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SDR2017-00005
City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT II Request for Permit Action TIGARD 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 TigardBuildingPermtts tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor E/ City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: LEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): (T7Cti AILCANCEL/VOID PERMIT APPLICATION. ''' � RF UN$PERMIT FEES (attach copy 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#: v 2 oI1-0000( + A-Mole-00005 Site Address or Parcel #: ¶ 13S O 00100 Project Name: U4j„-4trot ver Subdivision Name: Lot#: EXPLANATION: P Cita 1-��s fL. A361.00 „ ,(DM SSI 17-04J0° ;.}� /T 0J 1A 'U0IJOS, L ( (�,rt 1„,r6,;ieok Nacl-Nr‘ sIC �a�c (,cnj ;; ' 361,00 7(„j 04nno Signature: [ truit i (AptEtrk Date: Z- 'i;7 Print Name: (ftI(P Refund Policy 1. 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 • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended.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. Route to Sys Admin: Date By Route to Records: Date 3 fy /(r---- By y rocessed: Date 3//'// By - Invoice Processed: Date By Permit Canceled: Date /20,,--- By4W---1 Parcel Tag Added: Date _ By I:\Building\Forms\RegPermitAction_09 14.doc CITY OF TIGARDillIl RECEIPT s 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIG ARD Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD AiE7 J Receipt Number: 416111 - 03/14/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID ADJ2018-00005 Reduction in Stacking Lane Length 100-0000-43116 $361.00 Total: $361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 03/14/2018 $361.00 Payor: Total Payments: $361.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD 1111 RECEIPT q 1 . 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T IGARD Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD % 717-f2._ Receipt Number: 416110 - 03/14/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID • SDR2017-00005 $-361.00 Total: $-361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 03/14/2018 $-361.00 Payor: Total Payments: $-361.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 • 503.639.4171 1-_I[;,.• I'. l) Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD /6/A/4 Receipt Number: 415861 - 02/28/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2017-00005 Reduction in Stacking Lane Length 100-0000-43116 $361.00 Total: $361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Credit Card 028719 SCOPELAN 02/28/2018 $361.00 Payor: Gene Mildren Total Payments: $361.00 Balance Due: $0.00 f Page 1 of 1 \� Clean Water Services File Number CleanWater Services 1 17-002745 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Tigard 2. Property Information (example 1 S234A801400) 3. Owner Information Tax lot ID(s): Name: Jacob Knudsen Company: PR Square Too, LLC Address: 11411 North Tatum Boulevard City, State, Zip: Phoenix, Arizona, 85028 1S1 35 BA Tax Lots 100 and 101 Site Address: 10205 SW Washington Square Road City, State, Zip: Tigard, Oregon, 97223 Phone/Fax: 602 953 6539 Nearest Cross Street: Greenburg E-Mail: jacob.knudsen@macerich.com 4. Development Activity (check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence (rooms, deck, garage) Name: Karl Koroch Company: TM Rippey Consulting Engineers Ud Lot Line Adjustment ❑ Minor Land Partition ❑ Residential Condominium ❑ Commercial Condominium ❑ Residential Subdivision ❑ Commercial Subdivision L] Single Lot Commercial Multi Lot Commercial Address: 7650 SW Beveland Street City, State, Zip: Tigard, Oregon, 97223 Other Phone/Fax: 503 443 3900 E-Mail: kkoroch@tmrippey.com Building, grading, utility installation, paving 6. Will the project involve any off-site work? ❑ Yes ❑ No X Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits, Connection Permits, Building Permits, Site Development Permits, DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality, Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. By signing this form, the Owner or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document, and to the best of my knowledge and belief, this information is true, complete, and accurate. Print/Type Name Karl Koroch Print/Type Title Civil Principal ONLINE SUBMITTAL Date 8/23/2017 FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. ❑ Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200' of the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, State, and federal law. ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s) found near the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state and federal law. ❑ This Service Provider Letter is not valid unless CWS approved site plan(s) are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewed by Date 8/28/17 6`,Sww\ti�NGTb/l/ \' �RFR� �O 4i 0 -------------- Proposed Site Plan 0 20 40 80 0 10 20 40 Keynotes 1. PROPERTY LINE 2. EASEMENT 3. JAGUAR/LAND ROVER CAR DEALERSHIP 4. SECOND FLOOR OFFICES 5. PARTS AND SERVICE WITH PARKING ABOVE 6. COVERED OUTDOOR VEHICLE STORAGE 7. DISPLAY PAVILION B. TRASH AND RECYCLE ENCLOSURE 9. ACCESSIBLE CONNECTION TO SW GREENBURG ROAD 10. SECURITY FENCE/GATE 11. PLAZA 12. "CONDITIONS" TRACK FOR VEHICLE PERFORMANCE 13. SIGNAGE 14. WAYFARING SIGNAGE 15. EXISTING PARKING hqmw���� - MILDREN DESIGN GROUP, P.0 ARCHITECTURE ■ SPACE PLANMN< 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 Client: JLR 720 NE Grand Ave. Portland, Oregon 97232 Project: New Building SW Washington Square Rd. Portland, Oregon 97223 Sheet Title: Site Plan Demo & New Work Revisions: MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 08 December 2016 Drawn by: Checked by: JCM WEM Job Number: 116139 Sheet ALL City of-Tigard e " COMMUNITY DEVELOPMENT DEPARTMENT 1111 1 .�,r,r-L� Master Ladd U se Application. LAND USE APPLICATION TYPE ❑ itni Sun r tTv.w.:....ce Cii) 0 Minor Land Partition (II) ❑ Comprehensive Plan Amendment(IV) ❑ manna]ty�.rIor...u4,t MI) ❑ onuitionai u3G (Ill) 0 Sensitive Land Review(II or III) ❑ Development Code Amendment (IV) ❑ Sire>vevelopment nevi—(II) o Lownro...Uesir,..nevi—(II,iii) 0 Subdivision(11 or III) ❑ Historic Overlay(ii or Ill) 0 Zone Change au) O Home Occupation (II) 0 Zo..e Change Annexation(IV) NOTE:For required scbminai eiemcnts,1,17C rcicto you.Fre-art lication conference notes. PROPOSAL SUMMARY (B.:ef ac zzr.tic.) PROPERTY INFORMATION (where proposed activity will occur) Location Caddress it avauaot.): Tax maps and uu4 lot #s: Tord site size: Lu..z class:ncation: i Lail *l.Si"t t 4F. to 1,5 APPLICANT INFORMATION _ Late N . Name: 1ta:i.a Uax N0.6) nraiiine aaa. 7a: {lppicai.n F.- City/state: Zip: At.plication acccTatal. Phone number: B)- nate: Primary contact name: Phone number: zspplication aaeteruune co...p1■tr. L". au: Dy. vat= OCURrWWaw...WndUse$hcii n ....1/23/2.. Ci 4y of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 7izzs • wwwtigtrru-or.gov • ]uy-i t8-. i • ram/ o)t PROPERTY OWNER/DEED uOL.vr it LIN riRMATIOi l ttittatT list ii more than one) iName: Mailing address: _ City/state: Zip: Phone: nmau: Whw th.awne+,n.a tnc,.rruc—t. ainry.t people,tie applicant must be the purchaser of record or a lessee in possession with waatteu autll0,+.auo„trv.+the ver+«..Oa c•.=t or me owner. Inc owners must sign this application in the space provided on the back of this foam or!UUi;..i a w+.aqua n•+trtO.. i;,.."ilii[nts application. THE APPLICANTS) SHALL CERTIFY THAT: • If the application is branted,the applicant shau....a..a.:w.Etc.:get. .a.ted:..accordance with the terms and subject to all the conditions and limitations of the approval. • in statements and the statements in the plot p lig attachment.N and exhibits transmitted ncru-with;are tru;.,a.d the at.pti=m,a c 1&l ..that.» permit:ssued,based on this application,map be revoked if it is found that an;such statements are false. • The applicant has read the entiac contents of the apt.6cation,:.ducting tie t,.,tiat,.=l r,;t. ~an understantts tie requirements for approving or denying the application(s). Applicant's signature Print name Lac ltt.t,licanr/tlgent/Representative's signature Prim name Later Applicant/Ab,..t7xe.rc3i=tative'3 signature Print name Date SIGNATURES of=a CP oz the subject property required Owner's signa u e i.;..t++ +e Date Owner's signauute Print name Date Owner's signature Print name Lntc s:$+atu.c Print name Date MASTER LAND USE APPLICATION City of i:6am • 15123 a►ir riau nr. . • s igaro,Oregon • wwwbgard-or.gov • 503-718-2421 • Ndaa.I of[ 71"-*t.,wo.o•sm---- M ILDRENDESIGN GROUP,P.C ROUP,P.0 . A l'FOER'R Tigard,Oregon 97223 Voice:503-244-0552 Fax 503-244-0417 MEMO To: City of Tigard Date: September 8, 2017 Attention: Planning Department Copy to: Project Name: JLR Washington Square Project Number: 116139 Subject: Neighborhood Meeting Notes. The Neighborhood meeting was held on August 28th at 7:00 pm at the Mildren Design Group office conference room. Dan Muggli with Land Rover attended to represent ownership. Curt Trolan and Crystal Molina attended to represent the design team. The Neighborhood meeting was open at 7:00 pm and was closed at 7:25 pm as no other attendees were present. The following day there was a call from Josh Curtis of Silver Bullet Coffee who noted that he had arrived at 7:35 pm after the meeting had been concluded. He was interested in the general layout of the development and how it would look. An email was sent to Josh Curtis with the proposed site plan and renderings which were available at the Neighborhood meeting. Josh did not relay any other questions or concerns. Signed: Curt Trolan P:\116139 Land Rover-Jaguar Washington Square\wp\memo.Neighborhood Meeting Notes.wpd Applicable Community Development Code Narrative The following information responds to the City of Tigard Community Development Code requirements in regards to the proposed Site Development Review for a Jaguar/Land Rover Dealership.Responses to individual sections are highlighted in bold for each applicable development standard criterion. Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.010 Purpose 18.360.020 Applicability of Provisions 18.360.030 Approval Process 18.360.040 Bonding and Assurances 18.360.050 Major Modification(s)to Approved Plans or Existing Development 18.360.060 Minor Modification(s)to Approved Plans or Existing Development 18.360.070 Submission Requirements 18.360.080 Exceptions to Standards 18.360.090 Approval Criteria 18.360.010 Purpose A. Promote general welfare. The purpose and intent of site development review is to promote the general welfare by directing attention to site planning, and giving regard to the natural environment and the elements of creative design to assist in conserving and enhancing the appearance of the city. B. General purposes. It is in the public interest and necessary for the promotion of the health, safety and welfare, convenience, comfort and prosperity of the citizens of the City of Tigard: 1. To implement the City of Tigard's Comprehensive Plan and other approval standards in this title; 2. To preserve and enhance the natural beauties of the land and of the man-made environment, and enjoyment thereof; 3. To maintain and improve the qualities of and relationships between individual buildings, structures and the physical developments which best contribute to the amenities and attractiveness of an area or neighborhood; 4. To protect and ensure the adequacy and usefulness of public and private developments as they relate to each other and to the neighborhood or area; and 5. To ensure that each individual development provides for a quality environment for the citizens utilizing that development as well as the community as a whole. RESPONSE: The applicant is aware of the Purpose of Site Development Review and intends to respond with plans meeting, or exceeding,these General Purposes. The responses to individual Code sections will help to demonstrate how we are meeting, or exceeding these goals. 1 Jaguar/Land Rover Site Development Review December 20, 2017 Environmental enhancement. To prevent the erosion of natural beauty, the lessening of environmental amenities, the dissipation of both usefulness and function, and to encourage additional landscaping, it is necessary: 1. To stimulate harmonious design for individual buildings, groups of buildings and structures, and other physical developments; 2. To encourage the innovative use of materials, methods and techniques and flexibility in building placement; and 3. To integrate the function, appearance and location of buildings and improvements so as to best achieve a balance between private prerogatives and preferences, and the public interest and welfare. RESPONSE: The plans have been designed to meet,or exceed,the standards of this section. To reach this goal,the buildings have been designed to incorporate innovative materials and features.A good example of this innovation is the Pavilion,which is to be located along the frontage of SW Greenburg Road and can be seen in the Site Plan, Sheet A1.1 and Building Elevations on Sheet A3.5,found in Section C. 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments, as provided in Section 18.360.050, except it shall not apply to: 1. Single-family detached dwellings; 2. Manufactured homes on individual lots; 3. A duplex,which is not being reviewed as part of any other development; 4. Minor modifications as provided in Section 18.360.030.B; 5. Any proposed development which has a valid conditional use approved through the conditional use permit application process; 6. Mobile home parks and mobile home subdivisions; 7. Family day care; 8. Home occupation; 9. Temporary use; or 10. Accessory structures. RESPONSE: The proposed development does not fall under any of the exemptions found above,and is therefore subject to the standards of Site Development Review. 2 Jaguar/Land Rover Site Development Review December 20, 2017 18.360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development, as defined in 18.360.020.A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in Section 18.360.090. RESPONSE: Since this application is for a new development,it will be processed as a Type II procedure and will need to meet the criteria found in Section 18.360.090. 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 I procedure,as governed by Section 18.390.030,using approval criteria contained in Section 18.360.060. C. Approval period. Site development review approval by the director shall be effective for a period of 1-1/2 years from the date of approval. The site development review approval by the director shall lapse if: 1. Substantial construction of the approved plan has not begun within a 1-1/2 year period; or 2. Construction on the site is a departure from the approved plan. RESPONSE: The applicant is aware that the approval for any Type II decision is good for 1-1/2 years, and if substantial construction has not begun by then the approval will expire. The applicant is also aware that any modifications to an approved plan will need to be processed as a Type I procedure. D. Extension. 1. The director shall,upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year;provided that: a. No changes are made on the original site development review plan as approved by the director; b. The applicant can show intent of initiating construction on the site within the one-year extension period; and c. There have been no changes to the applicable comprehensive plan policies and ordinance provisions on which the approval was based. 2. Approval periods for site development review lapsing between July 1,2008 and December 31, 2011 shall be automatically extended through December 31,2012.No further extensions will be granted. RESPONSE: The applicant is aware of the procedures for requesting an extension, and the limitation of such an extension. 3 Jaguar/Land Rover Site Development Review December 20, 2017 E. Phased development. 1. The director shall approve a time schedule for developing a site in phases over a period of time of one year,but in no case shall the total time period for all phases be greater than three years without reapplying for site development review. RESPONSE: The applicant does not anticipate the need to phase the project nor take more than 1 year to complete. 2. The criteria for approving a phased site development review proposal is that all of the following are satisfied: a. The public facilities are constructed in conjunction with or prior to each phase; b. The development and occupancy of any phase is not dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable city or district standard; c. The phased development shall not result in requiring the city or other property owners to construct public facilities that were required as part of the approved development proposal; and d. The director's decision may be appealed as provided by Section 18.390.040.G.No notice need be given of the director's decision. 3. The director may waive or modify the approval period for projects within the Washington Square Regional Center in accordance with 18.630.020.C. (Ord. 10-07 §1; Ord. 09-13) RESPONSE: The applicant is aware of the criteria for approving a phased development as well as the Director's ability to waive the approval period for a project within the Washington Square Regional Center. 18.360.040 Bonding and Assurances A. Performance bonds for public improvements. On all projects where public improvements are required the director shall require a bond in an amount not greater than 100%or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and B. Release of performance bonds. The bond shall be released when the director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. C. Completion of landscape installation. Landscaping shall be installed prior to issuance of occupancy permits,unless security equal to the cost of the landscaping as determined by the director is filed with the city recorder assuring such installation within six months after occupancy: 1. Security may consist of a faithful performance bond payable to the city,cash, certified check or such other assurance of completion approved by the city attorney; and 4 Jaguar/Land Rover Site Development Review December 20, 2017 2. If the installation of the landscaping is not completed within the six-month period, the security may be used by the city to complete the installation. RESPONSE: The applicant is aware that the landscaping will need to be completed prior to occupancy or provide a bond assuring its completion. D. Business tax filing. The applicant shall ensure that all occupants of the completed project,whether permanent or temporary, shall apply for and receive a City of Tigard business tax prior to initiating business. RESPONSE: The applicant will inform the proposed occupant of the building that they will need to apply for the City of Tigard business tax prior to initiating business. 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 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 addressing the changes listed in subsection B of this section. B. Evaluation criteria. The director shall determine that a major modification(s)will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; 2. A change in the ratio or number of different types of dwelling units; 3. A change that requires additional on-site parking in accordance with Chapter 18.765; 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 building(s)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 the increase can be expected to exceed 100 vehicles per day; 8. An increase in the floor area proposed for a nonresidential 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 which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; 10. A reduction of project amenities below the minimum established by this code or by more than 5 Jaguar/Land Rover Site Development Review December 20, 2017 10%where specified in the site plan: a. Recreational facilities; b. Screening; and/or c. Landscaping provisions. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of paragraphs 1 through 10 of this subsection. RESPONSE: We are not requesting a Major Modification to an Approved Plan or Existing Development,therefore,this Code section does not apply C. When the determination is made.Upon determining that the proposed modification to the site development plan is a major modification,the applicant shall submit a new application in accordance with Sections 18.360.030 and 18.360.070 for site development review prior to any issuance of building permits. 18.360.060 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.67 of the narrative I had explained B. Process.An applicant may request approval of a minor modification in accordance with 18.360.030.B 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 addressing the changes listed in 18.360.050.B. 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: We are not requesting a Minor Modification to an Approved Plan or Existing Development,therefore,this Code section does not apply. 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Section 18.390.040. B. Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures, an application for the conceptual development plan must include the 6 Jaguar/Land Rover Site Development Review December 20, 2017 following additional information in graphic,tabular and/or narrative form. The director shall provide a list of the specific information to be included in each of the following 1. An existing site conditions analysis; 2. A site plan; 3. A grading plan; 4. A landscape plan; 5. An urban forestry plan consistent with Chapter 18.790; 6. Architectural elevations of all structures; and 7. A copy of all existing and proposed restrictions or covenants. (Ord. 12-09 §1) RESPONSE: The applicant has provided all of the necessary submission information for a Type II procedure.A complete list of all the information included in this submittal can be found in the Table of Contents, and each individual plan listed above,with the exception of proposed restrictions and covenants,can be found in Section C of this submittal. The Urban Forestry Plan can be found as Appendix 4,in Section D of this submittal. 18.360.080 Exceptions to Standards A. Exceptions to setback requirements. The director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1. An exception which is not greater than 20%of the required setback; 2. No adverse effect to adjoining properties in terms of light,noise levels and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; 4. A more efficient use of the site which would result in more landscaping; and 5. The preservation of natural features which have been incorporated into the overall design of the project. B. Exceptions to parking requirements. The director may grant an exception or deduction to the off- street parking dimensional and minimum number of space requirements in the applicable zoning district based on the following findings: 1. The application is for a use designed for a specific purpose which is intended to be permanent in nature; e.g., senior citizen housing, and which has a demonstrated low demand for off-street parking; 2. There is an opportunity for shared parking and there is written evidence that the property owners have entered into a binding agreement to share parking; or 3. There is community interest in the preservation of particular natural feature(s)on the site,public 7 Jaguar/Land Rover Site Development Review December 20, 2017 transportation is available to the site, and reducing the standards will not adversely affect adjoining uses,therefore the public interest is not adversely affected by the granting of the exception. C. Exceptions for private or shared outdoor area. The director may grant an exception or deduction to the private outdoor area and shared outdoor recreation areas requirements,provided the application is for a use designed for a specific purpose which is intended to be permanent in nature (for example, senior citizen housing) and which can demonstrate a reduced demand for a private outdoor recreational area based on any one or more of the following findings: 1. There is direct access by a pedestrian path,not exceeding 1/4 mile, from the proposed development to public open space or recreation areas which may be used by residents of the development; 2. The development operates a motor vehicle which is available on a regular basis to transport residents of the development to public open space or recreation areas; or 3. The required square footage of either the private outdoor area or the shared outdoor recreation area may be reduced if together the two areas equal or exceed the combined standard for both. D. Exceptions to landscaping requirements. The director may grant an exception to the landscaping requirements of this code, 18.360.070.B.4,upon finding that the overall landscape plan provides for at least 20%of the gross site to be landscaped. (Ord. 09-13) RESPONSE: No exceptions to the setback,parking, shared open space nor landscape standards are being requested nor required,therefore,this Code section does not apply. Compliance to the parking, and landscaping standards are show elsewhere within this narrative. The project does not need to provide Private or shared outdoor area, as that section is not applicable to this project. 18.360.090 Approval Criteria The director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: A. Compliance with all of the applicable requirements of this title, including Chapter 18.810, Street and Utility Standards; B. Relationship to the natural and physical environment—Nonresidential development. 1. Buildings shall be: a. Located to preserve existing trees,topography and natural drainage where possible based upon existing site conditions; RESPONSE: The location of the building on site preserves natural drainage as the site drains from the north to the south. Many of the existing trees found on the site were "Landscape"trees within the parking lot of the restaurant that was located on the property. Those trees are all proposed to be removed due to the change in grades which are between two to three feet in elevation for the proposed area to be used for storage and display of vehicles,where landscaping is not required nor desired. The site has previously been graded to accommodate the construction of a theater, restaurant and associated parking. The grading proposed by this application is minimal,with the exception of along the back(south) side of the building where additional grading is shown to allow 8 Jaguar/Land Rover Site Development Review December 20, 2017 the site to be raised to accommodate a larger building than previously. See Sheets C2 and C2.1 for details. The previous grading resulted in the site to accommodate flat pads for the buildings and parking, and the grading proposed by this application continues that process. b. Located in areas not subject to ground slumping or sliding; RESPONSE: The site will be prepared and graded in accordance with recommendations from the stamped geotechnical engineering report as provided by GeoDesign Inc. The proposed design addresses settlement to avoid slumping and the site is to be graded with slopes and retaining walls to avoid any sliding. c. Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and RESPONSE: We have provided maximum distance between buildings, as there is approximately 220 feet between the 2 proposed buildings, and it is approximately 200 feet from the Pavilion to the Thirsty Lion and 125 feet from the parking structure to the Bank of America building and the Sears Automotive building. A fire access lane has been provided around the main building as required. The Pavilion has fire access from both SW Greenburg Road and on the west side from the site. This is amply space to provide adequate light, air circulation and fire-fighting access. d. Oriented with consideration for sun and wind. RESPONSE: The primary drivers for the siting and orientation of the proposed building are street frontage and orientation requirements of the use. Due to the size of the building compared to the site, there is little flexibility in terms of orientation for sun and wind. And,the buildings need to have their main features facing north to be visible to the public. Entries and canopies have been provided over the ground floor entryways on the north side of the buildings in a method to protect the entries from prevailing winds from the south west and provide protection from the wind, rain and sun. 2. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3 and the City of Tigard"Significant Habitat Areas Map."Methods and techniques for consideration may include,but are not limited to the following: a. Water quality facilities(for infiltration,retention, detention and/or treatment); b. Pervious pavement; c. Soil amendment; d. Roof runoff controls; e. Fencing to guide animals toward safe passageways; f. Re-directed outdoor lighting to reduce spill-off into habitat areas; g. Preservation of existing vegetative and canopy cover. RESPONSE: The subject property has not been deemed a Significant Habitat Area nor is it adjacent 9 Jaguar/Land Rover Site Development Review December 20, 2017 to a Significant Habitat Area,therefore,this Code section does not apply. C. Exterior elevations. 1. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area,of a minimum depth of eight feet; b. Extensions, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of three or more feet in height. RESPONSE: We are not proposing single-family nor multi-family structures,therefore,this Code section does not apply. D. Buffering, screening and compatibility between adjoining uses—Nonresidential development. 1. Nonresidential development shall provide buffering between different types of land uses—for example,between commercial and industrial uses and residential and commercial uses—and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: a. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; b. The size of the buffer required to achieve the purpose in terms of width and height; c. The direction(s) from which buffering is needed; d. The required density of the buffering; and e. Whether the viewer is stationary or mobile. RESPONSE: According to the Buffer Matrix, found within Section 18.745.050 of the Community Development Code,buffering is not required when a use allowed within the MUC zone is adjacent to another use allowed within the MUC zone,which is the case with the proposed use, and adjacent MUC uses,therefore,this section does not apply. 2. On-site screening from view from adjoining properties of such things as service areas,storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: a. What needs to be screened; b. The direction from which it is needed; c. How dense the screen needs to be; 10 Jaguar/Land Rover Site Development Review December 20, 2017 d. Whether the viewer is stationary or mobile; and e. Whether the screening needs to be year around. RESPONSE: As a condition of approval for the Code Amendment,which resulted in this project being able to be located within the Washington Square Regional Center(DCA2017-0001),the dealership is required to provide screening of the outdoor area to be used for the storage and display of vehicles. The area where the parking spaces, storage area and service areas will be screened to the same degree as required for the storage and display.Details of the required screening can be found on Sheets L1.1 and L 1.3 on Section C. E. Private outdoor area—Multifamily use. 1. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and a. Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit, and b. Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area; 2. Wherever possible,private outdoor open spaces should be oriented toward the sun; and 3. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. RESPONSE: The project does not contain any multifamily uses,therefore, this Code section does not apply. F. Shared outdoor recreation areas—Multifamily use. 1. In addition to the requirements of subsection E of this section,usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: a. Studio up to and including two-bedroom units,200 square feet per unit; and b. Three or more bedroom units, 300 square feet per unit. 2. The required recreation space may be provided as follows: a. It may be all outdoor space; or b. It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or c. It may be all public or common space; or d. It may be part common space and part private; for example, it could be an outdoor tennis 11 Jaguar/Land Rover Site Development Review December 20, 2017 court, indoor recreation room and balconies on each unit; and e. Where balconies are added to units,the balconies shall not be less than 48 square feet. 3. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety. RESPONSE: The project does not contain any multifamily uses, therefore, this Code section does not apply. G. Where landfill and/or development for a nonresidential use is allowed within and adjacent to the 100- year floodplain,the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. RESPONSE: The project is not located within or adjacent to a 100 year floodplain,therefore,this Code section does not apply. H. Demarcation of public, semi-public and private spaces for crime prevention—Nonresidential development. 1. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space,to provide for crime prevention and to establish maintenance responsibility; and 2. These areas may be defined by,but not limited to: a. A deck,patio, low wall,hedge, or draping vine, b. A trellis or arbor, c. A change in elevation or grade, d. A change in the texture of the path material, e. Sign, or f. Landscaping. RESPONSE: The project is being designed to easily demarcate public, semi-public and private spaces. SW Washington Square Road,which is a public space,will transition to the entrance drive and pedestrian access,which are semi-public spaces.The parking area to the west of the entry will be semi- public as it is outside of the fence but well into the private property. The gates at the parking structure and the access just north and around the parking structure,with associated fencing, makes this area private. These areas can be found on the site plan, Sheet A1.1 and landscape plans Sheet L1.1,which can be found as Exhibits in Section C of this submittal. I. Crime prevention and safety Nonresidential development. 12 Jaguar/Land Rover Site Development Review December 20, 2017 1. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; 2. Interior service areas shall be located in a way that they can be observed by others; 3. Mailboxes shall be located in lighted areas having vehicular or pedestrian traffic; 4. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and 5. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs,ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. RESPONSE: Windows have been located to provide views to the public approaches as well as the storage area so that they can be surveyed from within the main building structure at any time. The interior service areas are observable through the windows of the Service offices between the main building and the service/parking building. The mailbox is located off the main entry drive which will be well lighted. Lighting will be provided from the building and throughout the storage area by light poles to promote security. Pedestrian lighting will be provided through a mix of light poles and bollard lighting. Details are available for review in Section C of this submittal as Sheets E1.00, E1.01 and E2.00. J. Public transit. 1. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; 2. The requirements for transit facilities shall be based on: a. The location of other transit facilities in the area, and The size and type of the proposal; 3. The following facilities may be required after city and Tri-Met review: a. Bus stop shelters, b. Turnouts for buses, and c. Connecting paths to the shelters. RESPONSE: The proposed development will provide a sidewalk which will provide direct access to SW Washington Square Road. From there, sidewalks exist on both sides of Washington Square Road which will take pedestrians east,to SW Greenburg Road, and existing bus stops for lines 76 and 78. The south bound stop is located at the NW corner of Washington Square Road and Greenburg Road, and the north bound stop is located at the NE corner of the same intersection. K. Landscaping. 13 Jaguar/Land Rover Site Development Review December 20, 2017 1. All landscaping shall be designed in accordance with the requirements set forth in Chapters 18.745 and 18.790; 2. In addition to the open space and recreation area requirements of subsections E and F of this section, a minimum of 20%of the gross area including parking, loading and service areas shall be landscaped; and 3. A minimum of 15%of the gross site area shall be landscaped. RESPONSE: The Landscape Plan,which can be found in Section C as sheets L1.0 to L1.4,have been designed in accordance with the requirements of Chapters 18.745 and 18.790.The landscape coverage, over the gross site, equals 16.2%,which is in excess of 15%, as required by this Code section. Subsection K.2 above does not apply, as we are not required to provide open space nor recreational areas. L. Drainage. All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. RESPONSE: Drainage plans have been designed by TM Rippey and are in accordance with the adopted master plan of 1981. The plans are available for review in Section C of this submittal as sheets C3 and C3.1. M. Provision for the disabled. All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. RESPONSE: The proposed buildings will all be built to ADA standards, as will access to the development and buildings. N. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title; e.g.,Planned Developments, Chapter 18.350, or a variance or adjustment granted under Chapter 18.370. (Ord. 13-08 §3; Ord. 12-09 §1; Ord. 06-20; Ord. 02-33) ■ Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.010 Purpose 18.390.020 Description of Decision-Making Procedures 18.390.040 Type II Procedure 18.390.070 Special Procedures 18.390.080 General Provisions 18.390.010 Purpose The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the city,the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320-18.385 has been assigned a specific procedure type. 14 Jaguar/Land Rover Site Development Review December 20, 2017 RESPONSE: The applicant understands the purpose of this section, and the responses given throughout this Code section, and elsewhere are meant to show their understanding of the process and how the proposal meets the intent of the Development Code and its process. 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the city in accordance with existing state law, and are codified in Section 18.390.070. B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the director without public notice and without a public hearing. 2. Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the director with public notice and an opportunity for a hearing. If any party with standing appeals a director's Type II decision,the appeal of such decision will be heard by the hearings officer. 3. Type III Procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type III actions are decided by the Hearings Office(Type III-HO),the Planning Commission(Type III-PC), or Design Review Board(Type III- C)with appeals to or review by the City Council. 4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislative matters involve the creation,revision, or large-scale implementation of public policy. Type IV matters are considered initially by the Planning Commission with final decisions made by the City Council. RESPONSE: This application,for Site Development Review,falls under the Type II Procedure,as found in the list below in Subsection C. C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. Type Permit/Land Cross-Reference(s) 15 Jaguar/Land Rover Site Development Review December 20, 2017 II(18.390.040) Access/Egress Adjustment 18.370.020.C.3.b Downtown Design Administrative Review(Track 2) 18.610 Historic Overlay -Exterior Alternation 18.740 -New Construction 18.740 -Demolition 18.740 Home Occupation/Type II 18.742 Land Partitions' 18.420.050 Parking Adjustments -Reduction in Minimum Parking Ratios 18.370.020.C.5.a; 18.765 -Reduction of Minimum Parking Ratios in New Developments/Transit Imp 18.370.020.C.5.b; 18.765 -Increase in Maximum Parking Ratios 18.370.020.C.5.d; 18.765 -Reduction in Bicycle Parking 18.370.020.C.5.e; 18.765 -Alternate Parking Garage Layout 18.370.020.C.5.f; 18.765 Sensitive Lands Permits -In 25%+Slope 18.775 -Within Drainageways 18.775 -Within Wetlands' 18.775 Sign Code Adjustment 18.370.020.C.6; 18.780 Site Development Review -New Construction 18.360.090 -Major Modification 18.360.090 Subdivision Without Planned Development' 18.430.070 Variances 18.370.010.0 Wireless Communication Facilities—Adjustment to Setback from Residences 18.370.020.C.8.a; 18.798 Appeals to Hearings Officer 18.390.040.G RESPONSE:Site Development Review-New Construction,is listed above as a Type II review. 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in 18.390.080.C. RESPONSE: A pre-application conference was held on August 8,2017,and notes of that conference have been made a part of this application, and can be found in Section D as Appendix 2. 16 Jaguar/Land Rover Site Development Review December 20, 2017 B. Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Submittal information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in subsection C of this section. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum,the transportation system,including bikeways,the drainage system,the parks system,the water system,the sewer system, and the noise impacts of the development. For each public facility system and type of impact,the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. RESPONSE: All required information listed in this subsection has been submitted as part of the application.An Impact Study can be found in Section D as Appendix 5. C. Notice of pending Type II administrative decision. 1. Prior to making a Type II administrative decision,the director shall provide notice to: a. All owners of record within 500 feet of the subject site b. Any city-recognized neighborhood group whose boundaries include the site; c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application,prior to issuance of the Type II administrative decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision-making process; RESPONSE: It is the Director's responsibility to meet the notice provisions of this subsection. 17 Jaguar/Land Rover Site Development Review December 20, 2017 3. Notice of a pending Type II administrative decision shall: a. Provide a 14-day period for the submission of written comments prior to issuance of a decision on the permit; b. List by commonly used citation, the approval criteria relevant to the decision; c. State the place, date and time the comments are due, and the person to whom the comments should be addressed; d. Include the name and telephone number of the person who will make the administrative decision; e. Identify the specific permits or approvals requested; f. Describe the street address or other easily understandable geographic reference to the subject site; g. Indicate that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence; h. Indicate that all evidence relied upon by the director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the director; i. Indicate that after the comment period closes,the director shall issue a Type II administrative decision. The director's decision shall be mailed to the applicant and to owners of record of property located within 500 feet of the subject site, and to anyone else who submitted written comments or who is otherwise entitled to notice; j. Contain the following notice: "Notice to mortgagee, lienholder,vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." RESPONSE: It is the Director's responsibility to meet the decision making provisions of this subsection. D. Administrative decision requirements. The director's decision shall address all of the relevant approval criteria. Based upon the criteria and the facts contained within the record,the director shall approve, approve with conditions or deny the requested permit or action. RESPONSE:It is the Director's responsibility to meet the relevant approval criteria provisions of this subsection. E. Notice of decision. 1. Within five days after signing the decision, a notice of decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of 18 Jaguar/Land Rover Site Development Review December 20, 2017 the application; b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; c. Any city-recognized neighborhood group whose boundaries include the site; d. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 2. The director shall cause an affidavit of mailing of such notice to be prepared and make a part of the file,which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessary parties in a timely manner; 3. The content of the Type II notice of decision shall contain: a. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's proposal and of the decision; b. The address or other geographic description of the subject property,including a map of the site in relation to the surrounding area,where applicable; c. A statement of where the director's decision can be obtained; d. The date the director's decision shall become final,unless appealed; e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; f. A statement briefly explaining how an appeal can be taken,the deadline for filing such an appeal, and where further information can be obtained concerning the appeal;and g. A statement that unless the applicant is the appellant,the hearing on an appeal from the director's decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the notice of appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. RESPONSE: It is the Director's responsibility to meet the notice provisions of this subsection. F. Final decision and effective date. A Type II administrative decision is final for purposes of appeal when notice of the decision is mailed. A Type II administrative decision becomes effective on the day after the appeal period expires,unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired,the Type II administrative decision becomes effective on dismissal of the appeal. G. Appeal. A Type II administrative decision may be appealed as follows: 1. Standing to appeal. The following parties have standing to appeal a Type II administrative 19 Jaguar/Land Rover Site Development Review December 20, 2017 decision: a. The applicant; b. Any party who was mailed written notice of a pending Type II administrative decision; c. Any other party,who demonstrates by clear and convincing evidence that they participated in the proceeding through the submission of written or verbal testimony; 2. Appeal procedure. a. Notice of appeal.Any party withstanding, as provided in paragraph 1 of this subsection G, may appeal a Type II administrative decision by filing a notice of appeal according to the following procedures: i. Time for filing. A notice of appeal shall be filed with the director within 10 business days of the date the notice of decision was mailed. ii. Content of notice of appeal. The notice of appeal shall contain: (A) An identification of the decision being appealed,including the date of the decision; (B) A statement demonstrating the party filing the notice of appeal has standing to appeal; (C) A detailed statement of the specific issues raised on appeal; (D)A statement demonstrating that the specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; (E) Filing fee. iii. All notices of appeal for Type II administrative appeals shall be filed with the director, together with the required filing fee. The amount of the filing fee shall be established by the director. The maximum fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. b. Scope of appeal. The appeal of a Type II administrative decision by a person with standing shall be limited to the specific issues raised during the written comment period, as provided under subsection C of this section,unless the hearings officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The hearings officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II administrative appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually limit the scope of issues on appeal. Only in extraordinary circumstances should new issues be considered by the hearings officer on appeal of a Type II administrative decision; c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II administrative appeals, as provided in 18.390.050.0-F. 20 Jaguar/Land Rover Site Development Review December 20, 2017 RESPONSE: The applicant is aware of the appeal procedures and standards. H. Final decision and effective date. The decision of the hearings officer with regard to any appeal of a Type II administrative decision is the final decision of the city. The decision of the hearings officer is final for purposes of appeal on the day the decision is mailed. The decision is effective on the day after the appeal period expires,unless an appeal is filed. If an appeal is filed,the decision is effective on the day after the appeal is resolved. RESPONSE: The applicant is aware that the Hearings Officer's decision,in any appeal,is the final decision of the City of Tigard. 18.390.070 Special Procedures A. Expedited land divisions.An expedited land division("ELD")shall be defined and may be used in the manner set forth in ORS 197.360, as may be amended from time to time, which is expressly adopted and incorporated by reference here. 1. Selection.An applicant who wishes to use an ELD procedure for a partition,subdivision or planned development instead of the regular procedure type assigned to it, must request the use of the ELD at the time the application is filed, or forfeit his/her right to use it; 2. Review procedure. An ELD shall be reviewed in accordance with the procedures set forth in ORS 197.365, as may be amended from time to time,which are expressly adopted and incorporated by reference here; 3. Appeal procedure. An appeal of an ELD shall be in accordance with the procedures set forth in ORS 197.375,as may be amended from time to time,which are expressly adopted and incorporated by reference here. Pursuant to ORS 97.375(3), the referee appointed by the city to conduct the appeal may use any procedure for decision-making consistent with the interests of the parties to ensure a fair opportunity to present information and argument. B. Limited land use decisions.A limited land use decision(LLD) shall be defined and may be used in the manner set forth in ORS 197.015(12),as may be amended from time to time,which is expressly adopted and incorporated by reference here. 1. Selection. An applicant for a permit who wishes to use an LLD procedure instead of the regular procedure type assigned to it, must request the use of the LLD at the time the application is filed, or forfeit his/her right to use it; 2. Decision-making procedure.An LLD shall be reviewed in accordance with the procedures set forth in ORS 197.195, as may be amended from time to time, which are expressly adopted and incorporated by reference here. The city shall follow the review procedures applicable to the city's Type II procedures, as set forth in Section 18.390.040 except to the extent otherwise required by applicable state law. RESPONSE: This application is not considered an Expedited Land Division nor a Limited land use decision,therefore,this Code section does not apply. 18.390.080 General Provisions A. General provisions. 1. Special definitions. For purposes of this section,the following definitions apply: 21 Jaguar/Land Rover Site Development Review December 20, 2017 a. "Argument" means assertions and analysis regarding the satisfaction or violation of legal standards or policy believed relevant by the proponent to a decision. "Argument" does not include facts. b. "Evidence" means facts, documents, data, or other information offered to demonstrate compliance or noncompliance with the standards believed by the proponent to be relevant to the decision. c. "Final for purposes of appeal" means the point at which an action or decision by any local decision-making body constitutes the final action or decision by that particular body. Because certain actions or decisions may be appealed or reviewed by other decision-making bodies within the city, an action or decision may be "final for purposes of appeal,"without being the "final"action or decision of the city. d. "Effective date"means the date on which a particular action or decision may be undertaken or otherwise implemented.For decisions which are subject to review or appeal by any city council, board, or officer, the effective date will normally be the day after the appeal period expires. If an appeal is dismissed after the appeal period has expired, the decision that was the subject of the appeal becomes effective at the moment of dismissal. Final decisions of the city(those that are not subject to any further appeal or review within the city)are normally effective when they become final. 2. Time computation. In computing any period of time prescribed or allowed by this chapter,the day of the act or event from which the designated period of time begins to run shall not be included. The last day of the period so computed shall be included, unless it is a Saturday or legal holiday, including Sunday, in which event, the period runs until the end of the next day which is not a Saturday or legal holiday. RESPONSE: The applicant understands that the day this application was submitted does not count as the day for which any time computation allowed or provide by the chapter is to commence. The applicant further understands that the last day of any time computation allowed or provided by this chapter shall not fall on a Saturday or legal holiday,including Sunday,but will run until the end of the next day following a Saturday or legal holiday. B. Determination of decision-making type. The director shall have the initial authority to determine the proper decision-making type relevant to the permit or actions requested. The decision of the director may be appealed only as a relevant issue through the process assigned by the director to the underlying permits or actions. If the director's determination regarding the proper decision-making type is not raised as an issue within the process assigned by the director to the permit or action requested, the director's decision shall be final concerning the applicable decision-making type. C. Pre-application conferences. 1. Participants. When a preapplication conference is required,the applicant shall meet with the director or his/her designee(s); 2. Information provided. At such conference,the director shall: a. Cite the applicable comprehensive plan policies and map designation; 22 Jaguar/Land Rover Site Development Review December 20, 2017 b. Cite the applicable substantive and procedural ordinance provisions; c. Provide technical data and assistance which will aid the applicant; d. Identify other policies and regulations that relate to the application;and e. Identify other opportunities or constraints that relate to the application. RESPONSE: A pre-application conference was held on August 8,2017,and all of the required information regarding the pre-application meeting are found in Section C of this application as Appendix 2. Disclaimer. Failure of the director to provide any of the information required by this chapter shall not constitute a waiver of the standards, criteria or requirements of the applications; 3. Changes in the law. Due to possible changes in federal, state,regional, and local law, information given by staff to the applicant during the preapplication conference concerning these laws must be verified by the applicant to ensure that such laws are current on the date the application is submitted. The applicant is responsible for ensuring that its application complies with all of the law applicable on the day the application is deemed complete. RESPONSE: The applicant understands that changes in any federal,state, regional or state laws might change, and any information given as a result of the pre-application conference need to be verified as to when the application is deemed complete,which is when the laws are applicable. D. Applications. 1. Initiation of applications. a. Applications for approval under this chapter may be initiated by: i. Order of council; ii. Resolution of the commission; iii. The director; iv. Application of a recorded owner of property or contract purchasers. b. Any persons authorized by this title to submit an application for approval may be represented by an agent authorized in writing to make the application. RESPONSE: The application we are submitting are being initiated by persons authorized to do so as agents of the contract purchaser of the subject property. 2. Consolidation of proceedings. Whenever an applicant requests more than one approval and more than one approval authority is required to decide the applications, the proceedings shall be consolidated so that one approval authority shall decide all applications in one proceeding; a. When a request which contains more than one approval is consolidated, the hearings shall be held by the approval authority having original jurisdiction over one of the applications under 23 Jaguar/Land Rover Site Development Review December 20, 2017 this chapter in the following order of preference: the council, the commission, the hearings officer, or the director. b. Where there is a consolidation of proceedings: i. The notice shall identify each action to be taken; ii. The decision on a plan map amendment shall precede the decision on the proposed zone change and other actions; and iii. Separate actions shall be taken on each application. RESPONSE: Our application submittal is for the single purpose of Site Development Review, so a single action is being considered.A separate application was submitted,by others,for the purpose of a Lot line Adjustment, and that was approved on November 8th 2017 as LLA2017-00010. The intent of the Lot Line Adjustment was to adjust the 2 subject tax lots so that one can be create in the shape of the existing Thirsty Lion and the other for the proposed Jaguar/Land Rover dealership. 3. Check for acceptance and completeness. In reviewing an application for completeness, the following procedure shall be used: a. Acceptance. When an application is received by the city, the director shall immediately determine whether the following essential items are present. If the following items are not present, the application shall not be accepted; and shall be immediately returned to the applicant: i. The required form; ii. The required fee; iii. The signature of the applicant on the required form. RESPONSE: The application is being submitted on forms provided by the City of Tigard, and includes the fee as required and defined by the City of Tigard Fee Schedule and the applicant has affixed their signature to the application. b. Completeness. i. Review and notification. When the application is accepted, the director shall review the application for completeness. If the application for a permit, limited land use, or zone change is incomplete,the director shall notify the applicant of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. ii. When application deemed complete. The application shall be deemed complete upon the receipt by the director of the missing information. If the applicant refuses to submit the missing information, the application shall be deemed to be complete on the 31st day after the director first reviewed the application. iii. Standards and criteria apply to the application. If the application was complete when first submitted or the applicant submits the requested additional information within 180 days of the date the application was first submitted,and the city has a comprehensive plan and land 24 Jaguar/Land Rover Site Development Review December 20, 2017 use regulations acknowledged under ORS 197.251, approval or denial of the application, shall be based upon the standards and criteria that were applicable at the time the application was first submitted. RESPONSE: The applicant is aware of the necessity for a Completeness Review, and the standards required to receive said Completeness.The Applicant received the Completeness Review on October 9,2017,which was 27 days from the date the application had been submitted.A second Completeness Review letter was received on November 28th,2017 regarding information delivered to the City of Tigard on November 20,2017 in response to the earlier Completeness Review.A third notice of incompletion was received on December 18,2017 via email. 4. Changes or additions to the application during the review period. Once an application is deemed complete: a. All documents and other evidence relied upon by the applicant, but submitted after the application has been deemed complete, shall be submitted to the director at least seven days before the notice of action or hearing is mailed. Documents or other evidence submitted after that date shall be received by director, but may be too late to be considered by the director in the staff report or director's decision, as the case may be. b. When documents or other evidence are submitted by the applicant during the review period, but after the application is deemed complete,the assigned review body may determine whether or not the new documents or other evidence submitted by the applicant, significantly changes the application. c. If the assigned review body determines that the new documents or other evidence significantly changes the application, the assigned review body shall make a written determination that a significant change in the application has occurred as part of the review body's decision. In the alternate, the review body or the director may inform the applicant either in writing, or orally at a public hearing, that such changes will likely constitute a significant change, and provide the applicant with the opportunity to withdraw the new materials submitted, in order to avoid a determination of significant change. i. If the applicant's new materials are determined to constitute a significant change in an application that was previously deemed complete, the city shall take one of the following actions: ii. Continue to process the existing application and allow the applicant to resubmit a new application with the proposed significant changes. In this situation, both the old and the new applications will be allowed to proceed,but each will be deemed complete on different dates and may therefore be subject to different laws; iii. Suspend the existing application and allow the applicant to submit a new application with the proposed significant changes. In this situation, before the existing application can be suspended, the applicant must consent to a waiver of the 120-day rule on the suspended application. If the applicant does not consent,the city shall not select this option; iv. Reject the new documents or other evidence that has been determined to constitute a significant change,and continue to process the existing application without considering the materials that would constitute a significant change.In this situation,the city will complete its initial decision-making process without considering the new evidence. 25 Jaguar/Land Rover Site Development Review December 20, 2017 d. If a new application is resubmitted by the applicant, that application shall be subject to a separate check for acceptance and completeness and may be subject to new standards and criteria,pursuant to the law in effect at the time the new application is deemed complete. RESPONSE: The applicant is aware of what options are available to the City of Tigard should additional information be submitted after the date the application has been deemed complete. E. Director's duties. With regard to processing applications submitted under this chapter,the director shall: 1. Prepare application forms made pursuant to the standards contained in the applicable state law, comprehensive plan, and implementing ordinance provisions; 2. Prepare information sheets for each permit, detailing the specific information which must be contained in the application including format and number of copies. These information sheets may only be amended once a year; 3. Accept all development applications which comply with the provisions of paragraph D.3 of this section; 4. Prepare a staff report or notice to the proposal and found by the director to be true: a. In the case of an application subject to a director's decision,make the staff report and all case- file materials available at the time the notice of the decision is given; b. In the case of an application subject to a hearing, make the staff report available seven days prior to a scheduled hearing date and the case-file materials available when notice is mailed,as provided by 18.390.040.C, 18.390.050.0 or 18.390.060.D; 5. Administer the hearings process; 6. Maintain a register of all applications which have been filed for a decision. The register shall identify at what stage the applicant is in the process; 7. File notice of the final decision in the records of the Planning Division and mail a copy of the notice of the final decision to the applicant and all parties and to those persons requesting copies of such notices who pay the necessary fees; 8. Maintain and preserve the file for each application. The file shall include, as applicable, a list of persons required to be given notice and a copy of the notice given,and the accompanying affidavits, the application and all supporting information, the staff report, the final decision, including the findings, conclusions and conditions, if any, all correspondence, and minutes of any meeting at which the application was considered and any other exhibit, information or documentation which was considered by the hearing body with respect to the application;and 9. Administer the appeals and review process. RESPONSE: The applicant is aware of the duties assigned to the Director as a result of an application being submitted and deemed complete. The applicant is further aware of the appeals process. F. Amended decision process. 26 Jaguar/Land Rover Site Development Review December 20, 2017 1. The director or hearings officer may issue an amended decision issued by the review body after the notice of final decision has been issued but before the appeal period has expired.If such a decision is amended, the decision shall be issued within 10 business days after the original decision would have become final,but in no event beyond the 120-day period required by state law. 2. The notice for an amended decision shall be the same as that which applies to a Type II procedure as governed by Section 18.390.040.E. 3. The purpose of an amended decision is to provide the director the ability to correct typographical errors,rectify inadvertent omissions and/or make other minor changes which do not materially alter the decision. RESPONSE: The applicant is aware of the ability of the Director to amend his decision after the notice of final decision is made,but prior to the expiration of the appeal period. G. Re-submittal of application following denial. An application which has been denied or an application which was denied and which on appeal or review has not been reversed by a higher authority,including the Land Use Board of Appeals, the Land Conservation and Development Commission or the courts, may not be resubmitted for the same or a substantially similar proposal or for the same or substantially similar action for a period of at least 12 months from the date the final city action is made denying the application unless there is substantial change in the facts or a change in city policy which would change the outcome. (Ord. 09-13)■ RESPONSE: The applicant is aware that a denied application cannot be resubmitted with 12 month unless it is substantially modified or the facts have changes which might change the outcome of the decision. Chapter 18.520 COMMERCIAL ZONING DISTRICTS Sections: 18.520.010 Purpose 18.520.020 List of Zoning Districts 18.520.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses 18.520.060 Additional Development and Design Guidelines 18.520.010 Purpose A. Provide range of commercial services for city residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the city so that residents can fulfill all or most of their needs within easy driving and, ideally within easy walking and/or biking distance of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of commercial activity on established residential 27 Jaguar/Land Rover Site Development Review December 20, 2017 areas.At the same time,it is important to create more opportunities for mixed use,including residential, commercial and institutional activities, in new and re-developing commercial areas. RESPONSE: The applicant feels that the residents of the City of Tigard will benefit from the proposed development, as it will fill a need which is currently not being provided within the city.And further, the location of this use should not result in any adverse impacts on any residential areas. The Tigard City Council has amended the City's Development Code, at the request of the applicant,to allow the intended use to locate within the subject property.It is assumed that the City Council had determined at that time that the subject property was an appropriate location for the intended use. B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the city limits,in compliance with the economic goals of the City of Tigard Comprehensive Plan. RESPONSE: The applicant feels that approval of the Jaguar/Land Rover dealership will result in economic activity and job opportunities within the City of Tigard. The wages to be paid by the proposed dealership are above average wages. 18.520.020 List of Zoning Districts A. C-N: neighborhood commercial district. The C-N zoning district is designed to provide convenience goods and services within a small cluster of stores adjacent to residential neighborhoods. Convenience goods and services are those which are purchased frequently,i.e.,at least weekly;for which comparison buying is not required; and which can be sustained in a limited trade area. Such uses include convenience markets, personal services and repair shops. A limited number of other uses, including but not limited to restaurants, gas stations, medical centers, religious institutions, transit-related park- and-ride lots and facilities with drive-up windows, are permitted conditionally. B. C-C: community commercial district. The C-C zoning district is designed to provide convenience shopping facilities which meet the regular needs of nearby residential neighborhoods. With a service area of about 1.5 miles, such commercial centers typically range in size from 30,000-100,000 gross square feet on sites ranging from 2-8 acres. Separated from other commercially-zoned areas by at least one-half mile, community commercial centers are intended to serve several residential neighborhoods, ideally at the intersection of two or more collector streets or at the intersection of an arterial and collector street.Housing is permitted on or above the second floor of commercial structures at a density not to exceed 12 units/net acre, e.g., the maximum density permitted in the R- 12 zone. A limited number of other uses,including but not limited to car washes,gas stations,religious institutions, and transit-related park-and-ride lots, are permitted conditionally. In addition to mandatory site development review, design and development standards in the C-C zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian- friendly. C. C-G: general commercial district. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non- conforming,residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. D. C-P: professional/administrative commercial district. The C-P zoning district is designed to accommodate civic and business/professional services and compatible support services, e.g., convenience retail and personal services, restaurants, in close proximity to residential areas and major 28 Jaguar/Land Rover Site Development Review December 20, 2017 transportation facilities. Within the Tigard Triangle and Bull Mountain Road District, residential uses at a minimum density of 32 units/net acre, i.e., equivalent to the R-40 zoning district, are permitted in conjunction with a commercial development. Heliports, medical centers, religious institutions and utilities are permitted conditionally. Developments in the C-P zoning district are intended to serve as a buffer between residential areas and more-intensive commercial and industrial areas. E. MU-CBD: mixed use-central business district. The MU-CBD zoning district is designed to provide a pedestrian friendly urban village in downtown Tigard. A wide variety of commercial, civic, employment, mixed-use, multifamily and attached single-family residences are permitted. New development and redevelopment is required to conform to the standards of Chapter 18.610. F. MUE: mixed-use employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices,civic uses and housing;the latter includes multi- family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the city through the legislative process. G. MUE-1 and MUE-2: mixed use employment districts. The MUE-1 and 2 zoning district is designed to apply to areas where employment uses such as office, research and development and light manufacturing are concentrated. Commercial and retail support uses are allowed but are limited, and residential uses are permitted which are compatible with employment character of the area. Lincoln Center is an example of an area designated MUE-1, the high density mixed use employment district. The Nimbus area is an example of an area designated MUE-2 requiring more moderate densities. H. MUC: mixed use commercial district. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings,retail,and service uses.Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. RESPONSE: The subject property is within the MUC: Mixed Use Commercial District, and is a use allowed within the Mixed Use Commercial District. The intended use, of motor vehicle sales, was approved by the Tigard City Council on June 5th,2017, as DCA2017-00001. I. MUC-1: mixed use commercial - 1. The MUC-1 zoning district, which is designed to apply to that portion of the Durham Quarry site within the City of Tigard,is a mixed-use commercial district bounded by 72nd Avenue,Findlay Street and the Tigard, Tualatin and Durham city limits. This site is the subject of an intergovernmental agreement between the cities of Tigard and Tualatin. Pursuant to that agreement the City of Tualatin shall furnish all planning, building and associated development review/permit services for the property. This zoning district is intended to mirror the City of Tualatin's Mixed Use Commercial Overlay District(TDC, Chapter 57). It permits a wide range of uses including commercial lodging, general retail, offices and housing; the latter includes multi- family housing at a minimum density of 25 units/acre and a maximum of 50 units/acre. Additional uses, including but not limited to major event entertainment and motor vehicle retail fuel sales, are permitted conditionally. In addition to the standards of this chapter, development within this zone is subject to the standards of Chapter 18.640. 29 Jaguar/Land Rover Site Development Review December 20, 2017 J. MUR: mixed use residential districts. The MUR zoning district is designed to apply to predominantly residential areas where mixed-uses are permitted when compatible with the residential use. A high density (MUR-1) and moderate density (MUR-2) designation is available within the MUR zoning district. (Ord. 10-02 §2;02-33) 18.520.030 Uses A. Types of uses. For the purposes of this chapter,there are four kinds ofuse: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title.If a use is not listed as a permitted use,it may be held to be a similar unlisted use under the provisions of Section 18.130.030. 2. A restricted (R)use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions. 3. A conditional (C) use is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapter 18.370. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030. 4. A prohibited(N)use is one which is not permitted in a zoning district under any circumstances. RESPONSE: As a result of Code Amendment DCA2017-00001,Motor Vehicle Sales are now a permitted use within the MUC Zoning District. B. Use table. A list of permitted,restricted, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. C. Accessory structures. 1. Accessory structures are permitted in all commercial zones providing the site is still in compliance with all development standards, including but not limited to setbacks, height, lot coverage and landscaping requirements, of the base zone. All accessory structures shall comply with all requirements of the state building code. RESPONSE: This proposal consists of a main building and an accessory structure,which is the Pavilion,to be located along the SW Greenburg Road frontage. This structure is required, as any development within the MUC zone needs to have buildings along at least 50% of the frontage of any street. The Pavilion is proposed to be 80 feet long, and the amount of SW Greenburg Road frontage is 149.5 feet, so the Pavilion takes up 53.5% of the frontage. This is based on the property as it is to be as a result of the intended Lot Line Adjustment. 2. All freestanding and detached towers,antennas,wind-generating devices and TV receiving dishes, except as otherwise regulated by Chapter 18.798, Wireless Communication Facilities, shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. (Ord. 10-15 §1; Ord.09-13) 30 Jaguar/Land Rover Site Development Review December 20, 2017 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES USE CATEGORY C-N[1,4] C-C[5,10] C-G C-P MU- MUE[20] MUC-1 MIX 1281 MUE MUR CBD119,3s] 1 and 2[28] 1 and 2[28] RESIDENTIAL Household Living N u[6] u[11] R P p[21] p[26] P P I P Group Living N N C N P N C u[29]/r p[29]/r u[29]/r Transitional Housing N N C N C N C C C C Home Occupation p[2] p[2] p[2] 1 p[2] p[2] p[2] P p[2] p[2] p[2] HOUSING TYPES Single Units,Attached N/A N/A N/A N/A P N/A N/A p[30] p[30] P Single Units,Detached N/A N/A N/A N/A N/A N/A N/A p[30] p[30] p[30] Accessory Units N/A N/A N/A N/A N/A N/A N/A p[31] p[31] p[31] Duplexes N/A N/A N/A N/A N/A N/A N/A _ p[30] p[30] P Multifamily Units N/A N/A N/A N/A P N/A N/A P P P Manufactured Units N/A N/A N/A N/A P N/A N/A N N N Mobile Home Parks, Subdivisions N/A N/A N/A N/A p[36] N/A N/A N N N CIVIC (INSTITUTIONAL) Basic Utilities C r[32] r[32] C C C C p[32] (1[32] (1[32] Colleges N N N N P C C C C C Community Recreation N P N N P C N P C C Cultural Institutions P P P P P P P P P N Day Care P P P P P P P P P p/p[33] Emergency Services P P P P P P P P P N Medical Centers C N C C C C C C C C Postal Service P P P P P P P P P N Public Support Facilities P P P P P P P P P P Religious Institutions C C P P P P P P P C Schools N N N N P C C C C C Social/Fraternal Clubs/Lodges C C P P P P P P P C COMMERCIAL Commercial Lodging N N P p[14] P P P P P N Custom Arts and Crafts N N N N p[39] N N N N N Eating and Drinking Establishments C P P p[15] P P P P P p[34/35] 31 Jaguar/Land Rover Site Development Review November 20, 2017 USE CATEGORY C-N[1,4] C-C[5,10] C-G C-P MU- MUE[20] MUC-1 MUC[28] MUE MUR CBD[19 381 1 and 2[28] 1 and 21281 COMMERCIAL (cont'd.) Major Event Entertainment N N _ C N C N C C N N Outdoor Entertainment N N P 12[15] C N N C N N Indoor Entertainment P P P P P P P P P N Adult Entertainment N N C N N N N C N N Sales-Oriented P p[7] P p[16] pip[37] _ p[22] p[25] P p[22] p[34/35] Personal Services P P P P P p[22] p[25] P p[22] 12[34/35] Repair-Oriented P P P N P p[22] p[25] p[22] p[22] N Bulk Sales N N P N p[36] p[22] p[25] p[22] p[22] N Outdoor Sales N N P N N N N N N N Animal-Related N N N N N P P N N N Motor Vehicle Sales/Rental N N ptp[12] N p[36] N N p[24] p[24] N Motor Vehicle Servicing/Repair N C[8] pic[12] N C p[22] p[25] N N N Vehicle Fuel Sales C C C N p[36] N C C C N Office P p[9] P P P P P P P p[34/35] Self-Service Storage N N C N p[36] N N N N N Non-Accessory Parking C C P P P P P P P N INDUSTRIAL Industrial Services N N N N N N N N N N Light Industrial N N N N N p[23] N N p[23] _N General Industrial N N N N N N N N N N Heavy Industrial N N N N N N N N N N Railroad Yards N N N N N N N N N N Research and Development N _ N N _ N C p[24] p[24] N p[23] N Warehouse/Freight Movement N N N N N p[24] N N p[23/24] N Waste-Related N N N N N N N N N N Wholesale Sales N N N N N N N N p[23/24] N OTHER Agriculture/Horticulture N N N N N N N Cemeteries N N N N N N N Detention Facilities N N C N C N N Heliports N N _ C C N N N Mining N N N N N N N 33 Jaguar/Land Rover Site Development Review November 20, 2017 USE CATEGORY C_N[t'41 C-C[5,1o1 C-G C-P MU- MUE[zo] MUC-1 MUC[28] MUE MUR CBD119'38] 1 and 21281 1 and 21281 OTHER(cont'd.) Wireless Communication Facilities p/P[3] p42[3] p/1?[3] pn?[3] P/1?[3] Pi?[3] pip[27] Transportation/Utility Corridors P P P P P P P P P P P=Permitted R=Restricted C=Conditional Use NA=Not Applicable N=Not Permitted [1]All permitted and conditional uses subject to special development standards contained in 18.520.050.A. [2] Permitted subject to requirements Chapter 18.742. [3]See Chapter 18.798 Wireless Communication Facilities,requirements for permitted and restricted facilities. [4] Uses operating before 7 a.m.and/or after 10 p.m.are conditional uses. [5] All permitted,limited and conditional uses must meet special development standards in 18.520.050.B. [6] Residential units permitted by right,as a mixed use in conjunction with a commercial development,on or above the second floor of the structure,at densities not to exceed 12 units/net acre. [7] Limited to 10,000 gross square feet in size,except retail food and beverage outlets,which are limited to 40,000 gross square feet or less. [8] Limited to motor vehicle cleaning only. [9]When combined in single structure,each separate establishment shall not exceed 5,000 gross square feet. [10] Uses operating before 6 a.m.and/or after 11 p.m.;or drive-up windows are conditional uses. [11]A single-family unit providing that it is located on the same site with a permitted or conditional use in and is occupied exclusively by a caretaker or superintendent of the permitted or conditional use.Multifamily housing is permitted as part of a PD,subject to Chapter 18.350,unless located within the Tigard Triangle Plan District,where it is permitted outright. [12]Cleaning,sales and repair of motor vehicles and light equipment is permitted outright;sales and rental of heavy vehicles and farm equipment and/or storage of recreational vehicles and boats permitted conditionally. [13] (Deleted by Ord.09-13) [14]Restaurant permitted with restriction in size in conjunction with and on the same parcel as a commercial lodging use. [15]As accessory to offices or other permitted uses,the total space devoted to a combination of retail sales and eating/drinking establishments may not exceed more than 20%of the entire square footage within the development complex. [16] May not exceed 10%of the total square footage within an office complex. [17] Single-family attached and multi-family residential units,developed at R-40 standards,except the area bounded by Fanno Creek,Hall Boulevard,O'Mara,Ash Avenue and Hill Street,within which property zoned for CBD development which shall be designated R-12 PD and shall be developed as planned developments in conformance with the R-12 District standards. [18] Motor vehicle cleaning only. [19]Drive-up windows are permitted to continue if the property had one lawfully in existence prior to the adoption of the MU-CBD designation.Otherwise,not permitted. [20]All permitted and conditional uses subject to special development standards contained in 18.520.050.C. [21] Multifamily residential,at 25 units/gross acre,allowed outright.Pre-existing detached and attached single-family dwellings are permitted outright. [22]New retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23]All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24]Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. [25] Permitted provided the use is no larger then 60,000 square feet of gross floor area per building or business. [26] Household living limited to single units,attached,and multifamily including but not limited to apartments,attached condominiums,townhouses and rowhouses at a minimum density of 25 dwelling units per acre and a maximum density of 50 dwelling units per acre. [27] Wireless only as attached to structure within height limit,see Chapter 18.798. [28]All Permitted and Conditional Uses subject to special development standards contained in Chapter 18.630. [29]Group living with five or fewer residents permitted by right;group living with six or more residents permitted as conditional use. [30]Pre-existing housing units permitted.Conversion of pre-existing housing units to other uses is subject to the requirements of Chapter 18.630. [31] Permitted for pre-existing housing units,subject to requirements Chapter 18.710. [32]Except water,storm,sanitary sewers,and other underground infrastructure facilities,which are allowed by right. [33] In-home day care which meets all state requirements permitted by right;freestanding day care centers which meet all state requirements permitted conditionally. [34] This use is allowed only in mixed-use developments in the Washington Square Regional Center.Commercial uses shall occupy no more than 50%of the total floor area within the mixed-use development,and shall 34 Jaguar/Land Rover Site Development Review November 20, 2017 be permitted only when minimum residential densities are met.An exception to the requirement that commercial uses may be permitted only if residential minimum densities are met is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan(3/28/2002).The exempted properties are identified as assessor map number:1 S 135AA-00400,1S 135AA-01400,1 S 135AA-01900, 1S1AA-01901, 1S135DA-02000, 1S135AA-02500, 1S135AA-02600, 1S135AA-02700, 1S135DA-01900, and 1S1DA-02000. These parcels, or parcels created from these parcels, after the effective date of this ordinance,may be developed as a solely commercial use with a use permitted in the MUR-1 or MUR-2 zones. [35]The maximum building footprint size permitted for any building occupied entirely by a commercial use or uses shall be 7,500 square feet.An exception to the limit on the size of a building occupied by commercial uses is provided for properties zoned commercial prior to implementation of the Washington Square Regional Center Plan(3/28/2002).The exempted properties are identified as assessor map number: 1SI35AA-00400, 1S135AA-01400,1S135AA-01900,1S1AA-01901,1S135DA-02000,1S135AA-02500,1S135AA-02600,1S135AA-02700,1S135DA-01900,and 1S1DA-02000.On these parcels,or parcels created from these parcels,after the effective date of this ordinance,a commercial development is not limited to a specific square footage,however,all other dimensional standards of the MUR-1 and MUR-2 zoning district apply which may limit the ultimate size of commercial development. [36]Only for properties that were lawfully in existence(as permitted,conditional,or planned development)prior to the adoption of the MU-CBD designation. [37]New retail and sales uses may not exceed 60,000 square feet of gross leasable area per building in all subareas except 99W/Hall Corridor subarea.(See Map 18.610.A) [38]All developments subject to Chapter 18.610,Downtown Urban Renewal Standards,and Map 18.610.A. [39] Custom Arts and Crafts uses may not exceed 500 square feet of production area. (Ord. 16-23 §2; Ord. 15-05 §2; Ord. 10-15 §1; Ord. 10-02 §2; Ord. 09-13; Ord. 02-32) 35 Jaguar/Land Rover Site Development Review November 20, 2017 18.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370; 2. All other applicable standards and requirements contained in this title. RESPONSE: No variances nor adjustments to the Development Standards found in this Code section are requested nor required. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: 36 Jaguar/Land Rover Site Development Review November 20, 2017 TABLE 18.520.2 COMMERCIAL DEVELOPMENT STANDARDS MUE R-25 STANDARD C-N C-C191 C-G C-P MU- C-G MF DU* MUC—1 MUC MUE 1 MUE 2 MUR 1 MUR 2 CBD** [177[18] [17][18] [17][18] [17][18] [17][18] Minimum Lot Size 5,000 sq ft 5,000 sq ft None 6,000 sq ft None None - None None None None None None -Detached unit - - - - - - 1,480 sq ft - - - - - - -Boarding,lodging, - - - - - - 6,100 sq ft rooming house Minimum Lot Width 50 ft 50 ft 50 ft 50 ft None 50 ft None None None None None None None Minimum Setbacks -Front yard 20 ft 0/20 ft[70] 0 ft[117 0 ft[111 ❑ 0 ft MI 20 ft p 0 ft[19] 0 ft[211 0 ft[21] 0 ft[21] 10 ft[21] -Side facing street on 20 ft - - - ❑ - 20 ft V 0 ft[19] 0 ft[21] 0 ft[211 5 ft[21] 10 ft[21] corner&through lots['] -Side yard 0/20 ft[8] 0/20 ft[8] 0/20 ft[8] 0/20 ft[8] ❑ 0/20 ft[8] 10 ft v 0 091[2°] 0 ft[20] 0 ft[26] 0 ft[20] 0 ft[20] -Side or rear yard abutting - - - - _ - 30 ft c - - - - - more restrictive zoning district -Rear yard 0/20 ft[8] 0/20 ft[8] 0/20 ft[8] 0/20 ft[8] ❑ 0/20 ft[8] 20 ft 0 ft[19][2°] 0 ft[20] 0 ft[20] 0 ft[207[22] 0 ft[20][22] Distance between front - 20 ft 0 N/A N/A N/A N/A N/A of garage&property line abutting a public or private street. Minimum Building Height N/A N/A N/A N/A ❑ N/A N/A N/A 2 stories 2 stories None 2 stories None Maximum Building Height 35 ft 35 ft 45 ft 45 ft ❑ 45 ft 45 ft 70 ft 200 ft 200 ft 60 ft 75 ft 45 ft Maximum Site Coverage[2] 85% 80% 85% 85% ❑ 85% 80%[16] 90% 85% 85% 85% 80% 80% Minimum Landscape 15% 20% 15% 15% ❑ 15% 20% 10% 15% 15% 15% 20% 20% Requirement Minimum FAR[3] N/A N/A N/A N/A ❑ N/A N/A N/A 1.25 1.25 0.6 0.6 0.3 Minimum Residential N/A N/A N/A N/A ❑ N/A N/A N/A 50 50 25 50 25 Density[4][5][6] unit/acre unit/acre unit/acre unit/acre unit/acre Maximum Residential N/A N/A N/A N/A ❑ N/A N/A N/A None None 50 None 50 Density[4][5][6][7] unit/acre unit/acre * Multiple-family dwelling unit. **See Table 18.610.1 and Map 18.610.A for development standards. V=See 18.640.050.B. 1=1=See Table 18.610.1 and Map 18.610.A for development standards. 37 Jaguar/Land Rover Site Development Review November 20, 2017 [1]The provisions of Chapter 18.795(Vision Clearance)must be satisfied. [2] Includes all buildings and impervious surfaces. [3] Applies to all nonresidential building development and mixed use development which includes a residential component.In mixed use development,residential floor area is included in the calculations of floor area ratio to determine conformance with minimumFAR. [4]Notwithstanding the requirements of Section 18.715.020,minimum and maximum density shall be determined for residential only projects using the number of residential units per acre shown in the above table.The provisions for density transfer described in 18.715.030.B apply,using the minimum and maximum density shown in the above table.Any mixed-use or commercial only development does not have a minimum density requirement. [5] For purposes of determining floor area ratio and residential densities,the net development area shall be uses to establish the lot area,determined per 18.715.020.A. [6] Adjustments to minimum density in the Washington Square Regional center area subject to the standards set forth in 18.630.020.E. [7] The maximum density requirements for developments that include or abut designated Water Resources Overlay district Riparian setbacks per Chapter 18.797 are described in 18.630.020.D. [8] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [9] See 18.520.050.B for site and building design standards. [10] No front yard setback shall be required,except a 20-foot front yard setback shall apply within 50 feet of a residential district. [11] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. [12] There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. [13]The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet. [14] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district,such setbacks shall not be less than 35 feet. [15]Landscaped areas on existing developed property in the CBD shall be retained.Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development. [16] Lot coverage includes all buildings and impervious surfaces. [17]Modifications to dimensional and minimum density requirements for developments that include or abut designated Water Resources Overlay District Riparian setbacks per Chapter 18.797 are described in 18.630.040.F. [18]The requirements contained in the Buffer Matrices in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvement s to be installed between proposed uses in the MUC,MUE and MUR zones within the Washington Square Regional Center(WSRC)and abutting zoning districts not included within the WSRC,or zoning districts within the WSRC which are not mixed-use.For MUC and MUE zones,the requirements for Commercial Zones apply.For MUR zones,the requirements for the Neighborhood Commercial Zone apply. [19]For Commercial and Mixed-use developments,the maximum front and street side yard setback is 10 feet.For Residential only developments,the maximum front and street side yard setback is 20 feet. [20]Side and rear yard setbacks shall be 20 feet when the zone abuts residential districts shown in Section 18.510.020 except R-25 and R-40. [21]The maximum setback is 20 feet. [22] The maximum setback is 10 feet. C-N-Neighborhood Commercial District MUC 1—Mixed Use Commercial C-C-Community Commercial District MUC—Mixed Use Commercial C-G-General Commercial District MUE 1—Mixed Use Employment/High Density C-P-Professional/Administrative Office Commercial MUE 2—Mixed Use Employment/Medium Density MU-CBD—Mixed Use Central Business District MUR 1—Mixed Use Residential/High Density MUR 2—Mixed Use Residential/Medium Density (Ord. 10-02 §2; Ord. 09-13) RESPONSE: The MUC zoning district does not contain required setbacks except when a property is adjacent to properties zoned for residential uses. The subject property does not abut any residential uses,therefore,there are no setbacks required. The height of the proposed buildings are at least 2 stories and shorter than 200 feet. The Pavilion is set back from the SW Greenburg Road right-of-way a distance of 6' 7",which is less than the maximum setback allowed of 10'.Details of the setback for the Pavilion can be found on Sheet A1.3. The amount of proposed landscaping is 31,706 square feet,which equals 16.2% of the site,which contains 195,448 square feet. The numbers addressing the amount of landscaping are found on sheet A1.0 in Section C. Sheet A1.0 also shows that 83.7% of the site is covered,which is below the maximum allowance of 85%. The project does not include any residential units, so the 38 Jaguar/Land Rover Site Development Review November 20, 2017 minimum and maximum density restrictions are not applicable. We are meeting the FAR requirements by proposing a Phasing Plan,which can be seen as Sheet B2 in Section C. There are no minimum lot size restrictions in the MUC zoning district. The site plan and building elevations are in compliance with all of the standards found in the Commercial Development Standards,with the exception of the Floor Area Ration(FAR) standard,which is addressed elsewhere as previously mentioned. 39 Jaguar/Land Rover Site Development Review November 20,2017 18.520.050 Special Limitations on Uses A. In the C-N zone. Special limitations in the C-N zoning district are as follows: 1. The use shall be conducted wholly within an enclosed structure, except as allowed in Subsection A.3 below; 2. No use shall have a gross floor area greater than 4,000 square feet; 3. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food merchandise only and shall constitute no more than five percent of the gross building floor area of any individual establishment; and 4. Uses operating before 7 a.m. and after 10 p.m. shall be subject to the conditional use provisions,as governed in Chapter 18.330. RESPONSE: The property is not within the C-N zone,therefore,this Code section does not apply. B. In the C-C zone. Special limitations in the C-C zoning district are as follows: 1. Such centers shall be developed preferably as a single unit and occupy only one quadrant of the intersection at which it is located; 2. The use shall be conducted wholly within an enclosed structure, except for outside play areas for children's day care facilities, and as allowed in paragraphs 3 and 4 of this subsection B; 3. No use shall have a gross floor area greater than 5,000 square feet except for the retail sales of food and beverages, when the maximum floor area shall not exceed 40,000 gross square feet, and all other sales-oriented retail,where the maximum floor area shall not exceed 10,000 gross square feet; 4. Accessory open-air sales, display and/or storage shall be permitted for horticultural and food merchandising uses only shall constitute no more than five percent of the gross building floor area of any individual establishment; 5. Accessory open-air dining or drinking areas shall be permitted for approved eating and drinking establishments or retail food stores only. Outside dining areas are not permitted within 200 feet of any developed residential area. Public or private sidewalk areas around dining areas may not be reduced to less than five feet of clear walkway;and 6. Uses operating before 6 a.m. and/or after 11 p.m. and drive-up windows are subject to conditional use provisions, as governed by Chapter 18.330. RESPONSE: The property is not within the C-C zone,therefore,this Code section does not apply. C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed-use developments shall not exceed 0.40.Residential use types,including transient lodging, shall not be subject to this requirement; 39 Jaguar/Land Rover Site Development Review November 20,2017 2. On lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non-general retail sales use. RESPONSE: The property is not within the MUE zone, therefore,this Code section does not apply. 40 Jaguar/Land Rover Site Development Review November 20, 2017 D. In the MUC-1 zone. In addition to the standards of this chapter,development in the MUC-1 zone is subject to Chapter 18.640 and an intergovernmental agreement between the cities of Tigard and Tualatin. RESPONSE: The property is not within the MUC-1 zone, therefore,this Code section does not apply. E. In the MUC,MUE-1,MUE-2,MUR-1 and MUR-2 zones.Within the Washington Square Regional Center,the standards of Chapter 18.630 shall also apply. RESPONSE: Since the subject property is within the MUC zone,this application is required to meet the standards of the Washington Square Regional Center, found in Chapter 18.630, as well as the Development Standards of this Code Section. 18.520.060 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. 1. The following design guidelines are strongly encouraged for developments within the C-C district. Conditions of approval of the development plan may include,but are not limited to,any of the site and building design guidelines deemed appropriate to be mandatory. a. Building design guidelines. i. The design of buildings within a community commercial development should incorporate elements such as special architectural details, distinctive color schemes, special art and other features, which are sensitive to and enhance the surrounding area and serve to distinguish the complex from other retail complexes in the city; ii. All buildings within a multi-building complex should achieve a unity of design through the use of similar architectural elements, such as roof form, exterior building materials, colors and window pattern; iii. Individual buildings should incorporate similar design elements, such as surface materials, color, roof treatment, windows and doors, on all sides of the building to achieve a unity of design. The sides of a building which face toward a public street should include public entrances to the building and windows to provide visual access to the activity within the building. The sides of a building which face toward an adjoining property, but not toward a public street, should include elements such as windows, doors, color, texture, landscaping or wall treatment to provide visual interest and prevent the development of a long continuous blank wall. b. General site design guidelines.Loading areas should not be located on the side of a building which faces toward a residential use.Loading areas,if located between the building and the street,should be oriented away from the street and should be screened to minimize views of the loading area from the street and sidewalk. 2. Design standards. The following mandatory design standards apply within the community commercial district: 41 Jaguar/Land Rover Site Development Review December, 2017 a. Internal walkways. i. Walkways, eight feet minimum width, shall be provided from the public sidewalk or right-of-way to the building(s). At a minimum, walkways shall be located to connect focus points of pedestrian activity such as transit stops and street crossings to the major building entry points. ii. Walkways, five feet minimum width, shall be provided to connect with walkways potential walkway locations on adjoining properties to create an integrated internal walkway system along the desired lines of pedestrian travel. The width of the walkway should be commensurate with the anticipated level of pedestrian activity along the connecting walkway. (A)Walkways shall be provided along the full length of the building on any side which provides building access to the public or where public parking is available, to provide safe and comfortable pedestrian access to the building. (B) On the sides of the building which provide public access into the building, the walkway should be wide enough to allow for sidewalk seating areas as well as pedestrian travel. Weather protection of the walkway should be provided at a minimum at the entrance area and, if appropriate, along the entire walkway. iii. Walkway surfaces for walkways crossing parking areas shall be designed to be visually distinguishable from driving surfaces through the use of durable, low-maintenance surface materials such as pavers,bricks or scored concrete to enhance pedestrian safety and comfort. RESPONSE: This Code section references additional Design Guidelines for the C-C zone. However,the subject property is within the MUC zone,therefore,this Code section does not apply. b. Other site development standards. i. All lighting fixtures shall incorporate cut-off shields to prevent the spillover of light to adjoining properties. RESPONSE: The lighting fixtures have been designed to not allow spillover of light on to adjoining properties.Details of the lighting can be found on Sheets E1.00 and E1.01,in Section C. ii. Mechanical equipment, if located on the building, shall be located within the roof form of the building or enclosed within a screening structure,the design of which is consistent with the design of the building. iii. Mechanical equipment,not located on the building, shall be screened from views from the public street, sidewalk and properties outside the district with a durable, solid wall or fence, or an evergreen hedge or a combination of the above. RESPONSE: All rooftop mechanical equipment will be screened by a parapet as shown on Sheet A2.3.0 in Section C. iv. All refuse and recycling containers within the district shall be contained within 42 Jaguar/Land Rover Site Development Review December, 2017 structures enclosed on all four sides and which are at least as high as the tallest container within the structure. RESPONSE: The refuse and recycling containers,which are located in the northwest corner of the property, are screened on all four sides by a structure at least as high as the tallest container to be stores within the structure.The location is shown on Sheet A1.1 found in Section C of this submittal, and is marked as item 8 in the keynotes.Details of the refuse containers can be found on Sheet A3.5.It indicates the enclosure to be approximately 6 feet tall, and constructed of CMU, which will be painted to match the building. The gate will be made of metal, and will be also painted to match the building. v. Bicycle racks shall be provided on site.Facilities for a minimum of 10 bicycles shall be provided for developments having 100 or fewer parking stalls,notwithstanding Section 18.765.050.For each 100 additional stalls,facilities for five additional bicycles shall be provided. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways.It is strongly encouraged that bicycle parking areas be covered. vi. RESPONSE: The required bicycle racks are being provided totally within the main building, and will meet all of the dimensional requirements found elsewhere within this Code. The proposed location of the bike racks can be found on sheet A1.3 and marked as item 41 in the Keynotes. vii. The site development plan shall incorporate a special feature at the corner of the site.A special corner feature can be a landscape feature,seasonal color planting area, sculpture or water feature. The feature shall provide a visual landmark and some amount of seating area. RESPONSE: The Pavilion,located in the Northeast corner of the property,features a bench at the north end of the building.In addition,the Pavilion will feature outstanding architecture as well as large windows on both sides, allowing viewing of the latest vehicles from Jaguar and Land Rover. The location of the bench can be found on Sheet A1.3 and marked as item 36 within the Keynotes. viii.Parking areas shall be designed to minimize conflicts between pedestrian and vehicular movements. Parking area landscaping shall be used to define and separate parking, access and pedestrian areas within parking lots. RESPONSE: All required parking is being provided to minimize conflicts between pedestrian and vehicular movements.In addition,all required landscaping is being provided with the parking areas to help define and separate the parking, access and pedestrian areas within the parking. The only parking which is in the vicinity of the proposed pedestrian crossing to the main building,are 9 spaces directly in front of the entrance to the showroom. All other parking spaces are to the west of the structure,in the structure or along the west side of the main access drive,and opposite the pedestrian access. ix. The landscape design for the site shall include plantings which emphasize the major points of pedestrian and vehicular access to and within the site. RESPONSE: The landscaping proposed along both the main vehicular entrance and the pedestrian entrance from SW Washington Square Road,will feature both trees and shrubs which will make the entrances inviting to people entering the property. x. Site features such as fences, walls, refuse and recycling facility enclosures, and light 43 Jaguar/Land Rover Site Development Review December, 2017 fixtures shall be designed to be consistent with the scale and architectural design of the primary structure(s). Such site features shall be designed and located to contribute to the pedestrian environment of the site development. RESPONSE: Site features of fences,walls, recycling enclosures and light fixtures will be provided to meet City and Jaguar/Land Rover requirements. Fences,walls and recycling enclosures will be a combination of painted CMU and metal to match the building colors and design scheme and shall include landscaping to help soften and contribute to the pedestrian environment. The lighting will be modern LED lighting to provide security and pedestrian safety. Details of the fencing,walls and the recycling enclosure can be seen on Sheet A3.5. The color of the wall and recycling enclosure will match the main color of the buildings.You will note that the recycling facility will not be highly visible from the general public, as it is tucked back near the employee parking area. Also,the lighting fixtures to be used are of a very low scale, and of a design that blends with the architecture of the building. The lighting is all part of the total design package,which is a part of the Jaguar/Land Rover international brand. x. In multiple building complexes, buildings shall be located to facilitate safe and comfortable pedestrian movement between buildings. On sites which are adjacent to other properties within the community commercial district, building location shall be chosen to facilitate pedestrian and vehicular connections to buildings on those adjacent properties.Consideration should be given to locating buildings closer to the public street with entrances to the buildings from the public sidewalk, with no intervening parking or driving area. Corner locations are particularly appropriate for this treatment. RESPONSE: There are only 2 buildings proposed as part of this development. Those buildings are the main showroom/service area, and the Pavilion,which is located along the frontage of SW Greenburg Road.As mentioned previously, a walkway is provided from the Pavilion to the front door of the main building.And,the Pavilion is to be located within 10 feet of the SW Greenburg Road right-of-way. xi. Opportunities shall be found for safe, convenient, and pleasant pedestrian connections to existing or proposed transit facilities. Where needed, shelters and layover areas for transit vehicles shall be incorporated into the site development. RESPONSE: The main walkway,which connects the entrance to the main building and SW Washington Square Road,which is where the transit facilities is to be found,is both direct and of a distance which does not require a layover area. c. Sign design standards. All signage shall be an integral part of the architectural design. RESPONSE: The signage to be used is part of a"total design package" used by Jaguar/Land Rover for all of their dealership, and is an integral part of the architectural design.A similar color and lettering style is used throughout the signage plan,and it meant to not have the signage be more distinctive than the building or the vehicles. The overall signage package can be found in Section C as Sheet B1. Details of the signage plan can be found in Section D, as Appendix 8. A detailed analysis of how the proposed signs meet the applicable Code sections can be found under Code section 18.780.130.C. B. MU-CBD (Downtown). See Chapter 18.610 for additional development and design objectives. 44 Jaguar/Land Rover Site Development Review December, 2017 C. Washington Square Regional Center. See Chapter 18.630 for additional development and design guidelines. (Ord. 10-02 §2) ■ Chapter 18.630 WASHINGTON SQUARE REGIONAL CENTER PLAN DISTRICT 18.630.010 Purpose and Applicability 18.630.015 Where These Regulations Apply 18.630.020 Development Standards 18.630.030 Pre-Existing Uses and Developments within the Washington Square Regional Center Plan District Mixed Use Districts 18.630.040 Street Connectivity 18.630.050 Site Design Standards 18.630.060 Building Design Standards 18.630.070 Signs 18.630.080 Entry Portals 18.630.090 Landscaping and Screening 18.630.100 Street and Accessway Standards 18.630.110 Design Evaluation 18.630.010 Purpose and Applicability A. Purpose. 1. This chapter will implement the vision,concepts and principles contained in the Washington Square Regional Center Plan, and the recommendations contained in the Phase II Implementation Plan Summary Report, prepared by a task force appointed by the City of Tigard. 2. Metro's Regional Urban Growth Management Functional Plan target growth capacity for the Washington Square regional center will be met by permitting mixed use development within the regional center at densities appropriate for an urban center. 3. A mixed use regional center will contain a variety of districts that vary in scale,predominant use, and character. Distinct districts, connected to each other and to the rest of the region by a multi-modal transportation system,will provide a range of working, living and shopping opportunities. 4. Improved multi-modal transportation links,higher densities,variety of land uses, and enhanced environmental qualities will all contribute to create a desirable, livable community in the face of dramatic population and employment growth. 5. New mixed-use zoning districts, along with existing residential zoning districts in established areas, are appropriate for the regional center. B. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Washington Square Regional Center Plan District. These design standards address several important guiding principles adopted for the Washington 45 Jaguar/Land Rover Site Development Review December, 2017 Square Regional Center Plan District,including creating a high-quality mixed use area,providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. C. Development conformance.All new developments, including remodeling and renovation projects resulting in new non-single-family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the development and building codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. D. Permitted and conditional uses. Permitted and conditional uses are those uses permitted outright, with restrictions, or conditionally within the MUC,MUE-1,MUE-2,MUR-1 or MUR-2 zones pursuant to Section 18.520.030. E. Conflicting standards. The following design standards apply to all development located within the Washington Square regional center within the MUC, MUE and MUR zones. If a standard found in this section conflicts with another standard in the development code, standards in this section shall govern. (Ord. 13-04 § 1) RESPONSE: The subject property is within the boundaries of the Washington Square Regional Center Plan District, and is therefore subject to the standards found in this section, and the intent is to create a project which will create a high quality image for the area. The proposed use is a permitted use within the MUC zoning district, as approved by the Tigard City Council, on June 5th,2017, as DCA2017-00001. 18.630.015 Where These Regulations Apply The regulations of this chapter apply to the Washington Square Regional Center Plan District. The boundaries of this plan district are shown on Map 18.630.A located at the end of this chapter, and on the official zoning map. (Ord. 13-04 § 1) 18.630.20 Development Standards A. Compliance required. All development must comply with: 1. All applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapter 18.370 and subsections C through E of this section; 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards which apply within mixed-use zones in the Washington Square Regional Center Plan District are contained in Table 18.520.2. Existing developments which do not meet the standards specified for a particular district may continue in existence and be altered subject to the provisions of Section 18.630.030. RESPONSE: The proposed new car dealership is a new use on the property, and is subject to the Development Standards found in Table 18.520.2.No variances nor adjustments are being requested. 46 Jaguar/Land Rover Site Development Review December, 2017 C. Phasing of development standards. Projects may use the site development review process(Chapter 18.360)to develop a site by phasing compliance with the development standards established in this chapter. Such projects must demonstrate how future development of the site,to the minimum development standards established in this chapter or greater,can be achieved at ultimate build out of the site. The planning director may waive or modify the approval period(18.360.030.C)and phased development time schedule (18.360.030.E.1) for projects approved under this section. If a time period greater than that specified in 18.360.030.0 is necessary, it must be requested at the time of original application with a detailed time line for completion. RESPONSE: We intend to use the Phasing standards in order to show how the required Floor Area Ratio (FAR)of 1.25 can be met by showing how future development of the property will allow the FAR requirement to be achieved. The proposed Phasing Plan can be found in Section C as Sheet B2. This plan shows how further development of the site will be able to provide the FAR of 1.27. The FAR of the proposed development is .730,as there are 142,740 square feet of buildings proposed, and the site contains 195,448 square feet. This exceeds the FAR of the adjacent Thirsty Lion Pub,Bank of America and Sears auto repair/tire store. D. Density requirements for developments including or abutting riparian setback.Notwithstanding the density requirements in Table 18.520.2,the maximum residential density and mixed-use and nonresidential floor area ratio for developments that include or abut riparian setbacks shall be no greater than 110%of the minimum residential density and floor area ratios in all mixed use zones, except when the following are met: 1. Wetlands within the development are expanded or enhanced in conformance with the Oregon Division of State Lands Wetlands Restoration and Enhancement Program, and if applicable; 2. Fish habitat within the development is enhanced in conformance with the Oregon Division of State Lands Fish Habitat Enhancement Program, and if applicable; 3. The overall flood storage capacity of the 100-year floodplain within the development is increased by 10%. If the enhancements described above are approved, or if enhancements are already in existence,the maximum residential density standards shown in Table 18.520 and no maximum floor area ratio standards for mixed use and nonresidential developments shall apply. RESPONSE: The subject property does not abut a riparian area,therefore,this Code section does not apply. E. Adjustments to density requirements in the Washington Square Regional Center Plan District. The density requirements shown in Table 18.520.2 are designed to implement the goals and policies of the comprehensive plan. These requirements apply throughout the Washington Square regional center zoning districts,but the city recognizes that some sites are difficult to develop or redevelop in compliance with these requirements. The adjustment process provides a mechanism by which the minimum density requirements may be reduced by up to 25%of the original requirement if the proposed development continues to meet the intended purpose of the requirement and findings are made that all approval criteria are met.Adjustment reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code. 1. Approval criteria. Adjustment requests will be approved if the review body finds that the 47 Jaguar/Land Rover Site Development Review December, 2017 applicant has shown that approval criteria in subparagraphs a through d of this paragraph 1 are met: a. Granting the adjustment will equally or better meet the purpose of the regulation to be modified; b. The proposal will be consistent with the desired character of the area; c. If more than one adjustment is being requested,the cumulative effect of the adjustments results in a project which is still consistent with the overall purpose of the zone; d. Any impacts resulting from the adjustment are mitigated to the maximum extent possible. 2. Procedure. Requests for an adjustment are processed as a Type I application, along with the development proposal for which the application has been filed. 3. Ineligible regulations.Adjustments are prohibited for the following items: a. To allow a primary or accessory use that is not allowed by the regulations; b. As an exception to any restrictions on uses or development which contain the words "prohibited"or"not allowed"; c. As an exception to a qualifying situation for a regulation, such as zones allowed or items being limited to new development; d. As an exception to a definition or classification; e. As an exception to the procedural steps of a procedure or to change assigned procedures. RESPONSE: No adjustments to the density requirements of the Washington Square Regional Center Plan District are being requested nor required. F. Modifications to dimensional and minimum density requirements for developments that include or abut designated water resources overlay district riparian setbacks.Notwithstanding the dimensional and minimum density requirements in Table 18.520.2,the minimum and maximum dimensional requirements and the minimum residential density and mixed-use and nonresidential floor area ratio for developments that include or abut riparian setbacks shall be subject to modification when modification is necessary to assure that environmental impacts are minimized. Modification reviews provide flexibility for unusual situations and allow for alternative ways to meet the purpose of the code,while assuring potential environmental impacts are minimized. 1. Approval criteria. Modification requests will be approved if the review body finds that the applicant has shown that approval criteria in subparagraphs a through d of this paragraph 1 are met: a. Evidence is provided that the modification(s)are necessary in order to secure approval under any of the following applicable regulations: Federal Endangered Species Act, National Pollutant Discharge Elimination System Permit, Section 404 or 401 of the Federal Clean Water Act, and Oregon Removal-Fill Law; 48 Jaguar/Land Rover Site Development Review December, 2017 b. The proposal will be consistent with the desired character of the area as specified in the plan; c. If more than one modification is being requested,the cumulative effect of the modifications results in a project that is still consistent with the overall purpose of the zone; d. The modification(s)proposed are the minimum required to grant the applicable permit(s) listed in subparagraph a of this paragraph 1. 2. Procedure. Requests for a modification are processed as a Type II procedure along with the development proposal for which the application has been filed. 3. Eligible regulations. Modifications are only available for the dimensional requirements and minimum density requirements shown on Table 18.520.2 and do not circumvent or supercede any local,regional, state or federal requirements in regards to natural resources. (Ord. 13-04 § 1) RESPONSE: The subject property does not include,nor abut, a designated water resource overlay district,therefore,this Code section does not apply. 18.630.030 Pre-Existing Uses and Developments within the Washington Square Regional Center Plan District Mixed Use Districts A. Applicability.Pre-existing housing units in mixed use districts are permitted. Conversion of pre- existing housing units to other uses is subject to the requirements of this chapter.Notwithstanding the provisions of Section 18.760.040,uses prohibited and structures that would be nonconforming in any of the regional center mixed use zoning districts that were lawfully in existence at the time of adoption of the regional center mixed use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance,February 22,2002. 1. An addition, expansion, or enlargement of such lawfully preexisting uses and structures up to 20%of the gross floor area lawfully in existence at the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition, expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this code, or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition, expansion or enlargement allows. 2. All additions, expansions, or enlargements of existing uses or structures that take place after using the 20%addition, expansion, or enlargement exception shall be in conformance with the development standards of this code. Projects may use the site development review process (Chapter 18.360)to develop a site by phasing compliance with the development standards established in this chapter per 18.630.020.C. 3. If a pre-existing use is destroyed by fire, earthquake or other act of God,then the use will retain its pre-existing status under this provision so long as it is substantially reestablished within three years of the date of the loss. The reestablished use shall be in conformance with the development standards of this code. Projects may use the site development review process (Chapter 18.360)to develop a site by phasing compliance with the development standards 49 Jaguar/Land Rover Site Development Review December, 2017 established in this chapter per 18.630.020.0. (Ord. 13-04 § 1) RESPONSE: The proposed project is not part of a pre-existing use that is being expanded or enlarged,therefore,this Code section does not apply. 18.630.40 Street Connectivity A. Purpose. The standards provide a way for creating continuity and connectivity within the Washington Square regional center(WSRC). They provide incremental street and accessway development that is consistent with WSRC needs and regional and state planning principles for connectivity. The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. B. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Section 18.370.010 where topography,barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more than 330 feet. 2. Performance option. a. Local street spacing shall occur at intervals of no less than eight street intersections permile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than 1-1/2 the straight-line distance. RESPONSE: No new streets are being created as a result of this Site Development Review, therefore,this Code section does not apply. 18.630.050 Site Design Standards Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan may be approved demonstrating how these standards for the overall parcel can be met.Variance to these standards may be granted if the criteria found in Section 18.370.010.C.2, governing criteria for granting a variance, is satisfied. A. Building placement on major and minor arterials. 1. Purpose. Architecture helps define the character and quality of a street and can make a strong statement about the overall community and city at large. The placement and design of 50 Jaguar/Land Rover Site Development Review December, 2017 buildings provides the framework for the streetscape and defines the edges of the public right- of-way. Architecture and ground floor uses can activate the street, either by its design presence or by those who come and go from it. At intersections, investing in building frontages can create gateways and special places that add to the character of the area. RESPONSE: The"Jewell Box"which is also refer to as the Pavilion,is located along the SW Greenburg Road frontage. This building has been place along SW Greenburg Road to do more than just meet the requirements of the Development Code,but to attract people to the architecture and contents of the building.We believe the Pavilion matches the high end products available from the dealership. 2. Standard. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets.Buildings shall be located at public street intersections on major and minor arterial streets. RESPONSE: The subject property abuts SW Greenburg Road,which is designated as an arterial, therefore,the plans provide for a building to occupy 80 feet of the frontage,which is greater than 50% of the property's 149.5 feet of frontage with SW Greenburg Road. This can be seen on sheet A1.3 in Section C of this submittal. B. Building setback. 1. Purpose. Buildings and investment in architecture is most conspicuous when it is visible from the street. The presence of buildings closely sited at the edge of the right-of-way creates an envelope for the street and a sense of permanence. 2. Standard. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. RESPONSE: As mentioned above,we are proposing to construct a building (Pavilion) along the SW Greenburg Road frontage that will occupy at least 50% of that frontage.It is shown on the plans as Sheet A1.1,with details found on Sheet A3.5. The Pavilion is 80 feet long,and the frontage is 149.5 feet. The building is being set back a distance of 6'7",from the Greenburg Road right-of-way,which is less than the 10' maximum setback found in Table 18.520.2. C. Front yard setback design. 1. Purpose. The front yard is the most conspicuous face of a building and requires special attention. Places for people and pedestrian movement helps create an active and safer street. Higher level of landscape anticipates a more immediate visual result. 2. Standard. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to the applicable standard in subsection E of this section. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.520.2. 51 Jaguar/Land Rover Site Development Review December, 2017 RESPONSE: As indicated on Sheet A1.1,the Pavilion is set back 6'7"from the SW Greenburg Road Right-of-Way,which is less than the 10' maximum.We are proposing a hardscape plaza in front of the entry area which leads to the Pavilion. There is also grass between the property line and the Pavilion which allows for pedestrian movement. D. Walkway connection to building entrances. 1. Purpose.As density increases and employee and resident populations increase, it is expected that more people will move between businesses within the WSRC. Provisions should be made to encourage people to walk from business to business, and housing to business rather than use automobiles. 2. Standard. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per 18.520.040.B and Table 18.52 RESPONSE: As previously mentioned,we are proposing to construct a walkway from SW Washington Square Road that will connect directly to the main entrance of the main building. The walkway will be built to the standards of this section, and details can be viewed on Sheets A.1.2 in Section C E. Parking location and landscape design. 1. Purpose. The emphasis on pedestrian access and a high quality streetscape experience requires that private parking lots that abut public streets should not be the predominant street feature. Where parking does abut public streets, high quality landscaping should screen parking from adjacent pedestrian areas. 2. Standard. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings.When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the city where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side,parking is limited to 50% of the primary street frontage. When abutting public streets, parking must be behind a landscaped area constructed to an L-1 parking lot screen standard. The minimum depth of the L-1 landscaped area is eight feet or is equal to the adjacent building setback,whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard. The L-1 and L-2 standards are more fully described in Section 18.630.090. (Ord. 12-09 §1) RESPONSE: The required parking for customers is provided near the entrance of the sales building, and the employee parking is to be located behind the proposed building.None of the required parking is located near the frontage of SW Greenburg Road,therefore,we are parking less than the allowed 50% of the frontage on Greenburg Road. This can be verified by sheet A1.3 found in Section C of this submittal. The landscape design requirement for parking lots, as described in Section 18.630.050.E.2 states "when abutting public streets,parking must be behind a landscaped area constructed to an L-1 parking lot screen standard. The minimum depth of the L-1 landscaped area is eight feet or is equal 52 Jaguar/Land Rover Site Development Review December, 2017 to the adjacent building setback,whichever is greater. All other site landscaping shall be landscaped to an L-2 general landscaping standard." Section 18.630.090 Landscaping and Screening L-1 standard requires trees spaced between 30 and 40 feet on center, and must be a minimum of 3.5 inches in caliper when planted. Shrubs must provide a 3 foot high screen and a 90 percent opacity within one year. Groundcover plants must fully cover the remainder of landscaped beds within two years. The proposed landscape abutting the only adjacent public street, SW Greenburg Road,is a mix of deciduous (2 inch cal.) and evergreen (7'-8' ht.)trees spaced irregularly an average of 15 feet apart. Shrubs are a mixture of native and ornamental evergreens that will reach mature heights in excess of 3 feet. The 90 percent opacity at the shrub level will be achieved with a six foot high freestanding wall running parallel to SW Greenburg Rd. The front of the wall will be screened with a dense massing of ornamental grasses growing to a height of 18 inches. All ground surfaces in the landscape beds adjacent SW Greenburg Rd will be covered by native evergreen groundcover plant installed at 30 inches on-center. Given the growth rate of the preferred groundcover plant,the beds will be fully covered within two years after planting. Together,the mix of deciduous and evergreen trees,planted more closely than required,in conjunction with the retaining wall, shrubs, grasses and evergreen groundcover meet the L-1 standard for parking lot and public street landscape standard. 18.630.060 Building Design Standards All new buildings constructed in the MUC,MUE and MUR zones within the WSRC shall comply with the following design standards. Variance to these standards may be granted if the criteria found in 18.370.010.C.2, criteria for granting a variance, is satisfied. A. Ground floor windows. 1. Purpose. Blank walls along the street frontage tend to be neglected, and are not pedestrian friendly. Windows help keep"eyes on the street"which promotes safety and security, and can help create a lively street frontage by displaying activities and products within the building. Lighting at night from ground floor windows also adds to the presence of activity and the sense that someone is home. 2. Standard. All street-facing elevations within the building setback(0 to 10 feet)along public streets shall include a minimum of 50%of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level.Up to 50%of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. RESPONSE: The Pavilion will feature just under 50 feet of glazing along its 80' length,and that glazing will run from the finish floor grade to a height of 10'. This exceeds the 50% requirement for glazing found in this Code Section.Details of the Pavilion can be found on Sheet A3.5 in Section C. 53 Jaguar/Land Rover Site Development Review December, 2017 B. Building façades. 1. Purpose. Straight, continuous,unarticulated walls lack interest, character and personality. The standard provides minimum criteria for creating a diverse and interesting streetscape. 2. Standard. Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a) a variation in building materials; (b) a building off- set of at least one foot; (c)a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or(d)by another design features that reflect the building's structural system.No building façade shall extend for more than 300 feet without a pedestrian connection between or through the building. RESPONSE: The street facing façade of the Pavilion features a 2' recess around the glazing which meets the Standard found above as feature(b).Details of the Pavilion elevation can be found on Sheet A3.5 in Section C. C. Weather protection. 1. Purpose.Weather protection is encouraged to create a better year-round pedestrian environment and to provide incentive for people to walk rather than drive. 2. Standard. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. RESPONSE: The main building,which features the Sales Department,will include an entry vestibule which acts as a transition between the exterior environment and the interior of the building. The Pavilion will feature a recessed entry where the doors will be located three feet back from the face of wall above providing a three foot deep by fourteen foot seven in covered area which will provide weather protection.All other doors within the development are not entries, but egress doors. D. Building materials. 1. Purpose. High quality construction and building materials suggest a level of permanence and stature appropriate to a regional center. 2. Standard. Plain concrete block,plain concrete, corrugated metal,plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than two feet. RESPONSE: The main building will feature high quality aluminum clad metal panels. There will also be horizontal trapezoidal steel cladding at the service building/parking structure with painted concrete block with architectural finish ground face Onyx along the rear(west) elevation. E. Roofs and roof lines. 1. Purpose. Roof line systems that blur the line between the roof and the walls of buildings should be avoided. This standard simply states that roofing materials should be used on the 54 Jaguar/Land Rover Site Development Review December, 2017 roof and that wall finish materials should be use on building walls. The premise is that future buildings in the WSRC should have a look of permanence and quality. 2. Standard. Except in the case of a building entrance feature,roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. RESPONSE: The aluminum composite material(ACM)panels will provide a standard parapet at the top of the exterior walls which will tie into single ply roofing. F. Roof-mounted equipment. 1. Purpose. Roof top equipment, if not screened properly, can detract from views of adjacent properties. Also roofs and roof mounted equipment can be the predominant view where buildings are down slope from public streets. 2. Standard. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. RESPONSE: All roof mounted equipment will be screened from view by the standard parapet mentioned above and found in Section C sheet A2.3.0. 18.630.070 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met: 1. Zoning district regulations. Residential only developments within the MUC,MUE and MUR zones shall meet the sign requirements for the R-40 zone, 18.780.130.B;nonresidential developments within the MUC zone shall meet the sign requirements for the commercial zones, 18.780.130.C;nonresidential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130.D and nonresidential development within the MUR zones shall meet the sign requirements of the C-N zone, 18.780.130.E. 2. Sign area limits. The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted. 3. Height limits. The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located.No height increases will be permitted. 4. Sign location. Freestanding signs within the Washington Square regional center shall not be permitted within required L-1 landscape areas. RESPONSE: Signage will be provided around the site and building to meet Jaguar/Land Rover requirements as well as the Development Code standards for area, height and locational regulations. The overall signing plan can be found in Section C as Sheet Bl.Details of the signage plan can be found as Appendix 8 in Section D. Details of how the proposed signage meets the applicable Code sections can be found as Appendix 8 in Section D and also detailed in Code 55 Jaguar/Land Rover Site Development Review December, 2017 section 18.780.130 C. below. 18.630.080 Entry Portals A. Required locations. (Reserved) 18.630.090 Landscaping and Screening Applicable levels. Two levels of landscaping and screening standards are applicable. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other subsections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. A. L-1 parking lot screen. The L-1 standard applies to setbacks on public streets. The L-1 standard is in addition to other standards in other chapters of this title. The setback shall be a minimum of eight feet between the parking lot and a public street. L-1 trees shall be considered parking lot trees and spaced between 30 and 40 feet on center within the setback. All L-1 trees shall be a minimum of 31/2-inch caliper at the time of planting. Shrubs shall be of a variety that will provide a three-foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. RESPONSE: The proposed parking areas are concentrated in the front of the sales and service buildings, and behind the service building, as well as within the parking structure. The parking areas in front of the sales and service buildings will be screened to L-1 standards using a combination of Prunus Laurocerasus (English Laurel) planted 4' on center and a 6 foot tall wall consisting of CMU and wrought iron. The English Laurel will be 15 gallon,which means approximately 5 feet tall at the time of planting, and expected to be 6 feet tall within 1 year. The combination of planting and fencing will provide 90% opacity within a year. The parking areas behind (west) the service building will not be visible from any public street. No parking is being provided within 8 feet of a public street as per the standards of this Code section. L-2 general landscaping. The L-2 standard applies to all other trees and shrubs required by this chapter and Chapter 18.745 (except those required for the L-1 parking lot screen). For trees and shrubs required by Chapter 18.745,the L-2 standard is an additional standard.All L-2 trees shall be 21/2-inch caliper at the time of planting. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. (Ord. 12-09§1) RESPONSE: The general landscape design meets the L-2 standard throughout the remainder of the site using a combination of protected existing trees,new native and ornamental trees, shrubs and groundcover plantings around the perimeter of the project. The landscape treatment along SW Greenburg Rd will consist of a mix of conifer and deciduous trees,shrubs and groundcover plants, a free standing screen wall, and a security fence. The landscape treatment along OR-217 will consist of a mix of conifer and deciduous trees,shrubs and groundcover plants blended with ornamental grass masses. The other edges of the project site will receive broad canopy shade trees and groundcover plantings. The landscape plans can be seen on Sheet L1.1,with details found on Sheet L1.2. 18.630.100 Street and Accessway Standards Functional classifications and street sections. The recommended roadway functional classification map 56 Jaguar/Land Rover Site Development Review December, 2017 and street cross-sections in the Washington Square regional center plan shall govern the improvement and construction of major streets within the Washington Square Regional Center Plan District. RESPONSE: SW Greenburg Road is classified as an Arterial, and is built to the required standards. 18.630.110 Design Evaluation The provisions of Section 18.620.090,Design Evaluation, apply within the Washington Square Regional Center Plan District. Map 18.630.A: Washington Square Regional Center Plan District Boundaries • Washington Square Regional 1� Center Plan District 1I City of Tigard 's.i.fr TR Plan District Boundary '/ ! h1t hTigard Cary Boundary j1 + l 1 '1' ai`a— 1 i %. .r I ':ioncoria:,ar{'t 1 ii‘Lii -:). a- 1 y! , 1e sr:,:rt:r, -1 ris i0 r �(}4? 2 ■ lU 1 y�' �, stir c�c;i�sr si .•.. z1; ? Ca #♦ o, 5 1 C F r 4 2i 1 1 .r 1 X —• • y 1 • 1 tt •• 1 t *N •• 1 w t • 1 • t ! 1 lift= ======♦t1t a 1 ! 1 ♦• 1 1 • (Ord. 13-04 §1) • Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 57 Jaguar/Land Rover Site Development Review December, 2017 18.705.010 Purpose 18.705.020 Applicability of Provisions 18.705.030 General Provisions 18.705.010 Purpose The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures(see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. RESPONSE: The provisions of this chapter do apply, as it involves the construction of new structures. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put,thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the director shall approve, approve with conditions,or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. RESPONSE: The access and egress driveway is addressed within the leases to the users of the access, and this includes provisions for maintenance,which is the responsibility of the property owner,Macerich,Inc.Details can be found as Appendix 9,in Section D. B. Access plan requirements.No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. RESPONSE: The plans submitted as part of this application include a Site Plan(Sheet A1.1) which shows how access is provided to SW Washington Square Road,which is a private road, and has direct access to SW Greenburg Road,which is a public road built to Arterial Road standards. 58 Jaguar/Land Rover Site Development Review December, 2017 The plans submitted as a part of future building permits for the intended use will include proof of access, egress and circulation.Details regarding the submission requirements will be provided by the director. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use;and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city. RESPONSE: The access shown on the Site Plan (Sheet A1.1) shows how the access is shared by the existing Bank of America and The Thirsty Lion Restaurant.All of the land where these uses are located, as well as the subject property, are owned by Macerich,Inc.,the owner of Washington Square.Each of the businesses utilizing the shared access have leases to do so from Macerich,Inc. A copy of the access easement can be found in Section D as Appendix 9. D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. RESPONSE: Access to the proposed development will come from SW Washington Square Road, which is an approved private road, and intersects with SW Greenburg Road,which is a public street.Washington Square Road,which is a private road,is maintained by its owner Macerich, Inc. E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. RESPONSE: No new curb cuts are proposed,as an existing access to SW Washington Square Road will be used. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs,ramps, or elevators of all commercial, institutional, and industrial uses,to the streets which provide the required access and egress.Walkways shall provide convenient connections between buildings in multi-building commercial,institutional, and industrial complexes. Unless impractical,walkways shall be constructed between new and existing developments and neighboring developments. RESPONSE: A walkway is proposed to go from the ground floor entrance of the main building to the Pavilion building, located along the SW Greenburg Road frontage. The walkway provided a convenient connection.Details of the walkway can be seen on Sheet Al.!,found in Section C of this application. 2. Within all attached housing(except two-family dwellings)and multifamily developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities. RESPONSE: No attached housing is proposed by this application, therefore,this Code section 59 Jaguar/Land Rover Site Development Review December, 2017 does not apply. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation(curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes,benches,bicycle racks, and sign posts, and shall be in compliance with ADA standards. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone,brick,other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. RESPONSE: The Site Plan (Sheet A1.1) shows how a walkway is being provided from the main entrance to the proposed building out to SW Washington Square Road, as required by the Code section. The walkway is concrete for the entire distance, and included stamped concrete for the crossing of the driveway. The sidewalk then runs parallel to the access drive from the sliding gate to SW Washington Square Road where the sidewalk is separated from the driving surface by a 6" change in grade between driving surface and sidewalk as shown in spot elevations on The Grading Plan sheet C2. The sidewalk will have curb ramps at each crossing drive lane but the primary sidewalk will be provided with the code required 6"vertical separation. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the commission for review when, in the opinion of the director,the access proposed: a. Would cause or increase existing hazardous traffic conditions;or b. Would provide inadequate access for emergency vehicles;or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. RESPONSE: The proposed development will not result in any of the conditions listed above, which would create inadequate or hazardous access,therefore,the application would not have to go before the Commission for review. For more information regarding traffic,please refer to the Traffic Assessment,prepared by Kittelson and Assoc.,which can be found as Appendix 6 in Section D. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management(NTM)impacts deemed applicable by the city engineer. 60 Jaguar/Land Rover Site Development Review December, 2017 This may include,but will not be limited to,the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single- family and duplex dwellings are exempt from this requirement. RESPONSE: Neither section 2 nor 3 above apply, as we are not proposing single-family nor duplex lots, and we are not proposing any service drives that would require the backward movement or other maneuvering of a vehicle within a street. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the city and AASHTO(depending on jurisdiction of facility). 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage,the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. RESPONSE: The driveway which will provide access to the proposed development is an existing driveway which also provides access to the Bank of America and The Thirsty Lion.And,the same driveway had been used for accessing a restaurant which is now vacant, and a theater,which has been removed. The driveway takes direct access from SW Washington Square Road,which is a private road, and is not classified as a Collector nor Arterial. The driveway is located in excess of 450 feet west of SW Greenburg Road,which exceeds the minimum setback of 150 feet required by this Code section. A Traffic Assessment, provided by Kittelson & Assoc., has been provided, and can be found in Section D as Appendix 6. A conclusion of the Traffic Assessment states, "No access evaluation to address Section 18.705.030(H) of the Tigard Community Development Code is warranted at this time." 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. RESPONSE: As previously mentioned,the existing driveway does not take its access from either a Collector or Arterial,therefore,this Code section does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: The existing driveway is directly opposite a driveway to the north,which provides access to other commercial uses. The closest driveway other than the one opposite it is further than 61 Jaguar/Land Rover Site Development Review December, 2017 150 feet to the west. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' 3-6 1 20' 20' TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Sidewalks, Driveways Required Required Etc. 1-2 1 15' 10' 3-19 1 30' 24'if two-way, 15'if one-way: curbs and 5'walkway required 1 30' 24'if two-way 20-49 or 2 30' 15'if one-way: curbs and 5' walkway required 50-100 2 30' 24'curbs and 5'walkway required 2. Vehicular access to multifamily structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway,ramp, or elevator leading to the dwelling units. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; 62 Jaguar/Land Rover Site Development Review December, 2017 c. The maximum cross slope of a required turnaround is five percent. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet),may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. 6. Where permitted,minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. RESPONSE: The development does not contain a residential use,therefore, this Code section does not apply. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3 TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24'curbs required 2 30' 24'curbs required 100+ or 1 50' 40'curbs required 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. RESPONSE: The required number of parking spaces for this proposed development is 85, therefore,it is only required to have 1 driveway for vehicular access/egress, and that driveway needs to be at least 30 feet wide,with 24 feet of pavement. The Site Plan,found in Section D, as Sheet A1.1,indicates that the main driveway has a pavement width of 28' 4 1/4". K. One-way vehicular access points.Where a proposed parking facility indicates only one-way traffic flow on the site,it shall be accommodated by a specific driveway serving the facility;the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. RESPONSE: The proposed access allows two-way vehicular access,therefore,this Code section does not apply. 63 Jaguar/Land Rover Site Development Review December, 2017 L. Director's authority to restrict access. The director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 1. To provide for increased traffic movement on congested streets and to eliminate turning movement problems,the director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets,upon the finding that the proposed access would: a. Cause or increase existing hazardous traffic conditions;or b. Provide inadequate access for emergency vehicles;or c. Cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. To eliminate the need to use public streets for movements between commercial or industrial properties,parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide for parking area connections; RESPONSE: The access to the proposed development is shared by the Bank and American and the Thirsty Lion, and anyone wishing to move between any of these properties can do so without the need to use public streets. 3. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible,between neighboring developments or land uses; RESPONSE: In the same manner than vehicular circulation is provided to adjacent uses, existing and proposed walkways will allow pedestrians and bicyclists to use access adjacent uses without the need to use public streets. 4. A decision by the director per paragraphs 1-3 of this subsection L may be appealed by means of a Type II procedure, as regulated by Section 18.390.040,using criteria contained in Section 18.370.020.C.3. (Ord. 09-13; Ord. 06-20, Ord. 02-33)■ RESPONSE: The Traffic Assessment,prepared by Kittelson&Assoc., and found in Section D as Appendix 6,does not indicate that any of the concerns listed above will be created as a result of the proposed development.We do not anticipate the need for the Director to restrict access to the subject property for the intended use. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.010 Purpose 18.745.020 Applicability 18.745.030 General Provisions 64 Jaguar/Land Rover Site Development Review December, 2017 18.745.040 Street Tree Standards 18.745.050 Buffering and Screening 18.745.060 Re-vegetation 18.745.010 Purpose The purpose of this chapter is to establish standards for landscaping,buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: A. By requiring the planting of street trees in new developments; B. By using plant materials as a unifying element; C. By using planting materials to define spaces and articulate the uses of specific areas;and D. By using trees and other landscaping materials to mitigate the effects of the sun,wind,noise and lack of privacy by the provision of buffering and screening. (Ord. 12-09§1) RESPONSE: The landscape plan,which can be found in Section C as Sheets L1.0 through L1.4, will show how the use of plant materials will act as a unifying elements and help to define spaces and articulate the uses of specific areas.And,it will also show how the material selected, and the located chosen for those materials,will help to provide screening to mitigate the effect of the sun, wind and noise.In addition, existing landscaping found within the right-of-way of highway 217 will also help to mitigate these same elements. 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, any Type II land use review or any Type III land use review unless otherwise specified in any of the sections below. RESPONSE: This section is applicable,since this application is being reviewed as a Type II land use review. B. When urban forestry plan requirements concurrently apply. When the provisions of Chapter 18.790,Urban Forestry Plan, concurrently apply, any trees required by this chapter shall be included in the urban forestry plan and subject to all of the requirements in Chapter 18.790. RESPONSE: An Urban Forestry Plan has been included as part of this application, and can be found in Section D as Appendix 4. C. Site plan requirements. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. (Ord. 12-09§1) RESPONSE: Landscape plans have been made a part of this application, and can be found in Section C as Sheets L1.0 through L1.4 and IR1.0. 18.745.030 General Provisions 65 Jaguar/Land Rover Site Development Review December, 2017 A. Maintenance responsibility.Unless otherwise provided by the lease agreement,the owner,tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. RESPONSE: The owners of the proposed automobile dealership will be responsible for the maintenance of all of the landscaping proposed as part of this application. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60, 1-2004, and any future revisions);and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. RESPONSE: All of the approved landscaping will be installed using the applicable industry standards and all plant material will meet or exceed the size and grading standards of the American Standards for Nursery Stock. See Section C, Sheets L1.0 through L1.4 for details of the Landscape Plan. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. RESPONSE: The owners of the proposed automobile dealership understand that occupancy will not be allowed until all of the requirements of this chapter have been met, or a bond has been posted. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e.,plants to remain can be shown as protected with fencing);and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. RESPONSE: Care will be taken to protect existing plants which reflect the standards found in this section of the Development Code. E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. (Ord. 12-09§1) RESPONSE: It is understood that all trees used to meet the requirements of this chapter shall be 66 Jaguar/Land Rover Site Development Review December, 2017 subject to all of the applicable tree-related rules and regulations in other chapters of the City of Tigard Municipal Code and Development Code. 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use(Type III), downtown design review(Type II and III),minor land partition(Type II),planned development (Type III), site development review(Type II) and subdivision(Type II and III)permits. RESPONSE: The application is being submitted as a Type II submittal for Site Development Review,therefore, it is subject to the Street Tree Standards of this Code section. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site(in feet)by 40 feet. When the result is a fraction,the minimum number of required street trees shall be determined by rounding to the nearest whole number. RESPONSE: The site has just over 149 feet of frontage on SW Greenburg Road,which requires 4 street trees. The required street trees are shown on Sheet L1.1, and indicate four balled and burlaped 7-8 ft Amelancher Alnifolia (Western Serviceberry). C. Street trees required by this section shall be planted according to the street tree planting standards in the Urban Forestry Manual. RESPONSE: The required street trees are being planted using the standards found on Sheet L1.2, which includes wrapping the trees from the ground to the first branch, using a planting mix of 2/3 native soil and 1/3 top soil/soil conditioner mix and using a bark mulch water basin of approximately 2 1/2" deep. D. Street trees required by this section shall be provided adequate soil volumes according to the street tree soil volume standards in the Urban Forestry Manual. RESPONSE: Street tree volumes can be found within the Urban Forestry Plan (UFP) found as Appendix 4 in Section D. The UFP indicated that 500.25 cubic feet of soil is available for each street tree,which exceeds the Code requirement of 500 cubic feet per tree. E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no more than six feet from the right-of-way according to the street tree planting standards in the Urban Forestry Manual when planting within the right-of-way is not practicable. RESPONSE: All of the required street trees are planted within 6 feet of the right-of-way, as required by this Code section and can be seen on Sheet L1.1. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site 2. The tree would be permitted as a street tree according to the street tree planting and soil 67 Jaguar/Land Rover Site Development Review December, 2017 volume standards in the Urban Forestry Manual if it were newly planted;and 3. The tree is shown as preserved in the tree preservation and removal site plan(per 18.790.030.A.2),tree canopy cover site plan(per 18.790.030.A.3) and supplemental report (per 18.790.030.A.4)of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. RESPONSE: No existing trees are being used to meet the standards of this Code section. In cases where it is not practicable to provide the minimum number of required street trees,the director may allow the applicant to remit payment into the urban forestry fund for tree planting and early establishment in an amount equivalent to the city's cost to plant and maintain a street tree for three years (per the street tree planting standards in the Urban Forestry Manual)for each tree below the minimum required. (Ord. 12-09 §1; Ord.09-13) RESPONSE: All required street trees are being provided, therefore,this Code section does not apply.If it is determined that the streets trees are not being provided in a manner consistent with the standards of this Code section,we understand the Director has the right to request payment into the Urban Forestry Fund. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site,without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way,buffering,but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. RESPONSE: While the uses proposed by this application are permitted uses within the MUC zone,there was a concern expressed at the hearing,which resulting in automobile dealerships being allowed at this location, regarding the visibility of the vehicles stored and displayed on the site. Therefore, a detailed screening plan was requested which would provide a sufficient screening from vehicles, and pedestrians,using SW Greenburg Road adjacent to the subject property. The details of that screening can be seen in the Landscape Plans found in Section C, Sheets L1.0 through L1.4,which also includes two site sections showing specifically how the screening will be effective in providing the requested screening. The screening will screen views of the inventory both on the ground and within the parking structure as shown on the Landscape Plans referenced above. 68 Jaguar/Land Rover Site Development Review December, 2017 B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping.No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the city. 3. A fence,hedge or wall, or any combination of such elements,which are located in any yard is subject to the conditions and requirements of paragraph B.8 and subsection D of this section. RESPONSE: Motorists and pedestrians using SW Greenburg Rd.will be buffered from the development by a mix of landscaping and walls that meet the C3 Buffer Standard described in Table 18.745.2. The landscaping will consist of a mixture of deciduous and evergreen trees spaced an average of 15 ft. on-center and evergreen shrubs that will reach mature heights of 3-7 feet. The proposed 6 ft. tall continuous freestanding CMU wall,which will comply with 18.745.050.B.8 will provide a 100 percent opacity buffer. Details of the CMU wall can be found on Sheet A3.5 in Section C. By providing a 6 foot tall hedge and wall, a driver passing by on SW Greenburg Road or Highway 217 will not be able to see the inventory located within the second level of the parking structure, and the wall provided around the perimeter of the third level will block the view of any vehicles stored on that level. The line of sight from SW Greenburg Road and Highway 217 are shown on Sheet L1.3.1 (Site Sections) and the proposed landscape screening and wall are shown on Sheet L1.1 in Section C. Sheet L1.1 also shows from where the lines of sight are taken. The line of sight to the parking structure are shown as Section D and Section E. Motorists using Highway OR 217 will be buffered from the development by new landscaping that will supplement the existing roadside landscaping growing within the highway right-of-way. The new landscape buffer will consist of a mixture of evergreen and deciduous trees and groundcover plants. Property boundaries on the west and north sides of the development adjoin a common property owner and are not,therefore,subject to these buffer requirements. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition,improvements shall meet the following specifications: a. At least one row of trees shall be planted. Trees shall be chosen from any of the tree lists in the Urban Forestry Manual(except the nuisance tree list)unless otherwise approved by the director and have a minimum caliper of 1-1/2 inches for deciduous trees and a minimum height of six feet for evergreen trees at the time of planting. Spacing for trees shall be as follows: i. Small stature or columnar trees shall be spaced no less than 15 feet on center and no greater than 20 feet on center. ii. Medium stature trees shall be spaced no less than 20 feet on center and no greater than 69 Jaguar/Land Rover Site Development Review December, 2017 30 feet on center. iii. Large stature trees shall be spaced no less than 30 feet on center and no greater than 40 feet on center. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area. c. The remaining area shall be planted in lawn or other living ground cover. RESPONSE: As mentioned previously,buffering is not required, as the subject property is within the same zone as all abutting properties.And, as mentioned above,the required screening is being provided. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four- foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover;or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795. 7. When the use to be screened is downhill from the adjoining zone or use,the prescribed heights of required fences,walls,or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six-foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval. 8. Fences and walls. a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the director; b. Such fence or wall construction shall be in compliance with other city regulations; c. Walls shall be a minimum of six inches thick;and d. Chain link fences with slats shall qualify for screening; however, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 70 Jaguar/Land Rover Site Development Review December, 2017 9. Hedges. a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in subparagraphs C.2.a and C.2.b of this section; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view;and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. RESPONSE: The screening south of the Pavilion will consist of a combination of Pacific Northwest native and ornamental deciduous (2 inch cal.) shade and conifer(5—6 ft. height)trees, evergreen shrubs (3—6 ft. mature height) and evergreen groundcover plants, a continuous free standing CMU block wall 6 ft. height, and masses of ornamental grasses added for color and aesthetic diversity. The proposed combination of multi-layered landscaping and freestanding wall meet both the L-1 screening and C-3 buffer standards required along SW Greenburg Road. Details of the CMU wall can be found on Sheet A3.5 in Section C. Behind the wall and landscape screen south of the jewel case display building, a security fence will be constructed. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in paragraph 2 of this subsection C except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects. 2. Fences or walls. a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795. 4. All fences or walls greater than six feet in height shall be subject to building permit approval. RESPONSE: No fences nor walls are being proposed that would exceed the height limitations or setback requirements of this Code section. There are no setbacks required within the MUC zoning district unless it is adjacent to a residential zoning district. The subject property is not adjacent to a residential zoning district, therefore,there is not a maximum height for any fence or walls. However, any fence or wall greater than 6 feet will need a building permit.As previously 71 Jaguar/Land Rover Site Development Review December, 2017 mentioned,we are proposing a 6 foot high CMU wall, for which we will obtain the required building permit prior to construction. See Sheet A3.5, in Section C,for details of the wall. D. Height restrictions. 1. The prescribed heights of required fences,walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade,the height of fences,walls or landscaping required to screen such areas or space shall be measured from the level of such improvements. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. RESPONSE: All fencing,wall and landscaping has been measured from the actual(proposed) adjoining level of finished grade, and will meet the limitations imposed by this Code section. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. In no cases shall nonconforming screening of parking and loading areas (i.e., nonconforming situation) be permitted to become any less conforming. Nonconforming screening of parking and loading areas shall be brought into conformance with the provisions of this chapter as part of the approval process for conditional use (Type III), downtown design review (Type II and III), planned development (Type III), and site development review (Type II) permits only. The specifications for this screening are as follows: i. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view.These design features may include the use of landscaped berms, decorative walls and raised planters; ii. Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; iii. Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; iv. All parking areas, including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the parking area in accordance with the parking lot tree canopy standards in the Urban Forestry Manual. RESPONSE: The screening south of the Pavilion will consist of a combination of Pacific Northwest native shade trees, shrubs and groundcover plants, a continuous free standing CMU block wall 6 ft. height, and masses of ornamental grasses added for color and textural diversity. Behind the wall and landscape screen south of the jewel case display building, a security fence will be constructed. This combination of wall,landscaping and fencing will provide the screening required from SW Greenburg Road.In addition,we have provided a minimum of 30% tree 72 Jaguar/Land Rover Site Development Review December, 2017 canopy over all parking spaces which are not being provided within the structure. See Sheets L1.0 and L1.1 for details of the trees cover within the parking areas. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. 3. Screening of swimming pools.All swimming pools shall be enclosed as required by the state building code. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area,or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence,masonry wall or evergreen hedge. All refuse shall be contained within the screened area. RESPONSE: The only items found within subsections 2-4 above that is being provided as part of this proposal is a refuse container,which is being screened by a low CMU wall which screens it from the parking area as well as from the abutting properties. F. Buffer matrix. 1. The buffer matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts. 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040,using approval criteria in Section 18.370.010. (Ord. 12-09 §1; Ord. 09-13; Ord.02-33. RESPONSE: Property boundaries facing adjacent land owners will receive buffer landscaping, walls and treatment that meet the C-3 standard described in Table 18.745.2.The MUC zone is not described in Table 18.745.1. 18.745.60 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. RESPONSE: Much,if not all,of the subject property has been landscaped as a result of previous development.However,the size of some of the existing vegetation might mean that it was natural, rather than planted.Any of the vegetation that might be considered natural is being removed to be occupied by the proposed sales and service building,therefore,this Code section does not apply. 73 Jaguar/Land Rover Site Development Review December, 2017 B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway;and 1. Such storage shall be located consistent with an approved urban forestry plan per Chapter 18.790 or outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved urban forestry plan;and 2. After completion of such grading,the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass,barley, or other seed with equivalent germination rates,and: 1. Where lawn or turf grass is to be established,lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; 2. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; 3. Plant materials are to be watered at intervals sufficient to ensure survival and growth;and 4. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. (Ord. 12-09 §1) RESPONSE:As mentioned above,in the previous response,this Code section does not apply. However,the preparation and methods found in this subsection are being used in preparing and planting the material proposed by the Landscape Plan.No lawn nor turf is being proposed. An automatic irrigation system will be installed and programmed to provide water sufficient to assure the survival and growth of the plant materials. Native plants have been used wherever possible. 74 Jaguar/Land Rover Site Development Review December, 2017 Table 18.745.1: Buffer Matrix Single Units, Attached Single Attached Single Mobile Commercial Neighborhood Mixed Use Light Heavy Parking Lots Detached; Units and Units and Home Zones Commercial Employment Industrial Industrial Manufactured Multifamily,1-5 Multifamily,5+ Parks (CC,CG,CP) Zone(CN) Zones Zones(IH) 4 to 50 50+ Existing/Abutting Use Units Units;Duplexes Units (IP,IL) spaces spaces Detached Single Units;Manufactured Units -- A C C D C C E F C D Attached Single Units and Multifamily, A -- B C D C C E F C D 1-5 Units,Duplexes Attached Single Units and Multifamily, A A -- C D C C E F C D 5+Units Mobile Home Parks A A B D C C E F C D Commercial Zones(CC,CG,CP) C C C C -- A A D D -- Neighborhood Commercial Zone(CN) C C C C A -- A D D -- Mixed Use Employment Zone(MUE) C C C C A A -- D D -- Light Industrial Zones(IP,IL) D D D D A A A -- D -- -- Heavy Industrial Zone(IH) D D D D D D D D -- -- Parking Lots C C C C -- -- -- -- -- -- Arterial Streets A A A A -- -- -- A D -- -- Proposed Use Note 1: See Table 18.745.2 for alternative combinations for meeting these screeningrequirements. Note 2: For projects within the MU-CBD zone,the following buffering is required: A.Proposed parking lots must have a buffer to level"C"(parking lots abutting parking lots do not need a buffer). B. Proposed uses in the MU-CBD zone that abut a residential zone must have a buffer to level"C."(Ord.10-02§2 75 Jaguar/Land Rover Site Development Review December, 2017 Table 18.745.2 Buffer Combinations for Landscaping and Screening1'2 Trees Width (per linear feet of Shrubs or Options (feet) buffer) _ Groundcover Screening A -- 10 -- Lawn/living -- groundcover B -- 10 15'min/40'max spacing Lawn/living groundcover 1 10 Shrubs 4'hedges C 2 8 15'min/40'max spacing Shrubs 5'fence 3 6 Shrubs 6'wall 1 20 Shrubs 6'hedge D 2 15 15'min/40'max spacing Shrubs 6'fence 3 10 Shrubs 6'wall 1 30 15'min/40'max spacing Shrubs 6'hedge or fence E 2 25 Shrubs 5'earthen berm or wall F -- 40 15'min/40'max spacing Shrubs 6'hedge, fence,wall or berm Lx w,I a:..o . Y6,6e, /1111 1 S ,. a � I1 . _,, t 4 1�` 4" 0 Wi a n .., . , . 4 =#.., :k --row:-6664, !reIf P t.-5 `r"3F4 °'. 4 w o t¢uuer{ �c 4Jf11 4 , [�Yul� ' .a cd `7:4 y f` l-. W Nk .ye I fist '-' TYYf.A F '5r4/4 0 errY.6h lik 64.1* ,-'2 ,A H4 {}{� 4{�Yybs� V �. _�t 4hrcvbh ?;:. ,-' s 4n ,x " 1�.G? •�3.1 �.�MJir r ` 1� 'Crena (iradh -i-,,u4V},110 ar al -rims?) vJ,al'4 I wl..i kr ...,4 y�. 4 .v,. e"SF. '14 � 4hrulnY ' t 1' c b' ii66 1 'i 'Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in 18.745.050.A.2. 2 Spacing of trees depends on stature;see 18.745.050.B.4. (Ord. 12-09 §1) ■ 76 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: As previously mentioned,buffering is not required as part of this development, as the subject property is zones Mixed Use Employments(MUC) as is all abutting properties. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability 18.755.020 Definitions 18.755.030 Materials Accepted 18.755.040 Methods of Demonstrating Compliance 18.755.050 Location,Design and Access Standards for Storage Areas 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source- separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and nonresidential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. RESPONSE: The applicant is aware that they will be subject to the standards of this Code section. 18.755.020 Definitions The following definitions apply to regulations governing the storage of solid waste and recyclable material contained in this chapter exclusively. A. "Mixed solid waste"means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; B. "Source-separated recyclable"means, at a minimum,recyclable materials designated"principle recyclable materials"by the State Environmental Quality Commission under ORS 495.025,with the exception of yard debris. Currently these materials include newspaper, ferrous and non-ferrous scrap metal,used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; C. "Storage area"means the space necessary to store mixed solid waste and source-separated recyclable that accumulate between collection days; D. "Multi-unit residential building"means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; E. "Nonresidential building"means a structure that is used for any nonresidential function, including but not limited to office,retail wholesale/warehouse/industrial and institutional uses. 77 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: The applicant has read the definitions above and understands how they apply to meeting the standards found within this Code section. 18.755.030 Materials Accepted Except as provided for in 18.755.040.G and I,the storage area must be able to accept at least all "principle recyclable materials"designated by the Oregon Environmental Quality Commission and other source-separated recyclable the local government identifies by regulation. 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan;or 4. Franchised hauler review and sign-off. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050,Location,Design and Access Standards, except as provided in 18.755.040.G; 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum standards method. 1. Description of method. This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method. This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; 3. Application requirements and review procedure. The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; 4. General requirements. a. The storage area requirement is based on the predominant use(s)of the building, (i.e.,residential, office,retail,wholesale/warehouse/manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20%or less of the floor area of the building,the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building 78 Jaguar/Land Rover Site Development Review December,2017 has more than one of the uses listed herein and that use occupies more than 20%of the floor area of the building,then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. c. The specific requirements are based on an assumed storage height of four feet for solid waste/recyclable. Vertical storage higher than four feet but no higher than seven feet may be used to accommodate the same volume of storage in a reduced floor space(potential reduction of 43%of specific requirements). Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. 5. Specific requirements. a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than 10 residential units shall provide an additional five square feet per unit for each unit above 10. b. Nonresidential buildings shall provide a minimum storage area of 10 square feet,plus: i. Office: four square feet/1,000 square feet gross floor area(GFA). ii. Retail: 10 square feet/1,000 square feet GFA. iii. Industrial: six square feet/1,000 square feet GFA. iv. Institutional: four square feet/1,000 square feet GFA. v. Other: four square feet/1,000 square feet GFA. D. Waste assessment method. 1. Description of method. The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building; 2. Typical application of method. This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated; 3. Application requirements and review procedures. a. A pre-conference with the solid waste coordinator/plan check staff is required if the waste assessment method is proposed. The applicant shall obtain a waste assessment form from the local jurisdiction; b. The form shall be used to estimate the volumes of source separated recyclable/mixed solid waste generated. From this information,the applicant can design a specific management, storage and collection system. Techniques such as a compactor or cardboard baler may be implemented to minimize the square footage of the site which must be set aside for a 79 Jaguar/Land Rover Site Development Review December,2017 storage area; c. The waste assessment form shall be completed and submitted with site plans required by the local jurisdiction. The plans must identify the size and location of interior or exterior storage area(s), specialized equipment, collection schedule, and other features required to accommodate the volumes projected in the waste assessment. The solid waste coordinator for the local jurisdiction shall review and approve the waste assessment as part of the site plan or development review process 4. Specific requirement. The application shall demonstrate that the mixed solid waste and recyclable volumes expected to be generated can be stored in less space than is required by the minimum standards method. E. Comprehensive recycling plan method. 1. Description of method. The comprehensive recycling plan method is most appropriate when an applicant has independently developed a comprehensive recycling plan that addresses materials collection and storage for the proposed use; 2. Typical application of method. This method can be used when a comprehensive recycling plan has been developed for a specific facility. It is most suited to large nonresidential uses such as hospitals, schools and industrial facilities. The comprehensive recycling plan method can be used for new construction or expansion that is subject to full Site Development Review,as governed by Chapter 18.360; 3. Application requirements and review procedure. The comprehensive recycling plan shall be submitted to the local solid waste coordinator at the same time site plans are submitted for site plan review. The applicant shall submit plans and text that show how mixed solid waste and recyclable generated by the proposed development will be served under a comprehensive recycling plan. The location, design and access standards set forth in 18.755.050 are applicable to new storage areas only. F. Franchised hauler review method. 1. Applicability. The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development, once it is constructed; 2. Description of method. This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; 3. Typical application of method. This method is to be used when there are unique conditions associated with the site,use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program(e.g., types of equipment, frequency of collection)to the unique characteristic(s)of the site or development. The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off-street parking requirements of the underlying zone; 80 Jaguar/Land Rover Site Development Review December,2017 b. The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; c. The proposed use will generate unique wastes that can be stacked, folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by subsection C.5.b of this section 4. Application requirements and review procedure. The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building.A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s)required to accommodate anticipated volumes shall be submitted for site development review, as governed by Chapter 18.360. Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency,which will keep the storage area from exceeding its capacity. RESPONSE: We are utilizing the Minimum Standard Method, and utilizing Section 18.755.040 C. 5.B.v.which requires 4 square feet of storage for each 1000 square feet of Gross Floor Area. Based on having 65,669 square feet,excluding the parking structure,we are required to have 263 square feet, and we are providing 269 square feet of storage space for the recycling. 18.755.050 Location,Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in Section 18.755.040. B. Location standards. 1. To encourage its use,the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste. 2. Indoor and outdoor storage areas shall comply with uniform building and fire code requirements. 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations. 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street. 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users. 6. Exterior storage areas can be located in a parking area,if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in subsection C, design standards. 81 Jaguar/Land Rover Site Development Review December,2017 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. RESPONSE: The location for the Mixed Solid Waste and Recycling is in the very Northwest corner of the property,and will be within CMU enclosure with 6' high walls.This location meets all of the locational standards found in this Code Section. See Sheet Al.! in Section C to see the location of the enclosure,and Sheet A3.5 for details regarding the construction of the enclosure. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection. 2. Storage containers shall meet uniform fire code standards and be made and covered with waterproof materials or situated in a covered area. 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position. 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. RESPONSE: The design of the Mixed Solid Waste Recycling storage area meets the requirements of this Code Section,by meeting the dimensional and enclosure requirements of this Code section. Details can be found in Section C on sheet A1.2. D. Access standards. 1. Access to storage areas can be limited for security reasons;however,the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service. 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered. 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. • RESPONSE: The location selected for the Mixed Solid Waste Recycling storage area meets the access standards of this Code Section.Access is available to the storage area with minimal maneuvering,and at all hours of the day. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 82 Jaguar/Land Rover Site Development Review December,2017 18.765.010 Purpose 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.060 Parking Structure Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. RESPONSE: The proposed site and building plans shows that adequate vehicular parking is being provided in close proximity for both customers and employees. This can be seen in the Site Plan, found in Section C, as Sheet A1.1. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. RESPONSE: The required parking is being provided in locations which provide adequate capacity and appropriately located and designed to minimize any hazardous conditions on site and at access points.All of the parking spaces are designed to meet the Code standards.Details of the parking design can be found on Sheets A1.1 and A2.3.0. 18.765.20 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off- street vehicle parking will be provided in accordance with Section 18.765.070. RESPONSE: Off-street parking is being provided in accordance with Section 18.765.070 of the Tigard Development Code. See Sheet A2.3.0 for details. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title,the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on- site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in Section 18.765.070,the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. RESPONSE: The proposed Jaguar/Land Rover dealership is not considered an expansion of an existing use,as all existing buildings are being removed and new structures are proposed. 83 Jaguar/Land Rover Site Development Review December,2017 Therefore,this section does not apply. C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070,the following provisions shall apply: 1. If the parking requirements for each use are the same,no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use,the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. RESPONSE: The proposed development is new,and will not be using the existing structure on the property,therefore,this Code section does not apply. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,the director shall approve, approve with conditions,or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. RESPONSE: The proposed development is subject to Site Development Review,therefore,this Code section does not apply, E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title. 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents,patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. RESPONSE: All of the required parking will be available only to the employees and customers of the proposed automobile dealership, and will not be used for the storage of vehicles or materials that 84 Jaguar/Land Rover Site Development Review December,2017 has been provided for those purposes elsewhere on the property. 18.765.030 General Provisions A. Vehicle parking plan requirements.No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The director shall provide the applicant with detailed information about this submission requirement. RESPONSE: The plans submitted as part of this application (Sheet A1.1 of Section C), and found in Section C,provide scaled plans sufficient to indicate adequate access, egress and circulation for the required parking. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve,measured along the most direct,publicly accessible pedestrian route from the property line with the following exceptions: a. Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: i. Disabled-accessible spaces, ii. Short-term spaces, iii. Long-term preferential carpool and vanpool spaces, iv. Long-term spaces. RESPONSE: All required parking will be provided on-site, as indicated on the plans found in Section C as Exhibit A1.1 C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est)use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change,the requirements of this title thereafter apply to each separately. 85 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: There will not be joint parking provided,therefore,this Code section does not apply. D. Parking in mixed-use and multiple-tenant projects. In commercial mixed-use and multiple-tenant projects,the required minimum vehicle parking shall be determined using the following formula: 1. Primary use, i.e.,that with the largest proportion of total floor area within the development, at 100%of the minimum vehicle parking required for that use(s)in Section 18.765.060; 2. Secondary use,i.e.,that with the second largest percentage of total floor area within the development, at 85%of the vehicle parking required for that use(s) in Section 18.765.060; 3. Tertiary use at 70%of the vehicle parking required for that use(s) in Section 18.765.060; 4. All other uses at 60%of the vehicle parking required for that use(s)in Section 18.765.060. RESPONSE: The proposed development does involve a mixed use,which includes motor vehicle Sales/Rental and motor vehicle Servicing/Repair.The Primary use,with 38,576 square feet,is Motor Vehicle Sales/Rental,which would require 39 parking spaces. The Secondary Use,which is Motor Vehicle Servicing/Repairs,with 27,093 square feet,would normally require 55 parking spaces,but can be reduced to 46 spaces,for a total parking requirement of 85 spaces. E. Visitor parking in multifamily residential developments. Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. RESPONSE: This application does not include multifamily residential development,therefore,this Code section does not apply. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least five percent of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7 a.m. and 5:30 p.m. Monday through Friday G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the state building code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. RESPONSE: The required number of Disabled-accessible parking spaces will be provided, and is shown on the Site Plan,which can be found in Section C,Sheet A1.1,which indicates 4 Disabled- accessible parking spaces are being provided. H. DEQ indirect source construction permit.All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality(DEQ)to: 86 Jaguar/Land Rover Site Development Review December,2017 1. Acquire an indirect source construction permit; 2. Investigate the feasibility of installing oil and grease separators. (Ord. 13-07 §1; Ord. 09-13; Ord. 02-13) RESPONSE: Since the structure intended for the parking as well as storage,of vehicles contains two or more levels,it will be required to submit for an indirect source construction permit from DEQ. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. RESPONSE: The applicant is aware of the maintenance requirement for parking lots,and will abide by these standards. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter 18.705,Access,Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained;and 6. Excluding single-family and duplex residences, except as provided by 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. RESPONSE: The parking proposed as part of this application will not have direct access to a public street,therefore,this Code section does not apply. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. RESPONSE: The proposed development does not include either a school or other meeting place, therefore,this Code section does not apply. D. On-site vehicle stacking for drive-in use. 87 Jaguar/Land Rover Site Development Review December,2017 1. All uses providing drive-in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. TABLE 18.765.1 STACKING LANE REQUIREMENTS FOR USES WITH DRIVE-IN WINDOWS Use Reservoir Requirement Drive-in banks 150 feet/service terminal Automated teller 50 feet/service terminal machines Drive-up telephones 50 feet Drive-in cleaners,repair services 50 feet Drive-in restaurants 200 feet Drive-in theaters 200 feet Gasoline service 75 feet between curb cut and nearest pump Mechanical car washes 75 feet/washing unit Parking facilities: -Free flow entry 25 feet/entry driveway -Ticket dispense entry 50 feet/entry driveway -Manual ticket dispensing 100 feet/entry driveway -Attendant parking 100 feet 2. The director may reduce the length of the inbound stacking lane by means of an adjustment to be reviewed through a Type I procedure, as governed by Section 18.390.030,using approval criteria contained in 18.370.020.C.7.g. 3. Stacking lanes must be designed so that they do not interfere with parking and vehicle, pedestrian and bicycle circulation. Stacking lanes for the purpose of selling food must provide at least one clearly marked parking space per service window for the use of vehicles waiting for an order to be filled. RESPONSE: A mechanical car wash is being proposed along the west side of the parking structure. See Sheets A1.1 and L1.1 for exact location. The car wash is not for the general public, but is to be used for those customers at the facility for the servicing of their vehicles who wish to have that service provided.And, the car wash is located in an area to be used for employee parking rather than customer parking,which is provided to the east of the parking structure.A distance of approximately 45 feet is provided at the entrance to the car wash for stacking,which is less than the required 75 feet found in Table 18.765.1 above. The car wash is in an area of the development where pedestrian and bicycle traffic will be at a minimum. E. Curb cuts. Curb cuts shall be in accordance with 18.810.030.N. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation,the property owner shall install a wall,railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. RESPONSE: The proposed development does not contain a curb cut, as it will be utilizing an 88 Jaguar/Land Rover Site Development Review December,2017 existing vehicle access that is provided to SW Washington Square Road.As mentioned previously, the walkway,which is shown on Sheet A1.1,runs directly from SW Washington Square Road, and goes directly to the main entrance of the business. The 6 foot wide walkway is concrete,with the crossing being stamped concrete. The landscaping is shown on sheets L1.0 and L1.1, and shows the landscaping within the parking areas,which are along the western edge of the property, as well as along the eastern edge of the parking structure.As previously determined by the City of Tigard,the area where the vehicles are stored and displayed,is not considered parking, and thus,is not subject to the standards of this Code section. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in paragraphs 3 and 4 of this subsection H, all areas used for the parking or storage or maneuvering of any vehicle,boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well- drained. 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained. RESPONSE: The parking space surfacing will be constructed with asphalt or concrete. 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The director may require that the property owner enter into an agreement to pave the parking area: (a)within a specified period of time after establishment of the parking area; or(b) if there is a change in the types or weights of vehicles utilizing the parking area; or (c)if there is evidence of adverse effects upon adjacent roadways,water courses, or properties. Such an agreement shall be executed as a condition of approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially-zoned or residentially-developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way;and d. A driveway which connects a gravel parking area with any public street shall be paved; and RESPONSE: No fleet vehicles nor construction vehicles will be parked on the property, therefore, this Code section does not apply. 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel-surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the temporary use application per the 89 Jaguar/Land Rover Site Development Review December,2017 requirements of Section 18.385.050, b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed,and c. Approval of the gravel-surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. RESPONSE: The intended use will not be a temporary use,therefore,this Code section does not apply. I. Parking lot striping_ 1. Except for single-family and duplex residences, any area intended to be used to meet the off- street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the city engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. RESPONSE: All areas used as parking spaces will be clearly marked as to the direction of flow and signed for pedestrian safety.At this time,no parking spaces are proposed along the boundary of the property,so no wheel stops are proposed. For parking areas elsewhere,wheel stops will be used in front of the building to help protect proposed landscaping. The areas used for parking spaces and circulation, as well as vehicle storage and display,will be engineered to provide drainage as to not allow ponding to occur. See the Grading Plan,which can be found on Sheets C2 and C2.1 in Section C. L. Lighting.A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. RESPONSE: The proposed development is not adjacent to a residential district,therefore,this Code section does not apply, M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. N. Space and aisle dimensions. (Figure 18.765.1) 90 Jaguar/Land Rover Site Development Review December,2017 FIGURE 18.765.1 OFF-STREET SURFACE PARKING MATRIX Required Space and Aisle Dimensions in Feet COMPACT STANDARD A B C D E F G B C D E F G 7.50 15.5 13.0 10.61 44.0 2.0 8.5 17.5 13.0 12.0 48.0 2.0 7.75 15.5 12.0 10.96 43.0 2.0 9.0 17.5 12.0 12.7 47.2 2.0 45° 7.75 15.5 11.0 10.96 42.0 2.0 9.5 17.5 11.0 13.4 46.0 2.0 8.00 15.5 11.0 11.32 42.0 2.0 10.0 17.5 11.0 14.1 46.0 2.0 7.50 17.0 18.0 8.62 48.0 2.5 8.5 19.0 18.0 9.80 56.0 2.5 7.75 17.0 16.0 9.01 46.0 2.5 9.0 19.0 16.0 10.4 54.0 2.5 60° 7.75 17.0 15.0 9.01 54.0 2.5 9.5 19.0 15.0 11.0 53.0 2.5 8.00 17.0 14.0 9.20 44.0 2.5 10.0 19.0 14.0 11.6 52.0 2.5 7.50 17.5 25.5 7.73 60.5 2.5 8.5 19.5 25.5 8.80 64.0 2.5 7.75 17.5 23.0 7.99 58.0 2.5 9.0 19.5 23.0 9.30 62.0 2.5 75° 7.75 17.5 22.0 7.99 57.0 2.5 9.5 19.5 22.0 9.80 61.0 2.5 8.00 17.5 21.0 8.25 56.0 2.5 10.0 19.5 21.0 10.3 60.0 2.5 7.50 16.5 28.0 7.50 61.0 3.0 8.5 18.5 28.0 8.50 65.0 3.0 7.75 16.5 26.0 7.75 60.0 3.0 9.0 18.5 26.0 9.00 63.0 3.0 90° 7.75 16.5 25.0 7.75 59.0 3.0 9.5 18.5 25.0 9.50 62.0 3.0 8.00 16.5 24.0 8.00 58.0 3.0 10.0 18.5 24.0 10.0 61.0 3.0 Stall width dimensions may be distributed as follows: 50%standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. A A Parking Angle A B Stall Width E-I • C Stall Depth(no bumper overhang) F p D Aisle Width Between Stall Lines(5) . \T E Stall Width Parallel to Aisle c F Module Width(no bumper overhang) G Bumper Overhang G 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2,the minimum dimensions for parking spaces are: a. 8.5'x 18.5' fora standard space; b. 7.5' x 16.5' fora compact space;and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; 91 Jaguar/Land Rover Site Development Review December,2017 d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 3. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. RESPONSE: All required parking spaces and aisles have been designed to meet the standards of this Code section. Sheets A1.2 and A1.3 show details of the at-grade parking. 92 Jaguar/Land Rover Site Development Review December,2017 FIGURE 18.7612 PARKING STRUCTURE MATRIX Required Space and Aisle Dimensions in Feet COMPACT Interlock Vehicle Angle Reduction Overhang Projection Width Module Widths A B C D E F G H I J 45° 2.0 1.41 15.25 11.5 26.75 42.0 40.0 38.0 39.16 60° 1.41 1.75 16.08 13.33 29.66 46.0 44.58 43.16 42.5 750 0.75 1.91 16.5 16.0 32.5 49.0 48.25 47.5 45.16 90° 0.0 2.0 15.5 20.0 35.5 51.0 51.0 51.0 47.0 STANDARDS Interlock Vehicle Angle Reduction Overhang Projection Width Module Widths A B C D E F G H I J 45° 2.4 2.08 18.0 13.0 31.0 49.0 46.66 46.33 44.83 60° 1.66 2.58 19.5 16.0 35.5 55.0 51.33 51.66 49.16 750 0.83 2.91 19.75 20.0 39.75 59.5 58.66 57.83 53.66 90° 0.0 3.0 18.66 24.66 43.33 62.0 62.0 62.0 56.0 A Parking angle • F B Interlock reduction SL C Overhang clearance ,;� D Projected vehicle length • measured perpendicular to aisle fA _,. E Aisle width F Parking module width(wall to r� . 410 wall),single loaded aisle .{' E �t G Parking module width(wall toiiii,M wall),double loaded aisle I►. H Parking module width(wall to interlock),double loaded aisle . e 1 Parking module width(interlock to interlock),double loaded aisle ..a11 ' J Parking module width(curb to - curb),double loaded aisle SL Stall Length SW Stall Width WP Stall width parallel to aisle ti (Ord. 09-13; Ord. 06-20) RESPONSE: Those required parking spaces,which are being provided within the proposed parking structure,will meet the requirements of this Code section. The spaces being provided within the 93 Jaguar/Land Rover Site Development Review December,2017 structure are show on sheet A2.3.0 and indicate that the parking spaces will be a minimum of 18 feet deep, and 8.5 feet wide.Also,the drive aisles will be a minimum of 24' 8 1/8"wide. Signage will be provided to direct anyone interested in bicycle parking that the parking is located within the structure.Details of the signage will be provided prior to occupancy, and a permit for the signage will be requested. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. RESPONSE: The required number of bicycle parking spaces is 13 based on .02% of 65,669 total square feet within the proposed building.All of the bicycle parking is within the main building, and can be seen on Sheet A1.3 and called out as item 41 in the Keynotes. B. Covered parking spaces. 1. When possible,bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case,the uncovered bicycle parking may be provided closer to the building entrance. RESPONSE: Bicycle parking is to be provided within the covered Service area and within the required 100 feet of the primary building entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term(employee)parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least two and one-half feet by six feet long, and,when covered,with a vertical clearance of seven feet.An access aisle at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 94 Jaguar/Land Rover Site Development Review December,2017 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased.At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. RESPONSE: All required bicycle parking will be provided by wall mounted racks which allow 2.5' by 6' per bicycle and will provide access without the need to move other bicycles. The location of the bicycle parking is shown on Sheet A1.3 as Keynote#41. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material,i.e., pavers, asphalt, concrete,other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in 18.765.070.11. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in 18.370.020.C.5.e. RESPONSE: As mentioned previously, all bicycle parking will be provided indoors on a hard surface. The required number of bicycle parking spaces is 13,which is the number of spaces provided.Details of the bicycle parking can be found on sheet A1.3 as Keynote#41. 18.765.060 Parking Structure Design Standards A. Ground-floor windows/wall openings. All parking structures shall provide ground floor windows or wall openings along the street frontages. Blank walls are prohibited.Any wall facing the street shall contain windows, doors or display areas equal to at least 20%of the ground floor wall area facing the street excluding those portions of the face(s)devoted to driveway entrances and exits, stairwells, elevators, and centralized payment booths. Required windows shall have a sill no more than four feet above grade. Where the interior floor level prohibits such placement,the sill may be raised to allow it to be no more than two feet above finished floor wall up to a maximum sill height of six feet above grade. B. Exit warning bell. A warning bell or other signal must be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided. C. Other standards. Parking structures must comply with all standards of the State Building Code as it pertains to structural design,ventilation, lighting and fire/safety requirements and disabled accessibility. D. Parking layout and internal circulation. The layout of parking within a parking structure shall be subject to the requirements contained in Figure 18.765.2. An applicant may request approval of an alternative layout and internal circulation by means of a Type II adjustment, as governed in Section 18.370.010,using the approval criteria in 18.370.020.C.5.f. 95 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: The ground floor of the structure that will provide parking, storage of vehicles and the vehicle service department, and does not provide ground floor windows and opening, other than those needed to allow access to the vehicle service area,which is located on the ground floor. The second lever,where additional parking is located,does contain windows and wall openings meeting the requirements of this Code section, as show on sheet A3.4. The exit from the structure does not cross a public sidewalk,therefore,there is not a requirement to install an exit warning bell. The details of the parking layout within the structure are found on sheet A2.3.0 as mentioned previously. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The director may rule that a use,not specifically listed in subsection H of this section, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the director's decision be rendered in writing, it shall constitute a director's interpretation, as governed by Chapter 18.340. 2. The director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. RESPONSE: The intended uses are found as listed uses,in subsection H,therefore,this Code section does not apply. B. Choice of parking requirements.When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made,the use which requires the greater number of parking spaces shall govern. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in subsection H of this section: 1. Fractions. Fractional space requirements shall be counted as a whole space. 2. Employees.Where employees are specified for the purpose of determining the minimum vehicle parking spaces required,the employees counted are those who work on the premises during the largest shift at the peak season. 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required,the students counted are those who are on the campus during the peak period of the day during a typical school term. 4. Space.Unless otherwise specified,where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. RESPONSE: In figuring out the number of required parking spaces we utilized the total square footage of the buildings and used both the square footage of the building to be used for motor 96 Jaguar/Land Rover Site Development Review December,2017 vehicle sales as well as that amount to be used for motor vehicle servicing and repair.The amount of bicycle parking was based on the total amount of space used for both motor vehicles sales, servicing and repairs. The square footage of the buildings utilized the standards found in Subsection 4 of this Code section. D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in subsection H of this section: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except;religious institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way. b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably; e.g.,the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage. RESPONSE: There is no on-street parking nor fleet parking figured into our parking numbers, so we do not qualify for and exclusions to the minimum parking requirements. E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking allowed as regulated by Section 18.765.080.H,the following exception shall apply: 1. The following types of parking shall not be included: a. Parking contained in a parking structure either incorporated into a building or freestanding; b. Market-rate paid parking; c. Designated carpool and/or vanpool spaces; d. Designated disabled-accessible parking spaces; e. Fleet parking. 2. If application of the maximum parking standard would result in less than six parking spaces for a development with less than 1,000 gross square feet of floor area,the development shall be allowed up to six parking spaces. If application of the maximum parking standard would result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross square feet,the development will be allowed up to 10 vehicle parking spaces. RESPONSE: We are not requesting an exception to the maximum parking standards,therefore,this Code section does not apply. The maximum amount of parking allowed within Zone A would be 112 space and within Zone B 144 spaces.We are providing 85 spaces,which is less than the maximum allowed spaces within either Zone. There is no limit for the maximum number of bicycle parking 97 Jaguar/Land Rover Site Development Review December,2017 spaces in either zone. Therefore,we do not exceed the maximum number of space, and are not requiring an exception to exceed the maximum number of spaces for vehicle. The maximum number of spaces allowed is from Table 18.765.2. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: 1. The director may reduce off-street vehicle parking spaces per subsection H of this section by up to 20%in new developments for the incorporation of transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented developments and other transit-related development through a Type II procedure,as governed by Section 18.390.040,using approval criteria contained in 18.370.020.C.7.b.Applicants who qualify for this adjustment may also apply for further parking reductions per paragraph 2 of this subsection F. 2. The director may reduce the total required off-street vehicle parking spaces per subsection H of this section by up to a total of 20%by means of parking adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in 18.370.020.C.7.a. 3. The director is authorized to reduce up to 10%of existing required parking spaces at a conversion ratio of one parking space for each 100 square feet of transit facility for developments which incorporate transit-related facilities such as bus stops and pull-outs, bus shelters, transit-oriented development or other transit-related facilities through a Type I procedure, as governed by Section 18.390.030,using approval criteria contained in 18.370.020.C.7.c. RESPONSE: This application is not requesting a reduction in the number of required parking spaces allowed through this Code section. G. Increases in maximum required vehicle parking. The director may increase the total maximum number of vehicle spaces allowed in subsection H of this section by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040,using approval criteria contained in 18.370.020.C.5.d. RESPONSE: We are not requesting an exception to the maximum parking standards,therefore,this Code section does not apply. This has been computed above, under our response to Code section 18.765.040.F. H. Specific requirements. See Table 18.765.2. I. Developments in the MU-CBD zone. Please see Section 18.610.060, off-street vehicle parking minimum requirements in the MU-CBD zone. (Ord. 10-02 §2; Ord. 09-13; Ord.02-13) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1. A minimum of one loading space is required for buildings with 10,000 gross square feet or more; 2. A minimum of two loading spaces for buildings with 40,000 gross square feet or more. 98 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: Two off-street loading spaces are being provided for this project,which is more than 40,000 square feet. Both spaces are being provided in front of the service drive lanes, and are shown on sheet Al.!. B. Off-street loading dimensions. 1. Each loading berth shall be approved by the city engineer as to design and location. 2. Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site. At a minimum,the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site. RESPONSE: Each of the proposed loading spaces are to be 10' wide and 36' long. 3. Entrances and exits for the loading areas shall be provided at locations approved by the city engineer in accordance with Chapter 18.710. RESPONSE: Each of the proposed loading spaces are to be located adjacent to the entry to the service drive lanes, and will be subject to review and approval by the City Engineer. 4. Screening for off-street loading facilities is required and shall be the same as screening for parking lots in accordance with Chapter 18.745. RESPONSE: As a condition of approval for the Code Amendment which resulted in this project being able to be located within the Washington Square Regional Center(DCA2017-0001)the dealership is required to provide screening of the area to be used for the outdoor storage and display of vehicles. The area where the off-street loading is to be located is within the same area as the storage and display of vehicles,and will be screened to the same degree as required for the storage and display.Details of the required screening can be found on Sheets L1.1 and L1.3. 99 Jaguar/Land Rover Site Development Review December,2017 TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS (NA:Not Addressed DU:Dwelling Unit (M): Metro Requirement) MAXIMUM11' MINIMUMIS} ZONE A ZONE B BICYCLE121 RESIDENTIAL Household Living Single Units,Attached See Multifamily(M) none(M) none(M) none Single Units,Detached 1.0/DU none(M) none(M) none Accessory Units 1.0/DU none none none Duplexes _ none Multifamily Units DU<500 sq ft: 1.0/DU(M) none none 1.0/2 DUs except elderly,which 1 bedroom: 1.25/DU(M) is 1.0/20 DUs 2 bedroom: 1.5/DU(M) 3 bedroom: 1.75/DU(M)17 Manufactured Units 1.0/DU(M) none(M) none(M) none Mobile Home Parks 1.0/DU(M) none(M) none(M) none Group Living 1.0/room none none 1.0/5 beds 1.0/2.5 beds 2.7/1,000131 none Transitional Housing 1.0/2.5 beds none _ none 1.0/5 beds Home Occupation none none none none CIVIC Basic Utilities none none none none Colleges 1.0/5 students/staff(M) 1.0/3.3 students/staff(M) 1.0/3.3 students/staff(M) 1.0/3.0 students/staff Community Recreation 2.0/1,000 2.5/1,000 4.0/1,000 0.3/1,000 Cultural Institutions 2.5/1,000 3.5/1,000 4.5/1,000 1.0/1,000 Day Care Home:none none none Home:none Commercial:2.0/classroom 2.7/1,000 3.2/1,000 Commercial: 1.5/classroom Emergency Services 3.0/1,000 3.5/1,000 4.5/1,000 0.5/1,000 Medical Centers 2.0/1,000141 2.7/1,000141 3.2/1,000141 0.2/1,000 Postal Services 2.5/1,000 3.0/1,000 4.5/1,000 0.3/1,000 Public Support Facilities none none none none [1] To be determined by the City of Tigard based on Metro criteria. X21 Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provided. X31 Refers to 1,000 sq.ft.of floor area,unless otherwise noted. X41 Does not include outpatient clinics or medical offices;see Medical/Dental Offices. 100 Jaguar/Land Rover Site Development Review December, 2017 X51 Please see Section 18.610.060,off-street vehicle parking minimum requirements in the MU-CBD zone. [6]Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for every 3 seats is met utilizing any combination of the alternatives mentioned in this chapter.Adjustments to the minimum parking of 1 space for every 3 seats maybe granted per applicable provisions of the code,but shall not decrease the amount of required on-site parking to less than 1 space for every 4 seats(unless the cumulative value of all adjustments granted results in an adjusted requirement of less than 1 space for every 4 seats). [7] In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU. [5]Fast food designation includes all eating and drinking establishments with a"walk-up counter"or less than 10 tables in the dining area. 101 Jaguar/Land Rover Site Development Review December, 2017 TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS(CONT.) (NA:Not Addressed DU:Dwelling Unit (M):Metro Requirement) ii MAXIMUM 1t1 MINIMUM'S} ZONE A ZONE B BICYCLE 121 Religious Institutions 1.0/3161 seats in main assembly 1.0/1.7 seats in main assembly 1.0/1.3 seats in main assembly 1.0/20 seats in main assembly area(M) area(M) area(M) area Schools Preschool: 5.0+1/classroom Preschool: 7.0+1.0 classroom Preschool: 10.0+1/classroom Preschool: 1.0/classroom Elementary/JR:2.0/classroom Elementary/JR:2.5/classroom Elementary/JR: 3.5/classroom Elementary/JR: 6.0/classroom SR: 1.0/5 students/staff(M) SR: 1.0/3.3 students/staff(M) SR: 1.0/3.3 students/staff(M) SR: 6.0/classroom Social/Fraternal Clubs/Lodges 10.0/1,000 main assembly area 12.0/1,000 main assembly area 14.0/1,000 main assembly area 2.0/1,000 main assembly area COMMERCIAL 151 Commercial Lodging 1.0/room 1.2/room 1.4/room 1.0/10 rooms Eating and Drinking Fast food: 7.0/1,000(M) 12.4/1,000(M) 14.9/1,000(M) All: 1.0/1,000 Establishments 181 other: 9.0/1,000(M) 19.1/1,000(M) 23.0/1,000(M) Entertainment-Oriented Major Event Entertainment 1.0/3 seats or 1.0/6'bench 1.0/2.5 seats or 1.0/2 seats or 1.0/10 seats or 40'bench _ 1.0/5'bench 1.0/4'bench Outdoor Entertainment 4.0/1,000(M) 4.5/1,000 5.0/1,000 0.4/1,000 Indoor Entertainment 4.3/1,000(M) 5.4/1,000(M) 6.5/1,000(M) 0.5/1,000 Theater: 1.0/3 seats(M) Theater: 1.0/2.5 seats(M) Theater 1.0/2.0 seats(M) 1.0/10 seats Adult Entertainment 2.5/1,000 3.5/1,000 4.5/1,000 0.5/1,000 1.0/3 seats(M) 1.0/1.25 seats(M) 1.0/2.0 seats(M) 1.0/20 seats General Retail Sales-Oriented 3.0/1,000(M) 5.1/1,000(M) 6.2/1,000(M) 0.3/1,000 Personal Services 2.5/1,000 3.0/1,000 4.5/1,000 1.0/1,000 Bank with drive in: 3.0/1,000(M) 5.4/1,000(M) 6.5/1,000(M) 1.0/1,000 Repair-Oriented 3.3/1,000 4.0/1,000 _ 4.5/1,000 0.3/1,000 Bulk Sales 1.0/1,000 but no less than 10.0 1.3/1,000 2.0/1,000 0.3/1,000 Outdoor Sales 1.0/1,000 sales area 1.3/1,000 sales area 2.0/1,000 sales area 0.1/1,000 sales area Animal-Related 3.3/1,000 4.0/1,000 4.5/1,000 0.3/1,000 [0 To be determined by the City of Tigard based on Metro criteria. [2]Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provided. X31 Refers to 1,000 sq.ft.of floor area,unless otherwise noted. [4] Does not include outpatient clinics or medical offices;see Medical/Dental Offices. PI Please see Section 18.610.060,off-street vehicle parking minimum requirements in the MU-CBD zone. [6]Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for every 3 seats is met utilizing any combination of the alternatives mentioned in this chapter.Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code,but shall not decrease the amount of required on-site parking to less than 1 space for every 4 seats(unless the cumulative value of all adjustments granted results in an adjusted 102 Jaguar/Land Rover Site Development Review December, 2017 requirement of less than 1 space for every 4 seats). [7]In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU. [8]Fast food designation includes all eating and drinking establishments with a"walk-up counter"or less than 10 tables in the dining area 103 Jaguar/Land Rover Site Development Review December, 2017 TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS(CONT.) (NA:Not Addressed DU:Dwelling Unit (M): Metro Requirement) • Illr MAXIMUM ltl I MINIMUMIsI ZONE A ZONE B BICYCLE'21 Motor Vehicle Related Motor Vehicle Sales/Rental 1.0/1,000 but no less than 4.0 1.3/1,000 but no less than 4.0 2.0/1,000 but no less than 4.0 0.2/1,000 sales area Motor Vehicle Servicing/Repair 2.0/1,000 but no less than 4.0 2.3/1,000 but no less than 4.0 2.6/1,000 but no less than 4.0 0.2/1,000 Vehicle Fuel Sales 3.0+2.0/service bay 4.0+2.0/service bay 4.0+2.5/service bay 0.2/1,000 Office 2.7/1,000(M) 3.4/1,000(M) 4.1/1,000(M) 0.5/1,000 Medical/Dental Office 3.9/1,000(M) 4.9/1,000(M) 5.9/1,000(M) 0.4/1,000 Self-Service Storage 1.0/4 storage units 1.0/4 storage units 1.0/2 storage units 1.0/40 storage units Non-Accessory Parking none none none none INDUSTRIAL Industrial Services 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000 Manufacturing and Production _ Light Industrial 1.6/1,000(M) none none 0.1/1,000 General Industrial 1.6/1,000(M) _ none _ none 0.1/1,000 Heavy Industrial 1.6/1,000(M) none _ none 0.1/1,000 Railroad Yards none _ none none none Research and Development 2.0/1,000 3.0/1,000 _ 3.8/1,000 0.5/1,000 Warehouse/Freight Movement <150,000 sq ft: 0.5/1,000 0.8/1,000 1.2/1,000 0.1/1,000 >150,000 sq ft: 0.3/1,000(M) 0.4/1,000(M) 0.5/1,000(M) Waste-Related 5.0 7.0 10.0 none Wholesale Sales 0.8/1,000 1.2/1,000 1.8/1,000 0.1/1,000 [1] To be determined by the City of Tigard based on Metro criteria. [2]Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provided. X31 Refers to 1,000 sq.ft.of floor area,unless otherwise noted. X41 Does not include outpatient clinics or medical offices;see Medical/Dental Offices. X51 Please see Section 18.610.060,off-street vehicle parking minimum requirements in the MU-CBD zone. [6]Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for every 3 seats is met utilizing any combination of the alternatives mentioned in this chapter.Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code,but shall not decrease the amount of required on-site parking to less than 1 space for every 4 seats(unless the cumulative value of all adjustments granted results in an adjusted requirement of less than 1 space for every 4 seats). [7] In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU. [8]Fast food designation includes all eating and drinking establishments with a"walk-up counter"or less than 10 tables in the dining area 104 Jaguar/Land Rover Site Development Review December, 2017 TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS(CONT.) (NA:Not Addressed DU:Dwelling Unit (M): Metro Requirement) i MAXIMUM 1t1 MINIMUM'S} ZONE A ZONE B BICYCLE 121 OTHER Agriculture/Horticulture 2.5/1,000 sales area but no less none none none than 4.0 Cemeteries Exempt Exempt Exempt none Detention Facilities 1.0/2.5 beds none none 1.0/2.5 beds Heliports none none none none Mining <5.0 none _ none none Wireless Communication none none none none Facilities _ Rail Lines/Utility Corridors none none none none E1] To be determined by the City of Tigard based on Metro criteria. [2]Required bicycle parking shall be required per the ratios below except in no case shall there be fewer than two spaces provided. X31 Refers to 1,000 sq.ft.of floor area,unless otherwise noted. [4]Does not include outpatient clinics or medical offices;see Medical/Dental Offices. [3]Please see Section 18.610.060,off-street vehicle parking minimum requirements in the MU-CBD zone. [6]Religious institutions may provide 1 space for every 4 seats on site in the main assembly area provided that they supply the city with a parking plan that demonstrates that the peak parking demand of 1 space for every 3 seats is met utilizing any combination of the alternatives mentioned in this chapter.Adjustments to the minimum parking of 1 space for every 3 seats may be granted per applicable provisions of the code,but shall not decrease the amount of required on-site parking to less than 1 space for every 4 seats(unless the cumulative value of all adjustments granted results in an adjusted requirement of less than 1 space for every 4 seats). [71 In the MU-CBD zone the minimum parking requirements for all multifamily units is 1.0/DU. (Ord. 13-07 §1; Ord. 10-02 §2; Ord. 09-13; Ord. 02-13) ■ RESPONSE: As mentioned previously,we are required to provide 85 vehicle parking spaces and 13 bicycle parking spaces per Table 18.765.2 found above. 105 Jaguar/Land Rover Site Development Review December, 2017 Chapter 18.780 SIGNS 18.780.010 Purpose 18.780.012 Effective Date of this Chapter 18.780.015 Definitions 18.780.020 Permits Required 18.780.030 Permit Approval Process 18.780.040 Expiration of Approval: Standards for Extension of Time 18.780.050 Inspections 18.780.060 Permit Exemptions 18.780.070 Certain Signs Prohibited 18.780.080 Sign Illumination 18.780.085 Sign Measurement 18.780.090 Special Condition Signs 18.780.100 Temporary Signs 18.780.110 Nonconforming Signs 18.780.120 Sign Removal Provisions: Nonconforming and Abandoned Signs 18.780.130 Zoning District Regulations 18.780.140 Sign Code Adjustments 18.780.010 Purpose A. General purposes. The purposes of this chapter are: 1. To protect the health, safety,property and welfare of the public; 2. To promote the neat, clean, orderly and attractive appearance of the community; 3. To accommodate the need of sign users while avoiding nuisances to nearby properties; 4. To insure for safe construction,location, erection and maintenance of signs; 5. To prevent proliferation of signs and sign clutter;and 6. To minimize distractions for motorists on public highways and streets. 7. To regulate solely on the basis of time,place and manner of a sign,not on its content. RESPONSE: The applicant understands the General Purpose of this chapter, and all signage will be designed to meet these purposes. B. Sign quality. In addition, it is the purpose of this chapter to regulate the design, quality of materials, construction, location, electrification,illumination and maintenance of all signs visible from public property or from public rights-of-way. RESPONSE: The proposed sign program is all from Jaguar/Land Rover's uniform signage manual, and of very high quality.Details of the overall signage program can be found in Section C as Sheet B1 and within Appendix 8 found in Section D. C. Compliance with other laws and regulations. It is not the purpose of this chapter to permit the 106 Jaguar/Land Rover Site Development Review December,2017 erection or maintenance of any sign at any place or in any manner unlawful under any other ordinance, or state or federal law. (Ord. 04-03) RESPONSE: All applicable laws and regulations associated with the erection and maintenance of all proposed signs will be followed. 18.780.012 Effective Date of this Chapter All references made in this chapter to the effective date of this chapter shall mean November 9, 1983, unless otherwise specifically stated in an ordinance revision. 18.780.015 Definitions A. Definitions. As used in this title,unless the context requires otherwise,the following words and phrases shall have the meanings set forth in this chapter. The definitions to be used in this chapter are in addition to Chapter 18.110,Definitions, and are as follows: 1. "`A'-frame sign"means any double face temporary rigid sign. 2. "Abandoned sign"means a structure not containing a sign for 90 continuous days or a sign not in use for 90 continuous days. 3. "Area"- see Section 18.780.085 for definition of sign area. 4. "Awning sign"means a wall sign incorporated into or attached to an awning. 5. "Balloon"- see"Temporary sign." 6. "Banner"- see"Temporary sign." 7. "Bench sign"means a bench designed to seat people with a sign painted or affixed on the surface. 8. "Billboard"means a freestanding sign in excess of the maximum size allowed,with adjustments, in the locations where it is located or proposed to be located. Billboards are prohibited by Tigard Municipal Code 18.780.070.M, Certain Signs Prohibited. 9. "Building official"means officer or designee of the city empowered to enforce the Uniform Building Code. 10. "Business"means all of the activities carried on by the same legal entity on the same premises and includes charitable, fraternal,religious, educational or social organizations. "Legal entity" includes,but is not limited to, individual proprietorships,partnerships, corporations,nonprofit corporations, associations or joint stock companies. 11. "Construct"means every type of display in the form of letters, figures, characters and/or representations. 12. "Cultural institution auxiliary sign"means a sign placed and maintained by, or on behalf of, a subordinate commercial use in a cultural institution. 13. "Cutout"means every type of display in the form of letters, figures, characters and/or representations in cutout or irregular form attached to or superimposed upon a sign. 107 Jaguar/Land Rover Site Development Review December,2017 14. "Development review"means the site development review process set forth in Chapter 18.360. 15. "Directional sign"means a permanent sign which is designed and erected solely for the purpose of traffic or pedestrian direction and placed on the property to which the public is directed. 16. "Display surface"means the area made available by the sign structure for the purpose of displaying the advertising or identification message. 17. `Electrical sign"means any sign utilizing electrical wiring. 18. "Electronic information sign"means signs, displays, devices or portions thereof with lighted messages that change at intermittent intervals, each lasting more than two seconds,by electronic process or remote control. Electronic information signs are not identified as rotating, revolving or moving signs.Also known as an automatic changeable copy sign or electronic variable message center. 19. "Entryway sign"means a sign placed by the city at an entry to the city. 20. "Face of a building"means all windows and wall areas of a building in one or more parallel planes. 21. "Flashing sign"means any sign which is illuminated by an intermittent or sequential flashing light source whose interval is two seconds or less in duration, or which is in any other way animated so as to create the illusion of movement without actual physical movement or the illusion of a flashing or intermittent light or light source. 22. "Flush pitched roof sign"means a sign attached to a mansard or similar type of vertically aligned roof 23. "Freestanding sign"means a sign erected and mounted on a freestanding frame, mast or pole and not attached to any building. 24. "Freeway interchange"means any intersection of an exit off-ramp of Interstate Highway 5 or State Highway 217 with a surface street. 25. "Freeway-oriented sign"means a sign primarily designed to be read by a motorist traveling on a highway designated by the Oregon State Highway Department as a freeway or expressway; specifically,these shall be Interstate 5 and Oregon State Highway 217, and shall not include Highway 99W. 26. "Frontage"means the length of the property line of any one premises along a public roadway. 27. "Housing complex"means a grouping of one or more single-family attached residential units or one or more multifamily residential units. 28. "Immediate or serious danger"means: a. Whenever any portion of the structure is damaged by fire, earthquake,wind, flood or other cause,and any member or appurtenance is likely to fail,become detached or dislodged, or to collapse and thereby injure persons or damage property; 108 Jaguar/Land Rover Site Development Review December,2017 b. Whenever any portion of the structure is not of sufficient strength or stability or is not so anchored, attached or fastened in place as to be capable of resisting a wind pressure of one- half of that specified in the Uniform Building Code for this type structure or similar structure, and will not exceed the working stresses permitted in the Uniform Building Code for such structures; and c. Whenever the location of the sign structure obstructs the view of motorists traveling on the public streets or private property, and thus causes damage to property or thereby injures persons. 29. "Industrial park"means a parcel of land which complies with the requirements set forth in Chapter 18.530. 30. "Lawn sign"- see"Temporary sign." 31. "Lighting methods"means: a. Direct- exposed lighting or neon tubes on the sign face; b. Flashing- lights which blink on and off randomly or in sequence; c. Indirect or external-the light source is separate from the sign face or cabinet and is directed so as to shine on the sign; and d. Internal-the light source is concealed within the sign. 32. "Maintenance"means normal care needed to keep a sign functional such as cleaning, oiling, changing and repair of light bulbs and sign faces. Does not include structural alteration. 33. "Nonconforming sign"means a sign or sign structure lawfully erected and properly maintained that would not be allowed under the sign regulations presently applicable to the site. 34. "Non-structural trim"means the moldings,battens, caps,nailing strips and latticing, letters and walkways which are attached to a sign structure. 35. "Painted wall decorations"means displays painted directly on a wall, designed and intended as a decorative or ornamental feature. Decorations may also include lighting. 36. "Painted wall highlights"means painted areas which highlight a building's architectural or structural features. 37. "Painted wall sign"means a sign applied to a building wall with paint and which has no sign structure. 38. "Person"means individuals, corporations, associations, firms,partnerships and joint stock companies. 39. "Premises"means one or more lots on which are constructed or on which are to be constructed a building or a group of buildings designed as a unit. 109 Jaguar/Land Rover Site Development Review December,2017 40. "Projecting sign"means a sign attached to a building other than a wall sign in which the sign face is not parallel to the wall. Such sign shall not project above the wall of the building to which it is attached, except where there is an existing parapet. 41. "Projection"means the distance by which a projecting sign extends from a building. 42. "Reader-board sign"means any sign with changeable copy or a message, except electronic information signs. 43. "Roof line"means the top edge of a roof or building parapet,whichever is higher, excluding any cupolas, chimneys or other minor projections. 44. "Roof sign"means a sign erected fully upon or directly above a roof line or parapet of a building or structure. Exceptions: include approved temporary balloons, signs attached to existing architectural features and flush mounted"roof'signs. 45. "Rotating,revolving or moving sign"means any sign, or portion of a sign,which moves in any manner. 46. "Shopping center"means developments of not less than eight business units. 47. "Shopping plaza"means developments of between two and seven business units. 48. "Sign"means materials placed or constructed primarily to convey a message or other display and which can be viewed from a right-of-way, another property or from the air. 49. "Sign structure"means any structure which supports or is capable of supporting any sign as described in the Uniform Building Code.A sign structure may be a single pole and may or may not be an integral part of a building. 50. "Structural alteration"means modification of the size, shape or height of a sign structure. Also includes replacement of sign structure materials with other than comparable materials, for example metal parts replacing wood parts. 51. "Surface street"means a street which does not have limited access and which is not a freeway or expressway. 52. "Temporary sign"means any sign,banner, lawn sign or balloon which is not permanently erected or permanently affixed to any sign structure, sign tower,the ground or a building: a. Balloon- an inflatable, stationary temporary sign anchored by some means to a structure or the ground. Includes simple children's balloons,hot and cold air balloons,blimps and other dirigibles; b. Banner-a sign made of fabric or other nonrigid material with no enclosing framework; c. Lawn sign-temporary signs placed on private property supported by one stick,post,rod, or A-frame in or on the ground. A lawn sign in residential zones is exempt from sign permit requirements provided the size requirements in Section 18.780.060 can be met. A lawn sign in commercial or industrial zones is subject to temporary permit requirements as provided for in Section 18.780.100. 110 Jaguar/Land Rover Site Development Review December,2017 53. "Tenant sign"means a sign placed in control of a current tenant or property owner. 54. "Uniform building code"means the most recent structural and specialty Oregon Uniform Building Code as adopted by the Oregon Department of Commerce, and which Uniform Building Code,by this reference, is incorporated in this title to the extent of specific citations thereof in this title. 55. "Wall sign"means any sign attached to,painted on, or erected against the wall of a building or structure with the exposed face of the sign in a plane parallel to the plane of the wall. RESPONSE: The applicant has read the definitions above and understands how those definitions affect the proposed signage plan. B. General rule. For the purpose of this chapter,words used in the present tense include the future,the singular number includes the plural, "shall"is mandatory and not directory, and"building"includes "structures"except"sign structures."(Ord. 09-13; Ord. 06-13; Ord. 06-09; Ord. 04-03; Ord.04-02) 18.780.020 Permits Required A. Compliance with regulations. No sign or sign structure shall hereafter be erected,re-erected, constructed, structurally altered or relocated within the city limits except as provided by this title, and a permit for the same sign or sign structure has been issued by the director. RESPONSE: All signs will be submitted for permits prior to their erection, and will meet the standards and regulations of this Code Chapter or other applicable regulations. B. Separate permits for each sign. A separate permit shall be required for each sign or signs for each business entity and a separate permit shall be required for each group of signs on a single supporting structure. RESPONSE: All necessary permits will be applied for and issued prior to any sign being erected. And, each sign will be subject to a separate permit. C. Compliance with state building code. Separate structural permits under the state building code shall also apply. D. Electrical permit required.An electrical permit shall be obtained for all illuminated signs, from the enforcing agency subject to the provisions of the state electrical code. E. Retroactive sign permits. The director may require application for sign permits for all signage at a given address if no existing permits previously had been approved or documented. (Ord.09-13) RESPONSE: An electrical permit will be issued for any sign that is internally illuminated. And, all signs will be in compliance with the state of Oregon building codes. 18.780.030 Permit Approval Process A. Permits for existing signs.Permits for modification of existing signs, or to legalize signs for which a permit was not obtained when it was constructed,will be processed by means of a Type I procedure, as governed by Section 18.390.030,using the requirements of this chapter as approval 111 Jaguar/Land Rover Site Development Review December,2017 criteria. B. Permits for new signs. Permits for new signs will be processed by means of a Type I procedure, as governed by Section 18.390.030,using the requirements of this chapter as approval criteria. RESPONSE: No existing signs are located within the subject property, and a permit will be applied for all new signage requiring such a permit. C. Site plan. The applicant shall submit a proposed sign site plan. The director shall provide the applicant with detailed information about this submission requirement. RESPONSE: A site plan will be made a part of all applicable sign permit applications. 18.780.040 Expiration of Approval—Standards for Extension of Time A. Expiration of approval. Sign permit approval shall be effective for a period of 90 days from the date of approval. B. Reasons for lapsing. The sign permit approval shall lapse if: 1. Substantial construction of the approved plan has not begun within the 90-day period;or 2. Construction on the site is a departure from the approved plan. C. Extension of approval. The director shall,upon written request by the applicant, grant an extension of the approval period not to exceed 90 days provided that: 1. No changes are made on the original sign permit plan as approved; 2. The applicant can show intent of initiating construction of the sign within the 90-day extension period; and 3. There have been no changes in the applicable policies and ordinance provisions and state building code provisions on which the approval was based. 18.780.050 Inspections A. Construction inspection. General requirements for the inspection of signs during and following construction: 1. All construction work for which a permit is required shall be subject to an inspection by the building official in accordance with the state building code and this title: a. A survey of the lot or proposed location for sign erection may be required by the building official to verify compliance of the structure with approved plans;and b. Neither the building official nor the jurisdiction shall be liable for expense or other obligations entailed in the removal or replacement of any material required to allow inspection. B. Inspection requests. It shall be the duty of the person doing the work authorized by a permit to 112 Jaguar/Land Rover Site Development Review December,2017 notify the building official that such work is ready for inspection. The building official may require that every request for inspection be filed at least one working day before such inspection is desired. C. Required interim inspections. 1. Reinforcing steel or structural framework of any part of the proposed structure shall not be covered or concealed without first obtaining approval of the building official; 2. Foundation inspections shall be made after all required excavations, form work and bolt settings are completed and ready to receive concrete; 3. All anchorages shall be left exposed for inspection; 4. Electrical inspection shall be made by the agency issuing electrical permits. D. Final inspections. Final inspection shall be called for by the applicant when all work is completed. This inspection shall cover all items required by the building official under state law or city ordinances such as the locations, landscaping if required, and general compliance with the approved plans and requirements of this title. E. Director's inspection. The director is authorized and directed to enforce all of the provisions of this chapter: 1. All signs for which permits are required shall be inspected by the director;and 2. Upon presentation of proper credentials,the director may enter at reasonable times any building, structure, or premises in the city to perform any duty imposed upon the position by this chapter. 18.780.060 Permit Exemptions A. Exemptions from permit requirements. The following signs and operations shall not require a sign permit but shall conform to all other applicable regulations of this chapter and the provisions of Subsection B of this section: 1. Lawn signs which do not exceed the maximum allowable area on one premises regardless of the number of signs as follows: a. A total of 24 square feet in residential zones; b. A-frame signs shall be no greater than six square feet per face in any residential zone. Lawn signs shall not exceed 12 square feet per face in the R-1,R-2,R-3.5,R-4.5,and R-7 zones. Lawn signs shall be placed on private property and not within the public right-of-way nor shall such signs obstruct the clear vision area described in Chapter 18.795. A-frame signs are permitted only between the hours of 8 a.m. and 6 p.m.; 2. Signs not oriented or intended to be legible from a right-of-way,other property or from the air; 3. Signs inside a building, except for strobe lights visible from a right-of-way, other property or from the air; 113 Jaguar/Land Rover Site Development Review December,2017 4. Painted wall decorations; 5. Painted wall highlights; 6. Signs affected by stipulated judgments to which the city is a party, entered by courts of competent jurisdiction; 7. Directional signs; 8. Interior window signs; 9. Nothing in this title shall prevent the erection, location or construction of directional signs on private property when such signs are solely designed to direct pedestrians or vehicular traffic while on the parcel of real property on which the signs are located.No sign permit or fee shall be required for such signs;and 10. Nothing in this title shall prevent the erection, location or construction of signs on private property where such erection, construction or location is required by any law or ordinance,nor shall any public agency or utility be prohibited from erecting signs on private property when otherwise permitted.No sign permit or fee shall be required for such signs. RESPONSE: The applicant is aware that certain signs are not subject to the requirement of obtaining a permit, such as those mentioned in this Code section. The requested sign package does include directional signage which are for the sole purpose of directing pedestrian or vehicular traffic B. Requirements for exempted signs.All signs exempt from permit requirements under Subsection A above shall meet the following requirements: 1. The sign shall be erected on private property with the consent of the lawful possessor of the property and shall not be placed on utility poles or in the public right-of-way;and 2. At least one sign shall be permitted per parcel of land; additional signs on such parcel shall be spaced at least 50 feet apart in residential zoning districts and 30 feet apart in nonresidential zoning districts. C. Exceptions. The sign permit provisions of this section shall not apply to repair,maintenance or change of copy on the same sign(including,but not limited to the changing of a message on a sign specifically designed and permitted for the use of changeable copy), or unlawfully erected or maintained signs. (Ord. 04-02) 18.780.070 Certain Signs Prohibited A. Prohibited display of flags and banners. It is a violation of this chapter to erect or maintain strings of pennants,banners or streamers, festoons of lights, clusters of flags, strings of twirlers or propellers, flashing or blinking lights, flares,balloons and similar devices of carnival character. Exceptions include: 1. National, state and institutional flags properly displayed; 2. Signs and banners approved as temporary signs;and 114 Jaguar/Land Rover Site Development Review December,2017 3. Balloons as allowed in 18.780.090.C. B. Unsafe signs or improperly maintained signs.No sign shall be constructed, erected or maintained unless the sign and sign structure is so constructed, erected and maintained as to be able to withstand the wind, seismic and other requirements as specified in the state building code or this title. C. Signs at intersections.No sign shall be erected at intersections of any streets in such a manner as to materially obstruct free and clear vision. All signs shall be consistent with Chapter 18.795 of this title: 1. No sign shall be erected at any location where,by reason of the position, shape or color,that interferes with, obstructs the view of, or could be confused with any authorized traffic signal or device; and 2. No sign shall be erected which makes use of the word"stop,""look,""danger,"or any other similar word,phrase, symbol, or character in such manner as is reasonably likely to interfere with,mislead or confuse motorists. D. Obscenity.No sign shall bear or contain statements,words or pictures in which the dominant theme of the material,taken as a whole, appeals to the prurient interest in sex or is patently offensive because it affronts the contemporary community standard relating to the description or representation of sexual material which is utterly without redeeming social value. E. Traffic obstructing signs.No sign or sign structure shall be constructed in such a manner or at such a location that it will obstruct access to any fire escape or other means of ingress or egress from a building or any exit corridor, exit hallway or exit doorway.No sign or supporting structure shall cover,wholly or partially, any window or doorway in any manner that it will substantially limit access to the building in case of fire. F. Bare light bulbs. Strings of bare lights shall not be constructed, erected, or maintained within view of any private or public street or right-of-way except if designed as part of a structure's architectural design. This subsection shall not apply to lighting displays as described in subsection A.2 of this section. G. Roof signs. Roof signs of any kind are prohibited, including temporary signs with the sole exception of approved temporary balloons. H. Revolving signs. Revolving,rotating or moving signs of any kind are prohibited. I. Flashing signs. A sign which displays flashing or intermittent or sequential light,or lights of changing degrees or intensity,with each interval in the cycle lasting two seconds or less. Exposed reflective type bulbs, strobe lights,rotary beacons,par spots,zip lights, or similar devices shall be prohibited. J. Temporary signs with illumination or changeable copy. A sign not permanently erected or affixed to any sign structure, sign tower or building which is an electrical or internally illuminated sign or a sign with changeable message characteristics. K. Right-of-way. Signs in the public right-of-way in whole or in part, except signs legally erected for informational purposes by or on behalf of a government agency. 115 Jaguar/Land Rover Site Development Review December,2017 L. Signs on a vehicle.Any sign placed on or painted on a motor vehicle or trailer, as defined by ORS Chapter 801,with the primary purpose of providing a sign not otherwise allowed for by this chapter. M. Billboards. Billboards are prohibited. (Ord.09-13) RESPONSE: No signs listed above,under the heading of"Certain Signs Prohibited" are being contemplated nor will they be installed at any time.Details of the proposed sign plan can be found within Appendix 8 in Section D. 18.780.080 Sign Illumination A. Surface brightness. The surface brightness of any sign shall not exceed that produced by the diffused output obtained from 800 milliampere fluorescent light sources spaced not closer than eight inches, center on center. B. No exposed incandescent lamps.Any exposed incandescent lamp which exceeds 25 watts shall not be used on the exterior surface of any sign so as to expose the face of such bulb or lamp to any public street or public right-of-way with the exception of electronic information signs. RESPONSE: Any signs which are to be illuminated will be designed to meet the requirements of this Code section. 18.780.085 Sign Measurement A. Projecting and freestanding signs. 1. The area of a freestanding or projecting sign shall include all sign faces counted in calculating its area.Regardless of the number of sign cabinets or sign faces, the total allowable area shall not be exceeded. 2. The area of the sign shall be measured as follows if the sign is composed of one or more individual cabinets or sides: a. The area around and enclosing the perimeter of each cabinet, sign face or module shall be summed and then totaled to determine total area. The perimeter of measurable area shall not include embellishments such as pole covers, framing and decorative roofing,provided there is no written advertising copy, symbols or logos on such embellishments; b. If the sign is composed of more than two sign cabinets, sign facia or modules,the area enclosing the entire perimeter of all cabinets and/or modules within a single, continuous geometric figure shall be the area of the sign. Pole covers and other embellishments shall not be included in the area of the sign measurement if they do not bear written advertising copy, symbols or logos; and c. The overall height of a freestanding sign or sign structure is measured from the grade directly below the sign to the highest point of the sign or sign structure and shall include architectural and structural embellishments. B. Wall signs. 116 Jaguar/Land Rover Site Development Review December,2017 1. The area of the sign shall be measured as follows: a. The area around and enclosing the perimeter of each cabinet, sign face or module shall be summed and then totaled to determine total area. The perimeter of measurable area shall not include embellishments such as pole covers, framing and decorative roofing,provided there is no written advertising copy, symbols or logos on such embellishments; b. If the sign is composed of individual letters or symbols using the wall as the background with or without added decoration,the total sign area shall be calculated by measuring the area within the perimeter of all symbols and letters or other decoration including logos; c. Measurement of the wall area pertaining to flush pitched"roof'signs shall be calculated as if the sign were mounted directly on the wall face immediately below the sign;and d. Measurement of the wall area pertaining to awning or canopy signs shall be calculated to include the vertical surface of the awning or canopy on which the sign is to be mounted and the wall surface of the structure to which it is attached. RESPONSE: The measurement requirements of this Code section will be utilized when designing any signs for the proposed development. 18.780.090 Special Condition Signs A. Applicability. Special-condition signs shall have special or unique dimensional, locational, illumination,maximum number or other requirements imposed upon them in addition to the regulations contained in this chapter. B. Bench signs. 1. Bench signs shall only be permitted at designated transit stops in commercial, industrial and the R-12,R-25 and R-40 zones where no bus shelter exists: a. There shall be no more than one bench sign per allowable transit stop; b. Placement of the bench sign shall not interfere with pedestrian traffic or be located within a vision clearance area or a public right-of-way unless otherwise determined to be permissible by the city engineer; c. Application for a bench sign shall include the signature of the affected property owner, proof of liability insurance and any required permits from the state highway division or Washington County,where applicable; and d. The sign area shall be limited to a total of 14 square feet. RESPONSE: No bench signs are being proposed. C. Balloons. 1. One inflatable, stationary balloon or one cluster of children's balloons firmly secured shall be allowed only if all of the following conditions are satisfied: a. A City of Tigard sign permit is obtained for each single or cluster of balloons; 117 Jaguar/Land Rover Site Development Review December,2017 b. Each owner or legal occupant of property or a building shall be allowed one balloon per year; c. A balloon sign shall be allowed to remain up for a period of no longer than 10 days per year; d. A permit issued for a balloon will serve as one of the three sign permits allowed per business in a calendar year; e. Balloons may be permitted as roof signs with a city sign permit; f. The size of a balloon shall not exceed 25 feet in height;and g. The balloon shall be secured to a structure on the ground and shall not be allowed to float in the air higher than 25 feet above the nearest building roof line. RESPONSE: If balloon signs are ever to be used,the Applicant is aware that the limitations of this Code section shall apply. D. Electronic message centers. 1. Electronic message center(variable message) sign regulations shall be subject to all of the following restrictions: a. Electronic message center signs shall be permitted only in the C-G,MUC, and MU-CBD zones, and at schools that front an arterial street where the sign is not less than 200 feet from an abutting residential use and is oriented to the arterial street; b. The maximum height and area of an electronic message center sign shall be that which is stipulated in Section 18.780.130 and any other applicable standards of this title; c. Electronic message centers may not be substituted for a nonconforming sign or mounted upon a nonconforming sign or sign structure,unless the sign and sign structure are brought into compliance with all of the provisions of this title; d. An electronic message center shall be allowed to substitute for one freestanding sign or one wall sign except in the MUC zone where an electronic message center may only be substituted for one freestanding sign and no other sign type. Electronic message centers shall not be substituted for any other sign types set forth in this title, and shall not be allowed to replace or supplement a billboard, freeway-oriented sign, or any other sign types other than those specifically allowed above; e. One electronic message center sign shall be allowed per premises;and f. With regard to light patterns: i. Traveling light patterns ("chaser effect") shall be prohibited; ii. Messages and animation shall be displayed at intervals of greater than two seconds in duration. RESPONSE: No electronic message center signage is contemplated.If one is proposed in the future,the standards of this Code section will be followed. 118 Jaguar/Land Rover Site Development Review December,2017 E. Freestanding freeway-oriented signs. 1. For signs requiring a permit under the Oregon Motorist Information Act,the city will determine pursuant to a Type 1 process whether the sign meets all applicable city standards and provide that determination to any applicant for a state permit consistent with ORS 377.723. 2. Freeway-oriented signs shall be permitted only in the C-G, I-P, I-L and I-H zoning districts. 3. Freeway-oriented signs shall be permitted to be located within 200 feet of Highway 217 and/or Interstate Freeway No. 5 rights-of-way as shown in the freeway-oriented sign(FOS) overlay zone maps in Figure 1. (Figure 1 is on file in the city recorder's office.) 4. One freestanding freeway-oriented sign shall be allowed per premises. 5. The maximum height of a freeway-oriented sign shall not exceed 35 feet from the ground level at its base. 6. For freestanding signs a total maximum sign area of 160 square feet per face(320 square feet total) shall be allowed. 7. Freeway-oriented signs shall be oriented to be viewed from the freeway. 8. In addition to a freeway-oriented sign, each parcel, development complex or premises shall be allowed one freestanding sign provided all other provisions of this chapter can be met and both signs are located on separate frontages with different orientations. 9. Freeway-oriented signs are not permitted as roof,tenant,temporary,balloon,wall and awning signs. RESPONSE: No Freeway-Oriented signs are proposed,therefore, this Code section does not apply. F. Awning signs. 1. Awning signs shall be permitted in all zoning districts; 2. The copy on awning signs may not extend above the upper surfaces of the awning structure. They may be hung below the awning if the sign clears the sidewalk by at least 8-1/2 feet; 3. Awning signs may be internally or externally illuminated;and 4. Awning signs may extend into the public right-of-way 6-1/2 feet or 2/3 of the distance to the roadway,whichever is less. However,no sign may extend within two feet of the roadway. State highway division approval shall be necessary for awning signs on state highways. RESPONSE: No awning signs are being considered.If any awning signs are proposed in the future, the standards of this Code section will be followed. G. Flush pitched"roof'sign. 1. Flush pitched roof signs shall be allowed in all zoning districts except residential; 119 Jaguar/Land Rover Site Development Review December,2017 2. The face of flush pitched roof signs may not extend more than six inches above the roofline; 3. Flush pitched roof signs shall be parallel to the building face. They may not extend beyond the building wall. Such surfaces shall be considered part of a wall surface in the calculation of total wall area; 4. Such signs shall be attached to a mansard or other near vertical roof where the roof angle is greater than 45° from horizontal;and 5. All code provisions applicable to wall signs shall also be applicable to this type of sign. RESPONSE: No flush pitched"roof' signs are being considered.If any flush pitched"roof' signs are proposed in the future,the standards of this Code section will be followed. H. Painted wall signs. Wall signs, including symbols or logos,which are painted directly onto the wall surface shall not exceed in gross wall area that percentage normally allowed for a wall sign in that zoning district; however,the vertical dimension of the sign cannot exceed 20%of the height of the wall. RESPONSE: No painted wall signs are being considered.If any painted wall signs are proposed in the future,the standards of this Code section will be followed. I. Entryway signs. Entryway signs shall be permitted in all districts. RESPONSE: A 10 foot tall pylon type entryway sign is propose at the entrance to the project where it gains access from SW Washington Square Road. The total square footage of this double faced sign is 36 square feet per face.Details of this sign can be found on Sheet B1 in Section C. J. Cultural institution auxiliary signs. 1. Cultural institution auxiliary signs shall be permitted in all zoning districts. 2. Cultural institution auxiliary signs are limited to one sign and must be either within the same sign structure as another freestanding sign on the property where the cultural institution is located or on a wall of the primary building of the cultural institution. A wall sign must be consistent in structure and materials with any existing wall sign on the cultural institution. The sign area of a cultural institution auxiliary sign shall not exceed four square feet per face. (Ord. 15-05 §2; Ord. 10-04 §1; Ord. 06-13, Ord. 06-09, Ord.04-03) RESPONSE: The proposed development does not fall under the definition of a Cultural Institution, therefore,this Code section does not apply. 18.780.100 Temporary Signs A. Authorization. The director shall be empowered to authorize temporary signs not exempted by Section 18.780.060 by means of a Type I procedure, as governed by Chapter 18.390,using approval criteria contained in Chapter 18.385. The director shall attach such conditions to the issuance of a permit for a temporary sign as may be necessary to ensure discontinuance of the use of the sign in accordance with the terms of the authorization, and to ensure substantial compliance with the purpose of this title. 120 Jaguar/Land Rover Site Development Review December,2017 B. Expiration. 1. A temporary sign permit shall terminate within 30 days from the date of issuance;and 2. No permit shall be issued for a period longer than 30 days,but a permit may be reissued by the director for two additional permit periods of 30 days each per calendar year. C. Types and locations. Types and locations of temporary signs shall be as follows: 1. The total number of temporary signs issued by permit shall not exceed one for any use at any one period of time; such signs are not permitted for single-family and duplex dwellings. Exempted lawn signs in residential zones are not governed by this provision; 2. The total area of a temporary sign shall not exceed 24 square feet and no more than 12 square feet per face; such signs are not permitted for single-family and duplex dwellings. The permitted area for a banner shall be no more than 24 square feet per face with the total sign area not to exceed 24 square feet; 3. See 18.780.015.A.52 for the types of temporary signs which may be approved; 4. Special event banners to be hung across public right-of-ways may be permitted by the city manager's designee; 5. A balloon as provided in 18.780.090.C. D. Location. The location of a temporary sign requiring a permit shall be as approved by the director. Exempted lawn signs shall be placed only on private property,outside of the public right-of-way, and may not obstruct the clear vision area. E. Attachment. Temporary signs may not be permanently attached to the ground,buildings or other structures. (Ord. 04-02) RESPONSE: While no Temporary Signage is proposed at this time,the standards found within this Code section will be followed if such signage is considered in the future. 18.780.110 Nonconforming Signs A. Applicability. For the purposes of this chapter,nonconforming signs will be defined as follows: 1. Except as provided in this chapter, signs in existence on March 20, 1978, in accordance with Ordinance Nos. 77-89 and 78-16,which do not conform to the provisions of this chapter,but which were constructed, erected or maintained in compliance with all previous regulations, shall be regarded as nonconforming signs which may be continued until March 20, 1988. 2. Signs in existence on January 11, 1971,which do not conform to the provisions of this chapter, but which were constructed, erected or maintained in compliance with all previous regulations, were regarded as nonconforming signs and could be continued for a period of 10 years from January 11, 1971.All such signs which were not brought into compliance with the standards in Ordinance Nos. 77-89 and 78-16 and the extensions granted, are now in violation of this chapter. 3. Signs located on premises annexed into the city after January 11, 1971,which do not comply 121 Jaguar/Land Rover Site Development Review December,2017 with the provisions of this chapter, shall be brought into compliance with this chapter within a period of ten years after the effective date of the annexation. 4. Any sign which is structurally altered,relocated or replaced shall immediately be brought into compliance with all of the provisions of this chapter, except the repairing and restoration of a sign on site or away from the site to a safe condition.Any part of a sign or sign structure for normal maintenance shall be permitted without loss of nonconforming status. B. Restrictions. For purposes of this title, a sign face or message change shall be subject to the following provisions: 1. A sign face or message change on a nonconforming sign is not allowed as an alteration when the affected property and sign structure have been abandoned for greater than 90 days; 2. A sign face or message change shall be allowed as an alteration only for existing conforming signs and for nonconforming signs prior to their amortization expiration date;and 3. No sign permit shall be required for allowable sign face or message changes. C. Reconstruction. Should a nonconforming sign or sign structure or nonconforming portion of structure be destroyed or repaired by any means to an extent of more than 50%of its replacement cost, it shall not be reconstructed except in conformity with the provisions of this title. D. Requirements for conformance. Signs in existence on the effective date of this chapter which do not comply with provisions regulating flashing signs;use of par spotlights or rotating beacons;rotating and revolving signs; flags,banners, streamers, or strings of lights, or temporary or incidental signs; shall be made to conform within 90 days from the effective date of this chapter. (Ord.04-03) RESPONSE: There are no pre-existing signs to be used as part of this development nor other signs that would be considered nonconforming therefore,this Code section does not apply. 18.780.120 Sign Removal Provisions—Nonconforming and Abandoned Signs A. Conformance required. All signs erected after the effective date of this title,which are in violation of any provisions of this chapter, shall be removed or brought into conformance upon written notice by the director. B. Removal. All signs which do not comply with this chapter,but were erected prior to the effective date of the ordinance codified in this chapter, shall be removed or brought into conformance within 60 days from written notice by certified mail given by the director. C. Enforcement. If the owner of sign,building, structure or premises fails to comply with the written order,the director may then cite the owner into court subject to Chapter 18.230,Enforcement. The following exceptions apply: 1. Section 18.780.110,Nonconforming Signs,provides for certain time limits and other conditions for certain signs as described therein. 2. Any sign that by its condition or location presents an immediate or serious danger to the public, by order of the building official, shall be removed or repaired within the time the building official may specify. In the event the owner of such sign cannot be found or refuses to comply 122 Jaguar/Land Rover Site Development Review December,2017 with the order to remove,the building official shall then have the dangerous sign removed and the owner cited for noncompliance and recovery of any damage or expense. 3. All temporary signs shall be removed as provided in 18.780.100.B.1, or in the case of temporary balloons as provided in 18.780.090.C.1. D. Responsible party for removal. Any person who owns or leases a nonconforming or abandoned sign or sign structure shall remove such sign and sign structure when the expiration of the amortization period for the sign(s)as provided in Section 18.780.110 has occurred or the sign has been abandoned: 1. If the person who owns or leases such sign fails to remove it as provided in this section,the director shall give the owner of the building, structure or premises upon which such sign is located, 60 days written notice to remove it; 2. If the sign has not been removed at the expiration of the 60 days' notice,the director may remove such sign at cost to the owner of the building, structure or premises; 3. Signs which are in full compliance with city sign regulations,which the successor to a person's business agrees to maintain as provided in this chapter,need not be removed in accordance with this section; and 4. Costs incurred by the city due to removal,may be made a lien against the land or premises on which such sign is located, after notice and hearing, and may be collected or foreclosed in the same manner as liens otherwise entered in the liens docket of the city. RESPONSE: As previously mentioned,there are no nonconforming signs which exist on the subject property and no existing conforming signs exist,therefore,this Code section does not apply. 18.780.130 Zoning District Regulations A. In the R-7,R-4.5,R-3.5,R-2 and R-1 zones.No sign of any character shall be permitted in an R-7, R-4.5,R-3.5,R-2 or R-1 zone except the following: 1. Wall sign(s)may not exceed a combined total area of four square feet; 2. Every housing complex shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public right-of-way,with the site properly landscaped, and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the director considering the purpose of the zone; 3. Every platted subdivision shall be allowed one permanent, freestanding sign at each entry point to the subdivision from the public right-of-way,with the site properly landscaped and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the director considering the purpose of the zone; 4. For nonresidential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall signs may not exceed 123 Jaguar/Land Rover Site Development Review December,2017 five percent of the gross area of the wall face on which the sign is mounted; 5. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets will be permitted. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795,Visual Clearance Areas; 6. The signs specified in 18.780.060.A shall be allowed, subject to any restrictions imposed by this title; 7. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 8. Lawn signs in accordance with 18.780.060.A.1,A.6, and B.2; 9. Special condition signs in accordance with Section 18.780.090;and 10. Additional permitted sign include awning sign(s) and painted wall sign(s). B. In the R-12,R-25 and R-40 zones.No sign shall be permitted in the R-12, R-25 or R-40 zone except for the following: 1. Wall sign(s)may not exceed a combined total area of one square foot per dwelling unit and may not project from the wall face; 2. Every housing complex shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public right-of-way, with the site properly landscaped and not exceeding 32 square feet in area per sign face. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the director considering the purpose of the zone; 3. Every platted subdivision shall be allowed one permanent freestanding sign at each entry point to the subdivision from the public right-of-way,with the site properly landscaped, and not exceeding 32 square feet in area per sign face. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the director considering the purpose of the zone; 4. For nonresidential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use process will be permitted. Wall signs may not exceed five percent of the gross area of the wall face on which the sign is mounted; 5. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets will be permitted. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795,Visual Clearance Areas; 6. The signs specified in 18.780.060.A shall be allowed, subject to any restrictions imposed by this title; 7. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 124 Jaguar/Land Rover Site Development Review December,2017 8. Lawn signs in accordance with 18.780.060.A.1,A.6, and B.2; 9. Special condition signs in accordance with Section 18.780.090;and 10. Additional permitted sign including awning sign(s)and painted wall sign(s). RESPONSE: The subject property is not within a residential zone,therefore,this Code section does not apply. C. In the C-G and MU-CBD zones.No sign shall be permitted in the C-G and MU-CBD zones except for the following: 1. Freestanding signs shall have certain limitations and conditions when permitted on properties in commercial zones: a. One multi-faced, freestanding sign shall be permitted subject to conditions and limitations as stated herein, b. A reader-board assembly may be an integral part of the freestanding sign, c. The maximum square footage of signs shall be 70 square feet per face or a total of 140 square feet for all sign faces.No part of any freestanding sign shall extend over a property line into public right-of-way space, d. The sign area may be increased one square foot for each lineal foot the sign is moved back from the front property line to which the sign is adjacent. If the street is curbed and paved, the measurement may be taken from a point which is 15 feet from the pavement. This increase in sign area is limited to a maximum of 90 square feet per face or a total of 180 square feet for all faces, and e. Freestanding signs located next to the public right-of-way shall not exceed 20 feet in height. Height may be increased one foot in height for each 10 feet of setback from the property line or a point 15 feet from the edge of pavement,whichever is less,to a maximum of 22 feet in height; 2. Wall signs. a. Wall signs, including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 15%of any building face on which the sign is to be mounted, b. Wall signs may not project more than 18 inches from the wall or extend above the wall to which they are attached,and c. If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50%of the allowable sign area may be permitted.No copy will be permitted,however, in the additional area permitted. For purposes of this subsection, "copy"includes symbols, logos, and letters; 3. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with 125 Jaguar/Land Rover Site Development Review December,2017 Chapter 18.795,Visual Clearance Areas; 4. Electronic message centers per 18.780.090.D shall be permitted; 5. The signs specified in 18.780.060.A shall be allowed, subject to any restrictions imposed by this title; 6. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 7. Lawn signs in accordance with 18.780.060.A.1,A.6, and B.2; 8. Special condition signs in accordance with Section 18.780.090;and 9. Additional permitted sign including awning sign(s), flush pitched"roof' sign(s), freeway- oriented sign(s),tenant sign(s),projecting sign(s), and painted wall sign(s). RESPONSE: The subject property is not within the C-G nor MU-CBD zoning districts.However, non-residential developments within the MUC zoning district are subject to the standards of this Code section. The total square footage of the free-standing signs being proposed is 72,which is 51.4% the 140 square feet allowed. The only freestanding sign,other than directional sign is the entry pylon shown on Sheet B1 as sign #2. There are wall signs proposed for most building elevations. The Greenburg Road (east) side of the Pavilion Building contains a Branding Sign#9 and a Branding Sign #10. The total square footage of these 2 signs is approximately 29 square feet, and the surface to which they will be located contains approximately 1600 square feet, so the amount of signage equals approximately 1.8% of the wall surface. The northern face of the Pavilion Building is proposed to contain sign#13,which says "Approved. The size of this sign is approximately 4.4 square feet, and the surface to which it will be attached is approximately 414 square feet,therefore,the amount of signage equals approximately 1.1% of the wall surface. The west elevation of the Pavilion building is proposed to have Branding sign#9 and Branding Sign #10,which equal a total of approximately 29 square feet, and the surface to which they are to be attached contains approximately 1600 square feet,therefore, the amount of signage equals approximately 1.8% of the wall surface. The north facing surface of the main building is to have Side Branding sign #5 and Side Branding Sign#6,"Portland" sign# 14, "Service Sign# 15, "Jaguar" sign#1 and"Land Rover" Sign#2. The total size of these 6 signs is approximately 118 square feet, and the surface to which they are to be attached is approximately 10,400 square feet, therefore,the amount of signage equals approximately 1.13% of the wall surface. The South facing surface of the main building is to have "Service" sign#15,"Jaguar" sign#3 and "Land Rover" sign#4. The total size of these 3 signs is approximately 82 square feet, and the surface to which they are to be attached is approximately 6560 square feet, therefore,the amount of signage equals approximately 1.25% of the wall surface. The East facing surface of the main building is to have Side Branding sign#7 and Side Branding sign#8. The total size of these 2 signs is approximately 19 square feet, and the surface to which they are to be attached is approximately 4320 square feet,therefore,the amount of signage equals approximately 0.04% of the wall surface. And,no wall sign will project more than the allowable 18 inches from the wall nor extend above the wall to which it is attached. There are no reader board signs proposed. D. In the C-P zone.No sign shall be permitted in the C-P zone except for the following: 126 Jaguar/Land Rover Site Development Review December,2017 1. Freestanding signs shall have certain limitations and conditions when permitted on properties zoned C-P including: a. One multifaced, freestanding sign per premises shall be permitted, subject to conditions and limitations as stated herein, b. A reader-board assembly may be an integral part of the freestanding sign, c. The maximum square footage of freestanding signs shall be 32 square feet per face or a total of 64 square feet for all sign faces.No part of any freestanding sign shall extend over a property line into public right-of-way space, d. The sign area may be increased one square foot for each lineal foot the sign is moved back from the front property line to which the sign is adjacent. If the street is curbed and paved the measurement may be taken from a point which is 15 feet from the pavement. This increase in sign area is limited to a maximum of 52 square feet per face or a total of 104 square feet for all faces, and e. Freestanding signs located next to the public right-of-way shall not exceed eight feet in height. Height may be increased one foot in height for each 10 feet of setback from the property line or a point 15 feet from the edge of pavement whichever is less to a maximum of 10 feet in height; 2. Wall signs shall have certain limitations and conditions when permitted on properties zoned C- P including: a. Wall signs, including illuminated readerboards,may be erected or maintained but shall not exceed five percent in gross area of any wall face on which the sign is to be mounted, b. Wall signs shall be parallel to the face of the building upon which the sign is located,and c. If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50%of the allowable sign area may be permitted.No copy will be permitted,however, in the additional area permitted. For purposes of this subsection, "copy"includes symbols, logos and letters; 3. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795,Visual Clearance Areas; 4. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 5. Lawn signs in accordance with 18.780.060.A.1, A.6, and B.2; 6. Special condition signs in accordance with Section 18.780.090;and 7. Additional permitted sign including awning sign(s), flush pitched"roof' sign(s) and painted wall sign(s). 127 Jaguar/Land Rover Site Development Review December,2017 RESPONSE: The subject property is not within the C-P zoning district,therefore, this Code section does not apply. E. In the C-N and C-C zones.No sign shall be permitted in the C-N and C-C zones except for the following: 1. Freestanding signs shall have certain limitations and conditions when permitted on properties zoned C-N or C-C: a. One multifaced, freestanding sign per premises shall be permitted subject to conditions and limitations as stated herein, b. A reader-board assembly may be an integral part of a freestanding sign, c. The maximum square footage of freestanding signs shall be 32 square feet per face or a total of 64 square feet for all sign faces.No part of any freestanding sign shall extend over a property line into public right-of-way space, d. The sign area may be increased one square foot for each lineal foot the sign is moved back from the front property line to which the sign is adjacent. If the street is curbed and paved the measurement may be taken from a point which is 15 feet from the pavement. This increase in sign area is limited to a maximum of 52 square feet per face or a total of 104 square feet for all faces, and e. Freestanding signs located next to the public right-of-way shall not exceed 20 feet in height. Height may be increased one foot in height for each 10 feet of setback from the property line or a point 15 feet from the edge of pavement whichever is less to a maximum of 22 feet in height; 2. Wall signs shall have certain limitations and conditions when permitted on properties zoned C- N or C-C: a. Wall signs,including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 10%of any building face on which the sign is to be mounted, b. Wall signs shall be parallel to the face of the building upon which the sign is located,and c. If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50%of the allowable sign area may be permitted.No copy will be permitted,however, in the additional area permitted. For purposes of this subsection,"copy"includes symbols, logos and letters; 3. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795,Visual Clearance Areas; 4. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 5. Lawn signs in accordance with 18.780.060.A.1,A.6, and B.2; 6. Special condition signs in accordance with Section 18.780.090;and 128 Jaguar/Land Rover Site Development Review December,2017 7. Additional permitted sign including awning sign(s),tenant sign(s), flush pitched "roof' sign(s) and painted wall sign(s). RESPONSE: The subject property is not within the C-N nor C-C zoning districts,therefore,this Code section does not apply. F. In industrial zones.No signs shall be permitted in an I-P, I-L or I-H zone except for the following: 1. Freestanding signs shall have certain limitations and conditions when permitted on properties in industrial zones; a. One multifaced, freestanding sign shall be permitted subject to conditions and limitations as stated herein, b. A reader-board assembly may be an integral part of the freestanding sign, c. The maximum square footage of signs shall be 70 square feet per face or a total of 140 square feet for all sign faces.No part of any freestanding sign shall extend over a property line into public right-of-way space, d. The sign area may be increased one square foot for each lineal foot the sign is moved back from the front property line to which the sign is adjacent. If the street is curbed and paved, the measurement may be taken from a point which is 15 feet from the pavement. This increase in sign area is limited to a maximum of 90 square feet per face or a total of 180 square feet for all faces, and e. Freestanding signs located next to the public right-of-way shall not exceed 20 feet in height. Height may be increased one foot in height for each 10 feet of setback from the property line or a point 15 feet from the edge of pavement,whichever is less,to a maximum of 22 feet in height; 2. Wall signs shall have certain limitations and conditions when permitted on properties in industrial zones: a. Wall signs, including illuminated readerboards,may be erected or maintained but shall not exceed in gross area 15%of any building face on which the sign is to be mounted, b. Wall signs may not project more than 18 inches from the wall or extend above the wall to which they are attached,and c. If it is determined under the development review process that the wall sign's visual appeal and overall design quality would be served, an additional 50%of the allowable sign area may be permitted.No copy will be permitted,however, in the additional area permitted. For purposes of this subsection, "copy"includes symbols, logos and letters; 3. Directional signs on private property when such signs are solely designed to identify driveway entrances and exits for motorists on adjoining public streets. One sign with an area of four square feet per face shall be permitted per driveway. Such signs shall be consistent with Chapter 18.795,Visual Clearance Areas; 4. Temporary signs in accordance with Sections 18.780.090 and 18.780.100; 129 Jaguar/Land Rover Site Development Review December,2017 5. Lawn signs in accordance with 18.780.060.A.1,A.6, and B.2; 6. Special condition signs in accordance with Section 18.780.090;and 7. Additional permitted sign including awning sign(s),tenant sign(s), freeway-oriented sign(s), projecting sign(s), flush pitched"roof'sign(s), and painted wall sign(s). RESPONSE: The subject property is not in an Industrial zone,therefore,this Code section does not apply. G. Additional requirements in commercial and industrial zones. If it is determined under the site development review process that the sign's visual appeal and overall design quality would be served while maintaining the intent and purpose of this chapter, an additional 50%of the allowable sign area and 25%of sign height may be permitted.No copy will be permitted in the additional area or height. For purposes of this subsection the word"copy"includes symbols, logos and figures, as well as letters. 1. Each freestanding sign shall be surrounded by an area set aside to protect the sign from vehicles negotiating in the parking area of the business and the area set aside shall be landscaped. a. The size and shape of the area set aside and the landscaping shall be represented on the plot plan required by permit and shall be subject to the review and control of the director,under the site development review process;and b. On existing sites where a landscape island is not feasible,the minimum clearance between the lowest portion of a freestanding sign and the ground shall be 14 feet in any vehicle maneuvering area. 2. No freestanding sign,nor any portion of any freestanding sign, shall be located or project over any portion of a street, sidewalk or other public right-of-way or property unless an exception has been granted. 3. When a premises contains more than a single tenant but is not defined as a shopping center,the provisions of a freestanding sign shall take into consideration the need for providing a signing system which is harmonious in appearance and legible: a. The building owner shall provide, at his own expense, a common support for all tenant signage; and b. Up to an additional 50%of sign copy area may be permitted under the site development review process so as to adequately identify the separate tenants when determined that the increased sign area will not be inconsistent with the purpose of this chapter. 4. Shopping centers or industrial parks shall establish a single signing format: a. Up to an additional 50%of sign area may be permitted under the development review process to adequately identify the complex when it can be determined that the increased sign area will not be inconsistent with the purposes of this chapter; b. This increase should be judged according to unique identification needs and circumstances 130 Jaguar/Land Rover Site Development Review December,2017 which necessitate additional area to make the sign sufficiently legible;and c. When a shopping center or industrial park has more than one main entrance on separate frontages, a second freestanding sign may be allowed under the site development review process. The two allowable signs shall face separate frontages and are not intended to be viewed simultaneously. 5. Legal owners or occupants of properties or buildings which are in shopping plazas and which are directly located or are proposed to be located on a commercially- and industrially-zoned corner property(ies) (one or more contiguous tax lots located at the intersection of two or more public streets), shall be allowed to have one freestanding sign along each street frontage when all of the following are met: a. A sign permit shall be required for each sign prior to its erection; b. The total combined height of two freestanding signs on the premises shall not exceed 150% of what is normally allowed for one freestanding sign in the same zoning district; c. Neither of the signs shall exceed the sign height normally allowed in the zoning district in which the signs are located(See Section 18.780.030); d. No more than two freestanding signs shall be permitted; e. The two allowable signs shall face separate frontages and are not intended to be viewed simultaneously; and f. All other provisions of this chapter shall apply. 6. Shopping centers in the C-G zoning district shall be entitled to freestanding signage according to the following optional standards: a. A maximum of two freestanding signs shall be permitted per roadway frontage provided they can meet both sign area and sign height requirements as set forth in this subsection; b. The combined height of two signs shall not exceed 150%of the sign height normally allowed for one freestanding sign in the same zoning district; however,neither shall exceed the height normally allowed in the same zoning district; c. Total combined sign area for both signs shall not exceed 150%of what is normally allowed for one freestanding sign in the same zoning district;however,neither shall exceed the area normally allowed in the same zoning district; d. Neither sign shall pose a vision clearance problem or shall project into the public right-of- way; e. A sign permit shall be required prior to erection of any freestanding sign referred to in this subsection. (Ord. 10-02 §2; Ord.09-13) RESPONSE: While the proposed signage program,for the proposed Jaguar/Land Rover dealership,would seem to qualify for the additional signage,due to its visual appeal and overall design quality,no increase is being requested at his time. 131 Jaguar/Land Rover Site Development Review December,2017 18.780.140 Sign Code Adjustments A. Adjustments. The director may grant an adjustment to the requirements of this chapter by means of a Type I or Type II procedure, as governed by Chapter 18.390,using approval criteria in 18.370.020.C.8. B. If an adjustment is granted,the rights thereby given to the applicant shall continue to exist and to belong to the applicant or any other owner of the land for a period of 1-1/2 years from the date of final approval: 1. If, at the expiration of 1-1/2 years from the date of approval, construction of the structure or initiation of the use giving rise to the need for the adjustment has not begun,the rights given by the adjustment approval shall terminate without further action by the city;and 2. Said rights shall also terminate at or after the expiration of 1-1/2 years from approval if,though commenced within 1-1/2 years, construction ceases and is not resumed within 60 days. (Ord. 09-13) ■ RESPONSE: No adjustments are being requested.However,if any adjustments are to be considered in the future,the standards of this Code section will be followed. Chapter 18.790 URBAN FORESTRY PLAN 18.790.010 Purpose 18.790.020 Applicability 18.790.030 Urban Forestry Plan Requirements 18.790.040 Discretionary Urban Forestry Plan Review Option 18.790.050 Flexible Standards for Tree Planting and Preservation 18.790.060 Urban Forestry Plan Implementation 18.790.070 Modification to the Urban Forestry Plan Component of an Approved Land Use Permit 18.790.010 Purpose The purpose of this chapter is to implement the city's urban forestry goals in the comprehensive plan as recommended by the urban forestry master plan by establishing: A. Tree canopy cover requirements for new development regardless of the amount of existing trees on site; B. Alternatives to meeting tree canopy cover requirements when equivalent environmental functions or values are provided; C. Flexible and incentive based requirements to facilitate the planting of large stature trees, and the preservation of existing trees and significant tree groves; D. Requirements that ensure successful implementation of urban forestry plans during and after site 132 Jaguar/Land Rover Site Development Review December,2017 development; and E. A process for modifying urban forestry plans to address changes that occur during the development process. (Ord. 12-09 §1) RESPONSE: The applicant is aware of the Purpose of the City of Tigard's Urban Forestry Goals, and the process for meeting this purpose. 