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MMD2001-00003
MMD2001 - 00003 HARLEY DAVIDSON February 23, 2001 CITY OF TIGARD Debbie Wildeman Group Mackenzie OREGON 0690 SW Bancroft St. PO Box 69039 Portland, OR 97201-0039 Dear Ms. Wildeman: This letter is in response to your request for Minor Modification (MMD2001-00003) approval to add a 1,400 square foot canopy to the front of the Harley Davidson Building located at 10770 SW Cascade Avenue, WCTM 1S135BC, Tax Lot 00500. The Tigard Community Development Code, Site Development Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Site Development Review application." Section 18.330.020.B.2 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. An increase in dwelling unit density or lot coverage for residential development. The proposal does not involve residential property. Therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. Since the canopy is not an enclosed structure, it will not increase the usable space and will not increase the building square footage; therefore, additional on-site parking is not required.. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structural occupancy type of the building is proposed. Therefore, this criterion is not applicable. 5. An increase in the height of the building(s) by more than 20 percent. The building height will not be increased as a result of this proposal. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. This request will not require a change in accessways or parking areas where off-site traffic would be affected. Therefore, this criterion does not apply. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. This modification will not generate additional vehicle trips. Therefore, this criterion does not apply. • 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Pogo 1 of 2 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The proposal will not increase the square footage of the building or floor area. Therefore, this standard does not apply. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by the code or reduces the open space areas by more than ten percent. The modification will not affect landscaping or open space since the area being covered by the canopy was planned to be a concrete plaza; therefore, this standard does not apply. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. The addition of the canopy will not reduce project amenities and will, in fact, provide a more attractive environment by providing a refuge from the rain prior to entering the building. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above. The modification will not impact any of the conditions of approval. THIS REQUEST HAS BEEN APPROVED. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR PROPOSED MODIFICATIONS TO THE BUILDING DEPARTMENT. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions, please feel free to call me at (503) 639-4171 ext. 336. Sincerely, 0" Julia H. duk Associate Planner is\curpl\Julia\minmod\2001-00003 c: 2001 Planning Correspondence file MMD2001-00003 Land Use file SDR1999-00028 Land Use file r MINOR MODIFICATION , , +i?, TYPE I APPLICATION CITY OF TIGARD 13125 SW Hal!Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: --1ul+Qt'takdvk. DATE OF PRE-APP.: b/zz,�t Property Address/Location(s): 10770 Sri G4 e (C45c4dC A•«+ drcra+6 Rd Tax Map & Tax Lot#(s): 15135 ,G OO5P0 FOR STAFF USE ONLY Site Size: 2. 31 ecres � Property Owner/Deed Holder(s)': v/on� kJ:illa� a> = Address: 1 3705 5h! Farmt4-0.1 Rd Phone: 6s43-7111 City: vet n �J Zip: b ll 'j „, 0 ; Applicant": tG ( f i J — Aia c Other Case No.(s): M 'Address: 01690 W 1 . orP4-5# Pone: Z21-1-761z0 +1�..-, '. City: Pot-Hand DR Zip: et 7201 Receipt No.: Igo.