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ZOA87-03 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. 1• � 4 � a1Gi '/ .L�R ■ �^�, 18.120.020, 18,134.020, A :.: -•. �fir! o,� .t 2&.O3t ,, 1,..;.."i r 3 • ,• , t. .rte- . , 4fi, :. 4,. j .4, • •tom. :. t i Z O tic), • .u. d•',ti `.i 5`,{ .r-r a d. xYy.' j..�. e*. > .4' �.1 ..w_t X24 .' • .;'',.,,,,,,,-,•-•,;,'.` fir s 1-;,.::.'"::''''...... a y. 4v ,t , J '{ ?.• + .. .• S. 4 _y •c..., +«. a .� mE ! Ids 4• CITY OF• TIGARD. OREGON ,.. . ORDr„JANr . NO: 87,:-.....G.4..._ : AN ORDINAN TO AMEND.. CHAPTER .18,.'84 AND POLICY •3 D'�33 0',iF THE ..COMMUNITY . . r a . OEVELOPMt,11IF CODE AND rOMPRBIIENSIVE PLAN (ZOA 87,--03 AND ,CPA-87-02) AS THEY: PERTAIN TO SENSITIVE LANDS.. - . - f ,. x ,- f i * • of - • ... , - WHEREAS, the Cit y of Tigard finds it necessar•S to revise its Community' , . . t Deve,.o rent Code pr period i c�►1ly to improve the operation and implementation of .Id. the Code; and • ::" WHEREAS, the City desired to streamline the Sensitive Lands approval process -. d , and` clarify def initions and requirements in the Sensit ve Lands Chapter of the ' t.,. - _ Community Development Code and Policy 3.5.3 of the Tigard Comprehensive Plan; - - WHEREAS, the planning staff made recommendation of findings to the City of Tigard Planning Commission on J'u'ly 21, 1987, and September 8, 1987, at public . hearings; and WHEREAS, the Planning Commission voted to recommend approval of ZOA 87.03 and CPR 87-02 at its meeting on September '8 1987; and WHEREAS, the Tigard City Council held a public hearing on the proposed changes on December 7,1987; THE CITY OF TIGARD ORDAINS AS TOLL 1S Section 1: The Community Development Code shall be amended as shown in .' ' Echibit "A". Language to• be added is UNDERLINED. Language; 'to be deleted is shown in [BRACKETS]. . ' e Section 2 d This ordinance shall become effective on and after the .31st day , { after its passage by the Council and approval by the:`Mayor. PASSED: By LSib'�yrt6a. .. vote of all Council members present ;.: ., after being read by number and title only, this day of 2c-e ta -, 1987. { ir _ - ,... -) / . 4410.,‘.1,4`' '' ' ../ .—A ... ' 1. oreen R. Wilson, City Recorder y ft, APPROVED: This "--)`Th day of ; 1987:. ''. IX i . . Thomas 11. Brian, Mayor Approved as to form, f e�i I % -t ii ' fe„,:iv,,,.........:(I.::: it, ..-L....----.....,' , ...._jLaj,..7.?k,..7 4,4 Ci y Attorney ORDINANCE No. 87--66 w.: sb/153I as r. • • Y #*SFXt1TBIT°Ago. A f � .f. it f �f .,• e • [ � _ ♦. 18.84 i SENSITIVE LIINDS* b. f ., f a . T ' 18.84.Q141 Purpose T f • .:-.-• , • - (a) Sensitive lands are- lands otentaally.ursuxtabRe for development because of their location within the 100-year 1'loodplsifa; within , natural drainageway on steep slopes or. on *unstable ground. •- (b) Sensitive land areas are designated as such to protect the public health, safety and welfare of the community through the regulation of these sensitive land areas, ;Sensitive Lands regulations this Chapter are (c) intended to maintain the nte integrity of the rivers, streams, and cranks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality and fish and .- wildlife habitats, and preserving scenic quality and recreational potentials. E(d). Development is prohibited within all areas designated as significant wetlands on the Floodplain and Wetlands Map. Development on property adjacent to significant wetlands shall be done under the planned development section of the Community Development Code. In addition, no development shall occur on �e_: . •, property adjacent to areas designated as significant Wetlands ore the Floodplain and Wetlands Map within 25 feet of the designated : wetlands area. ((e) Except as explicitly authorized by other provisions of this Chapter, all other uses are p prohibited on sensitive land areas.) d :• ((f) A use established prior to the adoption of this Code, which t: would be prohibited by this Chapter or which would be subject to the limitations and controls imposed by this Chapter shall be considered a nonconforming use. Nonconforming uses shall be subject to the provisions of Chapter 18.132 of this Code.] pA [(g))(d) The regulations of this Chapter are intended to implement the y '. Comprehensive Plan and the Federal Emergency Management Agency's flood insurance program, and help to Preserve natural sensitive land areas from encroaching uses and to maintain the September OC 1981 zero-foot rise floodway elevation. [(h)](e) The areas of special hazard identified by the Federal Insurance Administration in a scientific and engineering report entitled ', .J "The Flood Insurance Study of the City of Tigard," dated September 1, 1981, with accompanying Flood Insurance maps.. w a' (updated February, 1984) is hereby adopted by reference and declared to be a part of this Chapter. This Flood Insurance Study is on file at the Tigard Civic Center. C(i)]. .l when base flood elevation data has not been provided: in accordance with Section 18.84.010(h), the Dirfector shall obtain, 70A 87-03-AND CPA 87-02 (11-3--07) -- PAGE 1 3 , . bd e flood e-levata.on and • re:view arid- reasonably ui y floodway daLa airai'lablo from a Federal, State., or otter soure:e, order to adniinxster Sect-ions, 18.84.026((h). and (a)] fe.) .and t'' Whaer e elevation not .available h. .the F.laod 3tnsu'rance Study ar < from another authoritative ' Source, catirar�s for• bui1dsna� -permits .:shy be reviewed `to assure that proposed con structio will be safe Emit • tliood i The test of. reasonabletries, is a local •ud•event .and includes use of historical .data hi.h water r aa�ks, ph oto ra sps etc. where available e, Failure .to elevate at least two Feet above ve rade in these sensitive lands areas . ma • -' result i.n __ her insurance:rates:. t( )]� City actions under this Chapter will recognize the rights of riparian owners to be free to act on the part of the City, its { commissions, representatives and agents, ash: land owners and occupiers. For the •urn*oses of this Cha`.ter the .word "structure" shall �,. • children's •1a ;.icnic tables sand bone . exclrade. shel , rills, and basketball hoepee. 18.84.015 A a�bi l a tom�f mss �e �tte�i. .Prohibited a . t o�cenfrra^tna P (a) Except as provided by subsection (b), the fondllowirtg uses shall be outright permitted uses within sensitive land areas: (1) Accessory uses such as lawns, gardens or play areas, (2) Agricultural uses conducted without locating a structure N within the sensitive land area; • (3) Community recreation uses such as bicycle and pedestrian paths or athletic fields or parks, excluding structures; 1 ... is (4) Public and private conservation areas for water, soil, open space, forest and wildlife resources,. (5) Removal of poison oak, tansy ragwort, blackberry or other noxious vegetation; (6) Maintenance of floodway, excluding rechannelirg; Ge (7) Fences, except in the floodplain area; .r , •ermtits shall be obtained. from the:;: � �' �.�; 5e•orate .; Community ®evelooment ihv x ion s for the fsal to inc ;. (1) Installation " of underground utilities and construction of roadway im.ovements irieludrer sidewalks curbs treetl1 hts.'and dri ere sa on 2 Minimal ground d stun^banks s but, no lanciforni alter•atiorts arid , LOA 87-103 AND CPA 87-92 F(11-:3-87),.-7.1),... E 2 ! • 1.. .. ... <: - ... .. - • ..1` —.r 1 . .. 1 :Z ..f ,^� - - y , '` .a !'1 •�.4 y 1 •1 • • S31" .13.geil recconstr•ucti.on or iodapirov .t of ' a 'existing strut ture .rrr. -util i .�: `the �:otit '. Pliclri is Less. tit ►n `. of the mar let- value of t structure pr ic,r t? the improvement or the dame:a rcbu1.rin.. . reconstruction ro'v ded nit dee 11igment scour°s in the flood_ .� [(b)] [The following uses arid azeLivities are pee^iitted only by a Sensitive. Lands permit granted by the Hearings Offit:er excepat; as • pe^ovided by 3(A) and (6)J ° is), The He►ara.nqs Off xcer sha11�4rant a .Sensitive Lands permit upon requests for. [(1) A]. and form alteration or s- . la development within the 100—year f1�aod lain[;J . ;. y p P [(2) A land form alteration or dev e1apmerat on slopes of 25% or greater and unstable,ground;] 3 Land form alteration or development within a dralnageway where tl'1ere 'i� . : , year round water 'flow, unless: (A) The drain ►geway is proposed to be incorporated° into a public facility of adequate size to accommodate maximum imum water flow in accordance with the adopted 1981 •-re' Master Drainage Plan as prepared by Ch2f1 Hill; or `6) The land is not proposed to be partitioned, subdivided or .developed.) [(4) Application pursuant to subsection 3 (A) and 3 (B) shall be approved by the Director.] d 'hr followiraE lases and actives are �er•siait t:ed only by a . ensiti�se Lands pec^naiti granted b� the [Hearx.rzgs Officer] Director: • • 4 C . A landform alteration or *deye).orament �:, greater anit unstable ground; • ?.). Land form alteration or development` of areas outside of the 10 ar fload lairs within a drama( etaa where there;is dear round water f low unless (A) The osed to be incorp®rated irip a; pubs i c fat i 1 i ty of adequate size to accommodd to maximum water flow era accordiance oit:h he add 1981 ::. Mister P1raina► e Plan. ((d)]1[(d)].f.9..,1 A Sensitive Lands Permit approval shall _ be obtained before 0 ° construction or development begins within any area of special W flood hazard or drainageway as established in .18.`84.015 (b) and (c) above. The permit shall apply to all structures including manufactured homes. [(c)) (f) Ejssssot as expl1c1i.dit math___i.ze !ay other provisions of. this Chapter, all other uses areat^ohiyited on sensitive_la, ad area_ j , p ZOA .87--03_ AND CPA 87-02 (11-3-87) PAGC 3 .t f i] 19/ to use' e( ali,shed r to the ado '°t thi this this Colo, which I A ; "- .would be ‘•rahiibited: b this Cha+ter r-whxCh would.-be subject to the limitations and ral iced b this Chapter° shall by .. • considered a r orocnnfr min` u e ncca i SVo• nfc�rsro n�. aases ' shal.l we N !" su 'ect tai the rovisions cif Cha tee• 15.132 of this Cede. a F' • -18.84..020 Administration end A rival Process r (a) ; The applicant for a Sensitive sands permit shall be the recorded o. oR;uner of the property or an agent authorized in writing by the owner. (b) A Pre—Application, conference with City staff is required. See • Section 18.32.040. , (e) Due to possible changes in State statutes, or regional or local policy, information given by staff to the applicant during the Pre-Application Conference is valid for not more than 6 months (1) Another Pre-Application conference is required if any s variance application is submitted more than 6. months after the Pre—Application Conference. • (2) Failure of the Director to provide any of the information required by this Chapter shall not constitute a waiver of :,. a !- the standard, criteria or requirements of the application. (d) The Hearings Officer shall approve, approve with conditions or deny an application for Sensitive Lands permit as set forth, in Section 18.84.015 (b)(1)(2)(3), excluding subsections (b)(3)(A) and (3)(B). The Hearings Officer's decision may be reviewed by the Council as provided by 18.32.310(b) ' , (e) The Director shall approve, approve with conditions or deny an • application for a Sensitive Lands permit as set forth i •. Sections 18.84.015(b)(4). The decision made by the Director may -, be appealed to the Planning Commission as provided by 18.32.310(a), (f) The appropriate approval authority shall review all Sensitive �' Lands Permit applications to determine that all necessary permits shall be obtained from those Federal, State or local Y. governmental agencies from which prior approval is also required. D. PAM ae (g) The Director shall notify communities adjacent to the affected t; area and the State Department of Land Conservation and Development prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal insurance Administration. (h) The Director shall require that maintenance is provided within the altered and relocated portion of said watercourse so that the flood carrying capacity is not diminished. (i) The Hearings Officer and the Director shall apply the ,standards ZOR 87-03 AND CPA 87-02 -(11.3µ-87) -- PAGE 4 • • • V P # set fur 1 _�rE ##; ;inn le i aA o'o of this.`Ch( *;r when r°euiewyrng an • 4j _ _ y , ' application for a Sens Ltive-t:artds, per. fit (J) The Director shall give notice of applications to- be 'heard by . the 1•iearirgs Officer as -provided, by 18.32.130. . • (k) The Director shall mail notice of any sensitive lands applicatx.on decision to the persons entitled to notice under • i 18.32.120. 18 84.025 M ►iratenance` of Records • • y (a) Where base flood elevation data is provided thr ugh the Flood Insurance Study, the Building Official shall obtain and record the actual' elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantial4ly • improved structures, and whether or not the structure contains a basement (b) For all new or substantially f loodpr•oorfed structures, the Building Official shall *r. (1) verify and record` the actual elevation-•. { ) � (in relation to mean ,.Y . sea level), and (2) maintain the fl000dproo fing certifications required in this Chapter. Y Y. (c) For all new or substantially floodproofed structures, the Director shall: ' (1) Maintain for public inspection all other records pertaining to the provisions in this Charter, 18.84.026 General Provisions .. (a) The aepropriaice approval author^% hall rev_iea a l per if .R' aaolicatiords to determine whether probosed buil.dina sites ill be safe from flooding (b) [(a)] All new construction and substantial improvements shall be -. constructed with materials and utility equipment resistant to flood damage. ac F� [(b)] All new construction and substantial improvements shall be 0 constructed using methods, and practices that minimize flood t; damage • CO (d)• [(c)] Electrical, heating, ventilation, plumbing, wand air—conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions •- ur flooding. • 1(11 [(d)] Al). new and replacement water supply systems shall be designed ZOA 87--03 AND CPA g7-02 .(11-3-87) PAM: 5 • a ° M' i'.J t a a •x. y t 'tern into the 4o,:e i:'1t,ra,ttor o , sod .t+ �Y .the Orr)..f'ov�ttc Bulk!' ng C ode } 'v s stc∎sir in t !%eca-)r`dane.c wa L ` y �1 nrbnr Coda♦ ,• Mt �);.to...'-':-.. :-: 4 � ' ' � arrsi suhsnt��al , all .onaanufacture4 "homes" • � � ;:,�#t.l,• i�e� • "�cnra�tr+�iction,.� ,, f �� "�� r•��en •�f lotata®n,•�` collap!��, ••�•��" � , . .,: ' . -- .•. , anchored to •_ i,r�tpr`oraesnerets shall ��•� anc or latera1. sttovetroreft of the structure, n ear .: sewer•a�ge systems' shall be ,designed �'�'�•.r �3ew. and replacement sa 1 E("f)3 " s �� "�r.iremi.�e car el am�n�te inf x,i,tr��,on of ;Mood -e�at;er•s ,i:nto the • t. s. tea ;�n c9 ascha ge ;fr'013a`the "systems into fl ad waters;. and " - y-.- l'" . t(g) water disposal systems shall be located to.- avoaxe ., i stpa31 anent o.. them or.contamination . = them"ci * 1g" f lard .ng ill ((h)) Residential Construction flew construction and substantial itprrovement of y residential structure shali have • the. lowest: flomr� including basements elevat d o or` above base, fl o . .,:i . elevation. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall ,die dsined :t+o asutomaticaally e�lual ize hydrostatic flood forces on exterior , �' walls s by al�l;o�+ • for .the "entry and exit of f lQodwater`s. " ,. ,: s'. Desigros for meeting . this requirement ++rust either be cer`ta. led by a registered :processional engineer or p architect or must meet'` car exceed, the fo1,lowia mini is m t . r criteria (i) A mnini+�ust Of two . openings ha�vinj a '; : oar's focat of not less than ()rte. square nch for ewer-� z. enclosed area subect "to f food irrg shall be provided j (�t �°he "bot:,toa cif all openings shall be no higher than one foot above grade. louvers,. ar q ui ed. with screens, viii) Openings may be equipped Rp other coverings or. devices provided that they permit the automatic errtr3i and exit of floodwaters. e' Nonresidential Construction 1 New construction arrd substantial i +prove sent" f any fiZ commercial, industrial or other nonresidential" str`uctture shall either have the lowest floor, including . basement, ..." e�l9 elevated d to the level of the .bps e flood' elevat .of, or,' together` w t attendant ut lity artd san�ta.°'y face Mies, shahs ,. filets be f loodpracrf ed so that bel ot,v the base flood level the trot structure is waterl:igt�rt'' with walls stant i l +4 impermeable e to the passage' of water`; (i ) have structural components capable of resisi:an acydrostatl'a and hydr`odyrrarn.ic" loads " and` of 'et is uf • buoyancy 'L AO��D C'PA 87--02 (11....8-8_7:)_ PAGE fa ' .' li• = 7_0A 87_03 :.: {,. �•. y am ►'. . ,'`_ .[ } F . Ii • - . . .. . `'fir..• .. , .. .. iii) ( certified by a registered p( essional. _engineer or archrtect_that the design and methods of-construction are' in accordance with accepted standards of practi e ' , for meeting provisions of this subsection based on _ their :developsierit and/or review of the structural design, :�pecif icat'ions ;and pans. Such certification shall be provided to the official as set- forth in µ Section 18-P4°025(13). t (iv) Nonresidential structures that are elevated, not .. floodproofed, must meet, the same standards for sp%e e below the lowest floor as - described in 18.84.026(h)(2). • � Applitants f loodprcaofing nonresidential buildings shall be notified that flood r a�- insurance premiums will be based on rates that are one .:'" foot below the floodproofed level (e.g, , a building constructed to the base flood level will be rated as one foot below that level). 18.84.030 x riration cif Approval -- Standards of Extension of Time (a) Approval of a Sensitive Lands permit shall be void after one year: (1) Unless substantial construction of the approved plan has begun within one year period; ,o^ (2) If construction on the site is a departure from the Ap - approved plan. `::. (b) The [Hearings Officer] oeripinal a�soroval -author•it:y` shall, upon . :-� written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed six. months provided that: (1) No changes are made on the original plan as approved by the • [Director] approval author.ity (2) The applicant can show intent of initiating construction of the site within the six—month extension period;, and (3) There have been no changes in the facts or the applicable policies and ordinance provisions on which the approval was based nu CC 1 a.. (c) The decision of the [Hearings Officer] approval authority may be GO 4 reviewed by the Council as provided by 181.32.310(b). 18.84.040 li p royal Standards 03 C (a) The Hearings Officer shall make findings that all of 'the ;. following criteria are satisfied when approving, approving with conditions or denying an application request within the 100—year floodplain; (1) Land form alterations shall preserve or enhance the . 1OA 87-03 AND CpA 87-02 (11,-3-87) PAGE 4 • s:tora. a furr,c i(vitt and . ,rc)3 ntereance of the. flo� l.ai rt; � . ` er•o--fdot: ris floodway. shall not. result. 'in ar►y.. racer• ow ng. of' the f loodwc bou n4ary• Y (2) The land form alterations or development wll:han the jOO"year. '.w floodplain shall be allowed only in an area designated as commercial or industrial on tshe ,r"ornpr•etiensive Plan.'Land. Use t`ap; [(a) The land form alteration or development is not located within the floodiAlay;) ,. • E(4)tj [The) Where a landforr alteration or development is •thin" the •fleodplain it wa.l1 .not result pemattedto occ9.s ..: in any increase in the water srurface e[evati�an of the: [zero-foot rise floodway) 100_ year flood; [(')] The land form alteration . of development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearings Officer as uriti.mely; [(s)] (5) The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood, K. 7 The land within the 100-year floodpl. ■i.n beundar*y which remains after development shall be dedicated to the public.) (b) The [Hearings Officer) Director shall make findings that all of , the following criteria are satisfied when approving s�approving with conditions or denying an application. request for a Sensitive Lands permit on slopes of 25% or greater or unstable ground: (1) The extent and nature of the proposed land form alteration or development will not create site disturbances to an ,Y extent greater than that required for the uses; (2) The proposed land form alteration or development will not result in erosion, stream sedimentation, ground tr. instability, or other adverse on-site and aff--site effects acts ;.t or hazards to life or pr"operr•.ty. • (3) The structures are appropriately, sited and designed to ensure' structural stability and Proper drainage of with any foundation and crawl space areas for ..development of the following soil conditions; Wet/high water table; . high schrirnk-swell capability compre,ssi.ble/Or•9anic; and shallow depth-to-bedrock; and (4) Where natural vegetation has been removed due to land.°.form alterationi or development, the areas rot' covered by .e. structures or irsperva„us surfaces will be replanted to. prevent erosion in accor•darace with Section', 18.100. (LANDSCAPING AND C62LEN Clt�t�) - PACES { . (c) The. C1le (. .gs Officer) Director shaI1 ma( find n9 A . . ail'_of a thr(a ColIow,rirag cr•iter•i.a are �as9Li,sf ied wrher +appr•ovi.rog, 4ap)prouin�: -- wLth con(iitior`rs or• denyxn(I. f an . appl.icatii.in' request for. &_• - Sensiti.ve Lands +per'rtiit within'dra.inageways: _ » (1) The extent arid nature of the proposed land form alteration-- . .a 4'.. �'. or development will not create site. da.sturbances to the :`'. F II?.xte.nt greater than that .required for the €uses: » ., (2) The proposed land 3`�,orrn alteration or :deevelopment� will not result in erosion, streams sedimentation, ground stability ' or other adverse on.