 1 1 1 1 i 1 I a 1 J i "i' ..A �zK�n�i . 3 r1,.t d�� r,,� i�5��',, �#>!: e� .i {'�1+��{'bF".'�E� °;��r�ii' DETERMINATION OF WETLAND AND OTHER WATERS OF THE UNITED STATES FOR THE COSTco/TIGAW SITE TIGAR D, OREGON L'IMSClittfMtitr W &H Pacific, Inc, 3025 112th Avenue NE Bellevue, WA 98004 (206) 827 «0220 1 PACIFIC Creative Solution ... Supuriv Service Final Report to: Title: Costco Wholesale Corporation 10809 - 120th Avenue NE Kirkland, Washington 9803349777 Determination of Wetlands and Other Waters of the United States for the Costco /Tigard Site, Tigard, Oregon Project: 4-304-0301-1,32 Prepared by: Susan D.Meyer, Wetland Ecologist W &H Pacific, Inc, 3025 - 112th Avenue NE Bellevue, Washington 98009 (206) 827-0220 Date: September 27, 1993 i I Id '1. * tr V..' 1 v .; TABLE OF CONTENTS TABLE OF CONTENTS LIST OF FIGURES ii LIST OF TABLES ii WETLAND DETERMINATION SUMMARY SHEET I. INTRODUCTION 1 II. SITE CHARACTERISTICS 1 A. Topography 1 B. Vegetation 1 C. Soils 1 D. Hydrology . 4 I/I. METHODS/SAMPLING PROCEDURE 4 A. Vegetation 4 B. Soils 5 C. Hydrology 7 IV, WETLANDS AND OTHER WATERS OF THE UNITED STATES 8 V. LIMITATIONS 11 VI. LITERATURE CITED 12 APPENDIX A Field Data Sheets 4.304-0301 \wpdata\cogeowe.rpt 1 , ID 1, , PV DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCO/TIGARD SITE, TIGARD OREGON LIST OF FIGURES Figure 1, Vicinity Map Figure 2, Soil Survey Map 3 Figure 3, Wetland Map 9 LIST OF TABLES 4. 304 -001 \wpdata \costcowe. rpt 11 DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCO /TIGA 7► SITE, TIGAIU) OREGON WETLAND DETERMINATION SUMMARY SHEET SITE NAME: Costco / Tigard SITE LOCATION: SE corner of Pacific Highway and Highway 217 CLIENT: Costco Wholesale Corporation HYDR Gil Hydrology appears to be directly related to the high groundwater table observed in the low -lying areas of the site. Areas of ponded water and soil saturation was observed throughout the on -site portion of the wetland, although the western area had more surface water present at the time of the site visit, SOIL: Three soil tyres are mapped on this site by SCS: the McBee- Chehalis association, Huberly silt loam, and Verboort silty clay loam. Huberly silt loath and Verboort silty clay loam are listed as hydric soils on the national list of hydric soils. Huberly silt loam was found to occur throughout the majority of the on -site portion of the wetland. Verboort silty clay loam underlies the extreme western wetland area. VE3ETATION: Vegetation communities are distinctly different between the eastern and western portions of the wetland. The eastern on -site portion is dominated by grasses and fortis such as meadow foxtail, tall fescue, wooly vetch, Leichtlin's camas, roughstalk bluegrass, curly dock and sedge. This area appears to be used as pasture or for hay production in the past. The western portion of the wetland was comprised of a cattail /reed canary grass community with Oregon ash . extending to the south. Species observed in this area included cattail, reed canary grass, soft rush, roughstalk bluegrass, sedge, large - leaved avens, teasel, rose, hawthorne, and 1-Iimalayan. blackberry. DETERMINATION: Only a small portion of the Costco /Tigard site meets the criteria for a jurisdictional wetland. The majority of this wetland, which is associated with a tributary to Fanno Creek, extends off-site. The northern extent of the wetland occurs at or just above the toe of the slope. The wetland meets the criteria for a jurisdictional wetland in the following ways: 1) greater than 50 percent of the dominant vegetation is Facultative or wetter; 2) the soil profile exhibts low soil chroma with bright mottles; 3) direct observation of ponded water or soil saturation to the surface. PROJET STAFF: Susan D. Meyer, Wetland Ecologist 4w3O4 -0301 \wpdxt\costeowc, that ili • DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCO /TIGARD SITE, TIGARD OREGON L INTRODUCTION This report presents the results of field investib.. ;dons on the Costco site in Tigard, Washington County, Oregon. The site is located in the southeast corner of the intersection of Pacific Highway and Highway 217 (Figure 1). Site investigations were initiated to assess the extent of wetlands on the subject property. Site visits were made on May 11, 1993 and September 10, 1993 for the purpose of identifying and delineating jurisdictional wetlands. Based on this field study, one wetland area was found to occupy a portion of the subject property. II. SITE CHARACTERISTICS A. Topography The Costco site slopes steadily from northwest to southeast. The southern portion of the site becomes relatively flat at the toe of the slope. B. Vegetation The majority of the project area is comprised of perennial grasses and forbs. The area may be used for hay production, as little vegetative matter from the previous year was observed. The upland slope is comprised of mostly planted or weedy introduced species such as meadow foxtail (Alopecurus pratensis), tall fescue (Festuca arundinacea), foxtail barley (Hordeunz jubatum), wooly vetch (Vicia villosa), geranium (Geranium spp. ), Himalayan blackberry (Rubus discolor), and plantain (Plantago spp.). As the slope flattens out, more moisture tolerant plants such as rushes and sedges become dominant. At the southern edge of the project area an Oregon ash (Fraxinus latifolia) stand is located adjacent to a stream. C. Soils Three soil types are mapped on this site by the Soil Conservation Service (1982) (Figure 2). The McBee - Chehalis association, Huberly silt loam, and Verhoort silty clay loam. The McBee - Chehalis association consists of soils on nearly level bottom lands which formed in recent alluvium. The association is about 45 percent McBee soils, 40 percent Chehalis soils, and 15 percent inclusions. Mcbee soils are moderately well drained soils with silt loam to silty clay loam textures and have an effective rooting depth of more than 60 inches, Chehalis soils are well drained. Texture and rooting depth is similar to that of McBee soils. 4- 304 -0301 \wpdeth \eostcowe. rpt 1 • ".4.2z1vItf , b 7'4* ,.„.. ' ' . ‘"ri , ;(1,,, •.• , •-04A ' V". i ' . • +.',.` • ' , • - ' ;,* *,+°` Mf ,.) ,* V '''' % ;:,;•• • 10, rt 'e ■ * * . #"*- • 4 4ax ,, ,..,', 'i ' v . . + t* '4 .A.i , ■i'' , 11 rr ..t:44160 .• ' 4 , )14/ • •eit:: 14 , * 4 "3: \AT ttY:'• DETERMINATION OF WETLANDS AND OTHER WATERS OF TIIE UNITED STATES COSTCO /TIGARD SITE, TIGARD OREGON Huberly silt loam is a poorly drained soil that formed in mixed silty alluvium on terraces. Permeability through this soil is slow, and effective rooting depth is 20 to 30 inches where a fragipan exists. Huberly silt loam is on the national list of hydric soils (Soil Conservation Service 1991). Verboort silty clay loam is a poorly drained soil in narrow, irregularly shaped, concave areas along drainageways. Permeability is slow and areas underlain by this soil type are subject to frequent flooding. This soil is included on the national list of hydric soils (Soil Conservation Service 1991). D. Hydrology The southern portion of the property, at the toe of the slope, is underlain by a shallow groundwater table as observed in the field. A stream located to the southeast of the property boundary flows south into Fanno Creek which is fed by the high groundwater table. III. METHODS /SAMPLING PROCEDURE Preparation for the field investigation began with review of the Washington County soil survey and the US Geological Survey Quadrangle which includes this site Preliminary investigations help to direct our field efforts in a more efficient manner. The state of Oregon requires that wetland delineations follow the technical guidelines outlined in the Lot of En sneers Wetland Delineation Manual (1987). The methodology within this document (hereafter referred to as the Corps Manual) requires three parameters to be present for an area to be considered a wetland. These parameters are hydrophytic vegetation, hydric soil, and hydrology, The "Routine On -Site Determination" method for delineating wetlands was used at this site. The Corps Manual defines wetlands as: "Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions," A. Vegetation Hydrophytic (Wetland) Vegetation is defined in the Corps Manual as: ",r, macrophytic plant life growing in water, soil or on a substrate 4- 304.0301 \wpdata \costcowe, rpt maratalsoaterainsartrosomm 4 r • DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCo /TIGAIm SITE, TIGARD OREGON that is at least periodically deficient in oxygen as a result of excessive water content," An area must have a dominance of hydrophytic vegetation for the vegetation parameter to be rnet.Individual plant species are rated as to their Wetland Indicator Status (WIS) by a system developed by the U.S. Fish and Wildlife Service (USFWS). The rating system is based on a species' probability of occurring in wetlands and is shown at the bottom of Table 1, The USFWS has published the National List of Plant Species That =n Wetlands (Reed 1988), which lists plant species and their corresponding WIS. Various plant communities were identified within the project area. Sample plots were established within these communities, where dominant plant species were recorded and assigned a corresponding WIS rating, All plant names used in this report follow standard species designations included in Flora of the Pacific rthwest (Hitchcock and Cronquist 1987), An area is considered to have a hydrophytic plant community if at least 50 percent of the dominant plants in an area are Facultative, Facultative Wetland, or Obligate Wetland (Table 1), B. Soils The Soil Conservation Service in coordination with the National Technical Committee on Hydric Soils has published dric Sons of the United States (1991). This document in conjunction with the 5oJ1 Survey cif Washingtt� n cunt', Orggo (1982) was used as a guide to determine the presence of hydric soils on the site. The list of hydric soils contains the most recent definition for hydric soils: ".., soils which are saturated, flooded or ponded long enough during the growing season to develop anaerobic conditions in the upper part," 4.304 -0301 \wpdata\costcowe, rpt 5 u DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCO/TtGARD SITE, TIGAIU) OREGON Table 1. Wetland Plant Species List SCIENTIFIC NAME COMMON NAME WETLAND INDICATOR STATUS Alopecurus pratensis roughstalk bluegrass FACW Ca'massla leichtlinit Leichtlin's camas FACW Carex spp, sedge FAC -OBL Crataegus monogyna hawthorne NL* Dipsacus sylvestris teasel NI ** Festuca arundinacea tall fescue FACU Fraxinus latifolia Oregon ash FACW Genz macrophyllutn large - leaved avens FACW Juncus ej usus soft rush FACW Phalaris arundinacea reed canary grass FAC Pea trivialts roughstalk bluegrass FACW Rosa sppe rose Rubus discolor Himalayan blackberry FACU Rumex crispus curly dock FACW Typha latifolia cattail OBL Vicia ytllosa wooly vetch NL * Not erg ** No indicator assigned OBL Obligate Wetland Plants that occur in wetlands greater than 99 % of the time FACW Facultative Wetland Plants that occur in wetlands greater than 66% of the time PAC Facultative Plants that occur in wetlands 33% to 66% of the time FACU Facultative Upland Plants that occur in wetlands less than 33% of the time UPL Obligate Upland Plants that occur in wetlands less than 1% of the time 4'304- O3O1\wpdata\castcewe, rpt • 1 1 1 DETERMINATION OF WETLANDS AND OTIIER WATERS OF TIM UNITED STATES COSTCO/TIGARD SITE, TIGARD OREGON Field indicators for hydric soils include, but are not limited to low soil chroma, mottling, gleying, high organic matter content in the surface horizon, and occurrence of hydrogen sulfide (only produced in a strongly reducing environment). Mottles are blotches or spots of yellow to reddish brown or gray that usually develop within the soil matrix. Mottles form under alternating oxidized - reduced conditions corresponding to alternating unsaturated- saturated soil moisture conditions. Gleying immediately below the A- horizon is a field indicator of markedly reduced soil, and gleyed soils are hydric soils. Tiner and Veneman (1987) describe gleying below: "Gleyed soils are gray, green, or blue and visually are very distinctive. They are formed under anaerobic conditions associated with prolonged water saturation, Iron and manganese are found in their reduced forms in saturated soils. These reduced minerals mix readily with water and are easily removed from the soil column in a process known as gleization or gleying ", Soil pits were dug to at least 18- inches at sample plot locations with a sharp shooter shovel. The soil was then analyzed by comparing moist soil colors to those in a Munsell Color Chart (1990). The soil was also rubbed between the fingers to determine texture and consistency and smelled to detect sulfidic material, Numerous soil cores were taken with a dutch auger along the wetland peripheries and analyzed for hydric soil conditions to better define the wetland boundary. C. Hydrology Wetland hydrology is the driving force behind all wetlands and their creation. An area has wetland hydrology: ".,,when saturated to the surface or inundated at sotne point in time during ml average rainfall year (Corps Manual). Precipitation, stratigraphy, topography, soil permeability, and plant cover all influence the wetness of an area. Some positive indicators of wetland hydrology are visual observation of inundation, soil saturation, water marks or drift lines on vegetation, sediment deposits, and wetland drainage patterns. A visual observation of these indicators was made at each sample plot and soil probe location. Two sample plots were located within the identified wetland (Plots #2 and #3) and two were located in the adjacent upland (Plots #1 and #4) (Figure 3), Field data sheets 4- 304- 0301dwpdats \cast iwe, rpt 7 4 f 1 i DETERMINATION OF WETLANDS MW OTHER WATERS OF THE UNITED STATES COSTCO /TIGAR D SITES TIGARD OREGON (Appendix A) show a detailed list of dominant plant species present, describe soil color and texture to 18- inches, and note hydrologic indicators for each sample plot. IV. WETLANDS AND OTHER WATERS OF THE UNITED STATES Wetlands are considered to be valuable natural resources largely due to the ecological functions they perform. Wetlands contribute to the control of water pollution and seasonal flooding, may be sites for groundwater recharge or discharge, and provide critical wildlife habitat. The water purification function of wetlands is directly related to sediment stabilization, toxics retention, and nutrient removal and transformation. These functions rely on wetland vegetation and are performed through a variety of biological and chemical processes. Wetlands are valuable for flood control in lowlands where they provide storage capacity for excess runoff from surrounding upland areas. Flood storage value varies according to wetland size, topography, surrounding land uses, and association with other wetland systems. Groundwater exchange is important in areas that experience dry seasons, This function is dependent on wetland location in the watershed, hydrologic teghme, wetland size, and soil permeability, Wetlands which exhibit high values for wildlife habitat are structurally diverse in vegetation communities, both upland and wetland, Surrounding land uses also determine the habitat value of a wetland, One wetland was identified and delineated on the subject property (Figure 3). The wetland is associated with the nearby stream. Its total size is unknown because it extends well off-site, probably following the course of the stream both to the north and south. The on -site portion is a Palustrine emergent wetland according to the classification system developed by Cowardin et al. (1979). Palustrine scrub /shrub and forested wetland components exist off -site. Wetland hydrology is dependent on the high groundwater table present in the low -lying areas near the stream. The emergent portion of the wetland is located at the toe of the slope and extends to the west property boundary. Dominant vegetation observed in the eastern portion of the property at the toe of the slope (Plot 1/2) was meadow foxtail, tall fescue, wooly vetch, Leichtlin's camas (Carnassia leichiiinii), roughstalk bluegrass (Poa trivialis), sedge (Care. spp. ), and curly dock (Rumex crispus). The western portion of the wetland (Plot #3) is comprised of more Obligate Wetland and Facultative Wetland species due to the greater amount of surface water present here. This area contains a Typha /Phalaris community which is bordered to the south by shrubby Oregon ash (Fraxinus lat(alia), Dominant species in this area include: cattail (7ypha lat jfolia), soft rush (Juncos eJJlisus), roughstalk bluegrass, Himalayan blackberry (Rubus 4.304 -0301 \wpdata \costcowe. rpt 8 DELINEATED- LUETLANicf,' BOUNDARY „ 1 i 1 1 1 1 t 1 1 1 1 1 1 t i I 1 DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCOITLGA W SITE, TIGARD OREGON discolor), teasel (Dipsacus sylvestris) and large-leaved avens (Geum macrophyllum),. Oregon ash trees extend further south and form a corridor along the stream corridor. A few shrubby, non - native hawthornes (C'rataegus monogyna) are scattered at the northern edge of the wetland. These shrubs are ornamental species that have escaped from cultivation (Hitchcock and Cronquist 1987). A complete list of plant species observed within the wetland is included in Table 1. Soils associated with the on -site wetland are mapped as Huberly silt loam (Figure 2). Soils observed in the field fit the description for the Huberly soil type discussed in the soil survey (Soil Conservation Service 1982). In the eastern portion of the wetland just below the upland /wetland boundary (Plot #2), very dark gray (10YR 3/1) silt loam with common dark yellowish brown mottles (10YR 3/6) extends to 10- inches. From 10 -20- inches, very dark gray silty clay loam with very abundant dark yellowish brown mottles is present. At the time of the field visit, the soil surface in the western wetland area was inundated (Plot #3). The soil profile is uniform, consisting of black (5YR 2,5/1) silt loam to 18- inches, Yellowish brown (10YR 5/6) mottles are common throughout the top 18- inches. The area delineated as a jurisdictional wetland meets the criteria outlined in the Corps Manual in the following ways: 1) greater than 50 percent of the dominant plants are Facultative or wetter; 2) low chroma soils with mottles and the presence of sulfidic material in the soil; 3) on -site observation of ponded water during the growing season, Functions and values were qualitatively assesed for the wetland in its entirety; that is including the off-site portions. It exhibits a moderate value for the water quality enhancement function because it is large and has a high percent of vegetation cover, especially emergent vegetation. No significant pollution source is contributing to it at this time which lowers its value for this function. The wetland has a high value for flood attenuation due to its large size, proximity to developable lands, and high percentage of woody vegetation beyond the property boundary. It has a moderate value for groundwater recharge. Value for this function is limited because there is most likely not permanent surface water in the wetland, The wetland exhibits a moderate value for wildlife habitat functions and is only limited by the close proximity to the intersection of two major roadways (Figure 1). The wetland has a moderate overall value for all functions, 4- 304.0301\wpdatkilcostcowe, rpt 10 • 1 1 1 • • DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITES) STATES COSTCO/TIGARD SITE, TIGARD OREGON V. LIMITATIONS This report was prepared for the use of Costco Wholesale Corporation, their consultants, and various pertinent agencies. It should be recognized that delineation of wetland boundaries is an inexact science, and different individuals and agencies may disagree on exact boundaries. Any results and conclusions within this report represent our professional judgement based on the most recent information provided from publications, maps, aerial photos, and field investigations. The final determination of wetland boundaries is the responsibility of the various resource agencies that regulate development activities in and around wetlands. This report and the delineated wetland boundaries should be reviewed by the appropriate regulatory agencies prior to any detailed site planning or construction activities. 