° Application Accepted By: When the owner and the applicant are different people, the applicant ��'}} must be the purchaser of record or a lessee in possession with written Date: apb/ii : authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this w form or submit a written authorization with this application. Date Determined To Be Complete: PROPOSAL SUMMARY The owners of record of the subject property request permission for a Comp Plan/Zone Designation: Minor Modification. To review a modification as a Minor Modification, the Director must first find that the expansion does not invoke one or more of the 11 criteria discussed within Section 18.120.070(B) of the Tigard Development Code. If the modification CIT Area: + exceeds the maximum allowed under any one or more of the Recording Date and Number: following criteria, a Major Modification review is required. Major g Modifications are processed in the same manner as a new Site ..;,7„ Development Review. In a separate letter, please address the criteria below contained in Section 18.360.050(B) including a detailed Rev211/00 i:\curpinlmasterslminormod.mst response to each criteria. I. An Increase in dwelling unit density or lot coverage for residential development. 2. A change in the ratio or number of different types of dwelling units. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. REQUIRED SUBMITTAL ELEMENTS 4. A change in the type of commercial or industrial structures as defined by the Uniform Budding Code. 5. An increase in the height of the building(s)by more than 20'/x. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. 7. An increase in vehicular traffic to and from the site and increase an be expected to exceed 100 vehicles per day. ✓ Application Elements Submitted: 8. An increase in the floor area proposed for a non-residential use by more than 10'/.exduding expansions under Application Form El 5,000 square feet. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space ❑ Owner's Signature/Written Authorization area below the minimum required by this code or reduces the open space area by more than ten percent. 10. A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions) below the Title Transfer Instrument or Deed minimum established by this code or by more than l0'/•where specified in the site plan. Site Development Plan (3 copies) II. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria I through 10 above. Site/Plot Plan (reduced 87:"x 11") In addition, the Director must find that the proposed change complies Applicant's Statement with the underlying standards of the applicable zoning district. To (Addressing Criteria Under Section 18.360.050(B) complete this review, the Applicant's proposal must include a discussion indicating how the site expansion will continue to comply 0 Filing Fee $100.00 with the minimum setback, building height, parking land landscaping standards. Other applicable requirements such as minimum Clear i ioS,0/ Vision areas near driveways and street intersections may also be applicable depending on where the building expansion is proposed to be constructed on the site. 1 • APPLICANTS: 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 re.uest does not violate an deed restrictions that ma be attached to or im•osed u.on 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 plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • 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 /3 day of re! 1141L. Owner's Signature Owner's Signature Owner's Signature Owner's Signature • • 2 G R O U P -MACKENZIE February 20, 2001 City of Tigard Community Development Department Attention: Julia Hajduk 13125 SW Hall Blvd. Tigard, OR 97223 o. u, g N RE: Harley-Davidson r Group Mackenzie Project#990199 • P O fY o e Dear Julia: -a w c The purpose of this letter is to request a Type I Minor Modification to the approved Site M Development Review for the Harley-Davidson Motorcycle Dealership previously o. Q approved through SDR 1999-00028. The 2.31-acre site is located on Cascade Boulevard west of Greenberg Road (Tax Lot 500 in TIS, R1W, Section 35BC). o • z The Minor Modification request is to add a 1400-square-foot canopy on to the front o facade of the building. The proposed canopy would be placed over the main entrance, . covering a portion of the approved plaza area in front of the building. A canopy element N o was included in the initial Site Development Review submittal; however, due to budget constraints, it was later removed and not included in the design that was approved by the ° F City through the Site Development Review process. The current proposed canopy is much smaller that the original proposal and does not extend across the drive. Group The proposed canopy meets the approval criteria of Section 18.360.060 C as follows: Mackenzie, Incorporated �rcrtectLre 1. The proposed development is in compliance with all applicable requirements .ntenor Design of this title Land Use Planning Group Response: The property is zoned I-P (Industrial Park). The proposed canopy will be in Mackenzie compliance with all of the development standards of the I-P zone. The main deck of the Engineering, Incorporated canopy will be approximately 14 feet 6 inches tall, and there will be two decorative pipes CMI/Stn,ctuia extending to 40 feet tall. All of these elements are below the 45 foot height requirement Engineering of the I-P zone. The deck of the canopy will extend 25 feet out from the building wall, Transpo;ation which will be approximately 60 feet from the property line along Cascade Avenue. This Planning meets the 35-foot minimum front yard setback requirement of the I-P zone. The canopy The on of Mackenzkenz ie e will extend over the previously approved plaza area in front of the building, so it will not Engineering and result in any new impervious surface or site coverage. The proposed canopy will have no Mackenzie/Saito continues, H:\PROIECTS\990199\WP\IB 13L1 sk.wpd Julia Hajduk Project#990199 February 20, 2000 Page 2 effect on the approved landscaping on site. No other changes to the building are proposed at this time, so no other code requirements apply to this Modification request. 2. The modification is not a major modification. Response: The proposed canopy is not a major modification using the definition in Section 18.360.050 B of the Tigard Zoning Code. The canopy will not affect the building area, parking requirements, vehicular traffic or site circulation, so these evaluation criteria do not apply. The decorative pipes that will be added to the canopy will be 40 feet tall, which exceeds the approved building height of 24 feet. However, these elements are projections which are not used for human habitation; therefore, based on Section 18.730.020 A of the Tigard Zoning Code, these elements are not subject to any building height limitations. The pipes will not increase the height of the building by more than 20%, so this does not constitute a major modification. As shown above, the proposed canopy meets the approval criteria of section 18.360.060 C because the Modification is not a Major Modification and is in compliance with all the applicable requirements of the zoning code. The canopy will result in very little change to the overall building design which was previously approved by the City; therefore, the Modification request should be granted. Included with this letter are a copy of the previously approved site plan and elevations and a copy of the elevations showing the canopy. The Minor Modification application form and the application fee of$100 are included. Please call me if you have any questions or need additional information. Sincerely, //z (,& Debbie Wildeman Planner DEW/wp Enclosures c: Ed Wallace, Jr. - Destination Harley Davidson Dennis Woods, Dave Williams - Group Mackenzie I-1:\PROJECTS\990199\V&A B 13L 1 sk.wpd Until a change is requested all tax statements shall be sent to the following address. E.E.W. Enterprises, L.L.C. 13705 SW Farmington Rd. Beaverton, OR 97005 • STATUTORY WARRANTY DEED 'Edward Wallace, Grantor, conveys and warrants to E.E.W. ENTERPRISES, L.L.C., a Washington limited liability company , Grantee, the following described real property free of liens and encumbrances, "<, except as specifically set forth herein: Legal description attached hereto and marked as Exhibit A and by this reference made a part hereof. ti 00 This property is free of liens and encumbrances, EXCEPT: Easement as recorded July 28, 1995 as Fee no. 95052202, o Easement as recorded November 1, 1995 as Fee no. 95080312. Z Maintenance provisions/agreement as recorded April 27, 2000 as fee no.2000033364, V THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS .. INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. < BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE LL TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS Dk HNED IN ORS 30.930. The true consideration for this conveyance is$ 0.00, however the true and actual consideration consists of or includes other property or value given or promised which is the whole consideration. Dat