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MMD2013-00033 MMD2O13 -. 00033 POTSO DOG PARK • NOTICE OF TYPE I DECISION MINOR MODIFICATION(MMD) 2013-00033 PATSO DOG PARK TIGARD 120 DAYS = f 7 i k SECTION I. APPLICATION SUMMARY FILE NAME: PATSO DOG PARK CASE NOS: Minor Modification Permit (MMD) MMD2013-00033 APPLICANT/ Steve Martin APPLICANT'S Steven Duh OWNER: Parks &Facilities Manager REP: Conservation Technix City of Tigard Parks Division PO Box 12736 13125 SW Hall Blvd. Portland, OR 97212 Tigard, OR 97223 PROPOSAL: The City of Tigard Parks Division is requesting a minor modification to an approved conditional use permit (CUP2002-00001) to pave and stripe the existing gravel parking area and install storm water facilities,parking lot trees and landscape screening. LOCATION: The property is located at 10310 SW Canterbury Lane. The site is bounded by SW Canterbury on the north, SW 103rd Street on the east, and SW Murdock Street ROW on the south; Washington County Tax Assessor's Map 2S101CA, Tax Lot 00500. ZONING & COMP PLAN DESIGNTION: I-L: Light Industrial District/Open Space. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor,and vibration. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.390, 18.530, 18.705; 18.745, 18.765, 18.795, and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request, subject to conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. PATSO DOG PARK PAGE 1 OF 8 MMD2013-00033 MINOR MODIFICATION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Department (Gary Pagenstecher, 503-718-2434 or garyp@a tgard-or.gov) for review and approval: 1. Prior to commencing site work, the Project Arborist shall submit a revised plan showing tree protection fencing along the southwest property line to protect adjacent off-site trees during construction and notify the planning department when tree protection has been installed consistent with the approved tree protection plan. 2. If work is required within an established tree protection zone, the Project Arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by city planning before the proposed work can proceed within a tree protection zone. The Project Arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the)health and/or stability of the trees. This note shall be included on the Tree Protection Plan. 3. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub- contractor,the City can stop work on the project until an inspection can be done by the City and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees.Tree protection measures may be removed and final inspection authorized upon review and approval by the City. Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem(a,tigard-or.gov) for review and approval: 4. Prior to issuance of site permits, at the discretion of the City Engineer, the applicant shall submit a construction access and parking plan for the construction phase. 5. Prior to issuance of site permits, the applicant shall provide final design of on-site water quality facilities as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). The preliminary stormwater report provides preliminary information on these facilities. Final plans and calculations shall be submitted to the Engineering Department (Mike McCarthy) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 6. Prior to issuance of site permits, an erosion control plan shall be provided. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)." 7. Prior to issuance of site permits, the applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act if necessary. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL INSPECTION OR PUBLIC USE OF THE PROPOSED PARKING AREA Submit to the Planning Department (Gary Pagenstecher, 503-718-2434 or garypna Tgard-or.gov) for review and approval: 8. Prior to final inspection, the applicant shall notify the planning department for a site visit to verify PATSO DOG PARK PAGE 2 OF 8 M11 D2013-00033 MINOR MODIFICATION the project has been built according to the approved plan. Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikema,tigard-or.gov) for review and approval: 9. Prior to a final inspection, all elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) systems shall be in place and operational with accepted maintenance plans. 10. Prior to public use of the proposed parking area and upon completion of the improvements, the applicant s engineer shall submit a final access report to City engineering staff which verifies design ofdriveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. PATSO DOG PARK PAGE 3 OF 8 MMD2013-00033 MINOR MODIFICATION • SECTION III. BACKGROUND INFORMATION Proposal: The City of Tigard Parks Division is requesting a minor modification to an approved conditional use permit (CUP2002-00001) to pave and stripe the existing gravel parking area and install storm water facilities, parking lot trees and landscape screening. Site History: The subject site had previously been leased by the City from Coe Manufacturing and used as a dog park under CUP2002-00001. Plat 207-064 subdivided the Coe property to create a separate lot for the park site. In 2010 the property was purchased with Parks Bond funds. Improvements to the park were identified as a high priority in the currently adopted City of Tigard Capital Improvements Projects list. Vicinity Information: The subject site is 2.57 acres and is bordered by SW Wall Street on the southeast, the Red Rock Creek vegetated corridor and associated wetlands approximately 70 feet from the property line to the northwest, and developed industrial properties on the northeast and southwest. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use—Chapter 18.330.020 Minor Modification of Approved or Existing Conditional Use: Any modification which is not within the description of a major modification as provided in Subsection B shall be considered a minor modification. An applicant may request approval of a minor modification by means of a Type I procedure, as regulated by Section 18.390.030, using approval criteria in Subsection C.3. Section 18.330.020.C.3 states that a minor modification shall be approved, approved with conditions or denied following the Director's review on findings that: The proposed development is in compliance with all applicable requirements of this title; and FINDING: As described in the applicant's narrative and plan set, and as provided in the findings for the applicable standards below, staff fords that all applicable requirements of this title are satisfied subject to conditions of approval with this decision. Therefore, the proposed modification may be approved. The modification is not a major modification. FINDING: Staff finds that based on the applicant's narrative and plan set, the threshold changes to determine a major modification, listed in TDC 18.330.020.B.2 (a-h), have not been exceeded or do not apply. Therefore, the proposed modification is not a major modification. Section 18.330.050.5 includes the following standards for Community Recreation and Parks: a.All building setbacks shall be a minimum of 30 feet from any property line; b. There are no off-street parking requirements, except that five automobile parking spaces are required for a dog park or off-leash area with a fenced area of one acre or more, along with an approved parking plan for anticipated peak use periods. Off-site peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. Three automobile parking spaces are required for a dog park or off-leash area with a fenced area of less than one acre, along with an approved parking plan for anticipated peak use periods. Off-site peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. FINDING: The proposal is a minor modification and meets all the applicable standards of this title. The proposal does not include any buildings for which setbacks would apply. Five off- street parking spaces are required for the existing dog park use greater than one acre in PATSO DOG PARK PAGE 4 OF 8 MMD2013-00033 MINOR MOIDIFICATION size. The existing fenced dog park area is approximately two acres. As shown on the Site Layout Plan (Sheet L3) the proposal includes 17 parking spaces. The applicable conditional use standards for Community Recreation and Parks are met. Industrial Zoning Districts (18.530) The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise,glare, odor, and vibration. FINDING: The community park use is allowed conditionally in the IL zone. The proposed parking lot is an accessory use to the dog park established under CUP2002-00001 and is permitted as accessory. The applicable development standards for the IL zone include Maximum Site Coverage (all buildings and impervious surfaces) at 85%. The proposed coverage is 8% (9,383 s.f paved/112,820 s.f site). The applicable development standards of the IL zone are met. Access Egress and Circulation (18.705) Section 18.705.030 C. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases, or contracts to establish the joint use, and 2. Copies of the deeds, easements, leases, or contracts are placed on permanent file with the City. Section 18.705.030 D. Public Street Access states that all access and egress ... shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. This site lies adjacent to and is accessed via Wall Street, which is a combination of two jointly-used access easements on private properties, which then accesses I Iunziker Street which is classified as a Collector in the City of Tigard Transportation System Plan. The applicant has provided satisfactory legal evidence to establish that the public is allowed to use Wall Street to access Potso Dog Park.These standards are met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The proposed modifications are not anticipated to increase traffic to the site. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. It appears that this report will need to consider the connection of the site access to Wall St, and the connection of Wall St with Hunziker St. The applicant shall obtain approval of this report prior to public use of the proposed parking area. FINDING: As shown in the applicant's plan set and narrative and as conditioned below, the applicable access,egress and circulation standards are met. CONDITION: • Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to PATSO DOG PARK PAGE 5 OF 8 NEMD2013-00033 MINOR MODIFICATION be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to public use of the proposed parking area. Landscaping and Screening (18.745) 18.745.020. A. Applicability. The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, any Type II land use review or any Type III land use review unless otherwise specified in any of the sections below. B. When the provisions of Chapter 18.790, Urban Forestry Plan, concurrently apply, any trees required by this chapter shall be included in the urban forestry plan and subject to all of the requirements in Chapter 18.790. C. Site plan requirements. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. (Ord. 12-09 §1) The subject application is a minor modification to a conditional use, so the applicable standards of this chapter apply. However, the urban forestry plan chapter does not apply to Type I proposals, therefore no urban forestry plan is required. The applicant has provided a Site Layout Plan (Sheet L3) and Planting Plan (Sheet LS1) showing parking lot trees and perimeter screening of the parking lot as seen from the adjacent property to the southwest. These requirements are met. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e.,plants to remain can be shown as protected with fencing); and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. The applicant's narrative states that the Landscaping Plan (Sheet LS1 & LS2) includes information that identifies the measures taken to protect existing plants. However, no tree protection measures are shown for trees on the adjacent property to the southwest which are located within several feet of the property line and whose tree canopies extend over the subject parking lot. Conditions of approval requiring installation of tree protection prior to site work, arborist review, and bi-monthly reports will ensure existing vegetation identified to be retained will be preserved.The applicable standards are met. FINDING: As shown in the applicant's Landscaping Plan (Sheet LS1) and narrative, and a conditioned below,the applicable landscaping and screening provisions are met. CONDITIONS: • Prior to commencing site work,the Project Arborist shall submit a revised plan showing tree protection fencing along the southwest property line to protect off-site trees during construction and notify the planning department when tree protection has been installed consistent with the approved tree protection plan. • If work is required within an established tree protection zone, the Project Arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by city planning before the proposed work can proceed within a tree protection zone. The Project Arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (I'PZ) fencing installation through the building construction hases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ,and if any part of the Tree Protection Plan has been violated. If time PATS()DOG PARK PAGE 6 OF 8 M 1'.1D2013-00033 MINOR MODIFICATION amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted to the City at the scheduled intervals, and if it appears the TPZ s or the Tree Protection Plan are not being followed by the contractor or a sub- contractor, the City can stop work on the project until an inspection can be done by the City and the Project Arbonst. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City. Off-Street Parking and Loading (18.765): 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. FINDING: Based on the applicant's Site Layout Plan (Sheet L3) and narrative, the applicable off-street parking general provisions and design standards are met. Visual Clearance (18.795) Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. At all intersections of a non-arterial street and a driveway where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right- of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. FINDING: Visual clearance lines are shown on the subject plans (Sheet L3) and referenced in the applicant's narrative. The visual clearance provisions are met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers, and drainage. FINDING: The applicable standards and recommended conditions of approval are contained in the attached Development Review Engineer's Memo dated August 28, 2013. Conditions of approval in Section II of this Decision implement those recommended conditions. The applicable standards are met. SECTION V. AGENCY COMMENTS Clean Water Services provided a service provider letter (13-001853) finding that the proposed development will not significantly impact the existing or potentially sensitive areas found near the site. SECTION VI. OTHER STAFF COMMENTS The City of Tigard Development Review Engineering Division has reviewed the proposal and provided findings and recommended conditions of approval in a Memo dated August 28, 2013. Engineering's recommended conditions of approval are included as conditions of approval in Section II of this Decision. Attachments: Site Layout Plan (Sheet L3) Development Engineering Comments, dated August 28, 2013 PATS()DOG PARK PAGE 7 OF 8 MMD2013-00033 MINOR MODIFICATION SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. ON AL OCTOBER , AND THIS BECOMES DECISI EFFECTIVE IS FIN O ON N OCTOBER 28 29 2013, 2013. Questions: If you have any questions,please contact Gary Pagenstecher at (503)718-2434, garypetigard-or.gov or by mail to the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon, 97223. 6e---1 October 28.2013 APPROVED Y: Gary agenstecher,Associate Planner DATE PATSO DOG PARK PAGE 8 OF 8 MMD2013-00033 MINOR MODIFICATION \\ '. IRUGREEN LAND CARE BEGIN EXTRUDED CURD \ G 79 20 SW HUNZIKER ST. L\ �� ` \�v 73/ON CLEARANCE \1.7.\4t\= . �A G G G-- G - --G G ‘ TRIANGLE G G--' \ \ // x ' AGED NO END X ..q0 4d,= \ \ , ■sC. ° i• INSTALL SALVAGED W "NO PARKING"SIGN =- -. PL/JA.• ----_-_--- -._ -- -L, ---v•—i ---7-7---47,10 ---Yi -1.1; ----' .401 �� l_�1r_ -W !' w - =H• na — -- _� — FLOW PG f i7"P? ,, _ RCS' ' VC HO �4"FINI 1 V�`� .1 a PLUM �, \ APPROX. LOCH 770Y r o ��DIRECTIONAL ,� $ \ F2 TER STRIP PER Al \ t PAVEMENT MARKER a, INSTALL EXTRUDED PORTABLE RES7ROOM , LI)A STANDARDS PAVED AREA = 9573* CURB _ _\ . A) LOCA770N- (APPROX \ \\ \ • INSTALL ADA 1OW0'W/J'MIN ALL t'PVC N CLEARANCE) \ p x �� ' V£F04 fUJURE I PARKING STALL INSTALL I'HIDE IMI7E STALL � �^0 5 \ _ TER CONNECTION I+ ` STRIPING STRIPING \\\ \ Q! Mff� `b \ R S-- l 0 ® 0 0 ® © 7 \ 10 11 1© 1® 14 15 16 1© I i I I f RaS, \___ __11 \ / L.e ey v eat ® EDGc OF PA VENT X -0 C, ._ '--7 I z x- x- \ " x x-x-x- - —x—F- x— -X-X--X---X -T S EL T\\I a� \ `APPROX.LOCATION I MEAfTAGE i7VE LLC 11 \ �\\ 0 rNEWGUYParE 717 __%INSTALL Ac "� I 7940 SW HUNZIKER leaocAren BY oTh�RS LANDING `1 $ \ x \ PAD(6)(1 09\\ \-,,,t, ‘‘\\ .0. \\ \--9- A,\ \ I-! POT50 DOG PARK IN ! \ 7960 SW HUNZIKER FR1ER 51RIP FAQJTY 99T/G x P \\ ; ^\ \ \ ^X2..559 ACRES FORMULA. IMPERVIOUS AREA TREATED \ cal/ OFTIGi o (SF)xSxa FACTLIR(006) \\ \ T \____ 937JSF x 0.06 575SF —ft... •.T .':..u:Iatfy Approved I 1 e°'"•, li f �° \ Cr G,.1 the work.aL described in: ` " ' ><t �' \ £ MIT NO. ha M -2-0/1—°°°-33 ,� I ;\ c \ See Letter to:Follow [ 1 01\ Attach\ \\ >\ Job Address: I 1 li •• ��.�_ 11 Q • �D _ Date: /0-2 is—[.3 I 1 INeldar Ana Ae01n01wa - _____ --- tiOA Date r SCALE: t' = 20' , w oir�e�nT MIIM=INIS 01111111011 _ -11 POTSO DOG PARK _ 20 Io o 20 . sir PARKING LOT IMPROVEMENTS at 30.1.4S4•47/52 ,u.,■iu awliee7-dc40Y SITE LAYOUT ria"° - T , _oss wodark'D ursi- Km cvscKi KSM t+ aar MOe D?o2 r 92021 NI City of Tigard TIGARD Memorandum To: Gary Pagenstecher, Associate Planner From: Mike McCarthy, Senior Project Engineer Re: MMD 2013-33; Potso Dog Park Paving, 7960 SW Hunziker St Date: August 28, 2013 Access Management (Section 18.705.030) Section 18.705.030 C. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases, or contracts to establish the joint use, and 2. Copies of the deeds, easements, leases, or contracts are placed on permanent file with the City. Section 18.705.030 D. Public Street Access states that all access and egress ... shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. This site lies adjacent to and is accessed via Wall Street, which is a combination of two jointly-used access easements on private properties, which then accesses Hunziker Street which is classified as a Collector in the City of Tigard Transportation System Plan. The applicant has provided satisfactory legal evidence to establish that the public is allowed to use Wall Street to access Potso Dog Park. These standards are met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The proposed modifications are not anticipated to increase traffic to the site. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. It appears that this report will need to consider the connection of the site access to Wall St, and the connection of Wall St with Hunziker St. The applicant shall obtain approval of this report prior to public use of the proposed parking area. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The current access to the site is outside of the current and anticipated future influence area of intersections. This standard is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No new driveway or local street connections are proposed. This standard is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street. This site lies adjacent to and is accessed via Wall Street, which is a combination of two jointly-used access easements on private properties, which then accesses Hunziker Street which is classified as a Collector in the City of Tigard Transportation System Plan. Section 18.810.030.A.4 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.818.030.E, Tigard Municipal Code, requires street to have a certain right-of-way width and paved sections. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to Wall Street, which is a combination of two access easements on private properties, which then accesses Hunziker Street which is classified as a Collector in the City of Tigard Transportation System Plan. The proposed development is not anticipated to generate any more traffic than the current use of the site. Therefore full street improvements and right-of-way dedications are not required. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Existing development of adjacent properties precludes new street alignments and connections. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Existing development of adjacent properties precludes new street alignments and connections. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The existing grades along SW Hunziker St and SW Wall St are less than 12%. No grade changes are proposed to these streets. This standard is met. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non- access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposal does not include residential properties near an Arterial or Major Collector. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi- family residential developments. No new private streets are proposed with this project. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Existing development of adjacent properties precludes new street alignments and connections. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Existing development of adjacent properties precludes new street alignments and connections. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. This site lies adjacent to SW Wall Street, which is a private street. The proposed development is not anticipated to generate any more traffic than the current use of the site. Sidewalk construction would not be proportional to the level of development proposed, and is thus not required in this case. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. No sewer connection is proposed with this parking lot paving. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no identified upstream drainage ways that impact this parking lot paving. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2007 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's stormwater report describes how the proposed paved parking lot would drain to the northwest and into Ball Creek, which then flows into Fanno Creek. Drainage from this parking lot would reach the mainline of Fanno Creek within about a quarter mile from the parking lot. With this proximity to the creek, it is advantageous for this runoff to get to the creek and downstream quickly, so that more creek capacity is available for drainage farther up the basin. Therefore, for this proposal, being adjacent to a tributary just upstream of Fanno Creek, runoff will be permitted to discharge without detention. Utilities: Section 18.810.120.A states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. The existing utilities along Wall Street are but above-ground, but they do include a high- voltage feeder line that meets the exception criteria above. This standard is met. Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement (if any) prior to issuance of the PFI permit. Public Water System: The City of Tigard provides water service in this area. The applicant shall obtain approval from the City of Tigard for any aspects of the proposed development that would increase water usage or otherwise affect the water system, prior to issuance of the PFI permit. No water service connections are proposed with this parking lot paving. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on- site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's stormwater report states 'Stormwater treatment will be provided via a vegetated filter strip located at the northwestern end of the site. Runoff from the site will sheet flow across the parking lot from the southeast to the northwest and ultimately sheet flow across the treatment area' before draining into Ball Creek. The report includes calculations showing that the slope (700sf) will have adequate area to meet the need (575sf) calculated in accordance with CWS standards. It appears that this standard will be met. The applicant shall construct all aspects of this system and have established operation and maintenance plans in place prior to public use of the proposed parking area. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) if any and driveway and parking area construction. Address Assignments: This development is anticipated to use the existing site address. Survey Requirements The applicant's final plat and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for review and approval: The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. The applicant shall provide final design of on-site water quality facilities as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). The preliminary stormwater report provides preliminary information on these facilities. Final plans and calculations shall be submitted to the Engineering Department (Mike McCarthy) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)." The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act if necessary. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO PUBLIC USE OF THE PROPOSED PARKING AREA: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem @tigard-or.gov) for review and approval: All elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) systems shall be in place and operational with accepted maintenance plans prior to a final building inspection. Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and • AASHTO. The applicant shall obtain approval of this report prior to public use of the proposed parking area. APPLICANT MATERIALS • City of Tigard Minor Modification — Type I App lication TIGARD GENERAL INFORMATION Property Address/Location(s): Potso Dog Park In addition, the Director must find that the proposed 7960 SW Hunziker Street change is in compliance with all applicable requirements of Tax Map&Tax Lot#(s): 2S 1 O 1 CA, Lot 00500 Title 18 of the Tigard Development Code. To complete this review, the Applicant's proposal must include a Site Size: 2.59 ac discussion indicating how the site expansion/change will Applicant* City of Tigard Parks Division continue to comply with the maximum setback, building height, parking, and landscaping standards. Other Address: 13125 SW Hall Blvd. requirements of this title such as clear vision, solid waste City/State: Tigard, OR Zip: 97223 storage, non-conforming situations, signs, and tree Primary Contact: Steve Martin, Parks & Streets Manager removal may also be applicable depending on the type and Phone: 503-718-2583 Fax: 503-684-8840 location of the proposed modifications. E-Mail: Steve @tigard-or.gov Property Owner/Deed Holder(s)*: (Attach list if more than one) City of Tigard REQUIRED SUBMITTAL ELEMENTS Address: 13125 SW Hall Blvd. Phone: 639-4171 City/State: Tigard, OR zip: 97223 (Applications will not be accepted without the P following required submittal elements) * When the owner and the applicant are different people, the ❑ Application Form applicant must be the purchaser of record or a lessee in ❑ Owner's Signature/Written Authorization possession with written authorization from the owner or an ❑ Title Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a ❑ Site Plan(4 Large Plans&One—Reduced to 8'/z"x 11") written authorization with this application. ❑ Applicant's Statement/Narrative(4 copies) ❑ Filing Fee Minor Modifications: Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) — Site Development FOR STAFF USE ONLY Review or Section 18.330.020(B)(2) —Conditional Use. If the () (] �U 13 _ vU 0 3 3 modification exceeds the maximum allowed under any one or Case No. s more of the criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a Other Case No.(s): new Site Development Review or Conditional Use Permit. 651 . 00 Fee: Applicant's Statement: Receipt No.: The applicant's statement must include a summary of the Date: proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: to each criterion. Failure to provide the information needed Date Determined Complete: to process the application would be reason to consider an Revised: 6/24/2013 application incomplete and delay review of the proposal. 1:\CURPLN\Masters\Land Use Applications\Minor Modification.docx City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov Page 1 of 2 To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith,are true; and the applicants so acknowledge that any permit issued,based on this application,and may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of dtl/J ,20 /4.-p Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 CITY OF TIGARD RECEIPT I 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TEGARP Receipt Number: 192801 - 08/22/2013 CASE NO., FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013-00033 Minor Modification to an Approved Plan- 100-0000-43117 $84.00 LRP MMD2013-00033 Minor Modification to an Approved Plan 100-0000-43116 $567.00 Total: $651.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Journal Entry 324-02-2014 CCAINES 08/22/2013 $651.00 Payor: City of Tigard Total Payments: $651.00 Balance Due: $0.00 Page 1 of 1 TABLE OF CONTENTS Section 1 . Summary of Proposal 1-1 Section 2. Proposed Development 2-1 Section 3. Current Conditions 3-1 Section 4. Application Narrative 4-1 Appendix A. Service Provider Letter A-1 Appendix B. Deed & Encumbrances B-1 Appendix C. Storm Water Calculations C-1 FIGURES Figure 1. Vicinity Map Figure 2. Zoning Map Figure 3. Aerial Parcel Map PLANSET DRAWINGS CS Cover Sheet LI Existing Conditions Plan L2 Grading/ Erosion Control Plan L3 Site Layout Plan LS I Planting Plan LS2 Planting Details &Notes LS3 Irrigation Plan LS4 Irrigation Details &Notes Fro"ecf S uvhwtav� Section 1 . Summary of Proposal Applicant: Steve Martin, Parks& Streets Manager City of Tigard Parks Division 8777 SW Burnham Street Tigard, OR 97223 Phone: (503) 718-2583 Fax: (503) 684-8840 Email: steve(t tigard-or.gov Applicant's Representative: Steve Duh Conservation Technix PO Box 12736 Portland, OR 97212 Phone: (503) 989-9345 Email: steve @conservationtechnix.com Project Request: Type-I Minor Modification to a Conditional Use to approve paving of an existing gravel parking lot, to include required screening and tree canopy plantings. Location: 7960 SW Hunziker Street Site Size: 2.59 acres Tax Lot Description: 2S 101 CA, Lot 500 Comprehensive Plan Designation: Light Industrial and Open Space Current Zoning: IL Applications Submitted For: Type-I Minor Modification to a Conditional Use Neighborhood: Tigard Area 5 Summary: The City adopted its Park System Master Plan in 2009. The plan outlines the need to acquire park property and construct park improvements to preserve open spaces, enhance water quality and provide recreational opportunities. On November 2, 2010, Tigard voters passed a $17 million general obligation bond to fund the purchase of real property for parks and to fund a limited amount of park development. Section 1 1-1 City of Tigard Potso Dog Park:MMD to CUP2002-00001 August 19,2013 The City of Tigard Parks Division intends to make a modest improvement at the Potso Dog Park to pave and stripe an existing gravel parking lot and provide storm water facilities. This project was identified as a high priority project in the adopted City of Tigard CIP and the Notice of City Measure Election provided to voters regarding the 2010 parks bond. Section 1 1-2 City of Tigard Potso Dog Park:MMD to CUP2002-00001 August 19,2013 Design Team for City of Tigard Potso Dog Park MMD to CUP2002-00001 Land Use Planner: Conservation Technix PO Box 12736 Portland, OR 97212 Phone: (503) 989-9345 Civil Engineer: City of Tigard - Engineering 1325 SW Hall Boulevard Tigard, OR 97223 Phone: (503) 718-2467 Landscape Architect: Mears Design Group 11680 SW 113th Place Tigard, OR 97223 Phone: (503) 601-4516 Section 1 1-3 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Section 2. Proposed Development Summary of Proposed Project: Potso Dog Park is located on a single parcel (2S101CA, Lot 00500)consisting of 2.59 acres located at 7960 SW Hunziker Street,along Wall Street. The dog park is an un-irrigated,grassy, fenced site that includes a double gated entry area,picnic tables, benches, interior perimeter path,and smaller interior fenced area for small dogs. A land use application for a conditional use was filed early in 2002 to allow the establishment of the dog park and addressed the applicable requirements from Title 18. The conditional use application was to construct and operate fenced dog park on the property. The Type III-Hearing Officer review was approved with conditions on April 29,2002,as CUP2002-00001. As illustrated on the Site Plan(Sheet L3),the proposed minor modification to CUP2002-00001 is to request approval to pave the existing gravel parking area and installing storm water facilities and trees to meet City of Tigard and Clean Water Services standards.No other modifications to the previously approved CUP are requested,and no other impacts or changes will be made to the CUP conditions of approval. The passage of the 2010 Parks Bond provides funding to enable the parking lot improvement to Potso Dog Park. This park project was identified as a high priority project in the adopted City of Tigard CIP and the Notice of City Measure Election provided to voters regarding the parks bond. Section 2 2-1 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Figure 1-Vicinity Map II .,' , . �,. ce es a. G ,li 10)Z' CI c �� , x ''* "fit o 5 a_ 11 ,= r f, •••er Aim , 41:11,_.. ., a iii!. ...._. 7ifirs_ pay.___ 11.17... , - , Z r z .-� . eta. li 4 �s ii ii! at _...... P i 7d arc c ;�..___�__ �___ 1 yogi' `-.- i ":7"---.....:.._,....,.....,- ' ' -' /2#11t.4014,44, T, Q ,` 1 Q-Q o r ° 0. . , �t 1,..,.. \ � 4,' i .,,,,,,-. - o r j7/.. " \ - Section 2 2-2 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Figure 2-Zoning Map a co a 2 5 0 1 0 0 ' 1,tli, .1F., '~ N $ 101 a. sil . I a aU Aaa3H3 ill 0 L, , Q[ 1 • /c,.M ¢O _ . , 1,194 4 Y -% O ""IN/Wir D 'e e � , • a: y *'`\ jj f f`Pr ft 1 4 .� f' 4 • " l r � .00' #400: ,--.-: : ,r-, ... CI i r c 12 Section 2 2.3 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 j �` (vim �� s r' f i Potso Dog Park �. ` Aerial Map cu. •• ‘to)k,,, . • • co Az4#' a) W , l 4., v y n ro ri f CWS Vegetated Corridor •- ,1t ,r,,,� S• o , # ' Goal 5 Safe Harbor• C V ._,$tai dr .� { ' •�•r, El -ci o N + ,; Tigard Local Wetland O 4ti • PotSo 0 Wit. t� DoiPark _..� t ,r inventory• o N . J Gj 41, a ®Significant 1�9(,U �I •, • . ► v .1•..: Y • ®Non-Significant moo } r P y �� i T Jurisdictional * . pvi, 4_ . '' , ... ‘-' • - , ' ' .. 4 ri.1.$, 4( A: liet . .". ' . t 1 I , t j 1` ti'- iiit . , y ; Jt •L'4 .{ MaP Fr nted a:3122PM m 2J.Jui•• ,r.� ' 7902 r t Lj°'f ;"_ 7904 y �G Lea. ab ,�'-' ` ' 13.209N Hall Bkd Feet t ° : t yard OR 95223 4 33f�av1 Vaill C •{ �..• www tgard•o'Go" W A I Section 3 . Current Conditions Vicinity: Potso Dog Park is comprised of a single parcel (Tax Map: 2S101CA,Lot 500) consisting of 2.59 acres located at 7960 SW Hunziker Street along Wall Street. The project site is located in the Tigard Area 5 neighborhood. Zoning: The site is zoned I-L,and"Community Recreation" is permitted as a conditional use according to Table 18.510.1 of the Tigard Development Code. The adjacent parcels to the north and south have I-L zoning,and the parcel on the opposite side(east)of Wall Street is zoned I-P. A riparian and floodplain area on the adjacent parcel to the west has a comprehensive plan designation of Open Space. Site History: A short history of the site follows. • In 2001,the City of Tigard entered into a lease agreement with Coe Manufacturing for the use of the subject site as a public dog park. • In 2002,the City submitted a Conditional Use Permit(2002-00001)for the approval to construct the off leash dog park on the leased property. • With the passage of the Parks Bond in 2010,the property was acquired by the City from the Trust for Public Land in March 2011. Site Characteristics: The Potso Dog Park is located within the Fanno Creek Watershed. Ball Creek flows along the western edge of the adjacent property to the west. The Potso Dog Park has fencing along its perimeter,and the fencing nearest Ball Creek is setback no less than 175'from the creek. The site topography is relatively flat, and existing vegetation includes grasses and ground covers. The property does not include sensitive lands;the project will not intrude into a floodplain, wetland, drainageway or vegetated corridor. Section 3 3-1 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Section 4. Application Narrative The purpose of this section is to demonstrate that the proposed park project meets all the applicable standards and requirements of the Tigard Development Code, Title 18. SUMMARY OF APPLICABLE REGULATIONS As a result of the Pre-Application Conference, City staff directed the applicant to the following applicable Development Code chapters. 18.330—Conditional Use 18.360— Site Development Review 18.390— Decision Making Procedures 18.530—Industrial Zoning Districts 18.705 —Access, Egress and Circulation 18.725 —Environmental Performance Standards 18.745 —Landscaping and Screening 18.755 —Recycling 18.765 —Off-Street Parking and Loading 18.775 —Sensitive Lands 18.790— Urban Forestry Plan 18.795 —Visual Clearance 18.810—Street and Utility Improvement Standards Conditional Use(Chapter 18.330) Section 18.330.020 Approval Process C. Minor modification of approved or existing conditional use. An applicant may request approval of a minor modification by means of a Type I procedure, as regulated by Section 18.390.030, using approval criteria in Subsection C.3 below. A minor modification shall be approved, approved with conditions, or denied following the Director's review based on the findings that: a. The proposed development is in compliance with all applicable requirements of this title,- Finding: The proposed project requests a minor modification to an existing and approved conditional use permit, and the findings detailed in the remainder of this application narrative demonstrate compliance with all applicable requirements of Title 18. b. The modification is not a major modification...(see Section 18.330.020.B below) Finding: The proposed project is a minor modification to an existing and approved conditional use permit(CUP2002-00001), and will be processed as a Type I procedure as regulated by 18.390.030. Responses to the criteria regarding the determination of a major modification are noted below in the following section. The proposed project does not meet criteria for a major modification and should be deemed a minor modification. Section 4 4-1 City of Tigard Potso Dog Park:MMD to CUP2002-00001 August 19,2013 Section 18.330.020.B. Major modification of approved or existing conditional use. 2. The Director shall determine that a major modification(s) has resulted if one or more of the changes listed below have been proposed: a. A change in land use; Finding: The requested modification to CUP2002-00001 is related to asphalt paving of an existing gravel parking lot to serve the Potso Dog Park. No change in land use is proposed. This criterion does not apply. b. A 10%increase in dwelling unit density; Finding: The approved CUP2002-00001 was for a dog park, and no residential units were approved. No residences are proposed, and no increase in dwelling unit density is proposed. This criterion does not apply. c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; Finding: The requested modification to CUP2002-00001 is related to asphalt paving of an existing gravel parking lot to serve the Potso Dog Park. The paving of the parking lot will not relocate the accessway from Wall Street, and the proposed change to a paved surface from the existing gravel surface will not affect off-site traffic. This criterion does not apply. d. An increase in the floor area proposed for non-residential use by more than 10%where previously specified; Finding: The requested modification to CUP2002-00001 is related to asphalt paving of an existing gravel parking lot to serve the Potso Dog Park.No structures are on site; therefore, no increase in floor area is proposed. This criterion does not apply. e. A reduction of more than 10%of the area reserved for common open space and/or usable open space; Finding: The approved CUP2002-00001 did not require common open space; therefore, no reduction in the area for open space is proposed. This criterion does not apply. f A reduction of specified setback requirements by more than 20%; Finding: The requested modification to CUP2002-00001 is related to asphalt paving of an existing gravel parking lot to serve the Potso Dog Park.No reduction of setback requirements is proposed. This criterion does not apply. g. An elimination of project amenities by more than 10%where previously specified provided such as: (1) Recreational facilities; (2) Screening; or (3) Landscaping provisions; Finding: The requested modification to CUP2002-00001 is related to asphalt paving of an existing gravel parking lot to serve the Potso Dog Park.No reduction to or elimination of project amenities for recreational facilities is proposed. The paving of the parking lot will Section 4 4-2 City of Tigard Potso Dog Park:MMD to CUP2002-00001 August 19,2013 require the installation of screening landscaping and tree canopy coverage,thus increasing the landscaping provisions from the current level on site. This criterion does not apply. h. A 10%increase in the approved density; Finding: The approved CUP2002-00001 was for a dog park,and no residential units were approved.No residences are proposed, and no increase in density is proposed. This criterion does not apply. Section 18.330.050(B)Additional Development Standards for Conditional Use Types 5.)Community Recreation and Parks a.All building setbacks shall be a minimum of 30 feet from any property line Finding:No structures are on site, and no new building structures are proposed.This criterion does not apply. b. There are no off-street parking requirements, except that five automobile parking spaces are required for a dog park or off-leash area with a fenced area of one acre or more, along with an approved parking plan for anticipated peak use periods. Off-site peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. Three automobile parking spaces are required for a dog park or off-leash area with a fenced area of less than one acre, along with an approved parking plan for anticipated peak use periods. Offsite peak use or overspill parking shall require a signed agreement with the landowner providing the additional parking. Finding: The approved CUP2002-00001 was for a dog park that included on-site parking. The staff report for CUP2002-00001 indicated that the original project exceeded the parking requirements of this subsection. The proposed project to pave the existing gravel lot is not expected to increase the demand for this recreational facility or increase traffic volumes to the dog park. Upon completion,the paved parking area will include 17 stalls,which is more than 2.5 times more than the minimum required by this subsection. This criterion is met. Site Development Review (Chapter 33.360) 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments, as provided in Section 18.360.050, except it shall not apply to... 4. Minor modifications as provided in Section 18.360.030.B; 5. Any proposed development which has a valid conditional use approved through the conditional use permit application process; Finding: The proposed project is exempt from the provisions of Site Development Review, since it is a minor modification as defined by Section 18.360.030.B and Section 18.330.020.B.2. The proposed project is part of an approved conditional use permit(CUP2002-00001)and represents a minor modification to it. The remainder of the Site Development Review provisions do not apply. Section 4 4.3 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Decision-Making Procedures(Chapter 18.390) 18.390.030 Type I Procedure A. Preapplication conference. A preapplication conference is not required for a Type I action. Finding: Advisory. B.Application requirements. 