18.790.020 Applicability The requirements of this chapter apply to the following situations: A. The following land use reviews: 1. Conditional use (Type III); 2. Downtown design review(Type II and III); 3. Minor land partition(Type II); 4. Planned development(Type III); 5. Sensitive lands review(Type II and III); 6. Site development review(Type II); and 7. Subdivision(Type II and III). RESPONSE: This application is for Site Development Review,which is a Type II review, so the requirements of this Chapter are applicable. B. All Type I modifications to the urban forestry plan component of an approved land use permit as required by Section 18.790.070. C. For land use projects limited to an existing right-of-way or easement,the development site shall be considered the existing right-of-way or easement and the urban forestry plan requirements shall be limited to the existing right-of-way or easement. (Ord. 12-09 §1) 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect(the project landscape architect) or a person that is both a certified arborist and tree risk assessor(the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 133 Jaguar/Land Rover Site Development Review December,2017 4. Meet the supplemental report standards in the Urban Forestry Manual. RESPONSE: The Urban Forestry Plan can be found in Section D of this application as Appendix 4. The Plan was developed and approved by a licensed landscape architect, and meets the standards of this Code Section. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site(excluding streets)or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts(when the overall development site meets or exceeds the standard percent effective tree canopy cover),then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. RESPONSE: The required Tree Canopy will be provided,therefore, no Tree Canopy Fee will need to be paid. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry fund and used as approved by council through a resolution. (Ord. 12-09 §1) 18.790.040 Discretionary Urban Forestry Plan Review Option A. General provisions. In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. RESPONSE: The required tree canopy will be provided, as shown on the plans which make up the Urban Forestry plan,therefore,we do not need to apply for this option. B. Application procedures. Discretionary urban forestry plan reviews shall be processed through a Type III procedure using approval criteria contained in subsection C of this section. When a discretionary urban forestry plan review is submitted for concurrent Type III land use review with one of the land use review types listed in Section 18.790.020,the review body will be the one designated for the land use review type listed in Section 18.790.020. If the discretionary urban forestry plan review is not concurrent with any other Type III land use review,then the review body shall be the hearings officer. C. Approval criteria. A discretionary urban forestry plan review application will be approved if the review body finds that the applicant has shown that all of the applicable approval criteria are met: 1. The applicant has demonstrated that the proposed plan will equally or better replace the environmental functions and values that would otherwise be provided through payment of a tree canopy fee in lieu of tree planting or preservation. Preference shall be given to projects that will receive certifications by third parties for various combinations of proposed alternatives such as: a. Techniques that minimize hydrological impacts beyond regulatory requirements such as 134 Jaguar/Land Rover Site Development Review December,2017 those detailed in Clean Water Services Low Impact Development Approaches(LIDA) Handbook,including,but not limited to,porous pavement, green roofs, infiltration planters/rain gardens, flow through planters,LIDA swales,vegetated filter strips,vegetated swales, extended dry basins and constructed water quality wetlands; b. Techniques that minimize reliance on fossil fuels and production of greenhouse gases beyond regulatory requirements through the use of energy efficient building technologies and onsite energy production technologies; and c. Techniques that preserve and enhance wildlife habitat beyond regulatory requirements, including,but not limited to,the use of native plant species in landscape design,removal of invasive plant species and restoration of native habitat and preservation of habitat through the use of conservation easements or other protective instruments. RESPONSE: We are not applying for the Discretionary Urban Forestry Plan Option,therefore, this Code section does not apply. D. Decision. The discretionary urban forestry plan review decision shall be incorporated into the land use review decision types in Section 18.790.020. The discretionary urban forestry plan approved in this section shall supersede and replace any conflicting requirements in this chapter;however, all of the non-conflicting requirements in this chapter shall continue to apply. (Ord. 12-09 §1) 18.790.050 Flexible Standards for Tree Planting and Preservation A. General provisions. To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. To the extent that the standards in this section conflict with the standards in other sections of this title,the standards in this section shall apply except in cases where the director determines there would be an unreasonable risk to public health, safety, or welfare.Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. RESPONSE: The applicant is aware of the Flexible Standards for Tree Planting and Preservation, but is not proposing to utilize the standards. B. Approval criterion for use of flexible standards. The review body may consider modifications for lot dimension standards or site-related development standards as part of the urban forestry plan review process. These modifications are done as part of the urban forestry plan review process and are not required to go through the adjustment process. In order to approve these modifications,the review body must find that the modification request is the least required to preserve and/or plant trees,that the modification will result in the preservation of or an addition to tree canopy on the lot, and that the modification will not impede adequate emergency access to the site. RESPONSE: As mentioned previously,we are not requesting the Flexible Standards. C. Flexible standards to preserve or plant trees. The following flexible standards are available to applicants in order to preserve or plant trees on a development site. 1. Lot size averaging. To preserve existing trees in the development plan for any land partition under Chapter 18.420, lot size may be averaged to allow lots less than the minimum lot size 135 Jaguar/Land Rover Site Development Review December,2017 required in the underlying zone as long as the average lot area is not less than that allowed by the underlying zone.No lot area shall be less than 80%of the minimum lot size allowed in the zone. 2. Adjustments to setbacks. The following setback reductions will be allowed for lots preserving existing trees using the criteria in subparagraph a. of this paragraph 2. a. Reductions allowed. i. Front yard. Up to a 25%reduction of the dimensional standard for a front yard setback required in the base zone. Setback of garages may not be reduced by this provision. ii. Other setbacks.Up to a 20%reduction of the dimensional standards for other setbacks required in the base zone. 3. Adjustments to sidewalks. Location of a public sidewalk may be flexible in order to preserve existing trees or to plant new large stature street trees. Sidewalk location and design must be approved by the development engineer. For preservation,this flexibility shall be the minimum required to achieve the desired effect. For planting,preference shall be given to retaining the planter strip and separation between the curb and sidewalk wherever practicable. If a preserved tree is to be utilized as a street tree, it must meet the criteria found in the landscaping and screening Section 18.745.040.F. RESPONSE: We are not requesting an adjustment to the location of any public sidewalks in order to preserve any existing trees,therefore,this Code section does not apply. 4. Adjustments to commercial/industrial/civic use parking. For each two percent of effective canopy cover provided by preserved or planted trees incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080,Minimum and Maximum Off- Street Parking Requirements, a one percent reduction in the amount of required parking may be granted.No more than a 20%reduction in the required amount of parking may be granted for any one development. RESPONSE: We are not requesting any adjustments to the required parking,therefore,this Code section does not apply. 5. Adjustments to commercial/industrial/civic use landscaping. For each two percent of effective canopy cover provided by preserved trees incorporated into a development plan, a one percent reduction in the minimum landscape requirement may be granted.No more than 20%of the minimum landscape requirement may be reduced for any one development. RESPONSE: No adjustments are being requested to the landscape standards of this subsection, therefore,this Code section does not apply. D. Flexible standards and incentives for the preservation of significant tree groves. A significant tree grove map is maintained by the director. The following additional flexible standards and incentives are available when a development site contains at least 10,000 square feet of tree canopy that is part of a significant tree grove and is not also within sensitive lands identified in 18.775.010.G.1 through 3. If any of these flexible standards and incentives are requested,the project arborist or landscape architect shall clearly demonstrate in the urban forestry plan consistency with the following 136 Jaguar/Land Rover Site Development Review December,2017 provisions: 1. Reduction of minimum density. The minimum density required by 18.510.040.B may be reduced to preserve a significant tree grove. The amount of reduction in minimum density shall be calculated as described in Chapter 18.715. Reduction of minimum density is permitted provided that: a. At least 50%of the significant tree grove's canopy within the development site (and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; and c. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement; ii. An open space tract; iii. A deed restriction; or iv. Through dedication and acceptance by the city. 2. Residential density transfer. Up to 100%density transfer is permitted from the preserved portion of a significant tree grove within a development site to the buildable area of the development site. a. Density may be transferred provided that: i. The standards in Table 18.790.1 are met with the preservation of the corresponding percent of the significant tree grove's canopy within the development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3); ii. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; iii. Maximum density for the net site area including the significant tree grove is not exceeded; and iv. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: (A)A conservation easement, (B) An open space tract, 137 Jaguar/Land Rover Site Development Review December,2017 (C) A deed restriction, or (D) Through dedication and acceptance by the city. b. The proposed development may include the following: i. Zero lot line single-family detached housing for the portion of the development site that receives the density transfer. ii. The following variations from the base zone development standards are permitted: (A)Up to 25%reduction of average minimum lot width; (B) Up to 10-foot minimum front yard setback; (C) Up to 33%reduction of side and rear yard setbacks; (D)Up to four-foot minimum garage setback;and (E) Up to 20%increase in maximum height as long as height adjustments comply with the International Building Code. iii. When the portion of the development site that receives the density transfer abuts a developed residential district with the same or lower density zoning,the average area of abutting perimeter lots shall at least be 75%or greater than the corresponding minimum lot area of the base residential zoning district. RESPONSE: No Sensitive Tree Groves exist on the subject property,therefore,this Code section does not apply. Table 18.790.1 Density Transfer Table for Preservation of Significant Tree Groves Detached Sq.Ft. Attached Sq.Ft. Duplex Percent Tree Grove Percent Tree Percent Tree Residential Canopy Preserved Grove Canopy Grove Canopy Multifamily Zoning /Min.Lot or Unit Preserved/Min. Preserved/Min. Percent Tree Grove Canopy District Area Lot or Unit Area Lot or Unit Area Preserved/Min.Unit Area R-1 25-49%/22,500 sq.ft. (30,000 sq. 50-74%/15,000 sq.ft. Not Allowed Not Allowed Not Allowed ft.per unit) 75-100%/7,500 sq.ft. 138 Jaguar/Land Rover Site Development Review December,2017 R-2 25-49%/15,000 sq.ft. Permitted with (20,000 sq. 50-74%/10,000 sq.ft. 75%or greater tree ft.per unit) 75-100%/5,000 sq.ft. grove canopy Not Allowed Not Allowed preservation/5,000 sq. ft. R-3.5 25-49%/7,500 sq.ft. Permitted with Permitted with 75% (10,000 sq. 50-74%/5,000 sq.ft. 75%or greater tree or greater tree grove ft.per unit) 75-100%/2,500 sq.ft. grove canopy canopy preservation Not Allowed preservation/2,500 /5,000 sq. ft. sq. ft. R-4.5 25-49%/5,625 sq.ft. Permitted with Permitted with 75% (7,500 sq.ft. 50-74%/3,750 sq.ft. 75%or greater tree or greater tree grove per unit) 75-100%/1,875 sq.ft. grove canopy canopy preservation Not Allowed preservation/1,875 /3,750 sq. ft. sq. ft. R-7 25-49%/3,750 sq.ft. Permitted with Permitted with 75% (5,000 sq. ft. 50-74%/2,500 sq.ft. 75%or greater tree or greater tree grove per unit) 75-100%/1,250 sq.ft. grove canopy canopy preservation Not Allowed preservation/1,250 /2,500 sq. ft. sq. ft. R-12 Single-family,duplex and multifamily housing permitted at the following densities: (3,050 sq.ft. 25-49%tree grove canopy preservation/2,288 sq.ft.per unit per unit) 50-74%tree grove canopy preservation/1,525 sq.ft.per unit 75-100%tree grove canopy preservation/763 sq. ft.per unit R-25 Single-family,duplex and multifamily housing permitted at the following densities: (1,480 sq. ft. 25-49%tree grove canopy preservation/1,110 sq.ft.per unit per unit) 50-74%tree grove canopy preservation/740 sq.ft.per unit 75-100%tree grove canopy preservation/370 sq. ft.per unit R-40 Single-family,duplex and multifamily housing permitted with no upper density limit. (None) 3. Adjustments to commercial development standards. Adjustments to commercial development standards(Table 18.520.2)of up to 50%reduction in minimum setbacks and up to 20 feet additional building height are permitted provided: a. At least 50%of a significant tree grove's canopy within a development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3)is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c. Applicable buffering and screening standards in Section 18.745.050 are met; d. Any height adjustments comply with the International Building Code; e. Maximum floor area ratio is not exceeded in the MUE zoning district as described in 18.520.050.C.1; f. Any setback reduction is not adjacent to residential zoning; and g. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: 139 Jaguar/Land Rover Site Development Review December,2017 i. A conservation easement, ii. An open space tract, iii. A deed restriction, or iv. Through dedication and acceptance by the city. RESPONSE: No adjustments are being requested to the landscape standards of this subsection, therefore,this Code section does not apply. 4. Adjustments to industrial development standards. Adjustments to development standards in industrial zones (Table 18.530.2) of up to 50%reduction in minimum setbacks and up to 20 feet additional building height are permitted provided: a. At least 50%of a significant tree grove's canopy within a development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3)is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c. Applicable buffering and screening standards in Section 18.745.050 are met; d. Any height adjustments comply with the International Building Code; e. Any setback reduction is not adjacent to residential zoning; and f. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii. An open space tract, iii. A deed restriction, or iv Through dedication and acceptance by the city. RESPONSE: No adjustments are being requested to the landscape standards of this subsection, therefore,this Code section does not apply. 5. Adjustment to minimum effective tree canopy cover requirement. The requirement for 15% effective tree canopy cover per lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts is not required when: 140 Jaguar/Land Rover Site Development Review December,2017 a. At least 50%of a significant tree grove's canopy within a development site(and not also within the sensitive lands types in 18.775.010.G.1 through 3) is preserved; b. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; c. The applicable standard percent effective tree canopy cover in Section 10,part 3,item N of the Urban Forestry Manual will be provided for the overall development site(excluding streets); d. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii. An open space tract, iii. A deed restriction, or iv. Through dedication and acceptance by the city. RESPONSE: The subject property is not within a residential zone,therefore,this Code section does not apply. 6. Adjustment to street and utility standards. If requested,the director shall use his or her discretion when considering adjustments to Chapter 18.810, Street and Utility Improvement Standards and Section 18.745.040, Street Tree Standards, provided: a. The adjustments will facilitate preservation and help to maximize the connectivity and viability of a significant tree grove while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; b. The significant tree grove is protected through an instrument or action subject to approval by the director that demonstrates it will be permanently preserved such as: i. A conservation easement, ii. An open space tract, iii. A deed restriction, or iv. Through dedication and acceptance by the city. (Ord. 12-09 §1) RESPONSE: We are not requesting nor require adjustments to the street or utility standards, therefore,this Code section does not apply. 18.790.060 Urban Forestry Plan Implementation 141 Jaguar/Land Rover Site Development Review December,2017 A. General provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions,the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent permitting decisions regarding the planting,maintenance,removal and replacement of trees when not associated with one of the land use review types in 18.790.020.A shall be administered through Title 8 (Urban Forestry) of the Tigard Municipal Code. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition,no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The inspection requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030.A.3) and supplemental report(per 18.790.030.A.4)of a previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in the Urban Forestry Manual. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan(per 18.790.030.A.3)and supplemental report(per 18.790.030.A.4) of a previously approved urban forestry plan. (Ord. 12-09 §1) RESPONSE: The applicant is aware of the General Provisions of an Urban Forestry Plan and the need for inspections and guarantees found in this subsection. 18.790.070 Modification to the Urban Forestry Plan Component of an Approved Land Use Permit A. General provisions. Except as exempted in subsection B of this section, any modification to the urban forestry plan component of an approved land use permit shall be processed as a Type I land use decision as described below. B. Exemptions. The following activities shall be exempt from the Type I modification to the urban forestry plan component of an approved land use permit process: 1. Removal of any tree shown as preserved in the tree canopy site plan(per 18.790.030.A.3)and supplemental report(per 18.790.030.A.4) of a previously approved urban forestry plan provided: a. The project arborist or landscape architect provides a written report prior to removal attesting that either the condition rating or suitability of preservation rating(per the supplemental report requirements in the Urban Forestry Manual) of the tree has changed to a rating of less than two; and b. A revised tree canopy site plan and supplemental report are submitted for review and approval prior to removal that reflect the proposed changes to the previously approved urban forestry plan. The revised tree canopy site plan and supplemental report shall 142 Jaguar/Land Rover Site Development Review December,2017 demonstrate how the effective tree canopy cover requirements will be provided by tree planting,preservation and/or payment of a tree canopy fee in lieu of planting or preservation. 2. Modification of the quantity, location or species of trees to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan provided: a. The modification results in the same or greater amount of future tree canopy through tree planting as the previously approved urban forestry plan for the lot or tract where the modification is proposed; b. Payment of a tree canopy fee in lieu of planting is not proposed as part of the modification; and c. A revised tree canopy site plan and supplemental report are submitted for review and approval prior to planting that reflect the proposed changes to the previously approved urban forestry plan. 3. Modification of the tree protection fencing location in the tree preservation and removal site plan(per 18.790.030.A.2),tree canopy site plan and supplemental report of a previously approved urban forestry plan provided: a. The project arborist or landscape architect provides a written report prior to modification of the tree protection fencing describing how the proposed modification will continue to protect the viability of the trees shown as preserved in the previously approved urban forestry plan; and b. A revised tree preservation and removal site plan,tree canopy site plan and supplemental report are submitted for review and approval prior to modification of the tree protection fencing that reflect the proposed modifications to the previously approved urban forestry plan. 4. Modification of any other site elements that do not require any modification of the tree protection fencing location or trees to be planted or preserved in the tree preservation and removal site plan,tree canopy site plan and supplemental report of a previously approved urban forestry plan; and 5. Maintenance of any trees in accordance with tree care industry standards. C. Application procedures. Modifications to the urban forestry plan component of an approved land use permit that are not exempted by subsection B of this section shall be processed as a Type I procedure,using approval criteria contained in subsection D of this section. D. Approval criteria. The director shall approve the modification to the urban forestry plan component of an approved land use permit upon determining: 1. The project arborist or landscape architect has provided a report and statement certifying that the previously approved urban forestry plan did not account for the circumstances that lead to the proposed modification; 143 Jaguar/Land Rover Site Development Review December,2017 2. The project arborist or landscape architect has provided a report and statement certifying that there is no practicable alternative to the proposed modification; and 3. The project arborist or landscape architect demonstrates through a revised urban forestry plan, compliance with Section 18.790.030. (Ord. 12-09 §1) ■ RESPONSE: The subject property is not subject to an existing Urban Forestry Plan nor an Approved Land Use Permit which we are attempting to modify,therefore,this Code section does not apply. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.010 Purpose 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations 18.795.010 Purpose The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply,the director shall approve, approve with conditions,or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030,using the standards in this chapter as approval criteria. RESPONSE: This application is not subject to the standards of this Code Sections, as we are not proposing a change to the access requirements nor increasing the on-site parking or loading requirements. 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle,hedge,planting, fence,wall structure or temporary or permanent obstruction(except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. 144 Jaguar/Land Rover Site Development Review December,2017 C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection,hedges, plantings, fences,walls,wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non- arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right- of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: Figure 18.795.1 Illustrations of Visual Clearance Requirements , :... YJIx.y f��' [ , . . .,p ,„,,„0,,,:„ . • gid` ,,_• ., ,,. ..:. . . _L.Vinc, . : -.-T.'A 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single-family and two-family residence, and 30 feet back from the property line on all other types of uses.• RESPONSE: As mentioned previously,we are not subject to the standards of this Code Section. However,the site distance where our driveway intersects with SW Washington Square Road will continue to provide Visual Clearance that meets the standards of this Code Section. This is indicted on Sheet A1.2 as noted in the Keynotes as item 24. 145 Jaguar/Land Rover Site Development Review December,2017 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.010 Purpose 18.810.020 General Provisions 18.810.030 Streets 18.810.040 Blocks 18.810.050 Easements 18.810.060 Lots 18.810.070 Sidewalks 18.810.080 Public Use Areas 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.110 Bikeways and Pedestrian Pathways 18.810.120 Utilities 18.810.130 Cash or Bond Required 18.810.140 Monuments—Replacement Required 18.810.150 Installation Prerequisite 18.810.160 Installation Conformation 18.810.170 Plan Check 18.810.180 Notice to City 18.810.190 City Inspection of Improvements 18.810.200 Engineer's Written Certification Required 18.810.210 Completion Requirements 18.810.010 Purpose The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The city engineer shall establish standard specifications consistent with the application of engineering principles. C. Chapter 7.40 applies. The provision of Chapter 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure,as governed by Section 18.390.040,using approval criteria in 18.370.020.0 146 Jaguar/Land Rover Site Development Review December,2017 E. Except as provided in 18.810.030.S, as used in this chapter, the term "streets" shall mean "public streets"unless an adjustment under subsection D of this section is allowed. (Ord. 12-13 §1; Ord. 99- 22) RESPONSE: The provisions of this Code Section apply, as the project includes new development. However,the project will be located on a previously developed property, and all public improvements exists. 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not,by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets;or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance 147 Jaguar/Land Rover Site Development Review December,2017 with the standards would result in an adverse impact on natural features such as wetlands,bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed.In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards.In evaluating the impact on the public interest,the approval authority shall consider the criteria listed in paragraph E.1 of this section. An adjustment to the standards may not be granted if the adjustment would risk public safety. RESPONSE: As previously mentioned elsewhere in this narrative,the subject property takes its direct access from SW Washington Square Road,which is a private road,and Washington Square Road connects with SW Greenburg Road about 450 feet east of the access to the subject property. The scale of the development does not warrant any additional improvements within neither SW Washington Square Road nor SW Greenburg Road. This statement is supported by conclusions made in the Traffic Assessment completed by Kittelson and Assoc.,which can be found in Section D as appendix 6. B. Creation of rights-of-way for streets and related purposes.Rights-of-way shall be created through the approval of a final subdivision plat or major partition;however,the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. c. The street is located within the downtown mixed use central business district and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards,the proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation,if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach 148 Jaguar/Land Rover Site Development Review December,2017 conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. RESPONSE: As previously mentioned,the development is located on a parcel of land that has been previously developed, and the street which provide direct access to the property are developed to a level that is sufficient to allow this development to occur without the need for further dedication or road improvements. However,The Oregon Department of Transportation (ODOT) has recommended that any structures be set back from SW Greenburg Road so as to not preclude a southbound right turn lane in the future. While we acknowledge their request,we will not be adding the right turn lane as a result of this application, but locating the building so as not to preclude those improvements. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with 18.705.030.H and I. RESPONSE: No additional access easements are necessitated as a result of this development. The property has all required easements to SW Washington Square Road via a shared access easement. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets,to topographic conditions,to public convenience and safety,and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section; and 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas,or b. Conform to a plan adopted by the commission,if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served,the volume of traffic,the capacity of adjoining streets and the need for public convenience and safety. RESPONSE: No new street are being proposed by this application,nor are we proposing to work within any street rights-of-way,therefore,this Code section does not apply. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the downtown district, street right-of- way and roadway widths shall not be less than the minimum width described below. Where a range 149 Jaguar/Land Rover Site Development Review December,2017 is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter - functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists,bicyclists, and pedestrians. k. Access needs for emergency vehicles. 150 Jaguar/Land Rover Site Development Review December,2017 Table 18.810.1 Minimum Widths for Street Characteristics and Downtown Street Character Types Landscape Min. Strip Right-of- Number Lane On-Street Width Media Type of Street Way Width Paved Width of Lanes Widt Parking Bike Lane Width Sidewalk Width (exclusive n h Width of curb) Width Arterial 64'-128' Varies 2 7 &Ind 12' N/A 6'(New Streets) 8'(Res. . 5' 12'(° (Refer to TSP) 5'-6'(Existing Streets) Zones) 10'(Comm. Zones) 2-56'(New Streets)(5) 6'(Res.&Ind. Collector 58—96 Varies (Refer to TSP) 11' 8'(4) 5'-6'(Existing Streets)(5) Zones)8'(Comm. 5' 12'(° Zones) Neighborhood Route 50' 58' 28'-36' 2 10' 8' 5'-6' 5'-6'(2) 5' N/A Local: 50' 36' 2 N/A 5'-6'(2) 5' N/A Industrial/Commercial Local:Residential • Under 1500 ADT 54'/50'(3) 32'/28'(3) 2 8'(both N/ • Under 500 ADT 50'/46'(3) 28'/24'(3) 2 sides)8'(one A 5'-6'(2) 5' N/A • Under 200 ADT 46'/42'(3) 24'/20'(3) 2 side)(No N/ Parking) A N/ A Cul-De-Sac Bulbs in Industrial and Commercial 50'radius 42'radius N/A N/A N/A N/A Zones Cul-De-Sac Bulbs 47'radius 40'radius N/A N/A N/A N/A N/A in Residential Zones Upper Hall Boulevard° 94' 64' 3 11' 8' 6' 10.5' 4' 14' Main Street Green Street TBD(7) TBD(7) TBD(7) TBD(7) TRD(7) TBD(7) TBD(7) TBD(7) TRD(7 Downtown Mixed Use 1 66'-70' 46' 2 10' 8' 5' 6-8' 4' N/A –Downtown Collector Downtown Mixed Use 2 58'-62' 38' 2 11' 8' N/A 6-8' 4' N/A –Downtown Neighborhood Downtown Mixed Use 3 62'-74' 38' 2 11' 8' N/A 6-8' 5.5-9.5' N/A –Upper Burnham Downtown Mixed Use 4 68'-72' 48' 2 10' 8' N/A 6-8' 4' 12' –Lower Burnham Downtown 52'-56' 32' 1 18' 7' N/A 6-8' 4' N/A Urban Residential 151 Jaguar/Land Rover Site Development Review December,2017 Alley:Residential 16' 16' N/A N/A N/A N/A N/A Alley:Business 20' 20' N/A N/A N/A N/A N/A Medians required for five-and seven-lane roadways.They are optional for three-lane roadways. 2 Sidewalk widths for these streets shall be five feet with landscape strip;six feet if against curb(if permitted in accordance with 18.810.070.C). 3 "Skinny street"roadway widths are permitted where cross section and review criteria are met.Refer to corresponding cross sections(Figures 18.810.3,18.810.4 and 18.810.5)for details and conditions. 4 Parking is allowed on collectors within the downtown urban renewal district. 5 Bicycle lane requirements on collectors within the downtown urban renewal district shall be determined by the city engineer. 6 SW Hall Boulevard is currently an ODOT facility.The 2035 Tigard Transportation System Plan recommends that a corridor plan be completed for the SW Hall Boulevard Corridor.The street character standards for Upper Hall Boulevard shall not be considered final until the corridor plan is complete. Main Street Green Street standards are currently being developed through a separate process. 152 Jaguar/Land Rover Site Development Review December,2017 Figure 18.810.1 Arterials Sample Cross Sections I riLtilii> rt A+ in ',I 1,. 5'18-10'15.6' 16'B1(e i 12' 1 12' 16'Bike15.6' 18-10'1 I RNV 64'-68' I 2 Lane 64'.68'R/W 11,A ., 12'Median) 5'8-10' 5.5' 6'Eike 12' 1 Turn Lane 1 12' 6'Eike,5.5' 8-10'1 I RAY 70 I 3 Lane 76.80'R/W ____.)c-- _ ,,,p,,,,, ____ ,,,,s 12'Median/ 5 8-10' 6' 6'Re 12' 12 i-Turn Lane_ 12' H 12' 6'Bike 1 5.5' 18-10' 1 I R/W 100'-104' I 5 Lane INT-104'RW -5.-"ci,,, 1(44 1 tfr allir --1111 12'Medan/ i51 "Cr 1 5.5' 16'B1ke 1 12' I 12' 12' 1 Turn Lane 12' - 12' 1 12' like 6'I 5.5' 8-10' I R/W 124'-128' 7 Larvae 124'-128'RNV 153 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.2 Collector Sample Cross Sections ' y7eMIls ir1 .5i-6-8' 5.5_1 6'Blke 1 11' 1 11' 16'Bice1 5.5' 16-8'1.5' RAV 58'-62' 2 Lane 581-62'RIW 12'Median/ X516-8' 5.516'Bice I 11' 1 Turn Lane 11' 16'ElkeB 5.5 168'1 . RAW70'-74' 3Lane 70.74'WIN ,,rte ,rte p-, .— 41y ir ,, '"""w_ a r rr — Allil 12'Median/ I5I 6-8' 6 5.5' 16'Wke I 11' I 11' I Turn Lane 1 11' 1 11' 16'12,1ke, 5.5' 16-8 1.5' 1 RAW 92'-96' 5Lane 92-96'RN 'Parking is allowed on collectors within the downtown urban renewal district.Bike lane requirements on these same collecters shall be determined by the city engineer. 154 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.3 Neighborhood Routes Sample Cross Sections r� iiiiiitilti Mi___ w III V1U4�1� i vM.v� I 5' 15'5'--13-28' 5� ` 5' .5l 5' 5.5' 32' 5.5' 5. 51. R/W`-i' I RJWN 54' No Parking on One Side With Parking on Both Sides .• :.' 4r 36' 5' { 5.5 I6'Bikei 12' { 12' i6'Bfkel 5.5' I 5' '5' { RAN 58' I With Bike Lanes 1 No Parking Figure 18.810.4 Local Residential Streets-<1,500 vpd A. Standard(sample) B. Skinny Street Option(criteria) ---.T- 414 r El ______ if L 5' 5' 5.5" 0 32' P 5'S' 5' S. ',Arlan. TawALow �a a�' R/W :Fr' iiPu^wV (Qw441non'-'4.14, s•i-5' V +111" '£ w�R 4S'G1p ! Y8. 5"SNer.4 On-street Parking - "' Cighe-of-My/' <1500 vpd * If parking on both sides, Criteria: block length not to exceed 600 feet • Traffic flow plan must be submitted and approved. • Not appropriate for streets serving more than 1,000 vpd. • No parking permitted within 30 feet of an intersection. • Appropriate adjacent to single-family detached development only. 155 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.5 Local Residential Streets<500 vpd A. Standard(sample) B. Skinny Street Option(criteria) n,� __ Iii;] r,5 --:rirt 0 .- j 4 .' .' 5.5' Q 28" i 5.5° 5' 5 ® 1 11(I _� �-, ) L RIND 501 7 Residential Local Street/Cul-de-sac '' 5" '5...S 5W..w�•SirYp Zf' SFd...IM One Side On-street Parking <500 vpd w -ar Criteria: • Traffic flow plan must be submitted and approved. • Not appropriate for streets serving more than 500 vpd. • No parking permitted within 30 feet of an intersection. • Appropriate adjacent to single-family detached development only. • Must provide a minimum of one off-street parking space for every 20 feet of restricted street frontage. Figure 18.810.6 Local Residential Street<200 vpd A. Standard(sample) B. Skinny Street Option(criteria) c 0 r-I L..14 i 5b. '----20'hmmmi 5' 5.5' 24' 5.5' 5' .5 .5 . FLA. . ' 5,44.04 '''''F 5u55,+14 P. 4 u. Cul-de-sac/Residential Local Street 1e,40601_; . <200 vpd Criteria: (No parking) • Must provide a minimum of one off-street parking space for every 20 feet of restricted street frontage. • No parking permitted within 30 feet of an intersection. 156 Jaguar/Land Rover Site Development Review December,2017 Figure 18.810.7 Upper Hall Boulevard 11114 %I rr • Lo..., u yt ■ I 1 linigionimit.: 1, in Note: SW Hall Boulevard is currently an ODOT facility. The 2035 Tigard Transportation System Plan recommends that a corridor plan be completed for the SW Hall Boulevard Corridor. The street character standards for Upper Hall Boulevard shall not be considered final until the corridor plan is complete. Figure 18.810.8 Downtown Mixed Use 1 -Downtown Collector p . _ tit_ __,,,..., _.___.m,..., , ,. 4,.. ,, , _ ir„,.., _ ,,,,,,, .. . , .k ...„, _i_� „., , Iii 4a_- 10-12' B' S' 10' 10' S' S' 90-12' 56'-70"ROW 157 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.9 Downtown Mixed Use 2 -Downtown Neighborhood p -f ;.- syr ,e�M 1 r al le7 Z. — 111 1 , i .\\\,,\,t ilk V0 ➢r mewed useresider2 al 1Q'-12' B' 11' 11' 8' 10'-12' rrixed use residential - 58'-62'ROW Figure 18.810.10 Downtown Mixed Use 3 -Upper Burnham 11 ' RI _- r . il '' It*& i i i i irk iE=—, 92 IB 8 11 19' 8' 12-16' ay-74'140W 158 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.11 Downtown Mixed Use 4-Lower Burnham II I • 1' .4 a li1�' is -'` {, �. a� r iii _ ;,sur 5 r ' ;.. r ..-prr y Figure 18.810.12 Downtown—Urban Residential ,, Icel. - kill& -- ,,,,„, ..,,- -,s Y ,,ti residential 10'-12' 7' 16' 7' 10`-12' residential 52',-56'RUN 159 Jaguar/Land Rover Site Development Review December, 2017 Figure 18.810.13 Alley: Business FE,f-Fif i.^.BEY lir R. Note: Permeable pavers are optional. RESPONSE: As previously mentioned,no new street are being proposed by this application, nor are we proposing to work within any street rights-of-way,therefore,this Code section does not apply. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land,streets shall be extended to the boundary lines of the tract to be developed,and a. These extended streets or street stubs to adjoining properties are not considered to be culs- de- sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall 160 Jaguar/Land Rover Site Development Review December, 2017 not be removed until authorized by the city engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.705.030.H. RESPONSE: Since all abutting properties have been developed there is not a need for a Future Street Plan nor street spacing to be required as part of this land use review. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments,lease provisions,easements,covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. RESPONSE: The existing driveway access,from the subject property to SW Washington Square Road, aligns with a similar driveway access to the north of SW Washington Square Road.And, the intersection of SW Washington Square Road and SW Greenburg Road is a fully developed intersection,with all required turning lanes. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75°unless there is special intersection design,and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle;and 161 Jaguar/Land Rover Site Development Review December, 2017 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. J. Existing rights-of-way.Whenever existing rights-of-way adjacent to or within a tract are of less than standard width,additional rights-of-way shall be provided at the time of subdivision or development. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet,while generally not acceptable,may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. RESPONSE: As mentioned previously, all required Right-of-Way exists for roads adjacent to the subject property, and are also improved to a full level of improvements. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the city engineer;and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. RESPONSE: There are no Cul-de-sacs in the vicinity of the subject property,therefore,this Code Section does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet);and 2. Centerline radii of curves shall be as determined by the city engineer. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080,and: 1. Concrete curbs and driveway approaches are required;except: 162 Jaguar/Land Rover Site Development Review December, 2017 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. P. Streets adjacent to railroad right-of-way.Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible,the design shall minimize the traffic conflicts.The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or collector;or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. T. Private streets. 1. Design standards for private streets shall be established by the city engineer;and 2. The city shall require legal assurances for the continued maintenance of private streets, such as 163 Jaguar/Land Rover Site Development Review December, 2017 a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments,mobile home parks, and multi-family residential developments. U. Railroad crossings.Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments,with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan,and shall be approved by the city engineer/U.S.post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S. post office prior to final approval. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's direction. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however,not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; 164 Jaguar/Land Rover Site Development Review December, 2017 and 5. No lift shall be less than 1-1/2 inches in thickness. BB. Traffic calming. When, in the opinion of the city engineer,the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative,the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the five-year time period will be refunded to the developer. CC.Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under 165 Jaguar/Land Rover Site Development Review December, 2017 any of the following circumstances: a. When the site is within 500 feet of an ODOT facility;and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility;and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 12-13 §1; Ord. 09-09 §3; Ord. 06-20; Ord. 02-33; Ord.99-22) RESPONSE: A Traffic Assessment has been completed by Kittelson &Assoc., and can be found in Section D as Appendix 6. The Traffic Assessment has concluded that none of the circumstances found above exist,therefore, a Traffic Study is not needed. 18.810.040 Blocks A. Block design. The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography,wetlands,significant habitat areas or bodies of water, or pre-existing development;or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord. 06-20; Ord.02-33) RESPONSE: The subject property was the subject of a recent Lot Line Adjustment(LLA2017- 00010),which will result in a tax lot which matches the lines shown on the site plan found as Sheet Al.! in Section C. The Lot Line Adjustment did not affect any Block designs,as no blocks existing prior to or after the Lot Line Adjustment. 18.810.050 Easements A. Easements. Easements for sewers,drainage,water mains,electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions,and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of- way conforming substantially with the lines of the watercourse. 166 Jaguar/Land Rover Site Development Review December, 2017 B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development.The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated,and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width,unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. B. Lot frontage. Each lot shall abut upon a public or private street,other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies,or unless the lot is for an attached single-family dwelling unit,in which case the lot frontage shall be at least 15 feet. RESPONSE: The lotting pattern for the subject property and the adjacent lot, where the Thirsty Lion restaurant and bar is located, have been approved for a lot line adjustment (LLA2017-00010), which will be recorded as soon as this application has been approved. The adjusted lots meet the requirements of this Code section, as each lots can provide parking that meets the Code standards, have at least 25 feet of frontage on a public,or private,street and meet the depth/width requirements. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation,and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way;and 2. All through lots shall provide the required front yard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided,the commission may require that the lots be of such size and shape,and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. 18.810.070 Sidewalks A. Sidewalks.All industrial streets and private streets shall have sidewalks meeting city standards along 167 Jaguar/Land Rover Site Development Review December, 2017 at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. RESPONSE: There is an existing sideway adjacent to the subject property along its frontage with SW Greenburg Road,which will be widened to 8 feet as a result of the requested development. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools,parks,libraries, etc.). In addition,the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). RESPONSE: A Traffic Assessment,conducted by Kittelson&Assoc.,was prepared for this proposal, and can be found in the Section D as Appendix 6. The assessment concludes that the proposed development does not meet the threshold of this Code section, so no additional pedestrian improvements are justified.However,even if those improvements were justified,there is not the need, as all of the suggested improvements exist. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets,except where the following conditions exist:there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. D. Maintenance.Maintenance of sidewalks,curbs,and planter strips is the continuing obligation of the adjacent property owner. RESPONSE: The owners of the proposed automobile dealership are aware that they are responsible for the maintenance of all sidewalks,curbs and planter strips within the public right- of-way adjacent to the subject property. E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall,before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 168 Jaguar/Land Rover Site Development Review December, 2017 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner,builder or contractor when, in his or her opinion,the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street;or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings,multiple dwellings, commercial buildings or public buildings and/or parks;and 4. A criteria which allowed noncompliance under this section no longer exists and a sidewalk could be constructed in conformance with city standards. (Ord. 12-13 §1; Ord. 06-20; Ord. 02-33; Ord. 99-22) RESPONSE: The development includes the widening of the sidewalk along SW Greenburg Road to 8 feet in order to meet current City Standards. Details of the sidewalk improvements are shown on Sheet A1.3 and noted in keynotes as item 11 in Section C. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 169 Jaguar/Land Rover Site Development Review December, 2017 2. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency.If the developer is required to reserve land area for a park,playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval,at a price agreed upon prior to approval of the plat,or such reservation shall be released to the subdivider. (Ord.99-22) RESPONSE: There are no dedicated parks or other public land associated with this proposal, therefore,this Code section does not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied.Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. RESPONSE: The sanitary sewer needed to serve the proposed development exist at a level sufficient to provide the necessary level of service. The existing sanitary sewer service information can be found on Sheets C3 and C3.1 in Section C. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made,and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. 170 Jaguar/Land Rover Site Development Review December, 2017 B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage.Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility,the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). RESPONSE: Additional storm drainage facilities are being proposed. This includes water quality facilities along the southern edge of the property where it abuts the right-of-way for Highway 217. Details of these facilities can be found on Sheet C2 found in Section C.The storm drainage calculations can be found as Appendix 7 in Section D. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan(TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 171 Jaguar/Land Rover Site Development Review December, 2017 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12- 13 §1; Ord. 11-04 §2; Ord. 09-09 §3; Ord. 02-33; Ord.99-22) RESPONSE: No new public sidewalks not bicycle lanes are being proposed nor required, therefore,this Code section does not apply.However,the sidewalk along the west side of SW Greenburg Road is being widened to 8 feet to meet current standards.Details of these improvements can be found on Sheet A1.3 in Section C. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above,and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets;and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities,and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval;and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not 172 Jaguar/Land Rover Site Development Review December, 2017 the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. RESPONSE: There is an existing overhead utility line along the frontage of SW Greenburg Road which will be placed underground during construction. This work will be included in the construction plans at the time of permit submittal. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines.All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities,unless exempted by this code. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front- foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. RESPONSE: All needed underground utilities are available at a level of service necessary for the proposed development. 18.810.130 Cash or Bond Required A. Guarantee.All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the city engineer. 173 Jaguar/Land Rover Site Development Review December, 2017 C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. 18.810.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks,curbs,lighting or other requirements shall be undertaken except after the plans have been approved by the city,permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. RESPONSE: The plans for the sidewalk widening along the west side of SW Greenburg Road will be submitted to the City of Tigard for review, and the appropriate fee will be paid in order to obtain the permit. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his/her own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the city. B. Adopted installation standards.The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the city's adopted installation standard(s); other standards may also be required upon recommendation of the city engineer. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the city engineer in writing. The developer can obtain detailed information about submittal requirements from the city engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the city. 18.810.180 Notice to City A. Commencement. Work shall not begin until the city has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city is notified. 18.810.190 City Inspection of Improvements 174 Jaguar/Land Rover Site Development Review December, 2017 Improvements shall be constructed under the inspection and to the satisfaction of the city. The city may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. 18.810.200 Engineer's Written Certification Required The developer's engineer shall provide written certification of a form provided by the city that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices,and are of high grade,prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. 18.810.210 Completion Requirements (To be completed.) ■ RESPONSE: All public improvements will be certified by the developer's engineer that the work was done in accordance with current and standard engineering practices. 175 Jaguar/Land Rover Site Development Review December, 2017 ED ED 0 - - 11 0 R () er ew ��Aar lMLj_J1 ( _N I D L-i L-i L-i Por a • Oregon MILDREN DESIGN GROUP, P.0 9 ARCHTTECTURE ■ SPACE PLANMN< 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 - A01" - 46 - PORTLAND Servi305 ..r`r ea 4'A L E. R. ss OF Client: V L R - tA r 1 4 V r - � lot 720 NE Grand Ave. c - Portland, Oregon 97232 =r - Project: AVI , New Building -- IL Von� 10125 SW Washington Sq Rd. Portland Oregon 97223 AL ' _.* _ . Sheet Title: Cover Sheet Index Legal Description - �;W��, Sheet AO.1 COVER SHEET NE 4 SECTION 35, TOWNSHIP I SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, A1.1 OVERALL SITE PLAN CO GENERAL NOTES & LEGEND WASHINGTON COUNTY, OREGON TAX ID NUMBER IS135BAOOIOI A1.2 ENLARGED SITE PLAN-NORTH C1 EXISTING CONDITIONS PLAN-SOUTH A1.3 ENLARGED SITE PLAN-SOUTH C1.1 EXISTING CONDITIONS PLAN-NORTH Zone Analysis A2.1.0 OVERALL FIRST FLOOR PLAN C2 GRADING PLAN-SOUTH A2.1.1 ENLARGED FIRST FLOOR PLAN-SHOWROOM C2.1 GRADING PLAN-NORTH A2.1.2 ENLARGED FLOOR PLAN-SERVICE C3 UTILITY PLAN-SOUTH ZONE: MUC A2.2.0 OVERALL SECOND FLOOR PLAN C3.1 UTILITY PLAN-NORTH ALLOWABLE USE TYPE: OFFICE A2.2.1 ENLARGED SECOND FLOOR PLAN-OFFICES C4 SITE DETAILS SALES ORIENTED A2.3.0 OVERALL THIRD FLOOR/ROOF PLAN C5 EROSION CONTROL PLAN A2.4.1 PAVILION FLOOR PLAN C5.1 EROSION CONTROL DETAILS PERSONAL SERVICES +t� ,ingtcan �, � a C? A3.1 NORTH AND EAST BUILDING ELEVATIONS - EATING AND DRINKING FACILITIES SHOWROOM E1.00 SITE PHOTOMETRICS PROPOSED USE TYPE: MOTOR VEHICLE SALES 4'" 00- Revisions: A3.2 SOUTH AND PARTIAL WEST BUILDING E1.01 SITE PHOTOMETRICS MOTOR VEHICLE SERVICE/REPAIR ELEVATIONS-SHOWROOM E2.00 FIXTURE CUT SHEETS � A3.3 SOUTH AND WEST BUILDING ELEVATION-SERVICE AND PARKING EC1.0 EXISTING CONDITIONS PLAN Site Data:A3.4 NORTH AND EAST BUILDING L1.0 LANDSCAPE PLAN ELEVATIONS-SERVICE AND PARKING L1.1 LANDSCAPE PLAN AREA: % COVERAGE: % COVERAGE ALLOWED: m A3.5 PAVILION BUILDING ELEVATIONS L1.2 LANDSCAPE PLANTING SCHEDULE, NOTES SITE 195,448 SF (4.48 A) N.A. J A4.1 BUILDING SECTION AND DETAILS L1.3 SITE SECTIONS Q 2 _ B1 OVERALL SIGNAGE CONCEPT L1.3.1 SITE SECTIONS 2 IMPERVIOUS AREA AREA OF B2 PHASING PLAN L1.4 LANDSCAPE PLANT MATERIALS c L1.5 TREE PRESERVATION AND REMOVAL PLAN SALES/REPAIR BUILDING AREA: 65,669 SF 33.6 WORK L1.6 TREE PRESERVATION AND REMOVAL PLAN PAVILION BUILDING AREA: 1,435 SF 0.7% L1.7 TREE PRESERVATION AND REMOVAL PLAN PAVING AREA: 97,638 SF 50.0% HWY L1.8 TREE CANOPY AND SOIL VOLUME PLAN TOTAL IMPERVIOUS AREA: 164,742 SF 84.3% 217 L1.9 TREE CANOPY AND SOIL VOLUME PLAN I-IWY L1.10 TREE CANOPY AND SOIL VOLUME PLAN MILDREN DESIGN GROUP, P.C., 2017, ALL IR1.0 IRRIGATION PLAN, DETAILS & NOTES AREA: % COVERAGE: % COVERAGE REQUIRED: 99W I-5 RIGHTS RESERVED IR1.1 IRRIGATION PLAN LANDSCAPING 30,706 SF 15.7% THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, ITH THE PRIOR # SPACES PROVIDED: # SPACES REQUIRED: P RMSSIONCEPT OF MILDREN DESIGN GROUIP, P.C. 3 PARKING Date: 15 December 2017 STANDARD: 81 85 = 38,576 (1/1,000) COMPACT: 0 = 27,093 (2/1,000) Drawn by: Checked by: HANDICAP: 4 W/REDUCTION TOTAL SPACES PROVIDED: 85 JCM WEM a BICYCLE PARKING 13 13 = 65,669 (0.2/1,000) Vicinity Map Job Number: 116139 Sheet TRASH AND RECYCLING 269 SF 263 SF - 65,669 (4/1,000) Site Design Review - November 2017 A0. 1 Keynotes 1. PROPERTY LINE WITH 1" STROKE WITH 6" HIGH LETTERS AT 25' INTERVALS 2. ELECTRICAL VAULT _ _ 1 •��� / / / 18. 26 —0 WIDE SWINGING GATE WITH KNOX BOX 3. JAGUAR/LAND ROVER CAR DEALERSHIP 19. 28'-0" INSIDE TURNING RADIUS AND 48'-0" OUTSIDE MILDREN DESIGN GROUP P.0 // 4. SECOND FLOOR OFFICES ABOVE TURNING RADIUS W / // 5. PARTS AND SERVICE WITH PARKING ABOVE 20ARCHITECTURE SPACE PLANNi1V< ___ 6. COVERED OUTDOOR VEHICLE STORAGE . 44'-0" WIDE SLIDING GATE WITH KNOX BOX 7650 S.W. Beveland, Suite 120 ---- 22. FDC LOCATION - SEE CIVIL --- • / EXISTING 7. DISPLAY PAVILION 21. FIRE HYDRANT - SEE CIVIL Tigard, Oregon 97223-8692 / 11 / RETAIL B. TRASH AND RECYCLE ENCLOSURE (503) 244-0552 9. ACCESSIBLE CONNECTION TO SW WASHINGTON SQUARE ROAD 23. 4 HIGH SIGNAGE AT HOLLOW METAL DOOR STATING FIRE 10. SECURITY FENCE CONTROL ROOM" I I I r-------- --- j • / 11. EXISTING PARKING 24. 4" HIGH SIGNAGE AT HOLLOW METAL DOOR STATING 12. STAMPED CONCRETE AT ACCESSIBLE ROUTE TO PUBLIC ELECTRICAL ROOM I I I ',,\ STREET AT DRIVE AISLE 25. 24'-0 WIDE SWINGING GATE �__�----J� / 13. KNOX BOX 26. BUS STOP I I I r I EXISTING I __J 14. FIRE APPARATUS ACCESS ROAD TO SUPPORT NOT LESS L i BANK I _ THAN 12,500 LBS POINT LOAD AND 75,000 LBS LIVE LOAD. I I I 5,378 S.F. 15. AERIAL FIRE APPARATUS ROAD 26 WIDE, 15-30 FEET FROM I i BUILDING 16. NO PARKING - FIRE LANE SIGNS - FOR ROADS 20-26' ON j_rBOTH SIDES. FOR ROADS 26'-32' ON ONE SIDE. NOT i O REQUIRED FOR ROADS OVER 32' Ll — I I �� I I I 32' 92" j s�`��\ 17. PAINTED CURBS WITH "NO PARKING FIRE LANE" PAINTED I ----- -- -------i L--J I r / '\ 26 16 I / g 21 j1 I I 17 O ti r� O EXISTING I X X X / ��\' / ��� 305 RETAIL I o — 66 > • w E. R. • I _ 10 24 I I C � \ � I OF I I 2 C25 � �\ \\J / I. I I I I I I I 1'-92' °- 2 I Z__ Client: � JLR J o - . I 9 I I II 28' 44„ I 16 t I.A 17 14 15720/ /!, 720 NE Grand Ave. 10 I / J�4 Portland, Oregon 97232 - RESTAURANT / • O SEE SHEET A1.2 MATCHLINE / 7,477 S.F. j O o SEE SHEET A1.3 165 0 21 22 i Project: o � 17 / I / Q O New Building 20 0O 13 / 0 0 12 / J q G / 10125 SW Washington Sq Rd. ° J/ Portland, Oregon 97223 C 15 Q) / � Sheet Title: 10 s Overall - C o 19 b I o - � Fire and Lif e 61 3 3 00 Safety ' ° •.b // ,( � Site Plan 23 13 � � � � � / 21 21 ,-� 14 Q) / Revisions: cow / 6 7 16 17 / 0 14 21 000 ® �/ OO O ciy c� o U 7 ti C� i� J � j / MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 1 / / THESE DRAWINGS ARE THE PROPERTY OF s / MILDREN DESIGN GROUP, P.C., AND ARE 1 / NOT TO BE USED OR REPRODUCED IN ANY J / MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 i Date: 15 December 2017 r Drawn by: Checked by: r ' JCM WEM a Overall Fire and Life Safety Site Plan Job Number: 116139 Sheet 0 20 40 80 Site Design Review - November 2017 AL I -- -------- --------------- -------- ---- ___ _____ ° Keynotes d d ° G° ° ° ° ° a d G a d 4 ° ` ' / 1. PROPERTY LINE 18. REMOVE EXISTING PAVING ° ° / 2. ELECTRICAL VAULT 19. LANDSCAPE AREA \ G ` 3. PROPERTY LINE TO BE VACATED/CONSOLIDATED 20. 24'-0" WIDE SWINGING GATE MILDREN DESIGN GROUP P.0 4. PARTS AND SERVICE WITH PARKING ABOVE 21. 42" X 42" X 6" CONCRETE PAD WITH PEDESTAL MOUNTED ARCHTTECTURE SPACE PLANNiN< 41 5. TRASH AND RECYCLE ENCLOSURE MAILBOX 7650 S.W. Beveland, Suite 120 6. CHAIN LINK SECURITY FENCE 22. ORNAMENTAL IRON SECURITY FENCE 7. SIGNAGE 23. ASPHALT CONCRETE PAVING Tigard, Oregon 97223-8692 I a 8. WAYFARING SIGNAGE 24. CLEAR VISION AREA AT ENTRY DRIVE (503) 244-0552 9. EXISTING PARKING 25. ACCESSIBLE ROUTE TO SW WASHINGTON SQUARE ROAD 10. FIRE APPARATUS ACCESS ROAD TO SUPPORT NOT LESS THAN 12,500 LBS POINT LOAD AND 75,000 LBS LIVE LOAD. 11. AERIAL FIRE APPARATUS ROAD 26' WIDE, 15-30 FEET FROM BUILDING 12. NO PARKING — FIRE LANE SIGNS — FOR ROADS 20-26' ON — BOTH SIDES. FOR ROADS 26'-32' ON ONE SIDE. NOT REQUIRED FOR ROADS OVER 32 Al 13. PAINTED CURBS WITH "NO PARKING FIRE LANE" PAINTED WITH 1" STROKE WITH 6" HIGH LETTERS AT 25' INTERVALS \\ 14. 26'-0" WIDE SWINGING GATE WITH KNOX BOX 15. 28'-0" INSIDE TURNING RADIUS AND 48'-0" OUTSIDE TURNING RADIUS 16. FIRE HYDRANT — SEE CIVIL T---,---- — — 17. 4" HIGH SIGNAGE AT HOLLOW METAL DOOR STATING —T-- I "ELECTRICAL ROOM" I I 305 4WA L E. R. EXISTING I I I �, V I \`� `� `� BANK I 5,378 S.F. I —� LJur �Y L------- Y Client: � I 1JLR I - j 11 32'_ 92„ � A �— - --- -------------- L-------� 0 r I 720 NE Grand Ave. I I I I Portland, Oregon 97232 I I I I \ Project: G 12 \ \ New Building 16 Q 9 13 a `� j '�` � g 5 x x x xJx x x x x x x x x x x xx x 'J, j 0-) f Q 10125 SW Washington Sq Rd. 0 17 14 Portland, Oregon 97223 n n J i i I N Sheet Title: 1 f+FH+H+H I RA AP ( V Enlarged 2 1 _7L 20 Site Plan � I 21 North Ell[ 00 21 '- 92" H H �..... 6 1» I 1jb 5'—4 w — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - - - - ----- 1 11 9 Revisions: I I - 23 I I - 1 II . . . . o j � c I 10 5' 10 „ ------- ------ - 2 Ix 23 o II 18 _0 8,— 44„ -PIC, 12 I H I 12 I o 13 0 13 II I a o I i a i RESTAURANT MILDREN DESIGN GROUP, P.C., 2017, ALL 70 �I I 7,477 S.F. RIGHTS RESERVED �� THESE DRAWINGS ARE THE PROPERTY OF s � 7(5), _ MILDREN DESIGN GROUP, P.C., AND ARE t– NOT TO BE USED OR REPRODUCED IN ANY r I , O'' ' EXCEPT P RMSSIONOF MILI DREN DESIGN GROUP, PITH THE PRIOR .C. 00 Date: 15 December 2017 MATCHLINE Drawn by: Checked by: � n / JCM WEM a � 1 � 1 i Job Number: 116139 Enlarged Site Plan - North 0 i � D i j / / Sheet 0 10 20 40 Site Design Review - November 2017 A1 .2 Keynotes IJL A- 1. PROPERTY LINE WITH 1" STROKE WITH 6" HIGH LETTERS AT 25' INTERVALS H / / 2. CMU FENCE, SKIM COAT AND PAINT - SEE LANDSCAPE FOR 24. 28'-0" INSIDE TURNING RADIUS AND 48'-0" OUTSIDE / EVERGREEN SCREENING TURNING RADIUS2.1 70, 8 1 / 3. JAGUAR/LAND ROVER CAR DEALERSHIP 25. 44'-0" WIDE SLIDING GATE WITH KNOX BOX ° 4. SECOND FLOOR OFFICES ABOVE MILDREN DESIGN GROUP, P.0 26. FIRE HYDRANT - SEE CIVIL 0c) 7(?, c- II 5. PARTS AND SERVICE WITH PARKING ABOVE 27. FDC LOCATION - SEE CIVIL ARCHTTECTURE ■ SPACE PLANNW( 1 - I 1 , / 6. PERMEABLE PAVERS AT COVERED OUTDOOR VEHICLE 28. 4" HIGH SIGNAGE AT HOLLOW METAL DOOR STATING "FIRE 7650 S.W. Beveland, Suite 120 �6,, STORAGE CONTROL ROOM" Tigard, Oregon 97223-8692 7. DISPLAY PAVILION 29. REMOVE EXISTING PAVING (503) 244-0552 ° MATCHLINE 8. ACCESSIBLE CONNECTION TO SW WASHINGTON SQUARE 30. LANDSCAPE AREA 31. WHEEL STOP / 9. ORNAMENTAL IRON SECURITY FENCE Q0r \ 27 10. PLAZA WITH SCORED CONCRETE 32. BOLLARD r ° \ 21 1 hd 11. REMOVE EXISTING SIDEWALK ALONG GREENBURG ROAD AND 33. 10'-0" X 36'-0" LOADING ZONE ° 26 REPLACE WITH 8'-0" WIDE SIDEWALK PER CITY OF TIGARD 34. UTILITY VAULT o,w / 35. PEDESTRIAN AND BICYCLE CIRCULATION AT PUBLIC WAY STANDARDS 36. BENCH ° C 12. EXISTING PARKING 20 37. SITE OBSCURING METAL FENCE �' 0 I 22 ° O 12 13. BOX HEDGES 38. ASPHALT CONCRETE PAVING / O 14. STAMPED CONCRETE AT ACCESSIBLE ROUTE TO PUBLIC 39. SCORED CONCRETE 23 '- 78" /� 25 _ \ STREET AT DRIVE AISLE 40. ALUMINUM RUBBER WALK OFF GRATE 15. RESIN SET GRAVEL PER JLR STANDARDS 41. WALL MOUNTED BIKE RACKS - 13 TOTAL - SPACE BIKE ° 16. APPROVED VEHICLE DISPLAY AREA 17 19 17. APPROVED VEHICLE DISPLAY WALL RACKS 2'-6" 0/C AND MAINTAIN 6 CLEARANCE AT BIKE � 33 18. PERMEABLE PAVERS RACK FROM WALL 19. PERM BOX 42. UNDERGROUND OVERHEAD UTILITY LINES KNOX ° 20. FIRE APPARATUS ACCESS ROAD TO SUPPORT NOT LESS 43. CHAIN LINK SECURITY FENCING 39 16 18 f THAN 12,500 LBS POINT LOAD AND 75,000 LBS LIVE LOAD. 44. EV LEVEL 1 QUICK CHARGE STATION PEDESTAL MOUNT ® 29 21. AERIAL FIRE APPARATUS ROAD 26' WIDE, 15-30 FEET FROM 45. EV LEVEL 2 CHARGING STATION PEDESTAL MOUNT 49 ° 5 ° 9 O 30 BUILDING 46. EVE LEVEL 2 WALL MOUNT STATION 110. QUAD OUTLET AT LIGHT POLE BASE 8 s 0 31 22. NO PARKING - FIRE LANE SIGNS - FOR ROADS 20-26 ON 47 Q 48. WATER QUICK CONNECT AT LIGHT POLE BASE 36 14 ^ / BOTH SIDES. FOR ROADS 26'-32' ON ONE SIDE. NOT 49. CAR WASH WITH CMU STRUCTURE 305 1 �6 REQUIRED FOR ROADS OVER 32' W L E. R. ° 23. PAINTED CURBS WITH "NO PARKING FIRE LANE" PAINTED 7 O II / / \ \ 2 x , Client: Y- H 21 ° ^ / 29 i 43 40 � 1 30 35 O / IV ° 15 � � 41 / 31 COCA / 24 720 NE Grand Ave. 1 c / 13 Portland, Oregon 97232 0 61 C 3 , / '" / Project: C\/� / 36 New Building 0 / 10 O19 28 / , / ry / 32 O CIV O 10125 SW Washington Sq Rd. 26 � 70,\0 \ 2 Portland, Oregon 97223 + I, 26 20 1-)6 Sheet Title: O 42 CV EnlaFged ' Site Plan 6 0 / , � South 22 23 4 / �� O / O 0) 20 / o Revisions: 0 / O 26 1-0 240 O O 6 � `oo T / 34 2 IV- q1 O � _ O ` O o / 1 O x �/ 2 a 34 x MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN / PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 15 December 2017 R � / Drawn by: Checked by: i \l i JCM WEM a 1 / Enlarged Site Plan - South Job Number: 116139 / Sheet / / 0 10 20 40 OR Site 'Desig n Review - November 2017 A 1 .3 154' 108" N n n 1 _ 1 *Space C11 ', ound*C I I I ,,, I I I .,,..,,�.,,z�..• I I I I I MILDREN DESIGN GROUP, RC ARCHITECTURE ■ SPACE PLANNIN( 7650 S.W. Beveland, Suite 120 N ° Tigard, Oregon 97223-8692 �2 ° I (503) 244-0552 ° d- ° I QO N I ° I � QO N I I I I . . L0 ° N lob ° 6 — — — — 305 awR.� n100 N OF 7-7 I I ° I Client: I N ° JLR I rj I V ° I I I N ° 720 NE Grand Ave. 9 I � Portland, Oregon 97232 ff ° I Project: New Building ° / J O I 11 / 10125 SW Washington Sq Rd. Portland, Oregon 97223 Sheet Title: Overall First nico o / Floor Plan QO \ / \ A�lW IV- 15 - - - - - u - / O / \ • • \ � Revisions: A 7)' ® / MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDEN DESIGNNOT T 0 BE USED OR GROUP REPRODUCED NR ANY MANNER, CE WITH THE PRIOR ITT PERMISSION M[ DESIGGROUP, P.C. 3 J 2377,,, / \ // �b Date: 15 December 2017 CO Drawn by: Checked by: M 09 // JCM/CLT WEM 77 Proposed First Floor Plan ti �s Job Number: 116139 v / ��� Sheet 0 10 20 40 X374,. ' Site Design Review - November 2017 A2. 1 .0 11 III LO J —6--- 8 III I I I 16,_8>, 35' 54" 6,_8,> I I 6,_8„ 35'-[54" 6,_8„ 1 6'-112» 12'-0" L. 01 oil p0eo - - - - - - - - - - - - - - - - nim MILDREN DESIGN GROUP, P.0 pt - - - - - - - - - - - - - - - - - - - - - - - - _ N 101 — — —1 IF __ — — — — �O _ 16 ARCHITECTURE SPACE PLANNIN( III J 7650 S.W. Beveland, Suite 120 III Tigard, Oregon 97223-8692 —2- 1„ _ _ _ _ _ _ _ WI J4 _18„ 4>_0„ 3'-32" -11" — — — — — B4B 9 — — — — o — 105 los 17 (503) 244-0552 12'-0" I 22'-108" 1 124. 3 S.F. I 1 o VEHICLE i3oD — — 1�oc — — — ISPLAY — — — — — — I 1 I 4BB9 1 RECEPTION 1 I 11I� of RVI 508.46 S.F. 4RE VEHICLE HANDOVER HANDOVER ra*P 0 129 DISPLAY Nro BB S F B4BB9 104 ^ 840 840 N 3577.22 S.F. 531.21 S.F. 531.21 S.F. SERVICE 1 I 1 1 I 71" I 1 1'-10 " 0 128 15'-�7J" 45'-4J" 39'-1 J" 9 " 09. S.F. I RVICE 127 L,Ll 0 4BB N TD9.41 S.F. 305 4WA L E. R. 4' 9J" 4'-01" I I I I BARIIsTA I I o I III N CD SERVICE OF O� 0 126ICN 4B o BB 3 9 5.15 S.F. _� - 0.0 .F. 0 I I I I I I I I I II Client: 22 DIVE-IN SERVICE JL1 DROP OFF 10'-21" 130 � 10 0 �) B B 1 79.64 S.F. » 68.V S.F. » El 117 7 ❑ El 0 I I I I I I ,3oA I I I 1 1144 I I •=�d- USL II I GUNGE 0 --J N RETAIL F911111 r-- N o PARTS 848819 ❑ "� 720 NE Grand Ave. '04 I B4BB9 I I I I �73.�6 s� I I I III E •- S DESKS _ � Portland, Oregon 97232 131.47 S.F OPE SAL SAL 7S DESKS 112 B4B 9 — — — —4.46 S.F. — °' — — — — — — — 23 Project: 1 SERVICE I I I �E5 New Building 0 123 4BB00 " E34 6.4 F. 92 S _ I oloo I I o 110 _ 112 I I I I ERV ET I 'I� 0) 1 11 I �j 124 107 = CL 0o B4BB9 » 12 , » 116.45 S.F. — 16.Q1 S F. -10 B4889 — d21' 1 -6 10125 SW Washington Sq Rd. _-- 11'-6j" 11 -11 '-41" 7'-1OJ" 11'411�'F. 11'-8j" -8�g �I� - �I- - - — — — — — I °' Portland, Oregon 97223 I 0 SERVICE I � —� 115 116) 118 119 125 CONFIGY RATION CUST. FACIN — — N CUST. FACING CUST. FACING 117 CUST. FACIN OFFICE — — __1100 4BB OFF OFFI 0 11 Sheet Title: N 6.4 F. — — B4BB9 — - - � 11 116 134.06 .F. 18 B 9 - 7 B4B B4BB BB9 1 .59 Enlarged o - - - - - - - - -t—:J — 107. S. M. S.F. 1.43 IF. — == - - - - - - - _ 25 First Fl oor LJa- �00 Plan I I I 82 1 I 120 1 I 121A VEHICLE 1 1 Showroom G (Z) DISPLAY rvoo 12'-0" 5 -38 22'-0" 4'-11" VEHICLE 1 DISPLAY MEN'S RR (D WOMEN' RR B4BB9 1 3'-3-" 113 2'-8g" 2 4' 120 1 1460.04 S.F. B4BB9 B4BB 94BB9 2'-112"1460.92 S.F. 277.91S.F. 277.42 S.F. I �00 ICO I I I I I I 121E I I I 11 __ 4 Revisions: 113 O �F I � 00 M I � 121D 114 120C 121C I I I I III I ,2oB I 1218 I II I 11 OI 00 cp 00 I I —co — — — — — — — — Q0 - - - - - - - - - - - - - - - - - - — — — — — — — — — — — — — — — — — — — — — — — — — U 6'-8" 35'-54>, 6,-8 > 6,_8„ 35'-54„ 6,_8„ I I I 1 1" 1" 1" 3" MILDREN DESIGN GROUP, P.C., 2017, ALL 58'-44 48' 98 13'-22 48' 98 42'-14 RIGHTS RESERVED 3 THESE DRAWINGS ARE THE PROPERTY OF s MILDREN DESIGN GROUP, P.C., AND ARE 17'-57" 30'-75" 9'-4 " 23'-11 " 14'-4 " 23'-11 " 42'-13'> NOT TO BE USED OR REPRODUCED IN ANY 8 8 2 23 -0 8 2 8 23'-0" 4 MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 2'-18" Date: 15 December 2017 209'-1 8" Drawn by: Checked by: JCM/CLT WEM a I I I I I I I I I I I Job Number: 116139 Proposed First Floor Plan Sheet 0 4 8 16 Site Design Review - November 2017 A2. 1 . 1 MILDREN DESIGN GROUP, RC ARCHITECTURE ■ SPACE PLANNIN( 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 305 41WA L9 R.4 flu � ur p� 2 I I I I Client: JLR \ W 720 NE Grand Ave. — — — — — — — N — — — / / �° lb Portland, Oregon 97232 ® Project: New Building \ � b N r K V t n vi N i `l4 x m ��UU// _ \ 10125 SW Washington Sq Rd. Qi Portland, Oregon 97223 N / \ \ V Sheet Title: KE o 0 0 0 0 ,� o 0 0 0 0 ❑ \ -71 edEnlaFg . a N, N �N Floor �- G �. Q ^ N N1J \- - - - - - - o - o �� Plan - I / Service � m a ^ � a �) \ - Revisions: e q TISL' Ii�TT TI"4l' Ji�TT J VI N N M M m w n m m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 P Li Li L Li Li U h MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 3 THESE DRAWINGS ARE THE PROPERTY OF s MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 Date: 15 December 2017 Drawn by: Checked by: JCM/CLT WEM a Enlarged Floor Plan - Service Job Number: 116139 Sheet 0 B 16 32 Site Design Review - November 2017 A2. 1 .2 A T- N G— — Q D — — 154 18" 1 Keynotes RAMP 1. ACM METAL PANEL, ACM —1 D 0 WN I I I 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING PAINTED PRISMA JLR CHAMPAGNE METALLIC MILDREN DESIGN GROUP, RC 3. ACM METAL PANEL, ACM-2 ARCHITECTURE ■ SPACE PLANNIN( 2 — — — 4. ELEVATOR N 5. HVAC UNIT — PROVIDE DRAIN FOR CONDENSATION 7650 S.W. Beveland, Suite 120 6. HOLLOW METAL DOOR Tigard, Oregon 97223-8692 7. VEHICLE RESTRAINT RAILING ALONG PERIMETER WALLS (503) 244-0552 3 — — — — B. WALL MOUNTED LIGHT FIXTURE, SEE ELEVATIONS 9. STAIR WITH CONCRETE TREADS 10. STEEL HANDRAIL, PAINTED 11. SLOPED SLAB AT VEHICLE STORAGE N I 12. CONCRETE AUTO RAMP, 8.33% SLOPE AT TRANSITION RAMP, I AT TOP AND BOTTOM, 16.66% SLOPE AT CENTER SECTION OF RAMP 13. STORAGE STRIPING 12 - CC N G a L0i� � I N I I ti 11 I 13 2 A3.4 I � nI� h � s C N I I o Client: JLR I 8 I I I g 2 �r- N - 7 I 2 A3.4 9 720 NE Grand Ave. I Portland, Oregon 97232 I ®N I I Project: I I I New Building / J O 3 CO �sj. N I / M 10 125 SW Washington Sq Rd. Portland, Oregon 97223 V. Sheet Title: 1z Overall M0 / 10 4 'S s. Second Floor 13 \ \ �,IoO R Plan g. s 4?\ 00 \ °. LJ Revisions: 3' 1> 16 5 19 18 / r � c'p @)kw / a SB4. # � j 7 s s. MILDREN DESIGN GROUP, P.C., 2017, ALL J�-V\ \ / �� RIGHTS RESERVED I 2 3S. THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE \0 NOT TO BE USED OR REPRODUCED IN ANY QB. sqj MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. COA3.1 Date: 15 December 2017 k / Drawn by: Checked by: M 209 JCM/CLT WEM sf. j a 8 '�,� / c'S Second Floor Plan Job Number: 11613923\ 1 p o / , i Sheet 0 10 20 40 A3.2 7p Site Design Review - November 2017 A2.2.0 4 TT T T T T T T hqww���� - MILDREN DESIGN GROUP, P.0 N ARCHTTECTURE SPACE PLANNiN< —IC — — — — — — — — _=J — — — — --QO 16 7650 S.W. Beveland, Suite 120 I I I ITigard, Oregon 97223-8692 L I I I I (503) 244-0552 I I I I II II I I I I� o II II 19 cc I N —IN I I I I I I I N LV-J 4'WA 305 LU R.1-7 � I ! ' I I I I I I I `O N OF 0� Client: 22 JLR I I I I I I I r-Id- IM 720 NE Grand Ave. � Portland, Oregon 97232 I I I I I I I I Project: LJ 23 New Building I I I I I I I I -ICN 62'-10j" 00 GENERAL OFFICE PRESIDENT "olco 0 MANAGEMENT 208 OFFICE I STAIR 2 I I 0 OFFICE 219 STAIR 1 I 209L 10125 SW Washington Sq Rd. 218 = Portland, Oregon 97223 HALLWAY/ � 3'-0" LOUNGE I I I ((208-, 216 los I I C) 9'-1 �� � 8'-10 »11 11 12 _ Sheet Title: 11 11 3 -Olt = Enlarged 207; � _ _ � 210 STORAGE JANITOR 25 Second 204 205 STORAGE Floor Plan COMPGENERAL 0 � PHONE 213 � OFFICE Office 212 � in 204 = 212 O 205 , » , „ „ , , „ , » 201 213 6'—.51 5 —2 5 -21 10 —0 11 —2 8 —94 N co 201 I I � iv 2'-11 21 7214 �00 A*1 ❑ losW— — ❑ BREAK 00 Revisions: I -I WOMEN'S r_��lR MEN' RI R214 IINTERI I BUSINESS 202 SALESNET 211_ 206 ROOM CONFERENC MANAGER F 203 215 I I I I �o ILcl �� » I I I 3 —4 kf:J2'_4J» � 10'-4 5'-1 » 23, 2 „ 4,_21 J _ „ '—7 » 20'-1 „ LL 26 a — _— .