4+304- O3O1\wpdata \costcowe. trpt asieurionomenstease 11 " 61. U DETERMINATION OF WETLANDS AND OTHER WATERS OF THE UNITED STATES COSTCO%TIGARD SITE, TIGARD OREGON VI. LITERATURE CITED Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Llassitacatian Qf Wetlands�d leepwatr Habita...of the Unified Sat;esL U.S.D.I. Fish and Wildlife Service. FWS/OBS- 79/31. 45 pp. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation 1t,�1[anual, Technical Report Y -87 -1, US Army Engineer Waterways Experiment Station, Vicksburg, Mss. Hitchcock, C.L. and A. Cronquist. 1987, Fiora of the P,a ci Alorthwest. University of Washington Press, Seattle. 730 pp. Munsell Color. 1990. Munsell Soil Color Charts, Macbeth Division of Kollmorgen Corporation. Baltimore, MD, Reed, P.B. 1988. National List of Plant Species that r in We, ds• l�torthw� U.S.D.I. Fish and Wildlife Service, Biological Rep, 88(26.9). 89 pp. Soil Conservation Service, 1991. H dric Soils ofThe_Uni ect. at U.S.D.A. in cooperation with the National Technical Committee for Hydric Soils, Soil Conservation Service. 1982. . oil Survey of 'Wasin ton C ounty. Oregon. U.S.D.A. 138 pp, plus maps. 4- 304 -0 01\vvpd ata\oost owt.rpt Aryounimminaseimanneieil ciaisemiimeaerseasuiennoixtraniesesieriaremiliosierimermaima 12 l� 1 1 1 ;f ti DATA FORM ROUTINE ONSITE DE RMINATION METHOD Field Investigators 5 Date State La, County L f Applicant /Owner Do normal environmental, conditions exist at the plant community? Ye Has the vegetation, soils and /or hydrology been significantly disturbed? Project/Site Plant Community # /Nam r(7554 "`""ill (If no, explain on- back.) PD es ..� If yes, explain on back.) / VEGETATION Dominant Plant Sprcirs Indicator Stratums Dominant Pla ur nt Bies Indicator Status Stratum S , le II IN 5 % of • 6 . „FA, ..., wii 7 1.. - ....,. • . . NM /or FACT 3:7` mu _ Is the IIII hydrrphytic dominant species that arc OBL, FACW vegetation criterion met? Yes Clp Rationale: d % ctorv1 r V • , 4-L`. b r w a Habitat Type: ,S (° -"""o( o .�LQ h . , __ SOILS ' Ii tdr4sznined Series /Phase 1 ai,, ,,,,,,+ A4 / d Is the soil on the hydric soils list? Nay.. Is the soil a histosol? Yes et • v Histie Epipeden Present? Yes ' o H. ari;an bepth Texture Matrix Mottles Dt;,ath Color Abundance 5 41 0—it-t) ,-! °' 6'114- /taG rob'6 /a II .a1 f fir a,/ taa� 4e /dY% - 3 Other Rationale: hydric soil indicators. Is the hydric soil criterion mot? Yc N HYDROLOGY Is the ground surface inundated? Y Surface Water Depth --' Is the soil saturated? Yes lo� Depth to free standing water in pit/soil probe hole. — NWIMOVIMMY Other field indicators of surface inundation or soil saturation: Oxidized Drift Water Surface mot zones lines Water marks, Water -borne Wetland drainage Morphological _.. �,- _______,�.. sediment deposits, patterns - stained leaves scoured areas plant adaptions,,,�_,,__, Is the wetland hydrology criterion met? Ye o Rationale for jurisdictional decision: 1-.0 t.L., -b, 0.7) JURISDICTIONAL DETERMINATION AND RATIONALE Is the site a wetland? Ye __.. Rationale for jurisdictional decision he-v,,.5. - • ,s, • , ,c 1„6 - I' I Notes: Wet ■ th l,tnn 0 t DATA FORM - ROUTINE ONSITE DETERMINATION METHOD Field Investigators _ L Date Project /Site ^...+ e -°, °l' State 0.13,, County IA Applicant/Owner Plant Community I/ /Narne . fe 3.- Do normal environmental conditions exist at the plant commun`ity7 �'e�s��(If rio, explain on back.) �� Has the vegetation, soils and /or hydrology been significantly disturbed. esVo)(If yes, explain on back. We .4 la rl(tn VEGETATION, In Dor'ninant Plant S pecks Indicator Stratum O 'Dominant Plant Species ti. ato . SR aotur,,r Status Status / it ♦ f 1 o . • ... r-+ R + ' � • 4 r MINNIE Fe ' +li air r. , t ; . c . r:, . Mid ICI l t.,' ti FtWil % of dominant species that are OBL, FACW /or FAC . Is the hydrophytic vegetation criterion m es /. o Rationale:> % 0,Pe.tp t''1, U t',► ' /» Or /,y Habitat Type: 6-Q , SOILS . Series /Phase cAlciLa 4,c 1,,,\,„t ,,,, ` 4 l wi ec,,5 is the soil on the hydric soils list? d� Undetermin . W... Is the soil a histosol? Ye o Hi.5tie; Epipeden Present? Yes 0 on Depot Texture Matrix _ Mottles p_g_th Color Abundance Om A A l 0 -1a %t, " ,2C .51 j °" a--...n ,Si / 4- i �, / a,. MR 4 U l f 0 —/0 to Abtr L 3/, lD R.. 3� ca*tiMor v ia-tt a .b v + other by driesoil indicators. ' 0 0 c.j. L t., ,h`,, r4 e i, a ,the hydric 5011 criterion met? No Rationale: 0 , / tti,, . • j 0 II"fMIEZaOI .......____ Is the ground surface inundated? 'ess // o � a c...e,5 Surface Water Depth 1.-L..42.. Is the soil saturated? �No Depth to free standing water in pit/soil probe hole. �. ^/ : 1 Other field indicators of surface inundation or soil saturation: Oxidized root zones Water marks Drift lines Water -borne sediment deposits_ Water- stained leaves Wetland drainage patterns Surface scoured areas__„ a . .. • Morphological plant adoptions Is the wetland hydrology criterion met? • No Rationale for jurisdictional dvcisio . 1,4, ik-At,-e•Cd i../), JURISDICTIONAL DETERMINATION AND RATIONALE Isite a wetland? o Rationale for jurisdictional decision c2,„0-.0 7'L.o,,,R. , c.„ ,, .i,,.,�,,,; ,: C�.,&s.,,. r40, ,. Notes: We .4 la rl(tn ,a DATA FORM - ROUTINE ONSITE DE INATION METHOD Field I, Date I 2,3_, Project/Site t Smote Cece a; I / Pkd ,. 41.1 s/c:1 County a r �pplicant/Ovner _ � Plant Commuhi�y /dame Do normal environmental conditions exist at the plant community? es No (If no, explain on back.) Has the vegetation, soils and /or hydrology been significnntiy e4sturbed? Ye o (If yes, explain on back.) VEGETATION. ... ��. E Dominant Plant 3 ies Indicator "Status Stratum Dominant Plant Special In icntor sta us g atUrra G • A' ' CI .4,.. MN b , '--,,,,.. ....,. IMIUM . , ,..� r El r, e-- . �' L ' • . „� R. Moe 1 e - • M .t N r "' rt 4 :'•fh r ?� �1 t .► MOE 9 C' er k ; 1 * n. i d ,. leI.. ' a 0 a 5 .W...t.t...3-t-reS iihn t.A., LA ,S a4 1 a MI % of dominant species that are O ®L, FACW /or FAC''u,, 7 fa the hydrophytic vegetation criterion m o Rationale: S. L�?..4 O.Q1bm e v - l c, C'7 abitat Type: M e4.4. ,...y' , _.4}`27&.. Series /Phase ilt,,,,b (Z,r .mob - r- ,St-,, is the soil on the hydric soils list? / , Undeterruned� Is the soil a histosol? Y "• Histic Epipeden Present? Yes ,, Hori nn Die th Texture Matrix Mottles ,th Color. Abundance S%c eJE 3 ► P r la° E ., e.5, i 6‘" .,. i 0 R -./4v e-ONNVvot,y) Other hydric soil indicators, 5 e It the hydric soil criterion met? Yes o Rationale: LL-y ..,b-- -- ■ . • HYDROLOGY Is the ground Surface inundated? Yes No Surface Water Depth ",�,. " , Is the soil saturated? .- es No Depth to free standing water in pit/soii probe hok4. ,c .A.,1 J tSL„ Other field indicators of surfavc inundation or soil saturation: Oxidized root toms Water marks Drift lines 'Water +borne sediment deposits Water - stained leaves__ Wetland drainage patterns Surface scoured areas plant adoptions Is the wetland hydrology criterion met? es No Rationale for jurisdictional decisuon. 74„._,,,tp.:,ks,./.4..4! c....7= JURISDICTIONAL DETEltM1 NATION A.ND RATIONALE Is the site a wetland? No Rationale for jurisdictional decision Notes: Wcttddti/rral } DATA FORM - ROUTINE ONSITE I) TER 'NATION METHOD Field Investigators Date ` ' F� Project /Site ec, ,�. State b &a, County ....114_,S1.6.4_, Applicant /Owner t Plant Community # /Name Do normal environmental conditions exist at the plant community? Yes /If no, explain on back.) Has the vegetation, soils and /or hydrology been significantly disturbed? Ye�sJ If yes, eY Main on back.) VEGETATION Indicator Indicato Dominant Plant S• ies Status Stratum Dominant Plant $ ecics Stratus 3�r�t 1 '• ,,.:...� � '� �^ . 1. N, � ,•�, r, c!,_,., �P � `�! �' t' ... % of dominant species that am OBL, FACWIor FAC / Is the hydrophytic vegetation criterion met? Yea o r Rationaee: —,�^) d-?', :j-'at�Fil, .) ^+-,- hi L,.��bitat Type: i; a�S`�t --6`— _ SOILS Series /Phase �7,. :"' r �� 1"'"1.‘ Is the soil on the hydric soils list? Yes /AT) Undetermined Is the soil a histosol? Yes/K6-1 Histic Epipeden Present? Ycsil�a `'1 Mottles Horizon Depth Texture Matrix ..�._. . Depth Color Abundance Sz7rc 3 -i SI E4 c( c )o - •yRa�1 °lR" )O y��—() rr Y64‘4()62 _ i Other hydric soil indicators. `-»° Is the hydric soil criterion met? es No Rationale: aJ- �n,..t,,�,,,t,.,, j / h•..1� Is the ground surface inundated? Y'es/ i Surface Water Depth Is the soil saturated? `Yes 11-3-1 Depth to free standing water in pit/soil probe hole, ---- -- Other field indicators of surface inundation or soil saturation: Oxidized root zones Water marks Drift Baca . Water -borne sediment deposits Witter - stained leaves__,__„___ Wetland drainage pattenis, Surface scoured areas Morphological plant adaptions the vs }land hydrology criterion met? Yes vii aJ�rrs.r w»woew�rrl. — Rationale tor jurisdictional decisions �� „w� ' :`' JURISDICTIONAL DETERMINATION AND RATIONALE; Is the site a wetland? Yea No Rationale for jurisdictional decision r.1 —t r .jig N , , :;,,�. , ,1 . `"?" No l : 5 : 1h�/w7 •% .::1-4....)---% y.' . . J. a /�`'� —x—.1- - S-� p .'�' `w -+C,, J I \:..f --t 1 r 1� y,. �' ",j! , �°° :r'�1'i ._][j- _� ..�...�' J•..%� . i „rlyw..r+ �,,,sA...�,' ° ,L.A. «..G» �+�'.•'1)�""'� ..%'i Wettdati . f nn I__,_±.„ . ,... r eo MAIM 1 ' el, 142._ 4.0 d NB El VEGETATION Indicator Indicato Dominant Plant S• ies Status Stratum Dominant Plant $ ecics Stratus 3�r�t 1 '• ,,.:...� � '� �^ . 1. N, � ,•�, r, c!,_,., �P � `�! �' t' ... % of dominant species that am OBL, FACWIor FAC / Is the hydrophytic vegetation criterion met? Yea o r Rationaee: —,�^) d-?', :j-'at�Fil, .) ^+-,- hi L,.��bitat Type: i; a�S`�t --6`— _ SOILS Series /Phase �7,. :"' r �� 1"'"1.‘ Is the soil on the hydric soils list? Yes /AT) Undetermined Is the soil a histosol? Yes/K6-1 Histic Epipeden Present? Ycsil�a `'1 Mottles Horizon Depth Texture Matrix ..�._. . Depth Color Abundance Sz7rc 3 -i SI E4 c( c )o - •yRa�1 °lR" )O y��—() rr Y64‘4()62 _ i Other hydric soil indicators. `-»° Is the hydric soil criterion met? es No Rationale: aJ- �n,..t,,�,,,t,.,, j / h•..1� Is the ground surface inundated? Y'es/ i Surface Water Depth Is the soil saturated? `Yes 11-3-1 Depth to free standing water in pit/soil probe hole, ---- -- Other field indicators of surface inundation or soil saturation: Oxidized root zones Water marks Drift Baca . Water -borne sediment deposits Witter - stained leaves__,__„___ Wetland drainage pattenis, Surface scoured areas Morphological plant adaptions the vs }land hydrology criterion met? Yes vii aJ�rrs.r w»woew�rrl. — Rationale tor jurisdictional decisions �� „w� ' :`' JURISDICTIONAL DETERMINATION AND RATIONALE; Is the site a wetland? Yea No Rationale for jurisdictional decision r.1 —t r .jig N , , :;,,�. , ,1 . `"?" No l : 5 : 1h�/w7 •% .::1-4....)---% y.' . . J. a /�`'� —x—.1- - S-� p .'�' `w -+C,, J I \:..f --t 1 r 1� y,. �' ",j! , �°° :r'�1'i ._][j- _� ..�...�' J•..%� . i „rlyw..r+ �,,,sA...�,' ° ,L.A. «..G» �+�'.•'1)�""'� ..%'i Wettdati . f nn PACIFIC 8405 S.W. Nimbus Avenue P.U. Box 80040 Portland, OR 97280 Tree Survey and Analysis Statement Costco Tigard W811 Pacific perforrned a survey and inventory of the existing trees larger than 6" caliper located within the proposed Costco Tigard site boundries. This effort was in response to the City of Tigard's Development Code Chapter 1880, For each tree with a minimum 6" caliper, a field notation of tree species, approximate size and general location was made. The survey revealed a great diversity of species type and size throughout the residential side of the site, Once completed, each tree was evaluated for "significant tree" status, depending upon the tree species type, size and age, and relative health (resistance to disease and infestation), Of all the existing trees inventoried, three appeared to qualify as significant, Each exhibited significant size and stature for their particular species, and appeared to be in relatively good health, Two trees exhibiting such qualities include a 42" and 36" Oregon Oak, both located in the roadway loop planting area at the end of the roadway, A third significant tree is a 24" Tulip Tree in the front yard of one of the east roadway residences. Given the locations of the significant trees, the location of the proposed building, and the extent of the proposed rough grading necessary to accomodate the building and parking configuration, presevating the three significant trees appears to be impossible. (Please refer to the Grading Plan). However, Costco recognizes that numerous other existing trees within the site have an aesthetic value and would add considerably to the built landscape appearance if relocated from their present locations, Some trees are suitable for transplanting on the site after grading has taken place, There may be opportunities to move them from present non compatible locations to areas where they could be prominantly displayed and allowed to thrive and fluorish, Following is a listing of existing trees that have some potential for being relocated; 6" Corns florida 6" Prunus spp, 8" Quercus garryana 8" Picea pungens 'Glauca' Psuedotsuga menziesii 8" Psuedotsuga menziesii 10" Picea pungens 'Glauca' 10" Psuedotsuga menziesii 12" Picea pungens 'Glauca' 12" Pinus nigra ?lowering Dogwood Dwarf Flowering Cherry Oregon Oak Colorado Blue Spruce Douglas Fir Douglas Fir Colorado Blue Spruce Douglas Fir Colorado blue Spruce Austrian Pine (503) 626-0455 Pax (503) 526 0775 Planning • Engineering 6 Surveying • Landscape Architecture • Environmental Services G) • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 6 Costa) Tigard Tree Survey pg. 2 12" Psuedotsuga menziesii 20" Prunus cerasifera Douglas Fir Flowering Plum V Letfr&.'" RO D G. 'i(EEVER OREGON 4,7 4P7E fat OS'S' nt drW C S\'‘ SEP 17 1993 W & 1-1 Pacific, inc, DEVELOPMENT APPLICATION AUTHORIZATION Date t e. e el ¢. ' 1 t, ' r, 4 property owner of! 1 ' `' St W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review. plan development review, and street vacation for commercial retail use w O*mier DEVELOPMENT APPLICATION AUTHORIZATION property owner ofd ..S. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use. DEVELOPMENT APPLICATION AUTHORIZATION property owner of Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use , • ,,• • , • 1.1 4 . $ I • ft: fill lit' , ,„!„,„ J ti t r •••:' • • r " • 41 1993 Ell &I.; Patific, DEVELOPMENT APPLICATION AUTHORIZATION ER a. Date 3 ' • , LQL'eR property owner ofJL W 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use er11.....romormorrorms.mosommos• Owner Owner • ' • ". i," 1 V. • • Date • • • , • ,e flOtECEIVED SEP 17 1993 \NI & H Pacific, me. DEVELOPMENT APPLICATION AUTHORIZATION J 14Z - kOom , property owner of12.„'2,2s2.3, W. 79th Avenue, authorize W 84 H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use C- Owner •••••••••10••••••••■•••••.........1.0. • Owner n DEVELOPMENT APPLICATION AUTHORIZATION 1, tee,!)_17)4,2_5:1_4(fLaziAi, property owner of jj W. 79th Avenue, authorize W&H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use Owner Owner , . . • e. • • . • P• Date 1 S`; It" P r r r,,,' r ir.,7:;.‘, Lr! L:' (: t,-;,' Li 'v,' LC. V u ,,,. ... .‘`)L-P 25; 1993 Vi &I.{ Pardfic, inc% DEVELOPMENT APPLICATION AUTHORIZATION property owner of W. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review„ plan development review, and street vacation for commercial retail use Owner Owner DEVELOPMENT APPLICATION AUTHORIZATION I Joseph &. Fox & Chuck Kimball , property owner of 1 7 5 __ 0 __S. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use. , 'It ,• 1 1 1 1 1 1 1 OCT-04-1993 16t39 FROM QUAL MED,INC, TO 95260775 P.02 DEVELOPMENT APPLICATION AUTHORIZATION .L.(20211€21-__293 Dote Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for cotrunercial retail use. Owner M1 DEVELOPMENT APPLICATION AUTHORIZATION 1 ) LL / ///iftraC" /14. .l z , 71 OX .16 .w -....