1. Application forms. Type I applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1. Finding: The appropriate application materials have been submitted. 2.Application requirements. Type I applications shall: a. Include the information requested on the application form; Finding: Compliance will be achieved as demonstrated by the completeness letter. b. Address the relevant criteria in sufficient detail for review and action; and Finding: All of the relevant approval criteria are addressed. Documentation of compliance will been achieved as demonstrated by the completeness letter. c. Be accompanied by the required fee. Finding: The required fee has been submitted. Industrial Zoning Districts(Chapter 18.530) Section 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370. 2. All other applicable standards and requirements contained in this title. Finding: As demonstrated in the remainder of this narrative, all applicable standards and requirements are shown to be met. This provision will be met. B. Development standards. Development standards in industrial zoning districts are contained in Table 18.530.2 below: Criteria from Table 18.510.2 Standard(I-L) Subject Property Minimum Lot Size None 112,820 s.f. Average Minimum Lot Width 50 ft. 505 ft. Maximum Site Coverage 85% 8% Minimum Setbacks Front yard 30 ft. NA—no structure Side facing street on corner&through lots 20 ft. NA Side yard 0 ft. NA—no structure Rear yard 0 ft. NA—no structure Side or rear yard abutting more restrictive zoning 50 ft. — Section 4 4-4 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 district Distance between property line and front of garage — NA—no garage Maximum Height 45 ft. NA—no structure Minimum Landscape Requirement 15% 92% Finding: As shown in the applicant's narrative,planset and in the comparative table above,the proposed development meets all of the applicable development standards of the underlying I-L zoning district. This approval provision is met. Access,Egress And Circulation (Chapter 18.705) 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Finding: The provisions of this chapter apply due to the proposed change in parking from gravel to asphalt. The proposed project to pave the existing gravel lot is not expected to increase the traffic volumes to the dog park. Upon completion,the paved parking area will include 17 stalls. These provisions will be met. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Finding: As illustrated on the proposed Site Plan (Sheet L3),vehicular access and egress will occur along Wall Street at the existing parking lot for the dog park. The City of Tigard's parks maintenance staff will ensure the maintenance of and availability to these accessways for park patrons. This requirement will be met. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled The applicant shall submit a Site Plan. The Director shall provide the applicant with detailed information about this submission requirement. Finding: A Site Plan (Sheet L3) has been provided with this application,and the drawing illustrates the location, manner,dimensions and flow of vehicular access to the dog park. This requirement is met. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title... Finding: This proposal pertains to a single owner. Joint access provisions do not apply. D. Public street access.All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Section 4 4-5 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 Finding: As illustrated on the proposed Site Plan(Sheet L3), vehicular access and egress to Wall Street(a private street)exists in the current location of the gravel parking lot and will remain as the lot is paved. This accessway will be maintained by the City of Tigard as part of its ongoing management and maintenance of the park. This requirement is met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Finding: As illustrated on the proposed Site Plan(Sheet L3),a curb cut is provided along Wall Street. The existing curb cut for the parking lot will be widened slightly to accommodate the required parking lot dimensions of the development code. The proposed curb cuts will comply with Section 18.810.030.0 (Curbs,curb cuts,ramps, and driveway approaches)as described in the finding for that subsection. This requirement will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Finding: This application is not regarding a commercial, institutional, or industrial use;the proposed parking lot improvement is for a civic (community recreation)use. There are no buildings on site, and none is proposed;therefore, no walkways are required between buildings. This requirement does not apply. 2. Within all attached housing(except two-family dwellings)and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Finding: The parking lot improvement to the dog park is not a residential development. This requirement does not apply. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed)or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Finding: As a private street, Wall Street does not have sidewalks at the present, and no sidewalks are proposed with this project. Also,the parking stalls are limited to the east side of the parking lot eliminating the need for pedestrian crossing of a traffic aisle within the parking lot. The proposed curb cut will provide a grade change between the accessway and the adjacent grass areas to meet the intent of this subsection. This provision does not apply. Section 4 4-6 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Finding: As described in the responses above to subsections 18.705.030.F(1)& F(2), no new walkways are required for this project. Per the City municipal code, Potso Dog Park will close at dusk;therefore, additional safety lighting is not required.This provision does not apply. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Finding: Advisory. The proposed driveway,access and parking lot design will not create hazardous traffic conditions or create inadequate access for emergency vehicles. This provision should not apply. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management(NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Finding:No direct access to an arterial street is proposed. Wall Street is classified as a collector street in the TSP, but a previously proposed extension of Wall Street was removed due to cost effectiveness and potential environmental justice impacts.The proposed project does not entail access for single-family dwellings and duplex lots. The accessway onto Wall Street currently exists and is the only practical access point to the dog park. Since this project is merely a paving improvement to an existing gravel lot,no increase in traffic onto Wall Street is anticipated. The drive aisle and parking lot will be a sufficient width so as to not require a vehicle to back out directly onto Wall Street. This provision does not apply. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single- family and duplex dwellings are exempt from this requirement. Finding: The design of the driveway and parking lot can accommodate vehicle maneuvering, such that no backward movement into Wall Street is required. This provision is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance Section 4 4.7 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility) Finding: The proposed project is to pave an existing gravel lot to serve the Potso Dog Park. The project does not include the development of new driveways or streets which would affect stacking, sight distance or other transportation demands for Wall Street. This provision does not apply. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Finding: The existing parking lot driveway is not located within the influence area of a collector or arterial street intersection. The nearest collector street intersection is Hunziker Road,which is over 1,135 feet to the east of the access driveway. This provision does not apply. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Finding: The proposed project is to pave an existing gravel lot to serve the Potso Dog Park. The project does not include the development of new driveways or streets which would affect stacking, sight distance or other transportation demands for Wall Street. As noted in the response to 18.705.030.G.2 above, vehicular access and egress will occur along Wall Street at the pre-existing curb cut and parking lot of the dog park. The accessway onto Wall Street currently exists and is the only practical access point to the dog park. Wall Street is a private street that dead-ends at the property line of the adjacent parcel to the west due to the railroad track.No other alternatives exist for the placement of the access driveway for the dog park. This provision should not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. Finding: This project does not propose the construction of any new local streets,only the paving of an existing accessway and parking lot serving the Potso Dog Park. This provision does not apply. I. Minimum access requirements for residential use. (1 -6) Finding: The proposed project is for a community park; it is not a residential use. These provisions do not apply. J. Minimum access requirements for commercial and industrial use. (1 -3) Finding: The proposed project is for a community park; it is not a commercial or industrial use. These provisions do not apply. Section 4 4_8 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Finding: The accessway to the on-site parking lot will be for two-way traffic; no one-way access points are proposed. This provision does not apply. L. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions... Finding: Advisory. Environmental Performance Standards(Chapter 18.725) Section 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. Finding: The only additional regulations that apply to the proposed project are related to stormwater management that is the province of Clean Water Services(CWS),which enforces its storm water manual across much of the county. Compliance with CWS regulations is demonstrated via receipt of the Service Provider Letter(Appendix A). Generally,this provision does not apply. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state,federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). Finding: Except for on-site stormwater,this provision does not apply. C. Continuing obligation. Compliance with state,federal and local environmental regulations is the continuing obligation of the property owner and operator. Finding: Advisory. This provision generally does not apply. Section 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Finding: As a public park, low-level,pedestrian type noise is anticipated from the use of the site as a dog park. Any anticipated level of noise associated with the park use will be within acceptable limits. In the event that unforeseen noise impacts become known during the Section 4 4.9 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 construction and future use of the park,the applicant will coordinate directly with affected neighbors for enhanced site management and other improvements as appropriate. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP)zoning district, there shall be no use, operation or activity which results in a stack or other point source emission, other than an emission from space heating, or the emission of pure uncombined water (steam)which is visible from a property line. Department of Environmental Quality(DEQ)rules for visible emissions (340-21-015 and 340-28-070) apply. Finding: The proposed project is a public park,which will have no activities that would result in visible emissions. This provision does not apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned Finding: The proposed project is a public park,which will have no activities that would result in vibration. This provision does not apply. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090)apply. Finding: The proposed project is a public park,which will have no activities that would result in odors. This provision does not apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source;and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Finding: The proposed project is a public park,which will have no activities that would result in undue glare and heat. This provision does not apply. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. Finding: As per standard city park maintenance practices,the waste containers will be accessible for collection by maintenance staff daily. Park maintenance staff will manage the disposal of refuse and other "wet" garbage in the industrially-acceptable manner that prevents any potential vector infestation. This provision will be met. Section 4 4-10 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Landscaping and Screening (Chapter 18.745) Section 18.745.030 General Provisions Maintenance Responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. Finding: As a City facility,the City of Tigard parks maintenance staff will maintain the subject site as required by this regulation. This provision is met. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1.All landscaping and screening shall be installed according to applicable industry standards. Finding: The Landscaping Plan(Sheet LS1) includes standard installation guidelines used by the industry to which the applicant will adhere during installation. 2.All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60, 1-2004, and any future revisions); and Finding: Plant materials will be obtained from a certified landscaping purveyor to meet the size and grade standards for each specimen, in compliance with these requirements. 3. All landscaping and screening shall be installed in accordance with the provisions of this title. Finding: See below for further information. C. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the City such as the posting of a bond. Finding: The applicant understands that the Certificate of Occupancy cannot be granted until the required landscaping is installed, inspected and approved by the City. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e.,plants to remain can be shown as protected with fencing); 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. Finding: The Landscaping Plan(Sheet LS1 &LS2) includes information that identifies the measures taken to protect existing plants, in compliance with this requirement. This requirement is met. E. Ongoing tree related rules and regulations.Any trees used to meet the requirements of this chapter shall be subject to all applicable tree related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. Section 4 4-11 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Finding: Advisory. This provision will be met. Section 18.745.040 Street Trees A. Street Tree Standards. 1. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development(Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. Finding: This application is for a Type-I minor modification to a previously approved Conditional Use to establish the dog park;therefore,the provisions related to street trees do not apply to this project. Section 18.745.050 Buffering and Screening A. General provisions 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. Finding: The existing dog park is located in a Light Industrial zone along a private, dead-end road. The adjacent uses include warehouses with associated parking. The property on the opposite side of Wall Street from the dog park is undeveloped. The proposed parking lot paving improvement would provide enhanced separation from surrounding uses.No solid fences or hedges are proposed that would interfere with views from neighboring properties. This provision is met. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. Finding: The existing and continued use of the site is as Community Recreation, which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. Special requirements for screening the proposed paving of the parking lot are addressed below in response to section 18.745.050.E. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. Finding: The proposed use is Community Recreation,which is not a listed use in Tables 18.745.1 and 18.745.2. This provision does not apply. B. Buffering and screening requirements(1-9) Section 4 4-12 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 Finding: The proposed park use is not identified in Table 18.745.1 or 18.745.2. The underlying industrial zoning classification is the same on the subject parcel as it is on the adjacent parcels to the east and west. Therefore,the buffering and screening requirements do not apply. C. Setbacks for fences or walls (1-4) Finding: The proposed community recreation use is not identified in Table 18.745.1 or 18.745.2. No fences or walls used for buffering or screening are proposed for this paving project. Therefore,these requirements do not apply. D. Height restrictions (1-2) Finding: The proposed community recreation use is not identified in Table 18.745.1 or 18.745.2. No fences,walls or landscaping are required for buffering and screening for the proposed paving project. Therefore,these requirements do not apply. E. Screening: special provisions 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required In no cases shall nonconforming screening of parking and loading areas(i.e. nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for Condition Use (Type III), Downtown Design Review (Type II and III), Planned Development(Type III), and Site Development Review(Type II)permits only. The specifications for this screening are as follows: (1)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; (2)Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3)Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4)All parking areas, including parking spaces and aisles, shall be required to achieve at least 30%tree canopy cover at maturity directly above the parking area in accordance with the Parking Lot Tree Canopy Standards in the Urban Forestry Manual. Finding: As illustrated on the Landscaping Plan(Sheet LS1),the paved parking lot will conform to the applicable landscaping and screening provisions of this section. Tree canopy coverage of the parking lot is calculated as 41%coverage.A landscaped bioswale is provided for storm water management. These provisions will be met. 2. Screening of service facilities. Except for one family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height.All refuse materials shall be contained within the screened area. Finding: This application does not include refuse disposal areas or service facilities. This provision does not apply. Section 4 4-13 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 3. Screening of swimming pools.All swimming pools shall be enclosed as required by the State Building Code. Finding: This application does not include a swimming pool. This provision does not apply. 4. Screening of refuse containers. Except for one-and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street,parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge.All refuse shall be contained within the screened area. Finding: This application does not include commercial refuse containers or refuse collection areas. This provision does not apply. F. Buffer matrix(1-2) Finding: The proposed community recreation use is not identified in Table 18.745.1 or 18.745.2. Therefore,the buffering and screening requirements do not apply. Screening for the proposed parking lot is addressed above in response to section 18.745.050.E. Section 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed Finding: The Landscaping Plan(Sheet LS1) illustrates all proposed landscaped areas, including those re-planted following construction, in compliance with this requirement. This provision is met. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway, and 1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or outside the tree canopy driplines of trees intended to be preserved in cases when there this is no approved urban forestry plan; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. Finding: As part of the instructions by the applicant's consulting landscape architect,the measures governing re-vegetation will be undertaken in compliance with these requirements. C. Methods of re-vegetation 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; Section 4 4-14 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Finding: As part of the instructions by the applicant's consulting landscape architect,these measures governing re-vegetation will be undertaken in compliance with these requirements. Mixed Solid Waste and Recyclable Storage(Chapter 18.755) Section 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full Site Plan or design review;and are located within urban zones that allow, outright or by condition,for such uses. Finding: The mixed solid waste and recyclables storage standards apply to facilities subject to pick up by commercial haulers. Therefore,these standards do not apply to the proposed park use where City of Tigard Public Works provides the service. The proposed project does not include residential development or non-residential development subject to a full site plan. The proposed project is exempt from the provisions of Site Development Review, since it is a minor modification as defined by Section 18.360.030.B and Section 18.330.020.B.2. The proposed project is part of an approved conditional use permit(CUP2002-00001)and represents a minor modification to it. The provisions of this chapter do not apply. Off-Street Parking and Loading(Chapter 18.765) Section 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled The applicant shall submit a Site Plan. The Director shall provide the applicant with detailed information about this submission requirement. Finding: Section 18.330.050.B(5)directs that there are no off-street parking requirements for Community Recreation except for dog parks. This minor modification application includes the paving of an existing gravel parking lot to provide 17 stalls,which includes 2 ADA stalls. The Site Plan(Sheet L3) illustrates how access,egress and circulation are achieved with the site design. This provision will be met. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Section 4 4-15 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: Finding: The proposed project is regarding a dog park and a Community Recreation use designation. The proposed parking lot is located on the property. The intent of this provision is met. C. Joint parking(1 -3). Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: Finding: This application is for the paving of an existing gravel parking lot on site.No joint parking agreements are part of the application or requested by the applicant. This provision does not apply. D. Parking in mixed-use projects (1 -4). In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula: Finding: This application is for the paving of an existing gravel parking lot at a dog park; it is not a mixed use project. This provision does not apply. E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. Finding: This application is for the paving of an existing gravel parking lot at a dog park; it is not a residential development. This provision does not apply. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long- term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site.At least five percent of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. Finding: This application is for the paving of an existing gravel parking lot at a dog park. It is not a commercial, institutional or residential development that necessitates the provision of long- term carpool or vanpool parking. As described elsewhere in this narrative, sufficient on-site parking will be provided for the demand generated by dog park patrons. This provision does not apply. G. Disabled-accessible parking.All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Section 4 4-16 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 Finding: As shown on the Site Plan(Sheet L3),two handicapped stalls are located within the proposed,paved parking lot. These stalls will be marked, signed and sized to accommodate handicapped visitors. The number of stalls exceeds the minimum required by the State Building Code. This provision is met. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ) to: Finding: This application is for the paving of an existing gravel parking lot at a dog park; it does not include the construction of parking structures or parking lots containing 250 spaces. This provision does not apply. Section 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired Finding: As a City facility,the City of Tigard parks maintenance staff will maintain the subject site and keep the parking lots clean and in good repair as required. This provision is met. B. Access drives. With regard to access to public streets from off-street parking: 1.Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained;and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required Finding: As shown on the Site Plan(Sheet L3),the access drive to the parking lot has been designed to facilitate the safe flow of vehicles and pedestrians. This access drive meets the requirements of Chapter 18.705 as noted above and is consistent with the design needs of a public dog park. Striping details and locations will facilitate vehicle movement, parking stall identification and safe pedestrian crossings. The access drive conforms to the requirements of Chapter 18.795 as noted below. The access drive will be paved with asphalt. The design of the driveway and parking lot can accommodate vehicle maneuvering, such that no backward movement into a street is required. These provisions will be met. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any Section 4 4-17 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 school or other meeting place which is designed to accommodate more than 25 people at one time. Finding: This application is for the paving of an existing gravel parking lot at a dog park,and no loading/unloading driveways for the continuous movement of vehicles is included. This provision does not apply. D. On-site vehicle stacking for drive-in use. (1 -3) Finding: This application is for the paving of an existing gravel parking lot at a dog park, and it does not include a drive-in facility. This provision does not apply. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Finding: As illustrated on the Site Plan(Sheet L3),a curb cut currently exists and will remain along Wall Street. The curb cut will comply with Section 18.810.030.0 (Curbs, curb cuts, ramps, and driveway approaches)as described in the finding for that subsection. This requirement will be met. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Finding: As noted in the response to section 18.705.030.F,this provision does not apply. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Finding: As noted in the responses to Chapter 18.745,the landscaping requirements for the parking lots will be met.This provision will be met. H. Parking space surfacing 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well- drained; Finding: As shown on the Site Plan (Sheet L3),the surface material for the parking lot will be asphalt. This provision will be met. 1. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2.All interior drives and access aisles shall be clearly marked and signed to show direction offlow and maintain vehicular and pedestrian safety. Finding: As indicated on the Site Plan(Sheet L3),the parking lot will be clearly marked, signed and striped to designate parking stalls and crossing areas. This provision is met. Section 4 4-18 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Finding: As illustrated on the Site Plan(Sheet L3),a wheel stop will be provided for each parking stall facing the interior area of the park. The area in front of the proposed wheel stops will be asphalt,consistent with the parking stalls and drive aisles. This provision is met. K Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Finding: As shown on the Site Plan(Sheet L3), stormwater treatment facilities are provided with the parking lot, and it will be well draining to avoid ponding.This provision is met. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Finding: Parking lot lighting is not included with this project.No parking lot lighting is provided because the dog park closes at dusk and operates on limited hours. This provision does not apply. M Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Finding:No signs are proposed to be placed on the parking lot.This provision does not apply. N. Space and aisle dimensions 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5'x 18.5'for a standard space; b. 7.5'x 16.5'for a compact space; and c.As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. Finding: The proposed paved parking lot conforms to the dimension requirements as outlined in Figures 18.765.1 and 18.765.2. The lot is designed for 90 degree parking, with standard stall dimensions of 10 feet wide and 18.5 feet long stall depth and an aisle width of 24 feet. These provisions are met. Section 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Section 4 4-19 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Finding: The proposed project is to pave an existing gravel parking lot for the Potso Dog Park.No structures exist or are proposed. This provision does not apply. 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Finding: As noted in the response to subsection 1 8.765.050.E,the provision of bicycle parking at the Potso Dog Park is not required since no structures exist or are proposed that trigger the requirement to install racks. Furthermore,the provision of bicycle parking is inconsistent and incompatible with the nature of the use of this site as a dog park; park patrons will not safely bicycle to the site with their dog(s)on leashes. This provision does not apply. 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; Finding: No structures exist or are proposed. This provision does not apply. 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Finding:No enclosed buildings are proposed in which bicycle parking could be located. This provision does not apply. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. Finding: Advisory. Covered bicycle parking is not practicable for this location or use. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. Finding: No parking structure is proposed. This provision does not apply. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee)parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 2%Z feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; Section 4 4-20 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Finding: As noted in the response to subsection 18.765.050.E,the provision of bicycle parking at the Potso Dog Park is not required since no structures exist or are proposed that trigger the requirement to install racks. Furthermore,the provision of bicycle parking is inconsistent and incompatible with the nature of the use of this site as a dog park. These provisions do not apply. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e.,pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. Finding: As noted in the response to subsection 18.765.050.E,the provision of bicycle parking at the Potso Dog Park is not required since no structures exist or are proposed that trigger the requirement to install racks. Furthermore,the provision of bicycle parking is inconsistent and incompatible with the nature of the use of this site as a dog park. This provision does not apply. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Finding: The proposed project is to pave an existing parking lot at the Potso Dog Park, a community recreation use. As shown in Table 18.765.2, community recreation uses shall provide bicycle parking based on a per 1,000 square foot ratio. The provision of bicycle parking at the Potso Dog Park is not required, since no structures exist or are proposed that trigger the requirement to install racks. Furthermore,the provision of bicycle parking is inconsistent and incompatible with the nature of the use of this site as a dog park;park patrons will not safely bicycle to the site with their dog(s)on leashes. This provision does not apply. Section 18.765.060 Parking Structure Design Standards(A-D) A. Ground floor windows/wall openings B. Exit warning bell C. Other standards D. Parking layout and internal circulation Finding: No parking structure is proposed. Provisions 18.765.060 A-D do not apply. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340. Section 4 4-21 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 Finding: Minimum and maximum off-street parking requirements for Community Recreation are identified in Table 18.765.2. Chapter 18.330.050.B(5)directs that there are no off-street parking requirements for Community Recreation,except for dog parks. The proposed project is a dog park, and a minimum of 5 parking stalls are required by code. As shown on the Site Plan (Sheet L3),the proposed paved parking lot contains 17 stalls. This amount exceeds the minimum requirements for a dog park. This provision is met. 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. Finding: Advisory. This provision does not apply. Section 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: B. Off-street loading dimensions. Finding: The proposed project is a civic use (Community Recreation)and does not include the construction of any commercial, industrial and institutional buildings or structures. This provision does not apply. Sensitive Lands (Chapter 18.775) Section 18.775.020 Applicability of Uses: Permitted,Prohibited, and Nonconforming A. CWS Stormwater Connection Permit. All proposed "development", must obtain a Stormwater Connection Permit from CWS pursuant to its "Design and Construction Standards". As used in this chapter, the meaning of the word "development"shall be as defined in the CWS "Design and Construction Standards":All human-induced changes to improved or unimproved real property including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. 10. The following activities are not included in the definition of development: a. Farming activities when conducted in accordance with accepted farming practices as defined in ORS 30.930 and under a Senate Bill 1010 water quality management plan; b. Construction, reconstruction, or modification of a single-family residence on an existing lot of record within a subdivision that was approved by the City or County after September 9, 1995 (from ORS 92.040(2)); and Section 4 4-22 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 c. Any development activity for which land use approvals have been issued pursuant to a land use application submitted to the City or County on or before February 4, 2000, and deemed complete or before March 15, 2000. Finding: Development as defined by Clean Water Services includes all human-induced changes to improved or unimproved real property. Based on this definition,the proposed project includes development in the form of minor grading and paving of an existing gravel parking lot for Potso Dog Park. The proposed paving does not encroach into sensitive lands,vegetated corridors, floodplains or habitats. All construction, grading,excavation and paving activities will be done in conformance with City of Tigard and CWS Standards, and a CWS Stormwater Connection Permit will be obtained for the project.The CWS Service Provider Letter(Appendix A) noted that the proposed project will not significantly impact existing or potential sensitive areas found near the site. Therefore,the remaining provisions of this chapter do not apply. B. Outright permitted uses with no permit required. Except as provided below and by Sections 18.775.020.D, 18.775.020.F, and 18.775.020.G, the following uses are outright permitted uses within the 100 year floodplain, drainageways, slopes that are 25%or greater, and unstable ground when the use does not involve paving. For the purposes of this chapter, the word "structure"shall exclude: children's play equipment,picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment. 1. Accessory uses such as lawns, gardens, or play areas;except in(a)a Water Quality Sensitive Area or Vegetated Corridor, as defined in the CWS "Design and Construction Standards", or(b)the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 2. Farm uses conducted without locating a structure within the sensitive land area; except in (a)a Water Quality Sensitive Area or Vegetative Corridor, as defined in CWS "Design and Construction Standards", or(b) the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 3. Community recreation uses, excluding structures;except in (a)a Water Quality Sensitive Area or Vegetated Corridor, as defined in the CWS "Design and Construction Standards", or(b) the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 4. Public and private conservation areas for water, soil, open space,forest, and wildlife resources. 5. Removal of poison oak, tansy ragwort, blackberry, English ivy, or other noxious vegetation. 6. Maintenance offloodway excluding re-channeling; except in (a)a Water Quality Sensitive Area or Vegetated Corridor, as defined in the CWS "Design and Construction Standards", or(b) the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 7. Fences; except in (a) the floodway area, (b)a Water Quality Sensitive Area or Vegetated Corridor, as defined in the CSW "Design and Construction Standards", or(c) the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 8. Accessory structures which are less than 120 square feet in size; except in (a) the floodway area, (b)a Water Quality Sensitive Area or Vegetative Corridor, as defined in the CWS Section 4 4-23 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 "Design and Construction Standards", or(c) the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. 9. Land form alterations involving up to 10 cubic yards of material; except in (a)the floodway area, (b)a Water Quality Sensitive Area or Vegetative Corridor, as defined in the CWS "Design and Construction Standards", or(c)the Statewide Goal 5 vegetated corridor established for the Tualatin River, as defined in Section 18.775.090. Finding: The proposed paving of an existing gravel lot is a minor improvement to an existing Community Recreation use.No structures are proposed and no sensitive areas or vegetated corridors will be impacted by the project. This project is not subject to the provisions of this chapter,and it is an outright permitted use. C. Exemptions. When performed under the direction of the City, and in compliance with the provisions of the City of Tigard Standards and Specifications for Riparian Area Management, on file in the Engineering Division, the following shall be exempt from the provisions of this section: 1. Responses to public emergencies, including emergency repairs to public facilities; 2. Stream and wetlands restoration and enhancement programs; 3. Non-native vegetation removal 4. Planting of native plant species; and 5. Routine maintenance or replacement of existing public facilities projects. Finding: This project represents the replacement of an existing public facility,the gravel parking lot,with a proposed paved lot in the same location.No sensitive areas or vegetated corridors will be impacted by the project. This project is not subject to the provisions of this chapter. D. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100 year floodplain, slopes of 25%or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. Finding:No wetlands exist on site or in the immediate area of the proposed parking lot. The proposed development is located outside of the areas designated as significant wetlands on the City's "Wetland and Streams Corridor"map. This provision does not apply. E.Administrative sensitive lands review. 1. Administrative sensitive lands permits in the 100 year floodplain, drainageway, slopes that are 25%or greater, and unstable ground shall be obtained from the appropriate community development division for the following: 2. The responsible community development division shall approve, approve with conditions, or deny an application for a development permit, as described above, based on the standards set forth in Sections 18.775.050, 18.775.070, and 18.775.080. Finding: : No sensitive areas or vegetated corridors meeting the criteria outlined above in Section 18.775.010.G exist on site or will be impacted by the project. This project is not subject to the provisions of this chapter. This provision does not apply. Section 4 4-24 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 F. Sensitive lands permits issued by the Director. 1. The Director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: 2. Sensitive lands permits shall be required for the areas in Section 18.775.020.F.1 above when any of the following circumstances apply: a. Ground disturbance(s)or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50%of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d.Accessory structures which are greater than 528 square feet in size, outside floodway areas. Finding: : No sensitive areas or vegetated corridors meeting the criteria outlined above in Section 18.775.O10.G exist on site or will be impacted by the project. This project is not subject to the provisions of this chapter. This provision does not apply. G. Sensitive lands permits issued by the Hearings Officer. 1. The Hearings Officer shall have the authority to issue a sensitive lands permit in the 100- year floodplain by means of a Type IIIA procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.775.070. 2. Sensitive lands permits shall be required in the 100 year floodplain when any of the following circumstances apply: a. Ground disturbance(s)or landform alterations in all floodway areas; b. Ground disturbance(s) or landform alterations in jloodway fringe locations involving more than 50 cubic yards of material; c. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50%of the market value of the structure prior to the improvement or the damage requiring reconstruction provided no development occurs in the floodway; d. Structures intended for human habitation; and e. Accessory structures which are greater than 528 square feet in size, outside of floodway areas. Finding: : No sensitive areas or vegetated corridors meeting the criteria outlined above in Section 18.775.O10.G exist on site or will be impacted by the project. This project is not subject to the provisions of this chapter. This provision does not apply. H. Other uses. Except as explicitly authorized by other provisions of this chapter, all other uses are prohibited on sensitive land areas. Finding: The applicant is not proposing any additional uses other than those previously addressed. I. Nonconforming uses. A use established prior to the adoption of this title, which would be prohibited by this Chapter or which would be subject to the limitations and controls imposed by Section 4 4-25 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 this Chapter, shall be considered a nonconforming use. Nonconforming uses shall be subject to the provisions of Chapter 18.760. (Ord. 09-13; Ord. 06-20) Finding: There are no known,non-conforming uses that would be prohibited from this site. Urban Forestry Plan (Chapter 18.790) 18.790.020 Applicability The requirements of this chapter apply to the following situations: A. The following land use reviews: 1. Conditional Use (Type III); 2. Downtown Design Review (Type H and III); 3. Minor Land Partition (Type II); 4. Planned Development(Type III); 5. Sensitive Lands Review (Type II and III); 6. Site Development Review (Type II);and 7. Subdivision (Type II and III). B.All Type I modifications to the urban forestry plan component of an approved land use permit as required by Section 18.790.070. C. For land use projects limited to an existing right of way or easement, the development site shall be considered the existing right of way or easement and the urban forestry plan requirements shall be limited to the existing right of way or easement. Finding: This application is for a Type-I minor modification to a previously approved Conditional Use Permit.No modifications to a previously approved urban forestry plan component are proposed. The project is limited by the confines of an existing right-of-way or easement. The provisions of this chapter do not apply to the project;however,the Applicant will demonstrate compliance with the tree canopy coverage requirements as noted for parking lot screening. Refer to the responses to Section 18.745.050.E.1 and to the Landscaping Plan. Visual Clearance Area (Chapter 18.795) 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Finding: The proposed paving of an existing gravel parking lot can be deemed development as defined by Title 18. Therefore,these standards apply. 