The URL can be used to link to this page

SUB2009-00003 SUB2009 - 00003 Montage Townhomes I 93Y op CASEFILE NO: O(p (p-SID(R1AMP/AIN �`a�to"'rpG WASHINGTON COUNTY 3� ki Dept.of Land Use&Transportation �� (4PPLICANT: Current Planning Services fTACT: T CA-_�A TEM LLC_ 155 N. 1"Avenue,#350-13 Hillsboro,OR 97124 e� q AD ass: 7ta L.�l pRCGpa n Ph.(503)846-8761 Fax(503)846-2908 d�.� �D �O�I•Idtl+)D 0� '1 Z. http://www.co.wash ington.or.us TYPE I FINAL APPROVAL FOR LAND NONE: b(o3(p DIVISIONS & DEVELOPMENT REVIEW FAX: E-MAILADDRESS: jCXYW. Or^�mC�r�oI I1 wtt�Hl�t,(. CPO: COMMUNITY PLAN: APPLICANT'S REPRESENTATIVE: NOTE.The I.4.(LLS, CEo*. MILL. Applicant's Representative will be the primary contact for the County. LAND USE DISTRIC (S): CONTACT: TOM Me_CoNtJELL. O 1$-2-4 ou t VzS COMPANY: ADDRESS: 2.972, NW SA\AE:V_ST ASSESSOR MAP(S): TAX LOT NUMBER(S): 1100 ` t�f_TLA4ja of- CI-77_116 PHONE: 1503 '905 - 06 37 l FAX: E-MAIL ADDRESS:+tem—VAcc-onn e-t(eh�► � ( •Ccv� SITE ADDRESS: �I?j?r SW I� �� I.-V D. OWNER(S): (attach additional sheets if needed) SITE SIZE: 7--0q NAME: CA 5A Te-p-M (--�. ADDRESS: -ny l'o SE Zq*k F00rLAHqp 01�- q72-02- PHONE: 7Zo2- PHONE: ��D3 FAX: E-MAIL ADDRESS:_1�ru -U�.Imer C-a(phacow rnUON Final Approval of Casefile No. -2(i¢(Q- S D (L SMP KV (VOTE_ This form will not be accepted unless accompanied by all of the documents required by the Conditions of App rst 1 der Prior To Final Approval X "i' (D a X10 �3 PROPER O ER'S NA RE DATE APPLICIANT DA E (Required my if o ership is different fiam that shown on II Develop nt Application for preliminary approvaq Print Name: Print Name: OFFICIAL USE ONLY A. Findings of Fact: 1. The applicant has submitted written and graphic (plans) material required for final approval. 2. The final plan complies with the standards and conditions of the preliminary approval. 3. The final plan complies with the applicable Code and Community Plan provisions. 4. Preliminary conditions of approval of this request have been met. 5. Other: F:\Shared\LDS\LIBRARY\Forms\public\Final Type I.doc 6/24/08 1 6. The final plan has been modified from preliminary plan: ❑ Yes ❑ No If yes, explain: 7. Additional Casefiles (after preliminary approval): 8. Final Plans have been stamped "FINAL APPROVAL" ❑ Yes ❑ No B. Action: The information submitted by the applicant demonstrates that the request complies with the applicable regulations of the Community Development Code and the Community Plan. Based upon the above findings, final approval of this request is granted subject to the following Departmental Current Planning Services Was 'ngton County Department of Land Use and Transportation O si DW Print Name C. Additional Information: The applicant and/or property owner must still comply with or fulfill other required conditions prior to such activities as grading, issuance of building permits, and/or final building inspection approval. Please see the original Notice of Decision for these conditions. F:\Shared\LDS\LIBRARY\Forms\public\Final Type I.doc 6/24/08 Illy I I ctci°td /z,/o CASEFI LE: 06-266-S/HRV/AMP Washington County Department of Land Use and APPLICANT: Transportation Land Development Services Palmer and Associates 155 N First Ave,Suite 350 9600 SW Oak Street, Suite 230 Hillsboro,OR 97124 Portland, OR 97223 NOTICE OF DECISION OF APPLICANT'S REPRESENTATIVE: THE HEARINGS OFFICER Alpha Community Development 9600 SW Oak Street, Suite 230 Portland, OR 97223 PROCEDURE TYPE III CONTACT PERSON: CPO: 1 Kirsten Van Loo (503) 452-8003 COMMUNITY PLAN Cedar Hills-Cedar Mill OWNER: LAND USE DISTRICT: Green-Hampton LLC TO: R18-24 (Transit Oriented Residential) 11230 SW Muirwood MAP/TAX LOT: Portland, OR 97225 1S1 26 DB 1100 ADDRESS: LOCATION: 9325 SW Hall Boulevard On the south side of SW Hall Blvd approximately 450 feet east of its intersection with SW Greenburg Road/SW Oleson Road. PROPOSED DEVELOPMENT ACTION: Preliminary Approval and Development Review for a 33-Lot Subdivision in located in a Transit Oriented District, a Conceptual Master Plan for Area of Special Concern 16 on the Metzger-Progress Community Plan, an Access Management Plan for Access to SW Hall Blvd., and a Hardship Relief Variance to Reduce the Street Side Yards (Frontage Minimum) for Lots 6 12 17 24 and 33 (along Montage Way and the extension of SW 92nAvenue). DATE OF DECISION: September 22, 2006 A summary of the decision of the Hearings Officer and supplemental findings are attached. This decision may be appealed to the Land Use Board of Appeals (LUBA) by filing a notice of Intent to Appeal with LUBA within 21 days of the date of this decision. Contact your attorney if you have any questions in this regard. For further information contact the Land Use Board of Appeals at 503-373-1265. The complete case, including Notice of Decision, Application, Staff Report, Findings and Conclusions, and Conditions of Approval, if any, are available for review at no cost at the Department of Land Use and Transportation. Copies of this material will be provided at reasonable cost. Notice to Mortgagee, Lien Holder, Vendor or Seller: ORS Chapter 215 requires that if you receive this notice it must promptly be forwarded to the purchaser. Notice of Decision of Hearings Officer September 22, 2006 Page 2 CASEFILE NUMBER: 06-266-S/HRV/AMP SUMMARY OF DECISION: On September 22, 2006, the Washington County Hearings Officer issued a written decision (Attachment "C") for Washington County Casefile No. 06-266-S/HRV/AMP "Montage Townhomes" located at 9235 SW Hall Blvd, east of the intersection of SW Hall Blvd. and SW Greenburg and SW Oleson Roads, and described as tax lot 1S1 26 DB 1100 in Washington County, Oregon. His decision is as follows: ORDER: The Application is Approved subject to the Conditions set forth in Attachment «B„ Attachments: A Vicinity Map B. Conditions of Approval C. Hearings Officer's Findings, Conclusion and Order ATTACHM IT A VICINITY MAP TAX MAP/LOT NO. 1 S1 26 DB 01100 CASE FILE NO. 06-266-S/D(R)/AMP/HRV �a1 goo..'`,�`.\ `�•, "`'`. �s�a$©13o��.a.: � �- Co ',`' ura�'V,, Cl\�.- , ,.-.''`.,•,�• ,.\,. •, ��_ 1S126D600206 I N U) 1S126DB00200 1S126DB00302 \` �IS126D600704 i R24 gRFq 1S126DB00300 1S126DBO2500 )100 OP TO:EMP 1S126DB00700 S o s �qN CEDARC EST ST 1S126DB02800 q�i�yl ' F ?00 NT__ pLq r Alr7` ,V 1S126DB00600 I ORS 1S126D6 R9 � )0 W L1LL1� ,15121?DB.- y 00701 T'`I'( r 1 ala: : `•- �<< j W rlll , B O�1z64113:Ci of lr7 . 20900.:=:. . :TT1 . Tigard FV i I q :18426 W 7: �Q80o: - — 17 r 1 S126DB02900 11111 of 0804 1S126DC00800 1S126DC00301 . 1S126DC00902 1S126DC00100 I � — R5 i 91 ST ` 5 1S126DC00900 Q ( I I Q i- - * Lots affected by the HRV REVIEW STANDARDS FROM CURRENT OR 4 NORTH AREA OF CONSIDERATION APPLICABLE ORDINANCE OR PLAN AREA OF SPECIAL CONCERN 16 A. WASHINGTON COUNTY COMPREHENSIVE PLAN B. APPLICABLE COMMUNITY PLAN(See Front of Notice) SCALE: 1"TO 200' C. TRANSPORTATION PLAN SITE & SURROUNDING LAND USE DISTRICTS: D. WASHINGTON COUNTY COMMUNITY DEVELOPMENT CODE: TO:R18-24Transit Oriented Res. 18-24 units/acre ARTICLE I,INTRODUCTION&GENERAL PROVISIONS 8-24 (Transit ARTICLE 11,PROCEDURES R5 (Residential 4-5 units/acre) ARTICLE III,LAND USE DISTRICTS R9 (Residential 7-9 units/acre) ARTICLE IV,DEVELOPMENT STANDARDS R24Residential 19-24 units/acre ARTICLE V,PUBLIC FACILITIES AND SERVICES ( ) ARTICLE VI,LAND DIV.&LOT LINE ADJUSTMENTS TO:EMP (Transit Oriented Employment District) ARTICLE VII,PUBLIC TRANSPORTATION FACILITIES OC (Office Commercial) E. R&O 86-95 TRAFFIC SAFETY IMPROVEMENTS F. ORD.NO.524 UNIFORM ROAD IMPROVEMENT STANDARDS City of Beaverton G. ORD. NO-379 TRAFFIC IMPACT FEE City of Tigard H. R&0 04-9 DESIGN AND CONSTRUCTION STANDARDS ATTACHMENT B CONDITIONS OF APPROVAL I. PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES THE APPLICANT SHALL: A. Obtain a Grading Permit from Building Services (503-846-3470). The Grading Permit must follow the requirements of the Building Services Division's Grading Submittal Package Checklist. Show all proposed retaining walls on the final grading plan. Depending upon the height of the wall and site conditions, the applicant may be required to obtain a Building Permit. The Building Services Division will determine the Building Permit requirement. NOTE:The applicant will be required to obtain permits from O.D.O.T. to access SW Hall Boulevard, to direct any surface water drainage to an O.D.O.T. facility or to perform any work within the SW Hall Boulevard right-of-way. B. Obtain approval for an Access Permit for temporary construction access to the site if construction access is proposed from SW 92 d Avenue. Access Permit forms are available at the Land Development Services Counter. Temporary construction access may be located on SW Hall Blvd, if the applicant can demonstrate compliance with the County's sight distance and safety standards. The temporary construction access must be abandoned prior to obtaining occupancy of the first dwelling unit. (A permit from O.D.O.T. is also required for construction access to SW Hall Blvd.) NOTE: If a Facility Permit has been issued, an access permit will not be required. C. A Clean Water Services (the District) Site Development Permit must be acquired. Application for the District Site Development Permit must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order 04-9 (R&0 04-9) and is to include: 1. Compliance with all provisions of all the District's Design and Construction Standards, R&0 4-9. 2. Detailed grading and erosion control plan. A 1200-C Erosion Control permit will be required. 3. Hydraulic and hydrological analysis of storm conveyance will be required. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow as provided in the above named design standards. Casefile 06-266-S/D(R)/AMP/F ..J Attachment B— Recommended Conditions of Approval Page 2 4. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. 5. Provisions for water quality in accordance with the requirements of the above named design standards. An all-weather access shall be provided to the structures within the water quality facility. 6. Site contains a "Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 06-000220, dated June 19, 2006. 7. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract and not part of any buildable lot. 8. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. 9. Provide DSL and Corps of Engineers permits for any work in the wetlands or creek prior to any on site work, including grading and erosion control. Include permit number on cover sheet of plans or provide concurrence with the delineation. NOTE: The above noted improvements must be completed to the District's satisfaction. The as-constructed drawings (as-builts), or a bond guaranteeing the as-builts, shall be submitted and accepted by the District. II. PRIOR TO SUBMITTAL OF THE PROPOSED FINAL SUBDIVISION PLAT TO THE COUNTY SURVEY DIVISION: Submit two (2) copies of the proposed final plat to Clean Water Services (503-846- 8621), the Engineering Division (503-846-7900) and Land Development Services (503- 846-8761). Contact the County Surveyor's Office (503-846-8723) for information regarding submittal and review procedures. III. PRIOR TO FINAL APPROVAL AND SUBDIVISION PLAT RECORDATION (WITHIN TWO YEARS): A. Submit to the County Survey Division (503-846-8723): Fifteen (15) copies of the proposed final plat which shall comply with Oregon Revised Statutes, Chapter 92 and Section 605 of the Washington County Community Development Code. The following shall be included on the plat: 1. All easements and tracts. S:\LDS\USERS\Measure_37\06-266 HO Decision Face Sheet.doc Casefile 06-266-SID(R)/AMP/....V Attachment B— Recommended Conditions of Approval Page 3 2. The use, ownership and maintenance rights for all easements and tracts. 3. Water quality facility within a tract, if required by Clean Water Services. 4. Sufficient right-of-way along the SW Hall Blvd. frontage to create 49-feet of right-of-way from centerline. 5. Sufficient right-of-way and easements and/or a tract to construct the road improvements required under Conditions of Approval III. B. 6. Sufficient right-of-way and easements for the southern portion of SW Montage Way. 7. A non-access restriction along the SW Hall Blvd. frontage. The non- access restriction must be described in the "notes" section of the plat. 8. Public pedestrian access easement across the sidewalks along SW Montage Way. 9. Public pedestrian and bicycle access easements across all accessway tracts. B. Submit to Land Development Services (Public Assurance Staff, Tracy Stone, 503-846-3843) 1. Completed "Design Option" form. 2. $16,653.00 Administration Deposit. 3. Three (3) sets of complete engineering plans for the construction of the following public improvements: a. SW 92nd Avenue, through the project site, must be constructed to the SAL-2 standard or acceptable equivalent. The road must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. b. The public portion of SW Montage Way must be constructed to the SAL-2 standard or acceptable equivalent, except for the "elbow portion of SW Montage Way, which may be constructed to the County's SAL-4 standard, if the applicant obtains approval from the Fire Marshal. The "elbow" portion of SW Montage Way is shown on the plans stamped "Preliminary Approval." The applicant must construct: i) A full street improvement for the length of the public portion of Montage Way and construct the remainder of SW Montage Way to the applicable private street standard (409- 3.3 A.(9)), which includes a 24-foot paved width and curbs SALDSWSERS\Measure 37\06-266 HO Decision Face Sheet.doc Casefile 06-266-S/D(R)/AMP/K.../ Attachment B— Recommended Conditions of Approval Page 4 and sidewalks on both sides. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, ii) the applicant shall construct a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement, except for the "elbow" portion of SW Montage Way, which may be constructed to the County's SAL-4 standard upon approval from the Fire Marshal, shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. The "elbow" portion of SW Montage Way is shown on the plans stamped "Preliminary Approval." NOTE: The applicant shall provide documentation that the Fire Marshal will accept a road designed to the SAL- 4 standard prior to obtaining the required Facility Permit. b. Private street connection to a public street, where the public and private sections of SW Montage Way intersect. C. Private street connection to a public street, where Tract D intersects with SW Montage Way. d. Private street connection to a public street, where Tract F intersects with SW 92nd Avenue. e. SW Hall Blvd., along the project site, must be improved to an A-4 standard. f. Emergency access from SW Montage Way to SW Hall Blvd. A driveway "drop" will not be permitted in this location. The applicant shall construct the emergency access using grass pavers or an equivalent material, subject to the approval of the Fire Marshal and the Engineering Division. g. Improve SW 92nd Avenue between the project's southern boundary and SW Borders Street to a 22-foot paved width and a five-year wearing surface. SW 92 Id Avenue is currently improved to a 19-foot paved width in this location. h. Improve SW Borders Street between SW 92nd Avenue and SW 90 h Avenue to a 22-foot paved width and a five-year wearing S:\LDS\USERS\lVleasure_37\06-266 HO Decision Face Sheet.doc Casefile 06-266-S/D(R)/AMP/....V Attachment B — Recommended Conditions of Approval Page 5 surface. SW Borders Avenue is improved to an 18-foot paved width in this location. i. Lighting along all public street frontages. These improvements shall be constructed in accordance with the requirements of the Washington County Uniform Road Improvement Design Standards. They shall be completed and accepted by the County within the time frame specified in the public assurance contract, or prior to final building inspection approval, whichever occurs first. C. Obtain Departmental approval, provide financial assurance and obtain a facility permit for construction of the public improvements listed in Conditions III.B.3.a-i. D. Ensure the construction, maintenance and power costs of street light facilities through the annexation and petition for service to an existing County service district for lighting or other funding method approved by the County Engineer. E. The following documents shall be executed (Survey Division, Jamil Kamawal, 503-846-7932): 1. A non-access restriction along the site's frontage of SW Hall Boulevard, except for emergency access at the intersection of Montage Road and SW Hall Blvd. 2. Petition and waiver not to remonstrate against the formation of a road maintenance local improvement district. NOTE: The Local Improvement District must be formed prior to plat recordation. The L.I.D. formation process takes 3 to 5 weeks. F. Submit to Land Development Services, Project Planner (Alexandra Howard, 503-846-3847): 1. Final Approval form (Type I procedure; two copies). NOTE: The Final Approval application shall contain a written statement and complete evidence/documentation that all Conditions of Approval have been met. The Final Approval application must be submitted within two years of the date of this decision. 2. Final Approval fee. 3. Final plat. S:\LDS\USERS\lVleasure_37\06-266 HO Decision Face Sheet.doc Casefile 06-266-S/D(R)/AMP/!...J Attachment B — Recommended Conditions of Approval Page 6 4. A Copy of the appropriate access, drainage or any other permits from O.D.O.T. and a letter from O.D.O.T. describing the required O.D.O.T. permits. NOTE: The applicant shall construct 12-foot wide sidewalks along the SW Hall Blvd. frontage unless 12-foot wide sidewalks are prohibited by O.D.O.T. The applicant shall also improve the SW Hall Blvd. standard to the County's A-4 standard, unless an alternative improvement standard is required by O.D.O.T. 5. Revised findings for Section 413 demonstrating compliance with the on-street parking standards based on the updated site plan. 6. A copy of the final site plan that has been approved by the Fire Marshal. 7. Provide evidence that easement (identified as deed document number 95053420 on the submitted plans) for the mobile MRI trailer that encroaches on to proposed lot 13 has been vacated. 8. Updated building elevations showing either greater variation within the proposed six-unit structure or a second structure type and a building painting plan. 9. Revised findings for Section 431-7. The findings shall explain the location of all required recreational structures. If Tract A is needed for common open space purposes, the findings shall describe the required decorative fencing. 10. A registered professional engineer shall provide written certification that the proposed design of any private street tracts complies with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. 11. A revised plans illustrating the following: a. The public road extension of Montage Way to the north. b. A revised on-street parking plan, based on required changes to the overall site plan. C. An accessway tract and path along the south side of lots 19 through 24. The paved portion of the path must be at least five feet wide. d. An accessway tract and path along the east side of lots 29 through 33. The paved portion of this path must be at least five feet wide and the tract must be ten feet wide. &ILDSIUSERS1Measure 37106-266 HO Decision Face Sheet.doc Casefile 06-266-S/D(R)IAMP,...:V Attachment B— Recommended Conditions of Approval Page 7 e. Pedestrian scale lighting along all pedestrian streets. f. A lighting plan demonstrating compliance with Section 415. g. 12-foot wide sidewalks along the SW Hall Blvd. frontage. h. An open space plan showing the location of all recreational features in accordance with Section 431-7. If Tract A is needed for 431-7 common open space purposes, plans and elevations for a decorative wall along SW Hall Blvd. must be provided. i. A revised landscaping plan sheet. The revised landscaping plan shall include a planting plan for the water quality facility. IV. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT FOR ANY DWELLING UNIT: A. Meet with the commercial plans examiner prior to submitting building permit application/plans. B. Obtain Final Approval and record the plat, as required above. C. Provide a fire flow test demonstrating available flow at 20 psi residual pressure. NOTES: The Tualatin Valley Fire and Rescue District will likely condition the applicant to provide residential fire sprinklers in accordance with NFPA 13D at each new dwelling unit. Residential Fire Sprinklers in accordance with NFPA 13 D will be considered an alternate to excess roadway grade, reduced street width and aerial fire apparatus access. Please contact the Tualatin Valley Fire and Rescue District for specific fire protection requirements and regulations. Structures in excess of 30-feet in height. Structures in excess of 30 feet in height will require aerial fire apparatus. D. Submit with the building plans to Building Services (503-846-3470) a site plan showing the following: 1. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 2. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. E. Pay Traffic Impact Fee. S:\LDS\USERS\Measure-37\06-266 HO Decision Face Sheet.doc Casefile 06-266-S/D(R)/AMP/I. .✓ Attachment B — Recommended Conditions of Approval Page 8 V. PRIOR TO BUILDING OCCUPANCY AND/OR FINAL BUILDING INSPECTION APPROVAL FOR ANY DWELLING UNIT: A. Construct/install and obtain County Inspection approval for the following improvements: 1. Construct all improvements required by O.D.O.T. 2. All improvements required under Condition III.B.3.a-i. 3. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 4. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. B. All facilities and improvements required by Clean Water Services shall be completed and approved by the District. C. A registered professional engineer shall provide written certification that the all private street tracts were constructed in compliance with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. VI. ADDITIONAL CONDITIONS: A. This development shall be constructed in accordance with the conditions of this decision, the approved final plans and the standards of the Community Development Code (Section 207-5). B. All conditions of approval shall be binding upon all heirs, successors and assigns (Section 207-5). C. Transferability of this Development Permit shall be in accordance with Section 201-8. D. This approval shall automatically expire two years from the date of this approval, unless development has commenced, an application for an extension is filed, or this approval is revoked or invalidated (Section 201-4). E. The property owner shall continuously maintain adequate sight distance. This may require the property owner to periodically remove obstructing vegetation from the road right-of-way (and on site) S:\LDS\USERS\Measure-37\06-266 HO Decision Face Sheet.doc HEARING BEFORE WASHINGTON COUNTY HEARINGS OFFICER CASEFILE NO. 06-266-S/D(R)/AMP/HRV APPLICANT: Palmer and Associates PROPOSED DEVELOPMENT ACTION: Preliminary Approval and Development Review for a 33-Lot Subdivision in located in a Transit Oriented District, a Conceptual Master Plan for Area of Special Concern 16 on the Metzger-Progress Community Plan, an Access Management Plan for Access to SW Hall Blvd., and a Hardship Relief Variance to Reduce the Street Side Yards (Frontage Minimum) for Lots 6, 12, 17, 24 and 33 (along Montage Way and the extension of SW 92nd Avenue). FINDINGS, CONCLUSIONS, AND ORDER FINDINGS 1. This Hearing was opened on August 17, 2006. Alexandra Howard summarized the Staff's Findings and Recommendations in the Staff Report. 2. Kirsten Van Loo and Howard Stein appeared on behalf Applicant. They testified that they concurred with the Findings, Conclusions and Recommended Conditions in the Staff Report with three major exceptions as follows:' (1) The Applicant's proposed the Access Management Plan associated with the Master Plan for Area of Special Concern 16, should be approved in full and not denied in part as recommended by the Staff;. (2) Interim access to Hall Boulevard should be approved, not denied, as recommended by the Staff, (3)The Applicant should not be required to construct a SAL-2 street section the full length of the proposed Montage Way. See also letter dated August 31,2006 from Alpha Community Development. Page 1 of 5 Findings Conclusion and Order 3. Also testifying in favor of allowing interim access to Hall Boulevard was Mark Rockwell and several neighbors whose names are in the record. The neighbors testifying included Peiter Braam2, Pat Whiting long term volunteer in land use planning matters, and Ralph Brindley.3 Attorney David C. Noren appeared on behalf of Ms. Tillie Dick, the trustee of the Dick Family Trust. He testified that the Dick Family Trust owned the tax lots to the east and north of the subject Site He raised certain objections which are set forth in full in Opposer's Exhibit 1.4 In addition, subsequent to the Hearing, within the time frame established for additional comments, a number of letters were received from concerned neighbors opposed to the proposed access on S.W. 92nd and Staff's recommendation to deny interim access to Hall Boulevard. Also Pat Whiting Chair of CPO 4-M submitted a letter with a motion adopted by the CPO.5 4. Mr. Healy Transportation Planner testified, in essence that the Applicant misunderstood the provisions of CDC 501-8.3 E.(3). He stated that CDC 501-8.3 E.(3) did not constitute a basis to allow Applicant access to Hall Boulevard. He stated that Applicant's proposed access to Hall Boulevard does not meet access requirements on Hall Boulevard. 5. Staff and the Applicant disagree as to whether the Applicant should be allowed "interim access"on to Hall Boulevard as proposed by the Applicant. The Applicant, in support of its argument for interim access to Hall Boulevard, cites CDC 501-8.3 E. (3).6 However this provision relates, as the Staff has testified, to "interim access"that has already been granted. If interim access has been granted and subsequently alternative access becomes available the standards of CDC 501- 8.3 E. (3) are used to determine if the"interim access" can continue to be used. In 2 See also letter of August 15,2006 from Pieter Braam 3 See also letter of August 11,2006. 4 See Mr.Noren's letter of August 17,2006 Opposer's Exhibit 1. S See letter of August 24,2006 6 CDC 501.8.-3 E(3)(3)provides that "Alternate access shall not be deemed adequate and connections to alternate access shall not be required if the resulting route of access would require a trip in excess of one(1)block or five-hundred(500)feet out of direction(whichever is less)." Page 2 of 5 Findings Conclusion and Order this case the Traffic Engineer reviewed the Applicant's proposed Access Management Plan and found that the "interim access"to an arterial, SW Hall Boulevard, is not warranted because access to a local street SW 92nd Avenue is available for this project. In addition the Traffic Engineer found that access to SW 92nd Ave will not cause the county guidelines for automobile traffic volumes on SW 92"a Avenue to be exceeded. There is not one scintilla of evidence in the record to controvert these findings of the Traffic Engineer. It is certainly understandable why the Applicant and the neighbors favor access to Hall Boulevard,but the Hearings Officer has been cited no evidence or standards that permit access to Hall Boulevard. The evidence in the record is that the applicable standards simply do not permit interim access to Hall Boulevard. 6. The Applicant argues that the proposed Access Management Plan should be approved, however since it includes interim access to SW Hall Boulevard it can not be approved in full. The Hearings Officer agrees with the Applicant that the information submitted by CTS Engineers address the applicable criteria and the point of access for ASC 16 should opposite SW 91"Ave as provided for in the Applicant's proposed Access Management Plan.8 7. The Applicant argues that the Recommended Conditions of Approval III.A.5. and III.B.3.b. should be revised to permit the construction of a portion of SW Montage Way to the County's SAL-4 standard.9 CDC Section 431-4.2 D.(7)provides that an applicant may construct a street to the SAL-4 standard if the applicant meets certain standards. These standards include that the block length must be less than 300-feet, that the street is expected to carry fewer than 200 average daily trips, that the street is signed and striped for no parking on one side consistent with the MUTCD standards and that the applicant has obtained Fire Marshal approval. Assuming approval by the Fire Marshall and that appropriate signage and striping is provided as part of the plan, the Applicant's findings demonstrate that the Applicant can meet these standards. The Hearings Officer finds that Recommended Conditions of Approval III.A.5. and 'See Attachment D to the Staff Report,Transportation Report and Exhibit A to the Transportation Report. B The Staff also agrees with this conclusion See Memorandum of September 1, 2006 unnumbered page 2 and Staff Report Proposed Recommendations of Approval. Page 3 of 5 Findings Conclusion and Order III.B.3.b. Should be revised to permit the construction of a portion of SW Montage Way to the County's SAL-4 standard, if approved by the Fire Marshal and an appropriate signage and striping plan is provided as part of the Final Approval application. 5. The project Site is identified as part of Area of Special Concern 16 on the Metzger- Progress Community Plan.10 The Applicant prepared a conceptual master plan for Area of Special Concern 16. The Master Plan shows an attached townhouse development,potential and likely circulation patterns, landscaping and open space and a water quality facility. The Staff found that the proposed project will not preclude the complementary and coherent development of the other properties within Area of Special Concern 16.11 The Applicant provided a list of contacts with the adjacent property owners demonstrating an attempt to coordinate in the creation of the conceptual master plan, however the Master Plan was not agreed to by fifty percent of the property owners. Attorney Noren appearing on behalf of Ms. Tillie Dick, the trustee of the Dick Family Trust, an adjacent property owner argued that because the Master Plan provides that". . . overall Master Plan shall be agreed to by 50 percent of the property owners in the area and property owners in the area representing at least 50 percent of the acreage. ", the Application can not be approved. The Staff has taken the position in this and other cases that the language from the Plan, in this case concerning Area of Special Concern 16, is not approval criteria and thus not grounds for denial of the Application. The Hearings Officer agrees. 9 See Attachment B to Staff Report Recommended Conditions of Approval at page 3 10 Area of Special Concern 16: There are multiple property owners in this area. In order for these properties to redevelop in a cohesive and complementary manner, they will either have to be consolidated under fewer owners, or the owners of the properties will have to cooperatively plan for the area's overall redevelopment. To assure that cooperative planning of the area's overall redevelopment will occur, no development application for a property in the area,other than for a limited expansion (no more than 20 percent of existing floor area), shall be approved prior to approval of an overall Master Plan for all properties that are within Area of Special Concern 16. This overall Master Plan shall be agreed to by 50 percent of the property owners in the area and property owners in the area representing at least 50 percent of the acreage. 11 See Staff Report page 4 Page 4 of 5 Findings Conclusion and Order 5. Except as discussed above the Hearings Officer concurs with the Findings and Conclusion in the Staff Report that the Application should be approved in accordance with the Recommended Conditions.12 Except to the extent they are inconsistent with Hearings Officer findings and conclusions above the Finding and Conclusions in the Staff Report are adopted in support of approval of the Application. CONCLUSION Based on the findings above the Application will conform to the Applicable Approval Criteria if constructed in accordance with the Recommended Conditions of Approval, set forth in the Staff Report. Recommend Conditions III.A.5. and III.B.3.b. are revised to permit the construction of a portion of SW Montage Way to the County's SAL-4 standard, if approved by the Fire Marshal and an appropriate signage and striping plan is provided as part of the Final Approval application. ORDER The Application is approved subject to the Recommended Conditions set forth in above. Se tuber 22, 2006 �L ale A Hermann Hearings Officer 12 Except that Recommended Conditions of Approval III.A.5.and III.13.3.b. should be revised to permit the construction of a portion of SW Montage Way to the County's SAL-4 standard,if approved by the Fire Marshal and an appropriate signage and striping plan is provided as part of the Final Approval application. Page 5 of 5 Findings Conclusion and Order CASEFILE: 06-266-S/D(R)/AMP/HRV Washington County APPLICANT: Department of Land Use and Transportation Palmer and Associates Land Development Services 9600 SW Oak Street, Suite 230 155 N First Ave,Suite 350 Hillsboro,OR 97124 Portland, OR 97223 APPLICANT'S REPRESENTATIVE: RECOMMENDATION Alpha Community Development & STAFF REPORT 9600 SW Oak Street, Suite 230 Portland, OR 97223 PROCEDURE TYPE III CONTACT PERSON: Kirsten Van Loo (503) 452-8003 CPO: 1 OWNER: COMMUNITY PLAN Green-Hampton LLC Cedar Hills-Cedar Mill 11230 SW Muirwood LAND USE DISTRICT: Portland, OR 97225 TO: R18-24 (Transit Oriented Residential) MAP/TAX LOT: LOCATION: 1S1 26 DB 1100 On the south side of SW Hall Blvd approximately ADDRESS: 450 feet east of its intersection with SW 9325 SW Hall Boulevard Greenburg Road/SW Oleson Road. PROPOSED DEVELOPMENT ACTION: Preliminary Approval and Development Review for a 33-Lot Subdivision in located in a Transit Oriented District, a Conceptual Master Plan for Area of Special Concern 16 on the Metzger-Progress Community Plan an Access Management Plan for Access to SW_ Hall Blvd., and a Hardship Relief Variance to Reduce the Street Side Yards (Frontage Minimum) for Lots 6, 12, 17, 24 and 33 (along Montage Way and the extension of SW 92nAvenue). August 17, 2006 RECOMMEDATION: Staff recommends the Hearings Officer approve the request for Preliminary Approval for a 33-lot subdivision and the request for a Hardship Relief Variance to the Street Side Yards for Lots 6, 12, 17, 24 and 33, subject to the attached Conditions of Approval (Attachment 'B'). Staff recommends denial of the request for interim vehicular access to SW Hall Blvd. Attachments A. -- Vicinity Map B. -- CONDITIONS OF APPROVAL C. -- Staff Report D. -- Transportation Report E. -- Street Trees SALDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Page 3 Notice of Public Hearing ATTAC H M E N T A VICINITY, MAP '. TAX MAP/LOT NO. 1S1 26 DB 01100 CASEFILE NO. 06-266-S/D(R)/AMP/HRV 4$12DB087Q0.,``` o CD CD 1 S 126DB00206 L� `\�,';`'.`,tib`•.,;�'`,;',,`��,\;�,'•;' .,\�',��•\�' ,` � 1S126DB00302 1S126DBQ0200 __- .; , 0C hS126DB00704 R24 i 1S126DB00300 L 1S126DBO2500 )1 00 O/C` �ccFS TO:EMP ,\ i i i 1S126DB00700 --- CEDARC EST ST 1S126DB02800 ' I X00 (D �O 1S126DB0060 oR C0 R9 I i �00 1 s12sDB )o LL! LJ-L11_j _1S72SDB.- /y 00701 LU r�r r r 1 * : .s.. .sQs:::::e:0 Cit of L� 0°TrTigand IRI _24 ::C �. . .... Y: �QSp0- I T T j f r i 1S126DB02900 11111 ... : . : : : st' . 1S126DC00800 1S126DC00301 1S126DC00902 I I1S126DC00100 91ST ` 1s126DC00900 Q — 1- — Q �k Lots affected by the HRV REVIEW STANDARDS FROM CURRENT OR Lel NORTH AREA OF CONSIDERATION APPLICABLE ORDINANCE OR PLAN '> AREA OF SPECIAL CONCERN 16 A. WASHINGTON COUNTY COMPREHENSIVE PLAN B. APPLICABLE COMMUNITY PLAN(See Front of Notice) SCALE: 1" TO 200' C. TRANSPORTATION PLAN SITE & SURROUNDING LAND USE DISTRICTS: D. WASHINGTON COUNTY COMMUNITY DEVELOPMENT CODE: Transit Oriented Res. 18-24 units/acre ARTICLE I, INTRODUCTION&GENERAL PROVISIONS TO:R18-24 ( ) ARTICLE II,PROCEDURES R5 (Residential 4-5 units/acre) ARTICLE III,LAND USE DISTRICTS R9 (Residential 7-9 units/acre) ARTICLE IV,DEVELOPMENT STANDARDS R24Residential 19-24 units/acre ARTICLE V,PUBLIC FACILITIES AND SERVICES ( ) ARTICLE VI,LAND DIV.&LOT LINE ADJUSTMENTS TO:EMP (Transit Oriented Employment District) ARTICLE VII, PUBLIC TRANSPORTATION FACILITIES OC (Office Commercial) E. R&O 86-95 TRAFFIC SAFETY IMPROVEMENTS F. ORD.NO.524 UNIFORM ROAD IMPROVEMENT STANDARDS City of Beaverton G. ORD.NO.379 TRAFFIC IMPACT FEE City of Tigard H. R&0 04-9 DESIGN AND CONSTRUCTION STANDARDS I Casefile 06-266-S/D(R)/AMP/HRV Attachment B Recommended Conditions of Approval I. PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES THE APPLICANT SHALL: A. Obtain a Grading Permit from Building Services (503-846-3470). The Grading Permit must follow the requirements of the Building Services Division's Grading Submittal Package Checklist. Show all proposed retaining walls on the final grading plan. Depending upon the height of the wall and site conditions, the applicant may be required to obtain a Building Permit. The Building Services Division will determine the Building Permit requirement. NOTE: The applicant will be required to obtain permits from O.D.O.T. to access SW Hall Boulevard, to direct any surface water drainage to an O.D.O.T. facility or to perform any work within the SW Hall Boulevard right-of-way. B. Obtain approval for an Access Permit for temporary construction access to the site if construction access is proposed from SW 92 Id Avenue. Access Permit forms are available at the Land Development Services Counter. Temporary construction access may be located on SW Hall Blvd, if the applicant can demonstrate compliance with the County's sight distance and safety standards. The temporary construction access must be abandoned prior to obtaining occupancy of the first dwelling unit. (A permit from O.D.O.T. is also required for construction access to SW Hall Blvd.) NOTE: If a Facility Permit has been issued, an access permit will not be required. C. A Clean Water Services (the District) Site Development Permit must be acquired. Application for the District Site Development Permit must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order 04-9 (R&0 04-9) and is to include: 1. Compliance with all provisions of all the District's Design and Construction Standards, R&0 4-9. 2. Detailed grading and erosion control plan. A 1200-C Erosion Control permit will be required. 3. Hydraulic and hydrological analysis of storm conveyance will be required. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is 1 Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 2 responsible for mitigating the flow as provided in the above named design standards. 4. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. 5. Provisions for water quality in accordance with the requirements of the above named design standards. An all-weather access shall be provided to the structures within the water quality facility. 6. Site contains a "Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 06-000220, dated June 19, 2006. 7. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract and not part of any buildable lot. 8. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. 9. Provide DSL and Corps of Engineers permits for any work in the wetlands or creek prior to any on site work, including grading and erosion control. Include permit number on cover sheet of plans or provide concurrence with the delineation. NOTE: The above noted improvements must be completed to the District's satisfaction. The as-constructed drawings (as-builts), or a bond guaranteeing the as-builts, shall be submitted and accepted by the District. II. PRIOR TO SUBMITTAL OF THE PROPOSED FINAL SUBDIVISION PLAT TO THE COUNTY SURVEY DIVISION: Submit two (2) copies of the proposed final plat to Clean Water Services (503-846- 8621), the Engineering Division (503-846-7900) and Land Development Services (503- 846-8761). Contact the County Surveyor's Office (503-846-8723) for information regarding submittal and review procedures. III. PRIOR TO FINAL APPROVAL AND SUBDIVISION PLAT RECORDATION (WITHIN TWO YEARS): A. Submit to the County Survey Division (503-846-8723): Fifteen (15) copies of the proposed final plat which shall comply with Oregon Revised Statutes, Chapter 92 and Section 605 of the Washington County Community Development Code. The following shall be included on the plat: SALDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 3 1. All easements and tracts. 2. The use, ownership and maintenance rights for all easements and tracts. 3. Water quality facility within a tract, if required by Clean Water Services. 4. Sufficient right-of-way along the SW Hall Blvd. frontage to create 49-feet of right-of-way from centerline. 5. Sufficient right-of-way and easements and/or a tract to construct one of the following improvements: The construction of a full-street improvement of Montage Way far enough north past the southern lot line of lot 1000 to ensure that a public road can be extended east across lot 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. 6. Sufficient right-of-way and easements for the southern portion of SW Montage Way. 7. A non-access restriction along the SW Hall Blvd. frontage. The non- access restriction must be described in the "notes" section of the plat. 8. Public pedestrian access easement across the sidewalks along SW Montage Way. 9. Public pedestrian and bicycle access easements across all accessway tracts. B. Submit to Land Development Services (Public Assurance Staff, Tracy Stone, 503-846-3843) 1. Completed "Design Option" form. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 4 2. $16,653.00 Administration Deposit. 3. Three (3) sets of complete engineering plans for the construction of the following public improvements: a. SW 92nd Avenue, through the project site, must be constructed to the SAL-2 standard or acceptable equivalent. The road must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. b. The public portion of SW Montage Way must be constructed to the SAL-2 standard or acceptable equivalent. The public road portion must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. The public portion of SW Montage Way shall be extended far enough north to facilitate access to tax lot 1 S1 26DB 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. C. Private street connection to a public street, where the public and private sections of SW Montage Way intersect. d. Private street connection to a public street, where Tract D intersects with SW Montage Way. e. Private street connection to a public street, where Tract F intersects with SW 92nd Avenue. f. SW Hall Blvd., along the project site, must be improved to an A-4 standard. S:1LDSIUSERS\AlexandraH12006 Casefiles106-266-S(TOD).AMP.HRV106.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 5 g. Emergency access from SW Montage Way to SW Hall Blvd. A driveway "drop" will not be permitted in this location. The applicant shall construct the emergency access using grass pavers or an equivalent material, subject to the approval of the Fire Marshal and the Engineering Division. h. Improve SW 92�d Avenue between the project's southern boundary and SW Borders Street to a 22-foot paved width and a five-year wearing surface. SW 92nd Avenue is currently improved to a 19-foot paved width in this location. i. Improve SW Borders Street between SW 92nd Avenue and SW 90 h Avenue to a 22-foot paved width and a five-year wearing surface. SW Borders Avenue is improved to an 18-foot paved width in this location. j. Lighting along all public street frontages. These improvements shall be constructed in accordance with the requirements of the Washington County Uniform Road Improvement Design Standards. They shall be completed and accepted by the County within the time frame specified in the public assurance contract, or prior to final building inspection approval, whichever occurs first. C. Obtain Departmental approval, provide financial assurance and obtain a facility permit for construction of the public improvements listed in Conditions 111.13.3.a j. D. Ensure the construction, maintenance and power,costs of street light facilities through the annexation and petition for service to an existing County service district for lighting or other funding method approved by the County Engineer. E. The following documents shall be executed (Survey Division, Jamil Kamawal, 503-846-7932): 1. A non-access restriction along the site's frontage of SW Hall Boulevard, except for emergency access at the intersection of Montage Road and SW Hall Blvd. 2. Petition and waiver not to remonstrate against the formation of a road maintenance local improvement district. NOTE: The Local Improvement District must be formed prior to plat recordation. The L.I.D. formation process takes 3 to 5 weeks. F. Submit to Land Development Services, Project Planner (Alexandra Howard, 503-846-3847): S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)IAMP/HRV Attachment B — Recommended Conditions of Approval Page 6 1. Final Approval form (Type I procedure; two copies). NOTE: The Final Approval application shall contain a written statement and complete evidence/documentation that all Conditions of Approval have been met. The Final Approval application must be submitted within two years of the date of this decision. 2. Final Approval fee. 3. Final plat. 4. A Copy of the appropriate access, drainage or any other permits from O.D.O.T. and a letter from O.D.O.T. describing the required O.D.O.T. permits. NOTE: The applicant shall construct 12-foot wide sidewalks along the SW Hall Blvd. frontage unless 12-foot wide sidewalks are prohibited by O.D.O.T. The applicant shall also improve the SW Hall Blvd. standard to the County's A-4 standard, unless an alternative improvement standard is required by O.D.O.T. 5. Revised findings for Section 413 demonstrating compliance with the on- street parking standards based on the updated site plan. 6. A copy of the final site plan that has been approved by the Fire Marshal. 7. Provide evidence that easement (identified as deed document number 95053420 on the submitted plans) for the mobile MRI trailer that encroaches on to proposed lot 13 has been vacated. 8. Updated building elevations showing either greater variation within the proposed six-unit structure or a second structure type and a building painting plan. 9. Revised findings for Section 431-7. The findings shall explain the location of all required recreational structures. If Tract A is needed for common open space purposes, the findings shall describe the required decorative fencing. 10. A registered professional engineer shall provide written certification that the proposed design of any private street tracts complies with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. 11. A revised plans illustrating the following: a. The public road extension of Montage Way to the north. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B — Recommended Conditions of Approval Page 7 b. A revised on-street parking plan, based on required changes to the overall site plan. C. An accessway tract and path along the south side of lots 19 through 24. The paved portion of the path must be at least five feet wide. d. An accessway tract and path along the east side of lots 29 through 33. The paved portion of this path must be at least five feet wide and the tract must be ten feet wide. e. Pedestrian scale lighting along all pedestrian streets. f. A lighting plan demonstrating compliance with Section 415. g. 12-foot wide sidewalks along the SW Hall Blvd. frontage. h. An open space plan showing the location of all recreational features in accordance with Section 431-7. If Tract A is needed for 431-7 common open space purposes, plans and elevations for a decorative wall along SW Hall Blvd. must be provided. i. A revised landscaping plan sheet. The revised landscaping plan shall include a planting plan for the water quality facility. IV. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT FOR ANY DWELLING UNIT: A. Meet with the commercial plans examiner prior to submitting building permit application/plans. B. Obtain Final Approval and record the plat, as required above. C. Provide a fire flow test demonstrating available flow at 20 psi residual pressure. NOTES: The Tualatin Valley Fire and Rescue District will likely condition the applicant to provide residential fire sprinklers in accordance with NFPA 13D at each new dwelling unit. Residential Fire Sprinklers in accordance with NFPA 13 D will be considered an alternate to excess roadway grade, reduced street width and aerial fire apparatus access. Please contact the Tualatin Valley Fire and Rescue District for specific fire protection requirements and regulations. Structures in excess of 30-feet in height. Structures in excess of 30 feet in height will require aerial fire apparatus. D. Submit with the building plans to Building Services (503-846-3470) a site plan showing the following: S:1LDSIUSERS\AlexandraH12006 Casefiles106-266-S(TOD).AMP.HRV106.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B — Recommended Conditions of Approval Page 8 1. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 2. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. E. Pay Traffic Impact Fee. V. PRIOR TO BUILDING OCCUPANCY AND/OR FINAL BUILDING INSPECTION APPROVAL FOR ANY DWELLING UNIT: A. Construct/install and obtain County Inspection approval for the following improvements: 1. Construct all improvements required by O.D.O.T. 2. All improvements required under Condition III.B.3.a-j. 3. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 4. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. B. All facilities and improvements required by Clean Water Services shall be completed and approved by the District. C. A registered professional engineer shall provide written certification that the all private street tracts were constructed in compliance with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. VI. ADDITIONAL CONDITIONS: A. This development shall be constructed in accordance with the conditions of this decision, the approved final plans and the standards of the Community Development Code (Section 207-5). B. All conditions of approval shall be binding upon all heirs, successors and assigns (Section 207-5). C. Transferability of this Development Permit shall be in accordance with Section 201-8. S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B — Recommended Conditions of Approval Page 9 D. This approval shall automatically expire two years from the date of this approval, unless development has commenced, an application for an extension is filed, or this approval is revoked or invalidated (Section 201-4). E. The property owner shall continuously maintain adequate sight distance. This may require the property owner to periodically remove obstructing vegetation from the road right-of-way (and on site). S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment.0 STAFF REPORT I. APPLICABLE STANDARDS A. Washington County Comprehensive Plan B. Metzger-Progress Community Plan C. 2005 Washington County Community Development Code: 1. Article II, Procedures: Section 202-3 Type III Procedure Section 203-3 Neighborhood Meeting Section Section 204 Notice of Type I, II, or III Development Actions Section 207-5 Conditions of Approval 2. Article III, Land Use Districts: Section 375 Transit Oriented Districts 3. Article IV, Development Standards: Section 404 Master Planning Section 407 Landscape Design Section 408 Neighborhood Circulation Section 409 Private Streets Section 410 Grading and Drainage Section 411 Screening and Buffering Section 413 Parking and Loading Section 416 Utility Design Section 418 Setbacks Section 419 Height Section 426 Erosion Control Section 427 Solar Access Section 431 Transit Oriented Design Principles, Standards and Guidelines Section 435 Variances and Hardship Relief 4. Article V, Public Facilities and Services: Section 501 Public Facility and Service Requirements Section 502 Sidewalk Standards 5. Article VI, Land Divisions and Lot Line Adjustments: Section 605-2 Urban Land Divisions (Subdivisions and Subdivisions) D. 2002 Transportation Plan E. Ordinance No. 379 - Washington County Traffic Impact Fee Ordinance F. Resolution and Order No. 86-95 - Determining Traffic Safety Improvements Under the Traffic Impact Fee Ordinance G. Ordinance No. 524 - Uniform Road Improvement Standards H. Resolution and Order No. 04-9, concerning Erosion Control, Water Quality and Water Quantity. II. AFFECTED JURISDICTIONS Sewer: Clean Water Services Streets: Washington County Dept. of Land Use and Transportation Drainage: Washington County Dept. of Land Use and Transportation Water Quality and Quantity: Clean Water Services Erosion Control: Clean Water Services Water: Tualatin Valley Water District Fire Protection: Tualatin Valley Fire and Rescue Police Protection: Washington County Sheriff Schools: Beaverton School District Transit: TriMet III. FINDINGS Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 2 A. Background Information: 1. The applicant requests approval of the following.