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Tigard Retail Center - Land Use Permit Application M• I i N w g Tigard Retail Center Land Use Permit Application for Planned Development Tigard, OR August 29, 2008 i i Tigard Retail Center Tigard, Oregon Land Use Permit Application for Planned Development Table of Contents • Land Use Permit Application Form • Proof of Ownership Written Summary of Proposal/Narrative • Response to Development Standards i • Neighborhood Meeting Documents • Service Provider Letter Impact Study • Pre-Application Conference Notes • Preliminary Sight Distance Certification Proposed Concept Development Plans Proposed Detailed Development Plans i • Architectural Drawings • Signage • Arborist Report • Natural Resource Assessment • Preliminary Storm Drainage Report • Supplemental Traffic Memorandum • Significant Habitat Areas Memo Submitted under separate cover • Traffic Impact Analysis Report and Appendix, prepared by Kittelson and Associates, dated June 2007 PR&APP.HUD BY CITY OF TIGARD PLANNING DIVISION =_ LAND USE PERMIT APPLICATION (!ygrTt&wd Pemat Cerner 1.3125 SWFW Btul, lig a4 OR 97223 Pham 503.639.4171 Fax:50.3.598.1960 i File 01. �. Other Case it ( — Date By �__ __-1 Receipt// L�� Fee Date Gomplcre - ---___ — -- T11'14OF PERMIT YOU ARE APPLYING FOR I F1 Adjustment/Variance(I or II) ❑Minor Land Partition(I1) ❑Zone Cdtange(111) (_J Comprn herlsive Plan Amendment(1�0 ®Planned Development(111) Q Zone Change Annexation(1\`1 (:onditional Use 011) - [J Sensitive Lands Review(i,II or II1) ❑Zone Ordinance Amendment(1V) I I listoric Overlay(II or Ili) ❑Site Development Review(SI) ❑Home Occupation 01) ❑Subdivision(II or III) L�-1Ttk��+FiEAE'7skbhTr'E6nC:IT01'IY�tCCc�A �: ,�, ____..__�. I SW Dartmouth Road West of SW 72nd Ave - 1S1S136CD-04200,2S101BA-00101,2S101AB-0140013 - -TCrA - - 18.16 acres C-G.MUE .kQPJJ Nil - Pacific Realty Associates,L.P. R zi1�^„a�rt��rnr 15350 SW Sequoia Pkwy,Suite 300 Portland OR 97224 503-624-6300 503-624-7755 ' 'NA1FL�kYt;tiFlYiuTF6t��x3�-- 1•�t) Eric Sporre 503-624-6300 vitt"7�E1PlYii3�;:ftFJ'6EEt5�t5C rinac r �� ane Pacific Realty Realty Associates,L.P. 15350 SW Sequoia Pkwy,Suite 300 Portland OR 97224 503-624-6300 503 624-7755 - When the owner and the appiicant- arc deferent people,the applicantmust be the purchaser of record or a lessre in po lOn Widl writtC:i awhorvation from the owner yr an agent of the owner. The owners must sign this application in the space provided on the hack of this fol m or subittit a written authorizuiou with this a lication. TRUk%AL'S411Yf VK'?(Nlenebe"die) --� ----- i— - -- Refer to Project Narrative APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF 'TFIE REQUIRED SUBNII'fTAI_ EI.1 MI NTS AS DESCIUBED IN THE"BASIC SUBMITTAL Rf QUIREMENTS"INFORVLATION SHEET. _ - - - --- - is\euruht\masters dand use applir,ationc\Iand tL;e peanut app.drx TNR A R ICANT SIiAI.IR RTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements wad the statements in the plot plan,attachrwzits,and exhibits transmitted herewith,are true;and the applicants so acknowledge that anypermit issued,based on this application,=p be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EAC i. OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. r i Owner's tine Date Owner's Signatuiz Dau Owner's Signature Date Owner's Signature Bate Owner's Signature Dau Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD Date: August 28 2007 LAND USE APPLICATIONS BASIC SUBMI'T'TAL REQUIREMENTS Project: Tio rad Retail Center APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. ➢ Include this form with submittal packet. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. A Three copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed complete. ➢ Each packet must be collated. ➢ Plans are required to be a minimum of 24"x 36". ➢ Plans must be FOLDED,rolled plans are not accepted. licant Staff Documents Copies and Fees Required Completed Master"Land Use Permit" Application with property owner's signature or name X of agent and letter of authorization X Title transfer instrument or grant deed X Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval X criteria ass specified in the Pre-Applicatiori Conference notes Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of X Posting&Mailirr Notice,Minutes,Sign-ii Sheets X Service Provider Letter X Impact Stud per Section 18390.0403.2(e) X apy of the Pre-Application Conference notes r X .Film Fee see fee schedule) X Preliminary Sight Distance Certification X Preliminary Storm Calculations X Arborist Re ort X Traffic Report if Re uirec ed) —� X Maps or Plans Plans must be at least 24"x 36" X Architectural Drawings (elevations&floor plans) Existin&Conditions Ma X Landsca a Plan X Preliminary Gradin Erosion Control Plan X PrelunirtaryPartition/Lot Line Adjustment Plan X Preliminary Storm Drainage Plan X _ PreliminaryUtilities Plan_ w Public Improvements/Streets Plan X Site Development Plan X Subdivision Preliminary .X. .. Tapo raphyMap X _ 'free Preservation/Miti ation Plan .. Vicinity Ma ➢ Once your application has been deemed complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2)sets of stamped,addressed#10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (# 10),addressed with 1" X 4" labels(please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). L-\CURI'LNC.N3asters\SubmittalRegtw-emenuC7IeckLitcdoc (Updated:20-M1 2y-08) Q DW,. Y�C►ttd4 Btat+7 K ORUNEWALd $t6.00$600 sett 00;1,676 le-tow-$4,733,00 RECORDING REQUESTED BY AND WHEN.RECORDED MAIL TO: Pacific Realty lAssociates,L. P. tf04137a8130t 3T05sotl8oE189 s,, i,Jetty Fianaon,Dtree�r et Aataasmen[and Taxatlan 15350 SW Sequoia Parkway and 6-0enetaaountyewworw►sne,poncounty , Suite 300 Oregon,do hereby ctrfttt�the wthinInstrument of 1 1 _ witlng.was received and recorded in the book of ` reeardsofsddcounty. '�, . Portland,Oregon 97224 Grantor's Name and Address: J"It Hanlon,otrsetorWAseesamsm and Taxation, *_1 it-Mcio County Cterk r Gordon R. Martin ' 1778 Ala Moana Boulevard Resolution Tower Apartment No. 4016 Honolulu,Hawaii 96815 Grantee's Name and Address: Pacific Realty Associates, L. P. 15350 SW Sequoia Parkway Suite 300 Portland, Oregon 97224 Until a change is requested all tax statements shall be sent to the following address: Pacific Realty Associates.L. P. .. 15350 SW Sequoia Parkway WASHINGTON COUNTY Suite 300 REAL PROPERTY TRANSFER TAX 0 Portland,Oregon 97224 S o3 FEE PAID DATA STATUTORY SPECIAL WARRANTY DEED GORDON R. MARTIN (also shown of record as Gordon Richard Martin), an individual, lz ("Grantor"), conveys and specially warrants to PACIFIC REALTY ASSOCIATES, L.P., a Delaware limited partnership, ("Grantee"), the real property described on Exhibit A, attached hereto and made a part hereof, free of encumbrances created or suffered by Grantor except as set forth on Exhibit B attached hereto and made a part hereof. The true consideration for this conveyance is Dated this r day of August, 2003. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED STATUTORY SPECIAL WARRANTY DEED PAGE I OF 8 USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. GRANTOR: By Gordon R. Martin i STATE OF HAWAII � A l r 7/J G`iti(/� ) Cozen y of ) ss. 1 This instrument was acknowledged before me on this day of August, 2003 by Gordon R. Martin, an individual. otary Publi r H My commission expires: / 5 L i r: i r STATUTORY SPN(41A.L WARRANTY DEED PAGE 2 OF R tea, EXHIBIT 'A' Legal Description PARCEL 1: A tract of land situated in the Northeast one-quarter of Northwest one- quarter of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at a stone set to mark the intersection of the Eastern boundary of the George Richardson and wife Donation Land Claim No. 38 and 55, in Townships 1 and 2 South, Range 1 West of the Willamette Meridian, with the North line of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, which stone bears North 20 09' West, 1030.3 feet from the Southeast corner of said Richardson Donation Land Claim, and running thence South 20 09' East along said Donation Land Claim line 153.7 feet to a point; thence South 890 26' West along the Northerly line of that certain 8.64 acre tract of land conveyed to George and Julie Martin by Deed as recorded on Page 65, of Volume 160 of Washington County, Oregon, Deed Records, a distance of 1348.0 feet to a point; thence North 01 29' West along the Westerly boundary of land owned by Sarah Turnbow Buell a distance of 322.7 feet to an iron pipe; thence South 85° 00' East, 530.0 feet to an iron pipe; thence North 890 26' East, 382.4 feet to the Northwest corner of that certain tract of land conveyed to U.G. Shaver, by Deed as recorded on Page 195 of Volume 172 of Washington County, Oregon, Deed Records; thence South 00 26' West, 50.0 feet to the Southwest corner of said Shaver Tract; thence North 890 26' East along the Southerly line of said Shaver Tract, 435.6 feet to a point on the East line of said Richardson Donation Land Claim; thence South 270 West, 67.6 feet to the point of beginning. EXCEPTING THEREFROM that portion described in Deed to Homer Martin, recorded December 27, 1956 in Book 389 page 473, Records of Washington County, Oregon. ALSO EXCEPT THEREFROM that portion described in Deed to Supervalu Holdings Inc., an Ohio corporation, recorded March 16, 1993 as Fee No. 93019618 and re- recorded June 25, 1993 as Fee No. 93050193, Records of Washington County, Oregon. AND ALSO EXCEPT THEREFROM that portion described in Dedication Deed to the Public, recorded February 6, 1998 as Fee No. 98011117, Records of Washington County, Oregon. Exx1E1T(CL58) PAGE 3 OF 8 FURTHER EXCEPT THEREFROM that portion described in Dedication Deed to the Public, recorded October 20, 1999 as Fee No. 99118497, Records of Washington County, Oregon. PARCEL 2: A tract of land situated in the Northeast one-quarter of Northwest one- quarter of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at the Southeast corner of the George Richardson Donation Land Claim No. 38 in Section 1, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, and running thence North 20 00' West along the East line of said Donation Land Claim for a distance of 879 feet to the Northeast corner of that certain tract of land in Section 1, Township 2 South, Range 1 West of the Willamette Meridian, and in Section 36, Township 1 South, Range 1 West of the Willamette Meridian, conveyed to George W. and Julia M. Martin by Deed recorded on Page 65 of Book 160, Washington County, Oregon, Deed Records; running thence South 890 25' West along the North line of the Martin tract for a distance of 429 feet to an iron rod which is the true point of beginning of the hereafter j described tract of land: Running thence from said true point of beginning, North 00 27' East 219.9 feet to an iron rod set on the South line of that half acre tract of land conveyed to U.G. Shaver by Deed recorded on Page 195 of Book 172, Washington County, Oregon, Deed Records; r running thence South 891 27' West 13.1 feet to an iron rod at the Southwest corner of the Shaver tract; running thence North 00 27' East 50 feet to an iron rod at the j Northwest corner of the Shaver tract; running thence South 890 27' West 382.7 feet to an iron pipe in a fence corner at the angular corner on the North line of that certain tract of land conveyed to O.L. and Caroline Rose Hovard by Deed recorded on Page 419 of Book 267, said Deed Records; running thence North 850 00' West 530.5 feet to i an iron pipe at the Northwest corner of the Hovard tract; running thence South 0° 53' East 321.9 feet to an iron pipe at the Northwest corner of the George W. Martin tract above noted; running thence North 890 25' East 917.2 feet to the true point of I beginning. EXCEPT THEREFROM that portion described in Deed to Gordon R. Martin, recorded March 16, 1993 as Fee No. 93019617, Records of Washington County, Oregon. ALSO EXCEPT THEREFROM that portion described in Dedication Deed to the Public, ` recorded February 6, 1998 as Fee No. 98011117, Records of Washington County, Oregon. FURTHER EXCEPT THEREFROM that portion described in Dedication Deed to the Public, recorded October 20, 1999 as a No. 99118498, Records of Washington County, Oregon. EXHIBIT(CLSS) PAGE 4 OF 3 la' PARCEL 3: Parcel 1, PARTITION PLAT NO. 1995-013, in the City of Tigard, County of Washington and State of Oregon. EXCEPT THEREFROM that portion described in Dedication Deed recorded October 20, 1999 as Fee No. 99118505, Records of Washington County, Oregon. I i FXNIBIT(USS) PAGE S OF 8 eaY.W a�.YY i1 1.YY•f Olaf�air.w X111111 1111 1�11 �II� 1111��1� 00837667200501165370080084 1,Jany Hanson,Director of Aaseumaf t and Taaanon and E.-0ffWa county clerk for Wuhington County, Oregon,do hereby Kandy that rho wehlnErment of wrltima wa.mealvad and nco fdod In Na book of records or add county. , Jerry R.Hanson,Dkeetor a sea and Tzanon, .;,P'�` EaOtticla County Clerk WaiNgton ` 06/30/2005 02:50:38 PM 199. 100w9aft D-OW Groat Un.15 DHOFFMAN $25.00$0.00$11.00$0,825.00.TOUT a$8.89-00 RECORDING REQUESTED BY AND 11111111111111 WHEN RECORDED MAIL TO: �00795530050053 iScReallvAssacie L.P. 1,Jerry Hanson,OlnderofAs—ao,anlafdTwode. Pacific. •J �+ and EKcmao Coway ClonttorVluMnObn County, 15350 SW Sequoia Parkway Oregon,de hereby e.nlb that the were.h.=4n d wntlng wu nodv.d and[aeeroed ln,lh.book of $idle 300 .cards d Wtl cauny- y,-..I,�tP_^�`�r Portland,Oregon 97224 Jerry R H.Men,Dinet.r aaasan ret and Taxation. Ex.OlOde Courtly Clara Grantor's Name and Address: „1 Gordan R Martini nod Sheila M.Martin V C/o Adams&Stewart THaS DrsG xS �E 9-yG fC eEzr nr ' 8555 SW BarblrBlvti �-� �'�k,��GT T yam. L c, j� 6,csaRx)"r-r 4 Portland,OR 97219 Grantee's Name and Address Pi-,cv-rc-vsi Y Pacific Realty Associates,L.P. cw-t,1 r'.I Era°T jt fftG13 c l2 7�, �. 15350 SW Sequoia Parkway Suite 300 t Portland,Oregon 97224 fQ ' Until a change Is requested all tax statements shall be out to the following address: WASHINGTON COl}NTY Pacific Realty Associates,L.P. 15350 SW Sequoia Pazimay RFJLL PROPER�1'TRMJSFER TAX Suite 300 scoge35. �� Portland,Oregon 97224 PEE PAID DATE i i STATUTORY SPECIAL WARRANTY DEED GORDON R.MARTIN(also shown of record as Gordon Richard Martin),an individual, and SHEILA M. MARTIN), an individual, (collectively, "Grantor"), convey and specially warrant to PACIFIC REALTY ASSOCIATES, L.P., a Delaware limited partnership, ("Grantee"),the real property described on Exhibit A attached hereto and made a part hereof, free of encumbrances created or suffered by Grantor except as set forth on Exhibit B attached ( hereto and made a part hereof. The true consideration for this conveyance is-together with other good and valuable consideration. Dated this ll day of June,2005. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WFI'H THE APPROPRIATE CTPY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED STATUTORY SPECIAL.WARRANTY DEED j K:HI275-ManinW000MB%SpmWWarranty Deed Mar6ntoFMDOC PACE(OP 4 i ___� 1 . _ ,� �IIIIfIfIIINIIIIIIfIILIIIIII ` 2006-116537 2oGSWNW USES AND TO DETERMINE ANY LIMITS ON LAWSUTFS AGAINST FARMING OR ' FOREST PRACTICES AS DEFINED IN ORS 30.930. { GRANTOR: f �e Z; Gordon R Martin,an individual 1 Sheila K Martin,an individual By Gordon R Martin pursuant to Stipulated Order Re: Real * Property issued by the Court In the Matter of the Marriage of Sheila M.Martin and Gordon R Martin, Washington County Circuit Court Case No. C002344DRC and filed May 18, { 2001,by the Honorable Steven L.Price. i STATE OF OREGON } County of L l This instrument was acknowledged before me on this'�)-7 day of June, 2005 by Gordon R. a Martin, individually and on behalf of Sheila M. .Martin, individually pursuant to StipulatedAW Order Re: Real Property issued by the Court In the Matter of the Marriage of Sheila M.Martin I and Gordon R. Martin, Washington Coventy Circuit Court Case No. C002344DRC and f1led May 18,2001,by the Honorable Steven L. "rice. I 4FFIGtALSEAL CHRISTINE R.MC GOWAH bl4-or *WCOMMSSION GOMMSSON,NO,375557 My Cornznission expires:� EXPIRES DEC. S.2007 Cj{2t, 'jr/E e . (5;z.4A'WA/ c -04111t/SS/,%/ 'o . 3 I G��/Y�SS/.�✓ f.�i�3 '. 1 S Zo. � STATUTORY SPECIAL WARRANTY DEED K*A4I275-MwtW\000DMB1Spcdmd Wxmmty Deal Mattn to PTR.DOC PAGE 2 OF 4 7tlf6s1A • f Eordia��et� EXHIBIT A { 5• .2M } _ � I A, TIED, t .STA"I'8 + DUSCRDW- E H�?QIlI�1JGl tCC k IRtlY�ItOD 1Ptlt C"Y wr0of TO OXATVAL ACRW"LW Bam ON Lm OF nm Gm 72mLipmaW "T. Okit FIFE Te- OP*= USAa DSOC RZW RRDUMMOW. 'Nth MW MAr LAM SWM 00" St?tF1'E; 01-OI Q4' BA94 SW TQ THS AORTR Lm CW Tm PLAT OF `R PAI R",, 11-54W WM ALQM UW N%TH."T 163.24 nw*mT8$ colAqMOFWr 7tWSAM PLAT;TEMMM. Som.- : ram" t t&OP MM UYr?r 1 SO.pp'FEET'POM RxxC`rSIW$' L$lA OP .Mwmcw Wvf meo mr.Fun TIS OBi!TI 11XW8 SAM RJGflT`-0F WAV LW MM 1 LLO"40 (3} NOIt'$ " W$9X'. W& FS$t' TO A POW QP i t YbTtAM 1Y7.$! Mr . MW QP A 71.00 FOM RADIM i CUkV'8.TO UM , 716bD 7M A OP SAID OMVB ` CANT TANMNCS;- S IXTM orisaa"lPBsr,as m'SAM SUM LW OF t i T' am D-L a NO; 8g II UWE 8t°gS`W' WEW ALONG MW D L Q 321m FEST TO SAM � � RiC�nr�!tNI!'t'HR 1�7]!R'1'T3P$�Il+il�(3. E F 31{3,371 SQUA2E FEMMK I2. QHS. 1 (� Cf1VM_ 1ANWD R • t ts s RENEYOU JM 30 200 w. W4 WnlMwt#WM2M490m"iluii*XQtWWoMWWWMTA00WnToo aoF - .. i t t. i Page 3 of 4 /lz�/e5 Ordar No. 01-111630-28 EXHIBIT "A" PAR t: A portion the Northeast and Northwest one-Quarters of Section 1, To ship 2 South, Range 1 Was f the Willamette Meridian, City of Tigard, Washingto ounty, State of Oregon, particufa described as follows: Beginning at a 518 inc ' on rod with yellow plastic cap marks EPETTOLS 557"marking the Southeast corner of L of the Plat "PALMER ACRES" aid corner being on the South llne of the Geo, Richardson D tion Land Claim No. 38- once North 00112'57*East along the East line of said plat, 690. feet to the So ine of the tract described in Deed Document No. 2003-137058;thenc aving sal at line South 89123'58"East along said South line, 793.32 feet; thence leaving id th line South 01'01'04"East, 546.30 feet to the North line of "HERMOSO PARK"; a North 81°54'20"West along the North line of said Plat, 163.26 feet to the No was ner of Lot 7 of said Plat; thence South 08°05'40"West along the West 1' of said Lot 7; 0.00 feet to the Northerly right-of-way line of S.W. Eiermoso Way, 00 feet from the terline thereof; thence along said right-of-way line the follow' (3) courses: North $1°54 "West, 18.58 feet to a point of curvature;thence 117 set along the arc of a 75.00 foot r ' s curve to the left, through a central angle of 00'00", said curve having a chord bear i South 53°05'40"West, 106.07 feet to oint of tangency;thence South 08°05'40"West, 86 feet to said South fine of the . Richardson Donation Land Claim No. 38;thence leaving NJ right-of-way line North 35'51'West along said Donation Land Claim line, 521.57 feet to ' Repetto iron ro nd the point of beginning. 9755 SW Barnes Road, Suite 300 Portland, Oregon 97225 F_XY- f31 T 14 . 503.626.0455 THE TNTt-7vi bF T tf� L L—A Fax 503.526.0775 �S .ww5anu Ca.+rwwv . Til Craw o C z p,4 rE 7 JI(� Pfk R.c-.E z-5 '7�E S r__.1e xe FrJ JULY 20,2005 LEGAL DESCRIPTION-FUTURE PROPERTY LINE ADJUSTMENT " ADJUSTED TAX LOT 101 PROJECT NO. 30725 A PORTION OF THE NORTHEAST AND NORTHWEST ONE-QUARTERS OF SECTION 1, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND OF THE SOUTHEAST AND SOUTHWEST ONE-QUARTERS OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE I WEST, ' WILLAMETTE MERIDIAN,CITY OF TIGARD, WASHINGTON COUNTY AND STATE OF OREGON, PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 5/8" IRON ROD WITH A YELLOW PLASTIC CAP STAMPED "REPETTO-LS 657" MARKING THE SOUTHEAST CORNER OF LOT 8 OF THE PLAT "PALMER ACRES", SAID CORNER BEING ON THE SOUTH LINE OF THE GEO. RICHARDSON D.L.C.NO. 38;THENCE NORTH 00°12'57"EAST ALONG THE EAST LINE OF SAID PLAT, 1013.21 FEET TO A 1" IRON PIPE MARKING THE NORTHWEST CORNER OF THE TURNBOW TRACT; THENCE LEAVING SAID PLAT LINE, SOUTH 1 83051'30" EAST, 337.16 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF �r DARTMOUTH STREET, BEING 47.00 FEET FROM THE CENTERLINE THEREOF; THENCE 72.34 FEET ALONG THE ARC OF A 547.00 FOOT RADIUS NON-TANGENT CURVE CONCAVE NORTHEASTERLY, THROUGH A CENTRAL ANGLE OF 7034'37", SAID CURVE HAVING A CHORD BEARING SOUTH 70014'26" EAST, 72.28 FEET TO A POINT OF TANGENCY; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE, SOUTH 74001'44" EAST, 552.22 FEET; "THENCE LEAVING SAID RIGHT-OF-WAY LINE 1 SOUTH 15038'50" WEST, 124.50 FEET TO THE SOUTH LINE OF THE TRACT DESCRIBED IN DOCUMENT NO. 2003-137058; THENCE NORTH 89°23'58" WEST ALONG SAID SOUTH TRACT LINE, 107.83 FEET; THENCE LEAVING SAID SOUTH LINE, SOUTH 01°01'04" EAST, 546.30 FEET TO THE NORTH LINE OF THE PLAT ` "HERMOSO PARK"; THENCE NORTH 81'54'20" WEST ALONG SAID NORTH PLAT LINE, 163.26 FEET TO THE NORTHWEST CORNER OF LOT 7 OF SAID PLAT; THENCE LEAVING SAID NORTH PLAT LINE SOUTH 08005'40" WEST ALONG THE WEST LINE OF SAID LOT 7, 150.00 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF S.W. HERMOSO WAY, BEING 25.00 FEET FROM THE CENTERLINE THEREOF; THENCE NORTH 81°54'20" WEST ALONG SAID RIGHT-OF-WAY LINE, I8.58 FEET TO A POINT OF CURVATURE; THENCE 117.81 FEET ALONG THE ARC OF A 75.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 90°00'00", SAID CURVE HAVING A CHORD BEARING SOUTH 53005'40" WEST, 106.07 FEET; THENCE CON'T'INUING ALONG SAID RIGHT-OF-WAY LINE SOUTH 08005'40"WEST,25.86 FEET � TO SAID SOUTH LINE OF THE GEO. RICHARDSON D.L.C. NO. 38; THENCE LEAVING SAID RIGHT-OF-WAY LINE NORTH 81°35'51" WEST ALONG SAID D.L.C. LINE, 521.57 FEET TO SAID REPETTO IRON ROD AND THE POINT OF BEGINNING. Lc XC E P TZ�V U Tf�ER�F2o n�� LAND SURVEYOR Lor HFwZMo5p , ziv -� -r-2r6A20 U0A5 14s•u6TzSnJ OREGON C.c?c /V r y CCS &c'rt", L N HA�ARQ whpacific.com planners surveyors engirt hitecis X ,q,rS s T A -7 ZAITA-)JT 'CF -7- 4 SEp '47r L„or S 4ekirAOSO C=ry o F 1�A5 I1 r NG-Toru Co VIII*r y, Oatm DN YYnMnyton Courtly,oMon 8005-078015 3� 0613012005 02:50:39 PM DVW arta1 0bta14 0HOPPMAN 130.00 SLOG 411.00•Total a$47.00 RECORDING REQUESTED BY AND 11111111111111111111111111 089061 WHEN RECORDED MAIL TO: LJ oo79ssau eem 0159/11160 1 My ilNeen,Omar of MeuMlerR YN Te:ttlen v Gordon R.Martin wdli-macwnvavtfor wrhh,oanc*u Oraten,do herby eMty that the w1Wn Ntbunent of C/o Adams&Stewan rRltlnf♦wee neelad r dr"arded pie leew of ream er eatd cewv. V` HSSS SW Barbur Blvd. SMV RL Hellen Oneter(1a�Ae_de'eti�etrn`^dnd Tanden. Portland.OR 97219 IN-MIelo County cleft Grantor's Name and Address: Pacific Realty Associates,L.P. M 15350 SW Sequoia Parkway Suite 300 Portland,Oregon 97224 Grantee's Name and Address: l Gordon R.Martin \ c/o Adonis&Stewart 8555 SW Barbur Blvd. Portland,OR 97219 Until a change Is requested all tax statements v shall be sent to the following address: Gordon R.Martin c/o Adorns&Stewart 8555 SW Barbur Blvd, Portland,OR 97219 STATUTORY SPECIAL WARRANTY DEED PACIFIC REALTY ASSOCIATES, L.P., a Delaware limited partnership, ("Grantor"), conveys and specially warrants to GORDON R. MARTIN, an individual, ("Grantee"), the real property described on Exhibit A attached hereto and made a part hereof(the "Property"), free of encumbrances created or suffered by Grantor except as set forth on EXWbit B attached hereto and made a part hereof. The true consideration for this conveyance is Ten Dollars and No/100($10.04)and other valuable consideration,receipt of which is acknowledged by Grantor. This Deed is subject to the following reservation: Recitals A. Grantor desires to reserve an easement across the Property for the purposes of constructing and using a driveway for access to SW Dartmouth Street from that certain property also owned by Grantor and more particularly described on Exhibit C attached hereto and made a pan hereof(the"Adjacent Property"). B. The Adjacent Property is nM being conveyed to Grantee pursuant to this Deed. STATUTORY SPECIAL WARRANTY DEED PAGE I OF 0 �[fINIfNIfIIfIINf��lff e zees �sa+s C. The precise size and location of the driveway cannot be established until approvals for its construction have been obtained from the appropriate governmental entities. I NOW, THEREFORE, in consideration of the foregoing, the receipt of which is acknowledged, and of the mutual agreement of the parties hereto to the terms and conditions i hereinafter contained,Grantor and Grantee agree as follows: I. Grantor does hereby reserve to itself, its heirs, successors, and assigns, for the benefit of the Adjacent Property,a perpetual exclusive casement over the Property for(a)ingress and egress to and from SW Dartmouth Street to the Adjacent Property,(b)the construction,use, maintenance, repair, and reconstruction of improvements necessary or desirable for such access, which may include paving,sidewalks,curbs, gutters, landscaping, and stormwater facilities,and i (c)the lateral support of such improvements. J �4. 2. Grantor shall be solely responsible for repair and maintenance of the improvements constructed pursuant to this easement, provided, however, that if repair or maintenance of such improvements is necessitated by the negligence or willful misconduct of Grantee,such repair or maintenance shall be at the sole cost and expense of Grantee. l 3. This reservation of easement is intended to, and shall run with the land. The JI rights, covenants and obligations contained in this easement shall bind, burden and benefit Grantor and Grantee, their successors, heirs, assigns, tenants, employees, guests, invitees, licensees,contractors,agents,mortgagees and beneficiaries under a decd of trust. W l4. This easement may be amended, modified or terminated only by written agreement of Grantor and Grantee. .No such amendment, modification or termination shall be effective until a written instrument setting forth its terms has been executed, acknowledged and recorded by Grantor and Grantee in the real property records of Washington County,Oregon. 5. Grantor covenants that, following substantial completion of construction of the driveway from SW Dartmouth to the Adjacent Property, it will enter into an amendment of this " easement with Grantee setting forth with particularity the location of the driveway and the portion of the Property that is subject to this easement and releasing the balance of the Property. Dated this 111��ay of June,2005. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED I STATU I'ORY SFFCIAL WARRANTY DEED PAGE 2 OF b Illilli flil{Ill 11111{{ill 111 2006-7e016 USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. GRANTOR: i Pacific Realty Associates,L.P., a Delaware limited partnership By:PacTrust Realty,Inc., a Delawar�rafion 1 B Name: Its: i STATE OF OREGON ) ss. County of Y� This instrument was acknowledged before me on June ds5,2005,bya , t as Vice President of PacTrust Realty Inc., a Delawarelcorporation and the Gene I Partner of Pacific Realty Associates,L.P.,a Delaware limited partnership. /- 1 otary P is for Oregon q t1Y My com ' sion expires: ! ' 0PUIL F1W�E�IPtEI SEP'[4,2� '1R01--Y A• #Wrpww'� CONMIW/w nr.. 043FZe-0"- STATUTORY SPECIAL WARRANTY DEED PAOF.3 OF 6 W�iHl{{�{��1{�I{{I1T x Legal Description otProperty A PORTION OF THE NORTHEAST ONE-0VARTEA OF S£CAOM 1, 100NSHIP 2 SOUTH, RANGE I NEST OF ME N4LArnr AiMAN, CITY OF TIGARD. WASHINGTON COUNTY, STATE OF OREGON, PARTICULARLY DESCRIBED AS FOLLOft COMMENCING AT A 3-1/4"ALUMINUM DISK NARKING ME,NORTH ONE-WARIER CORNER OF y SAID SECTION I; THENCE NORTH 1558'16'EASE, 3839 FEET TO THE SOUTHERLY RICHT-OF-WAY LINE OF SW. DARTMOUTH STREET, 4700 FEET FROM THE CENTERLINE THEREOF; THENCE SOUTH 74111'44-EAST ALONG SAID RIGHT-01F-WAY LINE, 305.98 FEET 10 THE POINT OF BEGINNING. THEW CCN17NLM ALONG SAJ6L RIGHT-OF-WAY LINE SOUTH 74'01'44'EAST, 99.51 FEET TO A POINT OF CMVArLW.(HENCE 138.79 FEET ALONG ML ARC OF A 54700 FOOT RADIUS CURVE l0 THE LEFT, THROUGH A CENTRAL ANQE OF ' I 14'32'16' SAID CURVE HAVING A CHORD BCARNG SOUTH 81'17'52'EAST, IJ8.47 FEET; THENCE SOUTH 68:4'00'EAST, 84.41 F£ET TO A POINT.GY CURVATURE; THENCE 6&77 FEET ALONG THE ARC OF A 4100 FOOT RAOTUS CURVE TO THE RICHt,t, THROUGH A CENTRAL ANQC Of 87:1341. SAID CURVE HAVING A CHORD BEARING SOUTH 44'47'10-EAST, 62.77 FEFT TO A POINT ON THE NEST RIGHT-OF-WAY LINE OF S.W. 72ND AVENUE, 8CWG 4600 1 T£CT FROM THE CENTERLINE THEREOF, THENCE SOUTH 011)0'19'EAST ALONG SAIV NEST 10 RGHT-CF-WAY LINE, 29,21 FEET TO THE SWM LINE OF THAT TRACT DESCRIBED IN DOCUMENT NO. 20OJ-137058; THENCE LEAVING SAID RANT-OF-WAY LINE SOUTH 8923'38- NEST ALONG SAID SOUTH LINE, J95.56 FEET; THENCE LEAVING SAID SOUTH LINE NORTH 1558'50-£ASI, 124.50 FEET TO SAID SOUTHERLY RIGHT-OF-WAY LWE AND THE PONT OF BEGINNING. w !1 � I I .a STATUTORY SPECLAL WARRANTY DEED PAGE 4 OF 6 1111111piv loll aIII 2M-74EXiLBIT B Permitted Exceptions NONE i l I i i STATUTUKY SPLCIAL WARRANTY DEED PAGE 5 OF 6 , 2006"700th EXHiB C Legal Description of Adjacent Property (West Property Legal Description) A PORTION OF THE NORTHEAST AND NORTHWEST ONE-QUARTERS OF SECTION L TOWNSHIP 2 SOUTH, RANGE I WEST OF THE WILLAMETTE MERIDIAN, CITY OF a TIGARD,WASHINGTON COUNTY,STATE OF OREGON,PARTICULARLY DESCRIBED AS FOLLOWS: #, I BEGINNING AT A Sit"IRON ROD WITH YELLOW PLASTIC CAP MARKED"REPETTO- E j LS 657"MARKING THE SOUTHEAST CORNER OF LOT i OF THE PLAT"PALMER ACRES", SAID CORNER BEING ON THE SOUTH LINE OF'IME CEO.RICHARDSON DA-C. W. 39, THENCE NORTH 00°12'5T• FAST Alnm THE EAST LINE OF SAID PLAT. 690.51 FEET TO THE SOUTH LINE. OF THE TRACT DESCRIBED IN DEED DOCUMENT NO, 2003-137058;THENCE LEAVING SAID PLAT LINE SOUTH t9°23'51" w EAST ALONG,SAID SOUTH LINE,793.32 FEET,THENCE LEAVING SAID SOUTH LINE SOUTH 01001'04" EAST, 546.30 FEET TO THE NORTH LINE OF"HERMOSO PARK": TIiENCE NORTH 81054'20"WEST ALONG THE NORTH LINE OF SAID PLAT, 16316 � FEET TO THE NORTHWEST CORNER OF LOT 7 OF SAID PLAT; TlibWE SOUTH OM'40" WEST ALONG THE WEST LME OF SAID LOT 7. 150.00 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF S.W.FIERMOSO WAY,25.00 FEET FROM THE CENTERLINE THEREOF; THENCE ALONG SAID RIGHT-OF-WAY LINE THE { FOLLOWING (3) COURSES; NORTH 8195C20" WEST, 18,58 FEET TO A POINT OF `4 CURVATURE: THENCE 117.81 FEET ALONG THE ARC OF A 75.00 FOOT RADIUS C.LIRVF. TO THE LEFT-THROUGH A CENTRAL ANGLE OF 90°00'00. SAID CURVE IIAVING A CHORD BEARING SOUTH 53°05'40" WEST, 106.01 FEEL`TO A POINT OF TANGENCY;THENCE SOUTH 08°05140"WEST.25.86 FEET TO SAID SOUTH LINE OF THE CEO. RICHARDSON D.L.C. NO, 38: THENCE LEAVING SAID RIGHTOF-WAY LINE NORIA 81`35'51" WEST ALONG SAID D.L.C. LINE, 521.57 FF.FT TO SAID RIsPE,n,3 IRON ROD AND THF.POINT OF BEGINNING. I i I SIA rUTORY SPECIAL WARRANTY DEED PAGE 6 O 6 PROJECT NARRATIVE TIGARD RETAIL CENTER TIGARD, OR PLANNED DEVELOPMENT REVIEW LOCATED IN THE NORTHEAST AND NORTHWEST 1/4 OF SECTION 1, TOWNSHIP 2 SOUTH, RANGE 1 WEST, AND THE SOUTHEAST AND SOUTHWEST 1/4 OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST, W.M. CITY OF-TIGARD, WASHINGTON COUNTY, OREGON i TAX LOTS: 1 S136CD-04200, 2S101 BA-00101, 2S101AB-01400 INTRODUCTION Development Description: This project proposes to develop a portion of an 18.16 acre vacant property ("the site") located within the Tigard Triangle on the south side of SW Dartmouth Street, approximately 400 feet west of SW 72"d Avenue. The proposed development will consist of an approximate 137,900-sf Target retail building located in the southern portion of the property, a 12,000-sf retail building located in the northwest corner of the property, and a 12,000-sf retail building located in the northeast corner of the property. In addition to the retail buildings there will be surface parking, landscaping, lighting, access, and utility infrastructure improvements per City standards. The proposed development application submittal requires Planned Development Review. A separate Lot Line Adjustment will be processed for the subject property as well. Per City code section 18.350.020.C.4, the applicant requests to process the Planned Development Concept Plan and Detailed Development Plan of the Planned Development Review concurrently. Project Location: The project site is located within the Tigard Triangle, south of SW Dartmouth Street, approximately 400 feet west of SW 72nd Avenue in the NE and NW 1/4 of Section 1, Township 2 South, Range 1 West, and the SE and SW 1/4 of Section 36, Township 1 South, Range 1 West, Willamette Meridian, Washington County, within the limits of Tigard, Oregon. This site is comprised of three separate tax lots: TL 04200 of Map 1 S136CD, TL 00101 of Map 25101 BA, and TL 01400 of Map 25101 AB. Prior Land Use Action: This site has received previous land-use approvals for similar retail development projects in the past, including the following: Tigard Retail Center Narrative Page 1 of 8 Tigard, OR • CPA98-0002/SDR98-0002/PDR98-0001/SLR98-0002/MIS98-0004: Approval of Comprehensive Plan Amendment to the Water Resources Overlay District; fill and mitigation of a portion of existing wetlands on the property; Site Development and Planned Development Review approval to allow development of an approximately 330,895-sf shopping center on 25.70 acres (the current subject property comprised the western portion of the 25.70 acres); and a Lot Line Adjustment to reconfigure the existing parcels to accommodate future ownership interests of the proposed site improvements. • PD2000-00001/SLR2000-00005/MIS2000-00002 and PD2000-00002/SLR2000- 00004/MIS2000-00003: Approval of a land use application for a planned development/conceptual plan review for two alternative designs for new construction of a shopping center on a total site area of 27.33 acres (the current subject property comprised the western portion of the 27.33 acres). Option 1 was a proposed 297,179-sf Shopping Center. Option 2 was a proposed 330,312-sf Shopping Center. j Both alternatives included a request for a Lot Line Adjustment to reconfigure the existing parcels to accommodate future ownership, and Sensitive Lands Review. Approvals Requested: The applicant seeks approval of a Planned Development Concept Plan Review and a Planned Development Detailed Plan Review. Existing Zoning: The project site is located almost entirely within the C-G (General Commercial) zone. A small portion of the southeast corner of the site lies within the MUE (Mixed Use '• Employment) zone. The proposed retail development and its uses are permitted outright in g` l the C-G and MUE zones as identified in Tigard Code Section 18.520, Table 18.520.1. The site also lies within a Planned Development Overlay District. This overlay requires project compliance with the Planned Development Review criteria outlined in Section 18.350 of the Community Development Code. The site also lies within a Community Plan Area called the Tigard Triangle. The Tigard Triangle design standards apply to all development located within the Tigard Triangle within both C-G and the MUE zones. The standards outlined in the Tigard Triangle Design Standards (Section 18.620 of the Community Development Code) shall govern if there is a conflict with a standard found in another section. The Tigard Community Development Code establishes criteria for lot size and dimensions, building setbacks, building height, coverage, parking, access, landscaping, open space, noise, lighting, storm drainage, and maintenance. The proposed development meets or exceeds requirements identified in the code. A detailed code response is included at the end of this narrative. Existing Use: The subject property is currently a vacant lot located south of SW Dartmouth Street, approximately 400 feet west of SW 72nd Avenue. Adjacent property to the north, across Tigard Retail Center— Narrative Page 2 of 8 August 28, 2008 Dartmouth, is zoned C-G and is currently developed by a WinCo Foods, PetSmart, Office Depot, and other retail uses. Adjacent property to the west is also zoned C-G, but is comprised almost entirely of wetlands. A Costco lies just to the northwest beyond the existing wetlands. The property to the east is also zoned C-G and consists of a vacant lot. Adjacent property to the southwest is zoned C-G and is developed by an office building complex. Adjacent property to the southeast is zoned MUE and is comprised of a subdivision with a mix of residential and office uses. Proposed Site Areas: Site Totals Target Building Area 137,900 SF 17.4 % Retail 1 Building Area 12,000 SF 1.5% Retail 2 Building Area 12,000 SF 1 .5% Total Building Area 161,900 SF 20.5% Parking/Drive Aisles/Loading Areas 327,715 SF 41.4% Pedestrian Areas/Plazas/Hardscape 40,075 SF 5.1 % TOTAL ON-SITE IMPERVIOUS AREA 529,690 SF 67.0% Wetland Area 65,629 SF 8.3% Vegetated Corridor Area (including mitigation area) 125,198 SF 15.8% Landscape Area outside Wetland/Vegetated Corridor 70,533 SF 8.9% TOTAL ON-SITE PERVIOUS AREA 261,360 SF 33.0% Total Site Plan Area: 791,050 SF 100.0% (18.16 acres) Site Access/Circulation: The site is bordered by SW Dartmouth Street to the north and SW Hermoso Way to the south. Access to the site is accomplished via two site access drives along Dartmouth. The eastern most access onto Dartmouth is proposed as a full movement access signalized intersection directly across from the existing driveway access to the WinCo Foods. The other access onto Dartmouth is a proposed full movement, unsignalized access approximately 600 feet west of the WinCo driveway (roughly midway between the WinCo driveway and an existing Costco driveway located further to the west). The eastern access drive will be the primary access because of the signalized intersection. It is anticipated that this driveway will eventually be a shared driveway access with the property to the east (TL 2S101AB-00300) upon future development of that property. The main truck traffic is anticipated to enter the site from the western driveway and pass the front of Retail 1 and continue around the back of the Target to the truck docks. Upon exiting the site, trucks will continue in a counter-clockwise direction from the back of Target, passing by Retail 2, and exit the site at the eastern signalized intersection. The site driveways lead to parking aisles oriented within the site to provide direct and convenient circulation to the proposed retail stores. Channelization within these parking Tigard Retail Center— Narrative Page 3 of 8 August 28, 2008 areas is accomplished with curbed landscape islands and striping to facilitate safe and efficient vehicular and pedestrian movement throughout the site. Pedestrian access is provided along the project's frontage, with direct connections to the proposed retail buildings via SW Dartmouth Street and SW Hermoso Way. Parking: City Code section 18.765, Table 18.765.2, lists a minimum retail parking requirement of 3.7 spaces per 1,000-sf and a maximum of 6.2 per 1,000-sf (site is within City of Tigard Parking Zone B) for General Retail, Sale-Oriented use. Based on these ratios, the minimum and maximum requirements, as well as the actual parking provided, are summarized in the table below: Building Area (SF) Minimum Maximum Actual Parking Required Parking Allowed Parking Provided Target 137,900 510 855 561 Retain 1 12,000 45 75 68 Retail 2 12,000 45 75 62 Total 161,900 600 1,005 691 Of the 561 stalls provided for Target, 13 are designated as handicap accessible. Of the 68 stalls for Retail #1, three (3) are designated as handicap accessible. Of the 62 stalls for Retail #2, three (3) are designated as handicap accessible. The bicycle parking requirement for General Retail, Sale-Oriented use is 0.3/1000 SF retail according to Table 18.765.2 in Section 18.765 of the City of Tigard development code. The table below shows the required bicycle parking spaces for each retail building: Building Area (SF) Required Bicycle Parking Spaces Target 13 7,900 42 Retail 1 12,000 4 Retail 2 12,000 4 Total Required Bicycle Parking 50 Bicycle parking areas are provided within 50 feet of primary entrances to each structure where shown on the Site Plan, in accordance with the City code requirements identified in Section 18.765. Transportation: A Transportation Impact Analysis prepared by Kittelson & Associates, Inc., dated June 2007, as well as an updated Development Trip Generation Revision memorandum dated August 1, 2008 is included with the application. Through coordination with the City of Tigard and the Oregon Department of Transportation, a study area was defined, which includes the following 17 intersections: • Pacific Hwy (99W)/SW Hall Blvd Tigard Retail Center- Narrative Page 4 of 8 August 28, 2008 • Pacific Hwy (99W)/NB Hwy 217 Ramps • Pacific Hwy (99W)/Theater Driveway • SW Dartmouth St./Costco Driveway • SW Dartmouth St./SW 72"d Ave. • SW Haines St./SW 68`h Parkway • SW 72"d Ave./SW Hampton St. • SW 72nd Ave./SW Hunziker Rd. • Proposed Secondary Full-Access Driveway on SW Dartmouth St. • Pacific Hwy (99W)/SB Hwy 217 Ramps • Pacific Hwy (99W)/SW Dartmouth St. • Pacific Hwy (99W)/SW 72nd Ave. • SW Dartmouth St./WinCo Driveway/Main Site Driveway • SW Dartmouth St./SW 68`" Ave. • SW 72nd Ave./SW Beveland Rd. • SW 72"d Ave./NB Hwy 217 Ramps • SW 72"d Ave./SB Hwy 217 Ramps Based on a review of the 17 study area intersections, the traffic analysis recommends the following improvements to mitigate the project impacts: • Participate in a proportionate share contribution to the planned traffic signal at the SW Dartmouth Street/SW 68th Avenue intersection, consistent with the City of Tigard's current policy of collecting funds on a per-trip basis at this intersection. • Develop a third westbound through lane on Highway 99W in advance of the Highway 99W/SW 72nd Avenue intersection and extending southwest through the Tigard Theater and SW Dartmouth Street intersections to Highway 217. This will provide additional capacity on Highway 99W and mitigate the existing over-capacity condition at the Highway 99W/SW 72nd Avenue intersection during the weekday p.m. peak hour. • Remove the traffic signal at SW Hampton Street and restrict movements to right- in/right-out. Left-turn movements can be accommodated by the traffic signal at the SW 72nd Avenue/SW Beveland Road intersection. This will improve signal spacing and allow for two continuous northbound through lanes on SW 72nd Avenue. • Construct an exclusive westbound left-turn lane and northbound right-turn lane with overlap signal phasing at the SW 72nd Avenue/SW Beveland Road intersection to accommodate rerouted vehicles from SW Hampton Street. • Provide two continuous northbound through lanes along SW 72nd Avenue from the Highway 217 southbound ramp terminal (yarns Street) to SW Beveland Road. During the weekday p.m. peak hour, northbound left-turns will utilize dynamic lane assignments at SW Hunziker Road. This improvement will provide additional capacity to the interchange and extend its functional life. • Install a traffic signal at the main site driveway along SW Dartmouth Street. This signal should be interconnected with the existing Costco traffic signal and the Tigard Retail Center — Narrative Page 5 of 8 August 28, 2008 planned signal at the SW Dartmouth Street/SW 72nd Avenue intersection to effectively manage and progress traffic between the three signals. • Modify the existing raised median and restripe the dual northbound left-turn vehicle storage at Highway 99W/SW Dartmouth Street within the existing pavement to provide up to 450 feet of storage. Extend the eastbound right-turn lane to provide 400 feet of striped storage. • Widen SW Dartmouth Street to accommodate a second southbound/eastbound lane between the Costco traffic signal and the western unsignalized site-access driveway. The southbound right-turn lane at the Costco traffic signal should be converted to a shared through-right lane and the southbound right-turn overlap phase removed. • Develop optimized coordinated signal timing time-of-day plans on Highway 99W to j account for the additional westbound through lane. �Y J Utility Infrastructure: Adequate public utilities are available, or can be made available, to the project site j including, sanitary sewer, storm sewer, water, power, telephone, and as. The project P g p 1 ct proposes to extend and/or relocate these utilities on the project site (at the project's expense) to provide utility services for the proposed development. Stormwater runoff for the development will be captured by the on-site pipe network and jconveyed to on-site treatment and detention facilities. Stormwater will be treated with a combination of surface swales and mechanical treatment devices (stormfilter cartridges). Detention will be provided with a combination of a surface detention pond and an underground detention vault. See the Stormwater Management section below more information. h. Sanitary sewer service will be accomplished via a connection to an existing system located in SW Dartmouth Street as shown on the attached Preliminary Utility Plan. Per coordination with the City of Tigard, this existing system has adequate capacity to handle the anticipated flow from the proposed development. I Water service to the site for both domestic and fire protection services will be provided by W connections to the existing water main in both SW Dartmouth Street and SW Hermoso Way. Water mains on-site will be appropriately sized and/or looped in accordance with City of Tigard and Tualatin Valley Fire and Rescue (TVFR) requirements. Fire hydrants, fire department connections, and building sprinkler systems are proposed as shown on the attached Preliminary Utility Plan and are subject to final City of Tigard/TVFR approval. Stormwater Management: This project proposes to introduce a network of curbs and gutters, catch basins, and underground pipes to collect surface water runoff throughout the site. Stormwater management for this site has been designed as outlined in the City of Tigard "Street and Utility Improvement Standards", Chapter 18.810.100 of the Development Code dated May 2007, which states that the provisions found in the latest edition of the Clean Water Services "Design and Construction Standards for Sanitary and Surface Water Management" shall be used for stormwater management. Tigard Retail Center— Narrative Page 6 of 8 August 28, 2008 The following criteria have been used: Water Quality: Water quality will be addressed through Clean Water Services Design and Construction Standards for Sanitary and Surface Water Management criteria which require that the Water Quality Storm be treated to remove pollutants from the stormwater discharge. The Water Quality Storm is 0.36 inches of precipitation in 4 hours with a storm return period of 96 hours. Detention: This project will evaluate the 2-year, 10-year, 25-year and 100-year storm events, providing peak runoff rate control matching the pre-developed 2, 10, and 25-year events and providing safe overflow of the 100-year event. i Conveyance: The on-site drainage system is required to convey runoff from a 10-year storm event per Clean Water Services. All surface water runoff from the site will be routed through the storm water quality facilities. Following treatment, all surface water runoff will discharge directly to the proposed detention facilities where it will be detained per the requirements of Clean Water Services and the City of Tigard prior to being released off-site. Erosion Control: All erosion and sediment control measures shall be governed by The Oregon Department of Environmental Quality, the requirements of City of Tigard Development Code and Clean Water Services. Erosion/sedimentation control proposed for the site will utilize a combination of structural measures, cover measures, and construction practices to prevent sediment-laden run-off from leaving the site during construction operations. These erosion and sediment control measures will include covering of all exposed slopes with mulch, erosion control blankets or seeding with grass. Sediment control measures implemented on site will include check dams, temporary diversions, sediment fence, inlet protection, traps, and/or ponds as appropriate in accordance with Clean Water Services and the City of Tigard requirements. WetlandsNegetated Corridors: GeoEngineers, Inc. conducted a wetland investigation of the subject property in February 2006, March 2007, and in June 2008. Subsequently, GeoEngineer's issued a Natural Resource Assessment Report dated July 9, 2008. The wetland delineation report indicates that significant amounts of fill material have been placed and graded on the site, raising the site to its current grade, as allowed in the permits issued for the site in the late 1990's. The delineation study was limited to the portions of the site located outside of the fill pad and active work area allowed in the DSL Removal/Fill Permit and the Department of the Army Provisional Nationwide Permit Verification. The wetland delineation study limits included the northern end of the site where a stream and wetland mitigation project was implemented in 1999/2000 and the southern and western limits of the project site that lie outside of the fill pad and associated work area. A wetland boundary along the southern, western, and northern portions of the site was delineated and surveyed as shown on the Site Tigard Retail Center— Narrative Page 7 of 8 August 28, 2008 Plan drawings. No fill or encroachment is proposed into the wetland as part of the proposed project. All wetland areas are proposed to be protected by an approximate 50-foot vegetated corridor (buffer area). The interior 25' of the buffer area adjacent to SW Dartmouth Street has been enhanced. The outer 25' of the existing buffer in this area, as well as the entire 50' buffer along the southern and western portions of the site, is in degraded condition and is proposed to be enhanced as part of this development. The only encroachments into the vegetated corridor associated with the proposed retail project are due to driveway crossings at the two driveway locations, sidewalk/pathway, and signage encroachments along the property frontage. Some earthwork activity will take place in the degraded buffers — prior to the enhancement work to be done — to accommodate the proposed site improvements. The encroachment areas will be replaced as required by Clean Water Services standards. The earthwork activity will be in accordance with Clean Water Services requirements for work within a vegetated corridor. A Service Provider Letter has been issued by Clean Water Services for the proposed development. i i i i Tigard Retail Center — Narrative Page 8 of 8 August 28, 2008 Tigard Retail Center - Code Response Table of Contents Chapter Title Page 18.350 PLANNED DEVELOPMENTS 1 18.360 SITE DEVELOPMENT REVIEW 25 18.380 ZONING MAP AND TEXT AMENDMENTS 26 18.520 COMMERCIAL ZONING DISTRICTS 27 18.620 TIGARD TRIANGLE DESIGN STANDARDS 32 18.705 ACCESS, EGRESS AND CIRCULATION 46 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 55 18.745 LANDSCAPING AND SCREENING STANDARDS 58 18.755 MIXED SOLID WASTE/RECYCLING STORAGE 65 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 72 18.775 SENSITIVE LANDS 80 18.780 SIGNS 92 18.790 TREE REMOVAL 97 18.795 VISUAL CLEARANCE AREAS 99 18.810 STREET AND UTILITY STANDARDS 101 18.350 PLANNED DEVELOPMENTS 18.350.020 Process B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development concept plan. 2. The approval of the detailed development plan; and 3. The approval of the planned development overlay zone. Response: The subject property was previously designated with a Planned Development (PD) Overlay. The current proposal is for concurrent approval of a planned development concept plan and a detailed development plan. 18.350.040 Concept Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type III-PC procedure, as governed by Section 18.390.050 and the additional information required by 18.350.040.B. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include: a. A description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. Response: This project proposes to develop a portion of an 18.16 acre vacant property ("the site") located within the Tigard Triangle on the south side of SW Dartmouth Street, approximately 400 feet west of SW 72"d Avenue. The site is zoned General Commercial (C-G), but also lies within the Planned Development and Tigard Triangle Overlay zones. The proposed development will consist of an approximate 137,900-sf Target store located in the southern portion of the property, and two 12,000-sf retail buildings located in the northern portion of the property along the easternmost and westernmost property frontage. In addition to the retail buildings there will be surface parking, landscaping, pedestrian plazas and amenities, lighting, access, and utility infrastructure improvements per City standards. Existing wetlands are located along the majority of the property frontage with SW Dartmouth Street, as well as the west property line and portions of the Tigard Retail Center- Code Response Page 1 of 123 August 28, 2008 south property line. A large wetland area is located in the northwest corner of the property. The proposed development will take advantage of the existing wetland areas to provide open space for pedestrian use and enjoyment. Pedestrian pathways and amenities are located along the entire wetland buffer to incorporate the open space requirements of the Planned Development overlay. The development itself has a central parking field with the retail stores oriented in such a way to provide convenient access to both the parking field and the street frontage. b. An explanation of the architectural style, and what innovative site planning principals are utilized including any innovations in building techniques that will be employed. Response: The design concept is to provide buildings that establish a modern *� presence within a natural landscape, enhanced to provide an expression of quality enduring architecture in a sustainably responsible environment that transcends period trends to create a special shopping experience. The exterior elevations of the Target store have been developed to follow the Tigard Triangle Design Standards as well as to enhance the ability to blend ' effectively with the community environment while maintaining a strong brand image. The architecture is simple, contemporary and timeless. It is meant as a continuous and unified composition in contrast to applied, stylistic facades common in retail design. The Target building exterior will be CMU construction with a combination of brick (front and sides), decorative CMU(base material below brick and at food service and office areas) integral colored split face CMU (lighter upper portion of building) and small areas of simulated stucco material (white mass at front entry with sign and red tick marks). The street- facing facade of the store meets the design guidelines of providing architectural features at least every 50 feet .� with the following: The front elevation includes massing projections at the entry and office areas which provides variety and undulation of the facade. The entry has a large expanse of glass (approx. 40' wide x 20' high) covered by a deep canopy (7'); more glass at the seating area of food service; a white projecting mass displaying red Target signage; integral colored CMU bands that alternate with the brick giving the facade a variety of pattern and material, red recessed "tick marks" that give relief to the parapet; a red accent wall directing guests to the entry, and signature red bollards. The architectural treatment of the front elevation continues around to the sides and rear with a similar vocabulary and materials. ' The front sidewalk includes planters (6" high curb) with native ornamental and shade trees, shrubs and plantings. The paving on walk includes a variety of Tigard Retail Center-Code Response Page 2 of 123 August 28, 2008 patterns and colors (light gray, dark gray and tan) as well as a smooth crushed glass bullseye that is cast into the concrete near the entry. Stainless steel light bollards as well as uplighting in the planters and concrete illuminate the building and sidewalk. The smaller retail buildings are comprised of brick, special unit masonry, store front glazing, and varying colors of cement stucco. The shops buildings face Dartmouth with pedestrian entries facing Target and the parking field at the center. The shops can be front or rear loaded for service. Canopies project over pedestrian entries and generous plaza areas occur at building ends to facilitate seating, dining, or just a pleasant wait or break opportunities. The flat roofs of the shops buildings, with entry corner tower elements and 6 foot high parapets, compliment the larger Target store with similar forms and materials while establishing a more pedestrian scale at the Dartmouth Street frontage. Colors on the shops buildings evolve from a deep warm stone color base to medium value brick and further rising to light stucco upper walls. Signage occurs in designated areas as a sign zone controlled with requirements for discrete individual letters and appropriate illumination. The improved elements of the site are surrounded by a greenbelt of wetlands, wetland buffers, walking trails, and enhanced plantings. Large scale conifers and deciduous trees are to remain. Entry to the site from Dartmouth for both pedestrians and vehicles is across a stone bridge. The overall site plan incorporates many pedestrian facilities and amenities to provide a more pedestrian-friendly atmosphere. The site is bordered on three sides by wetlands and sensitive areas associated with wetland buffers. The proposed site plan has incorporated a pedestrian pathway around the perimeter of the wetland buffer to take advantage of the natural area. The pathway will include such pedestrian amenities as benches for sitting and enjoying the area as well as informational signage for the wetland area. In addition, several plaza areas are located adjacent to the wetland buffer and provide places for pedestrians to enjoy the natural resource areas associated with the wetlands. c. An explanation of how the proposal relates to the purposes of the Planned Development Chapter as expressed in 18.350.010. The purposes of the planned development overlay zone are: 1. To provide a means for property development that is consistent with Tigard's Comprehensive Plan through the application of flexible standards which consider and mitigate for the potential impacts to the City; and Tigard Retail Center-Code Response Page 3 of 123 August 28, 2008 Response: The proposed development is consistent with the City of Tigard's Comprehensive Plan. The majority of the subject property lies within the General Commercial (C-G) comp plan area and zoning district as identified in the Comprehensive Plan and Zoning map. A small portion of the property, tax lot 1400 located in the SE corner of the site, is within the Mixed Use Employment (MUE) Comp Plan area and zoning district. According to the City's Comprehensive Plan, "General Commercial areas are intended to provide for major retail goods and services. The uses classified as general commercial may involve drive-in services, large space users, a combination of retail, service, wholesale and repair services or provide services to the traveling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector street." The proposed development is an ideal fit for this plan designation. The Comprehensive Plan definition for the MUE area allows for commercial and retail support uses. The portion of the site that is within the MUE area is incidental to the project, but is an ideal situation for a support use for the retail development. There are no building structures proposed within this area, but rather this area will be comprised of pedestrian trails, landscaping, and a portion of the perimeter access drive serving the site. All of these uses are integral to any development within the MUE plan area. The proposed development will meet all applicable standards and will mitigate all potential impacts to the City. 2. To provide such added benefits as increased natural areas or open space in the City, alternative building designs, walkable communities, preservation of significant natural resources, aesthetic appeal, and other types of assets that contribute to the larger community in lieu of strict adherence to many of the rules of the Tigard Community Development Code; and Response: The proposed site plan includes a significant amount of natural areas and open space for public use. The open space requirements of the planned development code section are met by the use of wetlands and vegetated corridors for minimal use facilities. In addition, 25% of the open space area is comprised of passive use pedestrian amenities including pedestrian trails and walkways, seating and plaza areas, informational signage, and other similar facilities. The building architectural features provide an aesthetically pleasing appearance along the street frontage and other building elevations by use of building articulation, changes in materials, parapets, awnings, etc. All of Tigard Retail Center-Code Response Page 4 of 123 August 28, 2008 these assets contribute to the larger community above and beyond those found just by strict adherence to the development code. Target is continuing to pursue profitable and sustainable growth, consistent with its long-standing dedication to the social, environmental and economic well-being of the global community in which it does business. To that end Target will use, at a minimum, the following sustainable features in the construction and operation of the its new store at this location Site and Water - Alternative transportation will be encouraged by providing bicycle storage and other facilities for bike riders. Information on public transit will be made available to store team and the public. - Heat island effect will be minimized by use of a highly reflective white roof membrane to reduce cooling load. - High efficiency plumbing fixtures will be used in public restrooms to cut municipal water use by 30 percent. Energy Optimization - Very efficient rooftop equipment will be used, potentially surpassing local requirements. - Enhanced commissioning will be utilized and Measurement & Verification practices put in place to insure ongoing accountability of energy management over time. Materials and Resources - Construction waste will be managed in order to recycle and divert construction refuse from the waste stream. - Construction materials will contain a minimum of 10% recycled content for the overall project including: 50% minimum recycled content in all structural steel framing, 20% in joists and joist girders; fly ash in concrete, crushed concrete sub-base in parking lot, recycled bituminous paving for drive surface. - Regional materials will be utilized to every extent possible with locally manufactured products made from locally extracted raw (or re-cycled) materials. - Wood from FSC certified sources will be used for all blocking and framing and sheathing. Indoor Air Quality - The store building will be a tobacco-free environment. - During construction an Indoor Air Quality (IAQ) management plan will be in place. Tigard Retail Center-Code Response Page S of 123 August 28, 2008 - Volatile Organic Compounds will be minimized within the finished space by use of low-VOC materials for all carpets, flooring, adhesives, sealants, paints and coatings, ceilings and wall systems. Additional Measures - T-8 light fixtures with low mercury will be used throughout the store - Site lighting fixtures will be "dark sky"compliant with full "cut-off" features to prevent light spill to adjoining property. - A11 Target stores have an extensive program to re-cycle solid waste. On average: ■ 12,000 pounds of cardboard per store, 765 billion pounds , company-wide in 2006. ■ 2, 100 pounds of concrete per store, 3 million pounds company- wide in 2006. ■ 32 shopping carts per store, 47,000 company-wide (each cart contains 30 pounds of steel and 20 pounds of plastic) in 2006. ■ 268,000 garment hangers per store in 2006. - ■ 322,000 pounds of trash per store in 2006. 3. To achieve unique neighborhoods (by varying the housing styles through architectural accents, use of open space, innovative transportation facilities) which will retain their character and city benefit, while respecting the characteristics of existing neighborhoods through appropriate buffering and lot size transitioning; and Response: The proposed development is not a housing development, though " it will retain the character of the neighborhood which is predominantly a commercial retail area consistent with the proposed use. The exterior elevations of the Target store have been developed to enhance the ability to blend effectively with the community environment while maintaining a strong brand image. The architecture is simple, contemporary and timeless. It is meant as a continuous and unified composition in contrast to applied, stylistic facades common in retail design. The proposed development will respect the characteristics of existing neighborhoods by providing screening and buffers for the adjacent properties. 4. To preserve to the greatest extent possible the existing landscape features and amenities (trees, water resources, ravines, etc.) through the use of a planning procedure (site design and analysis, presentation of alternatives, conceptual review, then detailed review) that can relate the type and design of a development to a particular site; and Tigard Retail Center-Code Response Page 6 of 123 August 28, 2008 Response: This project preserves existing landscape features and amenities to the greatest extent possible. The site is predominantly bare consisting of significant amounts of fill material which were placed and graded on the site during the late 1990's. There is an existing strand of trees along the east property line which are mostly dead or in poor health. These trees are planned to be removed with the proposed development. The majority of trees located in the southeast corner of the site are proposed to remain with the development. All existing trees located along the west property line are proposed to remain as well. There is approximately 1.5 acres of wetland area on the site which are proposed to remain with no impacts. The existing vegetated corridors buffering the wetlands are in a degraded condition and are proposed to be enhanced to an average width of approximately 50 feet with the proposed development. 5. To consider-an amount of development on a site, within the limits of density requirements, which will balance the interests of the owner, developer, neighbors, and the City; and Response: The proposed development is within the limits of the City's density requirements and strives to provide a balance with the interests of the owner, developer, neighbors, and City. The site coverage is well below the maximum allowed by the Planned Development requirements. Significant natural and open space areas will remain, and be enhanced, with the proposed development to provide a better shopping experience to the customers while providing a public benefit to the neighbors and City. 6. To provide a means to better relate the built environment to the natural environment through sustainable and innovative building and public facility construction methods and materials. (Ord. 06-16) Response: The proposed development helps sustain the natural environment by incorporating sustainable building techniques, preserving existing wetlands and enhancing the vegetated corridor buffering the wetlands, and incorporate pedestrian oriented open space amenities to allow for the public benefit and enjoyment of the natural areas. As identified above, the Target store will incorporate many sustainable features in the construction and operation of the store through energy reducing measures, improved air quality, and significant material recycling efforts. In addition, construction of the retail shops buildings will meet LEED standards. Tigard Retail Center-Code Response Page 7 of 123 August 28, 2008 d. An explanation of how the proposal utilized the Planning Commission's Toolbox. Response: The Planning Commission's Toolbox provides an excellent resource for implementing the code requirements of a Planned Development. As suggested by the toolbox, extensive Site Analysis efforts were undertaken as identified below. • An ALTA survey was completed for this property. Extensive survey information was also completed off-site to confirm the feasibility of the anticipated roadway improvements proposed for traffic mitigation identified in the Traffic Impact Analysis prepared by Kittelson & Associates. • Environmental and geotechnical reports were prepared by GeoEngineers to analyze the site for any geological constraints, slope stability issues, soil contamination or groundwater issues. The results of the geotechnical report indicate that the site is well suited for the type of w: development proposed with this application. The site is largely comprised of fill material that was brought into the site in the late 1990's. Based on the geotechnical report, sub-surface foundation support will likely be required under the larger Target building to support the retailer's structural loading and settlement requirements. Some of the existing slopes at the perimeter of the fill material are .. approximately a 2:1 slope (horizon tal:verticaI). According to the geotechnical report, 2:1 slopes will provide adequate slope stability with the types of soils identified on site. • Significant effort has gone into the site planning design to create a pedestrian friendly atmosphere that allows for extensive views and enjoyment of the existing natural and water resource areas along the north, west, and south portion of the site which include significant tree groves, wetlands, and wildlife habitat. Pedestrian linkages such as plazas, sitting areas, and pathways have been incorporated into the site design. Since this is not a residential subdivision, a "Conventional Yield Plan" is not provided for this development. The proposed plan maximizes the opportunities and avoidance of the constrained portions of the site. The development will enhance the wetland buffers to a full 50' width as dictated by Clean Water Services standards. The only buffer encroachments include the driveway crossing locations which are proposed where existing culverts are located in order to reduce any impacts to the wetland buffer area. As identified previously, this proposal is for a concurrent review of a Concept Plan Review and a Detailed Plan Review. The toolbox indicates that the Tigard Retail Center-Code Response Page 8 of 123 August 28, 2008 contents are not criteria for approval, but are instead intended to be considered by the commission to help determine whether the project sustains the burden for granting variations to the other development standards in the code. In this case, it is important to note that the proposed development fully complies with the requirements and criteria of the Planned Development code section, as well as the underlying General Commercial and Tigard Triangle development standards. There is no need to grant variations to the other development standards in the code. 2. A general development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. Response:All development with this plan will be constructed concurrently. Any phasing will be dictated by construction schedule only. All of the on and off-site improvements necessary for the erection and occupancy of the Target and Retail pad buildings will be completed in a timely fashion in order to open the stores within the earliest time frame possible. Construction of the overall planned development is anticipated to begin in the summer of 2009, with a completion date in the fall of 2010. The Target store will begin construction in the summer of 2009, with a completion date in summer of 2010. The Retail Pad buildings will begin construction in the spring of 2010 with a planned completion of fall 2010. There are no additional phases expected to be initiated or completed. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. In the case where a residential subdivision is proposed, the statement shall include the applicant's intentions whether the applicant will build the homes, or sell the lots to other builders. Response: PacTrust is a long term property owner that began developing in Tigard in 1973 with Oregon Business Park 1 and maintains ownership of 70 buildings totaling over 2,600,000-sf in Tigard. PacTrust will maintain ownership of the property and lease the buildings/property to the end users. A. Additional information. In addition to the general information described in Subsection A above, the concept plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; Response: An Existing Conditions Plan is included with this application. Refer to sheet EX-1.0 in the Concept Development Plan set. Tigard Retail Center-Code Response Page 9 of 123 August 28, 2008 2. A site concept including the types of proposed land uses and structures, including housing types, and their general arrangement on the site; Response:A Site Concept Plan including the required information is included with this application. Refer to sheet PC-1.0 in the Concept Development Plan set. 3. A grading concept; Response:A Grading Concept Plan is included with this application. Refer to sheet PC-2.0 in the Concept Development Plan set. 4. A landscape concept indicating a percentage range for the amount of proposed open space and landscaping, and general location and types of proposed open space(s); Response:A Landscape Concept Plan is included with this application. Refer to sheet L-1 in the Concept Development Plan set. Information regarding the amount of proposed open space and landscaping is shown on the Preliminary Site Plan, , sheet PC-1.0, and the Open Space Plan, sheet PC-1. 1. 5. Parking concept; Response: The Proposed Parking Concept is included in the Site Concept Plan. Refer to sheet PC-1.0 in the Concept Development Plan set. 6. A sign concept; and Response: Sign Concept Plans identifying the site signage, as well as the building signage, are included in with this application. These plans can be found in the Signage portion of the application binder. 7. A streets and utility concept; and Response:A Utility Concept Plan is included with this application. Refer to sheet PC-3.0 in the Concept Development Plan set. The proposed development does not include the creation of any public street; private street information is shown on the Site Concept Plan. Public street improvements will be provided along the property frontage with SW Dartmouth St. and SW Hermoso Way. Typical improvement sections for Dartmouth and Hermoso are shown on sheet PC-1.0. Additional street improvements not adjacent to the property frontage will be made to mitigate traffic impacts along portions of Hwy 99W, SW 72nd Ave, and SW Dartmouth St. as shown in the Traffic Impact Analysis included with this application. 8. Structure Setback and Development Standards concept, including the proposed residential density target if applicable. Tigard Retail Center-Code Response Page 10 of 123 August 28, 2008 , Response: Structure Setback and Development Standards concepts are shown within the Site Concept Plan, sheet PC-1.0. Residential development is not included with this application. C. Allowable Uses 2. In commercial zones. In all commercial zones, an applicant with a planned development approval may develop the site to contain all of the uses permitted outright in the underlying zone and, in addition, a maximum of 25% of the total gross floor area may be used for multifamily dwellings in those commercial zones that do not list multi-family dwellings as an outright use. Response: The proposed development does not include multifamily dwellings. This criterion does not apply. 18.350.50 Concept Plan Approval Criteria A. The concept plan may be approved by the Commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. Response: The concept plan identifies the open space areas on sheet PC-1. 1, Open Space Plan. The areas are differentiated to show the Minimal Use facilities and the Passive Use facilities. The minimal use facilities are comprised of on-site wetland and vegetated corridor areas. Passive use facilities are proposed for 25% of the open space requirement. The passive use facilities are comprised of pedestrian trails and walkways, seating areas, informational signage, and other similar facilities. 2. The concept plan identifies areas of significant natural resources, if any, and identifies methods for their maximized protection, preservation, and/or management. Response: The concept plan identifies the natural resource areas on sheet PG 1.2, Wetland Buffer Mitigation Plan. The wetland boundary, as well as the vegetated corridor (buffer) and buffer mitigation areas are clearly identified on this plan. The buffer encroachment areas are limited to the driveway locations and are mitigated at a 1:1 ratio to meet the requirements of CWS. Refer also to sheets B-1 through B- 6 for the buffer enhancement plans. Tigard Retail Center-Code Response Page 11 of 123 August 28, 2008 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. Response: The existing neighborhood is predominantly a commercial retail area consistent with the proposed use. The architectural styling has been developed to enhance the ability to blend effectively with the community environment while maintaining a strong brand image. The proposed development will respect the characteristics of, and transition into, existing neighborhoods to the south by providing appropriate screening and buffers for the adjacent properties. These elements are shown on the concept plan. 4. The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. Response:As shown on the concept plan, the proposed development will provide significant opportunities to promote walkability and transit ridership to the extent possible. The site has a multitude of walking paths and plaza areas, as well as providing direct pedestrian access to the neighborhood to the south. There are no bus stops in the immediate vicinity of the site, but sidewalks are available to the nearest bus stop, located approximately '/a mile away on Hwy 99. 