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Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 1 City of Woodburn Community Development Dept. Memorandum 270 Montgomery Street Woodburn, Oregon 97071 Phone (503) 982-5246 Fax (503) 982-5244 Date: March 2, 2022 To: Dago Garcia, P.E., City Engineer Cc: Chris Kerr, AICP, Community Development Director Craig Larson, PE, Project Engineer, Pacific Community Design From: Colin Cortes, AICP, CNU-A, Senior Planner Subject: Planning Division review comments on 2nd submittal February 2 of civil engineering plans for Dove Landing PUD (ANX 2020-03) Summary Planning Division staff identifies revisions needed before sign-off on Public Works Department Engineering Division approval and issuance of civil engineering plans for the Dove Landing planned unit development (PUD; ANX 2020-03) along the west side of Boones Ferry Road NE. The City Engineer hosted virtual meetings with Planning Division staff November 8 regarding the original submittal of October 18 and March 1 regarding the second submittal. Revision Items The applicant needs to address the items below. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 2 Part I A. Condition G4b: Sheet 201 symbolizes Culver St east sidewalk as, “sidewalk built by home builder”, and includes a segment adjacent to Tract H. Sheets 202-204 also include “sidewalk built by home builder”. Condition G4b prohibits this. (The condition is silent on City Administrator discretion regarding a developer’s construction bond or performance guarantee request through written application to, review, and processing by the Public Works Department Engineering Division guided by WDO 4.02.08.) The developer’s narrative page 2 states, “Sidewalk labeled as ‘sidewalk built by home builder’ has been adjusted to meet Condition G4b within sheets specified.” Although revisions don’t address the item, in the time between land use conditioning and the present, staff has come to understand that contractors have practical desire to wait to plant street trees upon completion of construction to avoid damage and death of trees by construction, and in the context of final plat the Community Development Director is receptive to accepting for review and approving a request to bond street trees, which would allow deferral to final inspections. For these reasons, staff is dropping this item. H. PUD-9: There are no sheets illustrating and noting park land improvements per condition part a and as the developer negotiated with the Assistant City Administrator per condition part c. Sheet L1.02 notes, “future park site drawings in separate submittal”. If not already negotiated, to start see also Item I about PUD-11. The developer’s narrative page 3, states: “Response: PCD has provided 30% plan review to City staff for review and approval of concept plan. PCD met with City staff on 11/30 to review concept and plan was approved with minor changes. PCD and LGI are currently in the process of obtaining bids for construction to determine extents of Phase 1 construction and future park construction by the City or through a public-private partnership. Once bids are received a 60% plan set will be provided to the City for further review and discussion. We request that the review and approval of the site development permit continue to move forward to allow for significant grading activities and tree removal to take place in preparation for public park construction." The developer’s response leaves next steps indefinite. Following discussion between the City Engineer and myself March 1, the City Engineer confirmed that he wants the item resolved before he finishes CEP review by approving civil engineering plans. His main concern is coordinating park and utility improvements, and to avoid a situation where planned park improvements would disrupt approved civil plans for utility improvements. Submit plans for park improvements, say something conveyed by the concept of “90% plans”. Planning staff is in support because what staff doesn’t want to happen is to be asked later about park improvements as if Planning staff is the project management, particularly to have a subdivision final plat application arrive at the Planning Division (prompting questions of plat Mylar, constructed improvements, and inspections) and upon asking, “Are