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Hearings Officer Packet - 10/06/1986 - Tigard West Joint Venture EC- 1640 HEARING OFFICER DECISION 9/23/86 Tigard West Joint Venture CU 4-CS and V 20-86 • I CITY OF TIGARD Washington County, Oregon • NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1. Concerning Case Number(s) : CU 4-86 and V 20-86 2. Name of Owner: Tigard West Joint Venture 3. Name of Applicant: Waker Associates, Inc. Address 11080 SW Allen Blvd. City Beay. State OR Zip_ 97005 4. Location of Property: Address West side of Pacific Highway, south of Park St. Legal Description2SI 2CB lots 1800 5. Nature of Application: To establish a 68,550 sq. ft. mini-storage facility and a Variance to allow 6 parking spaces where 69 are required. 6 . Action: Approval as requested XX Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant & owners XXOwners of record within the required distance • XX The affected Neighborhood Planning Organization XX Affected governmental agencies 8 . Final Decision: THE DECISION SHALL BE FINAL ON October 6, 1986 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision, and statement of condition can be obtained from the Planning Department, Tigard City Hall, 13125 SW Hall Blvd. , P.O. Box 23397, Tigard, Oregon 97223. 9. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(A) and Section 18.32.310 which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an app-al is 4:30' P.H. October 6, 1986 10. Questions: If you have any questions, please call the City of Tigard Planning, Department, 6:39--4171. 0257P BEFORE THE HEARINGS OFFICER FOR THE CITY OF TIGAR.D IN THE MATTER OF THE APPLICATION) FOR A CONDITIONAL USE PERMIT TO ) No. ESTABLISH A MINI-STORAGE FACI- ) LITY AND FOR A VARIANCE FROM ) CU 4-86; V 20-86 REQUIRED PARKING SPACES; Waker ) & Associates , applicant. The above-entitled matter came before the Hearings Officer at the regularly scheduled meeting of August 27, 1986, and was continued for additional hearings to September 4 , 1986, and again to September 11, 1986 , all hearings at the Tigard Civic Center Town Hall Room, in Tigard, Oregon; and The applicant requests a conditional use permit to construct a mini-storage facility and to allow 6 parking spaces where 69 are required, property located on the west side of Pacific High- ' way, south of Park Street, more specifically described as Tax Lot 1800 , Map 2S1 2CB, City of Tigard, County of Washington, State of Oregon; and The Hearings Officer conducted public hearings on August 27 , September 4 , and September 11, at which time testimony, evidence and the Planning Department Staff Report were received, specifically, the exhibits considered by the Hearings Officer are as follows : Exhibit 1 : Planning Dept. Staff Report dated August 27 , 1986 . Exhibit 2 : Justification for Variance from Offstreet Parking Standards. Exhibit 3 : Compliance Statement with Community Development Code. Exhibit 4 : Preliminary Site Development Plan dated July, 1986 . Page 1 - CU 4-86 Exhibit 5: Preliminary Planting Plan dated July 24 , 1986 . Exhibit 6 : 8/25/86 letter from Pauline Luty Exhibit 7 : 8/25/86 letter from G.T. Sluman Exhibit 8 : 9/2/86 letter from Dean Beaumont Exhibit 9 : 9/2/86 affidavits from Dean Beaumont and Greg Houge Exhibit 10 : 7/28/83 Plat Map showing storm sewer facilities hand draws Exhbiit 11: ODOT Permit No. 29514 Exhibit 12 : Access plan map Exhibit 13 : Schematic Development Plan 8/10/78 Exhibit 14 : Aerial photo Exhibit 15 : Additional comments and conditions from the Engineering Division regarding access Exhibit 16 : Additional comments, Engineering Division regarding storm drainage Exhibit 17 : Replacement conditions from Engineering Division regarding storm drainage Exhibit 18 : Partial title report Exhibit 19 : Notes from Planning Staff regarding history of Tax Lot 701 An issue was raised at the hearing regarding the previously approved planned unit development for the subject property. Accord- ing to the uncontroverted testimony, a planned unit development was approved for this property in 1978. As part of that development, as more fully set forth on Exhibit 13, Pietro' s Pizza Parlor and the Stan Wiley office building have been built. J.B. Bishop has argued tl.at this planned unit development constitutes a vested right for adjoining property owners to develop consistently with that development plan. After considering the evidence and viewing the Page 2 - CU 4-86 property, the Hearings Officer finds that while some construction has occured as set forth above, this property is not irrevocably committed to the particular development envisioned by the develop- ment plan of 1978. Therefore, the Hearings Officer finds that there is no vested right for adjoining property owners to rely on this development plan in the development of their individual properties. Other issues of access and storm drainage will be addressed below. The issue was also raised whether site and design review approval was required as part of the conditional use process. The Hearings Officer 4inds that to the extent that the ordinance requires there to be adequate public facilities and services to serve the proposed development, those issues are addressed in the findings set forth below. Aside from those findings, the Hearings Officer finds no clear requirement of site and design review as an additional requirement for approval of this conditional use permit. It should be noted that the ordinance contains conflicting language regarding whether site and design review is required in an application such as this one. The Hearings Officer finds that it was the intent of the City to eliminate site and design review from conditional use approvals, and consider conditional use approvals in the larger context of the ordinance by determining the adequacy of public facilities and services in the broader design context. As to the issue of access , the Hearings Officer finds that the State of Oregon controls access on to Pacific Highway. As a condition of approval as set forth below, the State of Oregon Page 3 - CU 4-86 Highway Division will be requiring a traffic report from the applicant to determine the best access for this property. Therefore, the TIe: --ings Officer is not going to require additional traffic information at this time, relying on the expertise of the State of Oregon Highway Division in addressing the traffic concerns for access and egress to this site. However, due to the unusual shape of this piece of property, there are additional lots for which access must be addressed as part of this application. Even if the applicant is not developing the adjacent properties, in an urban context, no property stands alone; each is inter- dependent on the property that surrounds it, either for shared access, shared expenses for improvements, complimentary signage under City sign codes, etc. Tax Lot 701, which is just south of the proposed site, is dependent on access through either Tax Lot 700 which is currently developed , or the proposed site. The applicant' s proposed site development does not provide access to Tax Lot 701. After the hearing on this matter, the Hearings Officer directed the Planning Staff to review the history regarding Tax Lot 701. That history is included as Exhibit 19 in the record. As shown by those exhibits, and the public deed records of Washington County, Tax Lot 701 was created from Tax Lot 700 on November 3 , 1980 . However, an examination of the city records falls to show any application for either a minor or a major land partition for the creation of Tax Lot 701. The purpose of major and minor land partition statutes is to ensure that when a lot is created, it is created with thought to issues of appropriate size, shape, setbacks, and access. The difference between a Page 4 - CU 4-86 r .=11M=1� major and a minor land partition is only that in a minor land partition there is access to an adjacent public road, and in a major partition, a road must be created to 3erve the lot in question. The Hearings Officer finds that Tax Lot 701 is an illegally created lot or failure to apply for the necessary (in this case) major land partition as no road was created to serve the property and there is no other access for that property accept across adjoin- ing property not owned by the present owner of Tax Lot 701. As the situation results from a conveyance from Tax Lot 700 , the Hearings Officer suggests that this matter may be resolved between Tax Lot 700 and 701 by 700 granting access to 701; after the necessary permits have been received for the legalization of Tax Lot 701, or Tax Lot 701 may be required to rejoin with Tax Lot 700, thereby mooting the access issue. Also at issue is the access for. Tax Lot 1802 , which is the existing development of Pietro' s Pizza. The Planning Staff recommends that Pietro' s shall be provided access through the southern entrance which is proposed on the applicant 's plans. However, their recommendation is made prior to completion of the requested traffic study for the State of Oregon . The applicant and the owner of Tax Lot 1802 need to be aware that whatever the recommendation of the State of Oregon is , that will be the controlling recommendation regarding access for Tax Lot ii 1802 . as well as Tax Lot 1804; presently undeveloped. As to the issue of storm drainage, the record contains significant evidence about the storm drainage system which serves the proposed site as well as Tax Lots 701, 700 and 600 which are Page 5 - CU 4-86 upstream, and Tax Lots 1804 , 1805 and 1900 downstream. Though it appears that it was the intent in 1978 to create a public storm drainage system, it appears that the necessary filings were not made. Therefore, the applicant is not restricted from building over that storm drainage system so long as the necessary easements are secured. However, the applicant must still design his storm drainage system to handle drainage from this site witho. t overloading the downstream system. That requirement is more specifically set forth in the revised condition number. 4 set forth below. In addition to those findings set forth above, the Hearings Officer adopts the findings and conclusions contained within the Staff Report, a copy of which is attached hereto, marked "Exhibit A" and incorporated by reference herein. NOW THEREFORE IT IS HEREBY ORDERED that CU 4-86/V 20-86 be and hereby are approved subject to the following conditielis : 1. UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS . 2. Standard improvements including sidewalk, curb cut, driveway apron, storm drainage and utilities shall be installed along the SW Pacific Highway frontage. Said improvements along SW Pacific Highway shall be built to arterial standards and conform to the alignment of existing adjacent improvements when the necessary permits and plans have been secured and the performance bond and fees have been provided. 3 . The applicant shall obtain a permit from the State of Oregon Highway Division to access and to perform work to a specific configuration within the right-of-way of SW Pacific Page 6 - CU 4-86/V 20-86 Highway. A copy of said permit shall be provided to the City Engineering office prior to issuance of any permits . It is the City' s recommendation that the southerly access is to function as the primary access to the property and the adjacent lots, although the City will defer to the recommendation of the State Highway Division as to the appropriate placement for. access. Whichever access is selected, that access shall : a. Provide access to Tax Lot 1802 to be be constructed with standard curb and curb returns in lieu of the standard concrete driveway apron. b. Meet the width, lane designation and traffic marking requirements of the State Highway Division. c. Modify the northerly access to include a standard concrete driveway apron which shill also serve Tax Lot 18C4 . 4 . Applicant shall provide for site storm drainage by one of the following two alternatives: a . Upgrade the downstream system, eliminating the need for detention. This alternative assumes that on-site lines would be public and extend to "dependent" upstream properties. b. Provide additional detention, as proposed, and provide necessary easements. This alternative assumes that all on-site storm drainage facilities will be privately owned and maintained. Recorded easements clearly outlining "benefit" and "maintenance" for all affected properties will be required. 5. Five (5) sets of plan-profile improvement construction plans and one (1) itemized construction cost estimate, stamped Page 7 - CU 4-86/V 20-86 by a Registered Professional Civil Engineer, detailing all proposed public improvements shall be submitted to the Engineering Section for approval. 6. Sanitary sewer plan-profile details shall he provided as part of the building improvement plans. 7. Construction of proposed public improvements shall not commence until after the Engineering Division has issued approved public improvement plans. The section will require posting of a 100% Performance Bond and the payment of a permit fee. Also, the execution of a street opening permit shall occur prior to, or concurrently with the issuance of approved public improvement plans. SEE THE ENCLOSED HANDOUT GIVING MORE SPECIFIC INFORMATION REGARDING FEE SCHEDULES, BONDING AND AGREEMENTS . 8 . Joint use and maintenance agreements shall be executed and recorded on City standard forms for all common driveways . Said agreements shall be referenced on and become part of all applicable parcel Deeds. Said agreement shall be approved by the Engineering Division. JOINT USE AND MAINTENANCE AGREEMENT FORMS ARE ENCLOSED. 9. Written acknowledgment from the State Highway Division for acceptability of site stormwater into the State system along SW Pacific Highway, shall he provided to the City prior to issuance of any permits. 10. A stormwater system impact statement along with runoff and sizing cal alations shall be provided to the City and state Highway Division along with construction plans. Page 8 - CU 4-86/V 20-86 11. A fifteen foot wide public sanitary sewer easement shall be provided through applicants site to assure future sanitary sewer service for T.L. 1802 and for T.L. 1804 , from the existing pbulic sewer line adjacent to applicants north • (or west) boundary line. Said easement (s) shall be recorded prior to issuance of any permits. 12 . Applicant shall grant easements for the existing 8" sanitary sewer. lines (a minimum of 15 feet wide) to the public for maintenance. Easements shall be executed on City standard forms. 13. A revised landscaping/site plan shall be submitted for Planning Director approval which includes the following: a. All two-way driveways shall be a minimum of 24 feet in width. b. A minimum of 15% of the site shall be landscaped. c. A minimum of six parking spaces shall be provided. 14 . This approval is valid if executed within one year of the final decision date. ] DATED this r, day of September, 1986 . HEARINGS OFFICER APPROV D: ,/ / /, BE H AS* • Page 9 - CU 4-86/V 20-86 September 11, 1986 Prepared by Randy Clarno ENGINEERING DIVISION CU 4-86 Proposed Mini Storage STORM DRAINAGE (Comments) The proposed site as well as Tax Lots 701, 700 and 600 (upstream) and Tax Lots 1804 , 1805 and 1900 (downstream) drain into the existing Pacific Hwy. storm drain system which outfalls into a drainage way at S.W. Garrett Street. This existing downstream is inadequate to handle drainage from the above mentioned site and tax lots . The existing dev- elopment TL 1802 (Pietros Pizza) and TL 700 utilize on site underground detention as to not overload the downstream system; proper easements may or may not exist. The proposed new development has two basic alterna- tives to adequately provide for storm drainage (1) Upgrade the downstream system, eliminating the need for detention or (2) provide additional detention, as proposed, and prov!.de necessary easements . The former solution would require the applicant to extend the "public" storm drain- age system through the proposed site to provide access for "dependent" upstream properties . The latter solution would require that these easements be private and provide necessary "benefit" and "maintenance" clauses to all affected property owners . < i September 11, 1986 ENGINEERING DIVISION CU 4-86 Proposed Mini-Storage Proposed Storm Drainage Related Condition to Replace Previous Staff Report Conditions No. ' s 4 and 5 Applicant shall provide for site storm drainage by one of the following two alternatives : ( 1) Upgrade the downstream system, eliminating the need for detention. This alternative assumes that on-site lines would be public and extend to "dependent" upstream properties . (2) Provide additional detention, as proposed, and provide necessary easements. This alternative assumes that all on- site storm drainage facilities will be privately owned and • maintained. Recorded easements clearly outlining "benefit" and "maintenance" for all affected properties will be required. r Y . Public Storage, Inc. 11731 Rainier Avenue S. #A203 • Seattle, Washington 98178 (206) 772-5072 September 2, 1986 Tigard Planning Commission City of Tigard 13125 S.W. Hall Boulevard Tigard, Oregon 97223 SUBJECT: Tigard West Joint Venture Conditional Use Permit Gentlemen: The primary purpose of this letter is to inform the Staff of the delaying and harrassing tactics currently being used by Mr. J. B. Bishop to gain denial of the subject use permit. I am also writing this letter to go on record as being extremely disappointed with Mr. Bishop's actions to continue the hearing to September 4, 1986. The following are the reasons for my disappointment: 1. A more than ample public notice of the hearing was given at least fourteen days prior. 2. Mr. Bishop should have made arrangements to be at the hearing and compensate for plane and traffic delays, etc. It appears that his 5 p.m. United flight was never cancelled. See affidavit enclosed. 3. The continuance of the hearing has caused additional time and expense to the applicant and proposed user of the property. Three individual hearing attendees from Public Storage and Tigard West Joint Venture will be required to expend additional capital to make another trip down from Seattle. Additionally, more fee expenses will be created by our having to hire the services of our engineering consultant to represent us at the continued hearing. As you can see by the enclosed affidavits, it certainly appears that Mr. Bishop is unjustly attempting to either delay or cause denial of the issuance of a conditional use permit on the subject property. I therefore request that the Staff take the required steps to avoid any future delays that \ , Mr. Bishop's action might cause. II Sincerely, iaVeac11-44.#044: Dean C. Beaumont Vice President, Construction DCB/ms ms2pf:e Enclosures STATE OF WASHINGTON ) SS. COUNTY OF KING ) Dean Beaumont, being first duly sworn on oath deposes and says: 1. I am an employee of Public Storage Inc. , and am competent to testify to the facts stated herein. 2. I work in the Greater Seattle area and scheduled a flight to Portland from Seattle for August 27, 1986 on the 5:00p.m. flight by United Airlines, for the purpose of attending the conditional use hearing in Tigard, Oregon. I did attend such hearing on August 27, 1986 and know for a fact that such flight was not cancelled. DATED: September 2, 1986 Dean Beaumont Subscribed and sworn to before m^ this 2nd day of September 1986. lrLt�_ (71744.416..CD —� Notary Public in and for the State of Washington, residing at � du .4 . My commission expires: 64.72,./01' STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) Greg Houge, being first duly sworn on oath deposes and says: 1. I am an employee of Public Storage Inc. , engaged to purchase property for my employer I am competent to testify to the facts stated herein. 2. Mr. JA. Bishop contacted me concerning selling one small parcel of property to my employer. He stated that if Public Storage, Inc. , did not purchase the parcel he would oppose the conditional use permit and attend the Sept. 4, 1986 hearing (which is the postponement date for the original hearing which was rescheduled on August 27, 1986) and say that the permit should be denied. Dated: September 2, 1986 fril , , 4":-.7 ...7.1-.71 • ///' ,://re4c://,1_,,d';;;-.......----- / "--- c't/' Gret Ho4e r`\ Subscribed and sworn to before me this 2nd day of September 1986 Notary Public in and for the State of Washington, residing atv.4;.I, _,,,,...... S, My commission expires: 1p/,,; ,7/47 11 STAFF REPORT AGENDA ITEM 2.2 AUGUST 27, 1986 CU 4-86 TIGARD PLANNING COMMISSION TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OREGON 97223 A. FACTS . 1 . General Information /. CASE: Conditional Use CU 4-86, Variance V 2')-86 '� REQUEST: To establish a 68,550 square foot mini-storage facility and to allow 6 parking spaces where 69 arc, required. i:• COMPREHENSIVE PLAN DESIGNATION: Commercial General • ZONING DESIGNATION: Commercial General C-G (Commercial General) APPLICANT: Waker & Associates OWNER: Tigard West Joint 11080 SW Allen Blvd. Venture Beaverton, OR 97005 1510 Plaza 600 Bldg. LOCATION: West side of Pacific Highway, south of Park Street (WCTM 2S1 2CB, Tar, Lot 1800) s 2. Background • Several _land use applications have been reviewed by the City regarding the property (file nos. S 12-79, ZC 1-78, SDR 1-79), but only Pietro's Pizza has been developed and is now on a separate parcel with frontage on Pacific Highway . 