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed - location on site. Response: The proposed use and general arrangement of the buildings is shown clearly on the concept plans. The anchor retail building will be occupied by Target, while the smaller retail buildings will likely have a mix of retail uses. The tenant mix for these buildings is unknown at this time. 6. The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone, while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. (Ord. 06-16) Tigard Retail Center-Code Response Page 12 of 123 August 28, 2008 Response:As described in section 18.350.040.A. I.c, the proposed development is consistent with the purpose of the Planned Development code in that it protects the natural features on the site to the greatest extent possible, while providing an attractive development that will greatly benefit the neighbors and City with enhanced open space areas and pedestrian amenities. It is also important to note that the proposed development fully complies with the requirements and criteria of the Planned Development code section, as well as the underlying General Commercial and Tigard Triangle development standards. There is no need to grant variations to the other development standards in the code. 18.350.068 Detailed Development Plan Submission Requirements B. Additional information. In addition to the general information described in Subsection A above, the detailed development plan, data, and narrative shall include the following information: 1. Contour intervals of-2 to 5 ft, depending on slope gradients, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed Response: The Preliminary Grading and Drainage Plan, PC-2.0, provided with the Detailed Development Plan set includes additional grading information identifying spot elevations and breaks in grade. All proposed drainage facilities are shown in this plan as well. 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, tree removal, ground breaking, grading, public improvements, and building construction for each phase. Response:A development schedule indicating the key dates noted above is provided on the cover sheet for the Detailed Plan Development plan set. 3. A copy of all existing and/or proposed restrictions or covenants. Response: There are no existing restrictions or covenants on the land. EC&R's will be developed as agreed upon between PacTrust and Target to include cross-over access and parking easements, as well as shared site maintenance responsibilities. C. Compliance with specific development standards. The Detailed Development Plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards: The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of Tigard Retail Center-Code Response Page 13 of 123 August 28, 2008 the project shall not be less than 80% of the minimum size required in the baser.. zone. Response: The lot dimensions comply with the underlying General Commercial ° and Mixed Use Employment zones. 2. Site coverage: The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and , impervious surfaces such as streets and sidewalks; Response: The site coverage for the proposed development, including all buildings and impervious surfaces, is approximately 67%. 3. Building height: In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be setback from the perimeter of the site a distance of at least 1-1/2 times the height of the building. Response: The proposed development is not in a residential zone and does not request any increase to the allowed building height standards. 18.350.070 Detailed Development Plan Approval Criteria A. Detailed Development Plan Approval Criteria. A detailed development plan may be approved only if all the following criteria are met: ° 1. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: , a. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; b. The change reduces the amount of open space and landscaping; c. The change involves a change in use; d. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and e. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: This application is for concurrent Concept and Detailed Development Plan review, as such, no changes to the Concept Plan are proposed. 2. All the provisions of the land division provisions, Chapters 18.420 Partitions and 18.430 Subdivisions, shall be met if applicable; Tigard Retail Center-Code Response Page 14 of 123 August 28, 2008 �„ Response: The proposed development does not seek a land partition or subdivision, thus Chapters 18.420 and 18.430 are not applicable. This criterion does not apply. 3. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. a. Chapter 18.360, Site Development Review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review. Response:As noted above, the applicant is requesting a concurrent Concept and Detailed Planned Development Review. As such, no response has been provided for Chapter 18.360, Site Development Review, since this section is not applicable. b. Chapter 18.705, Access, Egress and Circulation. The Commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). Response: The Applicant has responded to and is in compliance with the applicable criteria of Chapter 18.705, Access, Egress and Circulation. c. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district using the minimum lot size established for that district. Where a project site encompasses more than one underlying zoning district, density shall be aggregated for each district, and may be allocated anywhere within the project site, as deemed appropriate by the commission. Tigard Retail Center-Code Response Page 15 of 123 August 28, 2008 Response: Chapter 18.715, Density Computation and Limitations pertains to dwelling units, the proposed development does not include any dwelling units. This criterion does not apply. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: 1) A 1% bonus for each 5% of the gross site area set aside in open space, up to a maximum of 5% is allowed for the provision of active use recreational open space, exclusive of areas contained in floodplain, steep slopes, drainageways, or wetlands that would otherwise be precluded from development; 2) Up to a maximum of 5% is allowed for the development of pedestrian amenities, streetscape development, recreation areas, plazas, or other items from the "Planning Commission's Toolbox." Response: The proposed development does not require a density bonus. The provisions in 1) and 2) above do not apply. d. Chapter 18.745, Landscaping and Screening. The Commission may grant an exception to the landscape requirements of this title upon a finding that the overall landscape plan was prepared by a licensed landscape architect, provides for 20% of the net site area to be professionally landscaped, and , . meets the intent of the specific standard being modified. Response: The proposed development complies with, and has responded to, the - requirements of Chapter 18.745, Landscaping and Screening. No exception is needed or requested. e. Chapter 18.765, Off-street Parking and Loading Requirements. The Commission may grant an exception to the off-street parking dimensional and minimum number of space requirements in the applicable zone if: 1) The minimum number of parking spaces is not reduced by more than 10 percent of the required parking; and 2) The application is for a use designed for a specific purpose which is intended to be permanent in nature, e.g., a nursing home, and which has a ' low demand for off-street parking; or Tigard Retail Center-Code Response Page 16 of 123 August 28, 2008 3) There is an opportunity for sharing parking and there is written evidence that the property owners are willing to enter into a legal agreement; or 4) Public transportation is available to the site, and reducing the standards will not adversely affect adjoining uses; or 5) There is a community interest in the preservation of particular natural features of the site which make it in the public interest to grant an exception to parking standards. Response: The proposed development complies with, and has responded to, the requirements of Chapter 18.765, Off-street Parking and Loading Requirements. No exception is needed or requested. f. Chapter 18.780, Signs. The Commission may grant an exception to the sign dimensional requirements in the applicable zone if: 1) The sign is not increased by more than 10 percent of the required applicable dimensional standard for signs; and 2) The exception is necessary for adequate visibility of the sign on the property; and 3) The sign will be compatible with the overall site plan, the structural improvements and with the structures and uses on adjoining properties. Response: The proposed development complies with, and has responded to, the requirements of Chapter 18.780, Signs. No exception is needed or requested. g. Chapter 18.795, Visual Clearance Areas. The Commission may grant an exception to the visual clearance requirements, when adequate sight distance is or can be met; Response: The proposed development complies with, and has responded to, the requirements of Chapter 18.795, Visual Clearance Areas. h. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks; and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the City Engineer to grant an exception. The Commission has the authority to reject an exception request. The Commission can only grant an exception to street sanctions if it is sanctioned by the City Engineer. The City Engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: Tigard Retail Center-Code Response Page 17 of 123 August 28, 2008 1) Public safety will not be compromised; and 2) In the case of public streets, maintenance costs will not be greater than with a conforming design; and 3) The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment. Response: The proposed development complies with, and has responded to, the requirements of Chapter 18.810, Street and Utility Improvements, Chapter 18.810.040, Blocks, and Chapter 18.810, Lots. No deviations or exceptions from street standards are necessary. 4. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: 1) The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to . provide an alternate site plan to demonstrate compliance with this criterion; T Response: The proposed development has been designed to preserve existing vegetation and natural drainage of the site to the extent practical. Structures have not been placed within the wetland buffers except for the two access drives located along Dartmouth Street which take advantage of existing wetland crossings at those locations. Existing healthy trees will be preserved where practical including all trees located along the western boundary of the site. A group of non-native trees in poor health will be removed from the eastern boundary of the site. The natural topography of the site includes a gentle slope from east to west which directs runoff from the site to Redrock Creek. The proposed development will maintain the natural direction of runoff from the site and discharge to Redrock Creek. 2) Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; Response:A geotechnical evaluation has been prepared by GeoEngineers. The report does not indicate that ground slumping or sliding will pose a problem to proposed structures. Adequate slope protection and stabilization measures will be included with the construction of this site per on the results and recommendations of the geotechnical evaluation. Tigard Retail Center-Code Response Page 18 of 123 August 28, 2008 3) Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible; and Response: The retail pad buildings are located along the primary frontage street (Dartmouth Street) per the Tigard Triangle code requirements. The building entrances are oriented towards the south to face the interior parking field. The proposed Target building is oriented towards the primary street frontage and the central parking field. According to historical date from the nearest weather stations on Weather Underground (www.wunderground.ccm), the predominant wind direction 6s frcm the south. The larger Target structure will shield the southerly winds to a certain extent from the rest of the development to reduce wind from entering not only the Target store entrance, but also the entrance to the smaller retail buildings. The Target store utilizes large expanses of glass for daylighting in the entry lobby, food service area and office areas. In addition, the retail shops buildings include a significant amount of glazing along all building elevations to take advantage of natural daylight as much as possible. b. Buffering, screening and compatibility between adjoining uses: 1) Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; Response: The only adjacent property with a different type of land use is located to the southeast corner of the development. Although the adjacent property is zoned MUE which allows similar commercial use, the existing use of the noted property is residential. The proposed development allows for a 20'buffer between any hard surface improvements or structures and the existing residential use property. According to the Buffer Matrix, Table 18.745. 1&2, only a 10 foot buffer is required. The buffer will consist of shrub groundcover, trees, and hedges per the Buffer Matrix requirements. 2) In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered Landscape Architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: Tigard Retail Center-Code Response Page 19 of 123 August 28, 2008 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 needs in terms of width and height to achieve the purpose; 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: The proposed development is not seeking a reduced buffer requirement. This criterion does not apply. 3) On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall 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; and ; c) Whether the screening needs to be year-round. Response: On-site screening is provided with the proposed development at the truck loading area and roof top equipment for the adjacent residential property located at the southeast corner of the property. As indicated earlier, this property is zoned MUE, but has an existing residential home. ` The truck loading area will be screened from the adjacent residential use by use of dense landscape screening with trees, shrubs, and hedges as required by the Buffer Matrix in Table 18.745. 1. In addition, there is an existing row of closely spaced, mature trees along the property line of the existing residential home with tree diameters of between 10" to 20"and a dense canopy to act as an added buffer. It is also important to note that the loading dock area is approximately 10' lower than the existing grade at the existing residence, so the visual screening of this area will be further enhanced by this difference in grade. Roof top equipment will be screened from view by the proposed parapets, as well as the landscape buffer , screening referenced above. The truck loading dock will be screened by means of a 16'-0"high painted split face CMU screen wall. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining " properties from view and noise; Response: The on-site screening referenced above will also provide significant M' noise reduction for noises generated by the roof-top equipment and compactor located in the loading dock area. The Target building has the only facilities Tigard Retail Center-Code Response Page 20 of 123 August 28, 2008 adjacent to the existing residential unit. Target compactor and rooftop units conform to recommended Environmental Protection Agency guidelines for day and night residential standards. In addition, as noted earlier, the loading dock area is approximately 10' lower than the existing grade at the existing residence, so the visual screening of this area will be further enhanced by this difference in grade. d. Exterior elevations - single-family attached and multiple-family structures: Response: The proposed development does not include any single family or multi family structures. This criterion does not apply. e. Private outdoor area — residential use: Response: The proposed development does not include any residential use. This criterion does not apply. f. Shared outdoor recreation areas -- residential use: Response: The proposed development does not include any residential use. This criterion does not apply. g. Access and circulation: 1) The number of required access points for a development shall be provided in Chapter 18.705; Response: The proposed development meets the access requirements of Chapter 18.705. 2) All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and Response: Circulation patterns including roadway width, radii, and access points have been designed to accommodate emergency and service vehicles. The proposed site plan and basic circulation patterns have been reviewed and deemed acceptable by Tualatin Valley Fire and Rescue (TVFR) as part of the pre-application process for this project. 3) Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: Pedestrian sidewalks will be provided for along the entire site frontage along both SW Dartmouth St. and SW Hermoso Way. An existing Tigard Retail Center-Code Response Page 21 of 123 August 28, 2008 bicycle lane will be extended along the entire property frontage along SW Dartmouth St. No bicycle lanes exist along SW Hermoso Way. h. Landscaping and open space: 1) Residential Development: Response: The proposed development does not include any residential development. This criterion does not apply. i. Public transit: 1) Provisions for public transit may be required where the site abuts or is within a '/a mile of a public transit route. The required facilities shall be based on: a) The location of other transit facilities in the area; and b) The size and type of the proposed development. Response: TriMet bus service is not currently provided along SW Dartmouth Street. However, TriMet route 12 — Barbur Boulevard— has a stop located approximately '/a mile from the site at the intersection of SW 78`h/Dartmouth St. and Hwy 99W. In addition, TriMet routes 64-Marquam Hill/Tigard Transit Center, and 94-Sherwood-Pacific Highway Express have stops within %2 mile of the site along Hwy 99W. TriMet route 78-Beaverton/Lake Oswego has a stop within %2 mile of the site on SW 68`h Ave. Further, a TriMet Park-N-Ride is located on SW 74th Avenue north of the Tigard Cinema. 2) The required facilities may include but are not necessarily limited to such facilities as: a) A waiting shelter; b) A turn-out area for loading and unloading; and C) Hard surface paths connecting the development to the waiting area. Response: No known public transit improvements are required with this development. This criterion does not apply. 3) If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: No known public transit improvements are required with this development. This criterion does not apply. Tigard Retail Center-Code Response Page 22 of 123 August 28, 2008 j. Parking: 1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; Response: The proposed parking has been laid out in accordance with Chapter 18.765, Off-Street Parking and Loading Requirements. Refer to the code response for Chapter 18.765 for more detailed parking and loading layout information. 2) Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off- street parking space. Response: The proposed development does not include any single family attached dwellings. This criterion does not apply. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The drainage for the proposed development has been laid out in accordance with the requirements of Chapter 18.810. Alternate means for stormwater conveyance are not being proposed. I. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: No fill or development is proposed within or immediately adjacent to the 100-year floodplain. A pedestrian pathway is proposed along a portion of the vegetated corridor boundary (above the flood plain elevation). m. Shared Open Space. Facilities: The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: 1) Minimal Use Facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are Tigard Retail Center-Code Response Page 23 of 123 August 28, 2008 designated around sensitive lands (steep slopes, wetlands, streams, or 100 year floodplain). 2) Passive Use Facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. 3) Active Use Facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. 4) The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed development includes shared open space of greater than 20% of the gross site. Minimal use facilities are proposed for 75% of the required open space area. The minimal use facilities are comprised of on-site wetland and vegetated corridor areas. Passive use facilities are proposed for 25% of the required open space area. The passive use facilities are comprised of pedestrian trails and walkways, seating areas, informational signage, and other similar facilities. See the Open Space Plan, sheet PC-1.1, for Open Space areas. n. Open Space Conveyance. Where a proposed park, playground or other public use shown in a 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. Response: The proposed open space is not located in whole or in part within a m. subdivision. This criterion does not apply. Tigard Retail Center-Code Response Page 24 of 123 August 28, 2008 18.360 SITE DEVELOPMENT REVIEW Although this chapter was identified as an applicable code section by City staff in the Pre- application notes, code section 18.350.070.A.3.a (Planned Development) indicates that "The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review." Since the proposed development lies within a Planned Development overlay, the detailed development plan review will address the same type of issues as this section. Therefore, no detailed code response is provided for this chapter. Tigard Retail Center-Code Response Page 25 of 123 August 28, 2008 18.380 ZONING MAP AND TEXT AMENDMENTS Although this chapter was identified as an applicable code section by City staff in the Pre- application notes, a Comprehensive Plan Amendment to the Water Resources Overlay District was approved with a previous land-use decision in 1998 and is not needed for this development. Following approval of the 1998 Comprehensive Plan Amendment, a wetland fill permit was issued in July 1998 and a grading permit was issued in August 1999. The earthwork construction for the fill placement was completed in approximately 2000. The proposed development will not provide any further impact or disturbance to water resource areas, nor require the need for a further Comprehensive Plan Amendment. Therefore, this section does not apply to the proposed development. F„ RF. Tigard Retail Center-Code Response Page 26 of 123 August 28, 2008 ,;, 18.520 COMMERCIAL ZONING DISTRICTS 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 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 proposed development is situated in the Tigard Triangle Area of Tigard and is zoned General Commercial (G-C) and Mixed Use Employment (MUE). The proposal consists of three retail buildings with associated on and off-site improvements. The proposal has taken into account the purpose of the commercial zoning district to locate a wide range of retail and office uses with convenient access to City residents. The addition of two multi-tenant retail buildings and a new Target store will add to the range of commercial services available within easy driving, biking, and/or walking distance of each other. Presently a Costco, a Babies-R-Us, a Winco, an Office Max, and other smaller retailers are located within a quarter-mile of the proposed retail site. 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 proposed development will create a wide range of job opportunities within the City limits in accordance with the economic goals of the City of Tigard Comprehensive Plan. 18.520.020 List of Zoning Districts A. C-N: Neighborhood Commercial District. Does not Apply B. C-C: Community Commercial District. Does not Apply 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 Tigard Retail Center-Code Response Page 27 of 123 August 28, 2008 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. Response: The proposed development is located almost entirely within the C-G zone. The proposed retail development and its associated uses are permitted outright in the GG zone. D. C-P: Professional/Administrative Commercial District. Does not Apply E. CBD: Central Business District. Does not Apply 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 to district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. 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, religious institutions, 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. Response: A small portion of the southeast corner of the site lies within the MUE zone. The proposed retail development and its associated uses are permitted outright in the MUE zone. This development also supports alternative modes of transportation via pedestrian and bicycle traffic. G. MUE-1 and MUE-2: Mixed Use Employment Districts Does not Apply H. MUC: Mixed Use Commercial District. Does not Apply I. MUC-1: Mixed Use Commercial — 1. Does not Apply J. MUR: Mixed Use Residential Districts. Does not Apply 18.520.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: Tigard Retail Center-Code Response Page 28 of 123 August 28, 2008 W W 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. B. Use table. A list of permitted, limited, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. Response: The proposal is for general retail use, which is permitted outright by City of Tigard Development Code - Table 18.520.1 for the C-G zone. General retail use is allowed in the MUE zone, but is restricted to a gross leasable area of 60,000-sf per building in the MUE zone; however, no portion of the buildings are located within the MUE zone. A. 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 Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit. 2. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), 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. Response:Accessory structures included with the proposed development comply with all development standards. A building permit will be procured for development of all structures. Tigard Retail Center-Code Response Page 29 of 123 August 28, 2008 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 Chapters 18.310 and 18.320; 2. All other applicable standards and requirements contained in this title. Response: The proposed development complies with all of the applicable development standards contained in the underlying zoning district with the addition of the development standards of the Planned Development Overlay Zone, Chapter 18.350, and the Tigard Triangle Design Standards, Chapter 18.620. B. Development Standards. Development standards in commercial zoning districts are contained in Table 18.502.2 below: Response: The proposed development complies with the standards contained in Table 18.502.2. The standards in the Table that apply to this development are: C-C MUE Minimum Front Yard Setback 0 ft 0 ft Minimum Side Yard Setback 0 ft 0 ft Minimum Rear Yard Setback 0 ft 0 ft Maximum Site Coverage 85% 85% 18.520.050 Special Limitations on Uses A. In the C-N zone. Special limitations in the C-N zoning district are as follows: Nh Response: The proposed development does not include any properties located in the GN zone. This criterion does not apply. B. In the C-C zone. Special limitations in the C-C zoning district are as follows: Response: The proposed development does not include any properties located in the C-C zone. This criterion does not apply. C. In the MUE zone. Special limitations in the MUE zoning district are as follows: Tigard Retail Center-Code Response Page 30 of 123 August 28, 2008 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; Response: The proposed development does not include any buildings within the portion of the site that is zoned MUE, therefore, the FAR does not exceed 0.40. 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 portion of the development that is within the MUE zone is less than three acres. In addition, the proposed development does not include any buildings within the portion of the site that is zoned MUE. This criterion does not apply. B. 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 proposed development does not include any properties located in the MUC-1 zone. This criterion does not apply. C. In the MUC, MUE-1, MUE-2, MUR-1 and MUR-2 zones. Within the Washington Square Regional Center, the standards of 18.630 shall also apply. Response: The proposed development does not include any properties located in the MUC, MUE-1, MUE-2, MUR-1, or MUR-2 zone. This criterion does not apply. 18.520.060 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. Response: The proposed development does not include any properties located in the C-C zone. This criterion does not apply. B. Interim requirements in the CBD zone. Response: The proposed development does not include any properties located in the CBD zone. This criterion does not apply. C. Washington Square Regional Center. Response: The proposed development does not include any properties located in the Washington Square Regional Center. This criterion does not apply. Tigard Retail Center-Code Response Page 31 of 123 August 28, 2008 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.010 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. Response: The proposed development has incorporated the design standards provided in the Tigard Triangle Design Standards. B. Development conformance. All new developments, including remodeling and renovation projects resulting in uses other than single family residential use, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described in this chapter and other development standards required by the Community Development and Building Codes, such developments will be required to: 1. Dedicate and improve public streets, to the extent that such dedication and improvement is directly related and roughly proportional to an impact of the development; • Response:As shown on the Preliminary Site Plan, the proposed development will improve the two public streets on which it has frontage, SW Dartmouth and SW Hermoso Way. The improvements to SW Dartmouth include 33 feet of pavement from centerline, concrete curb where necessary, sidewalk and planter strip, landscaping, traffic control devices and utilities. SW Hermoso Way will be improved to include a right-of-way dedication sufficient to allow 18 feet of pavement from centerline plus additional pavement width to provide an "eyebrow" per Washington County standards, concrete curb, sidewalk, utilities and traffic control devices. In addition, the proposed development will require mitigations and improvements as described in the June 2007 Traffic Impact Analysis, as supplemented by the August 1, 2008 Development Trip Generation Revision memorandum, both prepared by Kittelson &Associates. The additional proposed mitigation measures include: o Participate in a proportionate share contribution to the planned traffic signal at the SW Dartmouth Street/SW 68th Avenue intersection, consistent with the City of Tigard's current policy of collecting funds on a per-trip basis at this intersection. Tigard Retail Center-Code Response Page 32 of 123 August 28, 2008 ,•. o Develop a third westbound through lane on Highway 99W in advance of the Highway 99WISW 72nd Avenue intersection and extending southwest through the Tigard Theater and SW Dartmouth Street intersections to Highway 217. This will provide additional capacity on Highway 99W and mitigate the existing over-capacity condition at the Highway 99WISW 72nd Avenue intersection during the weekday p.m. peak hour. o Remove the traffic signal at SW Hampton Street and restrict movements to right-inlright-out. Left-turn movements can be accommodated by the traffic signal at the SW 72nd AvenuelSW Beveland Road intersection. This will improve signal spacing and allow for two continuous northbound through ares on CW 72nd Avenue. o Construct an exclusive westbound left-turn lane and northbound right-turn lane with overlap signal phasing at the SW 72nd AvenuelSW Beveland Road intersection to accommodate rerouted vehicles from SW Hampton Street. o Provide two continuous northbound through lanes along SW 72nd Avenue from the Highway 217 southbound ramp terminal (Varns Street) to SW Beveland Road. During the weekday p.m. peak hour, northbound left-turns will utilize dynamic lane assignments at SW Hunziker Road. This improvement will provide additional capacity to the interchange and extend its functional life. o Install a traffic signal at the main site driveway along SW Dartmouth Street. This signal should be interconnected with the existing Costco traffic signal and the planned signal at the SW Dartmouth Street/SW 72nd Avenue intersection to effectively manage and progress traffic between the three signals. o Modify the existing raised median and restripe the dual northbound left-turn vehicle storage at Highway 99W/SW Dartmouth Street within the existing pavement to provide up to 450 feet of storage. Extend the eastbound right- turn lane to provide 400 feet of striped storage. o Widen SW Dartmouth Street to accommodate a second southboundleastbound lane between the Costco traffic signal and the western unsignalized site-access driveway. The southbound right-turn lane at the Costco traffic signal should be converted to a shared through-right lane and the southbound right-turn overlap phase removed. o Develop optimized coordinated signal timing time-of-day plans on Highway 99W to account for the additional westbound through lane. 2. Connect to public facilities such as sanitary sewer, water and storm drainage; Response:As shown on the Preliminary Utility Plan, the proposed development will make connections to public facilities as necessary to serve the development. Connections to the public sanitary sewer and water will be made in SW Dartmouth Street. Storm drainage will be directed to the existing wetland area which ultimately drains to Redrock Creek. Water will connect to a public system in SW Dartmouth Street and in SW Hermoso Way. Tigard Retail Center-Code Response Page 33 of 123 August 28, 2008 3. Participate in funding future transportation and other public improvement projects in the Tigard Triangle, provided that the requirement to participate is directly related and roughly proportional to an impact of the development. Response: The applicant will participate in funding future transportation and other public improvement projects in the Tigard Triangle by means of paying System Development Fees including Traffic Impact Fees. In addition, as noted above, the applicant will participate in a proportionate share contribution to the planned traffic signal at the SW Dartmouth Street/SW 68th Avenue intersection, consistent with the City of Tigard's current policy of collecting funds on a per-trip basis at this intersection. ar- C. Conflicting standards. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. (Ord. 99-22) Response: Based on Coordination with City staff this proposal has applied the standards from the Planned Development Overlay Zone, General Commercial Zone, and Tigard Triangle Design Standards in order to comply with all requirements. 18.620.020 Street Connectivity A. 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 Chapter 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 660 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 per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. Tigard Retail Center-Code Response Page 34 of 123 August 28, 2008 , c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. Response: This standard will be met by using the Performance Option. SW Dartmouth Street is approximately 4,100 feet long when measured from the intersection with Hwy 99 to the intersection with Interstate 5. Based on eight intersections per mile, approximately 6 intersections would be required to meet the Performance Option requirement. There are seven existing intersections through the S'v"✓ Dartmouth Street corridor. The cross-street intersections with Dartmouth include: • Hwy 99/Pacific Hwy • SW Atlanta St. • SW 72nd Avenue • SW 70`h Avenue • SW 69`h Avenue • SW 68`h Avenue • Interstate 5 Since SW Dartmouth Street is classified as a Collector, the requirement of both the shortest vehicle trip and shortest pedestrian trip from the origin to a collector does not exceed the straight-line distance. Based on this information, there is no need to extend a public street through the proposed site. 18.620.030 Site Design Standards A. Compliance. All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must 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 C2, governing criteria for granting a variance, is satisfied. Response: All development with this plan will be constructed concurrently. Any phasing will be dictated by construction schedule only. The Target store will be constructed first, utilizing the pads for construction staging areas as necessary. All of the on and off-site improvements necessary for the erection and occupancy of the Target and Retail pad buildings will be completed in a timely fashion in order to open the stores within the earliest time frame possible. The Retail Pad buildings will be erected upon completion of the Target store. 1. Building placement on Major and Minor Arterials - 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 Tigard Retail Center- Code Response Page 35 of 123 August 28, 2008 Arterial Streets. See Diagram 1 for some examples of how this standard may be met. Response: The proposed development has frontage on SW Dartmouth Street. Per coordination with City engineering staff, this street is classified as a collector. However, this project was designed to meet the building frontage requirements of this section. Wetlands and a small stream are present along much of the sites Dartmouth Street frontage, requiring the proposed buildings to be set back from the wetland/stream buffer rather than the property line per code section 18.620.030.A.2 below. This site consists of just over 900 feet of total property frontage along SW Dartmouth; however, there are several factors that limit the fl,. building development of the property frontage along Dartmouth. First, approximately 150'of the frontage along the NE property corner is un-developable due to wetland buffers and insufficient lot depth, which is further compounded by the fact that this location requires a driveway in order to provide an intersection fi congruous with the Winco driveway across the street. Second, the alignment of Dartmouth curves to the north along the western half of the property and provides a disproportionate amount of property frontage compared with the developable property width. This is further compounded by the fact that approximately 230'of frontage along the NW property corner is occupied by a significant amount of ' wetlands which severely limit the buildable property frontage at this location. As shown on Figure 1 below, we estimate the developable property frontage is approximately 795 . The total building length along the corresponding building frontage is approximately 4 10, which corresponds to approximately 52%. Since there are no public street intersections along the property frontage, the buildings are located near the ends of the property frontage. In addition to the retail buildings occupying the property frontage, several plaza areas are proposed along b the property frontage to further enhance the streetscape to create a high quality image for the area. Tigard Retail Center-Code Response Page 36 of 123 August 28, 2008 BUILDABLE FRONTAGE -796t No BUILDING FRONTAGE PROVIDED - 410' (527) S . 210 W DgRTMoUTH Sr UNBULDABLE r" ET MONTAGE WETLAND _PLAZA -`'_ BOUNDARY 0,"-,ice` Y ! A +WE-Amt RETAIL 1 - �/ RETAIL 2 �t— �t_ — Uato�toat r - - L + Figure 1 2. Building setback - The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features shall be 0 feet; the maximum building setback shall be 10 feet. Response: Due to the presence of a small stream with associated wetlands and buffers, the building setbacks for this property are being measured from the wetland buffers. Since the wetlands and buffers are not parallel with the street frontage, nor do they follow a straight line as a typical street frontage would, the frontage buildings have been setback between 0 to 10 feet from the average buffer location. Due to permeations in the wetland buffer boundary, there are some locations that require exceeding the 10'setback in order to provide a reasonable building configuration. However, wetland buffer mitigation areas —provided for the driveway encroachment into the wetland buffer area as approved by the Service Provider Letter obtained from Clean Water Services — is provided so that the overall wetland buffer area is between 0' to 10' from the building. 3. Front yard setback design - 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 an L-1 standard on public streets and an L-2 standard on accessways. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall Tigard Retail Center -Code Response Page 37 of 123 August 28, 2008 contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Response: Landscaping to an L-1 standard, pedestrian pathways and amenities, and a hard-surfaced expansion of the pedestrian path are all provided between the retail buildings and the public right-of-way. Pedestrian amenities such as benches and informational signage are provided as well. 4. Walkway connection to building entrances -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 near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping ¢ requirement per Section 18.520.040B and Table 18.520.2. Response: Walkway connections to streets from building entrances have been provided for all buildings within this proposed development. The entrances to *� Target can be accessed via concrete sidewalks adjacent to the west and east driveway connections to SW Dartmouth Street. Target can also be accessed via concrete sidewalks from SW Hermoso Way. Pedestrians can enter Retail 1 from the west driveway via a concrete sidewalk connecting to the sidewalk on SW W. Dartmouth Street. Pedestrians can enter Retail 2 from the east driveway via a concrete sidewalk connecting to the sidewalk on SW Dartmouth Street. Convenient connections from building to building are provided by sidewalk and crosswalk 4 connections as shown on the Site Plan. 5. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the �. building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. See Diagram 2. • Response: The majority of the parking is located behind Retail 1 and Retail 2, which are located adjacent to SW Dartmouth Street. Off-street parking located to the side of Retail 1 and Retail 2 makes up approximately 27% (245') of the total property frontage (916'). The side parking makes up approximately 31% of the developable property frontage (795'), as indicated in response to section 18.620.030.2. 1 above. Landscaping within the wetland buffer along the entire frontage length exceeds the L-1 Landscape Standard. All side and rear yards will be landscaped to a minimum L-2 Landscape Standard. No side yards abut a public street. Tigard Retail Center-Code Response Page 38 of 123 August 28, 2008 ,, 18.620.040 Building Design Standards A. Non-residential buildings. All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance, is satisfied. 1. Ground floor windows - 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. T he 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 all of the requirement is located at a building corner. Response: The retail shops buildings (1 and 2) are within the required Building Setback. Approximately 58% of these building elevations facing the Dartmouth Street frontage are comprised of windows and/or doorway openings on the ground floor wall area. The glass line along Dartmouth will extend from a minimum of 2' to 12' above grade with entry opportunities provided within the full height aluminum storefront system as shown on the building elevations. Metal canopies will also be provided at the storefront entries to provide weather protection and define the entry locations. The window and doorway opening area identified above does not include any adjoining elevations, which would further support this requirement. 2. Building facades - 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 1 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 facade shall extend for more than 300 feet without a pedestrian connection between or through the building. Response: No building facade facing a public street extends more than 50 feet without providing building offsets and architectural design features, as well as variations in building materials. The public street- facing facade of the Target store meets the design guidelines of providing architectural features at least every 50 feet with the following: Tigard Retail Center-Code Response Page 39 of 123 August 28, 2008 The front elevation includes massing projections at the entry and office areas which provides variety and undulation of the facade. The entry has a large expanse of glass (approx. 40' wide x 20' high) covered by a deep canopy (7); more glass at the seating area of food service, a white projecting mass displaying red Target signage; integral colored CMU bands that alternate with brick giving the facade a variety of pattern and material; red recessed "tick marks" that give relief to the parapet; a red accent wall directing guests to the entry; and signature red bollards. The architectural treatment of the front elevation continues around to the sides and rear with a similar vocabulary and materials. The retail Th cat, buildings, shops buf1dings along Dartmouth will look to provide continuity with the Target building elevations by incorporating similar massing elements as utilized on the Target entry with generous glass lines that are 24' wide by 10' high and that continue to wrap around to the front of the building. These building elements will also tie-in with the large plaza areas provided at the end of the building and will provide a connection with the Wetland resource and pathways provided between Dartmouth and the retail shops buildings. The buildings will utilize a combination of Stucco, Ground Face Colored Concrete block and glass storefront system. In addition, building off-sets of at least one foot occur in less than 50' intervals on the building facade. No building facades extend more than 300' without a pedestrian connection between or through the building. 3. Weather protection -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. Awnings and canopies shall not be back fit. Response: The Target building has a canopy that extends across the front entrance that is approximately 6`-0" deep. The proposed retail shops buildings will provide metal canopies at all the main entries, around the building and along the entire south building frontage. 4. Building Materials - 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 2 feet. Response: Target building materials include Brick, Integral colored split face' CMU, painted split face CMU, small amount of EIFS at sign mass. The retail shops buildings are comprised of brick, special unit masonry, store front glazing, and varying colors of cement Stucco. Tigard Retail Center-Code Response Page 40 of 123 August 28, 2008 5. Roofs and roof lines - 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: False fronts and roofs are not used. 6. Roof-mounted equipment - 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 is proposed to be screened from view of adjacent public streets by using parapets. 18.620.050 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 C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.780.1306; non- residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non residential development within the MUE zone shall meet the sign requirements of the C-P zone,18.780.130 D. Response: The proposed development site is covered by two land use districts, General Commercial (C-G) and Mixed Use Employment (MUE). The sign requirements of Commercial Zones have been met for signs in the C-G zoned portion of the site per code chapter 18.780. 130C. See a more detailed code response in that section. No signs are proposed in the MUE portion of the site. 2. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Response:All Proposed signs meet the area limits of 18.780. 130.C. See a more detailed code response in that section. No area limit increase is being sought. 3. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Tigard Retail Center-Code Response Page 41 of 123 August 28, 2008 Response: No free-standing sign exceeds the 10' maximum height limit. Building wall signs located on the retail shops buildings occurs in designated areas as a sign zone controlled with requirements for discrete individual letters and appropriate illumination. No building signage will extend above the roof line of the wall on which it is located. 4. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. Response: Proposed signs have not been placed in the required L 1 landscaping areas. T VVO monument signs are proposed for this site, one located adjacent to the two proposed driveway entrances. Both signs are proposed immediately adjacent to the back of sidewalk at these locations and do not interfere with any required L 1 landscaping. 18.620.060 Entry Portals A. Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; 1-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. Response: This site is not located adjacent to any of the intersections noted above. Per coordination with City staff, any public street improvements at these intersections which are required for traffic mitigation of the proposed development do not require construction of entry portals. This criterion does not apply. 2. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Response: Per the response to item 1 above, entry portals are not required with this project. This criterion does not apply. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. Tigard Retail Center-Code Response Page 42 of 123 August 28, 2008 Yk. 1. L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 '/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3 foot high screen and 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Response: Where the parking lot is not located behind the retail pad buildings, the setback between the parking lot and SW Dartmouth St. far exceeds 5' due to the width of the wetland and associated buffer area. The wetland buffer area is being enhanced per Clean Water Services requirements. Landscape areas between the wetland buffer and parking lot will meet L-1 landscape requirements as identified above. See the preliminary landscape-plan and responses to Chapter 18.745 for a more detailed code response to the landscape requirements. 2. L-2 General Landscaping- For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-'/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. Response: The proposed development meets the landscaping and screening requirements of 18.745. See the preliminary landscape plan and responses to Chapter 18.745 for a more detailed code response to the landscape requirements. 18.620.080 Street and Accessway Standards A. Tables and diagrams. The following tables and diagrams show street and pedestrian accessway standards for the Tigard Triangle. Landscape and street design details are also included in this section. TABLE 18.620.1 STREET CLASSIFICATION AND FUNCTION TABLE: STREETS (Only relevant portions of table included for brevity.) Tigard Retail Center-Code Response Page 43 of 123 August 28, 2008 Street Policy Classification Street Function Land Use/ Rialit-of-Wav Design Priority Dartmouth M1jor Arterial Provide access to Mixed Use Employ- 92 feet-72nd Street Transit Access Street Triangle destinations ment with Neighbor- Pedestrian-Transit Street hood and Regional 94 feet- ffiry 99 to Bikeway Distribute traffic retail west of 72nd 68`�Ave_ within Triangle Limited access to Provide connections off-street parking 72 feet- betxveen districts east of 72nd4 Enhanced pedestrian Distribute traffic environment from regional arterials and major , collectors to local service streets Local transit service Bicycle mobility Backage Local Collector Provide access to Mixed Use Commercial 60 feet Road local services and Retail along 99W 36 feet e* Distribute local traf- Access to off-street curb-to-curb fic parking Parking access street Enhanced pedestrian W environment Response: SW Dartmouth St. already has a 92' right-of-way (47' from centerline) along the entire property frontage. All but approximately 240' of SW Dartmouth St. along , the property frontage is already a full 66'pavement section (curb-to-curb). The remaining 240' will be widened to provide the required 66'section along the entire property frontage. Access to the site will meet the minimum spacing standards identified in chapter 18.705.030.H.3. SW Hermoso will be widened along the property frontage to provide a 18'pavement section from centerline to curb (half of 36' curb-to-curb width), except where widened to provide an "eyebrow" corner per Washington County standards as required by the City of Tigard. 18.620.090 Design Evaluation A. Purpose. It is recognized that the above design standards are to assist in upgrading and providing consistency to development within the Tigard Triangle. It is recognized that different designs may be used to meet the intent of the standards and purpose � statement of the Tigard Triangle Standards. With this in mind, applicants for development in the Tigard Triangle may choose to submit proposed projects which Tigard Retail Center-Code Response Page 44 of 123 August 28, 2008 demonstrate compliance with the design standards or request adjustments from the Triangle design standards and submit design plans for review and recommendation by a City Design Evaluation Team. This option allows applicants to propose alternative designs to the Tigard Triangle Design Standards that are consistent with the purpose of the standards. When a structure which has nonconforming elements is partially or totally damaged by fire or other causes beyond the control of the owner, the structure may be rebuilt using the same structure footprint without receiving an adjustment from design standards. Response: The proposed development is covered by two land use districts, General Commercial (C-G) and Mixed Use Employment (MUE), and lies partially within the Planned Development Overlay Zone. In addition to the base zones and overlay zone the site lies within the Tigard Triangle and is subject to the Tigard Triangle Design Standards. The proposed development has incorporated the appropriate design requirements of each code section in an attempt to best meet the intent of the development code. It is the intent of this application to comply with the applicable standards; no review by the City Design Evaluation Team is requested. B. Design Evaluation Team (DET). Response: The proposed development is not requesting review by a Design Evaluation Team. This criterion does not apply. C. Approval Criteria. Response: The proposed development is not requesting review by a Design Evaluation Team. This criterion does not apply. D. Review Process. Response: The proposed development is not requesting review by a Design Evaluation Team. This criterion does not apply. Tigard Retail Center-Code Response Page 45 of 123 August 28, 2008 18.705 ACCESS, EGRESS AND CIRCULATION 18.705.010 Purpose A. 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. 1w, Response: The Applicant acknowledges that the provisions of this chapter apply to this development. 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. Response: No alterations will begin until the proposed development has been approved and construction permits have been issued. 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. Response: The subject site lies within a Planned Development Overlay. As identified in the Planned Development Chapter 18.350.070.A.3.a, "The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review." Therefore, although the provisions of Chapter 18.360 do not apply, it is the Applicant's understanding that the provisions of this chapter will be required as a part of the Planned Development Review. 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. Tigard Retail Center-Code Response Page 46 of 123 August 28, 2008 Response: The proposed development does not include a subdivision. This criterion does not apply. 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. 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. 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 proposed development intends to provide shared access to the adjacent property to the east (Tax Lot 300). The proposed location for shared access to this property is shown on the Preliminary Site Plan. A cross-over access easement will be placed on permanent file with the City prior to occupancy of the site. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 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: The proposed development Includes two main accesses that connect directly to SW Dartmouth Street, which is a public street. The accesses will be maintained at the required standards on a continuous basis. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: Curb cuts will be constructed per City standards and in accordance with 18.810.030.0 at both driveway access locations. Tigard Retail Center-Code Response Page 47 of 123 August 28, 2008 F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: I. 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:As shown on the Preliminary Site Plan, walkway connections to streets from building entrances have been provided. The entrances to Target can be accessed via concrete sidewalks adjacent to the west and east driveway connections to SW Dartmouth Street. Target can also be accessed via concrete sidewalks from SW Hermoso Way. Pedestrians can enter Retail I from the west driveway via a concrete sidewalk connecting to the sidewalk on SW Dartmouth Street. Pedestrians can enter Retail 2 from the east driveway via a concrete sidewalk connecting to the sidewalk on SW Dartmouth Street. Convenient connections from building to building are provided by sidewalk and crosswalk connections as shown on the Site Plan. Sidewalks along the SW Dartmouth Street frontage provide access to adjacent developments located across SW Dartmouth Street. As shown on the Site Plan, a walkway has been provided to SW Hermoso Way towards the rear of Target that will provide access to the existing residential and commercial developments to the south/southeast of the site. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Response: The proposed development does not include any residential dwellings. This criterion 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 6-inch vertical separation (curbed) or a minimum 3-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; Tigard Retail Center-Code Response Page 48 of 123 August 28, 2008 Response:All walkways that cross vehicle access driveways or parking lots have been designed and located for pedestrian safety. Walkways adjacent to driveways and accesses are protected from vehicle traffic by a 6-inch curb. Crossing of driveways and accesses include pavement striping and, in some cases contrasting pavement materials, to alert vehicles to the presence of pedestrians. Walkway widths are a minimum of four feet in width. 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: Hard surfaced materials will be used for all proposed walkways within this development. The required walkways that connect to Dartmouth Street will be illuminated with pedestrian scale lighting that extends into the plaza areas adjoining the retail buildings. 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 design of the proposed development provides safe pedestrian and vehicular access conditions throughout the site. The access locations were reviewed and deemed acceptable for emergency vehicle access by TVF&R through the pre-application process. The proposed site-access driveways have been located to optimize their operation and safety, provide adequate sight distance, meet access spacing standards, and minimize impacts to the natural environment. in addition, the site plan was reviewed by the traffic consultant, Kittelson and Associates, who found that the proposed development will function in a safe and efficient manner when following the conclusions and recommendations identified in the TIA. Refer to the TIA included with this application for more detailed analysis information. 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 Tigard Retail Center-Code Response Page 49 of 123 August 28, 2008 access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not PW 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. Response: The proposed development does not include any single-family dwellings or duplex lots. This criterion does not apply. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Response: The proposed development does not require the backward movement of V vehicles 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.) Response: The Transportation Impact Analysis (TIA) prepared by Kittelson and Associates verifies the design of the proposed driveways and streets adjacent to the development. Adequate stacking is provided for both driveways onto SW Dartmouth Street. In addition, the locations of the proposed site-access driveways were reviewed to ensure that adequate intersection sight distance can be provided for vehicles exiting the site. Kittelson and Associates found that the proposed development will function in a safe and efficient manner when following the conclusions and recommendations identified in the TIA. Refer to the TIA included • with this application for more detailed analysis information. rte 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 sharedP 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. Tigard Retail Center-Code Response Page 50 of 123 August 28, 2008 Response: The east driveway will be a signalized driveway located approximately 400 feet west of the intersection of SW Dartmouth Street and SW 72 d Avenue, constructed to align with the existing WinCo Foods driveway on SW Dartmouth Street. This is an ideal location for the eastern driveway. The western driveway is located approximately 600 feet further west, roughly midway between the existing WinCo, driveway and an existing Costco driveway located further west. The west driveway will be unsignalized. The new traffic signal at the east driveway is proposed to be interconnected with the existing Costco traffic signal and the planned signal at the intersection of SW Dartmouth Street and SW 72nd Avenue intersection to effectively manage and progress traffic between the three traffic signals. With the proposed traffic mitigation measures identified above and in the Kittelson TIA. 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: The Tigard Development Code and Transportation System Plan (TSP) have conflicting information for the classification of SW Dartmouth Street. The TSP (Figure 8-3) classifies Dartmouth as a Collector, while the Tigard Triangle Design Standards (Table 18.620. 1) classify Dartmouth as a Major Arterial. In addition, the Engineering Pre-Application notes indicate that Dartmouth is a 5-lane Collector per Triangle Standards. City engineering staff indicated at the pre-application meeting that SW Dartmouth Street should be classified as a Collector. As shown on the site plan, the east driveway is optimally located to align with the existing WinCo Foods driveway on the north side of SW Dartmouth Street, eliminating turning movement conflicts that could occur at offset intersections. The driveway spacing for this access is approximately 400 feet west from the intersection of SW Dartmouth Street and SW 72nd Avenue. The approximate location of the Western driveway is approximately 440 feet east of the existing Costco driveway and 605 feet west of the eastern site-accesslWinCo driveway. The proposed driveway locations take advantage of existing accesses to the subject site from SW Dartmouth Street which include in-place culverts to cross the wetland/stream. Retaining these access points allows the project to minimize disturbance within the wetland area and associated buffers. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: The proposed development does not include any new local streets. This criterion does not apply. I. Minimum access requirements for residential use. Tigard Retail Center-Code Response Page 51 of 123 August 28, 2008 Response: The proposed development does not include any residential use. These criteria do not apply. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 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 100+ 2 30' 24' curbs required or 1 50, 40' curbs required Response:As shown on the Preliminary Site Plan, the proposed development provides two accesses from SW Dartmouth Street, the west access is 40 feet wide (curb to curb) and the east access is 52 feet wide. Both accesses will be paved from curb to curb and exceed the minimum access width required in Table 18.705.3. 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; Response: Vehicular access has been provided to within 50 feet of primary ground floor entrances of all buildings as shown on the Site Plan. 3. Additional requirements for truck traffic may be placed as conditions of site development review. Response: Truck traffic design requirements have been incorporated into the proposed Site Plan. AutoTurn truck templates for the largest design vehicle (a WB- 67 truck and trailer combo) has been utilized to ensure truck traffic will be able to successfully navigate the site and provide the required truck deliveries to the Target store. A// truck delivery traffic will use the perimeter drive aisles labeled as "Truck Route" on the Site Plan. A// deliveries to the Target will take place at the back of the store. Any smaller delivery trucks — either to Target or to the Retail Pads — will be able to navigate the truck route acceptably. 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 Tigard Retail Center-Code Response Page 52 of 123 August 28, 2008 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: There is no one-way traffic flow proposed within any of the parking areas on the site which are adjacent to a driveway serving the facility. This criterion does not apply. L. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: 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. Response: The design of the proposed development provides safe pedestrian and vehicular access conditions throughout the site. The access locations were reviewed and deemed acceptable for emergency vehicle access by TVF&R through the pre-application process. The proposed site-access driveways have been located to optimize their operation and safety, provide adequate sight distance, meet access spacing standards, and minimize impacts to the natural environment. In addition, the site plan was reviewed by the traffic consultant, Kittelson and Associates, who found that the proposed development will function in a safe and efficient manner when following the conclusions and recommendations identified in the TIA. Refer to the TIA included with this application for more detailed analysis information regarding access and traffic movement on the surrounding roadway network. 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 Costco property to the west of the site has parking areas, yet these areas are separated from the subject site by an existing wetland area located between the two properties. It would not be feasible to connect parking areas between these two sites without significant wetland impacts. This criterion is not feasible for the property to the west. Tigard Retail Center-Code Response Page 53 of 123 August 28, 2008 It is anticipated that future parking areas on the undeveloped property to the east (Tax Lot 300) will be connected to the proposed east driveway to meet this requirement. A cross-over access easement will be provided for the future W development of that property. This criterion will be met for the property to the east by means of a cross-over access easement. 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: The proposed development provides access via sidewalks along the site frontage for future connection to neighboring developments to the east and to existing developments to the west. Pedestrian crosswalks also allow for * connections to adjacent development across the street along the north side of SW Dartmouth Street. An existing bike lane in SW Dartmouth Street will be extended kA along the entire property frontage to provide a continuous bike lane. In addition, a pedestrian walkway has been provided to SW Hermoso Way towards the rear of W Target that will provide access to the existing residential and commercial properties to the south/southeast of the site. 4. A decision by the Director per 18.705.030 K.1.-3. above 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 C3. (Ord. 02-33) Tigard Retail Center-Code Response Page 54 of 123 August 28, 2008 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.010 Purpose A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard. 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. Response: The project will conform with all applicable state and federal regulations, and obtain all required permits through the initial construction period as well as for the ongoing use and activities operating on this site. The owner/applicant has a vast amount of experience in operating similar commercial retail facilities and ensuring the continued compliance with federal and state laws for a project of this type. 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. Response: Section 7.40. 130 through 7.40.2 10 limit noise levels at property boundaries occupied by a "noise sensitive unit", which is defined as "any building or portion of a building containing a residence, place of overnight accommodation, church, day care center, hospital, school, or nursing care center". As noted in the code response to section 18.350.070, the only adjacent property with a "noise sensitive unit" is a residential home located at the southeast corner of the subject site. Although the noted property is zoned Mixed Use Employment (MUE), which allows similar commercial uses, the existing use of the noted property is still residential. The Tigard Retail Center-Code Response Page 55 of 123 August 28, 2008 M proposed development is providing a 20'buffer between any hard surface improvements or structures and the existing residential use property. As previously noted, the 20 foot wide buffer will consist of shrub groundcover, trees spaced between 10'to 20'apart, and a 6' hedge. In addition, there is an existing row of closely spaced, mature trees along the property line of the existing residential home with tree diameters of between 10" to 20" and a dense canopy to act as an added buffer. The Target building has the only facilities adjacent to the existing residential unit. It is important to note that Targets compactor and rooftop units conform to recommended Environmental Protection Agency guidelines for day and night residential standards. In addition, the dense landscaping buffer noted above will provide significant noise reduction for noises generated by the roof-top equipment and compactor located in the loading dock area. The compactor is located over 160'away from the property line of the adjacent residential property at the nearest point. Also, as noted earlier, the loading dock area is approximately 10' lower than the existing grade at the existing residence, so the noise impacts of this area will be further reduced by the difference in grade. The exact locations of the Target rooftop units are not known at this time, but are assumed to be evenly distributed on the roof tops being located no closer than 20 feet from the side of the building. Building parapets will extend approximately 36"- 42" above the roof top in this area to provide adequate screening and noise protection. ' Further, with a proposed finish floor elevation of 180.0, the Target roof top elevation N. will be approximately 201.0, with parapets extending to an elevation of at least 204.0. The existing grade of the residential property at the property line is approximately 190.0, so there is about a 14'grade difference between the property line and the top of the parapet to further reduce the noise impacts. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the ' emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Response: There will be no stack or other point-source emission from the proposed development outside of those allowed by this section. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Response: There will be no vibrations emanating from the proposed development discernable without instruments at the adjacent property lines. Tigard Retail Center-Code Response Page 56 of 123 August 28, 2008 D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Response: There will be no emission of odorous gases or other matter in quantities readily detectable at any point beyond the property line of the proposed development. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Response: There will be no glare from high temperature processes visible at the adjacent property lines. The proposed development will not emit or transmit heat or heated area of any kind that is discernible at the property line. Building and parking lot lighting may extend to the property line, but will be provided to meet the City's lighting requirements. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. Response:All waste materials will be stored and maintained in a manner which will no attract or aid the propagation of insects or rodents or create a health hazard. Trash and recycling materials will be picked up on a routine basis to prevent such issues. Tigard Retail Center-Code Response Page 57 of 123 August 28, 2008 18.745 LANDSCAPING AND SCREENING STANDARDS 18.745.030 General Provisions E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response:A// trees and plants shown to remain on the Preliminary Landscape Plan shall be protected as outlined in the attached Arborist Report dated August 20, 2008 prepared by ArborPro Tree Experts. Tree protection measures include tree protection fencing to provide adequate distance of any adjacent grading and earthwork from the root protection zone. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: The frontage length of both SW Dartmouth and SW Hermoso exceed 100 feet in length. Street trees will be provided in accordance with the standards in Section 18,745.040.C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.0.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; Tigard Retail Center-Code Response Page 58 of 123 August 28, 2008 b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: 1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and 2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: Greenspire Linden has been specified. /t is considered to a medium sized tree and spaced at 30' o.c. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Response: There are no existing trees along either street frontage (SW Hermoso Way or SW Dartmouth Street)proposed to be kept for street trees. This criterion does not apply. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar Tigard Retail Center-Code Response Page 59 of 123 August 28, 2008 to the trees that are being removed unless lesser sized alternatives are approved by the Director. Response: There are no existing street trees that will be removed by this development. This criterion does not apply. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. Response: No adjustments to the street tree requirements are being requested. This criterion does not apply. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Response: Tree locations adjacent to the signalized driveway intersection will meet the visual clearance requirements. 18.745.050 Buffering and Screening B. Buffering and screening requirements. x. 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 Sections 18.745.050.8.8 and 18.745.050.D; 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. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a Tigard Retail Center-Code Response Page 60 of 123 August 28, 2008 minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: 1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; 2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; 3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. 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. 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; Tigard Retail Center-Code Response Page 61 of 123 August 28, 2008 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. 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 Sections 18.745.050.C.2.a and 18.745.050.C.2.b; 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: Properties to the east and west of the subject site have the same General Commercial zoning designation, so no buffer is required. Properties to the south of the subject site are zoned MUE, which require a 10'buffer consisting of lawn/living groundcover. The only exception is the property (Tax Lot 1400) located at the southeast corner of the development. Although TL 1400 is zoned MUE, the existing use of the property is residential. The proposed development is providing a 20'buffer between any hard surface improvements or structures and the existing residential use property. According to the Buffer Matrix, Table 18.745.1&2, only a 10 foot buffer is required. In accordance with the Buffer Matrix, the buffer will consist of shrub groundcover, trees, and hedges. The hedge runs along the entire curb line of the truck area. Multiple trees of different varieties are placed randomly in this area to create a dense and natural buffer. The conifers are 5-6' minimum, and the multi-trunk deciduous trees are 6-8' tall. We also provided additional conifer planting along the westerly property line by the residential area. Shrubs and groundcover will be planted as required above. In addition, there is an existing row of closely spaced, mature trees along the property line of the existing residential home with tree diameters of between 10" to 20"and a dense canopy to act as an added buffer. Since there is no vehicular access in the vicinity of this buffer, the vision clearance standards do not apply. C. Setbacks for fences or walls. Response: No screening fences or walls are proposed within the buffer. This criterion does not apply. D. Height restrictions. Tigard Retail Center-Code Response Page 62 of 123 August 28, 2008 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: The proposed hedge proposed for the buffer area in the SE corner of the site will not exceed 6' in height as measured from the adjoining level of finished grade for the adjacent property. No earthen berm or fence/wall combination is proposed. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: 1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; 2) Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; 3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; 4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and 5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Response: Trees are planted in all landscape planters where there is not a conflict with light poles. Parking is screened with low hedges and in some areas retaining walls. Minimum sizes of landscape planters have been met. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between Tigard Retail Center-Code Response Page 63 of 123 August 28, 2008 five and eight feet in height. All refuse materials shall be contained within the screened area; Response: The refuse area and trash compactor for the Target store will not be visible from the adjacent public street or residential area because it will be screened via the landscape buffer in the southeast corner of the property. The trash enclosures for Retail 1 and 2 buildings will be fully enclosed with a 6' masonry wall. Other service facilities, such as gas meters and air conditioners will not be visible from any parking areas, public facilities, or residential areas. 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; Response: No swimming pools are proposed with this development. This criterion does not apply. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Response: The refuse area and trash compactor for the Target store will not be visible from the adjacent public street or residential area because it will be screened via the landscape buffer/evergreen hedge in the southeast corner of the property. The trash enclosures for Retail 1 and 2 buildings will be fully enclosed with a 6' masonry wall. Tigard Retail Center-Code Response Page 64 of 123 August 28, 2008 18.755 MIXED SOLID WASTE/RECYCLING STORAGE 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. 18.755.030 Materials Accepted A. Materials accepted. Except as provided for in 18.755.040 G and 1, 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. Response: The proposed development includes storage areas that will be able to accept all "principal recyclable materials." 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. Response: The minimum standards method was used to adequately size the trash enclosures for the proposed retail pads for this site. The trash enclosure for the Target building is based on building specific requirements as provided by the retailer. In addition, the franchised hauler, Pride Disposal Company, has reviewed the proposed site plan and signed-off on the proposed trash enclosure locations. C. Minimum standards method. Tigard Retail Center-Code Response Page 65 of 123 August 28, 2008 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 percent 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 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 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 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. Response: The predominant use of the smaller pad buildings will be retail. Due to the proximity of the retail pads, the storage areas will not be shared. No reduction in storage area is sought. 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 5 square feet per unit for each unit above 10. b. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4 square feet/1,000 square feet gross floor area (GFA). (2) Retail: 10 square feet/1,000 square feet GFA. (3) Industrial: 6 square feet/1,000 square feet GFA. (4) Institutional: 4 square feet/1,000 square feet GFA. (5) Other: 4 square feet/1,000 square feet GFA. Response: The proposed retail pad buildings are non-residential with 12,000-sf of retail space each. Based on the requirements for this section, 130-sf of storage area are required for each building [10-sf + (12,000-sf x 10411,000-sf GFA) = 130-sa. The storage area of the trash enclosures proposed for both Retail I and Retail 2 are 180-sf each (10' x 189. D. Waste assessment method. Not Applicable E. Comprehensive recycling plan method. Tigard Retail Center-Code Response Page 66 of 123 August 28, 2008 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. Response: Target has an aggressive program to reduce waste and promote recycling. The store has a 42 cubic yard internally loaded, enclosed compactor container and a corrugated materials baler for paper recycling. The compactor is an internally loaded watertight container. No exterior, freestanding dumpsters are used for the Target store. The baler, bales and other recycling containers are located inside the store. The store is expected to generate one compactor load of trash (16,000 lbs. each) 1-2 times per month. In addition, the store is expected to generate 10 bales per week of recyclable corrugated material (900 lbs. each bale). Bales are picked up from the store on a weekly basis. As identified above, the trash compactor and recycling containers are provided by Target based on their national experience with this building prototype and historical store production volumes. 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; Tigard Retail Center-Code Response Page 67 of 123 August 28, 2008 Response: The proposed development will use Pride Disposal Company as the franchise hauler. The site is within Pride Disposal Company's service area. This method is being addressed only as a supplement to the above identified methods. 2. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; Response: The Preliminary Site Plan has been provided to Pride Disposal for their review and approval. 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 withw 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; . 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 18.755.040 C. 5b. of this chapter. 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:As indicated above, this method is being addressed only as a supplement to the above identified methods. Pride Disposal has reviewed the proposed size and location of the storage areas. Tigard Retail Center-Code Response Page 68 of 123 August 28, 2008 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 18.755.040 above. 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 18.755.050 C, design standards; 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 storage areas will comply with the Uniform Building and Fire Code requirements. Storage areas are in multiple locations to provide convenient access to the appropriate building tenants. No exterior storage areas are located within the required front yard setback, nor adjacent to a public or private street. The exterior storage areas are located in central locations on site to enhance security for users. The exterior storage areas for the retail pads are located in the parking area and do not impact the minimum number of required parking spaces. Pride Disposal has reviewed and approved the proposed location of the storage areas. C. Design standards. Tigard Retail Center-Code Response Page 69 of 123 August 28, 2008 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 storage.areas comply with the sizing requirements identified in section 18.755.040 and were approved by Pride Disposal. The containers will meet Uniform Fire Code standards. The containers for the retail pad buildings will be enclosed by a 6'screen wall with gate openings at least 10' wide to allow access to users and haulers. The Target compactor will be screened by a 16' truck dock screen wall as well as a 6' landscape hedge in the SE corner of the property. The compactor will be designed to meet all code requirements and allow access to both users and haulers. A11 storage areas and containers will be clearly labeled to indicate the type of materials accepted. 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 storage areas locations were approved by Pride Disposal for accessibility. Access to the storage areas will not require backing out of a driveway Tigard Retail Center-Code Response Page 70 of 123 August 28, 2008 , . onto a public street. Adequate turning radii are provided to allow collection vehicles to safely exit the site in a forward motion. Tigard Retail Center-Code Response Page 71 of 123 August 28, 2008 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions 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 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. Response: No long-term parking spaces are provided with the proposed development. Therefore, this section does not apply. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: The proposed development includes 19 disabled-accessible parking spaces, 3 for Retail 1, 3 for Retail 2, and 13 for Target. The required number of accessible stalls as indicated in the Oregon Uniform Building Code is 3 stalls for Retail 1, 3 for Retail 2, and 12 for Target. The accessible parking stalls will be sized, signed and marked as required. 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: 1. Acquire an Indirect Source Construction Permit; 2. Investigate the feasibility of installing oil and grease separators. (Ord. 02-13) Response: The proposed development plans will be provided to the Oregon Department of Environmental Quality for their review. An appropriate NPDES Permit will be applied for after land use approvals have been obtained. 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: Tigard Retail Center-Code Response Page 72 of 123 August 28, 2008 «W 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; Response: The proposed access drives from street to parking areas have been designed to provide efficient flow of traffic and pedestrians. Each of the two main accesses have been designed in coordination with the transportation engineering consultant to ensure adequate queue length, turning radius and lane width. Six inch curbs, sidewalks, and striped crossings provide protection for pedestrians traveling along the access drives. See Preliminary Site Plan for access locations and dimensions. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well-drained; Response: The proposed development includes asphalt or concrete paving for all parking, storage, and vehicle maneuvering areas. 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. Response: As shown on the Preliminary Site Plan, all proposed parking spaces, drive aisles, and access aisles will be clearly marked by pavement striping and channelization. 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. Response: Parking spaces will utilize raised concrete curbs for wheel stops. The front three feet behind the curb will typically consist of concrete sidewalk or low lying Tigard Retail Center-Code Response Page 73 of 123 August 28, 2008 landscape material. This area is not included in the landscape 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: Off-street parking and loading areas will be drained in accordance with City Engineer specifications. See Preliminary Grading Plan and the Preliminary Storm Drainage Report attached to this application for proposed drainage design and calculations. 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: There is no adjacent residential district. Proposed lighting has been �r arranged to direct light away from the adjacent residential use located in the MUE zone at the southeast corner of the property. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Response: Parking lot signage will conform to Chapter 18.780. N. Space and aisle dimensions (Figure 18.765.1) 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5' x 18.5' for a standard space; Response: All proposed parking spaces are 90 degree stalls. Proposed standard ° stalls are 9'x 18.5'. b. 7.5' x 16.5' for a compact space; and Response: Proposed compact stalls are 9'x 15'. An additional 3'bumper overhang makes the effective depth of the compact spaces 18'. c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; Tigard Retail Center-Code Response Page 74 of 123 August 28, 2008 Response: Proposed accessible parking space dimensions are 9' x 18.5'. An additional 3'bumper overhang is accommodated for all ADA parking spaces. d. The width of each parking space includes a stripe which separates each space. Response: Each parking space will be striped for separation. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; Response: All proposed aisle widths meet or exceed the minimum width of 24'.. 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: Figure 18.765.2 is the "Parking Structure Matrix". The proposed parking stall dimensions are in accordance with Figure 18.765. 1, the "Off-street Surface Parking Matrix". 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; Response: Bicycle parking areas are proposed to be located within 50 feet of the primary entrances to each structure. 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Response: Proposed bicycle parking areas are not 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 locate the parking area; Response: Proposed bicycle parking areas are visible from on-site buildings as well as SW Dartmouth Street. 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 Tigard Retail Center-Code Response Page 75 of 123 August 28, 2008 A++ 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 proposed development does not require nor propose bicycle parking within one of the retail buildings. This criterion does not apply. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. Response: The proposed bicycle parking space locations are not conducive to allow for 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: There is no parking structure proposed with the development. This criterion does not apply. +� C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; ` 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 2'/Z feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; < 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. Tigard Retail Center-Code Response Page 76 of 123 August 28, 2008 Response: The proposed bicycle parking spaces are in accordance with Design Requirements 1-6 above. 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. Response: The proposed bicycle parking spaces will be located on hard surfaced material, either concrete or asphalt. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Response: In accordance with Table 18.765.2 the proposed development provides 4 bicycle parking spaces for Retail 1, 4 bicycle spaces for Retail 2, and 42 spaces for Target. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. (See Table 18.765.2) (Ord. 02-13) Response: The proposed use of all buildings within the proposed development is most consistent with "General Retail — Sales Oriented". According to the City of Tigard Parking Zone Map, the subject site is located within Parking Zone B. Per Table 18.765.2, the parking requirements for the proposed use in Zone B are a minimum of 3.7/1,000-sf and a maximum of 6.2/1,00-sf. Based on these ratios, the minimum and maximum requirements, as well as the actual parking provided, are summarized in the table below: Building Area (SF) Minimum Maximum Actual Parking Required Parking Allowed Parking Provided Target 137,900 510 855 561 Retail 1 12,000 45 75 68 Retail 2 12,000 45 75 62 Total 161,900 600 1,005 691 The bicycle parking requirement for General Retail, Sale-Oriented use is 0.3/1000 SF retail according to Table 18.765.2 in Section 18.765 of the City of Tigard development code. The table below shows the required bicycle parking spaces for each retail building: Tigard Retail Center-Code Response Page 77 of 123 August 28, 2008 Building Area (SF) Required Bicycle Bicycle Parking Parking Spaces Spaces Provided Target 137,900 42 42 Retail 1 12,000 4 4 Retail 2 12,000 4 4 Total 161,900 50 50 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 ore. Response: The proposed Target provides 4 truck loading spaces in the loading dock. The smaller retail buildings are multi-tenant retail shop buildings with up to 9 tenants in each building. The tenants will lease blocks of the building with areas ranging from �. 1,200-sf to 1,800-sf. Some tenants may choose to lease multiple blocks of the building, but the maximum tenant space for these types of buildings typically does not exceed 5,000-sf. These smaller retail format merchant stores do not typically receive large quantities through large delivery trucks and do not require dedicated loading space. Based on this information, no dedicated loading space is needed or proposed for the smaller retail buildings. 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; 3. Entrances and exits for the loading areas shall be provided at locations approved by the City Engineer in accordance with Chapter 18.710; Tigard Retail Center-Code Response Page 78 of 123 August 28, 2008 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 shown on the Preliminary Site Plan, a screen wall is proposed at the loading dock in the back of the Target building. In addition, landscape screening is provided per Chapter 18.745. The maneuvering areas for the loading dock have been sized for a WB-67 delivery truck using AutoTurn templates. Tigard Retail Center-Code Response Page 79 of 123 August 28, 2008 18.775 SENSITIVE LANDS 18.775.010 Purpose A. Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. B. Implement comprehensive plan and floodplain management program. The regulations of this chapter are intended to implement the comprehensive plan and the city's flood plan management program as required by the National Flood Insurance Program, and help to preserve natural sensitive land areas from encroaching use and to maintain the February 18, 2005, zero-foot rise floodway elevation. C. Implement Clean Water Service (CWS) Design and Construction Standards. The regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS "Design and Construction Standards", as adopted February 7, 2000. MR D. Implement the Metro Urban Growth Management Functional Plan. The regulations of this chapter are intended to protect the beneficial water uses and functions and values of resources within water quality and flood management areas and to implement the performance standards of the Metro Urban Growth Management Functional Plan. E. Implement Statewide Planning Goal 5 (Natural Resources). The regulations in this chapter are intended to address the requirements of Statewide Planning Coal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule pertaining to wetland and riparian corridors. F. Protect public health, safety, and welfare. Sensitive land areas are designated as such to protect the public health, safety, and welfare of the community through the regulation of these sensitive land areas. G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100-year floodplain or 1996 flood inundation line, whichever is greater; 2. Natural drainageways; 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map"; Tigard Retail Center-Code Response Page 80 of 123 August 28, 2008 4. Steep slopes of 25% or greater and unstable ground; and 5. Significant fish and wildlife habitat areas designated on the City of Tigard "Significant Habitat Areas Map." (Ord. 06-20, Ord. 05-01) Response: The proposed development will not impact or disturb any wetlands, nor will any work take place within any natural drainageways or the 100-year flood plain. Previous earthwork performed on this site, which included fill in the wetlands and modification to the drainageway was approved in the late 1990's. A sensitive lands review was approved with the Comprehensive Plan Amendment to the Water Resources Overlay District in 1998. Following approval of the 1998 Comprehensive Plan Amendment, a wetland fill permit was issued by the Army Corps of Engineers in July 1998 and a grading permit was issued by the City of Tigard in August 1999. The earthwork construction for the fill placement was completed in approximately 2000. The proposed development will not provide any further impact or disturbance to water resource areas on this site. The only slopes on the site greater than 25% are located at the edge of the fill from the previously approved permits (approximately 2:1 - or 50% - slopes) and where piles of dirt were stockpiled and not completely graded out during the previous earthwork activity. Only a small portion of the site is within the 100-yr floodplain — located in the wetland area in the NW corner of the site. Previous FEMA maps indicated a portion of the 100- year floodplain encumbered the western portion of the property; however, a LOMR-F map revision to the flood plain designation was approved FEMA on April 10, 2007 and removed the flood plain from the property for all but the lower elevation in the northwest corner. All site improvements will be outside of the floodplain area and all structural components elevated above the flood plain. The City of Tigard "Significant Habitat Areas Map" shows habitat areas located on the subject site. However, this map is inaccurate as it was never updated to take into account the approved fill work that was performed on the site in 2000. A recent delineation of the habitat boundaries is provided with this application. This is addressed further in response to section 18.775.140.8. 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonforthcoming A. CWS Stormwater Connection Permit. All proposed "development", must obtain a Stormwater Connection Permit from CWS pursuant to its "Design and Construction Standards". As used in this chapter, the meaning of the word "development" shall be defined in the CWS "Design and Construction Standards": All human-induced changes to improved or unimproved real property including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; Tigard Retail Center-Code Response Page 81 of 123 August 28, 2008 2. Land division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging, 5. Grading; 6. Construction of earthen berms; A. 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. 10.The following activities are not included in the definition of development: a. Farming activities when conducted in accordance with accepted farming practices as defined in ORS 30.930 and under a Senate Bill 1010 water quality management plan; b. Construction, reconstruction, or modification of a single family residence on an existing lot of record within a subdivision that was approved by the City or County after September 9, 1995 (from ORS 92.040(2)); and c. Any development activity for which land use approvals have been issued pursuant to a land use application submitted to the City on or before February 4, 2000, and deemed complete or before March 25, 2000. Response: A Service Provider Letter was issued by Clean Water Services for the proposed development on August 1, 2008. A Natural Resource Assessment was included with the Service Provider Letter application for the proposed development based on the proximity to existing wetland buffers as well as the limited encroachments into the buffers. D. jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. Response: The proposed development will not impact or disturb any wetlands, nor will any work take place within any natural drainageways or the 100-year flood plain. 18.775.030 Administrative Provisions A. Interagency Coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be Tigard Retail Center- Code Response Page 82 of 123 August 28, 2008 obtained from those federal, state, or local governmental agencies from which prior approval is also required. 1. As governed by CWS "Design and Construction Standards", the necessary permits for all "development", as defined in Section 18.775.020.A above, shall include a CWS Service Provided Letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the Agency to issue a Stormwater Connection Permit. Response: A Service Provider Letter was issued by Clean Water Services for the proposed development on August 1, 2008 and is included with this application. B. Alteration or relocation of water course. 1. The Director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration; 2. The Director shall require that maintenance is provided within the altered or relocated portion of a watercourse so that the flood-carrying capacity is not diminished. Response: The proposed development will not alter or relocate any water course. No work will take place within any natural drainageways. C. Apply Standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040, and 18.775.070 when reviewing an application for a sensitive lands permit. D. Elevation and flood-proofing certification. The appropriate authority shall require that the elevations and flood-proofing certification required in Section 18.775.030.E below be provided prior to permit issuance and verification upon occupancy and final approval. E. Resistant to flood damage. All new construction and substantial improvements, including manufactured homes, shall be constructed with materials and utility equipment resistant to flood damage. F. Minimize flood damage. All new construction and substantial improvements, including manufactured homes, shall be constructed using methods and practices that minimize flood damage. G. Equipment protection. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or Tigard Retail Center-Code Response Page 83 of 123 August 28, 2008 located so as to prevent water from entering or accumulating within the components during conditions of flooding. H. Water Supply Systems. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwater into the system. 1. Anchoring. All new construction, all manufactured homes and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. ). Sanitary sewerage systems. New and replacement sanitary sewerage systems shall be designed to minimize or eliminate infiltration of floodwater into the systems and discharge from the systems into floodwater. " K. On-site water disposal systems. On-site water disposal systems shall be located to avoid impairment to them or contamination from them during flooding. L. Residential Construction. Not Applicable . M. Nonresidential Construction. New construction and substantial improvement of any commercial, industrial, or other nonresidential structure shall either have the lowest floor, including basement, elevated to the level of the base flood elevation, or together with attendant utility and sanitary facilities, shall: ' N 1. Be flood-proofed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water; 2. Have structural components capable of resisting hydrostatic and hydrodynamic , loads and effects of buoyancy; 3. Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications and plans. Such certifications shall be provided to the Building Official as set forth in Section 18.775.030.E.2; and 4. Nonresidential structures that are elevated, not flood-proofed, must meet the same standards for space below the lowest floor as described in Section 18.775.040.L.2. Applicants flood-proofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot below the flood-proofed level (e.g., a building constructed to the base flood level will be rated as one foot below that level). Response: Only a small portion of the site is within the 100-yr floodplain — located in the wetland area in the NW corner of the site. All site improvements will be outside of . Tigard Retail Center-Code Response Page 84 of 123 August 28, 2008 the floodplain area and all structural components elevated above the flood plain. Any underground utilities within areas subject to groundwater will be constructed to prohibit infiltration of such water per current building and plumbing code standards. The underground stormwater detention vault will be designed to prevent flotation of the structure. N. Subdivisions and partitions in 100-year floodplain. Subdivisions and partitions in the 100-year floodplain shall meet the following criteria: 1. The design shall minimize the potential for flood damage; 2. Public utilities and facilities such as sewer, gas, electrical, and water systems shall be located and constructed so as to minimize flood damage; 3. Adequate drainage shall be provided to reduce exposure to flood damage; and 4. For subdivisions or partitions which contain more than 50 lots or 5 acres and where base flood elevation data is not available from the Federal Emergency Management Agency (FEMA) or another authoritative source, the applicant shall generate base flood elevation data to be reviewed as part of the application. Response: The proposed development does not include a subdivision of partition. These criteria are not applicable. O. Recreational vehicles. Not Applicable 18.775.050 General Provisions for Wetlands A. Code compliance requirements. Wetland regulations apply to those areas classified as significant on the City of Tigard "Wetland and Streams Corridors Map", and to a vegetated corridor ranging from 25 to 200 feet wide, measured horizontally, from the defined boundaries of the wetland, per "Table 3.1 Vegetated Corridor Widths" and "Appendix C" Natural Resource Assessments" of the CWS "Design and Construction Standards". Wetland locations may include but are not limited to those areas identified as wetlands in "Wetland Inventory and Assessment for the City of Tigard, Oregon," Fishman Environmental Services, 1994. B. Delineation of wetland boundaries. Precise boundaries may vary from those shown on wetland maps; specific delineation of wetland boundaries may be necessary. Wetland delineation will be done by qualified professionals at the applicant's expense. Response: A wetland delineation and Natural Resource Assessement was completed for this site. The proposed development complies with all wetland buffer and vegetated corridor standards per Clean Water Services standards. A Service Provider Tigard Retail Center-Code Response Page 85 of 123 August 28, 2008 Letter was issued by Clean Water Services for the proposed development on August 1, 2008. A copy of the Natural Resource Assessment as well as the Service Provider Letter are included with this application. 18.775.70 Sensitive Land Permits A. Permits Required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a 'sensitive area, either Type 11 or Type III permit is required, as delineated in Sections 18.775.020.E and 18.775.020.G. The approval criteria for various kinds of sensitive areas, e.g. floodplain, are presented in Sections 18.775.070.13 — 18.775.070.E below. Response: As indicated above, as Sensitive Land Permit will not be required for this project. The proposed development will not impact or disturb any wetlands, nor will any work take place within any natural drainageways or the 100-year flood plain. Previous earthwork within sensitive areas was approved and permitted in the late 1990"s. The proposed development will not provide any further impact or disturbance to water resource areas on this site. B. Within the 100-year floodplain. Not Applicable C. With steep slopes. Not Applicable D. Within drainageways. Not Applicable E. Within wetlands. Not Applicable 18.775.080 Application Submission Requirements A. Application submission requirements. All applications for uses and activities identified in Sections 18.775.020.A — 18.775.020.G shall be made on forms provided by the Director and must include the following information in graphic, tabular and/or narrative form. The specific information on each of the following is available from the Director: 1. A CWS Stormwater Connection permit; 2. A site plan; 3. A grading plan; and 4. A landscaping plan. Tigard Retail Center-Code Response Page 86 of 123 August 28, 2008 Response: A Service Provider Letter was issued by Clean Water Services for the proposed development on August 1, 2008. A Natural Resource Assessment was included with the Service Provider Letter application for the proposed development based on the proximity to existing wetland buffers as well as the limited encroachments into the buffers. A preliminary site plan, grading plan, and landscaping plan are included with this application. 18.775.090 Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and South Fork of Ash Creek Response: The proposed development is not along any of these waterways. This section does not apply. 18.775.100 Adjustments to Underlying Zone Standards Adjustments to dimensional standards of the underlying zone district may be approved by the Planning Director when necessary to further the purpose of this section. Response: No adjustments to dimensional standards of the underlying zone districts are being requested. This section does not apply. 18.775.120 Variances to Section 18.775.090 Standards Variances to the use provisions of Section 18.775.090 are not permitted. Variances from measurable (dimensional) provisions of this section shall be discouraged and may be considered only as a last resort. Response: No variances are being requested. This section does not apply. 18.775.130 Plan Amendment Option Any owner of property affected by the Goal 5 safeharbor (1) protection of significant wetlands and/or (2) vegetated areas established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek may apply for a quasi-judicial comprehensive plan amendment under Type IV procedure. Response: The proposed development is not adjacent to these waterbodies and does not require a Plan Amendment. This section does not apply. 18.775.140 Significant Habitat Areas Map Verification Procedures The Significant Habitat Areas Map shall be the basis for determining the general location of significant habitat areas on or adjacent to the site. Tigard Retail Center-Code Response Page 87 of 123 August 28, 2008 A. Applicants who concur that the Significant Habitat Areas Map is accurate shall submit the following information to serve as the basis for verifying the boundaries of inventoried habitat areas: 1. Submission requirements. a. A detailed property description; b. A scale map of the property showing the locations of Significant Habitat Areas, any exiting built area, wetlands or water bodies, Clean Water Services' vegetated corridor, the 100-year floodplain, the 1996 flood inundation line, and contour lines (2-foot intervals for slope less than 15% and 10-foot intervals for slopes 15% or greater); and c. A current aerial photograph of the property. 2. Decision process. The planning Director's decision shall be based on consideration of submitted information, site visit information, and other factual information. Should the applicant disagree with the Planning Director's determination on the location of significant habitat areas on the property, the precise boundaries shall be verified by the applicant in accordance with the detailed delineation methodology outlined in Section 18.775.140.B. Response: As indicated above, the City of Tigard "Significant Habitat Areas Map" shows habitat areas located on the subject site. However, this map is inaccurate as it was never updated to take into account the approved fill work that was performed on the site in 2000. A recent delineation of the habitat boundaries is provided with this application. This is addressed further in response to section 18.775. 140.8. B. Applicants who believe that the map in inaccurate shall submit a detailed delineation conducted by a qualified professional in accordance with the following methodology to verify the precise boundaries of the inventoried habitat areas by means of a Type II procedure. - Response: A Significant Habitat Areas Map Verification memorandum provided by GeoEngineers, dated August 29, 2008, is included with this application. This memorandum summarizes the documentation of wetland and stream habitats on the subject site to provide documentation that information shown on the City of Tigard Significant Habitat Areas Map for this site does not accurately reflect conditions found at the site since 1999. The information summarized in this memorandum is detailed in the Natural Resource Assessment Report prepared for the site. 1. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a four-step process: Tigard Retail Center-Code Response Page 88 of 123 August 28, 2008 . a. Locate the Water Feature that is the basis for identifying riparian habitat. 1. Locate the top of bank of all streams, rivers, and open water within 200 feet of the property. Response: The surveyed locations of the wetland and stream are provided in Figure 5 of the July 2008 Natural Resource Assessment report included with this application. The location of Red Rock Creek west of the project as mapped on the NWI maps and Portland Metro GIS Database is shown on Figures 1, 2 and 4 of the July 2008 Natural Resource Assessment report. 2. Locate the 100-year floodplain or 1996 flood inundation line, whichever is greater, within 100 feet of the property. Response: Only a small portion of the site is within the 100-yr floodplain — located in the wetland area in the NW corner of the site. Previous FEMA maps indicated a portion of the 100-year floodplain encumbered the western portion of the property; however, a LOMB-F map revision to the flood plain designation was approved by FEMA on April 10, 2007 and removed the flood plain from the property for all but the lower elevation in the northwest corner. Refer to the base flood determination exhibit included in the Significant Habitat Areas Map Verification memo. The FEMA approved 100-year floodplain is shown on the Existing Conditions Plan, sheet EX-1.0. 3. Locate all wetlands within 150 feet of the property. Identified wetlands on the property shall be further delineated consistent with methods currently accepted by the Oregon Division of State Lands and the U.S. Army Corps of Engineers. Response: The delineated wetland boundaries on the Tigard Retail Site were determined using the methodology defined in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987). The wetlands associated with Red Rock Creek west of the project site are mapped on the NWI and LWI inventories (Figures 2 and 3 of the July 2008 Natural Resource Assessment report). b. Identify the vegetative cover status of all areas on the property that are within 200 feet of the top of bank of streams, rivers, and open water, are wetlands or are within 150 feet of wetlands, and are flood areas within 100 feet of flood areas. 1. Vegetative cover status shall be identified on the Metro Vegetative Cover Map. Tigard Retail Center-Code Response Page 89 of 123 August 28, 2008 Response: As reported in the Natural Resource Assessment Report, the buffers surrounding each wetland area were characterized within 200 feet of each feature to document the condition of each plant community within the vegetated corridor areas on the project site in accordance with the CWS Methodology for Vegetated Corridor Condition Assessment (Design and Construction Standards Chapter 3. 14.5). Descriptions of the seven vegetated corridor plant communities observed at the site are provided in Section 2.3 of the report and the limits of these communities are depicted in Figure 6 of the report (see attached Figure 6 of the Natural Resource Assessment Report). Vegetative structure on the site are low structure vegetation or the fill pad that provided no vegetative cover, while the off-site riparian and wetland habitat associated with Red Rock Creek west of the Tigard Retail Site support wood vegetation and forest canopy PP Y g as defined in Table 18.775. 1 in the City of Tigard Sensitive Lands code. . 2. The vegetative cover status of a property may be adjusted only if (1) the property was developed prior to the time the regional program was . approved, or (2) an error was made at the time the vegetative cover status was determined. To assert the latter type of error, applicants shall submit an analysis of the vegetative cover on their property using summer 2002 e� aerial photographs and the following definition of vegetative cover types in Table 18.775.1. Response: Refer to the earlier discussion documenting the inaccuracy of the u.. current Significant Habitat Areas Map. Current site conditions are documented in the 2008 Natural Resource Assessment Report. A 2006 aerial photograph was used as the base map for Figures 2 and 4 of this report. An aerial photograph dated August 2000 showing the wetland and stream mitigation areas constructed in the northern portion of the site prior to the permitted filling of the stream and associated wetlands on the site are included with the Significant Habitat Areas Map verification memorandum. c. Determine whether the degree that the land slope upward from all streams, rivers, and open water within 200 feet of the property is greater than or less than 25% (using the vegetated corridor measurement methodology as described in Clean Water Services Design and Construction Standards); and Response: The local area gently slopes in a southwestern direction. The only slope within 200 feet of the on-site and off-site streams and open water habitat is the slope of the fill pad (see attached Figure 5 of the Natural Resource Assessment Report). ,.. d. Identify the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and Table 18.775.3. � Tigard Retail Center-Code Response Page 90 of 123 August 28, 2008 Response: The low structure vegetation within 50 feet of the relocated on-site stream would be designated as a Class I riparian area. Areas farther than 50 feet from the on-site stream are part of the fill pad or lie within the developed SW Dartmouth Street right-of-way. Therefore, riparian areas associated with the on-site stream would not extend beyond 50 feet from the stream edge. The wetlands on the site are designated as Class I riparian areas per City of Tigard Development Code. The base of the fill pad slope extends to the outer edge of the wetland along the southern and western property boundary (Wetland A); therefore no riparian designation would be assigned to on-site areas adjacent to the Wetland A. Areas within approximately 25 feet of the created wetlands in the northern portion of the site (Wetlands B and C) are located outside of the fill pad area and support low structure vegetation or open soils and would therefore be designated as Class 11 riparian areas. Note that the wetlands and perennial stream on the site would be assigned a 50-foot-wide vegetated corridor per Clean Water Services (CWS) requirements (Design and Construction Standards Chapter 3.01. 1). Tigard Retail Center-Code Response Page 91 of 123 August 28, 2008 18.780 SIGNS 18.780.130 Zoning District Regulations C. In the GG and CBD zones. No sign shall be permitted in the GG and 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 or 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. Response: The proposed development is subject to the sign provisions sions in the Tigard Triangle standards. To stay in conformance with these standards, no free-standing signs are proposed to exceed 10 feet in height and no area limit increases are sought. The proposed freestanding monument signs are approximately 66-sf per face, for a total of 132-sf for all sign faces. 2. Wall Signs: a. Wall signs, including illuminated reader-boards, may be erected or maintained but shall not exceed in gross area 15 percent 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. Tigard Retail Center-Code Response Page 92 of 123 August 28, 2008 Response: Building wall signs located on the retail shops buildings occurs in designated areas as a sign zone controlled with requirements for discrete individual letters and appropriate illumination. The total number and area of wall signs for the proposed retail shop buildings will be dependent on the tenant mix, but will comply with the requirements of this section. The proposed Target building proposed four wall signs: three (3) Target logo signs and a pharmacy sign. As shown on the proposed Target building elevations, a Target logo sign is located on each of the north and east facing walls, with a third Target logo located on the chamfered corner at the southwest corner of the building. The Target logo sign located on the north facing wall also includes the words "Target" under the logo. The Target logo signs are 144.0-sf and the "Target" lettering is 37.0-sf. The "Pharmacy" sign is located on the north facing elevation and has an area of 35.7-sf. The north facing wall has the most sign area with a total of 216.7-sf; far below 15% of the north building face. No increase in allowable sign area is being sought. 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; Response: Directional signs will be provided on the site per the code requirements. 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 Tigard Retail Center-Code Response Page 93 of 123 August 28, 2008 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. Response: The proposed monument signs will be placed at the back of the curb and sidewalk, adjacent to the entry driveways, for protection from vehicles. The area around the monument signs will be landscaped. 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; Response: No portion of the freestanding monument signs will be located on or project over any portion of a street, sidewalk, or public right-of-way. 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: ow 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. Response: The proposed development meets the definition of a shopping center. Per the definition identified in this code section (18.780.015), a Shopping Center is defined as a development of not less than eight (8) business units. The proposed development will consist of two multi-tenant retail buildings totaling 24,000-sf, as well as the anchor retailer, Target. Each multi-tenant retail building may be occupied by as many as 9 individual business units, which would allow for up to 19 business units, including Target. Therefore, this section does not apply. 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 which necessitate additional area to make the sign sufficiently legible; and Tigard Retail Center-Code Response Page 94 of 123 August 28, 2008 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; Response: As identified above, the proposed development is defined as a shopping center; however, because the development is subject to the Tigard Triangle standards, no increase in sign area is allowed or requested. The proposed development does not have entrances on separate frontages. This section does not 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. Response: As identified above, the proposed development is defined as a shopping center. Two freestanding signs are requested— one at each driveway entrance — for the frontage along SW Dartmouth Street. The allowed height in the underlying zoning district (C-G) is 20 feet; 150% of this height would be 30 feet. Each proposed monument sign is 10 feet high, for a combined height of 20 feet. The allowed area for a freestanding sign in the underlying GG zoning district is 70- sf per face, or a total of 140-sf for all sign faces. However, per section 18.780. 130.C. 1(d), this can be increased one square foot for each lineal foot the Tigard Retail Center-Code Response Page 95 of 123 August 28, 2008 sign is moved back from the front property line up to 90-sf per face or a total of 180-sf for all faces. Since both monument signs are located more than 30 feet back from the property line, the maximum allowable sign area per this code section is 90-sf per face or a total of 180-sf for all faces. Based on this code section, a total of 270-sf(150% of 180-so is allowed for the total sign face area when using two monument signs. The proposed monument signs are 66-sf per face, with four faces between the two signs. This provides a total freestanding sign area of 264-sf. This is also consistent with the Tigard Triangle standards identified in section 18.620.050 in that both signs comply with the base zone requirements without the need for an increased sign area. Monument signs are located out of the vision clearance triangle and will not cause a vision clearance problem, nor project into the public right-of-way. A sign permit �. will be obtained prior to construction. Tigard Retail Center-Code Response Page 96 of 123 August 28, 2008 18.790 TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Response: See the attached arborist report and tree plan prepared by a certified arborist at Arbor Pro, Inc., dated August 20, 2008. The report provides guidelines for the removal and protection of existing trees on the site. The majority of trees proposed to be removed with this development are dead or in poor health and pose a potential safety hazard. See the Preliminary Landscape Plan for planting of new trees on the site. 13. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Response: The Preliminary Landscape Plan and arborist report identify the size, species and location of all existing trees on the site. The site does not contain any trees designated as significant by the City. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Tigard Retail Center-Code Response Page 97 of 123 August 28, 2008 Response:As shown in the Arborist Report, there are 19 trees on site that are alive and greater than 12' caliper. Of these, 13 will be retained (65%). In accordance with the mitigation requirements outlined above, 50% of the trees to be removed will be mitigated in accordance with Section 18.790.060D. Trees that are dead or a hazardous condition are not included in these calculations. Refer to the Preliminary Landscape Plan for the proposed tree mitigation. 1. Identification of all trees which are proposed to be removed; Response:A// trees to be removed have been identified on the tree removal plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Response: See the attached arborist report which defines standards and methods to protect trees during and after construction. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Response: No trees have been removed from the subject properties within the last year. This criterion is not applicable. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: Response: No trees within sensitive lands are proposed to be removed. This criterion is not applicable. Tigard Retail Center-Code Response Page 98 of 123 August 28, 2008 18.795 VISUAL CLEARANCE AREAS 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. Response: The proposed development includes two (2) driveways providing access to a public street. Visual clearance areas are maintained at each driveway. 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. Response: Proposed clear vision areas at driveway access to public streets generally do not include any obstructions within the three to eight foot height range. A stop sign is proposed within the clear vision at the west, un-signalized driveway. 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. Response: Proposed clear vision areas are not affected by the crest of a hill or a vertical curve. This criterion does not apply. 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. Response: The Tigard Development Code and Transportation System Plan (TSP) have conflicting information for the classification of SW Dartmouth Street. The TSP (Figure 8-3) classifies Dartmouth as a Collector, while the Tigard Triangle Design Standards (Table 18.620. 1) classify Dartmouth as a Major Arterial. The proposed driveways will maintain the visual clearance area of not less than 35ft on each side of the intersection, as indicated on the Site Plan. B. Non-arterial streets. Tigard Retail Center Code Response Page 99 of 123 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: Response: The Tigard Development Code and Transportation System Plan (TSP) have conflicting information for the classification of SW Dartmouth Street. The TSP (Figure 8-3) classifies Dartmouth as a Collector, while the Tigard Triangle Design Standards (Table 18.620. 1) classify Dartmouth as a Major Arterial. The proposed driveways will maintain the visual clearance area of not less than 35ft on each side of the intersection, as indicated on the Site Plan. 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: The proposed development does not include any intersections onto non- arterial streets less than 24 feet in width. This criterion does not apply. Tigard Retail Center Code Response Page 100 of 123 E 18.810 STREET AN D UTI LITY STAN DARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: The proposed development includes two main accesses that connect directly to SW Dartmouth Street, which is a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: The proposed project does not include the creation of any public streets. This criterion does not apply. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Response: The proposed development includes half-street improvements to SW Dartmouth Street and SW Hermoso Way. Dartmouth Street is proposed to be widened to city standards between the Costco traffic signal and the un-signalized site access driveway to accommodate a second southbound/eastbound lane. In addition, an eyebrow corner per Washington County Standards will be constructed on Hermoso Way with the project. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Response: Additional street width will be provided for a portion of the site's SW Dartmouth frontage and all of the site's SW Hermoso Way frontage, as well as traffic mitigation areas identified in response to code section 18.620.010.B.1. All street widening 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; Tigard Retail Center Code Response Page 101 of 123 Mr 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. Response: Street improvements will be provided for traffic mitigation as indicated in response to code section 18.620.010.B.1. This development is not requesting a guarantee in lieu of street improvements. This criterion does not apply. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.6. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: No adjustments to the standards of this chapter are being sought. This criterion does not apply. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: Tigard Retail Center Code Response Page 102 of 123 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. Response: The proposed development does not include the creation of any public streets or right-of-way. These criteria do not apply. 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 conditions which are necessary to preserve the standards of this title; and Response: The proposed development is not seeking approval of a road or street right-of-way not in compliance with the regulations. This criterion is not applicable. 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. Response: As described above, the proposed development does not include the creation of any public streets or right-of-way. Per coordination with City staff, Right-of-way dedication will be provided along the street frontage of Hermoso Way to accommodate the construction of an eyebrow corner per Washington County Standards and the associated landscape strip and sidewalk per City standards. 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 Tigard Retail Center Code Response Page 103 of 123 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 Sections 18.705.030.1-1 and 18.705.0301. Response: The proposed development is not seeking approval of an access easement established by deed without full compliance with this title. Access between properties proposed with this development will be accomplished through Easement, Covenants, and Restrictions (ECRs) entered into by all tenants. These criteria do not apply. 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 below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement 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: A// street improvements provided as part of the traffic mitigation for this development shall meet the requirements of this section. 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, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range 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. W Tigard Retail Center Code Response Page 104 of 123 Response: Proposed right-of-way widths and street widths for street improvements provided as part of the traffic mitigation for this development shall be in accordance with City standards. 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. Response: As described above, the proposed development does not include the creation of any public streets or right-of-way. Proposed right-of-way widths and street widths for street improvements provided as part of the traffic mitigation for this development shall be in accordance with City standards. 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. Response: The proposed development does not require the creation of any public streets now or in the future. This criterion does not apply. Tigard Retail Center Code Response Page 105 of 123 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 cuts-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 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. Response: The proposed development does not include the creation of any public streets. This criterion does not apply. G. Street spacing and access management. Refer to 18.705.030.H. 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. Tigard Retail Center Code Response Page 106 of 123 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 proposed access plan has been coordinated with City staff and discussed at the neighborhood meeting. The proposed development does not include the creation or extension of any public streets through the site in order to minimize through traffic to the adjacent neighborhoods. Access to the development is proposed via two(2) main accesses which connects to Dartmouth Street, which take advantage of the built environment and the existing access conditions associated with the surrounding commercial developments. The east driveway is aligned with the existing Winco Foods driveway on the north side of SW Dartmouth Street in order to reduce turning conflicts experience at off-set intersections and to provide a more efficient design. The west driveway is approximately midway between the proposed east driveway and the existing Costco driveway to the northwest of the site. The proposed driveway locations take advantage of existing accesses to the subject site from SW Dartmouth Street, which include in-place culverts to cross the wetland/stream. A network of internal drive aisles are proposed to create direct travel paths and minimize travel distances within the development. 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 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: The proposed development does not include the creation of any public streets. These criteria do not apply. 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. Response: The existing right-of-way for SW Dartmouth Street complies with Tigard Triangle Design Standards - Table 18.620. 1; no additional right-of-way is proposed for this frontage. Additional right-of-way is proposed for the site's SW Hermoso Way frontage to accommodate the construction of an eyebrow corner per Washington County Standards. Tigard Retail Center Code Response Page 107 of 123 M 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: The proposed development does not include street improvements resulting in a pavement width of less than 20 feet. This criterion does not apply. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide w 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: The proposed development does not include any cul-de-sacs. These criteria . do 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. Response: The proposed development does not include the creation of any public streets. This criterion does not apply. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: The proposed development does not include the creation of any public streets. These criteria do not apply. Tigard Retail Center Code Response Page 108 of 123 O. 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 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. Response: Proposed curbs, curb cuts, ramps, and driveway approaches are in conformance with City 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. Response: The proposed development does not include the creation of any public streets adjacent to railroad right-of-way. This criterion does not apply. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. 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. Tigard Retail Center Code Response Page 109 of 123 Response: There is no residential use associated with the proposed development. The only collector abutting the development is Dartmouth Street, which has no residential properties along the frontage. Adequate protection from the nearest residential properties to the south is provided by the existing separation of residential access and through traffic from Dartmouth 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. Response: The proposed development does not include any alleys, public or private, in the design. These criteria do not apply. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Response: Upon completion of the proposed development and associated street improvements, a registered professional land surveyor will provide certification to the City that all boundary and interior monuments have been reestablished and protected. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and Response: The proposed development is for a commercial retail site comprised of drive aisles and parking lots. No private street is proposed with this development. This criterion does not apply. 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Response: The proposed development is for a commercial retail site comprised of drive aisles and parking lots. No private street is proposed with this development. This criterion does not apply. Tigard Retail Center Code Response Page 110 of 123 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Response: The proposed development does not include private streets that serve dwelling units. This criterion does not apply. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Response: There are no proposed improvements to or creation of railroad crossings with this project. This criterion does not apply. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Response: The proposed development does not include the creation of new public or private streets. This criterion does not apply. 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/US 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/US Post Office prior to final approval. Response: The proposed development does not include any residential uses. This criterion does not apply, 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. Response: The locations of proposed traffic signals, as previously identified for traffic mitigation of the project's traffic impacts, will be shown on approved street plans in accordance with City standards. Tigard Retail Center Code Response Page 111 of 123 Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Response: Street lights already exist along the entire property frontage. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: Street name signs or other signs shall be provided as necessary for any street improvements associated with the traffic mitigation of the project's traffic impacts. 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; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) Response: All street improvements associated with the project will be in accordance with items 1-5 above. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. 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 Tigard Retail Center Code Response Page 112 of 123 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 (5) 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. Response: The proposed access plan has been coordinated with City staff and discussed at neighborhood meetings. The proposed development does not include the creation or extension of any public streets through the site in order to minimize through traffic to the adjacent neighborhoods. The proposed driveways take advantage of the built environment and the existing access conditions associated with the surrounding commercial developments. /t is not expected that the proposed development will create excessive speeding through the local neighborhoods. AC. 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: 1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site. 2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). 3) Inadequate horizontal or vertical sight distance at access points. 4) The proximity of the proposed access to other existing drives or intersections is a potential hazard. 5) The proposal requires a conditional use permit or involves a drive-through operation. 6) The proposed development may result in excessive traffic volumes on adjacent local streets. Tigard Retail Center Code Response Page 113 of 123 2. In addition, a traffic study may be required for all new or expanded uses or developments under 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. 02-33) Response: A traffic study, completed by Kittelson and Associates dated June 2007, with an updated memo dated August 2008, is included with this application. The scope of the traffic study was coordinated with ODOT and the City of Tigard. 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 non-residential blocks in which internal public circulation provides „ equivalent access. WA Response: The block length standards are precluded by natural topography, wetlands, and significant habitat areas to the west of the site and along the north property line. The proposed access plan has been coordinated with City staff and discussed at the neighborhood meeting. The proposed development does not include the creation or extension of any public streets through the site in order to minimize through traffic to the adjacent neighborhoods. Access to the development is proposed via two (2) main accesses which connect to Dartmouth Street, which take advantage of the built environment and the existing access conditions associated with the surrounding commercial developments. The east driveway is aligned with the existing Winco Foods driveway on the north side of SW Dartmouth Street in order to reduce turning conflicts experienced at off-set intersections and to provide a more efficient design. The west driveway is approximately midway between the proposed eastern driveway Tigard Retail Center Code Response Page 114 of 123 and the existing Costco driveway to the northwest of the site. The proposed driveway locations take advantage of existing accesses to the subject site from SW Dartmouth Street, which include in-place culverts to cross an existing wetland/stream. A network of internal drive aisles is proposed within this commercial development to promote efficient circulation and provide equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. 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:A 5' wide pedestrian path is proposed along the perimeter of the development as shown on the Preliminary Site Plan which provides connection between SW Dartmouth Street, the proposed development, and SW Hermoso Way. The path is increased from 5ft to 8ft wide between Hermoso Way and the drive aisle at the SE corner of the Target store to accommodate bicycle traffic. 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 traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Response: Easements for public utilities on the site will be provided. A storm water easement will be provided for the existing stream/ditch and wetland pond area along the project's north property line. 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. Response:All necessary easements to accommodate utility services to the development will be provided in accordance with City requirements. 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: Tigard Retail Center Code Response Page 115 of 123 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; Response: The proposed development site does not contain any 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; Response: The depths of the proposed lots do not exceed 2-112 times the average width. 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. Response:As shown on the Preliminary Site Plan, the proposed site property is . adequate to provide off-street parking and service facilities for the proposed use. 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 Subsection 18.162.050 (C) 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 proposed development abuts two public streets for a width greater than 25 feet. . 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 ten 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. Response: The proposed Target tract could technically be classified as a through lot with frontage on both SW Dartmouth and SW Hermoso. Planting buffers are provided on both lot frontages and all setback requirements are met. 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. Tigard Retail Center Code Response Page 116 of 123 Response: The proposed lot line adjustments create side lines that are approximately at right angles to SW Dartmouth Street. 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. Response:A land division is not proposed with this development. This criterion does not apply. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street Response: There are no industrial or private streets associated with this development. Sidewalks will be provided for all street frontage along Dartmouth Street and Hermoso Way. 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. Response: The proposed development will generate over 1,000 net new daily trips. A vicinity map is included with this submittal identifying all transit facilities and Neighborhood Activity Centers within V2 mile of the project site. 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). Tigard Retail Center Code Response Page 117 of 123 Response: A connection to the existing sidewalk is proposed for the SW Dartmouth Street frontage near the northwest comer of the site. There is no existing sidewalk within 300 feet of the SW Dartmouth Street frontage to the east of the site. A connection to the existing sidewalk on the south side of the SW Hermoso Way frontage will be made. There is no existing sidewalk within 300 feet of the SW Hermoso Way frontage east of the site. 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). 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. Response:A 6 Y2 foot wide planter strip is proposed for the SW Dartmouth Street frontage of the site. Per coordination with City staff, a planter strip is optional for the SW Hermoso Way frontage; however, an 8 foot wide sidewalk with a 4' curly and planter is currently proposed. 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. Response:As shown on the Preliminary Utility Plan, sanitary sewers are proposed to connect to the existing main in SW Dartmouth Street. The sanitary sewer will be in accordance with Clean Water Services — Design and Construction Standards for Sanitary and Surface Water Management 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. Tigard Retail Center Code Response Page 118 of 123 Response: The proposed sewer system is sized to handle the proposed development. It is assumed that the adjacent property to the east of the project site will provide its own sanitary connection to the sanitary main of SW Dartmouth at the time of its development. 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: Per coordination with City engineering staff, the existing sewer system in Dartmouth Street has adequate capacity to serve the proposed development. This criterion does not apply. 18.810.100 Storm-Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; Response:As shown on the Preliminary Grading and Drainage Plan, the proposed storm water drainage system is separate and independent of the sanitary sewer system. 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and Response:As shown on the Preliminary Grading and Drainage Plan, valley gutters and inlets will be provided to prevent surface water from being carried across any intersection or flooding any street. 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: Surface water drainage patterns can be seen on the Preliminary Grading and Drainage Plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right- Tigard Retail Center Code Response Page 119 of 123 of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response:A storm water easement will be provided for the existing streamIditch and wetland pond area along the project's north property line. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response:A Preliminary Storm Drainage Analysis is included with this application in accordance with Clean Water Service — Design and Construction Standards for Sanitary and Surface Water Management. Upstream drainage from properties to the east have been accounted for in the storm drainage analysis and accommodated as shown on the Preliminary Grading and Drainage Plan. 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: To prevent,overloading downstream drainage facilities, this development proposed the installation of two on-site detention facilities to attenuate the post- developed peak runoff rates to equal or less than the existing peak runoff condition for the 2, 10, and 25 year storms. A Preliminary Storm Drainage Analysis is included with this submittal and the drainage conditions have been assessed in accordance with Clean Water Service — Design and Construction Standards for Sanitary and Surface Water Management. 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). Tigard Retail Center Code Response Page 120 of 123 Response: Currently a bike lane is present for the majority of the site's frontage with SW Dartmouth Street. The existing bike lane will remain and be extended to the west to match-up with the existing bike lane to the west of the site. SW Hermoso Way does not currently have bike lanes in the project vicinity and none are proposed with this development. 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. Response: The proposed development does not adjoin any proposed bikeways identified in the City's pedestrian/bikeway plan. This section does not apply. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Response: The proposed development does not include any new streets. This criterion does not apply. 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. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. Response: The proposed bike lane extension on SW Dartmouth Street is to be approximately five feet wide to match the existing bike lane. 2. Minimum width multi-use paths separated from the road is ten (10) feet. The width may be reduced to eight (8) feet if there are environmental or other constraints. Response: The proposed development does not include any multi-use paths. This criterion does not apply. 