` i «..,. / , 1 / ' C� 1. i Pry C_, t�, � t rr • �`'� property owne f:'6.79th Avenue, authorize W 44 H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use. Date Owner Us) 1 tot, .6-cw., Owner DEVELOPMENT APPLICATION AUTHORIZATION , property owner ofjAriLS. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use. DEVELOPMENT APPLICATION AUTHORIZATION property owner of l/ W. 79th Avenue, authorize W & l-{ Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use, DEVELOPMENT APPLICATION AUTHORIZATION a.4,41.) ••• , property owner of / i ,c'r a S. W. 79th Avenue, authorize W & I Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use r- (C10.993 w DEVELOPMENT APPLICATION AUTHORIZATION r �� -� lti�� s �s-r. MO 6 r , property owner of ? S. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use. tr,E V E SEEP2 :1993 W : H Pacific, inc. DEVELOPMENT APPLICATION AUTHORIZATION q'• r :.", .1= ` ,. ""_ • Date V ✓' ..�.% property owner _ ca S. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use II Owner Owner DEVELOPMENT APPLICATION AUTHORIZATION , property owner of S. W. 79th Avenue, authorize W & H Pacific to act as my agent for any and all deve opment applications in connection with site development review, plan development review, and street vacation for commercial retail use 1) 11 SEP 17 1993 W & H Pacific, Inc, DEVELOPMENT APPLICATION AUTHORIZATION HORIZATION ,property owner of � ,� ,�, �1 S. W. 79th Avenue, authorize W & ii Pacific to act as my agent for any and all development applications in connection with site development review, plan development review, and street vacation for commercial retail use, Owner Owner AlralEIMEME11111 ft IL COSTCO TIGARD MEETING NOTES NEIGHBORHOOD MEETING SEPTEMBER 28, 1993 7:00 pm 0 Hal Keever introduced key players Chuck Marsh, Western Investment Kelly McBride, Mulvanny Lee Gordon Davis, Cub Foods Rep. Rick Martin, W&H Pacific Mike Smyth, W&H Pacific Hal Keever Reviewed project scope and size Discussed extensive coordination/interface with City staff Gordon Davis Reviewed status of Cub Foods development, Cub Foods project, Pets Mart, future store, potential bAnk at 72nd & Dartmouth Kelly McBride Reviewed building finishes, inaterials and operation. Ilia I Keever Project schedule; dates, Development application within next two weeks Early spring construction Summer/Fall store opening r(tim(y_Owners Dust probletns with residences hone adjacent construction - W&I-1 Pacific to call City Q: Start date of project A: Submit application within next 2 weeks Q: When will they have to move? A: Costco will need to answer, Our guess is 30-45 days for notice, Gordon Martin: Q: Is Dartmouth Road widening extra costs to LID? A: Costeo has agreement with City to pay cash, G 1 1 1 1 1 Q: What about east frontage across from Costco site? A: Who knows, Costco hiot involved with this site Gordon Davis Cub Food doing frontage lane widening also. ,t dQn M r in Q: 'i7F fees offset to LID, what portion? A: We understand from City that only digit& costs can be used to offset flF. Q: What is earliest date of notice to move? days A: Costco will determine; possibly notice of intent within 30-45 da Meeting adjourned at 8 :00 pm. [Page Too Large for OCR Processing] a CO CO (N 00 00 4. ) V) 0 0 0 Lti 0 0 LL PROJECT NO. 4-304-0301 C304PRO3.DWG CADD DWG. SDR 93-18 2 OF 46 50 91. 9.9 I ',M.,. • • f • • • I”.•••°.., III•kkkk9••••••••. 91.19..•••••kkak• 750,8' 1111111111•11111111111111111111101111111111111.wii 11°' • W t 1 1 1 1.11.9.11..999,,...90,91,9•91419.10 vomporattvommonomwstroorrastargo..A...000,........to.........wwl • • • a•F i,,,, ' ..., ti i ,i , 6. ' 1 i 7 10/ • 41. 30' • • , af • VIIMIIW.111”...119.111.911.11.131119.141.1.1,0 • 9' Jp '19 OP / / • BICYCLE RACKS 22 STALLS l " : 1 • 1.1 °ISVAN SPACES t 111•••••••••••••.••••••............ 4,••••••••■••■■■•••••••••••••••• I NORTH WETLAND DELINEATION LINE SCALE 25' WETLAND BUFFER 25 50 100 200 ( FEET) 1 inch 50 ft, 9 4 5' , SIDEWALK 58' 30' , 58' 58' 58' 58' r • N N A , „ f P P. AREA ,,LIGHTING — (T 24 18' 25' 0 9 1 ° I 1 I I N _\ .,‘ — \ I co I \ \ *AA ■ ■ \ t 0 .1•61111 (N1 • _ *Pi 4* . te• Amemonosimosammemosionow4.1......mossimisso.001.1...Imst IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. ITITTrrizoi AormerrimmoimerttlimmuraPal •••■••■••••••••••••••••••••••••99.•••••••99.9. a ° • DARTMOUTH •••••■ •••••■•••••■••••••••••••■••....., Trirtt •1111rritp-tiovitil I ' 11111 1 1111111111 1 11 • 111111 1111.11i, 11 III 1 1 I -t---Tt 1111 1111 1111 1111 1111 1111 1,3 1111 III! IIIIIIIII 11111111 Si 1 1111 1 Li9T IIII till 1111 111111111 1 9ITTIF,T I 111111111 111111111 Et I 11111111 31: III! 111111111 Oi 111111111 1 111111111 61 111111111 Si 111111111 L 1111 1111 91'91. 111111111 111111111 t 1 111111111 CI 111111111 tl 111111111 I twliillP4 111111 till 93 1111 1111 ..'9Z 1111 IIII 1,3 1111 1-Eli-i-f-i-i3 to-1I 111111111 111111111 111111111 lilt SITE STATISTICS SITE AREA: BLDG AREA: 14.65 ACRES MAIN BLDG TIRE SALES/INSTALL, TOTAL: 150,231 SF 5,184 SF 155,415 SF LANDSCAPE REQD: 15% PARKING REQD: 1/400 389 SPACES PARKING PROVIDED: 10' X 20' 780 10' X 18' 50 10' X 20' HC 19 (INCL, 3 VAN) TOTAL: 849 SPACES JURISDICTION: CITY OF TIGARD ZONING: G—C GENERAL COMMERCIAL SITE PLAN LAYOUT: MULVANNY LEE ARCHITECTS 8t ASSOCIATE'S 41•11111111..19•1•11111.1.11.1•1.1111111P ,iiairmmmuansaooeN.......isrtrssrrrfr PLANNING SURVEYING —0— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97 280 (503) 828-0455 I Fax; (503) 58-0775 Checked: 1•1•11•11•MMIIIIk Sheet Number 2 OF 6 A:4,w "7‘'D' (N c,— ci ci cr) in CD CD CD cp LJ 0 LL N • IAPPROX. LOCATION OF 100 YEAR FLOOD BOUNDARY (F.E.M.A. MAP 3/1/82) • • •,a ° ,1•'" 41I, • • N It N • ''" '" •••• • •••••#01Rmernorstor...1 ) .4•" 14' , 14 C ' l MALL Cl-12' WALL, Or:J10' ROCK ,RETAINiNqi.,‘it-N.„.' „ I ,, •”•• . . 4 . 10ft V' *c. 1) ' , 4 '11 • ••, tu,it • 4,,„„ • Ai. X.rf.44 kr, \ • , tIl.t • • •• • . • • ..m.••••• .111.• OP III. • •VPI *IV 4arf •1110. INer loWk, Will1111101110•• •••• • 1011". 141 • , 0 • 1/4, ••„ a • • 4. • 'Iv „ • ### ROCkRETAINiNO‘C VALLS 8'-10' , PLANNING —0-- SURVEYING —0— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.0, 80X 80040 PORTLAND, OREGON 97280 (503) 828-0455 Fax: (503) 526-0775 9 N • „ ,CONCRETE RETAINING WALL 20-26':, N N I •• • q't '4111•••: 1,1, Mei 1,101,111f1141111111,11.111114■111 I•ItIvI114411 I , . ; ••• •°: fl I. , . i, v ofi:i;., .' • i, i ' ° I I I , , ■•I . 1, II, t 4 , . • '' k, ; 1 i ,e' , . .•• .; .. : I ' .) I `1 4. • • '71 • • WETLAND DELINEATION LINE t • N 25' WETLAND BUFFER • '••• • • ROCK RETAINING WALL 1C-12' ■ STORM WATER QUALITY STRUC R 1•••••••••••• I••••.■•■•••••• SDR 93-18 3 OF 46 50 NORTH SCALE 25 50 100 voimpososamemosemosporamaisk ( FEET) 1 inch = 50 ft. 200 • • ••, RIP-RAP STOM OUTFALL • • • .•er. • • 1/4 •If 4..•"1 • • .„, • ' 4 • (19) %1/4 -""" • ".. lot • ' o TMOU TH • • • •••••■■•••■• - t „..11 •••• 03. • ..........., "..............„... ••■•-•.,.................._._. I ; #.;" ...'"..........„ ,...., 4., • , .. •"#•.•••,... ••••. ............_. ''''-'"*4i r ....... 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MANHOLE 00.0114.10.0.00444. 4.104.404.10440.0 11.440.40.44.04. 1.4.1.04.1 1.440.4. 40. I 110 PLUG & ABANDON EXIST. SANITARY I 7 I 41> 15' SEWER EASEMENT EXIST. GAS & WATER TO BE ABANDONED & REMOVED IN VACATED RIGHT-OF-WAY PLANNING -0-- SURVEYING --0- ENGINEERING --0- LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 00040 PORTLAND, OREQON 97280 (503) 826-0455 FaX; (503) 526-0775 • .1.1amMINX1111..111117.1101 .101.1114 C) ool EXIST, SANITARY SEWER TO BE RELOCATED & ABANDONED EXIST. 8" SAN. • , t I L ATA, 1.1N, DBL. CHECK de FDC W I I I I 50 WETLAND DELINEATION LINE NORTH 25 50 SCALE 100 SDR 93-18 4 OF 46 ( FEET ) 1 inch = 50 ft. 25' WETLAND BUFFER N N C) N STORM WATER QUALITY STRUCTURE 200 RIP-RAP STORM OUTFALL .1nRMAL OUTLET PIPE -\\- \\ \\ •••••• P..1* CID Revisions: •••••■•., Sheet Number SEC X, T X S, R X E, WM AnnUmenisMAIMM.B.V.11111SNIMOillams.M6111.SINE IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. 11111 11t11 IIII a- 6 %Am 1111 1111 1pflp 11111 ' 11111111111114 1111111111111 nrp' Frrin-inTplipimilluppillypiiiIIII1111111 ' •' I 101 I 11 12 No,013 e 0 1111 6g 1111 9 1111 I 2 111111111 I 1111 1111 111 11111 liii I I 111111111 W41 1111 1111 6 1111 1111 S 1111 1111 111111111 9 I ' 111111111 2 I , 111111111 111111111 .11111111 g 111111111 DIfilri HOM 1, /(16747. q3- w a PROJECT Q, ❑ : Solt 93 -118 5 OF' 46 0 i I I 50 r • w • /. , oot bi `1u m\\ fo1 'mat 1r BOTANICAL NAME: COMMON NAME: SIZE: REMARKS; ORNAMENTAL PLANTS: Acer circinatum Acer platanoides Cedrus deodara Prunus serrulata 'Mt, Fuji' Prunus cerasifera 'Thundercloud' Psuedotsuga menziesii Pyrus calleryana 'Aristocrat' Thuja plicata Tilia cordata Vine Maple Norway Maple Deodar Cedar Mt. Fuji Flowering Cherry Thundercloud Flwg. Plum Douglas Fir Aristocrat Flowering Pear Western Red Cedar Chancellor Linden 8' Ht, B&B, 3 trunks 2 1/'2'" B&B, straight 6'«7' Ht. B &B B&B 2" B&B 5' -6' i✓'It, B &B 2" B &B 6'-7' Ht. B &B 3 1/2" B &B, matched Berberis thunbergii 'Rose Glow' Euonymus alatus Compacta Euonymus fortunei Ilex cornuta 'Rotunda' Ilex crenata Potentilla Prunus laurocerasus 'Otto Luyken' Rhododendron 'Nova Zembla' Rhododendron 'Hinodegiri' Spiraea nipponica tosaensis Viburnum tinus 'Spring Bouquet' Rose Glow Barberry Dwarf Wigned Euonymus Emerald Gaeity Euonymus Rotunda Holly Japanese Holly Otto Luyken Laurel Nova Z. Rhododendron Hinodegiri Rhododendron Snowmound Spiraea Spring Bouquet Viburnum 2 Gal, Full in Cont. 5 Gal, Plant 4' o.c. 2 Gal, Full & Bushy 3 Gal. Plant 3' o.c. 2 Gal, Full & Bushy 2 Gal. Full in Cont. 5 Gal. Full & Bushy 3 Gal. Plant 4' o.c. 24"-30" Plant 6' o.c. 2 Gal. Plant 3' o,c. 5 Gal. Plant 4' o.c. PLANNING —0 -- SURVEYING 0 ENGINEERING —0 — . LANDSCAPE ARCHITECTURE 0405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97280 (503) 826 -0455 Fax: (503) 526 -0775 Cotoneaster dammeri Hedera helix 'Needlepoint' Coral Beauty Cotoneaster 4" Pots Needlepoint Ivy 4" Pots Plant 24" o.c. Plant 12" o.c, Ill1ll111 mmgl...tun npmnIltw n.. 10m 11#* 11181111111.101114 4111110 .1...1.1.1.11..�1.r1.111. uun141414. 4�: mmLn. gl..10401.11.1.1141100r.111441 • !j is ff 111njiil.1 •, f p,,tt ..d.....n. 11 J mi mm411mnn4 m oloo cn.4.pmmmit,9in4.nn 1en^„1.1..r.1.1l a I fr' fr f \ hinpq�1111 UU4unOa111 n1nnuuvUlnuino. 4111111nunu4uunuuwnll .n4n,111•1••11••• , 11111481 14.14181 4 • . ® 111111,4min.lnl4n 4 y .1.1..n1.11n1n.41. 1114141/ 01110111111 R5s tA/ N /iV& IN,A•L.( lS AN D p6T / /v► v re R (.7 c../.? 66 A) PG.eN7 //V& e unnu1.1111.1n.. • $ NORTH 50 SCALE 100 WETLAND DELINEATION LINE 2a0 C FEET ) 1 inch = 50 ft. • .141114.In1,m... L Plot Date; Design: Drawn: Checked: 9/7/93 HGK /MDS KDB /MDS Revisions: r°r 7 bleA. AJ D O"''611-P5 C 0/U G o - C' r, r 'rt 6lU r The Costco landscape design integrates several different site features; the Dartmouth Road streetscape, the thematic parking lot features, and the perimeter wetland buffer plantings along Red Rock Creek. The proposed landscape plantings will provide a refined image in the heavily trafficked parking lots and street frontages. The proposed wetland buffer planting along Red Rock Creek is intended to mature naturally, with little or no regular maintenance, creating a natural riparian habitat. The proposed buffer planting contains indigenous northwest plant materials that will provide screening to discourage pedestrian encroachment into the preserved wetlands area. Stone retaining walls have been proposed throughout the site. Whenever possible, ornamental plants have been proposed to mitigate the wall size and scale. Proposed earthwork includes the import of topsoils as it growing medium for all planting areas. The pr ... p osed landscape irrigation on des g n responds ds to the diverse individual plant requirements , which are dependant upon physiological factors such as sunlight, natural rainfall , wind exposure, and soil condition& / / // IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. The irrigation system will be controlled by a fully automated, programmable controller(s) that is wired electrically to remote control valves. The controller(s) will provide independant and simultnaeous valve operation for desirable efficiency and economy. AMM i1i•Irli 1 I riri4n-Fritip r1-1r7ri1'�'i�1� 8 PA 1V r" Al O U r"H 80,40 cr 7` R 7 &5 ' P E /?.0. b✓ et. A A/ 7- /,v f a �► • PC,AAir /4I✓ b 7ll1�nTi1Y10 11 I � 111�II111, L IIII z Ill' IIII 11111 IIII IIII III' IIII IIII 3 IIII I IIII z Till 0 z IIII a IIII uuliu x 1111 IIII I9 Illl IIII z IIIIIIIII —I- -.017,7 6 I i IIIIIIIII g IIIIIIIII No, 30 1 •. 11 111111111111111111 �u1uii1su�uu1ZU1iin iiiiluu TREE SUMMARY: Parking Lot Trees: Perimeter Landscape Trees: Dartmouth Road Street Trees: 107 100 16 Sheet Number SEC X. T X S. F X E. WM M�. SDR 93-18 6 OF 46 0 0 0 4. co co co co Co Co Co I- $4) z w a. w tx w a 0 0 200 100 0 100 200 111114101111011111111MMIIM.1114. *Dim Isms 4 Oc' S. DRIVEWAY RIGHT1N/ RIGHT OUT PROPOSED COSTCO WHOLESALE P • • PRIMARY DRIVEWAY FULL ACCESS age /# WETLAND DELINEATION LINE REVISED) IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. r FUTURE/POTENTIAL ACCESS • Li FUTURE DRIVEWY RIGHT 1N/RIGHT F --- FUTURE FULL ACCESS • T PARKING TIGARD CINEMA! 4poommeopopownwismomorwmamsommromrs cat CUB F • PARKING 4=31 C:=2) PARKING M. INN ONE-WAY DRIVEWAY-5 ODS (UNDER CONSTRUCTION) PRIMARY DRIVEWAY FULL ACCESS--; 7TIVIVIVII NellaINIS WOW* amismermirwrirromossze, rut. 1 1 I 1 vanuasmemomb allib OMNI 1 I I I I 1 117 I 1 4 TWO-WAY DRIVEWAY—•• MO IIIISOWa"""n5""""MMMMMKSI•Millrellseeihlvainnepm...•.• SOO 1110:011110..""1"1"6"."""""""."..."' ". 1111 1111 1111 1111 1111 1111 1111 1111 9 1111 1111 1111 111111111 111111(11 71-15111rtrilTiri 1 1 1 1 1 r1141111iigf =tI _ I ?I 3 1 1 1 1 1 1 1 1 1 1 1 1 I l i i i i l l . 1 1 1 1 1 1 I 1 1 1 . f . . 1 1 . 1 1 Juni JI1.1111 . 1 1 1 . 1 1 1 1 1 1 uin 9 liii I liii S.W.BAYLOR ST. IA 0 > is. ict §I i to 'MN 4N No J L-----S.W.CLINTON ST. co arrosommossomecommaialooLamerowa• S.W.DARTMOUTH ST. !IT-Two 111111111011p 11 ' 1.1 111111.11 woe 111111111 C Illli1111 g 111116111 HAH ...../M•01014 41111.10111111•110/1. .111•4111111111•0171.11.4111 ■■•aW;.......uNmriw.wweomkeeoc S.W.ATLANTA ST. *bet /rcr PLANNING —a-- SURVEYING —*— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. MOWS AVENUE P.O. DOE 50040 PORTLAND. OREGON 07260 (503) 1124-0455 Fax: (503) :1/424-077S 0 rz • Reviaions: 1.441.44.4.044.14,411.4.14,04014.1104.4.4.4 Sheet Number 6 0F 6 SECX,TXS,RXE,WM q-6 ip r o!= PAP-APET +3�J' -o'1 -Fol 0PP, %P oi`y t o1i1 _o, IN.pL •.1461 0' -co" Zt -o !U'l J II I ; jul11 �. !I JUl INN JJllii I MIS 11 1 I �y 1000; tip► � � r �IIMM" .11,1,1i :ill 11 mil I I if Fipli ' I III m I «a • sT,A,,4V1Ca SGrV'"1 isA tr^ 1 T' 1 + rrr *rr1 T MR 93 -18 7 OF 46 o- " I \1\\1, 11 tit I� 1 I I i 1 I�i p F ••j 11 11 1 to, , op wr'cParr -f 301• p {1 "Tot' oP G4►.IJF'Y' +241 -011 1�1 I.It.1. • I2` 1061-1-1 Fri. C.Mli 11 TB61?"V G0L.012-) I� 1 sPur •i 61.411 (11,,'C C Z' I- co LoIx) s`TAkit 1-11;1,-T,4\1, - -___ -- �r 1, F;o PE21 -• MA1J 1..1 MIwTryL 111 MilllThil'W MON 111101 I1N111 i ' N�1 II NII1, aim 1 1 toP 0r. c t 0 ,.1.'21„ 0" • kastJ P, N 61.E tedINH iimmmu NNMN I I 1 �IIIhIIrn III L I. w imi IIIIII moom � 1I_�{ .■ J_t1 I jLIJ to. of fpotwIwfi i301-0" (EAST E#VATION 122 sHooTH t.• , 61-111 CI141Z.,Rr41, CaLaIz1 loll QI.I7 akt u CINTs6151 L c-01,014) I 111111111 1 1111111111111111 it It I F' .A eS p4rtA4,1 1,4;44. 1a44,4lat. w.� Iii MU tort soL.Ir P- &et) LINT cL• CoLofa- 1 ' L m i To? of PARttP - -f-?.o —0 \ 9 w,F..f t IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. iTr[1 l r[TI l I 111 1^ I 1 I .I: __ I I 1111 jJi' 73a.; • _AU 4W m '1"oP o F c 1 op-r ToP of t�'T 4�o1oa11 w ._q WHOmil 11121 t 11 11'11 NORTH ELEVATIQN fidaT1.. l"bP o� PA1 +P Io.. 'Ttaf oF• Gh -I.U. o -0" WEST ELEVATION P - Hi1/41-1UF 1.49 L le 1-44co111 rAce. cf�l U (tkiTadAA L. GoLop-) la" sPUT al-A61 01-1174,12A1- c Lo 111I11IIIIII ti 0 '6 8Z LZ 9Z 'Q 7• JZ 9 1IIII IIIIII11111111IIIII IIII 1111 III)11111111I11111111 1111 111111111 111111111 I I I I I I I III "T� rr l l l l 1 l fll I S 9 >< ; 111111111 1111111 11 11111111 I 6 B 11I o ! QADIIJG Poole- APPot -4 1111-11P1111() 11 R L IIII�IIII 9 IIII�IIII 1 1 I I 1 111111, 1111111 I1IIIIIIII No,38 4 IIIIIIIII 111111111 6 IIIIiIIII leos IIoIII1J11 SOUTH . ELEON 14011 µIt_,.o,J 3 L - stAko e. N1i'"TAL, Cdober 11 M9 21.oP P t g.T -TOP of * o P1 4261-o" " 1 IIJ PL UWE. [Page Too Large for OCR Processing] 4a5'-o" 631,0" 591-6" 141-0" 101.0" 251-0" 251-0" 251.12)11 44,e1,0" 361,-0" 541,-0" 541,0" 541-0" 611-6" 251.0" 251-0" 251-0" 251-0" 251-0" 251_00 231-6" 251-0" 251-0" 51.01( 251-0" '91-1 1/2" 181-11 1/2" 2SC-0" 251-0" R.T.V. CAGE (N.I.C.) (4) 8" FIRE SPRINKLER RISERS in\ SIPEUJAL.K 81pEWALK -1 1/2' 421-0" e'-1 1/2" 3101-0" 161-0" 631-9" 181-11" PIT DIM. 91.0" 101-0" 191-0" 201-0" 181-0" 11V-0" 101-0" - " ' 2V-0° 361-0" PREZ STEEL 6T6RAGE RAC TO 12,1-04 H. W/ STO TO 24pHtp"i4.F.F. (TYI=1) Nt• LINK FENCE (N.I.c) TIRE INSTALLATION FIN. FLR. 01-0" SLOPE FLOOR 1/(3" / T. RECEIVING 11021 MAIN SALES 1101 FIN. FLR ELEV, DATUM (�'-�) VERIFY ACTUAL UV CIVIL. ELEVATION STEEL END RACKS (N.I.C.) 81x101 ROLL- UP DOOR U2A1 3, 13.-011 151-0" WALL. * APP, 4-13 301-0" —W -w e¶'-0" i ecou 2-P-0" WAITING AREA re--STEEL END RACKS LP • LO N to oo N • cm 0 . 431-0" 211-0" 11-0" i 181-0" 181-0" 1.4 , 701.E1E24!!'11.1c:NRAA.; SETORARACIS ' 1 • ; TO 204--;0"- APP. (TYPi`rN.1-.C.) ; (/ 18.-0" 181-0" 181-0" 1141-6" 45'-04 MEMBERSHIP COUNTER )1(— CHA1N-LINK LL FENCE (NIG.) 2'- 14-0" 13AKERT 5-251 241-0" 91-1 1/2" M.O. 211-0" 231-0" -1 1/2" PHOTO STORAGE LANDSCAPE PLANTER 11. 