3 . Vicinity Information Properties i-o the northwest, north, east and south are zoned C-G 1 (Commercial General) . Residential parcels zoned R--3 .5 (Residential, 3 .5 units/acre) abut the southwestern portion of the property . 4. Site Information & Property Description • The subject property is vacant and the applicant proposes to build a 68,000 square fout mini-storage facility . The main entrance is to be located near southern corner with a secondary access provided via the driveway that presently serves Pietro' s Pizza. I STAFF REPORT - CU 4-86 - PAGE 1 C- 1 ( • The buildings will all be flat•-roofed and one—story high. An office and six parking spaces are proposed in the vicinity of the southern driveway . The area adjacent to the residential lots will feature a 20 foot wide landscaped buffer area which includes evergreen vegetation for screening. 5. Agency and NPO Comments The Engineering Division has the following comments: a. Site storm drainage facilities should be privately maintained and • an easement will be necessary to convey water to Park Street and Pacific Highway. b. Access through this property for maintenance of the public sanitary sewer that crosses the property should be provided. c. The existing sanitary sewer line does not have an easement and one should be provided. d. A public easement for• connection to the sanitary sewer system should be provided for Tax Lots 1002 and 1004. Although sewer service is also not available to the property immediately south on Pacific Highway, it appears that it will be desirable in terms of line length and maintenance to require an easement when the adjoining property to the west develops. The Tigard Water District notes that existing fire hydrants are not adequate to serve the project. The Building Inspection Division and Portland General Electric have no objection to the proposal . • The Tualatin Rural Fire Protection District states that fire hydrants need to be located no more than 250 feet from any portion of the buildings along with fire district vehicular access to within 150 feet from the buildings. The State Highway Division indicates that a traffic impact report is required. Previous arrangements related to this property and the land across the street (Tigard East) called for one signalized access. No other comments have been received. • B. FINDINGS AND CONCLUSIONS The proposed mini--storage facility is consistent with the relevant criteria in the C--G zone and the conditional Use Chapter• of the Code relating to building setbacks and height, maximum lot coverage (85%), and visual clearance. Additional discussion is warranted relating to the access, landscaping, sanitary sewer, and the proposed variance to the Code parking requirements . STAFF REPORT -- CU 4-86 — PAGE 2 1 . Access Previous approvals and commitments with the State Highway Division call for the major access to the property to be south of Pietro' s. This access will eventually have a traffic signal and a corresponding driveway serving the "Tigard East" property on the opposite side of the street. The design of the southern driveway must be approved by the State Highway Division. The Code requires that two-way driveways have a minimum width of 24 feet. The site plan contains two areas where this standard is not met. The proposed landscaping will reduce the driveway width to Pietro' s to less than 24 feet and an existing P.G.E. transformer prevents a second driveway from meeting this requirement. The site plan must be amended or a variance application needs to be approved. 2. Landscaping The proposed landscaping plan must be modified in accordance with the access discussion above. However, the plan is consistent with other Code requirements such as buffering and screening and even with the reduction in landscaping to retain the Pietro' s driveway, it appears that over 15 percent of the site will be landscaped. 3 . Sanitary Sewer This project will tie into the existing public sanitary sewer line that lies immediately to the north and west. No public sewer is available to Pietro' s (T.L. 1802) or the parcel immediAtely north (T.L. 1804) . A public easement should be made available as a part of this development to allow for future to the public line. The building and property immediately south does not have access to the public sewer line, but it is the opinion of the Engineering Division that this property will be more efficiently served when the adjacent parcel to the west develops. 4. Variance The applicant has address the variance criteria contained in Section 18. 134.050 of the Code and the staff concurs with the analysis as presented. C. RECOMMENDATION Based upon the discussion above, the Planning staff recommends approval of CU 4-86/V 20-86 subject to the following conditions: 1 . UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS. STAFF REPORT -- CU 4-86 - PAGE 3 1 2. Standard improvements including sidewalk, curb cut, driveway apron, storm drainage and utilities shall be installed along the SW Pacific Highway frontage. Said improvements along SW Pacific • Highway shall be built to arterial standards and conform to the • alignment of existing adjacent improvement. 3 . The applicant shall obtain a permit from the State of Oregon Highway Division to access and to perform work to a specific configuration within the right-of-way of S.W. Pacific Highway. A copy of said permit shall be provided to the City Engineering office prior to issuance of any permits. 4. Storm drainage improvements shall be installed along the SW Park Street (outfall) frontage. Said improvements along SW Park Street shall be built to City-State (closed system) standards and conform to alignment of future improvements for said minor collector roadway. 5. The applicant shall provide for• site drainage to the public stormwater system. Easements shall be obtained by the appliant and shall be recorded. A copy shall be provided to the City prior to issuance of any building permits . 6. Five (5) sets of plan-profile public improvement construction plans and one (1) itemized construction cost estimate, stamped by a Registered Professional Civil Engineer, detailing all proposed public improvements shall be submitted to the Engineering Section for approval . 7. Sanitary sewer plan-profile details shall be provided as part of the building improvement plans . 8. Construction of proposed public improvements shall not commence until after• the Engineering Division has issued approved public improvement plans . The section will require posting of a 100% Performance Bond and the payment of a permit fee. Also, the execution of a street opening permit shall occur prior to, or concurrently with the issuance of approved public improvement plans . SEE THE ENCLOSED HANDOUT GIVING MORE SPECIFIC INFORMATION REGARDING FEE SCHEDULES, BONDING, AND AGREEMENTS. 9, Joint use and maintenance agreements shall be executed and recorded on City standard forms for all common driveways. Said agreements shall be referenced on and become part of all applicable parcel Deeds . Said agreement shall be approved by the Engineering Division. JOINT USE AND MAINTENANCE AGREEMENT FORMS 1 ARE ENCLOSED. 10. Wr•itter. acknowledgement from the State Highway Division for acceptability of site stormwater into the State system along SW Pacific Highway, shall be provided to the City prior to issuance of any permits . STAFF REPORT - CU 4--86 - PAGE 4 it 11 . A stormwater system impact statement along with runoff and sizing calculations shall be provided to the City and State Highway Division along with construction plans. 12. A fifteen foot wide public sanitary sewer easement shall be provided through applicants site to assure future sanitary sewer service for T.L. 1802 and for T.L. 1804, from the existing public sewer line adjacent to applicants north (or west) boundary line. Said easement(s) shall be recorded prior to issuance of any permits. 13. Applicant shall grant easements for the existing 8" sanitary sewer lines (a minimum of 15 feet wide) to the public for maintenance. Easements shall be executed on City standard forms. 14. A revised landscaping/site plan shall be submitted for Planning Director approval which includes the following: a. All two--way driveways shall be a minimum of 24 feet in width. b. A minimum of 15% of the site shall be landscaped c . A minimum of six parking spaces shall be provided. 15. This approval is valid if executed within one year of the final decision date. ///".....06fX111tw_ 01141111.4 Ar PREPA E BY: Keith Liden — APPROVED BY: William A. Monahan Senior Planner Director of Planning & Development (KSL:dj144) STAFF REPORT — CU 4-86 — PAGE 5 4 ,,,,, 1,-,ireflErirg15 tl�fi , „IrFGON HEtAH1NGS OF'E'1CIs1) CITY OF TIGARD CITY OF _TIGARD PLANNING DEPT, TIGARD CIVIC CENTER I:.125 S .W. HALL BLVD . TIGARD, OREGON 97223 I' I ;.ISN e'Utlriiele'r this as written testimon Io he ,.Iile•I'eit into the record relating to tIir' tollowine, tippliirit 1 ,iii . i• 11.1: NO. : t'I' .1 ,$Th AND V.:t) Hh APPLICANT: WAKEII ASSOC IATF;S , I Ni . HUHU S . W . ALLEN BLVD . E3EAVERTON , OREGON 97U05 OWNER : TIGARD WEST JOIN'[ VENTURE 1510 PLAZA 600 E3LUu . SEATTLi. , WASHINGTON 913101 11 The person giving this testimony is i L1iNl•; I . Cult . owner of property directly adjacent ' • ,iet+ l + ,•hilt pl iipe'i't ‘ WC'i'M 2S1 ::CC LOT 600 . + sEE E ;'.E'ANDEU LOCATION MAP AT'I'At:HEE.1 • Li'Tl requests that applicant he 1•egii l ; (I to ti. tono t ht `.•anttary Sewer ;�i- rvtce I1ne' as ilidie ;; •. , ,t on the Lecatten map to the landscaped are propertt . +, adjacent to u r . sit: EXPANDED ;,OCAT.ION !IAF' ATTACHED , This would allow Li11'1 to hook-up to the Tigard Stinitars Sewer system. LUTY, whet is on a •:, t,t t i• tank system . :i.ik; ht s'n paying a Sewer System Surcharge on her waterli + I i s for many, maii\ yew's . LII'F? would contract for the Houk up •4eie)n As available . 31 LUTY quits l taus t h• ilea i I tah i 1 i t y of n,to t I i iin;t 1 itlgress mud e!gro,:s entrances to .end from I'i►e i f i e Away at this location . 