-.-site and off—site effects or hazards. to '`. life or property; --; (a) The water flow capacity of the drainageway is not decreased; and (4) Where natural vegetation has been removed due to land form ,. ' = alteration or the development, the areas not covered. by A.. structures or impervious surfaces will be replanted to prevent erosion in accordance with Section 18.100 .. (LANDSCAPING AND SCREENING). (5) The drainageway will be replaced by a public facility of , ' adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; and it L(6) The land on which the alteration is to take place will not . ' be partitioned, subdivided or developed as a part of this 4' application request.] t The necessary U.S. Armco of Era n gieers and State of Ord Land Board, Division of State Lands Approvals shall ; ,� be obtained - g. • in Where landfo •m alterations and/or develoiment are allowed • within and cent to the 100-year floodplain_, the C shall require the dedication of sufficient o erid.�,,area within and adjacent to the floodol,airt in accordance with the Comprehensive P1ara. This area shall include .portions of a suitable elevation for the construction of a a pedestrian/:bicycle pathway within the flood lain in accordance with the ado ,ed estrian bicyel+ •pathway plan" [(d) The Director^ shall make findings that all of the following ea '" criteria are satisfied when approving, approving with conditions or denying an application request for a Sensitive Lands permit within drainageways si d 0 , (1) The extent and nature of the proposed lara�? form alteration will not create site disturbances to an extent greater than -' that required for the uses; (2) The ( proposed land form alteration will not result in ,, • erosion, st.reano sedinterotation, ground stability or other • •, • 7.OA 87-03 AND CPA 87-02 (11-3--87) PAGE 9 'r.'i jw #. n �. � � a. ♦ a •• ' ( d 1( a oriesi-te grid .offer .-4E' e•i"fect( .r hoards to life or " (3) "C'he dr ainagewiey will ,be. replaced -day. a public, facility of adequate. 's i;ZlM to,F,acc0imrodate rn x 1 6331.m flaw in- accor dance with the adopted 1981, Master-Drainage Plan as prepared by. j CF2M Hill; and (4) The lwnd on -which the :alteration is to take p3aceiwi,lI not ' 'be pa"titioried, sand i voided or developed as a part of this ,. application request.3 or $ . 5 : . Eceptins 1 x o f Dave 1opmerit in the 198th/l l3th Ravine Si nifsc n Wetlands Area below the 104' Elevation Under .the Sensitive Lands Permit process, the Hear~ings, Officer may allow portions of the Ravine at 108th and 113th designated as a significant wetlands area to develop ;provided`' that all of - the following criteria are met. • (1) All of the land (within the ravine) being considered for .• development is at less than 25% slope.. (2) There are no unstable soil conditions on the land being: considered for development. (3) The provisions of Chapter 18.150 TREE REMOVAL shall be met. '.a 18.84.045 Exce tit3ns for Development: in the 1O8thill3th. Rayirie =Significant Wetlands Area below the 140'. Elevation a • Under the Sensitive Lands Permit process, the [Hearings' 0fficer] Director may allow portions of the Ravine at 108th and 113th r ti designated as a significant wetlands area to develop provided that all of the following criteria are met. (1) All of the land ( 3 (within the ravirae) being considered for° developiiant is at less that 25% slope. (2) There are no unstable soil conditions on the land being - 'b, considered for development. (3) The provisions of Chapter 18.150 TREE REMOVAL shall be. met. ° 18.84.050 Ara l i cat ion Submission R gu e ii^emen s CO (a) All applications shall be made or; forms provided by the Director and shall be accompanied by til (1) Five copies of the Sensitive Lands permit proposal and. • necessary data or narrative which explains how the proposal conforms to the standards, and (A) The site plan(s) and rec cairn d drwi'ngs shall be. 'ors sheets not exceeding 18°' x 24" unless a Iar er size s'` approved by the Director; and '0A 87--03 AND cPA $ - 02 (11-3-87) PAGE 4 (8) ie scale for th(,. site pl'ari(s) ( 1,l be (2('), 50 or 100 • •• ;. r -r et to the inukil a°tat'idard:sets irieerire , - Al) Adr�awiri s or• structure el,eirat�.orns or_• flood plans , 4 '-;,..-3.'` t ) a. standard arch .tectural -sc; l.e, being 1/424 or ... . shall:13e . '1/8" to.the,foot (2) A list of -the ,riwn P ies cnd - addresses of all., persons who are property owner's.of record`within 250 feet of'-the. site. r. } ---*I-' (3) The required fee. (13) The required information mcy be conbined on one ma-4-.4'.•,"'-' (c.) The site plan(s), data and narrative shall include the following: (l) An existing site conditions analysis, Section :18.84.070; (2) A site plan,. Section 18.84.080; - a } (3) A grading° plan, Section 18.84.090; (4) A landscaping plan, Section 18.84.100 18,84.060 Additional Lrsformation Required and _aiver of t es��rirerr (a) The Director may require information i addition to that, C` required by this Chapter in accordarnce with Section 18.3 2.080 (a), (b) The Director may waive a specific requirement for information in. accordance with Section 18.32.080 (b) and (c). -• - 18.84.070 Site conditions :'. (a) The site analysis drawings shall include (1) A vicinity mar) showing streets and access points, ` pedestrian and bicycle pathways, and utility locations ; (2) The site size and its dimensions; (3) Contour •lines at 2-foot intervals for grades 0-10% and 5-foot intervals` for grades over 10 percent; - co (4) The location of drainage patterns and drainage courses; (5) The location of natural hazard areas,including: d,� (A) Flordplains areas (100-years f loodplain and floodulay'); (6) Slopes iri excess of _25% (C) Unstable ground (areas subject to slumping,' r?.arth.; . •: slides `or moavaritent.) �' f''..--. ZOA 87-03 AND CPA 87-02 (1.1 -3-87) -_ PAGE 11 a 1 S'e wi tha:r4 4` ( )� r� t1nn'cie .or: mor•cA: necks of 4he ��.rt+chr•�s of L'he •.�car•fare; #~c� .yaor, severe sol.�. erosion, potential;: .or au. .. haiiir�cg a derirted by the Soil 'Cornseruation Service, • Areas having severe weak fraccndation soils The location of resource areas as shown on the dnd` as reoui'red` in (�� Co�prehensiue. flan ireventc�r•y` map v .4 •` Section 18.84.035 including: »: (A) Wildlife habitat; and (8) Wetlands " (7) The location of site features ncluth ng: . (A) Rock outcroppings; and (B) Trees with 6" caliper or greater measured 4, feet from ground level. 8 The location of existing structures on the site and ( proposed use of those structures. 18.84.080. The Site Plan The proposed site development plan shall be at the same scale.as �;�) P 1:Me. following the site analysts plan and shall include ••., information: ,T (1) The proposed site and surrounding .properties; (2) Contour• line intervals (see Section 18.84.070 (a)(3); (3) -rhe location, dimensions and names of all: . .•�• A' Existing and platted streets and other public ways an ( properties; and� -Jt=' easements on the site and on adjoining p p : .y (B) Proposed streets or other public ways and .easements on a., the site (4) The location and dimension of: (A) The entrances and exits on the site; (8) The parking and traffic cirrelation.areas; (C) Loading and services areas; �:. (0) Pedestrian and iiicy :.le facilities; • • • J .,~ PAGE .?2 70A 87-�•U3 AND CPA �3 -- (�.�.--�-•••87) 1 •... ..t • a. '-'"'S: •.i y'F. Vic` -♦, - '0 h •'' (F)( dt 00r` Commr�r3-13r-c as,`. 4 nd (- (F) (Above jrvund,i Utilities (5) The location, dimensions and setback distances of all: ' (A) Existing structures, 'improvements and utilities which are located.on adjacent property within 25 feet of the s , site and are permanent in nature. (B) Proposed structures, improvements and utilities on the site. (6) The location of areas to be landscaped; and (7) The concept locations of proposed utility lines, • , The method. for mitigating a adverse imoaacts .radon wetland,, r�ilarians or wildlife habitat areas. • • 1 8 .® O Cradinc Plasr .'" (a) The site plan shall include a grading plan which contains the following information: (1) Requirements in Sections 18 84.070 and 18 84.080 of e: this Chapter. jai The identif icatio.n_ and location of the benchmark and <a cor^res22n4ing dai;um. • [(2)]ill The location and extent to which grading will take place indicating contour lines, slope ratios and slope stabilization proposals. • , 3 A A statement from a registered engineer supported by • factual data substantiating; (A) The validity of the slope stabilization proposals. (B) [That other off—site problems will be mitigated;] That other off—site impacts will Tot be created ,. (C) Stream flow calculations MOM oe (0) Cut and fill calculations; and (E) Channelizatior measures proposed. 18.84. 100 Landscape Plan NU (a) The landscape plan shall be drawn at the same scale of the Site Analysis plan or a larger scale if necessary and, shall indicate: (1) Location and height of fences, buffers and screenings; ZOA 87..-03 AND CPA 87-02 (11-3-87) w PAGE 13 4 4+ 1 x j••rt (2)" Locat.�on' of terraces, decks, Jsheltk.es play areas and commarr open spaces, where _applicable;l e; :and . . . • • s . (3) Location, type and size of existing arnd proposed plant f. • materials. 9. • (b) The landscape plan shall include a narrative which addresses: 3. (1) Soil conditions; and (2) Erosion control measures that will be used t. OTHER CODE AMENDMENTS • 18,80.120 (Approval Standards for Planned €evelup en ) ,1 t J ILI f'londplain Dedication 6tthere landfill and/or develorment is allowed tithin or adjacent 't ..1 to the 100- ear flood ala_,... the C, s!� it require the dedication of sufficient en land area for reer adcinr •; and within the flood ain. This area shall include pcartions at: Y in suitable elevation for the construction of a, edestrian/bic cle• ath , with the flood lain in accoa^dance ,- with the aopted pedestran ico le pattw ,plan, e { . 18.94.030 (Manufactured/Mobile Home Park Standards) � Where landfill and/or development is allowed within or ad;°an to the ___19_2_3(____- ear floodplain the shall` m ir°e th® dedication of sufficient epee land. area for greenwar, ad ,oin and within the floo lain. This area shall include ,portion a suitable elevation for the construction of ° • ,pedestrian1bic_ ole 'pathwa1 math. the floodolain in accordance 4; with the adopted pedestrian bic cle. athwa 1Grn. . * 18.162.050 (Partition Approval Criteria) t Where landfill and/or development is allowed within or.adacent N" . to the 100-gear• floodplain, tMe C staa�.I r•eq ire the dedication of sufficient open ]and area for,green4joi and within the floodplain. This area shall i iclude portions at a suitable elevation for the construction of a pedestriarr�'bic cle patllway with the floodplain in accordance with the a d o i'. 18.130.040(c) (A pp roval Standards for Conditional Uses) (13) kequir'ing the dedication of sufficient open land area for ILI - r•eeflway ad*oini and within the floodpla`,r� whets landform " alterations and development are allowed within the 100- ear ,. . rloodplairo. (14) Require the construction of aedestrian/bxC, cle within the floodplain in aecordante with the aid0/tecl : edestr$an kacycle pathway plan. .. _ / A 87-03 AND CPA 87-02 (11-3-87) PAGE 14 • `1 a . 181 C .02t�e) (Ceneral Provisions of Subdiuisiuris) T , Se) Why landfill and/or •deyelo caent 'is allowed within and ad'aces•at to, the.10t_—+year floodplain outside the zer foot rise fIoodwa , `the City shall recjuire the dedication► of sufficient 9 en land area for {,: greenway adjoinins� and within the flpoc ain, shall This .area sha.,l. ., 4 ' irocluaie portions at a suitable .elevation for� the construction of a ` edestrian/bic cle athwat„ within the flood plain in ,acacor^dance with the adopted pedestrian bicycle _hwa blan. • 18.12O.020(d) (Applicability of Site 0evelopment Review Provisions) - 1511 Where landfill and/or derreloen amt is alior: d within and adjacent tn- ,:: the 1 year floodplain the City shall r+ guure the dedication of ' sufficient open land area for creenwab.: ad, q and within the .i' flc od�lain. This area shall include portions at a suitable elevation for the construction of a .edestrian/ sic •cl.e •athwa,. within the fl lain in accordance with the adc bted pedestr°ia+n bicycle l e, L ` ,' tan. VOLUME II POLICY 3.5.3 4. 3,5.3 The City has designated the 100'--year fioodplain of Fanno Creek, .' { its tributaries. and the Tualatin River as greenway, which will be the backbone of the open[-] space system. Where landfill . and/or develoirnient are allowed . within o r ad' cent to the '; 1 OO-J ear f loadp1ain, _the Cif shall require the dedication of r: �. sufnt open lartd area fo9reenwana� and within the f plain 18.26.030 (Meaning of Specific Words and Terms) Base Flood. The flood hav a ora�_ _percent dhanae of beanclled or :." exceeded in any given year. Also referred to as the "10 ear flood,." f Landform alteration. Any man-made chance to improved or uni�r_proaoed real estate, dncludkc but not limited to the add ition of 'bui.ldinas car• other -> structures, rininc�, g uarrinm dr^edainc�, filling, grading„ earthwork ., construction. stock iliac car rock, send, dirt or ravel or other earth • . material paving, excavation or dri l l:irig operations located within the area of special flood' hazard. 2 Floodway Fringe. 7'he area of the flood plaira lying .inside of the floodua Flood lain. The zone alon,a a watercourse enclosed. b the outer limits of "'° land which i-s subject to inundation in its natural or lower revised contours by the base flood. r' 9 ill J [Drainaaeways. Any land which requires larger than a 12" pipe at ninirnuria slope. Draihageway.. Undeveloped land inundated during a 251-- ear` storm with a peak flow of at least 5 cubic feet per second and conveyed, at least in part.,_ by identifiable channels that either drain to the Tualatin River } ." dir_lectly or after flc�win throu h other draina ewa s channels. creeks, or :' f . l.ain. u. • 3253 i/0030P_ }"• c 7OA 87-03—AND CPA 87-02 (11-3-87) PAGE 15 • • , - r:',1 •1•'.4;•),,..,;.', i } MEMORANDUM FOR Chief Executive Officer • �.: • SUBJECT Biennial Report When your community entered the National Flood Insurance Program,local officials agreed to comply with Section 59.22 of program regulations and submit an annual report to the Federal Emergency Management'Agenicy(FEMA), describing the progress made during the past year in the implementation of flood plain management rmeaeures.' This report is now being conducted on a biennial reporting cycle. The report enables FENIA to be more responsive to participants in the National Flood Insurance Program. This report tells us of any needed changes to your community's Flood gristiranee tate'Map,of local flood-protection ef• foortsand of any changes of name or address for your office.You are to report amendments of local flood plain manage- f meat ordinances,as well as the number of construction permits and variances granted in your community's flood hazard areas. Construction permits would.cover any new building in the identified flood.plain,including substantial repairs or • additions to existing structures. A substantial repair or addition is one that costs 50 percent or nimore of the structure's market value before the work was begun.This information helps us to evaluate the.effectidieness oftlocal flood plain lotion.The report also asks for population figures,applicable both to your entire community and to its flood hazard areas as shown on the Flood Insurance:Mato Map.Please give us the best population data available to you. This report is to be completed for flood-related activities in the last calendar year,.Please separate the last copy foryour records and return the other four copies to this office within 30 days.Our address is shown on the front side. -1. •Thank you. Your prompt attention and cooperation is appreciated. • • . ',a,,....' • i,1;.: o.a&NO.3067-0018 I Expires November 30 1988 9 .. FEDERAL EMERGENCY MANAGEMENT AGENCY WAS#-8 NGTON,D.C. 20472 41' 1276 NATIONAL FLOOD INSURANCE PROGRAM SIENMAL REPORT for - • Calendar Year R „:; REGULAR PROGRAM (W/BFEs) RET URN To Federal Emergency lillenegentent Agency e. F.O.Box 70274 Washington,D.C.20024 ROBERT ua JEAN, c x i'( ADer,f, . _ P.O. "O ' q A (1 t R �, OR 1'7223 (Please make necessary corrections to the address above.) ... :g,.. ...-r. ..,3,..4'«'••:,.i,.,.y,. ..c..r n.:pw.w.: ?.-,..�., r.. r .r-.., ,Y:y.,}rs ... .,.. 4 r.<'x ..•. .. ..».;1+, r,, te.ur:.yy ry.•.,ry.K. INSTRUCTIONS i) This report should be completed by you or your locally designated Flood Plain Management Administrator(e.g.,your • City Engineer,City Planner,City Manager,Building Inspector,etc.). {. ii) Please answer every question. .. , in) Where additional information is needed,please attach separate sheets. iv) Please return the report within 30 days of its receipt. .4, SECTION ONE: Changes and Activities in the Flood Plain . ". (If you answer "yes"to any question in this section,please provide explanatory information,including when • i appropriate your own map or a copy of the Flood Insurance Rate Map showing the areas affected.) YES NO ;'' _° A.Was there a change last year of your community's territorial or extraterritorial boundaries? B.Was there a significant natural change of topography-e:gh,by land erosion or subsidence,sedimentation or .1,- '? ":. seismic activity—in or near local flood hazard areas? _ 0 N,I ' C.Was there a significant man-made change,such as levees or bridges,extensive excavation or filling and paving, in or near local flood hazard areas? - D.Is your community in need of assistance in improving local flood plain Management techniques,such as planning in the flood plain,regulation interpretation,enforcement procedures,or floodproofing? E. Does your community operate a program for the acquisition and relocation of structures in flood hazard ' areas? d G } How J :• aw many structures were affected by this in the last calendar year? SECTION`'I°WO: Program Data , , ., Y > a r` : . .- , .* ;. ' .-- m A.Has there been a change to your flood-related codes or ordinances?(If yes,please send a certified copy of - t-•• the new law.) B. Please tell us the number of building permits granted in the last calendar year for new construction,including ., n. substantial repairs or additions to existing structures,in flood hazard areas shown on your community's Flood I 0 i - gar Insurance Rate Map. C. Please tell us the number of variances granted from the base flood elevations established by FEMA in the last calendar year. (A variance is a grant of relief issued by local officials to an applicant seeking release from the �d7 :4= requirements of a flood plain management ordinance. Base flood elevations are shown on your community's , T, ....p Flood Insurance Rate Map.) D.The numbers printed below were given to FEMA when your community last reported to the National Flood Insurance Program. (If the numbers are inaccurate,please correct them.Provide your best available figures. ILq If precise information is unavailable,please give us your best estimates.) °I Permanent 1-4 Family All Other 'i Year-round Structures Structures ,eo Population 1) In your entire community,including flood hazard areas 18450 4120 2:696 2) In your community's flood hazard areas only °" Name,Tit and Signature . Telephone No Data j Y Y (include Area Code) ,Y (Keep the last copy.Return the other 4 copies to the address listed above.) ,, �. FEMA Form 81-29,JAN 88 REPLACES EDITION OF NOV 84,WHICH is 013SOLETBO, 5 ,COMMUNITY 6,t • ° , '',F,1,'', , ....„, s tar, CITYOF. 7..f..tg,f1R -oRGoN ,,,,...i.,,i0 ,-:: f, f s„,, ' ...'.`' • - r ORDINANC.E NO 7*87,-t?.,e,„; i ' - — AN ()I.toxi\JANc;F:. fl) AMEND CHAPTER 18.84 Allit.)'-,POLIC'',Y 3.5..3 or TilE COPIMON3.1Y ••••••••-' -'t-' s DEVELOPMENT CODE AND COMPREHENSIVE 'PLAN (ZOA 87-03.. AND CPA 37-O2) AS 'Ti4EY PERTAIN TO SENSITIVE LANDS._ WHE'REAS, the City of Tigat-d finds it riecessar.y , to revise its egt111111.1611tY Devaiopment Code periodically to inIpcir.ove the oper.iltiorl and implement4iitiort of the Code, and letliiEREAS, tlic, 'City desired to streastline the Sensitive Lands approval process si.• .::-. '''.- and clarify definiti.oras and t-equi.e^entertts in the Sensi.tive Lands chapter of the '4- - Conlmunity' Development Code and Policy 3.5.3 of the Tiga2.4:1 Comprehensive F)lar); WHEREAS the planning staff made recomslIfandatcit.)11 of findings to the City of Tigard Planning Commission on 3i.ily 21 1987, and September 8, 1987, at public, _ ''.:...... .. ' hearings; and ,.. ,. . WHEREAS the Planning Commission voted to recommend iikpl3r09a1 of LOA 87-03 and :- • CPA 87-02 at its meeting on September 8, 1987; and WHEREAS, the Tigard City Council held a public hearing on the proposed chariges on t`.les:terl;ber 7,1987; a ... THE CITY OF TIGARD ORDAINS AS FOLLOWS , .. ',,,•'. '.. -' Section 1: The Community Development Code shall be amended as shown in . '. ...-• Exhibit "A". Language to be added is UNDERLINED. Language to .: be deleted is shown in [BRACKETS] _ . Section 2: This ordinance shall become effective on and after the 31st day after its passage by the Council and approval by the Mayor. g , '1 b • s nt - PASSED By J.11:&L.J4jr,„i ,,.,.s vote of all Counci. il)c.liri ers pre e .r ' • after being read by number and title only, this p_r,. ___ day .. 4 of .........1i.r...e4zo.13.e. -'.4r......—.....a 1987. . -.. i s . . /At.' ,,, . . .4 v., • Oreerl R. Wilson, City liecorder. — . :_ ...,.., . . .. .. ...1: - ...