park improvements constructed and ready to inspect?”, only to find ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 3 out that no one decided what the improvements were following the applying of Condition PUD-9 part to part that there’s no approved plan set, leaving Condition PUD-11 not met, that the developer constructed nothing, and no one knows anything definite and thinks that Planning staff will resolve the situation. (Inspection is relevant because for past projects park improvements the lead role in inspection fell to Planning staff.) Planning staff also doesn’t want upon asking if Condition PUD-9 is met to have the question repeated back to them. Part about parks SDC credits is written for parks staff and the developer to work how to administer part about the improvements. Planning staff looks to the developer as the point of contact and to meet the condition and provide the information that demonstrates and how and why of compliance and doesn’t want to be a gofer among the developer and other departments. Planning staff confirms that the developer did pay the $250 PUD Final Plan fee on February 2, 2022, but submitted no materials in service of Condition PUD-11, so it remains an incomplete submittal hanging around until the developer resolves park improvements. (See again Item Because it’s left to Planning staff to administer the application, it’s important for the developer to resolve park improvements for the reasons above. Ideally, the developer and parks and rec staff will have worked it out, the developer will submit a copy of acceptable, full plans among PUD Final Plan materials, and Planning staff will be able to quickly and easily “rubber stamp” it approved. The PUD Final Plan narrative response should outline who does what and when with an eye towards final decision document Note to the Applicant 19. Regarding park improvements, contact Jesse Cuomo, Recreation Services Manager, (503) 982-5266, [EMAIL REDACTED]. Revise the civil set. It shows per Attachment 203 Part C2, regarding the southwest park tract (what was Tract K and is now designated Tract 2 of the 3 north spurs. It shows the east and middle ones, but not also the west one (near Egret St). Revise Sheets 104, 110, 206, 210, & SS1 and add a new sheet to F series. There’s no such thing as a "site development permit". Don’t grade anywhere without both Public Works issuance of marked approved civil engineering plans, outside agency approvals where applicable, and Planning Division issuance of a Grading Permit. (The grading plan sheets in the civil plan set for CEP review is not the same as a grading permit.) Dan Handel, AICP, Associate Planner handles grading permits. Forward me grading permit approval when that happens. I. PUD-11: Regarding PUD Final Plan Approval Process (FP): Is the developer’s intent to accomplish FP review through CEP submittals? Either way, a fee is due for FP review per the Attachment 206 fee table, row G6: $250. See also Item H about PUD-9. As well as improvements proposed for public tracts, illustrate and note landscaping conforming to WDO 3.06B min size at planting, and Attachment 203 Part B. See further direction about FP in Note to the Applicant 19 (final decision p. 13). ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 4 Pay the FP review fee, submit a narrative that explains the developer’s understanding and proposed application of Condition PUD-9c(2), and submit drawings of proposed improvements of park land (Tracts J & Staff recommends that before drafting and submitting documents, the developer directly contact Jim Row, Assistant City Administrator, (503) 982-5265, [EMAIL REDACTED], for direction, drawing his attention to the final decision document found on the City project webpage, specifically Attachment 203 Part A (Table 203A). (Upon FP submittal, City staff will consult him.) Planning staff confirms that the developer did pay the $250 PUD Final Plan fee on February 2, 2022. Keep the remainder of Item I in mind when addressing Item H. J. T-BP1: Regarding bicycle/pedestrian off-site improvements: 1. Regarding condition part “Construct TSP project P45 (TSP p. 64 Project No. Location Type Description P45 Boones Ferry Road/Constitution Avenue/Tukwila Drive Enhanced crossing Install an enhanced pedestrian crossing. This project improves safe