1 � 1 :lteti;i S . W . l';,e 11' ir Hwy . ` am�eCtiILe) r> fit. Gold 1 st Engine House Piz Restaurants ARLYNNWOOD, WA 98036 T. SLUMAN PRO CT MANAC,FR S W • (206)775-2878 6620 i TH I REST SOUTHWEST _YNNWOOD,WA 960• mol 12061775 2878 August 25, 1986 I Mr. Keith LidenD C,, i"TR h . P.O. Box 23397 Tigard, Oregon 97223 /11)(i C i986 RE: Conditional Use Approval File No. C44-86 and V20-86 CITY OF I IGNHD PLANNING DEPT. Dear Keith: Per our telephone conversation on August 22, 1986, regarding the above refer- enced Conditional Use Application. As I indicated to you, I have several concerns or questions regarding the Conditional Use approval. 1) The 8 1/2" x 11" plan did not reflect the building and landscaping along the northeasterly property line of the above referenced property. 2) It appears from the plan that the existing 40'-0" ingress and egress access to the above referenced site is being eliminated or blocked off. The plan is closing off access to Pietro's in total, leaving Pietro's with definite access problems. This is not legal as there is a 12'-0" easement along Pietro's northwesterly property line. This easement area is in the proposed landscape area. 3) It would seen to me that the most appropriate ingress and egress point to 99 West would be through the existing access to the north of Pietro's. Creating a new access directly onto 99 West could create traffic conges- tion and problems. 4) I do not believe that 6 parking stalls could or would service the proposed facility. 5) t do not believe the Conditional. Use should be approved at this time. Father, further study is definitely required. I am enclosing drawing No. C-1 reflecting the existing ingress and egress and Landscaping area for your review. The proposed landscaping is identified in yellow and the easement in pink. .j Sincerely,/ / , ,f G.'T. Sluman • ' Project Managet J' GOLD COAST • ENGINE HOUSE • PIZZA RESTAURANTS 1 r n •,. y.oEA�, ,��, APPLICATION AND PERMIT TO c - ---'-r; ,°y�'� PERMIT NUMBER �_-� °_ CONSTRUCT APPROACH ROAD r�� 1 �� 1gS6 ir±'•: Ji4 — i �'Nenat6 'HIGHWAY DfVISION i HIGHWAY NAME MILEPOINT Irj,_11 L; i•, L. ENGINEERS STATION �� I Pacific Highway West _ 10.114 132 + 50 HI5HWAY NUMBER COUNTY SIDE OF HIGHWAY APPROACH TO SERVE 1W Washington _ 0 SOUTH o EASTECommercial development BETWEEN On NEAR LANDMARKS HIGHWAY REFERENCE MAP AND ATTACHED DRAWING NUMBERS S.W. Park AND S.W. McDonald 4v-294 1 of 2 Rev.9-9-85 APPLICANT NAME AND ADDRESS BOND REQUIRED AMOUNT OF BOND N YES 0 NO OAR 734 50-025(6) $ 5,000.00 'Mercury Development Inc. INSURANCE REQUIRED REFERENCE ADMINISTRATIVE FEE 338 N.W. 5th Ave. ®YES ❑NO OAR 734-50025(3) ❑ TEMPORARY DEPOSIT Portland, OR 97228 AMOUNT CHECK NUMBER $ Sr, no ,, 'CS DISTRICTMA• NA• SUPERVI .r DATE COMPLETE ATTN: Paul Gram / APPLICATION RECEIVED , L ' /1-079-Ess REGI ENGIN DATE _I .i 011111111,7." 1.46241n 5/7/ UTILI� .;VTSVI Off' ePPnOVAI�A'E 49, x " .. ..Z:;,________MAR 1 2 1986 APPLICANT --_, APPLICATION DATE X `'J'0'-u-Q 7 \Q_-Z,;\•,�S APPROACH ROAD COMPLETION DATE: c �,• �`� ✓ Y,41.-N�� REFERENCE,OAR 734-50-050(4 — VD Y /, �}-,� The applicant declares That he/she Is the owner or lessee of the real property adjoining the above described highway and has the lawful authority to apply for this permit.When this Lip- . . plication is approver,oy the Department of Transportation,the applicant is subject to the terms and provisions contained herein and attached hereto;and the terms of Oregon Ad- ministrative Rule•Chapter 734,Division 50,which is by this reference made a part of this permit.Copies of the Rule may be obtained from the District Na.-,lenance Supervisor's office. Issuing of permits under these regulations is not a finding of compliance with the statewide planning goals or the acknowledged comprehensive plan for the area.Permits ere issued sub• lett to the approval of city,county or other governments agencies having either joint supervision over the section of highway or authority to regut,ne land use by means of xnning and/or building regulations It shall be the applrca nt's tesponsbdiry to obtain any such approval including,whereapplicable,local government determination of compliance w tis the statewide planning goals.(OAR 734.50.055) • SPECIAL PROVISIONS 1—If the proposed application requires traffic control devices and/or special road construction,the applicant shall provide a copy of this application !'i to the affected local govenment.Th-drigine application must be signed by the local government oncial. LOCAL GOVERNM- OFFICIA SIONATUR) TITLE DATE X I i -aa / L�i/t'-=__ —,14-'122.&1/21':'; rverej_ 7 er_r ..4' 1J �1- 6y.:) 2 The app jp.nt or contract.r shall notify the District Mainta nce Supervisoffice at least 48 hours In advance commencing work and after co pleting the work covered by this permit.(OAR 734-50-040)Telephoneber; 3-Applicant to install and maintain signing to control right turn in and right turn out as shown on 1 of. 2. 4-Widening for right turn lane, bike lane, curb and sidewalk as shown on sheet 1 of 2 and 2 of 2. 5-Improvement of existing roadway and radius at Park Street station 121 + 42. 1. 1 TYPE 5 APPROACH ROAD—CURBED HIGHWAY NOTE:All matetialand workmanship shall belnaccordance with the cur- VI rent State of Oregon Standard Specification for Highway Construction. te--R/W h i •-- I W- 33' RI= 55' R:' 40' A- 90° ....) DR/W --- — — CURB TYPE I. DI:- 36' Da,w- 9' C - - - SIZE AND TYPE COMPACTED THICKNESS(INCHES) I– STONE BASE Exfy Curb ,_–_ -- 111"-0 14" STONE LEVELING SIZE AND TYPE COMPACTED THICKNESS(INCHES) COURSE_ 3/4"-0 _ 2" �� Dc ASPHALTIC CLASS COMPACTED THICKNESS(INCHES) \\ PAVEMENT B & C 4" (�H w y - --- L -- — — --- , — PLAN levy -. !/ 734-3307F(33-83) SEE BACK OF APPLICATION i NI A% Policy No. 650638 W SCHEDULE "B" - CONTINUED 5. Taxes for the year 1982-83, Unpaid Balance $8, 114 . 35, plus interest, if any • Taxes for the year 1983-84 , Unpaid Balance $7, 711. 21, plus interest, if any Taxes for the year 1984-85, Unpaid Balance $7, 947. 19, plus interest, if any Code No. 23-74 Key No. 00465874 Map No. :S12CB 01800 6. Statutory powers Aid assessments of the Unified Sewerage Agency. 7. ThJ rights of the public in and to that portion of the premises herein described lying within the limits of S . W. Pacific Highway. 8. An easement created by instrument including the terms and provisions thereof, Dated August 31, 1978 Recorded November 15, ,1978 Recorder' s Fee No. 78-050441 In favor of Herfey ' s Corporation For Ingress and egress 9 . An easement created by instrument including the terms and provisions thereof, Dated December 6, 1982 Recorded January 11, 1983 Recorder's Fee No. 83-000975 In favor of City of Tigard For Underground sewer line and appurtenances 10. An easement created by instrument including the terms and provisions thereof, Dated February 7, 1985 Recorded February 11, 1985 Recorder' s Fee No. 85005073 In favor of Wayne C. Rembold For Storm sewer purposes 11. An easement created by instrument including the terms and provisions thereof , Dated February 7, 1985 Recorded February 11, 1985 Recorder ' s Fee No. 85005076 In favor of Leonard E. Wahl and Genevieve Wahl, husband and wife For : Storm sewer purposes (c . ntinued) l 1 . . ' . .,J .•w r �, . • ,;,.q--. ►-, .1 . t • .......1 I .2. KNOW ALL NEN BY THEE PRESENTS: That we 1 I 1 83000975 1 1• .-4J J. B. BISHOP. AN INDIVIDUAL, ,,,. hereinafter termed grantorisl , in consideration of the sum of $ 1.00 f to be paid by CITY Of TIGARD, a municipal corporation of Oregon,Thsreinafter termed the City hereby grant, bargain, sell and conve unto thsfClTY OP TIGARDXa perpet�..�l right-of-way and easement as hereinafter des�Errribed, to- clothe with a temporary right-of-way and easement to use an additional area 4 hereinafter described and designated temporary easement, for the following 1 uses and purposes: 1 1. Perpetual easement, An unencumbered perpetual r.ght-of-way and easement. for the ` purpose of constructing, recons ructing, operating, maintaining, inspecting and `epairing of an\indergrotmd sewer line and appertenances,Vtogether with the tight to remove, as recesaary, vegetation, foliage, trees and other obstructions within the easement area, but reserving to the grantors the title to the lands, subject to the eaaement, and the right to make such use thereof, except to construct buildings, l as will not interfere with the uses and purposes of the easement! said easement are& being described on the hereto attached sheet I entitled Exhibit. 'A' I , I . 4 2. Temporary easements N.A. 1 • Together with the temporary right of ingress, egress and regress, ,* and use for sewer construction purposes, of additional lands lying parallel to, along the sides and within ---- feet, when meaaured at right angles, of the above described perpetual easement area. excepting and reserving to grantors the unencumbered enjoyment, use and preservation of all structures present upon the premises. This temporary easement shall terminate upon completion of the sewer construction work, at which tine, upon request of the owner, the City will issue a written release thereof. • •r ' Kr , I 410.6W...5 ., ., . . . ...... ....... . ..,::. ..... . . . 4 L L_ , ��- MIMMIIMPee>' /• I L. I..' . ...4 ...... ' iii'll/14 44344 11 • ;�4 , Should it be necessa y to cut end remove any brush, trees, or other `;r 41.1!" 1 mutter or materials from the easement area, said brush, trees, or other ..atter and materials shall be removed and disposed of by the City and tM '� '';ft,, City shall leave the easement arms In a neat and workmanlike condition. ^ ''. ;, ` The City agrees that In connection with its use of the perpetual easement area ami in lt..pectlnq, repairing, maintaining. or replacing said sewer line, the • � t,1 4 rt• 1 City will leave the premises in • neat r.••• workmanlike condition and as �� ': • r � nearlyin the pre-existing state as ••d' ' F prac .able. a: ..4...-7'* 4.$1. , The grantors do hereby warrant that they are the owners in fee simple 1- ;f•Vi V." ' and have the right to grant the above described easements. , ,•' Witness our hands and seals this ,t' day of C i , 19 Z l..., „0 !'W.r1 ! 4• •fir S J. B. Bishop `N;.Y'+?'L .. 4 • arir't (SCALA 4 (11Al,) �.. of Jr •, •.. l (SEAM (SEAL) ....., pii • For a consideration, the mortgage lien on the above described .s .‘ • ,� properties is hereby made subordinate to the easements above granted. .=°1 , '• '', i,.aq, .—y, 'T Dated this ._ day of , 111 c. Mortgagee ' `•A ,• . QY '"wt , •',,g • • 4• . }1 a l lr Title :!fv STATE Or OREGON 1 �r les. i .i ..:..-;:f.i. r County of Washington i ,� ,a' t, On this (QTh day of -1:111"41.11214.