- APPROVED: This ----)Th day of ....vber....eit„ILej= , /987. .., . , . W ' - — .-114'1'1 ‘5.4 -11>a,-, .....—___—,.._ - 1.... . Thomas M. Brian, Mayor ' . Approved as to form: ., .... , j p -s........ CA i:y Attorney ° ORD'irilfINCE: No 87.-66, . . ' sb/3253P . ..„ , . . , . , . — , . ...„. • . --- , . ., . . . Y e 18. s4 SEIII: ITIVE LA 105' is.84.010 Pur lose (a) sensitive Lands are lartds potentially unsuitable for development because of their location within the 100-year :fluodpiaxta, u+�.ifhr�, natural drai.nageway,,'on steep slopes or on unstable ground. (b) Sensitive land areas are designated as a.such to protect the pubic health, safety and welfare of the .,community through the regulation of these sensitive land areas. (c) Sensitive. Lands regulations contained in this Chapter are intended to maintain the ittegr.ity of:,the rirvers,. streams, and creeks in Tigard by mittintizing erosion, prorrtooLi.ng ba k stability, rnaintaini:ng and : enhancing'water- quality and fish annd . wildlife hrabitats, and preserving scenic quality and recr^i,ati.ona1 potentials. [(d) Development is prohibited within all areas designated as significant wetlands on the Floodplaxrt, arid Wetlands sap. Development on property adjacent to significant wetlands shall be done under the planned development section of the Community Development Code. In addition, no development shall occur on property adjacent to areas designated as significant wetlands on : . the Floodplain and Wetlands Map within 25 feet of the designated wetlands area.3 .; ((e) Except as explicitly authorized by other provisions of this Chapter, all other uses are prohibited on sensitive land areas.] [(f) A use established prior to the adoption of this Code, which would be prohibited by this Chapter or which would be subject to the limitations and controls imposed by this Chapter shall be considered a nonconforming use, Nonconforming uses shall be subject to the provisions of Chapter 18.132 of this Code.) [(g)].da The regulations of this Chapter are intended to implement the Comprehensive Plan and the Federal Emergency Management Agency',s k . flood insurance program, and help to preserve natural serisi.t:ive . ; land areas from encroaching uses and to maintain the September 1981 zero-foot rise floodway elevation. [(h)] 1 The areas of special hazard ident:a f ied by the Federal Irtsut-ance' Administration in a scientific and engineering report ent itl;ed, "The Flood Insurance Study of the City of Tigard," `dated September 1, 1981, with. accompanying Flood Insurance Maps (updated February, 1984) is hereby adopted - .by. :reference and declared to be a part of this Chapter. This Flood ',ICnsur•artce` Study is on file at the l'igard Civic Center. [(i)1(.1*). When base flood elevation data has riot been provided accordance with Sectiore 18.94.010(h), the Director shall obtain; 70A 87'203-AM) CPA 87--01 (11-3-87) - PAGE .1 )10 j a t, 4 t • v, ' review" artd" reaasor:ably Utilize Gray. ';base flood e)evatta.on ari�:t. ! . floodway data available from a Federal, State, or other, source t:. In order to admi,nist.er SectLons 10.. 84..02ta[(h) . irld (l) arid '-...-:.::.1*. ' (q) where elevation data is "not dtvaliable either throtA• !L the, Flood., .. hor , ative •sources , Insurancet�tdy or from another act . ay l at1Ons for buil.din«• 4er�mxts shall be.! reviewe l sse_e e . a that pt^oposed construction;: will be reasooab y safe. .,1_ - '•. flooding the test of reasonableness 1t' a local udgement, and includes udes use of historical. data hi«h water., marks ',hoto'ra«hs _ Failure to el:evate."'at e t f bead insA, etc. , where available. -' feast two feet above «rad in n these sensitive lands areas ma .4' result in h i gher insurance rates. City actions under this Chapter will recognize the rights of , riparian owners to be free to act on= the part of the city., its and agents, and land owners anti' ;�: commi.sslons, representatives '• .. • ,4 occupiers .:''''':':''''. (i) For the doses of this Chaster :`the word "structur�et' sh :: exclude: chi ldren E s la e t a tsent Lg c tables sand' boxes, •• .. :. st°aelters rills and basketball hoe s. .r;a p _ y C1b A,�aplicab lieu of Uses — Permitted Prohibited and Nonconformin« , 18. 4. (a) Except as provided by sc�bsectiara (b he following uses shat l be outright permitted uses within sensitive sand areas (1) Accessory uses such as lawns, gardens or play areas, (2) Agricultural uses conducted without locating a structure within the sensitive land area;. Community recreation uses such as bicycle and pedestrian :: paths or athletic field's or parks,. excluding structures; (4) • Public and private conservation areas for water, soil, open space, forest and wildlife resources; G (6) Removal of poison oak, tansy `ragwort, b,lackber°I Y or`,ot ner' , r noicious vegetation; (6) Maintenance of floodway, excluding rechanneling; _. w a .. (7) Fences, except in. t:he floodplain. area g S.13). Sepa�rat r•�oits sha .1 .lae obtained fl^�ai►a the4 aQ o r ` „' 0 ComitunitV Deve1 nt, Division for the followin L4! .11 Installation • of under«round a i1ities and construction o`f �` roadway inm+rovements incl.udin« sidewalks curbs , . st:r•eet1i hts and drivewa. atrons• , alterations _.�. -- - 2 Minamal cr+�und disturbances but ago. la�ndforin p� — ' ' � ZOA �7 t�3 A 1ND CPA B-D2� (11-- 87T =pAC,2 * . . • • j„ �.: anti rug+• � cfi an "e�s'isi±x„ �- , r+.�' rr 3 Re pa Y'L±s' s 4 `u .t i'..or l .o ,�.,.._..........#w. ......�.�.+.,,. eW ,+»v.a»� -»"-�-w"t, . :�i.ru�e �.� ut R ri or to _ -;, .-- a of. ttr�+ str�et�tUr~e, ' 50. e�der��t of tae rrrark��t value � . ..,�... . - --•-.- -- uirir► � r•e.cons�i�r'•uct2on .. � t im roven��an�; ow`: '� ' rye . 'ded no e3evelonti:r�ccurs xn the f loodwa � ' (The i'oi,lowi:r:g C ) .. uses tcagrar activities are b , the %aaringsn*Off icer°; except a5_ ens�.t�ye trends ;peer and .(s) provided by a(()) •x e tail:_ s ( f{'icer ..stall ,qr°ant a Sensitive .ands` oern o ,. n- vh 1 *nd form "lter c , review of rre 2rae for: .(1) A7. a the 100—year floodplai.nE;)• ` '• ent within �. ` dev�lc�pm � � Aa land form alteration or 'dev.elopment on ,slopeis,. of 25�% or ,� table round';J r�r^Qater. and uns � ' .. '3 Land form 'alteration or deve1openent within a dr inc ge,way• '•:„: *"."..:1. where there.,`is year round water .flow, unless': is. proposed to be in.corpor•ated into a (A). The d�^ainac�eway -y -. ubl'ic facility of ' adequate size_ to , acco�arrodate•.; ;. p � the: adopted 1�t3,1. " �- rre x i m tnr water flow in accor•d�ance with Master prai.nage Plan as pr�par•ed by th2M. Hill; •or a The land is; _not proposed to be partitioned, subdiy ided or developed. . A _lication pursuant to subsection 3 ,(A) Arad 3 (B) shall be approved by the Director. - followin uses and activities are _ per•rnitted or9ly by . Sernsi.tive bands eromrt ur•anted by tit9. [Hear^i.ngs Officer) +,. Director:lQarndform- alteration or• develo*ment on _slo'e.s of. 25. 9 or• ar'eater• and unstable cr_...._; :. fora alteration or develo n►ent of areas outside 'of the L2) t~and IOQ� ar• fldodplain witi�iri a draxnageway _wt�ea^p ttier"e, aaund flow unless; a P.wa is ro ased' to be incur orated lilt() .a . The draz. _—� Eubl is - faci.lit of ade mate: saxe to accam111od '° raximum, water flow in accordance with.the ado wtc�d•19ii CO _Miter. Drainage t ,: C(d�J��-� A Sensitive Lands Permit approval . shall be obtained befdre - construction or development begirns witnira any area of.. sp ecaal � _ sand d hazard or drainageway as establ ishrtd in 18.84 3 815 (b) flood to all structures aracicrdare (c) permit above: Theerit shall apply manufactured homes. • royasions oaf the s [((.-)3 f�xce t as ex��.ici fill_ author•i7ed , by oth sr.._ ..fi e on.! 'arm ,: i. C�r ,�ter• all-other uses are rohib;:te on . j .. Z.OF1 8I--O - ND CPA 8"l- 0 (1 i-�3 8? PACE 3 d, f . t Y } _`K a 4 y. 41 raior to €.he ado tiCi ` th .s OUde ,which �+� � ( Eric. a 'IL'she _ Wq,uid .•bE 2.'ohibited. b this; C .ter r. which w .._...._ subject to • -• - •..-- the laimitations•" and :ontrols x taatJ�se th har shall be . onsita' r'ea a nonconfe~mrn in r s —iliraree^onfor ►in '`._tses shall bey y sub�ls_t cap t rov:vis t:Ins" •off etta4 er i.0 E x 32 of this ,Cod 4. --- '' 18. #4.020 Admirnis.tration arnd A :royal. Process W r ' ° (a) The appl.icarnt for a Sc?nsitive, Lands *permit shat.. . be the recorded owner of .the Oroperty or' em agent w uthorl.zed in writing by the -, ::: owneret b ''' (b) A Pre-Application conference wi,ih. City staff is ,require. d, See . r 4 Section 18.32.040. 1.,---: (c) Due to possible changes .in State statute s, or' regional or 10 cdl _ t , p+ l.icy, information given by staff to the app1 cant, during: the .q ' °,- .P"re-�Ffpp,l: cation Conference 1s val1d for not more than `6 .months. ;_ , (1) Another Pre-Application Conference- . is required if any 1icatiora is submitted more .telarn 6 monihs af'(:er .a . ••� variance "ap�a '�� the Pre-Appl cation Conference. (2) Failure of i.i°ne.- Director to provide any of the information required by this Chapter shall: not :consti.tute a "wai.ver of ' . the standar'd's criteria or requirements' of the appli;cation. Hearings p approve, with conditions or .,. (d) deny an alp Officer shall a prove, pe?1"�Jiit. as, set forth . in application for Sensitive - • : Section 18.84.015 (b)(1)(2)(3), excluding subsections (b)(3)(A) ", and (3)(B) The I�learings Officer's decision may be reviewed' by y -:� -, the Council as provided by 18.32.310(b). a, (e) The Director shall. approve, approve with .conditions: or. deny an application for a Sensitive Lands permit as: . s+ t". forth": in a , Secti Ins 18 84 015(b)(4). The decision made by the Director may be appealed to the Planning Commissi,oa as •.• provided by, , :. 4. 10.32.310(a). (f) The appropriate approval authority shall revi.ew,,•°a'll. Sensitive Lands Permit applications to determine that. all " neoess&ry a..,. `" ,` permits shall be obtained from those Federal,` State:.or loc i1• governmental agencies from which prior approval. is also required•.' { �°' (g) The Director shall notify communities adjacent to theta. ffected'. area and the State Department of Land Conserva on and , Development prior to any alteration ' or relocation of a watercourse, and subunit evidence of such . notification . to the' Federal insurance Admini.strati.on 0 (h) The Director shall require that maintenance is provided within. , the altered and relocated portion of said watery our-se 'so that l t Y the flood carrying (rapacity is not diminished'. , . (a.) The Hearings Officer and the Director shall' apply the standards , -u- a; ZOA 87-03,-AND ("PA 87-02 411.3--87) - PACE. 4 ',.. - . of :.0 air °:whe rev !w: ng are set:' f��rt R' Section�� 111.84..040 h re • application, for. a Sens1:t:Lve Lands pern:�.. `tiOn t be heard by The Dir~e�t�ar s6�alJ: give riota.ce x�f:' a�)�)l1t.� s o (�) Officer as'. provided by 1!).,32.130.. = . •: - ;.,; '._. the rtear"a.ngs` "� (k) "rhe Director shah. mai� notice of sensztaofe - s r at)..on deci s eta to the persons ',enti.tl.ed to not , ce under .. N 18.84.025' Maintenance of Records • a Where .base- flood elevation' data ' .as provided' through the Flood • "_ in aroc4: .r cord • Insurance Study, the B�e�l.�4ing tiff ic�al shall obtain the actual elevation, (in .relation to mean sew level) of the lowest floor (includ%ng basement) of all new or substantial.ly improved .structures, and whether or nut the 'structure contaxhs.> basement, ~V~ (13) For all new or substanti.al*1y floolproofed structures, the Building Official shtal.ls • (1) verify and record the actual elevation (in relation to mean sea level) d a e an (2) . maintain the.'floodpt-oof ng. certifications required in this Chapter. (c). For all new or substantially floodproofed structures, the Dit-oc or shalls (1) Mairtt:airn for public inspection all other records pertaining to the provisions in this Chapter: 18 84.026 General Provisions. a �C�oe ro riate rcoval author-it shall ,review all Aermit a. . a• •lications to determine whether .,ro,osed ites,"*11 be safe from flooding. (b) [(a)] All new construction and stubstarotial improvements shall be constructed with materials and utility equipment res- ,s, .aint:` to flood damage • (c) [(b)] All new construction and substantial improvements shall be constructed using methods , and practices that minimize flood •Electrical, heating, ventilation, plumbing, ' and air-�cond.itioning ' equipment and other service facilities shall be debigned and/or° other.wi.se elevated or so as . to prevent water - front , entering or accumulating within the components during conditions. of floodiroc (d) Al)_ new arld repl,acet;tent water supply systems shall :be designed Sr ) ZOA 8-.7-03 AND CPA 87-0 PA 5 • • v a e � x Yr y, R 1 � 4 A n,t .he �.tn�.rta��. '1nfiltr.��3an she p�e� y. d.r� :q1. +4' 1 ,l ° the ��rx�f. i� .�4, .rdarzet w�.��, t p1imb .n Code•. lInxf4�^ni 49 _ .L b < may. 7. + , , 4 . •_• .. z... � , � � • �_ . �:�;� ,•new cantruct�on, - a‘li, :tnartut�acturd `�h�ime� arjd substar��,. 4 . . : ' - . r• ever t flitatxt�a� ' ck lapse,: eats a�..l. be:�ancht red ��' �� .� +, 1 totfernent� 9 : the ` tructure.,. .� oi"`.l�lt� a �.. :.• ,. 0.--.',.d.,", . ..e_ lacenterrt s ni..tar .sewer s sy ;e t s#:ta t, :• e ,,d sic rt d -. :: --'.-:',:::-"..,'',** ..-.. , '(9-.) ii.f'- nto he' . ..Slt�at�an of..-f l.ra�d tet<°`� x -'d- .ta fitxtri �e orb el�mir�a�.e � an,�`x •• :artd. di ste sa 'i ttb fla od . ate�� ..t: s'`stettd scharget^ont. 1:�re • r y �i �� r. r n d I s sal s,. sterns shall, :, `be.. 1Oc• red tea:: tau' ► �f � -t h �� n�szte wader �u �, ..., ,. ~t`•Of f ro m; t em t u .'r f loo rs :;;`, _ err‘...tt� them of con�:�mar<� s. y .� r.�mpa�rm Via)- , (h')3 Resident .al construction -....-::-.:*.l'.:''''''''''''''''''- : ' '' New cons'tr�action acid subsl.�anti.a) improvement ©f arty �� residential structure shale. ha e tae lowest +f lee including basement, el :vated to or ` b ►ve brio flood a� elevation: w !t, , ,I- (2) ,Fully �'enclosed areas below the .owes f. oor t9 t t'eV _, d subject to flood .ng ar,*e pr�ohibited�, or:-shall`,be '-designed' ta. auto�tatica�.ly ea�ualira hydrostatic food:'forces exte •i .r walls by allowing fb:r the entry art i .exit + f. .Otadwat7-.1'rs R .",:::..,,........:-,...,',..:,,.° ' -, .'- '*:. -/: Designs for. meeting this. r.�ecquiremttent ata,st"Y •e1.ther . be'certified: by registered prt�fess rtal. a tgsn e:r or•aa' hi ect` or` tu t meet or :exceed the ; f+ l c�c,�ing minmum'. '' ....''' '-.' '.'-,:.''.'''.'''','''' '''' '''''-::...:'.:-!:..L- cr tens: r t (i) A minimum of two openings having a `.total net area of r1ot less than one squar' inch far every squar�e•wfoot of ' enc a sed: area subiect to flooding sh 1l:be arovtded �.• , : (i .) ^ The 'buttons of all ops nir gs shad-l.be no hoc h r, than ‘,99,,e• foot above grade (iii) Openings may be equipped with screens,. lou.vers or ::'''''''''':' ,. other coverings or devices provided' ghat they. permit the automatic' entry: and exit ..of floodwaters. ` i E�onresidential Construction , ....::':'''.....'-*,,.-1,:--::::::: 'ij (1) New construction and substantial improvement o f any comnsercial1 .industrial or other nonresidential -structure .' shall either have the lowest floor,, inclaudiig ba ement' elevated to the level +f the base flood ,.';eletvatLon, , or, together with aett�ndant utility and sanit ry ' facilit:.es. ' :,' shale CO (i)' be flood proc fed so that below. tieLL base 'flood level the "�' structure is watertight with ; walls suhstartti it y 5 impernle able to the passage of'water--, (�i) have s ructur l ont�r rten s capab e a .` rj s .si:;�ng• h'y-':d- and hydro ynama c loads and eff ts+ o buoyancy►. q. T - r.. 7) PAGE °f . ..4.._ ' "• "E7-Q? f 11M -8 . -• q.-. . 'may .+n.LOS 87-03 AND CPA i . ,,..., . ,7 , B y �' t t t7. rk - .1.�� w X44 e a. istc� 'd s tonal enr rree . o_,. (i;.'i.i) cue rt�:f i _d by, �,�� , ta., � � areFuU?c 1 the t the.'de _i n nd meth"ads of m� rrstr uc xorr ,of ra�� ce• _. .. ar~e in 'accu•r•dance w t.h ,,accepted standards . . for i.S)o d;` on , Q ,. -cas'• meeting` pr•ar6 ns of '� x a :sUhsectrr.ur% bade their• x evelops~�eq�rt and/ur rre,new .of the structural ➢ desagn, specifications and plarrs'� Such :certifica-,dins.: shall. be provided to the official as set, ., r'L ,, in Section 18.:, ► ti? (b). v) Nonresidential structures that are. elea aced, not flondprocafed, must meet: the sametandard.s for space ti , below the lowest floor as described are 18.84.026(h)(2) Applicants fleodpraofing nonresidential bin ldings shall a .'notified.`that flood a , insurance premiums, will' beised:- €gin rues that ark erne' eoot below the f loodproofed leAre;l (.e.g. a build i ng ,3: - constructed to the ;bash.' flood level •.will' be rated-'`.as' n one foot below t)'rat letd'l) • 10,84.03.0 x ir•ation of A.+roval — Standards of Extension of T ice (a) , Approval of a Sensitive Lands -permit shall ..be void`'. after` One ., year • (1)' . Unless substantial cionstr.uction of the approved plan '' has ,, -. : - , -- ., begun within One year period, mar -� (9- ■If construction on the site .s a departur"e:` from ..the. approved plan. • (b) The [�tearings Officer] o g raai approval duthorit shall, upon written request by the ►pplicrat arrd pa merit cif, the required . �y fee, grant.an extension of the approval period not to exceed six d months provided that: , (1) No changes are made on the original plan as approv+�d by the y [Director] approval authorit y:::-.;..... s - a` (2) The applicant can. show intent of initiating constr�uction. of the site within the six—month extension period; and ..'11...:',,':.':--.---' (3) There have been no changes i:n the facts' or the' applicable policies and ordinance provisions on which the approval was based • (c) The decision cif the [Hearings Officer] approval authority` may :be ., reviewed by the Council as provided by 18.1.32.310( ) Sid . 18.bA.4�4Ci Approval Standards � y ` �1 (a) The Hearings Officer shall .make findings that all of .he following criteria are satisfied when approving approving with conditions or denying an application request within' the 100—year ' floodplain; (1) Land form alt rations shall preserve mar enhance a the .,:. ,,,,, ,, , ,.:, , ,, , , ,,,,,,,.:,,..„,:. 4 8 —03 AND CPA 81-02 (1.1--3 8 ) -- PAGE 7 ter.. h'. • i . :, S Y fw � l r `Y' f cf y1 �n •a A 2 : -��- � �"�:�a; al.n :stow � ftartct.��c tt ar rl•�_�..n a �n .� '�f h� g e�c� '` u• •a.s f l-.-..-�aodiwa s ha .1 :r out,. ' �l t"--.,,,,,'.:'4,'n a ri r•r+ a.rti Y' i. .Y � r "` { Hof th f ood a �bo4n r' �� . (fir y' n!C..al l ,F �� - ?- 'T'h ..land form alteration or develo-ment',.wa..thint:.the tOO 'ear~,,,,.,„.,,,,,,-,s,,.-.„.,..,... ,.,-..1.,: ,,,,,... q' t '.. .. .� . . � � .�'�.-caos�p'lairi, "�hal�.�'• b�.'a3�x:ewed. only - ir► ,an ar�� , �- de �r� ted:; as or rmteroiai or,• industr•ia:l on tno Comprehensive.'P•ln -Land fuse-"„ ,,;‘,.-.,,,,,,, ,,..,...,,,,,,.„ .,,,.,L,.,.., ......-.....,::. s.,:,..:,:. '..--: ..,,-,,, ,:. : „_ ,.. ,,,,..,; - ''r .., , Map-1-.. - ',• ' - '' ...-.. ', ... '., ' - . . - '''': . `...- '' .7— --,...'-,,,` -','. ..,.. ' "---;:-.",;-"'"..----:... .r,The .aed •frtr•m alte`r•atior#' fir~' development a's. rpotaated. within the flood y� k 4 3 he Where. a landfarrm `�,1„eratzan• or•' dev_. • rtent. is. it la i '� i1 errs red tn' .�rc�ur: t�a.i;hisa thee;f]oodr in w '�: trot re�c�lt & , in any - increase.-'.in the mater:, surface el;evatl+rs.r ' o-f °,thee•- [zero-foot 'rise' f1ood;�ray]:i xQQ ar-.oc ;s ` "he land form alteration -'�of development anf^ anc;1udes a. 3edestr•ian/bicycle. pathway in accordance with ;the;” `adopteiit : pedostr•iari/b-icyc�le paathway p1an , ;an1ess. the 'consttr•.uction ,of ;.,;. said pathway is :deemed;.by the Hearings Offtc'er•as t,Rnti c .y, Tit•4�. i'or-:. '; .'''';'''''.7'''''''''.7.....'''''''''-' ':-' ''-''' ' ' . - ''' : ' '. ' , The plans the .pedestrian/bio cle pathwa ndic to •that :;; : pathway.w ..I1 be "below: t.h ►' elovation- of an..a +er•a9e. ' .11 ,,., :, flood, E(7) The land 'within- the la{-year• f lood.plain' boundary .'w`.ch' r•r mains after de elopr�ent shall'--'be''dedicated� tc, the. 'public.], ” .• (b) The [Hearings Off'i~er�] t i r Sha1}, maike. findings",•that `all of the following criteria re' sat.isfx.ed when .,appr�ouing, appro,�s7*rig with conditions. ` .or denying; an app` cctio.n' request- ar' a ... Sensitive- Lands' permit n ' apes car 25-1:' or• greater tar 'uif.s.t ble t ground: {1) The extent and, nature o t� pr^rspos;ed land. ;form a- teratioe ..iii...:....::::::.-...:...::,.,.:,,,,,..,..:, ,, , , or deve l capmerot will not create site disturbances to` ar* • i ''A : extent greater than that required for the uses; . + •- (2) The proposed land form alteration or deue;l opment ,wx.l1. not result in a •onions stream sedi.r en't�, .ioh, ,, .,,und s instability, or other adverse on-site and of.f-sa.'te effects ., 1 ' or hazards to life or property. 12- (3) The: structures are appropri itely ,sited, ' and designed, to. , -, E° ensure structural stability'. and p'`oper' dra,,nage, of - . foundation and, r•rawl space areas for ..detreiopment wa.ths:any ` of the following soil conditions; Wet/high: water` table;. , •`- .,r ..� high schr` #c--swp11 capabi aty, ccaritpre sibl.e,�or�ganica,. -and = ., QQe� shallow depth-to-bedrock Arid k ,. (4) Where natural. vegetation has `been removed .due- -tn land for m - lte'ratiort or . deve1Qpm nnt;.;. .the a,r''eas not cov.e,r da b ,. y str•d�:tures or impervious ur•fa es will . be t'` p rites+ to ,.' pBr•e}pviert{t erosione�w�9inn� ac.cor�darl e. with Section lr3`;,100 ` -. r LI"11�7D CA IIS4G (PJD �l�.s!` E1�1I t7). 1° f ZOA $%�+03 li "' CPA ?