- (i) ollowing:(i) Preliminary Approval for a 33-lot Subdivision; (ii) A Hardship Relief Variance to Reduce the street-side yard setback for lots 6, 12, 18, 24, 25 and 33 from ten feet to eight feet; and (iv) An Access Management Plan to permit interim vehicular access to SW Hall Blvd. 2. The project site (tax lot 1S1 26DB 1100) is located at 9325 SW Hall Blvd., which is on the south side of SW Hall Blvd, east of SW Greenburg Road and west of SW 901h Avenue. 3. The site is 2.04-acres and is designated TO: R18-24 (Transit Oriented District, 18 to 24 Units per Acre) on the Metzger-Progress Community Plan. 4. Access to the site will be provided via an extension of SW 92nd Avenue. The applicant requested approval of access to SW Hall Blvd. However, the County's Traffic Engineer determined that access to SW Hall Blvd. should not be approved at the intersection of SW Montage Way and SW Hall Blvd because an alternate access to the south is available; the access was not denied based on safety concerns. For information regarding road access standards, connectivity requirements and the Traffic Engineer's findings please refer to Section 408 of this Staff Report and the Transportation Report, which is provided as Attachment D to this Staff Report. 5. This application is being reviewed through a Type III procedure because the applicant elevated the review from a Type II to a Type III process due to the complexity of the project and neighborhood concerns. 6. A public notice was issued for this project in accordance with County requirements. As of the date that this Staff Report was written, County staff received four letters of comment in response to the public notice. Individuals who live in the neighborhood south of the project site wrote all the letters of comment. Although each of letters were different, the following issues were raised in all of the letters: (1) requests to require the applicant to take access from SW Hall Blvd.; (2), concerns about traffic impacts to local streets and pedestrian safety on the local streets that will provide access to the project site; and (3), increased surface water runoff as a result of the proposed development. Additionally, some of the letter authors and a number of individuals who called with questions about the proposed development were under the impression that approximately 80 to 100 lots will be developed at part of this application. The applicant submitted a request to obtain interim access to SW Hall Blvd. The applicant's request was based largely upon the argument that a permanent road access to SW Hall Blvd. was granted in the same location via Washington County Casefile 03-048-D(C)/P/AMP and that the previously granted access is still applicable. The County's Traffic Engineer reviewed the proposed request and determined that since there is an existing road network to the south, than an exception to the access criteria, which is needed to access SW Hall Blvd. should not be granted for the proposed project. The previous access approval to SW Hall Blvd was based on the fact that the previously approved project was a commercial development. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 3 As expressed in the received comment letters and in numerous phone calls, some residents who live south of the proposed development site and on the streets that will be used by the new residents of the proposed project, believe that the road network to the south is insufficient to convey traffic generated by the proposed project and provide safe pedestrian access for residents. The streets to the south of the proposed development will need to be improved to a 22-foot paved width and a five-year wearing surface by the applicant to ensure safe vehicular access. However, the County does not require off-site pedestrian sidewalks. The applicant is required to obtain a grading permit from Washington County Building Services Division prior to commencing an on-site work. The applicant is also required to obtain a site development permit and an erosion control permit from Clean Water Services. As part of the grading permit review process, Building Services Division staff will need to make the following determinations: (1) that the rate at which water flows off the site will not increase as a result of this development and (2)that the amount of water the flows off the site will not increase as a result of the proposed development. The applicant may be required to provide on-site drainage facilities to meet the requirements of the Building Services Division. However, details for the required facilities cannot be determined until an application for a grading permit is received. Clean Water Services will require the applicant to provide evidence that the existing downstream storm drainage system can service drainage from the site for 24-hours during a major rain event. If the existing public system cannot service the development, the applicant will need to improve the drainage system, pursuant to the requirements of Clean Water Services. Again, any specific improvements will be determined when the applicant submits a site development permit application to Clean Water Services. Pursuant to the Community Plan requirements, the applicant was required to submit a conceptual master plan that demonstrates that the proposed development will not preclude the logical development of all parcels within Area of Special Concern 16. (Area of Special Concern 16 is identified and described in the Metzger-Progress Community Plan.)Accordingly, the applicant provided a drawing that shows that road connections can be provided from the project site that will permit the applicant to develop the site in compliance with the Community Development Code and Community Plan standards in effect at the present time. The dwelling units shown on the master plan east of the project site (the project site is only tax lot 1 S1 26DB 1100)will not be approved as part of this development application. Although it is true that the adjacent lots can be redeveloped to a maximum density of 24 units per acre, which is significantly more dense than the five unit per acre lots located south of the development site, a specific development application for those parcels has not been submitted to the County for review; therefore, no lots or dwellings on a tax lot other than 1S1 26DB 1100 can be approved at this time. When and if the properties to the east of the project site are redeveloped, the County will review the project for compliance with all applicable standards. While staff cannot say what a future development will look like, given the size and configuration of the remaining parcels in Area of Special Concern 16 and the fact that a new public street on the south side of SW Hall could be aligned with an existing public street on the north side of SW Hall, it is likely that a future applicant will request access to SW Hall Blvd. through the Access Management Plan process. 7. The site is not located within a Drainage Hazard Area or a Flood Plain. However, the applicant identified a small wetland on the southern portion of the site. The small S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 4 wetland will be protected, consistent with the requirements of Clean Water Services and the Division of State Lands. B. Washington County Comprehensive Framework Plan: There are no specific Plan policies or goals that affect this request that are not implemented by the Code or the Community Plan. The Framework Plan requires development applications to be in compliance with the Community Development Code and the applicable Community Plan. By demonstrating in this report that the request complies with the standards of the Code and the Community Plan, this Plan requirement will be satisfied. C. Metzger-Progress Community Plan: 1. The site is located in the Metzger School subarea. 2. The site is not located in a Local Street Connectivity Area. 3. The site is located in Area of Special Concern 16. 4. The site does not contain a Significant Natural Resource Area. Staff reviewed the project for compliance with the General Design Elements of the Metzger- Progress Community Plan and determined that when the site is constructed in compliance with the Conditions of Approval this project will comply with the General Design Elements of the Metzger-Progress Community Plan. The project site is identified as part of Area of Special Concern 16 on the Metzger-Progress Community Plan. Area of Special Concern 16: There are multiple property owners in this area. In order for these properties to redevelop in a cohesive and complementary manner, they will either have to be consolidated under fewer owners, or the owners of the properties will have to cooperatively plan for the area's overall redevelopment. To assure that cooperative planning of the area's overall redevelopment will occur, no development application for a property in the area, other than for a limited expansion (no more than 20 percent of existing floor area), shall be approved prior to approval of an overall Master Plan for all properties that are within Area of Special Concern 16. This overall Master Plan shall be agreed to by 50 percent of the property owners in the area and property owners in the area representing at least 50 percent of the acreage. The applicant prepared a conceptual master plan for Area of Special Concern 16. The submitted master plan shows an attached townhouse development, potential and likely circulation patterns, landscaping and open space and a water quality facility. The proposed plan is conceptual but demonstrates that the proposed project will not preclude the complementary and coherent development of the other properties within Area of Special Concern 16. The applicant provided a list of contacts with the adjacent property owners demonstrating an attempt to coordinate in the creation of the conceptual master plan. D. Washington County Community Development Code: 1. Article II, Procedures: Section 202-3 Type III Procedures 202-3.1 Type 111 actions involve development or uses which may be approved or denied, thus requiring the exercise of discretion and judgment when applying the development criteria contained in this Code or the applicable Community Plan. Impacts may be significant and the development issues complex. Extensive S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 5 conditions of approval may be imposed to mitigate impacts or ensure compliance with this Code and the Comprehensive Plan. 202-3.2 The following are Type ///actions: A. Those identified in this Code as Type 111; B. Those not identified or otherwise classified which are determined by the Director to be substantially similar to the uses or development designated as Type lll, require the exercise of significant discretion or judgment, involve complex development issues, or which likely will have significant impact. The determination may be challenged on appeal of the decision on the proposed development but is not subject to appeal on its own;and C. Quasi-judicial plan amendments. STAFF: The proposed project was elevated to a Type III procedure due to the complexity of the development. Section 203-3 Neighborhood Meetings STAFF: As required by this Section, the applicant conducted a neighborhood meeting on January 31, 2006. The application included the necessary documentation verifying compliance with the neighborhood meeting requirement, pursuant to Section 203-4.2 (1)of the Code. Four attendees signed the attendance roster. According to the submitted meeting notes, the following issues were discussed at the meeting: traffic impacts on local streets, preservation of the on-site wetland area and animal habitat concerns. Transportation and circulation requirements are addressed in Section 408 of this Staff Report and in the Transportation Report, which is provided as Attachment D to this Staff Report. Section 204 Notice of Type I, II or III Development Actions A Type III public notice was prepared and distributed for this project. Section 207-5 Conditions of Approval 207-5.1 The Review Authority may impose conditions on any Type 11 or Ill development approval. Such conditions shall be designed to protect the public from potential adverse impacts of the proposed use or development or to fulfill an identified need for public services within the impact area of the proposed development. Conditions shall not restrict densities to less than that authorized by the development standards of this Code. STAFF: Conditions of approval may be imposed to ensure compliance with the standards of the Code and other County regulations and to mitigate any adverse impacts the development may have on the surrounding area. 2. Article III, Land Use Districts: Section 375 Transit Oriented Districts S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 6 STAFF: The project site is located in the TO:R18-24 District (Transit Oriented Residential, 18-24 Residential Dwelling Units Per Acre). According to County records, the gross site area is 2.07-acres. After the wetlands and required wetland buffer areas, (0.25-acre) are subtracted from the gross site area, the developable portion of the site is reduced to 1.82-acres. Based on a site area of 1.82-acres, the minimum density for the project site is 33 units (1.82 x 18 = 32.76) and the maximum density for the project site is 44 units (1.82 x 24 = 43.68). However, it should be noted that because the project site is located in a transit oriented district, the buildable site area could be further reduced if the applicant decided to subtract all or part of the site that will become public right- of-way. The applicant would like to construct attached single-family townhouses. Townhouses are permitted in the TO:R18-24 District through a Type II procedure. The TO:R18-24 District does not include a minimum lot area requirement. The TO:R18-24 District does not include any minimum lot dimension requirements. The minimum frontage setback in the TO:R18-24 District is 10-feet. The maximum frontage setback in the TO:R18-24 District is 15-feet. The site plan demonstrates general compliance with this standard for all yards except those along Montage Way. The applicant requested a hardship relief variance to the minimum frontage requirement for the portion of lots 6, 12, 17, 24 and 33 that abuts Montage Way. Each building will be reviewed for compliance with the frontage minimum and maximum setbacks during the building permit review process. Findings regarding the requested hardship relief variance are provided in Section 435 of this Staff Report. The proposed project was reviewed for conformance with the requirements of Section 375-7 Development Limitations for Permitted Uses in Transit Oriented Districts. 3. Article IV, Development Standards: Section 404 Master Planning STAFF: The applicant submitted the information required by this Section. This includes information regarding topography, circulation, soils, drainage, vegetation and existing structures. This information is in the Casefile. Section 407 Landscape Design STAFF: Street trees shall be planted along all public and private roadways and access drives as required by Section 407-7. The applicant shall plant street trees along public and private roads. In transit oriented districts, street trees must be planted 30-feet on center. The proposed planting plan demonstrates compliance with this requirement. Additional landscaping requirements are addressed in Section 431 of this Staff Report. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 7 Section 408 Neighborhood Circulation STAFF: Refer to Section 431 of this Staff Report for findings regarding neighborhood circulation and road connectivity requirements. Section 409 Private Streets STAFF: The applicant will construct a series of private alley tracts to provide vehicular access to the rear of each of the proposed lots. The private alley tracts must be constructed to a 16-foot paved width. The applicant may construct a portion of Montage Way as a private street. (The applicant also has the option of constructing all of Montage Way as a public street. This topic is addressed in Section 431 of this Staff Report.) If the applicant constructs the northerly portion of Montage Way as a private street, the street must be constructed to a 24-foot paved with curbs and sidewalks on both sides (409-3.3 A.(9)). Pursuant to Section 431-5.1 B., the sidewalks on the east side of Montage Way, (if it is constructed as a private street), may be temporary. Section 410 Grading and Drainage STAFF: The applicant submitted a preliminary grading plan pursuant to Section 410-1.1. A final grading plan shall be submitted prior to any on-site work and shall meet the requirements of Section 410 and shall comply with the applicable conditions of approval. The submitted grading plan indicates that the applicant will perform grading activities to construct the public and private street system and to create a level development site; the amount of grading needed to facilitate the road network and the building pads is relatively minimal. The applicant will perform more extensive grading activities in the wetland to comply with CWS and DSL requirements to improve the quality of the on-site wetland and to construct the water quality facility. Streetscape Exhibit I indicates that retaining walls may be constructed as part of the landscape improvements to the pedestrian tract. It appears that the retaining walls will be approximately two-feet tall. This wall was not shown on the preliminary grading plan. The site plan indicates that walls will be constructed at the west end of the alley tracts. All walls must be shown on the final grading plan. Depending on the height of the wall and site conditions, the Building Services Division may require the applicant to obtain a building permit to construct the wall. The applicant is not permitted to exacerbate any existing drainage problems on adjacent properties. In order to obtain a grading permit for the site the applicant must provide documentation that the proposed development will not shed or direct water on to adjacent properties at a rate that exceeds the predevelopment rate. Compliance with this requirement will be determined by the Building Services Division staff during the grading permit review process. Building Services Division staff reviewed the proposed project and provided recommended conditions. Those conditions have been incorporated in the Staff Report and Conditions of Approval. As noted above, the applicant will need to S:1LDSIUSERS1AlexandraH12006 Casefiles106-266-S(TOD).AMP.HRV106.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 8 obtain a Grading Permit prior to commencing any on-site work. The applicant will also need to obtain an Erosion Control Permit and a Site Development Permit from Clean Water Services. Section 411 Screening and Buffering STAFF: Pursuant to Section 411, the applicant must provide a Type 4 buffer between the TO:R18-24 District and the R-5 District properties. Pursuant to Section 431-8, which addresses transitions in density between transit oriented and non-transit-oriented districts, any buildings in the TO:R18-24 District that are within 100-feet of an R-5 property must not exceed 35-feet in height. Based on the submitted elevations and the Height definition provided in Section 106 of the Code, the residential buildings will not exceed the R-5 adjacent 35-foot height limit. All residential buildings within the proposed development are over 60-feet from any R-5 properties. The proposed project complies with the screening standards established by Section 411 and by Section 431-8. Section 413 Parking and Loading STAFF: Each of the proposed units will have two on-site parking spaces within a garage. The narrative indicates that lots 1 through 18 will have an additional space outside of the garage. The applicant will extend SW 92rd Avenue through the site. The extension of SW 92nd Avenue will be constructed to a 28-foot paved width. Parking is permitted on both sides of a 28-foot street. The public portion of Montage Way will need to be constructed to a 28-foot paved width. The public portion of Montage Way must extend far enough north to provide access to tax lot 1000. Parking is permitted on both sides of a 28-foot street. The private portion of Montage Way is shown with a 24-foot width. Parking is permitted on one side of a 24-foot street. Section 416 Utility Design STAFF: All new utilities must be located underground as required by Section 416-1. All utility easements shall be provided in accordance with Section 416-1.3. The applicant submitted the required preliminary utility plan. Section 418 Setbacks STAFF: According to the streetscape exhibit included in the narrative, the applicant has proposed a small retaining wall in the landscape/pedestrian access tract. The retaining walls appear to be approximately two-feet tall. Any retaining wall within a setback area must not exceed seven feet in height. Section 419 Height S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 9 STAFF: According to the streetscape exhibit included in the narrative, the applicant has proposed a small retaining wall in the landscape/pedestrian access tract. The retaining walls appear to be approximately two-feet tall. Any retaining wall within a setback area must not exceed seven feet in height. Section 426 Erosion Control STAFF: Section 426 requires erosion control measures in the Tualatin River and Oswego Lake sub-basins during construction to control and limit soil erosion. Section 426-5.2 allows the erosion control plan submission and review to be deferred until the time of any on-site work or construction. The applicant is required to obtain an erosion control permit consistent with the requirements of Section 426 prior to any physical change or construction on the site. On July 1, 1990, the Unified Sewerage Agency (USA) assumed responsibility for erosion control within their district boundaries. The applicant will be required to submit a final erosion control plan to Clean Water Services (formerly USA)for their approval prior to any on-site or off-site work (including work within the right- of-way) or construction. Section 427 Solar Access STAFF: The solar access design standards apply to single-family detached dwelling units. The applicant will construct attached single-family dwelling units. Therefore, the solar access design standards do not apply to the proposed project. Section 431 Transit Oriented Design Principles, Standards and Guidelines 431-4 Circulation System Design The design and location of the circulation system in a community is the key element for determining pedestrian orientation, connectivity and the arrangement of land uses. These principles and standards apply to the design and location of the circulation system in transit oriented districts. A. Pedestrian routes in a transit oriented district shall, to the extent practicable, directly connect major activity centers (concentrations of employment and households, major public buildings and spaces, institutional uses and parks and common open spaces, and shopping areas) and transit stops, particularly light rail stations; B. Block dimensions and perimeters shall be at an urban rather than a suburban scale; C. Provide accessways and greenways, as needed, to supplement pedestrian routes along pedestrian streets; and D. Provide clearly marked and well-designed pedestrian street, driveway, loading area and surface parking lot crossings. 431-4.2 Standards S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 10 A. In addition to the standards of this subsection, development in a transit- oriented district shall be subject to the requirements of Section 408, Section 409, and Article V. In the event of a conflict between the requirements of Sections 408, 409 and Article V, the requirements of Section 431-4 shall control. B. Other Community Development Code provisions that apply to Collectors shall apply to Special Area Collectors;provisions that apply to Neighborhood Routes shall apply to Special Area Neighborhood Routes; provisions that apply to Local Streets shall apply to Special Area Local Streets and Special Area Commercial Streets. In the case of a conflict, specific Special Area street provisions may control. C. Blocks (1) Block perimeters for blocks with more than four sides, as defined by public or private streets, accessways or greenways, shall not exceed sixteen hundred(1,600) feet measured along the nearside curb line of the public or private street or the centerline of the defining accessway or greenway. These standards shall not be used to provide direct connections to collector roads where indirect connections are specifically shown in the community plan. (2) Block lengths for streets, accessways and greenways shall not exceed three hundred thirty(330) feet between public or private streets, accessways or greenways, measured along the nearside curb line of the public or private street or the centerline of the accessway or greenway. These standards shall not be used to provide direct connections to collector roads where indirect connections are specifically shown in the community plan. STAFF: The applicant will extend SW 92rd Avenue north into the project site and will provide additional road extensions to the east and north. The easterly extension will provide a stub street connection to tax lot 1S1 26DB 900. The northerly extension will provide a connection to tax lot 1 S 1 26DB 1000. The extension to the north can be constructed in one of two ways: • The applicant can extend the public portion of Montage Way far enough north past the southern lot line of lot 1000 to ensure that a public road can be extended east across lot 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. • Or, the applicant will be required to construct a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 11 County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. The construction of the street network described above will help create block lengths and block perimeter lengths that comply with the standards established by Section 431-4.2 D. Design STAFF: All streets needed to meet the block connectivity standards will be public. All public streets within the development will be constructed to a Special Area Local Street standard. There is one Special Area Local Street and Special Area Local Street intersection within the project site. Given that the intersection is a knuckle intersection, the Engineering Division shall determine if curb extensions are appropriate in this location. All lots within the proposed development will take access from private alley tracts. The alley tracts will not be used to meet block length or block perimeter lengths. Because each lot within the development will take access from an alley tract, each lot must also have frontage along a public accessway tract or a public or private street. The plans indicate that lots 1 through 18 and lots 25 through 28 have frontage on a street or tract. Lots 25 through 28 will have frontage on Montage Way and lots 1 through 18 will have frontage on a public accessway tract. Lots 19 through 24 have frontage along an open space tract, but not along an accessway tract. Lots 29 through 33 do not have tract frontage. The applicant must provide an accessway tract along the east side of lots 29 through 33 and an accessway tract along the south end of lots 19 through 24. Accessway tracts in the transit oriented districts are supposed to comply with the standards established in Section 408 (431-4.2 B.). Section 408-9 states that accessway tracts that are less than 150-feet in length must have a ten-foot wide paved area within a 15-foot wide tract and tracts that are greater than 150-feet long must be located within a 20-foot tract. The proposed accessway tracts (Tract A and Tract C) do not meet the specifications established in Section 408- 9. However, because the proposed application is being reviewed through a Type III procedure, the applicant is permitted to demonstrate concurrence with the principles that gave rise to the standard, if a specific standard cannot be met. The paved width of the accessway and the accessway tract width are intended to ensure that the accessways are safe and facilitate access. With respect to safety, Tracts A and C will be located in front of residential units. Individuals using the accessway tracts will always be in view of residents. The new tract along the south side of lots 19 through 24 will be located between residential units and a preserved open space area. Often accessway tracts are located adjacent to side and rear yards where visibility is limited; limited visibility S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 12 is not a concern adjacent to lots 1 through 24. Staff finds that the applicant shall be permitted to construct Tracts A and C as proposed and to the quality shown in the Streetscape Exhibit drawings. Staff finds that the tract along the south side of lots 19 through 24 can be constructed to the same standard as Tracts A and C. As noted above, the applicant did not provide an accessway tract along the east side of lots 29 through 33. The applicant must provide a path in a tract in this location. The path in this location may be five feet wide and located within a ten- foot tract with the assumption that when the abutting property to the east is developed the tract will be developed to the full width, which is a ten-foot wide path within a 20-foot wide tract. In this case, because the abutting property is undeveloped, staff must ensure that the path and tract will be wide enough to ensure adequate pedestrian visibility. All dwellings will have at least a minimum four-foot setback to the garage. All alleys will provide access to either a local public street or a private street. As part of the final approval application the applicant shall submit a copy of the final site plan that has been reviewed and signed by a Tualatin Valley Fire and Rescue District Fire Marshal. Public access easements must be provided across all accessway tracts. If the applicant develops the northerly portion of Montage Way as a private street, the private street must be constructed to the pavement width specified in Section 409, (e.g., if the street serves more than nine units, the street must be 24-feet wide) and must have sidewalks and planter strips on both sides of the street. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Although the alley tracts will private they shall be constructed consistent with the SAL-5 County standard. The proposed project meets the principles of this Section. 431-5 Streetscapes for Pedestrians 431-5.1 Streetscapes— Transit Oriented Districts B. Standards STAFF: Section 431-5.1 B. (2) states that street trees will be planted 30-feet on center and within two to four feet from the back of the curb along all pedestrian streets. The site plan indicates that the applicant will provide street trees along Montage Way and the extension of SW 92nd Avenue consistent with Section 431-5.1. Alleys are not considered pedestrian streets (431-3.8). All utilities lines must be placed underground and any vault access lids must comply with Section 431-5.1 B. (3). The minimum sidewalk width along Special Area Local Streets is five-feet. The plans indicate that the applicant will provide five-foot wide sidewalks along all Special Area Local Streets. As noted above, five-foot sidewalks must also be S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 13 provided along any private pedestrian street (431-5.1 B.(4)), but those sidewalks may be temporary where they abut an undeveloped or underdeveloped parcel (431-5.1 B. (5)). Twelve-foot wide sidewalks are required along arterials that are within or adjacent to transit oriented districts. Therefore, the applicant shall provide twelve-foot wide sidewalks along the SW Hall Boulevard, unless twelve foot wide sidewalks are prohibited by ODOT. If twelve foot wide sidewalks are prohibited by ODOT, the applicant shall construct sidewalks to the appropriate ODOT standard. Pedestrian scale lighting is required along all pedestrian streets. Pedestrian streets are defined in Section 431-3.8. The applicant shall provide pedestrian scale street lighting along the SW Hall Blvd. frontage, the Montage Way frontage and along the SW 92nd Avenue extension frontage (431-5.1 B.6). Pedestrian scale street lighting is described in the Pedestrian Design Guidelines Booklet, which is available from the Planning Division. Pedestrian scale lighting along Special Area Local streets within the project cannot exceed 20-feet in height (431-5.1 B. (7)). The applicant shall provide updated building elevations to the project planner as part of the final approval process. The updated building elevations shall show greater differentiation between the units or a slightly different second building design to ensure greater contrast between architectural elements. The applicant shall also submit a painting plan during the final approval process. The proposed project can meet the streetscape standards when built in conformance with the applicable conditions of approval. 431-5.2 Building Entrances B. Standards STAFF: The proposed units all have individual access to pedestrian ways. The applicant shall submit a lighting plan demonstrating compliance with the standards of Section 415-4. All building entrances have four-foot overhangs. The proposed project will comply with the building entrance standards when built in compliance with the applicable conditions of approval. 431-5.3 Building Facades B. Standards STAFF: Ground floor windows are provided in all units. No darkly tinted windows are proposed. As demonstrated in the narrative and shown on the plans, at least 20-percent of the front ground floor fagade will be comprised of windows and doorways. The applicant shall demonstrate that the"street end" of the units complies with this standard during the final approval process. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HR1/\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 14 All of the proposed units have rear-loaded garages and sloped roofs and all windows are vertical or square in proportion. As noted in Section 431-5.1, the applicant shall provide updated building elevations to the project planner as part of the final approval process. The updated building elevations shall show greater differentiation between the units or a slightly different second building design to ensure greater contrast between architectural elements. The applicant shall also submit a painting plan during the final approval process. When constructed in conformance with the applicable conditions of approval, the proposed project will comply with the building fagade standards. 431-6 Parking Areas, Garages and Parking Structures Automobile parking areas consume significant amounts of land. Their location and design are key determinants of the attractiveness and pedestrian orientation of a community. The principles and standards in Section 431-6 apply to parking areas, garages and parking structures in transit oriented districts. B. Standards 431-6.1 Location STAFF: All units will have rear-loaded garages. The proposed project complies with the parking area location standards. 431-6.2 Parking Area and Garage Design B. Standards STAFF: All units will have rear-loaded garages with doors that are less than 16-feet wide. The proposed project complies with the parking area and garage design standards. 431-7 Common Open Space Provision of common open space in transit oriented communities is critical to create an attractive location for living, working and shopping near transit. The principles, standards and guidelines in Section 431-7 apply to common open space areas in transit oriented districts. 431-7.1 Location A. Principles (1) Common open spaces shall be located within walking distance of all those living, working and shopping in transit oriented areas. (2) Common open spaces shall be easily and safely accessed by pedestrians and bicyclists. (3) For security purposes, common open spaces shall be visible from nearby residences, stores, a pedestrian route and/or pedestrian street or offices. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C- Staff Report Page 15 (4) Common open space shall be available for both passive and active use by people of all ages. B. Standards (1) Common open spaces shall be located within all residential and all mixed use residential/non-residential developments with four or more dwelling units, as well as all non-residential developments on sites exceeding one-half-acre. Alternatively, common open space for a development may be located within thirteen hundred feet walking distance of the development. However, if common open space for a residential development is located off-site, it shall be unnecessary to cross an arterial to gain access to the site. (2) Common open space in a residential development shall be located so that windows from the living areas (kitchen, family rooms, living rooms but not bedrooms or bathrooms) of a minimum of four(4) residences face on to the common open space. (3) Common open spaces for residential developments shall not abut roads classified as an arterial. STAFF: The common open space for the development will be located on-site. The main common open space area will be located in front of the main living areas of the dwellings on lots 19 through 24. This area is located in Tract E which is over 10,000 square feet. Although this is a natural area, it is not identified as a Significant Natural Resource on the Metzger-Progress Community Plan; therefore, this area can be considered common open space (431-3.4). If the applicant can provide an element listed under Section 431-7.3 B.(1) in Tract E, (in addition to the play area already shown in the streetscape exhibits), the applicant will comply with the common open space standards. However, if the applicant cannot provide a second element listed under Section 431-7.3 B.(1)within Tract E, the applicant will comply with the common open space principles but not the common open space standards. The applicant shall provide a final common open space plan as part of the final approval application. The common open space plan shall show the location of all structures requirements to comply with Section 431-7.3 B.(1). If the applicant needs to use the area in Tract A to provide a second item listed in Section 431- 7.3 B.(1), which is adjacent to an arterial, the applicant shall be required to provide a decorative fence along the SW Hall Blvd. frontage to create separation between the common open space area and the busy street. Tract E is over 10,000 square feet and Tract A, if it must be used to provide a recreational amenity, barbecue or other similar feature, is over 1,600 square feet and meets the minimum area and dimensional requirements for common open space areas. 431-7.2 Open Space Design STAFF: The findings provided under Section 431-7.1 addresses the requirements of Section 431-7.2. These issues are directly related and staff believes it is reasonable to contain the responses to one portion of the Staff Report. S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 16 431-8 Transitions in Density STAFF: Pursuant to Section 431-8, which addresses transitions in density between transit oriented and non-transit-oriented districts, any buildings in the TO:R18-24 District that are within 100-feet of an R-5 property must not exceed 35-feet in height. Based on the submitted elevations and the Height definition provided in Section 106 of the Code, the residential buildings will not exceed the R-5 adjacent 35-foot height limit. A Type 4 buffer, as defined by Section 411 is also required between properties designated TO:R18-24 and those designated R-5. All residential buildings within the proposed development are over 60-feet from any R-5 properties. The proposed project complies with the screening standards established by Section 411 and by Section 431-8. 431-9 Landscaping Well-designed and located landscaping can soften the edges of buildings and paving, add aesthetic interest and generally increase the attractiveness of a community. The following principles, standards and guidelines apply to landscaping in transit oriented districts. STAFF: The applicant will landscape Tracts C and A, will provide water quality landscaping in Tract G and will improve the natural area in Tract E. Based on the submitted application and the provision of a final landscape plan, during the final approval process, the applicant shall provide a final landscape plan. The landscape plan shall include a planting plan for the water quality facility. The water quality facility, pursuant to Section 431-10, shall look more like a landscaped and decorative area than a utility element. If the applicant constructs the proposed project in compliance with the applicable conditions of approval, the proposed project will comply with the standards of this section. 431-10 Water Quantity/Quality Water quantity/qualify facilities are necessary elements of the urban landscape in Washington County, but their location and appearance can influence the attractiveness of a community. The following principles and standards apply to water quantity/quality facilities in transit oriented districts. STAFF: Findings regarding water quantity/quality facilities are addressed in Section 431- 9, above. 431-11 Signs STAFF: No signs are proposed. Any future signage will need to comply with the requirements of this section. Section 435 Variances and Hardship Relief 435-2.1 Permitted Variances and Hardship Relief S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 17 Under the provisions of this Section, an applicant may propose a variance or hardship relief from a dimensional standard(as defined by Section 106-61) of this Code, and from the minimum required amount of parking of Section 413, except when.- A. hen:A. The proposed variance or hardship relief would allow a use which is not permitted in the applicable land use district; STAFF: The applicant would like to develop the site with attached single-family dwellings to the minimum density permitted. Attached single-family dwellings are permitted in the TO-.R18-24. B. Another procedure is available in this Code for modifying or waiving the particular standard;or STAFF: There are no other procedures in the Code that permit the applicant to reduce the minimum lot area. C. This Code specifically prohibits a variance or hardship relief from a standard(e.g., Section 430-1.1 B.(8)prohibits a variance or hardship relief change to the distance between an accessory structure and a primary structure). STAFF: The requested hardship relief variance is not prohibited. 435-2.2 Prohibited Variances and Hardship Relief Notwithstanding Section 435-2.1, the following standards of this Code may not be varied by the provisions of this Section: A. The minimum and maximum density requirements of a residential land use district; B. Definitions; C. A standard that implements a Federal, State, Regional, or Local requirement; D. A floor area ratio (FAR); or E. The sight distance standards of Section 501-8.5 F. STAFF: The applicant would like to reduce the frontage requirement for six of the proposed lots. The requested hardship relief variance complies with the requirements of Section 435-2.2. 435-5.1 Hardship Relief Notwithstanding Section 435-4, the Director may grant hardship relief of up to twenty(20)percent from any dimensional standard(as defined by Section 106- 61) consistent with Section 435-2, or for lot area, which shall be limited to five (5) percent hardship relief. STAFF: The applicant requests a hardship relief variance to reduce the minimum frontage requirement along Montage Way and the extension of SW 92nd Avenue S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 18 for lots 6, 12, 18, 24, 25 and 33 from ten-feet to eight-feet. The frontage requirement is established by Section 375 Table B. The requested reduction complies with the 20-percent limit on reductions to a dimensional standard. 435-5.3 The Director shall grant such relief only when the Director makes findings, based upon evidence in the record, that all of the following criteria have been met: A. The standard imposes a significant economic burden on the applicant; B. The use is a permitted use in the District;and C. Relief will not be materially detrimental to other property in the vicinity. STAFF: The applicant is seeking hardship relief under Section 435 for a reduction to the frontage minimum for lots 6, 12, 18, 24, 25 and 33. Where the TO: R18-24 district requires 10 feet, the applicant seeks a 20% reduction to 8 feet in order to accommodate the number of housing units necessary to meet density requirements of the district. The minimum density for the project site, as calculated, is 33 dwelling units. If the 10-foot frontage minimum were to be met, the applicant would not be able to meet the minimum density standard or the applicant would need to create units that are less than 17-feet in width, which is arguably, quite narrow and difficult to market. Attached residential dwelling units are a permitted Type II use in the TO:R18-24 District. The requested hardship relief variance will not be materially detrimental to other properties in the vicinity. This hardship relief variance will reduce yards adjacent to the public right-of-way. As stated in Sections 411 and 431-8, the proposed units are separated from nearby R-5 properties by landscaping and open area tracts as well as public right-of-way. 4. Article V, Public Facilities and Services: Section 501 Public Facilities and Service Requirements STAFF: Sections 501-8.1, 501-8.2 and 501.8.3 establish standards for critical, essential and desirable services. Sections 501-8.1, 501-8.2 and 501-8.3 establish requirements for service provider letters from non-County service agencies as well as requirements for access to the site. All critical, essential and desirable service providers, except for the Tualatin Hills Park and Recreation District (THPRD) indicated that they are able provide the necessary services to the site. The project is not located within the THPRD service district. For findings regarding transportation requirements, please refer to the Transportation Report, which is provided as Attachment D to this Staff Report. Section 502 Sidewalk Standards STAFF: Sidewalks are required along all public and private road frontages in the development with the exception of the alleys in Tracts B an D. According to the transit oriented district design criteria, alleys are not considered pedestrian S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 19 STAFF: Sidewalks are required along all public and private road frontages in the development with the exception of the alleys in Tracts B an D. According to the transit oriented district design criteria, alleys are not considered pedestrian streets. In transit oriented districts, sidewalks are required along pedestrian oriented streets, public and private. 5. Article VI, Land Divisions: Section 605-2 Urban Land Divisions STAFF: The applicant submitted a preliminary plat in accordance with Section 605-2.3. When constructed in compliance with the conditions of approval, the proposed subdivision will be in conformance with the requirements of the TO:R18-24 District, other applicable Sections of the Washington County Community Development Code. E. Transportation Plan: STAFF: The findings and recommendations for transportation standards are found in the Transportation Report, and are incorporated as findings herein. F. Ordinance No. 379; Traffic Impact Fee: STAFF: The Traffic Impact Fee is required of all new development and constitutes an assurance to satisfy a development's requirement to provide additional capacity to major collectors and arterial streets needed for development. This fee is based on the number of daily trips a site generates and is due at issuance of a building permit. G. R & O No. 86 -95 - Determining Traffic Safety Improvements Under the Traffic Impact Fee Ordinance: STAFF: The findings and recommendations for transportation standards are found in the Transportation Report, and are incorporated as findings herein. H. Ordinance No. 524 - Uniform Road Improvement Standards: STAFF: The findings and recommendations for transportation standards are found in the Transportation Report, and are incorporated as findings herein. I. R & O No. 04-09 regarding Erosion Control,Water Quality and Water Quantity: STAFF: R & O 04-09 adopted standards and regulations for the Clean Water Services review and approval of erosion control measures. IV. SUMMARY AND CONCLUSION: The required findings have been made for all of the applicable Code sections. When implemented in accordance with the Conditions of Approval and the approved final plans, the project will be in compliance with the Community Development Code and the Community Plan. Therefore, staff recommends the Hearing Officer approve the proposed 33-lot Subdivision, "Montage," and approve the requested Hardship Relief Variance for the frontage requirement S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment C-Staff Report Page 20 along Montage Way and the extension of SW 92nd Avenue for lots 6, 12, 18, 24, 25 and 33, , subject to the Conditions of Approval set forth in Attachment"B" of this report.Staff recommends denial of the request for interim access to SW Hall Blvd S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc ATTACHMENT D TRANSPORTATION REPORT CASEFILE: 06-266-S/D(R)/AMP/HRV DATE: August 17 2006 APPLICANT: Green Hampton LLC APPLICANT'S REPRESENTATIVE: Alpha Community Development LOCATION: 9325 SW Hall Blvd TAX MAP/LOT: 1S1 26DB 1100 Staff reviewed this request for adequacy of transportation facilities and services and submits the following findings and recommendations. FINDINGS: 1. PROJECT PROPOSAL: This request is for a 33-lot subdivision, a Hardship Relief Variance to the street side yard setback for the Montage Way and SW 92 d Avenue extension frontages of lots 6, 12, 17, 24 and 33 and approval of an Access Management Plan to create interim access to SW Hall Blvd. The projected trip generation rate for this project is approximately 316 A.D.T., based upon ITE Category 210. 2. ACCESS: a. The County's Transportation Plan indicates that SW Hall Boulevard is a 4-5 lane arterial street. Access on arterial streets is limited. Emergency vehicle access may be permitted. b. All of the new lots will take access from the internal public and private street system. The individual lots take access from internal private alleys that will take access from Montage Way or the extension of SW 92nd Avenue. 3. TRAFFIC ANALYSIS: The County's Traffic Engineer reviewed the proposed project. The Traffic Engineer determined that interim access to SW Hall Blvd. shall be not be permitted because legal road access can be provided to the south. The Traffic Staff Report is provided as Exhibit A to this Transportation Report, and is incorporated as findings herein. 4. RIGHT-OF-WAY: a. Inadequate right-of-way exists along the SW Hall Blvd. frontage. The applicant shall dedicate sufficient right-of-way to create 49-feet of right-of-way from centerline. b. Sufficient right-of-way along the SW Hall Blvd. frontage to create 49-feet of right-of-way from centerline. C. The applicant shall dedicate sufficient right-of-way and easements and/or a tract to construct one of the following improvements: i. The construction of a full-street improvement of Montage Way far enough north past the southern lot line of lot 1000 to ensure that a public road can be extended east S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc across lot 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, ii, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. d. Sufficient right-of-way and easements for the southern portion of SW Montage Way. e. A non-access restriction along the SW Hall Blvd. frontage. The non-access restriction must be described in the"notes" section of the plat. f. Public pedestrian access easement across the sidewalks along SW Montage Way. g. Public pedestrian and bicycle access easements across all accessway tracts. 5. SECTION 408 NEIGHBORHOOD CIRCULATION: Please refer to the Staff Report for findings regarding traffic circulation standards. 6. SECTION 409 PRIVATE STREETS: The applicant will construct a series of private alley tracts to provide vehicular access to the rear of each of the proposed lots. The private alley tracts must be constructed to a 16-foot paved width. The applicant may construct a portion of Montage Way as a private street. (The applicant also has the option of constructing all of Montage Way as a public street. This topic is addressed in Section 431 of this Staff Report.) If the applicant constructs the northerly portion of Montage Way as a private street, the street must be constructed to a 24-foot paved with curbs and sidewalks on both sides (409-3.3 A.(9)). Pursuant to Section 431-5.1 B., the sidewalks on the east side of Montage Way, (if it is constructed as a private street), may be temporary. 