-- � , .97 4 , psrsonaliyt'�>'�: . ' r • r appeared the above named J.S. BISHOP .,•�,.,�,•��y f��' Jv and aoari iIsigai the foregoing instrument to be their voluntary act and decd. �' '� 't• 11 ), . N ;J;tr. 4i-t:$6/'.....1:i. Befor• mei i . r eH�4 ., r (� r • . '6�i ) , 7 �.. •' f P otarr cr Oregon 'c� l •••....+� Ny Commission expireas /f-o4.Ste•_ ,,. • .v...._.:14.,• IlDttfl�,i''sos...r~ep...�.�rs,.�...r ar*".-.•I '� ''A:. `• t• I �� + s44 .�,. _ r r • ' • gefor. me appeared and both to me personally Ro[ own,who being dul sworn, did say that tae,[hi said ,. is the President, and he, the said �_ : Ia as theSecretary of the within named orporatron,an that the real affixed to said instrument is the corporate seal of said Corporation. and that the said instrument was . is sig..ad and sealed in behalf or said Corporation by authority of its Board of Directors, and end acknowledged said-Instrument to be thi free act an deed of said corporat on. IN TESTIMONY WHEREOF, I have hereunto t set my hand 44 affixed my official +. • meal the day and year last above 4 ' 4 written. a4: Notary Public for Oregon. •...� 1 My Commission explsesr ;,•1. JY a • '1'A 1 ACCEPTANCE ,q;',. 11 • 1 The City above named hereby accepts the foregoing grants sed agrees ! to comply with each and every term and condition thereof. KJ • ,. , i CITY OF TIGARD •r �,. i �`� •Y Vf 4�+�/,�°af�Ct r ,.a. Mayo� iti- / •' ,14 Eity RecnsYs tdst L. STATE or OREGON ) Is*. County of Me hington ) On this f� r ay of.•�,�� .,_ , 19 . ub�ef�oree me abothatodise ppsi so al ry known whd,abeing duly nsw� oor d saLthad he, t ►�i Sidra i 1_0;[l1...r- A. .& a is the Mayor. and shm, the said Z,,.;A LI_.-t1 _ _ _ �s the Recordertiff he CITY OF ? RD a un c pa corporation, a`nd—t�►i said ()1;Ibaa.r q4 and a^;ft= cknowledged the said instrument to a tie r e act an dee o said •rnic;ifit lyfrp�rytion. LREOF. I have hereunto set my hand and affixed my 1' off iod PC , tithe day and year in this soy certificate fir+t written. `' ,c, 4 �--� :'eft o� £P (C44ZOflisogon iw'�a �ti.o0 a 16'44 ....v. My -tow�t.sion •spins t.1 i;sl I`jrk r II M . ,ice. ' '• ! EXHIBIT -A- Sanitary Sewer Easement - Bishop property :41 y A sanitary sewer easement over the following described tract of land in Section 3, 1.2S., R.1 W., K.M., Washington County. t'. Oregon. Beginning at the Northeast corner of Lot 1, K,e:LROS,I, e a plat of record; thence S.3.03.42'w. 20.00 feet along the East lin.i of said lot 1, thence !.16.56'11•' • - 15.00 feet ; thence N.3.03'42"E. - 261.35 feet, thence North - 242.90 feet, tt thence N.9'37'25-F, - 262.70 feet; thence N19.0/'25't -.WT.," . ;_M a, 296.32 mac/ feet, thence N.50.29'47"E. - 171.34 feet to the Southerly right-of-way '��' y line of S.W.. F:rk Street (C.R. No. 13201, thence 5.19'01'25"W •• 24.02 teat along said Southerly right-of-way * ' lines thence S.50.29'47'W. - 147.32 feet; thence 5.19'01'2%4/ — 349.39 test to the Northerly prolongation of the t•.t line of FANTASY MILL, • plat of records ` •T thence South - 515.69 feet along said prolongation of said Easterly Line and the Easterly line of said FANTASY RILL, to the initial point of said MELROSE, "�:V43 • Thence 5.3•03'12'W. �y - 210.95 [set, along the East line of r: skid MELROSE, to the point of beginning; 4/.?1:11 EXCEPTING THEREFROM ! .' t• h tract of land situated in Section 3, 72S, R1W, W.M. , City Tigard, Washington County, Oregon, being more particularly descrih'ad as follows, Jr M ,r- ,,''� Beginning at the northeast corner of Lot 1, Melrose, a duly n recorded subdivision, r ,,y' • thence North 3.03'12- Eaat, 210.95 feet, ~ thence Nc:th 265.5 feet to a �4 ' „t the northeast corner of lot 19, fantasy IhIlfe�tandulyerecorded i,ubdivlelon, :r � `r11� thence, along the east line of said Fa;„asy Mill and a northerly ~�,�,, prolongation thereof, North 250.19 ,sets " � LI thence North 19.01'25- Enac, 15.12 teat to • polat, 1t ,� f thence South 9.32'25' We„t, 151.10 feet to • y` points a.�.•„w?`�' rr thence West 3.65 feet to the true = • Contains 6,190 sq, ft, point of Deginninq. idi: l�av L --,..,�M'r'-•.44 6 -.w i 1 rl • - 1- ��,,�• t� ti + �, 7. • a 1� ,. ' 1� � 7l11 l.trh 1 1 - i• r .`. r . r ti ...... ,,. . . . tr .... . 1 " 1 •lt my.. ,w a 311; .y• ,f + !iia A', • i:'b •1 .ti A:4 - .;.': 'r.'' wi * i .4.SST • rot;��' , ) STAT[oI ON :k Cedar I M t e M t �wwMrd[i-O *1MKapo d C� _• t�Mnw Y/—awM.M rt111 T_ -� ? Or .wnM fratz • utr � - .1.rt k . • Auwww,[ ln.r� , 0 I , CAN"' 1. b.i I t.. . , L iIII)JAM I 1 1111 $ 44 - ••r 7as , t, ac 700 7O/ -'-B I so c!) l -------"'----- ------------ a„,_ / 1 1300 .,/ }" 70 ! ! Z Z700 \ Ilvl V J-ICr i , ,., (L.. )' /7 . ....i.ii.....i 25 / 2_6'3 / SOU /U 47 /4/7y d /(s gerrx dole /`'l /-30-G e: / oharZ7 ,7e c• 678 8 //sf /802 ,3/Z/77 /80,3 3 -9- 79 Afoy y -7-a c o Z 4 7e X�-r 'e.' 46r7gaier/ 677 // -3o- a' / 7/Mop 10 1i'7 j7€ /map B/.5 3-6 -5' To 9-2.„-e/ /e� Op, y �/Cj, r 3 1 r r wsa.' ►. � 1 . I : Ig : 4 1.4 p ,': . , cUITCLAIM DEED LF:11:4 KNOW ALL MEN BY THESE PRE_ENTS, That Harry fl. Wahl, Geraldine M. wahl, Leonard E. Wahl, and Genevieve Wahl, h, relnafter celled grsr.tcra, for the coneideratton hereinafter stated do hereby rem:se, release and quitclaim unto Wayne C. lembold, hereinafter called grantee, and unto granter's, heirs, nuc esaore and assigns all )f the grantors' rights, title and interest in and to certain r••al property with tenements, hereditaments and appurtenances theeeunt. belonging or in anywise appertaining, altuated in the County of Washington, State of Oregon, described a' follows, to-wttr A tract of land located in the Soutnwest one-quarter of the .cuthweet one-quarter of Section 2, Township 2 South, Hangs 1 West. Willamette Meridian, Washington County, State of ,.'regon, dee ribed as follows: HEOINNINO at a 3/4 inch pipe on the line between Sections 2 and i being 1305.0 feet South of the ouarter aertlon corner ommon to said Sc tions 2 and 3; thence South 89' 17' :'ao' .'18.544 feet to the Northwest corner of Tract II as dewy. . J in Contract, re •or•ded February 2P, 1978, fee number 7P-b55.; thence Southwesterly 86.lb feet parallel with the Northwest- erly right of way line of the relocated Southwest Pacific 1 Highway to a point on the Northeasterly line or that tract conv.y..1 by Wilbur Bishop, Jr. t:: Harry o. and Oen/dine M. Wahl and Leonard E. and Genevieve Wahl, by deed, dated September 13, 197e, re,orded September 18, 1978, fee number ' ''' 78-,41338, Washington County Deed Records thence Northwest- ''.'1, erly along the Said Northeasterly tract line, 66 feet to the :stet Northerly corner of said Wahl Tra. t; thaw*. JuuLh 33' t. 15' 17" West, 234.0 feet, more or lees, along the Nortiwreat- erly line of the said Wahl Tract to a point which Is also the r most Northwesterly orner of the said Wahl Tract; thence North 3° 01' East, 235.5 feet, more or leen to the point of beginning. To Have and to Hold the same unto the 'a f.i grantee Ind grantee's heirs, sur-easors and assigns forever. c The true and actual consideration paid fur this trannter, stated in .14 terms of dollars, in none. The actual consideration nonetets of, other value given which le the whole consideration, and thin heed is being recorded to correct an error in the description In a heed from the grantee above named to the grantors, that was recorded November 25, 1980, fee number Pep 1 - t:UITCLAIM UM ti '. / L . 1 Iiio . • „ . . �' .. • r .a b Na I1'-IM..WN MN.•.e••.re,.' ,....n is x� � , IlleanClAill.,. 8Qc 2E ;. 10 KNOW ALL MIN MY THINE I•R&SINTS,fiat el,..n4ea r . b,r d 1°o 4 ?3 All Ammo/no.mnalrrr.e/Nd/rena.r d .nN lot r tN ,et.on hn euedM d 'view.dos. ream rearm ryand quit.larm,tnro Barry U 1, 4^1,1, .•f a l lit i t M. Wahl, Leonard L. Wahl and t.en visve Wahl 2, � 17' h.f..nahat railed/►a�n.te.,and unto paryhare uia e✓s Nyseenr.are awe.all,4 teant • iron,. neht moo and.Nrrow .;y, in that canton real .s.t, enrh the tnet rrnwa.her fr ifanwmf. end enpurnanr.. reasr r. '' '' ••^/'a in arty • ;.i raw apmrammnd,rh»Nd.n the Conte d Waahln.'on Sure,0 Ors/rr, d.r,n,aet e.hrtn•We ht.n ::111 f • • • • Beginning at a 3/4 inch pipe on the line hetween Sections : end f ""- In Township 2 South, Range l West, Willamette Meridian, in Washington . geplii f+. County, Oregon, which pipe is 1)05.0 feet south of (hr quarter- Section corner common to said Sections 2 and 3; thence South .i.e 41' East 241'5 teat to a ford sale set on the northweat.rly boundary r...1e a of the relocated West Side Pacific Htghwsy; thence •„UI 11• 19' West 4114.0 feet alone the boundary .t said relocated West side Pacific Highway to • 1 inch iron pin.' on CI. n,rt', boundary cat Nrandt'a land; thence North 19• IS' .est 41.5 fret to in tr,•n pipe y inches in diameter at the re-rntrrit cornet of !ireoet's land, thence North i• OO' East 190.5 feet, more or les.. to the ;'1e4r at beginning. Fxc1lTIW. FHEREFRCM the tulloving: Beginning at the quarter corner between Sections t and 1. township {, , 2 South, Range I W.•.t of the Willamette Meridian. Washington ':aunty, l' isi' Oregon; thence South 1105.0 feet to n 11A inch iron pipe; t 4 'forth 59' 4d' East 21d.54 fret t,• . quarter Inch pipe ;at t 1I point of beginning cif the tract therein de..tt'n'I; Clem,. owls S ”` North $9' 44' East hr.11 feet to t Ford Axle In the northwr• ' rIy tight of way line of the n•I r,•1 4e5I tilde Pauli lc Nighwa.; ,; theocr ruuthveaterly l.:.0 feet along ea id richt 't war line t•' . 1/4 inch pipe; th.•o,e Westerly at right .angle. ,.. • feet 1.. . 1 7Gr inch pipe; thence northe..t rl: y7..1" tett parallel with rata 1t„' ' ,f way to the true point of beginning. /'.1.m1s e+•, - _ H .Oki. 'f44-%.;.a'lllr .. „, /” Yx 111'!,..1i1 ,r M ', •,j r s ,area e I 4 l 4-',. 4 J; 1 � „r`'1.,4 y,i h� w.-,1�,i.+••yea 1 Pr.1';,,,\::111.', 'rill a eh ;" r•. r i OF?ICILL RECOILD O! DESCRIPTIONS Cr REAL PROPERTIES L'rF":E(' CG':'f*Y ASCLOSOR,WASHINGTON cow TY, OIEOON ACCOUNT 'i'1MdI'P ' 2 L�„ � , i . ROE. I E I2EI1 a AERIAL P. PI LV,OJSDEE: , MAP NO I -. :`1 I I LU P10-7 1 RLCITY K. NO. ADDITION --� DATE ' r EE•., RV • AJ' ,:3 E N(RIESOF ENTRY VOL. PAGE REMAININt 4 ,4c.. 1v) 7I— (. '55 74 ) 37 ADD METRO.S. D.TO PRESENT COD • "• '•'' . �- I. pr T .' 1' S.. 042; J',`1 - ,,1,-,E r - ..I% :=LT, E , y3 1f:1 ',.,.YPLL rvri,_Y 1. Ir17. 4 •'15 CODE WAS ., CO.- I 5 ( 1� }5 ' NET:%',I j` 1 i ,.,irc l✓ `.'43.3 7, IL..'::: • .j: ,. .r.. ,, l! L,' r -fir, H `''= M: ''?...--):)`;'P ; ;; , _ SWOP, i. e A) d'~? p4- .0 ye 1 . /ODrLT) ONG, •tingleginffaqffiggri Mir_ SpN/O:E 1' T. :B,SNO/MA SEE 7.c g 5 L Af_.91,A , L.ES� i4$Qk,,,.71:0 7o I I ". .