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Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 1 City of Woodburn Community Development Dept. Memorandum 270 Montgomery Street Woodburn, Oregon 97071 Phone (503) 982-5246 Fax (503) 982-5244 Date: November 8, 2021 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 original submittal October 18 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 a virtual meeting with Planning Division staff November 8 regarding the original submittal of October 18. Revision Items The applicant needs to address the items below. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 2 Part I These are required items. 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.) B. PUD-3a: There are no sheets for Boones Ferry Rd NE (BFR) frontage improvements, and Sheet L1.02 has a note, “See County submittal”. Even at plan size, with a small drawing and a 1:40 scale staff can’t confirm conformance (planter strip 6 ½ ft wide including curb width). The developer’s 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.” Demonstrate conformance. C. PUD-3c: 1. Demonstrate conformance with, “The BFR sidewalk dead-end(s) and Street west dead-end shall have ADA-compliant transitions spanning between sidewalk and road shoulder” for the north dead-end. 2. Revise Sheet 210 to correct the Egret Street plan and cross section sidewalk from 5 to 6 ft. D. PUD-3f: Regarding electric power lines and along BFR, the applicant’s narrative unlabeled page 3 states, “See Proposed Public Utility Easements on sheets 201 through 210.” P. 3 also 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.” Demonstrate conformance. E. PUD-3g(2): A patterned poured concrete crosswalk is missing from the east leg of the intersection of Egret Street & Parkside Avenue. Revise Sheets 210 & CR6. F. PUD-4: Revise all sheets with a barricade sign detail, including SS2 and D2.02, to revise the detail so that the sign face copy is shorter per Public Works direction and the text is or includes what WDO 3.01.05A.2c requires: “This Street is Planned for Future Extension”. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 3 G. PUD-5: Regarding tree preservation: 1. Per Attachment 205 Part A1(a) & demonstrate conformance with a supplemental sheet or sheets. 2. To indicate application of Attachment 205 Part A2 to trees 70522 & 70523 (“snags”), revise Sheet 112, submit a supplemental sheet, or both. 3. Per Attachment 205 Part B, p. 4 “Protection fencing”, revise the Sheet 112 fencing detail from 5 ft to 6 ft high. 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. 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). 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.) 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; demonstrate conformance. Submit plan sheets specific to this improvement. 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. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 4 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. 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. 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. N. Cross access easement: 1. Revise Sheet 201 to shift the conceptual cross access easement (CAE) east 5 ft to meet Attachment 203 Part D4. 2. Avoid planting a street tree within where a future driveway would be based on the Tract F CAE by revising Sheet L1.02 to delineate the CAE and remove the street tree west of the street light that is nearest the CAE as Sheet 201 illustrates. O. Street tracts: Remove all and replace with ROW as follows: 1. Tract A: Remove Tract A and have Egret Street ROW extend to the north subdivision boundary. Revise Sheet 104 and any other sheets that delineate or label it. 2. Tract C: Remove Tract C and have Dove Street ROW extend to the north subdivision boundary. Revise Sheet 104 and any other sheets that delineate or label it. 3. Tract E: Remove Tract E and have Culver Street ROW extend to the north subdivision boundary. Revise Sheet 105 and any other sheets that delineate or label it. 4. Tract J: Remove Tract J and have Culver Street ROW extend to the south subdivision boundary. Revise Sheet 105 and any other sheets that delineate or label it. 5. Re-designate all the remaining tracts as A though M, and revise all sheets accordingly. Revise Sheets L2.01 & L2.02 to add the tract letters. 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). ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 5 P. Street trees: 1. Revise Sheet L1.01, Note 3, which references a Detail 1 on Sheet L4.06. The correct sheet number appears to be L4.02. 2. Swap the east block Owl Avenue Kwanzan cherry and Parkside Avenue Tilford red maple species placements. Revise Sheet L1.02. 