�-.�� 1 -�3 8 ) RACE �" r �t' ,, " r.' .• .J•. ' •. ♦ Al • ♦. - •L, .. . •.fie • -..,• — 1 Y E+ t '' . c.. a off ic¢r 1r'e.�tor. h a . ..'.. '. ,i +. .41.. i sf :ed' 'w.f,�.a .�.. 4V 7.4 P r�.n j' (-yp y,{JV 1 ( ,.� the fc)1,Xnw,iti+r,� ,�..r itFar'a.a are Isat ;.; with cored i. .--, or denying ,art apj l c�►.i.� rr: r`.oguesi. fora r•r zt within dr unag .wa�� -•/ S�r�siti.a�e ":,ands p . ,0. s•i :land form 1ter�atAe n ��., �h� ,extent grad nat�aro� a�f ine. :pr`!��:p � . j - . ' wil1 not`. create s.te' disturbances to .` pe _ T. ar. de�'eie��r�tent• , . ' _ extent gr0ater':th*rI. that. rexuarad for:- the uses• o,ro oe. develop.rent: wi i l not .�, 4`�2.'�_. The proposed� land fans aitr�ratl d, stabil i� _±. , result in erasion, str oars sedii ontation, groin y .:: .* . ' or Other adverse ones to and off-site ,effects::or hazards :=to life or"•propeir.*ty;. 3) -rhe water flow ,,capacity of >the dra1nage1.4ay is not decreased; and °. Where nataara1 vegetation has been removed' due to.' land foram } alteration I or the develop ►ent, the: areas not ..cotler* c by ° structures or impervious. - surfaces Will be replanted` t ., with Seci:io 1 .1+�t3 �+r`evont eru��n xn accordance � , . SCAPING AND. SCREENING).. $3 The dra .nageway will.. be repl&xced by a public facile off" ` �, _ ) m. flow in accordance xu adec�u�►te s x:�� to accot�ir�udaie rn ,. with the adopted 1981- Master Drainage.;Plan, and ,. .'• V 1(6) The land on which the alteration is to take place will not -.. be partitioned, subdivided oe' developed as a part of this . : '-.E.., .. . application request.3 6 The necessar;: . U.S. Arm Cor+s of Er►•ineers and State of ' . gre 9,.9 Land Board Division of State Lands .A..rov ,ls ,sh ►1l :1. be obtained t Where landfcsr°r� .a1teratiaris ao1c��rkr^ deetelopm+ rat are al lr wed ,, • °�. . • within and ad'acent to the 100— ear .f good+lain the C�.t ... shall rec�uira the dedication .of suffici+ nt o erg land aria, within and ad'acent to the, f food a"lai.n. in accordance with , A the Ca rehensive plan. This 'area ;shall nclra_te r tio, , • -a .": of a .suitable: elevation ,`fors the ". construction` of. a i.' ..' pedestrian/k�icvcle athwa with a:: the f lord 'lain. . inf ,. a�c�ardars_e with the ado ted dedestrian bic c s thwa xan1 -:, ...:. I: • �° d The Director shi11 make findings that all of the ;fallowing . [(d) rc�vin with r�onditions Av• p.., criteria are satisfied when approving, !P :° ; - . or• levying n ap licati n request for a Sen5iti'e Lands permit,, 5 . within `rairnageways ,, ., . ,,, , e a osed land forma alterato� tY1 1 (1) The extent and� riattrr•e of to pr° p e t nt seater ,thah{ ▪ ° x wild: not create site disturbances to an" , that required for the uses; , < alteration wi.11 not r.e'su ,t,.s irr ' i "' t (2) The proposed Ian d ford f o r d st;ha lity cr$ 0,-‘,T,., 7„.r 3 ' erosion, strrearri sedimentaton'� g s� r ▪ r Y, t BOA $?--03 AND t;PtA ?�- 87-02 (11-3--9I PA('a 9 • ~ �,•-^. »v.s.-+-rte,- ..} .N,.; j•YR l t,. r'x,*,itr ,, 7 ,�- ,,, a1+•,,^ ,a.jy.li..w , v s - r + ,',4-:' f « i . Y i ' ti F ' I t yP t .i. aa ' y. { rte_ '•- a 4 t ail' r1Ci 'Q f,:.,s 1 f fe a t r" k xa 4.and t ,� l i f t th•e r-s �. r i ' p�'teyp(re ,y A ,. c + Y oe re :•aced by cal p bl'i f I4 1 I tY (P ( The d .a�nac��way •wx11 p °! , q' + ,; to accom ,odat:�U iac.ximsa t. o t n :accor lance . ade� ate s 14°. re e d " ►y. �. w etl the adapted 1o8i c1 istes�, �Dr iri c e P]en p ?, C�Zil! Hill; and ,,,..,• —_ q r' u r» , on._ttlich; the a1,tera .on .is to takes.place will. npt (4) The land w s ' art: of this be parUtiorr'd :s'ubd t i`ded car dGuel+ ped. p' x Acatien rec UQ' 1: a ��`' ve1.olmertt tin the 1f�Rth�`i-13tb� Raune :8g.�.if �� ,' R [111,81,...._....„1.___________p' ' 18.83�.048. xce tiaras fo!•.De �....� a •, 4aetlarlds area belc)ua the ="104' Elevation �� .. Under tote ensitive t.,ands Permit process, d 11 th4.desl*gnat ed magi eUlow portions .of., the Rav the i 108th' ► as: a signxficarrit: Wetlands area to develop prdvxded' r~hai�'.`al'l. of d the followxnJ..criteria are met; • (1) A�.1 of the land (tithin t;he ravine) beuig cons idQred .f.ar �,, dev lopment ;i,s at =lEass th.&rl 257. slope. s. 4,_ the land �a 'ing. i (2) ThPr are nr unstable soil c,.orrditxcans on constdete'ed for deuelopmerrt:, . (3) The provisions of Chapter 18,150 TREE REMOVAL' shall. be:met.l .1:''':.:.;'-'1' - ' 4 18.B .c745 Exce,tions for 9evelo 4ment in the 108th/11 th 'Ravi'' 8.421.. ..1,794,..4-1-4-1 i; . Wetlands Area below the '140 Elevat �••' � � � s 0�ffic�r� t)r der the 5ens.ltive. Lands Permit process,` the,' [Hearahg + ' ` Director may allow, porta on of L-he ii2av one Est :.S0&th kind li nth' Jam' A. d�s�ed as a significant: wetlands area to deVelo�a'and. , q • e r ' that all of the folio in 'criteria are met, (1) tll bf the 'xand' . ( tttiln tree ravine) being.. con idered fob`: development is at less thai: b% t iop , (2) There are no unstable. soil cornditions on the : land being considered for deve1opmr ht. ...''-1.-::::.''''''.'--- (3) The provisions of Chapter 18..5° T R REMOVAL shat be pet,, : '-,,, f. ,n, .,, , , .,, .,-., A lxcation 8ubrtissia�n Re �rir�rnc�n s 1 .8 .050 00 --- - a a All applications shall be made on. forms provide+d':by: the bare tai' O and shell be accompanied by (1) Five copies cif the Sensitive Lands permit proposal and x lans. :ho�,r the:,;pr+ sal . � necessary data or narra:ivo which e p conforms to the standards, arid. 4 .i.. (A} The site pan(s) •artd•;r.equ.,....ed drawl-n95 , hal I be Orr: shee�i�lis clot i xceed "' 24".'..Q.nl^: la, er... SZZe' �s, t3 A b the ®irector, 1arnd.. spc oved a a: ZOA 87- 03 AND CPA 8,,.....02 (i -3-87) * PAGE 1 ► t4 s wow , Y^ i d :c ( � r'd='en `irmer•zriq seas e eot t(` tilt?. .nc.Fi . $t rrda „t r rt. f . a at cAri�' Y r' f r d: part ( ) All da�awir.+ . ..�r. structure g '� 4{ �. eCtur al ,as. a3.e bez��g 1/,`.4 or , �i�ral,1� .be �a- ��an�;�r�°d arczt _ { 1/8}' to the food;.. 1, ' :yes as d add{ t se$ J of all pe.r�sons,' who are (2) a 1IS! of tie na Y property +wners cal"°recr rd within 250 feet o e x e The r'ea uired` fee. 9 (3) i t : (b) The r" q p e ui"red infor Lion may be co bine on oro rya I 4 �1 � 4 t ''''.1.s.'''''. ( ) The site plan(s), .data and nar^s^atiaar� lha11 in+ 1ude' the fo11owingt , 6 (1) An existing site conditions na1j3 .s, section 18.84..070, I ( ) sste plan Section 16.84.080; y. ( ) A grad i.ne plan, Section 18.$4•090, a', (4) A lar�dscpingplan, Senn 1,8:84,100 18.84.'060 Additir nal mation `Reyuir•ed' and i4aiver of'R ar"etients >, (a) The Director may r*eguire ir�f �a nor in addi.t.ior� o that r^ec u red by this Chapter, i n accordance f w.tin $ecti orb 1S.3.1,080 (a) s '.1..---:.1.:1:1-: (b) one pi. a tor' stay waive a specifc requirement for infcar'r tior iro _ accordance with Sectb�sn 18'32'08.0, (b) ��d �c),4 - 18.84.070 Site cordi.ti.ons k- (a) The site ar'alysis drawings shall jnclude": - (1) � vicinity map showing streets arid. access points, pedestrian and bicycle p ►t#�wa�ts, and' uta ity lc►cations 4 (2) The site size and its dir�nens.(orns Q (3) Contour lines at , 2—foot intervals for c r'�►d 0 10% and " �, 5—foot intervals fog grades ever- 1(1 ;percent, ; s7 a courses, .. (4) the location of drainage' pa ten and d`r°ai ag lb (5) The locatiur' of nataa`e"ai' ha'�c rd areas inc1ud', ng: '_: (A) Floodplains areas (100—year floodplairi.ands i~lraod ay),:. : , ',„_ , : • '� to es in xc v:a of 25%, (C) Unstable ground (areas. subject to lur ping ear''". Y� k ... : slides or muventent), i' d7 f \ Via- { p ZOA 87 -03 AND CPA 07--02 (11-3-�t7) * PAtaE 11 �' t � Y T t i ' t t +f X '1 ` . . y y *- *' ,'-'' ,' - . „ ' .,„ • - . . , . 11, i‘h st1(,s'o'r;z,1,,,i x „,t.t.)lec. Wi. hin 24 .s o ertt3.al; oi''' �4t5.. E) „oreas hwv%rig a ±s o ,il= orosito � t .p fefxn d 'b ',chop”Soil Con er4atior) $e I. �: (F) ¢areas hai► n sairere weak foupdat .on, 91 ' 1.• . , �"�r�it3 as L Shown• �n .�V�� ,• (6) The location of resource a , Comprehensive Plan is tientory uap and :as r ui. `ect -n Section 16.94.O% inc1uding, (A•) Wildlife habitat, and (13) Wetlands, ( ) The 'aocation of site features in,.clud�n9; zF (A) Rock outcroppifgs, and • • i (p} 'Tres with 6":, caliper or gr�ea►t:er measured 4 feet from . a ground level. (8) The location of existincg. structures on the , site and proposed use of those structures 94 090 The. Site;Plan The proposed site development plan shall :-he at the same _scale 'as (a) p P the site analysis plan and shall include the fo11oWin> irnf or•mat;ion ,: a r (1) The.proposed site and surrounding properties; (2) ), 2 Contour 1 ine ��'1►te�r4'a1s (see Sectirara �:A.94.p:I45� (a)(3):, +' (3) "Ihe loo 61 n, d mensxon and names of al?: (A) Existing and platted streets and other. public Ways and easements on the site and on adjoining pE.operteS; and. ". (B) Proposed streets s or other public ways and easements.on the site (4) The location and dimension of: , (A) The entrances an d exits on the site; i (B) The parking avid traffic cir�ru�ati,an' areas; LJ i (C) Loading and services areas, i (d) Pedestrian and: bicycle faca.ii ies'e A ,t 1 .. PACE 12 70A 87-03 A�D CPA 67-�`oz ��—�- ��) :_. ♦ r • a T• F. 'J *4::::'.'''...., : ' .J ..a xr v., x x, Qnimon rr<i4t?as 4and .,:c (F) [I bot'e gr'oz.inr)j Uti,. :tt°io: Y (5)` .The location, ,dirrensiorr ;. ;«end ,s-etbac di-,stancc s of..a111 'x .f. ..-,'.: ,.:• *:,• '-::::."' ' ' " ' ''''''' ' .: (A),,'-.t;ei:stirig' stt uc tUrr'es, ii ar ov,ements,cud utilities which are located on'.adjacent propertI wlt rir 25 feet of t'he,. `.'t e.. . site .and .are. 'peC^i�6an�rb'� x n na�tui^: � (B) Proposed :s-tructur•cs2 i,mpr:oudrents and utilities can the. 1"-'.a.:'::11.1...'- ' t '', - (6) The location.' ocation ,of areas to be .landscaped4 and t., - a, w (7) The concept locations of` proposed utility lines. :...... ` f `The method for nai Watin� n advrorse ,irrli�acts. u,on -wetl� nd,. • ri Aari.an or wildlife habitat areas'. , 18,84:010 aGrad i r%g Plan (.a): The site plan shall include a 'gr'adi.nc plan which contains the >., following incorrsation. _ (1) Requirements in Sections 18..8 4.0,70 and 18,8A.+0,80 of this Char,te:r, :�s '1:.''':::. -... ' . . (2) The cntification and location . of _the. benchmark and cor•re s rudnc cai:urt�. , .a .1.::'...::‘::::-: ((2))(3) The location and extent to which Brad n will take ' place indicating contour l r:es, slope ratios and. slaps, .` ,. stabilizatp.en proposals. E(3)] A statem±.nt from, a registei'•ec engineer supported 'by ` = facto�al, data substarltiatin : • - (A) The validity of the slope stabilization ,proposals , ,:a.; (8) (That other off:site problems will be, niti.gatede T...hikt' ., other o�'f-sits impacts will. not be created, (C) Stream flow' calculations; (0) Cut and fill calculations; and 7:i4 g 1 (E)p Ohanneli. ati.on measures proposed. , , ,. , .,,. ,, .;.,,, , ,:. :::,,.,.:,...... 18 8A 104 Landscape plan • , same stale of the .Site:. (a) The landscape pa.ari shall be drawn at the Analysis plan or « iar�ger sc�ale if i�ec ssar'�i nd 'sPiai:l xridi 4�e: ". 1) L cation and height i.ght of fences 6 .buffers and .scr•eenir S, k m .� - 11 b 5` 4d r1 1 Pay . ,: "I.QA 87-- 3 ANU CIA 7-t32 (9 i- �87) x , �; ,' �,.; , • • � 61..i' - H , l 1 ,)p;� Ly• ♦ r 1)1 ..1-1...::t:;::...':1:-..::: ' �, 1'"':*':'`,:,.:'`*.;t:' f +..''''''' yt• �'R\ly , µ�t L , �: 4�y x ?x F :_a ti W M f� t i Yin,'d .; ` , (2) l...ocat. n of terraces, c.1(,Cks, shel s, play areas an • cotnrnon open spaces, where appliA:able; and • '3) location type aind size of existing arld proposed plant materials. • 4 . : • (b) The landscape plan shall include a narrative which addresses: , (1) Soil conditions; and - :7-- (2) Erosion control measures that will be used - - OTHER CODE AMEIVDMENTS 18.80.120 (Approval Standards for Planned Developments) . ' _;.), Flood lairpZIsti9Atign '` Where landfill and/or 1::_,193____tel.c_./pLuelit is allowed within oLnt to the 100- ear flood•l.ain the Cit shall re•uire the . • • . . • dedication alf ad oinin . • ar)d within the floot_jp..1.AIL.). This area shall inc1udepons at a suitable elevation for the construction of a psdestriart/bic cle 4athwa with the flood4lain in accordance 4'44' with the ado4ted edestrian bic cle .athwa •lan. - 18.94.030 (Manufactured/Mobile Horne Park Standards) „ • Where landfill and/or develo ri_pltaitt is allowed within or adjapeat. fl.Lesciplaja) the • and withird iair_p___iz__rhidedication of sufficiertAi:»en lsar:oj1:1011. .,Lmciatorti,....._aIs "and area for reer. . - ;\1 a suitable elevatior) for the construction of cle Lae with jioodpJin in accordance with the adopted pedestrian Ills! cle jathwcpian 18.162.050 (Partition Approval Criteria) 1j_:?_ Where landfill and/or .withjja9 to the 100-year floocAplali.n shall re etho dedication of sufficient o land area forL3j_neeni_.11.4y. arid within This area arall include orpLtlotas_et a suitable elevation for the, construction of a E • • * edestrian/bic cle 4athwa with the flood-lain in accordance • .`, „, 00 ttteasiARt2.• 3edestriarLL3icisje • 18.130.040(c) (Approval Si:andards for Conditional Uses) irjjhe • dedication of sufficient o.ten. land area for.- )2.1 reenwayadjinir and within ti'____Ipf1.202s9111ain __ landform alterations and develop!91It are allowed witt._. 1510Ie floodp .n. (14) Require the constructioliLItlaP±01E12111kAS/S19i.e...INkiOltaa '.1„..„141ktika . • ti-19. ..)41 in accordance with the adopted- paLle.sicAnari_Lb_Lcici_.e.', , pathway plan. 2DA-87-e0.3 AND CPA 87-02 (11-3-87) - PAGE 14 • - - 4 •6 Y . .• ,. i8.160.020L , (General rovisi,ons of Subdivisions) '-' •° Where landfill andLoT develo meet is allowed within and adjacent to ..,' tree 222= ear floodp1ain outside the zero--fo use floodwa the City . : - .: shall r"euire the dedication of sufficient o4en land area for . greenway adjoining and within the floodplain'. This area shall inclodortions at a suitable elevation for the construction of a pedestrian/bice�c ie pathway within the flood lain art accordance with the adopted pedestrian bicycle pathway plan. , s 18.120.020(d) (Applicability of Site Development Review Provisions ';V Where landfill and/or develo•rent is allowed within and ad'acent tC4 t-he 10th--_year feud tai, the City shall require the dedication of sufficient o on laid area for areenwa, adjoining, and within the =-4 fl9odplain. This area shall include iortions at a suitable elevation for thn construction of a pede_trian bic athwa.y within the f loodplain in accordance with the ado ted edestrian bicycle pathway 1. = . VOLUME II POLICY 3.5.3 .T 6 3.5.3 The City has designated the 100-year floodplain of Fanr*o Creek, its tributaries, and the Tualatin River as greenway, which will be the backbone of the open[-] space system. Where landfill ° _ and/or develo»ment are allowed within or ad'acent to the . 100-,dear flood�lain i the :y shall require the dedication of ry` sufficient i en land area for greet way adjoining and within the ' floodplain, 18.26.030 (Meaning of Specific Words and Terms) �. Base Flood. The flood having a one_ pa;rscent change of being eualled or ., as exceeded in Any given year. Also referred to as the "100 wear flood." Landform alteration. n:t man-made change to aimbroyed or whim aoved real " ` estate] including brat not limited to the addition of buildings or other• structures, minin uarr in dredging ill.in radin earthwork construction, stoc�ci l ins or rock, sand,_ dirt or ge^ave l or other earth material avin excavation or drxllin o erations located within the :: :.. area of s ecial flood hazard. F'loodway Frin,ge. The area of the floc lain lyirb _ ocatside of the floodway '-'; t* Floodplain. The zone along a watercourse enclosed bai the outer limits of land which is sub'ect to inundation in its natural or lower revised contoursby the base flood. tJ [Draina ewe► s. An land which requires lar er than a l2" i e at minimum t; slope.] Draina ewa Undeveloped land inundated during_ a 25-mar storm with a `. peak flow of at least 5 cubic feet per second and conveyed, at least in : part, by idenI fiable channels that either drain to the Tualatin River y --. directly or after fle.tA through other drainageways, ,.channels ..creeks, or floodplain. ' - _ �395.3PJ-3Qe._ .. -ZOA 87-0 CF...CPA 87-02 (11-3-87) -_ PAGE 15 --- A 1' l' • OOTICOIE F ADO O t De Pile Within S Wo=king Da Ys OAR +660-la®04® City of Tigard Local File r 87-03 / CPA 87. 32 Date Nailed 12/1.6/87 Date of Adoption _ Date Proposal was Provided to ® 12/7/87 :r Type. of .Aced lion (Check all that apply) . •. Comprehensive Land Use Now Laid Use ` Plan Amens nt Regulation Amendment RegulatiOn Please complete (A) for text amendments (B) for nap a nenddent: A,. Sunnary of Adopted Action (A brief description is adequate. Please avoid ' highly technical terms and zone code abbreviations. * Please do not write "see attached."): • amendment to our Sensitive Lands Chaster of the a i8 ) It shifter the • .y u •.. ro. ooerrr.fos mw r wri++�Q ,_ rev iew authority for drain. edaays; steep s„lo wildlife l ae4 d area to the Planning Director from the Hear 3. e_ pfficer, allow ots hit ego not result in an fill,o modification of Oode Poles 3.5.;- .: t oodplaan dedication i.s a condition of development appal Describe Sicis the Adopted Aissudisant Differs frost the Proposal (If it is the same, write "Same." If it was not proposed, write "N/A."): Sante/ eacr eat true amendmerrt will:not allow landform 7 r_ e • r, zoned land. • Wedill.P.M.IMMVION MI* 121.- wommossmnwasmarmarawassur S. If the Action Amends the Plan or Zone Nape ode the Following Information for Bach Area Which was Changed (Provide a separate sheet`for each area. Multiple sheets can be submitted as a single adoption action. Please . include street address whenever possible. Do_ not use tax lot number alone.): " . • Previous Plan Designation: New Plan Designations ,• ...... -... - .. .., ._. n... -..............:.•V'.. � ms's i' Previous Zone: New zones • a 'ff"a 011.0.1.1611101M11, Men. , Location: .11111111V.1•141111•11511111.10111111=1.111. ,21.0111•13111=1.110. Acreage Involved: • VA •DoA® this mange Include a Goal exception? � Xe® We ; rbr Residential Changus Please 'indicate the Change in Allowed Dsm sitl in Units Per at Acre A • Previous Density: New Density: '- "°"'ftl1O� , 4 4 If r ie of al !Ica t 'te. D 45 Da k'rior to the Final Veering,. : Please Indicate 1 y. d -a. Statewide Pla ng Goals are inapplicable • "., rgene .. iraPtar�ness mired d#ae�+ Re�ri®wr List Statewide Goals Which Slay Apply: , Y List any Stdate ox' Federal es a Local. Gwent or l Special Service DI.fst)ricts Which say hat Ingested in car Isepacted by the A tioa: E EM , L6 , Army Copes of Engineers,•Orega Division of State Lan a t `. { .,®r — _ ----- Direct Keith L...7.... - aS...m Lept .F0 BOX 23397, T I. OR 97223 •, ..A. (Phone) 503-639-4171 Send 'to: Department of Land Conservation and Development • 1175 Court Street, N. 4 Salim, Oregon gon g7310 3530 1 „ :. Attach► One (1) of the, Action to this Saar (3) iee• of . d a end" at s If more copies of thin form are needed, please contact the DLCD office at 373-0050, or this form may be duplicated ®n s. 0* P green per. Failure to Provide notice •_ of an adopted plan or land use regulation anen nt results in an extension of the ` appeal period. Appeals may be filed within 21 days of the date the proposal is mailed to ©U D Statu tes require mailing within 5 days of the,action becoming 'final ;. ., t. (See OAR 660-18-040). • • . * * FOR D c D .e * * . }. _ DLCD ri ,ea Number • dja >adc tfo .i• { is *. r K 4 - i.,. F Y a r • n u '�� a. a I . �y -t r• a i , i 4 { ,,8 ' * ' ' - - , . •1. .( CITY .'VG TIV �Dj '0REGON y S 4 AGENDA OF Oece sber 7 1917 DATE '5UW TTED: I ovember 2, 1987: .r 8S!!E/AGENDA TITLE 70A 87--03 .ana ,PREVIOUS ACTION:: . P1 I�nxnc�,+17 n- �xe�e + i - • CPA e7'--02 sensitive Lends: t e�tir�� on'3u1 21 : a--117-1d------- _. ' Se,.teinber B8 19R7 :t ' 4 P £P REI .;D`Y: Deborah A. Stuart t °fir ` ' y I1 PT HE- I- �►�3 +� `I"Y AM IN K Q1� '�`CD •DY POLICY SSM -!j , IPJFORPRAT I U i'9ARY x � This s pond F. a e" or°d nuance amendment o the Sensitive Lands Chapter of tb . a ; :. Community y De lop�nent: Code Ater 8 54� : i s intend d tc iccompl sh th? :,. folloe in (1) staff r evaew'only minor• p oje+cts which' da not °esu3t, in any. f ll car ermanen t landform alterati�orn, the :retQlew process �, . �` streamlxra . ;, 4. so. that *ens .tine ! nds. •reviews for activity in dra adage ays• on' steep slopes . 'e and/or' `in '4141.,�dlife/wetland areag be shifted to the Hearotor fros the 'Near' n, sr . Officer (floodplai review will l be ret fined by the 'Hearings ngs O fiver)• ark : ,, �.. clar (%cation'of ripens ce and rather 'terms requiring better definitions. ° ) _� A comprehensive plan amendment is included Part of this aPPl c t on which h :) wall mcd i;fy Pml iasy 3 5,3 and ►Iis..icable 'code sections •to Hake-A it clear�r thatr flood Alain dedication is a coedit on cf de�e optne�at appr val '• Attached thnance'for Council adoption. N T'he Planning Commission reviewed the. Proposal on Septecob er y 8, 1987 e• nd, with y one. change that i reflected in Exhlblt "A. of the attached , or°dio�ance, recommended appro lal of the change• The Commission minutes are attached RNAT'IVES CONSIDI RED : : . '''''''.:*---.*::::.-..„:.,. :' .1, Approve Z A X7--03 a CPA 87- 2 s+ recommended by the Planning on . 4 Approve ZOA 87-03 and CPA 87-02 with modifications. . g Comm]. cion 'for farther^ 32" .Remand. 70A 87-+U3 aa�d ��A�'X37-02 to tyre Plannar C , discussion. 