3. The minimum width for pedestrian only off-street paths is five (5) feet. Tigard Retail Center Code Response Page 121 of 123 Response: Proposed pedestrian paths and sidewalks are all equal to or greater than five feet wide. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. (Ord. 02-33, Ord. 99-22) 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; Response: Proposed underground services will be coordinated with the serving utility. 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 Response:A// underground utilities to be installed in streets will be constructed prior to surfacing of the street. 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Response:Any required stub for service connections will be long enough to avoid disturbing the street improvements. 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 Tigard Retail Center Code Response Page 122 of 123 Response: Upon land use approval, construction plans will be prepared in accordance with this criterion; locations of underground utilities and associated easements will be shown on the plans. 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Response:Above ground equipment will not be placed in a location that will obstruct vision clearance areas. C. Exception to under-grounding requirement. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 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 Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. Response: The proposed development will underground utilities in accordance with 18.810.120, no exception to the requirement is being sought. This criterion does not apply. Tigard Retail Center Code Response Page 123 of 123 NOTICE OF NEIGHBORHOOD MEETING June 20, 2008 RE: Proposed Dartmouth Retail Development Dear Interested Party: PacTrust is the owner of the property located at 7500 SW Dartmouth Street. We are considering a Planned Development Review and Sensitive Lands Review application for the development of the approximately 18.16 site with three retail buildings consisting of an approximately 136,000-sf Target store located on the southern portion of the property, a 12,000-sf retail building located in the NE comer of the property and a 16,000-sf retail building located in the NW comer of the property at this location. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners,residents and interested parties. You are invited to attend a meeting on: July 9,2008 15575 SW Sequoia Parkway,Suite 180 Tigard,OR 97224 6:00 P.M. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503 624-6300,if you have any questions. Sincerely, Eric Sporre Vice President PacTrust AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE Tiy1PORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TOTHE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, F—w c- S►bagc• ,being duly swom,depose and say that on the ZttT1 dayof J,..Nc , 200- ,1 caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near} 7220 5 L.J ��►nT.vtou ►/ Srvs�� ,a copy of which notice so mailed is attached hereto and made a pan of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at_t Z► 5-e1 Ma.,/ 517- with Ywith postage prepaid thereon. S nature (In the presence of a Notary Public) POSTING: 1, W&24 n J.-n} ,do affirm that f un(represent)the party initiating interest in a proposed land use application for Pu,NN6/D Q,t/yr4eAn&Afr t'I,s✓rE..r A.aD 5&�K�TwrS L♦wa { ,,,s„f._ affecting the land located at(state the appro-an-vate locadon(s)IF no address(s)and all tax lots)cunrady registr:red) �5-oo Sy! 0q/ZT/vlbury __ ,and did on the ?-'Y'7' day of J uj E 20df personallypost notice indicating that the site maybe proposed for a 00a Awo S f,y land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 'rM& fa,r Awa Wasr- AGe Ess OdtNrr3 At on1G DANKI-Mourw x{,10 OPU TWC- Prmrerer- ra,,..vo&&v At4.,►G 14eq.N►aft jA'! (state location you posted notice on properl)} ei ,-.2c ( n the presence of a i Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 0AZ '"v' ) County of Vjz1/�Pj ) ss. c Subscribed and sworn/affirmed before me on the 2T day of .200 ? . =APPLEBY EAL. LEBYOREGON.382b53 NOTARY PUBLIC OF OREGON 1I.ENLINDA JULYi2,2008 MyCormnissionExpires: lot dao �. A,wpin\manus%w%bbolnod mreu.p\2II;dwi or ouil4pean ne*-g orhwd mmoploc Page 5 97 223 1. 2 9 24 W �O. uNv lh TIGARD POST OFFIC: Uses 12210 SW MAIN ST. TWPt OR 97223-9958 \V a ,a, Y NOTICE OF NEIGHBORHOOD MEETING July 1, 2008 RE: Proposed Dartmouth Retail Development Dear Interested Party: PacTrust is the owner of the property located at 7500 SW Dartmouth Street. We are considering a Planned Development Review and Sensitive Lands Review application for the development of the approximately 18.16 acre site with three retail buildings consisting of an approximately 136,000-sf Target store located on the southern portion of the property, a 12,000-sf retail building located in the NE corner of the property and a 16,000-sf retail building located in the NW corner of the property at this location. Prior to applying to the City of Tigard for the necessary land use approvals,we would like to discuss the proposal in more detail with the surrounding property owners,residents and interested parties. Some of you may have previously received a notification for the meeting on July 9, 2008. We did not have a complete list of the interested parties at the time of the original notification mailing. We will still be holding the originally scheduled meeting on July 9, 2008 at 6:00 P.M.. We would also like to invite you to attend the official neighborhood meeting to discuss the project on: July 24,2008 15575 SW Sequoia Parkway,Suite 180 Tigard, OR 97224 6:00 P.M. Members from PacTrust and Target will be available at both meetings to answer questions regarding the proposed development. Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 624-6300, if you have any questions. Sincerel Eric Sporre Vice President PacTrust AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, /—) r/NEQ CJVt' ,being duly swom,depose and say that on the 157- day of_ju t.Y 20 09 ,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 7,220 SW- a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 10 Lei SE 7"� RtlE r Po rLTe rimae r02 9,4 Z I1 with postage prepaid thereon. /Slign�ature�(Intffihepresenc�ceofaN rX Public) POSTING: 1, Mom-) 0 Y'-"J ,do affirm that I am(represent)the party initiating interest in a proposed land use apphcation for wLv%W'VE0 DEyEt oP•a--NT r&VIA-in 5f;t'scrive Mox 22wiw4fecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) -*s[n 5,,J 0447 iom-r" ,and did on the Z day of Jc4w-f 20057 personally post notice indicating that the site may be proposed for a 902 AWo SLQ land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at TPc CA-sT AvJO &Si kar-65S Q)twi S 19c,- QA/i7'r+'a 14 14wO0O O"ll iA& Pna,pbn-rf !gym0-q-teA�oAr. Nevzm&5.4 wA-t° (state location you posted notice on propert)) Signature (In the present a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) C:'-4/ STATE OF ght 0 ) County of \dull' ) ss. Subscribed and sworn/affirmed before me on the Srt' day of T- A— ,20 Ute_. OFFICIAL SEAL LINDA K.APPLEBY NOTARY PUBUC-OREGON COMMISSION NO.382653 -t�- Et OMMISSION EXPIRES JULY t 2,2008 �'` ARY PUBLIC OF O GON My Commission Expires: t.\curpin\—en\neighborhood metutgs\affidavit of mailing-posting neighborhood meung.doc Page 5 I CITYofT16'A' , f 01001A'NIC IN/O1N41101 1,,11, AREA NOTIFIED ! (500-) ST ————————————- -- '— FOR: Pacific Realty Assoc. m7l/oollu u/7/tol:/lo RE: IS136CD,4200;2S101BA, 101 0 &2S101AB, 1400 -- ------ 7llulw tiU1wl11N mowow7ou u17/e wwa ST f IeiNl Im7lalNill lnuoewuo 1n7uowol � "1 mnnnln Property owner Information DARTM mnNenl/ is valid for 3 months from � ' tnnlalueo the date printed on this map. C'ARDEN PL ouwnla m news mmwowu ��. motuowu 1 mnwowot 17111L400472 HURS 0 o O<L w nu m n n / c3� loon as All as aweu owm of a nue oo awn a 11 t mon of nun 7 mnslamNa oe n nun n ewno own e Q oulm o ouoou a num is r lu7n atm nN SEVELAND RD awn up mnuolteo mon � I Pull 7 N 4-R mawu AND RD ST mats000llo 0 100 800 Fr+t o ( r mnumlll N mouwmo7 � 1"-512 feet GONZAGA ST I 1 y I = EB _ sw ---- HAMPTON intarmauon on this mop is for general location only and should be verified with the Devolopmerd Servkas Division. 13125 SW Mall B14 Tigard.OR 97223 (503)530-4171 hl 1p:N~,Cl.lioaN.or.u7 Corrlmaniry Development 7 h PARCEL III 1S136Co-01200 ST -"fix:i2d�,cQ w W Ya Q Q j2S%0aw 17t&'=8100 _ WY aw nro FIE) VICINrrY MAP M.S. v »xv x t i::» � � tJ �•� t � � t r �, A i. 4 t } F; # i� g ' kft!A Y Vil�{ ` ' e ,+k7 yr "•�t t ..' ++JJ s , I ,MLL. '•�' ':�' k .,$tier t.W 4i N . y t a y •7 r� 5� `yr �..11 'S �t•yr d� A �1�.MAlt y'�Ss 41 7 � 1 3 YA4� p tiN t c M TZ- fC In ri (. .1� h,y,'R.Y NNµAi � !� k• n ,.y 'N. } Ye' X,! r ;a••a"' il4lrlt ins.•'3 rt.��►w., .:t) } WOI.,�,' �1 •v.�b ,T Al ap �,.'i fir'• .•,a 'ya '�� :, �((P* � Sz A'w ^s gran ..• h ��' Tt•;?. � •�'1°. 1� � NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard requires that developers hold a neighborhood meeting to notify and discuss with property owners in the area, their proposed cCITY Y OFT I G Rropma,t development. Below are some frequently asked questions about the S�aping�Beuercommunicy neighborhood meeting process. WHAT IS-THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which itizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO i KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. You may wish to review the city's development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in determining your position on a particular proposal. Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD CONCERNS, TO MAKE SURE YOUR CONCERNS ARE CONSIDERED. The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. - .. PROCESS / What applica#ions are you(the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? ► Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City w. Council? How long is the process?(timing) ► At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? ■ Have any preliminary requirements been-addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? ► What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? Are streets proposed to be public or private? What is the proposed parking? What are the proposed street and sidewalk widths? ► What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY 1 What is the current zoning? What uses are allowed under this zoning? ► Will there be a re-zone requested by the developer? if yes,to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY ► What is your erosion control and drainage plan.? What is the natural slope of the property? What are the grading plans? ► Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING ► What are the tree removal pians and what is proposed to mitigate for trees removed? > What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION ► How do I request more information or a follow-up meeting from/with the applicant? Page 4 p Phone Floor Room Handicap Room Hours Equipment Kitchen Group Business/ ani7ztion Name MeetingRoom Address Contact Person Number Is C)n Accessjble Ca aci Available Fee Available Available Priori Day& Tables Chairs American Legion Tigard 8635 SW Scoffins Road Diane 503.624.2332 Main Yes 100 Evening Call Forinfo Coffee Service Yes Bank of America®Washington WeekdayOnly Square 10101 SW Washington SOuare Rd Frank h1 n 503-620.5515 Main Yes 10 9:30.5:00 0 TV:and VCR No Non-Profit 20-30/ 500/or If custodian is Sound System Calvin Presbyterian Church 10445 SW Canterbury Lane Victoria Moonier 503.639.3273 Main Ycs 200 Hall needed TV/VCR Yes/Coffee 16 Tables 60 Yes Members/ (Chamber of Commerce Tigard 12345 SW Main Street S Carolyn Ung 503.639-1656 Upstairs No 70+ Yes Chairs TV/VCR Microwave Non-Profit Main Several -:OUUEtheKiny Luther2aChurch 11305 SW Bull Mountain Rd Linda Wesolowski 503.2789 Rooms Yes 20-200 Varies 540.$150 TV/VCR Hall Only/Fee Public F Main Several Monitor Fee Fust Baptist Church Ti and 11075 SW Gaarde Street Nanc Pearson 1503.639.3913 Rooms Ycs 25 200 Evenin 550 1 to 2 hour TV/VCR No Friends Church of Tigard 15800 SW Hall Blvd Barb Thornburg 503.620.7836 Main Yes 20-150 Varies Varies TV/VCR Coffee Members Weekday Landmark Ford 12300 SW 68th Jijn Corliss 503-639.1131 2nd Floor Yes 30.40 5:00.9:00 No TV/VCR Coffee 20-30 Day& Tigard Armory 6700 SW Calc Lhn Rutledge 503-557-6025 Main No 30.40 Evening $55.$60 per hour TV/VCR Your Supplies Day& Tigard Grange 13770 SW Pacific Hwy Phil Yount 1503-590-7773 Up and Down 100-150 Evening Yes None Yes Day& Depends on Ti rd/Tualatin School District All Tigard Schools 503.620.1620 Main Yes Up to 250 Evening Yes Which School No Screen,Dry TVFR Fire Department Tigard Day& Erase Bond, Coffee Station No.51 8935 SW Burnham 503.649.8577 Main Yes 29 Evening 0 for non-profit TV/VCR Machine,Sink Weekday Umpgua Bank 6610 SW Qrd4W Lane Belinda Walker 971-544.1348 Second Yes 6 to 16 8:00.5:00 0 TV/VCR Coffeemaker Weekday TV/VCR LCD Vending U.niversiry of Phoenix 13221 SW 68th Parkway M 500 Talitha Band 503-495.2900 5th Yes 25 8:00.5;00 1 2200 Projector fee Machines Weekday West Coast Bank 11675 SW Pacific Hwy I Pam Brown 503.598.7482 Main Yes 10 9:00.4:30 0 None Your Su lies Lov-r� CZaliz►o 9000bCU+"t- NE r N-3gv - SaleVA 1 D atf3o l J Page 7 (5rs3,qj% i ZS101BD('u104 2S101BA-00200 ACKE�LY COMMUNICATIONS OF CO CO WH ESALE CORPORATION THE NORTHWEST INC PROP TAX DEPT 111 715 NE EVERETT 999 E PORTLAND,OR 97232 AQUAH, 98027 I S136DC-02504 2S 101 A B-02707 AMERICAN INDUSTRIES INC EAGLE HARDWARE&GARDEN INC 1750 NW FRONT AVE STE#106 ATTN:TAX DEPT(TA3) PORTLAND,OR 97209 PO BOX 1111 NORTH WILKESBORO,NC 28656 ZS101AB-01100 2S101AB-02700 BAUER DANIEL E& EA E HARD E&GARDEN INC BAUER BARBARA G ATTNiRTH5WILKE,3,8ORO, PT(TA3) 12335 SW 72ND AVE P PORTLAND,OR 97223 NC 28656 2St01AB-01604 2S101AC-01900 BEVELAND LLC EA"" A E HARD RE&GARDEN INC 7307 SW BEVELAND ST STE 200 ATTN: EPT(TA3) TIGARD,OR 97223 PO B 11 N, TN W1LKE ORO.NC 2.8656 2S101AB-01600 2S101AB-01200 BOEHM GENE G BEATRICE G FRANK BRIAN L& 7380 SW HERMOSA WAY KRAFVE KENT B TIGARD,OR 97223 7275 SW HERMOSO WAY TIGARD,OR 97223 2S101AB-01606 2S101AB-00100 CLARKE THOMAS C&SUSAN L FRY DOUGLAS 12439 SW 22ND AVE 23077 SW NEWLAND RD LAKE OSWEGO,OR 97035 WILSONVILLE.OR 97070 2S101AB-01403 2S101AB-01602 COLWELL GREGGORY W GIBSON FAMILY REVOCABLE TRUST 7435 SW HERMOSO WAY BY GIBSON CORNELIA/KLAUS PETER TRS TIGARD,OR 97223 10904 SW PARKWOOD CT WILSONVILLE,OR 97070 1S136DC-04600 1S136CD-02000 COMMERCIAL NET LEASE REALTY INC GIRAFFE PROPERTIES LLC 450 S ORANGE AVE STE 900 BY TOYS R US ORLANDO,FL 32801 ONE GEOFFREY WAY WAYNE,NJ 7470 2S 101 BB-01201 2S 101 BD-00103 COSTCO WHOLESALE CORPORATION H G M CO PROPERTY TAX DEPT 111 BY NORRIS BEGGS&SIMPSON 999 LAKE DR ATTN BLAKE HERING ISSAQUAH.WA 98027 121 SW MORRISON#200 PORTLAND,OR 97204 ISI 6CD-02200 2S101AB-01603 COS O WHO SALE CORPORATION HARLAN BRIAN&MAI P>ROPE DEPT 111 7270 SW HERMOSO WAY 999 E TIGARD,OR 97223 AQUAH, 98027 1S136GC,042D0 2S101A8-01900 TLB LhC WHITETHORN LLC PO 06X 25716 12465 SW 72ND AVE PORTLAND,OR 97298 PORTLAND,OR 97223 1S136DC-04300 2S101AB-01601 T LLC WHITNEY EUGENE P& " PO 25716 WHITNEY STEPHANIE BETH RTLA OR 97298 DEFOREST KIMBERLY LYNNE 1044 KOKANEE LN GRANTS PASS,OR 97527 1. 136DC-044 15135DC-04500 T�RTLL�ANR WINCO FOOD LLC PATTN:SUSAN BUSCHE 97298 PO BOX 5756 BOISE,ID 83705 2S101AB-01609 i,136CD-04300 TRIANGLE PROPERTIES WI O FOOD 7505 SW BEVELAND RD AO�N: NBUSCHE TIGARD, OR 97223 PX5 6E, ID 83 2S101AB-02704 TRIANGLE PROPERTIES OF TIGARD LL 7410 SW BEVELAND RD TIGARD,OR 97223 2S101BA-00100 TRI-COUNTY CENTER TRUST MARTIN GORDON R TR "" BY ADAMS&STEWART 8565 SW BARBUR BLVD "* PORTLAND,OR 97219 2S101BA-00401 TRI-COUNTY CENTER TRUST BY ADAMS&STEWART 8565 SW BARBUR BLVD PORTLAND,OR 97219 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 25101 BS-01400 WALTON CWOR PARK BC 8 LLC BY TTA/ePROPERTYTAX DEPT 325 PO BOX 4900 SCOTTSDALE,AZ 85261 2S 101 AB-01605 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 2S101A8-01502 XSQUOIA HERMOSO LLC ASSOCIATES Pb BOX 1876 LAKE OSWEGO,OR 97035 PKWY#300 97224 2S101AB-01501 2S101BD-00100 LIONEL LLC PNWP LLC#2 BY ROBERT DAVIDSON PO BOX 2206 23792 ROBSON TER BEAVERTON,OR 97075 SHERWOOD,OR 97140 25101AB-01607 2S101AB-01700 LUBY BUILDING LLC ROTH LINDA A 7540 SW HERMOSO WAY 7420 SW HERMOSO WAY TIGARD, OR 97223 PORTLAND,OR 97223 1S136DC-02503 2S101AB-01605 LURIA MARK T AND ROVIG CAROLE A WHEELES DOYLE E 7460 SW HERMOSO WAY BY PETSMART INC/PROP MGMT TIGARD,OR 97223 19601 N 27TH AVE 4TH FL PHOENIX,AZ 85027 2S101AB-01402 2S101AB-01500 LYMAN KYLE M SJP LLC 7395 SW HERMOSO WAY 7615 SW BEVELAND RD TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-01401 2S10?AB-01600 LYMAN KYLE M SPAAN HARLOW T 8 7355 SW HERMOSO WAY SORG N JEFFREY& PORTLAND,OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD,OR 97223 25101AB-02703 2S1018D-00200 MCCAFFERY HUGH R 8 NANCY J TRS TIGARD DISTRIBUTION 7450 SW BEVELAND ST STE 100 CENTER LLC THE TIGARD,OR 97223 4800 SW MACADAM STE 120 PORTLAND,OR 97201 2S101AB-01300 2S101BA-00300 MM SHINMEN LLC TIGARD TRIANGLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 12265 SW 72ND AVE WEST LINN,OR 97068 TIGARD,OR 97223 1S136CD-04200 1010A-00402 PACIFIC REALTY ASSOCIATES TI D T GLE DEVELOPMENT LLC ATTN:N PIVEN 1226 72ND AVE 15350 SW SEQUOIA PKWY#300 ARD, 97223 PORTLAND,OR 97224 2 IOtAB-01400 >1226 00400 PA IC REA ASSOCIATES T NGLE DEVELOPMENT LLC AT N: EN NDA VE 153 W UOIA PKWY#300 OR 23 RTLAND,O 97224 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street,Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 781h Avenue 11530 SW 72nd Avenue Tigard, OR 97223 T igard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard h Tigard, OR 97223-6210 Gretchen Buehner . 13249 SW 1361h Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 " CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc} UPDATED: 6-?.ug-0-t DARTMOUTH RETAIL NEIGHBORHOOD MEETING July 9, 2008 NAME ADDRESS PHONE EMAIL COMMENTS OCKS 7© - o Q-_- -?Y-;,0 rvvwo �-f &39-E'8d2 alane off 4 •com ,rz G' 3-t 0 4S o c, rr ElwhaaT r,3 L-00 -7-0 ccr�c�h J��fi Lc d(1 �tu-5 Cab ow 7a10 so a-.5 - ?S--75- SUC020SO. -'00z � L SS• 9S-,.✓, v3 }385; ov I v� �� 5 5� M��sc Sed `i(o5 Z. Z d6 S c, I vu kL 52 h6 os0 5,71 q � I DARTMOUTH RETAIL NEIGHBORHOOD MEETING July 24, 2008 NAME ADDRESS PHONE EMAIL COMMENTS zk� J35 5ti 26N VV,,x J�L SqS--6212 Z4 ce PC, 7o-e44�( k-j 1-7-10 t4elu A6it.- ::r m miLgq2-E-1 7050 sw 244-Oss-z- O&4m 25 5w -01?r7 a-;-, efes-vzr It-c,4-c'e, c (2-4cchl Pf-e.Cr,,--\ j4 Tigard Retail Center Neighborhood Meeting Minutes Date: July 24`h, 2008 Location: The Neighborhood meeting was held at a PacTrust building located at: 15575 SW Sequoia Parkway, Suite 180 Tigard, Oregon 97224 Time: The meeting began at about 6:00 p.m. Agenda/Presentations: Introduction of Project Development Team: • Eric Sporre, PacTrust; • Dick Loffelmacher,.PacTrust • Ken Grimes, PacTrust • Melinda Coleman, Target • Marc Butorac, Kittelson Eric Sporre read the Statement of Purpose letter to attendees. Dick Loffelmacher presented a brief company background of PacTrust and it's involvement in the City of Tigard. Ken Grimes presented the proposed development. A copy of the conceptual site plan was provided to all attendees. In addition, exhibits were on display showing a larger site plan, typical site cross-sections, as well as the proposed off-site traffic mitigation. Mr. Grimes fielded questions during his presentation that are summarized below. Melinda Coleman presented the proposed Target building features and amenities. Mrs. Coleman fielded questions during her presentation that are summarized below. Marc Butorac presented the proposed off-site traffic mitigation measures. Mr. Butorac fielded questions during his presentation that are summarized below. Following the presentations, different stations were set up around the room and guests were allowed to ask one-on-one questions with the presenter at the station. Closure: The meeting ended about 8:00 p.m. Proposed Tigard Retail Center NH Meeting Minutes Page 1 of 3 lulu 24, 2008 Questions: The following questions were asked during the different presentations throughout the neighborhood meeting. Site Questions: . • Any access to Bevel and/Hermoso/72nd o No " • Own property to East? o No • Wet trash in dumpsters? o Emptied weekly or as needed • Lighting turned off 30 minutes after closing? (identified in Mrs. Coleman's presentation) o Yes, approximately 25% remain on for security • Sweeping hours? o Typically 6-7 am o Does cause some noise o May coordinate with other local PacTrust sites for timing '• • What does this Target offer that other close Target's don't? o Virtually same thing. • Trying to obtain certain LEED certification? o Store does comply, but won't apply for LEED certification. • Screening of roof top units? o Usually parapets o Street is higher ■ Will look at other options if necessary ■ Units are painted to match the roof • Is there clear space around parked truck at south most dock space — need fire truck access of 28-feet? o Yes, clear space is provided. Traffic Questions: • How often do we count traffic? o Three times over the past 1 Y2 years o ODOT also keeps constant track of 99, 1-5 & 217 • Signal at 72nd/Dartmouth — how have previous fees been paid? o Special assessment • What are TIF fees? o Approximately $900K • Can we explain detailed street improvements? o Shown on boards, exhibits. (Further explained with presentation). • Have we asked neighbors what improvements they think are warranted: o Partly what this meeting is for, can also contact Kittelson or City. • Did we look at 78`h/Hwy 99? o Yes, will explain with graphics Proposed Tigard Retail Center NH Meeting Minutes Page 2 of 3 luly 24, 2008 • How can 2-lane section be okay between Dartmouth/Beveland? o Project doesn't cause condition to fail, still meets standards. Improvements on either end (72nd/Dartmouth improvements and 72nd/Beveland improvements) will improve conditions. • How does median out of west driveway work? o Pull out and around • Stacking between Winco/72nd2 o About 16-17 cars o Signals will be interconnected • Looked at changing phasing at 78`h/Hwy 99 (allowing vehicles to exit from Pfaffle first)? o Yes, will evaluate with signal timing • Signal Timing Improvements o There is a fixed minimum on cross streets in PM peak. • Does ODOT make final decision (on Hwy 99)? o Yes • Can we add right turn lane for 78`h southbound out to 99W — west/south? o Don't have right-of-way. o Additional WB/SB lane on Hwy 99 will improve intersection conditions to give more green time to 78`h SB movement. • What are we adding/doing at Hunziker? o Adding two lefts for eastbound left (to 72nd North) • What pedestrian facilities along 99? o City plan has 10-ft wide sidewalk. o We don't have r/w to do 10 feet, but will replace what's there. • When is next meeting? o This is it unless something changes. • What is phone number for PacTrust o 503-624-6300 Follow Up Questions: • Signage o One free-standing sign • Will project clean up construction debris from site on property to south? Neighbor expect wind to blow construction debris/dust/etc to property. o Project will comply with construction standards and codes. • When will project open? o Scheduled for July 2010. • Stormwater detention o Underground vault, with some out front. Proposed Tigard Retail Center NH Meeting Minutes Page 3 of 3 July 24, 2008 CleanWater Services Our commitment is clear. CWS File Number Service Provider Letter 08-002228 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). j Jurisdiction: Washington County Review Type: Allowed Use Site Address SPL Issue Date: August 01,2008 /Location: Tigard,OR 97223 SPL Expiration Date: August 01,2010 i I I Applicant Information: Owner Information: Name MATT OYEN Name MATT OYEN Company PACIFIC REALTY ASSOCIATES L.P. Company PACIFIC REALTY ASSOCIATES 15350 SEQUOIA PKWY 15350 SEQUOIA PKWY Address PORTLAND OR 97224 Address PORTLAND OR 97224 SUITE 300 SUITE 300 I Phone/Fax (503)624-6300 Phone/Fax (503)624-6300 E-mail: E-mail: Tax lot ID Development Activity y I 2S101BA00101; 1 S136CD04200; 2S101ABO1400 Commercial Development I I I Pre-Development Site Conditions: Post Development Site Conditions: I Sensitive Area Present: X❑ On-Site X❑ Off-Site Sensitive Area Present: F On-Site X❑ Off-Site Vegetated Corridor Width: Variable: 15-60 Vegetated Corridor Width: Variable: 15-60 j Vegetated Corridor Condition: Degraded Enhancement of Remaining Vegetated Corridor Required: X Square Footage to be enhanced: 107,892 I Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: Access Roads from SW Dartmouth Street,Pedestrian Path,and Sign(Mitigation Required) 9,786 Rip rap pads(No mitigation required) 192 Total 9,978 Mitigation Requirements: Type/Location Sq.Ft./Ratio/Cost On-site 10,28011:1 0 Conditions Attached X❑ Development Figures Attached(2) ❑Planting Plan Attached ❑Geotech Report Required i This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 5 i CWS File Number 0&002225 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands(DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee(appropriate city) with copies of all DSL and USACE project authorization permits. No activity authorized within the Sensitive Area. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade,or barter, on any non-federal lands within the State of Oregon. 5. Appropriate Best Management Practices(BMP's)for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native,woody vegetation shall be limited to the greatest extent practicable. 9. The water quality swale and detention pond shall be planted with Clean Water Services approved native species,and designed to blend into the natural surroundings. 10. Should final development plans differ significantly from those submitted for review by Clean Water Services,the applicant shall provide updated drawings,and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 11. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. 107,892 SF of Vegetated Corridor required to be enhanced.See SPL attachment 2 for enhancement location. 12. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with a Vegetated Corridor enhancement/restoration plan. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20,Appendix A, and shall include planting specifications for all Vegetated Corridor, including any cleared areas larger than 25 square feet in Vegetated Corridor rated"good." 13. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed per methods described in Clean Water Services'Integrated Vegetation and Animal Management Guidance, 2003. During removal of invasive vegetation care shall be taken to minimize impacts to existing native tree and shrub species. 14. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements(R&0 07-20,Appendix A). 15. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80%survival level, the Page 2 of 3 CWS File Number 08-002228 owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 16. Performance assurances for the Vegetated Corridor shall comply with R&O 07-20, Section 2.06.2,Table 2-1 and Section 2.10, Table 2-2. 17. Clean Water Services may require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services or the City that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. FINAL PLANS 18. Final construction plans shall include landscape plans. In the details section of the plans, a description of the methods for removal and control of exotic species, location,distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials is required. Plantings shall be tagged for dormant season identification and shall remain on plant material after planting for monitoring purposes. 19. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates(minimum two times per year, by June 1 and September 30). 20. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor(indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. 21. Protection of the Vegetated Corridors and associated sensitive areas shall be provided by the installation of signage between the development and the outer limits of the Vegetated Corridors. Signage details to be included on final construction plans. This Service Provider Letter is not valid unless CWS-approved site plan is attached Please call(503)681-3653 with any questions. Amber Wierck Environmental Plan Review Attachments(2) Page 3 of 3 i ; y � s 15p g 750 ' Feet rl \ \ , -Wetland B A t4 Wetland C �1 L Y��-°�z^'.;( / � _ — �� it - s?R Pr t,' '• .`' r` 'y'`-`'-�-.,._` !. SP_8P1 o '--PARCEL-1 �, 1�`` �\` f- /-- /% t�.q" 11(P27 'P�iS �� S— PARCEL IV ` fzv -9(P25 Wetland D " SP�( 6� '•.:I P-4 P7 I "��'` � li�/>✓ i/�l,'/� I +;fi�j 'tit(( Wetland A j,I , 1 ' � _;>. t ; \ — __ � t� :PARCEL I� /;�G �� '��• "\1\ '� '�•%/i % J �,. ,"....x.•.'i � «ESS tncA� .q,v 2. /% ``ice =i" I.vu.~u� ' P�Elur7(ED rx.r.ucu � uv;.;cj/,•J, uox's-°I'.`c01 � Q Legend- M Waeand (-4sY,lc N. Cis-UC'ZZz�S Wetland Sample Approved 5P-1� Plot Locabon Clean WatP.r Servir.p-C p,J� Photo Point and Direction for Photographs By w Dates 1 v k to Contained in Appendix A Existing Site Conditions a Tigard Retail Site U Notes: 1.The locations of all features shown are approximate. Tigard,Oregon 2.This drawing is for information purposes.It is intended to assist in showing features discussed in an attached document GeoEngineers,Inc.can not guarantee the accuracy end content of electronic files. Figure 5The master file is stored by Geolingineers,Inc.and will serve as the official record of this communication. G M E N G I N E E R S �J. Reference:Base Survey provided by H,amen&Associates,Inc.Land Surveyors. o. r *, L'4 AT WiFALC U:E(`-If L ti 25 FT 'K PROF 0.OJ na GRAPHIC SC ALE � Q' rj DEW t1AS5 2W RIPRAP 1S0 U '/> 150 J00 60u IN FFFT ) - k 1 inch == 150 ft. M 1 >C� _ xaD,tM,C i;:,At L J�^r'IJ•l 1, Al 77 .�xc Uiu U '' �,� -/ 1 w 1 �S SLS ll14y.L--• � �/ L P� "^...•,; '�;�� !Iw� AMID Nj "�\\ ..+'�� RETAILI ..."' s 1 -�t� '>'..'"` �'�, f �,..� � _•. I _�. I /, RETAIL 2 A� . H V� SITE DATA -_ =- - ;_q _ 9TImIr,AREA I $i!A"IU r!UfFFR iOrhl.4FEA G'E B'r fD{G'. 'Q�, wt ILAND bIJ,f ER ENCROACdUriYI nF::h P t y - i V -_ __ UIdCLUCrS GR'4E',;hY AND PED.PATH) 9 iAe SF --Q�a'^'2� _— {t -{1 {t {t _ N`�r"PTL+IJD I Fh F II1t1 7GF `F i Cdr�n wJ,T'rE 1 rt it {f {t - {t + '-'li'�i _ = rorAL SITE AREA ...�„ Is.Ic�c+ 4�sE ,�vL•P� ^' A IS �E (CNf,,T I0.1 EIJ ,t O LEG-END A2E )A BUILDii IC H - _1 CGNCK IE CURB t AMIR Q. TARGET _ _ -- - _>> c;,r;rREIE SIDE4:.AX PALTV[1IT N09LL WI MC21'P@D ODCK / := 410LAI;D KIJICANY rAJ,1l'� .'.'pPFE•ISoa _ 7 ...F I •. - — -` `d411 AND Ti,TFER 0.'E (: RAL I L ® Wt fLANU EvFI EF'FIvCRLn.CHlJLNI COMI.IERGAU ..8 12'(76'.r)KC;C' '0 LCI�pI: � �— w 1L ND hUFFEN MN R(MCHNFNT MIII',0101. r AT WIFALL USE 7`.:FI'Jf L4JU1 OASS 2M RV'Rk'.— Aen "'T- x ST(IRI�d f1RJJtinSi G7TI"i:u FOCF.PNOIECIIUIJ!U(,FTIUIJ ( MUE ZONE _ �•/ Z 00 �L USE ('nI S F.I t/�G G J" ' EMPLOYMENT) Approved 1n.:.::G 1: 1 m"µ1.1 I SW HERMOS Clean WaterServices"' -+ I 'I .. 1. O WAY . QLANi Lo Mun 1T� MUE ZONE ' I By_&-) Date XIr U e Z I EMUSE PM LOYMEM) 7 SPL AcAcL.�t 2�F2 NOT FORCONSTRUCTION, B No. D It a gau:eion Ocsn. tion - _ w`U ei!j '"- ---- ---- _ �e..- -.. -------_._= PACTRUST RETAIL CENTER WETLAND MITIGATION EXHIBIT FIGURE 8 TIGARD,OR Tigard Retail Center - Impact Study Transportation System: The proposed development consists of a 139,700sf Target store and two (2) 12,000sf retail buildings. All of the required vehicular and bicycle parking for the project is provided for on site. The project is accessed by two (2) proposed driveways from Dartmouth Street. Frontage street improvements include widening of approximately 230 LF of Dartmouth Street near the northwest corner of the site, between the Costco driveway and the project's west driveway. Hermoso Way will be improved to include an eyebrow corner per Washington County standards. In addition to the improvements on Dartmouth Street and Hermoso Way, the Traffic Impact Analysis prepared by Kittelson & Associates, dated June 2007, identifies additional offsite improvements required to mitigate the traffic impacts of the project. These improvements include: • Participate in a proportionate share contribution to the planned traffic signal at the SW Dartmouth Street/SW 68th Avenue intersection, consistent with the City of Tigard's current policy of collecting funds on a per-trip basis at this intersection. • Develop a third westbound through lane on Highway 99W in advance of the Highway 99W/SW 72nd Avenue intersection and extending southwest through the Tigard Theater and SW Dartmouth Street intersections to Highway 217. This will provide additional capacity on Highway 99W and mitigate the existing over- capacity condition at the Highway 99W/SW 72nd Avenue intersection during the weekday p.m. peak hour. • Remove the traffic signal at SW Hampton Street and restrict movements to right- in/right-out. Left-turn movements can be accommodated by the traffic signal at the SW 72nd Avenue/SW Beveland Road intersection. This will improve signal spacing and allow for two continuous northbound through lanes on SW 72nd Avenue. • Construct an exclusive westbound left-turn lane and northbound right-turn lane with overlap signal phasing at the SW 72nd Avenue/SW Beveland Road intersection to accommodate rerouted vehicles from SW Hampton Street. • Provide two continuous northbound through lanes along SW 72nd Avenue from the Highway 217 southbound ramp terminal (Varus Street) to SW Beveland Road. During the weekday p.m. peak hour, northbound left-turns will utilize dynamic lane assignments at SW Hunziker Road. This improvement will provide additional capacity to the interchange and extend its functional life. • Install a traffic signal at the main site driveway along SW Dartmouth Street. This signal should be interconnected with the existing Costco traffic signal and the planned signal at the SW Dartmouth Street/SW 72nd Avenue intersection to effectively manage and progress traffic between the three signals. • Modify the existing raised median and restripe the dual northbound left-turn vehicle storage at Highway 99W/SW Dartmouth Street within the existing pavement to Tigard Retail Center- Impact Study Page 1 August 28, 2008 „r provide up to 450 feet of storage. Extend the eastbound right-turn lane to provide 400 feet of striped storage. • Widen SW Dartmouth Street to accommodate a second southbound/eastbound lane between the Costco traffic signal and the western unsignalized site-access driveway. The southbound right-turn lane at the Costco traffic signal should be converted to a shared through-right lane and the southbound right-turn overlap phase removed. • Develop optimized coordinated signal timing time-of-day plans on Highway 99W to account for the additional westbound through lane. In addition to the June 2007 Traffic Impact Analysis, a follow-up Development Trip Generation Revision memo from Kittelson & Associated, dated August 2008, addresses the revised trip generation associated with the smaller development associated with this application compared to the development size assumed in the original TIA. Both of these documents are included with this application. Drainage and Utility Infrastructure: Adequate public utilities, including sanitary sewer, water, power, telephone, and gas, are available to serve the project site from Dartmouth Street and Hermoso Way. The project proposes to extend these utilities onto the site as necessary to provide utility services for the proposed development. Water service to the site for both domestic and fire protection services will be provided by connections to the existing water main in both SW Dartmouth Street and SW Hermoso Way. The proposed on-site water system will connect to the existing 12” public water mains on Dartmouth and Hermoso through approved double detector check vault assemblies per coordination with City of Tigard, TVWD, and Tualatin Valley Fire and Rescue (TVFR) requirements. Fire hydrants, fire department connections, and building sprinkler systems are proposed as shown on the attached preliminary plans and are subject to final City of Tigard/TVFR approval. Stormwater runoff for the development will be captured by the on-site pipe network, treated, and conveyed to the on-site detention facilities prior to discharge at pre-developed peak runoff rates to the adjacent wetlands located northwest and south of the site. Contech stormfilters and vegetated swales are proposed for treatment of storm water runoff. See the Preliminary Stormwater Drainage Analysis dated August 2008 for additional information. Sanitary sewer service will be accomplished via a connection to an existing system located in SW Dartmouth Street. The proposed system will connect to the existing manhole located northwest of the site in SW Dartmouth Street as shown on the attached preliminary utility plan. Per phone conversation with Mike White in the City of Tigard Engineering r_. Tigard Retail Center- Impact Study Page 2 August 28, 2008 Department, this existing system has adequate capacity to handle the anticipated flow from the proposed development. Park System: The project is a commercial use and is expected to have little or no affect on the park system. Noise Impacts: The proposed project is located within the Tigard Triangle, with Highway 217 to the southwest, Highway 99 to the northwest, and 1-5 to the east. Section 7.40.130 through 7.40.210 of the City of Tigard Municipal Code limit noise levels at property boundaries occupied by a "noise sensitive unit", which is defined as "any building or portion of a building containing a residence, place of overnight accommodation, church, day care center, hospital, school, or nursing care center". As noted in the code response to section 18.350.070, the only adjacent property with a "noise sensitive unit" is a residential home located at the southeast corner of the subject site. Although the noted property is zoned Mixed Use Employment (MUE), which allows similar commercial uses, the existing use of the noted property is still residential. The proposed development is providing a 20' buffer between any hard surface improvements or structures and the existing residential use property. As previously noted, the 20 foot wide buffer will consist of shrub groundcover, trees spaced between 10' to 20' apart, and a 6' hedge. In addition, there is an existing row of closely spaced, mature trees along the property line of the existing residential home with tree diameters of between 10" to 20" and a dense canopy to act as an added buffer. The Target building has the only facilities adjacent to the existing residential unit. It is important to note that Targets compactor and rooftop units conform to recommended Environmental Protection Agency guidelines for day and night residential standards. In addition, the dense landscaping buffer noted above will provide significant noise reduction for noises generated by the roof-top equipment and compactor located in the loading dock area. The compactor is located over 160' away from the property line of the adjacent residential property at the nearest point. Also, as noted earlier, the loading dock area is approximately 10' lower than the existing grade at the existing residence, so the noise impacts of this area will be further reduced by the difference in grade. The exact locations of the Target rooftop units are not known at this time, but are assumed to be evenly distributed on the roof tops being located no closer than 20 feet from the side of the building. Building parapets will extend approximately 36" -42" above the roof top in this area to provide adequate screening and noise protection. Further, with a proposed finish floor elevation of 180.0, the Target roof top elevation will be approximately 201.0, Tigard Retail Center- Impact Study Page 3 August 28, 2008 with parapets extending to an elevation of at least 204.0. The existing grade of the residential property at the property line is approximately 190.0, so there is about a 14' grade difference between the property line and the top of the parapet to further reduce the noise impacts. R' 1� 49! Tigard Retail Center- Impact Study Page 4 August 28, 2008 CITE" OF TIGA D PIN PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting,Notes are Valu for Six(6)Months) NON-RESIDENTIAL APPLICANT: /P// . AGENT": Phone:W, ) 1,2,q. 6"=3,�n Phone: (�� 62" E f PROPERTY LOCATION: k ADDRESS/GENERALLOCATION: L: ' , g ,2LCri TAX MAPS}/LOT#(S): 7_-k>C D 0H20'0 v 2-5-1 - 0fr-M-0010b � `► ' QI cd (( NECESSARY APPLICATIONS: v-sr� ��F 1Gzv'7 i/1 %Cp>DR Sic>tas j7'I U LjI 'f3s )itrittE (SZ/Z +c rir . trite b�vre/ { PROPOSAL DESCRIPTION: E fV+M- s JE DevtFtepoI COMPREHENSIVE PLAN MAP DESIGNATION: i ZONING MAP DESIGNATION: c'':- ( l�p ; /w6tt ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Referto Code Section 18. 52-0 } MINIMUM LOT SIZE: sq_ft- Average Min.lot width ,:�O ft. Marc.building height: �`S" ft. Setbacks: Front _& ft. Side 6"- ft. Rear __ft. Comer� ft.from street. MAXIMUM SITE COVERAGE; % 141inixn landscaped or natural vegetation area: r %. ,t� ��E P�sT.r�•D��.sJ. 1,2 NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, ALD i •� �0 "I"��rt3l?. 1t�NNIIYGLVI [QL�[of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your aD lication or the application will not be accepted. NOT In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findinggs based on the applicable appproval standards_ Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. (QTY OF"taGARD Pre-Application GDaference Notes Page 1 of 8 NON Residential AppficationlPla igDivisionSection 011IMPACTSTUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SLIBIV11"ITAL REQUIREI&IENIS, applicants are required to INCLUDE IMPACT STUDY with their submittal package.. The impact study shall quantify-due effect of the development on ilities and services. The study shall iddress,at a minimum,die transporta cluding bikeways, z �10R system, in public facilities system,the parks system,the water system,the sewer system and the noise impacts of the development. For each r1propose im rovements necessary to meet City public facihty s),stem,and qpe of impact, the study shal standards, and to iniinimie the impact of the development on the public at V�e, 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 eithere6fically concur with the dedication requirement,reffient, or provide evidence which supports the conclusion that the rel property dedication requirement is not roughly proportional to the projected impacts of the development. ,ACCESS (Refer to Chapters 18.705 and 18.765) n Nfmimuin number of accesses: 2- /f Minimum access width: 2& Nfinimurri pavement-width: 2-1y"ILli2 --V eW425 All driveways and parking areas,except for some fleet storage parking areas,must be paved. W Drive-in use queuing areas: a J�oKWALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) N WALKWAYS SHALL EMND FROM THE GROUND FLOOR ENTRANCES OF, FROM THE VA. 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 shag provide convenient connections between buildings in multi-budding cornmercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. E] SPECIAL SETBACKS (Refer to Code Chapter 18.730) > STREETS: feet from the centerline of ➢ LOWER INTENSM ZONES: feet,along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) BUILDING HEIGHT EXCEPTIONS- Buildings located in a non-residential zone maybe built to a height of 75 feet provided that: W o. A maximum budding floor area to site area ratio(F f 15 to 1 will exist; wilr * All actual buildm* z setbacks will be at least half(1/2)(FAR) 'hof building's height; and i- The structure not abut a residential zoned district. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order'170 INCREASE PRIVACY AND TO EITHER REDUCE OR ELP&NATE ADVERSE NOISE OR VISUAL INIPACM between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Re uired buffer areas are described by the Code in terms of width. Buffer areas must be occupied by mixture of leciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may QWy be occupied by vegetation, fences, utilities,and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. W The ESTIMATED REapplicable to your proposal area are: feet along north boundary. feet along east boundary-. 0 feet along south boundary. feet along west bouiid�ry. IN ADDITION,SIGHT OBSCURING SCREET41 NG IS REQUIRED ALONG: PgRkl�l /c/s- _S e R t It,-e_ QTY OFUGARD Pre-Application Conference Notes Page 2 of 8 N014 IttsidtmW Apphci6on/Mrai%Divison Scuion P11"LANDSCAPING (Refer to Code Chapters 18.745, 18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPME11M FRONTING ON A PUBLIC OR PRIVATE STREET as well as riven Sys vAiich.are rriore than '100 feet in length. Street trees must be placed either within the public,iig1,-a-of4ay or on private pro ruy within six(6) feet of the right-of-way boundary. Street trees must have a iniduriti-m caliper of at least two (W inches when miziel-is-w—ed feet above grade. Street trees should be spacer! 20 to 40 feet apart l-,eridirg on the branching.width of the i proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the PEinnins,Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN(7) PARKING SPACES MUST BE PLANTED In and around all yarking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. es'ig These design features=ymiclude the use of landscaped berms,decorative walls,and raised planters. RE CYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVIC2NG COMPAT[BILITY. Locating a tmsh/recyc1in' enclosure within a clear vision area such as at the intersection of two (2) driveways within a Parkin lot � prohibited. Much of Tigard is within Pride Disposals Service area. Pride Disposal can be reached at(5031 625-6177. PARKING (Refer to Code Section 18.765.040) REQUIRED,Marking for this We of use: .3 Parking SHO, on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/CR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: P- Standard parking space dimensions: 8 feet,6miches x 18 feet,6miches. t- Compact parking space dimensions: 7 feet,6 inches x 16 feet,6 inches, Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three(3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: > Allparking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSONPARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall Tilmemions,is mandated by the Americans with Disabilities Act(ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. 2P. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in Co ru nveent locations. 011"LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the Guy Engineer. BICYCLE RACKS (Refer to Code Section 18.765) , 3//, 'Zo. 5i-- BICYCLE RACKS are required FOR MULTI-FAMILY, CONMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. CITY OF'11GARD Pre-Application Conference Notes Page 3 of 8 NON-PesJmW Appkaeon/Mra-ung Divzxon Secrion ZSENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS,WETLAND AREAS,0 -NSLC4PES IN EXCESS OF 25 PERCENT,OR ON UNSTABLE GROUND. Staff will atte pt liminar itive lands areas at the pre-application conference based mp to pre y identify-sens on available information. HOWEVER, the—res Donsibili to pre ise . identify senittivi- land areas and their boundaries is the re applicant Areasmeetiethe definitions of sensitive lands must: be clearl qe--is�----� ,ponsibility of the 11 lUiLaLt:U On plans submirted,wim the development application. Chater 18.775 also provides regulations for the use, Protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPME IS PROHIBITED WITHIN FLQODPLAfNS E] STEEP SLOPES (Refer to Code Section 18.775.080.C) When STEEP SLOPES exist, Prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.E The report shall be based upon field exploration and investigation and shall *include specific recommendations for achieving the requirements of Section 18.775.080.C. ,ZCLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&007-20/USA Regulations-Chaprer3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall, preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH Is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 w- SENSITIVE AREA DEFINITION SLOPE ADJACENT 'WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDES 0 Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <00 acres 25 feet s. Existing or created wetlands <0.5 acre 25 feet o Existing or created wetlands -0.5 acre <25% 50 feet 0 Rivers,streams,and springswithyear-round flow 6. Streams with'nterminent flow draining >100 acres * Natural lakes and ponds # Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <300 acres 50 feet # Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- 0 Rivers,streams,and springs with year-round flow foot increments from the starting point to t Streams with intermittent flow draining >100 acres the top of ravine(break in -Q5%slope), * Natural lakes and ponds add 35 feet past the top of ravine6 Surrmg point for measurement —edge of the defined channel(bankful flow)for streams/rivers,delineated wetland boundary,delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located 3 nivaimuna of 15 feet within The river/stream or wetland vegetated corridor,sh.A not serve as-a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a rnurgirW or degraded condition. 6-fhe vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stabdityshall be maintained with the reduced setback from the top of ravine. QTY'OF'11GARD Pre-ApplicatiOn Q)nfererice Notes Page 4 of 8 NONItzsidenual-Appficluon/Pluming Doition Scuion RfstdctiotS in the Ve etate Corridor. NO structures, deve opment, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor,except as p7udM for in tlae M D6ignurd Ccmtnr6cn Star&n& Location of Vegetated Corridor. IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership,such as a subdivision,the vegetated-co=ndor shall:be contained in a separate tract,and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter. PRIOR TO SUBMITTAL.of any land use applications, the applicant must obtain a aVS,Service Provider Letter which will outline The conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas,ays MUSE still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS IvIEJST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits Handout is available upon request. Additional sign area or height beyond C.:ode standards a-my be permitted if the sign proposal is reviewed as pan of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. _2''TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) A TREE PLAN FOR THE PLA MNG,REMOVAL AND PROTEC=TION OF TREES prepared by a certified arborist shall be provided for any lot, arcel or combination of lots or pparcels for which a development application for a subdivision=, ganinon, site development review, ppl�_anned development, or conditional use is filed. PROTECTION IS PREFERRED OVER REMOVAL.W41EREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). THE TREE PLAN SHALL INC:.UDE the following: a Identification of the location,size and species of all existing trees including trees designated as significant by the City; s Identification of a progranm to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follllaw the replacement gindelines of Section 18.790.060.D according to the following standards and she=ll be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 0 Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D.of no net loss of trees; 1• Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 751/6 of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75%or greater of existing trees over 12 inches in caliper requires no mitigation; e Identification of all trees which are proposed to be removed;and P. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. C[TY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NOI,.I Residential AppGc260n/P6nning Division Section ,ZA41TIGATION (Refer to Code Section 18-790.060-E.) REPLACEMENT OF A TREE shall take place according to the following guidelines- T� A replacement tree shall be a substantially similar species considering site characteristics. 0. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. V- If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordancewiththe following formula: The number of replacement trees required shall be determined bydividin he estimated caliper size of the tree removed or damaged,by the caliper size of the largest reasonably)t' available replacement trees. If this number of trees cannot be viably located on the subject property,the Director may require one (1)or more replacement trees to be planted on other property vvithih,the city,either public property or, W-lEh the consent of the owner,private property, J1. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may,with the consent of the Director,elect to compensate the City for its costs in,performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) The Gryrequires that CLEAR VISION AREAS BE MAINBETWEEN THREE (3) AND EIGHT(8) FEET IN HEIGHT at road/driveway, road/railroad,and roadfroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification and anye,Yisting obstructions Within the clear vision area. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) NUNIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a ml=' urn of 15 feet of frontage or have a minimum 15-foot-wide access easement- 'Me DEPTH OF ALL LOTS SHALL NOT EXCEED 2Vz TIMES THE AVERAGE WIDTI-1,unless the parcel is less Than 1 Y2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS — 18,330(Conditional use) 18.620(Tigard Triangle Design Standards) — 18.340(Directors interpretation) 18.630(Washington Square Regional Center) (ON-Street Pultingl[oading Requirements) 18.350(Planned Development) 18.640(Durham Quarry Design Standards) 13.175(sensitive Lands Rtiew) --k:L"'18.360(site Development Review) L—18.705(Access/Egress/Circulation) k' 18,780(Signs) 18.370 ftiances/Adjustments) 18.710(Accessory Residential Units) 18.185(Temporary Use Permits) 18.380(coning Map/Text Amendmenit) 18.715(Density Computations) _'T8.190(rce Removal) 18.385(Miscellaneous Permits) /18.120(Design Compatibility Standards) 8.795(Visual Clearance Area,) 18.390(Decision Making Procedureslimpau Study) 8.725(Environmental Performance Standards) (*.less curnotsocatio.facilities) 18.410(Lot Line Adjustments) 18.730(Exceptions To Development standards) _!:f_1 8.8 10(Street 8 Utility Improvement Standards) 18.420(Land Partitions) 18-740(miumi,Overlay) 18.430(Subdi,ision) 18.142(uorse o(cupatioo Permits) I B.S 10(Residential coning Districts) 18.74S(Landscaping&Screening Standards) k-l"18.520(Cornmertial toning Districts) 18350(timufactured(llobil come Regulations) 18530(Indwri;d Cooing Districts) (Mixed Solid Wastellterydiftt Storage) QTY OFHARD Pre-,Vpka6ortConference Notes Nctr-TRrsidentizl Appb"Lioxi/PbnximgDivision5ec6on ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE Administrative Staff Review. Public hearing before the Land Use Flearings Officer. L—� Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dronned off at the counter without Planning Division acceptance may be returned The Panning counter closes at 5:00 PM. ilrlaps subnutted with an a plication shall be folded IN ADVANCE to$r/i" x 11" One 81i2" a 11" map of a proposed project shall a submitted for attachment to the staff report or administrative decision Applications with unfolded maps shall not be accepted The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant—if additicnal {u.yup;or aduidoral copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involvin difficult or protracted issues or requrrmg review by other jurisdictions may take additional time to review. Written recommendations from the manning start are issued seven (7} days prior to the public hearing. A 10-day ublic appeal period follows all land use decisions. An appeal nn this M rt p G _f L l,`1c<j�,f �G , , - would be heard by the Tigard A basic flow chart which illustrates the review process is ava able from the Planning Division uon reuest upon Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICAITON CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary C:omrnuriity Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. QTY OF TIGARD Pre-Application Conference Notes Pae 7 of 8 NON-Rtsidemal Apphc�nod t"g Division section g BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be ;ranted until there is compliance with all conditions of development approval. These pre-ar)olication notes do not include comments from the Building Division. For proposed buildings or iriodilications to existing buildings,it is recommended to contact a Building Division Plans Examiner to detennine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDG credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the CiWs oohcv is to av those sys'tem development credits to the first buddi permit issued in the develonflKni (ONVESS, 0TRP_RWISE DIRECTED BY THE DEVELOPER A THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant-either-obtain and read the Community Development Code or ask any questions of Gty staff -relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 671' CITY OF'nGARDPjAT4NIN0DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT.- 503-718- EMAIL: — @t1gard-or.gov TITLE 18(QTY OF TIGARD'S CONIMUNIlY DEVELOPMENT CODE)INTERNET ADDRESS: www.tigarxi-or.gov H:-\parry\masters\Pre-App Notes CommercIaLdoc Updated: 27-Feb-08 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application ajif erence NoLes Page 8 of 8 NON-RtsdentW Application/Planning Division Section ow N N a : PRE=APPLICATIONQNFEENCE:NOTES f t. :- ENGtNEEBING-SECT10N Q'_ :CItYQfTlsaril.UregH1 . Com Mi wdpy,Vver4i6nt t ShapingA BetorCoacmunity IMIC FACILITIES TaxMap(s): 25101AR Tax Lot(s): 101&1400 Use Type: SOR The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Dartmouth Street to 47 feet from centerline (5-lane Collector per Triangle Standards) ® SW Hermoso Way to 30 feet from centerline, plus additional ROW to accommodate WACO eyebrow corner. ® SW Dartmouth to Hunziker overcrossing of Highway 217 to 74 feet preserve ROW ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Dartmouth Street, to include: ® 33 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 7 foot planter strip ® street trees sized and spaced per Triangle standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: provide center turn lane striping or raised median ITV OF TIGARD Pre-AppplicatIon Conference Motes Pr`l9e 1 of 6 :glneetlng0eRa nentSection ® Half street improvements will be necessary along SW Hermoso Way, to include: _ +� ® 18 feet of pavement from centerline, minimum, additional for eyebrow corner ® concrete curb e ® storm sewers and other underground utilities ® 12-foot concrete sidewalk or 8 foot sidewalk with 4 foot planter strip ® street trees sized and spaced per Triangle standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: W ❑ street improvements will be necessary along SW , to include: a� ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ;tilt OF TICUB Pre-Application Conference Notes Page 2 of 6 ., Weeefine OepaMentSecdon e� ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: 0 (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Hermoso Way. Prior to final building inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers.- The nearest sanitary sewer line to this property is a(n) 8 inch line which is located at the NW comer of the site and in Hermoso Way. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the sewer to serve the development and any unserved parcels upstream. Contact Greg Berry, 639-4171, for reimbursement district information for Tax Lot 1400. Reimbursement fee must be payed prior to final building inspection. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection-. Tualatin Valley Fire and Rescue District (South Division) (Contact: Eric McMullen, (503) 612-70101 provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. WYOFTIGARD Pre-Application Conference Notes Page 3 of 6 8l21099dag Department secdon Storm Sewer Improvements: k All proposed development within the City shall be designed such thai storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm .� drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. if the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. e� effi Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) 18.705.030.H.1 Provide Traffic Impact Study, see attached. Must provide preliminary sight distance certification for all proposed access locations with Land Use application. At a minimum the following intersections should be included in the study.72nd/Dartmouth, Highway 99/Dartmouth, 72nd/Highway 99 and 6elDartmouth. Also include the proposed access intersections. Both proposed access points may require signalization, as well as 68th/Dartmouth and 72nd/Dartmouth. 2) 18.705.030.H.3 address spacing standards. 3) Participate/address focal point as shown on 18.620-12 of the TDC. 4) 74 foot preserve ROW for Highway 217 overcrossing as shown on 18.620-13. See also the Tigard TSP Final Report, prepared by DKS Associates, January 2002, page8-44. See also attached September 6, 2000 memo from DKS Associates. 5) Contact ODOT for Trak impact Study requirements with regards to Highway 99/Dartmouth and Highway 99172 . 6) Provide an updated geotechnical report, per Appendix Chapter 33 of the UBC. 7)An NPDES 1200-C permit will be required. :IiY OFiIGUG Pre4polication Conference Motes Page 4 of 6 iynleeAn9lteponment Section v BAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building Permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible PDAI when the TIF is greater than $5,000.00. Pay the TIF IERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall, For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PF1 permit fee structure is as follows: NOTE: If an PFI Permit is required,The applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading CITY OF TIGARD Pre PlIcallon Conference Notes Page 5 of 6 Engineering Department Section and utility work. Home-'',tilders will also be required to obtaip-a SIT permit for grading work in cases where the lot t...2y are working on has slopes in` -,cess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BLIP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. ' Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. aRAOING PLAN REQUIREMENTS FOR SUBDIVISIONS ' All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as , well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ENGINEERING EP TMENT STAFF DATE Phone: 15031639-4171 Fax: 15031624-0752 locument3 devised: September 2,2003 CRY OFTIGAND Pre4loolicatien Conference Notes Page 6 of 6 , noineedng geeenment Section isn 3�/icmiilan -Check for sewer billingin Reim bursernent District No. 15 at 12265 SW 72nd, 2Si?1AB-C?1400 From: Greg Berry To: Michelle Wareing Date: 3/1/2006 11:42:47 AM Subject: Check for sewer billing in Reimbursement District No. 15 at 12265 SW 72nd, 2S101AB- 01400 Kim is meeting tomorrow with the developer of this lot. Please check for a sewer connection provided by the reimbursement district. If the lot is not connected,the reimbursement fee until January 25, 2007 is$6,863.74. (This is a commercial area so the$6,000 cap does not apply.) Thanks, Greg CC: Kim Mcmillan PI Street Widths: 92 Foot Right-of-Way,with Setback-72nd Avenue Y11- v� it 13' S' it- tt' 12' 1, /1' f1' L 3' 13' i o'-fo' Sttback bfku tato lane 1 median I tone I lane lbaesl sidewalk Setback *NOTE Provide U-turn capability for st(e cts with medians. Locations and ccmGgurations to be determined during detail-design. *„ Street Widths; 94'Right of Way,Dartmouth Road,west of 72nd Ave. aa• C, ao 9J'ft0..W. �//5 vv 7 w+ n p yr a *e r� �r2o.uc Street Widths: 72'Right of Way,Dartmouth Road,east of 72nd Ave. r e Ire e v rtle r IV b 7' 5' !1' 12' Il' t t rcscmr Pre"— K 72'lf,Ull; ' Tigard Triangle Street Plan Street Sections Tigard Triangle Design Standards 1&620-14 Code Update: 04/01 �a 0 o cftD O p E= 0 Q� to y� 4 . . O 60 R O. �ppDoa p O p �moo p L� ! p ODOT ro()IbOx .� oo Q °om o Q O d a o p 0 0�Oooa4 R OO V P Oy~~ Q t'TO 4 Ctd 1 1 Ir 0 UmmmwAKXKIbfIi d o �.� Q� Q. 004 e DQ o O j Qoc pp 4 C7 Q 0 •� . Legend v� Major Arterial oa r � Minor Arterial Local Collector ..� f Local Street Frontage Road/6a d6rky- 0❑ ODOT Tool Box wwn� Potential Rotary Locations Q Tigard Triangle Street Plan Tigard Triangle Design Standards 18.620-13 Code Update: 04101 0 C:2D , i oa P. 0 �a� a Uo 1, ��tl�. � • O fa w •Pdm� 9:10 B o�oUa� j t o rm cig� =a0 s D Q� � `o Legend a - i 0't ❑ �I Tigard Triangle Portal ® �7 Secondary Portal a - Central Transit and -*- --� Transportation Boulevard r Traffic Buffer u2RStSZSt Loop Boulevard _ Natural Areas • Focal Point Tigard Triangle Street Plan Urban Design Concept Tigard Triangle Design Standards 18.620-12 Code Update: 04101 r .. .;S Associates Recommended improvements lie improvements needed to mitigate modified 2015 future conditions combine both those identified in gg,Qtlor plans(Figure 8-18 and Table 8-6)and those determined as the outcome of the TSP transportation " ,�•-•}=analysts. The improvements shown in Figure 8-18 are part of the updated RTP listing for the Tigard area . � �yhtch is in process of approval(planned summer 2000). Also shown on Table 8-6 is a listing of the City yf = ofTigard Capital Improvement Program projects through 2002. Of all the improvements identified in the TSP analysis,only three projects were not included in the TSP improvements.Each of these three Improvements may be necessary within or after the 20 year time frame of the TSP. The forecasts for the TSP did not indicate they were necessary with the modified 2015 forecast. Right-of-way should be reserved for each of these projects for future consideration. • Bonita Road widening to four lanes from Hall to Bangy(preserve right-of-way) • Durham Road widening west of Hall Boulevard(preserve right-of-way) • Dartmouth to Hunziker overcrossing of ORE 217(retain an alignment for future ORE 217 HOT/HOV options) Of all the TSP recommended improvements most projects have been discussed for several years. There is one significant project(the extension of Walnut)that is different than prior plans. Circulation and capacity deficiencies along ORE 99W and Tigard Triangle required more than spot intersection improvements or roadway widening to mitigate future growth impacts. The ability to circulate in Tigard from northwest to east is severely limited except for ORE 99W. There are few options to accommodate additional circulation. One option was to realign Greenburg Road to Johnson Street. Another was to extend Walnut Street west of ORE 99W. The Greenberg Road realignment did little to improve capacity. The Walnut extension helped resolve problems in the ORE 99W area near Hall/Greenburg and in the Tigard Triangle area on ORE 99W. The specific alignment of this improvement would need to be detailed in project development. However,three alignments were initially investigated. First an alignment from ORE 99W/Walnut northeasterly over Fanno Creek to the Ash Street right-0f--way running north to intersect with Scoffins/Hunziker. This allowed traffic to proceed on Hunziker east to Tigard Triangle over the recommended overcrossing to 72"/Hampton. It would also serve as direct access to the proposed conunuter rail station area. Other alignment options that should be explored would be connecting to Bumham/Hall and continuing northward to Hunziker to a likely location for the conceptual overcrossing of ORE 217 from Dartmouth(not part of this TSP—more than 20 years in the future). A third alignment would utilize City Hall right-of-way and align similar to the second option with Hunziker. More detailed study of the alignment will be part of the future project development. A key issue in determining need was the level of service calculation. The 1997 Highway Capacity Methodology for the peak hour was utilized. ODOT and Metro have recently adopted two hour level of service. To approximate this measure,the volume-to-capacity ratios in Table 84 can be multiplied by a ratio of the average of the two hour volume divided by the peak hour volume. This ratio ranges from 0.93 to 0.97 at intersections in Tigard in 1999. Very few improvements would change under this assessment of capacity. Nearly all the improvements needed in the peak hour would also be necessary in the two hour. Tigard Transportation System Plan ''DRAFT"" P99161 Motor Vehicles B-44 October 30,2001 INTERSECTION SIGHT DISTANCE CERTIFICATION August 27, 2008 City of Tigard CD - Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 Fax:503-624-0752 http://www.tigard-or.gov Attn: Kim McMillan RE: Tigard Target Retail Center — Sight Distance Certification Two accesses onto SW Dartmouth Street are proposed with this project. The first access is proposed to be signalized and is located approximately 42 feet west of the site's east property line. The second access is un-signalized and is located approximately 265 feet east of the site's west property line. The speed limit along SW Dartmouth Street is 35 M.P.H., based upon the posted speed limit, requiring 250 feet of sight distance in both directions, in accord with Tigard Development Code Section 18.705.030.H.1. As required by Code Sections 18.705.030.H.1, sight distance from the un-signalized access to Dartmouth Street was measured to be in excess of 800 feet to the east of the access in the other direction. The Code Section requires that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the intersection sight distance at both of the proposed accesses for Tigard Target Retail Center conforms to the requirements for sight distance as set forth in the Tigard Development Code. Bryan Dickerson, P.E. ��tip PROFFs `A5 C-,IN,: DI `.f R' EXPIRES:/ //Of I 0 TIGARD RETAIL CENTER i 11ANST STOPS o TARGET 217 RaNsli s1oPs 99W PFAFFLE STORE # T-2733 CONCEPT PLAN DEVELOPMENT `DS"° MNDD n RANST STOP ARIMW7H ST SW DARTMOUTH STREET, WEST OF SW 72ND AVENUE g 5 TIGARD, OREGON 97223 (WASHINGTON COUNTY) . �, BEKLANO LOCATED IN THE NORTHEAST AND NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 2 SOUTH, RANGE 1 WEST TRANSIT STOP fR R9 HAMPTON AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST TRANSIT STOP TRANSIT STOP CONSULTANTS GOVERNING AGENCY UTILITIES SITE DATA CIVIL: CITY OF TIGARD NATURAL GAS: PROJECT TOTAL: z - PACLAND COMMUNITY DEVELOPMENT DEPT. NORTHWEST NATURAL GAS 6400 SE LAKE ROAD, SUITE 300 13125 SW HALL BLVD 220 N. SECOND AVE. RETAIL 1 (LOT 1) 3.08 ACt PORTLAND, OR 97222 TIGARD, OR 97223 PORTLAND, OR 97209 RETAIL 2(LOT 2) 2.57 ACt (503) 639-4171 503-226-4211 E%T. 2357 TARGET(LOT 3) 12.46 ACf (503) 659-9500 HERMOSO ROW DEDICATION 005 AC3 CONTACT: SCOTT FRANKLIN, P E. CONTACT: KIM MCMILLAN CONTACT: LANCE CHEELEY BRYAN DICKERSON, P.E. TOTAL SITE AREA 18.16 ACt VICINITY MAP ELECTRIC: TOTAL LANDSCAPING/ 6.00 AC3 NTS. SURVEYOR: TUALATIN VALLEY WATER DISTRICT PORTLAND GENERAL ELECTRIC WETLANDS AREA DRAWING INDEX MACKAY AND SPOSITO, INC. PO BOX 745 2098 N HWY 97 EXISTING COMPREHENSIVE GENERAL COMMERCIAL W/PLANNED 1325 SE TECH CENTER DRIVE, SUITE 140 BEAVERTON' OR 97075 PORTLAND, OR 97223 PLAN DESIGNATION = DEVELOPMENT OVERLAY); MUE SHEET N0. DRAWING TITLE VANCOUVER, WA 98683 (503) 848-3042 (503) 228-6322 (360) 695-3411 CONTACT: DEB JACOBS EXISTING ZONING = CG/MUE CONTACT: CHRIS SHERBY CONTACT: MARCO BENITO CVR-1 COVER SHEET E EXISTING USE = VACANT 0007 EX-1.0 EXISTING CONDITIONS PLAN TRAFFIC: 355 CAPITOL ST. NE PHONE /FIBER OPTIC: PROPOSED USE = RETAIL SALEM, OR 97301-3871 VERIZON PC-1.0 PRELIMINARY SITE PLAN KITTELSON & ASSOCIATES (888) 275-6368 20575 NW VON NEUMANN 610 SW ALDER, SUITE 700 CONTACT: SUE DAGNESE BEAVERTON, OR 97006-4771 PC-1.1 OPEN SPACE PLAN PORTLAND, OR 97205 (503) 624-7560 BUILDING DATA PC-1.2 WETLAND BUFFER MITIGATION PLAN (503) 228-5230 TUALATIN VALLEY FIRE AND RESCUE CONTACT: TODD PEASE PC-2.0 PRELIMINARY GRADING AND DRAINAGE PLAN CONTACT MARC BUTORAC 20665 SW BLANTON STREET ALOHA, OR 97007 TARGET TI 13i:0 sFt PC-3.0 PRELIMINARY UTILITY PLAN LANDSCAPING: (503) 356-4723 RETAIL 2 12,000 SFt PC-4.0 PRELIMINARY LIGHTING PLAN NDCONTACT: JOHN K. DALBY TOTAL BUILDING AREA D.C. LANDSCAPING 161,900 SFi 12840 ND CAPINGORNELRD. L-1 LANDSCAPE CONCEPT PLAN % OF BLDG IMPERVIOUS PORTLAND,OR 97229 WASHINGTON COUNTY AREA ON SITE: 20.57.t L-2 LANDSCAPE DETAILS (503) 643-4796 155 N. FIRST AVENUE SUITE 300 CONTACT: HAL BEIGHLEY HILLSBORO, OR 97124 B-1 BUFFER TREE PLAN (503)-846-8685 PARKING DATA B-2 BUFFER TREE PLAN B-3 BUFFER TREE PLAN L TARGET B-4 BUFFER SHRUB PLAN STANDARD STALLS 44STALLS COMPACT STALLS 811 STALLS B-5 BUFFER SHRUB PLAN ACCESSIBLE STALLS 13 STALLS CART CORRAL STALLS 20 STALLS B-6 BUFFER SHRUB PLAN TOTAL 561 STALLS PARKING RATIO: 407/1,000 SF CS-1 ALTA SURVEY BENCHMARK DATA OWNER / DEVELOPER RETAIL 1 ARCHITECTURAL DRAWINGS THE SITE BENCHMARK IS CITY OF TIGARD GIS CONTROL NETWORK STATION GC_022-024, PACTRUST STLL ANDARD STALLS 64 STALLS ELEVATION=18162' A 3-Y ALUMINUM DISK SET IN CONCRETE 90'SOUTH OF THE CL 15350 SW SEQUOIA PKWY, SUITE 300 ACCCESSIBLETALLS STALLS 3 STALLS TARGET ELEVATIONS OF SW DARTMOUTH STREET,APPROXIMATELY 7D0'WEST OF SW 72ND AVENUE PORTLAND, OREGON 97224 TOTAL 68 STALLS TARGET PERSPECTIVE RENDERING THE SITE BENCHMARK IS A 1-X6"BRASS DISK MARKED"MS BM 26D,2006",ELEVATION= (503)624-6300 PARKING RATIO: 5.67/1,000 SF L 19226. SET IN TOP OF WEST CURB OF SW HERMOSO WAY,AT EXTENSION OF NORTH TARGET FLOOR PLAN LINE OF BLDG#7555•NORTH 45'i0 CL CATCH BASIN, SOUTH 36'TO EASTERLY ENTRY TARGET SIGNAGE PLANS (1-7) TO BLDG 17555 RETAIL 2 STANDARD STALLS 51 STALLS COMPACT STALLS 8 STALLS MONUMENT S,GNAGE PLANS (1-2) ACCESSIBLE STALLS 3 STALLS TOTAL E STALLS SHOPS ELEVATIONS PARKING RATIO: 5.17/1,000 SF , SHOPS FLOOR PLAN TOTAL SITE 691 STALLS 4.27/1,000 SF RATIO " DEVELOPMENT STANDARDS REQUIRED 131CYLE PARKING 0.3 /1,000 SF= 50 SPACES TOTAL s ,uEK�'q d' S6]]FE F /9 BUILDING SETBACKS REVD. PROPOSED BICYLE PARKING: 50 SPACES TOTAL P hl�I RY MINIMUM SETBACK FROM R 0 W.OR WETLAND BUFFER=0' MAXIMUM SETBACK FROM R.OW 0R WETLAND BUFFER=10' s 5 64005E lake RoaB, TZ - 00 NOTES: SURe30, F(503)659371] PwganE,OR 9]]22 wmv.P�cLum.ca+ BUILDINGS MUST OCCUPY A MINIMUM OF 50%OF ALL STREET FRONTAGES ALONG MAJOR AND MINOR ARTERIAL STREETS 1. ALL CALCULATIONS BASED ON TOTAL GROSS RENEws.�izR,/o9 NOT FOR CONSTRUCTION SQUARE FOOTAGE OF BUILDING (COUNT '{� BUILDING HEIGHT. INCLUDES ACCESSIBLE SPACES AND SPACES SUBMITTALS I ALS MAXIMUM BY CODE 45'(CG ZONE) USED BY CART CORRALS) MAXIMUM PROPOSED BUILDINGS:30'-2' 2, PARKING SHOWN CONTAINS 9'x18 5• 90'PARKING SITE CMRACY(BLDG AND IMPERMOUS AREAS): SPACES. 26' AISLE WIDTH TYP. MAXIMUM SITE COVERAGE=80% 3. REQUIRED PARKING: -- PROPOSED SITE COVERAGE=67% MINIMUM PARKING RATIO 3.7 PER 1,000 SF _ MAXIMUM PARKING RATIO: 6.2 PER 1,000 SF TOTAL UNDSCAPING/WETLANDS COVERAGE=33% (PARKING ZONE B) --- 4. UP TO 50%OF REQUIRED PARKING SPACES MAY ~ COMPLY WITH THE STANDARDS FOR COMPACT -- —--- -- --- --- - STALLS PLANNED DEVELOPMENT 8/28/08 ATE NO DESCRIPTION D uSUA - y\� # SITE DATA ' FULL ACCESS / CLEARANCE \` JJ AREA;TYP # RETAIL 2 SLOT 2) 20578 AC3 _ TARGET(LOi}) 1246 ACt ;y TOTAo9TE AREA D1CATION 18016 AC3 TOTAL LANDSCAPING/WETLANDS AREA. ROD AC3 PROPOSED TRAFFIC SIGNAL C-G ZONE # MUE ZONE (GENERAL COMMERCIAL) # (MIXED USE BUILDING DATA \ ACCESS EASEMENT REWIRED # EMPLOYMENT) TARGET 137,9DO sri RETPIL 1 12,000 SF3 RETAIL 2 12,000 SF3 MONVMENT SIGN :.•, \\\ -- TOTAL BUILDING AREA 161,900 SF3 !.... \� POTENTIAL FUTURE # 70 S F PER FACE AND ID'RICH MAX. .¢'BtOTGIE. r"X ACCESS LOCATION - PEEESTRIAN PARR (140 SF MAX TOTAL) LAZA - ,I;.: P WMG Y� {' R OF BLOC IMPERNOUS ARE SPA ES ■��■■��■■i■■��■■f�f■w f■�■■■��■f��■■ AREA ON SITE: 205% <> 62 3 PARKING DATA TTIl 1'', ., # pTARGET Q t 10'%16•T,RASR ., .,, ENCL05Rl1RE„ .TRACK ROUTE �(� STANDARD STALLS 449 STALLS •y� I to f Q "+ COMPACT STALLS 81 STALLS C, LOT 2 13 STALLS J r O CARTCOACCESSRRAL7SALLS TALLS 18 STALLS N _ F _ TOTPL 561 STALLS M'^ 1 PARKING RATIO 4 07/1,000 SFcc ,fig /. ..: . _ LANDSCAPE RETAIL yp L�o 11 ¢ STALLS 1 _._. I },,N }� I 12 -♦ Q• ISLANDS TIP # 2 COMPACTOSTALLSS 61 STALLS ` a o _ $ :':1.;.;. :1 LL! J N )) 1 J J O ACCESSIBLE STALLS 3 STALLS NETLAND :'1" 'd �! • '30' 8•PEDESTRIAN/ TOTAL 68 STALLSTV UF FER :;.1:;.: ::� -w,_ :• y �BIKE PATH ;� PARKING RATIO.567/1,000 SF ::EXISTN9C :,.,.)....:. I -X1-1_- L - 'A�` 'f 1►.' RETAIL TLAND'•''- .'.:.,1:: : 12• f- K3� 71 9'TYP STANDARD STALLS 51 STALLS /; BOk1NDARY:: :.I.:.,.. \1�\ ��}` 72 © N = 1 CO/APACT STALLS 8 STALLS ','max .w�.: ` ACCESSIBLE STALLS 3 STALLS 58' TOTAL 62 STALLS i c�^o � PARKING RATIO 5.17/1,000 SF vJ, C C IC C C _ - _ TOTAL SIZE 691 STALLS 4 27/1,000 SF RATIO i.. 2 f © _a 9 Tm 9'rw MUE N �' r PEDESTRIAN 'n`' �� i4 -► 1 17 14 m - ..- PARKING DATA NOTES. J J J J J 30' 1 ALL CALCULATIONS BASED ON TOTAL GROSS a ARE NG )' :•0;: �C'I<.},_. C T C c C C C 284• _ _ INCLUDES FOOTAGE BLE STALLS ANDSTALLS \ p USED BY CART CORRALS) _1 1z I 20 BICYCLE :�. .�� PATHOESTRIAN \16 __ F �-. PARKING No -� - �,_ SPACES 2 STALLS. CONTAINS 9'48 5' ARE 9x150'T�RKING J J 12 ry TRASH 16'HIGH 26'AI51E WIDTH 1YP COMPACTOR N DETENTIW ..._ '. SCREE WAIL ND 3 REWIRED PARKING: --MAIN ENTRY EXIT MINIMUM PARKING RATIO 37 PER 1000 SF Ci}}i TRUCK MAXIMUM PARKINGTIO 62 PER 1,000 SF a`� PO RA t 4';;' •ihi` :! U 1111 12LOADING (PARKING ZONE B) N ..::J::• STALLS C C - C b. Ck -"�" g f- COMPLYOWI�THE STAAN11DARDS RED FOR"COMPACT MAY �n 9'T'�I € }� LOT 3 III s7Aus J J J 0 C �J O 12' 48' FULL ACCESS / BUFFERr EXISTING �,.:.: :. 