0 0 con v_�" 3 euluDING AREA TIRE SALES = TIRE INSTALLATION TOTAL BLDG AREA 681-0" 851-6" 541-0" 541-0" 541-0" 541-0" 5.4,c0" 611-6" GROCERY RACKS HARDLINE RACKS CENTER SECTION 150,044 SP. 3,600 SP. 2,304 SP. 155,948 SP. 2e2 12 23,144 SP. 41-11-0" ts) z SDR 93-18 9 OF 46 1==. (::;) (:::) i;-°71Z SCALE: 1/16" AN NORT (-1?1 NOTES: *SEE 614T. A-8 FO FR LOCATION LOCATION OF SMOKEVENT AND SKYLIGHTS • SEE SHT. S-i FOR LOCATION OP SHRINKAGE AND CONTROL JOINTS • IF THIS DOCUMENT IS LESS LEGISLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. nT[1ITITI111111.111111111111111111111111111111 11111111T11411111111T111111E1 1 Tr 111111 1111111111111,117 ip 7111111"t i1110 1111; 1111 1 1111 i111111 i111111 111111; 1111111I1 111111111 111111111 111111111 111111111 1111 1111 i111111i1 111111111 11111111 1' 11111111 '111111111 111114 -1111111111 1111g I 111111111 111111111 e 111111111 fi1111111 9 111111111 11111111111i1 N0.36 e 9 I 1111 1111 t 1111i1111 111111111 1111111161111 z I Doniti GQ N. 0 PG vM PLANNING -0— SURVEYING ENGINEERING —0-- LANDSCAPE ARCHITECTURE 8405 S,W. NIMBUS AVENUE P,O, 130X 80040 PORTLAND, OREGON 07200 (503) 820 -0455 Fax; (503) 528 -0775 T F' TREE WRAP FROM GROUND TO FIRST BRANCH -. (2) 2X2 S4S DF 01 STAKES DO NOT PENETRATE FOOT BALL WITH STAKES. DRIVE 3' MN. — TREE TIES - REMOVE BURLAP AND TWINE FROM TOP 1/3 OF BALL AFTER STAKING REMOVE ALL TWINE AROUND BASE OF TREE TRUNK TO THE FIRST BRANCH. PLACE ROOT E3ALL AT TOP OF MULCH LAYER. — H� GD 0 Lu 0 MULCH CIRCLE WATER BASIN 2' APPROX. DEPTH MN. 24' DIA. BARK MULCH CIRCLE IN TURF AREAS. SOIL MIX BACKFILL AS SPECIFIED. SCARIFY WALLS AND BOTTOM OF PLANTING FIT. 2 X DIA. OF ROOT BALL TEE FLANT'NC1 DETAIL NTS F (i,vT ..orrsms 1-P GUY ALL CONIFERS USING EQUAL MATERIALS, REMOVE BURLAP & TWINE FROM TOP OF BALL AFTER STAKING. MULCH CIRCLE WATER BASIN 1' 1/2' MIN. DEPTH. MIN. 24" WIDE BARK MULCH CIRCLE IN TURF AREAS. BACKFILL SOIL MIXTURE & FERTILLIZER AS SPECIFIED. SCARIFY WALLS AND. BOTTOM ALIc�kJ nG GD MA U 0 U U OF PLANTING PIT. 2 x DIA. OF ROOT BALD, Conifer Planting Detail NTS 0304AERO, DARTMTH, 3045SD1B) Plot Date: 12/17/93 Design: MDS Drawn: KDB MDS Checked: .IRM HGK v v PSI, 4L16,4,1 _`LIMIT GP (...10g-K-- Revisions: 4-4-94 Rev. New Site Plate G► 2 Col" /cItF 4o /ems CDA �AR TMOTH rI.. NORTH SCALE S, 30 120 w —J L.. 0 0 0 ( FEEr I inch = 30 ft. SUIT; 43 -18 10 OF 46 IF THIS DOCUMENT IS LESS LEGIBLE TI-IAN THIS NOTATION, IT IS IJUE TO THE QUALITY OF THE ORIGINAL OOCUMENT rr _,---' r"� Sheet Number LOl • 1 I IN IMININSINIM ICI �I� "TT�1 I�IcI'J1 111 1�T I 1 111 111 I�1 1 1 I�I I(I 111 3 Ill lII 1 IIl�I1 NQ .3f1 �crfM ,w E_ s 9 G 8 x 3, 8 T Z b T 6 T 8 t L 1[ 91[ t 5 t 1 I L i g 8 I G + i fi► 1► I liii Ilil IIIIIIII IIIIIIIII IIIIIIIIIIIIIIIIIII IIIIIIIII IIIIIIIII ( IIIIIIIIIIiIIIIIIIIIIIIIIIIII1 11 liII IIIIIIUI IIIIIIIIIIIIII iIII� IIIIIIIII IIIIIIIII IIIIIIII IIII Illi IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII Illilllll Illl�llll llllllll IIII�I II IIIIIIII oc,16ber / ?Tr SEC X, T X S, R X E, WM et DAR a'. a r' 0 ti- 0 M C co C C w a a a M a F-- 0 w 0 rx 0 (f) a 0 0 a 0 SI)tt 93-18 II(*I46 po co co co co 10 co 30 NORrr i 15 Planting Legend; NOTE: Plant quantities shown on legend are for reference only. Quantities shown on plan shall prevail. SYMBOL: QTY: BOTANICAL NAME: COMMON NAME: AC AP AR CD GT PC PCC SS TC TP BT CS EA IC JC MA PL RS SN VT 78 Acer circinatum 20 Acer platanoides 'Emerald Queen' 6 Alnus rubra 15 Cedrus deodara 153 Gleditsia triancanthos 'Halka' 28 Prunus cerasifera 'Thundercloud' 24 Pyrus calleryana 'Capital' 3 Salix sitchensis 16 Tilia cordata 'Chancellor' 33 Thuja plicata 170 Berberis thunbergii 'Rose Glow' 56 Corpus stolonifera 11 Euonymus alatus 'Compacta' 60 Ilex crenata 'Convexa' 135 Juniperus chinensis `Pfitzer Aurea' 15 Mahonia aquifolium' 562 Prunus laurocerasus 'Otto Luyken' 74 Rhododendron spp, 190 Spiraea nipponica tosaensis 33 Viburnum tinus 'Spring Bouquet' CDA As Req'd. Cotoneaster dammeri 'Coral Beauty' NH As Req'd. Hedera helix 'Needlepoint' PT 31 Parthenoclsus tricuspidata VM As Req'd. Vinca minor 'Bowles' Vine Maple Emerald Queen Maple Oregon Red Alder Deodar Cedar Halka Honeylocust Thundercloud Plum Capital Pear Sitka Willow Chancellor Linden Western Red Cedar Rose Glow Barberry Red -osier Dogwood Compact Burning Bush Japanese Holly Golden Pfitzer Tall Oregon Grape Otto Luyken Laurel Hino Crimson Azalea Snowmound Spiraea Compact Viburnum SIZE; REMARKS: 8' Ht, B &B, 3 Trunks 3 "/ 2 1/2" B &B 5' -6' Ht. B &B 6' -7' Ht. B &B 2 1/2 " Cal. B &B 1 3/4" Cal, B &B , 2" Cal. B &B, 6' Graft 1 Gal, Min, 4' Ht. 3 1/2" Cal. B &B, matched shape 61-7' Ht. B &B 2 Gal. 2 Gal. 2 Gal, 2 Gal. 2 Gal. 2 Gal. 15"-18" Ht. 1 Gal. 1 Gal. 2 Gal. Coral Beauty Cotoneaster 4" Pots Needlepoint Ivy 4" Pots Boston Iyy 1 Gal. Bowles Dwarf Periwinkle 4" Pots 36" oc, or as shown. Full in Container II II II 11 11 i• " U Plant 30" o.c. Plant'24" o.c. Full iri Container Plant 24" o.c. Contractor shall transplant existing on -site trees to new locations, as noted on plan. Verify existing tree locations (sheet C01), size, and plant health conditions prior to transplant. SYMBOL: A -1 A -2 A -3 A -4 A -5 A -6 A -7 A -8 A -9 A -10 A -11 A -l2 30 BOTANICAL NAME: Cornus I1rn Ida Prunus spit, Quercus gait yana 'Thula plicata Pseudotsufta nienriesii Ceclnts eleeoelara Cedrus deodara 'ihtula plicata 'Eltufa piiraf<t Pines nigra Ccdnts deodara Prunus cerasi firs a Planting Notes: COMMON NAME: Flowering Dogwood Dwarf Flowering Cherry Oiegon Oak Western Red Cedar Douglas Fir Deodar Cedar Deodar Cedar Western Red Cedar Western Red Cedar Austrian Pine Deodar Cedar Flowering Plum 1. Landscape contractor shall coordinate final locations of all parking lot island,{rees with the Landscape Architect PRIOR TO PLANTING, Tree planting locations may vary from plan. 2. Field verify utility locations prior to excavation. 3. See details and specifications for staking methods, plant pit dimensions and backfill requirements. 4. Provide seeding as designated on plan. See Landscape Planting spec.. Seed blend 'A' Sunmark RIPARIAN waterway stabilization mixture. Apply at 150 lbs per acre. Contact: Terry Cook Sunmark Seeds International, Inc. 503 NW Irving Portland OR 97209 503 241 7333 Lawn seed blend PLEASURE +'Premium' mixture. Apply at 45 lbs. per acre. Contact Terry Cook, Sunmark Seed International, Inc. SCALE ( FEET ) 60 120 1 inch == .10 Pt. rr SIZE: Existing 6" Existing 6" Existing 8" 3 " -4" (new) Existing 8" Existing 8" Existing 10" 3 " -4" (new) 3 " -4" (new) Existing Existing 12" Existing 12" IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE, TO THE QUALITY OF THE' ORIGINAL DOCUMENT . I�tlt�rjil(Il�"TlIII�Il�iC111 s t3 8z LV s liiii�iiiliiiii1iilii11;1l11ff 1filiiii • N IfI�IfIJIr1jl • • • • • • • N • ••e • ' • • • r' r / • ', / '' r r A6 AF' TP • 4-T • &T 6r evi • ••• • •: ••: r , R• • N N 1 . • • ,. �TP- ,. U`t"' • • •1 •• • • • • • 1 , • • • •, • • • • • • • • WHOLESALE • 412- • 0 l--p. LU (r) I MA • • • i21 W ,-r- L i, r.: N I!I{I I1I''f1fl "i11 -1 -f N \ L.. I i"l IT , 1\1 D► ; -I,r A I -'t , kIo ",I-rt. r I...IN''r N r,pli�r5 n1iii111117 � 91(111111 1111111111 mliuMmt ;15H1 IIII�Ili' 614 IIIIII11 • • E.A 1 ', ,nr1 -FA /:/A vM (r V N \ • a•••• r • ' • r C� a PLANNING R—©-- SURVEYING ENGINEERING LANDSCAPE ARCHITECTURE 13•i.05 S.W. NIMBUS AVENUE P.0, BOX 80040 PORTLAND, OREGON 97280 (503) 628 -0455 Fox (503) 526 -0775 WHOLESALE CORPORATION 0 U O U z \• •• • • • • • • • • • W • x.11 it AiiiD D1:„_ ,.i r•�- I f,( t✓ I r� r t.11 u AI "�•t..,1h.�1_:� 1 N N \\\ • • • • ••• • • • • • • \ • • •' • • '\ • .• `.• • 1 1 1 L •4••••••\ .. , • • • \• • 1 • • • •r • •• • Plot Date: 12 7 193 Design: MDS Drawn: KDB MDS Checked: IRM HGK Revisions: 4 -4 -94 Rev. New Site Plan /1\ (a. Z. X14 c.r91-/eirE, HN • • • , • • I' R;uTH J AO • ' 'C Sheet Number I +Ill ♦�Ill�lll . I�illllli�lllg I�I)1�117� Tji T'T 1jT 1�1 f �JI�ij1�11111i I�lll�lll�l I I II II I II I II t No.30 6R"'.,'""" "' '111111111 111111/1 I st t tti 1` e L 9 9 1 t� s Z TiIUM illllllli IIIIIIIII I111IIIII IIIlll111 IIIIIIIII illllllli IIIIIIIII Illl�lIll 1111111111111 11.11 i1111III11111IIIII IIIIIIIII Illl f,<ll (1-obet SEC X, 7 X S, R X E, WM DARTMTH, 3045SD1B 1 r gosh 8 1k -r'L -, A I P• P- l r12-01._ N1C 4th Q,- MGuNr c.c M1 f:'L ► , 1 1 1 UWiLI crJ C,l1.0 c ;1 I1- 1-I 1 rl i • i s 11 11 11 , 11 1 vi Loo —At' `tJ i P..., ' 1 L.1t"1L lr "f Pa ►.I L,., N \. 38 i i 11 'tlknt Irglr,� MA1 Ji L.tt.lt T F�UtJ 11�I S A M t. klc 1-I A LAr L IA A , 11 • 0304PR03, 0304AER0, co ce X 0 hrj d- o 0 z U () I rr. 8 LL' 0 0 0 Q DARTMOUTH_ 20 WitbJorc�. isk ter 1° With T„bro- Distlter SDR 93.18 12 OF 46 IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF Tilt ORIGINAL DOCUMENT. •r1 TfritpiiiR1F1IlI1(YrEl(l 111.111IIItl11 1111111(1'j' 114 ,. II rpfr ril � I i t6 nlrtp t'�'Ilil I I I I I I I I I 111 � 1II I l l l l 111111 1111 , 7 11 11�1111 1��TTI � �� IIII 111111111 111111111 111111111 11111111111111111 II11I11II 111111111 111111111 111111111 111111111 111111111 11111111 iI�iI81< 'iIIP1C 8> Zt III o><l T6 t3 G! 9 1111 11111 Ili1111111111111111111111111111711111111 IU Illllilll 1111 1111 111111 1 ll 111111111 111111111 I I1 II `III II IIIIIIII 111�11111111� 11 Illlllll4 No. 1111111111 1111130 1111 C 111111111 r11111111 i13111;1111 Irrigation Legend: SYMBOL go 22 16 v TechLine Drip Irrigation Lateral Line with Pressure Compensating Emitters, by Toro Netafim. Size line as required, Irrigation Sleeye to be installed by, Associated Trades 12" emitter spacing. Class 200 PVC Lateral pipe Class 200 PVC Mainline pipe 3/4" (wick Coupler Valve with locking lid Manual Gale Valve l3uckner I311RV Series Electric Retitnte Control Valve (Size per Man) Control Valve /number O 1'M Valve size Irritrol MC-24 Plus --6 Controller, Pedestal Mount nvttnual Drain Valve IRRIGATION (HEADS RADIUS Toro 570 Series Stream Bubbler #S11 90 2,5' Toro 570 -15 Series Spray F, 14, Q 15' Toro 570 -12' Series Spray F, 11, Q 12' Toro 570 -10 Series Spray F, I-1, Q 10' Toro 570 9 -SST Series Side Strip Spray 9'x18' Toro 570 4 -EST Series End Strip Spray 4-15' Toro 570 4 -SST Series Side Strip Spay 4'x30' Toro 300 Series, #3 Nozzle, H (308.10 -03) 25' Toro 300 Series, #2 Nozzle, H (308-10-02) 20' Toro Super 600 Series, #2.5 Nozzle, H (S600- PC -2.5) 40' Irrigation Dotes: • Install valve boxes blush on grade and perpendicular to walks and curbs. • Install heads flush with top of walks and curbs. PSI 30 30 30 30 30 30 30 35 35 30 This design is diagrammatic. All piping, valves, etc. shown within paved areas it for design clarification only, and shall be installed in planting areas where possible, Avoid any conflicts between the sprinkler system, planting and architectural features. The irrigation contractor shall flush and adjust all sprinkler heads for optimum performance and to minimize pavement overspray onto walks, roadway and/pr buildings as much as possible. This shall include selecting the best degree of arc to fit the existing site conditions and to throttle the flow control "t each valve to obtain the optimum operating pressure for each system. Contractor shall not willfully install the sprinkler system as shown on the drawings when it is obvious in the field that obstructions, grade differences or differences in the area dimensions exist. Such obstructions or differences should be brought to the attention of the owner's authorized representative. Contractor shall familiarize himself with all grade differences, locations of walls, etc.. He shall coordinate his work with the general contractor, and other subcontractors as required to complete work shown on plan. GPM .25 4,0, 2,0, 1,0 2.1, 1,1, ,8 2.0, 1.0,,5 1,20 .60 1.45 2.72 1,44 2,56 I'N THE HYDRAULIC DESIGN AND PIPE SIZING, DO NOT EXCEED THE FOLLOWING G.P.M. OF WATER USAGE PER SCHEDULED PIPE SIZE. FLOW 1 -10 Gal, 10 -17 Gal. 17 -27 Gal. 27 -36 Gal. 36 -25 Gal. 56 -80 Gal. PIPE SIZE 3/4" Class 200 PVC 1" Class 200 PVC 1 1/4" Class 200 PVC 1 1/2" Class 200 PVC 2" Class 200 PVC 2 1/2" Class 200 PVC REFER TO IRRIGATION SPECIFICATIONS FOR ADDITIONAL INFORMATION. pb1 Jr cc. w 41 ci 14,1,1 THIS 1~ad..A1-lotJ •- (vIrr4- iF`t') 21' tr.ATL M .�• , 'r Cril1 -C� a rizov11:..,, E ,4t'- L) I N ST'A L L A 2" v,a L \/11 , Z" Dc u a L 1. G 1-1 1:t Vn L M,A 4r1 L N c--(-.1,1T \ A,1-v "%!:),/411 h.c, vA. A1•10 M l\ 1\11.1 A I— D IA 1 h.l vA,Lv 111 J U h4 I c F I 6))<E, S A Fie.Letitd , 30 NORTH 15 30 SCALE 60 120 (FEET) 1 inch = .30 ft. PLANNING —Q^ SURVEYING —0— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE r,o, Box 80040 PORTLAND, OREGON 97280 (503) 628 -0455 Fax; (503) 526 -0775 0 0 Plot Date: 12/17./93 Design: MDS Drawn: KDB MDS Checked: IRM HGK Revisions: 4 -4 -94 Rev. New Site Plan 2 Co 9 4 ooT /$ li• rte. rzty. Sheet. Number L03 SEC X, T X S, R X E, WM • v...4 . A .4 • • • , 0304PR03, 0304AERO, DARTMTH, 3045SD1B 0 Co 0 0 0 V) 0 0 V) 0 I- 0 LU 0 LU —J 30 0 PION1.1 I GALV, PIPE & FITTINGS TO P.V.0 ADAPTER & MAIN LINE FINISH GRADE •■•••••■■■••momoommorom•mrs........7717•777•77.....7.7.7.07•71msommompe Irrigation Details: DOUBLE CHECK VA: VE GALVANIZED UNIONS FIBERGLASS BOX W/ LOCKING LID MIN, 4 CU. FT. WASHED GRAVEL SUMP DCV BACKFLOW PREVENTER DETAIL • FINISH GRADE PLANTING/TURF HEAD BARBED ELL FITTING WITH POLY FLEX RISER DETAIL MARLEX ST, ELL POLY FLEX PIPE BARBED ELL FITTING LATERAL LINE FINISH GRADE 10' ROUND FIBERGLASS VALVE BOX WATEROUS 'SERIES 500' GATE VALVE PVCxPVC MAIN LINE NO. 5 REBAR ANCHORS THRUST BLOCK MAINLINE GATE VALVE FINISH GRADE OUICK COUPLING VALVE P.V.C. NIPPLE P.V.C. STREET ELL & ELBOW P.V.C. NIPPLE P.V.0 STREET ELL QUICK COUPLING VALVE DETAIL NORTI I 15 SCALE 30 60 ( FEET ) 1 inch 30 ft. ••••77777•••••••••17.,••*............•••••••••••■•■777.77,771... SUR 93-18 13 0146 I 20 rAtz.7 lj 4.44414 Ike - FINISH GRADE CONTROL VALVE & BOX DETAIL zmnsmaszsgmrsolanc- MIN. CCIL ON CONTROL \V IRE ELECTRIC CONTROL. VALVE W/ FLOW CONTROL HANDLE FIBERGLASS BOX W/ LOCKING LID P.V.C. UNION ON ONE SIDE OF VALVE MIN. 2 CU, FT, WASHED GRAVEL SUMP FINISH GRADE PLANTING/TURF HEAD ADJUSTABLE RISER DETAIL FOR GEAR DRIVEN HEADS P.V.C. NIPPLE P.V.C. STREET ELL & ELBOW P.V.C. NIPPLE P.V.C. STREET ELL FINISH GRADE LOCKING LID - yetE-4.0.4".....tvaattal64,1- virom 4 2 P.V.C. SLEEVE-WIRE TO VALVE AS APPROVED MANUAL DRAIN VALVE 3• LONG P.V.C. NIPPLE MIN, 1 CU,FT. WASHED GRAVEL SUMP MANUAL DRAIN VALVE DETAIL • 4 - IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT, •■••••••••■••••••••••■•••••• N N 7, 7 7, 7 e I \ ■ N •••■••••••••••••••■•••• N N •••■ ••••■••••• ••••■•••••••• ■•■••••••••• 4.7••••••••• 47.7•••••• 7777777.7.7177777-. • - ••••••77 4.1 ,,,••••• o1i '6 Iiiiiiiiii 611 iffi 111111111 711111111 111111111 0 111111111 111111111 '1110 1'1'111111f', Pill 1111 111111111 04" 444. ••••11111.11151,...e•NoW Illiumsowaraismommuipolsomomeessaraii - A 1 1 t / PLANNING SURVEYING —o-- ENGINEERING -- LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUF,' P.O. BOX 80040 PORTLAND, OREGOrt 97280 (503) 020-0455 Fax; (503) 526-0775 \V WHOLESALE 1 == / = /,/ z/ - • • N N I111111111111111.g111C1111alla11;&61tH111H ■ N N \1/4 c tx1 N 4. Plot Date: 12/17/93 Design: MDS Drawn: KDB MDS . Checked: IRM HGK • , Revisions: 4-4-94 Rev. New Site Plan 6ig DA IMOUTH ..•-• 7-.7" 4•71711=7.1701NINIMMOIRMIIIMINI, Sheet Number LO4 11111111111i11111, No.3. 1111111111 111, 1)111111'11 111111111 111111111 C c 111111111 I DIM It iilsii ••.••••••••.•,••••••■•••••••••••••.e 6,-k)ber ref SEC X, T X S. R X E, WM [Page Too Large for OCR Processing] co co oo 1." tr) c‘i 1-* tii z w 0 0 1.11 0. 0 0 0 aJ 0 r.r) 0 0 0 0 U- LU V) 0 0 1 0 d z w 0 0 0 0 0 • • CONSTRUCT KEYSTONE 1?ETAININGiVrLC"--\ SEE pErAit, —MATCH SIDEWALK AT PAVEMENT ,—REMOVE EXISTING PAVEMENT 2;1 MAX. SAWCUT EXISTING •PAVEMENT 4+00 223.3 P PROPERTY 'LINE / 16» DOUGLAS' FIR 3+00 225.3 P SAWCUT EXISTING PAVEMENT DOUG UGI,AS IR CONSTRUCT ROCKERY RETAINING WALL REMOVE EXISTING PAVEMENT RF ING CHE 9 1 2- AusTRAN PIN P=1226.5 GENERAL NOTES 1 THE CONTRACTOR SHALL. DO ALL THE WORK SHOWN ON THE DRAWINGS AND ALL INCIDENTAL WORK CONSIDERED NECESSARY TO COMPLETE THE PROJECT IN AN ACCEPTABLE MANNER. 2 SITEWORK CONTRACTOR SHALL COORDINATE CLOSELY WITH THE BUILDING CONTRACTOR AND REVIEW ARCHITECTURAL PLANS AND MAKE ADJUSTMENTS TO ASSURE ALL UTILITY SERVICE LOCATIONS ARE COMPATIBLE AND DO NOT CONFLICT WITH STRUCTURAL MEMBERS, INCLUDING FOUNDATIONS. 3 CONTRACTOR SHALL REVIEW THE GEOTECHNICAL INVESTIGATION, PROPOSED COSTCO STORE, PREPARED BY RZA AGRA, INC. DATED JUNE, 1993 AND COMPLY WITH THE REPORTS RECOMENDATIONS. 4 CONTRACTOR SHALL EXPOSE, VERIFY, CONNECT AND/OR MATCH EXISTING UTILITIES AND IMPROVEMENTS, IN CONFORMANCE WITH THE INTENT OF THESE PLANS AND SPECIFICATIONS, TO PROVIDE COMPLETE AND OPERATIONAL SYSTEMS. et CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO PROTECT EXISTING UTILITIES AND IMPROVEMENTS. ANY DAMAGE TO EXISTING FACILITIES OR IMPROVEMENTS RESULTING FROM THE CONTRACTOR'S OPERATION SHALL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE, 6 DURING THE COURSE OF THE WORK THE CONTRACTOR SHALL COORDINATE AND ACCOMMODATE OTHER CONTRACTORS, OPERATIONS OF THE OWNER AND LOCAL GOVERNMENT AGENCIES. 7 REFERENCE ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS FOR ADDITIONAL INFORMATION AND COORDINATION REQUIREMENTS, 8 ALL PUBLIC STREET IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF 77GARD. 9 ALL PUBLIC WATER SYSTEM SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE TUALATIN VALLEY WATER DISTRICT WATER SYSTEMS STANDARDS, REVISED 1992. 10 ALL PRIVATE IMPROVEMENTS SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE LATEST EDITION OF THE UNIFORM BUILDING AND PLUMBING CODE. 2TRA"x4iG"HTRiALR INK EERGRA/DENETD/FEBDEnvW EITEHN SPOT '11, 12), ALEA LL4:EVLArufTNIT sL. sy.GSRTO:SDTTOOHBA EvEs BLACK PREIVANENT MARKER. SEE SHEET C06 FOR EROSION CONTROL NOTES. 1+00 ANGLE POINT P=226.3 WHOLESALE BLUES CONSTRUCT 5' SIDEWALK ALONG PROPERTY FRONTAGE PER 8" SLUE SPRUCE LEGEND 1 25' WETLAND BUFFET? ,PLACE JUTE A,L4T — SLOPE PROTECTION IN 1.5:1 SLOPE AREA •VARIABLE SLOPE 2:1 MAX INSTALL SILT FENCE- ALONG WETLANDS BUFFER PER DETAIL -- oot:D0000ctoc=45c,oct5cc) Latimaaortannimotortutommotarm 0 t.L.1 0 0 SDR 93-18 150F46 0 PROTECT CATCH BASIN PER DETAIL SILT FENCE ROCKERY RETAINING WALL KEYSTONE RETAINING WALL FENCE - SEE ARCHITECTURAL PLANS PROPOSED FINISH GRADE TOP OF PAVEMENT PROPOSED FINISH GRADE TOP OF CURB HEAVY PAVEMENT SECTION PER DETAIL CONCRETE CROSSWALK SEE ARCH, PLANS N, 2:1 MAX. STA. 2+93.60 -NciadPETIE-P`gg OAR T MO I) 7* " • 1, t. 1111 V.111: 4i 11! \9'9. 1.>" 0 M410;0 041:00.k. • 10,0yo ..)