7. IMPROVEMENTS & MAINTENANCE: a. SW 92nd Avenue, through the project site, must be constructed to an SAL-2 standard or acceptable equivalent. The road must be designed to have a 28-foot paved width, four- foot wide planter strips and five-foot wide sidewalks. b. The public portion of SW Montage Way must be constructed to an SAL-2 standard or acceptable equivalent. The public road portion must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. The public portion of SW Montage Way shall be extended far enough north to facilitate access to tax lot 1 S1 26DB 1000. SALDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc i. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409- 3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, ii. a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. C. Private street connection to a public street, where the public and private sections of SW Montage Way intersect. d. Private street connection to a public street, where Tract D intersects with SW Montage Way. e. Private street connection to a public street, where Tract F intersects with SW 92nd Avenue. f. SW Hall Blvd., along the project site, must be improved to an A-4 standard. g. Emergency access from SW Montage Way to SW Hall Blvd. A driveway"drop"will not be permitted in this location. The applicant shall construct the emergency access using grass pavers or an equivalent material, subject to the approval of the Fire Marshal and the Engineering Division. h. Improve SW 92nd Avenue between the project's southern boundary and SW Borders Street to a 22-foot paved width and a five-year wearing surface. SW 92nd Avenue is currently improved to a 19-foot paved width in this location. i. Improve SW Borders Street between SW 92nd Avenue and SW 90th Avenue to a 22-foot paved width and a five-year wearing surface. SW Borders Avenue is improved to an 18- foot paved width in this location. j. Lighting along all public street frontages. 8. SURFACE WIDTH AND STRUCTURAL CONDITION: a. Sections 501-8.1.B.(2)(a)and (b) of the Community Development Code require a site's access road to have a minimum five year paved wearing surface and a 22 foot width between the proposed development and the nearest adequate collector or arterial. b. The applicant shall improve SW 92`vd Avenue from the project site to SW Borders Street to a 22-foot paved width and a five year wearing surface. The applicant shall improve SW Borders Street between SW 92nd Avenue and SW 90th Avenue to a 22-foot paved width and a five-year wearing surface. SW 90th Avenue is improved to a 22-foot paved width between SW Borders Street and SW Hall Blvd. 9. ACCESS SPACING: SALDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc a. The minimum access spacing standard for SW Hall Blvd. is 600 feet, measured between access points on each side of the road, as required by Section 501-8.5.B of the Community Development Code. The proposed project does not meet the County's access spacing standard. Because the applicant could not comply with the access spacing standard, the applicant requested approval for an interim access to SW Hall Blvd. Due to the fact that adequate access can be provided via SW 92nd Avenue, the Access Management Plan was denied. b. Driveways in the internal public street system must be 10-feet apart or shared curb-cuts must be provided. C. There are not access spacing requirements for private alleys. 10. SIGHT DISTANCE: Section 501-8.5.F. of the Community Development Code requires adequate intersection sight distance be provided at a site's access to a County or a public road. 250 feet of sight distance is required at all public and private street accesses to the local public roads within the development. Adequate sight distance can be provided. 11. DRAINAGE: The applicant shall provide sidewalks, curbs and gutters along all new public streets to provide adequate drainage throughout the subdivision. The applicant shall provide drainage to the County's A-4 standard, or the O.D.O.T. equivalent along the County's SW Hall Blvd. frontage. 12. SIDEWALKS: Section 502 of the Community Development Code requires a sidewalk to be constructed across a site's road frontage when one does not exist. Sidewalks are required along all public and private road frontages in the development with the exception of the alleys in Tracts B and D. According to the transit oriented district design criteria, alleys are not considered pedestrian streets. In transit oriented districts, sidewalks are required along pedestrian oriented streets, public and private. RECOMMENDATION: I. PRIOR TO FINAL APPROVAL AND PLAT RECORDATION: A. The following shall be shown on the plat: 1. All easements and tracts. 2. The use, ownership and maintenance rights for all easements and tracts. 3. Water quality facility within a tract, if required by Clean Water Services. 4. Sufficient right-of-way along the SW Hall Blvd. frontage to create 49-feet of right- of-way from centerline. 5. Sufficient right-of-way and easements and/or a tract to construct one of the following improvements: S:\LDS\USERS\AlexandraH\2006 Casefles\06-266-S(TOD).AMP.HRV\06.266.trans.doc The construction of a full-street improvement of Montage Way far enough north past the southern lot line of lot 1000 to ensure that a public road can be extended east across lot 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. 6. Sufficient right-of-way and easements for the southern portion of SW Montage Way. 7. A non-access restriction along the SW Hall Blvd. frontage. The non-access restriction must be described in the"notes"section of the plat. 8. Public pedestrian access easement across the sidewalks along SW Montage Way. 9. Public pedestrian and bicycle access easements across all accessway tracts. B. Submit to Land Development Services (Public Assurance Staff, Tracy Stone, 503- 846-3843) 1. Completed "Design Option"form. 2. $16,653.00 Administration Deposit. 3. Three (3)sets of complete engineering plans for the construction of the following public improvements: a. SW 92nd Avenue, through the project site, must be constructed to the SAL-2 standard or acceptable equivalent. The road must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. b. The public portion of SW Montage Way must be constructed to the SAL- 2 standard or acceptable equivalent. The public road portion must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. The public portion of SW Montage Way shall be extended far enough north to facilitate access to tax lot 1 S 1 26DB 1000. If the applicant chooses this option, the applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24- foot paved width and curbs and sidewalks on both sides. The public SALDSWSERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc portion of Montage Way shall be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. C. Private street connection to a public street, where the public and private sections of SW Montage Way intersect. d. Private street connection to a public street, where Tract D intersects with SW Montage Way. e. Private street connection to a public street, where Tract F intersects with SW 92nd Avenue. f. SW Hall Blvd., along the project site, must be improved to an A-4 standard. g. Emergency access from SW Montage Way to SW Hall Blvd. A driveway "drop"will not be permitted in this location. The applicant shall construct the emergency access using grass pavers or an equivalent material, subject to the approval of the Fire Marshal and the Engineering Division. h. Improve SW 92nd Avenue between the project's southern boundary and SW Borders Street to a 22-foot paved width and a five-year wearing surface. SW 92nd Avenue is currently improved to a 19-foot paved width in this location. i. Improve SW Borders Street between SW 92nd Avenue and SW 901h Avenue to a 22-foot paved width and a five-year wearing surface. SW Borders Avenue is improved to an 18-foot paved width in this location. j. Lighting along all public street frontages. These improvements shall be constructed in accordance with the requirements of the Washington County Uniform Road Improvement Design Standards. They shall be completed and accepted by the County within the time frame specified in the public assurance contract, or prior to final building inspection approval, whichever occurs first. C. Obtain Departmental approval, provide financial assurance and obtain a facility permit for construction of the public improvements listed in Conditions III.13.3.a+ D. Ensure the construction, maintenance and power costs of street light facilities through the annexation and petition for service to an existing County service district for lighting or other funding method approved by the County Engineer. E. The following documents shall be executed (Survey Division, Jamil Kamawal, 503- 846-7932): S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc 1. A non-access restriction along the site's frontage of SW Hall Boulevard, except for emergency access at the intersection of Montage Road and SW Hall Blvd. 2. Petition and waiver not to remonstrate against the formation of a road maintenance local improvement district. NOTE: The Local Improvement District must be formed prior to plat recordation. The L.I.D. formation process takes 3 to 5 weeks. F. Submit to Land Development Services, Project Planner(Alexandra Howard, 503- 846-3847): 1. Final Approval form (Type I procedure; two copies). NOTE: The final approval application shall include evidence that all Conditions of Approval have been met. 2. Final Approval fee. 3. Final plat. 4. A Copy of the appropriate access, drainage or any other permits from O.D.O.T. and a letter from O.D.O.T. describing the required O.D.O.T. permits. NOTE: The applicant shall construct 12-foot wide sidewalks along the SW Hall Blvd. frontage unless 12-foot wide sidewalks are prohibited by O.D.O.T. The applicant shall also improve the SW Hall Blvd. standard to the County's A-4 standard, unless an alternative improvement standard is required by O.D.O.T. 5. Revised findings for Section 413 demonstrating compliance with the on-street parking standards based on the updated site plan. 6. A copy of the final site plan that has been approved by the Fire Marshal. 7. A revised plans illustrating the following: a. The public road extension of Montage Way to the north. b. A revised on-street parking plan, based on required changes to the overall site plan. C. An accessway tract and path along the south side of lots 19 through 24. The paved portion of the path must be at least five feet wide. d. An accessway tract and path along the east side of lots 29 through 33. The paved portion of this path must be at least five feet wide and the tract must be ten feet wide. e. Pedestrian scale lighting along all pedestrian streets. f. A lighting plan demonstrating compliance with Section 415. g. 12-foot wide sidewalks along the SW Hall Blvd. frontage. S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc 8. A registered professional engineer shall provide written certification that the proposed design of the private street tracts complies with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. III. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT FOR ANY DWELLING UNIT, THE APPLICANT SHALL: A. Obtain Final Approval. B. Record the plat. C. Pay Traffic Impact Fee. D. Provide evidence of a fire flow test demonstrating available flow at 20 PSI residual pressure. E. Submit with the building plans to Building Services (503-846-3470) a site plan showing the following: 1. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 2. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. IV. PRIOR TO BUILDING OCCUPANCY AND/OR FINAL BUILDING INSPECTION APPROVAL FOR ANY DWELLING UNIT: A. Construct/install and obtain County Inspection approval for the following improvements: 1. Construct all improvements required by O.D.O.T. 2. All improvements required under Condition 111.13.3.a-j. 3. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 4. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. B. All facilities and improvements required by Clean Water Services shall be completed and approved by the District. C. A registered professional engineer shall provide written certification that the all private street tracts were constructed in compliance with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. VI. ADDITIONAL CONDITIONS: S:\LDS\USERS\A1exandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc The property owner shall continuously maintain adequate sight distance. This may require the property owner to periodically remove obstructing vegetation from the road right-of-way (and on site). Exhibit A: Traffic Staff Report S:\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.trans.doc WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Engineering/Surveying Division 1400 SW Walnut St., MS 17A, Hillsboro, Oregon 97123 RECEIVED (503)846-7900 . FAX:(503)846-7910 MAY 18 2006 DATE: May 17, 2006 an p�e opTmn�W TO: Phil Healy, Senior Planner FROM: Jinde Zhu, P.E., Traffic Engineer 4 CC: Joy Chang, Greg Miller, Tom Tushner, Traffic Analysis File#1349, C/File RE: TRAFFIC STAFF REPORT HALL STREET TOWNHOUSES WASHINGTON COUNTY This report examines the traffic safety impacts of the proposed Hall Street Townhouses with 33 townhomes, located south of SW Hall Boulevard and east of SW Greenburg Road in Washington County. Recommendations are provided to ensure an adequate level of traffic safety as defined by R&O 86-95. Two accesses are proposed to serve the site, one on SW Hall Boulevard located approximately 580 feet east of SW Greenburg Road and the other access to be connected to SW 92"d Avenue to the south. SW Hall Boulevard is classified as an arterial, while SW 92nd Avenue is classified as a local street. An Access Report/Access Management Plan was submitted by the applicant's traffic engineer ("Traffic Analysis for the proposed Hall Street Townhomes to be located on the South side of SW Hall Blvd. In Tigard, OR", CTS Engineers, April 11, 2006). The findings and recommendations given below are based, in part, on the information provided in the access report. FINDINGS: As stated above, SW Hall Boulevard is classified as an arterial by the county. According to the Washington County Community Development Code 501-8.5.B(4), "Direct access to arterial roads shall be from collector or other arterial streets. Exceptions for local streets and private accesses may be allowed through a Type H process when collector access is found to be unavailable and impracticable by the Director". The applicant proposes one access on SW Hall Boulevard and another access connected to SW 92nd Avenue, which is classified as a local street. SW 92nd Avenue is connected to SW Greenburg Road via three streets, SW Lehman Street, SW Coral Street, and SW Locust Street. Both SW Lehman Street and SW Coral Street are classified as local streets while SW Locust Street is classified as a collector. In addition, traffic from the proposed development can access SW Hall Boulevard via SW Borders Street and SW 90`f' Avenue. Therefore, the proposed site access on SW Hall Boulevard is denied. NOT&$ CASEFILE: 06-266-S/D(R)/AMP/HRV WashDepartmentton County APPLICANT: Department of Land Use and Transportation Palmer and Associates Land Development Services 9600 SW Oal, Street Suite 230 155 N First Ave.Suite 350 Portland OR 97223 Hillsboro,OR 97124 APPLICANT'S REPRESENTATIVE: RECOMMENDATION Alpha Community Development & STAFF REPORT 9600 SW Oak Street Suite 230 Portland OR 97223 PROCEDURE TYPE III CONTACT PERSON: Kirsten Van Loo (503) 452-8003 CPO: 1 OWNER: COMMUNITY PLAN Green-Hampton LLC Cedar Hills-Cedar Mill 11230 SW Muirwood LAND USE DISTRICT: Portland OR 97225 Toi R18-24 (Transit Oriented Residential) MAPITAX LOT: LOCATION: 1S1 26 DB 1100 On the south side of SW Hall Blvd approximately ADDRESS: 450 feet east of its intersection with SW 9325 SW Hall Boulevard Greenburg Road/SW Oleson Road. PROPOSED DEVELOPMENT ACTION: Preliminary Approval and Development Review for a 33-Lot Subdivision in located in a Transit Oriented District a Conceptual Master Plan for Area of Special Concern 16 on the Metzger Progress Community Plan an Access Management Plan for Access to SW Hall Blvd and a Hardship Relief Variance to Reduce the Street Side Yards (Frontage Minimum) for Lots 6 12 17 24 and 33 (along Montage Way and the extension of SW 92—d Avenue), August 17, 2006 RECOMMEDATION: Staff recommends the Hearings Officer approve the request for Preliminary Approval for a 33-lot subdivision and the request for a Hardship Relief Variance to the Street Side Yards for Lots 6, 12, 17, 24 and 33, subject to the attached Conditions of Approval (Attachment 'B'). Staff recommends denial of the request for interim vehicular access to SW Hall Blvd. Attachments A. -- Vicinity Map B. -- CONDITIONS OF APPROVAL C. -- Staff Report D. -- Transportation Report E. -- Street Trees F:\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B Recommended Conditions of Approval I. PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES THE APPLICANT SHALL: A. Obtain a Grading Permit from Building Services (503-846-3470). The Grading Permit must follow the requirements of the Building Services Division's Grading Submittal Package Checklist. `y Show all proposed retaining walls on the final grading plan. Depending upon the height of the wall and site conditions, the applicant may be required to obtain a Building Permit. The Building Services Division will determine the Building Permit requirement. NOTE: The applicant will be required to obtain permits from O.D.O.T. to access SW Hall Boulevard, to direct any surface water drainage to an O.D.O.T. facility or to perform any work within the SW Hall Boulevard right-of-way. B. Obtain approval for an Access Permit for temporary construction access to the v '® site if construction access is proposed from SW 92nd Avenue. Access Permit forms are available at the Land Development Services Counter. Temporary construction access may be located on SW Hall Blvd, if the applicant can demonstrate compliance with the County's sight distance and safety UI;p �'yj� �� standards. The temporary construction access must be abandoned prior to obtaining occupancy of the first dwelling unit. (A permit from O.D.O.T. is also required for construction access to SW Hall Blvd.) NOTE: If a Facility Permit has been issued, an access permit will not be required. C. A Clean Water Services (the District) Site Development Permit must be acquired. Application for the District Site Development Permit must be in accordance with the requirements of the Design and Construction Standards, Resolution and ,�(� Order 04-9 (R&0 04-9) and is to include: CI '� �p� 1. Compliance with all provisions of all the District's Design and Construction Standards, R&0 4-9. ✓ �� ,CP (Y OV 2. Detailed grading and erosion control plan. A 1200-C Erosion Control permit will be required. 3. Hydraulic and hydrological analysis of storm conveyance will be required. \� If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow as provided in the above named design standards. Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 2 4. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. 5. Provisions for water quality in accordance with the requirements of the above named design standards. An all-weather access shall be provided to the structures within the water quality facility. 6. Site contains a "Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 06-000220, dated June 19, 2006. 7. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a 10 separate tract and not part of any buildable lot. 8. Detailed plans showing the sensitive area and corridor delineated, along < with restoration and enhancement of the corridor. P� 9. Provide DSL and Corps of Engineers permits for any work in the wetlands Pte' or creek prior to any on site work, including grading and erosion control. Include permit number on cover sheet of plans or provide concurrence with the delineation. NOTE: The above noted improvements must be completed to the District's satisfaction. The as-constructed drawings (as-builts), or a bond guaranteeing the as-builts, shall be submitted and accepted by the District. II. PRIOR TO SUBMITTAL OF THE PROPOSED FINAL SUBDIVISION PLAT TO THE COUNTY SURVEY DIVISION: Submit two (2) copies of the proposed final plat to Clean Water Services (503-846- 8621), 503-846- 8621) the Engineering Division (503-846-7900) and Land Development Services (503- 8 46-8761). Contact the County Surveyor's Office (503-846-8723) for information p% regarding submittal and review procedures. tP �ti� III. PRIOR TO FINAL APPROVAL AND SUBDIVISION PLAT RECORDATION (WITHIN TWO YEARS): A. Submit to the County Survey Division (503-846-8723): �t 0 Fifteen (15) copies of the proposed final plat which shall comply with Oregon �pQt ",JigRevised Statutes, Chapter 92 and Section 605 of the Washington County 15 � TV' Community Development Code. �jVV& The following shall be included on the plat: t�w Ji 1. All easements and tracts. 2. The use, ownership and maintenance rights for all easements and tracts. VO F'\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B—Recommended Conditions of Approval Page 3 3. Water quality facility within a tract, if required by Clean Water Services. 4. Sufficient right-of-way along the SW Hall Blvd. frontage to create 49-feet of right-of-way from centerline. 0, 5 Sufficient right-of-way and easements and/or a tract to construct one of the following improvements: The construction of a full-street improvement of Montage Way far enough �C north past the southern lot line of lot 1000 to ensure that a public road can be extended east across lot 1000. If the applicant chooses this option, the vj applicant must construct a full street improvement for the length of the public portion of Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 A.(9)), which includes a 24-foot paved width and curbs and sidewalks on both CT sides. The public portion of Montage Way shall be constructed to the ��¢bunty's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks h along the east side of Montage Way can be temporary. Or, ,Kp LA a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. 6. Sufficient right-of-way and easements for the southern portion of SW Montage Way. 7. A non-access restriction along the SW Hall Blvd. frontage. The non- access restriction must be described in the "notes" section of the plat. 8. Public pedestrian access easement across the sidewalks along SW Montage Way. 9. Public pedestrian and bicycle access easements across all accessway tracts. B. Submit to Land Development Services (Public Assurance Staff, Tracy Stone, 503-846-3843) 1. Completed "Design Option" form. 2. $16,653.00 Administration Deposit. 3. Three (3) sets of complete engineering plans for the construction of the following public improvements: F:\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 4 a. SW 92nd Avenue, through the project site, must be constructed to the SAL-2 standard or acceptable equivalent. The road must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. / b. ) The public portion of SW Montage Way must be constructed to the SAL-2 standard or acceptable equivalent. The public road `� portion must be designed to have a 28-foot paved width, four-foot wide planter strips and five-foot wide sidewalks. The public portion of SW Montage Way shall be extended far enough north to facilitate access to tax lot 1 S 1 26DB 1000. t\ I-[ If the applicant chooses this option, the applicant must construct a \. full street improvement for the length of the public portion of ("J Montage Way and the remainder of Montage Way must be constructed to the applicable private street standard (409-3.3 which includes a 24-foot paved width and curbs and sidewalks on both sides. The public portion of Montage Way shall GI �� be constructed to the County's SAL-2 standard. Pursuant to Section 431-5.1 B., the sidewalks along the east side of Montage Way can be temporary. Or, a full street improvement along the portion of Montage Way that is bordered by the project site on both sides and a half-street improvement along the remainder of Montage Way, which abuts tax lot 1000. The full street improvement shall be constructed to the County's SAL-2 standard and the remainder of Montage Way must be constructed to the equivalent half-street standard. C. Private street connection to a public street, where the public and private sections of SW Montage Way intersect. d. Private street connection to a public street, where Tract D intersects with SW Montage Way. e. Private street connection to a public street, where Tract F intersects with SW 92nd Avenue. f. SW Hall Blvd., along the project site, must be improved to an A-4 standard. g. Emergency access from SW Montage Way to SW Hall Blvd. A driveway "drop"will not be permitted in this location. The applicant shall construct the emergency access using grass pavers or an equivalent material, subject to the approval of the Fire Marshal and the Engineering Division. F\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 5 h. Improve SW 92nd Avenue between the project's southern boundary and SW Borders Street to a 22-foot paved width and a five-year wearing surface. SW 92"d Avenue is currently improved to a 19-foot paved width in this location. i. Improve SW Borders Street between SW 92"d Avenue and SW 90th Avenue to a 22-foot paved width and a five-year wearing surface. SW Borders Avenue is improved to an 18-foot paved width in this location. j. Lighting along all public street frontages. These improvements shall be constructed in accordance with the requirements of the Washington County Uniform Road Improvement Design Standards. They shall be completed and accepted by the County within the time frame specified in the public assurance contract, or prior to final building inspection approval, whichever occurs first. C. Obtain Departmental approval, provide financial assurance and obtain a facility permit for construction of the public improvements listed in Conditions III.B.3.a-j. D. Ensure the construction, maintenance and power costs of street light facilities through the annexation and petition for service to an existing County service district for lighting or other funding method approved by the County Engineer. E. The following documents shall be executed (Survey Division, Jamil Kamawal, 503-846-7932): A non-access restriction along the e of SW w0 °a �� 1 except for emergency access at hetintersect on of Montage l Road and SW Hall Blvd. 2. Petition and waiver not to remonstrate against the formation of a road maintenance local improvement district. NOTE: The Local Improvement District must be formed prior to plat recordation. The L.I.D. formation process takes 3 to 5 weeks. F. Submit to Land Development Services, Project Planner (Alexandra Howard, 503-846-3847): ��— 1. Final Approval form (Type I procedure; two copies). `- ,` NOTE: The Final Approval application shall contain a written statement and complete evidence/documentation that all Conditions of Approval have been met. The Final Approval application must be submitted within two years of the date of this decision. ..) F\Shared\LDS\USERSVVexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B— Recommended Conditions of Approval Page 6 'Vi w -rig 2. Final Approval fee. t& iol P%.Dp&1 Q%,tC,0,nL*�1v3. Final plat. 4. A Copy of the appropriate access, drainage or any other permits from O.D.O.T. and a letter from O.D.O.T. describing the required O.D.O.T. ,�1Q3 permits. p�M o�� }?Q NOTE: The applicant shall construct 12-foot wide sidewalks along the VP SW Hall Blvd. frontage unless 12-foot wide sidewalks are � OrXTCs prohibited by O.D.O.T. The applicant shall also improve the 4-r--T-te Cou,TVS SW Hall Blvd. standard to the County's A-4 standard, unless k_y St7��A � an alternative improvement standard is required by O.D.O.T. c"I 4, Ailt h 1pcj- i,5 5. Revised findings for Section 413 demonstrating compliance with the on- SIDEWArLK. 14 street parking standards based on the updated site plan. klpp ,o�`'"`' ,.�,Dp�"° 6. A copy of the final site plan that has been approved by the Fire Marshal. -� %(7 7. Provide evidence that easement (identified as deed document number .tKuE.V006�t� PT 95053420 on the submitted plans) for the mobile MRI trailer that wectf\�yFy t��Y encroaches on to proposed lot 13 has been vacated. �y t►.Vu->Cn 8. Updated building elevations showing either greater variation within the v ��s proposed six-unit structure or a second structure type and a building E� lNu1p_ painting plan. Revised findings for Section 431-7. The findings shall explain the location ,�L�'P'Z �� of all required recreational structures. If Tract A is needed for common open space purposes, the findings shall describe the required decorative fencing. 10. A registered professional engineer shall provide written certification that the proposed design of any private street tracts complies with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. 11. A revised plans illustrating the following: a. The public road extension of Montage Way to the north. b. A revised on-street parking plan, based on required changes to the overall site plan. C. An accessway tract and path along the south side of lots 19 Jap through 24. The paved portion of the path must be at least five feet wide. F:\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B—Recommended Conditions of Approval Page 7 d. An accessway tract and path along the east side of lots 29 through 33. The paved portion of this path must be at least five feet wide and the tract must be ten feet wide. p oS e. Pedestrian scale lighting along all pedestrian streets. 499 f'�� 9 oa f. A lighting plan demonstrating compliance with Section 415. g. 12-foot wide sidewalks along the SW Hall Blvd. frontage. W�l� h. An open space plan showing the location of all recreational ' features in accordance with Section 431-7. If Tract A is needed for 431-7 common open space purposes, plans and elevations for a decorative wall along SW Hall Blvd. must be provided. i. A revised landscaping plan sheet. The revised landscaping plan shall include a planting plan for the water quality facility. IV. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT FOR ANY DWELLING UNIT: A. Meet with the commercial plans examiner prior to submitting building permit application/plans. B. Obtain Final Approval and record the plat, as required above. C. Provide a fire flow test demonstrating available flow at 20 psi residual pressure. NOTES: The Tualatin Valley Fire and Rescue District will likely condition the applicant to provide residential fire sprinklers in accordance with NFPA 13D at each new dwelling unit. Residential Fire Sprinklers in accordance with NFPA 13 D will be considered an alternate to excess roadway grade, reduced street width and aerial fire apparatus access. Please contact the Tualatin Valley Fire and Rescue District for specific fire protection requirements and regulations. Structures in excess of 30-feet in height. Structures in excess of 30 feet in height will require aerial fire apparatus. D. Submit with the building plans to Building Services (503-846-3470) a site plan showing the following: 1. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 2. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. E. Pay Traffic Impact Fee. F:\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc Casefile 06-266-S/D(R)/AMP/HRV Attachment B—Recommended Conditions of Approval Page 8 V. PRIOR TO BUILDING OCCUPANCY AND/OR FINAL BUILDING INSPECTION APPROVAL FOR ANY DWELLING UNIT: A. Constructlinstall and obtain County Inspection approval for the following improvements: 1. Construct all improvements required by O.D.O.T. 2. All improvements required under Condition III.B.3.a-j. 3. Street trees along all street frontages as shown on the plans stamped, "Final Approval." 4. Sidewalks along all frontages and in all tracts as shown on the plans stamped, "Final Approval." The applicant shall contact Land Development Services Division to schedule a site inspection by the project planner. B. All facilities and improvements required by Clean Water Services shall be completed and approved by the District. C. A registered professional engineer shall provide written certification that the all private street tracts were constructed in compliance with the applicable requirements of Sections 409-3.3, 409-3.5 and 409-3.6, any modifications approved pursuant to Section 409-3.8 and in accordance with the preliminary approval. VI. ADDITIONAL CONDITIONS: A. This development shall be constructed in accordance with the conditions of this decision, the approved final plans and the standards of the Community Development Code (Section 207-5). B. All conditions of approval shall be binding upon all heirs, successors and assigns (Section 207-5). C. Transferability of this Development Permit shall be in accordance with Section 201- 8. D. This approval shall automatically expire two years from the date of this approval, unless development has commenced, an application for an extension is filed, or this approval is revoked or invalidated (Section 201-4). E. The property owner shall continuously maintain adequate sight distance. This may require the property owner to periodically remove obstructing vegetation from the road right-of-way (and on site). F:\Shared\LDS\USERS\AlexandraH\2006 Casefiles\06-266-S(TOD).AMP.HRV\06.266.recreport.doc A- TACHM 1T A VICINITY MAP TAX MAP/LOT NO. 1S1 26 DB 01100 CASE FILE NO. 06-266-S/D(R)/AMP/HRV X01200 13126oB02�0,6 �Q• o - - '` Beave' n 1s126oe00206 5 .: 11S126DBO02DO S126DB00302 [IS126DB00704 R24 '9 1S126DB02500 1S126DB00300 )100 Op qc TO:EMP 1S126DBoo700 1S126 B02800 MgNgG CEDARC EST ST �MFtir >00 (D ALq ._- �s. N 1S126DB0060 R9 m ! i i .0 SI•I, 1s126DB i )0 W L-LLL j � .1S726DB - 00701 TTri ri :�rxlzsoo:=:='•.y9(� W tll I j Ci of ili' '*I iS?i OR. OCi� 0 t TT r r-1 b6960::: : . FVgR Tigard I I*i :::T " :-R1 724...:::1,1 11 Cn /: : 0000: TTTri I t--� r — // s12soB-. . r-* f:-: : :ooBBD - / 1S126DB02900 11111 st - . .:�, 5 G: :oaeo2 30100 1S126DC00800 1S126DCI 1S126DC00100 1S126DC00902 i + �- R5' 191ST ` 5 `W W 1 > S126DC00900 \`I� I > h J =r -- - <T * Lots affected by the HRV REVIEW STANDARDS FROM CURRENT OR L� NORTH AREA OF CONSIDERATION APPLICABLE ORDINANCE OR PLAN AREA OF SPECIAL CONCERN 16 A. WASHINGTON COUNTY COMPREHENSIVE PLAN > B. APPLICABLE COMMUNITY PLAN(See Front of Notice) SCALE: 1"TO 200' C. TRANSPORTATION PLAN SITE & SURROUNDING LAND USE DISTRICTS: D. WASHINGTON COUNTY COMMUNITY DEVELOPMENT CODE: TO:R18-24 (Transit Oriented Res. 18-24 units/acre) ARTICLE I,INTRODUCTION&GENERAL PROVISIONS ARTICLE II,PROCEDURES R5 (Residential 4-5 units/acre) ARTICLE III,LAND USE DISTRICTS R9 (Residential 7-9 units/acre) ARTICLE IV,DEVELOPMENT STANDARDS R24 (Residential 19-24 units/acre) ARTICLE V, PUBLIC FACILITIES AND SERVICES ARTICLE VI,LAND DIV-&LOT LINE ADJUSTMENTS TO:EMP (Transit Oriented Employment District) ARTICLE VII,PUBLIC TRANSPORTATION FACILITIES OCOffice Commercial E. R&O 86-95 TRAFFIC SAFETY IMPROVEMENTS ( ) F. ORD. NO.524 UNIFORM ROAD IMPROVEMENT STANDARDS City of Beaverton G- ORD. NO.379 TRAFFIC IMPACT FEE City of Tigard H R&0 04-9 DESIGN AND CONSTRUCTION STANDARDS ry rt•rt „wax nn. 5 D013 �O u ENTRY ELEVATION ®e 1y. - GARAGE ELEVATION Washington County D.L.U.T. Land Deve.11opin ent c�nr[crs Hall Street Townhomes -2( j-S 2 �9�1, �« Preliminary FILE N0. ��J � )�l f _ Q� y Elevations DA TYPICAL SIDE ELEVATION RCM Homes,Inc. November 13,2008 ............. SIGNED STAFF DIR. INT. REQUEST FOR COMMENTS TVF,61 RECEIVED Tualatin Valley JUL 1 Fire & Rescue 1006 July 10, 2006 ZBnd Use g 61 ,n sere; 'SPort�an Al Boesel Associate Planner Washington County LUT 155 North First Ave MS 13 Hillsboro OR 97124 Re: Montage Townhomes, Case File# 06-266-S/DR/AMP Dear Mr. Boesel, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (IFC 503.1.1) Residential fire sprinklers in accordance with NFPA 13 D at each new dwelling unit will be considered an alternate to the absence of aerial apparatus access. 2) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (IFC D105) Widen the alleys-private drives serving lots#1 through #33 to not less than 26 feet of drivable surface. Driveways, mountable curbs and sidewalks may not contribute to the required width. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for un to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (IFC 503.2.1) 4) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (IFC D103.1) 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC D103.6) Post and restrict parking along both sides of all alleys-private drives and one side of SW Montage Way. 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that i sil d' t' hable from the surrounding area and is capable of supporting not less than 12,500 pounds South WIN10ron ce 7401 S.W. Washo Court, lbalatin,Oregon 97062 Phone (503)612-7000 Fax (503) 612-7003 www.tvfr.com point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1) 7) SINGLE FAMILY DWELLINGS- REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC 13105.1) Prior to issuance of a building permit,provide evidence of a current fire flow test demonstrating available flow at 20 PSI residual pressure. 8) FIRE HYDRANTS— ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC 508.5.1) Prior to issuance of a public works permit,provide building fire flow calculations and a fire hydrant distribution plan for fire district review and approval. 9) PLACEMENT AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 10) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (IFC C102.1) 11) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (IFC 508.5.4) 12) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) 13) KNOX BOX: A Knox Box for building access mail be required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) Please contact me at (503) 612-7008 with any additional questions. Sincerely, Drew DeBois Deputy Fire Marshal Copy: K. Van Loo, Alpha Community Development. 32a C./? WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Engineering Services 1400 SW Walnut St, Ste 212, MS 17A, Hillsboro, Oregon 97123 (503)846-7900 - FAX: (503)846-7910 Date Signed: Jeff Vanderdasson Alpha Community Development 9200 SW Nimbus Ave Beaverton, OR 97008 RE: Montage Town Homes CDA#06-266 W.C.U.R.I.D.S. - REQUEST FOR MODIFICATION The following is in response to your June 13, 2007, request for modification to W.C.U.R.I.D.S. Section 210.3, Page 26, Horizontal Alignment. The applicant requests the reduction of the centerline horizontal curve standard from 185'to 42' to match the site design approved through the land development process. Your request is approved with changes as noted below: Meet the requirements of Tualatin Valley Fire & Rescue e-mail of February 20, 2007. Post and maintain no parking along the street frontages as approved via the road engineering and design plan review process. Please be advised that all modifications granted to the W.C.U.R.I.D.S. are considered unique and are not uniformly applicable. regory S Miller, P.E. County Engineer Reviewed By: Norm Rindal Approve : James D Perkins, PE Norm_rindal co.washington.or.us cc: Plan Review File w/attachment Road Standards File w/attachment 32 Q,- 3y L RECEI V ED JUL 0 5 2007 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Engineering Services Initial: 1400 SW Walnut St, Ste 212, MS 17A, Hillsboro, Oregon 97123 (503)846-7900 - FAX: (503)846-7910 Date Signed: Jeff Vanderdasson Alpha Community Development 9200 SW Nimbus Ave Beaverton, OR 97008 RE: Montage Town Homes CDA#06-266 W.C.U.R.I.D.S. - REQUEST FOR MODIFICATION The following is in response to your June 13, 2007, request for modification to W.C.U.R.I.D.S. Section 210.4, Page 28,Vertical Alignment. The applicant wishes to apply the 2004 version of the AASHTO "A Policy on Geometric Design of Highways and Streets"for vertical curve design. Your request is approved as proposed. Please be advised that all modifications granted to the W.C.U.R.I.D.S. are considered unique and are not uniformly applicable. � I G oryS Miller, P.E. County Engineer Reviewed By: Norm Rindal Approved By: James D Perkins, PE Norm_rindal co.washington.or.us cc: Plan Review File w/attachment Road Standards File w/attachment 0 --O-alpha June 13, 2007 COMMUNITY DEVELOPMENT Greg Miller, Engineering Review Washington County Land Use &Transportation 1400 SW Walnut St., MS 17A, Hillsboro, OR 97123 RE: Design Modification Request Montage Townhomes, Case File #06-266 1.) Reduce the minimum "K" value on crest curve. The following is a request for modification according to Section 210.4 (Vertical Alignments) of the W.C.U.R.I.D.S. W.C. Code Requirement: Vertical curves shall conform to the values found in tables IV & V. Per Table IV- Design controls for crest vertical curves based on stopping sight distance. For a design speed of 25mph. a minimum 'K' value will be equal to or greater than a factor 20. Request: That the crest vertical curve 'K' value be reduced to a factor of 15.66. Reason: Design constraints of matching the existing incoming grade of SW 951h Avenue and tying back into existing grade at the easterly property line , while providing the necessary grade to provide positive drainage around the cul-de-sac and maintaining the required cover over the storm drainage system out falling into the Clean Water Services water quality facility necessitates a shorter E vertical curve thus decreasing the 'K' value to 15.66. 0 Performance: Per he AASHTO geometric design guide,2004. The required 'K' value for a local street with a design speed of 25 mph. shall be 12 or greater. The proposed 'K' value exceeds this minimum and will not pose an issue to the safe travel of this street. E E ,��0 PROFF�f Alpha Commu ity Development �N�►NEED /9 7�f� OREGON Jeff Vanderdasson, P.E. Project Manager20, '�YYA NDEIta�SS Renews 6/30/08 9200 SW Nimbus Avenue,Beaverton,Oregon 97008 I utY�i offrtes n ----- [Tl 503-452-8003 [F] 503-452-8043 Beaverton I Gresham --alp ha COMMUNITY DEVELOPMENT June 13, 2007 Greg Miller, Engineering Review Washington County Land Use &Transportation 1400 SW Walnut St., MS 17A, Hillsboro, OR 97123 RE: Design Modification Request Montage Townhomes, Case File #06-266 1.) Minimum centerline street radius for Montage Way. The following is a request for modification according to Section 210.3 of the W.C.U.R.I.D.S. W.C. Code Requirement: 210.3 Horizontal Alignment, All alignments shall meet the following requirements: Horizontal Curves in alignments shall meet the minimum radius requirements as shown in Table III. Table III. requires a 185 feet minimum centerline radius for a design speed of 25 mph. with a road cross section of 2.5%. Request: Centerline radius of Montage way to be reduced to 42 feet. Reason: Constructing a 185 foot radius would severely impact adjacent units on the inside of the radius causing a reduction in unit count thus causing an economic hardship. Performance: Safety will not be an issue given the proximity to a stop controlled intersection.The street will be signed "No parking" thus allowing emergency vehicle access. F PROFfs E Alpha Commu it �G Development �� ]Nf£,Q`f�p 16,7 r (-J 4�f Ur J �--- a � Jeff Vanderdasson, P.E. OREGON 9�„� Project Manager �,�� )- 2 Nsi YAK tv Renews 6/30/08 3 9200 5W Nimbus Avenue,Beaverton,Oregon 97ooB I aeflr of�ees u [T] 503-452-8003 [F] 503-452-8043 Beaverton I Gresham ----- -_ Montage Town Homes Page 1 of 2 Albert Castaneda From: Dalby, John K. [John.Dalby@tvfr.com] Sent: Tuesday, February 20, 2007 10:02 AM To: Albert Castaneda Subject: RE: Montage Town Homes Al, • The layout of the site is acceptable so long as approved emergency access to Hall Boulevard is provided. If approved access is not provided, the option to install automatic sprinklers in all buildings would need to be exercised. • The fire district will not endorse the design concept wherein twenty feet of unobstructed width on any street (public or private) is not provided. • Fire flow demand calculations and fire flow availability must be submitted prior to the issuance of a site development permit- . If security for the access to Hall Boulevard is necessary, an approved gate must be installed. The use of bollards or cable/chains is not approved. Hope this helps. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 From: Albert Castaneda [mailto:Albert.Castaneda@AlphaCommunity.com) Sent: Monday, February 19, 2007 3:05 PM To: Dalby, John K. Subject: Montage Town Homes John, We have been working on these plans with Washington County and we had a preliminary approval from Eric during the land use application of the project and they want to see another email from you stating that Tualatin Valley Fire is okay with the proposed layout. I am attaching a plan that will show the street and lot layout. SW 92nd Ave and Montage Way are both public. We only have construction access and emergency vehicle access onto SW Hall Blvd. We are working with ODOT on the SW Hall Blvd improvements. We are proposing to have an approved surface to connect the north end of SW Montage Way to SW Hall Boulevard. The County is suggesting we use Grasspave between the asphalt and back of sidewalk. We would also construct the sidewalk in that area to be built as a commercial driveway section. The proper signage would also be present identifying the fire access. Please let me know what you think about this proposal. We are working with Norm Rindal at the County on this one. Thanks for the help. 6/14/2007 ivl.ontage 1 own Homes rage L of z «328-034-SITE.pdf>> Albert Castaneda, PE Project Manager E Picture(Metafile) [T] 503.452.8003 [F] 503.452.8043 6/14/2007 RECEIVED 4 FEB 3 4 2012 S�J3�vO�l—d-3 3 CITY OF TIGARD TUALATIN VALLEY WATER VSTTest #: S!INING/ENGINEERING FIRE HYDRANT FLOW TEST REPORT Hydrant ID #: 1 S1 W26D19H50 Location: 92ND AVE &CHESTNUT Date: 2111/2009 Test made by: HERB &JAMES Witness: Time: 11:04 Proiect name: MONTAGE TOWNHOMES Discharge coefficient: .54816 Inside dia. of outlet = 4.5 inches Pitot reading = 38 psi Pitot 2 = 0 psi Observed flow rate = 2040.5 gpm Flow method: HOSE MONSTER Static pressure: 78 psi Residual pressure: 74 psi Flow at 20psi residual pressure (calculated): 8647 gpm Location map: To be attached to test report and to show which hydrants were used to monitor residual pressure and flow. Gage information: Static and residual pressure gage: 120997-1C Pitot nage: 9864E1 Hydrant information: Hydrant ID Year Make Notes Flow hydrant: 1S1W26D19H50 1991 WATEROUS see map for location Read hydrant: 1 S1 W26D53H50 2008 CLOW see map for location Remarks: The mapping,flow or pressure information contained herein reflects conditions on the date and time of the test. Tualatin Valley Water District makes no representation as to the system's ability to meet specific fire flow requirements. Future system capability may differ from the flows reported herein because of subsequent modifications to the district's system and/or because flow and pressure may vary by time of day and season. Test gage callibration information available upon request. RECEIVED FEB 14 2012 CITY OF TIGARD PLANNING/ENGINEERING I �I c+G i mo i f LiZ B 1661 I' AO 9 sflo?i.31VM 0 wd6 L�9B—ozo j is — lsd BL—otlYls I Wd00*OZ- 0661 *04L60/ll/ I r„ snonloM I S +y wdb L9£L—OZO lsd OL—lNl10153 • !rd gL is Wd9 6001 080 I ZL6t 6 Z 6nOJDj0 I � wd6 8Z —OZO AJ,B A9,8 Isd L—wno N w Is 8L—OLLVl O I ZZ=0 i + OI J co V I� /IV/ 13; �d 211Y1.L o o�0 /n - ` V i Lsos# (" A9 9 N 1 Yl-W L rtml MAILING / NOTIFICATION RECORDS r APPLICANT MATERIALS ' CERTIFICATE . INSURANCE A ISSUE DATE(MNL'DD/YY) 9!11%00 ar PRODUCER THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY.ANO CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER,THIS CERTIFICATE DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW ACML L\ URAINCL:AGENCY COMPANIES AFFORDING COVERAGE 111 N.W. 501h .avenue COMPANY Hillsboro, OR 97124 LETTER A Dewey, C.heetham & Howe Ins. Co. COMPANY INSURED LETTER B COMPANY Tip Top De~.•elopement Compam LETTER C 55- S.E. 55th COMPANY Portland, OR 97207 LETTER d COMPANY LETTER E ,)TG S TO CER71 r THAT POLICIES OF INSURANCE IL IED BEL QVv HAVE BP£N ISSUED TD THE KSURED 4AME ABOVE FOR THE PQLICY PERIOD WOW—ATM.NOTWITHSTANDING ANY REOUIREMENT.TRW OR CmDITION OF ANY CONTRACT OR OTHER 13000MENT WTH RESPECT TO VM CH THIS CEA7*7CATE UAY M&SUCD CA MAY PEATA}y,7,14E.N$URMICE APPORVED ITY P14F POLICES DESCRIBED HEREW IS SVWE-CT TD ALL THE TERMS.EXCLUSIONS,AND CONOT'M OF SUCH POLM, co TYPE OF INSURANCE POLICY NUMBER POLJCY EFFECrVF POLICY EFFECTNNS E LIABILITY LIMITS IN THOUSAD LTR DATE (MW0DtYY) DATE (MWE)O YY) rEACH AGGREGATE GENERAL L"LrTY BODILY A X 00wmIc�4"1 FORM 392 37-02-1 S60 0 1x'00 915/0-7 INJURY $ E3 ' m ur CeAxDunD PROPERTY MLOSON S COLLAnE RAZARD DAMAGE $ b PPQOIJCV1-(WPLrED OPf.RAriONS CONTPACTUAL V! BI &PD vo90'fNDEMI Cioi CCM13INED S E BROAD FO"MOPM-Y DhW GE /� FESSONAI I1.R7('1' -`-------- //� � PERSONAL INJURY � AUTOMOBILE LIABII_rTY BODILY wAiI-'r — —- ANY AUTO Q a IPER PEFtsoH) $ 411.GYMEp AIPD(PlSe.PASS.) % `� 00ml P.JUKr ALL c,^cD Avros(oTHEP rHav Pan,.pxo s.) � ` (PER Atx�DLNT) $ .ABED AUTO PROPER Y Nan-Owr&P Au IIs DAMAGE $ GAW,CE LASLIIY /� RV �tPD m OCOMEIINtD EXCESS LIABUTY w &$PD UNE.PfLLA FORM L ' �M � $ S O'HER THAN L"ORFLIA FORM WORKERS' COMPENSATION STATUTORY AND S (EACH AC.GDFNT) FMP(OYERS' LIABILITY S IDREASE-POUCYUW) $ OTHER JLWA4E•FA.EMPLOYEE) DESCRIPTION OF OPERATIONS/LOCATIONS/VEHICLES/$Pc� are manxed as additional ins-ureds. WA S H f:N'G T O N COUNTY 91DVLD AMY of TNT:AaUM DESCIMM POUCU BE CMCEIM FEEM N THC OMATO DATE TNET�CF, Land Use and Trans o rtati on 7V,S NG�"'T wA-L SE ENCEAVOR TO W& DAYS A q T N rlfJ a TO THIF CERTi TE HO.182 NAFgW TO T}£LIFT.UUii FAILURE TO M6L NOTICE 9-All NF'O%rn CELIGATM t7R LLVUTT CF ANY RRC'I"THE M PANY,ITS MIENS OR RYWSE TATS. 155 N. First Avenue, Suite 350 - NIS, 13 AUTHORIZED REPRESENTATIVE Hillsboro, OR 97124 r-- ION WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION t LAND DEVELOPMENT SERVICES DIVISION 155 NORTH FIRST AVENUE HILLSBORO,OREGON 97124 kfrc i o PHONE 5034464M ASSURANCE OF COMPLET10N OF PUBLIC IMPROVEMENTS AS A CONDMON OF DEVELOPMENT SUBDIVISIONS✓MAJOR LAND PARTITIONS Prior to recordation of plat/partition, all future right-of-way public improvements must either be constructed to County standard OR financial assurance given that all public improvements will be completed by a specified date. In either case, a Facility Permit must be obtained prior to construction of public improvements. All public improvements required within the existino County right-of-way must be asssured of construction to County standard. A Facility Permit must be obtained prior to any work in the right-of-way. OTHER DEVELOPMENTS Prior to working within the County right-ot-way, all public improvements must be assured of construction to County standard and a Facility Permit obtained. PROCEDURE FOR ASSURANCE AND FACILITY PERMIT Upon receipt of "Notice of Decision", the applicant should contact this department (503-848-3843) regarding conditions which require financial assurance. Applicant will receive information regarding construction plan submittal and required Administration Deposit owed. Upon Engineering Division approval of construction plans, the applicant will receive a "Public Improvement Contract" and other documents needed to obtain a Facility Permit. The dollar amount of the required financial assurance is determined by the County's ,gineering Division OR an approved construction contract plus 10%. The "Facility Permit" is the .-,Ithorization to work in the County right-of-way. PUBLIC IMPROVEMENT CONTRACT The financial assurance may take the form of: 1. Cash deposited with the County. 2. Cash placed in escrow with an escrow holder, 3. Line of Credit extended by a bank. 4. Construction Loan holdback from a bank. 5. An assigned interest bearing account. G. Letter of Credit issued by a bank. "Note: The actual Irrevocable, Standby Letter of Credit must be submitted with the "Public improvement Contract". 7 A Surety/Performance bond purchased from a bonding company. 'Note:Bonding companies must have a local address and be licensed to sell surety bonas'In the State of Oregon. The "Public Improvement Contract" is a three party agreement (except when cash is deposited with the County) between the applicant, the assurance provider and Washington County. The contract must be signed by both the applicant and the assurance provider, notarized and returned with the necessary proof of insurance required in paragraph II.H. of the contract. The contract is then submitted to the Director of Land Use and Transportation for review. If the contract is signed by the Director, it becomes valid and copies are sent to the applicant and assurance provider, The applicant then signs and picks up the Facility Permit and a copy of approved construction plans. All appropriate County staff are notified that assurances and permit have been provided and public improvement conditions met. If the Director does not accept the contract, the applicant will be notified immediately. 09/01/02 DSL Concurrence Letter and PHS , Inc . Delineation :1• l b/N • 15.c'S rh-n.i r ��._ +-�i 5tr� � ��4.xor�ti� ....�...., .,..._ I W oh Division of State Lands �g t f R i� 775 Simuner Street NE, Suite 100 Salem, OR 97301-12;9 ' — —--��-, --� (503) 3-B-3805 Theudure R Kulongo5kl,Go�emflr T- C y�I f-.