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Finding: The parking lot access for the proposed park is not adjacent to an intersection of two streets or a street and a railroad. The existing parking lot access driveway provides direct access Section 4 4-26 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 to a private street. The visual clearance area for the parking lot accessway is shown on the Site Plan (Sheet L3). These visual clearance areas will be maintained by City of Tigard parks maintenance crews as part of the routine management of the park. This provision will be met. B. Obstructions prohibited A clear vision area shall contain no vehicle, hedge,planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. Finding: The visual clearance area for the parking lot accessway is shown on the Site Plan (Sheet L3).The specific landscape plantings selected for the area within the visual clearance triangle of the accessway will conform to these height restrictions. Plants in these areas include grasses and ornamentals lower than eighteen inches in height at maturity. This provision will be met. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Finding: The site's accessway is not constrained by topographical features. This standard does not apply. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of two non-arterial streets, a nonarterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. Finding: As illustrated on the Site Plan(Sheet L3),the visual clearance area for the accessway is shown and measures 30 feet in length along the edges. This provision will be met. Street and Utility Improvement Standards (Chapter 18.810) 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. Section 4 4-27 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Finding: The proposed project to pave an existing gravel parking lot is located on a site that abuts Wall Street,a private street.No local residential streets are proposed, and no new or additional public facilities are proposed. Therefore,the requirements of this section do not apply. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Finding: The site fronts onto Wall Street,which is a private street with a dead-end. Wall Street connects to SW Hunziker Road,which is a public street. This provision is met. 2. No development shall occur unless streets within the development meet the standards of this chapter. Finding: The proposed project is to pave an existing parking lot.No new streets are proposed with or within the development project. This provision does not apply. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Finding: The proposed project is to pave an existing parking lot.No improvements to Wall Street, a private street, are proposed with the project. This provision does not apply. Refer to response to subsection 18.810.030.A.5(c)below. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Finding: The proposed project is to pave an existing parking lot.No new streets or additional street with along Wall Street are proposed with the project. This provision does not apply. S. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a.A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Section 4 4-28 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 Finding: The Potso Dog Park abuts Wall Street,which is a private,dead-end road that terminates at the end of the adjacent parcel to the south due to the railroad tracks. Only three parcels, including the subject parcel,exist along the west side of Wall Street. The adjacent parcels to the north and south of the subject property are developed and include operating warehouse and light industrial businesses. Due to the fact that these parcels are currently developed and serve their respective users, it is unlikely that either parcel would redevelop in the foreseeable future. Additionally,the opposite side of Wall Street is further encumbered by a spur railroad track. Any requirement to improve the frontage of the Potso Dog Park along Wall Street does not, by itself, provide a significant improvement to the safety or capacity of Wall Street, and such improvements would stand alone on the west side of Wall Street and along a street that will not likely see additional development or improvement in the foreseeable future. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. Finding: This is advisory. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Finding: The applicant is not requesting a Special Adjustment for the proposed project. This provision does not apply. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation. Finding: Neither a subdivision plat nor major partition is proposed for the subject property. No new streets are proposed. This provision does not apply. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title... Finding: There is no need for an access easement for this project. These provisions do not apply. Sections D-I--related to development of new streets. Finding: The creation of a new street is not part of this proposal;therefore,these provisions do not apply. Section 4 4-29 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Finding: As a Type-1 minor modification request,this project was not reviewed via a pre- application conference, and no prior determination about the need or justification for additional right-of-way was provided to the Applicant.As noted in the Proposed Development and Current Conditions introductions(sections 2& 3,respectively)to this narrative, in addition to the responses to development code provisions,the Applicant has demonstrated that there will be no increased impact upon the transportation, sewer, stormwater or water systems resulting in the proposed action to pave an existing gravel parking lot. The project will positively improve the City's operations and management of the Potso Dog Park, improve storm water management on site, enhance reasonable access through the installation of paved, ADA parking stalls, and also improve the utility of the dog park for patrons. Therefore,the Applicant is seeking an exception to any request for or requirement of additional right-of-way for the project,as also noted in the previously approved Hearings Officer determination for CUP2002-00001. Furthermore,no clear and direct impact is caused by the proposed on-site paving improvement to necessitate an exaction of physical half street improvements or right-of-way dedications. The potential cost of half street improvements and right-of-way dedications is not roughly proportional to the impacts of the proposed development. Since there is no change in the proposed use,the TDT calculation for the project would likely be $0.00, and therefore,there should be no mitigated or unmitigated impact on the street system. K Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed Finding: No partial street improvements are proposed.This provision does not apply. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Finding: No cul-de-sacs are proposed. This provision does not apply. M Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Finding:No new streets are proposed.This provision does not apply. N. Grades and curves. Finding: No new streets are proposed.This provision does not apply. Section 4 4-30 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080... Finding: As illustrated on the proposed Site Plan(Sheet L3),a curb cut is provided along Wall Street for the parking lot and is in conformance to City standards.This provision will be met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land Finding: The Potso Dog Park is located on the opposite side of Wall Street from a railroad right- of-way. The project does not entail the development of additional lots or streets. This provision does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. Finding: The proposed project is not a residential development and does not abut or traverse an arterial or collector street. This provision does not apply. R. Alleys,public or private. Finding:No alleys are proposed. This provision does not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected Finding: No new streets are proposed. This provision does not apply. T. Private streets. Finding: No new private streets are proposed. This provision does not apply. U Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Finding: The proposed project is located on Wall Street,and an existing railroad spur track is on the opposite side of Wall Street from the site.No railroad crossings are required. This provision does not apply. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Finding: This project is for the paving of an existing gravel parking lot,and no new street signs are proposed. This provision does not apply. Section 4 4-31 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. Finding: The proposed project is not a residential development. This provision does not apply. X Traffic signals. The location of traffic signals shall be noted on approved street plans. Finding:No new streets or traffic signals are proposed. This provision does not apply. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Finding: This project is for the paving of an existing gravel parking lot, and no new street lights are proposed.This provision does not apply. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required Finding: No new streets are proposed. Street name signs exist at the intersection near the subject property. This provision does not apply. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. Finding:No newly constructed public roadways are proposed.This provision does not apply. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. Finding: The proposed project is to pave an existing gravel parking lot.No new street development or parking are proposed.No alterations to the street system are proposed. The project is not anticipated to create negative traffic conditions on the existing streets, since it is merely changing the parking lot surface to asphalt from gravel. This provision does not apply. AC. Traffic study. Subsections 1 & 2... Finding: The proposed project to pave an existing gravel parking lot is not expected to generate additional trips to the dog park. The ITE Trip Generation Manual has limited information given for parks,especially specialty parks. With the proposed improvement to the parking lot, it is expected that the parking demand for the park will continue to be accommodated during peak periods. The project does not meet any of the traffic criteria for a formal traffic impact study, per the City Development Code. This provision does not apply. 18.810.040 Blocks(A-B) --related to creation of new blocks Finding: These provisions do not apply,as the creation of new blocks is not part of this proposal. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a Section 4 4-32 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Finding: This project is for the paving of an existing gravel parking lot,and no new sewers, drainage,water mains, electric lines or other public utilities are proposed.This provision does not apply. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Finding: All utilities necessary to service the site are available without the need to create new easements along the street frontage. Section 18.810.060 Lots(A-E) --related to the creation of new lots Finding: These provisions do not apply as the subject lot is pre-existing, and no new lots are being created as part of this proposal. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street.All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Finding: As noted in the Proposed Development and Current Conditions introductions(sections 2 & 3,respectively)to this narrative, in addition to the responses to development code provisions,the Applicant has demonstrated that there will be no increased impact upon the transportation (pedestrian or vehicular), sewer, stormwater or water systems resulting in the proposed action to pave an existing gravel parking lot. Furthermore,no clear and direct impact is caused by the proposed on-site paving improvement to necessitate the installation of a sidewalk on Wall Street,which is a private, dead-end road that terminates at the end of the adjacent parcel to the south due to the railroad tracks. Only three parcels, including the subject parcel,exist along the west side of Wall Street.The adjacent parcels to the north and south of the subject property are developed and include operating warehouse and light industrial businesses. These parcels were not required to install sidewalks along Wall Street as part of their respective site developments from the recent past. Due to the fact that these parcels are currently developed and serve their respective users, it is unlikely that either parcel would redevelop in the foreseeable future. Any requirement to improve pedestrian access along the frontage of the dog park at Wall Street does not,by itself,provide a significant improvement to the pedestrian safety or access along Wall Street,and such improvements would stand alone along a street that will not likely see additional development or improvement in the foreseeable future.Also,the potential cost of sidewalk improvements is not roughly proportional to the impacts of the proposed project. In the event that Wall Street will require future improvements,the Applicant,as a City agency, will Section 4 4-33 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 cooperate with future planning,design and construction,while seeking to minimize disruptions to dog park operations. This provision and the remaining provisions of this subsection should not apply. 18.810.080 Public Use Areas(A-B)--related to the dedication and acquisition of parkland Finding: The proposed project is for a community recreation use on a city park property. This application does not include the development of a subdivision,a land division,or public use areas. These provisions do not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the Comprehensive Plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Finding: The proposed project is to pave an existing gravel parking lot.No structures or other infrastructure are proposed that require a sewer connection. These provisions do not apply. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. Finding: As shown on the Site Plan and Landscaping Plan (Sheets L3 & LS1), storm water facilities and outlets are proposed with the asphalt paving of the existing gravel lot. The storm water facility is separated from and independent of the sanitary sewer system and includes approved LIDA swale infiltration planters. The Storm Water Calculations(Appendix C) document the anticipated storm water measurements resulting from the proposed paving project. Furthermore,the majority of the park site will remain as pervious landscaping, resulting in very little storm water leaving the site.This provision is met. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming Section 4 4-34 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Finding: The proposed improvement does not traverse a water course, and no additional storm water easements or drainage rights-of-way should be required. This provision does not apply. C. Accommodation of upstream drainage.A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Finding: There is no known upstream drainage that would impact this site.This provision does not apply. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Finding: There should be no additional runoff from the site. The storm water requirements for the paved parking lot will be accommodated by the planned storm water facilities. The storm water will concentrate to a point discharge in a swale along the north side of the property. Proposed improvements will provide for overland flow at reduced velocities,reducing erosion potential by spreading water out. This provisions of this section do not apply. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). Bike lane requirements along collectors within the Downtown Urban Renewal District shall be determined by the City Engineer. 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Finding: No bike lanes are identified along Wall Street in the City's adopted bicycle plan in the Transportation System Plan. The provisions of this section(18.810.110.A -C)do not apply. Section 4 4-35 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19, 2013 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground... B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities... C. Exception to undergrounding requirement D. Fee in-lieu of undergrounding Finding: The proposed project entails asphalt paving of an existing gravel parking lot.No alterations to existing utilities or request for new utilities are part of the application. Therefore, the Applicant is requesting an exception to the undergrounding requirement as previously approved Hearings Officer determination for CUP2002-00001. The proposed park development project does not necessitate any new or additional utility services.A request to require the undergrounding of utilities along Wall Street is unreasonable given the existence of a high voltage feeder line. Furthermore,the existing land uses in the immediate vicinity of the project site are already developed, and no new infill development is expected to take advantage of utility undergrounding along the Potso Dog Park frontage. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Finding:No public improvements are proposed that warrant a cash or bond payment. These standards do not apply. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Finding: A land division is not proposed, however any monuments disturbed during the construction of the proposed site modifications will be replaced. This standard is met. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid, and permit issued Finding: The building permit process is the vehicle by which such permits are issued by the City Engineer. This requirement will be met. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution Section 4 4-36 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 Finding: The applicant will pay all applicable fees related to the submission of the building permit package in compliance with this requirement. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his/her own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. Finding: Compliance to this requirement will be demonstrated in the final inspection prior to the issuing of the occupancy permit. This requirement will be met. B.Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. Finding: The applicant's civil engineer has designed all improvements to meet the city's standards,per this requirement. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. Finding: The building permit submission is the vehicle by which the City Engineer approves all proposed improvements. B. Compliance.All such plans shall be prepared in accordance with requirements of the City. Finding: This is advisory. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. Finding: This is advisory. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified Finding: This is advisory. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Finding: This is advisory. Section 4 4-37 City of Tigard Potso Dog Park: MMD to CUP2002-00001 August 19,2013 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereoffor operation and maintenance. Finding: This is advisory. Section 4 4-38 City of Tigard Potso Dog Park:MMD to CUP2002-00001 August 19,2013 C W5 Service Ro v ;der ( • D [1 C I U (t.,1 Clean Water Services File Number JUL 032013 C1eanWate ' Services + 2,-- 0 0 i$'?3 "Sensitive Area Pre-Screening Site Assessment By Jurisdiction: W094ingterrCountq TI (,lt;�',;> 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: CITY OF TIGARD 25101CA00500 Company: Address: 13125 SW HALL BOULVARD Site Address: 7960 SW HUNZIKER ST City, State,Zip: TIGARD,OR 97223 City, State, Zip: TIGARD,OR 97223 Phone/Fax: 503.718.2642 Nearest Cross Street: HALL BOULVARD E-Mail: kim @tigard-or.gov 4. Development Activity (check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: CITY OF TIGARD ❑ Lot Line Adjustment ❑ Minor Land Partition Company: ❑ Residential Condominium ❑ Commercial Condominium Address: 13125 SW HALL BOULVARD ❑ Residential Subdivision ❑ Commercial Subdivision ❑ Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: TIGARD,OR 97223 Other Phone/Fax: 503.718.2642 PARKING LOT E-Mail: kim @tigard-or.gov 6. Will the project involve any off-site work? ❑Yes El No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name CITY OF TIGARD Print/Type Title ENGINEERING MANAGER ONLINE SUBMITTAL Date 7/3/2013 FOR DISTRICT USE ONLY !i Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. ❑ Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. �,This Service Provider Letter is not valid unless I CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot w s platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIS.R LETTER IS REQUIRED. �— Reviewed by .Lar!