-130>C" \ IIIIIIIII otmtullmitto“111141017:17:17M tO. Ci • v4t, irsta 000 RELOCATE TREE PER LANDSCAPE PLANS 1 In= ». v11.4o ti wet; • CONSTRUCT SIDEWALK ALONG PROPERTY FR)NTAGE PER DETAIL -"•""n"'"'"-. CONSTRUCT NEW DARTMOUTH STREET SECTION DEEP CONCRETE-(5000 PSI) 2" (3/4» -0") LEVELING COURSE 4" (1-1/2" - 0") BASE COURSE Igo stommotommotestselontatortm..11.1.0 .1.1111=12Mimmallelall.11•11MINNININNYIMIlw•MNIMIVI .11111.1111.161MINNIMMOMMMINNIMIPIMINNINNO......""""1""*".""".".."""""n"."".""." IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. PROVIDE GRAVEL CONSTRUCTION ENTRANCE PER DETAIL STA, 10+38 DARTHMOUTH RD c. DRIVEWAY SEE DETAIL SEE DETAIL • -Ti-r—firtipi Ili:will III 1111 1111 1111 111111111 i111111 ft CONSTRUCT STAIRS 11 RISERS TO .5'. L1W�ti� 7 RISERS TO TOP LANDING SEE DETAIL 44. •lit it ,,, • , 1,5417.'; I; 1 1 1 I 1 11 1 1111 .4, Ifeo 111,1,1,.; e) A., INSTALL SILT FENCE ALONG PROPERTY FRONTAGE SEE DETAIL CONSTWUCT i"itah ROCKE Y AROUND VAULT PER DETAIL " 4 t•'';'/P' t VOA STA, 3+69.20 DARTMOUTH € DRIVEWAY SEE DETAIL NORTH SCALE ( FEET ) 1 inch 40 ft. • ni 6 1 1 1 1 I 1 1 1 1 11 1111111-i-8 i1111111111:111111[11111:01 111111111 1111111111 111111I1 111111111 1111111111 111111111 Naggaill 1111141 fIng 11Hg I111111111 111111111 'I 111111111 6 I 1111111111111ml III 1111111 111111111T11.111, 111111111i1.1 NO.30 el 9 . 111111111 p 1111 1111 111111111 111111111 Topitth iiiiIii elttt • PLANNING —0-- SURVEYING —0— ENGINEERING LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97280 (503) 820-0455 Fax: (503) 526-0775 COSTCO WHOLESALE CORPORATION 011.9.S.M111117110(1M1.6.1.1.1.1. Plot Date: 5/3/94 Design: BCK Drawn: Checked: KDB/MCL 11811.16•11.111114111 111....01.01•1011111 Revisions: 2_zz.z.92L- AGENCY REVIEW 2228/94 AGENCY REVIEW 4/4/94 NEW SITE PLAN 5/,1Z2±Apoltacjiic:FIANGES .TLYZ5451 PRO .0•11. fr#,Z,441 101411.1■1111111111In MON/1111111.11.11011 /4, OREGON 40 3 14eN 3/ M. Sheet. Number C I SEC X. T X S. R X E. WM ltnotress FIRE HYDRANT PER DETAIL 90. eim & THRUST BLOCK gef,ANQIE, 8240- q CATCH BASIN -WIrrE17/..18634 0 0 FIRE HYDRAN PER DETAIL 0 0 4" STORM LATERAL TO RETAINING WALL FOUNDATION DRAIN cATCH BASIN GRATE clEV. 4=186.54 10 if tr Sat 0 FIRE HYDRANT PER DETAIL CLEANOUT IE 182.25 ••••• .0+ J 90• BEND & THRUST BLOCK 0 C.0 1200 LF / #0. / / ...roams Me •Na. CLEANOUT IE 18.3.20 1 EANOUT 18 .6 GRATE ELEV =185 13 40 Lc. 8" STM P 0,C. Ef" ARE SERVICE 27 LF STM 5 L.F. 8" ST S =0, 0060 • 99 L,F. 2 1/2" WATER LINE 90 BEND & THRUST BLOCK 0 PDC PIPING CONNECTS INSIDE BUILDING 1 45* BEND & 1 1 1 1 1 THRUST BLOCK INSTALL MANFI Ott- -- WITH WATER TIGHT PLUG UPSTREAM ■ 18 LF 4" SS O S=0.02 POWER POLE TO BE REMOVED BY OTHERS, (TYP ALL POLES). 11 0 %c) 27 LF 6" STM 0 S=0.14 136 LF 4" SS O S=0.02 ,(5 ..1111.1.1.1101.11.1.1.1.1.1.1.111.111, PLANNING -0-- SURVEYING -0- ENGINEERING -- LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, ORRGON 97280 (50) 626-0455 Paz; (503) 526-0775 27 LF 61• STM • N T IE 178.80 COStc40 WHOLESALE 45 LF SAC 0 S=0.02 C IE 180,75 C.O. 122.80 L.F. 18• STM 0 S=0,006 CLEANOUT IE 170.78 CLEANOUT IE 175.70 C.O. --ST 6" STA", 6" ST -ST GRATE ELEV, =186.60 MINIM MEM ONO MOW MOM MOM. MOP ,a1111M11 INII,<)/Mbe NM, WNW MEW 6.11e. <111,110 .11111111. 8 IE 180.48 CLEANOUT IE 180,76 CATCH BASIN A L =1 20 IF 8- STM FIRE HYDRANT PER DETAIL 8 X 8 TEE & THRUST BLOCK 45• BEND & THRUST BLOCK CLEANOUT IE 176.20 BUFFER AREA 45• BEND & THRUST BLOCK CLEANOUT \ IE 179.96 N, WETLAND DELINEATION LINE Ns N N FIRE HYDRANT PER DETAIL CLEANOUT IE 179.75 N 35LF12»SS- 0 S= 0.006 CATCH BASIN GRATE ELEV. =186.60 40 LF STM IE 179.02 STORM M. H. t RIM ELEV.= 18040 SEE DETAIL 86.28 RELOCATE 8" SS SEE SHEET CO3 \ CATCH BASIN GRATE J7175n, \ 5 LF 8 STM CLEANOUT IE 177.98 TORM flETAIL W R OUTFA L ST 100 L S O S=0, 2.37 C.0, I.E. ELEV. =170,L. OUTFALL 69 L.F. 30" STA4 0 S=0.0757 47 L.F. 8" STM 0 S-0,0100 ouTFALL PEO, DETAIL CONNECT TO EXISTING 6" LATERAL CATCH BASIN EXIST. CATCH BASIN 4 #. 01.11-LI*40.111fr*. )01111e. i . '''''. IL, AR TMOUTA ----------+,_ co _,- ..„,•,. ■11,alutglaa,■. ■■,,,,a.aanaaaalali, OHM a,..,,,, `,..1.1”111,,11114,11111,01usma.,,,, maaaaallataila10101,aaallitalaualtamaaaaalaitalatti.0 at.ala2 na.paaaaalalad" 01004170114* ,••••■••••■•• allayaaaaaaal SAWCUT 3ND REMOVE CONCRET PAVEMENT AT JOINTS. IF p. SSARY, REMOVE E E CONC. 'PANEL' AND PLACE IN-KIND PER REQUIREMENTS. SEE SHEE 03 FOR PAVEMENT REVD 1:D 11111,1111.111 0 .1.111•11110.011 / 1 LEGEND PROPOSED NOTES - V. 4- REMOVE EXISTING FIRE HYDRANT & RELOCATE AS SHOWN. VALVE TO REMAIN IN EXISTING STREET. 0 to C.0, II SS. MANHOLE CLEANOUT CATCH BASIN FIRE HYDRANT THRUST BLOCK SANITARY SEWER LINE ALL STORM TO BE CONSTRUCTED 0 S=0,0200 MIN. SLOPE UNLESS OTHERWISE NOTED HEREON ALL STUBOUTS FOR STORM LATERALS SHALL BE 3' BELOW FINISH GRADE. 2" IRRIGATION METER 2" DOMESTIC WATER METER DOUBLE DETECTOR CHECK SET FLUSH WITH BACK OF SIDEWALK TOP = 192.7th (VERIFY) SEE DETAIL ST STORM SEWER LINE - WATER LINE 000c)ocz00000cxxx:)00 ROCKERY WALL NORTH SCALE Sheet Number mcm==== •c:31=oz=sti KEYSTONE WALL CO2 onmil mini Imo mini 111.Mb IMMO .10 OM. UMW Mille 6" IRRIGATION SLEEVE SDR 93-18 16 OF 46 ( FEET) I inch = 40 ft. Lscc X, T X s, R X E, WM IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. [mIl illifilFrfrphr 1111111 liii I 9 111111111 liii liii II II I II 11111 11 rl III' IIII 111111111 III! liii liii III 60111110 61111411111 1111g No.3B liii lilt lilt IlIllilli liii till lilt 1111 lIlt 1111 tIll 1111111111191111111111/111111111111111lIfIll11111 61 81 I °lintel 111111411 Ociobet 1 My' )C2-1-131 :t ' 7 -•7777-77-77-777,777'.^•7-----.7-777--7,•,,,,,'•••,— f 7 ‘11•11•111111.111112.0111111,1111111111. gloammodoomroormoroomov t,1 AMINNOOMPNON108,101.11MAN,A,1,/ela,,M4,011,1" /91 e 49,3, EXIST, MANH STA, 0+00 — 7,5' MANHOLE 12._ STA. 1+10 PAVEMENT REMOVAL CONTRACTOR SHALL REMOVE C NCTRETE PANELS SHOWN SHADED, ONLY LL PANELS TO JOINT LINE SHALL B REMOVED w 0 re) 0 ILI re) o 0I- 0* .4- 10 *I) o z 00 0 rio CG < PROJECT NO. 4- 304 -0303 SDR 93-18 17 017 46 0 0 0 0 0 0 0 0 re) C2413- re) re) 0 0 0 220 215 210 03048M01 (0304AR0 205 CUT AND REMOVE CONC. P MENT AT JOINTS. REMOVE ENTIRE CO 4 PANEL AND REPLACE 1N—KIND CITY QUIREMENTS (CONTACT: GAR 639— 1) 7,5' EXIST. R/W e •ALFSON,, 0 • PLAN SCALE HORIZ 1"=50' -(5 ROCK TRENCH BACKFILL 0 0 EXIST. MANHOLE STA, 7+06 . PLUG EXISTING OUTLET TO SOUTH & ABANDON PIK' AFTER NEW LINE IS ACCEPTED MANHOL STA. 6+89 SCALE ( FEET) 1 inch = 50 ft, 200 195 190 185 EXISTING GROUND o L.,. , 1.214/ 8" Tr:V7 11@ EXIST. SANITARY SEWER S=0,0600 LQ 1111111111111111111111111.1.1— 60 L.F. 8» p,V.C. 1' o + cod 11.9, Q. c) I-u Lu Q .) Lu 144 II II Z (/) 5R 1.4.1 Ci/x OLLICtLAJLAJ-4...: 0+00 1+00 P OF1LE SCALI HORIZ VERT 2+00 3+00 IF THIS DOCUMENT IS LESS LEGISt1 THAN THIS NOTATION, IT IS DUE TO THE QUALITY Oi THE ORIGINAL DOCUMENT, N. - .• o 11 ,„ ci-j" z x LtiLd 272 L.F 8" P.V.C. S 0,0050 4+00 Imosmemownommenrreosin jl 0 0.21101.0,322LEQUENCEZEMEELQ_SQM21. 1, CONTRACTOR SHALL. REMOVE PANELS 1-5 TO BEGIN, PLACE TRAFFIC CONTROL DEVICES TO MAINTAIN ONE LANE OF TRAFFIC IN EACH DIRECTION, 2, CONTRACTOR SHALL INSTALL MANHOLE DROP CONNECTION AND BEGIN TO LAY SANITARY SEWER, CONTINUE TO LAY SEWER MAINTAINING TWO WAY TRAFFIC, 3, REPLACE CONCRETE PANELS 1 AND 2, AFTER CURING PERIOD, SHIFT SOUTHBOUND TRAFFIC TO PANELS 1 AND 2, 4. REMOVE PANEL 6 AND CONTINUE SEWER CONSTRUCTION TO MANHOLE #2. 5, CONTRACTOR SHALL MAINTAIN CLOSURE OF WESTERLY SOUTHBOUND LANE UNTIL SEWER CONSTRUCTION UPSTREAM FROM MANHOLE #2. 6, WHEN TRENCH BACKFILL IS COMPLETED UP TO MANHOLE #1, REPLACE CONCRETE PANELS 3-6 AND BEGIN CURING PERIOD, 7. WHEN CURING PERIOD IS COMPLETE, RESTORE TRAFFIC TO PANELS 3-5. L.Q.NaIRLILD2USIQES 1. ALL CONCRETE PAVEMENT SHALL BE REMOVED TO THE EXISTING JOINT LINES. 2. CONCRETE PAVEMENT SHALL BE REPLACED TO THE LINES, GRADES, AND REQUIREMENTS PER THE ORIGINAL STREET CONSTRUCTION, 3, CONTRACTOR SHALL REPLACE CONCRETE PAVEMENT Aft TH: 7" THICK CONCRETE (5,000 PSI), ON 2" THICK 3/4'-o" CRUSHED ROCK, ON 4" THICK 1-4/2"--0° CRUSHED ROCK. 4, ALL TRAFFIC CONTROL SHALL BE IN ACCORDANCE WITH THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES, 144TH OREGON S'.1PPLEMENTS, 5, REMOVE ENTIRE CONCRETE PANEL IF TRENCH EXCAVATION IS WITHIN 2 FEET OF PANEL EDGE, CONCRETE PANEL SEQUENCE z 17 L.F. 8" P.V.C. S=0.0050 1.14111111111.01111110.01INANININNATfank PLANNING —*— SURVEYING ENGINEERING --- LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97200 (503) 028-0455 Fax; (503) 520-0775 OLESALE CORPORATION COSTCO W 190 185 180 5+00 111111111111-111. 6+00 7+00 8+00 ipiiiip1 wiloppirri rp-11111' I 8 1111f11111111 10 111111111111.1111L 1'111111111111 III g6h 111 t---1-1E-qal 111111111111111111111111 I 11111111111111111111111111111111 No.86 e 511.1PI h M11111111HHHHHH11111111Hda almansoolliosesommomag ,Ismosmot • Plot Date 4/4/94 Design IRM Drawn: KDB, MCL Checked' Revisions; 4/4/94 NEW SITE PLAN 111/.1MI 1•1011•11W.NON.MINI Sheet Number 1 OF 1 ismimasomerrommo Orsomolormessesexue SEC X, T X S, R X E, WM 131$1.11,01MIIIMMIMIRLINIMI PLANNING SURVEYING ENGINEERING LANDSCAPE ARCHITECTURE 8405 SAY, •NIMBUS AVENDE P.0, BOX eoumo PORTLAND, OREGON 97280 (503) 028-0455 Fax; (03) 525-07/0 COSTCO WHOLESALE CORPORATION cr 0 Revisions: 4/4/94 NEW SITE PLAN , imosieseliaimarallwaleenimaik so x, T A S, R X E, WM W J D 8DR 9348 Q 1801;46 U OF RAMP PER DETAIL 30' MIN, RADIUS 40' PRIVATE ROAD 30' MIN. RADIUS lokr ' etie. 7.5' DARTMOUTH ROAD 18" 6" 1" DRIVEWAY •.-- 2% SLOPE AC PAVEMENT PER STREET CONC SIDEWALK BY CONTRACTOR 4" CONC ON 2" 3/4"-0 LEVELING COURSE DARTMOUTH TYPICAL SECTION N. ES. 1.5" CLASS "C" ASPHALTIC CONCRETE 1.5" CLASS "B" ASPHALTIC CONCRETE 7--- 2" 3/4" -- 0" CRUSHED AGGREGATE (LEVELING COURSE) COMPACTED SUBGRADE OR FILL TO 95% DRY DENSITY 8" 1 1/2 "-0" CRUSHED AGGREGATE (BASE COURSE) - WET WEATHER SECTION 12" TO 24" DEEP PIT RUN PER SOILS REPORT HEAVY DUTY PAVEMENT N.T.S. - 2" CLASS "C" ASPHALTIC CONCRETE 2" 3/4" 0" CRUSHED AGGREGATE (LEVELING COURSE) COMPACTED SUBGRADE OR FILL TO 95% DRY DENSITY 5" 1 1/2" -0" CRUSHED AGGREGATE (BASE COURSE) WET WEATHER SECTION 12" TO 24" DEEP PIT RUN PER SOILS REPORT LIGHT DUTY PAVEMENT N.T.S. 11/2" SECTION A-A STANDARD CONC. CURB AND GUTTER ON 2" 3/4" -0 LEVELING COURSE ON 4" 1- 1/2" -O ASE COURSE (END STD. CURB AND GUTTER AT R /W) PRIVATE ROAD ENTRANCE OFF OF PUBLIC ROAD WITH CURBS 10 GA. WWF 7" CONCRETE PAVEMENT ON 2" 3/4" -0 LEVELING COURSE ON 4" 1 -1/2" -0" BASE COURSE 0. N.T.S. 5' MIN. CAP UNIT TOP OF WALL '° ELEV. VARIES (TM) FENCE SEE SHEET CO1 STANDARD MODULAR CONCRETE FACING UNIT (TYP.) FOR WALL LAYOUT SEE SHEET CO1 EXIST. GROUND BOTTOM OF WALL ELEV. VARIES CN' (BM) SEE SHEET CO1 6" THICK CONCRETE ff .3' MIN. LEVELING PAD t a, II 16 NEW CURB rINISH GRADE TOP LAYER PER TABLE (L i ) • MIN. 12'" _3/4" DRAIN ROCK nil TYPICAL LAYER PER TABLE (L2 I _I REINFORCED WALL FILL ZONE • 4)--- -1 I GEOGRIDS P, I EXCAVATED I SUITABLE MATERIAL I i REMOVE TOPSOIL 4" PERFORATED PIPE TO WETLANDS, SLOPE AT 1% MIN. TYPICAL SECTION - REINFORCED EARTH RETAINING WALL N.T.S. RAMP PER DET PLANTER AREA (ALL RADII TO BE 1 FT, TYPICAL) .5' R =30' CONCRETE APRON A SEE A -A ON FOR PAVEMENT AND CURB PRIVATE ROAD ENTRANCE OFF OF PUBLIC ROAD WITH CURBS N, T.T.S. 2' -0" SEE WALL HEIGHT VARIES PLANTING SOIL - EXCAVATION - 1'-0" ice►-, 2'-0" LIMITS CRUSHED AGGREGATE BACKFILL 4" PERFORATED DRAIN PIPE TO WETLANDS, SLOPE AT 1% MIN. KEYSTONE WALL DETAIL WEST PROPERTY LINE N.T.S. GEOGRID LAYOUT BASE UPON USE OF KEYSTONE STANDARD MASONRY UNITS AND TENSAR VX 1500HP GEOGRIDS. USE OF' ALTERNATE MATERIALS WILL REQUIRE ENGINEERED DESIGN BY CONTRACTOR AND APPROVAL BY ENGINEER. H(FT) DETAIL TOTAL LA ERS 6 8 10 12 14 16 18 20 22 24 26 28 30 2 2 3 4 5 7 8 10 12 13 15 19 GEOGRID TOP LAYER LIFT) 7,8 7,4 8,6 8.9 10.2 11.6 13.9 13.9 16.3 17.7 18.2 20.4 21.0 2ND LAYER FROM TOP 11.1 12.0 13.5 15.0 15.9 17.7 18,4 'TYPICAL LAYER L2 (FT) 7.0 8.0 7.9 8.6 9.6 11.0 12.0 13.3 15.0 15.9 17.7 18,4 5 6 7 GEOGRID POSITION HEIGHT ABOVE LEVELING PAD (FT.) 9 10 i1 12 EXISTING GROUND 13 14 15 16 17 18 19 4.0 3,33 2.67 2,67 2.00 2.00 2.00 2.00 2.00 1.33 1.33 1.33 0.67 6.00 6.67 5.33 4.00 4.00 3,33 3.33 3,33 2,67 2.67 2,67 1.33 8.67 6.67 6.00 5.33 4.67 4,67 4.00 4.00 4.00 2,00 10.67 8.67 7,34 6.67 6.00 5,33 5.33 5,33 2.67 12.67 9.34 8.67 7,33 6.67 6.67 6,67 3.33 12.00 10.67 9,33 8,00 8.00 8.00 4,67 16.00 13.34 11.33 9.33 9,33 9,33 6.00 16,67 13.33 11.33 10.67 10,67 7,34 16.00 13.33 12.67 12.00 8.67 20,00 15.33 14.67 13.34 10.00 18,00 16.67 15.34 11.34 22.00 19.34 17.34 12.67 22.67 19.34 14.00 22.00 15.34 26,00 17.34 19.34 21,34 24.00 28.00 MECHANICALLY STABILIZED EARTH WALLS- GEOGRID LAYOUT N.T.S. IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. I 111rT1 III 1I- 11111111�I[1�1 II'1lllll�i l 6 MATCH SIDEWALK AT PAVEMENT CONSTRUCT STAIRWAY PER PACIFIC ativilWAY STAIR ACCESS TW ELEVATION -P ALAN __._ N, Ls. 2:1 MAX. SLOPE H/3 1 ►....6" MIN. 1' 1' EXISTING GROUND /PVMT 5 :1 MAX H 6W EL�4/ATION _ 1 PER PLAN B ----ate COMPACTED MATERIAL BOTTOM WIDTH (B) TABLE -al- 12" PLANNING -0-- SURVEYING 0- ENGINEERING -0- LANDSCAPE ARCHITECTURE 8405 SAT, NIMBUS AVENUE P.O, BOX 80040 PORTLAND, OREGON 97280 (503) 628 -0465 Fast: (503) 628 -0775 " MAX 5' SIDEWALK WHERE SHOWN ON DWGS COMPACTED BACKFILL - 6" DRAIN ROCK 4" PERFORATED PIPE WRAPPED WITH FILTER FABRIC. CONNECT TO NEAREST STORM SEWER SLOPE AT 1% MIN. IGHT (H) WALL WIDTH (B 1. ALL ROCK SHALL BE ANGULAR QUARRY ROCK WITH MINIMUM SHALL BE SOLID WITHOUT INTERNAL FRACTURES. 2, ALL ROCK SHALL BE' TIGHTLY NESTED WITH FLAT SIDE DOWN. PLACED AT BOTTOM OF WALL, ROCKS TO RANGE FROM 500 150 p. c, f. DENSITY. ROCK LARGER ROCKS TO BE LBS, TO 5,000 LBS. 3. FILL AREAS BEHIND TO BE COMPACTED TO 90% DENSITY (ASTM 1557). 4. WALL CONSTRUCTION IS TO BE CERTIFIED BY GEOTECHNICAL ENGINEER. ROCKERY RETAINING WALL N.T.S. C04 A HOLESALE CORPORATION Design: Drawn: Checked: Revisions: 2/7/94 . AGENCY REVIEW CHANGES 2/28/94 AGENCY REVIEW CHANGES 4/4/94 REVISED PER NEW SI E PLAN 5/3/94 ADDENDUM CHANGES SEC X, T X S, R X E, WM I III�r1T�1� 1 iiil_I 1-r�� rri � lii l I lilll l l IIII, Iir�)1 1T�T rrilirp-pittip Ili1r�tllii111_ 14.1 C 0I 6 8 G 9 PI.PII 61 fZ IIISaul III IIII�IIII IIII�IIII�IIIi IIlullIIiIIILIIII1111111lli�lll IIII�IIIIIIIII�IIII�IIII�lllllllll�llllllllllllll III) lllllllll liililll lillllli ;114 111111111 Z IZ UZ aI 8I LI �I sI iii i i Z IIII�IIII IIII�UII IIII�IIIl lilllllll lllllllll IIII�IIII llll�llll liii Illl IIIIlliii IIII IIII No 3e ex,-16 bey B = H /2 114 H > 10' B = 2H/3 1. ALL ROCK SHALL BE ANGULAR QUARRY ROCK WITH MINIMUM SHALL BE SOLID WITHOUT INTERNAL FRACTURES. 2, ALL ROCK SHALL BE' TIGHTLY NESTED WITH FLAT SIDE DOWN. PLACED AT BOTTOM OF WALL, ROCKS TO RANGE FROM 500 150 p. c, f. DENSITY. ROCK LARGER ROCKS TO BE LBS, TO 5,000 LBS. 3. FILL AREAS BEHIND TO BE COMPACTED TO 90% DENSITY (ASTM 1557). 4. WALL CONSTRUCTION IS TO BE CERTIFIED BY GEOTECHNICAL ENGINEER. ROCKERY RETAINING WALL N.T.S. C04 A HOLESALE CORPORATION Design: Drawn: Checked: Revisions: 2/7/94 . AGENCY REVIEW CHANGES 2/28/94 AGENCY REVIEW CHANGES 4/4/94 REVISED PER NEW SI E PLAN 5/3/94 ADDENDUM CHANGES SEC X, T X S, R X E, WM I III�r1T�1� 1 iiil_I 1-r�� rri � lii l I lilll l l IIII, Iir�)1 1T�T rrilirp-pittip Ili1r�tllii111_ 14.1 C 0I 6 8 G 9 PI.PII 61 fZ IIISaul III IIII�IIII IIII�IIII�IIIi IIlullIIiIIILIIII1111111lli�lll IIII�IIIIIIIII�IIII�IIII�lllllllll�llllllllllllll III) lllllllll liililll lillllli ;114 111111111 Z IZ UZ aI 8I LI �I sI iii i i Z IIII�IIII IIII�UII IIII�IIIl lilllllll lllllllll IIII�IIII llll�llll liii Illl IIIIlliii IIII IIII No 3e ex,-16 bey 0 Tr) 0 1 N, z 0 1451 0 SDR 93.18 c Q 19 OF 46 cL O CO CO CO CO 03 CO M r- N) N I. u., r- 0 ti- 0 r� w 0 0 3" MIN, 6" MAX, 18" VALVE BOX COMPLETE DRAIN ROCK POCKET 4 CU. FT. MIN. 6" HOLDING • d SPOOL M.J. SEE DETAIL '° •' x'903 CONCRETE PIER BLOCK M.J.x 6" FLG, TEE FIRE HYDARANT STANDARD INSTALLATION N.T.S. CO5 (HORIZONTAL) VOLUME OF THRUST BLOCK BEARING AREA OF THRUST BLOCKS IN WQ, FT. FITTING SIZE TEE 90' BEND 45' BEND 22 1/2' BEND 11 1/4' BEND 4 1.3 1.8 1.0 1.0 1.0 6 2.8 4.0 2.2 1.1 1.0 8 5.0 7.1 3.8 2.0 1.0 10 7,9 11.1 6.0 3.1 1.5 12 11.3 116,0 8.7 4.4 2.2 16 20.1 28.4 15,4 7.8 3.9 20 31.1 44.4 24.0 12.3 6,2 24 45.2 64,0 34.6 17,7 8.9 VALUES BASED ON 200 PSI WATER PRESSURE AND 2000 PSF SOIL BEARING CAPACITY. THRUST BLOCKING DETAILS IN CU. YDS. (VERTICAL) BEND ANGLE FITTING 1 SIZE 45' 22,5' 1.1 0.4 11.25' 0.2 6 2.7 1.0 0.4 8 4.0 1.5 0.6 10 6.0 2.3 0.9 12 8.5 3.2 1.3 14 11.5 4,3 1.8 16 14.8 5,6 2.3 VERTICAL BEND FITTING SIZE ROD SIZE EMBEDMENT 4" -12" _ 16 30" 14 " -16" 18 36" NOTES: 1) CONCRETE BLOCKING TO BE POURED AGAINST UNDISTURBED EARTH. 2) ALL CONCRETE TO BE CLASS 2400 3) INSTALL ISOLATION MATERIAL BETWEEN PIPE AND /OR FIT- TINGS BEFORE POURING BLOCKING. 4) CONCRETE SHALL BE KEPT CLEAR OF' ALL JOINTS AND ACCESSORIES. 2� N,T.S. C05 CAST IRON OR ALUMINUM FRAME' AND COVER WITH "WATER" CAST IN TOP SURFACE .q HAND TAMP BACKFILL AROUND TOP SECTION CAST IRON OR ALUMINUM BOTTOM SECTION OPERATOR EXTENSION (SEE DETAIL No. 5) 1) VALVE BOX NOT TO REST ON OPERATING ASSEMBLY. 2) OPERATOR EXTENSION REQUIRED WHEN VALVE NUT IS DEEPER THAN 18 IN. FROM FINISHED GRADE. 3) CENTER VALVE BOX ON AXIS OF OPER, NUT, PAVEMENT '-- 6 MIN 12" MAX. 4) PROVIDE 18" SQUARE BY 4" THICK CONCRETE PAD OUTSIDE OF PAVED AREAS 5) VALVE BOX COVER SHALL BE A MINIMUM OF 4 1/2" IN LENGTH TYPICAL VALVE SETTING VALVE BOX DETAIL N. T, S. THRUST BLOCK RETAINER GLAND SPOOL FLG.x P.E. FLOW TO TUALATIN VALLEY WATER TO LOCAL PLUMBING DISIRIGT STANDARDS STANDARDS DISTRICT APPROVED rr.�..rl'N = `�11'i �/ �!,I`r�c�►11'i4i1'li � ■I�' MIN. CONTRACTOR TO SEAL ALL OPENING IN VAULT WITH NON SHRINK GROUT PRIOR TO BACKF1LLING OSHA APPROVED LADDER GROUND LINE FLANGE COUPUNG ADAPTOR PLAN 1:1.... IP TS*Y VALVE ammintill 11W •�•0 (MO 4" MIN CONNECT TO STORM SEWER _NOTE.' 0,5. & Y, VALVES SHALL BE SUPERVISED WITH TAMPER SWITCHES AS REQ'D BY FIRE MARSHALL. =ism 12" MIN ELEVATION FIRE LINE DOUBLE CHECK DETECTOR SIZE UTILITY VAULT OR *EQUAL BILCO DOOR OR *EQUAL WITH F.D.C. WITHOUT FDC 8 687 -WA JD -3AL • DISTRICT ENGINEER APPROVED EQUAL DOUBLE DETECTOR CHECK N. T, S. FRAME & COVER SEE DWG. NO. D 112 GROU FINISH GRAD CONNECT TO STORM SEWER STANDARD M. H, RUNGS 12 O, C. LOCATED N VERT, SIDE OF MANHOLE WITHIN 24" OF COVED AND FLOOR 4" CONCRETE EXTENSION RING INSTALL AS REQUIRED TO BRING MANHOLE COVER & FRAME TO DESIGN GRADE - MAX. 3 RINGS OR 12" MAX. ECCENTRIC MANHOLE TOP STANDARD 40" MANHOLE RISERS RAM -NEIL JOINT MATERIAL OR EQUAL - ALT. GROUT • 8" cOM,PACTED GRAVEL 3/4 -0 AT 90% COMPACTION NOTES: 1. POURED CONCRETE BASE - 5 SACK MIX, 2500 P. S,1. AT 28 DAYS. 2. FORM GROOVED INVERT AND MAKE SURFACE SMOOTH TO DIRECT FLOW. STANDARD MANHOLE N.T,S. 2' PVM'T. L FINISHED GRADE 2' PVM'T. 8" CI. BEND AIN* 8" C.I. NO HUB BEND ipl .