� 8 9• i 1� �il� ri FAX (503) 378-4844 I AUG 1 1 2003 www-oregonstatelands.us. iAugust 6, 2003 State Land Board P;Y: Theodore R. Kulongoski Brad Fowler Governor Pacific Realty Ventures 17700 SW Upper Boones Ferry Rd, Suite 100 Bill Bradbury PSecretary of State Portland, OR 97224 Randall Edwards State Treasurer Re: Wetland Delineation Report for SW Hall Office Center, Washington County; T 1 S R 1 W Section 26D, Tax Lots 1100, 2900, Det. 902-0605 Dear Mr. Fowler: I have reviewed the wetland delineation report prepared by Pacific Habitat Services for the project referenced above. Based on the information presented in the report, I concur with the wetland and waterway boundaries as mapped in Figure 4 of the report. These 0.07 acres of wetlands and waterways are subject to the permit requirements of the state Removal-Fill Law. A state permit is required for fill or excavation of 50 cubic yards or more in a wetland area or below the j ordinary high water line of a waterway. This concurrence is for purposes of the state Removal-Fill Law only. Federal or local permit requirements may apply as well. The Army Corps of Engineers will review the report and make a determination of jurisdiction for purposes of the Clean Water Act at the time that a permit application is submitted. We recommend that you attach a copy of this concurrence letter to both copies of any 1 subsequent joint permit application to speed application review. In evaluating a permit application, our agency will first consider whether there is an analysis of alternatives that avoid or minimize wetland or waterway impacts. State law establishes a preference for avoidance of wetland impacts. Because measures to avoid and minimize wetland impacts may include reconfiguring parcel layout and size or development design, we recommend that you work with Division staff on appropriate site design before completing the city or county land use approval process. This concurrence is based on information provided to the agency. The l jurisdictional determination and delineation is valid for five years from the date of I this letter, unless new information necessitates a change. Should additional information be brought to our attention or should site conditions change, we would consider the new information and re-evaluate the site and our jurisdictional K��Weuands�Dana�et!et�ersiC2-xo5.dac ?CK y 7lD J IJ!QJ= J determination, as needed. Circumstances under which the Division may change the determination andlor delineation and procedures for renewal of an expired determination are found in OAR 141-090-0045. Thank you for your report. I apologize for the delay in responding. Sincerely, -`` Approved by CVA Nana Field Janet . Morlan, PAIS Wetlands Planner Wetlan s Program Manager cc: Michele Eccleston, Pacific Habitat Services Washington County Planning Depament Kathryn Harris, Corps of Engineers Lori Warner, DSL ,I K;Nletlandstl analA+tlattars':02-Q605.doc tril"411 IV VIVIbt.ii APP' "ATION AND PERMIT TO OCCUPY OR 1: A PERFOh �OPERATIONS UPON A STATE HIGHWA, See. Oregon Administr,,,,ove Rule, Chapter 734, Division 55 :LASS o5 KE);7 GENERAL LOCATION PURPOSE OF APPLICATION JO CONSTRUCT,'OPLRAIEMAINTAINI VVi^0 NAN-11E AND ROUTE NUMBER j POLE TYPE MIN VERT CLL-;1,RA" Blvd 141 LINE Hj,,.-JH14VA)' NUMBER COUNTY BURIED TYPE 141 134 = WASHINGTON -CABLE BETVv'EEN OR NEAR LANDMARKS PIPE TYPE Aprox. 500east of the Intersection of Hall Blvd & Cleson Rd LINE HWY. REFERENCE MAP l DESIGNATED FREEWAY IN U.S. FOREST FEE AMOUNT NON-COMMERCIAL X NO SIGN Straight Line YES NO YES APPLICAN"I NAME AND ADDRESS [N-orl N41SCELLANE(DUS OPERATIONS ANO,,OR FACILITIES ASLe��l DESCRIBED BEL-00," Casa Terra, LLC FOR ODOT USE ONLY 9200 SW Nimbus Avenue BOND REQUIRED REFERENCE I AMOUNT OF BOND Beaverton, Oregon 97008 �,C/) YES NO OAR 734-55 $70,000,00 Z\j 503-452-8003 INSURANCE REQUIRED REFERENCE, SPECIFIED COMP. L iF Contact. Jerry Palmer, member Xl OAR 734-55 YES NO 035tll— 07/25/08 DETAIL LOCATION OF FACILITY(For more space attach additional sheets) SIDE OF HVI,Y OF? MILE MILE ENGINEERS ENGINEERS DISTANCE FROM BURIED CABLE OR PIPE � ANGk A',TH T POINT NT STArION POINT 0 TO STATION CENTER OF-PVM I! R/W LINE- DEPIII,VERT. SIZE AND KIND ILL 3.43 :3.4"3 D[,:',CRIP1 10N AND LOCATIONCIF NON L ON41POLFICIAL SIGNS 0R!.1iS(_H L AI,11,011, 0,PERATICINS r1 HUI ILS This permit is for grading,paving,curb sidewalk emergency accessirass crete,gatejandscaping improvements. Hwy drainage only no site connection. All work and 'traffic control shall ge to ODOT standards and Specifications. Hours 9 am-3pm M-F. aPECIAL PROVISIONS (FOR MORE SPACE ATTACH ADDI I IONAL. SHEETS) TRAFFIC CONTROL REQUIRED OPEN CUTTING OF PAVED OR SURFACED AREAS ALLOWED? . YES iOAR 734-55 025(6)1 NO + X; YES JOAR 734-55-100(2) NO (OAR 734 5510011 ♦ AT LEAST 48 HOURS BEFORE BEGINNING WORK, THE APPLICANT OR HIS CONTRACTOR SHALL NOTIFY THE DISTRICT REPRESENTATIVE AT TELEPHONE NUMBER: 229 5002 Jim OR FAX A COPY OF THIS PAGE TO THE DISTRICT IJ_FFitt AT: (503) 297-6058 SPECIFY TIME AND DATE IN THE SPACE BELOW. ♦ A COPY OF THIS PERMIT AND ALL ATTACHMENTS SHALL BE AVAILABLE AT THE WORK AREA DURING CONSTRUCTION. ♦ ATTENTION: Oregon Law requires you to follow rules adopted by the Oregon Utility Notification Center. Those rules are set forth in OAR 952-001-0010 through OAR 952-001-0090. You may obtain copies of the rules by calling the center at (503) 232-1987. CALL BEFORE YOU DIG 1-800-332-2344 - oMMENTS ODOT USE LONEY 1 Work will comply with ;)(!rmit, altacht'.d provisions (5pq ;ipprov( d plans to satisfaction of f),,,trw,t Marl Iger or reptesentative, c not VODOT standards. approval by District fvlarla(e'r or r0')W1,(!flt;1tIv(�. ,,mk, in omplia (e sh 'noll hC! 1`01FOVOOrr� . p,iift,!tj, it) ni(q�t 0 4 Aj�piicwit shall call 503-06) i-10135 for all,, wilhin OD )T's rIqIjj of -way prjj,-)r to <iny work 4 phlp,j.�(,(.X11: -40-?)9 2 toariancio -500 tot.a mootin"i IF THE PROPOSED APP (CATION k.-VILL AFFECT 11-IC LOCAL GOVERNMENT THE APPLICANT SHALL ACQUIRE THE LOCAL (3QVIzRN1`,1LN1 OFFICIAL'S SIGNATURE BE!ORE ACQUIRING THE DISTRICT 1'.1ANAGER'S SIGNATURE LOC GQVFRNIVkNT CI`,F IC:IAI.SIGNA I URL TITLE DATE AT' -APPLICATION DATE T TELEPHQNE '410 � SIGNATURE ITL IT' APPROVAL _:AI b OR REPRESENTATIVE DISI RIC1 MA 4 A 1j I GENERAL PROVISIONS FOR POLELINE, PIPELINE, BURIED CABLE PERMITS AND MISCELLANEOUS PERMITS (ke ) Kral 21)0 APPLICANT Casa Terra LLC _ HIGHWAY_ 141 __ MP 3.43 WORKSITE 1. Permittee shall call for utility locates before digging, 1-800-332-2344 per Oregon Administrative Rules (Chapter 952, Division 1) You may be held liable for damages. �]2 Prior to beginning work on ODOT Region 1 right of way, permittee shall contact ODOT Region 1 Electrical (John Sap,, 503-959-1035) to request ODOT locates in and around ODOT facilities. Utility locates may not include ODOT facilities. '<3. Permittee shall have a copy of this permit and all attachments at the work site. They shall be available to the District Manager or representative upon request. [7]4, Permittee shall acknowledge, in writing, it's receipt and review of Oregon Administrative Rules (Chapter 734, Division55) governing miscellaneous facilities and operations on the highway right of way as the governing provisions of this permit or agreement. Copies of this rule may be obtained from any district maintenance office. f:�5. Permittee shall review the Oregon Administrative Rules (Chapter 734 Division 55) governing miscellaneous facilities and operations on the highway right of way as the governing provisions of this permit or agreement. Web Site: hill' ;11-t fl, [Lilt', ( 1 \roti. . [7 6. Access control fence shall be maintained during construction and restored to its original or better condition after cc uction is complete. %. The permittee shall not use state highway right of way to display advertising signs or merchandise of any kind. L' �8 Stopping and parking of vehicles on state highway right of way for the maintenance of adjoining property or in furtherance of any business transaction or commercial establishment is strictly prohibited. L:]9. All grass and small brush within the work area shall be rotary or flail mowed to ground level prior to the beginning of work to facilitate clean up. Disturbed areas shall be reseeded with grass native to the area in an appropriate seeding time. 10. Depositing of mud or debris upon any state highway is strictly prohibited and violation shall be cause for immediate cancellation of the permit Clean up shall be at the applicant's expense. The highway shall be cleaned of all dirt and debris at ?he end of each work day, or more frequently if so determined by the District Manager or representative. 11. Permittee shall replace any landscape vegetation or fences that are destroyed. Any damage that is not fully recovered within 30 days (weather permitting) will be replaced by ODOT at the expense of the permittee. A "plant establishment" shall b;: understood to be part of the planting work to assure satisfactory growth of planted materials. The plant establishment period v;;ll begin when the original planting and all landscape construction has been completed and approved. The length of the establishment period will be one calendar year or as defined in the permit Special Provisions_ L=J12. Permittee shall install and maintain landscaped area as shown on the attached dratiwings. Planting shall be limited to c�lw growing shrubs, grass or flowers that do not attain sufficient height to obstruct clear vision in any direction. The Oregon D tment of Transportation (ODOT) retains the right to remove said landscaping at any time such removal may appear to t:', in the public interest, without liability or loss, injury, of damage or any nature whatsoever REP ODOT --Date --- Permittee - 'Ice : 963 '1 TRAFFIC F'" During construction or maintenance, the work area shall be protected in accordance with the current Manual on Uniform Tri.. � Control Devices, (MUTCD), Federal Highway Administration, US Department of Transportation, and the Oregon Department of Transportation supplements thereto. Flaggers shall have a card or certificate indicating their completion of an approved work zone traffic control course. All traffic control devices shall be maintained according to the American Traffic Safety Services Association (ATSSA), Quality Standards for Work Zone Traffic Control Devices handbook. X 14. Permittee shall provide a detailed traffic control plan for each phase of the work, showing signs and cones. Plans shall be reviewed and approved by Oregon Department of Transportation in advance of construction or maintenance. Z 15 All damaged or removed highway signs shall be replaced by the permittee. Installation shall be according to MUTCD standards or ODOT specifications, and shall be completed as soon as possible but no later than the end of the work shift. E�]16. No lane restrictions are permitted on the roadway during the hours of darkness, on weekends, or between 6:00 AM and 9 00 AM, or 3:00 PM and 6:00 PM (Monday thru Friday) without prior approval by ODOT. ❑17. Hours of work on the roadway shall be: DRAINAGE ❑18. On-site storm drainage shall be controlled within the permitted property. No blind connections to existing state facilities are allowed. 19. Excavation shall not be done on ditch slopes. Trench excavation shall either be at ditch bottom or outside ditch area. (V "mum depth at bottom of ditch shall be 36 inches; minimum depth outside of ditch shall be 42 inches). E]20. Only earth or rock shall be used as fill material and shall slope so as not to change or adversely affect existing drainage Fine grade and seed the finished fill with native grasses to prevent erosion, or as directed by the District Manager. 021. A storm drainage study stamped by an Oregon Registered Professional Engineer(PE) is required. The study must meet standards of the National Pollution Discharge Elimination Systems (NPDES) when any of the following conditions apply • Whenever a four inch pipe is inadequate to serve the developed area, • development site is one acre or larger in size and directly or indirectly affects state facilities, • or as directed by the District Manager or representative. An advance deposit for ODOT hydrology reviews may be required. [_-]22. Permittee shall provide on-site detention for storm water runoff that exceeds that of the undeveloped site. Z23. All water discharged to an ODOT drainage system shall be treated prior to discharge. All requests for connection to an ODOT storm system must meet any requirements of the National Pollutant Discharge Elimination System (NPDES). This may include local jurisdiction approval of on-site water quality treatment facilities and/or development of an operation and maintenance plan for any on-site water quality treatment facility, as determined by local jurisdiction. i ti,,. t�..f l- V'v'. ODOT REP Date- r . P,_ .ttee __ __.—. EXCAVATlON/CONSTRUCTlON f S 9 6 [j24 The following ODOT documents, where applicable and not otherwise superceded by the permit language, shall be in---,)orated for use in the permit: "Oregon Standard Specifications for Construction (2002)" and relevant Metric Standard D ngs. ODOT shall have authority over acceptance of all materials and workmanship performed under this permit as stated in Section 00150 00 of the "Oregon Standard Specifications for Construction (2002)." For additional Supplemental and Special Provisions please refer to, imp ",w ,_ m ,. Standard Specifications are available on this site. J25 Open cutting of pavement is allowed in areas specifically approved by District Manager or representative. []26. Backfill trench according to the attached typical drawing, marked as Exhibit B [-]27. Open cutting of the highway is allowed with construction in accordance with OAR 734-55-0100. All excavation in pave areas shall be backfilled and the roadway surface patched before the end of each shift In special cases where steel plates ar-- allowed, said plates shall be pinned and a temporary cold patch applied to the edges. The permittee shall be fully responsible for monitoring and maintenance of temporary patching and steel plating. E,]28 Compaction tests shall be required for each open cut per Oregon Standard Specification for Construction. Compaction tests shall be conducted every-50—_ lineal feet per__.-1—lift of continuous trench according to the Manual of Field Test Procedures (MFTP). published by ODOT Percent Compaction shall be 95%. Upon requests results of compaction test shall be provided to District Manager or representative at applicants' expense. [x]29 Control Density Fill (CDF) shall be used as surface backfill material in place of crushed rock in open trenches that imftact the travel portions of the highway. A '/a"-0. or 1"-0 rock will be used for the aggregate. The amount of cement used shall not ey--gid 3.0'1% of the total mixture's weight Maximum compressed strengths must riot exceed 250 pounds per square inch (psi, x]30. Surface restoration shall be a minimum of eight inches of hot asphalt-concrete (AC), compacted in four two inch lifts. or match existing pavement depth, whichever is greater. Sand-seal all edges and joints --]31 All aggregate shall conform to Oregon Standard Specification for Construction, Section 02630 Base Aggregate. �,132 Any area of cut or damaged asphalt shall be restored in accordance with the included Attachment B, "T° Cut Typical Section drawing. For a period of two years following the patching of paved surface, permittee shall be responsible for the condition of permittee's pavement patches, and during that two year period shall repair to District Manager or representative satisfaction any of the patches which become settled, cracked, broken, or otherwise faulty N,33. An overlay to seal an open-cut area shall be completed prior to the end of the construction season, or when minimum temperature allows per"Oregon Standard Specification for Construction" and any subsequent revisions thereto. Typical overlay shall be 1.5 inches deep and cover the affected area from edge of pavement to edge of pavement, and taper longitudinally at a fifty feet to one inch (50' 1") ratio. Taper may be adjusted by the District Manager as required. For a period of two years following this patching of the surface, the permittee shall be responsible for the condition of said pavement patches. and during that time shall repair to the District Manager or representative's satisfaction any of the patches which become settled, cracked, broken or otherwise faulty. 34 Highway crossings shall be bored or jacked Bore pits shall be located behind ditch line or in areas satisfactory to the District Ivlanager. Unattended pits shall either be protected by a six-foot fence. backfilled. or steel plated and pinned 44/- ; Pernrittue.. - �.,�- - _ >� _�- -- -- ODOT REP_—� --- -- ----- --Date___' ' A x3r ti J c} a [-c]35. Permittee shall install a "tracer wire" or other similar conductive marking tape or device, if installing any non-conductive, unlocatable underground facility. in order to comply with Oregon Utilities Coordination Council (OUCC), per OAR 952-01-0070 (6). >' Trench backfill outside of ditch line or in approved areas may be native soil compacted at optimum moisture in twelve inch lay 5 to 90% or greater of the maximum density. X37. Native material that is found to be unsatisfactory for compaction shall be disposed of off the project and granular backil III used []38. Trench backfill in rock slope or shoulder shall be crushed 1"-0 or 1/a%O size rock compacted at optimum moisture in ei.:"It- inch layers. Compaction tests shall be conducted according to the Manual of Field Test Procedures (MFTP), published by ODOT. Percent compaction shall be 95%. At the discretion of the District Manager or representative, results of compaction tests shat, be provided to District Manager or representative at applicant's expense. [�]39 Where excavation is on fill slope steeper than a two to one (2.1) ratio, slope protection shall be provided using four-inch size rock laid evenly to a minimum depth of twelve inches. X40 No more than 300 feet of trench longitudinally along the highway shall be left open at any one time and no trench sha! be left in an open condition overnight. [_x]41 Areas of disturbed cut and fill slopes shall be restored to a condition suitable to the District Manager or representative Areas of erosion shall be inlaid with an acceptable riprap material, or as directed. [ ]42. All underground utilities shall be installed with three-foot or more of horizontal clearance from existing or contract plans guardrail posts and attachments. All non-metallic water, sanitary and storm sewer pipe shall have an electrically conductive ire- -ted Number 12-gauge copper tracer wire the full length of the installed pipe using blue wire for water and green for storm aii- sanitary sewer piping. =143. Any area of cut or damaged concrete shall be restored in accordance with the attached Typical Section-Pipe Section under sidewalk. ❑44. Utility markers and pedestals shall be placed as near the highway right-of-way line as practical. In no case shall pedestals and line markers be located within the highway maintenance area. ❑45 No cable plowing is allowed within the lateral support of the highway asphalt (i.e at six feet lower than the edge of the asphalt, no plowing within nine feet of the edge of the asphalt). ❑46 Review by an ODOT Bridge Engineer is required for all proposed bridge and structure attachments and for utility or any facilities to be installed within sixteen feet of bridge foundations, supports, walls or related, or within the influence zone of brill je facilities. r Lam. PermitteeX `� - -- Date rODOT REP _. - Miscellaneous: [�47 Permittee shall be responsible and liable for(1) investigating presence/absence of any legally protected or regulated et- nmental resource(s) in the action area, (2) determining any and all restrictions or requirements that relate to the proposed ac,.. .s, and complying with such, including but not limited to those relating to hazardous material(s), water quality constraints, wetlands, archeological or historic resources(s) state and federal threatened or endangered species. etc. (3) complying with ali federal, state, and local laws, and obtaining all required and necessary permits and approvals. E48. If the permittee impacts a legally protected/regulated resource, permittee shall be responsible for all costs associated with such impact, including, but not limited to all costs of mitigation and rehabilitation, and shall indemnify, and hold ODOT harmless for such impacts and be responsible and liable to ODOT for any associated costs or claims that ODOT may have. ;�49. Plans are approved by ODOT in general only and do not relieve the permittee from completing construction improvements in a manner satisfactory to ODOT. The District Manager or representative may require field changes. When revisions are made in the field, permittee is responsible to provide "as built" drawings, within 60 days from completion of highway improvements, and shall submit them to the District Office issuing the permit 050. Permittee shall be responsible for locating and preserving all existing survey monumentation within the work area in accordance with ORS 209.150 and/or 209.155. If monumentation or it's accessories are inadvertently or otherwise disturbed or destroyed, applicant shall be responsible for all costs and coordination associated with it's reestablishment by a professional licensed surveyor. [J51. An advance deposit of $ ______ is required for project associated costs incurred by ODOT Such costs will be identified and estimated by ODOT, and include, but are not limited to review of studies and calculations involving hydraulics/drainage, geotechnical, traffic and traffic control plans, signal, roadway design, bridge and other engineering support. E,, -s funds remaining in the account upon completion of billing will be refunded. If ODOT costs exceed the deposit amount pe. .,ttee shall be billed for the difference. Permittee mac` s 4� '�— ODOT Rep. _ l _ Date ` ___ Attachment B �,, A M 3 9 6 3 3 T-Cut Typical Section CDF or Compacted Aggregate Backfill Option Permit # lack Coat Rryuircd 1S.jM cul edge. f— (;rend 12. Cach Grind 4' side' of trench to Place 2-2" lilts ul .. depth. Place 2- Sa++ ('ult- lass l3 ur l' 2" lilts ofC'lass 13 F. t dg�s : ' f Asphalt to trench. r C Asphalt. Sand Seal edges. *, Controlled Density Backfill (CDF} or 1-U'•or crushed aggrvptc compacted to 95`;u .,,%ASl I I 1.-99 Depth to Unlit}' -- V, Min. trorn Pipe Bedding surlitce or as directed As Reyutrcd by the District Manager. 1 'Idt}1 X81"tCS Backrill Material: Controlled Density hill (CDF), consisting of '%a"-0 Aggregate and an amount ofcuncrete not to exceed of the mixtures total mass. CLSM shall attain a 28 day compressive strength of 150-250 PSI. OR 1-0" or",-0" moist crushed ac;aregate compacted to it ininlllllllll of 95`1 ol'the maximum density oCthe material, placed in 6', maximum fills. Place approved CIM: or compacted crushed aggregate in trench to the top of the sub-grade. C'ovel with ''4"-(.} Bast ruck to it depth 8" below the road surface and compact to 1)5'-,) ofthe maximum density ofthc nlatcrial. r\ppl� an asphalt enutlsion tach coat to both IIIc asphalt edge:j and the Grind surface. Place a 111111111IL1ln ol'4 inchc•.. of :asphalt Concrete pay ertlent ill 2 compacted 1111s III Ills' trenCh. Place 2 additional li fts of Asphalt C'oncr'ete pay en,�nt in ?" compacted lilts ill the T-(`tit surlacC to grade. Provide a minimum cun►pactecf thickness of-1' . ur the thicl:n:<s Of till' reillov"I pad eluent, whichever is greater. ('old Patch all cut areas at the end ofthe workday and n4lintMil the patch. Hot patch cold patch areas within 7 da\s. L WASHINGTON COUNTY DEPT . OF LAND USE & TRANSPORTATION . , LAND DEV . SVCS . DIV . 155 N. FIRST ST., #350-13 HILLSBORO, OR 97124 PHONE; (503) 846-8761 FAX: (503) 846-2908 http;//www.co.washington.or.us FACSIMILE TRANSMITTAL SHEET TO: /j DATE: FAX R: f��'.iy� �, - ?�-J PHONE: FROM ,'L./L_- �LL• G ,i Y -- —PHONE: TOTAL N0. OF PAGES INCLUDING COVER: ❑ URGENT ❑ FOR RE W ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE S REQUESTED Recipient: If all pages do not arrive in legible form, please contact us by telephone at (503) 846-8761. NOTES" MMENIS _ hI J WASHINGTON COUNTY, OREGON Department of Land Use and Transportation. Lard Development Services 155 North First Avenue, Suite 350-13, Hillsboro, Oregon 97124 503-846-8781 FAX. 503-846-2908 July 27, 2007 Casa Tena LLC 9200 SW Nimbus Ave Beaverton, OR 97008 Re: MONTAGE TOWNHOMES - Project No. 06266 Casefile No. 06-266-S/D(R)/AMP/HRV Lnclosed you will find a -Public Improvement Contract" which will enable you to assure required public improvements specified in the "Notice of Decision" mailed September 22, 2006. The assurance amount is $141,184.10C. Also enclosed is a hand-out which explains the financial assurance process. Prior to working within the right-of-way, you will need to complete the following: (original documents are accepted only, unless a copy is requested.) a. Return the executed Public Improvement Contract. b. Provide proof of liability insurance as shown on the enclosed example. C. Provide a copy of the Erosion Control Permit issued by Clean Water Services. (To determine if such a permit is required, tail Clean Water Services at 503-681-3600). d. Provide a copy of the Grading Permit. (To determine if such a permit is required, contact Jennifer Pitner, Land Development, Building Services at 503-946-3470.). C. When the previous items are satisfactorily submitted, and the executed Public Improvement Contract has been accepted and signed by the County, (typical 24 hour tum- around), a Facility Permit will be issued to allow work within the public right-of-way The Administration Deposit is used to cover the costs of processing this project. Such costs can include, but are not limited to, plan approval, field inspections, signing, road establishment and contract and project administration. Any portion of the deposit not used by Washington County for processing of this project will be returned to the applicant. If at any time during the project, the County's anticipated costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover the estimated remaining costs. Prior to final release of the project, an accounting will be provided, and at that time, we will refund any unused monies or require payment of a final billing for actual costs. if you have any questions, please contact me at 503-846-3843. Kathleen E. Haupt Planning Assistant enclosures(3): Public Improvement Contract,Assurance process explanation, example of Proof of Liability Insurance. c: Gaol"acific Engineenng,7,112 SW Durham Rd,Portland,OR 97224 062s8_crn 0^ WASHINGTON COUNTY, OREGON 9_mt�, _ Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350-13. Hillsboro, Oregon 97124 503-846-8761 FAX: 503-846-2903 July 27, 2007 Casa Terra LLC 9200 SW Nimbus Ave Beaverton, OR 97008 Re: MONTAGE TOWNHOMES - Project No. 06266 Casefile No. 06-266-S/D(R)/AMP/HRV Enclosed you will find a "Public Improvement Contract'which will enable you to assure required public improvements specified in the "Notice of Decision" mailed September 22, 2006. The assurance amount is 6141,184.00. Also enclosed is a hand-out which explains the financial assurance process. Prior to working within the right-of-way, you will need to complete the following: (original documents are accepted only, unless a copy is requested.) a. Return the executed Public Improvement Contract. b. Provide proof of liability insurance as shown on the enclosed example. C. Provide a copy of the Erosion Control Permit issued by Clean Water Services. Jo determine if such a permit is required,tail Clean Water Services at 503-681-3600). d. Provide a copy of the Grading Permit. (To determine if such a permit is required, contact Jennifer Pitner, Land Development,Building Services at 503-846-3470.). e. When the previous items are satisfactorily submitted, and the executed Public Improvement Contract has been accepted and signed by the County, (typical 24 hour turn- around), a Facility Permit will be issued to allow work within the public right-of-way. The Administration Deposit is used to cover the costs of processing this project. Such costs can include, but are not limited to, plan approval, field inspections, signing, road establishment and contract and project administration. Any portion of the deposit not used by Washington County for processing of this project will be returned to the applicant. If at any time during the project, the County's anticipated costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover the estimated remaining costs. Prior to finai release of the project, an accounting will be provided. and at that time, we will refund any unused monies or require payment of a final billing for actual costs. If you have any questions, please contact me at S03-846-3843. Kathleen E. Haupt Planning Assistant Enclosures(3):Public Improvement Contract,Assurance process explanation, example of Proof of Liability Insurance. C-GeoPac,fic Engineering, 7312 SW Durham Rd,Portland,OR 97224 062Gt3 cn i 32S 7 J v WASHINGTON COUNTY, OREGON Department of Land Use and Transportation.Land Development Services 155 North First Avenue.Suite 350-13,Hillsboro,Oregon 97124 2 1-i s M V I+ , (503)846-8761 FAX(503)846-2908 AUL'USt 15. 20(17 Casa Terra l,l_C PO Box 1082 J Clackamas, OR 07015 iltlttat t _. Re: MONTAGE TOWNHOMES- Project No.06266 C'asetile No. 06-266-S/D(R)/AMP/HRV Enclosed is your copy of the executed Public Improvement Contract for improvements required in association with the above noted project. Outlined below is the procedure you will need to follow in completing your public improvements and obtaining a release ot'>>our financial assurance. 1. Obtain a Facility Permit. Wequirenlents are detailed in September 22, 2006 letter.) 2. Construct the improvements once you have obtained a Facility Permit. Public improvements must be completed prior to occupancy of any site building or prior to the date Fund in paragraph I.B. of your Public llllprovenlents Contract, whichever occurs first. If for good cause, you cannot complete ,your public improvements before the completion date on the contract,you may request an extension of the contract under paragraph W.A. Any request for contract extension must be made to this office, in writing, from both the Applicant and the Assurance Provider. `The extension cannot be approved beyond occupancy. 3. Request a final inspection and submit two (2) sets of as-built plans(blue lines). Contact the Assurances staff at 503-846-3843 to request it final inspection when you feel your inlprovcnlent is complete. 11,111e inspection shows deficiencies. details will be sent to you 111 writing as soon as possible. '. Complete related paperwork. ']'he following items arc routinely required prior to acceptance of the improvements by Washington County. Other items may apply to your specific project. Fornis will he provided by the Assurance Statf'after the requested final inspection. a. Submit and obtain approval ofas-built plans, b. Submit an engineer's construction certification(on Courity fort at), c. Pay any Administration Deposit deficits, d. Execute a one-year maintenance assurance. These improvements require:t one year maintenance assurtrtce to insure that work performed under the Public improvLnient Contract will hold up. The maintenance assurrince amount is I OR.of the total assurance amount. Under the terms of the contract(paragraph 111.F)the county will hold back I0"4,tit the total assurance amount until it maintenance assurance has been executed and filed with t}u, office. When you request yore Ileal inspection.you will be mailed the standmil maintenance agreement to be executed. Upon completion of your Public Improvement Contract as outlined above, a letter of acceptance and release of assurance will be provided to you and your assurance provider. if you have any questions, please call 503-846-3843. a.-- Kathleen Haupt Planning Assistant (Note:enclosures are not necessarily included%lith copies of letter distributed to recipients at bottom) c: Developers Surety aril Indemnity Company,Five Centcrtxante Drivc.7S 141,lake Oswego,OR 97035 Bond No 7389725 Geo Pacific Engtneenng. 7312 SW ihtrham Rd,Portland,OR 97224 Alpha Community Dcveloptncnt.9200 SW Nimbus Avc.Hcavcnon.OR 97008 06266 corix;Arh Fee: $ ;''� �v�� `�rnnit No.: TUNso WASHINGTON COUNTY �7 — Gym DEPARTMENT OF LAND USE AND TRANSPORTATION ECP from USA e� Date: O 'vV o 7 3 <LAND DEVELOPMENT SERVICES DIVISION — 155 NORTH FIRST AVENUE Inspection Option: Eb /FSC HILLSBORO,OREGON 97124 pD — OkEGO"t' PHONE 5034483M3 FAX 503-846-2908 Grading Permit: DAA alOcg FACILITY PERMIT Permit No slued APPLICANT Application and Permit to occupy ori Name: L-L- perform operations within the existing Address: & &X /D S and/or future right-of-way of County and CLAOWMAS OR Q7015- dedicated roads. APPLICATION Applicant hereby applies to the Washington County Department of Land Use and Transportation for permission to perform the following operations within the rights-of way under Washington County's jurisdiction. Types of operation and location are as follows- Ty ollows: //�� Type of work: FR�� /( : L�1-/L 6Yy STREET AE-AAI R, it S712 'C-T W ! PV 7- RbAcccs S 5l 5 okll r�?S 1)J--FS►rE ; a-7,--v St v QOAA - Address of work: S• Si De of 5ilJ HAL(, /�Ltl�� Project name: n0A)F I_OGL),k) NotpES PERMIT U The appropriate general provisions contained in Washington County, Department of Land Use and Transportation, Rules and Regulations for Pole Line, Buried Cable, Pipe Line and Miscellaneous Operations and,%r Facility Permits July, 9970 as supplemented and modified by the attached standards and the following special provisions, shall apply to this permit, and by this reference. are made a part hereof. It shall be the obligation of the applicant to obtain said rules and regulations from the Department of Land Use and Transportation and to determine which of the various provisions are applicable before commencement of work under this permit. SPECIAL PROVISIONS Contact Construction Inspection(503-846-7840)prior to starting any work on project, with the following information.- Also nformation:Also see attachment regarding required benchmark inspections (hold points) Start date of project: �!Z3014v 7 Prime Contractor. 24 hour emergency phone number—. (� Z(°'f This permit is issued by the Department of Land Use and Transportation subject to terms and provisions contained herein and/or attached hereto. This permit is accepted and approved subject to said terms and provisions. Improvement cost: $_� / , ��?� L� Applicant 14 f Assurance amount: $ /46 /EVI By Q Title -t� 1�� Received: S / _ 20_—�— Washington C ty Department of Land Use 20 �' and Transp n Expires: t�__.__ By ; LD59-060 Title n?Y"', - ' WASHINGTON DEPARTMENT OF LAND USr,&TRANSPORTATION COUNTY BUILDING SERVICES DIVISION #350-12 OREGON 155 NORTH FIRST AV,HILLSBORO,OR 97124 PHONE: 503-846-3470 INSPECTION REQUESTS(24 HOURS)503-846-3699 4- Project * : P0141871 Permit * : 05220100 -,cjr, I I-eo t to Cu. --18./2 Pe 1,133 2 8, 2`0�,' Q N Ij(TJ L-tai P-1.) j Lril H, ee I F. c,n e 7 OR !a u a+.-j.41 n 4 ,99Y ,0(.) :i.dia t e d B v is .................. .... ..................... .... .. ------- ....... ....... ......................... J. 11"i"A ACCOUNT STATUS j 57, 1- E-1 t�.- a I a F-.-(j 4 4t�(J 6 �)c;di. b1c;r1,.-,` F 4-�I , I A I.- F 0- T) ACCOUNT BALANCE $0.00 TRUST ACCOUNT LIST: TRANSACTION LIST: F TOTAL: 812.50 ACCOUNT ITEM LIST: P a 15 i.nc-, Fpe- L:�I-f TOTAL: 812.50 Important Notice: The fees listed above should be considered incomplete until the permit and any required plans are approved and issued.The balance shown may change as additional fees are entered and verified.Per Washington County Uniform Building Code,once issued,permit(s)becomes null and void if the work authorized is not begun within 180 days,or is -nded/abandoned for more than 180 days.Once issued,permits)shall expire 24 months from the date of issuance,provided the work remains in progress.For limited .)tions,see Washington County Code,Chapter 14. It shall be the duty of the person of record doing the work to request and have the work inspected and approved by Washington County Building services.Expired permits,with no approved final inspection(s),will have a notice placed in the property record of the possible building code violation.If the Building Code requirements for occupancy of this property have not been met,there may be a delay to the issuance of further permits. I acknowledge these provisions Authorized Signature THIS PERMIT RECORD MUST BE AVAILABLE FOR INSPECTION AT THE JOBSITE ClearlWater Sen ices !' uM , .,ti.m 1 Un e a l .% d"", December 5,2007 Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 Subject: SD: MONTAGE TOWNHOMES- Project No. 9106 Clean Water Services has reviewed the construction plans for the above referenced project. Construction of the project cannot begin until the following requirements have been submitted. This letter is meant as an instructional outline for the applicant to follow in order to obtain H Site Development Permit. If ownership is different than shown below, please provide all necessary supporting documentation at time of permit issuance. 1. Plan Submittal: The plans are approved. 2. Site Permit Fees: Please submit a check in the amount listed on the attached invoice(s). 3. Signed Construction Permit Agreement (enclosed) Must be signed by property owner(s): (Casa Terra, LLC by Alpha Community Development) 4. DEQIDistrict Joint Erosion Permit (enclosed if required): ( ) Required ( ] Not Required (x] Already Received 5. Performance and As-built Assurance(Forms enclosed): Please note that your project can either bond 10% or 100% of the improvements. if you bond 10%, you cannot record your plat until the project has reached substantial completion. If you bond 100%, the plat can be recorded prior to reaching substantial completion. 100% Bond Option 10% Bond Option Performance Amount $150,067.00 $55,643.50 As-built Amount $ 2,000.00 $ 2,000-00 Bund Total $152,067.00 $57,643.50 2550 SW Hillsboro Highway a Hillsboro,(Oregon 97123 Phone. (503)681.3600 * Fax (503)681 3603 •wwvv.UeanWaterservu.es.ory SD: MONTAGE TOWNHOMES - Project No. 9106 Page 2 6. Sanitary Easements: [x] On-Site Easements(onsite may be platted and are not required prior to site permit issuance). [ ] On-Site Easements have been received. [ ] On-Site Easements are required. [ ] Off-Site Easements required—must be received and approved prior to site permit issuance. [ ] Off-Site Easements received. 7. Storm Easements: [x] On-Site Easements(onsite may be platted and are not required prior to site permit is mce). [ On-Site Easements arc received. [ On-Site Easements are required. ] Off-Site Easements required—must be received and approved prior to site permit issuance. ] Off-Site Easements received. Maintenance Bonding Information: After the completion of the project and as a condition to final acceptance by Clean Water Services, the developer shall file a one-year maintenance assurance on the sanitary and storm pipe and/or the water quality/quantity facility construction in the amount of$44,788.50 and a two-year maintenance bond on the water quality facility and/or buffer landscaping in the amount of$5,000.00. The maintenance assurances will be held for one and two years respectively, AND until released in writing;by the District. if you have an uestions rc arcls the req g-- n#s outlined in this letter pieaSC call Cathy Lindh im at 503-681-3620. Sincerely, Jackie Humphreys Engineering Technician Enclosures Invoice Date: December 5,2007 Clcanti'Va T SeMCf S INVOICE Bill# 96370 Our cn.nnutmtn� it ^1 2550 SW ililbboro Highway Permit#: 06-003590-00 }Iinsbom,OR 97123 Ph,(503)"1-3600 Project Name: SD: MONTAGE TOWNHONI IES Site Address: 9325 SW HALL BLVD Applicant Name:CASA '1'ERRA, LLC AMOUNT FEE DESCRIPTION - ........... ($250.00) Pian Check Deposit - Credit......................................... 0 $120.00 Erosion Control Inspection Fee...................................... 0 Erosion Control Pian Check Fee........................... 0 $859.56 Plan Check Sani Fee (SD)................................... 0 $1,289.34 Inspection Sani Fee (SD)............................... 0 $1,992.28 Plan Check SWM Fee (SD)...................................................... 0 $2,988.42 Inspection SWM Fee (SD).............................. Q TOTAL. DUE: $7,077.60 Jerry Palmer From: Cathy Lindholm [LindholmC@CleanWaterServrces.org] Sent: Monday, August 04, 2008 8 27 AM To: Jerry Palmer Cc: Michelle Mann, Becky Stewart-Borders Subject: RE Montage Townhouses#9106 Importance: High Good Morning Jerry, The amount due is actually $6,879.60 because you've already paid $198 00 for the erosion control Cathy Lindhotnn Permit'Foch P.ngineering Plan Re%iew Clean Water Se rvicrs (50:0 681-5100 From: Jerry Palmer [mailto:jmp(dAlphaCornmunity.corn) Sent: Friday, August 01, 2008 5:30 PM To: Cathy Lindholm Subject: Montage Townhouses #9106 Ccthy - I have the $7077.60 check . signed Construction Agreement and bond. I'll be out Mon or Tuesday to g ve you and get permit. We already have the EC permit. Jerry alpha SERVICE CONNECTION WET TAP BY CITY APPROVED CONTRACTOR EXISTING WATERLINE GATE VALVE (TYP) WATER METER SEE NOTE 2. m I OPTIONAL SEPARATE IRRIGATION METER a- FIRE SERVICE I BACKFLOW PREVENTION I ASSEMBLY DOMESTIC SERVICE I BACKFLOW PREVENTION w ASSEMBLY a I > DO NOT INSTALL a I WHEN SEPARATE IRRIGATION METER Li IS INSTALLED U w W U p Z_ F- U)W a IRRIGATION BACKFLOW c� Qf o ct z PREVENTION ASSEMBLY li 0 J NOTES: 1. THE IRRIGATION SYSTEM SHALL BE CONNECTED DOWNSTREAM OF THE DOMESTIC SERVICE BACKFLOW PREVENTION ASSEMBLY -OR- SHALL HAVE ITS OWN METER AND BACKFLOW DEVICE. 2. THE WATER DEPARTMENT SHALL INSTALL METERS 2" AND SMALLER. CITY OF COMMERCIAL / INDUSTRIAL SCALE: NONE HILLSBORO TYPICAL SERVICE LAYOUT DATE: 1/1/05 V1r�R-2.1 425 CleanWater Services August 3, 2007 Casa Terra, LLC PO Box 1082 Clackamas, Oregon 97015 Re: Payment to Provide for Vegetated Corridor Mitigation CWS file 06-000220 Tax map 1 S126DB, Tax lot 1100 Clean Water Services has received your check for Vegetated Corridor Payment to Provide in the amount of $20,490.22 for the above referenced project. This Vegetated Corridor Payment to Provide is mitigation for proposed 9,103.70 square foot encroachment approved under Service Provider Letter 06-000220. If you have any questions, please feel free to contact me at 503-681-3613. Sincerely, Julie Wirth Environmental Plan Review 2550 SW Hillsboro Highway • Hillsboro, Oregon 47123 Phone (503) 681 3600• Fax: (503)681 3603 •wwwCleanWateiSeivues org PROJECT NO. 6 Distribution: —erv,'s Office ass:;"ance Provider c` :and use L Tra^soor:a:ion PJ9LO :YPR;;':."l`:iT :JNTR�i,:T 'N S n Yj I CIN r 'his contract is made and entered into this day cF 17 by and between nASk:NGTQN .'OLkT'T, a ;,Clic .^ate~'subcivisiC� C' :.e �.3tE of Crean, hereinafter re*erred as "County` , ark Cant (Adcressi ;Cit_ , State 3 Zip; -ty, State 3 Zip; Numcerl !P-ore Number? "sere'"after referred ts as "Applicant"; nereinafter •e'errEc ',c as "Assurarce �r,vIc;er'. : . R EC I'.�:5: -- '*CDA 'ITEM NO. 06-266-S/D(R)/AMP/HRV Acplicant nas aopi'ed for an. �een yrantec approval for a deveicament know- as MONTAGE TOWNHOMES at coated I'll 11 e�ng curly ��eveioPment ,Action fLD ; . em : G. r� .r .he Oourty ;,and 0pve:opment �j1YiS1G7 files, by this reference .rccrparatec -ere•n. R. PursJant to the ,rovisiors os .'e 7'-c *• of such approval -ne pa'+ * t. u 'n c:'rsideraticn pP v D tan_ ..s: exe_ e a B `1e ,'-.rector f aria iranSportat-on an assuranceTtc _an use ca _r.struc: arra c.npiete a' a utrea c,.,.licm rovements cr sucn ap^.'- _ + 4 P -_ _ .s. _ .ns;a' . a*:d repair a� such. ,�Dlic improvements prior t:; FEBRUARv 28 2008 PUrSlant to .he Lanmunity Deve'.a-a"t Ccae In ef`ec• cr this date, the `oI•.c.viry imorove^erts shall be irSta''ed accoroar.;e wi:n Count; speci'icat,ons and the County apprcvea ;Fars: FRONTAGE: UTILITY STREET REPAIR ONSITE: S W ETS; S/W• BARRICADE• PVT RD ACCESSES (3) • 5 LIGHTS• SIGNS, GRASS PAVERS. OFFSITE: YEAR LIFE H. _.. v. Applicant desires to enter nto , ^tract to ordVi^s saic ;Uu 11;c Improvements in conformance 4:th sal: �'_ a agrees tc laintain an assura^,-a in :he amount of ; 141,184.00 ;onfcrnance lith saic Ca_. C Assurance Provider is tc prcvi;e an assurance of ; :onf:.rming to the requirements .f saic ,u: ar.i :DAIto.": G. +►* NOW 7wEREFORE, it is.agreec ay and -etwecn ,re Parties as f;llo'ws: APP!-I ANT AGREES: To a+l the recitals and Provisic-s ..`5 _ontract to �_m;;lr .1tn the recuirements of C'jA 'item No. *e 1 �� a **CDA ITEM NO,. 46-266-. )/AMP/nRV PROJECT NO. Of B. To install and complete all improvements required by said CDA Item No. ** in accordance with County standards and specifications and repair all existing and constructed facilities, within and outside said eevelopment, which are damaged as a result of the development. All construction and repair work is to be done in a good and workmanlike manner in accordance with applicable County laws and as snown more particularly on the construction plans for said development which nave heretofore been presented to the County for acceptance. C. To maintain with Assurance Provider an acceptable Sec,rity deposit (assurance) consisting of (insert "Cash", "Cash in Escrow", "Irrevocable Letter of Credit", or eslgna a other acceptable form of assurance) for the benefit of County in the amount determined by the Director of Land Use and Transportation, tc-wit: $ r to be in effect from , until 90 days after the date in paragraph !I D. below, unless a notice of claim is delivered to Lender from County within said time period in which case the assurance shall immediately be made available to County to complete the improvements. G. To complete all said public improvements and file and record all dedications and easements necessary to comply with the requirements of the aforesaid CDC on or before the 28TH day of FEBRUARY , 18 20GS E. Tc restore any monument erected or used for the purpose of designating a survey marker or boundary of any town, tract, plat or parcel of land which monument is broken, damaged, removed or destroyed, during the course of work provided for or anticipated by this contract, whether intentional or otherwise, by the applicant or hist'her agents, employees or independent contractors. F. That if work on the subject improvements of tnis contract is abandoned, incomplete or deficient in any degree after FEBRUARY 28 , A2008 , County may collect the assurance described it paragrap, 7 1.C. above, in toYaT or of such lesser amount as is necessary for County to by-irg said development in Compliance with the requirements of 'i.B. anc D. above. G. That applicant aid applicant's principals are severa".y and jointly liable for anv and all loss or damage resultirg From the failure to complete the public improvements in accordance with Ii.B anc D. above, including the expense to bring the improvements into compliance with Ii.B. and D. shove. Applicant further agrees that in the event that any suit or action is pursued by County to enforce any provision of this contract or CDA. item No. ** , including any suit or action to obtain release of the security deposit, t e prevailing party shall be entitled reasonable attorney fees at trial and on appeal. Venue for any such action sha'1 be the Washington County District or Circuit Court. This agreement is in addition to, and not in lieu, of any other enforcement action available to County including permit revocation anc citation. H. To hold harmless and indemnify the Coulty, its officials, agents and employees for any and ail claims by third parties and arising from applicant and/or applicant's officials, agents and employees acts or omissions to act in the performance of this agreement. the applicant shall acquire liability insurance with coverage not less than $100,000/$300,000 for such purposes and with the County as a named additional insured. The insurance shall not be cancelled unless County is provided with not less than thirty (30) days notice of cancellation. The applicant shall provide County with proof of insurance as required herein. That this contract shall be binding on the applicant and the applicant's successors in interest and is entered into in order to comply with the aforementioned CDC and CDA Itern No. ASSURANCE PROVIDER AGREES: A. To maintain the aforesaid assurance in the amount of $ 141_14.00 for the subject develapmert witn first claim and priority to County. B. That $ 141 ;84.00 of the total security deposit has been allocated for the improvement an development of: FRONTAGE: L`ILITY STREE' REPAID, ONSITE; STREETS; S/'w; BARRICADE; PVT RD ACCFSSES (3) 5 LIGHTS• C1GNS• rRaes pA,yrpC OFFSITE: 22' 5 YEAR LIFE TO SW 90TH. 2 of -5 PROJECT NO. '66 C. That absolutely no disbursements of the deposit shall be made without prior written authorization by County indicatingg the amount to be disbursed, corresponding with the public improvements) which are in compliance with II.B and D. above. Disbursements will be approved by the County in accordance with this contract within five (5) working days provided the request is on a standard form of the Engineering Division and is certified by the inspecting engineer as being complete to County standards. Requests for disbursement snail he submitted to the County no more than once in any calendar morth. Ary approved disbursements will be made from an approved construction bid schedule, or on the following schedule. :TEM AMOJNT Drainage 52,869.00 Catch Basins _ $0.00 Curbs $2.870.00 Base Rock $2,870.00 Finish Grading/Paving �35.29ti.�0 Sidewalks $17,856.00 Centerline Monuments, As-builts, Inspection Services and Engineer's Certification S14,118.00 Other Items22' 5YR LIFE 515,529;5 LIGHT SIGNS BARRICA1r,3 0/W'S, L RPR $36,158; Holdback (10%) 51r ,11d.UU SSS PAVERS $4,500. D. That if County requests, in writing, the deposit or part thereof, pursuant to this contract, that Assurance Provider scall immediately make available to County the amount requested, if such request is sent to Assurance Provider within the time period of II.0 above. Upon such a request, Assurance Provider within is to make the amount available to the County without regard as to the merits of the County's claim. County's claim is paramount to all parties including Assurance Provider, notwithstanding aiy default by borrowing party or termination of loan by Assurance Provider, Any dispute as to the merits of County's claim shall be between Applicant and County. That pursuant to the scheaule in 1:I. C. above, 10% of the Funds ($ 4 ) will be held back until a local improvement district for road maintenance Fas been formed and all required road improvements have been inspected and accepted by the County. Upon said approval, the maintenance agreement an., bort shall take e`fect and remain in effect for a period of one year `rom said approval. 1T IS '•IUTJALLY AGREED AND UNDERSTOOD BY AND BETWEEN APDL:CANT, ASSURANCE PROVIDER N A. County may enter into an extension of this contract if the applicant demonstrates good cause for the extension (to be determined by Washington County). 8. County may accept. as County roads for maintenance, any streets or roads constructed in accordance with approved plans if there first has been established a local improvement district for maintenance of said streets or roads. Streets or roads may be so accepted notwithstanding any outstanding deficiencies in public improvements provided that the Director of Lana Jse and Transportation determines that said deficiencies do not impact the maintenance of the roads and there is a vaiid assurance still in effect for the correction of deficiencies. The Director of Land Use and Transportation will place the road establishment request on the agenda of the Board of County Commissioners within ninety (9U) days of receipt of the request and maintenance bond and formation of the land improvement district for maintenance. C. That this contractual agreement is being entered into pursuant to the Community Development Code in effect on this date and that all matters that may be disputed shall be resolved so as to comply with the provisions and intent of said CDC. D. That waiver by any part of the strict performance of any provisions of this contract shall not be a waiver of or prejudice to the other party's right to require strict performance of this contract in the future, E. That if any provision of this contract shalt for any reason ne held invalid or unconstitutional, the remainder of this c-.ntract shall remain in full force and effect. 3 of 5 OUC66 � ,n�iyiduai ) 7. -- n a .............. 1-=-77- 77 7, - - - -- - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - t G r t C, Sim r r 4 S3 h n e who -C z—la �V_ x C ^, :_ r On :17 hat sa irdC, Was -,,ca led ir. e,�a-1 7t5 aoara "2C'J r � he 2 s,rjmcnt in vClultar.v aCt and -,re 0626S6_ ---------------------------------- I L�e: 7770 1�Q U:i C p TV 5TATE OF OREGON 0U-7y of wasnington; A, CErscoa3ly 20pe2w tie 000 Wore Me: z 7077777 orj4::,, Czy""OP evirm - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - EM! T Coj%p n0Ngf5S:0NE;S PEAK, QT Lana use avi RY aumhoy of tn e Wa Sp 1 Ig n jaw ills ..... day of E71TE QO ORESON 2c untj z F sh j ngto,j Ss. a !Upeart_'! 7 7 ;q: E i _;7w ice L7v; or,n'GC-no VF Was" ngw Ccunty, 0_eQ, ,d V an 1-ner of said EoardCF ZOUKV ald thd ! me/She acxnowledges Said har,y mace anc enteren s:-Uman w "et dc: aa a, so V X Vc . 