• AG. i .O e.:",39 053 - .LO • U-)P H L NM'MK . YIrAI�i�,wq�'U-d•lati ACCOUNT NUMBER CHAIN OF TITLE S' ZI ZCG -- I-- 23.74 MAP NO. I 70 I f T.L . NO. I---TOOE _ __ DEED REC1RD' ACRES LOT BLOCK I SUBDfVISIOtY — DATE VOL. I PAGE - .. DP4 D Ir-3-SO Bo-4837; .46AC., � \)\)At-tL� 0Jozr_'( 0 r<xALpr�1t IJ, U )11P.L� L!-'>I1/,CD t- ` GEN>EV1<Z1t 0-26•x,0 `tCc>- '"F7E 7Z 1&m br/44_ 1„%471,//]/' Ci•• "-'i--➢1 _ rl-//p'/ Nome oG- 6A,.IkPtp'rtt( cnsi• 9--.21-fl/ b4-P"167 , 1. �� ti , ".„,,,.....4, ~- 1, — , , : . • Tim ENGINEERING DIVISION CU 4-86 Proposed Mini-Storage Access (Comments) Tax Lot 701, which is just South of the proposed site, is dependent on access through either Tax Lot 700 (currently developed) or the pro- posed site. The applicants site development proposed does not pro- vide access to Tax Lot 701 . Access from Pacific Hwy. must be addressed by the State Hwy. D ,vision. The State has indicated that a traffic study will be required. The re- sults of this study and subsequent State evaluation will determine the primary access for this and surrounding developments . N, ENGINEERING DIVISION CU 4-86 Proposed Mini-Storage Pacific Hwy Access (Conditions) The southerly access is to function as the primary access and the following shall appW, V- (1) Tax Lot 1802 shall be provided access through this entrance. (2) The access entrance shall be constructed with standard curb and curb returns in lieu of a standard concrete driveway apron. (3) The width, lane designation and traffic marking shall be deter- mined by the Stat Highway Division. (4) The existing northerly access shall be modified to include a standard concrete driveway apron. Tax Lot 1804 shall be pro- vided access from this entrance. (5) The southerly entrance shall provide access to Tax Lot 701 if it cannot be gained through Tax Lot 700 . These conditions have been set prior to completion of the requested , traffic study. The Engineering Division, by way of mutual agreement with the State Hwy Division, may need to modify these conditions as a result of the traffic study. JUSTIFICATION FOR VARIANCE FROM OFF-STREET PARKING STANDARDS As part of the requested conditional use, to allow a mini-storage facility within the General Commercial (C-G) District, we are also requesting a reduction in the number of required ref-street parking spaces. The closest use to mini-storage listed in the off-street parking section of the Tigard Community Development Code is "Wholesale, Storage and Distribution" (Section 18.106.030 (d-2)). This section requires "onespace for each 1,000 square feet of gross floor area but not less than 10 spaces for each establishment". The total number of parking spaces required by the Community Development Code for 68,550 square feet of storage is 69. The total amount of spaces proposed is 6. While no delineated parking spaces are provided for the individual storage units, space is pro- vided for the loading and unloading of goods adjacent to each storage unit. VARIANCE APPROVAL CRITERIA A. The proposed variance will not be materially detrimental to the purposes of this Code, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies aril standards; and to other properties in the same zoning or vicinity. The proposed variance will not be in conflict with the purpose stated in 18.106.010 which is to "establish parking areas having adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on site and at access points . . . [and] to provide sufficient 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". The proposed development will provide areas for parking of vehicles utilizing the storage units. However, the spaces will not be marked as such since they will, in most cases, be in front of individual units and thus should not be available to anyone but the person renting the unit. Office parking demand is low and the six spaces provided for the office has been found to be sufficient at other Public Storage, Inc., facilities. On-street parking or parking on adjacent parking lots should not he a concern. The proposal conforms to the purpose of the Development Code, will not be in conflict with the Comprehensive Plan or any other apiticable policies or standards, and will not be detrimental to other properties in the vicinity. Justification for Variance From Off-Street Parking standards Page 2 B. There are special circumstances that exist which are peculiar to the tot size or shop, topography or other cirmc:umstances over which the applicant has no contro, and which are not applicable to other properties in the same zoning district. The circumstances that exist over which we have no control is that no correct standard exists in the Off-Street Parking and Loading requirements of the Community Development Code for our particular use. The mast similar use does not accurately reflect the parking needs for a mini-storage facility. C. The use will be same as permitted under this Code and City standards will be maintained to the greatest extent that is reasonably possible, while permit- ting some economic use of the land. The variance will not allow the property to be used for something not contemplated by the Co.:imunity Development Code. D. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified in the Code. The proposed variance will not impact existing physical and natural systems. If the parking requirements of Section 18.106.030 (d-2) are strictly enforced, a substantial amount of buildable property will be utilized for parking unnecessarily. B. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship is not self-imposed, but is created by the lack of proper use definition in the zoning code. The request is the minimum required to alleviate the hardship. 1 PUBLIC STORAGE, INC. COMPLIANCE WITH CRITERIA OF COMMUNITY DEVELOPMENT CODE Granting of this request would allow Conditional Use Approval of a Public Storage, Inc., facility within the General Commercial Planning District. This use falls under the heading "Wholesaling, Storage and Distribution (A) Mini-Warehouses" found in Section 18.62.040 of the General Commercial Distk.ct which contains allowable conditional uses within the District. The request also includes a variance from the effstreet parking standards of the Development Code. Justification fur the variance will be contained in a separate section of our application. SECTION 18.100 of the Community Development Code contains standards for Landscaping and Screening. A 10-foot buffer is required to be located along that section of the subject property which abuts a residential district. This occurs along the rear of the property for a dis- tance of approximately 290 feet. The landscape and screening requirements of this section are depicted on the landscape plan accompanying this application. SECTION 18.102 of the Community Development Code contains standards for Visual Clearance Areas. The standards require that a visual clearance area be provided which assures a proper site distance at the intersection of public roads and private access driveways. This requirement is depicted on the site plan accompanying this application. SECTION 18.106 of the Community Development Code contains standards for Off-Street Parkes and Loading. As mentioned previously, a variance is being requested from the standards of the section. More specifically, the variance requested is from the number of spaces required for "Wholesale, Storage and Distribution" uses which is the closest category to the proposed mini-storage use. Other requirements of this section are depicted on the site plan ac- companying this application. SECTION 18.108 of the Community Development Code contains standards for Access and Egress. This section requires all access and egress to connect directly to a public street. The proposed two-way driveway connects directly to S.W. Pacific Highway. Other require- ments of this section are depicted on the site plan accompanying this application. C domow Compliance With Criteria of Community Development Code Page 2 ADDITIONAL APPLICABLE CRITERIA 1. Relationship to the Naw:ural and Physis::al Environment The subject property is void of significant vegetation and the topcgraphy is such that little grading will be required. No drainage courses are located on tiie property. The buildings have been sited to allow adequate fire-fighting capabilities. 2. Privacy and Noise The buildings are situated so no adverse impact to adjacent residences should be experienced in respect to privacy. Noise ,should not be a problem in that the nature of the use is not a high noise generator and the hours of operation are limite' to daytime and early evening hours. Lighting is limited to fixtures on the building. 3. Crime Prevention and Safety In order to minimize crimes associated with the proposed use employment of a full-time watchman is planned. 4. Access and Circulation As mzntioned previously adequate access to pobl, • streets is provided and a circu- lation system that provides sufficient accessibility by fire vehicles has been pro- posed. r • • • 41•M.ramom,.. _ _ REVISIONS BY M• II0 IrMIEN . -- - - -R�� ---IOC•IQUICK COYr11M• VALVE ---`_- VMS.VOA-LA I 1 0 j� \_-/INIEw O�.At� •__.._._-_._ •A1 Y.UMION_____.___---- -.�- VW JMgIWD MO TOM -_.._ _ /Olt 11: __. - _ _ ._ JI •P unult ow IU�,rl .44? . . ________ -rvc LA16011 LINI• EOMI/1(NUN VAIYI 0.-t•.. TT nom 11AO.VILL VALVE •0V e ••A'/II BUMP • _ •-•y_-- -_' / POLY PIPE -..-__-----.__ \ . • - - / _. •'"e5 d.g f o o d er•IR,oc�7tNS i o 61.71 41411. %fti.4 o 1 = • • e l • ' E► • . I NO SCALE N vulr ILL 41 \ 8 O i STREAM ROTOR POP•UP HIGH POP-UP SPRAY HEAD_ _ NO SCALE 1 NO SCALE \ M F. ___... �- I r O '� I c ,D 1 t. IUCA�NG l'b _ r--/IwItN 0/1•01 / \ \ I d / in E. O I, EN • C r---------- IUC RING 11U I W -----TrvC (l[EY[ A , i1Ml•N OgAOE /I / �\ ;Ira; 10 VALVE I VALVE BOX V . `k(---`. • +� t ;;';! : T: - ISIIE - � . - -- ElEC1gIC vAl vt flit ILl -tOLYl MT- + \ •'/iLOW CONTgO I 1 / • WELD TO ADA PT(q \ Cfl �r PVC [u---. ._- __-_ ---� -rAwuAt DpA1N VALVE • tel * , a,� .. i [II . • YYG NIS►L[--___________/ I�,• __7•'t,ONG PVC Nlr/lt rrrill � �( l I ,„,,N v ` a) _, il :•D��-----NIN f CU ET SlIO1NG NA MDI E --- • ; •r -,`--- YIM.[CU iT. \` �(• K 2 0° WO G•AVh SUMP O.AV[l SUMP �] 6 ' O U \,` - , I o O MANUAL DRAIN VALVE a CONTROL VALVE & BOX ',- .,` �� NO SCALE NO SCALE �� \ / �,(.) C - '4'4 • OUTLIIrE SPECIFICATIONS—IRRIGATION SYSTEM a e• •e`�?� / N. a �- _ 1'✓GI N O F General : The plan layout of the irrigation system is schematic; follow as closely as practical . ' lt.: nL.v�l '+i•� 1 G:.�, .0 IN vL� vE F LtJ_rr it-A F`:14.