—. .—. — — — — — — — — — — — — — — — — — — — — — — I I I MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 48'--9"' 13'-21„ 48' 91„ 42'-13„ 8 2 8 4 THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN 9'—423 —11 14'—4 " 23'-11 42 -1 3" PERMISSION OF MILDREN DESIGN GROUP, P.C. 2 23'-0" 8 2 8 23'-0" 4 3Date: 15 December 2017 2'-18" Drawn by: Checked by: 209'-1 8" JCM/CLT WEM a Second Floor Plan - Office I I I I I Job Number: 116139 Sheet 0 4 8 16 Site Design Review - November 2017 A2.2. 1 Q Q Q Q Q Q Q Keynotes 1. ACM METAL PANEL, ACM —1 ,,, ,,, ,,, 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING PAINTED PRISMA JLR CHAMPAGNE METALLIC MILDREN DESIGN GROUP, RC I 3. ACM METAL PANEL, ACM-2 ARCHITECTURE ■ SPACE PLANNIN( 2 — — 4. ELEVATOR 7650 S.W. Beveland, Suite 120 N 5. HVAC UNIT — PROVIDE DRAIN FOR CONDENSATION Tigard, Oregon 97223-8692 6. HOLLOW METAL DOOR g g 13 7. 3'-6" HIGH PARAPET AND VEHICLE RESTRAINT RAILING (503) 244-0552 ALONG PERIMETER WALLS C 8. WALL MOUNTED LIGHT FIXTURE, SEE ELEVATIONS �D 9. STAIR WITH CONCRETE TREADS 10. STEEL HANDRAIL, PAINTED N I 14 11. SLOPED SLAB AT VEHICLE PARKING / STORAGE 12. CONCRETE AUTO RAMP, 8.33% SLOPE AT TRANSITION RAMP, AT TOP AND BOTTOM, 16.66% SLOPE AT CENTER SECTION OF 4 — — — — — — RAMP 127'-6" 13. STORAGE STRIPING d 12 _ 14. PARKING STRIPING N 15. 3'-0" HIGH MECHANICAL EQUIPMENT SCREEN N � � 25'-6„ QO I I I 0:� o I LOW I I N 14 / / tl 2 "� I I I U00 N N 13 - � I I I e Client: N JLRN I 8 I ' I I B 2 d- N 5'—2 24 —8A' IB'—B" 7 2 A3.4 720 NE Grand Ave. 1'3) 14 � Portland, Oregon 97232 0 � I I ®N I Project: I New Building / J O 3 N N 10125 SW Washington Sq Rd. \ / Portland, Oregon 97223 1,100 1 O 3 —–I � Sheet Title: / / 1z - � Q Overall Third 8 /; / I / , ' / Floor/Roof 13 9 10 14 Plan 13 / \ A)/ r\ 15 / / ST / • • •O \ / I Revisions: Li 8 2 II 3T 15 / V 3T Ak 1 A 3 B \ 30 / \ • / H / MILDREN DESIGN GROUP, P.C., 2017, ALL 9 RIGHTS RESERVED / THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE 23' Mj NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. �>>>., / �b / 2 Date: 15 December 2017 m 8 / CO A3.1 Drawn by: Checked by: JCM/CLT WEM 77 Third Floor/Roof Plan N Job Number: 116139 Sheet 0 10 20 40 A3.2 Site Design Review - November 2017 A2.3.0 Keynotes 1. ACM METAL PANEL, ACM —1 .»w.� 2. ACM METAL PANEL, AT RETURN GLAZING 3. ACM METAL PANEL, ACM-2 MILDREN DESIGN GROUP, P.0 4. STOREFRONT DOOR 5. SOLID CORE WOOD DOOR ARCHITECTURE ■ SPACE PLANNIN( 6. BASE CABINETS, SINK 7650 S.W. Beveland, Suite 120 A B C 7. ACCESSIBLE TOILET ROOM Tigard, Oregon 97223-8692 80'-0" 8. ACM OVERHANG, ABOVE (503) 244-0552 9. GLASS FIN WALL 10. STEEL COLUMN, SEE STRUCTURAL 1 — 52'-0" 25'-0" 1 -104„ 43'-3" 17'-04„ 9'-112„ 9 2 1 I I noo •--,N o I � i� 4 I I LO 401 N CO � 402 N 8 I 404 I 305 CCC W 1 403 °0 2 — I — I — J —I L — OF p� 10 7 Client: Pavilion Floor Plan JLR 0 4 8 16 720 NE Grand Ave. Portland, Oregon 97232 Project: New Building 10125 SW Washington Sq Rd. Portland, Oregon 97223 Sheet Title: Pavilion Floor Plan Revisions: U a MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 3 THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 17 November 2017 Drawn by: Checked by: JCM/CLT WEM a Job Number: 116139 Sheet Site Design Review - November 2017 A2.4. 1 R P ❑ M L K J BEYOND 8 1 310 - 1 310 — TOP OF ro kn MILDREN DESIGN GROUP, P.0 PARAPET ___ __ ARCHTTECTURE SPACE PLANNiN< LAND �,�+ TOP OF 7650 S.W. Beveland, Suite 120 PARKING DECK Tigard, Oregon 97223-8692 S N (503) 244-0552 17 1 16 TOP OF N00 7 PARKING DECK TOP OF PARAP 7 �- �' DRIVE-IN SERVICE 0) 2 PORTLANDCN 00 o 0 0 i 0 00 00 -- - t 0 0 ------------------ - ---- ------------------------------------ 11L - ---- ----- ----- ----- TYP. T YP. `u[ North Elevation 3 a-) 4 13 15 11 6 41WA 305 L E.bb–n R.� 0 2 4 8 16 �1 �� 1 OF C BEYOND 22 8 14 13 11 Client: 1 BEYOND JLR 7 2 Ll 720 NE Grand Ave. 9 Portland, Oregon 97232 Pro ject: New Building 15 10125 SW Washington Sq Rd. LL L Portland, Oregon 97223 5 Sheet Title: East Elevation 12 14 14 11 4 bb—n North and East 0 2 4 8 16 Building E levat ions - Showroom Keynotes 1. ALUMINUM COMPOSITE MATERIAL (AMC) PANEL – ACM 1 SUNSHINE GREY 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING – PAINTED PRISMA JLR CHAMPAGNE METALLIC Revisions: 3. MOTORIZED OVERHEAD GLAZED DOOR 4. CONCRETE FILLED BOLLARD – PAINT TO MATCH ACM2 5. STOREFRONT DOOR 6. HIGH SPEED 12" HIGH GLAZED PANELED OVERHEAD DOOR 7. SIGNAGE PER JLR STANDARDS 8. STAIR TOWER – CMU PAINTED TO MATCH ACM2 9. CANOPY – ACM 1 10. ALUMINUM COMPOSITE MATERIAL (ACM) PANEL – ACM 2 - CHAMPAGNE SILVER 11. FRAMELESS GLASS DOOR 12. BUTT GLAZED STOREFRONT \ 13. BUTT GLAZED STOREFRONT WITH CLEAR GLAZING WITH FROSTED JAGUAR AND LAND ROVER GLAZING MANIFESTATION 14. STEEL COLUMN, PAINTED TO MATCH ACM 1 ' 15. ACM 2 AT BEVEL AT GLAZING ' 16. LIGHT FIXTURE MILDREN DESIGN GROUP, P.C., 2017, ALL 17. ROOFTOP MECHANICAL SCREEN — HORIZONTAL RIGHTS RESERVED© TRAPEZOIDAL METAL PANEL — PAINTED FRAME JLR THESE DRAWINGS ARE THE PROPERTY OF CHAMPAGNE METALLIC MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY N 18. ACM 2 CAP MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 Date: 15 December 2017 Drawn by: Checked by: WEM a Northeast Perspective Job Number: 116139 Sheet bb—n Site Design Review - November 2017 A3. 1 J K TYP. L M y P R 7 12 7 17 2 4 10 11 10 TOP OF MILDREN DESIGN GROUP, P.0 PARAPET ARCI-=CTURE SPACE PLANNIM L�N® ®vl"'— 7650 S.W. Beveland, Suite 120 --- S Tigard, Oregon 97223-8692 (503) 244-0552 1 7 TOP OF NICO IQ APET �t DRIVE-IN SERVICE i a a a �'I00 i 00 L �F- -------- -------------------- --------------------------------------------------------- -- -------- -------- --------_ ----- -------- ----...---- --------------------- ------ -------- ,l O k IN 15 South Elevation 6 6 14 12 13 16 ~ 305 bb—n W L E. 0 2 4 8 16 OF COS, Client: 11 13 19 20 21 22 TT 1 JL 11 8 11 18 12 7 TOP OF PARKING DECK 720 NE Grand Ave. Portland, Oregon 97232 TOP OF = PARKING DECK - 9 Project: New Building N I j CD N 10125 SW Washington Sq Rd. 11 1,7Z I / Portland, Oregon 97223 i West Elevation 12 5 g Sheet Title: bb—n South & Partial 0 2 4 8 16 'Iii West Building E levat ions - Showroom Keynotes 1. ALUMINUM COMPOSITE MATERIAL (AMC) PANEL — ACM 1 SUNSHINE GREY 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING — PAINTED PRISMA JLR CHAMPAGNE METALLIC Revisions: 3. CANOPY — ACM 1 4. OPENING AT SECOND FLOOR PARKING / STORAGE STRUCTURE 5. STOREFRONT DOOR 6. HIGH SPEED 12" HIGH GLAZED PANELED OVERHEAD DOOR 7. SIGNAGE PER JLR STANDARDS 8. PARKING DECK 9. ACM 2 AT BEVEL TO GLAZING 10. ALUMINUM COMPOSITE MATERIAL (ACM) PANEL — ACM 2 CHAMPAGNE SILVER 11. PARAPET SCREEN WALL WITH ALUMINUM COMPOSITE MATERIAL (ACM) PANEL — ACM 2 CHAMPAGNE SILVER 12. BUTT GLAZED STOREFRONT WITH CLEAR GLAZING 13. BUTT GLAZED STOREFRONT WITH CLEAR GLAZING WITH co FROSTED JAGUAR AND LAND ROVER GLAZING MANIFESTATION 14. FRAMELESS GLASS DOOR MILDREN DESIGN GROUP, P.C., 2017, ALL \ \ RIGHTS RESERVED 15. HOLLOW METAL DOOR AND FRAME PAINTED TO MATCH 3 ACM 2 THESE DRAWINGS ARE THE PROPERTY OF MILDEN DESIGN16. STEEL COLUMN, PAINT TO MATCH ACM 1 NOTTO BE USED ORUREPRODUCED NR ANY 17. LIGHT FIXTURE MANNER, EXCEPT WITH THE PRIOR WRITTEN 18. ACM 1 CAP — JLR SUNSHINE GREY PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 19. ROOF ACCESS LADDER Date: 15 December 2017 Drawn by: Checked by: \ WEM \ a \\\ Southeast Perspective Job Number: 116139sheet bb—n Site Design Review - November 2017 A3.2 I MILDREN DESIGN GROUP, PC z_ 1 2 13 19 ARCHTTECTURE ■ SPACE PLANMN< = 7650 S.W. Beveland, Suite 120 U Tigard, Oregon 97223-8692 VIEWED AT ANGLE (503) 244-0552 Q .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Overall West Elevation Keynotes �� bb—n �f 1. ALUMINUM COMPOSITE MATERIAL (AMC) PANEL — ACM 2 CHAMPAGNE SILVER 056 0 4 8 16 32 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING — W L 3 3 R. PAINTED PRISMA JLR CHAMPAGNE METALLIC 3. CMU BLOCK — GROUND FACE 4. METAL AND CABLE GUARDRAIL 5. METAL OVERHEAD DOOR — PAINT TO MATCH ACM 2 1 O�� OF 6. HIGH SPEED 12" HIGH GLAZED PANELED OVERHEAD DOOR BEYOND 7. STAIR TOWER 8. RAMP 1 2 7 9. HOLLOW METAL DOOR AND FRAME — PAINT TO MATCH ACM 2 10. PARAPET AT UPPER LEVEL PARKING Client: 11 2 10 12 11 11. FINISH FLOOR LEVEL T 12. LIGHT FIXTURE J L 13. OPENING AT SECOND FLOOR PARKING / STORAGE STRUCTURE 8 4 f 720 NE Grand Ave. V Portland, Oregon 97232 i ,T' I I 1 11 1 1 1 1 1 1 1 1 T I I I 1 11 1 1 1 —1 —r Project: New Building 3 10125 SW Washington Sq Rd. Portland, Oregon 97223 West Elevation bb—n Sheet Title: 0 2 4 8 16 South & West Building E lev. - Service & BEYOND 13 7 19 A 7 B Parking 11 3 10 2 11 1 -� TOP OF PARAPET 1 1 1 1 1 1 1 1 1 ' 1 ' 1 ' 1 ' 1 1 Revisions: PARKING DECK 13 I _ _ TOP OF _ T1 71 rT IT PARKING DECK O I -Kv � o � a —K4 N O MILDREN DESIGN GROUP, P.G., 2017, ALL � RIGHTS RESERVED s THESE DRAWINGS ARE THE PROPERTY OF d MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. ` Date: 15 December 2017 3 T YP. 9 6 9 Drawn by: Checked by: West Elevation 9 3 5 South Elevation WEM a bb—n bb—n Job Number: 116139 0 2 4 8 16 0 2 4 8 16 Sheet Site Design Review - November 2017 A3.3 TYP. BEYOND F D 13 BEYOND A 1 7 2 12 13 7 10 MILDREN DESIGN GROUP, P.0 TOP OF PARAPET ARCHTTECTURE SPACE PLANNIM -- — -- 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 TOP OF 503) 244-0552 1:1 LT LPARKING DECK 8 I — 3 - = TOP OF 8 _ _ _ PARKING DECK o o � f 3 � II N Ile O 4,*D North Elevation 41WA 305 9 bb-n L E. R. 0 2 4 8 16 1 4 �� /IVur p� 10 10 5 4 3 1 7 Client: 13 TT R VIEWED AT ANGLE J L1 �, 14 2 12 720 NE Grand Ave. 4 g Portland, Oregon 97232 /( Project: New Building Bill 10125 SW Washington Sq Rd. Portland, Oregon 97223 TYP. TYP. 5 6 11 5 11 Sheet Title: East Elevation bb—n North & East 0 2 4 8 16 Building E lev. - Services & Parking Keynotes 1. ALUMINUM COMPOSITE MATERIAL (AMC) PANEL - ACM 2 CHAMPAGNE SILVER 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING - PAINTED PRISMA JLR CHAMPAGNE METALLIC Revisions: 3. CMU BLOCK - GROUND FACE 4. OPENING AT SECOND FLOOR PARKING / STORAGE STRUCTURE 5. METAL OVERHEAD DOOR PAINT TO MATCH ACM 2 6. STOREFRONT WITH CLEAR INSULATED GLAZING 7. STAIR TOWER B. RAMP 9. FINISH FLOOR BEYOND 10. ADDRESS SIGNAGE, 10" HIGH, 1" THICK DYNAFOAM WITH PLASTIC OVERLAY 11. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH ACM 2 12. PARAPET AT UPPER PARKING LEVEL 13. FINISH FLOOR LEVEL 14. LIGHT FIXTURE MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED s THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 Date: 15 December 2017 Drawn by: Checked by: WEM a Job Number: 116139 Sheet Site Design Review - November 2017 A3.4 Keynotes 12 3 1. ALUMINUM COMPOSITE MATERIAL (AMC) PANEL - ACM 1 1 4 1 1 1 4 1 SUNSHINE GREY 2. BUTT GLAZED STOREFRONT WITH CLEAR GLAZING WITH MILDREN DESIGN GROUP P.0 3 FROSTED JAGUAR AND LAND ROVER GLAZING TOP OF MANIFESTATION ARCHITECTURE ■ SPACE PLANNIM PARAPET 3. SIGNAGE PER JLR STANDARDS 4. ALUMINUM COMPOSITE MATERIAL (ACM) PANEL - ACM 2 7650 S.W. Beveland, Suite 120 CHAMPAGNE SILVER Tigard, Oregon 97223-8692 �'�t 5. ALUMINUM COMPOSITE MATERIAL (ACM) AT BEBEL (503) 244-0552 APP OVED (0 (0(0 8 (01 RETURN TO GLASS - ACM 2 CHAMPAGNE SILVER 10 6. FRAMELESS GLASS DOORS 7. CONCRETE FENCE - PAINT TO MATCH ACM 1 8. METAL GATE - ACM 2 CHAMPAGNE SILVER 9. CMU FENCE PAINTED PRISMA JLR CHAMPAGNE METALIC --- -- ------------ -- - WITH LANDSCAPE BUFFER AT GREENBURG SIDE - SEE ------------------ --- ---------------- - o < LANDSCAPE PLAN - SEE DETAIL 5/A3.5 -- ----- - - ---- - --------------- --- -- ---------- ------------------------04- ---- --------------- > I;� " 10. ORNAMENTAL IRON SECURITY FENCE - PAINT TO MATCH ACM 1 - SEE DETAIL 6/A3.5 11. SCORED CONCRETE PLAZA - SEE SHEET A1.3 FOR SCORING 6 13 12. 6" HIGH BUILDING ADDRESS SIGNAGE 2 5 13. 3'-0" DEEP RECESSED / COVERED ENTRY 1 North Elevation 2 East Elevation ( 3South Elevation 1 3.53.53.5 0 2 4 8 16 0 2 4 8 16 0 2 4 8 16 �*D 80'-0"3 1 ,W L 305 R.n MASONRY CAP OF p� (2) #4 HORIZONTAL AT TOP OF WALL AND 48" 0/C = Client: °' 2"X2" HORIZONTAL RAIL JL I 1"x1 INTERMEDIATE --------------- ------------------- ------------------- ------------------- ------------------- - 0-) ---------- VERTICAL POSTS --------------- -------------------- ------------------- ------------------- ------------------ ------------- X •I 4"x4" VERTICAL POST < #4 VERTICAL AT ENDS OF AT 5'-0" 0/C 6'-104" 43'-3" 29'-104" o WALL AND 16" 0/C WITH HOOK INTO FOOTING 9" 7" 7" 7" 7" 7" 7" 9 11 0 ('-4West Elevation 720 NE Grand Ave. Q ❑ ❑ Portland, Oregon 97232 3.5 > I � U 0 0 0 0 0 0 12 - GROUND FLOOR WALL AREA 8" CMU, GROUT SOLID� PLAN PAINTED 0 2 4 8 16 OVERALL EAST WALL 80'-0" X 6'-0" (3'-0" TO 9'-0") = 480 SF I (� Project: EAST FACING WINDOWS 43'-3" X 6'-0" (3'-0" TO 9'-0") = 259.5 SF •I FINISH GRADE, SEE CIVIL 259.5 / 480 = 54.06 % GLASS TO WALL AREA AT 3'-0" TO 9'-0" New Building 2"X2" HORIZONTAL RAIL •I 0) �7, A111I IIIIIIIIII = H—MEM III 1 1 1 1 1 1 1 1 A aT=1 I i=IIIIIIIII—III o Q III III a I ° - (3) #4 CONT. I I 10125 SW Washington S Rd. I Portland, Oregon 97223 LANDSCAPE AREA g CLEAR #4 AT 2'-8" 0/C 3" 2'-3" TRANSVERSE I EMBED POST IN 12"0 X 24" DEEP L — — — J FOOTING Sheet Title: 9 ( 5 ' Screen Wall 6 Ornamental Iron Security Fence Pavilion 1,��.5 Y4"=V—0;' 1�1�5 Y4"=1'—0" B 9a5a3-b 9a5a3-c2 ul ing 8 MASONRY CAP 19'-399 E levat ions I (2) #4 HORIZONTAL AT TOP - - - - - - - - - - - - - - - - - - OF WALL AND 48" 0/C -31 I I - - - - --- - - - - - - - ° — - - - -- I •I Q #4 VERTICAL AT ENDS OF 8" CMU WALL, I I I WALL AND 16" 0/C WITH Revisions: GROUT SOLID I -- z p I I o I HOOK INTO FOOTING 6" CONCRETE SLAB, I Q ' I I �° I 6" CONCRETE SLAB WITH SLOPE TO DRAIN I o I I v� I #4 AT 24" 0/C EACH WAY wCENTERED IN SLAB CONCRETE FOOTING I I �icc Q 8" CMU, GROUT SOLID - I ? I PAINTED 7 I a �I I FINISH GRADE, SEE CIVIL 8 I 7 8 HSS 3x3x3/6 JAMB I I T SLAB •II I 9 x2 - 12 Q0 4 MILDREN DESIGN GROUP, UP P.C. 2017, ALL RIGHTS RESERVED Oa AT 48 O C 3 10 " ° I —III III III IL III THESE DRAWINGS ARE THE PROPERTY OF 7 > IIIIII MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY CL� ° a I ° a III—III MANNER, EXCEPT WITH THE PRIOR WRITTEN O " Q (3) #4 CONT. PERMISSION OF MILDREN DESIGN GROUP, P.C. o Ld la 00 " _° Date: 17 November 2017 d CONCRETE FILLED Drawn by: Checked by: PIPE BOLLARD CLEAR #4 AT 2'-8" 0/C 11 3" 2'-3" TRANSVERSE WEM H-36, 20 GA, METAL WALL Northeast Perspective (�7 Trash Enclosure PI n PANEL, PAINTED WITH HSS 8 Screen Wall at Trash Enclosure Job Number 116139 3x3x/4 FRAME Sheet bb-n %"=1'-0" %"=1'-0" d-Trash EnclosurePlan-Masonry-1 9a5a3 Site Design Review - November 2017 A3.5 Keynotes 1. SCREEN WALL AND LANDSCAPING — SEE LANDSCAPE PLAN 2. HORIZONTAL TRAPEZOIDAL METAL PANEL CLADDING — PAINTED PRISMA JLR CHAMPAGNE METALLIC 3. CMU BLOCK — GROUND FACE MILDREN DESIGN GROUP, P.C. 4. CMU BLOCK WITH CORRUGATED METAL PANEL CLADDING 5. METAL AND CABLE GUARDRAIL ARCHITECTURE - SPACE PLANNING 6. SIDEWALK AT ACCESSIBLE ROUTE TO PUBLIC STREET 7650 S.W. Beveland, Suite 120 7. SIDEWALK AT SW GREENBURG ROAD 8. SIDEWALK AT SW WASHINGTON SQUARE ROAD Tigard, Oregon 97223-8692 9. RAMP (503) 244-0552 10. PARAPET AT UPPER PARKING LEVEL 1 2 3 4� 5 6 10 . I - _ � 4 - - 9 - O -- ; 404 a V 305_-- - _ --___--------_------ -----'--------- - -- -- --- - -- ---- -_-- ---- --- --- -_- --- - ---- -- _ W L E. SIR. M , 8 OF I 1 Client: Building Section A4.1JLR I ... . .. ...... . . ... .. .... 0 4 8 16 I 720 NE Grand Ave. Portland, Oregon 97232 Project: 10 5 New Building A B cl D tl F ---------- - -- ---------------- ---------------------------------------------------- --_ 8 --------- -Lin --_ -- -------- -_=___ `_ ------------------------------------ 1 10125 SW Washington Sq Rd. 2 -------------- ------ 7 \ � 199.5 -- ---____ Portland, Oregon 97223 199.5' _ 196.5' ------------------ ---- -- - - - _____-- 19 ' heet it e: 446 — 02 Building g Sect ions ('2- Site Section A4.1 A B C D E F 5 0 10 20 40 G 10 --- \\------------------------- ------ R ---------------- ev�s�ons LLI o I - - 2 = 199 . 5 ' 199 . 5 ---- --- 1 MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 19 THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE ® ® NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN 1 9 PERMISSION OF MILDREN DESIGN GROUP, P.C. O Date: 17 November 2017 50'-0° Drawn by: Checked by: 3 Building Section DCB/CLT WEM A4.1 rnM09 Job Number: 116139 0 4 8 16 Sheet Site Design Review - November 2017 A4. 1 Signage Keynotes I - - - ` mPMILDREN DESIGN GROUP P.0 C \ •{I / USIOukl°g T / W R.-P[— T HTTE / SeMce T ARCCTURE Ni SPACE PLAN1V< 1. DIRECTIONAL SIGNAGE 7650 S.W. Beveland, Suite 120 — — — — — — — — I -------_ / (PANEL 3'-5" X 7'-3" Tigard, Oregon 97223-8692 4/ n / (503) 244-0552 / I I I II I I �------ I I — / � \ 1 2. 10' TALL PYLON SIGN EXISTING F I I I I BANK OF AMERICA �l� 77 I 01 BUILDING I a � � � ` (PANEL 3'-5" X 10'-0" ) LI — I I I I I I D j I ----- _� L_ J _ I3 / crop s \\\ l 00 x x x x i 1� a 11040 I _ 60 ' � 3. 10' TALL WELCOME DIRECTIONAL SIGN (PANEL 3'-5" X 10'-0" ) I I \ J � I �Nc Client: 4. JAGUAR FACADE SIGNAGE JLR I ° -- �• _ _ T 5. LAND ROVER FACADE SIGNAGE ° 1 /. I _1L / PORTLAND 6. RETAILER NAME SIGNAGE I / r 720 NE Grand Ave. ��. 0 ' z- 7. JAGUAR / LAND ROVER DUAL BRAND LOGO Portland, Oregon 97232 0 °.�1. t APPROVED 8. APPROVED SIGNAGE / Project: EXISTING THIRSTY LION / RESTAURANT / 0� New Building D I / 9 / / 9. APPROVED / CUSTOMER PROMISE SIGNAGE PANEL 3 —5 X 7 —3 //\ 0 ( ) -�' 5 ° 10 / 10125 SW Washington Sq Rd. --- `' ° ® - 4/ Portland, Oregon 97223 - DRIVE-IN SERVICE = 10. DRIVE—IN SERVICE SIGN C \ \ 4 / Sheet Title: i Overall E 61 .P 00 e Signage Concept I e•bO / � 0 10 7 Revisions: -� � 4 0/1 , 5 j V O � Q 0 7� J ti a / MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 3 / THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE 1 / NOT TO BE USED OR REPRODUCED IN ANY / MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 3 / Date: 15 December 2017 °R" 217 Drawn by: Checked by: r— ' CLT WEM a Job Number: 116139 Overall Signage Concept sheet 0 20 40 80 Site Design Review - November 2017 B 1 445,992 GLA / 356,642 SF = 1 .27 FAR RESTAURANT OFFICE A = 27,222 SF SF OFFICE B = 40,000 SF OFFICE C = 374,500 SF RESTAU RA TMall Address: \ RESTAURANT = 10,000 SF \ WASHINGTON SQUARE 9585 S.W.Washington Square Portland, OR 57223 GROUND LVL PS = 299 Phone: (503)639-8860 2 LVL GARAGE PS = 232 Fax: (503)620-5612 4 LVL GARAGE PS = 900 y For Leasing PROVIDED PARKING SPACES = 1431 Information Contact: Matthew Brant I MacerNE 7525 166th Ave. NE,Ste.D210 OFFICE: 445,992 SF / 1 ,000 = 446 x 2.7 = 1 ,204 \ Redmond,WA 98052 Phone: (425)869-2640 OFFICE RESTAURANT: 10,000 SF / 1 ,000 = 10 x 9.0 = 90 Fax: (425)867-1577 Peripheral Leasing Group REQUIRED PARKING SPACES = 1 ,283 Big Box, Pad& ^ Restaurant Leasing Brian lli X \\ Phone (02)1953- 1C 6480 O \ . \ 29 C, �O \ e s ft 1 � -OFFICE /� . . • PA KING BELOW A Note: OF ICE ABOVE This is a schematic plan only intended to show the general layout a O F I CE C 53,500 SF x 7 LVLS of the shopping center or part PKG: GRADE + 5 LVLS thereof.This plan is notto be scaled. > 900 PARKING SPACES LAST UPDATED:11.09.17 BY: G2 OFFICE A 27,222 SF OFFICE 4 4 LEVEL OFFICE B 40,000 SF s \ \\\\ SITE PLAN Li 232 PARKING SPACES ® B-2 NORTH GENERAL UTILITY NOTES GENERAL GRADING NOTES LEGEND he__� 1. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE JURISDICTION. 1. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE JURISDICTION AND THE PROJECT PROPOSED EXISTING MILDREN DESIGN GROUP, P.C. 2. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE CURRENT EDITION OF THE GEOTECHNICAL INVESTIGATION. _ - PROJECT BOUNDARY ARCHITECTURE SPACE PLANNING PLUMBING CODE, BUILDING CODE, AND THE FIRE CODE. WORK IN THE RIGHT OF WAY SHALL 2. THE CONTRACTOR SHALL HAVE A FULL SET OF THE CURRENT APPROVED CONSTRUCTION PROPERTY LINE - - 7650 S.W. Beveland, Suite 120 ALSO CONFORM TO THE STANDARDS OF CITY OF TIGARD AND OREGON DEPARTMENT OF DOCUMENTS, INCLUDING ADDENDA ON THE PROJECT SITE AT ALL TIMES. TRANSPORTATION (ODOT). 3. THE CONTRACTOR SHALL NOTIFY THE OREGON UTILITY NOTIFICATION CENTER (800 332 2344) EASEMENT LINE - Tigard, Oregon 97223-8692 3. THE CONTRACTOR SHALL HAVE A FULL SET OF THE CURRENT APPROVED CONSTRUCTION THREE BUSINESS DAYS PRIOR TO ANY EXCAVATION. FENCE - x x Voice: 503-244-0552 DOCUMENTS INCLUDING ADDENDA ON THE PROJECT SITE AT ALL TIMES. 4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE UTILITIES SUCH AS GAS, CURB Fax: 503-244-0417 4. THE CONTRACTOR SHALL NOTIFY THE OREGON UTILITY NOTIFICATION CENTER (800 332 2344) TELEPHONE, POWER, DATA, ETC. CONFIRM VAULT LOCATIONS WITH THE ARCHITECT. EDGE OF PAVEMENT THREE BUSINESS DAYS PRIOR TO ANY EXCAVATION. 5. THE CONTRACTOR SHALL KEEP THE ARCHITECT AND JURISDICTION INFORMED OF CONSTRUCTION 1' CONTOUR 191 _ _ _ _ 191_ 5. - - - 191- 5. EXISTING CONDITIONS BASED ON TOPOGRAPHIC, BOUNDARY, AND UTILITY SURVEY PREPARED BY PROGRESS TO FACILITATE SITE OBSERVATIONS AT REQUIRED INTERVALS. 48 HOUR NOTICE IS 5' CONTOUR 190 _190- WH 190-WH PACIFIC, DATED MAY 2017. REQUIRED. STORM SEWER LINE SD STM i 5. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE UTILITIES SUCH AS GAS, 6. EXISTING CONDITIONS BASED ON TOPOGRAPHIC, BOUNDARY, AND UTILITY SURVEY PREPARED BY WATER LINE W WAT T.M. RIPPEY TELEPHONE, POWER, CABLE TELEVISION, ETC. CONFIRM VAULT LOCATIONS WITH ARCHITECT. WH PACIFIC, DATED MAY 2017. FIRE WATER LINE FW 7. THE CONTRACTOR SHALL KEEP THE ARCHITECT AND JURISDICTION INFORMED OF CONSTRUCTION 7. FINISHED GRADES ARE TO BE BROUGHT TO WITHIN 0.08 FT. IN 10 FT. OF THE GRADES SHOWN SANITARY SEWER LINE SS SAN- CONSULTING ENGINEERS PROGRESS TO FACILITATE SITE OBSERVATIONS AT REQUIRED INTERVALS. 48-HOUR NOTICE IS AT SUBGRADE AND TO WITHIN 0.03 FT. IN 10 FT. AT FINISH GRADE. CONTRACTOR TO ALLOW GAS LINE GAS REQUIRED. FOR PLACEMENT OF REQUIRED TOPSOIL AND PLANTINGS IN ROUGH GRADING. 7650 SW Beveland, Suite 100 OVERHEAD UTILITY WIRE OHW Tigard, Oregon 97223 8. THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTING CONDITIONS. EXISTING UTILITIES AND 8. GRADING ELEVATIONS AS SHOWN ON PLANS ARE FINISHED GRADE, WHICH INCLUDES PAVING, UNDERGROUND POWER LINE PWR BASE ROCK, AND SUBGRADE SOIL. GENERAL CONTRACTOR IS RESPONSIBLE TO COORDINATE Phone: (503) 443-3900 POINTS OF CONNECTION TO EXISTING UTILITIES AND LOCATIONS WHERE NEW UTILITIES WILL GRADING WITH BOTH EXCAVATOR AND PAVING CONTRACTOR. COMMUNICATION LINE PWR Fax: (503) 443-3700 CROSS EXISTING UTILITIES SHALL BE VERIFIED BY THE CONTRACTOR BY POTHOLING PRIOR TO CONSTRUCTION OR ORDERING MATERIALS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO 9. SEE PROJECT GEOTECHNICAL ANALYSIS PREPARED BY GEODESIGN, INC. FOR PAVING, EXISTING FEATURE OR CONDITION (E) SCHEDULE POTHOLING SUCH THAT IF CONFLICTS ARE ENCOUNTERED, SUFFICIENT TIME EXISTS EXCAVATION, FILL, AND COMPACTION REQUIREMENTS. CATCH BASIN CB TO PREPARE MODIFIED DESIGNS AND HAVE THE MODIFICATIONS APPROVED BY THE JURISDICTION 10. IF DEWATERING IS REQUIRED DURING CONSTRUCTION, THE CONTRACTOR SHALL PREPARE A TOP OF CURB TC WITHOUT IMPACTING THE PROJECT SCHEDULE. DEWATERING PLAN CONSISTENT WITH CITY OF TIGARD AND CLEAN WATER SERVICES (CWS) GUTTER G 9. THIS PLAN IS GENERALLY DIAGRAMMATIC. IT DOES NOT SHOW EVERY JOINT, BEND, FITTING, OR REQUIREMENTS, AND OBTAIN APPROVAL OF THE PLAN FROM BOTH JURISDICTIONS PRIOR TO INVERT ELEVATION IE ACCESSORY REQUIRED FOR CONSTRUCTION. PROCEEDING WITH DEWATERING. BACKFLOW PREVENTER BFP 10. INSTALL CLEANOUTS AT 100' MAX. AND AT ALL LATERALS PER CODE. PROVIDE CLEANOUTS AS 11. THE CONTRACTOR SHALL CLEAN ALL CATCH BASINS AND STORM LINES IMPACTED BY SITE PERFORATED PIPE PERF REQUIRED BY THE CURRENT OREGON PLUMBING SPECIALTY CODE. NOT ALL REQUIRED DEVELOPMENT FOLLOWING COMPLETION OF CONSTRUCTION OR AS DIRECTED BY THE CITY OF TOP OF STEP TS CLEANOUTS ARE SHOWN. TIGARD AND CWS. NO SEDIMENT SHALL BE ALLOWED TO ENTER NEW OR EXISTING INLETS. 11. UTILITIES WITHIN TWO FEET OF A BUILDING SHALL BE CONSTRUCTED OF MATERIALS APPROVED 12. RETAINING WALLS TO BE CONTRACTOR DESIGN-BUILD MODULAR BLOCK. MATERIAL TO BE AS BOTTOM OF STEP BS FOR INTERIOR USE AS DESCRIBED IN THE CURRENT EDITION OF THE PLUMBING CODE. APPROVED BY ARCHITECT. TOP OF WALL TW 12. CHANGES IN DIRECTION OF DRAINAGE AND SEWER PIPING SHALL BE MADE BY THE BOTTOM OF WALL AT FINISHED GRADE BW APPROPRIATE USE OF APPROVED FITTINGS AND SHALL BE OF THE ANGLES PRESENTED BY FINISHED GRADE FG ONE-SIXTEENTH BEND, ONE-EIGHTH BEND, ONE-SIXTH BEND OR OTHER APPROVED FITTINGS FOOTING FTG OF EQUIVALENT SWEEP. BACKFLOW PREVENTER BFP 13. IF DEWATERING IS REQUIRED DURING CONSTRUCTION, THE CONTRACTOR SHALL PREPARE A WATER SURFACE ELEVATION WSE Client: DEWATERING PLAN CONSISTENT WITH CITY OF TIGARD AND CLEAN WATER SERVICES (CWS) GROWING MEDIUM GM REQUIREMENTS, AND OBTAIN APPROVAL OF THE PLAN FROM BOTH JURISDICTIONS PRIOR TO TT R PROCEEDING WITH DEWATERING. BOTTOM BOT cJ L1 �, 14. THE CONTRACTOR SHALL CLEAN ALL CATCH BASINS AND STORM LINES IMPACTED BY SITE GENERAL GRADING NOTES GGN DEVELOPMENT FOLLOWING COMPLETION OF CONSTRUCTION OR AS DIRECTED BY THE CITY OF GENERAL UTILITY NOTES GUN TIGARD AND CWS. NO SEDIMENT SHALL BE ALLOWED TO ENTER THE STORM SYSTEM. 15. COORDINATE WITH TUALATIN VALLEY WATER DISTRICT (TVWD) FOR PROVISION OF NEW DOMESTIC WATER METERS FOR BOTH BUILDINGS. CONTRACTOR TO INSTALL 2-INCH SERVICE PIPE FROM MAIN BUILDING METER TO MAIN BUILDING RISER ROOM AND INSTALL A CITY OF TIGARD AND TVWD APPROVED DOMESTIC BACKFLOW PREVENTER IN RISER ROOM. CONTRACTOR TO INSTALL 1-INCH SERVICE PIPE FROM EAST BUILDING METER TO EAST BUILDING RISER ROOM AND 720 NE Grand Ave. INSTALL A CITY OF TIGARD AND TVWD APPROVED DOMESTIC BACKFLOW PREVENTER IN RISER ROOM. SIZE OF DOMESTIC SERVICES, CAPACITIES OF METERS, BUILDING DOMESTIC WATER Portland, Oregon 97232 DEMAND AND SIZE OF PIPING TO BUILDINGS IS ASSUMED AND TO BE CONFIRMED BY BUILDING PLUMBING DESIGNER PRIOR TO CONSTRUCTION OR ORDERING MATERIAL. CONTRACTOR TO DETERMINE REQUIRED BACKFLOW PREVENTER TYPES PRIOR TO CONSTRUCTION OR ORDERING MATERIALS; COORDINATE WITH BUILDING PLUMBING DESIGNER. CONTRACTOR TO DETERMINE IF Project: REMOTE METER READER IS REQUIRED AND PROVIDE AS DIRECTED BY TVWD. IRRIGATION CONNECTION IS TO BE DOWNSTREAM OF MAIN BUILDING WATER METER AND TO BE OF TVWD New Building APPROVED TYPE. SEE LANDSCAPE PLANS FOR DISCUSSION OF IRRIGATION BACKFLOW PREVENTER AND CONTINUATION TO IRRIGATION SYSTEM. NO CONNECTIONS MAY OCCUR BETWEEN DOMESTIC METER AND BACKFLOW PREVENTERS INSIDE BUILDINGS. 16. EXISTING WATER METERS TO BE REMOVED BY TVWD. CONTRACTOR TO COORDINATE WITH DISTRICT FOR SCHEDULING THIS WORK. 17. SIZES OF DCDA ARE ASSUMED AND TO BE CONFIRMED BY CONTRACTOR IN CONSULTATION WITH BUILDING FIRE SYSTEM DESIGNER. 18. INSTALL AUTOMATIC DRAIN VALVE IN VAULT AT LOW POINT OF FDC LINE. PROVIDE DRAINAGE FROM VAULT TO CITY OF TIGARD APPROVED LOCATION. SIZE OF FDC PIPE IS ASSUMED AND TO 10125 SW Washington Sq. Rd. BE CONFIRMED BY BUILDING FIRE SYSTEM DESIGNER. FDC TO CONFORM TO REQUIREMENTS OF Portland, Oregon 97223 TUALATIN VALLEY FIRE AND RESCUE (TVF&R) 19. PUBLIC WATER LINE, FITTINGS, VALVES, HYDRANTS, AND COMPONENTS TO CONFORM TO THE REQUIREMENTS OF TVWD. HYDRANTS TO ALSO CONFORM TO REQUIREMENTS OF TVF&R. Sheet Title: CONNECTIONS TO EXISTING PUBLIC WATER MAINS TO CONFORM TO TVWD REQUIREMENTS. ABANDON EXISTING PUBLIC WATER LINE SOUTH OF CONNECTION FOR EAST BUILDING AS DIRECTED BY TVWD. General Notes 20. BUILDING SANITARY PIPE SIZES ARE ASSUMED AND TO BE CONFIRMED BY BUILDING PLUMBING DESIGNER BASED ON THEIR CALCULATION OF DESIGN FIXTURE DISCHARGE. SEE BUILDING & Legend PLUMBING PLANS FOR SANITARY CONTINUATION WITHIN BUILDINGS. 21. CORE EXISTING STORM AND SANITARY MANHOLES AS REQUIRED FOR CONNECTIONS OF NEW PIPE(S). REVISE CHANNELS AS REQUIRED. RAISE MANHOLES UTILIZING PRECAST COMPONENTS AS REQUIRED. ROTATE CONES AND RELOCATE STEPS TO CONFORM TO NEW PIPE LOCATIONS. FILL EXISTING PENETRATIONS CAUSED BY PIPE REMOVAL WITH NON SHRINK GROUT. REMOVE EXISTING MANHOLES AND PIPE WITHIN BUILDING FOOTPRINT. FIVE FEET BEYOND BUILDING FOOTPRINT, MANHOLES MAY BE FILLED WITH COMPACTED AGGREGATE TO 4' BELOW FINISHED GRADE. ABOVE THIS ELEVATION, REMOVE MANHOLE COMPONENTS. PIPE 5' BEYOND BUILDING FOOTPRINT TO BE ABANDONED MAY BE REMOVED OR GROUTED FULL. Revisions: MILDREN DESIGN GROUP P.C., 2017 ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 15 December 2017 Drawn by: Checked by: AS KJK TMR Job Number: 17260 Sheet Site Design Review - December 2017 CO I \ \ NOTES: cf) TOPOGRAPHIC SURVEY INFORMATION PROVIDED BY WH PACIFIC, DATED APRIL 2017. • ELEVATIONS DEPICTED HEREIN ARE BASED UPON THE WASHINGTON COUNTY VERTICAL DATUM. hAmowwo��-- EXISTING EASEMENTS DEPICTED FROM DOC. N0, 97-108989 ARE TO THE BEST OF OUR ABILITY DUE MILDREN DESIGN GROUP, P.C. \ TO POOR DOCUMENT QUALITY AND DISTANCE TO INITIAL POINT OF DESCRIPTIONS. ARCHITECTURE • SPACE PLANNING BANK OF AMERICA � I BUILDING ISI � 7650 S.W. Beveland, Suite 120 00 Tigard, Oregon 97223-8692 \ Voice: 503-244-0552 Fax: 503-244-0417 I N 199\ \ \ I / - 199- --199- -I- - H�/V, 0 200 — WR 2pp, t~n // SQ 1101,0 -Onn =2o7X199- -� -- 199- � \_ SII IIII \� _ _ _ \ \ �N��� R �� 11 199 III _ I � 195 � � - -198 Client:� - - I i�9� � � IIII I IIS \ ` - -199- - J - 199- f/� � / JLR 1111 IIII I I I - - 1l — _ 1 II _ Uj 720 NE Grand Ave. III /I P I Portland, Oregon 97232 II / 19 - - - - IIII — - - Project: I ► ili III - - - - - - - - - - - - - - - - New Building 195- — 195" 195, / I ► I / I I — 1 195- 1 I I •I II \194- — — _ III I I - - - - - - -194- - - - - 194 \ - 10125 SW Washington Sq. Rd. Portland, Oregon 97223 I I I I II '194 _ _ - - I - - - - - - -193- - _ - 193- - - - - _ `1g - - - - - - - - - Sheet Title: 3. Existing - - - - -192- - - - - 193- _ _ I Conditions- - - - - - _ - _ - - - _1 - _ - _ - - - - - - - I` 92 ' ' L Plan - North MATCHLINE - SEE SHEET C1.1 — / I / - - 191- - - - - - - - - - - - - - - - - - - - -191- - _ 192 - - - �� EXISTING THIRSTY LION RESTAURANT � Revisions: I I l 190- j - 191- - \ -190 — — 190. _ - ll � — I ( ��T — —190 _ - - - - -189_ w - - - - - - - — I 9T - - - - - _ - - - - - -189- - - - 1189- 119 \ \ -" 189 MILDREN DESIGN GROUP, P.C., 2017 \ \ -1$9 \ 7 ALL RIGHTS RESERVED 9� THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY X90 \ MANNER, EXCEPT WITH THE PRIOR WRITTEN \\ \ \ \\ S ST /188_\ \ \ \\\ dL PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 15 December 2017 Drawn by: Checked by: III z \797 d TMR Job Number: 17260 \ Ir , , - -187- - - - N \ \\\ SCALE: 1" = 20' moMMI Sheet 0 10 20 40 December 2017 C l J Site Design Review - - - -192 _ _ I I — _ - - - - - _ _ _ Z/zxNOTES: TOPOGRAPHIC SURVEY INFORMATION PROVIDED BY WH PACIFIC, DATED APRIL 2017. I I 1 \ \ MATCHLINE - SEE SHEET C1 ELEVATIONS DEPICTED HEREIN ARE BASED UPON THE WASHINGTON COUNTY VERTICAL DATUM. " EASEMENTS DEPICTED FROM DOC. NO. 97-108989 ARE TO THE BEST OF OUR ABILITY DUE MILDREN DESIGN GROUP P.C. 2 - TO POOR DOCUMENT QUALITY AND DISTANCE TO INITIAL POINT OF DESCRIPTIONS. , ARCHITECTURE SPACE PLANNING 7650 S.W. Beveland, Suite 120 THIRSTY LION Tigard, Oregon 97223-8692 _ RESTAURANT g , g — —192 — ` Voice: 503-244-0552 Fax: 503-244-0417 Ijl I 190- _ _ - - / ' - 197_ 190 — — 190- - - - —190 - - -189_ I _ _ _ _ - - - - - - - - - - - - -189- - - \ '9� \ \ , 189 189\ \ \ \ `� I 19? \ Pw \ _ 790 \ \ \ ST \\ II II -188- � �. \188\ \ ` 189 '` \ - I 1 - -187- - - - - _ N \ \\\ \ \ \ \ 7gp\ `v v / Client: _ I \ ` JLR II _ -186 - - I d ° ° \ ` \ \\ �°'�/ -190--- 189 190� I ° \ � I \ ° P \ 18g \ I I *� P� e ad ° ° O/ 44 U ° d \ \ ° ` ` / 720 NE Grand Ave. / °° d° 1 / f4 Portland, Oregon 97232 � 1U4\ \� �/ \ \\ PWR / / // \\ / °d ° ° ° d ° d ° ° \ \ \ ° DD ° \/ d ° a ° ° ° ° \\ d VV \ Project: 188 01 SAN / SAN New Building \ \ \ \\\� � \ \ \ \ \ \\ \ \ \ \ `//l // / l T� I •� \x ,188` ` — \ I � ,07 \ ` 190 1 —STORY BUILDING 8 � I 10125 SW Washington Sq. Rd. 186_ _ ' I \ ° (FORMER T.G.I. FRIDAYS) / \ \ /�,/ I I Portland, Oregon 97223 17 ' \ �\ \\ `\ �� \ ` \ v' I I ' I d I 8,950 SQ. FT. f I j - 1� 9 / ° / — -187_ — /' / � Sheet Title: Existing �\ \ �8g 85� \ \ Conditions -186 - - Plan South 186 \\ \ ° - - - l \ 6' \ ° / 8 ° � ° - - -186- > S _ — Revisions: \ X86\ / w \ ° ° V QA / GA \38 �gDITCZ F1 _ 0f - _ 8 12 D—H DITCH \ �— - - _- - — WEr D \ — 184 MILDREN DESIGN GROUP, P.C., 2017 _179 1 / \ 3� \ I I ALL RIGHTS RESERVED 0 — — — — — — — — _ — —180 _\ 60 _ _182 / / J/ / //J MILDREN DESIGN GROUP,THESE DRAWINGS ARE P.0 R AOP ND ARE ERTY F -- 181 \ \\ \ / NOT TO BE USED OR REPRODUCED IN ANY 182— MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 18185= Date: 15 December 2017 _ -186- oR y — — _ — — 187 ___ - — — _ — — — ___ �/� ��/ Drawn by: Checked by: 2 -188Y >> - - - - - TMR Job Number: 17260 SCALE: 1" = 20' 60101MOMmINNOMMII Sheet 0 10 20 40 Site Design Review - December 2017 C I l N EXISTING � � \ � MILDREN DESIGN GROUP, P.C. BANK OF AMERICA ARCHITECTURE • SPACE PLANNING BUILDING I\I \ 7650 S.W. Beveland, Suite 120 �_ Tigard, Oregon 97223-8692 I 198.85E ' \ Voice: 503-244-0552 I MATCH ` � Fax: 503-244-0417 198.90TC E 198.40G(E) \ \ MATCH 198.70G(E) u 199.30TC E MATCH 198.90G(E) � MATCH ` � 199.25BWALK T.M. RIPPEY �'- 0 0 1 CONSULTING ENGINEERS 199.46TC ) 199.40TC E \ 198.96G(E) 198.90G(E) \ 7650 SW Beveland, Suite 100 11 MATCH MATCH Tigard, Oregon 97223 E STM CB �' ` Phone: (503) 443-3900 RIM 198.55 I Fax: (503) 443-3700 199.53TC \ II 199.03G(E) Q \ II MAIC H 199.40TC CB 198.95G(E) 200.77TC "20015 199.65TC \ 0.45' CURB 199.156 198.75TC 200.21 G � MATCH 00.69TC 198.90TC G 198.25G MATCH (E) 199.71 TC MATCH E �qs 00.15G 200.99TC E 200.24TC E ( ) 199.30 \ ti�NCTo \ 199.21 G _ RIM STM 5- ATCH (E) 200.48G(E) 199.70G(E) MATCH (E) - �- 199.29TC E iyRIM 198.05-MATCH FG199 199.30TC 198.79G(E) R198.o0BW --� _ _ 200.50TC199.70TC00- 198.806 \ MATCHCq0 xxx=xx 200.006 =�� � �-�, >r---�-END WALL x (� ,,� 199.206 \ 1i � 198.50 \� 199.25TC ' - 200.15TC 199.5OTC TRASH ENCLOSURE i I I 198.75G I 199C,rl .65G 199 199.000 198.80G 198.75TC G _ 1 50TC 199.60TC D SD SG/ O �� 198.55TC 198.25 � I 198.006 J 199 199.106 �0 200 1� RIM 198.60-MATCH 72" STM FG � 198.65TC G ' ! � ' /'195 _ -1 198.45TC G �i�g � - 199.00 200.00 200.50 200.50 200.00 199.10 198.25 Client: 198.75TW L� 199 p 197.00BW I L IIS / 198 197.95TC 198.05TC JL� 198.70TW I I 198.75TC 197.55G 19L5GU 198.20BW/G 198.25G 0.40' CURB 0. END WALL III � _ _ _ - - -198�� � � I I I 199.00 197 45TC G I 19 198.00GC 197 197 I III 198.80 198.05TC 196.80TC X 197.556 \ 19� 196.30G \ 196.60TC I I 198.30TC 196.1OTC G 196.20G 720 NE Grand Ave. III /1 196.65TC 197.1 OTC 197.806 \ 0.40' CURB Portland, Ore on 97232 I ► I a, 196.15G 196.60G 197 195.85TC G 196.60TC g IIII II 1 . 196 1,� 196.1 OG 15 PUBLIC 196 97 35TC WATER EASEMENT 196.856 - 19 195.95TC G 196 '' 6 -- - - - - ` - - Project: I - - - 195.00TC G 196.10TC \ I I \ I195.60G I FFE 190.50 196 194.90TC III II I I I II II \ \ New Building (SERVICE AREA) 194.506XX . 19 0.40' CURB 195.45G 194.75TC 195 195 194.256195 194.40TC G 195.00TC - 5_ 194.85 194.506 19 - - I I i I 193.75TC 194.5OTC 194 \ SAWCUT LINE III I 19 193.256 194.00G 194 1 ( 193.80 193.1 OTC/G 193.20TC G / 10125 SW Washington Sq. Rd. _ � I I I 194 - - - - \ 0 193.65TC 194 \ � / Portland, Oregon 97223 I I I I 193.15G 19 192.85TC G 192.95TC G - - - - - _ _ - - - I I I I o -193 193.90TC - - ,193 / Sheet Title: 0T I I / 193.6C - - - - - _ 193.406 192.05TC 192.15T\ a, I 193.1 OG / 193.70TC 193 _ I >� 193.206 191.656 191.756 \ I Grading Plan 193 193.80TC ` ii D 192 0.40 CURB 0.40 CURB - I I I I I 193.30G _ I 191.55TC G 191.65TC G 193.50T _ 191.35TC II North 91.4 - - - - 193.00 190.856 192 MATCH190.95TC 45CT190.456 191192 f / ' . 19 192956 0.60TC 1 I I I I - - 191.00TC 190.90TC 190.15G - Li 0 190.506 190.40G 0.45' CURB MATCHLINE - SEE SHEET C2.1 - 1 92 190.45 190.60TC 190.05TC G 190.85TC I 190.45 190.106 - - EXISTING 190.70TC 191 d,�00C � 190.356 \ _ 190.20G 190 190.1 OTC 189.70G190.20TC RM 189.50 \ - - I / 190.60TC 190.45TC - - RESTAURANT 19 190.106 189.606 / \ I I 189.956 DC 190.35TC -192 - I Revisions: 191--- 190.70 FDC 0 190 189.856 \ 191.00E �� x 0 190.90 190.00TQ \ 190.45TC` 1 MATCH \\ III / - - - - - - _ - - 90 - - -' - 189.50G _ 189.95G i 9 I 0 191.00TC I 190.95 190CB D / I CB X 190.50G q T I I RIM 189.25 \ - � � 191.1OTC ✓ � I (� RIM 190.00 I J 190.1OBWALK 190.606 -� 48" STM MH p 190.00TC 48 STM MH RIM 189.65-MATCH FG 189.50G j RIM 190.25-MATCH FG - _ X 191 SO 190.35TC 0 �� 190.20(E - - 192.09TC E 72 STM MH � FFE 190.50 - \ 189.85G MATCH \ 191.67G(E) RIM 190.30-MATCH FG 1gg (SERVICE AREA) % - - - - - - - - - 190.45TC 189.956 r 190.25BWALK 190.15(E)- '189 \ 189.65TC G 191.00TC \ \ MATCH SAWCUT CB 1g \ 192.07 " 190.65T 11 TC/G(E) 189.50TW I 189.55TC G \ 190.506 \ ` LINE RIM 189.25 ' I � 190.156 \ 192.07 189.00BW X� 191 00 1189 - - - ✓ - - 190.45 - - Jl 190.206 190 190 = TCG E / / SS 190.65TC SS 190.30E \ I 192.01 MILDREN DESIGN GROUP P C 2017 END WALL 190.00, 190.50TC MATCH \ " ALL RIGHTS RESERVED C!J 190.156 190.65TC G 190.40 \ 1 190.000 \ 92 TC/G(E) i, / 190.80TC o �\ THESE DRAWINGS ARE THE PROPERTY OF 189.50TW I \ / \ 190 \ MILDREN DESIGN GROUP, P.C., AND ARE 190.45 \ R CB 190.30G NOT TO BE USED OR REPRODUCED IN ANY 190.15 191.98TC E 188.50BW-WEST I � 190.65 S / RIM 189.50 190.47E MANNER, EXCEPT WITH THE PRIOR WRITTEN O \ \ T6 TC/G \ \ \ MATCH 191.426(E) PERMISSION OF MILDREN DESIGN GROUP, P.C. L `j 190.40TC G ,�� � �. \ 190.90 / \ Date: 15 December 2017 E STM MH I : gg O � \ 190.95 \� \ � \ 1 \ 191.25TC , 190.80TC \ dL Drawn by: Checked by: RAISE RIM TO EL. 191.00TC 'o � SS 190.75G 190.306 \ 191.00-3" ABOVE FG 190.506 I 190.45G190.95TC 190.65TC G �1\190.50 190.80TC 190 �18.9 ` \ \ \ 190.65(E) / AS KJK f 190.30G e CB \ MATCH 191.40TC E 190.951190.95 -Y \ - - _ - 190.92G(E) 190.95 1 1 0. T RIM 189.90 11 AT( U TMR Job Number: 17260 190.45 90.90 / 9 30 C G 190.50 \ � 188.50TW 187 \(P � SPRK 190.65 \ / SCALE: 1 = 20� �� I Sheet TC/G 190.30TC G 187.00BW-WEST _ 0.5' CURB _ \ 0 10 20 40 15' PUBLIC 190.45 \ 190.50 � _ WATER FASFMFNT 1 \ 190.95 190.55' / y� 1 Site Design Review December 2017 c2 `�^ f 193.00G I� 190.85G 192 MATCH I 190.95TC �., 193.45TC 11 190.45G 191 19 OTC 192 1 I 192.95G 191.00TC 190.90TC 190.15G - 192 190.50G 190.4OG 0.45' CURB MATCHLINE - SEE SHEET C2 hAmowlx��_ 190.45 \ 190 60T 190.05TC G 190.85TC _ - _ _ ��� MILDREN DESIGN GROUP, P.C. 190.45 / 190.70TC 190.1 OG 191 1,`da 190.35G \ ARCHITECTURE • SPACE PLANNING 190.20G 190 190.1 OTC 190.2OTC CB - - - - EXISTING 7650 S.W. Beveland, Suite 120 190.60TC 189.70G RIM 189.50 THIRSTY LION 190.10G 190.45TC 189.60G � \ � � � -192- - - - ._.� RESTAURANT Tigard, Oregon 97223-8692 190.70 � 189.95G DC ' 190.35TC � Voice: 503-244-0552 I O 189.85G \ 191 .00E \\ x Fax: 503 244 0417 I 191 0 190.90 FDC 190.00TC \190 190.45TC ° 1 MATCH \ 191.00TC 190.95 - - - - - 90 - 18B9.50G _ 189.95G 1 CB �. 190.50Gq T I 190 I I RIM 189.25 D \� \ RIM 190.00 .I I I -� 190.1 OBWALK 190.60G 48" STM MH p / 190.00TC 48 STM MH - RIM 189.65-MATCH FG x T.M. RIPPEY 1 189.5OG 191 SD O RIM 190.25-MATCH FG 190.35TC 0 190.20E - 72 STM MH � � FFE 190.50 - - 192.09TC E RIM 1 TM MH FG 18 _ I - - 190.45TC \ 189.85G MATCH \ 191.67G(E) CONSULTING ENGINEERS (SERVICE AREA)N 7650 SW Beveland, Suite 100 9-J= - - - 190.25BWALK 190.15 E 189.95G 189 192,07 Tigard, Oregon 97223 \ 191.00TC \ \ MATCH i SAWCUT CB �9 g g I \ 189.65TC G \ 190.65TC 2 TC/G E Phone: (503) 443-3900 I 1 \ 189.55TC G 190.50G LINE RIM 189.25 ( ) 189.50TW u) FFE \ I 190.70TC 190 \ \ 190.15G \ \ 192.07 Fax: 503 443-3700 189.00BW x _ I _\ 189 - - - - - - // 190.45 190 � _I/ 1 \ TC/G(E) 190.20G END WALL 191 .00 \\ I ✓/ / SS 190.65TC SS 190.00 190.50TC MATCH E \ 1 - 192.01 X - 9� I 190.15G 190.65TC G 190.40 190.00G ` 190.80TC \ 192 \ TC/G(E) 189.5OTW \ 190.45 \ / R CB \ 190 i 190.30G � \ 188.50BW-WEST I I 190.65 \ S 190.15 �' RIM 189.50 190.47E 191.98TC E � � \ - TC/G I \ \ \ MATCH 191.42G(E) S �p 190.40TC G \ 190.90 \ s o / \ dL E STM MH I i � 88 ID \- \ / _ - \ \ 190.80TC \ RAISE RIM TO EL. 191.00TC -c \ \ 190.95 � \ S " � 191.25TC I 190.30G \ / 190.50G 04 190.95TC S \190.75G \ \ 190.65(E) �, k 191 .00-3" ABOVE FG I 190.65TC G 18 190.50 190.8OTC 1 \ MATCH i 190.45G 190 � 89 190.95E1LaLLLLL �. 190.30G \ \ CB _ _ 191.40TC E 190.95 190.95 aT \ W RIM 189.90 190.92G(E) 190.45 190.90 / 190.30TC G \ 190.50 \ 191.40TC MATCH 190.65 \ / 190.90G x 188.50TW 187- _ - _ _ - 0.5' CURB � TC/G 190.30TC G � \ / \ 190 187.00BW-WEST \ \ 191.1 OTC - - 190.45 \ \ 190.50 \ 190.60G 1 / 190.95 190.55 / Client: FFE 190.50 TC/G 190.50 �O 190.50TC �\ 190.80GC 191 �/ p 190.80 \ 190.00G \ JLR, 186 _ 00 MODULAR BLOCK `� 190 190.45 ` \ - - I 19 90 5 0 RETAINING WALL. `� P \ m 190.50TC G e / 19 SEE GGN 12. 190.95TC 190.95 / 0 \ / 190.45G , �p� �� 11 x6 COALESCING PLATE ~' FFE 191 .00 Y / 190.95 \ OIL-WATER SEPARATOR I 190.75TC 190.45 �g RIM 189.70-MATCH FG 190.70 190.25G \ 190.45 v O 14 % / - 190.40TC G _ �- 190.95 190.95TC G / / I 189.90TC I o 0 190.95TC ° 4 \ ® . FFE 191 .00 \ / 190.75 189.40G 190.45G `� f' o \\ 1 _ / O f TC/G 720 NE Grand Ave. 187.50TW 190.5OTC P ® I Portland, Oregon 97232 190.85TC O / \ _ 0 191.15 185.00BW-WEST 190.00G 190.35G 190.95 ® / \\ / - \ ''6A 190.1 OTC ® / / \\ / l' \ 191.50TC 190.90 189.6OG V 190.95TC ® FFE /191 .00 \ / \ \X 18 191.00G 185.50TW a J � 190.45G �O / \ � �' \ \ 8\ 191.15TC 191.20 Project: 185.00BW / I 190.35G 18 / / / / 190.95 \ \ Fw \ END WALL \� a , J 189.85G 8 \ / / \ / o I \ 190.65G 191.15 191.45TC / / / 190.95 1901 \ \ \ c AK' New Building \\ 190.95G / \ a� 18 SO 190 Q/ / // /� / I / �� CB ' 190.75 0 \ 191.00TC O RIM 189.00 \ 88_ 190.50G / RAISE ARIM TO EL. \ \ ~ - \ 189.50-MATCH FG 190' 191.00TC ®® 0 - - 191.50TC � FFE / VEGETATED \ \ w 190.50G ® / 189.45 �- \ \ / 191 .25 / FLOW-THROUGH 190.000 190.50 RAIN GARDEN 10125 SW Washington Sq. Rd. \ Portland, Oregon 97223 SND \ `\��\ \ \\ 8S 18� w \ \ 186 S / _L g 177 \\ \� \ 189 190 50T `' S 190.75 e CB 190.00G S lgiFT� RIM 188.75 `\\\ �\ `\ 190.70TC 190.25 ' > 9 190 S 191 75T / 190.20G \ / Q / \ i g,190.25G Q rr / Sheet Title: - - -176- \ F\ CB 190.50 RIM 189.75 190.95 / 189 \ ' \ \ 188 / / Grading Plan - �j> 48 ACCESS STM MH 190.30` 190.75 \ 6� \�O.\ \ \\ RIM 190.55-MATCH FG _ 189 190.50TC ! South 190.00G 191.0OTC SoU th \ \ \ \ 190 / �� - S / 190.80 - \ �� 190.00 DELINEATED E / \ ` \\, 191.00TC SS \ /c, / 188 , E 19165BWALK WETLAND BOUNDARY p \ \ \ \ \ ° / 190 \ \` FT\ \\\ 190.50G\\ / 189.00G 188.50GC�. SO 186 / X p 189.50TC 189.80TC \ 189.30G 6" STM FLOW CONTROL MH 190.40TC 190.25 CB 188 190.25TC � 189.90G � � CB RIM 190.50 ��� \ 180, 188 RIM 187.00 RIM 187.00 189.75G \ 8S \ 188.20TC 189 176 181 _ 187.70G 188.50G FT m Revisions: _�86 8 / 18 7 /(y �6S 188.50TC \ 6 / q T\ 6D / 2 83 S 1 OOG 186----) \ 72" STM M H 1.,^ - \ \ \ RIM 190.25 188.50TW >' ! \ 1 184� \ �� � 88 \ l -7 8x1 1 PEAK DIVERSION 181.00TW 180.00BW 183- STORMFILTER VAULT 180.00BW / 3 - / �/ W 181.00BW 18 ` \ 184 - - - RIM 190.75 END WALL \\ ETL9Np END WALL - q' / / / 48" STM MH � � �� 182-18 = _ _ ��✓ RIM 183.75-3 ABOVE FG '� RIM 189.80-MATCH FG MODULAR BLOCK \ \ z � _ / / / / ��Cr�Np RETAINING WALL. 00 VEGETATED FLOW-THROUGH SEE GGN 12. r� I I I ( / / RAIN GARDENw - WETLAND �-r 184 I / E STM MH RIM 193.70 MILDREN DESIGN GROUP,�,P.C., 2017 _179 \ / \ I ALL RIGHTS RESERVEDy _ __ - - - _ --180=\ \\ �' e 18 i � / / / THESE DRAWINGS ARE THE PROPERTY OF 2 / / MILDREN DESIGN GROUP, P.C., AND ARE 181 \\ DELINEATED E / / / // / / NOT TO BE USED OR REPRODUCED IN ANY 182- �� '�vETrB WETLAND BOUNDARY / MANNER, EXCEPT WITH THE PRIOR WRITTEN -181_ \ / _ /�/ / // // PERMISSION OF MILDREN DESIGN GROUP, P.C. 84 _-185= - - - _ % % // / Date: 15 December- 2017 OR - 8687 " - - - - _ _ � Drawn by: Checked by: WY 2 -188= - -_- - - - - - - o0 AS KJK - ! TMR Job Number: 17260 0 SCALE: 1" = 20' 60?01I Sheet 0 10 20 40 Site Design Review - December 2017 C2. 1 N \ \ EXISTING � � \ � MILDREN DESIGN GROUP, P.C. BANK OF AMERICAARCHITECTURE • SPACE PLANNING BUILDING ISI \ 7650 S.W. Beveland, Suite 120 I 0 7 Tigard, Oregon 97223-8692 i\ ♦ ♦ \ Voice: 503-244-0552 I I P ` Fax: 503-244-0417 U T.M. RIPPEY U) X98' ♦ - - O - ♦ CONSULTING ENGINEERS 1 _ 99', \` ♦ 7650 SW Beveland Suite 100 199 - �� Tigard, Oregon 97223 E STM CB Phone: (503) 443-3900 RIM 198.55 j I ♦ ♦ Fax: (503) 443-3700 I O � CB ♦ RIM 200.15 IE 198.15 ♦ ♦ S�, 6" OUTLET72" STM sH7 M 198.05HMATCH FG @ 1% MIN. R 4-- - ♦ ♦ NGTON IE IN 186.00 (24" E) � INSTALL - � SQ PUBLIC FH WR R IE OUT 185.90 (24" S) -� _ _ _ r.� 2��, SEE DETAIL 5/C4 X X -200--,,x--ma X -x -)7- x X--T / icy iya gg iIITzf /0) S SD -- - D SD SG III / IE 19 IE 1 200 200 24" STM @ 1.75% 72" STM MH IE 194.75 IE 195.00 170 LF � - - 1 - - - - �� - \ ♦ cn I I 195 1 RIM 199.00-MATCH FG I I t I g (� �� IE IN 189.75 (21" N) 1g Client: I I I I 19 IE OUT 189.65 (24 W) T I i I SEE GUN 21 & DETAIL 5/C4., JLR, Ag r \j RD - 198 I- IE 196.50 I I 6" SD @ 1% MIN. Lu -197 - - - I I 6" STM @ 1% I I x 25 LF I- 720 NE Grand Ave. III /ILn Portland, Oregon 97232 � 0 75 LF 97 @ 1% 197 / 1 - - 196- 15' PUBLIC �9h 196 ' WATER EASEMENT - - - - - - - - - - 1 6 - Project: I I II SDCO �x \ I I I I I I IE 194.00 FFE 190.50 196 New Building I I I I RD (SERVICE AREA) 19 _ � - IE 194.00 ` 1g5- I 5 I I I 195 6" SD @ 1% MIN. 195 195 195- 1 I I I •I i 6" STM @ 4.3% - I 65 LF -I - 194 SAWCUT LINE r 194 24" STM I 19 24 STM 6 PUBLIC - - - - - - - 10125 SW Washington Sq. Rd. @ 1.75% I FW LINE - - - - - - 194\ \ Portland, Oregon 97223 260 LF 194 I I I I o 193 I r - - _193 - - Sheet Title: I \ "' I I I\ I 193 SDCO I - - _ \ I Utility Plan - I IE 191.20 RD + 1g. - 19,3 _ I North IE 192.00 _ 192 - - - - - - - - 1I II 6" SD @ 1% MIN. c II I L 19'1- - _ _ 192 / MATCHLINE - SEE SHEET C3.1 Cn CONNECT TO E 8 PUBLIC � 6„ STM @ 4.3% 191 \ 1 4, - - _ _ - - - - - WATER MAIN. INSTALL 8 \ J 60 LF - / \ �- -191- - 1p"d^� \ EXISTING TEE, 8 MJ GV SOUTH, 8x6 190 CB \ _ REDUCER AND 6" MJ GV - - NORTH. SEE GUN 19. / o / RIM 7.00 \ \ \ 192 - - - REISTAURANOT / I E 187.00 / ' I DC 0 / \ Revisions: SDCO � / � x E 8" PUBLIC IE 188.60 FDC INSTALL 0190 - - - �- - - WATER MAIN 6" STM @ 0.6% _ _ _ - - 90 4" FDC LINE - PUBLIC FH 10 LF - - - 6 SD / I � I 190 CB @ 2% / CB x I I RIM 189.25 p 80 LF \/ RIM 190.00 RD IE 187.50 -� 48" STM MH IE 188.50 IE 189.90 6" OUTLET 48" STM M 6" OUTLET 6" SD @ 1% MIN. @ 0.5% RM 190.25-MATCH FG RIM 189.65-MATCH ) X Sp � _ IE IN 184.45 (6 SE) @ 1% 9 ,� \ IE IN 185.40 (6" NW) IE IN 179.80 (18" NW) 72" STM MH IE 188.50 FFE 190.50 !' IE IN 180.25 (18" NE) IE OUT 179.80 (18" SW) RIM 190.30 MATCH FG I 189 I (SERVICE AREA) - - _ 9 - _ - r \ \ \ IE OUT 180.15 (18 SE) SEE DETAIL 5/C4 x IE IN 181.35 (24 N) 10 STM @ 0.6% , _ 1 1 189- " I y -SEE DETAIL 5/C4 SAWCUT CB �9 IE OUT 181.20 (24" SE)(E)F 75 LF - - - - I 6 PUBLIC RIM 189.25 SEE GUN 21 & I \ I SSCO 6" SS @ 1% FW LINE _ LINE DETAIL 5/C4. FFE 189 / 85 LF SDCO IE 186.75 I / � I - - - - IE 186.50 � 190 � � � 6" OUTLET � 191 .00 I / SEE GUN 20. / SS SS IE 187.30 - \ / I X E 24" STM I \,�9 1 SSCO 9� :. 18 SD / % MIN. \ �9 ALL DESIGN GROUP.P.C.,C 2017 0IE 188.30 8 � 2 ALL RIGHTS RESERVEDy y - IE 185.65 @ 0.5% _ @ 2.15% 6" SD @ 0.5% SDCO � THESE DRAWINGS ARE THE PROPERTY OF 1 LF �� CB � 70 LF 190 / MILDREN DESIGN GROUP, P.C., AND ARE 100 LF IE 186.20 \ NOT TO BE USED OR REPRODUCED IN ANY : 6 SS RIM 189.50 MANNER, EXCEPT WITH THE PRIOR WRITTEN 10" STM @ 0.6% T:I S @ 1% I E 1 87.00 \ \�. PERMISSION OF MILDREN DESIGN GROUP, P.C. II I 35 LF _ i 100 LF 6" SD @ 1% Fw 6" SD RD � / FDC LINE-SEE BLDG. � 20 LF 6" SD E 8" PUBLIC � Date: FIRE PLANS FOR © 7% WATER MAIN E STM MH �I IE 189.50 @ 2% RAISE RIM TO EL. �� I CONTINUATION. \� \ • SS SDCO 25 LF� 60 LF � 79 % x Drawn by: Checked by: 6' SD @ 1% MIN. �, IE 186.80 „ 191.00-3 ABOVE FG I _ 188 SSCO 8 SD @ 0.5% \ \ AS KJK IE 181.17 (24 NE) IE 188.10 „ ;, P IE 184.65 35 LF CB ( ) 10 STM @ 0.6% SDCO W RIM 189.90 - - _- - / / TMR Job Number: 17260 `'T 6" SS IE 180.95 12" N 20 LF IE 179.63 (24" S) © 1% IE 186.60 � � � � \ IE 187.40 / T SCALE: 1 = 20' I Sheet SEE GUN 21. II 187 SDCO 35 LF� IE 188.00 / � SSCO � \ 79� � 0 10 20 40 IE 184.30 0 10" STM @ 0.6%15' ULIC \ �� WATFR FA.BF FNT I /85 LF �` 8" SID Site Design Review I I I IE 192.00 �I / - - -192 I - - - - - - - - I I I I I 6" SD @ 1% MIN. L 192-1 C) \- MATCHLINE - SEE SHEET C3 - CONNECT TO E 8 PUBLIC aJ', �J _ _ - 1y\ _ _ _ �'� / MILDREN DESIGN GROUP, P.C. co \ C ARCHITECTURE • SPACE PLANNING `'' 6" STM @ 4.3% 91 - WATER MAIN. INSTALL 8 - - EXISTING TEE, 8" MJ GV SOUTH, 8x6 � / 60 LF � � \ 190 191 _ CB \ � 7650 S.W. Beveland, Suite 120 REDUCER AND 6" MJ GV RIM 189.50 - - THIRSTY LION NORTH. SEE GUN 19. o RESTAURANT Tigard, Oregon 972 2 IE 187.00 � � -192- - - - - Voice: 503-244-0552 / � i � pC s c SDCO O- - x Fax: 503-244-0417 E 8" PUBLIC I IE 188.60 r FDC INSTALL 0190 WATER MAIN � _ 6" STM @ 0.6% - 1g � 10 LF - - - - --- - 90 4" FDC LINE - PUBLIC FH 6 SD I I CB x CB 190 RIM 189.25 0 80 2LFpki. IE 188.50 0 ED 189.90 ti_ I 6" 1OUTLEET i - - 48" STM MH I 48 STM MH RIM 189.65-MATCH FG T.M. RIPPEY 6" OUTLET 6'� SD @ 1% MIN. \ @ 0 5% SO �'� RIM 190.25-MATCH FG - _ IE IN 184.45 (6" SE) © 1% IE 188.50 F ` IE IN 185.40 (6" NW) IE IN 179.80 (18" NW) CONSULTING ENGINEERS 72 STM MH FFE 190.50 \ Q IE IN 180.25 (18" NE) IE OUT 179.80 (18" SW) RIM 190.30-MATCH FG I Rg I (SERVICE AREA)%V _ _ - - - - 7650 SW Beveland, Suite 100 - - - r � \ IE OUT 180.15 (18" SE) SEE DETAIL 5/C4 IE IN 181.35 (24' N) 10 STM @ 0.6% 9 189- \ \ -SEE DETAIL 5/C4 M X Tigard, Oregon 97223 IE OUT 181.20 (24" SE)(E) 0 75 LF \- - - - - „ ' 6" PUBLIC SAWCUT CB 1,9� ) 3-3900 SEE GUN 21 & cn I 1 SSCO 6 SS @ 1% I FW LINE \ \ LINE RIM 189.25 \\ Phone: (5033) 443-3700 DETAIL 5/C4. FFE I 1 189 _ - - V IE 186.50 / _ _85 LF - I SDCO 190 IE 10U 86.75 5 \ I \ 1914.00 \ 1 / IE 187.30 _ E 24" STM \�8 1 SEE GUN 20.// SS SS SSCO 89� , @ 1% MIN. I 1g X I E 188.30 9 2 @ 2.15% IE 185.65 @ 0.5% _ 1 LF \ 6 SD @ 0.5% CB 70 LF 190 SDCO \ S 6" SS 100 LF RIM 189.50 IE 186.20 \ O 10" STM @ 0.6% @ 1% IE 187.00 ,� \ h 35 LF _ i / TO 100 LF 6 SD @ 1% Fw _ 6>, Sp RD � _ � FDC LINE-SEE BLDG. �., i � 20 LF �, 6" SD E 8" PUBLIC E STM MH IE 189.50 FIRE PLANS FOR - \ SDCO \ \ 2@5 7LF , @ 2% / \ WATER MAIN 6 SD @ 1% CONTINUATION. S 60 LF \ RAISE RIM TO EL. � I MIN. - �, ��, � � \S ,�` IE 186.80 191.00-3 ABOVE FG _ 188 8 SD @ 0.5% / SSCO 35 LF \ IE 181.17 (24 NE) IE 188.10 1 ,, TM % IE 184.65 \ CB / O S @ 0 6 0 T w RIM 189.90 � 6 ' SS SDCO � IE 180.95 (12" N) I 20 LF @ 1% IE 186.60 \ IE 187.40 IE 179.63 (24" S) ,.�-.-., } SEE GUN 21. II I 187 SDCO % l • / '`F r 35 LF SSCO \ ` \ /\ 790 - F' IE 188.00 \�1 IE 184.30 \ 10 STM @ 0.6% \ 15 PUBLIC „ \ / WATER EASEMENT ° 85 LF I 8 SD ,� o ° °� FFE 190.50 \ / Client: Cn 1.5 DOMESTIC METER CO 401LF �'� 191 / JLR _ 186 2" DOMESTIC RP BFP - IE 186.39 10" SD 15' PUBLIC cc ' 0 _ 190 ° SEEDGUN 15 & 17. I SDCO `r 188 IE 184.1 1 (6'; SS) WATER EASEMENT \ TAP E 8" PUBLIC 7 I I I I \ IE 186.20 IE 186.29 6 SD WATER MAIN & CONNECT } 8 PUBLIC ° SSCO ,o \ IE 183.90 (6" SS) NEW 6" PUBLIC FW LINE, / N IE 179.33 (18 SD) 1 1 x6 COALESCING PLATE / t FW LINE IE 187.45 I os ��� `1 p, \\ SEE GUN 19. j 4 SS @ 1% FFE 191 .00 Y \ 1 OIL-WATER SEPARATOR �I185 \ SEE GUN 20.E %` �' \� 75 LF @ % RIM 189.70-MATCH FG I I ° • 0 \ / IE IN 183.50 (6" NW) �I FFE 191 .00 IE OUT 183.25 (6 SE) TAP E 8" PUBLIC WATER MAIN & ° / CONNECT NEW 6" PUBLIC FW LINE, RD / I / �� ABANDONING E PUBLIC PIPE TO 4189 720 NE Grand Ave. R Portland, Oregon 97232 / N 6 FW LINE �„ O® ® 7 // /� 6>>, 1SD @ 1% � / / � \ °° '' � / THE SOUTH. SEE GUN 19. g f1184� 2 DW LINE ® O , , V 6" PUBLIC �� l PWR ` ® O 'FFE 191 .00 /' FW LINE 1 \ CONNECT TO E / 1 6 SD \ \ 8" SS LINE 6 54% Project: \ a RD 788 WR �� / / i SSCO @ 0.5% \ \ IE 178.65 / - _INSTALL > -� SSCO 4 SS @ 1% IE 188.00 P \ / / / ° IE 183.55 100 LF SEE GUN 8. 10 LF N l PUBLIC FH S° IE 187.15 70 LF / / / '^p \ / New Building , 6" SD SDCO SD 19Q 8„ SD @ 2% // / \ ^' 5 LF CB SDCO IE 187.55 @ 0.6% O �� � 1 / „ 1 o RIM 190.75 - \ 85 LF 45 LF c 8 / / Gj0 / 10" SD >> E SAN MH a' IE 187.50 � 6' SD @ 1% 1 � 6 SS @ 34% RIM 189.00 \ 88 ; \ 5 LF SDCO Fw SS \ @ 2.5% 18 SD 10 LF / RAISE RIM TO EL. IE 186.70 \ , IE 187.50 \ `- / 120 LF @ 0.5% 189.50-MATCH FG \ \ t 6 PERF. @ 0% E 24" SD OUTFALL �� S RD \ 265 LF „ 190' ` ._,�' IE 187.50 0 „ / IE IN 179.85 (6 NW) NEW SSCO IE 177.27 ��� \� \ 4 SS @ 1% m®� IE 189.00 / IE IN 179.85 4" SW NEW IE 184.05 / FFE / 60 LF ��o\® SS IE 186.00 6 SD @ 0 -SDCO ! ,> VEGETATED _ \ SSCO m 1% MIN. IE 188.45 / IE OUT 179.64 (8 E) (E) ` / 191 .25 ' / FLOW-THROUGH 10125 SW Washington S Rd. IE 185.85 4" SS @ 2% MIN. 6 SD @ 9.5% 4 SS @ 4.1% - 18� RAIN GARDEN g q' \ wET�NO `\� \� 6 PRIVATE ��\\ \ FI,1, 186` 5 LF / 55 LF ° 5 90 LF ° / • / \ / WSE 190.50 Portland, Oregon 97223 177 FW LINE \SDCO ? SS BOT 190.00 SEE GUN 20. O Cg ��� IE 187.00 SO SD IE 183.05 SDCO 175 SF BOT AREA !y RIM 188.75 ��� ����� �`Y ' SSCO 4" SS @ 1% IE 183.25 i S FT IE 187.25 �� �� \� IE 186.45 SDCO 9 105 LF 6 SD @ 4% - _ 87 _ 1 PUBLIC FH Sheet Title: \ \ / / INSTALL iy0 �� IE 182.75 10 SD / 80 LF ,6 OUTLET �� �� 8" SD F STORMTECH SC740 / i 5 8" DOMESTIC 176 w @ 0.5% MIN. wET �� 6.1% \ 8 CHAMBERS @ 0% >, IE 1 / J 6" SS WATER METER. Utility 1 } 1 @ 1% ANO \��\\�\� \ @ \_ 35 LF 57 LF 10 SD IE 183.50 189 � � -' @ 4.2% / / SEE GUN 15. tilil,y Play 8 \@ 0.5% 5 / 401 ��8�� RIM 189.75 �\ SS IE 184.60 4" SS 40 LF IE 184.23 - ` 18, 60 LF OVERFLOW South IE 183.10 (15 SD) \ 4 SS 6 SD @ 6.5% - \\\ ♦ \`\ \ \ IE 187. \� ( ) 6" SD @ 4% SDCO SSCO RIM 190.50 r - E 30 SD INLET 6 OUTLET @ MIN. ° 1 1 gQ IE 178.75 30 LF IE 186.55 IE 187.50 IE 174.16 �� F 7 4' SS @ 1% O 80 LF S \ IE 183.70 \�\ 15" SD @ 0.5% f 80 LF ,(18 SD) 6" SD @ 20% - - - DELINEATED E F E 24 SD INLET �.\� 20 LF SS SSCO 15 LF SDCO IE 186.75 WETLAND BOUNDARY tip IE 173.62 �\ \� SDCO IE 184.80 G' INSTALL IE 181.10 \ 1 190 4" SS F`T � Ig � PRIVATE IE 184.15 6 SD SO \ /. \ Nn „ FH IE 179.43 (6" SD) �� - - -186- - - -\ �@ 4.2 �9 IE 182.65 O 6 1.7S_ 96 STM FLOW CONTROL MH / a � CB RIM 190.50 w �� � � CB RIM 187.00 - RIM 187.00 / � 80_ - � SDCO \ IE IN 182.60 (15" NW) j 7 78 - c) \\ 8S 8� = 9 \ IE 183.05 IE 185.50 ,IE 185.00 189 / / / / / IE OUT 182.60 (15 SW) -- � \ _ 6 OUTLET / / J - / / / / m Revisions: BOTTOM 178.60 176 _ 1 @ 0.5% 23% / wFT SEE CWS DWG. 270 ON C4 15" SD ]� �,� / L4 �` _ 8 1 20 LF I S NO @ 1% 7 l w \ 15" SD @ 1% 20 LF 5 LF 48" ACCESS STM MH �� 6"'-SD @ 1% IE 17D9.15 \ \\ 186 8x1 1 PEAK DIVERSION RIM 190.55-MATCH FG a , 188 -7 STORMFILTER VAULT IE IN 182.95 (10 NW) 70 LF - IE OUT 182.95 (24" SW) 18 SD �8 65 L D @ 1% / \ SD OUTFALL w 3 RIM 190.75 BOTTOM 180.00 } @ 1.6% 2� - -- _ - - _ / `b' IE IN 182.55 15" NE WET � ! �- 1�= -OVERFLOW 4 \ � \ _ � �� PLACE 2'IE 0x6'x18"-THICK ( ) �Np SEE DETAIL 4/C4 85 LF I � \ RIM 182.50- \A. IE OUT 180.25 (15 SE) 48" STM MH - - f� �° SEE DETAIL XX >, - ,\ IE 179.50 182-183 3 1 RIP RAP AT OUTFALL 48 ACCESS STM MH RIM 183.75-3" ABOVE FG \ __ �� 6 PERF. @ 0% SDCO E 21 SD OUTFALL - - - RIM 189.80-MATCH FG IE IN 178.45 (6" E) RIM 182.75 IE 176.67 � - - - - >> IE 179.50 � _ IE IN 182.95 (10" NE) IE IN 178.45 (18 NE) - IE 179.50 IE OUT 182.95 (24" NW) IE OUT 178.45 (18" W) VEGETATED FLOW-THROUGH - 72" STM MH BOTTOM 180.00 - - - - - SEE DETAIL 5/C4 RAIN GARDEN - WET D '184_ RIM 184.75-3" ABOVE FG WSE 182.50 _ j I / / E STM MH SEE DETAIL 4/C4 - - T / RIM 193.70 M]LDREN DESIGN GROUP P.c., 2oi� IE IN 180.20 (15„ NW) _ BOT 182.00 O/ _J� �i I 1 / ALL RIGHTS RESERVED(b I E I N 177.05 (18 E) - - _ _ _ _ - - - - - - _ _ - _ 1,100 SF BOT AREA �`�' 83 I I I IE 185.00 (15 SW) IE OUT 176.95 (21" S)(E) _ '� - - - - - - - - 180- 00 _ J / / � l / IE 184.49 (18 N) THESE DRAWINGS ARE THE PROPERTY OF SEE DETAIL 5/C4 - - - - - - - - - _ - - - - 181_ \ - „ / MILDREN DESIGN GROUP, P.C., AND ARE _ _�� - - -182 _ �� DELINEATED E �) 18 SD OUTFALL / / / j/ NOT TO BE USED OR REPRODUCED IN ANY 18183 \ �ETtAt�B WETLAND BOUNDARY IE 182.68 // //� / / MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. - - -184 - - - - -1g5= ; - -_- _ �/ // / Date: 15 December- 2017 �R / Drawn by: Checked by: ywY 2 -188 - - __ - - - - - - - - - - -- - /� o 41 � AS KJK TMR Job Number: 17260 0 SCALE: 1" = 20' I Sheet 0 10 20 40 Site Design Review - December 2017 C3. 1 MILDREN DESIGN GROUP, P.C. ARCHITECTURE • SPACE PLANNING STANDARD MANHOLE 7650 S.W. Beveland, Suite 120 FRAME AND COVER Tigard, Oregon 97223-8692 Voice: 503-244-0552 PAVED AREA ONLY LANDSCAPE AREA ONLY Fax: 503-244-0417 6.5" TOP SLAB & MANHOLE RINGS SHALL CONFORM METAL GRATE - RATED FOR RESURFACING TO MATCH EXISTING PAVING TO ASTM C-478 1'-10" DIA. CLEANOUT HUB CAST IRON PIPE 15,000 LBS. WHEEL LOAD SAWCUT SECTION. SAWCUT AT LOCATION OF JOINT. STANDARD M.H. SLEEVE CONNECTOR /-(H-20). ARCHITECT TO EXISTING EX. A.C. RUNGS 12" O.C. 6"tl0" 6" CONCRETE -Fb=3500 PSI PROVIDED BY MFR. PIPE SIZE COORDINATE GRATE STYLE. SECTION LOCATED ON VERT. FINISH GRADE I\A Q°°° 0 6" \\/\\/\\/� SIDE OF MANHOLE, 48" MIN. \//\//\/ WITHIN 24" OF T.M. RIPPEY -21 T/ CLEAN OUT /°/ / ° \\/ COVER AND FLOOR 4" WATECONSULTING ENGINEERS v \�/ W.S.E. ��\\�\\\\%j\° ° �� SEAL, �� 18 MIN. D '° °' / APPROVED NATIVE I- 0 7650 SW Beveland, Suite 100 j � FOR PVC PIPE - 1.5 -0 CRUSHED �\ °°o ° BACKFILL g g ZI „ AGGREGATE BACKFILL Tigard, Oregon 97223 6 (COMPACTED) //\// p°° ° (COMPACTED) o INLET OUTLET Phone: (503) 443-3900 1'-6" \ 4" DIA CLEANOUT \/\/ \ \ \ a ° o Fax: (503) 443-3700 av %4"-0" CRUSHED ROCK - a- \-BAFFLE °° / ° a COMPACT AS DESCRIBED IN ° ° ° ° ° ° o ° ° ° GEOTECH REPORT. a ° a / \ J � ° ° °< °°o ° . 0-`-0 . O 18,° ////// ° /////////� m B OTTO M 0 o 000 0 Dao \ \ ° ° \ \ \ o° °' °°°`�°° °o .°,° 18 GA. INSULATED TRACER WIRE //;\//�\ °°° / \\//\\//\\//\\ ° _ m'• o o'• o,o' O O' 0 0 O'••O O'°o O O°°o'O O tl d o° o o' o o' O• o O• o O° 0 0 O O°c•m° Ooo°O,° O000 Ooo° 0000°0°.o 000 O, O •• O ° O 0 ° \ \ \ \ ° n ° ° ° ° \\\\\\\\ Q d 3/4"-0" COMPACTED °••00 ,m'°00° • O.0'•00 °,0 •00 O'•° °•• O O'°°° O ° O O .0. . . . 0• • 0 O . O• 0° O 0 0 • 0 0 W O oOO off• O OO� O o0� o 0 o ° Q O ° ° ° Oo .o b o p° g° • IEIECALLED a ° // // //\ •° o °°° °o °°° , •°° , ° CRUSHED AGGREGATE ON p�. AS PIPE ZONE \\ \\ \\ COMPACTED SUBGRADE o ° o ° o ° 0 ° - �DV • , o 0 0 ,° ooh; ° ; o°, • ,. , o. o• o• o o• •8,0 O• O•' o O, O O O 6 Oop O 00O °'a'O °°°'° ° ° \ \ \ \\ o o ° Oo ° . °o 0 0 ° . p .o o°..o o • o• .o o°. o. °000 0,00 , ° ° o . PIPE SEE PLANS OUT ON PLAN MIC-4 ° \/\/\ o ' ..o ° . o.o.: .0:00:° 'BEDDING �I`V ° %//\//\// . ° 0000 ; 0. o°o ° o°• o a 0000 / / /\ ° °° o FLOW USE D.I. PIPE UNTIL a ° °° \\i\�\ \\i\\ NOTES: PIPE BEDDING 18" BELOW GRADE. >> 1. ALL PRECAST SECTIONS SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-478. ALL POURED ° °.,° °. ° °. ° °. 0,° 0., ° °., ° °. ° ° �° ° ,°° �°° ° 2 -0 SQUARE OR ROUND SHEET METAL /////\//\//\//\//\, 3/4"-0" PIPE BEDDING IN PLACE CONCRETE SHALL HAVE A 28 DAY STRENGTH OF 4,000 PSI AND 2" TO 4" SLUMP. ° °o°° ° ° °o°� 0°0 . °o°° °o°r ° 0 °° °� °°o°' °°° CATCH BASIN - DEPTH AS REQUIRED. \�\/\/ / /� ° \\�� & PIPE ZONE MATERIAL 2. MANHOLE DIAMETER TO BE 48 . °�°°°' °°'°�°°°'°�°° °%°°°' °°' °°' °°' `�°°°'0 . �" ° COAT WITH ASPHALT EMULSION INSIDE 3. ALL STAINLESS STEEL PARTS SHALL BE A-304 GRADE. AND OUT. PAN WALL TO BE 10 GA. NOTE: VERIFY ALL REQUIREMENTS W/ JURISDICTION 4. POUR BOTTOM TO SLOPE TO SIDE. PRIOR TO START OF CONSTRUCTION TYPICAL CLEANOUT DETAIL CATCH BASIN DETAIL TRENSHBACKFILLDETAIL TYPICAL48" ACCESSMANHOE DETAIL client: NOTTO SCALE NOT TO SCALE NOT TO SCNOT TO SCALE JLR 720 NE Grand Ave. Portland, Oregon 97232 Project: NOTES: New Building 1. BAFFLE WALL SHALL HAVE #4 BAR AT 12" SPACING EACH WAY. 2. PRECAST BAFFLE SHALL BE KEYED AND GROUTED IN PLACE. JOINT BETWEEN CONCRETE BAFFLE AND MANHOLE WALL SHALL BE WATERTIGHT. STANDARD FRAME AND COVER. RIM 3. UPPER FLOW ORIFICE SHALL BE ALUMINUM, ALUMINIZED STEEL OR TREATMENT 1 GALVANIZED STEEL. STANDARD FRAME AND COVER. RIM 4. FRAME AND LADDER OR STEPS ARE TO BE OFFSET SO THAT SHEAR GATE IS VISIBLE FROM THE TOP: ELEVATION VARIES, SEE PLANS. GROUT ELEVATION VARIES, SEE PLANS. 5. MULTI-ORIFICE ELBOWS SHALL BE PRE-INSTALLED TOCLIB-DOWN SPACE IS CLEAOF RISER AND GATE; RI SUREAMESLA DER CLEARCURB. 6. RESTRICTOR PLATE WITH ORIFICE AS SPECIFIED IN THE CONTRACT. OPENING IS TO BE CUT ROUND AND LLI CONCRETE EXTENSION RING. TO SMO ROVIDEOAPRENE WATERTIGHTTSEAL.SHALL BE INSTALLED BETWEEN THE ORIFICE PLATE AND CONCRETE BAFFLE GROUT INSTALL AS REQUIRED TO 7. SHEAR GATE SHALL BE MADE OF ALUMINUM ALLOY IN ACCORDANCE WITH ASTM B 26M AND ASTM B 275, ELEVATION NOT TO CONCRETE EXTENSION RING. ° DESIGNATION Zg32A OR CAST IRON IN ACCORDANCE WITH ASTM A 48, CLASS 308. LIFT HANDLE MAY BE EXCEED SUB-GRADE4BRING MANHOLE COVER & SOLID ROD OR HOLLOW TUBING WITH ADJUSTABLE HOOK AS REQUIRED. NEOPRENE RUBBER GASKET °° INSTALL AS REQUIRED TO REQUIRED BETWEEN RISER MOUNTING FLANGE AND GATE FLANGE. MATING SURFACES OF LID AND BODY PLAN ELEVATION BRING MANHOLE COVER & FRAME TO DESIGN GRADE. SHALL BE MACHINED FOR PROPER FIT. FLANGE MOUNTING BOLTS SHALL BE......DIAMETER STAINLESS STEEL S. SHEAR GATE MAXIMUM OPENING SHALL BE CONTROLLED BY LIMITED HINGE MOVEMENT, STOP TAB 6 e d FRAME TO DESIGN GRADE. MAX. 3 RINGS OR 12 MAX. OR SOME OTHER DEVISE. C C >> " g BOLT ALTERNATE EESHEAR GATES DESIGNS ARE ACCEPTABLE, IF MATERIAL SPECIFICATIONS ARE MET AND FLANGE 10125 SW Washington S Rd. MAX. 3 RINGS OR 12 MAX. G g q 24 10. MANHOLE CERTIFICATION REQUIRED FOR TRAFFIC LOADING. d ° o ADJUSTABLE LOCK HOOK WITH Portland, Oregon 97223 d ORIFICE "A" LOCK SCREW RAM-NEK JOINT (SEE TABLE) t" DIA. HOLE FOR ECCENTRIC MANHOLE STAINLESS STEEL LIFT HANDLE VARIES: 48", 72", 96" ° MATERIAL OR EQUAL o o EXPANSION BOLTS - Level Line Level Line ATTACHMENT TOP CONFIGURATION 1)=" EMBEDMENT 18"x18"xYa' ° C STAINLESS 1" ROD OR TUBING Sheet 'Title: STEEL PLATE LIFT HANDLE DETAIL FRONT SIDE MAXIMUM OPENING OPTIONAL FLAT-TOP MANHOLE CONFIGURATION � OF GATE DETAIL NOT TO SCALE 9 ° 1" TYP SHEAR GATE MANUFACTURED BY KENNEDY VALVE OR EQUAL Site Details RESTRICTOR PLATE. ORIFICE SEE STD DWG # 110 RESTRICTOR PLATE ORIFICE WITH FOR MANHOLE FRAME ORIFICE B & C (WHEN SPECIFIED) AND COVER NOTES: POSITION HOOD INSTALLATION NOTE: (SEE TABLE AND DETAIL) 1. MANHOLE TO CONFORM WITH ASTM C-478, ASTM C-94, AND ASTM C-14. ° STANDARD SUCH THAT BOTTOM MANHOLE RING (12" MAX) FLANGE IS MIN 2" 2. ALL REINFORCEMENT SHALL BE GRADE 60. MANHOLE RISERS BELOW THE ORIFICE ORIFICE OVERFLOW SEE SNOUT DETAIL 3. ALL CONCRETE SHALL HAVE A 28 DAY ULTIMATE STRENGTH OF 4,000 PSI. B INVERT. C ELEVATION 4. FORM GROOVED INVERT AND MAKE SURFACE SMOOTH TO DIRECT FLOW. ONE SNOUT MAY BE USE FOR BOTH ORIFICE 5. STEPS REQUIRED ON FLAT TOP MANHOLES OVER 4' DEEP. SEE MANHOLE STEP DETAIL. ORIFICE C AND B. B 6. STANDARD PRECAST BASE SLAB. VARIES - SEE PLAN IT MAY NEED BE RAM-NEK JOINT NECESSARY TO USE 7. CHANNELS SHALL BE 3/4-VERTICAL HEIGHT OF PIPE WITH A SMOOTH FINISH. ° ° MATERIAL OR EQUAL TWO SNOUTS AND ' d 8. ALL PIPES ENTERING OR EXITING SHALL BE WATER TIGHT. OFF SET ORIFICESM F ° TO MEET PLAN �' 0C7T d° a MSN ° TEP. 9. 12" MINIMUM BETWEEN PIPE ACCESS HOLES INTO MANHOLE. DISTANCE MEASURED AT ELEVATION. ` INSTALLED ON OUTSIDE OF MANHOLE OR PER MANUFACTURER'S RECOMMENDATION. SNOUT DETAIL �� o eA DFLE E 10. PIPE ACCESSES INTO MANHOLES SHALL BE PRE-FORMED OR CORE DRILLED. HOLE ° ° ORIFICE C .4 d WALL Revisions: SIZE TO EQUAL PIPE O.D. PLUS MANHOLE WALL THICKNESS. �� DWGE#100) 6 FLOW CONTROL STRUCTURE TABLE ORIFICE B �� n LIFTAHANGATE DLE Diameter Of Manhole (In.) 96" 8" SHEAR GATE SEE DETAIL F.L. (In) 182.60 Al 6.5 6 F.L. Out 182.60 WALL „ SLOPE: (Out) BAFFLE 2 /FT Outlet Pipe Diameter (In.) 15" ° ° a IC,.4 l At Number Of Orifice 2 N STANDARD M.H. RUNGS F Orifice A Elevation 180.60 ° ` Diameter Of Orifice A In. 8,3'• RESTRICTOR 12" 0/C LOCATED ON ° ° ° ( ) PLATE ORIFICE VERT. SIDE OF MANHOLE, ° d ° ° orifice B Elevation 183.75 ° (SEE TABLE 01 2 rifice A " d Diameter Of Orifice B In. 5" AND DETAIL) Elevation ° WITHIN 24 OF COVER ( ) AND FLOOR 6" MIN. ° A4, ° a ° a ° ° o 0 ° ° o orifice C Elevation - d ° ° ° O Diameter Of Orifice C (In) ° O O 0 0 0 0 ° 0 O ° O O O ° 0 0 O° 000 O ° 000 O o0 0 0 000 0 0 0 00 ° Overflow Elevation 184.64 Dia.-See Table ° d o ° 0 O 0 0 0 0 0 O 0 o O 0 , 0 0 0 0 0 0 0 0 0 0 0 0 0 o ISOMETRIC CUTAWAY ° ° ° ° o ° o ° 0 ° ° ° o ° o ° °° ° ° ° ° Rim Elevation 190.50 00 ° 0 O ° O 0 0 0 . O O O 00 00° 0 0 0 0° •° O 0 0 0 0 0 0 0 0 0 0 0 ° 0 NTS MILDREN DESIGN GROUP P.C., 2017 0 0 0 00 O ° 0 0 ° ° ALL RIGHTS RESERVED 6" OF 3/4"-0" COMPACTED THESE DRAWINGS ARE THE PROPERTY OF CRUSHED AGGREGATE MILDREN DESIGN GROUP, P.C., AND ARE STANDARD MANHOLE FLOW CONTROL STRUCTURE NOT TO BE USED OR REPRODUCED IN ANY 5 C1eanWater SaviceS MANNER, EXCEPT WITH THE PRIOR WRITTEN DETAILPERMISSION OF MILDREN DESIGN GROUP, P.C. NOT TO SCALE DRAWING NO. 270 REVISED 02-17 Date: 15 December 2017 Drawn by: Checked by: TMR Job Number: 17260 Sheet Site Design Review - December 2017 C4 199 MILDREN DESIGN GROUP, P.C. SEDIMENT FENCING TYP. INLET PROTECTION, TYP. ` Sw ARCHITECTURE ■ SPACE PLANNING ` w�SN�NcroN \ 7650 S.W. Beveland, Suite 120 1ss CONSTRUCTION v. Tigard, Oregon 97223-8692 —20 — 200, ENTRANCE RD�o Voice: 503-244-0552 200 x x 99- Fax: 503-244-0417 I( '� — — II/moo J �O SD SD 199 199 200 200 9 1195 50 198 9 IIII � p PT. 198- \ , 1111626 T.M. RIPPEY I 197 197 j ` CONSULTING ENGINEERS I -197 25' 7650 SW Beveland, Suite 100 Tigard, Oregon 97223 I I I 197 Phone: (503) 443-3900 IIII I I 196 — — — — — — — — — — —1 in 196Fax: (503) 443-3700 6 - - - - - - _ IIII I I �4 IFIFE 190.50 196 I I /I I 95 (SERVICE AREA) III r195` 5` 195 'I I 195 _ 195 19 1 II 194 SAWCUT LINE ;V 794 I I i 194V) — — — — — — J o 194 111 I ' 9 — - - - - 193 Mr j a: I y V ' 193 I I 0)�!? ,193 f - 192 \ I 193 — I 192 I —— 192 1 I I I 192 _ Client: 190 191 EXISTING JL1 f, t THIRSTY LION - —192- - RESTAURANT Dc ! — —� I , Fr L 190 ' 1 A 190 \ 5 _ 193- 191 - - 1 IFF E 190.50 — \ 0 720 NE Grand Ave. f39 (SERVICE AREA) _ _ — — — — - 189, '� wcu �9 Portland, Oregon 97232 LL- SINE \ �. FFE 190 \ \ 191.00 � 18 8g 190 �8 \ 92 iso 1 Project: ° ST y v i i New Building i 190 18 x- � o — 187— �� 1 \ I FFE 190.50 . 186- �� ' \ 191 10125 SW Washington Sq. Rd. \ Iso — _ 1 188\ Portland Oregon 97223 I I g iso � \ ` n 116 COALESCING PLATE (n 1\ rt �( FE 191.00 ° OIL-WATER SEPARATOR M 189.70-MATCH FG$5 \ 1 �I FFE 191.100 /,a ! , Sheet Title: �. I • , • 8 �j 8 o ,�/� ✓l�' a Erosion FFE. 191.00 \ T. Control 18 \ ���, ,' / 00 190 \ �t\ -1 o Plan 10 RAISE ARIM TO EL 8N MH8 \ \ / 189.50-MATC1 FG 190' 191.25 S S I ;� a• I ID I \\ — -WLvTL,gND \ Revisions: '7 09 188 — � - - 1s\\ 6, 8 189 7— 190 188 S k) 190 188 Q 189 �86 ig2 '83 �� S, c� Pf 116 1 1 ss i / �04.11 X84Rz MILDREN DESIGN GROUP, P.C., 2017 ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDENI I // / NOT T 0 BE UISEDGROUPOR REPRODUCED INR ANY 00 184 MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. R5 I ° \ _ —182 Date: 15 December 2017 8�\ ____ —__ — / // i Drawn by: Checked by: ORH — — — — —I 7� =__ AS KJK X21 o TMR Job Number: 17260 SCALE: 1" = 20' Sheet 0 10 20 40 Site Design Review - December 2017 C5 hool--�� """"..`v-... MILDREN DESIGN GROUP, P.C. FOR FURTHER INFORMATION ARCHITECTURE ■ SPACE PLANNING ON DESIGN CRITERIA SLE CHAPTER 4 OF CLEAN WATER pL 7650 S.W. Beveland, Suite 120 SERVICES EROSION PREVENTION Tigard, Oregon 97223-8692 AND SEDIMENT CONTROL Q�� ANGLE FILTER FABRIC FENCE TO g ' g PLANNING AND DESIGN MANUAL. � Q Q S0. ASSURE SOIL IS TRAPPED Voice: 503-244-0552 Q¢o 4 Fax: 503-244-0417 � PQ p • 4 � a - . . 1" REBAR F❑R BAG REM❑VAL a R;•. ' " a •6. °_cP . a d CATCH BASIN GRATEILI pki. T.M. RIPPEY RADIUS = 25' MIN. ' .a P. a .�.' •`m Q: o-"-p ' Q• E F`��� S INTERLOCKED z"x z" CONSULTING ENGINEERS CLEAN PIT RUN OR 3"- 6" CLEAN ROCK POSTS AND ATTACH PLAN VIEW CATCH BASIN Y NOT TO SCALE +; ' 7650 SW Beveland, Suite 100 SUBGRADE REINFORCEMENT �N " ` Tigard, Oregon 97223 GEOTEXTILE, AS REQUIRED pR ;t p ' EXPANSION RESTRAINT Phone: (503) 443-3900 s" MIN. USE STITCHED LOOPS �.' Fax: (503) 443-3700 DEPTH3' MINIMUM ° 4 D OVER 2"x 2" POSTS NOTES: *20' MIN. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL FROM TOE SLOPE. +' + " 1. BURY BOTTOM OF FILTER FABRIC 6" VERTICALLY BELOW FINISHED GRADE. GRAVEL CONSTRUCTION 2. 2"x 2" FIR, PINE OR STEEL FENCE ' ENTRANCE CURB RAMP 2 —& POSTS. 4'-0" STORM PIPE 3. POSTS TO BE INSTALLED ON UPHILL SIDE OF SLOPE, a PAVEMENT 4. COMPACT BOTH SIDES OF FILTER ' 5. PANEI S MUST BE PLACED a •'. ;; .' n. ;" % '..'.a 6" , �r s� FILTER FABRIC ACCORDING TO SPACING ON DETAIL . ► C e: MATERIALI36" N 0.940 • a .....,. .. \`C/��,\�\/\//\//\/�//\//\//\,`y .• .M1.9° °{ b? .; '. WIDE ROLLS. • - -0. ,.., .. . - b . .. ePROFILE �/' :`'. ,•:�= ; NOT TO SCALE VWOVEN NOTES: FILTER SACK 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING FILTER FABRIC MATERIAL OF SEDIMENT ONTO PUBLIC RIGHT—OF—WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR 2'_6° 36" WIDE ROLLS Client: CLEAN OUT OF ANY MEASURES USED TO TRAP SEDIMENT. CATCH B I N INSERT 2, WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF- WAY, T 3. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE 4'-0 J L THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. 4. WHERE RUNOFF CONTAINING SEDIMENT LADEN WATER IS LEAVING THE SITE VIA THE CONSTRUCTION 6" / / ENTRANCE, OTHER MEASURES SHALL BE IMPLEMENTED TO DIVERT RUNOFF THROUGH AN APPROVED 1 .9 FILTERING SYSTEM. I} 5. DIMENSIONS NOTE' SINGLE FAMILYCMAXIMUM SPACING FOR FURTHER INFORMATION FOR FURTHER INFORMATION Li 1 . RECESSED CURB INLET CATCH BASINS 20' LONG BY 20' WIDE S" DEEP OF ;/4" MINUS CLEAN ROCK. 1'--6" ON DESIGN CRITERIA SEE ON DESIGN CRITERIA SEE COMMERCIALCHAPTER 4 OF CLEAN WATER MUST BE BLOCKED WHEN USING FILTER CHAPTER 4 OF CLEAN WATER 50' LONG BY 20' WIDE 3-6" CLEAN ROCK, GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE FRONT VIEW SERVICES EROSION PREVENTION FABRIC INLET SACKS. SIZE OF FILTH(', SERVICES ER❑SI❑N PREVENTI❑N FABRIC TO PREVENT SUB—SOIL PUMPING. NOT TO SCALE AND SEDIMENT CONTROL FABRIC INLET SACKS TO BE DETERMINED AND SEDIMENT CONTROL PLANNING AND DESIGN MANUAL. PLANNING AND DESIGN MANUAL. BY MANUFACTURER. 720 NE Grand Ave. Portland, Oregon 97232 CONSTRUCTION ENTRANCEr, SEDIMENT FENCE `� N ET PROTECTION -•� Clean�Vater Services CleanWater Services TYPE 5 C1eanWater Services DRAWING NO. 855 REVISED 12-16 DRAWING NO. 875 REVISED 12-16 DRAWING NO. 920 REVISED 12-15 Project: New Building 10125 SW Washington Sq. Rd. Portland, Oregon 97223 Sheet Title: Erosion Control Details Revisions: MILDREN DESIGN GROUP,�wP,C., 2017 ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED 1N ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 15 December 2017 Drawn by: Checked by: AS KJK TMR Job Number: 17260 Sheet Site Design Review - December 2017 C5. 1 MILDREN DESIGN GROUP, P.C. FOR FURTHER INFORMATION ARCHITECTURE - SPACE PLANNING ON DESIGN IA SEE CHAPTER 4 OFTCLEAN WATER PL 7650 S.W. Beveland, Suite 120 SERVICES EROSION PREVENTION AND SEDIMENT CONTROL 0��� ANGLE FILTER FABRIC FENCE TO Tigard, Oregon 97223-8692 PLANNING AND DESIGN MANUAL. ����GSSS P a �0ASSURE SOIL IS TRAPPED Voice: 503-244-0552 QP`�F POFax: 503-244-0417 1" REBAR FOR BPG REMOVAL 0� _ '• .-°,'.o •: : - •0••..0 '•:4-.a o.:o:•. ;a- ;o . . ° Q a ' CATCH BASIN GRATE T.M. RIPPEY RADIUS = 25' MIN. •a :p- ,•-;n <• a � INTERLOCKED 2"x 2" CONSULTING ENGINEERS CLEAN PIT RUN OR 3"— 6" CLEAN ROCK OOF ��S POSTS AND ATTACH PLAN VIEW CATCH BASIN ° Q� stili R' 7650 SW Beveland, Suite 100 NOT TO SCALE SUBGRADE REINFORCEMENT ��G�P • .° Tigard, Oregon 97223 EXPANSION RESTRAINT GEOTEXTILE, AS REQUIRED °It, Phone: (503) 443-3900 8" MIN. USE STITCHED LOOPS Fax: (503) 443-3700 DEPTH 3' MINIMUM OVER 2"x 2" POSTS NOTES: d ' *20' MIN. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL FROM TOE SLOPE. •:'° e'4' d ' 1. BURY BOTTOM OF FILTER FABRIC 6" VERTICALLY BELOW FINISHED GRADE. ' GRAVEL CONSTRUCTION 2. 2"x 2" FIR, PINE OR STEEL FENCE ENTRANCE CURB RAMP 2'-6" POSTS. • ' 4'-0" STORM PIPE o 3. POSTS TO BE INSTALLED ON UPHILL SIDE OF SLOPE. ' s a PAVEMENT 4. COMPACT BOTH SIDES OF FILTER aFABRIC TRENCH. o ° a Br 6» 5. PANELS MUST BE PLACED / / FILTER FABRIC ACCORDING TO SPACING ON DETAIL ► a d ` •: - ;•. cam, '//`// `.+,• :,.; ;'s= ,:...,- -_ MATERIAL 36" N 0.9 40 \ \ \ \ \// ° D° p :.. > ° °$ >. WIDE ROLLS. PROFILE NOT TO SCALE VWEIVEN NOTES: FILTER SACK 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING FILTER FABRIC MATERIAL OF SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR 2'-6" 36" WIDE ROLLS Client: CLEAN OUT OF ANY MEASURES USED TO TRAP SEDIMENT. 2. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT—OF— WAY. CATCH BASIN INSERT T R 3. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE 4—0 JL1 �, THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. 4. WHERE RUNOFF CONTAINING SEDIMENT LADEN WATER IS LEAVING THE SITE VIA THE CONSTRUCTION 1 6" loop/ ENTRANCE, OTHER MEASURES SHALL BE IMPLEMENTED TO DIVERT RUNOFF THROUGH AN APPROVED FILTERING SYSTEM. 5. DIMENSIONS NOTE: SINGLE FAMILY 6'MAXIMUM SPACING FOR FURTHER INFORMATION FOR FURTHER INF❑RMATI❑N 20' LONG BY 20' WIDE 8" DEEP OF 3/4" MINUS CLEAN ROCK. 1'-6" ON DESIGN CRITERIA SEE 1 . RECESSED CURB INLET CATCH BASINS ON DESIGN CRITERIA SEE COMMERCIALCHAPTER 4 OF CLEAN WATER MUST BE BLOCKED WHEN USING FILTER CHAPTER 4 OF CLEAN WATER 50' LONG BY 20' WIDE 3-6" CLEAN ROCK, GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE FRONT VIEW SERVICES EROSION PREVENTION FABRIC INLET SACKS. SIZE OF FILTER SERVICES EROSION PREVENTI❑N AND SEDIMENT CONTROL FABRIC INLET SACKS TO BE DETERMINED FABRIC TO PREVENT SUB—SOIL PUMPING. NOT TO SCALE PLANNING AND DESIGN MANUAL. AND SEDIMENT DESIGNCONTROL BY MANUFACTURER. PLANNING AND DESIGN MANUAL, 720 NE Grand Ave. Portland, Oregon 97232 CONSTRUCTION ENTRANCE SEDIMENT FENCE INLFT PROTECTION C1eanWater Services C1eanWater Services TYPE 5 CleanWater Services DRAWING N0. 855 REVISED I2-16 DRAWING N0. 875 REVISED 12-16 DRAWING N0. 920 DEVISED 12-16 Project: New Building 10125 SW Washington Sq. Rd. Portland, Oregon 97223 Sheet Title: Erosion Control Details Revisions: MILDREN DESIGN GROUP, P.C., 2017 ALL RIGHTS RESERVED THESE DRAWINGS ARE THEPROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 17 November 2017 Drawn by: Checked by: AS KJK TMR Job Number: 17260 Sheet Site Design Review - November 2017 C5. 