routes to school for Woodburn High School The developer’s narrative, unlabeled page 5, states, “Proposed locations of connections currently being coordinated with Marion County and will be shown on the associated plans.” The P45 area is well within city limits, and the City geographic information system (GIS) does not indicate; demonstrate conformance. Submit plan sheets specific to this improvement. The developer’s narrative page 4, states, “Response: The Right-of-Way is owned by marion county and subject to their approval. We have proposed an enhanced crosswalk connection on the marion county submittal plan set attached.” The City geographic information system (GIS) doesn’t indicate that the N. Boones Ferry Rd & Constitution/Tukwila intersection, which is more than 1,200 feet south of Hazelnut Drive, is under County jurisdiction. When City staff was negotiating this land use Condition T-BP1 with the developer leading up to the Planning Commission staff report, Public Works staff had not identified this road segment as under County jurisdiction. The condition refers to City Transportation System Plan (TSP) pedestrian Project No. P45 on p. 64, and the project listing, which dates from 2019 like the TSP overall, gives no indication of County jurisdiction or involvement in P45 and states the City as the jurisdiction. The City Engineer told Planning staff on March 1 that he believes a County staff person might’ve given mistaken direction to the developer. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 5 Lastly, here are photos of a Marion County road system sign located at least 450 ft north, just past Vanderbeck Lane (see Google Street View), as of March 1, 2022: View east/NE View north View west/NW For these reasons, Planning staff is in disbelief. Also, what drawings? Which set? What sheet numbers? There doesn’t appear to be a plan set for Project P45. 2. Regarding condition parts BFR & Hazelnut sidewalk, and c. wayfinding signage, the developer’s narrative, unlabeled page 5, states, “Proposed locations of connections currently being coordinated with Marion County and will be shown on the associated plans.” See Item W about County coordination. The developer’s narrative page 4, states, “Response: county plans included with this submittal”. What sheet numbers? Planning staff looked at each sheet and saw no details. Because the item remains outstanding, Planning staff takes the opportunity to provide more guidance about administration of the condition. Below is an example from Smith Creek Development relating to greenway trail wayfinding signage, and you can view an approved example. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 6 Because no greenway trail is relevant, put “Woodburn Wayfinding” in place of “Mill Creek Greenway Trail”, use City logo dark blue (electronic RGB values of red 0, green 86, & blue 153) instead of yellowish green, and white text against the dark blue background. Looking to the three locations per Condition T-BP1c(1), and assuming a pole sign each with a sign face 12 x 24 inches, assume three destinations per sign face listed by increasing walking mileage: (BFR/Owl) Hazelnut Drive French Prairie Middle School Woodburn High School (BFR/Parkside) French Prairie Middle School Woodburn High School Woodburn Public Library (BFR/Hazelnut) Parkside Avenue French Prairie Middle School Woodburn High School ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 7 K. T-T1: Regarding the school bus stop shelter, the developer’s narrative, unlabeled page 6, states, “Coordination with the school district has begun and a location along Boones Ferry Road has been identified as the preferred location of the shelter. Bus shelter will be shown in future submittal and BFR Plan submittal.” Demonstrate conformance through addressing Item W about County coordination. The applicant’s response letter states, “Response: Bus shelter added to plans. Waiting on response from School District on concept and design.” Per Craig Larson’s January 20, 2022 e-mail to Ivan Leigh of the school district, the developer intends to place the shelter on the stormwater detention pond tract flush with road sidewalk. Planning accepts this location. When making 3rd submittal for CEP, please set back the shelter 1.5 ft from sidewalk and connect sidewalk with the shelter pad