/ a Date 0 1O /3 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax:(503)681-4439 • www.cteanwaterservices.org I \ 1 '.\ TRUGREEN LAND CARE 7920 SW HUNZIKER ST. 1 G G C G G G G 6i Zoe Z G f :." * o ASP' T S N y� 0.41 4 i•G y' PARKIN p P —_. EXTRU CONC CU ,+ ' �I�ta 1V � J =.� — —H• w — HO r PLUM i2"p—LUM �� 1 PIN-E- 17 PI , , �� W KI H0— ;'1` � 1∎ p, RAILROAD TIE CURB S • o 70 PLUM d /, PLC• '��® \®�� i r (hik t 4. '! I �_ EASEMEN PER DOGS: s /� ij ` si j 11 1 i 14 1� .:18 . . .�/. ,r, .®� 2007-019321 7 a ) O ' O 6. I® •.:O O a V 0.. 0 0 6 + 2007-019322 e/ A y • • , O/IAIN K' jE x-_� —■ x.^ 0A x , " �� x.— -x 7t x }x - 7f• -x. -=1 N ..X� s•Hoc vLRE 1 \ APPROX. LOCAnON OF +. ■ '�[\ O MOVE FENCE x 1 0 FILTER STRIP � WASTE B G `APPROX. UW QF BENCH NEEDED TO INSt L y% ' PER LID TANDARDS QT t "� '•� [ASPEN R %�— PLANTER STRIP CATE P, R/TAGE FIVF LLC 9 coq PL wTtTr sTRi )�roo sFf) • \ \,4 '` x� k le 1 A°Droved W HUNZIKER ° Clean Weter Ser Ices\ POTSO DOG PARK L_ ;r.M.w.u...c Yr�� \ 7960 SW HUNZIKER \ 1 �e 259 ACRES 5'LONG x 36'DIA, Catev 10 13 CONCRETE PIPE11_.LL "l / pn,.91 aJ `\ Z� \ \ ABOVE GROUND / I U hw-i2Ark �pF 1 _eGO P'IV/`L(B x \\ 1 `'si IMA WOUS�AREA TREATED (SF) x SIZING FACTOR(DON Ay. 14,992 8y NOTE: 9550SF x 0.06 = 600SF ¢ \ $� \\ " I. ALL GRAVEL AND CONTAMINATED SOIL SHALL BE REMOVED FROM ;, _w� alG+GevN_ PLANTER STRIP. BACKFILL SHALL BE CLEAN SOIL WITH THE TOP 12" OREGON t" Ly AMENDED SOIL. 'S.ry. 9�' \ sD. � 2D� \ � PRELIMINARY �r v� fi h.Revision*and Addendum* - ENONEERING DIVISION SST i D�EOrlptlon Ewa Na Sy SCALE: 1" = ZO PUBLIC WORKS DEPARTMENT P0180 DOG PARK Li --- -- 73125 S.W.HALL BLVD. —�� TIGARD.OREGON 9722) 20 10 0 20 VOICE. 9-4171 PARKING LOT IMPROVEMENTS al Ilt`"iLDARD-OR.00V LAYOUT-OPTION 1 RE NO DESIGN.KMA I DRAWN:KMA I CHECK KSM PROJECT NO;92021 92021 Deeds and EP cu vvk 12 roof) ces as 'nt r.rt,o THIS SPACE RESERVED FOR RECORDER'S USE After recording return to: The City of Tigard 13325 SW Hall Blvd. I hereby certify that the foregoing is Tigard, Oregon 97223 a true and correct copy of the original Attn: City Manager and the whole thereof.• /2K//l Recorded Until a change Is requested all tax statements Recording Number 2- //—O L3 `/ 2_ shall be sent to the following address: g The City of Tigard 13325 SW Hall Blvd. Tigard, Oregon 97223 FiRST AMERICAN TITLE INSURANCE COMPANY OF OREGON Attn: City Manager File No.: NCS-478899-0R1 (tc) v th L Date: March 22, 2011 r� :;or STATUTORY WARRANTY-DEED The Trust for Public Land, a California nonprofit public benefit corporation, Grantor, conveys and warrants to The City of Tigard, a political subdivision of,the"State of Oregon, Grantee, the following described real property free of liens and encumbrances, except as specifically set forth herein: See Legal Description attached hereto as Exhibit"A"and by this reference incorporated herein. Subject to: See Exhibit"B"attached hereto and incorporated herein by this reference The true consideration for this conveyance is $625,000.00. (Here comply with requirements of ORS 93.030) BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS:;195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, OF CHAPTER 424, OREGON LAWS 2007, AND SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INS I RUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300,.195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, OF CHAPTER 424, OREGON LAWS 2007,NAND SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009. Page 1 of 5 nc Dated this 22-- day of March, 2011_ The Trust for Public Land, a California nonprofit public benefit corporation 4144,14,0 _Y\IA By: "Tt-‘01`ek AS Its: f-eS/fiON1PL, LNvN 1+ S 10NF'• � o NOS AR YAO� STATE OF W A S Fk N Goo �) N•• o�� a::ho •County of •( 1 f'i G- )ss. lF F ...sY'��1 v�1 This instrument was acknowledged before me on this day of March, 2011 by Thomas E. Tyner as Regional Counsel of The Trust for Public Land, on behalf of the Trust. r Int Name: 7i A v C FI k•(t� u s e �J Notary Public for : STATE= 6 F U n S N NL1-o rJ My commission expires: O a/ G`i`a or c( Approved and Accepted by: Grantee: The City of Tigard, an Oregon municipal corporation Its: ect-i___04...'"-1yYc4/ Page 2 0 5 STATE OF : Of 6-0N )ss. County of : WAsH l N6T t\i ) Th is Instrument was acknowledged before me on this z day of March, 2011 by C, v\& P2O5Ras c-rt r t' -t'rP-6,G-Rof The City of Tigard, on behalf of the municipal corporation. 1 r ti� - �1� -ti�c.� Print Nam/: • T3E 6-1-50 IV �.,�., ORE6 1\1 ) J BENGTSON Notary Public for : Ei17 c'i E NOTARY PUBLIC-0REGON My commission expires: [� 2 7 2,9 f ) MY COMMISSION DCPIRES APR.27 2011 () '1671 COMMISSIDN COMMISSIDN N0.413772 fP r • Page 3 of 5 APN:R2157661 Statutory Warranty Deed File No.:478894-OR1(tc) -continued Dare:03/ /2011 EXHIBIT A LEGAL DESCRIPTION: Real property In the County of Washington, State of Oregon, described as follows: Parcel 2, PARTITION PLAT 2007-064, in the City of Tigard, County of Washington,State of Oregon. TOGETHER WITH an access easement as disclosed in agreement recorded February 21, 2007, Fee No. 2007-019321. ALSO TOGETHER WITH an access easement as disclosed by agreement recorded February 21, 2007, Fee No. 2007-019322. AND ALSO TOGETHER WITH an access easement as shown on PARTITION PLAT 2007-064. Page 4 of 5 APN:R2157861 5tatutory Warranty Deed File No.:478894-OR1(CO -continued Date:03/ /2011 Exhibit"B" 1. General and special taxes and assessments for the fiscal year 2010-2011 are exempt. If the exempt status is terminated an additional tax may be levied. Account No. R2157861 2. These premises are within the boundaries of the Clean Water Service District and are subject to the levies and assessments thereof. 3. An easement for electric power line and Incidental purposes, recorded September 16, 1971 as Book 835, page 506 of Official Records. In Favor of: Portland General Electric Company, an Oregon corporation Affects: The Southeasterly 6 feet 4. The terms and provisions contained in the document entitled "Cross-Easements Agreement" recorded February 21, 2007 as Fee No. 2007-019321 of Official Records. 5. The terms and provisions contained In the document entitled "Easement Agreement" recorded February 21, 2007 as Fee No. 2007-019322 of Official Records. 6. Restrictions shown on the recorded plat of PARTITION PLAT NO. 2007-64. 7. Easements for access over the Southeasterly 4 feet as shown on the recorded plat of PARTITION PLAT NO. 2007-64. 8. Restrictive Covenant to Waive Remonstrance, pertaining to street improvements Including the terms and provisions thereof Recorded: September 18, 2007 as Fee No. 2007-100905 9. The terms and provisions contained in the document entitled "Easement Agreement" recorded November 13, 2007 as Fee No. 2007-118241 of Official Records. Page 5 of 5 Storm Wafer Report II II riuARD City of Tigard August 8, 2013 Preliminary Storm Drainage Analysis Potso Dog Park Tigard, Oregon Prepared For: City of Tigard 13125 SW Hall Blvd Tigard, Or. 97223 Prepared By: City of Tigard Staff 13125 SW Hall Blvd Tigard, OR 97223 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov Potso Dog Park Preliminary Drainage Analysis August 8,2013 Brief Project Description: The proposed development includes paving an existing gravel parking lot,providing ADA accessible parking,striping,and landscaping on a city-owned property located at 7960 SW Hunziker Street,Tigard,OR. 97223. Potso Dog Park borders Wall St. to the southeast,industrial properties to the southwest and northeast,and a grassy field to the northwest. The site is approximately 2.6 acres in size. The improvements are specific to the parking lot area which is approximately 0.28 acres. The gravel parking lot gently slopes to the northwest from Wall Street the adjacent undeveloped property. Balm= The purpose of this analysis is to provide documentation for the stormwater management associated with site improvements for the Potso Dog Park. Stormwater treatment is required for development activities that create new impervious surfaces or increase the amount of stromwater runoff or pollution leaving the site. This analysis evaluates water quality treatment opportunities for the newly created impervious parking lot. Calculations are based on Clean Water Services (CWS) Design and Construction Standards 07-20 Revised June 2007 and the CWS Low Impact Development Approach (LIDA) handbook established in July 2009. Approach and Conclusion: Stormwater treatment will be provided via a vegetated filter strip located at the northwestern end of the site. Runoff from the site will sheet flow across the parking lot from the southeast to the northwest and ultimately sheet flow across the treatment area. (See attached Basin Map and CWS Detail). The proposed impervious area is 9,573 square feet. The required treatment area is 575 square feet. (See attached Clean Water Services LIDA Sizing Form). Vegetated Filter Strip Requirements: • Slope of the vegetated filter strip (between 0.5%and 6%) • Slope of the impervious area drainage to the filter strip is less than 6%. • Minimum width of vegetated filter strip to be 5 feet. Conclusion: • Preliminary Plans identify an area capable of providing approximately 700 square feet for water quality treatment. • The final design of the vegetated filter strip will establish a slope meeting Clean Water Services requirements. • The paved surface drains towards the vegetated filter strip at a slope of less than 3%. • The minimum filter strip width exceeds 5 feet. Water quality treatment requirements shall be met. . N I 1 ---c \ . _s li / —mac c %\ Of k. 9 1 11°" 1 ry PLUM '." �� i t- w - v ww -ate CTii w - w w w - ��: vim' M ____ j _ y, �- PIN- 1 -< 1 ' ,\ DRAINAGE -/ �� \---'>) 1 �> 's? ARROW 1 13" (TYP) — .'9> \(---i■I .... ._. ) (ir N 91 77 , .,, ,./ . _ 1 N, 1 \\ L_\\_ \\_ _J i_1_ _ ■ 1 \ \1 t %I%:%CI \ \— .... b A \ 0 ''. 1`_____7 p 1 N \ b\ ,r 1 \D ;,,� 11 rt a L _ 1 `111 V r VEGETATED ALTER STRIP r. \ cn� \1 \ � POTSO DOG PARK V\ .5p V 7960 SW NUNIIKER ST 1\., V1 \ \, ` TAX MAP do LOT NO: 2S 101 CA00500 t CA 1 IMPERVIOUS AREA 9,573 SF 1 INSINEIRINO DIVISION POTSO DOG PARK FIGURE niENT IIIII 13725 S WHLL e< . DRAINAGE MAP �£ 97223 01 �_ f VOCE:503-624-0503-639-4752 FILE NO TIGARD wwwr wv-atcov EXHIBIT 92021 I PLAN 12" I, N /. �I 1 •.Y V . `4;,,, • • •'• \ '`, •.�•�1 0 y1 • 1 •i , „ (/) ' ��•'�� l•-V• • a ii4i�1 1:1. / •,( �':•1••', #. W Z,1# �.j,• ! 1 1 • 1 r,!, .``.c.T."!1 I �, : ." •74.14N \ O W •;::::::4-ii 44ft ." III ,, � tl��•4� -v-• • g e ��/, ,.1 1{1. O U (n Av., \ 6% MAX SLOPE I 0.5% MIN SLOPE y PROFILE FLOW SPREADER, GRADE CHECK DAM 2.5"-4.5"DIAM. BOARD, OR TRENCH. FILTER FABRIC SMOOTH ROCK 2.5-3" DEEP A TRENCH; 12" CRUSHED 10' INTERVALS, SLOPES IN ROCK OR GRAVEL HIGH DENSITY JUTE OR COCONUT MATTING EXCESS OF 5% ,, ,, .. .. // \ • ` , 12" ��G cg-."," ._._,. Li *W4. • *# .l :, N \ ,, % * ', \//./1 v/\//\ \/\/\ . �� ** \� \/18 a GROWING/ MEDIUM i LAYER \ \�// /`\//� /� \/\ \/ \ OTES: 1. COLLECTION AND CONVEYANCE OF OVERFLOW FROM FILTER STRIP SHALL BE SPECIFIED ON PLANS TO APPROVED PUBLIC CONVEYANCE SYSTEM. 2. GROWING MEDIUM SHALL BE USED TO AMEND THE TOP 18" OF THE FILTER STRIP. 3. FACILITY SHALL BE A MINIMUM OF 5' WIDE. 4. ENTIRE FILTER STRIP MUST HAVE 100% COVERAGE BY APPROVED, NATIVE GRASSES, WILDFLOWER BLENDS, GROUND COVERS, OR ANY COMBINATION THEREOF. 5. A GRADE BOARD, SPREADER, OR SAND/GRAVEL TRENCH MAY BE REQUIRED TO DISPERSE THE RUNOFF EVENLY ACROSS THE FILTER STRIP TO PREVENT POINT OF DISCHARGE/CHANNELIZATION. THE TOP OF THE LEVEL SPREADER MUST BF HORIZONTAL AND AT AN APPROPRIATE HEIGHT TO PROVIDE SHEETFLOW DIRECTLY TO THE SOIL WITHOUT SCOUR. LEVEL SPREADERS SHALL NOT HOLD A PERMANENT VOLUME OF RUNOFF. SPREADERS MAY BE CONCRETE PER CWS DETAIL #750. TRENCHES USED AS LEVEL SPREADERS CAN BE FILLED WITH WASHED CRUSHED ROCK, PEA GRAVEL OR SAND. 6. CHECK DAMS SHALL BE PLACED ACCORDING TO FACILITY DESIGN OTHERWISE: A. EQUAL TO THE WIDTH OF THE FILTER LIDA HANDBOOK VEGETATED OeanWater Services DRAWING FILTER STRIP Our commitment(•clear. NUMBER 796 2550 5W HIISM.a Hwy (503)41-3 00 zo ` Hcis.^:a,asoo 9 Clean Water Services LIDA Sizing Form Project Title: oTSO_ .DOG PA Project Location: 1960 5 w t-11.4NZ11Ltrk 57. 1-t6. RD, 9E. • 91 Za3 Contact Name/Title/Company: 61-Q LE L N A=CA e LE Phone/e-mail: 56 -1 %B-24c,a"1- ka.rtmn_.Ar-�l�ard-oY�o�r STEP 1: Determine Impervious Area Requiring Treatment Total Site Area (acres). 2.62 Total Existing Impervious Area (sq.ft.): I P I Proposed New Impervious Area (sq ft )• q,Sl3 Impervious Area Requiring Treatment (sq ft.) (Refer to Design&Construction Standards Chapter 4 for instructions to calculate this area, which will be less than or equal to the new plus existing site impervious area) STEP 2: Deduct Impervious Area LIDA Credits Porous Pavement (sq. ft ) Green Roof (sq. ft.)• ?' Other Credits as approved (sq. ft.). Total Credits (sq ft.). Remaining Impervious area (sq ft.) (Total from Step 1 — Total Credits): `1; 5 13 STEP 3: Size LIDA Facilities for Remaining Impervious Area IA: Impervious SF, Sizing LIDA facility size area treated Factor (sq.ft.) (IA x SF) (sq.ft.) Infiltration Planters/Rain 0.06 Garden Flow-through Planter 0.06 LIDA Swale 0.06 Vegetated Filter Strip 9,513 0.06 5- Total Impervious _ _ ('Must equal total from Step 2 or additional LIDA Area treated (sq ft.) 51/5 facilities or Water Quality Facilities must be added) 16 Low Impact Development Approaches Handbook CkanW ter services RECEVED AUG 1 9 2013 CITY OF TIGARD VICINITY MAP /8'" OREGON PLANNING/ENGINEERING ��I..„1016 1 PLANS FOR PROJECT F, �_ T DOG PARK PO SO O Pt,. %ea , *Atki i 1111 ' Ili 1 PARKING LOT IMPROVEMENTS ROE e(If6 1M MIR ao TO BE SUPPLEMENTED BY THE CITY OF TIGARD DESIGN STANDARDS DATED JULY 16, 1998 �L, ii PROJECT LOCATION ii �.,s INDEX OF SHEETS N fir LO PARCEL LAYOUT � r . yG L 1 EXISTING CONDITIONS , /`j' N4**Y L2 GRADING/EROSION CONTROL PLAN 14 1 L3 517E LAYOUT . LS1 PLANTING PLAN LS2 PLANTING DETAILS & NOTES �,, LS3 IRRIGATION PLAN II ,N., LS4 IRRIGATION DETAILS & NOTES !§ ittY/ q Sk FULL SIZE PLANS PLOTTED AT 4 TWICE THE NOTED SCALE x FOR EXAMPLE: e PROJECT SITE LOCATION r=20'WOULD PLOT AT 1"=10' 0 ATTENTION:Oregon low requires you to follow rules �isip "Cs adopted ey rn.O.qon 0 u'y Noll rtlon Center.;hose `7 t p E i1,' +PRELIMINARY s 952 001 0090 ou oNt n oor.;cof m.n hammy 4. 14,392 e� � wanes.aese1�.."� Y Olan9 flea cenNr. (Note tO.t hpfro err for the Q r egon Utility NOB.ofisn Cent..A.(305)232-1967). CIVIL ATTER/ION Notify NW norurd qr(70,7)220-2113 worn f OREGON 9/NI�N ONIlIOM xorofieg rithin 7'of on rriafinq hale pressure qos iry \0pq/ K MC .L P.E.'F. RABIC 901189 CVARTMENT ENGWEERING main. 3p, 13127 S.W.GON 722 �� CALL BEFORE YOU DIG r QA11AH BO DATE VOICE 703-639-(1713 I� , 1-800-332-2344 92021 FAX 503-624-0752 \► I� t2/31/--I TIGA.RD A117Y.TM.1R0-OR.COV PROJECT MAXBER N i . x / l► //• • i � - ` , i :. I 7924 SW NUNZIKEW / e le �' a '4s• /' 2Sl01CA00400„ . . .,-,: ,,,,,:.,,,,..., / ir a' ,,a' ,.. �z/r• i.i., / � / F / ,if A,. ..i:Agi, .... \ ..,.. , - • ii/ / / A V 14 r.' o / • lid „ _,.. . ...,i.1 N •\ \ Y , `o •. ' WALL S'7REEr tlVd/STRIAL LLC 4 .'�1 TRUE GREEN LANG CARE S 4 \ // •��4t 1 �y \`C SWHUN. _ .,� ,y . �'' / / ..- .--, h _ ,o e 4 i. IR x, , 017 i .. - 4- R9 ` If /1_ cf1Na� EC . MIL OREGON a 3R 4 h*Revisions and AEaenAUn* ENOIfO DIVISION T DIVISION DIVISION DAcolpikA /Me M1. I9 1hWlM:WORKS DEPARTMENT LO SCALE: 1• = 100 POTSO DOG PARK s IJRJ S.W. /NL!9770. g€ ,ao so o No r-N._ VOICE.503-639-4171 PARKING LOT IMPROVEMENTS ric:nizlj MIWMVP°-°” or PARCEL LAYOUT ma NS MIIYNIKMI I MAIM KW I IMO KS.0 MAC,NOS 92027 92021 N \ \ 7RUGREEN LAND CARE s. \ '\ 7920 SW HUNZ/KER ST. GAS)c7ER 71 1 c G G G G > o>\ ? \ G G / FOUND S/R IRON ROO • ASPHALT \ �? / \ 0 f PARKING "NOR MARKED �' - // o/ NOR 7NNE57 SURVEYING, — \ i i-. •`G PROPERTY LINE N LLC PER P.P. 2007-061 z L� EXIRUpEO COWC "Y OVERHEAD POWER _ _� ._ _ W ,, PLUM ►.�� -- yI B"PLU _ f7a!• -=‘,4,--_ D11` �mi _• ? • 2 PINE _ WI _H• • 12"PLUM l7"PI 1-G ,-•,. •IY= 0 %WA. 4IN1f 1 RAILROAD TIE CURB `, ■ NATURAL•'� HO 1 .-Pt•, I. PLUM EASEMENT SEWER / N EASEMENT PER DOGS: CARTS OF GRAVEL(ryP) DRAINAGE -. .TEC \ 7007-019371& SWALE I\ GATE POST �a'� /� ` z007-019322 _� _� \ — —C EATSTWO / \ , �-'— `� - .\ a -_>,1 WATER METER oX _GUY INRES `� A \ \�� 1 L (LOCATION SE SEANCE FOR \ '''.\ `// YY F / \re. R \ ` CONNECTION) A/Y14/1‘74. SALVAGE PORTABLE GRAVEL PARKING��-- \\_x / : I MARKERS PORT) \� ® \\13;:',„ \ \` \11\` 1 x—x "+� x \% %T.TE S• ' 11 � ��, \ f J D/SPENB G x \ 6AlE � g ��\\\\\\ \ i i \ \ �\\ \ y �_ A__ MER AGE FIVE LLC% ��\\\ \ POTSO DOG PARK \ \ \ IE \ �> \� )\‘ P 7960 SW HUNZIKER S'LONG X 36"DIA. K \g \\ ` \\ \\ ER P.P. "7-061 1 2.59 ACRES CONCRETE PIPE\ , ACCESS EASEMENT ABOVE GROUND G�n ppyp��,�, \ 1 6 ELECTRICAL POWER KEY V� "^"-C-r '� � �` j� R \ 1 `\ LINE EASEMENT DIRECTION OF FLOW � ,G,'I N6� `� c PER BK. BJS, PG. 506 / y1 a 14,392 9 R� \ \ \ -&R V L SR CIVIL j4 H ORRCON� \ ■ PRELIM/NARY Ivry `' )l jam= 1/ 1z/7 _1 i1MvMbM MN AMw1118118-- swwu DIVISION ! SCALE: 1" = 20' MUG ro�R�DSPAR��r LI . if ■ ■ ! 191.5f 25 SW HALL?� POTSO DOG PARK 20 10 0 20 VOCE 1/71 PARKING LOT IMPROVEMENTS ! GA FAX 303-624-0752 EXISTING CONDITIONS TIGARD r1n►.TMIMD-ay.cov w.. mow Kw I DM91N KAM I CN[CI4 KSM PROJECT N0,92021 92021 v. • . NA,-\\ I� il_ � f • r r_c/6 A;5 1:1C _ Aria 77- ..Pr . \ , a,..C' 2 i ::" /TC N ro _ 7 11 Q. \ !lit w h. 1►/� _ tlD 4:-. 1 .72"FLM•' . 1 �-150.70 TC ,5020 WDAM \w d,V\ EG(wATT£s) - rP• rse.6a>C - a+ _\ I \\ I —j ` v v,\ '?.- s _ - - - ''''''''''.:1 ! ( 150.90 A' L\ 1\ )31.00 AC 1___L \\\, , - 15,.85£C \\ L 1xX F•\ x % % % x 2.00 A\ S \ $ %--• X I r \-f'.02 FENGNG 1\ �\I X' T fC i x x 1 ' ` CI li \01 \‘1, :. al `\ \% \ \ KEY 3 ,` ` Si \\ �` It - TOP OF CURB ELEVATION ELEVATION i \� EC - EXISTING GROUND ELEVATION di V \ ; — fC - FACE OF CURB ELEYATI N g� IP;0 \ DIRECTION OF FLOW ¢� 4t 14.31E+ $b 1 \ \ 67e, CHECK DAM (IVATTLES) CIVIL 1 c \ \ PRELIMINARY '` OREGON �R \ .o�.eo. �y•AMH \ 1 \ \ \\ COMM u/m/_ 1 I I kftvIolone A . OIL_ )M. E+9 n r0 K�OulTt�rrr INMT . _ ii _ SCALE: i' = 20' ,,,�,S aw POTSO DOG PARK a° :722' PARKING LOT IMPROVEMENTS• lo — 20 70 0 20 �` ru: sw �-onz TIGARD ».9202VO-oR.CO9 GRADING/EROSION CONTROL ma No DENYUKW IDRAENKW IOHM,Oki PROJECT NO 92021 own, ,y1 BEGIN EXTRUDED cuss I 7920 HUNZIKER ST. - _$? -\ —_ - \\�\\1�\_\11\ 1\.\\.\x\\\\\\1\1 VISION CLEARANCE I G-- G - G G-- TRIANGLE G � \\ % /� Qj END 4u:i.t., s.:. > o /" INSTALL SALVAGED 'NO \ i• z . - INSTALL SALVAGED PARKING`SIGN c. q. • - --- / 'NO PARKING'SIGN _ - _. - 0' PLUM . ._ .,;mi.- - -W 6"PL W — W— --yl _ — —7�'+� 1��\ ' F+ --s— W, _ —=H. —HO 1 'r7"GLUM 7 Pb't /11 _ — 7t R�5' �— 9� HO 14"FINV� \ / �! �'I PLLAf /• PULdL — --r. APPROX LOCATION 40- ALL DIRECTIONAL S \ \ OF VErX LOC \ + PAVEMENT MARKER a+ " PAVED AREA = 9573± CURB EXtRU� PORTABLE RESTROON \ \ FL1ER STRIP PLF'-'\ .la A) LOCATION- (APPROK •\ 1/DA STANRS r INSTALL ADA 10'xI0' W/J'MIN . _i `�NV ALL �'PVC N \ \I \t FOR FUTURE INSTAL G STALL MSTALL 1'MfDE MM7E STALL C�ARANGF) ` ATER CONNECTION SSG STRIPING _ 7„I \\`1\\ I! �, \ / 1 \ I- / \ g 4 i \ R SJ O O Os 0 O ® © \ ® 0 O 16 I I I I ��RCS \ c \ / L ® o \ Or PA ENT -- \ \3 R..75\ -_x—_-x x x- -t -x- -x—x--._x_x— , x p�IsTALL MNEEL T — 1 1 \ q \ ^ APPROK LOCA AON OF `\LLfj qo HERITAGE FIVE LLC 1 t J NEW GUY POLE m Be 'LANCING INSTALL AC ,.-—x} \c,\ \ x \ i RELOCATED BY OTHERS ^— 07 / 7940 SW HUNZIKER \'\ \ \L\ \ n P07S0 00G PARK 1 IP\\\ " \ 7960 SW HUNZIKER EATER STRIP FACIUTr SONG 1$ \\ ^\ \ 2.59 ACRES FORMULA: MIPEWWOUS AREA TREATED \ 45 C-iTY OF TIGARD (sox SIZING FACTOR(aos) 1 F 95735E x 0.06 5755E 1 ;'� \\ zLi -8 _ , 1 ;,;iiy Approved (`- 1 +,1 Ili. .f \ cT c.,.;y the work as described in: • 14,312-• ft \\�so' \ \ ER;MIT NO. ill i.i l) .� )/.?--Cc) 33 MIL li ;\ \ \ \ See Letter to: Follow I I 0°0° II 1 \\ \\ Attach I J PREUM/NARV "was I Job Address: I' litArvislons ANI AAdenOUAA .__. --S - 'ST' Da - /0-2 C...-3 --- ---- 1m 11/a/_I Ws �A''.h' SCALE: 1' = 20' PIMA WAS a rR r ,,,�S,,,,,< 22 POTSO DOG PARK 1J_ _ ��—� WM G.W 17173 x ___ _ 20 10 0 20 , • >u PARKING LOT IMPROVEMENTS f� J �> .� SITE LAYOUT ^'N0 -- 7 I IMONI OMIA'DRA-MAN CHOIG KSM Macy ma 92021 92021 0 44 9,�'�� ,' / 6Spring Bouquet Vlbumum Z 5 .: I T __'" 0------ ----f ��v7.Nn; �r!l3[ W"w"-- 17i/ H• A' -4 �'w�r HO i7•• •� -� -Tio ∎∎ XIII larrrr .R■ • W •• . .- +„wi 7Vt • WM. . 2.� •-:STo• lw-i•; A iv� • �; ; �� r aiQ ,Q� A tc.1��'e, w A• 7,Iriv.tee- - 70 Q O 4 , 4 .4 n°• �, ' IOOOQ. �.•i q ^ —NOR•:,,, *L.��r Si.,,,, Nie yeq✓ qs4„%d.0 _ , 4 lbw. '��. S"_'� 6-Vine Maple DRAT 6-Compact Winged Euonymus ret i1i `\ 9-Douglas Spires swAL 7-Rosy Glow Barberry- 5-Rosy Glow Barberry 9 Ros Glow Barberry 1.w`11 8-Rosy Glow Barberry y ry 56-Tufted Hairgrass • 1 5-Spring Bouquet Viburnum 7-Compact Winged Euonymus 5-Spring Bouquet Viburnum 65-Dense Sedge } 5-Spring Bouquet Viburnum -- 7-Compact Winged Euonymus 32-Blue Oat Grass "" '^' 40.Dense Sedge 3-Rolcyfla e Spires I°OC 90' 17-Kelsey Dogwood 215-Emerald Carpet Taiwan o °o 'o °c_ 45-Goldfi er Cinquefoil 3-Rosy ITN Barberry I Creeping Berry 145-Emerald Carpet Taiwan— 15-Beach Strawberry . I154., �o°o°ono jo q \ ,�1 15 Beach Strawberry Creeping Berry ` �o°o.- .- 47-Kelsey Dogwood L 70-Emerald Carpet Taiwan 7-.11t— ; "s, Creeping r _ 3-Valley Fire !�`� 4� k �� ,� 7-October Glory F ( 3-Rosy Glow Eta••: 1.01”...a�1�” iii , 12-Douglas Spires 1-ValleyFfreP j•' ��f • Maple ,�i ' /� '. \ 1Mova Zi o t •� � `o ,rt •�� •.c \ 25-B each Strawberry Rhadod:nd Z 7,^� 4rl�� ` .1`�,��i__�� .�M� R 'w,i'IF \ \R `f. F� \`�, �'�•19Y1i, ` s^3�� ii. _' �� HOG WIRE x 10 \\it\ c ,!A x 3-Compact Winged .\...1 i\ \ x *BENCH 15 Euonymus Beach Strawberry 8� o T:- �_ ' I 5 5-Goldflame Spires A ` _ i 1m 5-Nova Zembla Rhododendron " `R O P �. f r-X I AO 0 \ ,�j� �� t 1 COVERED x 1\ f SHELTER \ `\\c�; �\Z \ 5•LONG 536"DIA. \ CONCRETE PIPE \ PLANT MATERIALS LISTING: ABOVE GROUND \ •COARIOR WE M,. 'NaM'. REM.R.s 16 f F 4i 1 VEGETATED FILTERED STRIP Mnu,•". F a,�„,�O"•R O"�• TCal we SR BCam n�m . 