3. Street tree root barrier detail: Revise any of Sheets D2.01-2.03 to copy the PW Detail Drawing No. 1 “Street Tree Planting New Construction” found on Sheet L4.02. Q. Path tracts and associated landscaping: 1. Tract B: a. Extend the bike/ped path up to the north subdivision boundary. Revise Sheets 104, F1, and any other sheet that shows it. b. Based on Attachment 203 Part C2 (“furniture zone”), shift the path to be 2 ft from the east tract boundary and 5 ft from the west. Revise Sheet 104, Sheet F1 plan and cross section E views, and any other sheet that shows it. c. Because the above item b. leaves too little width for east side trees, revise Sheet L2.01 to remove them. 2. Tract D: a. Extend the bike/ped path up to the north subdivision boundary. Revise Sheets 105, F2, and any other sheet that shows it. b. Based on Attachment 203 Part C2 (“furniture zone”), shift the path to be 2 ft from the east tract boundary and 5 ft from the west. Revise Sheet 105, Sheet F2 plan and cross section E views, and any other sheet that shows it. c. Revise Sheet L2.01 both to add a fifth tree to the west side and, because the above item b. leaves too little width for east side trees, to remove them. Also revise to remove north three shrubs between path and north subdivision boundary because of item a. 3. Tract F: a. Extend the bike/ped path up to the north subdivision boundary. Revise Sheets 105, F3, and any other sheet that shows it. b. The Sheet F3 cross section E view seems incorrect compared to the plan view; revise. 4. Tract L middle east spur: a. Shift the path to be 8 ft from west boundary per Attachment 203 Part C2. Revise Sheet 104, Sheet F5 plan and cross section E1 view, and any other sheet that shows it. b. Revise the large symbol trees from 4 on the east and 2 on the west to 4 on the west and 3 on the east. c. Add a north end medium or large symbol tree between the path and the tract east boundary and just outside the streetside PUE. 5. Tract L middle west spur: a. Shift the path to be 5 ft from west boundary and 2 ft from the east. Revise Sheet 104, Sheet F4 plan and cross section E view, and any other sheet that shows it. b. Because the above item leaves too little width for east side trees, revise Sheet L2.01 to remove them. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 6 6. Tract M: a. Based on Attachment 203 Part C2 (“furniture zone”), shift the path to be 2 ft from the east tract boundary and 5 ft from the west. Revise Sheet 105, Sheet F2 plan and cross section E views, and any other sheet that shows it. b. Because the above item leaves too little width for east side trees, revise Sheet L2.01 to remove them. 7. Tract N: a. Based on Attachment 203 Part C2 (“furniture zone”), shift the path to be 2 ft from the east tract boundary and 5 ft from the west. Revise Sheet 105, Sheet F2 plan and cross section E views, and any other sheet that shows it. b. Because the above item leaves too little width for east side trees, revise Sheet L2.01 to remove them. 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. 2. Tract F: a. Per Attachment 203 Part B5, revise Sheet L2.02, Detail 2 / Area 6 to shift the large symbol trees in the south open lawn to be a row close to sidewalk and just outside the streetside PUE. Keep them outside the cross access easement (CAE). b. Revise Sheet L2.02, Detail 2 / Area 6 to relocate north boundary trees outside the CAE. 3. Attachment 203 Part B5: Revise to demonstrate conformance also for Tracts H, I, J, & L, keeping trees just outside the streetside PUEs. 4. Demonstrate conformance with Attachment 203 Part B6. S. Owl Avenue & Dove Street NE corner: Straighten the curb ramps relative to sidewalks so that there’s no or almost no out-of-direction travel between west and south curb ramps. (This may lead to widening of corner sidewalk towards the southwest.) Revise Sheets 209 & CR3. See the exhibit below. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 7 Exhibit S Conceptual Alignment of ADA transitions and landing area / sidewalk T. Sheet SS1: Correct sign detail 7 to correct the name from NE Boones Ferry Road to N. Boones Ferry Road. 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. V. Minor corrections: 1. The Sheet L1.01 scale indicates 1:80, but the actual scale is 1:40; revise. 2. Sheet 207, Detail A4 “local residential street with parking on one side”: The right side streetside PUE indication mistakenly overlaps indicated ROW. 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. X. Narrative: Paginate the narrative. Y. Cover letter: A revised narrative may serve to meet Notes to the Applicant 19C2 & C3 if it contains what they describe. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 8 Z. Resubmittal fee: With the CEP 2nd submittal / 1st 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.) Part II. Recommendations These are just that: optional items. 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. BB. Shared rear lane: 1. Mark the two path crossings of the shared rear lane through any of the following: a. Extension of path poured concrete, or b. Striping that mimics that shown on Sheet SS2, bottom left corner, Detail V. Revise Sheets 211 & 212 and F6-F9 to symbolize and note where in the plan set are the set marking standards. 