with a walkway minimum 3.5 ft wide. L. Final Decision Attachment 203 Part C2: Tract L: Demonstrate conformance to the standards in Parts C1 & 3. Per Condition PUD-9c(1), the paths other than the middle east and west spur paths also are required and aren’t parks system development charge (SDC) credit eligible. Note: The item relates to the required 10-ft wide east-west paved path in the large, southwest park tract. Make sure the park improvement plans incorporate this path and site it at least 6 ft from the north tract main boundary and connect it to each of Culver St sidewalk and the three spur paths that lead to Parkside Ave sidewalk. M. Attachment 203, Part D2d: On November 8, the City Engineer confirmed to Planning staff that Public Works desires the alley to be instead be a shared rear lane, that is, private tract with public easement(s), and Part D2d applies. Do D2d and per Part D2d(4) revise Sheets 211 & 213 to have the shared rear lane two driveways max 14 ft wide. See also Item O5. The applicant’s response letter states, “Plans updated”, and the plans show and refer to an alley. However, following discussion between the City Engineer and myself March 1, the City Engineer re-confirmed that he doesn’t want a public ROW alley. So, Attachment 203, Part D2d applies: “Tract (central block alley/shared rear lane). Applies if PW declines to accept as ROW: Both tract and PUE min width 16 ft; if tract wider, easements(s) flush one side min; Travel way pavement min width 14 ft. Asphalt, bricks, concrete pavers, poured concrete, or combination. Depths per WDO 3.04.04; 1 ft shoulders each side. May be grass, grass w/ ‘grasscrete’, brick, concrete pavers, or poured concrete as long as any pavement doesn’t duplicate that of the travel way. Gravel prohibited; and The two end driveway curb cuts limited to max width 14 ft.” [Note: Following a phone conversation with the developer the week of January 18, Planning staff agreed to apply the concept of “substantial conformance” to condition part to allow the max width to be 16 ft. Planning staff mentioned this understanding to the City Engineer March ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 8 Revise all “alley” references to either “alley as shared rear lane” or “shared rear lane”, and, “right of way” to “Tract where _ is the tract letter. Because a shared rear lane would change the tract lettering sequence, update all affected sheets accordingly. To Sheets 211-213 add a note that “Shared rear lane is similar to alley except that it remains privately maintained and a legal instrument grants the public access to it.” The City Engineer mentioned that because the developer proposes a shared water line under the shared rear lane, a public easement needs to serve not only for public access but also as an off-street public utility easement (PUE) and follow the line. Planning staff believes that the Public Works minimum width for an off-street PUE is 16 ft. O. Street tracts: … 5. … Provide a key or table listing tracts letters from final decision document Sheets 6.1 & 6.2 (preliminary plat), through CEP original submittal, and to re- designations for CEP re-submittal (and later final plat submittal). There’s no key or table. Determine Item M prior to drafting and submitting the key or table. Q. Path tracts and associated landscaping: 3. Tract F: … Following a phone conversation with the developer the week of January 18 regarding property line constraints on grading and path construction, revise Sheet F3 regarding the northeast dogleg tract (what’s now designated Tract C) to add a note indicating that at final plat the developer will grant a temporary construction easement (TCE) over the 5.04-ft gap between path edge and north tract boundary, that is as wide as the tract, and that authorizes any among all of the City and the owner(s) of Tax Lots 051W06C000100 & 051W06D000400 to construct a path extension over the gap. R. Other landscaping: 1. Bark dust / wood chip: Revise Sheet L2.02 to revise or add a general note demonstrating conformance with Attachment 203 Part B1. Correction: The items should’ve referred to Part B5, not B1. The applicant’s response letter states, “note added”. What sheet? 