4. Deny ZOA 57-03 acid CPA 87-02. ' . ' :: , FISCAL IMPACT x , :., Approve ZOA 37-03 and GPI 87-02 a recommended by, the, planet/.an xp Commiveion � 1 o sb/3253P ;.j F � 1 a Ct 3" 4 Amick v He advi Council °of history (ell ocher.: , a s which used prey ,�a assessment method and noted that a :refund of..interim iroterest: had been done in the pant when the preassestment was higher than the final assessment:. He noted that on the 68th.Parkway Project° the preassessement was lower' then.- the final assessment and. that . iF :. bonds had been used instead of the pr•eassessment the interim. interest cost would have been added to the arsseSStrents.. He noted that there was no authorization in the code. to allow interai .. . Interest as a credit'.. He stated this was a scatter of policy for -'r Council to decide. e. : Community Development Director recommended . approval of : the. ordinance option "A's which would not allow for the °interest credit, f. Public hearing closed. ti g. ORDINANCE NO e65 AN ORDINANCE CDETERMINING THE FINAL .COST OF. .• THE IMPROVEMENTS IN THE WOUTHWEST 68TH PARKWAY (STREET) IMPROVE- MENT DISTRICT NO 35; APPORTIONING OF. THE COST AMONG THE BENEFITED PROPERTIES, SPREADING THE ASSESSMEN•TI DECLARING A DEFICIT ASSESSMENT OR CREDIT FOR EACH PROPER°TY, AND DIRECTING THE ENTRY• OF ASSESSMENTS IN THE LEAN DOCKET AND SETTING THE INTEREST 4" RATE. h. Notion by Councilor Johnson, seconded by Councilor Eadon, to adopt. • Approved by unanimous vote of Council present. i. Councilor Johnson noted she '.could• support the final assessment amount since the preassessment method was supported by property owners, the time frame was rushed and the road redesign change was also supported by property owners. j. Mayor Brian noted concern with the exclusion of a contingency amount in the project and encouraged staff to include in the , future. btn4 y4 ty 9. COMPREHENSIVE PLAN AMENDMENT, :CPA 87-02 ZONE ORDINANCE AMENDMENT ZOA 87-03 l •=_ Request by the City of Tigard to amend the following sections of the Community Development Code as they pertain to Sensitive lands 15.84,. . c6 18.84.120, 18.120.020, 18.134.020, 18.162.050, 18.130.040, and 18.26,030. Also to amend Plan Policy,Section 3.5.3, r a. Public hearing opened. b. No declarations or challenges were received. ; . en c. Community Development Director noted that this was the second time the Sensitive Lands Section of the Tp was brought to Council for streamlining. The first streamline included FEMA regulations. Senior Planner Liden synopsized. the issue ;'before Council and advised that the amendment was intended to accomplish the following: Page 5 -- COUNCIL MINUTES - DECEMBER 7, 1987 r` _; ' '. ' 1, -f 'review only., for: n�.nc+r prdje. rbi.ch do not r�eto a a v 1 .5. alteration;'�#� in and fill l�. or permanent .l�indform;� _. • ? 2, Streamlining the >review .process' 'so thht sensitive, lad e reviews for activity and. drainagew*fs, . 'on, steep slopes, and/or wildlife/wetland areas be shifted to the Director .•;.. ' from the Hearings Officer (floodpla n re43.ew would • coma ue to be retained by the Hearings Officer); "and 3. Clarification. of open. space and other. terms... requi.ring :. better definitions. He also noted a comprehensive plan amendment was . ricluded as part 1 of the application which would modify policy number 3.5.3 and applicable code sections* * to make, it clear that floodplain. dedication was a condition o f the development approaral , •" 4 d. Public Testimony: J. Opponent 0 Mr. Carl Johnson, 9873 SW Surnhan, ,:noted that -1110 r4 had looked "" at the issue briefly. He Baas personally concerned regarding his property located adjacent to . Fanno Creek, noting that the land . .'' was in the f loodpleain. He that ,a takir+g of the land after development or when development was not ..possible seemed t be inappropriate based on current federal case :law. _ Mr'. 3ohnspn► a then distributed ��a copy of an &rtzcle taken from the Sunday ''.r Oregonian dated July 12, 1987, which was entitled "Property y Rights Finally Upheld. } Legal Council noted based. con currently federal ,case law. that if - 4 there was no`development right left on the 'proper�ty it would seem . a. that the property would be considered as a taking, , However, if there was some beneficial right to the property with development, ~ based on the case law, that would not be considered a taking = Mayor Brian noted his appreciation to Mr'.' Johnson for his concern. He stated that currently the code was not eing rewritten but basically a shift was taking place "to .have the i' applications for sensitive lands be' handled on an'admi ristrative • ., level rather than at the Nearngs Officer level. He ; suggested should Mr. Johnson; wish to modify the sensitive lands process y a: that a comprehensive plan amendment :ould be the way to accomplish that and suggested he contact City staff regardiro such an application e. Senior Planner Liden recom ended approval based . on staff's . " J. proposal and the Planning ;Commission's ." recommendation for . approval. • 0 hearing closed. f Pupal is FLU g, ORDINANCE NO. 8 " 'A: ORDINANCE 'TO AMEND CHAPTER'. 18.84' AND EN1dE ° .- POLICY 3.5.3 OF THE. CUM�'o14�NITY DEVELOPMENT".CODE AND CP.REH - PLAN (ZOA 87-03 AND CPA 87--02) AS THEY .PERT1')II4 TO SENSITIVE_`LANDS.. Page 6 COUNCIL MINUTES — DECEMBER 7, 1987 ,, ' e• "1"' 1 F ''..•:',, i e,,,,45'' :,fie- (1. x �i • . - - . _ h, Motion by Councilors 3ohresoi. second Councilor' •Schwartz, to 9 ' adopt. `, Approved by unanisseous ;note of Council present. 10. ZONE ORDINANCE AMENDMENT, .ZCA 87-06 - DF IVE THROUGH WINDOtfiS - CHAPTER 10.130 .. A Rev�.ew of the Tigard City Council of - - . �•a. "recosramerrdat%cin by the Planning Commission to assiend Chapter 113.130 Conditional Dyes to. add .a section '- for Drive Through windows • a. Public hearing opened. . v b• No declarations or challenges were filed. c. Community Development Director : synopsized the request st4ating that the adoption in October i?f 9►rdireance No, 87-45 allowed dr ue through windows as a conditional use in the at:tion areas. He licats.ons to consider stated in order for conditional use app ::. drive through windows the application would- be through the Hearings Officer process. d Public Testimony: No one appeared to speak. ' 9 e Community Development Director recommended approval. 0. f Public hearing closed. g ORDINANCE NO 8 AN ORDINANCE TO AMEND CHAPTER ,18.1 30 OF THE COMMUNITY DEVELOPMENT CODE - HOME OCCUPATIONS (ZOA 87-06),SETTI. AN EFFECTIVE DATE AND DECLARING AN EMERGENCY. • (Note for the file by Recorder. This ordinance was found after the meeting to contain a scribner i s error in ts reference ,to ` home occupations versus conditional uses in : the title. This ordinance will be brought back later to Council for correction of that scribner's error.) h. Motion by Councilor Schwartz seconded Councilor Eadon, to adopt. Y* Approved by unani.ntous vote of Council present. 11. UTILITY EASEMENT VACATION — KNEELAND ESTATES #2 SUBDIVISION - LOTS 131 { ce AND 132. a. Public hearing opened. b. No declarations or challenges were filed. tal i Y c. Community Development Director synopsized the request noting that W the vacation was being processed by the City at the request of Rainier Bank of Oregon. lie stated the purpose of the vacation was to eliminate a public utility' easement that .was no longer needed for public purposes.. Community Development Director also advised that public utility companies had been contacted and had filed no objections to the proposed vacation. Page 7 -• COUNCIL MINUTES — DECEMBER 7, 1987 • r , „sti SN M� ) f,.,,, Cit e. OF TICARD ORE ON �- RDINANCE NO. ;87�;",'" M1k.. P CHAPTER . 18..8 . ASN� POLICY :D,: =-' TAE':; CDiTy ..,. b DEUELt�P i1iT CODE A D COMPREHENSIVE ROAN (zJA 87 :ADD CPA ., 7--0 AS THEY PERTAIN TO SENSITIVE LAN DS. WHEREAS, the City of Tigard a Inds, it necessary tea revise C©mmuflLty iDe,elopment Code periodically y t improve thee. era ion:: and implementation cif } the Code, a d -� z �u�al� :�ro�es� iERLAtS, the City .dsa r°ed to streaeline the .Sens.itve -Lands alp d 'clarify definitions and res�uirec ent in the Sensitive Lands C�iapter` of the ale .. Communaty Deeie1op Bent Cade and policy icy 3.5.3 '+ the Tigard Comer' hexes •ve. Play; . WHEREAS,! the. panning staff made ^e�.om�eaeredat�a�n of findings to the ,pity.: of Tlg&rd' P1anr Haig'Commis ore on my �14a 1987, and September 8, 198 a at Pub. .,lic r ' hearings, an WH REdS the Planning Commission voted to •. °eco rend ap srova1 o A.:87--Os ►red._. CPA` 87-Q2 at its meeting on September 8 1987, and .� .. WHEREAS, the Tigard City Council held a Publ� hearing on the proposed,thanes. . :ern December 7,1987 THE CITY OF' TIGARD ORDAINS. AS FOLLOWS Se Lion 1: The Community Development Code.`. shall be. amended ..as shown in Exhibit A". Language to- be added .is U nEi i. �iEb. Lang e t • j be deleted is shown in (BRACKETS]^, - a F + ' Se tion 2' 'his ord Hance seal l become _:effective on and after the 1 t. day :! s, a : after its pas sage by the Coy nc i l and'approval by the P ayar;• „_ t ,.A SE®: Ay cote of all Council member's pre, •en after being read by number and title mnly, ties ". day_, , :7,,,.:. , : i ...,: Loreen R,. Wilson, City Recorder APPROVE : 'TM i s day �f , 1987. �Y a. 9 'h +mas M Brian, iayror Approved as t forn�r A x`4411 X k�{ 'k N i K City b torney ORDINANCE o. 87--° sb/32a3P f J a� • 4,1 410 Agenda ;Item -.3 Planning Commission Judy 21, 1907 -rt MEMORANDUM • , CITY OF TIGARD, OREGOJ, • TO: Planning Commission July 15, 1987 FROM:�. Keith Liden, Senior Planner Deborah Stuart, Assistant Planner {.. SUBJECT: Chapter 1�.S4 Sensitive Lands - ZOA 87-03 and CPA 87-02 A series of three separate zone ordinance amendments are being processed by 2: staff concerning the Sensitive Lands Chapter of the Code. In order to meet Federal Emergency Management Agency (FEMA) requirements and a June 15 deadline, the staff proposed the first revision of the Sensitive Lands Chapter. The. City Council held a y public hearing on June. 8 on the FEMA changes (ZCA 87-01) and adopted the final order and declared an emergency. This second sep rate zone ordinance amendment will allow the Planning Commission and City Council additional time to consider the following changes: 1. A shift in the review authority for drainageways, steep slopes, and wildlife/wetland areas to the Director from the Hearings Officer. 2. Floodplain review authority is retained by the Hearings officer. 3. Allowance of minor projects that do not result in any fill (eel, water line installation) without Sensitive Lands approval, 4. Modification of Policy 3 5.3 and appropriate sections , y � PPro r�.ate Code section.: to make it clear that flood plain dedication is a condition of development approval. 5. Allowance of landform alteration of land zoned residential.. Addition of Section 18.84.035 to include other significant wetland/wildlife habitats identified in the Comprehensive Plan along with relevant evaluation criteria will occur as part of a third zone ordinance amendment in the coming year. This section is still in a very rough form and may require further revision prior to our periodic review with LCDC probably in 1989. DAS:cn/3253P/30P EXNXBIT" A" o , 18.94 SENSIT'IV a' 1 .S4.O4.0 rAro Pose. (a) Sensitive Lands are lands potent .a11,. unsuitable for development because of their location wa.thin$the 100-year flc:foldplaeri, w .thin natural drainageway, on steep slopes or on unstable ground.. (b) Sensitive land areas are desa.gnated as such to protect'. the public health, z$afety and wolf.re of the cellemurtity through the k regulation of these sensitive land areas. (c) Sensitive Lands regulat,ion$ contained in this Chapter .are intended to maintain the, integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting barsk .: • stabi l aty, maintaining and enhancing water quality and fish and wildlife habitats, and preserving scenic quality and ;recreational potentials C(d) Development is prohibited within all areas designated as ., significant wetlands on the Floodplain and Wetlands flap. Development on property adjacent to significant wetlands shall be done under the planned development section of the Community .q. Development Code. In addition, no development shall occur on property adjacent to areas designated as significant wetlands on the Floodplain and Wetlands flap Within 25 feet of the designated ' ' wetlands area. . E(e) Except as explicitly authorized by other provisions of this chapter, all other uses are prohibited on sensitive land areas.] E(f) A use established prior to the adoption: of this. Code, `which would be prohibited by this Chapter or which 'would `be subject to the limitations and controls imposed by this Chapter shall be considered a nonconforming use Nonconforming uses shall be subject to the provisions of Chapter 18.132 of this Code.] Comprehensive Plan and the Federal Emergency• M~na ement Age the E(e�)]� The regulations of this ' Chapter are intended to ors flood insurance program,raga and help to .preserve natural ensi.ti e p g. . . E P p sensitive land areas from encroaching uses and to maintain the September' 1981 zero-foot rise floodway elevation. ' C( )3 The areas of special hazard identified b h p by the Federal Insurance Administration in a scientific and engineering report .entitled .'. "The Flood Insurance Study of the City of Tigard," 'dated September 1, 1981, with accompanying Flood Insurance leaps (updated February, 1984) is hereby adopted ,by reference and " VA declared to be a part of this Chapter. This Flood Insurance Study is on file at the Tigard. Civic .Center. ZOA 87-03 AfJD CPA 97-02 (7-15-87)t ) PAGE 1 • • a C 7 .-- _ _,-*',',-,,'',,1,, . .' ,, ' . ,,. - ' . ' .0 ' ,. , , ' , .. -. '° a d to has unot. bean provided in ‘;-*:-.'-'1 - - ' ' ' '''' ''' ' ~E`��. f When base. fl.ebd elevatx n �► t ors 18,04.O1t h the'Director +°shale l''optair , aoc�rdance with �e� i� ��.},. a` rear iew and reasonably uti l t ze" ai y ►a$O f lbod e1eetatio a and f loodway data `available from a` + ,� Mate thee,soure ., t Y �}' .; � .in order to adn� ni seer �'ec n•7.' 18�..�4 f Q2C(h) �� {1) - • r ,N y, Cif actions under phisiaapter,. aai11 recognize thy. .rights .of ,, , y ,►i - i, r• � an owners to'be � free ',to act on the part,. of, the city, z.ts '- " commissions, r•opr'eserrt atives; and agents, and land owners.. a occupiers. .h F,or the •.ur'r vises of the s Charter*° the word '°struct:�re" shoal 1 4 exclude: ch�.ldr•en's 1a►: andi.r ent ionic tables sate ,boxes shelters. rills and ba, all hose s .84.alb A' ''1acabilit- of uses •- Permi.,tted, Prohibited and Nonconfai 1V (a) Except as provided by subsection (b) the 'following uses si�al1 be outright permitted. uses ,Within sens i.tive land areas: (1) Accessory uses such as lawns, gardens or play areas;: (2) Agricultural uses conducted without locat ing a structure - within the sensitive land' area d . (3) Community recreation 'uses such as bicycle and pedestrian paths or athletic fields or pries,` exc�uc ng stru tares, : (4) Public and private conservation areas for inter^, :snit,°'mere °. space, forest and w1.l life °resources: (5) Removal of poison oaak, tansy ragwort, blackberry .°.or other^ r i _ a noxious vegetation; . (6) Maintenance of flaodway, excluding rechanneling; , (7) Foncos, except its the f loodplain areap ti . } -' ,fi r oer° !its shall be obtained from the ` a*d ro riate. s ,l. `: : C)nimunity., Deyele��am.nt Division for the fol/(14 �, Installation of unde' .round utilities and construction`''of , read ►v in_pravenent ncludio'►a� sidewalksR,.�,. u str•eetlidhts, and,driyewa apr®ns, F ,... g - fl Minimal -;round disturbance s but no lane form :alterations -',• ®® and Re'air rer;onstruction or earn rovement: of „an a.st ' structure or- utility, ,,, t c©st .of xch is less t taat . 50 percent of. the market ` e�salue of the s tr~uetur�e prior SIto. the im, �veneant air the data-a re b uiri = recor!structlon provided no devj,oment occurs .Ira th l : f S .,* (7-15-87) �AW� �a Od R7- 0 A��D SPA 8o,,�: t a: fC 6 ,' l , a,t', ♦ . ((b))° a (The fol low hg uses arnd activities are perleitteei only by a Sensitive Lands per11tit sie^arrtedbthe Hearings Officer except ae provided by 3(A) and (9)3 The Haari.n s Officer shall ''rant a -Sensitive Larldr�ds,J►ar +it a land form alteration er' review of area�uests, .for^, [(1) A3�. , development withifr. the 100-year f loodplain[,3.. [(2) A land form alteratiof or deVO1Opment on s1npet of :S% or greater and unstable ground,1:• [(3) Land form alteration or development within a drainageway where there is year round water flow, aunles s (A) The drainageo ay is pruoposed to be incorporated. into a public foci 1;ity of adequate size to accommodate maxieum water flow, in accordance with t,!e adopted 1981 taster Drainage Plan as prepared by C112 i1la or (B) The land is not proposed to be partitioned, subdivided' or developed.] .. .' ` ((4) Application pursuant to subsection 3 (A) and 3 (B) shall be approved by the Director.] /Al The folio rime uses arld activitids _. ___ �te _ _ orr1 by a Sensitive Lands :'ere1:at ranted b the [Hearings Officer] ` Director: A lar!dform alteration or develo• ent on sbo K es' of 2S or heater end unstable drourtd:_ „I Larrd fore alteration or develo maent of areas out ide .of the 1 0 ear'-- flood;, ain within a dramr�a.'ewe where there is ,.. ear r^ourec! s�ter flow._ unless, ifell The draista•;ewa is •ro.•sed to be .,ingar?i{rated irate a auk lic f.aci'lity of adea�mate size 'ta. �. . maximum ialitter flow in accor-darice with the adopt 1,981 Neaster ®rai.na a Plan. - [(d)] A Sensitive Lands Permit approval shall be obtained before construction or development begins within, any area of special flood hazard or drain ageway as established in 18.84.015, (b) and (c) above. The permit shall apply to all structures, including manufactured homes. 1 [(G)7 La EMCe t as explicatlL authorized . b other• r'ovisioins. of this + • ' Chapter. all other rases are rohibited on sensitive land areas. ZOA 87 -03 AND CPA 87-02 (7-15-87) -- PAGE 3 1- ad)] A use estab).ished. riot, to the ado`tion of this bode wshach would be ter or which would, be subect to the limitations and, controls i,rtrposed by th+.s Chagter shall be considered a -nonconfor°ryainK use. Nonconforrra uses shall e subiect to: the provisions or Charter l8.x.32 o- this Code. ." 18.84:020 Administration and AObtcnval Process � .(a) The applicant for a Sensitive Lands permit shall be the recorded : owner of the property or an agent authorized ' in writing by the 4 owner. .: (b) A Pre.-Application conference with City staff is required. See Section, 18.32.040, .. V Al (c) Due to possible changes in. State statutes, or regional or local policy, information given by staff to the applicant during the Pre—Application Conference is valid for not more than 6 months :(1) Another Pre- Application Conference is required if any ' variance application is submitted more than 6 months after the Pre--Application Conference. (2) Failure of the Director to provide any of the information • required by this Chapter shall not constitute a waiver of the standard, criteria or requirements of the application (d) The Hearings Officer' shall approve, approve with conditions or deny an application for Sensitive Lands permit as set forth in - 4+% Section 18.84.015 (b)(1)(2)(3), excluding subsections (b)(3)(A) a and (3)(B). The Hearings Officer's decision may be reviewed by the Council as provided by 18.32.310(b). (e) The Director shall approve, approve with conditions or deny an application for a Sensitive Lands permit as set forth in Sections 18.84.015(b)(4). The decision mmde by the Director may be appealed to the Planning Commi.s s ion as Provided by 18.32.310(a). (f) . The appropriate approval authority shall review all Sensitive Lands Permit applications to determine that all necessary permits shall be obtained from those Federal, State or local ad governmental agencies from which prior approval is also required. (g) The Director shall notify communities adjacent to the affected area and the State Department of Land Conservation and Development prior to any alteration or relocation of a • W watercourse, and submit evidence of such notification to the. . Federal Insurance Administration. (h) The Director shall require that maintenance is provided within, the altered and relocated portion of said watercourse so that the flood carrying capacity is not diminished. ," ZOA 87-03 AND CPA 87-02 (7- 15-87) -- PAGE 4 .a. • s tkk .9 � 1 V ., 9- �• (1) The ..Hearings Officer rid the Directo shah. apply the standa rds set forth in Section 18.84.040 of this Chapter when reviewing an° application for a Sensitive Lands permit. • (: ) The Director she411 g�ve notice of �Pp�icaticns ;t® be hear. d by •� the Hearings Officer as provided by i8-.32.130.' `> r (k) The Director shall mail ;notice , of any sensitive lands' application decision to the persons entitled to notice under .8.32.120. 18•g4,025 ritItiritftnance of Records = (a) Where base flood elevation data 'is provided� thi�°o�gh the Flood Insurance Study, the* Building Official shni‘l1 obtain arid report(' the actual elevation (in relaticn to mean- sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not'the str•ucttre•'contains a. basement. (b) For all new or substantially floodproofed structures, the Building Official shall: (1) verify and record the actual elevation (in re)latlon to mean., f. sea level), and ',. (2) maintain the flaodproof ng certifications required in this Chapter (c) For all new substantialT •: q:.: •' y f laodpe�afed . str�actui^ers, the ; Director shall: (1) Maintain for public inspection all other records pertains ng ., to the provesi,ons in this Chapter 18.84.026 General Provisions ,j, 4. (a) All new construction and substantial improvements shall ,be. constructed with ivater°ials and util.ty equipment ,. resistant; to flood damage ca, (b) All new construction and substantial .iaprovements shall he. constructed using methods and practices that minimize flood damage. cei (c) Electrical, heating, ventilation, plumbing, and airyeiconditioning a equipment and other service facilities shall be deei:gned and/or otherwise elevated or located so as . to prevent . :water from - entering or accumulating within the components dtir.31.1e,g conditions of flooding. (d) All new and replacement water supply systems rshall be designed;, to minimize or• eliminate infiltration of f loud„waters into thei _4 system in accordance with the, Uniform Building code and the uniform Plumbing Code, ZOA 87-03 AND CPA 87-02 (7-15--81) - PAGE 5 • • dF; 4 r i :,-.