1 + + + + + + + + + + 0.5 1.4 4 9. .5+ + + + + +0.5 +0.4 +0.5 +-v:8 + + +I� 'r� 1� 1.3 .9 4.7 2.9 3.2 3.7 4.2 4. ' SA1 MA TCHLINE 0.5 1.3 4. 10. 1.7 ___+0. + + + + + + 1 �9 2.6 3.0 3.6 4.3 4. 6 0.5 0.6 1. MILDREN DESIGN GROUP, P.C. S FDC. ���� 0.5 +1.3 +4.5 2 SA1 + + + 10.3 + 2 +2.8 +3.6 +4.1 .3 .2 1. 1.8 .5 1.0 0.6 0.5 0.7 0.9 1.2 1.2 1. $ ARCHITECTURE SPACE PLANNING 7650 S.W. Beveland, Suite 120 0.4 +1.4 +4.4 3+ + + + . + + + + + + + + 8 3.6 +2.2 +2.3 +3.0 + +4Tigard, Oregon 97223-8692 1.0 1. 1.7 4 1.0 0.7 0.6 0.8 1.0 1.1 0.9 0. .4 1Jb (503) 244-0552 O a�JJ 0.4 +1.4 +4 '5 + 6+0.8 +1. +1.3 1+ 0.9 0.7 0.8 1.0 1.2 1.1 0.8 + 1 +2 6 +2.1 +2.4 +3.2 +4.2 +5.3 O O . 1Jb + + + + + + + + + + SA3 ohOJ 0.5 1.3 4 1.80.6 +0. ++0.9 + .9 +0.8 +0.8 +1.1 +1.3 +1.4 +1.1 +0.8 6 .9 2.1 2.1 2.7 3.7 4.8 5.7 5 0. O C 0 N S U L T I N G ENGINEER S 2 0.5 1.3 4. 1 3. + + + +0.8 1.0 1.4 1.7 + + $ 0 5 1.7 2.0 2.7 3.8 5.4 6.4 $• "dwa, 0.5 0. 0.7 .7 O MECHANICAL AND ELECTRICAL SYSTEMS 0.5 +1.3 +4. +9.4 1.4 +n Z +n rZ + +n 0 + + + + + +1. +1.5 +1.7 +2.4 +3.5 +4.9 +6 +9. +9.1 7.9 O 6915 SSUITE 200 W MACADAM AVE. 1.1 1.5 1.9 A / ` PORTLAND, OREGO 97219 SA1 O PHONE: 503.892.1 188 + + + + + + + + + + + + + + + / FAX: 503.892.1190 0.4 1.4 4. 9 0.4 0. 0.6 .7 0.$ +1.1 +1.4 +1.6 +1.3 + 1 9 2. 1.3 2 1.5 2.0 2.9 4.1 5.3 5.9 9.0 9. 7.9 8.0 7. CONTACT...HANK BARLEEN O 1Jy engineering@mke-inc.com ary,OJ + + + + t + + + + + + + + + O 0.4 1.3 +4. + + + 16. 4. 1. 3 2 1.3 1.7 2.3 3.1 4.1 +4.9 7.7 8.5 8.8 8.0 8.4 9. 9.0 0.5 0.6 0.8 0.9 0.9 1.0 1.2 1.0 1.0 3 O 0.5 1.3 4. 1 3.20.7 + 1 + .1 +0.9 +0.9 +0.8 +0.7 + 4.9 6. 3 1.7 1.5 1.6 ' 1.8 2.3 2.9 5.0 5.9 7.2 7.3 8. 9. 9.5 8 8.1 .4 J o O O + + +4.9 +5.5 + .3 7.5 +8 +9 3 9 +8 +8 3 +8 6 0.4 1.3 4 1 0. 3.40.9 1. 1.6 .3 1.0 0.8 0.7 0.6 0.5 0.4 1 .3 0. 3. 7 1 .8 O 0.4 1.3 4. 0 3+ A 4 r 1. 7 4.9 9 7. 8.1 8.2 9 1 0.1 1 0.1 .2 8. 1.2 1. 2.0 .6 1.1 0.8 0.7 0.6 0.6 0.6 0.6 0.5 + SA1 + + 0.3 1.2 4 1 8.5 3.5+ 1 1 4.2 5.2 7.8 9.2 1 .3 10. 10.2 .2 9.0 9.2 1.3 1. 2.1 .7 1.3 0.9 0.8 0.7 0.8 .9 0.9 .7 0.5 .3 SA 0.3 1.0 3.8 8.9 ° 1.8 4.7 5.8 7.1 9.5 1 .4 10.3 10. 0.7 10.7 10.4 9 1.2 1.0 1.1 1.2 3 1.3 9 0. S 0.3 0.9 3.8 9.60 ' 0.9 1. 1.8 .8 1.8 1.6 +1.5 1.5 1.7 1.7 .7+ + S 5.1 4 7.5 8.8 .9 10.3 11.4 1.5 11. 9.3 .6 8.5 8. Client: �/ T + ° + + 5.0 6.0 +7.1 +8.3 +8.9 +9.6 +10. +10.7 + 0.7 +9.5 + .0 + .3 +9.9 +9. 8. J L R 0 7.5 0.40.7 1. 1.5 .9 2.1 2.1 2.0 1.9 2.1 1.6 2 SA1 + + + + + + + + + + + + + + + + + + + + i .2 0.7 .4 5.1 •1+0.6 +0. +1.1 +1.5 +1.9 +2.1 +2.2 +2. +2.1 +1.4 .1 4.9 5.8 6.3 6.9 7.7 8.0 8.1 8.9 9.2 9. 9.6 0 9.5 " 10.5 .5 10 9.0 9.0 8. ° + + + + + + + + + + + + + + + + + + + + + .2 0.6 1.5 2.5 .3+ 7.4 7.3 7.5 7. 8.1 A3 8.5 8.6 8.9 8.7 8.5 8. .0 9.8 1 0.3 1 0.5 9.2 9.3 9. 8.4 0.4 0. 0.8 1.1 1.4 1.6 1.6 1. 1.6 1. 1.1 A .SSC ° SA1 + + + + + + + + + + + + + + + + + + + + + + .4 0.8 .5 ° +1.1 +1.1 +1.2 + .0 +0.9 + .7 0 13.4 0.7 8.8 8 6 .0 8.5 .7 8.4 8.3 8.7 8.2 7.8 7.8 8.3 8.9 9.6 9.8 9.6 +10 10 8. 6. 720 NE Grand Ave. SB Portland Oregon 97232 ° + + + + + + + + + + + + + + + + + + + + + + + + *50.8 +1.4 2. 5 +6.9 + .3 +9.3 +8.4 +8.3 +11'4 + .7 +0.7 +0.6 / X14 12.5 9.1 8. 9. 8 8. 0 $.8 .1 7.5 7.5 7.7 8.2 8.8 9.3 9.7 0. 0.6 1 0.2 8.5 5 � \\ SB + + + + + + + + + + + + + + 4 + + + + + 15.8 11. 8. 9.0 9.4 9.0 8.2 7.6 7 6 7.6 8.0 8.3 8.7 9. y .6 8. 7.5 6 Project: +0.6 +1.0 +1.7 3 q + 4.0 4.3 5.6 3.8 + + + +8.3 +10.2 + 9 10` 4 ,�� CS, + + +t t + t +1. t t t t + + + ' t t + + + + t y New Building 0. 0.9 1.2 1.2 1.0 1.0 1 1.3 1.8 3.3 5.4 5.9 3. � 0 1 6.4 + + t t t 14.3 9.9 9. 9.5 1 0.3 + 0.1 0,_1 9.2 8.2 7.7 7.4 7.9 8.5 9.2 � +8.7 +8.1 6.8 + S G+0. +1.0 +0 +0.7 +0.6 +0.5 +0.6 +0.9 +1.5 +2.3 2.1 0 12.1 11.1 8.9 9. 9.5 9. 10.0 10. 10.6 9.7 9.0 8 4 SA3 88 9.3 9.1 8.5 8.1 .5 6 Al / Q� 1.4 .0 0.9 0.6 0.5 0.4 0.5 K ° 1 2.1 12.2 1 0.0 9.1; 9. 1 1 9. 1 0.5 0.2 9.8 9.8 9.6 9. 9.0 9. 9.5 9.8 9. 8.6' 10.4 5 a ® A3 / Sc ' + + + + + + + + + + + + + + + + / + + + °o + +1.3 +0.9 +0.7 +0.6 +0.5 16.3 11.9 9.6 .7 9.6 10.6 10. 9 10. 10. 9.9 9.6 9 10.0 9 9.7 9.9 10.7 10.2 i8.6 7. 13.9 / \ SCS �`` SB / / SW Washington Square Rd., 0.9 0.7 5 0.3 I+�/ + + + + + + + + + + + + + + +/ + + + SB / Portland, Oregon 97223 5 � 19.0 15.5 10.1 8.8 4 9.4 9 9.9 4 10. 6 10.0 9.9 10. 10. 9.8 10.5 11.3 11.7 10 8.0 7. F112Ci 17. 0. � / + SC �� / A3 SC 7 , +0.8 +0.6 +0.4 +0.3 +0.2 w 14.6 12.5 9.0 .6 .4 0.2 .8 .9 0.6 10.4 10.2 10.1 1 .6 10. 1 .1 11. 1 12.2 11.9 .9 7.5 .4 11.2 .5 / Sheet Title: SA3 / e e / / Site SC 0. 0.7 0.6 0.5 0.3 0. ` /® +12.5 +13.1 +10.2 + .7 +8.7 + +9.6 + 3 +1 .0 + 4 +1 .0 +9.5 +9.7 1,0.4 +10.4 0.7 +11.3 11.9 +12.5 +11. +9.0 + 4 +7.6 +8.1 / S 1 t e SCSt t + + + , /' + + + + + + + + + + + + + + + + + + + t + + l Photometric 0.8 0.7 0.5� 0. '` / SB 17.4 11.5 8.0 7.8 8.7 .9 9.8 1 9.8 9.5 9. 3 0 2 11.4 12.7 12.5 0.8 7.8 6 5.7 .5 / SA3 SCS + , + 1 0.7 0.6 0.5 16.5 1333 8.3 6.0 7 7.6 8 9.2 9.0 93 9.8 10.4 1 11.5 12.6 11.7 9.0 .9 4 4.0 SCS SA3 "SA1 Statistics + + + + + + + +6.35+ + + + + + t + + + + + 0.8 0.7 0.7 0.9 8.7 .5 .3 5. 5 6. .8 8. 8.1 7.9 7.7 8. 8.8 9.8 4 11.5 11.7 1 0.5 5.9 Description Symbol Avg Max Min Max/Min Avg/Min SC DRIVEWAYS + 3.8 fc 16.2 fc 0.2 fc 81.0:1 19.0:1 + + + + + + + + + + + + / +8.0 + + + + ON ROOF + 1.0 fc 2.2 fc 0.2 fc 11.0:1 5.0:1 SCS 0.9 1.1 3.0 4.6 5.0 4. 4.1 5.3 5. 6 6. 7 6.7 7. 8. 8.9 9.9 11.1 10.7' 8.5 PARKING SALES LOT + 9 A3 .1 fc 19.0 fc 3.6 fc 5.3:1 2.5:1 SCS + + 2.8 5.5 +5.6 +7 +7 +9 2 +9 7 +6.6 + .0 Revisions: Schedule Al Manufactur Number Lumens Per Light Loss + + 0 +7.9 +6. +5.1 Symbol Label Quantity er Catalog Number Description Lamp Lamps Filename Lamp Factor Wattage 1.6 20 iGuzzini I.E756_1.00077 Wow:Pole-mounted 1.00077 1 LE756_L- 12545 0.85 133.9 SA1 illuminazione system-Large body 4K_I.00077.i t /\ S.p.A optical assembly-Neutral es 6 ° White-A45C comfort asymmetrical optic- 133,9W 154101m-4000K / 3 iGuzzini I.E756_1.00077 Wow:Pole-mounted 1.00077 1 LE756_L- 12545 0.85 267.8 E] SA2 illuminazione system-Large body 4K_I.00077.i S.p.A optical assembly-Neutral es White-A45C comfort asymmetrical optic- 133,9W 154101m-4000K 17 iGuzzini I.E756_I.00077 Wow:Pole-mounted 1..00077 1 I.E756_ SITE PHOTOMETRIC L- 12545 0.85 401.7 N illuminazione system-Large body 4K_ 0 o 1.00077.i - SA3 S.p.A optical assembly-Neutral es White-A45C comfort asymmetrical optic- O SCALE: 1 99=20'-0" MILDREN DESIGN GROUP, P.C., 2017, ALL M 4BBMW 15410Im-4000K 0 10' 20' 40' RIGHTS RESERVED Q O 22 iGuzzini I.E748_I.00069 Wow:Pole-mounted 1.00069 1 LE748_S- 14341 0.85 159.3 O THESE DRAWINGS ARE THE PROPERTY OF W ❑ �� illuminazione system-Small body 4K 1.00069.i MILDREN DESIGN GROUP, P.C., AND ARE S.p.A optical assembly-Neutral es NOT TO BE USED OR REPRODUCED IN ANY O to White-ST1.2 street optic MANNER,- 000 -159,3W 165001m- PERMISSION EXCEPT MILDREN DESIGN OG ROUIP, P.C. 00/ Date: 08 September 2017 0)M 22 iGuzzini BW84_LB79 iWay:Bollard 170x170mm LED neutral white 1 BW84_LB79. 833 0.85 24.5 p 00 illuminazione H=1000mm Neutral White IES �j F-1 SC S.p.A Led with electronic ballast Drawn by: Checked by: W Q and symmetrical optic- g 21W 18501m w/ DD HB =c� of Job Number: 116139 J '1'cai Sheet Q J m O LJ 0 WW September 2017 E 1 .00 Y OM J/ 0_/ C + .6 \ / MILDREN DESIGN GROUP, P.C. F-T / \ + ARCHITECTURE ■ SPACE PLANNING \ / 9 .0 �`�� 7650 S.W. Beveland, Suite 120 \� Tigard, Oregon 97223-8692 ° / \ / +1.4 +1.2 +1• + (503) 244-0552 \ / ° a \ \ / 1_43 +21.8 a ° CON5LJLTING ENGINEERS \ +�66 + 3 ° MECHANICAL AND ELECTRICAL SYSTEMS �Af ° ° 6915 SW MACADAM AVE. SUITE 200 6 + 4 +2 0 PORTLAND, OREGON 97219 ° PHONE: 503.892.1 188 FAX: 503.892.1190 +2.1 +1.9 +1.7d CONTACT...HANK BARLEEN engineering@mke-inc.com C') +1 / \ + + + G 1.5 .4 \ ° \ Z'_ \ - z__ +1.3 +1.3 +1. / 1. +1.3 1.5 1.8 3.4 9 3.9 3.9 4.6 5.2 4.9 4.8 4.6 4.6 4.1 3.2 +2.0 1.1 '0.6 0.4 0.4 '0.5 0.7 1A 1.5 1.6 1.4 + + + + + + + + + + + + + + + +0. + '0. + +� + + + 1 4.1 4.8 5.3 6.6 9.0 110.13 9.2 8.5 9.0 10.SB 9.1 6.4 3.3 1.5 0.7 0.3 0.2 0.9 1.3 1.8 .0 1.6 Client: +1. 2.9 +4.1 +5. +5". + 7+0.4 + .4 +0.4 +0. 0.4 0.5 0.8 1.2 11.7 2.0 2.3 2.4 2.7 2.5 12.3 1 2.0 .6 +2.6 +2.0 /� Al I I \ / J JLR, + +2.0 +4.2 7.4 0. - �- - SA2 +0.5 +0.$ +1.4 +2.6 14.7 +6.6 +7.9 +7.3 +7.2 +7.3 +17.8 +7.1 .0 +2.8 +2.2 0.5 0.6 7 0.7 0.5 O I I 0 +1.7 +4'5' +9.4 2.E +0.6 +0. +1.4 +2.9 16.1 +12.5 16SB 3.3 +11.8 +8.9 +10.4 11 12.7 .1 +2.7 +2.1 +2.4 SB 0.6 0.8 1.1 1.0 0. SA1 .9 +1.6 +4. +10.5 3.50.9 1.2 1.6 1.4 1.2 1.0 +1.1 1.3 1.3 +1.1 +0.9 1.0 1.1 0.9+ + 0.6 .4 2.0 +2 2 +1.8 2.0 7 +1.5 + 8 +10.2 1.4 + + + + + + + + + +1 + . 1.7 +1.9 +1.6 1.8 720 NE Grand Ave. 1.2 1.5 2.0 1.7 1.4 1.3 1.5 1.7 1.7 1.4 1.2 1.3 1.4 1.3 0.9 .6 Portland Oregon 97232 / + + SA1 + 12 15 +1.7 +1.7 1. \ / 5 1.5 4>9 R4 0.6 +1.5+1.5 2.0 +1.7 +1.5 +1.4 +1.6 +1.9 +1.9 +1.7 +1.6 +1.7 +1.8 +1.8 +1.2 .81 0 . . Project: / \ 5 +1.5 +4. 3.6 + + + SA1 +1.0 +1.1 1.5 +1.8 +2.0 .2 0.9 1.2 1.6 1.4 1.3 1.2 1.3 1.4 1.5 1.4 1.4 1.7 1.9 1.9 1.3 .0 � New Building 5 +1.4 +4 +1 . 3.7 + + + + + +1 1 +1.3 1.7 +2.1 +2.4 .6 0.6 0.8 1.1 0.8 0.8 0.9 1.0 1.0 1.1 1.4 1. 1.8 1.3 .9 + + 5 1.4 4. 9.6 0. 6 0 1 3 1.8 2.2 2.6 2.9 3.1 20.5 0.6 0.8 .7 0.6 0.5 0.5 0.5 0.��� 0.8 1.1 1. 1.4 1.0 .7 0.4 1.5 4. 4 .2+0.4 +0.4 0.5 +(F4'0.4 +0.3 +0.3 +0.3 0. 0. +0.7 +1.0 +1. 1.0 +0.8 61 6 2.2 2.6 3.1 3.3 3. 0.5 +1.4 +4.5' 2.40.3 +0.3 0.3 + .3 +0.3 t0.2 +0.2 +0.3 +0. +0. +0.7 +1.0 +1.1 +0.9 0.7 + +2.5 2.9 +3.4 +3.1 3 1 SW Washington Square Rd. Portland, Oregon 97223 0.5 +1.4 +4 + 3.3 + + t t + + + + + +2.6 +2.8 +3.0 +3. 0.3 0.4 0. .3 0.3 0.2 0.2 0.3 0. 0. 0.9 1.1 1.1 0. 0. 5A3 0.5 +1.3 + + + + + + Sheet Title: 4 1.3 + 0.4 0. + + + + +0.6 .5 0.4 0.3 0.3 0.3 0.5 0.9 1.2 1. + 2 3.0 3.3 3.4 3 1.2 8 .6 C 0.4 +1.4 +4. .5+ + + + + 0.3 0.4 1.3 0.+ + + + +3.0 +3.0 +3.3 +3.8 +3.7 Site e \ / 0.4 Photometric 0.5 1.4 4 9. 5+n 7 + + + + + 4.7 2.9 3.2 3.7 4.2 4. .0 0.7 0.5 0.4 0.5 SA13 .9 I MATCHLINE - - - - - - 0.5 1.3 4. 0.4 G.9 +0.6 +0.5 +0.6 + + + + +1 1 �9 2.6 3.0 '3.6 Statistics `,ry F C Description Symbol Avg Max Min Max/Min Avg/Min DRIVEWAYS + 3.8 fc 16.2 fc 0.2 fc 81.0:1 19.0:1 ON ROOF + 1.0 fc 2.2 fc 0.2 fc 11.0:1 5.0:1 PARKING SALES LOT + 9.1 fc 19.0 fc 3.6 fc 5.3:1 2.5:1 N Schedule SITE PHOTOMETRIC Revisions: Manufactur Number Lumens Per Light LossE 1 0 SCALE: 1 "=20'-0" 0 10' 20' 40' Symbol Label Quantity er Catalog Number Description Lamp Lamps Filename Lamp Factor Wattage L-120 iGuzzini I.E756_1.00077 Wow:Pole-mounted 1.00077 1 LE756_L- 12545 0.85 133.9 SA1 illuminazione system-Large body 4K_1.00077.i S.p.A optical assembly-Neutral es ° White-A45C comfort asymmetrical optic- 133,9W 154101m-4000K 3 iGuzzini I.E756_1.00077 Wow:Pole-mounted 1.00077 1 LE756_L- 12545 0.85 267.8 E] SA2 illuminazione system-Large body 4K_1.00077.i S.p.A optical assembly-Neutral es White-A45C comfort asymmetrical optic- 133,9W 154101m-4000K 17 iGuzzini I.E756_1.00077 Wow:Pole-mounted 1.00077 1 LE756_L- 12545 0.85 401.7 illuminazione system-Large body 4K 1.00077.i FE S.p.A optical assembly-Neutral es - n 0'0 oO SA3 White-A45C comfort asymmet00 4BBMW 15410Imtic4000K MILDREN DESIGN GROUP, P.C., 2017, ALL RIGHTS RESERVED 22 iGuzzini I.E748_1.00069 Wow:Pole-mounted 1.00069 1 LE748_S- 14341 0.85 159.3 THESE DRAWINGS ARE THE PROPERTY OF W ❑ O M S13 S.p.A system-Small body 4K 1.0-0069.i MILDREN DESIGN GROUP, P.C., AND ARE S.p.A optical assembly-Neutral es NOT TO BE USED OR REPRODUCED IN ANY OWhite-ST1.2 street optic- MANNER, EXCEPT 000 -159,3W 165001m- PERMISSION OF MILPRIOR DESIGNG UI ROP, P.C. 00/ Date: 08 September 2017 0)M 22 iGuzzini BW84_LB79 Way:Bollard 170x170mm LED neutral white 1 BW84_LB79. 833 0.85 24.5 p 00 illuminazione H=1000mm Neutral White IES �j 1-1 SC S.p.A Led with electronic ballast Drawn by: Checked by: W Q and symmetrical optic- g 21W 18501m w/ DD HB =c� of Job Number: 116139 J 1i1 cai Sheet Q J M O wW September 2017 E 1 .01 Y OM J/ 0_/ WOW SPECIFICATION SHEET PAGE:1 OF 6 WOW SPECIFICATION SHEET PAGE:3 OF 6 )14/nw , Project name: Project name: Type: SAI, SA2, SA3 & SB Type: SAI, SA2, SA3 & SB MILDREN DESIGN GROUP, P.C. ARCHITECTURE ■ SPACE PLANNING 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 TYPE III COMFORT (50) 244-0552 K SIZE MODEL Im/W LUMENS WATT B.U.G. M LE780 72 5530 76.5 B1 -U0-G1 - - 3000 S LE769 72 8410 115.5 1311 -UO-G2 L LE775 83 11150 134 1311 -1.110-G2 M I.E761 81 6215 76.5 B1 -UO-G1 4000 S LE750 82 9465 115.5 B1 -U0-G2 02fc 0,2Moenting Height: 1 r �zh ■o,zs5 sra o Gritlle120 :20k CONSULTING ENGINEERS L I.E756 93 12545 134 B1 -U0-G2 LE769-3000K:70CRI MECHANICAL AND ELECTRICAL SYSTEMS The WOW lighting system is an innovative solution for urban lighting applications such as parking areas, roadways, parks _ A W1 6915 SW MACADAM AVE. and other pedestrian areas.The system takes advantage of the SUITE 200 latest advancement in LED technology.With an organic design and three sizes, the WOW is well suited for today's modern PORTLAND, OREGON 97219 environment for new or existing installations. PHONE: 503.892.1188 --- Luminaire characteristics: TYPE IV FAX: 503.892.1 190 Power input:36W to 170WB CONTACT...HANK BARLEEN �------f-- K SIZE MODEL Im/W LUMENS WATT B.U.G. Lumens:30351m to 156451m(delivered) engineering@mke-inc.com Luminaire efficacy:72 to 1001m/W 90. M LE779 77 5950 76.5 B1 -UO-G2 3000 S I.E768 78 9025 115.5 B1 -UO-G2 CM Source:White LED(LM-80 Tested) L I.E774 89 11975 134 B1 -UO-G23000K:70CRI 4000K:70CRI M LE760 88 6695 76.5 B1 -U0-G2 Lumen maintenance:>90%of initial lumens at 100 000 hours SIDE VIEW 4000 S LE749 88 10155 115.5 B1 -UO-G2 '■5fc 0.5fc Mounting Height:20k (L90)at Ta 104°F/LM-79 Tested. ■etc 00,25 to G6d..Ie 1:20ft L LE755 1 100 13470 134 B1 -1.110-G2 E 1 fa Optic: High efficiency optical system made of a silver coated I.E768-3000K:70CRI aluminum delivering 98%of reflectivity.Available in 4 different IESNA distributions: Type II, III, IV and Type III with comfort optic for reduced glare. Mounting:Wall or pole mounted, see page 4 for all mounting options. 0 Vibration:3G Vibration rating(ANSI C136.31) C Material: e Optical assembly and frame:Die-cast aluminum; Reflector:Silver aluminum; Protective screen:Sodium-calcium tempered sealing glass withI WAY SPECIFICATION SHEET PAGE:1 OF 1 customized silk-screening. BOLLARD SQUARE Project name: Electrical: High efficiency electronic power supply, rated at 100 000 hours, 120-277V.Supplied with 10'(3m)power cable. �= D -I Type: SC Operating temperature:-40°F to 95°F(-40'C to 35°C). Client: Dimming:Supplied standard with 0-10,0V dimmable power o BOTTOM VIEW . supply (Mini and Small: down to 30% , Large: down to 10% dimming range). JLR Finish: Gray (RAL9007) painted finish with a high level of weather and UV resistance. The semi-gloss finish coating is electrostatically applied, durable acrylic enamel baked at high A B C D temperatures for superior color retentive finish. in 29% 12% 12 24'/2 Weight: Mini:20.5lbs(9.3kg),Small:27.3lbs(12.4kg), MINI 1 Large:35.3lbs(16kg). mm 746 325 306 621 SMALL in 34'/2 14 16% 29% Warranty:5 year limited warranty. mm 875 354 415 758 ❑ (170mmmm) Certification:cULus listed for wet location. LARGE in 36% 14'/4 19% 31% Ratings: IP67, IK08(IK07 Small). I mm 922 359 505 807 General information 720 NE Grand Ave. DUE TO CONTINUOUS IMPROVEMENTS,THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE:FEBRUARY 23,2017 LB-R5 DUE TO CONTINUOUS IMPROVEMENTS,THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE:FEBRUARY 23,2017 LB-R5 Luminaire characteristics: TOP VIEW Portland Oregon 97232 iGuzzini 9320 Boul.St-Laurent,suite 100,Montreal(Quebec)Canada H2N 1N7 iGuzzini 9320 Boul.St-Laurent,suite 100,Montreal(Quebec)Canada H2N 1N7 Power input:24.5W C US P.:514.523.1339 F.:514.525.6107 www.iguzzini-na.conn C UL us P.:514.523.1339 F.514.525.6107 www.iguzzini-na.com Lumens:788 to 8401m(delivered) Luminaire efficacy:32 to 341m/W N O R T H A M E R I C A N O R T H A M E R I C A Source: White LED, 3000K:85CRI and 4000K:80CRI. Project: Lumen maintenance:>80%of initial lumens at 50 000 hours(L80) LM-80(LED)/LM-79 tested. New Building Optics: 3600 symmetrical optic with a super-pure aluminum reflector. For version with no upward light emission contact WOW SPECIFICATION SHEET PAGE:4OF6 WOW SPECIFICATION SHEET PAGE:6OF6 factory. Project name: Project name: Body: Die cast aluminum body and stainless steel rods fixed to Type: SAI, SA2, SA3 & SB Type: SAI, SA2, SA3 & SB the base 393/0' Electrical: Universal high efficiency electronic power supply, (1000mm) MOUNTING OPTIONS POLE 04" (102mm) CONFIGURATION rated 50 000 H. 120-277V. MOUNT STRAIGHT STEPPED TAPERED CURVED SUPPLIED BY OTHER Al YES YES NIA wA Mounting:Ground anchored. O SW Washington Square Rd. CONTACT FACTORY FOR POLE DETAILS A2 YES YES NIA N/A Finish:Gray(RAL9007) Portland, Oregon 97223 Bl YES YES NIA N/A B2 YES YES NIA N/A Weight:26.761bs(12.14kg.) 0 SUPPLIED BY IGUZZINI NORTH AMERICA 11 YES YES NIA N/A CONTACT FACTORY FOR POLE SPECIFICATION 12 YES YES N/A N/A Warranty:5 years limited warranty. MINIMUM ORDER QUANTITY OF 12 T1 YES YES YES N/A SIDE VIEW Sheet Title: HEIGHT: FT - Certification:cULus listed. T2 YES YES YES N/A POLE TYPE : T3 YES YES YES NIA Ratings:IP66,IK10. FlXtul e INSTALLATION:Anchor bolts only U N/A N/A N/A ACCESS DOOR: Included (3'from ground) \ \ \ MATERIEL: OAluminum ORDERING INFO RESET EPA & WEIGHT Cut Sheets T1 - SINGLE POLE TOP T2 - DOUBLE POLE TOP T3 -TRIPLE POLE TOP OSteel MINI SMALL LARGE - UNV - 15 ACCESSORIES (TO BE ORDERED SEPARATELY) for pole top with tenon 01.1W'to 3"(46-76mm) for pole top 04"(102mm) for pole top 04"(102mm) FINISH: 015-Gray RAL9007 MOUNT WEIGHT EPA WEIGHT EPA WEIGHT EPA MODEL VOLTAGE FINISH plate or bolts OCUstOm RAL (lbs) (ft=) (Ibs) (ft=) (lbs) (ft=) 0 1.13513 -010%d (275m1m)x h:7"(179mm) Al 36.4 1.4 43.2 1.8 51.1 2.3 A2 63.1 2.5 76.7 3.4 92.6 4.4 MODEL VOLTAGE FINISH O I.XO24-02 -Black screen for asymmetrical B1 43 1.9 49.8 2.3 57.8 2.8 O I.BW84 -4000K • UNV- 120-277V • 15 -Gray 180°emission -cr� B2 76.3 3.6 89.9 4.4 105.8 5.4 11 36.4 1.0 43.2 1.2 51.1 1.5 0 I.BW85 -3000K O I.X088-00 - Frosted diffuser W- WALL MOUNT WITH FIXATION PLATE U - UNIVERSAL SINGLE MOUNT 12 63.1 1.9 76.7 2.1 92.6 2.7 06%"(162mm) for tenon 011%"to 3"(46-76mm) T1 23.2 0.9 30.0 1.0 38.0 1.3 T2 49.8 1.7 63.5 2.0 79.4 2.5 T3 71.4 2.3 91.9 2.7 115.7 3.6 DUE TO CONTINUOUS IMPROVEMENTS,THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE:JULY 27,2015 MGD-R4 U 20.5 0.6 27.3 0.8 35.3 1.1 Revisions: \ \ 9320 Boul.St-Laurent, iGuzzini C U` US suite 100,Montreal(Quebec) Canada H2N 1N7 40ft. N O R T H A M E R I C A P.:514.523.1339 F.:514.525.6107 11 - INTERMEDIATE ARM MOUNT 12 - DOUBLE INTERMEDIATE ARM MOUNT www.iguzzini-na.com for pole section 04"(102mm) for pole section 04"(102mm) 30ft. Al -SHORT ARM 35'/2'(900mm) A2 -DOUBLE SHORT ARM 35'/2'(900mm) for pole section 04"(102mm) for pole section 04"(102mm) 20ft. GENERAL NOTE: 1. SPECIFIC CATALOG NUMBERS FOR EACH FIXTURE TYPE MILDREN DESIGN GROUP, P.C., 2017, ALL � O RIGHTS RESERVED PROVIDED IN LIGHTING SCHEDULE ON E1.00 AND Q O E1.01. THESE DRAWINGS ARE THE PROPERTY OF CV MILDREN DESIGN GROUP, P.C., AND ARE I O O \ \ NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN CV 00 PERMISSION OF MILDREN DESIGN GROUP, P.C. 131 -LONG ARM 59"(1500mm) 132 -DOUBLE LONG ARM 59"(1500mm) 00 ,M for pole section 04"(102mm) for pole section 04"(102mm) Date: 08 September 2017 00 POLE TYPE: TAPERED STEPPED CURVED STRAIGHT wo MAX 201t. MAx2on. Drawn by: Checked by: WDUE TO CONTINUOUS IMPROVEMENTS,THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE:FEBRUARY 23,2017 LB-R5 DUE TO CONTINUOUS IMPROVEMENTS,THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE. LAST UPDATE:FEBRUARY 23,2017 LB-R5 DD T 7B iciumni • O 9320 Boul.St-Laurent,suite 100,Montreal(Quebec)Canada H2N 1N7 iGuzzini O 9320 Boul.St-Laurent,suite 100,Montreal(Quebec)Canada H2N 1N7C7of� UL �S P.:514.523.1339 F.:514.525.6107 www.iguzzini-na.com C UL l,s P.:514.523.1339 F.:514.525.6107 www.iguzzini-na.com NORTH AMERICA NORTH AMERICA Job Number: 116139 J O U-10 Sheet Q J �m O September 2017 E2.00 0 O ww r-Y 0:2 J/ FT] --------- --- --- \ i \ J / <, I I I I L\ Illr n l \ I /��\ �, � �, _ , �, � / MILDREN DESIGN GROUP, P.C. \ \ ARCHITECTURE ■ SPACE PLANNING / 7650 S.W. Beveland, Suite 120 0 g 3`9 28 Tigard, Oregon 97223-8692 I \ I I \ / S2 `36'' F / /l ,� (503) 244-0552 `320 \ / I I 32' l o - x � I L---- � �-- --� TAX LO I �� �` , � \� � \�' �; ,�� / 8� o J _ x IYHPdCl 1C I v � �� V 9755 SW Barnes Rd,Suite 300 O I I �• / vv �v Portland,OR 97225 503-626-0455 Fax 503-526-0775 www.whpacific.corn w Q) Ci 0 I I I _ _ 68. 0 ' ?//v _N I ` -� I �l ( , 9 , I --- I N) v / \ �f2TII \" �I O / Client: + JLR FDC I �_ / A� �J I O �� �. / \ J / ?I - 1 .2 2 . wx +�., - .� Z - _ _ _ I / 720 NE Grand Ave. / Portland, Oregon 97232 Ile ` I \ Ci Project: RIM=187.85 ` , °+ ��; ' �J INV.=SUMP(SE) �'k = a \ � New Buildin RIM-187.72 c7 ; , C) / 0 RIM=187. 8 • . 1161 1 .=SUMP(SE) V.=SUMPO I —————— _ IIV k=SU (S I i ,� ii `�- �/ l X `�` I I , ``` ' / o+ RI =18 .97 , N n °� WIN =17 .72( ) J \ 18 IN '-17 .60( ) / 12 INV.-1'/ .. 39�L( ) C , SW Washington Square Rd. / L \ RIM=188.01 Portland, Oregon 97223 • 1 �/ 21 INV.=179.24 6"'1 Nb��81.68(SW) CONC. r I � I \ / 00 I I / 6"INV.='181,, 6(E) / } ' s'S ok PAVERS �} os� BLOCK WAL / �o ,r \ Kllvl / � , Sheet Title: - - • e 1 / W/WOOD BEN , �•� sDk INV.=SUNir'4 \ i ` � +• / o'o'` � / �\��s -N-SIGN EASEMENT I i Co DOC. N'9._9L08989 i � I \ •/ / I ( �, RIM 187. 2 — — / / A4 / 6 INV.=1 0.1 ! EXISTING d \\ / \ \ X / J s s'} 8 INV.=179.6 (E) \ / 1 OVERHANG \ sx \ RIM=i i.iz , / \ \ \ / , , S- 1 —SSx S Sac SSx / — x SSx CONDITIONS \ (FULL OF DEBRI'S /� , \ / / � o0 LAMP ,� ti i \ POST / \ �°'! ` PLAN 24 CULVERT �0 / \� — — � - 'a F/L=177.27 � � �\ \\ � � \ \ \ \ � r ,. I , • 1—STORY ABANDONED RESTAURANT / ( / \\ /����� \\ \\\ / i I / (FORMER T.G.I. FRIDAYS) f �� 8 CULVERT Revisions: \ ���\� �� \� \\ 8,950 SQ. FT. f !/ F/L=176.94 � \ �\ \��\\ \\ / � \ �`'` � / / ,G % (SEE NOTE) \\ \ /^\ \\\\� \\ --, -18541 / \ \ /�—OVERHANG S ` / / `z- INV.-SUMPS ' \ Z +� \ \ n \� RIM=185.90 / 6 WOOD / INV.=SUMP( / 30" CULVERT �� \� \� \ \ FENCE MONITORING < / /� F/L=174.16 WELL - — — — — + RIM=184.86 + \ \ � — INV=SUMP(SW) / RIM=182.19 / Co \ \ \ `�___1 — ��- — — — — �\ / INV.=SUMP(W) o 24" CULVERT F/L=173.62Gx wk�x �F ` � \ \��� wx �,� x - � 116 21 �LVERT \ \ \ _ Gx \ �¢ // F/L=' 76.67 — — — — — MILDRSNRESEDESIGN ROUP, P.C., 2 17, ALL RIGHTIHM ORA ARE IM PROPE1e11r OF ILD f 01 - GRIM, P.C.. Atm ARE / MANNEK DIM" NEP MIM WIM N ANY 2 OF t LM�I�DE9 MIXF, PC GRAVEL Date: 8 September 2017 SC ASE SHOULDER - — __ — _ — _ _ ___ - - _ ► g / RIM=193.70 Drawn by: Checked by: 15" INV.=185.00(SW) 10" CULVERT — — — _ = _ — — — — N FF--- F/L=180.57 I " INV.=184.49(N) WEM _ ` F- ULVERT (SEE NOTE) — _ — _ _ __ �� '® 8 o Job Number: 116139 Sheet Site Design Review - September 2017 EC1 .0 I I MILDREN DESIGN GROUP, P.C. ARCHITECTURE • SPACE PLANNING 7650 S.W. Beveland, Suite 120 I Tigard, Oregon 97223-8692 L \\ (503) 244-0552 -�r I 1WRpTac I I I EXISTING I U \\ \` 9755 SW Barnes Rd,Suite 300 `� `� Portland,OR 97225 I I I BANK OF AMERICA \` 503-626-0455 Fax 503-526-0775 I ` I BUILDING www.whpacific.com I I I I I I I I I ISTA � 317 MICHAEL D.SMY n I 414/94 J d� OREGON X. . . . . 7. .X. —F—X— -X—x—x x—x — -� �. - .� � �9pE Ag . . . . . . . . . . . .7 Client: I � JLR — — — — I I — 720 NE Grand Ave. 3 Portland, Oregon 97232 Project: New Building III » » n N Q n » » SW Washington Square Rd. Portland, Oregon 97223 NINEf � I Sheet Title: J� Q �- 3: J SC ASE LANDSCAPE I 0 I 20 0 10 20 cn (.n PLAN T Q ( FEET i 1 INCH - 20 FT. LLI o MATCHLINE - SEE SHEET L1.1 C) o Revisions: Q NOTES: L o (n J O1 PROTECT EXISTING TREE(S) -TYP. I--, co O2 PROVIDE AND PLACE 2" DEPTH BARK MULCH IN ALL LANDSCAPE BEDS, UNLESS OTHERWISE NOTED. OREMOVE EXISTING LANDSCAPE IN PLANTERS NOTED 0 o THUS: � O4 LANDSCAPE ACCENT BOULDER SUE DETAIL 511.2 X �w O5 PROVIDE AND PLACE 24" DEPTH TOPSOIL IN ALL -C o PLANTER BEDS MILDREN DESIGN GROUP, P.C., 2017, ALL p o O PROVIDE AND PLACE 2" DEPTH SOIL CONDITIONER MIX RIGHTS RESERVED � IN ALL PLANTER BEDS. BLEND INTO TOPSOIL PER OF SPECIFICATIONS THESE DRAWINGS ARE THE PROPERTY MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY Q MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Q Date: 8 September 2017 Drawn by: Checked by: cn o WEM o Job Number: 116139 �i eet N � LLI o � L1 .0 Site Design Review - November 2017 u u MATCHLINE - SEE SHEET L1.0 r I MILDREN DESIGN GROUP, P.C. 1 EXISTING I ARCHITECTURE SPACE PLANNING r'� i THIRSTY LION xx / RESTAURANT 7650 S.W. Beveland, Suite 120 0 Tigard, Oregon 97223-8692 (503) 244-0552 O/ 1 WH I I J I PTC,f] 2 7 x Port and, Barnes Rd, Suite 300 I 503-626-0455 Fax 503-526-0775 / \ _ www.whpacific.com 4 5 6 --- X Section D I ` Kc I 1STE �J 317 OT V � \ r r� i/L J \� \ / MICHAEL D.SM H / 4 5 G ` 4/4/94 o }� V d OREGON M 4 5 6 / `SAE Ngo O �• rp • / Client: M O 2 7 JL Ii s �. oc • yi � • � 720 NE Grand Ave. Portland, Oregon 97232 •• ♦ �� Project: \ / New Building / ♦ ® ` / O • ♦ ' - - / _- Q ♦ / SW Washington Square Rd. 0 :+ + rt . ♦♦ ' = Portland, Oregon 97223 `+••+ + + + + + + to + ` + + + + / / � •h Sheet Title: + ++ + + + + + + + + + + r'•'r •' + +t� • . • O % I LANDSCAPE � + + + + + + + + ♦ / / + + + + ♦� // + + + + + + + + + + + +':' +-'. .' + + + PLAN + + + + + + + + +- + + + + + = Qcj� + + + + + + + + + + + I + + J + + + + + + + + + + + + •�� + + + + + + + + + + " + + + O + + + + + + + - + +. o + + + + + + + �t + + + + �� + + + + + + + + + - + + + + .• - _ - J '�' Revisions + + cn NOTES: i. _ _= —__ _ =___ _ •: • :r: `T X+ + + co + (D O PROTECT EXISTINGTREE(S) -TYP. _ - - - - - - - - - - - - - _ + +O + + i 2 PROVIDE AND PLACE 2" DEPTH BARK MULCH IN ALL O __ __- ___- - - - - - - - - + LL o LANDSCAPE BEDS, UNLESS OTHERWISE NOTED. '•'• - • • • - - / O3 LANDSCAPE ACCENT BOULDER SUE DETAIL 511.2 + / X 4 PROVIDE AND PLACE 24" DEPTH TOPSOIL IN ALL W O / Q/ PLANTER BEDS. 0 T PROVIDE AND PLACE 2" DEPTH SOIL CONDITIONER MIX OR / I r- IN ALL PLANTER BEDS. BLEND INTO TOPSOIL PER yWy / MILDRENRIGHTSRDESIG EO GROUP, P.C., 2017, ALL 0 0 SPECIFICATIONS. 2>> 1 / c E 11 C _ / ~L THESE DRAWINGS ARE THE PROPERTY OF ~ / / O 10 20 MILDREN DESIGN GROUP, P.C., AND ARE UO6 PROVIDE AND PLACE 2" DEPTH, 314" ROUND ROCK 1 / NOT TO BE USED OR REPRODUCED IN ANY Q a- MANNER, EXCEPT WITH THE PRIOR WRITTEN MULCH IN PLANTER BEDS WHERE NOTED. / PERMISSION OF MILDREN DESIGN GROUP, P.C. _ / ( FEET Q 07 CUT EXISTING TURF (6" DEPTH) TO ACCOMODATE NEW / i 1 INCH = 20 FT. Date: 8 September 2017 SHRUB PLANTING - i� / Drawn by: Checked by: o WEM N Job Number: 116139 Sheet N o � L1 . 1 Site Design Review - November 2017 uu MATERIAL SCHEDULE SYM. QTY. BOTANICAL NAME COMMON NAME SIZE REMARKS """'" -•_. TREES MILDREN DESIGN GROUP, P.C. r ARCHITECTURE - SPACE PLANNING Y 7650 S.W. Beveland, Suite 120 Y •; AC ACER CIRCINATUM VINE MAPLE 5'-6' HT. B&B, MULTI-STEM Tigard, Oregon 97223-8692 .'�► (503) 244-0552 r AR ACER RUBRUM RED MAPLE 2-1/2" CAL. B&B Y ac TREE WRAP FROM GROUND TO FIRST 1WHpic BURLAP AND TWINE FROM TOP 1/3 OF BALL 9755 SW Barnes Rd,Suite 300 BRANCH Portland,OR 97225 AFTER STAKING. - REMOVE ALL TWINE AROUND 503-626-0455 Fax 503-526-0775 .►•► •► BARK MULCH WATER BASIN 2-1/2" BASE OF TREE TRUNK TO THE FIRST BRANCH. PLACE www.whpacific.com TC TILIA CORDATA LITTLELEAF LINDEN 2 CAL. B&B �" APPROX. DEPTH MIN. 24" DIA. ROOTBALL AT TOP OF MULCH LAYER. TREE STAPLE (BELOW GRADE STABILIZER) TREE STAPLE (BELOW GRADE STABILIZER) SIZE PER MANUFACTURER'S RECOMMENDATION. SIZE PER MANUFACTURER'S RECOMMENDATION. • BARK MULCH WATER BASIN.- 2-1/2 PM PSEUDOTSUGA MENZIESII DOUGLAS FIR 7-8' HT. B&B i� - _ APPROX. � DEPTH AND MIN. 24" DIA. PLANTING MIX BACKFILL. BACKFILL MIX SHALL 02- PLANTING MIX BACKFILL. BACKFILL MIX 1 M- CONSIST OF 2/3 NATIVE SOIL AND 1/3 SHALL CONSIST OF 2/3 NATIVE SOIL AND CsI s TOPSOIL/SOIL CONDITIONER MIX. �, � �� AA AMELANCHIER ALNIFOLIA WESTERN SERVICEBERRY 7-8 HT. B&B 113 TOPSOIL/SOIL CONDITIONER MIX. 317 SCARIFY WALLS AND BOTTOM OF �� SCARIFY WALLS AND BOTTOM OF 0 PLANTING PIT. PLANTING PIT. �'�` MICHAEL D.SMY H U SHRUBS 2 X DIA. OF 4/4/94 ROOT BALL �� OREGON 2 X DIA. OF 0 AKL AZALEA X 'KLONDYKE' KLONDYKE AZALEA 3 GAL. CONTAINER ROOT BALL C4AE Ag�� ROC RHODODENDRON OCCIDENTALE WESTERN AZALEA 5 GAL. CONTAINER RIM RHAPHIOLEPIS INDICA'MONTO' INDIAN PRINCESS INDIAN HAWTHORN 3 GAL. CONTAINER DECIDUOUS TREE PLANTING DETAIL 2 CONIFER TREE PLANTING DETAIL 3 Client: [✓ BMJ BUXUS MICROPHYLLA GREEN BEAUTY BOXWOOD 5 GAL. CONTAINER SCALE: N.T.S. SCALE: N.T.S. JAPONICA'GREEN BEAUTY' 1O � JLR 00 PLM PRUNUS LAUROCERASUS 'MOUNT MOUNT VERNON ENGLISH LAUREL 5 GAL. CONTAINER VERNON' OVEL VIBURNUM ELLIPTICUM WESTERN VIBURNUM 5 GAL. CONTAINER PMU PINUS MUGO MUGO PINE 5 GAL. CONTAINER 000 PLA PRUNUS LAUROCERASUS ENGLISH LAUREL #15 CONT CONTAINER FINISHED GRADE OF ROCK BOULDER AS CALLED FOR PLANTING AREA ON PLANTING PLAN PAL PENNISETUM ALOPECUROIDES LITTLE BUNNY FOUNTAIN 5 GAL. CONTAINER 720 NE Grand Ave. 'LITTLE BUNNY' GRASS Portland, Oregon 97232 HSO HEMEROCALLIS X 'STELLA DE STELLA DE ORO DWARF BULB BULB ORO' DAYLILY PLANT CENTER Project: o GROUND COVER/SEEDING/VINES/LAWN NOTES: S New Building 1. BOULDERS SHALL BE NATIVE LOCAL SURFACE. ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK 1 GAL. CONTAINER V 2. BURY THE WORST 1/3 OF THE BOULDER BELOW GRADE, OR AS DIRECTED. z 1,814 SF @ 30" O.C. S S S 3. SEE LANDSCAPE PLAN FOR LOCATIONS. 0 FRAGAROA X ANANASSA ALBION STRAWBERRY 1 GAL. CONTAINER V 4. BOULDERS SHALL BE FREE OF DELETERIOUS SUBSTANCES LIKE CONCRETE, PAINT, 1,814 SF @ 30" O.C. 2 S ETC. 5. USE ONLY CLOTH STRAPS TO DELIVER AND POSITION BOULDERS. LIDA FLOW THROUGH PLANTERS EDGE OF PLANT BED, CURB WALK, FENCE OR WALL Q 6. POWERWASH EXPOSED SURFACES OF BOULDERS AFTER PLACEMENT, BUT CAREX DENSA DENSE SEDGE 6" HT. 30% OF MIX, 10" O.C. BEFORE PLANTING SW Washington Square Rd. - - - - PLUG SPACING IN S=SPACING ON CENTER(O.C)AS SHOWN ON PLANT LIST 7. SEE GENERAL NOTE 7 THIS SHEET FOR BOULDER QUANTITY AND SIZES. Portland, Oregon 97223 GROUPINGS OF 75 N MIN. JSheet Title: JUNCUS PATENS SPREADING RUSH 6° HT. 70% OF MIX, 10° O.C. GROUNDCOVER SPACING DETAIL 4 LANDSCAPE ACCENT BOULDER DETAIL ('5 _"'� 0 - - - - PLUG SPACING Q SCALE: N.T.S. SCALE: N.T.S. LANDSCAPE� r�u PLANT cn SCHEDULE , 1 1 GENERAL NOTES: LIDA FLOW-THROUGH PLANTER NOTES & 1. WATER SHOULD DRAIN THROUGH THE PLANTER WITHIN 24 HOURS AFTER A MAJOR STORM EVENT. 1. VERIFY LOCATIONS OF ALL PERTINENT SITE IMPROVEMENTS INSTALLED UNDER OTHER SECTIONS. IF ANY PART OF THIS PLAN CANNOT BE DETAILS FOLLOWED DUE TO SITE CONDITIONS, CONTACT THE OWNER'S AUTHORIZED REPRESENTATIVE FOR INSTRUCTION PRIOR TO COMMENCING 0 WORK. 2. ALL PLANTER COMPONENTS SHOULD BE INSPECTED FOR PROPER OPERATION QUARTERLY, AND WITHIN 24 HOURS OF EACH MAJOR STORM i EVENT. Revisions: 2. EXACT LOCATIONS OF PLANT MATERIALS SHALL BE REVIEWED BY THE OWNER'S AUTHORIZED REPRESENTATIVE IN THE FIELD PRIOR TO U INSTALLATION. OWNER'S AUTHORIZED REPRESENTATIVE RESERVES THE RIGHT TO ADJUST PLANTS TO EXACT LOCATION IN FIELD. 3. REMOVE NUISANCE OR INVASIVE PLANTS SUCH AS WEEDS OR BLACKBERRY AND IVY WHEN DISCOVERED. a 4. REMOVE AND REPLACE DAMAGED OR DEAD PLANTS. EVALUATE LANDSCAPING AND REPLANT AS NECESSARY TO ENSURE A MINIMUM OF 80% 0 7 3. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AS DESIGNED WHEN IT IS OBVIOUS THAT OBSTRUCTIONS, AREA SURVIVAL RATE OF THE REQUIRED VEGETATION AND 90% FACILITY COVERAGE. REMOVE NONNATIVE, INVASIVE PLANT SPECIES WHEN FOUND IN cn DISCREPANCIES AND/OR GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BE THE FACILITY. 0 . IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. THE CONTRACTOR SHALL ASSUME FULL 5, REMOVE GARBAGE, LANDSCAPING DEBRIS AND OTHER MATERIAL THAT MAY IMPEDE WATER FLOW AND CLOG THE SYSTEM. RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATIONS. 0 6. CHECK INLET PIPES AND OUTLET STRUCTURE FOR DAMAGE OR MISSING PIECES. INLET PIPES AND OUTLET STRUCTURES SHOULD BE FREE OF 0 4. PROVIDE MATCHING FORMS AND SIZES FOR ALL PLANT MATERIAL WITHIN EACH SPECIES AND SIZE DESIGNATED ON THE DRAWINGS. PLANT OBSTRUCTIONS AND HEAVY VEGETATION. o — MATERIAL SIZESSHALL COMPLY WITH AMERICAN STANDARDS FOR NURSERY STOCK. 75 7. PROVIDE INSECT AND RODENT CONTROL MEASURES AS NECESSARY. X 5. FINISH GRADE OF PLANTING AREAS SHALL BE 2" BELOW ADJACENT CURB, PAVEMENT, OR HEADER. �w C) 0 6. IRRIGATION: ALL AREAS SHOWN TO RECEIVE LANDSCAPE, NEED TO BE FULLY IRRIGATED WITH AN AUTOMATIC, UNDERGROUND, IRRIGATION TREE PROTECTION NOTES SYSTEM. REFER TO GRADING AND UTILITY PLAN FOR IRRIGATION POINT OF CONNECTION. ROOT PROTECTION ZONE/ FENCING -TYPICALLY 1 FOOT RADIUS PER INCH OF TREE DIAMETER (DBH). UNLESS OTHERWISE NOTED ON PLAN. MILDREN DESIGN GROUP, P.C., 2017, ALL 0 7. LANDSCAPE ACCENT BOULDERS: INSTALL LOCALLY AVAILABLE ACCENT BOULDERS. BOULDERS SHALL BE HAND-SELECTED SPECIMENS, FREE OF RIGHTS RESERVED PROTECTION FENCING CONSISTING OF A MINIMUM 5-FOOT HIGH METAL CHAIN LINK CONSTRUCTION FENCE SHALL BE ESTABLISHED AT THE EDGE OF O L THESE DRAWINGS ARE THE PROPERTY OF = i VISIBLE MACHINE/TOOL MARKS, SIGNIFICANT FRACTURES, AND ANY OTHER DEFECTS WHICH DEGRADE ITS APPEARANCE AS AN ORNAMENTAL THE ROOT PROTECTION ZONE AND PERMISSIBLE ENCROACHMENT AREA. REFER TO THE TIGARD URBAN FORESTRY PLAN SECTION 10 PART 1 FOR MILDREN DESIGN GROUP, P.C., AND ARE 0 FEATURE.. TOTAL BOULDER QUANTITY AND SIZES TO BE: ADDITIONAL DETAILS NOT E BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Q 0 6 SMALL BOULDERS (1/4-1/2 TON, APPROXIMATE SIZE: 2'X2'X1') Date: 8 September 2017 7MEDIUM BOULDERS (-1 TON, APPROXIMATE SIZE: 2'X3'X2') Drawn b Checked b N � _ y: y: o 5 LARGE BOULDERS (-3TON, APPROXIMATE SIZE: 3'X4'X3') WEM BOULDER QUANTITY AND SIZES SPECIFIED ARE MINIMUMS, LARGER BOULDERS ARE ACCEPTABLE. OWNER'S REPRESENTATIVE TO APPROVE Job Number: 116139 CD SELECTED BOULDERS IN PERSON OR BY PHOTOGRAPH. �i Beet N � LLI 0 Site Design Review - November 2017 L1 .2 NOTE: LANDSCAPE VEGETATION DEPICTED AT APPROX. 10-15 YEARS AGE SIZE ., MILDREN DESIGN GROUP, P.C. ARC=CTURE ■ SPACE PLANNING 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 TC, c 'WR 9755 SW Barnes Rd,Suite 300 Portland,OR 97225 503-626-0455 Fax 503-526-0775 www.whpacific.com SALES BUILDING 40' 30' SHOWCASE PROPOSED LANDSCAPING 20 STORAGE AREA S TE�� /00 317 i - T ' SW GREENBURG RD 10' (NORTHBOUND) MICHAEL D.SM TH 414194 IT------1 1 1414; 1 L I E 1OF—Im-0' L d� OREGON 0' 50' 100' 150' 200' 250' 300' 350' 400' 450' 500' Client: SECTION A-A (VIEW LOOKING NORTHEAST) JLR 720 NE Grand Ave. Portland, Oregon 97232 Project: PROPOSED LANDSCAPING VEHICLE TEST TRACK SALES BUILDING NewBuilding 40' 'r 35' LIDA FLOW THROUGH PLANTING 30' 25' 0 ° PROPOSED LANDSCAPING ° 20, FENCE - °� 15' I-217 ONRAMP SW Washington Square Rd. (NORTHBOUND) I - Portland, Oregon 97223 10, — U) ���� O 5' J 01 STORAGE AREA STORAGE AREA PARKING Sheet Title: O O o n- 0' 50' 100' 150' 200' 250' 300' 350' y SECTION B-B (VIEW LOOKING WEST) SITE Fo � U' � SECTIONS O I CD w � cn u� 0 / SALES BUILDING " (D40' Q Q Revisions: 0 U 35' O � J30 EXISTING LANDSCAPE c3 M 5 PROPOSED LANDSCAPING PARKING SW GREENBURG RD oC7, 20' — _ FENCE STREET TREE (NORTHBOUND) 15' — STORAGE — LAUREL HEDGE w o — _ _ of o U 0' X � w C O 0' 50' 100' 150' 200' 250' 300' 350' 400' 450' 500' MILDREN DESIGN GROUP, P.C., 2017, ALL K O RIGHTS RESERVED 00 O O THESE DRAWINGS ARE THEPROPERTY OF ~ / MILDREN DESIGN GROUP, P.C., AND ARE Q O SECTION C-C (VIEW LOOKING NORTHWEST) NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Q D Q ° Date: 8 September 2017 c� SC AEE Drawn by: Checked by: O 20 0 WEM ( FEET ) Job Number: 116139 1 INCH = 20 FT. Sheet N Site Design Review - Ll .3 QQ November 2017 o � uu NOTE: LANDSCAPE VEGETATION DEPICTED AT APPROX. 10-15 YEARS AGE SIZE .., MILDREN DESIGN GROUP, P.C. ARCHITECTURE ■ SPACE PLANNING 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 'WHPacl Ic 9755 SW Barnes Rd,Suite 300 Portland,OR 97225 503-626-0455Fax 503-526-0775 www.whpacific.corn S T EA,� 317 MICHAEL D.SMYT 414194 dtS1 OREGON AV Client: 40' n JLR 35' qoq�o I T1 30' 25' 20' - - 15' U TALL -�►- HEDGE 10' Fz:T�_ 720 NE Grand Ave. 01 I I ( Portland, Oregon 97232 Project: 0' 50' 100' 150' 200' 250' 300' 350' 400' 450' New Building SECTION D-D 0 cn SW Washington Square Rd. Portland, Oregon 97223 Sheet Title: 0 Q On 77 C� -. � o SITE _Eo Cal < z < SECTIONS � J � o2� o U � uo 0 i Revisions: QQ LL o U o � A 40' PROPOSED LANDSCAPING 35' w o / 30' o 0 .0 25' v X 15 I-217 ONRAMP �A (NORTHBOUND) 10' 017 0 L MILDREN DESIGN GROUP, P.C., 2017, ALL 'L 5 � STORAGE AREA RIGHTS RESERVED 0o 0 0. 0 _ (L THESE DRAWINGS ARE THE PROPERTY OF ~ / MILDREN DESIGN GROUP, P.C., AND ARE U NOT TO BE USED OR REPRODUCED IN ANY Q n MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. Q � 0 0' 50' 100' 150' Q 0 Date: 8 September 2017 SECTION E-E Drawn by: Checked by: S,, AEE 0 WEIVI o a, �tT ) Job Number: 116139 -°- 1 INCH = 20 FT, Sheet / N o � Ll .3 . 1 Site Design Review - November 2017 uu \•: - i&.I'. ..'.. . r 1 mow. i _ , , • ,,(L yy <.,. .�;, e_e .. - {"�-.,,- til: e : �%M; a _ I ,f 1 , , r v ' • � ,'.T - - - - - '� . .. _ ,y,� ..-. -.I{ -. A'F'T'. - .. „ .. t � _. '-, R 1, , -,, _ � :} la.�. ,•Y. dl, / ` � Y 1. t. 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Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 'WHPTC,fs 9755 SW Barnes Rd,Suite 300 Portland,OR 97225 503-626-0455 Fax 503-526-0775 www.whpacific.com I � I LEGEND: 2 EXISTING TREE TO REMAIN h' I I / X87 _ A \ / �� 317 � L-------- P' MAPL 88\ �/ I — \ EXISTING TREE TO BE REMOVED r MICHAEL D.SM H 2" �'QAMOR)</I i \\ 414/94 8� \\ —\ \ d OREGON X15 S•YCAMORyF 14" SYCAMORES/I KEYNOTES: 5051 91 20" SYCAMd E\ // 24" SYCAMO� \ 6'3 MAPLE �' SYQC MORE/I \ 1 O1 EXISTING TREE DRIPLINE Client: I I I _ 92 / / \2 PROPOSED TREE PROTECTION FENCING. 6' HT. TEMPORARY JLR X x—x —x— —x—X—x X—X — — — 1�'SYCAMQRI= \ CHAINLINK FENCING 1 \ REFER TO SHEET C2.0 FOR TREE PROTECTION NOTES & DETAILS. FOR ADDITIONAL INFORMATION REFER TO ARBORIST REPORT 1 O PREPARED OCTOBER 10, 2013 BY WHPACIFIC, INC. \ 01 F1 811 MAPLE 720 NE Grand Ave. 0 I I I I I, MIKE SMYTH, ATTEST THAT THIS TREE PLAN MEETS ALL Portland, Oregon 97232 I OF THE REQUIREMENTS IN SECTION 10, PART 2, OF THE CITY OF TIGARD URBAN FORESTRY MANUAL. I I I I Project: I F1 F1 E MIKE SMYTH, PLA New Building PROFESSIONAL LANDSCAPE ARCHITECT (OR#663) 02 I 14" MA LE 54 o 3" MAPLE 3" 4 Q '0X lr SW Washington Square Rd. zN N N I. Portland, Oregon 97223 O O Q I 03 12" MAPLE Lv I Sheet Title: � w Z7 W1 " " TREE Cnn 05 -L < 00ee PRESERVATION 04 I & REMOVAL ---10 1 PO 10" MARLE " \o U � PLAN � C) IL CnRevisions: 7) � J Cn MATCHLINE - SEE SHEET L1.6 Wo I— \ O o U N �i X Q/ U E O O 00 4 Z ~ / MILDREN DESIGN GROUP, P.C., 2017, ALL Q O RIGHTS RESERVED <� I THESE DRAWINGS ARE THE PROPERTY OF Q n MILDREN DESIGN GROUP, P.C., AND ARE 0 NOT TOIN ANY MANN R,BEXCEPT WITHUSED ORTHEOPR ORD WRITTEN O PERMISSION OF MILDREN DESIGN GROUP, P.C. SC ALE oi o Date: 8 September 2017 a Drawn by: Checked by: CDN ( FEET ) WEM INCH = 20 FT. N y Job Number: 116139 wz Sheet QQ a � Site Design Review - November 2017 1- 1 .5 MATCHLINE - SEE SHEET 1-1.5 "" MILDREN DESIGN GROUP, P.C. K06 I 12" MAPLE � \ ' ARCHITECTURE - SPACE PLANNING � 7650 S.W. Beveland, Suite 120 \ 3.5" PLE Tigard, Oregon 97223-8692 J ® FDC O / ` \ / 58 4" MAP _ / \ 07 . , . acl is 12" M PLE \/ 9755 SW Barnes Rd,Suite 300 x / J \ Portland,OR 97225 503-626-0455 Fax 503-526-0775 /v www.whpacific.com m \ / 012" PLE / Cs S TRA OI T—, 317— \ / \� — ��� �� �� 03 � 5 MICHAEL D.SMY H � � \ 3 AS \ — 414194 --/I � OREGON � \ 10" NIAPLE 1 I ° � 3 H 78 � i •� , Client: c] 1 61 TT p �� AP 4 10" M k � J L 1�, • M 2 2 P E / � 5" MAPLE 2 ° ° 8" HORNS iAA1 k 79 ° 9" M 1. 23 6 / 8" GID D 64 Z \ ° v LE 6" CHERRY / 720 NE Grand Ave. • / 21 / / i 1 5 / o Portland, Oregon 97232 IJ e\ 16" YCAMORE��� � " DOGW 0 61 R 14" SYCKAMORE / Project: / i 0 28 \ \ 80 22" DOUG FI 26 ,�J " IWO D \ \ • 13 ,/ / \ 1011APLE New Building 4 DO V1f� — / \ MAPLEN / ° \ 6 \ DaCIW `7400D // �� 0" CHERRY 5" MAPLE ,� FIR / 5 MAA 0 11 / / � Q \ RCH � \ DbUG F11-- X 09, X �� ` \--, /12" CHERRY \ 1 12 MAI 12 9 MAPLE SW Washington Square Rd. 14" DOUG FIR ' 'HERBY / 7" MAPLE i o / 73 / Port land, Oregon 97223 _. 82 Q 8" PINE 4 / / �'' CHERRY 8" MAPL \ / /6" PL LLI 15 / tl< rJ Sheet Title: W 12 DOUG FIR / ; ` 35 / U � - / /��'y CHE=RRY 72 3 -0 LLI. w „ �\ // / 68 \ 8 MAPL 1MAPLE � ~ 17 19 ///`,I,g„ SHS 4, ` ` // 7„ MAPLE TREE 0 20 PINE 18" SYCAMO / � o �// // � „ CHERRY 18 84 PRESERVATION 8 PINE APG � o � � � �/ //� v v A 69 9” & REMOVAL� 9" MAPLES / � / 10" CEDAR o — \ x PLAN 38 U 18 PINE \ 7 85\ cn LEGEND: 39 " 'Z MAPL j x Revisions: �\ �0" PIN E MAPLE 0 -- J 1 Z� � 0 cnj 0 4 43 z� 8" COTTONWOOD EXISTING TREE TO REMAIN INE 41 10" PINE o 0 I0 46 I I I ° NE / 44 10" MAPLE \ IN, 24 COTTON „ X86 - X Q/ oX000, EXISTING TREE TO BE REMOVED / Ec 49 / 0 45 10" MAPLE _ � 15" COTTONWOOD 48 — p _ 10 MAPLE MILDREN DESIGN GROUP, P.C., 2017, ALL U RGHTS RESERVED KEYNOTES: Q 4 THESE DRAWINGS ARE THEPROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY QLf) - MANNER, EXCEPT WITH THE PRIOR WRITTEN O EXISTING TREE DRIPLINE I, MIKE SMYTH, ATTEST THAT THIS TREE PLAN MEETS ALL PERMISSION OF MILDREN DESIGN GROUP, P.C. OF THE REQUIREMENTS IN SECTION 10, PART 2, OF THE Date: 8 September 2017 O2 PROPOSED TREE PROTECTION FENCING. 6' HT. TEMPORARY CITY OF TIGARD URBAN FORESTRY MANUAL. I CHAINLINK FENCING Drawn by: Checked by: CD CC ALE OWEM 3 REFER TO SHEET C2.0 FOR TREE PROTECTION NOTES & DETAILS. MIKE SMYTH, PLA 2 0 0 10 PROFESSIONAL LANDSCAPE ARCHITECT (OR#663) N Mont- 6, O FOR ADDITIONAL INFORMATION REFER TO ARBORIST REPORT Job Number: 116139 PREPARED OCTOBER 10, 2013 BY WHPACIFIC, INC. F'-=T w = lv�' � = 20 I Sheet QQ Ll .6 Site Design Review - November 2017 Number Common Name Botanical Name DBH(in) Diameter(ft) Cond Comments Treatment 1 Maple Acer 8 14 1 Full canopy, straight trunk Remove 2 Maple Acer 14 20 2 Full canopy, straight trunk Remove 3 Maple Acer 12 16 2 Full canopy, straight trunk Remove 4 Maple Acer 10 16 2 Full canopy, straight trunk Remove TREE PROTECTION NOTES: TREE REMOVAL & 5 Maple Acer 12 14 1 Hazard condition, half dead canopy, split trunk Remove MILDREN DESIGN GROUP, P.C. 6 Maple Acer 12 20 1 Hazard condition, half dead canopy Remove ARCHITECTURE - SPACE PLANNING 7 Maple Acer 12 28 2 Fucanopy, srunRemove Full straight trunk R 1. NO CHANGES SHALL BE MADE TO ANY ASPECT OF THE APPROVED URBAN FORESTRY PLAN WITHOUT WRITTEN CONSENT FROM THE RETENTION TABLE: 7650 S.W. nd, Suite 120 8 Doug Fir Pseudotsuga Menziesii 22 25 2 Healthy canopy, straight trunk Remove Tigard, Oregont-egon 97223-8692 PROJECT ARBORIST AND CITY ARBORIST. 9 Maple Acer 12 12 2 Full canopy, straight trunk Remove (503) 244-0552 2. TIMELINE FOR CLEARING, GRADING, AND INSTALLATION OF TREE PROTECTION MEASURES: WORK WILL BEGIN WITHIN THREE (3)WEEKS OF 10 Doug Fir Pseudotsuga Menziesii 9 8 1 Thin canopy, poor health Remove PFT PERMIT INSURANCE BY THE CITY. TREE PROTECTION WILL BE INSTALLED PRIOR TO ANY GROUND DISTURBANCE WORK, CLEARING, AND 11 Birch Betula 6 18 1 Split trunk,very poor health Remove GRADING WILL FOLLOW. 12 Doug Fir Pseudotsuga Menziesii 14 14 3 Healthy canopy, straight trunk Remove 13 Maple Acer 9 18 2 Full canopy, straight trunk Remove 3. PLACING MATERIALS NEAR TREES. NO PERSON MAY CONDUCT ANY ACTIVITY WITHIN THE PROTECTED AREA OF ANY TREE DESIGNATED TO 14 Sycamore Platanus 14 25 1 Full canopy, straight trunk Remove REMAIN, INCLUDING, BUT NOT LIMITED TO, PARKING EQUIPMENT, PLACING SOLVENTS, STORING BUILDING MATERIAL AND SOIL DEPOSITS, 15 Doug Fir Pseudotsuga Menziesii 12 20 2 Healthy canopy, straight trunk Remove 'WHPTC1 ic DUMPING CONCRETE WASHOUT AND LOCATING BURN HOLES. 16 Pine Pinus 8 14 1 Poor health,two leaders Remove 9755 SW Barnes Rd,Suite 300 4. ATTACHMENTS TO TREES DURING CONSTRUCTION - NO PERSON SHALL ATTACH ANY OBJECT TO ANY TREE DESIGNATED FOR 17 Pine Pinus 20 22 2 Healthy canopy, straight trunk Remove Portland,OR 97225 18 Pine Pinus 8 12 1 Poor health,thin canopy Remove 503-626-0455 Fax 503-526-0775 PRESERVATION. py www.whpacific.com 19 Sycamore Platanus 18 25 1 Crooked trunk, poor health, partially dead canopy Remove 5. PROTECTIVE BARRIER. PRIOR TO ANY GROUND DISTURBANCE BY THE CONTRACTOR: 20 Sycamore Platanus 18 25 1 Crooked trunk, poor health, partially dead canopy Remove 5.1. SHALL ERECT AND MAINTAIN READILY VISIBLE TREE PROTECTION FENCING ALONG THE OUTER EDGE AND COMPLETELY SURROUNDING 21 Sycamore Platanus 16 22 1 Poor health Remove THE PROTECTED AREA OF ALL PROTECTED TREES OR GROUPS OF TREES AS SHOWN. FENCES SHALL BE CONSTRUCTED OF 6' HT. 22 IHornbeam Carpinus 8 14 3 Very good condition Remove CHAIN LINK FENCING. POSTS SHALL NOT BE PLACED FURTHER THAN 10 FEET O.C. APART. 23 Dogwood Cornus 8 18 1 Very poor health Remove 5.2. MAY BE REQUIRED TO COVER WITH MULCH TO A DEPTH OF AT LEAST SIX (6) INCHES, OR WITH PLYWOOD OR SIMILAR MATERIAL, OVER 24 Dogwood Cornus 4 10 0 Dead Remove THE ROOT ZONE OF A TREE IN ORDER TO PROTECT ROOTS FROM DAMAGE CAUSED BY HEAVY EQUIPMENT. 25 Dogwood Cornus 4 10 0 Dead Remove 5.3. SHALL PROHIBIT EXCAVATION OR COMPACTING OF EARTH OR OTHER POTENTIALLY DAMAGING ACTIVITIES WITHIN THE TREE 26 Dogwood Cornus 4 10 0 Dead Remove PROTECTION ZONE. 28 Dogwood Cornus 2 8 1 Very poor health Remove 27 Dogwood Cornus 4 10 0 Dead Remove GIST 5.4. MAY BE REQUIRED TO MINIMIZE ROOT DAMAGE BY EXCAVATION OF A TWO (2) FEET DEEP TRENCH, AT THE EDGE OF THE TREE 29 Cherry Prunus 10 12 1 Very poor health,thin canopy Remove 17 PROTECTION ZONE, TO CLEANLY SEVER THE ROOTS OF TREES TO BE RETAINED. 30 Doug Fir Pseudotsuga Menziesii 12 14 1 Decent canopy,straighttrunk, ivy infestation Remove �. 5.5. MAY BE REQUIRED TO HAVE CORRECTIVE PRUNING PERFORMED ON PRESERVED TREES IN ORDER TO AVOID DAMAGE FROM 31 Cherry Prunus 10 12 0 Dead Remove 4MICHAEL D.SMY H E—' MACHINERY OR BUILDING ACTIVITY. MAY BE REQUIRED TO MAINTAIN TREES THROUGHOUT CONSTRUCTION PERIOD BY WATER AND 32 Cherry Prunus 8 19 0 Dead Remove 414194 FERTILIZING. 33 Cherry Prunus 12 10 1 Very poor health, underdeveloped Remove d OREGON 34 Pine Pinus 10 12 1 Very poor health, competing with adjacent Remove 5.6. SHALL MAINTAIN THE TREE PROTECTION FENCING IN PLACE UNTIL THE PROJECT ARBORIST AND CITY ARBORIST AUTHORIZES THEIR g j tS� ti REMOVAL. 35 Cherry Prunus 8 10 0 Dead Remove CSA 5.7. SHALL ENSURE THAT ANY LANDSCAPING DONE IN THE TREE PROTECTION ZONE SUBSEQUENT TO THE REMOVAL OF THE BARRIERS 36 Ash Fraxinus 12 12 1 Poor health,competing with Pine Remove �+ AS. SHALL BE ACCOMPLISHED WITH LIGHT MACHINERY OR HAND LABOR. USE PLANT MATERIALS WITH COMPATIBLE WATER REQUIREMENTS 37 Cherry Prunus 12 6 1 Poor health Remove 38 Pine Pinus 18 12 1 Poor health, ivy infestation,competing for light Remove TO TREE TO BE PRESERVED AND DIRECT SPRAY IRRIGATION AWAY FROM TRUNKS. 39 Pine Pinus 10 12 1 Poor health, ivy infestation, competing for light Remove 6. THE GRADE SHALL NOT BE ELEVATED OR REDUCED WITHIN THE TREE PROTECTION ZONE WITHOUT THE PROJECT ARBORIST'S 40 Pine Pinus 10 12 1 Poor health, ivy infestation,competing for light Remove Client: AUTHORIZATION. THE PROJECT ARBORIST MAY ALLOW COVERAGE OF UP TO ONE HALF OF THE AREA OF THE TREE'S ROOT ZONE WITH 41 Pine Pinus 10 12 1 Poor health, ivy infestation,competing for light Remove TT R LIGHT SOILS (NO CLAY) TO THE MINIMUM DEPTH NECESSARY TO CARRY OUT GRADING OR LANDSCAPING PLANS, IF IT WILL NOT IMPERIL THE 42 Pine Pinus 10 12 1 Poor health, ivy infestation, competing for light Remove eJ L1 � SURVIVAL OF THE TREE. AERATION DEVICES MAY BE REQUIRED TO ENSURE THE TREE'S SURVIVAL. 43 Cottonwood Populus 8 15 0 Dead Remove 7. IF THE GRADE ADJACENT TO A PRESERVED TREE IS RAISED SUCH THAT IT COULD SLOUGH OR ERODE INTO THE TREE PROTECTION ZONE, IT 44 Cottonwood Populus 24 35 1 Poor health,split leader, ivy infestation Remove SHALL BE PERMANENTLY STABILIZED TO PREVENT SUFFOCATION OF THE ROOTS. 45 Cottonwood Populus 15 18 2 Good health Remove 46 Maple Acer 10 16 2 Good health,full canopy, straight trunks Remove 8. AN IMPERVIOUS SURFACE SHALL NOT BE INSTALLED WITH THE TREE PROTECTION ZONE OF ANY TREE TO BE PRESERVED WITHOUT THE 47 Maple Acer 10 16 2 Good health,full canopy, straight trunks Remove AUTHORIZATION OF THE PROJECT ARBORIST. THE PROJECT ARBORIST MAY REQUIRE SPECIFIC CONSTRUCTION METHODS AND/OR USE OF 48 Maple Acer 10 14 2 Good health,full canopy, straight trunks Remove AERATION DEVICES TO ENSURE THE TREE'S SURVIVAL AND TO MINIMIZE THE POTENTIAL FOR ROOT INDUCED DAMAGE TO THE IMPERVIOUS 49 Maple Acer 10 14 2 Good health,full canopy, straight trunks Remove SURFACE. 50 Sycamore Platanus 20 30 3 Very good health,symmetrical full canopy Retain 720 NE Grand Ave. 0 9. TO THE GREATEST EXTENT PRACTICAL, UTILITY TRENCHES SHALL BE LOCATED OUTSIDE OF THE TREE PROTECTION ZONE OF TREES TO BE 51 Sycamore Platanus 24 30 3 Very good health, symmetrical full canopy Retain Portland, Oregon 97232 0 PRESERVED. THE PROJECT ARBORST MAY REQUIRE THAT UTILITIES BE TUNNELED UNDER THE ROOTS OF TREES TO BE PRESERVED IF THE 52 Maple Acer 6 12 3 Very good health,full canopy Remove L PROJECT ARBORIST DETERMINES THAT TRENCHING WOULD SIGNIFICANTLY REDUCE THE CHANCES OF THE TREES SURVIVAL. 53 Maple Acer 6 12 3 Generally good health, smaller stature Remove 54 Maple Acer 3 4 1 Very small stature, poor health Remove 10. DIRECTIONAL FELLING. DIRECTIONAL FELLING OF TREES SHALL BE USED TO AVOID DAMAGE TO TREES DESIGNATED FOR PRESERVATION. 55 Maple Acer 3 7 2 IGood condition, small stature Remove Project: 11. ADDITIONAL REQUIREMENTS. THE PROJECT ARBORIST MAY REQUIRE ADDITIONAL TREE PRESERVATION MEASURES WHICH ARE 56 Maple Acer 4 7 2 Good condition, small stature Remove CONSISTENT WITH TREE CARE INDUSTRY STANDARDS. 57 Maple Acer 3.5 10 1 Very poor condition,thin canopy, small stature Remove New Building 58 Maple Acer 4 10 1 Very poor condition,thin canopy, small stature Remove 59 Ash Fraxinus 3 10 2 Reasonably good condition,small stature Remove J 60 Ash Fraxinus 3 10 2 Small stature,thin canopy Remove ~ 61 Maple Acer 2 12 2 Healthy but unmaintained Remove 0 62 Maple Acer 2 12 2 Healthy but unmaintained Remove Q 63 Maple Acer 2 12 2 Healthy but unmaintained Remove 64 Cherry Prunus 6 8 0 Dead Remove 65 Cherry Prunus 6 6 0 Dead Remove 66 Maple Acer 5 7 0 Dead Remove SW Washington Square Rd. z 67 Maple Acer 7 8 0 Dead Remove Portland, Oregon 97223 O 68 Maple Acer 7 8 0 Dead Remove Q 69 Cedar Cedrus 10 14 2 Stright trunk,good canopy,good condition Remove LLI ROOT PROTECTION ZONE NOTES. 70 Maple Acer 10 8 2 Thin canopy, partially dead Remove Sheet Title: w 71 Maple Acer 9 12 2 Good condition, small stature Remove IL ENCROACHMENT INTO THE ROOT PROTECTION ZONE IS ALLOWED WITH PROJECT ARBORIST APPROVAL AS DESCRIBED IN THE FOLLOWING 72 Maple Acer 8 10 1 Poor health, half dead canopy Remove W 73 Maple Acer 8 10 1 Poor health, half dead canopy Remove NOTES: fy 74 Maple Acer 5 8 1 Poor health, half dead canopy Remove TREE 1. EXCAVATION IN THE TOP 24" OF THE SOIL IN THE CRITICAL ROOT ZONE AREAS SHOULD BEGIN AT THE EXCAVATION LINE THAT IS CLOSEST 75 Maple Acer 5 10 1 Nearly dead,very thin canopy Remove n TO THE TREE. 7677 MaMaple Acer 12 18 2 Very good condition Retain Maple Acer 10 16 2 Ver � Q 2. THE EXCAVATION SHOULD BE DONE BY HAND/SHOVEL OR WITH A BACKHOE AND A PERSON WITH A SHOVEL, PRUNING SHEARS, ANDA P y good condition Retain PRESERVATION � I PRUNING SAW. 78 Maple Acer 10 14 2 Very good condition Retain ---1 � 79 Maple Acer 9 12 1 Thin foliage, poor health, undersized Remove & REMOVAL 0 3. IF DONE BY HAND, ALL ROOTS 1" OR LARGER SHOULD BE PRUNED AT THE EXCAVATION LINE. 80 Maple Acer 10 14 2 Moderate health,straight trunk Remove r- 4. IF DONE WITH A BACKHOE (MOST LIKELY SCENARIO), THEN THE OPERATOR SHALL START THE CUT AT THE EXCAVATION LINE AND 81 Maple Acer 9 10 2 Moderate health,straight trunk Remove o CAREFULLY "FEEL" FOR ROOTS/RESISTANCE. WHEN THERE IS RESISTANCE, THE PERSON WITH THE SHOVEL HAND DIGS AROUND THE 82 Maple Acer 6 8 1 Extremely poor health, split trunk, half dead canopy Remove PLAN 0 ROOTS AND PRUNES THE ROOTS LARGER THAN 1" DIAMETER. 83 Maple Acer 9 12 2 Thin canopy,straight trunk Remove 84 Maple Acer 9 12 2 Thin canopy,Q Q p mo erate health Remove Maple Acer 12 14 2 Thin canopy,0 85 Ma p py,good health Retain n T)86 Maple Acer 10 16 2 Healthy,straight trunk Retain Revisions: 0 C, 87 Sycamore Platanus 16 25 3 Excellent health,straight trunk,full canopy Retain 88 Sycamore Platanus 12 25 3 Excellent health,straight trunk,full canopy Retain 3: On 89 Sycamore Platanus 15 25 3 Excellent health,straight trunk,full canopy Retain a 0 90 Sycamore Platanus 14 25 3 Excellent health,straight trunk,full canopy Retain CP 0 91 Sycamore Platanus 14 25 3 Excellent health,straight trunk,full canopy Retain 92 Sycamore Platanus 14 25 3 Excellent health,straight trunk,full canopy Retain 0 1DBH is tree diameter measured at 4.5-feet above the ground level, in inches Q ZDiameter is the average crown diameter measured in feet � LL 4O/SG identies the trees as either Open Grown or Stand Grown the average crown radius measured in feet Q/ 0 5 H identifies whether or not the tree is a Heritage Tree (either Y_for yes or N for no) F 0 6Cond is the numerical condition rating(0-3) as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY O 0 C) 0 dead to severe decline <30% major scaffold branches >1scaffoId Infested major conks and cavities ~ / 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities MILDREN DESIGN GROUP, P.C, 2017, ALL RIGHTS RESERVED OC QIL 2 average 60-90% small twigs small branches Minor presentonlyat pruningwounds 0 OF 3 good 90-100% little or none none None absent to present at pruning wounds THESE DRAWINGS ARE THE PROPERTY E g p Y p g MILDREN DESIGN GROUP, P.C., AND ARE O 7 NOT TO BE USED OR REPRODUCED IN ANY Q Pres is the numerical suitability for preservation rating(0-3) as defined in the Tigard Urban Foresty Manual: MANNER, EXCEPT WITH THE PRIOR WRITTEN CD RATING CONSIDERATIONS PERMISSION OF MILDREN DESIGN GROUP, P.C. Date: 8 September 2017 O 0 The tree is a "hazard tree"as defined in chapter 18.120ofthe Tigard Development Code and "hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a mannerthat results in N tree retention cons istentwith tree care industrystandards. Drawn by: Checked by: O � 1 The tree is dead,in severe decline,ordeclining but may still be retained ifdesirable forwildlife or other benefits because it is notconsidered a "hazard tree"or"hazard tree abatement"could be performed. WENT oC 2 The tree has average health and/or structural stabiIitythat could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development \/ than a tree rated as a "3". N � Job Number: 116139 3 The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring afterdevelopment than a tree rated as a "2". Sheet W Z Q Q 0n Site Design Review - November 2017 1- 1 .7 J IMILDREN DESIGN GROUP, P.C. \\ ` \\ ARCHITECTURE SPACE PLANNING 7650 S.W. Beveland, Suite 120 o II e u o I I Tigard, Oregon 97223-8692 o L J (503) 244-0552 0 U 0 e 0 � ilk o o.�L_II•„ \ �® _ wHpdclllc 9755 SW Barnes Rd,Suite 300 Portland,OR 97225 0 503-626-0455 Fax 503-526-0775 www.whpacific.com o ° \ e �I S TEh, I ° ° L ° ° 317 MICHAEL D.SMY H L) 414/94 OREGON �4pE AV,- Client: 1513 11 / Q _ � \\•� JLR �C — I I } / , I I I — I ; I 5 4 720 NE Grand Ave. Portland, Oregon 97232 / II / Project: � ` 1 ' 55 �� � = s - - - - - - - - _ _ j New Building 50 A / u n\ 1506 I Q SW Washington Square Rd. ' 1 I / \ Portland, Oregon 97223 Sheet Title: 0 / + I _`L � Q I , � _ _ �Ir TREE / II a ++ f II CANOPY & U, C)Iz I 517 I II I, \ 509 II SOIL / V — 507 VOLUME cn o MATCHLINE - SEE SHEET L1.9 U Q) QQ PLAN LL0 4 o � n -o Revisions: oC) EC ALE 0 0 ?o 0 10 ?o .- 0 ( FFFT ) 1 FT. 3: F- 0� F- so E � cl� o 00 z � MILDREN DESIGN GROUP, P.C., 2017, ALL QU RGHTS RESERVED Z Q THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE IN ANY MAN ER,BEXCEPTT WITHRTHEOPR ORD WRITTEN Q PERMISSION OF MILDREN DESIGN GROUP, P.C. L Date: 8 September 2017 a Drawn by: Checked by: CN o � WEM � ':2 N Job Number: 116139 w = Sheet aQ o� Site Design Review - November 2017 MATCHLINE - SEE SHEET L1.8 MILDREN DESIGN GROUP, P.C. ARCHITECTURE ■ SPACE PLANNING 7650 S.W. Beveland, Suite 120 \ \ + I Tigard, Oregon 97223-8692 (503) 244-0552 I 18 I + ++ xWHPicTafl, / \\ • • / \ I I + ++ + -___- 9755 Sd,Barnes Rd,Suite 300 Port503-626-04659E Fax 7 X- , www.whpacific.com 19 I + + ++ I 504 I � I + + + I 520 I � 7-1 + //, ®\ 317 I / � \ / \ / \ / i I /0\I //// �> �� MICHA414 94SM1 TH C—) / I O �j�` /// ° / �v + , / , d OREGON / \ I 521 + ++ s� + ++ + / Client: J Ll 1, EL I 522 0 720 NE Grand Ave. Portland, Oregon 97232 0 Project: o \ I / o / , 52 I \\ New Building v // / � I \ / 512 0 o SW Washington Square Rd. Portland, Oregon 97223 0 / \/ / Sheet Title: Q 0 ; TREE U CANOPY & SOIL w VOLUME CD IL PLAN U N Q Q c \, Revisions: c� o LLI 0 0 � W ° 0 � 0I00 i/ T n :D ALE RIGHHMILDTSEN NREESERVED DESIGN GOUP, P.C., 2017, ALL u Q / V 10 Ln THESE DRAWINGS ARE THE PROPERTY OF o MILDREN DESIGN GROUP, P.C., AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, EXCEPT WITH THE PRIOR WRITTEN PERMISSION OF MILDREN DESIGN GROUP, P.C. 03 Date: 8 September 2017 - Drawn by: Checked by: 0 WEM LO Job Number: 116139 LL :E Sheet I– I– aQ o� Site Design Review - November 20171- 1 .9 MILDREN DESIGN GROUP, P.C. ARCHITECTURE • SPACE PLANNING 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 (503) 244-0552 LEGEND: PARKING LOT TREE CANOPY TABLE OPEN SOIL COVERED SOIL TOTAL SOIL % OF CANOPY OVER AREA OVER ��� �� TREE # SPECIES VOLUME (c.f.) VOLUME (c.f.) VOLUME (c.f.) AVG. MATURE CANOPY PARKING LOT PARKING LOT (sf) 9755 SW Barnes Rd,Suite 300 / \ proposed PortandOR 722 503-626-0455 9 F x5503-526-0775 / \ 504 366 634 1000 40' spread (1,257 sfl 16% 199 �`^'��^'hpacific.com EXISTING/PROPOSED TREE I + 9999 ) QUALIFYING MATURE CANOPY COVER 505 1000 0 1000 40' spread (1,257 sfl 38% 479 — � OPEN SOIL VOLUME 506 1000 0 1000 40' spread (1,257 sfl 68% 855 507 108 892 1000 40' spread (1,257 sfl 62% 782 — — — — — — INDIVIDUAL TREE MATURE CANOPY OUTLINE ''•''•'•'''''•''• COVERED SOIL VOLUME 508 1000 0 1000 40' spread (1,257 sfl 38% 474 509 366 634 1000 40' spread (1,257 sl7 68% 853 510 156 844 1000 16' spread (201 sfl 46% 93 511 126 874 1000 16' spread (201 sfl 61% 122 512 1000 0 1000 40' spread (1,257 sD 42% 524 �Cy I S T,& QUALIFYING MATURE CANOPY INCLUDES AREAS DIRECTLY OVER THE PARKING LOT SURFACE AND AREAS THAT ARE SURROUNDED ON AT LEAST 3 513 1000 0 1000 40' spread (1,257 sD 60% 752 317 SIDES BY EITHER CURB OR HARD SURFACE PAVING. THIS INCLUDES BUT IS NOT LIMITED TO PARKING LOT ISLANDS AND PLANTING AREAS BETWEEN 514 1000 0 1000 40' spread (1,257 sD 27% 337 0 • 4� THE PARKING LOT AND SIDEWALK. 515 1000 0 1000 40' spread (1,257 sD 43% 537 ,e, —'\MICHAEL D.SM TH 516 1000 0 1000 40' spread (1,257sfl 43% 537 4/4/94 PARKING LOT AREA................................................... 33,404 S.F. 517 1000 0 1000 40' spread (1,257 sD 43% 537d� OREGON TOTAL QUALIFYING MATURE TREE CANOPY AREA.... 9,996 S.F. PARKING LOT TREE SOIL VOLUME REQUIREMENTS 518 1000 0 1000 40' spread (1,257 sfl 43% 537 (CANOPY AREA DIRECTLY OVER PARKING LOT) 519 1000 0 1000 40' spread (1,257 sD 43% 537 11pE % CANOPY COVER 30% MIN. SOIL VOLUME REQUIREMENT (C.F. PER TREE) 520 1000 0 1000 40' spread (1,257 sD 43% 537 MINIMUM CANOPY COVER 30% 1,000 C.F. 521 1000 0 1000 40' spread (1,257 sfl 43% 537 Client: 522 1000 0 1000 40' spread (1,257 sD 43% 537 LTT R 523 1000 0 1000 40' spread (1,257 sD 18% 230 J Total Qualifiying Mature Tree Canopy Area: 9996 SQ. FT. (Sum of canopy area over parking lot) 720 NE Grand Ave. Portland, Oregon 97232 T o Project: New Building 0 O Q u SW Washington Square Rd. Portland, Oregon 97223 Lv O U Sheet Title: o TREEz T) Q C) U CANOPYI T & � < SOIL 1 0 VOLUME � u O PLAN Uv a a L� 0 O Cn Revisions: o U w O O o J •- U r� X LTJ Q O U O 00 Z CL MILDREN DESIGN GROUP, P.C., 2017, ALL QO RGHTS RESERVED EL a THESE DRAWINGS ARE THE PROPERTY OF MILDREN DESIGN GROUP, P.C., AND ARE NOT TOUSED OUCED IN ANY MANNER,BEXCEPTT WITHRTHEOPRIOR WRITTEN Q O PERMISSION OF MILDREN DESIGN GROUP, P.C. 03 E Date: 8 September 2017 Drawn by: Checked by: o a, WEM Job Number: 116139 wz Sheet QQ u u Site Design Review - November- 2017 1- 1 . 10 MILDREN DESIGN GROUP, P.C. I ARCHITECTURE , SPACE PLANNING 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 FINISH GRADE (503) 244-0552 0 AMETEK 6"ROUND VALVE 0 BOX. SET TOP FLUSH TO ° FINISH GRADE FINISH GRADE Q °°F Z7 6" PERFORATED DRAIN PIPE Taft C SLEEVE. CUT TO LENGTH WHP PLANTING/TURF HEAD 9755 SW Barnes Rd,suite 300 AS REQUIRED. Portland,OR 97225 I 503-626-0455 Fax 503-526-0775 www.whpacific.com BARBED ELL FITTING CHAMPION MODEL 200 314" WITH MARLEX ST. ELL MANUAL DRAIN VALVE. MAINLINE-INSTALL M.D.V. POLY FLEX PIPE AT LOW POINTS OF SYSTEM. BARBED ELL FITTING HE E30' .21 GM 4x30 (�S!4x30' 1.21 4x34 1.21 �' - "-'30' �ISTE4 1 317 �( I LATERAL LINE MICHAEL D.SMY H MIN.2 CU. FT.WASHED GRAVEL 4/4/94 2 4 X 99 i SUMP. a , dT OREGON � POLY FLEX RISER DETAIL 1 MANUAL DRAIN VALVE DETAIL 2 �`�AE AN SCALE: N.T.S. IR1 .0 SCALE: N.T.S. IR1 .0 Client: I JLR 1' FINISH GRADE QUICK COUPLING VALVE FINISH GRADE FIBERGLASS BOX MIN.2"COIL ON I 24"#4 REBAR STAKE WI CONTROL WIRE 720 NE Grand Ave. (2)S.S. HOSE CLAMPS Portland, Oregon 97232 I P.V.C. NIPPLE I P.V.0 STREET ELL& ELECTRIC CONTROL ELBOW VALVE W/FLOW Project: CONTROL HANDLE New Building P.V.C. UNION ON ONE I SIDE OF VALVE C: IqW P.V.C. STREET ELL °° ou 0 MAINLINE P.V.C. NIPPLE MIN.2 CU. FT.WASHED o I I P.V.C. MAINLINE GRAVEL SUMP I I II QUICK COUPLING VALVE DETAIL 3 CORE VALVE & BOX DETAIL 4 sw Washington square Rd. SCALE: N.T.S. Portland, Oregon 97223 I X IR1 .0 SCALE: N.T.S. IR1 .0 o , 121 x" Sheet Title: I W MATCHLINE - SEE SHEET IR1.1 IRRIGATION o � PLAN ,cncn � T CL < DETAILS & wo NOTES U� o 0 Q U NOTES GENERAL KEY HEAD KEY Revisions: cn n 7 INSTALL VALVE BOXES PERPENDICULAR TO WALLS,WALKS,AND CURBS. — — — SCHEDULE 40 PVC SLEEVES-4" 6"AS NOTED HEAD COMPANY&CAT. NO. RADIUS G.P.M. P.S.I. 0 IN THE HYDRAULIC DESIGN AND PIPE SIZING, - --- PLACE TWO(2)VALVES IN SAME VALVE BOX WHEN POSSIBLE. DO NOT EXCEED THE FOLLOWING G.P.M. OF p Cwt RAIN BIRD MPR 10 SERIES 10 .39-1.57 30 WATER USAGE PER SCHEDULED PIPE SIZE. — — — — — 2.5"MAINLINE-CLASS 200 PVC PIPE-TYPICAL O INSTALL ON RAIN BIRD RD-06-S-P30 BODIES INSTALL HEADS FLUSH WITH TOP OF WALKS,WALLS,AND CURBS. FLOW PIPE SIZE LATERALS CLASS 200 PVC PIPE TYPICAL \ 2.6 o THIS DESIGN IS DIAGRAMMATIC. ALL PIPING,VALVES, ETC. SHOWN WITHIN PAVED — POINT OF CONNECTION WITH 2"BALL VALVE RAIN BIRD MPR 12 SERIES 12 .65-2.6 30 i AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING 1 - 12 Gal. 314" Class 200 PVC \ INSTALL ON RAIN BIRD RD-06-S-P30 BODIES o AREAS WHERE POSSIBLE. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, 12-20 Gal. 1" Class 200 PVC PLANTING AND ARCHITECTURAL FEATURES. 20-30 Gal. 1 1/4" Class 200 PVC 2"DOUBLE CHECK VALVE-SEE DETAIL 0 PAIN BIRD MPR 15 SERIES 15 .93-3.7 30 a 30-45 Gal. 1 1/2" Class 200 PVC INSTALL ON RAIN BIRD RD-06-S-P30 BODIES LLIXTHE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS FOR 45-60 Gal. 2" Class 200 PVC RAIN BIRD 5-LRC-1"QUICK COUPLING VALVE OPTIMUM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO WALKS, ROADWAYS 60-90 Gal. 2 1/2" Class 200 PVC ;RAIN BIRD MPR 15 S.S.T STRIP 1.2 30 CIL 3: AND/OR BUILDINGS AS MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST �' INSTALL ON RAIN BIRD RD-06-S-P30 BODIES 0 0 1"MANUAL DRAIN VALVE DEGREE OF ARC TO FIT THE EXISTING SITE CONDITIONS AND TO THROTTLE THE FLOW / ��/��/� Q RAIN BIRD MFR 15 E.S.T STRIP 61 30 CONTROL AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH RAIN BIRD P.E.B.-PRS SERIES ELECTRIC VALVES -21 INSTALL ON RAIN BIRD RD-06-S-P30 BODIES oo SYSTEM. o 125 R MILDREN DESIGN GROUP, P.C., 2017, ALL CONTROL VALVE NUMBER, G.P.M.,AND VALVE SIZE // /L I — 404 ® RAIN BIRD ROTARY STREAM SERIES RIGHTS RESERVED � U DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS 'LES 25 .92-3.67 45 R-VAN 1724 NOZZLES Q WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR THESE DRAWINGS ARE THE PROPERTY EOF � � � 'R o I 30'R GR INSTALL ON RAIN BIRD RD-06-S-P45 BODIES MILDREN DESIGN GROUP, P.c., AND ARE DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN I GPM NOT TO BE USED OR REPRODUCED IN ANY o CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE 1. GPM 2.8 G ' MANNER, EXCEPT WITH THE PRIOR WRITTEN 7> - L — �— _—_—_—�s�©� RAIN BIRD ROTARY STREAM SERIES PERMISSION OF MILDREN DESIGN GROUP, P.C. n c3 BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE xx NOZZLES 30 1.4-2.9 xx Q EVENT THIS NOTIFICATION IS NOT PERFORMED,THE IRRIGATION CONTRACTOR SHALL \ INSTALL ON RAIN BIRD xx-xx-x-xx BODIES Date: 8 September 2017 ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. r '+>! TORO 500 SERIES UNIVERSAL BUBBLER NOZZLE Drawn by: Checked by: o �\ TORO 514-20 BUBBLER 2.4 30 WEM 'Z INSTALL ON SCH. 80 PVC RISER AS SHOWN ON C.O.B.TREE WELL IRRIGATION DETAIL 242 N _ ON SHEET IR1.1. Job Number: 116139 NOTE: USE RAIN BIRD HE-VAN SERIES NOZZLE WHERE REQUIRED Sheet w z TO PROVIDE ADEQUATE COVERAGE FOR ALL PLANTING AND LAWN AREAS. Q Q uu Site Design Review - November 2017 IR1 .0 MATCHLINE - SEE SHEET IR1.0 ._. MILDREN DESIGN GROUP, P.C. ARCHITECTURE ■ SPACE PLANNING I X \\ � � 1'"dam, 7650 S.W. Beveland, Suite 120 Tigard, Oregon 97223-8692 77 � 45 x " O (503) 244-0552 ' O I ,. , x aCl 1C 9755 SW Barnes Rd,Suite 300 Portland, 97225 I / 503-626-04545 5 Fax 503-526-0775 97 ` www.whpacific.com 29 x 317 170\IMICHAEL D.SMY H L-::J ��\ ` 4/4/94 7 ♦` OREGON � C, Aq E Ag I Client: ' JLR I FEE 191 .00 I ^ 720 NE Grand Ave. I L Portland, Oregon 97232 Project: New Building 6,0 N.\ � I\ ao `` �,��._ � �� SW Washington Square Rd. Portland, Oregon 97223 � s Sheet Title: OP I I N. IRRIGATION \ 3I //�` I \ �d ♦`` / �` ` cl J V I v iPLAN / ° est \ \ -\-2.6 G 4/ LLI 0 ({ 2] CIL CIL lop, L — _ — y S `\ / / \ Revisions: - - ~ \ _ —. /was\ or 17 4 y N Q- 3: — r- 49 O '\ � -ftf► o � SC ALE ::E / MILDREN DESIGN GROUP, P.C., 2017,. ALL �� � RIGHTS RESERVED Q ` THESE DRAWINGS ARE THE PROPERTY OF } MILDREN DESIGN GROUP, P.C., AND ARE u ?4 /J NOT TO BE USED OR REPRODUCED IN ANY O 0 l FEE- j MANNER, EXCEPT WITH THE PRIOR WRITTEN r—, C� \ 'I INCH - n — PERMISSION OF MILDREN DESIGN GROUP, P.C. LL Date: 8 September 2017 o Drawn by: Checked by: o WEM 9 N i Job Number: 116139 Lv z Sheet Site Design Review - November 2017 IR1 . 1 Jaguar Land Rover Storm Drainage Calculations 10205 SW Washington Square Road Tigard, Oregon September 2017 Project Number: 17260 ,0 matt 11\i/11 ,.. . 4,44-.1.44-4,,, t, _. ,,�� � ,, f-----------,- TM RIPPEY GCONSULTING ENGINEERS jr At. a0ckQG 7650 SW Beveland Sheet, Suite 100 S �q Tigard,Oregon 97223 f"--.7S-7"----/3012.1 jj \ Phone: 503 443 3900 , Fax: 503 443 3700 email:kkoroch@tm ippey.com Table of Contents Introduction 1 Water Quality Treatment 1 Runoff Flow Control 1 Maintenance and Operations Manual 3 Appendix 1 Storm Drainage Calculations Water Quality Treatment Calculations HydroCAD Output for Pipe Sizing HydroCAD Output for Detention Site Conveyance Calculations Appendix 2 Operation and Maintenance Plan P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\2017-9-1 Drainage Analysis.doc Introduction This project is a retail vehicle sales and service facility and is located west of Greenburg Road on a parcel that is part of the Washington Square Mall property. This portion of the mall site is south of Washington Square Drive and was formerly the site of a movie theater and adjacent restaurant. Both buildings have been demolished but the site paving and associated impervious surfaces remain. There is also an existing restaurant and associated parking on the site that will remain as currently configured. The site consists of two properties which will be consolidated during the development permitting process, Tax Lot 100 is approximately 6.74 acres and Tax Lot 101 is approximately 0.50 acres. These storm drainage calculations address the private storm system to be constructed with development. Water Quality Treatment Water quality treatment conforms to current City of Tigard and Clean Water Services (CWS) standards. The standards specify a water quality event of 0.36 inches of rainfall over four hours. Water quality treatment is provided by a Contech Stormwater Solutions water quality cartridge system that treats 15 gallons per minute (0.0334 cubic feet per second) per cartridge. Current CWS standards consider this project to be redevelopment since the site is currently paved and has recently had three building in place (as noted above, two were recently removed and one will remain. • Because of this, CWS requires storm runoff treatment for the portion of the site that will be modified with new buildings and paving as well as three times this area. Since the building and paving associated with • • this development comprises approximately 4 acres of a 7.24 acre site, the entire site must be retrofitted for • runoff treatment. • Site impervious area following development will be approximately 256,090 square feet, of this, 174,612 is associated with the vehicle dealership and the remainder is the existing restaurant and its parking. The existing restaurant and paving currently drains overland to the portion of the site that will become the •• dealership. Because of this, a series of three catch basins installed along the north edge of the dealership will collect the runoff from this existing area. Runoff from the dealership portion of the site will be collected • with rain drains and catch basins and the combination of the two areas will be directed to a single cartridge style treatment vault located near an existing storm outfall at the southern portion of the site. Storm treatment calculations are as follows: WQ Volume = (0.36 in x 256,090 sf) / 12 in/ft = 7,683 cubic feet. WQ Flow = 7,683 cf/14,400 sec= 0.534 cfs. At a capacity of 0.0334 cfs per cartridge, 16 cartridges are required for treatment of the entire site. An 8 x 11 ft. Contech Stormfilter peak diversion cartridge vault will be utilized to provide the required treatment. Runoff Flow Control The site currently consists of approximately 246,166 square feet of impervious area. As noted above, following development, approximately 256,090 square feet of impervious surface will exist. This is an increase of approximately 9,924 square feet. Runoff has been modeled using HydroCAD software employing Santa Barbara Unit Hydrograph methodology. The portions of the site that are pervious are modeled with a runoff curve number, CN of 79. Time of concentration pervious areas are averaged as 7 minutes because the pervious areas on the site are perimeter landscaping and parking islands and consequently are quite small. CN for the impervious areas is 98. P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\2017-9-1 Drainage Analysis.doc Detention is provided by an ADS StormTech SC 740 storm detention chamber system, consisting of one row of of 8 semicircular chambers set on a bed of drain rock with drain rock backfill. The analysis utilizes both the chamber volume and additional volume in the surrounding rock backfill for capacity. See the table below for specific detention information and the construction plans for detention chamber configuration. Control Structure Discharge 2 Year 10 Year 25 Year Predevelopment Runoff, cfs 3.51 5.09 5.86 Post Development Runoff, cfs 3.60 5.20 5.97 Controlled Outflow, cfs 3.51 5.09 5.80 Orifice Elevation, ft. 180.85 184.32 184.32 • Orifice Diameter, in. 10.5 6.20 • Water Surface Elevation, ft. 184.32 185.01 185.49 Detained Volume, cf. 678 1,022 1,274 *Orifice for 10 year event controls for 25 year event as well. Runoff for pipe sizing is modeled using HydroCADTM software employing Santa Barbara Unit Hydrograph (SBUH) methodology. Rainfall is based on the 25 (3.9") year Type 1A storm event, per CWS R&0 17-5, • Section 5.04.2.b.2, and Drawing 1280. Pipe sizing is based on Manning's Equation with a roughness coefficient, n, of 0.013. See attached pipe sizing spreadsheet. As no changes to site outflow will occur because of the provided flow control, the downstream system will experience no additional flow and no modifications will occur. P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\2017-9-1 Drainage Analysis.doc Appendix 1 Water Quality Treatment Calculations HydroCAD Output for Pipe Sizing HydroCAD Output for Detention Site Conveyance Calculations I 7650 SW Beveland Street Shite 100 Tigard,Oregon 97223 CONSULTING ENGPINEERS Phone: 503 443 3900 Fax: 503 443 3700 email:kkoroch@tmrippey.corn September 2, 2017 Jaguar Land Rover Project Number: 17260 Storm Water Quality Treatment Sizing Impervious Area 256,090 ft2 Water Quality Volume WQV(cf) = 0.36 in. X 256090 ft2 12 (in/ft) 7682.70 cf Water Quality Flow WQF(cfs) = 7682.70 cf 14,400 sec 0.5335 cfs Cartridge Flow Rate 0.0334 cfs ( 10 gpm) Cartridges Required 15.97 Use 16 cartridges P:\2017 Projects\17260 MDG Land Rover Washington Square\Stonn\Drainage Analysis\2016-9-1 WQ Calculations.doc , r K A ) ( B ) 0 K D ) (Al <131 Area A Area B Area C Area D Area Al Area B1 Area Cl Area D1 0 0 < G > 0 <Fl) <Cl> <HI> Area E Area F Area G Area H Area El Area Fl Area G1 Area H1 0 Area I <ii) Area 11 Area J1 Area K1 • Subcat Reach on. Link I Routing Diagram for 2017-8-28 Pipe Sizing i Prepared by Microsoft, Printed 9/2/2017 _,.'