�"j'r=F=� f%L�C;� �N F'L,L�N�L� Site conditions : Before proceeding with installation of any section verify I ' grounT measurement and system layout . correlation. Locate and protect all existing utilities. If damage occurs notify the agency and obtain repairs. f �/`�`\ 1 I/` �1 Project conditions : Provide protection at all times to prevent dirt or debris >'''s sl... ' r+/ 9 a mom entering piping or equipment. Storage of r�_�tr-rials shall be kept orderly / I -. and to accepted practices for full protection of the material from damage. �„ r� • 9 I T� �� `r Y PA Guarantee and _�lacernent: The entire system shall be unconditionally guaranteed 1�+ �� I ; as to materials and workmanship, including but n _ 11 ' p, g of limited to settling of backfi.l: i©� �__ �sl,----L-----1. �, areas, or d�mage to planting, lawns, paving etc . , for a period of one ,year from i,�� I,/4 �� --- final acceptance. ` Any areas or materials requiring repair shall be without p J -‘-...4...11/4,.5 . cast to the owner. I >�MA Record Drawings :: Maintain duringconstruction and r Y 8 1 g . provide the Oal�er w .th an \ accurate and exact "as built" drawings showing arrangement and locations of i _ _ all lines, valves, heads, etc . Major underground elements shall be noted with I \ - I . I triangular mc<:surements from a permanent feature. L5I._:. GC)NTV��u.Ek -- -- - . r:a 'pg.. I" Gorit'I r Product_: All materials shall be new, in good condition, construction, material, Thi �l_ c .►T��1 tVr= type a-nd manufacturer as noted on the drawings. Substitution shall be limited and only as approved. I•,orkrlanshi1: These specifications shall govern all installation and all equip- ment, material, or workmanship shall be in strict accordance with manufacturers ' ' instructions and recommendations and all local and/or State codes . Source Connection and Controller : Locate the source and determine requirements. • M ._ ,. �% Instill backflow prevention and manual gate valves; in a lockable enclosure • -- -' ' --- — J to local codes. Locate controller location and install complete with electrical ' r ,_ connection. 1 tom, Excavation : Pipe trenches shall be straight or .naked slightly to allow for expansion and contraction of piping. Main or supply lines shall be a min. 24" IIIA, depth. Zone lines shall be a min . 18" depth. The bottom of the trenches _ -- - .� shall e smoctn and free of shar7.' rocks or objects that may damage pipe. Where possible trenches shall slope to the low point to completely drain lines. ;^ ,71 Pi e Installation : Lay pipe in accordance with manufacturers recommendations, I snaked sl -hely and supported at all points within the trench. Cut all pipe —� square, chamfer edges and deburr, wipe surface free of all moisture or dirt. Solvent weld all joints except those indicated for threaded fittings. .i Valve Installation: Flush mainline thoroughly prior to installing automef eL _ -,. contF 1 valves, gate valves, etc . , at locations as shown on the drawings. Provide valve boxes or sleeves with locking lids at each location. , Valves shall be horizontal, firm and. set on a clean gravel base. All valves ` shall have a minimum of one union on the valve. Provide manual drain valves l at each zones ' low point to completely drain system. Control wiring : Lay in trenches next to lines when practical . Place in4rill.; ) �N I�w.i .c(5rTclaii WHere indicated . Control wire shall be red and the common neutral wire white. Wire sized to manufacturer ' s reeommcndations . All splices shall C.) em i") TO R.0 �7( HI' I2' RCLV 1 F...ayIAB-.&.L-' -_ be with approved moisture proof connectors . Provide a min. 18" curled coil r �� at each valve connection. Bundle wire together with tape. D IJ J TO KV `.570 HF- Imo'' Fav F74•W " 1-1rAp Head Installation : Install swingjoints at allW..l=. 1 Pis%) `� 0 F-IUI IT � r'�: �, ��C:I . fop-up `leads, and horizontal `� h' F FZ l fv ilex risers at riser heads. Provide leak free joints with free movement. Ca ,t - _ ...„T :leads temporarily and test all piping and joints at maximum source pressure p 1�`" ��t�T� Y l F= for one hour; repair all leaks. � �. Backfill trenches bybedding �%G7tJ[' -E CAH�t%K �1'G1.a. , F 1✓'�;c� b C�'~�Y i " \-�_ _- pipe in fine soil and tamp fim. Fill trench a-_ ML`_''.NUlsl- L�'I•::A.i t� �/+dl_v�. to surface providing a depth of 6 to 8 inches of native top soil at surface • oof trench. Above ground risers shall be galvanized iron pipe stake to hold 4)-- �,-,1G1�. C OUI`'i,II`k�� •vim VC` - f i INI3IR.r}—. .2 I 1,, I I , I. tm. � W' ® - ---0 -- - Q - - ---- e _._ e 11 ._T_ __._ Flush system thoroughly and install heads . El-�' , GONTR.:71.. V4.1-.V .• - r<44 N `1Vh LT) r6--f�R5 ..:--'5�1�5 I `-- Ad,justment and Balancin : Adjust head to provide uniform coverage and to limit A r--4--V-6. C.ON I F:c2L-L e;R FA N e,1 Qp CI G- ;o sprinter over-throw on o unwanted areas . Clean Ute: Remove debris, equipment, surplus materials, etc . , from each area riga -I4\_c}� 2c7.) I'"VC- M,(S,1NL-IIy�._._ as the divisions are completed . At completion of system site should be neat je i ,, f , and orderly. — - -- r- 30 pREUM1NARYf .3wnSubmittals : At comp:l etion of the project before final inspection, providethe Cromer with a set of accurate record drawings, a written summary of maintcn- ance procedures to protect and maintain the system throughout the year, nd ' , all brochures or instructionss _� 1 included with the equipment. Materials sh�ll �dl�- I ..X7 shed be placed in a binder for future reference. +/ TICr'1I .I) WEST JOINT VE.IN.I'TURE. 01 Ic • of 9 shl•f'I:i �^24 X II MORMON NO IOOON CLEA.MNT• AO* , . . . . . „ , , . 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I I ` " '" I I ( I I I I I I I I 1 I I I I I I I 1 1 i I I I I I I ,I I I I I I I ,_ - _... • NOTE: I F THIS M Ii ROF I LMED I • 2 3 4 5 6 7 8 9 10 I I 12 DRAWING IS LESS CLEAR THAN Yr J THIS NOTICE, P IS DUE TO ? + I - • T+ QUAL?TY OF THE ORIGINAL DRAWING. --- _— _ _ `� OE 6Z 9Z 12 92 52 tt2 C2 22 12 OZ 61 91 LI 91 SI IPI CI 21 11 01 6 9 i 9 S h E 2 I*'111,0• EMI1IIIIIIIIIIIIIIIIIIIII11IM II1n1I1111I11I1II111I1111IlIIIIIMIIIAMIMI611ln11I11111M1I110/11II1111{I(11111 11611111I1111111111111111111I111111111IIIIIIIIIIII111111III1111IIIIIIIIII W1110161l111111111I1111I1111I1111111111/1 11111011111111 W IM 12 4 IX . • t MICROFILM SERVICE CO. M A Y 1991 Commercial Microfilming, Processing & Supplies _- _ 2Portland, OR. Seattle, WA. s a i Marra VMMINNIMM.11111111101.11••• Amor OUTLINE SPECI_FICATIUN , PLANTING b SEEDING - REVISIONS (.7:1, Y1 General: All plants shall conform to all applicable standards of _i ..JI �.� ..] - the latest edition of the American Standard for Nursery Stock , A.N.S. 1.260. 1 . -- _ -_ _. —_ Substitution: Only as approved. Guarantee & Replacement: All plant material shall be guaranteed .- from final acceptance for one full growing season or one year, whichever is longer. During this period any plant material that is not in good condition and producing new growth shall be re- placed by the Contractor. Topsoil and Finished Grades : Planting areas will have topsoil placed by others prior to landscaping. Landscaping shall include �--- -, finished grades and even distribution of topsoil to meet. planting 1 requirements. Additional. topsoil where required for mounds or ,� � filling shall be supplied by the Landscaping Contractor. Grades p and slopes shall be as indicated by the drawings. Plan.tine, bed � f� $� grades shall be approximately 3 1 / 2 to 4 inches below adjacent. walks , paving , finished gradelines , etc. , to allow for bark application. Lawn areas shall be approximately one inch below " �� adjacent walks , paving , etc. Finish grading shall remove all ,_/ depressions or low areas to provide 111,11112 � �� =5GA1,- L _�N ! I� {7.,1,1bp�A positive d.ramage throughout ' �, -24A __. � ,._. _,.__�„_�- the area. 2GA1.. `T �/G I l' ' ' L . Herbicides : Prior to soil preparation all areas ::bowing any i Ak ' 1' r. growth shall be treated with Round-UP (or equal) it strict actor- - _, o dance with the manufacturers' instructions. a' 51! SoilPreparation: Work all areas by ro`_ot.illing to a minimum r II .- •, depth of 6 to 8 inches. Remove all stone, sticks, mortar, large 'a) 1'ZG7 JC.►t'.J tpe,� 1"A , clumps of vegetation, roots, debris or extr.' neou, matter turned , - - - ` / ! ''' 5 x: ) , i ( GAL Qi G / up in working. Soil shall be of a homogeneous fine texture. j , Level , smooth and lightly compact area to provide smooth finished r.% / grades . �A� if-- I Piantin Hole: Layout all � plant location and excavate all soils f�,�� from planting holes to 2 1 / 2 times the largest root ball width. .. i� 7� Loosen soil inside bottom of plant hole. Dispose of any "sub- i" ;i �� soil" or debris from excavation. Check drainage of planting hole r A . I with water, and adjust any areas showing drainage problems. �' \ L..� ! • Soil Mix: Prepare soil mix in each planting hole by mixing: , -� I �, ,, _ 3 parts native top soil (no subsoil) rr/ _ ! .2 1 2 parts ground bar!;, treated sawdust or approved organic matter '�4: 1: �� `" NN Lw r 9 ' COT�14t.A�TE. c� 1 part 2-year old cow manure % . '' - i�M /2GAL PA ia.t•.1 A'f . 1 ' O/C 1 (. TR' rJ T EL's.� - Thoroughly mix in planting hole and add fertilizers at the rate _ �/ 2,, � � • N - shown. / Small shrubs - 1/8 lb./plant Shrubs - 1/3 to 1!2 lb./plant II _4 e5 CALL0IJ IA / Trees - 1/3 to 1 lbs./plant l i ; G A R�.i R �,A►, ?` O.G.. , <o L A U R. E.1. Z g FS E.L.. �1 �i�,TUGAL LALtR.6L ' (CMA ` �\ 2GA1.• S'' co/G ,o 1 �1 � Gi�A(�E. • • Fertilizer shall be equal amounts of commercial 16-16-16-5 and 2, GA,LI �' p. G i` ' A , �GA,., IAt4 �.� C,�r ?,' O�c: bonemeal . . \� ‘\ • • Planting: Place the plant on a layer of compacted planting mix I�-- • ,-- 0-.' 11-0 O . ".` �� CG ON at the center of the planting hole. Remove containers or ties /" � � / 0'' ti 2 GAL. �ARhIA`fI '� o/c. _ r'' and burlap from Lhe top of B & B plants. Check roots and cut for �.�, 0.! 0 ,� ! 0. �" • any frayed or broken areas. Backfill planting hole with soil mix .'�4 • 19 / �1' �� while working each layer to eliminate voids. When approximately ,. - • 2/3 full , water thoroughly. Place remaining backfill and dish ..- '� ry LaU0.� � ZAbE ' 4111r i \ Co ! � surface around plant to hold water. Final grade should keep root 3R.C�0 r/) L` V as- . _1 2. G A i_, 5 �/G ball slightly above surrounding grade, not to exceed 1 inch. GAL p•11 > - Water again until no more water is absorbed. - _ J N. 1-- . Ig guy all trees. Stake shalI he 2" � `jU � �t �' TAM - ' -r--- Stakin. of Trees : Stake or by i GAL 7 °• CI' _ %,r l 2" S4S Douglas Fir, min. 8 ft. long, stained earth tone. Tree 4 4 LO1 K1Kik' 1KiNkliCk'�, ties shall be 'Gro Strait ` tree ties. Guy wires shall be min. 2 ,-1 ,,- �,-al. ti' ,� 5�, ,'�+ 30.G strand twisted 12 gauge wire, and 2 1 �' »" �� g 9 ply garden hose. �♦ S L lC1 �� Mulching of Plantings: Mulch planting areas with approved medium �� - ground bark mulch (3 / 4 minus) to a depth of 2 inches in ground ( i I PHOT1 I•lIA PR/��ERi /�kY'0 cover areas and 3 inches in plantings. 