0bry A" s;,,,, sY" � - e 1 PARKING LOT-TREE CANOPY i▪ / WOW or, SW -COMMON REMARKS 0 A m • T"' We •" " B OW PARKING LOT PAVED AREA.9383 SF _ _ _ _ ® y, y„ ..,,y.w„ 102 r PARKING LOT MATURE TREE CANOPY AREA.3830 SF Cp Q .... °Y0"�` x ,ca re ,a,s ® ...RAW r ,• �,,,• „may„ ,,,,-,,,,,d,,. ,,. ,� PARKING LOT TREE CANOPY COVERAGE PERCENT 4,41% L ...mu.WYC"no.�' SOl WV • D "'"..4eaxa Si . V IT I.. �^ m.M,•W,Ew..M. �. M,� s. ...8 I .Nw MO>b•VW R. • COW Ce ,A•f O B•0e •SW.• 21 BN WM.!n ,M IS BIM o .R. ® N � Ow Kr, '. ,,. . .r .. 540 � . ................... Soa c.• Be • ip b -aM.I we W 1 0 'T wI a ® s•e...•Ia.VIDMIW . COW ce +Y,e' TOTAL m. t O °"°..B�".. •Mw°'" •' °� G '"e•' REFER TO SHEET LS2 FOR r" TROY A.MEARS PLANTING DETAILS&NOTES 1 OREGON 71 t P. WW1 COVET OTIS SIDE ,COMMON REIWRS DV # r".1 w ...,�..• O RD DV OD CAI F. V . 11/21/2003 i rot f..MVC ..1!=Cr.NIp B.,Y , lEOEIO RtlWUC6 `A *0 BMCATBS M I M I N G COW.IWOEE OM.TREES TORE.. 110 IL • Revisions and Addendums SHEET Description Date No. By ®"MEARS PUBLICEWORKS DEPARTMENT P O TSO DOG PARK LS1 VOCE:503- &,1 PARKING LOT IMPROVEMENTS X a DESIGN GROUP; WARD,OREGON 9/223 we w.,.wn ✓OME 503-639-.12, OF ..Se v`DO .. rAx. 703-624-0732 XX av - .. w3eo,..,0 i. D,.: . TIGARD AWW..ncaRO-az.cov FILE NO DESIGN:TAM I DRAWN: TAM I CHECK: PROJECT NO XXXXXXXXXXXXXX PLANTING PLAN N'f7 x-'77 RI AN i ` TOP aFRDOeTO I� 1 (4f 1 i t.z'ATVLCOE TREE 4 NNW GRADE � -� TER RETENTION PERM �' O. ).. .v O ? .* PENETRATE Bair eru Ia STAKES PER L ��1 - c.uG GU�v�inmerasfw Li �� . ��.ep'x `.<O#•,;:s4.‘••/II FREE-ONE COAT OLYMPIC Jr l 1* II L. • STAIN 11713 REWIRED -" s 101 �T ^�7�/�/) �� T/L/ WENDED _ TABLETS i � T� r��, � •', ��/ 910E OF DARBDIDEWALn RANT MT NALL BE SZ AS I III--RUOT BALL SET TOP OF ROOT FALL WIDE AS ROOT BALL AND A IT ABOVE FINISH GRADE y 3.1AIN.GARDEN MULCH ANN.OF L.DEEPER iF ANGLE Stns OE MI ' L .M m OaGPI E I �. _ TABLETS PR WATER BASSI AMENDED BACRFRL y II M' GAWP SHRUB PLANTING DETAIL _-.PREWAR,GPM, PROFILE -�•_ Li l.,pf•NO / rosMPODOTI EE-II!RD N.T.S. RONK L. TRITON E LTEP DENRIT n ROUGHEN SIMS AND I I(,,<'r' ,q,ED FERTILIZER TABLETS REOURED R OPT - CRG COCOA!,IAAT INC• BOTTOM OF HOLE a VEGETATED CONNOR PLANTINGS O TL OF aASKFR AVE BOTTOM PARE 111V-III y EXISTING 1 I °P / ° .a 9,. T .I •:":1>. RACE TOP OF ABOVE EirL»la GRADE Of r + PIT SNAIL BE xzNwDE �'\{��„�zWRLwROEN MACH T`fT'y�• ,�5 " T.T%rri.� ` T/ TURF AREA DEEPER ANGLE WOES WO rt� "'•' RETENTION 1T'A:''VP?" a LrctTYOTI> i7 '®ljL�P� A21/1l�/��/y.PRI AY SOBS OR WHERE m �. '^, BERM .\P AAa.. �� \ ;� .441.NO 4:f'.' "" 1.., INN IS A ARO PAN.HIRO AMELVED SOIL TAMPED FLAN ._T._ r NOTE: TN HANN.AMENDED wE1LPAOtRLV.liF1 .- CC L CON`. f H BE SPECIFIED ON 20 E C f N ENO TO APP. SLOPE -[_I 3E JSCO TO ANN TREE PLANTING DETAIL rERnNEL T.xFTS LAMMINOINEAb RmTBrL Of LtA-yr 'Sj"E" __ FIND BLEIIOS.GP ONO CO,FRS OR ANY COALFFNANONV DADDY, NIS _ ANT PIT SNAG BF 3P AS NOON D NDO:PFAU TENCH M IRLL 1I•ui FL A 1•I MOE AS FOOT DALE AND A - AN LE,rUAEI 155 tH N NEN,R NE0- MNFAMnF'DEEPEP TN/CH ANSEL 1 EA TIONE THE TOP OF TN LEVEL;PRE ADCS LIL ST PE HORIZONTAL AND IANOLE WOES 07 PR I pT AAA APFPro ATF HNCT CN I,.CgECRT LI T NANO, OCCUR. LEALPSPAL AHEPS SH PROVIDE FA TOPS (NT V'CLUMEHor UIbIF TYPICAL PLANTING NOTES: NU,4=N MA'ILL c D O I AO:NWT SLOPE PLANTING SRN/F ERS CAN 3E•LIED Lw:H SH D /NON:1 FIG,,EALCR(NAVE_FIR SANG ' G CHECK D HALL 3C LACED A:IORD N:'0 FACILI TY DESIGN OTT ER MSF. 1 1.BAB STOCK MAD BE SUBSTITUTED WITH CONTAINER STOCK OF EQUAL GRADE. NTS A NATAL ATO TNF M•T THE FIL TEP NT IT NICK 2.CONTAINER STOCK MAY BE SUBSTITUTED WITH B&B STOCK OF EQUAL GRADE. R PI AC, E,IT ICK HICK C%77101•.Es.2. -0.'MCP. 3.PLANT MATERIAL SHALL CONFORM WITH AMERICAN STANDARD FOR NUSERV STOCK., ANSI 260.1 SHA EDITION. VEGETATED FILTER STRIP ' 6.ALL TREES SHALL BE BRANCHED. 5.GARDEN MULCH ALL PLAITING BEDS WITH ND MIN.LAYER OF SPECIFIED GARDEN MULCH. � SPARKLES NERD 6.IN THE EVENT OF A DISCREPANCY BETWEEN TINS MATERIAL LISTING AND THE • • S'2' 12 5 • vtt DRAWINGS.THE DRAWINGS SHALL GOVERN THE PLANT SPECIES AND QUANTITIES REQ. 7 Z.IN THE EVENT OF QUESTION OR LACK OF CLARITY ON DRAWINGS.LANDSCAPE • • • • CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE PROCEEDING. B.LANDSCAPE CONTRACTOR IS TO NOTIFY LANDSCAPE ARCHITECT PRIOR • • • -:• TO INSTALLATION OF PLANT MATERNAL TO APPROVE FINAL PLACEMENT. Li £ 9.LANDSCAPE CONTRACTOR TO VERIFY PLANT MATERIAL QUANTTTES QUANTITIES. 1 10. CONTRACTOR WILL PROVIDE A ONE YEAR WARRANTY ON ALL PROVIDED 6 INSTALLED EDGE OF PAVED,WALK,WALL.ETC. RANT MATERIAL FROM DATE OF FINAL APPROVAL BY OWNERS REPRESENTATIVE. LOCATE PLANTS SPACED EQUA INSTANT 101 FROM EACH OTHER AS SPECIFIED APE ii MNEAIM OF TY FROM SPRINKLER HEAD • ale PLANT WINING.SPECIFEr Si:.' ..- t 5 4 BEAINSTALLED _I 1111111 I NITTENSOEAS ATION • - 9 TROY A.HEARS °—ean'_71 -I I II OREGON U GROUNDCOVER PLANTING 11/21/2003 �� N.LB. �9 G�` PE putt - — --- - --- vi.ri ee oId AddeTdun15 �-Y "y "�C" 1I >H=_T C rlt+t'ion 7 D to No- By rw EERING DIVSION P0TS0 DO PAP I. /,.,, - 1 _ III'M S WORKS CEPARTMEVT 1 ll— DESIGN•GROUP, III OVLLOND/223 �I�''��N� ��T �M� �UEMEN CIF ..E ; 503-6.39_A171 i i - _ PI _ 5n3-C71-075£ /X r P„L, N,„_I` Aj'j 'rarm-or.GOV FILE NON. --- --- DESIGN: TAM JGRAV/. T7.V. .7XX/XY/xxCX PLAN I INC DL AILS AND NC) IF_ ' • 1 \ i*� Y �, / - O q 0 I Z % G IRR.CONTROLLER-VERIFY FINAL - y;:: —' LOCATION WITH OWNER-120 ._.��-"-,'' W w ow W 01'x_. =. 5!_ _ ' _' �— ' +; =POWER REQUIRED. SPECIFIED w - +MO- 6L" — -,R /�f w RADIO ANTENNA REQUIRED. _ _ -• y — HO — *A► 0'2"M-L- A o /\ • ��, �!!' • - /� 1Y2 M.L. -- _ - -NATL • �:. DRAI 1 t" 7 ' \ 1I I1 2'M.LN:6\—IRRIGATION POINT OF \PUNT =• • J<_ Ig 11 CONNECTION-REFER • 1" =B-S TO DETAIL A/LS4 \ 1"D.L I NEW POTABLE WATER LINE r \4l — STUB FOR DOG SUPPLY.-PROVIDE =• I WATER SUPPLY.-PROVIDE 8 It II INSTALL(1)EXTRA 14 GA. ii1 1• 1•`\ ^: I I/� WIRE W/COMMON AT EA. 1� 1• , ,--V �` .1. I ice' (fr STUB. I / 3 1•,■\ - - -PLANE --. . .� \• \C\ _ 1•=\ 1�. L. —1."—. ..'•,,, t?E , r 1• 1 O X 1" 1` —x -rX — X - \ N�11 -\I X 1T—� X X X X X ' CAS i�pX , 5'HOG WIRE K I'i�1R \�` s�.. . .. a a a '\ xi = f 1"D.L. ,--X.—_� B�ENCFi,—i. .r♦ 3 1'; g c 111 x �', ~2"M.L. i \ 1/P, ^ 1 's\ \ c% IRRIGATION N STUB-OUT-REFER \ \ ), p �y CObERED x TO D TAIL D/LS4-TYPICAL \ f SHELTER (PROVIDE 4 EXTRA CONTROL \\ \-..* IRRIGATION STUB OUT-REFER TO 1 WIRES WITH COMMON AT STUB. \A ,\ f DETAIL D/LS4-TYPICAL-PROVIDE 5'LONG x 3e'DIA. \ i 10 EXTRA 14 GA CONTROL WIRES W/ CONCRETE PIPE \ \ \ �\\ COMMON AT STUB ABOVE GROUND \ E,^ \ GENERAL KEY HEAD KEY GENERAL NOTES SYN. DESCRIPTION HEAD COMPAM'a CAT.NO. RADIUS D.P.N. PSI .ES EXCEPT P-' _- _ MASSAS PVC 9LEEYE-SOY MOOTED 01!"• MPI000 ROTATOR SAID .19.16 tl ECM II INFOSA MN.3.FROM EDOEVESSOEssuI NAM Y SURFACES Ar.,FROMFOUNDAOEN YE SAE AS MAMMA MONTER BODIES TO BF PROSOCARMIOCP RN MP ROTATOR NOTZLESI. S REFER100EtAIL JiSA 1I•2000 ROTATOR Ir•21 ,A61.A1 tl R9[i1 ro0,, ITF B O MPD0 ROTATOR TJ2C 6164.64 CI MIMES 10 REWIRED HEAo-+o• 7•:,vIDE MC ARC TO • __ cuss A04A1EML5-ser A4NDTED•ROER1000125 WIOA A MP SIDESTM STRIP M q E 1'DL PICK AO Demesne Lae•SOO COMM WATER SUPPLY ALLOY/ OFreETWH+IISFS. s ❑ MP LEFT DIIwOHTSTRIP STRIP n ro E -R/ERTO DETAIL RASA TORE VALVES KU i REuME0 VALVE SOX. S E IA WINE CONTROL*IRE MR..OA.COMMON*IRE •e INDICATES 12 N.POP-UP(PUNTER PRO&1TPRMPCV) L �PLERVK5E.1011C.WAR 10 DETAIL NI. VALVE KEY LOCATION AS REOJS5000 AVOID r"SeEES.s1cR,LOW EONS FWDOmER 540 e DV 01.11C11 ti ® MINTER ICY SERIES ELECTRICAL ODNTROI VALVE.REFERTE, `F S VKVEKEY FpISONG AND DETAIL FINN CONEROLVK E 2 D e s I I s 10 11 12 TACECONTROL W*EITOAAWAY MNaNFr ISMER CASNETED. • I A TAO RTEARE TRACE IMIRIVPURE°OAANMNE `-. e CONTROL VALVF 11.6065 (iP.M. 12.A s1 ILA I IRON oS B EACON06,•REFERTORETAIL RASAFORNSTALWrEN cDNrnavavEe2E ID I.D 1A I IRA CONTROLLER COMPONENTS REFER TO SHEET LS4 FOR r TROY A.NEARS C MAM ALDRAN YALYE.REFER TO RETAIL DUN DESIGN CRITERIA R.LM.A,*,..IOM.M*IA IRRIGATION DETAILS&NOTES OREGON Lcv 4.`A IWATERIIEIER-SVOI.EAE ,�.•,z..oti.• = 11/21/2003 (1• . Cl pMpNN11TOFLONRFCTOM-RERRTOOFTAIMN �•6TrlMi9ATgx s.'SIEUbeiL4Lax ISF.Sa E•o r. — � I SCALE: 1 - 20' r `SPEAR • 'n_ 20' 10' 0 zo' n Revisions end Addendums I T SHEET �I'�r/E ^� "'( EERING DIVISION P O I S 0 DOG PARK t53 Description _ Dale No. By F L]v{.R`/ --—- 1� WORNS DEPARTMENT • 5 EE s.w. I 9I VD PARKING LOT IMPROVEMENTS DESIGN•G ROUP� -• ;. OREGON 9/173 -- - 503-639-,171 OF e.c 503-624-0752 XX ie 1�:eo.,„, „s,--,„,,,1<ae0U TIGARD ,GNRO-OR.GOV FILE NOP DESIGN:TAM DRAWN: TAM'CHECK: "AM PROJECT Ni.- ..:YXXXXXXXXXXX IRRIGATION PLAN , r SCH.LO W GATE VALVE FOR MANUAL DRAIN ALV O ND DRINKING SOMONT.N NPLP• 7 REFER 5• ARSONV VALVE DDT ; -- - 9CN.nnwEOEOwnc� r/ IPRUNOL N ENCLOSE T�aMAL1E110tv'w UMAER SAW S�AB GATE YNVE r-PROVIDE.NSALL MASTER BO __MEM 1.1/2.NAM REFEn TO DE hN�OR FT.S..ADE ORE...MD BOX MUST HAVE ` METER•BY OINERS M P� Il• r REMOVABLE COVER FINISH ORAOE WTCApATEVNVE;OREWN- G' M J I E N• ® ■ LP MIPU3 WAMED GRAVEL BUMP •RE TNPEADED NIPPLE a CAP I 1.6• WAD•SCH N PVC NIPPLE �N MUST PILL DE ENT S 9 CARSON VALVE • AEDIARV4Vf - 'R 7 ,. . , . . ■ bV%E% ST •%3 U •9 1 C IWU • COMPOSTIEDECNINi , G PE I FITIIMO•AFTER OALV ' • • EfRENSpN-OR EOUM • SET PM MONO WAD SIDES OR GC'NC. L� - LEN. GRAVEL SUMP PAVERS UNDER TVA SIDES yW i.• S DOUBLE CHECK VALVE U•CO SN UNIIZED PRMO SWNG I I .- • ERE ITEM r_-- i' PIIOVIDEa N6TALL GATE SEATED SHUTOFF VALVES OMPOOF DECRIFna 1 REFER TO DETAIL CAST • A5. - E 'ILVN'A66MJM•1- PRMIDE SUPPORTS FDA DEVICES , , P OMR COUPLER VALVE- SAENCE AS MAEIEE- UTEPAOR YANK •- •HC••.•. WEN TO DEURILS. RPM TONTAL yL.RA- 4i, I..',.'I I.ROUMOWASIED d4vEL R•' tZ t.OI LOrvTROL NIKE ,,,.CONTROL WEE wR COW.AM ER _ TYPICAL �� E MNNLm[ U A - • • • .• r rn •ELVER MIMRFNE OL. NSTALL FROM _ LLL -_ COLEUN WINE VEILOWHFAwVC POC TO CONTROLL EP E VERIFY CpONUrv. N R9Al1 aYlCFID W/ILA TORN GEMS CLAMP UNDER BOTH COMPo3RE�DEt%Sq MANN&AS NE RFD Co, INT OF CONNECTION DETAIL / n TQUICK-COUPLING VALVE DETAIL (y4') O DOUBLE CHECK BACKFLOW PREVENTER DETAIL MAINLINE STUB OUT LS<, LS4 NTS LS< w•TM.TOLOCAL CODE REOUPABLENTS \\LS< Ice As NOIEDd DRAwcsr NTS Nis - _ - SC.010 WIRES M DRY CON ECTON6 RBADRE[lVRP0.VALVE MODEL(IDV) h 11ryWM11P �/ FmiSH CRADF UTV1•ICNI PVC SLP UNIONS t t EM+,RAIN 'M I'I�I I C.L I I J f FNISH GRADE I EN6H GRADE 7...�MM 1 14I POP UP SPwNNLEP BCDi ��\C /^.� I�:' . . .CARSON VALVE SO%-GREEN I - W/NOZZLC A6 iPECinED SANWPO COPECK y YP.V.L.SLEEVmG•WIRE TO MARL S-FE ELL COMMON WIRE I�I_1 L : 1,• •. ERASS MANUAL DR.vFLVF I - 1 WII �I� E DEG BM ON k T % ��+�—^' 4 GE..EIB ., R6 GNDER TOG 6 • 1 Z'BARRED ELL A. 4G UIDs oRoo c.PFS fY V O-N L� O 1I •� U ELBOW FmNr. LATERAL �• Pu4E IWPeW �� MAN LEE TSEa \ I ..1 — L AL CAL FF WAND SLHN NIPRE '• • ; .LOA iBLACkr TRN:E MIN Wq MZNIpro DD1l•TILLNE PIPE '�`.- PVC LATERAL LINE AS NOTED ' LATER FARM.WRAP UNDER P.V.C.MARAINE AS NOTED MUNCIE FiE RIGA M NOT UV�DF INLET WARMED GRAVEL SUMP WIRE IYHEREE SPECIFIED MN I CO R.WAMlONSWILMAP MP ROTATOR SPRINKLER DETAIL ®CONTROL VALVE AND BOX DETAIL O MANUAL DRAIN VALVE DETAIL NTS 0 TRENCH DETAIL LS< HUNTER IRIOS06-PRSAOCV NTS --- - LS4 NTS Nis I. '.I,: MMI GRADE SE—N MODEL ACC- PP v 1E•�• YA'POWER CONCUE'SME. I TG ROUND CARSON TYPE DEPTH PER LOCAL CCDE w.TEB%PIPE DD A.LENGTH mNT.fCLEANl PUN MUST j MOUTON VALVE WR SCALPS IInIII U:I I MK1 I r..WIRE 01MD PER IO FITTINGS OR TURNS.OuTLET PPE LENGTH OF BENSON MUST NE Mw.S%PPE OM.OF STINIONT '•� PVC FITTINGS I ....LINES CLEAN RUNG PPE.NO FRTNOS OR TURNS. f11 E■ 111 Mt _ P.V.C.MAINLINE AS NOTED _ POURED CONCRETE BASE•r NN. jII � EESS-E%TEHD CONCRETE B' o NO s IIEBNI ANGIIpg9 BEYOND OLOSI.DIMENSIONS OF e >t EN wan era SLOPE FOR It STADw CARSON pIY1COIK<Td1 BO%�G CARSON VALVE 'ATION/ RINSE BLOCK M FEIBI GRADE---wwwsk FLASH ORAOf VF BOX-OPEEM I.:•.LOW SENSOR 5.- L=.'• CONdBT FOR OM WRING ��/ Oj ISOLATION/GATE VALVE DETAIL • F 9® „A ."9,,,,,/,,,A FINISH GRADE L� (EµriME GATE VALVE SIZE-t AM)SMALLER) Nis CONDUIT FOR CONTROL LANES DIVHf CONNECTOR _—, IF tAGAlON1TIDlw.MYN COLMPON It-- ACTTO PEN t �< PAL•ICRVNVCrSIZU PAMTAGA CONTROL �, I oLMENDATIDLE L z �w.E FLDwSENSDR,�I EREN D DR,. STANDA�L,R DN f S 1 ,-FLOW _ ��0 NSTALLEF.5ROCI...TRouERa .. 8L0 'Q 3 540 "o U 3•M.L 1 �'1��1' •� ERIE`CONTE'L', / ®IRRIGATION CONTROLLER DETAIL S.. -_.. G v (ACC z.xiE,NS coNTRaLEn Nrs . • TA RgT.aACOrvmawwEw'caMIDN [ _ __,1 '�'� MOM NC k fAOL RICA DENOTO500000Dr,DR00 r" TROY A.MEANS "• RPABLER VR OOLO I21PNR RAGA DISTANCE EWas , 6 tIC W THE D DO tY1Al CON-AOLU+EPEOUPED 00 HRLN ANeUESS RAT SENSOR �P CONTROL WIEIFLOWSENSOR, ERDMMFeE METER OF PP SIZE APPLE • I� rr ;::) �� 9 OREGON I FeEAOCOLa11 LINSTALL FPOM NPESMF IS KVMASTERVNVF DEDICATED T-WNW, ;O ,.j SC. nENTRC REDUCER FILTER EwSRAUDET ECM lit 1. AfsEM.TNI n TpNNCONTTI0.LERaVRiv WIRED FLT-150 :TSED • pSTANCEEWNSb DURANCE EG.,.L3,D„=,9 .cDIrADUF.EFfDLMD,D HAVE E.NM,i:Ti'.C,.,,P.R �(� 11/21/2003 Lam' C wSLEOF r.ET WASAEO GRAVEL ' THE VgNETEROF DNMETEROEOOH HES SHEDUL YD COLCROLLEA•TOUR#'.AnCGNANNA KONN. V- �• u° MASTER VALVE AND FLOW SENSOR DETAIL SIZE ISRGw sE«soR;POOH_UPS °u eN ANEIMT.RAO AER 0000. e•• �` NTS TOP VIEW -T� °� EMA••TL ACCZEPTAI.MP Ill CDLPacNrs NaaNBPRw.D 4PE NSCY _ Revisions and Addendums SHEET * Description __- _ __ Dote No. B �I' ENGINEERING DIVISION P 0 TS 0 DOG PAR K Y_ PUBLIC WORKS DEPARTMENT LS4 13125 S.W. NA �� PARKING LOT IMPROVEMENTS X _ .ND •�DESIGN•G ROUPi EIGRO.OREGON 97113 s< A I - PF b PA.HNm,, �•�-_. COKE:SOJ-6J9-;i7r OF V561 FAX 303-61<-0751 �X P.op.ROY..431P .•oaoe...BR TIGARD AwwnGaRV-0R.GOV I.7U AND FILE NO DESIGN:TAM(DRAWN:TAM ICHECK: TAM PROJECT NO: XXXXXXXXXXXXXX IF2RIGA HON DE TAILS AND NOTES h. I CITY OF TIGARD VICINITY MAP TAYLOR FERRY OREGON N POS) 0 NORM . PLANS FOR PROJECT RCA.;i.:wl V CO 1 DAKOTA S 40 Ei STREET POTSO DOG PARK AUG 19 2313 a4RRov,s 1 t 4 • PARKING LOT IMPROVEMENTS CITY OFTIGARD � PLANNING%ENGINEERING BEET. BEND RD. I DORNAM 4110# t TO BE SUPPLEMENTED BY THE CITY OF TIGARD DESIGN STANDARDS DATED JULY 15, 1998 01J5.1 4114 , * PROJECT LOCATION . INDEX OF SHEETS N , E LO PARCEL LAYOUT oi N �\JO h/e/ L 1 EXISTING CONDITIONS •X\P''�. � `., L2 GRADING/EROSION CONTROL PLAN Y/ 4)0 , L3 SITE LAYOUT it § LS1 PLANTING PLAN ° og ,` LS2 PLANTING DETAILS & NOT -z., V� 4.• ,`QV/ LS3 IRRIGATION PLAN ° LS4 IRRIGATION DETAILS & NOTES 1111‘ 0 ,:.: \\‘ / q v ht PROJECT SITE LOCATION p� 1, ATTENTION:Oregon low requires you to follow rules `�.` D 1 N FFsso PRELIMINARY adopted by the Oregon Utility Notification Center. Those su�rcT Io Arwc• aaeexrs rules ore set forth in OAR 952-001-0010 through OAR 4' 11,3 'p Io NOT UK MR commuctow Cc 952-001-0090 You may obtain copies of the rules by . coping the center. (Note: the telephone number for the Oregon Utility Notification Center is (503) 232-1987). CIVIL • 5. ATTENTION:Notify NW natural at (503)220-2415 when OREGON KIM MCMILLAN P.E. ENGINEERING DIVISION e excavating within 5' of on existing high pressure gas °j PUBLIC WORKS DEPARTMENT 30 �9� ENGINEERING MANAGER r r 13125 S.W. FALL BLVD. Amain. .4),BARAH NIP i f:.T/GARD. OREGON 97223 °E BID DATE �� '' T VOICE: 503-639-4171 $ CALL BEFORE YOU DIG 9202 FAX: 503-624-0752 s �, I SIRES: 12/31/ _ TIGARD FAX: 503— 24-07 1-800-332-2344 PROJECT NUMBER . o. , 1 -' . ,. s,.. ,• •y,' . :P". ...- '1W-•'11 :'.\. . .,,x _,- Aho• ...: ,. . .. - '. 41%11 '9"'- , . ./ 4.,..., 1, . . '.., _ I", * / N ; ..,.. ir .f.:,." .F- 4 e ...4 ,,,,,,i,i-, .:441,(' •t. ,7. ' ;,-- -7. ' . ,,, - s,.. .,•••.-,-A4' / Ito A,/ - ; ,. . ...,• . 4* .''" .Ai, .;„ N. \ 4,1114 . \•' NF It. . , .• . 5*. / ' / . 79MER124TASGVE;HFIUNWZig .(41k41411S4140444_ 4s ...:. ///01$ 25101CA00400 ■ . . $.414.* la,,. e% ,5,..Vie' - , 4' •., "... • -:. .'. -,.. • 4, 0 * .. s, li , , . !ii. ' I.'" - / -1.: -`"- . 1 '', •-• .7. ''' -. . - ,,,,-.4 . = t -- i,- , % . . *97/ •-,41Vr i„,,. ,.. 11111. ...., ,•.. ....• - • .. c -1 ,- .- jo • 44' 17, , " :/// , - _--. ....4= -.., .,, , . -.. c- -. ' ..........,-,..,,...„..„....,..... 460 -.....i - -- 4-- . • -, , , ..• .. • 1.-, ....1 -‘,..,...„ its , . is el--'''t ..7.<, ' il&w: t.-'ilT. '41* -4 • .' - - , , ..ir.,111 'No- kik < !liari tirmilrie uc / , • \ N. ... . .- N .,, •• . . A. / / • - ,, , • •-* • 7940 SW HUNZIKEI? 111)1, -.,VS ',,#.'.;•-:• . ' % : (VEGITATIVE CORRIDOR) - -'-`'''h .* .:2S101CA00600 • ,is. # ,- • . , :,,, .., ■ .. 4 , . . t 1 . r • O ,- . • P. • ..: .., .„,,,, .•61%!• : .4 / 11/ 1 . , 41111)., ',1 4111 .... \ ..... 41 ,1S° DOG PARK / ( I. et. v.: 11111. , / -- 4tk , _ ,-‘ ft.e/ 7960 SW HUNZ1KER / ,' . . • . ., -r. 4,1.,.:.., 1.. ..". .\3 - -' Iti ..• 1, ■ '1,.'lf. --%4 f / i IV ' -1' - " la. .0' , : o It. 1.1/. V 23101CAOD500 / / -W .,,, - ..„. .4 A/ // . . . 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'Nit , '1.4 .. .• •-•• '• • . ..... . 9 ,NI 4,4. •• 0- -- 44-4- - •--...- • ''..., e 1.--- ., -. .A.0 - . .?..; .,-• - 'cir","CII s if 111. '-'1 - , 1 it -,- CIVIL .., ., I z; ....„._ . OREGON ,14 ,..-> .61„ 3o, Niz, -A y• 'OP t.....- PRELIMINARY 8ARAY+ iu SUSECT TO WWII MD COMMENTS DO NOT USE TOR CONSTRUCTION __ t....g EXPDIES: 12/31/ 1 a Revisions and Addendum* ENOINEERINGI DIVISION SHEET 6.1; Description Data No. By 100 SCALE: 1" = PUBLIC WORKS DEPARTMENT POTSO DOG PARK CO m ma mmi■EI • ,'--• 10125 S.W. hfALL BLVD. • if. -,.%1''.LI TIG4RD. OREGON 97223 .t•I_ i e ......... .... 100 50 0 100 1"....11."-j. '-fra. VOICE: 50.3—639-41 71 FAX: 503-624-0752 TIGARD www.ricARD-cw.cov PARKING LOT IMPROVEMENTS PARCEL LAYOUT FILE NO DESIGN:KMA i DRAWN:KMA I CHECK:KSM 1 PROJECT NO: 92021 92021 .�— --‘ \ '` \ TRUGREEN LAND CARE \ N , -----\ \ -\ ) \ 7920 SW HUNZIKER ST. `-� -- o a G G G G G ` GAS METER 11 \r114.--‘1.gy G \ � � ASPHALT FOUND 5/8" IRON ROD PARKING . W/YPC MARKED r ) / \ NORTHWEST SURVEYING, o t\ "S- —‹� � / �`rr G \ ;� N LLC" PER P.P. 2007-064. _ \ / EX PROPERTY LINE --_ EXTRUDED I OVERHEAD POWER o ' f0 CONC CURB ,/ G 10 .1 ;74; ''' \ PLUM ► E∎�-Ii, W �r ` _.`W4 � • . YN- „ •�- 11 - f1 -r�r 11 t \7. 1V/1iN . iL .-� �i :• - •!1� ',/_ ^ W .� o y — �_�' • xJ.3'4 ? !2 0' 12" PLUM 12" PINE 17 PI \ rte: - _ A/G �� HO � �� HO ��i •... -•- �+"' - •IN�� , RAILROAD TIE CURB. 1D PLUM \ , „.RL ,:: :. A C SANITARY SEWl�R NATURAL PROTEC :. ,- - LIMITS OF CRAWL (TIP).N;'•:.- , EASEMENT PER DOC • � DRAINAGE GATE POST ;: •: :.•. ..,. . ' ; 1 SWALE Z r EXISTING .Pl :.. :.. \ I.\ - •' •Y - 2007 019322 7!: �O l . 'WATER METERBOX GUY WIRES \ .. :-.— oa L► -• An FOR .. ..: . -•... - : . - . . .. •�. .. : ---�•� j • .. :: . ... (LOG oN . .. .. _ .. . �. > .SERVICE . .. . y . - 'C NCnON • :� .. O ONE . _ r - f .. R \ -Tr \ Tn \ 4. - -�. ;:.. ,..• �.. • . :• ..� � SALVAGE PORTABLL� '� . . - .•". - .�.G.R�C-�C J?AI�KJNG• N .. :: MARKERS TYP _ ( ) .. _ i o \" ... i c, \\\ i I I • . • .••. . • .- - H P .• N :NAB O I .. X x 5. A C X 1 R \ \ \x_.______.x. : x -k - x X X .. \ ----4---X < X— �w \ \\ \\\\\ � 5 HOG WIRE �tT\ x N J D!SPE R X 2 GA TE faA gB \ GI\ r'-‘ \\ \ \\x \‘,. n ''' ` cam\ �y \ r X� X \ z I 1 \ \\ \ \A\ o co D MERNAGE FIVE LLC X \ m >; 79 40 SW HUNZIKER POTSO DOG PARK \< A\ 7960 SW HUNZIKER 1 i �' c� ` _ 5' LONG X 36" DIA. \ z� PER P.P. X07-064 4 x 4.s \\ z\ 259 ACRES CONCRETE PIPE ` ti \ ACCESS EASEMENT \\ ABOVE GROUND \ \ V 6' ELEC7RlCAL POWER KEY\ LINE EASEMENT �FcS' a \�, �� PER BK. 835, PG. 506 —_> DIRECTION OF FLOW 8,4%/4f$ 4,392 �'��°y \ 1 PRELIMINARY - +OREGON _ D ,\ \ \\ \\ � StrI sar a rD IS � 3p. �v � r SARAH s • Imam 12/31/ I II Revisions and Addendum* SHEET ItJ Description Date NO. By SCALE: 1° = 20' PUBLIC wo Emmet b Rr fl P O T S O DOG PARK L 1 : 1.3125SW. MALLBLVD. is 1X,ARD, OREGON 9722J 11 20 10 0 20 FAIT nisi PARKING LOT IMPROVEMENTS ke TIGAKI) »m» -0R.GoV EXISTING CONDITIONS FILE NO DESIGN:KMA DRAWN:KMA CHECK: KSM PROJECT NO: 92021 92021 \NI 1• G G „. . ∎�,� G G G G G G ,\ /G o I / G o 153.5 . 151.50 TC ' \ / e`` C �. 152.50 TC 1 1.�T �_ 15 .00 o 54.5 TC ��_:-_� ilk �;:Z C OC AC/FC ��;4 �' j PLUM 54.00 —%�—'�=��:: :�.� w�� 8 PL U _ � ej:.?: H ,_& A m C MATCH _/� vN4 ; -.- ; w `lore " 1Y/� — -� �. w 12" PLUM PINE i7" P! 7. i•�`•larlIWAR �� . • w�a J " � �.�..?�i�� t i� _` 150.70 TC G - li lir HO q 1 V'�C' / ��w •,�r �- 1 0.20 I CHECK DAM I AC/FC „ Igor \ 156.•► TC c (WATTLES) - TYP 7.7 X 149.73E o- • 156 00 C \sue' W ;;Illik , I � \ *. T • C 150.90 AC % \ \ 1611 ( 150.82 EG \ R \ 151.00 All 1 \ \, 1 \ 150.85 EG x - x ___x_____x x x 0 \ _ ` I 1 x x X \ x X X X EROSION CONTROL 1 x x x x x5 .1 5 \ ?m\ X X X 153.00 02 AG FENCING ■ 154.50 A 153.13 G x \ 154.66 ;: x x f0 X X I 11 \ \ U, •! I TRUGREEN LAND CARE \ BEGIN EXTRUDED CURB 7920 SW HUNZIKER ST. \��t�� • — VISION CLEARANCE / G G G G G G G TRIANGLE ` / , G INSTALL SALVAGED "NO END EXTRUDED CURB A }��G INSTALL SALVAGED PARKING" SIGN NO PARKING' SIGN PLUM - ►��'� W W W �, I - — — O vim: A/ fir.', W 8" PLUM .• _ :oV r+_ W w r. ^H _ )lI!A►� yy ' �' _ :�� _. -' — —H� 72" PLUM 77" PIN/ ;-%5' °,�� • E_ HO �+' �+'r 14" P/N ' , • I 4"PLUM 10 PLUM , � �� ,, - APPROX. LOCATION o OF VEGI TATED o ,J ALL DIRECTIONAL INSTALL EXTRUDED 1 F/L TER STRIP PER -�' PAVEMENT MARKER Guy '� PAVED AREA = 9573f CURB PORTABLE RESTROOM �, 1 \ LIDA STANDARDS 111161111" A) LOCATION - (APPROX. `\ INSTALL ADA 10x10' W/3' MIN• , ' s �IN ALL 4' PVC N PARKING STALL INSTALL 4" WIDE WHITE STALL CLEARANCE) S EVE FOR FUTURE P RKI NG STRIPING 1 ATER CONNECTION N \ 9 12 13 14 15 16 17- 1-- -7-I�,+ R 5� 1 2 ® 100 ® ® \ 7 1 @ 0 R=5'�� O O ,. I --1 D -- 0 ® c c� o o ° ° �- -�____�p D O G \ D `� NO P+Y2KING 9 G� \ L© c� of _ _ ND i - — """°'�° DG OF PA / MENT x - / _� X X X X x X X \ \ R=25 X X X X X x x - X X X /I�STALL WHEEL i c \,,, \ $\ DP $ \ APPROX. LOCATION OF " HERITAGE f NEW GUY POLE TO BE x INSTALL AC x x FIVE LLC $ \\ \ \ RELOCATED BY OTHERS X LANDING 7940 SW HUNZIKER n \ \ Z PAD (6'X10) \ I 1-, \ m x x � A g \m o I \,\ \ f POTSO DOG PARK\\ \ to 0 \y -c\ t 1 \ 7960 SW HUNZ/KER FILTER STRIP FACILITY SIZING \\ \ \i z m\ 2.59 ACRES FORMULA: IMPER WOUS AREA TREATED \ 4 Q \ (SF) x SIZING FACTOR (0.06) S \ o �� 9573SF x 0.06 = 575SF i \ d \ \" \ \ ti 20. -day_�\ (9IN4\ r '\ \ OREGON PRELIM/NARY SARAN SIAM' 1 REVE1T AND COMMIS!I • \ \ \ \\ I DO NOT USE FOR CONS7RUCION 11 i lit 1 li Revisions and Addendum* - Description Date No. By SCALE: 1"" = 20' �TMs T POTSO DOG SHEET �_— • ROAM 1N MU ELM OG PARK OREGON 973 PARKING LOT IMPROVEMENTS if 20 10 0 20 1�' AM 4-0752 TIGARD SITE LAYOUT FLE NO DESIGN:KMA DRAWN:KMA CHECK: KSM PROJECT NO 92027 i 92021 \ � ��v � �� o G 0 6-Spring Bouquet Viburnum ,-_ 4 wt'�' W W .