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CPA2008-00010
120 DRYS`=N/A • DATE OF FILING: 11/25/2008 III DATE MAILED: 12/3/2008 - CITY OF TIGARD ; c, Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Numbers: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010 SENSITIVE LANDS REVIEW(SLR) 2008-00005 Case Name: TM-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT Applicant's Name/Address: City of Tigard Community Development Dept. 13125 SW Hall Boulevard Tigard,OR 97223 Owner's Names/Addresses: Pactrust 15350 SW Sequoia Parkway,Suite 300 Portland,OR 97224 Addresses'of Properties: South of SW Dartmouth Street and west of SW 72.id Avenue in the Tigard Triangle Tax Map/Lot Nos.: Washington County Tax Assessor's Map No.2S101BA,Tax Lot 101 and 1S136CD,Tax Lot 4200. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR •MPREHENSIVE PLAN AMENDMENT AND A DEVELOPMENT CODE AMENDMENT (ORDINANCE NO. 0 a. • THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON OCTOBER 6, 2008 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. THE CITY COUNCIL ALSO HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON NOVEMBER 25, 2008 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS,FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Action: > A Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review(SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004),which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. ON NOVEMBER 25, 2008, THE CITY COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 2008-19). Zone/Comprehensive Plan Designation: GG (PD): General Commercial District with Planned Development (PD) Overlay. Applicable Review Criteria: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1,2 and 3;Statewide Planning Goals 1,2 and 5;and Metro Functional Plan,Title 3. Action: > © Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND IS EFFECTIVE ON DECEMBER 25,2008. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days. Questions: If you have any questions,please call the City of Tigard Planning Division or the City Recorder at 503.639.4171. • • CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 08- / AN ORDINANCE APPROVING A COMPREHENSIVE PLAN AMENDMENT (CPA2008-00010) TO CORRECT THE CITY'S SIGNIFICANT WETLANDS AND STREAM CORRIDORS MAP, CONSISTENT WITH THE FINDINGS IN 1998 TRI-COUNTY SHOPPING CENTER APPROVAL (CPA98-0002) AND APPROVING SENSITIVE LANDS REVIEW(SLR2008-00005)TO CORRECT THE SIGNIFICANT HABITAT AREAS MAP ON AN APPROXIMATELY 1.41 ACRE PORTION OF THE SUBJECT 17.17-ACRE PROPERTY LOCA'1'FD SOUTH OF SW DARTMOUTH STREET, WEST OF SW 72ND AVENUE,AND EAST OF HWY. 217 IN THE TIGARD TRIANGLE (WCTM 2S101BA, TAX LOT 00101 AND WCTM 1S136CD,TAX LOT 04200). WHEREAS, In 1998, the City Council approved the Tri-County Shopping Center proposal in 1998 (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98- 0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. WHEREAS,Although Council's 1998 approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and wetland mitigation occurred even though the development was not built WHEREAS, The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi- judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on an application for a Comprehensive Plan Map Amendment; and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code, requires demonstration of compliance with all applicable Comprehensive Plan Policies and map designations; and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community, or a mistake or inconsistency in the Comprehensive Plan or Zoning Map as it relates to the property which is the subject of the development application;and ORDINANCE No. 08-/9' Page 1 • • WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable Metro regulations; and WHEREAS, the Tigard Planning Commission held a public hearing on October 6, 2008, and recommended approval of CPA2008-00010/SLR2008-00005 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on November 25, 2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2008-00010) and Sensitive Land Review (SLR2008- 00005) are hereby approved by the City Council. SECTION 2: The attached findings in the 9/24/08 Staff Report to the Planning Commission are hereby adopted in explanation of the Council's decision. SECTION 3: The City's Significant Wetlands and Stream Corridors Map and Significant Habitat Areas Map shall be amended to represent the approved changes SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By 2 U2'ldki-4_ vote of all Council members present after being read by number and title only, this ,25-ix day of 4/ m,Ge2t�,2008. Carol A. K.rager,Deputy City Recorder APPROVED: By Tigard City Council this c2�' day of /VlY.eh't-1 ,2 Craig D' ksen,Mayor Approved as to form: . . City Attorney Afiffi/N,/44 _ 19,0 f Date ORDINANCE No. 08- Page 2 • • Agenda Item: 5.1 Hearing Date: October 6,2008 Time: 7:00 PM STAFF REPORT TO THE • PLANNING COMMISSION .4 . m" FOR THE CITY OF TIGARD, OREGON 120 DAYS = N/A SECTION I. APPLICATION SUMMARY FILE NAME: TM-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CASE NOS.: Comprehensive Plan Amendment CPA2008-00010 Sensitive Lands Review SLR2008-00005 APPLICANT: City of Tigard OWNER: PacTrust Community Development Dept. 15350 SW Sequoia Parkway Attn: Tom Coffee Suite 300 13125 SW Hall Boulevard Portland, OR 97224 Tigard, OR 97223 PROPOSAL: The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth Street and Hwy. 217. The City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SD 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review(SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. Although Council's approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs to be revised. LOCATION: The subject prope is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Map 2S101BA, Tax Lot 00101 and 1513601D,Tax Lot 04200. ZONING/ COMP. PLAN DESIGNATION: GG (PD): General Commercial District. The G G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.775; Comprehensive Plan Goals 1 and 2P and Policy 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan Titles 3 and 13. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT Q'A2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 8 • • SECTION II. STAFF RECOMMENDATION The Director recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Sensitive Lands Review. SECTION III. BACKGROUND INFORMATION Site History The Council approved the Tri-County Shopping Center proposal (Com rehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004)), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the subject property, and other development. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is therefore also in error and needs to be revised. It is also noted that the fill and mitigation that occurred followed permits granted by the Division of State Lands and US Army Corps of Engineers. Vicinity Information The subject 17.17-acre property is located south of SW Dartmouth Street, west of SW 72nd Avenue, and east of Hwy. 217 in the-Tigard mangle. A 10.42-acre si nificant wetland associated with Red Rock Creek is located adjacent to the site on the west. The GG (PD -zoned land is surrounded on the north,west and east by the same zone and on the south by land zoned . Proposal Description The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas Map (Attachment 1). SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. Staff requests a quasi-judicial comprehensive plan map amendment under Type III-PC procedure to correct the City's -Wetlands and Stream Corridors Map consistent with the findings in CPA98-0002. In addition, staff requests a correction in the City's Significant Habitat Areas Map reflecting the corrected Wetlands and Stream Corridor Map on which Metro s habitat inventory was based (Metro Ordinance 05- 1077C, Exhibit C, Attachment 3 includes the wetland inventory map that was adopted as part of the habitat inventor)). These resource plans are included by reference in the City's Comprehensive Plan. The Commission shall make a recommendation to the Council on this proposed comprehensive plan amendment. B. Standards for making quasi-judicial decisions. A recommendation or decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 8 • • COMPREHENSIVE PLAN - GOAL 1: CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The City has mailed notice of the Planning Commission hearing on September 15, 2008 to property owners within.500 feet of the subject site, interested citizens, and agencies. The City published notice of the hearing and posted the site pursuant to 'i'C 18.390.050 for Type III Procedures. After the Planning Commission public hearing, additional notice will be published pnor to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. With these public involvement provisions, the proposed zone change is consistent with applicable Citizen Involvement policies. COMPREHENSIVE PLAN - GOAL 2: LAND USE PLANNING Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. The Director requested amendments to the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map, included by reference in the Comprehensive Plan. The map corrections will provide accurate information on which future development proposals can rely, consistent with maintaining an up-to-date Comprehensive Plan. COMPREHENSIVE PLAN - POLICY 3: NATURAL FEATURES AND OPEN SPACE Policy 3.2.1: The city shall prohibit development within areas designated as Significant wetlands on the floodplain and wetlands map. No Development shall occur on property adjacent to areas designated as Significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Development on property adjacent to significant wetlands shall be allowed-under the planned development section of the code. The Council, under CPA98-0002, approved removal of approximately 1.41 acres of wetlands on the subject property Even though the development was not built,the developer graded,filled and mitigated for the wetlands. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Therefore, the prohibition of development for those wetlands should no longer apply. This proposal would revise the City's Wetlands and Stream Corridors Map, consistent with the legal and material status of the subject wetlands. The subject parcel is zoned GG (PD) and is adjacent to a 10.42-acre significant wetland associated with Red Rock Creek on the west. Therefore, future development on the site will occur under the planned development section of the code (Chapter 18.350). FINDING: Based on the analysis above, staff finds that the proposed map revisions are consistent with the applicable goals and policies contained in the Tigard Comprehensive Plan. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and Zoning Map and Text Amendments (18.380) - The applicable Sections of Chapter 18.380 including the process for map amendments and approval standards are addressed in this staff report. Decision Making (18.390) The standards of apter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in 18.380.030. Section 18.390.050 requires a preapplication conference, application requirements, and procedures for Planning Commission hearings. A pre-application conference was held in�July and documented in the July 31, 2008 Memorandum from Tom Coffee to Dick Bewersdorff. An Impact Statement is not required under 18.390.050.B.e. because no development is proposed. Pursuant to 18.380.030.A.2, the Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 8 II • ' In addition, 18.775.130 states that any owner of property affected by the Goal 5 safeharbor protection of significant wetlands may apply for a quasi-judicial comprehensive plan amendment under a Type IV procedure. CPA98-0002 used the Type IV procedure to remove the wetlands through the ESEE safeharbor analysis. The procedures for this Type III PC process and the Type IV process are similar in that both require hearings at the Planning Commission with a recommendation to Council who makes the decision. However, Type IV decisions require consideration of additional criteria, including any applicable Metro, State and Federal regulations. These additional regulations are addressed below. Sensitive Lands (18.775) 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. This amendment must be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an Alternatives Analysis, as described in Section 3.02.5 of the CWS "Design and.Construction Standards". The applicant shall demonstrate that such an amendment is justified by an Environmental, Social, Economic and Energy(ESEE) consequences analysis. G'A98-0002, which was a specific development roposal, included an ESEE analysis that formed the basis of the Council's approval and removal-of the Goal 5 protection from the property. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be amended to remove the site from the inventory. CPA98-0002 approved the a plication and the ESEE analysis was incorporated by reference in the Tigard Comprehensive Plan. The -f inding in the decision stated "If this application is approved, staff will undertake the appropriate revisions to the resource maps." However, staff did not revise the Tigard Wetland and Stream Corridor Map,which is the subject of the Director's request. 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. Applicants who 13elieve that the map is 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. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a four-step process: a) Locate the Water Feature that is the basis for identifying riparian habitat, 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 and within 100 feet of flood areas, 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 methodolo y as described in Clean Water Services Design and Construction Standards) and d) Identi the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and able 18.775.3. The City believes the Significant Habitat Areas Map is inaccurate because it is based on an inaccurate wetlands inventory as described in this report and shown in Attachment 1. The methodology prescribed to verify habitat area boundaries includes locating the water feature that is the basis for identifying riparian habitat. In this case, CPA98-0002 removed two island wetlands that were the basis for the "strictly limit" habitat classification. Staff proposes to amend the Significant Habitat Areas Map to remove only those two "strictly limit" areas associated with the wetlands that no longer exist legally or materially. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there are no significant issues with the Directors request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, Metro staff requested the following TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 8 • • comments be entered into the record based on the requested change and as the City works with the property owner on future development: o The stream on the property, which has been scarified for some time, does appear to be in error. There may be a small remnant in the northeast corner of the lot. Metro receives all its stream layers from the local jurisdictions; consequently we would rely on your identification of this resource and its location. o Metro staff has reviewed aerial photography over several years and has seen no evidence of the two small wetlands shown on the current maps. A previous Comprehensive Plan Amendment passed by the Tigard City Council has already removed the wetlands from the inventory. Since Metro can find no evidence of wetlands in the past, the removal of the habitat designation is consistent with previous decisions on this property-. Again, Metro receives local wetlands inventory from the local jurisdictions. o The lot involved to the west TLID 2S101BA00200, identifies important riparian habitat which provides important protection for both wildlife habitat and water quality within the City of Tigard. RESPONSE: The stream on the subject property currently runs in a course adjacent to SW Dartmouth and is included in the on-going 10-year mitigation effort permitted by DLCD and USAGE. The original stream course is indicated on the CWS Stream Corridors Map and on the Significant Habitat Areas Map as "lightly limit". The original stream course is scarified as a result of the gracing approved under CPA98-000 and mapping should reflect these changes. The City's Long Range Planning Staff will work with CWS and Metro to amend their respective maps. The City's Wetland and Stream Corridors Map will be revised by removing the subject wetland areas and adding the mitigation wetland areas, consistent with this application,if approved. The adjacent TLID 2S101BA00200, owned by Costco, contains important riparian habitat associated with Red Rock Creek On August 29, 2008, the City received an application for retail development on the property that is the subject of this application. The application will be processed as a planned development. The purposes of the Planned Development chapter include preserving to the greatest extent possible the existing landscape features and amenities and 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. Application of the Planned Development standards and process should ensure protection for both wildlife habitat and water quality on the adjacent parcel. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning, map as it relates to the property which is the subject of the development application. The Director has initiated a comprehensive plan map amendment to address errors in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map,which are incorporated by reference into the comprehensive plan map. Consistent with the findings in CPA98-0002, the City proposes to revise the Wetlands and Stream Corridors Map removing the wetlands designation on the subject 1.41 acres of mapped wetlands. In addition, the City intends to revise the City's Significant Habitat Areas Map consistent with Metro's adopted Metro's Goal 5 program known as Nature in Neighborhoods. The wetland inventory map (Metro Ordinance 05-10770, Exhibit C, Attachment 3) that was adopted as part of the habitat inventory was based on the City's erroneous Wetlands and Stream Corridors Map, which included the wetlands removed under CPA98-0002. The City's Significant Habitat Areas Map shows "strictly limit" habitat areas associated with wetlands. The removal of the mapped wetlands would remove the basis for the habitat designation. FINDING: The direction for map revision in the findings for CPA98-0002 provides evidence of a mistake in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map relating to the subject property. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT Q'A2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 8 • • / 18.380.030.0 Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the City. Therefore, the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. APPLICABLE METRO, STATE AND FEDERAL REGULATIONS Pursuant to 18.390.060.G, review of the following Metro, State and Federal regulations are applicable to Type IV procedures which apply generally to legislative. matters such as the creation, revision, or large- scale implementation of public policy and specifically to Goal 5 safeharbor protection of significant wetlands (18.775.130). Metro Framework Plan Metro Functional Plan Title 3 - Water Quality, Flood Management, and Fish/Wildlife Habitat Conservation - protect beneficial uses and functional values of water quality and flood management resources by limiting uses in these areas. Establish buffer zones around resource areas to protect from new development. The proposed map corrections simply_acknowledge what was previously permitted under CPA98-0002 and the DSL and USACE permits. Therefore, the proposed amendments do not conflict with Title 3 requirements. Metro Functional Plan Title 13 - Nature in Neighborhoods - conserve, protect and restore a continuous ecologically viable streamside corridor system, from the streams' headwaters to their confluence with other streams and rivers, and with their floodplains in a manner that is integrated with upland wildlife habitat and with the surrounding urban landscape; and control and prevent water pollution for the protection of the public health and safety, and to maintain and improve water quality throughout the region. Title 13 is part of the regional approach to implement Statewide Planning Goal 5. As part of the original land use application for CPA98-0002, wetlands, vegetated corridor and habitat were inventoried and delineated and an Environmental, Social, Economic and Energy (ESEE) analysis was conducted. The decision required compensatory mitigation and reestablishment of wetland areas. The new wetland areas have been established- and will be added back into the inventory of protected sites (GeoEngineeerrs, Wetland Delineation, Figure 6). The Year-Five Wetland Mitigation Monitoring Report, dated December 21, 2007, by GeoEngineers found that the work completed at the Tigard Retail Development site has been conducted in gener2 accordance with the Pmpasad Mitigation �lian.r A coon Punch List reviewed with USACE and DSL. The GeoEngineers monitoring survey completed on November 27, 2007 included establishment of eight monitoring stations that wiL be used over the remaining five years of the 10-year monitoring period to document the success of the mitigation efforts. Completion of, the proposed mitigation activities will create the capability for proper functioning at the site, consistent with the aim of Nature in Neighborhoods. With this application,the City is simply proposing to amend the City's Wetlands and Stream Corridors and Significant-Habitat Areas maps for the wetlands removed under A98-0002. New wetlands created will also be mapped accordingly. FINDING: Based on the analysis above, staff finds that the proposed project has addressed the relevant Metro policies. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 8 i • Statewide Planning Goals Statewide Planning Goal 1- Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and. changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.390. A notice was mailed to all property owners within 500 feet of the project site and the notice was additionally published in the T Tigard Times prior to the hearing. After the Planning Commission public heanng, additional notice will be published prior to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. Statewide Planning Goal 2 - Land Use Planning: This goal outlines die land use planning process and policy framework. The City's Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Comprehensive Plan. As discussed within this report, the proposed amendments comply with the Development Code and Comprehensive Plan criteria. Statewide Planning Goal 5 - Natural Resources This goal requires the inventory and protection of natural resources, open spaces, historic areas and sites suitable for removal and processing of mineral and aggregate resources. This goal is met because the resources have been inventoried and delineated. Protections are in place via the development code restrictions. Staff is proposing to amend the Wetland and Stream Corridors and Significant Habitat Areas mapps to correct mapping errors when the subject wetlands were removed from the inventory pursuant to 1113A98-0002, but not removed from the maps. The review process also required compensatory mitigation and reestablishment of wetland areas. The new wetlands on the subject site have been establis aed (Geo Engineers Wetland Delineation, 5/18/07) and will be added back into the inventory of protected sites. A thorough review by state (DSL, RF-9256) and federal (USAGE, case number 98-666) agencies has been conducted and approvals have been issued. FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable Statewide Planning Goals. State and Federal Regulations Oregon Revised Statues Chapter 196 Oregon Revised Statues Chapter 196 addresses general wetland requirements within the state. These statutes are administered by Division of State Lands. DSL reviewed the proposal and issued an approval permit for the subject property(DSL RF-9256). Federal Clean Water Act, section 404 The clean water act is responsible for regulating impacts to wetlands and other navigable waters_ of the United States. The agency primarily responsible for implementing these federal statutes is the Army Corps of Engineers. The Crps has reviewed the proposal and issued an approval for wetland fill (USAGE,, case number 98-666) FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable State and Federal regulations. SECTION V. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and intends to amend the maps that are the subject of this proposal. TRI-OOUNTY APPROVAL WETLAND AND STREAM OORRIDOR MAP AMENDMENT Q'A2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING OOMMISSION PAGE 7 OF 8 • SECTION VI. AGENCY COMMENTS Oregon Departments of Fish and Wildlife, Land Conservation and Development, Environmental Quality and Division of State Lands were given the opportunity to review this proposal and submitted no comments or objections. Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter date September 2, 2008. CWS comments do not address the particulars of this application but rather issues related to the eventual development of the site. • Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there were no significant issues with the request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, there are several comments that Metro staff would like entered into the record based on the requested change. These comments are included in the body of this staff report. A copy of the letter can be found in the land use file for this application. e September 24, 2008 PREPARED BY: Ga. 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P..• • . t .•• X X. • •, ' •• if .i. lipaid,:. 4 tt.'_ t 4.,,, • • • •Itt ' •tt".4,4,tt,vy.,4,7'4'77 „ '. 1.**:::•••• **'44 • . ,',.... AS. '• I ,„,,,,„,,,w ,,,, ^...`...`•••••••^ M Z DLCD FILE COPY Notice of Adoption THIS FORM MUST BE MAILED TO DLCD WITHIN 5 WORKING DAYS AFTER THE FINAL DECISION PER ORS 197.610,OAR CHAPTER 660-DIVISION 18 `, Jurisdiction: City of Tigard Local file number: CPA2008-00010/SLR2008-0005 Date of Adoption: 11/25/2008 Date Mailed: 12/4/2008 Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? Yes Date: 8/22/2008 ❑ Comprehensive Plan Text Amendment ❑ Comprehensive Plan Map Amendment ❑ Land Use Regulation Amendment (1 Zoning Map Amendment [7 New Land Use Regulation ® Other: Significant Wetlands Map Amendment Summarize the adopted amendment. Do not use technical terms. Do not write"See Attached". Implement map changes to City of Tigard's Significant Wetlands and Stream Corridors Map pursuant to Tri-County Shopping Center's 1998 Comprehensive Plan Amendment approval (CPA98-00002) and revise significant habitat areas map accordingly. Does the Adoption differ from proposal? No Plan Map Changed from: Removing 1.41 acres of wetlands to: N/A Zone Map Changed from: N/A to: N/A Location: South of SW Dartmouth Street, west of 72nd Avenue Acres Involved: 1.41 Specify Density: Previous: N/A New: N/A Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Was an Exception Adopted? ❑ YES ® NO Did DLCD receive a Notice of Proposed Amendment... 45-days prior to first evidentiary hearing? ® Yes ❑ No If no, do the statewide planning goals apply? ❑ Yes ❑ No If no, did Emergency Circumstances require immediate adoption? ❑ Yes ❑ No DLCD file No. Please list all affected State or F.ra1 Agencies, Local Governments or "vial Districts: City of Tigard, Metro and ODOT. • Local Contact: Gary Pagenstecher Phone: (503) 718-2438 Extension: Address: 13125 SW Hall Boulervard Fax Number: 503-718-2748 City: Tigard Zip: 97223 E-mail Address: garyp@a,tigard-or.gov • ADOPTION SUBMITTAL REQUIREMENTS This form must be mailed to DLCD within 5 working days after the final decision per ORS 197.610,OAR Chapter 660-Division 18. 1. Send this Form and TWO Complete Copies (documents and maps) of the Adopted Amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 2. Electronic Submittals: At least one hard copy must be sent by mail or in person, but you may also submit an electronic copy, by either email or FTP. You may connect to this address to FTP proposals and adoptions: webserver.lcd.state.or.us. To obtain our Username and password for FTP, call Mara Ulloa at 503-373-0050 extension 238, or by emailing mara.ulloa @state.or.us. 3. Please Note: Adopted materials must be sent to DLCD not later than FIVE (5) working days following the date of the final decision on the amendment. 4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings and supplementary information. 5. The deadline to appeal will not be extended if you submit this notice of adoption within five working days of the final decision. Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date, the Notice of Adoption is sent to DLCD. 6. In addition to sending the Notice of Adoption to DLCD, you must notify persons who participated in the local hearing and requested notice of the final decision. 7. Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print on c-1/2 x1.t °eena ices- on?y. You may also call the DLCD Office at (503) 373-0050; or Fax your request to: (503) 378-5518; or Email your request to mara.ulloa @state.or.us - ATTENTION: PLAN AMENDMENT SPECIALIST. http://www.lcd.state.or.us/LCD/forms.shtml Updated November 27,2006 i • U.S. Postal Service1m CE R Ann: Patty/Planning I m (Dome• RE: CPA2008-00010/SLR2008-00005 ided) f.0 For deli Tri-County Approval Map Amndmnt. .me, c "Notice of Adoption"C..A E m Postage $ /5 r . m • t, Certified Fee O �f'�i�G�• aR p"'� CI Return Receipt Fee • Postmark p (Endorsement Required) 9-0 Here n 7• Restricted Delivery Fee �.rtit O (Endorsement Required) t s 'r coTotal Postage&Fees $ 1'0 •. � I rl - Sent To , ATTN: PLAN AMENDMENT SPECIALIST Street,Apt.No.; , Oregon Dept.of Land Conservation&Development IM or PO Box No. 635 Capital Street NE,Suite 150 Sale OR 97301-2540 City,State,ZIP+4' Salem, PS Form 3800.August 2006 See Reverse for Instructions • -t - SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY • Complete items 1,2,and 3.Also complete A •na• r_ / • item 4 if Restricted Delivery is desired. t ❑Agent Y ( • Print your name and address on the reverse �,� rill _■ Add ssee so that we can return the card to you. B. Received by(Printed ame) • Attach this card to the back of the mailpiece, on the front if space permits. I c i D. Is delivery address diffe-nt from Item 1? ❑Y s t I 1. Article Addressed to: If YES,enter delivery address below: ❑No II; i;; ATTN: PLAN AMENDMENT SPECIALIST I Oregon Dept.of Land Conservation&Development li, 635 Capital Street NE,Suite 150 3. �Seyrvice Type ' Salem,OR 97301-2540 let Certified Mall ❑Express Mail i __ _ ❑Registered ❑Return Receipt for Merchandise ❑Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) . ❑Yes 2. Article Number P . 7008 1830 0004 3346 8683 (Transfer from service label) PS Form 3811,February 2004 Domestic Return.-Receipt , • 102595-02-M-15401 • • IN4 . . TIGARD City of Tigard Tigard Business Meeting Minutes TIGARD CITY COUNCIL&LOCAL CONTRACT REVIEW BOARD (LCRB) MEETING DATE/TIME: November 25, 2008/6:30 p.m. Study Session and 7:30 p.m. Business Meeting MEETING LOCATION: City of Tigard—Town Hall, 13125 SW Hall Blvd.,Tigard, OR 97223 STUDY SESSION Mayor Dirksen called the Study Session to order at 6:30 PM. Council Present: Mayor Dirksen, Councilor Woodruff and Councilor Buehner. Absent: Councilors Wilson and Sherwood Staff Present: City Manager Prosser, Assistant City Manager Newton, Community Development Director Coffee, Public Works Director Koellermeier, Engineer Duenas, Associate Planner Farrelly, Deputy City Recorder Krager and City Attorney Ramis Mayor Dirksen suggested and Council agreed to hold an Executive Session as the first item on the agenda. City Manager Prosser read the ORS citation.The City Council went into Executive Session under ORS 192.660(2) (e) real property transaction negotiations. The Executive Session ended at 6:45 pm and Mayor Dirksen called the Study Session to order. • Briefing on Upcoming Transit Center Redevelopment Study Intergovernmental Agreement with TriMet and Metro Associate Planner Farrelly briefed Council on an Intergovernmental Agreement with Metro and TriMet He said this agreement commits the City,Metro and TriMet to explore the feasibility of redeveloping the Tigard Transit Center into a mixed-use transit-oriented development. He said the study consists of three main parts: - Development Opportunity Study to determine market feasibility of such a transit- oriented development and green building opportunities - Concept Site Plan including building footprint and parking location - Specific Plan to relocate the transit center functions TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of8 • • Councilor Buehner said these were great ideas for picking up land for redevelopment. Mayor Dirksen commented that this would give Tigard an opportunity to get things going in that area. Associate Planner Farrelly said the $35,000 consultant fee would be split between the City and Metro. If the study results indicate this site has good potential for redevelopment, then Tigard, TriMet and Metro will continue to cooperate on a second phase,which includes an RFP for a developer. He said consideration of this agreement is scheduled for the consent agenda of December 9,2008. • Briefing on Resolutions to Surplus and Sell a Portion of the Canterbury Property and a Remnant Parcel of the Water Building Property City Attorney Ramis briefed Council on resolutions to declare as surplus a portion of the Canterbury property and a remnant parcel of Water Building property. He said these two properties have multiple ownerships. (The cities of Tigard and Durham will consider declaring the properties as surplus tonight. King City will do so later. This has already come before the Tigard Water District; however, the result of their vote is unknown.) City Attorney Ramis said the City is interested in purchasing the two properties. He said Council's first step is to consider resolutions declaring the properties as surplus and the second step is holding a public hearing and authorizing the sale and the purchase. Public Works Director Koellermeier said if Council decides to purchase the properties, the Canterbury property would be paid for over a five-year period. He said the City plans to convert property not used for water facilities to a park. He said funding for the remnant parcel of the Water Building property would come from the Traffic Impact Fee Fund and is part of the Burnham Street Improvements right-of-way acquisition. City Manager Prosser noted that the meeting of December 16 would be a combination Workshop and Business meeting. Also, the Council meetings of December 23 and the December 30 are cancelled. Mayor Dirksen recessed the Study Session at 7:00 p.m. BUSINESS MEETING 1.1 At 7:30:07 PM Mayor Dirksen called the meeting of the Tigard City Council and Local Contract Review Board to order. 1.2 Deputy City Recorder called the roll. Name Present Absent Councilor Buehner ✓ Councilor Sherwood ✓ Councilor Wilson ✓ Councilor Woodruff ✓ Mayor Dirksen ✓ TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of . • 1.3 Pledge of Allegiance 1.4 Council Communications&Liaison Reports-none 1.5 Call to/Council and Staff for Non-Agenda Items City Manager Prosser introduced new IT and Finance Director Toby LaFrance. Mr. LaFrance said he looked forward to serving the Council and citizens of Tigard 2. 7:32:03 PM CITIZEN COMMUNICATION Chamber of Commerce Executive Director Chris Zoucha thanked the City for their financial support of the upcoming tree lighting ceremony on December 6 and noted event highlights include: o Radio Disney o Free coffee,cocoa and cookies donated by local businesses o Pictures with Santa and Mrs. Claus He reminded everyone to support local businesses and charities and to buy locally for holiday purchases. Mayor Dirksen said two citizens had signed up to speak under Citizen Communication. 7:36:09 PM • Claudia Coke,Director of Senior GAP (Guardian Assistance Program)at the Tigard Senior Center 8815 SW O'Mara St.,Tigard,OR,announced a new service offered at the Senior Center. It is a money management and representative payee service for seniors and persons with disabilities who are confused over their finances and unable to pay their bills. She said this service is free. They receive referrals from disability, veteran,and senior protective agencies as well as banks and others in the community who recognize vulnerable senior citizens who might be taken advantage of. • John Kearney,2508 NE 24th Avenue,Portland,OR,spoke regarding his property in the Specht Tigard Triangle Local Improvement District. He noted there is no firm assessment amount and he has sought input from staff but is now requesting a meeting. Mayor Dirksen acknowledged that Council received a copy of his letter but said he cannot comment as the matter is an ongoing negotiation. In response to Mr. Kearney asking when they could meet,he said he did not know at this time. 3. CONSENT AGENDA 3.1 Approve City Council Minutes of October 14,2008 3.2 Local Contract Review Board (LCRB) 3.2.a — Award Contract for Maintenance of the City's Heating, Ventilating and Air Conditioning (HVAC) Systems TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 3 of • • 3.3 Consider a Resolution Declaring a Portion of the Canterbury Property as Surplus Property and Stipulating Other Conditions Regarding the Disposition of the Property—Resolution No.08-68 3.4 Consider a Resolution Declaring the Water Building Remnant Parcel as Surplus Property and Stipulating Other Conditions Regarding the Disposition of the Parcel—Resolution No. 08-69 3.5 Endorse Housing Alliance 2009 Legislative Agenda 3.6 Approve Intergovernmental Agreement with TriMet for Westside Commuter Rail Project Path Maintenance 3.7 Approve Betterments Intergovernmental Agreement with TriMet for Improvements Installed as Part of the Commuter Rail Station Councilor Woodruff made a motion to approve the consent agenda; Councilor Buehner seconded the motion and the motion passed by a unanimous vote of Council present. Name Yes No Councilor Buehner x Councilor Sherwood (Absent) Councilor Wilson (Absent) Councilor Woodruff x Mayor Dirksen x 4 _ 4. QUASI-JUDICIAL PUBLIC HEARING—TM-COUNTY SHOPPING CEN"I'ER SIGNIFICANT �I� WETLAND AND STREAM CORRIDOR MAP AND SIGNIFICANT HABITAT AREAS MAP AMENDMENT(CPA 2008-00010/SLR 2008-00005) 7:42:16 PM City Attorney Ramis read a summary of the hearing process and procedures. He said a copy of the Rules of Procedure for the hearing was available at the front of Town Hall. 7:45:57 PM Mayor Dirksen opened the Public Hearing. Mayor Dirksen asked if there were any challenges from the audience pertaining to the Council's jurisdiction to hear this matter or if there was a challenge on the participation of any Council member and none was indicated. Mayor Dirksen asked if there were any declarations or challenges. There were none. He asked Council if any members wished to report ex parte contact or information gained outside the hearing, including site visits. There were none. Council indicated that they were familiar with the application. Mayor Dirksen asked for the staff report. 7:46:31 PM Associate Planner Pagenstecher said this site is the subject of a Planned Development Review with Pac Trust for a proposed Target store. He said it became apparent during the pre-application process that the City's maps were not accurate and that a map revision had not been applied. He said this is a simple housekeeping issue. The Pac Trust application includes background materials showing they are TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 4 of8 • • already undergoing the mitigation called for previously. The Planning Commission has recommended this Comprehensive Plan Amendment. He said no substantive public comments were received on the matter. 7:48:11 PM In response to a question from Councilor Buehner about whether this was the area where new trees were being planted,Planner Pagenstecher said it was and the owners are planting a 25-foot buffer from the resource. He said 50 feet is required and they will complete the outer 25 feet when the site work is completed. 7:48:40 PM Councilor Woodruff verified that this work should have been done ten years ago. Planner Pagenstecher said the previous owner completed one year of monitoring on a five-year mitigation plan but then let it go. When Pac Trust bought the property they assumed the requirements and the monitoring period was extended to a ten-year time frame. Mayor Dirksen said no one had signed up to speak and he asked if anyone present wished to testify. The applicant was not present. Mayor Dirksen asked for the staff recommendation. Planner Pagenstecher said the staff recommendation was to adopt the Ordinance to approve this Comprehensive Plan Amendment. Mayor Dirksen closed the public hearing at 7:49:52 pm. Councilor Buehner moved for adoption of Ordinance No. 08-19 and Councilor Woodruff seconded the motion. Deputy Recorder Krager read the number and title of the Ordinance No.08-19 and took a roll call vote. ORDINANCE NO. 08-19 — AN ORDINANCE APPROVING A COMPREHENSIVE PLAN AMENDMENT (CPA2008-00010) TO CORRECT THE CITY'S SIGNIFICANT WETLANDS AND STREAM CORRIDORS MAP, CONSISTENT WITH THE FINDINGS IN 1998 TRI-COUNTY SHOPPING CENTER APPROVAL (CPA98-0002) AND APPROVING SENSITIVE LANDS REVIEW (SLR2008-00005) TO CORRECT THE SIGNIFICANT HABITAT AREAS MAP ON AN APPROXIMATELY 1.41 ACRE PORTION OF THE SUBJECT 17.17-ACRE PROPERTY LOCATED SOUTH OF SW DARTMOUTH STREET,WEST OF SW 72ND AVENUE, AND EAST OF HWY. 217 IN THE TIGARD TRIANGLE (WCTM 2S101BA, TAX LOT 00101 AND WCTM 1S136CD,TAX LOT 04200) Name Yes No Councilor Buehner x Councilor Sherwood (Absent) Councilor Wilson (Absent) Councilor Woodruff x Mayor Dirksen x Ordinance No.08-19 was adopted by a unanimous vote of Councilors present. TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 5 of8 • • 5. PUBLIC HEARING—AMENDMENT TO ORDINANCE NO. 06-21 (LOCAL FUEL TAX ORDINANCE)EXPENDING THE PERIOD OF COLLECTION Mayor Dirksen opened the public hearing. 7:51:51 PM He asked if there were any declarations or challenges to any Council member hearing this matter. Councilor Buehner noted that she was the Chairperson of the Task Force that worked on this project. Councilor Woodruff and Mayor Dirksen said they purchase gas in Tigard. 7:52:30 PM Engineer Duenas briefed Council on the proposed amendments to Ordinance No. 06-21,saying , there would be a shortfall of gas tax revenue for this project. He said Council indicated their preference was for extending the collection period rather than increasing the tax. He stated that as soon as this project is funded the gas tax would expire. He outlined two proposed changes to the Ordinance: • Expiration date changes from December 31,2011 to read that it would expire after sufficient funds were collected to fully pay for all the improvements and the financing needed for the project. • Clarification that the intersection project includes Main Street(along with 99W and Greenburg Road) as the original concept design showed. Councilor Woodruff asked for a comparison between the earlier and current estimates. Engineer Duenas said the estimate was$3.5-4 million and now the total project cost is estimated at$5.1 million. He said the shortfall is expected to be slightly more than$3.1 million,which will have to be covered through a bond issue. Using an interest rate of 5.5%and a 2%cost of issue,the amount loaned is expected to be approximately$3.2 million. He said they estimate it will take eight years but if the project is funded sooner,the gas tax will expire sooner. Councilor Buehner asked if supply costs increased the costs significantly. Engineer Duenas agreed that plays a part,but it is mostly due to acquisition of right of way for the widening that is required. And pavement borings show more reconstruction is needed than originally thought. He said it is possible that the bids might be lower than expected due to working on this in conjunction with the Hall and 99W intersection project and realizing economies of scale. However,he noted that the price of asphalt has doubled in the past few years. Mayor Dirksen said if federal and state funded transportation packages happen,there may be even more demand for asphalt and that would also drive up the price. Mayor Dirksen asked for public testimony and said one person had signed up to speak. 7:58:55 PM Paul Romain,707 SW Washington,Suite 927,Portland,OR,representing the Oregon Petroleum Association spoke. He said it should not be a surprise that they are opposed to a collection period extension. He said if he was reading the summary correctly,the City is adding eight additional years over the five. Engineer Duenas clarified that this was starting from the beginning,not an additional amount. Mr. Romain asked about the revenue to be raised. City Manager Prosser clarified that when financing revenue bonds the City is required to have a debt service reserve so there is the project cost,which is now estimated at $5.1 million,and financing costs on top of that. 8:01:11 PM Mr. Romain said the Oregon Petroleum Association feels a local gas tax is a horrible way to finance anything because it is an unfair method of taxation. He said it is easy to buy gas elsewhere.He said the Association will be meeting tomorrow and deciding whether or not to refer this. He said he was less nervous tonight after receiving clarification that it is a total of eight years rather than an additional eight years. Mayor Dirksen said the eight years is an estimate and is based on when the revenue is collected,not a specific timeframe. City Manager Prosser said it will also depend on the buyers and terms of the bond. TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 6 of • • Mr.Romain said the Petroleum Association doesn't want to put the City in a negative situation but is concerned about this continuing by morphing this project into others ad infinitum. He said they also would like to see any increase be referred to voters which is something they ask of every jurisdiction. He reiterated that the Petroleum Association does not like local gas taxes and would prefer that Tigard work with them to get resources statewide. 8:05:04 PM Councilor Buehner noted that Tigard's gas tax ordinance recognizes the possibility that State legislature may increase the state tax and any increase in State gas tax would reduce the amount of Tigard's tax. She said her personal observation is that the cheapest gas in the Metro area is always here in Tigard,even with the City's gas tax. 8:06:07 PM Mr.Romain said the retail pricing of gas has very little to do with the gas taxes and everything to do with competition. 8:06:50 PM Councilor Woodruff said he appreciated Mr.Romain's perspective. He said he would also like to see a state gas tax increase but it would have to be more than three cents for Tigard to benefit. He said Council feels very strongly that the community is expecting the City to make improvements at 99W intersections. The ordinance has been written to limit it to this one problem intersection. 8:08:35 PM Mr.Romain said the Oregon Petroleum Association is proposing a statewide tax dedicated 100% to local government. He said a statewide tax would require trucks to pay.Local gas taxes put the entire burden on cars to pay for infrastructure improvements and repairs that are made necessary by trucks, too. Mayor Dirksen said,"If we had other alternatives,we would certainly use them. We decided upon this one based on the recommendation from a citizen task force and only after we'd looked at other alternatives." He said there is a need at the state and the federal level to come up with a better process for the funding of maintenance and improvements to our transportation infrastructure. He said Council hopes that by being willing to step up in this way and at the same time,asking ODOT to partner on other Highway 99W projects, attention will be focused on this issue and others at a higher level will work out a solution. Councilor Woodruff said the first thing the City did when they heard about the shortfall was to ask ODOT to help with the difference needed for this project. ODOT responded clearly that their funds were totally committed for the next several years and no additional funds were available. 8:11:44 PM Mr.Romain said the fuel dealers appreciate the dilemma the City is in and that is why they do not oppose the statewide gas tax. He said,"We believe we need to be part of the mix;we have no problem with that. It's just how we're part of the mix that concerns us." Mayor Dirksen asked if there was anyone else present who wished to comment. There being none,he asked for the staff recommendation the Ordinance. 8:12:57 PM Engineer Duenas said the staff recommendation is that Council approve the amendment to Ordinance 06-21. Mayor Dirksen asked if there were any further Council comments or questions on this agenda item.There were none so he closed the public hearing. 8:13:16 PM Councilor Buehner moved to adopt Ordinance No. 08-20 and Councilor Woodruff seconded the motion. TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov ( Page 7 of8 • • Deputy Recorder Krager read the name and title of Ordinance 08-20 and took a roll call vote. ORDINANCE NO. 08-20—AN ORDINANCE AMENDING CHAPTER 3.65 OF THE TIGARD MUNICIPAL CODE,WHICH ESTABLISHED A TAX ON MOTOR VEHICLE FUEL DEALERS AND PROVIDED FOR ENFORCEMENT,ADMINISTRATION AND COLLECTION OF THE TAX Name Yes No Councilor Buehner x Councilor Sherwood (absent) Councilor Wilson (absent) Councilor Woodruff x Mayor Dirksen x 8:13:57 PM Ordinance No. 08-20 was adopted by a unanimous vote of Councilors present. 6. CITIZEN COMMUNICATION - City Manager Prosser had some citizen communication follow-up. He said John Frewing attended the last Council business meeting and expressed concerns about the street maintenance fee and wanted to make sure there would be opportunities to comment. City Manager Prosser said the City set two open houses for citizens to give input on the street maintenance fee. One was held on November 19, 2008 and Mr. Frewing was one of two citizens there. He said there is another opportunity for citizens to give input at the second open house scheduled for December 11, 2008 at 6:30 pm in Tigard Town Hall. Councilor Buehner requested that this meeting information be run in the cable access announcements. 7. ADJOURNMENT At 8:15 pm Councilor Woodruff made a motion for adjournment and Councilor Buehner seconded the motion. All voted in favor. /s/ Carol A. Krager Carol A. Krager,Deputy City Recorder Attest: /s/ Craig E. Dirksen Mayor,City of Tigard Date: January 27,2009 I:\ADM\Cathy\CCM\2008\081125.doc TIGARD CITY COUNCIL/LCRB MINUTES —November 25, 2008 City of Tigard 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 8 of 1 • • . � of g 74 £,- �� Ci o Tigard 11-1.!4,-: <-N 1,44,-.6)1 ={1 Tigard Business Meeting — Agenda _ _ TIGARD CITY COUNCIL &LOCAL CONTRACT REVIEW BOARD (LCRB MEETING DATE: November 25, 2008 MEETING LOCATION: City of Tigard- Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 tI$t PUBLIC NOTICE: Anyone wishing to speak on an agenda item should sign on the appropriate sign-up sheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item. Citizen Communication items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Manager. Times noted are estimated; it is recommended that persons interested in testifying be present by 7:15 p.m. to sign in on the testimony sign-in sheet. Business agenda items can be heard in any order after 7:30 p.m. Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Council meetings by noon on the Monday prior to the Council meeting. Please call 503-639-4171, ext. 2410 (voice) or 503-684-2772 (TDD- Telecommunications Devices for the Deaf). Upon request,the City will also endeavor to arrange for the following services: • Qualified sign language interpreters for persons with speech or hearing impairments; and , • Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need by 5:00 p.m. on the Thursday preceding the meeting by calling: 503-639-4171,ext. 2410 (voice) or 503-684-2772 (fDD - Telecommunications Devices for the Deaf). CABLE VIEWERS: The regular City Council meeting is shown live on Channel 28 at 7:30 p.m. The meeting will be rebroadcast at the following times on Channel 28: Thursday 6:00 p.m. Sunday 11:45 a.m. Friday 10:00 p.m. Monday 6:00 a.m. SEE ATTACHED AGENDA TIGARD CITY COUNCIL/LCRB- November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov ( Page 1 of 5 4 • • 71 II r '; RD t:s.sz-Aviiviwey City of Tigard Tigard Business Meeting Agenda TIGARD CITY COUNCIL, LOCAL CONTRACT REVIEW BOARD(LCRB) MEETING DATE/TIME: November 25, 2008/6:30 p.m. Study Session and 7:30 p.m. Business Meeting MEETING LOCATION: City of Tigard- Town Hall, 13125 SW Hall Blvd., Tigard, OR 97223 6:30 PM • STUDY SESSION • Briefing on Upcoming Transit Center Redevelopment Study Intergovernmental Agreement with TriMet and Metro - Community Development Department • Briefing on Resolutions to Surplus and Sell a Portion of the Canterbury Property and a Remnant Parcel of the Water Building Property- City Attorney Ramis • EXECUTIVE SESSION- The Tigard City Council will go into Executive Session under ORS 192.660(2) (e) real property transactions negotiations.All discussions are confidential and those present may disclose nothing from the Session.Representatives of the news media are allowed to attend Executive Sessions,as provided by ORS 192.660(4),but must not disclose any information discussed.No Executive Session maybe held for the purpose of taking any final action or making any final decision.Executive Sessions are closed to the public. 7:30 PM 1. BUSINESS MEETING 1.1 Call to Order- Caty Council,Local Contract Review Board 1.2 Roll('all 1.3 Pledge of Allegiance 1.4 Council Communications &T.iaison Reports 1.5 Call to Council and Staff for Non-Agenda Items 2. CITIZEN COMMUNICATION(Two Minutes or Less,Please) • Chamber of Commerce Representative • Citizen Communication- Sign Up Sheet • Follow-up to Previous Citizen Communication TIGARD CITY COUNCIL/LCRB- November 25, 2008 , City Tigard 13125 SW Hall Blvd., -...,------------ ty g _� 131�� Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 5 } • 3. CONSENT AGENDA: (Tigard City Council and Local Contract ReziewBaarc9 Thee items are crnaidered to he routine and may he enacted in one nthon zeithast separate discussion A?Dore may raft that an item he rennzad by nztian for discussion and separate action Motion to 3.1 Approve City Council Minutes for October 14,2008 3.2 Local Contract Review Board (LCRB) 3.2.a - Award Contract for Maintenance of the City's Heating, Ventilating and Air Conditioning (HVAC) Systems 3.3 Consider a Resolution Declaring a Portion of the Canterbury Property as Surplus Property and Stipulating Other Conditions Regarding the Disposition of the Property- Resolution No.08-_ 3.4 Consider a Resolution Declaring the Water Building Remnant Parcel as Surplus Property and Stipulating Other Conditions Regarding the Disposition of the Parcel- Resolution No.08-_ 3.5 Endorse Housing Alliance 2009 Legislative Agenda 3.6 Approve Intergovernmental Agreement with TnMet for Westside Commuter Rail Project Path Maintenance 3.7 Approve Betterments Intergovernmental Agreement with TriMet for Improvements Installed as Part of the Commuter Rail Station • Consent Agenda - Itars Renzi-zed for Separate Discussion These item are°onsiderad to k routire and nny he enacted in one notion without separate discussion A nyrnv Tray request that an item he renozed by nxaion for discussion and separate action 4. QUASI-JUDIQAL PUBLIC HEARING- TRI-COUNTY SHOPPING CENTER SIGNIFICANT WETLAND AND STREAM CORRIDOR MAP AND SIGNIFICANT HABITAT AREAS MAP AMENDMENT (CPA 2008-00010/SLR 2008-00005) REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review(SDR) 98-0002/Planned Development Review(PDR) 98- 0001/Sensitive Lands Review(SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004),which approved a Comprehensive Plan Amendment to the Water Resources Overly District,including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile,Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map,the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle;Washington County Tax Assessor's Maps 2S101BA, Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C-G(PD): General Commercial District. The GG 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- TIGARD CITY COUNCIL/LCRB- November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 3 of 5 • • family residences which are located on the same site as a permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses,utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1,2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan, Title 3. a. Open Public Hearing b. Hearing Procedure Statement- City Attorney c. Declarations or Challenges - Do any members of Council wish to report any ex parte contact or information gained outside the hearing, including any site visits? - Have all members familiarized themselves with the application? - Are there any challenges from the audience pertaining to the Council's jurisdiction to hear this matter or is there a challenge on the participation of any member of the Council? d. Staff Report: Community Development Department e. Public Testimony - Applicant - Proponents - Opponents - Rebuttal f. Staff Recommendation g. Close Public Hearing h. Council Discussion and Consideration: Ordinance No.08- 5. PUBLIC HEARING- AMENDMENT TO ORDINANCE NO.06-21 (LOCAL FUEL TAX ORDINANCE.) EXTENDING THE PERIOD OF COLLEGIION a. Open Public Hearing b. Hearing Procedure Statement- City Attorney c. Declarations or Challenges d. Staff Report: Community Development Department e. Public Testimony f. Staff Recommendation g. Council Discussion h. Close Public Hearing i. Council Consideration: Ordinance No.08- TIGARD CITY COUNCIL/LCRB- November 25, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 4 of 5 • • 6. COUNCIL LIAISON REPORTS 7. NON-AGENDA ITEMS 8. EXECUTIVE SESSION: The Tigard City Council may go into Executive Session under ORS 192.660(2) All discussions are confidential and those present may disclose nothing from the Session. Representatives of the news media are allowed to attend Executive Sessions, as provided by ORS 192.660(4), but must not disclose any information discussed. No Executive Session may be held for the purpose of taking any final action or making any final decision. Executive Sessions are closed to the public. 9. ADJOURNMENT I:\ADM\Cathy\CCA\2008\081125 P business.doc TIGARD CITY COUNCIL/LCRB- November 25, 2008 City of Tigard ( 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 5 of 5 • • Agenda Item # Meeting Date November 25.2008 COUNCIL AGENDA ITEM SUMMARY City Of Tigard, Oregon Issue/Agenda Title Comprehensive Plan Amendment 2008-00010/Sensitive Lands Review 2008-00005 to amend the Wetland and Stream Corridor Map and the Significant Habitat Areas Map. Prepared By: Gary Pagenstecher Dept Head Approval: � City Mgr Approval: ` i ISSUE BEFORE THE COUNCIL Shall City Council adopt an ordinance amending the Wetland and Stream Corridor Map and the Significant Habitat Areas Map (CPA2008-00010/SLR2008-00005) consistent with the Tri-County Shopping Center Approval (CPA98- 00002)? STAFF RECOMMENDATION Adopt the attached ordinance amending the Significant Wetland and Stream Corridor Map and the Significant Habitat Areas Map. KEY FACTS AND INFORMATION SUMMARY The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in an area located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle. The request seeks to address a mapping oversight of a previous decision with a public process consistent with the original approval. The City Council approved the Tri-County Shopping Center proposal in 1998 (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property,and other development. Although Council's approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and wetland mitigation occurred even though the development was not built. The Significant Habitat Areas map,based on the wetland inventory,is also in error and needs revision. The Planning Commission unanimously approved the proposed map amendments and recommended approval to the City Council. No substantive public comment was received on the proposed amendments. OTHER ALTERNATIVES CONSIDERED • • • - N/A CITY COUNCIL GOALS N/A ATTACHMENT LIST Attachment 1: Proposed Ordinance Attachment 2: 9/24/08 Staff Report to the Planning Commission&Site Map Attachment 3: October 6, 2008 "DRAFT" Planning Commission Meeting Minutes Attachment 4: Background Material FISCAL NOTES There is no fiscal impact associated with this Comprehensive Plan Amendment. • • CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 08- AN ORDINANCE APPROVING A COMPREHENSIVE PLAN AMENDMENT (CPA2008-00010) TO CORRECT THE CITY'S SIGNIFICANT WETLANDS AND STREAM CORRIDORS MAP, CONSISTENT WITH THE FINDINGS IN 1998 TM-COUNTY SHOPPING CENTER APPROVAL (CPA98-0002) AND APPROVING SENSITIVE LANDS REVIEW (SLR2008-00005) TO CORRECT THE SIGNIFICANT HABITAT AREAS MAP ON AN APPROXIMATELY 1.41 ACRE PORTION OF THE SUBJECT 17.17-ACRE PROPERTY LOCATED SOUTH OF SW DARTMOUTH STREET, WEST OF SW 72ND AVENUE, AND EAST OF HWY. 217 IN THE TIGARD TRIANGLE (WCTM 2S101BA, TAX LOT 00101 AND WCTM 1S136CD,TAX LOT 04200). WHEREAS, In 1998, the City Council approved the Tri-County Shopping Center proposal in 1998 (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98- , 0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. WHEREAS,Although Council's 1998 approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and wetland mitigation occurred even though the development was not built WHEREAS, The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi- judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on an application for a Comprehensive Plan Map Amendment;and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code, requires demonstration of compliance with all applicable Comprehensive Plan Policies and map designations; and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community, or a mistake or inconsistency in the Comprehensive Plan or Zoning Map as it relates to the property which is the subject of the development application;and ORDINANCE No. 08- Page 1 • • WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues;any federal or state statutes or regulations found applicable; any applicable Metro regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on October 6, 2008, and recommended approval of CPA2008-00010/SLR2008-00005 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on November 25,2008, to consider the request for a quasi-judicial Comprehensive Plan Amendment and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2008-00010) and Sensitive Land Review (SLR2008- 00005) are hereby approved by the City Council. SECTION 2: The attached findings in the 9/24/08 Staff Report to the Planning Commission are hereby adopted in explanation of the Council's decision. SECTION 3: The City's Significant Wetlands and Stream Corridors Map and Significant Habitat Areas Map shall be amended to represent the approved changes SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. PASSED: By vote of all members present after being read by number Y ll Council b g rea p Y and title only, this day of ,2008. Catherine Wheatley,City Recorder APPROVED: By Tigard City Council this day of ,2008. Craig Dirksen, Mayor Approved as to form: City Attorney Date ORDINANCE No. 08- Page 2 ATTACHMENT 2 Agenda Item: 5.1 Hearing Date: October 6,2008 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION - FOR THE CITY OF TIGARD, OREGON 120 DAYS = N/A SECTION I. APPLICATION SUMMARY FILE NAME: TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CASE NOS.: Comprehensive Plan Amendment CPA2008-00010 Sensitive Lands Review SLR2008-00005 APPLICANT: City of Tigard OWNER: PacTrust Community Development Dept. 15350 SW Sequoia Parkway Attn: Tom Coffee Suite 300 13125 SW Hall Boulevard Portland, OR 97224 Tigard, OR 97223 PROPOSAL: The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth Street and Hwy. 217. The City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment(N1S) 8 0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. Although Council's approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and mitigation occurred, even though the development was not b»iit. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs to be revised. LOCATION: The subject pprope is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Map 2S101BA, Tax Lot 00101 and 1S 136 , Tax Lot 04200. ZONING/ COMP. PLAN DESIGNATION: C-G (PD): General Commercial District. The GG zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.775; Comprehensive Plan Goals 1 and 2, and Policy 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan Titles 3 and 13. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 8 • • SECTION II. STAFF RE COMMENDATION The Director recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Sensitive Lands Review. SECTION III. BACKGROUND INFORMATION Site History The Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the subject property, and other development. However, the resource maps were not revised as indicated in the findings for,the decision (Final Order, page 19). Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is therefore also in error and needs to be revised. It is also noted that the fill and mitigation that occurred followed permits granted by the Division of State Lands and US Army Corps of Engineers. Vicinity Information The subject 17.17-acre ppr��ope is located south of SW Dartmouth Street, west of SW 72nd Avenue, and east of Hwy. 217 in the-TTigard Triangle. A 10.42-acre si nificant wetland associated with Red Rock Creek is located adjacent to the site on the west. The GG (PD -zoned land is surrounded on the north,west and east by the same zone and on the south by land zoned . Proposal Description The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas Map (Attachment 1). SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. Staff requests a quasi-judicial comprehensive plan map amendment under Type III-PC procedure to correct the City's Wetlands and Stream Corridors Map consistent with the findings in CPA98-0002. In addition, staff requests a correction in the Cites Sinificant Habitat Areas Map reflecting the corrected Wetlands and Stream Corridor Map on which Metro s habitat inventory was based (Metro Ordinance 05- 1077C, Exhibit C, Attachment 3 includes the wetland inventory map that was adopted as part of the habitat inventory). These resource plans are included by reference in the City's Comprehensive Plan. The Commission shall make a recommendation to the Council on this proposed comprehensive plan amendment. B. Standards for making quasi-judicial decisions. A recommendation or decision to approve approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 8 • �► • COMPREHENSIVE PLAN - GOAL 1: CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The City.has mailed notice of the Planning Commission hearing on September 15, 2008 to property owners within 500 feet of the subject site, interested citizens, and agencies. The City published notice of the hearing and posted the site pursuant to TUC 18.390.050 for Type III Procedures. After the Planning Commission public hearing, additional notice will be published pnor to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. With these public involvement provisions, the proposed zone change is consistent with applicable Citizen Involvement policies. COMPREHENSIVE PLAN - GOAL 2: LAND USE PLANNING Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. The Director requested amendments to the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map, included by reference in the Comprehensive Plan. The map corrections will provide accurate information on which future development proposals can rely, consistent with maintaining an up-to-date Comprehensive Plan. COMPREHENSIVE PLAN - POLICY 3: NATURAL FEATURES AND OPEN SPACE Policy 3.2.1: The city shall prohibit development within areas designated as Significant wetlands on the floodplain and wetlands map. No Development shall occur on property adjacent to areas designated as Significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Development on property adjacent to significant wetlands shall be allowed-under the planned development section of the code. The Council, under CPA98-0002, approved removal of approximately 1.41 acres of wetlands on the subject pproperty. Even though the development was not built,the developer graded, filled and mitigated for the wetlands. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Therefore, the prohibition of development for those wetlands should no longer apply. This proposal would revise the City's Wetlands and Stream Corridors Map, consistent with the legal and material status of the subject wetlands. The subject parcel is zoned GG (PD) and is adjacent to a 10.42-acre significant wetland associated with Red Rock Creek on the west. Therefore, future development on the site will occur under the planned development section of the code (Chapter 18350). FINDING: Based on the analysis above,staff finds that the proposed map revisions are consistent with the applicable goals and policies contained in the Tigard Comprehensive Plan. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and Zoning Map and Text Amendments (18.380) The applicable Sections of Chapter 18.380 including the process for map amendments and approval standards are addressed in this staff report. Decision Making (18.390) The standards of Chapter.18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in 18.380.030. Section 18.390.050 requires a preapplication conference, application requirements, and procedures for Planning Commission hearings. A pre-application conference was held in July and documented in the July 31, 2008 Memorandum from Tom Co}fee to Dick Bewersdorff. An Impact Statement is not required under 18.390.050.B.e. because no development is proposed. Pursuant to 18.380.030.A.2, the Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. TRI-OOUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING OOMMISSION PAGE 3 OF 8 S i In addition, 18.775.130 states that any owner of property affected by the Goal 5 safeharbor protection of significant wetlands may apply for a quasi-judicial comprehensive plan amendment under a Type IV procedure. CPA98-0002 used the Type IV procedure to remove the wetlands through the ESEE safeharbor analysis. The procedures for this Type III PCprocess and the Type IV process are similar in that both require hearings at the Planning Commission with a recommendation to Council who makes the decision. However, Type IV decisions require consideration of additional criteria, including any applicable Metro, State and Federal regulations. These additional regulations are addressed below. Sensitive Lands (18.775) 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. This amendment must be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an Alternatives Analysis, as described in Section 3.02.5 of the CWS "Design and Construction Standards" The applicant shall demonstrate that such an amendment is justified by an Environmental, Social, Economic and Energy(ESEE) consequences analysis. CPA98-0002, which was a specific development roposal, included an ESEE analysis that formed the basis of the Council's approval and removal-of the Goal 5 protection from the property. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be amended to remove the site from the inventory. CPA98-0002 approved the application and the ESEE analysis was incorporated by reference in the Tigard Comprehensive Plan. The Iinding in the decision stated "If this application is approved, staff will undertake the appropriate revisions to the resource maps." However, staff did not revise the Tigard Wetland and Stream Corridor Map,which is the subject of the Director's request. 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. Applicants who lioelieve that the map is 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. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a four-step process: a- Locate the Water Feature that is the basis for identifying riparian habitat, 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 and within 100 feet of flood areas, 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 methodolo y as described in Clean Water Services Design and Construction Standards) and d) Identi the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and able 18.775.3. The City believes the Significant Habitat Areas Map is inaccurate because it is based on an inaccurate wetlands invento as described in this report and shown in Attachment 1. The methodology prescribed to verify habitat area boundaries includes locating the water feature that is the basis for identifying riparian habitat. In this case, CPA98-0002 removed two island wetlands that were the basis for the "stnctly limit" habitat classification. Staff proposes to amend the Significant Habitat Areas Map to remove only those two "strictly limit" areas associated with the wetlands that no longer exist legally or materially. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there are no significant issues with the Director s request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, Metro staff requested the following TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 8 • comments be entered into the record based on the requested change and as the City works with the property owner on future development: • The stream on the property, which has been scarified for some time, does appear to be in error. There may be a small remnant in the northeast corner of the lot. Metro receives all its stream layers from the local jurisdictions; consequently we would rely on your identification of this resource and its location. o Metro staff has reviewed aerial photography over several years and has seen no evidence of the two small wetlands shown on the current maps. A previous Comprehensive Plan Amendment passed by the Tigard City Council has already removed the wetlands from the inventory. Since Metro can find no evidence of wetlands in the past, the removal of the habitat designation is consistent with previous decisions on this property. Again, Metro receives local wetlands inventory from the local jurisdictions. o . The lot involved to the west TLID 2S101BA00200, identifies important riparian habitat which provides important protection for both wildlife habitat and water quality within the City of Tigard. RESPONSE: The stream on the subject property currently runs in a course adjacent to SW Dartmouth and is included in the on-going 10-year mitigation effort permitted byDLCD and USAGE. The original stream course is indicated on the CWS Stream Corridors Map and on the Significant Habitat Areas Map as "lightly limit". The original stream course is scarified as a result of the grading approved under CPA98-000 and mapping should reflect these changes. The City's Long Range Planning Staff will work with CWS and Metro to amend their respective maps. The City's Wetland and Stream Corridors Map will be revised by removing the subject wetland areas and adding the mitigation wetland areas, consistent with this application, if approved. The adjacent TLID 2S101BA00200, owned by Costco, contains important riparian habitat associated with Red Rock Creek. On August 29, 2008, the City received an application for retail development on the property that is the subject of this application. The application will be processed as a planned development. The purposes of the Planned Development chapter include preserving to the greatest extent possible the existing landscape features and amenities and 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. Application of the Planned Development standards and process should ensure protection for both wildlife habitat and water quality on the adjacent parcel. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. The Director has initiated a comprehensive plan map amendment to address errors in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map,which are incorporated by reference into the comprehensive plan map. Consistent with the findings in CPA98-0002,the City proposes to revise the Wetlands and Stream Corridors Map removing the wetlands designation on the subject 1.41 acres of mapped wetlands. In addition, the City intends to revise the City's Significant Habitat Areas Map consistent with Metro's adopted Metro's Goal 5 program known as Nature in Neighborhoods. The wetland inventory map (Metro Ordinance 05-1077C, Exhibit C, Attachment 3) that was adopted as part of the habitat inventory was based on the City's erroneous Wetlands and Stream Corridors Map, which included the wetlands removed under CPA98-0002. The City's Significant Habitat Areas Map shows "strictly limit" habitat areas associated with wetlands. The removal of the mapped wetlands would remove the basis for the habitat designation. FINDING: The direction for map revision in the findings for CPA98-0002 provides evidence of a mistake in the Qty's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map relating to the subject property. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 8 • • 18.380.030.0 Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply enerally across the City. Therefore, the Planning Commission recommendation to CounciFmay be for denial, approval, or approval with conditions. APPLICABLE METRO, STATE AND FEDERAL REGULATIONS Pursuant to 18.390.060.G, review of the following Metro, State and Federal regulations are applicable to Type IV procedures which apply generally to legislative. matters such as the creation, revision, or large- scale implementation of public policy and specifically to Goal 5 safeharbor protection of significant wetlands (18.775.130). Metro Framework Plan Metro Functional Plan Title 3 - Water Quality, Flood Management, and Fish/Wildlife Habitat Conservation - protect beneficial uses and functional values of water quality and flood management resources by limiting uses in these areas. Establish buffer zones around resource areas to protect from new development. The proposed map corrections simply_acknowledge what was previously permitted under CPA98-0002 and the DSL and-USACE permits. Therefore, the proposed amendments do not conflict with Title 3 requirements. Metro Functional Plan Title 13 - Nature in Neighborhoods - conserve, protect and restore a continuous ecologically viable streamside corridor system, from the streams' headwaters to their confluence with other streams and rivers, and with their floodplains in a manner that is integrated with upland wildlife habitat and with the surrounding urban landscape; and control and prevent water pollution_ for the protection of the public health and safety, and to maintain and improve water quality throughout the region. Title 13 is part of the regional approach to implement Statewide Planning Goal 5. As part of the original land use application for CPA98-0002, wetlands, vegetated corridor and habitat were inventoried and delineated and an Environmental, Social, Economic and Energy (ESEE) analysis was conducted. The decision required com ensatory mitigation and reestablishment of wetland areas. The new wetland areas have been established- and will be added back into the inventory of protected sites (GeoEn ineeerrs, Wetland Delineation, Figure 6). The Year-Five Wetland Mitigation Monitoring Report, dated December 21, 2007, by GeoEn found that the work completed at the Tigard Retail Development site has been conducted in eneral accordance with the Proposed Mitigation Corrpliance Action Punch List reviewed with USACF and DSL. The GeoEngineers monitoring survey completed on November 27, 2007 included establishment of eight monitoring stations that will be used over the remaining five years of the 10-year monitoring period to document the success of the mitigation efforts. Completion of the proposed mitigation activities will create the capability for proper functioning at the site, consistent with the aim of Nature in Neighborhoods. With this application, the City is simply proposing to amend the Cis Wetlands and Stream Corridors and Significant'Habitat Areas maps for the wetlands removed under A98-0002. New wetlands created will also be mapped accordingly. FINDING: Based on the analysis above, staff finds that the proposed project has addressed the relevant Metro policies. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 8 • • Statewide Planning Goals Statewide Planning Goal 1 - Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.390. A notice was mailed to all property owners within 500 feet of the project site and the notice was additionally published in the Tigard Times prior to the hearing. After the Planning Commission public heanng, additional notice will be published prior to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. Statewide Planning Goal 2 - Land Use Planning: This goal outlines the land use planning process and policy framework. The City's Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Comprehensive Plan. As discussed within this report, the proposed amendments comply with the Development Code and Comprehensive Plan criteria. Statewide Planning Goal 5 - Natural Resources This goal requires the inventory and protection of natural resources, open spaces, historic areas and sites suitable for removal and processing of mineral and aggregate resources. This goal is met because the resources have been inventoried and delineated. Protections are in place via the development code restrictions. Staff is proposing to amend the Wetland and Stream Corridors and Significant Habitat Areas maps to correct mapping errors when the subject wetlands were removed from the inventory pursuant to GPA98-0002, but not removed from the maps. The review process also required compensatory mitigation and reestablishment of wetland areas. The new wetlands on the subject site have been established (Geo Engineers Wetland Delineation, 5/18/07) and will be added back into the inventory of protected sites. A thorough review by state (DSL, RF-9256) and federal (USAGE, case number 98-666) agencies has been conducted and approvals have been issued. FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable Statewide Planning Goals. State and Federal Regulations Oregon Revised Statues Chapter 196 Oregon Revised Statues Chapter 196 addresses general wetland requirements within the state. These statutes are administered by Division of State Lands. DSL reviewed the proposal and issued an approval permit for the subject property(DSL RF-9256). Federal Clean Water Act, section 404 The clean water act is responsible for regulating impacts to wetlands and other navigable waters. of the United States. The agency primarily responsible for implementing these federal statutes is the Army Corps of Engineers. The Corps has reviewed the proposal and issued an approval for wetland fill (USAGE, case number 98-666) FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable State and Federal regulations. SECTION V. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and intends to amend the maps that are the subject of this proposal. • TRI-COUNTY APPROVAL WETLAND AND STREAM OORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 8 • • SECTION VI. AGENCY COMMENTS Oregon Departments of Fish and Wildlife, Land Conservation and Development, Environmental Quality and Division of State Lands were given the opportunity to review this proposal and submitted no comments or objections. Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter date September 2, 2008. CWS comments do not address the particulars of this application but rather issues related to the eventual development of the site. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there were no significant issues with the request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, there are several comments that Metro staff would like entered into the record based on the requested change. These comments are included in the body of this staff report. A copy of the letter can be found in the land use file for this application. (127 September 24, 2008 PREPARED BY: G4 Pagenstecher DATE Associate Planner CJ am. September 24,2008 REVIEWED BY: Richard ewersdorff DATE Planning Manager I:\curpin\gary\comprehensive plan amendments\cpa2008-00010(Tri-County) TM-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SL,R2008-00005 10/6/08 STAFF REPORT TO TI Its PLANNING COMMISSION PAGE,8 OF 8 .............. _..................................................... .. ............................................................................_........................................_ ._.. _. m_.m.........._.. w — .... _.. .mm.0000_. .... ...00000.................... z«. " R • .. re,:...A.xq _. a 0A 5 i x;.. 9w>.rw.>sx«» j N. ¢ p x • . .. S • i .. `r. •• • • 3 S r t f i 3 b • ' a • i '• A. • . . . . •U , < • .". xx _ vAAAA:i • • ?......"',..?......"',...t" t .. i� '44444.144, .•• • ♦ $ i b.s • • • • • • gi nificia t Habitat designation CPA98'-0000it •• .N. :,•". ,,L.: 1 ., : to be removed iiii •ii ,,t0 „i.. r. ±. A , • , a • • •• • :r .. j k ':b •.4 i i........„,0' '*, ' •••••••• •,*`- ; t" ' .1. . ' r t • 4• x ti i } • • ° so. 1 E "' + i i q .. � e • < I , .$t.. a k.A 104 4.. .• I 0 # $r: • s >B " x x • r 14441,.** a !(7 R , 41111 ATTACHMENT 3 • CITY OF TIGARD PLANNING COMMISSION DRAFT Meeting Minutes October 6, 2008 1. CALL TO ORDER President Jodie Inman called the meeting to order at 7:05 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. -,::—- 4 2. ROLL CALL ;``a<; ',. Commissioners Present President Inman; Commissioners: Anderson;Caffall (arrived late), Doherty, Fishel,Muldoon,Vermilyea, and Walsh a::`? ::,° Commissioners Absent Commissioner Hasman ':' Staff Present Dick Bewersdorff,Planning:'Manager, Gary Pagenstecher,Associate Planner; Ron Bunch, Assistant Community Development Director,Darren Wyss,Senior Planner;Doreen Laughlin, Administrative Specialist II «�=° `: 3. COMMUN :�` : u...., ,:� ICATIONSNone ;._:� ,,'=j�t_�'� °: , nV _ .N 4. ' APPROVE MEETING MINUTES "4., . There was a motion%by Commissiorierr'Doherty seconded.by Commissioner Muldoon, to approve the Septemberr5 '2008 minutes:as;,;submitted. The motion carried as follows: V:\ ,,,,4::,,, AYES: Anderson,"Doherty, Inman Muldoon Vermilyea, and Walsh NAYS: None ,. vv: ABSTENTIONS: Fishel,� EXCUSED: Hasman,Caffall .1 Zi? 5. PUBLIC HEARINGS/ 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010/SENSITIVE LANDS REVIEW (SLR) 2008-00005 -TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT- REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 1 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • • Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98- 0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revised accordingly. Although Council's approval of CPA98-00002;;legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and'west of SW 72t Avenue in the Tigard Triangle; Washington County Tax Assessor's Maps 2S1'01BA :Tax Lot 101 and IS136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN,DESIGNATION ;'C-G (PD): General Commercial :�10-" 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 okthe same site a,permitted use; a wide range of uses, including but notalimited to adult entertauunent, automotive equipment repair and storage, mini-warehouses, utilities, lieltports;,medical centers,major event entertainment, and gasoline stations, are permitted conditionally:' `.;,The:xplanned development designation is an overlay zone applicable to all zones. In.the case of the subject=property, tlie:;Coouncil applied the provisions of this chapter as a condition of:approving any:application:for:^development. APPLICABLE REVIEW CRITERIA: Ci `of'Ti ard'Communi `'Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies ;1 ;2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan;Tittle A .�\: PUBLIC HEARING OPENED Commission President,Jodie Inman, opened up the Public Hearing by reading the required statements for Quasi Judicial Hearings. [Commissioner Caffall arrived late] She asked if any Commissioner wished'to{:'abstain, or'declare a conflict of interest. There were none. She asked if anyone wished to challeriean member of the Planning Commission for bias or conflict of interest. Y gam,... Y g No challenges. She asked for\Commission members to report any ex parte contacts or site visitations. Commissioner Muldoon repot ted'a site visit. Lastly, she asked if anyone in the audience wished to challenge the jurisdiction of the Commission. There were no challenges. At this point,Associate Planner, Gary Pagenstecher,gave the staff report on behalf of the City. He explained that the Community Development Director, Tom Coffee, requested a Comprehensive Plan Map amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas map (Attachment 1). He noted that 10 years ago the Tri-County Shopping Center had been approved, as well as the removal of the subject wetlands. He said the final order required that PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 2 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • • staff make amendments to the map accordingly. Those amendments were not made at the time, so staff was present today to make the amendments in a public manner along the same type of review process. He said this decision would basically be "housekeeping" in nature and, in a transparent manner, for public comment. He noted no public comment was received on the application—two agencies commented—Clean Water Services and Metro. Neither took issue with this mapping revision. Commissioners questions of staff(staff answers are in italics): To clarify— So all actions that were approved in the past were,taken-with regard to this but the maps were simply not brought up to date at that time? That's right;theygot approval forwetlands fill, and they also required new mitigation. The applicant followed through with those actions Thy-didn't build the development they were approved for. Does that answeryour question? Yes —and then the last part of the question—the housekeeping item-thelreaps should have been updated at that time? That simply just did not occur?`'That's right—it—itjust did riot occur. It was a finding in the decision, and itjust didn't happen. So I'm curious—why,does it have to come••back to a public hearing if it had been approved in the past? I don't think it had‘to •I,don.'tthii k this was necesray, but it was a decision by managers to run a transparentprocesrfor issues and sensitive lands that are importantto czti�ens, and just •to be sure that they have an opportunity to comment..`:? So it's simply the maps are going to be updated other action to be taken, or will be taken, as a result of this decision? That's right. ::` .,: °- It appears prior owners,did.not monitor thru the;state: Isrthat-lnonitoring now being continued or being begun again? Yes PUBLIC TESTIMONY President Inrnan noted that<`no.one had signed up'either "for" or "against" She asked if anyone in the audience`would like to speak. ", John Frewing, 7110S7 Lola Lane,\Tigard; spoke for information sake. [Neither for, nor against.] He noted that the original,.decision Was acted on in 18 months. He wondered whether they shouldn't have to come back since'this.has been`10 years, and regulations change. On the surface he said,it looks like they should be coming_back. It was pointed out that the original decision was acted upon � P P within 18 months. They didn't,build, so they lost the opportunity to build there, but they would have to come in today for an application to build under today's regulations. It was also pointed out that they were there to talk about the map amendment alone. The original decision was acted on in 18 months. The CPA is related to the original decision; however, the SLR is relative to current standards. PUBLIC HEARING CLOSED PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 3 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • S DELIBERATION No deliberations. • MOTION Commissioner Vermilyea made the following motion: "Madam Chair, I move for approval of Comprehensive Plan Amendment CPA2008-00010/Sensitive Lands Review SLR2008-00005 for the Tri-County Shopping Center Approval Wetland and Stream Corridor Map Amendment as submitted by staff— and I recommend approval to City Council." Commissioner Muldoon seconded the motion. There was a vote and the motion carried as follows: ;,; ;.,` AYES: Anderson, Caffall, Doherty, Fishel, Inmari :,Muldoon,Vermilyea&Walsh NAYS: None \ ABSTENTIONS: None EXCUSED: Hasman 5.2 COMPREHENSIVE PLAN AMENDMENT (CPAY2008-00006 NPN Tigard Comprehensive„Plan Update o ''Statewide`Planning Goa1,14:Urbanization REQUEST: To amen0,.the,eiirrent Compi=ehensive'Plan Topic 10:-Urbanization by updating the goals, policies and recommended actibIi' easures to reflect°current'community conditions and values. The complete text of the\proposed Amendment can:.be viewed on the City's website at http://www.tigard- or.gov/code_amendrn'ents. LOCATION: Citywide. ZONE: All City Zoning Districts. APPLIC''ABLE°REVIEW\CRITERIA:',.Community Development Code Chapters 18.380 and 18.390;.CoinpYe)zensive Plan Chapters Ciiizen Involvement;Land Use Planning;Parks,Recreation, Trailsa:nd Open Space;;Public Facilities and Services;Transportation; and Urbanization;Metro Functlorlal Plan Title 11;1rid Statewide\Planning Goals 1,2, 8, 11, 12,and 14. PUBLIC HEARING OPENED Commission President,Jodie Inrnai °opened up the Public Hearing. At this point Senior Planner, D°gren Wyss, gave the staff report on behalf of the City. He stated the Comprehensive Plan Amendment before the Planning Commission at this time would update the goals, policies, and recommended action measures pertaining to Statewide Planning Goal 14: Urbanization. He noted the Planning Commission had already reviewed this amendment during its Aug 18th public hearing. He said, because the newspaper failed to print the Ad the City sent them, advertising that public hearing, another hearing needed to be held, and the Ad was resent to the newspaper to comply with the City's citizen involvement program. The new Ad was published in the September 18th edition of The Times. PLANNING COMIMISSION MEFTING MINUTES—October 6,2008—Page 4 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • As a reminder - The proposed amendment went thru a review process that included two Policy Interest Team meetings hosted by the PC before the public hearing in August. Since that public hearing, the City Council also held a workshop on the amendment. At that time, staff did not realize the newspaper Ad had not been published, and the City Council asked for some clarity on a few of the policies. They asked for clarity between Goal 14.1, Policy 1, and Goal 14.3, Policy 4, both of these were dealing with provision of services outside of City limits. After the conversation and speaking with the City Attorney, Staff worked with the City Attorney to develop new language and the decision was made to eliminate Goal 14.3, Policy 4 and add additional language to Goal 14.1, Policy 1. The changes are as follows: Goal 14.1 1. The City shall only approve the extension of`Cty services: A. where applications for annexation for-those properties have been approved; or B. in circumstances where applicable`state and county health agencies have declared a potential or imminent health hazard pars ant to ORS 431.705 to 431.760 (Health Hazard Annexation or Service District Formation); or • C. as outlined in the intergovernmental agreement regarding water provision within the Tigard Water'Service Area Goal 14.3 intergovernmental'agreement:'::: ?. The Council also-asked for the langu`age;in;'Goal 14:2, Policy 3 to be changed from "require" to encourage,/:as tl ey-felt.itwas too;strong. The Commission also raised this issue during a d s workshopnt asked whether wa wit h in the'Ci ty^'s legal right. The City Attorney suggested changing the language from "require" to\'encourage," and by adding an additional policy to ensure the possibility of'requiring annexation in the,future, the intent of the language could be maintained. This new policy is now Goal 14.2, Policy 5. Goal 14.2 3. The City shall evaluate'aiid may require encourage that parcels adjacent to proposed annexations be included to: A. avoid creating unincorporated islands within the City; B. enable public services to be efficiently and effectively extended to the entire area; or C. implement a concept plan or sub-area master plan that has been approved by the Planning Commission or City Council. 5. The City shall maintain its right to annex property as allowed by state statute. PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 5 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • S Staff feels the changes suggested by the City attorney provide better clarity without changing the intent of the language contained in the amendment. Additionally, the City Attorney reviewed the staff report findings and found them adequate. Staff has found the language included in the amendment complies with the applicable state land use goals, the City's municipal code and comprehensive plan policies, as well as federal, state, and regional plans and regulations. Therefore, staff recommends adopting language found in Exhibit A. At this point, President Inman noted that there was no one from the public to testify either for or against the Amendment. She opened up the meeting for questions.from the Commissioners. Commissioner Vermilyea asked— "Can you explain what therrato?nale is for adding No 5, in light of the fact that we were silent on this issue? If I understandµAe law„correctly,we would still maintain whatever rights with respect to annexation are given.to the City. I'think it's redundant to include it We either have the right or we don't. If we have it`we'can exercise it\so'I don't know why we would have to say in the Comp Plan that we're going to maintain a right that is'given to us from an external source. Can you shed some light on how that discussion went-;;where that suggestion came from?” Wyss answered: That suggestion had its basis in the wanting to change=`require"to `encourage"in the previous policy thatyou're referring to The sticking point s in goal 14.1,poliy 3 `"The City shall evaluate and may encourage that parcels adjacent to proposed annexations be ncluded�to:A. avoid creating unincorporated islands within the City — (which is within our right today)B. enable public;services to be fcienty and effectively extended to an entire area, or C implement a concept plan or sub-area master plan,that har°been::approved 4'y the Planning Commission or City Council. I believe they were uncomfortable,with poiniY1i*&C.ro they want to change it to encourage as opposed to � , "require"and then the Ci yAttorney niade'the suggestion that, fin the future we wanted to require something to implement a concept plan, that'f we added`Policy 5 `T he:Cii'`shall maintain its right to annex property as allowed by state statute." Ron Bunch added,,The Ci6,,Attorney, in°recommending this, said that the City does not want to abrogate any rights%thatmay choose to�exercise'n this,regarda,.Co the state law may, or may not, change over time but the City may chose'to exercise rights' (or,may notcto);-buuit.;needs to firmly establish those rights within the Plan. Commissioner;Vermilye said he resp`eetfully disagrees with the City Attorney's opinion on that issue and respectf lltdisagrees witl ,Council's;°determination to change the language. He suggested the Planning Comic ission change it l k. He'sa d "If they want to make that ultimate change in the decision that they mak ewhen they:make the`final decision— that's fine —but it sure seems to me that this really waters down:what we've!:talked about in our meetings. I don't agree that the word "require" is as strong as they, apparen ly think it is, because it says "may require" —it doesn't say "shall require" so the word`ma' leaves a lot of discretion there. I think that I could go either way on No. 5 but I think it's just surplus verbiage. My suggestion would be that we reject both of those suggested changes." They discussed this idea at length. PUBLIC HEARING CLOSED PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 6 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx • • DELIBERATION After deliberating, the consensus was the word "encourage" should be changed back to "require"in Goal 14.2.3 but that the additional No. 5 "The City shall maintain its right to annex property as allowed by state statute," be left in. At this point, a motion was made. MOTION Commissioner Vermilyea made the following motion: "I move that,the Planning Commission approve CPA2008-00006, as revised and recommended by staff,With the following change - delete the word "encourage" and reinsert the word "require" at Goal,,14:2 policy 3, and to recommend approval, as amended, to Council." Commissioner Caffall seconded:the motion. There was a vote and the motion carried as follows:;;.:`>_° - , AYES: Anderson, Caffall, Doherty, Fishel, Inman,;Muldoon, &Vermilyea M,, NAYS: None .' ABSTENTIONS: Walsh EXCUSED: Hasman 'Y 6. OTHER BUSINESS Commissioner Walsh said therewas good news .he infortred'the Commission that the Planned Development `White Oak, jias a heritage tree •4proved. Assistant Community Development Director, Ron Bunch, talked about the upcoming October 21 joint meeting the Planning,Commission'willbe:having,with`City Council. Bunch referred to a sheet he passed out regarding Planiiuri'g Commission Goals as of 2/19/08:They discussed what topics they'd like to discuss with;Council. 7. ADJOURNMENT President Inman adjourned the meeting at 8:25 p.m. Doreen Laughlin,Administrative Specialist II ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 7 of 7 I:\CURPLN\Gary\Comp Plan Amendment\CPA2008-00010(Tri-County)\Council Packet\tpc minutes-DRAFT-10-6-08(3).docx . • COMMUNITY i . NOTICE OF MAP CORRECTION t� J CPE�C�7 The City of Tigard published a legal notice in last Thursday's Tigard Times newspaper that included an incorrect vicinity map.The public ; 6605 SE Lake Road, Portland, OR 97222• PO hearing is on November 25. 2008 before the Tigard City Council Box 370• Beaverton, OR 97075 and is for the "'Fri-County Shopping Center Approval,Wetland . Phone: 503-684-0360 0• Bea e Fax: 503-620-3433 OR 97075 and Stream Corridor.Map Amendment/Comprehensive Plan i Phone: l com Fax: 43 Amendment (CPA) 2008-00010/Sensitive Lands Review-(SLR) 1 2008-00005". The purpose of this notice is to provide public notice of the correct vicinity map as shown below. _ fi AFFIDAVIT OF PUBLICATION ■i ®ass r� rair►gu� 1 State of Oregon, County of Washington, SS J ' 41%4 I �- I DR'OOT7 MAP I, Charlotte Alisop, being the first duly sworn, ` _� 'I'R�°"$-o"°"' Mist�N nG RD RETAIL depose and say that I am the Accounting ,ice CENTER Manager of The Times (serving Tigard, ■Tualatin & Sherwood), a newspaper of 111011E . .- general circulation, published at Beaverton, :1111 LEGEND:aim in the aforesaid county and state, as defined 1 / , �� %%/ s `� by ORS 193.010 and 193.020, that /�� _�' Ww , , . . „ '.',*,:± 101.1 w-Imag 1 City of Tigard /i �1��s ' �.._.=,. } %!// „� Ii1,�/ l Notice of Correction I rt7,14/1,tri -, ,TT 11220 �•imulu�,l_ ' -..._ a A copy of which is hereto annexed, was Ij ` ��:�� 1 published in the entire issue of said ® U! _ __ newspaper for 1 a �lt•� _ is Successive and consecutive weeks in the !Publish 11/20/2008 TT11220 following issues ! November 20, 2008 • ' DcW(&kaxI,o (k Charlotte Alisop (Accounting Mana er) Subscribed and sworn to before me this November 20, 2008 NOTAR UBLIC FOR OREGON My commission expires`—t\CN1. ..2X 1e .Q I I Acct#10093001 Attn: Patty Lunsford ^� �" ��-```-'���- ,-�-` City of Tigard ( ... OFFICIAL SEAL .l-s_ y g ? 4-7" SUZETTE I CURRAN 13125 SW Hall Blvd . 11) NOTARY PUBUC-OREGON I) Tigard, OR 97223 l t o� COMMISSION NO.422662 MY COMMISSION EXPIRES NOVEMBER 28,2011 () Size: 2 x 4.25 Amount Due $70.98 'remit to address above • 0 • . • , COMMUNITY • NEWSPAPEIS • . __ 6605 SE Lake Road, Portland, OR 97222• PO Box 370• Beaverton, OR 97075 Phone: 503-684-0360 Fax: 503-620-3433 I �� Email: legals @commnewspapers.com IIII . • IN• AFFIDAVIT OF PUBLICATION I PUBLIC HEARING ITEM State of Oregon, County of Washington, SS T I GARD I, Charlotte Allsop, being the first duly sworn, The following will be considered by the Tigard'City Council on 1 depose and say that I am the Accounting Tuesday November 25.2008 at 7:30 PM at the Tigard Civic Center , Manager of The Times(serving Tigard, -Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Tualatin & Sherwood), a newspaper of ,Public oral or written testimony is.invited. The public hearing general circulation, published at Beaverton, on this matter will be held under Title 18 and rules of . in the aforesaid county and state, as defined procedure adopted by the Council and available at City Hall or. by ORS 193.010 and 193.020, that the rules of procedure set forth in Section 18.390.060.E. The Y Council will hold a public hearing on the request prior to making a decision. .•City of Tigard . . Tri-County Shopping Center Further information may be obtained from the CityofTigardPlanning. TT11218 Division (Staff contact: Gary Pagenstecher) at 13125 SW Hall, .. Blvd:,Tigard,Oregon 97223 or by calling 503-639-4171. 1 A copy of which is hereto annexed,wvaS PUBLIC HEARING ITEM: published in the entire issue of said newspaper for ‘ COMPREHENSIVE PLAN AMENDMENT 1 (CPA)2008-00010/ Successive and consecutive weeks in the SENSITIVE LANDS REVIEW(SLR)2008-00005 -TRI-COUNTY SHOPPING CENTER following issues APPROVAL WETLAND November 6, 2008 AND STREAM CORRIDOR MAP AMENDMENT REQUEST: The Director requests a Comprehensive Plan Map c � i( I p� Amendment to correct the City's Significant Wetlands and Stream w corridors Map in the vicinity of SW Dartmouth and Hwy 217.= _i Charlotte Allsop (Accounting Ma ager)Subscribed and sworn to before me this November 6, 2008 _ - ' , W ' lit C.,k-kwa_. _ . NOTA-` PUBLIC FOR OREGON My commission expires C'v, c).% `DOI I Acct#10093001 Attn: Patt Lunsford �-`�.-`-��- `- - -`- - -`-�-`-7 Y, () "-.4r::-..;,,,)'s•., OFFICIAL SEAL J City of Tigard i ' SUZETTE I CURRAN 11) ( `Y y NOTARY PUBLIC-OREGON 13125 SW Hall Blvd ' ) Tigard, OR 97223 } •,1 o' COMMISSION NO.422662 ( MY COMMISSION EXPIRES NOVEMBER 28,2011 ) Size: 2 x 13.25 -�---^,-�- Amount Due$221.27 *remit to address above 0 • • I COMMUNITY NEWSPAPERS - 6605 SE Lake Road, Portland, OR 97222• PO . Box 370• Beaverton, OR 97075 Phone: 503-684-0360 Fax: 503-620-3433 `I IIII • Email: Iegals @commnewspapers.com I( • AFFIDAVIT OF PUBLICATION ruBLICHEARINGITEM • State of Oregon, County of Washington, SS , T I GARD • I, Charlotte Allso being the first duly sworn, P. 9 Y The following will be considered by the Tigard City Council on depose and say that I am the Accounting ,Tuesday November 25,2008 at 7:30 PM at the Tigard Civic Center r Manager of The Times (serving Tigard, ,-Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Tualatin & Sherwood), a newspaper of , oral or written testimony is•invited. The public hearing general circulation, published at Beaverton, on this matter will be.held under Title 18 and rules of . in the aforesaid county and state, as defined procedure adopted by the Council and available at City Hall or by ORS 193.010 and 193.020, that !the rules of procedure set forth in Section 18.390.060.E. The Y Council will hold a public hearing on the request prior to making a decision. . City of Tigard . .. . Tri-County Shopping Center ', Further information may be obtained from the'City ofTigard Planning. -�. TT11218 ,: Division (Staff contact: Gary Pagenstecher) at 13125 SW Hall I Blvd:,Tigard,Oregon 97223 or by calling 503-639-4171. 1 A copy of which is hereto annexed, was ` I PUBLIC HEARING ITEM: published in the entire issue of said - newspaper for COMPREHENSIVE PLAN AMENDMENT 1 (CPA)2008-00010/ Successive and consecutive weeks in the SENSITIVE LANDS REVIEW(SLR)2008-00005• -TRI-COUNTY SHOPPING CENTER following issues APPROVAL WETLAND November 6, 2008 AND STREAM CORRIDOR MAP AMENDMENT REQUEST: The Director requests a Comprehensive Plan Map f tlrL,( W Amendment to correct the City's Significant Wetlands and Stream Charlotte Allso (Accounting Ma a er Corridors Map in the vicinity of SW Dartmouth and Hwy 217. p ( g g ) The Tigard City Council approved the Tri-County Shopping Center Subscribed and sworn to before me this proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site November 6, 2008 Development Review (SDR) 98-0002/Planned Development • Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98- 0002/Lot Line Adjustment (MIS) 98-0004), which approved a - ' , C ,� . Comprehensive Plan Amendment to the Water Resources Overly , District,including fill and mitigation of a approximately 1.41 acres NOTA''' PUBLIC FOR OREGON ' of existing wetlands on the property, and other development. The My commission expires'■--n(,\J 1% ,1 I')I I resource maps were not revised as indicated in the findings for the (.7 -' ' decision. Meanwhile,Army Corps of Engineers and Department Acct#10093001 rof State Lands permits were obtained and grading, filling and Attn: ?Patt Lunsford ""�`.````�^`` mitigation occurred even though the remainder of the development Yi ot built: The Significant Habitat Areas map, based on the City of Tigard O CO.:'r�: �r UZETI 13125 SW Hall Blvd () ��� y NOTARY Pl wetland inventory, is also in error•and needs revision accordingly. Tigard, OR 97223 (} .'': COMMISS Although Council's approval of CPA98-00002 legally amended ( MY COMMISSION EXPIRES the City's Significant Wetlands Map, the Director's application Size: 2 x 13.25 (�-�.-,.-_-��-� - - is to formally correct the error in mapping. LOCATION: The Amount D $221.27 S 1 located . m t tto a d ave W 72ndAvenue n the Tigard Triangle; Washington County Tax Assessor's Maps 2S101BA, Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C- G(PD): 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 i residences which are located on the same site as a permitted use;a wide range of uses,including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports,. medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property,the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3;Statewide Planning Goals 1,2 and 5;and Metro Functional Plan, Title 3. I. , VAP ,II , 01 L MUD FIELDS ZONE' •Wil CHANGE•I , ■. IN Ij; VI11111 r',3: pa 111111Wp%:*/:, I■ii MI iii qm .nwmq , `� ,•min 1 .III n,, Publish: 11/06/2008 CNI#:TT11218 • r .. a • AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY :24,s'et OF THE NOTICE THAT WAS POSTED ON THE SITE. 4110ARD In the Matter of the Proposed Land Use Applications for Land Use File No.: CPA2008-00010/SLR2008-00005 Land Use File Name: TM-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT I, Gary Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) � nd/or tax lot(s)t(s) currently registered) G/' iO1 1 A u�51 S1 ) n a � and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of saidnotice being hereto attached and by reference made a part hereof, on the /7 day of 19 (�"L ,2008. Pfr ignature of P rs.n T'' erf ormed Posting (In e presence of the Notary) STATE OF OREGON County of Washington ss. City of Tigard qJ� A t Subscribed and sworn/affirmed before me on the / / r day of/V of Q-w..b 2r ,20 v g . ( `= KRISTIE J PEERMAN r NOTARY PUBLIC-OREGON 1 1( COMMISSION PI ES 419242 Y011 ) NO ARY PUBLIJF OREGON RizA...h_60 MY COMMISSION EXPIRES JULY 28, ( Z 8 . My Commission Expires: l.j , O I / NOTICE OF PUBLIC HEARING • The following will be considered by the Tigard City Council on Tuesday November 25, 2008 at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Public oral or written testimony is invited. The public hearing on this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Section 18.390.060.E. The Planning Commission's review is for the purpose of making a recommendation to the City Council on the request. The Council will then 40 hold a public hearing on the request prior to making a decision. Further information may be obtained from the City of Tigard Planning Division (Staff contact: Gary Pagenstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223 or by calling 503-639-4171. PUBLIC HEARING ITEM: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010/SENSITIVE LANDS REVIEW (SLR) 2008-00005 - TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT - REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Sit• Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Td 1 Assessor's Maps 2S101BA, Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN, DESIGNATION: C-G (PD): General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan, Title 3. • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes October 6,2008 1. CALL TO ORDER President Jodie Inman called the meeting to order at 7:05 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman;Commissioners: Anderson,Caffall (arrived late), Doherty,Fishel,Muldoon,Vermilyea,and Walsh Commissioners Absent: Commissioner Hasman Staff Present: Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner; Ron Bunch,Assistant Community Development Director; Darren Wyss, Senior Planner; Doreen Laughlin,Administrative Specialist II 3. COMMUNICATIONS - None 4. APPROVE MEETING MINUTES There was a motion by Commissioner Doherty, seconded by Commissioner Muldoon, to approve the September 15,2008 minutes as submitted. The motion carried as follows: AYES: Anderson, Doherty, Inman,Muldoon,Vermilyea, and Walsh NAYS: None ABSTENTIONS: Fishel EXCUSED: Hasman, Caffall 5. PUBLIC HEARINGS 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010/SENSITIVE LANDS REVIEW (SLR)2008-00005 -TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT- REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 1 of 7 I:\LRPLN\Doreen\PC\PC Packets for 2008\10-0G-08 Public Hearings minutes 10-6-08.doc • • Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98- 0004),which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revised accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Maps 2S101BA, Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C- G (PD): General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses,including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1,2 and 3;Statewide Planning Goals 1,2 and 5;and Metro Functional Plan,Title 3. PUBLIC HEARING OPENED Commission President,Jodie Inman, opened up the Public Hearing by reading the required statements for Quasi Judicial Hearings. [Commissioner Cattail arrived late.] She asked if any Commissioner wished to abstain, or declare a conflict of interest. There were none. She asked if anyone wished to challenge any member of the Planning Commission for bias or conflict of interest. No challenges. She asked for Commission members to report any ex parte contacts or site visitations. Commissioner Muldoon reported a site visit. Lastly, she asked if anyone in the audience wished to challenge the jurisdiction of the Commission. There were no challenges. At this point,Associate Planner, Gary Pagenstecher,gave the staff report on behalf of the City. He explained that the Community Development Director,Tom Coffee,requested a Comprehensive Plan Map amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas map (Attachment 1). He noted that 10 years ago the Tri- County Shopping Center had been approved, as well as the removal of the subject wetlands. He said the final order required that staff make amendments to the map accordingly.Those amendments were not made at the time, so staff was present today to make the amendments PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 2 of 7 I:\LItPLN\Doreen\PC\PC Packets for 2008\10-06-08 Public Hearings\tpc minutes I0-6-08.doc • • in a public manner along the same type of review process. He said this decision would basically be"housekeeping"in nature and,in a transparent manner, for public comment. He noted no public comment was received on the application—two agencies commented— Clean Water Services and Metro. Neither took issue with this mapping revision. Commissioners questions of staff(staff answers are in italics):. To clarify— So all actions that were approved in the past were taken with regard to this but the maps were simply not brought up to date at that time? That's right, thy got approval for wetlands fill, and they also required new mitigation. The applicant followed th vugh with those actions. They didn't build the development they were approved for. Does that answeryour question? Yes—and then the last part of the question—the housekeeping item —the maps should have been updated at that time? That simply just did not occur? That's right—it just did not occur. It was a finding in the decision, and it just didn't happen. So I'm curious—why does it have to come back to a public hearing if it had been approved in the past? I don't think it had to. I don't think this was necessary, but it was a decision by managers to in a transparent process for issues and sensitive lands that are important to citizens, and just to be sure that they have an opportunity to comment. So it's simply—the maps are going to be updated—no other action to be taken, or will be taken, as a result of this decision? That's light. It appears prior owners did not monitor thru the state. Is that monitoring now being continued or being begun again? Yes it is. PUBLIC TESTIMONY President Inman noted that no one had signed up either"for" or"against." She asked if anyone in the audience would like to speak. John Frewing, 7110 SW Lola Lane,Tigard, spoke for information sake. [Neither for, nor against.] He noted that the original decision was acted on in 18 months. He wondered whether they shouldn't have to come back since this has been 10 years,and regulations change. On the surface he said,it looks like they should be coming back. It was pointed out that the original decision was acted upon within 18 months. They didn't build, so they lost the opportunity to build there,but they would have to come in today for an application to build under today's regulations. It was also pointed out that they were there to talk about the map amendment alone. The original decision was acted on in 18 months.The CPA is related to the original decision; however, the SLR is relative to current standards. PUBLIC HEARING CLOSED DELIBERATION No deliberations. PLANNING COMMISSION MEETING TING MINUTES—October 6,2008—Page 3 of 7 1:\LRPLN\Doreen\PC\PC Packets for 2008\10-06-08 Public Hearings\tpc minutes 10-6-08.doc � b • • MOTION Commissioner Vermilyea made the following motion: `.`Madam Chair, I move for approval of Comprehensive Plan Amendment CPA2008-00010/Sensitive Lands Review SLR2008- 00005 for the Tri-County Shopping Center Approval Wetland and Stream Corridor Map Amendment as submitted by staff—and I recommend approval to City Council." Commissioner Muldoon seconded the motion. There was a vote and the motion carried as follows: AYES: Anderson, Caffall,Doherty,Fishel,Inman,Muldoon,Vermilyea&Walsh NAYS: None ABSTENTIONS: None EXCUSED: Hasman 5.2 COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00006 Tigard Comprehensive Plan Update of Statewide Planning Goal 14: Urbanization REQUEST: To amend the current Comprehensive Plan Topic 10:Urbanization by updating the goals,policies and recommended action measures to reflect current community conditions and values. The complete text of the proposed Amendment can be viewed on the City's website at http://www.tigard-or.gov/code_amendments. LOCATION:Citywide. ZONE: All City Zoning Districts. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390;Comprehensive Plan Chapters Citizen Involvement;Land Use Planning;Parks,Recreation, Trails,and Open Space;Public Facilities and Services;Transportation;and Urbanization;Metro Functional Plan Title 11;and Statewide Planning Goals 1,2,8, 11,12,and 14. PUBLIC HEARING OPENED Commission President,Jodie Inman,opened up the Public Hearing. At this point Senior Planner,Darren Wyss,gave the staff report on behalf of the City. He stated the Comprehensive Plan Amendment before the Planning Commission at this time would update the goals,policies,and recommended action measures pertaining to Statewide Planning Goal 14: Urbanization. He noted the Planning Commission had already reviewed this amendment during its Aug 18th public hearing. He said,because the newspaper failed to print the Ad the City sent them, advertising that public hearing, another hearing needed to be held,and the Ad was resent to the newspaper to comply with the City's citizen involvement program. The new Ad was published in the September 18'h edition of The Times. As a reminder-The proposed amendment went thru a review process that included two Policy Interest Team meetings hosted by the PC before the public hearing in August. Since that public hearing,the City Council also held a workshop on the amendment.At that time, staff did not realize the newspaper Ad had not been published, and the City Council asked for some clarity on a few of PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 4 of 7 I:\LRPLN\Doreen\PC\PC Packets for 2008\10-06-08 Public I Icarings\tpc minutes 10-6-08.doc • • the policies. They asked for clarity between Goal 14.1,Policy 1,and Goal 14.3,Policy 4,both of these were dealing with provision of services outside of City limits. After the conversation and speaking with the City Attorney,Staff worked with the City Attorney to develop new language and the decision was made to eliminate Goal 14.3,Policy 4 and add additional language to Goal 14.1, Policy 1.The changes are as follows: Goal 14.1 1. The City shall only approve the extension of City services: A. where applications for annexation for those properties have been approved;or B. in circumstances where applicable state and county health agencies have declared a potential or imminent health hazard pursuant to ORS 431.705 to 431.760 (Health Hazard Annexation or Service District Formation); or C. as outlined in the intergovernmental agreement regarding water provision within the Tigard Water Service Area. Goal 14.3 The Council also asked for the language in Goal 14.2,Policy 3 to be changed from"require" to "encourage,"as they felt it was too strong. The Commission also raised this issue during a workshop,and asked whether this was within the City's legal right.The City Attorney suggested changing the language from"require" to "encourage," and by adding an additional policy to ensure the possibility of requiring annexation in the future, the intent of the language could be maintained. This new policy is now Goal 14.2,Policy 5. Goal 14.2 3. The City shall evaluate and may require encourage that parcels adjacent to proposed annexations be included to: A. avoid creating unincorporated islands within the City; B. enable public services to be efficiently and effectively extended to the entire area; or C. implement a concept plan or sub-area master plan that has been approved by the Planning Commission or City Council. 5. The City shall maintain its right to annex property as allowed by state statute. Staff feels the changes suggested by the City attorney provide better clarity without changing the intent of the language contained in the amendment.Additionally,the City Attorney reviewed the staff report findings and found them adequate. Staff has found the language included in the amendment complies with the applicable state land use goals, the City's municipal code and comprehensive plan policies,as well as federal,state, and regional plans and regulations.Therefore,staff recommends adopting language found in Exhibit A. PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 5 of 7 I:\LRPLN\Doreen\PC\PC Packets for 2008\10-06-08 Public I-Icarings\tpc minutes 10-6-08.doc r S • • • At this point,President Inman.noted that there was no one from the public to testify either for or against the Amendment: She opened up the meeting for questions from the Commissioners. Commissioner Vermilyea asked—"Can you explain what the rationale is for adding No. 5,in light of the fact that we were silent on this issue? If I understand the law correctly,we would still maintain • whatever rights with respect to annexation are given to the City. I think it's redundant to include it. We either have the right or we don't. If we have it,we can exercise it so I don't know why we would have to say in the Comp Plan that we're going to maintain.a right that is given to us from an external source. Can you shed some light on how that discussion went—where that suggestion came from?" Wyss answered: That suggestion had its basis in the wanting to change "require"to "encourage"in the previous policy thatyou're referring to. The stickingpoint is in goal 14.1,policy 3, `The City shall evaluate and may encourage that parcels adjacent to proposed annexations be included to:A. avoid creating unincorporated islands within the City — (which is within our right today)B. enable public services to be efficiently and effectively extended to an entire area, or C. implement a concept plan or sub-area master plan that has been approved by the Planning Commission or City Council. I believe they were uncon fortable with points B C so they want to change it to encourage as opposed to "require"and then the COI Attorney made the suggestion that, if in the future we wanted to require something to implement a concept plan, that if we added Policy 5 `The ay shall maintain its right to annex property as allowed by state statute." Ron Bunch added `The COI Attorney, in recommending this, said that the City does not want to abrogate any rights that it may choose to exercise in this regard" So the state law may, or may not, change over time but the Ciy may choose to exercise rights(or may not to)— but it needs to firmly establish those tights within the Plan. Commissioner Vermilyea said he respectfully disagrees with the City Attorney's opinion on that issue and respectfully disagrees with Council's determination to change the language. He suggested the Planning Commission change it back. He said"If they want to make that ultimate change in the decision that they make when they make the final decision—that's fine—but it sure seems to me that this really waters down what we've talked about in our meetings. I don't agree that the word "require"is as strong as they apparently think it is, because it says"may require"—it doesn't say"shall require" so the word"may"leaves a lot of discretion there. I think that I could go either way on No. 5 but I think it's just surplus verbiage. My suggestion would be that we reject both of those suggested changes." They discussed this idea at length. PUBLIC HEARING CLOSED DELIBERATION After deliberating, the consensus was the word "encourage" should be changed back to "require"in Goal 14.2.3 but that the additional No. 5 "The City shall maintain its right to annex property as allowed by state statute,"be left in. At this point, a motion was made. PLANNING COMMISSION MEETING MINUTES—October 6,2008—Page 6 of 7 I:\LRI'LN\Doreen\PC\PC Packets for 2008\10-06-08 I'ublic Hearings\tpc minutes l0-6-08.doc • • MOTION Commissioner Vermilyea made the following motion: "I move that the Planning Commission approve CPA2008-00006,as revised and recommended by staff,with the following change - delete the word"encourage" and reinsert the word "require" at Goal 14.2 policy 3, and to recommend approval, as amended, to Council." Commissioner Caffall seconded the motion. There was a vote and the motion carried as follows: AYES: Anderson, Caffall,Doherty,Fishel, Inman,Muldoon, &Vermilyea NAYS: None ABSTENTIONS: Walsh EXCUSED: Hasman 6. OTHER BUSINESS Commissioner Walsh said there was good news -he informed the Commission that the Planned Development"White Oak" has a"heritage tree" approved. Assistant Community Development Director,Ron Bunch,talked about the upcoming October 21 joint meeting the Planning Commission will be having with City Council. Bunch referred to a sheet he passed out regarding Planning Commission Goals as of 2/19/08. They discussed what topics they'd like to discuss with Council. 7. ADJOURNMENT President Inman adjourned the meeting at 8:25 p.m. Doreen Laughlin, dministr ve Specialist II .N) °L.-- A'ffEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—October 6,2008--Page 7 of 7 I:\LRPLN\Doreen\PC\PC Packets for 2008\10-06-08 Public Hearings\tpc minutes 10-6-08.doc • Of N .17, Tigard Planning Commission Agenda Item #5 ! Page L of L Date of Hearing to- (n- Case Number(s) CPP Cpl, -L�olo'SLR2.00s - Case Name-T , - ( o,► - 1cto'ooa ` U -e_t\cv.A x�r,,&f c6, IAN) evv' Location c 5 W 6A' 12:4' AQQ, . If you would like to speak on this item, please PRINT your name, address, and zip code below: Proponent (for the proposal): Opponent (against the proposal): Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: City, State, Zip: p (CL r.) Name: � v r 0•--A__°"\15'\-- — 0 � Address: �� J' O �C , 3, - City, State, Zip: Name: Address: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: t • • City of Tigard T I GARD Planning Commission — Agenda MEETING DATE: October 6, 2008, 7:00 p.m. MEETING LOCATION: City of Tigard—Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m.— 4. APPROVE MINUTES 7:05 p.m. 5. PUBLIC HEARINGS 7:15 p.m.- 5.1 COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010/SENSITIVE LANDS REVIEW (SLR) 2008-00005 -TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT- REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98- 0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District,including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built' The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revised Bs rdingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Maps 2S101BA, Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C-G (PD): 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 PLANNING COMMISSION AGENDA- OCTOBER 6, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of 2 - `limited to single-family resides which are located on the same sitda permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini- warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan,Title 3. 5.2 COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00006 Tigard Comprehensive Plan Update of Statewide Planning Goal 14: Urbanization REQUEST: To amend the current Comprehensive Plan Topic 10: Urbanization by updating the goals, policies and recommended action measures to reflect current community conditions and values. The complete text of the proposed Amendment can be viewed on the City's website at http://www.tigard- or.gov/code_ amendments. LOCATION: Citywide. ZONE: All City Zoning Districts. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380 and 18.390; Comprehensive Plan Chapters Citizen Involvement; Land Use Planning; Parks, Recreation, Trails, and Open Space; Public Facilities and Services; Transportation; and Urbanization; Metro Functional Plan Title 11;and Statewide Planning Goals 1, 2, 8, 11, 12,and 14. 6. OTHER BUSINESS 9:00 p.m. 7. ADJOURNMENT 9:15p.m. PLANNING COMMISSION AGENDA— OCTOBER 6, 2008 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of 2 • . Agenda Item: 5.1 Hearing Date: October 6,2008 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = N/A SECTION I. APPLICATION SUMMARY FILE NAME: TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CASE NOS.: Comprehensive Plan Amendment CPA2008-00010 Sensitive Lands Review SLR2008-00005 APPLICANT: City of Tigard OWNER: PacTrust Community Development Dept. 15350 SW Sequoia Parkway Ann: Tom Coffee Suite 300 13125 SW Hall Boulevard Portland, OR 97224 Tigard, OR 97223 PROPOSAL: The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth Street and Hwy. 217. The City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property,and other development. Although Council's approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs to be revised. LOCATION: The subject property ppe is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Map 2S 101BA, Tax Lot 00101 and 1S136CD,Tax Lot 04200. ZONING/ COMP. PLAN DESIGNATION: C-G (PD): General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.775; Comprehensive Plan Goals 1 and Z, and Policy 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan Titles 3 and 13. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT Q'A2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 1 OF 8 • • • SECTION II. STAFF RECOMMENDATION The Director recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Sensitive Lands Review. SECTION III. BACKGROUND INFORMATION Site History The Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004 ), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the subject property, and other development. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is therefore also in error and needs to be revised. It is also noted that the fill and mitigation that occurred followed permits granted by the Division of State Lands and US Army Corps of Engineers. Vicinity Information The subject 17.17-acre ppr��ope is located south of SW Dartmouth Street, west of SW 72nd Avenue, and east of Hwy. 217 in the-Tigard Triangle. A 10.42-acre si nificant wetland associated with Red Rock Creek is located adjacent to the site on the west. The C-G (PD-zoned land is surrounded on the north,west and east by the same zone and on the south by land zoned MUE Proposal Description The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas Map (Attachment 1). SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. Staff requests a quasi-judicial comprehensive plan map amendment under Type III-PC procedure to correct the City's Wetlands and Stream Corridors Map consistent with the findings in CPA98-0002. In addition, staff requests a correction in the CitYs Significant Habitat Areas Map reflecting the corrected Wetlands and Stream Corridor Map on which Metro s habitat inventory was based (Metro Ordinance 05- 1077C, Exhibit C, Attachment 3 includes the wetland inventory map that was adopted as part of the habitat inventor. These resource plans are included by reference in the City's Comprehensive Plan. The Commission shall make a recommendation to the Council on this proposed comprehensive plan amendment. B. Standards for making quasi-judicial decisions. A recommendation or decision to approve approve with conditions or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 8 • COMPREHENSIVE PLAN - GOAL 1: CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The City has mailed notice of the Planning Commission hearing on September 15, 2008 to property owners within 500 feet of the subject site, interested citizens, and agencies. The City published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. After the Planning Commission public hearing, additional notice will be published pnor to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. With these public involvement provisions, the proposed zone change is consistent with applicable Citizen Involvement policies. COMPREHENSIVE PLAN - GOAL 2: LAND USE PLANNING Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. The Director requested amendments to the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map, included by reference in the Comprehensive Plan. The map corrections will provide accurate information on which future development proposals can rely, consistent with maintaining an up-to-date Comprehensive Plan. COMPREHENSIVE PLAN - POLICY 3: NATURAL FEATURES AND OPEN SPACE Policy 3.2.1: The city shall prohibit development within areas designated as Significant wetlands on the floodplain and wetlands map. No Development shall occur on property adjacent to areas designated as Significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Development on property adjacent to significant wetlands shall be allowed under the planned development section of the code. The Council, under CPA98-0002, approved removal of approximately 1.41 acres of wetlands on the subject property. Even though the development was not built,the developer graded,filled and mitigated for the wetIanc:s. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Therefore, the prohibition of development for those wetlands should no longer apply. This proposal would revise the City's Wetlands and Stream Corridors Map, consistent with the legal and material status of the subject wetlands. The subject parcel is zoned GG (PD) and is adjacent to a 10.42-acre significant wetland associated with Red Rock Creek on the west. Therefore, future development on the site will occur under the planned development section of the code (Chapter 18.350). FINDING: Based on the analysis above,staff finds that the proposed map revisions are consistent with the applicable goals and policies contained in the Tigard Comprehensive Plan. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and- Zoning Map and Text Amendments (18.380) The applicable Sections of Chapter 18.380 including the process for map amendments and approval standards are addressed in this staff report. Decision Making(18.390) The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in 18.380.030. Section 18.390.050 requires a preapplication conference, application requirements, and procedures for Planning Commission hearings. A pre-application conference was held in July and documented in the July 31, 2008 Memorandum from Tom Co}fee to Dick Bewersdorff. An Impact Statement is not required under 18.390.050.B.e. because no development is proposed. Pursuant to 18.380. 030.A.2, the Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 8 • • In addition, 18.775.130 states that any owner of property affected by the Goal 5 safeharbor protection of significant wetlands may apply for a quasi-judicial comprehensive plan amendment under a Type IV procedure. CPA98-0002 used the Type IV procedure to remove the wetlands through the ESEE safeharbor analysis. The procedures for this Type III PC process and the Type IV process are similar in that both require hearings at the Planning Commission with a recommendation to Council who makes the decision. However, Type IV decisions require consideration of additional criteria, including any applicable Metro, State and Federal regulations. These additional regulations are addressed below. Sensitive Lands (18.775) 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. This amendment must be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an Alternatives Analysis, as described in Section 3.02.5 of the CWS "Design and Construction Standards". The applicant shall demonstrate that such an amendment is justified by an Environmental, Social, Economic and Energy(ESEE) consequences analysis. CPA98-0002, which was a specific development proposal, included an ESEE analysis that formed the basis of the Council's approval and removal of the Goal 5 protection from the property. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be amended to remove the site from the inventory. CPA98-0002 approved the application and the ESEE analysis was incorporated by reference in the Tigard Comprehensive Plan. The finding in the decision stated "If this application is approved, staff will undertake the appropriate revisions to the resource maps." However, staff did not revise the Tigard Wetland and Stream Corridor Map,which is the subject of the Director's request. 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. Applicants who believe that the map is inaccurate shall submit a detailed delineation conducted by a qualified professional in accordance with the following methodology to verify the precise boundanes of the inventoried habitat areas by means of a Type II procedure. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a four-step process: a) Locate the Water Feature that is the basis for identifying riparian habitat, 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 and within 100 feet of flood areas, 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 methodolo y as described in Clean Water Services Design and Construction Standards), and d) Identify the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and TTTable 18.775.3. The City believes the Significant Habitat Areas Map is inaccurate because it is based on an inaccurate wetlands invento as described in this report and shown in Attachment 1. The methodology prescribed to verify habitat area boundaries includes locating the water feature that is the basis for identifying riparian habitat. In this case, CPA98-0002 removed two island wetlands that were the basis for the "strictly limit" habitat classification. Staff proposes to amend the Significant Habitat Areas Map to remove only those two "strictly limit" areas associated with the wetlands that no longer exist legally or materially. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there are no significant issues with the Director s request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, Metro staff requested the following TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 8 • • • • comments be entered into the record based on the requested change and as the City works with the property owner on future development: ♦ The stream on the property, which has been scarified for some time, does appear to be in error. There may be a small remnant in the northeast corner of the lot. Metro receives all its stream layers from the local jurisdictions; consequently we would rely on your identification of this resource and its location. ♦ Metro staff has reviewed aerial photography over several years and has seen no evidence of the two small wetlands shown on the current maps. A previous Comprehensive Plan Amendment passed by the Tigard City Council has already removed the wetlands from the inventory. Since Metro can find no evidence of wetlands in the past, the removal of the habitat designation is consistent with previous decisions on this property. Again, Metro receives local wetlands inventory from the local jurisdictions. ♦ The lot involved to the west TLID 2S101BA00200, identifies important riparian habitat which provides important protection for both wildlife habitat and water quality within the City of Tigard. RESPONSE: The stream on the subject property currently runs in a course adjacent to SW Dartmouth and is included in the on-going 10-year mitigation effort permitted by DLCD and USAGE. The original stream course is indicated on the CWS Stream Corridors Map and on the Significant Habitat Areas Map as "lightly limit". The original stream course is scarified as a result of the grading approved under CPA98-000 and mapping should reflect these changes. The City's Long Range Planning Staff will work with CWS and Metro to amend their respective maps. The City's Wetland and Stream Corridors Map will be revised by removing the subject wetland areas and adding the mitigation wetland areas, consistent with this application,if approved. The adjacent TLID 2S101BA00200, owned by Costco, contains important riparian habitat associated with Red Rock Creek. On August 29, 2008, the City received an application for retail development on the property that is the subject of this application. The application will be processed as a planned development. The purposes of the Planned Development chapter include preserving to the greatest extent possible the existing landscape features and amenities and 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. Application of the Planned Development standards and process should ensure protection for both wildlife habitat and water quality on the adjacent parcel. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. The Director has initiated a comprehensive plan ma amendment to address errors in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map,which are incorporated by reference into the comprehensive plan map. Consistent with the findings in CPA98-0002,the City proposes to revise the Wetlands and Stream Corridors Map removing the wetlands designation on the subject 1.41 acres of mapped wetlands. In addition, the City intends to revise the City's Significant Habitat Areas Map consistent with Metro's adopted Metro's Goal 5 rogram known as Nature in Neighborhoods. The wetland inventory map (Metro Ordinance 05-10770, Exhibit C Attachment 3) that was adopted as part of the habitat inventory was based on the City's erroneous Wetlands and Stream Corridors Map, which included the wetlands removed under CPA98-0002. The City's Significant Habitat Areas Map shows "strictly limit" habitat areas associated with wetlands. The removal of the mapped wetlands would remove the basis for the habitat designation. FINDING: The direction for map revision in the findings for CPA98-0002 provides evidence of a mistake in the City's Wetlands and Stream Corndors Map and the City's Significant Habitat Areas Map relating to the subject property. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 5 OF 8 • 18.380.030.0 Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not apply generally across the City. Therefore,the Planning Commission recommendation to Councilmay be for denial, approval,or approval with conditions. APPLICABLE METRO, STATE AND FEDERAL REGULATIONS Pursuant to 18.390.060.G, review of the following Metro, State and Federal regulations are applicable to Type IV procedures which apply generally to legislative matters such as the creation, revision, or large- scale implementation of public policy and specifically to Goal 5 safeharbor protection of significant wetlands (18.775.130). Metro Framework Plan Metro Functional Plan Title 3 - Water Quality, Flood Management, and Fish/Wildlife Habitat Conservation - protect beneficial uses and functional values of water quality and flood management resources by limiting uses in these areas. Establish buffer zones around resource areas to protect from new development. The proposed map corrections simply_acknowledge what was previously permitted under CPA98-0002 and the DSL and USACE permits. Therefore, the proposed amendments do not conflict with Title 3 requirements. Metro Functional Plan Title 13 - Nature in Neighborhoods - conserve, protect, and restore a continuous ecologically viable streamside corridor system, from the streams' headwaters to their confluence with other streams and rivers, and with their floodplains in a manner that is integrated with upland wildlife habitat and with the surrounding urban landscape; and control and prevent water pollution for the protection of the public health and safety, and to maintain and improve water quality throughout the region. Title 13 is part of the regional approach to implement Statewide Planning Goal 5. As part of the original land use application for CPA98-0002, wetlands, vegetated corridor and habitat were inventoried and delineated and an Environmental, Social, Economic and Energy (ESEE) analysis was conducted. The decision required com ensatoiy mitigation and reestablishment of wetland areas. The new wetland areas have been established- and will be added back into the inventory of protected sites (GeoEn ineeerrs, Wetland Delineation, Figure 6). The Year-Five Wetland Mitigation Monitoring Report, dated December 21,2007, by GeoEn sneers found that the work completed at the Tigard Retail Development site has been conducted in enera accordance with the Pmpasai Mitigation Conplian e A aion Purxh List reviewed with USAGE and DSL. The GeoEngineers monitoring survey completed on November 27, 2007 included establishment of eight monitoring stations that will be used over the remaining five years of the 10-year monitoring period to document the success of the mitigation efforts. Completion of the proposed mitigation activities will create the capability for proper functioning at the site, consistent with the aim of Nature in Neighborhoods. With this application,the City is simply proposing to amend the City's Wetlands and Stream Corridors and Significant Habitat Areas maps for the wetlands removed under C A98-0002. New wetlands created will also be mapped accordingly. FINDING: Based on the analysis above, staff finds that the proposed project has addressed the relevant Metro policies. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 8 • • Statewide Planning Goals Statewide Planning Goal 1 - Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.390. A notice was mailed to all property owners within 500 feet of the project site and the notice was additionally published in the Tigard 'Times prior to the hearing. After the Planning Commission public hearing, additional notice will be published prior to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. Statewide Planning Goal 2 - Land Use Planning: This goal outlines the land use planning process and policy framework. The City's Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Comprehensive Plan. As discussed within this report, the proposed amendments comply with the Development Code and Comprehensive Plan criteria. Statewide Planning Goal 5 - Natural Resources This goal requires the inventory and protection of natural resources, open spaces, historic areas and sites suitable for removal and processing of mineral and aggregate resources. This goal is met because the resources have been inventoried and delineated. Protections are in place via the development code restrictions. Staff is proposing to amend the Wetland and Stream Corridors and Significant Habitat Areas mapps to correct mapping errors when the subject wetlands were removed from the inventory pursuant to CI'A98-0002, but not removed from the maps. The review process also required compensatory mitigation and reestablishment of wetland areas. The new wetlands on the subject site have been estabhs zed (Geo Engineers Wetland Delineation, 5/18/07) and will be added back into the inventory of protected sites. A thorough review by state (DSL, RF-9256) and federal (USAGE, case number 98-666) agencies has been conducted and approvals have been issued. FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable Statewide Planning Goals. State and Federal Regulations Oregon Revised Statues Chapter 196 Oregon Revised Statues Chapter 196 addresses general wetland requirements within the state. These statutes are administered by Division of State Lands. DSL reviewed the proposal and issued an approval permit for the subject property(DSL RF-9256). Federal Clean Water Act, section 404 The clean water act is responsible for regulating impacts to wetlands and other navigable waters of the United States. The agency primarily responsible for implementing these federal statutes is the Army Corps of Engineers. The Corps has reviewed the proposal and issued an approval for wetland fill (USAGE, case number 98-666) FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable State and Federal regulations. SECTION V. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and intends to amend the maps that are the subject of this proposal. TRI-OOUNIY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 7 OF 8 • • SECTION VI. AGENCY COMMENTS Oregon Departments of Fish and Wildlife, Land Conservation and Development, Environmental Quality and Division of State Lands were given the opportunity to review this proposal and submitted no comments or objections. Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter date September 2, 2008. CWS comments do not address the particulars of this application but rather issues related to the eventual development of the site. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there were no significant issues with the request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, there are several comments that Metro staff would like entered into the record based on the requested change. These comments are included in the body of this staff report. A copy of the letter can be found in the land use file for this application. • E.Ny September 24, 2008 G4 PREPARED BY: G Pagenstecher p DATE Associate Planner t -K'' "` September 24, 2008 REVIEWED BY: Richard ewersdorff DATE Planning Manager I:\curpin\gary\comprehensive plan amendments\cpa2008-00010(Fri-County) IRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SI..R2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 8 OF 8 -, ....._ . . . .•: •••••• -- •:: .... ..-$ , ..'""...4.....c. . '••••• • ••• -; t C 4..1'7..;41.'Y '•.':`• ,. .. 1 a"i7a::.,..47.:t.'. 41;1' -••-•'.' '•• ..-'..;• '•••. .•••• , .:..'•••:*''. :;.§. •:'. .":..0' 4. .:::...,. i '.: 4,#) ,i".''''•:#!Ii: ...'.:: ,..;. : 2 •,-.7-2 \N... V I' t.i. .. .-- ' • '' '' ' - ' ....... A.:4 't, 'rvj a. # • # Alt ... ' ' \ . .. • e . # :• .1‘ . „L.:. ..t: ( • ..\2..(ifri'•-0()L I i t) 1 7. s ..• 4 , ,...., ! ... 14 •,. . .. .14 • ' •• '...... ....1.4.4,..' 1...":., ' ...::,,. *„."' 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TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, OCTOBER 6, 2008 AT 7:00 PM, AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, NOVEMBER 25, 2008 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCIFD IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010 SENSITIVE LANDS REVIEW(SLR) 2008-00005 FILE TITLE: TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT APPLICANT: City of Tigard OWNER: PacTrust 13125 SW Hall Blvd Attn: Man Oyen - Tigard, OR 97223 15350 SW Sequoia Pkwy. Suite 300 Portland, OR 97224 REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri- County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review(SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including till and mitigation of approximately 1.41 acres of existing wetlands on the property,and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72' Avenue in the Tigard Triangle;Washington County Tax Assessor's Maps 2S101BA,Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: GG (PD): General Commercial District. The GG zoning district is designed to accommodate a full range of retail, office and. civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage mini-warehouses, utilities, heliports, medical centers: major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan, Title 3. THE PUBLIC HEARING ON THIIAITIER WILL BE CONDUCTED I RDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE li RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND QTY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL . ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (lUD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. PUBLIC ORAL OR WRJTIEN TESTIMONY IS INVITED.: ANYONE WISHING TO PRESENT WRI"ITEN TESTIMONY ON THIS PROPOSED ACIION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE QTY PLANNER, OPEN THE PUBLIC HEARING,AND INVITE BOTH.ORAL AND WRTI"1"EN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE AC11ON ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSION'S REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C)PER PAGE,OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN(7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST,OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639- 4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD,. TIGARD, OREGON 97223) OR BY EMAIL TO GARYPna TIGARD-ORGOV. PP" CITY.(TIGARD—IIIIIIIIIII 9�(J IMIll VI(�INITI-MAP !Lit SLR2008 0005 TEP'TY NG CW4 C =,; '1 AMENDMENT ~ _ DARTMOUTH ST LEGEND: / z./ SUBJECT r. 1 ll II ii- , :}Q•- •, Firth: LINN ���� Y - -,SL. 0 10 100�•�c N 4.mar - 1 1D ! „.-.-, 240 Ma 40 fest '11 ,. ..... VIIIIIIIIIIIM__r --■ U SsIsrmaAn••shis lass is Is eeeeee al 1••stlen only and * : ;; , Community Development Plot date.Aug 1 ,2008,C:\megic∎MAGIC03 A^ ,414. DLCD Notice of Proposed Amendment CO ok2. THIS FORM MUST BE RECEIVED BY DLCD AT LEAST 45 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING PER ORS 197.610,OAR CHAPTER 660,DIVISION 18 °"` `'' "' • Jurisdiction: City of Tigard Local file number: CPA2008-00010/SLR2008-00005 Date of First Evidentiary hearing: 10/6/08 Date of Final Hearing: 11/25/08 Is this a revision to a previously submitted proposal? ❑Yes No Date submitted: N/A n Comprehensive Plan Text Amendment ❑ Comprehensive Plan Map Amendment n Land Use Regulation Amendment ❑ Zoning Map Amendment ❑ New Land Use Regulation ® Other: Significant Wetlands Map Amendment Briefly Summarize Proposal. Do not use technical terms. Do not write "See Attached" (limit of 500 characters): Implement map changes to City of Tigard's Significant Wetlands and Stream Corridors Map pursuant to Tri-County Shopping Center's 1998 Comprehensive Plan Amendment approval (CPA98-00002) and revise significant habitat areas map accordingly. Has sufficient information been included to advise DLCD of the effect of proposal? Yes Plan map changed from: Removing 1.41 acres of wetlands To: Zone map changed from: N/A To: Location of property (do not use Tax Lot): South of Dartmouth Street, West of SW 72nd Avenue. Previous density: N/A ' New density: N/A Acres involved: 1.41 Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 X1 . x n Is an exception to a statewide planning goal proposed? ❑ YES ® NO Goals: N/A Affected state or federal agencies, local governments or special districts (It is jurisdiction's responsibility to notify these agencies. DLCD only reports this information.): City of Tigard, Metro and ODOT. Local Contact: Gary Pagenstecher Phone: (503) 718-2434 Extension: Address: 13125 SW Hall Boulevard Fax Number: 503-718-2748 City: Tigard Zip: 97223 E-mail Address: garyp(a�tigard-or.qov DLCD file No. • f SUBMITTAL REQUIREMIS This form must be;received by DLCD at least 45 days prior to the first evidentiary hearing per ORS 197.610 and OAR Chapter 660, Division 18 1 . This form must be submitted by local jurisdictions only (not by an applicant). 2. When submitting, please print this form on light green paper. 3. Send this Form and TWO COPIES of the proposed amendment to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 4. Electronic Submittals: At least one hard copy must be sent by mail or in person, but you may also submit an electronic copy, by either email or FTP. You may connect to this address to FTP proposals and adoptions: webserver.lcd.state.or.us. To obtain our Username and password for FTP, call Mara Ulloa at 503-373-0050 extension 238, or by emailing mara.ulloa @state.or.us. 5. Unless exempt by ORS 197.610(2), proposed amendments must be received at the DLCD's Salem office at least 45 days before the first evidentiary hearing on the proposal. (The clock begins on the day DLCD receives your proposal.) The first evidentiary hearing is usually the first public hearing held by the jurisdiction's planning commission on the proposal. 6. Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information the local government believes is necessary to advise DLCD of the effect of the proposal. "Text" means the specific language being added to or deleted from the acknowledged plan or land use regulations. A general description of the proposal is not adequate. 7. Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map should be legible and on 81/2 x 11 inch paper. Please provide the specific location of property, such as an address and/or tax lot number. Include text regarding background and/or the justification for the change, such as the application accepted by the local government. 8. Submittal of proposed amendments that involve a goal exception must include the proposed language of the exception. 9. Do not submit this form without supporting documentation. 10.Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please print on 8-112x11 green paper only. You may also call the DLCD Office at (503) 373- 0050; or Fax your request to: (503) 378-5518; or Email your request to mara.ulloa @state.or.us - ATTENTION: PLAN AMENDMENT SPECIALIST. http://www.Icd.state.or.us/LCD/forms.shtml Updated November 27, 2006 U.S. Postal Servicem, .a - CER ru RI Attn: Patty/Planning f (Domes RE: CPA2008-00010/SLR2008-00005 ded) I r- For deliv Tri-County Approval Map Amndmnt. i C. "Notice of Proposed Amendment" m 0 O Postage $ Certified Fee 1111M11 S d Pi • O Return Receipt Fee ti� Mstrirark-, • Q (Endorsement Required) , ty, ail r4(�is! !`1 Restricted Delivery Fee td 17 (Endorsement Required) Lj Il`in ?6,-_,,,,:.... ✓ � Total Postage&Fees " c0 Sent ro - - ATTN: PLAN AMENDMENT SPECIALIST p or PO iApt�N. Ore on De t of Land Conservation&Develo ment r orPOBoxNo. I 635 Capital Suaet NE,Suite 150 p City,State,ZIP+4 Salem,OR 97301-2540 PS Form 3800.Aug ... ee Reverse for Instructions - I SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON^SLIVERY i 1 a Complete items 1,2,and 3.Also complete A. 'gn.t = ` I, 1: . item 4 if Restricted Delivery is desired. X ,i I Al, ��1 �� Agent • Print your name and address on the reverse ■ ddressee so that we can return the card to you. B. Receiv,d• (Printed N. pp.e o •-••- a Attach this card to the back of the mailpiece, or on the front if space permits. ;�2 -- D. Is delivery address different from item 1? • Yes 1. Article Addressed to: If YES,enter delivery address below: 0 No ATTN: PLAN AMENDMENT SPECIALIST i Oregon Dept.of Land Conservation&Development ' s 635 Capital Street NE,Suite 150 3. Service Type Salem,OR 97301-2540 • lgt Certified Mail 0 Express Mail -\ - -_ -. _ 0 Registered 0 Return Receipt for Merchandise , 0 Insured Mall 0 C.O.D. • 4. Restricted Delivery?(Extra Fee) 0 Yes 2. (Transfer'rfrom 7008 0150 0000 5030 7222. (Transfei from service IabeQ I , - - PS Form 3811,February 2004 Domestic Return Receipt - . - . 102595-02-M-1540 ? EQUEST FOR COMMEArrS • • li is �,)It4 MEMORANDUM TIGARD 2027 TO: Gary Pagenstecher 17 51/3 FROM: Darren Wyss, Senior Planner RE: Mapping Protocol - CPA2008-00010 DATE: September 30, 2008 The City of Tigard Community Development Department acts as the steward of the two regulatory maps that are to be updated with this amendment: the Wetlands and Stream Corridors Map and the Significant Habitat Areas Map. The Long Range Planning Division (part of the Community Development Department) maintains and updates the electronic GIS files that are used to create the maps. This includes the City's Local Wetland Inventory (LWI) that was approved by the state in 1997 and the Significant Habitat Areas that were adopted by the City in 2006 as part of the Metro Nature in Neighborhoods Program. The protocol for updating the GIS files is the same for both maps. Upon a final decision,whether it is a comprehensive plan amendment for the Wetlands and Stream Corridors Map or a Type II decision (as outlined in CDC 18.775.140.B) for the Significant Habitat Map, the necessary information to show the approved change is submitted to Long Range Planning. The GIS file is then amended (deletions, additions, adjustments) and the associated map is updated. The protocol outlined above was not properly followed in 1998 when CPA98-00002 was approved. The two wetlands that were filled should have been removed from the City's LWI and the wetlands created to satisfy mitigation requirements should have been added. The amendment (CPA2008- 00010) will simply update the LWI to correctly depict the conditions as existing today because of the work performed in the late 1990s. The adjustment to the Significant Habitat Areas will again simply update the GIS file to depict conditions as existing today. Since the Tigard LWI was used to delineate habitat and contained inaccurate information,it led to the production of inaccurate data. The last topic to address is Metro's comments regarding the stream that crosses the property. Staff is aware of the correct location of the stream and is working with Washington County and Clean Water Services to develop a process for correcting the inaccurate data. The City has been downloading GIS files depicting stream locations from Clean Water Services and once the data is corrected it will be incorporated into the City's maps. The location of the stream does not affect the decision-making process for CPA2008-00010. 1 tri W V 600 NORTHE GRAND AVENUE PORTLAND, OREGONI32 2736 • EL 503 797 1700 FAX 503 797 1797 lI September 5, 2008 M ET R O RECERIED PLANNING SEP 0 8 2008 Gary Pagenstecher Planning Division CITY OF TIGARD City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: CPA 2008-00010/SLR 2008-00005— TRI-COUNTY SHOPPING CENTER APPROVAL AND WETLAND AND STREAM CORRIDOR MAP AMENDMENT Dear Mr. Pagenstecher: Thank you for the opportunity to review and comment on the proposed amendment to the City of Tigard Comprehensive Plan Map seeking to correct the City's Significant Wetlands and Stream Corridor Map in the vicinity of SW Dartmouth and Hwy 217. Please enter this letter into the hearing record. After careful review of the Map Amendment request, Metro staff concludes that there are no significant issues with the request, related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, there are several comments that we would like entered into the record based on the requested change: • The stream on the property, which has been scarified for some time, does appear to be in error. There may be a'small remnant in the northeast corner of the lot. Metro receives all its stream layers . from the local jurisdictions; consequently we would rely on your identification of this resource and its location. • Metro staff has reviewed aerial photography over several years and has seen no evidence of the two small wetlands shown on the current maps. A previous Comprehensive Plan Amendment passed by the Tigard City Council has already removed the wetlands from inventory. Since Metro can find no evidence of wetlands in the past, the removal of the habitat designation is consistent with previous decisions on this property. Again, Metro receives local wetlands inventory from the local jurisdictions. • The lot involved to the west, TLID 2S101BA00200, identifies important riparian habitat which provides important protection for both wildlife habitat and water quality within the City of Tigard. Please consider these comments as you make the decision to adopt the Comprehensive Plan Map Amendment, and beyond as you work with the property owner on future development. In addition, as you pursue this work, you are welcome to contact Metro's Nature in Neighborhoods Division or myself regarding Title 3 or Title 13 questions within the City of Tigard. Sincere Brian ar•er 717.1493 • Assistant Regional Planner. cc: Carl Hosticka, Metro Councilor, District 3 Andy Cotugno, Metro Planning Director Dick Benner, Office of Metro Attorney Chris Deffebach, Long Range Planning Manager Recycled Paper www.oregonmetro.gov TDD 797 1804 • • CleanWater Services Our commitment is clear. MEMORANDUM DATE: September 2, 2008 SEP 0 8 2008 FROM: David Schweitzer, Clean Water Services UST): OF T GIRD TO: Gary Pagenstecher Associate Planner, City of Tigard SUBJECT: Review Comments — CPA 2008-00010, SLR 2008-00005 Tri-County Shopping Center GENERAL COMMENTS • This Land Use Review by Clean Water Services (District) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District,prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with Clean Water Services(CWS) Design and Construction Standards, presently Resolution and Order No. 07- 20 (R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed by CWS for conformance with R&O 07-20. • A Stormwater Connection Permit Authorization shall be authorized by CWS prior to construction of sanitary sewer, storm and surface water systems,and final plat approval. • All public storm and sanitary easements shall be shown on the final stamped and signed construction plans. SANITARY SEWER • Each lot shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. - • The engineer shall verify public sanitary sewer availability to adjacent properties and extend public sanitary sewer to provide service to adjacent properties in accordance with current CWS Design and Construction Standards, (presently R&O No. 07-20). 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org • • CleanWater Services Our commitment is clear. STORM DRAINAGE AND WATER QUALITY • Each lot shall be provided with an individual connection to a public storm conveyance. • A hydraulic and hydrological analysis of the existing storm conveyance system in accordance with R&O 07-20 is required. A downstream conveyance analysis is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. • The Developer shall provide a water quality facility to treat all impervious surfaces being constructed or preserved as part of this development on site and as half street improvements per chapter 4.05. • Water Quality Facilities serving multiple tax lots and/or receiving flows from the public Right of Way shall be publicly maintained, and designed to the standards in chapter 4.06. • Access to public Water Quality Facilities shall be per chapter 4.02.4. SENSITIVE AREA • The Service Provider Letter(dated August 1, 2008, CWS File Number 08-002228 for Tax/Lot maps 2S1 01 BA-00101, 1S1 36CD-04200 and 2S1 O 1 AB-01400), conditions shall be reflected on the final stamped and signed construction plans. Special Condition 11 specifies the amount of Vegetated Corridor that shall be enhanced, and Conditions 18-21 shall be a part of the final construction plans. EROSION CONTROL • For improvements disturbing 1-acres plus; site improvements and any improvements within the public Right Of Way, a 1200-C Permit shall be required. • Provide erosion control in accordance with the current CWS design and construction standards. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org • tV T I GARD REQUEST FOR COMMENTS DA 1'E: August 22,2008 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 684-7297 Email:garyp(a�tigard-or.gov COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010/SENSITIVE LANDS REVIEW (SLR) 2008-00005 - TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT- REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District,including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs revised accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in.mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle; Washington County Tax Assessor's Maps 2S101BA,Tax Lot 101 and 1S136CD,Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C-G (PD): General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses,utilities, heliports, medical centers,major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1,2 and 3;Statewide Planning Goals 1, 2 and 5;and Metro Functional Plan,Title 3. Attached are the Site Plan,Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 5,2008. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: . _ fi'TY OF TIGARD REQUEST FOR OMMENTS al) NOTIFICAIJ LIT FOR LAND USE & COMMUNITY D OPMENT APPLICATIONS ` FILE NOS.: �j // 280 —0"c�-D 1° FILE NAME: T12I ��T`Y S�t�P/n� �/ CITY OFFICES / /` LONG RANGE PLANNING/Ron Bunch,Planning Mgr. _CURRENT PLANNING/Todd Prager/Arborist-Planner _POLICE DEPTJJim Wolf,Crime Prevention Officer _BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor _ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _PUBLIC WORKS/Brian Rager,Assistant Public Works Director _PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor ']�FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Damell,Code Compliance Specialist(DCA) / SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.*_ TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT S CLEAN WATER SERVICES 11) Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall 1850 SW 170"' David Schweitzer/SWM Program 1 Beaverton,OR'97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway 1 Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * OR.DEPT.OF FISH&WILDLIFE /OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 — OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. — Joanna Mensher,Data Resource Center(ZCA) / X US ARMY CORPS.OF ENG. Durham,OR 97224 Paulette Allen,Growth Management Coordinator OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter Only) _ Mel Huie,Greenspaces Coordinator(CPAZOA) Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* /Y Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(PowedinesinArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(ZCA)MS 14 OR.DEPT.OF ENVIRON.QUALITY(DEC)) ODOT,REGION 1 * _Brent Curtis(CPA) • _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)Ms 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPArzCA)MS la 1900 SW 45 Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor izcA)ma 15 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)-911^(Monopole Towers) Sam Hunaidi,Assistant Distnct Manager (Notify If 0001 R/R.Hwy.CrossIng ia Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13`h Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R —METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see MaperA,eacnetaot) (If Project is Within''/.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 'Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 —PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _VERIZON _QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn,Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (sea Mapaorw conlaa) Brian Every(Apps E.ot NaulN.o199W) - 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 fit INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 1-Aug-08) (Also update:is\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documet PLPrPJNIPsJ& 5ECKET/VK>' /V1A1E3: 1A.LS • • AFFIDAVIT OF MAILING I . . 'HUARD I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County,Oregon and that I served the following: /30.44 © NOTICE OF PUBLIC HEARING FOR CPA2008-00010/SLR2008-00005- MI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT (File No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission (10/6/2008) ® Tigard City Council (11/25/2008) A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B", and by reference made a part hereof,on September 15,2008 and&pos. :. in the United Sta : Mail on September 15,2008,postage prepaid. erson .t ' -d Notice) / STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the I day of de-T7)1612- ,2008. OFFICIAL SEAL SHIRLEY L TREAT 2 ® NOTARY PUBUC-OREGON COMMISSION NO.415,20 NOTARY PUB OF OREGON MY COMMISSION EXPIRES APRIL 2S,2011 My Commission Expires: 46.51/ • • EXHIBIT ti NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER q THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOURECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE TIGARD PLANNING COMMISSION ON MONDAY, OCTOBER 6, 2008 AT 7:00 PM,AND BEFORE THE TIGARD CITY COUNCIL ON TUESDAY, NOVEMBER 25, 2008 AT 7:30 PM. THE PUBLIC HEARINGS WILL BE CONDUCIF:D IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. THESE HEARINGS ARE FOR THE PURPOSE OF RECEIVING TESTIMONY FROM THE PUBLIC FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010 SENSITIVE LANDS REVIEW(SLR) 2008-00005 FILE TITLE: TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT APPLICANT: City of Tigard OWNER PacTrust 13125 SW Hall Blvd Attn: Matt Oyen Tigard,OR 97223 15350 SW Seqquoia Pkwy. Suite 300 Portland, OR97224 REQUEST: The Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri- County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review(SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of approximately 1.41 acres of existing wetlands on the property,and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72' Avenue in the Tigard Triangle;Washington County Tax Assessor's Maps 2S101BA,Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: GG (PD): General Commercial District. The GG zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage mini-warehouses, utilities, heliports, medical centers major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional?lan, Title 3. THE PUBLIC HEARING ON THIS 1110ITER WILL BE CONDUCTED IN A•RDANCE WITH THE RULES OF CHAPTER 18.390.060.E OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL 503-639-4171, EXT. 2438 (VOICE) OR 503-684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. • PUBLIC ORAL OR WRI'T'TEN TESTIMONY IS INVITED. ANYONE WISHING TO PRESENT WRIrI'I'E N TESTIMONY ON THIS PROPOSED ACIION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING,AND INVITE BOTH ORAL AND WRIrTI'EN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE AC11ON ON THE APPLICATION. THE PURPOSE OF THE PLANNING COMMISSIONS REVIEW IS TO MAKE A RECOMMENDATION TO THE CITY COUNCIL. THE COUNCIL WILL THEN HOLD A PUBLIC HEARING ON THE ITEM AT A LATER DATE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECIION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 fi) PER PAGE,OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING,A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECIION AT NO COST,OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER GARY PAGENSTECHER AT 503-639- 4171 (TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223) OR BY EMAIL TO GARYPa TIGARD-ORGOV. —11111111111111 99�I VI(:INITI"MAP 1111111'... ■ILIIIIIt'/// _"", WETLAND&STREAM SHOPPING _ CENTER APPROVAL cu CORRIDOR MAP 11111111111111 AMENDMENT 1 DARTMOUTH ST LEGEND: /� / SIUBJECT rpktii i ,,,i7 ..),.-!. ..9:—.,1114-:37 ,,,„„til, It ,, ,,, _____, . ., 4,11,.:11. -r,,,,,I.. ..- : ._,-..1.4i „Nei _•.. ..., - �r f • t7/ii[ba i � 1.AMD X11 ®.M �� ,. . ltll L+ 2 "00. TI GARD O ..b br....r.ben.n w..na A 1 1 i .GONZAGA •°•••••" o-..b......r+v,=ft 13127 SW Ha.. noara.OR 07221 Community Development Plot date.Aug 15.2008;C.Magic\MAGIC03 APR Pacific Realty Associates ID CPA2008-00010/008-00005 EXH I BIT `461 Attn:N.Piven TRI-COUNTY SHOPPING CENTER APRO' 15350 SW Sequoia Pkwy.#300 WETLAND&STREAM CORRIDOR MAP Portland,OR 97224 AMENDMENT PacTrust Attn:Matt Oyen 15350 SW Sequoia Pkwy.,Suite 300 Portland,OR 97224 • • 2S101130-00104 • 2S101BA-00200 • ACKERLY COMMUNICATIONS OF CO' CO WHO r. ALE CORPORATION THE NORTHWEST INC PRO'• 'T AX DEPT 111 715 NE EVERETT 999 • PORTLAND, OR 97232 I :AQUAH, - •8027 1S136DC-02504 2S101AB-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 2S101AB-01100 2 01AB-02700 BAUER DANIEL E& EA HARDWA E&GARDEN INC BAUER BARBARA G ATTN: T(TA3) 12335 SW 72ND AVE PO 111 PORTLAND,OR 97223 RTH WILKE RO, NC 28656 2S101AB-01604 2 101AC-01900 BEVELAND LLC EAL E HARDW- &GARDEN INC 7307 SW BEVELAND ST STE 200 ATTN: „ ' •T(TA3) TIGARD,OR 97223 PO :! 1 1 •RTH WILK -BORO, NC 28656 2S101AB-01800 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 2S 101 AB-01606 2S 101 AB-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 1 S 136DC-04600 1 S136C D-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 2S101BB-01201 2S101BD-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 1 136CD-02200 2S101AB-01603 CO CO WH SALE CORPORATION HARLAN BRIAN&MAI PROP AX DEPT 111 7270 SW HERMOSO WAY 999 E TIGARD,OR 97223 AQUAH,W 8027 • 2S101AB-01502 • 2S101BA-00101 • HERMOSO LLC PAC C RE ASSOCIATES PO BOX 1876 ATTN: EN LAKE OSWEGO,OR 97035 153 W QUOIA PKWY#300 RTLAND,0 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 2S101AB-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 2S101AB-01600 LYMAN KYLE M SPAAN HARLOW T& • 7355 SW HERMOSO WAY SORG N JEFFREY& PORTLAND,OR 97223 MEYERS CONI 7405 SW BEVELAND RD • TIGARD,OR 97223 2S101AB-02703 2S101BD-00200 MCCAFFERY HUGH R&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 2S BA-00402 PACIFIC REALTY ASSOCIATES TIGA ANGLE DEVELOPMENT LLC ATTN: N PIVEN 1 S 2ND AVE 15350 SW SEQUOIA PKWY#300 IGARD,OR 7223 PORTLAND,OR 97224 2 01AB-01400 101BA-0041. PA IC RE• ASSOCIATES TIG• 'D IANGLE DEVELOPMENT LLC ATTN: EN 122• 72ND AVE 153 S EQUOIA PKWY#300 ARD, ■- 97223 • SRTLAND, R 97224 1S136DC-04200 • 2S101AB-01900 • TLB LLC WHITETHORN LLC PO BOX 25716 12465 SW 72ND AVE PORTLAND, OR 97298 PORTLAND, OR 97223 1'^ 6DC-04392 2S101AB-01601 TLB L WHITNEY EUGENE P& PO :% 16 WHITNEY STEPHANIE BETH P.e'TLAND, •R 97298 DEFOREST KIMBERLY LYNNE 1044 KOKANEE LN GRANTS PASS,OR 97527 1 36DC-0440 1S136DC-04500 TLB C WINCO FOOD LLC PO 5716 ATTN: SUSAN BUSCHE RTLA R 97298 PO BOX 5756 BOISE, ID 83705 2S101AB-01609 ' 1 36CD-04300 TRIANGLE PROPERTIES WIN.• FOO• LC 7505 SW BEVELAND RD ATTN: :•N BUSCHE • TIGARD,OR 97223 PO ='- 57 •ISE, ID 8371•. 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 • 2S101BB-01400 WALTON CWOR PARK BC 8 LLC BY TTA/ePROPERTYTAX DEPT 325 PO BOX 4900 SCOTTSDALE,AZ 85261 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 • • • 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 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, 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 Tigard, OR 97223-6210 . Gretchen Buehner 13249 SW 136th 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-Aug-07 T' ,1 • • !Il AFFIDAVIT OF MAILING I,Patricia L. Lunsford,being fast duly sworn/affirm,on oath depose and saythat I am an Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: +�APPr.Pr B...(_)Bdo © NOTICE OF FINAL ORDER FOR CPA2008-00010/SLR2008-00005 - TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT (File No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE: ❑ City of Tigard Planning Director ❑ Tigard Heanngs Officer ® Tigard Planning Commission (10/6/2008) ® Tigard City Council (11/25/2008) A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit "B",and by reference made a part hereof, on December 3,2008,and deposited in the United States Mail on December 3,2008,postage prepaid. gliP At. . / A' .,,/,,,,/ .LLB (Person that -pare. otice) / STATE OF OREGON County of Washington ss. City of Tigard I Subscribed and sworn/affirmed before me on the l day ofd ,2098. r ■-1 OFFICIAL SEAL i (() � � SHIRLEY L TREAT i I; NOTARY PUBLIC-OREGON ) �� / () %'' ® COMMISSION NO.416777 ( �� r MY COMMISSION EXPIRES APRIL 25,2011 () NOTARY P :LIC OF OREGON My Commission Expires: DATE OF FILING: 11/25/2008 • 1P_XH 181T DATE MAILED: 12/3/2008 'o CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE CITY COUNCIL Case Numbers: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010 SENSITIVE LANDS REVIEW(SLR) 2008-00005 Case Name: TM-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT Applicant's Name/Address: City of Tigard Community Development Dept. 13125 SW Hall Boulevard Tigard,OR 97223 Owner's Names/Addresses: Pactrust 15350 SW Sequoia Parkway,Suite 300 Portland,OR 97224 Addresses'of Properties: South of SW Dartmouth Street and west of SW 72nd Avenue in the Tigard Triangle Tax Map/Lot Nos.: Washington County Tax Assessor's Map No.2S101BA,Tax Lot 101 and 1S136CD,Tax Lot 4200. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND A DEVELOPMENT CODE AMENDMENT (ORDINANCE NO. 07-07). THE CITY OF TIGARD PLANNING COMMISSION AND CITY COUNCIL HAVE REVIEWED THE APPLICANTS PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON OCTOBER 6, 2008 FOR THE PURPOSE OF MAKING A RECOMMENDATION TO THE CITY COUNCIL ON THE REQUEST. THE CITY COUNCIL ALSO HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON NOVEMBER 25, 2008 PRIOR TO MAKING A DECISION ON THE REQUEST. THIS DECISION HAS BEEN BASED ON THE FACTS,FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER Action: > A Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri-County Shopping Center proposal (CompCom rehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review rehensive 98-0001/Sensitive Lands Review(SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004),which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property, and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. ON NOVEMBER 25, 2008, THE CITY COUNCIL UNANIMOUSLY APPROVED THIS REQUEST (Ordinance No. 2008-19). Zone/Comprehensive Plan Designation: GG (PD): General Commercial District with Planned Development (PD) Overlay. Applicable Review Criteria: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1,2 and 3;Statewide Planning Goals 1,2 and 5;and Metro Functional Plan,Title 3. Action: > © Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record within the Required Distance © Affected Government Agencies © Interested Parties © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND IS EFFECTIVE ON DECEMBER 25,2008. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent to appeal with the Oregon Land Use Board of Appeals (LUBA) according to their procedures within 21 days. Questions: If you have any questions,please call the City of Tigard Planning Division or the City Recorder at 503.639.4171. • • CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 08- / l AN ORDINANCE APPROVING A COMPREHENSIVE PLAN AMENDMENT (CPA2008-00010) TO CORRECT THE CITY'S SIGNIFICANT WETLANDS AND STREAM CORRIDORS MAP, CONSISTENT WITH THE FINDINGS IN 1998 TRI-COUNTY SHOPPING CEN TER APPROVAL (CPA98-0002)AND APPROVING SENSITIVE LANDS REVIEW (SLR2008-00005) TO CORRECT THE SIGNIFICANT HABITAT AREAS MAP ON AN APPROXIMATELY 1.41 ACRE PORTION OF THE SUBJECT 17.17-ACRE PROPERTY LOCA TED SOUTH OF SW DARTMOUTH STREET, WEST OF SW 72ND AVENUE, AND EAST OF HWY. 217 IN THE TIGARD TRIANGLE (WCTM 2S101BA, TAX LOT 00101 AND WCTM 1S136CD,TAX LOT 04200). WHEREAS, In 1998, the City .Council approved the Tri-County Shopping Center proposal in 1998 (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98- 0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. WHEREAS,Although Council's 1998 approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and wetland mitigation occurred even though the development was not built WHEREAS, The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revision. WHEREAS, Section 18.380.030.A of the City of Tigard Community Development Code requires quasi- judicial zoning map amendments to be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050,using standards of approval contained in Subsection 18.380.030.B;and WHEREAS, Section 18.380.030.A.2 of the City of Tigard Community Development Code requires the Commission to make a recommendation to the Council on an application for a Comprehensive Plan Map Amendment;and WHEREAS, Section 18.380.030.B.1 of the City of Tigard Community Development Code, requires demonstration of compliance with all applicable Comprehensive Plan Policies and map designations; and WHEREAS, Section 18.380.030.B.2 of the Tigard Development Community Development Code requires demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinances;and * WHEREAS, Section 18.380.030.B.3 of the City of Tigard Community Development Code requires evidence of change in the neighborhood or community, or a mistake or inconsistency in the Comprehensive Plan or Zoning Map as it relates to the property which is the subject of the development application;and ORDINANCE No. 08-)ci Page 1 • • WHEREAS, pursuant to Section 18.390.060G of the Tigard Development Code, a recommendation by the Commission, and a decision by the Council, shall be based on consideration of Statewide Planning Goals and Guidelines adopted under Oregon Revised Statues; any federal or state statutes or regulations found applicable; any applicable Metro regulations;and WHEREAS, the Tigard Planning Commission held a public hearing on October 6, 2008, and recommended approval of CPA2008-00010/SLR2008-00005 by motion with a unanimous vote in favor;and WHEREAS, the Tigard City Council held a public hearing on November 25, 2008, to consider the request for , a quasi-judicial Comprehensive Plan Amendment and determined that the amendments will not adversely affect the health, safety and welfare of the City and meets all applicable review criteria. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Amendment (CPA2008-00010) and Sensitive Land Review (SLR2008- 00005) are hereby approved by the City Council. SECTION 2: The attached findings in the 9/24/08 Staff Report to the Planning Commission are hereby adopted in explanation of the Council's decision. SECTION 3: The City's Significant Wetlands and Stream Corridors Map and Significant Habitat Areas Map shall be amended to represent the approved changes SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor,and posting by the City Recorder. PASSED: By Z, 2:2)//006 ---, vote of all Council members present after being read by number and title only,this 5.-.14 day of 2008. ! all .1.1 . Carol A. Krager,Deputy City Recorder > APPROVED: By Tigard City Council this 25.1.day of /1/feer'ti ,2 Craig D sen,Mayor Approved as to form: . <j—Vtt—o(fA W(27 City Attorney /141/`,/44/ 4._ as of Date ORDINANCE No. 08-�"f Page 2 Agenda Item: 5.1 Hearing Date: October 6,2008 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION ` N® FOR THE CITY OF TIGARD, OREGON 120 DAYS =N/A SECTION I. APPLICATION SUMMARY FILE NAME: TM-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CASE NOS.: Comprehensive Plan Amendment CPA2008-00010 Sensitive Lands Review SLR2008-00005 APPLICANT: City of Tigard OWNER: PacTrust Community Development Dept. 15350 SW Sequoia Parkway Attn: Tom Coffee Suite 300 13125 SW Hall Boulevard Portland, OR 97224 Tigard, OR 97223 PROPOSAL: The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in the vicinity of SW Dartmouth Street and Hwy. 217. The City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District that included fill and mitigation of approximately 1.41 acres of existing wetlands on the subject property, and other development. Although Council's approval of CPA98-0002 legally amended the City's Significant Wetlands Map, the resource maps were not revised as indicated in the findings for the decision. Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory,is also in error and needs to be revised. LOCATION: The subject prope is located south of SW Dartmouth Street and west of SW 72nd Avenue subject the Tigard Triangle; Washington County Tax Assessor's Map 2S101BA, Tax Lot 00101 and 1S136CD,Tax Lot 04200. ZONING/ COMP. PLAN DESIGNATION: C-G (PD)• General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a City-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.775; Comprehensive Plan Goals 1 and 2, and Policy 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan Titles 3 and 13. TRI-OOUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING OOMMISSION PAGE 1 OF 8 • ` • • SECTION II. STAFF RECOMMENDATION The Director recommends that the Planning Commission recommend APPROVAL to City Council of the proposed Comprehensive Plan Amendment and Sensitive Lands Review. SECTION III. BACKGROUND INFORMATION Site History The Council approved the Tri-County Shopping Center proposal (Comp rehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the subject property, and other development. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Meanwhile, grading, filling and mitigation occurred, even though the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is therefore also in error and needs to be revised. It is also noted that the fill and mitigation that occurred followed permits granted by the Division of State Lands and US Army Corps of Engineers. Vicinity Information The subject 17.17-acre pp�ope is located south of SW Dartmouth Street, west of SW 72nd Avenue, and east of Hwy. 217 in the Tigard Tangle. A 10.42-acre si nificant wetland associated with Red Rock Creek is located adjacent to the site on the west. The C-G (PD -zoned land is surrounded on the north,west and east by the same zone and on the south by land zoned . Proposal Description The Community Development Director requests a Comprehensive Plan Map Amendment to correct the City's Wetlands and Stream Corridors Map and Significant Habitat Areas Map Attachment 1). SECTION IV. APPLICABLE CRITERIA, FINDINGS AND CONCLUSIONS TIGARD DEVELOPMENT CODE CHAPTER 18.380: 18.380.030 Quasi-Judicial Amendments and Procedures to this Title and Map Quasi-judicial zoning map amendments shall be undertaken by means of a Type III-PC procedure, as governed by Section 18.390.050, using standards of approval contained in Subsection B below. A. The Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. Staff requests a quasi-judicial comprehensive plan map amendment under Type III-PC procedure to correct the City's Wetlands and Stream Corridors Map consistent with the findings in CPA98-0002. In addition, staff requests a correction in the City's Si&nificant Habitat Areas Map reflecting the corrected Wetlands and Stream Corridor Map on which Metro s habitat inventory was based (Metro Ordinance 05- 1077C, Exhibit C Attachment 3 includes the wetland inventory map that was adopted as part of the habitat inventor)). These resource plans are included by reference in the City's Comprehensive Plan. The Commission shall make a recommendation to the Council on this proposed comprehensive plan amendment. B. Standards for making quasi-judicial decisions. A recommendation or decision to approve, approve with conditions or to deny an application for a quasi-judicial amendment shall bebased on all of the following standards: 18.380.030. B.1 Demonstration of compliance with all applicable comprehensive plan policies and map designations; TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 2 OF 8 • • COMPREHENSIVE PLAN - GOAL 1: CITIZEN INVOLVEMENT Goal 1.1 Provide citizens, affected agencies and other jurisdictions the opportunity to participate in all phases of the planning process. The City has mailed notice of the Planning Commission hearing on September 15, 2008 to property owners within 500 feet of the subject site, interested citizens, and agencies. The City published notice of the hearing and posted the site pursuant to TDC 18.390.050 for Type III Procedures. After the Planning Commission public hearing, additional notice will be published prior to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. With these public involvement provisions, the proposed zone change is consistent with applicable Citizen Involvement policies. COMPREHENSIVE PLAN - GOAL 2: LAND USE PLANNING Goal 2.1: Maintain an up-to-date Comprehensive Plan, implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. The Director requested amendments to the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map, included by reference in the Comprehensive Plan. The map corrections will provide accurate information on which future development proposals can rely, consistent with maintaining an up-to-date Comprehensive Plan. COMPREHENSIVE PLAN - POLICY 3: NATURAL FEATURES AND OPEN SPACE Policy 3.2.1: The city shall prohibit development within areas designated as Significant wetlands on the floodplain and wetlands map. No. Development shall occur on property adjacent to areas designated as Significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Development on property adjacent to significant wetlands shall be allowed-under the planned development section of the code. The Council, under CPA98-0002, approved removal of approximately 1.41 acres of wetlands on the subject property. Even though the development was not built,the developer graded,filled and mitigated for the wetlands. However, the resource maps were not revised as indicated in the findings for the decision (Final Order, page 19). Therefore, the prohibition of development for those wetlands should no longer apply. This proposal would revise the City's Wetlands and Stream Corridors Map, consistent with the legal and material status of the subject wetlanddss The subject parcel is zoned GG (PD) and is adjacent to a 10.42-acre significant wetland associated with Red Rock Creek on the west. Therefore, future development on the site will occur under the planned development section of the code (Chapter 18.350). FINDING: Based on the analysis above,staff finds that the proposed map revisions are consistent with the applicable goals and policies contained in the Tigard Comprehensive Plan. 18.380.030.B.2 Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and Map and Text Amendments (18.380) The applicable Sections of Chapter 18.380 including the process for map amendments and approval standards are addressed in this staff report. Decision Making 08.390) The standards of Chapter 18.390.050 for Type III-PC procedures are applicable to this proposal, as identified in 18.380.030. Section 18.390.050 requires a preapplication conference, application requirements, and procedures for Planning Commission hearings. A pre-application conference was held in July and documented in the July 31, 2008 Memorandum from Tom Coffee to Dick Bewersdorff. An Imppact Statement is not required under 18.390.050.B.e. because no development is proposed. Pursuant to 18.380.030.A.2, the Commission shall make a recommendation to the Council on an application for a comprehensive plan map amendment. TM-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 3 OF 8 - • In addition, 18.775.130 states that any owner of property affected by the Goal 5 safeharbor protection of significant wetlands may apply for a quasi-judicial comprehensive plan amendment under a Type IV procedure. CPA98-0002 used the Type IV procedure to remove the wetlands through the ESEE safeharbor analysis. The procedures for this Type III PC process and the Type IV process are similar in that both require hearings at the Planning Commission with a recommendation to Council who makes the decision. However, Type IV decisions require consideration of additional criteria, including any applicable Metro, State and Federal regulations. These additional regulations are addressed below. Sensitive Lands (18.775) 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. This amendment must be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an Alternatives Analysis, as described in Section 3.02.5 of the CWS "Design and Construction Standards". The applicant shall demonstrate that such an amendment is justified by an Environmental, Social, Economic and Energy(ESEE) consequences analysis. CPA98-0002, which was a specific develo ment roposal, included an ESEE analysis that formed the basis of the Council's approval and removal-of the Goal 5 protection from the property. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be amended to remove the site from the inventory. CPA98-0002 approved the application and the ESEE analysis was incorporated by reference in the Tigard Comprehensive Plan. The finding in the decision stated "If this, application is approved, staff will undertake the appropriate revisions to the resource maps." However, staff did not revise the Tigard C Wetland and Stream Corridor Map,which is the subject of the Director's request. 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. Applicants who looelieve that the map is 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. Verifying boundaries of inventoried riparian habitat. Locating habitat and determining its riparian habitat class is a four-step process: a-) Locate the Water Feature that is the basis for identifying riparian habitat, 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 and within 100 feet o} flood areas, 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 methodolo y as described in Clean Water Services Design and Construction Standards), and d) Identi the riparian habitat classes applicable to all areas on the property using Table 18.775.2 and able 18.775.3. The City believes the Significant Habitat Areas Map is inaccurate because it is based on an inaccurate wetlands inventory as described in this report and shown in Attachment 1. The methodology prescribed to verify habitat area boundaries includes locating the water feature that is the basis for identifying riparian habitat. In this case, CPA98-0002 removed two island wetlands that were the basis for the "strictly limit" habitat classification. Staff proposes to amend the Significant Habitat Areas Map to remove only those two "strictly limit" areas associated with the wetlands that no longer exist legally or materially. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there are no significant issues with the Director s request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, Metro staff requested the following TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 4 OF 8 • • • comments be entered into the record based on the requested change and as the City works with the property owner on future development: ♦ The stream on the property, which has been scarified for some time, does appear to be in error. There may be a small remnant in the northeast corner of the lot. Metro receives all its stream layers from the local jurisdictions; consequently we would rely on your identification of this resource and its location. ♦ Metro staff has reviewed aerial photography over several years and has seen no evidence of the two small wetlands shown on the current maps. A previous Comprehensive Plan Amendment passed by the Tigard City Council has already removed the wetlands from the inventory. Since Metro can find no evidence of wetlands in the past,the removal of the habitat designation is consistent with previous decisions on this property. Again, Metro receives local wetlands inventory from the local jurisdictions. ♦ . The lot involved to the west TLID 2S101BA00200, identifies important riparian habitat which provides important protection for both wildlife habitat and water quality within the City of Tigard. RESPONSE: The stream on the subject property currently runs in a course adjacent to SW Dartmouth and is included in the on-going 10-year mitigation effort permitted by DLCD and USAGE. The original stream course is indicated on the CWS Stream Corridors Map and on the Significant Habitat Areas Map as "lightly limit". The original stream course is scarified as a result of the rad-ing approved under CPA98-000 and mapping should reflect these changes. The City's Long Range Planning Staff will work with CWS and Metro to amend their respective maps. The City's Wetland and Stream Corridors Map will be revised by removing the subject wetland areas and adding the mitigation wetland areas, consistent with this application,if approved. The adjacent TLID 2S101BA00200, owned by Costco, contains important riparian habitat associated with Red Rock Creek On August 29, 2008, the City received an application for retail development on the property that is the subject of this application. The application will be processed as a planned development. The purposes of the Planned Development chapter include preserving to the greatest extent possible the existing landscape features and amenities and 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. Application of the Planned Development standards and process should ensure protection for both wildlife habitat and water quality on the adjacent parcel. FINDING: The proposal is consistent with the applicable standards of Tigard Development Code. 18.380.030.B.3 Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. The Director has initiated a comprehensive plan ma amendment to address errors in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map,which are incorporated by reference into the comprehensive plan map. Consistent with the findings in CPA98-0002, the City proposes to revise the Wetlands and Stream Corridors Map removing the wetlands designation on the subject 1.41 acres of mapped wetlands. In addition, the City intends to revise the City's Significant Habitat Areas Map consistent with Metro's adopted Metro's Goal 5 rogram known as Nature in Neighborhoods. The wetland inventory map (Metro Ordinance 05-10770, Exhibit C, Attachment 3) that was adopted as part of the habitat inventory was based on the City's erroneous Wetlands and Stream Corridors Map, which included the wetlands removed under CPA98-0002. The City's Significant Habitat Areas Map shows "strictly limit" habitat areas associated with wetlands. The removal of the mapped wetlands would remove the basis for the habitat designation. FINDING: The direction for map revision in the findings for CPA98-0002 provides evidence of a mistake in the City's Wetlands and Stream Corridors Map and the City's Significant Habitat Areas Map relating to the subject property. TRI-COUNTY APPROVAL WETLAND AND STREAM OORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING OOMMISSION PAGE 5 OF 8 • • • 18.380.030.0 Conditions of approval. A quasi-judicial decision may be for denial, approval, or approval with conditions as provided by Section 18.390.050. A legislative decision may be approved or denied. FINDING: The land use action requested is quasi-judicial as it is limited to a specific parcel and does not applygenerally across the City. Therefore,the Planning Commission recommendation to Council may be for denial, approval, or approval with conditions. APPLICABLE METRO, STATE AND FEDERAL REGULATIONS Pursuant to 18.390.060.G, review of the following Metro, State and Federal regulations are applicable to Type IV procedures which apply generally to legislative matters such as the creation, revision, or large- scale implementation.of public policy and specifically to Goal 5 safeharbor protection of significant wetlands (18.775.130). Metro Framework Plan Metro Functional Plan Title 3 - Water Quality, Flood Management, and Fish/Wildlife Habitat Conservation - protect beneficial uses and functional values of water quality and flood management resources by limiting uses in these areas. Establish buffer zones around resource areas to protect from new development. The proposed map corrections simply acknowledge what was previously permitted under CPA98-0002 and the DSL and 11SACE permits. Therefore, the proposed amendments do not conflict with Title 3 requirements. Metro Functional Plan Title 13 - Nature in Neighborhoods - conserve, protect, and restore a continuous ecologically viable streamside corridor system, from the streams' headwaters to their confluence with other streams and rivers, and with their floodplains in a manner that is integrated with upland wildlife habitat and with the surrounding urban landscape; and control and prevent water pollution for the protection of the public health and safety, and to maintain and improve water quality throughout the region. Title 13 is part of the regional approach to implement Statewide Planning Goal 5. As part of the original land use application for CPA98-0002, wetlands, vegetated corridor and habitat were inventoried and delineated and an Environmental, Social, Economic and Energy (ESEE) analysis was conducted. The decision required compensatory mitigation and reestablishment of wetland areas. The new wetland areas have been established- and will be added back into the inventory of protected sites (GeoEn ineeerrs, • Wetland Delineation, Figure 6). The Year-Five Wetland Mitigation Monitoring Report, dated December 21,2007, by GeoEngineers found that the work completed at the Tigard Retail Development site has been conducted in gener2 accordance with the Pmpasad Mitigation Conpliance A coon Piozh List reviewed with USAGE and DSL. The GeoEngineers monitoring survey completed on November 27, 2007 included establishment of eight monitoring stations that will be used over the remaining five years of the 10-year monitoring period to document the success of the mitigation efforts. Completion of the proposed mitigation activities will create the capability for proper functioning at the site, consistent with the aim of Nature in Neighborhoods. With this application,the City is simply proposing to amend the City's Wetlands and Stream Corridors and Significant Habitat Areas maps for the wetlands removed under A98-0002. New wetlands created will also be mapped accordingly. FINDING: Based on the analysis above, staff finds that the proposed project has addressed the relevant Metro policies. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT CPA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING COMMISSION PAGE 6 OF 8 • • Statewide Planning Goals Statewide Planning Goal 1- Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. This,goal has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.390. A notice was mailed to all property owners within 500 feet of the project site and the notice was additionally published in the T Tigard Times prior to the hearing. After the Planning Commission public hearing, additional notice will be published prior to the City Council hearing. Two public hearings are held (one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided. Statewide Planning Goal 2 - Land Use Planning: This goal outlines the land use planning process and policy framework. The City's Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Comprehensive Plan. As discussed within this report, the proposed amendments comply with the Development Code and Comprehensive Plan criteria. Statewide Planning Goal 5 —Natural Resources This goal requires the inventory and protection of natural resources, open spaces, historic areas and sites suitable for removal and processing of mineral and aggregate resources. This goal is met because the resources have been inventoried and delineated. Protections are in place via the development code restrictions. Staff is proposing to amend the Wetland and Stream Corridors and Significant Habitat Areas mapps to correct mapping errors when the subject wetlands were removed from the inventory pursuant to 03A98-0002, but not removed from the maps. The review process also required compensatory mitigation and reestablishment of wetland areas. The new wetlands on the subject site have been establisiaed (Geo Engineers Wetland Delineation, 5/18/07) and will be added back into the inventory of protected sites. A thorough review by state (DSL, RF-9256) and federal (USAGE, case number 98-666) agencies has been conducted and approvals have been issued. FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable Statewide Planning Goals. State and Federal Regulations Oregon Revised Statues Chapter 196 Oregon Revised Statues Chapter 196 addresses general wetland requirements within the state. These statutes are administered by Division of State Lands. DSL reviewed the proposal and issued an approval permit for the subject property(DSL RF-9256). Federal Clean W ater Act, section 404 The clean water act is responsible for regulatin impacts to wetlands and other navigable waters of the United States. The agency primarily responsible for implementing these federal statutes is the Army Corps of Engineers. The Corps has reviewed the proposal and issued an approval for wetland fill (USAGE, case number 98-666) FINDING: Based on the analysis above, staff finds that the proposed amendments are consistent with applicable State and Federal regulations. SECTION V. OTHER STAFF COMMENTS City of Tigard Long Range Planning Division has reviewed the proposal and intends to amend the maps that are the subject of this proposal. TRI-COUNTY APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT C PA2008-00010/SLR2008-00005 10/6/08 STAFF REPORT TO THE PLANNING OOIvIMISSION PAGE 7 OF 8 • • SECTION VI. AGENCY COMMENTS - Oregon Departments of Fish and Wildlife, Land Conservation and Development, Environmental Quality and Division of State Lands were given the opportunity to review this proposal and submitted no comments or objections. • Clean Water Services (CWS) has reviewed the proposal and submitted a general comment letter date September 2, 2008. CWS comments do not address the particulars of this application but rather issues • related to the eventual development of the site. Metro Land Use and Planning submitted a comment letter dated September 5, 2008, in which Metro staff concluded that there were no significant issues with the request related to Metro's Habitat Inventory Map or Water Quality Resource Area map. However, there are several comments that Metro staff would like entered into the record based on the requested change. These comments are included in the body of this staff report. A copy of the letter can be found in the land use file for this application. 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I.. , . . • • • 1 tl'• .. 4 .. , I • . • , . . .0 • 1., • .0,....f...U.,„ • • i i . . i • ..•• • 1 1 - • 4411 4:40:04 . :•,•••• .../0. ... -cttl - . • • . .401:::::::::: •., • .• : .• , ... .. • • ......................... . 4411111111111144040 ; 14 40'40,. -**..• :444"" 4111:::4;44:4, .............., 41 • ••, ..... a atat' • • •••••:•••7:CC...••: •••:••••:•••••••'. . , 'Mt..' • '•!t.4 . , .••• •••:••4"4' •'.... •a •4' • • a ,..g.,' 9.19. • L-0) .. or : - ,.., • ,. ch,,,, r •• . .• . r ...•••• ' • . .., • 1...... .. , , • 4 • . 1 • - 4. Z*0 * '• •• • c :: : : ,. .. . . . . :••.• • 4. .,•• „0 .... ' x.. ..... ....... ... .. ;i...1„.„. CITY of TIGARD -,,11 GEOGRAPHIC INFORMATION SYSTEM CJgV��v BAYLOR VICINITY MAP IA CPA2008-00010 ‹ SLR2008-00005 TRI-COUNTY SHOPPING - CENTER APPROVAL ----- - WETLAND &STREAM CLINTON ORRIDOR MAP LINTON — AMENDMENT , 1111111 41 ir&----- / . DARTMOUTH ST LEGEND: SUBJECT SITE r....1 JJ no 1 rl;RSFERR L I v ELMF s��s FE�Q .a �C► .'3 �, i t 1 ••i I 'CMT,R 7' QPr- SONITA�•D • J • O ROI, I i j HERM , SEEP SEN DURHAM �� OSO W • �. 1 alipmEA Y � . � �r Tigard Area Map a ariallia, N. A ilik k . BEVELAND 0 60 160 240 320 400 Feet Rp —>�—� 1'=315 feet 1/1 0 . BEVELAND RD _ MN P Information on this ma Is for general location only and GONZAGA ST should be verified with the Development Services Division. — I i 13125 OH l Blvd Tigard, 9 OR 97223 (503)639-4171 \ [ httpJlwww.ci.tigard.or.us Community Development Plot date:Aug 15,2008;C:\magic\MAGIC03.APR Pacific Realty Associates • CPA2008-00010/5008-00005 Attn:N.Piven TRI-COUNTY SHOPPING CENTER APROVAL 15350 SW Sequoia Pkwy.#300 WETLAND&STREAM CORRIDOR MAP Portland,OR 97224 AMENDMENT PacTrust Attn:Matt Oyen 15350 SW Sequoia Pkwy.,Suite 300 Portland,OR 97224 • • • I , COMMUNITY ■ NEWSPAPERS _ PUBLIC HEARING ITEM: 6605 SE Lake Road, Portland, OR 97222• PO Box 22109• Beaverton, OR 97075 ; The following will be considered by the Tigard Planning• Phone: 503-684-0360 Fax: 503-620-3433 Commission on Monday October 6.2008 at 7:00 PM at the Tigard Email: legals@commnewspapers.com ,J,i?, Civic Center-Town Hall, 13125 SW Hall Blvd.,Tigard,.Oregon._. Public oral or written testimony'is invited. The public hearing on this • matter will be held under Title 18 and rules of procedure addpted`,by , AFFIDAVIT OF PUBLICATION • the Council-and.available at City-Hall dr'the=Pules-of•procediire`set-fa'ttll ' in.Section 18.390.060.E. The Planning Commission's review is for the State of Oregon, County of Washington, SS ; purpose of making a recommendation to the City Council on the request. The Council will then hold a public hearing on the request prior to making I, Charlotte Allsop, being the first duly sworn, a decision. depose and say that I am the Accounting p Y 9 i Further information may be obtained from the City ofTigard Planning Manager of The Times (serving Tigard, i Division(Staff contact: Gary Pagenstecher,Associate Planner)at Tualatin & Sherwood), a newspaper of 1 13125 SW Hall Blvd.,Tigard,Oregon 97223 or by calling 503-639- general circulation, published at Beaverton, 1 4171. in the aforesaid county and state, as defined , by ORS 193.010 and 193.020, that , COMPREHENSIVE PLAN AMENDMENT(CPA)2008-00010/ SENSITIVE LANDS REVIEW(SLR)2008-00005 -TRI-COUNTY SHOPPING CENTER APPROVAL WET- City of Tigard ' LAND AND STREAM CORRIDOR MAP AMENDMENT Tri-County Shopping Center ' REQUEST: The Director requests a Comprehensive Plan Map TT11203 . , Amendment to correct the City's Significant Wetlands and Stream A copy of which'is hereto annexed, was Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The published in the entire issue of said 1 Tigard City Council approved the Tri-County Shopping Center newspaper for . proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review(SDR)98-0002/Planned Development Review , 1 •(PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Successive and consecutive weeks in the 'Adjustment(MIS)98-0004),which approved a Comprehensive Plan following issues ;Amendment to the Water Resources Overly District, including fill September 18, 2008 and mitigation of a approximately 1.41 acres of existing wetlands I on the property, and other development. The resource maps were CALI/J-54° I not revised as indicated in the findings for the decision. Meanwhile,C��n, „# Lo - 1 Army Corps of Engineers and Department of State Lands permits r �t�M Y7� were obtained and grading, filling and mitigation occurred even Charlotte Allsop (Accounting M .ager) + though the remainder of the development was not built. The 1 Significant Habitat Areas map, based on the wetland inventory, is Subscribed and sworn to before me this also in error and needs revised accordingly. Although Council's September 18, 2008 approval of CPA98-00002 legally amended the City's Significant Wetlands Map,the Director's application is to formally correct the U■kekAr) error in mapping. LOCATION: The propeerty is located south of ; SW Dartmouth Street and west of SW 72 Avenue in the Tigard OTA etk_Q. U BLIC FOR OREGON Triangle; Washington County Tax Assessor's Maps 2S101BA Tax My commission expires�J‘/1� �g l l � Lot 101 and IS136CD,TaxLot4200.ZONE/COMPREHENSIVE I ...T•••••••AT TTnre-IxT♦T7eNXT. /'• cl/Dili.