3. Attachment 203 Part B5: Revise to demonstrate conformance also for Tracts H, I, J, & L, keeping trees just outside the streetside PUEs. Because of Item H, the civil set contains no landscaping plans for the southeast park tract or the main body of the southwest park tract. Keep in mind compliance with Attachment 203 Part B5, which is about rows of trees in tract yards along streets that complement street trees. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 9 U. Subdivision identification monument signage: Remove Sheets S1-S3, and move them to sign permit application materials for subdivision identification signage. Dan Handel, AICP, Associate Planner and Alyssa Nichols, Permit Technician handle sign permits. Dan might advise to delay application until the plat is recorded so it would be clear on what tract(s) signage would be. No action needed. Staff simply wants to note that the City will not approve a sign permit or permits for them within ROW, on any City tract, on any property within a streetside PUE, or on any property within an off-street PUE. Plan accordingly for sign permit application materials. V. Minor corrections: … New Item M3: Planning noticed that Sheets IL-1 & IL-2 about illumination are listed in the sheet index but missing from both the plotted and electronic plan sets. Add them. W. County coordination: The narrative, unlabeled page 3, states, “Since BFR is still a county road we are preparing a BFR submittal package to Marion County. That package will be submitted to the city with the second city submittal. Coordination with the County is still ongoing.” Submit for City CEP review prior to County submittal to preclude the County from reviewing and approving elements that wouldn’t meet City conditions of approval. Staff confirms that, regarding Condition PUD-3a about Boones Ferry Rd (BFR) west half- street landscape strip width, County plan set Sheets RD4 & RD5 Boones Ferry Rd NE Plan and Profile show in plan view and in cross section Details B2 & B3 the minimum width of 6½ ft including curb width. Staff confirms that, regarding Condition PUD-3b about BFR west half-street sidewalk width, that County plan set Sheets RD4 & RD5 show in plan view and in cross section Details B2 & B3 the minimum width of 8 ft. Regarding Condition PUD-3c about BFR half-street sidewalk dead-end transitions, the County plan set illustrates and notes none. Explain the situation. Staff confirms that, regarding Condition PUD-3f about electric powerlines, County plan set Sheet RD3 Existing Conditions notes has a floating call-out that states, “Existing overhead utilities to be undergrounded”, and Sheets RD4 & RD5 Boones Ferry Rd NE Plan and Profile show burial and transitions at each end to off-site overhead lines. Note: The City received application ANX 22-02 for Marion Pointe Planned Unit Development (PUD) on February 14, superseding ANX 2020-01 Trillium Reserve PUD that the City Council denied and is proposed for the same subject property east across Boones Ferry Rd NE from ANX 2020-03 Dove Landing. Planning staff intends to require that this proposal annex all unincorporated Boones Ferry Rd NE ROW, both the full width of what’s adjacent and what presently remains unannexed south to city limits, the same as Trillium Reserve illustrated. If there’s something staff can do through conditioning to help the Dove Landing developer, please let me know. (The Marion Pointe application is incomplete, and staff will send letter about this to the developer by March 11.) ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 10 Z. Resubmittal fee: With the CEP 3rd submittal / 2nd revised submittal, pay the $327 fee that Condition G6 establishes through Attachment 206, Part B: Table 206B. (See Attachment 206 Part A for administrative details.) Same. Part II. AA. Condition SUB-1a: In the narrative clarify: 1. If final plat application will include delineations and text for all easements, and whether the developer’s surveyor will indicate all easements on the face of the plat drawings and convey through plat or whether some easements will be conveyed through separate documents, and if so, if per Public Works Engineering Division templates. Note: The following text is required among the Tract F cross access easement (CAE) text: “Per Woodburn Development Ordinance (WDO) 3.04.03B.3, the public shared access (ingress and egress) right of this easement is revocable only with the written concurrence of the Community Development Director.” 