30` NOTES \ ENHANCEMENT L G L' L L G L QTARGET ,.<:.<�� > ::. MONUMENT SIGN l:: m i. 1 DRAWANG BASED ON SURVEY BY MCKAY AND 70 SF PER FACE AND / VISUAE ,'�i`'t'.: ,.� �-- � -S.- 4 — 1p• i - SPGSITO,INC.DATED APRIL 18,2007(UPDATED 1D'HICH MA%. CLE'ARANCE {', 13 LANDSCAPE - O ,� :::: JULY 24,2008). (140 SF MAX TOTAL) AREA,TYP :PC9E§TRplrv..., O Isu"Ds TYP 0 P09 LL W/MODIFIED DOCK ''`'''`> `'' `-`MUE ZONE ,'PlA7�gREA,, _ 2 IF SIGN BASED ON P09 LL PROTO PATH MODIFIEDPARKINgg 22 BICYCLE 137,900 SF3 �gZONE: g N SPACES GS (MIXED USE DICK AND STOCK ROOM APPROX,137,900 SF. m FFE ,BD DNfiA,- �,o Tel EMPLOYMENT) IALJ# 14 5 0 - f W m TRUCK R 007E9.TYP 21 21 4 BICYCLE PARKING SPAEE CES. El PEDESTRIAN PLAZA AREA J12,' \ I DO :{::: �i� 9 -1 LOT RETAIL 1 ;o` OSI �— EASTING O 12.000 SFf -► ..y _ .:`':':«: ■ WELLAND CL sD'wEnAND FFE= nb 37T `e O t. BWNWRY LEGEND w Q ' BUFFER .t'.;.. \ AT� J _ PROPOSED BUILDING CONCRETE CURB A GUTTER O cc f- `��n(� ~_'x00 (:::.1:-:-: I _ :. CO E �"'" "'-- '-"' A 310' ■• © NUMBER OF TARGET PARKING STALLS PER ROW Q 1 EXISTING / '' T \� f= A �7\ NU BER OF OUTLOT PARKING STALLS PER ROW WETLAND „••-? /:.. I -► t6 a 71 i I ♦ ''- `',; \ 10'%18'TRASH —'� CONCRETE SIDEWALK PAVEMENT IY o• ,BOUNDARY PEDBSTRUN _I TRUCK ROU L.L ..... ENCL05RURE J J J J J J J } C J J J E - PASNWAY:.:$4 e ■ +{� DIRECTIONAL PAVEMENT MARKINGS COMPACT STALL •� ... ...... .. SS .. _ - . . ...... . . ' �✓ ACCESSIBLE STALL I b CARTCOR RAL CC L \r _ . A■-SWI■.tET�A, - ■ uJ ■BU FE RLIMIT 0F EXISTING ENT ■/� � ■�1x: - -- PAVEMENT � � � � .�/ i ■ HEAVY DUTY ASPHALTIC CONCRETE PAVEM N1ENHANCEM . � wY W : WETLAND BUFFER 4cc4•X PEDESTRIAN PLAZAS 92'ROW PROPOSED PROPOSED 55'TO 78.1 ROW CONCRETE BY ARCHITECT i 45' CL a7' SITE SITE ROW 3E011 n1. 25• CL 30' � ASPHALT PATH /a E%IStNG AOW E\1571NO ROW VARIES EASTING ROW , EXISPNG ROW � p EX 55'PLANTER I 65'GRASS 1 5 -23 3 �_ll MSUAL CLEARANCE AREA PLANTER 35'GRASS PLANTER -r- ZONING LINE GRAPHIC SCALE EXISTING EXISTING NEW PAVEMENT NEW PAVEMENT EXISTING EXISTING 6' PAVEMENT PAVEMENT VARIES 8' g• VARIES PAVEMENT PAVEMENT 8' I PROPERTY LINE ' SW 33'k 22 2'3 11-2.3 SW SW SW T6 6 I� 6 O'-22'3 14' WETLANDS LINE 35'GRASSED CONCEPT PLANTER DEVELOPMENT PLAN PC-1.0 DARTMOUTH STREET 1 /1 HERMOSO WAY NOT FOR CONSTRUCTION IMPROVEMENT SECTION U IMPROVEMENT SECTION t � 5 AOCSTRIAN,PLAZA I, AREA - T ..........------ -� x. ... d �� if _ BCU FF€R1 L� b 4J' - LJ !$• a 8 +< II0 10 `. .. .:PEDESTRIAN:-.. � ""°' '"�" ♦ t ... IP LIMIT OF EXISTING l BUFFERS[: .l'.. L, 13Q ! € OTARGET EWANCEMENT < v.. Nt?`.O)#F 'E^ C, .,< . 137.900SF3 .�.s{....3 ' t... ':1Ag^E'D t'. .'; SE FEE t0 0 rA"L:79 cE JT7 I W W C7 ir c<: SETA'; - ..i EXISTING :1:.:....:- 12.000 SFi w -b, i AE AND FFE 176 F.�: . = BOUNDARY BLEFER. I- c - Q O H Q J 'BOUNDARY::::`:}` PEDFSIRIAN W .. .. HW'AYUJ .'.:5: co YtN"�'uEFtR LMIT: F:SXIS 68 0 . ............... . r .. .. ... .- . .... .... .. .. .. .. Z .. .. .... .. 101 ENT... .. ... ... .. ......�. .: ..E pNCEM W }V}�� IYit O KEY AREAS Q MINIMAL USE AREAS-•386 ACI TOTAL SITE AREA 1816ACI REQUIRED 20%OPEN SPACE 363 ACI PASSIVE USE AREAS-092 AC3 GRAPHIC SCALE ® lO I---7H MINIMAL USE AREAS •2 71 ACf 15% PASSIVE USE AREAS 092 ACI 5% TOTAL OPEN SPACE PROVIDED 363 ACI 20% •MINIMAL USE FACILITIES MAY ACCOUNT FOR UP i0 759. OF THE REWIRED OPEN SPACE AREAS CONCEPT DEVELOPMENT PLAN PC-1.1 NOT FOR CONSTRUCTION 1,f O j �; r o0 �� to 0 ACCESS EASEMENT 1GRANTED BY ADJACENT PROPERTY + G10O9 ` /PEDESTRIAN PLAZA `-' - O `✓ °Y `• %. rte^- ' AREA (1 ' ), / .: ,' .. o-: opo 1 ■ 0 �' *" o ci • '' / O : : to CIO LANDSCAPE ISLANDS O O O F- o II n r TYR- • 0 8 O O OI O 111 - ■ a ° 50.WET'Jb ° O 4 ❑ C7 ■b .o b G O _ o co ff tt,, ia . / 1�1- �6 1 ■ 41 / C1! . : GOO j ll } C C] Mk C1 ■ W cGI 0 ■ 0 0,00 0 01 G 00 --T ( _1 Ll � Oo QO O 0 ITINGUNTNENAoM 1. . i (j)TARGET • TARGET 70 �G T c o 010 G G • paEQRA LANDSCAPISLANDS l4nO O G O ( OREO TYP. P09 LL h!MOD FiED DOCK O O G O fp , _( 9001 ` 0° 0 1 FFE 80.0 cl ■ SF± I da no W i i - OO ° 011110 O O O v • W OOOYOO _ ` W i dARE,-RV.NY \, 0e10 0 , U) Oo ¢A- 00oGo 0ZQ J _ , . , , . `_ 000 E C - � \ : z RETAIL 1 _ 00 O . ... OL O OO z,aoo sFt 0 G G EXISTING WWEILAND O. FFE 176 CO BOUNDAR0 F_ OooQ/COC\O 'y COO H 'ooo`o coo o0 00 000 O jO � ` 000 ;■ �1 LJ _ C 10 I�GC oo coo GO pATNgALnO 4r op0 . : : o.?'." o�J o SGGGOf.'.' LL ,: : ::: o 0 0000 -� c�zso-6�vovvs 000000 . i ~ LL .: : : :: : : : cod -o �� oG000000G0000000000000c0000000000000GOGOGc 1 W LNAOXNK 9UFYERINNE . . . . . coo V m , ib0p00 Q-p-LL-G,,,Q„ 00000OGOCGOGOC GOOOOOOGGO,g,Q„L.. A r ■r�+r'r rrr+r'r irirr Y-T�r�i Z�O i�y�r��•��F��'Y�'��-'�'�-i Y��"' -rrrr�faL-r-r��rr��r-�rrr r'r r+w• a KEY Q ~ WEILAND AREAS O WETLAND BUFFER AREAS i GRAPHIC SCALE WETLAND BUFFER ENCROACHMENT AREAS 9,630 SFi WETLAND BUFFER MITIGATION AREAS 10,990 Sf4 CONCEPT " DEVELOPMENT PLAN PC-1.2 NOT FOR CONSTRUCTION \ LEGEND EX CONTOUR \ F PROPOSED CONTOURi MAX 2'1 SLOPE, - \\ _ `r STANDARD CATCH BASIN STORM DRAIN PIPE RIDGE LINE �- WALL- iB6 FFE FINISHED FLOOR ELEVA71CvV I /-'MAX'13FT'HEfGHT, `'� I T O • STANDARD STORM MANHOLE {� -� 183co , C4 W m ir .8r y''T .:15 STORM PIPEuj ATS_D er T I W t' 50'WEIIAND I ¢_ ! ., -: _ to �!^-% ,. I / I, 780 UFFER �. E%ISTMc I J I - '•��1 Atr;,;_ t,co WE41jTLAND �' ED — _ w � RETAINING WALL- I�q MAX 2.5FT HEIGHT x • rvAJ I 5 �► AT s= l `�. -< MAX 2:T SLOPS-.. `�: O,. ( ��' Jaz ;:�,� . I ��`�,'F'y_�j■��'p$ . _ \ .�, 26,E kc, c , ,r f^ 7�8 I BO. I . 12"' � 48•. co _ T 169.0 ^j.. J I "I I • STORMWATER ' N - BUFF OF'f%ISTING, _ �<, MANAGEMENT FACILITY 1 ®I - 'UMIIT EMENT I DETENTION o ' G)TARGET PIPE la z5 P09 LL W?MODIFIED DOCK eH STORM SPIPE / .. .900 =05 — _ FFE = 180 0 - �$ _ 1 OUTFALL INVERT: ® o 1l3 (- .STORM PIPE Ti / 17COD Lon g g AT 0,25 B _ N 25% 175 3 �°1, B' MAX 4 1 SLOPES a - - - - - —El- . ® ytl'�JINpI s - I— '>e•In\wij rl�t B W Z J 0 l CC ■ co I`—^ CV O W RETAIL'1 a F- H J I ` - 'EXISTING Z) Q Q /J I 1-4 12;Db0 SF3 I NfILAND BUFF RTLAND �,.4£ 4'FE.= 176' I n BGUNDARY O `�� Z O ` ,\\ X]S71NG 1 I 2«55 }10 15'STORM PIPE c OURANDNDARV / I - ,R \J" `C A7 S=0 2 6LY ZV ♦' ` \ J��\ 175 7 _ Q LIMIT OF EXIBIING BUFFER E, 16 - - _—�-- _ —170 , `�rt - nMAX4:I SLOPE V \ I EnHANCEMENT - NOTES W } 1 `• �` y \ .., } -} 1 \ �1 Y '�I i t 1 BOTH ABOVE GROUND AND UNDERGROUND DETENTION FACILITIES RETAINING WALL- RETAINING WALL- MAX 4 1 SLOPES RETAINING WALL ARE PROPOSED FOR STORM WATER QUANTITY MANAGEMENT DESIGN Q MAX NTNG HEIGHT MAX NFT HEIGHT MAX 3FT HEIGHT OF STORM WATER DETENTION FACILITIES IS BASED ON CLEAN WATER 'Z IOFTSERVICES DETENTION BASIN DESIGN CRITERIA,WHICH REQUIRES _ LWJING THE MAXIMUM OUTFLOW TO THE EXISTING CONDITION FOR THE Cc 2,10,AND 25-YEAR STORM EVENTS SEE PRELIMINARY J CALCULATIONS DATED AUGUST 2008 INCLUDED WITH THE DESIGN REVIEW APPLICATION 2 CONTECH STORMALTERS ARE PROPOSED AS A WATER QUALITY O TREATMENT BMP UPSTREAM OF THE PROPOSED UNDERGROUND GRAPHIC SCALE DETENTION VAULT.STORMWATER FILTERS WILL ALSO 8E USED TO TREAT ROOF RUNOFFS FROM RETAIL 1 AND RETAIL 2 CONCEPT DEVELOPMENT PLAN PC-2.0 NOT FOR CONSTRUCTION /CONNECT TQ PUBLIC WATER MAIN I Zx. INSTALL NEW SAN MH I / 8"D(i08LE'CHECK' �`, LBO CIMB'PVC(S)=Ifi35 ,� J, BACKFLOW PREVENTOR'^ �'1` 7 IE 6"PVC(SE)=764 8 FINISHED GRADE IE 6"PVC(SW)=164 C (� I•. r _ - IE PVC(N)=163 3 /HYQRRANT' DARTMODUTH CONNECTIONTO.SE,RINSTALL NEW SAN MH ELOCATEO--�, \� !\\\ RIM.172.9 w ` \ \ ACCESS EASEMENT IE IN(S) 162 4 f \ ♦ IE OJI(W) 162.15 CONNECT TO PUBLI /� '1 `� REWIRED WATER MAIN "- �f i I ■�\ ■ \\ r I70 DOMESTIC^WAT I` ■ �' ) EXISTING GROUND METER:r' .-/ ■■��■■■■■�■ �■■■www■■��■■a�■■ I f EXISTING 48 " CULVERT. d js WATER(PRIVATE) i ) ED '� I 780 LF OF 8°SAN'IARY @ 5=005d7' N --? 10+00 11+00 12100 13+00 J $ in I I l a o E 3 PUBLIC SANITARY EXTENSION 1 ;x PROFILE - l))/// .',��I1 r 6•:^ ' EWXEI �■8�°DOUBLE CHECK `CHECK ■■- " PROFILE BACKFLOW PRENTOR •�.,�® ®50'WfrIAND CO BACKFLOW PREVENTIXtOFFER TSLTAN _ 8o 1 1 1 w w w -w w w w f _ _ _ 3"DOUBLE CHECK BOUNDARY _ •' ; �p 1 , 1 .A 1 EXISTING 12" ��u ® ®* + ® w -1 PUBLIC WATER `', I ■ �� ,S •� ..MAIN T !�---- ----- --------- ----------* i 4 TRANSFORMCR I r� '�. J• - i RIM=1 2 rJ +t ■- n'.DDIIEST�c- -- J) IE C°PVC(W=1740riATU J i !!!Z)(\// 7 W ® c1 1 11 LJ (�� ep��}■�.'�1 N 4p d Q�. I - - -•- {JI E i ../- „ 3"DOMESTIC I• / IAAIT OF UFFER 1:_%ISTWG 1 II-.. '-7 d: 6 , 0i. _ - ® 1:3 WATER / EBiAQiMENT 1I W d SANITARY MH E` E o SANITARY CONNECTION • TARGET GAS B i. - • 1 I IE 6"PVC(N)=172 00 SANITARY MH SPNI RY M B° c GENERATOR i / Y 4 i -IE RVG('S)F743e5--- _ •L9 • i. IE B°PVC S)=1fi240 / IE PVC 0=1648 8 IE 6" VC SW)=165.2 5®q/ PO9 LL W�MODIFIED DOCK POWER CONNECTION e , MUE ZONE IE B'PVC�NW)=16217 ,-20'Pll96D4' ' �� < IE b°PVC(Sw)=1848 IE 6' VC SE=1682 6 S 6 � _ - SANITARN;EASEMENT / / = IE 8"{VC(N)=165.0 _- _ 137,900 SFf z(p:�yfE' (MIXED USE - - FFE = 180 0 SANITARY CONNECTION ! (}G.ENERA� n IE 6•PVC(S)=n4 D 1 M OM . IAL` EMPLOYMENT) EX SANI�'B �2$d s iA= s 8"55 Os0.52 1 ! 1TRAN$FORNER r IE E.PVIE 8"PV . `a 4 'N B ,8 P -- '---""' ITARY MHy `� \ ; FOC PVC(N)=1739 I - (�,• w p jJ DEJECT IffPUBIIC DOMESTIC WATER J wl---d[ I \ 8°FIRE I I WATER co MAIM' METER I F I a p l I ■ M I t I L ! coEGEND ^ O I A our a., ® - I - ®\o ff.,- 3 N IM=1 / , ! / i I : U• SPNITARY H SANITARY MH e _ I 3' RIM=179.4 IE 6°PVC(E)=76730' I \® RIM=778.8 1 WATERMAIN W Z .� Imo'_ �y RETAIL 1 _ .� IE 6°PVC(S)=767.7 IE 6"PVC(E)=1720 } EXISTING ®P" 12,000 SF3 ti • ( ) IE 6'PVC Nw=1718 ■ TL�p WATER METER Q I 50 WETLAND 1 /� - �\ FFE = 176 Y IE 6'PVC NE=1675 ( ) \ pj■ BWNDARY WATER VALVE O C J \`\1 1 \ NITARY H 79 4 ! THRUST BLOCK • 0 1G� FDC I IE �PVC(SE)=171 2 ! 1 DOUBLE CHECK r It a IE 6"PVC(N)=1710 y i 11 : BACKFLOW PRE VENTOR O J o 1 B%ISTING .I i W *' _ 55 @ 1 OR I FIRE HYDRANT (o Q WriEETLAND `�-"3 ,BMINOARY \\ \% _ I _ w w 8"WATEIjA,(PRIVATE w _w____.... __..___W___.�- _ _ I FDC 4° SANITARY SEWER MAIN SS SS MANHOLE I � ■ J /\7�/�f ■ \J<j` i `.,\` \ j w SS CLEANOUT Q LIMIT OF EXISTING BUFfER ,,,� `\ \'T 1 -. �� I ENHANCEMENT ^ ■ GAS LINE G W I �� -�� ■ GAS METER w■ ■■w�■■w�■■w�■■\�tJ�■ a■irw� ■ a i�w■T■i+■�■i/V� '7. ■_■+•w�■■ ��■■�'O■ i�+.�r�J[/" ��.■sN��■r Il_� T V TRANSFORMER TELEPHONE W T • - -, . ELECTRICAL LINE E PUBLIC UTILITY EASEMENT---------- �- i GRAPHIC SCALE O I w r sr 7 r, CONCEPT DEVELOPMENT PLAN PC-3.0 NOT FOR CONSTRUCTION 77 E ZONE G-G ZONE j MIXED U E I (GENERAL COMMERCIAL) HADCO S7675 \, ( EMPLOYMENT) 1' 1 '1 .�♦ - � it co ,Q I Imo• lf. 5UFFERTLAND , - ®. ® ® ® co � F%I$LING BOUNDARY �' >-4� I --►, �� •-�� rise vo�c aE .. / 0 113 5'— —ED POLE rE / P,_e I^ bons-15 aunt x In HIP 11 O• 'I J' _ `J I 284' : 63 Li II _ O /, LIMIT'•OF,E%15TING :.I ® ® _ ®: ❑ ® _ ® l Ti o // _ ensE oE,nu 9UFfER- 1 - 'EUiT .vu*c F LL ENHANGNENT = G)TARGET —" P09 LL W/MODIFIED DOCK _'MUE ZONE 137 9001 sFt CL ZONE (MIXED USE FE = laao C,ENER4 " q e' EMPLOYMENT) OMMER IAL VISIONAIRE AMERICAN SERIES w f , I _ I 1O RETAIL 1 - o ' '1' `. z.000 sFf a� 4�rTVEILuo ,Ii �Ii11;Y' BUFFERTLAND 1{1 \ \\ FFE = 176 _,; _ BOUNDARY 'f,;9 �II' i!"I VI` Z W �QR L_ I.i h� T L E i II $. - 310' 1 .— EXISTING ` / —w, F ' Q WETLAND I, v 'BOUNDARY Auk ,'L J Q •>• f LIMIT OF EXISTING BUFFX/l , \\\X\ \*% , 1 - - Z ENHANCEMENT \ ) '� .>1 --. .r -. ,.. .i....'�'0!.. : W L _ - U■ ,'*:#,.*��r�#��#"��r�'r'..1Y°Ir�'r��r#�i�r;��I�#r.�#,��r#��" _ .wT.r��#r,��l��` �1� 7 1 �+ LIGHTING LEGEND NOTES a -r LIGHT POLE AND FIXTURE § LIGHT POLE AND FIXTURE SITE LIGHTING DESIGN SHOWN IS PRELIMINARY AND WILL BE REFINED H LABEL- DV-F-S LABEL. KV-F THROUGH FINAL DESIGN AND PRIOR TO SUBMITTAL OF CONSTRUCTION ARRANGEMENT. SINGLE ARRANGEMENT 3 @ 90 DEGREES DOCUMENTS LUMENS. 120,000 LUMENS 120,000 O GRAPHIC SCALE LILT 0750 LLF 0750 BUILDING SECURITY LIGHTING OPERATED BY AN ENERGY MANAGEMENT DESCRIPTION MSIONAIRE AME4-15-1000-PS,39'POLE,S BASE SYSTEM IS USED AT ALL ENTRY/EXITS AND DESCRIPTION VISIONAIRE AME4-T3-1000-PS,39'POLE,3'BA REMAINS ON FROM DUSK TO DAWN 1 Pl Beer 7 r->1• LIGHT POLE AND FIXTURE o LIGHT POLE AND FIXTURE CLOSED CIRCUIT TELEVISION(CCTV)CAMERAS ARE MOUNTEO ON THE mm=.a n LABEL: DO-F LABEL 57675 BUILDING EXTERIOR THAT RECORD ACTIVITY ON ARRANGEMENT D180 ARRANGEMENT. SINGLE THE TARGET PROPERTY SIGNS MOUNTED ON TARGET'S SITE LIGHTING CONCEPT LUMENS 120,000 LUMENS 27,000 POLES INDICATE THAT SECURITY CAMERAS ARE i LLF 0750 LLF. 0751 I"USE DEVELOPMENT PLAN PC-4.0 DESCRIPTION: VISIONAIRE AME4-13-1000-PS,39'POLE,3'BASE DESCRIPTION HADCO 57675,250W HPS,SP7675,16'MH TARGET MAINTAINS SITE LIGHTING FOR ALL PARKING AREAS W HOUR AFTER 51DRE CLOSING NOT FOR CONSTRUCTION 6o PLUMP— IjC -�c(I Y),J.. mA� stW Dq „t A y s rp C. fo h 'I ( 1I 1� s (1;.: ri n�— i µ r r =r . RETAIL 21 r " .t'"iwrN 1 I" +t t E ( r p 12.000 sFt 186.5 o C( 4tal I - - `�" r$ It it it } -rr, Web ~ It 4t I ° -s� ! o � III lr11111 is (_P).,. Ill r� O z3 r • T (H)10 a [illS guy 00 S2 V lit D rn 8 � o- 0 �- ° a o C��c>x t4 O F)� - - o° O o / ( P1/F' A) o &:: _ SW HERM OS O (A) A oo �o E z WAY a( �AiM.,7WlN )li," A2AIA)_�AT1( A.,. o o tArJO JA! 5r(AI _.��jP)( 5)j0., H) 0� oz zo Fq n� o an N �u rn U 0 F_ D o 0 BEIGHLEY & ASSOCIATES INC. m1 oo TARGET Z o 0 0 m STORE #T-273 LANDSCAPE ARCHITECTURE AND PLANNING 12840 N.W. Cornell Road, Portland, Oregon 97229 SW DARTMOUTH STREET TIGARD, OREGON (503) 643-4796 FAX (503) 643-4798 Plant Materials Listing: Planting Details: LANDSCAPE SPECIFICATIONS - PAC-TRUST GUIDELINES BOTANICAL NAME QTY. SIZE CONDITION REMARKS 1. I ANDSCAPE CONTRACTOR: The Landscape Contractor must have an Oregon Landscape Contractor's license and be bonded in the Slate of Oregon. COMMON NAME 2. SCOPE: Furnish labor,materials,equipment and supervision necessary to .D O DD TREES complete all work shown on the Drawings and in the Specifications. J 2xz's..r J'wIN SrAx[s-,a The graphic representation on the drawings Cokes precedent over quantities Z N I,- w/orA'car or O[w1+iC/T+3 sruN. shown on the plant list. Acer cireinatum 28 6-7' B&B 3 Trunk z CT7 Vine Maple Nin w xA•w.E BARx wuECH Mout W 3. G ARAN!E AND R P A M NT: Guarantee all n w plant material after H-1 ap _ hnaa ceptan a for du ratio of one fulgowing_season one gar, whichever is longer Replace plant material not surviving aor in p C Acer platanoides "Crimson Sentry" 77 Z' Cal. Can condition; except only loss or age due to freezing,vandalism or © Q Crimson Sentry Napte PLAN acts and neglects on the part of others. 4 GRADES: Final rough grade will be established by the General Contractor, E O O 2 1/2" Cal B&B Acer'rv.brum "Franksred" 38 fine finish grade by Landscape Contractor. Crown landscaped areas Red Sunset Maple o p j (+/-4")to adequate drainage. 4 n 5. TOP5Ot_ Landscape Contractor to provide&Install topsoil. r l C Betu[a nig'¢ "Cully" 7 6-8' B&B Clump E[TKs R1IBBER HOSE w nz 292 Existing on-site clean material may be used for first 6'of topsoil. v LL1 _0 Q Heritage River Birch Form R Imported topsoil required for planting and turf areas- 12"minimum depth " TJ 2x23 D.1 J'wI -IS 1wr a Imported topsoil to be representative of the area,fertile,triable, free C) � O CedrtAs deodara 14 8-/0' B&B N from roots,noxious eds,sticks,clods, stones,gravel,or other O a Awo, li r�'b� foreign matter.(cu. I- Deodar Ced¢r Jf c - or BLLL WT[R sr ma F F� Q B. F RTLZ R LL1 O e x' w^ y'wec A. General Approved broods meeting requirements a applicable state Cham¢ecyparis nootkatensis "Green Arrow' S 7-B' B&B fertilizer lows. Uniform in composition,dry and tree flowing (_- � Green Arrow Cypress Mu+cYi¢Rua rA B. Commerciol Mix'A'-50%Slow Release Nitrogen,Inorganic 10-5-4 i C. Calpril Lime pv Fraxinus americana "✓unginger" 14 Z" C.I. B&B M+ E rMA H cikc[E ww D. Commercial Mix'B'- Webfoot 10-15-10 Slow Release U N Autumn Purpte Ashes So<MaTUREUAs yECe� E Agricultural Gypsum ` t0 F. BEST-PAK,20-10-5,Turf Center,503-245-2140. OT Thuja plicate 8 5-6' B&B �_Ls A D, 7. TEXTURAL SOIL AMENDMENTS: Gorden Compost,as provided by Grimm', r�,O (..) � Western Red Cedar Fuel Company,Sherwood,Or.503-625-6532 or Rexius Fuel Co. W 0- ET icar Ei MUKaetulUED SOIL d Thuja plical "Fastigial¢ 22 5-6' B&B As-EDB. TREE GUYING AND STAKING MATERIALS: Refer to detail on Drawings. � C) �i � Ha an Ced¢r AUGER AN e•IID[E uNDCR EACH TREE 9. MLI CH MATERIALS' Free from noxious weed seed and all foreign material T U Z O Hag- pRyN K. harmful to plant lite. Hemlock or IIII,medium grind,-1 5+ 3/4"size. `J _ DEP[N K-RaaTBLLL aR Tura enc re �Q O 7'i.LLtia cordata "Greensptre" 22 2" Cal B&B taewe+E. 10. EXECUTION: Remove stones,mortar,concrete,rubbish,debris and any Greenspire Linden material harmful to plant life from all planting areas. Spray Weeds as W Z DO O CONIFER PLANTING DETAIL required,(2)applications of Round-Up before starting work. J N SHRUBS N+s it. PREPARATION AND PLANTING TREES SHRUBS AND GROUNDCOVER Broadcast the following m,terl,ls evenly over topsoil placed in each Bsrberis thunbergii "Crimson Pygmy" 2 Cai. C¢n 12-f5" pI.ntingmount/1 OODtsauoae,.riiolli into topsoil- 4 to 6"deep. Crimson Pygmy Barberry 22"Soil Amendment 15 IDs.Commercial Fertilizer'A' Cornus ' ifera 5 C.I. Can 24-30" lbs.Gypsum RedturigD.gDogwood 12. PLANTINGNG TREES AND SHRUBS; Plant upright and face to give best op' eorance or relationship to plant and structures. Euon us ¢latus "Compact" 5 C.I. Can 18-24" A. All planting holes shall be excavated twice the size at the tree, yin amp Traz 51AK[J r,�cotArx rawT. shrub or groundcover root boll o root system Compact Winged Euonymus oT PENETR ooT eAu_ ,u A AR M B. Prior to placement of each tree and hrub.place BEST-PAKS bags Euonymus japonica "Silver King" 5 Cal. Can 18-24" w AREAS-:WATER BAVH ((acorn an to manual recommendation In the bottom of each hole. C. each boll. d re w twine binding and IF from around top of Silver King Euonymus D. Cut off 11 cleanly all broken or frayed roots. F¢sLuCa oVtin¢ Elijah Blue" 1 Gal Can f0-12" PLAN E. Place and compYcal backfill soil mature carefully to avoid injury Blue Fescue W ops,flit all ds. F When planting hole sthree-fourths filled.spread evenly ound outer circumference of Planting cavity(Commercial Mix'B') 1. All one-galloncon lainers: 1 Teaspoon {fi{l Lavendule angustifolia f Cal. Can 10-12" �R.Ii64 2. All two-gallon containers: 1 Tablespoon Lavender 3. All three to five gallon containers: 2 Tablespoons 1 2'x 2'P.71)Y.B'-D'Tree Slakes 4. All evergreen or deciduous trees: 2 lbs.tar each caliper Z ygp Do Not Pen trate Real Ball. (3 Stakes inch measured 4-inches above top of root ball. Nahonia a solium 5 Gal. Can 18-24" 3� Per Tree-one Coat Dlymdc Stain Oregon.Crape ii713 Required) G. When hole is early Tiled,coin groly soak F��lelow water to (, oak awe FflI holes to finish de and for other work W Tree Ties Rubber Hose w 12 Ga a [C av r indicated. Initial taring-in of trees and shrubs by the irrigation. ( Mahaaia aquif0hum. "Repens" 2 G.L. Co. 1Z-15" T'eoe cNae-From Ground To Firer sorer not permTTeH. a ecce fit Repens Oregon Crape 13 PLANTING BEO GRADES: Grad and slopes in ordance nth r gh- Cuf R Remove Bottom Of vire Basket finish grades established by others plus ase r (tingg from addition r°D w r° f bark mWch in all planting bed area nGrad to 3 l0 2 inches below Nandin, domestic. "Noon Bay" 5 Cal. Can f 8-24" of Boli Aft Stok'mg.Platt 1�o OI bordering walls,etc.,before t /mulch. - 7/ Roa.w 3 Mm.ADove AdJOc t g paving,curbs, appices ion p Noon Bay Heavenly Bamboo Finish Grade' cos Q 14. VSE OF HERBICIDES: Appftotiona of herbicides to all planting o Pennisetum a{opecuroides Hameln 1 COL. Can 10-12" Mulch Circle water Basin 1 1/2"min. she Drlor to Icoitr o orifi ggrou anufactur r dations.for weed control.Avoid dcover ontl annual areas. ' 1- Dwarf Fountain Crass r o N Mi 4"Ntle oh Mul h C'N 1 In 15 MUI CHING OF PI ANTING BEGS: Mulch shrub planting beds with 3 inch u res minimum m toyer of pecified bark within 2 days after Planting. Cover F Rhododendron varieties: en ti euplanting beds apply evenly. W Backfill Soll Mixture Ae eeiiletl. W Jean Marie 21-24" B&B 16. MAINTENANCE' Bet maintenance immediately otter each shrub a d Unique 18-21" B&B ee�ore pTonted. Protect and maintain plantings for a periotl of 90 Scorif Walls&Bottom Of Plantin dogs after ccepionice. Be responsible for the/ollewinw k items ~ Tree Root Barricade Madel RB-18 during maintenance period. Weed,cultivate.maintain mulch d'and pth Eninabricarpas alba 1 Cal. Can f0-f2" Rr 9 '°ducts f pans per gra g position, ~ I=- An"O'reirubuleG ey Horizon Ina. specified,reset I t to Pro deo ate ht t' o d do !{ Snowberry any other necessary work items.Coortlmate watering scnedule with IMS W LI Set Rootbdl On Undisturbed Sol. 503-643-6605 //r� fr-'1�� LJ LL Yiburnnm damdti 2 Gat. Can 12-15" BEST-PAKS Aa Specified 17. SOD TURF' O Q David Viburnum Trees k Shrubs Tip. v (Y- A.GENERAL R m e f all d o stones(1" nd larg ), Viburnum plicaLum Eornentosum 5 GaL. C¢n 18-24" Z x D...of Root Ball wroaT BA -REO'..1eeRE TREE_ARE concrete, sphalt,rubbish,debris andanyother materials harmful if s-m a ANY ouRe OR Size-K to plant life. < 3 m¢s-NN. e'-o• REWIRED B.WEED ERADICATION AND CONTROL: Doubt Ne V burnum RµEFc�n�Aa+g.E a CURBry.Ew 1. Spray as required to eradicate II existing grasses,noxious weed vLMS Fair E 0ilrai growth and roots. Schedule application to able effecliveskill Viburnum tinus "Spring Bouquet" 5 C.L. Can 18-24" TREE PLANTING DETAIL-SHRUB PLANTING SIMILAR 2 prior to subdsebque ark.Li censetl oDplicatorrrequired. Spring Bouquet Viburnum C ac y working sin .notpermissible. NOTES 7 Sod shall be weed and pest free. It shall be Bent'ass free and CROUNDCOVER & VINES contoin nom a than 1R of other grasses,none of which shall be 1. BkB STOCK MAY BE SUBSTITUTED WITH CONTAINER STOCK OF EQUAL GRADE. coarse textured gross. 2. CONTAINER STOCK MAY BE SUBSTITUTED NTH B&B STOCK OF EQUAL GRADE. 2. Sod shall be healthy,thick,even stand of gross. 3. PLANT MATERIAL SHALL CONFORM NTH AMERICAN STANDARD FOR NURSERY STOCK, 3 Approved sources. Oregon Turf Farms and J.B.Sod. AN51 260.1,1986 EDITION. ATatasf h tas-a-ursi 1 Gal. C.n 10-12" 1. ALL TREES SHALL BE BRANCHED 0 Broadcast the followin^materials evenly over topsoil.Rototill into aP y 5. MULCH ALL PLANTING BEDS NTH 3"MIN.LAYER OF SPECIFIED MULCH. topsail 6"d p while o moist condition: Kinnikfnnick 6. IN THE EVENT OF A DISCREPANCY BETWEEN THIS MATERIAL LISTING AND THE Amount /1_000 So Ft. DRAWINGS.THE DRAWINGS SHALL GOVERN THE PLANT SPECIES AND QUANTITIES REO 2' Textural Soil Amendment 7. IN THE EVENT OF QUESTION OR LACK OF CLARITY ON DRAWINGS,LANDSCAPE CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE PROCEEDING. 100 lbs. Calpril B LANOSCAPE CONTRACTOR IS TO NOTIFY LANDSCAPE ARCHITECT PRIM 25 lbs. Commercial Mix'A' TD INSTALLATION OF PLANT MATERIAL CREEK SIDE UP. E SOD BED PREPARATION: Immediately_prior to toying s d,bring to a 1 9 ADJUST PLANT OF AS REQUIRED 0 FIT IRRIGATION COVERAGE PATTERN ompacieat odnbed 9freee of high ao rloMUN pots_establish surface townly RCVISIONS establish a triable hoe textured sod betl. F.P�ACI�N�OBD Place and handle in accordance with standard and cceopted practice. Slogger pints and butt edges tightly. Ona y slopes,the s d shall run perp en dlcular to the slope. Roll lawn diogonolly,leveling regularities and sealing joints. G.MAINTENANCE: 1. 30 days after placing sod,top-dress with ammonium sulfate at the rote of 3 IDs/1,000 sgfl. Water thoroughly to wet the soil DRAWING Several ral inches beneath the so 2. Peotect and maintain by watering,mow'g,re-sodding and weeding DRAWN BY: AMM for o m um of 90 days after occeplonce bytheDwner or his 3. Mopresenlat ave. CHECKED BY: HSB w gross t 1-1/2 inches in height when it attains a height of 2 inches. Remove gross cllpp;ngs ontl dlspoose f off site DATE: B/29/OD 4 Top-tlress with Comm.Mix A at o r le f 5 lb /1 sq ft. at the end of the maintenance period. JOB Na. 0e13 SHEET; LANDSCAPE DETAILS L- 2 OF z C C ( _' LI J C • TARGET P09 LL W/ MODIFIED DOCK �.B�= z C , / , JIVE ZONE O _J PCQ a, 137,900 SF± vl (MIXED USE W n FFE = 180.0 'I E ='_1: EMPLOYMENT) � Qro te— Q c c W 0 Q rhos buffer PLan ss bored vyon the NW Al Resources Assessment Report preporad by GeoEryvneers,vac.Flle No 2561-041-04 1 /t ss--d to meat Clann Anter s—.Star iAr \ �® Sate txacriptaon I ��1 W O _ ~ TM1e sta ss aypros IA as located uNAvn tM eaatem ntymhmala¢J hgard Greg on mW ss beuMad by SM DnrtmaufA Rcad on the t. r__vara t lots fo the nortAeaat restda,j iota to fAe east and southeast d Rad Rock Crack t tAe west Two small graveled entrnncaa tion SM D¢remoufA Road yrovadv Dace to tAettect nfe TAe saw cleared graded.rad felled vn 1he late 1p 90M1'z A dream was relocated vmnv t wrthem lvmvts o1 tAa / J rte orad weHmid we a eased ad/.cant tit fA relocated stream os tigat( for tlaetw rtted wae!¢rid and stream Aet/ands At tM to were pray N,detine¢fad by other several y era ogo ors nn n Wath to anaesfvgatvou Jm o proyosed development ttat abandoned P-Aaa ssbsequently bad these wetlanddproJassunaliy surveyed to detarrnana PA ewfJ.r Gmvts aason¢ted wvth 16e }t. Q 10-1 om mW tlmw[mitigation are m order to Dawes the condition of the mitvgvAon areas Pact f deformarud Shat W Jsgation era were _ ~� I� a s—plvvnae urtth tna P¢++n+t�ror�ae"vav slat rag to fAa atra¢,ra orad waRasut m,z gaSwn r.gaaremanea PaeTnux tA¢,.da.retnpad a lase of artaoraa �� ^ W CJ needed eo brvp eM mvtigatfen areas into pe+mit compli¢ue,reviewed there achona wtA US Army Corp.of Engwuan mid DSL,and amptemanfad r F�1 these measures m the f�1 2007 TAss effort arwtuded vraatalhrig.ddatwnai ptan withvn trte mrur 25 Jaat¢l[ba viatinnd.nd stream bffJ in � !ll��_ [Ar northern pmfwn al the rte `_ 1..x..1 C /v Th,f—.Nd on the f�gradu t.stopea dow of t. Uu ro fV t N¢sa was�nw axle fhru era!por�_v rel¢hvaly Jtat S asses�He Psles y (` %_ I Q 1. L are dso nd in Stu raartA Aat Ne sate TAe L mid s! rd ort bme +ad vntA+wn-rinfvve nM weed er`^FJl zco _ nvanvepres getated w h_-_and Herbs—ahmbs except an the eaa"At were pl¢rLLed an fall 2007 with naltva sAa b mad h¢e apaaties Q I An u d tributary to R¢d Rock Creek]Lows west acro to northern portion of t .ate,ammadwtely south of SM Dartmouth.Rood Rad Rock (—� LYeek.located offsite o the west flows South into Fa—Creek.TAe wetlands and perennial stream on tht aIle Aave been aangned a 50-foot-wide rf, o egeta[ad -1 Pm Clean Mater Services Requirements J1 ) W z 00 0 Fu f, couuaM heap tlehrssatad era!abated A-D TM buffer areas surrouradin9 coch aru have been d,+ b d ante seven dVferenf vegetated v )� �J ❑ Q In Vag¢ta[ed Cmrldar Cnnmunvty 1.roughly bnbaaaous vegetation totaled on the JiLl slope north of Nail A TAss plant c unity predomtrutnety rapports rwn-rafive vosv¢Herbaceous planta aM several patches of__era broom Tree carwpy ss provWed by Oregon wMte ook trees anted w —Aetlmad A and uws observed to b¢approa 25 pnceN.Per CAS standards, Mh plant comm 1 '�- n degraded comaor coMrtvorr (� Vegetated CorridCommunity C19,1- 2 rn ghly 15-foal--It stnp of vegelaiwn located on the slope between Aetland A and tM western edge¢J the proposed devvlopmant area TMs plan[c unary cantauu oanoyy of black cottonwood rooted wvthm Aetland A M h yrmndea approz 5 percrd - PLANT COMMUNITY 1 ar.TM de M spenas rwlude rove Himalayan A,-.—arW irevanve herbocaovs specus Per CAS stmadmds,tAss plant commuury r cora n degraded corridor condition omm Veyetatad Comdar Community J.located the Nl Dad adJacent to cbb,t tus i and 2.Trtss tre apmst, .getated by non-native and / t e Mb tie syecves TM mnj of Nss are¢u occupud by bare ground This hm pL t is in a degraded condor emulitwn _ Vegetated Conder Communvty I�iuhades tAa ¢immadiat¢Ib surroundanq Fetlmad B TAss plant communvry contairu xn-ratvve herbmaous apecus - ; .rut nmava ahrvb aAf th that ware ivfa34d an fall 2007.TAe overall free cmwPy cover on tbss veget¢[ive ceth.ghly w¢a plp t.5 percent J C Cu int cmWatiarss of t ss plan[eemmumty would ba co ssidared d g ailed�m CMS sfa Wards•Howeve,even though native plan co er n ti veget¢live r nary ss entry—Mara 50 l e t and tree cmaoyy c er u oMy 5 percent as the planted shrub and tree sp¢ausamaturv,thss ezpecletlufo uereaa roto. good ce+t f.collation ou-1 I Vegetated Corridor Cemmunvry 5,ayproi 20 loot udde end ea tayss sAruhs arW tree.th.vt were planted a T JaLLu�007 Trtss community aurrot+ / I "1"" Trees TO Aetlaw'C mW the -auto e4eom and contain retatvvely low invanw apecws coverage A'atwe plant c ss idly 15 yercerJ and the tree canopy in Uass area f.a pl HPro .fav than 5 percent aerial coverage [,arrant cmWuvoru of U—plan[communvfy would be cnvaderad degraded pt,CAS I �^^DRemain Ty p. atandarda owever as the anted shmb and tree apenaa molura•Uh ss a aspected to mere a good eomdm corWaivon o 1 / WE Vegetated C,n ib'Community 6 eztaMs out from Community 5 ardo the NI Pad The majonty of thss a osapud by bare ground orad only auppares f0 psemt nen-raevve gross cove M.vegetated community cousdarad a degraded eomdor per CAS afarWnrds Vegetated Condor Communvty 7 aurrourWs Aettand D cod m Judea tba culvertad crosairag of the.[ream the......t nt¢ Ayproz 50 pmcvnt aJ ,-*-`H�� the a en ss bare grouts.TAss vegetatatl communUy:s ruv -d a degraded Sam px CAS atarWards o e Z C 0 � � a ^)`l 1 / LLJ W U cr_ / 1 B � o I:^ k Retl Alder �� n Retl Cetlor PLANT COMMUNITY 2 8.g tLeaf Mople PLANT COMMUNITY 3 t REVISIONS DRAWING DRAWN BY: AMM CHECKED BY' NSB DATE: B/29/08 JOB NO. OBk3 BUFFER TREE PLANTING PLAN SHEET: 0 10 l02 O 40 B - 1 of 6 CIO l-'t LIMP �coc WIN- r-1 / o � o D D Wim o m x mr z�cn �m mx / z / C 7-1 - m � D r T i JLJ 0 TWIN E r E P A t o T � °� 4 R e l° a m �'7 G' a Al it zo a G; .Abp wMy H V 2 2 y p �# Y e K x x n E F x w G g } »x "Y� qe p °` ry t tt gtEStt�j ei "E hyo tett tit tib �� lu p0.7 °S. FY'a Cmy yy �eu ^ EhY y e g 2r yz G�w e e R e Rzee k o� � N G O F-TO Dm $ z rn � Co TARGET BEIGHLEY 8c ASSOCIATES INC: m € STORE 1T-2733 LANDSCAPE ARCHITECTURE AND PLANNING f� N t] \ 12840 N.W. Cornell Road, Portland, Oregon 97229 SW DARTMOUTH STREET TIGARD, OREGON \ (503) 643-4796 FAX (503) 643-4798 Deacnptron Cont' Vegetated Comdar Community 5. Tea r¢quvmer,t 22.123: 01 222 1— Shrub requirement 22.123 x OS=f 107 sArubs E:ssh+g n. Anis pontlerosn=SR(11) �\ Exvshry+whve sA`n.hs.Rubor spectaDdw=IOR(r rof / Requved Tres'222-iJ=21/New Nahvs Teas � Regwred Shnbs1107-110 997 Naw Nahva Shnabs \ \ i I \ II `'8Cy1n4°rysada °�ra `TM�" " _ZC 00 z m 0r�) 5v0 Rp9� Z ")JP pS PEDESTRIAN PLAZA CO AREA 1� Plant L-I Jor Yagetated Comdar C°mrnunvty 5 T1`,v,r Pan~` 'AL`qld'* )A 54`" w a / BW Leaf Ynpl¢(Acer m.rrophyllum) 39 Tea Dry Sun 2 eW 3' hragte Q O Red Alder(A—rubra) B6 Tra¢ Nowt Svn 1 gal 3' S,ngie Cay[, z L() . Western Red Cedar(TAwn plwataJ B6 ]bee Yowl Shade 2 Hal 2' S,ngl¢ � Q C�� Western Red C' Zl_Dogwood(Cornw xtotomJara) 70 Shrub pet Part 1 9W 2' Cluster 0 X l Rad Alder ' r IM Plum(Oemlena cnasvJ¢rmss) 70 Shrub Naist Shade 2 gat 2 1 n 1e 1J :;-_ Q Big Leo1 Mnple ' '1 Swa D Rose(Rasa pssoc—) 267 11-6 Yowt Shade I gnL 2' Cluster Pncvlc Nvnabark(Pysocarpus capvtatwJ 302 -b Moist Shad. I g.I 2' Srngls 0 a Snawberry(SymyAarvcarpos WDw) 2BS Shrub Dry -1 I gat 1.5' Clwter T/l LJ O F O Vegetnted Comdex Community 6. Tee t 17.486 a 01-175 t` e' Shrub reqregwreuvmunmsnt 17.486 x 05 975 shrubs £zwhng .'.1l = TII7,r■Ef' .h trees None U E-1-w[vve shrubs.None 1' � (� PLANT COMMUNITY 5 t PLANT COMMUNITY 6 / I;}; W N ~xM Q +I Ln G^Oar fi s ng 5 ^` 0 z % I s toot`° a4`" s diva _ L, �� 54 t ca ago N Y Rax R c' m m 4°a fi m Pa P°a n r0- 0 O C) r Q O Plant Lssf lar Yegeta[ad Comdor Community 6 J'""` Pah" °a` V'9 �r W* 54 W Z 00 0 ( / Lo Big 1R f Y pla(Acer macraphyU-) 25 Tree Dry Sun 2 gat 9' S,1,gla Q N / O ? Red Alder(Al-rubra) 110 Z. Y.sst Sun 1 gal 9 Sveyie 1 1 , Western Rad Cedar(rhu ptwata) 40 Tee .forst Shade 2 Bal 2' Smgis ' W n Radtung Dogwood(Cornw atolo Vera) 100 Shr.ab Net Part 1 yaL 2' Clwter / 1 Ionian Pium(Oemieria ce.amJ°rmssJ 1D0 S&n Yvut SMda 2 gat 2' Single / 1n ` Swamp Rose(Roan pssocarpa) 300 SAru6 —1 Shade 1 gal 2' C/wter k WETLAND PacnJ,a Nvr(S_ho_.aspw cap,tatw) 150 Shnah Y¢wt Shale f pat 1. S,ng S+wwDerry(SymDA^+uarpoa WbwJ 225 Shrrab Dry Part I eaG 1.5' Cluster I I `J( // I Vegatatatl Condor Commun,ty 7 Tee requvrmmt 2 641 .O1 =2> rees k / Shrub regwremmt'1,1 ,z.OS=1I sAn.Da £xutvng lntvve Meer / Exutiny iw[ive shrubs A'ane `ys Cdla.4 ` S`roa e+BRa _ ./ � m 54a cd paC`° RaC' m R m P Vegetated Plant Lsst ff- CCo—,C omdm ommunity 7 file Paa^D Paa¢t L's^ li`r� li"s m Son" (07 V,ru YaPIe(Acer nreiratvmJ 17 Tee Yout Part 1 DaL Z' S,nHle K contort.) 10 Tee Yossf Sun 1 9W 2' S,r,gle O / Tal!OreHan trona(Yahonw aqu,7.Iaum) 39 shwa Dry Sun 1 Hat s' Sngia BWdhvp Fose(Rosa gymri°ca+yaJ 47 Shrub Dry Part f gal 1 5' Clavier L Srwiub¢rry(SymPAoi'warpas Wbusl 4] Shn-0 Dry Pnrt f gal 1 5' Ctwfer nr\ �® Red Columhvne(Aqu gw Jonn¢m) 36 Herb Dry Pnn CiwEer J� CC C to add,twn to l-Plant-,g f,eacA community.tAe fall-9 seed mss is rAgw d for tM anhre buffer sure 'lig VI _ Seed.yss To Ba Csad On£nhreBuller Slte _ _ RB' AHrostss coax. 39R W W m / Spike Bardgrws Agrostss eznrafa �3 O anra-yrws YCiycera.lata 94R4. C� ! cc ommu e r ° Q An ylanfs I.De pvl pi¢nted,u<lA adrh.wwl wganw ma[[r•J raqu{ratl bul w tradvttonnl/erhlilsser ss rue eszary Plarvt ylacenuraf ahaB ba o-1- of wN fM J¢rm¢J the iw.turally o urrvng plant c Holy Trees t eAnabs.Anti be pl-ed an avrgtes a clwters of tie anm¢syecws to prov,de° o[urW Planhng scheme //l 3 1 Ptanf vrss[aUWwn requvernards Cont¢vnenz¢d stock sAaU De vns[allad only from£ab+uary i through Yay 1 end October 1[hrougA November 15 Bare r t z oek ah¢tl De vn tUd a,dy from Dacemh¢r 15 ehro h Apnl 15. Tees d shrubs pi.nted;n upland crew tot dreramulcAed n mvnvnum i .Arae T_' m d—.1 1Bnvvn¢baswan din Approprofa mu 9 I -1-.Vrhos¢ L � m de from comP�sted leaves or Dark LAW have trial Dean chemually heated TamP°rary nmgatVen wall De provvtednaiW wed dvnnH the t o yanr ,ntaewneen enod 5 Yonvtonn9 a d nterwnca All oWt pion f ss I De tagDed Tha ramova!07 rw v anus Beds ss nary throughout the / maintarwnca paned,or nhtl a healthy st¢nd of tlanraDle veyetatvon is.80%ubed TAa stn ss t¢ibe momEorad a of two times per year.bt June 1 and September 30 JJ at any hme the 2andscnyvey falls below tAa BOR avnnvnl lave{[ha owner sAall ninslWi WE daJwvnl plar,tvey a[the rwzt aPP*nPo'faLe Plantvn9 opporlunttY and the fav°yea+ni¢vntannue Perietl shall begun agnvn from the date¢7 rey(a+vhn9 % C C / / I ^^ ^^ REVISIONS J J LIMIT OF EXISTING =1 ILI BUFFER ENHANCEMENT C C C C DRAWING DRAWN BY: AMM CHECKED BY: HSB DATE: 6/29/08 JOB NO OB43 BUFFER I TREE PLANTING PLAN ITfJ� SHEET: 0 10 20 40 B - 3 or 6 U c c • TARGET C—) z N 0� --® z P09 LL W/ MODIFIED DOCK _ t LLL 137,900 SF± g W a FFE = 180.0 z MUE ZONEV w _° a (MIXED USE O LTTV o EMPLOYMENT) D-) D a ®- �r�)1 jS—beny X11 LIJ 0 I-on Plum Q E LLJ co CD --► ° �� o Qcj ' � \ �J Pocific Ninebark PLANT COMMUNITY 1 \ rf I ,,E,,sting Trees To LA Remain Typ WETLAND @41�-,6'RY k _ = 0 C 0 L Ad TO Oregon Grope Oc<anspray K Retl Flowenng Curront B,Idh.p Rose Swamp Rose a J J J J —6� Sno..berry � 0 W W t ru O � O o PLANT COMMUNITY 2 ' PLANT COMMUNITY 3 REVISIONS DRAWING DRAWN BY: AMM CHECKED BY: MSB DATE: 8/29/08 JOB NO. 0843 BUFFER SHRUB PLANTING PLAN SHEET: 0 10 20 40 B - 4 OF 6 ` ` ` � | � cl LJ PEDESTRIAN PLAZA AREA LD co BUFFER . EXISTING^ WETLAND BOUNDARY L Cb o� LIMIT OF E\ISTING BUFFER F cn DRAWING CHECKED BY: HsB DATE- 8/29/DE jos No. 0843 BUFFER SHRUB PLANTING PLAN 0 10 20 40 k ! � ` | ` i � | � ` , � i / ^ ^ ` � ` ^ ' � i - - - - - - - - I AL TA/A CSN LAND TITLE SURVEY FLOOD PLAIN ZONE OWNER I'HI .gym r ••••r• "� LLrartD IN raa vux zat•r vAcrrc RfunAssoaA¢s LOCATED IN THE NORTHEAST AND NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 2 _ .,. _ _cII • AW a'wrauu nCCOV6 13sb sw ROV31 PAW.Y SOUTH, RANGE 1 WEST, AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 1 -N-`� saW P� w+- ! aw wa_'` 4 Lx+IFD IN FLOOD PLAIN lax•A• PARKING SPACES SOUTH, RANGE 1 WEST i; � ;i Y ARCA a Im-KAR FLa1G FACC � _ • M� CITY OF TIGARD, WASHINGTON COUNTY, OREGON STATE H LIARDSNOT DETWIATD� PM UNalflD°FD si TE 9f:nx.-•sir - 1S136CD-02200 a D SEPs. 3Q 102 BUILDING SETBACKS cOSTCO PANEL MO 410176 m03 B e WHOLESALE CORP. 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LIC82 2SIOIAB-01501 ©rY DObRAVEST�RLDQDAR/ATE(MUJA RUCAIAJ WN dA 4.4& LIONEL,LLC I r I r ©rz' DaIaAS/M 1REE IFgU00T5UGA IfNZK9IA WM gA4ETfR ©12- KSIEW IENLLq"TIM(/SVGA xEm+DR11tuJ WN UAW" rY RIS)REE(ANUS MaInCOA)MM PAW" PW X71'O' COTWWD W(PO"AUS WM XARPA(WM aANFIERA - r Q It -OW RCN S OTE IVH RAINIER RENSIONS ^ JUNE, 6006 .bE NPmbc I DR TMOU TH RETAIL - T1(;ARD, ORLON � 14339 Cs MacKay ENGINEERS SURVEYORS PLANNERS ^ .A o6'/afi/a6 A 1 14J3eTP 1.ONU' f 0,' / II L - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - _ __ - _ - - - - _ _ - _ _ _ - _ - - - - _ _ _ _ _ - _ __ _ - - - _ - .- - _ J I TIGARD RETAIL CENTER TRANSIT STOPS TARGET217 RANSIT STOPS 99W PFAFFLE STORE # T-2733 s DETAILED PLAN DEVELOPMENT GOSTDD Y4NC0 _ RAN9T STOP ARTMpOTN SI SW DARTMOUTH STREET, WEST OF SW 72ND AVENUE j m ATE 5 ( TIGARD, OREGON 97223 (WASHINGTON COUNTY) RCRMO50 i , " BF4£UND LOCATED IN THE NORTHEAST AND NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 2 SOUTH, RANGE 1 WESTG"Z'"FR TRANSIT STOP RD HAMPTON AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 1 SOUTH, RANGE 1 WEST TRANSIT STOP ' I TRANSIT STOP CONSULTANTS GOVERNING AGENCY UTILITIES SITE DATA CIVIL: CITY OF TIGARD NATURAL GAS: PROJECT TOTAL: PACLAND COMMUNITY DEVELOPMENT DEPT. NORTHWEST NATURAL GAS 6400 SE LAKE ROAD, SUITE 300 13125 SW HALL BLVD 220 N. SECOND AVE. RETAIL 1 (LOT 113.08 Act PORTLAND, OR 97222 TIGARD, OR 97223 TARGET(LOT3) 12.46 ACt PORTLAND, OR 97209 ) (503) 659-9500 (503) 639-4171 503-226-4211 EXT. 2357 HERMOSO ROWDEDICATION0.05 ACt I CONTACT: SCOTT FRANKLIN, P.E. CONTACT: KIM MCMILLAN CONTACT: LANCE CHEELEY BRYAN DICKERSON, P.E. TOTAL SITE AREA 18.16 ACt VICINITY MAP I SURVEYOR: ELECTRIC: WETLANDS SOAPING / 6.00 ACf NTS TUALATIN VALLEY WATER DISTRICT PORTLAND GENERAL ELECTRIC MACKAY AND SPOSITO, INC. PO BOX 745 2098 N HWY 97 EXISTING COMPREHENSIVE GENERAL COMMERCIAL W/PLANNED DRAWING INDEX ( 1325 SE TECH CENTER DRIVE, SUITE 140 BEAVERTON, OR 97075 PORTLAND, OR 97223 PLAN DESIGNATION = DEVELOPMENT OVERLAY): MILEVANCOUVER, WA 98683 (503) 848-30x2 € SHEET N0. DRAWING TITLE (360) 695-3411 CONTACT: DEB JACOBS (503) 228-6322 EXISTING ZONING = CG/MUE CONTACT: CHRIS SHERRY CONTACT: MARCO BENTO EXISTING USE = VACANT CVR-1 COVER SHEET COOT PHONE FIBER OPTIC: PROPOSED USE = RETAIL EX-1.0 EXISTING CONDITIONS PLAN TRAFFIC: 355 CAPITOL ST. NE / SALEM, OR 97301-3871 VERIZON PC-1.0 PRELIMINARY SITE PLAN ( KITTELSON & ASSOCIATES (888)275-6368 20575 NW VON NEUMANN Ijl 610 SW ALDER, SUITE 700 CONTACT: SUE DAGNESE 13EAVERTON, OR 97006-4771 PC-1.1 OPEN SPACE PLAN PORTLAND, OR 97205 (503) 624-7560 BUILDING DATA (503) 228-5230 CONTACT: TODD PEASE PC-1.2 WETLAND BUFFER MITIGATION PLAN TUALATIN VALLEY FIRE AND RESCUE 20665 SW BLANTON STREET TARGET 137,900 SF3 COPC-2.0 NTACT: MARC BUTORAC PRELIMINARY GRADING AND DRAINAGE PLAN ALOHA, OR 97007 RETAIL 1 12,000 SFi PC-3.0 PRELIMINARY UTILITY PLAN LANDSCAPING: (503) 356-4723 RETAIL 2 12,000 SFt CONTACT: JOHN K. DALBY TOTAL BUILDING AREA 161,900 SF3 PC-4.0 PRELIMINARY LIGHTING PLAN F D C. LANDSCAPING F. 12840 NW CDRNELL RD. 7. OF BLDG IMPERVIOUS L-1 LANDSCAPE CONCEPT PLAN PORTLAND, OR 97229 WASHINGTON COUNTY (503) 643-4796 155 N. FIRST AVENUE SUITE 300 AREA ON SITE: 20.5%f L-2 LANDSCAPE DETAILS CONTACT: HAL BEIGHLEY HILLSBORO, OR 97124 (503)-846-8685 PARKING DATA B-1 BUFFER TREE PLAN B-2 BUFFER TREE PLAN TARGET B-3 BUFFER TREE PLAN STANDARD STALLS 449 STALLS B_4 BUFFER SHRUB PLAN COMPACT STALLS 81 STALLS ACCESSIBLE STALLS 13 STALLS B-5 BUFFER SHRUB PLAN CART CORRAL STALLS 20 STALLS TOTAL 561 STALLS B-6 BUFFER SHRUB PLAN I PARKING RATIO: 4.07/1,000 SF CS-1 ALTA SURVEY BENCHMARK DATA OWNER / DEVELOPER RETAIL 1 THE SITE BENCHMARK IS CITY OF TIGARD GIS CONTROL NETWORK STATION GC_022-024, PACTRUST STANDARD STALLS 64 STALLS ARCHITECTURAL DRAWINGS COMPACT STALLS 1 STALLS ELEVATION=18162' A 3—Y.'ALUMINUM DISK SET IN CONCRETE 90'SOUTH OF THE CL 15350 SW SEQUOIA PKWY, SUITE 300 ACCESSIBLE STALLS 3 STALLS TARGET ELEVATIONS OF SW DARTMOUTH STREET,APPROXIMATELY 700'WEST OF SW 72ND AVENUE PORTLAND, OREGON 97224 TOTAL 68 STALLS THE SITE BENCHMARK IS A 1—}§'BRASS DISK MARKED"MS BM 260,2006',ELEVATION= (503) 624-6300 PARKING RATIO: 5.67/1,000 SF TARGET PERSPECTIVE RENDERING 19226' SET IN TOP OF WEST CURB OF SW HERMOSO WAY,AT EXTENSION OF NORTH TARGET FLOOR PLAN LINE OF BLDG/7555,NORTH 4 5'TO CL CATCH BASIN,SOUTH 36'TO EASTERLY ENTRY TO BLDG#7555 RETAIL 2 TARGET SIGNACE PLANS (1-7) DEVELOPMENT SCHEDULE STANDARD STALLS 51 STALLS CPACT STALLS 8 STALLS ACCOMESSIBLE STALLS 3 STALLS MONUMENT SIGNAGE PLANS (1-2) TOTAL 62 STALLS START END PARKING RATIO: 5.17/1,000 SF SHOPS ELEVATIONS 1.TREE PROTECTION INSTALLATION 7/7/09 7/14/09 TOTAL SITE 691 STALLS 427/1,000 SF RATIO SHOPS FLOOR PLAN 6. - DEVELOPMENT STANDARDS D mi 2. TREE REMOVAL 7/7/09 7/21/09 REQUIRED BICYLE PARKING: 0.3/1,000 SF= 50 SPACES TOTAL 55"�,wA''q „� BUILDING SETBACKS REQ'D PROPOSED BICYLE PARKING: 50 SPACES TOTAL 1�",'FEL € ; MINIMUM SETBACK FROM P.O.W.OR WETLAND BUFFER=C 3.GROUND BREAKING—STRIPPING 7/7/09 7/14/09 P twlFYlfil RY 61005E Lake Road, T(50316599500 'Pi`6n ry g Qyo S.300 F(503)659-2227 MAXIMUM SETBACK FROM R.D.W.OR WETLAND BUFFER=10' 9 PptbM,OR 97222 vww-P.a.aa.ma 4.SITE GRADING 7/14/09 9/14/09 NOTES. ,�wE BUILDINGS MUST OCCUPY A MINIMUM OF 50%OF ALL STREET 1. ALL CALCULATIONS BASED ON TOTAL GROSS Rcxcws D�7317� NOT FOR CONSTRUCTION FRONTAGES ALONG MAJOR AND MINOR ARTERIAL STREETS 5. SITE IMPROVEMENTS/BUILDING CONSTRUCTION 7/7/09 5/14/10 SQUARE FOOTAGE OF BUILDING. (COUNT j BUILDING HEIGHT INCLUDES ACCESSIBLE SPACES AND SPACES MAXIMUM BY CODE:45'(CG ZONE) 6.PUBLIC IMPROVEMENTS 7/21/09 5/14/10 USED BY CART CORRALS) SUBMITTALS MAXIMUM PROPOSED BUILDINGS:30'-2' 2. PARKING SHOWN CONTAINS 9'x18.5' 90'PARKING SITE COVERAGE(BLDG AND AGEBO%ERM AREAS): SPACES. 26' AISLE WIDTH TYP MAXIMUM SITE COVERAGE=80R 3. REQUIRED PARKING: ---� PROPOSED SITE COVERAGE=678 MINIMUM PARKING RATIO: 3.7 PER 1,000 SF TOTAL lANDSCAPING/METUNDS COVERAGE=33% MAXIMUM PARKING RATIO: 6.2 PER 1,000 SF ---�-- (PARKING ZONE B) -- 4. UP TO 50%OF REQUIRED PARKING SPACES MAY COMPLY WITH THE STANDARDS FOR COMPACT — STALLS. yI� PLANNEO DEVELOPMENT 8/28/08 NO DESCRIPTION DATE 3 LEGEND z I G Y O BOUNDARY ANal POINT WERANY/S MMA 70 MOM.1007 • FOUND MCVUA/ENT AS NDTED s i9 L¢ aF B 3 } —••-- -- SANITARY MANHOLE,LINE&CYEANOUT amu / / - �PT-� -—^—--•----- STORM MANHOLE&LINf 5OUARE CATCH BASIN AND CURB INLET GRAPHIC SCALE STORM CULVERT / m - —'— flR(HYDRANTWATER VALK LINE&METER r UTILITY POLE OVERHEAD POWER LINE&LICHT POLE 3 a;Vci I r on..o rt 1�+''�'I') -6'--C� BURIED POWER LM'E,J-BOX MEifR,VAUL i&TRANSFORMER m CAS LINE AND YAIK W¢� Iso \\ - —•——--- TELEPHONE MANHOLE,uNf,J-BOX&PEDESTAL A - �,\ \ —•'•— BURIED CABLE TRAFFIC SIGNAL CONTROL BOX&TRAFFIC SIGNAL POLE ) CHAIN LINK FENCE woo FENCE n gw�w -- / -+ -_-- FENCE GA7C PASTS k^ !W€ T P I 11 toy ^�\BRUSH LINE(THICK ASH FOREST) WEILAND DfLINIATION SINGLE POST SIGN(AS NOTED) HANDICAPPED RAMP E \ \ 'tea•ry _-- I GRAVEL S o j ; a � I O 11' OREGON ASH TREE(FRAXM'US LA7IFLYIA)W11H 0/AME7CR S WESTERN REDCFDAR TREE(THUJA PLICATA)WITH DIAMETER ;f DOUCYAS FIR TREE(PSCUDOTSUCA MEN27E511)WITH DIAMETER z WESTERN HEMLOCK TREE(TSUCA HETEROPHY11A)WITH DIAMETER - w a OP 2- PINE NEE(PINUS MgVTICIXA)NTH DIAMETER COTTONWOOD TREE(POPULUS TRICHOCARPA(WITH DIAMETER) . \\ V OO r1 UNKNOWN DECIDUOUS TREE NTH DIAMETER SCOPES W EXCESS Of 25%VETLM r )O110N8 � Q \ cW iii and 4 grySW HERM SO WAY W 2 LLJ Q1 W ^G LL ^A \ (y') LCL ) f" O Q c_ F— Z ca NFILNTLB 6 I N O LLJ co CC x AF m r v o GOOD PLAIN ZONE A' `\ r- � WEST OF LINE \� \ DETAILED DEVELOPMENT PLAN EX-1.0 NOT FOR CONSTRUCTION VISUAL i SITE DATA FULL ACCESS / CLEARANCE (LOT rw AREA•TYP •: RETAIL 2 11 12) 1 08 ACSTARFORGEI(LOTINA3) 146AC3TOTALSITE AREA CATION 18106 ACiTOTAL LANDSCAPING/WETLANDS AREA 6 00 ACi PROPOSED TRAFFIC SIGMA f , C-G ZONE MUE ZONE(GENERAL COMMERCIAL) (MIXED USE BUILDING DATA ACCESS EASEMENT REQUIRED C EMPLOYMENT) TARGEI 137,900 SF3RETAIL I 12,000 SF3RETAIL 2 12,000 SF3 MONUMENT SIGN- {.:.':;;. _ �\'"' POTENTIAL FUTURETOTAL BUILDING AREA 161,900 SF370SF PER FACE AND 10'HIGH MA% 1:i?: � � y�/ :: 4�e CLE Acc[ss Lacanon(140SF MA% TOTAL) J PEAESTRIAN iSIAZA ""'L::':': SPAAlfff G \AREA .6,;08:1.'.'.�.'. �0'� f"r" tr■��■■��■■i�■��■r�� R OF BLDG IMPERNOUS ) /-. _.. .. 1` AREA ON SITE: 20 5%3 62• 3 PARKING DATAO'Xli�IRA 3 O TARGET s EN0.0SRURE ,,: TRUCK ROUTE , 2r©" r I f STANDARD 5iALLS 449 STALLS vy ` LOT 2 i a I} Q ucesSIBLE A`LS 5 ea siAAus 6 / !' t _ CART CORRAL STALLS 18 STALLS CV TOTAL 561 STALLS J I J u*4iN I C C PRKING RAPD:407/1,000 SF RETAIL 1 LANDSCAPE cc (/u 1 ':.,Y.;:;.-' F- p II -�.'}Y I 12 ...;► �5. ;.� i■ y STANDARD STALLS 64 STALLS ♦, - o / W O SLANDS 1W. T COMPACT STALLS 1 STALLS ry J C 0 J r ACCESSIBLE STALLS 3 STALLS 8 o -:50'WEILAND "'F.. .1 L - _ 8'PEDESTRIAN m a $ J 1 OFFER I.30' _ I TOTAL 68 STALLS F b -BIKE PATH /. !F +; 1 1 PARKING RATIO 5 67 1 000 SF J. EXISTING':. :.:1:' I G © C C -S 1��♦ \ ■f RETAIL / WEItAND' :i t`:-. 12' ~ �3% Z 12 f 9'7YP , STANDARD STALLS 51 STALLS = -3' 1P © ry S _ _ 'L COMPACT STALLS 8 STALLS j ••' "i'''' 7 n 3 J C - C ACCESSIBLE STALLS 3 STALLS ■A • Fagg$.!...,'. �, ' 58' IOTA 62 STALLS /.'.. J PARKING RATIO 517/1,000 SF /... .': # C L C ',' � IOTAI 511E 691 STALLS 4.27/1,000 SF RATIO T zB m 9'TYP 9'TYP ¢ MUE N s>' PEDESTRIAN::.y:' i -i' �14� I ,"., i3 14 - PARKING DATA NOTES. r r 78 _,�'';�:_:;.;:!` ?e' 1,ALL CALCULATIONS BASED ON TOTAL CROSS - '" '. SQUARE FOOTAGE OF BUILDING(COUNT C C L C C C INCLUDES ACCESSIBLE STALLS AND STALLS _^ 20 BICYCLE 284 m S'PEDESTRIAN USED BY CART CORRALS) !, \ 2 PARKING SHOWN CONTAINS 9'x18.5'90'PARKING ` Y 12 �: :: I PARKING '(y", ONE' PATH n� = SPACES TRASH 16'HIGH STA LSLE WIDTH]SPALLS ARE 9'xl5'TYP 12'N IL COMPACTOR SCREEN WALL DETENTION 3 REQUIRED PARKING: MAIN ENTRY EXIT POND MINIMUM PARKING RATIO 3.7 PER 1,000 SF ¢ TRUCK MAXIMUM PARKING RATIO fi 2 PER 1,111 SF 8 N LOADING J 1Z' j (PARKING ZONE B) d 7 D: C C C N i[■ - y5 I ~ T9 1'P ~ LOT 3 couPLr TO 50% STANDARDS FOR COMPACT MAY ��//�� 1. .� _¢ i g )). 0J. e3 O , 12 48' O ;y STPLLS �� LL§ FULL ACCESS LIMIT OF EXISTING :'I:': .l 30' - ^� !-� NOTES BUFFER QTARGET ENHANCEMENT f m MONUMENT SIGN !.'.' C C C C C C C a �!'' - 70 SF PER FACE AND VISUAL T, 7 1 DRAWING BASED ON SURVEY 8, 007A AND / �- f" t }4 �..� 10' SPOSITO,INC DAZED APRIL 18,1007(UPDATED 10'HIGH MAX CLEARANCE '- .iil:•'''' LANDSCAPE O (140 SF MAX TOTAL) AREA,TW ::CPEDESTR� "'tr ISLANDS TYP. PO8 LL W/MODIRED DOCK ::= :`: ,uL7 2+,2ooe) - - MUE ZONE 2 DESIGN BASED ON P09 LL PROTO WITH MODIFIED r 22 BICYCLE ,37,900 SFo �N (MIXED USE OOLK AND S10C(ROOM.APPROX.137,900 SF. n = -1 sPACEs (LGN..... '°c �/• _ cL;QMMEB. IAL -EMPLOYMENT) o 4:•:': w v �L.- ....... TRUCK.ROUTE 9'TYP 0 21 H 2, 4 B1CY,CLE:PARKING SPACES PEDESTRIAN PLAZA .....1 67. f m �1�� I O9 ■ - ,.:.;,;� AREA -i::{.:.:.> --► �I%V O --► TO' ■ F- LOT 1 cv - y� RETAIL 1 ._ meg„ i 110, � � � E-%ISTING # !" 1 50'WETLAND >::' :=<': '. FF(E00 S17B 8 O �:. 3°.. i ' `. ■�`w6nAN0 LEGEND O n— ... BUFFER .'�.:....�... 1 �I71 ... ...$ BOUNDARY cc Q I:v... ♦ C i [ i::7i. W L �R I/. 1 1 PROPOSED BUILDING � LL ,'.•::': 11 V4 ho I QiL CONCRETE CURB A GUTTER r E :: ® NUMBER Of TARGET PARKING STALLS PER ROW O Q 7: 310' 1 : / VJ 'i I EXISTING �-�i NUMBER OF OUTLET PARKING STALLS PER ROW 0 I WETLAND /:.. / ►. �S _ It -f 1 :PEDESTRIAN 70'X18'TRASH ■■/ �� CONCRETE SIDEWALK PAVEMENT ♦ BOUNDARY ]RUCK ROUTE 8,: ■ f{,�� DIRECTIONAL PAVEMENT MARKINGS .... - x ... .EMCLOSRBRE' C 7 C o C J C PATHWAY.,:;"j - ■ C COMPACT STALL c Q ..1. s s r � -- - - ACCESSIBLE STALL 1 CART R CORRAL RAL S 1\ 1 L ■ LIMIT EXISTING BUFFER c/ F E S OF 0 Y , N .� .... .................." '"::":'":::."..;:;.'.'.':'..:":": '::".':::..'. HEAVY DUTY ASPHALTIC CONCRETE PAVEMENT _ ENHANCEME 7 � � ..�.�: '.��^.�......, .'..".'...�:.; ." '.".'.'.... . ., ♦r ■�f ■■fff� r f� tr ■1"��r' ff�■ �■'r tr ■�r r■ ■�� ■ ^#!Y'jll�lw r.,r - i"r,,wr■a .:.'. 1 WETLAND BUFFER m ~ ~\ l 1 ® PEDESTRIAN PLAZAS 92 ROW PROPOSED PROPOSED___,,__55'10 78'3 ROW CONCRETE BY ARCHITECT 45' CL p, SITE SITERow III tlorl EY1511NC ROW CWSPNG ROI VARIES EASTING RAW �, E,I9,IL25" CL DROW �,, ASPHALT PATH �EX 55'PLANTER I 65'GRASS 5 -23 3 NSUAL CLEARANCE AREA O PLANTER 35'CRASS GRAPHIC SCALE EXISTING EXISTING NEW PAVE ENT ! PLANTER 6' PAVEMENT PAVEMENT VARIES / 6' NEW PAVEMENT EXISTING E%ISiING r ZONING LINE SW e' VARIES PAVEMENT PAVEMENT 8' PROPERTY UNE J 33'3 222'3 11 7 t SW SW SW _—— 6. 6„ 6. 0'-22'3 14'3 18'6. WETLANDS LINE (Ixre o7 35'GRASSED DETAILED DARTMOUTH STREET PLANTER HERMOSO WAY DEVELOPMENT PLAN PC-1.0 IMPROVEMENT SECTION 2 IMPROVEMENT SECTION NOT FOR CONSTRUCTION J \\ C'a ZONE VUE ZONE 6 m iGENEfiLCCeE Clfil) NIXED LISE ffi EMPLOYMENT) I.'.'.'.'. .■ \\ R /PEDE'SIRIPN PLAZA 'P»:'` ® i AREA W w w w w w sews w w w■ss w w w w r w w w w w .„„ , All tj / I.... I. .j Nm A.jy w rr A .,' :':EMISTING�: t'., ,� t � .!\ �`°rwwle w w :A✓^i '„k;— ..IIEItiND'-':'. �.: /�• ,. ...it - UMIT-aF %IsnNc :: ; 7 L] C} °'1 I EN AN LMENT ; TARGET "'g” ""p` I .- P09 LL W MODIFIED DOCK ..�:,:':�:�>:�:�>:� FFE SF* MIXED USE B H �.�PIAZF;fiiEA �� _ .. .. MUE ZONE :4:i �. '�' 137.900 e '�•� 1 60 o TlE�# ,' EMPLOYMENT) v fW `1 1 ° i -- llcr > RETAIL t E%Isnnc M� 12.000 SFt —r .L,. 3j —4- WETLAND O ..b:•:' .'i Yi:'.y-=:,.•`i. FFE = t76 1 BOUNDARY BDEffB. 0 111 W Q 1.. V Z M Q O }} H a W IMB 0 C%IS BUFFER— ... .. .. ....... ........... ... ..- - ... .. _ ...... .. ... ... ... .... . .... .. .. -. .. ..- , ... .. ... ... .... .. .. ... .. ...... ...... .. ..... ... .,tMANCEMENT.. .. ... ... ......v.. OL O KEY AREAS Q OMINIMAL USE AREAS-'3.86 ACi TOTAL SITE AREA 1816 ACi REQUIRED 207.OPEN SPACE 363 ACI GRAPHIC SCALE ® PASSIVE USE AREAS-092 ACI MINIMAL USE AREAS '271 ACi 152 Fill PASSIVE USE AREAS 092 ACI 52 TOTAL OPEN SPACE PROVIDED 363 ACi 202 re.0, 'MINIMAL USE FACILITIES MAY ACCOUNT FOR UP TO 752 _ a OF THE REWIRED OPEN SPACE AREAS DETAILED DEVELOPMENT PLAN PC-1.1 NOT FOR CONSTRUCTION 01 ACCESS EASEMENT - GRANTED BY '�• I ADJACENT PROPERTY 000\0 / /pAREA EDESRAN PLAZA 0O // ,q�•y' .., / o O O OI O _ ■ o o6O - J p pipI _.._ ■ ) O O : : O CIO n! �1 ❑ C7 ❑ ■ 0 0 0 N o # O o o o^ �— ANDSCAPE IS AN ui yp Colo W 14 �T RTCAND" IO 1 i ❑ 3 f .. ..` ,r r'e 'o a g tllnARO 411 00 / o G O , : + 000 . i n tDod T? C 0 nzX0001) $715 oo 1 0,. o . _ 01 Lj O' O Opo f )r}'. �' (� i 8 1■ a 9, oo / LIMIT OF EXISTING p ; �' ■ BLffFER O b ❑ O - ❑ ";' C) C} G-I - r v, c, NHANDEMENT p q E)TARGET 0 j o 10 - — Lk v4 , r O o OCR■ L2 DDIFED ., OO O0 QJEORLANDSCAPE ISLANDS pL�� p CO ag 1379001SFt O O oofFFE 800 3 00000 - n © 0 0 O o 38 �� oo -J:- . . .... .. . . '.O000 0 0 - FF- 0 000 :-0 AEIR' 'REAFEE,S .NZo00o ORAoOO .' '■. oC0 000 O F- h- a9ETty O OOEXISTING o%o Z , OFFE = 176 o0 BOUNDARY RO W O O O O 0 0000 � o 000 ofo oto ,_ Q C3 ►': : o o"o'er'" [".'. EXST�c o b o o jF= „LC Q n . .. .:. ... ....BOUNbgRY- -..".' PFBE�I IA � o o p 0 0 P�NKA� Occ l o UD 6 CjU'O 7VLTopoOOO (. W o0q _0 p000000000000000p00000000000000000000000000 •" " 0 0 6, S QOOCCCOOOOOOCOOCOO o 0 0 0 o O O o 0 o O o 0 o O o 0 0 0 0 0 0 0 COV . . . . .. - . . `IMIT OF"EXYSiING$uFFER- \ NHANCEM NT." O CIO .6 O O O W ca.. .C, ) C 00000000c0000000 00000000 �. .'. :' w�' ■rr.. "� co rrr ."rrrr ri^rrrrr C ' ilir� �rG fi• ■' i.�' .f��"■ M Q li ZQ KEY Q H ^r WETLAND AREAS W Ln l WETLAND BUFFER AREAS O GRAPHIC SCALE WETLAND BUFFER ENCROACHMENT AREAS 9,630 SFi WETLAND BUFFER MITIGATION AREAS 10,990 SFi n" DETAILED DEVELOPMENT PLAN PC-1.2 NOT FOR CONSTRUCTION AllI Ilk; , i \,fJ `\ LEGEND EX CONTOUR �180' PROPOSED CONTOUR ' MAX-2:1 tLOPE • STANDARD CATCH BASIN �. 1 I 0 - -•\• ;i,��t� �- �'��- ��-�� -�..� � �( STORM DRAIN PIPE .. __--__ RIDGE LINE FEE FINISHED FLOOR ELEVATION 'a.,-:; -RE'�A1NI ,WA6L- ### 7 1 ,. ��•,.i`; 'S.:};FA'X��2FiHE1GHT ._ - O • STANDARD STORM MANHOLE ~fit 1 1 1895 �m t, °J O 186 SPOT ELEVATIONS :a e. Ll iLLL �j '1 1P 1858 I 1 04 1y42 5.STORM,PIPE - W n 181(t" WETLANDC ®FER - / , y a } ..�;y I I TP Ci)-1 qq f/AJ- � '•�0 5x C v r WETLAND BOUNDARY" `V Qf .I 1 /. _ 'i0� 0'1 - T _ - R6TAINiNG WALL- MAX ,•! ` _ 58' - - - .I ® ...% `a .- .�- �,�c. s� 2.SFi HEIGHT 4 1• �,///? TC 1840 TC 1847 "" 30S / -t TORM PIP 1780 �'• S \ _T_S 28J TP 1g3.5'iP 1842 179.5 0' ATS= m. l� •y MAX 2:11 SLOP, Y .TP,179.17 i. /'•' •..- -)/ � 7 1796- ✓c:?- " 1798 "IP-17y1 96;- P, 284•TC jj TP 179 3 ^• w x 7 I - 9P� \�J, - 7y,57. \`�i\` T. _ rY gg �1,•�"'E' '£ lI,�C' 1 ��3 j0io TP]1938.- 7C 17992 ©Q4 i Tc 746'1. _ ma7 1s \ } 17g TP 179 58 DRAIN I �J „ 7933 m m BO 1 "'�• 'i 12i TP V7617 - Y, '1690, �. TP 17 9 f T STORMWATER LL BURE�XI51INfi 1 1 ®1 - - - : ENHANCEMENT _ 1 DETENTION „ OTARGET - MANAGEMENT FACILITY ' � 1 75 1 80'X 4' 1 STORM t 9 I a ..... PIPE IF Tl,' 7P 9 5 =o.zR m 70 }..5 P09 LL W/MODIFIED DOCK s-? � 1B�STORM PIPE 137,900 SFt AT 5=O.SR i FFE180 0 Y 3 i"r 1761 TP 1756 17G STORM PIPE TP 179.93 1 000UTFALL INVERT wgv �.� -TP 175 3TP 174 8 B _ 1 - - ' 25R 1175 - �' " MAX 4'1 SLOPESpO1 L .•, �' r 111-Sa � ., W Z I / 10• 1P 1795 1 c') cr J 1757 - - - s } a F- Q 1-- } RETAIL.�,. - aE7lISTING 50'71LANO .. : ;':FFE_'17B,r' p TP - - BUFFEfl TP 1 I. BOUNp,TRY O Z TP 1795 � H ir 2 5R 310' x ' � Q ` TG 179 5 _ r �-__ ° \ \ iIAND - / - T� 1 TC 179 94 TP 179 5 15'STORM PIPE TP 179 �' LJ TO NDARv Z \\ LIMIT OF EXISTING BUFFER - ' 11D -- `- - ENHANCEMENT �/ - i6 - - - _ - -- MAX 4 1 SLOPE 1 1 0 \\ NOTES �LY!/ >_ Jy w �i- �lw.]n,i�� ,.�aka. ��•�i J! w��"'9�-9®a .,\ ,,,\ .,�1®F'1•`� i s� V 1 BOTH ABOVE GROUND AND UNDERGROUND DETENTION FACILITIES cr .� RETAINING WALL- ARE PROPOSED FOR STORM WATER QUANTITY MANAGEMENT DESIGN -- - RETAINING WALL- RETAIN�G WALL- MAX 4 1 SLOPES MAX 3F7 HEIGHT GF STORM WATER DETENTION FACILITIES IS BASED ON CLEAN WATER Z - MAX LOFT HEIGHT MAX 4FT HEIGHT _ SERNCES DETENTION BASIN DESIGN CRITERIA.WHICH REWIRES - - LIMITING THE MAXIMUM OUTFLOW TO THE EXISTING CONDITION FOR THE CC 2,10,AND 25-YEAR STORM EVENTS SEE PRELIMINARY J - CALCULATIONS DATED AUGUST 2008 INCLUDED WITH THE DESIGN RENEW APPLICATION O W 2 CONIECH STORMFILTERS ARE PROPOSED AS A WATER DUALITY cr TREATMENT BMP UPSTREAM OF THE PROPOSED UNDERGROUND GRAPHIC SCALE DETENTION VAULT STORMWATER FILTERS Will ALSO BE USED TO TREAT ROOF RUNOFFS FROM RETAIL 1 AND RETAIL 2 IN F 1 DETAILED DEVELOPMENT PLAN PC-2.0 NOT FOR CONSTRUCTION /CONNECT 70 PUBLIC V WATER MAIN 1 / 1 �.v• INSTALL NEW SAN MH / 8•DOJBLE'CHECK' 180 11711, ,L J BACKFLOW PREVFNIOR `M IE 6"PVC(SE)=164.8 �y �\ FINISHED GRADE IE 6•PVC(SW)=1648 !W DARTMODUTH CONNECTION IE 8•PVC(N)=1633 !HYDRANT INSTALL NEW SAN MH _ - _� RIM 172 9 TO BE AEIOCATED \ !\\\ IE IN(s) 162.4 Z-C3'� ACCESS EASEMENT IE OUT(W) 162.15 - CONNECT TO PUBLI • I RC WIRED '— WATER MAIN J J DOMESTICrWAiEB/ EXISTING GROUND 1 tAETER, t �f .9■fwf>••-f�wf��■�f��0�■��ff�■f f•�■��f EXISTING 48' CULVERT { 1 t I t r FO 8•WATER(PRIVATE) j K 4 € ' 180 LF OF 0 SANITARY A S=005 ,,. t Q I E 1 t I 160 ® ® y 10+00 11+00 12+00 13+00 PUBLIC SANITARY EXTENSION .:.�. _ t ■ - PROFILE " g : 1 � I I s 8•DOUBLE CHECK / .1 -[ } N -I� - I ® I } ® _ ® , o ® } BACKFLOW PREVEN70R 50'WETLAND / UFFEN CO uJ BACKFLOW PREVENTOR c ■ 3"DOUBLE CHECK E%IsIINc , w w w w w w w ' �_ ( WETLAND I € . BOUNDARY `W 1 € i � ID E%ISTING /C //'- , i ® E w I. - - ® ! .E-d ®■ -- `"1l ' \� • MANLIC WATERT. 430i w co / iRANSFORMCR --- --_�__,... .. 2 RIM=1826 _ WATER METR-»_�___ _ IE fi•PVC(W=174 0 , i `�� ♦ WATER METER 11 I __ ( !♦ 7•r- S l � ! II - —,_'s� J. .W- Bpi• ti/ , ♦ 3 DOMESTIC F LL _ (11 - g ��qq, WATER { LIIFE EXISTING I 1 {� ® ®g \!-.f13 J,.. EUiANMENT ,I $ , (' "_ (lE ITARY CONNECTION OTARGET G� SANITARY MH , 6 6•PVC(N)=17200 SANITARY MH / II I , IM=11 � _ { SANIT RY MH / GENERATOR 34` N / .A 1' E PVC -164 8 E s vc sw-,fisz 1 ®a� P09 LL W/MODIFIED DOCK POWER CONNECTION +I T IE 8•PVC S)=162 40 { (( IE 6' VC =1 2 I SS 4 p MUE ZONE _ IE 8•PVCf NW)=16217 20'PUBLIC' - - _--�� IE 6•PVC(SW�=7648 1 S/ 137,900 SFf +�ZE' r (MIXED USE i f - IE 8' VCIIN=F650 ■ SANITARY EASEMENT = - - _ FFE = 180 0 SANITARY CONNECTION } GENER 1' EMPLOYMENT) ;. __.d_ IE 6 Pvc(s)=n4D E OMME IAL -� EX SANITARY s � ��s _ I--4—a— —v—v�—c—r " r•--W t s J` _ _;• e B•SS 0 05 3 _ W 1 1TRANSFDRMER w 8 9 IE e"PVC(SW 161_}3 �— w; Q 1 , $i'n 8 IF 8"PVC(SW 161 13 8 'N B 1 t IE E. P NW 16093 �� .-. - ""'"�"" , _ SANITARY MH , FDC IE 6PVC(N)=1739 , _ I�f•fll W IE 6"PVC(W)=1737 DOMES( / - € 1 4 ISI 1 W ,LONNECT JO PUBLIC MEETERTIC WATER '�- p{--I , K 8'FIRE LHL WATER.MAIN 1 t- i 1� ,. g I \ D T LEGEND I� / I C NOUi X d } ® ® Q6' SANITARY MH _ r M=1 4 I i ,P N T M w€ N T O _ IE 6•PVC()=167,50 T / F I \® RIM=17VC E 6�PVC(Ek1720 WATERMAIN W J�.• Z RETAIL 1 IE PVC(S)=167 7 E%ISTING WA ER ME ER Q /-` IE 6"PVC(NW)=1718 1 B�FFERTLAND /` �,\\ 12 OE 0 S176 'L M IE 6'PVC(NEJ=1675 \ C 9 ■ BOUTNOARY WATER VALVE H COC \`\ 1 \ NIT Y MH { 1 - THRUST BLOCK • G \ I RIM=1794 k } FDC I \a IE 6'PVC Q-1111 2 9 } 1{ ■ CH CK BACKFLDOU OW PREVENTOR O F- ` IE 6'PVC((N)=1JI 0 i f II ■ I'' Q J EXISTING s_g a6•SS®1a 07. I - ' FIRE HYDRANT (n Q ♦ F- ♦� BOUNDARY 3 �\ A I 8'WATEIjA,(PRIVATE .. - _-__ _- v -____ _ FDC t \ ■ SANITARY SEWER MP1N SS } N�'`, \ �l� _ ___ ■ SS MANHOLE • cn cr ` 1 �✓ \ \ , �-�-�-'�J` SS CLEANDUT Q ` UNIT EXISTING BUFFER 1 I i�� ■ GAS LINE G ENHANCC EMENTi'/ ■ GAS METER i. 1 �� •�f ate■}■•f�� V u.l ♦■ ■�ff��•��•��fiW ■��f�•/ !fff�f f ff�f A err �rw�A.•�f f f��f■ +��_f�lq�f-J f�l�... TELEPHONE 7 TRANSFORMER) r ELECTRICAL LINE PUBLIC UTILITY EASEMENT---------- Q ■ GRAPHIC SCALE O 1 IN r[cr) DETAILED DEVELOPMENT PLAN PC-3.0 NOT FOR CONSTRUCTION i i t.� �._� • i � � I j C-G ZONE MUE ZONE (GENERAL COMMERCIAL) ` (MIXED USE HADCO S7675 EMPLOYMENT) � / A / 62 ' XI ca C-40 E3 J oN % -. f Q 4- ruj I w a / 50'WETLAND ^ ® _ _ o ® ® ® 0 � � � b OFFER ,I o ' o ■ 1. ��,. .EXISTING II I t-- I .a- x`\ .;1'A,E ` v J r - WETLAND BOUNDARYi •-a,. __y. —� _--�;., o-,e,SH"vpEERC �, 'i :: a ® ® ;® J, I � 264 sCL 12 1 M • f� —4. m o Ew V p Lima`F EX ISTING BUFFER it, CO3 ®: ® ® ENMANCME)TARGET P09 LL W/MODIFIED DOCKI* MUE ZONE 137,900 SF± -G ZONE (MIXED USE ''' i_1• FFE = 1eo o GENERAEMPLOYMENT) Comm 13 IAL)r o u' E3 w w I la' � ■ VISIONAIRE AMERICAN SERIES � Z y' ® � . E3 _ a I D ► f = 0 i RETAIL 1 S \�� 12,000 SFt '' ^-# „ - ■ E11Ei TLAND ,"-�.�P III # _ ° 50'WEILAND 1 FIFE = 176 Y�l ' O m V :r ! BUFFER �� `\ \1` y+ I BDUMMY -® W /Q�{ Z f1 !7 V — Jy'�.j^f J� O — I— EXISTING WETLAND BOUNDARY3. + , \ y` LIMIT OF EXISTING BUFFER _`-\--\ \\ \ ENHANCEMENT / ■ W LIGHTING LEGEND NOTES > QQ cr_ LIGHT POLE AND FIXTURE LIGHT POLE AND FIXTURETE ING ■ TIHROUGH TFINAL DESIGN SHOWN IS D PRIOR PRELIMINARY SUBMITAALD WILL BE REFNED IT Of CONSTRUCTION LABEL DY-F-S LABEL' KV-F ARRANGEMENT SINGLE ARRANGEMENT 3 @ 90 DEGREES DOCUMENTS O LUMENS 120,000 LUMENS 120,000 GRAPHIC SCALE LLF 0750 LLF 0750 BUILDING SECURITY UGHTUIG OPERATED BY AN ENERGY MANAGEMENT DESCRIPTION VISIONAIRE AME4-T3-1000-PS,39'POLE,3'BA DESCRIPTION VISIONAIRE AME4-TS-1000-PS,39'POLE,3 BASE RESTEM SY MAINSIS USED AT ALL ON FROM DUSK TOTDAWN EXITS AND UGHT POLE AND FIXTURE 0 LIGHT POLE AND FIXTURE CLOSED CIRCUIT TELEMSION(CCTV)CAMERAS ARE MOUNTED ON THE BUILDING EXTERIOR THAT RECORD ACTIVITY ON DETAILED LPBEL DD-F LABEL 57675 THE TARGET PROPERTY SIGNS MOUNTED ON TARGET'S SITE LIGHTING ARRANGEMENT 120, ARRANGEMENT SINGLE POLES INDICATE THAT SECURITY CAMERAS ARE LUMEN$ 124001 LLF 27.011 IN USE DEVELOPMENT PLAN PC-4.0 DE 0.750 LLF 0 DESCRIPTION. NSIONAIRE AME4-T3-1000-P5,39'POLE.3'BASE DESCRIPTION HADCO 57675,25OW HPS,SP7675,16'MH TARGET MAINTAINS 9TE LIGHTING FOR ALL PARKING AREAS%HOUR AFTER STORE CLOSING NOT FOR CONSTRUCTION ri!7'iY UMP,_ C,y �d f[ rA _ S14 s" rH sr o[WIN RFFT omx n n _ f _ _ \n moDo _ RETAIL 2 2,00o sFt !\ FFE = 186 S f C OT — i If I � df Ll z � o �f la �r E Iii fs H F11,, j� F O T R oN- -n L+ S- 1 i• � ° m # f 7� OT kw t' If 0 O0 ppyj O / 00 fJ 0 ,- P,6" - ------------ O lr IA) O re .-_. _ Cllr;'" A ;.IiAIO A s W H RMOS TWIN I.,.. ,q.._ . O deo d WA Y A) (A)( o 0 AI FBF)( );o.. K r 'T �"rwrrl r,s,. iR I /rD Oz z no O on N u F9 N O D o z 0 TARGET BEIGHLEY & ASSOCIATES INC m £ STORE #T-2733 LANDSCAPE ARCHITECTURE AND PLANNING SW DARTMOUTH STREET TIGARD, OREGON \ 12840 N.W. Cornell Road, Portland, Oregon 97229 (503) 643-4796 FAX (503) 643-4798 Plant Materials Listing: Planting Details: LANDSCAPE SPECIFICATIONS - PAC-TRUST GUIDELINES BOTANICAL NAME QTY SIZE CONDITION REMARKS 1. LANDSCAPE CONTRACTOR. The Landscape Coniroctor must have an Oregon COMMON NAME Landscape Contractor's license and be bonded in the State of Oregon 2. SCOPE: Furnish lobor,materials,equipment and supervision necessary to - 00 TREES complete.II wwk shown on the Drawings and n the Specifications. Z N LI) RIM—- a'MIx Srzxfs TIaATm The graphic representation on the drawings takes precedont over quantities Z N � Acer eirCenatum 28 6-7' B&B 3 Trunk w oxc�*or otw f crux. shown on the plant list. nc 3. GUARANTEE AND REPLACEMENT: Guarantee all new plant material after hal z Vine Maple Nin A W.L e.Rxr uuta ewaL w final oc a tante for duration of one full a coin an c p growing s e year, C whichever s longer. Replace plant material t surviving or in poor Q C) Acer platarl,oides "Crimson Sentry" 77 2' Cat Can mditi.n; except only loss or damage due to freezing,vandalism or pT Crimson Sentry Maple PLAN octs and neglects n the port of others. 0) C GRADES: Final rough grade will be established by the General Contractor, 4 O 0 Acer M6rum "Frank-d" 38 2 1/2" Cal. B&B line finish grade by Landscape Contractor. Crown landscaped areas z t} Red Sunset Maple (+/- 4")So provide adequate drainage SLI -� f Betula nigra "LW.LLy" 7 6-8' B&B Clump 5. TOPSOIL: nLandscape Contractor to p...kle&install topsoil. 7~~l Q C) [ .tut Heritage River Birch Cl u p TML ncs R-1 w rz rrAuac Existing o-site clean material may be used for first 6"of topsoil. `,/ W O XQ Imported topsoil required for planting and turf areas- 12"minimum depth 2.'S pr a MN SaAES n¢A lz Imported topsoil to be representative of the areae fertile,friable,free p O^ 0- Irom roots,noxwus 0- Needs,sticks,clods,sines,grovel,or other V� Cedrizs deodarn 14 8-10' B&B VL Daodar Ceder lir a Rcw arcoM aF wuff foreign molter.(eu.yets) " ,'- of eNLL A• -LNG. -.11.4 U 6. FERTILIZERS W Chaetaecyparis nootkatensis "Green Arrow" 5 7-8' B&B �� °Nc s 4• A. Ge oral: Approved brands meeting requirements of applicable slate fertilizer laws. Uniform in composition,dr d free flowing. ~ � Green Arrow Cypress Mutcx aRcic wN Ii/SiN I 1 Y MN poli ion, y an g. L B. Commercial Mix A'-SOIL Slow Release Nitrogen,Inorganic 10-6-4 v = _ C. CLlme o� Frosinus amerdcnna "Junginger" f4 2" C.E. B&B at y I MlSS�1L+E- D. Commercial ercial Mix'B'-Webfoot 10-15-10 Slow Release U � Autumn purple Ash rucxar.sol Nmu� -seal. E. Agricultural Gypsum C F BEST-PAK,20-10-5,Turf Center,503-245-2140. ti+ © Q E Thuja plicata 8 5-6' B&B SrIPory wN.la A Barrax or NMa1G 7 TEXTURAL SOIL AMENDMENTS Garden Compost,as provided by Grimm's w LLJ U Western,Red Cedar Fuel Company,Sherwood,Or.503-625-6532 or Rexlus Fuel Co. I t sTT AooTe+u ox uxa�sas Thuja plicates "Fastifitata" 22 5-6' B&B 3 anouAlt eras As s-ED 6. TREE GUYING AND STAKING MATERIALS: Refer to detail on Drawings. � Z Nog¢n Cedar AuaFA AN C xaE uxpFA EACH TILL[ 9. MULCH MATERIALS: Free from nox ou eel seed and.II foreign material harmful to plant life Hemlock w lF,,medium grind-1 5+3/4"size. O BEL.w Nan IIMa p"„y Q Tiaia cordata "Gr¢enspire" 22 2" Cal. B&B PAcao-2, 10. EXECUTION Remove stones,mortar,concrete,rubbish,debris and any w z 00 O p Greerupire Linden material harmful to plant life from all planting areas.Spray Weeds as ® N t{t CONIFER PLANTING DETAIL required,(2)applications of Round-Up before starting work, SHRUBS 77. $Dll PREPARATION ANO PLANTING TREES SHRUBS AND GROUNDCOVER' Berberis thunbergii "Crimson Pygmy" 2 Cai. Can f2-15" Planting orthe following materials evenly over topsoil placed in each Planting a eo Rototill materials into topsoil-4 to 6"deep Crimson Pygmy Barberry Amount/t 000 square feet 15 Soil Amen Cment 15 IDs. Comm sial Fertilizer'A' Cornus stolo- 5 Cl. Can 24-30" 1 0 lbs.Gypsum e Rdturig Doggwoodd 12. PI ANTING TREES AND SHRUBS: plant upright and face to give best oppearonce or relationship to pont and structures. Euonyrnus alat74s "Compact" 5 Cal. Can 18-24" Z. - A All planting holes shall be excavated twice the size of the tree, Compact Hinged Euonymus no NmT�LwAh nooT Bowl. shrub on groundcover root boll o oat system. TUR,wLAs B. Prior to placement of each freer and)shrub,place BEST-PAKS bogs 't!m 1 P g" _z wATEe BA4x. ( din,to manual ne mentlotionin the bottom of each hole. Euon us a onita "Silver Klin 5 Cal. Can 18-24" C. Loom tl r ve twine binding and burlap from around lop of Sit-Xing E-Ven s each off allC D. Cut leanly all broken or frayed roots. Festuca ovina "Elijah Blue" 1 Gal. Can 10-12" PLAN E lace d compact backfill soil mixture carefully to ovoid injury oroots, all fill all os. Blue Fescue F. When planting fide rsthree-fourths filled,spread evenly around outer circumference of planting comity(Commercial Mix B') Lavendula angustif.lia 1 Cl. Can 10-12" 1. All one-gallon containers: 1 Teaspoon Laine nder ryas"- 9G6 2. All two-gallon containers: 1 Tablespoon 1 2'x 2"P.T.D.F.B'-D"Tree Stakes 3. All three to five gollon containers: 2 Tablespoons 2" Not Penetrate Root Ball. 3 Slakes 4. All evergreen r deciduous trees: 2 lbs,fora each caliper Mahonia aquifolium 5 Cal Can 18-24" Per Tree-One Coot Olympic(Slain Inch measured 4-inches above top of root bait. Z Oregon Grape (,'713 Reauired) G. IVn k hole I FMI hrdesillto ed'completely soak d dl iorwater oiherlo ark W Tree Ties Rubber Hose w 12 Gou a ov away. gra an prepare w • indicated. Initial tering-in of trees and shrubs by the erigation Mahonia aquifolium "Repens" 2 Cal. Can 12-15" Tee verve-From Ground To Frrsl system not permuted. Repens Oregon Grape Bone. 13 P TIN g[�M.1ki• rad and slopes in accerdante with r gh- p Lut&Remove Bottom Of Nre Basket rmsh gr°des byggother9 plus n Gas.r ILn from adtl'iiion of Nandina domestic¢ "Noon Bay" 5 Cal Can 18-24" Of Boll Afieo Stolkirp.Place Top 81 bordern povibark mVIch in all bs,Not s.betc..before Gi dlicati n lof mulchrich,s below nil O Rinhihal 3 Nm.Above Adpcent g paving,a rbs, pp Noon Bay Heavenly Bamboo Finian Gr.de. Q 14. USE OF HERBICIDES: AppTicol'rons of herbicides to all planting areas ^ V, Mulch Circle water Basin 1/2"m std NMI Drr r to Iching,a .,ding to anufocturer s ` Pertnisetum alopecuroides Name[n 1 C.I. Can f0-12" aP recommendations,for weed control.Avoid groundcover and annual areas. Dwarf Fountatn Gross a (� Mn. 4"Wide rk M Circle In 15. MULCHING OF PLANTING BEDS Mulch shrub planting beds with 3 inch Rhododendron Varieties: v re c enc euplant g bed pappllydevenly.within 2 tlays atter planing. Cover I W Jean None 21-24" B&B Backfill Soil Mixture Aa ecifred. I 16. MAINTENANCE: Be oinlen...e immediotel offer each shrub a d r W Untqu¢ 18-21" B&B Scoril Walls&bottom Of Plantin g y a eTonted. Protect and maintain plantings fo o period of 90 Tree Root BWricah Model RB-18 days aNer cceptonca Be sponsible for the tollwing k items N Symphosicarpos alba 1 G¢l. Can 10-12" c m r licca during tenan..Period Weed,cultivate, maintain mulch dep^h F- F Ani Horizon Inc. as specified,reset plants to proper grade o uprigght position,a tl do Snowberry then necessary work items.Coordinate,watering schedule with IMS LJ LJ =O Z Set Rootball On Undisturbed Sail. 503-643-6605. ,r1 L Viburnum davidi 2 Gal, Can 12-15" BEST-PAKS As Aecified. v of � 17. SOD TURF: of David Viburnum Trees&Shruba Typo < O Q A.GEN RAI. Remove f all i and stones(1" ntl larg )T 2 z Dio,of Root Ball eme ewnEa BEa9.wxLR[TSFs w[ o etc, asphalt,rubbish,debris antl ny other materials harmful Viburnum plicatum tomentos¢m 5 Gal. Can 18-24" NTMx s'-o"w ver aam ae socwAuc 1.plant life. Q �/'� 3 Doubt�e Viburnum. -1-MIN, s'-."LExalH3 wEWIRFa B.WFFO ERADICATION AND CONTROL: a,noziou I- V/ N uwc LAW Mac lir aaWryoLwAu 1. Spray as required to er dicate all xisting iinosse weed -A To nAxs rat cocATMln growth and roots Schedule applicolion to able kill Viburnum tines "Spring Bouquet" 5 Gal. Can 18-24" TREE PLANTING DETAIL-SHRUB PLAITING SIMILAR prior to subsequent work.Licensed applicator required. Spring Bouquet Viburnum2. Kill achieved by working soil is not permissible. NOTES C.Sod: GROUNOCOVER & VINESB&B i Sod shoo be weed and pest free. It shall be Beni free and conlam no more than 1R of other grosses.none of which shall be 1. CON STOCK MAY BE SUBSTITUTED Al CONTAINER STOCK OF EQUAL GRADE. oars textured y s 2. CONTAINER STOCK MAY BE SUBSTINTED NTH B&B STOCK Oi LOU GRADE 2 Sotl shall be healthy,thick, vein stand of grass 3. PLANT MATERIAL SHALL CONFORM NTH AMERICAN STANDARD Flt NURSERY STOCK, }_ p d sources' Ore Turf Farms antl J.B Sod. ANSI Z60.1'1986 EDITION. pprove a Oregon v y over topsoil 10-12" 4. ALL TREES SHALL BE BRANCHED. D.Broadcast the followingmaterials a to I.Rototill into ATatastaphyLos live-ursi 1 Cal Can & MULCH ALL PLANTING BE05 NTH S"MIN.LAYER OF SPEGFIED MULCH. topsoil 6"deep hiie moist condition: i Kinntikinnick 6 IN THE EVENT OF A DISCREPANCY BETWEEN THIS MATERIA LISTING AND THE Am int/1.DOOwSa Ft. ORANNGS THE DRANNGS SHALL GOVERN THE PLANT SPECIES AND OUNTITIES REO. °'i i 7. IN THE EVENT OF QUESTION DR LACK OF CLARITY ON DRANNGS.LANDSCAPE 2 Textural Soil Amendment CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE PROCEEDING. 100 Ibs. Calpril B LANDSCAPE CONTRACTOR IS TO NOTIFY LANDSCAPE ARCHITECT PRIOR 25 lbs. Commercial Mix'A' TO INSTALLATION OF PLANT MATERIAL GREEN SIDE UP. E.SOD BED PREPARATION: Immedioiel l0 1. s d,brio to° 9 ADJUST PLANT LAYOUT AS REWIRED 0 FIT IRRIGAl10N COVERAGE PATTERN. Fde. Roll° ,equi�ed to ntaGllsh a firrn,evenly venpaeted Sod bed free of high s low spots. ¢Scarify surface to RCVISIONS establish o friable fine textured sod bed. F.PLA�IN�SDS: Place and handle in accordance with standard antl ccePted Srociice.-ST°gger joints and butt edges ti�ht^y. On y slopes.the s d hall run perpendicular to Ione slope. Roll w Mogan y,leveling irregularities and sealing joints. G.MAINTENANCE. 1. 30 days after placing sod.top-dress with ammo Ium sulfate at the rate of 3 IDs./1%.,sq.ft. Water thoroughly n to wet the soil DRAWING several inches beneath the sod 2 Protect and maintain by watering,m w'g,r-s ddmg and we ding DRAWN BY: AMM for o minimum of 90 days after acceptanceeby the Owner or his 3. Mpresen tat ave. CHECKED BY: NSB ow grass t 1-1/2 inches in height when it attains a height of 2 inches Remove grass clippings and.depose se f ft 'te. DATE: !/29/08 4 1op-dress wittI Comm Mix A at a r to f 5 His 00 sq. It. at the end of the maintenance period. JOB NO. 0843 [j- A2 LANDSCAPE DETAILS i f m ;U (j)TARGET \ M 00 I-) zm P09 LL W/ MODIFIED DOCK % *UE ZONE C/D A a0 137,900 SF± j v; (MIXED USE W E EMPLOYMENTE o 0 o FFE = 180.0 !!r" z w ° Q TTV O 0 I 4� fi U) ADQ- R� c Thv buffer ytan v basad upon the Xa W Resources A.sa.sment Report prepared by Geo£nagvrvars.inc foie Xa 2361-041-04 U Jt v intnded to meet Clean Wafer Snmce Slaridards LLJ O O I �� Stte Daacriptivn - ~ TM sic ss¢yproz. 18 acre lecafed vntli.vn tM eastern NY limits of Tlgnrd Oregon A=be d by SW DnrtmeuN Road on tM earth,vac t tots I to tM nortMast.randmtwl lots to eM east�d soutMast asd Red Rock Creek to tM wast Two smn!graveled entrances from SW Dnrtmoueh Road — yrovida occas to tM pro)atf sole TM sole w cleared graded arwt fv/kd in tM LWe 1990'.A sere as (ocalad to tM rwrNarn!omits of tM �' N ste wd wetlands were created adjacent fo fM relocated tr os mingatwn ter Ne permitted wetland and steam Impede — % _ CD Wetlands¢i tM sfe were previmvty datineated by o1—several 1—ago vswcvatwn with s vnvastig¢lvwis J¢r a proposed tlevetopmant fMt - 1�}y' 0) shnbaM d Pac9 t hes avb-g—tky Rad these wefland baundanes proJesswnalty surveyed to defer —[Iv buJJer limits associated unth � am and wetland.mifigahon areas vn order t4 assess the condahon of 11e mingatvon areas PvcTvst determirwd A.IM mvlvgatwn m'e weT¢ wt ornp/vnwe vnN M pernut cendifvoav relating fa the stream and vretta -ah U raguiremmts PoeTruat n, dI DSL,, a Isst of actions needed t..=g v1M mihHatvf areas rate fl- comytvance,rsrvwad 1R ¢ctvmas wfR US Amey CSf Engineers of DSL,and I-ffanted a U tAeae meaaurez n tM JaD of 2007 TRv efJart iwtuded inslalting additional plants wiNm 1M inner 25 Jee[of iM welfand and stream buJJ¢rs the fUll 1 yorfwn o Q (� The lilt pad tM gr_d Uy soyas down from tM n rlMasf tM avWAwest while tM cen[rW pmhon ss re/afavely Jlat Several targe Piles of uJ ID c c enface fW me aso found m tM tR nay of Ne a The fill ped and.!oyes pnmanlb supyort bw grouts wJA ro-whoa g asses a t weedy Q�� fiecias Pres Hatnted_h wn-wove and _ U� ¢MrDs vnd.Krebs esceyt to[M areas IAW were pi¢Ned m Jett 2007 with wtvve shrub aM.tree.Paces Q Q An u¢nwmed tMutary to Red Rock Creek flows was[ sout acro s tM—1—Pvrfven of its At,tmmedwtely h¢f SM Dart th Road.Rad Rock �y Creak.Located offn to Ne west,11.1 1——Fanw�Creek TM wetlands an 1 perennial stream en tM nta have bean assyned a 50-Joo[-wade _ "(��rJ r_l z egetaled camdor per Clean Meter Services Rsquireme av ^ F�`I TM 1 c-1—ftaersm delin d—W Ud -D TMtabufjer areas sumouvidvng each aw Mve been laded into a m different veg kd ` Lr) (�^�A Q v radar (��_� I+i Va9etWed Condor—mi-t 1.roughly 1b-Coat-witle atnp of P^'n�a^ty barbmaous vegatafwn localad on tM Jilt slope rwM of Wetland A.TAss plant c unvty predominantly aupyortt nonJh f iraasve Herbaceous planta sad several patches eJ vaavve xcafcA broom Tree c fs is ��1 prmndedtlbadedrn camdor coavdMen rooted wNm Wetland A and was observed to be ayyrox 25 percent Per CWS ataMnrds,Nss Plant community l _ gr �Q/ Vegetated CorrvdoraCommunifY 2 roughly f5-Joot-p strop of vapetatian located on LM elope between Wetland A and tM stern edge of SM proposed develoyment area This plant c anity contains awpy of biaak cottonwood rooted wvthm Net A which provitles approi 5 Percent - (� PLANT COMMUNITY 1 er TM understory spews include invasve Himdnyan btockberry and vnvanve Aerbaceovs species Per CWSstandards.Nv plant—ya degraded corridw�condilion Vegetated Camden Community 3 located on tM fit*pad od)—t to cammun hes 1.-1Z Tarea iansparaaty Hetakd by -native and e herbaceous.Pecos TM matronly of Nss a en v �d by boa ground.TAss communvty ss a degraded camdor conditvon _ I Vega_ Corridor Community 4 vwtut d area immediately sarrsanding Wetland B TAss pfmd eemmunvtyneaadatns can-wtvva Mrbac t spaces end nnewa rhrvb species tMt our vnid Vy vn JWi 2007. TM aerolt tree campy cover in Chu vaget .c meetly woe pl.t 5 yarcefh — c c Cu ant condi o w of N pant commun y waW d bee dsred deg ailed pe CWS eta lard Xowever.rven a wugA—t—plant cm er n tR vegetatvv¢r u'. v manllY less I—50 percent and tree carwpy c er ss only 5 percent,as 1M planted Arab and hes specneavmoture,It— aspected to increase to a good comdar.—td——oral Ex15tin Trees To I Ve9efated Corridor Community 5.apyrox 20 feel cauda and cont¢vw vhu aM trees Nat were planted in fW 2007 Thss eamm y outs. I I Wallets C and[M an-cote stream rid contWry relanve/y!ow my a apes¢.coverage A'ahve plant..... o ss cuma,dty 15 percent and tM tree ` Remain Typ canopy n thss area yrovidas less than 5 percent aerwl coverage Current caonditvass bJ th.plmil Qomm ally would ba corssidered degraded per CWS I T, D standards Havuver,as etv Planted shrub caw1 tree spaces mature.Lds a ss esyacted to vivre u good eamdm cored twn aero!! 11 IY Ve9etatad Comdvr Community 6.es ands out Jrom Cammunify 5 unto tM fill Pad TM—1—ty of this ran is ocsapwd by bare ground aM only ' avyports 10 percent can w vw grru s cou Thv veg'—d community --d..degrodad comdar per CMS s antlards D(j1��JJ�''m 1.tated Corridor Community> mounds Netiaiid D and includes lM culveried crg of tM stre¢m [M yra)e<t ste Apyrox 50 yercenil of B d,�l�y;J the ea v para ground TAss vegetated communvty v considered a degraded camitivrsper CWS sfv+darda Z 0 - 0 W W o � O a Q N Q= fRad sea. v\ ) vestern Ree Cedar PLANT COMMUNITY 2 Big feat Mople PLANT COMMUNITY 3 I REVISIONS DRAWING DRAWN BY: AMW CHECKED BY: HsB DATE: 8/29/08 JOB NO. 0843 BUFFER TREE PLANTING PLAN SHEET: 0 10 20 40 oT 6 r � � Site Raquiraments f R,—,alt mvanue rwn-natvva m n° vs pleat mntenvl by M° TAss vvicfudes bl—be ..E,,,,—Ivy,ZA,,—hawthorn.Mzal .belly,wd youon oak as w¢f(as anb➢Lane m 2re�tAaf co urWer,hss heading F T Preserve n!a's a.vlvng iw vegetation to tAa marmum extent grnctunbla � OlS 3 Reptantvng/tldwncemenftias IoU°wses Vegetated Comtlar Communitb 1 Tree requI— 5,862 x.DI-59 tree. 111 Shrub requi>amenL 5662 x 05�299 shrubs £tsstmg nett¢tree carwyy Quercus ga IIA= ZSR ff4) Exutvg native I— Ne,w Requved]Yeas 59-14-41 NewNative haca Q (`� Ib \ Regvured SArnbs 299 New N¢hva shrugs z (V m N r" \, C/-) J Q,l0 Pt¢nt Lut J°r tegetated Cmndm Community 1 TI'fim 4\4 Tai°" ti+9� MST Md`"°` 54°1' r+, a' Q7 \ \ Bvg Leaf N¢ple(Acm maerophyiium) f5 Tree Dry Son 2 HaL 9' Smgte E--.� Q Q / \ Red (Al—rubra) 15 Trae Nosst Son I gat 3' Svrple �,L/.IIz Lo Masl—R Red Cedar(Th,,,,(Th,,,,ph—,I,) Nosst l 15 hee S- 2 gal 2' Single Q Radtwve Dogwood(Camas atoi¢niJmaJ 50 sArvb Wei Pari I gat 2' Ctuatm C IMwn PL.,(Oemtan¢cer jormss) 50 Shr°.b Noss, Shade 2 gal 2' sv k W O Q Swamp Rosa(Roan➢ssocarpa) 50 SRrub Y—i Shade 1 Hal T' Cluster O S�VQ PaciJw Nvriebmk(pysacarpus cap—1-) 50 Shrub Noss, Shoda 1 gal 2• Smgte y 1 D d Swwberry(Symphoncaryes tabus) 50 Shrub Dry Part f ga! 15' Clustm salmonbarry(Kobus specevbdssl 43 shrub Nowt shade 1 gal 1 5' Ctustm W O / \ � I PEDESTRIAN PLAZA _ / AREA _ Vegetntad Comdor Cvmmumty 2 hoe requt,mmf'11,71, x 01=118 trees < E f, Sh,ub reguiremenf 11.770 x b - if ah+uDs t, O Q O £xsstvey native trees Poyvlvs balsamifera-SR(5) rl Essshng native shnbs None (..J Requved Trees 118-5-119 Naw Native Trees A Requiretl SM1ru6s.588 Naw Native SRruas W PLANT COMMUNITY 4 Q J 4a�y,o^ / •c) / CD CO B.9 Leaf..,Ie / ,Zl 54xL"8a C�oN s ,6 o'^ is 8"O` 5"4`O^i NeW� o Q E Rad ode, I ob CD RETAIL 1 J Plant Lsst fm Vegetated C—comm y 2 T+^ 4a4a 9�pn m�y^ 51-14 w Q Western Red Cedar I 1 2,000 S Ff Bvg Leaf Nape(Acer1 Red mac+gyhytlum) O6 E hee Dry Sun 2 sarigs`-" O J I 50' WETLAND FFE = 1 6 AI (Al—rubra, Tea Noist Sun ga S.,I. M BU FER �� \ aatarn Rad Cedar(Thugs yiu�a) 90 hee Loist s— T Bn, 2 Sing f \, R—d D.