(!..........1!}_• Acct#10093001 Attn: Patty Lunsford • -� City of Tigard l) ,o�^� OFFICIAL SEAL t":4,- r 13125 SW Hall Blvd ) SUZETTE I CURRAN ) Tigard, OR 97223 ' ,`� •COMMISSION NO.4 OREGON 22662 ) f W COMMISSION EXPIRES NOVEMBER 28,2011 () Size: 2xlls 1,,o�1 Ar Amount Due 'remit to address above i • • I COMMUNITY SPAPEI�S - - --- -__ PUBLIC HEARING ITEM: 6605 SE Lake Road, Portland,OR 97222• PO . Box 22109• Beaverton,OR 97075 , The following will be considered by the Tigard Planning Phone: 503-684-0360 Fax: 503-620-3433 Commission on Monday October 6.2008 at 7:00 PM at the Tigard T-', Civic Center-Town Hall, 13125 SW Hall Blvd.,Tigard,'Oregon. Email: legaly@commnewspapers.com Public oral or written testimony-is invited. The public hearing on,this matter will be held under Title 18 and rules'of rocedure adopted'-the Council-and. AFFIDAVIT OF PUBLICATION in Section 18.390.060.E. The Planning Commission's review is for the State of Oregon, County of Washington, SS ; purpose of making a recommendation to the City Council on the request. The Council will then hold a public hearing on the request prior to making I, Charlotte Allsop, being the first duly sworn, a decision. depose and say that I am the Accounting Further information maybe obtained from the City ofTigard Planning Manager of The Times (serving Tigard, Division(Staff contact: Gary Pagenstecher,Associate Planner)at Tualatin & Sherwood), a newspaper of ' 13125 SW Hall Blvd.,Tigard,Oregon 97223 or by calling 503-639- general circulation, published at Beaverton, y 4171. in the aforesaid county and state, as defined ; COMPREHENSIVE PLANAMENDMENT CPA 2008-00010/ by ORS 193.010 and 193.020, that . . SENSITIVE LANDS REVIEW.(SLR)2008-00005 -TRI-COUNTY SHOPPING CENTER APPROVAL WET- City of Tigard iI LAND AND STREAM CORRIDOR MAP AMENDMENT Tri-County Shopping Center REQUEST: The Director requests.a Comprehensive Plan Map TT11203 • �Amendment to correct-the City's Significant Wetlands and Stream A copy of which'is hereto annexed, was Corridors Map in the vicinity of SW Dartmouth and Hwy 217. The published in the entire issue of said Tigard City Council approved the Tri-County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site newspaper for Development Review(SDR)98-0002/Planned Development Review 1 (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Successive and consecutive weeks in the ;Adjustment(MIS)98-0004),which approved a Comprehensive Plan following issues Amendment to the Water Resources Overly District, including fill September 18, 2008 and mitigation of a approximately 1.41 acres of existing wetlands .on the property, and other development. The resource maps were n not revised as indicated in the findings for the decision. Meanwhile, 1 �/t n, I,/ 1/04"t t Army Corps of Engineers and Department of State Lands permits 1/r � , were obtained and grading, filling and mitigation occurred even Charlotte Allsop (Accounting Ma .ager) though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is Subscribed and sworn to before me this also in error and needs revised accordingly. Although Council's September 18, 2008 approval of CPA98-00002 legally amended the City's Significant Wetlands Map,the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of � � � SW Dartmouth Street and west of SW 72 Avenue in the Tigard OTAI4Y PUBLIC FOR OREGON Triangle;Washington County Tax Assessor's Maps 2S 101 BA,Tax My commission expires. f' f lag ( 1 Lot 101 and 1S136CD,Tax Lot 4200. ZONE/COMPREHENSIVE I ; PLAN DESIGNATION: C-G(PD):General Commercial District. • Acct#10093001 The C-G zoning district is designed to accommodate a full range of r--------0., retail,office and civic uses with a city-wide and even regional trade Attn: Patty Lunsford ; area. Except where non-conforming, residential uses are limited City of Tigard (' z; to single-family residences which are located on the same site as 13125 SW Hall Blvd () a permitted use; a wide range of uses, including but not limited Tigard, OR 97223 ' ' ' • (' \ i, to adult entertainment, automotive equipment repair and storage, MYCo mini-warehouses, utilities, heliports, medical centers, major event Size: 2 x III entertainment, and gasoline stations, are permitted conditionally. Amount Due 1 1 a d i OS The planned development designation is an overlay zone applicable 'remit to address above i to all zones. In the case of the subject property, .the Council • applied the provisions of this chapter as a condition of approving any application for,development. APPLICABLE REVIEW I CRITERIA: City of Tigard Community Development'Code Chapters 18.380, 18.390 and 18.775;City of Tigard Comprehensive Plan Policies 1,2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan,Title 3. v..0yfN VICINITI'MAY il 4111111 TwmuNTV'sPa e" CENTER APPROVgL WGTLAND d STREAM CORRIDOR MAP -; .1 I AMENDMENT /7/C'''7.*.'f:',/ '.i. C.—\, // 2 war m /1. END sun jEcT \ ''';'/.>;/".;:'X;;;/:,/%," la rin 1 -" r,/v' ,,,,,,.:."1;i-,-'4;st ;q.1 11111■■■ NH► ' am, wiz: —,,iii \ . :__ lia .Iry• • I Publish 9/18/2008 TT11203 CITY*I TIGARD • . . Al?EA NOTIFIED Ding') ..„ .„„„....... • • TRI•• :DI...INF-II *III • I•••••I 0 ID 1•••I' C N I 'J. •••••••. \IV F.:. N • ••• ••••, s• •••,. • Prhitettlr •i* tPlfOrill:q101) vz..111c1 to#• '1,.)11111%itunl the(fate! prim, itth„ • •• • •/*// /5/ ••• ./0"/ • • • • ••. . . • •. •.• •. • . . •:. *A. • • ;A.'• ... . ••• •• • • • • • • . . f• 'r 2S101BD-00104 • 2S101BA-00200 • ACKERLY COMMUNICATIONS OF CO CO WHO ALE CORPORATION THE NORTHWEST INC PRO T AX DEPT 111 715 NE EVERETT 999 PORTLAND,OR 97232 I AQUAH, 8027 1S136DC-02504 2S101AB-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 2S101AB-01100 2 01AB-02700 BAUER DANIEL E& EA HARDWA E&GARDEN INC BAUER BARBARA G ATTN: T(TA3) 12335 SW 72ND AVE PO 111 PORTLAND,OR 97223 RTH WILKE RO, NC 28656 2S101AB-01604 2 101AC-01900 BEVELAND LLC EAo E HARDW• '`&GARDEN INC 7307 SW BEVELAND ST STE 200 ATTN: „ ' 'T(TA3) TIGARD,OR 97223 PO :! 1 1 •RTH WILK BORO, NC 28656 2S101AB-01800 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 1 S136DC-04600 1 S136CD-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 2S101BB-01201 2S101BD-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 1 136CD-02200 2S101AB-01603 CO CO WH SALE CORPORATION HARLAN BRIAN&MAI PROP AX DEPT 111 7270 SW HERMOSO WAY 999 E TIGARD,OR 97223 AQUAH,W 8027 2S101AB-01502 • 2S101BA-00101 • HERMOSO LLC PAC C RE ASSOCIATES PO BOX 1876 ATTN: EN LAKE OSWEGO,OR 97035 153 W QUOIA PKWY#300 RTLAND,0 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 2S101AB-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 2S101AB-01600 LYMAN KYLE M SPAAN HARLOW T& 7355 SW HERMOSO WAY SORG N JEFFREY& PORTLAND,OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB-02703 2S101BD-00200 MCCAFFERY HUGH R&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 2S BA-00402 PACIFIC REALTY ASSOCIATES TIGA ANGLE DEVELOPMENT LLC ATTN:N PIVEN 1 S 2ND AVE 15350 SW SEQUOIA PKWY#300 IGARD,OR 223 PORTLAND,OR 97224 O1AB-01400 101BA-004 PA IC RE ASSOCIATES TIG D (ANGLE DEVELOPMENT LLC ATTN: EN 122 72ND AVE 153 S EQUOIA PKWY#300 ARD, 97223 RTLAND, R 97224 1S136DC-04200 • 2S101AB-01900 • TLB LLC WHITETHORN LLC PO BOX 25716 12465 SW 72ND AVE PORTLAND,OR 97298 PORTLAND,OR 97223 1' 6DC-043y 2S101AB-01601 TLB L WHITNEY EUGENE P& PO :% 16 WHITNEY STEPHANIE BETH P TLAND, •R 97298 DEFOREST KIMBERLY LYNNE 1044 KOKANEE LN GRANTS PASS,OR 97527 1 360C-0440 1S136DC-04500 TLB C WINCO FOOD LLC PO 5716 ATTN: SUSAN BUSCHE RTLA R 97298 PO BOX 5756 BOISE, ID 83705 2S 101 AB-01609 1 36C D-04300 TRIANGLE PROPERTIES WINK• FOOD LC 7505 SW BEVELAND RD ATTN: •N BUSCHE TIGARD,OR 97223 PO :% 57 i ISE, ID 837.. 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 2S101BB-01400 WALTON CWOR PARK BC 8 LLC BY TTA/ePROPERTYTAX DEPT 325 PO BOX 4900 SCOTTSDALE,AZ 85261 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON,OR 97007 • Mildren DesignTroup Nathan and Ann Murdock Attn: Gene Mildren PO Box 231265 7650 SW Beveland Street, Suite 120 Tigard, OR 97281 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 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, 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 Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th 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-Aug-07 I ASSOG,A�ES ?tko A 6R' 1Tt r� PPGiF�N PNEN ##300 V 1535 SEQUOIA PK 15350 SW SEOR 91224 POR.��NO, ii.) . S 1S136C - 4200 ASSOCIA(E 1535 N N SEQUOIA PK #300 PORO IP,Np.OR 91224 1p lig LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS =N/A FILE NOS.: COMPREHENSIVE PLAN AMENDMENT (CPA) 2008-00010 SENSITIVE LANDS REVIEW (SLR) 2008-00005 FILE TITLE: TRI-COUNTY SHOPPING CENTER APPROVAL WETLAND AND STREAM CORRIDOR MAP AMENDMENT APPLICANT: City of Tigard OWNER: PacTrust 13125 SW Hall Blvd Attn: Matt Oyen Tigard, OR 97223 15350 SW Sequoia Pkwy. Suite 300 Portland, OR 97224 REQUEST: The Director recuests a Comprehensive Plan Map Amendment to correct the City's Significant Wetlands and Stream Corridors Map in tie vicinity of SW Dartmouth and Hwy 217. The Tigard City Council approved the Tri- County Shopping Center proposal (Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004), which approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a approximately 1.41 acres of existing wetlands on the property,and other development. The resource maps were not revised as indicated in the findings for the decision. Meanwhile, Army Corps of Engineers and Department of State Lands permits were obtained and grading, filling and mitigation occurred even though the remainder of the development was not built. The Significant Habitat Areas map, based on the wetland inventory, is also in error and needs revised accordingly. Although Council's approval of CPA98-00002 legally amended the City's Significant Wetlands Map, the Director's application is to formally correct the error in mapping. LOCATION: The property is located south of SW Dartmouth Street and west of SW 72n1( Avenue in the Tigard Triangle;Washington County Tax Assessor's Maps 2S101BA,Tax Lot 101 and 1S136CD, Tax Lot 4200. ZONE/COMPREHENSIVE PLAN DESIGNATION: C-G (PD): General Commercial District. The C-G zoning district is designed to accommodate a full range of retail, office and civic uses with a city-wide and even regional trade area. Except where non-conforming, residential uses are limited to single-family residences which are located on the same site as a permitted use; a wide range of uses,including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations, are permitted conditionally. The planned development designation is an overlay zone applicable to all zones. In the case of the subject property, the Council applied the provisions of this chapter as a condition of approving any application for development. APPLICABLE REVIEW CRITERIA: City of Tigard Community Development Code Chapters 18.380, 18.390 and 18.775; City of Tigard Comprehensive Plan Policies 1, 2 and 3; Statewide Planning Goals 1, 2 and 5; and Metro Functional Plan,Title 3. COMMENTS SENT: AUGUST 22,2008 DUE: SEPTEMBER 5,2008 DATE DLCD NOTICE WAS SENT: AUGUST 22, 2008 (45 days prior to first evidentiary hearing) DECISION MAKING BODY BELOW: ❑ TYPE I ❑TYPE II ❑ TYPE III ® TYPE IV /1 PLANNING COMMISSION (MON.) DA I'F OF HEARING: OCTOBER 6,2008 TIME: 7:00 PM ■ CITY COUNCIL (TUES.)DATE OF HEARING: NOVEMBER 25,2008 TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION PROPOSED ORDINANCE/AMENDMENTS IN STAFF REPORT DLCD NOTICE VICINITY MAP SITE PLAN STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 PRE-APP.HELD BY: `-iAtC2:.i<.41a CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City cTigand Permit Center 13125 SW Hall BIwL, Tigai OR 97223 Phone 503.639.4171 Fax: 503.598.1960 File# CPA- k-mot o Other Case# cL�abV�_0066' i o 5 ` Date W �°I/ By 'r Receipt# Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑ Zone Change(III) (Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑ Zone Change Annexation(IV) ❑ Conditional Use (III) ZSensitive Lands Review(LO or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) ❑Subdivision(II or III)• • LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) s w D H•47177 ti Tiff ,r 7 YW4's r Or 54) 72' A -'E TAX MAPS&TAX LOT NOS. I S 136cj • o ifae o 2 5101 811 X?/o/ TOTAL SITE SIZE ZONING CLASSIFICATION l776eavtes C•6- (PO APPLICANT'° C/ 7y TIGA-gb MAILING ADDRESS/CITY/ ATE/ZIP / 5/2S- Sw flAIL 131.1/1) , 776.9.12L o!Z 97223 PHONE NO. FAX NO. 56 7/151 2V37 50 3 . 6g% 72 97 PRIMARY CONTACT PERSON /‘ PHONE NO. GA 50 3 • 71 E- 21/3Y PROPERTY OWNER/DEED HOLDER(Attach list if more than one) f4G772t'sr MAILING ADDRESS/CITY/STATE/ZIP /535'0 Ste) se-&. //l f e su/T 3co PHONE NO. FIX NO. 3;03 - /2q. 436r) 503 - 617/• 77 55- °When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) /rrr Pc r v7 map e;/oiv6e-s 7 cr ry 0E- 77er/t3i21)3 SiG10/P--iedivor- LA)45-7-4,true s /N vErwroit y 1-)10RSemivr To 772i -GC CL(J V SHe //t, . CErx1? 2 1 P iQ6r441— 'GPO 499-00002. 1 Omit 3141.11 l( '•2 is)L *eeb / p GOlr-b IR5 ttj . APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc i THE APPLICANT SHALL CERTIFY 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 and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map 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 EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. � iii i• . z--- u� • .Q L[GUSiO© Owner's Signature ; . •Date. �. et x n 9 Owner's Signature Date Owner's Signature Date • • • • Owner's Signature Date Owner's Signature Date _. . i • 1 Applicant/Agent/•' s resentative's`Signature Date Applicant/Agent%Repre'sentative's Signature • • 'Date - P • ,.. • ` a P . • • • • C &gbUAiD At4TERIAL • • ,*-.---""ftlwil"r". . - - :Z., ;lit',...-,;,, ,.. - .7,.. - =tE, 4,,,,,t.-timocr,, t, „:.:.7....-,;,..:;77.':::.-.-t,. 7.....-1"10-ftrfif-I 14E1) -'21 1,1 Tidemark-A clyaft ateji Patty liunsfo d-- ' g "-_,, ...: . - ... — 2.A.,- -. ,-' . L.-.,- . • . - . — ,. . - . ' . - • ' • , ,--, t- _ Lg J.F4 i.., li... File Edit Options Window Help , i 0 il ei iD il Exit New Open Tnc.k List QBE GIS I n ■ I go M 2 4 45 % p ea ,...4, Clone Edit Project Group Add Clone Puce! Activity People Fee: Valuation Condition:. Csae Note:. Tng: Document:. GIS Calt ' g GComp,rehensive Mani Amendment -,CRA9E1.700002,,,,Status,__P - . -, Li A Lig f--4 ' _ ..„_,....,..yorlevrive•,-4\10,,;.^,---rzrw•airmrs..^,-----%-...t.e..,......4......''''..0.r .,:7.'..9",1-1$44"v"--... 1110, .`r -. . ....,6,,,s. Name:ED CHRISTENSEN Updated: 8.412008 PLL General doi Address:12265 SW 72ND AVE Jur: jfIG Description: Master#:ICPA913-00002 Project: 'fl-RI-COUNTY SHOPPING Ca Comments r Fill and mitigate for Wetlands previously designated as significant by the Water Resources Overlay District. . _ Current Complan Designation: ICG zi 11-11e.4:.:1 Proposed Complan Designation: ICG Dates el Current Zoning: IC-G ICG--- Received: P/3/1998 ' - , Proposed Zoning: re---6-1 r--- Target: I . . - Resolution Number: I_ V;1. 14 Issued: I Ordinance Number: I , Expired: I Finaled: I _ , ° ----1_ ■ , # . . ' . . .- . . , . , . ° . . , • • ‘ — Ready , . . ,. ;-,- • 5515q - !,-,C,i'i ce„ as a Riligffcigt01169311:1 ' - 1:-Si. Tidemark Advantage... pkw,.. -,:t. : . .. :- ...-.L-1-,1::- . ; . I t 4.4,13,PkFt)8.0 w Ot's"3.'47 ' .' I , tat ..., .."3R . i Af't.4A;kc' -...mrp.".11, ".0..4. ..:0 44,,4.4,4g: 11.,,',„.•,..,,t.:.,,xY5.1i.t.... 8/4/2008 Case Activity Listing eCEL 3:21:13PM Case #: CPA98-00002 ,"Assigned Updated" - Activity Description Date 1 Date 2 Date 3 Hold HisP4 To 7 "yz,13j, By N6tes CPAA007 Application received 2/3/1998 None INC MBR 9/21/1998 MBR CPAA012 Application 4/2/1998 None COMP MBR 9/21/1998 Public Hearings were held 6/1/98 acceptance date MBR before the Planning Commission and 6/23/98 before the City Council. CPAC110 Request approved 6/23/1998 7/23/1998 7/23/1998 None APP MBR 9/21/1998 Approval is valid until 1/23/2001 due subj.to cond MBR to 30 month approval period ad for this project. No time extensi possible because approval was for months. 41011 Page 1 of 1 CaseActivity..rpt laT iii--A hi.,Adirant*: Rite ' ',.. citti':-PO-: .',:-, -iit:V;'..."' :''' '-'4:1-trlYtt "t'''''4-- .:7,„ -. ..---' "' ''''''-''' ' - '. ' -."" - t'' t. ' '''. '' . -. iI j fUN EB File Edit Options Window Help _ 1 1 111.41 ._,ID l.:1 -e, ■ ■1 Exit New Open Tw.k Lic.t QBE GIS i n .!! cio„ View Add !Nit o Primary Print Document:. GIS Owe 1 gi 7 , fr:'F,' ''',7 (-;- '1- 1.-=1-•'-' '(.r'nCf'1-:.,1-6-ti:,(;:,(617.' ';'‘,-.r,',-,:. :. Ic-Di[MLA . . .• - .f,._,,, Name:ED CHRISTENSEN Updated: 8'7;2008 PLL General Addr de■ • 10 ur: ITIG IN Parcelattat,CPA 911:00002 ' ,-„,i„- L,j 'MI 1 1 ,, Desc -F•''' - • . I PING Eli Comments ,... status Pal cel et-i I •- * Fill a g A Dtv 1 S136CD-04200 ater Reso g A )9- 2S101AB-01400 , .... • A 2S101BA-00100 • A ?o- 2S101BA-00101 r.....;\?... C • A 2S101BA-00300 ,r--;? lI--V-. - q.2.:s1.45,-;bwctoTrifio El Pro ›› 1 A 2S101BA-00401 ' iates 4. 1 • A 2S101BA-00402 .:,.. 2/3/1998 i)'g . 2$,- Ar./reeior A uruiriarrue nrurnuer. p0-10 Expired: -. _ 1Kg Finaled: I * I 1 1 I i 1 %I. — _ -- . . . . View/Change Parcel Information gm » ,r ,':!.ti gtfigi i',(45' eilVAGI 1 0 FY Microsoft Wild I I N Tidemark Advantage -, ' •-.:-';',"--...? -'.,,..,■;., .,..,-,..„,4 ,..,, ,,*t.:*- ,.., . .- ... .,,,' --.1q ,0,00 0 s(t) 8,:w RIA Site Address for Par s/a/loos Parcel # 2S101BA-00401 3:26:27PM f;x Status° ,`Address . Active 12265 SW 72ND AVE Page 1 of 1 ParcelAdress..rptt 8/4/2008 Tags for Parcel# :2S101BA-00401 3:23:50PM CCEI: , Code Value Value " gold Description .4Notes „ , „ „ — Updated PLN N Warning Recorded Documen Recorded Document#99118501 Dedication Deed for Rd or 5/31/2000 JAS St Purposes.signed by Gordon&Sheila Martin PLN N Warning Recorded Docume Doc: 98011117 Dedication Deed Gordon R.Martin 1998 I 11/11 1 of 1 ParcelTags..rpt , 8/4/2008 OF TIGARD 3:20:41PM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: CPA98-00002 Project Name: TRI-COUNTY SHOPPING CENTER CURRENT STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 PUB. IMPR. PRMT/COMP. AGREEMENT 9/21/1998 VIV Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five(5)sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised,the design engineer shall then submit eight(8)sets of revised drawings and one(1) itemized construction cost estimate for final review and approval. (NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall. 2 COMPLIANCE AGREEMNT/FINAN.ASSUR. 8/31/1998 VIV As a part of the public improvement plan submittal,the Engineering Department shall be provide with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3 ADDTL ROW DEDICATION-SW 72ND M 8/10/1999 BDR 8/10/1999 BDR Additional right-of-way shall be dedicated to the Public along the frontage of SW 72nd Avenue to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4 ADDTL ROW DEDICATION-DARTMOUTH M 8/10/1999 BDR 8/10/1999 BDR Additional right-of-way shall be dedicated to the Public along the frontage of SW Dartmouth Street to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms.Instructions are available from the Engineering Department. 5 ROW RADIUS DEDICATION M 8/10/1999 BDR 4/27/2000 BDR A right-of-way radius shall be dedicated at the corner of SW 72nd Avenue and SW Dartmouth Street. The radius shall be a minimum of 45 feet. 6 CONSRUCT STREET IMPROVEMENTS P 2/11/1999 2/11/1999 BDR The applicant shall construct street improvements along the frontage of SW 72nd Avenue to meet Tigard Triangle Standards and in accordance with the SDR plan submitted for review. The improvements adjacent to this site shall include:A. City standard pavement section from curb to curb equal to 66 feet;B. pavement tapers needed to tie the new improvement back into the existing adge of concrete curb;C. concrete curb; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff;E. 6-foot concrete sidewalks;F. street striping; G. stret lights as determined by the City Engineer; H. underground utilites(NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities);I. street signs;J. driveway aprons; and K. adjustments in vertical and/or horizontal alignment to construct SW 72nd Avenue in a safe manner, as approved by the Engineering Department. 7 CONSTRUCT FRONTAGE IMPROVEMENTS P 2/11/1999 2/11/1999 BDR The applicant shall construct the following frontage improvements on SW Dartmouth Street as a part of this project: A. 6-foot concrete sidewalk; B. street lighting,as determined by the City Engineer;C. driveway aprons;and D. street striping. 8 PROFILE OF 72ND AVE REQUIRED M 2/11/1999 2/11/1999 BDR A profile of SW 72nd Avenue shall be required,extending 300 feet to the south of the subject site showing the existing grade and proposed future grade. 9 _ OBTAIN PERMIT FROM TVWD M 7/27/1999 BDR 7/27/1999 BDR The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connections and public water line work prior to issuance of the City's public improvement permit. The roadway cut and repair in SW Hermosa Way shall be inspected by the City of Tigard as a part of their public improvement permit. 10 P-IMP PLAN TO SHOW XTEND 8" P-SWR M 2/11/1999 2/11/1999 BDR The public improvement plans shall indicate that the applicant will extend an 8-inch public sewer line southerly in SW 72nd Avenue as a part of the street improvements. The line shall be extended to the south property line. Ping-CaseConditions.rpt Page 1 of 5 CURRENT STATUS UPDATED # DESCRIPTION STATUS* DATE BY , 11 SUBMIT STORM DRAINAGE IP 7/23/. BDR 7/27/1999 BDR The applicant shall submit a storm drainage plan to the City that clearly indicates how the storm water from this site will be conveyed to Red Rock Creek. If concentrated flows are porposed to convey across the adjacent property to the west,the applicant shall otain a private storm drainage easement from that property owner prior to construction. 12 PROVIDE ON-SITE H2O QUAL FACILITY 9/1/1998 VIV Prior to issuance of the site and/or building permit,the applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards(adopted by Resolution and Order No.96-44). Final plans and calculations shall be submitted to the Engineering Department(Brian Rager)that clearly shows the required boundary of the new mitigated wetland areas and a new 25-foot buffer adjacent to each one. The plan shall also clearly show the extent of any grading required to construct the private water quality facility(ies). Water quality facilites shall not encroach into a wetland and may only encroach into the associated"buffer"by ten(10)feet. 13 SHOW RQRD BOUND. OF MIT. WETLANDS 9/1/1998 VIV Prior to issuance of the site and/or building permit,the applicant shall submit a plan to the Engineering Department(Brian Rager)that clearly shows the required boundary of the new mitigated wetland areas and a new 25-foot buffer adjacent to each one. The plan shall also clearly show the extent of any grading required to construct the private water quality facility(ies). Water quality facilities shall not encroach into a wetland and may only encroach into the associated"buffer" by ten(10)feet. 14 EROSION CONTROL PLAN REQUIRED M 7/27/1999 BDR 7/27/1999 BDR An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to"Erosion Prevention and Sediment Control Plans-Technical Guidance Handbook,February 1994." 15 PROVIDE UPDATED GEOTECH REPORT M 7/27/1999 BDR 7/27/1999 BDR The applicant shall provide an updated geotechnical report,per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Building Division prior to the final inspection. 16 OBTAIN 1200-C GENERAL PERMIT M 7/27/1999 BDR 7/27/1999 BDR The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 17 MOVE 3 DISABLE PARKING SPACES 9/1/1998 VIV One(1)of the three(3)disabled parking spaces from Major IIIA and Major IV,Major Anchor Tenant buildings shall be moved near the entrance in front of Major IIIB. STAFF CONTACT: Mark Roberts,Planning Division. 18 REVISE LANDSCAPE PLAN 9/1/1998 VIV The landscape plan shall be revised along the SW 72nd Avenue frontage to provide an additional two(2)Little Leaf Linden trees. One(1)additional street tree shall be added along the SW Dartmouth Street frontage for a total of 39 Little Leaf Linden trees. STAFF CONTACT: Mark Roberts,Planning Division. 19 ADD ADDITIONAL PARKING LOT TREES 9/1/1998 VIV In certain areas the applicant did not evenly disperse parking lot trees at one(1)for every seven(7)spaces. The applicant shall add a minimum of three(3)parking lot trees along the western elevation of the Major Anchor Tenant Building I. The applicant shall also add a parking lot tree on the south side of Major Anchor Tenant Building I,east of the loading dock area, two(2)parking lot trees along the southeast corner of Major Anchor Tenant Building I,and a parking lot tree to the east side of the Pad B Building. STAFF CONTACT: Mark Roberts,Planning Division. 20 CONSTR. SLATTED CHAIN LINK FENCE 9/21/1998 VIV The applicant shall construct a slatted chain link fence or wood fence with a minimum of five(5)feet in height. This wall shall be constructed along the entire southern property line that adjoins single-family residences that is not to be provided with a sound attenuation wall as required by the Noise Study. Assuming the proposed Columbia River willows and Western Crabapple trees are defined as medium-sized species that will reach 25 -40 feet in height at maturity,a maximum spacing of 30 feet on center is permitted. In two(2)cases,a spacing of more than 30 feet on center has been proposed. The applicant must either add two(2)additional trees or provide proof that the Columbia River willows and Western Crabapple trees are large specimen trees. The screening and buffering plan included some 171,24-30 inch Dwarf Winged Euonymous shrubs on only the eastern 793 feet of the buffer. The landscape plan shall,therefore,be revised to add shrub plantings along the entire remaining length of the 20-foot screening and buffering area. STAFF CONTACT: Mark Roberts,Planning Division. 21 REVISE TRASH/RECYCLE ENCLOSURES 9/21/1998 VIV The trash and recycling enclosures serving Major Anchor Tenant Buldings IIIA and IIIB shall be revised to comply with the 24-foot,two-way aisle width standard. STAFF CONTACT: Mark Roberts,Planning Division. 22 PROVIDE ADDTL WINDOWED BLDG ELEV 9/21/1998 VIV Ping-CaseConditions.rpt Page 2 of 5 • CURRENT STATUS UPDATED # DESCRIPTION STATUS* BY DATE BY The Pad and D east eleva�as 1 050 square feet of building elevation are tween three(3)and nine(9)feet in height.'e adC q S O O g For this reason, 525 sqare feet of this area must be windowed. The applicant provided 240 square feet of this elevation area with windows,therefore,this elevation shall be revised to provide an additional 285 square feet of windowed building elevation. STAFF CONTACT: Mark Roberts,Planning Division. 23 REVISE MECH EQUIP INSTALL. AREA 9/21/1998 VIV The mechanical equipment installation limit area shall be revised to include a 20-foot minimum setback along the north and east building elevations of the Major Anchor Tenant building group. To allow the building itself to screen other rooftop equipment on the smaller pad buildings,no rooftop equipment shall be placed within 15 feet of an exterior wall of Pads A-F. STAFF CONTACT: Mark Roberts, Planning Division. 24 REVISE BLDG ELEVATION PLANS 9/21/1998 VIV The applicant shall revise the building elevation plan as needed to provide the building parapet at a sufficient height to screen the mechanical equipment on Major Anchor Tenant buildings II,IIIA,IIIB and IV. The applicant may also provide other screening alternatives. STAFF CONTACT: Mark Roberts,Planning Division. 25 SCREEN LOADING AREA 9/21/1998 VIV The finished elevation of Major Anchor Tenant I would be some eight(8)feet higher than residences immediately to,the south. The applicant shall screen the loading area for at least the length of the truck that would service this site(likely 65 feet)at a height of a typical servicing vehicle. This may be accomplished through a matching split face concrete block wall or other method as approved by the Planning Division. STAFF CONTACT: Mark Roberts,Planning Division. 26 PAINT ROOFTOP MECH EQUIPMENT 9/21/1998 VIV Based on the site development constraints and the higher street elevation of SW 72nd Avenue, it does not appear possible to entirely screen rooftop mechanical equipment to serve the Major Anchor Tenant buildings as seen from SW 72nd Avenue. For this reason,all rooftop mechanical equipment to serve the Major Anchor Tenants shall be painted to match the rooftop. The applicant may also provide other methods of blending mechanical equipment into the rooftop. STAFF CONTACT: Mark Roberts,Planning Division. 27 REVISE SITE/LANDSCAPE PLAN 9/21/1998 VIV The applicant shall revise the site and landscape plan to provide a suitable size loading space(s)to accommodate delivery trucks for all applicable tenants that lease 10,000 square feet or more within Pads A,B and D. STAFF CONTACT: Mark Roberts,Planning Division. 28 CARPOOL PARKING SPACE SIGN REQRD. 9/21/1998 VIV The applicant has agreed to provide 68 long-term parking spaces.The applicant shall provide signage designating four(4)of these spaces as vanpool/carpool spaces. The signage shall state that these "spaces are for use by vanpool/carpool users only between the hours of 7:00 AM and 5:30 PM." These four(4)vanpool/carpool spaces shall be located as conveniently as possible to main bulding entrance(s), after the provision of handicapped accessible parking spaces. STAFF CONTACT: Mark Roberts,Planning Division. 29 MODIFY PARKING STRUCT. CLEARANCE 9/21/1998 VIV The applicant shall modify the parking structure to provide a minimum of 6-3/4 feet of clearance height at all entrances if no carpool/vanpool spaces are provided. A minimum of 7-1/2 feet of clearance shall be provided if carpool and vanpool spaces are provided. STAFF CONTACT: Mark Roberts,Planning Division. 30 REVISE PLAN TO PROV. 6-FT WALKS 9/21/1998 VIV Along three(3)of the driveways into the site,the applicant has provided five(5)feet of walkway width. The site and landscape plans shall be revised to provide a minimum of six(6)feet of width for all walkways.The applicant shall provide a continuous 6-foot-wide walkway using matching modular pavement materials along at least one(1)side of Driveway C from the Major Anchor Tenant buildings to SW 72nd Avenue. The site and landscape plan shall be revised to provide a 6-foot-wide walkway using matching modular pavement materials from Pad D to SW 72nd Avenue. STAFF CONTACT: Mark Roberts,Planning Division. 31 PROVIDE BIKE RACK DETAIL 9/21/1998 VIV The applicant shall provide a bicycle rack detail that demonstrates,when in use,that bicycle racks will not block pedestrian walkways. A minimum four(4)feet of walkway clearance shall be maintained where these are located. The applicant shall relocate the proposed bicycle racks under cover near main building entrances. STAFF CONTACT: Mark Roberts, Planning Division. 32 REV TO PROV MIN 24 FT CLEAR WIDTH 9/21/1998 VIV The two-way access width standard is 24 feet. The majority of this site complies with this standard except for the two-way drive aisle behind the Major Anchor Tenant buildings. The loading docks behind Major Anchor Tenant buildings IIA and IIB shall be revised a minimum of 24 feet clear width. Trash and recycling enclosures shall also be revised as needed to Ping-CaseConditions.rpt Page 3 of 5 CURRENT STATUS UPDATED # DESCRIPTION STATUS* 411 BY DATE BY provide a minimum of 24 ar width. STAFF CONTACT: Mark Robert , nning Division. 33 SUBMIT SIGN PROGRAM FOR SHOP CNTR 9/21/1998 VIV The applicant shall submit for review and approval a sign program that complies with the standards for a shopping center in the General Commercial Zoning District with any special limitations as required by the Tigard Triangle Design Standards. STAFF CONTACT: Mark Roberts,Planning Division. • 34 PROV. SIGN-OFF FROM WASTE HAULER •'.. - 9/21/1998 . VIV The applicant shall obtain sign-off from the franchise waste hauler for the location of all trash and recycling enclosures and provide a detail of the type of screening to be provided around these enclosures. STAFF CONTACT: Mark Roberts, Planning Division. 35 FIRE SAFETY REQUIREMENTS 9/21/1998 VIV Post drive aisles behind Major Anchor stores with"No Parking Fire Lane" signage. All exits required from each building shall have a landing and be connected to the public way via a sidewalk and accessible to persons with a disability. Locate fire hydrants within 250 feet of all exterior walls of each building. Provide a hydrant flow test and complete the fire flow analysis. The median of the roadway between Pads B and C shall be modified to provide a minimum of 20 feet of width. Modify the turning radius at the southwest corner of Pads A-C and in front of the Major Anchor Tenant I building. STAFF CONTACT:Jim Funk,Building Division. 36 TREE MITIGATION OFF-SITE PLANTING M 8/16/1999 JPH 8/16/1999 JPH The remaining 66 caliper inches of tree mitigation may be planted off-site or tree mitigation fees paid for the value of purchase and planting of additional trees. Also,the applicant and City may agree to locate existing Christmas trees on the property at off-site City open space sites. STAFF CONTACT: Mark Roberts,Planning Division. 37 OBTAIN TREE REMOVAL PERMIT 9/21/1998 VIV Because trees numbered 88-96 in the arborist's tree identification plan are six(6)inches in size and within a sensitive lands area,the applicant shall obtain a tree removal permit prior to their removal. STAFF CONTACT: Mark Roberts,Planning Divison. 38 WINDOW GLAZING REQUIREMENTS 9/21/1998 VIV The applicant proposed no windows on the northerly elevation of Pad A. The applicant shall provide 50%of the building elevation between 3 and 9 feet with window glazing. The applicant is proposing to provide approximately 3.5%of the entire Pad B northerly elevation with window glazing. The applicant shall revise the Pad B northerly building elevation to provide a minimum of 50%of the elevation between 3 and 9 feet with window glazing. The applicant also proposed a few windows on the northern elevation of the Pad C building. The Pad C building north elevation shall also be revised to provide a minimum of 50%of the building elevation between 3 and 9 feet with window glazing. STAFF CONTACT: Mark Roberts, Planning Division. 39 REVISE PROPOSED LOT LINES 9/21/1998 VIV The proposed lot lines will need to be revised due to the location of structures on site and potential redevelopment of this shopping center. In particular,the lot line aligned south of Pad B,the lot line cutting through the corner of Major Anchor Tenants IIIA, IIIB and IV, and the lot lines cutting through the Pad F building. STAFF CONTACT: Jim Funk,Building Division. 40 REVISE WIDTH OF TAX LOT 00400 9/21/1998 VIV Proposed Tax Lot 00400 shall be revised to provide a 50-foot average lot width: STAFF CONTACT: Mark Roberts, Planning Division. 41 PROVIDE DSL AND USACE PERMITS M 8/27/1998 8/11/1999 JPH The applicant shall provide proof that the Division of State Lands permit is still valid and that the US Army Corps of Engineers permit has been re-issued. STAFF CONTACT: Mark Roberts,Planning Divison. 42 CONST TRAFF SIG @ 72ND/DARTMOUTH 9/21/1998 VIV The applicant shall construct a traffic signal at the intersection of SW 72nd Avenue and SW Darmouth Street in accordance with City standards and as approved by the City Engineer. Prior to final building inspection,the plans for this signal work shall be approved by the City Engineer. 43 CONST TRAFF SIG @ 68TH/DARTMOUTH 9/21/1998 VIV The applicant shall construct a traffic signal at the intersection of SW 68th Avenue and SW Dartmouth Street in accordance with ODOT and City standards. The east leg of the intersection consists of the I-5 southbound ramp connections at the SW Haines Road interchange. The I-5 southbound ramp connections are parts of the State Highway System and under the jurisdiction of ODOT,and as such,the proposed traffic signal needs to be approved by the State Traffic Engineer prior to design and construction. Signal installation may require additional improvements as determined by the State Traffic Engineer. Fourteen-hour(6:00 AM to 8 PM weekday)manual turning movement counts at the intersection will need to be PIng-CaseConditions.rpt Page 4 of 5 CURRENT STATUS UPDATED # DESCRIPTION STATUS* _ BY DATE BY 1 provided to ODOT for the Wirsignal warrant analysis. ODOT has provides, ies of their signal warrant comparison worksheets for the applicant to use. Prior to final building inspection,the applicant shall obtain ODOT permits/approvals for this signal work. 44 P-IMP+MAINT.ASSURANCE REQUIRED 9/21/1998 VIV Prior to a final building inspection,the applicant shall complete the required public improvements, obtain conditional acceptance from the City,and provide a one-year maintenance assurance for said improvements. 45 PROVIDE P-IMP AS-BUILT DRAWINGS 9/21/1998 VIV Prior to final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)mylars,and 2)a diskette of the as-builts in"DWG" format, if available; otherwise"DXF" format will be acceptable.Note: if the public improvement drawings were hand-drawn,then a diskette is not required. 46 OVERHEAD UTILITIES UNDERGROUNDING 9/21/1998 VIV The applicant shall either place the existing overhead utiltiy lines along SW 72nd Avenue underground as part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be$18,700 and it shall be paid prior to a final building inspection. 47 INSTALL SIGNALS AT DRIVE A+/OR B 9/21/1998 VIV Prior to final building inspection,signals at Driveway A and/or B shall be installed. The City Engineer shall make a determination whether installation of a signal at Driveway A and/or B is within the best public interest within six(6)months of application for site and/or building permits. In the event that installation of one or both signals is not found to be appropriate with the opening of this center,the applicant shall submit a performance bond to the City in an amount to cover the design and construction costs for two(2)additional signals on SW Dartmouth Street at the proposed site driveways. This performance bond shall be provided to the City for a period of five(5)years(60 months)from the estimated opening of the building(s). The amount of the bond shall be approved by the City Engineer prior to submittal to the City.A. The applicant shall conduct follow-up signal warrant investigation at the SW Dartmouth Street driveways once per year over the 5-year life of the signal performance bond. If any traffic siganl warrant,as defined in the Manual of Uniform Traffic Control Devices is met at any time during the 5-year period,and if it is in the City Engineer's opinion that the signalization of one(1)or both of the site driveways is in the best interest of the public,then the applicant will be required to design and construct one(1)or both of the site driveway signals. Any required signal installation shall be complete within 12 months of the City Engineer's direction. B. If after the development has been occupied for five(5)years(60 months)and the driveways do not meet signal warrants,the applicant will no longer be financially responsible for the design or construction of traffic signals at those locations. C. If during the 5-year period of the signal performance bond further signal warrant investigations reveal one(1) or more warrants are being met,the traffic signal(s)shall be constructed. The decision by the City Engineer in determining if a warrant is met shall be considered final. 48 SITE IMPR. PER REVISED SITE PLAN 9/21/1998 VIV All site improvements shall be installed as approved,per the revised site plan. STAFF CONTACT: Mark Roberts,Planning Division. Condition Status Index: M=Met N=Not Met Ping-CaseConditions.rpt Page 5 of 5 ♦ 1 11&ARD City &)tsJC I L FINAL— OMR II jr� :).f.1 h d--. 0 • W 4,4.'1'.. 44: CITY OF TIOARD Community Development • Shaping A Better Community i CITY OF TIGARD • Washington County, Oregon . CE OFFINAL ORDER BY NOTITHETIGARD CITYCOUNCIL Case Number(s): COMPREHENSIVE PLAN AMENDMENT(CPA)98-0002/SITE DEVELOPMENT REVIEW(SDR) 98-0002/PLANNED DEVELOPMENT REVIEW (PDR) 98-0001/ SENSITIVE LANDS REVIEW(SLR) 98-0002/LOT LINE ADJUSTMENT(MIS) 98-0004 i i Case Name(s): TRI-COUNTY SHOPPING CENTER 1 Vame of Owner: Gordon and Sheila Martin game of Applicant: Christensen Engineering, Inc. Attn: Ed Christensen, Project Manager 4ddress of Applicant: 7150 SW Hampton Street, Suite 226 City: Tigard State: Oregon Zip: 97035 i %ddress of Property: 12265 SW 72nd Avenue City: Tigard State: Oregon, Zip: 97223 lax Map(s)/Lot No(s).: WCTM 1S136CD, Tax Lot 04200; 2S101AB, Tax Lot 01400; and 25101 BA, Tax Lots 00100, 00101, 00300, 00400, 00401 and 00402. . quest: > On June 1, 1998, the Planning Commission conducted a Public Hearing and recommended approval of this proposal subject to Conditions of Approval. At this hearing, the Planning Commission expressed strong reservations with this project due to traffic impacts.to SW Pacific Highway and unfunded regional transportation improvements listed within the Tigard Triangle Design Standards. On June 23, 1998, the City Council conducted a Public Hearing and expressed similar concerns. At that hearing, the City Council approved this proposal as proposed because needed transportation improvements required regional transportation funding solutions and cannot be solved by any single applicant. The approved proposal is as follows: A request for approvalof a 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 square foot shopping center on 25.70 acres; and a Lot Line Adjustment to reconfigure the existing parcels to accommodate future ownership interests of the proposed site improvements. e: General Commercial; C-G. The General Commercial Zoning District provides sites for the provision of a wide range of major retail goods and services. The property is also designated with the following overlay districts: 1.) The Planned Development Overlay; 2.) The Tigard Triangle Design Standards Overlay; and 3.) The Water Resources Overlay. The Planned Development Overlay was placed on the property to allow flexibility in development practices to permit more efficient use of the property. The Tigard Triangle Design Standards were . adopted for all properties within the Triangle. The Water Resources Overlay is a resource protection overlay that provides citywide protection standards for Water Resource areas designated as significant. - xi: D ❑ Approval as Requested O Approval with Conditions ❑ Denial :e: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record within the Required Distance 12 Affected Governmental Agencies 17 The Affected Citizen Involvement Team Facilitator 12 The Applicant and Owner(s) Decision:% . ATE OF FILING: ; 3 `` y a '.',. •,h W -W ` aa.s `«a AtrAEli'„, "SS:, ' ;�'=v+7�'r^`:r.°5.:,? =< ter... HE EIS ON W S1.GED O 1998BE 4 x. a .j� 71- `� .2C'wai v�.i� �y'�` 1'".�°- w .. - .; A ��_ 3. S,EF EC I E .i.t . �� N I2 t GOME ONz: 'k; The adopted findings of fact, decision and statement of conditions can be obtained from the City of . Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon. II: A review of this decision may be obtained by filing a.notice of intent with the Oregon Land Use P Appeals (LUBA) according to their procedures. ions: If you have any questions, please call the City of Tigard Planning Division or City Recorder at (5 SDR 98-2/POR 98-1/SLR 98-2/MIS 98-4 TRI-COUNTY SHOPPING CENTER NOTICE OF FINAL ORDER • • CITY OF TIGARD,OREGON ORDINANCE NO.98-/ '' AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT (CPA 98-0002), SITE DEVELOPMENT REVIEW (SDR 98-0002), PLANNED DEVELOPMENT REVIEW (PDR 98-0001), SENSITIVE LANDS REVIEW (SLR 98-0002) AND A LOT LINE ADJUSTMENT (MIS 98-0004) REQUESTED BY THE MARTIN FAMILY TO DEVELOP THE TRI-COUNTY SHOPPING CENTER. WHEREAS, the applicant has requested approval of a Comprehensive Plan Amendment to the City's Water Resources Overlay, Site Development Review, Planned Development Review, Sensitive Lands Review and a Lot Line Adjustment to develop a shopping center known as the Tri-County Shopping Center. The subject properties are comprised of 8 parcels totaling a net acreage of approximately 25.70 acres. The subject parcels are generally located at the southwest corner of SW Dartmouth Street and SW 72nd Avenue. The subject parcels are also known by the Washington County Tax Assessor's office as follows: 1 S 136CD, Tax Lot 04200; 2S 101 AB, Tax Lot 01400; and 2S 101 BA, Tax Lots 00100, 00101, 00300,00400, 00401 and 00402; and WHEREAS, the Planning Commission held a public hearing and received public testimony and recommended approval of the aforementioned land use applications on June 1, 1998; and WHEREAS, the City Council also held a public hearing on the aforementioned land use applications on June 23, 1998 and approved the aforementioned land use applications subject to the findings and Conditions of Approval contained within the attached"Exhibit A." • NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The proposal is consistent with all of the relevant criteria as noted in the attached City Council Final Order, also referred to as "Exhibit A." SECTION 2: The City Council upholds the Planning Commission recommendation for approval of the Comprehensive Plan Amendment, Site Development Review, Planned Development Review, Sensitive Lands Review and a Lot Line Adjustment request, further known as the Martin Family/Tri-County Shopping Center, subject to the Findings and Conditions of Approval as set forth in the attached "Exhibit A." SECTION 3: This ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor, and posting by the City Recorder. ORDINANCE No. 98-/ b Page 1 of 2 ;! • • , k'ppsSED: By U h Q.M'nattS vote of all Council members present after being read by number and ;r title only, this ,- 3c delay ofA.„-,� , 1998. 4,q7/9„e/cO-Le ,._ (..k_..) Catherine Wheatley, City Recorder nl jAPPROVED: By Tigard City Council this ?3 day o . n • , 1998. At /o . ir/ J l s Nicoli, Mayor ' . Approved as to form: __ . Cit At orney __ ,z,__, -, 6 Date i:kitywidebrd\cpa98-02.ord Mark_R 11-Jun-98 4:13 PM ORDINANCE No. 98- I g Page2of2 • "EXHIBIT A" • >P" "a'•s;: ,.�.2°:.;f,.:�.r.�,,� i:s� c%.:_iXii3Y�"q •ax:.::- rat»a �"£."% 'E.w' .:.5 t;=';`•"d;is,,, '.z-f-. ? =�3' 'XS�y .'S.s :a:'l.p ,psv:�:.rt :.:� ;y: h;�t.:;j? o.$ -.� w31, .t:. c ic±..w?h._''�.--"`� r':3A`•i:f:., =.zt :�- HOT10EwOF��FINAt-ORD � ,��;... .,, .,.ea,•,.. »a>-: :, -a.�,.. s;:.7,;:.„,„-rxi „..: !.� .... ..,._r:....-n- ..«a••..,`;:-. 'k.. -°:.:.,r>3`�6y_2e _z,.^.t.�„a�.a?6:7r-: ;.a� •-rr�' a.�!""bbi3'4Kt:'.,�;?.ytY-°rw361a::;.«,..c:.�:J:"S>-,.,>'n-' :C17YOfTI "�"i::^;>-� ....,....?°0�.:.. ,.-�i......,;..;. ,�,...a::-• �e. r� .�gi°"�.<`-_ .�. ''H':r,'.:a.-tai., >i.c:=s':: ::s'ra.`%.�.: OARO - .-.r>-:2,...,:,�.:_.._;...,........,�_'°s,<;,'.'_:c^,._.:r,....r:.•;s,':�t`:_. -_..t.. '.x >:.ss':& r;_ „a's �" .;pa• ✓�.:. .M' .-y.':_r:.;.• :,�'. _,;��..', ,,F,�L. X:�x . .,�,;- '•:,�. Y .ry*:�=' Cornmuntrj Devefopriient;.; N� -�� �:_ . •: � ; �i. 4hv+2s' •,h-. .._h. :...xa .:t•¢'. v.,n»m>':.sy,,.:<--.....a..-..a-w:s!, s.•-... .;t ,,...:.,. 4N -w i m s 5-'>� Kv. 4 bAF - SECTION I. APPLICATION SUMMARY CASES: FILE NAME: TRI.COUNTY SHOPPING CENTER • Comprehensive Plan Amendment CPA 98-0002 Site Development Review • SDR 98-0002 Planned Development Review PDR 98-0001 Sensitive Lands Review SLR 98-0002 Lot Line Adjustment MIS 98-0004 PROPOSAL: The applicant has requested approval for a 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 square foot shopping center on 25.70 acres; and a Lot Line Adjustment to reconfigure the existing parcels to accommodate future ownership interests of the proposed site improvements. APPLICANT: Christensen Engineering OWNERS: Gordon R. Martin; Ed Christensen, Project Manager Gordon S. Martin; and 7150 SW Hampton Street, Suite 226 Sheila Martin Portland, OR 97223 12265 SW 72nd Ave. Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: General Commercial; C-G. ZONING DESIGNATION: General Commercial; C-G. The General Commercial Zoning District provides sites for the provision of a wide range of major retail goods and services. The property is also designated with the following overlay districts: 1.) The Planned Development Overlay; 2.) The Tigard Triangle Design Standards Overlay; and 3.) The Water Resources Overlay. The Planned. Development Overlay was placed on the property to allow flexibility in development practices to permit more efficient use of the property. The Tigard Triangle Design Standards were adopted for all properties within the Triangle. The Water Resources Overlay is a resource protection overlay that provides citywide protection standards for Water Resource areas designated as significant. LOCATION: 12265 SW 72nd Avenue; WCTM 1S136CD, Tax Lot 04200; 2S101AB, Tax Lot 01400; and 2S101 BA, Tax Lots 00100, 00101, 00300, 00400, 00401 and 00402. The site is located on the south side of SW Dartmouth Street and on the west side of SW 72nd Avenue and includes one (1) parcel within the Hermosa Subdivision. The site is otherwise north of the Hermosa Subdivision and east of Highway 217. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.62, 18.80, 18.84, 18.85, 18.98, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150, 18.162 and 18.164; the Tigard Triangle Design Standards; and the Metro Functional Plan Standards. SECTION II. CITY COUNCIL DECISION The Tigard City Council APPROVES the above request subject to certain Conditions of Approval. The findings.and_conclusions on which the decision is based are noted in Section IV of this report. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 1 OF 42 'ONDITIONS OF APPROVAL RIOR'T= THE;ISSIJ` "OF SITE:AND/OR'BUILDING P�ITS,`THE.:FOLLOWIN.G. 5-:- IONS SHALL to r '��'<w -�, ��; _g.:; Unleis' s�<szov;.;;�t9 Fht�-e_:r.te*.wS,r is'"'Z.,e.-r,:•� a-'x... ', ;Aqq"':S'.h"w�.:' BE"SATI$F. F"•.. .,:.r. .::nbnofedthestaffcontact afiall.beBa ..R. a"`er x..T. wS?�s`y 14,. .l4si :,8.F L ..S>,. ,.zy.: .F. �t: ;w {: rEn ineerin <.De arfinenf 503 -41 1 g g.:-. 1'639 7 .1a:':;; ...s.... ...,_ r.;b�_-x�.+, �'�. �� .., � I��:n, /,. '" � $ �'� ?s ,.:�".����,� ;,�:°,..s 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 72nd Avenue to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. Additional right-of-way shall be dedicated to the Public along the frontage of SW Dartmouth Street to increase the right-of-way to 47 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 5. A right-of-way radius shall be dedicated at the corner of SW 72nd Avenue and SW Dartmouth Street. The radius shall be a minimum of 45 feet. 6. The applicant shall construct street improvements along the frontage of SW 72nd Avenue to meet Tigard Triangle Standards and in accordance with the SDR plan submitted for review. The improvements adjacent to this site shall include: A. City standard pavement section from curb to curb equal to 66 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. six (6)-foot concrete sidewalks; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities); I. street signs; J. driveway aprons; and CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 2 OF 42 , . .K. adjustments in v 'cal and/or horizontal alignment to istruct SW 72nd Avenue in a safe manner, as ,impved by the Engineering Departme110 7. The applicant shall construct the following frontage improvements on SW Dartmouth Street - as a part of this project: A. six (6)-foot concrete sidewalk; B. street lighting, as determined by the City Engineer; C. driveway aprons; and D. street striping. 8. A profile of SW 72nd Avenue shall be required, extending 300 feet to the south of the subject site showing the existing grade and proposed future grade. 9: The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connections and public water line work prior to issuance of the City's public improvement permit. The roadway cut and repair in SW Hermosa Way shall be inspected by the City of Tigard as a part of their public improvement permit. 10. The public improvement plans shall indicate that the applicant will extend an eight (8)-inch public sewer line southerly in SW 72nd Avenue as a part of the street improvements. The line shall be extended to the south property line. 11. The applicant shall submit a storm drainage plan to the City that clearly indicates how the storm water from this site will be conveyed to Red Rock Creek. If concentrated flows are proposed to convey across the adjacent property to the west, the applicant shall obtain a private storm drainage easement from that property owner prior to construction. 12. Prior to issuance of the site and/or building permit, the applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 13. Prior to issuance of the site and/or building permit, the applicant shall submit a plan to the Engineering Department (Brian Rager) that clearly shows the required boundary of the new mitigated wetland areas and a new 25-foot buffer adjacent to each one (1). The plan shall also clearly show the extent of any grading required to construct the private water quality facility(ies). Water quality facilities shall not encroach into a wetland and may only encroach into the associated "buffer" by ten (10) feet. 14. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 15. The applicant shall provide an updated geotechnical report, per.Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Building Division prior to the final inspection. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 3 OF 42 16. The applicant shall obt; a 1200-C General Permit issued k he City of Tigard pursuant to ORS 468.740 and the.eral Clean Water Act. • 17. One (1) of the three (3) disabled parking spaces from Major IIIA and Major IV, Major Anchor _ Tenant buildings shall be moved near the entrance in front of Major IIIB. Staff Contact: Mark Roberts, Planning Division. 18. The landscape plan shall be revised along the SW 72nd Avenue frontage to provide an additional two (2) Little Leaf Linden trees. One (1) additional street tree shall be added along the SW Dartmouth Street frontage for a total of 39 Little Leaf Linden trees. Staff Contact: Mark Roberts, Planning Division. 19. In certain areas the applicant did not evenly disperse parking lot trees at one (1) for every seven (7) spaces. The applicant shall add a minimum of three (3) parking lot trees along the western elevation of the Major Anchor Tenant Building I. The applicant shall also add a parking lot tree on the south side of Major Anchor Tenant Building I, east of the loading dock area, two (2) parking lot trees along the southeast corner of Major Anchor Tenant Building I, and a parking lot tree to the east side of the Pad B Building. Staff Contact: Mark Roberts, Planning Division. 20. The applicant shall construct a slatted chain link fence or wood fence with a minimum of a five (5)-feet of height. This wall shall be constructed along the entire southern property line that adjoins single-family residences that is not to be provided with a sound attenuation wall as required by the Noise Study. Assuming the proposed Columbia River Willows and Western Crabapple trees are defined as medium sized species that will reach 25-40 feet in height at maturity, a maximum spacing of 30 feet on center is permitted. In two (2) cases, a spacing of more than 30 feet on center has been proposed. The applicant must either add two (2) additional trees or provide proof that the Columbia River Willows and Western Crabapple trees are large specimen trees. The screening and buffering plan included some 171, 24-30 inch Dwarf Winged Euonymous shrubs on only the eastern 793 feet of the buffer. The landscape plan shall, therefore, be revised to add shrub plantings along the entire remaining length of the 20-foot screening and buffering area. Staff Contact: Mark Roberts, Planning Division. 21. The trash and recycling enclosures serving Major Anchor Tenant Buildings IIIA and IIIB shall be revised to comply with the 24-foot, two-way aisle width standard. Staff Contact: Mark Roberts, Planning Division. 22. The Pad C and D east Elevation has 1,050 square feet of building elevation area between three (3) and nine (9) feet in height. For this reason, 525 square feet of this area must be windowed. The applicant provided 240 square feet of this elevation area with windows, therefore, this elevation shall be revised to provide an additional 285 square feet of windowed building elevation. Staff Contact: Mark Roberts, Planning Division. 23. The mechanical equipment installation limit area shall be revised to include a 20-foot minimum setback along the north and east building elevations of the Major Anchor Tenant building group. To allow the building itself to screen other rooftop equipment on the smaller pad buildings, no rooftop equipment shall be placed within 15 feet of an exterior wall of Pads A-F. Staff Contact: Mark Roberts, Planning Division. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 4 OF 42 24.—The applicant shall rex s the building elevation plans as ided to provide the building parapet at a sufficient h t to screen the mechanical equip`ht on Major Anchor Tenant buildings II, IIIA, IIIB and . The applicant may also provide other screening alternatives. Staff Contact: Mark Roberts, Planning Division. 25. The finished elevation of Major Anchor Tenant I would be some eight (8) feet higher than residences immediately to the south. The applicant shall screen the loading area for at least the length of the truck that would service this site (likely 65 feet) at a height of a typical servicing vehicle. This may be accomplished through a matching split face concrete block wall or other method as approved by the Planning Division. Staff Contact: Mark Roberts, Planning Division. 26. Based on the site development constraints and the higher street elevation of SW 72nd Avenue, it does not appear possible to entirely screen rooftop mechanical equipment to serve the Major Anchor Tenant buildings as seen from SW 72nd Avenue. For this reason, all rooftop mechanical equipment to serve the Major Anchor Tenants shall be painted to match the rooftop. The applicant may also provide other methods of blending mechanical equipment into the rooftop. Staff Contact: Mark Roberts, Planning Division. 27. The applicant shall revise the site and landscape plan to provide a suitable size loading space(s) to accommodate delivery trucks for all applicable tenants that lease 10,000 square feet or more within Pads A, B and D. Staff Contact: Mark Roberts, Planning Division. 28. The applicant has agreed to provide 68 long-term parking spaces. The applicant shall provide signage designating four (4) of these spaces as vanpooVcarpool spaces. The signage shall state that these "spaces are for use by vanpooVcarpool users only between the hours of 7:00 AM and 5:30 PM." These four. (4) vanpooVcarpool spaces shall be located as conveniently as possible to main building entrance(s), after the provision of handicapped accessible parking spaces. Staff Contact: Mark Roberts, Planning Division. 29. The applicant shall modify the parking structure to provide a minimum of 6% feet of clearance height at all entrances if no carpooVvanpool spaces are provided. A minimum of 7% feet of clearance shall be provided if carpool and vanpool spaces are provided. Staff Contact: Mark Roberts, Planning Division. 30. Along three (3) of the driveways into the site, the applicant has provided five (5) feet of walkway width. The site and landscape plans shall be revised to provide a minimum of six (6) feet of width for all walkways. The applicant shall provide a continuous six (6)-foot-wide walkway using matching modular pavement materials along at least one (1) side of Driveway C from the Major Anchor Tenant buildings to SW 72nd Avenue. The site and landscape plan shall be revised to provide a six (6)-foot-wide walkway using matching modular pavement materials from Pad D to SW 72nd Avenue. Staff Contact: Mark Roberts, Planning Division. 31. The applicant shall provide a bicycle rack detail that demonstrates when in use, that bicycle racks will not block pedestrian walkways. A minimum four (4) feet of walkway clearance shall be maintained where these are located. The applicant shall relocate the proposed bicycle racks under cover near main building entrances. Staff Contact: Mark Roberts, Planning Division. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 5 OF 42 32. The two-way access w: ') standard is 24 feet. The majorit if this site complies with this standard except for th vvo-way drive aisle behind the Maj ,,nchor Tenant buildings. The _ ' loading docks behind or Anchor Tenant buildings IIA arMB shall be revised a minimum _ of 24 feet of clear width. Trash and recycling enclosures shall also be revised as needed to provide a minimum of 24 feet of clear width. Staff Contact: Mark Roberts, Planning Division. 33. The applicant shall submit for review and approval a sign program that complies with the standards for a shopping center in the General Commercial Zoning District with any special limitations as required by the Tigard Triangle Design Standards. Staff Contact: Mark Roberts, Planning Division. 34. The applicant shall obtain sign-off from the franchise waste hauler for the location of all trash and recycling enclosures and provide a detail of the type of screening to be provided around these enclosures. Staff Contact: Mark Roberts, Planning Division. 35. Post drive aisles behind Major Anchor stores with "No Parking Fire Lane" signage. All exits required from each building shall have a landing and be connected to the public way via a sidewalk and accessible to persons with a disability. Locate fire hydrants within 250 feet of all exterior walls of each building. Provide a hydrant flow test and complete the fire flow analysis. The median of the roadway between Pads B and C shall be modified to provide a minimum of 20 feet of width. Modify the turning radius at the southwest corner of Pads A-C and in front of the Major Anchor Tenant I Building. Staff Contact: Jim Funk, Building Division. 36. The remaining 66 caliper inches of tree mitigation may be planted off-site or tree mitigation fees paid for the value'of purchase and planting of additional trees. Also, the applicant and City may agree to locate existing Christmas trees on the property at off-site City open space sites. Staff Contact: Mark Roberts, Planning Division. 37. Because trees Numbered 88-96 in the arborist's tree identification plan are six (6)-inches in size and within a sensitive lands areas the applicant shall obtain a tree removal permit prior to their removal. Staff Contact: Mark Roberts, Planning Division. 38. The applicant proposed no windows on the northerly elevation of Pad A. The applicant shall provide 50% of the building elevation between 3 and 9 feet with window glazing. The applicant is proposing to provide approximately 3.5% of the entire Pad B northerly elevation with window glazing. The applicant shall revise the Pad B, north building elevation to provide a minimum of 50% of the elevation between 3 and 9 feet with window glazing. The applicant also proposed a few windows on the northern elevation of the Pad C building. The Pad C building north elevation shall also be revised to provide a minimum of 50% of the building elevation between 3 and 9 feet with window glazing. Staff Contact: Mark Roberts, Planning Division. 39. The proposed lot lines will need to be revised due to the location of structures on site and potential redevelopment of this shopping center. In particular the lot line aligned south of Pad B, the lot line cutting through the corner of Major Anchor Tenants IIIA, IIIB and IV and the lot lines cutting through the Pad F building. Staff Contact: Jim Funk, Building Department. 40. Proposed Tax Lot 00400 shall be revised to provide a 50-foot average lot width. Staff Contact: Mark Roberts, Planning Division. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 6 OF 42 41. . The applicant shall pros ? proof that the Division of State Le s.Permit is still valid and that the Army Corps of Enyil frs Permit has been re-issued. • Contact: Mark Roberts, Planning Division. • „ : ::v:z5i,`,r.:^r,RR.'iT�'a;. :,.:,.,'s :a:., {t:.' ;�i ?ss<s.n:..•.;,,.iv.Y7 _'f `t�;� :.;�• -1 �THE FOLLOWIN-G CONDITIONS:'SHALL=BE'SATISFIED>.:�<y :.w ,� -"S i+;.:a+ cxrt:4.- s air:.+n:c:<>`ea'^B:-rrs:'a:,: r, vz$..•�a„fi<z`i:>dt;cr• :;,. 4 •:.c:�'.s='-.�..re. ._.i• ...�?-:=: b .i. - zr.e�'�eG.�r"a�,�z :� ..%C'.;. y.,L :�'r:,:�,C� ��-,�.<:¢-:�'.�<x•. �;. •:=�P.RIOR:�TO=THE FWAL BU LDINGYIIV PE �TION.� �:-`` 4° •= � -==�F .>. ..-. _- r...,..•";^"•i.. - ........x ".Y"�,.,. 42.. . The applicant shall construct a traffic signal at the intersection of SW 72nd Avenue and SW Dartmouth Street in accordance with City standards and as approved by the City Engineer. Prior to Final Building Inspection, the plans for this signal work shall be approved by the City Engineer. • 43. The applicant shall construct a traffic signal at the•intersection of SW 68th Avenue and SW Dartmouth Street in accordance with ODOT and City standards. The east leg of the intersection consists of the 1-5 southbound ramp connections at the SW Haines Road Interchange. The 1-5 southbound ramp connections are parts of the State Highway System and under the jurisdiction of ODOT, and as such, the proposed traffic signal needs to be approved by the State Traffic Engineer prior to design and construction. Signal installation may require additional improvements as determined by the State Traffic Engineer. Fourteen- hour (6:00 am to 8 pm weekday) manual turning movement counts at the intersection will need to be provided to. ODOT for the traffic signal warrant analysis. ODOT has provided copies of their signal warrant comparison worksheets for the applicant to use. Prior to final Building Inspection, the applicant shall obtain ODOT permits/approvals for this signal work. 44. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one (1)-year maintenance assurance for said improvements. 45. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF' will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 46. The applicant shall either place the existing overhead utility lines along SW 72nd Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $ 18,700 and it shall be paid prior to a final building inspection. 47. Prior to final building inspection signals at Driveway A and/or B shall be installed. The City Engineer shall make a determination whether installation of a signal at Driveway A and/or B is within the best public interest within six (6) months of application for Site and/or Building Permits. In the event that installation of one or both signals is not found to be appropriate with the opening of this center, the applicant shall submit a performance bond to the City in an amount to cover the design and construction costs for two (2) additional signals on Dartmouth Street at the proposed site driveways. This performance bond shall be provided to the City for a period of five (5) years (60 months) from the estimated opening date of the building(s). The amount of the bond shall be approved by the City Engineer prior to submittal to the City. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 7 OF 42 A. I he applicant sh conduct tollow-up signal warrant estigations at the Dartmouth Street driveways _dice per year over the five (5)-year ..re of the signal performance bond. If any tr. signal warrant, as defined in the Snual of Uniform Traffic Control Devices is met at any time during the five (5) year period, and if it is in the City Engineer's opinion that signalization of one (1) or both of the site driveways is in the - best interest of the public, then the applicant will be required to design and construct - one (1) or both of the site driveway signals. Any required signal installation shall be complete within 12 months of the City Engineer's direction. . B. If after the development has been occupied for five (5) years (60 months) and the driveways do not meet signal warrants, the applicant will no longer be financially responsible for the design or construction of traffic signals at those locations. C. If during the five (5)-year period of the signal performance bond, further signal warrant investigations reveal one (1) or more warrants are being met, the traffic signal(s) shall be constructed. The decision by the City Engineer in determining if a warrant is met shall be considered as final. 48. All site improvements shall be installed as approved, per the revised site plan. Staff Contact: Mark Roberts, Planning Division. ' <a�«,.gXte�i.+,,.; y',`-'r ;:;}• �° t°�.+s'x,czi-' _3s.b -�:�'`sr.�'�:ar- r"��V.m.�.xi��..�.�t;:.� c��;a,. ;�,,'-,.r�'r�,:�tis.,`:,;�-�s:;�:;::�:t[y.: -.: _ • k rf. THIS,:AP.PRO� S�AtL;BE: AUDRFOR 30,MONTHS: '� Y-i "°i :S: d.:l� r.�., w<++a�<..cw.:,,��u:. "> .