2. When relative to construction of public improvements that the developer intends to apply to the City for final plat. Staff confirms that the applicant’s narrative p. 9 states, “Response: All necessary easements with subject property will be conveyed through the plat and delineated on the plat. Offsite easements will be provided to the City for review and recorded with the County per Public Works Engineering Division templates”. DD. Other landscaping: 1. Sheet L2.01, Detail 4 / Area 4: Tract O: Revise to have 3 large symbol trees east of the path and 4 west. The applicant’s narrative p. 10 states "Response: Trees moved", but they’re not. Revise Sheet L2.01 for the SE tract within the alley block (what’s now designated Tract EE. Irrigation: Regarding Sheet L1.01 Note 2, L1.02 Note 2, and L2.03 Notes 9 & 12, establish with the Public Works Department Engineering Division sooner than later measures for temporary irrigation during construction and the details of transferring irrigation and remaining maintenance responsibilities upon dedication of tracts to the City. Revise or add landscape sheet notes if and as Public Works directs. Staff confirms that the applicant’s narrative p. 10 states, “Response: Applicant currently reviewing plans with City park staff and will add notes as necessary”. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (2nd submittal February 2, 2022) 3/02/2022 11 Next Steps Planning Division requests revisions and re-submittal by the applicant and affirms that the Public Works Department Engineering Division is not to approve civil engineering plan until Planning outstanding items are resolved. When Public Works receives a 3rd submittal / 1st revised submittal from the applicant, please notify me and provide PDF and print copies of the materials and specify a desired due date for Planning review comments. Feel free to contact me at (503) 980-2485 or <[EMAIL REDACTED]>. Attachment(s): Civil engineering plan set: (1st submittal, February 2, 2022; excerpted: Sheets 100, 104, & 105) ---PAGE BREAK--- PARKSIDE AVENUE NE BOONES FERRY ROAD OWL AVENUE EGRET STREET DOVE STREET CULVER STREET EAGLE DRIVE RAVEN STREET ROANOKEGRET STREET ASTOR WAY FAIRWAY STREET BOGIE COURT CHAMPIONSHIP DRIVE HAZELNUT DRIVE 1 INCH = 200 FEET 200 100 200 SCALE 0 ELEVATIONS ARE BASED OFF OF MARION COUNTY CONTROL POINT NO. 214 BEING A MARION COUNTY STAMPED MR 6 CR 513 BRASS CAP IN MONUMENT BOX SET IN PAVEMENT. ELEVATION DATUM: NGVD 2 ELEVATION = 181.174 CITY OF WOODBURN CITY OF WOODBURN CITY OF WOODBURN PORTLAND GENERAL ELECTRIC NORTHWEST NATURAL WOODBURN FIRE DISTRICT WOODBURN POLICE DEPARTMENT WOODBURN SCHOOL DISTRICT FRONTIER REPUBLIC SERVICES CENTURYLINK UTILITIES & SERVICES : WATER: STORM: SEWER: POWER: GAS: FIRE: POLICE: SCHOOL: PHONE: WASTE DISPOSAL: CABLE: BENCHMARK: APPLICANT/OWNER : PACIFIC COMMUNITY DESIGN INC 12564 SW MAIN ST. TIGARD OR 7223 503 41 484 CONTACT: CRAIG LARSON PE CIVIL ENGINEER : PACIFIC COMMUNITY DESIGN INC 12564 SW MAIN ST. TIGARD OR 7223 503 41 484 CONTACT: STACY CONNERY AICP PATRICK DAVENPORT AICP PLANNER: LANCASTER MOBLEY 321 SW 4TH AVENUE SUITE 400 PORTLAND OR 7204 5032480313 CONTACT: JESSICA HIJAR TRAFFIC ENGINEER : GEO CONSULTANTS NORTHWEST INC. 283 SE MILWAUKIE AVENUE PORTLAND OREGON 7202 503616 425 CONTACT: BRAD HUPY GEOTECHNICAL ENGINEER : 100 COVER SHEET 101 GENERAL CONSTRUCTION NOTES 102 EXISTING CONDITIONS 103 EXISTING CONDITIONS 104 SITE PLAN (WEST) 105 SITE PLAN (EAST) 106 GRADING PLAN (WEST) 107 GRADING PLAN (EAST) 108 LOT GRADING SECTIONS 109 LOT GRADING SECTIONS 110 COMPOSITE UTILITY PLAN 111 COMPOSITE UTILITY PLAN 112 TREE PROTECTION PLAN 113 TREE PROTECTION PLAN 114 TREE PROTECTION PLAN 115 TREE PROTECTION PLAN 116 TREE PROTECTION PLAN 117 TREE PROTECTION PLAN 118 TREE PROTECTION PLAN 201 OWL AVENUE PLAN & PROFILE 202 OWL AVENUE PLAN & PROFILE 203 OWL AVENUE PLAN & PROFILE 204 PARKSIDE AVENUE PLAN & PROFILE 205 PARKSIDE AVENUE PLAN & PROFILE 206 PARKSIDE AVENUE PLAN & PROFILE 207 CULVER STREET PLAN & PROFILE 208 CULVER STREET PLAN & PROFILE 209 DOVE STREET PLAN & PROFILE 210 EGRET STREET PLAN & PROFILE 211 ALLEY 1 PLAN & PROFILE (EAST) 212 ALLEY 1 PLAN & PROFILE (MIDDLE) 213 ALLEY 1 PLAN & PROFILE (WEST) CR1 CURB RETURNS CR2 CURB RETURNS CR3 CURB RETURNS CR4 CURB RETURNS CR5 CURB