1 �* , ..i �--- 2 GAL-. I ?, -p,�. \ Ground Cover Plantings: Plant ground covers through mulch, exca- vating holes to 2 172 times root spread and adding soil mix - `.\ 1�3 around each plant. Fertilize ground cover plants with commercial • fertilizer (16-16-16-5) at 25 lbs. per 1,000 sq.ft. Plantngs: Midway through the growing season the plantings shall ' be inspected and refertilized and any needed replacements made. G� � p • Also, spot application of Round-Up (orequal ) shall be made to ♦ L/ . r. 1 all areas showing any growth of weeds. • Clean-up: At completion of work all extra material , supplies , --' equipment, etc. , shall be removed from the site. All walks, t paving, or other surfaces shall be swept clean, mulch areas shall -- have debris removed and any soil cleared from surface. All areas H POP,TUGAL. LAUR 'E L L 14 of the project shall be clean, orderly and complete. _ --- --- -- -- IYLA •.� 2 GAL 8' o , c _.( - • � - ...441 ...' t. EG-IL�UOUS 'r�Erc Iv f----Qt :_, ...,)_, st_ N • „ . 4 lili .;7(3 • t. PNo I N ! A1� • k-, _ 5F'l",G+FI EC ! 2 rA 8--r ot G ___ R A+�. R, j Ir.- . 14 b+°y 1V E E01.1-:-/ ST eE 1_. ,,'„,:-/.5, > �/xlI i k.. ) ( 4,-;i rx�ual srv�.r rI`;RLI G A GA L t F - I I 1 5 rrA�.., PAG. Ax - • 4 ^ - --dr tit' RUBBEtz HOSE- OR I i �. �! 1 J� 4�I IT Ttz. E r1� _ PINE ..511.1211_,r.,_ _. D006. Ft fz, G' I'O ' O. G Aim G'� �2 O.G. 1 ��++I 2 {2. :>F - 8' t�ENCoTN � 't olio ,' • S. �-- ;>�r �►1. W 1014 IL 4 -TIL eP•TEG r!/ ONE LJ i�-y '' '� ` P A ►144 1 �,�r'R * • ''' 's�� `.. �. l!'41;; C,a4T of E (H TONEti *if • ‘ '` .--,,r -,V, flaw&gli • ., . , . . ji... 4._ .6h.c.ie I IZ K- r t(. +4 :',1 - '. 411i : 1. 11 iii 0x-1'-FI i--t- P6 .� / �_ L —/ �PECaFIFy 1 1 BnC KFi4-c MOVwV �- 'r' .�•�N. i 1 C.OMPILTt:'i:• OF '`X�'L- Z GAL. �A R tJ A`f I fit/ , 7 PIE .. H o R� � Mix - '17V2-eAi; vrz-rte mr 1 I • h\ '\'�.,-�\\�' To u.A4FovM TO' O.C. 7 L�} iJatP 49 juNIPLR, TAM. GAL O. 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IrZ EZ 22 I GZ e1 es LI 91 fl 01 CI #I II 01 6 9 L 9 S b E ? 1 swan. 24 �r!IIIuIInninulnnlnnInui lnlinfilI11111111I1M110LnInultrulun6111111IIIIIIIII1111G11111II 1.111111111)11111I11111111111�11111111114111I1111111111I1l1111W11111111111111I11111W11101111111IIIIII 1111IIIIIIIIIIIliffili 6111W11llU�1111011111�111il11 4 _. !, MICROFILM SERVICE CO. Commercial Microfilming. Processing & Supplies . . 2 4 Portland, OR. Seattle, WA. 1 ;.. dm., ..;- - , .�� "'- -- - • -In(I•M• 1I• '1•.601•/4•l ,�+�� ,__REVISIONS , BY •Wal aWNIN• VAI VI ----- r•- ------ -. ---._-*_—'_—' MINN 1111M . •_ , \_ ./IMI{M0111S01 - - ,•I* uMl•N _ II! A • w,0414011049101 PO11 Ilk __-__ _ VIWI roe-ur {►41 Mt*o 1 .--/VC LAIC\A♦ Limit -POM{l1 tMI(II V•I vt - _ paa la. _ tAO011 OR It/- _..-� ' . Pell MI •1091"r iter �\ I •• rata r...--- \ **OM- —_— __ Eli 1110111111111;10111 El! ��4 -_.--�— __ vaivI so' •elAVll *VS/ \ roa, rlrt -- _ --- ,l— \ l ro•6;O•iS fiel2Vo'[rte'�.ape�Rlnic;_ ` :4.0 �••Q •r¢fo J -,,••,....... - --- - \ . . • o•. h V' •••CCP •� O•pd?1'b,P�•0•�c•• \ -• e BACKFLOW PREVENTION PEV1�E \ "---- —� a0$CAI.E roll ILL __ ,!7 STREAM ROTOR POP•UP HIGH POP-UP SPRAY HEAD _� ao sail �" j NO scut 44 O ' d \ II I i/ iN • 'milt* O•Aol \ \ LOC•IN6 110- ___� �- \\ O -.�� _---_-_...- LOCIMG LID I" \ ----true to/eve 4 ,: .lN1.N •M.(,I ,�. w +R 1! r0 rt�Y! 1 i11 ---4tll.f lT UNE ------- C n, 0 i' PVC TAN OA ILL __ - •O(PI II --__.._.—__.._._ W' // /( PVC KIPPLI --- - 411► Ell -BOIVtN+---� \ .N r IIICT•I( v•/VE \� \ I •• L Imo \` Oao TO AOAP/IR \ �( lr, •PION CON+•0 ,� 1 \ y U ri PVC ellIT --- I. • _�; �� \ io--- s 'rvc o_a •• - rloElo PVC want '"►_-------7- 1 1 I / E. •1 I v o � ••;•, -----wN 1 Cu n alotwc HANOI! �.o;S - - rw l cu rr L `� � 1' oOAvtl SWAP pllAV,I Burr _ + O �� t MANUAL DRAIN VALVE • CONTROL VALVE 8 BOX ��``� 9 NN NO SCALE NO SCALE I '144 ' W I r, NIIII ....--- OUTLINE SP.,CIFICATI OILS -IRRIGATION SYSTEM ' F'c�lr_�-r �� ;;,,�.,I , n � 11; '' --- 41 General : The plan layout of the irrigation system is schematic ; follow as N5'►'p_� D�% v', I'��" I�'u'r'i" closely as practical . [ 1'/ oL�..� �" _ r'L.,ac. e IN F':4''.. 11"e r:- 4. W L l' c + 1 (%I.41,4,e Ir T' I Site conditions : Before proceeding with installation of any section verify - ground measurement and system layout . correlation. Locate and protect all % lb . existing utilities. If damage occurs notify the agency and obtain repairs. 1 C`.a project conditions: Provide protection at all times to prevent dirt or debris Q T--- r ;,4 ?rom en er ng i ping or equipment . Storage of materials shall be kept orderly / " \ A , 1 and to accepted practices for full protection of the material from damage. . 0 / s. r ,r . ade Ni i `�.. Guarantee and replacement : The entire system shall be unconditionally guaranteed I , 4 ,� as to materials and workmanship, includingbut rot limited to settlingc. r . . r 1....____—_ backfil: �. I , , r, areas, or damage to planting, lawns, paving etc . , for a period of one year from iia ll / t 1. final acceptance. Any areas or materials requiring repair shall be witt.out r, �, ; cost to the owner. I'/ ..._.a ('� I L ,- 11 '--- /� t r:, • • Record Drawings : Maintain during construction and provide the Owner with an ' accurate and exact "as built" drawings showing arrangement and locations of • all lines, valves, heads, etc . Major underground elements shall be noted with I �� • rI1 triangular measurements from a permanent feature. \ JN TkrAyEk ! • Products : All materials shall be new, in good condition, construction, material• 1 e.'-_,, L.---•___.,1 �" `"�''' \ ��e'�'I I' '-� f1'+ TI ' ik 1 type aJr manufacturer as noted on the drawings. Substitution shall be limited T�-'1 '_lL1TSI I and only as approved . }• I• • i ! Workmanship : These specifications shall govern all installation and all equip- went, material, or workmanship shall be in strict accordance with manufacturers ' ' 1'14 • instructions and recommendations and all local and/or State codes. i'/z 1 Source Connection and Controller : Locate the source and determine requirements. IVy !- �_• Install backflow prevention and manual gate valves, in a lockable enclosure 7 to local codes. Locate controller location and install complete with electrical _-.1 7 r\--- connection. Excavation : Pipe trenches shall be straight or snaked slightly to allow for expansion and contraction of piping. Main or supply lines shall be a min. 24" 1'' _ _ _ _ _ l - I /' \ 1i )- depth. Zone lines shall be a ruin . 18" depth. The bottom of the trenches `. — i I shall be smooth and free of sharp rocks or objects that may damage pipe. Where j i + possible trenches shall slope to the low point to completely drain lines. i I PipeInstallation : Lay pipe in accordance with manufacturers recommendations, _ ___ _ "snaked" slightly and supported at all points within the trench. Cut all pipe square, chamfer edges and deburr, wipe surface free of all moisture or dirt. I • , Solvent weld all joints except those indicated for threaded fittings. 1-):)!: .,1_,_ -I I'17 A� Valve Installation: Flush mainline thoroughly prior to installing autompt4 �'' • control valves, gate valves, etc . , at locations as shown on the - — — 11-- . drawings. Provide valve boxes or sleeves with locking lids at each location. .� Valves shall be horizontal, firm and set on a clean gravel base. Al]. valves ( 1) �� shall have a minimum of one union on the valve. Provide manual drain valves at each zones ' low point to completely drain system. Control wiri m: Lay in trenches next to lines when practical . Place in L.... !:7 �••�' �,! ,,�,,� l> '? 1=oITITI .t wriere indicated . Control wire shall be red and the common neutral _ �_» __ _ ___. _____--_-_-_ I All splices i c e s shall ----__.._._�.� - - -- --- I � � wire white . Wire sized to manufacturer ' s recommendations . p — • • 7��11G� ��E t r N F- I2' rst t , f' c M it I r be with approved moisture proof connectors . Provide a min . 18" curled coil ��,._�,.y , at each valve connection. Bundle wire together with tape. I) �� ,; TQC' e� � v�7U•701-IP I ' r...dr:, E.F-,K .� N -: -- . '4 t „>��I i HUNT � • Head Installation : Install swing joints at all Fop-up heads, and horizontal F�. t > T .M k ''TO R. N 'Zrrt. 5F� �N , ----1i flex risers at r ser heads. Provide leak free joints with free movement. Cap 11 I/�. G�-T'� VL�1�/E i I ;.. heads temporarily and test all piping and joints at maximum source pressure f 1 � __ for one hour; repair all leaks . GfjuD1..E GN6CAk.. Ydt ►/m, pe-t, 8c? i/ ► " 1 I �� Backfill trenches bybeddinga pipe in fine soil and tamp firm. Fill trench t�AI IV \/i�iL-•�.-!� L____ I to surface providing a depth of 6 to 8 inches of native top soil at surface 0-- Md.N1�(�l. of trench. Above ground risers shall be galvanized iron pipe stake to hold -- e.iiGK t:L?UI"'LINCI �✓L1►la/M• -- F�hINt31Fr-tC,°*~,3, 1 I • firm. - . -a __ __ -_ - -----_ .45, _: -_ _-tom--_'_'__..{-.__-- -- ,� • ata -� Flush system thoroughly and install heads . 0 6L-.. ,. coNTRE7L VdL.v.5 }A4NIrifZr re.- �•10�_I 1 __ Adjustment and Balancing: Adjust head to provide uniform coverage and to limit 8 NTF L L R F.,AiNti t ;7.1.7' C t C. - Cc I "' sprinkler over-throw onto unwanted areas. iI, _ E --- � __ " LaA l'.00F''VV.., i.-,/ST'E G:LS.1-.... / } 1 :.� (c* Clean Up: Remove debris, equipment, surplus materials, etc . , from each area 06.as the divisions are completed. At completion of system site should be neat _ _ N I I and orderly. __ = C �.adFa�► 160 pVC,. . ... m.\/- ..-m. '.. 0,A. „„Submittals : At completion of the project before final inspection, provide the owner with a set of accurate record drawings, a written summary of mainten- r ance procedures to protect and maintain the system throughout the year, and all brochures or instructions included with the equipment . Materials shall xtS+.E. 1 )' ..,.,p, S' eei be placed in a binder for future reference. 2 i il: rtiaa WEST ;ac_IH I VENI I LkL AUG - 11986 / SPAreiN w '� wlr i.+ 24 X 20 PRINTS()ON NO 1000N CIEARPRINI• .. . :. y .•„ ._...__. ._ _ , -+.ales«..e.r.«:-Ps.n-.4..,r»...... uwnid••. - .. ....w+IM+.+�!era.w.,.,-...-....•.-•.•:.'..-.•_...,,e<-....,_.....,...... ...... ' _ _ .«w«..:•>Nr>nnH..l.'.•a. :a-:. 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