�:-•+��s4«c' .r-.by6srsieA:, ' 'a".d�"su.s.ssF.e.::. :a'�'.u:k '.,!w,H..sa:, l,. =ir.;x ,:�:,.. • v # . FROM:THE,:EFEEC'TI1/E,DATE;OF`THIS:DECISION: ::::"' ";, _ {, SECTION III. BACKGROUND INFORMATION Site_History: The site is presently developed with four (4) detached single-family residences and a mixture of related farming and other accessory structures. Much of the property contains a mixture of types and varieties of trees. The site also has a wetland's system through the center portion of the site. This site generally slopes towards Highway 217 that is east of the property. Some 1.63 acres of the northern portion of the property along the SW Dartmouth Street frontage is registered with the Washington County Tax Assessor as a "Christmas Tree Lot". Other portions of the property are also designated as a "Small Woodlands" by the Assessor. The subject property was the site of a similar, previous development application for a 342,500 square foot shopping center with office uses (SDR 94-0019, PDR 94-0002, SLR 94-0004). This application was approved by the Planning Commission and became effective on December 19, 1994 but expired on June 19, 1996 due to inactivity. Related Division of State Lands Permits and Army Corps of Engineers'Permits were also obtained for the wetlands fill and mitigation concept. The previous Division of State Lands Permit is still valid for the proposed wetlands fill and mitigation concept. The previous Army Corps of Engineers Permit has expired due to a reorganization of the Army's Nationwide Permitting process. Vicinity Information: The subject property is located on the south side of SW Dartmouth Street, the west side of SW 72nd Avenue and includes one (1) parcel within the Hermosa Subdivision, but otherwise north of the Hermosa Subdivision and east of Highway 217. Properties to the south within the Hermosa Subdivision are developed with detached single-family residences and have a zoning designation of CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 8 OF 42 Mixed Use Employment (MUE` 4reas to the north are also designat, for General Commercial use. Most of the property to the f.ait is currently developed as the Foods Shopping Center. Properties to the east have a zig designation of Mixed Use Emplorgent and are currently vacant or developed with detached single-family residences. Site Information and Proposal Description: The project proposes approval for 330,895 square feet of gross leasable commercial retail space. The majority of the shopping center has been designed with an emphasis to accommodate larger scale dry goods retailers. The applicant has proposed two (2) driveways to the site along the SW Dartmouth Street frontage and two (2) driveways on the SW 72nd Avenue frontage. The applicant has proposed to develop retail space within 11 buildings that would likely contain five (5) Major Anchor Tenants and several smaller tenants. The applicant also proposes to provide some 1,722 parking spaces to serve the proposed uses. On June 1, 1998, the Planning Commission conducted a Public Hearing and approved this proposal subject to Conditions of Approval. At this hearing the Planning Commission expressed strong reservations with this project due to traffic impacts to SW Pacific Highway and unfunded regional transportation improvements listed within the Tigard Triangle Design Standards. On June 23, 1998, the City Council conducted a Public Hearing and expressed similar concerns. At that hearing the City Council approved this proposal as proposed because needed transportation improvements required regional transportation funding solutions and cannot be solved by any single applicant. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements. necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the projects impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. After July 1, 1998 the applicant will be required to pay TIF's of approximately $754,917 based on the 330,895 square feet of commercial retail space that has been proposed. Specific future tenants could increase or decrease this total based on the tenant mixture. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 9 OF 42 Based on the estimate that to I It- tees cover 's1-ia of the impact i major street improvements citywide, a fee that would c .;r 100% of this projects traffic im pct is $2,359,115 ($754,917 divided by .32). The differ between the TIF paid, and thuII impact, is considered the unmitigated impact on the street. system. The unmitigated impact of this project on the transportation system is $1,604,198. The applicant has committed to construct half-street improvements along the SW Dartmouth Street frontage and rebuild of the. SW 72nd Avenue frontage with approximately a 3/4 street improvement. The applicant has committed to install traffic signals at the SW 72nd Avenue/SW Dartmouth Street intersection and at the SW 68th Parkway/SW Dartmouth Street intersection. Additionally, the applicant has committed to install traffic signals at both of the proposed SW Dartmouth Street driveways if warranted. The applicant has valued the cost of all committed street improvements at $834,074. Much of the proposed street improvement work .allows for additional traffic capacity and is, therefore, eligible for a Transportation Impact Fee Credit (TIF). For this reason, the total value of the proposed street improvements, TIF Credits and any non TIF creditable work is expected to equal approximately $834,074. Because the total transportation impact is $2,359,115, the proposed street improvements are easily proportional to the impact of the development. Therefore, the applicant is paying only a portion of the projects impact on the transportation system. Use Classification: The applicant is proposing to build a shopping center to serve commercial retail tenants. This use is classified in Code Section 18.42 (Use Classifications) as Retail Goods and Services. The proposed general retail, commercial use of the property is listed as a permitted use within the General Commercial Zoning District. Dimensional Requirements: The General Commercial Zoning District standards contained in Section 18.62.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 15% landscaping or areas not developed with impervious surfaces. The parcel width standard is addressed within the Lot Line Adjustment review portion of the staff report. The applicant proposes to landscape or provide wetlands mitigation areas for approximately 195,534 square feet of the net site area of 25.70 acres of area. This equals 17 % of the net site area and, therefore, complies with the 15% minimum non-impervious surface area requirement. Setbacks: Section 18.62.050 states that there is no front, side, or rear yard setback is required except 20 feet shall be required where the zone abuts a residential zoning district. To the south, the site adjoins property that is designated as Mixed Use Employment that permits residential use. These properties are also developed with detached single-family residential uses, therefore, the 20-foot setback is found to be applicable. The applicant has provided a minimum of a 40-foot setback with a 20-foot screening and buffering area, in compliance with this standard. Building Height: Section 18.62.050 states that a maximum height of 45 feet is permitted in General Commercial Zoning District. None of the proposed building elevations of the Major Anchor buildings and Pads A-D would exceed a height of 34 feet, in compliance with the 45-foot maximum height restriction. The combined Pad E and F building, west elevation would have a height of 48 feet. Compliance with the building height exceptions standards are addressed below. Section 18.98 permits structures up to a height of 75 feet in height where the total floor area does not exceed 1 and 1/2 times the area of the site; the yard dimensions in each case are equal to 1/2 of the building height of the principal structure and the structure shall not abut a residential zoning district. The total site area is 1,119,492 square feet and the total building area CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 10 OF 42 of Pad E and F would equ; 13,592 square feet, therefore, thi standard is met. The yard dimensions comply with this stard except for the dimension towarW 72nd Avenue. Because _ the Tigard Triangle Design StIMPlards require that no more than 0-foot building setback be provided, therefore, because the building is required to be developed near the street right-of-way and the elevation that exceeds the standard does not face SW 72nd Avenue, this requirement is not - found to be applicable in this situation. The proposed structure also does not abut a residential zoning district. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development that preserves natural land features while implementing the land use designation set forth for the property though the Comprehensive Plan. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.32, 18.62, 18.80, 18.84, 18.85, 18.98, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116 18.120, 18.150, 18.162, 18.164, the Tigard Triangle Design Standards and the Metro Functional Plan Standards. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Review is a three (3) step process as follows: 1. Approval of a planned development overlay zone; 2. The second step is the approval of the planned development concept plan; and 3. Approval of a Detailed Development Plan is also required. The subject property was previously designated with a Planned Development Overlay. Therefore, the first step of this process was previously completed and all development of this property is required to be undertaken through the Planned Development process. The applicant has requested Conceptual Planned Development approval with this application to comply with the second step. The applicant has also requested simultaneous review of the Detailed Planned Development to comply with the third step in the process. Because the Site Development Review application requires the Detailed Planned Development Review level of detail, combining these actions is appropriate. Section 18.80.120(A)(3) provides further review standards for Planned Development that have been addressed below as follows: Relationship to the natural and physical environment: (i) 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; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on-site buildings and other on-site and off- site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 11 OF 42 (v) Trees with a six (6) inf caliper measured at four (4) fee' 1 height from ground level, shall be saved where ssible; The applicant has demonstrated that, based on the intensity and type of proposed land use, that maintenance of the existing topography, wetlands system and vegetation is impossible while - developing a single shopping center. Natural drainage has been partially preserved through the site - and upstream and downstream of the site but within the property the applicant has demonstrated that drainage will need to be altered to accommodate the proposed improvements and to treat storm water runoff within proposed on-site facilities. A Geological Soils Report was provided concerning soil conditions and indicates that the site is suitable for the type of commercial structures that have been proposed. This report indicates that there is no evidence of slumping or sliding of soils on this site. Maintenance of a 20-foot screening and buffering setback with required landscape materials is proposed to the residentially used properties to the south. Beyond the 20-foot screening and buffering area the proposed structures will be setback a minimum of an additional 20 feet to accommodate other required site improvements. The development has been preliminarily reviewed for compliance with Fire and Life Safety Standards. The Building Division has provided comments and recommended Conditions of Approval concerning these standards. Fire flow calculations, fire hydrant locations and related standards will be reviewed again during the Building Permit Plan Check Review. Solar accessibility standards are not specifically applicable to commercial development elsewhere in the Development Code. Due to grading, tree removal and the configuration of the pads on this site the proposed commercial structures would have solar access. No building has been designed to shade another building. The applicant has proposed to remove extensive numbers of existing trees as part of this development. The tree removal and the applicability of tree mitigation requirements is discussed in detail elsewhere within this report. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single-family and multiple-family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (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; (iii) On-site screening from view from adjoining properties of such things 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; CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 12 OF 42 The site only adjoins residents: ises to the south. The proposed g ling plan shows that the west - and east ends of the Major As 1 r Tenant Buildings would be rouga at grade with the existing residences. The finished pad el tions of Major Anchors II, IIIA, IIIB • d IV would be roughly 10 to 20 feet below the grade of the adjoining residences. The finished elevation of the rooftop of the buildings would be at roughly the same elevation as eye level at the residences. The applicant has agreed not to place rooftop equipment within the first 20 to 40 feet of the southern edge of these buildings. Because the roof top equipment would be roughly at eye level of the adjoining residences, the applicant shall revise the plan to provide a building parapet height sufficient to screen from view of rooftop mechanical equipment Major Anchor Buildings II, IIIA, IIIB and IV and the south east corner of Major Anchor 1. Service areas such as loading areas of Major Anchor Tenants II, Ill-A, Ill-B and IV would be screened from view of the residences based on the proposed finished grades. Because the finished elevation of Major Anchor Tenant I would be some eight (8) feet higher than residences immediately to the south, the applicant shall screen the loading area for at least the length of the truck that would service this site, likely 65 feet, at a height of a typical servicing vehicle. This may be accomplished through a matching split face concrete block wall or other method as approved by the Planning Division. Based on the site development constraints and the higher street elevation of SW 72nd Avenue, it does not appear possible to entirely screen rooftop mechanical equipment to serve the Major Anchor Tenant buildings as seen from SW 72nd Avenue. For this reason, all rooftop mechanical equipment to serve the Major Anchor Tenants shall be designed to match the color of the rooftop. Screening and buffering standards have also been addressed through this proposal with a 20-foot screening and buffering area where this site adjoins the detached single-family residential uses to the south. A detailed review of how the proposed screening and buffering area meets the applicable standards has been addressed elsewhere within this report. Privacy and noise: (i) 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; A noise study has been provided that indicates the site improvements can comply with both Department of Environmental Quality (DEQ) noise standards and Municipal Code standards. However, the Noise Study assumes that the allowable noise levels pursuant to the Municipal Code standards are higher than were intended. The Municipal Code was revised in 1996 pursuant to Ordinance 96-06. The Ordinance is interpreted to have placed additional maximum noise standards The applicant interpreted the table to mean that higher maximum noise levels were permitted. Because the City did not set standards based on the percentage of an hour that a noise level can take place, it is interpreted that DEQ standards also apply and that the site as designed complies with the DEQ standards and the City's higher maximum noise level standards. The shopping center grading plan partially addresses this issue because the majority of the site would be below grade of the adjoining residential structures. To comply with applicable noise standards, the consulting engineer recommended sound barriers along a portion of the southern property line. Because of screening and buffering standards, the applicant is required to construct a fence, wall or berm with landscaping along the entire southern property line where the site adjoins single-family residences. The site plan also restricts the location of roof top mechanical equipment CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 13 OF 42 away trom the soutnem porti • of the Major Anchor Tenant build .s. Additional screening and buffering measures are discus ..,! elsewhere within this report. • Because of the type of uses that are proposed and their orientation, maintenance of privacy within the rear yard of the adjoining homes is expected to be addressed through the construction of a continuous sound attenuation wall along the southern property line. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has not proposed a residential development. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two (2) bedroom units, 200 square feet per unit; and (b) Three (3) or more bedroom units, 300 square feet per unit; (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; (iii) The required recreation space may be provided as follows: (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed a commercial development. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 14 OF 42 (iii) Provisions shall be m for pedestrian and bicycle way . 1 such facilities are shown on an adopted plan; Section 18.108 requires a minimum of two (2) points of access where 100 parking spaces or more are required. The applicant has proposed four (4) points of access two (2) each on SW 72nd Avenue and SW Dartmouth Street in compliance with Section 18.108. The two-way access width standard is 24 feet. The majority of this site complies with this standard, except for the way drive aisle behind the anchor tenant buildings. The loading docks behind Major Anchor Tenant buildings IIA and IIB shall be revised a minimum of 24 feet of clear width. The applicant has also shown emergency vehicle access to SW Hermosa Way. Regular commercial access could also take place via this driveway. However, because the adjoining Hermosa Subdivision is still primarily used for detached single-family residential purposes the applicant has not proposed to make this a daily use type connection. The applicant has instead shown a breakaway gate for emergency access. Because four (4) other driveways have been provided to serve this site no additional access is required to be provided. It is suggested that in order to provide an alternate route and reduce congestion at the four (4) proposed major entrances that permanent access via SW Hermosa Way could be provided if the adjoining Hermosa Neighborhood is converted to commercial use. . The trash and recycling enclosure shall also be revised to provide a minimum of 24 feet of clear width. The design of the proposed street improvements has been reviewed by the Engineering Department and the Fire District. The Engineering Department reviewed street improvement requirements in detail elsewhere within this report. Conditions of Approval are recommended to ensure compliance with the applicable street improvements standards. The applicant has provided a total of five pedestrian connections from SW Dartmouth Street and SW 72nd Avenue along the main entrances to the site. Bicyclists would likely either share the four (4) proposed commercial driveway improvements into the site or share pedestrian sidewalk improvements. The City's adopted Park and Trail Master Plan also does not currently designate a bicycle and/or pedestrian trail though this site. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20% of the site shall be landscaped; (ii) Commercial Development: A minimum of 15% of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15% of the site shall be landscaped; Section (ii) is applicable to this request. The applicant has demonstrated that a minimum of 17 % of the site will be landscaped .or contains wetlands mitigation areas in conformance with this requirement. Section (i) and (iii) are not applicable because no residential or industrial development is proposed. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 15 OF 42 Public transit: (i) Provisions for publicOnsit may be required where the AI abuts 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; SW Dartmouth Street and SW 72nd Avenue are not presently transit served facilities. The applicant has shown possible locations of future bus stops on the site's SW Dartmouth Street frontage should transit service be made available in this area. The City received no comments from TRI-MET concerning this proposal. (ii) The required facilities shall be 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; SW Dartmouth Street is not presently a transit served facility, therefore no transit facilities can be required at this time. SW 72nd Avenue is also not a transit served facility. The provision of transit facilities cannot be required along this frontage either. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Compliance with the applicable parking standards has been reviewed elsewhere within this report. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; Compliance with these standards has been reviewed elsewhere within this report. Floodplain dedication: • (i) Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require 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. CPA 98-02/SDR 98-02JPDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 16 OF 42 The applicant states that fill of 9 site that may have been in the 1 year flood plain was done in - the early 1980's and does nordlpnsider these areas to be within 100-year floodplain. It is - recommended that the site ballEonsidered to be outside of the 0-year flood plain but that verification of this be .made by requiring reissuance of Army Corps of Engineers permits prior to - issuance of Building Permits. The City has park system development fees in place to fund planned park improvements. Park system impact fees will be assessed for this development prior to the issuance of building permits. Because the 100-year floodplain elevation does not likely exist on this property dedication of a portion of the property for development of a trail does not appear possible. Sensitive Lands: Section 18.84 contains regulations- for lands within 100 year floodplains, wetlands and drainageways that are subject to Sensitive Lands Review. Sensitive Lands Review of proposed developments in these areas is intended to implement protection measures and to protect rivers, streams and creeks by minimizing erosion, promoting bank stability, maintaining and enhancing water quality and fish and wildlife habitat, and preserving scenic quality and recreational potential. Wetlands: Section 18.84.040(D) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of thifollowing criteria have been satisfied: The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. The proposed landform alteration_ is within 25 feet of wetlands designated as significant within the City's Water Resources Overlay that designates significant wetlands within the Comprehensive Plan. However, the eastern one half of the site presently has a slope of approximately based 10 %. The applicant has proposed to exchange fill on the steeper portion of the site to the flatter areas. For this reason, it does not appear possible to develop the entire site as a single shopping center without filling and mitigating the existing wetlands system through the site. The applicant has submitted a Comprehensive Plan Amendment application in conjunction with this request to address the impacts to the wetlands system in this area in detail. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. Development of the site as two (2) or more centers would leave an inaccessible walled canyon type wetland system though the site. For this reason, the proposed fill and mitigation plan is the minimum amount of work necessary given the existing development constraints. Based on the topography of the development proposed, large scale mass grading is necessary to develop the site as a single shopping center. Any encroachment or change in on-site or off-site drainage that would adversely impact wetland characteristics have been mitigated. The applicant has proposed to treat storm water runoff through the site and provide drainage structures that allow drainage to then utilize existing drainage patterns downstream of the site. The site plan provides a 15-foot setback buffer in accordance with Unified Sewerage Agency standards to off-site wetlands areas to the west of this site. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. Prior to issuance of permits the applicant will provide plans that will be reviewed for compliance with CPA 98-02/SDR 98-02IPDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 17 OF 42 applicable erosion control stz 'ards. The use of required erosk control measures will be an ongoing project requirement. applicant has proposed landscapjai that through the Conditions of . Approval can comply with a cable standards for a shopping ilPter. Replanting the site with _ similar plant species is not always appropriate within a shopping center. The applicant has proposed the use of Douglas Fir trees among other that are same or similar to the species now existing on the - property. All other sensitive lands requirements of this chapter have been met. The applicable sensitive lands requirements have been addressed within this portion of the report. The provisions of Chapter 18.150, Tree Removal, shall be met. The applicant has proposed extensive tree removal on this property in order to undertake the massive grading necessary to develop this site as a single shopping center. Many of the trees on-site were planted as a Christmas Tree Farm and are therefore exempt from the City's tree removal requirements. Compliance with the tree removal standards are dealt with in detail elsewhere within the report. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. These policies are implemented by the applicable standards of the Community Development Code that are addressed elsewhere within this staff report. Water Resources Overlay: This section addresses the applicable criteria of the proposed Comprehensive Plan Amendment application. Section 18.85.140 requires the following criteria to be addressed, to allow the proposed fill and mitigation of 1.41 acres of wetlands of the total 1.96 acres that exist on this site. The wetlands systems on this site are designated as a portion of the City's Significant Water Resources: The analysis shall consider the ESEE consequences of allowing the proposed conflicting use fully, consider both the impacts on the specific resource site in comparison with other comparable sites within the Tigard Planning Area. This wetlands system is part of a larger system that exists within drainage areas leading to the 217 Freeway. Currently the site contains 1.96 acres of wetlands. The applicant has proposed to fill 1.41 acres of these wetlands. A remaining .55 acres of wetlands is not proposed to be filled. This wetlands is located near the intersection of SW Dartmouth Street and SW 72nd Avenue. The 217 Freeway bisects the wetlands system in this area, so there is no continuous system that is disrupted by this work. The mitigation plan proposes to re-establish wetlands along the site's SW Dartmouth Street frontage that would be designed to function as a wetlands and would have approximately the same area as the wetlands to be filled. The applicant previously received permit approval for the mitigation plan from the Division of State Lands. Based on review of existing development patterns within the City Limits, the applicants statement that no other largely undeveloped General Commercial Zoned exists within the Tigard Planning Area is found to be correct. The ESEE analysis must demonstrate to the satisfaction of the Tigard City Council that the adverse economic consequences of not allowing the conflicting use are sufficient to justify the loss, the or partial loss of the resource. The eastern one-half of the site has a 10 % slope in order to develop the site as a single shopping center maintenance of the wetlands system would likely require large scale retaining walls that would be greatly reduce access to the wetlands and likely impact their quality. After construction the wetlands would essentially be walled off through the center of the site. The applicant cites a cost of $600,000 to build retaining walls around the wetlands systems that exist through the site. This estimate appears correct based on the 1 ,300-foot length of the main wetlands system through this site. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 18 OF 42 Metro and the City have desig• ted the Tigard Triangle Area as an - iployment center. Based on . the intensive commercial deveNent that is proposed, the applica�lmtates that upon completion n of this project that some 625 jobs would be created. Because - e applicant has kept some existing wetlands and replaced other-.wetlands that would be lost by this development, the - proposed fill and mitigation would result in no net loss in Water Resources areas upon completion of this project. In particular, ESEE analysis must demonstrate why the use cannot be located on buildable land, consistent with the provisions of this chapter, and that there are no other sites within the Tigard Planning area that can meet the specific needs of the proposed use. The applicant's narrative has demonstrated that based on the level of buildout of the Tigard Planning Area, the size of the property and the General Commercial Zoning Designation of the property that there are no other vacant or largely under-developed sites in the Tigard Planning Area that could accommodate a single shopping center of the size that is planned. Maintenance of the wetlands area as it exists would make consolidation of the property for development of a single shopping center difficult. The ESEE analysis shall be prepared by a team consisting of a wildlife biologist or wetlands ecologist and a land use planner or land use attorney all of whom are qualified in their respective fields and experienced in the preparation of Goal 5 ESEE analysis. The applicants wetlands determination was prepared by A.S.C.G. The applicant lists Dr. Martin Schott as environmental consultant to this project. The project manager is a Ed Christensen is Registered Civil Engineer. Mr. Christensen has extensive experience in compliance with land use regulations. The legal counsel to this project Mr. Mark Whitlow is a, Land Use Attorney, whom also is experienced. If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the Tigard Wetland and Stream Corridor Map shall be amended to remove the site from the inventory. Because an existing map format was prepared for all designated sites. If this application is approved staff will undertake the appropriate revisions to the resource maps. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). This standard is modified by the Tigard Triangle Design standards that require street trees on Major Arterial street to be a spreading variety with a height of 25 feet and a minimum spacing of 22 feet. The property has approximately 604 feet of frontage on SW 72nd Avenue exclusive of driveway entrances. Because the maximum street tree spacing on a Major Arterial Street within the Tigard Triangle is 28 feet, a minimum of 21 street trees are required to be planted. A total of 19, 3 1/2 caliper Little Linden street trees have been provided at 28 feet on center. The landscape plan shall be revised along the SW 72nd Avenue frontage to provide an additional two (2) Little Leaf Linden trees. The site has approximately 1,096 feet of frontage exclusive of driveway entrance areas on SW Dartmouth Street. The applicant has proposed to provide a total of 38, 3 and 1/2 inch Little Linden Street trees along this frontage at 28 feet on center. Based on the frontage length one (1) additional street tree shall be added along the SW Dartmouth Street frontage for a total of 39 Little Leaf Linden trees. Land Use Buffering and Screening: Section 18.100.080 requires that at a minimum the buffer between a proposed commercial use and detached single-family residences must contain the following: 1) a 20-foot width for parking lots of more than 25 spaces, 2) a row of trees at a CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 19 OF 42 certain spacing based on tl^ r height at maturity and shrubs Varying numbers based on their size at planting, 3) the ,ffer must also contain either a r of evergreen shrubs, a five- . foot minimum height fence an earthen berm with evergreWshrubs which will provide a . continuous six (6)-foot screen within two (2) years. This criteria is not found to be applicable to this site to the north and west because there are no existing residential uses. To the east the - property is adjoined by residential use but because SW 72nd Avenue intervenes screening but not " buffering would normally apply. However, because the Tigard Triangle Design Standards require that new building placement be within 10 feet of the public right-of-way this standard is found to be superseded by the Tigard Triangle Design Standards in this case. Along the southern property line screening and buffering of this use from the adjoining detached single-family residential uses is required and has been provided. A 20-foot buffer width has been provided as is required between detached single-family residential uses and commercial uses. A 20- foot buffer is also required between parking lots of 25 spaces or more adjoining detached single- family residential uses. The total length of the screening and buffering area is 1,573 lineal feet. The total area is 31,446 (1,573 X 20). To comply with the required screening standards and applicable noise standards the applicant has proposed to construct a continuous five (5)-foot wall along this property line in accordance with the weight standard discussed in the Noise Study. Due to site grading, the height of this wall will likely be much higher ( up to some 21 feet) as viewed from the applicants property. Based on maximum noise generation standards the wall would likely be no higher than 8 feet as viewed from the neighboring residential properties. Moving from west to east towards SW 72nd, the applicant proposed to plant 36 Douglas Fir trees within the first 350 lineal feet of buffer length. Douglas Fir trees are considered large specimens at maturity and can be planted at up to 30-foot spacing. The applicant has proposed to tightly pack these trees together at 10-foot spacing which complies with the tree planting standard. For the next 170 feet the applicant has proposed four (4) Columbia River Willows and four (4) Western Crabapple trees at varying spacing. Staff was unable to find a discussion of these particular species. Assuming the proposed Columbia River Willows and Western Crabapple trees are defined as medium sized species that will reach 25-40 feet in height at maturity, a maximum spacing of 30 feet on center is permitted. In two (2) cases a spacing of more than 30 feet on center has been proposed. The applicant will therefore need to add two (2) trees or provide proof that these are large specimen trees. For the next 110 feet, the applicant has again proposed to tightly pack together 10 Douglas Fir trees at 12 feet on center. Again because these are considered large specimens at maturity this planting complies with the standard. For the next 150 feet, the applicant has proposed to intersperse some three (3) extra Scarlett Oaks with 13 Douglas Fir trees. Other trees of the same species are also provided but were required in order to shade adjoining parking spaces. Both are considered large species therefore the spacing of these trees at 10-20 feet on center exceeds the spacing standard. • For the next 793 feet, the applicant has proposed to intersperse some nineteen extra Scarlett Oaks with 31 Douglas Fir trees. Other trees of the same species are also provided but were required in order to shade adjoining parking spaces. Both are considered large species, therefore, the spacing of these trees at 10-20 feet on center complies with the spacing standard. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 20 OF 42 Because the screening and Ix ring area has approximately 31,46E luare feet of area, a minimum - of 314 five gallon shrubs or 64 ne (1) gallon shrubs are require The screening and buffering . plan included some 171 24 inc0 inch Dwarf Winged Euonymous rubs on only the eastern 793 feet 'of the buffer area. The screening and buffering plan shall therefore be revised to add shrub plantings along the entire remaining length of the 20-foot screening and buffering area. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3)-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Based on the proposed design of the site the majority of the parking lot and service areas will be screened by the buildings themselves. Portions of the parking lot along the SW Dartmouth Street frontage will not be screened by buildings, however, the proposed wetlands mitigation area along this frontage would provide a minimum of a 35-foot buffer between the parking lot and SW Dartmouth Street. A minimum of 246 parking lot trees will be required to serve the proposed 1,722 parking spaces. Presently, some 298 parking lot trees are proposed. Because 1,722 parking spaces are proposed this provides an average of one (1) parking lot tree for every 5.7 parking spaces. In certain areas the applicant did not evenly disperse parking lot trees at one (1) for every seven (7) spaces. The applicant shall add a minimum of three (3) parking lot trees along the western elevation of the Major Anchor I. The applicant shall also add a parking lot tree on the south side of Major Anchor I, east of the loading dock area. The applicant shall also add two (2) parking lot trees along the south east corner of Major Anchor I. The applicant shall also add a parking lot tree to the east side of the Pad B building. Landscape islands though out the development have a width dimension of at least five (5) feet in compliance with the three (3)-foot minimum width standard. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained "on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2) (2), 30-foot distance points with a straight line. Upon review of the Tigard Triangle Design Standards, the Clear Vision standards have been found to be superseded by newer Tigard Triangle Design standards such as building placement. As indicated on the site plan, proposed monument signs have been proposed within Clear Vision areas. Where possible it is suggested that these signs be relocated for traffic safety reasons. Minimum Off-Street Parking: Section 18.106.030.(C)(22) requires a minimum of one (1) parking space for each 400 square feet gross floor area for a General Retail Sales use. A maximum of 40% of required parking spaces can be developed as compact parking spaces. The applicant has proposed to provide 1,722 parking spaces. Assuming one (1) space for each 400 square feet of gross floor area for 330,895 square feet of General Retail Sales Use, a minimum of 828 parking spaces are required. For this reason, the proposed parking complies with the minimum . CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 21 OF 42 parking ratio standard. The ar 'scant has proposed to 308 compact ,aces which is less than.40°% (331 spaces), of the 828 requi. parking spaces • In compliance with Section 18.106.020(J) parking lots that provide in excess of 20 preferential long term parking spaces shall provide at least 5% of these spaces as carpool/van pool parking spaces. Each of the proposed vanpool/carpool spaces are full size parking spaces. Each space shall have signage designating for use only by vanpool/carpool users between the hours of 7:00 am and 5:30 pm. The applicant has agreed to provide 68 long term parking spaces. The applicant shall designate four (4) of these spaces as vanpooVcarpool spaces. In terms of convenience the applicant shall locate the four (4) vanpooVcarpool spaces as conveniently as possible to the main building entrance, after provision of handicapped accessible parking spaces. Section 18.106.050 states that parking structures shall have a minimum vehicle clearance height of 7 and 1/2 feet for the entry level (to accommodate car pools and vanpools) and 6 and 3/4 feet for all other levels. A warning bell or other signal shall be provided for exits from parking structures that cross public sidewalks where a standard vision clearance area cannot be provided.. Required bicycle parking spaces for uses served by a parking structure must be covered unless the bicycle parking spaces will be more than 100 feet from the building entrance. The applicant has proposed the use of a parking structure to serve Pads E and F. The applicant has designated preferred parking spaces adjacent to Pads E and F but did not designate carpool or vanpool spaces. Because carpool and van pool spaces may be provided elsewhere on site, the 6 and 3/4-foot clearance height standard can be used for the parking structure entrance. The applicant provided a clearance height of 6 1/4, 8 and 9 feet respectively at the three (3) entrances to the parking structure. The applicant shall modify the parking structure to provide a minimum of 6 and 3/4 feet of clearance height at all entrances, if no carpool, vanpool spaces are provided. The applicant shall provide 7 and 1/2 feet of clearance if carpool and vanpool spaces are provided. The structure is west of Pad F that has frontage on SW 72nd Avenue. For this reason, the Clear Vision standards are not applicable. Required bicycle parking spaces are shown under an awning on the west elevation of Pad F in compliance with the covered bicycle parking standard. In discussions with Metro and the applicant both have stated that because the application includes a Comprehensive Plan Amendment that the Functional Plan standards of the Metro 2040 plan apply to this application. In particular the maximum parking ratio standards apply to this site. This site is designated as a Zone B area which is not considered pedestrian and transit accessible. Within the Zone B area maximum parking ratio restrictions specify that a ratio of no more than 6.2 parking spaces per 1,000 square feet of gross floor area shall be provided. Because the applicant_has proposed 330,895 square feet of retail gross space, no more than 2,055 parking spaces can be developed on this site. The applicant has proposed 1,722 parking spaces and therefore this site does not exceed the maximum parking ratio standard. The Americans with Disabilities Act (ADA): Section 18.106.020(M) .became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 20 disabled parking spaces if up to 1,000 parking spaces are provided. An additional space is required for every 100 spaces or fraction thereof. Because 1,722 parking spaces are proposed a minimum of 28 handicapped accessible parking spaces are required. The plan provides twenty nine (9) disabled parking space in compliance with this requirement. It is recommended that one (1) of the three (3) disabled parking spaces from Major IIIA and Major IV be moved near the entrance in front of Major IIIB so that handicapped parking spaces will be available in front of the store entrance of Major Anchor IIIB. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 22 OF 42 Bicycle Parking: Section 18, 5.020(P) requires one (1) bicycle irking rack space for each -15 required vehicular parking laces in any development. BicyclOarking areas shall not be • located within parking aisles, ndscape areas, or pedestrian ways. Based on the 828 parking _spaces that are required for this development a minimum of 56 bicycle parking spaces are required. The plan notes that bicycle racks for 115 bicycle spaces are proposed to be provided. These bicycle racks are dispersed throughout the site. The applicant shall provide a bicycle rack detail that demonstrates when in use that bicycle racks will not block pedestrian walkways. This will require a four (4)-foot minimum width clear walkway be maintained. Where possible the applicant shall relocate the proposed bicycle racks under cover near main building entrances. Off-Street Loading spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. This standard has been addressed on part of this site because each of the Major Anchor Tenants were provided with a loading space. The applicant also marked a standard automobile parking space in front of Pads A-F as loading spaces. Due to the size of a parking space and the size of delivery trucks that may service this site the designated loading spaces do not appear adequate. The applicant shall revise the site and landscape plan to provide a suitable size loading spaces to accommodate delivery trucks for all applicable tenants spaces of 10,000 square feet or more within Pads A, B and D. This standard is not applicable where no tenant occupies a minimum of 10,000 square feet. Access: Section 18.108.080 requires that commercial uses which require more than 100 parking spaces provide a minimum of two (2) access points with a minimum width of 30 feet and a minimum pavement width of 24 feet. The applicant has proposed to provide four (4) points of access, two (2) each to SW Dartmouth Street and SW 72nd Avenue, in compliance with this requirement. The majority of this site complies with this standard, except for the two-way drive aisle behind the Major Anchor Tenant buildings. The loading docks behind Major Anchor Tenant buildings IIA and 118 shall be revised a minimum of 24 feet of clear width. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (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 (4) 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. The walkway overall width requirement is modified by the Tigard Triangle Design Standard that requires six (6) feet of total width and is reviewed elsewhere within this report. The City wide standard of four (4) feet of unobstructed walkway width does apply. Prior to issuance of Building Permits finished site plans will be reviewed for compliance with this standard. The site and landscape plans as proposed do not require pedestrian to cross driveway aisle of more than 36 feet. Signs: Section 18.114 lists the type of allowable signs and sign area permitted in the C-G Zoning District. The applicant provided a detail of a proposed monument sign and potential locations on SW Dartmouth Street and SW 72nd Avenue but did not provide any other details or a sign program. The applicant shall submit for review and approval a sign program that complies with the standards for a shopping center in the General Commercial Zoning District with any special CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 23 OF 42 limitations as required by the igard Triangle Design Standards. le applicant also proposed a • freeway.: monument sign in t outhwest corner of the site. Seca. this site is entirely beyond 250 - feet the proposed "freeway" m is not permitted. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The application provided the location of trash and recycling enclosures throughout the shopping center. The proposed locations do not allow the center to comply with the two-way aisle width standard of 24 feet behind Major Anchor Tenants III A and IIIB. The trash and recycling enclosures serving Major Anchor Tenants IIIA and IIIB shall be revised to comply with the 24-foot two-way aisle width standard. The applicant shall obtain sign off from the franchise waster hauler for the location of all trash and recycling enclosures and provide a detail of the type of screening to be provided around these enclosures. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.62, 18.80, 18.84, 18.85, 18.98, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116 18.120, 18.150, 18.162, 18.164, the Tigard Triangle Design Standards and the Metro Functional Plan Standards. The proposal's consistency with these standards is reviewed within this report. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are either addressed below or are found not to be applicable. The proposal contains no elements..related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces) and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.(A)(2) states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The applicant has proposed to remove existing trees on the site in order to accommodate the massive grading and fill work necessary to develop a shopping center on this site given its topography. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.(A)(4)(a) states that buffering shall be provided between different types of land uses. This standard has been addressed by the applicant through the land use screening and buffering contained in Section 18.100. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 24 OF 42 Section 18.120.180.(A)(4)(b) t. .es that on-site screening from v . i of adjoi• ning properties of - such things as service and sage areas, parking lots, and meciical devices on roof tops ' shall be provided. Screening o these areas is discussed elsewhere within this report. Privacy and Noise: Section 18.120.180.(A)(5) provides the following Privacy and Noise standards: A. Structures which include residential dwelling units shall provide outdoor areas for each ground floor unit B. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise. C. Residential buildings shall be located on the portion of the site having the lowest noise levels. D. On site uses which create noise, lights or glare shall be buffered from residential uses. Subsections A and C are not applicable because the applicant has. not proposed residential development. The applicant has proposed a continuous sound attenuation wall along the southern property line to address view. The applicant proposes a land use screen and buffer that is reviewed elsewhere within this report. Demarcation of Spaces - Crime Prevention: Section 18.120.180.(A)(9) states that structures and site improvements shall be designed so that public areas, semi-public areas and private outdoor areas are clearly defined in order to establish persons having a right to be in the space, in order to provide for crime prevention and to establish maintenance responsibility. The applicant provided plans to the Police Department that included security lighting. The Police Department did not have any comments or concerns with the plans as proposed. Crime Prevention and Safety: Section 18.120.180.(A)(10) requires that windows be located so that areas vulnerable to crime can be surveyed by the occupants; interior laundry and service areas shall be located in a way that can be observed by others; mail boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting levels selected and angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having pedestrian or vehicular traffic and in potentially dangerous areas. Separated laundry areas are not proposed for this development. The Police Department has reviewed this development and has requested to review the security lighting and addressing plans for this development. Access and Circulation: Section 18.120.180.(A)(11) requires that the City review; a) The number of allowed access points for a development shall be as provided in Section 18.108.070; b.) All circulation patterns within a development shall be designed to accommodate emergency vehicles; and c.) Provisions shall be made for pedestrianways and bicycleways if such facilities are shown on an adopted plan. The applicant is proposing four (4) access points which comply with the standards of Section 18.108. This plan has been reviewed by Fire District staff and was generally found to comply with Uniform Fire Code standards. Prior to the issuance of building permits, any necessary minor internal modifications will be required. The City's adopted Park and Greenway Plan does not indicate the existence of Bicycle or Pedestrian Accessway through the site. Public Transit: Section 18.120.180.(A)(12) requires that the City review; a.) Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b.) The requirements for transit facilities shall be based on: (i.) the location of other transit facilities in the area; and (ii.) The size and type of the proposal; c.) The following facilities may be required after City and Tri-Met review: (I.) Bus CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 25 OF 42 stop shelters; (ii.) Turnouts .r buses; and (iii.) Connecting pE 3 to the shelters. Southwest 72nd and SW Dartmouth S•et are not presently served by tr3Qsit. A copy of the proposed _ development plans have be provided to TRI-MET. The City Mb not received any comments concerning this proposal. Parking: Section 18.120.180.13 requires that the City review; a.) All parking and loading - areas shall be designed in accordance with the requirements set forth in Sections 18.106.050 and 18.106.090, Chapters 18.102, Visual Clearance, and 18.108, Access, Egress, and Circulation. Parking standards have been reviewed elsewhere within this report. Landscaping: Section 18.120.180.(A)(14) requires'that the City review; a.) All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. b.) In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 % of the gross area including parking, loading and service areas shall be landscaped; and c.) A minimum of 15 % of the gross site area shall be landscaped. Subsections A and B of this standard are not found to be applicable because the applicant has proposed a commercial development. Subsection C is found to be applicable and has been reviewed elsewhere within this report. Drainage: Section 18.120.180.(A)(15) requires that the City review; a.) All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage requirements have been reviewed elsewhere within this report. Provision for the Handicapped: Section 18.120.180.(A)(16) requires that the City review; a.) All facilities for the handicapped shall be designed in accordance with the requirements set forth in ORS Chapter 487. The applicant has addressed these requirements preliminarily by providing 29 handicapped accessible parking spaces. Prior to issuance of building permits, this entire development will be reviewed in detail for compliance with handicapped accessibility requirements. Signs: Section 18.120.180.17 requires that the City review that all sign placement and construction shall be designed in accordance with requirements set forth in Chapter 18.114. All provisions and regulations of the underlying zone shall apply unless modified by other sections of this title (e.g., the Planned development, Chapter 18.80.; or a Variance granted under Chapter 18.134; etc.) The applicant has not requested sign permits in conjunction with this application. As discussed elsewhere within this report the applicant will need to develop a sign program for this center. Underlying Provisions and Regulations of the Underlying Zone: Section 18.120.180.(A)(18) requires that the City also review all other underlying requirements of the zoning district. The underlying zoning district requirements are reviewed elsewhere within this report. Tree Removal: Section. 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Based on the massive grading necessary to develop this site, the applicant has proposed to remove all existing trees on the property. Tree removal is appropriate based on the topographic conditions, the plan to develop the site as a single shopping center. The applicant has discussed that this site represents the only largely under developed, large scale commercial site available in the Tigard Planning Area. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 26 OF 42 A total-of 53 trees with 992 ca :r inches were identified on this si' is healthy non-exempt trees over 12 inches in diameter. S 267 trees exist on the site not i ing the exempt Christmas • Trees but many of the trees•site were also exempted under die Washington County Tax _ Assessor's "small woodlands" exemption. A total of 1.62 acres of the site is exempt from tree mitigation for this reason. Because all of the healthy trees over 12 inches in diameter are proposed to be removed, 100 % of the caliper inches lost are required to be mitigated. The applicant has proposed to partially mitigate 926 caliper inches on site by upsizing landscape plantings to a 3 and 1/2 caliper size. This equals 1 and 1/2 inches of additional caliper size. In preparing the tree mitigation plan it appears that the applicant included exempt trees at 12 inches in diameter as part of the tree mitigation plan. This would have required an additional 338 caliper inches of tree mitigation. The applicant has proposed to remove trees within wetlands areas that are to be preserved. It is not clear why these specific trees (Numbered 88-96 in tree removal plan) are need to be removed since the wetlands in this area is to be preserved. Because these trees are 6 inches in size and within a sensitive lands areas the applicant shall obtain a tree removal permit prior to their removal. The applicant has also agreed to transplant some 1,500 caliper inches of existing Christmas trees at an off-site location, as a tree mitigation credit for a future development project. A remaining 66 caliper inches may be planted off-site or tree mitigation fees paid for the value of purchase and planting of additional trees. Also, the applicant and City may agree to locate existing Christmas trees on the property at off-site City open space sites. Street Improvements: Section 18.164.030.A.1 states that no development shall occur unless the development has frontage or approved access to a public street and that streets within and adjacent shall be improved in accordance with ordinance standards. The applicant has been required to construct street improvements in accordance with this section. This has been reviewed elsewhere within this report. TRIANGLE DESIGN STANDARDS: 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. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TAI-COUNTY SHOPPING CENTER PAGE 27 OF 42 STREET CONNECTIVITY: All development must destrate how one (1) of the folloSg standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Performance Option A. Local street spacing shall occur at intervals of no less than eight (8) 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. 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. Given the fact that the length of SW Dartmouth Street is 4,100 lineal feet, approximately six (6) intersections, would be required to meet this standard. Based on the number of existing and planned streets, this standard is considered to have been met without the extension of a street(s) through this site. Including the intersections of SW Dartmouth Street at SW Pacific Highway, SW Dartmouth Street at the planned Backage Road, SW Dartmouth Street at the planned fly over to SW Hall Boulevard,SW Dartmouth Street at SW 72nd Avenue, SW Dartmouth Street at SW 70th Avenue, SW Dartmouth Street at SW 69th Avenue and SW Dartmouth Street at 1-5; a total of seven (7) intersections are existing or planned within the Tigard Triangle. For this reason, an extension of a street through the Tri-County Shopping Center site from SW Dartmouth Street is not required. Given the fact that the length of SW 72nd Avenue through the Triangle is 4,400 lineal feet, approximately six (6) intersections of SW 72nd Avenue are required through the Triangle. Including the intersections of SW 72nd Avenue at 217, SW 72nd Avenue at SW Hampton Street, SW 72nd Avenue at SW Gonzaga Street, SW 72nd Avenue at SW Beveland Street, SW 72nd Avenue at SW Hermosa Way, SW 72nd Avenue at SW Dartmouth Street, SW 72nd Avenue at SW Clinton Street, SW 72nd Avenue at SW Baylor Street, SW 72nd Avenue at the planned extension of SW Atlanta Street, SW 72nd Avenue at the planned Backage Road and SW 72nd Avenue at SW Pacific Highway; a total of 11 intersections are existing or planned within the Tigard Triangle. For this reason, an extension of a street through the Tri-County Shopping Center site from SW.72nd Avenue is not required. 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 standard, has been interpreted as the distance from a driveway entrance to a collector or larger classification street. In this case, the project meets this requirement because of frontage and proposed driveway access to two (2) Major Arterial streets, SW Dartmouth Street and SW 72nd Avenue. The shortest pedestrian trip standard has been interpreted to mean that a pedestrian should not have to travel more than one and one-half (1'/i) times the shortest straight line distance from the driveway entrance to the farthest proposed building entrance. The driveway is an appropriate point of measure in this case because all four (4) proposed driveways intersect with streets designated as Major Arterials, SW 72nd Avenue and SW Dartmouth Street. For this reason, the driveway entrance would exceed the collector standard stated in the criteria. CPA 98-02JSDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 28 OF 42 The furthest main entrance Major Anchor I to SW 72nd Av ae appears to be the most - appropriate distance to use to rasure compliance with the standarMhis distance is the furthest • point a pedestrian would have t alk from the public street.into the ?Ire. A pedestrian would have . a straight line distance of 1,186 feet if the applicant provided a walkway all the way to SW 72nd Avenue, as has been required. A distance of one and one-half (11/2) times the straight line path is 1,754 lineal feet. Through the recommended Conditions of Approval, the applicant would provide a distance of 1,235 lineal feet which complies with shortest pedestrian trip standard. SITE DESIGN STANDARDS: All development must meet the following site design standards. If a parcel is one (1) 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 18.134.050 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street - Buildings shall occupy a minimum of 50% of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. The site has approximately 674 feet of frontage on SW 72nd Avenue. The applicant has proposed two (2) pads with 341 feet of length which is 50% of the site frontage on SW 72nd Avenue. The site has approximately 1,270 feet of frontage on SW Dartmouth Street. The applicant has proposed four (4) pads with a total building length of 714 feet or 56% of the site frontage on SW Dartmouth Street. For these reasons, the application as proposed complies with this standard. 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. Pads A, B and C cannot comply with this standard if wetlands mitigation is provided along the site's SW Dartmouth Street frontage. Pads D and F comply with this standard on the SW 72nd Avenue frontage because they are proposed to be built up to the street right-of-way. 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 (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.62.050 (A) 6. The L-1 landscape standard applies to the SW Dartmouth Street and SW 72nd Avenue street frontages. This standard is not found to apply to the SW Hermosa Way frontage because, due to its narrow width, emergency vehicle access and potential future site access is to be provided though this frontage. The applicant has proposed to construct the Pad D and F buildings up to the SW 72nd Avenue frontage right-of-way. Some parking areas will also have frontage on the SW 72nd Avenue right-of-way but the applicant proposed a 16-foot-wide parkway landscape section to partially screen this parking. Also, the topography in this area means that the parking would be some 12 feet below the grade of the street. Along the SW Dartmouth Street frontage the applicant is precluded from complying with this standard due to the wetlands fill and mitigation proposed for this entire frontage. As revised through the recommended Conditions of Approval street tree plantings will comply with the Tigard Triangle Design Standards as is reviewed elsewhere within this report. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 29 OF 42 Walkway connection to bui! lq entrances - A walkway conne on is required between the building's entrance and th ublic street or accessway prov ing access to the property. _ This walkway must be at Mast six (6) feet wide and be pand 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 18.62.050 (A) 6. Except for Pad D, a walkway system has been provided to each main entrance of the proposed pads from SW 72nd Avenue and SW Dartmouth Street. The walkway system utilizes modular pavement materials of varying widths. Along three (3) of the driveways into the site, the applicant has provided five feet of walkway width. The site and landscape plans shall be revised to provide a minimum of six (6) feet of width for all walkways. The applicant shall provide a continuous six (6)-foot-wide walkway using matching modular pavement materials along at least one (1) side of Driveway C from the Major Anchor Tenants to SW 72nd Avenue. The site and landscape plan shall be revised to provide a six (6)-foot-wide walkway using matching modular pavement materials from Pad D to SW 72nd Avenue. The applicant has previously expressed concerns that walkway connections to SW 72nd Avenue could not meet handicapped accessibility standards due to the topography of the site. This argument is.not persuasive because, while such walkways may not be handicapped accessible routes to the site, if no walkway connection is provided at key locations. This would unnecessarily limit access to the site by non-handicapped persons, or by persons who have a handicap but may still be able to use a more convenient walkway connection. 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. The applicant has not proposed to develop parking directly adjacent to the street due to topographic and building placement standards on the SW 72nd Avenue frontage. Similarly, building placement standards, and wetlands mitigation issues on the SW Dartmouth Street frontage preclude placement of parking areas immediately adjacent to the street. Parking areas would, therefore, be a minimum of 16 feet from the edge of SW 72nd Avenue and 35 feet from the edge of the SW Dartmouth Street right-of-way. For these reasons, no special parking lot screening and/or buffering standards are required. BUILDING DESIGN STANDARDS: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.134.050 .(Criteria for Granting a Variance) is satisfied. 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 (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. Based on the orientation of the buildings on this site, this standard applies to the eastern elevation of Pads D and F. These are building elevations facing the SW 72nd Avenue frontage. The Pad C and D elevation has 1 ,050 square feet of building elevation area between three (3) and nine (9) feet in height. For this reason, 525 square feet of this area must be windowed. The applicant provided 240 square feet of this elevation area with windows, therefore, this elevation shall be revised to provide an additional 285 square feet of windowed building elevation. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 30 OF 42 The-Pad F elevation has 651 , iare feet of building elevation betm r,three (3) and nine (9) feet - in height. For this reason, 30 square feet must contain winged areas. A total of 413 • square feet was provided, in co liance with this requirement. As proposed, Pads A, B and C would be separated from SW Dartmouth Street due to the proposed wetlands mitigation area. These buildings would range in distance from SW Dartmouth Street from 12 - 260 feet. Much of the northerly elevation of Pads B, C and D would be some 40- 60 feet from SW Dartmouth Street. For this reason, the window glazing requirement is not applicable because these structures would not be within the 0-10 foot setback. However, this design has essentially proposed windowless walls for some 45% of the street frontage along SW Dartmouth Street. This design feature does not appear to meet the intent of Tigard Triangle Design Standards. The applicant proposed no windows on the northerly elevation of Pad A. It is recommended that the applicant provide 50% of the building elevation between three (3) and nine (9) feet with window glazing. The applicant is proposing to provide approximately 3.5% of the entire Pad B northerly elevation with window glazing. It is recommended that this elevation be revised to provide a minimum of 50% of the elevation between three (3) and nine (9) feet with window glazing. The applicant also proposed a few windows on the northern elevation of the Pad C building. The Pad C building north elevation shall also be revised to provide a minimum of 50% of the building elevation between three (3) and nine (9) feet with window glazing. Building facades - Facades that face a public street shall extend no more than 50 feet without providing at least one (1) 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. This standard applies to the northerly elevations of Pads A, B and C and the easterly elevation of Pads D and F. Pads A;B C and D will need to be reviewed for compliance with this standard prior to the issuance of building permits. If a Condition of Approval is required that elevations have a minimum of 50% of window glazing between three (3) and nine (9) feet, this would then satisfy this standard. If a Condition of Approval is not required to add window glazing, the applicant will need to address the Building Facades standards on all of the aforementioned applicable building elevations except for the east elevation of Pad F. 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 lit. The front entrance of each Major Anchor Tenant building is proposed to be provided with a covered entry as part of the building entrance treatment. This standard is also applicable to the building entrances to Pads A = F. These elevations have also been designed with covered entrances as architectural features. 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. Architectural elevations have been provided with a variety of finish design materials. Major entrances are provided with significant levels of architectural details on each applicable building elevation. The side and rear elevations of the Major Anchor Tenant CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 31 OF 42 buildings are proposed to h constructed with split face concr block with concrete accent bands. Stucco cornices and.umn capital details have also beeeroposed. 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. The applicant has not proposed to use false fronts or false roofs as part of the building elevations and, therefore, complies with this standard as proposed. 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. The applicant has designated areas on the Major Anchor Tenant buildings where rooftop mechanical equipment would be installed. This limit area appears sufficient on the south and west side of the Major Anchor Tenant buildings. The mechanical equipment installation limit area shall be revised to include a 20-foot minimum setback along the north and east building elevations of the Major Anchor Tenant buildings. To allow the building itself to screen other rooftop equipment on the smaller pad buildings, no rooftop equipment shall be placed within 15 feet of an exterior wall of Pads A-F. SIGNS: In addition to the requirements of Chapter 18.114 of the Development Code the following standards shall be met: Zoning district regulations - development within the C-G Zoning District shall meet the sign requirements of the C-G zone. Signage requirements are reviewed elsewhere within this report. LANDSCAPING AND SCREENING: Two (2) 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 is defined within this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots. 