` HydroCAD®10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC 2017-8-28 Pipe Sizing Type IA 24-hr 25 Year Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 2 Time span=0.10-80.00 hrs, dt=0.01 hrs, 7991 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind+Trans method Pond routing by Stor-Ind method Subcatchment A: Area A Runoff Area=2,990 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.06 cfs 0.021 af Subcatchment Al: Area Al Runoff Area=24.264 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.51 cfs 0.170 af Subcatchment B: Area B Runoff Area=2,600 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.05 cfs 0.018 af Subcatchment B1: Area B1 Runoff Area=32.500 sf 100.00% Impervious Runoff Depth=3.67" • Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.68 cfs 0.228 af Subcatchment C: Area C Runoff Area=12.200 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.26 cfs 0.086 af Subcatchment Cl: Area Cl Runoff Area=12.600 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.27 cfs 0.088 af Subcatchment D: Area D Runoff Area=9,380 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.20 cfs 0.066 af Subcatchment Dl: Area D1 Runoff Area=20.278 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN-O/98 Runoff=0.43 cfs 0.142 af Subcatchment E: Area E Runoff Area=7,310 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.15 cfs 0.051 af Subcatchment El: Area El Runoff Area=28.700 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.60 cfs 0.201 af Subcatchment F: Area F Runoff Area=12.413 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.26 cfs 0.087 af Subcatchment Fl: Area Fl Runoff Area=1,920 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.04 cfs 0.013 af Subcatchment G: Area G Runoff Area=21.210 sf 100.00% Impervious Runoff Depth=3.67" • Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.45 cfs 0.149 af Subcatchment G1: Area G1 Runoff Area-39,000 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.82 cfs 0.273 af Subcatchment H: Area H Runoff Area=7,975 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.17 cfs 0.056 af Subcatchment Hl: Area HI Runoff Area=2,660 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.06 cfs 0.019 af • 20178-28 Pipe Sizing Type IA 24-hr 25 Year Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 3 Subcatchment I: Area I Runoff Area=2,530 sf 100.00% Impervious Runoff Depth=3,67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.05 cfs 0.018 af Subcatchment I1: Area 11 Runoff Area=1,160 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.02 cfs 0.008 af Subcatchment J1: Area J1 Runoff Area=7,200 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.15 cfs 0.050 af Subcatchment K1: Area K1 Runoff Area=7,200 sf 100.00% Impervious Runoff Depth=3.67" Flow Length=200' Tc=5.0 min CN=0/98 Runoff=0.15 cfs 0.050 af Total Runoff Area=5.879 ac Runoff Volume= 1.796 af Average Runoff Depth = 3.67" • 0.00% Pervious =0.000 ac 100.00% Impervious =5.879 ac 111 K.5S Existing Site Existing Site Conditions--Permeable Conditions--Impervious D 4 <7s> Developed Site Detention System Developed Site Pervious Impervious Area Area /Subca Reach .on. Routing Diagram for 2017-8-28 Development Sites Prepared by Microsoft, Printed 9/2/2017 HydroCAD®10.00-19 s/n 02239 02016 HydroCAD Software Solutions LLC 2017-8-28 Development Sites Prepared by Microsoft Printed 9/2/2017 HydroCAD© 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 2 Pipe Listing (all nodes) Line# Node In-Invert Out-Invert Length Slope n Diam/Width Height Inside-Fill Number (feet) (feet) (feet) (ft/ft) (inches) (inches) (inches) 1 4 182.85 182.75 10.0 0.0100 0.013 15.0 0.0 0.0 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 3 Time span=0.00-80.00 hrs, dt=0.01 hrs, 8001 points Runoff by SBUH method, Weighted-CN Reach routing by Stor-Ind+Trans method Pond routing by Stor-Ind method Subcatchment 1: Existing Site Runoff Area=69,200 sf 0.00% Impervious Runoff Depth=0.84" Tc=7.0 min CN=79 Runoff=0.25 cfs 4,829 cf Subcatchment 3: Developed Site Runoff Area=256,090 sf 100.00% Impervious Runoff Depth=2.27" Tc=5.0 min CN=98 Runoff=3.39 cfs 48,459 cf Subcatchment 5S: Existing Site Runoff Area=246,166 sf 100.00% Impervious Runoff Depth=2.27 Tc=5.0 min CN=98 Runoff=3.26 cfs 46,582 cf Subcatchment 7S: Developed Site Pervious Runoff Area=59,276 sf 0.00% Impervious Runoff Depth=0.84" Tc=7.0 min CN=79 Runoff=0.21 cfs 4,137 cf Pond 4: Detention System Peak Elev=184.32' Storage=678 cf Inflow=3.58 cfs 52,596 cf Outflow=3.51 cfs 52,509 cf Total Runoff Area=630,732 sf Runoff Volume= 104,007 cf Average Runoff Depth = 1.98" 20.37% Pervious=128,476 sf 79.63% Impervious = 502,256 sf 20178-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 4 Summary for Subcatchment 1: Existing Site Conditions--Permeable Runoff = 0.25 cfs @ 8.00 hrs, Volume= 4,829 cf, Depth= 0.84" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 2 yr Rainfall=2.50" Area (sf) CN Description 69,200 79 <50% Grass cover, Poor, HSG B 69,200 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1: Existing Site Conditions--Permeable Hydrograph 0.25 cfs ;- 1li- } 2 - U Runoff 0.26 - 1 I 1 1 1 I 1 1 11 , 111111 --I r !r � r r Type 1x;24=hr 0.24' 0.22P ' 1 }; 2yrR;ainall;2.51 " `0.2e ' Runofr Area=r6 9,?00 sf t L ; 0.18-' ' � Runoff Vol�ime`4L829:cf To- L -9- - , r I I- r -( 1- 1 -I- 1 1 -1 13 0.16-i j i ; Runoff,Depth=10.84" - g , I I I I 1 'I I 1 I I 3 0.14 , t r r s ; T4=7.O-niin_ 0 0.12- f ! f ! } - J-.___ L -I L L 1 L L J 1 dN 9_ Li . /! I I 1 I 1 I I 1 I 0.1 I 1 I ( I 1 , I 0.08 I ___ .1 1L 1 L L J 1 L J - I I I I I I , 1 1 ! ] 0.06- I 1 1 I I , 1 1 1 1 0.04= ; ;_ � ; 1 I 111 I I ! i I - f 0 02 ! 1 1 I I I I I 1 0 - . " .T-::., /f'� 10',, 0 5 10 1520 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 3: Developed Site Impervious Area Runoff = 3.39 cfs @ 7.88 hrs, Volume= 48,459 cf, Depth= 2.27" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 2 yr Rainfall=2.50" Area (sf) CN Description 256,090 98 Paved parking, HSG C 256,090 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 3: Developed Site Impervious Area Hydrograph 3,39 cfs 0 Runoff 1 Typo IA 24-hr 3_ -1 2 yr Rainfall=2.50" Runoff Area=256,090 sf Rlundff Volume.448,459 cf 2 - Runoff Depth42.-27"-- - Tc=5 0 nllin _ CN=i348 0_ /,,r 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment 5S: Existing Site Conditions--Impervious Runoff = 3.26 cfs @ 7.88 hrs, Volume= 46,582 cf, Depth= 2.27" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 2 yr Rainfall=2.50" Area (sf) CN Description 246,166 98 Paved parking, HSG C 246,166 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 5S: Existing Site Conditions--Impervious Hydrograph 3.26 cfs0 Runoff - . - -,- --t---r---r---,---�---rt---r---r------Type_1Ar24-hr-_ 3- 2 yr Rainfall 2.5p" Runoff;Area=246,166 sf Runoff Volume=446,582 cf 4-1 2— Runoff;De th=227" To=50 nein o - CN=48 u. - J L I I 7 I 1 I 1 I 0 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment 7S: Developed Site Pervious Area Runoff = 0.21 cfs @ 8.00 hrs, Volume= 4,137 cf, Depth= 0.84" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 2 yr Rainfall=2.50" Area (sf) CN Description 59,276 79 <50% Grass cover, Poor, HSG B 59,276 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 7S: Developed Site Pervious Area Hydrograph 0.21 cfs Runoff` 0.22 Type IA 24-hr 0.2 --- - 2 yr-Rainfall=2r50"- 0.18 .Runoff Area- 59,276_sf_ 0.16 Runoff_VolUme1=44,437-cf_ 0.14 Runoff D4ithz0.84" 3 0.12 1 Tc=7.0 rain ° 0.1 0=19 0.08 0.06 0.04 -- -+-- 1----t- ---+----� - +---+- - - ---+----a---- 0.02 '' ', ., 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 8 Summary for Pond 4: Detention System Inflow Area = 315,366 sf, 81.20% Impervious, Inflow Depth = 2.00" for 2 yr event Inflow = 3.58 cfs @ 7.89 hrs, Volume= 52,596 cf Outflow = 3.51 cfs @ 7.99 hrs, Volume= 52,509 cf, Atten= 2%, Lag= 5.6 min Primary = 3.51 cfs @ 7.99 hrs, Volume= 52,509 cf Routing by Stor-Ind method, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs/2 Peak Elev= 184.32' @ 7.99 hrs Surf.Area= 949 sf Storage= 678 cf Plug-Flow detention time= 6.2 min calculated for 52,509 cf(100% of inflow) Center-of-Mass det. time=4.9 min ( 692.3-687.4) Volume Invert Avail.Storage Storage Description #1A 182.35' 1,423 cf 6.25'W x 59.40'L x 4.00'H Field A Z=2.0 3,927 cf Overall - 370 cf Embedded = 3,557 cf x 40.0% Voids #2A 182.85' 370 cf ADS_StormTech SC-740 x 8 Inside#1 Effective Size= 44.6"W x 30.0"H => 6.45 sf x 7.12'L =45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44'x 6.45 sf x 1 rows • 1,793 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 182.85' 15.0" Round Culvert L= 10.0' CPP, square edge headwall, Ke= 0.500 • Inlet/Outlet Invert= 182.85'/ 182.75' S= 0.0100 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf #2 Device 1 180.85' 10.5"Vert. Orifice/Grate C= 0.600 #3 Device 1 184.32' 6.2" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Primary OutFlow Max=3.50 cfs @ 7.99 hrs HW=184.32' (Free Discharge) t1=Culvert (Passes 3.50 cfs of 4.83 cfs potential flow) P2=Orifice/Grate (Orifice Controls 3.50 cfs @ 5.83 fps) 3=Orifice/Grate ( Controls 0.00 cfs) 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 9 Pond 4: Detention System Chamber Wizard Field A Chamber Model =ADS_StormTech SC-740 (ADS StormTech®SC-740 without end caps) Effective Size= 44.6"W x 30.0"H => 6.45 sf x 7.12'L =45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44' x 6.45 sf x 1 rows 8 Chambers/Row x 7.12' Long +0.44' Row Adjustment = 57.40' Row Length +12.0" End Stone x 2 = 59.40' Base Length 1 Rows x 51.0" Wide + 12.0" Side Stone x 2 = 6.25' Base Width 6.0" Base + 30.0" Chamber Height + 12.0" Cover= 4.00' Field Height 2.0 '/' Side-Z x Height= 96.0" Flare/Side Base Length + Flare x 2 = 75.40' Top Length Base Width + Flare x 2 = 22.25' Top Width 8 Chambers x 45.9 cf +0.44' Row Adjustment x 6.45 sf x 1 Rows = 370.4 cf Chamber Storage • 3,927.1 cf Field - 370.4 cf Chambers = 3,556.8 cf Stone x 40.0% Voids = 1,422.7 cf Stone Storage Chamber Storage + Stone Storage = 1,793.1 cf= 0.041 of Overall Storage Efficiency =45.7% Overall System Size = 59.40' x 6.25' x 4.00' 8 Chambers 145.4 cy Field 131.7 cy Stone \s. 2017-8-28 Development Sites Type IA 24-hr 2 yr Rainfall=2.50" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 10 Pond 4: Detention System Hydrograph refs; l Inflow 4I 3.51 efs Inflgw Ares=315, 66 Sf ! Primary L Peak leV=1$4. -2'- - 3--/ Storace=678 cf - I v � ' 2--/ Q I - ,,__ d I I I 1_ , , 0 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 11 Time span=0.00-80.00 hrs, dt=0.01 hrs, 8001 points Runoff by SBUH method, Weighted-CN Reach routing by Stor-Ind+Trans method Pond routing by Stor-Ind method Subcatchment 1: Existing Site Runoff Area=69,200 sf 0.00% Impervious Runoff Depth=1.53" Tc=7.0 min CN=79 Runoff=0.53 cfs 8,807 cf Subcatchment 3: Developed Site Runoff Area=256,090 sf 100.00% Impervious Runoff Depth=3.22" Tc=5.0 min CN=98 Runoff=4.75 cfs 68,646 cf Subcatchment 5S: Existing Site Runoff Area=246,166 sf 100.00% Impervious Runoff Depth=3.22 Tc=5.0 min CN=98 Runoff=4.56 cfs 65,985 cf Subcatchment 7S: Developed Site Pervious Runoff Area=59,276 sf 0.00% Impervious Runoff Depth=1.53" Tc=7.0 min CN=79 Runoff=0.45 cfs 7,544 cf Pond 4: Detention System Peak Elev=185.01' Storage=1,022 cf Inflow=5.18 cfs 76,190 cf Outflow=5.09 cfs 76,102 cf Total Runoff Area = 630,732 sf Runoff Volume= 150,982 cf Average Runoff Depth =2.87" • 20.37% Pervious = 128,476 sf 79.63% Impervious =502,256 sf • 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 12 Summary for Subcatchment 1: Existing Site Conditions--Permeable Runoff = 0.53 cfs @ 8.00 hrs, Volume= 8,807 cf, Depth= 1.53" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 10 yr Rainfall=3.45" Area (sf) CN Description 69,200 79 <50% Grass cover, Poor, HSG B 69,200 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1: Existing Site Conditions--Permeable Hydrograph ,1 1 1 11 1 0.53 cfs L L 1 1 1 1 L 1 LEIRunoff 1 J 1 J 0.55 1 1 1 1 1 1 1 I .)t I I I I 1___ 1 L L L i r/L Ty -IA124hr /7 1 I 1 pe��ii 0.5=> 1 s 10 yr 4 ainfal1;3:4,15" 0.45= ' i Runoff Area-69,200;sf- �_ 1 L L 1 J 0.4-?", L 1 I L Runoff Vo1dmeP8,807_cf__ 1 L -\ - �__- I 0.35= z, 1 I Ru ri:_QftD�pth=1.53"_ ,, I I I I 1 1 I I 1 3 0.3= 1 T/^`}� 7.0 i n -- 1 L. -1 !- 4- L L -I S !•�- 2 0.25—'' I 1 1. I I 1 1 I 1 1GIA= 9 0.2- - JII_ ,_ 1 4 4 _ 0.15- 1 I _ I 1 )--- -+ �- 4---G- t 4----4------4-------1--- I 0.1 I I 1 1 1 1 I 1 I 1 I I I 1 I �'-- --+---F----I- 4_ 4._ -44----4---a--- ---4'---4---- 0.05 1 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 13 Summary for Subcatchment 3: Developed Site Impervious Area Runoff = 4.75 cfs @ 7.88 hrs, Volume= 68,646 cf, Depth= 3.22" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 10 yr Rainfall=3.45" Area (sf) CN Description 256,090 98 Paved parking, HSG C 256,090 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 3: Developed Site Impervious Area Hydrograph 4.75 cfs ' ' L Runoff r i � T r r 1 r r _ Type IA'24-hr 10 yr Rainfall=3.45" 4—/ Runoff;Area=256,090 sf N - Rbnoff Volume=68,646 cf 3- ' Runoff Depth 3.22" 3 - Tp=5 0 rain LL 2 CN O8--0- Aminomismi,m 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 14 Summary for Subcatchment 5S: Existing Site Conditions--Impervious Runoff = 4.56 cfs @ 7.88 hrs, Volume= 65,985 cf, Depth= 3.22" , Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 10 yr Rainfall=3.45" Area (sf) CN Description 246,166 98 Paved parking, HSG C 246,166 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 5S: Existing Site Conditions--Impervious Hydrograph 5 cfs . ■ Runoff` Type IA 24-hr , J 1 L ! J 1 1 4---" L ; 'f0 yr14ainfalf;3:45x- _ Runoff;Area=246,1 66 sf ,__-�__ L I -Runoff Volurn&65-,98-5 cf__ F. 3� Rufoff Depth 3.22" = Tc=S 0 nun o - 1 LL 2-� - , I 1 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 15 Summary for Subcatchment 7S: Developed Site Pervious Area Runoff = 0.45 cfs @ 8.00 hrs, Volume= 7,544 cf, Depth= 1.53" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 10 yr Rainfall=3.45" Area (sf) CN Description 59,276 79 <50% Grass cover, Poor, HSG B 59,276 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 7S: Developed Site Pervious Area Hydrograph 0.5 0.45 cfs M Runoff 0.45-;:/' ; ; ; Type IA:24;hr 0.4-?'; i L L [Oa 5"- r r -; Ruin-off Area 59,-276;sf-- 0.35� _Runoff Volhme�7,544icf_ 0.3=x'; I „ Runoff Depthg1.53 0.25 j Tc 7.0 nein o L L a CN= `9-- Li 0.2-E ; - ; t 0.15- '; 0.1-x'' I 0.05-x' I I I , , 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 16 Summary for Pond 4: Detention System Inflow Area = 315,366 sf, 81.20% Impervious, Inflow Depth = 2.90" for 10 yr event Inflow = 5.18 cfs @ 7.89 hrs, Volume= 76,190 cf Outflow = 5.09 cfs @ 7.97 hrs, Volume= 76,102 cf, Atten= 2%, Lag=4.9 min Primary = 5.09 cfs @ 7.97 hrs, Volume= 76,102 cf Routing by Stor-Ind method, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs/2 Peak Elev= 185.01' @ 7.97 hrs Surf.Area= 1,182 sf Storage= 1,022 cf Plug-Flow detention time= 5.1 min calculated for 76,102 cf(100% of inflow) Center-of-Mass det. time= 4.1 min (683.0- 678.9) Volume Invert Avail.Storage Storage Description #1A 182.35' 1,423 cf 6.25W x 59.40'L x 4.00'H Field A Z=2.0 3,927 cf Overall - 370 cf Embedded = 3,557 cf x 40.0% Voids #2A 182.85' 370 cf ADS_StormTech SC-740 x 8 Inside#1 Effective Size= 44.6"W x 30.0"H => 6.45 sf x 7.12'L =45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44'x 6.45 sf x 1 rows • 1,793 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 182.85' 15.0" Round Culvert L= 10.0' CPP, square edge headwall, Ke= 0.500 Inlet/Outlet Invert= 182.85'/ 182.75' S= 0.0100 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf •• #2 Device 1 180.85' 10.5"Vert. Orifice/Grate C= 0.600 #3 Device 1 184.32' 6.2" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Primary OutFlow Max=5.09 cfs @ 7.97 hrs HW=185.01' (Free Discharge) • t1=Culvert (Passes 5.09 cfs of 7.32 cfs potential flow) 'L2=Orifice/Grate (Orifice Controls 4.25 cfs @ 7.07 fps) 3=Orifice/Grate (Orifice Controls 0.84 cfs @ 3.99 fps) 2017-8-28 Development Sites Type IA 24-hr 10 yrRainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 17 Pond 4: Detention System - Chamber Wizard Field A Chamber Model=ADS_StormTech SC-740 (ADS StormTech®SC-740 without end caps) Effective Size= 44.6"W x 30.0"H => 6.45 sf x 7.12'L = 45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44' x 6.45 sf x 1 rows 8 Chambers/Row x 7.12' Long +0.44' Row Adjustment= 57.40' Row Length +12.0" End Stone x 2 = 59.40' Base Length 1 Rows x 51.0" Wide + 12.0" Side Stone x 2 = 6.25' Base Width 6.0" Base + 30.0" Chamber Height + 12.0" Cover= 4.00' Field Height 2.0 '/' Side-Z x Height= 96.0" Flare/Side Base Length + Flare x 2 = 75.40' Top Length Base Width + Flare x 2 = 22.25' Top Width 8 Chambers x 45.9 cf +0.44' Row Adjustment x 6.45 sf x 1 Rows = 370.4 cf Chamber Storage 3,927.1 cf Field - 370.4 cf Chambers = 3,556.8 cf Stone x 40.0% Voids = 1,422.7 cf Stone Storage Chamber Storage + Stone Storage = 1,793.1 cf= 0.041 of Overall Storage Efficiency=45.7% Overall System Size = 59.40' x 6.25' x 4.00' 8 Chambers 145.4 cy Field 131.7 cy Stone r-- I • 2017-8-28 Development Sites Type IA 24-hr 10 yr Rainfall=3.45" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 18 Pond 4: Detention System Hydrograph I I I I 1 1 rc � � � � U Inflow 5.09 © Primary fnfl9w Area=15; 6S f 5-j Peak ley=1 05.01' Storage1 X022 cf- 4 , V - , 1 3-. 1 p -- r r- � -r r -� - r -r r 2— a i 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 19 Time span=0.00-80.00 hrs, dt=0.01 hrs, 8001 points Runoff by SBUH method, Weighted-CN Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1: Existing Site Runoff Area=69,200 sf 0.00% Impervious Runoff Depth=1.88" Tc=7.0 min CN=79 Runoff=0.68 cfs 10,856 cf Subcatchment 3: Developed Site Runoff Area=256,090 sf 100.00% Impervious Runoff Depth=3.67" Tc=5.0 min CN=98 Runoff=5.39 cfs 78,222 cf Subcatchment 5S: Existing Site Runoff Area=246,166 sf 100.00% Impervious Runoff Depth=3.67 Tc=5.0 min CN=98 Runoff=5.18 cfs 75,190 cf Subcatchment 7S: Developed Site Pervious Runoff Area=59,276 sf 0.00% Impervious Runoff Depth=1.88" Tc=7.0 min CN=79 Runoff=0.58 cfs 9,300 cf Pond 4: Detention System Peak Elev=185.49' Storage=1,274 cf Inflow=5.94 cfs 87,521 cf Outflow=5.80 cfs 87,433 cf Total Runoff Area = 630,732 sf Runoff Volume= 173,568 cf Average Runoff Depth =3.30" 20.37% Pervious =128,476 sf 79.63% Impervious = 502,256 sf 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 20 Summary for Subcatchment 1: Existing Site Conditions,-Permeable Runoff = 0.68 cfs @ 8.00 hrs, Volume= 10,856 cf, Depth= 1.88" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 25 yr Rainfall=3.90" Area (sf) CN Description 69,200 79 <50% Grass cover, Poor, HSG B 69,200 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1: Existing Site Conditions--Permeable Hydrograph 0.68 cfs Runoff` 07 Type IA 24-hr I i I 1 1 0.6-: " ;25 yr Rainta1143.90" r t r Runoff Area=69,200ysf_ 0.5 Runoff Vblur ie=10,856 cf I i I R-uraf#Depth:1-.8$"- 0.4 1 I I I I I c=7.0 rain { LI 0.3 I I 0.2- 1 — I I I I ! 0.1 1 I I ! I v 1 I I I I I 1 I I I I0 i lY 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 21 Summary for Subcatchment 3: Developed Site Impervious Area Runoff = 5.39 cfs @ 7.88 hrs, Volume= 78,222 cf, Depth= 3.67" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 25 yr Rainfall=3.90" Area (sf) CN Description 256,090 98 Paved parking, HSG C 256,090 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 3: Developed Site Impervious Area Hydrograph 615.39 cfs I RunoffIl L I 1 I I I --- -, T T r Type- A-24hr--- 5 25 yr F ainfall 3.90" _R_unoffArea=_256,090 sf_- 4P F RUndff Volume.478,222 cf __ ;Runoff:Depth=3.67" 3 3— To=5 0 Hiro o ' LL " CN=i)8 2- 1T 6 7 - 0- AINIMINIMMISEIMMI 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 22 Summary for Subcatchment 5S: Existing Site Conditions--Impervious Runoff = 5.18 cfs @ 7.88 hrs, Volume= 75,190 cf, Depth= 3.67" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs Type IA 24-hr 25 yr Rainfall=3.90" Area (sf) CN Description 246,166 98 Paved parking, HSG C 246,166 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 5S: Existing Site Conditions--Impervious Hydrograph 5.18 cfs 0 Runoff 5- Type EA 24--hr 25 yr Rainfall 3.90" 4 - Runoff Area=246,166-sf RUndff Volume=75,190 cf 4- - ;Runoff•Depth;3:67" 3-..i.� I I I Tc=5.0 min ° CN=08 L_ r r 2- i I 1 I t I t-__ 1— I t I I I ,te r 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 ; HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 23 Summary for Subcatchment 7S: Developed Site Pervious Area Runoff = 0.58 cfs @ 8.00 hrs, Volume= 9,300 cf, Depth= 1.88" Runoff by SBUH method, Weighted-CN, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs • Type IA 24-hr 25 yr Rainfall=3.90" Area (sf) CN Description • 59,276 79 <50% Grass cover, Poor, HSG B 59,276 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 7S: Developed Site Pervious Area Hydrograph st , r r i i r r - r 1 : r 1 i 0.65. 058 cfs � 0 Runoff ' 0.6 = ___I L L__ L _Td_ 4 0.55 t r r25jYrRainfall:.3-90"-- 0.5== I Rujrroff Area59 276-sf- 0.45 i Runbff-Voidmer9-300 cf -i - Runoff,Depth=1-.88"-- 0.35 , 0 -- r r r , To=7-:f- to-- O - i--- i ' IT 0.25j" -- 0.2.-•:-' T--- r 1 r r 1 r 1 7 -I - I 0.15-4 0.1 _1- L___ ___L L 1 L L J 1 J 0.051/ I I 1 I I I I I I 0 = 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 24 Summary for Pond 4: Detention System Inflow Area = 315,366 sf, 81.20% Impervious, Inflow Depth = 3.33" for 25 yr event Inflow = 5.94 cfs @ 7.89 hrs, Volume= 87,521 cf Outflow = 5.80 cfs @ 7.99 hrs, Volume= 87,433 cf, Atten= 2%, Lag= 5.9 min Primary = 5.80 cfs @ 7.99 hrs, Volume= 87,433 cf Routing by Stor-Ind method, Time Span= 0.00-80.00 hrs, dt= 0.01 hrs/2 Peak Elev= 185.49' @ 7.99 hrs Surf.Area= 1,355 sf Storage= 1,274 cf Plug-Flow detention time=4.8 min calculated for 87,433 cf(100% of inflow) Center-of-Mass det. time= 3.9 min (679.8 - 675.9) Volume Invert Avail.Storage Storage Description #1A 182.35' 1,423 cf 6.25'W x 59.40'L x 4.00'H Field A Z=2.0 3,927 cf Overall - 370 cf Embedded = 3,557 cf x 40.0% Voids #2A 182.85' 370 cf ADS_StormTech SC-740 x 8 Inside#1 Effective Size=44.6"W x 30.0"H => 6.45 sf x 7.12'L =45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44'x 6.45 sf x 1 rows 1,793 cf Total Available Storage Storage Group A created with Chamber Wizard Device Routing Invert Outlet Devices #1 Primary 182.85' 15.0" Round Culvert L= 10.0' CPP, square edge headwall, Ke= 0.500 Inlet/Outlet Invert= 182.85'/ 182.75' S= 0.0100 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf #2 Device 1 180.85' 10.5"Vert. Orifice/Grate C= 0.600 #3 Device 1 184.32' 6.2" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Primary OutFlow Max=5.80 cfs @ 7.99 hrs HW=185.49' (Free Discharge) t1=Culvert (Passes 5.80 cfs of 8.40 cfs potential flow) '2=Orifice/Grate (Orifice Controls 4.71 cfs @ 7.83 fps) 3=Orifice/Grate (Orifice Controls 1.09 cfs @ 5.22 fps) 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 25 Pond 4: Detention System • Chamber Wizard Field A Chamber Model =ADS_StormTech SC-740(ADS StormTech®SC-740 without end caps) Effective Size=44.6"W x 30.0"H => 6.45 sf x 7.12'L = 45.9 cf Overall Size= 51.0"W x 30.0"H x 7.56'L with 0.44' Overlap Row Length Adjustment= +0.44' x 6.45 sf x 1 rows 8 Chambers/Row x 7.12' Long +0.44' Row Adjustment = 57.40' Row Length +12.0" End Stone x 2 = 59.40' Base Length 1 Rows x 51.0" Wide + 12.0" Side Stone x 2 = 6.25' Base Width 6.0" Base + 30.0" Chamber Height + 12.0" Cover=4.00' Field Height • 2.0 '/' Side-Z x Height = 96.0" Flare/Side Base Length + Flare x 2 = 75.40' Top Length Base Width + Flare x 2 = 22.25' Top Width 8 Chambers x 45.9 cf +0.44' Row Adjustment x 6.45 sf x 1 Rows = 370.4 cf Chamber Storage 3,927.1 cf Field - 370.4 cf Chambers = 3,556.8 cf Stone x 40.0% Voids = 1,422.7 cf Stone Storage Chamber Storage + Stone Storage = 1,793.1 cf= 0.041 of Overall Storage Efficiency =45.7% Overall System Size = 59.40' x 6.25' x 4.00' 8 Chambers 145.4 cy Field 131.7 cy Stone 9 2017-8-28 Development Sites Type IA 24-hr 25 yr Rainfall=3.90" Prepared by Microsoft Printed 9/2/2017 HydroCAD® 10.00-19 s/n 02239 ©2016 HydroCAD Software Solutions LLC Page 26 Pond 4: Detention System Hydrograph A 1 I 1 I 1 1 I c o, r•f'ci 1 Inflow : 6 5.$C3 cfs ----i---' ---�---r--�---t 1 �---k � Primary Inflow Area=315,366 pf i 1 L Peak le �1 9' Storage1, 74 cf 1 • I I I I k I I I 1 ! - �� 3 I I 0 I I I LL - I 1 1 1 2- 1L 1" � I 1 I I 1 0 ' , 0 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • 24-HOUR RAINFALL DEPTHS CE TOTAL \ TEVAL D ECIPITATIO \ ( YEAS) DEPTH ( I \ CHES) 2 2. 5 5 3. 10 10 3. 45 25 3. 90 50 4. 20 100 L. 50 24- HOURS RAINFALL DEPTHS CIeanWatSServices DRAWING NO. 1280 REVISED 12-06 to coin N W O O O O O MI N r-M - CO Iy CK Ct Ct IC N c co o a Cl. N o v m vo 0 0 0 In if ai o°, .4o o' 3 rn. c l-fn F d M OW (.0r N- ) fl c0 M 0) CO N N N I- 00 If) CO CO V W CO O co vi: V' M M •- • W6 N6 r O O O '�- U b .d. N U) 00 N CO N r CO CO 0) Co CO L I 0 7 V (h co CO N- N- O co N 0) IU 0) v- CO N (Ni N .- C'') O N O s_ O > • F- tl co (O M CO CO CO O O r co CO u_ I) 4 (0 CO CC) CO 0) (0 CO CO r CO r CO co 4 u CO co C0 N 0) N 0) to CO C0 co N M ,� O O O O O O O O O O O O s- 4 IL• U Ill Z O O o 0 o O O o o O o 0 0 M Q G CO co co h O I` LO N CO CO Cf) co M z U O O r N CO N r N W V V O N O O O O C7 C7 C7 O O O O O +-- 6 N W O O O O O O O O O O O O O W d O O O O M O M O_ V O N O N ZQ O O O O O O O O O O O O O (0 O O O O O O O O O O O O O w w (L M c CO CO (0 co CO C) Cfl (O CO CO Cfl O CO cE co e l d co CC Mo O z . , Ill CV (C 0 CO O O O co O co O O O N O u) M > G �. J W CO (O r CO N CO N C'1 co J ai 1 R II V o S i II C > IIJ 7 _ ;p = 0 F L'S (0 0) co V' co I� W CD O N 0) CO' O 4 6 0 co 0) co O 00 (O CO N CO C4 c U ',CC Z }U. 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N O Vi' t3 as co CO i O O N r if N 02 (0 0 t3'7 2)2 ti fn F d F- o V r CO L- (M0 (NV (NO co o o ri 0 U) o 0 O 5 , t to v N r to v O - 7 Cn M M M r r N N Cl 6 O r N r M M co 4 O• F N OO CO OO 0 CO CO CO N 0 co CO O (0 O O CO N O 4 st CO (O U) (0 (f) 0 W (0 N 1 EL I O V O .4O O .-- .4 (0 7 0 W Z C7 a 000000000 ryl T w ON) d' o vs V r L- M r co 0 VO) O CM 6 M O O O (7 N 8 sll O O O O O O O O O et 0_ to (C) O_ (f) O_ 0_ O (O O 7W 0 O O O O J O O O O O O O O z 07 O O O O O O O O O W LU Nr � �) � � 0 (0 <0 4, O. U) CO O c] s O o W 1- o N 6 E. 6 U CO N M t0 O- N M M N CO M ›- N C•1 J N 0- q II O - • 'O C ' ill ' a = O u ' c O L •"' O O VM O CO M NZ '� V O r O i` CO 0 CO I • • W0 O Q (O N' M O M O O O V 4) I O (I N 01N S0 0 CmM O1 o ✓ o w •g I C C C ; • w iz Ui t O N NY O) O) O) CO N Q o 0 4 O v N (o N 0) (o o) I • 7 ? as co O co N (O N ? 6 [[U O M O M O O O M N w I L NY CD 'n co R (O co (CO CO m CO (0 V 0) 4 O Nd' O (0 CO 1`... N 1 a) `4O N O C- CO O OO C - M O M O O O Ni (n C 6 w Ir � Z 4 O O O O O O C) in O O O O O O O O O O O O 2 m e co ON) (0 co O O .Od. V O Ill 7 L7 V (o R R N U) (J) Z 4 N 0 m N O Z U o -a 0 Q 10 a J N # m W CO O) O N M 7 N CO Z Os ,gyp (L CO CO N d' V d' •V' 'V' V' ifE u)• m s O� .O p aa, I— (na` 2m Z I 0 aid w a — -' i o I i Appendix 2 Operation and Maintenance P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\Appendix.doc Stormwater Facility Maintenance and Operation Plan Jaguar Land Rover September 2017 Project Owner: Jaguar Land Rover of Portland Facility Address: 10205 SW Washington Square Road Tigard, Oregon Jurisdiction: City of Tigard Case Files: ' Civil Engineer: TM Rippey Consulting Engineers Karl Koroch, PE 7650 SW Beveland Street Suite 100 Tigard, Oregon 97223 , Responsibility: The storm drainage facilities will be maintained by the owner's maintenance staff. . Description: This site is approximately 7.24 acres of building and paving. Storm runoff is directed to underground chambers to provide detention for runoff flow control. Outflow is limited by a control manhole. Runoff treatment is provided by a treatment vault containing a series of cartridges. The site facilities discharge to a public conveyance system located south of the site in the ODOT right of way of highway 217. Inspection and Maintenance Schedule: The system shall be inspected and maintained monthly and within 48 hours after each major storm event. For this 0 & M plan, a major storm event is defined as greater than 0.5 inches of rainfall in 24 hours. All components of storm system must be maintained frequently or they will cease to function effectively. The owner shall keep a log, recording inspection dates, observations, and maintenance activities. Receipts shall be saved when maintenance is performed and there is a record of expense. Jaguar Land Rover Stormwater Facility Maintenance and Operation Manual Inspection and Maintenance Schedule: The following items shall be inspected and maintained as stated: Detention System: ® Check condition of detention piping biannually. Contact ADS StormTech Stormwater Management, Inc. for inspection and maintenance of detention chambers. ® Sediment shall be removed from detention pipes biannually. ® Quarterly inspection for clogging shall be performed. Flow Control Structure and Piping: • Check condition of control structure and internal components annually. ® Sediment shall be removed from around overflow riser and from pipes biannually. ® Quarterly inspection for clogging shall be performed. Contech Treatment System: ® Check condition of structure, internal components, and piping biannually. Contact Contech, Inc. for inspection and maintenance of treatment cartridges. ® Sediment shall be removed from inlet sump biannually. ® Quarterly inspection for clogging shall be performed. Source Control: Source control measures prevent pollutants form mixing with stormwater. Typical non- structural control measures include raking and removing leaves and limited and controlled application of pesticides, herbicides, and fertilizers. Spill Prevention: Spill prevention measures shall be exercised when handling substances that can contaminate stormwater. Virtually all sites present dangers from spills. If hazardous substances are spilled within the vicinity of the stormwater facilities, identify the spill and provide appropriate cleanup and notify appropriate authorities. Insects and Rodents: ® Insects and rodents shall not be harbored in any part of the storm system. ® Pest control measures shall be taken when insects or rodents are found to be present. Standing water and food sources shall be prevented. ® If sprays are considered, a mosquito larvicide such as Bacillus thurendensis or Altoside formulations can be applied only if absolutely necessary and shall not be used where it will enter the groundwater or come into contact with any standing water. Sprays shall be applied only by licensed individuals or contractors. ® Holes in the ground located in and around the storm system shall be filled. 2 P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\September 2017 0 and M.doc Jaguar Land Rover Stormwater Facility Maintenance and Operation Manual Outfalls draining into vegetated swales shall be inspected and cleaned regularly to ensure no rodent activity, which can clog or decrease the efficiency of the storm system. Access: Access shall be maintained for all facilities so operation and maintenance can be performed as regularly scheduled. 3 P:\2017 Projects\17260 MDG Land Rover Washington Square\Storm\Drainage Analysis\September 2017 0 and M.doc riA01/444 11rell s.�rrr.� i ■ me CONST UCTION PRODUCTS INC. StormFilter Inspection and Maintenance Procedures Ti.t . __, ----- --, ,_,-,-_,,= ____=_ :__ _. _. -_ __-_ .---f .7---.---- -.-- - t . . i : : le . i - . - \ - 1 *r4 t il i .) �rf' 1 , 6t The StormWater N4anasJeme Stornohlter colArtlireCH . CONSTTR0CI. `R~CTS INC. StormFilter Inspection and Maintenance Procedures C14 • • a. r . OD ,.„,. .. . . __._ _ ,_ - . , , . .., ;t ` r 1.9 , -. r, f •! ;' 4"^r,O`t-to. , �. c. i r ti. , 40 • The Storinwater Management StormFitter Maintenance Guidelines In addition to these two activities, it is important to check The primary purpose of the Stormwater Management the condition of the StormFilter unit after major storms for StormFilter®is to filter out and prevent pollutants from entering potential damage caused by high flows and for high sediment our waterways. Like any effective filtration system, periodically accumulation that may be caused by localized erosion in the these pollutants must be removed to restore the StormFilter to its drainage area. It may be necessary to adjust the inspection/ full efficiency and effectiveness. maintenance schedule depending on the actual operating conditions encountered by the system. In general, inspection Maintenance requirements and frequency are dependent on the activities can be conducted at any time, and maintenance should pollutant load characteristics of each site. Maintenance activities occur, if warranted, in late summer to early fall when flows into , may be required in the event of a chemical spill or due to the system are not likely to be present. excessive sediment loading from site erosion or extreme storms. It is a good practice to inspect the system after major storm events. Maintenance Frequency The primary factor controlling timing of maintenance of the Maintenance Procedures StormFilter is sediment loading. Although there are likely many effective maintenance A properly functioning system will remove solids from water by options, we believe the following procedure is efficient and trapping particulates in the porous structure of the filter media can be implemented using common equipment and existing inside the cartridges.The flow through the system will naturally maintenance protocols. A two step procedure is recommended decrease as more and more particulates are trapped. Eventually as follows: the flow through the cartridges will be low enough to require 1. Inspection replacement. It may be possible to extend the usable span of the Inspection of the vault interior to determine the need for cartridges by removing sediment from upstream trapping devices maintenance. on a routine as-needed basis in order to prevent material from being re-suspended and discharged to the StormFilter treatment 2. Maintenance system. Cartridge replacement Sediment removal Site conditions greatly influence maintenance requirements. • StormFilter units located in areas with erosion or active • Inspection and Maintenance Timing construction may need to be inspected and maintained more At least one scheduled inspection should take place per year with often than those with fully stabilized surface conditions. . maintenance following as warranted. The maintenance frequency may be adjusted as additional First,an inspection should be done before the winter season. monitoring information becomes available during the inspection During the inspection the need for maintenance should be program.Areas that develop known problems should be determined and, if disposal during maintenance will be required, inspected more frequently than areas that demonstrate no samples of the accumulated sediments and media should be problems, particularly after major storms. Ultimately, inspection obtained. and maintenance activities should be scheduled based on the historic records and characteristics of an individual StormFilter Second, if warranted,a maintenance(replacement of the filter system or site. It is recommended that the site owner develop cartridges and removal of accumulated sediments)should be a database to properly manage StormFilter inspection and performed during periods of dry weather. maintenance programs. ,, Prior to the development of the maintenance database,the following maintenance frequencies should be followed: Inspectio • n " One time per year • After major storms .„ )'4 ' I; Maintenance 7;44; '0:4,•'.:- ft3•:,. yr* ' As needed, based on results of inspection(The average ..-z / • maintenance lifecycle is approximately 1-3 years) x-. ? L Per Regulatory requirement . 4., f "G,�-- In the event of a chemical spill ^, x{ _ Frequencies should be updated as required.The recommended i w ��- _ initial frequency for inspection is one time per year.StormFilter = c .y ,t,-,-. M -.. '_,. ;I� units should be inspected after major storms. 1 Sediment removal and cartridge replacement on an as needed 7.Remove safety equipment. basis is recommended unless site conditions warrant. 8.If appropriate, make notes about the local drainage area Once an understanding of site characteristics has been relative to ongoing construction, erosion problems,or high established, maintenance may not be needed for one to three loading of other materials to the system. years, but inspection is warranted and recommended annually. 9.Discuss conditions that suggest maintenance and make decision as to weather or not maintenance is needed. Inspection Procedures Maintenance Decision Tree The primary goal of an inspection is to assess the condition of The need for maintenance is typically based on results of the the cartridges relative to the level of visual sediment loading as inspection. The following Maintenance Decision Tree should be used as it relates to decreased treatment capacity. It may be desirable to a general guide. (Other factors,such as Regulatory Requirements,may conduct this inspection during a storm to observe the relative need to be considered) flow through the filter cartridges. If the submerged cartridges - _ _ 4_, -m Y are severelyplugged,then typically large amounts of sediments '. ' r` P 9g YP Y g ' ;� . � i , will be present and very little flow will be discharged from the ..41' , ' -. drainage pipes. If this is the case,then maintenance is warranted s and the cartridges need to be replaced. rl. Warning: In the case of a spill,the worker should abort - inspection activities until the proper guidance is obtained. Notify the local hazard control agency and CONTECH .4i Construction Products immediately. , , To conduct an inspection: .f, Important Inspection should be performed by a person who - k is familiar with the operation and configuration of the - P 0 StormFilter treatment unit. - , r 1.If applicable,set up safety equipment to protect and notify t surrounding vehicle and pedestrian traffic. `- ' �� 2.Visually inspect the external condition of the unit and take 1.Sediment loading on the vault floor. notes concerning defects/problems. a. If>4"of accumulated sediment, maintenance is required. 1Y' j ,, ';� " _ �; ��,,,; , ""r. s r; 2.Sediment loading on top of the cartridge. . o ;•. -,,r �y'� +�'�' a. If>1/4"of accumulation, maintenance is required. a L ='-, -- - 3.Submerged cartridges. ,g • • ' a. If>4"of static water in the cartridge bay for more r' •r , ham, ti that 24 hours after end of rain event, maintenance is i;,� r � F f , �, -1 required. 4.Plugged media. a. If pore space between media granules is absent, ' maintenance is required. • ci — ., 5.Bypass condition. .i;,; a. If inspection is conducted during an average rain fall Y= event and StormFilter remains in bypass condition (water over the internal outlet baffle wall or submerged I '.',ft. 47, b ...,- cartridges), maintenance is required. 3.Open the access portals to the vault and allow the system vent. 6.Hazardous material release. 4.Without entering the vault,visually inspect the inside of the a. If hazardous material release(automotive fluids or other) unit,and note accumulations of liquids and solids. is reported, maintenance is required. 5.Be sure to record the level of sediment build-up on the floor of 7.Pronounced scum line. the vault, in the forebay,and on top of the cartridges. If flow a. If pronounced scum line(say>_ 1/4"thick)is present is occurring, note the flow of water per drainage pipe. Record above top cap, maintenance is required. all observations. Digital pictures are valuable for historical documentation. 8.Calendar Lifecycle. 6.Close and fasten the access portals. a. If system has not been maintained for 3 years maintenance is required. Assumptions , 1 ',.p • No rainfall for 24 hours or more • No upstream detention(at least not draining into StormFilter) 4,+' 't i.4,,. • Structure is online iA ' ,• r`:.= ^. —J-- '' • Outlet pipe is clear of obstruction ff --'_ • - ' ,,.. • Construction bypass is plugged { N ' IV f` 1 r Maintenance ;x 1, r \1 , Depending on the configuration of the particular system, r tiI maintenance personnel will be required to enter the vault to i- —,rigadE C' „'�; 's '.1: perform the maintenance. Important: If vault entry is required, OSHA rules for confined ;' space entry must be followed. _ � '� 1 r Filter cartridge replacement should occur during dry weather. ,r;.r' . � I. A)`' It may be necessary to plug the filter inlet pipe if base flows is r--' ,74, 4` "` S ,_ > fi'''r occurring. I, '= r4:: . Replacement cartridges can be delivered to the site or customers f' facility. Information concerning how to obtain the replacement \-11‘1,.. . -1-i TA 1 ' cartridges is available from CONTECH Construction Products. VI ttCrirt ' ti t +' �', Warning: In the case of a spill,the maintenance personnel `~ • .. `' ~ r should abort maintenance activities until the proper guidance is obtained. Notify the local hazard control - • agency and CONTECH Construction Products immediately. r , fo conduct cartridge replacement and sediment removal maintenance: Important:Note that cartridges containing leaf media (CSF)do • 1.If applicable,set up safety equipment to protect maintenance not require unscrewing from their connectors.Take care personnel and pedestrians from site hazards. not to damage the manifold connectors.This connector 2.Visually inspect the external condition of the unit and take should remain installed in the manifold and could be notes concerning defects/problems. capped during the maintenance activity to prevent sediments from entering the underdrain manifold. 3.Open the doors(access portals)to the vault and allow the system to vent. B. Remove the used cartridges(up to 250 lbs.each)from the 4.Without entering the vault, give the inside of the unit, vault. including components,a general condition inspection. Important:Care must be used to avoid damaging the 5.Make notes about the external and internal condition of cartridges during removal and installation.The cost of the vault.Give particular attention to recording the level of repairing components damaged during maintenance sediment build-up on the floor of the vault, in the forebay, will be the responsibility of the owner unless CONTECH and on top of the internal components. Construction Products performs the maintenance activities 6.Using appropriate equipment offload the replacement and damage is not related to discharges to the system. cartridges(up to 150 lbs. each)and set aside. C. Set the used cartridge aside or load onto the hauling 7.Remove used cartridges from the vault using one of the truck. following methods: D. Continue steps a through c until all cartridges have been Method 1: removed. A. This activity will require that maintenance personnel enter the vault to remove the cartridges from the under drain Method 2: manifold and place them under the vault opening for A. Enter the vault using appropriate confined space lifting(removal). Unscrew(counterclockwise rotations) protocols. each filter cartridge from the underdrain connector. B. Unscrew the cartridge cap. Roll the loose cartridge,on edge,to a convenient spot 1 beneath the vault access. C. Remove the cartridge hood screws(3)hood and float. Using appropriate hoisting equipment, attach a cable D. At location under structure access,tip the cartridge on its ' from the boom,crane, or tripod to the loose cartridge. side. Contact CONTECH Construction Products for suggested attachment devices. A Important: Note that cartridges containing media other than the leaf media require unscrewing from their threaded connectors.Take care not to damage the manifold connectors.This connector should remain installed in the manifold and capped if necessary. D. Empty the cartridge onto the vault floor. Reassemble the empty cartridge. E. Set the empty, used cartridge aside or load onto the 'tr /,-., �, hauling truck. = L/ { F. Continue steps a through e until all cartridges have been � -- __ removed. - - I I . T , , , .___ ,___ ,, ........ . ._ , , .,. _ ___., , _ 1 4 X1- 4 j: 4 , 13 r' �$ _ i ,A ,.': { k , I It 1.:11.:W 1 ,_ r' • if •;" 1, - i I' - 'i jt f I alb" �t,ms's 8. Remove accumulated sediment from the floor of the vault and from the forebay.This can most effectively be Oppo , . accomplished by use of a vacuum truck. - 9. Once the sediments are removed,assess the condition of the = vault and the condition of the connectors.The connectors , are short sections of 2-inch schedule 40 PVC,or threaded schedule 80 PVC that should protrude about 1"above the -- - e floor of the vault. Lightly wash down the vault interior. : , a. Replace any damaged connectors. - ' •F* ,, 10. Using the vacuum truck boom,crane,or tripod,lower and . ,/;:ji° install the new cartridges. Once again,take care not to damage connections. 11.Close and fasten the door. 12. Remove safety equipment. 13. Finally,dispose of the accumulated materials in accordance with applicable regulations. Make arrangements to return the used empty cartridges to CONTECH Construction Products. C Related Maintenance Activities - Material Disposal Performed on an as-needed basis The accumulated sediment found in stormwater treatment StormFilter units are often just one of many structures in a more and conveyance systems must be handled and disposed of in comprehensive stormwater drainage and treatment system. accordance with regulatory protocols. It is possible for sediments to contain measurable concentrations of heavy metals and In order for maintenance of the StormFilter to be successful, it organic chemicals(such as pesticides and petroleum products). is imperative that all other components be properly maintained. Areas with the greatest potential for high pollutant loading The maintenance/repair of upstream facilities should be carried include industrial areas and heavily traveled roads. out prior to StormFilter maintenance activities. Sediments and water must be disposed of in accordance with In addition to considering upstream facilities, it is also important all applicable waste disposal regulations.When scheduling to correct any problems identified in the drainage area. Drainage maintenance,consideration must be made for the disposal of area concerns may include:erosion problems, heavy oil loading, solid and liquid wastes.This typically requires coordination with and discharges of inappropriate materials. a local landfill for solid waste disposal. For liquid waste disposal a number of options are available including a municipal vacuum truck decant facility, local waste water treatment plant or on-site treatment and discharge. RECYCLED NBT PAPER CCNM UCUON PR . 800.338.1122 www.contech-cpi.com Support • Drawings and specifications are available at contechstormwater.com. • Site-specific design support is available from our engineers. ©2009 CONTECH Construction Products Inc. CONTECH Construction Products Inc. provides site solutions for the civil engineering industry. CONTECH's portfolio includes • bridges, drainage,sanitary sewer, stormwater and earth stabilization products. For information on other CONTECH division ' offerings,visit contech-cpi.com or call 800.338,1122 Nothing in this catalog should be construed as an expressed warranty or an implied warranty of merchantability or fitness for • any particular purpose. See the CONTECH standard quotation or acknowledgement for applicable warranties and other terms • and conditions of sale. The product(s)described may be protected by one or more of the following US patents: 5,322,629;5,624,576;5,707,527;5,759,415;5,788,848;5,985,157;6,027,639;6,350,374;6,406,218; 6,641,720;6,511,595;6,649,048;6,991,114;6,998,038;7,186,058;related foreign patents or other patents pending. inspection Report Date: Personnel: Location: System Size: System Type: Vault Cast-In-Place I I Linear Catch Basin Manhole I I Other Date: Sediment Thickness in Forebay: Sediment Depth on Vault Floor: Structural Damage: Estimated Flow from Drainage Pipes(if available): Cartridges Submerged: Yes No Depth of Standing Water: StormFilter Maintenance Activities(check off if done and give description) Trash and Debris Removal: Minor Structural Repairs: Drainage Area Report Excessive Oil Loading: Yes —1 No I Source: Sediment Accumulation on Pavement: Yes n No n Source: Erosion of Landscaped Areas: Yes No U Source: Items Needing Further Work: Owners should contact the local public works department and inquire about how the department disposes of their street waste residuals. Other Comments: � a 1 Review the condition reports from the previous inspection visits. StormFilter Maintenance Report Date: Personnel: Location: System Size: System Type: Vault Cast-In-Place U Linear Catch Basin Manhole Other List Safety Procedures and Equipment Used: System Observations Months in Service: Oil in Forebay: Yes I No Sediment Depth in Forebay: Sediment Depth on Vault Floor: Structural Damage: Drainage Area Report Excessive Oil Loading: Yes _ No I I Source: Sediment Accumulation on Pavement: Yes No Source: Erosion of Landscaped Areas: Yes U No I ( Source: StormFilter Cartridge Replacement Maintenance Activities Remove Trash and Debris: Yes No Details: Replace Cartridges: Yes No Details: Sediment Removed: Yes No Details: Quantity of Sediment Removed (estimate?): Minor Structural Repairs: Yes No Details: Residuals(debris,sediment) Disposal Methods: Notes: / KI TT E LS O N 610 SW ALDER STREET,SUITE 700 \ & ASSOCIATES POD97 503.228.52330 F 5503.273.8169 September 7, 2017 Project#: 21036 Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Washington Square Jaguar/Land Rover Revised Traffic Assessment—Tigard, Oregon Dear Kim, This letter provides an updated transportation assessment for the previously accepted Jaguar/Land Rover Car Sales and Service development located on the Fringe Property within Washington Square Mall in Tigard, Oregon. The previously approved documentation (dated February 13, 2017) is included as Attachment "A"to this report. The revised analysis documents an increase in the proposed square footage and concludes that sufficient trips continue to be vested to the Fringe Property to accommodate the proposed revision in square footage. As a result, no additional trip vesting or traffic analysis is required and the conclusions of the February 2017 letter remain valid. Details of the analysis are provided herein. BACKGROUND An analysis was prepared in February 2017 that documented the Washington Square Mall historical trip bank and an assessment of the site's estimate trip generation against that trip bank. The assessment resulted in sufficient trips vested to the Fringe Property to accommodate the proposed development. As a result, no additional trip vesting or traffic analysis was found to be required by City of Tigard engineering staff. The February 2017 letter was reviewed by City of Tigard staff and the City's on-call transportation engineer, DKS Associates.The conclusions were accepted and no further traffic analysis was required. PROPOSED REVISION The February 2017 assessment considered a development size of 55,550 square feet. The site plan has since been revised, resulting in an increase in gross leasable automobile sales area to approximately 64,000 square feet. FILENAME:H:121121036- WASHINGTON SQUARE LAND ROVER I REPORTIFINAL 121036L TR REVISED SF SEPT 2017.DOCX Washington Square Mall Jaguar/Land Rover—Revised Traffic Assessment Project#:21036 September 7,2017 Page:2 Existing Vested Trips Table 1 summarizes the total number of remaining entitled net new trip ends available for the Fringe site. Table 1 Total Available Entitled Net Trips—Washington Square Mall Fringe Net Weekday PM Peak Hour Trips Washington Square Mall Net Daily Trips Total In Out Fringe Subarea Entitled Trips 1,730 150 90 60 As shown in Table 1, the approved "trip bank" includes a total of 1,730 remaining vested net new daily trips and 150 net new weekday PM peak hour trips that can be used to facilitate future development and/or redevelopment of the Fringe property. Revised Development Trip Generation The weekday PM peak hour vehicle trip end projections were generated using Trip Generation, 9th Edition (Reference 1), published by the Institute of Transportation Engineers (ITE). Table 2 summarizes the estimated weekday PM peak hour trips generated by the development. Consistent with prior methodology, the daily trips have been rounded to the nearest 10 trips and the PM peak hour trips have been rounded to the nearest five trips. Table 2 Estimated New Car Sales Site-Generated Trips Weekday AM Peak Hour Weekday PM Peak Hour ITE Land Land Use Use Code (sq.ft.) Trips Total In Out Total In Out New Car Sales 2,070 125 95 30 170 70 100 841 64,000 Less Pass-by(20%) (420) (25) (20) (5) (35) (15) (20) Net New Trips 1,650 100 75 25 135 55 80 As shown in Table 2, per ITE trip generation data, the development is estimated to generate approximately 1,650 net new weekday daily trips, with 100 projected to occur during the AM peak hour and 135 during the PM peak hour. Trip Debiting Process Table 3 shows the trip generation impact of the proposed development against the available number of vested trips during the weekday daily and PM peak hour for the Fringe property. Kittelson&Associates,Inc. Portland,Oregon Washington Square Mall Jaguar/Land Rover—Revised Traffic Assessment Project#:21036 September 7,2017 Page:3 Table 3 Trip Debit Calculation—Jaguar/Land Rover Development Washington Square Mall Net Daily Trips Net Weekday PM Peak Hour Trips Fringe Subarea Entitled Trips(From Table 1) 1,730 150 Less Jaguar/Land Rover Development(from Table 2) 1,650 (135) Total Remaining Fringe Subarea Entitled Trips 80 15 As shown in Table 3, after subtracting the proposed development trips from the available number of vested trips in the Fringe, 80 daily and 15 weekday PM peak hour net new trips remain vested for future development/redevelopment of the Fringe property. CONCLUSION The number of vested trips is not exceeded by the proposed development, and thus no further traffic analysis is warranted, consistent with the conclusions of the accepted analysis in the February 13, 2017 letter and consistent with the conditions of approval of Case File No. MMD2009-00033 and Section 18.810.030(AC) of the Tigard Community Development Code. We trust this memorandum adequately documents the trip debiting requirements laid forth in the Minor Modification (Case File No. MMD2009-00033) decision and addresses Sections 18.810.030(AC) and 18.705.030(H) of the Tigard Community Development Code. If you have any questions, please call us at (503) 228-5230. Sincerely, KITTELSON &ASSOCIATES, INC. Diego Argues, PE Marc Butorac, PE, PTOE Senior Engineer Senior Principal Engineer REFERENCES 1. Institute of Transportation Engineers. 9th Edition, Trip Generation Manual. 2012. ATTACHMENTS A. February 2017 Traffic Assessment Letter Kittelson&Associates,Inc. Portland,Oregon Attachment A February 2017 Traffic Assessment Letter I(< _K I TT E LS O N 610 SW ALDER STREET,SUITE 700 ASSOCIATES POD97 503.228.52330 F 5503.273.8169 February 13, 2017 Project#: 21036 Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Washington Square Jaguar/Land Rover Trip Debiting Letter—Tigard, Oregon Dear Kim, This letter provides the required transportation assessment documentation regarding the proposed Jaguar/Land Rover Car Sales and Service development to be located on the Fringe Property within Washington Square Mall in Tigard, Oregon. The site would be constructed on the vacant portion of the Fringe, bounded by SW Washington Square Road to the north, OR 217 to the south, and SW Greenberg Road to the east. The existing restaurant and bank will remain, and access to the site will continue to be provided from the existing driveway along SW Washington Square Road. Figure 1 illustrates the site vicinity and development location within the footprint of the Washington Square Mall. As documented in additional detail in this letter, Washington Square Mall has a historical trip bank with sufficient trips vested to the Fringe Property to accommodate the proposed development. As a result, no additional trip vesting or traffic analysis is anticipated to be required. Background Prior to 2010, the City of Tigard approved a Minor Modification (Case File No. MMD2009-00033) to memorialize vested trips and enable future development and/or redevelopment of the overall Mall property, specifically noting that no additional traffic impact analysis would be required for such development provided that the vested trips are not exhausted. As a condition of approval, trip debiting documentation is to be supplied for site development review applications such as this one. The most recent trip debit documentation was prepared in June 2010 for the Washington Square Mall H&M Store. For reference, this memorandum documenting associated remaining trip vesting is provided in Attachment "A" to this letter. Proposed Development Plan Jaguar/Land Rover proposes to develop a 55,550 square-foot car sales and service center in the Fringe property of Washington Square Mall. The development will consist of approximately 31,200 square feet of Parts and Service, 3,400 square feet of Service Reception, 17,300 square feet of dealership floor(with a 2,600 square-foot mezzanine), and a display area of approximately 1,050 square feet. The proposed development, pending approvals and building permits, could be expected to be constructed and occupied later this year. Figure 1 shows the proposed site plan. FILENAME:K::I H PORTLAND I PROJFILEI21036-WASHINGTON SQUARE LAND ROVER I REPORTI FINAL 121036L TR.DOCX Washington Square Mall Jaguar/Land Rover February 2017 t E,' \/ II I '-'80 70 al � L_J , , zoP, '� ,,./118- -04, a 'II 14v V O n , v a I -7-77 �• \/ \/ _\ is .e, \ ' a 0 0 • • .. - I ,, 4. 68 10, I" 0 I c 4. 1 ja El , I 7P \ ,',' ' " =------ cam 3o )- ;--L I I ' DOSTINO 3¢9 ��/ ylOE3fA gg11f 0 41. o II ti i Ilik p d td's` 1 It ° 58 80 iii.q. E F� �`� ,'1 3q.5 lT wri Parts& [�\ 41/, / Services �`�' �.� E ' it •200 s f. �G /7, I 1 • 'Q ; • 0 0 gyp' \ SeMce 6 �-i . O Pec e hon P Dealershi Floor P • \ 3A00 sf. Office Mezzanine Y LL l Office Mezzanine ':--)5' ddd / ,. \ \ —— 2.600sf. it \II a. 41;8 i \ •win_ �'glav !. °�/� #J.i II \ n .Y Q .050 s/--- -27 _........ / 114,ii,00 0 1.4:11,1i /' / ff..7 z I \ N I1 3 Figure Proposed Site Plan g Tigard, Oregon 1 = IveKITTELSON m &ASSOCIATES Washington Square Mall Jaguar/Land Rover Project#:21036 February 13,2017 Page:3 Trip Debit Methodology The following sections document the historical trip vesting and debiting on the Washington Square Mall property and the trip generation impact of the Jaguar/Land Rover proposal. Existing Vested Trips Table 1 summarizes the total number of remaining entitled net new trip ends available for the entire Washington Square mall site. Table 1 Total Available Entitled Trips—Washington Square Mall Weekday PM Peak Hour Trips Washington Square Mall Total In Out Mall Subarea Entitled Trips 65 30 35 .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Less June 2010 H&M Store (25) (10) (15) Fringe Subarea Entitled Trips 150 90 60 Square Too Subarea Entitled Trips 0 0 0 Total Entitled Trips(January 2017) 190 110 80 As shown in Table 1, the approved "trip bank" includes a total of 190 remaining vested weekday PM peak hour trips (110 inbound; 80 outbound) that can be used to facilitate future development and/or redevelopment of the mall property, and 150 weekday PM peak hour trips for the Fringe property. Proposed Development Trip Generation The weekday PM peak hour vehicle trip end projections were generated using Trip Generation, 9th Edition (Reference 1), published by the Institute of Transportation Engineers (ITE). Table 2 summarizes the estimated weekday PM peak hour trips generated by the development. Table 2 Estimated New Car Sales Site-Generated Trips [ Weekday AM Peak Hour Weekday PM Peak Hour ITE Land Units DailyIILL Land Use Use Code (sq.ft.) Trips [ Total In Out Total In a J Out New Car Sales 1,790 105 80 25 145 60 85 841 55,550 Less Pass-by(20%) (360) (20) (15) (5) (30) (10) (20) Net New Trips 1,430 85 65 20 115 50 65 Kittelson&Associates,Inc. Portland,Oregon Washington Square Mall Jaguar/Land Rover Project#:21036 February 13,2017 Page:4 As shown in Table 2, the proposed development is estimated to generate approximately 1,430 weekday daily trips, with 85 projected to occur during the AM peak hour and 115 during the PM peak hour. Trip Debiting Process Table 3 shows the trip generation impact of the proposed development against the available number of vested trips during the weekday PM peak hour. As noted previously, only the Fringe property is being considered for the trip debit calculation. Table 3 Trip Debit Calculation—Jaguar/Land Rover Development Weekday PM Peak Hour Trips Washington Square Mall Total In Ou 1111. Mall Subarea(excludes Fringe Subarea) 111. Mall Subarea Entitled Trips 65 30 35 Less June 2010 H&M Store (25) (10) (15) Total Remaining Mall Subarea Entitled Trips(from June 2010) 40 20 20 Fringe Subarea Fringe Subarea Entitled Trips(From Table 1) 150 90 60 ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Less Jaguar/Land Rover Development(from Table 2) (115) (50) (65) Total Remaining Fringe Subarea Entitled Trips 35 40 (5) Total Remaining Entitled Trips 75 60 15 As shown in Table 3, after subtracting the proposed development trips from the available number of vested trips in the Fringe, 75 net new weekday PM peak hour trips (60 in, 15 out) remain vested for future development/redevelopment of the entire Mall property. Specifically to the Fringe, 35 trips remain vested. The number of vested trips is not exceeded by the proposed development, and thus no further traffic analysis is required, consistent with the conditions of approval of Case File No. MMD2OO9-00033 and Section 18.81O.O3O(AC) of the Tigard Community Development Code.. Access Management No new accesses are proposed in conjunction with the Jaguar/Land Rover site as the development will use the existing driveway along SW Washington Square Road, located within the existing mall. Further, no new trips beyond those already contemplated in previous analyses of site-access points are Kittelson&Associates,Inc. Portland,Oregon Washington Square Mall Jaguar/Land Rover Project#:21036 February 13,2017 Page:5 proposed. As such, no access evaluation to address Section 18.705.030(H) of the Tigard Community Development Code is warranted at this time. Conclusion We trust this memorandum adequately documents the trip debiting requirements laid forth in the Minor Modification (Case File No. MMD2009-00033) decision and addresses Sections 18.810.030(AC) and 18.705.030(H) of the Tigard Community Development Code. If you have any questions, please call us at (503) 228-5230. Sincerely, KITTELSON &ASSOCIATES, INC. Diego Argues, PE Marc Butorac, PE, PTOE Senior Engineer Senior Principal Engineer REFERENCES 1. Institute of Transportation Engineers. 9th Edition, Trip Generation Manual. 2012. ATTACHMENTS A. June 2010 Trip Debiting Memorandum Kittelson&Associates,Inc. Portland,Oregon Attachment A June 2010 Trip Debiting Memorandum TRANSPORTATION ENG I N EER I N G / PLAN N I N G 610 SW Alder Street, Suite 700, Portland,OR 97205 503.228.5230 503.273.8169 MEMORANDUM Date: June 3, 2010PRO Froject#: 11070.0 „AD To: Gary Pagenstecher �`G? �V�G I N F i City of Tigard-Planning 2 , 13125 SW Hall Boulevard , /80404P Tigard,Oregon 97223 • 0 EGOPI From: Chris Tiesler,P.E. ' • 5:4%P � 2a�\�c 6/3.fin Project: Washington Square H&M Store HER B• Subject: Trip Debiting Memorandum [EXPIRES:6/30/g012_ I The purpose of this memorandum is to provide required documentation regarding a proposed H&M store to be located at the Washington Square mall and address Sections 18.810.030(AC) and 18.705.030(H) of the Tigard Community Development Code. The H&M store would be constructed in the site of the former Ruehl space in the older portion of the mall. The proposed store will add a mezzanine/second level and will also use some of the upper level expansion area for storage purposes. Figure 1 shows the site vicinity and the store location within the mall. As documented in this memorandum, there are sufficient trips already vested to the site to accommodate the proposed development and no additional trip vesting or traffic analysis is required. Background The City of Tigard recently approved a Minor Modification (Case File No. MMD2009-00033) to the Washington Square Mall Expansion Site Development Approval (SDR2003-00012) located at 9585 SW Washington Square Road; WCTM 1512600, Tax Lots 300, 301 and 400; 1S126CO3 Tax Lot 1107; 1S126BC, Tax Lot 900; 1S126CB, Tax Lots 100 and 500. The objective of the Minor Modification was to memorialize vested trips and enable future development and/or redevelopment of the overall Mall property, specifically noting that no additional traffic impact analysis would be required for such development provided that the vested trips are not exhausted. As a condition of approval, a trip debiting memorandum is to be supplied for site development review applications such as this one. Proposed Development Plan The Macerich Company proposes to develop an 18,817 square-foot H&M store in the former Ruehl space in the existing Washington Square mall. The store will consist of 9,428 square-feet of ground floor space (existing), 7,034 square-feet of mezzanine space (new), and 2,355 square-feet of storage in the new expansion area of the mall (new), for a total of 9,389 new square-feet. The proposed development is expected to be constructed and occupied later this year. Figure 2 shows the proposed site plan. FILENAME: H:\PROJFILE\11070 - WASHINGTON SQUARE MEZZANINE ADDITION\REPORT\FINAL\11070REP1_FINAL.DOC Washington Square H&M Store June 2010 31" - - L'11.-' -''--4----- Yr, ..lit.....*:...-4,i t,-•i'ffl..y,,' - . .4:,::'.k, - 19) , ... ... ..,. r--.6.--,_-—, i---, ..-)6_,,- 71r, -, . - • (NO SCALE) a. , .:, : , 1 4,—. " Ll.' : ti.; :...;- '"7. . . 1/, ir. 1 cl Q- ,Ii, ,.. --", .... 0„.... " .• ' ,1 (Z" ilir , i TI-.L. .'w .-L ez- 44., oir ir 1 .j .. '' 1 N ......; 4—'1' •T-,p- NE 1 1 .41, ir Tairiollm4- r-r-iii i '''' V ? ' ; ; ,I:r ,WP 4;1')11, ' '' e. -; 3.,.. ,... • . .ir .Al • 4'.; .`,` 0 , 40, _, ,.. g'.' 1 I•., .7", . ,.. ;i.1_1 4, lIF --Z- 41.,-- -it N 5, ,r, 'AN...)"A",4/,-, • ',.-. ."'" ;. t i; .,_, ' '". '...ki "* r /'' a -} s. CO e,7 f.,00.,„Avrt,41+.,1.:... 0..,,i ,; 'ir, .411. 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WASHINGTON SQUARE MALL SITE TIGARD, OREGON -----li ..'- K TRANSPORTATIONKI T TE1—S°NENGINEERING!SSOCASSOCIATES, EP LSA Ni NNI NG Washington Square H&M Store June 2010 . . i 7a / Ta / . (a " 6.-11- COMMON AREA 1' I63- I \ ' .1= / / N •O — — ` — 7 o • - - / FIRST LEVEL I — I al SHOWN BELOW • • •p _ , _ , — EXISTING SQUARE I OPEN TO BELOW I I LEASE FOOTAGE 'l U ri_fri_r1=1:n • LINE ` I I .(% — - — - — . r I I I — _ I — I II + I I 942H S.F. i IIIP NEW SQUARE MEZZANINE - • •, - - - FOOTAGE LEVEL po Os �K1... _ 7034 S.F. _ N b 01 • pj I •(=1 - — — I O -c o E 10' s0 e _ _ _ _ no STRUCTURAL I L" EXISTING ST CTURAL -) ELEMENT- `WALL L X BRACING STAIRS/ELEVATOR L/ w aD 0 1117 ©� 1 ■ a 111-1110.W.1LJ1i1�•n.a N O'''' - I I I _ _ 1a = �' , _ ,l, STORAGE II? W20 EXPANDED . I I; 3 > AREA gAREA EXISTING I"''�"E�'I' 17 I 2355 S.F. MAINTAINENCE o I I LEASE STRUCTURAL OFFICE STAIRSlELEVATOR yid LINE ELEMENi- o = I _ _ _ _ X BRACING o 2 z ■....1171T.17y'a7.T.17.777TT11r 2 sr A -IIY, •I' a 0 x e. s s e . a . al 1-.1- = y "c " 2nd FLOOR & g 1st FLOOR - EXISTING SCALE: 1" = 50' MEZZANINE a FIRST LEVEL = 9428 SF SCALE: 1"= 35' 0 SECOND LEVEL = 2355 SF MEZZANINE = 7034 SF 0 TOTAL = 18,817 SF 13. PROPOSED H&M STORE SITE PLAN FIGURE t. WASHINGTON SQUARE MALL TIGARD, OREGON ' KL &ASSO ,INC. TRANSPORTATIONITTESON ENGINEERINGCIATES/ PLANNING H&M Store Project#: 11070.0 June 3, 2010 Page 4 Previously Entitled Trips The Minor Modification (Case File No. MMD2009-00033) to the Washington Square Mall Expansion Site Development Approval memorialized vested trips for the overall Mall property, specifically noting that no additional traffic impact analysis would be required for such development provided that the vested trips are not exhausted. Table 1 summarizes the total number of entitled net new trip ends available for the entire Washington Square mall site. Table 1 Total Available Entitled Trips - Trip Bank Weekday PM Peak Hour Trips Washington Square Mall Total In Out Mall Subarea Entitled Trips 65 30 35 Fringe Subarea Entitled Trips 150 90 60 Square Too Subarea Entitled Trips 0 0 0 TOTAL ENTITLED TRIPS 215 120 95 As shown in Table 1, the approved "trip bank" includes a total of 215 vested weekday p.m. peak hour trips (120 inbound; 95 outbound) that can be used to facilitate future development and/or redevelopment of the mall property. Consistent with previous land use decisions, a Shopping Center designation is applied to proposed uses within the store. Only 9,389 square-feet of retail space is considered "new" out of the total 18,817 square-feet, because 9,274 square-feet already exists on the ground floor of the mall today (former Ruehl space). Table 2 summarizes the total number of net new trips ends attributable to the store. All estimates have been rounded to the nearest five trip ends. Table 2 Estimated H&M Store Trip Generation Weekday PM Peak Hour Trips ITE Size Land Use Code (square feet) Total In Out Shopping Center 35 15 20 820' 9,389 Pass-by Trips (34%) (10) (5) (5) Net New Trips 25 10 15 'Average rate calculation. As shown in Table 2, the proposed store will generate 25 net new trips (10 in, 15 out) during the weekday p.m. peak hour. Kittelson &Associates, Inc. Portland, Oregon H&M Store Project#: 11070.0 June 3, 2010 Page 5 Trip Debiting Process Table 3 shows the trip generation impact of the proposed development against the available number of vested trips during the weekday p.m. peak hour. Table 3 Trip Debit Calculation - H&M Store Weekday PM Peak Hour Trips Washington Square Mall Total In Out Total Entitled Trips -Trip Bank 215 120 95 (see Table 2) H&M Store 25 10 15 TOTAL REMAINING ENTITLED 190 110 80 TRIPS As shown in Table 3, after subtracting the H&M trips from the available number of vested trips in the "trip bank", 190 net new weekday p.m. peak hour trips (110 in, 80 out) remain in the trip bank for future development/redevelopment of the entire Mall property. Therefore, no further traffic analysis is required and the development complies with Section 18.810.030(AC) of the Tigard Community Development Code. Access Management No new accesses are proposed in conjunction with the H&M store, as the store will be located within the existing mall. Further, no new trips beyond those already contemplated in previous analyses of site-access points are proposed. As such, no access evaluation to address Section 18.705.030(H) of the Tigard Community Development Code is warranted at this time. Conclusion We trust this memorandum adequately documents the trip debiting requirements laid forth in the Minor Modification (Case File No. MMD2009-00033) decision and addresses Sections 18.810.030(AC) and 18.705.030(H) of the Tigard Community Development Code. If you have any questions, please call us at(503)228-5230. Kittelson &Associates, Inc. Portland, Oregon 7 65 0 S .W . B ev ela n d , S u it e 1 20 T ig ar d , O reg o n 9 7 2 2 3 V o ic e: 50 3-24 4 -0 55 2 F ax 50 3-24 4-04 1 7 MEMO To:City of Tigard Date:January 26, 2018 Attention:Planning Department Copy to: Project Name:JLR Washington Square Project Number:116139 City of Tigard Number:SDR-2017-0005 Subject:Supplemental Clarifications. Clarification #1: At this time only 3 accessible spaces are graphically shown on the site plans where there should have been 4 due to the total required parking. The fourth accessible space was intended to be at the front so that there are 2 accessible spaces at each side of the front entry. There is sufficient space at the southern accessible spaces for a van accessible space and we will note one of them as van accessible with the building permit submittal. We will be conforming to the OSSC Chapter 11 Table 1106.1 / ORS Chapter 447 requirement for number of accessible parking spaces on the permit drawings. We will be conforming with OSSC Chapter 11, 1101.2 which requires buildings to be designed and constructed to meet ICC/ANSI 117.1 for accessibility. Clarification #2: The response in the narrative under Section 18.705.30 F.1 was incorrect, as it had not been modified to reflect the change in the walkway location, which was correctly mentioned in Section 18.705.30 F.4. The correct response to Section 18.705.30. F.1 should have been: A walkway is being provided from the proposed entrance to the main building, out to SW Washington Square Road, as required by this section. This can be seen on Sheets A1.1, A1.2 and A1.3. In addition, there is access from the main building to the Pavilion, by walking through the storage yard and then through a man gate near the Pavilion. Signed:Curt Trolan P:\116139 Land Rover-Jaguar Washington Square\wp\memo.Narrative Supplemental Clarification-1.wpd City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT 1. Request for Permit Action TIGARD 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(1)one li REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: • 'LEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ram T Fa CANCEL/VOID PERMIT APPLICATION. �' HERMIT FEES (attach copy of original receipt and provide explanation below). III INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CON 1RACTOR ON PERMIT (do not cancel permit). Permit#: wOf(Zor —odo0 .4-0JUI-00005 Site Address or Parcel #: 1 35 e A 00100 Project Name: Jag✓ar/(AwlRa,t+.r Subdivision Name: fig. #: EXPLANATION: pkUtu f . 1 A361.00 SK7 11-oOOo ADJ.2a1 -Dodos, L Lrt. 4414 l,J ;n4o4rd Ole 31tk;‘I lam 1,(,51-6" 1e.1 udkrIA is 5361.00 . Signature: SarrJtl Got tan ) LANAittk Elf" Date: 2,-4--Ig Print Name: S4r.ot1 Coto Icy. Refund Policy 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 34 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admin: Date By Route to Records: Date 3//Y By 4 -ryrA �-Processed: Date 3////� B �� � Invoice Processed: Date By II Permit Canceled: Date ///oz-- By 'arcel Tag Added: Date By I:\Building\Forms\RegPemutAction_0923i 4.doc CITY OF TIGARD RECEIPT 71 n I 13125 SW Hall Blvd.,Tigard OR 97223 — ' 503.639.4171 TIGARD Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD n.E-6,J Receipt Number: 416111 - 03/14/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID ADJ2018-00005 Reduction in Stacking Lane Length 1 00-0000-431 1 6 $361.00 Total: $361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 03/14/2018 $361.00 Payor: Total Payments: $361.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD 774-,/JFE/'_ Receipt Number: 416110 - 03/14/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2017-00005 $-361.00 Total: $-361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 03/14/2018 $-361.00 Payor: Total Payments: $-361.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT j , 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Project Name: Jaguar/Land Rover Site Address: 10125 SW WASHINGTON SQUARE RD ,0 /6/A44 C.- -Receipt Number: 415861 - 02/28/2018 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2017-00005 Reduction in Stacking Lane Length 100-0000-43116 $361.00 Total: $361.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Credit Card 028719 SCOPELAN 02/28/2018 $361.00 Payor: Gene Mildren Total Payments: $361.00 Balance Due: $0.00 Page 1 of 1