—d(Cornus stolen-.—) 99 Shnib Mae Part 1 Ba 2Ctvstm F 1 d P,um(Demtariu ce>anlmmva) BD S)wb Yoist shade z gal Swamp Rose(Kean➢uvc fy^�{ Po Jic N.nabark(Pysoemp„e,.P—) Bob Shn.b Noi.t sAnde f gal z alright C-J _Cif a%t Snowberry(SbmpMnca,pea albvsJ 110 srt>va Dry Part I get 15 Clvater Satmonb—(Ru6us aprctabUu) 79 SArub Yout Shade 1 BaL 15' Cluster _ w IL EXISTINGVegelaled Carridnr Community 3 Tree requirment 36,627 x 01-367 trans WETLAND shrub,agw.,ame t 96.62]s 05=I.B92.A un. (,`^�\ Exiting native trees No+u J BOUNDARY E wring na ine sar¢ba N.. w c R +^ +^ I R n9 Pint List fm Vegetated Co,rider Community 9 ` I Big Lef Nnple(Acer mamophyUum) 66 Tree Dry Son 2 gal 3' 51.R¢d Alder(Al——) 1,, Tree Yosst Sun f pal 3' sing!. Western Red Cedar(They°ph—f.) 96 Trae You, SAnde 2 got 2' Sugie O r = a. Veru Naple(Acer rirnrutum) f0E Tree M-1 Part 1 pal P' Single Q - LIMIT OF EXISTING BUFFER Oceaspray(Rolodssv dsscolm) 35, shoo Dry sun 2 gal 5' Singe C0 FN H AN C E M E N TRed Tiewertng Cu ant(BU—.anyuinevm) 972 Shrub D, Svn gni 5' 01— TaU Orogen Cr¢Pe(YaAanin aqv lohvm) 986 Shrua Dry Sun f gal 6' Song!¢ ` �I i Yom+- f I^, + B^l l ^I^l� I I ((L �'I` Snowaerry(Symphoncarpos ataus) 975 Shrua Dry Parf i gal f 5• Ciuste> r �. (v I�I` BaldAvp Rose(Rosy gymrwcarpa) 348 s— Dry Pori f g¢! 15' Ciustm J \ Vegetalad Comdor Communvty( Tree ragvirm¢rU'90,830 x Of=909 trees W tJ Shrub raquirament 90,890 x 05=1542 AP— LLJ E-4 nNvve Fear'Cratoegus dougianv=59.(11) E—t—natwe ah—b..-A.nutk—-15%(217) H Requvrad Trees 909-11=295 New Native O hoes Q P,—d S—A. 1502-217-1925 New N..—Sluvas 0 µ¢,qd 5'Pe'a+'aEaiay°� A° 'em¢.n +fe'et'. R°e\" 4\ar\ o*p`a �° pe4 fa ,da •,+g 4 P!°nt Lut fm Vegetated comfier C°mmumty a Big Leaf Y,.(AcermamoyrtyUum) 50 tion Dry Sun T get 3' hngte Red Aider(Al—rubra) 142 hee Noise Sun 1 g°L 3' IIW Western Red Cedar(TA-a ylicatn) 109 Tree Nout Shade 2 gal P' Si le Redtwig Dogwood(Cornua nate Jere) 196 Shrug Met Part f- Cluster Indian Plum foemlerva w Jmmu) zoo shrva Neis, shade 2 gal 2' 1v 1. Swamp Rose(Rosa DuocarynJ 947 Shrub Nout Shade ,ga, 2• Custer P Jic N—bark(Pysecaryvs sapUv[vs) 1B5 Shn.a Lout shade 1 gni 2• Single Srwwbe ,(Symphoruarpos oLDus) 307 SAn.a Dry Pert f gat 1 5' Clustm REVISIONS DRAWING DRAWN BY: AMY CHECKED BY: NSB DATE! 6/2B/08 JOB NO. 0813 BUFFER TREE PLANTING PLAN sHECT: 0 100 40 B 2 OF 6 \ � site Desrnptwn Cont. Vc9¢1ot.d C.—Community 5 Trea reguirment 21.129 x.01-222 frees SAruD+aquaremesU'22,129 z OS=1101.-ft \ Exwhng fwtave trees Pmus DorWerosn 5S(11) £suhng mtvv¢sAnes RuDus rpeclaDdss= rD2(Ifo) Requvred Tees 222-11=211 Neu Native]Y¢es R¢quared Shnbr 1101-110=991 Neu Nvtsva SAnbs \\ ❑ Z m01, \ I\ ti r z C PEDESTRIAN PLAZA / 54` ,�°" ad�`em d'° m¢°°` 9`n F°�� o a c AREA ..— Ptanf Lsst for Vegetated carman+Commuwy 5 P — rinv"s� / - BW Leaf Yapte(Acer mac hVliu ) 39 Tree Dry Sun 2 gat 3' Smgte C Q C) / Rad Alder(Al-rubra) B6 Tree Yossf Sun 1 gal 3' 9vn91a „/1 z ..Ln ' Western Red Cedar(Thula plualn) B6 Tree Nowt SAad¢ Z 9af 2• cvngle 1��1 Q �- wes ern Red CedarC f( Radtung Dogwood(Conus smlonaJ¢ra) >0 ShnD Mat P¢rt 1 gal 2" Civs[ar p X i Retl Alder Ind,an Plum(0emiena cerasafmrru) 10 shnb Nosst Shade 2 pat 2' Svfpte O LLJ y Q Big L,,f Maple "I Swnp Rose(Rosa pwecarpaf 261 shrug Yowf Shade f gat 2' Cluster `O Pacv/ic ,--k(Pyaoca+yus aap,fatsuJ 9o2 Shnb Nowt Shad¢ f gni 2' Sarvgle ' Srawberry(SympAonarpos dbvs) 188 sh- Dry Part I gat 1 5' Cluster W O S1� Vegetated Comdm Community 6' Tree requarmenf f>,4Bs s 01=115 frees r�<J Shnb regvtramen[ 11.1136 x 05=815 shnbs _ Existing mtwe trees None U PLANT COMMUNITY 5 Exirnray nntwe rhnbe.None a' LC PLANT COMMUNITY 6 / LLJ U t N I-7 / - +I C� ¢�dm4 e ¢m 5,° 4e ya U z o J j C) � 0�.7 ` ms'o 59e DGo 9gta'f�4e4'a~ ,m'e"'g°e,'�`�m 9 ;n9 f �1 � � M / O vat Pfnnt Lssf Jor Vegelntad Comdm'Community 6 d"'v 430 slopes 4,pp 1t+f` �, 540` I+1 co � . By1 Leal kfapte(Acer mac AVUum) 25 Tree Dry Sun 2 pat 3' Svragte Q Q N�--� Aldan(ALnvs n6ra) I10 Tree Yowl Sun 1 gal 9• tingle W wW11—Red Cedar(Thuja ptic¢ta) 40 Tee MM( S— 2 2' Sb pls Ll- Redfu Dogwood(Cornus si—lfera) 100 SAnb Y¢t P¢rt r gat 2' Cluster 1 Ind-Plum(0¢mlarta.-W—) 100 Shrub N.- Sharia 2 pal 2' Staple WOW 1n1 Swamp Rasa(Rosa J 900 Shrub Yowt Shade 1 p,a2' Ctust°r W ' ETE AND PaciJac Nirab¢rk(P,.:.,-pwor¢+pnatptu capvfatus) 150 Shnb It 1 5' c-Crusta sw Shade 1 gal 2• l L Y.c Snow Derry(Symplwru¢rpas atbus) 225 SAruD Dry Part 1 gat/ 1 I Ve9alaled Comdor Communvty> Tree requarment leiz.Of=21 trees one z.regwarame+vf s4f x Ds=rs2 ranee Ezwevg wtiva ere Nona L � Existing tenhua srtnbs'None / Dom4 5,v ¢,gn Are% _./ ¢ 5 s � `°se nyero .td"" a � t s4 Dd geed'° Roes^ or a P e at*' z Plant Lust for Vegetated Comvdor Cmnmunuy 1 is"rm P`oy Av"9� lt'y°v f1 ^` 5409"1 O Xople(Acer--l-) 11 - Yowt Pnrt 19w 2 s-e S.-Ara(Anus conform) 10 Tree Xossi sun r gat z' Sangly o Tall Oregon Cropv(Y¢Asma aq¢,Jofium) 98 Shnb Dry Sun f gal 6" Seek S—b Rosa(Rosa pymrwcary¢) 4> Shn Dry Part I gW 1 5' Cluster f SmwDerry(SympAoncarpos a-) 41 Shrub Dry Pan f gal 1.5' Clua[ar Red Co1u .(Aquil¢gw Jarmasq) 96 N-b Dry Pan Crosier D, ,l r � t / in nddstwn to lha plmt lishry f^r exA cammunvtb•the folloudng seed mss ss+eguared fen lM entire suffer airs ~ C C C X _ Seed/ B T.B°Used On£atone=WJer S,le I— I _ Nair B-- A,--scaera 33S L>_J LJJ Spfkv Bantgrass Agrortis a arta 3.4 O ' � Tall Yanw-praas ClYveria elate 34. r' cos Q All plants f°ee pd p3nnlad oath oddatiorw.i organo matter•f requvred put no irad+ivonal J¢rt,taleser ss snry plant Placement shop ba cvewutent <� r� smN Ne Jarsn of Ne raturally¢ccu+rtnB plant e¢mmuruty 14'ees!sArubs sh¢Li De placed m smgles°sc tustara eJ the s¢+ne specua t°yrowte a 3 J or i 1 I lu Planhrvp scheme 15 Ba 4 Ptmf[vrssta.1-U l requar¢m¢nts Contasnenzed shall ll b¢—d—Y J+om FeDnary NrougR MW nM OGO— througA Nmember ra shvN V I 1 reol stock De ad eNY from Decsrnber 15 through Ayt,l f5 Trees&rhrwDs piont,d led anan uplatad areas to D¢mWCMd n manimurn of three vncAes,n depth and IB inches,n dm App+oPmata mulcAes s,wivda thus¢ Irom rnmPvatvd tams or Dar!that hove rat been ctamuvBY treats a TemPo+nry�eragatwn oast be provided nM used dssnrag tAe t o Yenr 5 Mitt° -1 moth a All lent melena!u to be to d TAe r moral weeds w --h— W1 hroe Rout the ng nf.,.a new p ppa of n -native., as,va raceerary p (/' Jura teraraa penad.b°r 90, If n hantthy rtand of desuaDle vagetataon u establsslwd The safe ss t°be ma+utarad a man oft tspimlt"ref t" ( 1 V. pj /of a,V time LAe landscnpvvg tc below the BOR s1 bm leve4 the m th, shall+rnrtnll all de S t razl apprapssnte Pianhry opporiunatY ossa[De too y¢m mn,ntananca period sAa11 begsn¢yasn Porn tAe dote°f rapinntirg Sa` B C C r / ^^ REVISIONS LIMIT OF EXISTING J BUFFER ENHANCEMENT C C ( C DRAWING I 1, l.• DRAWN BY: AMM CHECKED BY: HE DATE: 8/29/08 JOB N0 0863 oiJ BUFFER TREE \ I PLANTING PLAN SHEET: 0 10� Z� B — 3 T / rn 1 II I OF 6 U 11 OTARGET M CO --® P09 LL W/ MODIFIED DOCK _ z 'o o UD 137,900 SF± ',' — RetlMg Dogwood � ( FFE = 180.0 o °"( snmon erry o o v MUE ZONE U W o xQ (MIXED USE O o EMPLOYMENT) t U -6 I �,S L o s pweerry w °o I--plum o t _ p � D z 00 o Pocil,c Nmeb— v C r• PLANT COMMUNITY 1 C C 1 =' .m I EKlsE—fingTrrees To DRerna�n" Typ WETLAN � B" Y U � I Q1 Z C 0 OL Toll Oregon Grape 0--proy 1 0 D 0 `J `J '•� Red flowennq Currant Boldly,Rose / v ~ Swomp Rose snowberry -_ LLJ L.LJ 0 e Q O PLANT COMMUNITY 2 t PLANT COMMUNITY 3 i i f REVISIONS DRAWING DRAWN BY. AMM CHECKED BY: H.B DATE: 8/29/08 JOB NO. OBA3 BUFFER SHRUB PLANTING PLAN SHEET: o io 20 4 — oR 6 0, "o z z 0) c: —j 0 LD E— C.) x Li < s.—p R— LLJ 0 F 0 PEDESTRIAN PLAZA AREA 'D < IINI COMMUNITY 4 �4 oc 0 RETAILF_l < / °.�,ry 50' WETLAND 12,000 S. + D.g—d BUFFER FFE = 176 P,P,P, P-A,,Ni,,b,,k EXISTING WETLAND BOUNDARY Z 0 D --t- LIMIT OF E\ISTINC BUFFER ..... ..... ENHANCEMENT LLJ LLJ 0 (-D FK ry 0 < REVISIONS DRAWING DRAWN BY: -m CHECKED BY HS8 DATE- 8/29/08 JOB NO. 0843 BUFFER SHRUB PLANTING PLAN SHEET: 0 10 20 40 B - OF - - - - - - - - - ---- - - - - - -- -- - - - - -- 1111 - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ALTA/ACSN LAND TITLE SURVEY FLOOD PLAIN ZONE OWNER LOCATED IN THE NORTHEAST AND NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 2 I .rM# PACpiG REAIn ASSarAiES N `A_ uSJD sw SCaIgA PAPorw9r SOUTH, RANGE 1 WEST, AND THE SOUTHWEST QUARTER OF SECTION 6, TOWNSHIP 1 I �" 1 ST LXABD W Bao PLNN ZMF A CITY OF TIGARD,SWASHINGTON E COUNTY, OREGON STATE �• . AREA T Ino-VR FL DOC BASE PARKING SPACES + nOOO arVA DONS AND F1 9iE wax( S'�� r G NA'ARDS NOT DETERYIeD r t , > 15196CD-02200 PALL NC 410139 0517 B t r P1^/rh oa rED gvrEY9ER Jq 1991 BUILDING SETBACKS •fir 'WIWrMi r.,.1 - COSTCO PA ED NO UNION 1.1 CWJ B ATI+ v WHOLESALE CORP. 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A. ylll l Eq a 119 101 PAINTED SPLIT FACE CMV C-11 --PAINTED SPLIT FACE CMU C-11 INTEGRAL COLOR SPLIT FACE CMU C-11 PAINTED SPLIT FACE CMU C-13--- PAINTED SPLIT FACE CMU C-13 -16'X16'CMU-4 BASE ------ PAINTED SPLIT FACE CMU C-14 EFS C-1 FPAINTED SPLIT FACE CMU C-14FTBR-1 BUILDING SIGNAGE EL-170'-2' EL•124'-2' EL-126'-2' LEFT ELEVATION ' PAINTED SPILT FACE CMU C-14 EFS C-1 PAINTED SPILT FACE CMU C-13 EFS C-11 EFS C-11 EFS C-11 PAINTED SPILT FACE CMU C-13 PAINTED SPILT FACE CMU C-14 PAINTED CMU C-14 BUILDING SIGNAGE ilk- mom µ' O n=ios'-o REAR a • TIGARD, OR DOCK I I rARGETSTORE CONFIGURATION 2008 e I I - I I 3 5 - ° I TARGET CORPORATION I I I I I I 4 18� 8° I I I rrrDErr I, er.k`avnvwE.r MI Nb E : g3 NOTICE VERIFY ALL DIMENSIONS AND CONDITIONS I J I I I I -NOTIFY THIS OFFICE OF ANY VARIATIONS -ALTERNATE USE OF THIS DRAWING MUST • _ 3 0 APPROVED BY THIS OFFICE • • 'inks Uocumsna the e.eluaw p'OpeMty ne taryea Cecpo.euw tery ft e t n f To—q•t Cro L_ I I I �'M po-..eee.en er ups°e«„e«.e aee• I I J et ..y a�.�n; o..vie•. Oj _—_—_—_—_—_—_ --_—_—_—_—_—_—i—_—_—_—_—_—_ _---_—_—_—_—_i —_—_—_—_—_—_—i_— _ _ _ _ _ _ —_—_—_i_—_—_—_—_—_—_i_—_—_—_—_—_— —_—_ I`I— — —_—_—_---_—_—_—_— vRevlelal °i:`;;::,anwae I ' � I I/—�� pee�f�e P•�e...�a vNer�eeiim f.em U' Te.yea Cecpe.euon s ctly fe.Otea.n: I I I I I I I - ------------------ I j I I I I I I I I I j i i i i i i i - - Ii Ii - Ii - - - - - - - - - -oo-------------- --------- - ; --- 415 _5 1 i i i i i i 1 -------- -- -------- - -t- - - - - - - -------- - - - - - - -+- - - - - - -+- - - - - - - - - - - - - ; - - - - - _ - - - - - - - 03 TIOTAL BUILDING SF 137, 902 i TOTAL STOCK SF 20, 617 I I I ------N -- -------- -- --r-------------- -------------- ---- - -------------- ---------------------- -- ---- ----------- ----------------------- I I I I I I I (tel I Qo I I I I I I I I I I I f I -------------- --------- -- --- -------------- --------------- ----- - ------ ------------- -------------- ------------- ---- -- ---- ---------- ----------@ i i i i i i I i i i i I I 1 i i i i i i i i i i i 0-------- - - - -1- - - - - - - ! - - - - - - - - - - - - - - - - - - - -------------- - - - - - - - - - - - - - -- - - - - `_' I L1 I '' FEASIBILITY II I1 '-'; O-- 1 I l------i--------------i' — � - J F -------------------------0 � TARGET 1 ------ -- " i " ---- i 1 _ �Oi 10 A r^ /11108 fl WN AY, A..B,1 N AHN 'I I _ �� —-—_—_— I - r , �� ____— —_—_—_—_—_ '- On _-_-_-_-- -_ - - 1r, - - I a JULY 2010 NEW STORE -�� =-mss -I - - - - - - - ----------- - - NAME TI ARD TIGARD.OR ORE --=-- ` I I I j Sr ND -ORTI t --- I I I ITITLE FIXTURE PLAN I I I I LAN TYPE H T N. 09.383 FP1 e !;2'-0" TO White Cap Flashinq Parapet - 3 Color Stucco and Accents Tinted Glass 2T-0" T.o. i r Parapet 12'-0'' T.o. Storefront61-011 f'o, p I - StorefrontT—T Metal Canopy at Fnd Caps Brick Pilasters f?ecessed Brick Field Clear Glass and.Aluminum Storefront Grand Face Colored NORTH ELEVATION Concrete Nock 52'-0" T.O. Parapet _. 2T-0'' r.o. Parapet - - NRY`S - 14' o r.0. - ( }i Storefront �_�_ t i. I i i� Storefront i i i L WEST ELEVATION EAST ELEVATION White Cap Flashing 52'-0" r.0. Parapet 3 Color Stucco and Accents — Timed Glass 2T-0" r,0. a _ 2T7� _ Parapet Y CAROL'S - -- 14'-O" r.0. I - ` 81-01, T.o, - - i - Storefront `- - - (3rick Pilasters Metal Canopy ' Ground Face Colored Clear Glass and Aluminum Storefront SOUTH ELEVATION Concrete Nock 1 TIGARD SHOPS F2AcTRUST 0 C C G H:\Design\280 Tigard Triangle\Dartmouth Property\Target\shops_plan.dwg-SHEET:8%1 I Aug 27,2008-2:25pm motto 3U•_e• 30._0. 1'-0• 22'-0' 22'-0" 1'-0• i -__-__-a --------_ --- 0 -- __ _ ------- ------- a r o O OPct oP cLm z - -—--—--—- ----- -J - c� (G --e-- --------- - o ----G clk -e" i w -- __ _-__-__-_ ------ 2 -----2 o _ ------_ ------- a i i I I I D CO C7 z � � n aD r m d Kenneth Grimes SPACE FOR: o y C 15350 SW SEQUOIA PKWY#300 C' v� PORTLAND, OR 97224 0Retail Shops Building 0 PH (503) 624-6300 C7 ~ Z FX (503) 624-7755 y Dartmouth Retail Center00 ? Dartmouth Retail Shops Building p Tigard, Oregon A PACTRUST PROPERTY FULL ACCESS—� \ cl ......:::> PROPOSED TRAFFIC SIGNAL f ,\ ,� C-G ZONE MUE ZONE (GENERAL COMMERCIAL (MIXED USE ■ ACCESS EASEMENT ! EMPLOYMENT) "`' ■ f REQUIRED 60, ■ I I ,I ' .. I N 4� l l Tri 'rIIc rc o^ LANDSCAPE W . o 151-ANDS TYP I 50'WFRAND ♦ri ` CO) TARGET /�� :NEANO' t.' I 2• 9'TYP. ♦G/ :DOn1 DNDnii ARY .:...... i�: .i — iJI �,"' I i I i �J III II 4j i I � I I �� -■� HIM ff^^ z y _ '- TIGARD OR j/ �.. �/ nes —► IU') �r'41 mi_ m 91YP. 9'TYP. II\ \ ^ �� `ff',:�. :, 'I J I J J ! �• — --)i JIJ JIJ J ;; -1�",(�J I �\ `\ fl I II. III IJ 1 =-1-D � �I LJ Ty Q – SIGN SCHEDULE �TTIj CIO f l f 9'�' e -5' 0 Q ILLUMINATED D/F MONUMENT SIGN - QTY. -(1 ) UNIT OF EXISTING 70'EtJFTER ENHANCEMENT ;r: l 1- ( - �` ILLUMINATED D/F MONUMENT SIGN - QTY -(1 ) 1.: � <—• Q— i— 1341 I ^�..i... `�'�;-� LANDSCAPE ISLANDS TYPI.U' -—I I(._.i 1 I 1 y \ • /,tY:H..0..:..:...A....".. :• MUE ZOIC ZtGENERA >l (MIXED USE EMPLOYMENT) III I L. TARGET 41 � J 1 . . I RETAIL 1 72,000 SF3 {{ EXISTING - - —► :{:: NEnAND I 30 50'WEnAND F-F'.=175.5 ,i�' P lyl t' BWNDARY �TTtR 1 ` EXISTING :' "i�., ME \\ I nANO .y. ? y EI 151 —► I • TBOUNDARY \. :.�I:1* JY7I J JI JI JIJ �I J'i e _ J, -� •_ ...... l MIT C __J , U OF EXISTING BUFFER— ENHANCEMENT UFFER ENHANCEMENT ":�:�'::�...... \ :. .......... ,'. _ ra yll FEDERAL 1 I Revisions Project/Location. This original drawing i'i R-1 Account Rep: Boyd HIppEIlStiel Job Number. 23-87003-00 MONU is provided as part of a EAT H and Is not to be exhibited, - ---- --- ------- -- -- -- TARGET Planned project R-2 4 R-3 Protect Manager. Sandra Ramirez Date. 8-27-08 copied or reproduced B.D. without the written SIGN COMPANY 15 't3a' rfaeaiZ � R-4 Drawn B Jim Womack Sheet Number 1 of 2 p e r m I s s i o n o f www.FederalHeath.com d --.- v TIGARD, OR Federal Heath Sign 12704 Dupont Circle,Tampa,FL 33626 " .f"' Colors Depicted in Tru:Rendering May Not Match Actual Finished Materials.Refer To Product Samples For Exact Color Match V� Wil—fie'Laheralul.Inc. ELECTRICAL TO USE U L LISTED 97223 C O nl a n LLC O r its (813)855-4415 (800)284-3284 Fax 1813)854-3037 Butldirg ouainy Signage For/Mnerkan Business Client Approval/Date: Landlord Approval/Date: COMPONENTS AND SHALL MEET Design Number 23-87003-00 MONU P Y• ELECTRIC SIGN ALLN.E C STANDARDS. authorized agent Ic 2007 6'-0" 4'-0" 1'-6" TARGET AND TENANT FACES TO BE ROUTED ALUMINUM WITH PLEX COPY ALUMINUM PAINTED WHITE -STONE CAP 6„ WITH STUCCO FINISH 4' TENANT 1 2' 1D',2" 6'-6 — J 3 10' " 1D 112 - TENANT 2 , TARGET 2'-10 Yz" D STONE CAP-, 3" I 3"_ I ' I 2'-9" I I MASONRY TO MATCH BUILDING I L _ ILLUMINATED D/F MONUMENT SIGN FRONT ELEVATION 0 AD --- - QUANTITY: ONE ( 1 ) REQUIRED. SCALE: 3/8" = V-0" i i I FEDERAL r Revisions. Project Location This original drt awing a Rol R-1 Account Rep Boyd HlppenStlel Job Number: 23-87003-00 MONU p provided as part of a ri TARGET planned project HEATH and is not to be exhibited, R-2 ProJectManager. Sandra Ramirez Date. 8-27-0 copied or reproduced R-3 -- --8 - _ -- - - - -_ - -- - - TBD without the wntten SIGN COMPANYR 4 Drawn B Jim Womack Sheet Number. 2 Of 2 p e r m is s i o n o f www.FederalHeath.coin y T�GAROr OR Federal Heath Sign 12704 Du ont Circle,Tam a,FL 33626 Colors Depicted In This Rendering May Not Match Actual Finished Materials Refer To Product Samples For Exact Color Match VunMeraaitem ELECTRICAL TO USE U.L LISTED 97223p p laberaterieeln. Company, LLC or its 1813)855-4415 (800)284-3284 Fax18131854-3037 BuiltlingOua1tty51gnageForAmerican8usCllentApproval/Date. Landlord Approval/Date. coMPLLNEC.ANoDARDS. ET Design Number Z3-87O03-OOMONU ELECTRIC SIGN ALL N E C.STANDARDS. authorized agent Oc 2007 i FULL ACCESS \ R. .. .. PROPOSED TRAFFIC SIGNAL Ji` `� C-G ZONE +/ MUE ZONE f (WBXED USE \ ■ ACCESS EASEMENT (GENERAL COMMERCIAL)ACCESS EMPLOYMENn % • REQUIRED I I � j 171 N f -J%2 _ W �? r . _ LANDSCAPE �. fSb a s.i =; ISLAND9 �P.-- I (:i " L.� ' i .T� CO) 9'Tm. TARGET �l - �i � `\l •/ TIGARD ORco ; DJJ! i. 9 JI) --- \ .�- ijI r! FADWTY .� �= SIGN SCHEDULE T. r I r".'�;Ii � � � I ,I i ISI ',�.�i��i�l_ ,� I I I 9'TW. co / »1 - 12'-0" LOGO&2'-8" LETTERS- QTY. - (1 ) : "'.' _ �:�i I:�� ! 1� it ry�--.fit II i� UTAIT OF EXISTING is J'i� /7F j !t V-I-�7�■ 30, J \ NHAN /VRI T Il•.J1 <."_ -�''T.� ENNANCENENT ��f 2'-0" PHARMACY-QTY. - (1 EE ) IqN = t ::� .". :.i MUE ZONE " I c"zoo. .:I (Mucky USE 12'-0" LOGO QTY - (1 ) 1< © �i . EMPLOYMEINM ju 12'-0 LOGO-QTY- (191 TV. ) 9 TARGET \t""�' � 0 I I ■ RETAIL I a— 2.00o WEILM 50RIAND - FFE=175.5 BOUNDARY , BOUNDARY ' \ 4 ',f1'�♦ � ..-`_ .� �--_ - .'� ---•moi . I � �.1:•ice..� _ _ • t LIMIT OF EXISTING BUFFER `♦ ENNANCEMENi '` \ .' •� '�� i i /'—� - "" - .. ��, •��■�.■�.■�■■�■■ice""■�■��r■..�r:�.".i■■I�..�■:'�f�T�■■'rr�r'■�+��R..�i■�r■■�■.' },, uo I p Revisions Project/Location: p This original drawing FEDERAL R-1 ADDED NEW ELEVATION DRAWING 8/27/08 JW Account Rep: Boyd Hippenstiel Job Number' 23-07003-00 p provided as par[ of a HEATH R-2 - -- -- TARGET _ _ , ri Project Manager: Sandra Ramirez Date: - 8..1 anne project ,1n £ 8-15-08 - Pied of o bexhibited, reproduced an t i R-3 c r - - _ -- - - T.B.D. without the written cruswset TIGARD,OR Sheet Number 1 or 7 p e r m I s s i o n o f SIGN COMPANY ,AI www.FederalHeath.com Atlanta'=DaytonaBeadi R-4 Drawn By: Jim Womack Federal Heath Sign 12704 Dupont Circle,Tampa,FL 33626 - - - Colors Depicted In This Rendering May Not MaidlA tUal Finished Materials.Reser To ProdLrc SanWles For Ezacr Color Mach V UnimMhnn ��,�TO USE U.L LISTED 97223 ( p Olaeawt■leca■ 23-87003-00131 Company, LLC or Its (813)855-4415 (8001 284-3284 Fax(813)854-3037 Bupmng CAL3 tySlgnage ForAmerkan Business Client Approval/Date: Landlord Approval/Date: COMPONENTS AND sARE)S. Er Design Number ELECTRIC SIGN ALL raE.c.svwonRos. authorized agent D 2007 3 ' 31 INTEGRAL COLOR:SPLIT FACE CMU 1— —y 8+3aAING SSGNAG>; C 2 -.•.15"XI6"CMI 4 BASE r-_.•--.°--;-,^=^-SS '.STORE FRONT W/CLEAR.GLAZINGEIF5 C-III -- 1 ,. ----- TBR-1 ENTRY CANOPY C40 CMU-4 `- �. •--1NTE�RAt' . RED WALL C-I— i ,; SPLTf FACE .._... F a � , n w r, Y PRINTEp SPLIT FACE r.IM1 C-13---- — PAINTEIb SPU;FACE CMU TBR-I f —PAID IW SPLIT FACE CMU C'? _ PAINTEDSPLIT fACE.CMU C•11"_ _ '"i t-��.� PAINTED SPLIT FACE CMU C-t 1 INTEGRAL COLOR SPLIT FACE CM()L-4I PAINTED SPi.iT FACE CMU C-13i r -----PAINTED SPLIT FACE CMU C-13 IB"7f18'CMU-a SaSE PAINTED SPLIT FACE CMU C-14 I —TSR-I k l --MnLDING SIGNAGE - t I �I EFS C-I I PAINTED SPILT FACE CMU C-14 PAINTEC CMU L II ;y I This original drawing Revisions: 9 9 FEDERALProject/Location: 4 Bo d HI enstiel Job Number: Z3-87O03'OO is provided as part of a R-1 ADDED 2ND NEW ELEVATION DRAWING 8/27/08 JW Account Rep: y pp p l a n n e d project ri HEATHTARGET ide-tasVegas Columb �s and is not to be exhibited, R-2 ADDED 3RD NEW ELEVATION DRAWING 8/29/08 JW 8.15.08 • Willowbrook-Knoxville-Jacksonville Project Manage,: p' p Euless-Houston-SanRntoriio ) g Sandra Ramirez Date: copied or reproduced R-3 T.B.D. without the written SIGN COMPANY Corpus Christi Milwaukee 2 of 7 permission of www.FederalHeath.com ona Beach R-4 Drawn By: Jim Womack TIGARD, DR Sheet Number: Federal Heath Sign 12704 Dupont Circle,Tampa,FL 33626 Colors Depicted In This Rendering May Not Match Actual Finished Materials.Refer To Product Samples For Exact Cola Match U` Vs Inc. ELECTRICAL To USE U.L.LISTED 97223 o Company, LLC O f Its (813)8S5-4415 (800)284-3284 Fax(813)854-3037 ClientApproval/Date: LandlordApproval/Date: COMPONENTS AND SHALL MEET Design Number: Z3-u7003-OORZ .,_,,.�... „�.,.sc:;��.,.,u ,-.'.,e .•. _•,<,, ELECTRIC SIGN ALL N.E.C.STANDARDS. authorized agent.©2007 12'-0 6" logo F 2'-0" -1- 2'-0" 4'-0" 2'-0" 2'0" 7 SPACE MAXIMUM 1 TFr MINIMUM 112' 6" WP-60 PS#1 A- 1/4"4-3/4" 90 MODULES 4-3/4' 24' �2 F F�-_ff'�SL 4-3/4" 90 PMODUI ES FACE SEAMS TO BE A 1/4",LAP JOINT 6 PS#5 _J' 5- DULES N'� 2-1/2- FACE SEAM DETAIL N I 1-2-f/16" LOG BACK SCALE:3"=1'-0 if i3 y 4-7/8" LED < :_j U C? WP-60 PS#3 BULLSEYE SEAM 4-7/8" = 78 MODULES SEAM TO BOLT TOGETHER 4-7/8- 5" 4-7/8" LETTER BACK LED 48" 4-7/8" ¢ 4-7/8" N. WP-60 PS#4 /* 4-7/8' LETTER LED SPACING LAYOUT 36 MODULES B-B 4-7/8" SCALE:1/2"=1'-O 4-7/8" F 2-1/16- A- 1 F 1 2-T/2- 4-3/4' 24" FACE g/_2 0? ALUM. 4-3/4" -B B 24" RETAINER 4-3/4" TARGETffi .080 FILLER + 4-3/4" 3/8"BOLT ASS. 18 27 30 30 28 18 6-[ 6-1/2" —fW_P_60_P_S#_61 WP-60 PS#7 T 2-1/2" 2"E LED 13'-101/4" 1 1 75 MODULES 76 MODULES WELD .090 BACK 144" BULLSEYE-32" LETTERS SCALE:1/4"=1'-O END VIEW LED & POWER SUPPLY LAYOUT SCALE:1/4"=1'-O -A BULLSEYE LED SPACING LAYOUT BULLSEYE SEAM SPLICE QUANTITY: ONE(1) REQUIRED MANUFACTURING NOTE: SCALE:1/2"=1'-O SCALE:1"=1'-0 THE BREAK SHOWN IN THE LED WIRE-WAY IS SHOWN FOR GRAPHICAL PURPOSES ONLY. SCOPE OF WORK: THE EXACT LOCATIONS ARE TO BE DETERMINED AT TIME OF MANUFACTURE. MANUFACTURE ONE(1)SET OF CHANNEL LED ILLUMINATED GRAPHICS. ELECTRICAL HOLES TO BE POSITIONED ON CENTER HORIZONTAL LINE. 12" BULLSEYE: TO BE MANUFACTURED OF.080 ALUMINUM FILLERS W/.090 ALUMINUM BACK. FACE RETAINER TO BE 1"X 1"X.063 ALUMINUM. NOTE: LOGO TO BE TWO(2)PIECES. SEE PAGE TWO FOR CONSTRUCTION TARGET LETTERS: LED LAYOUT AND MOUNTING DETAILS. TO BE MANUFACTURED OF.040 RED COIL ALUMINUM W/A.063 PRE COAT BACK. SloanLED 701269-RL-MB CL4 Constant Current Red Long Module Count SCALE:1-1/2"=l'-O FACE RETAINER TO BE 1"RED JEWELITE TO MATCH MP03909 RED. PAINT- LED POWER 100414 GA ALL EXTERIORS TO BE PRE COAT TO MATCH MP03909 RED FULL GLOSS. AMOUNT SUPPLIES JUMPERS JACKETED CABLE LINEAR DENSITY 2 MODULES PER FOOT(TYPICAL) ALL INTERIORS TO BE WHITE FULL GLOSS. BULLSEYE 314 WP-60__/--go MODS 0.R. ILLUMINATION: OUTER RING PS#1:�: O MODS O.R. SIGN To RE OL LIFITI, - 462-#3 _78 MODS 0.R. 1 COWGINEIMAIIIISNAUNW!WU ALL TO BE ILLUMINATED USING Sloan ChanneLED 4 RED LONG 701269-RL-MB LED. BULLSEYE 65 #4.#5=<16 MODS 0.R. CENTER 5 MODS&28 ELECTRIC SIGN T CHANNEL LETTERSA WP-60 75 MODULES 2 ELECTRICAL SPECIFICATIONS: ALL ELECTRICAL COMPONENTS TO BE U.L.LISTED 27 PS#6 APPROVED AND MARKED PER N E C 6004. LOGO = 144.0 SQ.FT. R 30 1 — 530 EA.RL-MB CL4 LED MODULES-265' ALL TO BE ELECTRICALLY GROUNDED PER N.E.C.250 ALL OWER SUPPLIES TO BE FUSED PER U.L.48.28.2.1 TARGET=37.0 SQ.FT. 30 v 7-EA.WP-60 POWER SUPPLIES 9 1.0 A.EA. GROUNDING AND BONDING PER NE.0 250-90,-92:94.-96 TOTAL = 181.0 SQ.FT E 28 VP-60 76 MODULES 2 TOTAL AMPS LOAD-7.0 SIGN TO MEET N.E.C.,U.L.48 AND U.L 1570 T 18 PS#7 (1)-120 V.20 AMP CIRCUIT REQUIRED STANDARDS FOR ELECTRICAL SIGNS AND FIXTURES GROUNDING&BONDING TOTAL 527 7 5 1 1 AS PER N.E.C.250-90&NEC 600-7 NOTE: Distances of 50-150 feet must be cabled using#10-gauge jacketed cable PRIMARIES AND FINAL CONNECTION TO SIGN BY: CERTIFIED ELECTRICIAN Revisions, Project/Location This original drawing is provided as part of a FEDERAL R-1 ADDED NEW ELEVATION DRAWING 8/27/08 JW Account Rep Boyd Hippenstiel Job Number, 23-87003-00 planned project R-2 TARGET and is not to be exhibited, ri HEATH Project Manager: Sandra Ramirez Date: 8-15-08 copied or reproduced sarrrinidnl -3 R T.B.D. without the written SIGN COMPAN Y p e r rn I s s I o n of R-4 Drawn By. Jim Womack TIGARD, OR Sheet Number: 3 of, 7 www.FederalHeath.com IDI Federal Heath Sign 12704 Dupont Circle,Tampa,FL 33626 Cok�Depicted In This Rendering may Not Macro Acn�f Anr,ed MaEeiriav�Re�r To Produo'Samples F01 a�L CU01 Mach ELECTR CAL TO USE U L USTED 97223 Company, LLC or its (813)855-4415 (800)284-3284 Fax(813)854-3037 DuUdUV ouauty mgnage For Anmum ausinm I Client Approval/Date: Landlord Approval/Dare: & COMPO'NENTS AND SHALL MEET Design Number 23-87003-OOR1 ELECTRIC SIGN ALL N.E.C.STANDARDS authorized agent.Oc 2007 SPACE MAXIMUM 1" MINIMUM Y2" THE SAME DISTANCE AS THE LOGO SPACE MAXIMUM 1" MINIMUM 1X2" 5" WALL 6" WALL LOGO TO BE SPACED OFF THE WALL. LETTERS TO BE SPACED OFF THE WALL. MAXIMUM SPACE 1". MAXIMUM SPACE 1". MINIMUM SPACE 1/2". MINIMUM SPACE 1/2". NON-CORROSIVE SPACERS TO BE NON-CORROSIVE SPACERS TO BE PROVIDED BY THE INSTALLER. a PROVIDED BY THE INSTALLER. e _- 080 ALUMINUM FILLER PAINTED O a e O a e 040 ALUMINUM COIL RED FILLER m MP03909 RED FULL GLOSS EXISTING °e EXISTING m e 1"X 1"X.063 ALUM.RETAINER -�A ELECTRICAL a ® 1"RED JEWELITE RETAINER-� ELECTRICAL m e PAINTED MP 03909 RED FULL GLOSS PANEL a a .063 ALUMINUM WHITE P/C LETTER BACKS PANEL m .090 ALUMINUM BACK 3/8"DIA.S.S.MOUNTING HARDWARE 3/8"DIA.S.S.MOUNTING HARDWARE BY INSTALLER,APPROPRIATE FOR WALL. BY INSTALLER,APPROPRIATE FOR WALL. INSTALLER TO PROPERLY SEAL WALL. INSTALLER TO PROPERLY SEAL WALL. 1875 ALTUGLAS#2793 RED FACES—� O .1875 ALTUGLAS#2793 RED FACES-� O SLOAN CL4 LED SLOAN CL4 LED 1/2"ELECTRICAL BEYOND SIGN LOCK-ABLE DISCONNECT /2"ELECTRICAL BEYOND SIGN LOCK-ABLE DISCONNECT BY INSTALLER. SWITCH BY OWNER BY INSTALLER. SWITCH BY OWNER INSTALLER TO PROPERLY SEAL WALL. (1 PER CIRCUIT) INSTALLER TO PROPERLY SEAL WALL. (1 PER CIRCUIT) D p,� p p, TC-211 COMPRESSION CONNECTOR D, t, 14 BY INSTALLER TC-211 COMPRESSION CONNECTOR D, t--J•BOX BY INSTALLER SEALTIGHT FOR 1/2"CONDUIT. d' SEALTIGHT FOR h"CONDUIT. BY FEDERAL HEATH. POWER DISTRIBUTION BY FEDERAL HEATH. POWER DISTRIBUTION 3/8"DIA.S.S.MOUNTING HARDWARE 4 d BOARD BY-FEDERAL 3/8"DIA.S.S.MOUNTING HARDWARE dA BOARD BY-FEDERAL O HEATH 0 HEATH BY INSTALLER,APPROPRIATE FOR WALL. Q _ BY INSTALLER,APPROPRIATE FOR WALL. Q r INSTALLER TO PROPERLY SEAL WALL. za V CLASS Two POWER INSTALLER TO PROPERLY SEAL WALL. 24 v CLASS TWO POWER Iil 4 SUPPLY,SUPPLIED BY- i:-� a SUPPLY,SUPPLIED BY- t (2)-WEEP HOLES PER LOW SPOT D a FEDERAL HEATH (2)-WEEP HOLES PER LOW SPOT D a FEDERAL HEATH CLASS 2 SECONDARIES TO DISTRIBUTION CLASS 2 SECONDARIES TO DISTRIBUTION BOARD TO BE RUN THROUGH CONDUIT BOARD TO BE RUN THROUGH CONDUIT SUPPLIED CUSTOMER AND WIRED BY SUPPLIED CUSTOMER AND WIRED BY - CUSTOMER PROVIDED ELECTRICIAN. CUSTOMER PROVIDED ELECTRICIAN. DISTRIBUTION BOARD AND POWER SUPPLIES DISTRIBUTION BOARD AND POWER SUPPLIES SUPPLIED BY FEDERAL HEATH SIGN CO. LOGO/WALL DETAIL NOT TO SCALE SUPPLIED BY FEDERAL HEATH SIGN CO. LETTERMALL DETAIL NOT TO SCALE t Revisions �FEDERAL _ This original drawing 9 Project/Location: 9 g -- R-1 ADDED NEW ELEVATION DRAWING 8/27/08 JW Account Rep: Boyd HlppenStlel Job Number: 23-87003-00 is provided as part of a HEATH e " � . ,y R-2 - -- TARGET - - and is of to be exhibited, o`G a aA Project Manage .Sandra Ramirez Date: 8 15 O8 copied or reproduced ri Eiiless° kloR-3 - - - T.B.D. S 1 G N COMPANY �� M,Pwzukee 4 of 7 P Lehontl stye written f www.FederalHeath-Cour Atlanta Daytona Beach R-4 Drawn By: Jim Womack TIGARD,OR Sheet Number: 12704 Dupont Circle,Tampa,FL 33626 Cobs Depicted In This Rendering May Not Match Acura Finished Mateaet Rere1 ro Prowcr Samples For r-sac:Cour Match gad—hen Federal H e a t h Sign p p DL l uabrkalnc. COMPONENTS ANDSKALMEET 97223 23-87003-OOR1 Company, LLC or its (813)855 4415 (800)284-3284 Fax(813)854-3037 Buimingouautysignage For M+erieanBusiness Chen[Approval/Date: Landlord Approval/Date: ELECTRIC SIGN ALL N.E.C.STANDARDS. Design Number authorized agent J 2007 i 17'-10" 5" SPACE MAXIMUM 1" MINIMUM 1/2" "0y rx- -,`_ SCOPE OF WORK: 2' 0" MANUFACTURE ONE(1)SET OF CHANNEL LED ILLUMINATED GRAPHICS. ;�. PHARMACY LETTERS: TO BE MANUFACTURED OF.040 RED COIL ALUMINUM W/A.063 PRE COAT BACK. FACERETAINER TO BE 1"RED JEWELITE TO MATCH MP03909 RED.1A *4 COL ALL EXTERIORS TO BE PRE-COAT TO MATCH MP03909 RED FULL GLOSS. ALL INTERIORS TO BE WHITE FULL GLOSS. ILLUMINATION: ALL TO BE ILLUMINATED USING Sloan ChanneLED 4 RED LONG 701269-RL-MB LED 24" LETTERS SCALE:1/2"=1'-O END VIEW CHANNEL LETTERS QUANTITY: ONE (1) REQUIRED PHARMACY=35.7 SQ.FT. f TOTAL =35.7 SQ.FT. ki' •—. 'i isA� LR ' - h, fi n>•l`., �L {5 `*•f ` - SPACE MAXIMUM 1" MINIMUM 1/2" 18 20 20 22 30 20 18P 14 WALL [[[ WP-60 PS#1 WP-60 PS#2 80 MODULES 82 MODULES LETTERS TO BE SPACED OFF THE WALL. MAXIMUM SPACE 1". MINIMUM SPACE Y2". LED & POWER SUPPLY LAYOUT SCALE:I/2"=1'-0 NON-CORROSIVE SPACERS TO BE MANUFACTURING NOTE: PROVIDED BY THE INSTALLER. e t THE BREAK SHOWN IN THE LED WIRE-WAY IS SHOWN FOR GRAPHICAL PURPOSES ONLY. .040 ALUMINUM COIL RED FILLER EXISTING e THE EXACT LOCATIONS ARE TO BE DETERMINED AT TIME OF MANUFACTURE. ° ELECTRICAL HOLES TO BE POSITIONED ON CENTER HORIZONTAL LINE. 1"RED JEWELITE RETAINER—� ELECTRICAL e e .063 ALUMINUM WHITE P/C LETTER BACKS PANEL 3/8"DIA.S.S.MOUNTING HARDWARE 5" BY INSTALLER,APPROPRIATE FOR WALL. 12 SloanLED 701269-RL-MB CL4 Constant Current Red Long Module Count I I LETTER BACK INSTALLER TO PROPERLY SEAL WALL- 4 LED POWER 100'#14 GA j LED 1875 ALTUGLAS#2793 RED FACES—� ~—�I JUMPERS 2" O AMOUNT SUPPLIES JACKETED CABLE a SLOAN CL4 LED P 18 LED LAYOUT H 20 wP so 80 MODULES _ LETTER LED SPACING LAYOUT 12"ELECTRICAL BEYOND SIGN LOCK-ABLE DISCONNECT A A SCALE:1'/2"=1'-0 A 20 PS#1 3 h n SCALE:3/4"=1'-0 BYINSTALLER. SWITCH BY OWNER p LINEAR DENSITY 2 MODULES R 22 INSTALLER TO PROPERLY SEAL WALL. (t PER CIRCUIT) ` p, •� M 30 TC-211 COMPRESSION CONNECTOR p, —J_gOXBYINSTALLER PER FOOT(TYPICAL) SEALTIGHT FOR/2"CONDUIT. A 20 WP-60 82 MODULES 3 BY FEDERAL HEATH. POWER DISTRIBUTION 18 PS#2 II In�E01LiRr ( Y 14 cawortreO rLr`�"� 4 ,4 HOAARH BY-FEDERAL {f 3/8"DIA.S.S.MOUNTING HARDWAREET TOTAL 162 2-WP-60 6 1 BY INSTALLER,APPROPRIATE FOR WALL. 0 4 ELECTRIC SIGN INSTALLER TO PROPERLY SEAL WALL. 24 V CLASS Two POWER NOTE: Distances of 50-150 feet must be cabled using#10-gauge jacketed cable d SUPPLY,SUPPLIED BY- ALL ELECTRICAL COMPONENTS TO BE U L LISTED. (2)-WEEP HOLES PER LOW SPOT D FEDERAL HEATH APPROVED AND MARKED PER N.E C.6004 4 ELECTRICAL SPECIFICATIONS: ALL TO BE ELECTRICALLY GROUNDED PER N.E.0 250 d ALL POWER SUPPLIES TO BE FUSED PER U.L.48.28 2.1 162 EA.RL-MB CL4 LED MODULES-81' GROUNDING AND BONDING PER NE.C.250-90-92.-94.-96 CLASS 2 SECONDARIES TO DISTRIBUTION 2-EA.WP-60 POWER SUPPLIES @ 1.0 A.EA. SIGN TO MEET N.E.0,U.L.48 AND U.L.1570 BOARD TO BE RUN THROUGH CONDUIT TOTAL AMP LOAD=2.0 STANDARDS L SIGNS AND FIXTURES. SUPPLIED CUSTOMER AND WIRED BY GROUNDING 8BONDING I (1)-120 V.20 AMP CIRCUIT REQUIRED AS PER N E C.250-908 NEC 600-7 DISTRIBUTION BOARD AND POWER SUPPLIES PRIMARIES AND FINAL CONNECTION TO SIGN BY' SUPPLIED BY FEDERAL HEATH SIGN CO. LETTER/WALL DETAIL NOT TO SCALE CERTIFIED ELECTRICIAN FEDERAL _ �� Revivons Project/Location. This original drawing I R-1 ADDED NEW ELEVATION DRAWING 8/27/08 JW Account Rep: Boyd Hippenstiel Job Number 23-87003-00 is provided as part of a ri HEATH a., R — - - TARGET _ _ ed R _ planned project �. R-2 and is not to be exhibited - San - fir- R 3 Project Manager Sandra Ramirez Date. __8-15-08 copied rthereproduced odu ed T.B.D. SIGN COMPANY CO1�'m-fvr'twatee www.FederalHeath.com / D_ R-4 R-4 Drawn By: Jim Womack TIGARD, OR Sheet Number: 5 0; 7 permission of Coio s Depicted In This Renderu May Not Match Actual Finished Mate S,Refer To Product Sarnples For E:act coir Match ynMmihrs Federal Heath Sign 12704 Dupont Circle.Tampa,FL 33626 G UO ELECTRICAL TO USEU.LLISTED 97223 23-87003-OOR1 Company, LLC or its )813)855-4415 )800)284-3284 Fax(813)854-3037 BufldhV CNjagW Signage ForAmerkan Business Client Approval/Date. Landlord Approval/Date: L V�O�`�` COMPONENTS AND SHALL MEET Design Number ELECTRIC SIGN ALL N.E.0 STANDARDS. authorized agent.,:,2007 f 12'-0" 6" ---� logo SPACE MAXIMUM 1" 2'-0" 2'-0" 4'-0" 2'-0" 2'-0" 5" — SPACE MAXIMUM 1" MINIMUM 1A2" Itrs. r MINIMUM Yz" 6" 6" WALL r-� LOGO TO BE SPACED OFF THE WALL. 1 2' MAXIMUM SPACE 1". WP-60 PS#1 A WP-60 PS#2 MINIMUM SPACE'/2". 80 MODULES z,F� ��a` 80 MODULES 4-3/4" NON-CORROSIVE SPACERS TO BE 4-3/4" PROVIDED BY THE INSTALLER. 0 24" .080 ALUMINUM FILLER PAINTED0 m i• s s'� :� 4-3/4" MP03909 RED FULL GLOSS DOSTING e 1'X 1"X.063 ALUM.RETAINER_y ELECTRICAL a e ( 4-3/4" PANEL J!8211 P 0 PS#5 �'`�:;1'�i' PAINTED MP 03909 RED FULL GLOSS m i' 2-1/2" ( 68 M DULES `_' .090 ALUMINUM BACK �� LOGO 2-1/16" BACK 3/8"DIA.S.S.MOUNTING HARDWARE— BY INSTALLER,APPROPRIATE FOR WALL. 1 4-7/8" INSTALLER TO PROPERLY SEAL WALL. - )l BULLSEYE 4-7/8" LED .1875 ALTUGLAS#2793 RED FACES--y SEAM N � fi SEAM TO 4-7/8" SLOAN CL4 LED 0 BOLT 4-7/8" TOGETHER /z"ELECTRICAL BEYOND SIGN LOCKABLE DISCONNECT 48" 4-7/8" BY INSTALLER. SWITCH By OWNER OWNER(1 PER CIRCUIT) N. s' �' 4.7/8" INSTALLER TO PROPERLY SEAL WALL. WP-60 PS#3 �`.,tiy'��`r, .�.;l!,� WP-60 PS#4 TC-211 COMPRESSION CONNECTOR D p D �. - 4-7/8" D, --,I-BOX BY INSTALLER 80 MODULES �. '� F 80 MODULES SEALTIGHT FOR/2"CONDUIT. 4-7/8" BY FEDERAL HEATH. POWER DISTRIBUTION 3/8"DIA.S.S.MOUNTING HARDWARE d a BOARD BY-FEDERAL 4-7/8" � HEATH m ` 2-1/16" BY INSTALLER,APPROPRIATE FOR WALL. d A 2 INSTALLER TO PROPERLY SEAL WALL. 4 SUPPLY, UP24 V CLASS P ID BY ER (2)-WEEP HOLES PER LOW SPOT p a FEDERAL HEATH 4-3/4" 4 , , 4-3/4" IM 144" BULLSEYE SCALE:1/4"=1'-o END VIEW LED & POWER SUPPLY LAYOUT SCALE:1/4"=1'-0 24" 4-3/4" QUANTITY:TWO (2) REQUIRED MANUFACTURING NOTE: 4-3/4" SIGN INSTALLER TO INSTALL CLASS 2 SECONDARIES. THE BREAK SHOWN IN THE LED WIRE-WAY IS SHOWN FOR GRAPHICAL PURPOSES ONLY. SECONDARIES TO BE RUN THROUGH CONDUIT. r O SCOPE OF WORK: THE EXACT LOCATIONS ARE TO BE DETERMINED AT TIME OF MANUFACTURE. 2-1/2" ALL MATERIALS TO BE SUPPLIED BY INSTALLER. I MANUFACTURE TWO(2)SETS OF CHANNEL LED ILLUMINATED GRAPHICS. ELECTRICAL HOLES TO BE POSITIONED ON CENTER HORIZONTAL LINE. SIGN INSTALLER TO COORDINATE LOCATION OF POWER (t BULLSEYE: DISTRIBUTION BOARD WITH TARGET ON SITE REPRESENTATIVE- TO BE MANUFACTURED OF.080 ALUMINUM FILLERS W/.090 ALUMINUM BACK. BULLSEYE LED SPACING LAYOUT PER(E-8 SITE ELECTRICAL DRAWINGS). FACE RETAINER TO BE 1"X 1"X.063 ALUMINUM. -A DISTRIBUTION=1'0 DISTRIBUTION BOARD AND POWER SUPPLIES LOGO TO BE TWO(2)PIECES. SUPPLIED BY FEDERAL HEATH SIGN CO. T PAINT- ALL EXTERIORS TO BE PRE-COAT TO MATCH MP03909 RED FULL GLOSS. LOGO/WALL DETAIL NOT TO SCALE ALL INTERIORS TO BE WHITE FULL GLOSS. SloanLED 701269-RL-MB CL4 Constant Current Red Long Module Count ILLUMINATION: LED POWER 100414 GA ALL TO BE ILLUMINATED USING Sloan ChanneLED 4 RED LONG 701269-RL-MB LED. AMOUNT SUPPLIES JUMPERS JACKETED CABLE ELECTRICAL SPECIFICATIONS: BULLSEYE WP-6080 MODS 0.R. 388 EA.RL-MB CL4 LED MODULES-194' TOTAL SQUARE FOOTAGE OUTER RING 332 PS#1 r80 MODS 0.R. 5-EA.WP-60 POWER SUPPLIES @ 1.0 A.EA. BULLSEYE #2-#3#4=�80 MODS 0.R. 1 LOGO = 144.0 SQ.FT x-80 MODS 0.R. TOTAL AMPS LOAD-5.0 L CENTER 68 #5 �-68 MODS (1)-120 V.20 AMP CIRCUIT REQUIRED TOTAL 388 5 1 1 1 NOTE: Distances of 50-150 feet must be cabled using#10-gauge jacketed cable im Ti{E"LKf9 24" FACE COWO MIwoSHMourNcc.SUMUS 2" eL � ALUM. I- 1/4" RETAINER ELECTRIC SIGN Iy .080 FILLER ALL ELECTRICAL COMPONENTS TO BE U.L LISTED, 12" ® 3/8"BOLT ASS. ALL TO BE ELECTRICALLY GROUNDED PER N.E.C.250 APPROVED AND MARKED PER N.E.C.6004. 6" 2 ALL POWER SUPPLIES TO BE FUSED PER U.L.48,28.2.1 LED GROUNDING AND BONDING PER N.E.C.250-90.-92,-94,-96. WELD LINEAR DENSITY 2 MODULES FACE SEAMS TO BEA 1/4"LAP JOINT SIGN TO MEET N.E.C.,U.L.I AND U.L.1570 XTU STANDARDS FOR ELECTRICAL SIGNS AND FIXTURES. LED LAYOUT PER FOOT(TYPICAL) FACE SEAM DETAIL BULLSEYE SEAM SPLICE 090 BACK EROUNDING B BONDINGNEC AS PER N.E.G.250-90 8 EC 600-7 SCALE:1-1/2"=1'-0 SCALE:3"=1'-0 SCALE:1"=1'-0 PRIMARIES AND FINAL CONNECTION TO SIGN BY FEDERAL " a $I{iT s Revisions Project/Location: This original drawing ,. E /27/ 23-87003-00 ri � R 1 ADDED NEW LEVATION DRAWING 8 08 JW HccDLIn[aep: Boyd Hippenstiel TARGET lob provided as part of a HEATH = n: R-z — - - Pr Manager Ramirez ate 8-15-08 'S _- - 4 . �n s not d b e exhibited,t �. . . - � 4 - Sandra R toiAa Project anage copiedoororeproduced D u. -SIGN COMPANY ' R 3 T.B.D. without the written www.FederalHeath.Com `Atlanta-6aytona8eacb R-4 Drawn By Jim Womack TIGARD, OR Sheet Number; 6 Of, 7 permission of Federal Heath Sign 12704 Dupont Circle,Tampa,FL 33626 - CororsDepittedlnThiSRenQennyMayN�tMat:hAcruatFinisSeCMacc�{arRe�3TnPro n-Samirie:(rorFxzcrCoarMaech Ounienrilen ELECTRICAL TO 97223 Company, LLC Or its L uber!rift Inc. COMPONENTS AND SHALL MEET q (813)8S5-4415 (800)284-3284 Fax(813)854-3037 &,pdtrig ouaNiySBjnage F4xx�4rlerlrari easiness Client Approval/Date. Landlord Approval/Date: ELECTRIC SIGN ALL N.E.C.STANDARDS. Design Number, Z3-87O03-OOR1 authorized agent D 2007 48" TYPICAL ELECTRICAL COMPONENTS SHOWN, .125 ALUMINUM PAN POWER DISTRIBUTION BOARD 120 V ON/OFF DISCONNECT,CONDUIT 1" 1-1/2" 15" 15" 15" 1-1/2" SUPPLIED BY INSTALLER-TO BE UL LISTED AND (PDB)WITH 3/8"DIA.HOLES FOR MOUNTING AND PRIMARY TO PDB INSTALLED APPROVED PER NEC 2005 NEC 600-4,600-3, BY FEDERAL HEATH SIGN. AND PROVIDED BY G.C. ELECTRICIAN. FBS 4505-4&DESIGNED TO U.L.48 PER F.S.553-19. BUSHING PROVIDED BY SIGN INSTALLER. TYPICAL ELECTRICAL COMPONENTS SHOWN, SUPPLIED BY INSTALLER-TO BE UL LISTED AND 1" CLASS 2 12VDC 120/240 SECONDARY WIRES APPROVED PER NEC 2005 NEC 600-4,600-3, 1 1/2 ,i;.-- - .125 ALUMINUM PAN POWER DISTRIBUTION BOARD FBS 4505-4&DESIGNED TO U.L.48 PER F.S.553-19. (PDB)WITH 3/8"DIA.HOLES FOR MOUNTING BY FEDERAL HEATH SIGN. a• 10-1/2" ( SLOAN POWER SUPPLIES BY FEDERAL HEATH SIGN. D INSTALLED TO BOARD BY SIGN INSTALLER. 1_ �� - ELECTRICAL(2'-0")WHIP TWHN#12 WITH TYPICAL 24 I ELECTRICAL COMPONENTS SHOWN,SUPPLIED BY INSTALLER-TO BE UL LISTED AND APPROVED PER NEC 2005 NEC 600-4,600-3,FBS 4505-4& SLOAN POWER SUPPLIES 10-1/2" DESIGNED TO U.L.48 PER F.S.553-19. BY FEDERAL HEATH SIGN. INSTALLED TO BOARD 1 ( j '' " BY SIGN INSTALLER. _ 1-1/2" SCALE:1"=1'-0 120 V ON/OFF DISCONNECT,CONDUIT ELECTRICAL(2'-0")WHIP TWHN#12 k F PLAN VIEW (Power Distribution Board) AND PRIMARY TO PDB INSTALLED WITH TYPICAL ELECTRICAL COMPONENTS AND PROVIDED BY G.C. ELECTRICIAN. ON PDB SHOWN,SUPPLIED BY INSTALLER ' -TO BE UL LISTED AND APPROVED PER NEC 2005 t NOTE: NEC 600-4,600-3,FBS 4505-4& POWER SUPPLY QUANTITY DEPENDENT ON SIGNAGE REQUIRED. DESIGNED TO U.L.48 PER F.S.553-19. i INSTALLATION REQUIREMENT: power distribution board(pdb)to be mounted no more then 12"above ceiling to the bottom of the pdb.refer to design drawings for specific SLOAN POWER SUPPLIES BY FEDERAL HEATH SIGN. location of pdb.pdb to be mounted so that it is easily accessible from INSTALLED TO BOARD BY SIGN INSTALLER. a step ladder. ELECTRICAL WIREWAY. ELECTRICAL WIREWAY. ISOMETERIC VIEW (Power Distribution Board) SCALE:1"=V-0 1/2 o- 01 07- P .125 ALUMINUM PAN POWER DISTRIBUTION BOARD BY FEDERAL HEATH SIGN. END VIEW (Power Distribution Board) SCALE:1"=1'-O END VIEW (Power Distribution Board) SCALE:1"=1'-O ttt SCOPE OF WORK: FEDERAL HEATH SIGN TO MANUFACTURE A"POWER DISTRIBUTION BOARD"-(PDB). TO BE.125 ALUMINUM BREAK FORMED PANEL Y2"DEEP. PDB TO HAVE 3/8"MOUNTING HOLES PRE-DRILLED. INSTALLER TO MOUNT LETTERS TO EXTERIOR WALL AND RUN SECONDARY LEADS IN CONDUIT THROUGH WALL INTO A HANDI-BOX. CONDUIT THROUGH WALL TO BE SEALED FROM WEATHER WITH APPROPRIATE SEALANT SUPPLIED BY INSTALLER. SHIPPING NOTE: INSTALLER TO WIRE ALL SECONDARY JUMPS TO CORRESPONDING LETTERS INSIDE BUILDING. PRASE SHIP ALUMINUM PANELS WITH POWER SUPPLIES INSTALLER TO WIRE SECONDARY LEADS TO POWER DISTRIBUTION BOARD THROUGH CONDUIT. IN THE SAME CONTAINER. INSTALLER TO COORDINATE LOCATION OF POWER DISTRIBUTION BOARD WITH TARGET ON SITE REPRESENTATIVE PER(E-8 SITE ELECTRICAL DRAWINGS). INSTALLER TO MOUNT PDB WHERE REQUIRED. PDB MAXIMUM DISTANCE FROM SIGNAGE IN ANY ONE DIRECTION IS 150 FEET. PDB TO BE MOUNTED USING ADEQUATE HARDWARE SUPPLIED BY INSTALLER. ELECTRICIAN IS TO SUPPLY AND RUN PRIMARY,CONDUIT AND DISCONNECT SWITCH TO PDB AND MAKE FINAL CONNECTION. ALL WORK TO BE DONE PER NEC,UL-48 AND LOCAL CODES. I FEDERAL F Revisions.-1AD ol + + Project Location: This original drawing D Account Rep: Hlppen$tlei �� Job Number. - _ S provided as part of a - -- — - - Planned project ri R 1 ADDED NEW ELEVATION DRAWING 8/27/08 JW Boyd 23 87003 00 HEATH - R-2 TAR $_15 OS and is not to be exhibited, s¢ - {.`. - Project Manager: Sandra Ramirez Date: copied or reproduced R-3 - — - - SIGN COMPANY ?P4_-= T.B.D. without the written www.FederalHeath.com Jii►anta- Daytonaeead? R-4 Drawn By Jim Womack TIGARD, OR Sheet Number 7 of 7 p e r m i s s i o n o f 12704 Dupont Circle,Tampa,FL 33626 - - - Cof rs Depiaed In Trus Rendeing May Not Match A2udt F.nMhed MaEerrats Re.`�r To PTOWCT SampleS For&-act Color Match unsennikrc 97223 Federal H e a t h Sign P P V ELECTRICAL i0 USE U.L LISTED ( ) ( ) �„9�tyskinag pp pp < LAWTw°u- COMPONENTS AND SHALL MEET g 23-87003-OOR1 Company, LLC or is I (813)855-4415 800 284-3284 Fax 813 854-3037 a ForMrerlcan Business Client A royal/Date: Landlord A royal/Date: ELECTRIC SIGN ALL N E.c STANDARDS. Design Number: authorized agent.©2007 August 20, 2008 Mr. Matt Oyen Pacific Realty Associates L.P. 15350 S`J'J Sequoia Dk-,;vy. Suite 300 Portland, OR 97224 RE: ARBORICULTURAL REPORT 7500 SW DARTMOUTH STREET, TIGARD, OREGON The report enclosed completes our scope of work outlined in our proposal of work (08/12/08) and accepted verbally upon our meeting with Pac Land. The information gathered in the site visit and discussed in this report will provide the necessary tree protection recommendations to adhere to during the improvements to this site. Please do not hesitate to call if I can be of further assistance in this matter. Sincerely, Hannah M Blankenship ISA Certified Arborist PN6399A Member ASCA - American Society of Consulting Arborists Member TCIA -Tree Care Industry Association Member ISA - International Society of Arboriculture ARBORICULTURAL RECOMMENDATIONS FOR TREE PRESERVATION LOCATED AT 7500 SW DARTMOUTH STREET, TIGARD, OREGON PREPARED FOR Mr. Matt Oyen Pacific Realty Associates L.P. 15350 SW Sequoia Pkwy. Suite 300 Portland, Oregon 97224 by Hannah M Blankenship ISA Certified Arborist August 20, 2008 Summary This report is provided for 7500 SW Dartmouth Street, Tigard, Oregon. I reviewed the site plan submitted to me by Mr. Jeter of Pac Land. It is my understanding that the subject site is to be commercially developed. The recommendations in this report reflect that proposal. I have reviewed the City ofTigard's tree regulations in TCC Chapter 18.790, including necessary permitting, removal allowances, mitigation and preservation requirements, and tree protection standards during development. It is my understanding that this report is in correlation with the listed requirements. Assignment The assignment you requested I perform: • An inventory of all trees onsite, including neighboring trees that may be impacted by construction • A visual tree assessment of tree health and condition • Tree preservation recommendations before/during development All trees onsite were evaluated for health and visual defects. Each tree has been assigned an identification number and is listed in this report and on the included site plan (See appendix). Report Use This report will cover necessary tree protection measures and recommendations for the subject trees before all construction, excavation, demolition, land clearing, or grading begins. It will also be used as the required Arboricultural document to submit to the City of Tigard Planning and Development Department. Observation On August 12, 2008 Mark Bourgeois and I met Mr. Jeter at the subject site to conduct the tree inventory and discuss the intended site improvements. Mr. Jeter described the intended plans for commercial development. A table of tree inventory data which lists tree number, common name, species' name, DBH (diameter reading indicated at 4.5'), preservation value, condition, comments and indicated root protection zone is found in the appendix. Recommendations All trees, located on either subject property or neighboring properties, nearby construction activities should have tree protection fencing installed. Tree protection fencing should be installed at the indicated distances listed in the tree inventory table. W Silt fencing is recommended to be installed along the neighboring trees in the SE corner, ig due to the raised grade. Silt fencing may help with erosion and sediment flow into the root zone of the nearby trees. , The entire row of dead/declining Lombardy poplars (Populus nigra `Italica') along the eastern edge is recommended for removal due to hazardous condition. A 50' length of W protection fencing along the eastern property line, adjacent to the northernmost Sitka Spruce (Picea sitchensis) tree, is required to help protect construction equipment from impending upon the neighboring tree's critical root areas. The trees located in the NW corner are outside the boundaries of construction and are located in a wetland area. No protective fencing is required. There is a stand of dead Oregon ash trees(Fraxinus latifolia) located along the NW edge. These trees should be further assessed for hazard potential and removal. Leaving non-hazardous dead snags ' may be beneficial for wetland areas. Tree protection fencing for the south bordering trees should be installed adjacent to the property line, if necessary. W Any stump removals of trees that are adjacent to the root zones of trees being preserved should be stump ground, rather than pulled with an excavator, to preserve nearby trees. If necessary, the project arborist is recommended to be onsite during all site preparation and excavation within the described protection areas. A 3"- 4" layer of mulching may be laid down to alleviate compaction from machinery during work within the indicated ' protection areas and critical root zones. The project arborist will also monitor and relieve areas of high compaction during this process. Outside of the tree protection area, mitigation by vertical mulching and other alternative methods may be recommended post construction, depending upon the extent of soil compaction. All declining trees, and trees with reduced Root Protection Zones (RPZ), should undergo pre and post construction deep root fertilization and mychorrhizae injection. The first treatment should happen as soon as possible to boost tree health and vigor before construction, with an initial inspection to follow in late-summer. Treatments should then W be repeated annually for at least five consecutive years. �0. The following tree protection steps are critical to ensure that trees to be retained are protected: Tree Protection Requirements Before Construction Begins 2 I. Notify all contractors of the trees protection procedures. For successful tree protection on a construction site, all contractors must know and understand the goals of tree protection. It can only take one mistake with a misplaced trench or other action to destroy the future of a tree. a. Hold a Tree Protection meeting with all contractors to fully explain goals of tree protection. b. Have all sub contractors sign memoranda's of understanding regarding the goals of tree protection. Memoranda to include penalty for violating tree protection plan. Penalty to equal appraised value of tree(s)within the violated tree protection zone per the current Trunk Formula Method as outline by the Council of Tree & Landscape Appraisers current edition of the Guide for Plant Appraisal. Penalty is to be paid to the City of Tigard. 2. Fencing a. Establish fencing around each tree or grove of trees to be retained. b. The Fencing is to be put in place before the ground is cleared in order to protect the trees and the soil around the trees from any disturbance at all. c. Fencing is to be placed at the edge of the root protection zone. (See tree inventory for root protection zones.) Root protection zones are to be established by the project arborist based on the needs of the site and the tree to be protected. d. Ideally, fencing is to consist of 6-foot high steel fencing on concrete blocks or secured to the ground with 8-foot metal posts to prevent it from being moved by contractors, sagging or falling down. Under no circumstances shall the protective fencing be removed without approval from the City of Tigard Community Development Department, Planning Division. 3. Signage a. All tree protection fencing should have signage as follows so that all contractors understand the purpose of the fencing. .............................................................................................................. TREE PROTECTION ZONE DO NOT REMOVE OR ADJUST THE APPROVED LOCATION OF THIS TREE PROTECTION FENCING. Please contact the project arborist or owner if alterations to the approved location of the tree protection fencing are necessary. ............................................................................................................... b. Signage should be placed as to be visible from all sides of a tree protection area and spaced every 75 feet or less. During Construction 3 I. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle, heavy equipment, or even repeated foot traffic. b. No storage of materials including but not limiting to soil, construction material, or waste from the site. i. Waste includes but is not limited to concrete wash out, gasoline, diesel, paint, cleaner, thinners, etc. c. Construction trailers are not to be parked/placed within the root protection zone without written clearance from project arborist. ,. d. No vehicles shall be allowed to park within the root protection areas. e. No activity shall be allowed that will cause soil compaction within the root protection zone. 2. The trees shall be protected from any cutting, skinning or breaking of branches, trunks or roots. 3. Any roots that are to be cut from existing trees that are to be retained, the project consulting arborist shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots are to be immediately covered with soil or mulch to prevent them from drying out. 4. No grade change should be allowed within the root protection zone. 5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist or project owner. 6. Provide water to trees during the summer months.Tree(s)that will have had root system(s) cut back will need supplemental water to overcome the loss of ability to absorb necessary moisture during the summer moths. 7. Any necessary passage of utilities through the root protection zone shall be by means of tunneling under roots by hand digging or boring. After Construction I. Carefully landscape in the area of the tree. Do not allow trenching within the root protection zone. Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees. Do not use machinery to turn or 'roto till' the soil. 2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip irrigation for a specific planting or cleared by the project arborist. " 3. Provide for adequate drainage of the location around the retained trees. 4. Pruning of the trees should be completed as one of the last steps of the landscaping process before the final placement of trees, shrubs, ground covers, mulch or turf. " 5. Provide for inspection and treatment of insect and disease populations that are capable of damaging the retained trees and plants. 6. Trees which have had their root systems compromised should receive an application of deep root fertilizer preferably between the months of February and April. If bare 4 soil exists within the root zone of a preserved tree, a mulch cover of approximately 3" is advised. Conclusions The recommendations above are based on the condition of the subject tree and the site plans you described to me. I believe these recommendations satisfy the City of T igard's tree preservation requirements in TCC 18.790. Please contact the City of Tigard to discuss mitigation requirements. It should be understood that trees listed for removal are simply recommendations; all final decisions regarding removal/preservation lie with the land owner. Please feel free to contact me with any further questions or concerns. Sincerely, Hannah M Blankenship ISA Certified Arborist PN6399A Member ASCA - American Society of Consulting Arborists Member TCIA - Tree Care Industry Association Member ISA - International Society of Arboriculture Appendix Assumptions and Limiting Conditions 5 41 . 1. Any legal description provided to the consultant is assumed to be correct. Titles and ownerships to property are assumed to be good and marketable. No .. responsibility is assumed for legal matters. �r 2. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as feasible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including ' additional fees. 4. This report, and any values expressed herein, represents the opinion of the consultant, and the consultant fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 5. Sketches, drawings and photographs in this report are intended as visual aids and are probably not to scale. The reproduction of information generated by other consultants is for coordination and ease of reference. Inclusion of such information does not constitute a representation by the consulting arborist, as to W the sufficiency or accuracy of the information. 0 6. Unless expressed otherwise, information in this report covers only items that were examined, and reflects the condition of those items at the time of inspection. The inspection is limited to visual examination of accessible items without laboratory analysis, dissection, excavation, probing, or coring, unless otherwise stated. 7. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 8. This report is the completed work product. Any additional work, including production of a site plan, addenda and revisions, construction of tree protection measure, tree work, or inspection of tree protection measures, for example, must be contracted separately. 9. Loss or alteration of any part of this report invalidates the entire report. 6 Tree Inventory Table Tree Common Botanical Name DBH Preservation Condition Comments RPZ # Name 1 Thundercloud Prunus cerasifera 14" Remove Fair Removal necessary due paved plum Thundercloud' eyebrow required by City along SW Hermoso Way 2 Thundercloud Prunus cerasifera 17" Remove Fair Removal necessary due paved plum `Thundercloud' eyebrow required by City along - SW Hermoso Way 3 Thundercloud Prunus cerasifera 17.5" Remove Fair Removal necessary due paved plum `Thundercloud' eyebrow required by City along - SW Hermoso Way 4 Scots pine Pinus sylvestris 15.5" Remove Fair Removal necessary due paved eyebrow required by City along - SW Hermoso Way 5 Douglas fir Pseudotsuga 34" Remove Fair Removal necessary due paved menziesii eyebrow required by City along - SW Hermoso Way 6 Douglas fir Pseudotsuga 34" Remove Fair Removal necessary due paved menziesii eyebrow required by City along - SW Hermoso Way 7 Thundercloud Prunus cerasifera 14" Preserve* Fair Fair 10'on plum 'Thundercloud' South& West side of tree 8 Ponderosa pine Pinus ponderosa 16" Preserve* Good Good 14' 9 Ponderosa pine Pinus ponderosa 16" Preserve* Good Good 14' 10 Ponderosa pine Pinus ponderosa 8" Preserve* Poor Suppressed 8' 11 Ponderosa pine Pinus ponderosa 22" Preserve* Good Co-dominant 18' 12 Port Orford Chamaecyparis 1 1" Dead* - Dead _ cedar knvsoniana B Ponderosa pine Pinus ponderosa 10" Preserve* Poor Poor 10' 14 Port Orford Chamaecyparis 1 I" Dead* - Dead _ cedar lawsoniana 15 Port Orford Chamaecyparis 6" Dead* - Dead cedar lawsoniana 16 Scots pine Pinus sylvestris 13" Preserve* Fair Fair 13' 17 Port Orford Chamaecyparis 4"-6"" Preserve* Poor Multi-stemmed,suppressed 6, cedar lawsoniana 18 Port Orford Chamaecyparis 4"-6" Dead* Multi-stemmed,dead cedar lawsoniana 19 Pine Pinus spp. 11" Preserve Poor Declining It, 20 Douglas fir Pseudotsuga 18" Preserve* Poor Declining,chlorotic foliage 16' menziesii 21 Sweet Gum Liquida,nbar 13" Preserve Poor Previously broken/removed top, t3, SM-acii lua poor structure 22 Oregon ash Fraxinits latifolia 8" Preserve* Poor Leaning,poor structure 8' 7 V Tree Common Botanical Name DBH Preservation Condition Comments RPZ # Name 23 Oregon ash Fraxinus latifolia 6" Preserve* Poor Fair 6' 24 Pine Pinus spp. 18" Preserve* Fair Co-dominant top,one section of top was either pruned or broken 18' previously 25 Oregon ash Fraxinus latifolia 6" Preserve* Fair Fair 6' 26 Oregon ash Fraxinus latifolia 6" Preserve* Fair Fair 6' 27 Sitka spruce Picea sitchensis 18" Preserve* Fair Fair 18' 28 Lombardy Popzrlus nigra 6"-35" Remove Poor/Dead All trees within this grouping are poplar 'Italica' either dead or heavily declining, grouping hazardous recommend removal of all 29 Sitka spruce Picea sitchensis 19" Preserve* Good Good Fencing at property line 30 Lombardy Populus nigra Less than 6" Remove Fair Recommend removal due to poplar saplings 'Italica' history of decline in nearby poplar trees,little preservation value �. 31 Willow Salix spp. 14" Preserve Fair Located in wetland area,remove chicken wire at trunk and consider re-installing mess barrier for beaver protection tr# 32 Willow Salix spp. 9" Preserve Fair Located in wetland area - 33 Red alder Alnus rubra 15" Preserve Fair Located in wetland area _ V 34 Willow Salix spp. 8" Preserve Fair Located in wetland area - , 35 Red alder A1nus rubra 16" Preserve Fair Located in wetland area _ 36 Oregon ash Fraxinus latifolia 6",8",8",8" Preserve Fair Multi-stemmed _ *` 37 Oregon ash Fr•axinus latifolia 7",6",65",12",8" Preserve Fair Multi-stemmed _ 38 Oregon ash Fraxinus latifolia 8",5',5" Preserve Poor Two smaller sections are co- dominant 39 Oregon ash Fraxinus latifolia 8.5",8.5" Preserve Fair Co-dominant 40 Willow Salix spp. 14" Preserve Fair Fair 41 Oregon ash Fraxinus latifolia 12"-35" Dead Poor All tree within this grouping are *" grouping dead,however removal is only necessary if tree becomes target, snags left maybe beneficial to wetland area 42 Willow Salix spp. 6" Preserve Fair Fair 43 Oregon ash Fraxinus latifolia 12",10",12" Preserve Poor Multi-stemmed,decay in base of two sections,further evaluation - �M necessary to determine preservation value 44 Oregon ash Fraxinus latifolia 14",10",13",8", Preserve Poor Multi-stemmed,split from base up to 20" 20'with decay forming,8"section is also decaying,further evaluation to determine preservation value 8 a Tree Common Botanical Name DBH Preservation Condition Comments RPZ # Name 45 Oregon ash Fraxinus latifolia 15"&19" Preserve Fair Co-dominant - 46 Oregon ash Fraxinus latifolia 18.5" Preserve Fair 35°lean,fair _ 47 Oregon ash Fraxinus latifolia 9" Preserve Fair Fair - 48 Oregon ash Fraxinus latifolia 17" Preserve Fair Fair - 49 Oregon ash Fraxinus latifolia 9" Preserve Poor Storm damage - 50 Oregon white Quercus 26" Preserve Fair Deadwood present 6"diameter - oak garryana and larger 51 Oregon ash Fraxinus latifolia 17" Preserve Poor Open cavity from base to 20'and core rot present,bowed and bent trunk,further evaluation - necessary to determine preservation value 52 Oregon white Oarercus 38" Preserve* Fair Mature well structured Oak, oak garryana visible decline,PHC treatment program recommended to preserve this specimen 53 Oregon white Ouercus 16" Preserve* Fair 50%live foliage - oak garryana 54 Oregon white Fraxinus latifolia 9" Preserve* Fair Declining,40%live foliage oak 55 Oregon white Ouercus 32" Preserve* Fair Declining,tip dieback present in oak garryana upper canopy 56 Oregon white Ouercus 14.5" Preserve* Poor Declining,tip dieback,60%live oak ggariyana foliage 57 Oregon white Ouercus 18" Preserve* Fair Declining oak garryana 58 Oregon white Quercus 24" Preserve* Fair Canopy dieback,65%live foliage oak garryana 59 Oregon ash Fraxinus latifolia 14", 13" Preserve* Fair Co-dominant,50%live foliage _ 60 Oregon ash Fraxinus latifolia 15" Preserve* Fair 50%live foliage - 61 Oregon ash Fraxinus latifolia 30" Preserve* Poor Heavy decline,poor condition Property line 62 Oregon ash Fraxinus latifolia 8" Preserve* Fair Fair Property line 63 Oregon ash Frccxinus latifolia 27" Preserve* Poor Declining,broken top Property line 64 Oregon ash Fraxinus latifolia it" Preserve* Poor Declining Property line 65 Oregon ash Fraxinus latifolia 22" Preserve* Poor Co-dominant top,decaying Property trunks,upper trunk bent line 66 Oregon ash Froxinus latifolia 24" Preserve* Poor Declining Property line 67 Oregon ash Fraxinus latifolia 30" Preserve* Poor Declining Property line 68 Black Popidus 18" Preserve* Poor Dead top Property cottonwood trichocarpa line 9 r f Ilk oar.• y8 j � .;,,,..•. `�'�.,:;��.,,��__ j�PARCEL PARCEL 4 Al Or If zr �,~ , 1a— a, U} Ott„ f loll $W�RYOSO WAY 4 l— L 3 X75 5w �� 6••6161' �' 4P NATURAL RESOURCES ASSESSMENT REPORT TIGARD RETAIL DEVELOPMENT SITE TIGARD, OREGON JULY 9,2008 FOR PACTRUST GEoENGINEEa Fife No. 2361-041-04 i Natural Resources Assessment Report File No. 2361-041-04 July 9, 2008 Prepared for: PacTrust 15350 SW Sequoia Parkway, Suite 300 Portland, Oregon 97224 Attention: Mr. Matt Oyen Prepared by: GeoEngineers, Inc. 15055 SW Sequoia Parkway, Suite 140 Portland, Oregon 97224 (503) 624-9274 t S wn M. Mahugh Wetland Biologist Hca �wV Judith B. Light, PWS Senior Biologist AJohnH. ane Managing Principal SMM:JBL:JHB:gaw Port: P:\2\2361041\04\Finals\236104104R_Final.dOc Disclaimer: Any electronic form, facsimile or hard copy of the original document(email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Copyright©2008 by GeoEngineers,Inc. All rights reserved. Fele No. 2361-041-04 TABLE OF CONTENTS Page No. 1.0 INTRODUCTION....................................................................................................................................1 1.1 EXISTING SITE CONDITIONS....................................................................................................1 1.1.1 Published Information......................................................................................................2 2.0 SENSITIVE AREAS................................................................................................................................2 2.1 SENSITIVE AREAS DELINEATION AND VERIFICATION METHODS......................................2 2.2 SENSITIVE AREAS DESCRIPTIONS.........................................................................................3 2.2.1 Wetland A........................................................................................................................3 2.2.2 Wetland B........................................................................................................................4 2.2.3 Wetland C........................................................................................................................4 2.2.4 Wetland D........................................................................................................................5 2.3 VEGETATED CORRIDOR CONDITIONS...................................................................................5 2.3.1 Vegetated Corridor Community 1.....................................................................................5 2.3.2 Vegetated Corridor Community 2....................................................................................6 2.3.3 Vegetated Corridor Community 3....................................................................................7 2.3.4 Vegetated Corridor Community 4.....................................................................................7 2.3.5 Vegetated Corridor Community 5.....................................................................................8 2.3.6 Vegetated Corridor Community 6.....................................................................................8 2.3.7 Vegetated Corridor Community 7.....................................................................................9 3.0 PROJECT DESCRIPTION.....................................................................................................................9 3.1 PROPOSED DEVELOPMENT ACTIVITIES................................................................................9 3.2 VEGETATED CORRIDOR ENHANCEMENT AND MITIGATION...............................................9 4.0 RESULTS AND CONCLUSIONS........................................................................................................10 5.0 LIMITATIONS.......................................................................................................................................11 6.0 REFERENCES.....................................................................................................................................11 List of Figures Figure 1. Vicinity Map Figure 2. NWI Wetland and Streams Map Figure 3. City of Tigard LWI Map Figure 4. Soils Survey Map Figure 5. Existing Site Conditions Figure 6. Existing Site Conditions With Vegetated Corridor Plant Communities Figure 7. Preliminary Site Plan Figure 8. Wetland Mitigation Exhibit APPENDICES APPENDIX A—SITE PHOTOGRAPHS APPENDIX B—WETLAND DELINEATION DATASHEETS File No.1361-041-04 Page i GWENGINEER� July 9,2008 NATURAL RESOURCES ASSESSMENT REPORT TIGARD RETAIL DEVELOPMENT SITE TIGARD, OREGON FOR PACTRUST 1.0 INTRODUCTION This report presents the results of the natural resources assessment services completed at the 18 acre Proposed Tigard Retail Development site on June 20, 2008. The site is located on SW Dartmouth Road, near SW 72nd Avenue in Tigard, Oregon (Figure 1), The site was cleared, graded and filled ir, the late 1990's under permits secured by the previous owner (RF 9256-Renewal issued by Oregon Division of State Lands [DSL], dated June 14, 1997,and the Department of the Army Nationwide Permit Verification Authorization [Case No.98-666],dated July 20, 1998). A stream was relocated to the northern limits of the site and wetlands were created adjacent to the relocated stream as mitigation for the permitted wetland and stream impacts. No further development action occurred on the site after the fill pad was established. The site was purchased by PacTrust in July 2005. Wetlands at the site were previously delineated by others several years ago in association with site investigations for a proposed development that was abandoned. PacTrust has subsequently had these wetlands boundaries professionally surveyed to determine the buffer limits associated with the stream and wetland mitigation areas in order to assess the condition of the mitigation areas. PacTrust determined that the mitigation areas were not in compliance with the permit conditions relating to the stream and wetland mitigation requirements. PacTrust then developed a list of actions needed to bring the mitigation areas into permit compliance, reviewed these actions with U.S. Army Corps of Engineers and DSL, and implemented these measures in the fall of 2007(GeoEngineers, Inc. 2007). This effort included installing additional plants within the inner 25 feet of the wetland and stream buffers in the northern portion of the site. The objective of this natural resources assessment was to identify and characterize the sensitive areas and vegetated corridors within the project site for development planning purposes. The site assessment is focused on the wetland and stream areas on the site outside of the fill pad. The field efforts for this study included: 1) verification of the previously delineated wetland boundaries and 2) documentation of the wetland and stream vegetation corridor conditions on the site. 1.1 EXISTING SITE CONDITIONS The project site is located within the eastern city limits of Tigard, Oregon and is bounded by SW Dartmouth Road on the north, vacant lots to the northeast, residential lots to the east and southeast and Red Rock Creek to the west(Figure 2). Two small graveled entrances from SW Dartmouth Road provide access to the project site. The fill pad on the site gradually slopes down from the northeast to the southwest while the central portion is relatively flat. Several large piles of surface fill are also found in the north half of the site. The fill pad and slopes primarily support bare ground with non-native grasses and weedy species present in scattered areas. The southern, western and northern portions of the site adjacent to wetlands identified in this report are vegetated with non-native and invasive herbs and shrubs except in the areas that were planted in Fall 2007 with native shrub and tree species. File No.2361-041-04 Page I GEOENGINEER July 9,2008 An unnamed tributary to Red Rock Creek flows west across the northern portion of the site, immediately south of SW Dartmouth Street. Red Rock Creek, located offsite to the west, flows south into Fanno Creek. The northwestern portion of the site includes several wetland ponds. The unnamed stream and wetland ponds were created as mitigation for the previously permitted fill activities in the central portion of the site. The wetlands and perennial stream on the site would be assigned a 50-foot-wide vegetated . corridor per Clean Water Services (CWS) requirements (Design and Construction Standards Chapter 3.01.1) 1.1.1 Published Information The National Wetland Inventory (NWI) (Figure 2) and City of Tigard Local Wetland Inventory (LWI) Map(Figure IN for the Tigard Retail Development site identify wetland habitat within and adjacent to the project site. The NWI map identifies a portion of the palustrine scrub-shrub and emergent wetlands associated with the Red Rock Creek riparian corridor extending into the northwestern and southwestern ` portions of the project site (USFWS 2008). The City of Tigard LWI shows two streams with associated wetlands located on the project site, as well as Red Rock Creek and associated wetlands located immediately west of the site as generally shown on the NWI map(City of Tigard 1997). It is important to note that the City's map depicts site conditions prior to the permitted fill activity implemented on the site in 1998 and no longer reflect current site conditions. The source reference for the LWI stream and wetland information is dated 1997. One stream formerly extended east-west across the north central portion of the site with an area of wetland habitat immediately adjacent to the stream * near the western end of the site. A second stream was shown to be located in the southwest corner of the site originating from a small wetland area. The Natural Resource Conservation Service (NRCS) soil data identifies four soil types within the study area (Figure 4). These soil types are Aloha silt loam, Huberly silt loam, Verboort silty clay loam and Quatama loam (USDA 1982). Two of these soil types; Verboort and Quatama soil unit are listed as hydric. However, because the site now supports a fill pad ranging from 9 to 17 feet of fill, the published W soil data does not reflect current site conditions. 1W 2.0 SENSITIVE AREAS 2.1 SENSITIVE AREAS DELINEATION AND VERIFICATION METHODS Two wetland scientists from GeoEngineers conducted the wetland verification services on June 20, 2008 using the methodology defined in the Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory, 1987). Information regarding the three primary wetland parameters; vegetation, soils and hydrology, was observed and documented at eleven sample plot locations throughout the site. Photographs of site study areas are provided Appendix A, and the sample plot data is presented on standard wetland data sheets in Appendix B of this report. During the wetland verification, plant species were identified and percent coverage per species was estimated for overstory, understory and herbaceous strata within representative non-random, 3- to 9- meter-radius sample plots located in both wetland and upland habitats. The National List of Plant Species that Occur in Wetlands: Northwest (Region 9) (Reed 1988), Supplement to the National List of Plant Species that Occur in Wetlands: Northwest (Region 9) (Reed 1993)and the United States Department of Agriculture Natural Resource Conservation Service Plants Database Wetland Indicator Status web site were referenced to classify identified plants using the following categories: obligate wetland (OBL); facultative wetland (FACW); facultative (FAC); facultative upland (FACU); or obligate upland (UPL). Prevalence of hydrophytic vegetation was determined by calculating the percent of dominant plant File No.2361-041-04 Page 2 GEOENGINEER� July 9,2008 i� species within a sample plot that were OBL, FACW or FAC. Wetland vegetation communities present within the project site were classified according to the USFWS wetland classification system (Cowardin et al. 1979). In addition to vegetation data, information on soils and hydrology was also collected at the established sample plots. Soils were inspected at each sample plot and along the previously delineated wetland boundaries in hand-dug soil pits approximately 16 inches deep. Soil texture, soil matrix color, presence or absence of redox concentrations or gleying and depth to soil saturation, if present, were recorded at each formal sample plot. Soil matrix colors were determined using a Munsell Soil Color Chart (Kollmorgen Corporation 1998). Additionally, wetland hydrology indicators, including drainage patterns, presence of surface water, depth of ground water within hand-dug pits and evidence of inundation (i.e.. drift lines, water marks, oxidized root zones, etc.) were also noted at each sample plot. Soil and hydrology information collected during the field efforts is presented on the standard wetland delineation data sheets(Appendix B). 2.2 SENSITIVE AREAS DESCRIPTIONS Four wetlands areas were identified and verified during the June 2008 site visit. For reporting purposes these wetland areas are identified as Wetlands A through D. Sample plots were established within each wetland area to document the wetland habitat conditions and confirm the previously delineated boundary. The wetlands observed at the site included palustrine and riverine wetlands with emergent and scrub- shrub vegetation layers. The hydrologic regimes of these features range from seasonally saturated to permanently flooded. The primary water sources for most wetlands at the site is the unnamed tributary of Red Rock Creek that flows west along the northern site boundary, Red Rock Creek west of the site, and a detention pond located southwest of the site along Highway 217. The Red Rock Creek tributary on the project site is a perennial stream. The following sections describe the wetland habitat conditions observed at each wetland feature. 