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 31/2-inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3-foot high screen and a 90% opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Southwest 72nd Avenue and SW Dartmouth Street are both designated as Major Arterials. This section requires that landscaping be provided in accordance with Section 18.100. These standards do not apply to the proposed design because parking would be setback a minimum of 16 feet from the public right-of-way. The applicant did provide 31/2 inch caliper street trees as part of the tree mitigation plan. Lot Line Adiustment - Approval Standards: Section 18.162.060 contains the following. standards for approval of a lot line adjustment request: CPA 98-02ISDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER • PAGE 32 OF 42 An 'additional parcel is not eated by the Lot Line Adjustn, t, and the existing parcel ` reduced in size by the adjust.t is not reduced below the minm lot size established by the zoning district;' By reducing the lot size, the lot or structure(s) on the lot will not be in violation of the site development or zoning district regulations for that district; and The resulting parcels are in conformity with the dimensional standards of the zoning district. The proposed lot line adjustment is consistent with these standards. The proposed adjustment will reconfigure the lot lines but no additional parcel will be created by the adjustment. There is no minimum lot size standard that is required to be maintained in the General Commercial Zoning District. Except for the newly proposed Tax Lot 00400, the 50-foot average width standard has been met. A Condition of Approval has been recommended to require Tax Lot 00400 to be revised to comply with the 50-foot average width standard. Special Provisions for Lots Created Through Partition Process: Section 18.162.060 states that in addition to meeting the above standards, a Lot Line Adjustment must also meet the following criteria applicable to lots created through the Minor Land Partition process: 1. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. 2. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. 3. Lot Frontage: Each lot created through the partition process shall front a public right- of-way by at least 15 feet, or have a legally recorded minimum 15-foot wide access easement. 4. Setbacks: Setbacks shall be as required by the applicable zoning district. 5. Front Yard Determination for Flaq Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. 6. Screening on Flaq Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement that will ensure access and maintenance rights shall be recorded with the approved partition map. 9. Accesswav: Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one- hundred-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 33 OF 42 I he applicant has proposed tc lconfigure the eight (8) existing par .s that comprise this site: The 50-foot average lot width of Cr -;ria 1 is met except for the area sho n as proposed Tax Lot 00400. _ Because of its unusual shapWis lot does not meet the averagedth standard. Criteria 2 is not _ applicable because the General Commercial Zoning District does not have a minimum lot size standard. Criteria 3 is satisfied as the lots would have in excess of 25 feet of frontage on a public - street or a reciprocal access agreement. Criteria 4 is met because the applicant does not have a minimum setback requirement along the SW 72nd Avenue and SW Dartmouth Street frontages and the applicant provided a setback in excess of the minimum standard along the southern property line for screening and buffering purposes. Criteria 5 and 6 are not applicable as these lots are not residential flag lots. Through the building permit review process, fire hydrants will be reviewed for consistency with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8 will be met because a shared access agreement will be provided. Criteria 9 is satisfied through the existing access provided to these lots via their street frontage. Criteria 10 is not applicable as these parcels are not within the floodplain. * Note: The Building Division states that the proposed lot lines will need to be revised due to the location of structures on site and potential redevelopment of this shopping center. In particular, the lot line aligned south of Pad B; the lot line cutting through the corner of Major Anchor Tenants IIIA, IIIB and IV; and the lot lines cutting through the Pad F building. A Condition of Approval has been required to address these issues. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: The proposed development is bordered by SW 72nd Avenue on the east side and SW Dartmouth Street on the north side. A small portion of the southern boundary of this site also backs up to SW Hermosa.Way. The development will have two (2) points of access on SW Dartmouth Street, with one (1) full access driveway opposite the existing entrance into the Cub Foods/Office Max site, and one (1) full access driveway approximately 600 feet further to the west. There will also be two (2) full access driveways onto SW 72nd Avenue. Traffic Study Findings A traffic impact study, dated February 1998, was submitted with the SDR application by Lancaster Engineering. The purpose of the study was to determine how the traffic in this area will increase when the new development begins operation and to determine impacts on vicinity intersections. The study analyzed the following intersections in the area: 1) SW 72nd Avenue/Highway 99W, 2)SW Dartmouth Street/Highway 99W, 3)SW Dartmouth Street/SW 72nd Avenue, and 4)SW Dartmouth Street/SW 68th Avenue. The study assumed that 10% of the trips generated by this development would be pass-by trips, which are trips that were already on one (1) of the adjacent streets, like SW Dartmouth Street or SW 72nd Avenue, and were diverted into the shopping center. It was also assumed that 10% of the new trips would be diverted trips, which are trips that must leave their original direction of travel by an intermediate roadway (SW Dartmouth Street or SW 72nd Avenue) to visit the site. Diverted trips in this case would be trips that must leave their original direction on 99W to visit the site; once they leave the site, they would return to their original direction on 99W. . Staff finds that both assumptions are reasonable. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 34 OF 42 Based 'upon information used .m TRIP GENERATION, Fifth Edit Lancaster found that total • new trips generated by the site aid be 11,778 trips per day, with new trips generated during - the AM Peak Hour and 1,118 nevi trips generated during the PM Pea Lancaster also used _ an average 4% growth rate in traffic per year to help determine what the impact would be in the Year 2003, with the new site in place an operating. Using this information, Lancaster found that signals are warranted at the SW Dartmouth Street/SW 72nd Avenue and SW Dartmouth Street/SW 68th Avenue intersections. The applicant's plans indicate they will construct these signals as a part of their project. A Level of Service (LOS) analysis, using ODOT's SIGCAP software program was included in the study. SIGCAP defines LOS F as a saturation value of 1.02 or greater. The analysis found that in Year 2003, considering background traffic alone (no Tri County), the intersections will function as follows: • Highway 99W/Dartmouth Street: LOS E with 93% saturation; • Highway 99W/SW 72nd Avenue: LOS D-E with 87% saturation; • Dartmouth Street/SW 72nd Avenue: LOS D-E with 89% saturation; • Dartmouth Street/SW 68th Avenue: LOS E with 93% saturation. When the proposed site trips are added to the Year 2003 background traffic, the intersections will function as follows: • Highway 99W/SW Dartmouth Street: LOS E-F with 98% saturation; • Highway 99W/SW 72nd Avenue: LOS D-E with 87% saturation; • Dartmouth Street/SW 72nd Avenue:. LOS F with 122% saturation; • Dartmouth Street/SW 68th Avenue: LOS F with 115% saturation. If traffic signals are installed by the applicant at Dartmouth/72nd and Dartmouth/68th, these intersections will operate at LOS C and B respectively. ODOT provided comments with regard to this application (see elsewhere in this report). ODOT staff had recommended certain conditions of approval, such as: 1) provide a signal at SW 68th Avenue/SW Dartmouth Street, 2) provide additional queuing analyses at the intersections of 99W/SW Dartmouth and 99W/SW 72nd Avenue, and 3) provide additional traffic impact information at SW 72nd Avenue/SW Hampton Street and at the Highway 217 northbound and southbound ramp terminals at SW 72nd Avenue. On May 20, 1998, Staff met with ODOT to discuss their comments. ODOT indicated that they met with the applicant and Lancaster to discuss the project. ODOT has since changed their recommendation based upon further review of the above intersections and has determined that #2 and #3 above could be dropped. Therefore, ODOT will stand by their recommendation for a signal at SW 68th Avenue/SW Dartmouth Street. Staff has included an appropriate condition in this report. The study also analyzed the new driveways into the site and found that warrants will be met for both driveways on SW Dartmouth Street. However, Lancaster proposes to hold off on installing these signals until the development is fully constructed and under operation for a time. They suggest that because of the close proximity of the driveways to the SW 72nd Avenue intersection, some queuing may occur west of SW 72nd Avenue which would partially block the eastern driveway for part of each signal cycle. Lancaster recommends that traffic conditions could be monitored for a period of time by the City to determine if the signals should be installed. Staff finds this concept acceptable and recommends the applicant provide financial assurance to cover the cost of design and construction of the two (2) additional traffic signals. This financial assurance should be held by the City for a period of five years (60 months) beyond the date of CPA 98-02/SDR 98-02/POR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 35 OF 42 occupancy of the buildings. 'ten, the applicant should be regi d to provide follow-up signal warrant analysis' every 12 the over that five-year period. If, ring that 5-year period, signal warrants are met based u actual traffic generated by the Wvelopment, and if in the City - - Engineer's opinion signalization of one (1) or both of the driveways is within the public's best _ interest, then the applicant shall design and construct the required signal(s) within 12 months of the City Engineer's direction. At the applicant's request the Conditions of Approval that is related to the timing of the installation was modified. The Planning Commission recommended that the applicant work with the city Engineer to determine signal timing within six (6) months of project approval. Staff recommends that the City Council revise this to be six (6) months from the time of Building and/or Site Permit application. SW 72nd Avenue: Proposed Improvements SW 72nd Avenue is classified as a major arterial street in the Tigard Triangle Plan. The right-of- way (ROW) requirements for this street is 92 feet. At present, there is approximately 20 feet from centerline. The applicant's plan indicates they will dedicate additional ROW to the public to provide 47 feet from centerline, which will meet the Triangle standard. The applicant will also need to dedicate a ROW radius at the corner of SW 72nd Avenue and SW Dartmouth Street. The ROW radius will need to be 45 feet. At present, SW 72nd Avenue is paved but is not fully improved to the Triangle Standards. The plan indicates that the applicant will construct full-width street improvements along the frontage of SW 72nd Avenue to provide five lanes, in accordance with the Triangle Plan. Additional ROW dedication may be necessary on the east side of the roadway, but it is Staff's understanding that the applicant owns that property as well. The five-lane improvement will help facilitate turning movements into and out of this site, which will lessen the overall traffic impact onto the roadway system. The two (2) full-access driveways into the site from SW 72nd Avenue appear to be designed to function adequately. LOS at these driveways is expected to be B or better. The southern driveway is shown to be aligned with the centerline of SW Elmhurst Street, which will alleviate any left turning movement conflicts. SW Dartmouth Street Improvements SW Dartmouth Street is classified as a major arterial in the Triangle Plan and requires a 94-foot ROW. The applicant's plan indicates they will dedicate additional ROW to provide 47 feet from centerline. SW Dartmouth Street was improved with five lanes along this site frontage as a part of a LID, but is not fully improved with sidewalk and street trees as per the Triangle Standards. The applicant's plan indicates they will complete the improvements of SW Dartmouth Street along the site frontage as a part of this project. Signals at the site driveways were previously discussed in this report. WATER: This site falls within the service area of the Tualatin Valley Water District (TVWD). There are existing public water lines in SW Dartmouth Street, SW 72nd Avenue and SW Hermosa Way. The applicant's plan shows connections to all existing water lines in order to adequately serve the site. The plan also indicates the applicant will pay for an upgrade of the existing water line in SW CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 36 OF 42 Herrnosa Way to either a 10-ir or 12-inch line (plan shows 10-inc ut narrative says 12-inch). The City will expect the applicar, coordinate with TVWD with respqrto water service and public main construction requirements. No permits for public improvements will be issued by the City _until a permit from TVWD is obtained by the applicant. SANITARY SEWER: There is an existing 8-inch public sewer main that is located in SW Dartmouth Street adjacent to this site. The applicant proposes to extend new lines into the site to serve the various parcels. Since this development will result in separate parcels, the new sewer lines will need to be public lines. The overall layout of the public lines appear to be acceptable, as all manholes will be located within paved parking or drive aisle areas. Final design shall be approved by the Engineering Department prior to construction. The City's Master Sanitary Sewer Plan indicates that a public sewer line should be extended southerly in SW 72nd Avenue from the main line in SW Dartmouth Street in order to properly serve parcels along 72nd Avenue to the top of the ridge near SW Elmhurst Street. The City's policy for new developments is that public sewer lines are to be extended to property boundaries to serve adjacent uphill, unsewered properties. Since the applicant will be constructing new street improvements in SW 72nd Avenue, and since there are unsewered properties uphill of this site on SW 72nd Avenue, the applicant should extend an 8-inch public sewer line in SW 72nd Avenue as a part of the street improvements. STORM DRAINAGE: The slope of this site falls primarily to the west. There is an existing drainage channel that cuts across the northern portion of the site, flowing from the northeast to the southwest into Red Rock Creek. There are also wetlands within this site that will be partially filled and mitigated on the site. The applicant's plan shows that they will convey all storm water runoff from this site into Red Rock Creek. However, Staff has concerns with the proposed plan. First, the plan shows a portion of the southern parking area to the south of the Major buildings to be conveyed in pipe, then a swale adjacent to the south boundary of the site. The swale appears to terminate at the southwest corner of the site and the plan is unclear as to how the water will be conveyed from there to the creek. The flow will be concentrated at that point, so direct discharge onto the adjacent property without an easement will not be permitted. Second, the applicant's plan will also need to incorporate a storm drainage system for SW 72nd Avenue. It appears that the runoff from the new street improvements could be directed into the drainage channel that crosses the site to Red Rock Creek. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65% of the phosphorus contained in 100% of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained . through the year. Prior to issuance of a site and/or building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 37 OF 42 I he applicant's plan appears indicate that the water quality rec ement for this project will be met by providing two (2) biq�ration swales on the_site, one (1 ocated adjacent to south site boundary (discussed in preWs section), and the other near . northwest corner of the site adjacent to a "Wetland Mitigation Area". Staff has two (2) concerns with the applicants proposed plan. First, there were no water quality calculations submitted with the SDR application to support - the proposal that two (2) swales can adequately serve this large site. Staff has doubts that two (2) swales will meet the USA criteria for water quality treatment. Prior to issuance of the site and/or building permit(s), the applicant shall submit final calculations to the Engineering Department (Brian Rager) to show that USA criteria will be met. Second, the northwest swale can not be located within what will be the new mitigated wetland, as per USA regulations. Staff could not tell from the applicant's materials whether or not the swale will encroach into the new wetland area. Prior to issuance of the site and/or building permit, the applicant shall submit a plan to the City indicating the required new wetland boundary (needed for mitigation to meet the DSL permit requirements) and the.extent of the grading necessary to construct the swale(s). No portion of the water quality facilities(s) shall be located within the wetland area. In addition, a 25-foot buffer will need to be shown on the plan adjacent to the new wetland boundary. The water quality facility(ies) may encroach into the buffer, but only by 10 feet with approval from the City. • GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination .System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 72nd Avenue adjacent to this site. Section 18.164.120 of the 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. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 680 lineal feet; therefore the fee would be $ 18,700. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: The proposed lot. line adjustment will need to be revised to reflect proposed building footprints and existing/potential, future adjoining building occupancy types. The Geotechnical report must provide recommendations for liquefaction because this is a remote possibility. Relocate the trash enclosure in the rear of Major Anchor Tenant building IIIA to maintain a clear width of 20 feet. Post drive aisles behind Major Anchor Tenant stores "No Parking Fire Lane." CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 38 OF 42 All exits required from each bL :ng shall have a landing and be co ,cted to the public way via a - sidewalk and accessible to pe s with a disability. Locate fire grants within 250 feet of all exterior walls of each building. Provide a hydrant flow test and complete the fire flow analysis. The _ median of the roadway between Pads B and C shall be_modified to provide a minimum of 20 feet of width. Modify the turning radius at the southwest corner of Pads A-C and in front of the Major Anchor Tenant I building. * Note: A Geo Technical Report was provided to address liquefaction. Trash enclosures and a loading dock are required to modified to provide a clear width of 24 feet in the area behind the Major Anchor Tenant buildings to comply with the stricter Development Code standards for two-way access. A recommended Condition of Approval has been provided that will require the other noted issues to be addressed prior to issuance of building permits. The Maintenance Services Department reviewed this application and provided a comment concerning the proposed tree mitigation allowance for 1,500 caliper inches of Christmas trees that are to be relocated to City properties. The developer shall incur the cost of relocating and transplanting to be eligible for mitigation credit. City staff does not have proper equipment needed for this transplantation work, nor has the City budgeted resources for this work. The Police Department reviewed this application and has offered no comments or objections. SECTION VI. AGENCY COMMENTS Metro has reviewed this application and has the following comments: The applicant identified this area as a Town Center within the Metro 2040 plan, the Tigard Triangle is actually identified as an employment center in the 2040 plan. The Oregon Department of Transportation has reviewed this application and has the following comments: Thank you for providing the opportunity to comment on the above referenced proposed development. The proposed development is located within the Tigard Triangle which is defined by Interstate 5, Highway 217 and Highway 99W. According to the Oregon Highway Plan, Interstate 5 has an Interstate level of importance and both highways have a Statewide level of importance. These facilities serve regional, statewide and interstate travel. We have an interest in ensuring that proposed land uses do not negatively impact the safe and efficient operation of these facilities. Upon careful review of the traffic report submitted by the applicant for a 330,895 square foot retail shopping center at 72nd and Dartmouth Street, we have determined that the applicant cannot meet the policies of the Tigard Comprehensive Plan. Specifically, the Highway, Objectives and Performance Criteria #4 and #5 (Volume 1, Table Ill-1, p. 1-225) and Transportation Policies 8.1.3 d. and e. (Volume 2, Section II, p.55) are not meta Highway Objective and Performance Criteria #4 is "to maintain a reasonable level of speed on principal and arterial routes during the peak hour" and Objective #5 is "to maintain a reasonable level of speed on principal and arterial routes during the off-peak periods." Transportation Policy 8.1.3 -The City shall Require as a Precondition to Development that: CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 39 OF 42 d. Individual dew oers participate in the improves nt of existing street, curbs and sidewalks.the extent of the development's pacts; and e. Street improvements be made and street signs or signals be provided when _ the development is found.to create or intensify a traffic hazard. The traffic study shows that more than one-third (1/3) of the site generated trips are anticipated to access the site via the Highway 99W/SW Dartmouth Street intersection. According to the Oregon Highway Plan, the operating standard for 99W is a level of service (LOS) D for signalized intersections which _equates to a maximum volume to capacity ratio of 90%. This intersection is currently operating at a LOS of D with a v/c of 83%. Without the proposed development, the intersection is expected to operate at a LOS of E with a v/c of 93% in the year 2003. A v/c ratio of 99% is operating at capacity and anything greater is considered to be failing. With the proposed development, the intersection.(including background traffic) is expected to be at a LOS of E with v/c of 99%. ODOT considers the expected increase in the v/c ratio a significant degradation of traffic conditions as compared to what currently exists as well as what would be expected in the year 2003 without the proposed development. The 99W/Dartmouth Street intersection is expected to be operating at capacity with the proposed development. Under such circumstances, progression of traffic along the highway would be virtually impossible. Queuing and delays experienced on the highway and side street would be expected to become severe. Motorists on the highway and side street would typically have to wait through a number of signal cycles to be served, resulting in long delays and excessive queuing. These conditions are expected to lead to erratic maneuvers by motorists (running red lights, drive on the shoulders, etc.), which could aggravate safety concerns at and near the intersection. It is ODOT's position that without the widening of 99W to six (6) lanes between 1-5 and Highway 217, that the development will intensify traffic on 99W and in particular, the intersection of SW Dartmouth Street. If the City chooses to approve the proposed development, we recommend the following be included as Conditions of Approval: 1. The applicant be required to install a traffic signal a the intersections of SW 68th Parkway and SW Dartmouth Street. The intersection is currently controlled by an all-way stop. The east leg of the intersection consists of the 1-5 southbound ramp connections at the SW Haines Road Interchange. The 1-5 southbound ramp connections are parts of the State Highway System and under the jurisdiction of ODOT, and as such, the proposed traffic signal at this intersection needs to be approved by the State Traffic Engineer prior to design and construction. Signal installation may require additional improvements as determined by the State Traffic Engineer. Fourteen hour (6 a.m. to 8 p.m. weekdays) manual turn movement counts at the intersection will need to be provided to ODOT for the traffic signal warrant analysis. The format shown on the attached traffic signal warrant comparison worksheets should be used as part of the warrant analysis. 2. There is discussion in the report regarding an extension of SW Dartmouth Street west over Highway 217 and additional ramp connections to the highway. ODOT has reviewed and analyzed similar proposals in the past and has no evidence that there would be any improvement in level of service for 99W between Highway 217 and 1-5. ODOT will not allow additional access to Highway 217. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 40 OF 42 * Note: Although_the C Jprehensive Plan Policies 8.1.3 C. id e which ODOT cited are appropriate to ress relative to this applicatiolhe applicant is unable by themselves, toWovide street improvements that would add lanes to 99W. While this improvement may be needed, widening 99W is a difficult multi- million dollar project that will impact dozens of existing businesses. Unified Sewerage Agency has reviewed the application and has the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R & 0 96-44 (Unified Sewerage Agency's Construction Standards, July 1996, Edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R & 0 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Floodplain/Sensitive Area: If the Division of State Lands is satisfied with the removal-fill and mitigation plans for the proposed project, then USA will be satisfied. The improvement plans should show complete mitigation work and vegetated corridor enhancement /restoration, per R & 0 96-44. Erosion Control: A joint 1200-C erosion control permit is required. Division of State Lands/Corps of Engineers: A DSUArmy Corps of Engineers permit is required for any work in the wetlands or creek corridor. A revised application may need to be submitted for further approval if current plans differ from original application. * Note: The applicant states that fill of areas now considered to be within the 100-year floodplain occurred in the early 1980's. For this reason, the applicant does not consider any portion of the site to be within the 100-year floodplain or floodway areas. The applicant is aware of Sensitive Lands on this site and has provided a wetlands delineation's of the wetlands as part of the plan submittal. The applicant provided a 15-foot buffer to off-site wetlands to the west of the subject property. Because the majority of the off-site wetlands would have 25 feet of more buffer width, a reduction of buffer width is permissible. The reduced buffer width is for only an extreme eastern end of the wetlands in this area. The applicant is currently applying for Army Corps of Engineers Permits. The applicant currently has a Division of State Lands Permit and is in the process of renewing the Permit. CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 41 OF 42 Tualatin Valley Water Distr► reviewed this application and pro ed the following comments: Use existing stubouts to pr y. Firelines require DCDA at resit-of-way. Potable sucs will _ require pressure regulation (We: pressure currently exceeds 80IP). Meters that are 11 inches or larger require double check valve assembly downstream of the meter. The applicant shall use TVWD DET BF 102 or BF 100. Upgrade water line in SW Hermosa Way to 12-inch DIP. Bank - meters shall be provided at SW Hermosa Way entrance for various tenants. A 12-inch BTFY valve and a two (2)-inch B.O. assembly shall be provided. Design Engineer shall meet with Tualatin Valley Water District (Stu Davis) prior to plan submittal for project. Portland General Electric (PGE) has reviewed this application and has offered no comments or objections. is\curpin\mark_r\cpa98-02.cc2 • CPA 98-02/SDR 98-02/PDR 98-01/SLR 98-02/MIS 98-04 6/23/98 PUBLIC HEARING/CITY COUNCIL FINAL ORDER TRI-COUNTY SHOPPING CENTER PAGE 42 OF 42 • I I • n • .1i 1 • 1 r. • r) • •:-�I•.fllillll•ll:l:lli I! • —— A l- . 11,, Dt 'L am` \ I • I/1 i '''s..•. .. • 1 ti `\ `.•�,tj•�.;.,..\\��..\\ \. :.4- ' .�i^ ,• lll''' 1 1 i i Y `1 `l O ? :' :`\ tC'fl .•_\\\`�.\.\ .•,\ '11�•II ,III / 1.'- . I/'' : ! a 0 " era c�'� + e EcA _-_ ' �I ,,�. In Hi,�► `��.•.:.:I t"i�. --: .}—.:a 'i i . Ca rre /q• i• IS. rwil 113 _ r1 "Sir,' ! w^: ;-, ` , ;/ 111�!'�. „�1!_ O ;u � : •,..'."• _. 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ROLL CALL Commissioners Present: President Wilson; Commissioners Anderson, Castile, Griffith,Neff, and Padgett Commissioners Absent: Commissioners Holland and Scolar Staff Present: Dick Bewersdorff, Planning Manager; Mark Roberts, Associate Planner; Brian Rager,Development Review Engineer; Augustin Duenas, Engineering Manager; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS Jerree Gaynor,Planning Commission Secretary, reminded the Commission that the Parks Master Plan Update meeting with the Citizen's Advisory Committee was scheduled for June 23. She informed the Commission that the new Planning Commissioner, Lisa Incalcaterra, would begin as of the next meeting,pending Council approval on June 9. She mentioned that Ms. Incalcaterra lived outside the city limits in the Bull Mountain area but inside the Urban Growth Boundary. Dick Bewersdorff, Planning Manager, mentioned his memo regarding the Council request that the Commission look at parking lots. 4. APPROVE MINUTES Commissioner Griffith moved and Commissioner Padgett seconded a motion to approve the April 6, 1998, meeting minutes as submitted. A voice vote was taken and the motion passed by a vote of 5-0. Commissioner Anderson abstained. 5. PUBLIC HEARING President Wilson reviewed the hearing procedures and criteria. He asked the Commission to declare any conflicts of interest, bias, ex parte contacts, or site visits. Mr. Padgett mentioned that he knew that Tim Roth who was in the audience; Mr. Roth would not be testifying. There were no challenges. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 1 I 5.1 Comprehensive Plan Amendment (CPA) 98-0002/Site Development Review (SDR) 98- 0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98- 0002/ Lot Line Adjustment (MIS) 98-0004 TRI-COUNTY SHOPPING CENTER PROPOSAL: The applicant has requested a Comprehensive Plan Amendment to the Water Resources Overlay to allow fill and mitigation of a portion of existing wetlands on the property, Site Development Review and Planned Development Review approval to allow development of approximately a 330,895 square foot shopping center on 25.70 acres. The applicant has also requested approval for a related Lot Line Adjustment application to reconfigure the existing parcels to accommodate future ownerships interests of the proposed site improvements. COMPREHENSIVE PLAN DESIGNATION: General Commercial; C-G. ZONING DESIGNATION: General Commercial; C-G. The General Commercial Zoning District provides sites for the provision of a wide range of major retail goods and services. The property is also designated with the following overlay districts 1)the Planned Development Overlay; 2)the Tigard Triangle Design Overlay and 3)the Water Resources Overlay. The Planned Development Overlay was placed on the property to allow flexibility in development practices to allow more efficient use of the property. The Water Resources Overlay is a resource protection overlay that provides Citywide protection standards for Water Resource areas designated as significant. This generally includes 100- year floodplain and floodway areas which may contain wetlands systems and tributary drainageway systems. LOCATION: 12265 SW 72nd Avenue; WCTM 1 S 1 36CD, Tax Lots 04200; 2S101AB, 01400 and 2S101BA, Tax Lots 00100, 00101, 00400, 00401, and 402. South side of SW Dartmouth Street,the west side of SW 72nd Avenue, including one parcel within the Hermosa Subdivision but generally north of the Hermosa Subdivision and east of Highway 217. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.62, 18.80, 18.84, 18.85, 18.98, 18.100, 18.102, 18.106. 18.108, 18.114, 18.116, 18.120, 18.150, 18.162, 18.164, the Tigard Triangle Design Standards and the Metro Functional Plan Standards. STAFF REPORT Mark Roberts,Associate Planner,presented the staff report on behalf of the City. He said that the applicant has requested approval for a Comprehensive Plan amendment to allow a water resources overlay district for the fill and mitigation of existing wetlands. He noted the applicant's request to allow development of an approximately 330,895 sq.ft. shopping center on 25.7 acres, and for a lot line adjustment to reconfigure the existing parcels to accommodate future ownership interest of the proposed site purpose. Mr. Roberts used overhead graphics and slides to review the specifics of the proposed development and the existing conditions. He noted the location of the proposed shopping center at the southwest corner of Dartmouth and 72nd Avenue. He said that one of the several parcels involved lay within the Hermosa subdivision. He mentioned that the wetlands to be filled and mitigated ran through the center of the site with additional wetlands at the southwest corner. He said that the easterly half of the property had an approximately 10% slope towards the 217 freeway. He pointed out that a large portion of the north area along Dartmouth was planted in PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 2 • • Christmas trees. Mr. Roberts said that the applicant proposed five major anchor tenants in the southern portion of the site with an additional four pads on Dartmouth(A, B, C, D) and two along 72nd(D, E). 1,722 parking spaces were proposed throughout the site, including the parking structure to the west of Pad E. Mr. Roberts stated that the applicant has expressed concerns with some of the conditions of approval. He said that staff has recommended eliminating Condition#28(which required a noise study by the applicant). He explained that if the site complied with the DEQ standards, and with the City's maximum noise levels,then staff believed that it complied with the noise criteria in the 1996 Code revisions. Mr. Roberts recommended allowing a 30 month approval period(page 8)because the applicant has proposed conceptual and detailed plan development review incorporated with the other requests. Mr. Roberts recommended deleting the first sentence of Condition#37, as the applicant has discussed the location of the trash and recycling enclosures with the franchise_hauler who has agreed to their location. QUESTIONS OF STAFF President Wilson asked for clarification on what criteria was used to determine whether or not traffic was an issue. Brian Rager,Development Review Engineer, said that generally staff asked applicants (in their traffic studies)to look at the main intersections in the vicinity of the development. He explained that one of the criteria used to determine whether or not an intersection needed signalization was Level of Service F. President Wilson asked if an application could be denied if the applicant could not mitigate the traffic impacts. He cited an application several years ago that was denied because the intersection at Locust and Greenburg could not handle the increased traffic from an hotel. Mr. Rager said that if the applicant was not willing or not able to fully mitigate the impact of his development to staffs satisfaction, then that would be grounds for recommending denial. Commissioner Griffith asked what was the status of the Division of State Lands and Corps of Engineers application on wetlands mitigation. Mr. Roberts said that, as he understood it,the DSL permit from 1994 was still valid but the Corps permit has expired because they changed the permitting system. He commented that apparently the applicant and the Corps were close to reaching an agreement and only minor changes might be made to the general design. APPLICANT'S PRESENTATION • Ed Christensen, Christensen Engineering, 7150 SW Hampton,Tigard, said that they have PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 3 • • been working with staff, and would continue to do so, on many of the issues discussed in the staff report. He mentioned that this was a landmark project for the City of Tigard which they believed met the standard and intent of the Development Code. Mr. Christensen mentioned several specifics of the project. He confirmed that they had five major tenants coming to the site. He noted their work on ADA elements for the project. He pointed out that the ground dropped almost 80 feet in the 1,200 foot plus width, making it challenging to design a site plan that worked both physically and functionally as an economically viable shopping center. Mr. Christensen said that as of last week, they had an agreement with the Corps not to change the site plan at all. He stated that he did not think there would be any problems with gaining a revised Corps permit, and that they would work through any issues arising from a snafu between the Corps and DSL. Mr. Christensen reviewed the conditions of approval of concern to the applicant. He asked to rewrite the second sentence of Condition#9 to read"Prior to issuance of an occupancy permit, the signal work shall be completed." He explained that giving them the additional time beyond the issuance of the site and/or building permit would allow them the opportunity to work with the City and the development community in preparing a proper analysis of the traffic signal system. He pointed out that they were proposing to add four signals along Dartmouth Street, a project that took time to analyze, design and put together properly. He said that they also needed to work with ODOT on the 68th and Dartmouth signal because it impacted the ODOT controlled system. Mr. Christensen asked to make the same change to the last sentence in Condition#10. He said that they have already started discussions with ODOT and their concerns about the signal. He mentioned that they would meet with ODOT and the City tomorrow to continue the discussion on Tigard Triangle transportation issues. He confirmed to Commissioner Padgett that their request included replacing the words "shall obtain ODOT permits and approvals for the signal work" with"shall be completed...". President Wilson asked what the applicant would do if ODOT did not approve the signal work. Mr. Christensen said that it was not likely that ODOT would not approve the request. He explained that ODOT, the City, and the development community knew that that intersection needed to be signalized because almost any additional traffic from any new development caused it to fail. However it worked well with a signal. He said that they were comfortable with the risk of gaining the necessary approval, confirming that they could not complete the signal without ODOT approval. Commissioner Griffith asked if construction traffic would not impact the intersection. Mr. Christensen said that most of the construction traffic would enter and exit from 72"d Avenue heading for 217 and not greatly impact the intersections. He said that he agreed with"shall obtain an ODOT permit"but argued that that was not the same issue as the building permit versus the PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 4 • occupancy permit. Commissioner Padgett read the modified sentence as"Prior to issuance of the occupancy permit, the applicant shall complete an ODOT approved signal." Mr. Christensen agreed with the wording. Mr. Christensen spoke to Condition#22,the requirement for the sound wall. He noted on the site plan the location where a sound wall was not needed because the 22 to 28 foot difference in grade between the adjoining properties and the shopping center functioned similarly to a sound wall, and met the same criteria as a sound wall. He said that they would still put a fence along the entire property line for a visual and physical barrier. He asked that Condition#22 read"The applicant shall construct a sound attenuation wall in accordance with the proposed acoustical study and sound report prepared by Daly Stanley and Associates." Commissioner Padgett asked for confirmation that Mr. Christensen wanted to strike the language from the word"with"to the end of the sentence as it read now. Mr. Christensen said that was correct, and to strike out the next line and to include"the future approved noise study as discussed in the applicant's noise study." Mr. Roberts pointed out that a chain link fence would not meet the screening and buffering standards;they would have to use a slatted or wood fence. Mr. Christensen said that they could add "along the remaining portion of the property construct a slatted chain link fence." Mr. Christensen spoke to Condition#41, arguing that this condition was not applicable to buildings that were more than 10 feet away from the property line (per the Triangle design standards). He said that the 110 foot width between the building and Dartmouth Street was wetlands which would be heavily planted with vegetation growing three to nine feet tall completely obscuring the intent of the design standards to provide pedestrian friendly walking conditions. He explained that the Corps wanted them to move the sidewalk out of the wetlands into the public right-of-way. Mr. Christensen argued that providing 50%glazing for an elevation between three to nine feet for all buildings adjoining their right-of-way was unnecessary since the view of the building would be obscured by the vegetation. He asked that Condition#41 be rewritten as"provide 15% glazing between three and nine feet for the first 20 feet of each exterior corner of Pads B & C fronting the wetlands." Mr. Christensen asked to write Condition#48 similarly to Condition#9: "The applicant shall construct a traffic signal at driveways A& B in accordance with the City standards and as approved by the City Engineer. Prior to issuance of an occupancy permit,the signal shall be completed." He explained that Driveway A was the focal point of the shopping center, and would generate traffic warranting a signal when the Tri-County Center opened while Driveway B was directly across from the driveway to Cub Foods and its adjacent stores,and would warrant a signal by the year 2003. He said that the applicant preferred to construct both signals now because it would be difficult to install them once the Center opened. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 5 • • • Commissioner Padgett asked for clarification on the alignment of the driveways. Mr. Christensen said that Driveway A was a stand alone T intersection that took the majority of the traffic from the Center while Driveway B aligned with the Cub Foods driveway. He commented that they were continuing to work with staff on the issue of adding the signals and timing them with the signals from Highway 99 to I-5. Commissioner Castile asked what the difference was if they made left the condition as it was, requiring a bond after five years if the signals were not built and permission from ODOT and the City to build them. Mr. Christensen said that the difference was that the signals were warranted now, as opposed to being studied for five years to determine whether or not they were warranted. He reiterated that they wanted to have the signals in place when they opened the Center so as not to obstruct businesses in the area. Commissioner Castile commented that if the applicant could not convince the City or ODOT that the signals were warranted now, the applicant was asking the Commission to overrule those agencies. • Tom Lancaster,Lancaster Engineering,Union Station#206, Portland, said that in their traffic study,they had not strongly recommended two signals at Driveway A& B because of concerns with putting them so close together. He stated that the staff report recommended studying the situation year by year and installing the signals in the year when the traffic actually met the warrants. He pointed out that the study already showed that by the design year for all the highway improvements (2003), the signals would be warranted. He explained that the developer would prefer to install the signals now as opposed to tearing up the street later and doing a traffic study every year for signals that he already knew would be needed in 2003. He mentioned the importance of synchronizing the signals. Mr. Rager mentioned staff concerns with the close proximity of the driveways and the potential for a signal at the Costco southern driveway. He questioned how four signals on Dartmouth in such close proximity would work. He said that staff was uncomfortable allowing the two signals until they knew what the impact would be on the Costco driveway. He spoke to rewording the condition to resolve the issue with the applicant prior to building permits. He commented that with the applicant willing to install the signals, it was simply a matter of timing: installation now or after they saw how the facility operated once it was up and running. Commissioner Castile asked if staff allowed the installation of piping underground in anticipation of a signal. Mr. Rager said that placing conduits underground now would facilitate the future interconnection of the signals. Mr. Christensen pointed out that the Tri-County Center and Cub Foods combined were four times as large as Costco and they had only two signals. He concurred with the need for additional analysis but reiterated that they believed signals at both their driveways were necessary for the transportation system along Dartmouth to work effectively. Mr. Christensen noted the other consultants were available tonight to answer Commission questions regarding the issues raised this evening. He commented that staff had been great at working with them through this project. He mentioned that they believed that they had the PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 6 ! majority of the Center leased. He asked that they be allowed to move forward as soon as possible. COMMISSION QUESTIONS President Wilson expressed concern about the intersection of Hwy 99 and Dartmouth, noting the traffic study conclusion that without the Dartmouth flyover and widening of Hwy 99 this intersection would degrade to level of service F or further development would have to be restricted(page 28). He observed that the City had no guarantee for funding for either improvement. He asked if Mr. Lancaster was saying that this development would use up the remaining capacity at that intersection, and that any further development would cause it to fail. Mr. Lancaster referenced the Level of Service Summary chart(page 23) showing the saturation rates for Hwy 99 at Dartmouth. He explained that this development plus other developments already committed plus a 4%growth rate yielded a 98%saturation rate for the intersection. He stated that much more development beyond this would create problems at the intersection. He said that they have discussed possible solutions with ODOT but agreed that no one had the money, including the developer, to implement any solutions. President Wilson asked what the level of service was at the Hwy 99 intersections with 217, Hall Blvd., and Greenburg. Mr. Lancaster said that he did not know but he agreed that they were probably close to saturation. President Wilson pointed out the projection that the Center would generate 12,000 trips per day, adding 10% more traffic to Hwy 99 and its intersections. He conceded that those intersections were outside the realm of this traffic study but stated that this project would impact those intersections in a way that they could not handle. Mr. Lancaster disagreed that the intersections could not handle the increased traffic, stating that they were close to capacity. He said that the impact on the Hwy 99/Dartmouth intersection was the worst with the traffic impact dissipating as traffic turned right or left onto Hwy 99. He reiterated that the Dartmouth intersection, while close, was still below capacity. He pointed out that they were building in conformance with the existing zone. As long as they did not shove the intersection over capacity, they should be in compliance. Mr. Rager confirmed that staff did limit the scope of the applicant's traffic study to the intersections in the report. He said that staff followed past practice in recommending approval for a development that was under the capacity of the intersection. He said that he was not prepared to comment about the capacity at the other intersections, as staff did not look at them. Mr. Christensen mentioned the City's current work on an updated Transportation Master Plan. He said that they would discuss the Dartmouth flyover among other issues with ODOT tomorrow. He noted the increase in federal funding to ODOT for transportation projects due to the work of Oregon senators. He commented that Metro modeling was not kind to Tigard, and PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 7 II/ 114 said that they were willing to help Tigard work with ODOT and Metro on these issues. Mr. Christensen stated that under the Comprehensive Plan,the development did meet the criteria. He observed that it was not fair to stop this development from moving forward because of a regional problem. Mr. Lancaster reiterated that there was sufficient capacity for this development at the intersection of Hwy 99 and Dartmouth. Mr. Christensen mentioned that their traffic studies indicated that the majority of traffic turning left onto Hwy 99 went north on 217. Commissioner Padgett asked for verification that the driveways referred to in the second paragraph on page 28 were driveways A& B. Mr. Lancaster said that was correct. Commissioner Padgett said that tonight he heard Mr. Lancaster say that the driveways already warranted signalization, which was the opposite of his recommendation in the traffic study that the conditions be monitored after completion of the Center to determine if signals were necessary at one or both driveways. Mr. Lancaster said that they took another look at it. He reiterated that the question was not whether or not the signals were warranted -they were warranted by 2003. The question was when to put them in-now or in five to six years. Mr. Lancaster said that he had been concerned about proper coordination of seven signals in a relatively short space. He said that the City proposed a new option of a year by year analysis of the traffic conditions. He stated that, given the fact that the signals would be warranted in the design year, and the fact that the developer did not want to spend the money for a year by year study but would rather put them in now, he did not think that putting them in a couple years from now as opposed to four years from now made much difference. Commissioner Castile pointed out that it could make a difference depending on what else developed along the street between now and the year 2003,commenting that other entrances/exits. might warrant signals. He agreed that they did not want traffic signals spaced too close together. Mr. Lancaster said that they did not want additional signals. He said that additional development beyond what was expected would provide even more reasons for the signals. Commissioner Neff asked what the out-of-pocket cost for adding the signals later. Mr. Lancaster said that a ballpark estimate was $150,000 per signal, including the cost of synchronization. Commissioner Neff noted another issue of what changed between now and the year 2003. He commented that they might do things differently in the year 2003 because other elements could surface that they needed to work into the whole scheme when they looked at the big picture. Mr. Christensen referenced Mr. Rager's comment that Costco believed that a signal was warranted at their driveway for a 135,000 square foot development. He contended that the two signals at Driveways A and B would be warranted the day their 330,000 square foot development opened, less than three years before 2003. He emphasized the need for traffic control at the Cub Foods/Tri- County Center driveway. He pointed out that their signals would create gaps in the traffic passing by the Costco driveway, enabling the Costco traffic to get in and out. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 8 • • Mr. Lancaster pointed out that traffic warrants today at the intersection of Dartmouth and 72' did not warrant a signal but everyone knew that it was simply a matter of time before it would be warranted. Yet the City was requiring the developer to install that signal now rather than spending time trying to figure out exactly when the signal was warranted. Commissioner Neff asked if it was fair that one parcel took all the capacity on Dartmouth, effectively prohibiting any further development on Dartmouth. He asked what to do in this situation. Mr. Bewersdorff said that that was the $64 question. He noted that no policies addressed it, either at the Comprehensive Plan or criteria levels. He said that staff has worked on a first come, first served basis. He agreed that this could impact future development. Mr. Bewersdorff said that to deal with this situation differently the City should have in place a plan that adjusted or allowed certain portions of development in the Triangle or a system of financing all the improvements necessary. However the City had neither of those. Commissioner Neff commented that theoretically TIF should cover that. Mr. Bewersdorff noted that the County TIF covered only 32%of the improvement costs. PUBLIC TESTIMONY President Wilson opened the hearing to public testimony. An audience member said that he needed more information before he could make informed comments. Ms. Gaynor explained that the public could still testify before the Council at the June 23 hearing. No one else testified. Mr. Christensen said that if the Commission kept the record open during their deliberations,they would be happy to answer any questions. He clarified that Tax Lot 300 was also a part of this application. Commissioner Padgett asked to hear staff's comments on the applicant's suggestions. Mr. Rager explained that staff preferred the wording"prior to final building inspection"over"prior to issuance of certificate of occupancy"on Conditions 9 and 10 because the final building inspection was the first hammer for staff. He said that people often moved in after the inspection with the technical certificate of occupancy coming much later. He said that Condition#45 took care of making sure that the improvements were installed prior to final building inspection. Commissioner Castile asked if staff had no problem with the changes the applicant requested on Condition#41 regarding the windows. Mr. Roberts stated that the applicant was proposing that 95% of the frontage along Dartmouth have blank walls, a circumstance which staff did not believe implemented the standards and intent of the Triangle design standards to open up the buildings to the street. He said that staff thought that the applicant could comply with the condition. Commissioner Padgett pointed out that the buildings were set back more than 10 feet from the PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 9 • • street, and the design standards did not address buildings set back further than 10 feet. Mr. Roberts commented that the reason that the buildings were not set up towards the street was because of the wetlands mitigation. Mr. Bewersdorff said that staff had been concerned that blank walls were ugly. Mr. Roberts said that there was no reason in terms of how the site functioned to have blank walls towards the street, since the loading was from the back and the merchandise would probably be stored in a side area pad not necessarily along Dartmouth. Mr. Roberts confirmed that staff did not agree with the applicant's requested changes to Condition #41. Mr. Roberts said that in Condition#22, technically the applicant was correct that he did not need a continuous sound attenuation wall to meet the noise standards. He stated that staff recommended the attenuation wall because it afforded visual buffering and screening, it would match what was done along the other part of the property line, and it was a more permanent construction. He protested changing the condition to the applicant's request for a slatted or wood fence(though that was allowable). He concurred with deleting the third sentence to eliminate the future noise study already eliminated with the deletion of Condition 28. Mr. Rager suggested a rewording for Condition#48 that would allow staff the time needed for further discussions with the applicant and further analysis of the other intersections and driveways on Dartmouth. The first sentence would read"Prior to final building inspection, signals at Driveways A and B shall be installed or, if signalization of said driveways is not deemed to be in the public's best interests by the City Engineer,the applicant shall submit a performance bond." Commissioner Castile expressed concern that the language implied that the City Engineer would make the determination at the time of the final building inspection. He held that the determination needed to be made before then, mentioning a"drop dead" date for the City Engineer's determination. Mr. Rager concurred. Commissioner Padgett asked how the applicant felt about this suggestion. Mr. Christensen said that they could add a deadline date, such as six months from the project approval, the City Engineer would make a final determination. He commented that they needed six months for the design and construction of the signal poles. Gus Duenas, City Engineer, suggested that the determination be"for either or both signals." He agreed that six months was a reasonable time period. He expressed his concern regarding the impacts on the Costco driveway, which he suggested be answered by the consultant. Commissioner Castile asked why they could not authorize the signal at the intersection with Cub Foods because they would need that one in any case. He agreed that the Costco and Driveway A signals were questionable. Mr. Rager said that the applicant preferred installing a signal at Driveway A to one at Driveway B. He suggested further discussions between staff and the applicant. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 10 • • Mr. Rager read the sentence to be added after the first modified sentence: "The City Engineer shall make a determination regarding signals at the driveways within six months of site development review approval." President Wilson asked the applicant if he concurred. Mr. Christensen said yes. President Wilson closed the public hearing. COMMISSION DELIBERATIONS President Wilson noted that the Tri-County Center would be a major regional facility that generated significant traffic. He said that while the applicant's traffic study was good,he did not think that it went far enough with regards to traffic impacts on Hwy 99 to the west. He commented that he realized that staff had not required that information but stated that he did not think that the Commission had enough information on the issue. He mentioned that traffic on Hwy 99 was the major issue of concern to Tigard residents according to a recent survey. Mr. Roberts said that the 120 day rule did not apply because this application included a Comprehensive Plan amendment. He pointed out that Hwy 99 was a long-standing regional issue. He commented that even if they had the money to widen Hwy 99,doing so was problematic because of the impacts on the businesses along Hwy 99. He said that it was questionable to ask the applicant to solve this issue. President Wilson said that he was not asking them to solve it but he was uncomfortable that the applicant was exacerbating a worsening situation. Mr. Roberts reviewed the improvements the applicant was implementing in order to make the local system work. He pointed out that the development had no frontage along Hwy 99. He mentioned that the applicant was not asking for a zone change. He agreed that the applicant made the problem worse but stated that he did not create the problem. President Wilson asked if Mr. Rager was changing his earlier statement that impacts on Hwy 99 were grounds for denial, and now saying that to the extent that an applicant could mitigate within the confines of Dolan, he would be required to do so but it would have to be permitted. Mr. Roberts said no, it depended on what kind of findings the Commission could make for denial. President Wilson said that he could not make findings without a report that studied those intersections. He observed that they were talking about increasing Hwy 99 traffic by 10% at peak afternoon times. Commissioner Padgett asked what kind of information would President Wilson find helpful. President Wilson said he would like the same kind of information presented in the study for the intersections it did look at- whether or not those intersections would be gridlocked with this development. He suggested imposing an additional condition for a study of the Hwy 99 intersections at 217, Hall and Greenburg. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 11 • S Commissioner Griffith asked what that would accomplish. He agreed that the traffic on Hwy 99 - was terrible but argued that if this development complied with the Code and with the Triangle standards, then they had no grounds to deny the application. Commissioner Neff asked what were they supposed to do if they were at maximum capacity. Commissioner Griffith said that he was not convinced that they could not handle the capacity. President Wilson commented that neither was he but argued that they had no basis on which to make that determination. President Wilson reiterated his suggestion for an additional condition for a traffic study on those intersections. He mentioned delaying the hearing if it could not be a condition of approval. Mr. Rager suggested asking the applicant how long they needed to prepare such a study, and continuing the hearing until after that time. Commissioner Griffith reiterated his discomfort with this suggestion. He contended that the traffic impact was taken into consideration when they set the zoning. He asked why did they set it.at commercial zoning if they did not want the businesses there. He stated that with the information they had at the time, they decided that that was the use that they wanted to go there. He asked if they were now saying that they erred in making that zoning decision in the first place. President Wilson said that he did not know if there had been a mistake or if the traffic conditions have worsened more than was foreseen. Commissioner Neff commented that the question was what did they do if they were at gridlock. Commissioner Griffith held that that was a consideration when they set the zoning. President Wilson said that not having been involved in that discussion,he did not know if that was considered. Commissioner Neff noted that Wilsonville was shutting down all construction because they could not handle it. He asked when the point came that Tigard could not take any more traffic on Hwy 99. Commissioner Padgett said that, as he remembered it,the Triangle Task Force brought to the Commission a zoning proposal for Mixed Use Employment and Commercial General zoning which the Commission recommended that Council approve. He pointed out that the Task Force did not recommend a change in the original Commercial General zoning for this area. Commissioner Padgett said that he understood Commissioner Griffith's point as this consideration was inherent in the discussion regarding what to do with the Triangle; it has already been addressed and accepted. He said that he heard President Wilson's point as perhaps it was not taken enough into consideration or the situation has changed and they needed to revisit it. President Wilson said that he did not think that the situation has changed since the Triangle standards were implemented. Commissioner Padgett concurred. President Wilson reiterated that he has never seen a traffic study with that level of detail. He said that this was a serious concern that should be addressed in some fashion. Commissioner Padgett said that the Task Force traffic study did not extend out to Greenburg and Hall; it covered only PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 12 the Triangle area but did go down to 217. Commissioner Neff asked if the applicant's traffic study was consistent with the Triangle traffic study. Mr. Bewersdorff said that the applicant's traffic study was consistent with the assumptions underlying the Triangle study. President Wilson pointed out that those assumptions included the Dartmouth flyover which might never be funded, even though it would help solve these problems. He commented that they had a plan that allowed a developer to build something that the state would not commit the funds to serve,a situation which he held was built to fail. Commissioner Padgett said that the Task Force had believed that 72nd would eventually be widened south of Dartmouth to the 217 interchange,not realizing that development already built in the area would probably preclude that from happening. He said that perhaps that was a mitigating circumstance to take into consideration. Commissioner Castile spoke to the need to address the traffic problem which would only get worse. Commissioner Neff concede Commissioner Griffith's point regarding the adopted zoning, depending on what the Triangle traffic study said. He requested a comparison of the consistency of the applicant's traffic study with the Triangle traffic study. Mr. Bewersdorff commented that this whole issue related to funding for improvements,noting that there were no plans or programs to take care of the Triangle. Commissioner Padgett reiterated the original question: if there was no funding, and the development would result in gridlock, should the Commission be approving more development in this area that would contribute to gridlock? He asked Commissioner Neff if he would support the development if the Triangle study showed that the Triangle development would not put the Hwy 99 intersections at gridlock. Commissioner Neff said that he would like the opportunity to compare the assumptions of the two traffic studies in order to gain some basis for a recommendation. He conceded Commissioner Griffith's question on why go through the zoning ordinance process if they denied an applicant who met all the criteria. He commented that the primary issue was traffic, and reiterated that he would like to analyze the traffic studies. Commissioner Castile commented that while he was not sure that they could hold this applicant hostage to this situation, he emphasized they had to deal with this problem. He said that he would like to see more information on the impacts on Hwy 99. President Wilson commented that a comparison of traffic studies was more appropriate to the staff than to the applicant. Mr. Roberts said that staff doubted that the Triangle study went much beyond 217. Mr. Bewersdorff confirmed that staff had assumed that the flyover and other ODOT dependent improvements would happen one day. President Wilson asked for analysis on what would happen if those improvements did not happen; what did Tigard do? Mr. Roberts pointed out that the flyover was a$30 million project PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 13 • • that could involve all the property owners in the Triangle,mentioning that trying to work out an ' - agreement between 200 property owners was a daunting task. Commissioner Castile suggested making a recommendation to Council based on their traffic concerns. Mr. Bewersdorff said that the staff report would include a summary of the Commission's concerns. Commissioner Castile noted that the Commission could attend the Council hearing to answer questions. Commissioner Padgett noted two issues remaining in contention between staff and the applicant: Conditions#22 (the sound attenuation wall) and#41 (the windows). The Commission discussed wording for Condition#22. President Wilson pointed out that a sound attenuation wall was not needed along the entire length. They agreed on"The applicant will construct a sound attenuation wall or visual screen fence in accordance with the acoustical study prepared by the consultant and Tigard screening standards." Mr. Roberts noted that the applicant wanted a slatted fence or wood fence along the easterly half of the site. He said that staff could craft language to give the applicant some options for fencing materials. The Commission discussed Condition#41. President Wilson said that he did not want the rear end of the building facing the street, citing Office Max as an example of what not to do. Commissioner Griffith pointed out that there was a difference between Office Max located 10 to 12 feet from the street and Pad A located over 100 feet from the street. He contended that with the landscaping the building would not be seen from the street. President Wilson and Commissioner Anderson disagreed. Commissioner Castile said that he preferred windows. Commissioner Padgett said that he had no objection, it was consistent with the standard. Mr. Roberts confirmed that staff wanted to delete Condition#28, change the approval period to 30 months, and delete the first sentence in Condition#37. He said that they would also add Tax Lot - 300 to the locational criteria. President Wilson moved to direct the applicant to include in their report a brief analysis of existing traffic level of service on Hwy 99 at Greenburg,Hall Blvd., and 217, and some commentary on this project's potential impact to those intersections, and to recommend approval with strong reservations concerning traffic impacts to Hwy 99 and to the Triangle with regard to improvements that are not funded. Mr. Bewersdorff said that staff would need the applicant's report by June 8. The applicant indicated that they could meet the June 8 date. Mr. Rager reviewed what he understood the Commission was asking of the applicant: to submit information to the staff that would be similar in nature to what was in their current traffic study (individual intersections, background traffic, and level of service and impacts at 2003). He asked if the applicant was prepared to do this. • Mark Whitlow,Bogle & Gates, applicant's attorney,pointed out that the Code required that the Council proceedings be on the record that was made before the Commission. Therefore, PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 14 • • _ there was a discrepancy between the Code procedures and the motion. He said that they did not want to delay the proceedings. He asked what criteria would the Commission suggest that the Council use other than the criteria they have already reviewed. He stated that they met the criteria under the Code and the Comp Plan. Mr. Whitlow noted that there was capacity for the development, and that Tigard's past practice was to allow development on a first come first served basis. He said that they did not have Wilsonville's policy to allocate capacity. He mentioned that Metro did allow local governments to adopt measures to address these issues in other ways than provided for in the Functional Plan. He asked that the Commission not place this development under more stringent review criteria than any other application,and that they not be asked to add to the record evidence for the Council that was not before the Commission. President Wilson acknowledge Mr. Whitlow's point. Mr. Roberts said that the Comp Plan policy that dealt with this indicated that the Commission should not refer to the fact or degree of the existing transportation system. He mentioned that staff required the applicant to signalize Dartmouth and 68th or they would have recommended denial. He commented that the studies might indicate that the applicant should do some improvements to the intersections, citing the $1.25 million unmitigated impact from this project. Commissioner Castile reiterated that the Commission had to deal with the traffic issue no matter what happened with this development. Mr. Christensen pointed out the ongoing staff work regarding the traffic issues, including asking Metro to update their projections to account for pass through traffic on Hwy 99. He said that they have agreed to the staff requirements for traffic mitigation($800,000 in offsite improvements), according to the proportionality standard set by the City. He said that the unmitigated traffic impacts were part of the transportation system improvements needed in the regional and state systems. Mr. Christensen argued that they were doing their proportional share to meet the transportation system needs of the City, including funding half of the Dartmouth improvements. He stated that staff understood that the City needed ODOT and Metro's assistance in resolving this issue. He reiterated that they were working with staff towards that goal. President Wilson said that no one was suggesting that the applicant was not doing his share. The problem was that the prior developments have not done their share, and the City was faced with a system ready to break down. Mr. Christensen mentioned Mr. Duenas' identification of the problem -Metro's modeling stopped at the city limits and did not take into account all the growth occurring outside the city limits that used Hwy 99. He said that Mr. Duenas was working with Metro and DKS to update those models. Mr. Christensen contended that it was not fair to stop their development when they were doing even more to mitigate the traffic impacts than they were asked to do at the time of their original PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 15 r approval (i.e., building the signal at Dartmouth and 68th to accommodate the increased - background traffic). - President Wilson noted the legal question that they could not ask the Council to hear something that has not already been heard at the Commission level. The Commission discussed their options. President Wilson commented that they could not make findings for a denial based upon non-existent information. Commissioner Castile moved for to continue the hearing to July 6,and to ask the applicant to come back with traffic studies on the Hall, Greenburg, and 217 intersections of Hwy 99. Commissioner Castile said that the purpose was to include sufficient information in the record to give Council an appropriate basis on which to make a decision. Commissioner Neff seconded the motion with the following amendment: to direct staff to do a comparison of all existing Triangle traffic studies with the applicant's traffic study with particular attention to the assumptions underlying the studies. Commissioner Castile accepted the amendment. Commissioner Griffith said that he would vote against the motion because, even with additional information, the Commission lacked the grounds to deny the application. He pointed out that the development complied with the zoning and the Comprehensive Plan. He disagreed with delaying the project. Commissioner Neff said that he thought that there were some Comprehensive Plan standards issues that might give grounds for a denial. He commented that this was a situation in which a big project was colliding with a big problem in Tigard: traffic. He spoke for taking longer to consider the project than one evening. He mentioned Commissioner Padgett's and President Wilson's earlier points regarding a mistake in the original zoning or a change in conditions as a basis for changing the Comprehensive Plan. Commissioner Padgett cited the ODOT report(pages 40 to 41)in which they recommended placing a signal at Dartmouth and 68`11. He noted that they also stated that they had no evidence from analysis of similar proposals that there would be any improvement in the level of service for 99W between 217 and I-5, even if the ramp connections occurred. He concluded that the ramp connections were not a consideration because they would not make anything better. President Wilson pointed out that the applicant in his traffic study said that as many as 10% of the current trips on Hwy 99 would go over the flyover. A voice vote was taken and the motion failed by a 3-3 vote with President Wilson, Commissioners Castile and Neff voting yes and Commissioners Padgett, Anderson, and Griffith voting no. Commissioner Padgett stated that he did not think that additional study of the other intersections PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 16 • IIP _• were necessarily a part of this application. He concurred that it was a city-wide problem. He held that it was inherent in the application process that the City de facto accepted what the conditions would be at the intersections. He contended that it was not fair to make this applicant responsible for an issue that was of city-wide concern and not dependent on whether or not this application was approved. Commissioner Anderson concurred with Commissioner Padgett. Commissioner Padgett said that the City was stuck with its previous zoning decision or else it had to change the traffic,planning, and zoning concept for the entire city. He emphasized that Hwy 99 was the main arterial through the city, and any problem needed to be addressed on a city-wide basis. He commented that even if the study showed that this development would put a strain on those intersections,he did not believe that that was a basis for denial of the application. Therefore he saw no value in continuing the hearing for the study. Commissioner Padgett moved,and Commissioner Anderson seconded,to recommend to the Council that they approve CPA 998-0002/SDR 98-0002/PDR 98-0001/SLR 98-002/MIS 98- 0004 including the changes and recommendations previously given to the recorder. A voice vote was taken and the motion failed by a 3-3 vote with Commissioners Padgett, Griffith,and Anderson voting yes,and President Wilson,Commissioners Castile, and Neff voting no. The Commission discussed sending this to Council for approval with a strongly worded concern regarding the traffic issues. President Wilson moved,and Commissioner Neff seconded,to recommend approval with the changes as previously noted,and with strong reservations concerning the level of service on Hwy 99 at Greenburg,Hall and 217, and the anticipated improvements in the Triangle which were not funded and had no funding mechanism. A voice vote was taken and the motion passed by a vote of 6-0. PLANNING COMMISSION MEETING MINUTES- June 1, 1998-Page 17 • . . . .1 ' - .' ■ • . • . 