• ''',..':„. . „ ,, ..,-- , ,. - , .. 4 , , , , , --...:•:::,..*:....:::.......,,*::':: �� :,� �I1 new: oe��str^uct�,�an, ''al�l �ni�fac u .',..) ra ho acrd subs; tia . � anc ored to r n f otat zn�. �o11apse, 'im�ar�u��e�l't,-,11105 �h�all k�� d �t�. or lateea vement of the stv'aUcture. a �� a t,'-�,sanit ►r' sewerage :s to s :sha'l se eso,, �� •- � • .� � f. - • �Q41ew'arsd `i��,pl�c��m n �� '� �' ,. to rl ntm ��e, or Q�,�±l�r9t. • � to x �;n x: tra dry a�; decd �, to systems arid'discharge from., the s)istems ::.nto .121oed waters; a H r • c� On-site. water dispa a'l s.: steps sea 11 be l acated to` tvoi � � : m r corlt inati.on frog ti .em during". 1ood3�r a �.mpal went to the '.�. .-,. .1'.:*-'''''''' R tl' •f. (h) Res iderltial Construction (l) �isw construction � and ttibstarltaal ;i,�prcver�ed�lt,' of �: have, ;the: ,'011,41 t floor• a. ` residential 'structure Shall _. including,, basement, elevated to or abe ie base flood elevation. :- (2) Fully enclosed areas below the lowest floor that are .; , subject to flacndi are prohibited`, or shall bbe designed to J:L ► automatically qualize hydrostatic, flood forces:on exterior• walls by allowing for entry. and exit of odwater s. �esi ins for meeting this r•equir•eroerlt must ,either b0 certified by, a registered pr'af esxohal erl `ir� e^ br• architect or must meet or e�sce d. the f°.11°"'", irf a r��mum z• d criteria: {•..*:.:': ;, . (I) A ini um� of two openir3s 'having `a tool net area ` not less. than: on square inch for every sq oa►re foot of , enclosed area sub'•ect to flooding ..shall be .pr°ovi,ded'.' ' ` 'The bottom of all openings shal2l 'be.,no h gher` than`one , foot above grade 4 . (iii) open s mays "be equipped with screens, •lo fers, br } other. coverings or devices pr'ov'ided that they 1 er t. the automatic entry and exit of floodwaters.. ,� Nonresidential,- .. - ,,„'-. ::::.''''''..--..'. ' ew construction and substantial improvement of any commercial, industrial or other nonresidential structure _ • shall either have the lowest floor, includ .ny k ► emerlt., elevated to the' level of the. `bases flood . c avait a; :fir•, together with atter)ds►rit -utility' and;.sanitary "ac,ilitie3, :... �. shall: (i) be f loodproof ed so that below the base flood'l v l the y r watertight structure is ght wxth wal],s ' substantaaE1y , i impermeable ttuo r atl h`e passage e n.atfs w ictapa; ble of resasting(i i) have s hydrostatic and hydrodynamic load, a effects of buoyancy. n `4 F • S ' i t , 87-02 , „,,. ' ; , i ,l . -, zoA 87— P i r r x 1 i ';','-'''''''''::,;„•..-.:-,..t',7,7.,,,,',...,..„-:•.".4.*',. { `-lam e c' e (iii) be certified by a registered G professional eru ineer or `.. architect that the design and methods of construction are its accordance math accepted' standards of pr^:acti.ce for meeting provisions of this subsection b, sed on their development and/or review of the structural. + design, specifications and plans. Such certifications shall be provided to the official : as set forth in Section 18.84.025(b). (iv) Nonresidential structures that are elevated, not 4 floodproofed, must meet the same standards for space below the lowest floor ae described in 18.04.026(h)(2). Applicants floodproofing } nonresidential buildings shall be notified that flood ••'' insurance premeums wall be based on rates that are one foot below the flood roofed level, p (e.g.,Ce.�., a building constructed to the base flood level will be rated as , one foot below that level) , : rat ion of A rOV�al - tarldards of Extension of Tame (a) Approval of a Sensitive Lands permit shall be void after one. year: x s (1) Unless substantial construction of the approved plan has begun within one year period; or (2) If construction on the site is a departure from the approved Plan. (b) The [Hearings Officer] ,or anal royal authority shall, Upon written request by the applicant and payment of the required fee, grant an extension of the approval Period not, to exceed six months provided that: (1) No changes are made on the original plan as approved by the [Director] a22rova l aath2ri t31; (2) The applicant can show intent of initiating construction of y the site within the six—month extens ion period; and (3) There have been no changes in the facts or 'the applicable policies and ordinance provisions on which the approval was based. ,. (c) The decision of the [Hearings Officer] gRproval auth2eity. may be reviewed by the Council as provided by 181.32.31O(b). 18.84.045 Ells for Deye121edsent in the 108th/113th Ravine ligelificant Wetlands Area below the 140' Elevation t • Under the Sensitive Lands Permit process, the (Hearings Officer] Director may allow Portions of the Ravine at 100th and 113th f . designated as a significant wetlands area to develop Provided that all of the following criteria are met. ZOA 07-o3 AND CPA 87-02 (7-15-87) -- PAGE 7 • (1) All: of 'the land (with n the ,ravine) 'being] considered. ford. development is .at lass that 25% slope,. ' -, .r (2) There are no unstable ,soil conditions On the land beini9 conider'ed for ;development., , o °Ns 3) The provisions of Chapter 18..150 THE REMOVAL shall.,be met.. 18.84 4A Aporoyal .Staridards d" (a) The Hearinge Officer • shall make findings that all of the v following criteria are satxsf ied when approving, approving 14ith, :- conditions or denying an application request within the 100-Year .». d f loodplaina fa t: (1) Land form alterations sha11 preserve or enhance the floodplain storage function and maintenance of the 1 zeta-foot rise flood y shall not; result in any narrowing * of the f loodway boundary. 2) The land form alteration or development within the 100-year floodplairn shall be allowed only in an area. designated as commercial or inda stria l on the Comprehensive Plan Land Use ,ti tap; , :4• C(3) The land form alteration or development is not ,located , within the floodway; 4 2 The t.ihere a landform a'Lterati on or development ip .. permitted to occur dlithin' the flood lain. it will of result in any increase in the water surface elevation of the [zero-foot rise f loodway] -1 -year -:flood 4 ` 1:• + ((5)] illi The land form alteration _of development plan includes a pedestrian/bicycle pathway in accor'darace ,with the adopted pedestrian/bicycle pathway plan, unless the construction of :�; said pathway is deemed by the Hearings. Officer as `untimely L4j. The plans for the pedestrian/bicycle pathways indicate that no pathway will be below the elevation of an average annual i • flood; ((7) The land within the 100-year floodialaitil boundary which remains after development, shall be dedicated to the publ Sac: (b) The [Hearings Officer] Director: shall make findings that all of L. the following criteria are satisfied when approving, approving with conditions or denying, an application request for a,,. Sensitive Lands permit on slopes of 25% or .greater or unstable CD i la ground (1) The a tent and nature of the proposed land form alteration % or development will not create site disturbances to an extent greater than that required for the uses: ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE f ,, i ely. �' t L „. 1 s e a . 2 'The• ro osed' land,', orm alt at o c e4 l apr i l'' not result i t scud ritAt�;�on =grow tiros ® s °' instability, .ors:; other adverse ..on-s to and ►ff bite; effect ' or hazards to ;1 f4 or property. - F '` , 3 They structures are appropriately° sited .arid �,desi tied' to lit a r stabs and ro er dr ►�,n ge of ..•,. �ensure structural y �: �, p P' '. f+ undatiarr� .and c .a spice' areas .for development 'with' an of the `foilowzng: soil `ccnd�.tions�, We .1�hi h water tah e, _ -• •. �, awl. high schrink- swcl1'. ca b btu co�pressib1e®Orgahlc; s 11ow•depth-tobedrock, and ,. ha p t p� as been• ramoved due to„land `form .y (4) Where natural vegetata�,on h '' • 'r ' altaration or dese 1opment., the „areas not covered: b . structures or impervious .`surfaces 'will be replanted to :` e .prevent erosion sn in accordance With Section 18;100 (LANDSCAPING .AND. SCREENING) (c) The (Hearings Of f icer) a ;hail make flndi s that All :of 4 the 'following criteria are' satisfied. when approving, appravingg with candidorte or denying°" an application request for a 4. Sensitive Lands permit within drainageways,. k 1 The, extent' and nature .of the .proposed ,1art form alteration q. or development will not create site disturbances to 'the . �. extent'greater° than that requir�^ed for the. uses, (2), The pr=oposed land fprm alteration or development wi•l 1. 'not result in. erosion, strewn sedimentation, ground sta it ity . or other adverse 6n-ste and Offs i to effects, or hazards tc life or property; (3) The water flow capacity of `d e. the ra nageway i s not. decreased; and .. ' i •. Where natural ve etaton has been" removed du rt,e. ` landV for alteration or tine deeelopment, the., areas not covered •.,by -• str ucta re or impervious. surfa e w l e . ;replanted to _+ prevent erosion in accordance with • Section. 1'0.100 (LANDSCAPING AND SCREENING). �" • ' (5) The dra'inageway will be replaced by a public, faciliity of f °. adequate sire to accortmaodate matirtum flow. in .accordance "' with the adopted 1951 Paster Drainage •Plan, and {`- 6 The land on which the :alteration .ls to take lace; will -not :. be partitioned subdivided or�':developed gas ,a 'part of` tb is , .,,,, , :1, a applic Lion re uest.] TI_a neces sar: U:S. Arm Gor k.s., 'of E .sneers and State of Ore.on Lana Board glvision 'of .State Lands A» .rovals 'shall 4 be' obtain,,ed. W ZOA 87-03 AND CPA 87-02 (7--15--87) PAGE • >,a t Where landform alter atasans and/or develo meat are allowed _. . • within grad ad ig ent to tha 1DOye ,r .f .00d, ,.air , i lie C,it„ shall re wire the dedication of sufficient o en land area. within and adacpjtt to the floodglaan `in accrdaraoe with the Com rehensive Plan. li is area shall include portion of a suitable elevation for` the :construction of a ' , q estriani'bac,,cle jtlway withi►r, the f oetdolain an accordance with the aoodted pedestrian bicycle bathwa Man. ((d) The Director., shall, make findings�in�s that all, "of the.: following criteria are satisfied when approving,_ �' approving with conditions , .,L or denying an application request for a Sensitive Lands permit within drainaewa? s; a ( ) The extent and nature of the proposed land form alterat dote }s. . will not create site disturbances to an extent greater t gran " ..., •1 *: that required for the uses e (2) The proposed land form alteration will not result in erosion, stream sedimentation, ground stability or other Tv, adverse on-site and off-site effects or hazards to life or property; (3) The drainageway will be reri►laced by a public facility of •.. adequate size to accommodate maximum flow in accordance ,. with the adopted 1981 Master Drainage Plan as prepared •r adopted Drainage ..: by CH2M Hill; and (4) The land on which the alteration is to take place will not be partitioned, subdivided or developed as a part of this application request. Exceptions for Develo±meat in the 108th/113th Ravine :Si,nificant Wetlands Area below the 104° Elevation e^ Under the Sensitive Lands Permit process, the Hearings Officer may allow portions of the Ravine at 108th and 113th designated as a significant wetlands area to develop provided that all of the following criteria are met. (1) All of the land (within the ravine) being considered for x . development is at less than 25% slope. ;' 1„,m rm (2) There 'are. no unstnble .:soil: conditions on the.. land''.. being.: to t; = considered for deve iopment CO (3) The provisions of Chapter 18.150 TREE. REMOVAL shall be met.]. uw 15.84.05® Applicationssion Reireme (a) All applications shall be made on forms provided by the.Director and shall be accompanied by: ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 10 M :• • • , a ' +4 a j t aa t a a , `a t.a 4 at 1;', 4: 4 "*-: : ',.* - ','' ''. • -- ` ., ,,,L,„' .tens2., ,- ,,,,... ,,,,,x,.;•1'ailets 1'1, -,‘ • - , . ,,, , , -...'t . - '.,- , , - . 4,.. of 1..gi,,.-,- ,.--„,,, babi,cf, -, v • *, .; -' . ,,,,,,,,,. ,; •.. , ...-. *,...!.?, , - •,,, , ; coPl'e•- ' • rwieiratis-vw.' • - , . , „ •.„ . , '' ''-'''. i' ''' , •, . * - - .. . r,,' k° -(1). Five . . ' data or — d ,and'. :"--- -• , , ", ,1, .:.ba. on'i!v rlecessarY-4_, ,,,,the standi:tr , i ' ,,,,,• , , , ,...-I 1,19s iha° 'OnfOt.'165: " ' 'a' Lli red ai'av4A ' "ia er- slI.e."----.--.,,;,, ' - • . .' .:,‘' c .„• - - . ( ') ,arf4-4 re . . ,i, --nless' a -. .• .,. . - . " - ,- ' "- i : ''' at:e •I'-!larl s "A" 1, i -),.t.' (A) TI''" • sX t e)icee-d4r/1- • and 00' effeets''n° tple i)i-rGICt;cf170 . • r2O,.. .,-$0 or 1 , „, , ,,,,,, ,• , ... "...' , • it p#1an 3 ' hall 13° L 4 . - 6, ( ) ' S , Ext — . ...:',,,' ,•,,, . ., , , • ' (9) 4... 4.n the incthe 's1 - tlitetctura s or , 1/4" or - *- .. ,'"-,,-; ' , • '',. .. , fee„. ..- ,, ,..,ievaticon , ,...._ing.,1 ,,.... .•. ., „,:, :- ,. ..,, , . •-„. ' • • „ • - . strttatuf'`e- v 1, scalef. r.'' „,. . ' • ,. . . •: • . - ;-••-. 7, - . , , 1/8 within 250 of t:he al dre -feet of - - •• -.....".°. .'.- • ,„,,.:,. , -', • 1.. ha hafif03 - -. .a...- :`. . '. * • • '''' . (2) A '''' owners of r " ' " • .' •-" '-' -•• . ., '.'' • '` , h. 1,,ecil.lired " • • combined on one map '' •, ' '--- 13) The 4...on may be ce--- - the following persQns who are ''..i.' property'' '• ,''' ' : '' ' .,'‘', ed information ..' ,... shall include - , , • ,. s. The required ....44,1,ative iPel i 070, •-, „. - ,. (b) . ' ''' ,. .t d,,tut and nay , - .• ' ..on 18 s,,,,.. •,-*.-:.-•'----` .. , ,, ,. . . site plari(si, ' , - ' --sit, section . --,--.,..'.-....,, • '... „ ' , , , -.,,-' -- The si conditions IY . -. '..,•' : ,' .. (c) ‘ 44,, existing' site Acki 'L. (1/ An 1$,134--,,,,,-,, '' '.- - • ' ' ' site plan' • - 40* ' " • ' .' ' •°' ' - • A si v4-0- . - • •• (2) - . Section 18. !.- 'plan, Sec'c A grading P • ' ift 6,4,.100 (3) A -=' 1 sectie,P ''''-‘.• .„„&„ tittf- .airls plan, f Re.,u1- -- .° ' ''.!'-.---/ • . A larldscaf.' .,,,,.4 ,10,,i,aiti'er 0 ..,, (4) tairctd ,a,„„ . , . to that .„.,..., : . . - • =-'' < „..ration Re''' -ddition • 22 080 °, . " • ,!..',,,,,: •-:: • -- ' . l Info-- tion in -"Section 10, • 060 Additional quire information nce with Sec 7 ' '.,..''': 41._._:_448 84' Director mayi.'hr.enter iin '' co a (a) The Director by this Chapter information in ., ,,, •,,. . ' t for inform' .,.,. -..... ., required tiii...411.1en- (a). specific req d (c). , .rector may tqa. 1,1.10enales./33240q0, (b) an , •• ,,,,, , , , ' : ,. ,,, - ,,,,",4, ,, .., - , „,. ..„ The °I with sec It ;,7.--•_. (b) accordance , . ".. - .. . 41,.; . ,, • 4. .• , , .‘• . ,. ,A .,, ons , . 4 ' • . ' . , . :`-• . .•, 18. _ . n Site c.otnedail....____nallysi r shall 11.:ncluclef-,s, • ,and, , 4,4t:oir.,11;)s01.1..rit,t.,„ a4 07- ' - drawings - access ' - , '-•'' - . - • streets .- 4, 4 tk. locations , . , -. ,,'. • ..,. ,... The site showing and utiLi 3 (a) . map - ° 4.1.1ways$, a bicycle INA- '• - '' ' '''''''' • .-- -'. - -- I... (1) Apedestrian* initya , . . (2) The site -ll e a.n d,.ite 11r,,-;„',ans- , (3) at 2-foot intery al„s for•„, grades c,,,..•'.-''.•,'.1 0'.)'.-`',•A-,,nd intervals for grades over 10 percent, -i,',,,,..-'.'-,'''-i4‘'-,'-'--,.-,,-!,,-..;.'-'.,,.,-.-'',-...„''-•',-'',•-,,',',."..",..„...''.`.., ,, , „ ,..,,,,., ,,,,,,, . ,, .. ,4,- , .,. ‘,,,,,,,„•,,, , .,,, .11 . , ' . ....• -'-';-- ..,., ' , ''-',-',,': ."` ' -..'"'",:...'-,t,-,,,,,,4,.,°.." •,,°... '- ..-. -,.'- .. ' ' ", ''--', - - '.-„, .,.. .. '., ' ,"';,.. '-.:' ,,,,,- . • '-''-'-''-,,,,,--,,, °P.; • `-°'-...,- , ... -.,'.:. .... .; ZOA PAGE 15-87) - . ., . - ',' -, ...",° , .,',..-' •"•.,,, ,,,,-' ,' ": -..,''...4" ..',',,-'.. : - • . -'''"" :' " • - .. .., . . . .' - • .-.. - . . -• ..... - . . - .., .. . . ..i,. ° a54 ' t rt Y err ! I �'� The ld��t�dn .�f;dr^�tlt' ,+ ` +red dr ►ing. on •o natbra1 t�azrd. areas .in U. hng # (�)• ., The �ooa��s. • an flpdy), (A, �lood�lx , C � ,�; s n excels _ ({�) dope 4 4` '� n �y ar°eae� si b� ect to s Iump 1 �', (C) Unstable gro�ad. ( Y slides �irrlov �rrent);. ' . ,• seasonal ,water• table i �,thxfl :2 (�) Areas hr v ng a fac i;n�hQs of i;he sr�o^�ace. for three 'or° more weeks "s f the . (tj. Areas having. a severe. ;.soil erosion° potential:. ►r :as defined by ter $e ii`,Conserirat1Ofl Seru1ce; (F) Areas ha,in severe.weak foundation soils. , (6) The location of c^esour•,ca areas a . as sh�rr�rn. of, the rehens ve Plan. ' over tor�y ( ) rri,ap a as ,reo._ r k 'd+�tion 4.'035 includirl9;R (A) 1i ld life habitat, .arud (R)& Wetlands, t , e (7) The location off sate fea�tur°es thcludih+g: (A) Rock outcroppings, acrd ,.. ..,-*•,_':,,,,{ (B) Trees uiith 8" caliper• or•' greater rasur�ed♦ 4 feet fr^o!x• 3 ground level. '.1';':;-.--..--'.°...:.''-' (3) The location of existing a. structures on ire site and --. proposed use f those,;stro c r ries, q- + 18.8 4.08 The site Plan �. r • e (a) The proposed site developrrePt :plan :shall be .at the same scale >is the site ` analysis plan and shall arrclude the fell i information n (1) The proposed site arid° surrounding properties, Et (91'.21.11'1 (2) Contour line intervals :(see Section 18.84°.,070 '(a).(3) 3 The location, di,r ensions and.names ,oaf alb: ' tea ( � '' (A) Existing acrd platted streets ano 'other public rays and ♦ L •. easements .on the 'site and on adjoining °properr•t�e5, nd` �a • ' ZOA X7 03 AND PA .8 -02 (7 - -87) Phi 12 x,. a ' t z r z. 7 {.. .,4 � ` YiG a 1 ,1 � t kt {;.' f i i yl;0 ' '''r ' ,� B) Prope�s d streets or of a publ; � a s 'aid �eas+ went one J a •1` :i,, 7 } C 4 • (4) The location �► ,ime�s on f o i 1 (A) The enta^ances and a its on `the.:.s:ito, t, F 45. par•kir and traffic of^ctrl ►tion areas. • • 1 (C): Loading and se.r•UUices` aa ea d (0) Pedestrian and bicycle faci11tie:ss .b ( ) outdoor °•comnoh areas; and. 1 (F) (Above ground) Utilitie$' E (5) The location, di ensioris and .setback distances of all:s (A) E isting str:u tures, improvements anti utilities s 'which are located d. on ad vent property.within. felt of. the. site and are " a ?an nt in n to e.. (B) Proposed str�uctur'es. impr•olements` and `:utilities ear tile r , site. • (6) The location of areas i o be landscaped, and (7) The concept l.oe tioTos of pr` used utility lines e T'he inetho r' mit r and advier°se it mots,urn'..°wetland/ ri a n� oir wild bit it 18-84.090 Gradin Platl (a) The site plan shall. include a grading 'plan which contains .the . following information '. (i) Requirements in Sections 18.84•.0 '0 and . 18 X34 080 or .. t lid this Chapter Thdentifi,ctaon .and . location .of" the benchmr° a cc�resp�ao�adin� d�at�e�o T'he location and extent to which grading mill take place indicating con contour fines, slope ratios and slope stabiiizationproposalS 0. ((3))(fl A statement: from' a registered gineer supported by factual data substantiating: . A) The validlt df the slope sab1•1:4,4'1' iiz tion rro sale ' 4 (B) [That other off—site problems m ill bra;:nu t:.�gated, What ' - • • ��{ � � �. x is other° off-site m�ai:ts.wall not be or•oatd YZOA X7--0 AND CPA X7--02 (7�-15--31) �- PAGE X. ,.l g is <1 jt t'y k i , w (C) Stream flow calculations; (D) Ctrt and fill calculations; and (E) Chaannel.izatien measures proposed. 1 - 18.X4.100 1.andscape Plan (a) The landscape plan shall be drawn at the same scale of the Site ' - ' Analysis plan or a larger sca1aa if necessary and shall indicate: ' ,r c.,,- (1) Location and height of fences, buffers and screenings;: decks, shelters, play areas and � (2) Location of terraces, common open spaces, where applicable;; and; r . :. (3) Location, type and size of existing and proposed plant := • materials (b) The landscape plan shall incJ:ude a narrative which addresses (1) Soil conditions; and (2) Erosion control measures that will be used. OTHER CODE AMENDMENTS : 18.26.(3C C® ai �nae s. Any land w3c� requires larger than a 12`' pipe at minimum slope. 0rairiacrewa rt eaelo d _larod inundated dur3r_� a 25— ear Storxa a, with a peak flow of at least 5 cubic:; .per „second conveye.d at le�cst r►a n a. 3amgr ifible channels that either •-I drain to the Tual,atinn--Ri'yer dir•ect , or: after f lowirr through . ot�Cer dr^ainagewa s channels. cracks or flood slain.. ., 9 •.sue!Lirrr®.r�n. Y ... • 18.80.120 (Approval Standards for Planned Developments) '' ° 4 , Flo©dplain Dedication .. ' Where landfill acrd air d avelo ent 3s al c_red within or ad'acent to the 1yea r'� 1 la�ar�, than Katy shall_ r c3`r a th" a. ° dedication of sufficient open land area ;for graenway adjsrinnnq and within the f of od in This area shall ncltiade porwyions ..at gls a suitable elevation for the construction of , - * pli strian/bic c°le tI math ..,the f ondola3n i,n acca_danec faith the ado fed pedestrian bicyc. a paths_,.. plan , , r 18.94.030 (Manufactured/Mobile Home Park Standards) . ti, " : 'Where landfill and/or^ develor ent .is allaused ithin or °ad1acant_ �' to the t0(�--veal lood�rlai.n the 0it, Beall _ r9 3e a the ,° dedication of sufficient o,on land area fo c,_er:wa rrg,. .and within the flood lain a shall .include r____' at x a suitable elevation for the., construction . of a►, � y, edestr^ian/bicycle: pathwa4y with, tilt.../11d oorala in accordance , . with the ado fed ede trian bicycle athwa lane E. • ZOA 87-03 AND CPA 87-02 (7-15--G) - PAGE 14 .. a".., '•1• .. :. - .. a � .. ♦ - 1. a is .