1 subc f As on af tne State ar wrego. "e nd wf :q 7F57jmDNv WHEREOF, ! nave he `u, jisr F!-at in thisi my certificate, wri c:Er. 77777�, KnIary Seal ., 77 i I a 305 J r . — Dep�,rtment of State Lands Pert-nit No.: ' 7898-RF. 77'i Sur ,f-ner Street NE, Suite 100 Permit Type: ZemovaUFill Saler, OR 97301-1279 Waterway: Wetland 503-378-3805 County: Washington Expiration Date: April 26, 2008 Corps No.: NA _ CASA TERRA LLC IS AUTHORIZED IN ACCORDANCE WITH ORS 196.800 TO 196.990 TO PERFORM THE OPERATIONS DESCRIBED IN THE ATTACHED COPY OF THE APPLICATION, SUBJECT TO THE SPECIAL CONDITIONS LISTED ON ATTACHMENT A AND TO THE FOLLOWING GENERAL CONDITIONS: 1 . This permit does not authorize trespass on the lands of others. The permit holder shall obtain all necessary access permits or rights-of-way before entering lands owned by another. 2. This permit does not authorize any work that is not in compliance with local zoning or other local: state, or federal regulation pertaining to the operations authorized by this permit. The permit holder is responsible for obtaining the necessary approvals and permits before proceeding under this permit. 3. All work done under this permit Must comply with Oregon Administrative Rules, Chapter 340; Standards of Quality for Public Waters of Oregon. Specific water quality provisions for this project are set forth on Attachment A. 4. Violations of the terms and conditions of this permit are subject to administrative and/or legal action which may result in revocation of the permit or damages. The permit holder is responsible; for the activities of all contractors or other operators involved in work done at the site or under this permit. A copy of the permit shall be available at the work site whenever operations authorized by the permit are being conducted. 6. Employees of the Department of State Lands and all duly authorized representatives of the Director shall be permitted access to the project area at all reasonable times for the purpose of inspecting work performed under this permit. 7. Any permit holder who objects to the conditions of this permit may request a hearing from the Director, in writing, within twenty-one (21 ) calendar days of the date this permit was issued. 8. In issuing this permit, the Department of State Lands makes no representation regarding the quality or adequacy of the permitted project design, materials, construction, or maintenance, except to approve the project's design and materials, as set forth in the permit application, ;s satisfying the resource protection, scenic, safety, recreation, and public access requirements of ORS Chapters 196, 390 and related administrative rules. 9. Permittee shall defend and hold harmless the State of Oregon, and its officers, agents, and employees from any claim, suit, or action for property damage or personal injury or death arising out of the design, material, construction, or maintenance of the permitted improvements. NOTICE: If removal is from state-owned submerged and submersible land, the applicant must comply with leasing and royalty provisions of ORS 274.530. If the project involves creation of new lands by filling on state-owned submerged or submersible lands, you must comply with ORS 274.905 - 274.940. This permit does not relieve the permittee of an obligation to secure appropriate leases from the Department of State Lands, to conduct activities on state-owned submerged or submersible lands. Failure to comply with these requirements n-iay result in civil or criminal liability. For niore --iformation about these requirements, please contact the Department of State Lands, 503-378-380 :. ,viichael Morales, W Region Manager Wetlands & Waterways Conservation Oregon Department of State Lands ,. April 26, 2007 'Authorized Signature Date Issued l ATTACHMENT A Permittee: Casa Terra LLC Special Conditions for Removal/Fill PLEASE READ AND BECOME FAMILIAR WITH CONDITIONS OF YOUR PERMIT. This project may be site inspected by the Department of State Lands as part of our monitoring program. The Department has the right to stop or modify the project at any time if you are not in compliance with these conditions. A copy of this permit shall be available at the work site whenever authorized operations are being conducted. 1. This permit authorizes the placement of up to 92 cubic yards and removal of up to 250 cubic yards of silt, clay, and organics in T 1 S, R 1W, Section 26, Tax Lot 1100 and 2900 in wetlands, Washington County, as outlined in the attached permit application, map and drawings, dated February 16, 2007. 2. TURBIDITY/EROSION CONTROLS. The authorized work shall not cause turbidity of affected waters to exceed 10% over natural background turbidity 100 feet downstream of the fill point. For projects proposed in areas with no discernible gradient break (gradient of 2% or less), monitoring shall take place at 4 hour intervals and the turbidity standard may be exceeded for a maximum of one monitoring intervals per 24 hour work period provided all practicable control measures have been implemented. This turbidity standard exceedance intervals applies only to coastal lowlands and floodplains, valley bottoms and other low-lying and/or relatively flat land. For projects in all other areas, the turbidity standard can be exceeded for a maximum of 2 hours (limited duration) provided all practicable erosion control measures have been implemented. These projects may also be subject to additional reporting requirements. Turbidity shall be monitored during active in-water work periods. Monitoring points shall be at an undisturbed site (representative background) 100 feet upstream from the turbidity causing activity (i.e., fill or discharge point), 100 feet downstream from the fill point, and at the point of fill. A turbidimeter is recommended, however, visual gauging is acceptable. Turbidity that is visible over background is considered an exceedance of the standard. The following erosion control measures (and others as appropriate) shall be observed: a. Filter bags, sediment fences, sediment traps or catch basins, leave strips or berms, or other measures shall be used sufficient to prevent movement of soil from uplands into waterways or wetlands. b. To prevent erosion, use of compost berms, impervious materials or other equally effective methods, shall be used to protect soil stockpiled during rain events or when the stockpile site; is not moved or reshaped for more than 48 hours. c. Erosion control measures shall be inspected and maintained daily, or more frequently as necessary, to ensure their continued effectiveness and shall remain in place until all exposed soil is stabilized. d. Unless part of the authorized permanent fill, all construction access points through, and staging areas in, riparian or wetland areas shall use removable pads or mats to prevent soil compaction. However, in some wetland areas under dry summer conditions, this requirement l Attachment A 37898-RF Page 3 of 3 may be waived upon approval by DSL. At project completion, disturbed areas with soil exposed by construction activities shall be stabilized by mulching and native vegetative plantings/seeding. Sterile grass may be used instead of native vegetation for temporary sediment control. If soils are to remain exposed more than seven days after completion of the permitted work, they shall be covered with erosion control pads, mats or similar erosion control devices until vegetative stabilization is installed. e. Where vegetative erosion control is being done on cut slopes steeper than 1 H.2V, a tackified seed mulch shall be used so the seed does not wash away before germination and rooting. f. . Dredged or other excavated material shall be placed on upland areas having stable slopes and shall be prevented from eroding back into waterways or wetlands. 3. Erosion control measures shall be maintained as necessary to ensure their continued effectiveness. until soils become stabilized. All erosion control structures shall be removed when project is complete and soils are stabilized and vegetated. 4. HAZARDOUS, TOXIC AND WASTE MATERIALS. Petroleum products, chemicals, fresh cement sandblasted material and chipped paint or other deleterious waste materials shall not be allowed to enter waters of the state. No wood treated with leach able preservatives shall be placed in the waterway. Machinery refueling is to occur off-site or in a confined designated area to prevent spillage into waters of the state. Project-related spills into water of the state or onto land with a potential to enter waters of the state shall be reported to the Oregon Emergency Response System (OERS) at 1-800-452-0311 . All exposed soils shall be stabilized during and after construction in order to prevent erosion and sedimentation. 6. If any archaeological resources and/or artifacts are uncovered during excavation, all construction activity shall immediately cease. The State Historic Preservation Office shall be contacted (phone: 503-986-0669). 7. The Department of State Lands retains the authority to temporarily halt or modify the project in case of unforeseen damage to natural resources 8. There shall be no heavy equipment operating or traversing outside the construction corridor or footprint. 9. In lieu of compensatory mitigation, the permittee has paid the sum of $4,200 to the Department. . This amount compensates for 0.07 acres of palustrine emergent, slope class wetland impacts. Once the permitted fill has occurred, the payment to provide fees are non-refundable. No additional compensatory mitigation responsibilities shall be required in association with this authorization. Issued: April 26, 2007 ( "':'JWC'•Atlaclxnert/avvestLAs',RF Removal Fill Pemiits137398-RF.doc NED t ® t Joint Permit x %,5 Army Corps Application Form `� -lnfir4, _ 3�S + Of Engineers (Portland District) acrvi trs 1-n.1 .�s,lc,.\tlMrir:us 11� L ll G C'orps Action ID Number' Oreillon Department of State. Lands No - SEND ONE SIGNED COPY OF YOU12 APPLICATION TO FACH AGENCY I csr cif the C:srurle. East of rlxr C uscxu4e 17istrict L.n ince"r stalc"401:eon titan;of(:)rceon AN Pi, BOX ?`)Ir> L)chsnmemt o1 Mate L.:uu1• I)cParvncnt u(St sic I..ux1> I''nit Is U{2 If-1_ '\I. I uil1rs}ut:u1. �ttitt- 11_' P-inland.{)R 9`NM-21)4 i — I'nnl:uul.l)R 9,2N -4.,c„ lic-id. orci;on`)??O1 1 12 (I} Applii ant I Casa -I urn LLC Business Phone �0;-45?-R(')0> Name and Address j Aun ferry Palmer Home Phonel 9200 SW Niml,us r\\cnucl X j �(i -'!��-f1f)4 Beaverton. O 97008 1 marl � __- rc,-on Aufl)ttri/,cd tient Servlc-es Re ieW BLISiri ss Phone Name and Address Attn: Randy C:unninr ltam i lome Phonc-- O(`t>nsultaru CI)o acaur i 13 1 > 1 SI. i�5" A��enuc I'A 41 i 50.3-698-1201 C. 01 j I.mall ---------- Propett\ IT S<rnc,its AphltC<ml Rusiuc ;s Phoni, \,Milne and AddreSs I-Zonae Phonet I (II diilc•rcnt il,.,i?ti,:q{ii:i:!?i!: I-A.x % i t I: mail: PRO.11 C'I' LOCA"TION street, Road or other descriptive location a1 f)rscripticm ,,tc /,..I S()tlih SHIC Of I-fall Blvd- North cif SW Ave.. 11119t � Ouiticr:'(?utirtzr 'ecliotl Vo nship Ran,c of-the 111101seelloll cif S\'+ (irecnhurra and S\\% Hall Blvd SE 1 4'til. 11:4 j 2) i iS III or hear i� iiv of 1,��n) c.,r li,avciioi. I Comm: Wl ashirlut011 1 t� Nl t> ISI f',l� B - l �� I t�I � I ]UG) tntl . )Ott 1 Wet ,uer,, t. '�anlc > .m I Rn cr MiIt:n,known) i _ _ — -. t, I t I 1 t ail? s tl}>>! I !r I. tt liiii i , 1,.... ti J C)Ir4ctions to the site: On I h��h�+av . 1 nonhl?i)untl take tate Cilernhur=� 1':i,ad t�xit (C)R '17 1_�it �) I"urn right onto Greenburt, R( A turn riLIlt on S\V' Lehman Street. L,cli on SW 92:"t Avc (.lead end'). .loh site is at the end of S\V c)'>�"' Ave. (3) PROPOSED PROJECT i-NFORNIATI0N TSI e: `— - I ill — - — Excavation (rcino'_nl) ❑In_\\ iter SttuctuR: OMaintaln Rep)ir an E vistine ;tractor: ------- Brict,Dc,�cription: RcIllovd] of'tw'o wetl"tnd areas by re-�?radin�'. replantinL ��. crc�atint� wL'Iter cilia it. facilties. Fill Ri mp ORuck D-0-mel ❑`;anti ESih OC lav [Y]0rt uucs OOilier: tiletland. l'crnru)ent (rk) 92 lcmPol uv (cv) l) fatal cubic IQI: Illipct Area In Acrel U 0 I)irrtet _ 1 ! uli?ns(feet)c t) 1 �' i 1 I — dards fnr prt?jeer __ __--- --_ -__- _--- _. _. Waters i I tmtnem (c\'} None Icillpol u,, M I � t it helom 011\1 I Impact Area Irl Acres Dimensions I f'cct) 1 L' \V, Il Removal ❑Ktl�tap— [_Rock O(irtvell _OStndr:Silt C lav []Oy,anics OOlhe Wetlands I ctm:utcnl I cy) 250 Tent w u 1 (c�) - CI 1 f)tal t chic I bbl; Illi pact - Ie i to Acres� 0.07 Dimensions O"Oet) t I 1V' ' I I yards fix project , i ut:Ini'n uI',:Ic' '•utters Pcrrmincni (cv) None lclilporn� (P? � Im \1-,.pau Area ill Acres � � I)uaaenswn;{reit) I I. 11I' If applicant is not the p-opertc ou nrr.pirrillk on to conduct thr worl, nn,st he athichrtl. lttarh a cupN j)(;ill tai maps 11 it[] the prt,jec.I arca hi1_hl.-hted. lutlici;<'•d urrtr.t urr,nr,t rr,luircd hr rhr(orpr for a t,rrnplrtr ripplic atL,n, hilt trun IW ntv -ctari prior tri fitial permit decie;.,m hr thr t r,rpv. 2 I otal aciv,� ofConstruction rcktICCI 01-01-111d diSRIfIXIDCC .07 Of I acre or more a hr Is ihe disposal arUl UI)III11d'? 01 Cs ON(.) Impervious SLII-filCe created'.) acre E) I acre' A I —]Yes E'l-INo I I'\C-,. please explain III re vou �iware of or listed species cm the project site"? Are )-OLI aI\Vat-C of am I l0ol IC IIZCSM(Vc: ()II the project site') I 0)"es EIN-o (lie project (ICScriPlioll Is the proiccl site within a national EJ)'es E]No (In Klock 4) I Yes z (4) PROPOSED PROJECT PURPOSE & DESCRIPTION Project Pur-pose and Need: i(h; (.1 tlescl-ij)lio)? of/hr'127.1bliC'. s()(-101, or bewlits of the jwolc(I Olong, ivi/h tvn,sul)p(wll.I/Q (1,liolls of o Imblic bl)(1); le"g. cilv or counIv Olyn-olw-hac'. TO provide a 33-fol residential townhonic development within the 111-ball growth boundary and 1111inCIII-pol-ated NV,ishingfon Comity. Impacts to the wetland will be mitigated through payment to pro �ide. impacts to the wetland will he mitigated through payment to provide. Project Description: Irno ure,,ma rt-quire-fl it(-otrlplt,ff'upplit wbm. hia ma.1 h(,iwi %%mirvpri(ir it,final1wrinif decieifm ht'(he orp.v Please describe in detail Clic proposed removal awl fill maivi6es. including the follov"ing in forl-nal ion -i Volumes and acreages of all fill and removal activities in "nier%V�IV Or Nvetland separatch 'ermanent and temposy impacts ryNs of materials (e.g.. gravel, SOL OM% CIO) _j How the project will be accomphshed (i.e.. describe conaawthn methods, equipment. SAC MCC& -j Describe ei?nv chmiges shot the prc,jeci mqv inakc to the hv(hwulic and il�v(Jrologic chorcictcristics (e.,g i',eiierol directimi oIsfreellil or0silift.1ce Zitiler flolv. eslillioleli winter turd simitner'.17ow volumes.) i!filic wiwery of the Nl(jte. and oll e.vj)lallotioll of Ineosures taken to ovoid or minimize all an,I:elf:lversc (:,f those chollges. F-71110 If"yes, plea, _j Is ay of a the "lark already complete? In se describe the completed work- /11 achlifioll, fi)/-fish habital or 11 clitaliC1 rcslorofioll or C11/1011,V111071 OCtil'iliCS. C01111,11(`W l/'W iqfin-mcaioll rc(litt'sic(I ill i 1-ishimhAw ew HoMvid Rowunvaiwi cam/WhunwmaliJbi-ni. Project Description: The proposed development site is 2.07 acres of land in \Vashillf"ton County. y. The project involves construction of townhorne development with associated urban services (water, sewer, storm drainage systems)with transportation lonnecti0ty and infrastructure that meds land use requirements. Access to the development will be provided by improvements to SAY 92nd Avenue on the south side or the developmerilwhem an existing (blocked) culvert will be improved. The density of the proposed development must III hehveen 18 and 24 dwelling units/acre. The proposed development layout is yielding 18.23 units/acre. if water qunlij facilities proposed are not allowed and the), must be built elsewhere on the site then the development will not he able to meet density requirements. The pivposetl subdivision will create quality urban-scale housing in a manner consistent with, and complimentary It, the surrounding district. There are two freshwater wetlands on the site.. The larger wetland is J()cijted on the southwesterly portion or the she and consists of 2179.97 s.f. and a smaller "Mand located on the southeasterly portion ot'the site which consists of "136 M These wetland totals include wetlands which occur on tax ka 290 which is owned by the developer but is considered a part of the pivi-insed townhome oinv[opment. A resource delineation prepared lq Pacific Habitat ..Mones,Inc. in 2002 (NVD4020605) has been submitted and unicunvo-1 with by CUM. The delineation and concurrence letter are provide(.] with this application. The larger of the two low-functioning wetlands has been created by a blocked culvert which is just vast to the wetland area under S\V 92"'rAve. 'The development proposes to reni(nne and manipulate the jurisdictional resources 011 site and create Clean \-Vater Ser-vices (MVP water quality ficlities that will he cmisn-u0col to their standards and "Al have CW'S buffers on them. rhe wedand areas will be re-graded and re-planted Nvith a broader range ofliative vegetation and the invasives species "If he removed. 'Ube channel (currendy a hand dug ditch) which will connect IN Iwo water ciumity wit, "of he enhansiced. The results of creatine "war duality facilities and an enhanced channel will increase the functions and %;.lines by providing more shade. hit,increasing _ high flow flood Storage and will create a more effective drainage and habitat system. The new raciliks will he treating the new development (Mintage ToNi nhomes) and will also he providing treatment for 8+ acres; of currently untreated water. Impacts to the wetlands will he mitigated through payment to provide. Permanent and temporary impacts: All impacts In the wetlands will be permanent. there are no temlmrary impacts. The development is prqmsing to remove 0M7 acres (till volumes = 92 c1dremoval volumes =, 250 col of"Ttland. As the total is less than 2/11) of an acre the development will be mitigating by providing payment to provide. Construction methods: Access to the site for construction will be rn"n liall IAvd at the eastern portion of the site . The project will be accomplished using typical subdhision construction plans approved by Washington Count' and Clean Water Serviccs. Typical equipment used For construction 011 hwhide an excavator, loader, dump Imck, hackhoc grader or bulldozer . construction will not continence until an approved enision control planQW&I have been obtained by (lean Water -ices. Please refer er to Figure B for the Grading and Erosion Control Plan. No "M is comph,le or has commenced at this time. a ltalici_etl areas art,tior reilijit-cd by the('rtrp fw a compi"t'.tipplioltion. hill lnmr b"it,.*".NNtM 'Orior to fitful vermil dee mem hr 1/1"(wps, roject Drawings: �1,11L the number of project draN\in!,,, sheets hwhided �\itll this application: \ �onlplt:le application must include a locallAm map, site plan. cross-section drawings and recent aerial photo as follows and as applicable to the project: Lj Locatim) map (mum be legible NOW street names) J She plan irichid My i.nlirc pr+- jccl site and activily areas and proposed contol-irs j I...ocation ofordillary Iligdi wetland boundaries QI jLlFiSdiCti011al hol-IndariCs �j identification of terripmary and pennarim inqao areas 1000) walcrways or wetlands :j Map scale or dimensions and north armor -,D I.ovation of-stagjn!,,, areas • I-OCati011 of construction access • Location or cross section(,,,'), as applicable • Location of mitigation area. if'applicable -i Cross Section drawing(s) including: :j Fxistill� 'Ind Proposed elevations Identification of'tell)px 11-ary and permank:ln impact areas Miliin waiemays or -Alankk :j Ordiliary Ili,-,Ii walcr and/or \\etland boundar) or otlici-jui isdictional boundaries Map scale or diniclisic'ms J or if not wadable for your site, tk: .......... ioll :1\a i L Will am construction debris. runoff, etc- enter a wetland or ElYes, ri'No if)es. di<cribc the type of d4chmule and show the discliarge location on the site plan. Project Start Da1c::A Estimated Ilroiccl Collipletion Q. 2 007 lfuliciid firru, are uld rcilviri'd 1�rthe('urns tor a,"IMI'lete upplicalioll. but HIM;1W prior lofinal permit derision I�v dic Curp�. PROJECT IMPACTS AND ALTERNATINTS -matives Analysis: way or wetland _scribe alternative sites and prqkp ject desns that wcrc considered to avoid or minimize impacts 10 the I e r will bass impact '110 reavuls lv/�v the 1701 chosen. Refirelxv 0A R and Ot.,2v t4ihroii,h 6),fu-more it fi)ruhlthu)- ofihe lo,ol Lonil Usc-Allthoril I. s/re":1 connectivi.n.is ri'(ptirccl to S'J F,92wlA v(,n tic The ncli CrONNI-n", 1,1 clesl",ncil if) improve filliolions wilhin 111i,flilch by rc.,movell ly!"Muw POW swn,lurk'.V ellhi insledlotioll of Ll boillun c ll/vcrt.. Approxim"llch.260,1?/the cxist ing,(.11-clintlge rhit h we.w (.4111c crossing, is propose"i if) be ITUnmi 11) Inecl (JI'S woler tjualitv requircnimm The n,, avprqxvwdtu he runwWand ipAwed kv 0A ,rulcn yticrlitr lirciltlies. 13v On'l ri—plonling, lhe��c orcato ('11"1 st"Im-lar'Is 111t, results wi//he 0/1 increase in Sho(k. a morc clilvrsc plant comn ill litv em(i o biwor habitat. A/s(.', as a resull approximalcl.v 8,) acres (,!fpreviousfv unlre(wee'l waler Trill-ill no li; be frealc(i to 0-1', storl"It lrcl�. Dut,to Jcllsil.l: in the mi...flaml is Ilse imhv rcasonable allernalive to this measures to minimize impacts: [�)escrjbe what measures yu will use (bel'bre and Acr cownicli(m) to millill-lize impacts in the -,vclter\\ati or wetland. Thes". nm v include but are w Iiiiiiied to the Ar Injeury will pwuncl i-listurb,,11mv owhoe an o7al" colawl plan or(7c, Qotion b(:'V uIt'll 7f).QTIn".,I71 pr 0c C`M MAP''s) as cippropriaw. (For mort,illm .fol alion t?o ")'osi"Ill . l1Yn'prg-1C[icCS S,'e 07,,�:Im. A flu- 11-ork in wulerwq)"s lvhorc--!.fish or.17mMig umer mv likeb"o he pvmwt disrim horn the lawk or "IN be Mamel v inslolling. repl(Whii-r Or Obollclonin,"'a cuhly-1 Inigrillory fish in t. pr(senl (or wcrc ctrlrr l' or (Ow/.plIt.,11liol t)hs iolI . \hj)il�.N(r,, , "Imi(111,ich il O"him, 117't'` h.v the Orvpwi Mpormwni rMAh onni I I WIN ".ill he "nq Mana.i_jemcm Plan: Clean \vater tier ices \gill require the nc" inillervitnus surfaces created by this doMpmell, he 11-caled On site u-ill", Plal SLIbIllitled and LIPJ)1_c»CC] by Sediment and Frosion Comlwd flan: All erosion control Plan will be permitted and illiPiclue'lled per Washington COUntY and Clean \Valer Sere ices ''i It [ nces \\ill be installed at the CC,- '( hLc ol,the construction limits to protect areas which cue not beNg impacted by As --, INIjew. Fish are not present \vilhill the projccl area. ljjjIjciye1,m,a%arc ern requir'-fl hi,[he('orp,,fw 11 cumplcrr ulrplic urian, blif mj�r ji,.u,-(-i,s,wiy prier wfinal permil dcciSion h.k-Old!01TS. (:'A 1111pact ar-,:a is: FJ (.>cean ❑ FSIL181_� ❑ lZiaer ❑ l,ake E] Scream Fresinvater Wedand Oc,crihc theexistingphysical and biological characteristics ofthe N\,etKnWuwen"y site by area and isl)c ofresource ,c scp;trate sheets and photos. ifncccssan ). Q"plynds. include. as applicable: (- i111 (a/Ydi1l) 1)otninant plaw species by lm-et- Oici-h, shl-zlb, tree,) �J Wlictlicr the wetland is freshwater or tidal J As.,xssnlellt(,!/the'fiviciional cati-ibutes ofthe weihvid to be impacted* .J ldentifi, any vernal pooh, bog, lens. mature forested "Wand, seasonal niudnats, or whe Bret prairies in or near the project area.) For %vaterwayti_ include a description of. as applicable: D C*hawwl Arid book coadilirnl,\ '11a11iwl nu nplloloKi I.c., �Il.w.1111,C t 111d shopc I S/1-com substi-ow'r, Li Fish and wildlife (q pe. abundance. period of use, sighficance of she) J (h,11(wo/ conclilioll.c sn-cf.11n flow, The she is currently vacant and OVC rg I-01111 With vegetation. Topography within the site Mopes from north"est to southeast with a change n elevation ranging from a high of 236 feet elevation in the northwest corner to 224 feet elevation in the southeast corner of the site. There are two freshwater wetlands on the site one at the southwest portion of the site which consists of 2§7907 s-L and the other at the southest portion of the she which consists of 123.36 s, 11 Viese wetland totals include "Ttlands which occur on tax lot 2900 which is owned by the developer but is not considered [)art of the proposed townholne development. A resource delineation prepared I", Pacific Habitat Services, Inc. in 2002 (\VD402-0605) has been subnlitted and concurred with by ODSL. The delineation and concurrence letter are provided with thio apphuttion. -Total NN"ater Resources on-site: NVetlands = 300333 sqRAL07 acres (hath tax lots 1100 and 2901)) -Total Drainage Ditch = +/-260' Cowardin class: \Vctland - No wetlands are mapped on the N\Vl mapping for this shin 'The Co"Win classiAcation is PENT .Stream - 'There is no stream associated with this site. HGAKI class: \N etland - Slope Stream - 'There is no stream associated with this site. Dominant Plant species: lice laver. Populus tHchocarpa Shrub layer: Populus trichocarpa Herbaceous laver: Juncus effuses The functional attributes of the wetlands are lmv in that wedand hydndogy results from a blocked cul ert on the property residing in a manmade, narrmv ditch. The site does not reside in mapped hydric soils and the ditch was caused by forcing surface "seer from the adjacent street~ and commercial sites into this narrow sirip. Prior to the manmade alteration of the storm runoff, this water fed into lanno Creek. \Vith the changt (A'direction, the water flows to Ash Creek, cast of the site. No vernal pools, hogs, fens, mature Wrested wetland., seasonal mudflats, or native wet prairies are knoNN11 VOftn a eomplet"ulpli(fawn. bw mal he ticn-s.Non prii+r li+fifwl prrmit dcosioli hr'the Copa. wivigatitm,fishint,and rccreational ust, of the walcrwav or 11-efland M) known IlaviLl"ItIonal. rC-Cl-C11101),'ll LISc:S illSOCKIled \0111 OW; watel-wav or wcflallcl. (',,ri),%for a I 01,11,1"Ic?,pjrdi,afi,fl. bl",mdl b,,ttk,, dr,oi,m ?,I-dic Site Resioralkn/RehAURadon '-j For tcmporury disiurl'unce of soils ulld,`or I eguctalioll ill Is. lvellull(.A or riporion 6.11'COS. [)/Casc discuss hol-v all will "sim-c lllc.sife oficr constructimi inch0mg on monitorilig. It necesvirv* AH impows are permanent. Acm QH he no ternporar, impacts "Whi the %wdaml. Dcscribc the lvo2 omlhh'c_Vl)cctcd adv crsc cJJectts(�Ohe I h.,ve/o/mIclit fifthis prt?jcul ulld holl. the cftfvlit ill he 1rtiJiLrutc�r 1. _j For perinol Ic I It if?111CIC.I Io ive/hwids. (o I?1ple I e III t I Uf I OC17 UU()I Ill)( l' I Vc/h Im I Pi I ip I/I( )1 4 If-,!I b /Van. (Sce 111-r L.Y r_( t.-1 R 14,L." I I 1.(,q I I b.c I w:I I I.cI* _j "wrilicilictif impost to 01,IV.I)CII'l.f.M 01'CCIN. (111d WhIC11 U -,M7pcl Ist I/()/'v A li[{Qalif m p/cm (Sce fur plan I equirem _j For permanent impact to e..sluarille Ivullctilds. voit must.s ithlnii (,ill E*smurine Resource Replaccmcia Plan. (Sce I _O'j jbr pkIll reqlAwmens) 111c adv,'{sc effi'cts of lllis 1,,I-(>ject ilwludc the filliiw c?fthc wci/otut lhc/orc, I I?if i("(:Itiol 1 101 be achk IT d I MO IT/I pul"mc/I I I(7 ro v hl(,'�I;..,1. 0.0.7 c1cre (y,ivedul It I impoc.I. II ,01ifigalion Location li1 fimnufion 1,hc!: 1'(°c7l'!."ed ,F)"ve -Ofl�itc I'lifirgolio)l >: 1'1` llrrrld.l{tis trtiorl [jMQwQn Bmik O.-Ifilig( olion for impacts to wherwalcrN Egpianov to P),mme Elrt{aYwhmAv 07-1pIC;IS 10 or rcc.,coliwi tiL cel, R�.wd ol (Oler des criplive locali".J17 XoI apphcahkt. ()wv to S,vti(m Y or.--Vi cir rCi.n (-Tal' lhw ha W 0—-DQ.DL wiw? (IIC?W,,iV•W,,'hYShcc/!11 "Ime, ,!I*mili��!,, u)lk noi rL-11wred i5v dic Corps 1i,r a cimir"I"11,uppliollion, blif MIN !w (h,(-i.,wti hr Ili,,(_(,rp,%. 7) CITI"ICOI.,"N"TI"PL-t:N-!N;ING DEPARTWENTAFFID.-A JqT(io he ('oIIIj)IuIc(1 h.l. I have reviewed the project 01.nhned in this application and have determined that: w El I'his project is not wgulawd b� the comprehensive plan and land use regulations. [yhis i-irclect is wnsistent with We comprehensive plan and land use regulations. Ell his project will be consistent "Ah the cmnprehmsive plan and land use regWMVms when We Adkiwing local approval(,;)are obtained. Conditional 1. --c Approval EDevelopinent i,ennit [10ther Ais Inject is not cons4on with the comprehensive plan- C onsis-tcncy requires a [II'lan Amendment F-lz(,)Ilc Change Elother 1 :1ll application 11711"Is r—Illas not been filed for local approvals checked above. I I.ocal plannin,,g official name (print) Tale City ('ounly Date I o In iLle-l'-11-s.'-we attached signature pazoes. CO..-1SVIL ZONE CERTITICA TION'.- I!,Ills' jl!t'po."Cd activity described in yow perinit application is within tile the fbfloe ing, Certification is recillile(i before applicanon can he pavewd, A p0dic notice ;WH be ispied w4h We Cerlifiemkin statement, Mich \011 he Amwart4d w We 0regon LVpwinmalt of Lam! Conar"tion mid Deve5pnicni for its concurrence or objesion. For additional informaiion on tile Cel-,on Coastal /one NI:t1lagelliont Ptogralil. contact [Ile department at 635 CIPA01 Street N'T; SUILC 150. Salem- 0reon 97301 or call �03-373-000. CERTIFICATION STATEN ENT I ccwk d". w Ow bm"Ang kmmduye mid belief, the proposed activity described in this application complies with the approved Oregon CwmM Ane NImaynient Progmm and "KH he completed in a mariner conshmm Wh We progmm. Pj int rl vpCtianuTitle ------------ Applik:;ml Sil-'Ilatl]IL: Dale I(ali,-ijdarvu.,art,iml required bv the Curps.11ir ti ct'niplere application. hill Inni-ba ne(c.v,%aryprior to final deri.O,m hr flit' 'orps. 12 2 ADDITIOINAL 1NFORMATION lininL I I roperi�-0,xners and Their Address and Phone Numbers (ifinore than 5, attach printed kMeA*) 1-l<:i5 Ac proposed activity or any- elawd adkity received the attention of we Corps of E.ngineers or the Department of Smic, 1_•ands in the past_ e.g., wetland delineation, violation, purnk We reCILICS1, etc.? E]Yes [:]No IF ves. what identification number(s) wa assigned tpthe respective agencksl Staic of Mcgon (I w(Wallcl c1clineation been cony)1clecifor this site? Qwv by Amn* Has the "Muid efelvewiwi been opIn-oved by DSL or the Yes EIN"o tlf,vcs, wi0cli concza-rence letter.) 7) CII'l"IC,'OljNTYPL4AA7NGDE[IARTilIL:i\,'7",4FIqDAJtITlice becon7a,)Ietecll); 10(,a(i)l(,-"Illi ff i I hAve reviewed the project outlined in this application and have determined that,: E.1-1 I'lis project is not agniklied b�- the comprehensive plan and land use regulations. �Ylllis project is, Consistent with the comprehensive Ilan and land toe regulations. J 1-1-phis ' when the folloWil",, IOC-11 LI ]a pn-yu-ct will be consistent "'Ali We comprehensive plan and land Ll�C FC,('.UIaiions approvals) are obtained, -❑lConditional Use Approval ElOther L UDevelopment Permit Ur rhN prc?ject is not consistent with the comprehensive plan. a EJPIan Anictidinent FIZone Chan-e EX-Mler An application ff/I filed for above. Y las Elhas not been r CAV/1, ocal 1)], D., planning official name (print) Tile aic C'O.,,IST4 L ZONE CERTIFICATION If the proposed activity described it)your permit application is within die C_)Legojl CC)aqjLj_Bqne,to hAkwing certification is required. before �'ollr application can be processed. A public notice will be issued with the certification statement, which will be forwarded to the Oregon 17hpamnem or Land Conservation and WOopmell bw its concurrence or objection. For additional information on the Oregon Coastal "Lone Marlaerllclll Plogain, contact tile department at 635 Capitol Street NI--, Suite 151 Salem, Oregon, 97301 Or call 0050. CERT11:11CATION STATEMENIT I certify dim. to the hem of my knowledge and MY. the proposed activity describe(] in this;, .pphcmj,n complies ith the approved Oregpm /onc Manaprrww Program and "A be "mTkwd V a manner consistent "M the program ,i f 141)c Winc Me Date haliij_riliircac are nor rrquircdhy Ow Cnrjls for a complete(1ppjjcjjjj(,rj, h1jr,ri,q b,, h{ Ih,!Corps. (9) SIGNATURES FOR JOINT APPLICATION :Application is hereby made for the activities described herein. I certify that I a n familiar with the information contained in the ;replication, and, to the best of my knowledge and belief, m this information is true, complete. and accurate. i further certify that 1 possess the authority to undertake the proposed activities. By signing this application I consent to alloy Corps or Dept. of State Lands staff to enter into the above-described property to inspecting the project location and to determine compliance with an authorization, if granted. 1 herby authorize the person identified in the authorized agent block below to act in my behalf as my agent in the processing of this application and to furnish, upon request; supplemental information in support Of' this permit application. I understand that the granting of either permits by IOcal, county, state or federal agencies does not release me from the requirement of obtaining the permits requested before commencing the project. 1 understand that payment ojthe required date J71-o •es.sit?l'.ke dries 1101 guaratztee Permit The. c+ fior the slate aJrl>lication must occoml.)(ni- the application of ` c'ontpletcness. Amount enclosed I A -1 certify that I may act as the duly authorized aeem of the applicant.So ) int !"iy pe Name — - [ itlp ' Mj hide Print Fi- e a�e. Ap tliclilt r: Date 'Authrtrutd Agent Srgnnrt' lla.e Landowner signatures: For pr!Yeas arul for mitigation work proposed ern land not 0-1led Ill'the applicant, inr,luding state-rnr�neu in suhnrcrved anal s lbmarsihle lands, Tease provide signatures below. !certify 117,11 the applicant has nt.),permission to c.•onduct the i 1 certifi-that the applicant has nry per r7urs5'icuu to con.:rrr t the project on nae,prcipe.rtr.. proposed mitigation On /?I)-Propertly. 1 also understand this mai; involve lorug term pr01CClion and nurnilorirus' aj the miti�.;auinn area. 1'nnt !1 ype Name Title -- - - ----- ---- -..---- _._. --- f Print/Type Name Tide Property Owner Signature Date, - - - ------ Mitigation Propertlr Owner SivnatUre Date ttatici,_ed area.,fire,not required hr Nur!nips Jbr a romplere application, but trim,be,nrfCcsan prior to Imat permit dccoion h.r the Corp,. r ' Y. 2—F1 CONTOUR i EX 10--FT CONTOUR ----324-- FG 2—F, CONTOUR — —320— FG 70—Fi CONTOUR _-------- WATER OUAU i Y FENCE '•I._.,,` S tY -1RH PROTECikJty i-th'CC i sECUAEN? Ft Ni.i_ . SrOCn-�;_ Y�� > � 8t05AG 4RRIE.R i GRA TL CONSTRUC i';ON EN TR AtNCE 44 a Ss E x TREES TO kEP/ Y � M 8 - I . MN PAIN W ARROW , ti 0! h u at uA oH 9 10 12/ - ____ FA()` V I � JILNL.I•'. �' ;• .�, , „ CUTtFILL SLOPE DETAIL 13 14 t 21 29 27 30 . 31 i II 19 2A..` �I a-= 2532I 33 N I a i Q i Scale: _1" = 70` t t t ( IYlontage llev -,`N12A Figure B — Grading.,and Erosion , S1 6BD01100, 2900 ' Control Plan 131,1 X1: 1 �th :1�e (.1ackama-�,OR 0701; i i - - \ �o AR l : : W i . j I i i 1 �F' I I � \ EXISTING WETLAND AREA: 2.879.97 SF < EXtSTING WETLAND 123.36 St- j 0.07 AC. Z AREA: 0.0028 AC] i H y SCALE 80 0 410 RC1 60 I 1 IN = 80 FT 1phu COMMUNITY DEVELOPMENT ...... IS 1 26DL' i`:> i 26f:1Cs i -51 oy� 23-64 r" WASHINGTON COUNTY OREGON j '' C] I ,Y •,•r 'M,-"' "� SIN NW7/4SE7I45ECTI(3N 2F TIS R]W W,M.. LLl - SCALE 7100' :.;t ...,,.. 31 ,. 6 5 17 19 20 21 2 30 JE 3: 32 23 P 35 36 7t 993-61 ` FOR ADDITIONAL MAPS VISI, OUR N EAS'7 EAf n e ry co.rvx;cnropfnn.m us a' ✓J�//'' CCII'' .c. , l' t, FF JA A:: A ll ,. "A'rF.D,',nCi,F.^ :, ., .t . OG Or A(: 1) :. '7,R T SECTION 26 GF CA 110 (]A OD II ._ 23-81 I .. N= vn L, /7:(' t Z p,' ('an:olb.cl(x+'ate iro tSt 29O!3 vm00t f .....Y.^: co ow uj �<�✓qR� �° ,i J PLOT DATE.July 12,Z00 t ,.,.•., u. T J S ,. -..: / AJIt t /ILL (.L FON r: S"^a H �K { ;,. BEAVi_RTON i 4 .J " TIGARD ' �: ' 1S 1 26DBM IS 1 26DB FIGURES k p M�wt -�-cA-.rr ,! �5+�. j I. �� f jc i.: x •+ z , �` � �z-C,zs;., {Ys. "*x' y' G't ..3.x .a •>"' .u�z "'�.'ke .. rE '�5 l'Ms' . 5d , ''{^x ,.sn�rx� �To# +�,S r ?x`• _ aia ,'> s r rt ;4$. _ s ��.'�� i 2a"S�rx - Y >: bird'+ `✓�S^` � >A�'' � � �" f a " c Y+ *..� T �, ' em ;Z �iF#k�.�iN�� i�S'"Z ��i,•T iia *R eHi t �. $v a"�.y3,.s' 4xs,tit g' 's.M- en:r = s ,,dy � 'tr 2u�. `G.ed 4RIr Y5t x#x ♦, �5 r r 4 L- >_+ ' wi r.51•.s.g� .t ;j� ��st}.R�'�`r ,.4'�h.:x, Y�'�'�n•-,y,:'� .�s k�-- �� -,_;'"Fa" ` 4 �-`'.=..s f � ..�$ � ',�.e ;�Stkl"H��:s;r'^y r,�v�'tF,.�S+ "''rn��✓" h''�' a .#� ,�- - - " -'xe �t�� a�. c_ �•s� i'f�� y e5 a. c 4 �� "�, '` .k'+t." �'`5t'�`� � s; Gs' x• ��; � x� r < d�°' t o tu.Lir t 447 a Nr4' 2 3 W e,3 s„'v a s`s cv jn =`'�{ S''�,.�i„.,K' V. ,� t5.� ��...,.5�,o-�,,�„tjlt��.��'r,�1..�k�'•.�,i�",`tK�.' r.-r r�+��4��'q�'Sii y��r��a.Tari;'�fs L az+�i,w i�'Y1.,tr'rf�h itY'a't4 t xa i�Y.��7 �,i�g E3t��a.��'Y��"�"�rA il tX 3g}!�,�y.Y c .i yu. �s�+ i~ti �+�.C•,, �{I.Yq sS e��` .vr.. A .t c res d+ .t'14' .x `� fN"•�F F 1 5�Y�-{5 � !';ca" : 'u '5 n 5,3� Yr',,YY A� ;�«� FJ -dC �Syy 1P. •' �. .ej *t+r $' t Y''fi'U.4'+FA 8r,S, 8.-•'s.''� # : Y ^�Y4` 1 gecft+" ft1 g T H�5' '� �s�•-��C�6.'��',,.a�.'z 4cr��r�, 'L' R ,°a �. sa��F fi�� fS"2 gU`"5``�^gt,y� i� �'' ', �cR ra�'•�,�.�?��t'a�c,�.` tt_`y�R`+:'. �`� g � -=y3'��d'�3C �t � x }r y^ 4.P`�33, X A k g< �e"�mn+ky 37.,d''cSka i �"..i' "¢'M. ► i 'h y s t Y n fid. p _, a :+ Wfita h j N H 4 4 0 , • 1S126BD-o11oo/ 2900 Figure2005J • ;4 13131 SE 125th AVC8 Clackamas, OR 9701 1' 5: u ^' � +!'�.a+' M.k4�•Y.aR:m' ...+sem'.^`Y:r'�i..k+Y.4 ...�:W-' ..•m":.-+;k..Y.sC.. i.-�xi.Ys.iT•s.:3t».1 vxJ�2.i..Ns.,ar.....i..t..Y.:r..ri^4`Sx.S:z�S'tl L. t.+e:c:.s.Y.Y-sig-Yx3rv::6u'u^.._.n!Y. c.cY ^w'.•-x„�5}we 5l..w ttFrt'°r. .�`. �x .I XX X' X K] i X X (; X I, x � i � � Q X x X XXI X I ; IX �Y W - ......-... Scale: 1" = 85' � � t • 1 1�t Montage :DeN NRA, 1S126B6=01100, 2900. Figure A — Existing Conditions llzvclo�mcntSerii�eslz ,��,� )313;1 12- AVe; dkkamas.,Ok 9701 (503)698-120,1 I _ I � ' I • SII { r i - j I i i M-, 41 4g Dev NRA 1S126BD 911,00,.2900 Figure 6— Metro Contours 1�� e1<�p�„ r,1 ��r>>,ct.s uLview;iLc 13 1 1 SE 125thAv Clac<anaas, OR 91,01 (<03)69S-12()1 i i -16 6miomSIT i L-# N IYIon_tage Dev - NRA Figure 5 - si26BD-01100, 2900 Significant Natural Resources Mapping - 'DevLlopment'Ser,,..ts f2ev�e: , rCc 73131 SE 125th Av Metzger - Progress Community Plan Ckkkamas. OR 9101, ('503)698-1201 . '1 tq H-E 1 OA rrl � ® ,� `� ■� 1 .,` L r 7 1 T J J T JJ I 4 CCU ' C a 1 4 ` ' P ' r Mp jo 0 (3 ■ L � 1 .L �. � ■ r p I ° r rf t 4L it— I J. d -,,rP ' mp • - 1 J i �,. o Ih.J.. I.n ■a•• ca■, L' e---s • ,1 1 1 rIf_ ., ® -� —r■ 1; . . _ Jam i h , J - � d 1 �I Montage Dev NIRA 1S126BD-01100, 29001 Figure 4 — N W I Develohtnint Services Rei ic», LLC 131-31 S1 1:51.11 Awe Clackamas, OK 97015 (50)698-1201 ��z�i• �'%`24v„„ ,x� th�..� .c + a,*.K :;1 W `� �"'+'nY�" �� 5 �� YI+" � ��' � r L n 411 f" R3 { -� �:>• �� SITE �t �. �� . kls�. �• 'Y > �u£ Y -R � ,gyp�Sj "R' y r - L y " �„s' TM s.s• 5'yy' a T w t`aF '..3 T, "a �2i tv its 3 r=rhJ vi ii,.r_hi S a )i d)r l 1,:t 32-2tiCQ H dric Coverage NRCS Series Mapping Symbol Yes No 0/0 Aloha Silt Loam 1 X 65 Huberly Silt Loam j2 X 39 Cove Silty Clay Loam 13 X 6 Montage Dev - NRA 1S126BD-01100, 2900 Figure 3 — Soil Survey Services Re%iew, LL(' 13131 SF 125th Ave Clackamas. OR 9701 (503)698-120 1 ter :z AT lab sl -.._ .�- �-�_.� - �► � , .`fit ' "5`� - JAI., r Ilk A LW .T • h�a�•� •.ii�P.c�`d �•�arri��Ti( j t'ct� J:Ci� 'RI h�. A+ iy' 1 +Ti a __.... Montacle Dev - RA tn 1S126BD-01100, 2900 Figure 2 — USGS Devciopment Services Revie�%: LLC 13131 Sl: 12Wi Ave Clackamas, OR 9701 (i0 )695-1201 Gat . e flome Park ® « ® z &6n 2 \ 3® «&n 2� ©§ @ CLI % Cfj . z gga; Qa Ru %woe . Svp s - . �wm MN Cc � 2 ; Site \ \ _ vcQuwl9 \2 < » � w. w«a = ' Ln ^ 2) 'SVZGwy9 r >a ` \ zvwve32 ) \ 2® A IT. a � . Mo n!\\(.Dl/+ - NRA � 1\12E§/-01100,2900 Figure I— Site Location 9e.\p2¥ Seics Review, LFC 1313! SIE, i 25th A ve . . Clackamas, OR97o3 . 503y9y 1201 I: i 1 ++II 14 30 31 i � �'Y' 3l'-��. 23 23 .�•,. � �' �� I �i t i' i a. SCALE I gel 40 £30 ;0 I 1 IN = 80 FT alphaI 1 -.-. ._ COMMUNITY DEVEI_OPIMENT ............. 1 28 21) 27 30 c p I�ACT 0 26 31 19 2 32 23 24 33 �� s,- i i i, I \, U -!J I 22 28 !EXISTING WET LAN D 123.36SF. i E)(181 PING WE ILAND AREA: 2.879�07 SF. 0.07 AC. < AREA: 0.0028 AC. SCALE 50 0 2,5 5(,- loo 1 IN = 50 F] ............................ .......... 1 i I i I " i I i i Scale: 1" = 75' I A B w Montage Dev - .NRA Figure C — Wetland Cross Section 15126131D-01100, 2900 DeYelopment Smwes Review, LI-C. Locations 13131 SE l?'3th Ave clackamas, OR 9701 0 5 03)69 -1'201. 4 ! I 230' I I I i 2201 I i 1+00 1+50 2+00 2+50 3+00 SECTION C-C Horizontal scale: 1" - 62' Vertical scale: = 10' 230 230. i I I i I i 220: 2201 i 1+00 1+50 1+00 1+50 SECTION A-A SECTION B-B Horizontal scale: 1" = 62' Vertical scab: 1" = 10' Mo"fAoe Dev - NRA Figure C-1 — Wetland 15126Bp 01100, 2900 Cross Sections Dev.1e1ppm'e"nt Services Review, 131 731 SE'125tH ;1we A-A, B-B, C-C Clack-aliias OR 9701.5 ',(_503)69871'20_1 L 1 i tU Q . - - Q .. N.T. S. Montage Dev - NRA Figure ® — Preliminary Plat sizsBD-o 1.00, 2900 DeMoR"ment-Set vice`s R:evievv,LLC (W/CWS Buffers) ¢1 3131 S1 125th Ave . Clackamas. OR 9701 (503)(;9£5-1301 22 23 24 i z LIJ LLJ � o ' J{ `v ! �., fJ __ � + � �u.�� ' ' z,7 �• a rr z 1,. ��.��}. •,.� S:;I �.z � e:i} t��' � ��1i�� ` r�,•� �A , 260' OF THE EXISTING DRAINAGE DITCH IS TO BE REGRADED AND PLANTED TO MEET GWS WATER W QUALITY REQUIRMENTS 0 z W i Q / j U it I I � SCALE i 40 0 20 40 80 1 IN = 40 FT site Development I'll-oject#:vo - 003590 - 00 - SD ("1C'm1\V'1It-Cr services Inspection Request Line: 503-681-4444 i';O SW I lillsboro I I i,,IixNtN 24 hour notice required for all hispectiolls Hillshlio.Ok 97123 Ph.(�03'1)681-3600 Project Name: SD: MONTAGE"TOWN}-TOMES 1'roject Address: 9325 SW HALL BLVD Issued 13y: Beek):Stewart-Borders Type: Coil]file rchl I Subdivision Issued: Aug 04, 2008 SanE XI)I res: Aug 04, 2010 Dtcscrlpliofl: Ox%Fier Appliclint LLC Cl al CASA I FR I ZA. 1,1-(-' NON L: 9200 SN'N,11.11 113 u S A v 92200 SW NIMBUS AV (31ir1Vlai"1l)N VK 9-100S BEAVERTON!OR 97008 Farix Ft. '!. . ...... .... ......................... ........Yes Number 01'Lots................................................. dItc incline.Alcit(:ICICS). 2.Q Toull sq 1-1 111)PCrvi')1jsV .......................... Fee Description Amount Plan Check Sani Fee (SD) 859.56 Inspection Sani Fee (SD) 1,289.34 Plan Check SWM Fee (SD) 1,992.28 Inspection SWM Fee (SD) 2,988,42 Plan Check Deposit - Credit -250.00 Sub Total 6,879.60 TOTAL 6,879.60 I I IIU-11Y C'11.1,RTI I--*)11 '-I'I1ATTH F- -Mip V I JN 1-0 R,.M ATION IS CORRECT. CIGNA 1 Ij R I.".: Site Development Project 06 - 003-590 - 00 - 51) inspection Request Line: 503-681-4444 24 flout- nollice li-equili-ed I'm- all Inspections Ph 6S 1-;001) Illolccl Name: SD: Pjolcct Address: 9325 �SAV 11ALL Bl-VI) ISSLIC(I BY: Becky Ste%Narl-Borticrs 1\p commercial S111)(fivision Issued: Ant; 04, 2008 S"Ini/sWN-11 1 1)11*C S: A t I g, 04, 2_010 Dc,C[11)11011: Applicant I LRRA, 1 1-('L:(;il jTkR.1V H (.' M)NI )'00 S11 N i`,I 15 1...S A V lit VI 1\I( tA,47006 \V1,R F(JIN 1)1, )'OWN I.:,! N11111hcr 01'1.016........... 1 rading,Arca iacrcyl. . ...... loml Sq 1:1 111111cf-viow"* .... .. 166>i Fee Description Amount Plar, Check Sani Fee (SD) 859.56 Inspection Sam Fee (SID) 1,289.341 Plan Check SWIM Fee (SD) 1,992.28 Inspection SWM Fee (SID) 2,988.42 Plan Check Deposit - Credit -250.00 Sub Total 6,879-60 TOTAL 6,879.60 1111 RINHY HI 1' I I IA I I I H. INFORNIA IS 1:1: u site Development Project Uo - 003590 - 00 - SD Clctu i ! cr Scrviccs Inspection Request Line: 503-681-4444 I -equit-ed I'm- all inspections 24 hour notice i Uk 9'1 111) 1 0,)68 1-3600 Prklik:c( NC1111cl Sl): MON'l-AGI: 'I'OWNIKYNIES Issued -s Prok:ct Address: 9325 SW HALL BLVD miett 1�v: flecli.\ stewart-Bordet I commercial S111)(livision Issued: A114, 04. 2008 sa n i/S\V M I-Apircs: Alig 04. 2011) ANA-1*1-kll.\.1.1 \'I �\V N,1111M.'s -\V I'll ;AVlik F(YIN OR 0700, BLAVLR I(AN OR 9-1008 I 2 Fee Description Amount Plan Check Sani Fee (SD) 859.56 Inspection Sam Fee (SD) 1,289.311 Plan Check SWM Fee (SD) 1,992.28 Inspection SWM Fee (SD) 21988.42 Plan Check Deposit - Credit -250.00 Sub Total 6,879.60 TOTAL 6,879.60 I 1(,.)N IS URI,' 08/08 2008 14:48 IFAX II_ hi Q001/005 Chicago Title Insurance Company of Oregon SECOND SUPPLEMENTAL PRELIMINARY TITLE REPORT TO: Chicago Title Insurance Company of Oregon Order No.: 441554 10135 SE Sunnyside Road Escrow No.: -441554- Clackamas.OR 97015 Ref: Casa Terra LLC ATTN.: Bill McCorkle/Builder Services Phone No.: (503)653-7300 Standard Owner's Coverage to be determined Premium to be determined I Municipal Lien Search S50.00 i We are prepared to issue a title insurance policy in ALTA (2006) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued,and the full premium therefore paid. i Dated as of: August 5,2008 at 08:00 AM Vestee: Ccrso Teira LLC, un Ot-egon limited liability Company Subject to the exceptions,exclusions,conditions and stipulations which are part of said policy. and to exceptions as shown herein. i I i i CHICAGO TITLE INSURANCE COMPANY OF OREGON p I By; Deanne Edwards "Title Officer 10135 SE Sunnyside Road,Suite 200 Clackamas,OR 97015 phone(503)653-7300 fax(503)653-7763 I i 901171003021 rckv i 08/08 2008 14:48 IFAX 3_ t 0002/005 Order No.: 441554 DESCRIPTION See Legal Description Attached Hereto GENERAL EXCEPTIONS(Standard Coverage Policies only) 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts,rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements,or claims of easement,not shown by the public records;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 4 Any encroachment(of existing improvements located on the subject land onto adjoining land or of existing improvements located on adjoining land onto the subject land),encumbrance,violation,variation,or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the subject land. 5. Any lien,or right to a lien,for services, labor,material,equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the public records. SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 2008-2009,a lien but not yet payable. 7. Taxes for the fiscal year 2007-2008,delinquent Amount: $9,258.14,plus interest,including Special Assessment: LiD-Metzger Park(Code split) Levy Code: 023-64 Account No.: R237997 Map No.: 1 S 126DB Tax Lot No.: 01 100 (Affects Parcels I and Il) 8. Taxes for the fiscal year 2007-2008,delinquent Amount: $904.19,plus interest,including Special Assessment: LID-Metzger Park Levy Code: 023-81 (Code split) Account No.: 82000045 Map No.: 1 S 126DB Tax Lot No.: 01100 (Affects Parcels I and 11) 9. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 10. Restrictive Covenants regarding Restrictive Covenants regarding Road improvement and Maintenance improvements, including the terms and provisions thereof and including other things a waiver of right of remonstrance; Recorded: July 24, 1989 Recorder's Fee No.: 89-033394 Affects: Parcels i and II H. Restrictive Covenant for a Non-Access Reserve Strip, including the terms and provisions thereof; Recorded: July 24, 1989 Recorder's Fee No.: 89-033395 A ffects: Parcell 12. Line of Credit Trust Deed,including the terms and provisions thereof;given to secure an indebtedness with interest thereon and such future advances as may be provided therein; I 901471 1746.rd,% 08/08 2008 14:48 IFAX 8. B_: �! H 0003/005 Order No.: 441554 Dated: October 17,2006 Recorded: October 30,2006 Recorder's Fee No.: 2006-128361 Amount: $2,205,000.00 Grantor: CASA TERRA LLC,an Oregon Limited Liability Company Trustee: Chicago Title Insurance Company Beneficiary: Community Financial Corporation,an Oregon corporation Loan No.: 300 5632 2 (Affects Parcels 1, 11 and other property also) 13. Signage and Access Easement Agreement, including the terms and provisions thereof; Dated: April 9,2008 Recorded: April 9,2008 Recorder's Fee No.: 2008-031998 By and Between: Franklin Commons Associates,LLC,an Oregon limited liability company and Casa Terra, LLC,an Oregon limited liability company NOTE-: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of$1.00 per$1,000.00 or fraction thereof of stated consideration. NOTE: No search has been made or will be made for water,sewer,or storm drainage charges unless the city/service district claims them as liens(i.e.,foreclosable)and reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff.Such charges must be adjusted outside of escrow. NOTE: This report is subject to any amendments which might occur when the names of prospective purchasers are submitted to us for examination. END OF REPORT cc: Casa Terra LLC de/grs August 8.2008 i i I i i 901471 1746.rdw i i i 08/08 2008 14:48 IFAX d. v1 0005/005 -- 11titi , 500 — L�3jj \ 30V 1.95 AC %::• ' i 210 AC a v°, m CLa b + 210C 9a / 108,9 2000 s 4 }1 r� gga31}111 L gd 1�L}bc.. layee "R}t1'Ftyl 0 \� l EASEMENTS 90-20691 IC ✓^ �n 2800 \ 5 i7 4.70 AC o 10$0 .61 AC \ $ C C m Cl a: 1100 204 AC < 43.91 S 900 N \ 91 AC o 220.00 <1 $ C 6 m 0. 2900 0 2 n .52 AC zy6.50 +J Nag-01-09w i 0 69.33392 0 399.Y, \\\\\\\\\\ \ :4VAC� �C,�,, EAsE�rEw �' I 2.b6 AC, ...._ 1S1280C,.' `V 8tl00 < tSfZ6DG; .i��2EQC CHICAGO TITLE "This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon." Map No. 1S126DB 01100 CHICAGO TITLE INSURANCE COMPANY 10135 S.E.SUNNYSIDE ROAD Suite 200 ' CLACKAMAS,OREGON 97015 WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Current Planning Services 155 North First Avenue, Suite 350, Hillsboro, Oregon 97124 503-846-8761 FAX: 503-846-2908 RECEIVED PLANNING MEMORANDUM APR 10 2009 CITY OF TIGARD April 8, 2009 To: Gary Pagenstecher, Associate Planner From: Albert Boesel, Associate Planner 06 Subject: Montage Townhomes. Intended to throw in a 'highlights' list with the Final Approval package I sent but did not get it in. �— This is a list of items you're looking at in the package: Hearings Officer's Findings, Conclusion and Order. Conditions of Approval without the applicant's notes. Conditions of Approval on which the applicant has made notes in the margins as evidence. Facsimile of the townhome elevations. Current Planning would permit small modifications to these buildings, as actual work in the field may require unrealized changes. The grading permit. Applicant requested and received two Modifications to the Washington County Uniform Road Improvement Design Standards signed by the County Engineer. Email from the Fire Marshall concerning emergency access only out to Hall Boulevard. Facility Permit and Assurance Contract in order to construct the public streets within the project site. NOTE: County Engineer does not review private streets, such as alleyways. Current Planning simply requests that the applicant's engineer certify that the private street was constructed per the Washington County Community Development Code. Permit from ODOT for work in public right-of-way under their jurisdiction, SW Hall Boulevard. Permits from Clean Water Services. NOTE: A great deal of the landscaping at the south portion of the site, where the ditch/wetlands were located, will be dictated by Clean Water Services. Other landscaping, walkways, fencing and children's play area within the homeowner association's Open Spaces sites, are the applicant's responsibility. F:\Shared\LDS\USERS\ALB\wpdata\ALBLetter W PRI L8TH.doe WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Current Planning Services 155 North First Avenue, Suite 350, Hillsboro, Oregon 97124 503-846-8761 FAX: 503-846-2908 April 8, 2009 Gary Pagenstecher, Associate Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Subject: `Montage'; Washington County LUT Casefile No. 06-266-S/D(R)/AMP/HRV. Gary: I've enclosed a copy of the entire Final Approval application file in which the applicant submitted evidence that conditions of approval have been met in order that the plat could be recorded. The evidence as submitted by the applicant is the minimum required for a final approval. Current Planning receives an exact copy of the mylar plat but that copy does not contain all of the final signatures. Therefore I did not include a copy of the recorded plat. I will have the County Surveyor send you a copy for Tigard's Planning Division to have on hand. There is just not staff enough to have this scanned for a pdf. Thank you for your help with this project. Sincerely, N [- �vv� Albert Boesel Associate Planner cc: Ross VanLoo, Senior Planner F.1Shar"LD S\USERSIALBIxpdata\ALB LettertPAGEN STECH ER.doc OTTEN LANDSCAPE ARCHITECTS,INc. �1 3933 SW Kelly Ave.•Suite B • Portland,OR 97239 •Phone: (503)972-0311 Fax: (503) 972-0314• email:jonet@ottenlo.com October 12, 2012 To: Gary Pagenstecher City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Montage Rowhomes Dear Gary, Please accept for your review the enclosed revised landscape plan and new irrigation plan for the Montage Rowhomes project. You may contact me or the owner, Suresh Paranjpe, with any questions. Respectfully Submitted, Erin Holsonback Landscape Designer Gt� 42- PSr I L t <2`�0�}, 52 Ps F 3 .�as � I � 52psF +3S l (aX�� = �2 Pc•T= RECEIVED MAR 7 2012 41— Ut- _! 3So Pt,� CITY OF TIGA ,D BUILDING DIVISION P L r- fj 11 �'? }361 i y 22 1�J� icUV "� I 0q.0 90OF FfZAki ?9 F !"CLIP' (2)43'Zo 6.14. (2)31 GIRDER TRU8^S ABOVE GIRVE OPTION 01 OFT101 b (100 81-0"C.Lc n! 81-01 Ma W MASTER E MAST ASTER SMITE A0 16/2 x 11A 16/2 x 1210 MI.C.HAL (Wr�HALL) 4-8 & 1.15r. 04 ......... . ARC44 lisp. . ............................................................ O 64R —StR= 0 O I : m l cl; 1_4 . ............. .. ............................ /0 f 0 ......................................... 0 blo TUB W/o 2 SWIM .......... 