1 • . . Q• 1IIreg : i Department of State Lands H: �; z RECE IVED 775 Summer Street NE,Suite 100 Theodore R.Kulongoski,Governor Salem,OR 97301-1279 85 APR 0 2 2008 (503)378-3805 FAX (503)378-4844 CERTIFIED MAIL PacTrus# www.oregonstatelands.us. April 1, 2008 State Land Board CLL600/6701 Theodore R. Kulongoski PacTrust Governor Attn: Matt Oyen 15350 SW Sequoia Parkway, Suite 300 Bill Bradbury Portland, OR 97224 Secretary of State Edd RE: Consent Order- DSL Enforcement File 6701 Randall State Treasurer Dear Mr. Oyen: Enclosed is an amended Consent Order that sets out restoration measures to be accomplished over the next three years. Please read this document carefully. If you agree to the course of action, please (1) sign, (2) make a copy for your records, and (3) return it to my attention by April 14, 2008. If there is anything in the Consent Order that you do not understand, or that you cannot agree to, please call me by April 11, 2008 to discuss. Please note that when you sign the Consent Order, you waive your right to appeal. Completion of the requirements set forth in the Consent Order will resolve the permit non-compliance issue. You also agree to waive your right to contest this Order and waive any and all claims against DSL, the State of Oregon or any of its agencies arising from this Order or the application of the Removal-Fill Law to the situation described in this Order. Thank you for your cooperation in dealing with this matter. I appreciate your willingness to bring the work into compliance with the Removal-Fill Law. Please feel free to call me at 503- 986-5271 if you have any questions or concerns. Sincerely, • Lori Warner-Dickason Western Region Operations Manager Wetlands and Waterways Conservation Division Oregon Department of State Lands Enclosure C: Mischa Connine, Oregon Dept. of Fish and Wildlife City of Tigard Planning Dept. Mike Turaski, Corps of Engineers, Portland District ' • • BEFORE THE DIRECTOR OF THE DEPARTMENT OF STATE LANDS OF THE STATE OF OREGON In the Matter of Permit Compliance with ) CONSENT ORDER Of ORS 196.810 By ) PacTrust ) File No. 6701 ) I. BACKGROUND This matter is before the Director of the Department of State Lands pursuant to the State Removal-Fill Law, ORS 196.800 et seq., (hereinafter "Removal-Fill Law"). The Removal-Fill Law requires a permit from the Department before removing (including alteration) or filling of material within waters of this state. When such removal or filling occurs without a permit or in a matter contrary to the conditions of a permit, the Director may issue an Order to restore the water resources. The Department of State Lands and PacTrust have agreed to the entry of this Consent Order to bring the portion of the Tigard Retail Development mitigation site under Pac Trust's ownership into compliance. II. STIPULATED FACTS 1. PacTrust owns property locate at Township 2S, Range 1W, Section 1, Tax Lot 100and Township 1S, Range ?W, Section 36 Tax Lot 4200 in Washington County, Oregon (the "Property"). 2. The Property contains a portion of the Tigard Retail Development wetland mitigation site, a "water of the state" within the meaning of ORS 196.800(14). 3. Prior to PacTrust ownership of the Property, the required annual mitigation monitoring reports for years 2, 3, and 4 were not submitted to the Department as required in DSL permit 9256-RF. 4. The Department acknowledges that PacTrust is not in violation of the removal/fill law. III. APPLICABLE LAW 1. A permit from the Director of the Department is required before removing or filling material in waters of the state. ORS 196.810 2. Fill means "the total of deposits by artificial means equal to or exceeding 50 cubic yards of material at one location in any waters of this state" ORS 196.800(5) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 141-102) and in designated Scenic Waterways (OAR 141-100), "fill" means any deposits by artificial means. OAR 141-085-0010 2 - CONSENT ORDER • • 3. Removal means "the taking of more than more than 50 cubic yards or the equivalent weight in tons of material in any waters of this state in any calendar year; or the movement by artificial means of an equivalent amount of material on or within the bed of such waters, including channel relocation." ORS 196.800(12) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 141-102) and in designated Scenic Waterways (OAR 141-100), the 50-cubic-yard minimum threshold does not apply. 4. Material means "... rock, gravel, sand, silt and other inorganic substances removed from waters of this state and any materials, organic or inorganic, used to fill waters of this state." ORS 196.800(9) 5. "Any person who violates any provision of ORS 196.600 to 196.905 or any rule, order or permit adopted or issued under ORS 196.600 to 196.905 shall be subject to a civil penalty in an amount to be determined by the Director of State Lands of not more than $10,000 per day of violation." ORS 196.890 6. Violation means "removing material from or placing fill in any waters of this state without a permit (authorization) or in a manner contrary to the conditions set out in a permit issued under the Removal-Fill law or these rules." OAR 141-085-0010 7. Day of violation means "the first day and each day thereafter on which there is a failure to comply with any provision of the Removal-Fill law, these rules (OAR 141- 085), any rule adopted pursuant to these rules (OAR 141-085), any order adopted in accordance with these rules (OAR 141-085) or any authorization issued in accordance with these rules (OAR 141-085)." OAR 141-085-0010 8. Waters of this state means "natural waterways including all tidal and non-tidal bays, intermittent and perennial streams (i.e., streams), lakes, wetlands and other bodies of water in this state, navigable and non-navigable, including that portion of the Pacific Ocean which is in the boundaries of the state. "Waters of this state" does not include the ocean shore, as defined in ORS 390.605. OAR 141-085-0010 9. Wetlands means "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." (ORS 196.800[16]) 10. "If the Director of the Department of State Lands determines that material is being removed from or filling is occurring in any of the waters of this state without a permit issued under ORS 196.825 or in a manner contrary to the conditions set out in the permit, the Director may: (a) Investigate, hold hearings, make orders and take action, as provided in ORS 196.600 to 196.905. Any person aggrieved by a proposed order of the Director may request a hearing within 20 days of the date of personal service or mailing of this notice. Hearings shall be conducted under the provision of ORS 183.310 to 183.550 applicable to contested cases, and judicial review of final orders shall be conducted in the Court Of Appeals according to ORS 183.482. If no hearing is requested or if the party fails to appear, a final order shall be issued upon a prima facie case on the record of the agency" ORS 196.860 3 - CONSENT ORDER . P . •J • • • IV. CONCLUSIONS OF LAW 1. The wetland mitigation site is "waters of the state" within the meaning of ORS 196.800(14) and is therefore subject to the requirements of the Removal-Fill Law. 2. PacTrust owns property upon which a portion of the mitigation site was constructed. Upon discovering that the required site monitoring had not been conducted according to the conditions of DSL permit 9256, PacTrust implemented measures to bring the site into compliance. 3. PacTrust has agreed to bring the portion of the mitigation site under their ownership into compliance by performing the restoration measures listed in Section VI, below. VI. RESTORATION MEASURES 1. PacTrust agrees to the following measures to bring the Tigard Retail Development mitigation site into compliance: a. The mitigation areas under PacTrust ownership shall be monitored annually for three additional years. Annual monitoring reports shall be submitted by December 31 of each monitoring year, with the first monitoring report due on December 31, 2008. b. Annual monitoring reports shall contain drawings that identify the limits of wetland enhancement. Annual reports shall also include photos from established fixed photo points and data on percent survival of planted woody vegetation collected from permanent data plots. c. Survival of plants installed in 2007 shall be 80% for the duration of the additional three-year monitoring period. d. By the end of the monitoring period or project development, whichever comes first, PacTrust shall either, (1) install a fence around the mitigation site, or (2) record a deed restriction on the portion of the mitigation site under their ownership in-lieu of a fence. The deed restriction shall be in a format that is mutually agreeable to the Department and PacTrust and shall prohibit future actions that may interfere with the conservation value of the mitigation area. 2. Upon approval of the final annual monitoring report, the Department will notify the responsible party that the Consent Order is satisfied and will close its file on the matter. VII. STIPULATIONS • • r _ . PacTrust has: 1. stipulated to the facts recited in this order; 4 - CONSENT ORDER I +! i 2. agreed to the restoration measures set forth in this order; 3. agreed to the timeframe for restoration set forth in this order; and 4. waived the right to appeal or contest this order. VIII. FAILURE TO COMPLY In the event that restoration work is not completed by the designated time or to the satisfaction of the Department, the Department may issue an enforcement order, obtain a court order requiring compliance and/or issue a civil penalty. DATED this /s� day of , 2008 Lori Warner-Dickason Western Region Operations Manager Stipulate nd Agreed to: Responsible Party SUBSCRIBED and SWORN to before me this o,n day of ,pt'V , 200'. Y di �)) OFFICIAL SEAL �' ' p' ( ^' LINDA K.APPLEBY ) otary Public for Orego NOTARY COMMISSION PUBLIC-OREGON N0382653 M y Commission p Cission Ex ires: p f MY COMMISSION EXPIRES JULY 12,2008 NOTICE: Statute permits judicial review of Final Orders. However, pursuant to this Consent Order, PacTrust has agreed to waive their right to appeal. 5 - CONSENT ORDER v,i:T-4.:,._:__o 0 Department of State Lands \�`' 'z Oregiffi 775 Summer Street NE,Suite 100 1 8 59 Theodore R.Kulongoski,Governor Salem,OR 97301-1279 (503)378-3805 FAX(503)378-4844 CERTIFIED MAIL www.oregonstatelands.us. March 6, 2008 State Land Board CLL600/6701 Theodore R. Kulongoski PacTrust Governor Attn: Matt Oyen 15350 SW Sequoia Parkway, Suite 300 Bill Bradbury Portland, OR 97224 Secretary of State RE: Consent Order- DSL Enforcement File 6701-Amended Randall Treasurer Dear Mr. Oyen: Thank you for speaking with Lori Warner-Dickason by telephone today to discuss the consent order dated February 28th. During the phone conversation revisions to the consent order were discussed. Enclosed is an amended Consent Order that sets out restoration measures to be accomplished over the next three years. Please read this document carefully. If you agree to the course of action, please (1) sign, (2) make a copy for your records, and (3) return it to my attention by March 12, 2008. If there is anything in the Consent Order that you do not understand, or that you cannot agree to, please call me by March 14, 2008 to discuss. Please note that when you sign the Consent Order, you waive your right to appeal. Completion of the requirements set forth in the Consent Order will resolve the permit non-compliance issue. You also agree to waive your right to contest this Order and waive any and all claims against DSL, the State of Oregon or any of its agencies arising from this Order or the application of the Removal-Fill Law to the situation described in this Order. Thank you for your cooperation in dealing with this matter. I appreciate your willingness to bring the work into compliance with the Removal-Fill Law. Please feel free to call me at 503- 986-5271 if you have any questions or concerns. Sincerely, �. °1;v 'U`1-,-.� . Lou Warner-Dickason Western Region Operations Manager Wetlands and Waterways Conservation Division Oregon Department of State Lands Enclosure C: Mischa Connine, Oregon Dept. of Fish and Wildlife City of Tigard Planning Dept. Mike Turaski, Corps of Engineers, Portland District 1 • BEFORE THE DIRECTOR OF THE DEPARTMENT OF STATE LANDS OF THE STATE OF OREGON In the Matter of Permit Compliance ) CONSENT ORDER Of ORS 196.810 By ) PacTrust ) File No. 6701 ) I. BACKGROUND This matter is before the Director of the Department of State Lands pursuant to the State Removal-Fill Law, ORS 196.800 et seq., (hereinafter "Removal-Fill Law"). The Removal-Fill Law requires a permit from the Department before removing (including alteration) or filling of material within waters of this state. When such removal or filling occurs without a permit or in a matter contrary to the conditions of a permit, the Director may issue an Order to restore the water resources. The Department of State Lands and PacTrust have agreed to the entry of this Consent Order to bring the portion of the Tigard Retail Development mitigation site under their ownership into compliance. II. STIPULATED FACTS 1. PacTrust owns property located at Township 2S, Range 1W, Section 1, Tax Lot 100 and Township 1S, Range 2W, Section 36 Tax Lot 4200 in Washington County, Oregon. 2. The property contains a portion of the Tigard Retail Development wetland mitigation site, a "water of the state" within the meaning of ORS 196.800(14). 3. Prior to PacTrust ownership, the required annual mitigation monitoring reports for years 2, 3, and 4 were not submitted to the Department as required in DSL permit 9256-RF. 4. The Department acknowledges that PacTrust is not in violation of the removal/fill law. III. APPLICABLE LAW 1. A permit from the Director of the Department is required before removing or filling material in waters of the state. ORS 196.810 2. Fill means "the total of deposits by artificial means equal to or exceeding 50 cubic yards of material at one location in any waters of this state" ORS 196.800(5) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 141-102) and in designated Scenic Waterways (OAR 141-100), "fill" means any deposits by artificial means. OAR 141-085-0010 2 - CONSENT ORDER • • • 3. Removal means "the taking of more than more than 50 cubic yards or the equivalent weight in tons of material in any waters of this state in any calendar year; or the movement by artificial means of an equivalent amount of material on or within the bed of such waters, including channel relocation." ORS 196.800(12) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 141-102) and in designated Scenic Waterways (OAR 141-100), the 50-cubic-yard minimum threshold does not apply. 4. Material means "... rock, gravel, sand, silt and other inorganic substances removed from waters of this state and any materials, organic or inorganic, used to fill waters of this state." ORS 196.800(9) 5. "Any person who-violates any provision of ORS 196.600 to 196.905 or any rule, order or permit adopted or issued under ORS 196.600 to 196.905 shall be subject to a civil penalty in an amount to be determined by the Director of State Lands of not more than $10,000 per day of violation." ORS 196.890 6. Violation means "removing material from or placing fill in any waters of this state without a permit (authorization) or in a manner contrary to the conditions set out in a permit issued under the Removal-Fill law or these rules." OAR 141-085-0010 7. Day of violation means "the first day and each day thereafter on which there is a failure to comply with any provision of the Removal-Fill law, these rules (OAR 141- 085), any rule adopted pursuant to these rules (OAR 141-085), any order adopted in accordance with these rules (OAR 141-085) or any authorization issued in accordance with these rules (OAR 141-085)." OAR 141-085-0010 8. Waters of this state means "natural waterways including all tidal and non-tidal bays, intermittent and perennial streams (i.e., streams), lakes, wetlands and other bodies of water in this state, navigable and non-navigable, including that portion of the Pacific Ocean which is in the boundaries of the state. "Waters of this state" does not include the ocean shore, as defined in ORS 390.605. OAR 141-085-0010 9. Wetlands means "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." (ORS 196.800[16]) 10. "If the Director of the Department of State Lands determines that material is being removed from or filling is occurring in any of the waters of this state without a permit issued under ORS 196.825 or in a manner contrary to the conditions set out in the permit, the Director may: (a) Investigate, hold hearings, make orders and take action, as provided in ORS 196.600 to 196.905. Any person aggrieved by a proposed order of the Director may request a hearing within 20 days of the date of personal service or mailing of this notice. Hearings shall be conducted under the provision of ORS 183.310 to 183.550 applicable to contested cases, and judicial review of final orders shall be conducted in the Court Of Appeals according to ORS 183.482. If no hearing is requested or if the party fails to appear, a final order shall be issued upon a prima facie case on the record of the agency" ORS 196.860 3 - CONSENT ORDER • • 4 IV. CONCLUSIONS OF LAW 1. The wetland mitigation site is "waters of the state" within the meaning of ORS 196.800(14) and is therefore subject to the requirements of the Removal-Fill Law. 2. PacTrust owns property upon which a portion of the mitigation was constructed. Upon discovering that the required site monitoring had not been conducted according to the conditions of DSL permit 9256, PacTrust implemented measures to bring the site into compliance. 3. PacTrust has agreed to bring the portion of the mitigation site under their ownership into compliance by performing the restoration measures listed in Section VI, below. VI. RESTORATION MEASURES 1. PacTrust agrees to the following measures to bring the Tigard Retail Development mitigation site into compliance: a. The mitigation areas under PacTrust ownership shall be monitored annually for three additional years. Annual monitoring reports shall be submitted by December 31 of each monitoring year, with the first monitoring report due on December 31, 2008. b. Annual monitoring reports shall contain drawings that identify limits of wetland enhancement. Annual reports shall also include photos from established fixed photo points and data on percent survival of planted woody vegetation collected from permanent data plots. c. Survival of plants installed in 2007 shall be 80% for the duration of the additional three-year monitoring period. d. In-lieu of a fence surrounding the mitigation site, as required by the original permit, PacTrust has agreed to record a deed restriction on the portion of the mitigation site under their ownership. The deed restriction shall be in a form approved by the Department and shall prohibit future actions that may interfere with the conservation value of the mitigation area. 2. Upon approval of the final annual monitoring report, the Department will notify the responsible party that the Consent Order is satisfied and will close its file on the matter. VII. STIPULATIONS PacTrust has: 1. stipulated to the facts recited in this order; 4 - CONSENT ORDER • • 2. agreed to the restoration measures set forth in this order; 3. agreed to the timeframe for restoration set forth in this order; and 4. waived the right to appeal or contest this order. VIII. FAILURE TO COMPLY In the event that restoration work is not completed by the designated time or to the satisfaction of the Department, the Department may issue an enforcement order, obtain a court order requiring compliance and/or issue a civil penalty. DATED this ) / day of h1JvrzA. 200 Lori Warner-Dickason Western Region Operations Manager Stipulated and Agreed to: Responsible Party SUBSCRIBED and SWORN to before me this day of , 200 Notary Public for Oregon My Commission Expires: NOTICE: Statute permits judicial review of Final Orders. However, pursuant to this Consent Order, PacTrust has agreed to waive their right to appeal. Document3 5 - CONSENT ORDER •ice: Jreo° i • Department of State Lands m ` 775 Summer Street NE,Suite 100 ate: ,•;; s s� Theodore R.Kulongoski,Governor Salem,OR 97301-1279 (503)378-3805 FAX (503)378-4844 CERTIFIED MAIL www.oregonstatelands.us. February 27, 2008 State Land Board CLL600/6701 Theodore R. Kulongoski PacTrust Governor Attn: Matt Oyen 15350 SW Sequoia Parkway, Suite 300 Bill Bradbury Portland, OR 97224 Secretary of State Randall Edwards RE: Consent Order - DSL Enforcement File 6701 State Treasurer Dear Mr. Oyen: Thank you for speaking with Carrie Landrum by telephone on February 25, 2008 to discuss the above referenced compliance matter. During the phone conversation, you agreed to resolve the compliance matter through a Consent Order the objective of which is to create a legally binding agreement that is cooperative in nature and provides guidance on site restoration and any other actions necessary to bring the project into compliance. Enclosed is a Consent Order that sets out restoration measures to be accomplished over the next three years. Please read this document carefully. If you agree to the course of action, please (1) sign, (2) make a copy for your records, and (3) return it to my attention by March 12, 2008. If there is anything in the Consent Order that you do not understand, or that you cannot agree to, please call me by March 5, 2008 to discuss. Please note that when you sign the Consent Order, you waive your right to appeal. Completion of the requirements set forth in the Consent Order will resolve the violation. You also agree to waive your right to contest this Order and waive any and all claims against DSL, the State of Oregon or any of its agencies arising from this Order or the application of the Removal-Fill Law to the situation described in this Order. Thank you for your cooperation in dealing with this matter. I appreciate your willingness to bring the work into compliance with the Removal-Fill Law. Please feel free to call me at 503- 986-5271 if you have any questions or concerns. Sincerely, Lori Warner-Dickason Western Region Operations Manager Wetlands and Waterways Conservation Division Oregon Department of State Lands Enclosure C: Mischa Connine, Oregon Dept. of Fish and Wildlife City of Tigard Planning Dept. Mike Turaski, Corps of Engineers, Portland District Sti • • ' BEFORE THE DIRECTOR OF THE DEPARTMENT OF STATE LANDS OF THE STATE OF OREGON In the Matter of Violation ) CONSENT ORDER Of ORS 196.810 By ) PacTrust ) Enforcement File No. 6701 ) I. BACKGROUND This matter is before the Director of the Department of State Lands pursuant to the State Removal-Fill Law, ORS 196.800 et seq., (hereinafter "Removal-Fill Law"). The Removal-Fill Law requires a permit from the Department before removing (including alteration) or filling of material within waters of this state. When such removal or filling occurs without a permit or in a matter contrary to the conditions of a permit, the Director may issue an Order to restore the water resources. The Department of State Lands and PacTrust have agreed to the entry of this Consent Order to bring the Tigard Retail Development mitigation site into compliance. II. STIPULATED FACTS 1. PacTrust owns property located at Township 2S, Range 1W, Section 14, Tax Lot 1500 in Washington County, Oregon. 2. The property contains the Tigard Retail Development wetland mitigation site, a "water of the state" within the meaning of ORS 196.800(14). 3. The required annual mitigation monitoring reports for years 2, 3, and 4 were not submitted to the Department as required in DSL permit 9256-RF. III. APPLICABLE LAW 1. A permit from the Director of the Department is required before removing or filling material in waters of the state. ORS 196.810 2. Fill means "the total of deposits by artificial means equal to or exceeding 50 cubic yards of material at one location in any waters of this state" ORS 196.800(5) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 141-102) and in designated Scenic Waterways (OAR 141-100), "fill" means any deposits by artificial means. OAR 141-085-0010 3. Removal means "the taking of more than more than 50 cubic yards or the equivalent weight in tons of material in any waters of this state in any calendar year; or the movement by artificial means of an equivalent amount of material on or within the bed of such waters, including channel relocation." ORS 196.800(12) However, in designated Essential Indigenous Anadromous Salmonid Habitat (ESH) areas (OAR 2 - CONSENT ORDER S 141-102) and in designated Scenic Waterways (OAR 141-100), the 50-cubic-yard minimum threshold does not apply. 4. Material means "... rock, gravel, sand, silt and other inorganic substances removed from waters of this state and any materials, organic or inorganic, used to fill waters of this state." ORS 196.800(9) 5. "Any person who violates any provision of ORS 196.600 to 196.905 or any rule, order or permit adopted or issued under ORS 196.600 to 196.905 shall be subject to a civil penalty in an amount to be determined by the Director of State Lands of not more than $10,000 per day of violation." ORS 196.890 6. Violation means "removing material from or placing fill in any waters of this state without a permit (authorization) or in a manner contrary to the conditions set out in a permit issued under the Removal-Fill law or these rules." OAR 141-085-0010 7. Day of violation means "the first day and each day thereafter on which there is a failure to comply with any provision of the Removal-Fill law, these rules (OAR 141- 085), any rule adopted pursuant to these rules (OAR 141-085), any order adopted in accordance with these rules (OAR 141-085) or any authorization issued in accordance with these rules (OAR 141-085)." OAR 141-085-0010 8. Waters of this state means "natural waterways including all tidal and non-tidal bays, intermittent and perennial streams (i.e., streams), lakes, wetlands and other bodies of water in this state, navigable and non-navigable, including that portion of the Pacific Ocean which is in the boundaries of the state. "Waters of this state" does not include the ocean shore, as defined in ORS 390.605. OAR 141-085-0010 9. Wetlands means "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." (ORS 196.800[16]) 10. "If the Director of the Department of State Lands determines that material is being removed from or filling is occurring in any of the waters of this state without a permit issued under ORS 196.825 or in a manner contrary to the conditions set out in the permit, the Director may: (a) Investigate, hold hearings, make orders and take action, as provided in ORS 196.600 to 196.905. Any person aggrieved by a proposed order of the Director may request a hearing within 20 days of the date of personal service or mailing of this notice. Hearings shall be conducted under the provision of ORS 183.310 to 183.550 applicable to contested cases, and judicial review of final orders shall be conducted in the Court Of Appeals according to ORS 183.482. If no hearing is requested or if the party fails to appear, a final order shall be issued upon a prima facie case on the record of the agency" ORS 196.860 IV. CONCLUSIONS OF LAW 1. The wetland mitigation site is "waters of the state" within the meaning of ORS 196.800(14) and is therefore subject to the requirements of the Removal-Fill Law. 2. PacTrust owns property upon which mitigation was constructed. Upon discovering that the required site monitoring had not been conducted according to the conditions 3 - CONSENT ORDER • �r of DSL permit 9256, PacTrust implemented measures to bring the site into compliance. 3. PacTrust has agreed to bring the mitigation site into compliance by conducting monitoring for an additional three years to ensure compliance with conditions of DSL permit 9256-RF. VI. RESTORATION MEASURES 1. PacTrust agrees to the following measures to bring the Tigard Retail Development mitigation site into compliance: a. The mitigation areas under PacTrust ownership shall be monitored annually for three additional years. Annual monitoring reports shall be submitted by December 31 of each monitoring year. b. Annual monitoring reports shall contain drawings that identify acreage of wetland enhancement. Annual reports shall also include photos from established fixed photo points. c. Survival of plants installed in 2007 shall be 80% for the duration of the additional three-year monitoring period. 2. Upon approval of the final annual monitoring report, the Department will notify the responsible party that the Consent Order is satisfied and will close its file on the matter.. VII. STIPULATIONS PacTrust has: 1. stipulated to the facts recited in this order; 2. agreed to the restoration measures set forth in this order; 3. agreed to the timeframe for restoration set forth in this order; and 4. waived the right to appeal or contest this order. VIII. FAILURE TO COMPLY In the event that restoration work is not completed by the designated time or to the satisfaction of the Department, the Department may issue an enforcement order, obtain a court order requiring compliance and/or issue a civil penalty. 4 - CONSENT ORDER DATED this day of a -1 , 200 . L.Oa..v4,74- • t�C k C'�—'► L Lori Warner-Dickason Western Region Operations Manager Stipulated and Agreed to: Responsible Party SUBSCRIBED and SWORN to before me this day of , 200_ Notary Public for Oregon My Commission Expires: NOTICE: Statute permits judicial review of Final Orders. However, pursuant to this Consent Order, PacTrust has agreed to waive their right to appeal. Document3 5 - CONSENT ORDER OPJ&1NAL WIETLAIVD FiLL WIZAITb (6 /%) pi7 OF\ /s -• .;.4c,, DEPARTMENT OF THE ARMY , PORTLAND DISTRICT,CORPS OF ENGINEERS W` '^1 P.O.BOX 2946 m a` tlhr / PORTLAND O ��Y5 208-2946 CO-G \ Reply to Attention of: Construction-Operations Division SUBJECT: Provisional Nationwide Permit Verification P'•1 Aga Case No: 98-666 Tc:i MI'Ord Gordon R. Martin 12265 SW. 72nd Avenue Tigard, Oregon 97223 Dear Mr. Martin: This is your Department of the Army authorization to fill 1.16 acres of wetland with approximately 26,250 cubic yards of material at Section 1, Township 2 South,Range 1 West, in an Unnamed Tributary of Red Rock Creek, near Tigard, in Washington County, Oregon. Red Rock Creek is a water quality limited stream and turbidity monitoring reports must be submitted to Oregon Department of Environmental Quality (See Implementation Conditions# 13 and #14, Enclosure 4). This letter verifies that your proposed activities as presented in your application (Enclosure 1) are authorized under the terms and limitations of Nationwide Permit Number 26, as described in Enclosure 2. However, Section 401 water quality certification from the Oregon Department of Environmental Quality (DEQ) has not been issued for this nationwide permit. Therefore, this authorization will not become valid until certification is issued. By copy of this letter, we are notifying DEQ of your proposed work and thus requesting their certification. The certification will be considered by Mr. Tom Rosetta, Oregon Department of Environmental Quality, 811 S.W. Sixth Avenue, Portland, Oregon 97204-5694. When water quality certification has been issued,you must provide a copy, along with any imposed conditions, to this office. The conditions included with the certification are to be considered as conditions of this authorization and your activities must be conducted in accordance with those conditions as well as those presented in Enclosure 3 to this letter. Failure to comply with any of the conditions will render your authorization invalid and could result in the assessment of civil penalties. Permits, where required, under Oregon's Removal/Fill Law, as well as other appropriate local authorizations, must also be obtained or your authorization will not be valid. This verification is valid until Nationwide Permit (NWP) 26 expires or for two years, whichever comes first. Currently NWP 26 expires on December 13, 1998. However, the Corps has proposed to extend the expiration of NWP 26 to March 28, 1999 (Sec July 1, 1998, Federal Register, 63 FR 3604). The Corps decision on the expiration date of NWP 26 will be publish in the Federal Register. If you commence or are under contract to commence this activity before the date the nationwide permit expires, is modified or revoked, you will have twelve months from the date of the modification or revocation to complete the activity under the present terms and conditions of the current nationwide permit. I` •• -2- If you have any questions regarding our nationwide permit authority, please contact me at the above address or telephone (503) 808-4381. Sincerely, Jan Stuart Project Manager Regulatory Branch • Enclosures • Copies Furnished: ODEQ(Rosetta) ODSL(Parks - DSL No: RF-9256) • CO-GP (Black) w/Application Christensen Engineering, Inc. (Christensen) w/Enclosures • • • • • • • • • • • 4a � DEPARTMENT OF THE ARMY CO- ;/. ` Zt PORTLAND DISTRICT,CORPS OF ENGINEERS P.O.BOX 2946 MEM i•\ �• PORTLAND,OREGON 97208-2946 June 2, 1998 MIN Reply to Attention of: p`y' NATIONWIDE PERMIT PRE-CONSTRUCTION NOTIFICATION • TYpist Closing Date-Telephone Contact: June 8, 1998 Closing Date-Receipt of Comments: June 18, 1998 Corps Application Number: 98-666 ODSL Permit Number: RF-9256 In accordance with regulations published in 33 CFR 330,Appendix A on November 22, 1991,the following information regarding a proposed discharge or fill that could be authorized under nationwide permit 26,is provided for response. If you have any views as to whether the net environmental impacts of this project would be more than minimal,this office should be notified by telephone within five calendar days. You will then have an additional ten calendar days to provide those views by letter. Please refer to our application number in your response. Your telephone notification and comments should be directed to: U.S.Army Corps of Engineers Portland District,CENWP-CO-GP(Jan Stuart) P.O.Box 2946 Portland,Oregon 97208-2946 The enclosed drawings and project summary sheet are provided. Additional information can be obtained from Ed Christensen,Christensen Engineering,Inc.,7150 SW Hampton Street, Suite 226,Portland,Oregon 97223, (503) 598-1866, or from Jan Stuart,Project Manager, at (503)808-4381 or FAX at 503-808-4375. • Sincerely, dui! 1-1',,c W.B. aynter ( Chie ,Regulatory Branch Enclosures Project Summary Drawings List of Addressees • 0 Project Summary Application ID: 98-666 Applicant: Gordon R.Martin -Location: South of Dartmouth,west of 72nd Street; east of Highway 217,Red Rock Creek and Unnamed Tributary,Washington County, Tigard,Oregon(Section 1 T2S/R1 W) Purpose: To develop 25.85 acre site for commercial use Project Description: To relocate 0.86 acres of an unnamed stream and associated wetlands from the center of the property and align it along Dartmouth Road. Approximately 0.4 acres of the stream and wetlands in the northeastern corner of the property will not be disturbed. In addition,approximately 0.30 acres in the southwestern corner will be filled for parking lots and building pads. Approximately 0.1 acre of wetland in the southwestern corner will not be impacted. Drawings: Three(3)sheets are enclosed Mitigation: Approximately 0.37 acres of undisturbed wetlands will be enhanced with trees and shrubs. Approximately 1.60 acres of stream channel and wetlands will be created. The stream channel and associated wetlands will be planted to scrub-shrub species,with a grass/sedge understory. The mitigation area along Dartmouth is designed to develop into scrub- shrub/forested, emergent wetlands,with small open water features. The open water features are designed so that they will be heavily shaded by the forested area.The mitigation area adjacent to Red Rock Creek will consist of a series of ponds connected by riffles and runs. Any islands will have a 1:8 (h:v)sideslopes. The riparian vegetation to the east of Red Rock Creek will not be disturbed. The re-aligned stream and associated wetlands next to Dartmouth will have a 15 foot upland buffer. The total landscape area between the retail development and S.W. Dartmouth Street will contain 2.42 acres of upland landscaping, wetland habitat and stream channel. The wetlands in the southwest corner will not have any buffer. Further Information:•There will be three culverts sections of the newly created stream channel; driveway A and B and at the northeast corner of Pad B. The culverts will be 48 inch diameter pipe counter sunk 1.5 feet. To minimize the Iengths,retaining walls will be used. The groundwater flow will be captured in French Drain systems directed to the southwestern wetlands after flowing through a water quality pond and to the west center wetland. The water will flow through these wetlands to a pond and Red Rock Creek west of the site. • • HRISTENSEN NGINEERING, INC. . PLANNERS, CIVIL ENGINEERS, AND SURVEYORS • June 9, 1998 JO: 95-102.01 Mr. John Knez Jr. Knez Building Materials Company. 8185 SW Hunzinker Road Tigard,OR 97223 RE: TRI-COUNTY CENTER OFF-SITE WETLAND BUFFER MITIGATION Dear John: I truly appreciated meeting you this morning and your affirmative response to my proposal for mitigating our commercial development's wetland buffer requirement along the Red Rock Creek bank on your property. I understand that your approval of this proposal is subject to approval from the Army Corps of Engineers, and other agencies who may have concern over this proposal. Pursuant to your request, I have contacted your wetland consultant, Paul Agrimus of David Evans and Associates,to discuss this matter. I gave Paul the name of all the agency personnel involved in the decision of this matter. Paul and I hope to have a meeting scheduled with the agencies later this week to resolve your concerns. The Army Corps of Engineers is requesting your signature for consideration of our permit to mitigate the wetland buffer on your site. I will bring this letter to our meeting later this week. If per chance the meeting does not need to take place,I will bring the letter by later this week for your signature. I truly hope to have this matter resolved by the end of this week. Should you have any questions,please feel free to call. Yours truly, CHRISTENSEN ENGINEERING,INC. Ed Christensen,P.E. President cc: Jan Stuart, Army Corps of Engineers Bill Parks, Oregon Division of State Lands Paul Agrimus,David Evans and Assoc. Kendra Smith,Unified Sewerage Agency Phil Lamb, Wetland Conservancy Mark Roberts,City of Tigard Gordon Martin,Tri-County Development 7150 SW Hampton Street,Suite 226 • Portland,Oregon 97223 • Phone:(503)598-1866 • Fax: (503)598-1868 E-Mail:cei @cybernw.conl • I/ HRI STENSEN NGINEERING, INC. PLANNERS, CIVIL ENGINEERS, AND SURVEYORS July 16, 1998 JO: 95-102.01 Ms.Jan Stuart r U.S. Army Corps of Engineers 333 SW 1'St. PO Box 2946 Portland, OR 97208-2946 VIA FACSIMILE: 503/808-4375 RE: TRI-COUNTY CENTER WETLAND BUFFER MITIGATION Dear Ms.Stuart: There is 34,009 square feet or 0.781 acres of wetland buffer(see an attached wetland buffer plan) that is to be created on the adjoining Knez Building Products parcel across Hwy 217 in Tigard as indicated on the attached aerial exhibit. The wetland buffer mitigation is to be performed on a fee-in-lieu basis at a cost of$30,000 per acre. The wetland buffer mitigation is to be designed,constructed and monitored by the Wetland Conservancy. The total value of the wetland buffer mitigation is 0.781 acres x $30,000,or$23,422. The applicant will pay this wetland buffer mitigation fee prior to the removal or-fill of any wetlands on the Tri-County Center site. Further,in accordance with our previous conversations, the on-site wetland impacts may be performed in phases. This will not affect the off-site wetland buffer work or fee which will be controlled by the Wetland Conservancy. Should you need further information,please do not hesitate to call me at(503) 598-1866. Sincerely, CHRISTENSEN ENGINEERING, INC. C.. t' ,'1-... ( C. ./ 1 Edward K. Christensen, P.E. President Attachments cc: Gordon R.Martin Gordon S. Martin EC/jm 7150 SW Hampton Street,Suite 226 • Portland,Oregon 97223 • Phone:(503)598-1866 • Fax: (503)598-1868 E-Mail:cei @cybernw.com e� A WETLAND DATA �r,c�noarA .,s IT11wra. II • [ . ......._ o �. • • ENHANCEMENT AREAS COUN*£D o 31 i�Z 8 TOTAL E%LS T. WETLAN7: 75,572 5* (1.73 ACRES) RAT10 (A1-1�1): 18.304 SF 3 - 5,435 5F d! F8y ZM id ti a,�," TOTAL ON-SITE CREATION avAtIJ3LE � a] I.'� ABA1 TOTAL NON-IMPACTED WETLAND AREA: 25.720 SF (0.59 ACRES) (0I-C1C), 59.903 SF H 4.� OS«n �i TOTAL AVAILABLE UII1GATgK: 75,278 SF - diz g �.',,�` TOTAL IMPACTED WETLAND AREA: 48,852 SF (1.14 ACRES) + TO. G6 �� 1.270 SF EAST OF 72nd - 51,122 Sc( 1.158 ACRES) COMPENSATION OE FICIEA'(:: 76,563 - 75,238 = 1,445 S A Gil 1 1 r ' NON�MPACTED ',.i•. (0.03 ACRES). 0.07 ACRES 1I MERANO ME0. �7 Sr A�.DWEO PER DSL PERMIT 7,665 Sr REC. MITIGATION O 1,5:1 '76, `e''Z AODFOONAL WETLAND 3L:FFER TO 3E q MITIGATED OFF—STYE (A5A1 — 55A61; 34.009 SF 59.318 5q-`1-067 /J� _ ABA2 ' 6 �� -11 DIS12SC SCRAMS S., —7.665 Sr L-nl ! —_ -, i 0>, ' r.;_:L -r-.. _. T. ---_ 1 �_ --_ AB.A3 .I _ i J. i 0 o : 10,698 aq.R.C4�,?�._- 15' SUFFER I N / - 25' BUFFER 08 e7v 1717 q �C7 o I I C 4'. ' Pi 1 gel O O 0 0 O I , /= WERANC AREA: "''Sy` "./� O fl '��� Fw�._`-.,r '=.r'{;.t._ir-..-_»-�____._-..:.-:. ` &- • O 1 1 er ' `�Fa ��� -—,■•. � ' O O p 0 J / E73SNC 4ERAW5 743 r/ Bo./s.517 '.- _ J1� X77 �. 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'::::r::',.. figk:.0.:.::i.:: :6':%:::';,::-.:', ',...:2'...$41:::•-•.W.:F. -ii,,.-r>f.N:t.:$•!.,... ,-......, ....„-:.,..,,,...:....:,....,„.,,... .......:...,.... •,..,..,....: •... .:•::-....:,..„.,-;.-z.k.,,,,:-..-...,....A:,:qii.,-.:. ..,:.:..1:,..,:-...,,,,,.. ..,:,.:-,...,. ..,...:.::::::::,.:;::.:,:.:::.-.::,,,,,.:::,....;n'i:.:-.ns..; r "•!..:::4:'..A.i.,:. ,.::...:,41,A:......,'.,•‘.::'......'•-•:•:'::::.•'.:-• 4 •1--,' '••••4:. ;;:•.:§.!;:•:„.',:-;`,,...k:;::::',-;:•:•2:n.::'::::1,1-4.•;'-'''''•?;'....:... ,...i.'•;.•::...:.:....?.1;7.'„::.:,....• ,-..„,...:...,!;,::,..,..g•,1.•,X: :::Z;;.::::i:',.::;•:.*•.:9.;?,.;..,..:::'N'•,:•;:•.;:cf.:.,,;;:.... ..•43,.„:::',1::;•.:::,..].',....:•,:,.:,,-..< ,t1j';:',.: :::.,..,5',:,.. ;..5::•,',-.;,',.;:-,3-;.-.,.::::,,:---,.:i.,...;;;,,,,:..R.,my•,7,... ,.....i,,...,::::::.,,,,.....„.) 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' ' ''''' -'•-••.•-'.. . • .. ........--.......,...•,-,••,-..-,•,.”..-'.,,, ..,''''''"'"-:_'.,"--7--...". . • '\ 1, „...,..,.......... . .. • • Hake rE.IIISET4 ( GORDON MARTIN , !'..CITY OF TIG . : Tit/470uNrir a3NTER. :. . 14 , jotoi,3 ma ii i • SUPPER' WICII2d) MITIGABON ‘ _ : moms.aut.13110213%841 IValinal.x.amo. 3: D E'VE L 0 P h 1 i .., '''''..,..,,..'7',...,:•-•:,..:„..33,47,,F3..,,,:;:7:33,311:::•••:•1:7::;.:74''''' ,.: _............ ..,,,,...._______,..„ .,.... ....,,.. .... ,. -• ,... :.... :.: 0 .• • . . ... WETLAND DATA: - TCTi1t EX15r.WETLAND: 75.57 s: ENHANCELL+Ir AREAS RAnOED O 5:1 — _ .` (1.75 ACAES) wino(A1-44 1rx]o4 s/5 ..8,435 SF 1‘ d -- \ Soot NON-Ya,�L.1W+.tTuwn N4 25j20 s. tQSV Nom) �T on-acre CREATION(CI-CIO MAILABLE 44.503 sF • -- Toro Av i.BI$�n o nott 75•238 Sr l <N,._-:, TOUL eEaF =METIAND AREA• 4,2,857 ST (1.14 ACRES); '40 -. ,`\ 1.270 SF par or 75..d- 81,122 SF ( 1.141 KNITS) C NNIENSAnOM 0010214 76,543-75,254- 1.44S SF •b � � NON-92PACTm (A0.1 Ate).OM K7tE5 Q Q • " - tees sF A NEO. YtTg0A1011• t�f 76,883 SF �U2II D PFR HIlrt 7 36,315 04.11.CO `� Y m26n to [ 0J TA TO ^' aka' . 0 .1.) •"---...... ° 5735 s '``7 C. ° a 0 a : I AI �trnf�64r 2331 116/16. a Jam:�1[;� 7:1.2.14" «r I 1 -m,�c,.w .� // / t 743 SF 1 -����• Ob DC �l7 VO Vp GC vv GMT 1 :4 WETLAND � O O • 0 1 WETLAND i: T - 1 AREA: 2429' 1 t 1170s NON-IP CK1 ° 0 0 0 o 0 o 0 0 0 1 DETIANO AAEAt 0 0 0 0 (4,v...6 57 Sf t e � �/ 0 0 O O 0 O 0 0 O O { a o a o t f at]Ss O O O O p � Z'Y ' 3 Al u m �r GA Lid o� 6o m 6o m ea m c1,o oc � n ; m - TOTAL ` ' f, I., L s -3 r 173 ACRES rn'p{� 4 I 1 U 0 1 • OR S1K Et,NOI E 1 /" '- L r ''„! 1 NON-YPIL'fEp --� __ — 454 Sr _ ovum ' ~'-'^ -ti i 4REA: " `' 4,24E SF • N - .7 1 - Air I 07800 SF `�-- t ..1 S \4t1:1 4 V 1/1 , , \ ^ :►: r At r r I °r r 1 1Li r! r 7(w rA tt�At , 1 1 ,t�.} .a o'eteltto:,t f.e!ote 1 .t►y� �' v ,�Qwy ya!'•!r, V/1 90 :�/3 ��`tl3, 1'i o n o e o°° e os,•j,•w . . ..\..1.,\.Y.\.\\.\J1.1?.....N.!,.. n.\1 \..cr.. .� \ \ZF Y�'= i r.�'~f � '1 .� Iy y.\\♦ .• •'ri -'. rte!!' 7-5, ` ! `°G .30 i, ,i1� '''AO s�'• • . '�jj (� �} a ••�; j. ��••'' •.;�!!� `"r"••a+l 7,7' rP���';Cfi.iSv,: �'• i ;��1 •r�M +��j�• �.• -•lit q O�t�l� a t���)r t�R •ri lo#K n • ii", . • 41- I •• 8877 -'n`'1!•1�';,Dl!'�.1�"i -- 'A�t... t �' •.�`!�¢ % f �:. r ,!!'' , :,t t,.,3 g ._ • .�!_ a `• N� 5 \,..�•...M ` .... ;?►.91► 44P444.a, .•l �> I ,S' t' ••afYY.'I.1''�1�a•sr,U K.•!:i)t•. rG%..:.:•t '.t -,. ' C•4Sillt° .4 }y, ,,�. N y :.>�tu�.oswz.��> 'f�x��"► �,. �w.�• 1 �.s �. Via. �I + ; ; i 4r p !rN/f111 '/: 41 •:•� 1 S . . Vi '•M ' - $;; );,/ { • ii?:).0:4.-'‘." .,,......, . ,..., g ' ....1." i4///;7.4F;;&.--7,7.,/it 74.13 ; 1': • !1,1ti��yyyy /7p� %/44 gq•" .B i • il ii p .,:. . . ? tN1."k. '.-.,: . .:, �a o " J #I• . .p«, .24..:13- S e.,'e•..:1- 1 g I 1�•. 1, ` I• '8 (P �C- 7 o ! b, • :,� .„ , i C i I ll • '. „....0.... .1 1 , 71 p 7, T:.,',. :.. P I it' l•;.:k II:)a J p =R`i \\ 4 , 1i . c t it �'$:: 1 �� .%I/// e,,/4,i // -�i 14. ::: �.. f 1� =3 J O< I it.% 1.1 , 1� z pia �y./ tl �,� ,�. � �} ,I° i1 :t——_, _ f.F;:...j; t,;, ?1 � ; .: l *lib o t, R a � t < ! -•-"•-••-••1; •i I-7--• ,,,,,,,74,5/„.„. ...,...:..... .... :.:. :e.g._ ' ;, k 6� I'G�� ,. fe'i.1 /7�..l,,.,4,04,...•�3s f7'•ty• ,::.;�•�./ t' e i a e Z t ". r' 4ib,••IJ.iin,,,( )yT,I•:4Dr i 1 a 1i u d A° �-'''.��:� rid 1 '� :1 — - • ° IA 'pt7 tt4rS'iP�3 i1J'°4b 58>t a�iS 4, •.a`'Ga =4,,,,!,:r. �.,,'y Jii r,grf $y a ° �'` .i \�[`l•�n+ E v!r► ''f • a eV, r ' ;r $ a ;-\4 `�° tom•, C� ;'1 ii ;a,��,fr) 1 1 ; / _ i jai 54i.. „`'.1w' :,, , �,' •,,) NI • Ii!A n1' — — — 1 �; .;;IJ 9t `� iti % ,,.t.q %�r �",y 'to.;l!) t R j F R ' t • 1 t, +X .•1,•1e.•V,•QG.H_4%•M•V .-i•. •'Ir•Y•Qe. fa.♦ .i. -•'. • /<'/ 6• 1 ;r 1.;0.•- •Ie!'4,1b4' •44'.`./i. 'L'!!� •":. ttr?a'ILA 7a�?w'J ••,"-A is£�;;,1 1j j r '1 `aU+...„. ,-...,.” '� -v ~ A''t+ - •:, "° 15i' t 11: ®flO00@Oo® r — : .tea pa+�•. ,1v "2e.• Pn'C 4JFC �1 r 'i --,4..,.....,.:.,,i:4„..4 x.71 +`-.I 1 V'1 Ce: • ,:,1., ••• 1 �'"•` `''- ri•1r it '6 ,...ee.-a1.,-C ..-...."1.:....:'i . i,, �``4�A,4,.•••••X51 P. ` III) • !1 �a # 5 i t" 1 "' irk..� _.a , :' ' wiz.. ♦% fff"""}}} °22'� 111` ! ;r -.± S:,_ _.. orb t •7'. -en. ,s! :o 0 I ;, �MI a_ ~�'p��SIJ�•if�;� f'` \,•.I> PAD-D ° r �� � � � • a `' w� �. ..11: p�•.^ :[..i ,,,.,. 14,000 5F. •;`i�' .. '11• r I C }! ; l • J. � a►.aMJ i^:1 III •►.a.I=., 1 1 1 f 'as=im •. s-:.._... ,mss•• +r, t3;RSS.Y",.i'c�:.•:�:>_s_.1 ... p I Y }id ibA 3:iiGi.iaeil 'IFwiio �avr �; i` f■ �•• - . wii tip:it e�*•�4�i �!!^� i'��_e•�� ... L 1 . ; 1 ll a �ISW. 72ND. AVENUE � �; y 'iR � R• F F R R R P R R n _ ! Iq R3s4 C t = 2 r 1 t 1 ! Y . li R M E I t 1 it tilE i l sir i1��i I . . . . PRELIMINARY LANDSCAPE PLAN 11 a CITY OF TIGARI GONtrO.V X4••1'.OQ1184011 nlPoe."AIM CHRISTOPHER ARCHITECT TM—COUNTY CENTER RISTBNSNN 1311.,•..M,w 1$M$..v+m proo,.m:o LANDSCAPE ARCHITECT 1??S SW. AVENUES Tto1T788R,IN0,INC. • ^o.VI '�..w'Zm.:,.•trio"'•'•m•w,-tw •1/aet•at,CIVIL•xo141121,NM Nt,p•tY e.a,t•11031.a•-mt I•.-pan"1-Ml I 1 HEARD,OR SW / \a..1.,l WWII=ersLuA gIIVII/M queer ws/ JJ /tQ.On,.4/4Rt•... • • I NATIONWIDE PERMIT Nationwide Permit 26 authorizes discharges of dredged or fill material into headwaters and isolated waters provided that the activity meets all the following criteria: a. The discharge does not cause the loss of more than 2 acres of waters of the United States nor cause loss of waters of the United States for a distance greater that 500 linear feet of the stream bed; b. For discharge causing the loss of greater that 1/3 acre of waters of the United States, the permittee notifies the District Engineer in accordance with the "Notification"general condition. c. For discharges causing a loss of 1/3 acre or less of waters of the United States the permittee must submit a report within 30 days of completion of the work, containing the information listed below; d. The discharge in special aquatic sites, including wetlands, the notification must also include a delineation of affected special aquatic sites, including wetlands. (Also see 33 CFR 330.1(e)); and e. The discharge, including all attendant features,both temporary and permanent, is part of a single and complete project. Note, this nationwide is valid until Nationwide Permit (NWP)26 expires or for 2 years, whichever comes first. Currently NWP 26 expires on December 13, 1998. However, the Corps has proposed to extend the expiration of NWP 26 to March 28, 1999 (See July 1, 1998 Federal Register, 63 FR 36040). The Corps decision on the expiration date of NWP 26 will be published in the Federal Register. For the purposes of this nationwide permit, the acreage of loss of waters of the United States includes the filled area plus waters of the United States that are adversely affected by flooding, excavation or drainage as a result of the project. The 3 acre and 1/3 acre limits of NWP 26 are absolute, and cannot be increased by any mitigation plan offered by the applicant or required by the District Engineer. Whenever any other nationwide permit is used in conjunction with this nationwide permit, the total • acreage of impacts to waters of the United States of all nationwide permits combined, cannot exceed 3 acres. Report: For discharges causing the loss of 1/3 acre or less of waters of the United States the permittee must submit a report within 30 days of completion of the work, containing the following information: a. Name, address, and telephone number of the permittee; b. Location of the work; -• c. Description of the work; and, d. Type and acreage (or square feet) of the loss of waters of the United States (e.g., 1/10 acre of marsh and 50 Square feet of a stream.) • S Nationwide Permit 26 authorizes discharges of dredged or fill material into headwaters and isolated waters provided that the activity meets all the following criteria: a. The discharge does not cause the loss of more than 3 acres of waters of the United States nor cause loss of waters of the United States for a distance greater that 500 linear feet of the stream bed; b. For discharge causing the loss of greater that 1/3 acre of waters of the United States, the permittee notifies the District Engineer in accordance with the "Notification"general condition. c. For discharges causing a loss of 1/3 acre or less of waters of the United States the permittee must submit a report within 30 days of completion of the work, containing the information listed below; d. The discharge in special aquatic sites,including wetlands, the notification must also include a delineation of affected special aquatic sites, including wetlands. (Also see 33 CFR 330.1(e)); and e. The discharge, including all attendant features, both temporary and permanent, is part of a single and complete project. Note, this nationwide is valid until Nationwide Permit(NWP)26 expires or for 2 years,whichever comes first. Currently NWP 26 expires on December 13, 1998. However, the Corps has proposed to extend the expiration of NWP 26 to March 28, 1999 (See July 1, 1998 Federal Register, 63 FR 36040). The Corps decision on the expiration date of NWP 26 will be published in the Federal Register. For the purposes of this nationwide permit, the acreage of loss of waters of the United States includes the filled area plus waters of the United States that are adversely affected by flooding, excavation or drainage as a result of the project. The 3 acre and 1/3 acre limits of NWP 26 are absolute, and cannot be increased by any mitigation plan offered by the applicant or required by the District Engineer. Whenever any other nationwide permit is used in conjunction with this nationwide permit, the total acreage of impacts to waters of the United States of all nationwide permits combined, cannot exceed 3 acres. Report: For discharges causing the loss of 1/3 acre or less of waters of the United States the permittee must submit a report within 30 days of completion of the work, containing the following information: a. Name, address, and telephone number of the pennittee; b. Location of the work; c. Description of the work; and, d. Type and acreage (or square feet) of the loss of waters of the United States (e.g., 1/10 acre of marsh and 50 Square feet of a stream.) • • QUALIFICATIONS CONDITIONS Case No: 98-666 The Corps of Engineers has determined,based on available information,that the proposed work is in conformance with the enclosed terms and conditions of the authorizing Nationwide Permit(Enclosure 2) and with the following listed"Qualification Conditions". However,the permittee is responsible for verifying that his activities are and continue to be in conformance with these terms and conditions throughout the execution of the authorization. 1. Navigation. No activity may cause more than a minimal adverse effect on navigation. 2. Proper Maintenance. Any structure or fill authorized shall be properly maintained to ensure public safety. 3. Aquatic Life Movements. No activity may change stream gradients or substantially disrupt the movement of aquatic life indigenous to the waterbody,including those species which normally migrate through the area, unless the activity's primary purpose is to impound water. 4. Wild and Scenic Rivers. No activity may occur in a component of the National Wild and Scenic River System;or in a river officially designated by Congress as a "study river" for possible inclusion in the system, while the river is in an official study status;unless the appropriate Federal agency,with direct management responsibility for such river,has determined in writing that the proposed activity will not adversely effect the Wild and Scenic River designation,or study status. Information on Wild and Scenic Rivers may be obtained from the appropriate Federal land management agency in the area(e.g.,National Park Service,U.S. Forest Service,Bureau of Land Management,U.S. Fish and Wildlife Service.) 5. Tribal Rights. No activity or its operation may impair reserved tribal rights, including,but not limited to, reserved water rights and treaty fishing and bunting rights. 6. Federal Endangered Species. No activity is authorized under any NWP which is likely to jeopardize the continued existence of a threatened or endangered species or a species proposed for such designation, as identified under the Federal Endangered Species Act,or which is likely to destroy or adversely modify the critical habitat of such species. Note: Authorization of an activity by a nationwide permit does not authorize the take of a threatened or endangered species as defined under the Federal Endangered Species Act. In the absence of separate authorization(e.g., an ESA Section 10 Permit, a Biological Opinion with incidental take provisions, etc.) from the U.S. Fish and Wildlife Service or the National Marine Fisheries Service,both lethal and non-lethal takes of protected species are in violation of the Endangered Species Act. 7. State Endangered Species.No activity is authorized under any NWP which is likely to have adverse impacts to species listed by the State of Oregon as threatened,endangered or sensitive,unless approved by the appropriate state agency. 8. Historic Properties. No activity which may affect historic properties listed,or eligible for listing, in the National Register of Historic Places is authorized unless,until the DE has complied with the provisions of 33 CFR Part 325,Appendix C. 9. Water Supply Intakes. No discharge of dredged or fill material may occur in the proximity of a public water supply intake except where the discharge is for repair of the public water supply intake structures or adjacent banks. 10. Shellfish Production. No discharge of dredged or fill material may occur in areas of concentrated shellfish production, unless the discharge is directly related to a shellfish harvesting activity authorized by NWP 4. • • • 11. Mitigation. All feasible and prudent alternatives to avoid and minimize impacts to waters of the United States shall be considered. Discharges of dredged or fill material into waters of the United States must be minimized or avoided to the maximum extent practicable at the project site(i.e.,on-site), unless the District Engineer approves a compensation plan that the District Engineer determines is more beneficial to the environment than on-site minimization or avoidance measures. Compensatory wetland mitigation,where practical,shall be required in accordance with Oregon guidelines for compensatory wetland mitigation. 12. Spawning Areas. Discharges in spawning areas during spawning seasons must be avoided to the maximum extent practicable. 13. Obstruction of High Flows. To the maximum extent practicable,discharges must not permanently restrict or impede the passage of normal or expected high flows or cause the relocation of the water(unless the primary purpose of the fill is to impound waters). 14. Adverse Effects From Impoundments. If the discharge creates an impoundment of water,adverse effects on the aquatic system caused by the accelerated passage of water and/or the restriction of its flow shall be minimized to the maximum extent practicable. 15. Waterfowl Breeding Areas. Discharges into breeding areas for migratory waterfowl must be avoided to the maximum extent practicable. 16. Removal of Temporary Fills. Any temporary fills must be removed in their entirety and the affected areas returned to their preexisting elevation. 17. Local Land Use Planning. Proposed work must be consistent with local comprehensive plans and implementing ordinances. 18. Compensatory Mitigation Sites. Proposed work which would adversely impact previously required Federal or state compensatory mitigation or restoration efforts can not be authorized by a Nationwide Permit. 19. Territorial Seas. Proposed work occurring within Oregon's Territorial Sea(Base Line to 3 nautical miles offshore)is not authorized until individual coastal zone certification from DLCD is obtained. 20. Fish Passage. The placement of culverts,diversion structures,or changes to the channel morphology must be designed to be consistent with passage standards developed by ODFW and NMPS, titled"ODFW Standards and Criteria for Stream Road Crossings". 21. Fish Habitat Enhancement. Bioengineering designs(conducive to fish usage), shall be preferred and utilized wherever appropriate. Fish habitat enhancement measures(willow sprigs in rock applications,fish resting areas,vegetative stabilization,etc.)shall also be incorporated into non bioengineering designs to the extent practicable as mitigation measures. 22. Nationwide Specific Qualifying Conditions. -. - Projects affecting more than 1/3 acre require individual 401 certification. - Storm water run off from impervious surfaces(roads,parking lots, etc.)shall be directed into and treated by a biofiltration swale or other treatment facility before entering directly into a waterways or wetlands. • • IMPLEMENTATION CONDITIONS Case No: 98-666 The following conditions specifically address requirements which must be met during the permittee's implementation of the authorized work. 1. Work Period. All in water work shall occur between July 1 and September 30, in accordance with Oregon Department of Fish and Wildlife's recommended in-water work period. 2. Agency Access. Permittee must provide access to the work site to representatives of the Corps of Engineers, DEQ, DLCD(for projects in the coastal zone),and ODFW during all hours of construction or operation 3. Equipment. Heavy equipment shall not be operated in the active flowing waterway unless specifically authorized. Use of heavy equipment in waters may be authorized if necessary in the interest of safety or due to site conditions prohibiting certain work from the bank. Heavy equipment working in wetlands must be placed on mats,or other measures must be taken to minimize soil disturbance 4. Erosion and Siltation Controls. Appropriate erosion and siltation controls(such as hydrosecding,filter bags,organic or fabric soil detention systems,leave strips, berms, etc.)must be used and maintained in effective operating condition during construction to protect all exposed soil, stock piles and fills from erosion. These features,as well as any work below the ordinary high water mark or high tide line,must also be permanently stabilized at the earliest practicable date. Materials shall not be placed on unstable slopes, and stockpiles shall not exceed 25 feet in height 5. Disturbed Area Protection. Construction access roads and associated staging areas shall be protected with a gravel blanket or other suitable material to protect against erosion of sediments into waterways and wetlands. 6. Dredged Material Disposal: Dredged or excavated material shall not be placed in and shall be prevented from eroding back into waterways and wetlands,unless specifically authorized. 7. Suitable Material. No discharge of dredged or fill material may consist of unsuitable material(e.g., trash, debris, car bodies, asphalt,etc.,)and must be free from toxic pollutants in toxic amounts. 8. Pollutants. Petroleum products,chemicals,fresh cement,construction,or deleterious waste materials shall not be allowed to enter waters or wetlands. Special attention shall be given to preventing sandblasted material and chipped paint from entering the water. Machinery refueling is to occur off site or in a confined,designated area to prevent spillage into waterways and wetlands. 9. Vegetation. Vegetation,not designated for removal or modification in the authorization,shall be protected from disturbance to the maximum extent possible and restored with native plant species when damaged or disturbed. The standard for success is 80 percent cover with native plant species that replace the habitat type lost or damaged. 10. Wetlands. Wetlands adjacent to work areas shall be clearly flagged, or otherwise appropriately identified, to prevent damage or loss of that resource. Damaged areas shall be restored to pre-work conditions. 11. Endangered Species. If at any time during the conduct of the work authorized,the permittee becomes aware that a Federally listed threatened or endangered species or a species proposed for such designation (as identified under the Federal Endangered Species Act)or the habitat of such species may be affected,the permittee must immediately cease activities,notify the Corps of Engineers and not re-initiate activities until approved by the Corps of Engineers. } • 12. Cultural Resources& Burials. If at any time during the conduct of the work authorized,the permittec becomes aware that human burials,cultural resources or historic properties(as identified under Federal historic preservation laws)be affected,the permittee must immediately cease activities,notify the Corps of Engineers and not re-initiate activities until approved by the Corps of Engineers. 13. Turbidity Testing. Turbidity shall be monitored frequently while conducting in-water work. Monitoring points shall be at locations 100 feet upstream(background)and 100 feet downstream. Measurements shall be accomplished with either a turbidimeter or visually and turbidity shall not exceed either 10% above background or be visible(if measuring visibly)at the downstream station. These limits can be exceeded for a maximum of two hours in a 24-hour period provided all practicable erosion control measures have been implemented. 14. Turbidity Reporting.The permittee shall conduct turbidity monitoring as required in the"Turbidity" condition stated above and mail the results to the Department of Environmental Quality, Executive Building, 811 SW. 61°Avenue,Portland, OR 97204, at the end of each week of operation. 15. Other Conditions. The activity must also comply with all conditions added by the Section 401 water quality certification. 16. Compliance Certification. Permittee will complete,sign and submit the enclosed certification(Enclosure 5)regarding the completed work and any required mitigation. 