- .�:.. •. - s - A s F ,J1} e , . fVrantePaov3ifl .i;�.�3�.�2� ��+p��c�b��lxt�• of �. � �� euelo en,the is al .owed.'within "ors act ace ne Where lanai 'acrd or..d d. :ear' flood i ai n the iCit� Thal 1 r� ar t a ` � " � � tc� .the 1�t9� . dhdi.c ►ti.+�n .af' suff'ici.`4.,,..., .fl' �_n land -ar�aa for ree x a d lr�a F x h o , , ,�aanai.•°within the�f•11a ,7' area� �halx xnC�tr,ade •+anti nL '. :..: �. • a•. �a�ita��a�:e elevations fca� the' c•or�i�t�uctio :nf -�`aa e i€�nd is a:le t atht�aay`"-wit "- they,';°�l sa c4lai a in accordance ith the ads tad ed��t�° an' ° ►i , cltt ► larr', 4 is..162 O O (paa�tit;ion Peppiro a1 criteria . .r Di' i het�e r'landfi11� and o dev i t. �i allow ed with`.n" a ad; arcenc o L .�, f10 d lain t ►e Cit ha11 r ►usr :the to � the i _;eat �-- de` n�atiora of + ffi.ci. Prot` ss erg lar'rd ar area for• :ar a •, ad• it'll. :, and within the fiaedt lain. 'T t4 a t shall . ncluide s^tid�ts a taita 1 �1--.".t" tioa�r of a +��' f�� . the: " +coh��r°a�c- iedestr^ianfbic:cie ` .:tom. kith. 'the : <flo d Flax in a r'das�r.ce A, 4 with the ad® tdd n bi a~i�la thw ,P' } oval Sthndar�ds for 'Conditi na Uses, a3. Repe�ir* n the dedication 4 of !liffxo�ent o+en . lay area f r . . g ns:r y a►d o'ir ing .. and �, are!lift f ldod l cir� vaherl Zandf® a3 teratioris and deusalo :ant rya.. a .lowed withi g-_ the :A, . floodxain. . 1�. Regui the cocngtr^uctiOn e 'a�x d, r :an�bi c�►cx+e athway. urit6 i r the flood lain in accbihdanca with the ado ted : ed �tr�°i n, l ac + 1e ry { pathway ;an. . VOLUME POLICY 3,5.3 :.p a.5.3 The City has des i hated t�►e :tO year 1oodp1a r� a 'tannoF + r^ e{: its tr^i butar°ie and, the hea�latin River .a s " rr�een b.,which wi; l the bac bone of .,tie pen(- space . system.- her i aandf i I"` ands deve ®warrren ar^e 1 ed �i'thi n~ ow� ad �a+c+et t fit► the W.YIPMa.0 le"/ I Y�1 larear* flow�la rr;, the �it�i shall rep;li the- deuicati:on` of �, stiff icient o 'arid r�ear. .fow r�e nwa y adi®i i.nca ;and thin the f lea®d lair DS.cn/3253Pl30P - 7 ``/Agypp6Ay �[/�� .ary_ 7 }/( @�/� R! �' � {` { •. � fit•. . �_� fir. ''''.*:., ,f2,1 ,..',.',''' :''''''..7''''�- w ♦a ''. .. 0 Lengthy discussion followed on haw to proceed, the different types 01) . - to o f buffering which could be used and the hiring of an acoUatical engineer. Commissioner Tyre moved and Commissionez VSalmrmood seconded to approve i s 87-06 bared on staff's finding and conclusions, modifying t conditions to require a .four foot high berm, heavy vegetation in the 10 foot buffer area, a five foot cbainTink fence with Redwood slate, and sound abeorbih ..: .. g panels on the north and mat sides of the building. In :. addition an acoustical engineer shall Prepare a recommendation for Y: Planning Director's approval Bch meets or exceeds• the Boned absorbing capability of the above codifications. The Planning Director shall +l• review the recommendation with both the applicant and the appellant. ` revised site/landscaping plan shall then be developed web ie consistent ,. with he acoustical engineer's recommendations Staff is directed to o prepare the final order for President Moen to sign. Motion carried by e. ., majority of Commissioners present. Commissioners Moen and Peterson • voting, nog RECESS , 10:00 PM I RECONVENE 10:15 PM 1. 5.2 COMPREHENSIVE PLAN CPA 87-02 ZONE ORDINANCE AMENDMENT ZOA 87-03 <. Request by the City of Tigard to amend the following sections of the • Community Development Code as they pertain to Sensitive lands: 18 84 18.80.120, 18.120.020, 18.134.020, 118.162.050, 18.1'30.040, and 18.26.030. Also to amend the Comprehensive Plan Police Section 3.2.3. THIS ITEM POSTPONED TO THE JULY 7, 1987, HEARING. : 5.3 ZONE ORDINANCE AMENDMENT ZOa 6-86 CHAPTERS 18.80 and 18.92 Amendments to the Planned Development and Density Computations Chapters of the Tigard Municipal Code, Chapter 18.80 and 18.92. • The Commission and Senior Planner Liden discussed Draft No. 3 of the f Planned Development Density Computations chapters in the Community - • :a Development Code. Suggestions were made regarding the open space + definitions, Section 18.80.080(c) Modification of Bare Zone Standards and detailed plan review procedures. The staff will be revising the draft for further Commission review in July. J.: 6. 01'1112. BUSINESS gt 0 Commission discussion of upcoming City Council/Planning Commission work session. Fi 0 Senior Planner Liden gave the Commission an overview of the progress being made in the Solar Access study. 7. , ADJOURNMENT Diane M. Jelderks, Secretary ATTEST: { A. Donald Moen, President 6 3313P/dm 0 • PLANNING COMMISSION MINUTES JUNE 2, 1987 `- Page 4 •�f , :d a .s.. s <• i.. w • Agenda Item 5.4 Planning Commission May 5, 1987 MEMORANDUM! CITY OF TIGARD, OREGON TO Planning Commission April 29, 1987 FROM: Keith Liden, Senior Planner Deborah Stuart, Assistant Planner A SUBJECT: Chapter 18.84 Sensitive Lands - CPA_, 87-02 .& ZOA 87-01 In order to meet Federal Emergency Management Agency (FEMA) requirements, to protect wildlife habitat and wetland areas as described in the Comprehensive - Plan, to correct miscellaneous deficiencies, and to modify administrative procedures, the staff is proposing a revision of the Sensitive Lands Chapter. Attached is a draft which includes the following general modifications: 1. Review authority for drainageways, steep slopes, and wildlife/wetland areas to the Director. 2. Flood plain review authority retained by the Hearings Officer. 3. Allowance of minor projects that do not result in any fill (eg. water line installation) without Sensitive Lands approval. 4. Addition of applicable FEMA requirements. T`,i 5. Modification of Policy 3.5.3 and appropriate Code sections to make it • •q clear that flood plain dedication is a condition of development approval. 6. Allowance of landform alteration of land zoned residential. Expansion of Section 18.84.045 to include other significant wetland/wildlife ' habitats identified in the Comprehensive Plan along with relevant evaluation criteria will occur as part of a separate Zone Ordinance Amendment in' the near ._` future. . Staff would like to have the proposal forwarded to City Council with a uu a recommendation for approval. • • DASbs1356W = Y t; CPA 87--02, ZOA 87-01 SENSITIVE LANDS. • a+ a Omit At i ' ... . , P * 0 fe EE % .• '4. C 1 Add R y` "EX� f7 T .A1P F fti -. 18.8 SENSITIVE LANDS r. 1 8.84. 1C Purpose .'-' (a). - Sensitive Lands are lands potentially unsuitable for development because of their location within the 100-year floodplain, within 9 V.. °,' natural drainageway, on steep slopes or on unstable ground. (b) Sensitive land areas are designated as such to protect the public health, safety and welfare of the community through the regulation of these sensitive land areas. :- [(c) Development is prohibited within all areas designated as .", significant wetlands on the Floodplain and Wetlands Map. f. Development on property adjacent to significant wetlands shall _ be done under the planned development section of the Community _. Development Code. In addition, no development shall occur on : .%: ` property adjacent to areas designated as significant wetlands on '; the Floodplain and Wetlands Map within 25 feet of the designated • wetlands area.] [(d) Except as explicitly authorized by other provisions of this • a Chapter, all other uses are prohibited on sensitive land areas.] [(e) A use established prior to the adoption of this Code, which ~' would be prohibited by this Chapter or which would be subject to the limitations and controls imposed by this Chapter shall be A A considered a nonconforming use. Nonconforming uses shall be . subject to the provisions of Chapter 18.132 of this Code.] " [(f)].(94.1 The regulations of this Chapter are intended to implement the Comprehensive Plan and the Federal Emergency Management Agency's flood insurance program, and to help preserve natural sensitive 4 land areas from encroaching uses and to maintain the September -d 1981 zero-foot rise floodway elevation. C° d The areas of special. hazard xdentifi.ed b the F=ederal Insurance Administration in a scientific and ensgineeria c report entitled `' I" I "The Flood Insurance Stud of the Cit of Tig,,ard�" dated .. g September 1, 1981.E with acco parayir -load Xnsurance Mal is ;f ,- .. hereby /adapted by reference and declared to be a Hart of this ''w� Cha•ter. This Flood Insurance Stud tud is en file at the Tjard 4, Civic Center. y C LEI When base flood elevation data has not /seen provided in accordance with Section .18.S4.010(f) the Director shall obtain '- review army! r^easonab: utilize an base flood elevation and if loodway data avai laable from a Federal State or other '.sout in order to administer Sections .84.O26,h and i SENSITIVE LANDS DRAFT NO 3 4/23/87 (CPA 8/-02 & ZCR 87-01) Page 1 .•, d ;.:j Sensitive Lands re..illations° contained in this ,Cha*ter are 4' intended-to maintain the inte-r.t of the rivers streams ,_and . ' creeks in , Tigard by minimizing_teros .or ,. . .^umdti.r Barak stability, L_ ta.i.ni.n nnd enhanci t, ,ter ualit fish -arid , wildlife h�bi.tats and r�esea^vi scenic a aiit and ,- recreational. gloptials. .� City actions under this Chapter will recognize the rights of •e ,'':. riparian owners to be free to act on the part of the City, its commissions, representatives and agents, and land owners and -.. occupiers a. For the purposes of this Cha ter the word "structure" shall exclude: children' l a ui mint icrxic `tab`les sand hoes" shelters crrills, an p d" ba3ketba hoo Il s. 15u4.X3:15 Applicabil:it of __ .e. ited and Noncor fersairro - t9ses Perrrritted', prohxb (a) Except as provided by subsection (b), the following uses shall: .:. be outright permitted uses within sensitive land areas: p• (1) Accessory uses such as lawns, gardens or play areas; ' :': (2) Agricultural uses conducted without locating a structure within the sensitive land area; (3) Community recreation uses such as bicycle and pedestrian paths or athletic fields or pa?ks, excluding structures; (4) Public and ' private conservation areas for water, toil, open space, forest and wildlife resources; (5) Removal of poison oak, tansy ragwort, blackberry or other ' noxious vegetation; (6) Maintenance of floodway, excluding rechanneling [and] (7) Fences, except in the floodplain area; Itn installation of urrde round utilities grad ,construction of !!oadwa rnt�roye een,ts _ includirig... sidewalk3, ctarbs n streeuichts, and da fiver av orans; - to- Minimal . round disturbance s but rto landforsr alterations and (10), (Feraair, recons ,r on or improvement ;of an ex•isti structure ors t�ti.lity, the cost of which R .is lest than percent of the market 4 value of the structure ristr to the improvement or,the :danra a re uirxrr recortstr�ucti.o ra rnovxded no devellrnent occurs in the:f loodwg SENSITIVE LANDS DRAFT NO 3 - 4/23/87 (CPA 87-O2 4 ZOA 87-01) Page 2 • 1 r 4 • (b) The following uses and activities are permitted only by a Sensitive Lands permit granted by the Hearings Officer: (egcept as provided by 3(A) and (B) below); :• ((1) A landform alteration or development within the 100-year floodplain;] c The followina uses and activities are• ermxtt d ranly b a Sensitive Lands ,permit carantQd by the :Dir tor: ((2)] LL1 A landform alteration or development an slopes of 25% or -�' greater and unstable ground. • 3 ill Landforr alteration or development of areas outside of the 100 year flood plain within a drainageway where there is year round water flow, unless (A) The drainageway is proposed to be incorporated into a public facility of adequate size to accommodate maximum water flow in accordance with the adopted 1981 Master Drainage Plan; or (B) The land is not proposed to be partitioned, subdivided or developed, ;-.. . ((4) Application pursuant to subsection 3 (A) and 3 (B) shall be approved by the Director.] . g1 A Sensitive Lands Permit aR roval. shall be obtained before g..._p Y p ::-: :.. construction or develo meat beo�r�s wath�.n an area of sec 3:a1 flood hazard or drain 'as established in� 01S (b► arnd ° (.) above. The a err it shall appXy to all structures includx manufactured homes. [(c)]LEI Except as explicitly authorized by other provisions of this Chapter, all other uses are prohibited on sensitive land areas. ." ' ((d)] A use established prior to the adoption of this Code, which would be prohibited by this Chapter or which would be subject to s l "� the limitations and controls imposed by this Chapter shall be considered a nonconforming use. Nonconforming uses shall be subject to the provisions of Chapter 18.132 of this Code. 18.84.020 Administration and Ae^oyal Pr•acess Sensitive Lands a Sens applicant for i The apfor permit shall be the(a) permit recorded owner of the property or an agent authorized in writing by the OM owner. u8 (b) A Pre-Application conference with City staff is required. See Section 18.32.040. • (c) Due to possible changes in State statutes, or regional or local policy, information given by staff to the applicant during the Pre-Application Conference is valid for not more than 6 months SENSITIVE LANDS DRAFT Nob 3 - 4/23/87 (CPA 87-02 & ZOA 87-01). Page 3 ' -°=' (1) Another Pre—Application Conference is required if any t.. [variance) Sensitive Lands application is submitted more than 6 months after the Pre—Application Conference . (2) Failure of the Director to provide any of the information required by this Chapter shall not constitute a waiver of ti., the standard, criteria or requirements of the applications, _ l• • • (d) The Hearings Officer shal approve, approve with conditions or deny an application for a Sensitive Lands permit as set forth in . ( Section 18.84.015 (b)((1)(2)(3)3,)C(1)(2)(3)3 and [excluding subsections - (b)(3)(A) and (3)(B)3 and (al. The Hearings Officer's 4. = decision may be reviewed by the Council as provided by 18.32.310(b). - (e) The Director shall approve, approve with conditions or deny an r, application for a Sensitive Lands permit as set forth in ' Sections 18.84.O15[(b)(4)1(s1W _and (2). The decision •made by 1 n " ` the Director may be appealed to the [Planning Commission)' HearinC, ff cer as provided by 18.32.310(a). i The m rp:m7iate . pro a1 authority shall review all Sensitive + . " "e ' Lands Pei*mid: �a •l.lcations to determine that all n_ecessar•y a;;fi ` ; pe rmits shall be obtained from those Federal State or local governmental acencies from which prior approval is also reggired. `;. ' The Director shall no .ify communities advent to the affected • "'Mk area and the State De,•artment of Land Conservation and Development prior to . any- alteration or relocation of a . wjlteiessolecal__RneLelabmit evidence of such notification to the q x Federal Insurance Administration. d Dal The Director shall re•uire that maintenance is .rovided within * , the altered or relocated .ortion of said watercourse so that the flood carry ing capacity is not diminished. 1 '*.4 ' IU[(f)] The Hearings Officer and the Director shall apply the standards set forth in Sections 18.84.040 and 18.219451 of this Chapter when reviewing an application for a Sensitive Lands permit. g1, The Director shall a- {• .� S.x.,�C(�)] give notice of applications to be heard by y ,`: the Hearings Officer as provided by 18.32.130. ils1E(h)] The Director shall mail notice of any Sensitive Lands application decision to the persons entitled to notice under 18.3 2.120. e IL I : 18.84.025 Maintenance of Records Where base flood elevation data is provided thresh the Flood Insurance Stuff the Building ( fficia~1 shall obtain and record .. the actual elevation in relation to mean sea levee* of the forest floor• includin basement of all new or substanti y . „ improved structures and whether or not the structure contains a basement.M. eee SENSITIVE LANDS DRAFT NO 3 .a 4/23/87 (CPA 87-02 & ZOA 87-01) Page 4 •. - _ ', -•.c ..,� ;.: .. _ , era. ,' :. :f . • .. !. ,.. . �. 4 9 .' 1. 4 •y`a 4• r b IFor• all new or• su+bstanti��.��t�oodpr°a®fed ste^uctures, the .• Official shall: verify end record the aotua1 +elevation t� relation to mean sea 1eye and m. 21 maintain the f to ►dpr°oof .ng ce�^taf a cations red in this aha :er•. 1c For all new or substantially f 1oodpr•oofed structures, the Director shall: - s . ; Maintain for• public iraspe Lion all other records �aef°tanc . to the rov is ions of thi s iCha_pter. • 18,84.026 General Provisions Lal All new construction and substantial im.rovements shall be constructed with materials and utility equipment resistant: to 4. flood dam2 e, All new construction and substantial mprovements shall be constructed using methods and_,ractices that _ minimize flood LEIElectrical heatin ventilation lumb n and aia condi"tic�riin e ui meat and other service facilities shall E .desheed and/or• otherwise elevated or located so as t ....prevent waterer from , enter•in! or accumulatin' within .the com.onents durin. conditions • of flooding. All new and re.lacement water su+.1. s stems shall be desk d 4 to minimize or eliminate infiltration of flood waters into the y •', sestets in accordn ace with the Uniform Euildin bode and the Uniform Plumbing Code 12.1 All new construction, all manufactured homes and substantial Af -': .;_ improvements shall be anchored to revert flotation ce11a se or lateral movement of the structure. New and replacement sanitar_ seweraLer, systems shall be designed 0d to minimize or eliminate, inf iltration of flood waters into the 01 s stems and discharge from the sMstems into flogd wtater•s and On—site water disposal systems shall be located to avoid wie iospair•ment to them or contamination from them ue^ di1%flooding ihl Residential Construction LLI New construction and substantial _ improvement of an residential structure shall have the lowest floor including basement elevated to or above base flood a elevation. SENSITIVE LANDS DRAFT NO 3 — 4/23/87 (CPA 87-02 & ZOA 07-01) Page Et 411,v. nc os d s below the lowest floor , that are su,,�ct to flood .n are rohibited '.. or shall be designed � d ta- au�, t ticall a u l �r. a drasstatic flood Fo^c s a exterior e ►lXs .b a1l.owin for the entre and exit< of `floadwater•.s.. Designs for nieetin this; rc�uire_aerrtu1„t'; either be certified by a r'eaisterer4 praFess`i.ona. erta ineer or architect or must meet or exceed the folio ing miPnm tm criteria: ° K A mum of two op_rik having a total: net area not less that one mare inch for`ever s uare feat of • , tar. closed area subi pct to lood'ir r shall b rovided bott®m aorf a l. c one. foot ®ribs ith,92s may .be eguiboed with screens, 1ou ers or other s or device$ rovided that. t�se' erm3t ', the automatic entr arrd,,ex t of f l9odwater's';• Nonresidential Construction • New construction and substantial €dement cif any commercial industrial or . other nonresidential structure shall either have the lowest floor i,r clt di baserncant; • `.. .mow,...,..,_. elevated to the level_ of the base flood, elevation or, f � , together with attendant ut'i l its and sanitary shall fl�rodproofed so that below the base flood level:; the y structure is waterticht with malls substantiall„ impermeable to the passage of water; ii have stru,tAtt 1 com one�nts ca sable of resist�ra h rdrostatic and h dread narami,c loads sand effects of be certified by a resistered profess ,oval `en ineer• or a architect that the clesi n and construction are in accordance with acted standards•, of practice for meetin asions of this subsection based on their development and/or review of the structural design, specifications and plans Such c r°tif`i i©ns sha11 be. provided to the official as set forth in Section 1 . b`g (iv) Nonresidential structures that are elevated not ce flood proofeda . must meet the same standards for amt. below the lowest floor•` as described in 1�.54•�26 h 2 g , scants flood _b^oofaoa., nonresidenti 1, buildings shall be notified that flood insurance •r^emiums :will be based on rates that are one foot ` below the V floodiproofJed. level 9.41 , a b�uildi constructed to IU the base flood level will be rated . as one foot below that 112%11114. 1.4.141144.14431.4.1.41414.1444•144C d, SENSITIVE LANDS DRAFT NO 3 — 4/23/87 (CPA 87-02 & ZOA 87-01 Page 6 • r . .'�: ya t ;sue t .. , I y• 18.: 4.9.4,(` gx aratit�n of A royal ;3tanda r•ds of 'Extension of Time (a) Approval of a Sensitive Lands permit shall be void after one year: (1) Unless substantial construction • � ) of the approved plan has begun within one year period; or (2) If construction on the site is a departure from the approved plan. i (b) The [Hearings Officer] original aroya pp 1 authorit shall, upon d. written request by the applicant and payment of the required _ fee, grant an extension of the approval period not to exceed six months provided that: .a� (1) No changes are made on the original plan as approved by the _, (Director] Approval authority; • (2) The applicant can show intent of initiating construction of . � . the site within the six—month extension period; and (3) There have been no changes in the facts or the applicable policies and ordinance provisions on which the approval was based. (c) The decision of the (Hearings Officer] ar ppoval authorfIll may be reviewed by the Council as provided by 18.32.310(b). t 18.84.04® Approval Standards (a) The Hearings Officer shall make findings that all of the �a following criteria are satisfied when approving, approving with conditions or denying an application request within the 100-year floodplain: (1) Landform alterations shall preserve or enhance the 1 , floodplain storage function and maintenance of the. .. zero—foot rise floodway shall not result in any narrowing • of the floodway boundary. 