2.2.1 Wetland A Wetland A is located in swale that originates along the southern border of the site and slopes down to the west. At the southwest corner of the site Wetland A increases in width and follows the toe of the fill slope along the western edge of the site (Figure 5). Supporting hydrology for this portion of the wetland is likely surface runoff collected from the surrounding upland areas. The detention pond located between the southwest corner of the site and Highway 217 also appears to influence surface water conditions in the extreme southwest corner of the site. Four sample plots were established within Wetland A to identify the limits of the wetland and verify the previously delineated wetland boundaries. Sample plots I and 2 (SP-I and SP-2) were placed along the southern edge of the site. Soil in the wetland plot SP-1 consisted of silty clay loam and supported a matrix color of IOYR 3/1 with dark yellowish brown (IOYR 4/6) colored redox features 2 inches below the surface. The dominant vegetation at plot SP-1 was reed canarygrass(Phalaris arundinacea)and Oregon white oak (Quercus garryana), with red-osier dogwood (Cornus sericea) also present. The upland plot (SP-2) was established on the fill slope adjacent to Wetland A. This area is dominated by reed canarygrass, Oregon white oak, scotch broom (Cytisus scoparius) and field horsetail (Equisetum arvense). The soil at SP-2 has a matrix color of I OYR4/2 without redox features or hydrology indicators. File No.2361-041-04 Page 3_ GMENGINEERS� July 9,2008 Sample plots SP-3 and SP-4 were established within southwestern portion of the site. The dominant vegetation at SP-3 includes black cottonwood (Populus balsamifera), Oregon ash (Fraxinus latifolia), Scouler's willow (Salix scouleriana), Himalayan blackberry (Rubus discolor), soft rush (Juncus effusus), stickywilly (Galium aparine) and reed canarygrass. The silty clay soils at SP-3 had black matrix color (10YR 2/1) and were saturated 3 inches from surface. The upland sample plot (SP-4) was dominated by field horsetail and reed canarygrass. Soils at SP-4 consisted of silty clay with a matrix color of l OYR 4/3 and no hydrologic indicators observed. Conditions observed in the southwestern portion of the site during the June 2008 assessment confirmed the previously delineated boundaries in the Wetland A area. 2.2.2 Wedand B Wetland B is located in northwestern portion of the site and contains two created ponds (Figure 5). The primary source of hydrology for this wetland is the unnamed stream that enters Wetland B through a 48- inch culvert from the east. Sample plots SP-5 and SP-6 were established at this wetland to identify the "` wetland limits. SP-5 was located near the southeastern edge of the Wetland B and contained soils saturated to within 4 inches of the surface during the June 2008 site visit. This wetland sample plot is dominated by Pacific willow (Salix lasiandra) and redtop (Agrostis gigantea) and contained several groupings of Scouler's willow, creeping buttercup (Ranunculus repens) and reed canarygrass. The willows identified in this area were planted to fulfill the requirements of the previously permitted mitigation activities. Soil at sample plot SP-5 was observed to be very dark grey (10YR 3/1) silty clay , throughout the 16-inch deep soil test pit. Sample plot SP-6 was placed east of SP-5 within the adjacent upland area. This sample plot is dominated by oxeye daisy (Leucanthemum vulgare)and bull thistle(Cirsium vulgare)with Fuller's teasel (Dipsacus fullonum) also present. Soil at sample plot SP-5 consisted of clay loam with a matrix color of 10 YR 4/3 with no hydric soil or hydrologic indicators observed. Conditions observed in the northwestern portion of the site during the June 2008 assessment confirmed the previously delineated boundaries in the Wetland B area. es 2.2.3 Wetland C Wetland C is a riparian wetland associated with the relocated stream along the northern boundary of the site (Figure 5). Supporting hydrology for this wetland is provided by the unnamed stream that flows ° through the wetland. Two sample plots were established at this wetland. One sample plot, SP-7, was established within the limits of this wetland feature at the southern edge of the wetland and was dominated by Pacific willow, slough sedge(Carex obnupta)and redtop. Pacific willow and slough sedge were planted in this area to fulfill the mitigation permit requirements. Soil at sample plot SP-7 consisted of silt (0-3 inches deep) with a matrix color of 10YR 3/1 and compacted sandy silt (3-16 inches deep) ` with a matrix color of IOYR 4/2 with many medium sized redox features l OYR 5/8 in color. The soil was , saturated to the surface at SP-7 during the June 2008 site visit. The upland sample plot (SP-8) was located south of Wetland C. The vegetation at this plot was dominated by redtop, common velvetgrass (Holcus lanatus) and common dandelion (Taraxacum off cinale) with several small planted ponderosa pine (Pinus ponderosa) trees and Nootka rose (Rosa nutkana) and salmonberry (Rubus spectabilis)shrubs. These trees and shrubs were planted as part of the mitigation compliance actions implemented in 2007. The soil at SP-8 was dark brown (10YR 3/3) �~ compacted clay silt without redox. No hydrology or hydrologic indicators were observed at this plot during the site visit. K File No.2361-041-04 Page 4 GEOENGINEER� July 9,2008 Conditions observed along the relocated stream in the northern limits of the site during the June 2008 assessment confirmed the previously delineated boundaries in the Wetland C area. 2.2.4 Wetland D Wetland D represents two small wetlands associated with the segment of the unnamed stream located immediately east of the project site(Figure 5). Supporting hydrology for these wetland areas is controlled by stream surface water elevation. Three sample plots were established in this area to identify the limits of the aquatic features. Sample plot SP-9 was located at the southwestern edge of the wetland. Vegetation at this sample plot was dominated by Nootka rose. Additional plant species in this area included Douglas hawthorn, Himalayan blackberry, soft rush and redtop. Soil at this plot consisted of silty loam with a matrix color of i OYR 3/1 through the entire i 6-inch column and the plot was saturated to within 6 inches of the surface. An upland sample plot (SP-10) was established outside the western edge of the wetland and was dominated by bare ground, soft brome(Bromus hordeaceus),timber oatgrass(Danthonia intermedia)and scotch broom. Soil at this plot consisted of silty loam with a chroma of 3 (IOYR 3/3). No hydric soil or hydrologic indicators were observed at this upland plot during the investigation. Sample plot I I (SP-11) was located in the northern lobe of Wetland D. This area is dominated by Pacific willow, soft rush and redtop and also contained slough sedge and creeping buttercup. The soil at SP-1 I has a matrix color of IOYR 2/1 from the surface to 6 inches deep and IOYR 4/1 with many large redox features 10YR 5/6 color from 6 to 16 inches. The sample plot was saturated to the surface and had free water at 1 inch below the surface. Conditions observed along the unnamed stream east of the project site during the June 2008 assessment confirmed the previously delineated boundaries in the Wetland D area. 2.3 VEGETATED CORRIDOR CONDITIONS The buffers surrounding each wetland area were characterized within 200 feet of each feature to document the condition of each plant community within the vegetated corridor areas on the project site in accordance with the CWS Methodology for Vegetated Corridor Condition Assessment (Design and Construction Standards Chapter 3.14.5). The following sections contain descriptions of the seven vegetated corridor plant communities observed at the site and Figure 6 identifies that extent of each community. 2.3.1 Vegetated Corridor Community 1 Vegetated Corridor Community 1 is a roughly 60-foot-wide strip of primarily herbaceous vegetation located on the fill slope north of Wetland A (Figure 6). This plant community predominantly supports non-native invasive herbaceous plants and several patches of invasive scotch broom. One sample point (VC-1) was established in this area to document the species and quantities present in this area. Conditions observed at VC-I are summarized in Table 1. File No.2361-041-04 Page S GWENGINEERS� July 9,2008 Table 1. Vegetated Corridor Community 1 (Sample Point VC-1) Coverage Layer Scientific name Common name M Tree Quercus ganyana* Oregon white oak 10 Shrub Cytisus scoparius+ Scotch broom 5 Herb(upper) Phalaris arundinacea+ Reed canarygrass 80 Dipsacus fullonum+ Fullers teasel 30 W Cirsium vulgare+ Common thistle 10 Rk Herb(lower) Poa pratensis Kentucky bluegrass 20 Galium aparine* Cleavers 35 W, Vicia villosa Winter vetch 20 Equisetum arvense Field horsetail 20 Leucanthemum vulgare Oxeye daisy 20 Notes: *Native species per Portland Plant List 'Invasive species per CWS(Design and Construction Standards Chapter 3.14.5[e]2) This sample point contained few native species and is dominated by non-native invasive species (Design and Construction Standards Chapter 3.14.5[e]2). Tree canopy in the vegetated community is provided by Oregon white oak trees rooted within Wetland A. Although tree canopy in the sample plot was 10 percent, the average tree canopy cover for the entire vegetated community was observed to be approximately 25 percent. Per CWS standards, this plant community is considered to have degraded corridor condition(Design and Construction Standards Chapter 3.14.2). 2.3.2 Vegetated Corridor Community 2 Vegetated Corridor Community 2 is a roughly 15-foot-wide strip of vegetation located on the slope between Wetland A and the western edge of the proposed development area (Figure 6). This plant community contains canopy of black cottonwood rooted within Wetland A which provides approximately 5 percent cover in the entire vegetated corridor, although tree canopy in the plot was observed to be 20 percent. As summarized in Table 2, understory species within vegetated corridor community 2 (VC-2) include invasive Himalayan blackberry and invasive herbaceous species. Table 2. Vegetated Corridor Community 2(Sample Point VC-2) Coverage Layer Scientific name Common name M Tree Populus balsamifera* Black cottonwood 20 s, Shrub Rubus discolor" Himalayan blackberry 80 Herb Cirsium vulgare+ Common thistle 10 Equisetum arvense Field horsetail 30 Poa pratensis Kentucky bluegrass 5 Notes: *Native species per Portland Plant List +Invasive species per CWS(Design and Construction Standards Chapter 3.14.5[e]2) 6 Page File No.2361-041-04 Pa GEOENGINEERS� July 9,2008 This sample point contains both native and invasive species. More than 80 percent of the vegetative cover in this community is invasive as identified by CWS (Design and Construction Standards Chapter 3.14.5[e]2) and the average tree canopy is approximately 5 percent. This plant community is considered to have degraded corridor condition(Design and Construction Standards Chapter 3.14.2). 2.3.3 Vegetated Corridor Community 3 Vegetated Corridor Community 3 is located on the fill pad adjacent to communities 1 and 2 (Figure 6). This area is sparsely vegetated by non-native and invasive herbaceous species. The majority of this area is occupied by bare ground. Approximately 50 percent of the vegetated portion of this community is invasive (Design and Construction Standards Chapter 3.14.5[e]2). This community is in a degraded corridor condition(Design and Construction Standards Chapter 3.14.2). Table 3. Vegetated Corridor Community 3(Sample Point VC-3) Coverage Layer Scientific name Common name (°/,) Herb Equisetum arvense Field horsetail 5 Phalaris arundinacea' Reed canarygrass 5 Bare ground 90 Note ' Invasive species per CWS(Design and Construction Standards Chapter 3.14.5[e]2) 2.3.4 Vegetated Corridor Community 4 Community 4 includes the areas immediately surrounding Wetland B (Figure 6). This plant community contains non-native herbaceous species and native shrub plants that were installed in Fall 2007. Sample point VC-4 was established in the southern portion of this area to document the species and quantities present in this community (Table 4). Table 4. Vegetated Corridor Community 4(Sample Point VC-4) Coverage Layer Scientific name Common name (°/,) Shrub Rosa nutkana' Nootka rose 15 Crataegus douglasii' Black hawthorn 5 Herb Lupinus polyphyllus' Bigleaf lupine 15 Leucanthemum vulgare Oxeye daisy 65 Holcus lanatus Common velvetgrass 35 Phalaris arundinacea' Reed canarygrass 5 Cirsium vulgare' Common thistle 10 Notes: 'Native species per Portland Plant List ' Invasive species per CWS(Design and Construction Standards Chapter 3.14.5[e]2) Approximately 35 percent of the vegetative cover in the plot is provided by native species. Although no tree canopy extended into this plot, the overall tree canopy cover in this vegetative community was approximately 5 percent. Current conditions of this plant community would be considers degraded per CWS stands. However, even though native plant cover in this vegetative community is currently less File No.2361-041-04 Page 7 GEOENGINEER� July 9,2008 than 50 percent and tree canopy cover is only 5 percent, as the planted shrub and tree species mature, this area is expected to increase to a good corridor condition overall. 2.3.5 Vegetated Corridor Community 5 Vegetated Corridor Community 5 is approximately 20 feet wide and contains shrubs and trees that were planted in Fall 2007. This community surrounds Wetland C and the on-site stream and contains relatively low invasive species coverage. Sample point VC-5 was established in this area to document the species and associated coverage in the vegetated corridor adjacent to Wetland C(Table 5). Table 5. Vegetated Corridor Community 5(Sample Point VC-5) Coverage Layer Scientific name Common name M Tree/Shrub Rubus spectabilis* Salmonberry 10 Pinusponderosa* Ponderosa pine 5 Herb-1 Leucanthemum vulgare Oxeye daisy 15 Holcus lanatus Common velvetgrass 15 Agroslis gigantean Redtop 10 Phalaris arundlnacea' Reed canarygrass 5 Cirsium vulgare' Common thistle 5 Herb-2 Trifolium repens White clover 50 Taraxacum officinale Common dandelion 30 Parentucellia viscosa Yellow glandweed 5 W Notes: *Native species per Portland Plant List 'Invasive species per CWS(Design and Construction Standards Chapter 3.14.5[e]2) This sample point presently supports a dominant cover of non-native herbaceous species. Native plant cover is currently 15 percent. The tree canopy in this area provides less than 5 percent aerial coverage. Current conditions of this plant community would be considered degraded per CWS stands. However, as the planted shrub and tree species mature, this area is expected to increase to good corridor condition overall. 2.3.6 Vegetated Corridor Community 6 Vegetated Corridor Community 6 extends out from Community 5 into the fill pad. The majority of this area is occupied by bare ground and only supports 10 percent non-native grass cover (Table 3). This vegetated community is considered a degraded corridor per CWS standards (Design and Construction Standards Chapter 3.14.2). Table 6. Vegetated Corridor Community 6(Sample Point VC-6) » Coverage Layer Scientific name Common name (a/,) Herb Holcus lanatus Common velvetgrass 5 Lolium perenne Perennial ryegrass 5 Bare ground 90 .4 File No.2361-041-04 Page 8 GEOENGINEEFt July 9,2008 W 00 Z.3.7 Vegetated Corridor Community 7 Vegetated Corridor Community 7 was assessed at the full 200-foot width around Wetland D and included the culverted crossing of the stream on the project site(Figure 6). Approximately 50 percent of the area is bare ground. This vegetated community is considered a degraded corridor per CWS standards (Design and Construction Standards Chapter 3.14.2). Table 7. Vegetated Corridor Community 7(Sample Point VC-7) Coverage Layer Scientific name Common name (%) Herb Holcus lanatus Common velvetgrass 10 Danthonia intermedia Timber oatgrass 15 Bromus hordeaceus Soft brome 25 Bare ground 50 3.0 PROJECT DESCRIPTION 3.1 PROPOSED DEVELOPMENT ACTIVITIES The layout of the proposed retail center is shown on the site plan in Figure 7. A Target® retail building would be constructed on the southern end of the fill pad and two smaller retail buildings constructed south of the sensitive areas in the northern portion of the site. Parking would be provided in the remainder of the site. Access would be provided at the same location as the two existing culverted crossings of the unnamed stream off of SW Dartmouth Street. These culverts were installed in the late 1990's at the time of the stream relocation and wetland mitigation construction effort. Open space amenities are required by the City of Tigard,and the City has requested that a pedestrian path connecting SW Dartmouth Street to SW Hermoso be included as part of the open space amenity for this retail site. Therefore, pedestrian paths are proposed to extend from the sidewalks along the two proposed SW Dartmouth Street entrances to SW Hermoso Way at the southern end of the site. These paths would generally be located along or within the outer third of the 50-foot-wide vegetated wetland and stream buffers(Figure 7). 3.2 VEGETATED CORRIDOR ENHANCEMENT AND MITIGATION Road and pedestrian crossings are allowed across vegetated corridors to provide site access as long as the impacts, including size and placement of these crossing, are minimized (Design and Construction Standards Chapter 3.05.7) and encroachments are replaced at a 1:1 ratio on the project site (Design and Construction Standards Chapter 3.05.8). The proposed road and pedestrian crossing to access the retail center area are located at the two existing culvert crossings of the stream and are designed to roadway and pedestrian sidewalk standards required by the City of Tigard. Paths that are 12 feet wide or less are allowed in vegetated corridors if: 1)minimal vegetation disturbance occurs; 2) no native trees greater than 6-inch diameter at breast height (dbh) are removed; 3) slope stability is maintained; 4)the path is located in the outer 40 percent of the corridor; and 5)the area of the path beyond the first 3 feet is replaced per CWS standards (CWS Design and Construction Standards Chapter 3.05.8). The proposed pedestrian path in the vegetated corridor will be 5 feet wide and will be located in the outer 40 percent of the corridors that currently support non-native herbaceous and shrub File No.2361-041-04 Page 9 GWENGINEERS� July 9,2008 species, including several invasive species, if vegetated. No trees are present in these portions of the corridors. The outer 2 feet of the trails within the corridor will be replaced at a minimum of 1:1 on the +� project site. The roadway crossings and pedestrian paths would impact 9,786 square feet (sf) of the wetland and stream vegetated buffers (Figure 8). Additional areas totaling 10,280 sf are proposed to be added to the on site vegetated corridors(Figure 8). Clean Water Services requires vegetated corridors up to 50 feet wide to be enhanced to the good " vegetated corridor condition standards as defined by CWS (Design and Construction Standards Chapter 3.14.2) in order to secure a Service Provider Letter from CWS. The current condition of all of the 50- foot-wide vegetated corridors on site is poor. Therefore, PacTrust will prepare a planting plan for the vegetated corridors on the site that will provide a plant community comprised of native trees, shrubs and groundcovers that will collectively provide at least 80 percent cover and at least a 50 percent tree canopy cover at maturity. The planting plan will accommodate the native shrub and tree planting efforts that were implemented in Fall 2007. These plants will provide significantly more cover in the areas when they are mature than the current vegetation provides. However, the 2007 plants were installed at densities from 0.012 to 0.028 plants per acre. Therefore, the future vegetated corridor planting plan will need to include additional plantings in these areas to provide average densities of 0.01 native trees per acre and 0.05 native shrubs per acre and add a native groundcover that provides 100 percent cover in order to meet CWS criteria. The planting plan will be developed using native species that will include some of the species suggested for riparian and upland forest communities in CWS Design and Construction Standards Appendix A. The plants installed in Fall 2007 were all native species that are included in the CWS plant species + recommendations. Although seven general vegetated corridor conditions were identified on the site in June 2008 for documentation purposes,two general corridor conditions will be designed. The vegetated corridors in the northern part of the site will be dominantly riparian and upland shrub communities with riparian and upland forest communities included. However, a 50 percent tree canopy cover at maturity will not be targeted in the northern vegetated buffers to allow a better line of sight into the site from SW Dartmouth Street. The vegetated corridors along the southern and western perimeters of the site will support a forested element that will provide at least 50 to 80 tree canopy cover at maturity. Collectively, the average plants densities will 0.01 trees per acre and 0.05 shrubs per acre. Groundcover will be specified to achieve 100 percent coverage. All non-native invasive species would be removed from the vegetated corridors prior to planting. 4.0 RESULTS AND CONCLUSIONS During the site investigation, the boundaries of three wetland areas were verified to be in the location as identified in previous delineation studies. Conditions observed along the unnamed stream east of the site during the June 2008 assessment confirmed the previously delineated boundaries in the Wetland D area. All of the wetlands are associated with the unnamed Red Rock Creek tributary or Red Rock Creek. The existing conditions of all of the vegetated corridors on the project site are rated poor per CWS standards. The proposed development will not impact wetland or stream habitats, but will encroach into the wetland and stream vegetated buffers for access to the site from SW Dartmouth Street and to accommodate a pedestrian path that will connect SW Dartmouth Street to SW Hermoso Way. Additional areas will be File No.2361-041-04 Page 10 GEOENGINEERi July 9,2008 added to the vegetated corridors on site at a 1:1 ratio. A planting plan will be developed that will improve all vegetated corridors from poor to good when the installed plants are mature. 6.0 LIMITATIONS GeoEngineers, Inc. has developed this natural resource assessment report in general accordance with the scope and limitations of our proposal. Within the limitations of scope, schedule and budget, our services have been executed in accordance with the generally accepted practices for wetland delineations in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. This report has been prepared for the exclusive use of Pac Trust following the described methods and information available at the time of the work. No other party may rely on the product of our services unless we agree in advance to such reliance in writing. The information contained herein should not be applied for any purpose or project except the one originally contemplated. Any alteration, deletion or editing of this document without explicit written permission from GeoEngineers is strictly prohibited and may jeopardize the success of the plans. Any other unauthorized use of this document is prohibited. This document is intended to be used in its entirety. If an excerpt is quoted or paraphrased, it must be properly referenced. Any electronic form, facsimile or hard copy of the original document(email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers and will serve as the official document of record. 6.0 REFERENCES City of Tigard. 1997. City of Tigard Wetland Inventory.Tigard,OR. Cowardin, L.M., V. Carter, , F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deepwater habitats of the United States. US Fish and Wildlife Service, Office of Biological Services, F WS/OBS-79/31. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual,"Technical Report Y-87-1. US Army Engineer Waterways Experiment Station.Viksburg. GeoEngineers. 2007. Year-Five Wetland Mitigation Monitoring Report. (dated December 21, 2007). Portland,OR. Hitchcock,L. C. and A. Cronquist. 1973. Flora of the Pacific Northwest an Illustrated Manual. University of Washington Press, Seattle. Kollmorgen Corporation. 1988. Munsell soil color charts. Munsell Color, Macbeth Division of Kollmorgen Corporation. Baltimore. National Marine Fisheries Service (NMFS). 2008. Endangered Species Act Status of West Coast Salmon &Steelhead. Seattle, Washington. Dated February 26,2008. National Oceanic and Atmospheric Administration (NOAA). 2008. NOWdata—NOAA Online Weather Data.(http://www.weather.gov/climate). Pendelton,OR:National Weather Service. Oregon Natural Herritage Information Center (ORNHIC). 2008. Lebanon, Ridgeway Butte project rare, threatened, and endangered species list. Oregon State University Institute for Natural Resources. Portland,Oregon.Dated April 21,2008. File No.2361-041-04 Page 11 GEOENGINEERS� Ady 9,2008 Oregon State University (OSU). 2008. Oregon Climate Service. (http://www.ocs.oregonstate edu). Corvallis, Oregon. Reed, P.B., Jr. 1988. National list of plant species that occur in wetlands: Northwest (Region 9). U.S. Fish and Wildlife Service Biological Report 88 (26.9). Washington,D.C. Reed, P.B., Jr., Peters, D., Goudzwaard, J., Lines, I. and Weinmann, F. 1993. Supplement to List of Plant Species that Occur in Wetlands: Northwest (Region 9). December 1993. U.S. Fish and Wildlife Service Supplement to Biological Report 88(26.9). May 1988. Washington, D.C. U.S. Department of Agriculture (USDA), National Resource Conservation Service (NRCS). 1982. Soil Survey of Washington County, Oregon. U.S. Department of Agriculture (USDA). 2006. Hydric Soils List—All Components, Linn County Area, Oregon. United States Fish and Wildlife Service (USFWS). 2008. National Wetlands Inventory Wetlands Digital Data. (http://wetiandsfws.er.usgs.gov/NWI/download.htm]). Natural Resource Conservation Service (NRCS). 2008a. Climate Information — Wetlands Retrieval for Lacomb, Linn County, Oregon. (ftp://ftp.wcc.nrcs.usda.gov/support/climate/wetlands/o 41043.txt). Natural Resource Conservation Service (NRCS). 2008b. The PLANTS Database, Version 3.5 W ftp.-Hplants.usda. ov). National Plant Data Center,Baton Rouge,LA. �s ow ow File No.2361-041-04 Page 12 " Ady 9,2008 GEOENGINEERS� \� �V G W E NG|NEERS \moi y\ . :> » - .., r . :�. . . >�z w\ � 2� � �z \ y APPENDIxA ƒ SITE PHOTOGRAPHS * _ i, 33�f - -�:k ��. 2�k r ,., Yo x s us Iry T1 U � d2 J• f y K E r r s x" • • • vier • �•• e� S Photograph 5 Photograph 6 Wetland A western portion, Facing South Sample Plot 3, Western part of Wetland A, «� Facing West •�: ate._ .� co - � _ -_ �f `fry! ,y� - �'}j` fit'S •�1 y y$ 3 i - Z' - CO O '*. .. "moi,A: '. '. :±a"; :.6 .i•. At 1 cL 4 Photograph 7 Photograph 8 CL Sample Plot 4, Upland near Western Part of Vegetated Corridor 2 along Western Part of 10 a Wetland A, Facing West Wetland A, Facing South x -a w Q a v 0 v 6+ 0 co co N Alk+ O O (9 C co LL O � O , Site Photographs GEOENGINEERS� Tigard Retail Development Site Figure A-2 n Tigard, Oregon -tt 3yt +izw,;y+ j . 711 r. FFFFF ".'� 1 # .�r,� y �', `fE r _. �'Y#{.,,,R,{" ao-`�•y�= _ a _.ir��a. ,r tf. Ava .`� � ,ia * F fib.'�' sig.i� -r•cJ�is-s-1' � �'-+F'" Y�:Z 'Y, � 3,3 YKV 3�' F 4 ,?le -1 F s� _ Tx 4 ��.,.` *.�. � �� s�i� r'f�� F#•9" rt'� � ."i � J f��}, -��7-. 7 #'�"` '� � �.- � a�- r �. f•�+ t ��'� �. �.sem.�'y-? _� � �`�'- _ gz AIL.,.::} Photograph 17 Photograph 18 Sam • - Plot 7withinWetlandFacingEast SamplePlot UplandnearWetlandFacing East r _Wk '' ��.�'... �� ''^a'.-'fa'�+ ,rte s .,y��'r• �,.�. > .'�s � �'�^s+ �� ,.,v�+u- �. +s,�� '. �!.'�-' � `� ..�V,...��.� � ;� ��" .� �� ,•4'!r•� .'"�' � .. � ��' -a �4 x„£tom �'~. Photograph • Photograph 20 Vegetated Corridor 5 within Wetland C, Facing Vegetated Corridor • near Wetland C, Facing West West Site Photographs RetailGEoENGINEER Tigard Development Site Tigard, Oregon r--y / #T'•�.i }tom` �, .�-� �� _ t WOr 'ice .•:.� `- ��+z�-• � i 3 � r. �y t —0t,z. -71 e A f 1 f «1'.y„'Y� ag•�'+53�..ySt ��4I s. 4 -�'is iS� 77',: •'�:"ems "_ +' -r l .'•i;t'•�y''-1 �F' ;� � � ��'St a�`,,,i....,L.e=r.'�-�'"_�ti ti `15h , .��•d�i`��•` it I .,i t�`' �"��• �4 `� Q S7 Photograph 25 Photograph 26 Sample Plot 9 within Wetland D, Facing West Sample Plot 10, Upland adjacent to Wetland D, Facing North 00 f yF, r= - �•1 t ass �y ` O N �- .fig ,y:�'.� '}�� ^-:''•s.�Ys:__t - r.... cc G i' Al `YS{^w y ,+•-••�T_LL'.f;i ^ cL o) 0 o Photograph 27 a Sample Plot 11, Northern Part of Wetland D, Facing Northwest Q n a 0 v 0 M N O O _N ca C LL O 7 O Site Photographs Tigard Retail Development Site Figure A-7 GMENGINEER� Tigard, Oregon GEOENGINEER,S -h' t:r•. y, APPENDIX B a WETLAND DATA SHEETS t 4? te_ n .�.i t`d DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact: Shawn Mahugh Det.by: Shawn Mahugh,Andrei Karankou Plant Community: Emergent wetland(reed canarygrass) Plot# SP-1 Plot location: wet swale along southern proiect site boundary–Wetland A Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation Soil Hydrology been significantly disturbed? Explain: -------------------------------------------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------------------------------------------------- VEGETATION Status / Raw%Cover / Rel.%Cover Status/ Raw%Cover / Rel.%Cover Tree Stratum Herb Stratum 1. Quercus garryana NI / 25°% / 100% 1. Phalans arundinacea FACW / _100%_/ 100% 2. 2. 3. 3. 4. Sapling/Shrub Stratum 5. 1. Cornus sericea FACW / 15% / 100% 6. 2. 7- 3. 8. 4. 9. 5. 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 1/1=100% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: --------------------------------------------------------------------------------------------------------------------------------- -------------------------------------------------------------------------------------------------------------------------------- SOILS Map Unit Name: Huberly silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N_ Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrasVcolorAocation(matrix or pores/peds) 0–16" 10 YR 3/1 common/medium/dark yellowish brown mottles 10 YR 4/6 silt clay loam Hydric Soil Indicators: _Histosol _Concretions/Nodules(w/in 3";>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) Gleyed or low chroma colors X Listed on Hydric Soils List(and soil profile matches) X Redox features within 10 inches(e.g.,concentrations) _ Meets hydric soil criteria 3 or 4 (ponded or flooded for long duration) _Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO ------------------------------------------------------------------------------------------------------------------------------ ------------------------------------------------------------------------------------------------------------------------------ HYDROLOGY Recorded Data _ Recorded Data Available X Aerial Photos Stream gauge _Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: 10" Depth to free water. — Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): —Inundated _Oxidized Root Channels(upper 17') X Saturated in upper 12 inches _Water-stained Leaves _Water Marks _Local Soil Survey Data _Drift Lines _FAC-Neutral Test _Sediment Deposits _Other. Drainage Patterns Criteria Met? YES X NO Comments: ----------------------------------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------------------------- DETERMINATION WETLAND? YES X NO Comments: All three wetland parameters were met. DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 Fite# 002361-041-04 Project/Contact: Shawn Mahugh Det by:_ She Mahugh Plant Community: Grasses Plot# SP-2 Plot location: _ southern slope of fill pad–Upland near Wetland A Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: HyAfm Has Vegetation Soil Hydrology been significantly disturbed? Explain: a„ VEGETATION Tree Stratum Status / Raw%Cover / Rel.%Cover Herb Stratum Status/ Raw%Cover/ Rel.%Cover 1. Quercus garryana NI / 25% / 100% 1. Phalaris arundinacea FACW / 80% / 62% 2. 2. Eguisetum arvense FACW 38% 3. 3. Art 4. Sapling/Shrub Stratum 5 — 1. Cytisus scoparius NI / 50% / 100% 6. 2. 7. 3. 8 4. y 5. 10 Percent of Dominant Specie that are OBL,FACW,FAC(not FAC-): 2/4=50% Other Hydrophytic Vegetation Indicators: aA Criteria Met? YES NO X Comments: SOILS Map Unit Name: Hubedv silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color `abund./size%ontrast/color/location(matrix or pores/peds) 10 YR 4/2 silty clay Hydric Soil Indicators: Histosol _Concretions/Nodules(w/in 3",>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) _Gleyed or low chroma colors _Listed on Hydric Soils List(and soil profile matches) _Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4 (ponded or flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES NO X Recorded Data HYDROLOGY Recorded Data Available X Aerial Photos _Stream gauge _Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: 6" Depth to free water. 8" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 17') _Saturated in upper 12 inches _Water-stained Leaves Water Marks _Local Soil Survey Data _Drift Lines _FAC-Neutral Test er _Sediment Deposits _Other: Drainage Patterns Criteria Met? YES NO X Comments: DETERMINATION WETLAND? YES NO X Comments: All three wetland Darameters were not met ta= DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002351-041-04 Project/Contact: Shawn Mahugh Det by; Shawn Mahugh Plant Community: Shrub-Scrub/emergent wetland Plot# SP-3 Plot location: Wetland A along western proiect site boundary adjacent to fill pad Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation . Soil Hydrology been significantly disturbed? Explain: ---------------------------------------------------------------------- VEGETATION Status / Raw%Cover / Rel.%Cover Status/ Raw%Cover / Rel.%Cover Tree Stratum Herb Stratum 1. Populus balsamifera FAC / 40% / 57% 1. Juncus eflusus FACW / 45% / 53% 2. Fraxinus/atifolia FACW / 30% / 43% 2. Phalaris arundinacea FACW / 20% / 24% 3. 3._ Galium apparine FACU / 20% / 23% 4. Sapling/Shrub Stratum 5. 1. Salix scouleriana FAC / 30% / 60% 6. 2. Rubus discolor FACU / 20% / 40% 7. 3. 8. 4. g, 5. 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 5/6=83% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: SOILS Map Unit Name: Hubedy silt loam,0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrast/colorAocation(matrix or pores/peds) 0—16" 10 YR 2/1 silty clay Hydric Soil Indicators: _Histosol Concretions/Nodules(w/in 3';>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) X Gleyed or low chroma colors _Listed on Hydric Soils List(and soil profile matches) _ Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4 (ponded or Flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO ------------------------------------------------------------__________________ HYDROLOGY Recorded Data _ Recorded Data Available X Aerial Photos Stream gauge _Other No Recorded Data Available Field Data Depth of inundation: 3" Depth to Saturation: at surface Depth to free water. 2" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): _Inundated Oxidized Root Channels(upper 12") _Saturated in upper 12 inches X Water-stained Leaves _Water Marks _Local Soil Survey Data Drift Lines FAC-Neutral Test X Sediment Deposits _Other. X Drainage Patterns Criteria Met? YES X NO Comments: --------------------------------------------------------- DETERMINATION WETLAND? YES X NO Comments: All three wetland parameters were met. DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact: Shawn Mahugh Det.by: Shawn Mahugh Plant Community:_ Upland shrub/herbaceous Plot# SP-4 Plot location: Western slope of fill pad near Wetland A Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation Soil Hydrology been significantly disturbed? Explain: m ---- --------------------------------------------------------------- VEGETATION Status / Raw%Cover/ Rel.%Cover Status/ Raw%Cover / Rel.%Cover Tree Stratum Herb Stratum a 1. 1. Phalarisarundinacea FACW ! 20% ! 21% 2. 2. Eguisetum arvense FACW / 60% / 63% 3. 3. Cirsium arvense FACU / 15% / 16% 4. Sapling/Shrub Stratum 5._ 1. Rubus discolor FACU / 15% / 100% 6. 2. 7. 3. 8. 4._ 9. A°v 5. 10 s Percent of Dominant Specie 5 that are OBL,FACW,FAC(not FAC-): 2/2=100% Other Hydrophytic Vegetation Indicators: m� Criteria Met? YES X NO Comments: ----------------------------------------------------------------------- SOILS Map Unit Name: Huberly silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrast/colorAocation(matrix or pores/peds) 0–16" 10 YR 4/3 Silt clay Hydric Soil Indicators: _Histosol _Concretions/Nodules(w/in 3';>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) _Gleyed or low chroma colors _Listed on Hydric Soils List(and soil profile matches) _Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4(ponded or flooded for long duration) _Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES NO X ----------------------------------------------------- HYDROLOGY Recorded Data 1It Recorded Data Available X Aerial Photos Stream gauge Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: — Depth to free water: viler° Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): _Inundated _Oxidized Root Channels(upper 12") _Saturated in upper 12 inches _Water-stained Leaves g' _Water Marks _Local Soil Survey Data _Drift Lines _FAC-Neutral Test _Sediment Deposits _Other. _Drainage Patterns cn. Criteria Met? YES NO X Comments: ----------------------------------------------------------------------------------------------------------------------------- DETERMINATION WETLAND? YES NO X Comments: Two wetland parameters were not met(soils and hydrology). to ow t:, DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact: Shawn Mahugh Det by: Shawn Mahugh Plant Community: emergent wetland Plot# SP-5 Plot location: Wetland B along western proiect site boundary adiacent to fill pad Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation X Soil Hydrology been significantly disturbed? Explain: The areas to the western boundary of the site have been planted by shrubs and trees ----------------------------------------------------------------------------- ---- -- --- - VEGETATION Status / Raw%Cover / Rel.%Cover Status/ Raw%Cover! Rel.%Cover Tree Stratum Herb Stratum 1. 1. Agrosfis gigantea FAC / 60% / 75% 2. 2. Ranunculus reoens FACW/ 10% / 13% 3, 3._Phalaris arundinacea FACW/_10%0 / 12% 4._ Sapling/Shrub Stratum 5._ 1. Salix scouleriana FAC / 10% / 33% 6. 2. Salix lasiandra FACW / 20% / 66% 7. 3. 8. 4._ g. 5, 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 2/2=100% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: Salix scouleriana has been planted -------------------------------------------------------- SOILS Map Unit Name: Hubedy silt loam 0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y N X Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color abundJsize/contrast/colorfiocation(matrix or pores/peds) 0-16" 10 YR 3/1 silty clay Hydric Soil Indicators: _Histosol _Concretions/Nodules(w/in 3">2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) X Gleyed or low chroma colors _Listed on Hydric Soils List(and soil profile matches) _Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4(ponded or flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO ---------------------------- ----------------------------------------------------------------------------------------------------------------------------- HYDROLOGY Recorded Data _Recorded Data Available X Aerial Photos _Stream gauge _Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: 4" Depth to free water. — Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): _Inundated Oxidized Root Channels(upper 12") _Saturated in upper 12 inches X Water-stained Leaves X Water Marks _Local Soil Survey Data Drift Lines _FAC-Neutral Test X Sediment Deposits _Other. X Drainage Patterns Criteria Met? YES X NO Comments: ----------------------------------------------------DETERMINATION WETLAND? YES X NO Comments: All three wetland parameters were met. DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method w County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact: Shawn Mahuah Det.by: Shawn Mahugh Plant Community: Upland herbaceous-disturbed Plot# SP-6 Plot location: _ Slope of northwest end of fill pad-Upland near Wetland 8 Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation Soil Hydrology been significantly disturbed? Explain: ------------------------------------------------------------------ - - VEGETATION Status i Raw%Cover 1 Rel.%Cover Status! Raw%Cover 1 Rel.%Cover Tree Stratum Herb Stratum 1. 1. Dipsacus fullonum FAC 1 10% 1 9% 2_ 2. Leucanthemum vuloare NI / 80% ! 730/6 s, 3. 3. Cirsium vuloare FACU / 201/b 1 18% 4. Sapling/Shrub Stratum 5. " 1, 6. 2. 7. 3. 8. ° 4. 9. 5. 10 1k, Percent of Dominant Specie that are OBL,FACW,FAC(not FAC-): 012=0% Other Hydrophytic Vegetation Indicators: Criteria Met? YES NO X Comments: a, ----------------------------------------------------- - SOILS Map Unit Name: Huberly silt loam 0 to 3 percent slopes Drainage Class: Poorly drained A!r On Hydric Soils List? Y X N, Has hydric inclusions? Y X N sr Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrast/colorAocation(matrix or pores/peds) —0-16" 10 YR 4/3 clay loam Hydric Soil Indicators: Histosol _Concretions/Nodules(wfin 3';>2mm) Histic Epipedon _High organic content in surface(in Sandy Soils) SulGdic Odor Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) _Gleyed or low chroma colors —Listed on Hydric Soils List(and soil profile matches) _Redox features within 10 inches(e.g,,concentrations) Meets hydric soil criteria 3 or 4 (ponded or flooded for long duration) rlr _Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES NO X ---------------------------------------------------HYDROLOGY--------- ---------- ----- ------ ------ -- - - � Recorded Data Recorded Data Available X Aerial Photos Stream gauge _Other No Recorded Data Available v- Field Data Depth of inundation: — Depth to Saturation: — Depth to free water. — e„ Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 12") Saturated in upper 12 inches _Water-stained Leaves Water Marks _Local Soil Survey Data Drift Lines _FAC-Neutral Test _Sediment Deposits Other. Drainage Patterns " Criteria Met? YES NO X Comments: DETERMINATION WETLAND? YES NO X Comments: Two wetland parameters were not met (Hydrology and Soils) W DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 ProjectlContact Shawn Mahugh Det.by: Shawn Mahugh Plant Community: Nootka rose and Rushes Plot# SP-7 Plot location: Wetland C Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation Soil Hydrology been significantly disturbed? Explain: -------------------------------------------------------------------------------------------------------------------------------- -------------------------------------------------------------------------------------------------------------------------------- VEGETATION Status / Raw%Cover! Rel.%Cover Status/ Raw%Cover/ Rel.%Cover Tree Stratum Herb Stratum 1. 1. Carex obnuota OBL ! 30% / 37% 2. 2. Agrostis gigantea FAC / 50% / 63% 3. 3. 4. Sapling/Shrub Stratum 5._ 1. Salix lasiandra FACW / 50% ! 100% 6. 2. 7. 3. 8. 4. 9. 5. 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 3/3=100% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: ---------------------------------------------------------------------------------------------------------------------------------- --------------------------------------------------------------------------------------------------------------------------------- SOILS Map Unit Name: Hubedy silt loam 0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color `abund./size/Contrast/colorAocation(matrix or pores/peds) 0–3" 10 YR 311 silt 3–16" 10 YR 4/2 10 YR 5/8 common,medium compacted sandy silt Hydric Soil Indicators: _Histosol _Concretions/Nodules(w/in 3';>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) X Gleyed or low chrome colors _Listed on Hydric Soils List(and soil profile matches) X Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4 (ponded or flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO ------------------------------------------------------------------------------------------------------------------------------ ----------------------------------------------------------------------------------------------------------------------------- HYDROLOGY Recorded Data Recorded Data Available X Aerial Photos Stream gauge Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: at surface Depth to free water — Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 12") X Saturated in upper 12 inches Water-stained Leaves _Water Marks X Local Soil Survey Data Drift Lines _FAC-Neutral Test X Sediment Deposits _Other.— X Drainage Patterns Criteria Met? YES X NO Comments: ----------------------------------------------------------------------------------------------------------------------------- ----------------------------------------------------------------------------------------------------------------------------- DETERMINATION WETLAND? YES X NO Comments: All three wetland parameters were met. DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact Shawn Mahugh Det.by: Shawn Mahuah Plant Community: Upland grass plot# SP-8A Plot location: Man-made stream channel in northern proiect area–Upland near Wetland C Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: I[r Has Vegetation X Soil Hydrology been significantly disturbed? Explain: The areas to the northern boundary of the site have been planted by shrubs and trees ,. VEGETATION Status / Raw%Cover / Rel.%Cover Status/ Raw%Cover/ Rel.%Cover Tree Stratum Herb Stratum x, 1. 1. Agrostis gigantea FAC / 40% / 33% 2. 2. Holcus lanatus FAC / 40% / 33% 3. 3. Taraxacum officinale FACU / 35% / 30% 4. Leucanthemum vu/oare NI / 5% / 4% Sapling/Shrub Stratum 5._ 1. Pinus ponderosa FACU / 2% / 12% 6. " 2. Rubus spectabilis FAC / 5% / 36% 7. 3. Rosa nulkana FAC / 10% / 59% 8. 4. 9- 5. 10 e Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 2/3=67% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: All shrubs have been planted SOILS Map Unit Name: Huberly silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrast/colorAocation(matrix or pores/peds) 0–16" 10 YR 3/3 compacted clay silt Hydric Soil Indicators: Histosol _Concretions/Nodules(w/in 3';>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) _Gleyed or low chroma colors _Listed on Hydric Soils List(and soil profile matches) _ Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4 (ponded or flooded for long duration) _Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES NO X --------------------------------------------------------------------- HYDROLOGY Recorded Data _ Recorded Data Available X Aerial Photos Stream gauge Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: — Depth to free water: Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): _Inundated _Oxidized Root Channels(upper 12") _Saturated in upper 12 inches _Water-stained Leaves _Water Marks _Local Soil Survey Data _Drift Lines _FAC-Neutral Test _Sediment Deposits __Other. Drainage Patterns Criteria Met? YES NO X Comments: ---------------------------------------------------------------------- DETERMINATION WETLAND? YES NO X Comments: Two from three wetland parameters were not met(soils and hydrology) msa DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2006 File# 002361-041-04 Project/Contact: Shawn Mahuoh Det by; Shawn Mahugh Plant Community: Nootka rose and Rushes Plot# SP-9 Plot location: Wetland D Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation X Soil Hydrology been significantly disturbed? Explain: The areas to the southeast the stream has been Geared and graded ------------------------------------------------------------------- VEGETATION Status / Raw%Cover/ Rel.%Cover Status/ Raw%Cover/ Rel.%Cover Tree Stratum Herb Stratum 1. 1. Juncus eHusus FACW / 10% / 40% 2. 2._Agrostis gioantea FAC / 15% / 60% 3. 3. 4. Sapling/Shrub Stratum 5._ 1. Rosa nutkana FAC / 55% / 61% 6. 2. Crataegus douglasii FAC / 30% / 33% 7. 3. Rubus discolor FAC / 5% / 6% B. 4. 9. 5. 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 2/2=100% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: - ---------------------------------------------------------------- SOILS Map Unit Name: Huberiy silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color .abund./size/contrast/colorAocation(matrix or pores/peds) 0-16" 10 YR 3/1 common/medium/distinct/5 YR 4/6/6-16" Hydric Soil Indicators: _Histosol Concrebons/Nodules(w/in 3";>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) —Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) X Gleyed or low chrome colors _Listed on Hydric Soils List(and soil profile matches) X Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4(ponded or flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO - -------------------------------------------------------------- HYDROLOGY Recorded Data Recorded Data Available X Aerial Photos _Stream gauge _Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: 6" Depth to free water: Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 12") X Saturated in upper 12 inches Water-stained Leaves X Water Marks X Local Soil Survey Data Drift Lines _FAC-Neutral Test X Sediment Deposits _Other. _Drainage Patterns Criteria Met? YES X NO Comments: -- -------------------------------------------------------------- DETERMINATION WETLAND? YES X NO Comments: All three wetland parameters were met. DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Or Project/Contact: Shawn Mahugh Det by: Shawn Mahuah Plant Community: Nootka rose Plot# SP-10 Plot location: Upland adiacent to Wetland D Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation X Soil Hydrology been significantly disturbed? Explain: The areas to the southeast the stream has been cleared and graded VEGETATION Tree Stratum Status / Raw%Cover/ Rel.%Cover Status/ Raw%Cover/ Rel.%Cover Herb Stratum 1 1. Bromus hordeaceus UPL / 25% / 63% 2. 2. Danthonia intermedia FACU 1 15% / 27% 3. 3 4. Sapling/Shrub Stratum 5. 1. Cyfisus scopaflus NI / 5% / 100% 6.- 2. 7. 3. 8. , 4. g 5• 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 0/1=0% Other Hydrophytic Vegetation Indicators: Criteria Met? YES NO X Comments: SOILS Map Unit Name: Huberly silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color •abund./size/contrast/color/loxation(matrix or pores/peds) so 0–16" 10 YR 3/3 Hydric Soil Indicators: Histosol _Concretions/Nodules(w/in 3";>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) Sulfidic Odor _Organic streaking(in Sandy Soils) _Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) ' Gleyed or low chroma colors X Listed on Hydric Soils List(and soil profile matches) _Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4(ponded or flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES NO X-------------- , HYDROLOGY Recorded Data Recorded Data Available X Aerial Photos _Stream gauge Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: — Depth to free water. W Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 12") _Saturated in upper 12 inches _Water-stained Leaves _Water Marks _Local Soil Survey Data _Drift Lines _FAC-Neutral Test _Sediment Deposits _Other. Drainage Pattems Criteria Met? YES NO X Comments: DETERMINATION WETLAND? YES NO X Comments: All three wetland parameters were not met or W }+M DEPARTMENT OF STATE LANDS WETLAND DETERMINATION DATA FORM—Full Method County: Washington City: Tigard Date: 06/20/2008 File# 002361-041-04 Project/Contact: Shawn Mahugh Det by: Shawn Mahugh Plant Community: Redtop Plot# SP-11 Plot location: Wetland D Recent Weather. Clear Do normal environ.conditions exist?Y X N_ If No,explain: Has Vegetation X Soil Hydrology been significantly disturbed? Explain: The areas to the southeast the stream has been cleared and graded --------------- ---------------------------------------------------------------- VEGETATION Status / Raw%Cover ! Rel.%Cover Status/ Raw%Cover / Rel.%Cover Tree Stratum Herb Stratum 1. 1. Juncus eHusus FACW / 20% / 27% 2- 2. Calx obnuta OBL / 5% / 7% 3. 3. Agroslis gigantea FAC / 40% ! 53% 4. Ranunculus repens FACW/ 10% / 13% Sapling/Shrub Stratum 5._ 1. Salix lucida FAC / 25% / 100% 6. 2. 7. 3. 8. 4._ 9. 5. 10 Percent of Dominant Species that are OBL,FACW,FAC(not FAC-): 3/3=100% Other Hydrophytic Vegetation Indicators: Criteria Met? YES X NO Comments: ----- ---------------------------------------------------------------- SOILS Map Unit Name: Huberly silt loam.0 to 3 percent slopes Drainage Class: Poorly drained On Hydric Soils List? Y X N Has hydric inclusions? Y X N Depth Range Matrix Redox Concentrations Redox Depletions Texture of Horizon Color 'abund./size/contrasttcolor/location(matrix or pores/peds) 0-61, 10 YR 2/1 6-16" 10 YR 4/1 Many,large redox/10YR 5/6 Hydric Soil Indicators: _Histosol Concretions/Nodules(w/in 3";>2mm) _Histic Epipedon _High organic content in surface(in Sandy Soils) _Sulfidic Odor _Organic streaking(in Sandy Soils) Reducing Conditions(tests positive) _Organic pan(in Sandy Soils) X Gleyed or low chroma colors X Listed on Hydric Soils List(and soil profile matches) Redox features within 10 inches(e.g.,concentrations) _Meets hydric soil criteria 3 or 4(ponded or Flooded for long duration) Supplemental indicator(e.g.,NRCS field indicator): Criteria Met? YES X NO ---------------------------------------------------------- HYDROLOGY Recorded Data _Recorded Data Available X Aerial Photos Stream gauge Other No Recorded Data Available Field Data Depth of inundation: — Depth to Saturation: at surface Depth to free water: 1" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated _Oxidized Root Channels(upper 12") X Saturated in upper 12 inches _Water-stained Leaves X Water Marks X Local Soil Survey Data _Drift Lines _FAC-Neutral Test _Sediment Deposits _Other: Drainage Patterns Criteria Met? YES X NO Comments: ---- ---------------------------------------------------- DETERMINATION WETLAND? YES NO X Comments: All three wetland parameters were met(vegetation soils and hydrology) .,--, -- - SW Alfred St - SW Gormartin Ln 0 m a SW Borders St $ a = SW Barbara Ln - i L a a ! SW-Lehman St SW Lehman St rn SW Coral St - - I SW Landau St SW Ventura Or I SW Dickinson St- m - Metzger Park 01 SW Locust St SW Locust-St > a I > a r asa -m- Metzg r Schoof t r --- --- m -SW Mapleleaf St o `o SW pa5adeo C- - a> -• �> - SW Pomona St _ m_ ra co L > SW Oak Stm 3 -SW Oak St- U) - y -- m m Ash Creek SW Pine St - zj t - < - - SW Coronado St m sW Shady Ln, SW Spruce St L - J Q ;f 13 -- Manzanita f t eK I m `n m SW Steve St m 3 to > m G G Ia al Y) RgdFLo I � t cmo r Hid 90 ,q k tj 3 m 99 y Pw and comb umry coil o 3 to m SW Pfaffle St -, m Lesser Park m � ' 'v rn a A L _ y, °' -- SITE a tsw Gunther Ln SW Duva rn w U) t � Dewy O to 3, , to C� - SW,Kruse Ridge Dr ,e�etso (n C41 N T F rJunto�Hi h Srncoi A� �' 't - T. 3[1, 9ara3 g + /3 '.i Bay Point Or c Woodard Park 17 / SW Beveland WdOf ; P r2 r yin Phi:Lews ichool wo c� Sa,nr=rU�•- Scll d 2!�-er - > U)�h `,r ; > m g� a�S n� SW Hampton St - - Sunbrook Dr o r o igard S m S'!y m �°j - '� Southwood Park m Denton Or am 4 `� t SW Varns St SW 68th Pky1 N v cP P ? t 3 tvesrrera cr d 0� Fanno Creek Park m Nm gW Omara St S W Cherry pr m u ,a 0 parkview Dr SW Edgewood St SIN,Nod Ln m Oay > SWTe-chCenterDr- -- ,_m \ Way 43 43 0 t m SW Medyne Ct FannoCreek � I � --Kruse=llNa o $ Meadows-Rd E w 3 a m - CanerMeadows Rd U) > 2 Creep M m o m CD m- n SW Greensward,Ln -- > m - t m N t - SW Bonita Rd- 4t SW Bonita Rd Bonita Rd Bonita Rd wa�oe O a _ _� r•.Ya��:v..,r�or y�•dn sohoo+ :.Dr_ Langford Ln r o SW ptnebrook�, U)- .an es TemTletcn Scnoat _ Alyssa Ter O 0 1N• ington N m � 1vE Cn � S C) I d a h _ O r e g o n 2,000 0 2,000 o � ti Cco Feet N Notes: d 1.The locations of all features shown are approximate. Vicinity Map s 2.This drawing is for information purposes.It is intended to assist in M showing features discussed in an attached document.GeoEngineers,Inc. 0- t can not guarantee the accuracy and content of electronic files.The master @ file is stored by GeoEngineers,Inc.and will serve as the official record of Tigard Retail Site Q_ this communication. 3.It is unlawful to copy or reproduce all or any part thereof,whether for Tigard, Oregon F- personal use or resale,without permission. X O Data Sources: ESRI Data&Maps,Street Maps 2005 a Streams data from PordandMetro GIS(obtained 1999). G M E N G I N E E R g Fi ure 1 Transverse Mercator,Zone 10 N North,North American Datum 1983 `J= North arrow onented to grid north 0 �Wi!<i`j- Y �yEF: a�+ ��A �.i-,st, "��. .} ��`-".�"*t•�v�"i°'F7� - .'r'jtt.,�.s�1. ��``:� t _� ,. "�r 211 's r • . r .erg a • � .41 � s 'i'k ".. £`''' r.iJt y,� ��''•1II,�,,It L't' ar � f•.�, i _Nd l3 • t .'siw-i'.. 1 21, a. �� • •• �-"'` — .ff�,�t � •moi t � � �. d �e'. �• -:� ZN .-Y �i ri �i'ti E� _ r, il�s� '. A <t ��°/'`�,ts�"''� � *t^C� ' ,L(�Y ♦'��°��T*^( gc� a'��l4 y� PJ��is Y,j i ' �•' � ..` Eta�" ir'TP8 4 .* �j�L r`� 6�`�T-1 T'r4 yam,. - ��•�� tr at. �� .,��--�� #` �- S•iY � rw...,,yy�•. l.,. 'wJ i "',Ps.�r��Y � a�.,^� .• �� r .,�f,�;i�: `- 1' '�� ! ` __ r;:`y: :�y."�i� '^.t• '' �:' �� ..� '+off; ve Vp �• _16 c �{tom - �. � � f•• i}�q 3-� � r4}' ,ff,�r�IM's�� •st< �i. h,F H;.�i..Y {t� v 41A. '"�, \�,�' rr ft � ,�♦p�i� •v s� j' �� G+.� �. 1. L i a�.�.'•.!tf - ! 1 t � �t�F1.Awl. ow RC h•� �f i WETLAND CLASSIFICATION A4, Persistent,Saturated/Semi-permanent/SeasonaI •11 1 11• -26 „o lif �� .�4 k �•(I � f ilk �� i -_ .36 E-2 E•30 E-j' OD CD oI N u! - - S Q - i 600 0 600 3i LL .......... Approximate Scale in Feet v � 0 v 0 City of Tigard LWI Map CO N_ f Tigard Retail Site Tigard, Oregon � l 0 Source:Base map provided by The City of Tigard Geographic ECCE NV EERS N Figure 3 Information System.Mapped wetlands are based on g C11 1997 information. a �a INV 47 f1v -. r• K i d a� 'r°s ar£ ice• ' A'-�is ' #u -1 '# d.. �:S t�. C • ia��. ". #s.� � 3 ',♦ /f � - R ,�.' /Y'�7. '�nl` �Y�� } t g4 •L F ` � �� t` �•�yyf t .�� +i ` $alt F �R, " g��( � y - ter, -•. � rA b _ ff . Ps _ I \;�p W ItA •T NRCS •IL._ CLASSIFICATION ^a y Aloha silt •. 22 = Huberly silt loam 42=Verboort silty clay loam • ' _ s Quatama loam, 3%to /U 01UP00 111 / 111 Soils • Tigard _ Site •. • Oregon N w VA 150 0 150 Feet —Wetland B rr P,A2aE 11 Ik Wetland C —AT j, 'Z,. P�A IV 4, PALI' 7 Wetland D 'R-0— /j /I/ \v/ Wetlan A 1W ol R.OSO WAY Plant Community Types: Community 1 Legend: o Community 2 or Wetland Community 3 vc-i , Plant Community Community 4 Sample Point Location Community 5 Community 6 Community 7 rn IR Existing Site Conditions with o Vegetated Corridor Plant Communities Notes: 1.The locations of all features shown are approximate- Tigard Retail Site 2.This drawing is for information purposes.It is intended to assist in showing features discussed Tigard,Oregon o in an attached document.GeoEngmeers,Inc.can not guarantee the accuracy and content of electronic files. The master file is stored by GeoEngmeers,Inc-and will serve as the official record of this communication. Figure 6 Reference:Base Survey provided by Hickman&Asswates,Inc.Land Surveyors. GWENGINEER�� 1L `.::. -AN ••T�_�;r� -_ _5��• .=ncrwxc rzunc ccw , sw — 008F` f ., it QT it +} GatE. N 11111 ``` it.ut' 1 rf n J LEGEND. .....-.. - - PkCVC>l0 Ulu)J14 .. ._�,.._ P, _. `�.-: eU�;;-�' -_4•�p-.._+Qi:- -Ca".JRE'E—fill 8 CJITcz, It NUx'AfR Cf ThRCfi Pn HGJG SYW:S PA ROW UYBFR Cf CU10T PARNIVC STAUS PER ROW .O ,.. :. ... .. `-` U� ry.CRE"E 9DEWPlk P.414HEIJi t* GP.fCila'u;PAIfRFhi tl!•R%YJw Q ACCESS81E SIfAI CART Cl:RR4', .)TAMET .: �w.,.. _ �, land:wtr nallAvc aa+REu PaR(u.0 roll LL W/40CFID ..V .. " mAo✓Pc £ Y• j --:'$:.- CJW:Kc;I w a9ai rm - - 1 C-0ZONE '•""-'i,>„` �':'v7;IRa,ra�ll (GENERal QMMMMAIL) ki a Mi.E 201E DAXIED WE Emkcnam SW oq qw K, )ua l.ch � aSO WAY z N A, wLxm EmpLOYIaENn' 1 o_ ) Preliminary Site Plan 0 v Notes: Tigard Retail Site c 1.The locations of all features shown are approximate, Ort,Tigard,Oregon e 2.This drawing is for information purposes.It is intended to assist in showing features discussed 9 9 o In an attached document,GeoEnglneers,Inc.can not guarantee the accuracy and content of electronic files. The master file is stored by GeoEngineers,Inc.and will serve as the official record of this communication. G M E N G I N E E R'J /// Figure 7 Reference:Base drawing provided by Pacl-and,dated June 30,2008. a �•. � .: ` (/ .. 41A& S Cf1 I .v ITE D .. T l� ...PS1AND AREA. .................. .65. SF � ! � 4.'ETLA`,D dUffER TCidl eRf-0 117,678u:;7 Sr .. W:'Li'�D 3Uf kR cNL'kL)ACHME>I!rJiEA (IbC.LJiS OR•.vEWAY A10 PEO.PATH) 9,76c`F 0h5tTC WCiI aW0 7JffCR MIOCxl:1,C !0,?57 Y I C=) Q -- IOIAL''ITE AREA 8.16 ACI G�D B — LEGEND CCNL RETE CUR'a @ 0LJT FR SICEWAL;,PA' f,"V.. U.TARGET .'s>',•' w w. bFT AND At iOFNki` POO LL W?UDDFED DOCK '-'—' _ t'rrn AND AUTER — C-0 ZONE '..,> Kfi AND liVER ENCRO44',E6' (GENERAL COMMEgcNLJ =-?E—`,{ idT1.aWC F.UTER F.R'fP,OkCdv.ER'SIIIIGA'.iA'+ MIE ZONE UAKW UW RM0.40 WAY f jWE ZGME + (MDW USE 'r LL 1 EMPLOYMENT) O_ I S Wetland Mitigation Exhibit Notes: Tigard Retail Site c 1.The locations of all features shown are approximate. 2.This drawing Is for Information purposes.It Is intended to assist in showing features discussed Tigard,Oregon c in an attached document.GeoEngineers,Inc,can not guarantee the accuracy and content of electronic flies. The master file Is stored by GeoEngineers,Inc.and will serve as the official record of this communication. G EO E N G I N E E R rJ /// Figure 8 nJ. Reference.Base drawing provided by Paci-and,dated June 30,2008. —�� D. If Tigard Retail Center SW Dartmouth Street Tigard, OR Preliminary Storm Drainage Analysis Prepared For: City of Tigard y P R RY oic EXPIRES: Prepared By: 6400 SE LAKE RD T 503.659.9500 SUITE 300 F 503.659.2227 PORTLAND, OR 97222 WWW.PACLAND.COM August 2008 Shawn Nguy/Bryan Dickerson Tigard Retail Center Stormwater Management Report Tigard, OR Table of Contents Section Page ExecutiveSummary ...............................................................................................................2 Stormwater Drainage Report.................................................................................................4 1. Project Location..........................................................................................................4 2. Project Overview........................................................................................................5 a. Existing Condition b. Discharge at Natural (Existing) Location c. Soils Conditions d. Proposed Development 3. Off-Site Analysis..........................................................................................................7 a. Downstream Analysis b. Upstream Analysis 4. Drainage Analysis.......................................................................................................8 a. Peak Runoff Control b. Water Quality c. Conveyance d. 100-Year Flood/Overflow Condition Appendix......... ..............................................................................................................11 Appendix A Storm Drainage Figures and Calculations A-1 — Preliminary Site Plan (PC-1.0) A-2 — Preliminary Grading and Drainage Plan (PC-2.0) A-3 — TR-55 Runoff Curve Numbers A-4 — Pre-Developed Drainage Basin Map A-5 — Post Development Drainage Basin Map A-6 — Drainage and Detention Calculations A-7 — Water Quality Calculations A-8 — Swale Sizing Calculations A-9 — Flow Control Structures PACLAND Job#20002003 Page 1 Tigard Retail Center Stormwater Management Report Tigard, OR Executive Summary Project Description The site is located on the south side of SW Dartmouth Street approximately 500 ft west of the intersection of SW Dartmouth Street and SW 72nd Avenue in the City of Tigard, Oregon. The site is currently undeveloped commercial use and undeveloped mixed use. This project proposes to develop approximately 162,000 square feet of retail development on this 18.16 acre site. Design Criteria As outlined in the City of Tigard "Street and utility improvement Standards", Chapter 18.810.100 of the Development Code dated May 2007, the provisions found in the latest edition of the Clean Water Services "Design and Construction Standards for Sanitary and Surface Water Management' shall be used for stormwater management. This project will evaluate the 2-year, 10-year, 25-year and 100-year storm events, providing peak runoff rate control matching the predeveloped 2, 10, and 25-year events and providing safe overflow of the 100-year event. Water quality will be addressed through Clean Water Services Design and Construction Standards for Sanitary and Surface Water Management criteria which require that the Water Quality Storm be treated to remove pollutants from the stormwater discharge. The Water Quality Storm is 0.36 inches of precipitation in 4 hours with a storm return period of 96 hours. The on-site drainage system is required to convey runoff from a 10-year storm event per Clean Water Services. Table 1 Jurisdictional Requirements Peak Run-off Control: 2-year: Match pre-developed 10-year: Match pre-developed 25-year: Match pre-devleoped 100-year: Provide Safe Passage Water Quality: Treat the Water Quality Storm of 0.36 inches in 4 hrs. Conveyance: 10-year event Proposed Drainage System This project proposes to introduce a network of underground pipe, catch basins, curbs and gutter, to collect surface water runoff throughout the site. It will be collected in the proposed on-site storm water network with water quality flows treated by both natural and mechanical water quality facilities, routed to detention facilities located north and south of the Target store prior to being discharged into wetlands. This project will have two detention facilities, one will be an underground detention vault located in the main parking field north of the Target and the other will be an above ground detention pond located behind the Target building to the south. The outflow of the stormwater detention PACLAND job#20002003 Page 2 Tigard Retail Center Stormwater Management Report Tigard, OR system will be regulated by flow control structures designed to release flows at a rate not to exceed the pre-developed runoff flow rates described above. Conclusion The proposed stormwater management system for this project has been designed in accordance with regulatory criteria described above and consistent with sound engineering practice. This design has incorporated stormwater detention and stormwater quality BMP's. The on-site conveyance system for the proposed development follows the conveyance standards set forth by Clean Water Services. Therefore, no significant adverse impacts to the stormwater management system are expected as a result of the proposed development. PACLAND job#20002003 Page 3 Tigard Retail Center Stormwater Management Report Tigard, OR Project I I -SN*wc 5t_—__ - -- - - - SW Spec°St �+' �.1/, - 9V _ - — ,Q' St tl dAP -- - �!f _ si 217 w y q', i of SW owm.St —- t •\' i g n'-:`">"`vL`ttsser "-i _7, , �!� n ! Proposed Retail Development sWGe.t.st` . T-Vaimmns,'.t ct S- 8ay?p1, g` '0 w ° SW _ - s" — z2�`..:` - _ SW F,w*W St s SNl Brat 4Y o SW Bt'relaW St n ° t �N•Soulhvoatl Or c-- a'� r "•'�• - -SW Hsmpwn St - tl to Z - a - < SWPameo .-_ Suriael y k Fararo - t +- Park Tigard � _ 217 i a SW Vans St = \ Location: SW Dartmouth St, west of intersection of SW 72nd Ave and SW Dartmouth St. Section/Township/Range: NE & NW t/4 Section 1 T2S R1 W and SE & SW A Section 36 T1 S R1 W W.M. Parcel/Tax Lot: 1 S136CD-04200, 2S101 BA-00100, 2S1 01 AB-01 400 Size: 18.16 acres City, County, State: Tigard, Washington County, Oregon Governing Agency: City of Tigard PACLAN D Job#20002003 Page 4 Tigard Retail Center Stormwater Management Report Tigard, OR Project Overview Existing Conditions The site is currently undeveloped, consisting of grasslands, brush and wetland areas. There are four USDA soil types identified on the site, Aloha Silt Loam, Huberly Silt Loam, Quatama Loam, and Verboort Silty Clay Loam as shown on the USGS soil map, see attached soil map and data in the Appendix. The Hydrologic Soil Groups for these soils are 'C' and 'D'. The site is classified as having less than 50% grass in poor condition. We have assumed a CN value of 86 for Group 'C' soils and 89 for Group 'D 'soils in the existing condition. The CN values for existing pervious areas correspond to grassland in poor condition. Composite CN values were calculated to account for the differing Hydrologic Soil Groups. We have assumed a CN value of 84 for post development pervious areas, which corresponds to lawns with 50%-75% grass cover. An undeveloped area of approximately 6.5 acres is located east of the project site and contributes run on to the site. This project proposes to collect the run on from the adjacent property and safely convey it through the proposed storm system. For the purpose of assessing runoff between pre-developed and post-developed conditions and sizing of the proposed detention facilities, the boundary of our drainage basin analysis is established to coincide with approximate developed footprint of the project, which excludes areas not impacted by the project, such as wetlands and enhance buffers area. Refer to Pre-developed and Post- developed conditions exhibits located in the Appendix. Table 2 Existing Conditions- Existing Conditions- North Basin South Basin Condition Area CN Area CN Group C soils 5.65 AC 86 2.10 AC 86 Group D Soils 2.83 AC 89 2.76 AC 89 Run-on from 3.67 AC 86 1.62 AC 86 site to the east Total 12.15 AC 6.48 AC Discharge at Natural(Existing) Location The site slopes gently from an elevation of approximately 190 along the eastern boundary down to an elevation of approximately 165 along the western boundary. Runoff from the site currently either travels north to the drainage ditch running parallel to Dartmouth Street which enters a wetland area in the northwest corner of the site or travels west to a wetland area located west and south of the site. All runoff from the site ultimately discharges to Red Rock Creek located west of the site. The existing site has been divided into two drainage basins, the north basin and the south basin, refer to Appendix A-4. PACLAND job#20002003 Page 5 Tigard Retail Center Stormwater Management Report Tigard, OR Proposed Development This project proposes to develop approximately 162,000 square feet of retail development on this 18.16 acre site, as well as the pertinent stormwater facilities, parking, landscaping, and utility improvements. We have assumed that the proposed impervious areas of the site will have a Runoff Curve Number of 98 and the proposed pervious areas of the site will have a Runoff Curve Number of 84. The CN value of 84 corresponds to "lawn areas" in fair condition for type 'D' soils. The proposed pervious areas are areas of landscaping. Table 3 Proposed Conditions- Proposed Conditions- North Basin South Basin Condition Area CN Area CN Landscaping 1.23 AC 84 0.80 AC 86 Impervious 7.25 AC 98 4.06 AC 89 Run-on from 3.67 AC 86 1.62 AC 86 site to the east Total 12.15 AC 6.48 AC This project proposes to introduce a network of underground pipe, catch basins, curbs and gutter, to collect surface water runoff throughout the site. It will be collected in the proposed on-site mains with water quality flows treated by water quality facilities prior to being discharged to one of two detention facilities located along the western boundary of the site. Both mechanical (stormfilter vaults and catch basins) and natural (vegetated swales) runoff treatment BMPs are proposed for this project. The outflow of the stormwater detention systems will be regulated by flow control structures designed to release flows at a rate not to exceed the existing runoff flow rates described above. After detention, the runoff will be directed to an outfall location. The site has been divided into two basins, the North Basin and the South Basin, see Post Development Drainage Basin Map included in the Appendix A-5. Runoff from the north basin will discharge to the wetlands located northwest of the site, while runoff from the south basin will be released to the wetland areas located south/southwest of the site. PACLAN D job#20002003 Page 6 Tigard Retail Center Stormwater Management Report Tigard, OR Off-Site Analysis Downstream Analysis Runoff from the site discharges to the wetlands located west of the site. Flows from the wetlands ultimately discharge to Red Rock Creek located west of the site. Per coordination with City engineering staff, it was indicated that even though the site is located near the receiving stream, a constriction currently exists within the Red Rock Creek due to undersized culverts and that detention of runoff from the project site is required to prevent impacts downstream. The project proposes to detain runoff to pre-developed rates via the installation of two (2) detention facilities and is not expected to negatively impact Red Rock Creek. Upstream Analysis Based on topographical survey and maps, approximately 6.5 acres of land is tributary to this site, and is comprised of approximately 2.6 acres of residential land and 3.9 acres of commercial, vacant land. The on-site drainage facilities have been designed to collect and convey this run-on through the proposed on-site storm systems and to an approved discharge location. The run-on is not expected to negatively impact the proposed development. PACLAND job#20002003 Page 7 Tigard Retail Center Stormwater Management Report Tigard, OR Drainage Analysis Peak Runoff Control The Clean Water Services requirement for peak runoff control consists of matching the post-developed runoff rates to the pre-developed runoff rates for the 2, 10, and 25-year storm events, and to provide safe overflow of the 100-year storm. The Santa Barbara Urban Hydrograph (SBUH) methodology was utilized for the analysis of the stormwater events. Hydrocad v 8.5software by Hydrocad Software solutions was utilized to assist with the modeling. Complete analysis is included in the Appendix. A basic summary of inputs is as follows: Table 4 Rainfall Event 24-Hour Event 2-year 2.50 in 10-year 3.45 in 100-year 3.90 in 100-year 4.50 in Table 5 Pre-Developed Basin Area Condition CN TC NORTH 5.65 AC Group C Pervious; <50% grass, poor 86 33.7 min 2.83 AC Group D pervious, >50%, poor 89 33.7 min 3.67 AC Run on from adjacent site 86 33.7 min SOUTH 2.1 AC Group C Pervious; <50% grass, poor 86 25.6 min 2.76 AC Group D pervious, >50%, poor 89 25.6 min 1.62 AC Run on from adjacent site 86 25.6 min Table 6 Post-Developed Basin Area Condition CN TC NORTH 1.23 AC Landscaping 84 26.1 min 7.25 AC Impervious— pavement, bldg 98 26.1 min 3.67 AC Run on from adjacent site 86 26.1 min SOUTH 2.1 AC Landscaping 86 28.0 min 2.76 AC Impervious — pavement, bldg 89 28.0 min 1.62 AC Run on from adjacent site 86 28.0 min PACLAND Job#20002003 Page 8 Tigard Retail Center Stormwater Management Report Tigard, OR Table 7 Summary of Peak Runoff and Stage Basin North Vault South Pond Event Proposed Stage Proposed Stage Pre-dev Post-Dev Release (ft) Pre-Dev Post-Dev Release (ft) 2-year 2.47 cfs 4.15 cfs 2.20 cfs 170.72 1.48 cfs 2.21 cfs 1.42 cfs 173.27 10-year 4.34 cfs 6.24 cfs 3.50 cfs 171.73 2.59 cfs 3.30 cfs 1.99 cfs 174.33 25-year 5.27 cfs 7.25 cfs 4.60 cfs 172.1 3.13 cfs 3.82 cfs 2.42 cfs 174.63 100-year 6.53 cfs 8.60 cfs 6.83 cfs 172.3 3.88 cfs 4.53 cfs 2.97 cfs 175.02 This project proposes to use one detention vault, located north of the Target store, and one detention pond, located south of the Target store, to attenuate post development flows to the pre-developed conditions for the 2, 10, and 25-year storm events. The approximate dimensions of the north detention vault are 75 ft wide, 80 ft-long, and 4.0 ft deep. The approximate dimensions of the south detention pond are 55 ft wide, 110 ft long, and 4 ft deep. Flows from both facilities will be metered through an orifice structure. See Appendix for detention calculations and flow control structure exhibits. Water Quality This project complies with the water quality requirements through the use of vegetated swales, Stormwater Management Inc. Stormfilter vaults and catch basins with biofilter cartridges located upstream of the detention facilities. The Stormfilter vault will be located off-line and is designed to treat the water quality runoff and bypass the excess flow directly to the detention vault. The vegetated swale is located at the bottom of the detention pond for treatment of the low flow water quality storm event. The water quality treatment flow is calculated using the methodology provided by Clean Water Services. The required treatment runoff for the north basin is calculated at approximately 0.66 cfs. Approximately twenty (20) filter cartridges are needed to treat this flow based on a filter cartridge treatment rate of 0.0333 cfs (15 gpm). The required treatment runoff for the south basin is calculated at approximately 0.37 cfs. A 110' long vegetated Swale located in the bottom of the detention pond will be provided to treat this flow. Conveyance On-site stormwater conveyance has been calculated through gravity flow analysis of the piping network based on the 10-year 24 hour storm. Peak runoff was calculated using the Santa Barbara Urban hydrograph method. 100-Year Flood/Overflow Condition The stormwater system for this project has been designed to address all storm events in accordance with design criteria described previously. The proposed storm network system is capable of safely conveying the 100-yr event. In the event of a larger storm, the system may fail. Based on our review, we anticipate that if a failure of the local drainage system PACLAND Job#20002003 Page 9 Tigard Retail Center Stormwater Management Report Tigard,OR were to occur it would result in an overflow to parking lot areas and ultimately the existing wetland areas located on the north, south and west sides of the site. These wetland areas discharge excess flows to the Red Rock Creek which flows west of the site. PACLAN D job#20002003 Page 10 Tigard Retail Center Stormwater Management Report Tigard, OR Appendix Appendix A Storm Drainage Figures and Calculations A-1 — Preliminary Site Plan (PC-1.0) A-2 — Preliminary Grading and Drainage Plan (PC-2.0) A-3 —TR-55 Runoff Curve Numbers A-4 — Pre-Developed Conditions Drainage Basin Map A-5 — Post Development Drainage Basin Map A-6 — Drainage and Detention Calculations A-7 — Water Quality Calculations A-8 — Swale Sizing Calculations A-9 — Flow Control Structures PACLAND Job#20002003 Page 11 SITE DATA VW AL o FULL ACCESS CLEARANCE 3.DB AC± RETAIL I IT AREA,TYP RETAIL 2�LLCT 12)) 2-57 All 1 li TARGET LOT 3 12.46 All HERMOS WAY DEDICATION 0.05.Act TOTAL AREA 11116 AC± SITE TOTAL LANDSCAPING/WETLANDS AREA, COO All PROPOSED TRAFFIC 90NAL C-G ZONE MUE ZONE (MIXED USE BUILDING DATA (GENERAL COMMERCIAL) ACCESS EASEMENT REWIRED EMPLOYMBM TARGET 137,900 SF± RETAIL E AIL I IZOOO S TAIL 2 12,000 SFi MONUMENT SIGN 70 SF PER FACE All 10'HIGH MAX POTENTIAL FUTURE TOTAL BUILDING AREA 161,900 SF± -4 Y ACCESS LOCATION (140 s,MAX.TOT, /PEDESTRIAN L P etc PARKING m AREA SPA. % OF BLDG IMPERVIOUS it w AREA ON SITE. 20.5%f 12' PARKING DATA all 10'X18'TRASH TARGET ENJCLOSRURE.. TRUKK ROUTE 01) STANDARD STALLS 449 STALLS ACCESSIBLE LLS ig w . d COMPACT STALLS 81 STA z BILE STALLS 13 STALLS LOT 2 CORRAL :r STALLS 18 STALLS CART C14 561 STALLS PARKING RATIO:4.07/1,ODD SF TOTAL :A RETAIL 1 LANDSCAPE— ISLANDS TYP. ui STANDARD STALLS 64 STALLS '4� .65 1 COMPACT STALLS STALLS ACCESSIBLE STALLS 3 STALLS W .36 TOTAL 68 STALLS 50'WETLAW 8'PEDESTRIAN UFFER BIKE PATH PARKING RATIO:567/1.000 SF L A4 co N?r 'EXISTING RETAIL 2 IIETLAND Y. 9,TYP. STANDARD STALLS 51 STALLS -9"DALRY.:� COMPACT STALLS 8 STALLS B 3 STALLS ACCESS LE STALLS 62 STALLS s TOTAL 5.17/1,ODO SF PARKING RATIO co c 1 ;z TOTAL SITE 691 STALLS 4.27/1,000 SF RAIN) 7,, 9'TYP. 9' MUEZ • PEDESTRIAN PARKING DATA NOTES: 1.ALL CALCULATIONS BASED ON TOTAL GROSS ILLU I I i-1 i fiji eW Nor SQUARE FOOTAGE OF BUILDING.