• DRILL 1/2" DIA, -= - WEEPHOLE ON 1 THREE SIDES, 8" BELOW RIM. cv LYNCH TYPE CATCH BASIN W /28" SQUARE GRATE (OR APPROVED EQUAL) 4" MIN. 3/‘4" - C.R. COMPACTED BEDDING ALTERNATE CONNECTION DETAIL FLEXIBLE COUPLING 8" C.I. PIPE- SPOOL FLEXIBLE COUPLING AS REQUIRED IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. SQUARE PIPE ZONE' AND - BACKFILL MATERIAL AS SPECIFIED CATCH . BASIN PIPING DETAIL N.T.S. frj1 IIi'''I1i1InIt1IIII I111ll111-11 1 1 TEE SEE ABOVE FOR ALTERNATE CONNECTION DETAIL I 11 1 111111 Ti r1Tr l l i,lim_r 1"� % IIIII 111111111 lilllllli llllJiliiilllJil IIlllllll 111111111 III111I11 llll1111 Illl1Ill! illllu PAVED AREA CLASS D (ROCK) 7 SURFACE RESTORATION AS SPECIFIED LANDSCAPE AREA CLASS C (NATIVE) USE ROCK TRENCH BACKFILL /. WHEN TOP OF PIPE WITHIN 1:1 / SLOPE OF FOUNDATION 3/4 " -0 PIPE BEDDING 4" MIN. FOR PIPE S LER THAN 18" 6" MIN. FOR PIPE 18" AND LARGER TRENCH BACKFILL DETAIL N, T, S. NOTES: 1. STANDARD MANHOLE STEPS OR LADDERS SWILL BE INSTALLED. 2. FOR OTHER DETAILS REFER TO U.S.A. DWG. NO. 30 3. SEE DWG. NO. 120 FOR FRAME AND COVER 48" SECTION NEEDED 41,5', OR 6' 72" -- 86" 72" MANHOLE FOR 42" DIA. OR SMALLER PIPE SPECIAL OVERSIZED MANHOLE N.T.S. STANDARD CAST IRON FRAME & COVER A.C. OR FINISH GRADE 4-1/2" X 6" ANCHOR BOLTS PIPE 0,D. -1-1" CLEARANCE SPACE BETWEEN CONCRETE BLOCK AND PIPE, PACK WITH FELT OR OTHER APPROVED MATERIAL. 8 COS WATERTIGHT PIPE PLUG 2" SQUARE CONCRETE BLOCK WITH ANCHOR BOLTS - CLASS "A" BACKFILL AS SPECIFIED FOR A MIN. OF 6" AROUND CLEANOUT 6" CONCRETE ENCASEMENT CONCRETE ENCASEMENT MAIN SIZE AS SHOWN ON PLAN STANDARD CLEANOUT N.T.S. BOTTOM VIEW SEC 0 24 3/4" * 1/8" ----ate 13 /4"" H mis�wrommorrmmolim6Hc.r rollin 1 1/2" % h 6 .°1 '" 3/4" N 1/8" FILLET MATERIAL TO BE CAST IRON ASTM A -48, CLASS 30 WEIGHT APPROX. 139 LBS, STANDARD MANHOLE LIDS N. T, S, 10 Cos 1/8" RADIUS MACHINE TO A TRUE BEARING ALL AROUND TOP VIEW MACHINE TO A TRUE 25" 1" MATERIAL TO BE GRAY CAST IRON ASTM A--48, CLASS 30 WEIGHT APPROX. 237 LBS. SECTION A-A STANDARD MANHOLE FRAME N.T.S. 0'-" r r it v • \j s I.E. ELEV. -=174.44 FLOW CONTROL MANHOLE OVERSIZE MANHOLE 60" DIAMETER I.E. ELEV, =175.55 N.T.S. 12 C05 • PLANNING SURVEYING 0-- ENGINEERING LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 07280 (503) 528.O4$8 Fax (503) 620 -0778 COSTCO WHOLESALE CORPORATION z o1, U2 1-1-1 OCr) Q (D 0 Q CD Plot. Date: 3/25'94 Design: TAH Drawn: KDB Checked: Revisions: 2/7/94 AGENCY REVIEW CHANGES 94 REVISED PER NEW SITE PLAN b 9� Sheet Number COS SEC X,TXS,RXE,IfM 111I111111111 7 111IIlf1 lll'_1_ Illllllll 111111111 IIll�lIll IIll1l111 IIll�lIII III1g 111111111 bey ref till1111liii 111 L 141M'3X "SX1. ",XcS Ab /)E/'ei 'd 75,i'g/4. 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PAVEMENT 2" OF 3/4"-0 CRUSHED ROCK LEVELING COURSE - SECTION A-A SECTION A-A _QENERAL NOTES. 1. RAMP TEXTURE IS TO BE DONE WITH AN EXPANDED METAL GRATE PLACED AND REMOVED FROM WET CONCRETE TO LEAVE A DIAMOND PATTERN AS SHOWN. THE LONG AXIS OF THE DIAMOND SHALL BE PERPENDICULAR TO THE CURB. GROOVES SHALL BE 1/8" DEEP AND 1/2" WIDE (TEXTURED SURFACES SHALL BE LIGHTLY BROOMED AFTER CONCRETE HAS CURED). 2. CONCRETE COMPRESSIVE STRENGTH TO BE 3000 P.S.I AFTER 2C DAYS. 3. JOINTS SHALL BE SCRIBED "3/4" DEEP. 4. RAMP PANELS SHALL BE EDGED ON ALL 4 SIDES. 1/2" MASTIC (TYR) SIDEWALK SIDEWALK RAMP DETAIL N.T.S. 2Y-6" MAXIMUM SPAN CONCRETE: = 3000 psi REINF, BARS:ASTM A615, GRADE 60 1 NO, 4 IN EACH TREAD NOSING, 2" CLR. N0. 5 AT 12" CTRS. 2 NO. 7 IN CURB (1 SIDE OF RAIL POST) 6 NO. 7 - 2" CLEAR EetCH TOP OF CURB 5" MIN. 3" CLEAR FOUND ON UNDISTURBED OF GRANULAR MATERIAL COMPACTED IN 6" LIFTS TO 95 OF RELATIVE MAX, DENSITY 12" 5" MIN:- TYPICAL STEP 6'-O" ue, 4" TO POST 8" Sk. NO. 5 AT 12" CTRS. SECTION A-A It 1 8- 6 NO. 7 BARS 1 NO. 7 IN CURB EACH SIDE ON HANDRAIL POST IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. SIDEWALK IMNOirorrom........."mmiftiymftwaroreanoras.morteemaireaser 72" MAX. — 72" MAX — 1 1/2" STD. WT. STEEL PIPE (SCHEDULE 40), ASTM A501, fv = 36ks1. GALVANIZE AFTER FABRICATION. 3" CLEAR HANDRAIL FOR STAIRWAYS ON PRIVATE PROPERTY 1S REQUIRED ON BOTH SIDES. 3" CLEAR ALTE NATIVE HANDRAILS MAY BE USED BUT THEY MUST BE CERTIFIED TO WITHSTAND A 200 LB. HORIZONTAL LOAD APPLIED AT ANY POINT ON THE RAIL OR POST, HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRWAY. HANDRAIL DETAIL. N.T.S. MATCH STAIRWAY SLOPE 3" CLEAR- Dile4";7n—ti;r0f9,8_ rrz 1•4711 • S S s A s s )1.1/ 8" D,I.P, MJ TEE WATERTIGHT PIPE COUPLING e I I I —44 Va. N • 4r-1 - ••• SLOPE' SHELF " ■•■ AS REQUIRED -1- 12" MINIMUM UNDISTURBED EARTH' 3/4"-Q" CRUSHED ROCK COMPACTED 8" D.1. P. 8" a L P 90' MJ BEND coNcRETE BASE MIN/MUM `\. 6" BELOW BEND 1P4MOVE CONCRETE BENCH As NEEDED TO CREATE A NEW ChANNEL. OUTSIDE DROP CONNECTION CSF STRUCTURE WHERE SHOWN ON DRAWINGS SLOPED PIPE END 18" -12" CRUSHED ROCK RIP-RAP 8:1 2:1 MAXIMUM N.T. S. SECTION A-A INSTALL ENERGY DISSAPATOR IN RIP-RAP - 36" MINIMUM DIAMETER ROCKS) AT 30" STORM OUTFALL ONLY SEE NOTE 1 25' WETLAND BUFFER AREA 30' OUTFALL ONLY ..44141111,1•04...• '4111111t#41,0:- 1' 4111‘,44/Prk Aei • .1 • Fiti, 71). !!.!:.!"4.T!;k.,..„, .1141 10.00' "-12" DIA, RIP-RAP 5.00' STORM SEWERJ (SIZE VARIES) "MIRAF! NL 140" FABRIC (OR APPROVED EQUAL) 18" -12" CRUSHED R1FK RIP-RAP MATCH EXISTING 1 MATCH GRADE NOTE: 1. WETLAND BUFIrER AT CFS OUTFALL LOCATION IS A MINIMUM OF 10' FROM CSF STRUCTURE. DO NOT EXTEND RIP-RAP BEYOND THIS LINE. \\ VARIES 36" VARIES raf irs_ r■ , " . N,3»_0 CRUSHED ROCK FILTER BLANKET. 12" MINIMUM THICKNESS. SECTION A-A 24"-12" DIA. RIP—RAP 3-O CRUSHED ROCK FILTER BLANKET. 12" MINIMUM THICKNESS "MIRAF! NL 140 FILTER" FABRIC (OR APPROVED EQUAL) STORM SEWER OUTFALL RIP—RAP DETAIL NOT TO SCALE 11-11011[111, 111111111pill 1 1 1 11 pirTrpiliTrtit-lirripliirrg 11111111111114 1 1 1 1 Isitin8iirpitirtiirt 1111111111.1.11.1,1 6 ;1111i1 1111 L 1111 1111 11111 111111111 111111111111111111 111111111 11111111 311.1 I (TIt11 1111 1111 1111 1111 1111 11111111)1 111111111 111111111 1 11111111 1 1111Z 1111111111 111111111 111111111 11111111 8 111111111 4 111111111 9 I 1111 1111 9 111111.11 No,3e e i 111111111 11111110111 ' I 12 111111111 Z 111111111 mom HifigH IMIVNIONAINOdearelaian..1•••••••/••0410111•1•1•111•M•••11••■11 bes / ?C.? 7 PLANNING SURVEYING --Q— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 SA!, NIMBUS AVENUE P.O, BOX 80040 PORTLAND, OREGON 97280 (503) 026-0455 Fox; (503) s?6-orrs WHOLESALE CORPORATION 0 v) 0 Plot Date: Design: TAH Drawn: Checked: 222Z94 AGENCY REVIEW T/4/94 REVISED PER NEW . SITE PLAN 1=5 vonalm+riossonlwaSSOOmiammisi•IIMIO EGON Sheet Number C07 SEC X, T X S, R X E, WM • 0 O "4- tr) 0 z w 0 tt Q. 0 a In O U SDR 93 -18 22 OF 46 14" H --- 46" EMBEDDED FRAME 3,000 PSI CONCRETE (MIN.) " 11 (H-6)/2 n OUTLET SIDE - ALLOW 1 -3/4" SPACE FROM BOTTOM OF WALL TO FLOOR OF VAULT FOR INSTALLATION OF UNDERDRAIN. SEE PROFILE VIEW. INLET SIDE - CAST WALL TO FLOOR OF VAULT, NOTE: THIS DETAIL IS FOR CAST IN PLACE, IF PRECAST THE CONTRACTOR SHALL SUBMIT A SHOP DRAWING TO THE ENGINEER, /, /� %'i /'� /'i /� INTERIOR WALL DETAIL TYP SCALE: 3/4"=l' NON- TRAFFIC BEARING 3 - 3'x3' DIAMOND PLATE DOORS MP) PRECAST VAULT AS SPECIFIED CONTRACTOR TO SEAL ALL JOINTS, BOTH SIDES, WITH NON- SHRINK GROUT. NO, 4 REBAR (TYPICAL) SPACING AS SHOWN EMBED AND EPDXY 1" INTO VAULT (TYPICAL) FLEXIBLE COUPLING (TYP) SEE NOTE 8. IIIIUIIII1I1I1111�11111111111II11111II1 I1IIIIIU11111111i1IHr1111111111111IIIIIU1U111 1111H II UII UIIII 111111III1IIUU1111111lJII1IIrI MAINTENANCE: THE CSF° MUST BE MAINTAINED ANNUALLY, THE FOLLOWING PROCEDURE MUST BE FOLLOWED, ,) REMOVE ALL COMPOST AND DISPOSE TO AN AUTHORIZED LANDFILL, 2.) REMOVE ALL ACCUMULATED SEDIMENTS AND WASH CLEAN THE SEDIMENTATION CHAMBER, SEDIMENTS SHALL BE DISPOSED OF IN AN APPROVED MANNER. 3.) INSPECT AND REPAIR OR REPLACE ALL DAMAGED INTERIOR APPURTENANCES, 4.) INSPECT AND CLEAR ALL PIPE OBSTRUCTIONS, 5.) REMOVE FILTER FABRIC AND DISPOSE TO AN AUTHORIZED LANDFILL, INSTALL NEW FILTER FABRIC AS SPECIFIED ON THIS PLAN, 6,) INSTALL NEW COMPOST AS SPECIFIED ON THIS PLAN, *) OWNER SHALL MAINTAIN CSF IN ACCORDANCE WITH ABOVE PROCEDURE AND "MAINTENANCE AGREEMENT". 46" ADJUST WEIR TO LEVEL AFTER VAULT INSTALLATION. TRAPEZOIDAL WEIR DETAIL N.T.S. 18' TRENCH SUMP 8' A 0 -0-- 0 FLOW CONSTRUCT RIP -RAP OUTFALL PER PLAN VIEW N.T.S. INTERIOR APPURTENANCES: PLASTIFAB " FLOW KIT" COMPONENTS (PLASTIHFAB, INC., TUALATIN, OR) OR ENGINEER APPROVED EQUAL, FLOW SPREADER 46 "-- 2 EMBEDDED FRAME - 2 UNDERDRAIN - 262 S,F, (8'x15' -8" AND 8'x17') TRAPEZOIDAL WEIR 46" - 1 SCUM BAFFLE 18" - 2 ENERGY DISSIPATOR 18" - 2 FILTER FABRIC (AMOCO 4545) - 309 S.F. (9'x16' -8" AND 9'x17' -8 ") (ALL COMPONENTS CONSTRUCTED FROM FIBERGLASS AND ABS PLASTIC) ELEVATIONS: 0 BOTTOM OF VAULT AND IE OUT -- 10" CSP = 169.5' 0 IE IN - 10" PVC = 174' MAX. TO 171.7' MIN. 03 TOP OF VAULT = 175,8'± 04 TOP OF VAULT = 173,3'± IE OUT - 8" PVC PIPE = 169.3' 06 IE -- 12" PVC = 171.9' MAX. TO 170,9' MIN. 18' ACCESS DOOR LOCATION (TYP) FLOW -G SANDED PVC FITTING (TYP) "' ---- ---- SEE NOTE 12, 12" CLASS 100 RIP RAP 1 12" MIN. CONSTRUCT RIP -RAP OUTFALL PER GENERAL NOTES: 1,) INSTALL BAFFLES & FLOW SPREADERS PER MANUFACTURER'S ASSEMBLY INSTRUCTIONS, 2.) CONTRACTOR TO HAVE VAULT PRECAST FOR SUBMIT INLET VA & ULT OUTLET DRAWINGS PIPESTO ENGINEER. CONTRACTOR SHALL . 3.) INSTALL ALL PIPES FLUSH WITH VAULT WALL. 4.) SUBBASE SHALL CONSIST OF 6" SUBGRADE COMPACTED TO 95% MAX, DENSITY. 2" OPEN GRADED CRUSHED ROCK COMPACTED TO 95% MAX. DENSITY WILL BE PLACED UPON THE COMPACTED SUBGRADE, (MSHTO T -180) 5.) JOINT SEALANT TO BE CONSEAL CS --101 OR ENGINEER APPROVED EQUAL, APPLY NON- SHRINK GROUT T( INTERIOR FACE AFTER SEALING. MATCH TOP OF VAULT TO EXISTING GRADE TO FACILITATE DRAINAGE AWAY FROM VAULT, 6,) 7.) 8,) VAULT FLOOR SHALL BE LEVEL WITHIN 1 /4" BOTH DIRECTIONS, PROVIDE FLEXIBLE COUPLINGS TYPICAL ALL PENETRATIONS, COUPLING SHALL BE SET WITHIN 18" OF VAULT WALL, COUPLING SHALL BE FERNCO OR ENGINEER APPROVED. 9.) ADJUST WEIR TO LEVEL AFTER VAULT INSTALLATION. 10.) COMPOST INSTALLATION: INSTALL 12" OF COMPOST, DIMISSIEKT, SLOWLY AND UNIFORMLY WET COMPOST AFTER INSTALLATION TO THE POINT WHERE WATER DRAINS FROM OUTLET AND STOP. COMPOST WILL SETTLE TO THE 10" THICKNESS SHOWN. 11,) FILTER FABRIC SHALL EXTEND 6" ABOVE THE BASE OF THE COMPOST ON ALL FOUR SIDES, 12.) VAULT SHALL HAVE SANDED PVC FITTINGS CAST IN PLACE FOR ALL PIPES. 13.) ALL PRECAST SECTIONS SHALL CONFORM TO REQUIREMENTS OF ASTM C -476. ALL POURED IN PLACE CONCRETE SHALL HAVE A 28 DAY STRENGTH OF 3000 PSI AND 2 -4" SLUMP. ALL PIPE CONNECTIONS SHALL BE KOR -N -SEAL CONNECTORS UNLESS SPE C 14.) DRILL 1/2" HOLE AND SET THREADED ANCHOR. USE RAWL STAINLESS STEEL DROP -IN OR ENGINEER APPROVED. INSTALL WITH 3/8" STAINLESS STEEL BOLTS & WASHERS. 15.) 1/4" PVC RESTRICTOR PLATE BOTTOM SHALL BE LEVEL WITH THE TOP OF THE UNDERDRAIN AND EXTEND A MINIMUM OF 4" FROM OUTSIDE EDGE OF PIPE IN ALL DIRECTIONS. 16.) vPVLT FLOOR SHALL BE LEVEL WITHIN 1/4" ACROSS THE WIDTH AND LEVEL TO A DOWNSTREAM SLOPE OF 1" PER 12' OF LENGTH. NO-TRAFFIC BEARING 3 -= 3'x3' DIAMOND PLATE DOORS (TYP) II1111IIIIIIIIIIIIIIIIIItII111II 1111III111I11111111111111 III ILIIIIIIHR Iliiiiiiim ilni IImiliMIIMM11111111111111ii1 .///'�s`�r- SEE NOTE 6. PLANNING SURVEYING ENGINEERING LANDSCAPE ARCHITECTURE 0405 S.W. NIMBUS AVENUE P.Q. BOX 50040 PORTLAND, OREGON 97200. `505) 62B-0455 Fax: (503) 526 -0775 TI WATER Eli COMPOST STORM i 15' --8" 3' -6" APPLY SEALANT BETWEEN EMBEDDED FRAME AND FLOW SPREADER. TRAPEZOIDAL WEIR SEE NOTE 9. SEE DETAIL 2. SCUM BAFFLE (TYP) SEE NOTE 14. 18" 18" -� ENERGY DISSIPATOR (TYP) 1" SEE NOTE 14. PVC RESTRICTOR PLATE SEE NOTES 14 AND 15. PVC 12" INTERIOR WALL (TYP) SEE DETAIL 1. Revisions: 2/28j94 AGENCY REVIEW _ CHANGES L4/94 REVISED PER NEW H=25-1/2" 24" P Imam ' _ r ,.s.�.u, •ice• yn'i�°r . ,ws ...r�m • 11; 0 *. !r r• r r w • w w •w .i. , r.. w M r ., w. i ♦ .. iiiii"M...!�. Al .� • �,. .... - .. , n, M ,, ... � .. • .,' 2" DRAIN ROCK (TYP) 1-1/2" PLASTIC UNDERDRAIN (TYP) TRENCH SUMP 18' X N.T.S, SEE NOTE 16. 0 ©tea ` / '7",/->'///< / SEE NOTE 4. \//////v/ Sheet Number "DROP IN" ELEVATION VIEW II,g. PATENY PENDING SEC X, 1'XS,PXE,•WM IF THIS DOCUMENT IS LESS L;GIHLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT: TrrT1tl11f11I�. 11111I[ff1IIl'I Iiu111iuilm 11iiliii 111111111 11IIlii ICI ICI ITi rp.ti.>'.Ti i I 4111111pp' 1-f Na.39 ..n... 111111111 111111111 iuliiu fllllllll 111111l 1111111'1'1 Illl1llll ill1lll 1111111I1 ull�lll uii�uu 8 14 lllllllll 8 IIII�IIII 1111111111 V IIIIIIIII s IIIIIIIII ti 111111111 CX;lobet 11 qctier (3 °1tg Ir I OD p - Tr' Al" PC.• CO TREE WRAF' FROM GROUND TO FIRST 5RANCH (2) 2X2 545 OF S' STAKES DO NOT PENETRATE ROOT BALL- WIN STAKES. DRIVE 3' MIN. TREE TIES REMOVE BURLAP AND TWINE FROM TOP 1/3 OF [BALL AFTER STAKING REMOVE ALL TWINE AROUND EASE OF TREE TRUNK TO THE FIRST DRANCH. PLACE ROOT BALL, AT TOP OF MULCI-1 LAYER MULCH CIRCLE UJATERIBASIN 2' APPROX. DEPTH MIN. 24' DIA. BARK MULCI-4 CIRCLE IN TURF AREAS. SOIL MIX 5ACKFILL 45 SPECIFIED. - SCARIFY WALLS AND BOTTOM OF PLANTING PIT. PC TREE PLANTING DETAIL 1-P Cyr OA P • ; Wtli ea41.41 ;AP /"*"----' eV iiii 4 r 4 poollt, to i , vAiKoillioxcz kno 'mut iiitop:' .0.15,0710Nti IN V 1111074.734.40:0110310 SOW : 1.) ) wow :ova or !al i (.0.:CD:i 07,9D.C.MIANNIIIIRZ 410:0:0:0,:e07 IMINIMMILIIINVEMAti WV 11110411011111111175/WWISWAINIVIEWAL .116111110111111111M1111111111.101 I WIF11___LW ‘ vrillIW 111-1111—:PW Jc. GUY ALL CONIFERS USING EQUAL MATERIALS. REMOVE BURLAP & TWINE FROM TOP OF BALL AFTER STAKING. MULCH CIRCLE WATER BASIN 1/2° MIN. DEPTH. MIN. 24' WIDE BARK ktiULCH CIRCLE IN TURF AREAS: BACKFILL SOIL MIXTURE & FERTILLIZER AS SPECIFIED... SCARIFY WALLS AND.BOTTOM OF PLANTING RIT ALI(kJ cti U) Lc) 0 I I- 0 w 0 0 t) 0 w ct x 441-1. lefetivottlaslIcigirigo,014,41.41.10144141% 0'3'6,90,0a1 tit;:1141.1,1 )4 ■ 4100 (.4,11P■ 4174 P' :10 to el C.°401•0. 94.A.,;,40,r.t4,,W0* re eee'N 411011111100P'-- LI.IITF p.‘ (FL.Aor 101,) x DIA. OF ROD:riiAL Conifer Planting Detail ONOMINIMIN10.1.1■11••••41111MIMISIMIMMOONIMMMINIMOIlk NTS NTS PLANNING —*— SURVEYING —0— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 60040 PORTLAND, OREGON 97280 (503) 626-0455 Fax: (503) 526-0775 .1.11011111111MINIMMININSIP VII 0 LLI Plot Date: 12 CDhraewokne:d: —/1.- 17 93 HMGDKS Design: _MU., Revisions: 4-4-94 Rev. New Site Plan 1779/144 .5.211,2L,f/' yr r I 0' C, DA DAR TMOUTH — SCALE 03311.P LD G. KEEVER OEEGON lit AO' %.* ------------ Yp. Sheet Number ( FEET ) 1 inch 30 ft, SDR 93-18 23 01:46 IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. _ 7TrirrrpHimpitimpflupirpf9I I I III I 4.1sasema■areiss.raiiiimillmo■ SEC X, T X 5, R X E, WM law...........wamessassmanaveramorawarrorsslik.sOimail kronor 111111111111741111111111Ift[6:111111111111111111111111111.111111111111111111-11111111111111117111111P1111121111111111111)1.11111111111 . I 1 71 1 I 1 )131_,_ I I ni I 1U1 No,30 e 1111111 liii liii liii III, III 111111111 111111111 Ida 9 L 1111 III I 13 I 13 MHUMMHHHHHHHIAM be ii ?clef , IIlIJII cow co co Do co co co re) T." hr) a 0 0 d w ce 0 (f) 0 0 LU t_h • • Planting Legend: NOTE: Plant quantities shown on legend are for reference only. Quantities shown on plan shall prevail. SYMBOL: QTY: BOTANICAL NAME: AC AP AR CD GT PC PCC SS TC TP BT CS EA IC JC MA PL RS SN VT NORTH 78 Acer circinatum 'go Acer platanoides 'Emerald Queen' Alnus rubra 19 Cedrus deodara Gleditsia triancanthos 'Halka' Prunus cerasifera 'Thundercloud' 24 Pyrus calleryana 'Capital' 3 Salix sttchensis 16 Tilia cordata 'Chancellor' 29 Thuja plicata 153 28 170 Berberis thunbergii 'Rose Glow' 6 Comus stolonifera 11 Euonymus alatus 'Compacta' 60 Ilex crenate 'Convexa' Juniperus chinensis 'Pfitzer Aurea' 15 Mahonia aquifollum 562 Prunus laurocerasus 'Otto Luyken' 74 Rhododendron spp. 190 Splraea nipponica tosaensis 33 Viburnum tinus 'Spring Bouquet' CDA As Req'd. Cotoneaster dammeri 'Coral Beauty' As Recd. Hedera helix 'Needlepoint' PT 31. Parthenoclsus tricuspida% VM As Req'd. Vince minor 'Bowles' . COMMON NAME: Vine Maple Emerald Queen Maple Oregon Red Alder Deodar Cedar Halka Honeylocust Thundercloud Plum Capital Pear Sttka Willow Chancellor Linden Western Red Cedar SIZE: 8' Ht. 3"/ 2 1/2" 5'.6' Ht. 6'4' Ht. 2 1/2" Cal. 1 3/4" Cal, 2' Cal, 1 Gal. 3 1/2" Cal. 6.7' Ht. Rose Glow Barberry 2 Gal. Red-osier Dogwood 2 Gal. Full in Container N N Compact Burning Bush 2 Gal. Japanese Holly 2 Gal. Golden Pfitzer 2 Gat. Tall Oregon Grape 2 Gal, Otto Luyken Laurel .15*-131 Ht. Hino Crimson Azalea 1 Gal, Snowmound Spiraea 1 Gal. Compact Viburnum 2 Gal. REMARKS: B&B, 3 Trunks B&B B&B B&B B&B B&B B&B, 6' Graft Min. 4' Ht. B&B, matched shape B&B 36' cc. or as shown. CerAlReauty Cotoneasy 4" Pots Noocitepoint Ivy 4W Pots Pgst00. IYY 1 Gal. Bowles Dwarf Periwinkle! 4' Pots Plant 30" o.c. Plant'24" o.c. Full in Container Plant 24' o.c. Contractor shall transplant existing on-site trees to new locations, as noted on plan. Verify existing tree locations (sheet C01), size, and plant health conditions prior to transplant. SYMBOL: BOTANICAL NAME: Al Cornus florida A2 Prunus spp. A3 Quercus garryana A4 Picea pungens 'Glauca' AS Pseudotsuga menziesii A6 Pieudotsuga menziesii A7 Picea pungens 'Glauca' A8 Pseudotsuga menziesii A9 Picea pungens 'Glauca' Al 0 Pirius nigra Al 1 Pseudotsuga menziesii Al2 Prunus cerasifera Planting Notes: diittifvON NAME: SIZE: Flowering Dogwood Dwarf FlOwering Cherry Oregon Oak Colorado Blue Spruce Douglas Fir Douglas Fir Colorado Blue Spruce Douglas Fir Colorado Blue Spruce Austrian Pine Douglas Fir Flowering Plum Landscape contractor shall coordinate final locations of all parking lot island trees with the Landscape Architect PRIOR TO PLANTINO. Tree planting locations may vary from plan. 2. Field verify utility locations prior to excavation. 