1, ((2) The landform alteration or development within the 100—year 0 floodplain shall be allowed only in an area designated as Og commercial or industrial on the Comprehensive Plan Land Use 69 Map; ((3) The landform alteration or development is not located fa within the floodway;] ((4)] , [The] Where a landform alteration or development is permitted to_ occur within the floodplain, it will not result in any increase in the water surface elevation: of the 140--year flood. [zero-foot rise floodway;] SENSITIVE LANDS DRAFT WO. 3 -- 4/23/87 (CPA 87-02 & ZOA 87-01) Page ~ Vic• . , d _ [(5)] (3) The landfor^m alteration or developmett, plan includes a pedestrian/bicycle pathway in accordance with +the adapted edestriar�/bicycle p pathway plan, unless the cernstructon of said pathway is deemed by the Hearings Off ices.as untimely [(6)).sAl The plans for the pedestt i.art/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood; - , (.(7) The land within the 100-year r fioodplain .boundary which remains after development shall be dedicated to the .public.] (5), The necessary U.S. , Corps cif g rs and State of Care Land Soard, pi rf sion of State Lands • bbe obtained. ' ji Where landform alterations and/or development are allowed • = • within and ad'acent to the 100- ear fload»fain the Cit - the oil 'sufficient .e. en land area ;, within and adjacent to the floodplairY in accordance with • the Com rehensive Plan. This area shall include,_partion of a suitable elevation for the construction of a edestrian/bic cle athwaysx:thin the f:loodplain in accordance with the admrated pedestrian bicycle pathwaplan. • (b) The [Hearings Officer] Director shall, make findings that all of the following criteria are satisfied when approving, approving .' with conditions or denying an application request for a Sensitive Lands permit on slopes of 25 or greater or unstable ground: •�° proposed landform alteration •' (�.� The extent and nature of the or development will not create site disturbances to an .z. extent greater than that required for the uses; (2) The proposed landform alteration or development will not result in erosion, stream sedimentation, ground • instability, or other adverse on-site and off-site effects 4j .M or hazards to life or property. (3) The structures are appropriately sited and designed to ensure structural stability and proper drainage of ee OG foundation and crawl space areas for development with any ee of the following soil conditions: Wet/high water table; high shrink-swell capability; compressible/organic; and • shallow depth-to-bedrock; and ® a: (4) Where natural vegetation has been removed due to land form L alteration or development, the areas not covered by` structures or impervious surfaces will be replanted to prevent erosion in accordance with Section 18.100 (LANDSCAPING AND SCREENING) SENSITIVE LANDS DRAFT NO. 3 - 4/23/87 (CPA 87-02 & ZOA 87-01) Page 0 • (c) The (Hearings Officer] Directole shall make .findings that all of the following criteria are satisfied..When approving, approtrang with cor��t a.b .ons or deny� .. an Application ation request for a � !� *- Sensitive Lands permit within drainageways (1) The extent and nature of the proposed landform alteration ( or development will not create sate disturbances to the extent greater than that required for the uses, (2) The proposed landform alteration or devel PAent will not result in erosion, stream sedimentations groelnd stability or other adverse on-site and off-site effects or hazards to .:. life or property; (3) The water flow capacity of the drainageway is not - decreased; and (4) Where natural vegetation has been removed due to landform • alteration or the development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Section 18.100 • (LANDSCAPING AND SCREENING) , , The dr�ainas a �. , w ll Se eplaced r y a jaceblic facility of '.: adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan. and The land on which the alteration .to ke ta place rill nat s art of this ,' aP,.Pl�ica,tion r guaest, y [(d)] [The Director shall make findings that all of the following criteria are satisfied when approving, approving with conditions or denying an application request for a Sensitive Lands permit . within drainageways. (1) The extent and nature of the proposed land form alteration 4 . . . will not create site disturbances to an extent greater than 4 . that required for the uses, (2) The proposed land form alteration will not result in erosion, stream sedimentation, ground stability or other adverse on site and off-site effects or hazards to life or Property; (3) The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan as prepared by B CH2M Hill; and (4) The land on which the alteration is to take place will not • be partitioned, subdivided or developed as a part of this application request.] is SENSITIVE LANDS DRAFT NO 3 -- 4/23/87 (CPA 87-02 & ZOA 87-01) Page`9 1114„O45 Exception for Develo ent in the .108th/113th Ravine-Si ni.ficant • Wetlands Area below the 104' E1eteation Under the Sensitive Lands Permit process, the hearings Officer may allow :portions of the Ravine at 108th and 113th designated as a significant wetlands area to developprovided that all of x " the following criteria are met, a.: (1) All of the land (within the ravine) being, considered for Development i.s at less than 25% slope. (2) There are no unstable soil ` conditions on the land being considered for development. (3) The provisions of Chapter 18.150 TREE REMOVAL shall be met. * ►fie are not' props ing changes at. this tittle. Specific :: criteria for development within and adjacent to riparian .0 areas and wildlife habitats are forthcoming, 1884.050 Ap lacatlon ubmiss on Requiremertits q - (a) All applications shall be made on forms : eo"vided by the Director and shall be accompanied by: . (1) Five copies of the Sensitive Lands permit, proposal and necessary data or narrative which explains how the proposal conforms to the standards, and • "... (A) The site plan(s) and required dratAoings shall be on sheets not exceeding 18'1 x 24" unless a; law 98r size is 4 . approved .by the Director and • (8) The scale for the site plans) shall be (20, 50 ors (feet to the inch.] standard engineer cafe:, (C) All drawings or structure elevations or floor plans shall be a standard architectural scale, being 1/4" or 1/8:" to the foot. (2) A list of the names and addresses of all persons who are property owners of record within 250 feet of the site. (3) The required fee. (b) The required information may be combined on one, 'a ,ap. OM (c) The site plans) data and narrative shall include the following: (1) An existing site conditions analysis, Section 18'.84.070; ; .. (2) A site plan, Section 18.8 44.080, • (3) A grading plan, Section 18.84.090 • i.'°•• (4) A landscaping 'plan, Section. .18.84.100.` • . . . SENSITIVE LANDS DRAFT NO, 3 4/23/87 (CPA 81•--02 & ZOA 87-01) Page..:1 18:84.060 Additional Information R e of Regan r"etmRr9 (a) The Director may rogaairre information in addition^ to that a'eq{�air^ed by this chapter in accordance with. Section 18°32:080 (a).a •i- w. S^ • ; (b) The Director may` waive a specific requi.r-ement for inforrn tion in a• •L accordance with Section 18.32°080^ (b) and (c)° 19,84.070 Site conditions 8- (a) The site analysis drawings shall °include: f (1) A vicinity map showing streets and access points, pedestrian and bicycle pathways, and utility locations, " (2) The site size and its dimensions,_. • (3) Contour lines at 2-foot ,i.ntervals for grades 0-10% and S-foot intervals for grades over 10 percent. ai (4) The location of drainage patterns and drainage courses, (5) The location of natural hazard areas including. (A) Flocdplains areas (100-year flood lain and floodwa (8) Slopes in excess of '25%, N. (C) Unstable ground (areas subject to slumping, :earth slides or movement), (0) Areas having a high seasoryal water table within 24 inches of the surface for three or more weeks of the year; (E) Areas having a severe soil erosion potential, or as defined by the Soil Conservation 'Service;, d. (F) Areas having severe weak foundation soils. IL (6) The location of resource areas as shown on the f Comprehensive Plan inventory map and as required` 1a.84.045(b) including: (A) Wildlife habitats; and b. A. CO (8) Wetlands (7) The location of site features Includin : but riot lit in $ed.. to: (A) Rock outcroppings; and SENSITIVE LANDS DRAFT NO 3 -- 4/23/87 (CPA 87-02 C. ZOA 87-01) Page A i S S t t f .... .., a ,. .. . atiu • (8) Trees. with •611 caliper or greater measured. 4} -o et fr°111 ground level. Q. r uni M ue to o•"ra.hica1 and natural site features. "♦ `` ' I location of existing structures. on the site, and (�) The ' locat � � . roposed use of those structures. (9) An ESEE Analysis, if required by the Director^. 18.84.080 The Site Plan The pro nosed site development plan shall be at the same(scale as (a) p - the site analysis plan •aced shall. IncleAde_ the g information ' r•o (1) The proposed site artd sur•r'ounrdx.ng p p erties; 2 Contour line intervals (see Section 18.84.07+0 (a)(3) (3) The location, dimensions and names of all: .• (A' Existing arid platted streets and other public ways and • properties,' and easements on the site and on adjoining. `p p• a . (B) pr'•oposed streets or other public ways and easements on the site. (4) The location and dimension of:, (A) The entrances and exits on the site; ` s . - (b) The parking and traffic circulation areas, • (C) Loading and services areas; _tl . (0) Pedestrian and bicycle facilities; (E) Outdoor common areas, and (F) Above ground utilities. (5) The location, dimensions and setback distances of all • A Existing structures, improvements and utilities which ( ) ro erty within 25 feet of the as are located on adjacent property • ;• ,, . site and are permanent in nature. tILI ) S Proposed structures, improvements and utilities on the � site (6) The location of areas to be landscaped and ro osed,. utility ...lines,. (7) The concept locations of 'p p } z '-a SENSITIVE LANDS DRAFT NO ,3 - 4/23/87 (CPA S/ 2.& Z®11 87-01) r» , ss ti SA � t S A{ d .q :d . .. • , I. � � h J' - ; dam, ii. 1*4...:.:'. : !t y t �. $ The .method 'for ti►dctin,' !�: adverse se its .its :u of wetland ar. wildlife id'i.ife habitat .areas.; ,; ., 18.84.090 Goa.n.ro P tan - (a) The site plan gha11 Ir./elude 4 grading plan, which, contains th? ai a following information: a y (1) Requiremeltts in $ecti.ons 18'84..070 and ' 18'84.°S° of this . { `. Chapter. r (2) The location -and extent to which grading will take place p._ indicating; contour lines, slope ratios and : slope; st&bi l izatlori props sale. " (3) A statement from a registered engineer supported h factual data substantiating: w . (A) The va`liity of the slope stabilization proposals, (d) That other off—site problems will be mitigated; r ' , (C) stream flow calculations (D) Cut and fill calculations, and '' (F) Channel a.zation measures proposed. :,.. '.......''.,' : _:::•_'° * 8.84.100 Landgcas Plan (a) The landscape plan shall be drawn at the same scale off theite ti Analysis plan or a larger scale if necessary and shall,.. indicate: :., 41'•. (1) Location and height of fences,` buffers and scl'eenzngs; (2) Location of terraces, decks, shelters, play areas and common open spaces, where applicable; and •.. (3) Location, type and size of existing and proposed plant •d. ,.,. ,, ;• materials. e .' (b) The landscape plan shall include a narrative which addresses: . 1 (1) soil conditions; and (2) Erosion control measures that will be used, ,. LU a +-w SENSITIVE' LANDS DRAFT NO 3 - X4/'23/87 (CPA s P2 ■ 7°A 87--01) Page f.3 OTHER CODE SECTION AMENDMENTS (Approval Standards for Planned Developments 18.80.120 (L) (ADP _ .. ILI Floodplain Dedication Where landfill and/or development is allowed within or atjacent to the 100 - ear f loud.lain the Cit shall re«uire the c reenway -adjoining dedication of sufficient_ open land- area for and within 'the f loodplain. Thais area shall incS.ude portic►ns at <. a suitable elevation for the construction of a ,sedkstrian/bic cle +athwa., with the f food.lain in accordance with the adopted »edestrian bic cle 4athwa »lan. • 18.94.O30i , (Manufa rtur•ed/Mobile Home Park Standards) .; Where landfill and/or develoAment is allowed within or ad'acent the 300- ear� „ od aina the Cit shall require the . dedication of sufficient wen; land for c reenva�o ad oinine� • and within the fi od onlain . This area shall include portions at . ' a suitable elevation for the construction of a ;,. �,..:, pedestrian/bicycle pathway .within the floodplain in accordance with the adopted pedestrian i— pathway plan. =`, 18 120.020 .W, (Applicability of Site Development Review Provisions) '/ Where landfill and/or ynie lmmu t _i s allowed within or,adjacent to the 100— ear flood•lain the shall. re�„uire the dedication of sufficient . . open land a '.=. for +.reenwa aeoinin► and within the flood+lain. This area shall include__por°tions at a suitable elevation for the .34 construction of pedestrian/bicycle pathway within the floodplain in accordance with the adopted .edestrian bic cle .. pathway plan. 18.134.020 (c) (Applicability of Variance Provisions) (c) Where landfill and/or development is allowed within or adjaceni� to the 100—,ear f food w lairs. the Cit; shall require the • dedication of sufficient open lansi area for �reenway adjoining and within the flood±lain. This area shall include 'ortions at D. a suitable elevation for the construction of a OC pedestrian/bicycle pathway within. the flooaiplain in accordance • with the adopted pedestraian bicycle pathway plan. 18.160.020 a (General Provisions of Subdivisions) C5 191 Where landfill and/or development is allowed within and adiasent tta to the 10. 0- ear f food'lain outside the zero—foot rise floodwa =' the Cit. shall re•,uire the dedication of sufficient omen land area for mreenwa acroini.n' and within the _flood lain. This area shall include onions at a suitabl elevation for the construction of a :•edestrian/bic.cle •athwa within the f loud i lain in accordance with the ado 4 ted pedestrian bicycle pa_t_t as Dian. . SENSITIVE LANDS DRAFT NO 3 — 4/23/87 (CPA 87-02 & LOA 87-01) Page 14 18.162.05Q II (Partition Approval Criteria) (1) Where landfill and/or development is allowed within or ad''acent t® the 100 -year f ioodpiainthe City shall require dedication of - x- sufficient`o.en land area for reenwa ad:'oinin. and within the fl lain. This area shall iinclude ortions at a suitable elevation for the construction of a edestrian bic cle athwax within the flood»lain in accordance with the adopted aedestrian bicycle pathway plan. 18.130.040 (c)1121 and ilAI (Approval Standards for Conditional Uses) (13) R uirth the dedication of sufficient open land area for when landform alterations and development are allowed within the OO--year .' floodplain Llil Re«uire the construction of a •edestrian/bic cle ;athwa within ° i the floodplain in accordance with the ado ted oedestrian bic cle d pathway plan. , • ` - : 18.160.020 (General Provisions for Subdivisions) • LEI All subdivision •ro.osals shall be consistent with the need to .. minimize flood damage. All subdivision ,ro,osals . shall have pUblc utilities and Itu facilities such as sewer •:as electrical and water s stems located and constructed to minimize flood damage. ibi All subdivision osal 3' shall have adequate dra :nag provided to reduce ex,. „sure to flood damaged and (i) Where base flood elevation has not been ,provided or is not + available from another authoritative source ,,�,it shall be , generated for subdivision pro 'osals .and other proposed develo+meats which contain at least 50 lots or 5 acres (whichever is less a "3 18.94.040 (Manufactured Homes on Individual Building Lots) [(3) The home shall be attached and anchored to a permanent foundation in conformance with the regulations adopted by the 4` Vi Oregon Department of Commerce and with manufacturer's installation specifications;) °'J All manufactured homes to be placed or substantially. improved OM t9 shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is at or above the .base flood elevation and be securely anchored to an adec�a ately anchored foundation s.11em in accordance with the ;revisions of subsection 18 160.0200',,C l lotions ado tp ed bed the Oregon artment of Commerce and requ with the manufacturer's installation •`•'. S Jeclfication8. SENSITIVE LANDS DRAFT NO. 3 4/23/87 (CPA 87-02 & ZOA 87-01) Page 15 1. • 18.26.030 (Meaning of Spec .f is Words and Terms) Base Flood. The flood having, a one percent change of equalled *". exceeded in any given year Also referred 'to as 'the " C��--dear flood." Landform alteration. Amman-made chane a to A r®yeci or ani e>op roved real T_ estate including' but not limited to the addition of bu.i"ldia'ags or other ..:: structures, mining,„ uarr in died i n fit tin raciia� arthwork construction, ,stockpil.inc of rock, sand, dirt or gravel or ther earth material;, 'oaviea2 excavation or drillin. ol.erations 1oo.ated within the area of speca f r ood hazard. Orainac ewav. A land area ad,oinp.n. the shores of a lake or other: surface 4° water which due to the coa:a osition ©f the round and to s ra ,is 1�kely to suffer flood-related dama.e. Serves as a conduit to surface and storater runoff. Drainaclewa s possess slope ratios that are greater than s;t. Flood, way. The normal stream or drainage channel and what adjoining area of the .natural floodplain needed to convey the waters, and including the 0-foot . ', rise floodway area defined by the U.S. Corps of Engineers Flood Insurance Study, September 1, 1981. Eloodwa�es aaaust be resew^ved in order t® discharge the :base flood without cumulative' increasin. the water surface elevation more than one foot. Substantial Im, vement. An re air reconstruction or im rovement of a structure the cost of which e..uals or exceeds 50 »ercent of the market value of the structure either: �'- before the imravement or repair i s started or L24.1 if the structure has been damaged and is beia°ac restored before the damage occurred. Substantial Improvement" is considered to occur when the first alteration of and wall, ceiling, flows or other structural tart of the buildin« commences whether- or not that alteration affects the external dimensions of the structure. The term does not however, include either: a (.: `. any project for Rm! rovement of a stri cture to comply .with. - -: r -,, existing state or local health, sanitar or safety code specifications which are solely _necessary_o assure safe r' 1fL9lflq conditions or °4. (2) an alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. ' F loodway Fringe. The •urea of the f loodplain l y inc� outside of the f ioodway Floodplain. The zone along a watercourse enclosed by the outer limits. of land , which is subject to inundation in its natural or lower revised contours b the base flood. • SENSITIVE 1..AN DS DRAFT NO 3 4/23/87 (CPA 87-02 & ZOA 87-01) Page, 15. .a , „ , , ,, .■r 2 o t a� 1 b is 0B 6 � W 'Cr, �,•f :z. <; d. h�. '��a^y� C' f1ood�llc�t7l - . ....-''''''''''' •. :ii's,:..ii:timE:',IT,,.,•",'.!),.4,;),..,,T.C'st ..,., ,,, , , de 5�z �. �a buta�'7� '� �:, e :of the' ..opef( space `' :4�s.te i. �ihe landf l'l'11,6 the and/or . develo mint are allc d hin i a�d� b :caf' ,•;, d, lay ri b .�''i d gR� gl i,`e •th dfda. ��n •w •`�. rab• ,_', -, �:4�3�-�t'�a�°' �1� , area for�� e�r�� ad.gar aid. �i�h�.r� t�► . ' r ;�.... , �n land .� •y t• tl ,msnw 9 l add .a1fl E 3O62P/,0045P ,:.J 3' t 'n •C yam• is 1 • n . . t • a i •.O iY r ' BR , r . . AA i(CPA 81-02 4 `73 ` 7, ry #x/23/ 7 Y Y r { t ,S t � r AT E0.' 3 r' a fi :{ ..-'-...•.:.-...,..,II � �� : 9 . a u Ica, Ube utiL l NOTICE Or PROPOSED ACT ._ LCDC FILE , • TO: DEPARTMENT OF LAND CONSERVATION & DEVELOPMENT Ccurt Street LE. Salem. Oregon 93310-0590 • Action: (Check all that apply) Comprehensive Land Use Heil Land Use xx Plan Regulation on Amendment Regu1 ati DATE: = ;. �a� �.� 198/.. FROM: of Ti and (City or County) LOCAL FIL° r CPA 87-02 ZOA -0. • DATE SET FOR FINAL HEARING OH ADO* ',OH: "une 8 h (Note: Notice must be received in ..lem a ''3:st • days prior t3 the final hearing. This date must be provided when filed •"_.CD because provisions for contents are tied the date of final hearing). . TIME MO PLACE FOR ING ` 31 1 SW Hall B lvd. YEA ®RICAN --.• (I) SIM4ARY AND PURPOSE OF PROPOSED ACTION: An, amendment of Tigard Community Development Code as it pertains to Sensitive Lands in order to bring our Code into conformance' . . with FEMA®s-National flood Insurance program, clarify existing '` d `{ regulations and amend procedures. The following sections will be #, amended: 18.84, 18.80.120, 18.94.030, 18.120.020, 18.134.020, 18.160.020, 18.162.050, 18.130.040, 18.94.040, and 18 26.030. Also to amend Comprehensive Plan Policy Section 3.2. 4r- 9 " 064 &of *-0 am-4 63 1"..•• .;* 4060‘104.. .00141040/004,04°A11.. 461424 46111#64ftegle a r:' y• a. Size of Affected Area: N/A ,b. ®cats on d A acted Area: (2) List Statewide Gals whict. itie pr000sai Goal 5 go (3) List an state or federal a..a e1 es,. local .everstent or local is, :�t sly sib FEMA, LCDC, US. Army Corps of Engineers, Division of State Lands • Di t estink d i . Pith • Address: • s. } 62066/98C