RETURNS CR6 CURB RETURNS CR7 CURB RETURNS CR8 CURB RETURNS CR9 CURB RETURNS F1 TRACT B GRADING PLAN F2 TRACT D GRADING PLAN F3 TRACT F GRADING PLAN F4 TRACT L (WEST) GRADING PLAN F5 TRACT L (EAST) GRADING PLAN F6 TRACT M GRADING PLAN F7 TRACT N GRADING PLAN F8 TRACT O GRADING PLAN F9 TRACT P GRADING PLAN SS1 SIGNAGE AND STRIPING PLAN SS2 SIGNAGE AND STRIPING DETAILS D2.01 STREET DETAILS D2.02 STREET DETAILS D2.03 STREET DETAILS D2.04 STREET DETAILS 301 SDLN-1 STORM PLAN & PROFILE 302 SDLN-1 STORM PLAN & PROFILE 303 SDLN-1 STORM PLAN & PROFILE 304 SDLN-2 STORM PLAN & PROFILE 305 SDLN-3 STORM PLAN & PROFILE 306 SDLN-4 STORM PLAN & PROFILE 307 SDLN-5 STORM PLAN & PROFILE 308 SDLN-5 STORM PLAN & PROFILE 309 SDLN-5 STORM PLAN & PROFILE 310 SDLN-6 STORM PLAN & PROFILE 311 SDLN-7 STORM PLAN & PROFILE 312 SDLN-8 STORM PLAN & PROFILE 313 SDLN-8 STORM PLAN & PROFILE 314 SDLN-8 STORM PLAN & PROFILE 315 SDLN-EX 36" STORM PLAN & PROFILE 316 SDLN-EX 36" STORM PLAN & PROFILE 317 SDLN-EX 36" STORM PLAN & PROFILE 318 SDLN-EX 24" STORM PLAN AND PROFILE 319 SDLN-EX 24" STORM PLAN AND PROFILE 320 SDLN-EX 24" STORM PLAN AND PROFILE 321 WATER QUALITY FACILITY PLAN & PROFILE D3.01 STORM DETAILS D3.02 STORM DETAILS D3.03 STORM DETAILS D3.04 STORM DETAILS 401 SSLN-A SANITARY PLAN & PROFILE 402 SSLN-A SANITARY PLAN & PROFILE 403 SSLN-A SANITARY PLAN & PROFILE 404 SSLN-A SANITARY PLAN & PROFILE 405 SSLN-B SANITARY PLAN & PROFILE 406 SSLN-B SANITARY PLAN & PROFILE 407 SSLN-B SANITARY PLAN & PROFILE 408 SSLN-C AND SSLN-D SANITARY PLAN & PROFILE D4.01 SANITARY DETAILS D4.02 SANITARY DETAILS 501 WATER PLAN 502 WATER PLAN 503 12" WATER LINE EXTENSION IN BOONES FERRY PLAN AND PROFILE D5.01 WATER DETAILS D5.02 WATER DETAILS EC1.0 COVER SHEET EC1.1 EROSION & SEDIMENT CONTROL NOTES EC1.2 EROSION & SEDIMENT CONTROL NOTES EC2.1 EXISTING CONDITIONS AND DEMOLITION PLAN EC2.2 EXISTING CONDITIONS AND DEMOLITION PLAN EC3.0 RUNOFF CONTROL PLAN EC4.0 SITE IMPROVEMENT PLAN EC5.1 VERTICAL CONSTRUCTION AND SITE STABILIZATION PLAN EC5.2 VERTICAL CONSTRUCTION AND SITE STABILIZATION PLAN EC6.1 EROSION AND SEDIMENT CONTROL DETAILS EC6.2 EROSION AND SEDIMENT CONTROL DETAILS IL-1 ILLUMINATION DETAILS IL-2 ILLUMINATION PLAN L1.01 STREET TREE PLANTING PLAN L1.02 STREET TREE PLANTING PLAN L1.03 STREET TREE PLANTING LEGEND, NOTES, & DETAILS L2.01 OPEN SPACE PLANTING PLAN L2.02 OPEN SPACE PLANTING PLAN L2.03 OPEN SPACE PLANTING LEGEND & NOTES L3.01 WATER QUALITY POND LAYOUT & MATERIALS PLAN L3.02 WATER QUALITY POND GRADING PLAN L3.03 WATER QUALITY POND PLANTING PLAN L3.04 WATER QUALITY POND PLANTING LEGEND & NOTES L4.01 WATER QUALITY POND CONSTRUCTION DETAILS L4.02 PLANTING DETAILS S1 ENTRY MONUMENT CONSTRUCTION DETAILS S2 ENTRY MONUMENT CONSTRUCTION DETAILS S3 ENTRY MONUMENT CONSTRUCTION DETAILS SHEET INDEX: LEGEND: PROPERTY LINES PROJECT BOUNDARY GROSS ACREAGE: 31.86 AC (171 LOTS) PACIFIC COMMUNITY DESIGN INC 12564 SW MAIN ST. TIGARD OR 7223 503 41 484 CONTACT: TRAVIS JANSEN PLS PE SURVEYOR: PACIFIC HABITAT SERVICES INC. 450 SW COMMERCE CIRCLE SUITE 180 WILSONVILLE OR 7070 5035700800 CONTACT: JOHN VAN STAVEREN NATURAL RESOURCE CONSULTANT: ROW LINES PACIFIC COMMUNITY DESIGN INC 12564 SW MAIN ST. TIGARD OR 7223 503 41 484 CONTACT: KRISTINA KOLTAVARY RLA LANDSCAPE ARCHITECT : VICINITY MAP I-5 NE BOONES FERRY ROAD PROJECT SITE NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\142-001\09 Drawings\04 Civil\Sheets - CD Submittal\142001.(100-101) COVER & NOTES.dwg - SHEET: 100 Jan 31, 2022 - 1:13pm cll PRE CONSTRUCTION 142-001 DOVE 8/31/2021 LANDING PUD 12564 SW Main Street Tigard, OR 97223 [PHONE REDACTED] TL 400 & 800 TOWNSHIP 5 SOUTH, RANGE 1 WEST, SEC. 6 W.M. MARION COUNTY , OREGON DOVE LANDING CIVIL ENGINEERING PLANS LGI HOMES OREGON LLC 12 51 BELRED ROAD STE 150 BELLEVUE WA 8005 4253302453 CONTACT: VANESSA LEWIS 100 COVER SHEET CROSBY ROAD NE MT HOOD AVENUE SHEET INDEX (CONT.): SHEET INDEX (CONT.): ---PAGE BREAK--- OPEN SPACE 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 15.00' EXISTING DRAINAGE EASEMENT 115 23 153 152 151 158 150 157 149 156 148 155 105 104 103 102 101 92 99 98 97 96 95 94 93 86 91 90 89 88 87 154 5 13 21 6 14 22 7 15 8 16 1 9 17 2 10 18 3 11 19 4 12 20 165 166 159 167 160 168 161 169 162 170 163 171 164 62 69 76 84 85 55 83 82 81 80 79 78 77 73 75 74 71 72 70 68 67 66 65 64 63 58 61 60 