day of , 2000. !a t► Edward Walla Ir STATE Washington } C SS ounty of } ' I certify that I know or have satisfactory evidence that Edward Wallace is the person who appeared before me, and said person acknowledged that he signed this instrument and acknowledge it to be his free and voluntary act for the uses and purposes mentioned in this instrument. Dated Mayi a. 2000 ",,,,,,,,+'' Notary Public in and for the State of Washington Residing at T it us&,r, Cv► ch1 NOTARY —* • N Z My appointment expires:-I ke,i3O Z PfJB LAC,, A '. OF WS\ Order No. 881970 EXHIBIT "A" A tract of land located In the Northwest quarter of Section 35, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, described as follows: Beginning at a point on the West Ilne of the D. C. Graham Donation Land Claim No. 52, which point is North 1°14' West 1401.07 feet from the Southwest corner of said Graham Donation Land Claim, said point being the Southwest corner of the tract of land described in Deed to Madeline Fourier, at al, recorded in Book 756, page 800. Washington County Deed Records; thence South 89°22' East 384.24 feet to the Northwest corner of a tract of land conveyed to United States Bakery. an Oregon corporation, by Deed recorded in Book 1112, page 880, Washington County Deed Records; thence South 0°11' West following the Westerly line of said United States Bakery Tract, 295.21 feat, to the Southwest corner thereof and an iron rod on the North line of Cascade Boulevard;thence North 59°22' West following the North line of Cascade Boulevard to an angle corner therein; thence on the arc of a curve right, having a radius of 50 feet and a central angle of 56°15' ithe long chord bears North 51'14'30" West 47.14 feet) an arc length of 49.09 feet; thence North 33°07' West 128.04 feet; thence on the are of a curve right having a radius of 180 feet and a central angle of 31°53' (the long chord bears North 17°10'30' West 98.83 feet) an arc length of 100.16 feet thence North 1°14' West 72.15 feet; thence leaving the E asterly boundary of S.W. Cascade Avenue, South 89°22' East 10 feet to the point of beginning. EXCEPT that portion thereof described in Dedication Deed recorded November 1, 1995 as Fee No. 95080310. TOGETHER WITH an easement for ingress and egress described as follows: Beginning at a point on the West line of the D.C. Graham Donation Land Claim, 1401.2 feet North of the Southwest corner of said claim. Said point being the Southwest corner of the Madeline A. Fourier, at al, Tract as described in instrument recorded September 15, 1969 in Book 755, page 800, Washington County Records; thence South 89°49' East 194.42 feet to an iron rod; thence North 0°17'15" East 292.79 feet to an iron rod on the North line of said Fourier Tract;thence North 89°49' West along the North line of said Fourier Tract and its Westerly extension to a point on the Easterly right of way line of S.W. Cascade Avenue as described in Dedication Deed recorded in Book 724. page 125, Washington County Records; thence South along the Easterly right of way of S.W. Cascade Avenue, 293 feet, more or less, to a point that is North 89°40' West of the point of beginning; thence South 89°40' East 10 feet to the point of beginning, 3 instrument. 8 F- SHEET NOTES: U co p 2 V PVC MN PILL COM FOR roe WTaRTLOMIFIa MIL .., WAR FOR FAILURE EXT. 0 a¢/Q M c DETAIL I. 1 O RIP PVC RA RISCO VIM LOW MOP NI N0•uislwn. 1 CATS IOTA Q. to'worm Lora wow encore moo nu some For roe~MAT Ma! S a 1 a MI no Poll.aa MC.CO C!C2Cq MWM LONG MBE,PVC N. O!H Oa.l O!worm MMLLOI O MlG1OM a O FM PRA MN MN.21•11 WHY. O 'I _ 1WANSMRMEROY OM POE rn� . A H•I • O. it/aiwIl 1' F — i C) 9. - I C IR • . 1, '; t‘t ) .., gi,:t Q. © - J,W .t P��" �� \ 71' I I ,' \ •4U0.OM6 AREM • 411.ISD SF �', a , \ I \ I, n Milk �� �, ; Ilk��\ \\ ANCORE BOLTS TOP OF POLE BA E A !w141116114' BY AAANUF. A90VE OItAOE` \ ,E��� �� -"-.-_ TYPICAL OF(4) t!1 \ . - `,` �",�.�.��\ -` _ (5) /3 RINGS (1�. ; I . `�` :r•K ww•�'�����', ——— ` (6) it 5 BARS VERTZ " T—i 4'-? Lr SPACE AU_OTHER t_L-.1 \ -li ***>ok *:, �! `-- 11 �` tot.- POLE BASE OF7All• \ ` ` NTS - illih o �� 6 FOOT OM 4 `�f wa l Z O as YloLwa CITY OF TIawo MG I • � 5 \. `-`' "M me"Fp, ELECTRICAL SHEET SCHEDULE 18 ------------ ■RT -°---------'---- - �----- o— •'-T DR' El SITE POWER&LIGHTING i { IG E2 LIGHTING PLAN ►•al•pl•MOlan WM mom Lou = �'��. . ---�-- - • M .