3. See details and specifications for staking methods, plant pit dimensions requirements. 4. Provide seeding as designated on plan. See Landscape Planting spec.. Seed blend 'A' Sunmark RIPARIAN waterway stabilization mixture. Apply at 150 lbs per acre. Contact Terry Cook Sunmark Seeds International, Inc. 503 NW Irving Portland OR 97209 503 241 7333 Lawn seed blend PLEASURE +Premium' mixture. Apply at 45 lbs. per acre. Contact Terri/ Cook, Sunmark Seed International, Inc. f5 JO SCALE 60 120 SDR 93-18 24 OF 46 ( FEET ) I inch 30 ft. and ba:Ckfill • 6" 6" 8" 8" 8" 8" 10" 10" 12" 12" 12" 20" IV THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. N ce —TP ‘1•1•001••••••••••■•••fgam.■•••••••• TP era • • • • • • • • • 1 , 4 r .• • • • 4 . • • • . • ; ' • . • • • •• • \.; • • • • \I111,. .. . . • . . IS, ........ ....... \...... . ..... •5 Y. .4 .. \s,,,:\•• . • II - • . ' ' • • • • • • '- it • I % . 0 0 • . • • • • 0 0 , „ \‘..,,• . , e . 0 . . 0 . • „ . ‘c.....0,t; 1.,* '„;....*••••••••: •:a.% ...: • • . . • • • N • 1.1•■•••••• N 1■•■■•■•••■■•••••■• N • • N N N •■•••••■•• •••■■•■•••• • • • • .4 • • tO • • • • • AI fillive W. 1 '''.." • 0.1,3 4.4 '• 1 .... . .• , s, , PLANNING —*— SURVEYING —*— ENGINEERING —*— LANDSCAPE ARCHITECTURE 6405 $.1Y. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97260 (563) 826,4455 Fox; (503) 526-0775 • • • •■• • • • • • • lbLJ- I-1 HIT 9F c01h•1e 21r 1 kO bpita.pK, 0:>P>t'01•10 THIS LIM I I' N N •■■•■■■•■01 \\N N \ \* • \ :I • . .. • 4 . i • • , ••• ■ • 0 : 0 . N .. :•:.:,.., ... . \ . •• • • • . • . • ' ' ■ a • • • a I , • II / 0 ' 10 • di, . • • I , \ ' ihral• ' . 4 • \:.• • \ • • . * 41. \ . • '. 't • . • \ • N ■•••••••.••• 1 I I 1 (1111 1111 0;111111 f111111111 111111111;1[11'11 111111111 111111-1ff4111111111;1111111f111111101-11-1j11111 11111111 • • : N ' • • • • • • a • • ••• • : • • . '0 • ktt- LAW!) 0. • I. L/:1-- oki LINE. 00 . 6.1-1mIr or SE.E.C) BLAND 'A' • • • • • 1 •••■■■ Om. • Plot Date 12/17/93 . Design: MDS Drawn: KDB MDS Checked: IRM HGK • Revisions: 4-4-94 Rev. New Site Plan .0 • • H1-1 :••■■•••••••••••••■••••■•. ------------ G A DAR TtviOUTH 004 7 Sheet Number L02 SEC X, T X S, R X E. WM IIITRITITTirlriliTtribtitlitgi i e III liii 1111111.11111113!11 6 81 L. 1) 91 VI Z 111111111111111111111111111111111111111111111111111111111111111111111,1111 111114 I 111111111 I 111111111 ••••••■••■••••■•••••••••••■■•••••••••••.• ex.:-k)bey 'lg.?' • . • •• • 5cp ...M1111111•••••■=.01111111111100111111110.11MMINIIMMIIIMINI co NrpoLL.pa LocArio..1- preo■ii los ,ANID Ns1-41-1- I 12-P-1 rIzoL Hc•44.i. 1:),M,c)TA, L., MOt.H,Ir cm,1712-4,p-, 110 pokiEp- 01.1 SE.F',RATM 1P-CUT fLUPOI 12"D. 50 ••••• ■•■11■' 4 Tr-mrrITTrITTI-1,11-1,1I rTirflEI1rrrrI1i1i n t...'1lLlyo p4JI-1 11,1 s4mE, 1-12.6p,jc, 1,4 As L..,4TEF441-.,041- g5,11,c4 oP . • , • -- , . — • `I • , 1, y I • I , 21 X (t) o 0 rt o 1 o ▪ ro o 10 0 –J (2) U- Z I— L.1.1 0 00 < (1. DAR TMOUT 2t° • lininiammumme HA ----- • — (p( '1 SDR 93-18 25 OP 46 IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT 1 ['if TIT111111111J11 1 11 1 1111111 *--f613 913717,r9 11111111111111111111111111111111111111111 11 111 1 111111 t. T isrFilter 11111111111:1111111111111llii11 t11•T i 11111111111114 1111111111111111-111111T S irrigation Legend: I., W./ .16.1 6311111111011111111111111111110110111111ila 0 141 SYMBOL , TectiLine Drip Irrigation Lateral LIN with Pressure Compensating Emitters, by Toro Netafim. Size line as required. Irrigation Slew •.Q installecl 1)Y. Associated Trades 12" emitter spacing. Class 200 PVC Lateral pipe Class 200 PVC Mainline pipe 3/4" Quick Coupler Valve. with locking lid Manual Gate Valve Buckner BPRV Series Electric Remote Control Valve (Size per plan) Control Valve/number GPM Valve size lrritrol MC-24 Plus-B Controller, Pedestal Mount ivtetnual Drain Valve IRRIGATION !WADS ItAlan PSI Toro 570 Series Stream Bubbler #S13 90 2.5' Tvo 570-15 Series Spray F, H. Q 15' Toro 570-I2'Serles Spray F, Hp Q 12' Toro 570-10 Series Spray F. H, Q 10' Toro 570 9-SST Series Side Strip Spray Toro 570 4-EST Series End Strip Spray 4-15' Toro 570 4-SST Series Side Strip Spray 4'1(30' Toro 300 Series, #3 Nozzle, H (308-10-03) 25' Toro 300 Series, #2 Nozzle, H (308-10-02) 20' Toro Super 600 Series. #2.5 Nenle, H (S600-PC-2.5) 9'x18" 40' Irrigation Notes: • install valve boxes flush on grade and perpendicular to walks, and curbs. • Install heads flush with top of walks and curbs. 30 30 30 30 30 30 30 35 35 30 This design is diagrammatic. All piping, valves, etc. shown within paved areas it for design clarification only, and shall be installed in planting areas where possible. Avoid any conflicts between the sprinkler system, planting and architectural features. The irrigation contractor shall flush and adjust all sprinider heads for optimum performance and to minimize pavement, overspray onto walks, roadway and/pr buildings as much as possible. This shall include selecting the best degree of arc to fit the existing site conditions and to throttle the flow control at each valve to obtain the optimum operating pressure for each system. Contractor shall not willfully install the sprinkler system as shown on the drawin,73 when it is obvious in the field that obstructions, grade differences or differences in the area dimensions exist,. Such obstructions or differences should be brought to the attention of the owner's authoriz'.xl representative. Contractor shall familiarize himself with all grade differences, locations of walls, etc.. He shall coordinate his work with the general contractor, and other subcontractors as required to complete work shown on plan. GPM .25 4,0, 2.0, 1.0 2.1, 1.1, .8 2.0, 1.0, .5 1.20 ,60 1.45 2,72 1.44 2.56 PN THE HYDRAULIC DESIGN AND PIPE SIZING, DO NOT EXCEED THE FOLLOWING G.P.M. OF WATER USAGE PER SCHEDULED PIPE SIZE. FLOW '1-10 Gal. 10-17 Gal. 17-27 Gal. 27-36 Gal. 36-25 Gal. 56-80 Gal. PIPE SIZE 3/41 Class 200 PVC 1" Class 200 PVC 1 1/4' Class 200 PVC • 1/2" Class 200 PVC 21 Glass 200 PVC 2 1I Class 200 PVC REFER TO IRRIGATION SPECIFICATIONS FOR ADDITIONAL INFORMATION. oP THIs (\n: 13`i' or HP1-6 . VF12;1..vVi ZAH kjIDDO Ul :SLT Lc,LH \e'15A,61-1;1; ell ivlAST* coWT12-61- vA LV '/A1-11 eC... .60,10 MANUAL DiaAiki VALVE, 11\1 .JUMo FISE12-ev1...455 Et)0)S A s F44,0 ii111TT11i 111 111 111 1111111 I1 ll I1Il1I 11 0 11 No.813 III 1111 1111;1 i111111■1 111111111 r1,1111.11 1111111 ;111111 11111111 1111111i( 41111)1 '111111111 1111 1111 I 1 St 1 Z1 1 11 1 0 111111111 1111I1111 111111111 1111I1111 111111111 6 1111111:1 8 111111111 I., 111111111 11111.11 9' 111111111 t. 111111111 c 111111111 3 111111111 t ot* 11114,111 NORTH 15 30 SCALE 60 120 ( FE'ET ) 1 inch 30 ft. PLANNING -- SURVEYING —0— ENGINEERING —0— LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P•O. Box 80040 PORTLAND, OREGON 97280 (503) 020-0455 Fax; (503) 528-0775 L • Plot Date: 221_12/2.1._ Design: Drawn: KDB MDS Checked: 11RM HGK Revisions: 4-4-94 Rev. New Site Plan OREGON 4PE 00* Sheet. Number L03 SEC X, T X S, R X WM a 03 03 CO 03 03 03 Irrigation Details: FINISH GRADE DOUBLE CHECK VALVE GALV. PIPE & FITTINGS TO P.V.0 ADAPTER & MAIN LINE GALVANIZED UNIONS +•••.0.*•••■.M.R.M.00 FIBERGLASS BOX W/ LOOKING LID MIN. 4 Cu. FT. WASHED GRAVEL, SUMP DCV BACKFLOW PREVENTER DETAIL POLY FLEX RISER DETAIL v. FINISH GRADE PLANTING/TURF HEAD BARBED ELL FITTING WITH MARLEX ST. ELL POLY FLEX PIPE BARBED ELL FITTING LATERAL LINE FINISH GRADE 10' ROUND FIBERGLASS VALVE , BOX WATEROUS 'SERIES 500' GATE VALVE PVCxPVC MAIN LINE NO. 5 REBAR ANCHORS THRUST BLOCK MAINLINE GATE VALVE FINISH GRADE QUICK COUPLING VALVE P.V.C. NIPPLE P.v.C. STREET ELL & ELBOW P.V.C. NIPPLE P.V.0 STREET ELL QUICK COUPLING VALVE DETAIL c-3 I— w 0 ct w —J Li 0 0 NOI?TH 15 30 SCALE 120 SDR 93-18 26 OF 46 vromeriormernammr■onwn. ( FELT ) 1 inch = 30 ft. FINISH GRADE CONTROL VALVE & BOX DETAIL MIN. 2' COIL ON CONTROL WIRE ELECTRIC CONTROL VALVE W/ FLOW CONTROL HANDLE FIBERGLASS BOX WI LOCKING LID P.V.C. UNION ON ONE SIDE OF VALVE MIN. 2 CU, FT, WASHED GRAVEL SUMP migiumgigs*nram".71mumlimmas7" FINISH GRADE PLANTING/TURF HEAD TAE RISER DETAIL FOR, GEAR DRIVEN HEADS f P.V.C. NIPPLE P.V.C. STREETELL & ELBOW P.V.C. NIPPLE P.V.C. STREET ELL z 2 FINISH GRADE LOCKING LID MANUAL DRAIN VALVE DETAIL 2' P.V.C. SLEEVE-WIRE TO VALVE AS APPROVED MANUAL DRAIN VALVE 3' LONG P.V.C. NIPPLE MIN. 1 CU.FT, WASHED GRAVEL SUMP MINISINIONO IF THIS DOCUMENT IS LESS LEGIaLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT, It It I t' / I I Ilianummlummons...eraminrounsix. r- / co, we, 9." PLANNING -*- SURVEYING -0-- ENGINEERING -*- LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97280 (503) 828-0455 •Fax; (503) 528-0775 A N N N eIR N N N N N N 110**0 011101101.1•01 ■•■■■•■■••• irmorvor arrow.. 0 8 VP liii Jill 111114 111111111 111114 .1.11.1111111AINV ;111111 Ill lilt urramorafnmermoramoolawmarat 111111111 1E11111111 I 111111 1 1 J 11 11111A 'IP 1111 1111 1111g 111114 N N N Plot Date: _2/1 7/93 Design: MDS Drawn: KDB MDS Checked: IRM HGK DARTMOUTH I rtip-p 8 9 10 111111111 I I OT 111111111111111111 6 111111111 8 Him L 111111111 9 t* 111111111 \\, IIII 111111111.1111j 9. tillm N.36 e N Sheet Number I J I C V 1biLi o 1111111111111111111111111111 *bet ii 1r4r SEC X, T X 5, R X E, WM Ui uw. co 0141.111. 0.3 tIj LJ U)4 LL, U5 1. 6 6.▪ 1 7 344, 365" 8 ...J. 41, gi A SDR 93-18 27 OF 46 +4, i!4truAt. POINT PALMET? ACRES IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. 4,44444,444.4, 'td‘v CORN OENT TURNER SOW 18o /34 a 6.86Ac. NE 1/4 NWI/4 SECTION I T 2$ •R WASHINGTON COUNTY OREGON SCALE I" 100' 5 00' SEE MAP is 1 36CD 3W CORNER A 1,.PMAN 16$/313 LE MAP Is I 360C To !of 201 C1rice#44 '02 6I 34 23 I IBA I 401 4.04044.4444,0/4 300 0 t458 Ac. 0 0 4 4, a e4 0 MAP -"" 11411--r 10444,4441.44, 444 03•02r.itti O 46. $ 83'0 00'E - T.446, .41444,01440.444, 1nTi 3 (NOWirff LINE our 330' uvc rgo to X "0,40414.4.404.4. .04 444444440 GRAHAbi OLC Eoner Rick4ROSON fl- APPROX 71f4 CORNER R 1St 5$ 2S1 I .0.4.044.40.04 1348 41. w° KELLEN .2 CO;tfeit*""'''"'"""" "40 2" NW COR. U19, SHAVE R 172/195 too 1. 7 lAc. N a°09tVi 1050.3' Re$ SC CONNER ItICNAEIDSON 0 1. C ?iLY Lint GEOR OE MARTIN ;140/15$ 0 L .70 4c T04.4040.4.40 03 MI*, IF $ 55, • .4.4444444,24, 4.444.4444 4.44.044.44.14. $ 8 0 0 ry • ..0.41,44414044.00044 a4 ' SEE' YAP 111 111.1 111b Tin 10 044.0440.044,4 4.444444444.4 .0404 4044444 filE O� 2*00/S34 400 46Ac. lis" 0 402 44 MA. Z44 820 lo997. N all'001'74t 3.6 1,4144.41. 04000 .4040 iws .44404444.444.4.044444. .4444,4 FOR ASSESSMENT PURPOSES ONLY Do NOT RELY ON FOR ANY OTHER USE 1111 111'11.11,, No.36 t 004604000M 4.4.1170,440.1ati 1---13nig 1111 till 1111 till I'll 1111 1111 IIII 9Z 1111 1111 ...'49Z lilt 1111 I7Z 1111 till CZ 1111 1111 i4Z IIII 11111111 I IZ 1111 OZ IIII 111111111 I 6I 11111111 I 81 111111111 I LT till 91 MI till 91 1111 fill .17I IIII lilt CI 1111 1111 ZI 1111 111111111 1 II 1111 OF 1111 11111111 1Ei 111111111 Jill 111.1 L 1111 IIII 91'9 11101 lilt Illi Pi 111111111 C WI IIII Z 1111 'iii I 314J1:01 11111j 4 VE 00* 4.W. -',11.1.F.R 200/539 ------k SE Colt RItHAMDSON Di. 3 cx,k)ber I Ir'r iW I /4 1W1 4 SEC 'ION I T2* WASHINGTON COUNTY OREGON SCALE . I" 100' SE MAP Is I 3500 SEE MAP Is 1 a6CC 4 • jfi ( C S. 19450 CANCELLED TAX LOT NO'S 100 3o4)A.1, 201,401o00,140, 300 400v 1100•1101•1200,200, 3004010 EAST 2, 4015 CI APPROXIMATE ok to\to 4SECTIO14 COPIER 14‘ * kOP 6 to *0 • 14010sost. Ps ' • a. ) Z41.2 i94.50 4 Ot3 700 021Aa 0••••••••, Poppspktiv• 1400 /3.24v 3'13 a to 14 e S. RS *75 t3 ZO2 4 Rs 25 1500 2224c C ‘4/ 17) 2 if 3 INITIAL POINT ?1,9:;(ep.,7 Wp7. s<" SDR 93-18 28 OF 46 .001t,P*. , PP• • . IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. 41q° Z5'vo, 44Zetrt, INITIAL POINT G ARO FMADIARDENS N W CORNER CRAhAk4 NO.39 SOUTH uNE GEORGE R!CHARDSON 0.1.. C. 38 Altz,e0:;:we4b14044.7.4(4,-,00. NORTH LINE WILLIAM G'RAHAM 0 L.c. 3 9 4••••••.440.4*. •■••epP•■•••• ./.;;Y.54";::VW irriTTTITiirrippprrpirpfl 011 /.4 1 • TIGARD !BB • N0.36 0:4obe7 irc( OC I 6Z 85 E--------5 95 -VZ 171 CZ Z I flg 05 1 6iii !TILT 91 9I 1717i CI II Ti I OI I 6 • 8 I LI 9 ' 9 , t C Z I %till IIII 111111111 IIII llIl 1111 Illi 1111 1111 1111 1111 1111 UM 1111 lill 1111 1111 111111111 1111 1111 111111111 Lill Illidill IIII IIII 1111 1111 1111 1111 IIII 1111 IIII 1111 iiii iiii Het iiiiiiiii iniliiii iiii iiii iiiiiiiii iiii mot im um wilmim Him Hu miltiii SDR 93-18 29 OF 46 1341.60 TO t (100,0140 INITIAL POINT R1EN&LY ACR T sowaget: TSW 421# TO ilW COR. C. tos,s,1 600 .54 do. Pf01.1gr1,,E 500 "0.03 104/4c. SE SW1/4 SECT ON 3.6 It $ R I IN' .11,4,11441,1,4,4,944 .11*, N. NE COR, C.114!FAF4E t 1 sw COL, 14 AMMER ASHINGION CO con sEE 40,for FAFFL A. 975 NTY REG ON MAP I I 36C A a 90,4 tr. STREET 'a 300 7440. I .10 200 .8740, 00 ,a■ ,ww,we 200 101 .3340, la.wwww.a. .0,11S1 36CD (I SE COR EA-1(1AS w. 4,4 0 0 U) 1 00 0 N CANCELLED TAX LOTS 4000 700, 000, 900, 1500 A, 1200, IS011 1802, 2001, 20020 100. ci 0 140 ° 4 .4c. 0 402 .5 74c I00 4rAo, 4 LU *04 0 0 U) 132.1 1600 .45 Ac. 1300 1.00 0 4). tO 111, 2Z 1733°28*W 1000 / 94 Ac. 1 0.03 1700 40, If) *$3' N it* 1501 994c SEE MAP IS1 36CC tO SO. 1001 4-1 4 0 , '11.4,Ptaterfrie,r 309• 22'1 240 SE co ?ltit/150 41260 138.1 545.3 $.* COR 0091111NS 23 .4 22400 5.9414c. 5 22.30 W a () 40 !iL 2300 04t tO 141 eta 5tOJ9 113.24 if 0: I 411 N 8;0164 20"E 2400 0.$ pe) 4 4.e \el 104./2 N SS° 5 WIC 4000 .1,itr soi° ow NA" 0 4718 141. 6 4... -,. 2500 4) _ 0 17 165,96 1.14.4.146110.4,4444.011..0-144.4414wwwoo.... 4.4 41, C) 00 —r vvre 142.97 3700 26C0 '16 131.51 2700 5. 113, 4 2800 to tO $11 a FOR ASSESSMENT PURPOSES ONLY DO NOT RELY ON FOR ANY OTHER USE 3600 N tist„.24 3500 t 01.16 N 8952E 3400 a.; c.4 13 J47,49 II Pt eta 3000 c12 s; T31 °° 0: 6' 0 3 0 0 I r P: 9/ 4 s 0:‘ 1Wo to 0 no 03, kr, • ‘t .10 0 0 tt, '00 3100 IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT, 4 101. SO 136,0 --,44.44.411.0-...,-,4 321.63 INITIAL POINT TWIN OAKS , 11 $ 4,8 iLI4 et 4.144. SEE MAP 2S I A N 's 0 N ( 0 /1' -11111 •111 1111 US' tO (1) 2000 re. ,574c. 2 71 1' W COO, ultimo ow Ft 0/ 31 0 N .14•11,44.1.1 11111:11 __411 if 9 ilrowomagemm.swaerriawwwwwwt 542 4te .71 4533 swwww.I.04, 01 * 1701.5 12 4. 0 111011.10,1 ■11.1, SEE MAP 151360 C N p 8Z kg 9Z ..ig Z • CZ ZZ I IZ og 611--- 81 J iF 91 91 ti CI Z1 III I 6 8 1.1 9' 2 , t CI gi I outall 111111111 IIII IIIIIIII 11111111 IIII 1111 1111 1111 1111 1111 111111111 11111111 1111111 111111111111111111111 liii iiii ilii 11111111 iiii HU MI lili iiiiiilil Illi illi illi HU Hi! Iiii Iiii iiii lili illi iiii Hil MI IIIi MI Iiii 1111iiiiMiiiii iiiitthi 4,11.1,4144,40 TIGARD 113 I 36CD .7.3/40A r 6aci)bet im r l z LJ SDR 93-18 30 OF 46 4..nrolmr•mmorrowloromm••••••■•••••■••••••••••■•■•••••••••maraarms................••••••sarorsonommonmaraorammosum•■•••••••=isima... PLANT MATERIALS LISTING (REQUIRED FOR RIGHT-OF-WAY) BOTANICAL NAME TREES Tilia cordata 'Chancellor' Zelkova serrata 'Village Green' GROUNDCOVER SHRUB Cotoneaster dammeri Ij 'II =TER STREET TREE LAYOUT SCALE 1"=100'-0" COMMON NAME Chancellor Linden Village Green Zelkova. SIZE 4" Cal. 4" Cal. Bearberry Cotoneaster 1 Gal. Can 7' PLANTING STRIP WITH TREES & GROUNDCOVER. SEE PLAN VIEWS BELOW. 6' SIDEWALK SPACING 40' o/c 50' o/c 30" o/c PLANT MATERIALS LISTING (REQUIRED FOR BUFFER BEHIND RIGHT-OF-WAY) BOTANICAL NAME EVERGREEN SCREENING SHRUBS Ilex crenata. 'Convexa' Ligustrum japonicum Texanum' Prunus laurocerasus 'Otto Luyken' Rhododendron Varieties (red only) ORNAMENTAL SHRUBS. Azalea Varieties (red only) Berberis thungbergii 'Rosy Glow' Euonymus alata 'Compacta' flex cornuta 'Rotunda' Rosa 'Red Simplicity' GROUNDCOVER SHRUB Cotoneaster dammeri COMMON NAME Japanese Holly Japanese Privet Otto Luyken Laurel Rhododendron Azalea Rosy Glow Barberry Burning Bush Chinese Holly Red Simplicity Rose Jackson & Perkins Code Bearberry Cotoneaster 401111LIMITSMITIIIIIIMMOUNIIIIIMI11111111311, SIZE 5 Gal, Can 5 Gal. Can 5 Gal. Can 21 '-24"/B&B 2 Gal. Can 2 Gal, Can 5 Oak Can 5 Gal. Can 3x/#1 Bagged 1 Gal. Can SPACING 4' o/c 4' o/c 4' oft.; 4' o/c 3' o/c 3' o/c 3.4' o/c 3' o/c 2' a/c 30" o/c • LIGHT STANDARD DOUBLE TREE CANOPY FOR STREETSCAPE EAST OF 72nd. 4' UTILITY EASEMENT BEHIND CURB 8' MIN. TYPICAL LANDSCAPE BUFFER BEHIND R.O.W. FUTURE DEVELOPMENT VARIES 44' STREET SECTION (TYP.) TYPICAL DARTMOUTH STREET SECTION SCALE: 1"=10'.-0" — 8' LANDSCAPE BUFFER BEHIND R.O.W. (SEE PLANT LIST) \ CHANCELLOR LINDEN 2 r ITMPRUPPMETY WM OW PI 40' 0/r 1 iTYP) 72nd AVE, INTERSECT' 40101.111/01/11imisomeawiromr .mmeromsimornowom SCALE: 1"=30'-0" 7___ ALL PLANT MATERIAL IN THE VISUAL CLEARANCE TRIANGLES SHALL MEET C.O.T. VISION STANDARDS, SECTION 18.102.020 w. 0 c\I CHANCELLOR LINDEN - 40' 0/C VILLAGE GREEN ZELKOVA - 50' 0/C TYPICAL PARKING LOT VARIES • 6' SIDEWALK (TYP.) —TURN LANE DARTMOUTH STREET MOM .:AMM":"MaMMmg.r 14444111 4/#0111" ampecoomantes #110.401111110.430 N & VISUAL CLEARANCE PLAN gans...1111101.1101.0111111.1•1111OMY IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT, BEARBERRY COTONEASTER VILLAGE GREEN ZELKOVA Yji p Trip 1 4111 "Irk IE."