59 56 57 116 100 114 113 112 111 110 109 108 107 106 TRACT M TRACT A TRACT G TRACT F TRACT J TRACT I L5 L6 L7 L13 L15 20+00 21+00 22+00 23+00 24+00 25+00 26+00 27+00 28+00 29+00 20+0 21+00 22+00 23+00 24+00 25+00 26+00 27+00 28+00 29+00 30+00 30+46 10+00 11+00 12+00 13+00 14+00 10+00 11+00 11+40 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+00 24+00 25+00 25+61 DOVE STREET EGRET STREET ALLEY 1 OWL AVENUE 15.00' EXISTING DRAINAGE EASEMENT LINE TABLE LINE # L5 L6 L7 L13 L15 LENGTH 975.00' 260.00' 139.76' 140.00' 1447.73' BEARING N88° 59' 51"W N1° 00' 09"E N1° 00' 09"E N1° 00' 09"E N88° 59' 51"W 1 INCH = 60 FEET 60 30 60 SCALE 0 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\142-001\09 Drawings\04 Civil\Sheets - CD Submittal\142001.(104-105) SITE PLAN.dwg - SHEET: 104 Jan 31, 2022 - 1:14pm cll PRE CONSTRUCTION 142-001 DOVE 8/31/2021 LANDING PUD 12564 SW Main Street Tigard, OR 97223 [PHONE REDACTED] 104 (WEST) SITE PLAN EXISTING RIGHT-OF-WAY PROPOSED RIGHT-OF-WAY PROPOSED SIDEWALK PROPOSED A.C. PAVING LEGEND PROPOSED CURB AND GUTTER PROPOSED CENTERLINE EXISTING CENTERLINE VISION CLEARANCE TRIANGLE PROPOSED PUBLIC UTILITY EASEMENT PROPOSED BUILDING SETBACK PROPOSED PROPERTY LINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE PROPOSED HANDICAP RAMP PROPOSED STREET LIGHT MATCH SHEET 105 PROPOSED SIDEWALK BY OTHERS ---PAGE BREAK--- OPEN SPACE STORM 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 5.00' PUE, TYP. 8.00' PUE, TYP. 15.00' EXISTING DRAINAGE EASEMENT EXISTING STORM LINE THROUGH TRACT D WILL BE RE-ALIGNED 8.00' PUE, TYP. 5.00' PUE, TYP. 24 32 25 33 26 34 27 28 29 30 31 140 139 138 137 128 TRACT C 142 141 144 145 146 147 143 39 35 36 37 38 TRACT B 47 5 54 53 52 51 50 49 48 43 46 45 44 41 42 40 131 130 129 127 126 125 124 123 122 121 120 119 118 117 6 134 TRACT L TRACT E 135 133 132 136 TL 051W06C-00900 TL 051W06C-01000 NE HAZELNUT DRIVE NE BOONES FERRY ROAD L1 C1 C2 C3 L3 L4 C4 C5 C6 L8 L9 L10 L11 L12 C7 C8 C9 L14 C10 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 17+56 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 4+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+00 24+00 10+00 11+00 12+00 13+00 14+00 15+00 CULVER STREET TRACT D TRACT K 8' X 6' CONCRETE PAD FOR WOODBURN SCHOOL DISTRICT BUS SHELTER, SEE BUS SHELTER PAD DETAIL THIS SHEET. C11 L16 C12 LINE TABLE LINE # L1 L3 L4 L8 L9 L10 L11 L12 L14 L15 L16 LENGTH 243.05' 216.90' 472.73' 88.74' 146.68' 152.77' 151.62' 50.50' 29.76' 1447.73' 248.30' BEARING N73° 48' 21"W N73° 48' 21"W N88° 59' 51"W N12° 03' 09"E N1° 00' 09"E N1° 00' 09"E N12° 03' 09"E N13° 02' 30"E N75° 59' 31"W N88° 59' 51"W N16° 11' 39"E CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 C9 C10 C11 C12 RADIUS 500.00' 500.00' 500.00' 500.00' 500.00' 500.00' 200.00' 200.00' 200.00' 370.00' 11459.91' 1432.50' LENGTH 107.81' 82.01' 158.38' 124.61' 143.95' 113.23' 38.57' 63.51' 63.51' 83.99' 906.73' 395.86' CHORD DIRECTION N67° 37' 43"W N66° 09' 00"W N79° 55' 23"W N66° 39' 59"W N67° 46' 29"W N82° 30' 35"W N6° 31' 39"E N2° 57' 18"E N2° 57' 18"E N82° 29' 41"W N18° 27' 39"E N24° 06' 39"E BUS SHELTER PAD STA:19+40.86, 38.50'L ELEV=176.83 BUS SHELTER PAD STA:19+40.86, 44.50'L ELEV=176.74 BUS SHELTER PAD STA:19+48.86, 44.50'L ELEV=176.72 BUS SHELTER PAD STA:19+48.86, 38.50'L ELEV=176.81 6.00' 1.5% 1.5% 6.00' 0.3% 8.00' 8.00' 0.3% CONCRETE BUILT TO CITY OF WOODBURN SIDEWALK CONCRETE STANDARD PER 4150-8 DETAIL, SEE SHEET D2.01 SEE LANDSCAPE PLANS FOR BUS SHELTER AND BENCH DETAILS EXISTING RIGHT-OF-WAY PROPOSED RIGHT-OF-WAY PROPOSED SIDEWALK PROPOSED A.C. PAVING LEGEND PROPOSED CURB AND GUTTER PROPOSED CENTERLINE EXISTING CENTERLINE VISION CLEARANCE TRIANGLE PROPOSED PUBLIC UTILITY EASEMENT PROPOSED BUILDING SETBACK PROPOSED PROPERTY LINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE PROPOSED HANDICAP RAMP 1 INCH = 60 FEET 60 30 60 SCALE 0 NO. DATE: REVIEWED BY: TYPE: PROJECT NO.: DATE REVISIONS DESCRIPTION N:\proj\142-001\09 Drawings\04 Civil\Sheets - CD Submittal\142001.(104-105) SITE PLAN.dwg - SHEET: 105 Jan 31, 2022 - 1:15pm cll PRE CONSTRUCTION 142-001 DOVE 8/31/2021 LANDING PUD 12564 SW Main Street Tigard, OR 97223 [PHONE REDACTED] 105 (EAST) SITE PLAN PROPOSED STREET LIGHT MATCH SHEET 104 PROPOSED SIDEWALK BY OTHERS COLORED STAMPED CONSTRUCTION CONCRETE BUS SHELTER PAD DETAIL SCALE: 1"=10'