�� - ■ !t .1111111111111111R_ / W W �I�""U HO_.ter+- — — — 1 _✓.. / It.4. W _ �n W T �� tf ili� I H. —� -• -, T� 4 � H., �V tt •.4 ��.X q4��I�AVOOOO'�, �` • •��– �� —� ��► =rr 3 �.;�„� �.;C".aQ Q O� �. 6-Vine Maple/ t C4, irA T • w.lr ►� / 4�7''fi- 1 ),% .± 4tiati d.,>4� * � p DRAT _ -- 6-Compact Winged Euonymus rar fig 9-Douglas Spirea SWAT 7-Rosy Glow Barberry 5-Rosy Glow Barberry 9-Rosy Glow Barberry �?O`� 8-Rosy Glow Barberry 65-Dense Sed a ;•�;.. o; 56-Tufted Hairgrass GUY 5-Spring Bouquet Viburnum 7-Compact Winged Euonymus 5-Spring Bouquet Viburnum g ,-,,.:�. ._,.,4-v 40-Dense Sedge — 32-Blue Oat Grass l-. :, :4.5°�°°:z•:io}'� 5-Spring Bouquet Viburnum 7-Compact Winged Euonymus o „ y.- .-°.:,.;�-:, .0 17-Kelsey Do wood ■ I'.o .o�.b.L..;''Ww.tc9p, Y 9 3-Golcfla e Spirea 215-Emerald Carpet Taiwan 3-Rosy IQyv Barberry Creeping Berry 145-Emerald Carpet Taiwan — ova�oo•.,..oa�doC_ 45-Goldfinger Cinquefoil 15-Beach Strawberry 000dsooe,o oyo `! oopU��DOOOOO., 15-Beach Strawberry Creeping Berry — o'�oc o oovc , �,. �1 ,D .a.07opo dg 47-Kelsey Dogwood 70-Emerald Ca iwan ((I �i��(r� 00,5 �� y g Ii I I�lr'�••G�p HnC ---s- 4" Oreepin0 r V 3-Valley Fire Pi:ris ,,..• ooe ��0'i, ��Irs o 'o'�I�rbl�'t�riG 12-Douglas Spires "� /� r' ` �` 3-Rosy Glow Eta •e ry �(/��.�� s T 1+ 7-October Glm \ t_ ` ;'� �� -, , \ 25-Beach Strawberry 1-Valley P�- � �", Ma le ,) a�. � 1 Nova Z: .la o �.'' \ ` .ri•_� _ ..; ..- ;`?1s-t�t t x-,...,-vp:,,,,,w-/ s ii �� Rhodod•ndro �� ,- A�— 11y ■�\ 'r i r, •_.4�i Ii rat!IIEw �A�i �'�.�1'•` A•••••---- Nts *4.% b. �--' — 4 ►w HOG WIRE x I Ita co m �'±, v ''' 3-CoWinged.44Vir 'T E i x Euox BG arE 15 Bewber5-Goldflame Spires vS z m 5-Nova Zembla Rhododendron m \p ` O �y Z F X n � 13 COVERED _ \ \;.,.- I A \ p T SHELTER r 3- G\ _1 y4 G 0 5' LONGLX 36" DIA. `\�� ? CONCRETE PIPE PLANT MATERIALS LISTING: ABOVE GROUND BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS o E SYM TREES Q . VEGETATED FILTERED STRIP a E E t F E. c Acerrubrum'October Maple ' 7 2'CaL B&B Mature a sYMrBotankalRAMO IA i ii A. h it 8 1 PARKING LOT-TREE CANOPY O October Gbry Maple Spread Common Name I 0 Ater Grcina,um 8 Tree Mow Pan 29M 24• 5' Sr3le PARKING LOT PAVED AREA=9383 SF vine Maple 2 SYM SHRUBS OTY. SIZE CONDITION REMARKS carer dense PARKING LOT MATURE TREE CANOPY AREA=3830 SF ti ® Dense Sedge 19s Grass we moist Sun 1 r 12' Mass 0 Bu Euonymus^°�f^� 'Pygmy' 35 I Gal. Can 12-15- O Comps lances xe:ser PARKING LOT TREE CANOPY COVERAGE PERCENT=41% C Keller Dogwood 64 Shrub MaisUDry Pan 1 gY. 1412' 24' slrgle !•'1 Z 4� Euonymus alata'Compacta' Deschampsla cespltosa 56 Goa yypry Sun 1�, 6' 1. I Maas j V& 23 5 GaL Can 1&24- ® Tufted Hairgrass 1 IQ Comppn Winged y Euonymus OF SpDoug douglasi 21 Shrub WMIMalsl Sun I psi 13' 3s' Simla • O Pieris japonica y Fre Palley Fire Q Douglas Sol ea Valley Fire PierLt 4 2 Gel. Can 15-18' ® Blue sempervirena Gress Dry Sun 19+ B 24' Mrs 5 4 0 R,gdode vfron'NOVa Zambia' Blue Oat Grass q Nova Zembla RlvxdodelMron 6 5 Gal. Can 18-21' Pden811a trutl=col'dting" 46 ShnL Wstrolst Pan 19d. 19' 24• MW I 0 Oa1dIMlper Ckrquefo2 'Cl O .r Spkaoa x bumasIp GokfBame' 8 2 Gal. Can 15-18• TOTAL 329 • • p rte. Goknlame Spires Ylbunumanus'SpringBouqueY REFER TO SHEET LS2 FOR r U e 0 Spdnp Bouquet Vbumum 2, 5Ge1. Can ,1324 TROY A. MEARS Di SYM GROUND COVER O . s SIZE CONDITION REMARKS PLANTING DETAILS& NOTES OREGON W N - i Rebus naN dd•s'Emerakl Carpet' 430 4' Pot 24'o/c. 'CIO-O • Emerald Carpet Taiwan Creeping Berry SCALE: 1" = 2 0 11/21/2003 m - • Frapana chibensls 70 1' PM 24'o/c. /^, P � � Beach S1ravterry ` i mmi '7.'0 p SYM LEGEND REMARKS 20' 10' O 20' `_` E M e G Mature Size ,s• r y �t�� INDICATES EXISTING CCRIIPER AND DECIDUOUS TREES TO REMAIN Spread €N �j SHEET ` Revisions and Addendums ENGINEERING DIVISION P 0 T S 0 DOG PAR K ° Description Date No. By �C^�C PUBLIC WORKS DEPARTMENT LS1 °°' IIIM a.e 3125 S.W. HALL BLVD• PARKING LOT IMPROVEMENTS X D E S I G N G R O U Pk TIGARD, OREGON 97223 OF • ot E LANDSCAPE ARCHITECTURES PLANNING V1710E. 503-639-4171 XX 1 o 2 PO Box 233313 I Brno.Onaoos I 97213 1 FAX: 503-624-0752 Pla :503.601.4516 I Fr 503.924.4668 11LTL11�i1 �'►�'N'•T/GARD—OR.GOV d FILE NO L' ta DESIGN: TAM I DRAWN: TAM I CHECK: TAM PROJECT NO: XXXXXXXXXXXXXX PLANTING PL _ ,• 1•4 7 PLAN l`.�Y 6I', ,, , SET TOP OF ROOT BALL ., `, • y 1'ABOVE FINISH GRADE h___112" • 7X 7 P.T,D.F.8,0'TREE 7� V.et' FINISH GRADE r WATER RETENTION BERM e�� ,� �\/ `�\ �\ _ ,...' ∎:• A��1,.., _,. . STAKES DO NOT PENETRATE �`�\ - TREE TIES/RUBBER HOSE W/12 - _ _ '',.V.44'4 '"• ✓�rI.!\`\l #.-:, -.,`✓/r/\//%%�. `//��\\/��/�$ \✓/. ROOT BALL.(3 STAKES PER GAUGE GALV.WIRE. L111.-=.111. IIi.l IIIhI, II :11111 III. in /// ��,•�`•�//�//\\/\\\\'`'••r • �!�\\/N�\�/�//��\/��/J/'\ O N • TREE-ONE COAT OLYMPIC ,� \\\\. ..#'//. 4 /W�\.\- �lli✓Oj \ 4'- b `,III=III I III-11f i /�/. ` I ` I\✓ /iA/� \\I J� o STAIN#713 REQUIRED) AMENDED III=III III=III Z •-. \\�/\\4Q� rN:.0/,.\\\ 1.'I,- y\l\\ ��.,..,:010, / '-,, Z / r 'ROOT BARRIER REM).WHERE BACKFILL ` vI-11 \`\\,/\\/N�e 4.,%', \\ `"./ �/ \\�\'.e I` \G g w TREES ES ARE KEDGES-MOF ANY CURB ' ✓ G i. \ /�//.t;- . /�\\�//.\\,t\,�•--eS YY\G' ou m FERTILIZER TABLETS • \.A...'• %'" ♦.. �/1�� /\ / LENGTHS REQUIRED ALONG EACH •I w m- -.*-..--.-.',N 1p,. ' ° ' 't �' /• h SIDE OF CURB/SIDEWALK. PLANT PIT SHALL BE 3X AS "III��III ROOT BALL y�I / SET TOP OF ROOT BALL WIDE AS ROOT BALI AND A 1'ABOVE FINISH GRADE , 3-MIN.GARDEN MULCH MINIMUM OF 4'DEEPER I 67.MAX SLOPE "1 WATER BASIN (ANGLE SIDES OF PIT) 0.5%MIN SLOPE AMENDED BACKFILL \ J FERTILIZER TABLETS PROFILE 1/w, aft,-s •ri SIDEWALK SHRUB PLANTING DETAIL FLOW SPREADER, GRADE III; Ijf�,,� ,.Ry i'Ill.!III TREE ROOT BARRIER BOARD, OR TRENCH. FILTER FABRIC •':•�:•5...::. al=� we,- L III. a (NDS MODEL EP-1850) t4:,'.' �.. N.T.S. TRENCH;12" CRUSHED ROUGHEN SIDES AND .•.."-.%::,.:.• \ UNLESS OTHERWISE ROCK OR GRAVEL HIGH DENSITY JUTE BOTTOM OF HOLE I ft NOTED. NO FERTILIZER TABLETS REQUIRED FOR OR COCONUT MATTING VEGETATED CORRIDOR PLANTINGS. CUT&REMOVE BOTTOM OF WIRE PJ!9 a BASKET REMOVE BURLAP&THANE loft, • 41111 m EXISTING SLOPE y/\��-;• �'" 11 \ •1 1 \ // FROM TOP OF BALL AFTER STAKING. 7.91,.-L,,, ♦ ..',V1.5'V (. /VA��A-,•:'p' '0` V V�VA%A .■ �/ PLACE TOP OF ROOTBALL 3'MIN. .4f 7 MIN.GARDEN MULCH •-• I �' ' 7•I `,. \\ \ \\18" GROWING MEDIUM LAY R \\1`\//\\//\�\✓/\` ABOVE ADJACENT FINISH GRADE OF I r 8' PLANT PIT SHALL BE 2X AS WIDE J y \ \\\\,\\1 �`\\`\\\ \\ 111"'„44" _ r:� �Q i✓/✓ //i/i✓i✓/•/i✓i✓/p�✓✓�✓�/ii✓i'/i✓i✓✓i✓/ �? PLANTING OR TURF AREA. AS ROOT BALL AND A MINIMUM OF ` p 4'DEEPER(ANGLE SIDES OF PIT) .III- t',� WATER RETENTION !�0na`i:�:/a7 �I�IvI.`A�I�h\\I�I�\/i��.Jj�/�/�,/�/��j�/�./� ,/f/�" IN HEAVY CLAY SOILS OR WHERE -111=III=_ /.�/�/(��/�/�/�-. MOUND OF TAMPED FIRM 111M.- - �- BERM THERE IS A HARD PAN,AUGER 1=,11°III _ NOTES: AMENDEDSOIL 1!)111.=III°.'w.''•%"••• * .::•-°• 'III=e AN 8'HARD 6'DEEP K THROUGH -�j---IR m; +�.f=III. ,. 1. COLLECTION AND CONVEYANCE OF OVERFLOW FROM FILTER STRIP SHALL BE SPECIFIED ON THE HARD PAN.(BACKFILL WITH =,NIL= -111-Illli,. PLANS TO APPROVED PUBLIC CONVEYANCE SYSTEM. AMENDED SOIL) 21 TRANSITION - z •G:';•:'-.•. Q¶. �_L�f=,: SLOPE -III=.11-.11 2. GROWING MEDIUM SHALL BE USED TO AMEND THE TOP 18" OF THE FILTER STRIP. 3. FACILITY SHALL BE A MINIMUM OF 5' WIDE. TREE PLANTING DETAIL FERTILIZER TABLETS sa•i h ROOT BALL 4. ENTIRE FILTER STRIP MUST HAVE 100X COVERAGE BY APPROVED. NATIVE GRASSES, II JI1.=11=.III WILDFLOWER BLENDS, GROUND COVERS, OR ANY COMBINATION THEREOF. NTS I-111- AMENDED PLANT PR SHALL BE 3X AS BACKFILL 5. A GRADE BOARD,SPREADER. OR SAND/GRAVEL TRENCH MAY BE REQUIRED TO DISPERSE THE WIDE AS ROOT BALL AND A RUNOFF EVENLY ACROSS THE FILTER STRIP TO PREVENT POINT OF MINIMUM OF 4'DEEPER DISCHARGE/CHANNELIZATION. THE TOP OF THE LEVEL SPREADER MUST BE HORIZONTAL AND (ANGLE SIDES OF PIT) AT AN APPROPRIATE HEIGHT TO PROVIDE SHEETFLOW DIRECTLY TO THE SOIL WITHOUT SCOUR. LEVEL SPREADERS SHALL NOT HOLD A PERMANENT VOLUME OF RUNOFF. • TYPICAL PLANTING NOTES: SPREADERS MAY BE CONCRETE PER CWS DETAIL #750. TRENCHES USED AS LEVEL SLOPE PLANTING SPREADERS CAN BE FILLED WITH WASHED CRUSHED ROCK, PEA GRAVEL OR SAND. 6. CHECK DAMS SHALL BE PLACED ACCORDING TO FACILITY DESIGN OTHERWISE: 1. B&B STOCK MAY BE SUBSTITUTED WITH CONTAINER STOCK OF EQUAL GRADE. N.T.S. A. EOUAL TO THE WIDTH OF THE FILTER 2. CONTAINER STOCK MAY BE SUBSTITUTED WITH B&B STOCK OF EQUAL GRADE. B. PLACED EVERY 10' WHERE SLOPE EXCEEDS 5%, 2.5" TO 3"DEEP. 3. PLANT MATERIAL SHALL CONFORM WITH AMERICAN STANDARD FOR NUSERY STOCK, ANSI 260.1,2004 EDITION. VEGETATED FILTER STRIP 4. ALL TREES SHALL BE BRANCHED. • • • I • • 5. GARDEN MULCH ALL PLANTING BEDS WITH 3"MIN.LAYER OF SPECIFIED GARDEN MULCH. 12' SPRINKLER HEAD 6. IN THE EVENT OF A DISCREPANCY BETWEEN THIS MATERIAL LISTING AND THE 12" 12" NTS DRAWINGS,THE DRAWINGS SHALL GOVERN THE PLANT SPECIES AND QUANTITIES REQ. 12 Iii ._7 7. IN THE EVENT OF QUESTION OR LACK OF CLARITY ON DRAWINGS,LANDSCAPE • • S D D CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE PROCEEDING. °D 8. LANDSCAPE CONTRACTOR IS TO NOTIFY LANDSCAPE ARCHITECT PRIOR D 24 • TO INSTALLATION OF PLANT MATERIAL TO APPROVE FINAL PLACEMENT. I Z 9. LANDSCAPE CONTRACTOR TO VERIFY PLANT MATERIAL QUANTITIES QUANTITIES. 10. CONTRACTOR WILL PROVIDE A ONE YEAR WARRANTY ON ALL PROVIDED&INSTALLED NOTE: EDGE OF PAVING,WALK,WALL,ETC. 2 PLANT MATERIAL FROM DATE OF FINAL APPROVAL BY OWNER'S REPRESENTATIVE. LOCATE PLANTS SPACED EQUAL DISTANT(D) FROM EACH OTHER AS SPECIFIED AND Q. MINIMUM OF 12"FROM SPRINKLER HEAD CC E PLANT SPACING AS SPECIFIED I f,,J Q 2•MULCH INSTALLED 11. III I ✓'-T O o BEFORE PLANTING •U h 0 • • O O PREPARE BED AS PER • TROY A. HEARS 2 WRITTEN SPECIFICATION - - = = = r , Ng =_°°_�►'_':_=ice_ OREGON tiw 4 - - - - 11/21/2003 ao GROUNDCOVER PLANTING tn� `�� 4o N.T.S. 1 i' /L Q G`�.' a°a o • Q o Revisions and Addendums I" P OTS 0 DOG P A R < SHEET v 3 ENGINEERING DIVISION Description Date No. By F\1EAJS PUBLIC WORKS DEPARTMENT 13.25 S.W. HALL PARKING LOT IMPROVEME\ TS X a° I DES IGN 4 G R O U PE TIGARD, OREGON 97223 OF . -0 LANDSCAPE ARCHITECTURE&PLANNING 01/10.01%......,.. VOICE: 503-639-4171 Po Box 23338 1 T1oA•o.ORE0Os I 972e I FAX: 503-624-0752 XX .54 PNOIIE:503.601.4516 I F. 503.924.4688 TIGARD WWW.TIGARD-OR.GOV FILE NO DESIGN: TAM j DRAWN: TAM CHECK: TAM PROJECT NO: XXXXXXXXXXXXXX PLANTING DETAILS AND NOTES r 2 V /% G IRR.CONTROLLER-VERIFY FINAL r eel, LOCATION WITH OWNER 120 ��- ';'' ©_��%` I ' m $� POWER REQUIRED. SPECIFIED „ " 1��• W w w w w a RADIO ANTENNA REQUIRED. r — � 1H M.L. — 13'2"M.L. /1 —..,, Ilk 0 4 Atirt-7:::::" .7.. �L_■11► — �1" -- V 1" 11.) 1„* DRAI 1 F� 1” / 1 1" ` SWAL \ 1 ;� 2"M.L. IRRIGATION POINT OF PLANT ------\_ ---- CONNECTION-REFER �� —* * \ - ' II 6"S TO DETAIL A/LS4 1 \ 0 1" D.L. i1q II NEW POTABLE WATER LINE _ a " y �� IF STUB FOR DOG DRINKING 1" ;� I� WATER SUPPLY. - PROVIDE& -* *` I I • �..- I INSTALL(1) EXTRA 14 GA. r — ��/ '\ * in ..- �� WIRE W/COMMON All EA. 11 1« +� STUB. I I 1 1"---' ,'�— *.• 3 II , p �V (I I % PLANT L— — 1.. \ \ NtL\`, -I1 ; \x• " y v '-y_T x 1. 'TE '� x 1" 1= x—fix x� " x �O X- x1" x1R • ♦x _fix _ - x ,_ l GATE — 5' HOG WIRE \ \*; \, \ \ _ / _ > X 1`' m O i4 x a r ` x BENCH I 1111 \ o '` , L1" D.L. xo s ^ , ow OW ow ow��ow Ow��Dw D'. DW DW-�DW DW DW�•DW DW��DN.�DW��OW DW 0 p '� W �2"M.L. D lAI ` -ti \ z� m \\ \ 0 7 r IRRIGATION N STUB OUT REFER COVERED TO D TAIL D/LS4-TYPICAL \1` G \-„*. SHELTER (PRO IDE 4 EXTRA CONTROL ,+\ IRRIGATION STUB-OUT- REFER TO - WIRES S WITH COMMON AT STUB. ��per 3 Z '� DETAIL D/LS4-TYPICAL-PROVIDE 5' LONG X 36" DIA. \\\\ \ 10 EXTRA 14 GA CONTROL WIRES W/\ �1 0 \ COMMON AT STUB AOOVRETR PIND \ 1 \, ABOVE GROUND \ GENERAL KEY HEAD KEY GENERAL NOTES SYM. DESCRIPTION HEAD COMPANY&CAT.NO. RADIUS G.P.M. P.S.I. •LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ALL SLEEVING UNDER ALL HARD SURFACES @ EXCEPT WHAT HAS BEEN INSTALLED PREVIOUSLY BV OTHERS(REFER TO DRAWINGS). _-S - CLASS 200 PVC SLEEVE-SIZE AS NOTED F7 ®*' MP1000 ROTATOR 8'-13' .19-.75 40 •HOLD HEADS A MIN.3'FROM EDGES OF AU.HARD SURFACES&6'MIN.FROM FOUNDATION 360' 90'-210' OF BLDG.WALLS MAINLINE GATE VALVE-SAME SIZE AS MAINLINE- en •HUNTER BOGIES TO BE PROS-06-PRSapCV(W/MP ROTATOR NOZZLES). —0— REFER TO DETAIL J/LS4 MP2000 ROTATOR 14'-20' .60.1.47 60 O 90'270• 'INDICATES HUNTER BODIES TO BE PROS•I2-PRS00•CV(W/MP ROTATOR NOZZLES). r r M L SCH.40 IRRIGATION MAINLINE-SIZE AS NOTED- e 0 p •ADJUST MP ROTATOR NOZZLES TO MEET REQUIRED HEAD-TO-COVERAGE AND ARC TO REFER TO DETAIL H/LS4 362, 90,270, MP3000 ROTATOR 23'-28" .86.3.64 40- MATCH LANDSCAPE. CLASS 200 LATERALS-SIZE AS NOTED-REFER TO DETAIL 11 LS4 A MP SIDE STRIP STRIP -44 40 •W STALL VALVE BOXES PERPENDICULAR TO WALLS,WALKS AND CURBS. •WHEN PLACING MORE THAN ONE PIPE IN A TRENCH.ALLOW A MN.OF 6 BETWEEN PIPES. 1'D.L r SCH.40 DOMESTIC LINE-DOG DRINKING WATER SUPPLY - •INSTALL HEADS PERPENDICULAR TO SLOPES OF FINISH GRADE. F mow— -REFER TO DETAIL 11./LS4 Q MP LEFT OR RIGHT STRIP STRIP .22 40 •TWO VALVES MAX.PER STANDARD VALVE 80X-THREE VALVES MAX.PER JUMBO VALVE BOX. ___ ,y 14 GAUGE CONTROL WIRE WITH 14 GAUGE COMMON WIRE •PLACE VALVES S MUSH WITH BEDS WHERE W POSSIBLE. A�� ^` '� INDICATES 121N.POP-UP(HUNTER PROS-I2-PR540-CV) •.INSTAU HEADS FLUSH wnN TOP OF WALLS,WALKS AND CURBS- 1-(��Y) e 3/4'QUICK COUPLER VALVE-HO3RC•REFER TO DETAIL&LS4 VALVE KEY •FDJUST HEAD LOCATION AS REQUIRED TO AVOID TREES,SIGNS,LIGHT POLES AND OTHER 5 41fl% v1 FIXED OBJECTS. o,* M HUNTER ICV SERIES ELECTRICAL CONTROL VALVE•(REFER TO •SINGLE BARE TRACE WIRE REQUIRED ON TOP OF ALL MAINLINE. N O 0 VALVE KEY FOR SIZING AND DETAIL F/LS4) CONTROL VALVE NO. I 1 2 3 4 5 B 7 B 9 10 11 12 •TWO STEP GLUE REQUIRED ON ALL PVC MAINLINE THAT IS NOT CASKETED. 2 (P.PLANT.T-TURF.0-ANNUALS) P P P- •PLACE CONTROL WIRE 3 TO 6 AWAY FROM MAINLINE • (- I CONTROL VALVE NUMBER • O G.P.M. 12A 6.4 152 °k HUNTROLVAL40D-PP-REFER TO DETAIL K.S4 FOR INSTALLATION IRR.CONTROLLER COMPONENTS REFER TO SHEET LS4 FOR H REQUIREMENTS CONTROL VALVE SIZE +.D ,.o ,.o RPIGATKMCDNrnOLEP-ADLt•OOIPRDVIOEDIMETA EDeYAMRADipO IRRIGATION DETAILS & NOTES L TROY A. MEARS N4$ OREGON' L.J 0 1'MANUAL DRAIN VALVE•REFER TO DETAIL GAS4 DESIGN CRITERIA MUNrEN WR-ONIW'PLLMI-VERIFY PEAL LOCATION OWNER PRIOR iS rT` h 4 © ACCCpNan NPEVH R En9ARXE'&M AE/ 7 �1 } /l�W 1'WATER METER OTHERS AGL-NMY(NAgp,WIFr lRRLF NODl1LE) 1�� Sc LE: 1" = 20' ^ 11/L1/200J �` ',,, __, (...-)N. APPSPxr tca•gwx,ArKM SrucxEr FOR RAM PEDESTALS , 1, 1 Pa`.I IRRIGATION POINT-OF-CONNECTION•REFER TO DETAIL A4.S4 THE DESIGN OF THE IRRIGA 1gN SYSTEM IS BASED ON 75 P.S.1.@ 40 G.P.M. qA S Ulf IMO PPPEMI O MWSANTE PAM ANTENNAI ic^ 20' 10' 0 20' AE p,R c h a Revisions and Addendums SHEET Description Date No. By A A � ENGINEERING DIDEPA P O TS 0 DOG PAR K PUBLIC WORKS DEPARTMENT LS3 $ LIII D E S I GIN*,GIRO PI 13125 SO.PR. ON et vD. U TIC4R0. OREGON 97223 PARKING LOT IMPROVEMENTS X LANDSCAPE ARCHITECTURE&PUNNING VOICE: 503-639-4171 OF Z PO Box 23336 I Room.O"EOON I 97281 FAX: 503-624-0752 S 4 PRONE:503.601.45 18 I FM:503.924.4688 TIGARD WWW.TIGARD-OR.GOV XX FILE NO DESIGN: TAM I DRAWN: TAM I CHECK: TAM PROJECT NO: XXXXXXXXXXXXXX I R R I G A TI 0 N PLAN 1"SCH.40 W/GATE VALVE FOR MANUAL DRAIN VALVE_ DOG DRINKING FOUNTAIN- REFER TO DETAIL G/LS4 EXTEND AS SHOWN ON PLANS 10'ROUND CARSON VALVE BOX ENCLOSE 2"d SMALLER DCVA IN 2)METER SCH.80 THREADED NIPPLE- (�PROVIDE d INSTALL MASTER () 1.12'WATER I VALVE.d FLOW SENSOR• FINISH GRADE BOXES STACKED ON TOP OF EACH OTHER, ,I■a I,I SAME SIZE AS GATE VALVE METER-BY +I REFER TO DETAIL VLSI ORE OVERSIZED BOX MUST HAVE MATCO GATE VALVE-OR EQUAL- • OTHERS © ' �� 1.5'0 I REMOVABLE COVER, =—, SAME S MAINUN MV/FS Y **-0111 FINISH GRADE 3/4'MINUS WASHED GRAVEL SUMP THREADED NIPPLE d CAP • 2" ♦ I ♦ 1.5' — 314'x 3'SCH 80 P.V.C.NIPPLE MUST INCLUDE(4)RESILIENT 1'PRESSURE W��_ z M SEATED TEST-COCKS W PLUGS ' 1 t STANDARD CARSON VALVE REDUCER VALVE- I ..1•' .,•• T + K. P.V.C.PIPE A FITTINGS AFTER GALV. 1 BOX d COVER(GREEN)W • SET AT 75 PSI ALONG TWO SIDES OR CONC. L UNION EX7ENSpN•OR EQUAL n . PAVERS UNDER TWO SIDES I Na .9IJlb_ll IE:.I.1 1.5'DOUBLE CHECK VALVE ' 4 DCVA MUST INCLUDE :, MIN.1 Cu.FT.WASHED GRAVEL SUMP PROVIDE d INSTALL GATE LASCO 3/4"UNITIZED O-RING SWING i (2)RESILIENT _ -REFER TO DETAIL C'LS4 VALVES AS SHOWN- .-. JOINT-SET AT 45°FROM LEVEL ' 1 SEATED SHUT-OFF VALVES _ • QUICK COUPLER VALVE- SAME SIZE AS MAINLINE- LATERAL OR MAINLINE ti PROVIDE SUPPORTS FOR 2'DEVICES „ I�■�1 ' 5l4X6X16'COMPOSITE DECKING REFER TO DETAIL BILS4 REFER TO DETAIL J/L54• H �F 1"ROUND WASHED GRAVEL%B' • UNDER BOTH CORNERS TYPICAL P.V.C.MAINLINE " 14 GA.CONTROL WIRE WI COMMON(MASTER `•'� AS NOTED DEPTH AT BASE OF BOX 12 14 GA.CONTROL WIRE VALVE)&(2)PAIR 14 GA.CONTROL WIRE(FLOW 5/4X6X16'COMPOSITE DECKING �•+. • , •'r 1'1 1N. SENSOR)(DIFFERENT COLOR)_INSTALL TTY. I COMMON WIRE(YELLOW)-48'MIN. POC TO CONTROLLER d VERIFY CONTINUITY. W REBAR 30'LONG W/S.S.WORN GEAR CLAMP UNDER BOTH CORNERS FILTER FABRIC ® DOUBLE CHECK BACKFLOW PREVENTER DETAIL MAINLINE AS NOTED W 0 POINT OF CONNECTION DETAIL 0 QUICK-COUPLING VALVE DETAIL (3/4") D MAINLINE STUB OUT NTS NTS INSTALL TO LOCAL CODE REQUIREMENTS FITS LS4 (SIZE AS NOTED ON DRAWINGS) NTS . . — SOLENOID WIRES 3M DBY CONNECTORS REMOTE CONTROL VALVE MODEL(ICU) FINISH GRADE y FINISH GRADE `I i�'I III,,, HI P�IF('1@ I i'11 II)IiI (TYPICAL) PVC SLIP UNIONS FINISH GRADE I 8.t I :'lllu 1111 �,.1 1..1 II•I 11111 IIlI111.11�� POP-UP SPRINKLER BODY � I1 7 FINISH GRADE +_ I 10'ROUND CARSON VALVE BOX-GREEN W/NOZZLE AS SPECIFIED _ � STANDARD CARSON I rrI , �� VALVE BOX - 2'P.V.C.SLEEVING-WIRE TO lv 1/2" BARBED ELL FITTING W/ 14 GA.C• OL `j I __;-„ VALVE AS APPROVED _ _ MAPLES STREET ELL WIRE VW 14 GA. ■■/ I MATCO GATE VALVE _ -- COMMON WIRE 4 •• 1. .A� •LINE SIZEQ-OR EQUAL 1'BRASS MANUAL DRAM VALVE _ _ Z MN'��' • iIA�� C _ 5/4X6X16'COMPOSITE DECKING ALONG TWO N _ !4X•X76" •MP• ITN ' = TOE NIPPLE(2) 1/2"POLY FLEX PIPE- DECKING ALONG TWO A,,, F b ,1 r /� 1( SIDES OR CONC.PAVERS UNDER TWO SIDES 16"MIN.. 24" MAX. SIDES OR CONC.PAVERS .Y T ■ O, 11=1�' I.ELBOW FITTING LATERAL _ UNDER FOUR CORNERS _ 1/2 BARBED ELL FITTING n = — n ( L Y PIPE 6'MIN. 6"MIN. MAINLINE-REFER TO MAIN LINE PIPE d •: .• MN.2 CU.FT.WASHED GRAVEL SUMP we i 14 GA.(SLACK) •. PUNS FOR SIZING FITTINGS 'o R•r1j'• • + }TRACE WIRE•P.V.C. LATERAL LINE AS NOTED %t.N �_,� FILTER FABRIC-WRAP UNDER 1'P.V.C.PVC SCH BO NIPPLE LINE PIPE PIPE P.V.C.MAINLINE AS NOTED DO NOT USE SIDE INLET BEN.I CU.FT.WASHED GRAVEL SUMP WIRE WHERE SPECIFIED • -- 14 GA.CONTROL VALVE 0 MP ROTATOR SPRINKLER DETAIL CONTROL VALVE AND BOX DETAIL ® MANUAL DRAIN VALVE DETAIL HUNTER PROS-06-PRS4Q-CV N n ® NTS 010 TRENCH DETAIL NTS NTS OA 1,��/ CROSS HANDLE YI1Vq� itAlp FINISH GRADE U. .1 r , JI MODEL ACC-2400-PP POWER CONDOR:SIZE, NOTE'INLET PIPE LENGTH Of SENSOR MUST BE ? 10'ROUND CARSON TYPE,DEPTH PER LOCAL CODE MIN.10X PIPE DIA.STRAIGHT.CLEAN RUN OF PIPE. VALVE BOX-GREEN ��1 11111/1• GROUND WIRE CONDUIT, NO FITTINGS OR TURNS.OUTLET PIPE LENGTH OF `a ISOLATION VALVE(BRASS)W/SCH,80 ill MIN.112-.GROUND PER SENSOR MUST BE MIN.5X PIPE DIA OF STRAIGHT 1E PVC FITTINGS AMC GUIDELINES CLEAN RUN OF PIPE,NO FITTINGS OR TURNS. 1 --- I, �— III I I P.V.C.MAINLINE AS NOTED POURED CONCRETE BASE-6"MIN. THICKNESS-EICTENO CONCRETE ' 2. C NO,5 REBAR ANCHORS BEYOND OUTSIDE DIMENSIONS OF .1A ENCLOSURE WITH 12%SLOPE FOR DBY-6 CONNECTOR THRUST BLOCK DRAINAGE. ks STANDARD CARSON STANDARD CARSON VALVE 4'. ' SENSOR BOX-GREEN c FINISH GRADE L - 4B FINISH GRADE 0 ISOLATION/GATE VALVE DETAIL '' ' I ; CONDUIT FOR GCBL WIRING ... ... t••-, , ... .... . FINISH GRADE X••GREEN 5 i ��,/�d.i , i„//,,,,�� (MAINLINE GATE VALVE SIZE-2'AND SMALLER) NTS I� �• CONDUIT FOR CONTROL WIRES ri OBY-6 CONNECTOR •N, FRONT VIEW 7TH GROUNDING GRID PER 1�`Y-+ ;j ; ; 14 GA.CONTROL WIRE W COMMON MANUFACTURERS 1 ` ! `\ i (MASTER VALVE)d(2)PAIR 14 GA.CONTROL STANDARD CARSON DRY-A CONNECTOR RECOMMENDATIONS p E-FLOW Q WIRE(FLOW SENSOR)(DIFFERENT COLOR)• VALVE BOX-GREEN 4� { o V r INSTALL FROM POC TO CONTROLLER d 0 ^ 3'M.L. �b VERIFY CONTINUITY, IRRIGATION CONTROLLER DETAIL I O 3 V 1 5 MAINLNE PIPE 1.5'MAINLINE PIPE ''1�1�I' 1.5'M��• (-FLOW (ACC-2100-IMMS CONTROLLER) NTS •1 R frx A•'1` 1 "1 1 "si 1 ,7 —. NOTE h 14 GA.CONTROL WIRE W/COMMON S:_ r fi_t._ y „i r- ;-..�., - >. + CONTROLLER SVNLL BE HARDWIRED TO GROUNDED 110 n 220 [[[[��^,,k (MASTER VALVE(d(2)PAIR 14 GA. D TA EQUALS S DISTANCE EQUALS tO TIMES SCHEDULE 60 PVC COUPLING 1 �� ;20� ran*OA VAC SOURCE. F� TROY A. MEARS T \• /�V v oi CONTROL WIRE(FLOW SENSOR) TIMES DIAMETER OF ” DIAMETER OF PIPE SIZE PVC NIPPLE SCHEDULE 40 1.5 M.L 1.S M'L' . s 40 f • CONTROLLER B REQUIRED TO HAVEA WIRELESS RAIL SENSOR OREGON ,C1 o POC CONTROLLER VERIFY H. PIPE SIZE 1.5'ICY MASTER VALVE "Mahal n � I.y+_ + DEDICATED TOR•VERIFY LOCATION WITH OWNERS N POC(DIFFERENT CONCOOLLER INSTALL H. - RE. R FCT-150 1 FILTER FABRIC_WRAP UNDER �— O REPRESENTATIVE a 0 CONTINUITY. COUPLING REQUIRED WASHED GRAVEL SUMP-TYPICAL • CONTROLLER S REDUIREDTO HAVE SEPARATE(2114 GA PAIR 11/21/2003 DISTANCE EWALS 5 DISTANCE EQUALS 10 TIMES Q 0 MIN.1 CU.FT,WASHED GRAVEL TIMES DIAMETER OF DIAMETER OF PIPE SIZE .5'PEB M.V. WARE FROM CONTROLLER TO FLOW SENSOR SUMP•TYPICAL it I MASTER VALVE AND FLOW SENSOR DETAIL PIPE SIZE SCHEDULE BO CONTROLLER IS TO INCLUDE:ACGCOMNWR,ACC-110814. ^ C 1.5'FLOW SENSOR MODEL HFS PVC NIPPLE APPBRKT.RAD38 PIAS•AHT2 Y h LS4 NTS • VERIFY CONTROLLER AND ALL COMPONENTS WORKING PRIOR TO o TOP VIEW ECT-150 • O' FINAL ACCEPTANCE AE AR n Revisions and Addendums ENGINEERING DIVISION P O I S O DOG PAR 1 ME /- n� SHEET Description Date No. By IIII�' DESICG�N* PUBLIC WORKS DEPARTMENT LS4 13125 S.W. HALL 722 PARKI \ G LOT IMPROVEMENTS X ��E G R O U P I i TIGARD OREGON 97223 LANDSCAPE ARCHITECTURE S PUNNING VOICE: 503-639-4771 OF �' PO Box 23338 I TKYAD.OREGON I 97281 FAX. 503-624-0752 4 PHONE:503.501.45 I6 I F. 503.Q24 4688 TIGARD WIIWW TIGARD-OR.GOV XX 4 i FILE NO DESIGN: TAM !DRAWN: TAM [CHECK: TAM PROJECT NO: XXXXXXXXXXXXXX IRRIGATION DETAILS AND NOTES