! tii Trirriti pgirprptiv 40' 0/C DARTMOUTH STREET slIRVIATOMWrireriltireeelies, P. egi se. ......404.08.4104,..M.0•1101101Mit 0111.11101114.1.06.0.111016 * *A101144 Ile* SOU* BEARBERRY COTONEASTER CHANCELLOR LINDEN DRIVEWAY SCALE: 1"=30'-0" TURN LA E PLAN 11111111111111 1 11111111111114111111111TIrrIT Tim 10 &v. AIIIIIIMIII611111101100" "94"11r 410104- 0.101.40144001Mailluroligitav0411011.01porAm10"1 SU* 1•30 $ ORNAMENTAL SHRUB (SEE PLANT LIST) EVERGREEN SCREEN SHRUB (SEE PLANT LIST) 111111111i1111, Ill qi iii i ' •12 No.38 0":11.1.1:17,7" I 3 I IMMO 111111111111111111 MOW , . GROUNDCOVER SHRUB (SEE PLANT LIST) *bey 11 qt7y. 10211111•1111.1111.11.1111...11111.110411111PAINIMMIAMIMMIMPly PLANNING SURVEYING ENGINEERING — LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE PAL liOX 80040 PORTLAND, OREGON 97201 (503) 227-0455 Fax; (503) 274-4807 linnagomp.o 1,MINO•oweamiafthoMmaaaww.P. z 11.1 Revisions: 10/1/92 Sheet. Number 1 61 I 81 41 1 9F-ET I 1 I 1111 1 Ez 1111 1111 1 1111 IiTf' 1 °---71713 1 81 1111 Minn 1111111111H 11111111 Minn II HUHU 91' gl 11111i11111111.11111i Iv WI 65 --t-11111 1111 IIII 11111111 85 1111 45 1111 11111111 95 IIIIIIIIIIIIIIIIIIII -195 175 1 CZ 1111 11111111 1 Z5 I'll 1 15 1111 11111111 1 05 111111111111111111111111111111111111111111111111 0":11.1.1:17,7" I 3 I IMMO 111111111111111111 MOW , . GROUNDCOVER SHRUB (SEE PLANT LIST) *bey 11 qt7y. 10211111•1111.1111.11.1111...11111.110411111PAINIMMIAMIMMIMPly PLANNING SURVEYING ENGINEERING — LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE PAL liOX 80040 PORTLAND, OREGON 97201 (503) 227-0455 Fax; (503) 274-4807 linnagomp.o 1,MINO•oweamiafthoMmaaaww.P. z 11.1 Revisions: 10/1/92 Sheet. Number [Page Too Large for OCR Processing] IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. • ,ifiti114WW;ZI 4 ' ,r\ Planting Notes: Planting Legend: Wit. PION quantities stv>wn on logend are far reference o*. Ouantities sivown on Om shal proval. s QTY: iliOTAMACALXAME: * lB Am (*anal urn 20 Acor plataroks lEntorski Ot.e.eif Aims nbra 15 Cedrus *dan 153 Madtsit triencanshgis *Halm' 211 Pninus wailers "Thundercloof 24 Pros calitoyana 3 $A( sitlIwtsis 16 Ti e medals thanoellors 3 Thus plicsna vu Barbel thunbargii r ;1.3 Glow 56 Corms stolonslers 11 Etiorsyrous &altos 'ConvAlcta° 60 lex menata 'Cowen' 135 Junipanis chinensis Tibor Awn' 15 Mehilaniat *quicker' 562 hunt,. .higiro** 'Ono Luyisart 74 Rflododatvliron 190 Spkgkeit nipponica kmensis 33 Vburrurn Onus 'Spring Bouquet' CDA As AKA Hit As Fiecid, PT 31 VIA As Req'd Coloneaster drnmeri1C434.1Beauty* Hader* helix die_ Parthermlsus tricuspids*• Vince minor Sowlawe • COMMON NAME: Vine Maple Ernerak, Omen Maple Oregon Rod Aider Deodar Cedar KA* Honeytocust Thundetcloud Plum Capital Pew Silks Willow Ox Linden Western Ord Cedar • Rose Gtow Barberry Reck** Dogwood Compact Burning Bush Javanese Holy Widen Pfkzeir Ti l Oregon Grape Otto wry Laurel Hiroo Crimson Azalea Sr Spireas Compact Vlbt.gnum. ' a SWE: 3/2 1/2 5.411 Ht. 84-7 IL 2 lir Cat 1 31/4* Cat rcd 1 Gal. 3 tPZCel. r-74 20t 2rast, 2 Gat 2 Gel. 2 Gia. 2 Gal, 15*-11f Pt 1G 1 Gat. 2G& Coral Seauly Cotoneaster 4. Pots NosOlepoirt Ivy 4° Pots Postari tvi 1 Gat Bowies Dwarf Periwinkle 4° Pot$ EMARKS: B&B, 3 Trunks B&B BIS MBR&Be B&B NIB C Gra* B&B, matched ewe • MB 361* oc. or ei shc•en. Ful in stkratitiner • • • • . 0 • • O 0 • O a a a 0 a • 30r Ptant 24' o.c. Ful CA:rtintiner Pisnt 24* oz. Contractor shall transplant existing or iale trees to new locOons, aknoted on plan. 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SDR 93-18 34 OF 46 I I I •1 I ITT 1*,1 1 E 6Z 8g 111111;711-1 M 11111711 • 1111 kg 1111 1111 9Z I111 1111 . r -ST( 1111 I ifiTTivi,j1,1 = )17 St) T TrifiT1111011 ill 1 j I 11 1 0• ligAirt tor* 0441=114 Ofs,*bey' 1 qc:147 1...........r4 II tiZ IIII 1111 CZ 1111 1111 ZZ 1111 I IIIIIIIII t Z 1111 OZ 1111 16i 11111.111Hilii111111111 I 8i----11CTt721-----i 1111 1111 1111 1111 1111 1111 I 1141 I tt 1111 Ill' et 1111 1111 gt 'III MI TT IIII 1111 OT 1 lin IIII 1111 6 1111 111111111 8 1111 k 1111 9 [1 1111 1111 ' 1111 2 1111 ' MI t 1111 IIII g TnDi II II [ IIII 1111 MI 1111 IIII till [Page Too Large for OCR Processing] PROPOSAL DESCRIPTION FILE NO: SDR 93 -0018 / PDR 930010 FILE TITLE: COSTCO WHOLESALE APPLICANT: Costco Wholesale 10809 120th Avenue. NE Kirkland, WA 98033 OWNER: SAME REQUEST: A request for Site Development Review /Planned Development approval to allow construction of a 155,415 square foot commercial wholesale retail building. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.62.050, 18.80, 18.90, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120 and 18.164. LOCATION: Southeast corner of the intersection of SW Pacific Higway and Highway 217. (WCTM 181 36CD, tax lots. 2200, 2300, 2400, 25009 2600, 2700, 2800, 2900, 3000, 3100, 3200, 3300, 3400, 3500, 3600, 3700, 3800, 3900, 4000, 4100, 2S1 1BA, tax lot 200 and 281 1.BB, tax lot 1201) ZONE: CIT: East A CONTACT: C-G(PD) (General Commercial, Planned Development) The General Commercial zone allow Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, eating and drinking establishments, among other uses. Joel Stevens PHONE NUMBER: 293-1254 CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF ON X PLANNING COMMISSION DATE OF HEARING: HEARINGS OFFICER CITY COUNCIL ATTACHMENTS x VICINITY MAP X NARRATIVE X SITE PLAN DATE OF HEARING: DATE OF HEARING: STAFF CONTACT: Victor Adonri - 639 -4171 SDR 93-18 36 OF 46 04,,P IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. .„, TilTr FrTil 1 IiLI1IitI uu iiu iui iuiliiu L a 1111 sz II, r llLI!1111111111111i111 1993 TIME :7 :30 TIME :7 :00 TIME :7:30 X LANDSCAPING PLAN X ARCHITECTURAL PLAN X OTHER: GRADING PLAN J 4 1/ PITT 1111 1II imluii imli�ii iiui imluii m�unim�uuim�uu uu�uu au�uu 111111111r1111 IIII Illlillif 11111 H pl el gl LAWN 111111111 111111111 1111111111 4 IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. 5035260775 P.O. Box 60040 Portland, O'regon 97280 (503) 62C1-0455 Phone (5M) $2670775 Fax Note: Will E%P e 014 C' T. t glimMvei, I tie etti FAV irt*rervisto A:F..14(AI O4' Jii Ascve4,41. 41.? irte.euvls. rievin+ )gt_. agivfis„,1 1.1,94,s -to !Alma l+ew3 1'4116,1 ',kJ tfilAw Imidistorti AO kg ezel'A.'fre,X4 41.1" IRQ vitAAJ - 1 1 7 ‘ c-Hon O v i n i k e d v o t e p e o p i ur si u, rim/ ivas NIN site, <Icier' ON- "ft, Puti1Lrk. PAL 165$ ant +Ivo imiltd -1-vg40. *e.t, voi.46v41 repowkii 69A6tAn 14- exisiftes, i44s ft iniz.„ ivasspimovicei ileresp., r ei auk evitIc.iosetl io.#314 lit *if ea?), cot -11#44-ofg ( Ac„. 44/iei so" FA) 4 t4 Kieft ilk 4 pierradi Cdidp4• Pit.m.v e$ iveitS ilet Nun plot/whim plahnn 44. VeAei-ii6eiti (On of- VAI'+11A.t44"" itt 16K of itt. 'et" AC, iaiNvkci "80" p•ot Piti$454, rev 1;14t, 47% M440,441 vt(4164.., 64' tett. rikviA.aira I 1430,04t+ 14/%044 ei.+1.61eN g, laggLewil114 fILA 1/16,4,4,A4 • S . tald PACIFIC INC. 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TAR Y SEWER 444414111■4144044400.0.4.4444.4. 14447.4.1.14141•11.140401.4044414441 44104110........0414.14,11414 .4.4.44•444414444.0.14.■■■•■ IW.1.1Rawroo. 01140414•11404.44M1.4414•44,1141 PLUG de A9ANDON EXIST. SANITARY C) , • STM 15' SEWER EASEMENT .......„....--,......,...,......... 0 G .........,„.„....._ EXIST, GAS & WATER TO i "G BE ABANDONED & REMOVED -------„.„...... IN VACATED RIGHT—or—WAY , ''..".".....""......... .." C, G ----......._...... ---....,..,2,_, PLANNING -o- SURVEYING -o- ENGINEERING LANDSCAPE ARCHITECTURE 8405 S.W. NIMBUS AVENUE P.O. BOX 80040 PORTLAND, OREGON 97280 (50) 626-0455 Fax: (503) 526-0775 C) 3045SD2.DAR SDR 93-18 40 O1 46 11.01.1..1011M111111.11,1111 311.111111m UI k 1‘ 11 k EXIST. 8" SAN. , EXIST, SANITARY SEWER TO BE RELOCATED & ABANDONED \ \ WETLAND DELINEATION LINE \N N 25' WETLAND BUFFER N N STORM WATER QUALITY STRUCTURE 14•10•44.•••■•• RIP—RAP STORM OUTFALL NORMAL OUTLET PIPE N N CD or. ese.. Mt, *MOO &NI. NORTH SCALE ( FEET) 1 inch = 50 ft. : IF THIS DOCUMENT IS LESS LEGISLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. 111110MOMMISMONSWIIMOIMIMMIONII On3 11111111111111111 8 1111 itiormoorraimougharamomaminimmy I 81 _V11= 1()I 11,1 I 1:z No.38 e,md.t.tr.4.7,7 ti 1111 1 z 1111 9 1111 3 1111 1111 z 1111 1111 11111 11 1111111111111.11 z 1111 0 1111 z 1111 6 I'll 611111 6111 -r11111111 11111111 11111111111 -1111g 1111g till 11111111111:11111111 1111111111 lIlt lilt till ill Ill 1111 9 111111111 116 111111111 C 111111111 lilt lilt iiiiliii Obey ii i?cicr SC X, T X S, R X E, WM RO A IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE, ORIGINAL DOCUMENT r Cl. 1111 r y Leyei • legend reference only. Quantities shown on plan shill prevail. NOTE: Plant quantities shown on are for ref REMARKS: SYMBOL: QTY: BOTANICAL NAME: AC AP AR CD GT PC PCC ss TO TP BT CJ EA IC JC MA PL AS SN V'r 78 Acer circinatum Acer platanoides 'Emerald Queen' rg Alnus rubs 19 Cedrus deodara Glethtsia triancanthos 'Halka' Prunus cerasitera 'Thundercloud' 124' Pyrus cal4eryana 'Capital' 3 Salix sitchensis 16 TiHa cordata 'Chancellor' 'Thuja, plicate 170 Berberis thunberg6i 'Rose GlOW' �,6 , Comus stolonifera 11 Euonymus alatus 'Compacta' '�60 flex crenate 'Convexa' y35 Juniperus chinensis °Pfit2er Aurea' �15 Mahonia aquifolium 562 Prunus laurocerasus 'Otto l.uyken' 74 Rhododendron spp. 19J. Spiraea nipponica tosaensis" ' 33 Viburnum linos 'Spring Bouquet' CAA As Req'd Cotonustsr dammeri 'Coral ESsauty' As 'd. Hedera helix 'Needlepoint' PT 3i. ' PsrtheflOCI5US triauspida4ta VM As F��q'd. Vines minor 'Bowles' COMMON NAME: Vine Maple Emerald Queen Maple Oregon Rid Alder ar Cedar Halka HoneylOCust Thundercloud Plum Capital Pear Sitka WillQw Chancellor Linden Western Red Cedar Rose Glow Barberry Red -osier Dogwood compact Burning Bush Japanese Holly Golden Pfitzer Fail Or on Grape Otte Luyken Laurel Hno Crimson Azalea Snowmound Spiraea Compact Viburnum size: 8' Ht. 3'/ 2 1/2' 5'•8' Ht. 6'-7' Ht. 2 1/2' Cal. 1 3/4° Cal. 2' Cal. 1 Gal. 3 112° Ca 6' -7' Ht. 2 Gal, 2 Gal. 2 Gal. 2 Gal. 2 Gal. 2 Gal. 15' -18' Ht. 1 Gal. 1 Gal. 2 Gal. CQaI uty Cotoneaster 4° Pots NoKOPOlot Ivy aN Pots PAskop, k'Y 1 Gale Bowles .Pwad periwinkle 40 Pots B&B, 3 trunks B &B B &B'' B &B B &B B &B B, 6' Graft Min. 4' Ht. 13, match shape B &B M . t« 36'oC.orasshown, Full in Containor N N N M N N p N , M a M " a a Od a a N a a Plant 30" o.c. Plant24' o.c. Full irj Corttairer Plant 24° o.c. Cootractor shall transplant existirig on -site trees 90 new locations, as noted' on plan. Verify existing tree locations (sheet COl), size, and plant health conditions prior to transplant. SYMBOL: Al A2 A3 A�4 I.: A6 A 7 AS A9 A 1 0 All Al2 BOTANICAL NAME: CurI $us rlo u( a Prunus spp. Quercus garryana Picea pungens 'Glauca' Pseudo+tsuv: menziesii Pieudotsuga menziesii Picea pungens 'Glauca' Pseudotsuga menziesii Picea pungens 'Glauca' Pin'us nigra Pseudotsuga menziesii Prunus cerasif era Planting Notes: dtlMMtlN NP Iwe r!ng DWOOd Dwarf Fkwering Cherry Oregon Oak Colorado Blue Spruce Douglas Fir Douglas Fir Colorado Blue Spruce Douglas Fir Colorado Blue Spruce Austrian Pine Douglas Fir Flowering Plum coordinate float locations of all parking lot island trees with 1, Landscape contractor shall coon � . ' f PRIOR TO PLANTING. Tree planting locations may vary from the I,ar�dscape Architect P'�i� plan. Field verif y utility locations prior to excavation. details ' ns for staking methods, plant pit dimensions and backf ll �� See and specifications �► .requirements. Provide seeding as designated on plan. lan. See Landscape Planting spec.. Seed blend 'A' Sunmark RIPARIAN waterway stabilization mixture. Apply at 150 lbs per acre. Contd: Terry Cook Sunmark Seeds International, Inc. 503 NW Irving Portland OR 97209 503 241 7333 SDR 93 -18 410F46 Lawn seed blend PLEASURE +'Premiunn° mixture. I Apply at 45 Ids. per acre. Contact Terr' Cook, Sinmark Seed internatiof/al. inc b SIZE: 6" 6" 8" 8" 8 ". 10" 10" 12" 12" 12" 20" 1TTTT" 9 11 TIM 1,0 11 • 1 111 1111 1 Noy 36 5;1nrn ' ►e�,r►,ar �f+ 1J Ofilobet 1, my. S 6Z ex GZ j �' Z yZ Cg ZS I TZ 06 I 61 I 81 LE 91 9I 4�fii ZT TT (0[ 6 B L '8 Y I p £ Z IT,is IIII Illi Mil iill iffiliiii iiii Mil lill iili iiii iili MIMI 1111 1111 1111 ilililiii iiii iiii iiiiiiiii 11E11 1111 Mil iiii MI lit! iiil 1111 1111 Ofilobet 1, my. 0,4 , STIR 93-18 42 0F 46 ‘-7 0 0 *4° 0 2 ( -4 14i LJ Cif rt. (I) T P P fJ va.af'" 0() Ac, H f / — YM 0 T P —H1-1 L -T -tm • —IP 4 1-4-1 (fl'. I 0..1 rteStt--,i-1 7P-5 IWO OMP litaralKOALV inni IlinerOx 10:311111110111mtve :visummamerv4w,,,kuspopreatuan 11111111111W._ ,/ 1 F- • 4-4 T —.1 4 0 (.f) u) 0 0 LiJ V) 0 o 0 H (r • •ft Cr 11,4 E4 t- L V - Ps" .r m 0 0 LL Id Lt X 0 0 LJJ 0 (.11 0 ', ," % •Aliwe,\ -,4., ... ft..4701.40AL OO* argillailinaii taramiiroc • DA TMOU TH rL ---PG PL \ Pc, L 1 - s C,DA — IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL 00CUMENT. 11. TrririrmIllit 1 1 I A01, 111r1 , II flip 1 1 I I 1 1 1 1 IA r rp. 1 1110 ;111111 1111 1 1 111111111 7111111I1 111111111 ;1111r, f1 1 111111 604611taa 411111 111 1111 I11111111 111111111111111111 1311111111 No40 8 111111111 111111111 1)11111111 11111111'11 1, 111111111 I1IIIlLI!1 12 c 111111111 • 1 ti 1111 IIIHIIIftlIII AC, tat r OF I rd,_ A t„.11- LJ ) bet qciet, Poo 111114 Imo 880--ireo Lat./to 16410 Lf 1 A . etqa, e t QA.1 • • 4. • .4 \ a / X „,14 ,140s, 2 X DIA. OF ROOT SAL L PEE F-)LANTIN OF ROM Conifer Planting , cei • • • tar • '4', n - r •.4 ••• • sDR 93'18 43 OF 46 • n shall prevail. REMARKS: B&B, 3 Trunks B&B B&B B&B ;al. B&B ;al, B&B B&B, 6' Graft Min. 4' Ht. 3a1. B&B, matched shape I. B&B 36 oc. or as shown. Full in Container 14 N X 14 N N 14 8" Ht. " N U N 14 14 )ts Plant 30" (lc. its Plant'24" o.c. ii. Full iri Container Dts Plant 24N o.c. existing tree locations (sheet SIZE: 6" 6" 8" 8" 8" 8" 10" 10" 12" 12" 12" 20" ..•■••••■•••••••••••••• ft••••••••••••••••••••••••••••••••••••• ••••••••••••.,•••••••••••,. ' • - • ••••!••=4 ftft. Pc. Ael ••••••••■••• • 7 • • • • / • ( 00,1 • ( '1 • ft • ,1 40, • • , • • • , • • CD PLANNING -*- SURVEYING -*- ENGINEERING -- LANDSCAPE ARCHITECTURE 8405 S,W, NIMBUS AVENUE P.O. BOX 00040 PORTLAND, OREGON 07280 (503) 626-0455 Fax (503) 526-0775 WHOLESALE muterweirmosammummemetammumermdmo • A. WINSOMBINIM.-"'".",414500100ingwramenernatwoms r , A 1 4-1-4r-i la.t.irr-,32- L NT . • .; •-•••4 (7P-el% ?,;4 QC„) 44.1 'ft.. IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. ft AVM. • == , '/H - - m-. . , . • • — V H A‘.. I 0\1 • — V 1'1 I J iF1Tr:rf1J 111-41111111111I 1 I 11 fIll 11-1h1 N • • N. 0 LLD BLE-L V. • • ‘ • \ -.war A4 6" /M RS ••••• ••••• Plot Date. 12/17/93 Design: MDS Drawn: KDB MDS Checked: 1RM HGK • --441111Pr ' • • 0 UTH '.b f Sheet Number , 111111111111f121f1Tr111111111'31-1-1Ttfilitill I1111 1111 IN 111311 III liii liii till lilt lilt 3 t NI HM 111114 111111111 111111111 LI M11111111111111[111111111 I 9 W11111111111 1111111111illinfiriThrilli111111111111111111111111111111111 NO,3ti lii till I I I I I 1 1 11111 1 1 I Ill ---731-8717.11 9 • 111111111111111111111111111111111111 111111111111111111 111111111 III I 1111 t 1 1 1 1 1 1 1 1 1 11111111111111111 111111111 I •••••••••••ft.6•••••■••••ft0ft•••••••ft,,•••••• C-1-oby• i lretp 4 • • 4 -,1 I „, . • SEE MAP 1 s 1 350D NW 1/4 N I 4 SFON .041 *0 sio.motoitA. WASHINGTON COLAITY OREGON 0 (01 14 .001 Or) 4.4 1141 Cot 'dl" .0 *0 3 3 At I 301 684c NIA •%• 8,444°' tP 0 „////iim..0.4)'4 Ifts s 67.. 400 Ub /2oAr 0. 11, 104 ci0 a SCALE 1" 4 iQfY SEE MAP Is I 36CC • = sr" tr/4 C S 1 9 4 5 0 1300 3.234 0), , C144. ziA • 401 2854c. • 'et `410 "Wit kft"'% 2S 1 24A SDR 93-18 44 OF 46 IN I 4 3 a 5 APPROXIMATE 4,‘ LCTOI COINMILK 35 36 44 WIIINHOO*0 2 700 214c. s. lo \to, t 0 1. ... a 44 ts4 . Ji■ tos * 4 0 0 0 \ A IA ./.-.. 4, ....T. 0 IL %it -1.7.) tit Meelfilari 11111111X111 0 a CANCELLED TAX LOT NO'S 0 t.) 30.04A. I, 201,40Z,500,4004, 300 ti00, 1100010110200,200. 30041, x 0 0 i201 4 /44c. EAST Cy eataavawiamissams .•t-'<•• 150 5 801 a 1000 /9/411c. 241.7 -.- ■ sta5' 0 e 70.05 ,o* 55,42 Z41•2 ....pro. I soottsammusitowattionottatosiotatorsomemoutemorommetestentro 12. 900 /.69Ac. 41-1 C.S. 19450 ■■■■■••••100. 6r) 1.4 436 04s E 563. 04 0 5550 04.41, 395,4 ; 0 050 goroffAVX,r77777,027MY7 “3 2 35 I600 4/ 4' ,*-* • (e/A ••% .-' c 4 aft xs mfAt It, re • 2 2 2 4. +1' o 0 (3ARD 0 R a 975 40 2 4 n 3 ts1 V • ,_4 0.4 '14 0 3 .w IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT. TP 156.7 3 5 7,.-;"""---lk • .t..„444•1?„,44, /4"ts Ti 1 I ri ni 1 1.1.1.0.011.0 INIT IAL t't,)1NT TIGAND 40AD )AiiDENS '7044.01;•41,C•;e. 1.1116414...144, 14.4 N 14 CORNER WOW. s.1RAIiA 1,11 0 Lc. NO.59 I I I I I I i r11-4-ql-r 111 1 ir„, SOLI H t4 :;/.4441 NORTH 15 " E ri.!cil RDSON D L C LINE WILLIAM 3 f?4HAM 0 t C 39 1-11 111 Tti I 9 0' 10 321.6 5T 2.O N "..44 1 I 1 1 1 1 1 I'll I I 1.1 ' NO4 36 01400014com.0.10 •a•ttrart 1--"t"---f tinirt79 tZ Ci---i1i----HZ I 03 61( I 81 li I 91 I 21 VI I CT tt ii I Oi I 6 8 Tii.,, 9 , 1$ C g Ho iiii iiii ilii 111111111111111111111111111111111111111111111111111111111111111111111111111111111111,11111111111111111111111111111111111111111 IIIIIIIII iiii Hit iiii um iiiiIiiimiliiii iiii um iini iiiilim Imo um im iiit im Hil iiiimilmillim T1GAR !BB t,34 00 tala 0 4 .44 r4 •)„:, ° ‘ir) rz C.,t...71-0b.?s 7,, 1r7 SDR 93-18 45 OF 46 CO $33 al•••■•■ eL N 63° 00' W 200 34 4 prl K1 t t TTAss, 'TS.... ,:$ 30 00 6 1. 7 AWN•woor 344 a 21 6 5 AL •'(:)1P4T P/104E17 ACRE, N d IF THIS DOCUMENT IS LESS LEGIBLE THAN THIS NOTATION, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT . NE 1/41\JW1/4 SECTION I T23 R1W W.M. WASHINGTON COUNTY OREGON SCALE 100' Ft W CO94ER OEI1T TURNSOW 180/331 r Oi a 4 f ) 101 5.86 Mc. SEE MAP s I 56CD $ 63° 00 le 5 3 5 I 0' frg U t'4 W URAHAAI t.; F. 0 r? t t) 0 — At c C;" C APoloN r-r 3W CQPNER "-^ A LIPMAN 113/1313 r......, .......... ft • 0 16 S. SEE MAP IS I 36 DC APPROX (/' 1/4 CORNER i i S 1 3 2 , S 1 1 N\ NW CORNF.A" KELLEN 200./539 0,4 Lii K) woe 1. 'I; t.." I 4c • 1 3 4 6' T*3 !q• 201 ClAe014,4 $18 3 NW COR. U9 SHAVE 172 /195 'to 6 es 3° —583.° 004E 41 et 0 1 00 75,4c• NLY LINE rotOROE MARTIN 160/65 2'W s a:0000. e -*ay 23 1 IBA Ft 3 46 5 9 9 50,04 t 401 .71 0 Al P4 2°09'W 1630 7.‘ RCM SC CORNEA RIC4IkROSON ot.c F A 1:1 4 FOR ASSESSMENT PURPOSES ONLY Do NOT RELY ON FOR ANY OTHER USE '1' 111 •ii1 111T11T1 p tii 111 1111111 8 I 9 01 I 10 I No. 36 0-14....4-44.77 0 C 6Z 8g Li 5 9Z .9 Zi-i-----ili----ig I I g I Og I 61 I 81 L I 91 91 171C CI Zt I i"--1ii-7-6 8 r—/-1-1-1-9 ' 9 IP I C 1 ii-71-i;;;1 111111111111111111111111111111111111111111111111111111111111111111111 IIIIMIN 111111111111111111111 1111 1111 IIII I II IIII 1111 1111 III1 Iiii i ii iiii iiii imiliiiiiiim iiii iiii ifinithi Mum um num mula !whin imlinffiltitm ° f q1E r:OR .1 Kit'LL VII :10/ 39 k■E r*, 1C14Aril'A 0401 D1. 6 Aari 11. I $ I A 8 1' FILMED 3/23/33 SDR 93 -18 46 OF 46 ... I" suso;tti'E w- ga.,,, ,..-*n II... raa - .0, a.w..w saw 125,85 W T A� 642.74 TO OW CON. 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Zoe 7' 1 y /�I W Cis R, ��a�' T 'i R N 8 0 W ' M 0/3 31 p. 0 ZOO 7t ti 0 176 5 SE COR CANCELLED TAX LOTS 400, 700, 000, 900,1300 1200. 1801,1602, 2001, 2002, teP 11111111! liii I1! viii liii liii III till uii -9Z u�I�u.17Z ud�ui ��I,�� u� 1111 i�� uu 1111111111111111111111 ��i ii11111111111ffill in, �� ii ��-�� °�� g�� `;� �� e�� 9��i�� 4�� s�� z�� x��i�,�� SEE MAP IS 136D C .T1GARD 36c. n • 'lee f • (1,1:7k) bey