(COUNT INCLUDES ACCESSIBLE STALLS AND STALLS 284' �c -20 BICYCLE PAT`�EDEITRIAN I USED BY CAJRT RALS) PARKING 2.PARKING S14M CONTAINS 9'.1&5'90'PARKING w SPACES 9'.15'TYP. STALLS.COMPACT STALLS ARE I,,, 12' TRASH 16' 26*AISLE VADT14 TYP. [L COMPACTOR L CTOR EEN -DETENTION1 3 REQUIRED PARKING: POND MINIMUM PARKING RATIO.3.7 PER 1,000 SF MAIN ENTRY EXIT TRUCK MAXIMUM PARKING RATIO,1.1 PER 1,110 S1 / Q 1. �I , ' :�(� LII 12' LOADING (PARKING ZONE B) 4.UPAR COMPLY TO 50%OF REOU ED PARKING STALLS MAY 9'TYP- LOT 3 Y WITH THE STANDARDS FOR COMPACT 11 -- STALLS. 12' 4e LIMIT OF EXISTING �71 co 30' NOTES T FULL ACCESS— d 4 TARGET 1. DRAWNG BASED m SURVEY BY MCKAY AND (�4) 70 SF P FACE AND VISUAL 10, SPOSITO.INC,DATED APRIL 18,2007(UPDATED E'NUCEMEN MONUMENT SIGN— PER NDSCAPE VISUAL 10'HIGHLANDS JJLY 24,2008). (140 SF MAX.MAAAXX TOTAL) ARE, 8 Typo PW LL W/MODIFIED DOCK MUE ZONE I T 22RB BICYCLE (,0-020W Ty" PA FFE= 180.0 1 (MIXED USE DOCK AND STOCK ROOM.APPROX.137,900 SF. SPACES -1 EMPLOYMENT 2. DESIGN BASED ON P09 ILL PROTO NTH MODIFIED PARKING 137.900 SF± -77T— SS TRUCK ROUTE 9'TYP. 4 BICYCLE PARXJNG SPACES. !Tu I-T,-FFFU ED w J2' AREA cr) 10 30. c1J 0 LOT 1 PEDESTRIAN PLAZA ...... RETAIL I EXISTING WEILAND 12,000 SF-± 0 a: 0- BOUNDARY w 56 WETLA D LEGEND BUFFER PROPOSED BUILDING CONCRETE CURB&GUTTER 310, NUMBER OF TARGET PARKING STALLS PER 0 J-ff c I� R -7 NUMBER OF OUTLOT PARKING STALLS PER OW 2 EXISTINGy. Row • TRASH CONCRETE SIDEWALK PAVEMENT vo'XIB,SRURE TRUCK ROUTE BOUNDARY ENI WETLAND f44,+ DIRECnONAL PAVEMENT MARKINGS < ------- ■ COMPACT STALL Z w ACCESSIBLE STALL ........... ............. ... ... ............ ...... CART CORRAL UMIT OF EX ....... ...... . ....... ........ ... .. ...... UJ HEAVY DUTY ASPHALTIC CONCRETE PAVEMENT ENHANCEMENT EJ WETLAND BUFFER PEDESTRIAN PLAZAS 0- 92'ROW 55'TO 78'3 ROW CONCRETE BY ARCHITECT PROPOSED PROPOSED SITE 45- 4T SITE ROW DENUIM 25' qL 3v EXI RIM VARIES Z:Z::� ASPHALT PATH E 55 PLANTER 6.V GRASS TER 3.5'GRASS 'ASUAL CLEARANCE AREA X PLANTER7 1 EASTING NEW PAVEMENT EXISTING EXISTING / I ——— ZONING LINE GRAPHIC SCALE I "'S"" NEW PAVEMENT, VARIES PAVEMENT P 8 PAVEMENT PAVEMENT VARIES TTT,—I sw.� 6 PROPERTY UNE ±1 SW V-2i��1 ± 18' SWI 33' 22.2' 111,2 1 SW - I---� 6- 6 WETLANDS UNE CONCEPT '15,GRAM- P PLANTER DEVELOPMENT PLAN C-1.0 DARTMOUTH STREET -HERMOSO WAY IMPROVEMENT SECN IMPROVEMENT SEC TION- NOT FOR CONSTRUCTION A-1 � N - !i♦ 9� ` -� - � s to ,o LEGEND o - EX.CONTOUR 4p PROPOSED CONTOUR MAX 2 1 SLOPE (j ` J STANDARD CATCH BASIN �1 _ /" RIDE DRAIN PIPE m .--____ RIDGE UNE [[[ a 9, 1 _RETAINI WALL- 7Ba AT FINISHED FLOOR ELEVATION ; I - = -MAX I2FTHEIGHT >- 0^ • STANDARD STORM MANHOLE t0 7 N - I J mm_ --15'STORM PIPE AT 5 W NLL UFFPAND EXI TMp177 II I. I _ -- __ _ -- _ ♦_` �� -�1�-i. ___�_—_ lLl1�¢¢II n _ -RETAININGWALL �OIR4DARY ''. m H �- -- - - -- >. - MAX 25FT HEIGHT 51 �a _ �� _ 7g �► - - _ - AT S MAX 2:1 SILD O - 284' �1 w Q T I m 12 780 4 I I 12 778 1, BQ 1 nj -. 12' 48' - f = all " IBB1uUMF�IrTEEORRFaE%ISiWG. f 19.0 _ �/ STORMWATER EtWIANODAEN7 j _ - ETENTION -�1 -- - - - - - - - , OTARG ET -- ' "`_ MANAGEMENT FACILITY 75'X 80'X 4' 1 sraRu 10' - -_ n =o.zz P09 LL W/MODIRED DOCK 4,' 1T4 1 137,900 SFf f - - 18'STORM PIPE FFE= 180.0 OUTFALL INVERT: T) W 'r --�� 776 { STORM PIPE.=- - ,70 AT 0.21 B _ I ~51 n - E9 _ MAX 4:1 SLOPES _ Q A- - -- - 1U N C ' 7 �-1 - N O w - - y ♦ -» 7 E AIL 1 -- - a FASTING ~ Q Q WEILND 50'WETLAND 1. �� _FEE='176 _ -_ - _ - -_ - - x I . BOUNDARY W O Z BUFFER XISTING IND NDARY \ -- __ - \T AT 6L, Al 3 Z 17 j ANWAQTNGBUFFER s __ _ n - f = �.� ■ MAX 41 SLOPE 0 - m-:�- �. — - �, • NOTES ru 1111 ♦R m-Immiat` � i-�-�-i-46 - - -\ �� 1 - L l 1 1 1 -)71-,7)' _1 1.807H ABOVE GROUND AND UNDERGROUND DETENTION FACILITIES LW RETAINING WALL-.� ARE STORM FOR STORM WATER QUANTITY MANAGEMENT.DESIGN - RETAINING WALL- RETAINIG-)WALL- MAX 4:1 SL ES MAX 3FT HEIGHT OF STORM WA1ER DETENTION FACILITIES IS BASED ON CLEAN WRIER - - MAX IOFT HEIGHT MAX 4FT HEIGHT SERVICES DETENTION BASIN DESIGN CRITERIA,WHICH REQUIRES C UNITING THE MAXIMUM DUTFLOW TO THE EXISTING CONDITION FOR THE C - - - - 2,10,AND 25-YEAR STOW EVENTS SEE PRELIMINARY CALCULATIONS DATED AUGUST 2008 INCLUDED WITH THE DESIGN REVIEW APPUCATXTN. w 2 CONTECH STORMRLTERS ARE PROPOSED AS A WATER QUALITY O TREATMENT i UPSTREAM OF THE PROPOSED UNDERDRDUND DETENTION VAULT STORMWATER FILTERS WILL ALSO BE USED TO GRAPHIC SCALE TREAT ROOF RUNOFFS FROM RETAIL 1 AND RETAIL 2 CONCEPT b n DEVELOPMENT PLAN PC-2.0 NOT FOR CONSTRUCTION A-2 Chapter 2 Estimating Runoff Technical Release 55 Urban Hydrology for Small Watersheds Table 2-2a Runoff curve numbers for urban areas I/ Curve numbers for Cover description --hydrologic soil group Average percent Cover type and hydrologic condition impervious area V A B C D Fully developed urban areas(vegetation established) Open space(lawns,parks,golf courses,cemeteries,etc.)34 Poor condition(grass cover<50%).......................................... 68 79 86 89 Fair condition(grass cover 50%to 75%) .................................. 49 69 79 84 Good condition(grass cover>75%)......................................... 39 61 74 so Impervious areas: Paved parking lots,roofs,driveways,etc. (excluding right-of-way)............................................................. 98 98 98 98 Streets and roads: Paved;curbs and storm sewers(excluding right-of-way) ................................................................................ 98 98 98 98 Paved;open ditches(including right-of-way).......................... 83 89 92 93 Gravel(including right-of-way)................................................. 76 85 89 91 Dirt(including right-of-way)...................................................... 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only)At..................... 63 77 85 88 Artificial desert landscaping(impervious weed barrier, desert shrub with l-to 2-inch sand or gravel mulch and basin borders)................................. ................__......... 96 96 96 96 Urban districts: Commercial and business.............................................................. 85 89 92 94 95 Industrial.......................................................................................... 72 81 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses).......................................................... 65 77 85 90 92 1/4 acre ............................................................................................ 38 61 75 83 87 1/3 acre............................................................................................ 30 57 72 81 86 1/2 acre............................................................................................... 25 54 70 80 85 1 acre ................................................................................................. 20 51 68 79 84 2 acres.................................................................................................. 12 46 65 77 82 Developing urban areas Newly graded areas (pervious areas only,no vegetation)5/ ................. ................. 77 86 91 94 Idle lands(CN's are determined using cover types similar to those in table 2-2c). I Average runoff condition,and 1.=0.25. 2 The average percent impervious area shown was used to develop the composite CN's.Other assumptions are as follows:impervious areas are directly connected to the drainage system,impervious areas have a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition.CN's for other combinations of conditions may be computed using figure 2-3 or 24. 3 CN's shown are equivalent to those of pasture.Composite CN's may be computed for other combinations of open space cover type. 4 Composite CN's for natural desert landscaping should be computed using figures 2-3 or 24 based on the impervious area percentage (CN=98)and the pervious area CN.The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. 5 Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 24 based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. A-3 (210:VI-TR-55,Second Ed.,June 1986) 2-5 r r r o Q � C f� C 33. NU SOUTH B TC» M _ ---- � S PRE-DEVELOPED COND ONS EXISTING BASIN AND TIME OF CONCENTRATION (SEE ATTACHED CALCS) A-4 All v 4 , ffi OWN lit, a �al , �� d•IIII a �S'��`*-''�11��:'■�rr\�\ �\'\\R... l!all yNU1P I liii'�IY Ohm— OWN � �' ` awp ....t.0�y.�t�ii� ��fr�3�71I� . f� .,� . f n �► ► 'r1�1♦�Illlll�d.►u' iuw'�gi � W �"�Ei��\ llrU�l��ll� �/� /., ��f"�r��i;�l� � ��e�nam��tlr,��Pi�.►�l''ll�in�t��.��;� jo � �,�� •� 11l��1p JlY 1 f�,�/ e• �� -�—�� nil�� '_'_'�'_ • ^ I '110.11 WINTc `a ►� 1 �t p , r� lFi TAR SOUTH � � .:--�,,�' �.,�►v-fie" ��g � \.igll u = ��.'3 � ♦Imo; tl '., !Il� c,+. ., Pre-Dev NORTH BASIN Incl Runon A ault-75'x8o*x4' X Nei Post-Dev Parking Field- North/East incl Runon WL Wetlands, to M Post-Dev Bldg&South Drive Aisle Incl Runon Detention Pond Pre-Dev SOUTH BASIN Incl Runon Subcat Reach on Llflk Drainage Diagram for Tigard TargeL8-14-08 Runon Prepared by PACLAND, Printed 8/14/206-8 HydroCADS 8.50 stn 005708 0 2007 HydroCAD Software Solutions LLC sw A-6 Tigard Target Retail Center Tigard Target-8-14-08—Runon Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 O 2007 HydroCAD Software Solutions LLC Page 2 Area Listing (all nodes) Area CN Description (sq-ft) (subcatchment-numbers) 88,427 84 50-75%Grass cover, Fair, HSG D (POST-N,POST-S) 568,022 86 <50%Grass cover, Poor, HSG C (3S,PRE-S) 70,567 86 <50%Grass cover, Poor, HSG C-Runon (POST-S) 159,865 86 <50%Grass cover, Poor, HSG C-Runon (POST-N) 243,500 89 <50% Grass cover, Poor, HSG D (3S,PRE-S) 492,664 98 Paved parking&roofs (POST-N,POST-S) 1,623,046 TOTAL AREA Tigard Target 8-14-08—Runon Tigard Target Retail Center Prepared by P)�-CLAND Printed 8/1412008 HydroCAD@)8.50 s/nOO5708 @2007 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (sq-ft) Goup Numbers 0 HSG A 0 HSG B 798,455 HSG C 3S, POST-N, POST-S, PRE-S 331,927 HSG D 3S, POST-N, POST-S, PRE-S 492,664 Other POST-N, POST-S 1,623,046 TOTAL AREA Tigard Target Retail Center Stormwater Management Flow Summary 8-14-08 North Basin-Pre-Developed Runoff Summary Event Runoff Volume Depth (cfs) (cubic-feet) (inches) ----------------------------------------- 2-YR 2.47 57, 826 1.31 10-YR 4 .34 94, 275 2. 14 25-YR 5.27 112,250 2.55 100-YR 6.53 136, 677 3.10 North Basin-Post-Developed Runoff Release Summary Vault-75'x OW' Event Inflow Outflow Elevation Storage (cfs) (cfs) (feet) (cubic-feet) ----------------------------------------------------- 2-YR 4.15 2.20 170.72 10, 321 10-YR 6.24 3.50 171.73 16, 394 25-YR 7 .25 4. 60 172.10 18, 629 100-YR 8.60 6.83 172.30 19,777 South Basin-Pre-Developed Runoff Summary Event Runoff Volume Depth (cfs) (cubic-feet) (inches) ----------------------------------------- 2-YR 1.48 30, 840 1.31 10-YR 2.59 50,280 2.14 25-YR 3.13 59, 867 2.55 100-YR 3.88 72, 894 3.10 South Basin-Post-Developed Runoff Release Summary Detention Pond Event Inflow Outflow Elevation Storage (cfs) (cfs) (feet) (cubic-feet) ----------------------------------------------------- 2-YR 2.21 1. 42 173.27 2, 610 10-YR 3.30 1. 99 174 .33 5, 609 25-YR 3.82 2. 42 174 .63 6, 882 100-YR 4.53 2. 97 175.02 8, 194 Tigard Target Retail Center Tigard Target 8-14-08 Runon Type 1A 24-hr 2-YR Rainfall=2.50" Prepared by RAZLAND — Printed 8/14/2008 HydroCADO 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 4 Time span=0.00-60.00 hrs, dt=0.01 hrs, 6001 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Subcatchment3S: Pre-Dev NORTH BASIN Runoff Area=12.150 ac 0.00% Impervious Runoff Depth=1.31" Flow Length=1,570' Tc=33.7 min CN=87/0 Runoff=2.47 cfs 57,826 cf SubcatchmentPOST-N:Post-Dev Parking Runoff Area=12.150 ac 59.67% Impervious Runoff Depth=1.83" Flow Length=1,653' -irc=26.41min 'CON=85/908 Runoff--4.!5cfs 80,721 cf SubcatchmentPOST-S:Post-Dev Bldg& Runoff Area=6.480 ac 62.65% Impervious Runoff Depth=1.86" Flow Length=1,187' Tc=28.0 min CN=85/98 Runoff--2.21 cfs 43,818 cf Subcatchment PRE-S:Pre-Dev SOUTH Runoff Area=6.480 ac 0.00% Impervious Runoff Depth=1.31" Flow Length=1,107' Tc=25.6 min CN=87/0 Runoff--1.48 cfs 30,840 cf Reach WL:Wetlands Inflow--3.62 cfs 124,503 cf Oufflow=3.62 cfs 124,503 cf Pond P-S: Detention Pond Peak Elev=173.27' Storage=2,609 cf Inflow=2.21 cfs 43,818 cf Oufflow=1.42 cfs 43,818 cf Pond V-N:Vault-75'x80'x4' Peak Elev=170.72' Storage=10,321 cf Inflow=4.15 cfs 80,721 cf Oufflow=2.20 cfs 80,685 cf Total Runoff Area= 1,623,046 sf Runoff Volume= 213,205 cf Average Runoff Depth = 1.58" 69.65% Pervious= 1,130,382 sf 30.35% Impervious=492,664 sf Tigard Target Retail Center Tigard Target_8-14-08_Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by RZI-AND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 5 Summary for Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Runoff = 2.47 cfs @ 8.06 hrs, Volume= 57,826 cf, Depth= 1.31" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-YR Rainfall=2.50" Area (ac) CN Description 5.650 86 <50% Grass cover, Poor, HSG C 2.830 89 <50% Grass cover, Poor, HSG D 3.670 86 <50% Grass cover, Poor, HSG C 12.150 87 Weighted Average 12.150 87 Pervious Area Tc Length Slope. Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2=2.50" 17.5 1,270 0.0300 1.21 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 33.7 1,570 Total Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Hydrograph D Runoff 2.47 cfs Type IA 24-hr 2-YR Rainfall=2.50" 2- Runoff Area=12.150 ac Runoff Volume=57,826 cf Runoff Depth=1.31" Flow Length=1,570' LL Tc=33.7 m i n CN=87/0 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target—8-14-08—Runon Type 1A 24-hr 2-YR Rainfall=2.50" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Runoff = 4.15 cfs @ 8.01 hrs, Volume= 80,721 cf, Depth= 1.83" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-YR Rainfall=2.50" Area (ac) CN Description 7.250 98 Paved parking & roofs 1.230 84 50-75% Grass cover, Fair, HSG D 3.670 86 <50%Grass cover, Poor, HSG C -Runon 12.150 93 Weighted Average 4.900 85 Pervious Area 7.250 98 Impervious Area Wk Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 6.7 628 0.0500 1.57 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 3.2 725 0.0050 3.72 4.57 Circular Channel (pipe), Pipe Diam= 15.0" Area= 1.2 sf Perim= 3.9' r= 0.31' n= 0.013 26.1 1,653 Total Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Hydrograph F-4.-15—cfs] Runoff Ow 4- Type IA 24-hr 2-YR Rainfall=2.50" Runoff Area=12.150 ac 3- Runoff Volume=80,721 cf Runoff Depth=1.83 0 2- Flow Length=1 653' Tc=26.1 min CN=85/98 0 0- ............ 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08 Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Runoff = 2.21 cfs @ 8.01 hrs, Volume= 43,818 cf, Depth= 1.86" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-YR Rainfall=2.50" Area (ac) CN Description 4.060 98 Paved parking & roofs 0.800 84 50-75% Grass cover, Fair, HSG D 1.620 86 <50% Grass cover, Poor, HSG C- Runon 6.480 93 Weighted Average 2.420 85 Pervious Area 4.060 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2=2.50" 1.3 305 0.3300 4.02 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 1.5 470 0.0100 5.26 6.46 Circular Channel (pipe), Pipe Flow Diam= 15.0" Area= 1.2 sf Perim= 3.9' r- 0.31' n= 0.013 9.0 112 0.0050 0.21 0.42 Trap/Vee/Rect Channel Flow, Swale Bot.W=2.00' D=0.50' Z=4.07' Top.W=6.00' n= 0.240 28.0 1,187 Total Tigard Target Retail Center Tigard Target 8-14-08 Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by R4ZI-AND — Printed 8/14/2008 HydroCADO 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 8 Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon do Hydrograph 2.29 c f sRunoff - Type IA 24-hr 2-YR 2- Rainfall=2.50" Runoff Area=6.480 ac Runoff Volume=43,818 cf Runoff Depth=1.86" 3: 2 Flow Length=1,187' LL Tc=28.0 min W CN=85/98 o 46 54 56 58 60 0 2 4 8 24 26 28 30 32 34 36 38 40 42 44 Time (hours) "Or W, Tigard Target Retail Center Tigard Target 8-14-08 Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by PACLAND Printed 8/14/2008 HydroCAD®8 50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 9 Summary for Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Runoff = 1.48 cfs @ 8.01 hrs, Volume= 30,840 cf, Depth= 1.31" Runoff by SBUH method, Split Pervious/imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 2-YR Rainfall=2.50" Area (ac) CN Description 2.100 86 <50% Grass cover, Poor, HSG C 2.760 89 <50%Grass cover, Poor, HSG D 1.620 86 <50% Grass cover, Poor, HSG C 6.480 87 Weighted Average 6.480 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.50" 4.6 567 0.0850 2.04 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 4.8 240 0.0140 0.83 Shallow Concentrated Flow, Shallow Short Grass Pasture Kv= 7.0 fps 25.6 1,107 Total Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Hydrograph Q Runoff 1.48 cfs Type IA 24-hr 2-YR Rainfall=2.50" Runoff Area=6.480 ac Runoff Volume=30,840 cf w 1 Runoff Depth=1.31" U Flow Length=1,107' Tc=25.6 min CN=87/0 0 2 4 6 8 10 12 14"1'61'820** 4161820 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08 Runon Type 1A 24-hr 2-YR Rainfall=2.50" Prepared by PiC- LAND — Printed 8/14/2008 HydroCADO 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 10 Summary for Reach WL: Wetlands [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 811,523 sf, 60.71% Impervious, inflow Depth > 1.84" for 2-YR event Inflow = 3.62 cis @ 8.95 hrs, Volume= 124,503 cf Outflow = 3.62 cis @ 8.95 hrs, Volume= 124,503 cf, Aften= 0%, Lag=0.0 min Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Reach WL: Wetlands Hydrograph F[3 inflow 4- 1 B Oufflow 3.62 cfs Inflow Area=811,523 sf 3- 2O - LL law 0 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 2 1 14 16 1 Time (hours) Ok- Tigard Target Retail Center Tigard Target-8-14-08-Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by PACLANDPrinted 8/14/2008 HydroCAD®8.50 s/n 005708 @2007 HydroCAD Software Solutions LLC Page 11 Summary for Pond P-S: Detention Pond Inflow Area = 282,269 sf, 62.65% Impervious, Inflow Depth = 1.86" for 2-YR event Inflow = 2.21 cfs @ 8.01 hrs, Volume= 43,818 cf Outflow = 1.42 cfs @ 8.78 hrs, Volume= 43,818 cf, Atten=36%, Lag=46.2 min Primary = 1.42 cfs @ 8.78 hrs, Volume= 43,818 cf Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt=0.01 hrs Peak Elev= 173.27' @ 8.78 hrs Surf.Area= 2,363 sf Storage=2,609 cf Plug-Flow detention time= 8.7 min calculated for 43,811 cf(100%of inflow) Center-of-Mass det.time= 8.7 min ( 736.7- 728.0 ) Volume Invert Avail.Storage Storage Description #1 171.00' 12,773 cf Custom Stage Data (Prismatic)Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 171.00 0 0 0 172.00 940 470 470 173.00 2,136 1,538 2,008 174.00 2,985 2,561 4,569 175.00 4,101 3,543 8,112 176.00 5,221 4,661 12,773 Device Routing Invert Outlet Devices #1 Primary 171.00' 18.0" x 100.0' long Culvert CPP, square edge headwall, Ke= 0.500 Outlet Invert= 170.50' S= 0.0050T Cc= 0.900 n= 0.013 Concrete pipe, straight &clean #2 Device 1 169.50' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 174.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 175.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=1.42 cfs @ 8.78 hrs HW=173.27' (Free Discharge) L1=Culvert (Passes 1.42 cfs of 8.75 cfs potential flow) 2=Orifice/Grate (Orifice Controls 1.42 cfs @ 7.25 fps) 3=Sharp-Crested Rectangular Weir( Controls 0.00 cfs) =Orifice/Grate ( Controls 0.00 cfs) Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by PACLAND Printed 8/14/2008 ydroCAD®8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 12 Pond P-S: Detention Pond W Hydrograph p Inflow 2.21—cfs-I I a Primate � Inflow Area=282,269 sf 2- Peak Elev=173.27' Storage=2,609 c€ 1.42 cfs W U O !i 1- 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 W Time (hours) r W W 4W 00 sr �7 a� W W kW W Tigard Target Retail Center Tigard Target-8-14-08-Runon Type IA 24-hr 2-YR Rainfall=2.50" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 @2007 HydroCAD Software Solutions LLC Page 13 Summary for Pond V-N: Vault-75'x80'x4' Inflow Area = 529,254 sf, 59.67% Impervious, Inflow Depth = 1.83" for 2-YR event Inflow = 4.15 cfs @ 8.01 hrs, Volume= 80,721 cf Outflow = 2.20 cfs @ 9.06 hrs, Volume= 80,685 cf, Atten=47%, Lag= 63.2 min Primary = 2.20 cfs @ 9.06 hrs, Volume= 80,685 cf Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 170.72' @ 9.06 hrs Surf.Area=6,000 sf Storage= 10,321 cf Plug-Flow detention time= 65.8 min calculated for 80,685 cf(100% of inflow) Center-of-Mass det. time= 65.5 min ( 794.8 - 729.3 ) Volume Invert Avail.Storage Storage Description #1 169.00' 24,000 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 169.00 6,000 0 0 173.00 6,000 24,000 24,000 Device Routing Invert Outlet Devices #1 Primary 169.00' 18.0" x 200.0' long Culvert CPP, square edge headwall, Ke= 0.500 Outlet Invert= 168.00' S=0.0050T Cc= 0.900 n= 0.013 Concrete pipe, straight&clean #2 Device 1 167.50' 8.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 171.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 172.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=2.20 cfs @ 9.06 hrs. HW=170.72' (Free Discharge) Z1=Culvert (Passes 2.20 cfs of 7.45 cfs potential flow) 2=Orifice/Grate (Orifice Controls 2.20 cfs @ 6.32 fps) 3=Sharp-Crested Rectangular Weir( Controls 0.00 cfs) =Orifice/Grate ( Controls 0.00 cfs) Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 2-YR Rainfall=2.50" '" Prepared by PACLAND Printed 8/14/2008 HydroCAD®8.50 s/n 005708 @2007 HydroCAD Software Solutions LLC Page 14 Pond V-N: Vault-75'x80'x4' Hydrograph XF 4.15 cfs Fa-1 n—fl— p Primary Inflow Area=529,254 sf 4 Peak Elev=170.72' Storage=10,321 cf up 3- JT 2.20 cfs LL 2- 0- 0 ,. 0 2 4 6'-B-1`0"12 14 1'6-1'6-26-22-2'4 26 28 30 32 34-36 38 40 42 44 46 48 50 52 54 56 58 60 ' Time (hours) cm w w mai .e r� m Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 15 Time span=0.00-60.00 hrs, dt=0.01 hrs, 6001 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Subcatchment3S: Pre-Dev NORTH BASIN Runoff Area=12.150 ac 0.00% Impervious Runoff Depth=2.14" Flow Length=1,570' Tc=33.7 min CN=87/0 Runoff--4.34 cfs 94,275 cf SubcatchmentPOST-N:Post-Dev Parking Runoff Area=12.150 ac 59.67% Impervious Runoff Depth=2.72" Flow Length=1,653' T c=26.1 min CN=85/98 Runoff--6.24 cfs 119,746 cf SubcatchmentPOST-S:Post-Dev Bldg& Runoff Area=6.480 ac 62.65% Impervious Runoff Depth=2.75" Flow Length=1,187' Tc=28.0 min CN=85/98 Runoff--3.30 cfs 64,737 cf SubcatchmentPRE-S:Pre-Dev SOUTH Runoff Area=6.480 ac 0.00% Impervious Runoff Depth=2.14" Flow Length=1,107' Tc=25.6 min CN=87/0 Runoff--2.59 cfs 50,280 cf Reach WL:Wetlands Inflow--5.49 cfs 184,446 cf Outflow=5.49 cfs 184,446 cf Pond P-S: Detention Pond Peak Elev=174.33' Storage=5,608 cf Inflow--3.30 cfs 64,737 cf Outflow=1.99 cfs 64,737 cf Pond V-N:Vault-75'x80'x4' Peak Elev=171.73' Storage=16,394 cf Inflow=6.24 cfs 119,746 cf Outflow=3.50 cfs 119,709 cf Total Runoff Area= 1,623,046 sf Runoff Volume= 329,038 cf Average Runoff Depth =2.43" 69.65% Pervious = 1,130,382 sf 30.35% Impervious =492,664 sf W Tigard Target Retail Center Tigard Target 8-14-08_Runon Runon Type 1A 24-hr 10-YR Rainfafi=3.45" Prepared by Pj�C- LAND Printed 8/14/2008 HydroCAD@ 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 16 Summary for Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Runoff 4.34 cfs @ 8.03 hrs, Volume= 94,275 cf, Depth= 2.14" Runoff by SBUH method, Split Pervious/[mperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs • Type 1A 24-hr 10-YR Rainfall=3.45" Area (ac) CN Description 5.650 86 <50% Grass cover, Poor, HSG C 2.830 89 <50% Grass cover, Poor, HSG D 3.670 86 <50%Grass cover, Poor, HSG C 12.150 87 Weighted Average 12.150 87 Pervious Area Tc; Length Slope Velocity Capacity Description (min) (feet) Wit) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 17.5 1,270 0.0300 1.21 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 33.7 1,570 Total Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Hydrograph F4.34 cfs] Type IA 24-hr 10-YR 4-1 Rainfall=3.45" Runoff Area=12.150 ac 3-- Runoff Volume=94,275 d Runoff Depth=2.14" 0 Flow Length=1,570' U. 2- Tc=33.7 min CN=87/0 0 , 6 2, 4 fi 8 10 12 17761776 22 24 26 28 30 3-2 34 36 38 46 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 17 Summary for Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Runoff = 6.24 cfs @ 8.01 hrs, Volume= 119,746 cf, Depth= 2.72" Runoff by SBUH method, Split Pervious/Imperv., Time Span=0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 10-YR Rainfall=3.45" Area (ac) CN Description 7.250 98 Paved parking & roofs 1.230 84 50-75% Grass cover, Fair, HSG D 3.670 86 <50% Grass cover, Poor, HSG C -Runon 12.150 93 Weighted Average 4.900 85 Pervious Area 7.250 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 6.7 628 0.0500 1.57 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 3.2 725 0.0050 3.72 4.57 Circular Channel (pipe), Pipe Diam= 15.0" Area= 1.2 sf Perim= 3.9' r= 0.31' n= 0.013 26.1 1,653 Total Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Hydrograph Runoff 6.24 cfs 6_ Type IA 24-hr 10-YR Rainfall=3.45" 5_ Runoff Area=12.150 ac - Runoff Volume=119,746 cf H 4- Runoff Depth=2.72" Flow Length=1,653' LL 3- Tc=26.1 min CN=85/98 2- 1 = 0 0 2 4 6...8, 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target-8-14-08—Runon Type 1A 24-hr 10-YR Rainfall=3.45" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 C 2007 HydroCAD Software Solutions LLC Page 18 Summary for Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Runoff = 3.30 cfs @ 8.01 hrs, Volume= 64,737 cf, Depth= 2.75" Runoff by SBUH method, Split Pervious/Imperv., Time Span=0.00-60.00 hrs, dt=0.01 hrs Type [A 24-hr 10-YR Rainfall=3.45" Area (ac) CN Description 4.060 98 Paved parking & roofs 0.800 84 50-75%Grass cover, Fair, HSG D 1.620 86 <50%Grass cover, Poor, HSG C - Runon 6.480 93 Weighted Average 2.420 85 Pervious Area 4.060 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 6.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 1.3 305 0.3300 4.02 Shallow Concentrated Flow,Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 1.5 470 0.0100 5.26 6.46 Circular Channel (pipe), Pipe Flow Diam= 15.0" Area= 1.2 sf Perim= 3.9' r= 0.31' n= 0.013 9.0 112 0.0050 0.21 0.42 Trap/Vee/Rect Channel Flow, Swale Bot.W=2.00' D=0.50' Z=4.07' Top.W=6.00' n= 0.240 28.0 1,187 Total - Tigard Target Retail Center Tigard Target_8-14-08_Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 19 Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Hydrograph ®Runoff 3.30 cfs Type IA 24-hr 10-YR 3- Rainfall=3.45" Runoff Area=6.480 ac Runoff Volume=64,737 cf 2_ Runoff Depth=2.75" Flow Length=1,187' LL Tc=28.0 min CN=85/98 VW 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08_Runon Runon Type 1A 24-hr 10-YR Rainfall=3.45" Prepared by RZ- 1-AND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 0 2007 HydroCAD Software Solutions LLC Page 20 W, 6 Summary for Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon W. Runoff = 2.59 cfs @ 8.01 hrs, Volume= 50,280 cf, Depth= 2.14" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 10-YR Rainfall=3.45" Area (ac) CN Description 2.100 86 <50%Grass cover, Poor, HSG C 2.760 89 <50%Grass cover, Poor, HSG D 1.620 86 <50%Grass cover, Poor, HSG C 6.480 87 Weighted Average 6.480 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) W 16.2 300 0.0700 0.31 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2=2,50" 4.6 567 0.0850 2.04 Shallow Concentrated Flow,Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 4.8 240 0.0140 0.83 Shallow Concentrated Flow, Shallow Short Grass Pasture Kv= 7.0 fps 25.6 1,107 Total Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Hydrograph F 2.59 cfs] Type IA 24-hr 10-YR Rainfall=3.45" 2- Runoff Area=6.480 ac Runoff Volume=50,280 cf Runoff Depth=2.14" 0 Flow Length=1,107' M. Tc=25.6 min CN=87/0 0-6 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target -8-14-08—Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 21 Summary for Reach WL: Wetlands [401 Hint: Not Described (Outflow=Inflow) Inflow Area = 811,523 sf, 60.71% Impervious, Inflow Depth > 2.73" for 10-YR event Inflow = 5.49 cfs @ 8.91 hrs, Volume= 184,446 cf Outflow = 5.49 cfs @ 8.91 hrs, Volume= 184,446 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Reach WL: Wetlands Hydrograph FE]Inflow 6 ®Outflow 5.49 cfs Inflow Area=811,523 sf 5- 4- N U 3- 0 LL 2- 1- 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) rw Tigard Target Retail Center Tigard Target 8-14-08 Runon Type 1A 24-hr 10-YR Rainfall=3.45" Prepared by PAZILAND - Printed 8/14/2008 HydroCAD@)8.50 s/n 005708 C 2007 HydroCAD Software Solutions LLC Page 22 Summary for Pond P-S: Detention Pond Inflow Area = 282,269 sf, 62.65% Impervious, Inflow Depth = 2.75" for 10-YR event Inflow = 3.30 cfs @ 8.01 hrs, Volume= 64,737 cf Outflow 1.99 cfs @ 8.88 hrs, Volume= 64,737 cf, Atten=40%, Lag= 52.0 min Primary = 1.99 cfs @ 8.88 hrs, Volume= 64,737 cf Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 174.33' @ 8.88 hrs Surf.Area= 3,351 sf Storage=5,608 cf Plug-Flow detention time= 17.4 min calculated for 64,726 cf(100% of inflow) Center-of-Mass det.time= 17.4 min ( 734.4-717.1 ) Volume Invert Avail.Storage Storage Description #1 171.00' 12,773 cf Custom Stage Data (Prismatic)Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 171.00 0 0 0 172.00 940 470 470 173.00 2,136 1,538 2,008 174.00 2,985 2,561 4,569 175.00 4,101 3,543 8,112 176.00 5,221 4,661 12,773 Device Routing Invert Outlet Devices #1 Primary 171.00' 18.0" x 100.0' long Culvert CPP, square edge headwall, Ke=0.500 Outlet Invert= 170.50' S= 0.0050 T Cc= 0.900 n= 0.013 Concrete pipe, straight&clean #2 Device 1 169.50' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 174.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 175.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C=0.600 Primary OutFlow Max=1.99 cfs @ 8.88 hrs HW=1 74.33' (Free Discharge) =Culvert (Passes 1.99 cfs of 11.86 cfs potential flow) 2=Orifice/G rate (Orifice Controls 1.72 cfs @ 8.78 fps) 3=Sharp-Crested Rectangular Weir(Weir Controls 0.27 cfs @ 1.87 fps) =Orifice/Grate ( Controls 0.00 cfs) Tigard Target Retail Center Tigard Target-8-14-08 Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 23 Pond P-S: Detention Pond Hydrograph ®Inflow 3.30 cfs I a Primary Inflow Area=282,269 sf 3-r' Peak Elev=174.33' Storage=5,608 cf 1.99 cfs N u 2- 3: O LL 1- 0- 0 2 4 6 8 10-12-1;4-1'6-18-26 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Paae 24 Summary for Pond V-N: Vault-75'x80'x4' Inflow Area = 529,254 sf, 59.67% Impervious, Inflow Depth = 2.72" for 10-YR event Inflow = 6.24 cfs @ 8.01 hrs, Volume= 119,746 cf Outflow = 3.50 cfs @ 8.94 hrs, Volume= 119,709 cf, Atten=44%, Lag= 56.0 min ua Primary = 3.50 cfs @ 8.94 hrs, Volume= 119,709 cf rr. Routing by Stor-Ind method, Time Span=0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 171.73' @ 8.94 hrs Surf.Area=6,000 sf Storage= 16,394 cf Plug-Flow detention time= 67.0 min calculated for 119,689 cf(100%of inflow) Center-of-Mass det. time= 67.0 min ( 785.1 - 718.1 ) VolumeInvert Avail.Storage Storage Description #1 169.00' 24,000 cf Custom Stage Data (Prismatic)Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 169.00 6,000 0 0 W 173.00 6,000 24,000 24,000 Device Routing Invert Outlet Devices #1 Primary 169.00' 18.0" x 200.0' long Culvert CPP, square edge headwall, Ke= 0.500 Outlet Invert= 168.00' S= 0.0050T Cc=0.900 n= 0.013 Concrete pipe, straight &clean #2 Device 1 167.50' 8.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 �w #3 Device 1 171.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 172.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=3.50 cfs @ 8.94 hrs HW=171.73' (Free Discharge) t-1=Culvert (Passes 3.50 cfs of 9.33 cfs potential flow) 2=Orifice/Grate (Orifice Controls 2.78 cfs @ 7.96 fps) 3=Sharp-Crested Rectangular Weir(Weir Controls 0.72 cfs @ 2.80 fps) =Orifice/Grate ( Controls 0.00 cfs) wx Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 10-YR Rainfall=3.45" Prepared by PACLAND Printed 8/14/2008 H droCAD®8 50 s/n 005708 @2007 HydroCAD Software Solutions LLC Page 25 Pond V-N: Vault-75'x80'x4' Hydrograph ®Inflow 6.24 cfs I®Primary Inflow Area=529,254 sf 6- - Peak Elev=171.73' 5- Storage=16,394 cf y 4-' 3.50 cfs U 3 O u 3- 2- r . 1 0 2 4-'6--8-1'6 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target 8-14-08 Runon Tigard Target Retail Center Prepared by PACLAND Type lA 24-hr 25-YR Rainfall=3.90" HydroCAEM 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Printed 8/14/2008 Pa a 26 Time span=0.00-60.00 hrs, dt=0.01 hrs, 6001 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Subcatchment3S: Pre-Dev NORTH BASIN Runoff Area=12.150 ac 0.00% Impervious Runoff Depth=2.55" Flow Length=1,570' Tc=33.7 min CN=87/0 Runoff--5.27 cfs 112,250 cf SubcatchmentPOST-N:Post-Dev Parking Runoff Area=12.150 ac 59.67% Impervious Runoff Depth=3.14" Flow Length=1,653' Tc=26.1 min CN=85/98 Runoff--7.25 cfs 138,594 cf w SubcatchmentPOST-S:Post-Dev Bldg & Runoff Area=6.480 ac 62.65% Impervious Runoff Depth=3.18" Flow Length=1,187' Tc=28.0 min CN=85/98 Runoff--3.82 cfs 74,827 cf SubcatchmentPRE-S:Pre-Dev SOUTH Runoff Area=6.480 ac 0.00% Impervious Runoff Depth=2.55" Flow Length=1,107' Tc=25.6 min CN=87/0 Runoff--3.13 cfs 59,867 cf Reach WL:Wetlands Inflow=7.01 cfs 213,383 cf Outflow=7.01 cfs 213,383 cf Pond P-S: Detention Pond Peak Elev=174.63' Storage=6,681 cf Inflow--3.82 cfs 74,827 cf Outflow=2.42 cfs 74,827 cf Pond V-N:Vault-75'x80'x4' Peak Elev=172.10' Storage=18,629 cf Inflow=7.25 cfs 138,594 cf Outflow=4.60 cfs 138,557 cf Total Runoff Area= 1,623,046 sf Runoff Volume= 385,537 cf Average Runoff Depth =2.85" 69.65% Pervious = 1,130,382 sf 30.35% Impervious =492,664 sf Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Pape 27 Summary for Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Runoff = 5.27 cfs @ 8.02 hrs, Volume= 112,250 cf, Depth= 2.55" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (ac) CN Description 5.650 86 <50% Grass cover, Poor, HSG C 2.830 89 <50% Grass cover, Poor, HSG D 3.670 86 <50% Grass cover, Poor, HSG C 12.150 87 Weighted Average 12.150 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 17.5 1,270 0.0300 1.21 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 33.7 1,570 Total Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Hydrograph 5.2-7—c fs o Runoff 5- Type IA 24-hr 25-YR Rainfall=3.90" 4- Runoff Area=12.150 ac Runoff Volume=112,250 cf H 3- Runoff Depth=2.55" 3 o Flow Length=1,570' LL Tc=33.7 min 2 CN=87/0 o . . . ., 0 2 4 6 B 10 12 14 16 18 20 2224 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 i 6'58 60 Time (hours) �k Tigard Target Retail Center Tigard Target_8-14-08_Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 28 Summary for Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Runoff = 7.25 cfs @ 8.01 hrs, Volume= 138,594 cf, Depth= 3.14" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (ac) CN Description 7.250 98 Paved parking & roofs 1.230 84 50-75% Grass cover, Fair, HSG D 3.670 86 <50% Grass cover, Poor, HSG C -Runon 12.150 93 Weighted Average W 4.900 85 Pervious Area 7.250 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) + 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2=2.50" 6.7 628 0.0500 1.57 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 3.2 725 0.0050 3.72 4.57 Circular Channel (pipe), Pipe Diam= 15.0" Area= 1.2 sf Perim= 3.9' r= 0.31' n= 0.013 26.1 1,653 Total Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon ' Hydrograph " $ 7.25 cfs D Runoff '�" 7- Type IA 24-hr 25-YR Rainfall=3.90" 6- Runoff Area=12.150 ac 5_. Runoff Volume=138,594 cf N Runoff Depth=3.14"4-Flow Length=1,653' LL 3- Tc=26.1 min CN=85/98 2- o ... . 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) W Tigard Target Retail Center Tigard Target—8-14-08—Runon Type /A 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 29 Summary for Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Runoff = 3.82 cfs @ 8.01 hrs, Volume= 74,827 cf, Depth= 3.18" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt=0.01 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (ac) CN Description 4.060 98 Paved parking & roofs 0.800 84 50-75% Grass cover, Fair, HSG D " 1.620 86 <50% Grass cover, Poor, HSG C - Runon 6.480 93 Weighted Average 2.420 85 Pervious Area 4.060 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2=2.50" 1.3 305 0.3300 4.02 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 1.5 470 0.0100 5.26 6.46 Circular Channel (pipe), Pipe Flow Diam= 15.0" Area= 1.2 sf Perim= 3.9' r=0.31' n=0.013 9.0 112 0.0050 0.21 0.42 Trap/Vee/Rect Channel Flow, Swale Bot.W=2.00' D=0.50' Z=4.07' Top W=6 00' n= 0.240 28.0 1,187 Total Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 25-YR Rainfall=3.90" ° Prepared by PACLANDPrinted 8/14/2008 Or HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 30 Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Hydrograph ®Runoff a 3.82 cfs +� Type IA 24-hr 25-YR Rainfall=3.90" 3 Runoff Area=6.480 ac ' Runoff Volume=74,827 cf Runoff Depth=3.18" 2- Flow Length=1,187' LL Tc=28.0 min CN=85/98 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) of e� Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 31 Summary for Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Runoff = 3.13 cfs @ 8.01 hrs, Volume= 59,867 cf, Depth= 2.55" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (ac) CN Description 2.100 86 <50% Grass cover, Poor, HSG C 2.760 89 <50% Grass cover, Poor, HSG D 1.620 86 <50% Grass cover, Poor, HSG C 6.480 87 Weighted Average 6.480 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 2.50" 4.6 567 0.0850 2.04 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 4.8 240 0.0140 0.83 Shallow Concentrated Flow, Shallow Short Grass Pasture Kv= 7.0 fps 25.6 1,107 Total Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Hydrograph 3.13 cfs 1 Runoff 3_ Type IA 24-hr 25-YR Rainfall=3.90" Runoff Area=6.480 ac Runoff Volume=59,867 cf 2- Runoff Depth=2.55" Flow Length=1,107' LL Tc=25.6 min CN=87/0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) r Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLAND Printed 8/14/2008 HydroCAD®8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 32 Summary for Reach WL: Wetlands [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 811,523 sf, 60.71% Impervious, Inflow Depth > 3.16" for 25-YR event Inflow = 7.01 cfs @ 8.73 hrs, Volume= 213,383 cf Outflow = 7.01 cfs @ 8.73 hrs, Volume= 213,383 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Reach WL: Wetlands Hydrograph p Inflow ®Outflow 7- 7.01 -cfs Inflow Area=811,523 sf 6- w 5- ` w v !� ... 4-- 3 LL 3- MR 2 �v 1- A 0- . 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 56'52 54 56 58 60 !A Time (hours) 11f Tigard Target Retail Center Tigard Target-8-14-08-Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 33 Summary for Pond P-S: Detention Pond Inflow Area = 282,269 sf, 62.65% Impervious, Inflow Depth = 3.18" for 25-YR event Inflow = 3.82 cfs @ 8.01 hrs, Volume= 74,827 cf Outflow = 2.42 cfs @ 8.79 hrs, Volume= 74,827 cf, Atten= 37%, Lag=46.8 min Primary = 2.42 cfs @ 8.79 hrs, Volume= 74,827 cf Routing by Stor-Ind method, Time Span=0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 174.63' @ 8.79 hrs Surf.Area= 3,691 sf Storage=6,681 cf Plug-Flow detention time= 19.9 min calculated for 74,827 cf(100% of inflow) Center-of-Mass det. time= 19.9 min ( 733.0-713.1 ) Volume Invert Avail.Storage Storage Description #1 171.00' 12,773 cf Custom Stage Data (Prismatic)Listed below(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 171.00 0 0 0 172.00 940 470 470 173.00 2,136 1,538 2,008 174.00 2,985 2,561 4,569 175.00 4,101 3,543 8,112 176.00 5,221 4,661 12,773 Device Routing Invert Outlet Devices #1 Primary 171.00' 18.0" x 100.0' long Culvert CPP, square edge headwall, Ke= 0.500 Outlet Invert= 170.50' S= 0.0050 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight &clean #2 Device 1 169.50' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 174.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 175.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=2.42 cfs @ 8.79 hrs HW=174.63' (Free Discharge) t-1=Culvert (Passes 2.42 cfs of 12.61 cfs potential flow) 2=Orifice/Grate (Orifice Controls 1.80 cfs @ 9.18 fps) 3=Sharp-Crested Rectangular Weir(Weir Controls 0.61 cfs @ 2.60 fps) =Orifice/Grate ( Controls 0.00 cfs) W Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 25-YR Rainfall=3.90" " Prepared by PACLAND Printed 8/14/2008 W HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 34 IN Pond P-S: Detention Pond W Hydrograph RF— fs ® 3.82 c ®Primary � 4 Inflow Area=282,269 sf Peak Elev=174.63' 3- Storage=6,681 cf 2.42 cfs a � 0 2 LL 1- W 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) W W MW a�. t� Tigard Target Retail Center Tigard Target-8-14-08-Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 35 Summary for Pond V-N: Vault-75'x80'x4' Inflow Area = 529,254 sf, 59.67% Impervious, Inflow Depth = 3.14" for 25-YR event Inflow = 7.25 cfs @ 8.01 hrs, Volume= 138,594 cf Outflow = 4.60 cfs @ 8.73 hrs, Volume= 138,557 cf, Atten=37%, Lag=43.1 min Primary = 4.60 cfs @ 8.73 hrs, Volume= 138,557 cf Routing by Stor-Ind method, Time Span=0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 172.10' @ 8.73 hrs Surf.Area=6,000 sf Storage= 18,629 cf Plug-Flow detention time= 67.5 min calculated for 138,534 cf(100% of inflow) Center-of-Mass det. time= 67.6 min ( 781.6-714.0 ) Volume Invert Avail.Storage Storage Description #1 169.00' 24,000 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 169.00 6,000 0 0 173.00 6,000 24,000 24,000 Device Routing Invert Outlet Devices #1 Primary 169.00' 18.0" x 200.0' long Culvert CPP, square edge headwall, Ke= 0.500 Outlet Invert= 168.00' S= 0.0050 '/' Cc=0.900 n= 0.013 Concrete pipe, straight &clean #2 Device 1 167.50' 8.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 171.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 172.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=4.59 cfs @ 8.73 hrs HW=172.10' (Free Discharge) L1=Culvert (Passes 4.59 cfs of 10.08 cfs potential flow) 2=Orifice/Grate (Orifice Controls 2.96 cfs @ 8.48 fps) 3=Sharp-Crested Rectangular Weir(Orifice Controls 1.11 cfs @ 3.69 fps) =Orifice/Grate (Weir Controls 0.52 cfs @ 1.06 fps) Tigard Target Retail Center Tigard Target–8-14-08–Runon Type IA 24-hr 25-YR Rainfall=3.90" Prepared by PACLANDPrinted 8/14/2008 HydroCAD®8.50 s/n 005708 @2007 HydroCAD Software Solutions LLC Page 36 Pond V-N: Vault-75'x80'x4' Hydrograph 8 7.25—c f–s o Inflow ®Primary Inflow Area=529,254 sf Peak Elev=172.10' Storage=18,629 cf 5- 4.60 cfs w 4 o LL 3- 2-'2- 0- 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) ww aye t,� Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by RZI-AND Printed 8/14/2008 HydroCAD®8 50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 37 Time span=0.00-60.00 hrs, dt=0.01 hrs, 6001 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind method - Pond routing by Stor-Ind method Subcatchment3S: Pre-Dev NORTH BASIN Runoff Area=12.150 ac 0.00% Impervious Runoff Depth=3.10" Flow Length=1,570' Tc=33.7 min CN=87/0 Runoff=6.53 cfs 136,677 cf SubcatchmentPOST-N:Post-Dev Parking Runoff Area=12.150 ac 59.67% Impervious Runoff Depth=3.72" Flow Length=1,653' Tc=26.1 min CN=85/98 Runoff=8.60 cfs 163,963 cf SubcatchmentPOST-S:Post-Dev Bldg& Runoff Area=6.480 ac 62.65% Impervious Runoff Depth=3.76" Flow Length=1,187' Tc=28.0 min CN=85/98 Runoff--4.53 cfs 88,398 cf SubcatchmentPRE-S: Pre-Dev SOUTH Runoff Area=6.480 ac 0.00% Impervious Runoff Depth=3.10" Flow Length=1,107' Tc=25.6 min CN=87/0 Runoff=3.88 cfs 72,894 cf Reach WL:Wetlands Inflow--9.60 cfs 252,324 cf Outflow=9.60 cfs 252,324 cf Pond P-S:Detention Pond Peak EIev=175.02' Storage=8,194 cf Inflow--4.53 cfs 88,398 cf Outflow=2.97 cfs 88,398 cf Pond V-N:Vault-75'x80'x4' Peak EIev=172.30' Storage=19,777 cf Inflow--8.60 cfs 163,963 cf Outflow=6.83 cfs 163,926 cf Total Runoff Area= 1,623,046 sf Runoff Volume=461,933 cf Average Runoff Depth =3.42" 69.65% Pervious = 1,130,382 sf 30.35% Impervious =492,664 sf Tigard Target Retail Center Tigard Target 8-14-08 Runon Type 1A 24-hr 100-YR Rainfall=4.50" Prepared by Pj�C- LAND — Printed 8/14/2008 HydroCADO 8.50 s/n 005708 @ 2007 HydroCAD Software Solutions LLC Page 38 Summary for Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Runoff 6.53 cfs @ 8.01 hrs, Volume= 136,677 cf, Depth= 3.10" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt=0.01 hrs Type 1A 24-hr 100-YR Rainfall=4.50" Area (ac) CN Description 5.650 86 <50% Grass cover, Poor, HSG C 0 2.830 89 <50% Grass cover, Poor, HSG D 3.670 86 <50% Grass cover, Poor, HSG C 12.150 87 Weighted Average 12.150 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n=0.150 P2=2.50" 17.5 1,270 0.0300 1.21 Shallow Concentrated Flow,Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 33.7 1,570 Total Subcatchment 3S: Pre-Dev NORTH BASIN Incl Runon Hydrograph - F[ Runoff 7- f F6.53 cfs Type IA 24-hr 100-YR 6- Rainfall=4.50" Runoff Area=12.150 ac Runoff Volume=136,677 cf 4 Runoff Depth=3.10" Flow Length=1,570' 3 Tc=33.7 min CN=87/0 2- W. 20 22 24 2fi 28 30 32 34 36 38 40 42 44 50 52 54 56 5860 Time (hours) Tigard Target Retail Center Tigard Target_8-14-08_Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 39 Summary for Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Runoff = 8.60 cfs @ 8.01 hrs, Volume= 163,963 cf, Depth= 3.72" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 100-YR Rainfall=4.50" Area (ac) CN Description 7.250 98 Paved parking & roofs 1.230 84 50-75% Grass cover, Fair, HSG D 3.670 86 <50% Grass cover, Poor, HSG C -Runon 12.150 93 Weighted Average 4.900 85 Pervious Area 7.250 98 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2=2.50" 6.7 628 0.0500 1.57 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 3.2 725 0.0050 3.72 4.57 Circular Channel (pipe), Pipe Diam= 15.0" Area= 1.2 sf Perim= 3.9' r= 0.31' n= 0.013 26.1 1,653 Total Subcatchment POST-N: Post-Dev Parking Field - North/East incl Runon Hydrograph s 8.60 cfs ©Runoff Type IA 24-hr 100-YR 8 Rainfall=4.50" 7- Runoff Area=12.150 ac 6- Runoff Volume=163,963 cf y Runoff Depth=3.72"5-Flow Length=1,653' U. 4- Tc=26.1 min 3_ CN=85/98 2- 0 2 114111,611118-11'6L' 6810 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target—8-14-08—Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by PACLANDPrinted 8/14/2008 HydroCAD®8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 40 • a Summary for Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon W Runoff = 4.53 cfs @ 8.01 hrs, Volume= 88,398 cf, Depth= 3.76" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 100-YR Rainfall=4.50" Area (ac) CN Description 4.060 98 Paved parking & roofs 0.800 84 50-75% Grass cover, Fair, HSG D 1.620 86 <50% Grass cover, Poor, HSG C - Runon 6.480 93 Weighted Average ■n 2.420 85 Pervious Area 4.060 98 Impervious Area 1k Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Grass: Short n= 0.150 P2= 2.50" 1.3 305 0.3300 4.02 Shallow Concentrated Flow, Shallow Concentrated Short Grass Pasture Kv= 7.0 fps 1.5 470 0.0100 5.26 6.46 Circular Channel (pipe), Pipe Flow Diam= 15.0" Area= 1.2 sf Perim= 3.9' r=0.31' n= 0.013 W 9.0 112 0.0050 0.21 0.42 Trap/Vee/Rect Channel Flow, Swale Bot.W=2.00' D=0.50' Z=4.0 '/' Top W=6 00' n= 0.240_ 28.0 1,187 Total M: Tigard Target Retail Center Tigard Target 8-14-08–Runon Type 1A 24-hr 100-YR Rainfafl=4.50" Prepared by NZ- 1-AND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 0 2007 HydroCAD Software Solutions LLC Page 41 Subcatchment POST-S: Post-Dev Bldg & South Drive Aisle Incl Runon Hydrograph 5- ®RunoffF-45–.-3 cfs - Type IA 24-hr 100-YR 4-- Rainfall=4.50" Runoff Area=6.480 ac Runoff Volume=88,398 cf 3— 4 Runoff Depth=3.76" Flow Length=1,187' U. 2- Tc=28.0 min CN=85/98 O"L 17111,11,111.1 12 14 16 18 58 60 0 2 44 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by RZLAND Printed 8/14/2008 HydroCAD®8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 42 r� Summary for Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Runoff = 3.88 cfs @ 8.01 hrs, Volume= 72,894 cf, Depth= 3.10" Runoff by SBUH method, Split Pervious/Imperv., Time Span=0.00-60.00 hrs, dt= 0.01 hrs Type IA 24-hr 100-YR Rainfall=4.50" Area (ac) CN Description 2.100 86 <50% Grass cover, Poor, HSG C 2.760 89 <50% Grass cover, Poor, HSG D 1.620 86 <50% Grass cover, Poor, HSG C 6.480 87 Weighted Average 6.480 87 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 16.2 300 0.0700 0.31 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2=2.50" 4.6 567 0.0850 2.04 Shallow Concentrated Flow, Shallow Concentrated 0 Short Grass Pasture Kv= 7.0 fps 4.8 240 0.0140 0.83 Shallow Concentrated Flow, Shallow ` Short Grass Pasture Kv= 7.0 fps 25.6 1,107 Total Subcatchment PRE-S: Pre-Dev SOUTH BASIN Incl Runon Hydrograph D Runoff 4_ F3.88 cfs Type IA 24-hr 100-YR Rainfall=4.50" 3_ Runoff Area=6.480 ac Runoff Volume=72,894 cf Runoff Depth=3.10" 2- Flow Length=1,107' LL Tc=25.6 min CN=87/0 tr. 1 0 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) r> Tigard Target Retail Center Tigard Target -8-14-08—Runon Type 1A 24-hr 100-YR Rainfall=4.50" Prepared by P)�'CLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 0 2007 HydroCAD Software Solutions LLC Page 43 Summary for Reach WL: Wetlands [40] Hint: Not Described (Outflow=Inflow) Inflow Area = 811,523 sf, 60.71% Impervious, Inflow Depth= 3.73" for 100-YR event Inflow = 9.60 cfs @ 8.41 hrs, Volume= 252,324 cf Outflow = 9.60 cfs @ 8.41 hrs, Volume= 252,324 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Reach WL: Wetlands Hydrograph 0 Inflow 103 Outflow 10- —9.60 cfs Inflow Area=811,523 sf 9- 8- 7- 5- LL 4- 3- 2- 0 ...... 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by RZLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 44 Summary for Pond P-S: Detention Pond W Inflow Area = 282,269 sf, 62.65% Impervious, Inflow Depth = 3.76" for 100-YR event Inflow = 4.53 cfs @ 8.01 hrs, Volume= 88,398 cf Outflow = 2.97 cfs @ 8.72 hrs, Volume= 88,398 cf, Atten= 34%, Lag= 42.6 min Primary = 2.97 cfs @ 8.72 hrs, Volume= 88,398 cf W Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 175.02' @ 8.72 hrs Surf.Area=4,123 sf Storage= 8,194 cf Plug-Flow detention time= 23.3 min calculated for 88,383 cf(100% of inflow) ' Center-of-Mass det. time= 23.3 min ( 731.9 - 708.6 ) Volume Invert Avail.Storage Storage Description #1 171.00' 12,773 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) ' 171.00 0 0 0 172.00 940 470 470 173.00 2,136 1,538 2,008 174.00 2,985 2,561 4,569 175.00 4,101 3,543 8,112 W 176.00 5,221 4,661 12,773 W Device Routing Invert Outlet Devices #1 Primary 171.00' 18.0" x 100.0' long Culvert CPP, square edge headwall, Ke=0.500 Outlet Invert= 170.50' S=0.0050T Cc=0.900 n= 0.013 Concrete pipe, straight&clean #2 Device 1 169.50' 6.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 174.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) #4 Device 1 175.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=2.95 cfs @ 8.72 hrs HW=175.02' (Free Discharge) t- =Culvert (Passes 2.95 cfs of 13.51 cfs potential flow) 2=Orifice/Grate (Orifice Controls 1.90 cfs @ 9.65 fps) .� 3=Sharp-Crested Rectangular Weir(Orifice Controls 1.01 cfs @ 3.36 fps) =Orifice/Grate (Weir Controls 0.04 cfs @ 0.46 fps) ■ Tigard Target Retail Center Tigard Target—8-14-08 Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 45 Pond P-S: Detention Pond Hydrograph 5- 4.53 cfs Inflow ®Primary Inflow Area=282,269 sf 4- Peak Elev=175.02' Storage=8,194 cf 2.97 cfs 3- N U 3 0 LL 2- --------------------- 0 0 .Z. 4. .�..8, 10 12 14 16..18 2.... , 0 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) e Tigard Target Retail Center Tigard Target 8-14-08_Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by PACLAND Printed 8/14/2008 HydroCADO 8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 46 Summary for Pond V-N: Vault-75'x80'x4' Inflow Area = 529,254 sf, 59.67% Impervious, Inflow Depth = 3.72" for 100-YR event Inflow = 8.60 cfs @ 8.01 hrs, Volume= 163,963 cf Outflow = 6.83 cfs @ 8.39 hrs, Volume= 163,926 cf, Atten=21%, Lag=22.7 min Primary = 6.83 cfs @ 8.39 hrs, Volume= 163,926 cf Routing by Stor-Ind method, Time Span= 0.00-60.00 hrs, dt= 0.01 hrs Peak Elev= 172.30' @ 8.39 hrs Surf.Area=6,000 sf Storage= 19,777 cf Plug-Flow detention time= 67.3 min calculated for 163,899 cf(100% of inflow) Center-of-Mass det. time= 67.4 min (776.8-709.4) Volume Invert Avail.Storage Storage Description #1 169.00' 24,000 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 169.00 6,000 0 0 173.00 6,000 24,000 24,000 Device Routing Invert Outlet Devices #1 Primary 169.00' 18.0" x 200.0' long Culvert CPP, square edge headwall, Ke= 0.500 " Outlet Invert= 168.00' S= 0.0050 T Cc= 0.900 n= 0.013 Concrete pipe, straight&clean #2 Device 1 167.50' 8.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 #3 Device 1 171.00' 0.5' long x 1.00' rise Sharp-Crested Rectangular Weir 2 End Contraction(s) +� #4 Device 1 172.00' 18.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 ■ Primary OutFlow Max=6.82 cfs @ 8.39 hrs HW=172.30' (Free Discharge) L1=Culvert (Passes 6.82 cfs of 10.44 cfs potential flow) 2=Orifice/Grate (Orifice Controls 3.05 cfs @ 8.74 fps) 3=Sharp-Crested Rectangular Weir(Orifice Controls 1.29 cfs @ 4.30 fps) " =Orifice/Grate (Weir Controls 2.48 cfs @ 1.78 fps) ■ w Tigard Target Retail Center Tigard Target—8-14-08 Runon Type IA 24-hr 100-YR Rainfall=4.50" Prepared by PACLAND Printed 8/14/2008 HydroCAD®8.50 s/n 005708 ©2007 HydroCAD Software Solutions LLC Page 47 Pond V-N: Vault-75'x80'x4' Hydrograph Inflow 8.60 cfs ®Primary 9 Inflow Area=529,254 sf 8 Peak Elev=172.30' 6.83 cfs Storage=19,777 cf s= N v 5- 3 O LL 4- 3- 2- 0 _3-20 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 Time (hours) Stormwater Management Report Tigard, OR W 0, STORMWATER QUALITY TREATMENT CALCULATIONS: W Clean Water Services Requirement: ' All developments are required to provide stormwater treatment for the water quality storm. The water quality storm is defined as a total of 0.36 inches of precipitation falling in 4 hours with storm return period of 96 hours (Clean Water Services Design and W Construction Standards for Sanitary Sewer and Surface Water Management, March rW 2004) W Site Information: North Basin: Impervious: 7.25 AC Pervious: 1.23 AC South Basin Impervious: 4.06 AC Pervious: 0.80 AC Water Quality Volume (d): 0.366n)x Area (st) 12 (in/ft) North Basin: 0.36 x 315,810 = 9,474 (cf) 12 South Basin: 0.36 x 176,854 = 5,306 (cf) 12 Water Quality Flow(cfs): Water Quality Volume 14,400 Sec North Basin: 9,474 c = 0.66 (cfs) 14,400 (sec) South Basin: 5,306 (cf) = 0.37 (cfs) 14,400 (sec) PACLAND Job#20002003 A-7 r� Stormwater Management Report Tigard,OR VEGETATED SWALE SIZING CALCULATIONS: Water Quality Flow = 0.37 cfs Swale slope = 0.50% Bottom Width = 2ft Flow Depth = 0.47' (based on Mannings = .240) Side Slopes = 4:1 Velocity = 0.20 ft/s Length = 110 ft Residence Time = 110 ft/0.20 fps = 550 seconds = 9.17 minutes > 9 minutes 4 OK PACLAND Job#20002003 A-8 NORTH BASIN SOUTH BASIN 6" WEIR 6" WEIR 175 175 18" RISER 174 18" RISER 174 �.- 18" 169 181, �- 18" 171 18„ 167.5 169.5 8" ORIFICE6" ORIFICE .. „ BOTTOM TOP - - BOTTOM TOP VIEW VIEW VIEW VIEW CONTROL STRUCTURE @ DETENTION VAULT CONTROL STRUCTURE @ DETENTION POND FLOW CONTROL STRUCTURES TIGARD TARGET RETAIL CENTER A-9 T KITTELSON & ASSOCIATES , INC . TRANSPORTATION ENGINEERING / PLANNING 610 SW Alder Street, Suite 700: Portland, OR 97205 503.228.5230 503.273.8169 MEMORANDUM Oate: August 1,2008 Project 7692.0 To- Kim McMillan City of Tigard 13125 SW Hall Boulevard Tigard,OR 97223 CC- Sue Dagnese—ODOT Region 1 Traffic Matt Oyen&Eric Sporre—PacTrust Bryan Dickerson&Scott Franklin-Pacland From; Chris Tiesler, P.E. &Marc Butorac P.E., P.T.O.E. Project. Tigard Target Retail Center—Tigard,Oregon Subject: Development Trip Generation Revision This memorandum presents the results of Kittelson&Associates, Inc. (KAI)revised assessment of the expected trip generation for the proposed Tigard Retail Center development located on the southern side of SW Dartmouth Street in Tigard, Oregon.The trip generation documented herein is based upon a reduced development floor area and supersedes our previous trip generation analysis documented in the transportation impact analysis(TIA)report dated June 2007. This assessment concludes that the revised trip generation estimates based on the updated development plan will generate less traffic than previously documented in the June 2007 TIA and thus, the prior analysis is considered conservative. Further, recent traffic counts conducted at key study intersections demonstrate that the traffic counts contained in the June 2007 TIA are still valid. Therefore the proposed development can be constructed while maintaining acceptable traffic operations and safety at the study intersections assuming provision of recommended mitigations as noted in the June 2007 report. Details of the methodology associated with the revised trip generation assessment are provided herein. TRIP GENERATION 11 The June 2007 TIA considered the trip generation for the development consisting of an 188,391 square-foot discount superstore and a 5,550 square-foot separate commercial building. Changes have been made to the proposed site layout and the development is now proposed to consist of a 136,230 square-foot Target retail anchor and two separate retail buildings with floor areas of 16,100 square-feet and 12,000 square-feet, respectively. The total square-footage of the revised development is 164,330 square-feet, which is a reduction of approximately 24,100 square-feet of floor area. As a result of the proposed reduction in retail floor area, the expected trip generation for the site has been reassessed. The revised trip generation for the development is shown in H:\PROJFILE\7692 - TIGARD RETAIL CENTER\REP0RT\FINAL\7692_DEVT TRIP GEN MEMO-FINAL.DOC Tigard Retail Center Project#: 7692.0 August 1,2008 Page 2 Table 1. Assumptions relating to the development land use and the pass-by trip rate have not been altered from the original assessment. Estimates of the weekday daily, weekday a.m. and p.m. peak hours and Saturday midday peak hour vehicle trip generation for the proposed development were determined based upon trip rates published in the Institute of Transport Engineer's(ITE) Trip Generation, Th Edition (Reference 1).Table 1 summarizes the estimated trip generation of the proposed development. Table I Estimated Trip Generation for Tigard Retail Center ITE Size Daily Weekday AM Weekday PM Saturday Midday Land Use Code (sq.ft) Trips Total I In I Out Total I In Out Total I In Out June 2007 TIA Shopping Center 10,450 235 140 95 970 465 505 1,330 690 640 Pass-By: 820 193,940 34%(AM/PM) (3,550) (80) (40) (40) (330) (165) (165) (3.50) (175) (175) 26%(Sat) Net New Trips 1 6,900 _1 155 1 100 1 55 1 640 300 340 980 515 465 Updated Development Plan W Shopping Center 9,380 210 130 80 870 420 450 1,195 620 575 Pass-By: 820 164,330 34%(AMIPM) (3,190) (70) (35) (35) (300) (150) (150) (310) (155) (155) 26%(Sat) Net New Trips 1 6,190 1 140 1 95 1 45 1 570 270 300 1 885 1 465 420 Net Difference Net New Trips -15 -70 -30 -50 -45 1 Pass-by percentage for Shopping Center determined from Table 5.6 and Figures 5.5 and 5.7 of ITE Trip Generation Handbook,2004. As shown in Table 1, the updated development plan is expected to generate a total of 6,190 net new daily trips. Of these trips, 140 are expected to be generated during the weekday a.m. peak hour, 570 during the weekday p.m. peak hour, and 885 trips during the Saturday midday peak hour. The estimated trip generation for the updated development plan is anticipated to generate fewer , trips than the development plan cited in the June 2007 TIA during all study time periods. TRAFFIC VOLUME COMPARISON Traffic count data was recorded for the weekday p.m. peak hour on Tuesday June 10, 2008 at two key intersections: Highway 99W/SW Dartmouth Street, and Highway 99W/SW 72nd Avenue. These traffic volumes were compared to the previous count data recorded at these intersections in February 2006, March 2007 and October 2007. The March 2007 count data was used for the preparation of the June 2007 TIA. The total volume of vehicles entering each intersection during each recorded count is summarized in Table 2. Kittelson&Associates,Inc. Portland, Oregon Tigard Retail Center Project#: 7692.0 August 1, 2008 Page 3 Table 2 Key Intersection Count Data — Weekday P.M. Peak Hour Intersection Count Date Total Entering Vehicles 7 February, 2006 4,433 Highway 99W/ 14 March, 2007 4,306 SW Dartmouth Street 30 October, 2007 4,381 10 June, 2008 4,372 7 February, 2006 3,756 Highway 99W/ 14 March, 2007 4,179 SW 72nd Avenue 30 October, 2007 3,782 10 June, 2008 3,891 As shown in Table 2, traffic volumes at these intersections have not substantially increased or decreased over the past two years;the March 2007 counts used in the June 2007 TIA remain valid and can be considered indicative of current conditions. It is concluded that no further assessment or revision of the June 2007 TIA is required for the proposed development. These results and recommendations in the TIA are still considered valid and appropriate as there has been no significant change in the background traffic volumes. Further, the development generated traffic volumes associated with the proposed site plans are expected to be lower than what was assessed in the June 2007 TIA. We trust this memorandum adequately addresses the trip generation associated with the proposed Tigard Retail Center. Please contact us if you have any questions or comments regarding the contents of this memorandum or the analysis performed. REFERENCES 1. Institute of Transportation Engineers. Trip Generation, Seventh Edition.2003. Kittelson&Associates,Inc Portland, Oregon GEOENGINEERS� MEMORANDUM 15055 SW SEQUOIA PKWY,SUITE 140,PORTLAND,OR 97224,TELEPHONE: (503)624-9274,FAX: (503)620-5940 www.geoengineers.com TO: Matt Oyen,PacTrust FROM: Judith Light, Senior Biologist, PWS DATE: August 29,2008 FILE: 02361-041-04 SUBJECT: Tigard Retail Site—City of Tigard Significant Habitat Areas Map Verification This memorandum summarizes the documentation of wetland and stream habitats on the Tigard Retail Site located on SW Dartmouth Street, near SW 72nd Avenue in Tigard,Oregon to provide documentation that information shown on the City of Tigard Significant Habitat Areas Map for this site does not accurately reflect conditions found at the site since 1999. The information summarized in this memorandum is detailed in the Natural Resource Assessment Report prepared for the site(GeoEngineers, Inc 20081). The site was cleared, graded and filled in the late 1990's under permits secured by the previous owner(RF 9256- Renewal issued by Oregon Division of State Lands [DSL], dated June 14, 1997,the Department of the Army Nationwide Permit Verification Authorization [Case No. 98-666], dated July 20, 1998 and the City of Tigard Site Work Permit#SIT 1999-00057 issued on August 19, 1998). A stream was relocated to the northern limits of the site and wetlands were created adjacent to the relocated stream as mitigation for the permitted wetland and stream impacts. No further development action has occurred on the site since the fill pad was established. GeoEngineers verified the limits of delineated wetland boundaries and documented the wetland and stream vegetation corridor conditions on the site in June 2008. The limits of the delineated wetland boundaries and streams on the site adjacent to the fill pad are described in Sections 2.2 and 2.3 and Figure 5 of the July 2008 Natural Resource Assessment report(Figure 5 is also attached to this memo). Three wetlands areas were identified and verified on the site in June 2008. Two wetlands are associated with the relocated stream at the north end of the property,and the third wetland is located at the base of the fill slope along the southern and western project site boundary. The relocated stream is an unnamed tributary of Red Rock Creek. Red Rock Creek, located offsite to the west, flows south into Fanno Creek. The unnamed stream and associated wetlands were created as mitigation for the previously permitted fill activities in the central portion of the site. The wetland habitat along the southern and western perimeter of the site is contiguous with off-site wetlands associated with Red Rock Creek. The City of Tigard Development Code states that"wetland locations may include but are not limited to those areas identified as wetlands in" Wetland Inventory and Assessment for the City of Tigard,Oregon,"Fishman Environmental Services, 1994"(Section 18.775.050). The City of Tigard Local Wetland Inventory (LWI)(City of Tigard 1997)identifies the location of streams and wetland delineated from March 1994 aerial photography. The Tigard LWI identifies two streams with associated wetlands located on the project site, as well as Red Rock Creek and associated wetlands located immediately west of the site(see attached Figure 3 of the Natural Resource Assessment Report [GeoEngineers, Inc 2008]). The City's LWI map depicts site conditions 5 to 6 years prior to the permitted fill activity and associated mitigation that was implemented on the site in 1999/2000 and no longer reflects current site conditions. Although the City's current Significant Habitat Areas Map is reported based on information available as of July 12,2007,the mapped wetland and stream information within the Tigard Retail Site still appears to reflect the wetland and stream information provided on Tigard's LWI map based on the 1994 I GeoEngineers, Inc. 2008. Natural Resource Assessment Report,Tigard Retail Development Site,Tigard,Oregon;Prepared for PacTrust.July 9,2008. DISCLAIMER: Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Memorandum to Matt Oyen August 29, 2008 Page 2 Fishman aerial photography inventory work. The mapped Highest Value Habitat and Moderate Value Habitat areas on the Tigard Retail Site and adjacent properties overlie the wetland areas mapped in Tigard's LWI. The Lowest Value Habitat area mapped on the Tigard Retail Site appears to be the outer riparian area of the stream that crossed the site before it was relocated to the north end of the site along SW Dartmouth Street. The wetland boundaries depicted in the July 2008 Natural Resource Assessment Report were delineated on the Tigard Retail Site in June 2008 using the methodology defined in the Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory, 1987). The wetlands and perennial stream on the site would be assigned a 50- foot-wide vegetated corridor per Clean Water Services (CWS) requirements (Design and Construction Standards Chapter 3.01.1) The following information is provided to document that the City's Significant Habitat Areas Map is inaccurate as required in Section 18.775.140.13 of the City of Tigard Development Code. Step a. Locate the Water Feature that is the basis for identifying riparian habitat. 1. Locate the top of bank of all streams, rivers and open water wiihin 200 feet of the property. The surveyed locations of the wetland and stream on the Tigard Retail Site is provided in Figure 5 of the July 2008 Natural Resource Assessment report(attached to this memo). The location of Red Rock Creek west of the project as mapped on the NWI maps and Portland Metro GIS Database is shown on Figures 1, 2 and 4 of the July 2008 Natural Resource Assessment report (Figures 1 and 2 are attached to this memo). 2. Locate the 100-year floodplain or 1996 flood inundation line,whichever is greater,within 100 feet of the property. Only a small portion of the site lies within the 100-year floodplain. This floodplain area is located in the wetland area in the northwest corner of the site. Previous FEMA maps indicated a portion of the 100-year floodplain encumbered the western portion of the property; however,a LOMR-F map revision to the flood plain designation was approved by FEMA on April 10,2007 and removed the flood plain from the property for all but the lower elevation in the northwest corner. Please see the attached exhibit from the January 29, 2007 Base Flood Determination Report(WRG Design Inc 2). 3. Locate all wetland within 150 feet of the property. Identified wetlands on the property shall be further delineated consistent with methods currently accepted by the Oregon Division of State Lands and the U.S.Army Corps of Engineers. The delineated wetland boundaries on the Tigard Retail Site were determined using the methodology defined in the Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory, 1987). The wetlands associated with Red Rock Creek west of the project site are mapped on the NWI and LWI inventories(Figures 2 and 3 of the July 2008 Natural Resource Assessment report-attached). 2 WRG Design,Inc. 2007. Base Flood Determination;Dartmouth Property Tigard,Oregon. Prepared for Pacific Realty Associates,L.P.WRG Project No.PTR6039,2066039.00. Memorandum to Matt Oyen August 29,2008 Page 3 Step b. Identify the vegetative cover status of all areas on the property that are within 200 feet of the top of bank of streams, rivers and open water,are wetlands or are within 150 feet of wetland,and are flood areas within 100 feet of flood areas. 1. Vegetative cover status shall be as identified on the Metro Vegetative Cover Map. As reported in the Natural Resource Assessment Report,the buffers surrounding each wetland area were characterized within 200 feet of each feature to document the condition of each plant community within the vegetated corridor areas on the project site in accordance with the CWS Methodology for Vegetated Corridor Condition Assessment(Design and Construction Standards Chapter 3.14.5). Descriptions of the seven vegetated corridor plant communities observed at the site are provided in Section 2.3 of the report and the limits of these communities are depicted in Figure 6 of the report(see attached Figure 6 of the Natural Resource Assessment Report[GeoEngineers, Inc 2008']). Vegetative cover on the site outside of the fill pad are comprised of low structure vegetation,while the off-site riparian and wetland habitat associated with Red Rock Creek west of the Tigard Retail Site support woody vegetation and forest canopy as defined in Table 18.775.1 in the City of Tigard Sensitive Lands code. 2. The vegetative cover status of a property may be adjusted only if(1)the property was developed prior to the time the regional program was approved,or(2)an error was made at the time the vegetative cover status was determined, To assert the latter type of error,applicants shall submit an analysis of the vegetative cove r on their property using summer 2002 aerial photographs and the following definition of vegetative cover types in Table 18.775.1. Please see earlier discussion documenting the inaccuracy of the current Significant Habitat Areas Map. Current site conditions are documented in the 2008 Natural Resource Assessment Report. A 2006 aerial photograph was used as the base map for Figures 2 and 4 of this report(Figure 2 is attached). An aerial photograph dated August 2000 showing the wetland and stream mitigation areas constructed in the northern portion of the site prior to the permitted filling of the stream and associated wetlands on the site is attached to this memorandum. Step c. Determine whether the degree that the land slope upward from all stream, rivers,and open water within 200 feet of the property is greater than or less than 25% (using vegetative corridor measurement methodology as described in Clean Water Services Design And Construction Standards). The local area gently slopes in a southwestern direction. The only slope within 200 feet of the on-site and off-site streams and open water habitat is the slope of the fill pad(see attached Figure 5 of the Natural Resource Assessment Report [GeoEngineers, Inc 20081]). Step d. Identify the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and Table 18.775.3 The low structure vegetation within 50 of the relocated on-site stream would be designated as a Class I riparian area. Areas farther than 50 feet from the on-site stream are part of the fill pad or lie within the developed SW Dartmouth Street right-of-way. Therefore, riparian areas associated with the on-site stream would not extend beyond 50 feet from the stream edge. The wetlands on the site are designated as Class I riparian areas per City of Tigard Development Code. The base of Memorandum to Matt Oyen August 29,2008 Page 4 the fill pad slope extends to the outer edge of the wetland along the southern and western property boundary (Wetland A),therefore no riparian designation would be assigned to on-site areas adjacent to Wetland A. Areas within approximately 25 feet of the created wetlands in the northern portion of the site(Wetlands B and C)are W located outside of the fill pad area and support low structure vegetation or open soils and would therefore be designated as Class II riparian areas. " Please note that the wetlands and perennial stream on the site would be assigned a 50-foot-wide vegetated corridor per Clean Water Services(CWS)requirements(Design and Construction Standards Chapter 3.01.1). Attachments(7): Figure I of the Natural Resource Assessment Report(GeoEngineers, Inc 2008) Figure 2 of the Natural Resource Assessment Report(GeoEngineers, Inc 20081) Figure 3 of the Natural Resource Assessment Report(GeoEngineers, Inc 2008) Figure 5 of the Natural Resource Assessment Report(GeoEngineers, Inc 2008) Figure 6 of the Natural Resource Assessment Report(GeoEngineers, Inc 2008) 2000 Aerial Photograph 01 Exhibit 3 from the January 29, 2007 Base Flood Determination Report(WRG Design Inc.2) a� 'r a� �r W kh 01 SW Gumsyh to ..__ ' •____--¢¢_._-� _.-- -- - IieW�_ - _ -- _ _ -SW Dorene Si- _ _ -.C_-_-.__. SW alkara U.- __- :.y d -- SW GhaI St- - jj_�y2/Pail(._..__;. SW taasi Sri4b' S.YSW [.Srluam St__-',. ----_< La.<----SN iacvlsl St---Mpta>oab Si O; rhrfa¢+Shr 'r` . $t .'SW Me* rst- e I } �-`—a - - -�--- '--'--I�. -n_ Sw Peewra St-_SH — 4 < ! w SW Oho Sl-. -y SW Oak h- ,-- qan Mi." f .__'—_SW VYr 9taehhs __. 7711 r. 2.__g_ �"* `2-'t_ - i -—SW Cde S. -. --_ SWSIndy Ln S jL. it — SW Fiffiis n yy_ _+ i f A s*^'a,�._.'tiY f e s + J, SITE - �,S"N'9adtbr to - r: <-- o - -- �' 6}i•.,, C� � ` „rpse SWtfrh;ea a>ava fb � -- �'- erA se g say Dr I ,S%oodard ParkSw s -,- a .— R R,. - sW lte.ten s] � .�5.6..k D, - S.Um—bd Park, `�'- �- c}'$ Is 5W vaMs S•.Y can pay ✓Y `_.ornton or - Fanna creek Perk Al N SW Qnara St Stix cf., a . y Sw EJ3arwood St .Rti Ln Sw Tew eery� SW cl Feeno Gaµ. 43 a3 _ Mavd eRd- E a - < - .. vi _.._ _a �'.Yre4 C„h•4 Mao<b'n R•J-_- SW G—adln 91YIs.YteM - Bara Rd Dorsa Rd y� TM ington C Idah Oregon -- 2,646 0 lceet "J y Rotes: The�atwq fal.,aa,umwpurpose purposes. in,-end Veinity Map a2.This afeat s for cussod in purposes.h-s mended 3 assist in snowng teatares dscusud wt an amched doctmhertL GecEnpineers,he. can not guararee the aceuracy and contrm of ele=cnic 6cs.The mast=er r file s storad by GecEnginaers,Inc and Tis sers.as the official record of Tigard Retail Site V this ednmuticaton. 3.It is un'awlul b copy w raptcauoe a,cr any pan:hereof-Y*ether for r personal use er resale,eith«n pomiss— Tigard,Oregon rr 4a Data Sources:'eSRI Data b Rtaps.Street Maps:OCS Streams data from porCandMeoo Gla(ebta rud, ). G W E N G I N E E R S. Figure 1 Trarsreraa hl-tt .Zone 10 R h",hone ArtpnGaR;alL.1383 I4aff s e"n"b qM ndM O '- * € is - �. -• - � '.a .Z t - att a f 1 ar •, k..;;: msµ` - f+- t�Y Q ''�" �r� � :�t IX y}� 1116"A,'T} NO hot + J , _ SP lea. _ 'M.r "S M.• f5P !r „� � ��T Via}� _ � ;�'� -', x . II• , a •_ it A V-77 Ln 36 AA —T—I —77 7 E P 4 -4 r Oil Irj f + I'LL eon 0 600 Approximate Scale In Feet City of Tigard LWI Map Tigard Retail Site Tigard. Oregon Source:Base map provided by The Cityof 71�Geographic GEOE NGINEER� Figure 3 Irformation System. lor W ISO D ISD Feel i95 _.- Wetland 8 ax 1 PARCEL 1 '• ti j Wedand C PARCEL dw Wetland d sP.4. Wetland A wicEi -- S0.1 _ l.eoend; • WadrW g. Wetbnd Sanpb + Pte" f& 3 � Existing Site Conditions Tigard Retail Site d 1.Th.loulbns W ei teeWres aneem re eppsoxWs:e, Tigard,OregonZ.T'*d-A,g h r«Inbmulcn puspdses.M 1.I ended b—W N a-119!easures dhansee N en atM&.d document.G-L glneKs.Inc.—tai gue/sdee 9n-0--Y end coreenl M ek took Aes. to The nude.de k shred w GeoEngNeerq IK.aid wll serve a 9x o7lchl nemrd Of 04%aoarremkythn. �7 EOENGI N EERSFigure S i f Ret—:Bass S.—y m.bsd by H1&-.d AesocNles.k,..L d Survvprs. k' der aa, V W ISO 0 1S7 .y wetland B PAROL r " Wetland C PARCEIJV Wetland D i i x � I t'L I ( fJ !?I CEL �'F+aow o t' Plant Community Types; QCam^'--py- Legend; ®came r z C—,IY3 ,c:+ Ptr^t connunRi Cwmrt.^tY/ Sargb P.10 L..O n -Comm..-tw s QComm..-tY c Comer..-ry r Existing Site Conditions with Vegetated Corridor Plant Communities Tigard Retail Site 3,7T�e WcatFx+a del feature-snrww,are w v—kwe, Vz,ih6 arawtr3 6 tar Imornulcn pvKaea,k h In•.erakv ro asalat h atawvbg reapaea dl+nnaed Tigard,Oregon _ k+an attached ooc mens.GeoUglneen,Irc,nn:at q.ararnee tlk awas,y and rnrdera at.1e bra^k Ilea. 31re m>str.'le k.area M GeBEnOlneeh,Irc.aad wN aerx as b,e c'9c61 remd al ttda.v+mmmkarM. GEOENGINEERS Figure urvay worb<d ttY Hkkman S Asacc6aMa-hc.is J Su'Ycpra. �®♦ k � amt t � �. � Iii::.. `°• � ,� � � � :0.f.:: ♦ r - - STREAMS F/71 SITE BOUNDARY .45, Aerial Photograph(August ...i Tigard,Tigard Retail -o • - 34>E r__N FI iVATpi liiA-"f.A � �I. li I I PARCEL i _% - .4RCct P FEMA 100-YR �h S FLOOD PLAN'--, Bc REMOVED 0E:P,EA r_D /--IOO-'YR RAI, =L0OD PLAN ol � oot • v 2}, k�Neq`EK � I � p i