06 A Jo . V4 L I n0 1-8113' mu ill LMEN o .. ......... ................. .6 _.3 V-011 3'-10" L q .......... ...... II OU QCTU 81-0*CLGL BEDROOM 1w 13/10 x W& %D p GIRDER TRUSS ASOYJ ------ 9381 ............................. ........................... ............. (2)3/7/"A 22. COVE 4 j i I I PLOOV- .i f v\Qi (('cG 6A-GUE c sa.ct� EDP xQ R 4x1 } 4*4 1' i 4x12 f I I POST I I I I I 4r�osT I I POgT I I r _ � I I O TO # O al I i 1 I I 1 1 1 1 1 1 I I I I E ! I I I { 4 I 8T j x 0 S P T 51/E i I I I I I I 10 I s R I I 1 I 1 � j ,&Xk 1 12 1 I T ` � I ° CTU fviI I S I I m 5�R RqC I 933.1 � + ((25c(-� = 6 Z$" PAF 22 EXPRE5: _ I j ■ pry 1319 /(2 FDO I I 56Co1Jp �Loc�('L . ( 5Z ?SF) 130 (AA's 0A.) 3s2 Z C L)-ros u o�s c10(sts. 13 � LME OF YE — —LINE OF WALL A50VE j X10 DR � 4 4x8 R i I 21 I I I I i l l l l I I I I I I LJ I ?+ i g I II® I I I I 4x8 IBM. I ILI 0 TAIR (� I I I I I I I I al TAI L I I I I I I I t 10 xb T a i I 1 bi::JTIbNI«I I ,�' •I I (� _ X52)<<�2/Z�({�� -F- i n (72 485' Z3 in j { r Al f I I i , I I I I I III I I I III° I� I CTU ' ��a PROFpp 131. DOST �T I I a 9381 1 I I — ' I I I OREGON .1a I I 22. c 04 14 LME OF DECK A80VE 4x4 4x4 POST I P08T • , , t i 1 11I 600 _ _ M ID IJ I AIL t ! ! r No(ZTH i i ( I ` i � I i E r fCTU1�9 PROSE 2: LOA4 F014T = (too -t- 4o(q Croo QRECION i ® (,� (west 560 P ( T4 3 so p - i I ■ LOAD BRCS. PMSSu kAE A�J A LY s1 s : i o�� foo Pc�� CA"-r. 450 i PAF ($`� WMA 30oa Pc.F -6 o + (4-5-o (106-35i�)(K) LOAb l000 Pt,� 25'60 + (Doo X CA-PAkC ITL( = (15-ooy'Z) X, 3 'PSS QCTUF�� Max_ soil bewt;t9 Pres � se L.,: ....'�., 933.1 Ik��n (3000 -[Oool = 6 `��'<r22.�\q --- u piAC�oNAL GOV�� u SL 3g �u-r- of* �� EXPIRES: i r - - Gogo _ - _ M o#JTA-.q S .__ 3�8 {?- �►S -[ NoRT H c� Fo07(J4 / SPECIAL "TR+awl4�2`��. poo-Tit-1 q 32 x 3 MI LAR, To DETA( L p�eR. p X x � IL iNdT NovvL-l--Ric. ifouSE i IL "A"I CTU 4 Qi g t omo ?01►-IT =. (100 + 40(l - 5!t q cr 0 o f C.r= (tic(c1000s WilkAW W (wmt w itm) - 560 ?Gr— { T4 3 So p %2��PI.�WdoO i 14 I Sl8 + x 12 M A. BocTS zr 2 4 ToQ of WALA, :Z 7lour N � z (lJsuL4T(04 �) #4 cGoN . .5" i.e.8 -1: it 2 It V 4 qg ORS ox wt Y 2 �e r�M v n � I / Po s�r M (0 SRI / I N / X81 31 Montage Exterior Colors �LL / gvty 10/�►/G Body Paint : Miller #0561 0260 Accent Paint: Miller#0334 0260 0258 0334 Trim Paint: Miller #0563 Window : mite 'vinyl Cultured stone limestone gray ADDITIONAL DOCUMENTS i Gary Pagenstecher From: Gary Pagenstecher Sent: Wednesday, October 24, 2012 10:30 AM To: 'bayard mentrum' Cc: sureshpar@gmail.com Subject: RE: Montage buildings Bayard, The proposed changes to the elevations of all the Montage buildings, including elimination of the 2nd/3`d story belly band and the transom divider above the sliding glass doors are acceptable.The addition of grids in the upper window panes throughout,vertical trim between the center units, and the tri-color paint treatment to differentiate individual units will maintain architectural complexity as directed in the land use decision. As Saresh has stated, the proposed changes are in response to feedback from prospective buyers and may improve marketability. This email request and response and the elevation drawing noting the changes will be kept on file with the land use decision. Thank you, Gary Gary Pagenstecher,AICP Associate Planner Community Development City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Phone: 503-718-2434 Fax: 503-718-2748 Email: garyp@tigard-or.gov From: bayard mentrum [mailto:bayardsplaceCabhotmail.com] Sent: Wednesday, October 24, 2012 9:27 AM To: Gary Pagenstecher Cc: sureshpar@gmail.com Subject: Montage buildings Hi Gary: The client wants to revise the exterior trim in order for the unit buyer to be able to pick from 1 of 3 colors to distinguish between the other units. This would pertain to all the remaining Montage buildings including #6. We would be eliminating the third floor belly band and adding a vertical trim as shown Please let me know if this is approved ASAP because the owner wants to finalize a price for the siding. Bayard i r , - - � o w■ =s MEMO MEMO OWN = MEMO MEMO MEMO w■■■ =- ■■■■ `== w■MEMO .`.� MEMO■■ �I, � ww+�r ��: www w. -.. In■—=. ,... - ■ww■ ._�: ■i.w■ �w .� �� r • � 11 11= ,. ■. : r,.i= t:-- .• _�_-_ �..■w�:w.��:w�:_�_��r::■�w�:w��=aa•-_�w�ww:��wu�w��iw��-wr'rw:w>t: � u --�_� ►��' :Lwwiww�ww _-_-`!_-=-i��ww�wwii-Vl��..��__ _�r'� i-___`_-^�'� �� -11-leg 00 now Imo. - C ■■■■ m ■■MEMO as MEMO C N■■■ O =7m= 111■■■ MEMO■w MEMO i■ =l MEMO MEMO = = MEMO MEMO = -= MEMO MEMO `�.� MEMO MEMO imem AliIllillllllllllllllllllllll'IIIIIII!('♦Ililllllllllllllllllllllllllll'llllllll jlllllllll�ll111lIIIIIIIIIIIIIIIIIIIII{II jIIIIIIlIlliill!IIlIIIIIIIIIIIl��IIIIII'�Illllli�;'IIIIlIIIIIIIIIIIIIIIIIIIIIIIIIIFlIIIIIIII'IIIIlIIIIIIIIIIIIIIIUIIIiIII� \� ww ■i' .r i r w■� pool Ir ww �. ■w �■ loll �'_�i r..� �I��=i■r 1 I�� I� r■r Y �'� :rw '. I`��•/1 �� . 1=' �� r�� F L'. y ! y, 7 .++ -� 621 SW Morrison,Suite 800 Norris Stevens4 503/Port1223 30171 TEL 5 I t(; 503/228-2136 FAX Inc. www.norris-stevens.com Commercial Real Estate Sales, Leasing, and Property Management March 12, 2015 Suresh C. Paranjpe, Ph.D. Engineering 11150 SW Riverwood Road Portland, OR 97219 Re:The Commons Fence installation Mr. Parar•,;pe, Per our telephone conversation February 11, 2015, 1 wanted to confirm that The Commons intends to install a fence along the East property line. We would appreciate you informing the homeowners association of our intent and to advise them that the installation of the fence will prevent use of the stairway. A tour of our property line has revealed that one, or more, of the homeowners have poured gravel and created a parking lot extending onto The Commons property. Please remove the gravel and notify the homeowners that parking is not allowed on The Commons property. Please feel free to contact me with any questions or cGncerns. Sincerely, c. r% Georgia Boukhari Commercial Property Manager (503) 225-8480 �yy.. ACCRFOIiEO TC 1 ytMANAGEMMT , W D 12 I.<)W!,21 �+O PGANIZATION . •.�... .• .. .. 1 General Information Property Owner/Applicant: Franklin Commons Associates, LLC 7820 SW Willowmere Drive Portland, OR 97225 contact: Brad Simmons tel: (503) 977-0885 Representative/Engineer: Alpha Community Development 9200 SW Nimbus Portland, OR 97008 contact: Bruce Hoyt tel: (503) 452-8003 e-mail: bruce.hoyt@alphacommunity.com Site Location: 9370 SW Greenburg Road south side of Hall, east side of Greenburg Legal: 1 S1 26DB, lot 2800, 2900 Site Size: +/- 5.2 acres Land Use Designation: MUE - 1 Community Plan: Metzger-Progress, Metzger School Sub-area Area of Special Concern#16 Request This minor modification proposes improvements to the SE corner of the existing parking lot. An unused "mobile MRI" parking space will be removed, a dumpster will be relocated, and the parking lot will be "re-configured" to add parking spaces and a set of stairs to facilitate pedestrian access with the adjacent parcel. 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 18.360.050(B) of the Tigard Development Code. 1. An Increase in dwelling unit density or lot coverage for residential development. 2 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. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. 5. An increase in the height of the buildings) by more than 20%. 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 can be expected to exceed 100 vehicles per day. 8. An increase in the floor area proposed for a non-residential use by more than 10% excluding expansions under 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 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 minimum established by this code or by more than 10% where specified in the site plan. 11. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria 1 through 10 above. Response: The proposed modifications to the existing parking lot can be reviewed and approved as a minor modification as defined by the Tigard Development Code (TDC). The proposed modification does not invoke any of the 11 identified criteria listed above. The initial project was approved and constructed when the property was under the jurisdiction of Washington County. At the time of the land use approval and construction of Franklin Commons, all of the applicable development standards were met. B. Minor modifications. Minor modifications of an approved plan or existing developments, as defined in Section 18.360.060, shall be processed as a Type 1 procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.360.060. 98.360.060 Minor Modification(s) to Approved Plans or Existing Development A. Minor modification defined. Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. B. Process. An applicant may request approval of a minor modification in accordance with Section 18.360.030B and as follows: 1. Providing the Director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification Response: The proposed modifications to the existing parking lot are a minor modification as defined by the Tigard Development Code (TDC). The initial project was approved and constructed when the property was under the jurisdiction of Washington County. At the time of the land use approval and construction of Franklin Commons, all of the applicable development standards were met. ' 3 The modification to the SE corner of the parking lot consists of the removal of an unused "parking stall' for a mobile MRI unit, the relocation of a dumpster enclosure, and the addition of parking stalls and a landscape island, and a set of stairs to provide pedestrian connectivity to the adjacent parcel. The resulting configuration of the parking lot improves the overall function of the site, removes an unused "parking stall" for the portable MRI unit that actually crossed over onto the adjoining lot and adds additional passenger parking stalls. It also provides a set of stairs to facilitate connections for pedestrians between this site and the adjoining property. C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the Director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title, and 2. The modification is not a major modification. Response: The proposed development complies with all of the applicable regulations in the TDC for this site. The parking lot modification will increase the number of parking stalls and promote pedestrian connectivity between this property and the adjacent property. The removal of the unused MRI Parking stall will remove a "cross-over" easement that is no longer valid. CHECK VALVE W/BALL DRIP VALVE PER NFPA 13 FLANGE COUPLING 6" MIN ADAPTER TYP. 12" MIN. s METER SIDE CUSTOMER SIDE CONCRETE STRADDLE BLOC uu SEE WTR-5.1 `I ]24" MIN'. F.D.C. PER NFPA 13. LOCATION APPROVED BY SPOOL FLG x PE FIRE DEPARTMENT. WITH UNIFLANGE ADAPTER ALL EXTERIOR SURFACES W/ CRYSTAL SEAL COATING UTILITY VAULT INFORMATION (H-20 RATED) DCVA VAULT .MODEL NO. VAULT MODEL NO. DOOR SIZE W/F.D.C. W/O F.D.0 MODEL NO. MANUFACTURED SUMP TO BE LOCATED IN VAULT CORNER 3" N/A 577LA—HILLSBORO 2-332P SHOWN. THIS LOCATION MAY REQUIRE SPECIAL ORDER FROM 4" 676WA—HILLSBORO 577LA—HILLSBORO 2-332P UTILITY VAULT. CONTRACTOR IS - TO SCHEDULE ACCORDINGLY. 6" 687-2WA—HILLSBORO 676WA—HILLSBORO 2-332P 8" 5106-1 WA—HILLSBORO 687-2WA—HILLSBORO 2-332P 10" 612-3LA—HILLSBORO 5106-1 WA—HILLSBORO 2-332P OR APPROVED EQUAL q (DCDA) DOUBLE CHECK SCALE: NONE REVISED ® HILLSBORO DETECTOR ASSEMBLY (PLAN VIEW) DATE: July 2006 WTR-23. Gary Pagenstecher From: Lee Sage <leesage43@gmail.com> Sent: Monday, February 01, 2016 7:50 PM To: Vance Walker;Gary Pagenstecher Cc: Mike McCarthy; Mike White; Brownstone at the Squa. Subject: Re: 92nd issues Vance, Thanks for the response.We look forward to being on the street sweeping list and really hope that something can be worked out to get the light added. Gary - Is it possible to get a copy of the signed off landscape plan? We would like to add it to the HOA document file. Kind Regards Lee Sage On Feb 1, 2016, at 11:11 AM, Vance Walker<vancektigard-or.gov>wrote: Hi Lee Thanks for your inquiry on the issues you mentioned in your e-mail. Please see our responses below: Please feel free to contact me with any other questions or concerns. Thanks, Vance Walker From: Lee Sage [ma iIto:leesage43@gmail.com] Sent: Wednesday, January 27, 2016 9:13 PM To: Mike McCarthy Subject: Street Sweeping &Lighting Mike, I am not sure if you are the right person to contact so if you are not the correct person can you point me to the correct person. We live in a new town home complex called Brownstone at the Square. <faRjnrwAbor4aF We are located on the north end of 92nd ave just by Hall. Our address is 9417 Sw 92nd ave Tigard,Or. i r In June 2015 the Home owners took control of the HOA. The Developer was a very shady guy and did not handle the turnover properly. We have a few things that you we would like to find out from the city. • Do we get street sweeping service? Yes. Our sweeper may have missed your street so will make sure they get to it monthly. • Is there a chance to get a street light added to the end of 92nd. There is a lot of foot traffic that comes thru our property from the neighboring homes. I guess we are a short cut from Hall Blvd. I will work with PGE to see if a light can be added. Did the city do a final approval of the landscaping prior to approving for occupancy per the landscape plans that were submitted? From Gary Pagenstecher: "In response to item 3, 1 did a final planning inspection which found problems with the landscaping.These were satisfactorily corrected prior to CO." Gary • If you drive down 92nd just before entering the Brownstone complex you will notice a few houses that store trash and rubbish in their driveways. Is there a code to prevent this? Because the area mentioned is not within Ti`,ard city limits you may need to contact Washington County on this issue. Any help or guidance would be appreciated. Kind Regards Lee & Joanne DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 2 CONSTRUCTION NOTES D. SANITARY SEWERS: A. GENERAL: 1. ALL PUBLIC SANITARY SEWER CONSTRUCTION AND ALL MATERIALS ' S 1, ALL PUBUC STREETS SHALL BE.CONSTRUCTED AS PER THE APPLICABLE. SHALL CONFORM WITH THE APPLICABLE SECTIONS OF THE SPECIFICA- ': SECTIONS OF THE WASHINGTON COUNTY UNIFORM ROAD,IMPROVEMENT DESIGN TIONS OF THE CLEAN WATER SERMCES OF WASHINGTON COUNTY, :.STANDARDS AND ALL APPLICABLE SECTIONS.OF THE"STANDARD" OREGON.OESIGN AND CONSTRUCTION STANDARDS-..MARCH 2004• ALL ' SPECIFICATIONS FOR PUBLIC WORKS'CONSTRUCTION"OF THE,OREGON , BACKFILL IN RIGHT-OF-WAY SMALL COMPLY VATH WASHINGTON COUNTY pha CHAPTER OF.THE AMERICAN PUBUC_WORKS ASSOCIATION.1990 EDITION.. DEPARTMENT OF PUBLIC WORKS STANDARDS. - 2. THE CONTRACTOR SHALL-00 ALL:THE WORK SHOWN ON THE ORAWINGS 2. MAIN UNE PIPE SMALL BE 8"PVC AND SERVICE LATERALS SMALL BE 4'PVC ^n :. AND ALL INCIDENTAL.WORK-CONSIDERED NECESSARY TO COMPLETE THE - CONFORMING TO ASTM 0-3034. COM•-•`�N TY ;.` PROJECT IN AN ACCEPTABLE MANNER. 3,.. SERVICE LATERALS EX7EN0 A.MINMUM OF 10 FEET FROM THE MAIN AND TEN FEET INTO.THE LOT. THE ENO OF EACH LATERAL SHALL BE MARKED - DEVELOPMENT-,�� O ��- - 3.."ME CONTRACTOR'AND/OR SUB-CONTRACTOR SHALL HAVE A MINIMUM OF, ONE(1)SET OF APPROVED CONSTRUCTION PLANS ON THE JOB 517E WITH.A 2"x4"PAINTED GREEN,_EXTENDING-FROM THE INVERT TO A MINIMUM OF iW0 - - AT ALL TIMES DURING THE CONSTRUCTION PHASES. FEET ABOVE THE GROUND.SURFACE,WITH THE DEPTH FROM THE TOP OF THE 2'x4" - TO THE INVERT WRITTEN THEREON. 4. ALL MATERIAL"SUPPUER(S)SHALL SUBMIT TO THE ENGINEERPROOF 4. SERVICE LATERALS SHALL BE CONSTRUCTED ATA MINIMUM GRADE OF 22 WITH _ OF MATERIAL(S)TESTED IN ACCORDANCE'WITH,THE A80VE A MAXIMUM GRADE-OF 1007(45'). 9000 SW Oak.Suite 23O iSPECIFICATIONS AND'SHALL CERTIFY THAT ALL'MATERIAL DELIVERED ' TO THE JOB SITE MEET OR EXCEED WASHINGTON COUNTY SPEOFICA- 5. ALL MAIN SEWERS SHALL 8E BALLED,FLUSHED,THOROUGHLY CLEANED,MANDRELLED, Portland,OR 97223 TIONS PRIOR TO DELIVERY OF MATERIAL TO THE SITE. ANY AND AIR-TESTED AFTER THE BACKFILL IS PLACED AND COMPACTED. A V.H.S. T.V. -. [TJ 503-A52-BOOS[FJ 503.452.8043 'MATERIAL NOT CERTIFIED'BY"THE SUPPLIER'SHALL SE-REMOVED FROM WOEO TAPE AND REPORT AND AIR-.TEST RESULTS SMALL BE PROVIDED TO THE JOB S17E-AT NO ADDITIONAL COST TO THE OWNER. USA. MANHOLES SHALL BE HYDRO-STATIC OR VACUUM TESTED. S.' IT IS STRONGLY SUGGESTED,THAT APRE CONSTRUCTION MEETING BE - 6. TRENCH BACKfILL'IN STREET AREAS SHALL BE KITH.3/4"-0"ROCK. WWW.dIphdCORlfT1UflIty.CORt _ :HELD PRIOR TO COMMENCING WORK.WITH YOUR CWS INSPECTOR. COMPACTED 70 952 T-99. _ INSPECTION HOT LINE If 503-844-8444. (CWS LINE LOCATION-.503-681-7044) NOTE: CONTRACTOR SHALL NOTIFY CLEAN WATER SERVICES INSPECTION,SEC710N(503-681-4444)48 HOURS PRIOR TO START �/� OF-CONSTRUCTION, A PRE CONSTRUCTION MEETING INCLUDNG REVISIQNs • - CWS INSPECTOR,:DESIGN ENGINEER @ CONTRACTOR SHOULD 8.' STREETS AND STRUCTURAL FILLS: BE ARRANGED PRIOR TO CONSTRUCTION. NO. DATE DESCRIPTION 1. ALL TREES,BRUSH AND DEBRIS WITHIN UNITS OF THE RIGHT-OF- 'WAY AND ON THELOTSTO BE FILLED SHALL BE REMOVED AND DIS- POSED OF BY-7HE CONTRACTOR. - 2. ALL,AREAS*OF CONSTRUCTION SHALL BE STRIPPED. STRIPPING - SHALL'CONSIST OF REMOVING-THE TOPSOIL HUMUS:.STRIPPING E. WATER UNES 'MATERIALS SHALL BE DISPOSED OF ON THE SITE.IN AREAS DESIG= 1, ALL PUBLIC WATER LINE CONSTRUCTION AND ALL MATERIALS'SHALL _ NA7ED BY THE ENGINEER.. ,MEET THE REQUIREMENTS OF THE TUALA71N VALLEY WATER DISTRICT. ' 3. EMBANKMENTS OR STRUCTURAL FILLS FOR ROADWAY'CONSTRUCTION OR 2, ALL PU8U0 MAINLINE PIPE SMALL BE'DUC71LE IRON,CLASS 52, .F.ILLS.TO BE CONSTRUCTED ON.BUILDABLE AREAS SHAL BE.CON- VAIN"TYTON JOINTS. ' STRUCTED FROM,EXCAVATED MATERIAL ACCEPTABLE TO THE SOILS EN- GINEER AND.SHALL BE BROUGHT TO GRADE IN LIFTS NOT TO EXCEED 3. .HYDRANTS SHALL CONFORM TO AWWA C-502 AND SHALL BE APPROVED - _ - 8"LOOSE MEASURE. EACH LIFT SMALL BE COMPACTED TO 95 PER- BY THE WATER DISTRICT. :CENT(OR A'PERCENTAGE APPROVED-BY THE.SOILS ENGINEER)OF 4. ALL PIPE SHALL HAVE 38".MINIMUM COVER MEASURED FROM FINISH MAXIMUM-DENSTY AS OBTAINED BY AASHTO T-98 COMPACTION TEST.. GRADE. ALL-TEES.BENDS ELBOWS AND CHANGES IN DIRECTION OF FILLS SHALL NOT BE CONSTRUCTED ON NATURAL SLOPES STEEPER. - 1t 1/4 OR GREATER SHALL'BE SECURELY BLOCKED USING 3,000 PS ' CONCRETE POURED AGAINST UNDISTURBED GROUND AS SHOWN ON THE THAN TWO HORIZONTAL TO ONE VERTICAL.- CONSTRUCTION OF.STRUC= ;. TURAL FILL,WHERE THE.EXISTING SLOPES ARE STEEPER THAN FIVE 'DETAIL SHEET. TO ONE AND THE DEPTH-OFFILL IS GREATER THAN.FIVE FEET, 5.- ALL BACKFILL IN PUBLIC RIGHT-OF-WAY SHALL BE APPROVED �S� IN � SHALL BE ACHIEVED-BY BENCHING INTO SOUND BEDROCK OR OTHER, GRANULAR MATERIAL,AS SHOWN ON DETAIL DRAWING NO.10. 89 1 COMPETENT.MATERIAL AS DETERMINED BY THE SOILS ENGINEER. THE _ BENCH UNDER,THE TOE OF A'FILL SHALL BE AT LEAST 10 FEET 6. UPON COMPLETION OF INSTALLATION OF THE WATER SYSTEM.ALL OREWIDE.- THE MAXIMUM DEPTH OF EACH BENCH SHALL BE 5 FEET. ALL - LINES SHALL BE FLUSHED AND DISINFECTED IN CONFORMANCE WITH - - FILL SLOPES SHALL:NOT EXCEED TWO HORIZONTAL TO ONE VERTICALHEALTH DIVISION GUIDELINES. r3D. NO-ROCK OR SIMILAR IRREDUCIBLE MATERIAL WITH,A MAXIMUM - i DIMENSION.GREATER THAN 12 INCHES,SHALL BE BURIED OR PLACED 7. WATER LINE CONSTRUCTION SHALL COMPLY WITH REGULATIONS OF.THE _ RT'M- PPV OREGON STATE BOARD OF HEALTH AND THE DEPARTMENT OF ENVIRON- VAUDTHROUGH 12-31-10 - IF,SPRINGS OR GROUND WATER IS ENCOUNTERED DURING CONSTRUC- MENTAL QUALITY REGARDING THE LOCATION AND SEPARATION OF WATER ONES AND SANITARY SEWER LINES. TION.THE CONTRACTOR SHALL AOMSE THE SOILS AND CAVIL EN- GINEER OF THE CONDITIONS FOUND.AND COORDINATE HIS ACTIVITIES . IN A-MANNER THAT"LLALLOWTHE ENGINEERS TIME To REVIEW THE _ SITUATION AND PREPARE'A PLAN TO PROPERLY DISPOSE OF THE - MONTAGE 4' THE DEPIHIAL NREOUIRED�O PROVIDE ATHE FlRMROADWAY FOUE REMOVED TO NDATION SMALL AN SHALL BE REPLACED WITH 1 1/2" 0"CRUSHED ROCK. THE ENTIRE SUBGRADE SHALL BE-THOROUGHLY'COMPACTED TO 982 AAS 4TO T-99 AND SHALL.BE - I - - O V V N H O M E J 957 OF T-180 FOR BASE ROCK. S' CONTRACTOR SHALL NOTIFY THE ENGINEER WHEN SUBGRADE JS COMPLETE AND 24 HOURS PRIOR TO PLACEMENT OF ROCK BASE .. MATERIAL AND 24 HOURS PRIOR TO FINAL PAVING FOR AN INSPECTION OF THE.WORK.-FAILURE'TO DO SO WILL MAKE ANY SUBGRADE FAILURE , OR DRAINAGE PR08LEMS.THE RESPONS81LITY OF THE CONTRACTOR. C: .STORM SEWERS;, 1:- ALL PUBLIC STORM SEWER CONSTRUCTION AND ALL MATERIALS SHALL CONFORM WITH SECTIONS OF THE CLEAN WATER SERVICES DESIGN AND CONSTRUCTION STANDARDS=MARCH 2004, 2. PUBLIC STORM SEWERS PIPE�SHALL eE THE SIZE AND MATERIALS SHOWN ON THE PLANS. - - 3; INSTALLATION OF THE STORM SEWER SYSTEM SHALL BE IN ACCORDANCE /► WITH STANDARD PRACTICES. ALL TRENCH BACKFILL IN PUBLIC .CONSTRUCTION:.`; RIGHT-OF-WAY SHALL BE 3/4--0 COMPACTED CRUSHED ROCK,(CLASS"8"). - - 4: ALL SERVICE LATERALS TO BE CONSTRUCTED AT A MINIMUM SLOPE OF NOTES AND 1/4"PER LINEAR FOOTUNLESSOTHERWISE SHOWN ON THE PLANS LATERALS SHALL BE 4"DIAMETER. - DETAILS _.. Bi ALL.SANITARY.k STORM SEWER LINES MUST BE THOROUGHLY CLEANED PRIOR -TO MANOREWNG OF PVC PIPE AND TELEMSNG THE SYSTEM FOR ACCEPTANCE.' - - 6 COMPACTION SHALL BE 95%T-99 FOR TRENCH BACKFILLANSTREET AND PARKING AREA.-CONTRACTOR TO DETERMINE TYPE OF EQUIPMENT AND METHOD USED TO ACHIEVE REWIRED COMPACTION. - alpha COMMUNITY.DEVELOPMENT - .POLLUTION CONTROL ' PROJECT NO.: 32"34 I. ALL PORTABLE RESTROCMS SHALL HAVE SPILL PROTECTION , ' TYPE: CONSTRUCTION: - DATE: THE PERMITTEE IS REQUIRED TO MEET ALL THE.CONDITIONS-OF THE 1200C PERMIT. THIS SSCP AND AS-BUILT. GENERAL CONDITIONS HAVE BEEN DEVELOPED TO FACILITATE COMPLIANCE WITH THE 1200C PERMIT - REQUIREMENTS. IN CASES OF DISCREPANCIES OR OMISSIONS, THE 1200C PERMIT REQUIREMENTS DAIS© - -' - SUPERCEDE REQUIREMENTS OF THIS PLAN. - WASHINGTON COUNTY CASEFILE 06-266 PRIVATE UTILITY WORK PER NUPC. - N:\proI\32"34\dwe\ClVd\SHEETS\328-034-NOTES.ewe-SHEET:LOyou11-22x34 Nov20,2007-1:52pmgmt __ \ I �LEGEND \ EX 2-FT CONTOUR —280-- EX 10-FT CONTOUR 4 .. . I 1 - 0 \+yS ��' \\ I 1 1 ♦ DRAINAGE DIRECTION=232 - _ - INS( W)12" 233.1 \ \ \� - w(WD16"=22 0 I ---XSS-- EX SANITARY SEWER r - a,�:p-hal, +sS \ \ (1 —XSO— EX STORM DRAIN 'I IN(S^TJ1 \- OUT SE)18"=226.8 I 4 'I OUT(E). `2`.8 1' s' \' 1 IM= _ I ;E —W` EX WATER LINE . `\\. y� IN(NW)t8'=226.7 I —pvA Ex BURIED POWER. - GRATE=235.80 \ \ \� OUT(E)18 226.0" I —OH— EX OVERHEAD POWER COMMUNITY OUT(NE)12"=234.4t�r\\\ �O \+ i -.-.-�---- EX FENCE DEVELOPMENT ' EX SANITARY MANHOLElip - I EX SANITARY CLEANOUT , Imo ) I EX STORM MANHOLE 9600 SW Oak,Suite 230 �\W \41�. �\ T( )-220.8 i e :7 EX CATCH BASIN T Portland,OR 97223 <? J\\ 45 EX STORM CLEANOUT ASPHALT, 503.452.8003 503,4528043.. 1 I \ '•�\\ �'h'i 'W� \ I J,� EX FIRE HYDRANT m � , Ex WATER METER a www.alphacoMM0dty.COm EX WATER VALVE EX GATE VALVE ) ., I. \ EX TELEPHONE RISER - \\ \ \ I QJ EX CABLE RISER i REVISIONS EX LIGHT POLE NO. DATE- DESCRIPTION . _. .® c3 ® 7 / J / \•\a�`\\ \\ \ \I 1. ®�a EX TREES TO REMAIN EX TREES TO 8E REMOVED TO 3'...S' HIGH v 111' ::: BE REA;vVcU I `' - /.. .. j ASPHALTI Oz U � � EXISTING BUILDING \ z TAX LOT I 89 I 1000 VALID THROUGH 12-31-10 - 1 i TAX LOT .. - EXTRUDE 2800 CONCRETE CURB > MONTAGE4. - `�2i J/ �" // TOWNHOMES_, . UII S 88_59'48' E-`- 0 /� � TAX LOT � R = 2 I 4 I wl I 90� ,N(S.. 9 I / // l % OUT(W)=232.24 . GRATE=236,02 ASPHALT EXISTING a EX73 . / r CONDITIONS .. . _. .. BLD / J TAX LOT 2900 GRATE=235.96 �i Je\' GRATE=235.97 . Q GRATE=23603 Q Q Q I ~~ ASPHALT �RM-2362,8WETLANDS //BOUNDARY r ® \ /�h / 'Z BOUND RY 235 '� ?.16:00. -\ _ _ -r' � - - � ti3o : tialpha ' _ X�c_� - =\'- — — IE=227.0 IE=225:6 Y_ COMMUNITY DEVELOPMENT 296.87' BLDG 89-01 9 W c= ---- i TO REMAIN , PROJECT NO.: 528-034,`, ' I i:RA1�.=??Z74 Z. m -_R1ti�---.Z's$. -- ._ ._ NP TYPE: CONSTRUCTION.. I IN(NI)10">226.3 111 i, ) _?26.1 Q '- I - DATE: _ �:!T(L 10 .... SCALE TAX LOT 0 30 0 15 30 80 - -_ TAX LOT ; 800 - .N <X it I IE=226. AS—BUILT a. DAM 62rt'1(0� 1 IN=30 FT - 3 � N 3 I m WASHINGTON COUNTY'CASEFILE 067266 j - ( N:\proj\328-034\dwg\Civil\SHEETS\328-034-EXISTING.dwg-SHEET:22x34 Nov20.2007-1:51pmgmt. ti --- '! LEGEND PROPOSED RIGHT-OF-WAY _ EXISTING RIGHT-OF-WAY a lv%ha. 99 F '2 II I ` •.� .J, e� PROPOSED CURB AND GUTTER PROPOSED CENTERLINE COMM'UN'ITY � � - EXISTING CENTERLINE TRACT h PROPOSED PUBLIC UTILITY DEVELOPMENT .I _'•-'• - - Nra�ftw.SmEET, \ -------EASEMENT �-�',; 1Yrt°i¢o er�o- --- ------PROPOSED BUILDING SETBACK 4 7 EX wR.4.w. -PROPOSED PROPERTY UNE 9600 SW Oak,Suite 230 96' R.O.W. �- -EXISTING PROPERTY UNE Portland,OR 97223 . ---,•- I' 1 .23 ��. ----PROPOSED 4 5 BOUNDARY LINE m$03.452.800.3 IFJ 503.4.152.8043 6 U 2qJ i.n.sr. .. .. I _ \ \ I I - -EXISTING BOUNDARY NE - 1 \... PROP, 120' 6' ; ot www.alphacommunity.com . I I I \ \\ 1 TRAVEL S/W 1 PROPOSED A:C. PAVING 140' EX. 115' I � PROPOSED SIDEWALK TRAVEL S. MAX PRO MATERIAL FOR REVISIONS - x 2.0% APPROVED ATER a I a i r, --- Ls z.oz- -1 t.5_2.oR" 9 -f'y �, •T I ___ __ -_ EMERGENCY ACCESS NO. DATE DESCRIPTION ' i �H -:,^�. �'' 7•y,. I j•u-.'1S \\ .. � ..•uac�x .. •,� �,,. S:I MAX I � ..<_..-....... Js,✓ _fi i a f` .r, - ,:,!k,�t} ••.� R� ..R/W . SW HALL BLVD 60' Yas �, Pr ; , o r.!•i I 22.0' TAX;LO7. I I r i �.�++ ' 5 '` rrC' NOT TO SCALE 2800 l } ' j r -s T•ti t r , I titi^� "CONTRACTOR TO FIELD VERIFY EX. CROSS SLOPE ; VARIES CA VARIES G yc; I "TO BE CONSTRUCTED UNDER COOT PERMIT , I t5.5' I j I I •` 1 CA+ ,. qsS I IMPROVEMENT I . T .. 8 cWaikY. I u I •"°". .an u. 9 1 11 12 r I .TAX LOT I! 1000 I R/W 37.93' R/W 2'1 VA=IES VARIES _- rr 12.0' 12.0' I I 1. WCU 4� S.W.92ND AVENUE y ..0 0.5' ; ANT 16.0' NOT TO SCALE 1• r�T I I S.C' PLANTER NTURE 1 `2:7 STPoP. I. 2:\ � STA: 1+00-5+02.60 N yam, y + t1Y WPROKMENn I 2_096 },5% 2.5R I I 13 ' 14 A r I CURB AND VALID THROUGH 12-31-10 I SIDEWALK GUTTER ? R/W am v. 1T. 18 I' R/w ,aai sr. un v. xoa v. 7".tk+ I 28.0' -- - SECTION A A: MONTAGE WAY r - NOT TO SCALE 8.0' 14.0' CA 14.0' MONTAGE a5� a 28 29. TAX LOT PI- U.E. I r at r~1 +r,,K { 900 I I .0 Q. } %T 2T 30 . I s' os' r v. . . I 4.0' 4.0' �� . TOWNHOMES >n % `t 5.0' PLANTER PLANTE 5.0' 6 . STRIP STRIP 2\ 2.0712.5% z_5X. z.o% r SIDEWALK CURB AND t 19 20 �:r`A .• rfrrn, a' S. 25 I I•, ,.a2 R/1" 39.0' R/W GUTTER 24 S.W.92ND AVENUE 33 s.o' 12.0' c/L B.o' s.o' AND czz, Q1 1a. t~P u E P u E�l S.W.CHESTNUT ST. 1 I I I' NOT TO SCALE -I STA: 5+02.60-6+47.38 i k; 6 •� .............,. ._..__, PLANTER PLANTER .0' ' R/W R/W I I 4.0 SITE s.o STRIP IPPLAN •'9 *' . , .6+00 FUTURE 7+00 `' 2.09 TRIP STR 2.09. 21 60 LA 2'•T 2.sx 2s� 2,1 z o r z : VARIES CA VARIES 1 CURB AND /S_10F_WA1 K ; S W,CHEST NUT$ GUTTER i 5.5' I - .I TRACTE IMPROVEMENT - _ ._.... STORM SEWERQV yr�yr I _ SECTION B-B: MONTAGE WAY 1 - a STORM SURFACE WATER; I- C^y TRACFG NOT TO SCALE EASEMENT' ORAiNd.,` ANDC 1 _ '•°"s`' VARIES VARIES Z.t .70 CWS DETANTION •r N T STORM EWER.SURFACE WATEJ =_- _____ DRAINA E AND DETANTION TO WS I 2:I -.' .. I - - --' --- - - - ^•.� sn - ------- Z 83-6.3 1 SAWCUT - L J I/2"ASPHALT carcR£Te MI"' S.W.BORDERS STREET C�;I/�1�/I 1 CL . J"ASPHALT CONCRETE MIN.. I 1 2'ITP C` ■- - 8" CLASS III, 1/2"DENSE 3"iYP£:"C" 2"TYPE'C" NOT TO SCALE 8" CL SSTHREE LIFTS SEE SHEET 8" COMMUNITY DEVELOPMENT ]0"BASE ROCK 10`TOTAL BASE ROCK .. 2"-(314--0)LEVELING COURSE i 6".BASE ROCK . (/ ) ODIFED PCOURSE B"BASE ROCK .� .® 2• (3/4.0)LEVELING (3/4"-0) AGGREGATE BASE 959:OF ®' -•'.•',; ®- 8"(2°-0) AGGRECA TE BASO 959 OF M 1 OCTOR ASTM 01557 PROJECT NO.: 328A34 MODIFIED PROCTOR ASTM D1557 .q 959 OF MODIRED PROCTOR ASTM 01557 •6 . 9 OF 957.OF --- _ � ATE. - - COMPACTED SUBGRADE SOILS COMPACTED SUBGRADE SOILS t;OMPACTED.SUBGRADE SOILS APPROVED NADVE OR 95 APPROVED NATIVE OR .-. -.--..__ - .. SCALE TYPE; CONSTRUCTION. APPROVED NATIVE OR 957. .STANDARD PROCTOR STANDARD PROCTOR 30 0 15 30 60 D \�� /� OF MODIFIED PROCTOR AS-BUILT Pri,rmV°-`rP./�-�S SW 92ND AVE AND SW HALL'BLVD MONTAGE WAY&SW.92ND AVE SW BORDERS STREET WIDENING �D,T. t IN=30 FT i TYPICAL.A.C..PAVEMENT STRUCTURAL SECTION TYPICAL A.C. PAVEMENT STRUCTURAL SECTION TYPICAL A.C.PAVEMENT STRUCTURAL SECTION NOT TO.SCALE NOT TO SCALE WASHINGTON COUNTY CASEFlLE 06-266 ;NOT d0 SCALE. N:\Proj\328-034\clw9\Clvii\SHEETS\328-034-SITE.dw9-SHEEP2Z34 Nov20.2007-1:51Pmgmt LEGEND TOP OF SLOPE --324— EX 2-FT CONTOUR ' . . PAS -- - H/5 BUT 2' MIN. —320— EX 10-FT CONTOUR AND 10'.MAX. —324— FG 2-FT CONTOUR --526— FG 10-FT CONTOUR alp h a CUT OR FILL \ \ I I TOE OF SLOPE SPADE NATURAL OR WATER QUALITY FENCE COMMUNITY \ I I �O--o. TREE PROTECTION FENCE FINISH GRADE t \ ,A H/5 BUT 2' MIN. H INTERCEPTOR DRAIN DEVELOPMENT AND 20'MAX. — SEDIMENT FENCE (IF REQUIRED) BIOBAG BARRIER GRAVEL CONSTRUCTION 9600 SW Oak,Suite 230 NATURAL OR,ice FINSH GRADE PERMIT AREA BOUNDARY ENTRANCE Portland,OR 97223 ��ti - _-_-_ EX TREES TO REMAIN M�2`-M.,[M 503^452.8043 r �. \� � CUT/FILL SLOPE DETAIL ¢S '�.� «., _ A♦;�\ \ I NOT TO SCALE DRAINAGE FLOW ARROW www.alphacommunity.com 77 REVISIONS NO. DATE DESCRIPTION - I . . ` . / t P PL PL .. GR NPR)POD LINE PROPOSED UNE 1 t.. ..�+ ��° +,s, �" t'�t \4• 1(ISTING �'"`I _ I w 3'-5' HIGH \ GROUND WE _ - . WOOD FENCE P\_ \ 230 230 EXISTING ppnn�� TO BE REMOVED � � '�' •" 1�'', ��`- - ! �a. \P GROUND LIE io > OREGON Ao o v TAX LOT V- Oe cc), 1000 VALID THROUGH 12-.31-10 \ /N _ d n 220 220 }� �,, MONTAGE 1+00 1+50 / \ " 1 SECTION A A SECTION B-B TO HOME +00 WN M1\ r J1 t LOT 4 - "CEDARBROOK•FARM" n PROPOSED GROUND UNE 0 ''^' S 88^59'48 1 1 _ A r0 PROPOSED GROUND UNE _ EXISTING GROUND UNE % a-' EXISTING MOUND UN L 230 _ 1 TAX LOT .. I �' `0 �` -•-A •� ��, I � •.•'3� if"° i D 900 i + 30 l i r z�. 22o I GRADING. Y • � � - �.� � PLAN PL / a 3 220 u g � /� 1\ � •b`t\=%'---1 �x�=� .� 3 .*tea 210 a S.W.CHESTNUT ST. 1+00. 1+50 1+00 1+50 SECTION C-C SECTION D-D '•- - �r '+ :COMMUNITY DEVELOPMENT / TRACT'H" i 1k MON _ < J=�. _ / / j h /f' T A4-33392' \ •:,t •e .. �A• .2 f1 - /. - V�• {!B ;JF' i -- -� \ ® PROJECT NO.: 328-034 TYPE: CONSTRUCTION .. DATE z N e9ro1'09^ w Tse C W"3 — Z ----- -BUILT BL SCALE N $ g' 30 0 75 30 80 o o Q' \ I o•g AS N 89ro109" W r N 89 a .01'09^W 198.87• p 0 _ W . AAIB FMF 1A 8000 - 17 - z OD 1 IN=30 FT.. . . . WASHINGTON COUNTY CASEFILE 06-266 Plotted: Feb`19,2009.- 4:32pm,2:\101-001\DWG FROM OTHERS\CIvH\SHEETS\5-101001rC ADING.dwg,Layout: 22x34. I .:�LEGEND 'r.M..�M,..,<,.-��.,. ,,:,•„ PROPOSED RIGHT I i L EXISTING RIGHT OP-WAY Y -. / c PROPOSED CURB AND TT R y GU E y PROPOSED CENTERLINE 1 ha EXISTING CENTERLINE p PROPOSED A.C. PAVING y}/ �PROPOSED SIDEWALK COMMUNITY / DEVELOPMENT EXISTING SIDEWALK n. APPROVED MATERIAL FOR FIRE ACCESS I 9600 SW Oak,Suite 230 AREA ENCOMPASSED BY I f n qS S ❑- '11 + % �, TRACTS E ANO G TO CWS Portland,OR.97223 r 503.452-8003 503.452-8043 : '.' r. " •.,. .: � :STORM &SAN .:/ •, / - MENS TO_CWS 7 HAIL BLVD IMPROVEM TS I 1 TRACT E TO CWS I, - I / w ! I, STORM SEWER I ' _ � - 15 ID VAnmS _T O,9E UN R SEPAR WWW. p OCOmmUMy Om p SURFACE WATER, II 5 5 al h c y"r,N ...I ATO,CWS r 4 3 2 1 PE IT 1 r ; If. DRAINAGE_AND .., .�.l ''.::..•.., � - -.. "-- -- .. T0.CWS �' - � ..��!.' .,� _ DETANTION TO CWS •," ..^ t< - - 0 0 STREET NOTES: ur RE\/ISION3 NO. DATE DESCRIPTION I: 9 �+' 1 ; '� A•r`rir.Nx'Sr My �S - ---aS '(a / , E Oj 8' WIDE PUBLIC UTILITY EASEMENT. i T I: ".TAX LOT. I RETE SIDEWALK PER TD CS n / 1 i a0o / g� O s —305. i VEGETATED PLANTER CONCRETE gg WIDE S I. Sn+. -, - p4r /r 4 3 2 1 / -------------- CURB& GUTTER PER STD. DTL. 10 B 4+00 a"SAN x55 FUTURE IMPROVEMENTS V 82ND AVE: Leyn / O 28' WIDE 6" THICK REINFORCED ' -••'- >•: ? 20 S RM &SAN / ( DRIVEWAY PER STD. DTL. DW-2018. SET C.L. MONUMENT BOX PER STD. ASEM NTS T CWS // P TAX LOT /r �q} / © DTL. M-404-MOD. 1000 r / INTERSECTION DATA: Ci�F,aor Nf / 5 O.MONTAGE WAY STA: 1+00 r 897 TAX LOT 92ND AVENUE STA: 1+49.35 AX LOT' 301 _ f!'11` ' r - /;/ / / 8 INTERSECTION DATA: MONTAGE WAY STA: 5+20.16 000 I TRACT G TO CWS \ "r .. 1 S.W. HALL BLVD. VAUO THROUGH 12-31-10 STORM SEWER ~�' I I ;`d 3- ./ / y / / INSTALL HANDICAP RAMP. PER STD. G _ .SURFACE WATER, I C;. yt" I k" / a 9O a ! DRAINAGE AND / / DTL. CS-306-MOD. i I DETAIN TO CWS. ?R / / Q 10 INSTALL CRASSPAVE2 PAVERS PER DETAIL THIS SHEET, �' MONTAGE ! ' MONTAGE WAY PLAN(PUBLIC) I HORIZONTAL SCALE: V = 30' _ CURVE TABLE CURVE LENGTH RADIUS 'DELTA' TOWNHOMES _: Cl 38.83 42.00 52'58'00"- PVI STA 2+75.45 C2 16.11 37.00 24.57.10" 1 PVI ELEV= 231.60 ' L.P. ELEV= 227.46 A.D. _ -2.92 L:P.-STA = 1+44.54 K = 34.25 . :- PVI STA 1+50 .100.00' VC PVI ELEV= 227.31 A.D. 4.92 .. K = 5.69 `� m •� :28.00'_VC. N S.W. MONTAGE ;LaI II �N - N EXSITING >. m W GRADE ---' -- 0. OS R WAY-PLAN & . r <w �. CENTERLI E --- -- 0.507.. --_ ?�� - PROFILE .. w GRADE �\ m _ � 230 ' —- -- -- - - -' — 230 - -_3-a - - N .. 0� + - - O N V1 i T< Q 3N W� �'-alpha 2202 w -- < 220 o< I z COMMUNITY DEVELOPMENT �0rn otc r33 vi vi PROJECT NO.: 328-034 TYPE: CONSTRUCTION SCALE DATE. AS-BUILT �c I ' 30 0 15 30 80 i . 1+00' 1+50 2+00 2+50 ,. 3+00 3+50 4+00 4+50 5+00 A V-B V I LT _ i DATE Mtl0 1 IN=30 FT MONTAGE WAY PROFILE(PUBLIC) WASHINGTON COUNTY CASEFILE 06-266 . HORIZONTAL SCALE: i'.=30' VERTICAL SCALE: 1" =-5' Ni\pro(\328-034\dwg\CNA\SHEETS\328-034-STRT.dwg-SHEET:STREETI Nov20.2007-1:51pmgmt - I. I I I I I I I 5 i TAX LOT L I I I 4 3 1 LEGEND AX LOTI TAX LOT I 2 �� y -- PROPOSED RIGHT-OF-WAY �, -I I 1302 18300 I 8200 .ITAX 1071 TAX LOT i TAX LOT , •�., _--_. a 8700 I 8600 I 800 I, --- -EXISTING.RICH T-OF-WAY p - - _ -- - _ i /- ..� !' e=- PROPOSED CURB AND GUTTER - I 10 80'4774'50 i - - -PROPOSED CENTERLINE COMMUNITY DEVELOPMENT 1+00 SW 92NQ AVE BEGIN TAPER } � �� I {j EXISTING CENTERLINE - .. _ - -+-- - •2+0 I 3+00 00 rn N 8'SAH 71 \ 4, PROPOSED A.C. PAVING - I oa _ ::.=;r.;,�-+;.'.... C. -.,,.•.; _.,,v.>.,y:.� :a♦,7cu<.: . $.W.92ND AV rr ,i �f0 I. T PROPOSED SIDEWALK I W r 9600 SW Oak,Suite 230 G -. - ... I- .. STING SIDEWALK O I =' 1y z -'-- W EwPortland,OR 97223 _ . FLOW ARROW m-1"2.80M fnSM 4528043 W www. p ocommu om W j .0)] I - I TAX LOT I TAX LOT AX L T TAX LO t QI f1 .0 aoo I I, mm 000 301 A6 w t STREET NOTES: i I I I I 6900 REVISIONS 4 NO. DATE DESCRIPTION O _ � 1 8' WIDE PUBLIC UTILITY EASEMENT. SEE'SHEET 8 SW 92ND AVENUE I I 1'0 is.ew - HORIZONTAL SCALE: 1" 30' s- k O 5' WIDE CONCRETE SIDEWALK PER . - - 22'1 zz 0 w STD. DTL. CS-305. -- 1 - i T'. K O 4' WIDE VEGETATED PLANTER - - G W I i ' 6. STRIP. w 3 i3S.3 TW 1. { 1 Y 110 j i i l ®CURB & GUTTER PER STD, DTL 4 ' 50 w I ` i ; CS-300(MOD.). KEYSTONE RETAINING WALL. 1I - - I 1 C © WCUT NA LINE TO BE MINIMUM STING EDCEOF 1 ... ... ...... .__ .. SCALE 30 0 15 30 60 + SIDE OF EXIST I I i i m'i o f PAVING. 8 �S�GINE. / INSTALL 5 YEAR WEARING COURSE 97`° TO IMPROVE 92ND AVE TO A I 11N-30 FT i 12 I li MINIMUM WIDTH OF 22'. t� OSET C.L. MONUMENT BOX PER STD. DTL. M-404-MOD. M. PPS. INTERSECTION DATA: 1 VALID THROUGH 12-31-10 .. F. O MONTAGE WAY STA: 1+00' 92ND AVENUE STA: 5+50.90 HIGH POINT ELEV= 231.00' HIGH POINT STA= 1+"34.34- - - HIGH POINT ELEV = 228.41 i' 10 INSTALL BARRICADE PER WACO �t . HIGH POINT STA - 5+57-07 tKtSTD. DTL. M-401-5. if .PVI STA - 1+50 :PVI STA = 2+50 LOW.POINT ELEV = 228.10 Y� PVI ELEV- 231.12 PVI STA - 5+75 MONTAGE ' A.D. _ -1,58 - .PVI ELEV= 230.00 PVI STA - 4+00 LOW POINT STA = 5+10 PVI ELEV - 228.75 11 12' WIDE ACCESS - K = 47.47 A.D. = 0.38 PVI ELEV- 228.89 PVI STA 5+10 C 2'=(3/45-0)AC.A.B. a `' A.D. _ -4.79 K = 197.37 A.D. = 0.06 PV1 ELEV= 227.94 K 15.66 75.00'VC 75.00' VC K = 1250.00 A.D. = 2.50 % 6 (1/2`-0) C.A,B. 75.00' VC PVI STA = 7+00 c 95 S COMPACTED SUBGRADETOWNHO,M ES - - K = 20.00 vi I' INSTALL COMMERCIAL DRIVEWAY ' 75.00' VC r PVI ELEV= 224.33 ;I i a 50.00' VC as w A.D. = 3.04 PER WACO STD DTL. #201A " I N. m vii K - 24.67 _. u,.....y._ -u,.a _..._...:,..•L:.' ..._ + N + N (D N N .� 'n �p +oJ N mill O�Na a 75.OD' VG .N N N +. 00 .<N N O� +� - 3� N O - m Q W lal N .D .. W 'EXSITI 'G m.. �., r-'S�? +�' >c.� ..i' m e o I CENTE LINE m w W n Iq W m C' w m N v n + . S S w PROP SED W I n d - _ GRADE o-a N a CENT RLINEw + N ^ N "' 230. - - -- - -- % m m -- -=- =------- --- - -354, '547 W PLAN & - - PROFILE FLOW 11 INE - . . - OF EXI TING I ROAD DE DITCHI - 220. -----�_----1--- - ---,--- --- ---- - - -- --- -- - alpha ' .. COMMUNITY DEVELOPMENT 210 'PROJECT NO.: 328-034 I i 1+00.: 1+50 2+00 2+50 .3+00 3+50 -4+00 -- 4+50- J-- 5+00 --L'-- 5+50 6+00 6 50 - - 7+00 7+50 8+00 8+50 9+00 DATE. RU _ TYPE: CON)S'T CTION . i. .. ..-.._......-_...-_ ...-_ ...._- ' AS-BUILT ovf wiW S.W.92ND AVE. PROFILE HORIZONTAL SCALE: 1" = 30' VERTICAL SCALE: I" - 5 DAA .WASHINGTON COUNTY CASEFILE 06-266' N:\Prol\328-034\dwg\Civil\SHEETS\328-034-STRT2.dwI SHEEI:SWnNDAVE Nov20,2D07-I:5lpmgmt i --------- f TAX LOT I I _-_-----'T-------------------- —__— - _ LEGEND IPROPOSED CURB AND I. TAX LOT I PROPOSED RIGHT-OF-WAY 204 I 205 I --------EXISTING RIGHT-OF-WAY 1 I I .I f I I I• i I W- PROPOSED CENTERLINE CENTER al EXISTING :. TAX LOT I I I I I i I EXISTING CENTERLINE Pha. 400 TAX LOT r ® COMM U N E PROPOSED HANDICAP RAMP ITY 700 I PROPOSED A.C. PAVING DEVELOPMENT -- ! 6 PROPOSED SIDEWALK -------_---- ---------- ----.------- j EXISTING SIDEWALK ---------------J 9600 SW Oak;Sulte230 I I' d -------------------- I Portland.OR 97223 I I I ! I ! m 503-452-60D3[Fj 503.452.8043 g I I ! I TAX LOT _ .:I TAX LOT I I i i STREET NOTES: � - WWW.Olphoco.mmunity.com TAX LOT ! TAX507.LOT I 206 I 207 TAX LOT fi .I - I I I 1 1 SAWCUT LINE TO BE A MINIMUM OF e K' 500 I I .f I 600 I O 1' INSIDE THE EXISTING EDGE OF 12 .. Lu ! TAX LOT .. OI ", I i I I I I 701 I > � � PAVING. REVISIONS I I I QINSTALL 5 YEAR N. X<,• i I I I Q - I O TO IMPROVE ND AVENTOCA CURSE a NO. DATE DESCRIPTION pl I F•' I- MINIMUM WIDTH OF 22 FEET. SEE SHEET 4 FOR STRUCTURAL " SECTION. .5 x� 1+00 _ T _ 2+00 3+00 4+00 - _ 1 SW PORDERS STREET N - --I— - - t)+00 - —� _ 6100 _ _} 7+00, I: ppm IN i BORDERS STREET PLAN E,V 1 8899,7JYJjfT� i - SCALE: 1" = 30' "'•"" — .. PVI-STA 2+09.84 . - PVI ELEV= 228.39 VAUD THROUGH 12-31-10. A.D. _ -1.29 _ - I K = 77.65 - 100.00' VC - PVI STA = 4+05.09 PVI ELEV= 221.44 A.D: = 1.10 � - i.` K = 226.43 MONTAGE 19 u, _ 250.00• VC . TOWNHOMES`. VI STA 6+46.75 VI ELEV 215.50 -- z.27% -- W " --'- — A.D. = OF 230 230 m = +N . - e__ _ 100.00 vc o EXSITING -- CENTERU E I d m GRADE a n m p Z W _ S.W. BORDERS + . a 220 STREET W CL PLAN & - PROFILE. I - ---1 --- _251 — ---- --- ..... ------- --.�_ _ .- -- --- — -- 210 _. ...-.... .AS --- - - DATE ��► a I p h. I COMMUNITY DEVELOPMENT::,, Tri PROJ 328-034 200 GRAD AND ENS RE -- ---- —_ 200 Ny z TYPE: CONSTRUCTION NO:CONSTRUCT ON. - POSI DRAIN E - < "DATE: SCALE X10 0 s 10 20 $ - — — 1+001+50 2+00 2+50 3+00 .. 3+50 4+00 . 4+50 5+00 5+50 6+00 6+50 7+00 u " BORDERS STREET PROFILE 'LIN= 10 FT " ! - HORIZONTAL SCALE: 1" 30' VERTICAL SCALE: 1'• 5' WASHINGTON COUNTY CASEFILE 06-266 i y IO I I u LEC3END 5 PROPOSED RIGHT-OF-WAY - a . , EXISTING RIGHT-OF-WAY-. ..-.---- PROPOSED CURB AND CU TTERd PROPOSED CENTERLINE - - -EXISTING CENTERUNE '� � •,�� PROPOSED HANDICAP RAMP COMMUNITY t o PROPOSED A.C. PAVING DEVELOPMENT. I a A PROPOSED SIDEWALK i 9600 SW Oak,Suite 230 TA S �EXISTING SIDEWALK ° •LT n. R,r.,�.r«._.... .s...=ran..F....>..y.,.>.�r1_a�rr I STA 0+0 FL 227.81 e'"' Portland,OR 97223 I ST . 1+53.10. `° (T]5034524M[F]503.452$043 `31,•l 227.6 STA.'5+72.62, a i FL 2 T FL 2 d www.alphacommunity.com FL 227.32 227. 3 CR STA. 5+59.68, .FL 22'.LT 0 35.25' LT FL 228.09 FL 227.75' ' ° °• CR 2 STA 0 _ __ STA. 5+87..3 STA. 5+91.86 14.42'LT. REVISIONS STA. 1+45.38, 14.00' LT . FL 227.78 _. - '2.00' RT fl 227.70 NO. DATE DESCRIPTION x^7.16 ' � ' - - - 'FL 227.33* SVI92pl"NUE ° STA. 5+46\ -42.509. FL 22 ` L 270Plo 227.5.5 4 \'� ,, n2.50% . . O - L 227.64 m4- STA. 227.7 = - _ c 5 38.54, 29.375 LT FL 4. OO� /ON. 5+50.90, C' 00+00 ."d ° STA. 5+33.78, QN CL ° ' ° ,.. �; .. . 28.46• Lrd PIS v 228.42 • FL 227.82 4 897 AA P d VAUD THROUGH 12-31-10 ° 54.0056 LT 12ND AVE ° MONTAGE .. i I 0+00 KNUCKLE cr. PROF. - •: FL 227.78 47 D' _ TOWNHOMES,'., . .. .I STA. 4+82. , .. 14.00',67 _ FL 22k-7J ,. CURB•RETURN PLAN .. SCALE: 1" 10' . H.P. ELEV 227.84 L.P. ELEV = 227.52 H.P. ELEV = 228.09 _. LP. ELEV= 227.26 H.P. STA= 1+17.80 L.P. STA - 1+55.43 M.P. STA = 2+00.41 i L.P. STA = 0.+05,99 PVI STA = 1+25 PVI STA - 1+56.89. PVI STA = 2+00 PVI STA= 0+08 PVI STA 0+19.97 PVI STA 0+15.86 PVI ELEV = 227.88 PVI ELEV= 227.43 PVI ELEV 228.19 p_ PVI ELEV ='227.23 PVI ELEV= 227.69 PVI ELEV.= 227.67 - A,D. = -1.79_. A.D. 3.19 A.D. _ -3.45 CURB a A.D. = 5.06 A.D. _ -2.11 A.D. _ -1.78 .. I 3 'V K = 1.48 K = 4:75 K = 5.62 2S.00VC 25.00C 25.007 VC -.RETURN .. . .7.50'VC:: 10.00' VC 10.00' VC .. } DETAILS ol ry _ .. ' N ^_M < il1 <� .. O_ 'N O O N^ n Nth } N N Y N W O U N N + N = +N + N +N N t N + N (A ZQ + N N N 1 240' :.-O N O N O N O N. 240 240 .O N O N 240. _ .. I W v v z 3 v > > m m ww m m W W m m W,J 23 235 .. .. - . --- --t - III EXISTNG GRO U -0382 - 1.67% - % y a 225 : - -- --}, ----' - 225alp= h a PROPOSED GROUND A 220' ZZO ZZO - 220 - ! COMMVNFFY DEVELOPMENT N PROJECT NO., 828 `- ro --'-- i...__.. ---'--'--- - -- '- -----o ------------- - SCALE 2A34 215 215 100 5 10 20 z TYPE: CONSTRUCTION F7FN � � N (N N N DATE: 0+00 0+00 1+00 1+50 2+00 1 IN= 10 FT i CR1 PROFILE CR2 PROFILE KNUCKLE PROFILE AS-BUILT HORIZONTAL SCALE: 1" = 10' VERTICAL SCALE: 1" 10' HORIZONTAL.SCALE: 1" = 10' VERTICAL SCALE: 1" 10' - HORIZONTAL SCALE: 1"=.70' VERTICAL SCALE: 1" = 10' 3 DA115- 3 - . - WASHINGTON COUNTY CASEFILE 06-266 _ ' STORM LATERAL INFORMATION NOTES: LEGEND LATERAL y LOTS FEo ALL STD. MANHOLE PER CWS —S5— PROPOSED SANITARY SEWER-6 DWGD _ _ h1-a ' X55 EX SANITARY SEWER __-_-_-- ALL 4' PVC C-900 STORM � —w— PROPOSED WATER'UNE . ------------- -- © 7-12 R LATERAL PER CWS STD. —XW— EX WATER UNE a pa#170.® 7-12 UM SLOPES-0.0200 —SD— PROPOSED STORM LINE 13-18 ALL SO CBA R CWS STD. DWG. —� EX STORM UNE C O M•M U N ITY 19-24 aao DEGREE Dau. 0 SD o•1N STA: 2+17.60, SM. LT. PROPOSED SANITARY MANHOLE DEVELOPMENT BATTER FROM RIM _-Q�B:89 228.77 ® EX SANITARY MANHOLE - - ® 19-24 VERTICAL B"uw.Low ./--FINISH GRADE IE -226.98 OUT(12" E)227.07 ° PROPOSED SANITARY CLEANOUT 25'28 PERMEABLE' BEHIND WALL ® EX SANITARY CLEANOUT / 78.71 LF 12" PVC 5=6:6868- / - F-o-� SOIL ❑ INSTALL SOCB�PER OWS T0.�DWG. PROPOSED STORM MANHOLE 9600 SW Oak,Suite 230 KEYSTONE I I WELL DRAINING GRANULAR 4 ® EX STORM MANHOLE STANDARD 1B'UNIT BACKFU X220. NO SUM Portland,OR 97223 TAX LOT SOL N 1. STA: 2+98.10, 38.37'LT. ■ PROPOSED CATCH BASIN m 5032-M 19 503.452-804.3 / h 'o NON WOVEN FILTER FABRIC / Q — MAX.SLOPE RIM = 053 4G'23218 p EX CATCH BASIN / t000 MATCHLINE•SEE SHEET 11 zr � RDG rou\. 38.377 L�ZOPVCUT 7S" E)227.43 0969 �G wwW-0lphacommunity.com PROPOSED FIRE HYDRANT _ BOUND THAN AOX FINES,IV MIN 03 0•�7 EX FIRE HYDRANT b_ Q-INSTALL SO CB� CWS STD. DWG. ® PROPOSED WATER METER / 4"-DRAIN TILE VENTED To #38o NO SUM 26 27 T26 2rJ ' 7 y.� DAYLIGHT SDLN 1. STA: 3+92.32, 78.87' LT. ® EX WATER METER REVISIONS / I I I I AY UGH NATIVE FlLL RIM ="Edi.Be' 232.22 a PROPOSED WATER VALVE SDMH #05 � SDMH.d04 SDMH #03 I IE=408+26•"OUT(12" E)228,17 •. EX WATER VALVE -NO. DATE 'DESCRIPTION y / 1 1 1 . I DMH 102 1 .1+79.31. 78.87 LF 12" PVC S�,6868- 1 7'L=Ei8 3 KEYSTONE GRAVITY WALL SDMH 0.0029 PROPOSED THRUST BLOCK • APE st .SCALE:N75 © INSTA11 WATER QUALITY MANHOLE H EX THRUST BLOCK �IE= PER CWS STD. DTL. #515. 2 - v . SDLN 1 — — / NOTE: 3, LATERAL SERVES MULTIPLE LOTS AS-BUILT d1• } 2 WITH ATTAPRIVATELY CHEDOWNED ROOFS. A - PRIVATELY OWNED ANO MAINTAINED y E _ ® 2 '` 2 O 8 2 ' / 8 SYSTEMSTORM WILL BE USED ON COLLECTION OTS ��- �M= - / L=g}yL=16 T zS 2 SOq H FOR CONNECTION, AS NOTED ON ll-t2 .IE= L=+6:6' '18 L= L=449' 18 PLAT. DRILL HOLE FOR IF8.90. a z Pwsof BLoacs5 227:215 24- O 1+34.38 ALIGN TOP OF ABOVE �5'�."ap tN f•�jn . 5 -'- 11 - - q D- 228.33 228.17 3 E� 0, BLOCK WITH WALL BLOCK 17 — 23 227.94 A�� ORE 10 16 a } 22 P 12—(3)/J 6 TOP e 3 ALIGN EDGE Of Ry M. 3 8 `' — 15 ,D•. ,21 _ BBLLOCKSSAABOt£ VALID,THROUGH 31-10 2 - - - - - - ----------------- m BLOCK WITH TOP a //: .: . ALIGN TOP OF _ _ - - 6 _ - _ - -14 - _ - - - MATCH SLOPE OF (3)B3 DOWELS W/ OF FOUNDATION 20 I KEYSTONE WALL STANDARD HOOKS MONTAGE /3 6 12"(MAX) EACH SIDE OF PIPE _ 1 7 13. O.C.HORIZ.EACH - o,z (MAX) —19 SIDE OF PIPE C.EACH WAY .. CRUSH W ROCK BEARING PAD TO W N H O M E A-•- J STORM PLAN SCALE: 1"= 30' CONCRETE ENCASEMENT CONCRETE ENCASEMENT . DETENTION POND WALL-SECTION A-A DETENTION POND WALL-DETAIL N.T.S. N.T.S. SS'B'MCKF . CLASS'B' ,.... BACFILL SING GRAD' STORM SEWER - .. CLASS BACKFILL PROPOSED G DE PROPOSED GRADE .240 - -- ---- 240 \ EXISTING GRADE _ 23 •41 LINE 1: 'ROPOSED.GRADE 1 3837 LF :; 'C-9O 12• -PLA►N 8� PROFILE 23 _ 0.0047 r,+: m y • °D _GRO NO . . EXISTING23 41 is 12' -- F;.•.^tea * R + GROUND I OU OW .._ .0-9 0 .� In W. IE= 25.80v U d II (, CRETE 17.53 12' ., _ Z LE ---___ 70 81 00089 ---- -- ___ _ENCA EMEN 230 0 n ±n F 220 m 230 900 r r — — + o a r A , , tea£<::. ..i ° .. + a aU �7 "9 :.�; NON-STRUCTURAL < n - v,. 'S ,;� .,f .;zaz r r A D 'o Q tU TORETAINING BE(MAINTAINED 220 a a. n Q p.ft _ SEE DETAIL FOR 3�BY HOA. B COMMUNITY DEVELOPMENT P ,. WALLCROSSING, 220 n w 1+00 1+30 1+50 . ,'.n r; THIS.SHEET. I N w SDLN 6 PROFILE(PUBLIC) $.'B.� nor Rn.. " r 1+00 1+00 Z� D-~'D 220 � HORIZONTAL SCALE: 1" 30' VERTICAL SCALE: i" 5' PROJECT.NO.: 348-034 - 22p — — ? SDLN 5 PROFILE.(PUBLIC) CC ' TYPE: CONSTRUCTION Tp m 1+00 1+30 1+60 HORIZONTAL SCALE: 1" = 30' VERTICAL SCALE: 1"= 5' SCALE DATE:.30 ., W SDLN 4 PROFILE PUBLIC 0 1s 3o eo WW W —W ( ) %4+50 4+00 3+50 3+00 3+50. 2+00 1+500 1t00 HORIZONTAL SCALE: 1'= 30' VERT CAL SCALE: i"- 5' e 1 IN=30 FT SDLN.I PROFILE PUBLIC) WASHINGTON COUNTY CASEFlLE 06-266 O .SCALE: 1'= 30' VERTICAL SCALE: 1'= Z:\101-001\DWG FROM OTHERS\Civil\SHEETS\10_101001-SOLNI.DWG-SHEET:STRM Feb 11,2009-3:15pnift HORIZONTAL 5' . LEGEND _ss - PROPOSED SANITARY SEWER _ EXISTING 31.1 LF 1PVC 31.1 LF 18" PVC -xss- EX SANITARY SEWER 8" � .. GROUND O FL EXISTING .0 5=9:9669 0.0071 GRO 230 EXIS7IN -xV- EX WATER LINW E R LINE 230 L.E _ 230 - -SD- PROPOSED STORM UNE' .a.I ` - - --/ 0.004 66E. .00 --�` 4_71 L 1Q_pl ETAINING PROP EDG CL 4.71 10"DI lF WALE® - ® - ALL-- z GRAD 0 CL ->O- EX STORM UNE a /(- 0 =0.030'+ _ y m PROPOSED __ PROPOSED SANITARY MANHOLE COMMUNITY r �;A -r. '& - ® EX SANITARY MANHOLE ,k"g'� ;y", '� „, \ • PROPOSED SANITARY CLEANOUT DEVELOPMENT . 1 6.63 LF ALE 0 S 0.0050 n� 0 EX SANITARY CLEANOUT 1l�L, OUTFALL PROPOSED STORM MANHOLE •T.W N W ,�, G + .3•. ^� " .0 3�W ; IE OUT 12"S m� 220 z 4 o ® EX STORM MANHOLE 2, + ^ N 220 a o v -,1, ' ¢+ 'z.n +� ■ PROPOSED CATCH BASIN 9600 SW Oak,Suite 230 Portland,OR 97223 - ❑ EX CATCH BASIN o .- .. ^0. g= 8.. . w o$ N n .o v z z I N PROPOSED FIRE HYDRANT m Sai452-8003.[F]503,452043 _ N n ,j - EX FIRE HYDRANT www.alphocommunity.com .Z�. t 03 p n 3 n ty�`p Q a ® PROPOSED WATER METER O p.7 o y p Z vt W W to W 3a b7 W p N ® EX WATER METER w 0� ; W - .. 3 w p p a PROPOSED WATER VALVE W W_ EX WATER VALVE REVISIONS 1+00 1+50 2+00 2+50 1+00 1+50 2+00 2+50 1+00 1+50 2+00 PROPOSED THRUST BLOCK . NO. DATE DESCRIPTION EX THRUST BLOCK WATER QUALITY SWALE 1 WATER QUALITY.SWALE 2 WATER QUALITY SWALE 3 &15-oe REVISED STORM . .. SCALE: 1"=30'' SCALE: 1"= 30' T SCALE: 1" 30• MATCHLINE:SDLN 1-SEE SHEET 10 2 STORM NOTES- 55 58 I 26� 31 1 _ a STD. LL STD.MANHOLE PER CWS AS-BUILT r - i CLASS 50 RIP-RAP F91111111hW1111,2= INSTALL SOCS PER.CWS STD. DWG. I 2r� I DCB #12 32 INSTALL GEOFABRIC 2' ❑2 #225. LINE SWALE WITH SDCB X02 4 II 3 I GEOTEXTILE FABRIC' INSTALL BUMPED CG-48 CURB UNDER ROCK SECTION ❑3 19 20 21 22 23 24 ` \ L=14.1' L=6.5' RIP-RAP PAD INLET MANHOLE PER CWS STD. ipFQ pfrpl - I I I I I SIE=224.83 �IE-224.74 33 DWG. X195. INSTALL BMP 12' SCALE: N.T.S. SNOUT. 8 N 4 INSTALL 4" PVC 3034 STORM FENCE UNK ❑ SEWDWGER LATERAL PER CWS STD. 0.lo �Q• - sS70. MINIMUM SLOPE-0.0200 RRy Pp�.� Q I 6+00 SDCB #04 M - 2g. 0.50'Wo¢V. 5 INSTALL DITCH INLETS PER CWS VALID THROUGH 12-31-10 1' S MH @O6 N / q5'• STD. DETAIL N250. 25-YR •1 4:1 7 << ELEVATION z.w s.o• © STALL SDCB PER CWS STD. DWG. 22RIM0. - - - - _ I ^� C-G `.. c 20' E OUT= ^-.x.81 27 S)223,81 _ A SDCB X10 ' i'0. 28.64 LF 12*'PVC 0 S=0.0056/ MONTAGE sD4_ E SWALE CROSS SECTION A-A Di 12' WIDE ACCESS 5 NATURP N.T.S. 3" CLASS C AC TOWNHOM.EE 6"-(1/2-'-0) C.A.B. 1' 5 REMOVE � 3 SDCB X09. E 95 X COMPACTED SUBGRADE SDCB.#11. EXISTING tt :n INSTALL COMMERCIAL DRIVEWAY I 10"PIPE .RENO INSTALL DITCH INLET PER CWS STD. d ?S•� ate'w0 tiv.. y.t PER WACO STD. DTL. #201A.. _ I. 5 EXIST! G DETAIL/250.227,66 2• ' I' SDCB at' l 10" PIPE T LOWER RIM 44539(MATCH FLOWLINE) 25-YR 4:\ EXISTING -- 12"I.E. - 4£3:56 OUT(N)224.01 ELEVATION GROUND PL X. AR A DRAT 15 LF 12" D.I. 0 S=a.9f894A= s.o', z.d 20' s.o' 0 GRATE =24;'x+-22.76 ' STORM-PLAN m 20' - I E - 223.78 �IE _-226x68_12" OUT(N) ;.SCALE: 1"= 30' d 225 - \ r E 8.6 LF 12" DI 0 S=9k1630.2325 3 PLUG IE'S IN FROM WEST AND SWALE CROSS SECTION B-B I1 ' IE OUT EAST - PL N.T.S. STORM SEWER 230 A FILL'B' --- P O S 0.0071 WA I j 220 LINES 2 AND 3 4.71 10" - �� I GE D0 PLAN & BACKFl 'B' DIP 18 DIP 0 17.70. 12 Y s 0,0233 ( PI ECL 7 CHAIN LINK a f - 230 230 2 , s, 230 230 FENCE 195 PROFILES EXIS NG GR DE �,,..;nO.Or'J3InA`.w•�is . zj6• ,Y sy.zT ;, 0 . Q0215 }� PIP CL _ a ' -----_ GRO ND RETAINING WALL 0+25 548 LF 1 y/` I• �t? w{ UTFALL EXIST! . 9.83 12"P p b NATURAL DRAINAINGE COURSE 0 .,� IP 0 S= 0050 6744 13- � �R � 'IE 443e9- I DRAIN .v 2S•� oae'vro ELv. 2g;� .SECTION E-E . '� p*�',,.�. •-� S"'+' v5.r,n5�� ,. l OUTFLOW _ 222.86 ( 220 j 25-YR 4:\ HORIZONTAL SCALE: 1" = 30' IE=44331.223.29 W N og m N + xYl VERTICAL SCALE: 1"= 5' o . �- ELEVATION 00088 13.67 LF 4h,6 I ssa 20 z.o 22' o _7 3 d '1-112- RCP 0. a'io ` "o" cp 'apiv c cmi+ mFa 20' 8 ' S=0.0045 + I�+. o c+i p: ' "' �+ w N l r 8 N n w.. n I •. r n 220§8°° iv' N 220 14.5: of M' p h n 229 _ ^N ^ W N 220. a o .8 d H_ 5j. n z 8 I r $+ N �� z, �i afno a M 2 d� SWALE CROSS SECTION C-C COMMUNITY DEVELOPMENT Ir ..nv� z� v+ C4 z,- n E . 8 zJ � 3 � �N� � N.T.S. 13 n n n �, '':p n z 0 a I p c� RETAINING WALL i 10 p PROJECT 328-034 . 2 � W o U CT NO Q . W !�:�2,24.2' avt TYPEr CONSTRUCTION � {w 25_YR3.1 SCALE p DATE: wW p �9 p p�{ `� ELEVATION 30 0 16 30 60 f 210 W W A 210 210 210 zo 20' 2+00 1+00 3+00 . . 2+50 2+00 1:+50 1+00 1+00 ^ 2.0' 3 . d ip.9, 1 IN-30 FT g . SDLN 2 PROFILE(PUBLIC) SDLN 3 PROFILE'(PUBLIC) SDLN 4 PROFILE(PUBLIC) SWALE CROSS SECTION D-D $ . - HORIZONTAL SCALE: 1SCALE: 1" = 5• HORIZONTAL SCALE: 1" - 30' VERTICAL SCALE: 1'= 5' HORIZONTAL.SCALE V'= 30' .VERTICAL SCALE: 1" 5' " 30'.;VERTICAL N.T.S. WASHINGTON COUNTY CASEFILE 06-266.� LATERAL TABLE WATER NOTES: LEGEND TSS SANITARY NOTES: -ss- PROPOSED SANITARY SEWER \ � , I LOT STA LINE PIPE L F IE F Q INSTALL 2• BLOW OFF PER DETAIL -xSS- EX SANITARY SEWER \ 1 203FL INSTALL STANDARD SEWER - I 563.70 1 SSLN 1 4"3034 PVC -16.89 21.4' 22&59 ( MANHOLE PER CWS STD. DWG. *ss I -w- PROPOSED WATER UNE #010. EX WATER LINE 58892 .2 .564.20 SSLN 1 4"3034 PVC -{�$- 17.T 228 40 Q WSTALL 3/$ SINGLE WATER -xy alpha 2. SERVICE CONNECTION PER DETAIL '345.33 3 SSLN:1 4"3034 PVC 2M.78 188' 227.87 7. INSTALL 4' PVC SANITARY SEWER -so- PROPOSED STORM UNE \ S\ I O LATERAL PER CWS STD. DWG. -x50- -EX STORM LINE - a3387 4 SSLN 1 4"3034 PVC -4232--�6 72-t8.e 22a04' ,70. I INSTALL PER BEND WITH THRUST \ I ata4r g SSLN T 4"3034 PVC 40.84 2M.67 15.4' 228.28 .BLOCKS PER STD. DTL. 20. MINIMUM SLOPE=0.0200 O. PROPOSED SANITARY MANHOLE 498.88 6 491.24 SSLN 1 4"3034 PVC - -- f bi-14.7' COMMUNITY 227.33 CONNECT TO EXISTING MANHOLE ® EX SANITARY MANHOLE INSTALL 45'BEND WITH THRUST Q UT DEVELOPMENT 587.05 7 =8 � SSLN 1 .4"3034 PVC 6 -2242-141' 22655 0 eloacs PER sro. DTL. p20. CWS #10217 • PROPOSED SANITARY CLEANO a \\\q RECONSTRUCT BASE AS APPROVED. 58237 8 560.44 SSLN 1 4",3034 PVC %A) 226.84 138 227.430 EX SANITARY CLEANOUT RELOCATE EX. FIRE HYDRANT TO I \ 550.78 9 646,96 SSLN 1 4".3034 PVC -48.68 M.64 15.3' 228.04PLANTER STRIP. • PROPOSED STORM MANHOLE ® EX STORM MANHOLE I \ 52804 10 SSLN 1 '4"3034 PVC -44�4--2264f>-251' 22209 CONNECT TO EXISTING WATER LINE 9600 SW Oak,Suite 230 6 6 ■ PROPOSED CATCH _ V \ 517-05 11 SSLN.1 :4"3034 PVC - 19.9 227.40 WIIH 8" TAPPING SLEEVE AND ❑ EX CATCH BASIN. Portland,OR 97223 TFIACTA X VALVE. L "^ 495.3512 . SSLN 1 .4".3034 PVC 19.x' 228.80. _ - INSTALL 8' TEE WITH THRUST PROPOSED FIRE HYDRANT IT)503.452003 IF]603.452.8043. - ,I BLOCKS AND(2) 8- GATE VALVES EX FIRE HYDRANT www.alphocommunity.com PER STD. DTL. 520. ® PROPOSED WATER METER INSTALL 11.25'BEND WITH THRUST ® EX WATER METER 2 I I I 8 BLOCKS PER ST. DTL #20 • PROPOSED WATER VALVE 8 1 4 ' 5 1 • EX WATER VALVE REVISIONS s\I PROPOSED THRUST BLOCK NO. DATE DESCRIPTION EX THRUST BLOCK 3 I ' I SSLN 1 LASS'B' BACKFILL SSMH #09 I SSMH'#OS LE GR ND STRM - EXISTING S M. - 1 - - 2:14' 4- r ROUND TRM. 3.4' TR4CT T - ----- --KriEA .22' CLEAR 260' _ AR STRM. CLEA _ 1.001230 I �' �- 3' MIN - L. 2 _ - I k' 116.24 LF 8 D 034.PVC he@68 Is Y1 9 10 111 .12 ^� 189. 7 LFB• 3o3a.P 60.0151 28.24 LF ` 32.82 LF -`::.a- �, F`,Pao• �(" I I I N W N m �N •0-303 8•D- F 4S. 8 LF 8• Y M. pP. °' 220 mog" ,ps};t} PVC®�g}g�- SB 30 VAUD THROUGH 12-31-10 fi A v o z r 0.Q103 0.01 0.0120 r 1p�p ya �dnjtp0.01 N QFO p N WN N Nm F/FI a OJ �N J Z J Z,W�n +z 4'U' N+ Z�, .MONTAGE N W W = •- m�"' per• _•F O v� +^ Ove pp I ,s '" H :gn16 11. _� cd 6? _� aN�11 =-� "_� TOWNHOMEr �?{ m o g9 V) � 3� •210 _ VIN qQ. + Ay I F 28 dF 6w II F• W d A W _. I 27' Inn N N _. . - SSMH #04 - _• N 1 W. - - - 5+50 5+00 4+50 4+00 3+50 3+00 2+50 2+00 1+50 1+00 SEE SHEET 13 N s0. 4 2s - - - _I_ _ SANITARY 71 - - SEWER LINE 1 1 \ 2 33 SSLN.1 - PROFILE(PUBLIC) SSMH #03 - - - AND.WATER HORIZONTAL SCALE: 1' = 30' VERTICAL SCALE: 1'= 5' A 2 AS-BUILT. LINE PLAN �. QA7BP�WIr142000 & PROFILE. s+oo _ - SSMH {JO - S.W.C IESTNI -ST , .E SMH #0 3 8 1q . 