2. Retitle Sheets 211-213 to append “East”, “Middle”, and “West” respectively and update the cover sheet index. CC. Tract L middle east and west spur paths: Though per Condition PUD-9c(1) paths are required and not SDC credit eligible, City staff remain mindful of the condition and interested in getting the most improvements for the money. Because Sheets F4 & F5 propose concrete, Attachment 203 Part C3a allows paths to be asphalt, and asphalt is usually less expensive, if indeed less expensive then consider revising to propose asphalt instead of concrete for Tract L paths that the developer is to pave. 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. 2. Sheet L2.02, Detail 2 / Area 6: Tract F: Revise to have min 4 large symbol trees west of the path. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 9 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. FF. Stormwater detention pond: Provide walking access from sidewalk through the thickly landscaped perimeter for association maintenance technicians, such as a wood chip path and, if and where necessary because of proposed steeper grading per Sheet L3.02, “light on the land” steps such as those formed through soil retained by anchored wood plank or log retainers defining the steps. Revise Sheet L3.03. Two examples are illustrated below: If the developer desires, any necessary stairs can instead be conventional poured concrete. Access is important because an association is more likely to maintain the subdivision stormwater detention pond if its contracted maintenance technicians can actually access it. 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 you receive a 2nd 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. ---PAGE BREAK--- Dove Landing PUD civil engineering plans (original submittal October 18, 2021) 11/08/2021 10 Feel free to contact me at (503) 980-2485 or <[EMAIL REDACTED]>. Attachment(s): Civil engineering plan set: (1st submittal, October 18, 2021; 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 ELE9ATIONS ARE BASED OFF OF 0ARION COUNTY CONTROL POINT NO 21 BEIN* A 0ARION COUNTY STA0PED 0R CR BRASS CAP IN 0ONU0ENT BO; SET IN PA9E0ENT ELE9ATION DATU0 N*9D 2 ELE9ATION = 111 CITY OF WOODBURN CITY OF WOODBURN CITY OF WOODBURN PORTLAND *ENERAL ELECTRIC NORTHWEST NATURAL WOODBURN FIRE DISTRICT WOODBURN POLICE DEPART0ENT WOODBURN SCHOOL DISTRICT FRONTIER REPUBLIC SER9ICES CENTURYLIN. UTILITIES & SERVICES : WATER STOR0 SEWER POWER *AS FIRE POLICE SCHOOL PHONE WASTE DISPOSAL CABLE BENCHMARK: APPLICANT: PACIFIC CO00UNITY DESI*N INC 12 SW 0AIN ST TI*ARD OR 22 CONTACT CRAI* LARSON PE CIVIL ENGINEER : PACIFIC CO00UNITY DESI*N INC 12 SW 0AIN ST TI*ARD OR 22 CONTACT STACY CONNERY AICP PATRIC. DA9ENPORT AICP PLANNER: LANCASTER 0OBLEY 21 SW TH A9ENUE SUITE 00 PORTLAND OR 20 CONTACT JESSICA HIJAR TRAFFIC ENGINEER : *EO CONSULTANTS NORTHWEST INC SE 0ILWAU.IE A9ENUE PORTLAND ORE*ON 202 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 212 ALLEY 1 PLAN & PROFILE 213 ALLEY 1 PLAN & PROFILE 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 CO00UNITY DESI*N INC 12 SW 0AIN ST TI*ARD OR 22 CONTACT TRA9IS JANSEN PLS PE SURVEYOR: PACIFIC HABITAT SER9ICES INC SW CO00ERCE CIRCLE SUITE 10 WILSON9ILLE OR 00 00000 CONTACT JOHN 9AN STA9EREN NATURAL RESOURCE CONSULTANT: ROW LINES PACIFIC CO00UNITY DESI*N INC 12 SW 0AIN ST TI*ARD OR 22 CONTACT .RISTINA .OLTA9ARY RLA LANDSCAPE ARCHITECT : 9ICINITY 0AP 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 Oct 12, 2021 - 4:35pm 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 OWNER: SCHULT= FAR0 LLC 110 NE BOONES FERRY ROAD WOODBURN ORE*ON 01 CONTACT CHRISTY SCHULT= L*I HO0ES ORE*ON LLC 12 1 BELRED ROAD STE 10 BELLE9UE WA 00 CONTACT 9ANESSA 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 L TRACT C TRACT B TRACT A TRACT M TRACT P TRACT O TRACT N L2 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 29+75 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 # L2 L5 L6 L7 L13 L15 LENGTH 1383.54' 975.00' 260.00' 139.76' 140.00' 1447.73' BEARING N88° 59' 51"W 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 Oct 07, 2021 - 5:43pm 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 F 142 141 144 145 146 147 143 39 35 36 37 38 TRACT D 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 J TRACT E TRACT H 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 G TRACT I LINE TABLE LINE # L1 L2 L3 L4 L8 L9 L10 L11 L12 L14 L15 LENGTH 243.05' 1383.54' 216.90' 472.73' 88.74' 146.68' 152.77' 151.62' 50.50' 29.76' 1447.73' BEARING N73° 48' 21"W N88° 59' 51"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 CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 C9 C10 RADIUS 500.00' 500.00' 500.00' 500.00' 500.00' 500.00' 200.00' 200.00' 200.00' 370.00' LENGTH 107.81' 82.01' 158.38' 124.61' 143.95' 113.23' 38.57' 63.51' 63.51' 83.99' 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 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 Oct 07, 2021 - 5:44pm 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