17. Special Conditions. - An in-lieu payment of$23,422 shall be made to the Wetland Conservancy for wetland buffer mitigation. A copy of the receipt of payment shall be submitted to this office concurrent with the filling activities. - A wetland scientist/stream ecologist shall supervise the re-alignment of the unnamed creek and construction of the mitigation wetland. - Some large woody debris(trees greater than 12 inch diameter at breast height uprooted by the root wad),if available,shall be placed within the mitigation wetland and riparian corridor of the re-aligned stream. Mitigation: a. The mitigation plan must be fully implemented within one year of the date of the permit. Construction for all mitigation work will commence concurrently with the authorized filling activity. b. The mitigation site shall be monitored for a period of 10 years with an 80%survival rate being considered successful. Yearly reports shall be submitted for the first three years to this office by December 31 of each year. Additional monitoring reports shall be submitted to this office by December 31 of years 6 and 10. c. The mitigation site shall be deed restricted and a copy of the deed shall be submitted to this office by the completion date of the project. d. Once the compensatory mitigation has been approved as complete,the permittee shall maintain the site, if consistent with the compensatory mitigation goals, by such activities as control of nutria, removal of exotic(non-native)or pest plant species, and controlled burning if consistent with the compensatory mitigation goals. The permittce may not engage in activities inconsistent with the compensatory mitigation goals,such as removal of vegetation or alteration of hydrology, without written approval from this office. • 9 e- A.,. ,. \Ilk 199 Mr.John Knez Jr.,Knez Building Materials Company. . ' RE: TRI-COUNTY CENTER OFF-SITE WETLAND BUFFER MITIGATfOI? July 23, 1998 Page 2 of 2 JO: 95-102.01 I, John Knez, do hereby give my permission for the riparian shading mitigation of the Tri-County Center wetland buffer in the area as identified on the attached Aerial Exhibit. The type of Wetland Mitigation being performed is for creating Wetland Buffer to mitigate the thermal impacts in this section of Red Rock Creek resulting from the upstream development. I understand the wetland mitigation planting,administering,and management will be carried out by The Wetland Conservancy. Further,I understand that the mitigation consists solely of riparian shading and will not involve modifications to the existing stream channel. Lastly,I understand that this proposed buffer mitigation will in no way effect the existing Wetland permit approval on this site. KNEZ BUILDING MATERIALS COMPANY ature Date John Knez,Knez Building Materials Company Attachment cc: Jan Stuart,Army Corps of Engineers Bill Parks, Oregon Division of State Lands Paul Agrimus,David Evans and Assoc. Kendra Smith,Unified Sewerage Agency Phil Lamb,Wetland Conservancy Mark Roberts,City of Tigard Gordon Martin,Tri-County Development OPTIONAL FORM 99(7-90) FAX TRANSMITTAL ot pages ► • �F• To �i1✓l) � ' Fax i /1 ' / I hug e NS -01-317-7388 5099-101 GENERAL SERVICES ADMINISTRATION • ! +41 V\IT x E RECEIVED e t all s JUL. 2 1998 C O N S E R V A N C Y REGULATORY BRANCH A land trust to preserve,protect and restore Oregon's wetlands. July 16, l 998 PO Box 1195 Tualatin,Oregon 97062 (503)691.1394 "Jan Stuart • US Army Corps of Engineers CENWP-CO-GP PO Box 2946 Portland,OR 97208 Bill Parks Division of State Lands 775 Summer St.NE Salem,OR 97208 DSL permit RF9256 Dear Jan and Bill: The Wetlands Conservancy will use the$23,422 provided by Gordon Martin in mitigation for project#98-666 to: • develop a management and maintenance plan for the section of Red Rock Creek on our property in Tigard, • provide on-going maintenance of the property, • prepare a planting plan and install riparian shading, • install and maintain a temperature gauge with appropriate monitoring computer,and • take other steps to improve,protect,preserve,and restore the parcel as needed. We will provide you with more detailed information and a progress report. Please contact me at 503-691-1394 if you have any questions or comments. Sincerel : Philip E. Lamb Executive Director Pay-TRUST - y�AK 5 MoN , roIN&- RrRr f December 21,2007 Larry Evans Carrie Landrum U.S. Army Corps of Engineers Oregon Division of State Lands • CENWP-OD-GP 775 Summit Street NE, Suite 100 333SW First Avenue Salem,Oregon 97301-1279 P.O. Box 2946 Portland,Oregon 97208-2946 Subject: Year 5 Monitoring Report Tigard Retail Development Site Tigard,Oregon Corps Case Number: 98-666; DSL Permit Number: RF-9256 File No. 2361-041-00 Attached please find the Year 5 monitoring report for the Tigard retail development site. Please contact Matt Oyen at PacTrust (503 624-6300 ext 292) or Judith Light at GeoEngineers (503 735-5474) if you have any questions related to this report. Thank you. Yours very truly, GeoEngineers,Inc. Y(aliA1124 Judi Light,PWS Senior Biologist JBL:gaw Port: P:\2\2361041\01\Finals\236104101Cover Letter.doc c: Matt Oyen,PacTrust 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®2007 by GeoEngineers,Inc. All rights reserved. r • Mitigation Monitoring Report Cover Sheet Oregon Department of State Lands • Block 1: Report Information DSL Permit Number RF9256 COE Permit Number 98-666 Permittee Gordan Martin County Washington Report Date 12/20/07 Monitoring Year. 1 2 3 4( 52 Removal-Fill Activity Completed 1999 �C Date mitigation was completed Grading 1999 Planting 1999-2000 Report submitted by: Pac Trust Block 2: Monitoring Report Purpose This monitoring report is for monitoring a project that includes: (check all that apply): 15K Compensatory freshwater wetland mitigation for permanent wetland impacts. ❑ Compensatory estuarine wetland mitigation for permanent wetland impacts. ❑ Only non-wetland compensatory mitigation. ❑ Only mitigation for temporary impacts that had a monitoring requirement. ❑ Voluntary wetland enhancement, creation or restoration (General authorization or individual permit) not funded with money from our wetland mitigation revolving fund. ❑ Voluntary wetland enhancement, creation or restoration (General authorization or individual permit) funded with money from our wetland mitigation revolving fund. ❑ Mitigation Bank Report xx Other Stream Relocation Block 3: Results Success Criteria Met? (YIN) . Comments/Reason for failure* 1. ! wetland constructed Yes concurrently with fill activity I 2. wetland constructed as ' Yes outlined in plan 3. plantings minimum 6' OC Yes with clustering 4. 80% survival for a 5-year ; Yes period 5. wetland mitigation area I No • Fence will be constructed when site is fenced developed 6. 7. 8. 9. 10. Remedial work recommended Yes ❑ No IN Deed Restriction or other protection instrument attached (note: if a filed deed restriction was required as a permit condition, please attach a copy): Yes ❑ No ® . Final Monitoring Report? Yes ® No ❑ C Requesting release or partial release of bond? Yes ❑ No • • Year-Five Wetland Mitigation Monitoring Report Proposed Tigard Retail Development Site File No. 2361-041-01 • December 21, 2007 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 • A,dre'.Karan u Bi• ogist (44 Ju•ith Light, PWS Senior Biologist AEK:AJR:JBL,:gaw PORT: P:1212 3 6 1 04 1\011Finals1236104101R.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®2007 by GeoEngineers,Inc. All rights reserved. File No.2361-041-01 r r 0 TABLE OF CONTENTS Page No. 1.0 INTRODUCTION/OVERVIEW 1 2.0 MAINTENANCE CONDUCTED IN 2007 2 2.1 OVERVIEW 2 2.1.1 Riparian Area 3 2.1.2 Wetland Area 4 3.0 METHODS 5 4.0 RESULTS 6 4.1 MONITORING STATION OBSERVATIONS 6 4.1.1 Monitoring Station 1 6 4.1.2 Monitoring Station 2 7 4.1.3 Monitoring Station 3 8 4.1.4 Monitoring Station 4 9 4.1.5 Monitoring Station 5 10 4.1.6 Monitoring Station 6 11 4.1.7 Monitoring Station 7 12 4.1.8 Monitoring Station 8 13 4.1.9 Wildlife Observations 14 5.0 SUMMARY AND CONCLUSIONS 14 6.0 LIMITATIONS 15 7.0 REFERENCES 15 List of Figures Figure 1. Vicinity Map Figure 2. Planting Areas Figure 3. GPS and Aerial Photo Map APPENDICES APPENDIX A—SITE PHOTOGRAPHS Appendix A Figures Figures A-1 ...A-10. Site Photographs File No.2361-041-01 Page i December 21,2007 GEOENGINEERSQ i YEAR-FIVE WETLAND MITIGATION MONITORING REPORT PROPOSED TIGARD RETAIL DEVELOPMENT SITE FOR PACTRUST 1.0 INTRODUCTION /OVERVIEW PacTrust purchased a proposed commercial development site in late 2005 approximately 18 acres in size located between Dartmouth Street SW and SW Hermosa Way near SW 72nd Avenue, in Tigard, Oregon (see Figure 1). The U.S. Army Corps of Engineers (USACE)and Oregon Division of State Lands (DSL) issued permits for stream relocation and wetland fill on this site in the late 1990's (USACE Case No. 98- 666 and DSL RF 9256-Renewal). These permits covered a larger project site than the area purchased by PacTrust (site limits in issued permits extended east to 72nd Avenue). However, most of the stream relocation and wetland fill activities and associated mitigation work were conducted on the parcels purchased by PacTrust. Although a large fill pad and two access points to the site from Dartmouth Street SW were constructed in 1999 and 2000,no buildings or other infrastructure have been constructed on the site. The wetland and stream mitigation areas were also constructed in 1999 and 2000. PacTrust reviewed general site conditions in relation to the mitigation monitoring and success criteria specified by the permits and reviewed available agency records related to mitigation monitoring. PacTrust determined that the mitigation site not to be in compliance with the permit criteria and conditions. GeoEngineers wetland biologists assisted PacTrust to identify the wetland mitigation requirements specified in the permits issued for the wetland fill activity that needed to be implemented to be in compliance with the issued permits. PacTrust forwarded a list of proposed measures to bring the site into compliance to the USACE and DSL in November 2006. Based on follow-up discussions with the agencies, GeoEngineers developed a detailed list of actions to be implemented, including a planting list, in May 2007. PacTrust and GeoEngineers met with PacTrust's selected landscape contractor on site to review the proposed actions. At the request of the planting contractor,typical planting schematics were developed to guide plant placement in the three general planting areas: 1)stream buffer; 2)wetland buffer and 3)wetland habitat. The recommended measures were implemented in September and October 2007. The area planted in 2007 was more extensive than specified in the permitted mitigation plan. The original plan included a proposal to conduct wetland buffer mitigation at an off-site location in exchange for reduced buffer widths on the Tigard development site. No documentation could be found that the off-site buffer enhancement work was conducted. Due to this fact and the change in local agencies wetland buffer requirements,the planted wetland and stream buffer areas were extended to 25 feet. The DSL Removal-Fill Permit requires the mitigation area to be monitored for 5 years,while the USACE permit requires 10 years of monitoring. Annual monitoring reports are required for Years 1 through 5 by both agencies. USACE also specified monitoring reports to be submitted in Years 6 and 10 after mitigation construction. As recommended by USACE and DSL, documentation of the recently implemented measures will be accepted as the Year 5 monitoring report required by the project permits. File No.2361-041-01 Page 1 December 21,2007 GEOENGINEER Q • The permits issued by USACE and DSL included the following performance and monitoring criteria for the mitigation areas: • Eighty percent survival of the installed plants. • Maintenance of the mitigation site until vegetation has become established and the area is functioning as designed. Maintenance includes activities such as control of nutria and removal of exotic species(non-native)plants. • Photos to be taken annually from fixed photo points for monitoring purposes. • Submittal of the monitoring reports by December 31 of each monitoring year. This report documents the findings of the Year 5 monitoring survey conducted by GeoEngineers in November 2007. 2.0 MAINTENANCE CONDUCTED IN 2007 2.1 OVERVIEW Maintenance work conducted by Bernie's Landscape Contractors Incorporation in September and October 2007 included: 1) removal of Scotch broom (Cytisus scoparius) and non-native blackberries (Rubus spp.) in the mitigation area; 2) installation of a temporary irrigation system; 3) soil augmentation at the planting locations; 4) plant installation; 5) installation of herbivore guards at the base of each installed plant to protect against nutria damage; 6) application of fertilizer at each installed plant and 7) application of wood mulch around the base of the plantings. The plants were installed on October 1 and 2, 2007. The landscape contractor provided GeoEngineers with the invoice (packing slip) of the plants installed at the Tigard site which identified the species and quantities of plants installed. GeoEngineers' monitoring survey was conducted on November 28, 2007 to document the conduction of the mitigation area after the maintenance measures were completed and to establish eight monitoring plots and associated photograph stations. The plant species and quantities were observed to have been installed in general accordance with the mitigation compliance punch list (GeoEngineers, Inc. May 2007) and the typical planting schematics (GeoEngineers, Inc. September 2007). The soil augmentation generally occurred in a 12- to 14-inch diameter area that extended to a depth of approximately 18 inches. Plant species and forms installed at the site are listed in the following table(Table 1). File No.2361-041-01 Page 2 December 21,2007 GEOENGINEERSO Table 1. Installed Plant Species and Forms Species Name Scientific Name Form vine maple Acer circinatum 1-gallon red alder Alnus rubra 1-gallon red osier dogwood Comus sericea 1-gallon black hawthorn Crataegus douglasii 1-gallon Twinberry Lonicera involucrata 1-gallon tall Oregon grape Mahonia aquifolium 1-gallon Western crab apple Malus fusca 1-gallon mock orange Philadelphus lewisii 1-gallon shore pine Pin us contorta 5-gallon black cottonwood Populus balsamifera 2-gallon Douglas fir Pseudotsuga menziesii 1-gallon Cascara Rhamnus purshiana 2-gallon red flowering current Ribes sanguineum 1-gallon Baldhip rose Rosa gymnocarpa 1-gallon nootka rose Rosa nutkana 2-gallon&3-gallon clustered rose Rosa pisocarpa 1-gallon woods rose Rosa woodsii 1-gallon salmonberry Rubus spectabilis 1-gallon Scouler's willow Salix scouleriana 1-gallon blue elderberry Sambucus caerulea 1-gallon Spirea Spiraea douglasii 1-gallon The plants were situated through the mitigation areas generally based on expected hydrology and the moisture requirements of each species. Groups of the same species were typically planted in clusters of three or more in effort to mimic the natural distribution of plants usually found on undisturbed sites. A site plan illustrating the planting areas and site features is included with this report as Figure 2. The site has been divided into two general planting zones (riparian and wetland). The following sections describe these zones and the enhancement activities conducted for each zone. 2.1.1 Riparian Area The riparian area is located in the northeastern portion of the site, immediately south of SW Dartmouth Road. This area contains a combination of naturally occurring plants such as Nootka rose (Rosa nutkana), Pacific willow (Salix lucida) and paper birch (Betula papyrifera), plants installed during original mitigation construction activities including common snowberry (Symphoricarpos albus) and Western redcedar (Thuja plicata) in addition to the plants installed in early October 2007 listed in Table 2. Several species of grasses are also present in the riparian area, but mosses were observed to be the most common form of ground cover within the northern limits of the riparian area. Several non-native, invasive herbaceous species such as wild carrot (Daucus carota), common thistle (Cirsium vulgare) and common dandelion(Taraxacum officinale) were observed in scattered clumps in the riparian area. Table 2 indicates the numbers of each species installed in the riparian zone relative to the number of plants File No.2361-041-01 Page 3 December 21,2007 GEOENGINEERSO • proposed for this area. Twinberry (Lonicera involucrata) was installed in instead of red osier dogwood (Cornus sericea) and salmonberry (Rubus spectabilis) was substituted for approximately half of the thimbleberry(Rubus parvorus). Table 2. Number of Plants Proposed vs. Number of Plants Installed (Riparian) Number Number Species Name Scientific Name Proposed Installed red alder Alnus rubra 8 8 red osier dogwood Corpus sericea 20 N/I twinberry Lonicera involucrate N/P 20 tall Oregon grape Mahonia aquifolium 80 80 mock orange Philadelphus lewisii 10 10 shore pine Pinus contorta 4 4 black cottonwood Populus balsamifera 4 4 Douglas fir Pseudotsuga menziesii 4 4 baldhip rose Rosa gymnocarpa 115 115 woods rose Rosa woodsii 125 125 salmonberry Rubus spectabilis N/P 80 thimbleberry Rubus parviflorus 140 60 Scouler's willow Salix scouleriana 35 35 blue elderberry Sambucus caerulea 10 10 Total 555 555 Note: N/P=Not Proposed,N/I=Not Installed 2.1.2 Wetland Area The wetland area is located in the northwestern portion of the site and includes three interconnected ponds (upper, middle and lower) with an island between the three ponds. Established vegetation surrounding the ponds prior to plant installation consisted of Pacific and Scouler's (Salix scouleriana) willows, black cottonwood (Populas trichocarpa), nootka and woods (Rosa woodsii) rose, Douglas fir (Pseudotsuga menziesii), black hawthorn (Crataegus douglasii) and several species of native herbaceous plants. Some areas near the ponds supported small amounts of invasive species such as Himalayan blackberry and reed canarygrass (Phalaris arundinacea). Table 3 lists the species and quantities installed within the wetland mitigation area in October 2007. The only deviations from the recommend plant list for this area was the addition of clustered rose (Rosa pisocarpa), a small reduction of baldhip rose (Rosa gymnocarpa) and additional plantings of mock orange(Philadelphus lewisii). File No.2361-041-01 Page 4 December 21,2007 GEOENGINEERS • �l Table 3. Number of Plants Proposed vs. Number of Plants Installed (Wetland) Number Number Species Name Scientific Name Proposed Installed vine maple Acer circinatum 10 10 red alder Alnus rubra 10 10 Red osier dogwood Cornus sericea 35 35 black hawthorn Crataegus douglasii 10 10 Tall Oregon grape Mahonia aquifolium 60 60 Western crab apple Malus fusca 6 6 mock orange Philadelphus lewisii 15 25 Shore pine Pinus contorta 14 14 Black cottonwood Populus balsamifera 5 5 Douglas fir Pseudotsuga menziesii 9 9 cascara Rhamnus purshiana 10 10 red flowering current Ribes sanguineum 25 25 Baldhip rose Rosa gymnocarpa 75 60 Nootka rose Rosa nutkana 50 50 clustered rose Rosa pisocarpa N/P 15 Woods rose Rosa woodsii 100 100 thimbleberry Rubus parviflorus 90 90 Scouler's willow Salix scouleriana 70 70 blue elderberry Sambucus caerulea 15 15 Douglas spirea Spiraea douglasii 15 15 Total 624 634 Note: N/P=Not Proposed,N/I=Not Installed 3.0 METHODS The year-five monitoring survey was conducted on November 28, 2007 to document the condition of the wetland and stream buffer mitigation site after implementation of the maintenance measures in September and October 2007 at the Tigard Retail Development Site. Success criteria established for this mitigation project have been incorporated into the monitoring methods utilized during the monitoring event. Observations recorded during the year-five survey included: • plant survival and general health. • percent aerial coverage. • presence of invasive species. • general condition of the created stream channel and wetland habitat. • hydrology and soil condition in created wetland habitat. • establish monitoring plots and photograph stations. • wildlife observations. File No.2361-041-01 Page 5 December 21,2007 GEOENGINEERSO • evidence of damage from nutria or human disturbance. The monitoring was conducted in the fall of 2007 after the maintenance measures were completed. A total of eight permanent monitoring stations were established within the mitigation area to document the existing conditions throughout the enhanced wetland, stream and buffer areas. Each monitoring station consists of circular plot with a 25-foot radius marked by a green fence post embedded in the center. To determine plant survivorship for the mitigation area, the number of plants within each monitoring station was counted and the general condition of each plant was noted. Plants were identified to be either, naturally occurring, planted during previous enhancement activities or recently installed. Plants were determined to be alive or dead and any apparent stressors were documented. Indications of nutria damage and human disturbance were also noted when observed. Undesirable non-native species were identified and their percentage aerial coverage was estimated. Additional monitoring observations were made regarding positive wetland hydrology such as the presence of saturated soils and/or open water. 4.0 RESULTS The monitoring protocol described in the methods section of this report was implemented to monitor the success of the mitigation activities and to provide baseline documentation of the maintenance work conducted in 2007. The following sections describe the locations of the monitoring stations and the conditions observed at each station. 4.1 MONITORING STATION OBSERVATIONS Eight monitoring stations were established within the wetland and riparian mitigation areas and were marked with green fence-posts and surveyors flagging. Monitoring Stations 1 through 3 are located in the riparian areas in the northern portion of the site. Monitoring Stations 4 through 8 are located in the wetland and associated buffer area in the northwest corner of the site (Figure 2). As part of the monitoring effort GeoEngineers biologists documented the location of each monitoring station utilizing a Trimble® (Global Positioning System [GPS]) receiver. The monitoring station GPS locations are shown in Figure 3. A photographic record of the mitigation area taken from the established photo points is provided in Appendix A. 4.1.1 Monitoring Station 1 Monitoring Station 1 was established in the riparian area north of the created stream between the stream and SW Dartmouth Road (Figure 3). This monitoring station represents the overall condition of the riparian area north of the stream. Recently installed plants in shrub and tree canopy layers dominate this monitoring station with approximately 3 percent aerial coverage due to the small size of the installed plants. The species and quantities of plants observed within Monitoring Station 1 and the observed health of the plants are provided below in Table 4. File No.2361-041-01 Page 6 December 21,2007 GEOENGINEERS • i- Table 4. Species and Coverage of Vegetation at Monitoring Station 1 Canopy # Plant Species Layer Status Planted #Alive #Dead Health/Stress Nootka rose S P 3 3 0 Healthy in appearance (Rosa nutkana) Oregon grape S P 5 5 0 Healthy in appearance (Mahonia nervosa) Baldhip rose S P 3 3 0 Healthy in appearance (Rosa gymnocarpa) Scouler's willow S P 1 1 0 Healthy in appearance (Salix scouleriana) Twinberry S P 2 2 0 Healthy in appearance (Lonicera involucrata) Total Number of Plants 14 Herbaceous cover 90% Bare ground 10% Aerial Coverage(T,S) 3% Native colonizers 0% Non native/Invasive Species 2%Wild carrot(Daucus carota) Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer,I=Invasive 4.1.2 Monitoring Station 2 Monitoring Station 2 was established in the southeastern portion of the riparian area (Figure 3). This monitoring station includes both recently installed and previously planted species of trees and shrubs comprising approximately 5 percent aerial coverage within the station. The species and quantities of plants observed within Monitoring Station 2 and the observed health of the plants are provided in Table 5. File No.2361-041-01 Page 7 December 21,2007 GEOENGINEERS Table 5. Species and Coverage of Vegetation at Monitoring Station 2 Canopy Plant Species Layer Status Planted #Alive #Dead Health/Stress Nootka rose S P 4 4 0 Healthy in appearance (Rosa nutkana) Red-osier dogwood S P 3 3 0 Healthy in appearance (Corpus sericea) Salmonberry S P 5 5 0 Healthy in appearance (Rubus spectabilis) PP 2 2 0 Western redcedar T PP 1 1 0 Healthy in appearance (Thuja plicata) Total Number of Plants 15 Herbaceous cover 75% Bare ground 25% Aerial Coverage(T,S) 5 Native colonizers 0% Non native/Invasive Species 0% Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer,l=Invasive 4.1.3 Monitoring Station 3 Monitoring Station 3 was established within the mid section of the riparian south of the stream(Figure 3). This monitoring station includes both recently installed and several previously established native plant species that appear in generally good health. The ground was covered mostly by mosses and herbs as well as some non-native species such as wild carrot. Aerial coverage at Monitoring Station 3 was observed to be approximately 10 percent.The species and quantities of plants observed within Monitoring Station 3 and the observed health of the plants are provided in Table 6. File No.2361-041-01 Page 8 December 21,2007 GEOENGINEERSO Table 6. Species and Coverage of Vegetation at Monitoring Station 3 Canopy # Plant Species Layer Status Planted #Alive #Dead Health/Stress Baldhip rose S P 3 3 0 Healthy in appearance (Rosa gymnocarpa) Salmonberry S P 7 7 0 Healthy in appearance (Rubus spectabilis) Scouler's willow S P 1 1 0 Healthy in appearance (Salix scouleriana) Western red cedar T PP 1 1 0 Healthy in appearance (Thuja plicata) Total Number of Plants 12 Herbaceous cover 80% Bare ground 20% Aerial Coverage(T,S) 10% Native colonizers 0 % Non native/Invasive Species 1 %Wild carrot(Daucus carota) Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer, I=Invasive 4.1.4 Monitoring Station 4 Monitoring Station 4 was established at the southern portion of the wetland buffer between the upper lower ponds and consists of both recently and previously planted species. The species and quantities of plants observed within Monitoring Station 4 and the observed health of the plants are provided in Table 7. In general,the plants at Monitoring Station 4 did not show signs of stress or disease except for the Oregon ash which had possible nutria damage. During previous site visits, Scotch broom was observed in the vicinity of this station. No Scotch broom was observed during the year-five survey, indicating that this invasive species has been removed from this area. File No.2361-041-01 Page 9 December 21,2007 GEOENGINEERS • ., Table 7. Species and Coverage of Vegetation at Monitoring Station 4 Canopy Plant Species Layer Status Planted #Alive #Dead Health/Stress Baldhip rose S P 8 8 0 Healthy in appearance (Rosa gymnocarpa) Nootka rose S P 1 1 0 Healthy in appearance (Rosa nutkana) Red osier dogwood S P 6 6 0 Healthy in appearance (Comus stolonifera) Douglas spirea S P 2 2 0 Healthy in appearance (Spiraea douglasii) Red flowering current S P 1 1 0 Healthy in appearance (Ribes sanguineum) Oregon ash T PP 1 1 0 Damaged (Fraxinus latifolia) Total Number of Plants 19 Herbaceous cover 100% Bare ground 0% Aerial Coverage(T,S) 5% Native colonizers 0% Non native/Invasive Species 3%Wild carrot(Daucus carota) Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer, I=Invasive 4.1.5 Monitoring Station 5 Monitoring Station 5 was established within wetland habitat associated with the pond system outlet. Soils were observed to be saturated within Monitoring Station 5. The installed plants at Monitoring Station 5 were not observed to show signs of stress or disease. The species and quantities of plants observed within Monitoring Station 5 and the observed health of the plants are provided in Table 8. Approximately 5 percent of Monitoring Station 5 was inundated with water from the lower pond, and aerial coverage of shrubs and trees was estimated to be 4 percent. File No.2361-041-01 Page 10 December 21,2007 GEOENGINEERS Table 8. Species and Coverage of Vegetation at Monitoring Station 5 Canopy # Plant Species Layer Status Planted #Alive #Dead Health/Stress Baldhip rose S P 1 1 0 Healthy in appearance (Rosa gymnocarpa) Douglas spirea S P 2 2 0 Healthy in appearance (Spiraea douglasii) Scouler's willow S P 6 6 0 Healthy in appearance (Salix scouleriana) Nootka rose S P 1 1 0 Healthy in appearance (Rosa nutkana) Western crab apple T P 1 1 0 Healthy in appearance (Malus fusca) Total Number of Plants 11 Herbaceous cover 100% Bare ground 0% Aerial Coverage(T,S) 4% Native colonizers 0% Non native/Invasive Species 15%common thistle(Cirsium vulgare) Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer,I=Invasive 4.1.6 Monitoring Station 6 Monitoring Station 6 was installed on the wetland island in the middle of the ponds. The primary source of hydrology for this portion of the site is derived from the ponds. Monitoring Station 6 includes species from recent and previous planting activities and volunteer native and non-native species. The species and quantities of plants observed within Monitoring Station 6 and the observed health of the plants are provided in Table 9. In general, the observed plant species appeared healthy with the exception of one previously planted Raywood ash(Fraxinus oxycarpa Raywoodii)tree that was dead. File No.2361-041-01 Page 11 December 21,2007 GEOENGINEERS.g • Table 9. Species and Coverage of Vegetation at Monitoring Station 6 Canopy # # Plant Species Layer Status Planted #Alive Dead Health/Stress Salmonberry S P 1 1 0 Healthy in appearance (Rubus spectabilis) Douglas fir T P 1 1 0 Healthy in appearance (Pseudotsuga menziesii) Shore pine T P 1 1 0 Healthy in appearance (Pinus contorta) Baldhip rose S P 4 4 0 Healthy in appearance (Rosa gymnocarpa) Scouler's willow S P 3 3 0 Healthy in appearance (Salix scouleriana) Nootka rose S P 2 2 0 Healthy in appearance (Rosa nutkana) Red osier dogwood S PP 1 1 0 Healthy in appearance (Corpus stolonifera) Raywood ash T PP 1 0 1 Dead (Fraxinus oxycarpa Raywoodii) Cutleaf blackberry S V, I 0 2 0 Healthy in appearance (Rubus laciniatus) Paradise apple T PP 1 1 0 Healthy in appearance (Malus pumila) Total Number of Plants 17 Herbaceous cover 100% Bare ground 0% Aerial Coverage(T,S) 15% Native colonizers 0% Non native/Invasive Species 15%Cutleaf blackberry and wild carrot Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer,I=Invasive 4.1.7 Monitoring Station 7 Monitoring Station 7 was installed on the west side of the lower pond within the wetland buffer. This station contains an extensive herbaceous layer comprised of grasses and rushes (Juncus spp.), recently and previously planted species, and volunteer species in the shrub and tree canopy layers. The species and quantities of plants observed within the Monitoring Station and the observed health of the plants are provided in Table 10. The observed plant species at Monitoring Station 7 appeared generally healthy with the exception of a Mock orange shrub that appeared damaged from possible animal grazing and a previously planted Pacific silver fir (Abies amabilis) tree that appeared damaged by human trampling or exposure to a strong wind. File No.2361-041-01 Page 12 December 2!,2007 GEOENGINEENSO • Table 10. Species and Coverage of Vegetation at Monitoring Station 7 Canopy # Plant Species Layer Status Planted #Alive #Dead Health/Stress Red flowering current S P 4 4 0 Healthy in appearance (Ribes sanguineum) Mock orange S P 2 2 0 1 Healthy and 1 damaged (Philadelphus lewisii) Black cottonwood T P 1 1 0 Healthy in appearance (Populus balsamifera) Nootka rose S P 3 3 0 Healthy in appearance (Rosa nutkana) PP 2 2 0 Scouler's willow S P 2 2 0 Healthy in appearance (Salix scouleriana) Baldhip rose S P 1 1 0 Healthy in appearance (Rosa gymnocarpa) Woods rose S V 5 5 0 Healthy in appearance (Rosa woodsii) Pacific silver fir T PP 1 1 0 Damaged (Abies amabilis) Himalayan blackberry S I 2 2 0 Healthy in appearance (Rubus discolor) Total Number of Plants 23 Herbaceous cover 100% Bare ground 0% Aerial Coverage(T,S) 10% Native colonizers 20%Woods rose Non native/Invasive Species 1%Himalayan blackberry Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer, I=Invasive 4.1.8 Monitoring Station 8 Monitoring Station 8 was installed on the northwestern end of the site between the upper and middle ponds in wetland buffer habitat. Monitoring Station 8 contains recently installed plant species and a previously existing canopy layer. The species and quantities of plants observed within Monitoring Station 8 and the observed health of the plants are provided in Table 11. All plants appeared healthy with no visible signs of disease or stress during the year-five site visit. The ground was mostly covered by mosses and herbs as well as invasive wild carrot. File No.2361-041-01 Page 13 December 21,2007 GEOENGINEERSQ i • Table 11. Species and Coverage of Vegetation at Monitoring Station 8 Canopy Plant Species Layer Status Planted #Alive #Dead Health/Stress Baldhip rose S P 3 3 0 Healthy in appearance (Rosa gymnocarpa) Nootka rose S P 3 3 0 Healthy in appearance (Rosa nutkana) Salmonberry S P 4 4 0 Healthy in appearance (Rubus spectabilis) Scouler's willow S P 3 3 0 Healthy in appearance (Salix scouleriana) Western crab apple T P 1 1 0 Healthy in appearance (Malus fusca) Shore pine T P 1 1 0 Healthy in appearance (Pinus contorta) Oregon ash T P 1 1 0 Healthy in appearance (Fraxinus latifolia) Mock orange S P 1 1 0 Healthy in appearance (Philadelphus lewisii) Blue elderberry S P 1 1 0 Healthy in appearance Sambucus caerulea Total Number of Plants 18 Herbaceous cover 90% Bare ground 10% Aerial Coverage(T,S) 5% Native colonizers 0% Non native/Invasive Species 5%Wild carrot and other herbs Notes: S=Shrub,T=Tree;P=Planted,PP=Previously Planted,V=Volunteer,l=Invasive 4.1.9 Wildlife Observations Wildlife observed within the riparian areas included the mourning dove, common snipe and American robin. Wildlife observed in the open water wetland and buffer area included at least four nutria, three pairs of mallard ducks,a mourning dove, a common snipe and an American robin. 5.0 SUMMARY AND CONCLUSIONS The work completed at the Tigard Retail Development Site has been conducted in general accordance with the Proposed Mitigation Compliance Actions Punch List (GeoEngineers 2007) reviewed with USACE and DSL. GeoEngineers conducted a year-five monitoring survey on November 27, 2007 which included the establishment of eight monitoring stations that will be used over the remaining five years of the 10-year monitoring period to document the success of the mitigation efforts. File No.2361-041-01 Page 14 December 21,2007 GEOENGINEERS.g • • Plant species and quantities were observed to be in general accordance to the mitigation compliance punch list. The recently installed plants were in good condition. Several plant species including twinberry, clustered rose and salmonberry were incorporated into the list during plant installation. Several of the plant species substituted into the enhancement areas were identified to have been installed in areas that may not meet the moisture requirements of these species. For example, salmonberry was observed high on the slopes within the riparian buffer areas. This species is typically found in and along the margins of wetlands. Of the previously installed plants located in the monitoring stations the following visible signs of stress or disturbance were observed: 1) Monitoring Station 6 had one dead Raywood ash tree and 2) Monitoring Station 7 had a damaged mock orange shrub and a damaged Pacific silver fir tree. Scotch broom and blackberry were observed within the outer edges of the planted wetland area near Monitoring Stations 7 and 8. Recommendations for maintenance activities to be performed at the site in 2008 include: 1) the removal of blackberry and scotch broom plants from the wetland buffer areas; 2) removal of thistle (or thistle seed heads) from the mitigation area; 3) irrigation of installed plants throughout the dry summer months; and 4)monitoring of plant guard success against nutria. Any questions or comments regarding this report should be directed to Judith Light, PWS at (503) 735- 5474. 6.0 LIMITATIONS We have prepared this report for the exclusive use of PacTrust and their authorized agents. Within the limitations of scope,schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions,express or implied,should be understood. 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. 7.0 REFERENCES GeoEngineers. 2007.Proposed Mitigation Compliance Actions Punch List. 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AEsPoNst / WiTh /v1.4- Ps e PACTRUST 15350 S.W.Sequoia Pkwy., Suite 300 Portland,Oregon 97224 Pacific Realty Associates, L.P. 503/624-6300• Facsimile:503/624-7755 TRANSMITTAL DATE: June 18, 2008 Mailed: Delivered: X TO: Gary Pagenstecher Picked Up: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 FROM: Matt Oyen RE: Dartmouth Property Enclosed please find the following: # of Copies Date Description 1 _ 4/1/08 Consent Order—DSL Enforcement File 6701 1 7/20/98 Original Wetland Fill Permit 1 Year 5 Monitoring Report 1 2/19/08 Response Memo with Maps By: Lynne Appleby for Matt Oyen •f!, 1 514:14/-cz-xply • PAC TRUST 15350 S.W.Sequoia Pkwy., Suite 300 Portland,Oregon 97224 Pacific Realty Associates, L.P. 503/624-6300• Facsimile: 503/624-7755 FEB 2 0 2008 C7V C 7 TICP;70 TRANSMITTAL . • DATE: February 19, 2008 Mailed: X Delivered: TO: Mr. Dick Bewersdorff Picked Up: • City of Tigard, OR 13125SW Hall Blvd. Tigard, OR 97228 FROM: Matt Oyen RE: Tigard Retail Development Site • • Enclosed please find the following: #.of Copies Date Description 1 Wetland/Stream Mitigation Compliance Packet By: 0,■ •-•!if 0, Lynn Appleby for att Oye/ PACTRUS`0 15350 S.W.Sequoia Pkwy.,Suite 300 UQ,r 005/ Portland,Oregon 97224 Pacific Realty Associates, L.P. 503/624-6300• Facsimile:503/624-7755 February 19, 2008 Ms. Carrie Landrum Oregon Division of State Lands 775 Summit Street NE, Suite 100 Salem, Oregon 97301-1279 Dear Ms. Landrum: Re: Tigard Retail Development Site Tigard, Oregon DSL Enforcement File 6701-ENF Corps Case Number: 98-666; DSL Permit Number: RF-9256 02361-041-00 WETLAND/STREAM MITIGATION COMPLIANCE PacTrust purchased the Tigard Retail site in late 2005. The site purchased by PacTrust was only a portion of the project area covered in the wetland fill permits issued by the U.S. Army Corps of Engineers (USACE) (case number 98-666) and Oregon Department of State Lands (DSL) (RF-9256). Approximately the eastern third of the site covered under these permits is not included in the PacTrust ownership. PacTrust was not responsible for the 5-year post-construction monitoring following the 1999 construction of the wetland mitigation project. The 5-year monitoring period should have been completed by 2004, one year prior to the PacTrust purchase. PacTrust identified lack of compliance with the permit mitigation requirements after review of the project files and agencies records following purchase of the property. Although only the Year 1 mitigation report was found in the project records, no permit violation notice issued by USACE and DSL was found in the agency files. After discovery of this non-compliance issue, PacTrust proactively initiated discussions in mid 2006 with USACE and DSL to identify the steps PacTrust should take to bring the portion of the mitigation area located within their ownership into permit compliance. These discussions resulted in a list of proposed steps documented in a letter sent to USACE and DSL in November 2006. These measures included hiring a wetland biologist to help assess potential reasons for poor survivorship of the originally installed February 19,2008 plants and recommend maintenance activities to bring the site into permit compliance. PacTrust contracted with GeoEngineers, Inc. to conduct this assessment and prepare a list of actions to be implemented, including a planting plan. GeoEngineers developed these measures in consultation with USACE and DSL staff. PacTrust implemented the measures in late summer 2007, contracted GeoEngineers to conduct the monitoring work, submitted the monitoring report to USACE and DSL in late December 2007 and subsequently received a notice of violation from DSL on December 31, 2007. This letter addresses the issues brought forth in the December 31, 2008 DSL letter. The fifth year monitoring report is the only annual mitigation monitoring report we have received since the site was constructed in 1999. Though your letter to the Department dated November 17, 2006 indicates that a Year 1 monitoring report was submitted, we do not have this report in our file. No annual monitoring reports were submitted for years two,three, and four. As discussed in the introduction of this letter, the 5-year monitoring period should have been completed by 2004, one year prior to the PacTrust purchase. A copy of the Year 1 monitoring report, prepared by W&H Pacific dated December 21, 2001, was found in the agency files review by GeoEngineers in 2006 and is included with this letter. USACE recommended that documentation of the actions conducted by PacTrust in 2007 to bring the site into compliance serve as the Year 5 monitoring for purposes of the USACE monitoring requirements. This issue was subsequently discussed with DSL and no objection to this approach was raised. Lack of these reports is one of the reasons PacTrust initiated permit compliance consultation with the agencies. PacTrust will continue to monitor the mitigation site for an additional five years and submit reports to USACE in Years 6 and 10 as required by the USACE permit. As required by permit condition 7c, success criteria for planted vegetation is 80% for five years. It is unclear from the 5th year monitoring report whether any of the original plantings have survived. Some of the plants from the 1999/2000 installation have survived, but no effort was made to determine percent survivorship of the original plantings because so few installed plants were observed in the mitigation area. The density and total area of plants installed in late summer 2007 by PacTrust is significantly greater than that proposed in the permitted mitigation plan. Based on the mitigation plan submitted with the original permit application, approximately 155 plants were installed in the mitigation area now under PacTrust ownership. PacTrust installed 1,180 plants in this same area in October 2007, approximately 7.5 times more plants than originally installed. Condition of the plants installed in late summer 2007 was very good and guards to deter nutria damage were installed. Therefore, as of Year 5, the replacement plantings were considered to bring the survivorship in the mitigation site within PacTrust ownership to 100 percent. As mentioned above, USACE requires five additional years of monitoring which will include tracking plant survivorship. The 5th year report indicates that the mitigation site is not yet fenced. This is a requirement of the permit,condition 7e. Although the former owner filled the site to create a building pad in 1999 and 2000, the site remains undeveloped. The approved mitigation for the area included a buffer area • February 19,2008 • approximately 15-feet wide. PacTrust replanted the wetland areas and 25-foot-wide buffer extending from the edge of the wetland and stream areas. Under current local Clean Water Services regulations, a 50-foot-wide buffer will be required adjacent to the wetland and stream features when the area is developed. The current condition of the outer 25 feet of the buffer is poor, primarily comprised of fill material and sparsely vegetated with non-native species. Local regulations currently require buffer areas in poor condition to be improved in order to secure water and sewer hook up. Site preparation for future construction will require some grading work in portions of the outer 25-foot buffer area and installation of native plants throughout the outer 25 feet of the buffer to upgrade from existing poor condition. PacTrust has proposed to have the site fenced at the 50-foot buffer edge after the outer 25- foot buffer area is improved at the time of future development. This issue was discussed with the USACE and DSL in late 2006 and 2007 and no objection was raised. Any fencing installed at this time would have to be removed in the future when the site is developed. There is currently no sidewalk along SW Dartmouth Street (along the northern mitigation area limits) or any public access into or across the site. It was determined that the most likely reasons for failure of the original plantings in the mitigation area were: 1) nutria damage; 2) inadequate irrigation after plant installation; and 3) poor, compacted soil conditions in selected area. Neither human nor pet access to the site appeared to be a factor in plant failure. Permit condition 7d requires establishment of 2.0 acres of replacement wetland and preservation of 0.41 acres of wetland. You must submit documentation, such as hydrology data, to demonstrate that at least 2.41 acres of the mitigation site meets wetland criteria. PacTrust does not own the entire mitigation site. Therefore, the replacement acreage specified in the permit will not be present on the PacTrust ownership. To simplify this documentation a visual representation showing the limits of the permitted mitigation area overlain on the wetland and stream mitigation areas identified within the PacTrust ownership has been prepared. Attached please find: 1) the Wetland Data figure from the permit application that shows impacted and mitigation wetland areas; 2) the preliminary landscape plan from the permit application showing the mitigation area limits; 3) a figure showing the wetland boundary limits delineated by GeoEngineers in 2006 (Figure 6) and the limits of the mitigation area and wetland habitat outside of the mitigation area as shown in the permit submittal; and 4) an enlargement showing the limits of the permitted mitigation area (including buffers) on PacTrust property overlain on the areas planted in 2007. Please note that the area identified as Wetland A on Figure 6 is located east of the property owned by PacTrust. Figure 6 shows that the area of existing wetland along the southern and southwest property limits is greater than the wetland area delineated for the permit application. The existing wetland limits in the northwest corner of the property also extend beyond those identified in the permit application. And, the mitigation area planted in 2007, including the 25-foot-wide buffer, is greater that the area mitigation area depicted in the permit mitigation plans. • February 19,2008 The above referenced compliance issues are subject to our jurisdiction and constitute a violation of Oregon's Removal-Fill Law. Over the past 16 months PacTrust has actively worked to bring their Tigard Triangle property into compliance with the USACE and DSL wetland fill permits issued to the previous owner. PacTrust voluntarily undertook this action once they became aware that the mitigation area on the property was not in compliance with the USACE and DSL permits. This effort was not a response to any agency violation citation. PacTrust notified USACE and DSL of the permit compliance shortfalls and solicited input from the agencies to determine how to correct this matter. The agency consultation included numerous telephone conversations, submittal of written documentation on the proposed measures, and a review of conditions at the site with DSL staff. We believe the mitigation area is in better condition than any time since its construction and will provide beneficial habitat once the plants become established. We were very disappointed upon receiving DSL's notice of violation. The fencing requirement specified in Condition 7e is the only outstanding permit issue. But as discussed above, a fence will be installed at the outer edge of the 50-foot wetland buffer when the site is developed. Previous discussions with USACE and DSL indicated that this was an acceptable and rationale approach. A fence would serve little purpose at this time, and lack of a fence has not impacted the success of the wetland to date. We trust that this letter provides the information necessary to revoke the violation notice. Please contact Matt Oyen at PacTrust (503 624-6300 ext 292) or Judith Light at GeoEngineers (503 735-5474) any of these issues. Thank you. Yours very truly, PACIFIC REALTY ASS IATES, L.P. ✓jam--- — Matthew Oyen Attachs. (5) cc: Tina Reed, USACE, Portland District Kevin Moynahan, DSL Mischa Connine, Oregon Department of Fish and Wildlife City of Tigard Planning • • • •.•• • • .... • • ... • 14• AAA ... • • .. ••• . • • A; —1 44 . : • •• • . : ... '%.. • .••• — •• ., .. .••• .. .. .••• .... 4.. ,......4 4.• .••• • ..... • :::: .....: .• • : .. .... ii.,......A A A .••• . ... ... • ... AN* • , at. ..• • ••• , :.::.:: • •,,,,,:••• • ....... gli , Iii: i : ... ...., 44, ... IR ,r41.• ::::::ae• rill: .. _ ,,..... ,... 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QQom�'� �Yf' v. $ .p ER ma ... x r y a x. y .. • . . .. # ,f r x: m . 4 r Y • 8405 SW Nimbus Avenue • ♦ I • Beaverton,Oregon 97008-7141 PACIFIC 503.626.0455 Ut l [13 LANDS Fax 503.526.0775 A Ar.nA..Aj rA.)r Cm.� • 111131 JA II P 1 TRANSMITTAL • To: Colin MacLaren Date: January 30,2002 Company: Oregon Division of State Lands Project Number: 820349 Address 775 Summer Street NE Project Name Tri County Wetland Mitigation Site City/State Salem,OR 97301-1279 Re: First Annual Monitoring Report Phone: 503.378.3 805 ext.244 Fax: Confidentiality Notice:This facsimile is intended only for the use of From: Phil Quartennan the individual and exempt from disclosure under applicable law.If the reader of this message is not the intended recipient,you are hereby Phone: (503) 626-0455 notified that the unauthorized dissemination,distribution or copying of this communication,or the taking of any action in reliance on the contents of this information is strictly prohibited.If you have received Fax: (503)526-0775 this facsimile in error,please notify us immediately by telephone (collect).Thank you. We are sending: These Are Transmitted: Copied To: • Attached ® For Your Info/File • Facsimile As Requested #Of Pages Including Cover [] For Review& Comment • Copies Description 1 Tri County Wetland Mitigation Site, First Annual Monitoring Report • Colin, My apologies for the delay in getting this report to you. u'l Phil Quarterman . whpacific.com planners surveyors is S Tri-County Wetland Mitigation Site r- i F- I _ First Annual Monitoring Report Presented to Gordon Martin �`., x` 01 Presented by W&H Pacific A Member of the IT Group 8405 S.W. Nimbus Avenue Beaverton, Oregon 97008 f • • Tao Wetland Mitigation Site 01 Annual Monitoring Report • TABLE OF CONTENTS INTRODUCTION 2 Permit Conditions and Additional Actions to Comply with Permit 2 YEAR 2001 INVESTIGATION 3 Status of Additional Work 3 Survival of Plantings 4 Natural Regeneration 6 Wildlife Use 7 Other Problems Identified 7 General Assessment and Remedial Measures 7 TABLES Table 1 Survival of Original Plantings Table 2 Supplemental Plantings FIGURES Figure 1 Vicinity Map Figure 2 Site Plan Figure 3 Mitigation Plan Showing Photo-Points APPENDICES Appendix A Figures Appendix B Photo-documentation W&H Pacific Project 820349.00100000 • Tri-Col.Wetland Mitigation Site 200 nnual Monitoring Report INTRODUCTION i This report documents the findings from on-site investigation on December 19, 2001 at the Tri-County Development wetland/drainage mitigation site on SW Dartmouth Street in Tigard. The site is located east of a Costco store, and across Dartmouth from another shopping center development. Dartmouth can be reached from Highway 99 at the western end, or from Interstate 5 via the Haines Street exit. See Figure 1, Vicinity Map and Figure 2, Site Plan, for a general overview of the project. Figure 3 shows the mitigation plan, including plantings. The mitigation site adjoins Red Rock Creek, a tributary of Fanno Creek, and its associated wetlands. Protection of an area of these wetlands is one of the permit conditions. A small intermittent tributary of Red Rock Creek flows through the site. Part of the site consists of a re-channeled section of the former creek and a mitigation area along it that runs parallel to Dal tniouth Street. Army Corps of Engineers (Corps) permit 98-666 and Oregon Division of State Lands (DSL) permit RF-9256 authorized the original fill and removal for the project. The DSL permit imposed various conditions relating to design and construction of the site and planting survival, as well as submittal of an annual photo-documentation monitoring report for five years. The site was apparently constructed in the summer of 1999, and originally planted in the dormant season of 1999-2000. Permit Conditions and Additional Actions to Comply with Permit The DSL permit imposed certain mitigation and monitoring conditions. The mitigation site was to be constructed and planted as designed concurrent with the construction project. According to DSL records, Martin Schott of Schott and Associates, the biologist who designed the mitigation site, performed a site inspection in March 2000 and reported that 90% of the mitigation work had been completed. Bill Parks, DSL Resource Coordinator, sent a letter to the project engineer (Christensen Engineering) on March 15, 2000 outlining specific changes and additions to the mitigation site needed to bring it into compliance with the permit. Bill placed a note in his file on July 14, 2000, including a marked up plan, listing specific actions that should be taken. In an interview with Bill on January 24 2001, he listed the items still required. • Submit a modified as-built plan showing additional actions performed. • Carry out additional grading in several places along the stream to create pools. • Install root wads in these pools and in the pond at the western end of the site. W&H Pacific Page 2 Project 820349 Tri Cotnnual;Wetland.Mitigation 200 Monitoring ReportSite • Install a four-foot high vinyl coated fence to protect the created wetlands and adjacent existing wetlands • Install additional tree and shrub plantings, including black twinberry (not part of the original plantings). Additional plantings were needed on the upland between the downstream ponds, and in the areas of additional grading. Quantities were not specified. • Perform the first year of annual monitoring during 2001, and submit a monitoring report. { • Document survival rate of plantings. The permit success standard is an 80% survival rate. The permit included the following maintenance and monitoring conditions: • Maintain the wetland for five years until the vegetation is established and the area is functioning as designed. • Take photographs annually for five years from fixed photo-points, and submit annual monitoring reports. The permit also states that the DSL retains the authority to require corrective actions if the created wetlands are not functioning as designed within five years. YEAR 2001 INVESTIGATION We performed an initial reconnaissance on site on January 18 2001, prior to a review of DSL files and the interview with Bill Parks. We performed a monitoring site visit on December 19, 2001. This report documents the results of this monitoring. Status of Additional Work Based on our site investigation: • Additional trees and shrubs have been installed since January 2001. The species, quantities and survival rates are documented below. • Additional grading had been performed in the areas indicated by Bill Parks, prior to January 2001. A pool has been enlarged in the middle section of the mitigation area. Six small pools have been excavated in the upper section of the channel to the east. The slopes have been stabilized with straw mulch and seeded. • The additional root wads have not been installed in the upper pools, in the locations Bill indicated. The lower ponds to the west already have at least seven pieces of large woody debris installed. It is not clear if they are all from the original installation, or whether one root wad was added later in response to Bill's request. W&H Pacific Page 3 Project 820349 Tri Co Wetland Mitigation Site • • 2007Knnual Monitoring Report • The fencing has not yet been installed. The new pools have begun to accumulate sediment from upstream and to revegetate naturally. They are beginning to perform a useful water quality function. The slopes are approximately 2:1, due to the narrowly constrained area in which they were constructed. I Survival of Plantings ` We located each of the trees and shrubs that had been installed as part of the original planting, and the recent additions. We compared the plantings that were found with the species, quantities and locations in the planting plan (Figure 3). For the most part, the plants shown on the planting plans in the lower ponds and the middle channel section were found in the right locations and in the specified quantity. However, most of the .plantings shown-l e'uppe rchrantret section we e absent: he survival rates of each individual species are shown in Table 1 below. Additional plantings had been installed in small numbers throughout the site (see Table 2). __ TABLE 1: SURVIVAL OF ORIGINAL PLANTINGS Plant species Quantity Plants Dead Missing I % Shown Surviving Plants Plants Survival in Plans Vine maple 12 6 - 6 50% Oregon grape 12 9 - 3 75% Pacific dogwood * 20 12 8 - 60% Red-twig 3 3 - - 100% dogwood Ash 4 4 - - 100% Red-flowering 47 13 3 31 27.7% currant Nootka rose 25 19 2 4 76% Willows 12 9 2 1 75% • Blue elderberry 21 1 3 1 17 4.8% Spiraea 27 15 - 12 55.6% Snowberry 41 1 14. - 27 34.1% Western redcedar 5 5 - - 100% TOTALS 229 110 18 101 48% We performed a count of each of the tree and shrub species shown in the plans. Then we documented the numbers of each species that were present and alive, dead plants, and W&H Pacific Page 4 Project 820349 • Tri-C Wetland Mitigation Site 20 Annual Monitoring Report plants that were absent, based on the quantities in the plans. The percent survival shown in Table 1 factors in the missing plants. Overall, the rate of survival of the 229 plants shown on the plans was 48% (110). Most of the other plants were absent (101), and nearly all of these were absent from the -. upstream section. However, the survival rate of the plants actually present was quite high • (86%). As a general observation, many of the plants, while alive and established, were not thriving. While certain species had no mortality, survival of other species was low. Significant numbers of red-flowering currant, snowberry, spiraea, and blue elderberry were absent. Of the plants that were present, there was significant mortality among • dogwood and blue elderberry. Several other species had a high survival rate among the plants actually present, including vine maple, Oregon grape, ash, spiraea, and snowberry. An ornamental variety of dogwood (Cornus kousa chinensis) had been substituted for the native species Pacific dogwood (Cornus nuttallii). Recent supplemental plantings were distinguished by their fresh wire mesh cages and staking. The Douglas fir, rose and willow had survived well, but the red-twig dogwood had experienced a lot of mortality. No black twinberry plants were included. TABLE 2: SUPPLEMENTAL PLANTINGS Plant species Quantity Plants Dead Planted Surviving Plants Survival Douglas fir 15 15 - 100% Red-twig 23 15 8 65.2% dogwood Rose 10 10 - 100% Willows 5 4 1 80% As a general observation, the mortality could be due to a combination of factors. The lack of summer moisture, low fertility of the subsoil exposed by grading, the quality of • the plant materials, and predation by animals could all be involved to some degree. The permit conditions did not include a performance standard for herbaceous plantings, or for cover of invasive non-native plants such as reed canarygrass and Himalayan blackberry. The planting plan included large numbers of plugs of small-fruited bulrush and slough sedge. The former species was planted within the inundated parts of the ponds. The sedge was planted along the perimeter of the ponds and the upper channel section. Our W&H Pacific Page 5 Project 820349 Tri-Ccilk,Wetland Mitigation Site 20 nnual Monitoring Report general observation was that the slough sedge had become established intermittently where it had been planted. Some areas had a fairly good amount of cover (for instance the small pool show in Photo PP9/1). In other places, slough sedge cover was spotty, but gradually increasing. Small-fruited bulrush was mostly absent from the inundated areas. Development of herbaceous cover has probably been greatly reduced by herbivory by nutria. We observed several nutria on the site, including juveniles. Natural Regeneration We documented trees and shrubs that had established naturally on the site. There was also a remnant of riparian vegetation along the south bank of the upper section. Trees and shrubs that had been cut back during construction were starting to sprout. We documented numerous clusters of willow that had established. naturally along the perimeter of the ponds and stream. Clustered rose had also regenerated in a few places from remnant root-stock. We identified several other naturally established trees and shrubs, listed below: • Red alder 4 • Pacific madrone: 6 • English hawthorn (introduced) 8 • Douglas fir 1 • Oregon ash 1 • Black cottonwood 2 • Paper birch (introduced) 1 • Maple (introduced?) 1 In addition, as noted above, the original riparian stand at the eastern end had re-sprouted. The main species were bigleaf maple, hazelnut, apple (introduced), English hawthorn, and clustered rose. Invasive Non-Native Species: The species of particular concern on this site are reed canarygrass,Himalayan blackberry, and scotch broom. Reed canarygrass is not a problem at present. The only place it is found in any amount is at the western end of the site adjoining the existing wetlands on Red Rock Creek. Himalayan blackberry is present in small patches here and there through the site. There is a certain amount of it in the remnant of riparian vegetation along the upper stream section. A few individuals of scotch broom have appeared here and there on the site. W&H Pacific Page 6 Project 820349 • Tri-Cipy Wetland Mitigation Site 2001 Annual Monitoring Report It appears that the slopes along the site have been maintained by mowing. This has helped to keep the blackberry growth in check. The most significant problem with non-native species is with nutria (as noted above). Wildlife Use: In addition to the nutria, we observed several ducks using the site. The predominant species is mallard. We also saw a bufflehead. Other resident or migratory wildfowl probably use the site. A large flock of Canada geese were grazing on the nearby uplands. They evidently also graze in the mitigation site. Other Problems Identified: The stream channel has developed a significant problem with bank and bed erosion. This can be seen in Photo PP2/1. The linear sections of the stream channel, in particular, are experiencing down-cutting and head-cutting. The silty-clay loam bed material is gradually eroding. This is due to the velocity of flow caused by the constrained, linear channel plan form and steep-sided cross-section. The channel has begun to develop small meanders, which has helped to absorb some of the energy. But this has occurred at the expense of bank erosion. Rock weirs were installed at the outlet of the ponds and pools, and this has controlled erosion in most places. Bank erosion has occurred immediately downstream of one rock weir in the western pond complex. The pools created in the channel sections have helped a little by allowing accretion of eroded sediments. General Assessment and Remedial Measures: The site plantings have a generally low rate of survival. It appears that the plantings in the upper channel area were either not completed, or were removed and not fully replaced when the additional grading was performed. The additional plantings done in the last year may have fulfilled the DSL requirement for added plantings, but have not corrected the earlier mortality. Vegetative cover on the site in general is sparse and largely consists of grasses and other herbaceous vegetation, much of it non-native. This is particularly true on the side-slopes and in the deeper water areas of the ponds. Only along the perimeter of the ponds and stream channels is there reasonably good survival of the original plantings and natural W&H Pacific Page 7 Project 820349 • Tri-Co'Wetland Mitigation Site 2001 Annual Monitoring Report regeneration of desirable native shrubs (such as willow) and herbaceous species (such as soft rush). The additional grading requested by DSL has been completed, but without the large woody debris. Permanent fencing has not yet been installed. Stream bed and bank erosion is an on-going problem. Rock weirs that slow the velocity of flow have prevented the problem in some places. But the narrow corridor available to construct the stream channel has not allowed enough space for lateral movement or development of a floodplain, to absorb energy. Given the physical constraints on the site, the only possible solution is to install a number of rock weirs at intervals along the channel, together with bio-engineered structures such as fascines to provide vegetative stabilization and shading. This would be at best a repair to reduce erosion, without creating a broader corridor and completely redesigning and re-constructing the channel. In the long term, as the commercial development project is constructed, the stream channel would become physically constrained on both sides. It would have minimal wildlife habitat functions and values. Repair and replanting might accomplish a significant reduction in the amount of erosion, and might eventually help to shade the stream and moderate water temperature. Based on our findings, the following remedial measures are needed to comply with the permit conditions: • Replace dead and missing tree and shrub plantings, in the quantity shown in Table 1 (119 plants). Consider some substitutions to the specified plants, to increase success. Include black twinberry plantings, per permit condition. • Include soil amendment and two years of summer irrigation to aid establishment. • Install the root wads or other large woody debris into the western pond and pools along the stream channel,per Bill Parks' request. There appears to be a source of woody debris on the construction site. • Install permanent fencing of the wetland mitigation site and preserved wetlands, per the permit condition, after all commercial construction is completed. • Submit an as-built plan when these measures have been completed. • Continue with annual monitoring, per the permit condition. We also recommend consideration of remedial work to the stream channel to reduce erosion and provide shading. Measures such as rock weirs and bio-engineered structures should be evaluated. Control of nutria should be investigated, possibly using live trapping. W&H Pacific Page 8 Project 820349 • • • Tri-Cay Wetland Mitigation Site 2001 Annual Monitoring Report APPENDIX A FIGURES W&H Pacific Page 9 Project 820349 • S .... - _j` .'3: ��'- 9 lk Cam:`'•:. .. .. �.i, _ � Y*:; F - ! 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L .,_.L....: i . • • . . . i ., • . .1_7._ L. 1------ "-- • L- ,_-_____ `i 6 ., . $ , , . . y .. . , - ... .....„... ..s., ..... .:•_„,. .„.:_ , ... _•_..:..„...r . _ _ . .•, .. .......„.. . _,,...ar, ;__. a r-;- . ;X1-' - I - �- .. •-- ' i _ _ t -• _ _ w 1 .r t 1 . • PP9/ 1 F- t • G3LQW tyou_vprldciV --34, • City of Tigard TIGARD Memorandum To: Dick Berwersdorff, Current Planning Manager From: Tom Coffee, Community Development Director Re: Initiating Comprehensive Plan Amendment Date: July 31, 2008 PacTrust is pursuing development of a tract of land in the Tigard Triangle formerly known as the Tri- County Shopping Center property on SW Dartmouth Street. At their pre-application conference held June 12,2008 the City discovered that the City's Significant Wetlands Inventory still showed significant wetlands on portions of the site which is inconsistent with a prior land use approval for Tri-County (CPA98-0002), and the facts on the ground. The City Attorney has recommended processing a Comprehensive Plan Amendment to correct the error. Comprehensive Plan Amendment (CPA) 98-0002/ Site Development Review(SDR) 98-0002/Planned Development Review (PDR) 98-0001/Sensitive Lands Review (SLR) 98-0002/Lot Line Adjustment (MIS) 98-0004 approved a Comprehensive Plan Amendment to the Water Resources Overly District, including fill and mitigation of a portion of existing wetlands on the property, and other development. The staff report states in part: If the application is approved, then the ESEE analysis shall be incorporated by reference into the Tigard Comprehensive Plan, and the Tigard Wetland and Stream Corridor Map shall be amended to remove the site from the inventory. Because an existing map format was prepared for all designated sites. If this application is approved staff will undertake the appropriate revisions to the resource maps. Apparently, the resource maps were not revised as indicated in the fording. Meanwhile,grading, filling and mitigation occurred on the ground, even though the development was not built. The City's Significant Wetlands Inventory is in error, as follows: 1) Significant wetlands were not removed 2) Mitigation wetlands were not mapped 3) The Significant Habitat Areas map,based on the wetland inventory, needs revision Therefore, pursuant to TDC 18.390.080.D, the Director initiates a Comprehensive Plan Amendment to correct these errors, effective immediately. , 4c- Tom Coffee, Co l•fty Development Director Date • • • 1 1 • . . i .. , i;'/I DAt ra aeirlr I , � It *� i r J j r x r r i 1 V� t r r ,� 1• r o co S'� r th p i4f ! _ _ I - r i.r 0 •• r �c —ti O `�✓ '-• `�' y• Y•".� r . . ._ • ; �� # •aij{.;To B1Q 0 0 G C.4:{~,y'•j. -0 -•-• - - b-- ' ' .1q j:: Fc).+,,•,..'\•1.L\, `."..''+•..1.L�.a,\\tv.;.v�ti ...J•„ .V{,\' 1\•'.r...• ', ♦ \ , -••” , 0Rr 0. .'_ ;a"' 0 ',.. , \`•• V .V4 citiV4; •• ',t7JYS '•.}_S' I. . • a, •IC .-N '+ .¢�.. !• ~,\. • . �+ _ iii. 1;.., yy I r.5XJ � �rJ^••' `i2•l .‘-''IY • l s: i Y6S _E•,�'a!l,J , "v ., '#�',;�l, -•;r � r �` ;i0..►r cis 64• _ .<j .•, • T•P fig ,,, 1 ,I K_ '+[C '1'rh •'J .4 le.';', fib-41 1r t-�•r: 77 •_ - ,w\ -44.t.71! , j i..'a," F. ,t,,to.,1 •;-:••,7. ?,,7:4.%....N.k., . .., •:eic. • > . � +�'j '��,►,�i�%4� '�:�, .� 'ire' J ,1:�_&• .•�Z ..��•o i:,� ••�! 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F .i 1 _ Y t iE Y a t PRELIMINARY LANE PLAN eTTY OF TIGAR 5\ CHRISTOPHER Y ( ; muN FRESI1LEY 'RI—COU�ITY CENTER NCIt'LER1NC , INC.va...-1bal r C(rvpUt pn0lortnl, r +o..0 u+1aLAN DS CAPE ARC I[I?EGT �s zW -Tarp av�te PLWYtL°. MU.t115LCG3• AND SRYYOR 4 I3 sr,/ML, er+uvlw. o.raal ,177/.3 w,►i WRVS a m M•►n a4M 9:a M.w.I MA wtiNM.+M TIGARD.OR no lot sYtwrroet STOW DIM s 10111‘910.asGa — acs. 1+dt7■J■..'>ti IPA*. (WI Art...11.70) } r ts•B OM Well Wit 7m s=ri• • 0 « WETLAND ND �ATA: >= n►?! I..M..1011722:• NMm g sexy ACES COUNTED o x1 r/ TOTAL COST. WEll ND1 75.377 VV (1.73 ACRES) 8470 (A1-A : 1Q,3a4 Sr / 3 • 5,43S Sr TOTAL.1iGN-P ACTEO *VI M° AREA: 2S_72a SF (D.59 ACMES) (C1-C10): OLdD3 Sr TOTAL. IL 7OTA. AAMIIASEI ACFC.A1 +: 73.230 Sr `� IMPACT METLMID AREA; AMU SF (l,t4 ACRES] + - N. 1,270 SF FAST Or 72nd r a1,129 SR ( 1.169 ACRES) COYIENSA?$014 Eff OE?CT M611J - 7',x,251) • 1,KS SF . ' NDN-t>WIG'Tfl] 0.0J �. 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