5 SSM7FW0K•"6T O 2 '�a I p h a COMMUNITY DEVELOPMENT - - SO EX:S�-- --- ... CWS #10217 POSSIBLE LATERAL IN 3 PROJECT NO.: 528-034. THIS LOCATION. '• RIM= 22&16 TYPE: FIELD OUT(S)=249:6-219.72 TYPE: CONSTRUCTK)N VERIFY FOR CONFLICTS SCALE DATE: . WITH LATERAL OR 30 0 16 30 60 STEPS. RESTORE TAX LOT .. MANHOLE AFTER ., CONNECTION PER DETA mI 301 #010 m I Y _ 1 IN=30 FT SSLN 1 -PLAN - - WASHINGTON.COUNTY CASEFILE 06-266 SCALE: ," 30' w. Z:U01-001\DWG FROM OTHERS\Ciwl\SHEEIS\12.101001-SAN I.DWG-SHEET:27x34 Feb 18,2009-3:32pm Am _ - WATER NOTES: SEE SHEET 12 SANITARY NOTES: LEGEND • -t_ I Q CONNECT TO EXISTING WATER UNE. i INSTALL STANDARD SEWER _ss- PROPOSED SANITARY SEWER INSTALL 3/4" SINGLE WATER SERVICE EX SANITARY SEWER l I O MANHOLE10. CHANNELCFOR SFUTU EG -Xw PROPOSED WATER LINE I 13 I 14 I l I l i I 'Q CONNECTION PER DETAIL 7. CONNECTION. -Xw- EX WATER LINE alpha -- INSTALL STANDARD BLOWOFF PER INSTALL 4" P.VC SANITARY SEWER 15 116 l 17 I 18 i SSMH p07 DETAIL 203FL. O LATERAL'PER CWS STD. DWG. - - PROPOSED STORM UNE r INSTALL N RUST M -XSO- EX STORM LINE MINIMUM SLOPE=0.0200 ' COMMUNITY p BLOCKS PER SM. PROPOSED SANITARY MANHOLE I - - _ I I.2 I .I I i ,-' 28 gyp 28 .TAX LOT QINSTALL 45•BEND WITH THRUST y CONNECT TO EXISTING MANHOLE. ® EX SANITARY MANHOLE DEVELOPMENT. 5 O CWS 918 • PROPOSED SANITARY CLEANOUT _ BLOCKS PER STD. DTL 20.� I� TYR I I ---�- 900' RECONSTRUCT BASE AS APPROVED. i 27 I ® EX SANITARY CLEANOUT `30 QINSTALL TEE PATH THRUST BLOCKS - SSMH X08 M I 6 PER STD. DTI. #20. SM 4 Z --.-; • PROPOSED STORM MANHOLE 9600 SW Oak,Suite 230 LL -_- _ -- - 1 1 N 31 Qi INSTALL IRRIGATION METER ® EX STORM MANHOLE ■ PROPOSED CATCH BASIN Portland,OR 97223 SL N - -T N - ❑ EX CATCH BASIN In 5034528003(F)-1103452-8M . 19 ,1 20 ; 25 'I' - 32 , PROPOSED FIRE HYDRANT www.alphocommunity.com I l 21 22 23.�24 i i - I ; EX FIRE HYDRANT 5 �6 PROPOSED WATER METER ---- 33.2 EX WATER METER _ I- I ----- ------- PROPOSED WATER REVISIONS I m EX WATER VALVE VALVE NO DATE 'DESCRIPTION I - . PROPOSED THRUST BLOCK \ \ - LATERAL TABLE EX THRUST BLOCK 3 .�. 4 S.W. HF-STN ST. - �- LOT STA LINE PIPE L F IE F SSMH #02SSLN 2 4"PVC 19.3' 228.42 120215 14 409 38 SSLN 2 4"PVC 18.3' 22s.22 `I. .TRACT r SSMH #0 loom 15 SSLN 2 4"PVC is.88 19.3' 228.03 SSMH?�O6 I 16 168.14 SSLN 2 4"PVC 15.00 224.32 - 7'\ �G 7 146.10 17 SSLN 2 4"PVC is.eB 14.6' 224.93. I 135.19 .18 SSLN 2 4"PVC 16M 14.8' 225.34 215.88 19 SSLN 2 4"PVC 9 0 225 94 -- -- -- - , 40 7.4 I _-EX. SSMH -------------- 18588 21 SSLN 2 4 PVC 7.4 225.13 " � GWS 0217 18&53 22 SSLN 2 4"PVC 8.9' 225.07 I 3 1 151.82 23 SSLN 2 4"PVC 11.8' 224.80 I 13237 I 24 SSLN 2 4"PVC 11.8' 22&98 - 1 5 200.78 25 SSLN'3 4"PVC 18T 22&43 �n rip FQ .. TAX LOT TAX LOT 211.08 28 SSLN 3 4"PVC 17.1' 223.48 '- I Boo Q 301 234.28 27 SLN 3 4"PVC 17.5' 22&78 w� VAUD THROUGH 12-31-10 Z 28 249.91 3lN 3 4"PVC 17 3 224.38 245.83 29 SSLN 3 4"PVC &4 22&52. I 235.92 30 SSLN 3 4"PVC 5.00 22268 218.06 31 SSLN 3 V PVC 5.8' 22221 3 198.36 32 SSLN 3 4"PVC &I 22283 MONTAGE 1.--=-- -------- r------------------ N 184.26 :33. SSLN 3 4"PVC 5.7 222.16 TOWNHOME� II --------------- . . SSLN 2&3- PLAN SCALE: 1"_-30' CLASS'8'BACKFILL .E STIt G CLASS'B'BACKFILL GROUNDSANITARY SEWEI '.r PROPOSED PROP ED nNc srRM. 230 LINES 2 AND 3 rg�O�ND - _'-- -- CLEAR q - -- 230 - - --- --- -,- AS ®UILT AND.WATER IN _ LINE PLANS 16MO LF B•D- 4 PVC- 0.0110 DAM SM W1Y1%SM $� PROFILES c >o2R � o _ Gmm 20q: _.. ` 220 ago _� o .v + _%06 IIz~ zo +. d zz o rn• z y= W z m rc COMMUNITY DEVELOPMENT _ . - 41 V1 0 W_ w w W PROJECT NO.: 328-034 11 W w w 2+50 2+00 ' 1+50 1+ap SCALE TYPE: CONSTRUCTION 2+00 1+50 1'+00 �� 30 15 30 60 DATE: SSLN 2 -' PROFILE(PUBLIC) SSLN 3 - PROFILE(PUBLIC) 30 FT HORIZONTAL SCALE: 1"= 30' VERTICAL SCALE: 1".= 5' - _ HORIZONTAL SCALE: 1'= 30' VERTICAL SCALE: 1" 5' 1 IN= WASHINGTON COUNTY CASEFILE 0i-266 �.. Z:\101-001\DWG FROM OTHERS\Civl\SHEETS\131010DI-SAN2.DWG-SHEET:2W4 Feb18,2009-3:35pmdm . .. I h . . ......:. a: p I / •2+130 s ' Aw MONTAGE WAY / C.O M M U.N I TY 4x00DEVELOPMENT . 1. ` J - - ............._._..._....._._........_...-......._..-.._-'------.—..—. ----- ...._ ._. Oak,Suite 230 9600 SW a OR s s Portland,OR 97223 \ (F)50$452-8043 503 / IT) .452-8003 - I .4+00 S.W.92ND AVl=ri+ o � s hgcornm n .c - www. P NY om � N / 0,l m f[' REVISIONS -- / NO. DATE DESCMPTION I �z I i oC / � I I I I. I I ———————————————- ACHING NO1F4 •NAY USE 6'SIGN8st C�RFRAL / IYPE'RI'-I JD• .TfPE 0, •u TYPE•6Y ON STOPPED LEG IF COLLECTOR TYPICAL STREET NAME 1)CONTRACTOR SHALL SUPPLY AND INSTALL ALL SIGNSI�AND IS RESPON58lF.FOR STAIGNC SGN I.00A7ION5 30%3p•, OR LOCAL. SIGN INSTALLATIONE FOR . STOP. TYPICAL AND OBTAINING UTBJTY':LOCATES'FOR STAKED SIGN LOCATIONS, SIGNS SHALL BE LOCAIEA PER 11PICAL i PEOULSD N.NONMRE IA�6• xW.92a AYE 4' INSTALLATION FOR SIGN EE 6'P ARTERIAL INTERSECTIONS, $ICN LOCATION OR AS SIOWN ON PLANS. IT I�ThE CYY 7RAC10R5 REmONSIPIITY 10 VERIFY THE FINAL�TREEi' _.2 yITm 3 5Im } A LOLL NL COLLECTORS �A 3D M _ N 1 I N w1E119TY y%T Oi _ I REOURED RaQ t RDaFJBD 9°'O Ae INTERSECTIONS. �6� ., R'PY AV" PP`s 2)ALL SIONNG,SHALL CWORN.TO THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES AND THE,COUNTYS TO' 'TYPE'c1' .rYPE YRr 201 12' •%j•_t q g OR - PERMANENT SIGNING LEGEND. iQP OR 7 S*OP VALID THROUGH 72-31-7° ILK 10FA.AY X18' ® I 8" 3)STREETNAMESIGNS SHALL BE _ (VERIFY F�STREET NAMES BEFORE ORDERING AND INSTALLING) �T� �� 0,10 To µ A)FOR LOCAL AND COLLECTOR STREET INTERtSECTIONS: SIX(8)ORgI 0.080 INCA FLAT ALUMINUM ` 9ypu" ,9�'IJ-I BLANKS,MCUNIEO ON TOP OF POST WITH SPECIAL BRACKETS. 12°..TYPE'Rr-1 12" TYPE'RY t MN' gyUI O Of;SD' 8 - PRIVATE ROAD �IAW OD'N;aPN1' LETWUNG:..FOOR(4)INCH UPPER USE SERIES C NOT MBYTANED 24- MONTAGE . PRE-FIXES AND S1FF1XES:'TFWEE(3)INCH UPPERCASE SEXES WASHINGTON ..SUPERSCRIPT FOR FOR NUM9ICAL SIFKEET NAMES 1W0(2)INCH UPPERCASE SERIES C COUNTY OSI LAYOUT PER'TYPICAL STREET NAME SIGN LAYOUr TWO(2)SIDED TOWN H ..B)FOR ARTERIAL STREET INTERSECDONS: ANNE(9)INCH 0,080,INCH FLAT BLADE ALUMINUM BLANKS, NOT" - TYPE'VIIC-1 OM ES . :MOUNTED OIRECILY'10 POST YAITI PoV1iT5 FOR,SIRFET.NAYE SIGN FACING THE ARTERIAL TRAFFIC u9f0' 24' .. ' APPROACH.FOR SIGN.FAONG'CDUECTOR OR LOCAL STREET APPROACH USF 3)A)ABOVE SEE DIAGRAM. 586. 24" 4" NOTICE Yw5 Bono HULL LETTERING SIX(6)INCH.UPPERCASE SETIES C c4tTE BE EXTENDED MTH FUTURE•DEVELOPMENT ' .PRE-F00,4 AND SIFFlXE-FOUR(4)INCH UPPERCASE SERIES C• .. * DE r+0, FOR;MORE INFO. - 24' SUPERSCRIPT FOR NUMERICAL STREET NAMES THREE(3)INCH UPPERCASE SERIES C CONTACT WASHINGTONi� UYWT PER:1Y'PICAL STREET NAME SKIN LAYWT'ONE(1)SIDED,TWO(2)SGNS PER STREET.NAME. CAUNiY LAND 6 VN.•�� " s� DEVELOPMENT DIV: (503j 896-8781 .C).FOR SIGNALIZED.INTERSECTIONS:TWELVE(12)INCH 0,125 MM FLAT BLADE ALUMINUM BLANKS,.MOUNTED - 39 1T RACE off � �' FACL Of r 10 MAST ARM OR STRAIN POLE FOR;SPAN MINE SIGNAL SYSTEMS. � . . LETTERING`EIGHT(8)INCH UPPER CASE SERIES C FOR SPECIFIC SIN DETAILS(SUCH AS THE'STREET STUB!SIGN).CONTACT BTE COUNTY PRE-FIXES AND SUFFIXES FIVE(5)'DICH UPPERCASE SERIES C TRAFFIC ENGINEERING SECTION Ai,846-7950. SUPERSCRIPT FOR NUMERICAL STREET NAMES.`FOUR(4)INCH UPPERCASE SERIES C EyC1577N4 Dt°aD-Nn .. ... LAYOUT•PER'IYPICAL-STREET NAME SIGN LAYOUT'ONE(I)SIDED WITH BORDER O INSTALLNEW SIGN SIGN 1s ALP THE S1>rEr . SIGNAGE MATERIAL FOR ALL STREET NAME SIGNS(?ER'SIGNING MATERIALS• -' INSTALL NEW SIGN(N)ON NEW(M)SUPPORT F _ WIDTH OF SIM,PER BELOW TABLES FOR SO(6)AND NINE(9)INCH BLINDS. M SIGN iTtEE PLAN �J L '.SUFFIXES ARBRENAIONS PER:'COMMON ABeF.t!.. �. R%N REMOVE:J:SDNG 9r3K-,h) i IfJ yL •,"�.(TRO,SIOED)... 9 INCH BLANKS.(ONE SIDED) RM REMOVE EASTING SIGN(N)AND(M)SUPPORT. "OR ST. . MARACTERS !$AtlK..RI1Tlt1 R1 ANK MDTH f�x . (NOT INCLUD.PREFIXES N01 MCUO.PREF17E5 REI TALL (N)OII.NEW(M)SUPPORT .� I AND SUFFIXES) .e - SIGN TREE I \ SIGN TREE . LP TO 6 24 INCH UP TOO 6 38 INCH M . 7 TO 9. 30 INCH .. 7 TO 9 48 INCH _ 10 TO 1f >6 INCH 10 70 IL 55 INCA EYN MAINTAIN AND PILOIECT.E%IS7ING SIGN(N)AND SUPPORT CROSS'INIFRSECTION TEE INTERSECfON :2 TO . i2 INCH 121013.. ..61 INCA - - OVER 133 48 INCH - 14 TO 15 68 INCH RIN REINSTALL OUSTING SIGN ON E)IS7ING SUPPORT. AS BUILT FOR MAST ARM STREET-RAMS SIGN LETTER SPACING USE ODOT•S STANDARDS N SIGN NUMBER .SIGNS SHOWN WITH BROKEN BORDERS ARE - • COMMON ABBIREWADONS M=MATERIALS,OPTIONS ARE EXISTING. DATES N5 AVE=AVENUE 'lN LANE RD =ROAD S=6,ID3'tIIESPAR' - - 'a I p h a BLVD.BOULEVARD IP'=LOOP ST. =STREET 5/16'CALV.OR PIP. CIRCLE PKWY=PARKWAY TER =TERRACE ALUWIN ALLOY WASIHER_` .. . N CT =.COURT PL =.PLACE WAY =WAY !NG M i RIA FACE SIGNOR -DRIVE COMMUNITY DEVELOPMENT - SIFEIIN TYPE 01FrjINaTYPE 3/8'X 7/16'CKIVE RIVEN 4) POSTS 90M ADVANCE WET NAPE SIGNS � lE =SHFETWC.TYPE 01 ANCHOR SFEVE 2%' x 2�',18'DEEP .. ( A WtOMUN OF 2 X 2 INCH%10 FOOT GALVANIZED LNISTRUT TELESPM'OR 12 GAUGE P03T. M NFD BACK ND- N TYPE.9 ANCHOR 2% X 2){•.36'DEEP 0 . ALL OTHER AGNS POST YOUNTW REFRECDYE SFIFEIINO 1YPE.1 . PROJECT NO.: 328434 .PERFORATED POSTS OR APPROVED EOUNINERT SHALL 8E USED. R. SIGN POST Y X Y,i2'DEEP A 2 X Z INCH x 12 FOOT(MIN.)12 GAUGE GALVANIZED VNISIRUT TEIESPAA'OR L2 GAUGE- EIICEPT STREET NAME SIGNS) I SCALE TYPE: CONSTRUCTION .. PERFORMED POSTS OR APPROVED EOUNALENT.S A L BE USED WHEN-A COMBINATION OF lYPlCAL ICN 2£S . S - 1' 30 0 15 30 60 DATE: . " .SIGNS IS MORE THAN 36 INCHES'IN HEIGHT:SIGN COMERMON AND MINIMUM SIGN MOUNTING _ _ 4 THE WORD LIMIT SHALL NOT BE USED �� POST - HOW SNAIL DETERMINE POST LENGTH. - SPEED SIGNS x38'ON COILS AND AR1ERA-ROADS Y n SIGN POSTS AND ANCHORS SHALL 8E INSTALLED PER'TYPICAL SIGN INSTALLATION' NO PAAppK%OQ�NC SGLS-R7-2A R TA1j0AAD MTX A:R7-TDI Al2Bpxy6E,LOCH AWAY ZONE N'y�j6. ANgidt DRIV31WE %VET ,LI ON LOCAL ROSADS AT�7HaEND5�7NE�2GN STALL HAVE s1GLE ARROWS '>Z„a•SC DRIVE RIVET 1 IN=30 FT . ARROWS%e UOET 1 4 NO OTHER TYPE OF P09 SWW:BE USED UNLESS PRIOR APPROVAL OF THE COUNTY TRAFTIC. POINTING IN THE DAOF"ItIIATKE ORECYI WITH 0OU81E ARROWS'-BETWEEN TYPICAL SIGN INSTALLATION . ENGINEER IS OBTAINED. TRAFFIC.ENIGCINEEPoNGESEC�SIOVAT 846-T�9 1REETSNB SION�CONTACT THE COUNTY . .) :\pron328-034\dwg\Civit\SHEETS\328-034-ROSIGNS2.dwg-SHEET,22)34 Nov20,2007-1:49PMgMt . p COMMUNITY :_, ROW PLACE TRUNCATED DOME DETECTABLE WARNING TEXTURE IN THE LOWER 2Y OF THE THROAT OF THE RAMP `, �/� T 5' MIN. 6" ONLY. ARRANGE DOMES USING IN-UNE PATTERN ONLY AS SHOWN IN DETAIL RIGHT. COLOR OF TEXTURE D E.V E L O P s rz•E NT - -. .. ... .TO BE.SAFETY YELLOW. FOR CONSTRUCTION OF SIDEWALK-RAMPS OUTSIDE OF PUBLIC RIGHT-OF-WAY, e CONCRETE WALK CHECK'WITH STATE BUILDING CODES. 0"CRUSHED ROCK ROAD SEE NOTE 5 -2R SL�TTON'S ET ��-0..2• ,.T' 9600 SW Oak;Suite 230 Portland..OR 97223 STERILIZE AND.COMPACT SUB RADE . I (TI O 5D3.452�003(FJ 503.462043 . .. SIDEWALK AWAY FROM CURB Oiil www.alphacommudty.com .. Row - . PLAN S,.MIN. _ r 5 0.90- oO oO Oo _ sIOENNA I¢sr ro oMm. _ �' REVISIONS CONCRETE WALK�1 �2,0X TRUNCATED DOME REVISIONS 2"'3/4'-0"CRUSHED ROCK ;, I, DETAIL CURB NO. DATE DESCRIP770N CURB JOINT •2R SLOPE TO STIR ET ROAD 6' RAMP TEXTURE �-y4, S •' - 'SEE NOTE 5 ?` P?��Sl PATTERN DETAIL •y?�t Y - +o a,uTSIi ,STERILIZE ANO COMPACT SUBGRADE J - n ODWaAL 'a y4uS w DOTEfi SIDEWALK ADJACENT TO CURB. SECTIONB-B 1.CONCRETE SHALL BE COMMERCIAL MDL MIN.;COMPRESSIVE STRENGTH OF 3300 Psi 76" V' AT 28.DAYS. \ �� 6 2.PANELS TO BE 5AET LONG. \\,f 4MIN� . NOTE:COMMERCIAL DRIVEWAYS . +1 rz vwA 3.EXPANSION JOINTS TO BE PLACED AT SIDES'.OF DRIVEWAY APPROCHES,UTILITY ' - .- •. s,sa0m e.m ars).m,•suwi alrAm- VAULTS,WHEELCHAIR PS, D AT SP T EXCEED 45 FEET. S O VA RAMPS AN ACRNGi ,A2+ �p�vur«x n wLwe "MIN. Y BACK OF SIDEWALK .. . 4:FOR HE JI U4 ADJACENT E THE CURE AND POURED SAME TIME AS THE .. NOTE,COMMERCIAL DWCWAY. IwW 7 KmoDo. CURB,THE JWNT BETWEEN THEM SHALL BE A.IHOWELED JOINT WITH A MWIMUu T/2' w'''uAc-A'-C uH.mmN �ame ma sHUA aT Ia+rDEO xm,•uueAn ,. ',4-t0 G ML umH A'PAONS H[MO BYM ar OM' ' I -0 m+xsaH�s y��+R.ArsHUT S.SIDEWALK SHALL HAVE A LOMMDM THICKNESS OF 6 INCHES P MOUNTABLE CURB � 7'6" Neumxrzo IMTONa on mu.ADnum.c DroOH .IS USED.OR.EF SIDEWALK IS INTENDED AS PORTION OF.DRIVEWAY.OTHERWISE J�� S II NAw � ' suscRwC ro,wsx r4eu. SIDEWALK SHALL HAVE"MUM THICKNESS OFI4 INCHES. 5 F BACK OF CURB B . .. ".A)mHlN:rcnOu 2oo,r sNcslcawutt A Nemwu ; Q 6.WAR BLOCKOUTS IN CURBS SHAH BE EXTENDED TD BACK OF SIDEWALK WITH 3• 0�} UCC CURB HE IGHT FACE OF CURB GA.PLASTIC PIPE Al 2%POPE.CONSTRUCTION JOINT TO BE PLACED OVER PIPE. WASHINGTON. COMMERCIAL DRIVEWAY WASHINGTON COUNTY CONCRETE WASHINGTON COUNTY SIDEWALK.CURB RAMP DEPARTMEM OF LAND USE -DEPARTMENT OF LAND USE. OEPARTMENT OF LAND USE VALID THROUGH 12-31-10 -__� AND TRANSPORTATION ! SIDEWALK,DETAIL .. AND TRANSPORTATION. AT CURB RETURN AND TRANSPORTATION - - - WAEN; No. ASN.�10NIY N0. W X0. ' DW-2010 CS-305 CS-306-MOD. SEE NOTE 6. MONTAGE A TOR USE IN PAVED ROADS B FOR USE IN PAVED ROADS. MAILBOX SIZE 1, IA,OR 2 FACE Oi CURB METAL CAP ... MAILBOX R 1A ROAD SURFACE SON sNoAH IN ST. WIDTH DEPRESSED 1/2' METAL OR PLASTIC CAP B SIZE i0 \ w SEE DETAIL BATTER ,: W, p• W 3 ,P'_ w TOWNHOMES ASPHALT'CONC. 1 I 6•-(-� AF Affj y . 1/2• .. - TYPE I-5. BASE wuasE' T (SINGLE) �. I. A i%2' 12' - .. \ o . TO BE SE VNIC IT - TY -D APPROVED BOX ONLY AS APO--.D B"OR.12•. .. ... POST T GLINTING .. 'a .,` A E P SR OR A . .. .. S U IM eli P PE 1 L a ..`: A. `'. ... 8Y COUNTY SURVEYOR .CASH WON MONS NY SOCKE (DO BLE) 1L C{i- w fhi"�'=.'.tom'•7 tLi....•..,'.;..u.:p ;. f� A t eElrc ' WAML AN, - \. TO COUNTY Suw"o-.. - .0 6• 3• 'y . SPECIFICATIONS 2..I 6" + BASE COURSE x ,:mak+: o. 4l<^. .S•+ ', 9' . ` PER NOTE'1 PER.NOTE @I \ FlNPI DETERMINATION oz.urxnwu O.C.uAOwu F NKxaI aa\E X 2$;ie'IXH ANGLE LEG 1. .FOR USE ALONG MEDIANS,GUTTERS GUTTERS MAY BE REDUCED WITH ELEVATION �{ OF 0 SI APP•ROR OVEDI2'. _ MMMT 2% x i%'.IA'MOP _ / PRIOR APPROVAL FROM THE COUNTY ENGINEER. SDI POST T x 2,IT O® aICOUNttSURVEYOR SIDE VIEW FRONT VIEW 2. CONCRETE SMALL 0 COMMERCIAL MIX, MIN. COMPRESSIVE .STREET SEE ODOT DWG:N0. 2136 FOR'.DETAILS AND NOTES. STRENGTH OF 3300 ps AT 28 DAYS. I C. FOR USE IN'GRAVEL ROADS SINGLE OR DOUBLE SUPPORT 3. EXPANSION JOINTS, DETAILS A. TO BE PROVIDED: 1 AT EACH COLD JOINT. 3/8"GALV.50.H0. BASE'.000RSE 4' MIN. 4' MIN. 3' MIN. 2)) AT EACH END OF DRIVEWAYS. MACHINE BOLTS w/ AAIB-BASE ROCK NOTE A 3) AT EACH SIDE OF INLET STRUCTURES. WASHERS NOT RAILS TO HOVE ALTERNATING RED 9- ALL MONUMENTS SHALL USE ERHFR' 4) AT EACH POINT OF TANGENCY OF THE CURB. 8• AND WHITE STRIPES.ALL STRIPES 5/8"ON x JO'LONG IRON ROD R 5) AT LOCATIONS NECESSARY TO LIMIT'SPACING TO 45 FEET. I' z WILL BE REFLECTORIZED. \ }/i INSIDE DA.x 30'LONG GAVAW2ED 4. CONSTRUCTION JOINTS. 2-X 8" B' \ - .IRON PPE. A SPACING TO BE NOT MORE THAN 15 FEET. BAILS 12 G 2. SEE MANUAL ON UNIFORM TRAFFIC B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1-1/2 INCHES. g• I CONTROL DEVICES FOR STREETS AND METAL CAP HIGHWAYS AND THE OREGON 5. BASE ROCK TO BE 2"-0"OR 3/4"-0"COMPACTED TO 95%OF PASHTO SIGN POST SUPPLEMENT. "!IJ• T-99 AND SHALL BE TO SUBGRADE.STREET STRUCTURE, OR 4"IN 12" 2' X 2' DEPTH.WHICHEVER IS GREATER. 6F.63 TY,I,u.or NI BARRIC.ADES 6. DRAINAGE BLOCKOUT =-- PER NOTE]t A 3'I.D. PLASTIC PIPE WITH COUPLING. '[•. B. DRAINAGE ACCESS THRU EXISTING CURB SHALL BE CORE DRILLED 3. ALL MATERIALS AND WORKMANSHIP /♦ ♦$��p, /R�h a OR CURB SAW CUT VERTICALLY 18"EACH 510E OF GRAIN AND SHALL BE IN ACCORDANCE WITH THE •� u SUPPORT SPACING REPOURED TO FULL DEPTH OF CURB. END VIEW CURRENT STATE OF OREGON STANDARD r .. N.T.S. SPEaiN;Q10N5 FOR HroVT cousraunloN. COMMUNITY DEVELOPMENT WASHINGTON COUNTY. CENTERLINE SURVEY WASHINGTON COUNTY ' MAILBOX INSTALLATION WASHINGTON MENT OF LANDCOUNTY EMERGENCY MOUNTABLE WAUSE SHINGTOMENT or N COUNTY STREET BARRICADE . DEPARTMENT OF lANO USE �• USE DEPARTMENT OF LAND USE ,' PLAN AND TRANSPORTATION CURB AND GUTTER AND TRANSPORTATION TYPE III, STEEL POSTS PROJECTNO.. 34eA34t AND.TRANSPaRrAnoN MONUMENT'.DETAIL "'i AND TRANSPORTATION WAE -V WASN.COUNTY N. WASN.mum"N0. MASN, IID. M-404(MOD.). M-400(MOD.) CS-300(MOD.) M-401_S ' TYPE: CONSTRUCTION DATE: AS-BUILT i' DATE: OZP�IV�IT,_ 15. - N\p,ej\728-03"loP Ci H\SMEETS\328-034-STRT.DTL.O.p-SHEET:L#,o fF-22.34 Nov 20.2007-GAS"wN+ WASHINGTON COUNTY CASEFlLE 06-266 N:\proj\328-034\dwg\CWP\SHEETS\328-034-STRT-OTL.dwg-SHEET:LayoWl-22X34 Nov20.2007-1:49pmpmt alpha :1. COMMUNITY " »on> x�o�:4� DEVELOPMENT - . r6•II SeMx MW rA9 Dr�w Arum ]NiaiEn Wna Av��,vc J{X1LLim �W m Opt<31 uN««E EGnON39:N Y,_ bs�'^°° am Sm. 0 9600 SW Oak.Suite 230 canoe.ro Mc aEDwiwEX,3«•3« o 0 x"D m'aD°R"°"0 ns v.wsrous« ,-,n• ._. a • Y,J,. PlaOd. R 97223 wa,• • o orfO8003 - NAnuN er n o •i i.''t' o S o o o o M 503.452- [FI 503-452-" m il's a woo '�"O r'�`iN,�e"J7o mo n.,•n a „�, o www.alphac immun(ty.com N'e„m o 0 ' awz n xaFamar eJeem �•: ' Hour �} _ .;• ..« ' 4r.••aa e•s +�'.d . mnu+wwaE ulun Mnc oar,er m Da f ,' t:OPOutElt GOLrPxOPriENE PUSTC ' «Nax,c aNM Ne1c•a ar n�C` SANITARY STORM REVISIONS . a,a51rv`°om«ouv'wOS.c'S.N"%.:r”vrrroa,n•B•n:>.m amore :�, •� Wm rJ]•oe«w m«weomrr rt NO. DATE DESCRIPTION Ea"O1Ns myoma W rauw siw4u'Ba sa-morin � '• � o mmr,o "':: Y + .. i `wmnanw.m.a:3 a NMax3�m • « . . JrJro a oa rc+n,�u,,,,io BN,c '�°[w.sw�Dio,m• PVC SANDED-BELL ' a�xrs•.went maremr Wm awn wiu. EVNn�ee1]�%� _ _ :'�.. I I _ ` � . ' ..x nnnur�e'�mvc+ � 1 .. . ... -B-SJa• .�� .; r gII v Newer aEM«war[w. 9$. � G a>�oErr waomwcWm axxw war«u 'J eye .•�. .p•, • '+;*:�a' - . - auerMr meozw w wr ra sna ..a .ovag•• ,.M® i...•.. 1�remawr/rxeEe moor uexla[roux wm - arMDEs3 w ..:,e t .d a sn•u. .+ �//J/A ,• � - . NWcn usm a•u ammo Jrx m iBxc* ` im-ca aou' •Aw° co�nrr wrno MATERIALS: C�/P/(///O� Vii+. :• y _ . ' r� _ currmaa Vii.Ji'.:s I Wx� e'w.rvou m« r:rE _ �� Nom]/••bwl 4tVwrUFD OOtW4D RBIIIOmIG BM. ' ' nn trm m -; rrJarax. - B•a caooB:.Nc WM•snr.-1ss ers m•w.a rye m a . oROxG OM«waaan eM �' n•xwru m<� u°«x n°Xwrr°�rt - i-.is.. •us coNrcraE run caxaw roM Asn•c-oa _ sew DRamNi>�ern nauu trr wJx sa KORNSEAL BOOT YM Baxctgr NaDED carawm a�ans�ni XO1ER mr. +!��«M'-O«mAwm W,X anaGs,m swr•u: ••me oN•N:mD ar« i,m�¶raw'c r9riPwiA a LR•+au W�wr�rs u A�-+Bu w.vnro�mora smrrrs �,`�IrNE�F{�i� _ r 'a' c' z roam MD mM•E ro s HOW. D ro•mms eE•mr0 Au Morro. �H f ' ci1:}fi..fi 3•r<. r•5..,�I. •. NoicX uD raa-0 HOW. 89 PRECAST CONCRETE �' MANHOLE STEP SUBURBAN AND STANDARD STANDARD MANHOLE l-- p�� MANHOLE BASE + ^ ' MANHOLE FRAME AND COVER C1eenWem+p�`S�ico r� �` Q CGWilB�iieaON�c:n-.'] Otlr��a.1s ORAMNG Na 100 Pv..�dNio UNA1eND X0.:1D-,A/Yr' P�. IDRAiANG NO.0,0 P.rn..v tv 43r M• P GNA .IYYc M n` y�MpBe•n xw, . VALID THROUGH 12-31-10- A 2-31-T0-A - A e�nx�m Y WSroiOai,4 SxN r•c s •` •3 1.AuNrs MD esNw cMN[1,nrNr. RUBBER GASKET A '"511 c d� :E" >< B ,D MONTAGE uz Mc na,uxrNn« FLAT TOP wv'ro dwOL`* #L J1• ixERcamcuwis«�."s1N:a.i.. (OPTIONAL)' 3'le"woa svmn onJ.rw au,l,D+ ' +NwDo Maaea[mDxsxws«,rAwwro r+wnG DRAWXD No.Din .z s+vs REouxro a rur tm NMXat, rwaMr.-. •�� TOWNHOMES:=: N+G«OINc M+aP ra. SUMP VOWN[AVADABLE aP '%•> `NMNatF'DEPMS Ie s W. eS McBxUN WArEUM _ ..'.:.t:.... .r,.. - _ DETAIL A. r,,.iB:'•+.:• - `"o'aO1O15�9ic 1°"« (PARTITION LOCATION) i v ux• m•« niv a:• PI AN °tim cc 'vie�..««n.rm leu v SECTION A A B, B uMxat ac«NsvrJu cae«er - sum vaux[R[auwmExrs w ra nm.Nxwa,s«esry c-•Sa No . :t_ ]o rAn rn vPraN JarucJaE PPmma,«era wArnro xn aD ' . Runm c.axr •. 't:•:....: .• _ am a rW.N mavno � Nsoem ren Am e W Nx i ac DROP weew wsX[r IAT ror 4 ' REWrORCWIXr - A Dr.lU eaglnwi Cw' mm - 00.- SECTION 8-B PLAN VIEW ' nm uwrNu nwr r« Da3�'incBwmoue�E Smr me�r nsrDiEo•m� �r: •M:j.... . �raaaunn Nemw[r mDu rtu or rwsi `` aAve na•+o: .. :• " Sitl «GMS m u•ru:mb•rN' a[m•.. Har S aRsr SrfP �.A,:- '•iv��:� ' (,BM•RWND Ou+9a[«ar6O.G. � w[+ - K aACONJIS BOM SOEB«OPEIdNO I•KD AWD nNM 1 '. o[n[emx % ,4' _ ' ea D-:Gc.wM w•rs Jf, 'r DETAIL B . :c • toe*iA cl —T— ATTACHMENT 4e A ,Petr A PARTITION o.,,,, ,,,� ATTA HMENT UTILITY - M[na[a M NJt[ __ a. e H- Y wW mxDrraM rq rm-GT Dp+MNc DETAILS, o Dew[ slm c •'wa nn w�"a'iNN. ' ' 3 rPE� 1p1r4 .Y fet.uo eY rn orYxx r A . . - .vnwr wrzx ewN Bxus BE mm[ucuo w Aarom mr.r3xu u•.Mm � o wN3a,wwi 1m•+E . ��.:� •i��'. 1 xa-Alm WLLl MANMnE MNL B[ Yn•r.'SrarW vn u+. . ~�N-E )yit; r ruuAr«Noxa >J>L vweED W wAa CarCl1[1[9nll MK A b D•r er,.v wr mrA MvfS]Sap 4Cai., J;!+-'•1 .t 1• ', SMNDM«3DOD Pg.NMI A SUm«]'1D.• 1PK Ixaw a3 • .�•:.( Na'«N�Mnl�tl� SECTION A '- U-0 +xE « - . , I x'm o'c«rvw:rto a•u u.rrAur. +.• , C AMP D TAIL DETAIL C SECTION B-B - SHALLOW FLAT TOP CURB INLET MANHOLE WATER QUALITY INSIDE DROP MANHOLE CG-48 M.H. CIeanN&k;iSeryim C7eanWa�r Services sDO° MANHOLE CI..mw;47s.ba DRAYMNa Iss( MANHOLE _, .. , ,... oPAnxoxaom / -Am. o., -sa -� O:e•aUwryxwN - DRAIHN6 ND.515 RE\hID W-a] ORANr7G N0.Ob Q�P. a�:: COMMUNITY DEVELOPMENT PROJECT NO.: 328-034 TYPE:' CONSTRUCTION DATE: AS-BUILT . . DATE D-Iq DA .. i 16 WASHINGTON COUNTY CASEFILE 06-266 N:\prof\348-034\dwg\Civil\SHEETS\328-034-UTIL-DTLdwg-SHEET:Loyoutl-72434 Nov 20.2DD7-1:49pm grnt LIMLFACNRER: INWSBLE STRUCTURES.INC.' ' ' 16°0 JAa[SON sL.SUITE 310 . GOLDEN.CO 80A01 iEL i-800-2J3-1310 ' (OR APPROVED EWAL) . GRASSPAK S. UNIT SME: 20'x 20'x i sTREN°1N: 5,]20 PS al p h-a COMMUNITY DEVELOPMENT SEE ENIARGENENT BELOW B� I B 9600 SW Oak,Suite 230 PLAN HTONOGNOMI NIX(SDR CONOInONER)BEIDM RWO. s.s Portland,OR 97223 • z.- !: (SUPPLIED BY MANVFACTURFA) uFA oR \ •• ••t RINGS FILLED VITA CONCRETE SAND(CLEAN.SHARP SAND) . IEE BID.ORANNG Na tm t . Fort rwE ARD WAtt - CCUPACTED SANDY GRAVEL ROAD BASE [T)5M42-8003[Fl 503-452$043 A A T s 6 vww.atphacommurlily.com I' '9mE Bs As soEoseO zcma z..fii F,uL - i1OW /-� AGOeT PNm:W/BACNRL CONPACTED$UB(RADE 95R ro.PREKNT PLUG 0.NNrl ate. -� No01riE0 PROCrOR �"0A1 W 6ARMn A ASEE Sm.DRAWING Na.2ss REVISIONS SSG YIII FOR FRAME AND GRATE ._I FAA EW OeelANG11011 P)L fs WI.Te1 ARO'HIMAR AI PBWK PLAN VIEW TOP a CRASS ROOT MASS 1/+'ABOVE TOP Of RWC - aTlneelw19mr'ATO IDr Lube 44AILa WINFACmRY ( eRAssPAAZ AnweN WIN AIM-NT FAsrcNERs NO. DATE AEBCRiPTION B ruwG®•vt mzlofi u°m anml'�uFaam --_- . LA PLAN A. IsILL-ooiA Oe lice __ ____ ROOT MASS 10 ALL DRASWP 2 FTLD�10 . aml rcR aLw wr rs g 16041 WAVE '} uAY 10.PMIIT :' A. Ol1E�A'3IN�}x tl+�d CO ACTED SANDY GRAVEL ). ); 6011CIt8IRII OAII-SO �6 E[SAIIGENFNT BASE COURSE Y LRl 1•. �., =7) loiF AS SACRA W UPROxm Kl S 0.Nd M , - '-r .m rAa mrcn : . .. 6•raa Pawm w ovAt N.N�WW 1 NIS r .. rPVLT OADUND L: NAY, N CBDN Cm[SRrAtC SURFACE iwP[ D ADxaGNLEMFAI t• i +:R •t O 3• LDTI (WEEII-1VLOrNm .�, rW OPC CAST ; g < (2)1. HORIZONTAL :} ••'9 i L)HIL MACEDC TAPE MIN-LGIUIWG . ..• zuw . '• A •'♦ GIUSSPAVE 20 WIDE . ♦ SANIirAW'C.W TION SaWA BeDm BEFOW.' M �. °•,R•:7. .r y+• ;'.V:,�••• PLAG siDP W rPE A6,omAtux ixa. 12 1 Lr I POURED OU E INCRETE'L�CURS. • WaRl9 r' w• r�-- �r aP .•� B Ile ..._........ _..... SECTION.A-A SECTION B-B ETOSTING 9DEWALI'.S'WIDE '�tLGLwFAr �Q._ E >r r SECTION A-A - I COMPACTED SUBGRADE.95%MODIFIED lP � ... " " MDIWw sw'vE roa ^.•-0 PPc TUBE SECTION B-8 PaacioR ff t9• NWE4 .;aWO ._AL AS SPECDtm i WAIL PXC CAsf 9ECM4S 9WL CONFCRM ro REWIRflAEHiS OF ASW C-4]8. Y P 1.ALL ME-CASf SECTIONS SMALL CONFORM m RUEAREMENTS Or r�E.a0i0 R b3, P 2 INSTALL SINVCRRE ON NNWUN OF 6'OF 3/1'-O'CW.PACIEO BASE MATERIAL 2.INSTALL STRUCTURE ON NN,OF 6-OF W-0'COMPACTED BASE MATERIAL 3.PRECAST REINFIR MFAIT SHALL-E MAR O ASTM-15(TRADE 60 OR MOM SNPPONT TREE MN � 3.PE CAST RONFTRICEUENT SHALL BE REBAR MEETING ASTM A615°RADE OR VALID THROUGH 12-31-10 - .MRC MEETINGASWMW YEODING WAv .WELDED WIRE NESTING ASM A497. A ALL POURED IN PUCE CONCRETE SHALL N.AK A 2.DAY STRENGTH OF NOD PS AND 1NMUM 2.0'MORE ELEVATION' 4.ALL POURED 01 L CONCRETE 44ALL NAA A 28 BAY STRENGTH Or 3000 P.S.I. FIRE LANE sWMP OF 'To.•.. AND A SWMP OF Y m)•. It= - 5.CHARNEL REQUIRED IN FLOAT THRW[RI APPUGTIDNS,AS APPROVED ALL DINED o,UcAnom ummE AN tr SUMP EaOW Lows,Pm INVERT. 1. CRwSS/PUNT TYPES SMALL RE SPEC91E0 BY UNDSCAE ARCHITECT. - DITCH INLET SIDE SEWER / SIDE STORM; AREA DRAIN AB rEASn CCONCRETE OETAR ja_'X� Services C 3D r SgyJDg SANE D CONCRETE R FRE DR....s,b� PIPELINE TYPE II (�eanWahDrSeiviDcs ANE DETA DNAWIHG N0.25U. uW_ 52 LLdS_U L'L-N �. I.�.,. -_ _ MONTAGE DRAWING NO.176 - DRAWING N0.220 R:as_C 0.03 .. IrtB . .. OWNHOME _ NOTE: T ��>�` . e'5Q T9_HD . •• r'AR TToNTAL"IF B SEE SIALMARD URAMNG NO.255 - - �S�- FOR FRAME AND COVER. DE S14N. 1 1 .. Na ) AAIA 5[YFN Nn]GRS 1j A APG. 15'0.6 'i •t °tai ORAS _ 1••'.'.:•:.: PLAN VIEW LEi SECTION A-A - i. UTILITY ' •:I+ . II ' rwA waw .PLAN VIEW �J DETAILS PLAN pro BeSRFawoRcm� A PATa,49IOTT DRAWNC rW rRNIF ArD COVER. ' DT i i 1/Y MT 9•e .y B m4rt CNICETC INSTALLED IN ACCORDANCE WIN HD 229 ' Ar,r/r W eor,o ••'. PSN vAMe m xA SFE Sm WANND N0.SY! eWe T,PC .A 4 Aux � 1/r Aa.[NI •. T i 0 Y _ ,r AS BUILT . o f AM�x i Y `:b DAM . ... Ns FW p0URE0x �bA i6A• i. -� S�MN Rd , cdn.a,rt_ ��•�t' �i' 1. SECTION A-A SECTION B-B r n=4RF.a,.LA R alpha _ . •••,�A 4 N • Y •' � • Iiro�A1l PE GLSf sEDT4015.51ULL C01R1x6E W REW9Ellp115 OF Alii[C-IR - • MNL 1/f 2 Dart-mRICTURTi ON MBL OF r OF Ir-d"CLIIPA BASE MATERIAL COMMUNITY DEVELOPMENT -'...: „'TAM"GM D'Mm. 'PLAN R SECTION A-A I SECTION 8-6 ... W Dmµ 3. as cwsr NG ASTII 97.sNA1L eE Rmui LIF1:nIF°Asm AVIS NAGE as Rmm SECTION B-B ! 1WE LDJmNc PLA E CON /,° M I.GTW G9N OWL B[CWSiRI1C-IN ACCWDAMtE MDI ASW G-NTL ••.) 4 ALL PpHD 061If£CalaElE SMALL IUK A 26 DAY SIREMGiH OF]000 P.SL AND A SLUMP SAGS MICR C[fR}I TOR W ORAI[10.A0MOn:M PPE K 6 Y m r. . .. �.4SEAIFA DARN•r. SiM16,110 WA'WG x0:,On fifr{Etl1.41FP tY FPb4 •, 0. CHAANEL REmm W FlBM 1W1WGN IPPMGndS.AS APfROLED.ALL ODIEA TOP Ur WAtE- • •: NRIGTNMS REQUIRE AN Ir SNP BELOW LOWEST PIPE A K 1 R6TALL SWUCBME CR xDWW)OF 0'K')L'-0'CBIPAcIm BATE uATF1DN, & MTALL S1EP4 WIBM INSTANCE FRN TOP OF GIAM m RpY UNE OF PIE a GEMMA TNAN NO1C A RDNFCREDIDD FOR PR[GST C.-DA4N SNAIL C RNM LR[DNO ASN SECTION A-A ` t\ ITU.,[n. 48•.SFE STNOARD DRAWNRB NO,TOO.SET F STEP 12'FROM RIP OF ORATE. PROJECT NO.: 328434 iRARE AND CAME m BE NEW SiRVCWRAL ASN A-3B MT BAP shil CR APPROVE°EWAL. MATS 0La[40 G Tmnm VIRE R[SiwO ASN A-1ST. " HOOK BAR T. PRE-C/Sf 51RUCTURE3 LbmORL9RG m QD.QT.TYPE 0-2 GTCN BASH INLET ARE AN ADOiONAL NIUOESS-ANI REWFCRCENENL SHALL BE AE TEO FOR SPATE NWWAY APPLMAnONS. S PWRm AIPIAG[mNORa[94ALL NAVE-A SO GY SiRDWN a)DCO oGl - DF 2•TD r. DETAIL AAS ALlkRIIAIE(ALL CRATE MATERIALS alAu uFEr cW.s. TYPE: CONSTRUCTION . A6 R[tMFID IN ILDW 4Nil000N MADCAIYM 3"=.n ALL Dma! STANDARDS AS SHOWN 4Y)DETAIL/3P) _ °':roucAnaxs lEaml w l6•w..m"UWRw DATE: . . CATCH BASIN GUTTER & CURBTER & CURB INLET CATCH FRAME AND GRATE. L-G2 Cleanw�eer�`Services INLET CATCH BASIN AREA DRAIN \/ D.,..Fw;4..•,i..l.[. ��"V''�` Ste' BASIN (CG-2)' REINFORCEMENT C1e.."i r Services ©PFaII r .SC[V1CCS __�4� r:m DRAWING NO. 255 aE"+E]°2'3 DRAWING NO..225 t.rG-G RER15EBo2-u3 D•.<..P.I.<.IM.1...' Q•'.•-.Od,lb•I••• TYPE II [GUT RAWING N0.228 '3:EEO EJ D �w eoovRElsAW Meiar. . .. DRAVIING NO.360 REVISED 12-M WASHINGTON COUNTY CASEFILE 06-266 ' N:\pro(\328-034\dWg\CMI\SHEETS\328.034-UTIL-DTL.dwg-SHEEP.Layouts-22x14(2( Nov 20,2007-1:49pm gmt _- I I j alph: -a . '(HORIZONTAL) $ FT v Nuw YDS(VERTICAL) THRUST(VERTICAL�K STANDARD VALVE BOX ... BEARING AREA OF THRUST BLOCKS IN Q SEE DETAIL 40 3 COMMUNITY FlTN1C TEE 90'BEND 45' 22 1/2' 11 1/4' FITTING BEND ANGLE 46* SIZE BEND BEND_ .BEND �� 45' 22.5 ,1.25• _ S-0` 6'-0" D E V E LO P'M.E NT -;[t '.4. .-1.3' 1.8 1.0 1.0 1.0 4 1,1 0.4 0.2 ' 6 2.8 4.0 2.2 1.1 1.0 6 2.7. 1.0 0.4 FACE oI CORe� _ _ - B 5.0 7.1 3.8 2.0 _ 1.0 8 4.0 1.5 0.6 FINISHED GRADE _ 12 11.3 '16.0 .8.7 4.4 2:2 12 8.5. 3.2 1.3 - -\ 4"MAx 9600 SW Oak;Sulte 230 _ 16 20.1 26+ s.a ze 3.9, 16 14.8 5.6 2.3 \ Portland,OR 97223 a 4'. '20 31.1 - 44.4 24.0 12.3 - 6.2 m soa�ess-boos [F�sai-ase-eoa3 24 45.2 64.0 34.6 17.7 8.9 . �-Y.SR A55 PLUG HAND It r www.aiphacommU jty.c0m 'vAVJL9 9ASE0 OM 200 P9 WAIER PRESSGE AMC 2000 PST IRON BODY GALE 2•ADAPTER COPPER SOL IMMUNO WA07Y VALVE PATH 2" SHEAT TO FIPT .. - 1. ♦. OPERATING NUT - - 2•TYPE K RIGID - COPPER'TUSING 2•.r-o BRASS �rYP) REVISIONS RIPPLE / NO. DATE DESCRIPTION :.i . 2•ELL COPPER . SUP BEND _ VERTICAL BENDS r r FITTING ROD . SIZE SIZE MBEDMEN 2"ADAPTER COPPER SHEAT TO MIPT ,'USE 1vTOR JOINT- CONCRETE PIER .14"-16" Q8 36'• BLOCK _ FIELD LEK•CASKETS tI ;ON ADJACENT PIPE JOINTS 2•TAPPED j :SEE TABLE TYTON DONT PLUG OR .. .,'^TCC 'MJ CAP WITH MEGALUG NOTES• RETAINER OLAND �� .... ., • I)dRUST BLOCKING AT ALL LEES.KENOS AND PIPE SIZE No.OF PIPE RESTRAINED - . / .ENDS OF RRNG i - 2)CONCRETE aLOa(WO ro BE POURED AGAINST 4"- 3 (59) NOTES:UNOI IMBED EARTH STRADDLE BLOCK 3)ALL cora ETE ro eE LTAa 3ooD 6^. .3 (%') 1. BACKFILL WILL BE COMPACTED 90% 897 j SEE DETAIL No 200 A)INSTALL 12 M2 roTAI'iNKTO/Es5 POLYEINENE SHEET 3 (54' 3/4"GRAVEL,WITH MIN.36"COVER N .. AROUND 11TBNa SECURE.SKEET ENDS TO PREVENT 8" ) 2. THREADED BRASS PIPING MAY BE 1 1 I iMmItAnom OF 01FIT BETMEEN SKEET AND PIPE USED IN PLACE OF.COPPER TUBING - RrTING PMOR•ro PwRWo THRusr eLocKINo 12- 4 (72') 3. PROVIDE 24"SQUARE BY 4' THICK �� S)PROTECT MECHANICAL JOINT FOLLOYAiRS AND BOLTS Y PP ,IRON CONCRETE"TH TEMPOARY FORMS AND 16" 5 (9o.) CONC.AROUND VALVE'BOX OUTSIDE M. P(LYETHENE SHEETING,SEE NOTE N.3 PAVED AREAS VALID THROUGH 12-31-10 . THRUST BLOCKING DETAIL No. OETA%No. .. DETAILS 2O TualatinVageyNaterDistriet 2" STANDARD BLOWOFF 203FL TuelatirtVelle AaterDletrlet - OLYMPIC FOUNDRY.V6910 / 7 D 6 PDE MONTAGE VALVE BOX AN COVER '\ \�\ WITH*W" AST IN THE .O //%�//\ �\!•y! �..__5•_6•_i ..TOP SURFACE. •d m LOT TO-BE PAVEMENT •� �S• 9• 'i % 12° MIN SERVED \ ` NOM PIPE SZE TOWNHOMES HANG TAMP BACKFILL 4"MIN {. 4•. 12"MIN p -- AROUND TOP SECTION 12"MAX -T LUG TAPPED 2" W o j (BLOWOFF SEE DETAIL 203) 2._l.PROPERTY LINE 6"7YPE,PSM SDR 35 PVC, 23034 SECTION 3 a 3 PIPE SPACER o OFFSET LATH J a LENGTH AS NECESSARY _ STREET PLUG OR ON PROPERTY UNE UNDISTURBED �EDGE OF PAVEMENT = EARTH PROPERTY LINE AND LOT SEE NOTE No T OPERATOR EXTENSION NUMBERS MARKED IN WHITE ¢ (SEE DETAIL No 5) ETAINER GLANDS PAINT ON FACE OF CURB - . (2)REQUIRED PLAN WATER. . !/� • DETAILS 'nn- ,�/�\\\ a MIN i �. 6'_6. MIN CUSTOMER SIDE 1. VALVE BOX NOT TO REST \ ��• UNDISTURBEO ON OPERATING ASSEMBLY EARTH ELEVATION 2.OPERATOR EXTENSION r RECOMMENDED - REQUIRED WHEN VALVE NUT 2'-0` 10'-0" NOTES: COVER 20'7 IS DEEPER THAN 3 FEET MN - WIN 1. A 6 FT OFFSET LATH ON FROM FINISHED GRADE MJ GATE VALVE AND PROPERTY LINE AT 8 FT 3. CENTER VALVE BOX ON VALVE BOX COMPLETE PUBLIC UTILITY EASEMENT AXIS OF OPER NUT 2"STANDARD-BLOWOFF SEE DETAIL 203 METER COMMUNITY DEVELOPMENT 4.PROVIDE 24"SQUARE BY 4" THICK - PLAN , CONCRETE PAD AROUND VALVE CURB STOP BOX OUTSIDE OF PAVED AREAS TYPE "K"SOFT 5. VALVE BOX COVER SHALL BE A COPPER TUBING PROJECT NO.: 328-034....,• MINIMUM OF-236'IN LENGTH TYPE: � CONSTRUCTION DETAIL No. WATER SERVICE filalatinValleyWaterDistriet TM 31ET'I1NG ETAIAL� DETAILNo. 1LalatiDYelteyNalerDistriDt ZOO 1LelatinValley{TaterDistrict SINGLE TYPICAL NSTALLATION DETAIL No. - ------ TE. _ - CAL GATE COLLAR THRUST BLOCK DATE: AS nATM 6, �¢"f 18 WASHINGTON COUNTY CASEFILE 06-266. _ - i - N:\proj\328-034\dwg\CMI\SHEETS\328-034-UTIL-DTL.dwg-.SHEET.LayoUtl-22(34(3) Nov2D,2007-1:49pmgmt ap a COMMUNITY DEVELOPMENT . 'TRACTA - j 7• - --'�� 9600 SW Oak,Suite 230 i Portland,OR 97223 m 503452 eoIXi lFl 503 452-8043 s �� www.alphacommunity.com 7 , 2 REVISIONS NO. DATE DESCRIPTION E T 4 7 ryt, 9 10 12 i TAX LOT 7000 �,15TE 4`�' 599 . C]•.•. �,. { - f STR . . Y '9pEN ��EET TREE SCHEDULE RE Mc TREES nTy SIZE ISPACING gOTANICAI.NAME COMMON NAME � r L.. 13 14 ,5 k 6 2"CAL JAS SHOWN FR INS AMERICANA UIINGING AUTUMN PURPLE ASH ' ,s 17 ,s MONTAGE r 28 29LAWN 4.3588F, TOWNHO.MES; y r 27 .. 30 NOTE: ,. PLACE STREET TREES SO THEY DO NOT OBSTRUCT REGULATORY _ -- r o g� SIGNS OR INTERSECTION SIGHT DISTANCE AND TO PROVIDE 26 STOPPING SIGHT DISTANCE TO STOP SIGNS. 19 20 25 32 21 22. 23 24 'q... 33 . STREET TREE PLAN Lr.E rRAcrc 51 W i aP ' COMMUNITY DEVELOPMENT ZQ Wo _ a0 c TAX LOT SCALE PROJECT.NO.: 328-034:.,z',-;'. 800 _ Z. 307 40 0 20 40 80 TAX LOT TYPE: CONSTRUCTION 71 I` I DATE' _ t 1-IN 40 FT , 1 j WASHINGTON COUNTY CASEME 06-266 \proj\328-034\tlwg\Clvll\SHEETS\328.034-PLNT.tlwg-SHEET.ST TREE Oct 24.2007-4:15pm gmt a \ WATERQUALITY PLANTING SCHEDULE 1 ACCESS - GWS A .. - . . . \, �'� "\ •-� ''\` TRE ESM CITY SIZE SPACING BOTANICAL NAME COMMON NAME .: �, . { rnncrA " ;`\ �•a\ �\ _ •,� \ v _ - 2. 6-1'B$B AS SHOWN ABIES GRANDIS GRAND FIR --_._-, 4 ,... _ a I a _ :: ,a 4 to • Ip 6-1'BSB A5 SHOWN AGER GIRGINATUM VINE MAPLE �� ....:., "3 I .. "�}•. �• • 6 2"CAL. AS SHOWN ALNU5 RUBRA RED ALDER 1 2 3. 4 5 ..� '; �'.�\. \-� -;�• /,�+ V T 2"CAL, A6 SHOWN FRAJCINUS LATIFOLIA OREGON ASH COMMUNITY r ti I g' °tea ?i �, DEVELOPMENT I I: is . I + 6-l'BlIH 'AS SHOWN PSEUDOTSUGA MENZIE911 DOUGLAS FIR fI ` CWS 9600 SW Oak,Suite 230�1 • "�. MIN .CITY SIZE SPACING BOTANICAL NAME COMMON NAME - - -- - -1 Portland,OR 97223 SHRUBS �.• ,� , '-' < - 45 2 GAL. A 614OWN CORNUS SERICEA'ISANTI' - ISANTI DOGWOOD O OFId - _ I - I� -: • m 503-452-8003 IFI 503.452-8043 2 GAL. AS SHOWN HOLOD(SCUS DISCOLOR OCEANSPRAY Iwww.alphacommunity.com _ - - 31 2 GAL. AS SHOWN R05A NUTKANA NOOTKA ROSE - 0 10 11 12 ` Q 1 TAX Lor t A A A .A A A 2 GAL AS SHOWN SPIRAEADOUGL.ASI1 DOUGLAS SPIRAEA . 1W3y I ,000 I I - - - ° • 31 2 GAL. AS SHOWN SYMPHORICARPOS ALMS SNOWBERRY REVISIONS 4'TALL VINYL NO, DATE DESCRIPTION i I ij-ta CLAD CHAIN HERBACEOUS PLANTS for TREATMENT AREA z _ r I_ �1I' _].�; LINK FENCE :,.... . _ 0, I CWS 3 I TRACT G-WATER-QUALITY PLANTING PLAN(SHRUBS/GC) HERBACE°us MSC• CITY PLUG SIZE SPACING BOTANICAL NAME COMMON NAME - r: SCALE:.1" = 10' • 521 e.f.°4,690 plugs 2"dle.x W 4"O.C' Carex obnupta Slough Sedge _ I 10 7 f' I 552 e.F,4,910 plugs 2"dle,x 8" 4"O.C.` Carex roses R0661 Sedge 17 r"—_—" — -- — HERBAGEO USPLA TS for SWALE BOTTOM 28 NER13ACEOU5 MSC.- CITY PWG SIZE SPACING BOTANICAL NAME COMMON NAMEAGGE55 _ _ _ - _ - _- - L�_ 27 i I I 30 I GATE ' _ - °�•j • 2460 2"dle.x T 82 groups or 30 plants,4'O.C�` Carex obnrpta Stough Sedge _ Rwr,iST.&)? -� 2490 T dla.x 8" 83 groups of 30 plants,4"O.G" Eleocharls pakatrle Crepping 9plk.e Rueh � 599 '1 19 20 I 2490 2"d1a.x 8" 83 groups of 30 plants,4"O.G." Juntas patens Spreading Rush 22 23 24 I I N WtSl Clean water erya Mlramum Composition J ERBAGEOU9 BIO•SWALE PLANT SPACING DIAGRAM 5p�lee�o6U - '.. Fleet Plug TV. •• le:at least 6 plants per 64qtlae root - I�V q Ftga to ne vla"9Aa'faAv- WETMDIST AREA SEED MIX Avalsl le m Meeh Md,Sunnark Seed.18W 214.1333 RECON.) at equN dbtarlCee ae oC fa Oversead met/ro%t arae or welly aty sC �`j'~ " r.,. •• •: .�•.:", ...'. .-. I F�°ChBd'b. Fawvy W0u,auma.t seed nsx a prawlbed rata. E A SW CHESTNUT ST. a I BOTANICAL NAME GOMFKx4 NAME nor MDtture . L C�_x s 6 8—baeked Sedge20 \ s�uq 5.dg. 35 a 6eaohar.pal.UU Gasping Spikaush 10 ate, &elder f,h 10 MONTAGE • '' "t ° 9tapua mluooapu. 9mm•fMled BIAmh H . UetM�d oRe TRAO - . --- Nllaa6docnw,t�dA�wauatort 09 NOTE: Bs, sk Yddlb TOWNHOMES loluor SEE SHEET LI FOR TOTAL . _ 'L. _ _ LAWN SQUARE FOOTAGE LOW GROW SEED MIX Over•aeed dry sea of aster 9uetty lately,above SEE WATER QUALITY veatreC-L N cithME low gaol Beed mea at esci62ed rete. _ PLANTING PLAN ;THIS SHEET 4'TALL VINYL BOTANIr/1L NAME cortrloN NAME nor ma ae CLAD CHAIN Festuta aunatnsoma Dmerf Ta F— 1 40 LINK FENCE Lmarr akm p-- DPero M Rye 30 SCALE 1 Fe.—rubra .oeephs Red F.— 25 40 t 20 40 80 TRACT G-WATER QUALITY PLANTING PLAN (TREES) Aga.u„anaa Cobna Be ga.. 5 " SCALE: 1" = 10' c sAppR A ralkan Rale .. ... 1 IN=40 FT 120 A�-Wh WATER QUALITY. FOR PLgr4T0(n. frcFERENCi ONLY " .\ ' ' .I \ P PNTING ,2 7' <. AN 4'TALL VINYL .......... :.:. '•,%,+. TRncT H CLAD CHAIN r221 .LINK FENCE O ` V - - - - - - - - - - -.� a a 1 C\/ _ az` A rn alp a .. -" ° -zit ",,,: - i " -JII COMMUNITY DEVELOPMENT .21 A , .. .... .. .... ...-.�,....•.,,y: ._._. : ':...�'� '- :_: .:,.. .:;-..:;:.:_ . . :PROJECTNO.: 328-034 a i 7 T� 4 ` t : � TYPE:' CONSTRUCTION _ w• :. DATE: - - _ 4, _ AS-BUILT AGGE55 GATE DAT@__110 TRACT E-WATER QUALITY PLANTING PLAN SCALE: 1" = 10' WASHINGTON COUNTY CASEME 06-266 N:\prof\328-034\dwg\Civil\SHEETS\328-034•PLNT.tlwg-SHEET:WQPLNT 0024,2007-4:14pmgmt N z o roS E z LJJW � ' ul Z IN Zit O � Fj O Z Q > z .. LIJ a. N � E W .o Q f� O -d j > � � "' '� iw Z Z g 0 CC G 0 a R a ��d' m o5�' O C- Z W I° 3 a 0 c. Ow $ ' .L�,� O a ! Q � o deo U � a a E Z � y'.I o �W oa W a k�k s"� 5 � � a�r e � � •s � �. Z s" gu s $I 8884 g78cp?� 8�aae m $ � 8 b g�g $ A 8 �g ' �'� r $wog.. 2 0. it oat " ja oyy a a ,,§§ @S 'E @"u a C �.ga �a I n LF n � °63• �@gY� .& y�P .� " 3U g, i Sri'"' w�_jm 2 � � � N ., a ., a � " � 0 � 40 •� �/ -i g o��k'�� b N � 5 a3g�5� 4 p K s hjj� o Y $Q gp gp mak o Wp W� a��H z U) s ' WATER QUALITY�SWALExMSO.i-oJ �I C�ean1R'��Savices O gC Q ;y yp� MXMNG N0.520 r••� • 'f i iu a/ VV�//a 2/�>�Pd SCSC�CK FF� jI F a is s {a e oo pym " m SOP r{ a I r E El b0 L m E 3E� .9J7 @ �j� � � d� g � B 8 ��^=�a3'�o o m �. ;g� �3 M1r, � II ;. f� .'• � my � �• N Xa 9 2� � � " �� 9.� � � �;+�.saa" 3 Il x x � � „ I re i fit V1, -123 yg y n a t g i �6IBiWn � z _��' •• =c' $ $ g 8 m off? " $ Q �o � 'a: 3 s p lit Oh -&` jAiN u �a �7 amu 2 o�u7 �7 a �g 9 ..0 i\\(..� (.ATC . Services �§ 7i 7r 7�_ N � � LL _ E:60c•. �3Q ni .�e�ias S' � g $F 0 O .•:+eat:::r:,:.:,p_ :>;�___. ....._.. .....---..... .I iCleanWoter ��a� �� g$ ..� �� •�...�3' ..� �... . � � a3.�. $.. n � �.a�. - .� �. fib_. MN 1Z 93 i 3 o s 8 <r 0 0 g �e 0�' g� $ 9 - L gti gmh t ani _ 9 $- gggg g ;yE g U IE3 Ni U It �9 s b �� 9 s � n. gJ 3'0 $ 9� a s �r .' s $ Q �gg � � S 9g6� p. S$ a3 6°a� ^ z 6 d pY 3 a � §,baggy pp ;Y 58 a LL 3g8 bg �Qs3g �$ F $ �� p 4� ` " o �` 5 � fie3g.8 3Aag�$ �s�oamo°� 4 (0 U $ger g3 bJs $ a �gzaa Ct a a W a� � m $3. bb ° 3 t5' iga3Eb .mag� �� P6< C1/) P & m � P95 $ 3 3g9 � 9 $ also k� �- ez2aa o m E �t9g fr zo 8 "�80� 9 � �mtIS U ILI 3 N Q 11U RI � � Ta it3 $ c ��gC` ',� $s�� 9 i 111 `say U, N4 h1.as � e� � � � '� �� 01 a � � 2g9 � '6� z - a 8a a � a ergg g�c8 a� Eg � §§, J Nm -HRA � ba9a� �� $�$�� g @ �_ � 8.� .� � � ger c �� ' � ^ b� °• '9b> �� iMij wo HO k 5 § 49a a bu Q ; a;1 .g � a B m $ g UH 8� g py�� -F� 11$ �aIla $ gggggg8 ji �F ,�" 8$ ;gp � M� E�I911m, p �a °� a 's Z rs o6 = ° "" ;� gsa s5g ZaiILI �. o $ . a111 IP o g `8 5 8LL € G:. STREET .-IG' r-S �, - NOT' INSTALLED oN NA�.t_ B>_vp. 31.91.21�m.AH �.�. PER ODOT RS Q' -r �... - mJ% ph Al y COMM-UNITY �: \, 1� �.� ,�a •�. �, DEVELOPMENT 91.91. 3J.91(0A o. a1o; . cr A \\ 9200 SW.Nimbus Ave. rnA �.< h. Ib.m;�0.3 . z , 4 Beaverton,Or 97008 '�` s 6 [TI 503.452.80M[F]503.452 8043 www.alphacommunity.com \^ ws - o DATE: w ^y � REVISIONS T' s 9 Q � NO. DATE DESCRIPTION 10 71 12 O Dso . TAX Lai - •�• F - G � g 9" 10 LL TAX LOT \ 1 1000 _- t .. .7 . 28 26 Ax Lot . ? 27 3o31 900 14 IS 16 17 ld,%/ f 19 2026 32 23 24 28 29 27 30 ' o. TFetCD. 26 31 13 r. �• ` � 25 MONTAGE - 21 -22 23 24 - i •� —_... 33 iwelo ol: 6LDG m N°p TOWN HOMES 81. _ 'a lD1 G TNI LOT TO 3D, 3 [ y SCALE _ 50 0 25 50 100 Snap Shot# 1 . STREET Scale 1*_goo ,IN=60 PT LIGHTING LUMINAIRE SCHEDULE - _ STRc T i 1 HTING SCHEDULE STREET LIGHTING G ND ' 3Ymw .Law ay CMeIOp NumDA1 Dalilp0on Lemp F6° .LUTWL LLF WeIY STA: 1+67.00 0 15' LT SW MONTAGE WAY TYPE 0 EX. PCE WOOD POLE WITH PROPOSED 200-WATT HPS NF5.CLEAR' NOT INSTAL LEp 2 WC120S"8403 MI3 CUTOFF ED23.6•HGRZ GE463621ES 22000 oss 433 FLAT LENS COBRA ON 6' MAST ARM. STA: 2+70.50 0 15' LT SW MONTAGE WAY TYPE B 13 ww iyp43 F1a1 Lore' 1-ioow HPS.CLEAR, PROPOSED GRAY 30' SMOOTH DIRECT BURIED e s AEL=157 6n„s°..� - Moon RASE AEm I.Es� - MO. obs m STA: 3+76.00 0.15' LT SW MONTAGE WAY TYPE B � FlBERGLASS POLE. WITH 6' ARM & 200-WATT HPS FLAT STA: 4+74.85 0 15' LT SW MONTAGE WAY TYPE B LENS COBRA LUMINAIRE, MOUNTED 0 25ABOVE ROADWAY. LUMINAIRE LOCATIONS TA: 4+97.90 49 184'LT SW MONTAGE WAY TWE A PROPOSED BRONZE 30' SMOOTH DIRECT.BURIED N. Laswn - ' FIBERGLASS POLE WITH B" ARM & 100-WATT HPS FLAT Na Lew x v z MH - oew tOa T61 x Y. z STA: 4+99.00 0 42.50' LT .SW MONTAGE WAY TYPE A * LENS SHOEBOX LUMINAIRE MOUNTED 0 25' ABOVE 1 A +1s3s .1064,a '30:0 wA. 23A' o.o ows 1De4,a o.o STA: 5+87.50 0 16.5' LT SW CHESTNUT WAY TYPE B ROADWAY. COMMUNITY DEVELOPMENT .. .. 2 A 4ems 1316.7 "A .30a, 2sT .Mo ae69s 1os1s.T DA - -'• OPTION B & WASHINGTON COUNTY SPECIFICATIONS -STREET'LIGHTING, DESIGN PER P.G.E SCHEDULE 91, _ J. '6 a3aT 1067" mA ma wo 0.0 4904.2 106763 - OA - a 9 4933 10476A 230 26A ocs ox 49003 104159 OA NQT INSTAL�,E,p STREET LIGHTING PLANS PROVIDED BY: PROJECT NO.: 328-034 6 6 466460383A -26A 264 939 OA 46969 1o363A o.D TOOD'S LIGHTING &.ELECTRIC, LLC. 5 6 69125 10267.6 26.0 28A -492 0-01912s 1026,.6 oA 19579 S. KARI ANN CT. TYPE:. CONSTRUCTION .• _ OREGON CITY, OREGON ON 97045 REVIEWED BY: 7 600rs Imo., ZIA 25A Inn oa soma 503.742.1899 (0) 503.742.7900 OF AS.-BUILT . ... .. - STATISTICS DATE' DZllg . DewIP00n Sy— AW Mu Min mn w AvoW 1 _ Cah 2otre C3 y. Meet 21k OTk ..1291 A.T:1 .. .. .. .. ... . N:\pros\328-034\dwg\CivII\SHEETS\326-034-LIGHnNG.dwg-SHEET:22Fi34 Oct25.2007-9:15amgmt IVIONTAG E. TOWNH_OMES EROSION AND SEDIMENT CONTROL PLANS SECTION 26, TOWNSHIP 1 S, RANGE- 1 W, LOT 1 100 a p a COMMUNITY 9325 S.W. HALL. BOULEVARD ,WASHINGTON COUNTY, OREGON DEVELOPMENT I K BMP MATRIX FOR CONSTRUCTION PHASES 9600 SW Oak,Suite 230 \ I 1 x 1 APPLICANT NARRATIVE DESCRIPTION Portland,OR 9223 CASA TERRA LLC. EXISTING CONDITIONS REFER TO DEO GUIDANCE MANUAL FOR A COMPREHENSIVE UST OF " to 503-452-80011 IFI 503452-8043 9600 SW OAK ST.#230 MAINTAINED GRASS, BRAMBLES AND WETLANDS ALONG THE www.alphacommunity.com j SOUTHERN PROPERTY LINE. AVAILABLE BMP'S. PORTLAND,OR 97223 CONTACT:JERRY PAINTER DEVELOPED roNDITIONS MASS unun smEEr RHPL WET WEATHER 1 33 ATTACHED UNIT RESIDENTIAL DEVELOPMENT. aFAvsINc GRADING INsralAnox coNsmucnoN sumu7AloN (OCT.1-MAY 31st) CIVIL ENGINEER REVISIONS cumr I ALPHA COMMUNITY DEVELOPMENT NATURE om OF CONSTRUCTION ACTIVITY AND ESTIMATED TIME TABLE mszuzx MnA°ne x x NO. DATE 9600 SW OAK,SUITE 230 - CLEARING (JULY. 1 - JULY 15) x x ' > I ? PORTLAND,OR 97223 - MASS GRADING (JULY 15 - JULY 20) ws xsmn x x ° •. ,s 3 I i i PH: (503)452-8003 . - UTILITY INSTALLATION (JULY.20 - AUG 15) oa¢x�- x x x x x '+ 12I IJ 1 Z�I - STREET CONSTRUCTION AUG 15 - SEPT 1) "x x x x x CONTACT:JEFF VANDERDASSON,PE sexmrtra¢ x x x K - FINAL STABILIZATION (SEPT 1 - SEPT 15) PROJECT LOCATION: j TOTAL SITE AREA = 2.07 ACRES 9325 S.W. HALL BOULEVARD, TOTAL DISTURBED AREA = 2.07 ACRES z'u "x x- x x z x x J I i WASHINGTON COUNTY, OREGON. t , 1e ++ +s +a +� +e I i LATITUDE = 45'28'00" SITE SOIL CLASSIFICATION: oarcrt 6 30 FF SILT (ML NATIVE SOIL HORIZON `""� NGITU - 2 4 VERY STI I LO DE 12 ) �"`� ON-SITE SOILS HAVE A VERY LOW EROSION POTENTIAL. ALL FILL CN61NCAp1 FAfxI1NE ,•x. I x x x 2+ s0 PROPERTY MATERIAL SHALL BE NATIVE SOIL OR SHALL BE IMPORTED FROM OMFR p� yy .3 AN OFF-SITE.SOURCE AS APPROVED BY THE GEOTECHNICAL ,��,s z x z x x x F DESCRIPTION: ENGINEER. sv.nxmmT fs +o u ,�.o. xe xvu m ox-srt x x x x z x K'89 . 2+ u m tq THE PERMITTEE IS REQUIRED TO MEET ALL THE CONDITIONS OF THE 12000 PERMIT. THIS camrcls NA9pU1 NrcA x x x x x x TAX LOT 1100 (WASHINGTON COUNTY ESCP'AND GENERAL CONDITIONS NAVE BEEN DEVELOPED TO FACILITATE COMPLIANCE WITH v+- r'_ 1 i1 TAX MAP 1S 1W 26DB).LOCATED IN THE 1200C PERMIT REQUIREMENTS. IN CASES OF DISCREPANCIES OR OMISSIONS, THE E ,p `\ 1 SOUTH, 12000 PERMIT REQUIREMENTS SUPERCEDE REQUIREMENTS OF THIS PLAN. I_......_- SECTION 26, TOWNSHIP RANGE 1 WEST, WILLAMETTE SIGNIFIES BMP THAT WILL BE INSTALLED STALLED PRIOR TO ANY GROUND DISTURBING Xw7Y. 9PY M. pP WASHINGTON COUNTY, OREGON. STANDARD EROSION AND SEDIMENT VALID THROUGH 12-31-10 '__= CONTROL PLAN DRAWING NOTES: RATIONALE STATEMENT i ^ A IDCOMPREHENSIVE AL LIST OF N REVIEW BEST MANAGEMENT PRACTICES(BMP)OPTIONS BASED L AN. DEUS I. APPLY TEMPORARY AND PERMANENT SOIL STABILIZATION MEASURES ON ALL DISTURBED AREAS AS GRADING GUIDANCE"UAL HAS BEEN REVIEWED TO.COMPLETETHIS EROSION AND SEDIMENT CONTROL PLAN. PROGRESSES.(SCH AS.b.d.6.) ... 2. CONSTRUCTION ACTIVITIES MUST AVOID OR MINIMIZE EXCAVATION AND CREATION OF BARE GROUND FROM OCTOBER I SOME OF THE ABOVE EROSION BMP's WERE NOT CHOSEN T CONTR L-FO WERE DETERMINED TO NOT . ! ROUGH MAY 3 EACH YEAR (SCH EFFECTIVELY MANAGE E1i0510N PREVENTION AND SEOIN L CT .. w - IO ILITY ... SCAl1;.1557 - 3. DURING WET WEATHER PERIODS TEMPORARY)STABILIZATION OF THE SITE MUST OCCUR AT THE END OF EACH WORK THE SITE CONDITIONS,HEREATED ONC SOIL CONDITIONS PROJECT PR G TOPOGRAPHIC AN CONSTRAINTS, I S ANE TO _ O` SITE MAP. DAY IF RAINFALL IS FORECAST IN THE NEXT 24 HOURS.(SCH A7.e.d.) THE SITE,AND OTHER RELATED CONDITIONS,AS THE BRQIECf PROGRESSES AN ERE IS A NEED TO REVISE THE ESC PUN,AN ACTION PIAN WILL BE SUBMITTED. 'MONTAGE .. 4. All EROSION AND SEDIMENT CONTROLS NOT IN THE DIRECT PATH OF WORK MUST BE INSTALLED PRIOR TO ANY LAND ' / . DISTURBANCE.(SCH A-7.6i) INITIAL . 5: PRESERVE EXISTING VEGETATION AND RE-VEGETATE OPEN AREAS WHEN PRACTICABLE BEFORE AND AFTER GRADING OR PERMITTEE'S SITE'INSPECTOR: JACK NELSON CONSTRUCT ON(SCH47.adi.1) 6 ALL TEMPORARY SEDIMENT CONTROLS MUST REMAIN IN PUCE UNTIL PERMANENT VEGETATION OR OTHER PERMANENT OWN E T HOM ......-. - ..-. -., ...._...-.....w .....- N OF I IS ESTABLISHED.( 7 ui COVERING EXPOSED SOL ABLISH . SCH A.c..3.) COMPANY AGENCY: ALPHA COMMUNITY DEVELOPMENT PHONE: / 503=452=8003' 1 AATTOALLLLL'TIMES MUST BE INSTALLED AND 'J (SCH AI.d'(1))ED ON ALL DOWN GRADIENT SDS OF THE CONSTRUCTION SITE LOCAL AGENCY-SPECIFIC EROSION FAX: 503-452-8043 - B. ALL ACTIVE.CATCH BASINS MUST HAVE SEDIMENT CONTROLS INSTALLED AND MAINTAINED AT ALL TIMES DURING - E-MAIL: jrn®o1ph OCOmmunity.com CONSTRUCTION.(SCH A.74L(2)) CONTROL NOTES: f) DESCRIPTION OF EXPERIENCE: 9. WATER-TIGHT TRUCKS MUST BE USED TO TRANSPORT SATURATED SOILS FROM THE CONSTRUCTION SITE.AN APPROVED !' JACK NELSON HAS OVER 200 HOURS EQUIVALENT IS TO DRAIN THE SOIL ON-SITE AT A DESIGNATED LOCATION USING APPROPRIATE BMP's;SOIL MUST BE I OWNER OR DESIGNATED PERSON SHALL BE RESPONSIBLE FOR PROPER INSTALLATION AND MAINTENANCE OF ALL OF IN FIELD EXPERIENCE GRAINED SUFFICIENTLY FOR MIMIUL SPILLAGE.(SCH A7.O.G.3) EROSION AND SEDIMENT CONTROL MEASURES,IN ACCORDANCE WITH LOCAL,STATE,AND FEDERAL REULATIONS. S - 10. TEMPORARY STABILIZATION OR COVERING OF SOIL STOCKPILES MUST OCCUR AT THE END OF EACH WORK DAY OR 2. PRIOR 7D ANY LANG DISTURBING ACTIVITIES,THE BOUNDARIES OF THE CLEARING LIMITS,VEGETATED BUFFERS,AND _ 1 OTHER BMP's MUST BE IMPLEMENTED TO PREVENT TURBID DISCHARGES TO SURFACE WATERS.(SCH a7.e.!1.2.) °- ONSITE A WRITTEN SPILL PREVENTION AND RESPONSE PROCEDURE(SCH A1.e.rn.3) ANY SENSITIVE AREAS SHOWN T THIS PLAN SMALL BE CLEARLY DELINEATEDINTHE FIELD.DURING THE TITLE INSPECTION FREQUENCY: 11. DEVELOP AND MAINTAIN AIrF.PER WEEK ON ACTIVE SITES. 12. ANY USE OF TOXIC OR OTHER HAZARDOUS , , . CONSTRUCTION PERIOD,NO DISTURBANCE 5 PERMITTED BEYOND THE CLEARING IJMRS:THE OWNER/PERMITTEE MUST IMATERIALS MUST INCLUDE PROPER STORAGEAPPLICATIONAND DISPOSAL . MAINTAIN THE DELINEATION FOR THE DURATION OF THE PROJECT. NOTE:VEGETATED CORRIDORS TO BE DELNFATED .. T (SCH A3.el.(2)) WITH ORANGE CONSTRUCTION FENCE OR APPROVED EQUAL ONCE EVERT ;u0 SHEET WEEKS ON INACTIVE SITES. . 13. THE TERMFITEE MUST PROPERLY PREVENT AND MANAGE HAZARDOUS WASTE,USED OILS,CONTAMINATED SOILS, 3• PRIOR TO ANY LAND DISTURBING ACTIVITIES,THE BMP's THAT MUST BE INSTALLED ARE A GRAVEL CONSTRUCTION WITHIN 24 HRS. Or 0.5 RAIN EVENT. CONCRETE WASTE,SANITARY WASTE.LIQUID WASTE,OR OTHER TOXIC SUBSTANCES DISCOVERED OR GENERATED DURING DAILY WHEN.STORMWA,L RUNOFF IS OCCURRING. ENTRANCE,PERIMETER SEDIMENT CONTROL AND INLET PROTECTION.THESE BMP's MUST BE MAINTAINED FOR THE CONSTRUCTION:(SCM A.7.6.1 AND SCH A7.aiii.4) DURATION OF THE PROJECT. . �1 .14. SIGNIFICANT AMOUNTS OF SEDIMENT WHICH LEAVE THE SITE MUST BE CLEANED UP WITHIN 24 HOURS AND PLACED 4. IF VEGETATIVE SEED'MIXES ARE SPECIFIED,SEEDING MUST TAKE PLACE NO LATER THAT SEPTEMBER 1;THE TYPE AND HOLD A PRE-CON-MEETING OF PROJECT CONSTRUCTION PERSONNEL BAG(ON THE SITE AND STABILIZED OR PROPERLY DISPOSED. THE CAUSE OF THE SEDIMENT RELEASE MUST BE THAT INCLUDES THE EC INSPECTOR. ALL INSPECTION:, MUST BE FOUND AND PREVENTED FROM CAUSING A REOCCURRENCE OF THE OISCHARGED WffHN THE SAME 24 HOURS.ANY PERCENTAGES OF SEED IN THE MIX MUST BE LL BE DI ON THE PUNS. y ri_•,�„�,cAM CLEAN UP OF SEO;. ,SHALL BE PERFORMED ACCORDING TO THE OREGON OMSION OF STATE LANDS D THROUGH AN UNDISTURBED,PREFERABLY VEGETATED _� .. MADE.IN ACCORDANCE WITH DEQ 1200 C PERMIT'REQUIREMENTS. s_ TMPUMPING D USEDA SE �CO�� L B&DISCHARGED c�)ovFJ+ AS-BUILT TIM,FRAME.(SCH A7.I.11) (>L A SEDIMENT ( 15. SEDIMENT MUST NOT BE INTENTIONALLY WASHED BITO STORM SEWERb.DRAINAGE WAYS,OR WATERBODIES.DRY ESC IAHI MUST T KEPT IM SIZE.ALL WATER TIDO SHOWN M THE PUN MUSE BE INSTALLED PROPERLY TO NOT TO SCALE � ENSURE THAT SEDIMENT OR SEDIMENT UDEN WATER UES NOT ENTER A SURFACE WATER SYSTEM,ROADWAY,OR VICINITY MAP INSPECTION LOGS MUST BE KEPT IN ACCORDANCE WITH DEQ'S 1200 - SWEEPING MUST BE USED TO CLEAN UP RELEASED SEDIMENTS.(SCH M.H.2) OTHER PROPERTIES C PERMIT REQUIREMENTS. 16. THE APPUCATIGN RATE OF FERTILIZERS USED TO REESTABUSH VEGETATION MUST FOLLOW THE MANUFACTURER'S 7• THE ESC MEASURES SHOWN ON THIS PLAN ARE MINIMUM REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS.DURING DA113 RECOMMENDATIONS. NUTRIENT RELEASES FROM FERTILIZERS TO SURFACE WATERS MUST BE MINIMIZED.TIME RELEASE THE CONSTRUCTION PERIOD,THESE MEASURES SHALL BE UPGRADED AS NEEDED TO COMPLY WITH ALL APPUGABLE ... CHANGES TO THE APPROVED ESC PLAN MUST BE SUBMITTED TO FERTILIZERS SHOULD BE USED AND CARE SHOULD BE TAKEN IN THE APPLICATION.OF FERTILIZERS WHIN ANY WATER LOCAL,STATE,AND FEDERAL EROSION CONTROL REGULATIONS.CHANGES TO THE APPROVED ESC PLAN MUST BE . DEQ IN THE FORM OF AN ACTION PLAN. WAY RIPARIAN ZONE.(SCH A710) SUBMITTED IN THE FORM OF AN ACTION PIAN TO DEO PER THE 1200 C PERMIT. 17. SEDIMENT SE FENCE ABWE THE GROUND,AND BEHIND SEDIMENT FENCE FENCE REMOVAL(ENFNITAHAS REACHED A HEIGHT OF.I THE HEIGHT OF 8. IN FINE WATER SPRAYING,PLASTIC SHEETING,MULCHSUBJECT TO WIND EROSION, UING,TE BMP's MUST BE USED OR OTHER APPROVED MMEAASSUR ICH MAY INCLUDE THE APPLICATION OF f M 18. SEDIMENT MUST BE REMOVED FROM BEHIND BIO BAGS AND OTHER BARRIERS WHEN R HAS REACHED A HEIGHT OF 9. ALL EXPOSED SOILS MUST BE COVERED DURING THE WET WEATHER PERIOD. �•i TWO(2)INCHES AND BEFORE BNP REMOVAL(SCH A.7112.) 19. DEVELOPMENT - 19. CLEANING OF TRAPPED CATCH BASINS MUST OCCUR WHEN THE SEDIMENT RETENTION CAPACITY HAS BEEN REDUCED ATTENTION EXCAVATORS: BY FIFTY(50)PERCENT,AND AT COMPLETION OF PROJECT.(SCH 0.00.) 20. REMOVAL OF TRAPPED SEDIMENT IN A SEDIMENT BASIN OR SEDIMENT TRAP MUST OCCUR WHEN THE SEDIMENT SHEET INDEX OREGON LAW REQUIRES YOU TO FOLLOW RULES ADOPTED BY THE RETENTION CAPACITY HAS BEEN REUCED BY FlF1Y(50)PERCENT,AND AT COMPLETION OF PROJECT.(SCH PROJECT NO.: 928.034 OREGON UTILITY NOTIFICATION CENTER. THOSE RULES ARE SET FORTH IN at.t.d.3a4) ECT. TITLE SHEET T 21. DEQ MUST APPROVE OF ANY TREATMENT SYSTEM AND OPERATIONAL PIAN THAT MAY BE NECESSARY TO TREAT EC2. CLEARING 8.DEMOLITION EROSION& TYPE: coNSTRucrloN PERMIT NOTES: OAR 952-001.-0010 THROUGH OAR 952-001-0090. YOU MAY OBTAIN CpNT,VAWJED CONSTRUCTION DEWATER!NG OR SEDIMENT AND TURBIDITY IN STORMWATER RUNOFF.(SCH AY �W SEDIMENT CONTROL PLAN DATE: 10-17-06 COPIES OF THESE RULES FROM THE-CENTER BY CALLING 503-232-1987. 22. SHOULD ALL CONSTRUCTION ALINMES CEASE FOR THIRTY(30)DAYS OR MORE,THE ENTIRE SITE MUST BE ODOT PERMIT#: 3302 IF'YOU,HAVE ANY.QUESTIONS ABOUT THE RULES, 'YOU MAY CONTACT TEMPORARILY STABIUZED USING VEGETATION OR A HEAVY MULCH LAYER,TEMPORARY SEEDING,OR ODER METHOD. EC3. GRADING,STREET AND UTILITY EROSION THE CENTER. YOU MUST NOTIFY THE,CENTER AT LEAST TWO:BUSINESS (SCH A.8.o.) p CONTROL PLAN CORPS PERMIT#: NAP-2007-147 DAYS, BEFORE COMMENCING AN EXCAVATION. CALL 503-246-6699. 23. sHoulB CONSTRUCTION AQTrnnEs CEASE FOR RFEEu.ps)DAYS OR MORE ox ANY s!cMRQwr PORTION of A p EC4. EROSION CONTROL DETAILS DSL PERMIT#: NWP-200 CONSTRUCTION SITE,TEMPORARY STABILIZATION IS REQUIRED FOR THAT PORTION OF THE SITE WITH STRAW,COMPOST., OR OTHER TACKIFIED COVERING THAT WILL PREVENT-SOIL OR WIND EROSION UNTIL WORK RESUMES ON THAT PORTION tEC . - OF THE SITE.(SCH A.8.b.) - N:\pto)\328-034\dwg\CNII\DEQ\EC-TITLdwg-SHEET.TITLE Oct?A,2007 3:54Pm gm _ LEGEND t, n i 264-- EX t-FT CONTOUR ---- f --z6o-- EX 5-FT CONTOUR -- . �• ••� ® 63p. `�'d�`r \. �\ ,r �, I —•-xss-- EX SANITARY SEWER 31 "tea.. '1'•. EX STORM DRAIN ali..:. :.h a ,` �Tz1 I --xW---- EX WATER LINE p . ASPHALT ' 1 ��.l 1.��. y\\ _ I — — •\w �� Y' . \ \ I —Xs-- EX GAS UNE COMMUNITY \ 1 � iECMN �7@g \-\ �� f� `-. I --xOH— EX OVERHEAD POWER. J. I11TI *-,-•-.�-•. EX FENCE ;I D E V E L.O P M E N T =f" \ I ��.�• �, \ c ® EX SANITARY MANHOLE I . 0 EX STORM MANHOLE y ❑ EX CATCH BASIN v 9600 SW Oak;Suite 230 EX FIRE HYDRANT EX WATER METER Portland,OR 97223 - � P � / � '�•13�` m - EX WATER VALVE i ITI503-452-BODS If1503.452.8043 . • . u 1 II ti / / " -C]- EX POWER POLE www.alphacomrnuNty.com munify.com EX POWER METER j EX GUY POLE o n 1 _I I - NIG;: _ \-•� �- �. EX TREES TO REMAIN j IF•r.ai:L REVISIONS To sr REMOVtD \� \ \ SAI' EX TREES TO BE REMOVED ASPHALT } NO. DATE DESCWPTION / v aII I+ -� EXISTING DRAINAGE uJST„LL PFAMETER SILT FENCE I FLOW DIRECTION _ Y •� / 1 p o ORANGE CONSTRCTION FENCE; x = I BIOBAG BARRIER & i - - TAX LOT I C O NON-WOVEN FILTER INSERT .i. ( 1000 I \ pp PER 4-24& 4-30 --- I GRAVEL CONSTRUCTION ,Eu \ I N F ENTRANCE PER 4-5 q _ � .%•/ P F - - - - - SEDIMENT FENCE PER 4-76 xt EXTRUDED - - CONCRETE'CURB. T > y x1 JIM VAUD THROUGH 12-31-10 PRE-CONSTRUCTION.CLEARING,AND DEMOLITION NOTES: 1. ALL BASE ESC MEASURES (INLET PROTECTION, PERIMETER SEDIMENT CONTROL, - I j/ I TAX LOQ GRAVEL CONSTRUCTION ENTRANCES,ETC.) MUST BE IN PLACE, FUNCTIONAL, AND wI 900 APPROVED IN AN INITIAL INSPECTION, PRIOR TO COMMENCEMENT OF. CONSTRUCTION MONTAGE ACTIVITIES. 