� E3 POWER PLAN f i "" � l„L,rRa.a� M E4 POWER RISER AND DETAILS P 1§ *-',' OAR .aeMar< ,, MIR ,mil roam S.W. CASCADE AVE. :W ib : MY!SIR COMM DWI ORRMOM 7144 -... PGE POLE DETAIL n SITE P LAN z !GALE:1• 20-o• THIS ELECTPoCAL ORM MIO NO DESIGN ME 11E PROPERTY OF SAC OFNER ELECTRIC.NC. — USE OR REPRODUCTION% OM WRITTEN PERIASSION IS PROHIBITED. \. o ..11 SHEET NOTES: 0 CO 0 s us nc amnia coo Pon Poi slow Dome was .... NARK FOR Full./RE EXT. CL 0 REPOEPOLFOITAL I.. 0 IllePICICOITILICOMMILMOIPAII•PSIONOPLIIL•111010. I I / 0•11• 011•• 0 spr Pocvsnq use sow ole an Aso puu mew ran Faa pnemstulm. ° O s C , E ? 0 fryTINCIORK/IIIC.COOLIC11:101•VATILOMOMOMPINCIIIS . tEl offus OF alma U.POPCCINICMI a 0 ad FoLe&worm&BR am o ___ ___ ___ _. ______....................Q__.............. . I 1LT= • .al. p .......------ 171-"malIZZI ., ,,,,:„..; . . ..0 - I • 046•711 V I 0: ii;L.......! ..C.'"" • , • MN.. 0. 4 al I ' F - i 1 , 1 (;),• - At r , , „. . 0 : ,,. • a 1, .... ''Sl\aor w I i. 1 : t 1 Or II • 1.••••.•••1 I ; .. VI I ; I 1 - 111 •Il a I... I 1 , la 1 • - §E•4.ja) i • I ; .1 it 14' /7.... . . • 4 . • , ,, • l■ •\ I , '1 iSUILDING AREA.. \ • 211.410 SF 1 1=0-4-i ■ 'IF AI 1 ki ,1 s'.•IVO ... \,.. 1111h 1\ \ \ \ ....... ‘ ANCORE BOLTS TOP OF POLE BASE II ...... ...iii. \ BY MANUF. r ABOVE GRADE 0 % N \ la Ito , \ S. ............." ..........0 11/ TYPICAL OF(4)' , t A fAgri-i.‘ . . p. . ...- 'I.' t1\' \ . TOPREBAR ''R O'Ne'' .: 3'SPACE --•- - " • 4. ,\,. i , Az: •Nisi,s,\ ..............,...................._ Id (5) #3 BARS RINGS \ ir . *., I \ HOFtZ. - ■ I____j (6) #5 BARS VERT7.-- .., ... os‘ 1 '. \ 12-SPACE ALL UREA I-L-.1 \ N. 00. •••■ 4/80;116 REBAR Jr•-I--4 -I- s •,0411111/NOLL . I . 4 , \ lib"44 ililtak \•--- ' _ __ • POLE BASF()FTAII• II I. • RMIN ... .. Siiih, 0 044.444k.4 ISIC Z OS IMID■Ilumiiii...._ 0 0 • mins maw mimeo,wit i NNd., .... '''•. ."-•--- 8 5 g ..',.........._ - , -. ---- ------------5:.-- 43- ; ....„,,,„ ELECTRICAL SHEET SCHEDULE cl i ...,--.......„„ exr. --—— .—--------------- ------- I. -1FUTUM WIRT • El SITE POWER&LIGHTING ,... .rti ' ----___ E2 LIGHTING PLAN E3 POWER PLAN g li 1 -. PIOUNOIR•PICIUNOVI•II amomag . . .--IIII- V,IA•64.0.1 04 XII 0 I C ,,. Inc WALLS= E4 POWER RISER AND DETAILS 4cP 11 -,.., os• moovis • 1171111IT AMIN P 1 1;11 , S.W. CASCADE AVE. WM 111.111ECOPCUITBOOPIT11111 1.011EllOilratrieWN101161W PGE POLE DETAIL so i SITE PLAN Ei : SCALE:1.-21Y-O. THIS ELECTRICAL DRAWING AND DESIGN ARE THE PROPERTY OF RACHORIER ELECT ,INC. — USE OR REPROOUCTION VNTHOUT WRITTEN PERRNSION IS PRONIRED. , ', - 0, GRAPHIC SCALE '.• ° 7 " •° .4,s : we = imm mi■ : . mu a. .1 Ems al■No .. • I .. I : 0 ! : ....,.., r■ „......,--rAccz,Aph _____._ I.- ---ea=11,4r - C/10, , . • _____ __• pi ......._ '! 7 IIII . 4, . •■•• i i 14 iri.' 0 : • ., , lig=---,==,===,===— _,======, , 1! se •mS o 0,..- . i • 0 011%.' °. - - I 71 i i 0 1 i 0° ■ 1 1., 1 0 lir 0 • ti 0+.'' I q v .4, , .4. 4 i 1 ' .,:11111111.lik I i C I 1 . . I 1 I .... 1 ,' ' I I 1 t I ..: • • , ..., -.4 r .4.• , • ,.. * , i : 0 ,411110,,•411116.,...i I 'I°I, . ,,....1,'" .4 , .1, N . 1 . tr 4 < ..''': \ \i • 0.0* '' 1111 .4 No 4 •• No . N. so 1 ■ . • . BUILDING AREA= fri i :.',, ■ 24,480 SF •• - IP 0 . FF ELEV.: 183.50 0 . .4 4., \ 0 - . t ;\ v, t.■., \ . , 0 . ... Iii. PROPOSED CANOPY .,...,„. '1• : 4, w. : 4.• ' •••... IL• • 1.. ..; - •.. . '•• ••• •.,i 0 0 41'1 . . 1 . T•el k • 1._ ... •• . + •1 r v • • ••• •"1: \, \\ ''****41:'' \ 0 "OA, , \ \S4 ''' 0 4 i.:;.--,/,■ 0 re, `, / v , 4. .....•.' \ \ sN ' .. • "*I'n amj 4 7. , . 4 , . \ s',. \'.. 404,11N, \N .....* 0 'hi:Nib, 4 -.rob 4 . ,.. . ..k. ... \‘, Offik e .. 40„ CPI! .E.. 1 :.■ \`•....„,,..:.,,,, r. * .. .....,.....,„.'\ , ,e ''''\;\ \ .... t• • : '.."....',.. s'', C.'s".' , . • N.. s' ‘.. ''''...'''' . ' '. . • r TOP 0 I POND N. , , ....... 0 /......-------...,.., '`,... "'N.'S. ......... .........., 0 ''. N':::• , ........, ........ ■ / .. .■ ... , idE ... .... .■.. ■■■•■,,,T' .. ........,;:,, ........ ......'.7Z7,::',.. ..'..,', ■.,,, ' _. -- ' 1 '4 - - -IMINIIIIIITNI■ ....:,.,,,.. --.., _.... __ -~,-;:- -__ AN= ••;;;;-.. --_--_____ SW CASCADE A VE. i 1 I it \ ,.....e• , .--7,'" li.