2. SEDIMENT BARRIERS APPROVED FOR USE INCLUDE SEDIMENT FENCE, BERMS _ CONSTRUCTED OUT OF MULCH, CHIPPINGS, OR OTHER SUITABLE MATERIAL, STRAW WATTLES, OR OTHER APPROVED MATERIALS. TO TOWN N . Z / y, 3. SENSITIVE RESOURCES INCLUDING, BUT NOT LIMITED TO, TREES, WETLANDS, AND _ RIPARIAN PROTECTION AREAS SHALL BE CLEARLY DELINEATED N7TH ORANGE n CONSTRUCTION FENCING OR CHAIN'LINK FENCING IN A MANNER THAT IS CLEARLY.VISIBLE / nyr TO ANYONE IN THE AREA. NO ACTIVITIES ARE PERMITTED TO OCCUR BEYOND THE HOMES CONSTRUCTION BARRIER. 4- CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF - ,! CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES INCLUDING, BUT NOT LIMITED TO, STREET SWEEPING, AND VACUUMING, MAY bre I / BE REQUIRED TO INSURE THAT ALLPAVED AREAS ARE KEPT CLEAN FOR THE DURATION TAX OOLOT: .\.z37-•�/. .... `'/ . . 1 5. THE PROJECT. .I�. 5. RUN-ON AND RUN-OFF CONTROLS SHALL BE IN PLACE AND FUNCTIONING PRIOR TO'. / BEGINNING SUBSTANTIAL CONSTRUCTION ACTIVITIES, RUN-ON AND RUN-OFF CONTROL MEASURES INCLUDE: SLOPE DRAINS(WITH OUTLET PROTECTION), CHECK DAMS, SURFACE ROUGHENING, AND BANK STABILIZATION. _ :� v1 . ASPHALT CLEARING _ - �� ( NOTE: DEMOLISION 3s, !•:•:••• --'•+ ;;1 THESE EROSION AND SEDIMENT CONTROL PLANS ASSUME "DRY WEATHER" CONDITIONS; "WET WEATHER" _ _ ` .-�.- :•:•::'::':•'•: ' > EROSION „rG-t:.: ::.:.:: .........: ...`;, ;. :;.....:;:;:� `/ S1 CONSTRUCTION MEASURES NEED TO BE APPLIED BETWEEN OCTOBER 1ST AND MAY 31ST/ . �• : , i/' CONTROL ,J ' PLAN . ' I EwsnxcnErt.No 296.87 BLDG '01 OSI wI LU • ._ "c- _��_— —_---- --- ----- Z ��I osenweE Pani j TAX LOT - I ,TAX LOT _ 0 �+ - I I a'Iph a TAX LOT qw 902 I - 800 Z N'+II 301 I TAX LOT N _ I TAX LOT .COMMUNITY DEVELOPMENT II I 2 y�l I 201 I .20 ' PROJECT NO.:. . 328.096 , I - �I "•' I I .TYPE: �CONSTRUCTION � I I .I---------------�---- DATE. _ b I SCALE AS-BUILT 30 0 75 30 60 CLEARING&DEMOLITION PLAN _ -_ HORIZ SCALE; 1"'='30' DAT, 1 IN=30' FT - N:\pro\328-034\dwg\CMI\DEO\EC-XCON.dwg-SHEET:XCON.Oct 24.2007-3:55pm ami - LEGEND \ i GRADING,STREET AND UTILITY EROSION L —214— FC 1-FT CONTOUR i AND SEDIMENT CONSTRUCTION NOTES: —115— FG 5-FT CONTOUR j ±` - �L74- - EX 1-FT CONTOUR it 1. SEED USED FOR TEMPORARY OR PERMANENT SEEDING SHALL BE COMPOSED OF ONE OF THE FOLLOWING MIXTURES, _ UNLESS OTHERWISE AUTHORIZED: -215- - EX 5-FT CONTOUR A. DWARF GRASS.MIX(MIN. 100 LB./AC.) - a 1pha 1:'DWARF PERENNIAL RYEGRASS(80%BY WEIGHT) GRADING LIMITS - 'a 2. CREEPING RED FESCUE (209 BY WEIGHT) � j COMMUNITY t .--.--.-+-+ SEDIMENT FENCE PER 4 16 B. STANDARD HEIGHT GRASS MIX(MIN:t00LB./AC.) - .�.� � •��\. 1. ANNUAL RYEGRASS (40%BY WEIGHT) < •I `A �,�..' \ - 2. TURF-TYPE FESCUE (60%BY WEIGHT) E -+R-�--•-- INTERIOR SEDIMENT y D E VE LO P ME NT _ \ �•�, ; FENCE PER 4-16 2. SLOPE TO RECEIVE TEMPORARY OR PERMANENT SEEDING SHALL HAVE THE SURFACE ROUGHENED BY MEANS OF. ,t TRACK- OR THE USE OF OTHER APPROVED IMPLEMENTS. SURFACE ROUGHENING IMPROVES SEED BEDDING AND ? REDUCES RUN-OFF VELOCITY. O ASPHALT CONCRETE 3. LONG TERM SLOPE.STABILIZATION MEASURES SHALL INCLUDE THE ESTABLISHMENT OF PERMANENT VEGETATIVE COVER 1 ,f 9600 SW.00k,Suite 230 VIA SEEDING WITH APPROVED MIX AND APPLICATION RATE. _ i; TEMPORARY SLOPE , •v-" I 1 j '� � � �� .4. TEMPORARY SLOPE.STABILIZATION MEASURES SHALL INCLUDE: COVERING EXPOSED SOIL WITH PLASTIC SHEETING, PortlandOR 97223 O - .I \\ :STRAW MULCHING, WOOD CHIPS, OR OTHER MULCH -APPROVED MEASURES. STABILIZATION WITH STRAW I'•' I 3 dd jc'- r �4- {'' ' \, ` \ .5. STOCKPILED SOIL OR STRIPPINGS SHALL BE PLACED IN A STABLE LOCATION AND CONFIGURATION. DURING "WET - a ITJ 503N52.8003[F)503452-8043 WEATHER' PERIODS, STOCKPILES SHALL BE COVERED WITH PLASTIC SHEETING OR STRAW MULCH. SEDIMENT FENCE IS SIOBAG BARRIER & NON-WOVEN FILTER INSERT `) www.ciphocommunity.com ;REQUIRED.AROUND THE PERIMETER OF THE STOCKPILE. 4-24 & 4-30 PER `6. EXPOSED CUT.OR FILL AREAS SHALL BE STABILIZED THROUGH THE USE OF TEMPORARY SEEDING AND MULCHING, a EROSION'CONTROL BLANKETS OR MATS,.MID-SLOPE SEDIMENT FENCES OR WATTLES, OR OTHER APPROPRIATE MEASURES. S . r s i �;� GRAVEL CONSTRUCTION '•SLOPES EXCEEDING 25%MAY REQUIRE ADDITIONAL EROSION CONTROL MEASURES. i i°;•p, 1� 7: AREAS SUBJECT TO WIND EROSION SHALL USE APPROPRIATE DUST CONTROL MEASURES INCLUDING THE APPLICATION - ENTRANCE PER 4-5 .- `, OF A FINE SPRREVISIONS. AY OF WATER, PLASTIC SHEETING, STRAW MULCHING,.OR OTHER APPROVED MEASURES. �` 9 y I 8. CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FORE ! DURATION OF THE PROJECT. ADDITIONAL MEASURES INCLUDING, BUT NOT LIMITED T0;TIRE WASHES, STREET SWEEPING, m FLOW ARROWS ,( NO. DATE DESCRIPTION ` _ •,,. 24 i Fi(` MAY BE REQUIRED.TO INSURE THAT ALL PA AREAS KEPT CLEAN FOR THE DURATION OF _ �., _ ,,,•_•., -•, ,..,,..„„” . AND VACUUMING BE PAVED ARE E .I - Ia n 2- THE PROJECT. trS ' ' •T^ '1 - .�” - B..ACTIVE INLETS TO STORM WATER SYSTEMS SHALL BE PROTECTED THROUGH THE USE OF APPROVED INLET PROTECTION g r'` ,i } - �`" ` MEASURES. ALL INLET.PROTECTION MEASURES ARE TO BE REGULARLY INSPECTED AND MAINTAINED AS NEEDED. o - I ':�s ?C r .�^ �,�I��,. �" :� • ar' I.I- 10. SATURATED MATERIALS THAT ARE HAULED OFF-SITE MUST BE TRANSPORTED W WATER-TIGHT.TRUCKS TO ELIMINATE ,,r '• �a••I I 1 •i� r '�+ - I I SPILLAGE OF SEDIMENT ANDSEDIMENT-LADEN WATER. f'NOTES. - I E F •11. AN AREA SHALL-BE PROVIDED FOR THE WASHING OUT OF CONCRETE TRUCKS IN A LOCATION THAT DOES NOT r `j PROVIDE RUN-OFF THAT CAN ENTER THE STORM WATER SYSTEM. IF THE CONCRETE WASH-OUT AREA CAN- NOT BE t 1 INSTALL BIOFILTER BAGS& �I J i y( pj`✓ } ;E CONSTRUCTED GREATER THAN 50'FROM ANY DISCHARGE POINT, SECONDARY MEASURES SUCH AS BERMS OR t NON-WOVEN FILTER INSERT PER i . h .,;7 rlrx R'i7 ,- s ( TEMPORARY SETTLING PITS MAY BE REQUIRED. THE WASH-OUT SHALL BE LOCATED WITHIN 51X FEET OF TRUCK ACCESS DETAILS 4-24 &4-25. \ - 1.i. t!: 1 .AND BE CLEANED WHEN IT REACHES 509 OF THE CAPACITY. .1 J 12. SWEEPINGS FROM EXPOSED AGGREGATE CONCRETE SHALL NOT BE TRANSFERRED TO.THE STORM WATER SYSTEM. INSTALL SEDIMENT FENCE PER DETAIL i 'SWEEPINGS SHALL BE PICKED UP AND DISPOSED IN THE TRASH. ); O 4-16. •13. AVOID PAVING IN WET WEATHER WHEN PAVING CHEMICALS CAN RUN-OFF INTO THE STORM WATER SYSTEM. 14.'USE BMPs SUCH AS CHECK-DAMS, BERMS, AND INLET-PROTECTION TO PREVENT RUN-OFF FROM REACHING Ii 3 INSTALL TEMPORARY GRAVEL DISCHARGE POINTS. 4CONSTRUCTION ENTRANCE PER DETAIL U 15. COVER CATCH BASINS, MANHOLES, AND OTHER DISCHARGE POINTS WHEN APPLYING SEAL COAT. TACK COAT, ETC. TO i 4-5. �? `CY _ `r- > r.• - jOr� .PREVENT INTRODUCING THESE MATERIALS TO THE STORM WATER SYSTEM. 76 ®INSTALL 10' x 20' x 4' DEEP CONCRETE WASH AREA PER DETAIL y CAUTIOUS TO NOT OVERFILLILL WASH AREA. y y 2- ' � � � Y� y F� - i j• 50 GRAVEL STAGING&PARKING AREA, i, `PRy �•�� EQUIPMENT MAINTENANCE& FUELING. M. P t( VALID THROUGH 12-31-10 PORTA POTTY SOLID WASTE AREA: . g� I ry�^� .•�"��4x I�- (,.�,�. .,a 'Si j 1 / 2 i ©PROPOSED SOIL STOCKPILE AREA.COVER PER 4-4 DURING R ' �•• r. i e tc jp PERIODS &WETAIL WEATHER SEASONaNY OCT. 1 TO MAY 37. 3 �f " �- I 7❑TEMPORARY SLOPE STABILIZATION 2 I �_ MEASURES. . 4 INTERIOR SEDIMENT FENCE TO BE MONTAGE 3 I ��\\ � I; NSTALLED AFTER STREET NSTRUCTION AND SWALE CO CONSTRUCTION TOWNHOMES NOTE: <.I 1 2• �_99 i .;ri I-+G ., 1 THESE EROSION AND SEDIMENT CONTROL PLANS ASSUME "DRY WEATHER" CONDITIONS•"WET WEATHER CONSTRUCTION MEASURES .NEED TO BE LIED BETWEEN BER 1ST AND MAY 31 / N APP OCTO ST fit lY. `\ _ t 33 rrn a EROSION AND SEDIMENT CONTROL BMP IMPLEMENTATION: 1. ALL BASE ESC MEASURES(INLET PROTECTION, PERIMETER SEDIMENT CONTROL, GRAVEL GRADING, STREET,,;, _ I f I I , C, f ' r a• j""- ��I CONSTRUCTION ENTRANCES. ETC.) MUST BE IN PLACE. FUNCTIONAL, AND APPROVED IN AN INITIAL `J / INSPECTION, PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITIES. AND UTILITY �B �/ �3�- -W.CHESzNUT WAY 2. ALL"SEDIMENT BARRIERS(TO BE INSTALLED AFTER GRADING)" SHALL BE INSTALLED IMMEDIATELY _ D rF M1ry " 'l F LLOWING ESTABLISHMENT OF FINISHED GRADE AS SHOWN ON THESE.PLANS. ONSTRUCTION '. 3. INLET PROTECTION SHALL.BE IN-PLACE IMMEDIATELY FOLLOWING PAVING ACTIVITIES. h �Y - EROSION CONTROL . ; PLAN 4 — , I 1 5 —► .'t.y - 'lam •� i _ 221 -• _ 230 ~ ~ - '• -�--"�'-+�_ ,--s_ ERNG DRAINAGE SWALE >,'1 ISCHARGE POINT ----- alpha Z N: j I ' REF£R To SNeeT•S COMMUNITY DEVELOPMENT . QI<I II OR AS-8Y,LT 4"D. I I II I N) I PROJECT NO.: 328-034 ` TYPE. CONSTRUCTION DATE: , SCALE GRADING 8 EROSION CONTROL PLAN AS-BUILT e 30 0 15 30 60 - HORIZ SCALE: 1" 30' - OAW, bZIMIB'I 1 IN 30 FT - N:\Woj\32&034\dwg\CIN\DEG\EC-EROS.dwg'-SHEETGRAD Oct24 2 07-35 pmgmt � .. cF N{T[;�/ irrnlF r.OONa 77 iO I. i.FROSION ODTITR0.FEPoIIT TO lSEwSTED AT 70 ' 9 TEAT ALL iIYE& 2:IN&°p0TION.'WCggppppK TO '�-E`MAINTAINED:'a-SITE AND - . . - a �. .. :AVAICABCf`PoR'�,.Il15PEC 1 ph a e:io eENrrT r A► 1w,IN7AINFD:oR ATE At#D COMMUNITY .:'— AILABI£�f.Lit INSP.EOT_ '{ON:�YAtl:T1YFS:' DEVELOPMENT 4. . DqqTMY _ - & .pyAINTAIII�1`ORY INLET'p.RQTECTION-UTTII:FINAISTABIL17j1T10N - _ IS OOYPIPTE 99ttxRii & iECT :SED DI-L mEl': oP.11 FA�dtl L�EAYi11YSIroTE... 9600 SW Oak,Suite 230 Portiand,OR 97223 7• `RkpIIF 'SHALL BE.MA(NTAIdED'PfR-'JUICISDICLIONAL: _ . RJ 503-452-8003[Fl 503.452.8043 •. _ e. �91REET 4> AN Nii SIIA[LOCWB MNF.tX'S.9ARY 70, TQIRf; www.aiphacommunity.com . iRpI BEiHG: BfF-`§ITE DR•CR6AYINO SED14El1T.-tADFJ1�: - ;gwoF,F- 9. ;NET NEAP m ODNBTR. I '�JISDY'16. Tx u: Atrolri METwEe. u eE RFAUTAkD<ouRlrx-p1 7r+EBKitAl REVISIONS 10. 11100NT TBWA(?RASVC-C N(1RFA.GRADE,AS,. FAIN': . _ Cti1FNT fMTfRULL PRIQ� P1 -SITE 9A4 - - _ NO. DATE DESCRIPTION i ''A)A ORE=Tf1 FI^rSEf6RADE:','ICONDIif0ft'COIENT' ,Z-1m7l AFJ1 rich YQ.BE P05fPA ATA6l TIMES, - _ ' I I. RLR'-gF�DSo1M110N 41ND 1Jlf -- . TN 0�9TpR}I MF� q��AND OtIF'OF'ELQA'�: .. _-FNVL SP00.9.A1P/LT OR.FlNE'oRAOE UN"UQTA9 S,QW+-A9, 'O.SSILNE., - . 10' 12POUR F(WAipNS . "STORE Ok PFAyg1 �511R610E,. - 'Mw+�Yflna,inw�e� rlpH'RMPff-PRFIGPI881014� - ,,-rLNpM+c PtiEVENT RIINOiT FRUIi�fOR16`AIB)NRY FlLTER FABRIC MAIFJRLxL a s[+•iE avwM .}B• BE ROLLS SD?CNED LOOPS `�0 {-'l1iFAT1EN1 f'Uilai IN ARFAS.DESNINATBI,BL w+!Fr!'� J mNRsum OYER Yx R-POSTS Immillv0 'AR'o.D 1{••Nomm - °i°'' WASH 4' . .� CgMREIi E:IVjIDUNG o b b � _... i 'iJ. 1 :.E •hON'M7ERNl.I$PROfEAlX=06PO5FD b BMAA.UM WPA C CONCRETE WASHOUT STATION ,14;' Q�iT INTO=pRT'ARFA AND;S.PADE:P7 m FRONT VIEW PROFILE wloTrl=4' LENGTH=lo' DEPTH-2' ''"C ":: •i•. 1E✓ - -PbiJR DRNEWAY.APFROILH Nn Nn TATE wWouriG BARR)OR�.roL'aaF RRr e P�� T I PLASTIC SHEETING B VALID THROUGH 12-31 10 AN CIE RLTER P•ABRIC _I - iENCE TO ASSURE SQL IS,TRAPPED N� Tlnill I vaQWly BDDN luvfll LAAO[ NOTES: IV OVERLAP DF ALL SEAMS REOUKD. �r1111 •r NOTES: : arY 10.PNG a Ina IdfD�Y DRN,I„S ARE; POS10 )RED E TOE OF STDCN PILE 3 BANKER REBU w _ I IN 111L? a \ },By COENG NANTANED �HTLY O PUCE RITERLOCNFD BY USING SANDBAGS OR RHES ON ROPES MTS A MONTAGE '1� V.2'POS15 . a`moi rom®xs a raror frs¢ MNmR/M 10'GPoO SPACf10 IN ALL pRCC110NS ;. F011AM116.:TYPW 5PDR7A WATERSDIS�HARSES'. AnD ATTAQI TOWN NMMB(+711EtfEQ. PLAN VIEW >PNnB usrw ,�umrs ro s PLASTIC SHEETING Be1.o o.owmo.-. ! fRCM FIRE-fN4lfiNF ACIMifEs -HOMES Ptt4lM M No.: AaE;ilsF�:. P".A-35 ;ARE DFx F)7R T13E-LN THC PBo�i . s: 71, wAs►1 Dor1l:e�pLdNas A NQL PAF SRE Y a Msm mmr Raw TP 3` MA1kR.OSE¢Fpltc R111p�.�A710}IF�B O�FNR�81 A rnAaw a xYOnn e r 6dNRMNy��y.��y�p� `ey�A=H�ncY{ T'U!GfN� r(� u Bt(THE^+��.$.g^i•X•�`f`-1^j!^Y' "�J•!`�.'Y+"'i 1 cEB,Yt ETA BAD R[uOv YRlIp11D£B'ftll llff CfITAR0iI11iS{MATER' ASM QUT[ CN B CAWS B v., - _ 2-X+115)'1 RLW K p ® 7;-. A �IXe I�TU17E6�klD�IfJ�IIfOURDf1¶ON ORNN$ h •1•r< <,� � rxz-xY.'RuNnou woos AIID }�,,Al %PR0IADEO TN tID CCM►fONA710N TROY ` a� �!0'5�AAIgWR .EROSION g ) TED E%oAoE+YA1FRMD'.• .. SHORN PIPE ", .: 9` 11 ALTER D`E E CATCH BASIN CONTROL ODER (WOKN) • -''••=riri'u•.^.ti's:^.':F c:�''%. 'b: AREA DRAIN O, fid•„ •� � . - >va.oHU`rroIO[p`.�'COFIOMaDm-)milO':1CDIWB6'i - - aux nr AwYRswaRnA'Y-x..r.AuBas auxA DETAILS WOVEN POLYPROPLENE SACK no T1Id u—A) BASIN GRATE B� °•FOy. . Z u60. di ttMDOW :a NN.roA aNac f w Y INP Ow M R M'N M ��-°M �if0o{di C ?iidCt d �, D Ef'ifN)IQ} ., aRc e . Boor e•w..rl,P a ew,. a)) ngmtltouAlm mw area,na SwvaR,ore Pia«r+onl ,�i� EN MN`s n°° <M B nM P —r AHtat le':rV d- oR dtb q TbaCo�trpcwralipll aPlad�im�P WAIN /// } : w D PLAN VIEW . bniPor.:a�IRf�'mem'aihlCA STORM PWE .T,.'X 4n'U tlBMlr 1p'_Iti.O;tpOjeeE aIle:,. FILTER SACK(NONw(M) .•�' •�- 4 _ENE '� IIEFERID RORIME4N {51F�9AIRiOAS91E=ERif910Y '". k/�.cyiw . N •... ' . �`� � Flow ' ..PRE�iBR 1J ;$EDl(t(EM�COKiRDL. _ NON-WOVEN POLYPROPLENE SACK �t alpha o ° _ NOTES COMMUNITY DEVELOPMENT .. mLecmmMx DITCH•INLET - . I'aur or K'Iarua a[AN HOCA NOTES: ` 1.NOTE: OESSED CURB INLETUICRR BASINS MUST BE BY m'NOC I.AOQTONAL MEASURES MUST BE • BLOCKED WHEN USING ALIEN FABRIC INLET SACKS � - atrN nota, - CONSIDERED OSS OULRIO ON SOIL 1-X24. SIZE OF FILTER FABRIC INLET SACKS TO BE w+Enwxc AV1MOeTR wv REa1WE 2 WHERE BAGS SHOULD BE STAKED PROJECT NO.: 926-034 . DETERARRED BY MABIFACTURER, nxTx Nr .ro m2KNr WHERE 5 ACE USBMi�t 1'a2• A0. TYPE: CONSTRUCTION(' INLET PROTECTION Dalaa DIa.nB,-zs CONSTRUCTION ENTRANCE DetoR Orawing 4-5 INLET PROTECTION 4 ON Dame Draw"4-z, DATE: 'TYPE 5 .. - PO 4-110 Pa 4-42 AS-BUILT -. ... DATE OzIM(09 .. E4"' N:\proj\32&034\dwg\CWII\DEQ\EC-DETL.dwg_SHEET:NOTE Oct 24.2007-3:55pmgmt M1. a S' City of Tigard July 16, 2015 Suresh C Paranjpe NW Area Investments LLC 11150 SW Rivenvood Rd. Portland, OR 97219 Re: Permit No. SUB2009-00003 Dear Applicant: The City of Tigard has processed a refund for the deposit of fees on the above referenced permit for the following: Site Address: 9325 SW Hall Blvd. Project Name: Montage Townhomes Job No.: N/A Refund: ® Check #218009 in the amount of$8,000.00. ❑ Credit card "return" receipt in the amount of$ ❑ Trust account "deposit" receipt in the amount of Notes: Release of deposit for landscaping completed. If you have any questions please contact me at 503.718.2430. Sincerely, Dianna Howse Building Division Services Supervisor Enc. 13125 SW Hall Blvd. ® Tigard, Oregon 97223 0 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov e City of Tigard Accela Refund Request This form is used for refund requests of land use, development engineering and building permit application fees. Receipts, documentation and the Regi1estforPeiyrritA6-1ion form (if applicable) must be attached to this request form. Refund requests are due to Accela System Administrator by each Wednesday at 5:00 PM. Please allow up to 3 weeks for processing of refunds. Accounts Pavable will route refiind checks to Accela Sti7stem Administrator for distribution to applicant. PAYABLE TO: Suresh C Paranjpe DATE: 7/9/2-0 15 -W1 Area Investments LLC 11150 SW Riverw000d Rd REQUESTED BY: Dianna Howse Portland, OR 97219 GP TRANSACTION INFORMATION: Receipt#: 200064 Case #: SliB2009-00003 Date: 3/31/2013 Address/Parcel: 9325 SW Hall Blvd. Paj, T\lethod: CreditCard Project Name: Montage Townhomes EXPLANATION: Per applicant's request as the landscaping was complete and approved per Gary Pagenstecher. Refund 100% of deposit fees. 'REFUND JNF.ORIAIATION = Fee Descriptlon`From Receipt 3 Revenue Account No Refund Eam le =Buildii `.Permit Fee - -Earn le ` 300000 X310 ~_ $Amount Developer Deposit 530-0000-22000 $5,000.00 TOTAL REFUND: S,000.00 APPROVALS: SIGNATURES/DATE: If under 55,000 Professional Staff If under$12,500 Division ManagerS— If under$25,500 Department Manager If under$50,000 City-Manager If over$50,000 Local Contract Review Board .FOR TIDEMARK SYSTEM ADMINISTRATION:USE'=OIVL Case Refund Processed: Date: 171-14111-5;' By: L\Building\Refunds\RefundRequcst.doc x 09/01/2010 City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT r Request for Permit Action 13125 SW Hall Blvd. •Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner Applicant ❑ Contractor ❑ City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) k A- KEAMb-X//VW /4" Mailing Address: J ( ( 5,0 S L-D iv1 UG&w as C) Owe City/State/Zip: PeOZTLA-r.V CIL °j `fl i`l Phone No.: So 3 • 3 g 7 . 33717 5',0 3.9 1? ' 6,77 PLEASE TAKE ACTION FOR THE ITEMS) CHECKED (✓): ❑ CANCEL/VOID PERMIT APPLICATION. REFUND PERMIT FEES (attach c of original receipt and provide explanation below). INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit). Permit#: S U 4 2Og -0 003 Site Address or Parcel#: jr 93,zSSLo /-t" . Project Name: mc-A�Cc Subdivision Name: AOW: 3rakw STa w A-Mfer Sport& 1.<>t #: 3 3 ld�T 17 EXPLANATION: -7-Ar *7-J1?3e, i - ca . /It .e« Signature: �,✓�• Date: Print Name: Refund Poliev I. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. • ' OFFICE USE ONLY Route to Sys Admin: Date h\ Route to Records: i Date B Refund Processed: Date / By Invoice Processed: Date B Permit Canceled: Date N By Parcel Tag ridded: Date B 1:\Building\Forms\Req 13crmitAction_092314.doc Gary Pagenstecher From: Gary Pagenstecher Sent: Friday, June 05, 2015 1:48 PM To: 'Kate Kenney' Cc: Suresh Paranjpe; Dianna Howse Subject: RE: Bond Kate, You threw me with "Performance Bond" and "Brownstone at the Square." You would like a refund of the "Developer Deposit" for "Montage Townhomes" in the amount of$8,000. 1 will process the request, which should take approximately two weeks. Thank you, Gary PS, Dianna, have we processed a name change for this development, which originated in the county? It is still Montage in Acela. From: Kate Kenney [mailto:nwareainvestments@hotmail.com] Sent: Thursday, June 04, 2015 3:06 PM To: Gary Pagenstecher Cc: Suresh Paranjpe Subject: Bond Hello Gary, Back on March 31, 2015 you were kind enough to accept an $8,000.00 Performance Bond guaranteeing the finished landscape and fence at the Brownstone at the Square. All that has been accomplished and we would like our money returned. Will you please direct me? Sincerely, k8 Kate Kenney NW Area Investments, LLC of 503.387.3337 cell 503.997.6797 11150 SW Riverwood Rd., Portland OR 97219 i Montage Townhomes OUTLINE SPECIFICATIONS PLANTING AND SEEDING: GENERAL:- All plants shall conform to all applicable standards of the latest edition of the "American Association of Nurserymen Standards", A.N.S.1. 260.1 — 1973. Meet or exceed the regulations and laws of Federal, State, and County regulations, regarding the inspection of ,plant materials, certified as free from hazardous insects, disease, and noxious weeds, and certified fit for sale in Oregon. The apparent silence of the Specifications and Plans as to any detail, or the apparent omission from them of a detailed description concerning any point, shall be regarded as meaning that only the best general practice is to prevail and that only material and workmanship of first quality are to be used. All interpretations of these Specifications shall be made upon the basis above stated. Landscape contractor shall perform a site visit prior to bidding to view existing conditions. PERFORMANCE QUALITY ASSURANCE: Use adequate numbers of skilled workmen who are thoroughly trained and experienced in the necessary horticultural practices and who are completely familiar with the specified requirements and methods needed for the proper performance of the work of this section. NOTIFICATION: Give Landscape Architect minimum of 2 days advance notice of times for inspections. Inspections at growing site does not preclude Landscape Architect's right of rejection of deficient materials at project site. Each plant failing to meet the above mentioned "Standards" or otherwise failing to meet the specified requirements as set forth shall be rejected and removed immediately from the premises by the Contractor and at his expense, and replaced with satisfactory plants or trees conforming to the specified requirements. SUBSTITUTIONS: Only as approved by the Landscape Architect or the Owner's Representative. GUARANTEE AND REPLACEMENT: All plant material shall be guaranteed from final acceptance for one full growing season or one year, whichever is longer. During this period the Contractor shall replace any plant material that is not in good condition and producing new growth (except that material damaged by severe weather conditions, due to Owner's negligence, normally unforeseen peculiarities of the planting site, or lost due to vandalism). Guarantee to replace, at no cost to Owner, unacceptable plant materials with plants of same variety, age, size and quality as plant originally specified. Conditions of guarantee on replacement plant shall be same as for original plant. Landscape Contractor shall keep on site for Owner's Representative's inspection, all receipts for soil amendment and topsoil deliveries. PROTECTION: Protect existing roads, sidewalks, and curbs, landscaping, and other features remaining as final work. Verify location of underground utilities prior to doing work. Repair and •make good any damage to service lines, existing features, etc. caused by landscaping installation. PLANT QUALITY ASSURANCE. Deliver direct from nursery. Maintain and protect roots of plant material from drying or other possible injury. Store plants in shade and protect them from weather immediately upon delivery, if not to be planted within four hours. Nursery stock shall be healthy, well branched and rooted, formed true to variety and species, full foliaged, free of disease, injury, defects, insects, weeds, and weed roots. Trees shall have straight trunks, symmetrical tips, and have an intact single leader. Any trees with double leaders will be rejected upon inspection. All Plants: True to name, with one of each bundle or lot tagged with the common and botanical name and size of the plants in accordance with standards of practice of the American Association of Nurserymen, and shall conform to the Standardized Plant Names. 1942 Edition. Container grown stock: Small container—grown plants, furnished in removable containers, shall be well rooted to ensure healthy growth. Grow container plants in containers a minimum of one ve„ar prior to delivery, with roots filling container but not root bound. Bare root stock: Roots well—branched and fibrous. Balled and burlapped (B&B): Ball shall be of natural size to ensure healthy growth. Ball shall be firm and the burlap sound. No loose or made ball will be acceptable. TOPSOIL AND FINAL GRADES: Landscape Contractor is to verify with the General Contractor if the on site topsoil is or is not conducive to proper plant growth. Supply alternate bid for imported topsoil. Landscape Contractor is to supply and place 12" of topsoil in planting beds and 6" in lawn areas. If topsoil stockpiled on site is not conducive to proper plant growth, the Landscape Contractor shall import the required amount. Landscape Contractor is to submit samples of the imported soil and/or soil amendments to the Landscape Architect. The topsoil shall be a sandy loam, free of all weeds and debris inimical to lawn or plant growth. Landscaping shall include finished grades and even distribution of topsoil to meet planting requirements. Grades and slopes shall be as indicated. Planting bed grades shall be approximately 3" below adjacent walks, paving, finished grade lines, etc., to allow for bark application. Finish grading shall remove all depressions: or low areas to provide positive drainage throughout the area. PLANTING SPECIFICATIONS: HERBICIDES: Prior to soil preparation, all areas showing any undesirable weed or grass growth shall be treated with Round—up in strict accordance with the manufacturer's instructions. SOIL PREPARATION: Work all areas by rototilling to a minimum depth of 8". Remove a, stones (over 1Y2" size), sticks, mortar, large clumps of vegetation, roots, debris, or extraneous matter turned up in working. Soil shall be of a homogeneo�,s fine texture. Level, smooth and lightly compact area to plus or minus .10 of required grades. In groundcover areas add 2" of compost (or as approved) and till in to the top 6" of soil. PLANTING HOLE: Lay out all plant locations and excavate all soils from planting holes to 2 1/2 times the root ball or root system width. Loosen soil inside bottom of plant hole. Dispose of any "subsoil" or debris from excavation. Check drainage of planting hole with water, and adjust any area showing drainage problems. SOIL MIX: Prepare soil mix in each planting hole by mixing: 2 part native topsoil (no subsoil) 1 part compost (as approved) Thoroughly mix in planting hole and add fertilizers at the following rotes: Small shrubs — 1/8 Ib./ plant Shrubs — 1/3 to 1/2 Ib./ plant Trees — 1/3 to 1 Ib./ plant FERTILIZER: For trees and shrubs use Commercial Fertilizer "A" inorganic (5-4-3) with micro—nutrients and 50% slow releasing nitrogen. For initial application in fine seed lawn areas use Commercial Fertilizer "B" (8-16-8) with micro—nutrients and 50% slow—releasing nitrogen. For lawn maintenance use Commercial Fertilizer "C" (22-16-8) with micro—nutrients and 50% slow—releasing nitrogen. DO NOT apply fertilizer to Water Quality Swale. PLANTING TREES AND SHRUBS: Plant upright and face to give best appearance or relationship to adjacent plants and structures. Place 6" minimum, lightly compacted layer of prepared planting soil under root system. Loosen and remove twine binding and burlap from top 1/2 of root balls. Cut off cleanly all broken or frayed roots, and spread roots out. Stagger Plants in rows. Backfill planting hole with soil mix while working each layer to eliminate voids. When approximately 2/3 full, water thoroughly, then allow water to soak away. Place remaining backfill and dish surface around plant to hold water. Final grade should keep root ball slightly above surrounding grade, not to exceed 1". Water again until no more water is absorbed. Initial watering by irrigation system is not allowed. STAKING OF TREES: Stake or guy all trees. Stakes shall be 2" X 2" (nom.) quality tree stakes with point. They shall be of Douglas Fir, clear and sturdy. Stake to be minimum 2/3 the height of the tree, not to exceed 8'-0". Drive stake firmly 1'-6" below the planting hole. Tree ties for deciduous trees shall be "Chainlock" (or better). For Evergreen trees use "Gro—Strait" Tree Ties (or a reinforced rubber hose and guy wires) with guy wires of a minimum 2 strand twisted 12 ga. wire. MULCHING OF PLANTINGS: Mulch planting areas with dark, aged, medium grind fir or hemlock bark (aged at least 6 months) to a depth of 2" in ground cover areas and 2Y2" in shrub beds. Apply evenly, not higher than grade of plant as it came from the nursery, and rake to a smooth finish. Water thoroughly, then hose down planting area with fine spray to wash leaves of plants. FINE LAWN AREAS: In fine lawn area apply Commercial Fertilizer Mix "B" at 4.5 lbs. Per 1,000 sq.ft. and rake into soil surface. Establish an even, fine textured seedbed meeting grades, surfaces and texture. Sow seed with a mechanical spreader at the uniform rates as noted below. Rake seed lightly to provide cover. SEED: Bluetag grass seed conforming to applicable State laws. No noxious weed seeds. Submit Guaranteed analysis. Fine Lawn Seed Mix: To contain 50% Top Hat Perennial Ryegrass, 30% Derby Supreme Ryegrass, 20% Longfellow Chewings Fescue (Hobbs and Hopkins Pro—Time 303 Lawn Mix or as approved) Sow Seed at 5 lbs. / 1000 sq. ft. MAINTENANCE OF SEEDED AREAS: Fine Lawn Areas: The lawn areas shall be maintained by watering, mowing, reseeding, and weeding for a minimum of 60 days after seeding. After 30 days, or after the second mowing, apply Commercial Fertilizer Mix "C" at 5 lbs. per 1,000 sq. ft. Mow and keep at 1136" to 2" in height. Remove clippings and dispose of off site. GENERAL MAINTENANCE: Protect and maintain work described in these specifications against all defects of materials and workmanship, through final acceptance. Replace plants not in normal healthy condition at the end of this period. Water, weed, cultivate, mulch, reset plants to proper grade or upright position, remove dead wood and do necessary standard maintenance operations. Irrigate when necessary to avoid drying out of plant materials, and to promote healthy growth. CLEAN—UP: At completion of each division of work all extra material, supplies, equipment, etc., shall be removed from the site. All walks, paving, or other surfaces shall be swept clean, mulch areas shall have debris removed and any soil cleared from surface. All areas of the project shall be kept clean, orderly and complete. PLANT UST: Sym. LATIN NAME Common Name SIZE SPACING GROUNDCOVER M FINE LAWN TOP OF BARK TO BE AT CROWN OF ROOTBALL 2" MOUND FOR -� WATER BASIN 2'x 2" DOUG FIR STAKES. 3 STAKES EQUALLY SPACED AROUND TREE REMOVE BURLAP A 2 to 2 1/2 HOSE: REINFORCED RUBBER OR GRO- STRAIGHT TREE TIES -GUY WIRE: #10 GA. r DBL. STRAND, TWISTED, GALVANIZED. ,-2 1/2" BARK MULCH —FINISH GRADE BACKFILL SOIL MIXTURE WITH FERTILIZER -EXISTING SUBGRADE EVERGREEN TREE STAKING DETAIL NOT TO SCALE See Specifications 0558 FRAGARIA CHILOENSIS 1 gal. 3' o.c. Wild Strawberry 0 58 HELICTOTRICHON SEMPERVIRENS 1 gal. 2' a. c. Blue Oat Gross 0 70 HEMOROCALLIS "STELLA D'ORO" 1 gal. 18" O.C. Stella D'Oro Daylily 0 4 LEUCANTHEMUM x SUPER. "SNOWCAP" 1 gal. 2' a. c. Snowcap Shosta Daisy :• r •r � SHRUBS 69 EUONYMUS FORT. "EMERALD GAIETY" 1 gal. 3' o.c. Emerald Gaiety Euonymus r 6 HIBISCUS SYRIACUS "WOODBRIDGE* 5 gal. 6' a. c. r .- Woodbridge Rose of Sharon 0 36 ILEX CRENATA "COMPACTA" 5 gal. 6' a. c. Compact Japanese Holly 0 8 JUNIPERUS SCOP. "SKYROCKET" 4-5' ht. 3' o.c. Skyrocket Juniper Q 28 LIGUSTRUM JAPONICUM "TEXANUM" 5 gal. 6' a. c. Wax Leaf Privet 4 80 NANDINA DOMESTICA "GULF STREAM" 2 gal. 3' o.c. Gulf Stream Nandino C) 45 PIERIS JAPONICA "MOUNTAIN FIRE" 2 gal. 4' a. c. Mountain Fire Pieris 0 16 ROSA "FLOWER CARPET (RED)" 1 gal. 3' a. c. Red Flower Carpet Rose 0 10 RHODODENDRON "DORA AMATEIS" 12-15" 3' o.c. Dora Amoteis Rhododendron 0 98 RHODODENDRON "PJM" 12-15" 3' o.c. PJM Rhododendron a 104 THUJA OCCIDENTALIS "SMARGD" 4-5' ht. 30" o.c. Emerald Green Arborvitae O 102 VIBURNUM DAVIDII 2 gal. 3' o.c. David Viburnum TOP OF BARK TO BE AT CROWN OF ROOTBALL 2" MOUND FOR -� WATER BASIN 2'x 2" DOUG FIR STAKES. 3 STAKES EQUALLY SPACED AROUND TREE REMOVE BURLAP A 2 to 2 1/2 HOSE: REINFORCED RUBBER OR GRO- STRAIGHT TREE TIES -GUY WIRE: #10 GA. r DBL. STRAND, TWISTED, GALVANIZED. ,-2 1/2" BARK MULCH —FINISH GRADE BACKFILL SOIL MIXTURE WITH FERTILIZER -EXISTING SUBGRADE EVERGREEN TREE STAKING DETAIL NOT TO SCALE ' TREES Il 1 DFCAI3HO j; TRFF PI ANTIN(; nFTAiI GENERAL NOTES: 1. Contractor is to verify oil plant quantities. 2. Adjust plantings in the field as necessary. 3. Project is to be irrigated by on automatic, underground system, which will provide full coverage for all plant material. System is to be design/ build by Landscape Contractor. Guarantee system for a minimum one year. Show drip systems as alternate bid only. 4. All plants are to be fully foliaged, well branched and true to form. k, STREET REMAIN 0 w r� o� u. Q 50 4 �_ q ua �.. Lal -"gam SCALE 1 " = 30)_0)$ e Sl beL4_ /kS RECENIED OCT 12..2;12 LP CiTY OF TI RD PLANNING/ENGI EERING ffel ffii• SCALE NOTED DRAWN CHECKED EH JLO SHEET Na &I, Eno :• r •r � r low - . • r .- ' TREES Il 1 DFCAI3HO j; TRFF PI ANTIN(; nFTAiI GENERAL NOTES: 1. Contractor is to verify oil plant quantities. 2. Adjust plantings in the field as necessary. 3. Project is to be irrigated by on automatic, underground system, which will provide full coverage for all plant material. System is to be design/ build by Landscape Contractor. Guarantee system for a minimum one year. Show drip systems as alternate bid only. 4. All plants are to be fully foliaged, well branched and true to form. k, STREET REMAIN 0 w r� o� u. Q 50 4 �_ q ua �.. Lal -"gam SCALE 1 " = 30)_0)$ e Sl beL4_ /kS RECENIED OCT 12..2;12 LP CiTY OF TI RD PLANNING/ENGI EERING ffel ffii• SCALE NOTED DRAWN CHECKED EH JLO SHEET Na &I, 1. The Contractor shall examine the site and familiarize himself with all conditions pertinent to this work. Contractor will coordinate with other contractors to ensure timely placing of necessary sleeves and piping under walks, curbs, and paving. 2. Contractor is to keep his work area clean during installation of his contract, and is to remove at his expense all excess materials, soil, debris, and equipment. 3. It will be the Contractor's responsibility to determine the location of all underground utilities and existing irrigation and avoid damage to the same. All damage to be repaired at Contractor's expense. 4. Piping shown is diagramatic. Contractor shall route piping to avoid conflict with existing conditions or improvements. 5. All heads on drawing are diagramatic. Actual field conditions may necessitate adding, deleting, or making minor adjustments in spacing of heads to insure full coverage of all plant material. 6. Contractor to notify Landscape Architect of any conditions that may affect the design or installation of this irrigation system. 7. Design is for 65 psi (working). Notify Landscape Architect prior to construction if static pressure is over 80 or under 40. 8. All mainlines to be a minimum of 18" below grade. Lateral lines are to be a minimum of 12" below grade. 9. Group valve boxes for ease of maintenance and to reduce number of controllers. Locate in groundcover beds where possible. 10. Control wires will be 14 gauge single strand with OF jacket. 11. Install 3/4" brass manual drain valves at low points or end of mainline. Valve to be installed with a valve marker and cover. 12. A tracer wire shall be installed along the top of mainlines. Tape to piping at 10' intervals with standard black 3/4" electrical tape. 13. Point of Connection is shown in approximate location. 14. Sleeving for mainline, wires, and laterals must be placed prior to paving. Sleeving pipe will be Schedule 40 PVC. All sleeving will be placed in the trench, on top of rock free soil, and backfilled with rock free soil. Sleeves for mainline will be 6". All sleeving for laterals will be twice the size of the lateral. Sleeving as shown on the plan is schematic. Contractor is to verify count & placement. Sleeves are to be 24" depth under drives & roadways, 18" depth under walkways. 15. GUARANTEE: All Material and labor used in construction of the irrigation system shall be fully guaranteed for one year beginning at the time of acceptance by the owner's representative. 16. Size lateral pipe according to following: 1-18 GPM 1" 19-40 GPM 1.5" 41-60 GPM 2" 17. Landscape contractor shall employ methods to reduce impact to the root structure of existing trees on neighboring properties. SYMBOL MANUFACTURER/MODEL PSI GPM RAD. O G' RAINBIRD, 1800-5F, —STQ, —5H, —5Q 30 .41, .31, .20, .10 5' e 4` o o RAINBIRD, 1800-8F, —BTQ, —8H, —8Q 30 1.05, .78, .52, .26 8' ® ® ® RAINBIRD, 1800-10F, —10TQ, —10H, —10Q 30 1.58, 1.17, .79, .39 10' e e m m RAINBIRD, 1800-12F. —12TQ, —12H, —12Q 30 2.60, 1.95, 1.30, .65 12' 40 r m RAINBIRD, 1800-15F, —15TQ, —15H, —15Q 30 3.7, 2.78, 1.85, .92 15' RAINBIRD, 1800—B15SST,—B15EST 30 1.21, .61 4'x30', 4'x15' SPRAY HEAD POP—UP HEIGHTS: SHRUBS 12", LAWN 4" F1•� EXISTING 3/4" WATER METER 0 RAINBIRD PGA SERIES AUTOMATIC CONTROL VALVE — SIZE AS NOTED ON PLAN Q RAINBIRD TBOS BATTERY—OPERATED CONTROLLER WITH FIELD TRANSMITTER (TO BE INSTALLED AT EACH VALVE/GROUP OF VALVES) O RAINBIRD QUICK COUPLER, MODEL 44RC WITH KEY (INSTALL THROUGHOUT SITE, LOCATION AND QUANTITY DETERMINED IN FIELD BY OWNERS. REP.) ►� DOUBLE CHECK BACKFLOW ASSEMBLY LATERAL, CLASS 200 PVC — SIZE AS INDICATED MAINLINE, CLASS 200 PVC — SIZE = 2 1/2" SLEEVE, SCHEDULE 40 PVC — SIZE: MAINLINE=6", LATERALS=TWICE THE SIZE OF THE PIPE CONTROLLER /STA. DESIGNATION (S=SHRUB, 81, L=LAWN) 40_.`GPM (APPROXIMATE) 1 VALVE SIZE 4' MIN. FROM EDGE OF PAVING, CURB OR BUILDING FINISHED GRADE SEE LEGEND FOR MANUFACTURER AND TYPE PLASTIC SPIRAL BARB FITTING SWING PIPE (POLY PIPE 4' MAX. LENGTH) PLASTIC SPIRAL BARB FITTING SCHED. 40 TEE IRRIGATION LATERAL SPRINKLER HEAD W/ SWING wn w FINISH GRADE PLASTIC VALVE DOX SIZED FOR EASY MAINTENANCE ACCESS SCH40 GALV NIPPLES, SIZED AS REO'D INTO DCVA (v &ALV. UNIONS. POSITION FDR EASY WRENCH ACCESS DOUBLE-CHECK VALVE ASSEMBLY 3. 1 TYP. 8 8 ' 2� ' I CLASS e00 PVC OUTSIDE VAULT VALVE DaX EXTENSEMN AS REG'D 4' DEPTH I' WASHED DRAIN ROCK C01•KDI BRICK (iJ EACH END CE SOX BALL DRAIN VALVE V/ 'T' HANDLE 4' SCH 40 PVC SLEEVE V/ CAP MV ABOVE DRAWING IS DIAG WWATIC. INSTALL PER LOCAL CODES/CONDITIONS IRRIGATION PLAN 1 =20 —0 (1) W CDO z 3:: ac W 0Z 0 2 In Z 0 U) w w a a d Z TA M C M �i O Cl U M � u r ON p � C 0hU.,0 81 w � • T � 0 O �•/A' N M w xLO O U � CIO O Q C` v M C M X0 E 4M a O M z o' o o F__ o Q ry 0 Qry Dry F_ DATE 10-9-2012 SCALE NOTED DRAWN CHECKED EH JLO SHEET NO IRR1.0 II AV DECIDUOUS SCREEN TSE: - KATSURA TREE SITE PLAN SCALE: 1"=20' _ MONTAGE ROWHOMES - TIGARD, OREGON NORTH LOT 3 ''CEDARBROOK F,4RM'I LOT LOT LOT LOT LOT �-, o - - THE CIVIL ENGINEERING HAS BEEN COMPLETED AND APPROVED ON THIS PROJECT AND THE UTILITIES AND PAVEMENT ARE IN PLACE THERE ARE (4) BUILDING TYPES AND (4) MASTER PLANS FOR REVIEW BY THE CITY 5 02006'S1" III — CONNECT SIDEI TO EXISTING DEVELOPMENT STONE - i;'l PROJECT I S IC-zN i� TRACT Ilan CONNECT SIDEWALKS TC E.'KISTING DEVELOPMENT 8'x8' CsAZEBO W/ 8' BENCH UNDER ALL SIDEWALKS (NON STEET SIDE) TO BE 4'-0" WIDE (TYPICAL) TOT LOT W/ 5WING5 d PLAY STRUCTURE: W/ BARK CHIPS slpl Ow.fFIIe' FINAL. APPROVAL CM OF TIGARD PLANN►NG DIvISMJt+ Bl��- DAT12 lu= TE: 3/08/12 51-IEET NO: riI OF 14 SN -- BUILDING % DECIDUOUS ORNAMENTAL TIME: (STREET TREES) - FLOWERING DOGWOOD - EASTERN REDBUD O DECIDUOUS/EVERGREEN ORNAhENTAL SHRUBS: - OREGON GRAPE - FLOWERING CURRANT - SERVICEBERRY -SNOLL6ERRY - GULF GREEN RAPHIOLEPSIS - BUSH CINQUEFOIL W - CEANOTHUS ORNAMENTAL GRASSES IN OPEN AREAS WITHOUT TREES OR SWW55 ® PERENNIAL: 67 SITE PLAN SCALE: 1"=20' _ MONTAGE ROWHOMES - TIGARD, OREGON NORTH LOT 3 ''CEDARBROOK F,4RM'I LOT LOT LOT LOT LOT �-, o - - THE CIVIL ENGINEERING HAS BEEN COMPLETED AND APPROVED ON THIS PROJECT AND THE UTILITIES AND PAVEMENT ARE IN PLACE THERE ARE (4) BUILDING TYPES AND (4) MASTER PLANS FOR REVIEW BY THE CITY 5 02006'S1" III — CONNECT SIDEI TO EXISTING DEVELOPMENT STONE - i;'l PROJECT I S IC-zN i� TRACT Ilan CONNECT SIDEWALKS TC E.'KISTING DEVELOPMENT 8'x8' CsAZEBO W/ 8' BENCH UNDER ALL SIDEWALKS (NON STEET SIDE) TO BE 4'-0" WIDE (TYPICAL) TOT LOT W/ 5WING5 d PLAY STRUCTURE: W/ BARK CHIPS slpl Ow.fFIIe' FINAL. APPROVAL CM OF TIGARD PLANN►NG DIvISMJt+ Bl��- DAT12 lu= TE: 3/08/12 51-IEET NO: riI OF 14 SN -- M S I I � e■I�t -1 I_ _I -_ Noun o_!I_s I_ -I I__I�■I� �� . �ee� �� e� SEEM INE11=01 10011 1 INNIIENI WAMO II.� � � � 1 .�■ �I� � ee� = I_ _I I; _I � I; _I I_ _I I; _I I— _I I_ � I; _I =I . ,y . •w 1�1 =1111 IIIl. _1111 1111 1111 1111„= =1111 1111 NOW. = ■�- . : � �1�1�1�1� �� : 1 1 1 1 1 r�l�l�l�l��l� �� H��1�1�1,■..G:r_�� _ _ F1 N IIFIICN 110:01 � i � I � � � iii ■� i o - �.rlc+.■. 11L ■A:�� I ■aol.�i �:■.a7.+.�11 1■L.T.c q... �:,■:.. o■:1a�11� �1 �■... v�sY:ta:■ ono:. i"�re�r.1■i.■ ii - Q■r.��. osr.�o�.. �.r.,ola. ■:�+.1 �o....c..■r.-,aa..�+.nva. �7 � �.� - �r -jir• � ■��5�� Y��1� - �L� I � - �Lrrr■■■� - �L�• ��i�jr■�r■ �■�i� .��L�� - �5��-��Li�■ -�i�wL�r■ ■■r - �Iri�..�r -}�I�r�r - �S� ��T+ .?'.�1. �■ ■�T.. ��7�> ��T� �� .�� ■ � .t��t�.�.��t�.�S��1r..�■�� Rt�� rT�� nr�� i...�. �■■■.• �l�.I.I■�■��7s O � I� q� rl�-ii�l ��.r. 1�T�1 ��T.r. if-i.�L ■�.■i■. ..�I■Tim �T' _... � ■�.Q'4e ■a � � v � ■�� r� ri�■T■A ■orer�, i � �T� � � �si� �■. �� ■ice■.-�r� ■�■.c■ � OVA Mon m Fm- 7m m '_WA jjr.3, FE- E7 FN- 07 f E— E7 FN- 07 IN N7 [m 07 IME7 on FEE I �I i �r �r ■I IIIIII � �� r i � ' �' Lam► ■■� �_ _- �� 1 � I I �■ �I � � ■� � � q��1♦Ip � � � � � �■ ■r e� � � 1 � 1 ■■gel 1 ISI 1 � 1: � 1 �■■ 1 �■ 1 � 1 �■ 1 � 1 � 1 • - •w MEMO Ion ■■� r �OWN �� min I - eee. i fir.... I r �I w i sl r � A��A AI�11 a a l A A 1 SIA A��A -_�"�8 8� :--_ 8 �: 8E�1A;. : :ABBE■��■.��e��8� - ,�' .. FEEI I_ NI I_ �I �ee�. I_ _I ■� ■ ■ ■� ' rr. — — .. ■�� i� � "'.=� ""=,� ■" i "■yam I� 7=0 r■© -i'r..i_.ir__;■■ri■1n_rGt -_l■a-lr■-■ ��lr.I■.A■�Iirr1 .'itinil/Ii^!?■■�i�■..LA.��,a,■ai`iw- -� ��A■Mimi 1..,.-.-A�-■ 1'■i�'■c�' '7=1w-w�"A•�."�4'.Q=��-+� , �lr�-iis•A.�t ._■�■ _ ��'a':ac� iy_.- �A.a �■�-. �. w `�i_r■1jAs�■■ �_�-�.� �- it�LAa■ �1:��■ iilii■_r ■ _�i. ©�-,i■�1■�rllrr i"�..Ic'�■=r.,ir�l_ . _ l�a-.�iT■A.��.o �"+r-��`-.� �rmsr-�t �is-��'■ .Qw .�. lrt�.i�TsaA��a■ iI��.rr1t�.�..�w,.�■�s..aA.■. r.;"i. WOMEN .._�■7-■1�r"mo.wii i'� �1�:.1laAi��A-.■O�is•i ■s�i�_ � - �L� -_L � - � � -�� - �r �r ■��w�l �I�Ir-11�.�� 7 ■ii■dT� i■ ".OTi■i�er�� i%�� T�'■ o� �rsa��iii DI ��o �► ��'�T��T�'■o■e1�■Ie7i'i�ao��i�s�eTinti.©rc�;.....�.�-.r��-T.1�� i � st"��5� .tom �7■wl■t..: e.� sig ■ %Ie .tll�711.�1r.1� �■sts � 1 1 �■ �T��1�sTs � r.■■.■ �■ 1 1 as � .� .ts�sts sTe��r�tsY■�e�Y�r��'1el�ts ��Ts� ■Ol�t�.lJ�a----= --i..�tl�.■■�-i�sts l�7se f �� .■! � S . . p - . - - . w !■ " - . U .per � _ 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLE ABOVE AND BELOW ALL OPENINGS, TYP. SPECIAL PLYWOOD L ENEMY NOTES: DOORS ALL EXTERIOR DOORS OR DOORS SERVING AS ACCESS OR ENCLOSED UNHEATED AREA SHALL BE WEATHERSTRIPPED TO LIMIT LEAKAGE AROUND THEIR PERIMETER WHEN IN A CLOSED POSITION. USING ASTM E283.91 AT A DIFFERENTIAL PRESSURE OF 15-1 PSF, LEAKAGE SHALL BE LIMITED TO 03'1 CFM/SF OF DOOR AREA THE THERMAL TRANSFER CHARACTERISTICS OF INSULATED DOORS SHALL BE DETERMINED PER NFRC 100-2001. GLAZING U -VALUES SHALL BE DETERMINED IN ACCORDANCE WITH NFRC 100-2001. USING ASTM E283.91 AT A DIFFERENTIAL PRESSURE OF 151 PSF, LEAKAGE SHALL BE LIMITED TO 031 CFM/SF OF WINDOW OR DOOR AREA. WINDOWS AND SGD SHALL BE DOUBLE GLAZED VINYL TYPE WITH THE U -VALUES INDICATED ON THE UNIT PLANS. WINDOWS SHALL BE FURNISHED WITH OUTDOOR AIR INLETS AS INDICATED ON THE UNIT UTILITY PLANS. INLETS SHALL HAVE A CONTROLLABLE AND SECURE OPENING AND BE CAPABLE OF A TOTAL OPENING AREA OF NOT LESS THAN FOUR (4) SQUARE INCHES AND TESTED BY A NATIONALLY. RECOGNIZED STANDARD OR APPROVED AGENCY AND LOCATED TO AVOID DRAFTS. INLETS SHALL BE SCREENED OR OTHERWISE PROTECTED FROM ENTRY BY INSECTS, LEAVES OR OTHER MATERIAL. WINDOW "U" VALUES: VERTICAL "U" ■ 030 OVERHEAD "U" - 050 SUILDINCs 5 FIRST F SGGLE: 1/4 V-011 0 ro L AYOUT ROOF / CEILINGS ROOF / CEILING INSULATION: OPEN -BLOWN OR POURED LOOSE FILL INSULATION MAY BE USED IN ATTIC SPACES WHERE THE SLOPE OF THE CEILING IS MORE THAN 4 IN 12 AND THERE IS AT LEAST 44 INCHES OF CLEAR DISTANCE FROM THE TOP OF THE BOTTOM CHORD OF THE TRUSS OR CEILNG JOIST TO THE UNDERSIDE OF THE SHEATHING. WHEN EAVE VENTS ARE INSTALLED, BAFFLING OF THE VENT OPENINGS SHALL BE PROVIDED 60 AS TO DEFLECT THE INCOMING OR ABOVE THE SURFACE OF THE INSULATION BAFFLES SHALL BE RIGID MATERIAL, RESISTANT TO WIND DRIVEN MOISTURE. WHEN FEASIBLE, THE BAFFLES SHALL BE INSTALLED FROM THE TOP OF THE OUTSIDE FO THE EXTERIOR WALL, EXTENDING INWARD, TO A POINT SIX INCHES VERTICALLY ABOVE THE HEIGHT OF NONCOMPRESSED INSULATION, AND TWELVE INCHES VERTICALLY ABOVE LOOSE FILL INSUALATION. BAFFLES SHALL BE IN PLACE AT THE TIME OF FRAMING INSPECTION. IN ROOF / CEILINGS WITHOUT AN ATTIC SPACE ABOVE SUCH AS GROUND FLOOR ENTRIES TO 2ND FLOOR UNITS, APPROVED VAPOR BARRIER HAVING A 05 -PERM CUP RATING OR LESS SHALL BE INSTALLED ON THE WARM SIDE OF THE INSULATION. THE VAPOR BARRIER NEED NOT BE AN INTEGRAL PART OF THE INSULATION MATERIAL. IN THE CEILING, FLANGES SHALL BE LAPPED AT FRAMING MEMBERS. SQUARE FOOTAGE TEA UNIT). LOWER FLOOR: 216 SQ. FT. MAIN FLOOR: 518 SQ. FT. UPPER FLOOR 666 SQ. FT. TOTAL: 1522 SQ. FT. E RECESSED LIGHTING FIXTURES RECESSED LIGHTING FIXTURES INSTALLED WITHIN THE BUILDING ENVELOPE SHALL MEET OF THE FOLLOWING REQUIREMENTS: 1. TYPE 1C RATED, MANUFACTURED WITH NO PENETRATIONS BETWEEN THE INSIDE OF THE RECESSED FIXTURE AND CEILING CAVITY, AND THE ANNULAR SPACE BETWEEN THE CEILING CUTOUT AND LIGHTING FIXTURE SHALL BE SEALED. 2. TYPE 1C RATED IN ACCORDANCE WITH ASTM E283 WITH NO MORE THAN 2.0 CFM AIR MOVEMENT FROM THE CONDITIONED SPACE TO THE CEILING CAVITY AT 157 PSI PRESSURE DIFFERENCE AND SHALL BE LABELED AND THE ANNULAR SPACE BETWEEN THE CEILING CUTOUT AND THE LIGHTING FIXTURE SHALL BE SEALED. 3. TYPE 1C RATED INSTALLED INSIDE A SEALED BOX CONSTRUCTED FROM A MINIMUM 1/2" GYPSUM WALL BOARD OR CONSTRUCTED FROM A PERFORMED PLYMERIC VAPOR BARRIER, OR OTHER AIR -TIGHT ASSEMBLY MANUFACTURED FOR THAT PURPOSE. 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. w STRAPS: 0 ■ SIMPSON "MST31" VERTICAL STEEL STRAP Q - SIMPSON "MST48" VERTICAL STEEL STRAP ♦ - SIMPSON "MST60" VERTICAL STEEL STRAP HOLD-DOWNS: 4 - SIMPSON 1114TT4" HOLD-DOWN W/ SIMPSON "SST5I6L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "HTT4" HOLD-DOWN Ll - SIMPSON "HDQS-8063" HOLD-DOWN W/ SIMPSON "SST528" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "HDQ8-8083" HOLD-DOWNS Z: A7E: 3/06/12 SPEE7 NO: OF 14 1/2" PLYWOOD ONE SIDE—< CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. 4 5UIL SCALE DING 1/4" = 1'-0ji WINDOW "U" VALUES: VERTICAL "U" - 030 OVERHEAD "U" - 0.50 =PROVIDE 2x30 SOLID BLOCKIW-s UNDER ALL PARTITIONS 8;=COND FL roC r- Lq SQUARE FOOTAGE (EA. UNIT). LOWER FLOOR: 218 $Q. FT. MAIN FLOOR: 818 SQ. FT. UPPER FLOOR: h66 SQ. FT. TOTAL: 1522 SQ. FT. 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. STRAPS: 0 - SIMPSON "MST31" VERTICAL STEEL STRAP Q - SIMPSoN "MST48" VERTICAL STEI=L STRAP A - SIMPSON "MST60" VERTICAL STEEL STRAP HOLD-DOWNS: Q. - SIMPSON "WTT4" HOLD-DOWN W/ SIMPSON "SST5I6L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "14TT4" HOLD-DOWN O - SIMPSON "HD08-SD53" HOLD-DOWN W/ SIMPSON "SST1328" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "WDQS-SDS3" HOLD-DOWNS 15'v2 1' OF 0,47E. 310&112 SHEET NO. CF 14 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLE� ABOVE AND 15ELOW ALL OPENINGS, TYP. 1/2" PLYWOOD ONE SIDE —, CONTINUOUSLY INSTALLED_ ABOVE AND BELOW ALL OPENINGS, TYP. ciJ Is N 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED_ A50VE AND BELOW ALL OPENINGS, TYP. trl � MIN m 4 rckv A9 68'-011 2'-0" 11'-0" 8'-0" 218 SQ. FT. 13'-0" 13'-0" UPPER FLOOR: 81-011 &21-011 1522 SGL FT. 41-611 1-(O" i9' -roll '-�" V I VIG" 1_V" 6'_611 I II G G G G (2) 3/ /0 S.H. (2) 3! /0 S.H. (2) 3!@ /@ S.H. (2) 3!0 /0 S.H. (MULL t ETHE r1 (MULL T ETHER) ) CMULL T ECHE ) (MULL T THE _ _ '`'�:. GIRD TRUSS ABOVE ER RU 1 TRUSS GIRDER RU ROVE GI t GIRDER RUBS ABOVE N I GIRDER TRUSS A ROVE -0" 1'1'-0" 1'i'-0" OFT I ON *2A OFT I ON #3A OFT ION #1 OFT I ON #]A 8'-0"aCLG. 8'-@" CLG. #CLG. MA5TE Imo. 51JI TE M I� 1 1,� 5TE R 6U I T A11 MASTER SUITE 16/2 x 1116 1612 x 11/6 MA6TE fig', 51,I I TE 16/2 x 12/@ b (NIC. HALL) b MIG. HALL) b 1612 x 12/0 (N.I.C. HALL) IN.I.C. HALL) 9'-0" 3'-611 4'-4" 3'-6" d 1.5.P. ARCH I.B.P. I B.P. ARCH I.B.P. d I.B.P. ARCH I B.P. - — — = I B.P. ARCH SIR s � ::: Q � � StR =: a1 �' itl O � S.A. w- W_ • � BA. '�� cp -' ao 1 2/6x /8 g 3'-4 5'-8" 5'-4" -4" 2/ x618 p c a . 2 6x6/8 :. :.; 5 6 2/&xb/8 ........ � :. :. ::.. `' ..•26x6/8 ...... 3!@x5/@ 2/6x6/8 .. N 3/0x5/@ 2/6x /8 1 n x I _.._. n 2!6x6/8 :�::� :. :` :. 7. 3/0x5!0 SH ?'6 A6 0 ... ............ ....... ...................... . ® \� 5/0 TUB W/° W � � :: _: 4 �ms's $ w :_ °5/0 TUB WI s'8 SHWR :.. :; :: ....................... _ 5I0 TUB Wt° W +tp\� ry\� z lq 0 = Q s W 5!0 TU5 W1 OC :._ :.........................::..... , �w :. :.:........... :. 2/6x6/8 0Bn. p .. -. 4 .. � 2/6x6/8 Q 2/6x6/8 `^ � p � _ y 2/6x6/8 _ .aa Q O B -- Q ... :.; :..1011 i .. - +11_ 11 1 :. r.A\V : LINEN LINEN :: R-� ::: INEN LINEN .................... a }� 21 d231_2" d8 ...... LINEN 2'-10" 2'-8" 3'-10' B.P. d I7.1 i_ 11 11 11 : :` 31-011, 2 8 31-10, _I x LINEN I ^ 1 1 11 1 11 3 -10 2 -$ 3 -4 O BA. n �$ 8'-m" CLG. \ O .:. :_ +s ae 8`-@" CLG. �h� I ry\ 1 :: iv 8'-0" CLG, 5EDFROO I ry\� I 1 '� a`-@" CLG. 5EDFROOM T. WE�00 I 1310 x 10/0 t5 `' 13AO x 9/6 %Q m :: ► N I ?'s +tp\ 13/8 x 10/0 All s+s I'� :; :: I \� �U 13AO x 9/6 I : GIRDER TRUSS A50VE GIRDER TRUSS A50VE GIRDER TRUSS ABOVE GIRDER TRUSS A50VE ------- — —. 1S c .. �0 a � '• G Al2 ....................... . ° .• • 4i a � .•.. c Ail I (2) 3/0 5/0 S.H. N (2) 3/ 5/0 S.H. (2) 3/ 5/0 S.H. N (2) 3/0 5/0 S.H. (MULL t ETHER) (MULL t ETHER (MULL T ETHER) (MULL t ETHE 14'-0"14'-011 (01_011 -x,_011 W-01'' [21_011 WINDOW "U" VALUES: VERTICAL "U" ■ 030 OVERHEAD "U" - @50 5-ul D 5-- THI FLOOR SCALE: 1/411 ! 11_011 AM SQUARE FOOTAGE (EA. UNIT). LOWER FLOOR: 218 SQ. FT. MAIN FLOOR: 518 SGL FT. UPPER FLOOR: 666 SGL FT. TOTAL: 1522 SGL FT. 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED_ ABOVE AND BELOW ALL OPENINGS, TYP. 101 A� N ::i; N t) - I♦ pll� I I!2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED- A50VE AND BELOW ALL OPENINGS, TYP. STRAPS: . SIMPSON "MST37 VERTICAL STEEL STRAP Q = SIMPSON "MST48" VERTICAL STEEL STRAP A - SIMPSON "71ST&0" VERTICAL STEEL STRAP HOLD-DOWNS: 4 , SIMPSON "HTT4" HOLD-DOWN W! SIMPSON "SSTBI&L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "HTT4" HOLD-DOWN - SIMPSON "HOGS -50S3" HOLD-DOWN W/ SIMPSON "SST1528" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "H008 -S08,3" HOLD-DOWNS 11211 PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED_ A50VE AND 5ELOW ALL OPENINGS, TYP. OA7E. 3106112 6N4EE7 NO: OF 14 e otoe se .41 'D II SCALE 5UIL :) ING 1/411 = 1'-011 5 F I USE 8,45IC FRADON PROTECTION METHOD RADON BARRIER SHOULD BE LAID WITHIN THE FLOOR CONSTRUCTION AND LINKED TO THE DAMP PROOF COURSE LAID WITHIN THE WALLS OF THE DWELLING_ THE JOINTS MUST BE SEALED AND ANY PENETRATIONS THR UGH THE FLOOR SHOULD SE AVOIDED OR IF THEY MUST OCCUR THEY MUST BE EFFECTIVELY SEALED. ADDITIONALLY, GAS SHOULD BE PREVENTED FROM ENTERING VIA THE CAVITY SY THE PROVISION OF A CAVITY TRAY. w SIMPSON "HTT4" HOLD-DOWN W/ SIMPSON HOLD-DOWNS: 4 "SSTBI6L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "HTT4" HOLD-DOWN - SIMPSON "HDGtB-SDS3" HOLD-DOWN W/ SIMPSON "SST52S" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "44DQ8-SDS3" HOLD-DOWNS E m �3 P©44U1 OF (j)� DATE: 3106112 SNEET NO: OP 14 1/2" PLYWOOD ONE SIDE---, CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. SIMPSON W ON 2xS P.T. TYP. a ALL 4x4— POST POST r� POST POST 1 NOTE: MIN. HDR SIZE TO BE 4x12, U.N.O. 0U'ILD INN SECOND FLOOR F SCALE : 1/4" = V-0" SIMPSON LSSU2a OR EQ. UPPER FLOOR IN PLYWD. RISERS (HGT 7 MAX.). SYSTEM PER PLAN rh��/ (W -S" MIN. HEADROOM STRINGERS FLUE t SCREW a 12" O.C. ; *STANO�Af STAIR SrCTION SCALE. 1/2" . I'-0" 4x6 END STUDS, TYP. • 6x6 POST STRAP DECK TO UNIT W/ "1"IST31" - 4x4 4x4 - - - - __. _ _ ` 4X4 POST POST POST M ING 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED_ ABOVE AND BELOW ALL OPENINGS, TYP. `t!L W/ 2 X 2 BALUSTERS - 4" �X. OPEN'G (OR EQ. PER CODE). )" TO 38" VERT. FROM TREAD )SING (AT LEAST ONE SIDE OF 'AIR). IF AT OPEN SIDE OF 'AIR MIN RAIL HGT. TO BE 34" :RT. FROM TREAD NOSING. 1-1/6" PLYWOOD TREADS STRAPS: ■ SIMPSON "MST31" VERTICAL STEEL STRAP Q ■ SIMPSON 11ST48" VERTICAL STEEL STRAP 1 . SIMPSON "MST60" VERTICAL STEEL STRAP MOLD -DOWNS: (, . SIMPSON "HTT4" HOLD-DOLLN W/ SIMPSON "SST5I6L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "HTT4" HOLD-DOWN © ■ SIMPSON "HDQ8-SDS3" HOLD-DOWN W/ SIMPSON "SST528" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "HDQ8-SDS3" HOLD-DOWNS LLI DATE: 3/06/12 SI -IFFY NO: OF 14 SCALE : 1/4" = V-0" 1/2" PLYWOOD ONE SIDE-) CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. 1/2" PLYWOOD ONE SIDE-� CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. 1/2" PLYWOOD ONE SIDE - CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL OPENINGS, TYP. 0 - SIMPSON 'T IST31" VERTICAL STEEL STRAP Q - SIMPSON "MST48" VERTICAL STEEL STRAP A - SIMPSON "MST60" VERTICAL STEEL STRAP HOLD-DOWNS: Q SIMPSON 11HTT4" HOLD-DOWN W/ SIMPSON "SST5I6L" ANCHOR BOLT PROVIDE DOUBLE STUDS AT EACH STRAP AND "HTT4"' HOLD-DOWN - SIMPSON "HDQS-SDS3" HOLD-DOWN W/ SIMI-SON "SST528" ANCHOR BOLT PROVIDE 4x6 END STUDS AT ALL "HDQS-SDS3" HOLD-DOWNS I C NOTE: MIN. HDR SIZE TO SE 4x12, U.N.O. 0UILD INN F7 T HiFRE-00%, f = L 0 (0 f SCALE: 1/4" = V -m" 1/2" PLYWOOD ONE SIDE CONTINUOUSLY INSTALLED - ABOVE AND BELOW ALL owl go f USE 5ASIC RADON PROTECTION METHOD RADON BARRIER SHOULD BE LAID WITHIN THE FLOOR CONSTRUCTION AND LINKED TO THE DAMP PROOF COURSE LAID WITHIN THE WALLS OF THE DWELLING. THE JOINTS MUST BE SEALED AND ANY PENETRATIONS THROUGH THE FLOOR SHOULD BE AVOIDED OR IF THEY MUST OCCUR THEY MUST BE EFFECTIVELY SEALED. ADDITIONALLY, GAS SHOULD BE PREVENTED FROM ENTERING VIA THE CAVITY BY THE PROVISION OF A CAVITY TRAY. DATE: 3/06/12 SNEET NO: A.7 OF 14 I Flow I 0.5 D.5 N JR00F PLAN- SCALE: 115"=V-011 NOTE: MIN. HDR SIZE TO BE 4x12, U.N.O. 50"UILDINN 5 "'OF FRAMING AYOUT SCALE : 1/4" = 1--011 D.S. ROOFING N • INSTALL (13) Ar -50 Roor- JACKS COR EQ.) E0 $0. IN. NET FREE VENT. EQ. 0 EAVES A UPPER ROOF 2664 SQ. FT (4) ROOF JACKS (AT VAULTED SPACES EA RAFT. SPACE MUST HAVE AN EAVE VENT. * RIDGE RAFTS. MUST 5E NOTCHED 0 TOP NEAR RIDGE W1 1 1/2" DEEP BY 2" LONG NOTCH FOR FLOW THROUGH BETWEEN VAULTED RAFTS. AND OUT ROOF JACK. , EAVES - 12" UNLESS OTHERWISE NOTED. * RAKES - 12" UNLESS OTHERWISE NOTED. s ROOF: PITCH AS SHOWN 41 DATE: 3106112 SWEE7 NO; AO8 F 14 — — — — — — — — — — — — — — — — BA2 8/12 I 8/12 SA2 a I 8/12 8/12 .4 0 41-011 41-011 I MIN. 41-011 MIN. MIN SAL. El L& --o,- MINI I&. -o-, MIN. I i �� I I -mlA2 1/12 m. 8/12 12 g-- A2— T - - - - - - - - FD oan - - - - N JR00F PLAN- SCALE: 115"=V-011 NOTE: MIN. HDR SIZE TO BE 4x12, U.N.O. 50"UILDINN 5 "'OF FRAMING AYOUT SCALE : 1/4" = 1--011 D.S. ROOFING N • INSTALL (13) Ar -50 Roor- JACKS COR EQ.) E0 $0. IN. NET FREE VENT. EQ. 0 EAVES A UPPER ROOF 2664 SQ. FT (4) ROOF JACKS (AT VAULTED SPACES EA RAFT. SPACE MUST HAVE AN EAVE VENT. * RIDGE RAFTS. MUST 5E NOTCHED 0 TOP NEAR RIDGE W1 1 1/2" DEEP BY 2" LONG NOTCH FOR FLOW THROUGH BETWEEN VAULTED RAFTS. AND OUT ROOF JACK. , EAVES - 12" UNLESS OTHERWISE NOTED. * RAKES - 12" UNLESS OTHERWISE NOTED. s ROOF: PITCH AS SHOWN 41 DATE: 3106112 SWEE7 NO; AO8 F 14